Agenda 10/22/2024 Item #16B15 (Agreement for the purchase of right of way parcel 1376FEE required for the Vanderbilt Beach Road Ext - Phase 2 Project)10/22/2024
Item # 16.B.15
ID# 2024-1079
Executive Summary
Recommendation to approve an Agreement for the purchase of right of way (Parcel 1376FEE) required for the
Vanderbilt Beach Road Ext – Phase 2 Project (Project No. 60249). Estimated Fiscal Impact: $75,500.
OBJECTIVE: To acquire right of way needed for the Vanderbilt Beach Road Extension – Phase 2 Project (the
“Project”), which will extend Vanderbilt Beach Road from 16th Street NE to Everglades Boulevard; provide sidewalks;
a shared use pathway; bike lanes; drainage; and related improvements.
CONSIDERATIONS: Collier County is seeking to purchase a fee simple interest in a parcel of right of way (Parcel
1376FEE) required for construction of the Project. The improved parent tract is owned by Alexi and Vironica Iordan
and is located on the north side of 10th Ave NE. Parcel 1376FEE is 0.37 acres in extent and rectangular in shape.
The attached appraisal report summary prepared by Carlson, Norris & Associates, dated June 25, 2024, estimates the
full compensation amount for Parcel 1376FEE to be $58,700. The attached Purchase and Sale Agreement reflects a
negotiated compensation amount of $75,000. If this parcel is not acquired by negotiation, it will have to be condemned.
Significant risk factors accrue to the County in condemnation actions, including exposure to exorbitant damage claims
and liability for payment of attorney and expert witness fees and costs. Staff accordingly recommends that the Board of
County Commissioners approve the Agreement, as a better result is not expected if Parcel 1376FEE is 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 of $75,500 are required, with the negotiated compensation amount of $75,000 and estimated
closing and recording fees of $500. The primary funding source for the right-of-way acquisition is impact fees through
Road Impact Fee District Funds (3090, 3091, 3092, 3093, Transportation Capital Fund (3081), Project No. (60249).
Should impact fees not be sufficient within a particular project, the secondary funding source will be transportation
capital funds.
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 reviewed by the County Attorney’s Office. If the County needs to
acquire this right of way by eminent domain, the costs of acquisition will be significantly greater than the proposed
compensation and could lead to substantial project delays and costs. With that noted, this item is approved as to form
and legality and requires majority vote for approval. –DDP.
RECOMMENDATIONS:
1. Approve the attached Agreement and authorize the Chairman to execute same on behalf of the Board;
2. Accept the conveyance of parcel 1376FEE and authorize the County Manager, or her designee, to record the
conveyance instrument in the public records of Collier County, Florida;
3. 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
4. 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.
Page 2924 of 7162
10/22/2024
Item # 16.B.15
ID# 2024-1079
PREPARED BY: Robin L. Goldsboro, Property Acquisition Specialist I, Right of Way Acquisition, Transportation
Engineering Division.
ATTACHMENTS:
1. Purchase and Sale Agreement
2. Appraisal Report Summary 1376FEE DOV 5-8-24
3. Aerial - Parcel 1376FEE
Page 2925 of 7162
60249 - Vanderbift Eeach Road Extension - Phase 2
1376FEE
40578600002
PURCHASE AND SALE AGREEMENT
(partial fee simple)
THIS PURCHASE AND SALE AGREEMENT ("Agreement") is entered into this _ day of
2024, by and between ALEXEI IOROAN and VIRONICA IORDAN, lndividually and as Truslees
of The lordan Family Trust, whose mailing address is 29 West Deane Park Dr #1, Toronto, ON, Canada MgB
2R5 (collectively, "Sellel'), and COLLIER COUNTY, a political subdivision of the State of Florida, whose
mailing address is 3299 Tamiami Trail East, c/o County Attorney's Office, Suile 800, Naples, FL 34112 (the
"County").
