Agenda 10/12/2010 Item #16A 5
Agenda Item No. 16A5
October 12, 2010
Page 1 of 21
EXECUTIVE SUMMARY
Recommendation to find Waterways Joint Ventures V (Developer) in default of the
Developer Contribution Agreement (DCA) between Collier County (County) and the
Developer to construct the Tree Farm, Woodcrest and Massey alternative roadway project
(Project) approved as a companion item to Summit Lakes RPUD.
OBJECTIVE: To have the Board of County Commissioners (BCC) find the Developer in
default based upon non-performance.
CONSIDERATIONS:
. The DCA was approved by the Board on December] 2, 2006, as a companion item to
Summit Lakes RPUD and recorded at Official Records Book 4]62, Page 28]6 in Collier
County. The Developer was to design, pennit and construct the alternative roadway
project in exchange for impact fee credits in the amount of 5.] million dollars.
. Based upon paragraph 19 of the Agreement, an annual review and audit of performance
has been performed by the County to determine whether or not there has been
demonstrated good faith compliance with the terms of this Agreement.
. Per paragraph two of the DCA, all right-of-way and water management for the Project
has been conveyed to the County at this time except for the Summit Lakes RPUD
portion. The Developer is unable to convey the property to the County because the bank
won't release the property due to lack of payment.
. Per paragraph two of the DCA the Developer has not finished the design plans nor
secured the appropriate permits.
. Due to economic conditions the bank has filed a Mortgage Foreclosure and
corresponding Notice of Lis Pendens upon the Developer's property.
. The County has found that there has been a failure to comply with the terms of this
Agreement, per paragraph 19, and therefore the Agreement may be revoked or
unilaterally modified by the County.
. The Letter of Credit in the amount of $2,550,000 for pre-paid transportation impact fees
has been called and received. These funds have been deposited into the Transportation
Impact Fee Account and the credit will run with the land.
-
FISCAL IMPACT: To date funds in the amount of$71],582 have been expended by Collier
County to acquire right-of-way per paragraph two of the agreement. Funds in the amount of
$2,550,000 have been obtained through collection of the letter of credit and were deposited in
transportation impact fee fund 338, impact fee dislIict six.
Agenda Item No. 16A5
October 12, 2010
Page 2 of 21
GROWTH MANAGEMENT: This Developer's Contribution Agreement was consistent with
the goals and objectives of the Collier County MPO 2030 Long Range Transportation Plan
adopted January 12, 2006, (incorporated into the Collier County Growth Management Plan), and
the Transportation Element of the GMP.
LEGAL CONSIDERATIONS: The Office of the County Attorney has reviewed the Developer
Contribution Agreement, the Clerk's records to verify the Mortgage Foreclosure, and the
associated Letter of Credit in this matter. To date, the Letter of Credit issued by Wachovia Bank
has been called upon and the funds in the amount of $2,550,000 have been received and
deposited into the Impact Fee Trust Fund. Pursuant to County Ordinance 974.205, the collected
impact fees will be held in the Trust Fund and will run with the land. The County Attorney's
office does find a legally sufficient basis to deem the Summit Lakes' Developer's Contribution
Agreement in default. STW
RECOMMENDATION: To have the BCC find Developer in default based upon non-
performance and recognize revenues in the amount of $2,550,000 in transportation impact fee
fund 338.
Prepared by: Nick Casalanguida, Deputy Administrator, Growth Management Division,
Planning & Regulation
Attachments: 1) Developer Contribution Agrcement
~'''-.
Item Number:
Item Summary:
Meeting Date:
Agenda Item No. 16A5
October 12. 2010
Page 3 of 21
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
16A5
Recommendation to find Waterways Joint Ventures V (Developer) in default of the Developer
Contribution Agreement (DCA) between Coilier County (County) and the Developer to
construct the Tree Farm, Woodcrest and Massey alternative roadway project (Project)
approved as a companion item to Summit Lakes RPUD.
