Agenda 07/13/2021 Item #16A18 (Purchase Agreement - Auto Ranch Road, Parcel 110FEE)07/13/2021
EXECUTIVE SUMMARY
Recommendation to approve a Purchase and Sale Agreement to acquire a fee interest in
unimproved land on Auto Ranch Road (Parcel 110FEE) needed for the stormwater management
improvements as part of Lake Park Flow Way Project No. 60246 in the amount of $144,200 , and to
authorize the necessary budget amendments.
OBJECTIVE: To acquire land along Auto Ranch Road (Parcel 110FEE) for the construction of flow
ways to improve stormwater drainage, as part of Lake Park Flow Way Project No. 60246.
CONSIDERATIONS: Collier County is seeking to improve flood protection and water quality
treatment of stormwater flows from residential and agricultural areas north of Auto Ranch Road, prior to
discharging into the Outstanding Florida Waters Rookery Bay National Estuarine Research Reserve. As
part of this effort, the County is seeking to acquire a 4.8 acre parcel of depressional cypress swamp land
(Parcel 110FEE) in the vicinity of Auto Ranch Road. The attached Appraisal Report prepared by
Maxwell Hendry Simmons dated April 29, 2021 estimates the market value of Parcel 110FEE to be
$130,000. The owners of Parcel 110FEE, John and Patricia Foth, have executed a Purchase and Sale
Agreement to sell their property to the County for a negotiated purchase price of $144,000.
If this property is not acquired by negotiation, the County may face significant risk in pursuing
condemnation, including exposure to exorbitant damages claims and liability for payment of attorney and
expert witness fees and costs. Accordingly, staff recommends that the Board of County Commissioners
(the “Board”) approve the Purchase and Sale Agreement because a better result is not expected if the
property is condemned.
FISCAL IMPACT: A budget amendment in the amount of $144,200 is required to transfer funding
within the Stormwater Bond Fund (327) from Reserves to Project 60246 to cover the acquisition cost of
$144,000 and miscellaneous closing and recording costs of $200. Source of funding is stormwater bonds.
GROWTH MANAGEMENT IMPACT: This Project is in accordance with the goals, objectives, and
policies of all applicable sections of the Stormwater Management and the Conservation and Coastal
Management elements of the Growth Management Plan.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a
majority vote for Board approval. - JAB
RECOMMENDATION:
. Approve the attached Purchase and Sale Agreement and authorize the Chairperson to execute same
on behalf of the Board;
. Accept the conveyance of Parcel 110FEE, and authorize the County Manager or his designee to
record the conveyance instrument 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 and Sale Agreement to close the transaction;
. 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 and Sale Agreement; and
. Authorize any and all budget amendments that may be required to carry out the collective will of the
Board.
Prepared By: Patricia Braxton, Property Acquisition Specialist, Right -of-Way Acquisition,
Transportation Engineering Division.
16.A.18
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07/13/2021
ATTACHMENT(S)
1. Appraisal Report (110FEE) (PDF)
2. Purchase and Sale Agreement (110FEE) (PDF)
3. Aerial Exhibit (110FEE) (PDF)
16.A.18
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07/13/2021
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.18
Doc ID: 16190
Item Summary: Recommendation to approve a Purchase and Sale Agreement to acquire a fee
interest in unimproved land on Auto Ranch Road (Parcel 110FEE) needed for the stormwater
management improvements as part of Lake Park Flow Way Project No. 60246 in the amount of $144,200,
and to authorize the necessary budget amendments.
Meeting Date: 07/13/2021
Prepared by:
Title: – Transportation Engineering
Name: Patricia Braxton
06/10/2021 11:49 AM
Submitted by:
Title: Division Director - Transportation Eng – Transportation Engineering
Name: Jay Ahmad
06/10/2021 11:49 AM
Approved By:
Review:
Transportation Engineering Robert Bosch Additional Reviewer Completed 06/10/2021 1:11 PM
Transportation Engineering Anthony Khawaja Additional Reviewer Completed 06/11/2021 2:26 PM
Capital Project Planning, Impact Fees, and Program Management Danette Kinaszczuk Additional Reviewer Completed 06/11/2021 3:15 PM
Growth Management Department Lisa Taylor Additional Reviewer Completed 06/14/2021 7:24 AM
Growth Management Department Jeanne Marcella Growth Management Department Completed 06/15/2021 8:13 AM
Road Maintenance Jeanne Marcella Additional Reviewer Skipped 06/15/2021 8:16 AM
Capital Project Planning, Impact Fees, and Program Management Richard Orth Additional Reviewer Completed 06/15/2021 8:45 AM
Growth Management Operations Support Christopher Johnson Additional Reviewer Completed 06/15/2021 11:54 AM
Growth Management Department Gene Shue Additional Reviewer Completed 06/18/2021 9:44 AM
County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 06/21/2021 11:43 AM
Growth Management Department Trinity Scott Transportation Completed 06/22/2021 11:47 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 06/22/2021 1:31 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/23/2021 2:25 PM
Office of Management and Budget Susan Usher Additional Reviewer Completed 07/01/2021 2:48 PM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 07/04/2021 5:01 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 07/13/2021 9:00 AM
16.A.18
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Appraisal Report
Vacant Land
Folio # 00765720007
Parcel 110 – Owned by John C. and Patricia A. Foth
656 Auto Ranch Road
Naples, Collier County, Florida 34114
Date of Valuation: 13 April 2021
Date of Report: 29 April 2021
PO #: 4500209832
File Name: 21036209 – Collier County – Lake Park Flow Way - Foth
Prepared For
Collier County Board of County Commissioners
Growth Management Department/Stormwater Management
2885 Horseshoe Drive South
Naples, Florida 34104
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Packet Pg. 691 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
29 April 2021
Collier County Board of County Commissioners
Growth Management Department/Stormwater Management
2885 Horseshoe Drive South
Naples, Florida 34104
Attention: Mr. Harry Henderson, SRA, Review Appraiser
Re: Appraisal of a 4.80± acre parcel (Parcel 110) located on the east side of Auto Ranch Road, Naples,
Collier County, Florida
Dear Mr. Henderson:
As you requested, we have performed an appraisal of the above-referenced property, which is legally described
within the attached report. This letter is an integral part of, and inseparable from, this report.
The purpose of the appraisal is to arrive at an opinion of the market value of the subject property in its “as-is”
condition. The interest being appraised is the undivided fee simple interest in the land as if otherwise free
and clear of all liens, mortgages, encumbrances and/or encroachments. The intended use of this appraisal
is for a possible acquisition of the subject property. The intended user of this appraisal is Collier County Board
of County Commissioners.
The subject property was inspected on 13 April 2021 by Andrew D. Anderson, MBA. Gerald A. Hendry, MAI,
CCIM performed a subsequent inspection. This appraisal report is intended to conform to the Uniform
Standards of Professional Appraisal Practice & the Code of Professional Ethics and Standards of Professional
Appraisal Practice of the Appraisal Institute. This appraisal is made subject to the Assumptions and Conditions
contained within the body of this report.
