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Agenda 02/26/2013 Item #16A 22/26/2013 16.A.2. EXECUTIVE SUMMARY Recommendation to approve a purchase agreement for the acquisition of right -of -way required from the Collier County Water -Sewer District for the construction of capital improvements at the intersection of US 41 and Collier Boulevard. (Project No. 60116.) Estimated Fiscal Impact: $180,200.00. OBJECTIVE: To obtain approval from the Board of County Commissioners (Board) of a purchase agreement for the acquisition of right -of -way required for intersection improvements at US 41 /Collier Boulevard. CONSIDERATIONS: Collier County is seeking to acquire a 4,938 square foot strip of land (Parcel 104FEE), varying in width from 41 to 45 feet, along the road frontage of a parent tract owned by the Collier County Water -Sewer District (the "District "). The parent tract is improved with master pump station 318. The agreement provides for a purchase price of $59,250.00 (being the appraised value of this parcel). Please refer to the attached appraisal report prepared by the Growth Management Division's Review Appraiser, Harry Henderson, SRA. The agreement also provides for the conveyance to the County of a Temporary Construction Easement (Parcel 104TCE) for a period of three years at no cost. Additionally, the agreement provides that the County will reimburse the District for the cost of relocating those of its facilities which conflict with this project, which is addressed in the attached agreement. These relocation costs have been estimated by Yves S. d'Anjou of IBI Group, consulting engineers, to be $120,900.00. An itemized schedule of relocation costs is attached. FISCAL IMPACT: Funds in the amount of $180,200.00, being the purchase price of $59,250.00, estimated relocation costs of $120,900.00 and recording costs of approximately $50.00, will be paid from road impact fees. The acquisition of this right -of -way will add minimal cost to the annual operating and maintenance budget. Operating and maintenance costs for the project will be considered when the construction contract is brought before the Board for approval. GROWTH MANAGEMENT IMPACT: This recommendation is consistent with the Long Range Transportation Plan and the Collier County Growth Management Plan. LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney's Office, is legally sufficient for Board approval, and requires a majority vote. - ERP RECOMMENDATION: That the Board of County Commissioners of Collier County, both as the Governing Body of Collier County and, also, as the Ex Officio Governing Body of the Collier County Water -Sewer District: 1. Approve the attached Purchase Agreement and authorize its Chairman to execute same on behalf of the Board; 2. Authorize the Chairman to execute the conveyance instruments, once prepared and approved by the County Attorney's Office, accept the conveyance of Parcel Nos. 104FEE and 104TCE Packet Page -818- 2/26/2013 16.A.2. from the Collier County Water -Sewer District to Collier County, and authorize the County Manager, or his designee, to record the conveyance instruments in the public records of Collier County, Florida; 3. Authorize the payment of all costs and expenses necessary to close the transaction; 4. Authorize the County Manager or his designee to take the necessary measures to ensure the County's performance in accordance with the terms and conditions of the agreement; and 5. Approve any and all budget amendments which may be required to carry out the collective will of the Board. Prepared by: Robert Bosch, Right -of -Way Coordinator, Transportation Engineering Attachments: (1) Purchase Agreement with Exhibits "A ", `B" and "C "; (2) Location Map; (3) Appraisal Report dated August 30, 2012; (4) IBI Group's schedule of relocation costs; and 5) Email dated December 3, 2012 from the County's Zoning Manager. Packet Page -819- 2/26/2013 16.A.2. COLLIER COUNTY Board of County Commissioners Item Number: 16.16.A.16.A.2. Item Summary: Recommendation to approve a purchase agreement for the acquisition of right -of -way required from the Collier County Water -Sewer District for the construction of capital improvements at the intersection of US 41 and Collier Boulevard. (Project No. 60116.) Estimated Fiscal Impact: $180,200. Meeting Date: 2/26/2013 Prepared By Name: BoschRobert Title: Right Of Way Coordinator,Transportation Engineerin 10/31/2012 3:59:58 PM Approved By Name: MessamMarlene Title: Project Manager, Senior,Transportation Engineering Date: 11/15/2012 10:06:59 AM Name: CampSkip Title: Director - Facilities Management,Facilities Manage Date: 11/15/2012 11:29:34 AM Name: GossardTravis Title: Superintedent - Roads & Bridges,Transportation Eng Date: 11/19/2012 8:03:11 AM Name: LynchDiane Title: Administrative Assistant Date: 11/29/2012 1:36:40 PM Name: TaylorLisa Title: Management/Budget Analyst,Transportation Administr Date: 12/3/2012 3:27:00 PM Name: ShueGene Date: 12/10/2012 3:00:10 PM Packet Page -820- 2/26/2013 16.A.2. Name: HendricksKevin Title: Manager - Right of Way,Transportation Engineering Date: 1/31/2013 1:08:31 PM Name: AhmadJay Title: Director - Transportation Engineering,Transportation Engineering & Construction Management Date: 2/4/2013 10:52:40 AM Name: ChmelikTom Title: Director, Public Utilities Engineering Date: 2/4/2013 11:50:30 AM Name: PajerCraig Title: Project Manager, Senior,Public Utilities Engineeri Date: 2/6/2013 10:05:26 AM Name: MottToni Title: Manager - Property Acquisition & Const M,Facilitie Date: 2/6/2013 1:52:45 PM Name: MarcellaJeanne Title: Executive Secretary,Transportation Planning Date: 2/14/2013 11:17:17 AM Name: PepinEmily Title: Assistant County Attorney, CAO Litigation Date: 2/14/2013 1:36:49 PM Name: KlatzkowJeff Title: County Attorney Date: 2/14/2013 4:57:11 PM Name: UsherSusan Title: Management/Budget Analyst, Senior,Office of Manage Date: 2/15/2013 12:10:57 PM Name: OchsLeo Title: County Manager Date: 2/15/2013 12:29:03 PM Packet Page -821- 2/26/2013 16.A.2. PROJECT: US 41 /Collier Blvd. Intersection Improvements (Project No. 60116) PARCEL Nos.: 104FEE /104TCE FOLIO No: 00726720402 PURCHASE AGREEMENT THIS PURCHASE AGREEMENT (hereinafter referred to as the "Agreement ") is made and entered into on this day of , 2013, by and between the BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AS THE GOVERNING BODY OF COLLIER COUNTY AND AS THE EX- OFFICIO GOVERNING BOARD OF THE COLLIER COUNTY WATER -SEWER DISTRICT, whose mailing address is 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 (hereinafter referred to as "Owner ") and COLLIER COUNTY, a political subdivision of the State of Florida, whose mailing address is 3299 Tamiami Trail East, c/o the Office of the County Attorney, Suite 800, Naples, Florida 34112 (hereinafter referred to as "County "). WHEREAS, County requires a fee estate in that land described in Exhibit "A" (hereinafter referred to as the "Property "), attached hereto and made a part of this Agreement; and WHEREAS, County requires a Temporary Construction Easement to provide for a continuous transition between the existing driveway and the newly constructed road, sidewalk and drainage improvements proposed as a part of the US 41 / Collier Boulevard Intersection Improvement Project over, under, upon and across that land described in Exhibit "B" (hereinafter referred to as the "TCE "), attached hereto and made a part of this Agreement. County guarantees daily access to Owner's remainder Property throughout construction; and WHEREAS, Owner desires to convey the Property and the TCE to County for the stated purposes, on the terms and conditions set forth herein; and WHEREAS, County has agreed to compensate Owner for conveyance of the Property, and Owner recognizing the non - monetary benefit to Owner resulting from a smooth transition between Owner's existing driveway and the new roadway, has agreed to convey the TCE to County for the stated purposes and for no compensation. 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. All of the above RECITALS are true and correct and are hereby expressly incorporated herein by reference as if set forth fully below, and all Exhibits referenced herein are made a part of this Agreement. 2. The purchase price (the "Purchase Price ") for the Property shall be Fifty -Nine Thousand Two Hundred Fifty ($59,250.00) (U.S. Currency) payable at time of closing (said transaction hereinafter referred to as the "Closing "). Said payment to Owner, payable by Inter - Governmental Transfer, shall, together with the payment provided for in paragraph 5, be full compensation for the Property conveyed, including all landscaping, trees, shrubs, improvements, and fixtures located thereon, and shall be in full and final settlement of any damages resulting to Owner's remaining lands, costs to cure, including but not limited to the cost to remove and /or relocate any improvements and all other damages in connection with conveyance of said Property to County, including all attorneys' fees, expert witness fees and costs as provided for in Chapter 73, Florida Statutes. As provided in Section 9.03.07D of the Collier County Land Development Code and the e-mail dated December 3, 2012 from the zoning manager, the remainder Property shall not be negatively affected until redevelopment. Packet Page -822- 2/26/2013 16.A.2. Page 2 3. Owner shall convey a marketable title to the Property, free of any liens, encumbrances, exceptions, or qualifications. Marketable title shall be determined according to the applicable title standards adopted by the Florida Bar and in accordance with law. Prior to Closing and as soon after the execution of this Agreement as is possible, Owner shall provide County with the following documents and instruments properly executed, witnessed, and notarized where required, in a form acceptable to County (hereinafter referred to as "Closing Documents "): (a) Statutory Deed; (b) Temporary Construction Easement; (c) Closing Statement; (d) W -9 Form, if required; and (e) All other documents required to consummate this transaction, as reasonably determined by County, County's counsel and /or title company. 4. Both Owner and County agree that time is of the essence. Therefore, Closing shall occur within sixty (60) days of the date of execution of this Agreement or within thirty (30) days of County's receipt of all Closing Documents, whichever is the later. This agreement shall remain in full force and effect until Closing shall occur, until and unless it is terminated for other cause. At Closing, payment shall be made to Owner in that amount shown on the Closing Statement as "Net Cash to the Seller." County shall be entitled to full possession of the Property at Closing. Owner agrees to remove all landscaping, trees, shrubs, improvements, fixtures, and facilities located on the Property by no later than September 1, 2013 without any further notification from County, with the exception of the utility infrastructure to remain within the right -of -way. Owner assumes full responsibility for such removal and, to the extent permitted by law, holds County harmless for any and all possible damage in the event owner fails to remove foresaid items prior to September 1, 2013. In particular and without derogating from the generality of the foregoing, Owner shall remove from the Property the facilities specked in Exhibit "C ", attached hereto and made a part hereof. County shall reimburse Owner for all costs associated with the removal of the facilities specified in Exhibit "C" and their relocation or replacement on Owner's remaining lands, including engineering design, construction and inspection, and permitting costs, which amount shall be set forth in a proposal obtained from an approved County vendor under current contract with the County. Owner shall have the reasonable right to enter upon the Property after closing for these purposes. All Improvements not removed from the Property prior to commencement of construction of the project shall be deemed abandoned by Owner, with the exception of the utility infrastructure to remain within the right -of -way. This provision shall survive Closing and is not deemed satisfied by conveyance of title. 6. The term of this TCE shall commence upon the issuance of County's official Notice to Proceed to its roadway contractor for the construction of the US 41 / Collier Boulevard Intersection Improvement Project, and shall automatically terminate three years therefrom. 