Agenda 07/11/2017 Item #16A2507/11/2017
EXECUTIVE SUMMARY
Recommendation to approve and enter into a License Agreement with Creekside West, Inc.
(Addison) for the purpose of the installation of two ground signs and associated entry features
within County road right-of-way.
OBJECTIVE: To approve and enter into a License Agreement with Addison for installation of two
ground signs and associated entry features within the County road right-of-way.
CONSIDERATIONS: The Development Review Division of the Growth Management Department has
received a request from Addison for the installation of two residential ground signs and associated entry
features which would be located within Collier County right-of-way adjacent to land that was dedicated to
the County from Addison’s predecessor in title. The dedication to the County by Addison’s predecessor
in title was pursuant to a Planned Unit Development (PUD) commitment in Ordinance No. 2011-08, the
Addie’s Corner PUD for relocating the Cocohatchee Canal associated with a future County transportation
improvement project and for compensatory right-of-way for a turn lane serving the subject property.
Currently, this future County transportation improvement project is not in the cost feasibility portion of
the 2040 Long Range Transportation Plan (LRTP). As such, Addison has requested that the Board of
County Commissioners (Board) consider the placement of these two signs and associated entry features in
the County right-of-way through the License Agreement attached hereto. The requested signs will assist
the public by providing information and entrance location closer to Immokalee Road instead of located
within the Addison property approximately 200 feet to the north. The placement of the proposed signage
and associated entry features in the road right-of-way is an exception to the County’s policy of not
allowing commercial signage in the County’s road right-of-way. Per the terms of the License Agreement,
the signs and associated entry features will be removed at the expense of Addison, including the
restoration of the property to the condition in which it existed. The License Agreement requires approval
by the Board because it is a policy decision on whether the Addison signage and associated entry features
should be allowed in the County right-of-way. The License Agreement has been reviewed and approved
by the County Attorney’s office.
FISCAL IMPACT: The County will realize revenues as follows:
Fund: Growth Management Fund 131
Agency: County Manager
Cost Center: 138327 - Land Development Services
Revenue generated by this project: Total: $1,000, plus the annual license fee of $555/year.
GROWTH MANAGEMENT IMPACT: There is no Growth Management Impact associated with this
action.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality, and requires a
majority vote for Board approval. - HFAC
RECOMMENDATION: To enter into a License Agreement with CCC Addison, LLC for two ground
signs and associated entry features in the County right-of-way. To authorize the Chairman to execute the
License Agreement.
Prepared by: John Houldsworth, Senior Site Plan Reviewer, Development Review Division
07/11/2017
ATTACHMENT(S)
1. LOCATION MAP (PDF)
2. License Agreement - 070317 (PDF)
07/11/2017
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.25
Doc ID: 3445
Item Summary: Recommendation to approve and enter into a License Agreement with Creekside
West, Inc. for the purpose of the installation of two ground signs within County road right-of-way.
Meeting Date: 07/11/2017
Prepared by:
Title: Site Plans Reviewer, Senior – Growth Management Development Review
Name: John Houldsworth
06/28/2017 8:45 AM
Submitted by:
Title: Project Manager, Principal – Growth Management Department
Name: Matthew McLean
06/28/2017 8:45 AM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Division Reviewer Completed 06/28/2017 9:52 AM
Capital Project Planning, Impact Fees, and Program Management Trinity Scott Additional Reviewer Completed 06/29/2017 12:02 PM
Growth Management Department Matthew McLean Additional Reviewer Completed 06/30/2017 12:38 PM
Growth Management Department John Houldsworth Level 2 Division Administrator Skipped 06/28/2017 8:11 AM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 07/03/2017 3:59 PM
Growth Management Operations & Regulatory Management Kenneth Kovensky Additional Reviewer Completed 07/03/2017 4:07 PM
Growth Management Department Kenneth Kovensky Additional Reviewer Completed 07/03/2017 4:07 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 07/03/2017 4:35 PM
Budget and Management Office Mark Isackson Additional Reviewer Completed 07/05/2017 9:12 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 07/05/2017 3:06 PM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 07/05/2017 4:03 PM
