Agenda 05/25/2021 Item #16A12 (License Agreement - Creekside West, Inc. to CC Addison, LLC)05/25/2021
EXECUTIVE SUMMARY
Recommendation to approve an Assignment and Assumption of a License Agreement from
Creekside West, Inc. to CC Addison, LLC for the purpose of the installation of two ground signs
within County right-of-way.
OBJECTIVE: To approve and acknowledge the assignment of the License Agreement from Creekside
West, Inc. to CC Addison LLC for the purpose of installation of two ground signs within the County road
right-of-way.
CONSIDERATIONS: On July 11, 2017, the Board of County Commissioners entered into a License
Agreement with Creekside West, Inc. for the installation of two temporary signs within the County right -
of-way in the area dedicated to the County by Creekside West, Inc.’s predecessor in title. The
Development Review Division of the Growth Management Department has received an application from
Creekside West, Inc. to assign the License to CC Addison LLC (Addison). If or when the County
constructs roadway and canal improvements within the right-of-way parcel, the signs would be removed
at the expense of Addison, including the restoration of the property to its present condition. Under the
terms of the License Agreement, the assignment requires Board approval.
FISCAL IMPACT: The County will realize revenues as follows:
Fund: Growth Management Fund 131
Agency: County Manager
Cost Center: 138327 - Land Development Services
Revenue generated by this project: Total: $1,000, plus the lease fee.
GROWTH MANAGEMENT IMPACT: There is no Growth Management Impact associated with this
Executive Summary.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a
majority vote for Board approval. - HFAC
RECOMMENDATIONS: To approve the Assignment and Assumption of the License Agreement from
Creekside West, Inc. to CC Addison, LLC.
Prepared by: Lucia S. Martin, Associate Project Manager, Development Review Division
ATTACHMENT(S)
1. Location Map (PDF)
2. Approved License Agreement - 2017 (PDF)
3. Assignment of License Agreement (PDF)
16.A.12
Packet Pg. 738
05/25/2021
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.12
Doc ID: 15558
Item Summary: Recommendation to approve an Assignment and Assumption of a License
Agreement from Creekside West, Inc. to CC Addison, LLC for the purpose of the installation of two
ground signs within County right-of-way.
Meeting Date: 05/25/2021
Prepared by:
Title: Technician – Growth Management Development Review
Name: Lucia Martin
04/09/2021 10:46 AM
Submitted by:
Title: Director – Growth Management Department
Name: Matthew McLean
04/09/2021 10:46 AM
Approved By:
Review:
Growth Management Department James C French Growth Management Department Skipped 05/09/2021 6:39 PM
Growth Management Department Michael Cox Transportation Skipped 05/09/2021 8:57 AM
Growth Management Department James C French Growth Management Skipped 05/09/2021 6:39 PM
Growth Management Operations & Regulatory Management Kenneth Kovensky Additional Reviewer Completed 04/09/2021 11:15 AM
Growth Management Development Review Brett Rosenblum Additional Reviewer Completed 04/12/2021 5:06 PM
Engineering & Natural Resources Jack McKenna Additional Reviewer Completed 04/16/2021 1:14 PM
Growth Management Department Matthew McLean Additional Reviewer Completed 04/19/2021 1:32 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 04/19/2021 2:55 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 04/20/2021 10:16 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/20/2021 11:20 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 05/02/2021 12:08 PM
County Manager's Office Sean Callahan Level 4 County Manager Review Completed 05/17/2021 12:22 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 05/25/2021 9:00 AM
16.A.12
Packet Pg. 739
ADDISON PLACE COMMERCIAL
LOCATION MAP
16.A.12.a
Packet Pg. 740 Attachment: Location Map (15558 : Assignment of License Agreement - Addison)
ORIGINAL DOCUMENTS CHECKLIST & ROUTING SLIP
TO ACCOMPANY ALL ORIGINAL DOCUMENTS SENT TO
THE BOARD OF COUNTY COMMISSIONERS OFFICE FOR SIGNATURE
Print on pink paper. Attach to original document. The completed routing slip and original documents are to be forwarded to the County Attorney Office
at the time the item is placed on the agenda. All completed routing slips and original documents must be received in the County Attorney Office no later
than Monday preceding the Board meeting.
Complete routing lines#1 through#2 as appropriate for additional signatures,dates,and/or information needed. If the document is already complete with the
exception of the Chairman's signature,draw a line through routing lines#1 through#2,complete the checklist,and forward to the County Attorney Office.