7. Owner and County agree to do all things which may be required to give effect to this Agreement immediately as such requirement is made known to them or they are requested to do so, whichever is the earlier. Packet Page -823- 2/26/2013 16.A.2. Page 3 Owner agrees, represents and warrants the following: (a) Owner has full right, power and authority to own and operate the Property and the TCE, to enter into and to execute this Agreement, to execute, deliver and perform its obligations under this Agreement and the instruments executed in connection herewith, to undertake all actions and to perform all tasks required of Owner hereunder and to consummate the transaction contemplated hereby. (b) County's acceptance of a deed to the said Property and a Temporary Construction Easement shall not be deemed to be full performance and discharge of every agreement and obligation on the part of Owner to be performed pursuant to the provisions of this Agreement. (c) No party or person other than County has any right or option to acquire the Property or any portion thereof. (d) Until the date fixed for Closing, so long as this Agreement remains in force and effect, Owner shall not encumber or convey any portion of the Property, the TCE or any rights therein, nor enter into any agreements granting any person or entity any rights with respect to the Property or the TCE, without first obtaining the written consent of County to such conveyance, encumbrance, or agreement which consent may be withheld by County for any reason whatsoever. County hereby Consents to Owner entering into agreements with approved County vendors in order to comply with its obligations under Paragraph 5 above. (e) There are no maintenance, construction, advertising, management, leasing, employment, service or other contracts affecting the Property or the TCE. (f) Owner has no knowledge that there are any suits, actions or arbitration, administrative or other proceedings or governmental investigations or requirements, formal or informal, existing or pending or threatened which affect the Property or the TCE or which adversely affect Owner's ability to perform hereunder; nor is there any other charge or expense upon or related to the Property or the TCE which has not been disclosed to County in writing prior to the effective date of this Agreement. (g) County is entering into this Agreement based upon Owner's representations stated in this Agreement and on the understanding that Owner will not cause the 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 other than those set forth in Paragraph 5 above. Therefore, Owner 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 adversely affect the physical condition of the Property or its intended use by County other than those set forth in Paragraph 5 above. 9. County shall pay all fees to record any curative instruments required to clear title, and all Statutory Deed and Temporary Construction Easement recording fees. 10. This Agreement and the terms and provisions hereof shall be effective as of the date this Agreement is executed by both parties and shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, personal representatives, successors, successor trustees, and /or assignees, whenever the context so requires or admits. Packet Page -824- 2/26/2013 16.A.2. Page 4 11. Conveyance of the Property and the TCE by Owner is contingent upon no other provisions, conditions, or premises other than those so stated herein; and this written Agreement, including all exhibits attached hereto, shall constitute the entire Agreement and understanding of the parties, and there are no other prior or contemporaneous written or oral agreements, undertakings, promises, warranties, or covenants not contained herein. No modification, amendment, or consensual cancellation of this Agreement shall be of any force or effect unless made in writing and executed and dated by both Owner and County. 12. Should any part of this Agreement be found to be invalid, then such invalid part shall be severed from the Agreement, and the remaining provisions of this Agreement shall remain in full force and effect and not be affected by such invalidity. 13. This Agreement is governed and construed in accordance with the laws of the State of Florida. IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the date first above written. AS TO COUNTY: DATED: ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk Georgia A. Hiller, Esq. Chairwoman AS TO OWNER: DATED: ATTEST: DWIGHT E. BROCK, CLERK Deputy Clerk Approved as to form and legal sufficiency: Emily R. Pepin Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA, AS THE GOVERNING BODY OF COLLIER COUNTY AND AS EX- OFFICIO THE GOVERNING BOARD OF THE COLLIER COUNTY WATER -SEWER DISTRICT BY: Georgia A. Hiller, Esq. Chairwoman Packet Page -825- 2/26/2013 16.A.2. N EXHIBIT "A" W E 0 40 0 80 g ...,_..1...,..,GRAPHIC SCALE Lr) 8 1^ = 80' 07 UNPLATTED UNITED TELEPHONE COMPANY OF FLORIDA OR 1233, PG 1742 FOLIO NO. 00726680005 u S89'15'56 "E t54 S03'46'45W 2.74' POB 89'50'40"W .44' N04'11'07 'E UNPLATTED 116.01' 5'33'04"W COLLIER COUNTY 3.11' OR 1663, PG 289 I 4,938FSF FOLIO N0. 00726720402 /� N89'43'38 'W 41.31' EwsnNC Rw-- � !If UNLATTED PROJECT: U.S.41 /C.R.951/S.R.951 KRG 951 & 411, LLC 1?t�JA OR 4167, PG 801 FOLIO NO. 00726721809 PARCEL 104FEE: RIGHT -OF -WAY LEGEND I RW = RIGHT —OF —WAY Napbe, Ralwa 34109 PRO"e: (239) 597.0575 FAX: (239) 597 -0578 OR = OFFICIAL RECORDS BOOK PB = PLAT BOOK of PG PAGE POB = POINT OF BEGINNING FEE SIMPLE I N0. = NUMBER S.R. STATE ROAD 4• INTEREST AKA = ALSO KNOWN AS LEGAL DESCRIPTION — PARCEL 104FEE A PARCEL OF LAND LYING IN SECTION 3, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE PARCEL DESCRIBED IN OFFICIAL RECORDS BOOK 1663, PAGE 289 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, THENCE 589'15'56 "E FOR 45.41 FEET ALONG THE NORTHERLY BOUNDARY OF SAID PARCEL DESCRIBED IN OFFICIAL RECORDS BOOK 1663, PAGE 289; THENCE LEAVING SAID NORTHERLY BOUNDARY S03'46'45"W FOR 2.74 FEET; THENCE N89'50'40"W FOR 1.44 FEET; THENCE S0533'04"W FOR 113.11 FEET; THENCE N89'43'38 "W FOR 41.31 FEET ALONG THE SOUTHERLY BOUNDARY OF SAID PARCEL DESCRIBED IN OFFICIAL