Agenda 04/08/2025 Item #16B 7 (Accepting the highest bid w/no contingencies from RCAMS ADVISERS, LLC for county owned property)4/8/2025
Item # 16.B.7
ID# 2025-841
Executive Summary
Recommendation to accept the highest bid of $1,370,000 cash with no contingencies from RCAMS ADVISERS, LLC, to
Section 125.35, Florida Statutes, for property owned by Collier County located at 16140 and 16144 Performance Way,
authorize the Chairman to sign the standard Real Estate Sale Agreement and authorize the County Manager or designee
to take all actions necessary to close on the sale.
OBJECTIVE: To select the highest bid for the acquisition of the property that is no longer of use to Emergency
Medical Services (“EMS”) for an EMS station and negotiate a contract for presentation to the Board at a future meeting.
CONSIDERATIONS: On January 14, 2025, Item 11.B, the Board of County Commissioners (the “Board”) was
informed of the status of negotiations with Gargiulo Education Center, Inc., (“Gargiulo”) for the purchase at 16140 and
16144 Performance Way (“Property”), including Gargiulo’s efforts to secure grant funding for the acquisition and
construction of a child education center. The Board accepted the update and directed staff to advertise the property.
Between February 6, 2025, and February 12, 2025, a legal notice inviting sealed proposals was posted on the Clerk of
Court’s publicly accessible website. Bids were opened at a Public Meeting on February 13, 2025.
Two bids were received, as described below:
1. RCAMS ADVISERS LLC, for $1,370,000 cash, no contingencies. The formal bid is attached to this item.
2. Up In Smoke, LLC, for $1,310.100 cash, no contingencies. The formal bid is attached to the item. It should be noted
that the bid received stated $1,310.100. Considering the clear intent, the bid was accepted as $1,310,100.
Section 125.35, Florida Statutes, requires that the Board accept the highest bid from RCAMS ADVISERS, LLC. If the
Board does not accept this bid, the Property will remain in Collier County’s (“County”) surplus holdings without
immediate action.
This item has a standard real estate sales agreement for surplus property attached. RCAMS ADVISERS, LLC has
informed us that it will sign the agreement if awarded the property. Accordingly, if this item is approved, RCAMS
ADVISERS, LLC will be presented with the contract for signature and the contract will be routed for Chairman
signature. The County Manager or designee will take all actions necessary to close the sale. The funding sources used
for the acquisition impose restrictions mandating that the proceeds from the sale reimburse those accounts.
Background and other Board approvals:
On September 11, 2007, Item 16.E.8, the Board approved the purchase of property located at 16140 and 16144
Performance Way to house an EMS Facility. The property was acquired at a purchase price of $674,896.86.
The Property is no longer required for an EMS Station, as EMS intends to co-locate operations at a nearby fire station on
U.S. Highway 41, which North Collier Fire District will construct.
On February 29, 2024, Gargiulo Education Center, Inc., a not-for-profit corporation, submitted a Letter of Intent to
purchase the property for the development of a new facility to house an after-school program and a community center to
service at-risk latchkey and migrant students and poverty-level families in North Naples at no cost to the families.
Gargiulo offered a price not to exceed $674,900 with a $10,000 deposit.
On May 23, 2024, Up in Smoke, LLC submitted a Letter of Intent to purchase the property for the development of a
storage facility at a purchase price of $1,450,000 or the appraised value of the property, whichever is higher. Up in
Smoke, LLC is a private foundation.
On July 9, 2024, Item 16 F.1. the Board considered the two letters of intent and authorized the County Manager or
designee to take any and all action necessary to surplus the property in accordance with the competitive bidding process
set forth in Section 125.35, Florida Statutes, allowing all persons and entities to compete for purchase of the property.
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4/8/2025
Item # 16.B.7
ID# 2025-841
Between August 21, 2024, and September 6, 2024, a legal notice inviting sealed proposals was posted on the Clerk of
Court’s publicly accessible website. As noticed, the bids were opened at a public meeting on September 9, 2024. Two
bids were received, from Up in Smoke, LLC and from Gargiulo Education Center, Inc. The Board initially chose
Gargiulo Education Center, Inc.; however, as discussed above, the Board has since directed that the property be re-
advertised.