Based upon our analysis of the data contained within the attached appraisal report, it is our opinion that the
“as-is” market value of the fee simple interest in the subject property, as of 13 April 2021, is
ONE HUNDRED THIRTY THOUSAND DOLLARS - $130,000
Respectfully submitted,
Andrew D. Anderson, MBA
State-Certified General Real Estate Appraiser
RZ 3175
Gerald A. Hendry, MAI, CCIM
State-Certified General Real Estate Appraiser
RZ 2245
16.A.18.a
Packet Pg. 692 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
TABLE OF CONTENTS
SEC. I: INTRODUCTION ............................................................................................................................................. 1
SEC. II: SCOPE OF WORK ......................................................................................................................................... 2
EXTENT OF PROPERTY IDENTIFICATION ............................................................................................................................. 2
EXTENT OF INSPECTION ................................................................................................................................................. 2
TYPE AND EXTENT OF DATA RESEARCH ............................................................................................................................ 2
TYPE AND EXTENT OF ANALYSIS ...................................................................................................................................... 2
COMPETENCY PROVISION ............................................................................................................................................... 4
ASSUMPTIONS .............................................................................................................................................................. 4
EXTRAORDINARY ASSUMPTIONS ...................................................................................................................................... 4
HYPOTHETICAL CONDITIONS ........................................................................................................................................... 4
SEC. III: MARKET AREA ANALYSIS ............................................................................................................................ 5
SOUTHWEST FLORIDA / COLLIER COUNTY DATA ................................................................................................................ 5
CONCLUSION / LIFE CYCLE STAGE .................................................................................................................................. 9
SEC. IV: PROPERTY DESCRIPTION ......................................................................................................................... 10
LOCATION MAP ........................................................................................................................................................... 10
AERIAL MAPS ............................................................................................................................................................. 11
LEGAL DESCRIPTION ................................................................................................................................................... 13
FLOOD MAP ............................................................................................................................................................... 14
PROPERTY PHOTOGRAPHS ........................................................................................................................................... 15
SITE CHARACTERISTICS................................................................................................................................................ 17
SEC. V: HIGHEST & BEST USE ANALYSIS ............................................................................................................... 21
PRESENT USE ............................................................................................................................................................ 21
HIGHEST AND BEST USE AS VACANT ............................................................................................................................. 21
SEC. VI: VALUATION OF SUBJECT PROPERTY ........................................................................................................ 24
THE APPRAISAL PROCESS ............................................................................................................................................ 24
THE SALES COMPARISON APPROACH TO VALUE .............................................................................................................. 25
SEC. VII: RECONCILIATION OF OPINIONS OF VALUE .............................................................................................. 36
CONTRACTS, LISTINGS & SALES HISTORY ...................................................................................................................... 36
ESTIMATION OF MARKETING TIME ................................................................................................................................. 37
ESTIMATION OF EXPOSURE TIME ................................................................................................................................... 37
SEC. VIII: CERTIFICATION ....................................................................................................................................... 38
SEC. IX: ADDENDA .................................................................................................................................................. 40
PURCHASE ORDER ...................................................................................................................................................... 40
QUALIFICATIONS OF ANDREW D. ANDERSON, MBA ......................................................................................................... 41
QUALIFICATIONS OF GERALD A. HENDRY, MAI, CCIM ..................................................................................................... 42
ASSUMPTIONS ............................................................................................................................................................ 45
EXTRAORDINARY ASSUMPTIONS / HYPOTHETICAL CONDITIONS ......................................................................................... 46
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Packet Pg. 693 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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Packet Pg. 694 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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SEC. I: INTRODUCTION
OWNER OF RECORD: John C. and Patricia A. Foth
ADDRESS: 656 Auto Ranch Road, Naples, Florida 34114
FOLIO #: 00765720007
LEGAL DESCRIPTION: Lengthy. Please see Property Description Section.
SITE AREA: 4.80± acres/209,088 square feet according to Collier County public records
IMPROVEMENTS: N/A
ZONING/
FUTURE LAND USE A (Rural Agricultural District) / Agricultural (AG)
HIGHEST & BEST USE
AS VACANT: Agricultural or Rural Residential
EFFECTIVE DATE OF THE
APPRAISAL: 13 April 2021
DATE OF THE REPORT: 29 April 2021
INTENDED USERS: Collier County Board of County Commissioners
INTENDED USE: The intended use of this appraisal is for a possible acquisition of the subject
property.
VALUE INDICATION: $130,000
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Packet Pg. 695 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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SEC. II: SCOPE OF WORK
According to the Uniform Standards of Professional Appraisal Practice (USPAP), 2020/2021 Edition, the Scope
of Work includes, but is not limited to:
the extent to which the property is identified;
the extent to which tangible property is inspected;
the type and extent of data research; and
the type and extent of analysis applied to arrive at opinions or conclusions.
EXTENT OF PROPERTY IDENTIFICATION
For this analysis, the subject property was identified by a legal description and research of public records via the
internet. For this appraisal, reliance was placed primarily upon information provided by the local public records.
EXTENT OF INSPECTION
For the purposes of this appraisal, Andrew D. Anderson, MBA conducted an inspection of the subject property
on 13 April 2021. Gerald A. Hendry, MAI, CCIM subsequently conducted an inspection of the property.
TYPE AND EXTENT OF DATA RESEARCH
Data research is regularly conducted using the following sources:
Public Records
Local REALTOR® Association Multiple Listing Services (MLS)/Loopnet/CCIM
CoStar comparables service
Information from contractors, brokers and agents in the area
The primary emphasis of the data research concentrated on the subject market area. Census data, as well as
municipal and governmental websites, were utilized in gathering the information analyzed. The time period
researched for any sale data encompasses the past few years up until the date of the most current data
available. All comparable data is verified with the buyer, seller or a property representative unless otherwise
indicated. In the analysis, the selling price, financing, motivation to purchase/sell and, if applicable, any lease or
income/expense information was verified as of the time of sale.
TYPE AND EXTENT OF ANALYSIS
Purpose of the Appraisal
The purpose of this appraisal is to develop an opinion of the “as is”, fee simple market value of the subject
property as if free and clear of all liens, mortgages, encumbrances, and/or encroachments.
Condition Appraised
In this analysis, we are developing an opinion of the “as is” condition, defined by the Appraisal Institute in The
Dictionary of Real Estate Appraisal, Sixth Edition as follows:
The estimate of market value of real property in its current physical condition, use, and zoning as of the
appraisal date.
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Packet Pg. 696 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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Real Property Interest Appraised
There are primarily two forms of interest to consider when developing an opinion of value for real property. These
are defined by The Appraisal Institute in The Dictionary of Real Estate Appraisal, Sixth Edition as follows:
Fee simple interest (estate) is:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the
governmental powers of taxation, eminent domain, police power, and escheat.
Leased fee interest is:
The ownership interest held by the lessor, which includes the right to receive the contract rent specified in the
lease plus the reversionary right when the lease expires.
As the subject property is vacant land and not subject to a lease, the interest being appraised in this situation is
the undivided fee simple interest in the land as if free and clear of all liens, mortgages, encumbrances, and/or
encroachments except as may be amended in the body of this report.
Value Appraised
The opinion of value developed and reported herein is the market value of the subject property.
Market value, as defined by the agencies that regulate financial institutions in the United States and published
by 12 CFR Ch. V Part 564.2 (g) Office of Thrift Supervision, Department of the Treasury, is:
The most probable price that a property should bring in a competitive and open market under all conditions
requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is
not affected by undue stimulus.
Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller
to buyer under conditions whereby:
a. Buyer and seller are typically motivated.
b. Both parties are well informed or well advised, and acting in what they consider their
own best interests.
c. A reasonable time is allowed for exposure in the open market.
d. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements
comparable thereto; and
e. The price represents the normal consideration for the property sold unaffected by
special or creative financing or sales concessions granted by anyone associated with
the sale.
Approaches Developed
As there are no significant improvements associated with the subject property, the Cost Approach does not apply.
Further, as properties such as the subject parcel are not typically purchased, as vacant, for their ability to produce
a rental income stream within this marketplace, the Income Approach has also been omitted. Therefore, we have
utilized the Sales Comparison Approach exclusively in developing an opinion of market value.
Report Type
This is an Appraisal Report which is intended to comply with the reporting standards set forth under Standard
Rule 2-2(a) of the Uniform Standards of Professional Appraisal Practice (USPAP), 2020/21 Ed.
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Packet Pg. 697 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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COMPETENCY PROVISION
This appraisal report has been prepared in conformity with the Uniform Standards of Professional Appraisal
Practice (USPAP). Within USPAP there is a Competency Provision which states, in part, “Prior to accepting an
assignment or entering into an agreement to perform an assignment, the appraiser must properly identify the
problem to be addressed and have knowledge and experience to complete the assignment competently......” If
the appraisers lack the knowledge or experience necessary for a particular assignment, this must be disclosed
and all steps necessary to complete the assignment competently must be taken. In regard to this appraisal, we
have the necessary knowledge and experience to complete the assignment.
ASSUMPTIONS
An assumption is defined by The Appraisal Institute in The Dictionary of Real Estate Appraisal, Sixth Edition as
follows:
“that which is taken to be true.”
Please see the Addenda for further details regarding the assumptions utilized in this appraisal.
EXTRAORDINARY ASSUMPTIONS
Extraordinary Assumption is defined by the Uniform Standards of Professional Appraisal Practice (USPAP),
2020/2021 Edition, as:
“an assignment-specific assumption as of the effective date regarding uncertain information used in an analysis
which, if found to be false, could alter the appraiser’s opinions or conclusions.”
Per USPAP standards, please note that the use of extraordinary assumptions might have affected the assignment
results. It is strongly recommended that the reader thoroughly read the entirety of these assumptions, as they
outline the limitations under which this appraisal is developed.
We were not provided with a wetland delineation regarding the subject property. As such, we have
assumed that the subject is free of wetlands that would adversely impact future development.
HYPOTHETICAL CONDITIONS
Hypothetical Condition is defined by the Uniform Standards of Professional Appraisal Practice (USPAP),
2020/2021 Edition, as:
“a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist
on the effective date of the assignment results, but is used for the purpose of analysis.”
Per USPAP standards, please note that the use of hypothetical conditions might have affected the assignment
results. It is strongly recommended that the reader thoroughly read the entirety of these assumptions, as they
outline the limitations under which this appraisal is developed.
None applicable.