RECORDS BOOK 1663 PAGE 289; THENCE N04'1 1'07"E FOR 116.01 FEET ALONG THE EASTERLY RIGHT -OF -WAY LINE OF S.R. 951, TO THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED. CONTAINING 4,938 SQUARE FEET MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD, TECM - ROW JUN 15 2012 WARD PROFESSIONAL LAND SURVEYOR LS# 5301 DATE SIGNED NOT VALID WITHOUT THE ORIGINAL SIGNATURE do RAISED EMBOSSED SEAL OF A FLORIDA REGISTERED PROFESSIONAL SURVEYOR AND MAPPER. THIS IS NOT A SURVEY. -,* & 2012 10.14 " R: \2Wa \0700x1.00.00 W41 t CRe31 YR4rwcf ,. Mm,^ ft M MST eRR \WX ilv"e \M 02 \W— lNRE.ep JOB NUMBER REVISION SECTION I TOWNSHIP I RAN( DRAWN BY FILE NAME SHEET 090081.00.00 1 3 51S 261 Packet Page - 826 -12 R.A.K. SKD_104FEE 1 of 1 PROJECT: U.S.41 /C.R.951/S.R.951 1?t�JA SKETCH AND LEGAL DESCRIPTION . t 1 Y�NoAlk, may-. PARCEL 104FEE: RIGHT -OF -WAY 8610 Willow Park Drive. Salle 200 PREPARED FOR: COLLIER COUNTY GOVERNMENT /BOARD OF COUNTY COMMISSIONERS Napbe, Ralwa 34109 PRO"e: (239) 597.0575 FAX: (239) 597 -0578 LB Na.: 6952 JOB NUMBER REVISION SECTION I TOWNSHIP I RAN( DRAWN BY FILE NAME SHEET 090081.00.00 1 3 51S 261 Packet Page - 826 -12 R.A.K. SKD_104FEE 1 of 1 UNPLATTED UNITED TELEPHONE COMPANY OF FLORIDA OR 1233, PG 1742 10726680005 2/26/2013 16.A.2. EXHIBIT "B" I x UNPLATTED COLLIER COUNTY OR 1663. PG 289 584'26'56 "E FOLIO NO. 00726720402 I 5.00' 104TCE 07 N05'33'04 "E 100 SF 20.00' f,,—N84"26'56*W S05'33'04"W POB 20.00' � I P0C— S89'43'38 "E 1_ 5.00' r 41.31' �NO5'33'04 "E k 17.20' EXISTING RW UNPLATTED KRG 951 & 41, LLC OR 4167, PG 801 FOLIO NO. 00726721809 LEGAL DESCRIPTION — PARCEL 104TCE LEGEND RW RIGHT -OF -WAY OR = OFFICIAL RECORDS BOOK PB PLAT BOOK PG = PAGE POS POINT OF BEGINNING POC = POINT OF COMMENCEMENT NO. = NUMBER S.R. STATE ROAD AKA = ALSO KNOWN AS A PARCEL OF LAND LYING IN SECTION 3, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE PARCEL DESCRIBED IN OFFICIAL RECORDS BOOK 1663, PAGE 289 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE 589'43'38 "E FOR 41.31 FEET ALONG THE SOUTHERLY BOUNDARY OF SAID PARCEL RECORDED IN OFFICIAL RECORDS BOOK 1663, PAGE 289: THENCE LEAVING SAID SOUTHERLY BOUNDARY, N05'33'04 "E FOR 17.20 FEET, TO THE POINT OF BEGINNING OF THE PARCEL DESCRIBED HEREIN: THENCE N05'33'04 "E FOR 20.00 FEET; THENCE S84'26'56 "E FOR 5.00 FEET; THENCE S05'33'04"W FOR 20.00 FEET; THENCE N8426'56W FOR 5.00 FEET, TO THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED. CONTAINING 100 SQUARE FEET MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. TEMPORARY TECM - ROW CONSTRUCTION EASEMENT JUN 15 2012 OURATION 3 YEARS. G MICHAEL A. WARM PROFESSIONAL LAND SURVEYOR LS# 5301 DATE §IGNED NOT VALID WITHOUT THE ORIGINAL SIGNATURE & RAISED EMBOSSED SEAL OF A FLORIDA REGISTERED PROFESSIONAL SURVEYOR AND MAPPER. THIS IS NOT A SURVEY. .tun. a. 2012 Ira" "'A7000090051.0000 11541 a CR"I k* —.d tma,ewnw.e. AW Caasi arar19011 v..,.\M 1- S....\S. w15a0_t01xT.e PROJECT: U.S.41/C.R.951/S.R.951 SKETCH AND LEGAL DESCRIPTION PARCEL 104TCE: TEMPORARY CONSTRUCTION EASEMENT PREPARED FOR: COLLIER COUNTY GOVERNMENT /BOARD OF COUNTY COMMISSIONERS JOB NUMBER I REVISION I SECTION TOWNSHIP RANG- -- - - - -- 090061.00.00 1 3 51S 26EPacket Page -827 -I W `A/A v_�ti um �951vv'r a ftzo. 6010 Willow Park Drive. Suite 200 Naples, Florida 34109 Phone: (299) 597 -0575 FAX: (239) 597 -0579 LB No.: 0952 DRAWN BY I FILE NAME SHEET 2/26/2013 16.A.2. EXHIBIT "C" 1. Gate 2. Retaining wall with fence 3. Stormwater discharge assembly (including motor actuated valve) 4. Piping modifications 5. Relocation of water service assembly (including backflow preventer) 6. Irrigation system 7. Site Modifications Packet Page -828- 2/26/2013 16.A.2. LOCATION MAP - PARCELS 104FEE & 104TCE US 41 /COLLIER BLVD. INTERSECTION IMPROVEMENTS Packet Page -829- Goodkintl & Swift, Inc. ManPile No. Par[ 2/26/2013 16.A.2. LAND APPRAISAL REPORT Project #60116 File No. Parcel 104Fee.TCE Form LAND — 'WInTOTAL' appraisal software by a la mode, inc. —1- 800- ALAMODE 08111 Packet Page -830- Borrower Owner. Collier County Pub:Uth. Census Tract 111.03 Map Reform S3-T51 -1126 Property Address 6670 Collier Blvd (SR951) City Naples County Collier State FL Zip Code 34114 ua Legal Description 3 51 26 SR 951 Master Pump Station Site Desc in OR 1663 PG 288 .65 acres = Sale Price $ NIA Date of Sale N/A Loan Tenn N/A yrs, Property Rights Appraised ® Fee ❑ Leasehold ❑ De Minimis PUD Actual Real Estate Taxes 3 NIA (yr) Loan charges to be paid by seller $ N/A Other sales concessions N/A Lender /Client Collier County Growth Management Div. /ROW Address 2885 S. Horseshoe Drive, Naples, FL 34104 Occu am Owner Appraiser Harry Henderson SRA iniMctionstoA lsa Estimate Fair Com ensationParceis104F&eTCE Location ❑ urban Suburban Rural Good Avg. Fait Poor Built Up ❑ Over 75% ® 25% to 75% ❑ Under 25% Em Status! Growth Hate ❑ Fully 0ev. © Rapid Z Steady ❑ slaw Camerilatce to nt _�j � _ U s Property Values ❑ Increasing ® Stable ❑ Decinhtg Convenience to S Demand/SDPply ❑ Shortage Z In Mime ❑ Oversupply Convenience to Schools " Marketing Time ❑ Under 3 Mos. ❑ "Mos. E Dver 6 Mos. ua of Pub6ctratts biiattdrl 1771 F11 L-1 Present 15 %Ono -Urdl � %2.4thdt _ %Apts. 20 %Condo 35 %Commercial Recreational Facilities Land Use industrial 3p %Vacarrt % Ad ua of Utilities Change In Present ❑ Not Likely l?_ UWy r) ❑ Taking Place f * Pro Comp earl h Land Use N From vacarit To commercial Pr teamfrom Detrimental Conditions 1 t M Predominant Occupancy ® Owner ❑ Tenant 10 % Vacant Police and Fire Protection 0 0 L1 Li One -Unit Price Range $ NIA to $ N/A Predominant Value$ NIA General Appearance of Properties T71 R1 n FI One -Unit Age Range NIA yrs. to NIA yrs. Predominant Age NIA yrs. Appeal oo Market i + i Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise) The subject is located on the east side of SR951 south of US 41. This Is a developing area with a commercial orientation. A Super Wal -Mart is located south of the subject along SR951, a Super Target is proposed on lands east of the subject. A Lowes- anchored shoppina center is also extant. Residential development nearby includes several mobile homes arks as wen as more scale dated communities. Maintenance levels in the area are eneral ood. Dimensions Irregular (parent tract) - 65 ac ❑ Corner Lot Zoning Classification RSF -3 { utiilty support facilities are an allowed use) Present Improvements ® Do ❑ Do Not Conform to Zoning Regulations Highest and Best Use ❑ Resent Use Z Other (specify) ff vacant the sub ect Brent tract would likely be rezoned for commercial development. Pubic Dthar @esctlba) OFF SITE IMPROVEMENTS Topo Level " Elec. ® Street Access ®Public ❑Private Size Compatible with area Gas ❑ Surface Paved Shape Irregular _ Water � Maintenance ®Public ❑Private View Commercial San. Sewer ® ®Storm Sewer ®Curb /Gutter Drainage Appears to be adequate ❑ Underground Elena. 