Agenda 08/27/2024 Item #11B (Barron Collier Companies property exchange proposal for 439 acres (+/-) at County-owned Camp Keais for property)08/27/2024
EXECUTIVE SUMMARY
Recommendation to consider and provide direction relative to Barron Collier Companies’ property exchange
proposal for 439 acres (+/-) at County-owned Camp Keais for property.
_____________________________________________________________________________________
OBJECTIVE: To determine if the Board would like to consider the exchange of 439 acres (+/-) at Camp Keais for
property at Silver Strand owned by Barron Collier Companies.
CONSIDERATIONS: On March 9, 2021, the Board approved the Purchase of 1,046.19 acres (“Property”) for
$13,600,470, which was based on a rate of $13,000 per gross acre of land. It was noted in staff’s executive
summary that the future Camp Keais Campus would provide a benefit to the County for relocating the fairgrounds
as well as providing opportunities for utilization by Parks & Recreation, Public Safety, hurricane debris
management, horticultural processing, and workforce housing.
Section 8.03 of the Purchase and Sale Agreement approved by the Board states:
It is acknowledged that Purchaser intends to re-locate the Collier County fairgrounds to the
Property and to also construct a swamp buggy recreational and/ or racing facility on a portion of
the Property. Purchaser will endeavor to locate the fairgrounds and proposed swamp buggy
facilities as far south and east as reasonably feasible from the intersection of Oil Well Road and
Camp Keais Road in conjunction therewith.
The Barron Collier Companies has proposed exchanging approximately 439 acres at Camp Keais for 439 acres
within its Silver Strand, as detailed in its attached letter of intent.
The Fair Board and Swamp Buggy have submitted letters of intent to purchase property at Camp Keais. The Fair
Board is leasing the current fairgrounds from the County under an agreement that expires in 2037. The Fair Board
is interested in purchasing over 100 developable acres with access to Oil Well Road. The Swamp Buggy
representatives did not request a specific acreage amount but during discussions indicated an interest in acquiring
100 acres.
If the Board provides direction for staff to pursue the proposed land transaction, staff recommends appraising both
the Camp Keais property and the property owned by Barron Collier Companies and conducting other appropriate
due diligence. Staff would also recommend that Barron Collier Companies be responsible for reimbursing the
County for all costs related to the proposed land exchange. Finally, the option for a cash transaction should also be
considered.
FISCAL IMPACT: As provided above, Camp Keais was purchased for approximately $13,000 per acre. It is
assumed the value today is significantly higher. Initial funding for appraisals and due diligence is available in the
Camp Keais Property Project within County Wide Capital Fund (3001). Barron Collier Companies will reimburse
these costs. The Camp Keais property is financed through the Series 2020B Taxable note. The final payment on
the note is October 1, 2029, the current principal and interest balance attributable to Camp Keais is approximately
$9.6M.
GROWTH IMPACT: There is no growth management impact at this time.
LEGAL CONSIDERATION: This item has been reviewed by the County Attorney, is approved as to form and
legality and requires majority vote for approval. -JAK
RECOMMENDATION: To consider and provide direction relative to Barron Collier Companies’ property
exchange proposal for 439 acres (+/-) at County-owned Camp Keais for property at Silver Strand owned by Barron
11.B
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08/27/2024
Collier Companies and if the Board directs staff to investigate further, all appraisal and pre -contract expenses will
be reimbursed by Barron Collier Companies.
