Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Agenda 09/09/2014 Item # 11D
9/9/2014 11.D. •, EXECUTIVE SUMMARY Recommendation to approve the financing and expenditures associated with the purchase and renovation of 1.84 improved acres on Enterprise Avenue for the Supervisor of Elections Office, at a cost not to exceed$5,522,770 and authorize the necessary budget amendment. OBJECTIVE: To obtain approval from the Board for the financing and expenditure of funds for the purchase and renovation of improved property at 3750 Enterprise Avenue for use by the Supervisor of Elections. CONSIDERATIONS: On July 8, 2014, as Agenda Item No. 11.D, the Board approved a Purchase Agreement(Agreement)for an office and warehouse facility located at 3750 Enterprise Avenue. A copy of the Agreement is attached for reference. The Board also approved a budget amendment in the amount of $17,740 for appraisals,building inspection,environmental audit,and title work. There are two buildings on the Property with 15,000 square feet of office space and 14,746 square feet of warehouse area. The buildings are located on 1.84 acres,and have ample parking spaces. The Agreement provides for a 75 day due diligence period for appraisals and inspections. However,there is a convenience clause that allows the County to terminate the Agreement on or before the 74th day of the due diligence period, with no penalty. Accordingly, to terminate the Agreement the County must notify the Seller by September 20,2014. Two independent real estate appraisals were obtained from State-certified real estate appraisers (T.A. Tippett,Inc.and RKL Appraisal and Consulting). The values were$3,410,000 and $3,340,000,respectively. The average of the two appraisals is $3,375,000. The Seller has agreed to sell the property for $3,337,500. Excerpts from the appraisals are attached for reference and copies of the complete appraisals may be found at the following links: http://www.col liergov.net/ftn/AgendaSept914/AdminServices/RKLApuraisalandConsultingAppraisal.pdf http://www.colliergov.net/ftp/AgendaSept914/AdminServices/TATippettIncAppraisal.pdf Title work has been reviewed and all required title documents will be delivered at closing. Solid & Hazardous Waste Management Department staff reviewed the Phase I Environmental Site Assessment (Assessment)report dated July 10, 2012 and visited the property on July 21, 2014. Staff's report noted that there was an unregistered diesel emergency generator tank on-site and concluded that based on the recent observations and the Assessment, the potential risk of contamination from past activities is low and would not recommend Phase II testing unless other information became available. Real Property/Facilities Management retained Florida Gulf Coast Home Inspections to provide an inspection report of the entire property. In addition, Trane Corporation, the manufacturer of the existing HVAC equipment was asked to assess the condition of the equipment, and Crowther Roofing was asked to provide an assessment of the existing roofs. A summary of these inspections results is as follows and a copy of the July 23,2014 inspection report is attached for reference: 1. Roofs a. Roofs appear in very good condition overall; b. Some of the cap metal on coping seams needs sealant; c. Some areas of built-up roofing on the office building need minor repairs; 2. Exteriors of both buildings are in very good overall condition; 3. Grounds are in good condition; Packet Page-323- 9/9/2014 11.D. 4. HVAC systems: a. Interior air distribution systems i. Office Building-incomplete on 1st and 2nd floors,and will require modification on the 3rd floor. ii. Warehouse Building—Office/storage areas,both 1st and 2nd floors are satisfactory iii. The large garage bay is neither insulated nor conditioned. b. Roof Top Cooling Units i. Office Building—existing units are in good operating condition and have adequate capacity for final build-out of all three floors,condensate drain cleaning is required. ii. Warehouse Building—existing unit is in good operating condition and has adequate capacity for the existing office/storage areas on both 1st and 2nd floors. iii. There is no cooling/conditioning equipment for the Garage Bay. 5. Electrical—no major concerns in either building. 6. Bathrooms—no apparent concerns 7. Elevators: a. Both elevators(one in each building)have 6'-8"x,t0-3"(inside dimension)cars,are hydraulic units, and 2,5001b capacity; b. The licenses on both elevators expired 8/01/2014. Any costs associated with repairs disclosed in the above inspections will be dealt with at closing as provided for in 6B of the Purchase Agreement. The estimated costs are as follows: Purchase price: $3,337,500 Closing and associated costs: $ 10,970 Construction Costs $1,923,400 Contingency(10%) $ 197,600 Moving Expenses: $ 18,300 Furniture,Fixture&Equipment: $ 35.000 Total: $5,522,770 The Supervisor of Elections believes that this property will meet the Election needs for the next 20 years. FISCAL IMPACT: Budget amendments are needed to fund the purchase and renovations of the new facility. Staff is suggesting that the Board consider two specific funding options to acquire and renovate the facility intended for use by the Supervisor of Elections.Option number one is an all cash approach the details of which are contained within the following table. Description Dollar Effect Amount FY 15 -Ad Valorem levy increase $1,000,000 As of the September 4th FY 15 budget hearing, due to taxable value increase from these dollars resided in General Fund(001) June to July certified reserves.Reserves would be decreased by $1,000,000 to$26,670,700 in FY 15.With this reduction,FY 15 reserves will be$453,300 higher than that level established within the adopted FY 14 budget. FY 14-Decrease transfer to fund $500,000 The FY 14 BA would be reversed and (301)from General Fund(001) redirected toward this project. intended to fund County match in completion for citing the State's new veteran's facility Packet Page-324- 9/9/2014 11.D. Description Dollar Effect Amount FY 14 -Revenue already booked in $2,580,370 Recognition of this revenue in FY 14 and its the SAP accounting system above the application as a funding source for the project, budgeted forecast associated with the may potentially impact the ability to achieve following revenue sources;Ad the desired level of beginning FY 15 cash on Valorem taxes,Federal PILT, State October 1st.The beginning budgeted cash Revenue Sharing, and Sales Tax. target is $50.3 million. Decrease General Fund(001)transfer $200,000 $475,000 original transfer to Fund(301) to Capital (301)for state and regional reduced to $275,000. economic development projects Decrease General Fund(001)transfer $500,000 Transfer reduced from $1,000,000 to $500,000. to Capital(301)for start up funds associated with the Sheriff's new accounting system Decrease General Fund(001)transfer $100,000 Transfer reduced by $100,000 to$250,000. to Capital(301)for Library books Decrease General Fund(001)transfer $250,000 Transfer reduced from $500,000 to$250,000. to Parks Capital(306) Unincorporated Area Fund(111)transfer maintained at$500,000. Decrease General Fund(001)transfer $125,000 Transfer reduced from $250,000 to$125,000 to Museum Capital Fund(314) Decrease General Fund(001)transfer $267,400 Transfer reduced from$9,499,900 to to Gas Tax Capital Fund(313) $9,232,500. Total $5,522,770 Option number two, is a hybrid approach where $4,080,370 in cash(the first thee descriptive boxes above)is applied along with a$1,500,000 loan from the Water/Sewer District family of non impact fee funds. The loan would be repaid by the General fund over a period not to exceed four(4)years at a minimum of $375,000 annually plus interest earned on the funds at the pooled rate. The hybrid approach is preferable to an all cash approach or for that matter an all loan approach because it eliminates the need for General Fund capital transfer cuts as it relates to this project and minimizes any loan impact. The Water/Sewer District user fee funds have sufficient cash to cover the proposed short term loan without impacting operations. GROWTH MANAGEMENT IMPACT: This purchase is consistent with the County's Growth Management Plan or Master Space Plan. LEGAL CONSIDERATIONS: The Purchase Agreement is subject to appropriation. The Board will have to determine how to fund both the purchase and the relocation expense or else terminate the contract. This item has been approved for form and legality and requires a majority vote for Board consideration.-JAB RECOMMENDATION: Staff is recommending that the Board of County Commissioners: 1. Selects funding option(Option 2—part cash,part internal borrowing); 2. Direct the County Manger or his designee to acquire the subject property, to follow all appropriate closing procedures, accepts the Warranty Deed and authorizes the recording of the Warranty Deed and any and all closing documents(after approval by the County Attorney's Office); 3. Authorizes staff to request appropriate funds for closing; 4. Authorizes the necessary budget amendments. Packet Page-325- 9/9/2014 11.D. PREPARED BY: Cindy M. Erb, SR/WA, Senior Property Acquisition Specialist,Real Property Management, Department of Facilities Management Packet Page-326- 9/9/2014 11.D. COLLIER COUNTY Board of County Commissioners Item Number: 11.11.D. Item Summary: Recommendation to approve the financing and expenditures associated with the purchase and renovation of 1.84 improved acres on Enterprise Avenue for the Supervisor of Elections, at a cost not to exceed $5,522,770 and authorize the necessary budget amendment. (Len Golden Price,Administrative Services Administrator) Meeting Date: 9/9/2014 Prepared By Name: Mott Toni Title:Manager-Property Acquisition&Const M,Facilities Management 8/29/2014 11:07:24 AM Submitted by Title: Property Acquisition Specialist, Senior,Facilities Management Name: ErbCindy 8/29/2014 11:07:25 AM Approved By Name: CampSkip Title: Director-Facilities Management,Facilities Management Date: 8/29/2014 2:42:54 PM Name: Mott Toni Title: Manager-Property Acquisition&Const M,Facilities Management Date: 8/29/2014 2:51:32 PM Name: PriceLen Title:Administrator-Administrative Services, Administrative Services Division Date: 