Agenda 05/22/2012 Item #14B55/22/2012 Item 14.13.5.
EXECUTIVE SUMMARY
Recommendation that the Collier County Community Redevelopment Agency (CRA) consider authorizing
the CRA Director to publically advertise for offers to purchase one or more of the twenty -three (23) CRA
owned residential lots to build single - family homes and bring back any offers for CRA Board review,
approval or rejection.
OBJECTIVE: To receive authority to advertise to the public for offers to purchase one or more of the twenty -three
(23) CRA owned residential lots to build single- family homes and bring back any offers for CRA Board review,
approval or rejection.
CONSIDERATIONS: On March 27, 2012, CRA staff requested CRA Board permission to advertise 23 CRA
owned vacant residential lots for sale to the public (Item 14B4 - Executive Summary attached as Exhibit A). The
Board continued the item "to allow staff to work with the County Attorney to clarify the RFP process."
CRA staff developed and the County Attorney's office reviewed the "CRA Land Disposition Plan June 2012 — May
2013" (Exhibit B) in which to systematically process in 12 months all available CRA owned land for sale and
transfer to a private person or private entity, as approved by the CRA Board.
CRA staff continues to receive interest from private individuals inquiring about purchasing lots for future
construction of single- family home sites. Also a private investor is planning to build a spec home on Van Buren
Avenue where the CRA owns 5 vacant lots. Currently the 23 lots owned by the CRA attribute no taxable value to
CRA Tax Increment Financing (TIF) revenues. If 23 lots were owned by private individuals and houses were built
on them at a market value of $184,150, a total taxable value of $4,235,450 would be generated. An additional
benefit to the community is that the houses would immensely improve the character of the neighborhood.
If approved, this request will permit the CRA to advertise lots available for private persons or entities to make
offers to purchase lots and build single - family homes. Any and all potential offers, agreements and conveyances
will be subject to CRA Board review and approval. In summary, the CRA staff will bring any offers deemed to
meet the terms of the proposal for review and approval by the CRA Board and the Board will have the right to
accept or reject any and all bids.
The Request for Offers will follow the standard format provided by the County's Real Estate Services Department
and pursuant to F.S. 163.380. The best offers that meet the terms of the proposal will be brought to the CRA Board
for review, approval or rejection.
FISCAL IMPACT: The cost to advertise the Request for Bids and associated fees are available in Fund 187.
Revenues from any future sale of the property will be utilized to service a portion of the Bayshore /Gateway
Triangle CRA debt.
LEGAL CONSIDERATIONS: This item is legally sufficient for Board consideration. A majority vote is
required for Board approval. STW
GROWTH MANAGEMENT IMPACT: There are no impacts to the County's long range efforts.
RECOMMENDATION: That the Collier County Community Redevelopment Agency (CRA) gives authorization
to the CRA Director to publically advertise for offers to purchase one or more of the twenty -three (23) CRA owned
residential lots to build single - family homes and bring back any offers for CRA Board review, approval or
rejection.
Prepared by: David Jackson, Executive Director Bayshore /Gateway Triangle CRA
May 5, 2012
Packet Page -934-
5/22/2012 Item 14.6.5.
COLLIER COUNTY
Board of County Commissioners
Item Number: 14.B.5.
Item Summary: This item continued from the March 27, 2012 BCC Meeting.
Recommendation that the Collier County Community Redevelopment Agency (CRA) consider
authorizing the CRA Director to publically advertise for offers to purchase one or more of the
twenty -three (23) CRA owned residential lots to build single - family homes and bring back any
offers for CRA Board review, approval or rejection.
Meeting Date: 5/22/2012
Prepared By
Name: JacksonDavid
Title: Executive Director, Bayshore CRA
5/10/2012 12:15:47 PM
Approved By
Name: WilliamsSteven
Title: Assistant County Attorney,County Attorney
Date: 5/10/2012 3:04:34 PM
Name: KlatzkowJeff
Title: County Attorney
Date: 5/11/2012 9:23:12 AM
Name: FinnEd
Title: Senior Budget Analyst, OMB
Date: 5/12/2012 3:40:10 PM
Name: KlatzkowJeff
Title: County Attorney
Date: 5/14/2012 1:06:46 PM
Name: OchsLeo
Title: County Manager
Date: 5/14/2012 3:24:25 PM
Packet Page -935-
5/22/2012 Item 14.6.5.
it✓r-% t -r C> -r
MA2GL� 2'11 20/2
Recommendation that the Collier County Community Redevelopment Agency (CRA)
authorize the CRA Director to take appropriate steps to sell twenty -three (23) CRA owned
vacant lots within the Bayshore /Gateway Triangle Mixed Use District Overlay in
accordance with Florida Statute 163.380 and bring back any offers deemed to meet the
terms of the proposal for review and approval.
OBJECTIVE: Recommendation that the Collier County Community Redevelopment Agency (CRA)
authorize the CRA Director to take the appropriate steps to sell twenty -three (23) CRA owned vacant lots
within the Bayshore /Gateway Triangle Mixed Use District Overlay in accordance with Florida Statute
163.380 and bring back any offers deemed to meet the terms of the proposal for review and approval.
BACKGROUND: Florida Statute 163.358 - "Exercise powers in carrying out community
redevelopment and related activities" - gives the CRA power to acquire property.
Florida Statute 163.370 - "Powers; counties and municipalities, connnunity redevelopment agencies" -
delineates other powers necessary to carry out the purchase of property.
BCC RESOLUTION No. 2000 -82 made a `finding that a blighted area exists' in the Bayshore Gateway
Triangle area and that `conditions are present in the Area that are detrimental to the sound growth of the
county and which substantially impair or arrest the growth within the Area, and present conditions and
uses in the Area are detrimental to the public health, safety, morals and public welfare....'
BCC RESOLUTION No. 2000 -181 adopted the Bayshore /Gateway Redevelopment Plan to address
deteriorating physical and economic conditions prevailing within the community. The Plan's
Neighborhood Focus Initiative further presents the opportunity to strengthen neighborhoods and alleviate
slum and blight.
Partnering with the Sheriff's Office and Code Enforcement, the CRA obtained crime and code statistics to
identify problem neighborhoods. As a result certain streets were identified to have high crime and
dilapidated mobile homes. The CRA targeted the problem areas and negotiated the purchase of mobile
homes from willing landlords /owners with the stipulation the properties be vacated prior to conveyance.
Upon obtaining title, each substandard mobile home was demolished and the lot cleared of all debris. The
collaborated effort realized a (70) seventy percent crime reduction within the targeted area and overall
(50) fifty percent within the Bayshore redevelopment area.
CONSIDERATIONS: Florida Statute 163.380 (Exhibit "D ") permits a redevelopment agency to sell,
lease, dispose of, or otherwise transfer real property or any interest therein acquired by it for community
redevelopment within a community redevelopment area to any private person, or retain such property for
public use.
The CRA has made great progress towards its goal in removing substandard housing and the element of
crime within the targeted area. The CRA staff and Advisory Board now desires to sell the property. The
CRA previously issued two RFP's (request for proposals) to builders for the construction of new homes.
The first RFP received a response and after negotiations was determined not feasible due to the builder
requesting the CPA finance the construction of the homes and the second RFP garnered no interest.
However, the CRA has received substantial interest from individuals interesting in purchasing lots for
future home sites. Pursuant to Florida Statute 163.380 the CRA may dispose of any properties within the
Packet Page -936-
�— — - - -- —, 5/22/2012 Item 14.13.5.
EXHIBITI
redevelopment area upon provision of public notice in a local newspaper having a general circulation in
the community. Conveyances may include deed restrictions to limit the type of uses that meet the
objectives of the redevelopment plan and prevent recurrence of slum and blight.
The Bayshore Mixed Use Overlay was designed to permit single- family home construction on mobile
home zoned lots. As a result, owners are demolishing older mobile homes and building single family
homes within the targeted area. Two single - family homes have been built and one is currently under
construction.
According to the Property Appraiser's site the average vacant lot in this mobile home area has a market
value of $23,000.00. A single lot and mobile home has an average market value of $42,000.00. The two
lots recently constructed with single family homes are valued by the Property Appraiser at $187,517.00
and $184,150.00. This is a prime example of the Agency's redevelopment efforts working and indicator
that this is a good time to inquire if individuals have an interest in building homes on the CRA's vacant
mobile home lots.
Currently the 23 lots owned by the CRA attribute no taxable value. If 23 houses were built and valued by
the Property Appraiser at the lesser amount of $184,150.00, a taxable value of $4,235,450.00 would be
generated and immensely improve the character of the neighborhood.
In addition, a report released by the Naples Area Board of REALTORS® which tracks home listing and
sales within Collier County (excluding Marco Island) states, "the 2011 Naples area real estate activity has
led to a five year low of inventory and an increase in overall sales inventory diminishing in Collier
County, which is an encouraging sign that the favorable market conditions are moving buyers"
( http: / /www.naplesarea.com/real- estate- news.asp).
Benefits of disposition:
• Places the lots back on the tax roll
• Generate new taxes and new construction
• Spur new interest and development within the area
• Proceeds of sale will be applied to the CRA debt
Pursuant to F.S. 163.380(2) determining the value of the property shall take into account and give
consideration to the long -term benefits to be achieved by the community redevelopment agency resulting
from incurring short-term losses or costs in the disposal of such property. The CRA purchased the
majority of the lots with mobile homes and although the mobile homes were substandard and dilapidated,
a dollar value was still attributed to the mobile home for appraisals purposes and determining the fair
market value. The CRA demolished the mobile homes which resulted in an immediate decrease in the
value as determined by the Collier County Property Appraiser. The loss incurred was offset by the
benefits achieved by the community and meets the intent of F.S. 163.380.
The CRA commissioned a licensed, certified real estate appraiser with the County's Real Estate Services
Department to conduct appraisals of the properties, attached hereto and labeled as Exhibit "A ". All of the
above factors will be considered in the establishment of the minimum bid request, however, the minimum
request for bid shall be no less than the current market value as reflected by the Collier County Property
Appraiser's Office and listed on the inventory sheet labeled Exhibit `B ".
Packet Page -937-
trf`: r 5/22/2012 Item 14.6.5.
I
If approved, this request will permit the CRA to actively pursue buyers for the twenty -three (23) lots and
any and all potential offers, agreements and conveyances will be subject to CRA Board review and
approval. In sunrnrary, the CRA staff will bring any offers deemed to meet the terms of the proposal for
review and approval by the CRA Board and the Board will have the right to reject any and all bids.