Board of County Commissioners MaryJo Brock Meeting Pending 07/11/2017 9:00 AM
Collier BLVDImmokalee RD
IMMOKALEE ROAD
BURNT PINE DRIVE
HOLLOW BROOK CIR
DRIVEPEBBLEBROOKEBROKEN BACK ROADCOLLIER BOULEVARDBELLAIRE BAY DRIVEESPLANA DE BOULEVARD ESPLANADE BOULEVARDAMOUR COURTCAVANO STREET
CAVANO STREET ESPLANADE BOULEVARDAMOUR COURTTRACT R-2 TRACT R-1 TRACT R-1
2 1
TRACT R
TRACT R3TRACT 8
TR C-2TRACT C-6PARCEL L-1
NOTTINGHAM AT PEBBLEBROOKELAKES CONDO
PARCEL 2
TRACT 8TR C-5
TRACT 4TRACT 1 TRACT R-1TR FTRACTL-2
TRACT G
TRACT 2
9
68
27
27.2
TRACT R1 TRACT L3TRACT L5
TRACT L4
TRACT L2TRACT O6TR O4TRACT O1TRACT O1TRACT O1TRACT O1
TRACT L1
TRACT GC1
TRACT S
TRACT C
TRACT R2
TRACT R2TRACT GC1
TRACT R2
TRACT GC1
TRACT R2TRACT R1X11X10
X70
X23
X26
À1 À1 À2
À69À79À81À78À80À75À76À77 À66 À63À74À71À67À64À72À65À70À73À68
À2 À1
À1 À1
À46À27À25À55À61À59À26À57À60À56À62À58
À45À28À24
À29 À44
À52À54 À47À51À49À53À50À48À23À30 À43
À11
À42À31 À3
À2À10À32À41À39À33À37À40À36À35À38À34
À1À9
À8 À1
À7
À6
À1
À5
À2
À4
À3 À1
À1À1À1À2À2À3À4
À1 À3
À1
À1
À1
À1
À1
À1
À1
À1
À1
À1
À1
À1
À1À2
À3À4À5À6À7
À8À9À10À11
À12
À24 À25
À26
À27
À28
À29
À30
À31
À35
À36
À37
À38
À39
À40
À41
À42
À43
À44
À45
À46
À47
À48
À49
À50
À51
À52
À53
À54 À55 À56
À57
À58
À59
À60
À61
À62
À63
À64À65À66
X27.3
DRI
PUD
RPUD
PUD
MPUD
A
MPUD
TREEFARM
ESPLANADE GOLFAND COUNTRYCLUB OF NAPLES
HERITAGEBAY
RICHLAND
ADDIE'SCORNER
Location Map Zoning Map
Petition Number: PL-2015-1776
PROJEC TLOCATION
SITELOCATION
¹
Docu ment Path: M:\GIS_Requests\2016\06-June\0 6-17-2016 PL 201500017 76\workspace\site-location.mxd
LICENSE AGREEMENT
THIS LICENSE AGREEMENT ("Agreement") is made this day of
, 2017, by the BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY,
FLORIDA, a political subdivision of the State of Florida ("BOCC" or "County"), having its
principal address at 3299 Tamiami Trail East, Naples, Florida 34112, in favor of Creekside West,
Inc., a Florida corporation ("Addison"), having its principal place of business at 2600 Golden
Gate Parkway, Naples, Florida 34105.
BACKGROUND
A. BOCC owns a 1.5 acre parcel of land located adjacent to Immokalee Road,
Florida as described in the Warranty deed dated October 15, 2014 between Happy #4 Family
Corporation and Collier County and recorded in OR Book 587, Page 93 of the Public Records of
Collier County, Florida (the "Property");
B. The Property is held by Collier County in fee simple as right-of-way for future
improvements to Immokalee Road;
C. The Property is not presently needed for County improvements;
D. Addison owns the property described in Exhibit "A" attached hereto and
incorporated herein, also known as the Addie's Corner Planned Unit Development (the "Addison
Parcel");
E. The Addison Parcel is located north of the Property;
F. Pursuant to the transportation commitment in Ordinance No. 2011-08, Happy #4
Family Corporation dedicated the Property to Collier County to relocate the Cocohatchee Canal,
as compensatory right-of-way for the turn lane into the Addie's Corner Planned Unit
Development and for future Collier County improvements to Immokalee Road;
G. The future Collier County improvements to Immokalee Road are associated with
a transportation project not yet scheduled in the 2040 Long Range Transportation Plan;
[17 -EIS -03572/1348991/1)79 1
7/3/17
H. The dedication of the Property to Collier County results in a distance of
approximately 200 feet from the allowable location of a signage and entry features within the
Addison Parcel to the nearest travel lane on Immokalee Road;
I. Addison desires to construct signage and entry features within the Immokalee
Road Right -of -Way at the location shown in Exhibit "C" which would remain under the terms of
this Agreement until the Property is needed for County purposes;
J. Locating signage and entry features at the location shown in Exhibit "C" instead
of the Addison Parcel will better allow for motorists travelling on Immokalee Road to identify
the location of the entrance to the Addison Parcel;
K. BOCC has determined the Addison's request for signage and entry features
within at the location shown in Exhibit "C" is, as a matter of health, safety, and welfare, in the
best interest of the citizens of Collier County, Florida, and BOCC will grant a license to Addison
to construct and maintain signage and entry features on specified locations shown in Exhibit "C"
in accordance with the terms of this Agreement.;
L. BOCC in its discretion agrees that Addison may construct residential signage and
entry features at the location shown in Exhibit "C" until BOCC needs the Property for county