A. Seller owns certain real property in Collier County, Florida, commonly known as 2965 10h Ave
NE, Naples, FL 34120 (the 'Property'); and
B. The County desires to purchase a portion of Seller's Property as describ€d in Exhibit 'A"
attached hereto (the 'Parcel').
NOW THEREFORE, the parties agree as follows:
1. AGREEMENT TO SELL AND PURCHASE. Seller hereby agrees to sell, and the County hereby
agrees to purchase the Parcel on the terms and conditions set forth in this Agreement.
A. Amount. The compensation payable by the County for the Parcel shall be $75,000.00, subject
to prorations, apportionments, and distribution of sales proceeds provided for in this Agreemenl. No portion of
the compensation is attributable to personal property.
B. Full Compensation. The payment ofthe net sales proceeds to Seller, payable by County check
at Closing (defined below), shall be (i) full compensation for the Parcel, including, without limitation, all
improvements located on the Parcel as of the date of this Agreement; and (ai) full and final settlement of all
other damages and expenses suffered or incurred by Seller in connection with Seller's conveyance of the
Parcel to the County, whether foreseen or unforeseen, including, without limitation, and to the extent
applicable, aftorneys' fees, expert witness fees and costs as provided for in Chapter 73, Florida Statutes.
3. PUBLIC OISCLOSURE. lf Seller holds title to the Property in the form of a partnership, limited
partnership, corporation, trust, or any form of representative capacity whatsoeverfor others, Seller shall, before
the full execution of this Agreement, make a written public disclosure, according to Section 286.23, Florida
Statutes, under oath, subiect to the penalties prescribed for perjury, of the name and address of every person
having a beneficial interest in the Property before the Parcel is conveyed to the County. The foregoing
notwithstanding, (l) if Seller is a corporation registered with the Federal Securities Exchange Commission or
registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to lhe general public, it is exempt
from the provisions of Section 286.23, Florida Statutes, and (ii) the names and addresses of persons or entities
holding less than 5 percent of the beneficial interest in the disclosing entity are not required lo be disclosed.
PROJECT:
PARCEL:
FOLIO:
Recitals:
2. COMPENSATION
1
Page 2926 of 7162
4. CLOSING DATE POSSESSION.
A. Closinq Date. Selleas conve yance of the Parcel to the County (the "Closing") shall occur within
30 days of the County's receipt of all properly executed Closing Documents (defined below). TIME lS OF THE
ESSENCE. The Closing shall take place at the offices of the County's Transportation Engineering Division,
2885 Horseshoe Drive South, Naples, Florida 34104.
B. No Adverse Chanoes, Risk of Loss. The Coun ty's obligation to close shall be contingent upon
the County having determined that, between the date thatthe County completes its due diligence investigations
and inspections under this Agreement and the Closing, there shall have been no adverse changes in the title,
physical condition of the Parcel, or other matters previously approved by the County. Between the date of the
parties' execution of this Agreement and the Closing, risk of loss shall be borne by Seller. lf the Parcel is
damaged prior to Closing, excluding damage caused by the County, Seller shall repair and restore the Parcel
at Seller's expense.
C. Possession. Seller shall remove Seller's personal property, vacate, and surrender possession
of the Parcel to the County at Closing. Seller shall leave the Parcel free ol all personal property and debris
and in substantially the same condition as exists on the date of Selleas execution of this Agreement. The
County shall have the right to inspect the Parcel prior to Closing.
5. CLOSING DOCUMENTS. As soon after the parties' execution of this Agreement as is possible,
Seller shall (i) provide the County with a copy of Seller's property survey and title insurance policy for the
Property, if any, and (ii) deliver the following documents to the County, properly executed and in a form
approved by the Collier County Attorney's Office (the "Closing Documents")l
Warranty Deed;
Closing Statementl
Affidavit of Title;
Form W-9 (Request for Taxpayer ldentification Number and Certification);
Evidence of legal authority and capacity of the individual executing this Agreement on behalf of
Seller to execute and deliver this Agreement and the Closing Documents;
A Satisfaction, Partial Release, or Termination from the holder of each mortgage or other lien
open of record encumbering the Parcel,
A Partial Release or Termination of any leases or rental agreements that encumber the Parceli
A Termination, Vacation or Subordination of any existing easement that encumbers the Parcel,
if required by the County; and
Such other documents as the County or title company deems necessary or appropriate to clear
title to the Property.
