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Backup Documents 01/24/2012 Item #10GORIGINAL DOCUMENTS CHECKLIST & ROUTING SLIP TO ACCOMPANY ALL ORIGINAL DOCUMENTS SENT TO 10G :�My THE BOARD OF COUNTY COMMISSIONERS OFFICE FOR SIGNATURE Print on pink paper. Attach to original document. Original dOCUments should be hand delivered to the Board Office. The completed routing slip and original documents are to be forwarded to the Board 011ice only after the Board has taken action on the item.) ROUTING SLIP Complete routing lines #I through #4 as appropriate for additional signatures, dates, and/or information needed. If the document is already complete with the exception of the Chairman's si ature, draw aline through routing lines #1 throu #4, complete the checklist, and forward to Sue Filson (line #5). Route to Addressee(s) (List in routing order) Office Initials Date 1.Jennifer B. White County Attorney (Initial) Applicable) 2. Ian Mitchell, Sttpervtsbr T e. c;. ,-I i Z Board of County Commissioners Agenda Item Number 7 / [ Z 3. Minutes and Records Clerk of Court's Office ,4�' 7 ® G 4. First Street Plaza Subrecipient Agreement Number of Original 1 5. to the CRA Documents Attached f 6. contracts, agreements, etc. that have been fully executed by all parties except the BCC PRIMARY CONTACT INFORMATION (The primary contact is the holder of the original document pending BCC approval. Normally the primary contact is the person who created/prepared the executive summary. Primary contact information is needed in the event one of the addressees above, including Ian Mitchell, need to contact staff for additional or missing information. All original documents needing the BCC Chairman's signature are to be delivered to the BCC office only after the BCC has acted to approve the item.) Name of Primary Staff Rosa Munoz, Grants Coordinator Phone Number 252 -5713 Contact approPriate. (Initial) Applicable) Agenda Date Item was January 24, 2012 Agenda Item Number KW /Sire 3888 Approved by the BCC signed by the Chairman, with the exception of most letters, must be reviewed and signed ,4�' 7 ® G Type of Document First Street Plaza Subrecipient Agreement Number of Original 1 Attached to the CRA Documents Attached f INSTRUCTIONS & CHECKLIST I: Forms/ County Forms/ BCC Forms / Original Documents Routing Slip WWS Original 9.03.04, Revised 1.26.05, Revised 2.24.05, Revised 9.18.09 Initial the Yes column or mark "N /A" in the Not Applicable column, whichever is Yes N/A (Not approPriate. (Initial) Applicable) 1. Original document has been signed/initialed for legal sufficiency. (All documents to be RM signed by the Chairman, with the exception of most letters, must be reviewed and signed by the Office of the County Attorney. This includes signature pages from ordinances, resolutions, etc. signed by the County Attorney's Office and signature pages from contracts, agreements, etc. that have been fully executed by all parties except the BCC Chairman and Clerk to the Board and possibly State Officials.) 2. All handwritten strike - through and revisions have been initialed by the County Attorney's NA Office and all other parties except the BCC Chairman and the Clerk to the Board 3. The Chairman's signature line date has been entered as the date of BCC approval of the RM document or the final negotiated contract date whichever is applicable. 4. "Sign here" tabs are placed on the appropriate pages indicating where the Chairman's RM signature and initials are required. 5. In most cases (some contracts are an exception), the original document and this routing slip NA should be provided Ian Mitchell in the BCC office within 24 hours of BCC approval. Some documents are time sensitive and require forwarding to Tallahassee within a certain time frame or the BCC's actions are nullified. Be aware of your deadlines! 6. The document was approved by the BCC on January 24, 2012 (enter date) and all RM changes made during the meeting have been incorporated in the attached document. The County Attorney's Office has reviewed the changes, if applicable. I: Forms/ County Forms/ BCC Forms / Original Documents Routing Slip WWS Original 9.03.04, Revised 1.26.05, Revised 2.24.05, Revised 9.18.09 loG �dv-�, `� -3) 4�� � -PJLU4e,� �� - . e- vi, c -� 4-o zIi¢ita -3cc_ 1�- lOG MEMORANDUM Date: February 8, 2012 To: Rosa Munoz, Grants Mgmt. Coordinator Housing, Human & Veteran Services From: Teresa Polaski, Deputy Clerk Minutes & Records Department Re: First Street Plaza Subrecipient Agreement to the CRA Attached please find an original copy of the agreement referenced above, (Item #lOG) approved by the Board of County Commissioners on January 24, 2012. The Minutes & Records Department will hold the second original of the agreement in the Official Records of the Board. If you have any questions, please feel free to contact me at 252 -8411. Thank you. Attachment AGREEMENT BETWEEN COLLIER COUNTY 10G AND COMMUNITY REDEVELOPMENT AGENCY (CRA) IMMOKALEE IMMOKALEE CRA -FIRST STREET PUBLIC FACILITY -FIRST STREET PLAZA Catalog of Federal Domestic Assistance # 14.218 HUD Grant # B- 10 -UC -12 -0016 THIS AGREEMENT is made and entered into by and between Collier County, a political subdivision of the State of Florida, ( "COUNTY "), and the "Collier County Community Redevelopment Agency (CRA) - Immokalee," a public entity created by Collier County pursuant to Chapter 163, Florida Statutes" having its principal office at 1320 N 15th Street, Unit 1, Immokalee, FL 34142, and its Federal Tax Identification number as 59- 6000558 and DUNS #076997790 ( "SUBRECIPIENT "). WHEREAS, the COUNTY has entered into an agreement with the United States Department of Housing and Urban Development (HUD) for a grant for the execution and implementation of a Community Development Block Grant Program in certain areas of Collier County, pursuant to Title I of the Housing and Community Development Act of 1974 (as amended); and WHEREAS, pursuant to the aforesaid agreement, COUNTY is undertaking certain activities to primarily benefit low and moderate income persons and neighborhoods and to alternatively use Community Development Block Grant (CDBG) funds for: slum or blight treatment or for an urgent community need; to improve the quality of life in Collier County by providing infrastructure improvements, public facilities, and other activities which are related to neighborhood/community improvements; to improve the condition of life for persons who require physical access or other services that meet their individual needs; and to provide for long range community improvements by assessing current conditions and planning long range improvement programs as described in the Consolidated Plan submission; and WHEREAS, the Board of County Commissioners of Collier County approved the Collier County Consolidated Plan - One -Year Action Plan for Federal Fiscal Year 2010 -2011 for the CDBG Program with Resolution 2010 -85 on April 27, 2010 - Agenda Item 16D15; and WHEREAS, Resolution 08 -121 was developed following the Collier County Consolidated Plan — Citizen Participation Plan, adopted on January 9, 2001 with Resolution 01 -02; and WHEREAS, HUD has approved the County's Consolidated Plan One -Year Action Plan for Federal Fiscal Year 2010 -2011 for the CDBG Program and the use of the CDBG funds for the activities identified in the Plan; and WHEREAS, the COUNTY and the SUBRECIPIENT desire to provide the activities specified in Exhibit "A" of this Agreement, in accord with the approved Consolidated Plan; and WHEREAS, the COUNTY desires to engage the SUBRECIPIENT to implement such undertakings of the CDBG Program as a valid and worthwhile County purpose. Immokalee CRA- Public Facility First Street Plaza Page 1 of 29 2010 Reprogrammed Funding (C1310 -13) 10G NOW, THEREFORE, in consideration of the mutual promises and covenants herein contained, it is agreed by the Parties as follows: I. DEFINITIONS (A) "COUNTY" means Collier County, and where applicable, it's authorized representative(s). (B) "CDBG" means the Community Development Block Grant Program. (C) "HHVS" means Collier County Department of Housing, Human and Veteran Services. (D) "HHVS's Approval" means the written approval of the Department of Housing, Human and Veteran Services or designee. (E) " SUBRECIPIENT" means Collier County Community Redevelopment Agency (CRA) Immokalee. (F) "HUD" means the U.S. Department of Housing and Urban Development or a person authorized to act on its behalf. (G) "Low and moderate income persons" means the definition set by HUD. (H) "Project" means the work to be performed as set forth in Exhibit "A." II. SCOPE OF SERVICES The SUBRECIPIENT shall, in a satisfactory and proper manner, as determined by HHVS, perform the tasks necessary to conduct the program outlined in Exhibit "A." III. TIME OF PERFORMANCE The effective date of the Agreement between Collier County Community Redevelopment Agency (CRA) - Immokalee and Collier County shall be January 24, 2012. The services of the SUBRECIPIENT shall be undertaken and completed in light of the purposes of this Agreement. All services required hereunder shall be completed by the SUBRECIPIENT prior to January 24, 2013. Any funds not obligated by the expiration date of this Agreement shall automatically revert to the COUNTY as set forth in Section XI. IV. CONSIDERATION AND LIMITATION OF COSTS The SUBRECIPIENT shall be reimbursed by the COUNTY using HUD funding for allowable costs, determined by COUNTY, in an amount not to exceed EIGHT HUNDRED TEN THOUSAND AND 00 /100 DOLLARS (U.S. $810,000) for the services described in Exhibit "A." The amount of ZERO DOLLARS ($0.00) to be retained by Collier County for grant administration. In the event the project costs exceed the stated amount, the SPONSOR shall be responsible for the excess. All improvements specified in Exhibit "A" shall be performed by SUBRECIPIENT employees, or shall be put out to competitive bidding under a procedure acceptable to the COUNTY and Federal requirements. The SUBRECIPIENT shall enter into contract for improvements with the qualified section 3 business concern with the lowest responsive quotation/bid, if it is reasonable and no more than 10 percent higher than the quotation/bid of the lowest responsive quotation/bid from any qualified Immokalee CRA- Public Facility First Street Plaza Page 2 of 29 2010 Reprogrammed Funding (CD 10 -13) IOG source. Contract administration shall be handled by the SUBRECIPIENT and monitored by HHVS, which shall have access to all records and documents related to the project. The County shall reimburse the SUBRECIPIENT for the performance of this Agreement upon completion or partial completion of the work tasks as accepted and approved by HHVS pursuant to the submittal of monthly progress reports. Payments shall be made to the SUBRECIPIENT when requested as work progresses but, not more frequently than once per month. Payment will be made upon receipt of a proper invoice and in compliance with § 218.70, Fla. Stat., otherwise known as the "Local Government Prompt Payment Act." No payment will be made until approved by HHVS. V. NOTICES All notices required to be given under this Agreement shall be sufficient when delivered to HHVS at its office, presently located at 3339 E Tamiami Trail, Suite 211, Naples, Florida 34112, and to the SUBRECIPIENT when delivered to its office at the address listed on page one (1) of this Agreement. VI. GENERAL CONDITIONS A. IMPLEMENTATION OF PROJECT The SUBRECIPIENT shall implement this Agreement in accordance with applicable Federal, State, and County laws, ordinances and codes and with the procedures outlined in HHVS' Policies and Procedures memoranda. Should a project receive additional funding after the commencement of this Agreement, the SUBRECIPIENT shall notify HHVS in writing within thirty (30) days of receiving notification from the funding source and submit a cost allocation plan for approval by HHVS or its designee within forty -five (45) days of said official notification. B. DEBARMENT The SUBRECIPIENT certifies that neither it, nor its principals, is presently debarred, suspended, proposed for debarment, declared ineligible, or voluntarily excluded from participation in this transaction by any Federal Department or agency; and, that the SUBRECIPIENT shall not knowingly enter into any lower tier contract, or other covered transaction, with a person who is similarly debarred or suspended from participating in this covered transaction. C. LOCAL AND FEDERAL RULES REGULATIONS AND LAWS The SUBRECIPIENT agrees to comply with any applicable laws, ordinances, regulations and orders of the State, local and Federal governments, including, but not limited to: 24 CFR 570, as amended - The regulations governing the expenditure of Community Development Block Grant (CDBG) funds. Immokalee CRA- Public Facility First Street Plaza Page 3 of 29 2010 Reprogrammed Funding (CD10 -13) 10G 2. 24 CFR 58 - The regulations prescribing the Environmental Review procedure. 3. Title VI of the 1964 Civil Rights Act, 42 USC § 2000d, et. seq. 4. 24 CFR 107 - The regulations issued pursuant to Executive Order 11063 which prohibits discrimination and promotes equal opportunity in housing. 5. Executive Order 11246 ( "Equal Employment Opportunity "), as amended by Executive Orders 11375 and 12086 - which establishes hiring goals for minorities and women on projects assisted with federal funds. 6. Title VII of the 1968 Civil Rights Act as amended by the Equal Employment Opportunity Act of 1972, 42 USC § 2000e, et. seq. 7. 24 CFR 135 — Regulations outlining requirements of Section 3 of the Housing and Urban Development Act of 1968, as amended. 8. Age Discrimination Act of 1975. 9. Contract Work Hours and Safety Standards Act, 40 USC 327 -332. 10. Section 504 of the Rehabilitation Act of 1973, 29 USC 776(b)(5). 11. Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended. 12. 29 CFR Parts 3 and 5 - Regulations which prescribe the payment of prevailing wages and the use of apprentices and trainees on federally assisted projects as mandated by the Davis -Bacon Act. HUD Form 4010 must be included in all construction contracts funded by CDBG. (See 42 USC 276a and 24 CFR 135.1 l(c)). 13. Executive Order 11914 - Prohibits discrimination with respect to the handicapped in federally assisted projects. 14. Executive Order 11625 and U.S. Department of Housing and Urban Development Circular Letter 79 -45 - which prescribes goal percentages for participation of minority businesses in Community Development Block Grant Contracts. 