Agenda 08/26/2025 Item #16B 3 (An agreement for the purchase of ROW required for the intersection improvements at J & C Blvd and Airport-Pulling Rd N for the Pine Ridge Industrial Park MSTBU)8/26/2025
Item # 16.B.3
ID# 2025-2463
Executive Summary
Recommendation to approve an Agreement for the purchase of right of way (Parcel 99999-530FEE) required for
intersection improvements at J&C Boulevard and Airport-Pulling Road North (C.R. 31) for the Pine Ridge Industrial
Park MSTBU. Estimated Fiscal Impact: $8,100.
OBJECTIVE: To acquire right of way needed for intersection improvements at J&C Boulevard and Airport-Pulling
Road North (C.R. 31) for the Pine Ridge Industrial Park MSTBU (the “Project”).
CONSIDERATIONS: Collier County is seeking to purchase a fee simple parcel of right of way, Parcel 99999-530FEE
(the “Parcel”), required for construction of the Project. The improved parent tract is located on the northwest corner of
J&C Boulevard and Airport-Pulling Road (C.R. 31) and is owned by Thomas F. Hadinger. The Parcel is 232 square feet
in extent and triangular in shape.
The attached appraisal report prepared by the Operations & Performance Management Division’s Review Appraiser,
Lisa Barfield, dated March 11, 2025, estimates the full compensation amount for the Parcel to be $8,000. The attached
Agreement reflects a compensation amount of $8,000. Staff accordingly recommends approval of the Agreement.
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 in the amount of $8,100 will be required, being the compensation amount of $8,000, and
miscellaneous closing and recording fees in the estimated amount of $100.
The primary funding source for the acquisition is the Pine Ridge Industrial Park Maintenance MSTBU Fund 1616 Fund
Center 162520.
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 approved as to form and legality and requires a majority vote for
Board approval. – SAA
RECOMMENDATIONS:
1. Approve the attached Purchase and Sale Agreement and authorize the Chairman to execute same on behalf of
the Board;
2. Accept the conveyance of Parcel 99999-530FEE 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
Purchase and Sale 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 Purchase and Sale Agreement.
PREPARED BY: Ronald Thomas, Property Acquisition Specialist I, Right of Way Acquisition, Operations &
Performance Management.
ATTACHMENTS:
1. Aerial - Parcel 530FEE
2. Appraisal Parcel 530FEE
3. Purchase and Sale Agreement 530FEE
Page 1627 of 4682
8/26/2025
Item # 16.B.3
ID# 2025-2463
Page 1628 of 4682
Aerial Exhibit - Parcel 99999-530FEE
(J&C Blvd Intersection Improvements)
Hadinger Flooring
530FEE
JC35-114DE A5-141DE1 A5-141DE2 A4-133DE1 A4-133DE2 Airport RD N PARCEL 99999-530FEE
/
Page 1629 of 4682
SHORT FORM APPRAISAL - COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
PROJECT NAME: J&C Blvd/Airport-Pulling Rd Intersection
Improvements #60016
CLIENT: Collier County ROW Acquisition, Transportation Engineering
INTENDED USE OF THE APPRAISAL: The intersection improvements at J&C Blvd and Airport Pulling Rd include widening the right-hand turn lane
of Airport-Pulling Rd heading west onto J&C Boulevard. This project will address traffic issues in the area and improve safety. The subject property
has been identified by the project manager as Parcel 530FEE. County ROW Acquisition will use this valuation to determine the market value of the
subject property and to negotiate a proposed purchase price.
SCOPE OF WORK: To estimate market value of real property interest using the sales comparison approach. Complete cost or income approaches
only if necessary for credible assignment results. Analyze data collected through public records of Collier County, and the Naples Area Board of
REALTOR® Multiple Listing Service. The underlying land value will be determined from the market value of the parent tract land value as unimproved.
DESCRIPTION OF PARENT TRACT: The parent tract of the subject property consists of 0.75 acres (173.16 ft x 236.10 ft) located on the northwest
corner of J&C Blvd and Airport Pulling Rd in the J & C Industrial Park. It is improved with a 13,124-sf steel frame metal building built in 1983. The
property has frontage on both J&C Blvd and Airport Pulling Rd.