purposes or unless a safety issues arises; and
M. The parties have entered into this Agreement to evidence their understanding.
NOW, THEREFORE, for a good and valuable consideration, receipt and sufficiency of
which is hereby acknowledged, the parties hereby agree as follows:
The above recitals are true and correct and are incorporated herein.
2. BOCC hereby grants a temporary license to Addison to enter upon the Property
and construct and repair, as needed, two (2) freestanding monument signs and associated entry
features based on the renderings attached as Exhibit "B". The location for the signage and entry
features are set forth on Exhibit "C". The signage and entry features shall not be used as
structural support for any private roadway improvements. The location of the signage and entry
features shall be subject to the approval of a Collier County Right -of -Way Permit for the signage
and entry features location.
[17 -EIS -03572/1348991/1]79 2
7/3/17
3. This license will exist until terminated pursuant to the terms hereof.
4. Addison may clear vegetation within the Property and shall maintain the Property,
upon approval of a right-of-way permit, until such time as Collier County needs the Property for
County purposes. Beginning 30 days after right-of-way permit approval, and annually thereafter,
Addison shall pay to County the sum of $555 per year based on the valuation in the short form
appraisal attached as Exhibit "D".
5. Either party may terminate this Agreement, in whole or in part, for any reason by
providing ninety (90) days prior written notice to the other party ("Notice of Termination"). In
the event that either party provides a Notice of Termination, Addison shall remove the signage
and entry features and restore the Property to the condition it existed as of the date hereof by the
termination date set forth in the Notice of Termination. In the event the signage and entry
features are not removed by the termination date set forth in the Notice of Termination, the
County may remove the signage and entry features and dispose of it. County shall not be
responsible for compensation, costs or damages of any kind resulting from the County's removal
of the signage and entry features. To ensure that the cost of removal of the signage and entry
features is borne by Addison, Addison shall post a cash bond in the amount of $5000 upon
issuance of the right-of-way permit, which may be called upon by the County if the County
removes the signage and entry features in accordance with this paragraph.
6. Addison shall be responsible for, and shall defend, indemnify and hold harmless
BOCC against and from any and all liability or claim of liability demands and causes of action,
which may arise as a result of Addison's performance or activities under this Agreement,
together with all costs and reasonable attorney's fee for defending the same, arising out of: (a)
any failure on the part of Addison to perform or comply with any of the terms hereof, (b)
performance of any labor or services or the furnishing of any materials in respect to the
construction or maintenance of the signage and entry features installed on the Property pursuant
to the terms hereof; (c) any negligent, intentionally tortuous, or other act or omission of Addison
or any of its employees, agents, licensees or invitees solely as it may relate to this Agreement;
and (d) any patent or latent defect in the signage and entry features caused by Addison or any of
its employees or agents.
7. Except as and if otherwise provided herein, all notices, request and demands to or
upon the respective parties hereto shall be in writing and shall be deemed to have been given or
made five (5) business days after a record has been deposited in the mail, postage prepaid, or one
(1) business day after a record has been deposited with a recognized overnight courier, charges
prepaid or to be billed to the sender, or on the day of delivery if delivered manually with receipt
acknowledged, in each case addressed or delivered:
[17 -EIS -03572/1348991/1]79 3
7/3/17
To BOCC at: 3299 Tamiami Trail East
Naples, FL 34112
Attn: Chairman
With a copy to: County Attorney's Office
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
Attn: Jeffrey A. Klatzkow, County Attorney
To Addison: 2600 Golden Gate Parkway
Naples, FL 34105
Attn: David Genson, P.E.
With a copy to: Coleman, Yovanovich & Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
Attn: Richard D. Yovanovich, Esq.