10/12120109:00'00 AM
Prepared By
Nick Casalanguida
Transportation Division
Director ~ Transportation Planning
Date
Transportation Planning
9/23120102:20:32 PM
Approved By
NiCk Casalanguida
Transportation Division
Director ~ Transportation Planning
Date
Transportation Planning
9/23/20102:21 PM
Approved By
Lauren Beard
Transportation
Planner
Date
Transportation Planning
9/24/20107:23 AM
Approved By
Paula Fleishman
Community Development &
Environmental Services
Impact Fee Coordinator
Date
Business Management & Budget Office
9/24/201010:01 AM
Approved By
Barbara LaPierre
Transportation Division
Management/Budget Analyst
Date
Transportation Administration
9/24/201010:07 AM
Approved By
Norm E. Feder, Alep
Transportation Division
Administrator. Transportation
Date
Transportation Administration
912712010 1 :38 PM
Approved By
Judy Puig
Community Development &
Environmental Services
Operations Analyst
Date
Community Development &
Environmental Services
9127/20103:13 PM
Approved By
Steven Williams
County Attorney
Assistant County Attorney
Date
County Attorney
9/30/201010:00 AM
Approved By
OMS Coordinator
Date
Agenda Item No. 161'.5
October 12, 2010
Page 4 of 21
County Manager's Office
Office of Management & Budget
9130120101:52 PM
Approved By
Susan Usher
Management!8udget Analyst, Senior
Date
Office of Management &
Budget
Office of Management & Budget
9130120102:36 PM
Approved By
Jeff Klatzkow
County Attorney
Date
10/1/20101:18 PM
Approved By
Leo E. Ochs, Jr.
County Manager
Date
County Managers Office
County Managers Office
1013/201011 :06 AM
Retn:
CLERK TO THE BOARD
IRTEROFFICI 4TH FLOOR
BITS406
3953470 OR: 4162 PG: 281ien~~"09J~~'1~~~.00
RECORDBD in the OllICIAL RECORDS of COLLIIR CDURTY, lL coPfttJe 5 of ~7.00
12/29/2006 at 03:06PM DiIGHT B. BROCK. CLIRK
DEVELOPER CONTRIBUTION AGREEMENT
SUMMIT LAKES
THIS DEVELOPER CONTRIBUTION AGREEMENT (hereinafter referred to as the
"Agreement") is made and entered into this ~ of\:::e:..."".\c,~, 2006, by and between
WATERWAYS JOINT VENTURES V (hereinafter referred to as the "Developer''), with an
address at 14627 Collier Boulevard, Naples, Florida 34120, and COLLIER COUNTY,
FLORIDA, a political subdivision of the State of Florida (hereinafter referred to as "County").
All capitalized terms not defined herein shall have the same meaning as set forth in the Collier
County Consolidated Impact Fee Ordinance, Ordinance No. 2001-13, as amended.
R E C I TAL S:
WHEREAS, Developer is the owner of approximately 138.3 acres of land in
unincorporated Collier County, Florida, located on the south side of ImmokaIee Road (CR-846),
approximately one half mile east of the intersection of Collier Boulevard (CR-95I) and
Immokalee Road, and is adjacent to \yo~~sf(~,on which 968 multi-family residential
units will be constructed (hereinafl9"'fd~~~ali~fY~J;?)v((~opm.ent"). The Development will
be constructed on Tracts R, ansl~as depicted on tht(~lt Lakes RPUD Master Plan,
approved by the Collier Count)' Bo,ard of County Commissi~nei-s on December 12,2006. The
RPUD Master Plan depicting the Devlllopmelrtis-attached as ExhiBit A; and
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WHEREAS, Developer . \\fillmg to eite, 1\110 t .s~greement, whIch grants Developer
vested concurrency rights \0. ,~e iDevel6ptbertt ~x a~ge);fQ~ the Developer designing,
permitting, and constructing'.~~~ 'urb1{r('c6th:q,or ro\rcFcsitlnecting Immokalee Road with
Collier Boulev:rrd and V andei~i~~each Road througJ!4.,corinec~olJ!to Massey Street for the sum
of$5,100,000 In Road Impact Fee~cr~dlt5; and ",'{.j /....,/
. /... " . .' \.... !