8/29/2014 4:12:53 PM Name: BelpedioJennifer Title:Assistant County Attorney,CAO General Services Date: 9/2/2014 10:54:05 AM Packet Page-327- 9/9/2014 11.D. Name: KlatzkowJeff Title: County Attorney, Date: 9/2/2014 11:22:04 AM Name: UsherSusan Title: Management/Budget Analyst, Senior, Office of Management&Budget Date: 9/2/2014 4:27:24 PM Name: OchsLeo Title: County Manager, County Managers Office Date: 9/3/2014 9:01:28 AM Packet Page-328- 9/9/2014 11 .D. Project:Supervisor of Election Building Folio: 00280200002 PURCHASE AGREEMENT THIS PURCHASE AGREEMENT is made and entered into on this day of 2014, by and between KIROPA ISLAND, LLC, a South Dakota limiteeiabilitY company, whose mailing address is 3408 S. Sycamore Avenue, Sioux Falls, SD 57110 (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, whose mailing address is 3299 Tamiami Trail East, Naples, Florida 34112 (hereinafter referred tows "Purchaser"). WHEREAS, Seller owns certain improved property located at 3750 Enterprise Avenue, Naples, Florida, 34104 and more particularly described as follows: The East 180 feet of the North '/2 of the West 1/2 of the Northwest 1/4 of the Northeast '/4 of the Southwest 1/ of Section 36, Township 49 South, Range 25 East. And The East 180 feet of the North 115 feet of the South 1/2 of the West 1/2 of the Northwest % of the Northeast % of the Southwest 1/4 of Section 36, Township 49 South, Range 25 East, all in Collier County, Florida. which is incorporated herein by reference, together with all buildings, structures and improvements, and attached fixtures (hereinafter referred to as "Property"), free from liens; WHEREAS, Seller has agreed to sell and Purchaser has agreed to buy the Property subject to the terms and conditions that follow. NOW THEREFORE, in consideration of these premises, the sum of Ten Dollars ($10.00), and other good and valuable consideration, the receipt and sufficiency of which is hereby mutually acknowledged, it is agreed by and between the parties as follows: 1. AGREEMENT In consideration of the purchase price and upon the terms and conditions hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase from Seller the Property. Packet Page-329- 9/9/2014 11 .D. t U 2. PURCHASE PRICE The purchase price (the "Purchase Price") for the Property shall be Three Million Three Hundred Thirty Seven Thousand Five Hundred Dollars and no/100 dollars ($3,337,500.00), (U.S. Currency), payable at time of closing. This Purchase Agreement is subject to appropriation by the Board of County Commissioners. 3. CLOSING A. The Closing ("Closing") of the transaction shall be held on or before forty five (45) days following the Inspection Period, unless extended by mutual written agreement of the parties hereto. In no event shall the Closing occur on or before October 15, 2014. The Inspection Period shall commence upon the Effective Date. The Manager of the Real Property Management Section or designee is authorized to enter such mutual written agreements on behalf of the Purchaser for one extension of up to an additional sixty (60) days without further approval by the Board of County Commissioners. The Closing shall be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Suite 800, Naples, Florida. Purchaser shall be entitled to possession as of Closing, unless otherwise provided herein. Seller shall deliver the Property in broom-clean and working condition, and free of all debris upon vacating the premises. B. Seller shall convey a marketable title free of any liens, encumbrances, exceptions, or qualifications. Marketable title shall be determined according to .--� applicable title standards adopted by the Florida Bar and in accordance with law. At or before the Closing, the Seller shall cause to be delivered to the Purchaser the items specified herein and the following documents and instruments duly executed and acknowledged, in recordable form: 1. Warranty Deed in favor of Purchaser conveying title to the Property, free and clear of all liens and encumbrances other than: (a) The lien for current taxes and assessments. (b) Such other easements, restrictions or conditions of record. 2. Combined Purchaser-Seller closing statement, 3. A "Grantor's Non-Foreign, Taxpayer Identification & "Gap" Affidavit" as required by Section 1445 of the Internal Revenue Code and as required by the title insurance underwriter in order to insure the "gap" and issue the policy contemplated by the title insurance commitment. 4. A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. Agreement for Purchase(For Improved Property) Page No.2 Packet Page-330- (5—) 9/9/2014 11.D. 5. Such evidence of authority and capacity of Seller and its representatives to execute and deliver this Agreement and all other documents required to consummate this transaction, as reasonably determined by Purchaser's counsel and/or title company. C. At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 1. A negotiable instrument in an amount equal to Net Cash to Seller on the Closing Statement. No funds shall be disbursed to Seller until the Title Company verifies that the state of the title to the Property has not changed adversely since the date of the last endorsement to the commitment, referenced in "Requirements and Conditions" below, and the Title Company is irrevocably committed to pay the Purchase Price to Seller and to issue the Owner's title policy to Purchaser in accordance with the commitment immediately after the recording of the deed. 2. Funds payable to the Seller representing the Purchase Price shall be subject to adjustments and prorations as hereinafter set forth. D. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due upon the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued pursuant to the Commitment provided for in Section 7, "Requirements and Conditions" below, shall be paid by Purchaser. The cost of the title commitment shall also be paid by Purchaser. E. Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. 4. APPRAISAL PERIOD A. Purchaser shall have sixty (60) days from the date of this Agreement (Appraisal Period), to obtain the required appraisal(s) in order to determine the value of the Property pursuant to the requirements of Section 125.355, Florida Statutes. B. If Purchaser is not satisfied, for any reason whatsoever, with the results of the independent appraisal(s), Purchaser shall deliver to the Seller within fifteen (15) days from the expiration of the Appraisal Period, written notice of its intention to waive the applicable contingencies or to terminate this Agreement. If Purchaser fails to notify the Seller in writing of its specific objections as provided herein, it shall be deemed that the Purchaser is satisfied with the results of its investigation and the contingencies of this Section 7shall be deemed waived. In the event Purchaser Agreement for Purchase(For Improved Property) Page No.3 Packet Page-331- 9/9/2014 11 .D. elects to terminate this Agreement copies of the appraisal reports shall be furnished to the Seller. , C. Seller acknowledges that if the agreed Purchase Price stated in Section 2 exceeds the average of two (2) independent appraisals, the Purchaser is required to approve the purchase by an extraordinary vote. If such vote is not obtained, then this Agreement shall terminate and the parties shall bear their own costs. 5 PROPERTY CONDITION DISCLOSURES A. General. Seller represents that Seller knows of no facts or conditions materially affecting the value of the Property, except those which are readily observable by Purchaser, or which have not been disclosed to Purchaser by Seller in writing and furnished to Purchaser prior to the Effective Date of this Agreement. B. Radon Gas. Florida law requires the following disclosure; Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county health department. Seller has no knowledge of the existence of radon on the Property or any radon mitigation having been performed on the Property. C. Mold. Molds are commonly found both indoors and outdoors. Interior infestation by certain molds may cause property damage and health problems for some persons. Seller has no knowledge of any mold remediation having been performed on the Property. D. Warranty. Except as to any facts or conditions disclosed to Purchaser as required under Section 5.A. above, Seller warrants that to the best of Seller's knowledge, all equipment; sprinkler, well, septic, heating, cooling, electrical and plumbing and security systems; major mechanical components; roof (including fascia and soffits); ceiling; structural walls; foundation; and related electrical and mechanical components, if any (collectively "Systems and Equipment") are in Working Condition. "Working Condition" shall mean operating in a manner in which the Systems and Equipment were designed to operate. The roof, ceiling, interior and exterior walls, foundation, if any, shall be considered in Working Condition if structurally sound and watertight. Seller shall not be required to repair or replace any Cosmetic Condition. "Cosmetic Condition" shall mean an aesthetic imperfection which does not affect the Working Condition of the item, including corrosion; tears; worn spots; discoloration of floor covering or wallpaper or window treatments; missing or torn screens; nail holes; scratches; dents; chips; caulking; minor cracks in windows, driveways, sidewalks, and cracked roof tiles, curling or worn shingles and limited roof life, so long as there is no evidence of structural damage or leakage. Agreement for Purchase(For Improved Property) Page No.4 Packet Page-332- 9/9/2014 11 .D. 6. INSPECTIONS 110 A. Inspection Period. Purchaser shall have seventy (75) days from the Effective Date (Inspection Period) to have the Property and improvements thereon inspected at Purchaser's expense as follows: (a) Systems and Equipment, by an appropriately Florida licensed inspection company or licensed contractor, and/or (b) radon gas, by a Florida certified radon measurement technician or specialist, and/or (c) termites or other wood-destroying organisms, by a certified pest control operator, (d) Environmental Assessment, by an appropriately Florida licensed environmental consultant (collectively the "Inspection Items"). On the 74th day of Inspection Period, Purchaser