15. Public Law 100 -430 - the Fair Housing Amendments Act of 1988. 16. OMB Circular A -133 - concerning annual audits. 17. OMB Circular A -122 - which identifies cost principles. 18. 24 CFR 84 - Uniform Administrative Requirements for Grants and Agreements with Institutions of Higher Education, Hospitals and Other Non - Profit Organizations. Immokalee CRA- Public Facility First Street Plaza Page 4 of 29 2010 Reprogrammed Funding (CD 10 -13) 10 19. 24 CFR 85- Uniform Administrative Requirements for Grants and Agreements to State and Local Governments. 20. Immigration Reform and Control Act of 1986 as located at 8 USC 1324, et seq. and regulations relating thereto. Failure by the SUBRECIPIENT to comply with the laws referenced herein shall constitute a breach of this agreement, and the County shall have the discretion to unilaterally terminate this agreement immediately. 21. Chapter 112, Florida Statutes. 22. Prohibition Of Gifts To County Employees - No organization or individual shall offer or give, either directly or indirectly, any favor, gift, loan, fee, service or other item of value to any County employee, as set forth in Chapter 112, Part III, Florida Statutes, Collier County Ethics Ordinance No. 2004 -05, as amended, and County Administrative Procedure 5311. 23. Order of Precedence - In the event of any conflict between or among the terms of any of the Contract Documents, the terms of the Agreement shall take precedence over the terms of all other Contract Documents, except the terms of any Supplemental Conditions shall take precedence over the Agreement. To the extent any conflict in the terms of the Contract Documents cannot be resolved by application of the Supplemental Conditions, if any, or the Agreement, the conflict shall be resolved by imposing the more strict or costly obligation under the Contract Documents upon the Contractor at Owner's discretion. 24. Venue - Any suit or action brought by either party to this Agreement against the other party relating to or arising out of this Agreement must be brought in the appropriate federal or state courts in Collier County, Florida, which courts have sole and exclusive jurisdiction on all such matters. 25. Dispute Resolution - Prior to the initiation of any action or proceeding permitted by this Agreement to resolve disputes between the parties, the parties shall make a good faith effort to resolve any such disputes by negotiation. The negotiation shall be attended by representatives of SUBRECIPIENT with full decision - making authority and by COUNTY'S staff person who would make the presentation of any settlement reached during negotiations to COUNTY for approval. Failing resolution, and prior to the commencement of depositions in any litigation between the parties arising out of this Agreement, the parties shall attempt to resolve the dispute through Mediation before an agreed -upon Circuit Court Mediator certified by the State of Florida. The mediation shall be attended by representatives of SUBRECIPIENT with full decision - making authority and by COUNTY'S staff person who would make the presentation of any settlement reached at mediation to COUNTY'S board for approval. Should either party fail to submit to mediation as required hereunder, the other party may obtain a court order requiring mediation under § 44.102, Fla. Stat. Immokalee CRA- Public Facility First Street Plaza Page 5 of 29 2010 Reprogrammed Funding (C1310 -13) 1OG 26. Compliance - Compliance with the provisions of Section 3 of the HUD Act of 1968, as amended, and as implemented by the regulations set forth in 24 CFR 135, and all applicable rules and orders issued hereunder prior to the execution of this contract, shall be a condition of the Federal financial assistance provided under this contract and binding upon the Grantee, the Subrecipient and any of the Subrecipient's subrecipients and subcontractors. Failure to fulfill these requirements shall subject the Grantee, the Subrecipient and any of the Subrecipient's subrecipients and subcontractors, their successors and assigns, to those sanctions specified by the Agreement through which Federal assistance is provided. The Subrecipient certifies and agrees that no contractual or other disability exists that would prevent compliance with these requirements. The Subrecipient further agrees to comply with these "Section 3" requirements and to include the following language in all subcontracts executed under this Agreement: "The work to be performed under this Agreement is a project assisted under a program providing direct Federal financial assistance from HUD and is subject to the requirements of Section 3 of the Housing and Urban Development Act of 1968, as amended (12 U.S.C. 1701). Section 3 requires that to the greatest extent feasible opportunities for training and employment be given to low- and very low- income residents of the project area, and that contracts for work in connection with the project be awarded to business concerns that provide economic opportunities for low- and very low- income persons residing in the metropolitan area in which the project is located." The Subrecipient further agrees to ensure that opportunities for training and employment arising in connection with a housing rehabilitation (including reduction and abatement of lead -based paint hazards), housing construction, or other public construction project are given to low- and very low - income persons residing within the metropolitan area in which the CDBG- funded project is located; where feasible, priority should be given to low- and very low - income persons within the service area of the project or the neighborhood in which the project is located, and to low- and very low- income participants in other HUD programs; and award contracts for work undertaken in connection with a housing rehabilitation (including reduction and abatement of lead - based paint hazards), housing construction, or other public construction project to business concerns that provide economic opportunities for low- and very low - income persons residing within the metropolitan area in which the CDBG- funded project is located; where feasible, priority should be given to business concerns that provide economic opportunities to low- and very low- income residents within the service area or the neighborhood in which the project is located, and to low- and very low- income participants in other HUD programs. The Subrecipient certifies and agrees that no contractual or other legal incapacity exists that would prevent compliance with these requirements. a. Notifications The Subrecipient agrees to send to each labor organization or representative of workers with which it has a collective bargaining agreement or other contract or understanding, Immokalee CRA- Public Facility First Street Plaza Page 6 Of 29 2010 Reprogrammed Funding (CDIO -13) IOG if any, a notice advising said labor organization or worker's representative of its commitments under this Section 3 clause and shall post copies of the notice in conspicuous places available to employees and applicants for employment or training. b. Subcontracts The Subrecipient will include this Section 3 clause in every subcontract and will take appropriate action pursuant to the subcontract upon a finding that the subcontractor is in violation of regulations issued by the grantor agency. The Subrecipient will not subcontract with any entity where it has notice or knowledge that the latter has been found in violation of regulations under 24 CFR Part 135 and will not let any subcontract unless the entity has first provided it with a preliminary statement of ability to comply with the requirements of these regulations. D. SUBCONTRACTS Any work or services subcontracted by the SUBRECIPIENT shall be specifically by written contract or agreement, and such subcontracts shall be subject to each provision of this Agreement and applicable County, State, and Federal guidelines and regulations. Prior to execution by the SUBRECIPIENT of any subcontract hereunder, such subcontracts must be submitted by the SUBRECIPIENT to HHVS for its review and approval, which will specifically include a determination of compliance with the terms of the attached Scope of Services set forth in Exhibit "A." This review also includes ensuring that all consultant contracts and fee schedules meet the minimum standards as established by the Collier County Purchasing Department, Florida Statutes and HUD. Reimbursements for such services will be made at SUBRECIPIENT cost. None of the work or services covered by this Agreement, including but not limited to consultant work or services, shall be subcontracted by the SUBRECIPIENT or reimbursed by the COUNTY without written approval of the HHVS or its designee. E. AMENDMENTS This Agreement, and any exhibit or attachment, may be amended only by written agreement executed by the governing boards of both parties, except that County representative(s) may approve adjustments between line item amounts, scope clarifications, or an extension of time and schedule that do not change the project, or exceed the amount funded by the County, as stated herein. Any modifications to this contract shall be in compliance with the County Purchasing Policy and Administrative Procedures in effect at the time such modifications are authorized. F. INDEMNIFICATION To the maximum extent permitted by Florida law, the SUBRECIPIENT shall indemnify and hold harmless Collier County, its officers and employees from any and all liabilities, damages, losses and costs, including, but not limited to, reasonable attorneys' fees and paralegals' fees, to the extent caused by the negligence, recklessness, or intentionally wrongful conduct of the SUBRECIPIENT or anyone employed or utilized by the SUBRECIPIENT in the performance of this Agreement. This lmmokalee CRA- Public Facility First Street Plaza Page 7 of 29 2010 Reprogrammed Funding (CD 10 -13) 10G indemnification obligation shall not be construed to negate, abridge or reduce any other rights or remedies which otherwise may be available to an indemnified party or person described in this paragraph. This section does not pertain to any incident arising from the sole negligence of Collier County. The foregoing indemnification shall not constitute a waiver of sovereign immunity beyond the limits set forth in Section 768.28, Florida Statutes. G. GRANTEE RECOGNITION All facilities purchased or constructed pursuant to this Agreement shall be clearly identified as to funding source. The SUBRECIPIENT will include a reference to the financial support herein provided by HHVS in all publications and publicity. In addition, the SUBRECIPIENT will make a good faith effort to recognize HHVS' support for all activities made possible with funds made available under this Agreement. The SUBRECIPIENT will mount a temporary construction sign for projects funded by HHVS. This design concept is intended to disseminate key information regarding the development team as well as Equal Housing Opportunity to the general public. The construction sign shall comply with applicable County codes. H. TERMINATION In event of termination for any of the reasons identified in sub - sections 1 -3 as follows, all finished or unfinished documents, data studies, surveys, drawings, maps, models, photographs, reports prepared, and capital equipment secured by the SUBRECIPIENT with funds under this Agreement shall be returned to HHVS or the COUNTY. In the event of termination, the SUBRECIPIENT shall not be relieved of liability to the COUNTY for damages sustained by the COUNTY by virtue of any breach of the Contract by the SUBRECIPIENT, and the COUNTY may withhold any payment to the SUBRECIPIENT for set -off purposes until such time as the exact amount of damages due to the COUNTY from the SUBRECIPIENT is determined. 1. TERMINATION FOR CAUSE If through any cause either party shall fail to fulfill in timely and proper manner its obligations under this Agreement, or if either party shall violate any of the covenants, agreements, or stipulations of this Agreement, either party shall thereupon have the right to terminate this Agreement in whole or part by giving written notice of such termination to the other party and specifying therein the effective date of termination. (See 24 CFR 85.43.) 2. TERMINATION FOR CONVENIENCE At any time during the term of this Agreement, either party may, at its option and for any reason, terminate this Agreement upon ten (10) working days written notice to the other party. Upon termination, the COUNTY shall pay the SUBRECIPIENT for services rendered pursuant to this Agreement through and including the date of termination. (See 24 CFR 85.44.) 3. TERMINATION DUE TO CESSATION In the event the grant to the COUNTY under Title I of the Housing and Community Immokalee CRA- Public Facility First Street Plaza Page 8 of 29 2010 Reprogrammed Funding (CD 10 -13) 1UG Development Act of 1974 (as amended) is suspended or terminated, this Agreement shall be suspended or terminated effective on the date that HUD specifies. I. INSURANCE SUBRECIPIENT shall obtain and carry, at all times during its performance under the Contract Documents, insurance of the types and in the amounts described herein and further set forth in Exhibit "B" to this Agreement. J. SUBRECIPIENT LIABILITY OBLIGATION Compliance with the insurance requirements in Exhibit `B" shall not relieve the SUBRECIPIENT of its liability and obligation under this subsection or under any subsection of this contract. The contract is contingent upon receipt of the insurance documents within fifteen (15) calendar days after the Board of County Commissioners' approval. If the Insurance certificate is received within the specified period, but not in the manner prescribed in these requirements, the SUBRECIPIENT shall be verbally notified of the deficiency and shall have an additional five (5) calendar days to submit a corrected Certificate to the County. If the SUBRECIPIENT fails to submit the required insurance documents in the manner prescribed in these requirements within twenty (20) calendar days after the Board of County Commissioners' approval, the SUBRECIPIENT shall be in default of the terms and conditions of the contract. K. INDEPENDENT AGENT AND EMPLOYEES The SUBRECIPIENT agrees that it will be acting as an independent agent and that its employees are not Collier County employees and are not subject to the County provisions of law applicable to County employees relative to employments, hours of work, rates of compensation, leave, unemployment and employee benefits. VII. ADMINISTRATIVE REQUIREMENTS A. FINANCIAL MANAGEMENT The SUBRECIPIENT agrees to comply with 24 CFR Part 85 (Administrative Requirements for Grants and Cooperative Agreements to State, Local and Federally Recognized Indian Tribal Governments) and agrees to adhere to the accounting principles and procedures required therein, utilize adequate internal controls, and maintain necessary source documentation for all costs incurred. B. DOCUMENTATION AND RECORDKEEPING 1. The SUBRECIPIENT shall maintain all records required by CDBG. 2. All reports, plans, surveys, information, documents, maps, and other data procedures developed, prepared, assembled, or completed by the SUBRECIPIENT for the purpose Immokalee CRA- Public Facility First Street Plaza Page 9 of 29 2010 Reprogrammed Funding (CD 10 -13) 10C of this Agreement shall be made available to the COUNTY by the SUBRECIPIENT at any time upon request by the COUNTY or HHVS. Upon completion of all work contemplated under this Agreement copies of all documents and records relating to this Agreement shall be surrendered to HHVS if requested. In any event the SUBRECIPIENT shall keep all documents and records for six (6) years after expiration of this Agreement. 