8 Tel.. El Sidewalk ®Street Lights is the property located in a FEMA Special Flood Hazard Area? �I Yes ❑ No Comments (favorable or unfavorable including any —apparent adverse easements, encroachments, or other adverse conditions) Zone AE, #12021 C0604H, ltd 5116/12 No adverse conditions observed. The subject lot is encumbered by standard perimeter roadway and utility easements as well as mineral rights of record. This appraisal considers land and effected improvements only (see comments In addendum). r- The undersigned has recited the following retard sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. h a significant hem In the -' comparable property is superior. to or more favorable than the subject property, a minus ( -) adjustment is made, thus reducing the indicated value of subject; A a significant Rem in the comparable is inferior to or less favorable than the subject property, a plus ( +) adjustment is node thus .increasing the indicated value of the subject. ITEM SUBJECT PROP�SWC COMPARABLE N0.7 CDMPAFIABU ND. 2 _ COMPARABLE NO.3 Address 6670 Collier Blvd (SR951) ine Ridg e RdlKraft Dr W!S t;altier i3tvd /Sierra Meadows Rt 41 F1Courthol.se Shadows Na les. L 34114 FL Na les FL Na les FL Proximity to Sub ct 10.61 mites N 12:94 tulles N 5.82 tulles NW `t Sales Price ,$ $ i3 ,971s 10.51is 11.68Js Rica IS '� S 2,525,0001', $ 650:600 s =�. s 729,000 Data Source 5 BK 4659 RG 1293 Blf 4738 PG 3�6 SK 4598 PG 1407 a ITEM DESCRIPTION DESGRIPTIGSI + -- $ Ad' s1. DESCRIPTION + - Adbst. DESCRIPTlOP7 + - Adjust. Data of SaleTime Adj. N6A 3111 Nomihatll /11 Namfnal4110 Nominal CLocation :A .Comm. !Similar ilnterior -1.75 Interior +1.75 o SneNtew '.65 ac 4:15 ac In Slsf 1.42 ac In Slst1.45 as in is Zonln IRSF-3 Com.Revre PUD - Commercial - 2.50'PUD- Commercial 2.50PUD - Commercial -2.50 � Tp Leval Level ;Level Level �Size Factor IStandarct ]Larger t1.50:Shnitar Similar I 5at� or Financing WA j ''- Contcesslnn5 N/A Net Adj. (Taial f' + - 5 -1 l+ -- $ .0.75 F)+ x- S -0.75 Comments on Markel Data See attached addenda. Commends and Conditions of Appraisal This is an appraisal of land and affected improvements only. The proposed taking parcels (104Fee 104TCE) "- have no residual impact on the building improvements/functionality of the site once the designed cure is implemented. Final Reconciliation See addendum s r ( (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF August 30, 2012 TO BE S 59;250 a Appraiser Harry Herxierson, S11A Supervisory Appraiser (if applicable) w Data of Signature and Report August 30, 2012 Date of Signature Title Review Appraiser Tice. Slate Gtxlflicatton # R03475 5T FL State Ceriitication # 5T ' Of State License # ST Or State License # ST ^_ Expiration Date of State Certification or License 11/3012012 Expiration Date of State Certification or License Date of Inspection iti applicable) AuqusL30, 2012 (i Did I Did Not Inspect Pro Data of Inspection Form LAND — 'WInTOTAL' appraisal software by a la mode, inc. —1- 800- ALAMODE 08111 Packet Page -830- Borrower Owner. Collier County Pub:Uth. Census Tract 111.03 Map Reform S3-T51 -1126 Property Address 6670 Collier Blvd (SR951) City Naples County Collier State FL Zip Code 34114 ua Legal Description 3 51 26 SR 951 Master Pump Station Site Desc in OR 1663 PG 288 .65 acres = Sale Price $ NIA Date of Sale N/A Loan Tenn N/A yrs, Property Rights Appraised ® Fee ❑ Leasehold ❑ De Minimis PUD Actual Real Estate Taxes 3 NIA (yr) Loan charges to be paid by seller $ N/A Other sales concessions N/A Lender /Client Collier County Growth Management Div. /ROW Address 2885 S. Horseshoe Drive, Naples, FL 34104 Occu am Owner Appraiser Harry Henderson SRA iniMctionstoA lsa Estimate Fair Com ensationParceis104F&eTCE Location ❑ urban Suburban Rural Good Avg. Fait Poor Built Up ❑ Over 75% ® 25% to 75% ❑ Under 25% Em Status! Growth Hate ❑ Fully 0ev. © Rapid Z Steady ❑ slaw Camerilatce to nt _�j � _ U s Property Values ❑ Increasing ® Stable ❑ Decinhtg Convenience to S Demand/SDPply ❑ Shortage Z In Mime ❑ Oversupply Convenience to Schools " Marketing Time ❑ Under 3 Mos. ❑ "Mos. E Dver 6 Mos. ua of Pub6ctratts biiattdrl 1771 F11 L-1 Present 15 %Ono -Urdl � %2.4thdt _ %Apts. 20 %Condo 35 %Commercial Recreational Facilities Land Use industrial 3p %Vacarrt % Ad ua of Utilities Change In Present ❑ Not Likely l?_ UWy r) ❑ Taking Place f * Pro Comp earl h Land Use N From vacarit To commercial Pr teamfrom Detrimental Conditions 1 t M Predominant Occupancy ® Owner ❑ Tenant 10 % Vacant Police and Fire Protection 0 0 L1 Li One -Unit Price Range $ NIA to $ N/A Predominant Value$ NIA General Appearance of Properties T71 R1 n FI One -Unit Age Range NIA yrs. to NIA yrs. Predominant Age NIA yrs. Appeal oo Market i + i Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise) The subject is located on the east side of SR951 south of US 41. This Is a developing area with a commercial orientation. A Super Wal -Mart is located south of the subject along SR951, a Super Target is proposed on lands east of the subject. A Lowes- anchored shoppina center is also extant. Residential development nearby includes several mobile homes arks as wen as more scale dated communities. Maintenance levels in the area are eneral ood. Dimensions Irregular (parent tract) - 65 ac ❑ Corner Lot Zoning Classification RSF -3 { utiilty support facilities are an allowed use) Present Improvements ® Do ❑ Do Not Conform to Zoning Regulations Highest and Best Use ❑ Resent Use Z Other (specify) ff vacant the sub ect Brent tract would likely be rezoned for commercial development. Pubic Dthar @esctlba) OFF SITE IMPROVEMENTS Topo Level " Elec. ® Street Access ®Public ❑Private Size Compatible with area Gas ❑ Surface Paved Shape Irregular _ Water � Maintenance ®Public ❑Private View Commercial San. Sewer ® ®Storm Sewer ®Curb /Gutter Drainage Appears to be adequate ❑ Underground Elena. 