8. Subject to Paragraph 9, this Agreement shall be binding upon and shall inure to
the benefit of each of the parties hereto, their heirs, personal representatives, successors, or
assigns and shall run with the land.
9. Addison may assign this Agreement to CCC Addison, LLC, otherwise Addison
may not assign this Agreement without BOCC's express prior written consent which consent
shall not be unreasonably withheld.
10. This Agreement may not be changed, modified or amended, except in writing by
an instrument executed by the parties hereto.
11. If any term or provision of this Agreement or the application thereof to any party,
person or circumstance shall, to any extent, be declared invalid or unenforceable by a court of
law, the remainder of this Agreement, or the application of such term or provision to parties,
persons or circumstances other than those to as to which it is held invalid or unenforceable, such
term or provision shall be modified to the minimum extent necessary to make it or its application
valid and enforceable, and the validity and enforceability of all other terms and provisions of this
Agreement and all other application of any such term or provision shall not be affected thereby,
and each term and provision of this Agreement shall be valid and enforced to the fullest extent
permitted by law.
12. This Agreement shall be construed and enforced in accordance with the laws of
the State of Florida, exclusive of choice of law rules. Venue for any legal action arising out of
[17 -EIS -03572/1348991/1)79 4
7/3/17
this Agreement shall lie exclusively in the state courts of Collier County, Florida. In the event of
any litigation hereunder, the prevailing party shall be entitled to recover, in addition to other
remedies, reasonable attorney's fees and all costs incurred in connection with any such litigation
whether incurred prior to trial, during trial, on appeal, or in bankruptcy.
13. This Agreement constitutes the entire understanding of the parties, and all
previous agreements and understandings are superseded by this Agreement.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date
set forth above.
Creekside West, Inc. BOARD OF COUNTY COMMISSIONERS
A Florida corporation COLLIER COUNTY, FLORIDA
S
Print Name:
Print Title:
Approved as to form and legality:
Heidi Ashton-Cicko
Managing Assistant County Attorney
STATE OF FLORIDA
COUNTY OF COLLIER
PENNY TAYLOR, Chairman
The foregoing Agreement was executed before me this day of
, 2017, by , as of the
Creekside West, Inc., a Florida corporation, who is personally known to me or who
produced as identification.
Notary Public
Name
Certificate No.
My Commission expires
[ 17-E I S-03572/1348991/1179 S
7/3/17
EXHIBIT A
LEGAL DESCRIPTION
PARCEL 1: THE NORTH 1/2 OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, LESS
AND EXCEPT THE SOUTH 100 FEET THEREOF, COLLIER COUNTY, FLORIDA.
PARCEL 2: THE SOUTH 1/2 OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, LESS AND EXCEPTING THE SOUTH 100 FEET
THEREOF.
PARCEL 3: THE EAST 1/2 OF THE EAST 1/2 OF THE EAST 1/2 OF THE
SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST, LESS AND EXCEPT THE SOUTH 100 FEET THEREOF,
COLLIER COUNTY, FLORIDA.
LESS AND EXCEPTING THE FOLLOWING DESCRIBED LANDS FROM SAID
PARCELS 2 AND 3: A PARCEL OF LAND LOCATED IN A PORTION SECTION 22,
TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHEAST CORNER OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; THENCE RUN
N.89057'31"W., ALONG THE SOUTH LINE OF SAID SECTION 22 FOR A DISTANCE
OF 660.31 FEET TO A POINT ON THE EAST LINE OF THE WEST HALF OF THE
SOUTH EAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 22;
THENCE RUN N.00044'46"W., ALONG SAID EAST LINE FOR A DISTANCE OF
100.01 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE
ROAD, A PUBLIC RIGHT-OF-WAY OF VARYING WIDTH, THE SAME BEING A
POINT 100.00 FEET NORTH OF AS MEASURED AT RIGHT ANGLES TO THE
SOUTH LINE OF SAID SECTION 22, THE SAME BEING THE POINT OF BEGINNING
OF THE PARCEL OF LAND HEREIN DESCRIBED; THENCE RUN N.89°57'31" W.