WHEREAS, the County isl,wiJ.ling to enter into th:l~Agr~ement in order to accelerate the
building of this connector road at a cb50\YfiiClrtl1~;c6urttyhelieve5 is less than that which the
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County could procure; and ~_...:_...:~
WHEREAS, the Transportation Administrator has recommended to the Board of County
Commissioners that the conveyance set forth in this Agreement (hereinafter referred to as the
"Proposed Plan") is in conformity with contemplated improvements and additions to the
County's transportation network; and
WHEREAS, after reasoned consideration by the Board of Commissioners, the Board
finds and reaffirms that:
a. The subject Proposed Plan is in conformity with the contemplated improvements
and additions to the County's transportation system;
b. Such Proposed Plan, viewed in conjunction with other existing or proposed plans,
including those from other developers, will not adversely impact the cash flow or
liquidity of the County's road impact fee trust accounts in such a way as to
~
Agenda Item No. 16A5
OR: 41~t'lt~~~nm
frustrate or interfere with other planned or ongoing growth-necessitated capital
improvements and additions to the County's transportation system;
c. The Proposed Plan is consistent with both the public interest and with the
eomprehensive plan, including the most recently adopted five-year capital
improvement program for the County's transportation system, the Long Range
Transportation Plan and complies with the requirements of the Collier County
Consolidated Impact Fee Ordinance; and
d. Developer has paid the Two Thousand Five Hundred Dollars ($2,500.00)
application fee for this Agreement.
WIT N E SSE T H:
NOW, THEREFORE, in consideration of Ten Dollars ($10.00) and other good and
valuable consideration exchanged amongst the parties, and in consideration of the covenants
contained herein, the parties agree ~:(~~l~R C~';~\-;;"
I. All of the above. REaT ALS are true 'andjcorrect and are hereby expressly
incorporated herein by referenct{ahYset forth fully below.-'\ \
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2. Developer will de'Si~,p~~i~3lliLcQn~tnu;L.1' twb lane urban collector road
. kn h T F' 'w' r-,,~/ f', ,,-,,,, I~ ,no \ d . ('p. ")
sectIOn own as t e ree arm,; 00"'-;' e~ an i M~se)' Ii, te,lflaove roa way project ' roJect .
The scope of the Project is ~e,l.Jd{ll\ in.Exhibit Bj wl!E tYRical rbll.l! ~ections set forth in Exhibit
C. Developer must commen~e~fie-l'foj'eef:UP'ofi-tfr~ e~ot;(,ill notice from the County to
proceed, which notice shall im,!vide Developer with:Proof that-ill necessary right-of-way has
... ......\ -.:'r'"" I .'.~ /
been acquired and the County pennits have been approVe4.i gr {2) April I, 2008. The Developer
must complete the Project within:f\yd y~ars from comm!:,n~ezitynt, failing which Developer will
pay the County the sum of $ I ,000 fO(~aCjbld,a?,. _th~.f'r,o.ie\;i.tr;; not completed. Should the County
fall to have all necessary nght-of-way acqUIred or, should any of the necessary permIts not be
approved by April I, 2008, then Develope;'sruIln;;; entitled to an adjustment of the Project's
costs consisting of a 1.25% monthly inflation factor until the permits and right-of-way have been
secured. In the case that the right-of-way has been provided and the permits are not approved the
adjustment is contingent that the Developer has been diligently pursuing all necessary permits.
3. Developer shall be solely responsible for all costs associated with the design,
permitting and construction costs for utilities associated with the Project. No impact fees shall
be granted for any of these costs.
4. Developer shall receive, as full compensation for the Project, the sum of
$5,100,000 in Road Impact Fee credits, upon commencement of the Project. A copy of the
Impact Fee Ledger, setting forth the amount of Impact Fee Credits granted pursuant to this
Agreement, is attached as Exhibit D.