The Request for Bids will follow the standard format provided by the County's Real Estate Services
Department. The proposed disposition of the properties shall be advertised for sale and published in a
local newspaper having a general circulation within the community pursuant to F.S. 163.380. In addition,
the properties may be advertised through other means, such as, web - sites, newsletter and electronic
notice. An example is attached hereto and labeled Exhibit "C ". The highest bidders who meet the terms
of the proposal will be considered and brought to the Board for approval. The terms of a sale will include
a 10% deposit with the balance being paid at closing and deed restrictions limiting the type of
construction (no mobile homes will be pennitted). The property and any existing improvements will be
sold "as is" with no warranty given as to size and condition.
FISCAL IMPACT: The cost to advertise the Request for Bids and associated fees are available in Fund
187. Revenues from any future sale of the property will be utilized to service a portion of the
Bayshore /Gateway Triangle CRA debt.
LEGAL CONSIDERATIONS: This item is legally sufficient for Board consideration. A majority vote
is required for Board approval. STW
GROWTH MANAGEMENT IMPACT: There are no impacts to the County's long range efforts.
RECOMMENDATION: That the Collier County Commmunity Redevelopment Agency (CRA) authorize
the CRA Director to take appropriate steps to sell twenty -three (23) CRA owned vacant lots within the
Bayshore /Gateway Triangle Mixed Use District Overlay in accordance with Florida Statute 163.380 and
bring back any offers deemed to meet the terns of the proposal for review and approval.
Prepared by: Jean Jourdan, AICP
Project Manager, Bayshore/Gateway CRA
March 12, 2012
Packet Page -938-
I` E_ X H I B 11 5/22/2012 item 14.B.5.
CRA LAND DISPOS L�212 — May 2013)
❖ CRA COMMERCIAL LAND
➢ GATEWAY TRIANGLE
■ 5.27 acres more or less (zoned C -4 with GTMUD Overlay)
• June 2012— Advertise RFP (through Purchasing Dept)
• August 2012 —Open RFP Responses
• November 2012 — Rank RFP Finalists
• December 2012 — Present Finalists to CRA Board
• January — March 2013 Negotiate Purchase Contract with Selected Developer
♦ With County Attorney and Purchasing Dept
❖ CRA RESIDENTIAL LAND
➢ BAYSHORE DRIVE AREA
■ 23 mobile home lots (Karen Drive, Lunar Street, Van Buren Avenue, Harvest Court, Half Moon Court, Full
Moon Court)
• June 2012 — Advertise Lots to Public "For Sale" (through Purchasing Dept)
• August 2012 — Open Responses
• September 2012 — Present Offers to CRA Board for Selection
• October 2012 — Complete Purchase Agreements for CRA Board Approval (Through County Attorney)
■ 3 single Family lots (Becca Avenue, Van Buren Avenue)
• November 2012 —Advertise Lots to Public "For Sale"
• January - February 2013 — Open Responses
• February - March 2013 — Present Offers to CRA Board for Approval
• March - April 2012 — Complete Purchase Agreements for CRA Board Approval (Through County
Attorney)
➢ TRIANGLE AREA
■ Single residential parcel (Francis Avenue)
• Hold for future Triangle Pond expansion or neighborhood park location
❖ CRA MIXED USE LAND
➢ BAYSHORE DRIVE
■ 17+ acres more or less (zoned C -4, C -2 and mobile home with BMUD Overlay)
• June 2012 — BCC Approval for Mixed Use Designation Rezone
• July 2012 — Advertise RFP for Development Teams
• September 2012 — Open RFP Responses
• November 2012 - Rank RFP Finalists
• December 2012 — Present Finalists to CRA Board
• January — March 2013 Negotiate Purchase Contract with Selected Developer
♦ With County Attorney and Purchasing Dept
Packet Page -939-
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- - 5/22/2012 Item 14.13.5.
FL- - �
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
LEGAL DESCRIPTIONS
3015 KAREN DR NAPLES FL 34112
COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY
SHORT LEGAL -NG- +TCLF NO 2 23 23 50.25 E 60FT OF W 416.81FT
OF N 139FT OF LOT 100 ... VACANT LAND USE
3205 KAREN DR NAPLES FL 34112
COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY
SHORT LEGAL -NG- +TCLF NO 2 23 23 50 25 LT 18 OF UNREC TARPON
MOB HOMES DESC AS FOLLOW, COMM NE CNR OF LOT 100, W 240FT-TO
POE W ... VACANT LAND USE
3.1_52 KAREN DR NAPLES FL 34112
COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY
SHORT LEGAL -NG- +TCLF NO 2 23 23 50 25 COMM AT NE CNR LOT 100
S 337.9FT, W 48OFT TO POB; N 139FT, E 60FT, S 139FT, W...VACANT LAND USE
3000 KAREN DR NAPLES FL 34112
COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY
SHORT LEGAL -NG- +TCLF NO 2 23 23 50 25 COMM AT NW CNR OF LOT 100
S 337.9FT, E 296.81FT TO POB, E 60FT, N 139FT W 60FT S...VACANT LAND USE
3175 KAREN DR NAPLES FL 34112
COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY
SHORT LEGAL -NG- +TCLF NO 2 23 23 50 25 COMM AT NE CNR OF LOT 100
W 42OFT TO POE, S 139FT, E 60FT N 139FT, W 60FT TO POB ... VACANT LAND USE
3155 ICAREN DR NAPLES FL 34112
COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY
SHORT LEGAL -NG- +TCLF NO 2 23 23 50 25 LT 15.OF UNREC TARPON MOB
HOMES SESC AS FOLL: COMM NE CNR LT 100 W 420FT TO POB, W60FT...
VACANT LAND USE
ALL OF THE ABOVE LISTED PROPERTIES ARE TAX EXEMPT.
P�
Packet Page -941-
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
I An•f1 A000AICA1 o=nr%M -r
-- - - - -- .- - - "- 5/22/2012 Item 14.6.5.
File No. CRA VACANT
" - MutlpileAddress - ' ' - "- — Case No. LAND PROPERTIE
Bonrnver NA Can Tract Map Reference SAM
Property Addr ess
• City NAPLES County COLLIER State FL Zip Code 341.12
Legai Description VARIOUS ADDRESSES SEE ADDENDUM AND COMMENTS PAGES.
Sale price $ NA Date of Sale NA loan Term NA yrs. Property Rights Appraised X Fee Leasehold De Mini PUD
Actual Real Estate Taxes $TAX EXEMPT (yr) Loan Charges to be paid by seller Other Sales Concessions NONE
. Lender/C6ent BAYSHORE CRA Address BAYSHORE DRIVE NAPLES FL 34112
Occupant VACANT LAND Appraiser ROOSEVELT LEONARD Instructions to Appraiser FAIR MARKET VALUE
Location X Urban Suburban Rural
Built Up X Over 75% 25% to 75% Under25%
Growth Rate ❑ Fully Dev: Rapid Steady X Slow
Property Values Increasing X Stable Dedining
Demand/Supply Shortage X In Balance Oversupply
Present Land Use 80 %1 Family 10 %2- 4Family_ %Apts_ %Condo 2 %Commercial
3 %Indusldai % Vacant 5 %
Change In Present land Use X Nd Ukely —❑ Likely(') Taking Place (7
From To
Predominate Occupancy B Ovmer Tenant %Vacant
INEWER Marketing Time Under 3 Mos, 3.6 Mos. X Over 6 Mos.
Single Family Price Range $ 30.ODO to $ 100.000 Predominant Value $ 70
Single Family Age 5 yrs to 50 yrs. Predominant Age 25 yrs
Employment Stability
Convenience to Employment
Convenience to Shopping
Convenience to Schools
Adequacy of Public Transportation
RecreationalFaoTdies
Adequacy of Utilities
Property of Compatibility
Protection from Detrimental Conditions
Police and Fire Protection
General Appearance of Properties
Appeal to Market
Good
A
X
X
X
X
X
X
X
X
X
X
X
X
Far
poor
Comments irtduding those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools,
DOWNTOWN SHOPPING. THE GOVT CENTER IS WITHIN 2 MILES NORTH. THE ENTIRE MARKETAREAIS
DEVELOPMENT IS MOVING INTO THE COMMUNITYLOCATED ADJACENT
view, noise): CLOSE TO MAJOR ROADS AND
GOING THROUGH RENOVATIONS AND
AND TO THE SOUTH.
Dimensions ALL LOTS ARE THE SAME SIZE = 0.19 ACRES TOTAL LJ Comer Lot
Zoning Classification ALL LOTS ARE ZONED VR- BMUD -R3 Present Improvements X do dnonform to zoning regulations
Highest and best use LX J Present use Other (specify)
Public Other (Describe) OFF SITE IMPROVEMENTS Topo LEVEL
Elec. X Street Access QX Public ❑ Private Sae TYPICAL FOR THE MARKET
Gas Surface ASPHALT Shape RECT
Water X Maintenance X Public Private Uew SIDE STREET
San. Sewe X I X Storm Sewer X Curb/Gutter Drainage ADQ
Underground Elect &Tel. X Sidewalk X Street Lights Is the property located in a HUD identified Special Flood HazardArea7 EKNoEJyes
Comments (favorable or unfavorable including any - apparent adverse easements, encroachments or other adverse conditions): NO ADVERSE CONDITIONS NOTED
THE SUBJECT PROPERTIES ARE REGULAR PROGRAM PANEL NUMBER IS 120067 581G, 582G DATED 11 -17 -2005
The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes
a dollar adjustment refiecting market reaction to those items of significant variation between the subject and comparable properties. If a significant Item in the comparable
property is superior to or more favorebla than the su act property, a minus ( -) adjustment is made thus reducing the indicated value of subject; if a significant item In the
comparable is inferior to or less favorable than the s -ect a lus + ad stment is made thus increasin the indicated value of the subject.
SUBJECT PROPER
COMPARABLE NO.1
COMPARABLE NO.2
COMPARABLE NO.3
Address Mutiptle Address
XXXX WOODSIDE AVE
XXXX PINE TREE OR
4561 DOMINION DR
NAPLES FL 34112
NAPLES FL 34112
NAPLES, FL 34112
NAPLES FL
Proxmf toSub'ect
-
5 BLOCKS SOUTH
3 BLOCKS SOUTH
2 BLOCKS NE
Sales Price
$ NA
S 25 000
10 000
{ "s' $ 1.53 SF
r r $ Moo
s Y f 3.45 SF
Pdce!