8 Tel.. El Sidewalk ®Street Lights is the property located in a FEMA Special Flood Hazard Area? �I Yes ❑ No Comments (favorable or unfavorable including any —apparent adverse easements, encroachments, or other adverse conditions) Zone AE, #12021 C0604H, ltd 5116/12 No adverse conditions observed. The subject lot is encumbered by standard perimeter roadway and utility easements as well as mineral rights of record. This appraisal considers land and effected improvements only (see comments In addendum). r- The undersigned has recited the following retard sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. h a significant hem In the -' comparable property is superior. to or more favorable than the subject property, a minus ( -) adjustment is made, thus reducing the indicated value of subject; A a significant Rem in the comparable is inferior to or less favorable than the subject property, a plus ( +) adjustment is node thus .increasing the indicated value of the subject. ITEM SUBJECT PROP�SWC COMPARABLE N0.7 CDMPAFIABU ND. 2 _ COMPARABLE NO.3 Address 6670 Collier Blvd (SR951) ine Ridg e RdlKraft Dr W!S t;altier i3tvd /Sierra Meadows Rt 41 F1Courthol.se Shadows Na les. L 34114 FL Na les FL Na les FL Proximity to Sub ct 10.61 mites N 12:94 tulles N 5.82 tulles NW `t Sales Price ,$ $ i3 ,971s 10.51is 11.68Js Rica IS '� S 2,525,0001', $ 650:600 s =�. s 729,000 Data Source 5 BK 4659 RG 1293 Blf 4738 PG 3�6 SK 4598 PG 1407 a ITEM DESCRIPTION DESGRIPTIGSI + -- $ Ad' s1. DESCRIPTION + - Adbst. DESCRIPTlOP7 + - Adjust. Data of SaleTime Adj. N6A 3111 Nomihatll /11 Namfnal4110 Nominal CLocation :A .Comm. !Similar ilnterior -1.75 Interior +1.75 o SneNtew '.65 ac 4:15 ac In Slsf 1.42 ac In Slst1.45 as in is Zonln IRSF-3 Com.Revre PUD - Commercial - 2.50'PUD- Commercial 2.50PUD - Commercial -2.50 � Tp Leval Level ;Level Level �Size Factor IStandarct ]Larger t1.50:Shnitar Similar I 5at� or Financing WA j ''- Contcesslnn5 N/A Net Adj. (Taial f' + - 5 -1 l+ -- $ .0.75 F)+ x- S -0.75 Comments on Markel Data See attached addenda. Commends and Conditions of Appraisal This is an appraisal of land and affected improvements only. The proposed taking parcels (104Fee 104TCE) "- have no residual impact on the building improvements/functionality of the site once the designed cure is implemented. Final Reconciliation See addendum s r ( (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF August 30, 2012 TO BE S 59;250 a Appraiser Harry Herxierson, S11A Supervisory Appraiser (if applicable) w Data of Signature and Report August 30, 2012 Date of Signature Title Review Appraiser Tice. Slate Gtxlflicatton # R03475 5T FL State Ceriitication # 5T ' Of State License # ST Or State License # ST ^_ Expiration Date of State Certification or License 11/3012012 Expiration Date of State Certification or License Date of Inspection iti applicable) AuqusL30, 2012 (i Did I Did Not Inspect Pro Data of Inspection ainFleNo.Part 2/26/2013 16.A.2. unalemental Addendum . BorrowerlChard Owner. Collier County Pub.Util: Eggerly Address 6670 Collier Blvd SR951 COY Naples County Colier State FL bp Code 34114 Lender Collier County Growth Mana ement DivJRDW Parent Tract and Improvements The subject parent tract is Improved for use as a Master Pump Station for the Collier County Public Utilities Division. Primary building improvements consist of a pump station building and associated site improvments (fence, driveway, piping - valves, walls, minor landscaping, etc. Parcel 100ee, Parcel 104TCE (see legal sketches In addendum) Parcel 104Fee is a mostly rectangular strip parcel located along the parent tract road frontage on SR 951. The total parcel area is 4938 sf with a width that varies from 41.31 ft to 45.41 ft. This parcel is needed as part of the US 41/951 Intersection Improvement project. Parcel 104TCE is a temporary construction easement parcel (3 year term). it is a 5ft wide strip located along the east side of the 104Fee parcel. It has a total area of 100 sf its purpose is to restore the driveway connection in the after take condition. This parcel will not be condemned as part of this project; no further consideration or valuation of this parcel will be given. • Land : Market Data Comments The subject and comps are compared on a unit/price basis ($ /so which eliminates the need for direct size adjustments. All sales involve the relatively recent sale of commercial lands having market characteristics similar to the subject property. Location adjustment for Comp #2 reflects its location away from any major Intersection in a less intensively developed stretch of CR 951. Location adjustment for Comp #3 reflects its location along a less desirable /economically stagnant section of US 41. Zoning adjustments reflect the fact that all comps have existing commercial zoning In -place while the subject would require a rezone (viewed as extremely likely given Its location and commercial nature of surrounding properties). Size Factor adjustment for comp #1 reflects economies of scale whereby, all else being equal, significantly larger land tracts tend to sell for lower unit prices relative to their smaller counterparts, a market derived adjustment is applied. The subject and comps are essentially similar with respect to other pertinent characteristics. The sales cited show an adjusted unit/price range of $9.76 /sf to $12.97/sf; all factors considered, an upper -range unit price of $12/sf is selected as most reasonable for the subject lands. Indicated Value for Parent Tract lands: $12/sf x .65 acres (28,314 sf) = $340,000 (rounded) Valuation of Parcel 104Fee At a unit price of $12/sf the land portion of this parcel is valued as follows: 4938sf x $12/sf = $59,250 (rounded) The proposed 104Fee parcel will impact the functionality of this site as a Master Pump Station; engineering consultants hired by Public Utilities are designing a cure which would allow this facility to function with the same utility as in the before condition. The cost of this cure