GGELTC Agenda 09/20/2021
A G E N D A
Golden Gate Estates Land Trust Committee
Monday, September 20, 2021 - 5:30 p.m.
IFAS Extension
Ag Center next to Fairgrounds
14700 Immokalee Road
Naples, Florida 34120
Committee Members
Chairman: Jeff Curl
Vice-Chairman: Carol Pratt
Member: Annette Kniola
Member: Angela Birks
Member: Jessica Harrelson
County Staff
Michael Dowling: Collier County Real Property Management
___
1. Call to order
2. Approval of current agenda
3. Approval of the Meeting Minutes from May 24, 2021
4. Approval of Treasurer’s Report
5. Property Sale Appraisal Approval for Harrington
Parcel ID 40749320001
The East 75 Feet of the West 180 Feet of Tract 116, Unit 78 - 1.17 acres
Property Appraiser’s Value: $47,840
Appraiser’s Value: $36,500
6. Consideration of Jeff Curl’s application for expiring term
7. Other Business
8. Public Comment
9. Next meeting – November 2021 – To be determined
20.A.2
Packet Pg. 179 Attachment: Agenda - September 20, 2021 (20198 : Golden Gate Estates Land Trust Committee - September 2021)
Beginning Cash Balance as of October 1, 2020 698,535.86$
Cash Transactions
Interest postings First Quarter
Interest postings Second Quarter***1,438.67$
Interest postings Third Quarter
Interest postings Fourth Quarter 1,287.65$
TOTAL INTEREST FOR FISCAL YEAR:
Miscellaneous Charges: Postage
Reimbursements to Account (Appraisals paid by buyers)700.00
Receipt of Deposits for Property Purchases 4,234.00
EXPENDITURES:
TOTAL 706,196.18$
COMMITTED FUNDS:$0.00
TOTAL CASH AVAILABLE after commitments:706,196.18$
GAC Inventory (Reserved for Government Use) ESTIMATE 1,265,560.00$
GAC Inventory (Available) ESTIMATE 858,540.00$
ASSETS 2,124,100.00$
GAC Fund 605 - Treasurer's Report
FY-2019 Cash Activity
Updated: September 15, 2021
CASH
ASSETS
20.A.3
Packet Pg. 180 Attachment: Treasurer's Report September 2021 (20198 : Golden Gate Estates Land Trust Committee - September 2021)
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'il .acant Land Apprarsal Report
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20.A.4
Packet Pg. 181 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
Summary of lmportant Data Conclusions
PropertylD 40749320001
Address No address, fronts Golden Gate BLVD E
Legal Golden Gate EST unit 78 E 75ft of W 180ft + E 75ft of TR .l 16
Lot Size 2.34 acres (only appraising % of lot the W ,/z 1.17ac)
Lot Shape lrregular
Lot Utility Buildable, H & B Use Residential
Zoning Estates Zoning, Vacant Land
Owner Collier County Government
Buyer Teddy Harrington
Client Teddy Harrington
lntended Users Collier County & GAC Land Trust
Current Use Treed Vacant Land
Date of Appraisal 811712021
Date of Appraisal Report 811712021
lnterest Appraised Fee Simple, Market Value
Appraised Value "as is" $36,500
20.A.4
Packet Pg. 182 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this
appraisal assignment and the reporting requirements of this appraisal report form, including
the following definition of market value, statement of assumptions and limiting conditions, and
certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of
the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspea
each of the comparable sales from at least the street, (4) research, verify, and analyze data
from reliable public and/or private sources, and (5) report his or her analysis, opinions, and
conclusions in this appraisal report.
INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the
property that is the subject of this appraisal for a mortgage finance transaction.
INTENDED USER: The intended user of this appraisal report is the lender/client.
DEF|NlrloN oF MARKET vA[uE: The most probable price which a property should bring in a
competitive and open market under all condition's requisite to a fair sale, the buyer and seller,
each acting prudently, knowledgeably and assuming the price is not affected by undue
stimulus. lmplicit 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: (1) buyer and seller are typically
motivated; (2) both parties are well informed or well advised, and each acting in what he or she
considers his or her own best interest; (3) a reasonable time is allowed for exposure in the open
market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial
arrangements comparable thereto; and (5) 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.
20.A.4
Packet Pg. 183 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
Prop.rty Sumrnrry
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Aaaount Summary
Real Estate Account #40749320001
The Subject Property Legal Description (both lots 2.34ac)
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Amount Due
Your account is p.ld ln full. There is nothing due at this time.
Account History
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20.A.4
Packet Pg. 184 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
GMD has the final say on what is buildable but that should be enough information/proof to show the
lots existed prior to 1982.