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Packet Pg. 698 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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SEC. III: MARKET AREA ANALYSIS
SOUTHWEST FLORIDA / COLLIER COUNTY DATA
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Packet Pg. 699 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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Collier County, named for Barron Collier, was created from Lee County in 1923, and is the second largest county
in the State of Florida by land area. Collier County is bordered by Miami-Dade Counties to the east and Lee and
Hendry Counties to the north. The county's western boundary is the Gulf of Mexico. The county contains a total
of 2,025 square miles of land area and 91 square miles of inland water area. Collier County is the second largest
county east of the Mississippi River and is larger than the States of Rhode Island and Delaware. The present-
day Collier County encompasses 2,305 square miles, with a variety of natural inland, coastal, and barrier island
habitats, with approximately 13% of the total area being water. The year-round population is 321,520 as of the
2010 census. There are three (3) incorporated municipalities in Collier County as follows:
City of Naples: Incorporated in 1949. 14.41 Square Miles. 2010 Population: 19,537.
The city of Naples is the county seat of Collier County, as well as being the principal city of the Naples-Marco
Island Metropolitan Statistical Area. The city was originally settled in 1886, with the majority of growth occurring
after the depression and World War II. The City is home to a number of major employers, as well as non-profit
organizations and Fortune 1000 companies. The Fifth Avenue South and Third Street South corridors are
considered to be the heart, or “downtown” of the City of Naples, and this area is a popular retail and shopping
destination. The City of Naples also features a number of cultural centers and organizations including The Naples
Players, the Opera Naples, the Philharmonic Center for the Arts, the Philharmonic Orchestra and Theatre Zone
Equity Theatre Company, the Naples Jazz Orchestra, the Naples Youth Jazz Orchestra and the Naples
Philharmonic Youth Orchestra.
City of Marco Island: Incorporated in 1997. 17.1 Square Miles. 2010 Population: 16,413.
Originally named San Marco Island by Spanish explorers, Marco Island is the largest barrier island within
Southwest Florida's Ten Thousand Islands area, extending southerly to Cape Sable. The island was purchased
in the 1920’s by Barron Collier, and was originally incorporated as Collier City in 1927, but was later
unincorporated. Marco Island is generally considered to be a resort destination, and the desirability of real estate
coupled with the finite supply, has led to a rapid escalation of property values, which are significantly higher than
many other parts of Collier County.
City of Everglades: Incorporated 1923. 1.2 Square Miles. 2010 Population: 400.
The City of Everglades, known more commonly as Everglades City, is located at the mouth of the Barron River,
on Chokoloskee Bay, approximately 32 miles southeast of Naples, near the extreme southeasterly corner of
Collier County. With the establishment of the Everglades National Park in 1947, the economy of Everglades City
began to shift from industrial and agricultural to tourism and eco-tourism. The Everglades National Park visitor’s
center is located in Everglades City.
There are many other unincorporated, yet distinct, communities in Collier County, both rural and suburban in
nature. These include Ave Maria, Golden Gate, Goodland, Naples Manor, Naples Park, Immokalee, Lely Resort
and many others.
Collier County is a growing county with many diverse geographical areas and populous communities. Collier
County is second only to Lee County as the center of growth and activity for the five (5) county area (Charlotte,
Collier, Glades, Hendry, and Lee).
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Packet Pg. 700 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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There are four basic factors that influence value according to The Appraisal of Real Estate, Fourteenth Edition.
These factors include:
I. Social Forces
II. Economic Forces
III. Governmental Forces
IV. Environmental Forces
Each of the forces interacts, resulting in increases, decreases, or stabilization of property values. As a result,
these forces also serve to directly affect the demand for real property in a particular area. The four forces that
affect values are described as follows:
I. Social Forces
Population fluctuation has a significant impact on property values. The chart below demonstrates the change in
population between the two most recent decennial Censuses.
2020
(1 APRIL EST.) 2010 2000
COUNTY POPULATION 387,450 322,653 257,926
1. Bureau of Economic Research at the University of Florida
II. Economic Forces
Economic considerations involve the financial capacity of the inhabitants of a region to rent or own property and
properly maintain it. These economic forces may include income levels, unemployment rates, the economic
base of a region and the strength of development and construction.
2020 2019 2018 2017
UNEMPLOYMENT RATE1 5.1%
(October)
3.1%
(Annual)
3.4%
(Annual)
4.1%
(Annual)
AVERAGE WEEKLY WAGE1 $1,018 (2Q) $1,028 (4Q) $1,002 (4Q) $966 (4Q)
SINGLE-FAMILY MEDIAN PRICE2 $510,000
(November)
$435,000
(Annual)
$446,000
(Annual)
$434,900
(Annual)
RETAIL VACANCY RATE3 6.1% (4Q) 5.1% (4Q) 2.2% (4Q) 3.3% (4Q)
OFFICE VACANCY RATE3 10.5% (4Q) 8.6% (4Q) 6.8% (4Q) 6.1% (4Q)
INDUSTRIAL VACANCY RATE3 2.4% (4Q) 2.1% (4Q) 1.9% (4Q) 0.8% (4Q)
1. Bureau of Labor Statistics - Quarterly Employment and Wages
2. Naples Area Board of Realtors
3. Costar
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Packet Pg. 701 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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III. Governmental Forces
The county government consists of a five-member board of county commissioners, elected to four-year terms
within single-member districts. A non-elected county manager heads the government staff. Other elected
officials in the county are sheriff, tax collector, supervisor of elections, clerk of the circuit court, and property
appraiser. In addition, there are numerous special districts with independently elected boards, with the services
provided ranging from fire protection tot water & sewer service.
Services
There are two incorporated cities with the usual municipal services, such as police protection and fire protection.
The balance of the county is patrolled by the Florida State Highway Patrol and the Collier County Sheriff’s
Department. Independent fire control districts serve the balance of the unincorporated area for fire and rescue
services.
Utilities
CenturyLink is the primary telephone service provider for Southwest Florida. CenturyLink has a fiber optic
backbone that has the ability to connect all of its central offices and maintain high network availability. KMC
Telecom, Inc., along with CenturyLink, has a SONET ring surrounding Fort Myers. This SONET ring safeguards
customers from service interruptions by using diverse routing of its fiber optic cables. Electricity is supplied by
Florida Power and Light and TECO. Gas is available from any one of a number of manufactured bottled gas
dealers in the county or directly from TECO. Water and sewer service is supplied by the either city or county
government.
Medical Services
The Naples Community Hospital System is a private non-profit which oversees several facilities throughout the
county.
Educational System
The School District of Collier County oversees the uniform K-12 public educations system within Collier County.
There are also several private and parochial schools in the county. Florida Southwestern State College has a
campus in Naples, while Florida Gulf Coast University is located in south Lee County. Ave Maria University is a
newly established Catholic University located in Naples.
Transportation
By far, the major artery through Collier County is U.S. 41 (Tamiami Trail). Another major artery is Interstate 75 (I-
75), which connects Naples to the east coast population centers of Miami and Fort Lauderdale. Air service is
limited but currently expanding out of Naples Airport. Currently, sixteen airlines operate out of Southwest Florida
International Airport, just north of Naples, in Fort Myers.
IV. Environmental Forces
The county has a sub-tropical climate. The average temperature is 74 degrees. Temperature extremes are
infrequent with only a rare freeze and few readings above the mid-90s. Rainfall averages just over 53 inches
annually, with the heaviest rains during the summer months.
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Packet Pg. 702 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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CONCLUSION / LIFE CYCLE STAGE
The subject market area is in the Growth stage of its life cycle. This market area experienced tremendous
development from 2003-2005, then an equally significant decline in property values from 2006-2011, followed
by the current growth cycle from 2012 to current. This growth trend is most pronounced within the Naples area,
but increasing property values and new development is also occurring in the eastern rural areas of the County
as well as land is becoming scarce in the central (western) areas of Collier County.
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SEC. IV: PROPERTY DESCRIPTION
LOCATION MAP
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AERIAL MAPS
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LEGAL DESCRIPTION
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FLOOD MAP
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Packet Pg. 708 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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PROPERTY PHOTOGRAPHS
NORTHERLY VIEW OF SUBJECT’S WESTERN EDGE ALONG AUTO RANCH ROAD
EASTERLY VIEW ACROSS SUBJECT
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NORTHEASTERLY VIEW ACROSS SUBJECT
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Packet Pg. 710 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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SITE CHARACTERISTICS
ADDRESS: 656 Auto Ranch Road, Naples, Florida 34114
FOLIO #: 00765720007
LOCATION/ACCESS/
EXPOSURE:
The subject property is located on the east side of Auto Ranch Road
approximately 3,160 feet south of Tamiami Trail East (U.S. 41) in
unincorporated Collier County. Auto Ranch Road, in front of the subject
property, is a two lane, asphalt paved, local roadway maintained by Collier
County. Auto Ranch Road is accessed via Tamiami Trail East (U.S. 41) which is
a two lane, state-maintained, arterial roadway that had a 2019 ADT count of
4,600 vehicles.