Following the Closing, Seller shall execute any and all additional documents as may be requested by the
County or title company to correct clerical errors, clear title, or otherwise carry out the intent of the parties.
6. CLOSING COSTS AND DEDUCTIONS
A. County's Closinq Costs. At Closin g, the County shall pay (i) the recording fees to record the
conveyance instrument(s) and any curatave instruments required to clear title; and (ii) the cost of an owner's
policy of title insurance if the County elects lo obtain one. Additionally, the County may elect to pay reasonable
costs incurred and/or processing fees required by mortgagees or other lien holders in connection with the
delivery of properly executed Satisfaction, Releases, or Terminations of any liens open of record encumbering
the Property. TheCountyshall have sole discretion as to what constitutes "reasonable costs and/or processing
fees. "
B. Seller's Closino Costs. At Closin g. Seller shall pay (i) all state documentary stamp taxes
required on the conveyance instrument(s) in accordance with Section 201.01, Florida Statutes, unless the
Property is acquired under the threat of condemnation, in which case the conveyance is exempt from state
documentary slamp taxes; (ii) any apportionment and distribution of the full compensation amount provided
(0
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(i)
2
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(b)
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Page 2927 of 7162
for in this Agreement that may be required by any mortgagee, lien holder, or other encumbrance holder as
payoff, paydown, or for the protection of its security interest, or as consjderation due to any diminution in the
value of its prope(y right (iii) all taxes and assessments that are due and payable; and (iv) the full amount of
condominium/homeowner association special assessments and governmentally imposed liens or special
assessments (other than CDD/I\4STU assessments) which are a lien or a special assessment that is certain
as to the identity of the lienor or assessor, the property subject to the lien or special assessment, and the
amount of the lien or special assessment. lf the Property is located within a Community Development District
("CDD") or Municipal Service or Benefit Taxing Unit ("MSTU"), the County shall assume any outstanding capital
balance on the Parcel.
C. Prorations. The followin g items shall be prorated as of the date of Closing, with the County
entitled to the date of Closing: (i) ad valorem taxes based upon the most current assessment available, without
discount, provided that if the current year's tax bill is not yet available, but a TRllvl Notice has been issued, the
ad-valorem taxes shall be prorated based upon the amount set forth therein; (ii) condominium/homeowner
association assessments (other than those required to be paid in full under subparagraph B of this paragraph),
and (iii) CDD/MSTU operating and maintenance assessments.
7. IRRIGATION SYSTEM AND MISCELLANEOUS I MPROVEMENTS.
A. Relocation. Seller agrees to relocate existing irrigation, electrical, or other systems located on
the Parcel, if any, including, but not limited to, irrigation lines, sprinkler valves, electrical wiring, etc. ("Systems"),
prior to the commencement of construction, without any further notification from the County. Seller assumes
full responsibility for the relocation of all Systems and their performance on the remainder property after
relocation. Seller holds the County harmless for any and all posslble damage to the Systems in the event
Seller fails to relocate the Systems prior to the commencement of construction.
B. Retention of lmprovements. Seller acknowled ges that the County has compensated Seller for
the value of all improvements and landscaping (" lmprovements") located within the Parcel, and yet the County
is willing to permit Seller to salvage said lmprovements provided same are removed from the Parcel prior to
the commencement of construction. lf Seller elects to retain any lmprovements located on the Parcel, Seller
is responsible for their removal prior to the commencement of conslruction, without any further notification from
the County. All lmprovements remaining on the Parcel at the time of commencement of construction shall be
deemed abandoned by Seller.