ALONG THE NORTH RIGHT-OF-WAY LINE OF SAID IMMOKALEE ROAD PARALLEL
TO THE SOUTH LINE OF SAID SECTION 22, FOR A DISTANCE OF 824.90 FEET TO
A POINT ON THE WEST LINE OF THE EAST HALF OF THE EAST HALF OF THE
EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF
SAID SECTION 22; THENCE RUN N.00°38'21" W. ALONG SAID WEST LINE, FOR A
DISTANCE OF 43.75 FEET; THENCE RUN N.85007'28"E. FOR A DISTANCE OF
826.89 FEET TO A POINT ON SAID EAST LINE; THENCE RUN S.00°44'46"E.,
ALONG SAID EAST LINE FOR A DISTANCE OF 114.63 FEET TO THE POINT OF
BEGINNING OF THE PARCEL HEREIN DESCRIBED.
PARCEL 4: THE SOUTH 100 FEET OF THE THE NORTH 1/2 OF THE WEST 1/2 OF
THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
EXHIBIT A
CONTAINING 21.83 ACRES MORE OR LESS
EXHIBIT B
fsefwf�I,l Co Lv" AAID 4AUk-
-ruosIT10A Weld,
Z'- C:,'
mmom
/,
x
V
,X \APARTML-
W - o"" Z`- I' = 3".2,'. Sr -
A\T,-t)(SL4_T-tAC5 a sick
w ;vTREE FARM
a PUD
ESPLANADE GOLF ANDUT
COUNTRY CLUB \I/,2 'N v, I im I i I In I I I I I I.., I r, I i I 11I
S
'PENINSULA
ENGINEERING
-I\'II EN(;INL I RI N1. LANU.S, API A10 Illllt 1( 1
• ENVIRONMLNIAL CONSULTING IANII I'I ANNINI
SRF PIANNINC CON5TRUCT Is!N ni SNA(;I nal N 1
OWNER REPRESEN IA I VF
2600 Golden care Parkway
Naples. Florida 34105
' Phnne: 239.403.6100239361.3797
L" II. Info®peneng— "I'll:—Perteng.<am
r l.� iAa (:enificate of Aullwmarion #28275
ft
1
I
II
TREE FARM
r ADDIE'S CORNER PUD
COMMERCIAL
COLLIER COUNTY R.O.W. PARCEL
(WIDTH VARIES) —
COCOHATCHEE CANAL
—
_ F-7
_ — ---
250' IMMOKALLE ROAD
R.0 W. ri n
- t1� - -"• II III
i x y y
PROJECT:
ADDIE'S
CORNER
TITLE:
OWNER/CLIENT/CONSULTANT:
SEC: 22
TWPA8S RGE: 26E
Designed by:
ALEJANDRO Awn VILA
EXHIBIT "C'F
ADDIE'S CORNER
CREEKSIDE WEST,
Dram by:
ALEJANDRO AVILA
Date:
JUN
°`awingSca1e:
'"-='°°' 300'
INC.
Project Number:
P-CRKW-005-005
COVER SHEET
File Number:
P-CRKW-005-005-X30-1
C—X30
Sheet Number:
01 of 03
ESPLANADE GOLF
AND COUNTRY CLUB
PROPOSED ENTRY —y
SIGN
O
p0 PROPOSED GUARDRAIL
mm
I �
m0
c
z
O T
EX.11'TRAVEL
LANES
EX.14'LEFT
TURN LANE
']-
'PENINSULA
PROJECT,
ENGINEERING
Cn'0L—INTRIN, tANDS(ANARCHRICIU91
ADDIE'S
CONSUEIINTIONMA PUNNING.
• ENTEPLAN PLANNING
SITE PLANNING REIC TION MANAGEMENT
CORNER
ER RE
OWNER REPRESEN UTNE
ALEJANDRO AVILArawn
2600 Gdden CaM Parkway
'.
Naples. Florida 34105
ALEJANDRO AVILA
' Phone: 239.403.6)00 Eax: 239.261.1]9]
CREEKSIDE WEST,
tmail: i'fn4dl-"-rnR.cam WNf.im..r •n.pen. nh.rnm
JUNE 2017
'I da uihor a1x2.-
ADDIE'S CORNER
COMMERCIAL o
12' MULTI -USE PATH Il
_J
-----
---------
EXISTING 24" FORCE MAIN
____________________ ____
EXISTING 24" WATER MAIN __.—"
VIA a i NO 11441 maJfltv
PROPOSED ENTRY
F— BRIDGE
BRIDGE RAIL TO BE EXTENDED
TO PROPOSED SIGN
PROPOSED ENTRY
SIGN
IV
O
FF
A 0
mm
N ��
D �
Z �
l
IMMOKALEE ROAD
EX. LEFT
TURN LANE
EX. 12' RIGHT
TURN LANE
EX. 11`TRAVEL
LANES
TITLE.
