Agenda 01/28/2025 Item #16B 1 (Approve drainage easement for West Goodlette-Frank Rd. Area Stormwater Improvement Project Phase 2)1/28/2025
Item # 16.B.1
ID# 2024-2317
Executive Summary
Recommendation to approve an Agreement for the purchase of a drainage easement (Parcel 148DE) required for the
West Goodlette-Frank Road Area Stormwater Improvement Project Phase 2 (Project No. 60142). Estimated Fiscal
Impact: $46,328.
OBJECTIVE: To acquire a drainage easement needed for the West Goodlette-Frank Road Area Stormwater
Improvement Project Phase 2 (the “Project”), which will provide a central collection system, upgrade the potable water
infrastructure in the area, and provide stormwater drainage improvements.
CONSIDERATIONS: Collier County is seeking to purchase a drainage easement (Parcel 148DE) needed for the
Project. The improved parent tract is located along the south side of Sperling Court and is owned by Jason T. Brick.
Parcel 148DE is 5,849 square feet in extent, is an irregular polygon in shape, and is located on the south side of the
parent tract.
The attached appraisal summary prepared by RKL Appraisal and Consulting, dated February 8, 2023, estimates the full
compensation amount for Parcel 148DE to be $30,400. The attached Purchase and Sale Agreement reflects a negotiated
compensation amount of $42,000, plus attorney’s fees in the amount of $3,828. 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 damages claims and liability for payment of additional 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 148DE is condemned.
This item is consistent with the Collier County strategic plan objective to design and maintain an effective stormwater
management system.
FISCAL IMPACT: Funds in the amount of $46,328 will be required, being the negotiated compensation amount of
$42,000, attorney fees of $3,828, and estimated miscellaneous closing and recording fees in the amount of $500. The
funding source for the acquisition of the easement is Stormwater Capital Improvement Fund (3050), WGF Storm
Improvement Project (60142).
No maintenance costs are anticipated until such time as the project is constructed.
GROWTH MANAGEMENT IMPACT: This Project is in accordance with the goals, objectives, and policies of all
applicable sections of the Stormwater Management Sub-element and the Conservation and Coastal Management
Element 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. - 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 148DE 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.
PREPARED BY: Ronald Thomas, Property Acquisition Specialist I, Right of Way Acquisition, Operations and
Performance Management Division.
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1/28/2025
Item # 16.B.1
ID# 2024-2317
ATTACHMENTS:
1. Aerial - Parcel 148DE
2. Purchase and Sale Agreement 148DE
3. Appraisal Summary Report 148DE
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AERIAL – PARCEL 148DE
West Goodlette-Frank Stormwater Project No. 60142
/
PARCEL 148DE
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4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
REAL ESTATE APPRAISAL REPORT
PARCEL NO. 148DE
Residential
1350 Sperling Court
Naples, Collier County, Florida, 34103
PREPARED FOR:
Ms. Lisa Barfield
Review Appraiser
Collier County Transportation Right-Of-Way Group
2885 South Horseshoe Drive
Naples, FL 34104
Client File: Project #60142 - PO No. 4500222634
EFFECTIVE DATE OF THE APPRAISAL:
January 28, 2023
DATE OF THE REPORT:
February 8, 2023
REPORT FORMAT:
Appraisal Report
PREPARED BY:
RKL Appraisal and Consulting, PLC
RKL File Number: 2022-270
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4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
February 8, 2023
Ms. Lisa Barfield
Collier County Transportation Right-Of-Way Group
2885 South Horseshoe Drive
Naples, FL 34104
Re: Real Estate Appraisal
Parcel No. 148DE
1350 Sperling Court, Naples,
Collier County, Florida, 34103
Client File: Project #60142 - PO No. 4500222634
RKL File Number: 2022-270
Dear Ms. Barfield:
At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying
appraisal for the above referenced property. The purpose of the appraisal is to estimate
the market value of the fee simple interest in the parent tract before and after the
proposed acquisition. The intended users for the assignment are Collier County
Transportation Engineering Division. The intended use of the appraisal is as a basis of
value for determining full compensation to the property owner for the loss of the real
estate resulting from the property rights and improvements (if any) which are proposed to
be acquired, including all diminution in value to the remainder land and improvements (if
any) which can be attributed to the use of, or activity upon, the proposed drainage
easement (DE). We use the appraisal report option of Standards Rule 2-2 of USPAP to
report the assignment results.
Please reference the appraisal scope section of this report for important information
regarding the scope of research and analysis for this appraisal, including property
identification, inspection, highest and best use analysis, and valuation methodology.
The accompanying appraisal conforms with the Uniform Standards of Professional
Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of
Professional Appraisal Practice of the Appraisal Institute.
The parent tract is a residential parcel of land containing an area of 0.52863 acres, or
23,027 square feet. The parent tract is improved with a 1,320 square foot single-family
home built in 1979. The improvements located outside the proposed acquisition area
are considered to be unaffected by the acquisition. Therefore, the contributory value
of those improvements is not reported in the following appraisal.
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Ms. Lisa Barfield
Collier County Transportation Right-Of-Way Group
February 8, 2023
Page 2
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
Based on the appraisal described in the accompanying report, subject to the Limiting
Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions
(if any), it is my opinion that the amount due the property owner, as a result of the loss of
real estate resulting from the property rights and improvements (if any) which are
proposed to be acquired, including all diminution in value to the remainder land and
improvements (if any) which can be attributed to the use of, or activity upon, the
proposed perpetual, non-exclusive drainage easement (Parcel No. 148DE), as of January
28, 2023, is:
SUMMARY OF TOTAL COMPENSATION
Value of Property Rights Taken: $30,400
Value of Improvements Taken: $0
Severance Damages: $0
Net Cost to Cure: $0
TOTAL AMOUNT DUE OWNER: $30,400
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: In the after analysis, it is a hypothetical condition the proposed
acquisition and the proposed drainage improvements have been
completed as of the effective date of the appraisal.
Extraordinary Assumptions: None.
Respectfully submitted,
RKL APPRAISAL AND CONSULTING, PLC
Rachel M. Zucchi, MAI, CCIM
Florida State-Certified General Real Estate Appraiser RZ2984
rzucchi@rklac.com; Phone 239-596-0801
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