Prepared by: Jennifer A. Belpedio, Manager, Facilities Division
ATTACHMENT(S)
1. Letter of Interest - Barron Collier (PDF)
2. Letter to County Manager - Barron Collier (PDF)
3. Silver Strand Swap Parcel - Barron Collier (PDF)
4. Swap Parcel Exhibit County - Barron Collier (PDF)
5. Letter of Interest - Swamp Buggy (PDF)
6. Camp Keais In House Estimate of Value (PDF)
7. Letter of Intent - Fair Board (PDF)
8. Back Up Documents from 2021 Item (PDF)
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08/27/2024
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.B
Doc ID: 28907
Item Summary: Recommendation to consider and provide direction relative to Barron Collier Companies’
property exchange proposal for 439 acres (+/-) at County-owned Camp Keais for property. (Ed Finn, Deputy
County Manager)
Meeting Date: 08/27/2024
Prepared by:
Title: Manager - Real Property – Facilities Management
Name: Jennifer Belpedio
08/07/2024 9:30 AM
Submitted by:
Title: – Facilities Management
Name: John McCormick
08/07/2024 9:30 AM
Approved By:
Review:
Facilities Management Jennifer Belpedio Manager - Real Property Completed 08/07/2024 9:42 AM
Facilities Management Jennifer Belpedio Director - Facilities Skipped 08/07/2024 12:06 PM
County Attorney's Office Sally Ashkar Level 2 Attorney Review Completed 08/07/2024 12:13 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 08/07/2024 12:18 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 08/07/2024 12:22 PM
Office of Management and Budget Christopher Johnson OMB Reviewer Completed 08/14/2024 1:12 PM
County Attorney's Office Scott Teach CAO Reviewer Completed 08/21/2024 4:34 PM
County Manager's Office Ed Finn Level 4 County Manager Review Completed 08/21/2024 4:56 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 08/27/2024 9:00 AM
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BARRON COLLIER COMPANIES - 2600 GOLDEN GATE PARKWAY - NAPLES, FLORIDA 34105 - 239.262.2600 - BARRONCOLLIER.COM
June 5, 2024
Ms. Amy Patterson, County Manager
Collier County Board of County Commissioners
3299 Tamiami Trail East, Suite 202
Naples, FL 34112-5746
Manager Patterson,
Barron Collier Companies (the “Land Owner”) is pleased to present the following Letter of Intent (“LOI”)
outlining terms under which the Land Owner intends to negotiate in good faith, a mutually acceptable
Purchase and Sale Agreement (“PSA”) for the exchange of (“BC Property”) owned by the Land Owner with
(“CC Property”) owned by Collier County. The terms of this LOI are non-binding but intended to outline the
general terms of the proposed land exchange. To accept this LOI and begin negotiation of the detailed terms
of the transaction, please sign below and return a copy to the Land Owner at your earliest convenience.
BC PROPERTY: Approximately 439 Acres (+/-), “BC Property” of vacant land located on Immokalee
Road., Immokalee, FL 34142 and generally shown on Exhibit A attached.
CC PROPERTY: Approximately 439 Acres (+/-), “CC Property” of vacant land located on Oil Well Road.,
Immokalee, FL 34142 and generally shown on Exhibit B attached.
PURCHASE PRICE: Even value swap.
PROPOSED TERMS: Collier County will hire two appraisers that will work with County staff and
representatives from Barron Collier Companies to evaluate BC Property and CC
Property in the current condition with the intent of trying to size the actual swap areas
to be equal in value. The cost of the appraisal work will be split equally between the
parties. The parties agree to work cooperatively to include terms within the final PSA
that identify any fair and reasonable restrictions on the swap lands which would be
included in restrictive covenants to be recorded at closing.
11.B.a
Packet Pg. 22 Attachment: Letter of Interest - Barron Collier (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
BARRON COLLIER COMPANIES - 2600 GOLDEN GATE PARKWAY - NAPLES, FLORIDA 34105 - 239.262.2600 - BARRONCOLLIER.COM
PROPERTY EXHIBIT A:
11.B.a
Packet Pg. 23 Attachment: Letter of Interest - Barron Collier (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
BARRON COLLIER COMPANIES - 2600 GOLDEN GATE PARKWAY - NAPLES, FLORIDA 34105 - 239.262.2600 - BARRONCOLLIER.COM
PROPERTY EXHIBIT B:
11.B.a
Packet Pg. 24 Attachment: Letter of Interest - Barron Collier (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
BARRON COLLIER COMPANIES - 2600 GOLDEN GATE PARKWAY - NAPLES, FLORIDA 34105 - 239.262.2600 - BARRONCOLLIER.COM
Sincerely,
Nick Casalanguida
Nick Casalanguida
Senior VP of Development
Accepted by Collier County: Date:
Name:
11.B.a
Packet Pg. 25 Attachment: Letter of Interest - Barron Collier (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
11.B.bPacket Pg. 26Attachment: Letter to County Manager - Barron Collier (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
Low Intensity Low Impact