OWNER/CLIENT/CONSULTANT:
SEC: 22
TWP:48S RGE: 26E
Designed by:
ALEJANDRO AVILArawn
EXHIBIT "C"
Dby:
ALEJANDRO AVILA
CREEKSIDE WEST,
Date:
JUNE 2017
ADDIE'S CORNER
Drawing Scale:
1"=30'
INC.
Project Number:
P-CRKW-005-005
SIGN LOCATIONS
File Number:
P-CRKW-005-005-X30-2
C -X30
Sheet Number:
02 of 03
Exhibit D
SHORT FORM APPRAISAL - COLLIER COUNTY GMD
PROJECT NAME: Addie's Comer Sign Licensing (within Immokalee
Road ROW)
PARCEL NUMBER: Addison Place Signage Parcels (Addie's Comer)
PARCEL AREA: 1,934 sf (aggregate)
LOCATION: Immokalee Road (north side ROW) west of CR951
PURPOSE OF THE VALUATION: To estimate the market value of an annual 'license to use" land area for an adjacent property owner s signage to
be located within Collier County ROW.
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 a property would sell (or be licensed for use) after reasonable exposure in a competitive market under all conditions requisite to a fair
sale, with the buyer and the seller each acting prudently, knowledgeably, and for self interest, and assuming that neither is under any undue stimulus
to act.
PRESENT ZONING: Not Applicable -Public ROW. Zoning for nearby and FUTURE LAND USE: Urbani Residential Subdistrict/Mixed-Use.
adjacent lands includes residential. commercial/mixed-use PUD tracts (Residential Density Band).
and interim Agriculture zoning.
HIGHEST AND BEST USE: Public ROW, Immokalee Road (inclusive of private entity uses allowed by permit and/or licensed uses within the public
DESCRIPTION OF SUBJECT PROPERTY: The subject property "Parent Tract' consists of public ROW (north side of Immokalee Road) running east
of Logan Boulevard and west of Collier Boulevard (CR951). An access road for the planned Addison Place MPUD is to be built running north off of
Immokalee Rd just east of the Esplanade community. The commercial component of this planned development (close to Immokalee Road, just north
along the Cocohatchee Canal) will be known as Addle's Corner.
The developer wishes to place signage and associated entry features on both sides of the planned access road south of the Cocohatchee Canal within
the Public ROW (north side of Immokalee Road). Collier County is willing to permit these placements by way of an annual licensing agreement. This
Valuation Analysis calculates a fair Market Value' for an annual licensing payment for this use in these signage areas.
The licensing agreement will include 2 separate signage'associated features areas. The aggregate size of the license to use land areas comes to
1,934 sf.
The value of the annual license will be based upon the value of the underlying lands upon which the licensed uses will be located. This
underlying land value is calculated using an "Across the Fence" methodology for valuing ROW lands. This method pegs the value of the
ROW lands to the value of the lands adjacent to the ROW.
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS: The Following Land Sales are used to estimate the value of the
subject property lands using the Sales Comparison Approach:
1 Addison Place PUD: N/S Immokalee Rd, Naples Sale Price: $1,850.000 Sale Date: 8/15 21.83 acres
2. Immokalee Rd-Woodcrest Rd S/W corner, Naples Sale Price: $1.475,000 Sale Date: 5/16 10.36 acres
3. 200 Livingston Rd, north of Immokalee Rd, Naples Sale Price $2.250,0000 Sale Date: 2/16 15.23 acres
Page of__
SHORT FORM APPRAISAL - COLLIER COUNTY GMD
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS
Sale #1 shows an indicated unit price of 584,745/acre. This property is located just north of the Immokalee Rd ROW being valued (the signage for this
development is the subject of the license valuation being estimated herein). Planned mixed development.
Sale #2 shows an indicated unit price of $142,3751acre. This property is located on the south side of Immokalee Road on the SM! corner of Woodcrest
Road. Planned residential development This tract is located east of Collier Blvd but within the Urban Designated FLU.
Sale #3 shows an indicated unit price of S147,734,acre. This property is located east of Livingston Road and 1.5 miles north of Immokalee Road.
Planned residential development.
Land values have been rising for development tracts in the Naples market over the past several years. While sale #1 is most proximate to the parent
tract ROW it is also the most dated sale. Comps #2 and 3 are more recent sales but further removed from the parent tract ROW. Multiple factors
considered, a mid-range unit price of $125.000iacre (or S2.87'sf) is judged to be most reasonable for the Immokalee Road ROW underlying land value
in this area ("Across the Fence' methodology).