PARENT TRACT IDENTIFICATION: Tax Folio #s: 00246200004
Legal Descriptions: 11 49 25 COMM W1/4 CNR, ALG W LI N 1829.95FT, E
5072.60FT TO POB, N 173.16FT, E 241.18FT TO WLY R/W SR S 31, ALG R/W S
173.23FT, W 236.10FT TO POB .95 AC OR 999 PG 910 Address: 6401 AIRPORT RD N, Naples, FL 34109 Last Property Transfers: 12/01/1982 for $82,000
Owner: HADINGER, THOMAS F Parent Tract Size: 0.75 acre
PROPOSED PARCEL: Project Reference: 530FEE
Property Rights Being Valued: Fee Simple.
Legal Descriptions: See Legal Sketch and Description for proposed
parcel 530FEE
Parcel Size: 231.59 sf or 0.0053166 acres
MARKET VALUE DEFINED: The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed
terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale,
with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress.
HYPOTHETICAL CONDITIONS AND EXTRAORDINARY ASSUMPTIONS:
Hypothetical Conditions: None.
Extraordinary Assumptions: The appraiser did not inspect the subject property on the date of value. The appraiser is relying on information obtained
through MLS Data and public records of Collier County.
Limiting Conditions:
The information and opinions contained in this appraisal set forth the appraiser’s best judgment in light of the information available at the time of the
preparation of this report.
This appraisal was prepared for and is the property of Collier County Board of Commissioners. Reliance upon the appraisal for other uses is prohibited.
PROPERTY HISTORY (AGREEMENTS OF SALE, OPTIONS, OR LISTINGS WITHIN 3 YEARS OF THE EFFECTIVE DATE): None.
Page 1630 of 4682
SHORT FORM APPRAISAL - COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
Page 2
PRESENT ZONING: Industrial FUTURE LAND USE: Industrial District
HIGHEST AND BEST USE: Based on an analysis of the subject property and its surroundings—considering zoning regulations, physical
characteristics, and current economic/market trends—the most productive use of the property would be for light manufacturing or small equipment
operations, possibly combined with retail or wholesale sales.
THE SALES COMPARISON APPROACH TO VALUE: Recent sales of properties generally similar to the subject are identified and compared to the
subject. Using the elements of comparison, the comparable properties’ sales prices are adjusted to produce value indications. The reconciliation of
these value indications is used to provide an estimate of a single value indication or a range of values.
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS: Sales of easily developable industrial sites (with minimal
improvements) in the similar industrial districts are utilized to estimate the value of the underlying land value of the subject property through the Sales
Comparison Approach.
1. 6323 LEE ANN LN Sale Price: $375,000 Sale Date: 08/2023
2. 5651 SHIRLEY ST Sale Price: $3,000,000 Sale Date: 11/2024
3. 1995 ELSA ST Sale Price: $4,665,500 Sale Date: 12/2022
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS
Sale #1 is a 0.25-acre industrial zoned parcel located on the west side of Lee Ann Ln in the J & C Industrial Park. It is a cleared and readily
developable parcel with minimal improvements. Normal topographical conditions for the area. The sales price reflects an underlying land value of
$1,500,000/acre. The lot has inferior frontage as compared to the subject yet also requires a downward adjustment due to economies of scale
Sale #2 is a 2.27-acre industrial-zoned parcel located on the west side of Shirley St within the J & C Industrial Park. The site is partially wooded with
minimal improvements. Normal topographical conditions for the area. The sale price reflects an underlying land value of $1,320,000 per acre. The
site has inferior frontage on a less busy road and requires an upward adjustment due to economies of scale. It is also considered inferior because it is
partially wooded, while the parent parcel is appraised as an unimproved vacant parcel that is cleared and readily developable.
Sale #3 is a 3.73-acre L-shaped industrial zoned parcel located on the north side of Elsa St in the J &C Industrial Park. It is a cleared site with minimal
improvements. Normal topographical conditions for the area. The sale price reflects an underlying land value of $1,250,000/acre. The lot has inferior
frontage compared to the subject property and requires an upward adjustment due to economies of scale.
The sales cited show an underlying land value range of $1,250,000 to $1,500,000. An upper-range underlying land value of $1,500,000 per acre is
supported with this market data for the subject.
UNDERLYING LAND VALUE: $1,500,000/acre
VALUATION OF THE PROPOSED PARCEL: Parcel 530FEE is a triangular-shaped, fee simple parcel located at the southeast corner of the parent
tract, at the intersection of J&C Boulevard and Airport Pulling Road North. It has a land area of 0.0053166 acres.