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Opinion Only (buildable lots)
Golden Gate Estates, Unit 78, Tract 115, is in the lmmokalee Area planning District and has a ,,Date of
Record" requirement to need to have existed by January 5, 1982 (outside of lmmokalee Area planning
District requires the date of october 74, 1974l.. original 5.15-acre Tract 116 (330' x ogo') was first split
on November L9,7976, creating Parcel 116.2 (1.17ac) which was the West 75 feet ofthe East 150ft of
Tract 115 (which split tract 116), then on February 8, 1977, the western 105ft (1.64ac) of rract 116 was
sold and split from the original parent tract 115. City National Bank then had two separate 75ft wide
parcels by that 1977 date by default that were separated by parcel 116.2. Those two lots under one folio
40749320001 were eventually sold/conveyed to Collier county as two 75ft parcels. They existed since at
least February 8rh, 1977, which pre-dates January 5, 1982.
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20.A.4
Packet Pg. 185 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
Golden Gate Estates Housing Market
ln July 2021 , the median listing home price in Golden Gate Estates was $345K, trending
up 39.8% year-over-year. The median listing home price per square foot was $225. The
median home sold price was $325K.
Sale{o-List Price Ratio: 100%
Homes in Golden Gate Estates sold for approximately the asking price on average in
July 2021 .
Golden Gate Estates is a seller's market in July 2021, which means that there are
more people looking to buy than there are homes available.
\ABOCJurp zoel catpared witrr Jtrc 2@O Serccrrt l€pating ushg rq^rnded fEu€sl
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20.A.4
Packet Pg. 186 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
The subi
Comparable Market Data
ect orooertv consis ts of two 1.17ac lots. fo r a total of 2.34 acres The valuation will be considered
two wavs use of the 1 .17a c lots are not adi acent and can stand alono ind ependentlv
First we will look at sold 1.14 acre lots in this market area.
1. 40747560009 1.14ac sold for $33,800 in March o12021.
2. 407513200022.27acso\d for $40,000 in June of 2021.
3. 40744080003 1.14ac sotd for 942,500 in February of 2021.
The average price per lot is $38,766 or say 939,000 per lot. The subject property consists of two buildable
lots 1.17ac each, however there is a cost with splitting the lots, therefore the $39,000 will be adjusted 7%
downward resulting in $39,000 minus 7% is $36,270 rounded to $36,500 for each lot.
Next we will look at sold 2.34 acre lots in this market area.
1. 40752280002 2.81ac soldfor$70,000inMarch of 2021.
2. 40745880008 2.81ac sold for $75,000 in May ol 2021 .
3. 40748040007 2.73ac sold for $70,000 in January of 2021.
The average price for a 2.34ac lot is $71 ,666 or say $72,000 per lot. The subject property consists of two
buildable lots 1.17ac each, however the lots are combined in a 2.34ac therefore the value is substantiated
by the value 1.17ac lots.
The subject property is an irregular shaped lot, the potential buyer is only purchasing the West 1.17 acres
adjacent to his residenr al property. The Buyer is reasonable for the lot spilt, the contributory value g2,500
has been applied to the overall estimated value.
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20.A.4
Packet Pg. 187 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
Ccmparable sales pictures
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20.A.4
Packet Pg. 188 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
Location Map
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20.A.4
Packet Pg. 189 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
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PAI{EL 0435H
F!RM
FLOOD INSURANCE RATE MAP
COLLIER COUNTY,
FLORIDA
AND INCORPORATED AREAS
PAitEL4350F 1225
(sEE i{Ap |NDEX FOR F|RM PANEL TAYOUT)
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TIIAP NUMBER
1202rC0435H
trlAP REVISED
MAY 16,2012
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20.A.4
Packet Pg. 190 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
STATEMENT OF ASSUMPTIONS AND tlMlTlNG CONDITIONS: The appraise/s certification in this report
is subject to the following assumptions and limiting conditions:
1. The appraiser will not be responsible for matters of a legal nature that affect either the property
being appraised or the title to it, except for information that he or she became aware of during
the research involved in performing this appraisal. The appraiser assumes that the title is good
and marketable and will not render any opinions about the title.
2. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs,
deterioration, the presence of hazardous wastes, toxic substances, etc.) observed during the
inspection of the subject property or that he or she became aware of during the research
involved in performing this appraisal. Unless otherwise stated in this appraisal report, the
appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse
conditions ofthe property (such as, but not limited to, needed repairs, deterioration, the
presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that
would make the property less valuable, and has assumed that there are no such conditions and
makes no guarantees or warranties, express or implied. The appraiser will not be responsible for
any such conditions that do exist or for any engineering or testing that might be required to
discover whether such conditions exist. Because the appraiser is not an expert in the field of
environmental hazards, this appraisal report must not be considered as an environmental
assessment of the property.
