BCC Agenda 02/27/2024 Item #16B 8 (Approve Agreement for the purchase of a pond site required for the Wilson Boulevard Project)02/27/2024
EXECUTIVE SUMMARY
Recommendation to approve an Agreement for the purchase of a pond site (Parcels 278POND and
279POND) required for the Wilson Boulevard (Golden Gate Boulevard to Immokalee Road) Project (Project
No. 60229). Estimated Fiscal Impact: $602,000.
OBJECTIVE: To acquire a pond site needed for the Wilson Boulevard (Golden Gate Boulevard to Immokalee
Road) Project (the “Project”), which will expand Wilson Boulevard to four lanes; provide sidewalks; a shared use
pathway; bike lanes; drainage; and related improvements.
CONSIDERATIONS: Collier County is seeking to purchase two parcels (parcels 278POND and 279POND)
which, when combined, will form a pond site needed for the Project. The attached Technical Memorandum, dated
January 29, 2024, prepared by Bill Gramer, P.E. of Jacobs Engineering Group, confirms the suitability and need for
these parcels as a future pond site. The unimproved tracts, both owned by Marshall E. Brodie, are located between
the west side of Wilson Boulevard and the east side of 1st Street NW. The parcels are adjacent to each other, and
each parcel is 2.58 acres in extent and rectangular in shape.
The attached appraisal report prepared by Collier County Review Appraiser, Lisa Barfield, dated January 8, 2024,
estimates the compensation amount for both parcels to be $541,800. Collier County staff has negotiated a proposed
purchase price of $598,000, including all costs and attorney fees pending approval by the Board of County
Commissioners (“the Board”). This amount surpasses the parcels’ appraised value by $56,200 or 10.4%. However,
if these parcels are not acquired by negotiation, they will have to be condemned. Should condemnation become
necessary, the County will be required to pay attorney fees and expert witness fees according to Sections 73.091
and 73.092, Florida Statutes, plus other expenses related to condemnation. Moreover, the availability of
undeveloped five-acre properties is limited on the Project corridor and, as they undergo development, their
availability decreases. Staff accordingly recommends that the Board of County Commissioners approve the
Agreement, as a better result is not expected if parcels 278POND and 279POND are condemned.
This item is consistent with the Collier County strategic plan objective to design and maintain an effective
transportation system to reduce traffic congestion and improve the mobility of our residents and visitors.
FISCAL IMPACT: Funds in the amount of $602,000 will be required, being the negotiated compensation amount
of $598,000 and estimated miscellaneous closing and recording fees not to exceed $4,000. The primary funding
source for the acquisition of right-of-way is impact fees. Should impact fees not be sufficient within a particular
project, the secondary funding source will be gas taxes.
No maintenance costs are anticipated until such time as the Project is constructed.
GROWTH MANAGEMENT IMPACT: The recommendation is consistent with the Long-Range Transportation
Plan and Objective 1 of the Transportation Element of the Collier County Growth Management Plan to maintain the
major roadway system at an acceptable Level of Service.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a majority vote
for Board approval. -DDP
RECOMMENDATION:
. Approve the attached Agreement and authorize the Chairman to execute same on behalf of the Board;
. Accept the conveyance of parcel 278POND and parcel 279POND and authorize the County Manager, or her
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
Agreement to close the transaction; and
. Authorize the County Manager or her designee to take the necessary measures to ensure the County’s
performance in accordance with the terms and conditions of the Agreement.
16.B.8
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02/27/2024
Prepared By Ronald Thomas, Property Acquisition Specialist I, Right-of-Way Acquisition, Transportation
Engineering Division.
ATTACHMENT(S)
1. Agreement - 60229 278POND 279POND (PDF)
2. Aerial Exhibit - 60229 278POND 279POND (PDF)
3. Appraisal - 60229 278POND 279POND (PDF)
4. Wilson Blvd Pond Siting Tech Memo Basin 2 (PDF)
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02/27/2024
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.B.8
Doc ID: 27788
Item Summary: Recommendation to approve an Agreement for the purchase of a pond site (Parcels 278POND
and 279POND) required for the Wilson Boulevard (Golden Gate Boulevard to Immokalee Road) Project (Project
No. 60229). Estimated Fiscal Impact: $602,000.