Route to Addressee(s) (List in routing order) Office Initials Date
1.
2.
3. County Attorney Office County Attorney Office j CA C
4. BCC Office Board of County`!
Commissioners 7\`<A\\
5. Minutes and Records Clerk of Court's Office lS\ 91(141(1I14 (1 Iz pm
PRIMARY CONTACT INFORMATION
Normally the primary contact is the person who created/prepared the Executive Summary. Primary contact information is needed in the event one of the
addressees above,may need to contact staff for additional or missing information.
Name of Primary Staff John Houldswort Phone Number x-5757
Contact/ Department
Agenda Date Item was July 11,2017 Agenda Item Number 16.A.25
Approved by the BCC
Type of Document License Agreement Number of Original One
Attached Documents Attached
PO number or account
number if document is
to be recorded
INSTRUCTIONS & CHECKLIST
Initial the Yes column or mark"N/A"in the Not Applicable column,whichever is Yes N/A(Not
appropriate. Initial) Applicable)
I. Does the document require the chairman's original signature?5 3
2. Does the document need to be sent to another agency for additional sigfiatures? If yes, n/a
provide the Contact Information(Name;Agency; Address; Phone)on an attached sheet.
3. Original document has been signed/initialed for legal sufficiency. (All documents to be
signed by the Chairman,with the exception of most letters,must be reviewed and signed JH
by the Office of the County Attorney.
4. All handwritten strike-through and revisions have been initialed by the County Attorney's n/a
Office and all other parties except the BCC Chairman and the Clerk to the Board
5. The Chairman's signature line date has been entered as the date of BCC approval of the
document or the final negotiated contract date whichever is applicable.
6. "Sign here"tabs are placed on the appropriate pages indicating where the Chairman's
signature and initials are required.
7. In most cases(some contracts are an exception),the original document and this routing slip
should be provided to the County Attorney Office at the time the item is input into SIRE.
Some documents are time sensitive and require forwarding to Tallahassee within a certain
time frame or the BCC's actions are nullified. Be aware of your deadlines!
8. The document was approved by the BCC on July 11,2017 and all changes made t* ' t
during the meeting have been incorporated in the attached document. The County 41 t**0
Attorney's Office has reviewed the changes,if applicable. L,iils(.
9. Initials of attorney verifying that the attached document is the version approved by the ii
BCC,all changes directed by the BCC have been made,and the document is ready for the
Chairman's signature.
I:Forms/County Forms/BCC Forms/Original Documents Routing Slip WWS Original 9.03.04,Revised 1.26.05,Revised 2.24.05;Revised 11/30/12
16.A.12.b
Packet Pg. 741 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
LICENSE AGREEMENT
rh
THIS LICENSE AGREEMENT ("Agreement") is made this I J day of
2017, by the BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY,
FLORI A, a political subdivision of the State of Florida ("BOCC" or "County"), having its
principal address at 3299 Tamiami Trail East,Naples,Florida 34112, in favor of Creekside West,
Inc., a Florida corporation ("Addison"), having its principal place of business at 2600 Golden
Gate Parkway,Naples, Florida 34105.
BACKGROUND
A. BOCC owns a 1.5 acre parcel of land located adjacent to Immokalee Road,
Florida as described in the Warranty deed dated October 15, 2014 between Happy #4 Family
Corporation and Collier County and recorded in OR Book 587, Page 93 of the Public Records of
Collier County, Florida(the "Property");
B. The Property is held by Collier County in fee simple as right-of-way for future
improvements to Immokalee Road;
C. The Property is not presently needed for County improvements;
D. Addison owns the property described in Exhibit "A" attached hereto and
incorporated herein, also known as the Addie's Corner Planned Unit Development (the "Addison
Parcel");
E. The Addison Parcel is located north of the Property;
F. Pursuant to the transportation commitment in Ordinance No. 2011-08, Happy #4
Family Corporation dedicated the Property to Collier County to relocate the Cocohatchee Canal,
as compensatory right-of-way for the turn lane into the Addie's Corner Planned Unit
Development and for future Collier County improvements to Immokalee Road;
G. The future Collier County improvements to Immokalee Road are associated with
a transportation project not yet scheduled in the 2040 Long Range Transportation Plan;
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16.A.12.b
Packet Pg. 742 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
H. The dedication of the Property to Collier County results in a distance of
approximately 200 feet from the allowable location of a signage and entry features within the
Addison Parcel to the nearest travel lane on Immokalee Road;
I. Addison desires to construct signage and entry features within the Immokalee
Road Right-of-Way at the location shown in Exhibit"C" which would remain under the terms of
this Agreement until the Property is needed for County purposes;
J.Locating signage and entry features at the location shown in Exhibit "C" instead
of the Addison Parcel will better allow for motorists travelling on Immokalee Road to identify
the location of the entrance to the Addison Parcel;
K. BOCC has determined the Addison's request for signage and entry features
within at the location shown in Exhibit "C" is, as a matter of health, safety, and welfare, in the
best interest of the citizens of Collier County, Florida, and BOCC will grant a license to Addison
to construct and maintain signage and entry features on specified locations shown in Exhibit "C"
in accordance with the terms of this Agreement.;
L. BOCC in its discretion agrees that Addison may construct residential signage and
entry features at the location shown in Exhibit "C" until BOCC needs the Property for county