will be passed -on directly to Transportation (Growth Management Division) as a cost associated with this project. No independent cure cost will be provided as part of this appraisal. Compensation Break -down Parcel 104Fee Land: $59,250 Improvements: N/A Cure: at cost Total Monetary Compensation for this ownership: $59,250. Form TADD — 'WinTOTAL• appraisal software by a la mode, Inc. — 1 -000-AIAMODE Packet Page -831- 2/26/2013 16.A.2. [Main File No. Parcel 104Fee.TCE I Packet Page -832- MainRleNo Pan 2/26/2013 16.A.2. Comparable Photo Paaa Borrower /G6ed Owner. Collier County Pubagf(1. Prooertv Address 6670 CUger Blvd SR951 filly Na pies County Cogiar Slate FL Zip Code 34114 Lender Collier County Growth Management Div. /ROW Comparable 1 SWC Pine Ridge Rd /Kraft Dr Prox, to Subject 10.61 miles N Sales Price 13.97/sf Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location Similar View 4.15 ac Site Quality Age Comparable 2 W/S Collier Blvd /Sierra Meadows Prox to Subject 2.94 miles N Sales Price 10.51/sf Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location Inferior View 1.42 ac Site Quality Age Comparable 3 RI: 41 ElCourthouse Shadows Prox. to Subject 5.82 miles NW Sales Price 11.68/sf Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location Inferior View .45 ac Site Quality Age Form PICPD(CR — "WinTOTAL' appraisal software by a la mode, inc. —1- 800- ALAMODE Packet Page -833- 2/26/2013 16.A.2. Main File No Pare,,..,, Location Map Borrower /Client Owner: Collier County Pub.Util. Property Address 6670 Collier Blvd (SR951 city Naples CoU* Collier State FL Zip Code 34114 Lender Collier County Growth Manaqement Div. /ROW Comparable Rt 41 Y Shadows Collier 5.82 miles J BVIi$fYiS 2.94 miles i Al s 1ely Subject or 6670 Collier Blvd v Lely Resort l+yrt Gelle Mende 4kv y y. f @Ar'Fr • 5 s . ,. 'f •r= f2 Ham. w} 5 o 4. apd - s+n r hr5d5"'il .� 1�N•.. Old Gr—e Jtt �r Marco lsiand Form MAP LOC — 'WinTOTAL' appraisal software by a la mode. Inc. — 1.800•ALAMODE Packet Page -834- MainFlleNo Pam 2/26/2013 16.A.2. DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time Is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions' granted by anyone associated with the sale. Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or taw In a market area; these costs are readily identifiable since ft seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already Involved in the property or transaction, Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgement. STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following conditions: 1, The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to i4 The appraiser assumes that the title is good and marketable and, therefore, will not render arty opinions about the title. The property is appraised on the basis of it being under responsible ownership. 2. The appraiser has provided a sketch In the appraisal report to slow approximate dimensions of the improvements and the sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of Its size, 3. The appraiser has examined the available flood maps that are provided by the federal Emergency Management Agency (or other data sources) and has noted in the appraisal report whether the subject site is located in an ideraitied Special Flood Hazard Area, Because the appraiser is not a surveyor, he or she makes no guarantees, express or Implied, regarding this determination. 4. The appraiser will not give teslimorry or appear In court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand, 5. The appraiser has estimated the value of the land In the cost approach at Its highest and best use and the Improvements at their contributory value, These separate valuations of the land and improvements rnost not be used in conjunction with any other appraisal and are invalid if they are so used. 6. The appraiser has noted in the appraisal report arry adverse conditions (such as, needed repairs, depreciation, the presence of hazardous wastes, toxic substances, etc,) observed during the inspection of the subject property or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc.) lat would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property , The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must rot be considered as an environmental assessment of the property. 7. The appraiser obtained the Information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct, The appraiser does not assume responsibility tar bite accuracy of such hems that were furnished by other parties. 8. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice, 9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on dre assumption that completion of the improvements will be performed in a workmanlike manner, 10, The appraiser must provide his or her prior written consent before the lender /client specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and professional designations, and relerences to any professional appraisal organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or Its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state or federally approved financial instlulion; or any department, agency, or Insbumemaliy of the United Slates or any state or the District of Columbia; except that the lender /client may distribute the property description section of the report only to data collection or reporting services) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. Freddie Mac Form 439 6.93 Page 1 of 2 Fannie Mae Form 1004B 6-93 Eoodkind & Swift. Inc. Form ACR — 'WinTOTAL' °^^• ;— °^M — - • — °I° = _ 1.800-ALAMODE Packet Page -835- Main File No Pam 2/26/2013 16.A.2. APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that 1. 1 have researched the subject market area and have selected a minimum of three recent sales of properties most similar and proximate to the subject property for consideration In the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the market reaction to those items of significant variation. I a significant Item in a comparable property is superior to, or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price of the comparable and, I a significant item in a comparable property is Inferior to, or less favorable than the subject property, I have made a positive adjustment to Increase the adjusted sales price of the comparable. 