can terminate the Agreement for convenience. Upon reasonable notice, Seller shall provide access and utilities service to the Property to facilitate inspections. B, Election and Response. If any inspection conducted during the Inspection Period reveals: (1) that any Systems and Equipment are not in Working Condition, and/or (2) the presence of radon gas or other contaminates at a level in excess of EPA action levels, and/or (3) the existence of active infestation by termites or other wood-destroying organisms and/or visible damage caused by active or past infestation (collectively the "Defective Inspection Items"), Purchaser shall, within 15 days after expiration of the Inspection Period: (a) notify Seller of any Defective Inspection items, and (b) furnish to Seller a copy of the inspection report(s) documenting the Defective Inspection Items, and (c) notify Seller of Purchaser's election either to: (i) receive a credit from Seller at closing in lieu of any repairs, replacements, treatment, mitigation or other remedial action necessary to bring the Defective Inspection Items into compliance with the relevant standards set forth above (the "Remedial Action"), or (ii) have Seller take Remedial Action at Seller's expense prior to closing. If Purchaser elects to receive a credit, the amount of the credit shall be equivalent to the estimated costs of any Remedial Action and shall be determined not later than the earlier of Seller's Response Deadline, or 10 days prior to the Closing. If Purchaser elects (i), Seller shall not be required to take any Remedial Action. if Purchaser makes no election, Purchaser shall be deemed to have elected to receive a credit at Closing. C. Not later than 15 days from receipt of the written notice and inspection report(s) from Purchaser ("Seller's Response Deadline"), Seller shall notify Purchaser whether Seller will give Purchaser credit equal to the cost of repairs, take remedial action, or take no action with regard to the Defective Inspection Item. Purchaser may terminate this Agreement within 10 days of Seller's Response Deadline if Seller's election is not acceptable. If Purchaser does not elect to so terminate this Agreement, Purchaser is deemed to have accepted the Property in the condition it existed on the Effective Date, except that Purchaser retains the rights set forth in Section S.G. (Walk Through Inspection) below. If Seller fails to respond by the Seller's Response deadline, Seller shall be deemed to have accepted Purchaser's election and Purchaser may receive credit at Closing as set forth above. D. If Purchaser does not have the Inspection Items inspected, or fails to do so within the Inspection Period, or fails to timely report any Defective Inspection Items Agreement for Purchase(For Improved Property) Page No.5 70. Packet Page-333- 9/9/2014 11.D. J.Li to Seller, Purchaser shall be deemed to have accepted the Property in the condition it existed on the Effective Date, except that Purchaser retains the rights set forth in Section 6.G. (Walk Through Inspection) below. E. Remedial Action shall be deemed to have been properly performed if (1) the Systems and Equipment are placed in Working condition (as defined above), (2) radon gas within the residence on the Property is reduced to below EPA action levels, and (3) any active infestation of termites or other wood-destroying organisms is exterminated or treated, and all visible damage caused by active or past infestation is repaired or replaced. Seller shall make a diligent effort to perform and complete all Remedial Action prior to the Closing Date,failing which a sum equivalent to 150% of the estimated costs of completing the Remedial Action shall be paid by Seller into escrow at Closing pending completion. F. No cost to repair or replace any Systems and Equipment shall exceed the fair market value of that item if it were in Working Condition. If the costs do exceed fair market value, than either Seller or Purchaser may elect to pay such excess, failing which, either party may terminate this Agreement upon written notice. G. Walk-Throuqh Inspection. Purchaser (or a designated representative) may conduct a walk-through inspection of the Property prior to Closing and prior to possession, to confirm: (1) completion of any Remedial Action agreed to by Seller in Section 6.B "Election and Response" above, (2) that the personal property items which are being conveyed as part of this Agreement remain on the Property, (3) that the personal property items which are not being conveyed as part of this Agreement have been removed from the Property, and (4) that Seller has maintained the Property as required in Sections 3 and 7. Upon reasonable notice, Seller shall provide access and utilities service to the Property to facilitate the walk- through inspection. 7. RISK OF LOSS Seller shall maintain the Property (including without limitation the lawn, shrubbery, and landscaping) in the condition existing on the Effective Date until Closing or date of Purchaser's possession, whichever is later, except for ordinary wear and tear and any Remedial Action agreed to by Seller under Section 6B above. Any future loss and/or damage to the Property between the Effective Date and the Closing or date of Purchaser's possession, whichever is earlier, shall be at Seller's sole risk and expense. 8. REQUIREMENTS AND CONDITIONS FOR CLOSING Upon execution of this Agreement by both parties or at such other time as specified within this Section, Purchaser and/or Seller, as the case may be, shall perform the following within the times stated, which shall be conditions precedent to the Closing: A. Within fifteen (15) days after the date hereof, Purchaser shall obtain as evidence of title an ALTA Commitment for an Owner's Title Insurance Policy (ALTA Form B-1970) covering the Property, together with hard copies of all exceptions shown thereon. Purchaser shall have fifteen (15) days, following receipt of the title Agreement for Purchase(For Improved Property Page No.6 Packet Page-334- 9/9/2014 11.D. 41,insurance commitment, to notify Seller in writing of any objection to title other than au liens evidencing monetary obligations, if any, which obligations shall be paid at closing. If the title commitment contains exceptions that make the title unmarketable, Purchaser shall deliver to the Seller written notice of its intention to waive the applicable contingencies or to terminate this Agreement. B. If Purchaser shall fail to advise the Seller in writing of any such objections in Seller's title in the manner herein required by this Agreement, the title shall be deemed acceptable. Upon notification of Purchaser's objection to title, Seller shall have fifteen (15) days to remedy any defects in order to convey good and marketable title, except for liens or monetary obligations which will be satisfied at Closing. Seller, at its sole expense, shall use its best efforts to make such title good and marketable. In the event Seller is unable to cure said objections within said time period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said fifteen (15) day period, may accept title as it then is, waiving any objection, or may terminate the Agreement. C. Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within 10 (ten) days of the Effective Date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a current survey of the Property prepared by a surveyor licensed by the State of Florida. No adjustments to the Purchase Price shall be made based upon any change to the total acreage, unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway. Purchaser shall have sixty (60) days from the Effective Date of this Agreement to notify Seller in writing of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within sixty (60) days, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, or Purchaser may terminate the Agreement. 'A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the Property with the encroachment, or projection, or lack of legal access. 9. TERMINATION AND REMEDIES A. If Seller shall have failed to perform any of the covenants and promises contained herein, which are to be performed by Seller, within fifteen (15) days of written notification of such failure, Purchaser may, at its option, terminate this Agreement by giving written notice of termination to Seller. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to Agreement for Purchase(For improved Property) Page No.7 Packet Page -335- 9/9/2014 11.D. U a contract vendee, including the right to seek specific performance of this Agreement. ^, B. If the Purchaser has not terminated this Agreement pursuant to any of the provisions authorizing such termination, and Purchaser fails to close the transaction contemplated hereby or otherwise fails to perform any of the terms, covenants and conditions of this Agreement as required on the part of Purchaser to be performed, provided Seller is not in default, then Seller shall have the right to terminate and cancel this Agreement by giving written notice thereof to Purchaser. C. The parties acknowledge that the remedies described herein and in the other provisions of this Agreement provide mutually satisfactory and sufficient remedies to each of the parties, and take into account the peculiar risks and expenses of each of the parties. 10. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES Seller intends for Purchaser to rely on the representations contained in this.Section in entering into this Agreement and warrants the following: A. Seller has full right and authority to enter into and to execute this Agreement and to undertake all actions and to perform all tasks required of each hereunder. Seller is not presently the subject of a pending, threatened or contemplated bankruptcy proceeding. B. Seller has full right, power, and authority to own and operate the Property, and to execute, deliver, and perform its obligations under this Agreement and the instruments executed in connection herewith, and to consummate the transaction contemplated hereby. All necessary authorizations and approvals have been obtained authorizing Seller and Purchaser to execute and consummate the transaction contemplated hereby. At Closing, certified copies of such approvals shall be delivered to Purchaser and/or Seller, if necessary. C. The warranties set forth in this Article are true on the Effective Date of this Agreement and as of the date of Closing. Purchaser's acceptance of a deed to the said Property shall not be deemed to be full performance and discharge of every agreement and obligation on the part of the Seller to be performed pursuant to the provisions of this Agreement. D. Seller represents that it has no knowledge of any actions, suits, claims, proceedings, litigation or investigations pending or threatened against Seller, at law, equity or in arbitration before or by any federal, state, municipal or other governmental instrumentality that relate to this agreement or any other property that could, if continued, adversely affect Seller's ability to sell the Property to Purchaser according to the terms of this Agreement. E. No party or person other than Purchaser has any right or option to acquire the Property or any portion thereof. Agreement far Purchase(For Improved Property) Page No 8 Packet Page-336- 9/9/201411.D. u F. Until the date fixed for Closing or as long as this Agreement remains in force and effect, Seller shall not encumber or convey any portion of the Property or any rights therein, nor enter into any agreements granting any person or entity any rights with respect to the Property or any part thereof, without first obtaining the written consent of Purchaser to such conveyance, encumbrance, or agreement which consent may be withheld by Purchaser for any reason whatsoever. G. Seller represents that they have no knowledge that any pollutants are or have been discharged from the Property, directly or indirectly into any body of water. Seller represents that they have no knowledge that the Property has been used for the production, handling, storage, transportation, manufacture or disposal of hazardous or toxic substances or wastes, as such terms are defined in applicable laws and regulations, or any other activity that would have toxic results, and no knowledge that such hazardous or toxic substances are currently used in connection with the operation of the Property, and there is no proceeding or inquiry by any authority with respect thereto. Seller represents that they have no knowledge that there is ground water contamination on the Property or potential of ground water contamination from neighboring properties. Seller represents that they have no knowledge of storage tanks for gasoline, other than the gasoline tank attached to the generator, or any other hazardous substances located on the Property at any time during Seller's ownership thereof. Seller represents that to the best of its knowledge, the Property has not been used as a sanitary landfill. H. Seller has no knowledge that the Property, and/or that Seller's operations concerning the Property, are in violation of any applicable Federal, State or local statute, law or regulation, or of any notice from any governmental body has been served upon Seller claiming any violation of any law, ordinance, code or regulation or requiring or calling attention to the need for any work, repairs, construction, alterations or installation on or in connection with the Property in order to comply with any laws, ordinances, codes or regulation with which Seller has not complied. I. There are no unrecorded restrictions, easements or rights of way (other than existing zoning regulations) that restrict or affect the use of the Property, and there are no maintenance, construction, advertising, management, leasing, employment, service or other contracts affecting the Property. J. Seller has no knowledge that there are any suits, actions or arbitration, bond issuances or proposals therefore, proposals for public improvement assessments, pay-back agreements, paving agreements, road expansion or improvement agreements, utility moratoriums, use moratoriums, improvement moratoriums, administrative or other proceedings or governmental investigations or requirements, formal or informal, existing or pending or threatened which affects the Property or which adversely affects Seller's ability to perform hereunder; nor is there any other charge or expense upon or related to the Property which has not been disclosed to Purchaser in writing prior to the Effective Date of this Agreement. Agreement for Purchase(For Improved Property) Page No.9 rJ Packet Page-337- 9/9/2014 11.D. i LI K. Seller acknowledges and agrees that Purchaser is entering into this Agreement based upon Seller's representations stated above and on the understanding that Seller will not cause the zoning or physical condition of the Property to change from its existing state on the effective date of this Agreement up to and including the date of Closing. Therefore, Seller agrees not to enter into any contracts or agreements pertaining to or affecting the Property and not to do any act or omit to perform any act which would change the zoning or physical condition of the Property or the governmental ordinances or laws governing same. Seller also agrees to notify Purchaser promptly of any change in the facts contained in the foregoing representations and of any notice or proposed change in the zoning, or any other action or notice, that may be proposed or promulgated by any third parties or any governmental authorities having jurisdiction of the development of the property which may restrict or change any other condition of the Property. L. Seller represents and warrants that the operations or activities of Seller on the property have been in compliance with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts. 11. NOTICES Any notice, request, demand, instruction or other communication to be given to either party hereunder shall be in writing sent by facsimile with automated confirmation of receipt or registered or certified mail, return receipt requested, postage prepaid or personal delivery addressed as follows: If to Purchaser: Collier County Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Telephone (239) 252-8922 Fax (239) 252-8876 With a copy to: Office of the County Attorney 3299 Tamiami Trail East, Suite 800 Naples, Florida 34112 Telephone (239) 252-8400 Fax (239) 252-0225 If to Seller: Kiropa Island LLC 3408 S. Sycamore Avenue Sioux Falls, SD 57110 Agreement for Purchase(For Improved Property) Page No.10 Packet Page -338- 9/9/2014 11.D. 11LJ The addressees, addresses and numbers for the purpose of this Article may be changed by either party by giving written notice of such change to the other party in the manner provided herein. For the purpose of changing such addressees,addresses and numbers only, unless and until such written notice is received, the last addressee and respective address stated herein shall be deemed to continue in effect for all purposes. Notice shall be deemed given in compliance with this Article upon receipt of automated fax confirmation or upon on the fifth day after the certified or registered mail has been postmarked, or receipt of personal delivery. 12. REAL ESTATE BROKERS Purchaser and Seller acknowledge and agree that Premier Commercial, Inc and Investment Properties Corporation of Naples (IPC) are the only real estate brokers connected with this Agreement. Thebrokerage commissions or fees payable to the aforementioned brokers shall be the sole responsibility of the Seller and shall be paid at Closing. 13. MISCELLANEOUS A. This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. B. This Agreement and the terms and provisions hereof shall be effective as of the Effective Date and shall inure to the benefit of and be binding upon the parties n hereto and their respective heirs, executors, personal representatives, successors, successor trustee, and assignees whenever the context so requires or admits. C. Any amendment to this Agreement shall not bind any of the parties hereof unless such amendment is in writing and executed and dated by Purchaser and Seller. Any amendment to this Agreement shall be binding upon Purchaser and Seller as soon as it has been executed by both parties. D. Captions and section headings contained in this Agreement are for convenience and reference only; in no way do they define, describe, extend or limit the scope or intent of this Agreement or any provisions hereof. E. All terms and words used in this Agreement, regardless of the number and gender in which used, shall be deemed to include any other gender or number as the context or the use thereof may require. F. No waiver of any provision of this Agreement shall be effective unless it is in writing signed by the party against whom it is asserted, and any waiver of any provision of this Agreement shall be applicable only to the specific instance to which it is related and shall not be deemed to be a continuing or future waiver as to such provision or a waiver as to any other provision. G. If any date specified in this Agreement falls on a Saturday, Sunday or legal holiday, then the date to which such reference is made shall be extended to the Agreement for Purchase(For Improved Property) Page No.11 Packet Page-339- 9/9/2014 11.D. next succeeding business day. 1 1 U H. Seller is aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. I. If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust or any form of representative capacity whatsoever for others, Seller shall make a written public disclosure, according to s. 286.23, Ha. Stat., under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) J. This Agreement is governed and construed in accordance with the laws of the State of Florida. K. The Effective Date of this Agreement will be the date of execution of this Agreement by the last signing party. L. This Agreement and is the entire agreement between the parties, and there are no promises, representations, warranties or covenants by or between the parties not included in this Agreement. M. TIME IS OF THE ESSENCE to this Agreement. IN WITNESS WHEREOF, the parties hereto set forth their hands seals. AS TO PURCHASER: DATED:;_\k-' 1 ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT:E, ROCK, Clerk COLLIER COUNTY, FLORIDA it # s �+{ Tom Henning, Chairman AkeiaMtasvo !,qn Approved as to i form and legality: Jenni er A. Bel.