3. The SUBRECIPIENT shall submit reports as required to assist the COUNTY in the preparation of HUD Labor Relations, WBE /MBE, Equal Opportunity Employment, and HUD Section 3 reports, pursuant to 24 CFR 570.502, 507, and 92 (3)(vi). 4. The SUBRECIPIENT shall submit detailed monthly progress reports to HHVS outlining the status of specific activities under the project. Each report must account for the total activity for which the SUBRECIPIENT is paid with CDBG funds, in part or in whole, and which is required in fulfillment of their obligations regarding the Project. The progress reports shall be submitted on the form Exhibit "D," Schedule "D -2." 5. The SUBRECIPIENT shall maintain records showing compliance with the Davis - Bacon Law, including files containing contractor payrolls, employee interviews, Davis - Bacon wage rates, and administrative cross - referencing. SUBRECIPIENT shall maintain records showing contractor compliance with the Contract Work Hours and Work Safety Law. Similarly, the SUBRECIPIENT shall maintain records showing compliance with federal purchasing requirements and with other federal requirements for grant implementation. 6. If indirect costs are charged, the SUBRECIPIENT will develop an indirect cost allocation plan for determining the appropriate SUBRECIPIENT' S share of administrative costs and shall submit such plan to the COUNTY for approval, in a form specified by the COUNTY. 7. Failure to adequately maintain any former CDBG funded project may result in the delay of processing reimbursement requests for ongoing activities or in the forfeiture of future CDBG funds. 8. The SUBRECIPIENT will be responsible for the creation and maintenance of income eligible files on clients served and documentation that all households are eligible under HUD Income Guidelines. 9. The SUBRECIPIENT further agrees that HHVS shall be the final arbiter on the SUBRECIPIENT's compliance with the above. C. REPORTS, AUDITS, AND EVALUATIONS Reimbursement will be contingent on the timely receipt of complete and accurate reports required by this Agreement, and on the resolution of monitoring or audit findings identified pursuant to Immokalee CRA- Public Facility First Street Plaza Page 10 of 29 2010 Reprogrammed Funding (CD 10 -13) this Agreement. 1OG The SUBRECIPIENT agrees that HHVS will carry out periodic monitoring and evaluation activities as determined necessary. The continuation of this Agreement is dependent upon satisfactory evaluations. The SUBRECIPIENT shall, upon the request of HHVS, submit annual audits, information and status reports required by HHVS or HUD to enable HHVS to evaluate said progress and to allow for completion of reports required. The SUBRECIPIENT shall allow HHVS or HUD to monitor the SUBRECIPIENT on site. Such site visits may be scheduled or unscheduled as determined by HHVS or HUD. D. ADDITIONAL HOUSING HUMAN AND VETERAN SERVICES, COUNTY, AND HUD REQUIREMENTS The SUBRECIPIENT agrees to utilize funds available under this Agreement to supplement rather than supplant funds otherwise available for specified activities. E. WRITTEN APPROVALS (1) All subcontracts and agreements proposed to be entered into by the SUBRECIPIENT pursuant to this Agreement; (2) All capital equipment expenditures of $1,000 or more; (3) All out -of -town travel (travel shall be reimbursed in accordance with Chapter 112, Fla. Stat. unless otherwise required by CDBG); (4) All change orders; (5) All requests to utilize uncommitted funds after the expiration of this agreement for programs described in Exhibit "A "; and (6) All rates of pay and pay increases paid out of CDBG funds, whether for merit or cost of living. F. PURCHASING All purchasing for services and goods, including capital equipment, shall be made by purchase order or by a written contract and in conformity with the procedures prescribed by the Federal Management Circulars A -110, A -122, 24 CFR Part 84, and 24 CFR Part 85. G. AUDITS AND INSPECTIONS 1. Non - profit organizations that expend $500,000 or more annually in federal awards shall have a single or program - specific audit conducted for that year in accordance with OMB A -133. Non - profit organizations expending federal awards of $500,000 or more under only one federal program may elect to have a program - specific audit performed in accordance with OMB A -133. 2. Non - profit organizations that expend less than $500,000 annually in federal awards shall be exempt from an audit conducted in accordance with OMB A- 133, although their records must be available for review (e.g., inspections, Immokalee CRA- Public Facility First Street Plaza Page 11 of 29 2010 Reprogrammed Funding (CD 10 -13) 10 h.� evaluations). These agencies are required by HHVS to submit Reduced Scope audits (e.g., financial audit, performance audits). They may choose, instead of a Reduced Scope Audit, to have a program audit conducted for each federal award in accordance with federal laws and regulations governing the program in which they participate. 3. When the requirements of OMB A -133 apply, or when the SUBRECIPIENT elects to comply with OMB A -133, an audit shall be conducted for each fiscal year for which federal awards attributable to this contract have been received by the SUBRECIPIENT. A copy of the audit report must be received by HHVS no later than six months following the end of the SUBRECIPIENT's fiscal year. 4. If an audit is required by Section G of this contract, but the requirements of OMB A -133 do not apply or are not elected, the SUBRECIPIENT may choose to have an audit performed either on the basis of the SUBRECIPIENT's fiscal year or on the basis of the period during which HHVS - federal assistance has been received. In either case, each audit shall cover a time period of not more than twelve months and an audit shall be submitted covering each assisted period until all the assistance received from this contract has been reported. Each audit shall adhere to all other audit standards of OMB A -133, as these may be limited to cover only those services undertaken pursuant to the terms of this contract. A copy of the audit report must be received by HHVS no later than six months following each audit period. 5. The SUBRECIPIENT shall maintain all contract records in accordance with generally accepted accounting principles, procedures, and practices which shall sufficiently and properly reflect all revenues and expenditures of funds provided directly or indirectly by the County pursuant to the terms of this Agreement. 6. The SUBRECIPIENT shall include in all HHVS approved subcontracts each of the recordkeeping and audit requirements detailed in this contract. H. PROGRAM - GENERATED INCOME All income earned by the SUBRECIPIENT from activities financed in whole or in part by funds provided hereunder must be reported to HHVS. Such income would include, but not be limited to, income from service fees, sale of commodities, and rental or usage fees. The SUBRECIPIENT shall report its plan to utilize such income to HHVS, and said plan shall require the written approval of HHVS or its designee. Accounting and disbursement of such income shall comply with OMB Circular A -110 (Uniform Administrative Requirement for Federal Grants) and other applicable regulations incorporated herein by reference. Program Income, as defined by 24 CFR 570.500(a), may be retained by the COUNTY. Program Income shall be utilized to undertake activities specified in Exhibit "A" of this Agreement, and all provisions of this Agreement shall apply to stated activities. Any Program Income received by the SUBRECIPIENT or its sub - contractors shall be returned to the COUNTY unless the Immokalee CRA- Public Facility First Street Plaza Page 12 of 29 2010 Reprogrammed Funding (CD 10 -13) SUBRECIPIENT requests and is authorized by HHVS to utilize uncommitted funds. 10G L GRANT CLOSEOUT PROCEDURES SUBRECIPIENT's obligation to the COUNTY shall not end until all closeout requirements are completed. Activities during this closeout period shall include, but not be limited to: making final payments, disposing of program assets (including the return of all unused materials, equipment, unspent cash advances, program income balances, and receivable accounts to the COUNTY), and determining the custodianship of records. VIII. OTHER PROGRAM REQUIREMENTS A. OPPORTUNITIES FOR RESIDENTS AND CIVIL RIGHTS COMPLIANCE The SUBRECIPIENT agrees that no person shall be excluded from the benefits of, or be subjected to, discrimination under any activity carried out by the performance of this Agreement on the basis of race, color, disability, national origin, religion, age, familial status, or sex. Upon receipt of evidence of such discrimination, the COUNTY shall have the right to terminate this Agreement. To the greatest extent feasible, lower- income residents of the project areas shall be given opportunities for training and employment; and to the greatest feasible extent eligible business concerns located in or owned in substantial part by persons residing in the project areas shall be awarded contracts in connection with the project. The SUBRECIPIENT shall comply with Section 3 of the Housing and Community Development Act of 1968. B. OPPORTUNITIES FOR SMALL AND MINORITY /WOMEN -OWNED BUSINESS ENTERPRISES In the procurement of supplies, equipment, construction, or services, the SUBRECIPIENT shall make a positive effort to utilize small business and minority /women -owned business enterprises of supplies and services, and provide these sources the maximum feasible opportunity to compete for contracts to be performed pursuant to this Agreement. To the maximum extent feasible, these small business and minority /women -owned business enterprises shall be located in or owned by residents of the CDBG areas designated by Collier County in the Annual Consolidated Plan approved by HUD. C. PROGRAM BENEFICIARIES At least fifty -one percent (51 %) of the beneficiaries of a project funded through this Agreement must be low- and moderate- income persons. If the project is located in an entitlement city, as defined by HUD, or serves beneficiaries countywide, more than thirty percent (30 %) of the beneficiaries directly assisted under this Agreement must reside in unincorporated Collier County or in municipalities participating in the County's Urban County Qualification Program. The project shall assist beneficiaries as defined above for the time period designated in Exhibit "A" of this Agreement. Immokalee CRA- Public Facility First Street Plaza Page 13 of 29 2010 Reprogrammed Funding (CD 10 -13) 1OG D. CONFLICT OF INTEREST The SUBRECIPIENT covenants that no person who presently exercises any functions or responsibilities in connection with the Project, has any personal financial interest, direct or indirect, in the target areas or any parcels therein, which would conflict in any manner or degree with the performance of this Agreement and that no person having any conflict of interest shall be employed by or subcontracted by the SUBRECIPIENT. Any possible conflict of interest on the part of the SUBRECIPIENT or its employees shall be disclosed in writing to HHVS provided, however, that this paragraph shall be interpreted in such a manner so as not to unreasonably impede the statutory requirement that maximum opportunity be provided for employment of and participation of low and moderate - income residents of the project target area. E. PUBLIC ENTITY CRIMES As provided in § 287.133, Fla. Stat. by entering into this Agreement or performing any work in furtherance hereof, the SUBRECIPIENT certifies that it, its affiliates, suppliers, subcontractors and consultants who will perform hereunder, have not been placed on the convicted vendor list maintained by the State of Florida Department of Management Services within the 36 months immediately preceding the date hereof. This notice is required by § 287.133 (3)(a), Fla. Stat. F. DRUG -FREE WORKPLACE REQUIREMENTS The SUBRECIPIENT must certify that it will provide drug -free workplaces in accordance with the Drug -Free Workplace Act of 1988 (41 USC 701). G. CERTIFICATION REGARDING LOBBYING The undersigned certifies, to the best of his or her knowledge and belief, that: 1. No Federal appropriated funds have been paid or will be paid, by or on behalf of the undersigned, to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with the awarding of any Federal contract, the making of any Federal grant, the making of any Federal loan, the entering into of any cooperative agreement, and the extension, continuation, renewal, amendment, or modification of any Federal contract, grant, loan, or cooperative agreement. 