purposes or unless a safety issues arises; and
M. The parties have entered into this Agreement to evidence their understanding.
NOW, THEREFORE, for a good and valuable consideration, receipt and sufficiency of
which is hereby acknowledged, the parties hereby agree as follows:
1. The above recitals are true and correct and are incorporated herein.
2. BOCC hereby grants a temporary license to Addison to enter upon the Property
and construct and repair, as needed, two (2) freestanding monument signs and associated entry
features based on the renderings attached as Exhibit "B". The location for the signage and entry
features are set forth on Exhibit "C". The signage and entry features shall not be used as
structural support for any private roadway improvements. The location of the signage and entry
features shall be subject to the approval of a Collier County Right-of-Way Permit for the signage
and entry features location.
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16.A.12.b
Packet Pg. 743 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
3. This license will exist until terminated pursuant to the terms hereof.
4. Addison may clear vegetation within the Property and shall maintain the Property,
upon approval of a right-of-way permit, until such time as Collier County needs the Property for
County purposes. Beginning 30 days after right-of-way permit approval, and annually thereafter,
Addison shall pay to County the sum of$555 per year based on the valuation in the short form
appraisal attached as Exhibit"D".
5. Either party may terminate this Agreement, in whole or in part, for any reason by
providing ninety (90) days prior written notice to the other party ("Notice of Termination"). In
the event that either party provides a Notice of Termination, Addison shall remove the signage
and entry features and restore the Property to the condition it existed as of the date hereof by the
termination date set forth in the Notice of Termination. In the event the signage and entry
features are not removed by the termination date set forth in the Notice of Termination, the
County may remove the signage and entry features and dispose of it. County shall not be
responsible for compensation, costs or damages of any kind resulting from the County's removal
of the signage and entry features. To ensure that the cost of removal of the signage and entry
features is borne by Addison, Addison shall post a cash bond in the amount of $5000 upon
issuance of the right-of-way permit, which may be called upon by the County if the County
removes the signage and entry features in accordance with this paragraph.
6. Addison shall be responsible for, and shall defend, indemnify and hold harmless
BOCC against and from any and all liability or claim of liability demands and causes of action,
which may arise as a result of Addison's performance or activities under this Agreement,
together with all costs and reasonable attorney's fee for defending the same, arising out of: (a)
any failure on the part of Addison to perform or comply with any of the terms hereof, (b)
performance of any labor or services or the furnishing of any materials in respect to the
construction or maintenance of the signage and entry features installed on the Property pursuant
to the terms hereof; (c) any negligent, intentionally tortuous, or other act or omission of Addison
or any of its employees, agents, licensees or invitees solely as it may relate to this Agreement;
and (d) any patent or latent defect in the signage and entry features caused by Addison or any of
its employees or agents.
7. Except as and if otherwise provided herein, all notices, request and demands to or
upon the respective parties hereto shall be in writing and shall be deemed to have been given or
made five (5) business days after a record has been deposited in the mail, postage prepaid, or one
1) business day after a record has been deposited with a recognized overnight courier, charges
prepaid or to be billed to the sender, or on the day of delivery if delivered manually with receipt
acknowledged, in each case addressed or delivered:
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16.A.12.b
Packet Pg. 744 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
To BOCC at:3299 Tamiarni Trail East
Naples, FL 34112
Attn: Chairman
With a copy to: County Attorney's Office
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
Attn: Jeffrey A. Klatzkow, County Attorney
To Addison: 2600 Golden Gate Parkway
Naples, FL 34105
Attn: David Genson, P.E.