Meeting Date: 02/27/2024
Prepared by:
Title: Property Aquisition Specialist I – Transportation Engineering
Name: Ronald Thomas
01/23/2024 9:02 AM
Submitted by:
Title: Division Director - Transportation Eng – Transportation Engineering
Name: Jay Ahmad
01/23/2024 9:02 AM
Approved By:
Review:
Transportation Management Services Department Jeanne Marcella Transportation Management Services
Department Completed 01/23/2024 11:03 AM
Transportation Engineering Robert Bosch Additional Reviewer Completed 01/24/2024 3:14 PM
Transportation Engineering Dennis McCoy Additional Reviewer Completed 01/25/2024 6:48 AM
Transportation Management Operations Support Tara Castillo Additional Reviewer Completed
01/29/2024 4:18 PM
Unknown Lisa Taylor Additional Reviewer Completed 01/30/2024 8:01 AM
Transportation Engineering Jay Ahmad Additional Reviewer Completed 01/30/2024 9:30 AM
Road Maintenance Ellen Sheffey Additional Reviewer Completed 01/30/2024 12:00 PM
Road Maintenance Marshal Miller Additional Reviewer Completed 01/30/2024 1:00 PM
County Attorney's Office Derek D. Perry Level 2 Attorney Review Completed 02/06/2024 8:45 AM
Transportation Management Services Department Trinity Scott Transportation Completed
02/12/2024 8:14 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 02/13/2024 9:44 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 02/14/2024 9:09 AM
Community & Human Services Maggie Lopez OMB Reviewer Completed 02/15/2024 8:48 AM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 02/16/2024 3:35 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 02/27/2024 9:00 AM
16.B.8
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16.B.8.a
Packet Pg. 300 Attachment: Agreement - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
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Packet Pg. 301 Attachment: Agreement - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
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Packet Pg. 302 Attachment: Agreement - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
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Packet Pg. 303 Attachment: Agreement - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
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Packet Pg. 304 Attachment: Agreement - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
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Packet Pg. 305 Attachment: Agreement - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
AERIAL – PARCELS 278POND & 279POND
(Wilson Boulevard Project No. 60229)
/
PARCEL 278POND
PARCEL 279POND
16.B.8.b
Packet Pg. 306 Attachment: Aerial Exhibit - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
SHORT FORM APPRAISAL - COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
PROJECT NAME: Wilson Blvd (GGB to Immokalee Rd) #60229 CLIENT: Collier County ROW Acquisition, Transportation Engineering
SUBJECT PROPERTY IDENTIFICATION:
Parcel Reference: 278POND and 279POND
Legal Descriptions: GOLDEN GATE EST UNIT 11 S1/2 OF TRACT
132 and GOLDEN GATE EST UNIT 11 N1/2 OF TRACT 132
Tax Folio #s: 37118720106 and 37118720009
Owner: BRODIE, MARSHALL E
Property Rights Being Valued: Fee simple estate.
Last Property Transfers: 11/26/2014 (Personal Representative’s
Deeds 5098-191 and 5098-193)
DESCRIPTION OF SUBJECT PROPERTY: The subject property consists of two parcels; each has an area of 2.58-acres (165 ft x 680 ft). The total
acreage of both parcels is 5.16 acres with 330 ft of road frontage on 1st St NW and 330 ft of frontage on Wilson Blvd N. The subject property is
located in the Golden Gate Estates area of greater Naples. Both lots are unimproved and heavily wooded.
INTENDED USE OF THE APPRAISAL: The Wilson Blvd Widening Project from Golden Gate Blvd to Immokalee Rd requires several pond sites.