-eft, Assistant County Attorney C,! Agreement for Purchase(For Improved Property) Page No.12 Packet Page -340- 9/9/2014 11.D. . 1u AS TO SELLER: DATED: i - -Jf WITNESSES: 1 ;,-u KIROPA ISLAND, LLC, a South Dakota (Signature) limited liability company (Printed Name) ".^1-T6t4. 7..'(ti 41..17/1* By: /7 (Signature) Paul H. C otrley, Manager ! rr 146,7"1,14ein (Printed Name) /-`•, Agreement for Purchase(For Improved Property) Page No.13 (1)1,)) Packet Page-341- 9/9/2014 11 .D.........., 14,. A. APPRAISAL AND CONSULTING REAL ESTATE APPRAISAL REPORT SUPERVISOR OF ELECTIONS BUILDING Office and Industrial 3750 Enterprise Avenue Naples,Collier County,Florida, 34104 PREPARED FOR: Mr.Roosevelt Leonard Real Property Management Collier County 3301 Tamiami Trail East, Suite 101 Naples,FL 34112 Client File: Supervisor of Elections Building; PO No.4500151773 EFFECTIVE DATE OF THE APPRAISAL: ,----., July 21,2014 DATE OF THE REPORT: I August 11, 2014 REPORT FORMAT: C Appraisal Report I PREPARED BY: 1 RKL APPRAISAL AND CONSULTING,PLC RKL File Number: 2014-167 f t ACHEL M.ZUCCHI,MAI.CCIM 4500 Executive Drive,Suite 300 Naples,FL 34119-8908 I C.LOWRY,MM,CPA BO$$[TT,M OM Phone:239-596-0800 C Al www.rklac.com IPacket Page-342- 9/9/2014 11 .D. • • d5' +a S.r �*+ q4 .,'. x h Fk& »q'C'+ = 1 i' s�77 ' ^T°"Y e+s ' +"A. f- l i:Brz u.,k z 'gym" . .x < , L Y,a l• z tie "fir w{ t�s a fiTMS rn•a rk '• • b .�r • ��r 4 e,�'r n ""fit'-a'� .z -te .°k E t, 7' f. �?9,t� ^"^'3� kt ''''"'"'''''"''''-',:•;. RL �.! e`f Via° t 'p �" f ' 24� ,� lJ� ,�k4.! °� � J F b3 hgg�� J_ 4 x . '.-:-:: • s ` Q .1 {S 1 1 4.,, �P .i • ffi, 4 v "�• { --sz '� 'a ms,: z- x •,-,E r • 3 s 8 :. F Supervisor Elections Building 3750 Enterprise of Avenue Naples, Florida . .t Y Packet Page-343— 9/9/2014 11.D. August 11,2014 APPRAISAL AND CONSULTING " . Mr. Roosevelt Leonard Collier County 3301 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Supervisor of Elections Building 3750 Enterprise Avenue,Naples, Collier County, Florida,34104 Client File: Supervisor of Elections Building;PO No. 4500151773 RKL File Number:2014-167 Dear Mr. Leonard: 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 subject property. The client for the assignment is Collier County, Real Property Management, and the intended use of the appraisal is to assist the client in internal decision making purposes. We use the appraisal report option of Standards Rule 2-2(a) of USPAP to report the assignment results. t'""\ 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. I 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, and the appraisal guidelines of Collier County. The appraisal also conforms with the appraisal regulations issued in connection with the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA). The subject is an existing office and industrial property containing 30,980 square feet of rentable area. The improvements were constructed in 2009, and are 100.0% vacant The site consists of 1.84 acres,or 80,150 square feet. ACHEL M.ZUCCHI.MAI.CCIM 4500 Executive Drive,Suite 300 c,lower,MA1,CPA Naples,FL 34119-8908 Phone:239-596-0800 OUIS C.8O MT MAI www.rklac.com Packet Page-344- 9/9/2014 11.D. Mr. Roosevelt Leonard Collier County August 11,2014 Page 2 Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any),we have made the following value conclusion(s): VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Value Conclusion Market Value,As Is Fee Simple July 21.2014 $3,340,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions.These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Respectfully submitted, RKL APPRAISAL AND CONSULTING,PLC 41IrW Louis C. Bobbitt,MAI Rachel M. Zucchi,MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ#1271 Florida State-Certified General Real Estate Appraiser RZ#2984 lbobbitt yrrklac.com;Phone 239-596-0800 Ext.201 rzucchi(a@rklac.com;Phone 239-596-0800 Ext.203 p ACHELM.ZUCCHL MAt,CC1M. 4500 Executive Drive,Suite 300 C LOWRY.MAi.CPA Naples,FL 34I19-8908 Phone:239-596-0800 OUTS C.8088117.MA! www.rklac.com Packet Page- ac et age 4 - 3 5 9/9/2014 11.D. SUPERVISOR OF ELECTIONS BUILDINGSUMMARY OF IMPORTANT FACTS AND CONCLUSIONS I I SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS GENERAL Subject: Supervisor of Elections Building 375.0 Enterprise Avenue,Naples, Collier County,Florida,34104 Owner: Kiropa Island LLC p Legal Description: Tax Identification: Lengthy legal,see Addenda 00280200002 Intended Use: The intended use is to assist the client in internal decision making purposes. I Intended User(s): Collier County,Real Property Management PROPERTY 0 Land Area: Total: 1.84 acres; 80,150 square feet Improvements: Office Building Industrial Building I Year Built: 2009 2009 Gross Building Area(GBA): 15,716 15,264 Gross Leasable Area (GLA): 15,716 15,264 1 Property Totals: GBA GLA 30,980 30,980 Zoning: I (Industrial) P Highest and Best Use As if Vacant Future Industrial As Improved The highest and best use is as currently improved. I Exposure Time 12 months Marketing Period 12 months VALUE INDICATIONS Cost Approach: $3,530,000 I Sales Comparison Approach: $3,340,000 Income Approach: Not Developed IReconciled Value(s): As Is Value Conclusion(s) $3,340,000 I Effective Date(s) July 21, 2014 Property Rights Fee Simple The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions.These conditions may affect the assignment results. I Hypothetical Conditions: I None. Extraordinary Assumptions: I None. II a I Page 1 Packet Page -346- FA 9/9/2014 11 .D. SUPERVISOR OF ELECTIONS BUILDING INTRODUCTION INFORMATION IV IINTRODUCTION INFORMATION SUBJECT IDENTIFICATION ISubject: Supervisor of Elections Building 3750 Enterprise Avenue,Naples, Collier County, Florida, 34104 I Legal Description: Lengthy legal, see Addenda Tax Identification: 00280200002 I, The subject is an existing office and industrial property containing 30,980 square feet of rentable area. The improvements were constructed in 2009, and are 100.0% vacant The site consists of 1.84 acres,or 80,150 square feet. ICURRENT OWNERSHIP AND PROPERTY HISTORY 111 Owner: Kiropa Island LLC Sale History: According to public records, the subject transferred ownership from E.B. Simmonds Enterprises LLC to Kiropa Island LLC on October 10, 2013 for a sale price 111 of$2,495,000 as recorded in OR 4975-3235. This was a distressed sale and is not reflective of current market value. The sale price is consistent with our appraised p---- value considering the elapsed time and the distressed nature of the sale. ICurrent Subsequent to the sale, the property was listed with Listing/Contract(s): Premier Commercial for an asking price of$3,475,000 or for lease from $8 to $14 per square foot triple net. ICollier County has reportedly negotiated a purchase price of$3,337,500;however, details of pending contract were not provided for the purpose of this appraisal. The Inegotiated purchase price is consistent with our appraised value. ITo the best of our knowledge, no other sale or transfer of ownership has occurred within the past three years. IAPPRAISAL SCOPE According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser's responsibility to develop and report a scope of work that results in credible I results that are appropriate for the appraisal problem and intended user(s). Therefore, the appraiser must identify and consider I • the client and any other intended users; • the intended use of the appraiser's opinions and conclusions; 1 ,----, Page 2 Packet Page -347- 9/9/2014 11.D. SUPERVISOR OF ELECTIONS BUILDING SALES COMPARISON APPROACH-WAREHOUSE COMPONENT Analysis Grid The above sales have been analyzed and compared with the subject property. We have considered adjustments in the areas of: I Effective Sale Price This takes into consideration unusual conditions involved in the sale that could affect the sales price, such as excess land, non-realty components, commissions, or other similar factors. Usually the sale price is adjusted for this prior to comparison to the subject. Real Property Rights Property rights dissimilar to the subject which affect value. Financing Terms Favorable or unfavorable seller financing, or assumption of existing financing. Conditions of Sale Circumstances that atypically motivate the buyer or seller, such as 1 1031 exchange transaction,assemblage, or forced sale. Market Conditions Inflation or deflation since sale date due to economic influences Location Market or submarket area influences on sale price; surrounding land use influences. Physical Characteristics Attributes such as size, shape,utilities,frontage,zoning, etc. Age/Condition Attributes such as size, shape, age,number of stories,etc. Economic Characteristics Material differences between the subjects' net operating income and the net operating income of the comparables on a per unit basis. On the following page is a sales comparison grid displaying the subject property, the comparables and the adjustments applied. 1 Page 71 Packet Page-348- 9/9/2014 11.D. Id SUPERVISOR OF ELECTIONS BUILDING SALES COMPARISON APPROACH-WAREHOUSE COMPONENT Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 I Name Supervisor of 1827 Trade Center 1161 Sun 1969 Trade 2684 S Horseshoe 4586 Progress Elections Building Way Century Road Center Way Court Avenue Address 3750 Enterprise 1827 Trade Center 1161 Sun 1989 Trade 2684 S Horseshoe 4586 Progress Avenue Way Century Road Center Way Court Avenue City Naples Naples Naples Naples Naples Naples Date 7/21/2014 5!2712014 5!9/2014 3/6/2014 11/14/2013 11/1/2013 Price $800,000 $554,000 $910,000 $895,000 $636,000 GLA 15,264 12,220 7,140 9,696 9,952 10,400 I GLA Unit Price $65.47 $77.59 $93.85 $89.93 _ $61.15 Transaction Adjustments Property Fights Fee Simple Leased Fee 0.0% �O°°N0° 0.0% F..•,nM0 0.0% Fee smote 0.0% F.e..,W. 0.0% Financing Conventional Cesh to seller 0.0% c•w•,••••� 0.0% Co '... .... 