The Appraiser certifies and agrees that: 1, I have, at a minimum, developed and reported this appraisal
in accordance with the scope of work requirements stated in this appraisal report.
2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I
reported the condition of the improvements in factual, specific terms. I identified and reported the
physical deficiencies that could affect the livability, soundness, or structural integrity of the property.
3. I performed this appraisal in accordance with the requirements of the Uniform Standards of
Professional Appraisal Practice that were adopted and promulgated by the AppraisalStandards Board of
The Appraisal Foundation and that were in place at the time this appraisal report was prepared.
4. I developed my opinion of the market value of the real property that is the subject of this report
based on the sales comparison approach to value. I have adequate comparable market data to develop
a reliable sales comparison approach for this appraisal assignment. lfurther certify that I considered the
cost and income approaches to value but did not develop them, unless otherwise indicated in this
report.
5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject
property, any offering for sale of the subject property in the twelve months prior to the effective date of
APPRAISER'S CERTI FICATION:
20.A.4
Packet Pg. 191 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
this appraisal, a nd the prior sales of the subject property for a minimum of three years prior to the
effective date of this appraisal, unless otherwise indicated in this report.
6, I researched, verified, analyzed, and reported on the prior sales of the com parable sales for a
minimum of one year prior to the date of sale of the comparable sale, unless otherwise indicated in this
report.
7. I have not knowingly withheld any significant information from this appraisal report and, to the best
of my knowledge, all statements and information in this appraisal report are true and correct. 16. I
stated in this appraisal report my own personal, unbiased, and professionalanalysis, opinions, and
conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report.
8. I have no present or prospective interest in the property that is the subject of this report, and I have
no present or prospective personal interest or bias with respect to the participants in the transaction. I
did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal
report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of
either the prospective owners or occupants of the subject property or of the present owners or
occupants of the properties in the vicinity of the subject property or on any other basis prohibited by
law.
9. My employment and/or compensation for performing this appraisal or any future or anticipated
appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would
report (or present analysis supporting) a predetermined specific value, a predetermined minimum value,
a range or direction in value, a value that favors the cause of any party, or the attainment of a specific
result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan
application).
10. I personally prepared all conclusions and opinions about the real estate that were set forth in this
appraisal report. lf I relied on significant real property appraisal assistance from any individual or
individuals in the performance of this appraisal or the preparation of this appraisal report, I have named
such individual(s) and disclosed the specific tasks performed in this appraisal report. lcertify that any
individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to
any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and lwill
take no responsibility for it.
20.A.4
Packet Pg. 192 Attachment: Harrington Appraisal (20198 : Golden Gate Estates Land Trust Committee - September 2021)
Advisory Board Application Form
Collier County Government
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
(239) 252-8400
Application was received on: 8/6/2021 09:34:00 AM.
Name: Jeffrey Curl Home Phone: 239-272-7933
Home Address: 4010 8TH AVE SE
City: NAPLES Zip Code: 34117-9149
Phone Numbers
Business: 239-304-9443
E-Mail Address: jcurl@emergedesign.biz
Board or Committee: Golden Gate Estates Land Trust Committee
Category: D5, Unit II, re-application for new term
Place of Employment: EMERGE DESIGN LLC
How long have you lived in Collier County: more than 15
How many months out of the year do you reside in Collier County: I am a year-round resident
Have you been convicted or found guilty of a criminal offense (any level felony or first degree
misdemeanor only)? No
Not Indicated
Do you or your employer do business with the County? No
Not Indicated
NOTE: All advisory board members must update their profile and notify the Board of County
Commissioners in the event that their relationship changes relating to memberships of organizations
20.A.5
Packet Pg. 193 Attachment: Application Curl GGELTC 8.6.21 (20198 : Golden Gate Estates Land Trust Committee - September 2021)
that may benefit them in the outcome of advisory board recommendations or they enter into contracts
with the County.
Would you and/or any organizations with which you are affiliated benefit from decisions or
recommendations made by this advisory board? No
Not Indicated
Are you a registered voter in Collier County? Yes
Do you currently hold an elected office? No
Do you now serve, or have you ever served on a Collier County board or committee? Yes
GAC Land Trust Committee (2004-present); Development Services Advisory Committee (2018-present);
Growth Management Oversight Committee (2015-2019); Conservation Collier (2008-2013)
Please list your community activities and positions held:
Naples Zoo Board of Directors (2012-2014); Rotary Club of Naples-Collier (2009-2014)
Education:
Bachelor of Landscape Architecture, UF 95
Experience / Background
Professional Landscape Architect (registered, 04) involved with multiple aspect of large-scale planning,
site organization/layout, and site-specific planning.
20.A.5
Packet Pg. 194 Attachment: Application Curl GGELTC 8.6.21 (20198 : Golden Gate Estates Land Trust Committee - September 2021)