5. The credit for Road Impact Fees identified herein shall run with the Development
and shall be reduced by the entire amount of each Road Impact Fee due for each Building Permit
Page 2 of7
~
A';\en~~ item No. 16.A5
OR: d()!ltol'l~'122~O
P~!1e , Ifr"tj
issued thereon until the Development project is either completed or the credits are exhausted or
otherwise no longer available, or have been assigned by operation of or pursuant to an
assignment agreement with County. The foregoing reduction in the Road Impact Fees shall be
calculated based on the amount of the Road Impact Fees in effect at the time the Building Permit
is issued. The credits set forth herein shall be applied solely to Road Impact Fees, and shall not
offset, diminish or reduce any other charges, fees or other Impact Fees for which the Developer,
its successors and assigns are responsible in connection with the development of their lands. It is
expressly understood that the Impact Fee Credits will be utilized in the order in which the
Building Permits are reviewed by the Impact Fee Administration, irrespective of whether
Developer assigns all or part of the Development.
6. Within 90 days from the date this Agreement is approved by the Board,
Developer shall prepay to County one-half (I/2) of the County's estimated Road Impact Fees for
the Development. In lieu of payment, the Developer may choose to provide a Letter of Credit
payable at a local financial institution in a form approved by the County Attorney equal to one-
half (I/2) of the County's estimated Road Impact Fees. Upon payment of these fees or delivery
of the Letter of Credit, Developer 5~'lll-r~v.e.-;-il)CeJ:lificate of Adequate Public Facilities
("Certificate") vesting the Developn(ent~&n~j;L?~Sdwelling units for the purposes of
meeting the County's Transpop3tjP):Concurrency 'req~.7'ih~ts. Final calculat~on of the
remaInIng road and other ImPr:.t ~es due Will be based ori.t~e Impact fee schedule In effect at
the lime of the Issuance of pUlI9Ingdl~;!:!!llt.. Payment of t.pestl, fees vests the development
entitlements for which the Cet1i~!5, apjiliesp.n....a.. ~jnug!l5 basis for three years unless
otherwise relinquished. T1rl5 imtilir5(( (e~in~p1:\ fee;!p'ayrrient is non-refundable after
payment and receipt of the rertific~te./:Upon .co' ~eril~l of the; construction of the Project,
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the letter of credit shall be rel~~e~~ '. \',[, ~ /r::: J
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7. Not later than 9lt---clays prior to the ci'ptra{iori:vrthe three-year period for the
Certificate, the County shall notify Developer via registeci:ij lnail of the remaining balance due
for the estimated transportation imp~' fe~-up_~O-p6ii.eht>t>'ased on level of building permits
already issued. The balance of the irilpa\:!f<ie.s Q.ii~llj)e' calculated at the rate schedule then
currently applicable. The Developer may eleCf10pay the balance of the estimated transportation
impact fees for the entitlements for which the Certificate applies or modify the Certificate to a
lesser entitlement and calculate the balance of the transportation impact fees on the revised
entitlements. The Certificate shall be modified to include only the entitlements for which the
estimated transportation impact fees are paid. Once the balance of the estimated transportation
impact fees is paid, those estimated fees are non-refundable. The Certificate runs continuously
with the land in perpetuity after all estimated transportation impact fees have been paid. As
building permits are drawn down on the entitlements, the estimated transportation impact fees
already paid shall be debited at the rate of the impact fees in effect at the time of utilization. If
the estimated transportation impact fee account becomes depleted, the Developer shall pay the
currently applicable transportation impact fee for each building permit in full prior to its
issuance. In the event that upon build-out of the Development estimated transportation impact
fees are still unspent, the remaining balance of such estimated fees may, at Developer's election
(I) be transferred to another approved project within the same, or adjacent transportation impact
fee district, provided any vested entitlements associated with the unspent and transferred
Page 3 of7
A
Agenda Item No. 16A5
OR: 4161t1t~~~8~
transportation impact fees are relinquished and the Certificate IS modified to delete those
entitlements, or (2) be promptly returned to Developer.
8. The Developer, at Developer's sole cost and expense to pennit and contract, may
excavate additional material from the County's roadway drainage pond adjacent to the Sununit
Lakes RPUD.