Swamp Buggy &Fair Grounds
FutureCCSO SR 29Immokalee RDStockade RD
Camp Keais RDKai
c
a
s
a
L
N
Complex DRArden AVE
S 1st STSgt Joe Jones RDNancy Motlow CT Dom STLena Frank DRSource: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Legend
Silver Strand Boundary
Immokalee Urban Boundary
Swamp Buggy & Fair Grounds 197 Acres
Compatible Uses with Residential / Low Intensity / Low Impact 175 Acres
Future CCSO Site 67 Acres
Silver Strand Swap Parcel F 409 Acres
BCP North of SSIII 30 Acres
150' Vegetated Buffer
Proposed Swap Parcel FLUCCS Uplands 370 AcresWetlands 52 AcresWater Bodies 17 Acres
Document Path: P:\01 CIA Files\05 Closing Files - 2024\_General\Collier County Camp Keais to Silver Strand\GIS Files\Draft Exhibit 4.mxd
439 Acres
11.B.c
Packet Pg. 27 Attachment: Silver Strand Swap Parcel - Barron Collier (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
607 Acres
302 Acres
439 Acres
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Legend
Collier County Camp Keais 1046 AcresProposed Swap Parcel 439 AcresUplands within Swap Parcel 338 AcresWetlands within Swap Parcel 101 AcresOther Land Owned by BCC 302 AcresCSC FARM LLCCollier County Remainder
11.B.d
Packet Pg. 28 Attachment: Swap Parcel Exhibit County - Barron Collier (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
11.B.ePacket Pg. 29Attachment: Letter of Interest - Swamp Buggy (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
11.B.ePacket Pg. 30Attachment: Letter of Interest - Swamp Buggy (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
Land Valuation Review
Camp Keais Project
Recent Sales History for Camp Keais.
Collier County purchased t,O49 a es 4lL3|2O2L for 5L3,553,200 dollars at 512,920 per acre.
. The current estimated value ofthe subject property is 516,050,000 dollars.
1,049ac x S15,300 per acre = S16,049,700 rounded to be $16,050,000 dollars.
The Delta (appreciation) 78.4%yr / 3yr = 6.13% per year.
Future Land Use (Hypothetical use for potential landowners.)
. County Fair Grounds - The present land use where they are located is MpUD Zoning.
lf the Camp Keais property went through the zoning process and obtained a CU or
MPUD Zoning to accommodate their current use, the acreage value will increase to
S19,ooo per acre.
. Swamp Buggy - The present land use where they are located is MPUD Zoning.
lf the Camp Keais property went through the zoning process and obtained a CU or
MPUD Zoning to accommodate their current use, the acreage value will increase to
S19,000 per acre.
o Other users - The above estimated acreage value is for potentially larger land
purchases. Smaller land purchasers 10 acres or less, the per acreage value is 525,000 per
acre with entitlements. (The same value per acre Collier County is paying in the
Rivergrass Communities.)
7/30/2024
Roosevelt Leonard R/W-AC, Review Appraiser ll
Faciities Management Building 3335 Tamiami Trail E Suile 102 Naptes, Ftorida 34112 239-252-8380
11.B.f
Packet Pg. 31 Attachment: Camp Keais In House Estimate of Value (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
5348 RepoEt pmperty Inlomration
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11.B.f
Packet Pg. 32 Attachment: Camp Keais In House Estimate of Value (28907 : Camp Keais Letter of Interests Fair Swamp
I sualecr PRoPERTY BouNDARY
i Too,nCCESSEASEMENTNEEDED
4365 RAOTO ROAD
surTE 201
NAPLES, FL 3'10'
2t9-{344060
COLLIER COUI.ITY CAIIP KEAIS
LOCATION:
COLLIER COUNTY, FL
CLIENI:
COLLIER COUNTY
Exhibit "E"
EXHIBIT DESC:
ACCESS EASEMEilT LOCATIOil . EXHIBIT'H'
NOTES
b&d4rl&
11.B.f
Packet Pg. 33 Attachment: Camp Keais In House Estimate of Value (28907 : Camp Keais Letter of Interests Fair Swamp
EDWARD K. CHEFFY
Board Certified Civil Trial Lawyer
Board Certified Business Litigation Lawyer
JOHN M. PASSIDOMO
Co-Founder (1952 – 2024)
LOUIS D. D’AGOSTINO
Board Certified Appellate Practice Lawyer
DAVID A. ZULIAN
Board Certified Construction Lawyer
CLAY C. BROOKER
Board Certified City, County and
Local Government Lawyer
DEBBIE SINES CROCKETT
821 Fifth Avenue South
Naples, Florida 34102
Telephone: (239) 261-9300
www.napleslaw.com
RACHAEL S. LOUKONEN
Board Certified Business Litigation Lawyer
BRIAN J. THANASIU
Board Certified Real Estate Lawyer
C. LANE WOOD
Board Certified Real Estate Lawyer
KIMBERLY D. SWANSON
JONATHAN R. FITZMAURICE
CHELSEA L. BRANCO
Of Counsel:
GEORGE L. VARNADOE
May 17, 2024
Collier County Board of County Commissioners
3299 Tamiami Trail East, Suite 303
Naples, Florida 34112
Re: Collier County Fair Board’s Letter of Interest
to Purchase Portion of Camp Keais Campus
Honorable Commissioners:
This firm represents Collier County Agricultural Fair & Exposition, Inc. (“the Fair
Board”), which organizes the annual fair and other events at its current location
on Immokalee Road and 39th Avenue NE (“the 39th Avenue NE Property”).