2. If any funds other than Federal appropriated funds have been paid or will be paid to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with this Federal contract, grant, loan, or cooperative agreement, the undersigned shall complete and submit Standard Form -LLL, "Disclosure Form to Report Lobbying," in accordance with its instructions. Immokalee CRA- Public Facility First Street Plaza Page 14 of 29 2010 Reprogrammed Funding (CD 10 -13) 10G The undersigned shall require that the language of this certification be included in the award documents for all sub - awards at all tiers (including subcontracts, sub - grants, contracts under grants, loans, and cooperative agreements) and that all SUBRECIPIENTS shall certify and disclose accordingly. H. REAL PROPERTY Any real property acquired by the SUBRECIPIENT for the purpose of carrying on the projects stated herein, and approved by the COUNTY in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 and 49 CFR 24.101, shall be subject to the provisions of CDBG including, but not limited to, the provisions on use and disposition of property. Any real property within the SUBRECIPIENT control, which is acquired or improved in whole or part with CDBG funds in excess of $25,000, must adhere to the CDBG Regulations at 24 CFR 570.505. IX. ENVIRONMENTAL CONDITIONS A. AIR AND WATER The SUBRECIPIENT agrees to comply with the following requirements: 1. Clean Air Act, 41 USC 7401, et seq. 2. Federal Water Pollution Control Act, 33 USC 1251, et seq., as amended. B. FLOOD DISASTER PROTECTION In accordance with the requirements of the Flood Disaster Protection Act of 1973 (42 USC 4002), the SUBRECIPIENT shall assure that for activities located in an area identified by FEMA as having special flood hazards, flood insurance under the National Flood Insurance Program is obtained and maintained. If appropriate, a letter of map amendment (LOMA) may be obtained from FEMA, which would satisfy this requirement and /or reduce the cost of said flood insurance. C. LEAD -BASED PAINT The SUBRECIPIENT agrees that any with assistance provided under this contract Prevention Act found at 24 CFR 570.608. D. HISTORIC PRESERVATI construction or rehabilitation of residential structures shall be subject to HUD Lead -Based Paint Poisoning The SUBRECIPIENT agrees to comply with the Historic Preservation requirements set forth in the National Historic Preservation Act of 1966, as amended (16 USC 470) and the procedures set forth in 36 CFR 800, Advisory Council on Historic Preservation Procedures for Protection of Historical Properties. lmmokalee CRA- Public Facility First Street Plaza Page 15 of 29 2010 Reprogrammed Funding (CD 10 -13) IOG X. CONDITIONS FOR RELIGIOUS ORGANIZATIONS CDBG funds may not be used for religious activities or provided to primarily religious organizations. Section 24 CFR 570.2000) specifies the limitations on CDBG funds. XI. REVERSION OF ASSETS Upon expiration of the Agreement, the SUBRECIPIENT shall transfer to the COUNTY any CDBG funds on hand at the time of expiration, any accounts receivable attributable to the use of CDBG funds, and any non - expendable personal property that was purchased with CDBG funds. Any real property under SUBRECIPIENT control will be covered by the regulations 24 CFR 570.503(B)(8). XII. SEVERABILITY Should any provision of the Agreement be determined to be unenforceable or invalid, such a determination shall not affect the validity or enforceability of any other section or part thereof. XIII. COUNTERPARTS OF THE AGREEMENT This Agreement, consisting of twenty -nine (29) enumerated pages, which include the exhibits referenced herein, shall be executed in two (2) counterparts, each of which shall be deemed to be an original, and such counterparts will constitute one and the same instrument. XIV. ENTIRE UNDERSTANDING This Agreement and its provisions merge any prior agreements, if any, between the parties and constitutes the entire understanding. The parties hereby acknowledge that there have been and are no representations, warranties, covenants, or undertakings other than those expressly set forth herein. Signature Page To Follow Immokalee CRA- Public Facility First Street Plaza Page 16 of 29 2010 Reprogrammed Funding (CDIO -13) 10G IN WITNESS WHEREOF, the Subrecipient and the County, have each, res ectively, by an aut rized person or agent, hereunder set their hands and seals on this r day of 201 ?1. ATTEST: D GHTFE.�B CK, CLE a; Tlatur ,11'! Dated: R (ST- AL) First Witness �AA Type /print witness name Second Witness o-C-G" Type /print witness name Immokalee CRA- Public Facility First Street Plaza 2010 Reprogrammed Funding (CD 10 -13) BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA By: c' FRED W. COYLE, CHAIRMA Collier County Community Redevelopment Agency (CRA) Immokalee By: Subrecipient Signature Jim Coletta, Chairman, Collier Count Community Redevelopment Agency..'. Type /print Subrecipient name.agdAitle ATTEST DW T E. 8R K, Ch irk al to Chalmad Approv6'6V4VAif ifdf legal sufficiency: Jennifer B. White Assistant County Attorney Page 17 of 29 lag EXHIBIT "A" SCOPE OF SERVICES COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY (CRA) IMMOKALEE Immokalee CRA- Public Facility A. PROJECT SCOPE: The Immokalee Community Redevelopment Agency (CRA) will use Community Development Block Grant (CDBG) funding in the amount of $810,000.00 for the acquisition of two adjacent parcels of land and subsequent design and building of the First Street Public Plaza in the downtown area of Immokalee, Florida. The design will include two gateways for the central commercial district. One will be located on First and Main Street, and the other on First and Ninth Street. Construction/design -build activities /items /services may include but not be limited to: closing costs, impact fees, design, permitting, pedestrian walkway sidewalk, and roof structure; columns, fencing, bollards, fountain; earthwork to include stormwater, landscaping and installation of utilities (water and electric). The detailed project scope will be contained in the schedule of values awarded the project's construction contract. The project construction contract will include details sufficient to document the number, amount, and costs associated with all activities. The project activities will meet the U.S. Department of Housing and Urban Development's national objective of L/M Income Area Benefit. B. BUDGET Collier County Housing, Human and Veteran Services is providing Eight Hundred and Ten Thousand Dollars ($810,000.00) in CDBG funding for the project scope described above. Line Item Description CDBG Funds Acquisition of two parcels of land /closing costs, and impact fees $ 344,000.00 All Construction/Design -Build Activities as listed in scope $ 466,000.00 TOTAL $ 810,000.00 Any modifications to this contract shall be in compliance with the County Purchasing Policy and Administrative Procedures in effect at the time such modifications are authorized. Immokalee CRA- Public Facility First Street Plaza Page 18 of 29 2010 Reprogrammed Funding (CD 10 -13) IOG C. PROJECT WORK PLAN The following Project Work Plan is in effect for program monitoring requirements only and as such, is not to be used as a payment schedule. Date Start Date End Work Plan 01/24/2012 04/2012 Acquisition of parcels and closing /Impact Fees 01/25/2012 04/2012 Begin Bid Process 01/2012 05/2012 Procure eligible design build contractor(s) & conduct preconstruction conference 01/2012 07/2012 Award Contract 01/2012 07/2012 Obtain permits & contractor(s) orders materials 01/2012 09/2012 Begin associated construction activities 01/2012 12/2012 Complete final inspections and project close out D. PAYMENT SCHEDULE The following table details the project deliverables and payment schedule. Deliverable Payment Schedule Acquisition of two parcels of land Upon invoicing, will reimburse allowable expenses with documentation including but not limited to HUD Settlement Statement(s), appraisal(s), closing documents Design/Construction Activities Upon invoicing, will reimburse up to 90% of allowable expenses using the contractors schedule of values Final 10% ($46,600.00) released upon documentation that all design /construction activities have been completed Immokalee CRA- Public Facility First Street Plaza Page 19 of 29 2010 Reprogrammed Funding (CD 10 -13) 10G EXHIBIT "A -I" CHANGE BY LETTER COLLIER COUNTY GOVERNMENT Collier County Housing, Human and Veteran Services Public Services Division Date Contact Name Name of Firm Address RE: Zero Dollar Contract Change Notification Re: Contract # and Title of Contract Project # Purchase Order # Dear Contact Name: User Name Address NAPLES, FLORIDA Zip code PHONE: (239) Phone # FAX (239) Fax # By copy of this letter, the above referenced contract is being issued a zero dollar ($0.00) change as indicated below: F The above referenced contract time is hereby extended by Number of days calendar days. The new completion date shall be on or before month and date, Year. By extending this contract, the County is not relieving your firm of its obligations to perform work in a timely and satisfactory manner or any consequences resulting from failing to do so. Collier County hereby reserves all legal rights, including, but not limited to, rights to terminate, suspend or elect any other appropriate course(s) of action should circumstances warrant with regard to the referenced contract. F Additional Staffing Categories Professional Position(s) Hourly Rate(s) I— Draw against Allowance (specify allowance item and identify specific items and quantities) r Other: Scope Clarifications as indentified in Schedule B -1, "Clarifications in Scope ", (attached). Sincerely, Your name Title cc: Contract Specialist Name Contract Specialist, Purchasing Department Suzanne Boothby, Clerk's Grants Department Immokalee CRA- Public Facility First Street Plaza Page 20 of 29 2010 Reprogrammed Funding (CD 10 -13) 10G EXHIBIT "B" INSURANCE REQUIREMENTS The SUBRECIPIENT shall furnish to Collier County, c/o Housing, Human and Veteran Services Department, 3339 E. Tamiami Trail, Bldg H Suite 211, Naples, Florida 34112, Certificate(s) of Insurance evidencing insurance coverage that meets the requirements as outlined below: 1. Workers' Compensation as required by Chapter 440, Florida Statutes. 2. Public Liability Insurance on a comprehensive basis in an amount no less than $300,000 per occurrence for combined Bodily Injury and Property Damage. Collier County must be shown as an additional insured with respect to this coverage. 3. Automobile Liability Insurance covering all owned, non -owned and hired vehicles used in connection with this contract in an amount not less than $300,000 per occurrence for combined Bodily Injury and Property Damage. DESIGN STAGE (IF APPLICABLE) In addition to the insurance required in 1 — 3 above, a Certificate of Insurance must be provided as follows: 4. Professional Liability Insurance in the name of the SUBRECIPIENT or the licensed design professional employed by the SUBRECIPIENT in an amount not less than $300,000 per occurrence providing for all sums which the SUBRECIPIENT and /or the design professional shall become legally obligated to pay as damages fro claims arising out of the services performed by the SUBRECIPIENT or any person employed by the SUBRECIPIENT in connection with this contract. This insurance shall be maintained for a period of two (2) years after the certificate of Occupancy is issued. CONSTRUCTION PHASE (IF APPLICABLE) In addition to the insurance required in 1 — 4 above, the SUBRECIPEINT shall provide or cause its Subcontractors to provide original policies indicating the following types of insurance coverage prior to any construction: 5. Completed Value Builder's Risk Insurance on an "All Risk" basis in an amount not less than one hundred (100 %) percent of the insurable value of the building(s) or structure(s). The policy shall be in the name of Collier County and the SUBRECIPIENT. 6. Flood Insurance shall be provided for those properties found to be within a flood hazard zone, in an amount not less than the full replace values of the completed structure(s) or the maximum amount of coverage available through the National Flood Insurance Program (NFIP), whichever is greater. The policy will show Collier County as a Loss Payee A.T.I.M.A. This policy will be provided as such time that he buildings' walls and roof exist. OPERATION /MANAGEMENT PHASE (IF APPLICABLE) Immokalee CRA- Public Facility First Street Plaza Page 21 of 29 2010 Reprogrammed Funding (CD 10 -13) 1OG After the Construction Phase is completed and occupancy begins, the following insurance must be kept in force throughout the duration of the loan and /or Contract: 7. Public Liability coverage in an amount not less than $1,000,000 per occurrence for combined Bodily Injury and Property damage. Collier County must be shown as an additional insured with respect to this coverage. 8. Property Insurance coverage on an "All Risk" basis in an amount not less than one hundred (100 %) of the replacement cost of the property. Collier County must be shown as a Loss payee with respect to this coverage A.T.I.M.A. 9. Flood Insurance coverage for those properties found to be within a flood hazard zone for the full replacement values of the structure(s) or the maximum amount of coverage available through the National Flood Insurance Program (NFIP). The policy must show Collier County as a Loss Payee A.T.I.M.A. Immokalee CRA- Public Facility First Street Plaza Page 22 of 29 2010 Reprogrammed Funding (CD 10 -13) 10G EXHIBIT "C" ADDITIONAL CDBG GRANT REQUIREMENTS Enter additional requirements here, IF NONE EXIST, state "There are no additional grant requirements." There are no additional grant requirements. Immokalee CRA- Public Facility First Street Plaza Page 23 of 29 2010 Reprogrammed Funding (CD 10 -13) IOG EXHIBIT "D" REQUIRED SUBMITTALS D -1 Request for Payment D -la Release and Affidavit Form D -2 CDBG Monthly Progress Report Immokalee CRA- Public Facility First Street Plaza Page 24 of 29 2010 Reprogrammed Funding (CD 10 -13) lOG SCHEDULE "D -1" COLLIER COUNTY HOUSING, HUMAN AND VETERAN SERVICES REQUEST FOR PAYMENT SECTION I: REQUEST FOR PAYMENT Subrecipient Name: Community Redevelopment Agency (CRA) Immokalee Subrecipient Address: 1320 N. 15th Street, Unit 1, Immokalee, FL 34142 Project Name: Immokalee CRA Land Acquisition for future Gateway Entry /Central Plaza Project No: CD10 -13 Payment Request # Dollar Amount Requested: SECTION II: STATUS OF FUNDS 1. Grant Amount Awarded 2. Sum of Past Claims Paid on this Account $ $810,000 3. Total Grant Amount Awarded Less Sum $ Of Past Claims Paid on this Account 4. Amount of Previous Unpaid Requests $ 5. Amount of Today's Request $ 6. Current Grant Balance (Initial Grant Amount Awarded $ Less Sum of all requests) I certify that this request for payment has been drawn in accordance with the terms and conditions of the Agreement between the COUNTY and us, as the SUBRECIPIENT. I also certify that the amount of the Request for Payment is not in excess of current needs. Signature Title Authorizing Grant Coordinator Supervisor, Dept Director Date (approval authority under $14,999) (approval required $15,000 and above) Immokalee CRA- Public Facility First Street Plaza Page 25 of 29 2010 Reprogrammed Funding (CD 10 -13) SCHEDULE "D -la" RELEASE AND AFFIDAVIT FORM 10G The SUBRECIPIENT certifies for itself and its subcontractors, material -men, successors and assigns, that all charges for labor, materials, supplies, lands, licenses and other expenses for which COUNTY might be sued or for which a lien or a demand against any payment bond might be filed, have been satisfied and paid. This Release and Affidavit is given in connection with the SUBRECIPIENT's (monthly /final) Request for Payment. Witness: Print name and title STATE OF COUNTY OF SUBRECIPIENT BY: ITS: DATE: President The foregoing instrument was acknowledged before me this day of , 2009, by , as of A Choose Not - For - Profit, or Corporation or Municipality on behalf of Choose Not - For - Profit, Corporation or Municipality . He /She is personally known to me OR has produced as identification and who did (did not) take an oath. My Commission Expires: (AFFIX OFFICIAL SEAL) Immokalee CRA- Public Facility First Street Plaza 2010 Reprogrammed Funding (CD 10 -13) (Signature) Name: (Legibly Printed) Notary Public, State of: Commission No.: Page 26 of 29 10G SCHEDULE 66D -2" CDBG MONTHLY PROGRESS REPORT Complete form for past month and submit to Housing, Human and Veteran Service's staff by the IOrh of the following month. Status Report for Month of Submittal Date: Project Name Immokalee CRA Public Facility- First Street Plaza Project Number Subrecipient: _ Contact Person Telephone: E -mail: CD10- 13 Activity Number XXX Fax: 1. Activity Status/Milestones (describe any action taken, relating to this project, during the past month): 2. What events /actions are scheduled for the next two months? 