9. No certificates of occupancy will issue for the Development untiJ June J, 2008.
Thereafter, Developer shall be entitled to no more than 30 Certificates of Occupancy each month
until the Project is compJeted. Should the Project be delayed, or if this Agreement is terminated
by the Developer, the Developer shall be entitled to Certificates of Occupancy for no more than
one half(1/2) of the units approved untiJ the Project is substantially compJeted.
10. The Project shall be submitted for review, pennitting and inspection through the
Collier County Community Development Engineering Services Department and the Collier
County Transportation Right-Of-Way Department. All pennit applications will be filed on
behaJf of the County. Final acceptanc~Jh,aLtite-r:on~ist~~t with the typical County acceptance
process for pubhc roads. // \,\ ~:~i-, Uf, <'.
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I I. This Agreemen}~~\I/~ot be construed"of ~'!I'acterized as a development
agreement under the Flonda Local Goveffifuen.t.Dev.eJopment Agreement Act.
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12. The burdens bf t~$ A:g!,~~~a1"b'e:"'iiicjffi~ uppn, and the benefits of this
A h II' II' d I I I I , I j,..LI t, V/ I h' AU' .
greements a mure to, a ,5ucf\es~ors^l\n \ntfr~5.~ t'f"ie p;m\esq t,I5 greement. pon glv~ng
wntten notice to the County; DeveIOp.ef ma~as5~;a1l or.opm oflhe Road Impact Fee Credits,
utilizing the County's then clliiJ:A\ fonn of assignment"to mcc;e~-"ql owners of all of part of the
Development, or as otherwise:pro~ided for in the Go!Iifr,Cf1U,rity Consolidated Impact Fee
Ordl'nance. .of':., '~../ I... ._
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13. Developer acknowledges th<iMhe faihireofthis Agreement to address any pennit,
condition, tenn or restriction shall not re1Ie-ve'ceiifi~:tiieapplicant or owner, or its successors or
assigns, of the necessity of complying with any law, ordinance, rule or regulation governing said
pennitting requirements, conditions, tenns or restrictions.
14. In the event state or federal laws are enacted after the execution of this
Agreement, which are applicable to and preclude in whole or in part the parties' compliance with
the tenn5 of this Agreement, then in such event this Agreement shall be modified or revoked as
is necessary to comply with such laws, in a manner which best reflects the intent of this
Agreement.
15. Except as otherwise provided herein, this Agreement shall only be amended by
mutual written consent of the parties hereto or by their successors in interest. All notices and
other communications required or pennitted hereunder shall be in writing and shall be sent by
Certified Mail, return receipt requested, or by a nationally recognized overnight delivery service,
and addressed as follows;
Page 4 of7
~
Agenda Item No. 16A5
OR: 4162ctP4~~iS'2Ui
To County:
Waterways Joint Venture V:
Harmon Turner Building
Naples, Florida 34112
Attn: NOI1TIan E. Feder, A.I.C.P.
Transportation Division Administrator
Phone: (239) 774-8872
Facsimile: (239) 774-9370
Attn: Richard Davenport
14627 Collier Blvd.
Naples, Florida 34120
Phone: (239) 352-6610
Facsimile: (239) 352-1460
Notice shall be deemed to have been given on the next successive business day to the date of
the courier waybill if sent by nationally recognized overnight delivery service.
16. Developer shall execute this Agreement prior to it being submitted for approval
by the Board of County Commissioners. This Agreement shall be recorded by the County in the
Official Records of Collier County, Florida, within fourteen (14) days after the County enters
into this Agreement. Developer shall pay all costs of recording this Agreement. The County
shall provide a copy of the recorded dOC\lllll:JIt101li~,,~loper upon request.
//~:\bK CUe]},;:-
17. In the event of a~-disP~((~i~~e~, the parties shall first use the
County's then-current Alternatj<'e''f>i"S'pute ~esolution Pro2e~ur~ Following the conclusion of
this procedure, either party miy fil~ 3nJlctiolrfor~jufl'ctive rel,ief In the Circuit Court of Collier
County to enforce the teI1TIS .bft]{is...Agre.t~ekoo.)'_being\;umulative with any and all
h d. 'J bl Iii I /. r"J / '"'"' "", ,,--,,,,'. r ),n A \
ot er reme les aVaJ a e to t e Part, 'Ies lu\tue en10rcemen,.,0 JtllS, greement.