$
S 3.59 SF
Data Source
TX ID 48785160007
TX ID 48780440007
TX ID 226244440008
Date of Sale and
DESCRIPTION
DESCRIPTION
DESCRIPTION
DESCRIPTION
AdVirnew
NA
512011
0712011
412010
Time Ad'ustment
• Location
EAST NAPLES
FAST NAPLES
EAST NAPLES
EAST NAPLES
SiteNiew
0.19 / RESIDENTIAL
0.16 / RES
0.151 RES
0.14/RES
ZONING
VR- BM22-R3
RMF-6- BMUD -R1
RMF -6- BMUD -R1
RMF -6- BMUD -R1
ACCESS
ACCESS
ACCESS
ACCESS
ACCESS
develo able -dea
DEVELOPABLE -CLR
DEV - NOT CLEARED
+2 00
DEV - NOT CLEARE
+2,00
DEVELOPABLE -CLR
Sales or Financing
CASH
PROPERTY
+S'OOC
CASH
Concessions
INTERESTS
Net olal
X Plus Minus
S 2,000
X Plus Minus
7,000
X Plus Minus
0
Indicated Value
;Net=B%
Net= %
Net= O %______
of Sub'ect
Gross =8%
$ 27,000
_70
Gross =70%
$ 17,000
Gross =0%
$ 21,000
omments on Market Data COMP#1 IS 27 000 OR 3.88 SF COMP#2 IS $17 000 OR 2.61 SF COMP#3 IS 21 000 OR 3.45 SF TAKING INTO
CONSIDERATION ALL MARKET DATA AND THE CURRENT MARKET CONDITIONS THE AVERAGE IS USED $3.32 SF ROUNDED TO $3.30 S
omments and Conditions of Appraisal: THE AVERAGE IS TAKEN FROM THE MARKET DATA BEING $3.30 SF ROUNDED, THIS SUBJECT PROPERTIES'
ARE ALL THE SAME SIZE BEING 8,276 SF +/- THEREFORE SUBJECT TIMES UNIT VALUE IS APPRAISED VALUE.
inal Reconciliation: ALL PROPERTIES BEING 8,276 SF X $3.30 SF IS $27,310 SAY $27,000 EACH
ALL OF THE KAREN DR PROPERTIES ARE VALUED THE SAME AND HAVE SIMILAR MARKET INFLUENCES.
JDate
ESTIMATE THE MARKET VALUE, AS DEFINED, OF SUBJECT PROPERTY AS OF FEB 22, 2012 to be $ $27,000 EACH PARCEL
nReview Appraiser (if applicable)
ppraisers) ❑ Did ❑ Did Not Physicahy
ROOSEVELT LEONARD Inspect Property
Report Signed FEB 23, 2012 Dale Report Signed
tate Certification # State State Certification # State
r State License# RD 3287 Stale FL Or StateUcense# State
Expiration Date of License or Certification 11130/12 Expiration Date of License or Certification
Produced by CtickFORMS Software RM- 929.8797 Page 'E of -B'
Packet Page -942- = °f'
i
4
- 5/22/2012 Item 14.6.5.
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
LEGAL DESCRIPTIONS
3148 V ,N -BUREN AUENAPLESFL 34112
KELLY PLAZA LOT 7 OR 1948 PG 2179
...VACANT LAND USE; FOLIO #52700280000
30 A fiaBd1REIMME'NAPLES EL 34.112
KELLY PLAZA LOT 22
...VACANT LAND USE; FOLIO 452700801007
302 V ;AINI-BUREN AV'ENAPLES =FL 34112
KELLY PLAZA LOT 21
...VACANT LAND USE; FOLIO #52700800008
400OaIAaff— EST -"CO S F'E74.1-1')
LAKE KELLY UNIT 2 LOT 51
...VACANT LAND USE; FOLIO #53352160001
3991W,EW,MO0N- CaMspNSPL S'-FL`341.12
LAKE KELLY UNIT 2 LOT 43
...VACANT LAND USE; FOLIO 453351480009
3008flA`°NT T7REl e NAPi ES FL- "341 =12'
KELLY PLAZA LOT 24
...VACANT LAND USE; FOLIO #52700840000
3962- ;I3AWWEST@OURT NAPLES -FL- 34112_
LAKE KELLY UNIT 2 LOT 48
...VACANT LAND USE; FOLIO #53351680003
ALL OF THE ABOVE LISTED PROPERTIES ARE TAX EXEMPT.
Produced by ClickFORMS Software 800- 622 -8727 Page .9 ---of 70'
/ 0�-3
Packet Page -943-
5/22/2012 Item 14.13.5.
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
COMMENT ADDENDUM
File No. CRA VACANT
Case No. LAND PROPERTIES
Borrower NA
Property Address Mutipile Address
City NAPLES County COLLIER State FL Zip Code 34112
Lender /Client BAYSHORE CRA Address BAYSHORE DRIVE NAPLES FL 34112
LEGAL DESCRIPTIONS
3:029+- UNAR-STWXpEES`FL" 3'41-12
LAKE KELLY UNIT 2 LOT 89
...VACANT LAND USE; FOLI0953352920005
303 -7—L—tW R- ST°N71�PLESwFL 34 °112
KELLY UNIT 2 LOT 90 8
...VACANT LAND USE; FOLIO #53352880006
ALL OF THE ABOVE LISTED PROPERTIES ARE TAX EXEMPT.
Produced by ClickFORMS Software 800 -622 -8727 Paoa 2§�' of 4-0-
Packet Page -944-
5/22/2012 Item 14.13.5.
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
LAND APPRAIRAI R1 =Pr1RT FIIeNo, CRAVACANT
Bonower NA Case No. LAND PROPERTIE
Census Tract Map Reference 5A23
Property Address Mutipile Address ISEE MOMMENTS PAGE)
City NAPLES County COLLIER State FL Zip Code 34112
egal Description VARIOUS ADDRESSES SEE ADDENDUM AND COMMENTS PAGES,
Sale Price $ NA Date of Sale NA Loan Term NA yrs. Properly Rights Appraised X Fee Leasehold De Minimis PUD
Actual Real Estate Taxes $TAX EXEMPT (yr) Loan Charges to be
paid by seller 8 Other Sales Concessions NONE
Lender /Client BAYSHORE CRA
Address BAYSHORE DRIVE NAPLES FL 34112
Occupant VACANT LAND Appraiser ROOSEVELT LEONARD Instructions IoAppratser FAIR MARKET VALUE
Location X Urban Suburban Rural
Built Up
Good
A .
Fair
Poor
X Over 75% 25% to 75% Under 25%
Growth Rate 0 Fully Dev. Rapid
Employment Stability
X
Steady X Slow
Property Values
Convenience to Employment
X
Increasing X Stable Declining
Convenience to Shopping
X
Demand/Supply Shortage X In Balance Oversupply
Convenience to Schools
X
Marketing Time Under 3 Mos, 3.6 Mos. X 1 Over 6 Mos.
Adequacy of Public Transportation
X
Present Land Use 80 %l Family 10 %2.4 Family _ % Apts_% Condo 2 % Commercial
Recreational Facilities
X
3 °Alndustrial % Vacant 5 %
Change In Present Land Use X Not Likely —7-1 Likely(') Taking
Adequacy of Utilities
X
Piece (')
"
Property of Compatibility
X
From To
Predominate Occupancy mX Owner Tenant
Protection from Detrimental Conditions
X
%Vacant
Single Family Price Range $ 30,000 to $ 100,000 Predominant Value $ 70
Police and Fire Protection
General Appearance of Properties
X
X
Single Family Age 5 yrs to 50 yrs. Predominant Age 25 yrs
Appeal to Market
X
Comments including those factors, favorable or unfavorable, affecting marketability, (e.g. public parks, schools,
view, noise): CLOSE TO MAJOR ROADS
AND
DOWNTOWN SHOPPING. THE GOVT CENTER IS WITHIN 2 MILES NORTH. THE ENTIRE MARKET
AREA IS GOING THROUGH
RENOVATIONS
AND
NEWER DEVELOPMENT IS MOVING INTO THE COMMUNITYLOCATED ADJACENT
AND TO THE SOUTH.
s ALL LOTS ARE THE SAME SIZE = 0;09ACRES;TOTAL Comer Lot
assification ALL LOTS ARE ZONED VR- BMUD -R3 Present Improvements X do do not conform to zoning regulations
nd best use X Present use Other (specify)
Public Other (Describe) OFF SITE IMPROVEMENTS Topo LEVEL
X Street Access FJ Public Q Private Size TYPICAL FOR THE MARKET
LGas Surface ASPHALT Shape RECT
X Maintenance X Public Private View (rZIDE STREETer
X X Storm Sewer X Cuib/Gutter Drainage ADO
Underground Elect,&Tel. X Sidewalk X StreetLihis Is the property located in a HUD identified Special Flood Hazard Areal X No Yes
s (favorable or unfavorable including any apparent adverse easements, encroachments or other adverse conditions): NO ADVERSE CONDITIONS NOTED
BJECT PROPERTIES ARE REGULAR PROGRAM -PANEL NUMBER IS 120067 581G 582G DATED 11 -17 -2005
e undersigned has recited three recent 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, If a significant item in the comparable
property is superior to or more favorable than the sublI'act property, a minus ( -) adjustment is made thus reducing the indicated value of subject; if a significant item in the
com arable is Inferior to or less favorable than the
su ectoroperty, a plus( ad ustmenl is made thus increasing the indicated value of the subject
Address
SUBJECT PROPER
Mutipile Address
COMPARABLE NOA
XXXX WOODSIDE AVE
COMPARABLE NO.2
COMPARABLE NO.3
XXXX PINE TREE DR
4561 DOMINION DR
NAPLES FL 34112
NAPLES, FL 34112
NAPLES, FL 34112
NAPLES, FL
Proximit to Sub' ct
WITHIN 2 MILES
WITHIN 2 MILES
WITHIN 2 MILES
Sales Price
$ NA
$ 25,000
$ 10000
$ 21,000
Price 1
Data Source
$
S 3.59 SF
TX ID 48785160007
$ 1.53 SF
TX ID 48780440007
$. 3.45 SF
TX ID 226244440008
Dale of Sale and
DESCRIPTION
DESCRIPTION
DESCRIPTION
DESCRIPTION AP
NA
Time Ad'ustment
5/2011
07/2011
4/2010 -2,00
Location
EAST NAPLES
EAST NAPLES
EAST NAPLES
EAST NAPLES
Site/View
o'69-ACRES TOTAL
0.16 / RES +3,00
0.151 RES +3,00
0.141 RES. I +3,00
ZONING
VR- 8MUD -R3
RMF-6- 8MUD -R1
RMF-6- BMUD -R1
RMF-6- BMUD -R1
ACCESS
ACCESS
ACCESS
ACCESS
ACCESS
develo able -clea
DEVELOPABLE -CLR
DEV - NOT CLEARS
+2,00
DEV - NOT CLEARS
+2.00C
DEVELOPABLE -CLRI
I.