2. 1 have taken into consideration the factors that have an impact on value In my development of the estimate of market value in the appraisal report, I have not knowingly withheld any signticad Information from the appraisal report and I believe, to the best of my knowledge, that all statements and information in the appraisal report are true and correct. 3. 1 stated In the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the contingent and limiting conditions specified in this form. 4. 1 have no present or prospective interest In the property that Is the subject to this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties In the vicinity of the subject property. 5. I have no present or contemplated future Interest in the subject property, and neither my current or future employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 6. 1 was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate, the attainmend of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 7. 1 performed this appraisal in conformity with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of the effective date of this appraisal, with the exception of the departure provision of those Standards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the definition of market value and the estimate I developed Is consistent with the marketing time noted in the neighborhood section of this report, unless I have otherwise stated in the reconciliation section. B. 1 have personally Inspected the interior and exterior areas of the subject property and the exterior of all properties listed as comparables in the appraisal report. I further certify that I have rated any apparent or (mown adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value to the extent that I had market evidence to support them I have also commented about the effect of the adverse conditions on the marketability of the subject property 9. 1 personally prepared all conclusions and opinions about He real estate that were set forth in fire appraisal report If I relied on significant professional assistance from any individual or individuals in the performance of the appraisal or the preparation of the appraisal report, I have named such Individual(s) and disclosed the specific tasks performed by them in the reconciliation section of this appraisal report I certify that any individual so named is qualified to perform the tasks, I have not authorized anyone to make a change to any Item in the report; therefore, If an unauthorized change is made to tine appraisal report, I will take no responsibility for t, SUPERVISORY APPRAISER'S CERTIFICATION: B a supervisory appraiser signed the appraisal report, he or she certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report agree with the statements and co icinsions of the appraiser, agree to be bound by the appraiser's certdications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report. ADDRESS OF PROPERTY APPRAISED: 6670 Collier Blvd (SR951). Naples FL 34114 APPRAISER: SUPERVISORY APPRAISER (only if required): Signature: Signature: Name: Her Henderson, SRA Name: Date Signed: August 30, 2012 Date Signed: State Certification #: RD3475 State Certification #: or State License #: or State License #: State: FL State: Expiration Date of Cenification or License: 11130/2012 Expiration Date of Certification or License: ❑ Did ❑ Did Not Inspect Property Freddie Mac Form 439 6 -93 Page 2 of 2 Fannie Mae Form 1004B 6.93 Form ACR — 'WinTOTAL' appraisal software by a la mode, inc. — 1- 800•ALAMODE Packet Page -836- GROtlF 2/26/2013 16.A.2. Parcel 104FEE Cost Estimation to Re- Establish Property After Acquisition Description Quantity Unit Cost Cost New Gate 1 LS $2,500.00 $2,500.00 New Retaining Wall with Fence 1 LS $10,500.00 $10,500.00 New Stormwater Discharge Assembly 1 LS $15,000.00 $15,000.00 New 20" Forcemain Connection 1 LS $30,000.00 $30,000.00 Relocate Backflow Preventer Assembly 2 EA $4,000.00 $8,000.00 Modification to Irrigation System 1 LS $2,000.00 $2,000.00 Update Site Development Plan 1 LS $10,000.00 $10,000.00 SUBTOTAL $78,000.00 Contingency (20 %) $15,600.00 Engineering Fees (15 %) $11,700.00 Surveying Fees (5 %) $3,900.00 Inspection Fees (5 %) $3,900.00 Processing & Permitting Fees (10 %) $7,800.00 GRAND TOTAL $120,900.00 Traffic Engineering I Transportatior -- •- -ering I Land Planning I Landscape Architecture Packet Page -837- 2/26/2013 16.A.2. From: BellowsRay Sent: Monday, December 03, 2012 6:08 PM To: ZimmermanSue Cc: MottToni; AshtonHeidi; BosiMichael Subject: FW: Master Pump Station 3.18 Setback Exhibit Importance: High Hi Sue, As you have requested, I have reviewed the attached documents in order to determine the applicability of Section 9.03.07 of the Land Development Code (LDC) to the proposed taking of a portion of the County Wastewater Pump Station property for road improvements and have made the following determination. In the after -take scenario, the remaining above - ground structures of Pump Station 3.18, including the primary and secondary structures that are located on the subject site (Parcel 104) may remain after the County's acquisition of additional right -of -way as shown in the attached setback exhibit and legal description and sketch until the property is redeveloped, as described in Sections 9.03.07.C.2 and 9.03.07.C.2.c of the LDC. In addition, under Section 9.03.07.C.3 of the LDC, the permeable surface or open space, required landscaping and any other site improvements required by the LDC are either not negatively impacted or that the County would not be required to provide for an alternate area. Furthermore, the remaining open space, landscaping, etc. may remain after the County's acquisition of additional right -of -way as it currently exists until the property is redeveloped, as described in Section 9.03.07.C.3 of the LDC. If you have any questions concerning this matter, please do not hesitate to ask. R" Raymond V. Bellows, Zoning Manager Zoning Services Section Department of Planning and Zoning Growth Management Division - Planning & Regulation Telephone: 239.252.2463; Fax: 239.252.6350 Cam€ }9�r Gn�.vaty Packet Page -838-