SIZE (SITE AREA)/SHAPE:
Site Area (sq. ft.) 209,088±
Site Area (acres) 4.80±
Shape Rectangular
The above information was obtained from Collier County records. As no survey
was provided, this appraisal assumes that the site area is accurate.
PHYSICAL FEATURES
(TOPOGRAPHY, ELEVATION,
ETC.):
The subject parcel is mostly wooded and appears to be several feet below the
crown of the adjacent roadway. Drainage on the subject property appears to be
below average based on flooding during the rainy season.
16.A.18.a
Packet Pg. 711 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
18
UTILITIES:
The subject property is served by the following utilities:
Telephone: CenturyLink
Electricity: Florida Power & Light
Water: Well
Sewer: Septic Tank
FLOOD ZONE:
The subject property is located within Flood Zone AE (EL 6 Feet) as found on
Flood Map Panel ID #12021C0620H, as of 16 May 2012. Properties located
within this area are subject to a one percent or greater annual chance of
flooding in any given year. Base flood elevations are shown as derived from
detailed hydraulic analyses. Properties located within this area are typically
required to purchase flood insurance under most financing situations. The
subject property is not located in a FEMA Firm Floodway.
EASEMENTS,
ENCROACHMENTS, ETC.:
There are no known adverse easements, encroachments, restrictions,
encumbrances, leases, reservations, covenants, contracts, declarations,
special assessments, ordinances or other items of a similar nature. No survey
was provided.
ASSESSED VALUE, TAXES,
AND ASSESSMENTS:
Tax Year Market
Assessed Value
Taxable Value Taxes & Assess.
2020 $21,450 $13,738 $194.04
2019 $22,800 $12,489 $194.67
2018 $22,800 $11,354 $186.90
The property does not benefit from any homestead exemption or agricultural
classification. The ad valorem taxes and annual assessments due for each
period are exclusive of any early payment discounts or late payment penalties.
There are no known atypical outstanding assessments. As of the date of this
appraisal, the 2020 taxes have been paid.
16.A.18.a
Packet Pg. 712 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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ZONING:
The subject property is zoned A (Rural Agricultural District) under the zoning
ordinances of Collier County. Per the Land Development Code:
Rural Agricultural District (A). The purpose and intent of the rural agricultural
district (A) is to provide lands for agricultural, pastoral, and rural land uses by
accommodating traditional agricultural, agricultural related activities and
facilities, support facilities related to agricultural needs, and conservation uses.
Uses that are generally considered compatible to agricultural uses that would not
endanger or damage the agricultural, environmental, potable water, or wildlife
resources of the County, are permissible as conditional uses in the A district. The
A district corresponds to and implements the Agricultural/Rural land use
designation on the future land use map of the Collier County GMP, and in some
instances, may occur in the designated urban area. The maximum density
permissible in the rural agricultural district within the urban mixed use district
shall be guided, in part, by the density rating system contained in the future land
use element of the GMP. The maximum density permissible or permitted in A
district shall not exceed the density permissible under the density rating system.
The maximum density permissible in the A district within the agricultural/rural
district of the future land use element of the Collier County GMP shall be
consistent with and not exceed the density permissible or permitted under the
agricultural/rural district of the future land use element.
Further accessory and conditional uses, minimum lot sizes, etc. for the
aforementioned zoning classification, are set forth in the Land Development
Code and the reader is encouraged to review these if further detail is required.
The following is a link to the full zoning:
https://library.municode.com/fl/collier_county/codes/land_development_cod
e?nodeId=CH2ZODIUS_2.03.00ZODIPEUSACUSCOUS_2.03.01AGDI
16.A.18.a
Packet Pg. 713 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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FUTURE LAND USE:
The subject property is designated (AG) Agricultural under the Collier County
Future Land Use Element. Per the Comprehensive Plan:
The Agricultural/Rural Land Use Designation is for those areas that are remote
from the existing development pattern, lack public facilities and services, are
environmentally sensitive or are in agricultural production. Urbanization is not
promoted, therefore most allowable land uses are of low intensity in an effort to
maintain and promote the rural character of these lands.
Further details for the aforementioned future land use classifications are set
forth in the Comprehensive Plan and the reader is encouraged to review these
if further detail is required.
OVERLAY DISTRICT:
The subject is also located within the Neutral Subdistrict of the Rural Fringe
Mixed Use Overlay District.
2.03.08 - Rural Fringe Zoning Districts A. Rural Fringe Mixed-Use District (RFMU
District). 1. Purpose and scope. The purpose and intent of the RFMU district is
to provide a transition between the Urban and Estates Designated lands and
between the Urban and Agricultural/Rural and Conservation designated lands
farther to the east. The RFMU district employs a balanced approach, including
both regulations and incentives, to protect natural resources and private
property rights, providing for large areas of open space, and allowing, in
designated areas, appropriate types, density and intensity of development. The
RFMU district allows for a mixture of urban and rural levels of service, including
limited extension of central water and sewer, schools, recreational facilities,
commercial uses and essential services deemed necessary to serve the
residents of the RFMU district. The innovative planning and development
techniques which are required and/or encouraged within the RFMU district were
developed to preserve existing natural resources, including habitat for listed
species, to retain a rural, pastoral, or park-like appearance from the major public
rights-of-way, and to protect private property rights.
Further details for the aforementioned overlay district are set forth in the Collier
County Future Land Use Element and the reader is encouraged to review these
if further detail is required. The following link is provided:
https://www.colliercountyfl.gov/home/showdocument?id=61991
16.A.18.a
Packet Pg. 714 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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SEC. V: HIGHEST & BEST USE ANALYSIS
Real estate is valued in terms of its highest and best use. Highest and best use is the use which would be the
most profitable and likely use of a property. It may also be defined as that available use and program of future
utilization which produces the highest present land value. Highest and best use is defined by The Dictionary of
Real Estate Appraisal, Sixth Edition, as follows:
1. The reasonably probable use of property that results in the highest value. The four criteria that the highest
and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum
productivity.
2. The use of an asset that maximizes its potential and that is possible, legally permissible, and financially
feasible. The highest and best use may be for continuation of an asset’s existing use or for some alternative
use. This is determined by the use that a market participant would have in mind for the asset when
formulating the price that it would be willing to bid. (IVS)
3. [The] highest and most profitable use for which the property is adaptable and needed or likely to be needed
in the reasonably near future. (Uniform Appraisal Standards for Federal Land Acquisitions)
The Highest and Best Use Analysis begins with an analysis of the property as if vacant and available to be put to
its highest and best use. The property is further analyzed if there are improvements, either existing or proposed,
for the site. The four criteria of highest and best use are as follows:
Legally Permissible Use - what uses are permitted by zoning and deed restrictions on
the subject property?
Physically Possible Use - what uses are physically possible to put on the site?
Financially Feasible Use - which possible and permissible uses will produce a net return
to the owner of the site?
Maximally Productive Use - among the feasible uses, which use will produce the
highest net return?
PRESENT USE
The subject property presently exists as vacant, unimproved land.
HIGHEST AND BEST USE AS VACANT
The highest and best use analysis of the site examines the type of improvement that is most appropriate for a
particular site.
Legally Permissible
Within this community, the future land use categories are broad indicators of growth potential such as raw
residential density and service provision, while the zoning designations control specific allowable development.
This property is zoned A (Rural Agricultural District) under the zoning ordinances of Collier County and is
designated Agricultural per the Collier County Future Land Use Element of the Comprehensive Plan. Further, this
property is located within the Neutral Subdistrict of the Rural Fringe Mixed Use Overlay District. Given existing
regulatory considerations, legally permissible uses for the subject would consist primarily of agricultural or rural
residential uses. It is unlikely, given the regulatory constraints of Collier County, that the subject property would
be rezoned for any significant intensities above the existing allowable uses.
16.A.18.a
Packet Pg. 715 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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Physically Possible
Various physical factors have an effect on the uses to which a property may be developed. These factors include
size, shape, topography, and soil conditions. The subject site contains 4.80± acres; therefore, it is of sufficient
size to accommodate any of a number of legally permissible uses. The mostly wooded parcel is serviced with
telephone and electricity services. Water and sewer services would be accommodated by onsite well and septic.
The physical aspects of the property do not impose apparent limitations on development other than project size.
Based on the physical limitations, agricultural and rural residential uses would be possible.
Financially Feasible
As long as a potential use has value commensurate with its cost and conforms to the first two tests, the use is
considered to be financially feasible. As mentioned above, the legally permissible uses are physically possible.
In contemplating the feasible uses, consideration must be given to the site location and access. The subject
property is located on the east side of Auto Ranch Road in a rural area of eastern Collier County south of Tamiami
Trail East. Access is considered to be adequate and is provided by Tamiami Trail East south to Auto Ranch Road.