With a copy to: Coleman, Yovanovich & Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
Attn: Richard D. Yovanovich, Esq.
8. Subject to Paragraph 9, this Agreement shall be binding upon and shall inure to
the benefit of each of the parties hereto, their heirs, personal representatives, successors, or
assigns and shall run with the land.
9. Addison may assign this Agreement to CCC Addison, LLC, otherwise Addison
may not assign this Agreement without BOCC's express prior written consent which consent
shall not be unreasonably withheld.
10. This Agreement may not be changed, modified or amended, except in writing by
an instrument executed by the parties hereto.
11. If any term or provision of this Agreement or the application thereof to any party,
person or circumstance shall, to any extent, be declared invalid or unenforceable by a court of
law, the remainder of this Agreement, or the application of such term or provision to parties,
persons or circumstances other than those to as to which it is held invalid or unenforceable, such
term or provision shall be modified to the minimum extent necessary to make it or its application
valid and enforceable, and the validity and enforceability of all other terms and provisions of this
Agreement and all other application of any such term or provision shall not be affected thereby,
and each term and provision of this Agreement shall be valid and enforced to the fullest extent
permitted by law.
12. This Agreement shall be construed and enforced in accordance with the laws of
the State of Florida, exclusive of choice of law rules. Venue for any legal action arising out of
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16.A.12.b
Packet Pg. 745 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
this Agreement shall lie exclusively in the state courts of Collier County, Florida. In the event of
any litigation hereunder, the prevailing party shall be entitled to recover, in addition to other
remedies, reasonable attorney's fees and all costs incurred in connection with any such litigation
whether incurred prior to trial, during trial,, on appeal, or in bankruptcy.
13. This Agreement constitutes the entire understanding of the parties, and all
previous agreements and understandings are superseded by this Agreement.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date
set forth above.
Creekside West,Inc. BOARD OF COUNTY COMMISSIONERS
A Florida corporation COLLIE' C419 Y,FLORIDA
Alp
By: 1V, By: /,. /./tV.._Brian GolPENNY TA Chairm
Print Name:
Vice President
Print Title:
Approved as to form and legality: ATTEST:
DWIGHT E.BRO ,C L &._
H'idi Ashton-Cicko
Managing Assistant County Attorney Deputy Cie*F
Attest as to Chairman's
STATE OF FLORIDA
signature only. -F
COUNTY OF COLLIER
The foregoing Agreement was executed before me this 5 day of
July 2017, by Brian Goguen , as Vice President of the
Creekside West, Inc., a Florida corporation, who is personally known to me or who
produced as identification.
Notary Public jy KIM D.DAVIDSON
Name Kim Davidson MY COMMISSION#FF 070690
EXPIRES:February 19,2018
Certificate No. FF-070690 0 Bonded TnmNotary Publcuodeiwrters
My Commission expires 02-19-2019
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16.A.12.b
Packet Pg. 746 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
EXHIBIT A
LEGAL DESCRIPTION
PARCEL 1: THE NORTH 1/2 OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, LESS
AND EXCEPT THE SOUTH 100 FEET THEREOF, COLLIER COUNTY, FLORIDA.
PARCEL 2: THE SOUTH 1/2 OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, LESS AND EXCEPTING THE SOUTH 100 FEET
THEREOF.
PARCEL 3: THE EAST 1/2 OF THE EAST 1/2 OF THE EAST 1/2 OF THE
SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST, LESS AND EXCEPT THE SOUTH 100 FEET THEREOF,
COLLIER COUNTY, FLORIDA.
LESS AND EXCEPTING THE FOLLOWING DESCRIBED LANDS FROM SAID
PARCELS 2 AND 3: A PARCEL OF LAND LOCATED IN A PORTION SECTION 22,
TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHEAST CORNER OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; THENCE RUN
N.89°57'31"W., ALONG THE SOUTH LINE OF SAID SECTION 22 FOR A DISTANCE
OF 660.31 FEET TO A POINT ON THE EAST LINE OF THE WEST HALF OF THE
SOUTH EAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 22;
THENCE RUN N.00°44'46"W., ALONG SAID EAST LINE FOR A DISTANCE OF
100.01 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE
ROAD, A PUBLIC RIGHT-OF-WAY OF VARYING WIDTH, THE SAME BEING A
POINT 100.00 FEET NORTH OF AS MEASURED AT RIGHT ANGLES TO THE
SOUTH LINE OF SAID SECTION 22, THE SAME BEING THE POINT OF BEGINNING
OF THE PARCEL OF LAND HEREIN DESCRIBED; THENCE RUN N.89°57'31" W.