Sales or Financing
CASH
PROPERTY
+5.00C
CASH
Concessions
INTERESTS
Nei
X Plus' Minus
$ 5,000
X PIUS Minus
S 10.000
X Plus Minus $
1,000
Indicated
Indicaletl Value
-i
Nel =20%
Net =100%
Net =5%
of Sub'ec
Gross =20 %
$ 30,000
- - --
Gross = 100%
$ 20,000
-
Gross =24%
22 000
Comments on Market Data COMP#1 IS $30,OOD COMPA2 IS $20,000 COMP#3 IS 22.000 TAKING INTO CONSIDERATION ALL OF THE ADJUSTED
MARKET DATA AND INCLUDING CURRENT MARKET CONDITIONS THE AVERAGE IS USED BETWEEN ALL OF THE ADJUSTED MARKET DATA
$6.12
SF IS THE INDICATOR
Comments and Conditions of Appraisal: THE AVERAGE IS TAKEN FROM THE MARKET DATA BEING $6.12 SF ROUNDED THIS SUBJECT PROPERTIES
ARE ALL THE SAME SIZE BEING 3:920 SF +/- THEREFORE SUBJECT TIMES UNIT VALUE IS APPRAISED VALUE.
s
Final Reconciliation: ALL PROPERTIES BEING THE SAME SIZE 3,920 SF X $6.12 SF 15 $23,990 SAY $24,000 EACH
ALL OF THE KAREN DR PROPERTIES ARE VALUED THE SAME AND HAVE SIMILAR MARKET INFLUENCES.
I ESTIMATE THE MARKET VALUE, AS DEFINED, OF SUBJECT PROPERTY AS OF FEB 22, 2012 to be $- =424;000 F_ACHTARCEL-
ReviewAppraiser (if applicable)
Appraiser(s) ❑ Did ❑ Did Not Physically
ROOSEVELT LEONARD Inspect Property
a Report Signed FEB 23 2012 Date Report Signed
Ced fist on # State State Certification # state
t8uil,
State Lens RD 3287 State FL Or State License # State
x iration Dale of Ucense or Cedification 11130/12 Expiration Date of License or Certification
roduced by CticeFORMS Sof ,' Ann- 9t"aa71)7 Page of !�ff
Packet Page -945-
Legal Descriptions All Parcels Are Tax Exempt
53352160001 Property Addteas 4006 =tdARV,ES�;LT > „- •.
I Legal LAKE KELLY UNIT 2 LOT 65
Section Tow60 bip,' -Range ACres .MadNO.
StrapNO:.
ElEd
4414006b6A1
Sub No. 441400 LAKE KELLY UNIT 2 �270�
. i��Mlllaae�Area ,ScHodl,::.- .r_Ofhei'.`y`;u �,.$t31'•'-
�bUse Code 86 GOVERNMENT 82 5.627 9.0182 1a.5e5�
53352200000 Property Address3991kIARVES -C7
Legal LAKE KELLY UNIT 2 LOT 66
Sub No. �14 LAKE KELLY UNIT 2 'tUso Cod, GOVERNMENT
62 11 5.627 11 9.0102,
Packet Page -946-
/ of z
5/22/2012 Item 14.6.5.
A
IAW-
0
5/22/2012 Item 14.6.5.
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
File No. LAND PRANT
LAND APPRAISAL REPORT
Case No LAND OPERTYE
Borrower NA Census Tract Map Reference 5A23
" - IyAddress Multiple Address
NAPLES County COLLIER State FL Zip Code 34112
Description VARIOUS ADDRESSES SEE ADDENDUM AND COMMENTS PAGES.
Sale Price S NA Date of Sale NA Loan Term NA yrs. Property Rights Appraised X Fee D Leasehold EJDe Minims PUD
Estate Taxes Actual Real xes $TAX EXEMPT (yr) Loan Charges to be paid by seller $_ Other Sales Concessions NONE
Lender /Client BAYSHORE CRA Address BAYSHORE DRIVE NAPLES FL 34112
Occupant VACANT LAND Appraiser ROOSEVELT LEONARD instructions toAppraiser FAIR MARKET VALUE
Location X Urban Suburban Rural
Good
Avg.
Fair
Poor
Built Up , X Over 76% 25% to 75% Under 25%
Employment Stability
X
Growth Rate ❑ Fully Dev. Rapid Steady X Slow
Convenience to Employment
X
Property Values Increasing X Stable Declining
. Convenience to Shopping
X
Demand/Supply Shortage X In Balance Oversupply
Convenience to Schools
X
Marketing Time Under 3 Mos, 3-6 Mos, IJ Over 6 Mos.
Adequacy of Public Transportation
X
Present Land Use 80 %1 Family 10 %24 Family _ %Apts_ %Condo 2 %Commercial
Recreational Facilities
X
3 %Industrial %Vacant 5 %
Adequacy ofUlllities
X
Change In Present Land Use X Not Likely —J Likely(') Taking Place (')
Property of Compatibility
X
(" From To
Protection from Detrimental Conditions
X
Predominate Occupancy X Ovmer Tenant % Vacant
Police and Fire Protection
X
Single Family Price Range $ 30,000 to $ 100,000 Predominant Value $ 70
General Appearance of Properties
II
X
Single Family Age 5 yrs to 50 yrs. Predominant Age 25 yrs
Appeal to Market
❑
X
❑
Comments including those factors, favorable or unfavorable, affecting marketability (e,g. public parks, schools,
view, noise): CLOSE TO MAJOR
ROADS
AND
DOWNTOWN SHOPPING. THE GOVT CENTER IS WITHIN 2 MILES NORTH. THE ENTIRE MARKET
AREA IS GOING THROUGH
RENOVATIONS
AND
NEWER DEVELOPMENT IS MOVING INTO THE COMMUNITY LOCATED ADJACENT AND TO THE SOUTH.
Dimensions ALL LOTS ARE THE SAME SIZE - 0.09 ACRES 71 Corner Lot
Zoning Classification ALL LOTS ARE ZONED MH- BMUD -R3 Present Improvements X do Eldo not conform to zoning regulations
Highest and best use X Present use0 Other (specify)
Public Other (Describe) OFF SITE IMPROVEMENTS Topo LEVEL
Elec. X Street Access ❑X Public ❑ Private Size TYPICAL FOR THE MARKET
Gas I Surface ASPHALT Shape RECT
Water X Maintenance X Public Private View SIDESTREET WITH- CANAL''ViEWS
San. Sewer X X Storrs Sewer X Cu blGutter Drainage ADO
Underground Elect. & Tel. FX Sidewalk X Street Lights Is the property located in a HUD identified Special Flood Hazard Areal X No Yes
Comments (favorable or unfavorable including any apparent adverse easements, encroachments or other adverse conditions): NO ADVERSE CONDITIONS NOTED
THE SUBJECT PROPERTIES ARE REGULAR PROGRAM PANEL NUMBER IS 120067 581G, 582G DATED 11 -17 -2005
i„ undersigned has recited three recentsales 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. If a significant item 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; if a significant item in the
coin arable is inferior to or less favorable than the su 'ect ro en a lus ad ustment is made thus in'. in the indicated value of the subject.
SUBJECT PROPERTY
COMPARABLE NO.1
COMPARABLE NO.2
COMPARABLE NO.3
Address Multiple Address
132 JEEPERS DR
3181 LAKEVIEW DR
XXXX ORANGE ST
NAPLES, FL 34112
NAPLES, FL 34112
NAPLES, FL 34112
NAPLES FL
Proximity to Sub'ec!
Sales Price
is NA
$ 100 000
$ 14.35 SF
$ 65,000
$ 9.95 SF
$ 65 000
$ 9.33 SF
Price /
$
Data Source
TX ID 53400680006
TX ID 48174360007
TX ID 29830480004
Date of Sale and
DESCRIPTION
DESCRIPTION
DESCRIPTION
DESCRIPTION
Time Adjustment
NA
3/2008
-35,00
10/2011
5/2011
Location
EAST NAPLES
EAST NAPLES
EAST NAPLES -SUP
-16,25C
EAST NAPLES -SUP
-16,25
SileNiew
0.09 ACRES
0.16 / CANAL
0.15/CANAL
0.16 / CANAL
ZONING
MH- BMUD-R3
VR- BMUD -R3
RSF4- BMUD -R4
RMF-6- BMUD -R1
ACCESS
ACCESS
ACCESS
ACCESS
ACCESS
develo able -clea
EVELOPABLE -CLR
DEV - CLEARED
DEV - CLEARED
DEV- CLEARED
Sales or Financing
CASH
CASH
CASH
Concessions
Net Ad. otal
Plus FX Iminuslill
- 35,000
F 1PIus I X I Minusi
I 1PIus! X I Minus
$ - 16.250
Indicated Value
Net = -35%
Net = -25% I
Net =25%
IS
of Subiecl
Gross =35 %
$ 65,000
Gross =25 % I
$ 46,750
Gross =25 %
48,750
Comments on Market Data COMP #1 IS $65,000 OR 9.33 SF COMP#2 IS $48,750 OR 7.46 SF COMP43 IS 48,750 OR 7.OD SF TAKING INTO
CONSIDERATION ALL MARKET DATA AND THE CURRENT MARKET CONDITIONS THE RANGE FOR THESE UNIQUE PARCELS WITH CANAL VI
THE RANGE IS 7.00 TO 9.33 SF, DUE TO CURRENT MARKET CONDITIONS THE LOWER END OF THE RANGE IS CONSIDERED.