0.0% Cash to seller 0.0% 0.0% Cbndtions of Sate Cash Ams length 0.0% fV° ''1' 0.0% Mnp's" 0.0% Ares length 0.0% 0...."0,' 0.0% I Expenditures After Sale $0 $0 $0 $ll $0 Adjusted GLA Unit Price $65.47 $77.59 $93.85 $89.93 $61.15 Markel Trends Through 7/21/14 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Adjusted GLA Unit Price $65.47 $77.59 $93.85 $89.93 $61.15 Location Average Similar Similar Similar Similar Similar %Adjustment 0% 0% 0% 0% 0% f6 $Adjustment $0.00 $0.00 $0.00 $0.00 $0.00 GLA 15,264 12,220 7,140 9,696 9,952 10,400 %Adjustment 0% 0% 0% 0% 0% I $Adjustment $0.00 $0.00 $0.00 $0 00 $0.00 Year Built 2009 1995 1990 1995 1988 1997 %Adjustment 0% 0% 0% 0% 0% $Adjustment $0.00 $0.00 $0.00 $0.00 $0.00 AC Area 48% 61°/s 56%s 25% 30% 46% %Adjustment -5% 5% 0% 0% 5% $Adjustment -$3.27 -$3.88 $0.00 $0.00 -$3.06 Adjusted GLA Unit Price $62.19 $73.71 $93.85 $89.93 $58.10 I Net Adjustments -5.0% -5.0% 0.0% 0.0% -5.0% Goss Adjustments 5.0% 5.0% 0.0% 0.0% 5.0% I I 1 Ii Page 72 I Packet Page-349- 9/9/2014 11.D. SUPERVISOR OF ELECTIONS BUILDING SALES COMPARISON APPROACH-WAREHOUSE COMPONENT Physical Characteristics This adjustment reflects differences in attributes such as size, shape, number of stories, etc. For this analysis, there were no quantifiable differences so no adjustments were made. Age This adjustment reflects differences in age and condition. For this analysis, there was no value differences noted for the age of the properties and no adjustments were made. Percent Air Conditioned This adjustment reflects differences in build out or condition of the interior; i.e. percentage of office or AC space. The subject has 42% of the building air conditioned. However, this is partially offset by the fact that there is no built out office areas and the air conditioned area are just large open rooms. Comparables 3 and 4 have less AC area however, they have office build out so these factors offset and no adjustments were made. Comparables 1, 2,and 5 have more AC area which is built out for office and adjustments were made. Sales Comparison Approach Conclusion-Warehouse Component The adjusted values of the comparable properties range from $58.10 to $93.85; the average is $75.56. All of the value indications have been considered, and in the final analysis, all of the comparables have been given weight in arriving at our final reconciled per square foot value of$75.00. Please note that the warehouse component value is estimated in conjunction with the office component and is not to be construed as a stand- alone value. • As IS MARKET VALUE-WAREHOUSE COMPONENT Indicated Value per square foot: $75.00 Subject Size: 15,264 Indicated Value: $1,144,800 Rounded: $1,140,000 The total market value of the property is then estimated by adding the office component value with the warehouse component value. As Is MARKET VALUE-TOTAL PROPERTY Office Component: $2,200,000 Warehouse Component: $1,140,000 Indicated Value: $3,340,000 I Page 74 Packet Page-350- 9/9/2014 11.D. SUPERVISOR OF ELECTIONS BUILDING RECONCILIATION RECONCILIATION The process of reconciliation involves the analysis of each approach to value. The quantity and quality of data applied the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. Value Indications Cost Approach: $3,530,000 Sales Comparison Approach: $3,340,000 Income Approach: Not Developed Cost Approach I This approach is not typically used because the current cost to construct is greater than the value which tends to make a project not feasible. However, in this case we have developed this approach because the subject property is unique,new construction and the most probable buyer is an owner occupant. Because of the large amounts of depreciation which are problematic to estimate, this approach is not the most reliable approach. However, it does support the value derived via the sales approach and has therefore been given less weight. Sales Comparison Approach I This approach is a good indication of the fee simple value because it is based on what market participants, particularly owner/occupants are paying for similar properties. The most probable buyer of the property is an owner occupant and this approach is the most reliable for this property type. The most weight has been placed on this approach. Income Approach—Direct Capitalization This approach analyzes the potential income the property is capable of generating and is the primary approach that investors consider. This approach is a good indication of the value to an investor. It is highly unlikely, given the hybrid nature of the subject as well as the configuration of the buildings, that an investor would purchase the property for rental. Therefore,this approach is not applicable and was not developed. I I I Page 75 Packet Page -351- 9/9/2014 11.D. SUPERVISOR OF ELECTIONS BUILDING RECONCILIATION • Value Conclusion Based on the data and analyses developed in this appraisal, we have reconciled to the following value conclusion(s), as of July 21, 2014, subject to the Limiting Conditions and Assumptions of this appraisal. VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Value Conclusion Market Value,As Is Fee Simple July 21,2014 $3,340,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions.These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. I Exposure and Marketing Times Exposure time is always presumed to precede the effective date of the appraisal and is the length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective 1 date of the appraisal. Marketing time is an estimate of the amount of time it might take to sell a property at the concluded market value level during the period immediately after the effective date of an appraisal. Based on our review of recent sales transactions for similar properties and our analysis of supply and demand in the local retail market it is our opinion that the probable marketing and exposure time for the property is 12 months. • n Page 76 Packet Page-352- 9/9/2014 11.D. APPRAISAL REPORT REAL ESTATE APPRAISAL Of 3750 Enterprise Avenue 416 r.: r h • 3750 Enterprise Ave.,Naples, Collier County,FL, 34104 As of July 23,2014 Prepared For Mr.Roosevelt Leonard Collier County Real Property Management 3335 Tamiami Trail E., Ste. 101 Naples,FL 34112 Client File:PO#4500151775 Prepared by 1111'.A. 1I)C. Thomas A. Tippett,MA1 File Name: 14 035 Packet Page-353- 9/9/2014 11 .D. !i r 1 14 1 .A. 1'i1)ptt1. lilt'. 1061 Collier Center Way 43 239-405-8551 xl Naples Fax:239-405-8547 FL,34110 tom@tatippett.com August 12, 2014 Mr. Roosevelt Leonard Collier County Real Property Management 3335 Tamiami Trail E., Ste. 101 Naples, FL 341 12 Re: Appraisal Report, Real Estate Appraisal 3750 Enterprise Ave.,Naples, Collier County,FL, 34104 File Name: 14 035 Dear Mr. Leonard: At your request, 1 have prepared an appraisal for the above referenced property, which may be briefly described as follows: The property appraised is a professional office building and an office/warehouse building. Please reference page 12 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 appraisal is intended to conform with the Uniform Standards of Professional Appraisal Practice(USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. 1 confirm that-I am competent to perform this appraisal and adhere to the competency provision within USPAP. I certify that 1 have no present or contemplated future interest in the property beyond this estimate of value. Your attention is directed to the Limiting Conditions and Assumptions section of this report (page 7). Acceptance of this report constitutes an agreement with these conditions and assumptions Packet Page-354- 1 9/9/2014 11.D. L Mr. Leonard Collier County Real Property Management August 12, 2014 Page 2 I In particular, I note the following: Hypothetical Conditions: • There are no hypothetical conditions for this appraisal. Extraordinary Assumptions: • It is an extraordinary assumption that the property will be occupied by a single tenant or owner/user. • An environmental assessment was not provided for review. It is an extraordinary assumption that there are no adverse environmental conditions on the subject site. Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have made the following value conclusion: Current As Is Market Value: The As Is market value of the Fee Simple estate of the property, as of July 23, 2014, is 53,410,000 Three Million Four Hundred Ten Thousand Dollars The market exposure time' preceding July 23,2014 would have been 12 months and the estimated marketing period2as of July 23, 2014 is 12 months. If you have any questions or comments, please contact the undersigned. Thank you for the opportunity to be of service. Respectfully submitted, T.A. Tippett. Inc. is {• {f:' f.r • C▪ „, y t < Thomas A. Tippett, MAI State-certified general real estate appraiser RZ#1669 tom @tatippett.com Exposure Time:see definition on page 9. 2 Marketing Time:see definition on page 9. Packet Page-355- 9/9/2014 11 .D. 3750 Enterprise Avenue Summary of Important Facts and Conclusions GENERAL Subject: 3750 Enterprise Ave.,Naples, Collier County, FL. 34104 The property appraised is a professional office building and an office/warehouse building. Owner: Kiropa Island LLC Legal Description: Lengthy, see deed in the addendum Date of Report: August 12, 2014 Client: Collier County Real Property Management Intended Use: The intended use is for to assist the client with internal analysis. Intended User: The client. Assessment: Real Estate Assessment and Taxes Tax ID Land Improvements Other Total County Taxes Rate 280200002 $414,000 $2,330,250 $0 $2,744,250 $12.10 $33,194 Sale History: The subject sold for$2,495,000on October 10,2013. Buyers broker Dougall McCorkle identified that the property was undervalued for 2013 sale and encouraged his client buyer to purchase the property expecting a quick and profitable return. Property was in a distressed sale situation where the Bank of America mortgage was sold and the new mortgage holder was pressuring the owner to sell the property. Current The subject was listed by Premier Commercial for Listing/Contract(s): $3,475,000 And The subject is under contract for sale for$3,337,500. Contract Date: July 1, 2014 Page 1 Packet Page -356- 9/9/2014 11.D. 3750 Enterprise Avenue Land: Land Summary Parcel ID Gross Land Gross Land Usable Land Usable Land Topography Shape Area Area(Sq Ft) Area(Acres) Area(Sq Ft) (Acres) 280200002 1.84 80,150 1,84 80.150 Level Roughly rectangular Improvements: Building Summary Building Name/ID Year Built Condition Number of Gross Stories Building Area Office 2009 Good 3.0 15,716 Office/Warehouse 2009 Good 2.0 15,264 Totals 30,980 See area definitions,page 5. Zoning: Industrial Highest and Best Use Hold for future industrial use of the