ALONG THE NORTH RIGHT-OF-WAY LINE OF SAID IMMOKALEE ROAD PARALLEL
TO THE SOUTH LINE OF SAID SECTION 22, FOR A DISTANCE OF 824.90 FEET TO
A POINT ON THE WEST LINE OF THE EAST HALF OF THE EAST HALF OF THE
EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF
SAID SECTION 22; THENCE RUN N.00°3821" W. ALONG SAID WEST LINE, FOR A
DISTANCE OF 43.75 FEET; THENCE RUN N.85°07'28"E. FOR A DISTANCE OF
826.89 FEET TO A POINT ON SAID EAST LINE; THENCE RUN S.00°44'46"E.,
ALONG SAID EAST LINE FOR A DISTANCE OF 114.63 FEET TO THE POINT OF
BEGINNING OF THE PARCEL HEREIN DESCRIBED.
PARCEL 4: THE SOUTH 100 FEET OF THE THE NORTH 1/2 OF THE WEST 1/2 OF
THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
16.A.12.b
Packet Pg. 747 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
EXHIBIT A
CONTAINING 21.83 ACRES MORE OR LESS
16.A.12.b
Packet Pg. 748 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
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Packet Pg. 749 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
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ADDIE'S CORNER
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File Number P-CRKW-005-005430-1
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16.A.12.b
Packet Pg. 750 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
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ALEJANDRO AVILA
JUNE 2017CREEKSIDEVVEST,ADDIE'S CORNER tawettic-AM* re 30.
C 0 R N E R INC Rowel Number P-CRKW-005.005If314,414 14044041,1A11,4 SIGN LOCATIONS Fdt Number P CRKW-005-005-X30-2Y4,4,414140 4,414 Yary4wav
C-X30
Sheet Number 02 of 03
16.A.12.b
Packet Pg. 751 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
Exhibit D
SHORT FORM APPRAISAL-COLLIER COUNTY GMD
PROJECT NAME:Addie's Comer Sign Licensing(within Immokalee PARCEL NUMBER:Addison Place Signage Parcels(Addle's Corner)
Road ROW)
PARCEL AREA:1,934 sf(aggregate)LOCATION:Immokalee Road(north side ROW)west of CR951
PURPOSE OF THE VALUATION: To estimate the market value of an annual license to use"land area for an adjacent property owner's signage to
be located within Collier County ROW.
MARKET VALUE DEFINED: The most probable price,as of a specified date,in cash or in terms equivalent to cash,or in other precisely revealed
terms,for which a property would sell(or be licensed for use)after reasonable exposure in a competitive market under all conditions requisite to a fair
sale,with the buyer and the seller each acting prudently.knowledgeably,and for self interest,and assuming that neither is under any undue stimulus
to act.
PRESENT ZONING:Not Applicable-Public ROW.Zoning for nearby and FUTURE LAND USE:Urban//Residential Subdistrict/Mixed-Use.
adjacent lands includes residential.commercial,mixed-use PUD tracts (Residential Density Band).
and interim Agriculture zoning.
HIGHEST AND BEST USE:Public ROW,Immokalee Road(inclusive of private entity uses allowed by permit and/or licensed uses within the public
ROW).
DESCRIPTION OF SUBJECT PROPERTY:The subject property"Parent Tract"consists of public ROW(north side of lmrnohaiee Road)running east
of Logan Boulevard and west of Collier Boulevard(CR951).An access road for the planned Addison Place MPUD is to be built running north off of
Immokalee Rd just east of the Esplanade community.The commercial component of this planned development(close to Immokalee Road,just north
along the Cocohatchee Canal)will be known as Addie's Corner.
The developer wishes to place signage and associated entry features on both sides of the planned access road south of the Cocohatchee Canal within
the Public ROW(north side of lmrnokalee Road).Collier County is willing to permit these placements by way of an annual licensing agreement.This
Valuation Analysis calculates a fair-Market Value'for an annual licensing payment for this use in these signage areas.
The licensing agreement will include 2 separate signage1assoaated features areas.The aggregate size of the license to use land areas comes to
1,934 sf.