This subject property has been identified by the project design consultant, Jacobs Engineering Group, Inc, as Pond Site 2-2 (parcels 278RDUE and
279RDUE) and as preferred pond option number 1 in basin number 2. This property is currently for sale and Collier County ROW Acquisition is
considering the purchase in its entirety. This valuation will be used to determine the market value of the subject property and to negotiate a proposed
purchase price.
MARKET VALUE DEFINED: The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed
terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale,
with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress.
SCOPE OF WORK: To estimate market value of real property interest using the sales comparison approach. Complete cost or income approaches
only if necessary for credible assignment results. Analyze data collected through public records of Collier County, and the Naples Area Board of
REALTOR® Multiple Listing Service.
HYPOTHETICAL CONDITIONS AND EXTRAORDINARY ASSUMPTIONS:
Hypothetical Conditions: None.
Extraordinary Assumptions: The appraiser did not inspect the interior of the subject property on the date of value. The appraiser is relying on
information obtained through MLS Data and public records of Collier County. It is assumed for the purposes of this valuation that both lots are 100%
upland.
Limiting Conditions:
The information and opinions contained in this appraisal set forth the appraiser’s best judgment in light of the information available at the time of the
preparation of this report.
This appraisal was prepared for and is the property of Collier County Board of Commissioners. Reliance upon the appraisal for other uses is
prohibited.
PROPERTY HISTORY (AGREEMENTS OF SALE, OPTIONS, OR LISTINGS WITHIN 3 YEARS OF THE EFFECTIVE DATE): The property is
currently listed for sale in the SWFLA MLS with a pending status. It was first listed October 22, 2023, for $658,000.
16.B.8.c
Packet Pg. 307 Attachment: Appraisal - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
SHORT FORM APPRAISAL - COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
Page 2
PRESENT ZONING: E-Estates FUTURE LAND USE: Estates-Residential
HIGHEST AND BEST USE: Based upon an analysis of the subject property and its environs (with consideration given to zoning, physical aspects of
the subject property, economic/market trends) the maximally productive use of the subject property would be for Estates-type single-family
development.
THE SALES COMPARISON APPROACH TO VALUE: Recent sales of properties generally similar to the subject are identified and compared to the
subject. Using the elements of comparison, the comparable properties’ sales prices are adjusted to produce value indications. The reconciliation of
these value indications is used to provide an estimate of a single value indication or a range of values.
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS: The following sales involve single-family homes located in
the Golden Gate Estates area. These sales are used to estimate the value of the subject property using the Sales Comparison Approach:
1. 120 Wilson Blvd N., Naples Sale Price: $225,000 Sale Date: 01/2024
2. 1st St NW, Naples Sale Price: $300,000 Sale Date: 12/2023
3. 8th St NE, Naples Sale Price: $530,000 Sale Date: 08/2023
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS
Sale #1 is a 2.81 acres Estates zoned parcel located on the east side of Wilson Blvd N in the Golden Gate Estates area of greater Naples. It is an
unimproved wooded site. Normal topographical conditions for the area. The sales price reflects an underlying land value of $80,100/acre. The lot
has inferior frontage only on Wilson Blvd N, a busy two-lane road as compared to the double frontage of the subject.
Sale #2 is a 2.5 acre Estates zoned parcel located on the west side of Wilson Blvd in the Golden Gate Estates area of greater Naples. It is an
unimproved wooded site. Normal topographical conditions for the area. The sale price reflects an underlying land value of $120,000/acre. The site
has superior frontage on a rural road only.
Sale #3 is a 5.15 acre Estates zoned parcel located on the west side of 8th St NE in the Golden Gate Estates area of greater Naples. It is an
unimproved wooded site. Normal topographical conditions for the area. The sale price reflects an underlying land value of $102,900/acre. The lot
has inferior frontage only on 8th St NW, a busy two-lane road as compared to the double frontage of the subject.
The sales cited show an underlying land value range of $80,100 to $120,900. A mid-range underlying land value of $105,000 per acre is supported
with this market data. The subject property would therefore be valued at: $105,000/acre x 5.16 acres = $541,800.