Site: Highest and Best Use Continued office and industrial office/warehouse use as Improved: Type of Value: Market Value Page 2 1911 Packet Page-357- 9/9/2014 11.D. 3750 Enterprise Avenue I VALUE INDICATIONS Cost Approach: Not Applicable Sales Comparison $3,410,000 Approach: Income Approach: $3,240,000 Reconciled Value: As Is Value Conclusion(s) $3,410,000 Effective Date(s) July 23,2014 Property Rights Fee Simple Hypothetical Conditions: • There are no hypothetical conditions for this appraisal. Extraordinary Assumptions: • It is an extraordinary assumption that the property will be occupied by a single tenant or owner/user. • An environmental assessment was not provided for review. It is an extraordinary assumption that there are no adverse environmental conditions on the subject site. TIT Page 3 Packet Page-358- 9/9/2014 11.D. 3750 Enterprise Avenue Value Conclusion Based on the data and analyses developed in this appraisal, 1 have reconciled to the. following value conclusion, as of July 23, 2014, subject to the Limiting Conditions and Assumptions of this appraisal. Reconciled Value: Premise: As Is Interest: Fee Simple Value Conclusion: $3,410,000 Three Million Four Hundred Ten Thousand Dollars Hypothetical Conditions: • There are no hypothetical conditions for this appraisal. Extraordinary Assumptions: • It is an extraordinary assumption that the property will be occupied by a single tenant or owner/ user. • An environmental assessment was not provided for review. It is an extraordinary assumption that there are no adverse environmental conditions on the subject site. Page 96 Packet Page-359- 9/9/2014 11 .D. Inspection Report This inspection performed in accordance with current "Standards of Ftorida 0ult Practice"of the American Society of Home Inspectors. Horne I`'':P”_t This inspection report prepared specifically for: Collier County Real Property Mgmt. C/O Cindy Erb 3750 Enterprise Avenue Naples, FL 34110 � k ""i k P - + tc gad "� s `wc -•_ ' Inspected by: Glen Brown Table of Contents 1270 Plumcsa Drive eneral Information. . . . 1 Bathrooms 9 Ft Myers, R.33901 leficiency Summary D1 Interior Rooms 10 (239)334-2373 office oof 2 Garage &Carport 11 Honda Gulf Coast (677)904-6820 toil free xterior 3 Attic 12 as inti ``� ns 23 337-3839 rounds & Drainage. . . . 4 Foundation 13 irfo@flartdahorrinspect_cam eating &Cooling 5 Addendum Al -Iumbing 6 lectrical 7 ^ Copyright 2013®•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page-360- 9/9/2014 11 .D. 1270 Plumose Drive Ft Myers, FL 33901 (239) 334-2373 of ce � � € r'Cove Florida Gulf Coast (877) 904-6823 toll free Home Inspections (239) 337-3839 fax info@flcifidahomeinspect.corT PROPERTY/CLIENT INFORMATION Report Date: 7/23/2014 Customer File# 74236 Sellers Agnt: Dougall McCorkle Client: Collier County Real Property Mgmt. CIO Cindy Erb Address: 3335 Tamiami Trail East,Suite 101 Naples, FL 34112 Phone: (239)252-8917 Fax: Email: CINDYERB @COLLIERGOV.NET Inspection location: 3750 Enterprise Avenue Send report to: Naples, FL 34110 Phone: County: Collier Area/Neighborhood: Sub-division: GENERAL INFORMATION Main entry faces: North Bedrooms: 0 Full Baths: Estimated Age: 2009 Vehicle Garages: Half Baths: Tvpe Structure: Commercial Approx. Sq Footage: 30,000 3/4 Baths: Stories: 3 Tvpe Foundation: Slab Soil condition: Dry Weather: Clear Temp: 85 Date: 7/23/2014 Time: 10:00 am Unit occupied: no Client present: yes Attendees: Seller's Agent General Overview: Commercial building and warehouse in a central location. HI56 Inspector: - -- Glen Brown REPORT LIMITATIONS This report has been prepared for the sole and exclusive use of the client indicated above and is limited to an impartial opinion which is not a warranty that the items inspected are defect-free,or that latent or concealed defects may exist as of the date of this inspection or which may have existed in the past or may exist in the future. The report is limited to the components of the property which were visible to the inspector on the date of the inspection and his opinion of their condition at the time of the inspection. 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.C/O Cindy Erb Page 1 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page-361- 9/9/2014 11 .D. � $ ABU 7iQS Customer: Collier County Real Property Contact: Dougall McCorkle FL Myers,FL 33901 Phone: (2391 252-8917 (23W)334-2373 office Location: 3750 Enterprise Avenue FHor=da Gulf Coast (877)9°4-684 toll free Naples,FL 34110 — Horne Inspections (239)337-3839 fax infogfloridahomeinspect.corn SUMMARY REPORT This summary is not the entire report. The full report may include additional information of interest or concern to the client. It is strongly recommended that the client promptly read the complete report. For information regarding the negotiability of any item in this report under a real estate purchase contract, contact your real estate agent or an attorney. 1 - Roof No visible concerns with Standing Seam Metal Roof on main building or Modified Flat Roof on warehouse. Roofs appear in very good overall condition. Coping cap metal needs sealant at seams to prevent potential wind driven rain issues/leaks. Ladder stored on center flat roof of main building could cause damage in strong storms. Recommend secure ladder or remove. 2 - Exterior No major concerns. Exterior of buildings are in very good overall condition. Recommend clearing vines growing on side of building to prevent long term damage. 3 - Grounds No major concerns. Overall property appears good condition and well designed. 4 - HVAC HVAC Systems are not complete throughout building. Total capacity of Systems will need additional evaluation. Capacity will likely be insufficient for targeted building use. Recommend full technical plan be developed once building desigr changes are finalized. - Condensation drains on roof are stopped up and causing excessive moisture around units. Clean and clear drain system as needed. 5 - Electrical No major concerns. All components appear in good working order. 6 - Bathroom No visible concerns. All fixtures appear in good condition and proper working order. 7 - Interior Rooms No major visible concerns. Interior is not complete. The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report.This is not intended as a substitute for reading the inspection report. Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page. D1 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page-362- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumosa Dr. Ft. Myers,FL 33901 239-334-2373 Roof COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Roof coverings: Acceptable 2 Ventilation: Acceptable 3 Fleshings: Repair Needed 1.See Comments Below 4 Skylights: Not Present 5 Chimneys: Not Present 6 Gutter system:(Repair Needed ',See Comments Below 7 8 :I INFORMATION 9 Main roof age: 5 14 Ventilation: None Present 10 Other roof age: 15 Chimney: None 11 Inspection method: Walked partial roof 16 Chimney flue: None 12 Roof covering: Metal &Modified Bitumen on Flats 17 Gutters: Aluminum 13 : 18 • ROOF COMMENTS 19 No visible concerns with Standing Seam Metal Roof on main building or Modified Flat Roof on warehouse.Roofs appear in very good overall condition. Coping cap metal needs sealant at seams to prevent potential wind driven rain issues/leaks. Ladder stored on center flat roof of main building could cause damage in strong storms. Recommend secure ladder or remove. • 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.CIO Cindy Erb Page 2 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page -363- 014 11 .Da 9/9/2 INSPECTION PHOTOS Roof #R Roof #R a� a - - h . . „, ,. ,irooppaget _J a :_M 7,--i,,,,,: ..f$ `hY ) q. bra 4- A''' r„ Y,a,,.. T .Z.=.{ general view-side roof general view-standing seam metal roof Roof #R Roof #R G a F ,. +n Y 1 , itwt..41,,,.,4 , , ,,,... ,pare �x �� ,- ',,"4"."' .hey. 0.,t.,...,,i,17, ,.,,,,,, :i .,t. '�' §Y e $r y 7'` ,'" * ;., wewa'v°.� hs "r d'- a r. *r 1=f Alt 'fir re aSi7 a�� s urnr 7 g. ,r °" .zc . ..: t-... .... .JU.r<3.� xu..eas d '8 A _ i..'f' � ladder stored on roof general view-warehouse roof Roof #R Roof #R r- . ,.r�E h,. ass r% �'„ P -._._„,„ ,,..1-„,',.„,-;,,,..` -RY”' v d ' x'-n a ' ks�,�,�^S,i.�,2� � n '�r as n'ti.r�[.3a "+s ,:-.�,,;„„!...,,,1,-,_:„...„- sx� ?p�.�u t ffi' r rt #sA@ „„,:r.o CSea seams a ng t copi metal need sealing drains need cleaning 3750 Enterprise Avenue,Naples,FL 34110 Page 3 of 13 Packet Page -364- . INSPECTION PHOTOS 9/9/2014 11 D. Roof #R ' z r - 7 x , r t. a ; 2* ,44 - open coping metal 3750 Enterprise Avenue,Naples,FL 34110 Page 4 of 13 Packet Page -365- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumosa Dr. Ft. Myers, FL 33901 239-334-2373 Exterior COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Siding: Acceptable 2 Trim/fascias/soffits: Acceptable 3 Doors: Acceptable 4 Hose faucets:(Acceptable 5 Electrical cable:(Acceptable 6 Pool and Spa::1Not Present INFORMATION 7 Siding type: Stucco&Stone • 8 Trim/fascias type: masonry 9 Door type: Insulated Metal 10 Electric service Buried cable: EXTERIOR COMMENTS 16 No major concerns. Exterior of buildings are in very good overall condition. Recommend clearing vines growing on side of building to prevent long term damage. ,fix r } 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.C/O Cindy Erb Page 3 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page -366- 9/9/2014 11 .D. INSPECTION PHOTOS Exterior #EX Exterior #EX ;t:,*::", :4,...,,,,_ `,.,,, li; .,-7:: { rwr , �� - `-F a . ..,- —.. 