The value of the annual license will be based upon the value of the underlying lands upon which the licensed uses will be located.This
underlying land value is calculated using an"Across the Fence"methodology for valuing ROW lands.This method pegs the value of the
ROW lands to the value of the lands adjacent to the ROW.
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS:The Following Land Sales are used to estimate the value of the
subject property lands using the Sales Comparison Approach:
1. Addison Place PUD:N/S Immokalee Rd,Naples Sale Price:$1,850.000 Sale Date:8/15 21.83 acres
2. Immokalee Rd-Woodcrest Rd SAN corner,Naples Sale Price:$1,475,000 Sale Date:5/16 10.36 acres
3. 200 Livingston Rd.north of Immokalee Rd,Naples Sale Price:$2.250.0000 Sale Date: 2i16 15.23 acres
Page I of
16.A.12.b
Packet Pg. 752 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
SHORT FORM APPRAISAL-COLLIER COUNTY GMD
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS
Sale#1 shows an indicated unit once of$84,745/acre This property is located just north of the Immokalee Rd ROW being valued(the signage for this
development is the subject of the license valuation being estimated herein).Planned mixed development,
Sale#2 shows an indicated unit price of$142.375/acre.This property is located on the south side of Immokalee Road on the S/W corner of Woodcrest
Road Planned residential development This tract is located east of Collier Blvd but within the Urban Designated FLU
Sale#3 shows an indicated unit price of S147,734racre.This property is located east of Livingston Road and 1.5 miles north of Immokalee Road.
Planned residential development.
Land values have been rising for development tracts in the Naples market over the past several years.While sale#1 is most proximate to the parent
tract ROW it is also the most dated sale.Comps#2 and 3 are more recent sales but further removed from the parent tract ROW Multiple factors
considered,a mid-range unit price of Si25,000 acre(or$2 87/sf)is judged to be most reasonable for the Immokalee Road ROW underlying land value
in this area("Across the Fence methodology).
Underlying Unit Price(subject lands):$125,000/acre or$2.871sf
CALCULATION OF ANNUAL LICENSE VALUE:The land area to be licensed includes sigrage footprint,associated entry features and maintenance
areas The aggregate size of the license areas comes to 1.934sf(calculated by others).Using the underlying land value unit price estimated above
125.000?acre or$2.87sf)and a common-useltypical land capitalization rate of 10% The annual license fee is estimated as
1,934sf x$2.87/sf x 10%_$555 per year
ESTIMATED VALUE OF ANNUAL LICENSE:$555.
LAST PROPERTY INSPECTION DATE:N/A DATE OF VALUE:06/28/2017
SIGNATURE OF APPRAISER: (L c' ` (
APPRAISERS NAME:Harry Henderson,SRA
i have not previously provided appraisal services involving the subject properly I have no past current or contemplated future interest in the subject
property
age of___
CP
16.A.12.b
Packet Pg. 753 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
SHORT FORM APPRAISAL-COLLIER COUNTY GMD
CFRTIFICATL OF APPR\ISAI
I hereby certify that,to the best of my knowledge and belief,...
The statements of fact contained in this report are true and correct.
The reported analysis.opinions.and conclusions are limited only by the reported assumptions and limiting conditions,and are my persnal.
unbiased professional analyses.opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report.and I have no personal interest or bias with respect
to the parties involved.
My compensation(neither salary nor bonus)is not contingent upon the reporting of a predetermined value or direction in value that favors
the cause of my employer,the amount of the value estimate.the attainment of a stipulated result.or the occurrence of a subsequent event.
My analyses.opinions and conclusions were developed.and this report has been prepared.in conformity with the Uniform Standards of
Professional Appraisal Practice.
Acceptance and utilization of this appraisal report.or any portion thereof constitutes acknowledgment and acceptance of all the(ieneral
Assumptions and Special Conditions contained herein.
I have made a personal inspection of the property which is the subject of this report.
Unless specifically mentioned in the body of the report.and only to the extent mentioned,no one other than the undersigned contributed
any significant assistance in developing the analyses.assumptions and conclusions contained in this report.