On March 24, 2025, a letter addressed to the Board of County Commissioners was received from Mr. John Gray. This
letter is attached as backup for the item.
This item is consistent with Collier County’s strategic plan objective to safeguard taxpayer money by promoting fiscal
stewardship and sound budget oversight.
FISCAL IMPACT: At this time, there is no fiscal impact. The minimum bid was set at $1,304,650.36, which is
comprised of a land cost of $689,990.50, including interest in the amount of $312,867.28 and other costs in the amount
of $301,792.58. The net commercial loan proceeds were used to fund the purchase of the land and the associated costs,
which include title insurance, environmental assessments plus engineering fees for site development.
This debt was later consolidated into a general government special obligation bond in the amount of $522,188. Annual
debt service payments are expected to be completed in fiscal year 2034. As of FY 2024, the proportional loan
outstanding is $340,269. Proceeds from the sale of the land will be deposited within the General Fund (0001) as funding
from the General Fund (0001) and the County-wide Capital Fund (3001) has assisted the Emergency Management
Services Impact Fee fund (3030) with the annual debt service payments for this property.
GROWTH MANAGEMENT IMPACT: There is no growth management impact at this time.
LEGAL CONSIDERATIONS: Section 125.35, Florida Statutes, requires that the Board accept the highest bid from
RCAMS Advisers, LLC. If Board does not accept this bid, the Property will remain in the County’s surplus holdings
without immediate action. With that said, this item is approved as to form and legality and requires a majority vote for
approval. -SAA
RECOMMENDATIONS: To accept the highest bid of $1,370,000 cash with no contingencies from RCAMS
ADVISERS, LLC, to Section 125.35, Florida Statutes, for property owned by Collier County located at 16140 and
16144 Performance Way, authorize the Chairman to sign the standard Real Estate Sale Agreement and authorize the
County Manager or designee to take all actions necessary to close on the sale.
PREPARED BY: Sonja Stephenson, Property Management Specialist
ATTACHMENTS:
1. Bids Performance Way
2. Real Estate Sales Agreement - RCAMS
3. Letter from Mr. Gray to Commissioners, dated March 25, 2025
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Clerk of the Circuit Court and Comptroller - Crystal K. Kinzel
Collier County, Florida
k 3315 Tamiami Trail East, Ste. 102 - Naples, FL 34112-5324
oet,o. Phone: (239) 252-2646
Affidavit of Publication
COLLIER COUNTY STATE OF FLORIDA
Before the undersigned authority personally appeared
Jennifer Hansen,who on oath says that he or she is a
Deputy Clerk of the Circuit Court of Collier County,
Florida; that the attached copy of advertisement,
LEGAL NOTICE-PROPERTY FOR SALE INVITATION
FOR SEALED PROPOSALS (16140 and 16144
Performance Way)was published on the publically
accessible website https://notices.collierclerk.com as
designated by Collier County, Florida on 02/06/2025
until 02/13/2025.
Affiant further says that the website complies with all
legal requirements for publication in chapter 50, Florida
Statutes.
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Affiant Printed Name)
Sworn to and subscribed before me this 02/13/2025
Crystal K. .-nzel_Clerk of the Circuit Court&
Comptri.
De' •Ier g:ture)
Iif 1 •
I eputy Clerk P ted Name) Ho)e
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LEGAL NOTICE
PROPERTY FOR SALE
INVITATION FOR
SEALED PROPOSALS
Notice is hereby given that the Board of County Commissioners of Collier County, Florida
County"), is soliciting SEALED PROPOSALS from any party interested in submitting an Offer
to Purchase two vacant parcels located at 16140 and 16144 Performance Way (Folios #
64288000402 and 64288000389, respectively) collectively known as the "Property.' The
properties are offered together, and for a proposal to be considered, it must include both parcels.
OVERVIEW:
Legal Description: Lot. 11 and 12, North Naples Research and Technology Park, according to
the plat thereof recorded in Plat Book 41. page(s) 48-50, of the public records of Collier County,
Florida.