DATE OF VALUE: 01/08/2024 REPORT DATE: 01/10/2024
MARKET VALUE ESTIMATE: $541,800
16.B.8.c
Packet Pg. 308 Attachment: Appraisal - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
SHORT FORM APPRAISAL - COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
Page 3
CERTIFICATE OF APPRAISAL
I hereby certify that, to the best of my knowledge and belief, . . .
• The statements of fact contained in this report are true and correct.
• The reported analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions,
and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
• I have no present or prospective interest in the property that is the subject of this report. I am a full-time employee of
the Collier County Board of County Commissioners. However, my employment is not contingent on advocating for
Collier County
• I 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 the agreement to perform this assignment.
• My engagement in the assignment was not contingent upon developing or reporting predetermined results.
• My compensation (neither salary nor bonus) is not contingent upon the reporting of a predetermined value or
direction in value that favors the cause of my employer, the amount of the value estimate, the attainment of a
stipulated result, or the occurrence of a subsequent event.
• My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the
Uniform Standards of Professional Appraisal Practice.
• An inspection of the subject property was not done.
• No one provided significant real property appraisal assistance to the person signing this certification.
_______________________
Lisa Barfield
Cert. Gen. RZ 2862
Review Appraiser
ROW Acquisition
Transportation Engineering Division
Collier County, Florida
16.B.8.c
Packet Pg. 309 Attachment: Appraisal - 60229 278POND 279POND (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
Technical Memorandum
Jacobs Engineering Group Inc. 1
Technical Memorandum
Wilson Boulevard Widening - Pond Site Acquisition (Basin 2)
Date: January 29, 2024 Jacobs
5811 Pelican Bay Boulevard
Suite 305
Naples, FL 34108
Contact: Bill Gramer, PE, AICP
Email: Bill.Gramer@jacobs.com
Mobile: 239.860.4922
www.jacobs.com
Project name: Design Services for Wilson Blvd Widening
Contract No.: 22-8006
Purchase
Order No.:
4500225624
Client: Collier County
Prepared by: Jacobs
Introduction
This technical memorandum has been prepared to provide the background and supplemental
information necessary for the County purchase of parcel numbers 37118720106 and
37118720009 for the purpose of constructing and maintaining a stormwater treatment pond
for the Wilson Boulevard Widening Project.
Background
Collier County initiated the Wilson Boulevard Corridor Study (2022) to evaluate future corridor
improvements to widen Wilson Boulevard North (Wilson Boulevard), from Golden Gate
Boulevard (CR 876) to Immokalee Road (CR 846) from a two-lane undivided facility to a four-
lane divided roadway with curb and gutter with a “closed” (Stormwater Inlets, Pipes, Ponds)
drainage system.
As part of the Study, a preliminary Pond Siting Report was created which evaluated the
stormwater recommendations and options for Collier County on the type, design, and location
of the stormwater management facilities for the proposed improvements. The preliminary
Pond Siting Report identified a minimum of 6 drainage basins required for the project, with a
combination of wet and dry ponds needed.
On August 21, 2023, Collier County entered into a service agreement with Jacobs Engineering
Group (Jacobs) for the Design Services for Wilson Blvd Widening (Contract No. 22-8006, Project
No. 60229). As part of the Design, a Final Pond Siting Report will be completed after the 30%
Design Submittal (Scheduled May 2024). However due to the potential for development along
the project corridor, potential pond sites (predominantly vacant parcels) may become
unavailable during the preparation of the Final Pond Siting Report and the Right-of-Way
Acquisition phase of the project. To expedite obtaining the required Pond Sites for the Project,
Jacobs has begun evaluating and identifying potential pond sites on a Basin-by-Basin basis (see
Attachment 1) that meet the project design criteria.