Harry Henderson.SRA
Review Appraiser
Collier County.Florida
kD3475
Page 3
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16.A.12.b
Packet Pg. 754 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
EXHIBIT C
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COVER SHEET f oc ec.perer P-CRKIN-0054305-X.30.1
C—X30
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16.A.12.b
Packet Pg. 755 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
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ADDIE'S EXHIBIT "C" D,....,by AL.EJAWRO ALMA
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CORNER INC.P-CRK,N-005-0135
SIGN LOCATIONS Ffl,NaMIDR. P-GRKWOOS-005430-2
C-X30
02 444 03
Page di__
16.A.12.b
Packet Pg. 756 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
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PROJECT
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ADDIE'S EXHIBIT "C" DAA,1.ALEJANDRO
CAWCREEKSIDEVVEST INE24,1
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SIGN LEASE AREA FA.N,,AN, P CRKW 005-005-X30-3
C-X30
03 , 03
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16.A.12.b
Packet Pg. 757 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
EXHIBIT A
LEGAL DESCRIPTION
PARCEL 1: THE NORTH 1/2 OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48 SOUTH. RANGE 26 EAST, LESS
AND EXCEPT THE SOUTH 100 FEET THEREOF. COLLIER COUNTY, FLORIDA.
PARCEL 2: THE SOUTH 1/2 OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY. FLORIDA, LESS AND EXCEPTING THE SOUTH 100 FEET
THEREOF.
PARCEL 3: THE EAST 1/2 OF THE EAST 1/2 OF THE EAST 1/2 OF THE
SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST. LESS AND EXCEPT THE SOUTH 100 FEET THEREOF,
COLLIER COUNTY, FLORIDA.
LESS AND EXCEPTING THE FOLLOWING DESCRIBED LANDS FROM SAID
PARCELS 2 AND 3: A PARCEL OF LAND LOCATED IN A PORTION SECTION 22.
TOWNSHIP 48 SOUTH, RANGE 26 EAST; COLLIER COUNTY, FLORIDA. BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHEAST CORNER OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST. COLLIER COUNTY, FLORIDA; THENCE RUN
N.89°57'31"W.. ALONG THE SOUTH LINE OF SAID SECTION 22 FOR A DISTANCE
OF 660.31 FEET TO A POINT ON THE EAST LINE OF THE WEST HALF OF THE
SOUTH EAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 22:
THENCE RUN N.00°44'46"W., ALONG SAID EAST LINE FOR A DISTANCE OF
100.01 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE
ROAD, A PUBLIC RIGHT-OF-WAY OF VARYING WIDTH, THE SAME BEING A
POINT 100.00 FEET NORTH OF AS MEASURED AT RIGHT ANGLES TO THE
SOUTH LINE OF SAID SECTION 22, THE SAME BEING THE POINT OF BEGINNING
OF THE PARCEL OF LAND HEREIN DESCRIBED. THENCE RUN N.89°57'31" W.
ALONG THE NORTH RIGHT-OF-WAY LINE OF SAID IMMOKALEE ROAD PARALLEL
TO THE SOUTH LINE OF SAID SECTION 22, FOR A DISTANCE OF 824.90 FEET TO
A POINT ON THE WEST LINE OF THE EAST HALF OF THE EAST HALF OF THE
EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF
SAID SECTION 22: THENCE RUN N.00°38'21" W. ALONG SAID WEST LINE, FOR A
DISTANCE OF 43.75 FEET: THENCE RUN N.85°07'28"E. FOR A DISTANCE OF
826.89 FEET TO A POINT ON SAID EAST LINE; THENCE RUN S.00°44'46"E.,
ALONG SAID EAST LINE FOR A DISTANCE OF 114.63 FEET TO THE POINT OF
BEGINNING OF THE PARCEL HEREIN DESCRIBED.
PARCEL 4: THE SOUTH 100 FEET OF THE THE NORTH 1/2 OF THE WEST 1/2 OF
THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48
SOUTH. RANGE 26 EAST. COLLIER COUNTY, FLORIDA.
Page, of
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16.A.12.b
Packet Pg. 758 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
EXHIBIT A
CONTAINING 21.83 ACRES MORE OR LESS
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Packet Pg. 759 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
EXHIBIT B
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Page,
16.A.12.b
Packet Pg. 760 Attachment: Approved License Agreement - 2017 (15558 : Assignment of License Agreement - Addison)
16.A.12.cPacket Pg. 761Attachment: Assignment of License Agreement (15558 : Assignment of License Agreement - Addison)
16.A.12.cPacket Pg. 762Attachment: Assignment of License Agreement (15558 : Assignment of License Agreement - Addison)