Zoning: North Naples Research and Technology Park PUD. Ordinance No. 03-26
Lot Size: Approx. 0.99 acres for two lots
The minimum bid amount is $1,304,650.36, which is comprised of:
Land Cost: $689,990.50
Interest: $312,867.28
Other Costs: $301,792.58
Total: $1,304,650.36
DEADLINES:
No Proposals will be accepted after 3:00 pm on February 12, 2025. Proposals will be
opened at 1:00 pm on February 13, 2025, in an open public forum at the below address.
Please forward Sealed Proposals prior to the deadline noted below to:
Attn: Iveta Willer
Real Property Management
2685 Horseshoe Drive S., Suite 103
Naples FL 34104
Specify "SEALED PROPOSAL PERFORMANCE WAY"on envelope)
BASIS OF AWARD:
The award will be made to the bidder offering the highest acceptable CASH bid, with no
contingencies.
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TERMS AND CONDITIONS
The County will convey title in accordance with Section 125.411, Florida Statutes (Quit Claim
Deed). It shall convey only the County's interest in the Property and shall not be deemed to
warrant the title or to represent any other state of facts concerning the same.
The Property will be sold "as is" with no warranty given or implied as to the size, condition,
or allowable use of the property. The awarded proposer shall be responsible for the costs
associated with the publication of this Notice and closing costs typical for buyers in Collier
County. County will not provide financing payment options to any respondent.
All information contained herein is for informational purposes only. Buyers will be responsible
for any due diligence they deem necessary prior to making a bid. The sale of this Property by
the County will not serve to imply or warrant the approval of any zoning. land use, environmental,
or other regulatory approval that may be required to develop the Property.
The awarded proposer will be required to enter into Collier County's standard Purchase and
Sale Agreement with Collier County within 30 days from acceptance of their proposal. The
contract will be subject to approval by the Collier County Board of County Commissioners.
No contract is valid until executed by the Chair of the Board of County Commissioners, and
the Board may accept or reject any proposal in its sole discretion. Closing will be required to
take place within 120 days from Board approval. Any changes to the standard Purchase and
Sale Agreement shall constitute a material variance from the terms and conditions of the
offer to sell and will not be recommended for approval by the Board of County
Commissioners.
The Board of County Commissioners reserves the right to reject all proposals and/or
negotiate with the qualified proposers on other provisions of the sale.
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2885 Horseshoe Drive South, Naples, FL 34104 • Phone: (239) 252-8192
www.colliercountyfl.gov
Bid Opening Minutes
Date: 02/13/2025
Time: 1:00 p.m. – 1:33 p.m.
Purpose: Opening and review of bids received for the disposition of surplus property
16140 and 16144 Performance Way
Location: Horseshoe Large Conference Room, 2685 Horseshoe Drive South, Suite 103,
Naples Florida, 34104
Attendance: Jennifer A. Belpedio, Manager
Sonja Stephenson, Property Management Specialist
Iveta Willer, Operation Support Specialist II
Michel Saadeh – Member of the Public
The bid opening session convened at 1:00 p.m. Starting at 1:12 p.m. bids received by the
submission deadline (all) were publicly opened and read aloud by Jennifer Belpedio. Below is a
summary of the bids received:
Bidder Name Bid Amount Additional Notes:
John J. Gray – Up in Smoke $1,310.100* Bid timely hand-delivered
Michel Saadeh – RCAMS
Advisers LLC
$1,370,000 Bid timely hand-delivered
During the bid opening process an unmarked envelope was received and opened with the bids to
determine its contents, as it was unclear whether it contained a bid. Upon review, it was confirmed
that the envelope did not contain a bid and was therefore not considered.
The successful bidder will be notified and required to complete the documentation per the terms
outlined in the solicitation.
The bid opening session concluded at 1:33 p.m.
*Given the clear intent, we were willing to accept this bid as $1,310,100. However, this bidder
was still outbid by the higher offer.
Minutes prepared by: Iveta Willer, Operation Support Specialist II
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