Agenda 01/28/2025 Item #16B 2 (Approve Agreement for purchase of right of way for Vanderbilt Beach Rd. Ext. Phase 2 Project)1/28/2025
Item # 16.B.2
ID# 2024-2319
Executive Summary
Recommendation to approve an Agreement for the purchase of right of way (Parcel 1364FEE) required for the
Vanderbilt Beach Road Ext – Phase 2 Project (Project No. 60249). Estimated Fiscal Impact: $82,483.
OBJECTIVE: To acquire right of way needed for the Vanderbilt Beach Road Extension – Phase 2 Project 60249 (the
“Project”).
CONSIDERATIONS: The Project will extend Vanderbilt Beach Road from 16th Street NE to Everglades Boulevard.
Collier County is seeking to purchase a fee simple interest in a parcel of right of way, Parcel 1364FEE (the “Parcel”),
required for construction of the Project. The improved parent tract is owned by Terri A. and Raymond Lee Bennett and
is located on the north side of 10th Ave NE. The Parcel consists of a strip taking along the rear, northerly boundary of
the parent tract and is approximately 0.17 acres in extent. An aerial photograph of the subject property is attached.
The attached appraisal report summary prepared by RKL Appraisal and Consulting, dated June 10, 2024, estimates the
full compensation amount for the Parcel to be $41,300. The property owner’s initial demand was $89,600, plus attorney
and expert fees. The attached Agreement reflects a negotiated purchase price of $67,500, plus $8,646 in statutory
attorney fees and $5,837 in expert fees and costs. If the Parcel is not acquired by negotiation, it will have to be
condemned. Should condemnation become necessary, the County will be required to pay additional attorney and expert
witness fees according to Sections 73.091 and 73.092, Florida Statutes, plus other expenses related to condemnation.
The Transportation Engineering Division accordingly recommends approval of the Agreement since a better result is
not anticipated if the Parcel 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 $82,483 are required, being the negotiated compensation amount of $67,500, attorney
fees and costs of $14,483, and estimated closing and recording fees of $500. The primary funding source for the
acquisition of right of way is through Road Impact Fee District Funds (3090, 3091, 3092, 3093, 3094, 3095) in the
Vanderbilt Beach Road from 16th to Everglades Project (60249). Should impact fees not be sufficient, the secondary
funding source will be Road Construction Gas Tax Fund (3083) and Transportation Capital Fund (3081).
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 1364FEE 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.
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1/28/2025
Item # 16.B.2
ID# 2024-2319
PREPARED BY: Ronald Thomas, Property Acquisition Specialist I, Right of Way Acquisition, Operations and
Performance Management Division.
ATTACHMENTS:
1. Aerial - Parcel 1364FEE
2. Purchase and Sale Agreement 1364FEE
3. Appraisal Summary Report 1364FEE
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AERIAL – PARCEL 1364FEE
(Vanderbilt Beach Road Extension Phase 2 Project No. 60249)
PARCEL 1364FEE
/
10th Ave NE
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4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
REAL ESTATE APPRAISAL REPORT
VANDERBILT BEACH ROAD EXTENSION PHASE II
Residential
Parcel No. 1364 FEE
10th Ave NE
Naples, Collier County, Florida, 34120
PREPARED FOR:
Ms. Lisa Barfield
Review Appraiser
Collier County Transportation Engineering Division, Right of Way Acquisition
2885 South Horseshoe Drive
Naples, FL 34104
EFFECTIVE DATE OF THE APPRAISAL:
May 3, 2024
DATE OF THE REPORT:
June 10, 2024
REPORT FORMAT:
Appraisal Report
PREPARED BY:
RKL Appraisal and Consulting, PLC
RKL File Number: 2024-098 (Parcel No. 1364 FEE)
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4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
June 10, 2024
Ms. Lisa Barfield
Collier County Transportation Engineering Division, Right of Way Acquisition
2885 South Horseshoe Drive
Naples, FL 34104
Re: Real Estate Appraisal
Vanderbilt Beach Road Extension Phase II
Parcel No. 1364 FEE
10th Ave NE, Naples,
Collier County, Florida, 34120
RKL File Number: 2024-098 (Parcel No. 1364 FEE)
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, Right of Way Acquisition. 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 Fee Simple Acquisition area. 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 consists of a vacant parcel of land containing a total of 1.14 acres, or
49,500 square feet. Low density residential uses with limited agricultural uses are
permitted under the present Estates (E) zoning designation.
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Ms. Lisa Barfield
Collier County Transportation Engineering Division, Right of Way Acquisition
June 10, 2024
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 Fee Simple Acquisition (Parcel No. 1364 FEE), as of May 3, 2024, is:
SUMMARY OF TOTAL COMPENSATION
Value of Property Rights Taken: $17,200
Value of Improvements Taken: $0
Severance Damages: $24,100
Net Cost to Cure: $0
TOTAL AMOUNT DUE OWNER: $41,300
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: It is a hypothetical condition the proposed acquisition and the
proposed roadway 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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