Underlying Unit Price (subject lands): $125,0001acre or $2.871sf
CALCULATION OF ANNUAL LICENSE VALUE: The land area to be licensed includes signage footprint, associated entry features and maintenance
areas. The aggregate size of the license areas comes to 1.934sf (calculated by others). Using the underlying land value unit price estimated above
($125,000/acre or $2.87sf) and a common-use/typical land capitalization rate of 10%. The annual license fee is estimated as:
1,934sf x $2.871sf x 10% = $555 per year
ESTIMATED VALUE OF ANNUAL LICENSE: 555.
LAST PROPERTY INSPECTION DATE: NIA II DATE OF VALUE: 0612812017
SIGNATURE OF APPRAISER: C' /
APPRAISER'S NAME: Harry Henderson, SRA
I have not previously provided appraisal services involving the subject property. I have no past, current or contemplated future interest in the subject
property.
Page 2
Of
C
SHORT FORM APPRAISAL - COLLIER COUNTY GMD
CF.RTIPICA'1L OF APPRAISAL.
1 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.
unbiased professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report. and I have no personal interest or bias with respect
to the parties involved.
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 ofa stipulated result. or the occurrence ol'a subsequent event.
My analyses, opinions and conclusions were developed. and this report has been prepared, in conformity with the Unitorm Standards of
Professional Appraisal Practice.
Acceptance and utilization of this appraisal report. or any portion thereof. constitutes acknowledgment and acceptance of all the General
Assumptions and Special Conditions contained herein.
I have made a personal inspection of the property which is the subject of this report.
Unless specifically mentioned in the body of the report. and only to the extent mentioned, no one other than the undersigned contributed
any significant assistance in developing the analyses. assumptions and conclusions contained in this report.
Page 3
/-", r,l U-��
Harry Henderson. SRA
Review Appraiser
Collier County. Florida
RD3475
Page of
EXHIBIT C
W
Q
U
TREE FARM
PUD
ESPLANADE GOLF AND
COUNTRY CLUB A&
l
- - - -
TREE FARM
ADDIE'S CORNER ( PUD
II COMMERCIAL
LLIER COUNTY R.O-W. PARCEL
(WDTN VARIES) -}I -
COCOHATCHEE CANALto
NTRY SIGN
250' IMMOKALLE ROAD
ROW J
�I �I
�l
j I i,l
�r. .:..%.. TITLE. OWNER/CLIENT/CONSULTANT SEC 22 1WP 485 RGE 26E
PEN1 NSU LA Deepnea ALEJANDRO AVILA
ENGINEERING ADDIE'S EXHIBIT "C" Date ALEJAN JUNE RO
LA
CREEKSIDE WEST, Date JUNE 2o„
ADDIE'S CORNER °"�^°�"°
CORNER
INC. Project Number P.CRKW- 005-0OS
COVER SHEET Fue Number P-CRKW-D05A05-X30-1
C -X30
�• ��i� ine.,�1• Sheer Number 07 41 03
Page '� of
E XHIBIT C
ADDIE'S CORNER
ESPLANADE GOLF -A- COMMERCIAL
AND COUNTRY CLUB 12 MULTI -USE PATH
------------------
EXISTING 24' FORCE MAIN
• - - - - - - - - - -
---�QXISTING24'WATER MAIN
PROPOSED ENTRY
SIGN
PROPOSED GUARDRAIL -
0
W
A 0
c
z
0 —
EX 1 1 'TRAVEL
LANES
X "I. LEFT
TURN LANE
,--- — _ p _
PROPOSED ENTRY
BRIDGE
BRIDGE RAIL TO BE EXTENDED
TO PROPOSED SIGN
PROPOSED ENTRY
SIGN
M M
909
EX. 12' RIGHT
TURN LANE
EX. I I'TRAVEL
IMMOKALEE ROAD LANES
EX. LEFT
TURN LANE
-Page 3- of
PROJECT
TITLE
OWNERICLIENTICONSULTAN'
SEC 22
rAP 45S RGE 26E
PENINSIJ771�
O-�,d
ALEJANDRO AALA
ENGlNEER,lN,G,',A
EXHIBIT "C"
by
"'
ALEJANDRO AIALA
DwIt
ADDIFS
CREEKSIDE WEST,
E 2017
JU"F=30
ADDIE'S CORNER
S k,
TF = 30
CORNER
INC.
ROJM
P-CRKW4)05-005
SIGN LOCATIONS
F.I,N—b.