C. This section shall survive Closing and is not deemed satisfied by conveyance of title.
8. INSPECTIONS.
A. lnspections. Followin g the date of the parties' execution of this Agreement, the County shall
have the right, at its sole cost and expense, to conduct whatever investlgations and inspections of the Parcel
that it deems appropriate, including, without limitation, a title examination, property survey. appraisal,
environmental assessments, enganeering studies, soil borings, determination of compliance ofthe Parcel with
applicable laws, and the like. Seller shall provide the County with reasonable access to the Parcel to conduct
on-site inspections. The County shall promptly repair any damage to the Parcel caused by such on-site
inspections.
B. Countv's Riqht to Terminate. Notwithstanding anything in this Agreement to the contrary, the
County's obligations under this Agreement to purchase the Parcel are contingent upon the County's
satisfaction with the Parcel, including, without limitation, as revealed by the County's investigations and
inspections as set forth hereln. lf, prior to the Closing, the County adentifies any objectionable matters and
determines that such objections cannot be resolved to the County's satisfaction through reasonable diligence,
within a reasonable period of time, and at a reasonable cost, all as determined by the County in its sole
discretion, the County shall have the right to terminate this Agreement by written notice to Seller, whereupon
neither party shall thereafter have any rights or oblagations under this Agreement. The County may, but shall
not be required to, provide Seller with an opportunity to rectify such objections.
3
Page 2928 of 7162
9. SELLER'S REPRESENTATIONS ANo WARRANTIES. Seller makes the followrn s
representations and warranties on the date of Seller's execution of this Agreement, and shall be deemed to
have repeated same at Closang:
(b) No tenant or other party has any right or option to acquire the Parcel or to occupy the Parcel, or,
if applicable, Seller shall disclose same to the County in the applicable Closing Documents.
(c) Selleis title to the Property is free and clear of all mortgages and other liens and encumbrances,
except as may be disclosed in the title commitment, title report, or attorney title opinion obtained
or to be obtained prior to the Closing.
(d) Between the date of Seller's execution of this Agreement and the Closing, Seller shall not do
anything to encumber the title to the Property, or convey the Parcel to a third party, or grant to
any third party any rights of any kind with respect to the Parcel, or do anything to change or
permit to be changed the physical condation of the Parcel, without in each instance obtaining the
County's prior written consent, which may be granted or withheld in the County's sole discretion.
(e) No maintenance, construction, advertising, management, leasing, employment, service, orother
contracts affecting the Parcel shall remain in effect following the Closing.
(f) There are no governmental proceedings or investigations ofany kind, formal or informal, civil or
criminal, pending or threatened, that may atfect the Property or adversely affect Selleis ability
to perform Seller's obligations under this Agreement.
(S) The Property is in compliance with all federal, state and local laws, including, without limitation,
environmental laws; no unsafe levels of radon. mold, lead, or other pollutants or hazardous
substances have been used, generated, stored, treated, or removed from the Property, nor is
there any lawsuit, proceeding, or investigation regarding same; the Property has never been
used as a landflll, and there are no underground storage tanks on the Property; there has been
no spill. contamanation, or violation of environmental laws pertaining to any contiguous property;
and Seller has not received notice and otherwise has no knowledge of any existing or threatened
environmental lien against the Property.
(h) None of the improvements located on the Parcel, if any, encroach upon adjoining properties,
and no improvements located on adjoining properties encroach upon the Parcel.
10. DEFAULT REMEDIES lf either party fails to perform any of its obligations under this Agreement
and fails to cure such failure within 15 days after receiving written notice thereof from the non-defaulting party,
the non-defaulting party shall have the right to terminate this Agreement by giving written notice of termination
to the defaulting party; without limitation of any other raghts and remedies available to the non-defaulting party
at law or in equity, including, without limitation, the rlght to seek specific performance, and to recover damages,
including attorney fees and court costs, in connection with such default; all rights and remedies being
cumulative.