3. Describe any affirmative marketing you have implemented regarding this project. Please list and attach any recent media coverage of your organization relating to this project. 4. List any additional data relevant to the outcome measures listed on the application for this project. 5. Identify any potential issues that may cause delay. New contracts executed this month (if applicable): Name of Contractor or Amount of Contractor Race Ethnicity Subcontractor, Address & Phone Contract Federal ID (see definitions (see definitions Immokalee CRA- Public Facility First Street Plaza Page 27 of 29 2010 Reprogrammed Funding (CD 10 -13) 10G Number BOX 2 Number on following page) on following page) Total Number of Extremely Very Low Income Female Head of Households or Low Income Low Income (51 -80 %) Household For projects that serve a particular clientele, please complete the following information by entering the appropriate number in the blank spaces and in the chart below. Complete the below chart for NEW clients served this month. DO NOT DUPLICATE clients served in previous months. You may provide data by either households or persons served. However, if one person received TWO services this counts as TWO SERVICE UNITS: TOTAL BENEFICIARIES This project benefits households or persons. Please circle one category (either "households" or "persons "). Enter the number of beneficiaries in the blank space and in Box 1. " INCOME Of the households or persons assisted, are extremely low - income income (0 -30 %) of the current Median Family Income (MFI). Enter this number in Box "2. " Of the households or persons assisted, are very low- income (31 -50 %) of the current Median Family Income (MFI). Enter this number in Box "3. " Of these households or persons assisted, are low- income (51 -80 %) of the current Median Family Income (MFI). Enter this number in Box "4. " NOTE. The total of Boxes 2,3 and 4 should equal the number in Box]. FEMALE HEAD OF HOUSEHOLD This project assisted Female Head of Households REGARDLESS of income. Enter this number in box "5 " below. BOX 1 BOX 2 BOX 3 BOX 4 BOX 5 Total Number of Extremely Very Low Income Female Head of Households or Low Income Low Income (51 -80 %) Household Persons Assisted (0 -30 %) (31 -50 %) Immokalee CRA- Public Facility First Street Plaza Page 28 of 29 2010 Reprogrammed Funding (CD 10 -13) Subrecipient's must indicate total beneficiaries for Race AND Ethnicity 10 G Definitions of Race: White: A person having origins in any of the original peoples of Europe, the Middle East, or North Africa. Black or African - American: A person having origins in any of the black racial groups of Africa. Asian: A person having origins in any of the original peoples of the Far East, Southeast Asia, or the Indian subcontinent including, for example, Cambodia, China, India, Japan, Korea, Malaysia, Pakistan, the Philippine Islands, Thailand, and Vietnam. American Indian or Alaska Native: A person having origins in any of the original peoples of North and South America (including Central America), and who maintains tribal affiliation or community attachment. Native Hawaiian or Other Pacific Islander: A person having origins in any of the original people of Hawaii, Guam, Samoa, or other Pacific Islands. Definitions of Ethnicity: Hispanic or Latino: A person of Cuban, Mexican, Puerto Rican, South or Central American, or other Spanish culture or origin, regardless of race. Tabulation Table of Race and Ethnicity Beneficiaries Race # Total # His anic White Black or African American Asian American Indian or Alaskan Native Native Hawaiian or Other Pacific Islander American Indian/Alaska Native and White Asian and White Black/African American and White American Indian/Alaskan Native and Black/African American Other Multi- Racial TOTAL: Immokalee CRA- Public Facility First Street Plaza Page 29 of 29 2010 Reprogrammed Funding (C1310 -13) 10G Moved from Item #16D8 (Per Agenda Change Sheet) F. Recommendation to approve an agreement and associated forms with the Florida Department of Economic Opportunity (DEO) to accept funding for the Disaster Recovery Enhancement Funds (DREF) in the amount of $3,335,131.91 and approve a budget amendment to allocate the funding. Approved — 510 Moved from Item #16D10 (Per Agenda Change Sheet) G. Recommendation to approve reprogramming of Community Development Block (CDBG) Grant funds in the amount of $810,000, and approve a Subrecipient Agreement with the Collier County Community Redevelopment Agency (CRA) of Immokalee to purchase two adjacent parcels and construct design -build the First Street Plaza located in the downtown area of Immokalee, Florida. Approved w /Stipulations — 510 Moved from Item #16E3 (Per Agenda Change Sheet) H. Recommendation to approve and ratify two additions to the 2012 Fiscal Year Pay and Classification Plan made from October 1, 2011 through December 31, 2011. Approved — 510 Moved from Item #16A13 (Per Agenda Change Sheet) I. Recommendation to direct the County Manager or his designee to work with the Finance Committee, the County Attorney, and the Clerk's Office to review and possibly establish a potential process which would authorize the solicitation for competitive bid proposals from interested firms willing to both finance and construct production -ready projects. Motion to bring back with findings to the BCC — Approved 5/0 11. COUNTY ATTORNEY'S REPORT 12. OTHER CONSTITUTIONAL OFFICERS 13. AIRPORT AUTHORITY AND /OR COMMUNITY REDEVELOPMENT AGENCY Page 8 January 24, 2012 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 pat ricia MR. OCHS: ** *Commissioner, that takes you to Item 10.G on your agenda, which was previously 16.D.10 on your consent agenda. It's a recommendation to approve reprogramming of community development block grant funds in the amount of $810,000 and approve a sub - recipient agreement with the Collier County Community Redevelopment Agency of Immokalee to purchase two adjacent parcels and construct design /build the First street Plaza located in the downtown area of immokalee, Florida. This item was moved from the consent agenda at Commissioner Hiller's request. And Ms. Grant is available to either present or answer questions. COMMISSIONER HILLER: I'd like Penny to explain what's going on here and how the value is determined, what exactly, you know, this project is, how it will benefit the community and how the price was determined. And just one other quick question. I also would like to know why we didn't use our in -house appraiser to appraise this property and why we went to an outside appraiser. MS. PHILLIPPI: Good morning. Penny Phillippi. I'm the director of the Immokalee Page 1 1 2 10G 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 patricia CRA. There's a couple of things. I guess there was about 20 questions all in one, but I'll try to hit all of them at once. As you know, back in March, as I presented in my annual report, back in March of 2010 we brought to the Board of County Commissioners our public round town design that had been discussed by the community at large and agreed upon as our architectural style and our multi - cultural theme that we were trying to develop between First street and Ninth street. And in order to do that, we wanted to create a plaza at First street and one at Ninth street, kind of a bookend around that downtown commercial district. And the one on First Street basically would be an entryway into town. And this is only the left -hand side of the street. The right -hand side of the street is way too expensive so far. so the way we came about it is we applied for this grant actually in 2009 and we did a contract to purchase contingent upon receipt of grant funds with the owners. well, we didn't get the money in 2009 so the owners weren't really happy with us at that point in time. So when we -- and at that time I believe the land appraised for like $400,000. we used our in -house folks and made our application. Page 2 3 IOG 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 kel patricia when we went back for another appraisal, it was 200,000. The folks were extremely disappointed. we went out for a private appraisal and tried again, and based on impact fees that had been paid historically on three separate structures they were able to bring that appraisal up to $290,000. we asked the owner if they would accept that, and somewhat disheartened they said that they would. And that's how we came upon the appraised price and the sale price. They're one in the same. Does that make sense? COMMISSIONER HILLER: Basically what you're saying is we had an in -house appraisal done and the appraisal came out with 200,000, and then basically when that was not an acceptable price we went out and basically shopped the appraisal to figure out a higher price -- MS. PHILLIPPI: No, no -- COMMISSIONER HILLER: -- a high -- because, I mean, impact fees affecting -- MS. PHILLIPPI: -- we didn't, we didn't shop the appraisal. If you read the appraisal -- COMMISSIONER HILLER: I did. I have it right here -- MS. PHILLIPPI: -- I think it tells all the reasoning that elevated the price -- Page 3 4 10G 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 patricia COMMISSIONER HILLER: I have it here. But, you know, paid impact fees affecting the value of the property, I mean, I just -- MS. PHILLIPPI: It's a credit somehow. It was new to me too. But it resulted in a credit -- COMMISSIONER HILLER: -- I've never heard that before. I would like to have our County Appraiser comment on that. I mean, that's -- I think we need to offer what our County Appraiser valued this property at. That's what it's worth. I mean, if the County Appraiser in his opinion says it's 200,000, that's -- MS. PHILLIPPI: Well, if he looks at it again and disagrees with the private appraiser, which I don't think he will, because they're both licensed by the state and it could have simply been an oversight, you know. But the fact of the matter is if we don't move forward, we won't be able to purchase this parcel. COMMISSIONER HILLER: I think it would -- I think the project is great, I think the idea of moving forward is great. But at the same time we have to pay fair value, and we shouldn't be overpaying for property. So somehow I think that needs to be reconciled. MS. PHILLIPPI: Okay, ma'am, I could probably do that -- Page 4 10 0 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 patricia COMMISSIONER HILLER: I can't I imagine that there are a whole bunch of people, you know, out there knocking on this property owner's door saying we want your property. MS. PHILLIPPI: well, I don't think that's absolutely true. we're at the corner of First and Main in Immokalee as you first come into the town. And we are getting hits after hits from folks trying to purchase parcels. As you know, they just purchased a parcel for 400,000 on Main street and built a brand new Dollar General. so we're getting hits like that constantly. COMMISSIONER HILLER: How long has this property been available for sale? MS. PHILLIPPI: I have no idea. I have no idea. COMMISSIONER HILLER: Okay. Well, I think the project is great. I think improving Main Street is great. I think paying fair market value is what the county ought to do and I would like an explanation for the discrepancy between the County Appraiser's valuation and the outside valuation, and credit for impact fees doesn't seem to make sense to me. MS. PHILLIPPI: How can we facilitate that and still move forward is my question to you. Because if we don't do something, I'm afraid we'll lose the land and we'll be in our same Page 5 10G .1 M 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 pat ricia situation that we've been in. CHAIRMAN COYLE: Let me ask you a question then: when must you -- when would you want to make an offer on the property? what would be your intent? If we approved this today, what would be your intent with respect to making an offer? MS. PHILLIPPI: I would like to make an offer tomorrow. CHAIRMAN COYLE: Tomorrow. Could you make a contingent offer tomorrow based upon a reconciliation of the assessed value? MS. PHILLIPPI: And then of course it would be up to them to accept that, if there was a difference. COMMISSIONER COYLE: Yes. But it seems reasonable to me that any great discrepancy between the estimate of value of property should be resolved to everyone's satisfaction. so if we were to approve this contingent upon providing information to properly reconcile that to the Board of County Commissioners, then -- MS. PHILLIPPI: So would you say I should talk with the County Appraiser and ask him to go over that and see whether he agrees or disagrees, or would you say I should get a second appraisal -- or a third appraisal -- CHAIRMAN COYLE: I'd be concerned about spending the money on a third one, but it Page 6 7 10G 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 pat ricia depends upon the nature of the discrepancy. If it's a discrepancy that can be adequately explained. I mean, I can understand why a payment of impact fees can increase the value of the property, because if you're planning on developing it and the impact fees have already been paid, that's value. MS. PHILLIPPI: Three times. CHAIRMAN COYLE: Yeah. But it would be appropriate to have an explanation of that so that we really know what the issue is. MS. PHILLIPPI: well, and the whole point of this is we can't even make an offer until we have an awarded grant, because we don't have funds to pay for this parcel -- COMMISSIONER HILLER: So we can't even make an offer tomorrow. MS. PHILLIPPI: Unless we have approval contingent upon the reconciliation of the appraisals. CHAIRMAN COYLE: Wait a minute, you said you don't even have a grant to make -- MS. PHILLIPPI: Well, that's what they're trying to do. They're trying to award us a grant right now. CHAIRMAN COYLE: Oh, okay. MS. PHILLIPPI: I'm not asking to -- Page 7 10G r AE pat ricia 3 CHAIRMAN COYLE: And that would happen 4 concurrently with our approval, is that 5 essentially what we're saying? 