P-CRKW.005-005-X30.2
C -X30
02 nr 03
-Page 3- of
ESPLANADE GOLF
AND COUNTRY CLUB
IMMOKALEE ROAD
ADDIE'S CORNER
COMMERCIAL
LVI..VT'1HTLITtC I.HIVHL�-`T- �-�"'
�—PROPOSED ENTRY
....<•.'.•• SIGN
LANDSCAPE
INSTALLATION ONLY
SIGN LEASE AREA
( 1,934 SF)
Page
PROJECT
""..
OWNER/CLIENUCONSULTANT
SEC 22
T_Nro485 RGE 26F
PENINSULAD—peu
W
ALEJANDRO AVI A
ENGINEERING
EXHIBIT "C'
0— w
ALEJANDRO AVILA
ADDIE'S
CREEKSIDE WEST,
°ire
UNE 201'
ADDIE'S CORNER
Uavengleak
=�0'
ww "
CORNER
INC
PfoJ� Number
P-CRKW-005-005
SIGN LEASE AREA
FileNumoa P-CRKW-005-005-X30-3
C -X30
Ehret NOmbBI
03 n 03
Page
EXHIBIT A
LEGAL DESCRIPTION
PARCEL 1: THE NORTH 1/2 OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, LESS
AND EXCEPT THE SOUTH 100 FEET THEREOF, COLLIER COUNTY, FLORIDA.
PARCEL 2. THE SOUTH 1/2 OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, LESS AND EXCEPTING THE SOUTH 100 FEET
THEREOF.
PARCEL 3: THE EAST 1/2 OF THE EAST 1/2 OF THE EAST 1/2 OF THE
SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST, LESS AND EXCEPT THE SOUTH 100 FEET THEREOF,
COLLIER COUNTY, FLORIDA.
LESS AND EXCEPTING THE FOLLOWING DESCRIBED LANDS FROM SAID
PARCELS 2 AND 3: A PARCEL OF LAND LOCATED IN A PORTION SECTION 22.
TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHEAST CORNER OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; THENCE RUN
N.89°57'31"W., ALONG THE SOUTH LINE OF SAID SECTION 22 FOR A DISTANCE
OF 660.31 FEET TO A POINT ON THE EAST LINE OF THE WEST HALF OF THE
SOUTH EAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 22,
THENCE RUN N.00044'46"W., ALONG SAID EAST LINE FOR A DISTANCE OF
100.01 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE
ROAD, A PUBLIC RIGHT-OF-WAY OF VARYING WIDTH, THE SAME BEING A
POINT 100.00 FEET NORTH OF AS MEASURED AT RIGHT ANGLES TO THE
SOUTH LINE OF SAID SECTION 22, THE SAME BEING THE POINT OF BEGINNING
OF THE PARCEL OF LAND HEREIN DESCRIBED, THENCE RUN N.89°57'31" W.
ALONG THE NORTH RIGHT-OF-WAY LINE OF SAID IMMOKALEE ROAD PARALLEL
TO THE SOUTH LINE OF SAID SECTION 22, FOR A DISTANCE OF 824.90 FEET TO
A POINT ON THE WEST LINE OF THE EAST HALF OF THE EAST HALF OF THE
EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF
SAID SECTION 22; THENCE RUN N.00°38'21" W. ALONG SAID WEST LINE, FOR A
DISTANCE OF 43.75 FEET; THENCE RUN N.85007'28"E. FOR A DISTANCE OF
826.89 FEET TO A POINT ON SAID EAST LINE; THENCE RUN S.00044'46"E.,
ALONG SAID EAST LINE FOR A DISTANCE OF 114.63 FEET TO THE POINT OF
BEGINNING OF THE PARCEL HEREIN DESCRIBED.
PARCEL 4: THE SOUTH 100 FEET OF THE THE NORTH 1/2 OF THE WEST 1/2 OF
THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
Page _�_ of
EXHIBIT A
CONTAINING 21.83 ACRES MORE OR LESS
Page � of —L
EXHIBIT B
`j .j _i 3 5
SEjdaR:Q1e�
f$N
E
,.P
to
x At
- ° ... �a.-_...... ,,. v' •. ,_-<.t.- _ s� _. _-_. _.. k�-:: $:as. -a.- ,..o_d _ -...-crb�.:a�-rr�ess-., :....... .._ �,�-x,�-..�.�c;.�G71��-+�as�s�T '7�1s�-.
Page -L of—