At $1,500,000/acre 530FEE is valued as follows:
530FEE: 0.0053166 acres x $1,500,000 = $7,975 or 8,000 (Rounded)
Page 1631 of 4682
SHORT FORM APPRAISAL - COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
Page 3
DATE OF VALUE: 03/11/2025 REPORT DATE: 03/11/2025
MARKET VALUE ESTIMATE: $8,000
CERTIFICATE OF APPRAISAL
I hereby certify that, to the best of my knowledge and belief, . . .
• The statements of fact contained in this report are true and correct.
• The reported analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions,
and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
• I have no present or prospective interest in the property that is the subject of this report. I am a full-time employee of
the Collier County Board of County Commissioners. However, my employment is not contingent on advocating for
Collier County
• I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this
report within the three-year period immediately preceding the agreement to perform this assignment.
• My engagement in the assignment was not contingent upon developing or reporting predetermined results.
• My compensation (neither salary nor bonus) is not contingent upon the reporting of a predetermined value or direction
in value that favors the cause of my employer, the amount of the value estimate, the attainment of a stipulated result, or
the occurrence of a subsequent event.
• My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the
Uniform Standards of Professional Appraisal Practice.
• An inspection of the subject property was not done.
• No one provided significant real property appraisal assistance to the person signing this certification.
_______________________
Lisa Barfield
St. Cert. Gen. REA RZ 2862
Review Appraiser
ROW Acquisition
Transportation Engineering Division
Collier County, Florida
Page 1632 of 4682
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7/31/24
Page 1633 of 4682
Page 1634 of 4682
PROJECT: 99999 - Miscellaneous
PARCEL: 530FEE
FOLIO: 00246200004
PURCHASE AND SALE AGREEMENT
(partialfee simple)
THIS PURCHASE AND SALE AGREEMENT ("Agreement") is entered into this _ day of _,
2025, by and between THOMAS F. HADINGER, a married man, whose mailing address 6401 Airport Road N,
Naples, FL 34109, (collectively, "Seller"), 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, Suite 800, Naples, FL 34112
(the "County").
Recitals:
A. Seller owns certain real properly in Collier County, Florida, commonly known as 6401 Airport Road
N, (the "Propefi"); and
B. The Coun$ desires to purchase a portion of Seller's Property as described in Exhibit "A" attached
hereto (the "Parcel").
NOWTHEREFORE, 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.
2. COMPENSATION.
A. Amount. The compensation payable by the County for the Parcel shall be $8,000.00, subject to
prorations, apportionments, and distribution of sales proceeds provided for in this Agreement. No portion of the
compensation is attributable to personal property.
B. FullCompensation. The payment of the net sales proceeds to Seller, payable by County check at
Closing (defined below), shall be full compensation for the Parcel, including all improvements thereon.
3. CLOSING DATE: POSSESSION. Seller's conveyance 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
Management Services Division - OPMD, 2685 Horseshoe Drive South, Naples, Florida 34104. Seller shall
surrender possession of the Parcel to the County at Closing
4. CLOSING DOCUMENTS. As soon after the parties' execution of this Agreement as is possible, Seller
shall deliver the following documents to the County, properly executed and in a form approved by the Collier
County Attorney's Office (the "Closing Documents"):
(a) Warranty Deed;(b) Closing Statement;(c) Form W-9 (Request for Taxpayer ldentification Number and Certification); and(d) County required Vendor Form.
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.
5. CLOSING COSTS AND DEDUCTIONS.
A. Countv's Closino Costs. At Closing, the County shall pay the recording fees to record the
conveyance instrument
B. Seller's Closinq Costs. At Closing, Seller shall pay any apportionment of taxes and assessments
for the current year.
1
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Page 1635 of 4682
6. 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 recerving 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 rights and remedies available to the non-defaulting party at law or
in equity, including, without limitation, the right 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.
7. 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.
8. GENERAL PROVISIONS.
A. Entire Aqreement. 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.
B. Survival. All provisions of this Agreement that are not, or by their nature cannot be, performed prior
to the Closing, including, without limitation, Seller's representations, warranties, indemnity obligations, shall
survive the Closing.