Comments and Conditions of Appraisal: THE LOWER END OF THE MARKET IS TAKEN FROM THE MARKET DATA BEING $7.50 SF THIS SUBJECT
PROPERTIES ARE 0.09 ACRE / 3 920SF X $7.50 IS $29.400 DOLLARS
Final Reconciliation: ALL VACANT LAND PROPERTIES HAVING CANAL INFLUNCES WILL USE THE ESTABLISHED UNIT VALUE OF $7.505
ALL OF THE HARVEST CT PROPERTIES ARE VALUED THE SAME AND HAVE SIMILAR MARKET INFLUENCES.
I ESTIMATE THE MARKET VALUE, AS DEFINED, OF SUBJECT PROPERTY AS OF FEB 22, 2012 to be $ V%400 EACH PARCEL
4A--XJ /��- R Appraiser
� er(s) %" ❑Did ❑ Ditl Not Physicals}
Did F id Not Physically
ROOSEVELT LEONARD Inspect Property
Dare Report Signed FEB 23, 2012 Date Report Signed
State Certification # Stale Stale Certification # State
Or Stale License# RD 3287 State FL Or State License # State
Expiration Date of License or Certification 11/30/12 Ex6ralior n,re M
Page -947 - ti_ _-o"=
5/22/2012 Item 14.13.5.
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
LEGAL DESCRIPTIONS
303-2-UAN- BURF,N -AVM NAPLES -FL -34112
KELLY PLAZA LOT 20
...VACANT LAND USE; FOLIO #52700760009
4032 V-M VG0N C`P`NAPLESpFL- 34,1,:12 --
LAKE KELLY LOT 7 UNIT 2
...VACANT LAND USE; FOLIO #53350240004
4048- FULLMOON�CTN APL -ES -FL 34__ 11
ti.�
LAKE KELLY LOT 8 UNIT 2 �•
...VACANT LAND USE; FOLIO #53350260000
ALL OF THE ABOVE LISTED PROPERTIES ARE TAX EXEMPT.
Produced by ClickFORMS Software 800 -622 -8727
Packet Page -948 - . / Cd 2
5/22/2012 Item 14.13.5.
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
LAND APPRA1_gAI P;=PrupT File No. CRA VACANT
Case No. LAND PROPERTIE
Borrower NA
Census Tract Map Reference 5A23
Property Address MULTIPLE ADDRESSES
• City NAPLES County COLLIER State FL Zip Code 34112
,gal Descdption VARIOUS ADDRESSES SEE ADDENDUM AND COMMENTS PAGES.
ale Price S NA Date of Sale NA Loan Term NA yrs. Property Rights Appraised I X I Fee Leasehold De Minimis PLO
Actual Real Estate Taxes $TAX EXEMPT (yr) Loan Charges to be paid by seller $ Other Sales Concessions NONE
Lender /Client BAYSHORE ERA Address BAYSHORE DRIVE NAPLES FL 34112
Occupant VACANT LAND Appraiser ROOSEVELT LEONARD Instructions to Appraiser FAIR MARKET VALUE
Location X Urban Suburban Rural
Built Up X Over 75 °/ 25% to 75°/° Under 25%
Employment,Stabtliiy
Good
Av .Fair
X
Poor
Growth Rate 7 Fully Dev. Rapid Steady X Slow
Convenience to Employment
X
Property Values Increasing X Stable Declining
Convenience to Shopping
X
Demand /Supply Shortage X In Balance Oversupply
Convenience to Schools
X
Marketing Time Under 3 Mos, 3.6 Mos. X Over 6 Mos.
Adequacy of Public Transportation
X
• Present Land Use 80 %1 Family 10 %2.4 Family _ % Apts_ %Condo 2 % Commercial
•
Recreational Facilities
X'
3 y °Indusbial %Vacant 5 y°
Change In Present Land Use X Not Likely ❑ Likely(•) Taking
Adequacy of Utilities
X
Place M
Property of Compatibility
X
Fr an To
Predominate Occupancy �]X Owrrer Tenant
Protection from Detrimental Conditions
X
% Vacant
Single Family Price Range $ 30,000 to $ 100,000 Predominant Value $ 70
Police and Fire Protection
General Appearance of Properties
X
X
Single Family Age 5 yrs 10 50 yrs. Predominant Age 25 yrs
Appeal to Market
X
Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools,
view, noise): CLOSE TO MAJOR ROADS
AND
DOWNTOWN SHOPPING. THE GOVT CENTER IS WITHIN 2 MILES NORTH. THE ENTIRE MARKETAREA
IS GOING THROUGH RENOVATIONS
AND
NEWER DEVELOPMENT IS MOVING INTO THE COMMUNITYLOCATED ADJACENT
AND TO THE SOUTH.
Dimensions ALL LOTS ARE THE SAME SIZE _ - �OMI °ACRES`TOTAL Comer LO(
Zoning Classification ALL LOTS ARE ZONED VR- BMUD -R3 Present Improvements X do do not conform to zoning regulations
Highest and best use X Present use Other (specify)
Public Other (Describe) OFF SITE IMPROVEMENTS Topo LEVEL
FJec. X Street Access QX Public 7 Private Size TYPICAL FOR THE MARKET
Gas Surface ASPHALT Shape RECT
Water X Maintenance X Public Private View SIDE STREET & PARTIAL CANAL
San. Sewer X X Storm Sewer X Curb/Gutter Drainage ADO
UndergroundElect . sTel. X Sidewalk X StreetLihts isthepropertylocatedinaHUDidentifiedSpecialFloodHazardAreal X.No Yes
Comments (favorable or unfavorable including any apparent adverse easements, encroachments or other adverse conditions): NO ADVERSE CONDITIONS NOTED
THE SUBJECT PROPERTIES ARE REGULAR PROGRAM PANEL NUMBER IS 120067 581G 582G DATED 11 -17 -2005
undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes
jollar adjustment reflecting market reaction to those items of significant between
variation the subject and comparable properties. If a significant item in the comparable
s superior to or more favorable than the sub'ecl property, a minus (- adjustment is made thus reducing the ndicated va ue of subject;'rf a significant item in the
le is inferior to or less favorable than U 'act
e su
ro en a us + ad ustmeni is made thus increasin the indicated value of the subjSUBJECT
PROPERTY
COMPARABLE NO.1
COMPARABLE NO.2
COMPARABLE NO3
LAddrm
MULTIPLE
ADDRESSES
XXXX WOODSIDE AVE
XXXX PINE TREE DR
4551 DOMINION DR
NAPLES FL 34112
NAPLES FL 34112
NAPLES FL 34112
NAto
Subject
WITHIN 2 MILES
WITHIN 2 MILES
WITHIN 2 MILES
e
$ NA
S 25 000
$ 10 OOD
S 21 000
Data Source
$
S 3.59 SF
TX ID 48785160007
$ 1.53 SF
TX ID 48780440007
S 3.45 SF
TX ID 226244440008
Date of Sale and
DESCRIPTION
DESCRIPTION
DESCRIPTION
DESCRIPTION
Time Adjustment
07/2011 11
NA
5/2011
412010
2,00
Location
EAST NAPLES
EAST NAPLES
EAST NAPLES I
NAPLES
Sile(View
O,149ACRES TOTAL
0.16 / RES
+3,50
0.15 /RES +3,500
RES
+3,50
ZONING
MH- BMUD -R3
RMF -6- BMUD -R1
RMF -6- BMUD -R1
RMF- 6-BMUD -R1
ACCESS
ACCESS
ACCESS
ACCESS
ACCESS
develo able -ciea
DEVELOPABLE-CLR
DEV - NOT CLEARE
+3,00
DEV - NOT CLEARE
+3,00
DEVELOPABLE -CLR
Sales or Financing
CASH
PROPERTY
+5,00
CASH
Concessions
INTERESTS
Net Ad'. Total
-
X Plus IMinusl
S 6,500
X Plus Minus
S 11 500
X Rus Minus S
1 500
Indicated Value
Net =26 %
Net =115 %
°
Net=7 /o
of Su act
Gross =26 °/
$ 31,500
Gross =115%
$ 21,500
Gross =26% S
22,500
Comments on Markel Data COMP##1 IS $31,500 COMP42 IS $21 500 COMP#73 IS 22 500 TAKING INTO CONSIDERATION ALL OF THE ADJUSTED
MARKET DATA AND INCLUDING CURRENT MARKET CONDITIONS THE AVERAGE IS USED BETWEEN ALL OF THE ADJUSTED MARKET
DATA $5.32
SF ROUNDED IS THE INDICATOR
Comments and Conditions of Appraisal: THE AVERAGE IS TAKEN FROM THE MARKET DATA BEING $5.32 SF ROUNDED, THIS SUBJECT PROPERTIES
ARE ALL THE SAME SIZE BEING 4,792 SF +/- THEREFORE SUBJECT TIMES UNIT VALUE IS APPRAISED VALUE.
e
Final Reconciliation: ALL PROPERTIES BEING THE SAME SIZE 4,792 SF X $5.32 SF IS $25,493 SAY $25,500 EACH
ALL OF THE KAREN DR PROPERTIES ARE VALUED THE SAME AND HAVE SIMILAR MARKET INFLUENCES.
• I ESTIMATE THE MARKET VALUE, AS DEFINED, OF SUBJECT PROPERTY AS OF FEB 22, 2012 to be $ -$25 5OO EACH PARCEL
D — Review Appraiser (if applicable)
Y�
Appraiser(s) ❑ Did E] Did Not Physically
ROOSEVELT LEONARD Inspect Property
report Signed FEB 23, 2012 Date Report Signed
# State State Certification # State
kCertification
State Ucense # RD 3287 State FL Or State License # State
Ex. r alion Dale of License or Certification 11130112 Expiration Date of License or Certification
Dy u1CKt -UKMS son - -- - -- - --- Page 7? of
Packet Page -949-
LEGAL DESCRIPTIONS ALL PARCELS ARE TAY EXEMPT
53352240002 � -WertyAddress aR..9stMARVEST -CT
29430240000 P-roperty•Address •325.8:LUNAR:ST
Legal CREWSLOT7
Sec 5A 3
13 Section " '.To SnOshlp `� �' :R n a AOr�: :,M0 2 'Strap-No.',.
76A13
Sub No. 255700 CREWS SUB �';Millage.Area School'' Other Total
'%seCode B6 GOVERNMENT 63 5.527 8.8705 114.3975
29430320001 Property:Address 3252,LUNAWST. - = --
Legal CREWS LOT 9
Sactlon Township Ra'rCige� Acres Map'No:' Strap:No;'
I 5A13 11 25570095A13
le/ 3
Packet Page -950 -.