Prevailing land uses surrounding the subject property consist of residential (e.g. single family) and agricultural
uses. Development along Tamiami Trail East, south of its intersection with Collier Boulevard has increased
recently. For example, Halvorsen Holdings broke ground on Fiddler’s Creek Plaza, a 60,000 square foot Publix-
anchored shopping center that is located at the southeast corner of Tamiami Trail East and Sandpiper Drive.
The project is anticipated to be complete by summer 2021. Further evidence of growth patterns along Tamiami
Trial is illustrated below:
16.A.18.a
Packet Pg. 716 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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As rooftops increase along the corridor, a corresponding increase in demand for commercial properties will
continue. As the subject property is situated with no frontage along Tamiami Trail East and in a rural setting, it is
our opinion that the financially feasible use of this property would be for agricultural or rural residential purposes.
Maximally Productive
The maximally productive use is that development option which will return the greatest profit to the eventual
developer. After considering the subject’s fringe location, supply/demand side market factors, and prevailing
growth patterns, the highest and best use of the subject site is for agricultural or rural residential purposes.
16.A.18.a
Packet Pg. 717 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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SEC. VI: VALUATION OF SUBJECT PROPERTY
THE APPRAISAL PROCESS
There are three standard approaches to property valuation:
Cost Approach to Value
Sales Comparison Approach to Value
Income Approach to Value
Each of these three approaches usually will indicate a slightly different value. After all of the factors of the three
approaches have been carefully weighed, the indicators of value are correlated to a final opinion of value.
Cost Approach to Value
The Cost Approach to Value requires estimating the replacement cost new of the improvements, utilizing current
labor and material prices and modern construction techniques. Next, accrued depreciation is estimated and
subtracted from the cost new. Finally, the land value is added to the remainder to derive a value for the property
as a whole. The Cost Approach is most reliable when the improvements are new and the opinion of land value
can be reasonably developed. Conversely, when the improvements are older and/or adequate land sales are not
available, the Cost Approach provides a less reliable result.
Sales Comparison Approach to Value
An opinion under the Sales Comparison Approach to Value is derived by comparing the property under appraisal
with other similar properties that have sold recently. The Sales Comparison Approach is most reliable when the
comparable sales are very similar to the subject property and have occurred relatively recently. Conversely, when
large or numerous adjustments are necessary, the Sales Comparison Approach is less reliable.
Income Approach to Value
The Income Approach to Value is normally applied to commercial or income-oriented properties, since it
measures the present worth of future rights to income. The Income Approach to Value, when adequate income
and expense data are available, is often the most reliable approach in the valuation of commercial properties as
it best represents investors' and lenders' actions in the marketplace.
Approaches Developed
As discussed within the Scope of Work section of this report, we have utilized the Sales Comparison Approach
exclusively in developing an opinion of market value.
16.A.18.a
Packet Pg. 718 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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THE SALES COMPARISON APPROACH TO VALUE
The Sales Comparison Approach to Value is a process of comparing sales of similar properties in the marketplace
to the subject property.
Market data, when carefully verified and analyzed, is good evidence of value because it represents the actions
and reactions of sellers, users and investors. The opinion of market value has been defined as an interpretation
of the reactions of typical users and investors in the marketplace. The Sales Comparison Approach is based
upon the principle of substitution, which states that a prudent person will not pay more to buy a property than it
would cost to buy a comparable substitute property. The price a typical purchaser pays is usually the result of
an extensive shopping process in which he/she is constantly comparing available alternatives.
The steps in the Sales Comparison Approach are:
1. Seek out similar properties for which pertinent sales and data are available.
2. Qualify the prices as to terms, motivating forces and bona fide nature.
3. Compare each of important attributes of the comparable properties with the corresponding
attributes of the property being appraised under the general division of time, location and physical
characteristics.
4. Consider all dissimilarities in terms of their probable effect upon the sale price.
5. Formulate an opinion of relative value of the property being appraised as compared with the price
of each similar property.
Source: Appraisal Institute, The Appraisal of Real Estate, 14th edition. (Chicago: Appraisal Institute, 2013).
In developing an opinion of the market value of the subject property via the Sales Comparison Approach, we
have analyzed the following comparable sales:
16.A.18.a
Packet Pg. 719 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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COMPARABLE LAND SALES MAP
16.A.18.a
Packet Pg. 720 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
27
COMPARABLE LAND SALE 1
4401
DATE OF SALE: October 01, 2019 ADDRESS: 11050 Riggs Road
SALE PRICE: $375,000 STRAP #: 007630400086 & 00763080008
SALE PRICE (ADJUSTED): $375,000 SALE CONDITIONS: Arm's Length
RECORDING: 5681/702 UTILITIES: Telephone, Electric, Well, Septic
GRANTOR: Goodland Fruit & Honey Co., LLC ZONING: A-Overlay-RFMUO-Receiving
GRANTEE: Jay Cartwright and Jenny Cartwright LAND USE: Agricultural/Rural Fringe Mixed Use
District-Receiving Lands
FINANCING: Cash SALE HISTORY: 8/2014, $250,000
TOPOGRAPHY: Wooded ACCESS: Direct
VERIFICATION: Diane Beattie/Re/Max Affinity Plus HIGHEST AND BEST USE: Residential/Agricultural
SITE AREA: 415,562 Square Feet
9.540 Acres
UNIT OF VALUE: $0.90 Per SF
$39,308 per AC
COMMENTS: The property is located on the east side of Riggs Road (paved road), approximately 1 mile north
of Tamiami Trail E in East Naples. There is a 40' x 60' pole barn on the property that was given no contributory
value.
16.A.18.a
Packet Pg. 721 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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COMPARABLE LAND SALE 2
4397
DATE OF SALE: January 28, 2020 ADDRESS: 511 Auto Ranch Road
SALE PRICE: $117,500 STRAP #: 00764320000
SALE PRICE (ADJUSTED): $117,500 SALE CONDITIONS: Arm's Length
RECORDING: 5723/1507 UTILITIES: Telephone, Electric, Well, Septic
GRANTOR: Michael J Molinari ZONING: A-Overlay-RFMUO-Neutral
GRANTEE: Mark J Woodward, Trustee LAND USE: Agricultural/Rural Fringe Mixed Use
District-Neutral Lands
FINANCING: Cash SALE HISTORY: None in previous five years
TOPOGRAPHY: Wooded ACCESS: Direct-paved road
VERIFICATION: Jim Gilboy/Marco Island Real Estate HIGHEST AND BEST USE: Residential/Agriculture
SITE AREA: 209,088 Square Feet
4.800 Acres
UNIT OF VALUE: $0.56 Per SF
$24,479 per AC
COMMENTS: The property is located on the west side of Auto Ranch Road (paved), approximately 1/2 mile
south of Tamiami Trail E in East Naples.
16.A.18.a
Packet Pg. 722 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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COMPARABLE LAND SALE 3
4399
DATE OF SALE: August 05, 2020 ADDRESS: Lacewing Lane
SALE PRICE: $53,000 STRAP #: 00755120002
SALE PRICE (ADJUSTED): $53,000 SALE CONDITIONS: Arm's Length
RECORDING: 5799/1435 UTILITIES: Telephone, Electric, Well, Septic
GRANTOR: Howard Steven Sawyer ZONING: A-Overlay-RFMUO-Receiving
GRANTEE: Bruno Properties, L.L.C. LAND USE: Agricultural/Rural Fringe Mixed Use
District-Receiving Lands
FINANCING: Cash SALE HISTORY: None in previous five years
TOPOGRAPHY: Wooded ACCESS: Direct-dirt road
VERIFICATION: Bob Kapish/John R Wood Properties HIGHEST AND BEST USE: Agricultural/Residential
SITE AREA: 108,900 Square Feet
2.500 Acres
UNIT OF VALUE: $0.49 Per SF
$21,200 per AC
COMMENTS: The property is located on the west side of Lacewing Lane (dirt road), approximately 3/4 mile
north of Tamiami Trail E in East Naples.
16.A.18.a
Packet Pg. 723 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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COMPARABLE LAND SALE 4
4398
DATE OF SALE: October 14, 2020 ADDRESS: Ladybug Lane
SALE PRICE: $150,000 STRAP #: 00755400007
SALE PRICE (ADJUSTED): $150,000 SALE CONDITIONS: Arm's Length
RECORDING: 5830/2415 UTILITIES: Telephone, Electric, Well, Septic
GRANTOR: Native Treez, LLC ZONING: A-Overlay-RFMUO-Receiving
GRANTEE: Phyllis J Kepler LAND USE: Agricultural/Rural Fringe Mixed Use
District-Receiving Lands
FINANCING: Cash SALE HISTORY: 11/2016, $94,000
TOPOGRAPHY: Wooded ACCESS: Direct-dirt road
VERIFICATION: MLS #220024148 & Downing Fry
Realty, Inc. HIGHEST AND BEST USE: Residential/Agricultural
SITE AREA: 435,600 Square Feet
10.000 Acres
UNIT OF VALUE: $0.34 Per SF
$15,000 per AC
COMMENTS: The property is located on the west side of Ladybug Lane (dirt road), approximately one mile
north of Tamiami Trail E in East Naples.