16.B.8.d
Packet Pg. 310 Attachment: Wilson Blvd Pond Siting Tech Memo Basin 2 (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
Technical Memorandum
Jacobs Engineering Group Inc. 2
Design Criteria
The existing Wilson Boulevard corridor drains to the Cypress and Corkscrew Canals within the
North Golden Gate Basin (Water Basin Identification (WBID) 3278S), which is in the Big Cypress
area of Collier County and within the jurisdiction of the South Florida Water Management
District (SFWMD). The preliminary design of stormwater management systems for this project
is regulated by the rules and criteria set forth by SFWMD and the Florida Department of
Environmental Protection (FDEP). This section outlines the requirements to meet water quality
and quantity standards.
North Golden Gate Sub-Basin (WBID 3278S) is impaired for dissolved oxygen, with total
nitrogen as the causative pollutant. Although there is not a current Total Maximum Daily Load
or Basin Management Action Plan established, additional protective measures must be
incorporated into the project improvements to provide reasonable assurance that the
proposed discharge will not cause or contribute to violations of state water quality standards.
Retention, detention, or a combination of both in the overall system have the following
volumetric requirements:
Wet detention volume provided for the greater of the first 1 inch of runoff over the
drainage area or 2.5 inches of runoff over the impervious area (excluding water bodies)
Dry detention volume provided equal to 75 percent of referenced amounts for wet
detention
Retention volume provided equal to 50 percent of the referenced amounts for wet
detention
Additional protective measures required by SFWMD include a site-specific pollutant loading
analysis and an additional 50 percent water quality treatment volume.
Basin 2 Pond Site Requirements
Basin 2 limits: Approximately 0.55 miles south of Cypress Canal to Cypress Canal.
The proposed pond sites for Basin 2 would outfall directly to the Cypress Canal. Two potential
pond sites were identified for Basin 2 to avoid impacts to numerous water supply wells and
minimize distance to the canal. Piped conveyance systems to the potential Basin 2 pond sites
would be located within the Wilson Boulevard ROW. The Pond 2 outfall pipes to the Cypress
Canal may be located within the Wilson Boulevard ROW.
Based on the above Design Criteria and the amount of needed treatment and attenuation for
the proposed amount of impervious area, the need for an approximate 4 Acre Pond Site has
been identified for Basin 2.
16.B.8.d
Packet Pg. 311 Attachment: Wilson Blvd Pond Siting Tech Memo Basin 2 (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
Technical Memorandum
Jacobs Engineering Group Inc. 3
Recommendation
Jacobs identified 2 viable options for Basin 2 (see Attachment 1):
• Pond Site 2-1: Consisting of Parcel Numbers 290RDUE2 and 292RDUE1 (Total 4.52 Acres)
• Pond Site 2-2: Consisting of Parcel Numbers 278RDUE and 279RDUE (Total 4.31 Acres)
Pond Site 2-2 was selected as the preferred alternative due to reduced anticipated wetland
impacts. Additionally, Pond Site 2-2 is owned entirely by a single owner, whereas Pond Site 2-1
consists of two owners (a “lot split” request has been filed for parcel 290RDUE, Application No.
PL20230000853).
The parcels identified for Pond Site 2-2 are required for a stormwater pond in Basin 2, and at
this time Jacobs is requesting the County acquire these parcels to accommodate the
stormwater treatment and attenuation needed for the Wilson Boulevard Widening Project.
Regards,
Bill Gramer, PE, AICP – Engineer of Record, Wilson Blvd Widening Design, Jacobs
16.B.8.d
Packet Pg. 312 Attachment: Wilson Blvd Pond Siting Tech Memo Basin 2 (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
Technical Memorandum
Jacobs Engineering Group Inc. 4
Parcel 278RDUE Property Appraiser:
Parcel 279RDUE Property Appraiser:
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Packet Pg. 313 Attachment: Wilson Blvd Pond Siting Tech Memo Basin 2 (27788 : 60229 - 278POND 279POND Wilson Blvd - Brodie)
Technical Memorandum
Jacobs Engineering Group Inc. 5
Attachment 1
Wilson Boulevard Potential Pond Sites Exhibit (Basin 2)
16.B.8.d
Packet Pg. 314 Attachment: Wilson Blvd Pond Siting Tech Memo Basin 2 (27788 : 60229 - 278POND 279POND Wilson