6 MS. PHILLIPPI: Yes. 7 CHAIRMAN COYLE: So if we were to give 8 approval that is contingent upon you 9 satisfactorily answering the question between 10 the differences in the appraisals, then that 11 would give you time to proceed and the grant 12 could be awarded on the same basis, and then 13 hopefully within a few days or so you could get 14 that issue clarified for us? 15 MS. PHILLIPPI: Yes, sir. 16 CHAIRMAN COYLE: Does that make sense to 17 you? 18 MS. PHILLIPPI: That would work. 19 CHAIRMAN COYLE: Commissioner Coletta, you 20 were next. 21 COMMISSIONER COLETTA: if I can, a 22 question on impact fees to someone that can 23 answer them. 24 MR. OCHS: Go ahead, sir. 25 COMMISSIONER COLETTA: Yeah, impact fees. 1 In other words, the impact fees are paid, they 2 stay with the property when the property's 3 transferred. That payment of the impact fees, 4 we have to pay impact fees when we do this 5 project, don't we? 6 MS. PHILLIPPI: Yes. 7 COMMISSIONER COLETTA: So that money from Page 8 IOG 10 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 patricia the impact fees would be applied to the project; is that correct? MS. PHILLIPPI: I don't know. I don't know the answer to that. COMMISSIONER COLETTA: Well, I know in most cases it is. You pay an impact fee, you either get a refund back if you don't use it, or you apply it towards the project. CHAIRMAN COYLE: The attorney has a -- COMMISSIONER COLETTA: County Attorney? MR. KLATZKOW: If there was an impact fee paid, and I don't know whether or not there was, it depends whether or not the property's going to have more intensity of the use. If the intensity of the use goes up, you pay that differential. If it doesn't go up, you don't pay anything. COMMISSIONER COLETTA: okay, great. But, I mean, going back to the impact fee itself, say the impact fee was what, 90,000? whatever. whatever the number of the impact fee was, that's money that if for some reason if somebody asks for a refund back on it because they weren't going to build, they would get it, wouldn't they? we've done it -- MR. KLATZKOW: Not necessarily. COMMISSIONER COLETTA: I remember we granted them several times. But going back to square one, impact fees Page 9 10G 11 W 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 RIV 16 pat ricia paid, dollars paid that could be applied to whatever we're going to do -- MR. KLATZKOW: The impact fee runs with the land. If you're going to have a greater intense use, you'd have to -- COMMISSIONER COLETTA: Then you have to pay more. MR. KLATZKOW: More -- COMMISSIONER COLETTA: How about if you're going to have a less intense use? MR. KLATZKOW: Then you don't pay more. COMMISSIONER COLETTA: You get a refund. MR. KLATZKOW: Not necessarily, no. CHAIRMAN COYLE: But you don't have to pay the impact fee for your use. MR. KLATZKOW: That's right, because it runs with the land. CHAIRMAN COYLE: Yes. Because the impact fee has already been paid. If there's not a more intensive use, you don't have to pay an impact fee. MR. KLATZKOW: That's right. CHAIRMAN COYLE: So that adds value to your purchase. MR. KLATZKOW: Well, maybe yes, maybe no. But that's the question Commissioner Hiller's raised. CHAIRMAN COYLE: Commissioner Henning -- were you finished, Commissioner Coletta? COMMISSIONER COLETTA: Thank you, I am. Page 10 12 10G 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 pat ricia CHAIRMAN COYLE: Go ahead, Commissioner Henning. COMMISSIONER HENNING: We have a policy that if you have a greater use, there will be no impact fees paid. That's our policy -- MR. KLATZKOW: We have a program. COMMISSIONER HENNING: Pardon me? MR. KLATZKOW: We have a program, yes. COMMISSIONER HENNING: So that's relevant to what we're saying. How old is the appraisal that you have? MS. PHILLIPPI: The current one is brand new. The one the county -- we actually have three. one the county did two years ago and the one the County Appraiser did for us mid - summer, and then another, this most recent one is like two months old, if that. COMMISSIONER HENNING: okay: Yeah, the impact fee, I'm not sure how important that is. Depends on how you're going to develop and when you're going to develop. I think it might be irrelevant to the purchase price. But that's going to come back to us anyways. The purchase, doesn't the CRA board hold all property? COMMISSIONER HILLER: No, we have to approve it, don't we? MR. KLATZKOW: You're approving the grant for this now. Page 11 106 13 pat ricia 21 Penny, is it your plan to come back with a 22 purchase agreement to the Board? 23 MS. PHILLIPPI: (Nodding.) 24 COMMISSIONER HILLER: We have to. We have 25 to see the contract. 1 MR. KLATZKOW: It's coming back, yes. 2 COMMISSIONER HENNING: It shouldn't even 3 be a question. Staff only manages our 4 agreements and contracts. 5 MR. KLATZKOW: I'm agreeing. I'm getting 6 it on the record, it will be coming back. 7 CHAIRMAN COYLE: Commissioner Fiala? 8 COMMISSIONER FIALA: Yes, I just remember 9 in the past anyway when we have appraisals done 10 on something we want to buy, the appraisals 11 come in at a very, very low rate and then they 12 negotiate between them. The appraisal from the 13 owner's appraiser is usually very high, more 14 than the property is valued. And then they 15 negotiate it down to a fair and reasonable 16 amount. 17 And just possibly in this particular case, 18 although we hired both, maybe our own appraiser 19 came in at a lower figure and then expected to 20 have a little negotiation taking place to bring 21 it up to a fair and reasonable amount. I'm 22 just speculating on that of course. But maybe 23 that's the discrepancy. 24 CHAIRMAN COYLE: Is there a motion? 25 COMMISSIONER COLETTA: Motion to approve. Page 12 14 10G 10G patricia 15 1 CHAIRMAN COYLE: Motion to approve by 2 Commissioner Coletta. 3 COMMISSIONER FIALA: Well , I'll second the 4 emotion (sic) because we need to get going on 5 this. 6 CHAIRMAN COYLE: Second by Commissioner 7 Fiala. 8 I have to ask you, is it contingent 9 upon -- motion contingent upon Penny providing 10 us with information which answers the question 11 as to why there's a discrepancy between the two 12 appraisals? 13 COMMISSIONER COLETTA: Yes. And also with 14 the understanding that this is going to come 15 back to us in its final form. 16 CHAIRMAN COYLE: okay. All right. All in 17 favor of the motion, please signify by saying 18 aye. 19 COMMISSIONER HILLER: Aye. 20 COMMISSIONER FIALA: Aye. 21 COMMISSIONER HENNING: Aye. 22 COMMISSIONER COLETTA: Aye. 23 CHAIRMAN COYLE: Aye. 24 Any opposed, by like sign. 25 (No response.) 16 1 CHAIRMAN COYLE: Okay, it passes 2 unanimously. Page 13 10G 4 111 patricia 3 COMMISSIONER FIALA: Good luck on that, 4 Penny. 5 MS. PHILLIPPI: Thank you. 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Page 14 Mitchelllan 1 OG From: WhiteJennifer Sent: Wednesday, February 08, 2012 3:03 PM To: Mitchelllan Subject: FW: First Street Plaza Appraisals Attachments: APPRAISAL 08-09-09.pdf; APPRAISAL 09-20-11.pdf; APPRAISAL 11-03-11.pdf; APPRAISAL 01-25-12.pdf FYI From: PhillippiPenny Sent: Monday, February 06, 2012 7:22 AM To: WhiteJennifer; Jeffrey Randall Cc: McLaughlinMarlene Subject: FW: First Street Plaza Appraisals Good Morning, For informational purposes, this is the email I sent Friday night to the Commissioners in regard to the land purchase at First and Main in Immokalee. Penny From: PhillippiPenny Sent: Friday, February 03, 2012 7:53 PM To: HillerGeorgia; FialaDonna; CoyleFred; ColettaJim; HenningTom Cc: OchsLeo; LeonardRoosevelt Subject: First Street Plaza Appraisals Commissioners, Per your request at the January 24, 2012 meeting, I am here addressing the issue of the differences in the parcel appraisals received for the proposed First Street Plaza at the corner of First and Main Streets in Immokalee. This issue was raised during the awarding of a CDBG grant, not at the request to purchase. Therefore,the due diligence process had not been completed. The first appraisal was garnered on 08/08/09 for a CDBG application,submitted to HHVS on December 31, 2009,to begin implementation of the Public Realm Plan. The appraised amount was$429,500, rendered by the Collier County Appraiser, Roosevelt Leonard. The CRA was not awarded the grant. It came to our attention that the Transportation Department might turn back$810,000 to HHVS and the funds were 2009 funds. In anticipation of the funding possibility,the CRA requested and updated appraisal from Mr. Leonard. The second appraisal was executed 09/20/11 and the appraised amount came in at was$202,120. When we were able to cure the 2009 application,we requested a 3rd appraisal from a local appraiser. Based upon the CDBG federal regulations,an appraisal for acquisition can be no older than 60 days. The third appraisal was conducted by a local appraiser, Mr.John Loukenon and submitted 11/03/11. The amount for that appraisal was$232,2342+ $57,344(Impact Fees) =$290,000. Although not all appraisers factor impact fees, it is a legitimate activity. Mr. Leonard does not consider the value of impact fees in his appraisals as a matter of practice. Note from Amy Patterson: "Impact fees run with the subject property. Therefore, even if a structure is removed, the value of the impact fees remain with the land and will be applied against impact fees due upon redevelopment of the property. For example, if a lot had a 1,500 square foot home on it that was demolished and then the property owner 1 lO decided to build a new home, the only impact fees that would be required to be paid would be for any increase in size. If they same size home was constructed(1,500 sf)no additional impact fees would be required. It works this way for commercial as well. The(impact fee)value of the previous use is applied against the new use. Impact fees due represent only the increased size or intensity of use. If the(new)use de-intensifies, the balance of impact fees remain with the land." None the less, even the appraisal of 11/03/11 was too old to meet CDBG requirements and Mr. Leonard was asked once again to update his appraisal based upon new comps as commercial property had sold since his September appraisal. The fourth appraisal of 01/25/12 came in at $232,700 which was very near the 3rd appraisal amount. Based upon the reconciled appraisals, I asked the owner if she would accept the final appraisal amount of$232,700. She stated she will and we are now ready to move forward with the project. Thank you for your patience and support of this project. Please call if there is any other information I can provide. I have here attached all of the appraisals for your review. Best regards, Penny 239.285.7635 Under Florida Law,e-mail addresses are public records.If you do not want your e-mail address released in response to a public records request,do not send electronic mail to this entity.Instead,contact this office by telephone or in writing. 2 P of �ge 1 G Owner- Mateo Ayala Lots size- 0.58 acres Zoning C -4 MSOSD 106 Immokalee CRA / RPM Ms. McLaughlin Pursuant to your request we have inspected and appraised the subject property, which contains one residential unit. The subject property is located at W Main St in Immokalee Florida. The Subject Property will be further described legally within the following Summary Appraisal Report. The purpose of this investigation and analysis was to provide our opinion of the Market Value of the Fee Simple Estate of the Subject Property as of Aug 8, 2009 based on the subject being valued "as is ". This report has been prepared for our client Immokalee CRA; the intended use was to assist the client in internal decision making. The scope of work performed Is specific to the needs of the Intended user and the intended use. No other use Is Intended, and the scope of work may not be appropriate for other uses. The scope of work performed included a complete analysis of the Subject Property with the sales approach to value. The cost approach is analyzed, but most weight is given to the sales approach to value. Based upon the scope of the assignment, our investigation and analysis of the Information contained within this report, as well as our general knowledge of real estate valuation procedures and market conditions, it is our opinion that the subject property as of Aug 8, 2009 is estimated to valued at $429,500 dollars . ($429,500 DOLLARS) Roosevelt Leonard Certified Real Estate Appraiser 1-OG. SCOPE OF WORK Communication. with the client is required to establish most of the information necessary for problem identification. However, the identification of relevant characteristics is a judgment made by the appraiser and this information is obtained from public records and Realist Services data. This appraisal summary report does not include assumptions, extraordinary assumptions, hypothetical conditions, supplemental standards, jurisdictional exceptions, and other conditions that affect the scope of work. Determining the scope of work Is an ongoing process in an assignment. Certain Information or conditions discovered during the course of an assignment might cause the appraiser to reconsider the scope of work, however In this appraisal assignment, the scope of work process Is stated below. The scope of work will include research, analyses of the subject property neighborhood, market area, and surrounding areas. This Information provides the appraiser with the basis for determining the type and extent of research and analyses to Include in the development of an appraisal. Similar information Is necessary for identification of the problem, determining, the solution or scope of work, and applying the solution such as; ■ client and any other Intended users; ■ ' intended use of the appraiser's opinions and conclusions; ■ type and definition of value or objective; ■ effective date of the appraiser's opinions and conclusions; ■ subject of the assignment and its relevant characteristics; and Interest valued; ■ assignment conditions. (hypothetical conditions, extraordinary assumptions) The problem consists of obtaining market value for the identified subject property. The parcel is being acquired for public use purposes. The property interests valued in this parcel will be fee simple, The scope of the work will include following the Appraisal Summary Report format (b) displayed on a chart located on the preceding page. The opinion(s) of the real estate appraiser will be communicated in Summary Appraisal Report format. The definition of market value, effective date of the appraisal, and relevant conditions will be defined•in this section. of the appraisal. Details Page 1 of 1 Pro ert Record t �' p Y Sketches J Trlm Not €ces 10( a. Current Ownership Parcel No. 181681720003 11 Property Address NO SITE ADDRESS Owner Name AYALA, MATEO =& NORA Addresses 207 WASHINGTON AVE Cttv IMMOKALEE I Statoll FL Zip 34142 -3133 FRED WHIDDENS BLK 4 LOTS 8, 9 AND LOT 23 LESS 20FT R!W Section Township Range 11 Acres 1k Map No. strap No. 4 47 29 0.43 11 711400 4 82E04 Sub No. 711400 WHIDDEN, FRED `rl� hlltllage Area 71i mlllM Use Code 10 VACANT COMMERCIAL 5 13.4606 2009 Preliminary Tax Roll Latest Sales History (Subject to Change) If all Values shown below equal 0 this parcel was created after the Final Tax Roll Land Value $ 61,700.00 Date Book - Page �— Amount (+) Improved Value $ 0.00 03 ! 