C. Governino 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.
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:b/LI 2025 SELLER:
Date:2025
ATTEST:
CRYSTAL K. KINZEL, Clerk of the
Circuit Court & Comptroller
By
Deputy Clerk
Approved as to form and legality
THOMAS F. HADINGER
COUNTY:
BOARD OF COUNry COMMISSIONERS
COLLIER COUNTY, FLORIDA
By
BURT L. SAUNDERS, Chairperson
2
Assistant County Attorney
S\,<
cAo
Page 1636 of 4682
TE-ROW
7t31t24
.., THIS IS NOT A SURWY "'EXHIBIT A
Page 1 of 2530 FEE
SKETCH
PROPERTY ADDRESS:6401 AIRPORT PULLINC RD N
A PORTION OF SECTION I I, TWN 49S, RNG 258
PARCEL No.00246200004
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I CERTIFY fiAT THIS MAP WAS MAOE UNDER MY DIRECTION AND THAT IT
MEETS THE MINIMUM TECHNICAL STANDARDS SET FORIH BY THE BOARD OF
PROFESSIONAL LAND SURVEYORS IN CHAPTER 5J-17.O5O IHROUGH .052, FLORIDA
ADMINISTRATI\E CODE, PURSUANT TO CHAPTER 472.027, FLORIDA STATU]ES.
frfr/rflLr{lk v/elzy
DATE SIGNED:
MARK D. McCLEARY, PSM
FLORIDA REGISTRATION No. 6557
FOR COLLIER COUNTY
BOAnD OF COITIIIT Corfrns$Ot{ERsr
cor.r.n:R colrNry, TI0RIDA
TRANSPORTATION ENCINEERINC DMSION
2Ue &rrE HoMt mlur, aru saru (60) a5a-8r04
530 FEE
PROPERTY ADDRESS:640I AIRPORT PULLING RD N
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Page 1637 of 4682
.,, THJS IS NOT A SURWY )"
EXHIBIT A
Page 2 of 2530 FEE
DI]SCRIPTION
PROPERTY ADDRESS:640I AIRPORT PULLINC RD N
A PORTION OF' SECTION II, TWN 49S,RNC 25E
PARCEL No.00246200004
COMMENCING AT THE WEST % CORNER OF SECTION 11, TOWNSHIP 49 SOUTH, RANGE 25
EAST, COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID SECTION 11,
N 0o 10' 96" W,1.829.95 FEET TO THE CENTERLINE OF A ROAD; THENCE ALONG SAID
CENTERLINE, N 8gO 28' 18" 8,5072,60 FEET TO THE WEST LINE OF PARCEL 26 AS DESCRIBED IN
OR BOOK 999 PAGE 911 IN THE COLLIER COUNTY RECORDS, OF SAID SECTION 11; THENCE
ALONG THE WEST LINE OF SAID PARCEL 26, N OO 37' 42" W,35.00 FEET TO THE NORTH SIDE OF
THE ROADWAY EASEMENT; THENCE ALONG THE NORTH SIDE OF THE ROAD EASEMENI N 89.
28' 1.8" 8,1.59.89 FEET TO THE PLACE OF BEGINNINC;
THENCE ALONG THE NORTH SIDE OF ROAD EASEMENT, N 89" 28' 18" 8,77 .23 FEET TO THE
WESTERLY RIGHT-OF-WAY LrNE OF STATE ROAD S-31 (ATRPORT-PULLING ROAD);
THENCE ALONG THE WESTERLY LINE OF SAID RIGHT-OF-WAY N 1o 09', 14" 8,6.00 FEET;
THENCE, S B5O 02' 29" W,77.64FEET TO THE PLACE OF BEGINNING, CONTAINING AN AREA OF
231..se SQUARE FEET 0,00s3166 ACRES.
I CERIIFY IHAT THIS MAP WAS MADE UNDER MY DIRECT'ION AND THAT IT
MEETS THE MINIMUM TECHNICAL STANDARDS SET FORTH BY IHE BOARD OF
PROFESSIONAL LAND SURVEYORS IN CHAPIER 5J-17.050 IHROUGH .O52, FLORIDA
ADMINISTRATI\E CODE, PURSUANT TO CHAPIER 472.O2I, FLORIDA STATUTES.
MARK O, McCLEARY, PSM
FLORIDA REGISTRATION No. 6557
FOR COLUER COUNTY illailkL;f z/eltf
DATE SIGNED:
STATEOF
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BOAND OF COT'}Itr COIIIISSIONERS
COII.TF:R COIJNIY, FT,ORIDA
TRANSPORTATION ENGINEERING DMSION
530 FEE
PROPERTY ADDRESS:640I AIRPORT PULLING RD N
TITLE:
I PRoJ lsHger 2 ol 2 FILE:Lln
Page 1638 of 4682