5/22/2012 Item 14.6.5.
5/22/2012 Item 14.B.5.
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
I Ahlr) ADDDAICAr oCrM °-,- File No. CRA VACANT
Page of
Packet Page -951-
rrwver NA Case No. LAND PROPERTICensus
Tract Map Reference 5A23
operty Address 3252 LUNAR ST 3258 LUNAR ST , 3979 HARVEST CT
k
ty NAPLES County COLLIER State FL Zip Code 34112
egal Description VARIOUS ADDRESSES SEE ADDENDUM AND COMMENTS PAGES,
Sale Price $ NA Date of Sale NA Loan Term NA yrs. Property Rights Appraised X Fee Leasehold 776e Minimis PUD
Actual Real Estate Taxes $TAX EXEMPT (yr) Loan Charges to be by
paid seller $ Other Sales Concessions NONE
• Lender /Client BAYSHORE CRA
Address BAYSHORE DRIVE NAPLES FL 34112
Occupant VACANT LAND Appraiser ROOSEVELT LEONARD Instructions to Appraiser FAIR MARKET VALUE
Location X Urban Suburban Rural
Built Up X Over 75°10 25% to 75%
Good
Av .Fair
Poor
Under 25 %
Growth Rate ❑ Fully Dev. Rapid Steady
Employment Stability
X
X Slow
Property Values Increasing X Stable
Convenience to Employment
X
Declining
Demand /Supply Shortage X In Balance Oversupply
Convenience to Shopping
Convergence to Schools
X
X
Marketing Time Under 3 Mos, 3 -6 Mos. X Over 6 Mos.
Present Land Use 80 °/ 1 Family 10 %24 Family
Adequacy of Public Transportation
X
_ %Apts_% Condo 2 % Commercial
Recreational Facilities
X
3 %Intluslrial % Vacant 5 %
— -- � Ukely(') Taking
Change In Present Land Use X Not Likely
Adequacy of Utilities
X
Place C)
'
Property of Compalib lily
X
From To
Predominate Occupancy �X Owner Tenant
Protection from Delrimental Conditions
X
% Vacant
Single Family Price Range $ 30,000 to $ 100,000 Predominant Value $ 70
Police and Fire Projection
General Appearance of Properties
tx
Single Family Age 5 yrs to 50 yrs. Predominant Age 25 yrs
Appeal to Markel
Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools,
DOWNTOWN SHOPPING. THE GOVT CENTER IS WITHIN 2 MILES
view, noise): CLOSE TO MAJOR ROADS AND
NORTH. THE ENTIRE MARKETAREA
NEWER DEVELOPMENT IS MOVING INTO THE COMMUNITY
IS GOING THROUGH RENOVATIONS
AND
LOCATED ADJACENT
AND TO THE SOUTH.
Dimensions 3 SEPERATE LOTS & 3 DIFF SIZES
= QA4AC & U,-20AC & 0.24-AC Comer Lot
Zoning Massiication ALL LOTS ARE ZONED MH- BMUD -R3
X
Highest and best use X Present use Other (specify) Present Improvements do do not conform to zoning regulations
Public Other (Describe) OFF SITI—E IMPROVEMENTS Topc LEVEL
Elec. X Street Access XJ Public 1:3 Private Size TYPICAL FOR THE MARKET
Gas Surface ASPHALT Shape RECT
Water X Maintenance X Public Prvate View SIDES IREET,WITH= CANAL
=VIEWS
Sen. Sewe X LK Storm
Sewer X Curb/Gutter Drainage ADO
Underground Elect &Tel. X Sidewalk X I Street Lights Is the property located in a HUD Identified Special Flood Hazard Area? MN. Yes
Comments (favorable or unfavorable including any apparent adverse
easements, encroachments or other adverse conditions): NO ADVERSE CONDITIONS NOTED
THE SUBJECT PROPERTIES ARE REGULAR PROGRAM
PANEL NUMBER IS 120067 581G, 582G DATED 11 -17 -2005
)undersigned has redled three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes
dollar adjustment reflecting market reaction to those items of significant between
variation the subject and comparable properties. If a significant item in the comparable
grope ty is superior to or more favorable than the sub1'ect property, a minus (-) adjustment is made thus reducing the indicated value of subject; if a significant item m the
com arable is infector to or less favorable than the sub'ed
o rt a lus + ad ustment is made thus increasin the indicated value of the subject.
SUBJECT PROPERTY1 COMPARABLE NO.1 COMPARABLE NO.2 COMPARABLE N0.3
Address 3 DIFF ADDRESSES 132 JEEPERS DR
3181 LAKEVIEW DR XXXX ORANGE ST
NAPLES FL 34112 NAPLES, FL 34112 NAPLES, FL 34112
Proximit to Sub act ' NAPLES, FL
Sales Price
$ NA
S 100,000
$ 65,000
$ 65 000
Price 1
Data Source
$ 14.35 SF
TX ID 53400680005
"$ 9.95 SF
TX ID 48174360007
g 9.33 SF
TX ID 29830480004
Date of Sale and
Time Adjustment
DESCRIPTION
DESCRIPTION
DESCRIPTION
DESCRIPTION
NA
EAST NAPLES
5/2011
EAST NAPLES -SUP
19,50
- Location
312008 -4000
EAST NAPLES -
10/2011
EAST IJAPLES -SUP 19,50
SiteNiew
ZONING
.14&.20P, .24
MH- BMUD
0.16 /CANAL -25 50
0.15 (CANAL 25 50
0.16 /CANAL
25.50
ACCESS
-R3
ACCESS
VR- BMUD -R3
ACCESS
RSF4- BMUD -R4
RMF s BMUD -R1
develo able -clea
EVELOPABLE -CLRD
DEV - CLEARED
ACCESS
DEV - CLEARED
ACCESS
Sales or Financing
CASH
CASH
Concessions
XNet=-69%
Net Ad'. Total Plus X Minus S -65 500 Plus X Minus S - 45,000 S - 45,000
Indicated Value
Net = -66% Net =69% _ ____ _ of Sub'ecl
G° $S 20 000
Comments on Market Data COMP#1 IS $34,500 OR 4.95 SF COMP #2 IS $20,000 OR
2.87 SF COMP43 IS 20,000 OR 2.87 SF TAKING INTO
CONSIDERATION ALL MARKET DATAAND THE CURRENT MARKET CONDITIONS
THE RANGE FOR THESE UNIQUE PARCELS WfTH CANAL VI
THE RANGE IS 2.87 TO 4.95 SF, DUE TO CURRENT MARKET CONDITIONS
THE ENTIRE RANGE 1S USED
Comments and Conditions of Appraisal: THE BASE UNIT FOR ALL 3 VACANT LOTS IS FIGURED FROM THE UNIT SIZE OF
ILL
HAVE IT'S OWN UNIT VALUE TAKEN FROM THE ABOVE UNIT
RANGE OF S2.87SF TO $4.95SF ....... SEE COM
•
Final Reconciliation: ALL VACANT LAND PROPERTIES HAVING CANAL INFLUNCES WILL USE THE ESTABLISHE05
NVALUE
ALL OF THE HARVEST CT PROPERTIES ARE VALUED THE SAME MILAR MARKET INFLUENCE22,
2012 ":r,
lobe 5
Review Appraiser (if applicable)
Appraisers)
[::] Did Q Did Not Physically
ROOSEVELT LEONARD Inspect Property
Report Signed FEB 23 2012 Date Report Signed
k.d Certification State State Certification # State
)r State License # RD 3287
State FL Or State License # State
xtgragion Date of License or Cert ficalion 11/30/12
Expiration Date of License or Certification
Page of
Packet Page -951-
5/22/2012 Item 14.13.5.
COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT
COMMENT.ADDENDUM
File No. CRA VACANT
Borrower NA
Case No. LAND PROPERTIES
Property Address 3252 LUNAR ST 3258 LUNAR ST 3979 HARVEST CT
City NAPLES County COLLIER State FL Zip Code 34112
Lender /Client BAYSHORE CRA Address BAYSHORE DRIVE NAPLES FL 34112
SCOPE OF THE APPRAISAL ASSIGNMENT:
The client requested that all three vacant lots be considered as one appraisal. This is possible due to the
properties are owned by the same owner -
Included in the report are all three seperate legal's and each address has it's own estimated market value.
This appraisal report is also considered a market study report, due to multiple parcels are contained in
this report. The vacant land parcels will be offered for sale to local developers for residentalsingle
family building.
The same comparables are used for all three parcels because of size, features, and proximity.
The appraisal/market study will contain 3 values, one for each vacant land parcel.
ALL VACANT LAND PROPERTIES HAVING CANAL INFLUNCES WILL USED TO
ESTABLISHED THE UNIT VALUE OF $2.87 SF TO $4.95 SF. Again we have three seperate lots and
each lot will have a different unit value due to it's size and shape. All parcels are zoned the same.
CT IS 0.14AC / 6,098SF X $4.95 IS $30,187 ROUNDED TO BE $30;000`'°-
ST IS 0.20AC / 8,712SF X $3.65 IS $31,798 ROUNED TO BE $3WM-
UNAR ST IS IS 0.24AC / 10,454SF X $3.50 IS $36,589 ROUNDED TO BF,53Cr,600,
F"
Produced by ClickFORMS Software 800 -622 -8727 Page � of
Packet Page -952-
EXHIBIT "D"
FLORIDA STATUTE 163.380
5/22/2012 Item 14.6.5.
163.380 Disposal of property in community redevelopment area. —The disposal of property in a
community redevelopment area which is acquired by eminent domain is subject to the limitations
set forth in s. 73.013.
(1) Any county, municipality, or community redevelopment agency may sell, lease, dispose of,
or otherwise transfer real property or any interest therein acquired by it for community
redevelopment in a community redevelopment area to any private person, or may retain such
property for public use, and may enter into contracts with respect thereto for residential,
recreational, commercial, industrial, educational, or other uses, in accordance with the
community redevelopment plan, subject to such covenants, conditions, and restrictions, including
covenants running with the land, as it deems necessary or desirable to assist in preventing the
development or spread of future slums or blighted areas or to otherwise carry out the purposes of
this part. However, such sale, lease, other transfer, or retention, and any agreement relating
thereto, may be made only after the approval of the community redevelopment plan by the
governing body. The purchasers or lessees and their successors and assigns shall be obligated to
devote such real property only to the uses specified in the community redevelopment plan and
may be obligated to comply with such other requirements as the county, municipality, or
community redevelopment agency may determine to be in the public interest, including the
obligation to begin any improvements on such real property required by the community
redevelopment plan within a reasonable time.