11. INDEMNIFICATION; WAIVER OF CLAIMS. Seller shall indemnr fy, defend, and hold the County
harmless from and against all claims and actions asserted against the County, and all damages, losses,
liability, penalties, fines, costs and expenses, including, without limitation, attorney fees and court costs,
suffered or incurred by the County, arising from (i) Seller's representations and warranties in this Agreement
or in any of the Closing Documents if untrue; or (ii) Selleas failure to perform any of Seller's obligations under
this Agreement, irrespective of whether the County delivers a written notice of default to Seller; or (iii) injuries,
accidents or other incidents occurring on the Property prior to Closing.
4
(a) Seller is the sole owner of fee simple title to the Property and has full right, power, and authority
to own and operate the Property, to execute this Agreement, and to fulfill Seller's obligations
under this Agreement and the Closing Documents.
Page 2929 of 7162
12. NOTICES. All notices given by either party to the other under this Agreement shall be in writing
and shall be personally delivered, or delivered by a traceable courier, or mailed by U.S. certified mail, to the
parties at their respective addresses set forth in the introductory paragraph of this Agreement, or such other
address as may be specified by either party from time to time by written notice to the other party. Notices shall
be deemed given on the date of receipt if personally delivered, or delivered by courier, or 3 days after mailing.
13. GENERAL PROVISIONS.
A. Successors and Assiqns. This Agreement shall inure to the benefit of and be bindjng upon the
parties and their respective heirs, executors, personal representatives, successors and permitted assigns
B. Assiqnment. The parties shall not assign any rights or obligations under this Agreement to a
third party without the prior written consent of the other party.
C. Entire A reement. This Agreement constitutes the entire agreement of the parties as pertains
to the subject matter hereof, and there are no prior or contemporaneous written or oral agreements,
undertakings, promises, warranties, or covenants not contained herein.
E. Time Periods. lf an y deadline or expiralion of any time period provided for hereunder falls on a
Saturday, Sunday or legal holiday, such deadline or expiration shall be extended to the following business day
F. Survlval. All provisions of this Agreement that are not, or by their nature cannot be, performed
prior to the Closing, including, without Iimitation, Selleis representations, warranties, indemnity obligations,
shall survive the Closing.
G. Severabilitv. lf an y provision of this Agreement is determined to be legally invalid or
unenforceable, such provision shall be severed from this Agreement, and the remaining provisions of this
Agreement shall remain in full force and effect.
H. No Waiver. No party shall be deemed to have waived its right to enforce any specific provision
of this Agreement unless such waiver is in writing. Any such written waiver shall be applicable only to the
specific instance to which it relates and shall not be construed as a continuing waiver as to future instances or
as a waiver of any other provision.
l. Governinq Law: Venue. This Agreement shall be governed and construed in accordance with
the laws of the State of Florida. All disputes arising under this Agreement shall be brought solely in the courts
in Collier County. Florida, and the parties hereby agree to said venue.
ISignature Page Follows]
5
D. Amendments. All amendments to this Agreement must be in writing and signed by both parties.
Page 2930 of 7162
lN WTNESS WHEREOF, the parties have executed this Agreement on the dates indicated below,
effective as of the date this Agreement is executed by the County.