1990 1616-1700 11 $ 50,200.00 Just Value $61, 0.00 (•) SOW Exempt Value $ 0.00 (n) Assessed Value $ 51,700.00 ( -) Homestead and other Exempt Value $ 0.00 f (») Taxable Value $ 51,700.00 SOH = "Save Our Homes" exempt value due to cap on assessment Increases. The Information is Updated Weekly. http:// www. collierappraiser .com/RecordDetail. asp? Map= No &FolioID= 0000081681720003 8/13/2009 1€ik'i1 Collier County Zoning Map Viewer COLLIER COUNTY ZONING VIEWER Enter Parcel Folio Number: 81681720003 _ _ _ Zoom'fp Parcel Enter Address: Naples I orn to;fiddress.. B F: Address Points ,j l !f� C7 R Coastal Construction " ,f i; fi El r Coastal Construction(.;,: 2 F'-- Major Roads -- <all other values> j NAME i I I ITH AVE N 15TH ST N )1 ISTSTS Ell a Selection Color rage i oil 0 G • O OA7 Mulct Zonin : C .4 -MSOSD Zoning Petitions: http: / /gis.colliergov. net / website /ZoningViewer /defaull.aspx 8/13/2009 Details F i i I i I i 'i I i I I i 1 I i Property Record Sketches Trim Notices Current Ownership Parcel No. 81681960009 Property Address NO SITE ADDRESS rage t of t 10G Owner Name AYALA, MATEO =& NORA Addresses 207 WASHINGTON AVE City IMMOKALEE State FL ZIP] - 3133 Legal FRED WHIDDEN BLK 4 LOT 22 LESS 20FT RW Section Township Range Acres _Map No. Strap No. 4 f 47 28 0.16 J 711400 4 222E04 Sub No. 711400 DEN, FRED VACANT COMMERCIAL I Millage Area 5 Millaae 13.4606 ✓(� Uge Code 10 11 2009 Preliminary Tax Roll (Subject to Change) If all Values shown below equal 0 this parcel was created after the Final Tax Roil Land Value $17,875.00 ( +) Improved Value $ 0.00 (_) Just Value ( -) SOH Exempt Value $17,876.00 $ 0.00 ( -) Assessed Value 517,876.00 - Homestead and other Exempt Value $ 0.00 ( =) Taxable Value $17,876.00 SOH - °Save UUr HOme3" exempt value uuu tv cap vu aasv""L Increases. Latest Sales History Date Book - rage Amount The Information Is Updated Weekly. http:// www. collierappraiser .com/RecordDetail. asp? Map= No &FoliolD= 0000081681960009 8/13/2009 Collier County Zoning Map Viewer COLLIER COUNTY ZONING VIEWER Page If 0 G Enter Parcel Folio Number: 89681960009 zoom lo;Pa�cel::. i Enter Address; Naples -r ;`oom.ao Address +.....,, • .,,.,. ... ...u..... E1 (✓ Address Points ti n V Coastal Construction D r Coastal Construction(.. ; i O F Major Roads 1 --- <all other values> + NAME '. -- 111TH AVE N ) — 15TH ST N 3 — 1 ST ST S t i a Selection Color ' 0 ODY; OA)lJlef Zonin : C- 4 -MSOSD Zo�Petitions. httn: / /L,is.collieraov. net / website /ZoiiinizViewer /default.aspx 6/3/2009 . 10Gjb O O 12 1OG Zmm6kalee=:Neighborhood Pxofjze- (cl,afige.iocatlon} Quick Glance Population: 20,275 .. ........ ...._..._...... _ • .... .._........... • -.. ......................-._.._ Population Growth: . .............. 2. 5%,. . .._........ 2,491 Population Density: Meehan A'ge: 26 years ..._.-. _...... ........ ._.......... __.. _..,.. ......... ......... .... .. _._...._.... Median Income: _._ _......_... - ......... _ .. _ $28,704 100 Cost of Llving Index: ,Weather Today: Fair 88 F /69 F January Avg Temp: S2 °F � July�Avg` Temp .......__ »,...____. »........, ..__.._..... , .._..._.,_.�___.._...__._ �..,., .- -: ... »._.:.. ... T........ 92oF....._. » ..........,.__..._.... _._.._... _._... . ... ....................._.__.._........_. .............. ...... . .......... »... .... ................ ......... ...... »....... _.............. Sunny Days: ...... _...._ .. , 266 ._. . . ._.._._ .... ........... ..Precipitation Days:•.. __. _..._........_._ _... »...,.. __ .._....._;._. .»_._... _._,.......,..........•108._... » , Rainfall (inches): 50 _ _-....._ ; ._......_.._ __.........Q. ��nowf�_!1• =(fncfies)s•, .. _.......__....,_..,.... � ........-_ ....._. Immokalee Demographics 10G too 56.6% 479 52% ff' ..% •„ - a, 43.3% ggl ;fit;' 04" i 1,01 1 0 _ 4t?2 p. l� We Female Married Single Famiries (w /kids j xmmokaiee Jobs and Politics Unemployment Rate: 6.5% _. ........... ._.....__ _........._ . ..... .. ........ _.... _ ............................. R C'eht ]ob Growth: -- ... ........ ........ i -13% Future Job Growth: 30.4% ~D'emocrati;..,.... «...._.........,..�...... _ . ........:..._. -:: :.... ,....:.. 34:1 %'........:._._., Republican: 64.9% .... ........... . ... . .... ... ... ........_.. ........ ..... ........... _.._..,...... dent (others): Independent ... ........ ....._. «... .._ ... ... . .. .90% ` Immol<alee Housing Statistics Median Home Age: 24 years «•r^. «y.. «.,.t« _ ve^ zot;_ .., ......... . .. .,fir..,., ti.. ,..,,4.. ,.. :r� : .. ..q:" - •._... ' M -4q H 1/aT e—. -1.. _S -= '•J:fil�•. ;,: - Tn St -. i'. ;id t:i v. ryt+, • Renter v. Owner e Market Value " IOG ;a Syr i :. Syr i 10yr Immokalee Education Statistics $4,908 School Expenditures: Pupil/Teacher Ratio: ._....:..... •.......... _.: __........ .... .. ... ..... -- • Students/ Librarian: 801 .. Z. :. » ,t _' . ...... ' ........ ..................... 336• ' ._y.. . S'tClc elltS /COunseiO}°: ti; 1.�.sr ,rt.i;•_. =i' : ': HS Graz! 23.7% Some College 1.3% Bachelor's Degree 1.6% 6% Graduate Degree . 0.4% O'G Immokalee Demographics & Household Information Immokalee Dernorlranhi&mokalee Household Information Population Numberof Households 4,715 Male Households: Family 3,636 tFemale Households, Nbn- Farrmlly 1,079 Married Households: With Children 2,839 Single Age 0 -4 2,012 i Separated Age 5 -9 2,019 Widowed Age 10 -14 1,676 - Divorced Age 15`19 2,173 Number of Households Age 20 -24 2,121 Avg Household Size Age 25-34 3,488 Avg Family Size Age 35-44 2,681 Median Age Age 45 -54 1,761 Median Household Income Age 606 Average Household Income Age 60 -64 424 Par Cap €ta lncorne Age 65 -74 525 White Collar Jobs Age 75 -84 226 Blue Collar Jobs Age 85+ 5.1 Employed 7,152 Unemployed 977 Immokalee Income, .Jobs & Education Immokalee Incnma & JohG Immokalee Education $0= 10,000 :'Less than 9th- Gfade 5,351 $10,000 - $14,999 'Some High School 1,951 $15;000 $24;999'.. Hlgh`-SchQa I.Grddudte: °,.:'' ' 1,559 - $25,000 - $34,999 Some College 376 $35,000 - $49,899 Associate'Degree 132. $50,000 - $74,999 Bachelor's Degree 193 $75,000 - $39,999 Graduate Degree 43 $100,000 - $149,999 Percentage High School or Higher 24.0% $150,000 - $199,999 23 10G Over $200,000 ' 16 lmmokafee Residential & Ethnicity Statistics Imniokalee ReSldontial StatistI[Wnokalee Ethnicity Statistics Average Horne Sale Price White. 8,084 Total Housing Units African American 4,331 Owner Occupied Hispanic'or Latino 14,027 Rental Occupied As 79 Rental Vacancy Rata American Indian or Alaska Native I 251 Vacant Housing Units Hawaiian / Pacific Islander .49 Other 8,247 Median Travel Time to-Work minutes Transportation t6 Work: Public 1,250 Traiisportatfon to Work: Drive I 2,637 Carpool• Transportation to Work: Walk ! Bike / 481 Other . Work at Home 86- 10G � ECONOMIC ANALYSIS AREA ANALYSIS An analysis of population, employment, and income trends for Collier County and the State of Florida is performed using data provided by NPA Data Services, a recognized source. White the NPA data is still considered relevant, it is noted that the data presented was compiled by NPA in late 2008 subsequent to the collapse of the sub - prime housing market and well into the ongoing national economic downturn, and the resulting meltdown in the capital credit markets, and the broader national economic downturn. Consequently, we include discussion regarding the subprime mortgage crisis, the-economic downturn, and government sponsored rescue efforts, and the impact of the capital credit markets on real estate values. NATIONAL ECONOMIC DOWNTURN / SUBPRIME MORTGAGE CRISIS The subprime mortgage crisis is an ongoing financial crisis characterized by contracted liquidity in global credit markets and banking systems triggered by the failure of mortgage companies, investment firms and governrent sponsored enterprises 'which invested heavily in subprime mortgages. The crisis, which has roots in the late 1990's, became apprarent in late 2005 through 2006 with the bursting of the United States housing bubble and high default rates on "subprime" and adjustable rate mortgages (ARM)• . Declining lending standards, an increase in loan incentives such as low initial terms, and a long -term trend of rising housing prices had encouraged borrowers to assume difficult mortgages in the belief they would be able to quickly refinance at more favorable terms. However, once interest rates began to rise and housing prices in markets across the nation started to decrease in 2006 to 2007, refinancing became more difficult. Defaults and foreclosure activity increased dramatically as low initial terms expired, home prices failed to increase as *anticipated, and ARM interest rates reset higher. Foreclosures accelerated in the United States in late 2006 and triggered a global financial crisis through 2007 and 2008. During 2007, nearly 1.3 million U.S. housing properties were subject to foreclosure activity, up 79% from 2006. On September 7, 2008, Congress bought out the govenunent- sponsored mortgage giants Fannie Mae and Freddie Mac, placing the pair into separate conservatorships, with the federal government committing $100 billion to each. The government buy -out is expected to eventually have a positive effect on the residential -market by increasing- the availability of residential financing and lowering interest rates. As part • of the Government Sponsored Enterprises (GSE) restructuring plan, the Treasury Department is providing capital and funding support in an effort to boost investor confidence in Fannie. and F'reddie's $5.2 trillion worth of debt and mortgage - backed securities. As a result, interest rates decreased by the largest weekly decrease since May 1980. The current rate on a 30 -year fixed -rate mortgage as of February 12, 2009 is 5.16 %, and a proposal to lower the rate to 4.5% is currently being considered by•the federal government to further alleviate the housing credit crisis. IGG In early October 2008 the U.S. Congress passed a $700 billion financial - market rescue package authorizing the government to buy troubled assets from financial institutions affected by recorded home foreclosures, It contains a provision which raises the limit on federal bank- deposit. insurance from $100,000 to' $250,000; and reiterates the authority "of securities regulators to suspend asset valuing rules that corporate executives blame for fueling .the crisis. The passage of the rescue package, which included the Troubled Asset Relief Program (TARP), did not immediately boost confidence, The rescue plan caused a downward spiral in Europe, Asia, and the United Sates, The Dow plunged by as much as 900 points, whith market volatility that has not been seen since the early 1930s. In early 1~ebruAry 2009 the U.S. Congress passes a $787 billion economic stimulus plan which is expected to revitalize the economy and ease frozen credit markets. It will provide billions of dollars in aid though sources such as unemployment benefits, food stams, medical care, and job retaining. Tens of billions of dollars will help offset cuts states might have had to make in iad to schools and local goverments. Additionally, there is more than $48 billion for transportation projects including road and bridge " construction, "mass transit, and high -speed rail. The expansion of computerized information technology in the heath care industry, and billions to greate green jobs to reduce the country's dependence on foreign oil are also included. IMPACT OF CAPITAL MARKETS ON COMMERCIAL REAL E STATE VALUES Investors have access to less leverage with higher borrowing costs which negatively impacts real estate values. Leverage is one of the prime motivators for investors to purchase real estate as it allows investors to control a larger property than they otherwise could if they had to pay all cash, thus increasing their return on equity. Leverage also allows" investors to spread their equity across multiple properties, minimizing their risk through diversification. When there is uncertainty in the markets, lenders hedge their risk by building in a greater cushion in their underwriting, including increasing: (1) Debt Service Coverage Ratio (DSCR) requirements, (2) wider loan spreads, (3) and decreasing Loan -to- Values (LTVs). Rising DSCR - Prior to the capital markets shakeup, DSCR was at an average of 1,1;1, which means lenders required $1.10 in NOI for each $1 in debt service, Lenders today are mitigating risk by requiring that NON are 1.25:1 greater than debt service. Wider Loan