(2) Such real property or interest shall be sold, leased, otherwise transferred, or retained at a
value determined to be in the public interest for uses in accordance with the community
redevelopment plan and in accordance with such reasonable disposal procedures as any county,
municipality, or community redevelopment agency may prescribe. In determining the value of
real property as being in the public interest for uses in accordance with the community
redevelopment plan, the county, municipality, or community redevelopment agency shall take
into account and give consideration to the long -term benefits to be achieved by the county,
municipality, or community redevelopment agency resulting from incurring short-term losses or
costs in the disposal of such real property; the uses provided in such plan; the restrictions upon,
and the covenants, conditions, and obligations assumed by, the purchaser or lessee or by the
county, municipality, or community redevelopment agency retaining the property; and the
objectives of such plan for the prevention of the recurrence of slum or blighted areas. In the
event the value of such real property being disposed of is for less than the fair value, such
disposition shall require the approval of the governing body, which approval may only be given
following a duly noticed public hearing. The county, municipality, or community redevelopment
agency may provide in any instrument of conveyance to a private purchaser or lessee that such
purchaser or lessee is without power to sell, lease, or otherwise transfer the real property without
the prior written consent of the county, municipality, or community redevelopment agency until
the purchaser or lessee has completed the construction of any or all improvements which he or
Packet Page -953-
5/22/2012 Item 14.6.5.
she has obligated himself or herself to construct thereon. Real property acquired by the county,
municipality, or community redevelopment agency which, in accordance with the provisions of
the community redevelopment plan, is to be transferred shall be transferred as rapidly as feasible
in the public interest, consistent with the carrying out of the provisions of the community
redevelopment plan. Any contract for such transfer and the community redevelopment plan, or
such part or parts of such contract or plan as the county, municipality, or community
redevelopment agency may determine, may be recorded in the land records of the clerk of the
circuit court in such manner as to afford actual or constructive notice thereof.
(3)(a) Prior to disposition of any real property or interest therein in a community redevelopment
area, any county, municipality, or community redevelopment agency shall give public notice of
such disposition by publication in a newspaper having a general circulation in the community, at
least 30 days prior to the execution of any contract to sell, lease, or otherwise transfer real
property and, prior to the delivery of any instrument of conveyance with respect thereto under
the provisions of this section, invite proposals from, and make all pertinent information available
to, private redevelopers or any persons interested in undertaking to redevelop or rehabilitate a
community redevelopment area or any part thereof. Such notice shall identify the area or portion
thereof and shall state that proposals must be made by those interested within 30 days after the
date of publication of the notice and that such further information as is available may be obtained
at such office as is designated in the notice. The county, municipality, or community
redevelopment agency shall consider all such redevelopment or rehabilitation proposals and the
financial and legal ability of the persons making such proposals to carry them out; and the
county, municipality, or community redevelopment agency may negotiate with any persons for
proposals for the purchase, lease, or other transfer of any real property acquired by it in the
community redevelopment area. The county, municipality, or community redevelopment agency
may accept such proposal as it deems to be in the public interest and in furtherance of the
purposes of this part. Except in the case of a governing body acting as the agency, as provided in
s. 1.63.357, a notification of intention to accept such proposal must be filed with the governing
body not less than 30 days prior to any such acceptance. Thereafter, the county, municipality, or
community redevelopment agency may execute such contract in accordance with the provisions
of subsection (1) and deliver deeds, leases, and other instruments and take all steps necessary to
effectuate such contract.
(b) Any county, municipality, or community redevelopment agency that, pursuant to the
provisions of this section, has disposed of a real property project with a land area in excess of 20
acres may acquire an expanded area that is immediately adjacent to the original project and less
than 35 percent of the land area of the original project, by purchase as provided in this chapter,
and negotiate a disposition of such expanded area directly with the person who acquired the
original project without complying with the disposition procedures established in paragraph (a),
provided the county, municipality, or community redevelopment agency adopts a resolution
making the following findings:
1. It is in the public interest to expand such real property project to an immediately adjacent
area.
2. The expanded area is less than 35 percent of the land area of the original project.
Packet Page -954-
5/22/2012 Item 14.6.5.
3. The expanded area is entirely within the boundary of the community redevelopment area
(4) Any county, municipality, or community redevelopment agency may temporarily operate
and maintain real property acquired by it in a community redevelopment area for or in
connection with a community redevelopment plan pending the disposition of the property as
authorized in this part, without regard to the provisions of subsection (1), for such uses and
purposes as may be deemed desirable, even though not in conformity with the community
redevelopment plan.
(5) If any conflict exists between the provisions of this section and s. 159.61, the provisions of
this section govern and supersede those of s..159.61.
(6) Notwithstanding any provision of this section, if a community redevelopment area is
established by the governing body for the redevelopment of property located on a closed military
base within the governing body's boundaries, the procedures for disposition of real property
within that community redevelopment area shall be prescribed by the governing body, and
compliance with the other provisions of this section shall not be required prior to the disposal of
real property.
History. —s. 11, ch. 69 -305; s. 9, ch. 77 -391; s. 13, ch. 84 -356; s. 1, ch. 92 -162; s. 906, ch. 95-
147; s. 1, ch. 96 -254; s. 9, ch. 98 -314; s. 12, ch. 2006 -11.
Packet Page -955-
5/22/2012 Item 14.13.5.
TRANSCRIPT OF THE MEETING OF THE
BOARD OF COUNTY COMMISSIONERS
Naples, Florida, March 27, 2012
LET IT BE REMEMBERED, that the Board of County Commissioners, in and for the County of
collier, and also acting as the Board of Zoning Appeals and as the governing board(s) of such
special districts as have been created according to law and having conducted business herein,
met on this date at 9 :00 a.m., in REGULAR SESSION in Building "F" of the Government
Complex, East Naples, Florida, with the following members present:
CHAIRMAN: Fred Coyle, Jim Coletta, Donna Fiala, Georgia Hiller, Tom Henning
ALSO PRESENT: Leo Ochs, County Manager, Jeffrey A. Klatzkow, County Attorney
Crystal Kinzel, Office of the Clerk of Courts, Ian Mitchell, BCC Executive Manager
Mike Sheffield, Business Operations Manager — CMO
Item #14134
SELLING TWENTY -THREE (23) CRA OWNED VACANT LOTS WITHIN THE
BAYSHORE /GATEWAY TRIANGLE MIXED USE DISTRICT OVERLAY IN
ACCORDANCE WITH FLORIDA STATUTE 163.380 AND BRING BACK ANY
OFFERS DEEMED TO MEET THE TERMS OF THE PROPOSAL FOR REVIEW AND
APPROVAL - MOTION TO CONTINUE TO ALLOW STAFF TO WORK WITH THE
COUNTY ATTORNEY TO CLARIFY THE RFP PROCESSES — APPROVED
MR. OCHS : Madam Chairman, the next item is 14134. It was previously 16B2 on your agenda.
It is a recommendation that the Collier County Community Redevelopment Agency authorize the
CRA director to take appropriate steps to sell 23 CRA -owned vacant lots within the Bayshore
/Gateway Triangle mixed -use district overlay in accordance with Florida Statute 163. 380 and
bring back any offers deemed to meet the terms of the proposal for review and approval.
This item was moved off the consent agenda at Commissioner Hiller's request.
MS. JOURDAN: Good afternoon. For the record, Jean Jourdan, Project Manager, Bayshore
/Gateway CRA. I'd like to read into the record, at Commissioner Fiala's request -- there was an
addition made to the recommendations. It now reads, recommendation that the Collier County
Community Redevelopment Agency authorize the CRA director to take appropriate steps to sell
23 CRA -owned vacant lots within the Bayshore /Gateway Triangle mixed -use district overlay
in accordance with Florida Statute 163. 380, and here's the additional language: Inclusive of
deed restrictions that limit the type to residential construction -- mobile homes are not permitted
- - -that meet the objectives of the redevelopment plan for prevention and reoccurrence of slum
and blight, and bring back any offers deemed to meet the terms of the proposal for review and
approval. Any questions?
COMMISSIONER HILLER: Yeah. The reason I brought this forward is because I think the
timing for this matter is inappropriate. The -- Mr. Jackson, you know, has tendered his
resignation, and we, right now, are in the process of waiting for the budget division of the county
to develop a proposal to put out to the banks to see what they will do with respect to the loan.
MS. JOURDAN: Correct.
Packet Page -956-
5/22/2012 Item 14.6.5.
COMMISSIONER HILLER: So I think it is untimely for us to be putting these properties on the
market right now in light of the fact that we're in the process of negotiating with the banks and in
light of the change in leadership over at the CRA. I think this needs to be revisited as to when
and how this should be done. I'm not sure that, for example, using a sealed bid to sell these
properties is the right approach. So I think that we should continue this item till after we hear
back from the bank or banks and after we have a better understanding of what is the best way to
dispose of these properties with more consultation with the County Attorney's Office. So I'd like
to make a motion to continue this.
CRA CHAIRMAN FIALA: I'll second that motion. I think you're right about that. One of the
things I was concerned with is if -- you know, we've got David -- and I don't know who else is
working with you, David -- to see about loans and see if this one can be extended. I personally
feel he's going to be successful at doing that, and then maybe we won't be forced to sell now.
Maybe we can wait just a little bit longer to do the job right. So I second your motion.
COMMISSIONER HILLER: Thank you.
CRA CHAIRMAN FIALA: Okay. Any discussion, Commissioners? Yes, Commissioner
Henning.
COMMISSIONER HENNING: These properties are not encumbered by the loan. Is that an
assumption by commissioners?
CRA CHAIRMAN FIALA: Well —
MS. JOURDAN: You're correct.
COMMISSIONER HILLER: I thought they were encumbered.
COMMISSIONER HENNING: They're not encumbered.
MS. JOURDAN: No, they are not.
COMMISSIONER HILLER: Crystal, are they encumbered by the loan?
MS. KINZEL: I don't know.