5 rear view rear view of warehouse Exterior #EX Exterior #EX I r " z ' / / vines growing on building overall view-center lot 3750 Enterprise Avenue,Naples,FL 34110 Page 4 of 13 Packet Page-367- 9/9/2014 11.D. Glen Brown-Certified Inspector 1270 Plumose Dr. Ft. Myers,FL 33901 239-334-2373 Grounds & Drainage — COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Drainage: Acceptable 2 Trees&shrubs:Acceptable 3 Walks&Steps:(Acceptable 4 Porch/Deck: Acceptable 5 Driveway: Acceptable 6 Irrigation System Acceptable 7 -•' 9 Walks&Steps: Concrete 13 Porch: N/A 10 Patio: N/A 14 Location: 11 Location: 15 12 Driveway: Asphalt GROUNDS&DRAINAGE COMMENTS 17 No major concerns.Overall property appears good condition and well designed. • 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.CIO Cindy Erb Page 4 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page -368- 9/9/2014 1 1 .D. INSPECTION PHOTOS Grounds & Drainage #GD Grounds & Drainage #GD R X rr rear warehouse parking lot asphalt has areas of surface damage Grounds & Drainage #GD 11 � Grounds,,& �,D,rainagg� #GD gr Sf ax't,£.zs ri„wig :m� #n. ter+ y t !h e s -} ... Cf#dIiI(* 41 (0r* i1�i ,. Y dumpster containment drive access on east side Grounds&Drainage #GD 4” irrigation system front of building 3750 Enterprise Avenue,Naples,FL 34110 Page 5 of 13 Packet Page -369- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumose Dr. Ft.Myers, FL 33901 239-334-2373 Heating & Cooling - COMPONENT CONDITION ACTION RECOMMENDED `' PERSPECTIVE 1 A/C operation: Repair Needed See comments below 2 Heating operation: Not Complete 3 Distribution: Not Complete 4 Thermostat Not Complete I 5 Filter: Not Complete 6 7 :I 8 :I INFORMATION 11 #Heating Units: 3 17 A/C Types: Electric Central Air 12 Heating Types: Forced Air&Electric Resistance 18 A/C age: 5 13 Heating Ages: 5 years 19 Filter: N/A 14 Heating Fuels: Electric 20 Equipment Brand Trane 15 Distribution: Ductwork 21 16 #Cooling Units: 3 HEATING & COOLING COMMENTS 24 HVAC Systems are not complete throughout building.Total capacity of Systems will need 1 additional evaluation. Capacity will likely be insufficient for targeted building use. Recommend I _ i '� '� -, " full technical plan be developed once building design changes are finalized. +"-- k Condensation drains on roof are stopped up and causing excessive moisture around units. Clean and clear drain system as needed. g i i e€ eye y i t 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.CIO Cindy Erb Page 5 of 13 Copynght 2013(c)•New Image Software,Inc.•All rights reserved.Hey//112013 Packet Page -370- 9/9/2014 11 .D. INSPECTION PHOTOS HVAC #HC HVAC #HC it f✓p< -�z. :.. • otamillar zifig both HVAC units on roof need drain lines serviced condensation drains stopped up HVAC #HC HVAC #HC r � roof drains need cleaning warehouse HVAC unit on roof HVAC #HC HVAC #HC } �. I warehouse HVAC label HVAC system main building not complete 3750 Enterprise Avenue,Naples,FL 34110 Page 6 of 13 Packet Page -371- 9/9/2014 11 .D. INSPECTION PHOTOS HVAC #HC HVAC #HC t> x HVAC Unit#2 HVAC unit#1 -Label HVAC #HC HVAC #HC gam,- I a- t HVAC Unit#1 Unit 2 Label HVAC #HC HVAC #HC is .t „ x�. „ 7 y,Ix r{` rs- z r YOLtaltf &Servrce L C+OtleI to tACCF'S0t31-4t3-•91377 f j 8 no PA = 1)� F Air Coaled Jai r Chr1 er e''' ,-la Ni 'ib r i;u01CT 51 '. -44--44', '-"e":-1' ...'$ $ E.T..- ...:. ik --.-,-.....-.1,-.;;'r-P--A'.‘..0.-., .‘",iii, /' ''' ' r HVAC#3 Label HVAC Unit#3 3750 Enterprise Avenue,Naples,FL 34110 Page 7 of 13 Packet Page -372- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumosa Dr. Ft. Myers, FL 33901 239-334-2373 Plumbing COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Supply pipes: Acceptable 7 Waste/vent pipes: Acceptable • Funct'I water flow: Acceptable 4 Funct'I waste drain: Acceptable • Well system: Not Present • Septic system: Not Present 7 Water heater: Not Present Ft TPR Valve:iNot Present INFORMATION a Water supply Municipal 14. Septic location: N/A represented as: 15 In Supply pipes: Combination of Copper&Plastic Water Shutoff 15 Water Heater Mfr.: 11 Location: Exterior wall 17 Water Heater Gallons: Age: years 12 Well location: N/A 13 Waste system Municipal 1R Water Heater Fuel: represented as: PLUMBING COMMENTS 2n No major concerns.All systems appear in good order. 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.CIO Cindy Erb Page 6 of 13 Copyright 2013©•New image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page-373- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumose Dr. Ft. Myers, FL 33901 239-334-2373 Electrical System COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Wiring at main box: Acceptable 2 Ground: Acceptable 3 GFCI: Acceptable l 4 Amperage: Acceptable 5 Wiring:lAcceptable 6 Switches/Recept:lAcceptable 7 8 : INFORMATION 9 Amps: 600 14 Branch circuit wiring: Copper 10 Volts: _ 15 Grounding: Foundation 11 Main box location: Utility Room 16 Ground fault protection at: Baths 12 Main Disconnect: Exterior at Meter Main service 17 Main box type: Breakers 13 Copper rnnrii irtnr. 1R Wiring type: Romex ELECTRICAL SYSTEM COMMENTS ig No major concerns.All components appear in good working order. }s! E 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.C/O Cindy Erb Page 7 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page -374- 9/9/2014 11 .D. INSPECTION PHOTOS Electrical #EL Electrical #EL rr, ■ i s N 4 . L: 1 , ,. , .. , + . .. .. ,. , , . , , . t dk+ ! S 4 warehouse electrical service standby back up generator 3750 Enterprise Avenue,Naples,FL 34110 Page 8 of 13 Packet Page-375- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumosa Dr. Ft. Myers, FL 33901 239-334-2373 Kitchen & Laundry COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE KITCHEN I Walls/ceiling/floor: 2 Doors&windows: _ n Heating&cooling: A Cabinets/shelves:) Sink plumbing: APPLIANCES Disposal: 7 Dishwasher: R Refrigerator: A Exhaust fan: 10 Microwave: 11 Ice-Maker: 17 • 11 Range/oven: 1d Gas or electric? LAUNDRY 15 Walls/ceiling/floor: 1R Doors&windows: 17 Washer plumbing: 1R Sink plumbing: 14 Cabinets/shelves: 2n Dryer vent: 71 72 • Dryer service: 7,1 Gas or electric. KITCHEN AND LAUNDRY COMMENTS 2R 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.CIO Cindy Erb Page 8 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page -376- 9/9/2014 11.D. Glen Brown-Certified Inspector 1270 Plumosa Dr. Ft. Myers, FL 33901 239-334-2373 Bathrooms COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Walls,ceiling,floor:(Acceptable 2 Doors&windows: Acceptable 3 Heating&cooling: Acceptable IL Cabinets&counter: Acceptable s Vents: Acceptable A Sinks: Acceptable 7 Toilets:IAcceptable R Tubs: Not Present ! " g Showers: Not Present in •I BATHROOMS INSPECTED x 11 #of Half baths: 12 #of Full baths: 13 #of 3/4 baths: BATHROOM COMMENTS' 14 No visible concerns.All fixtures appear in good condition and proper working order. ' n ; ' ... rte• � y `k., 13750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.CIO Cindy Erb Page 9 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page -377- 9/9/2014 11 .D. INSPECTION PHOTOS Bathroom #B Bathroom #B z: 141' if - 'c.lo s,!:- -,,,7,- ..,.--.4-,-P-;,; - --' ..;;-; -..,„, '4.''_-.'..._:' - .t .'� l F ',may } .b d- 17 swln �t 1 ,, + ;1;1+ eat 4 *�,R.,rt warehouse restroom building restroom Bathroom #B ■ r3 cA k$y z` y, 3 4 ' '3 F main building restroom 3750 Enterprise Avenue,Naples,FL 34110 Page 10 of 13 Packet Page -378- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumose Dr. Ft. Myers, FL 33901 239-334-2373 Interior Rooms COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Walls,ceiling,floor:Acceptable 2 Doors:lAcceptable 3 Windows:lAcceptable I 4 Heating&cooling:Acceptable I 5 Cabinets&counter:Acceptable 6 7 Smoke detectors:Acceptable 8 CO detectors:Not Present I 9 Stairs/balcony/rails: Acceptable L_ 10 11 Fireplc/woodstove:INot Present INFORMATION 12 Rooms inspected: Bedrooms#: 0 13 Window Fixed Type 14 Walls&ceilings: Sheet Rock 15 Floors: Concrete INTERIOR ROOM COMMENTS 17 No major visible concerns. Interior is not complete. a • 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.CIO Cindy Erb Page 10 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page-379- 9/9/2014 11 .D. INSPECTION PHOTOS Interior Room #IR -gig v rr . general view-warehouse interior 3750 Enterprise Avenue,Naples,FL 34110 Page 11 of 13 Packet Page -380- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumose Dr. Ft. Myers,FL 33901 239-334-2373 Garage & Carport COMPONENT - CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Roof: 2 Walls: 3 Eaves: 4 Electrical: 5 Gutters: 6 Walls/ceiling/floor: 7 Firewall/firedoor: 8 Doors&windows: 9 Garage doors: 10 Door openers: 11 Electrical:, INFORMATION EXTERIOR INTERIOR 13 Location: 17 Walls&ceilings: 14 Roof covering: 18 Floors: 15 Roof age: 19 Garage door: 16 Gutters: GARAGE &CARPORT COMMENTS 20 13750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.CIO Cindy Erb Page 11 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page -381- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumosa Dr. Ft. Myers, FL 33901 239-334-2373 Attic COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Access: 2 Framing: 3 Sheathing:) 4 Insulation: 5 Ventilation: 6 Exposed wiring: 7 Plumbing vents: 8 Chimney&flues: 9 INFORMATION 11 #of Attic areas: 14 Framing: 12 Access locations: 15 Sheathing: 13 Access by: 16 Insulation: ATTIC COMMENTS 17 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.C/O Cindy Erb Page 12 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page-382- 9/9/2014 11 .D. Glen Brown-Certified Inspector 1270 Plumosa Dr. Ft. Myers, FL 33901 239-334-2373 Foundation COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE Foundation Type Slab 1 Access: Limited 2 Floor/Slab: Acceptable FOUNDATION COMMENTS 1R No visible concerns. 3750 Enterprise Avenue,Naples,FL 34110-Collier County Real Property Mgmt.CIO Cindy Erb Page 13 of 13 Copyright 2013©•New Image Software,Inc.•All rights reserved.Rev 7/1/2013 Packet Page -383- 9/9/2014 11 .D. Supervisor of Elections Purchase and Relocation Estimate Purchase Price 3,337,500 Appraisals, Inspections, Environmental,Title Work 8,100 Closing Costs 10,970 Property Total 3,356,570 3,356,570 Construction Costs 1,478,600 Permits,WE Fees, Expenses 221,800 Date Wiring and Infrastructure 48,000 Building Controls and Security Systems 175,000 Furniture Costs 35,000 Moving Costs 18,300 Sub Total 1,976,700 Contingency(10%) 197,600 Improvement Costs 2,174,300 2,174,300 Total 5,530,870 (Less Appraisals, Inspections,etc.already approved) 8,100 !Grand Total 5,522,7701 Individual Items Included Not Included Warehouse Air Conditioned Yes Related Electrical work Yes Insulation of Exterior Wall,roof,doors Yes Deferred Items(Not in Estimate) Covered Walkway Between Buildings x Loading Dock x Pedigreed at doors ($11,800) x Security fencing x Front Building 16,658 Sq. Ft. Back Building 14,746 Sq. Ft. Total Square Feet 31,404 Sq. Ft. Cost Per Square Foot Estimate $69 Programming FTEs 22 PT(during elections) 15 Packet Page-384-