Date: Sabl 0b ,zozq
ALEXEI IORDAN, lndividually
The lordan Family Trust
and as T tee of
VIRONICA IORDAN, lnd ivid ually an s Trustee
of The lordan Family Trust
DEREK D. PERRY, ESQ,
Assistant County Attorney
Naba
Not rY Pu
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1000-10 Four Seasons
the Provin@ ol Ontario
Place
Toronto ,ON MgB 6H7
Phone 41662470',11
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Email: in(o@ndlaw ca
Legal Advice Sought or Given-.r
6
Last Revised 3/22l23
A[pr{ved as to form and legality:
SELLER:
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Page 2931 of 7162
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LT BEACH ROAD
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SQUARE FEET
PROPOSED FEE SIMPG ACOUEMON
OFRC'AL RECORDS (BOOXiIPAGO
PROPOSED FEE SIMPI..E PARCEL
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D II3,/Elr lUD | 04/23 /2021
I.ICAL DESCN|PNON FOR PARCEL I376FEE
A PORTION OF 1RACT I1I, MLDEN GATE ESIATES UTIIT 75, AS RECORDED IN PI"AT EOOX 5, PA6E
1I, OF ]HE PUBUC RECORDS OF COI.IIER COUNTY, FLORIOA, LYING IN SECTION 3I, TOTVI{SHIP 48
SOUIH, RANCE 28 EASI, COLLIER COUNTY, FLORIDA AENG MORE PARNCULARLY DESCRIBED AS
FOtLOllS:
Tl.{E NORTH IOO FEET OF IHE IVEST 165 FEET OF SAJO IRACT I11.
CONTAINING 16,500 SUARE FEEI, AISO EENG OJ7 rcRES, MORE OR LESS
Digitally signed
by L4ichael
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Date:
2024.O4.23
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SKETCH & OESCRIPTION ONLY
NOT A BOUNDARY SURVEY acrjlr 1'-160'
FOR: COLIER COUNTI CO!'ERNMO{T AOAFo Ol COUNTY COMMISSIONERS
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Page 2932 of 7162
1919 Courtney Drive | Fort Myers, FL 33908 | Phone 239.936.1991 | www.carlsonnorris.com
APPRAISAL REPORT
Prepared For:
Collier County Transportation
Engineering Division
Attention: Lisa Barfield
Review Appraiser
2885 South Horseshoe Drive
Naples, Florida 34104
Prepared By:
ON, NORRIS &
Carlson, Norris & Associates
1919 Courtney Drive, Suite 14
Fort Myers, FL 33901
(239) 936-1991
www.carlsonnorris.com
File #20-100
VANDERBILT BEACH ROAD EXTENSION – 1376FEE
2965 10th Avenue NE
Naples, Florida 34120
File #20-100
Our File #: 24-143
Purchase Order #: 4500230717
Project#:
60249
Phase 2
Page 2933 of 7162
1919 Courtney Drive | Fort Myers, FL 33908 | Phone 239.936.1991 | www.carlsonnorris.com
Real Estate Valuation Experts
Trusted since 1985
June 25, 2024
Collier County Transportation Engineering Division
Attention: Lisa Barfield
Review Appraiser
2885 South Horseshoe Drive
Naples, Florida 34104
Re: 2965 10th Avenue NE
Naples, Florida 34120
Acquisition Parcel: 1376FEE
Our File Number: 24-143
To Whom it May Concern,
At your request and authorization, Carlson, Norris, and Associates has completed an appraisal presented in
an Appraisal Report for the recommendation for compensation of the acquired taking area from the
subject parcel. The “As Is” recommendation for compensation opinion is made under market conditions
prevailing as of May 8, 2024.
The subject parent tract of this appraisal is a 2.50 gross acre site that can be located at 2965 10th Avenue
NE in Naples, Florida 34120. The parent parcel is located along the northernly side of 10th Avenue NE with
165 feet of frontage along 10th Avenue NE. The parent parcel is rectangular and contains a total of 2.50
acres or approximately 108,900 square feet +/-. The parcel is improved with a single-family residence that
contains approximately 1,528 square feet of net area that was constructed in 1992. Site Improvements
include gated access, landscaping, and utilities.
The parts taken, parcel 1376FEE is a proposed fee simple taking which will allow for the extension of
Vanderbilt Beach Road. Plans for phase two include a new two-lane roadway with a footprint to allow for a
four-lane roadway, or a six-lane roadway if required. The part taken is a 100 feet deep strip of area of the
northernly portion or rear of the subject site that is rectangular and contains 16,500 square feet or 0.38
acres. The acquisition area does not contain any improvements and primarily consists of native vegetation.