The Fair Board submits this letter to inform the Board of County Commissioners
of its interest in purchasing a portion of the 1,046-acre property known as the
Camp Keais Campus to serve as the future location of the annual fair and other
events organized by the Fair Board. For those events, the Fair Board would
require a minimum of 100 usable/developable acres of the Camp Keias Campus,
which acreage would have direct access to Oil Well Road. The 100+ acres should
be located toward the west property line of the Camp Keais Campus to avoid any
potential incompatibility with the proposed Rod and Gun Club development
immediately east of the Camp Keias Campus. Ideally, the 100+ acres would abut
the Oil Well Road/Camp Keias Road intersection (at the northwest corner of the
Campus) to allow for efficient traffic management during events.
11.B.g
Packet Pg. 34 Attachment: Letter of Intent - Fair Board (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
4881-2215-3406, v. 3
The purchase price of the 100+ acres is negotiable, and the Fair Board is willing to
place a refundable deposit towards the purchase price in escrow until due
diligence investigation is complete and land use entitlements are obtained. By
way of example, the Rural Agricultural zoning of the Camp Keais Campus requires
conditional use approval by the Board of County Commissioners for the various
uses that the Fair Board would put to the 100+ acres. A tentative list of those
uses is attached hereto.
Other details associated with the proposed purchase by the Fair Board (including
utility service to the property and the possible early termination of the Fair
Board’s lease of the 39th Ave NE Property) can be addressed and resolved during
the contract negotiations. Thank you for your attention to this matter, and I am
happy to answer any questions you may have.
Sincerely,
/s/ Clay C. Brooker
Clay C. Brooker
Cheffy Passidomo, P.A.
cc: Client
Ed Finn, Deputy County Manager
Jennifer Belpedio, Esq., Manager – Property Acquisition
11.B.g
Packet Pg. 35 Attachment: Letter of Intent - Fair Board (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
4881-2215-3406, v. 3
Fair Board’s Tentative List of Uses for the 100+ Acres
(1) Annual County Fair
(2) 4H events
(3) Boy Scouts Rocket Day
(4) Country Jam
(5) Demolition Derby
(6) CCSO-sponsored “Junior Deputy Day”
(7) Magic of Lights Show (Nov through Jan 1 of each year)
(8) Community Events, such as arts and crafts shows, boat shows, gun shows,
concerts, Christmas tree sales, Haunted Walk, rodeos, BBQ cook-offs, Pop
Warner football awards parties, flea markets, and fundraisers
(9) Campground/camping
(10) Remote or radio controlled (“R/C”) airplane field
(11) Motorcycle rider education and endorsement classes
(12) Collier County School events, such as field trips and job fairs
(13) CCSO events and training
(14) Fire District events and training
(15) County emergency debris collection site
(16) FPL emergency staging area
(17) Birthday and wedding celebrations
(18) Community Event Center facilities
(19) Passive recreational facilities, such as parks, playgrounds, and
bicycle/hiking/nature trails
11.B.g
Packet Pg. 36 Attachment: Letter of Intent - Fair Board (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
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Packet Pg. 109 Attachment: Back Up Documents from 2021 Item (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
11.B.h
Packet Pg. 110 Attachment: Back Up Documents from 2021 Item (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
11.B.h
Packet Pg. 111 Attachment: Back Up Documents from 2021 Item (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)
11.B.h
Packet Pg. 112 Attachment: Back Up Documents from 2021 Item (28907 : Camp Keais Letter of Interests Fair Swamp Barron Collier)