MR. KLATZKOW: Well, the --
COMMISSIONER HILLER: I thought all the properties were encumbered --
MS. JOURDAN: No.
MR. KLATZKOW: But the proceeds go to pay down the loan.
COMMISSIONER HILLER: Yeah. There's a- due- on -sale clause. I mean, encumbering is not
the right word.
COMMISSIONER HENNING: Okay.
COMMISSIONER HILLER: There's a due -on -sale clause. So are they under the umbrella of
the debt? My understanding is that they are and that basically any proceeds from the sale will go
towards paying down the debt obligation.
COMMISSIONER HENNING: So why are we delaying this again?
COMMISSIONER HILLER: For several reasons.
COMMISSIONER HENNING: Okay.
COMMISSIONER HILLER: Because if the bank is willing to restructure, we don't have to have
a fire sale to get rid of these properties. Essentially what's being proposed right here right now is
a fire sale. The second issue is that they're proposing an auction, and I'm not sure_ auctioning
these properties is the right way to go. And I've been speaking with the county attorney about
Packet Page -957-
5/22/2012 Item 143.5.
that, because there are different ways to see this property. Thirdly, we're, right now, in the
middle of a transition. So if we're going to start selling these properties at a future point, whoever
will be taking over David Jackson's position should be the one working with the county or with
the CRA board, if you will, and staff to develop the best way of disposing of these properties.
MS. JOURDAN: I'm sorry. I would just like to address this. First of all, this isn't the first time
that we put these out. We put them out in an RFP with no responses to them, the first time.
Initially we did, and that was at the height of the market. And that -- and there was actually no
price, set price on it. We were just getting, you know, information back from prospective
builders who actually wanted them for nothing, absolutely nothing, and that was at the height of
the market.
COMMISSIONER HILLER: What is it that people do not like about these properties? What was
the feedback you got?
MS. JOURDAN: It was builders. Builders want -- any time they think something's -- not all
builders, let me not stereotype them. But any time they feel that something's county owned, they
feel like they should get something for nothing. So it's like, oh, we're here to help you. We're
here to help you. But we have individuals coming in. And the way this is being done is really -- I
wouldn't say it's an auction. The real property department does it all the time with surplus
property and we're following their guidelines. In addition, I've worked with the county for 27
years, almost 28, and I've done this throughout my entire career. I've worked with real property.
I've worked as a property appraiser. I've worked as a land -u se planner. So I'm more than
qualified in order to put these through. But I can see your concerns, but I just wanted to put that
on the record.
COMMISSIONER HILLER: Well, the whole CRA is going through a transition, and we have a
lot of pending items, and I think these pending items need to be addressed so that when we make
a decision to dispose of these properties -- because the perception right now will be that these
properties are being, you know, sold as part of a fire sale because of the financial problems that
the CRA is facing. So I would hate to see the property sold for less than their fair value. And if
the banks are willing to work out -- or if one bank or the bank that we currently have the loan
with is willing to work out our obligation to extend the term, then we would be in a position to
put this on the market without the umbrella of a fire sale hanging over this whole process. So it's
just not timely.
MS. JOURDAN: Oh, yeah, I understand. I don't -- myself, personally, I don't see it as a fire sale
because I feel .like, you know, we are taking -- we have done what we were trying to do and
that's, you know, eliminate the crime element in there. I would love to see some single- family
homes go in there. You know, if we want to, you know, keep holding off, that's up to you.
COMMISSIONER HILLER: Well, fortunately, you'll have the opportunity to bring it back.
MS. JOURDAN: Oh, yeah, yeah. Even any type of contract, we don't have to accept any offer
that's given to us.
COMMISSIONER HENNING: That's the thing. You look under the recommendations, they
have to bring back any contract. So if we don't like them, we can reject them. And it's not like
Packet Page -958-
5/22/2012 Item 14.13.5.
we're saying put it on the market, put a price on it, and whatever that price is if that -- if an offer
comes in at full price, we have to sell it under the law. This is just saying -- it's an invitation --
MS. JOURDAN: It's putting -- getting it in motion, going to see what type of interest there is.
COMMISSIONER HILLER: No, I don't -- I don't think so. I'm not sure that that's correct. Is that
correct? I mean, if they're putting it out if they're putting it out and it's a sealed bid and someone,
you know, makes an offer that matches the price, I think we're obligated to sell it.
MR. KLATZKOW: You'd have to make it subject to approval by the CRA board.
MS. JOURDAN: Yeah, which all contracts are subject to CRA board approval. We have no
authorization as staff.
COMMISSIONER HILLER: But the problem is, is even if you make it subject to approval by
the board, if, you know, they are offering exactly what we're asking --
COMMISSIONER HENNING: We're not --
COMMISSIONER HILLER: -- are we saying we're reserving the right to deny it
notwithstanding?
COMMISSIONER HENNING: We're not --
MS. JOURDAN: It would be in the legal advertisement that we can deny. It's in the backup
documentation.
COMMISSIONER HILLER: And I'm not even sure that this is the right way to sell it. I mean, I
was speaking yesterday with the county attorney, and this may not be the optimal means to sell
it. While the county may be selling other properties in this fashion, I'm not sure that this is the
optimal way to achieve what we want to achieve. And, again, before we hear back from the
bank, I would hate to see any property go for less than it's worth. I mean, we're right now you
know, it's a very short time frame. When was Mark Isackson going to present to the bank?
MR. OCHS: Ma'am, the -- he's going to let the RFP out for the bank loan refinancing proposal
March 30th.
MS. JOURDAN: This Friday.
MR. OCHS: I think that's this Friday.
COMMISSIONER HILLER: Okay. So we're so close. I mean, there's no reason that we can't
continue this. It's not going to hurt anything to, you know, delay it a little bit till we get the
feedback.
MR. OCHS: No. Just so you know, we probably won't — we told the board, when Mark reported
out on behalf of the finance committee, that he would be back to this board with results from that
solicitation --
COMMISSIONER HILLER: Within three months.
MR. OCHS: And, in fact, I believe the finance committee made three recommendations: Number
one, go out and try to refinance the loan; number two, put a moratorium, if you will, on
discretionary expenditures for the next 90 days; and the third item, as I recalled, was just to begin
to go out and solicit in the marketplace for these vacant properties to see if we could raise some
cash. And then the commitment was we would be back in front of this board by the end of May,
no later than the first of June, with the results of this.
COMMISSIONER HILLER: And I think the idea to sell the properties is a good one, but not
before we know whether or not the banks will refinance. Because, again, you know, it does put a
cloud over the sale of these properties --
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5/22/2012 Item 14.B.5.
MR. OCHS: I understand.
COMMISSIONER HILLER: -- and there is -- and we certainly don't want to be in that position.
MS. JOURDAN: Commissioner, I understand your concerns. Could -- what I'd like to do is
maybe get a recommendation so I can move forward working with the legal department in doing
the language for the deeds, the restrictions; I want to check into with housing as far as --
COMMISSIONER HILLER: Sure.
MS. JOURDAN: -- what the income levels --
COMMISSIONER HILLER: I think that's a great idea.
MS. JOURDAN: -- all those things, and get that ball rolling.
COMMISSIONER HILLER: And I'll just add that to my motion, that this be continued and that
you work with the County Attorney's Office to develop a -- you know, and the real estate
division to develop a disposition plan so that when we are ready to put this all on the market
once we know where we stand with the bank, that we're able to immediately start liquidating.
MS. JOURDAN: Okay.
COMMISSIONER HILLER: Thank you.
MS. JOURDAN: Thank you.
CRA CHAIRMAN FIALA: That will be included in my second. Commissioner Henning?
COMMISSIONER HENNING: Yeah. I don't have a love for this item; however, I think there' s a
misunderstanding on this item. It's going out for solicitation, bringing it back to the CRA for
proposals. And some of those you might get what you want in the CRA as far as what kind of
structure you want. I mean, you want limitations with -- without having mobile homes. It makes
sense in the Coastal High Hazard Area to have single - family, nonmobile -home type; however,
if you don't put it out in the market, you'll never know. But if you want to delay that, I'm fine.
But I think the whole item is just a misunderstanding of the staff -- CRA' intent.
CRA CHAIRMAN FIALA: But a question.
MS. JOURDAN: Yeah.
CRA CHAIRMAN FIALA: So say, for instance, somebody comes in because they just heard all
of this conversation going on and they've been wanting to take a lot and build a really nice home
there, but then they realize there are just mobile home lots, so they would want to combine two,
buy 'them together to build a really nice home that would really qualify as upgrading that
community. You would still be able to accept that, right?
MS. JOURDAN: No, I can't accept that until it's actually legally advertised. That -- yeah, I can't
accept any type of offers like that where someone can come in and ask. That's why -- we've had
so much interest from individuals, you know, oh, I'd love to build my home here, but we're like,
we're sorry, you know; we have to go through the process, and we have to put it out, you know,
in a legal advertisement. We have to get board approval. So, you know, we can't do any
negotiations whatsoever.
CRA CHAIRMAN FIALA: You mean any sale that comes in, you can't take them?
MS. JOURDAN: No.
CRA CHAIRMAN FIALA: It has to go out for bid?
MS. JOURDAN: It has to be legally advertised.
CRA CHAIRMAN FIALA: So that the lowest bidder could get it, and what you're trying to do is
avoid --
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5/22/2012 Item 14.6.5.
MS. JOURDAN: Doesn't necessarily have to be bid. We can put on there the stipulations and set
a minimum price. You set a minimum price, and then they bid. Then it causes, kind of, more like
a bidding war, so they're like, okay, this lot's for sale. Minimum price is 30,000. I want this. It's
still bid. Someone's going to bid 30 40, the highest'one, then that's who you negotiate with. Then
if you can't come to terms, you don't go any further.
CRA CHAIRMAN FIALA: I see. Okay. We'll talk again after this meeting.
MS. JOURDAN: Okay.
CRA CHAIRMAN FIALA: Okay. We have a motion on the floor and a second. It was an
amended motion, and the second took that amendment as well. All in favor, signify by saying
aye.
COMMISSIONER HILLER: Aye.
CRA CHAIRMAN FIALA: Aye.
COMMISSIONER COYLE: Aye.
COMMISSIONER COLETTA: Aye.
COMMISSIONER HENNING: Aye.
CRA CHAIRMAN FIALA: Opposed, by like sign. No response.
MS. JOURDAN: Thank you.
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