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18. Any future re\~ilrSemenf'ft-)r"'excesS-J:redrts:mll"l~ome from future receIpts by
the County of Road Impact F~.'However, no reimb~emJnt shall/be paid until such time as all
development, as defined by th~GO~nty Manager or h~destgn~C:;:-,d the location that was subject
\,.,4-- ''\ --;. I, J
to the credit has been completed~ SJich reimbursement shall be made over a period of five (5)
years from the completion of the De~e16PU1ent__-~~~:;/
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19. An annual review and audrtOTperfoI1TIance under this Agreement shall be
perfoI1TIed by the County to deteI1TIine whether or not there has been demonstrated good faith
compliance with the teI1TIS of this Agreement and to report the credit applied toward payment of
road impact fees and the balance of available unused credit. If the Collier County Board of
Commissioners finds, on the basis of substantial competent evidence, that there has been a
failure to comply with the teI1TIS of this Agreement, the Agreement may be revoked or
unilaterally modified by the County.
REMAINDER OF P AGE INTENTIONALLY LEFT BLANK
SIGNATURE PAGE TO FOLLOW
Page 5 of7
~
Agenda Item No, 16A5
OR: 416Z>c~;~ ;~~~
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their
appropriate officials, as of the date first above written.
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Attest:-.:'! ,.,.......').,
DWl~kr..~;~R6eY<.~ qerk
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By: ~','
A Is 1tG;CIlI,'
slOMt",.(t MI.
AS TO DEVELOPER:
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
.~
By:
~~2-~./
FRANK HALAS, ChaiI1TIan
tyClerk
Signed, sealed and
delivered in the presence of:
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SIgnature //\ "\ "I.:j{ (-Richard "Dave ort, Partner
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Signature : i( i . J r I )JI i,/ 'j\. '(.!, i
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STATE OF a,<,/Ic>";>_____-<~"\/
COUNTY OF ('0 IU ""..! f f F ( \<1,>:'
The foregoing instrument was acknowledged before llie this 8,H day ofJ)eC~mbe.r ,2006,
by Richard Davenport, as President of Waterways Development, Inc., as General Partner of
Waterways at Hibiscus, Ltd" which is a Partner of Waterways Joint Venture V, who is
-""" Irn"~ '" m, 0' h~ prod"oo <::: )ideotifi''''""
o~~
Print Name: <Sfa (e~ Lo~
My Commission Expires, Ilno ,; 20 10
Waterways Joint Venture V
./
App pv d I's form
and g I I~l ien"''''
.J.
V
\
latzkow
ssistant County Attorney
. STACEY...
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Mana ing
Page 6 of7
OR: A41i~~~~1i~~
LIST OF EXHffiITS ATTACHED TO AGREEMENT
Exhibit "A" Graphic rendering of Development
Exhibit "B" Scope of Project
Exhibit "C" Typical Road Sections
Exhibit "D" Impact Fee Credit Ledger
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Page 7 of7
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OR: A~~ I~Gt.Jc2m
October 12, 2010
Page 12 of 21
D'lT^INC'~oo
CONSULTING Civil Engineering
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E10W\lolrParkOrMl.su.200
Naples. FDidl341l>>
!'tmI:(239)597..QS7S
FAX:. (239) 597-o57B
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TIT _E:
WATERWAYS JOINT VENTURE V
SUMMIT LAKES
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EXHIBIT D
SUMMIT LAKES DEVELOPER CONTRIBUTION AGREEMENT
ROAD IMPACT FEE CREDIT LEDGER
,
55,100,000,001
Summit ....... RPuD
I Beginning Balancel
DATE PERMIT . CREDIT AMY BALANCE COMMENTS
BllQinnina Balance 55,100,000,00
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