16.A.18.a
Packet Pg. 724 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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COMPARABLE LAND SALE 5
4400
DATE OF SALE: October 23, 2020 ADDRESS: Lacewing Lane
SALE PRICE: $55,100 STRAP #: 00756000008
SALE PRICE (ADJUSTED): $55,100 SALE CONDITIONS: Arm's Length
RECORDING: 5840/1839 UTILITIES: Telephone, Electric, Well, Septic
GRANTOR: Carolyn Sawyer ZONING: A-Overlay-RFMUO-Receiving
GRANTEE: Joseph Baron LAND USE: Agricultural/Rural Fringe Mixed Use
District-Receiving Lands
FINANCING: Cash SALE HISTORY: None in previous five years
TOPOGRAPHY: Wooded ACCESS: Direct-dirt road
VERIFICATION: Bob Kapish/John R Wood Properties HIGHEST AND BEST USE: Agricultural/Residential
SITE AREA: 108,900 Square Feet
2.500 Acres
UNIT OF VALUE: $0.51 Per SF
$22,040 per AC
COMMENTS: The property is located on the east side of Lacewing Lane (dirt road), approximately 3/4 mile
north of Tamiami Trail E in East Naples.
16.A.18.a
Packet Pg. 725 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
32 Comparable Land Sales Chart The comparable sales and our analysis thereof are summarized in the following chart: SubjectComparable No. 1Comparable No. 2Comparable No. 3Comparable No. 4Comparable No. 5Transaction Data: Date of Sale:Apr-21Oct-19Jan-20Aug-20Oct-20Oct-20 Sale/Listing Price:$375,000$117,500$53,000$150,000$55,100 Sale/Listing Price (Adjusted):$375,000$117,500$53,000$150,000$55,100Physical Data: Street Address:656 Auto Ranch Rd. 11050 Riggs Rd. 511 Auto Ranch Rd.N/AN/AN/A Market:Collier CountyCollier CountyCollier CountyCollier CountyCollier CountyCollier County Site Area (sq.ft.):209,088415,562209,088108,900435,600108,900 Site Area (acres):4.809.544.802.5010.002.50 Topography:Mostly WoodedWoodedWoodedWoodedWoodedWooded Shape:RectangularRectangularRectangularRectangularRectangularRectangular Utilities:Water, Electricty, Telephone, SepticWater, Electricty, Telephone, SepticWater, Electricty, Telephone, SepticWater, Electricty, Telephone, SepticWater, Electricty, Telephone, SepticWater, Electricty, Telephone, SepticUse Data: Zoning:AAAAAA Land Use:AgriculturalAgriculturalAgriculturalAgriculturalAgriculturalAgricultural Highest and Best Use:Agricultural/Residential Agricultural/Residential Agricultural/Residential Agricultural/Residential Agricultural/Residential Agricultural/ResidentialSales Price Analysis: Price per Acre (Site):$39,308$24,479$21,200$15,000$22,040Transactional Adjustments: Financing Terms:0.0%0.0%0.0%0.0%0.0% (Per Acre):$39,308$24,479$21,200$15,000$22,040 Conditions of Sale:0.0%0.0%0.0%0.0%0.0% (Per Acre):$39,308$24,479$21,200$15,000$22,040 Expenditures After Purchase:0.0%0.0%0.0%0.0%0.0% (Per Acre):$39,308$24,479$21,200$15,000$22,040 Market Conditions (time):4.50%3.75%2.00%1.50%1.50% (Adjusted Price per Acre):$41,077 $25,397 $21,624 $15,225 $22,371Physical Adjustments: Location:0%0%0%0%0% Access/Exposure:0%0%15%15%15% Size (Site Area):5%0%-5%5%-5% Topography:0%0%0%0%0% Shape:0%0%0%0%0% Utilities:0%0%0%0%0% Zoning/Land Use:0%0%0%0%0% Net Adjustments:5%0%10%20%10%Adjusted Price Per Acre$43,131$25,397$23,786$18,270$24,60816.A.18.aPacket Pg. 726Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
33
Description of Sales
Sale 1 is the October 2019 sale of an agricultural property located along the east side of Riggs Road,
approximately one mile north of Tamiami Trail East in Collier County. This property sold for $330,000, or $39,308
per acre. This sale required an upward market conditions adjustment of 4.50% to account for increasing values
in the market, which resulted in a transactionally adjusted price of $41,077 per acre. This sale also required an
upward adjustment size. The final adjusted value indication is $43,131 per acre.
Sale 2 is the January 2020 sale of an agricultural property located along the west side of Auto Ranch Road,
approximately 0.50 miles south of Tamiami Trail East in Collier County. This property sold for $117,500, or
$24,479 per acre. This sale required an upward market conditions adjustment of 3.75% to account for
increasing values in the market, which resulted in a transactionally adjusted price of $25,397 per acre. The final
adjusted value indication is $25,397 per acre.
Sale 3 is the August 2020 sale of an agricultural property located along the west side of Lacewing Lane,
approximately 0.75 miles north of Tamiami Trail East in Collier County. This property sold for $53,000, or
$21,200 per acre. This sale required an upward market conditions adjustment of 2.00% to account for
increasing values in the market, which resulted in a transactionally adjusted price of $21,624 per acre. This sale
also required an upward adjustment for access, as well as a downward adjustment for size. The final adjusted
value indication is $23,786 per acre.
Sale 4 is the October 2020 sale of an agricultural property located along the west side of Ladybug Lane,
approximately one mile north of Tamiami Trail East in Collier County. This property sold for $150,000, or $15,000
per acre. This sale required an upward market conditions adjustment of 1.50% to account for increasing values
in the market, which resulted in a transactionally adjusted price of $15,225 per acre. This sale also required
upward adjustments for access and size. The final adjusted value indication is $18,270 per acre.
Sale 5 is the October 2020 sale of an agricultural property located along the east side of Lacewing Lane,
approximately 0.75 miles north of Tamiami Trail East in Collier County. This property sold for $55,100, or
$22,040 per acre. This sale required an upward market conditions adjustment of 1.50% to account for
increasing values in the market, which resulted in a transactionally adjusted price of $22,371 per acre. This sale
also required an upward adjustment for access, as well as a downward adjustment for size. The final adjusted
value indication is $24,608 per acre.
Analysis of Comparable Data
This analysis is dependent upon adjustments to the sale prices of the comparable sales based on the following
elements of comparison outlined by The Appraisal Institute:
1. Real property rights conveyed
2. Financing terms
3. Conditions of sale
4. Expenditures made immediately after purchase
5. Market conditions
6. Location
7. Physical characteristics
8. Economic Characteristics
9. Use
10. Non-realty components of value
For ease of analysis, we have divided this list into two parts. This division is based upon the type of adjustments
made for the differences. Elements 1 – 5 are considered to be transactional adjustments, whereas elements 6
– 10 are considered to be physical adjustments.
16.A.18.a
Packet Pg. 727 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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Transactional Adjustments
There were no transactional adjustments warranted for Property Rights Conveyed, Financing Terms, Conditions
of Sale and Expenditures Made Immediately after Purchase for these sales.
In considering Changes in Market Conditions since the time of sale, we must consider any significant changes in
the local real estate market. The property value trend found throughout the market changed drastically over the
past decade or so, with substantial increases during the period of 2002-2005 followed by equally substantial
declines during the period of 2006-2009, and this declining trend reversing in 2012. Market conditions have
demonstrated stable growth since 2015 and based upon our paired sales analyses of sale/re-sales of properties
in the region, as well as the previous discussion, the comparable sales have been adjusted at positive 0.25%
per month for market conditions over the timeframe analyzed.
Physical Adjustments
We have considered the following specific physical adjustments to the comparable sales. A brief description of
the nature of these characteristics is provided below:
Location: Location refers to the economic attributes of the surrounding market area. These attributes
affect the financially feasible uses of the site. No adjustments for this factor are warranted.
Access/Exposure: This refers to the accessibility of a property (i.e. – road type, frontage road vs. direct
frontage, existence of median cuts, etc.). In this regard, Sale Nos. 3, 4, and 5 were deemed inferior (e.g.
dirt road). As such, upward adjustments of 15% were applied. The remaining sales were considered
similar in this respect.
Size (Site Area): Larger parcels often sell for a lower price per unit of comparison than do smaller parcels.