Data, information, and calculations leading to the value conclusion are incorporated in the report following
this letter. The report, in its entirety, including all assumptions and limiting conditions, is an integral part of,
and inseparable from, this letter. Any special assumptions and limiting considerations were especially noted
in Section 7 of this report. Your attention is directed to these General Assumptions and Limiting Conditions
which are part of this report.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and the
reasoning leading to the opinion of value. The analyses, opinions and conclusions were developed based
on, and this report has been prepared in conformance with, our interpretation of the guidelines and
recommendations set forth in the Uniform Standards of Professional Appraisal Practice (USPAP) of the
Appraisal Foundation, the requirements of the Code of Professional Ethics and Standards of Professional
Appraisal Practice of the Appraisal Institute.
Page 2934 of 7162
COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
CARLSON, NORRIS, & ASSOCIATES
2
Collier County Transportation Engineering Division
June 25, 2024
Page 2
Based on the analysis contained in the following report, our recommendation for compensation for the
acquisition of the 1376FEE taking is concluded as follows:
Compensation Conclusion 1376FEE
Part Taken
Land $26,600
Improvements $0
Total: $26,600
Damages $32,100
Cost to Cure $0
Total Compensation $58,700
Please refer to the attached appraisal report, plus exhibits, for documentation of the value estimates
contained herein. It has been a pleasure to assist you in this assignment. If you have any questions
concerning the analysis, or if Carlson, Norris and Associates can be of further service, please contact
us.
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Michael P. Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Zachary Kazak
State-registered trainee appraiser RI24996
Page 2935 of 7162
COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
CARLSON, NORRIS, & ASSOCIATES
3
Certification of Michael P. Jonas, MAI, AI-GRS, CCIM
I certify to the best of my knowledge and belief:
x The statements of fact contained in this report are true and correct.
x The reported analyses, opinions, and conclusions are limited only by the reported assumptions and
limiting conditions and is our personal, impartial and unbiased professional analyses, opinions, and
conclusions.
x I have no present or prospective interest in or bias with respect to the property that is the subject of
this report and have no personal interest in or bias with respect to the parties involved with this
assignment.
x My engagement in this assignment was not contingent upon developing or reporting predetermined
results.
x My 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.
x This appraisal assignment was not based upon a requested minimum valuation, a specific
valuation, or the approval of a loan.
x My analyses, opinions, and conclusions were developed, and this report has been prepared, in
conformity with the Uniform Standards of Professional Appraisal Practice of The Appraisal
Foundation and the requirements of the Code of Professional Ethics and the Standards of
Professional Appraisal Practice of the Appraisal Institute, as well as the requirements of the State of
Florida relating to review by its duly authorized representatives.
x The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
x Michael P. Jonas has completed the requirements of the continuing education program of the
Appraisal Institute. Certification is current through November 30, 2024.
x Michael P. Jonas has made a personal inspection of the property that is the subject of this report.
x I, the supervisory appraiser of a registered appraiser trainee who contributed to the development or
communication of this appraisal, hereby accepts full and complete responsibility for any work
performed by the registered appraisal trainee named in this report as if it were my own work.
x Zachary Kazak, Registered Appraiser Trainee License: RI24996, contributed twenty hours relating
to development, research, inspection, and writing of this report.
x Michael P. Jonas has extensive experience in the appraisal/review of similar property types.
x Michael P. Jonas is currently certified in the state where the subject is located and has completed
the continuing education requirements set forth with the State of Florida. Certification is current
until November 30, 2024.
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AERIAL – PARCEL 1376FEE
(Vanderbilt Beach Road Extension Phase 2 Project No. 60249)
/
12th Ave NE
10th Ave NE
PARCEL 1376FEE
Page 2937 of 7162