In this regard, Sale Nos. 1 and 4 were considered inferior. As such, upward adjustments of 5% were
applied. Sale Nos. 3 and 5 were deemed superior. As such, downward adjustments of 5% were applied.
The remaining sale was considered similar.
Topography: This refers to the physical condition of the property, such as if the property is cleared or if
there are significant changes in elevation. No adjustments for this factor are warranted.
Shape: This refers to the configuration or orientation of the property which might impact the
development potential. For example, a property which is a long, narrow rectangle may have difficulty
being developed due to setback requirements. No adjustments for this factor are warranted.
Utilities: The presence or absence of certain utilities can strongly impact the physically possible uses of
a site, the second test in the analysis of Highest and Best Use (i.e. - the absence of central sewer may
prevent intensive development). No adjustments for this factor are warranted.
Zoning/Future Land Use: Zoning and Future Land Use directly determine the legally permissible uses
of a site, the first test in the analysis of Highest and Best Use. No adjustments for this factor are
warranted.
16.A.18.a
Packet Pg. 728 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
35
Value Conclusion
These comparable sales range in adjusted prices as shown below:
The comparables provided sufficient evidence to indicate a reliable and credible land value estimate. After
considering the comparables, current market conditions, and because of the subject’s: 1) location, 2) physical
characteristics, and 3) regulatory considerations, it is our opinion that the market value of the subject property,
as of the effective date of appraisal is $27,000 per acre of gross land area. Application of this unit of value
results in the following estimated value for the subject property:
Descriptive Statistics:
Multiplier:*Price per Acre:
Mean:$27,038
Median:$24,608
Standard Deviation:$9,421
Minimum:$18,270
Maximum:$43,131
Range:$24,861
* Based on adjusted price
Site Area (Acre)Value per Acre Opinion of Value Rounded to
4.80 $27,000 $129,600 $130,000
16.A.18.a
Packet Pg. 729 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
36
SEC. VII: RECONCILIATION OF OPINIONS OF VALUE
Cost Approach to Value N/A
Sales Comparison Approach to Value $130,000
Income Approach to Value N/A
As previously discussed, only the Sales Comparison Approach has been developed. Therefore, no reconciliation
of varying approaches is required.
Based upon the results of the analyses and data contained in this report, including any Extraordinary
Assumptions and Hypothetical Conditions outlined in the Addenda, it is our opinion that the “as is” market value
of the fee simple interest in the subject property, as of 13 April 2021, is
ONE HUNDRED THIRTY THOUSAND DOLLARS - $130,000
The above opinion of market value is contingent upon the certification and the assumptions and conditions of
this appraisal, if any.
CONTRACTS, LISTINGS & SALES HISTORY
According to public records, there have been no qualified sales involving the subject property during the past
three years. As of the date of value, the property was not listed for sale or under contract for purchase.
16.A.18.a
Packet Pg. 730 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
37
ESTIMATION OF MARKETING TIME
Marketing time is defined by the USPAP Advisory Opinion as follows:
1. The time it takes an interest in real property to sell on the market sub-sequent to the date of an appraisal.
2. Reasonable marketing time is an estimate of the amount of time it might take to sell an interest in real
property at its estimated market value during the period immediately after the effective date of the appraisal;
the anticipated time required to expose the property to a pool of prospective purchasers and to allow
appropriate time for negotiation, the exercise of due diligence, and the consummation of a sale at a price
supportable by concurrent market conditions. Marketing time differs from exposure time, which is always
presumed to precede the effective date of the appraisal. (Advisory Opinion 7 of the Appraisal Standards
Board of The Appraisal Foundation and Statement on Appraisal Standards No. 6, "Reasonable Exposure
Time in Real Property and Personal Property Market Value Opinions" address the determination of
reasonable exposure and marketing time.)
Marketing time is further discussed in the Advisory Opinion referenced above as follows:
“…Marketing time occurs after the effective date of the market value opinion and the marketing time
opinion is related to, yet apart from, the appraisal process. Therefore, it is appropriate for the section
of the appraisal report that discusses marketing time and its implications to appear toward the end of
the report after the market value conclusion. The request to provide a reasonable marketing time
opinion exceeds the normal information required for the appraisal process and should be treated
separately from that process.
It is also appropriate for the appraiser to discuss the impact of price/value relationships on marketing
time and to contrast different potential prices and their associated marketing times with an appraiser’s
market value opinion for the subject property...
…Clients concerned with marketing real or personal properties who obtain a market value appraisal as
part of their decision-making process should be aware that it may be inappropriate to assume that the
value remains stable during the marketing period. Therefore, it is technically incorrect for the user of an
appraisal to take a current value opinion, carry it forward to the end of a concluded marketing period,
and then discount back to the present…”
Based upon the analysis and conclusions developed in this appraisal, the marketing time for the subject property
is estimated to be 6 to 12 months.
ESTIMATION OF EXPOSURE TIME
Inherent in an opinion of market value is the development of an estimate of exposure time for the subject
property. Exposure time is defined by the Uniform Standards of Professional Appraisal Practice (USPAP),
2020/2021 Edition, as follows:
(The) estimated length of time that the property interest being appraised would have been offered on the market
prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal.
Based upon the analysis and conclusions developed in this appraisal, the exposure time for the subject property
is estimated to be 6 to 12 months.
16.A.18.a
Packet Pg. 731 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
38
SEC. VIII: CERTIFICATION
We certify that, to the best of our knowledge and belief:
The statements of fact contained in this report are true and correct.
The reported analyses, opinions, and conclusions are limited only by the reported assumptions
and limiting conditions and are my personal, impartial, and unbiased professional analyses,
opinions, and conclusions.
We have no present or prospective interest in the property that is the subject of this report and
no personal interest with respect to the parties involved.
We have performed no services, as an appraiser or in any other capacity, regarding the property
that is the subject of this report within the three-year period immediately preceding acceptance
of this assignment.
We have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
Our engagement in this assignment was not contingent upon developing or reporting
predetermined results.
Our compensation for completing this assignment is not contingent upon the development or
reporting of a predetermined value or direction in value that favors the cause of the client, the
amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal.
Our analyses, opinions, and conclusions were developed, and this report has been prepared,
in conformity with Uniform Standards of Professional Appraisal Practice.
We have made a personal inspection of the property that is the subject of this report. For this
analysis, Andrew D. Anderson, MBA conducted an inspection of the subject property on 13 April
2021. Gerald A. Hendry, MAI, CCIM also inspected the property.
No one provided significant real property appraisal assistance to the person(s) signing this
certification.
The use of this report is subject to the requirements of the Appraisal Institute relating to review
by its duly authorized representatives.
The reported analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the State of Florida relating to review by its
duly authorized representatives. This report also conforms to the requirements of the Financial
Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA).
We are currently licensed to conduct appraisal activities and have completed the continuing
education requirements set forth with the State of Florida.
16.A.18.a
Packet Pg. 732 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
39
Although other appraisers may be contacted as a part of our routine market research
investigations, absolute client confidentiality and privacy are maintained at all times with regard
to this assignment without conflict of interest.
As of the date of this report, I have completed the continuing education program of the Appraisal Institute.
Andrew D. Anderson, MBA
State-Certified General Real Estate Appraiser, RZ 3175
As of the date of this report, I have completed the continuing education program of the Appraisal Institute.
Gerald A. Hendry, MAI, CCIM
State-Certified General Real Estate Appraiser, RZ 2245
16.A.18.a
Packet Pg. 733 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
40
SEC. IX: ADDENDA
PURCHASE ORDER
16.A.18.a
Packet Pg. 734 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
41
QUALIFICATIONS OF ANDREW D. ANDERSON, MBA
EDUCATIONAL BACKGROUND AND TRAINING:
Bachelor of Arts in Business Administration, Warner University, Lake Wales, Florida (2001)
Master in Business Administration, Florida Gulf Coast University, Fort Myers, Florida (2005)
Education through the Appraisal Institute, Steve Williamson’s Real Estate Education Specialists, Florida Real
Estate Academy, Cooke Real Estate School
Currently an Associate Appraiser with Maxwell, Hendry, & Simmons, LLC, Fort Myers, Florida
Associate Appraiser with Hanson Real Estate Advisors, Inc. Fort Myers, Florida (2004 – 2018)
PROFESSIONAL DESIGNATIONS & AFFILIATIONS
State-Certified General Real Estate Appraiser, RZ3175
State-Licensed Real Estate Sales Associate, SL3412003
Appraisal Institute – Practicing Affiliate
Real Estate Investment Society
Royal Palm Coast Realtor Association
OTHER
Qualified as an expert witness in Florida District Court: 20th Judicial Circuit.
LICENSE
16.A.18.a
Packet Pg. 735 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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QUALIFICATIONS OF GERALD A. HENDRY, MAI, CCIM
EDUCATIONAL BACKGROUND AND TRAINING:
Master of Arts in Business Administration, with a major in Real Estate and Urban Analysis, University of Florida,
1995, Gainesville, Florida.
Bachelor of Science in Business Administration, with a major in Finance, 1991, University of Florida, Gainesville,
Florida.
Principles and Practices of Real Estate, Brokers Course, Florida Real Estate Academy, 1995, Fort Myers, Florida.
Case Studies in Valuation and Report Writing, University of Florida, 1994.
Real Estate Market Analysis, University of Florida, 1993.
Preview of Urban Planning and Regional Planning, University of Florida, 1993.
Seminar in Real Estate Valuation, University of Florida, 1994.
Seminar in Real Estate Financial Analysis, University of Florida, 1995.
Land Use Economics, University of Florida, 1995.
Principles and Practices of Real Estate, Salesman Course, Florida Real Estate Academy, 1990, Fort Myers,
Florida.
Demonstration Report Writing, seminar sponsored by the Appraisal Institute, Dallas, Texas, May 1999.
Comprehensive Appraisal Workshop, Dallas, Texas, August 2000.
"Appraising and Analysis of Proposed Subdivisions and Condominiums", seminar sponsored by The Appraisal
Institute, Boca Raton, Florida, August 2002.
CCIM CI 101 - Financial Analysis for Commercial Investment Real Estate, CCIM Institute, Naples, Florida, October
2002.
The Valuation of Wetlands, seminar sponsored by The Appraisal Institute, Fort Myers, Florida, September 2004.
Case Studies in Commercial Highest and Best Use, Appraisal Institute, September 2005.
CCIM CI 102 - Market Analysis for Commercial Investment Real Estate, May 2006.
CCIM CI 103 - User Decision Analysis for Commercial Real Estate, September 2006.
CCIM CI 104 - Investment Analysis for Commercial Real Estate, August 2006.
16.A.18.a
Packet Pg. 736 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
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Appraisal of Local Retail Properties, Appraisal Institute, May 2009.
Subdivision Valuation, Appraisal Institute, September 2009.
Fundamentals of Separating Real Property, Personal Property, and Intangible Business Assets, Appraisal
Institute, Bradenton, Florida March 2012
EXPERIENCE:
Currently an owner/partner with Maxwell, Hendry & Simmons, LLC, Fort Myers, Florida.
Owner/partner with Maxwell & Hendry Valuation Services, Inc., Fort Myers, Florida, 2004-2013.
Associate Appraiser with W. Michael Maxwell & Associates, Inc., Fort Myers, Florida, 1995-2003.
Commercial Credit Analyst with Barnett Bank of Lee County/First Florida Bank, Fort Myers, Florida, 1991-1993.
PROFESSIONAL AFFILIATIONS:
Appraisal Institute - MAI
CCIM Institute - CCIM
State-Certified General Real Estate Appraiser, RZ 2245
State-Licensed Real Estate Broker, BK #0567939
Southwest Florida CCIM District – Board of Directors 2014 – 2018, 2017 President
Real Estate Investment Society - Board of Governors 2002 - 2008, President 2007
Appraisal Institute - West Coast Florida Chapter Board of Directors 2003 - 2008
Appraisal Institute - West Coast Florida Chapter President 2008
Commercial Investment Professionals (CIP) Member
OTHER:
Qualified as an expert witness in the 20th Judicial Circuit Court of Florida and United States Bankruptcy Court
Middle District of Florida.
Special Magistrate - Lee County Value Adjustment Board 2012-2014
Guest Lecturer at Florida Gulf Coast University, College of Business Administration 2007-2016
16.A.18.a
Packet Pg. 737 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
44
RE-CERTIFICATION:
As of the date of this report, Gerald A. Hendry MAI, CCIM has completed the requirements under the continuing
education program of the Appraisal Institute.
16.A.18.a
Packet Pg. 738 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
45
ASSUMPTIONS
An assumption is defined by The Appraisal Institute in The Dictionary of Real Estate Appraisal, Sixth Edition as
follows:
“That which is taken to be true.”
Please review the following assumptions, which we have “taken to be true” about this appraisal.
This appraisal is to be used in whole and not in part. This appraisal report has been prepared at a specified
point in time as indicated by the date of valuation. Therefore, this report can neither be used prior to, or
subsequent to, the effective appraisal date. Market values and conditions change significantly with the passage
of time. This report cannot be viewed subsequent to the appraisal date and then reliance placed on values,
opinions, and analysis made by the appraiser or other consultants in the report. The forecasts or projections
included in this report are used to assist in the valuation process and are based on current market conditions,
anticipated short-term supply and demand factors, and a continued stable economy. These forecasts are
therefore subject to changes in future conditions, which cannot be accurately predicted by the appraiser and
could affect the future income and/or value forecasts.
No part of this report shall be used in conjunction with any other appraisal. The appraiser(s) herein, by reason
of this report, is not required to give testimony or attendance in court or any governmental hearing with reference
to the property appraised, unless arranged previously therefore. The consideration for the preparation of this
appraisal report is the payment by the client of all charges due the appraiser in connection therewith. Any
responsibility of the appraiser for any part of the report is conditioned upon full payment.
Neither all, nor any, part of the contents of this report shall be conveyed to the public through advertising, public
relations, news, sales or other media without the written consent and approval of the author, particularly as to
the valuation conclusion, the identity of the appraiser or firm with which he is connected, or any reference to any
professional organization of which the appraiser may be a member.
The property has been appraised as if free and clear, unencumbered by mortgages, liens, delinquent taxes,
assessments, special or unusual deed conditions or restrictions, but subject to zoning regulations. An
investigation, but no record search, has been made.
All comparable data utilized are confirmed by Costar Group, Inc., the Local Multiple Listing Service (MLS), parties
related to the sale, and/or public records. The data used in compiling this report was secured from sources
considered reliable and authentic and, so far as possible, was verified. However, no responsibility is assumed
for its accuracy or correctness.
Unless otherwise noted, no survey or plans were requested or provided and information regarding the subject
property has been gathered from the appropriate public records. It is assumed that the legal descriptions, site
sizes and boundaries utilized are correct, that the improvements (if applicable) are entirely and correctly located
on the property described, and that there are no encroachments or overlapping boundaries. Unless stated
otherwise, legal access to the property is assumed. Marketable title, but not responsibility as to legal matters, is
assumed. This appraisal is subject to a current survey and title search.
It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations
and laws unless noncompliance is stated, defined, and considered in the appraisal report and it is further
assumed that all applicable zoning, land use regulations and restrictions have been complied with, unless a
nonconformity has been stated, defined and considered in the appraisal report.
This appraisal is subject to all growth management ordinances (i.e. concurrency) both local and state. The
appraiser has relied upon representations made by the developer, client or authorities considered to be
knowledgeable in this regard. A determination was not made by the appraiser as to the development potential
for the property, unless otherwise stated.
16.A.18.a
Packet Pg. 739 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
46
Unless otherwise noted, we were not provided with a title search, and we have assumed that the subject property
has a unified title, or in absentia, that the right of entry is barred for oil, gas, and mineral rights holders. We have
further assumed that no off-site subsurface exploration or extraction activities are occurring, or have occurred,
which would have an impact on the subsurface elements of the property, or which would adversely affect the
value of the property. No consideration was given within this appraisal as to the time or expense (if any) which
would be required to determine or obtain unified title or bar the right of entry. Should this assumption regarding
unified title later prove to be false, this could alter the opinions and conclusions contained herein.
The Americans with Disabilities Act (ADA) became effective on February 26, 1992. The appraiser has not made
a specific compliance survey and analysis of this property to determine if it is in conformity with the various
detailed requirements of the ADA. As the appraiser has no direct evidence relating to this issue, possible
noncompliance with the requirements of ADA in estimating the value of the property has not been considered.
EXTRAORDINARY ASSUMPTIONS / HYPOTHETICAL CONDITIONS
Please see the Scope of Work for further details.
16.A.18.a
Packet Pg. 740 Attachment: Appraisal Report (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
16.A.18.b
Packet Pg. 741 Attachment: Purchase and Sale Agreement (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
16.A.18.b
Packet Pg. 742 Attachment: Purchase and Sale Agreement (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
16.A.18.b
Packet Pg. 743 Attachment: Purchase and Sale Agreement (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
16.A.18.b
Packet Pg. 744 Attachment: Purchase and Sale Agreement (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
16.A.18.b
Packet Pg. 745 Attachment: Purchase and Sale Agreement (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
16.A.18.b
Packet Pg. 746 Attachment: Purchase and Sale Agreement (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
16.A.18.b
Packet Pg. 747 Attachment: Purchase and Sale Agreement (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)
16.A.18.cPacket Pg. 748Attachment: Aerial Exhibit (110FEE) (16190 : Lake Park Flow Way, purchase of parcel 110FEE)