Spreads - Competition among lenders forced spreads t4 historically low levels in 2006 and early 2007, with the average falling to 100 to 110 basis points over the 10 -year Treasury, which at the time was around 4.65 %. The 10 -year Treasury has retreated to the mid -3 percent range, but lenders are pricing in more risk, pushing loan spreads to an average of 275 basis points over the 10- year Treasury. Lower LTVs - Approximately one year ago, LTVs were 75 to '80 percent. The rapid price appreciation 'cycle has ended, and tighter credit markets are encouraging lenders I GG to become more cautious. As a result, LTVs have decreased to the 65 to 70 percent range. The news media has continuously reported on current market conditions with statistics on falling sales, increased inventory, stationary pricing, and a decrease in new home permits. Homebuyers are taking their time to decide on purchasing a home and in some markets such as Southwest Florida there is a significant glut of inventory to choose from. Job growth and the area's underlying employment base will be prime factors in how deep and how long the current sales slump continues. COLLIER COUNTY AREA ANALYSIS An analysis of population, employment, and income trends for Collier County and the State of Florida is performed using data provided by NPA Data' Services, a recognized source. POPULA'rioN Historical and pr=ojected population trends for Collier County are charted below: POPULATION TRENDS Collier County 600 N b 500 r 400 I .. _. } Y C 300 14 200 t 4 4 100 ' O E Q- 0 ; p �� p'� pti p'5 a0 �h �6 01 �� 08, a`b o P sb @ P ^� .1 � •,9 ti ��'9ti ti ti'9ti ti Prp`P Pr ti 9 P9 Year The population of Collier County increased at a compounded annual rate of 3.37% from 2004 to 2009. For the same time period, the State 'of Florida grew at a compounded annual rate of approximately 1.94 %. Over the last ten years Collier County's average annual compound change was 3.60 %, compared to 1.94% for the State of Florida. Looking ahead, both Collier County and the State of Florida are anticipated to experience continued growth, with future population. estimates reflecting growth rates similar to those experienced'in the past. For the period 2009 to 2019, the populations of Collier County and the State of Florida are expected to increase by an average annual compound rate of 4.23% and 2.02 %, respectively. For the next five years, the population of Collier County should grow slightly faster than the ten year average. 1. 0-.G POPULATION TRENDS COMPARISON State of Florida Corker County 3.37% Past 10 ?ears• 1.94% 3.60% Projected Year Population (000's) Change Population (000's) 'Change 1999 15,759.1 4.23% 245.1 2004 17,342.6 10.00/0 295.7 20.6% Historical 2005 17,736.0 2.3% 306.8 3.7% 2006 18,057.5 1.8% ' 313.2 2.1% 2007 18,251.2 1.1% 315.8, 0.8% 2008 18,673.6 2.3% 332.5 5.3% Current 2009 19,091.3 2.2% 349.1 5.0% 2010 19,504.4 2.2% ' 365.5 4.7% 2011 19,916.6 • 2.1% 382.1 4.5% 2012 20,330.1 2.1% 399.0 4.4% Projected 2013 20,747.2 2.1% 416 :4 4.4% 2014 21,170.3 2.0% 434.5 4.3% 2019 23,311.0 10.1% 528.1 21.6% Average Annual Historical Compound Change Past 5 years 1.94% 3.37% Past 10 ?ears• 1.94% 3.60% Projected i Next 5 years 2.09% 4.47% Next 10 years 2.02% 4.23% 7 Sourm MRA Data SrMccA Inc., conTAW by IRk 1 According to a January 2009 Herald Tribune article, "Florida's population growth crawled to a near standstill last year, the compounding result of a national recession and the downturn in the state real estate market. It was the slowest rate in Florida since 1944, during the height of World War II," According to the U.S. Census Bureau, Florida population grew by'less than 129,000, or by 0.7 %, between July 2007 and July 2008. Growth is expected to slow even more in 2009, before return to a more stabilized growth rate in 2010 and 2011. As shown in the preceding table, Collier County has historically outpaced 'the overall State of Florida in population growth. However, based on the recent statistics the NPA Data Services, Inc. projection of 4.47% average annual growth for the next five years appears high. The following chart from Hank Fishkind, an economist with Fishkind & Associates f shows projected. population growth through 2012 for Collier County. The table following shows the indicated projected percent growth per year which ranges from 0.7% to 1.7% per year from 2009 through 2011, and 2.1 % from 2011 to 2012. IOG r I i 9 0 M� CA 10 r VALUATION ANALYSIS VALUATION METHODOLOGY Appraisers usually consider three approaches to estimating the market value of real. property. These are the cost approach, sales comparison approach and the income capitalization approach. The cost approach assumes that the informed purchaser would pay no inore than the cost of producing a substitute property with the same utility. This approaches particularly applicable when the improvements being appraised are relatively new and represent the highest and best use of the land, or when the property has unique or ,specialized improvements for which there is little or no sales data from comparable properties. The sales comparison approach assumes that an informed purchaser would pay no more for a property than- the cost of acquiring another oxisting'propeAy with the same utility. This approach is especially appropriate when an active market'provides sufficient reliable data. The sales comparison approach is less reliable in an inactive market, or when estimating the value of properties for which no directly comparable sales data is available. The sales comparison approach is often relied upon for owner -user properties. The income capitalization approach reflects the market's perception of a relationship between a property's potential income and its market value. This approach converts the anticipated net income from ownership of a property into a value indication through capitalization. Thd 'primary methods are direct capitalization and discounted cash flow analysis, with one or both methods applied, as appropriate. This approach is widely used in appraising income- producing properties. Reconciliation of the various indications into a conclusion of value is based on an evaluation of the quantity and quality of available data in each approach and the applicability of each approach to the property type. Use of the approaches in this assignment is summarized as follows: APPROACHES TOVALUE Approach Applicability to Subject Use in Assignment Cost Approach Not applicable Not Utilized Sales Comparison Approach Most applicable Utilized Income Capitalization Approach Not applicable Not Utilized 10G Land Appraisal Report, Appraisal Form 02 Rev. 4/19/06 REAL ESTATE APPRAISAL VACANT LAND APPRAISAL Folio No. 2 PARCELS Property Address JW MAIN ST & N l st ST Address: XXXX W MAIN ST 81681960009 & 81681720003 Owner Name MATEO AYALA Addresses 207 WASHINGTON AVE City MIMOKALEE State JFL zip 34142 Sales Price Legal FRED 11'HIDDEN BLK 4 LOTS 8, 9, & LOT 22 SEE ATTCHED SHORT LEGAL $916,100 Section Township Range Acres Map No. Strap No. 4 47 29 0.58 Property Appraiser Sales Data PropertyAppral ser Sales Data Date of Sale & Time Adjustment DESCRIPTION TYPE, VACANT DESCRIPTION Millage Area Millage V e de LAND C -4 'i%ISOSD $0 2/00/2009 Land Appraisal Report, Appraisal Form 02 Rev. 4/19/06 SUBJECT PROPERTY COMPARABLE NOA COMPARABLE NO.2 COMPARABLE N073 Address: XXXX W MAIN ST 440 ALACHUA ST XXXX N 15TH ST / SR 29 106 DIXIE AVE E Proximity to Subject TAXID #63867100009 • TAXID #00076960103 TAXID #63864600007 Sales Price $75,000 $916,100 $550,000 Unit Price 111.478F 12.51SF 6.00SF Data Sources PROPERTY APPR REC Property Appraiser Sales Data Property Appraiser Sales Data PropertyAppral ser Sales Data Date of Sale & Time Adjustment DESCRIPTION DESCRIPTION + / -$ Adjustment DESCRIPTION +/-$ Adjustment DESCRIPTION + / -$ Adjustment 9/00/2008 $0 2/00/2009 $0 2100/2009 $0 Location IMMOKALEE - TRAFFIC INFERIOR PLUS SIMILAR $0 INFERIOR PLUS ZONING C -4 MSOSD C -5 FMOSD PLUS C -3 COSD $0 C -5AOSD PLUS Utilities Available Electric/Water Equal $0 Equal $0 Equal $0 Slze /Acres 0.58 ac/ 25,264 SF 6,534SF $0 73,181SF PLUS 91,000SF PLUS Topo /Off Site Imp Rectangular Rectangular $0 Rectangular $0 Rectangilar $0 ACCESS Access Access $0 Access $0 Access $0 $0 $0 Sales or Financing Concessions CLOSED SALE $0 CLOSED SALE $0 CLOSED SALE $0 Net Ad j. (Total) 50 PERC 25 PERC 125 PERC Indicated Value of Subject 17.20sf 15.63sf 13.50sf Comments on Market Data: Equal consideration Is given to all parcels, therfore the higher end of the range is used due to the utility of the subject property. The estimated value of the subject property is $17.06sf. Comments MId Conditions 2f Appraisal: The interest being appraised is fee simple, and the highest and best use of the parcel is considered vacant. The 4 elements of H & B use are considered, and this report is a market value appraisal. The appraisers decisions and scope of work may become relevant to the characteristics of extraordinary assumptions or hypothetical conditions and may become applicable In this valuation. Final Reconcillation: All three approaches were considered In the valuation of this parcel. The sales approach method Is given most weight. Due to the age and condition of the subject property, the Improvements have a nominal value, therefore the parcel will be valued as vacant land. ESTIMATE MARKET VALUE: MATHEMATICALLY: DATE OF ESTIMATED VALUE: Appraiser: Roosevelt Leonard $429,500 dollars The subject property Is 25,264sf (area) x $17.00 is $429,488 say $429,500 Aug 8, 2009 Land Appraisal Report, Appraisal Form 02 Rev. 4/19/06 10G ADJUSTMEM, FACTORS The adjustment process is typically applied through either quantitative or qualitative analysis, or a combination of the two. Quantitative adjustments are often developed as dollar or percentage. amounts and are most credible when there is sufficient data to perform a paired sales or statistical analysis. While we present numerical adjustments in the linproved Sales Adjustment Grid that follows, they are based on qualitative judgment rather than empirical data as there is not sufficient data to develop a sound quantified estimate within a reasonable degree of confidence. Our qualitative - adjustments are based on a scale calibrated in 5% increments, with•a minor adjustment considered to be 5% and a substantial adjustment considered to be 25 %. Our rating of each comparable sale in• relation to the subject is the basis for the adjustments. If the comparable is superior to the subject, its. sale price is adjusted downward to reflect the subject's relative inferiority; if the comparable is inferior, its price is adjusted upward. The elements of comparison are: Real Property Rights Conveyed This adjustment is generally applied to reflect the transfer of property rights different from those being appraised, such as differences between .properties leased at market rent and those leased at rent either below or above market levels. The length -of remaining leases also influences required adjustments. For this analysis, no adjustments are required. Financing Terms This adjustment is generally applied to a property that transfers with atypical financing such as having assumed an existing mortgage at a favorable interest rate. Conversely, a property may be encumbered with an above - market mortgage, which has no prepayment clause or a very costly prepayment•clause. Such atypical financing often plays a role in the negotiated sale price. For this analysis, no adjustments are required. Conditions of Sale This adjustment category reflects extraordinary motivations of the buyer or seller to complete the sale. Examples include a purchase for assemblage involving anticipated incremental value, or a quick sale for cash: This adjustment category may also reflect a distress - related -sale, or a corporation recording a non - market price. For this analysis, no adjustments are required. Expenditures at Purchase This adjustment is appropriate in situations where the sale price has been influenced by expenditures that the buyer intended to make immediately after purchase. Examples include buyer -paid -sales commissions, costs to cure deferred maintenance, and 'costs to remediate. environmental contamination. For this analysis, no adjustments are required. The previous adjustments, if required, are applied sequentially in the order discussed. 10G LAND VALUE ANALYSIS ANALYSIS AND ADJUSTNIENT OF SALES The, adjustment .process is typically applied through either quantitative or qualitative analysis. Quantitative adjustments are often developed as dollar or percentage amounts, while qualitative adjustments are simply expressed through relative comparison (i.e. significantly inferior). Quantitative adjustments are most applicable'when the quality, and quantity of data allows paired sales, cost or statistical analysis. Given the availability of data and imperfect nature of the real estate market, participants most often rely on relative or qualitative comparisons. Combining the benefits of both qualitative and quantitative analysis, a blended adjustment technique is generally used. This is accomplished through pre - assigning quantitative adjustments for relative comparison. The following chart illustrates the blended adjustment technique. BLENDED ADJUSTMENTS " Qualitative Pre - Assigned Quantitative Comparisons . Adjustment Slight Adjustment 5% Moderate Adjustment 10% Fair Adjustment 15% Significant Adjustment 20% Large Adjustment 25% plus Market participants can often identify superior or inferior characteristics when comparing properties. Without paired • sales or statistical information, applying quantitative adjustments to reflect the differences is often problematic -or subjective. For this analysis, the above listed quantitative adjustments reflect the need for slight, moderate, fair, significant, or large adjustments. Adjustments are based on our rating of each comparable sale in relation to the subject. If the comparable is rated superior to the subject, the sale price. is adjusted downward to reflect the subject's relative inferiority; if the comparable is rated inferior, its price, is adjusted upward. Adjustments were considered under the elements of comparison discussed below. Real Property Rights Conveyed This adjustment is generally applied to reflect the transfer of property rights different from those being appraised, such as differences between properties owned in fee simple and in leased fee. i 10G *t a•3 . E-5 lei • !Y :.7 71. i ,ya •- ,f.�§;tyt < ��� • Ste. 4.a ' ...r7`:�•'.l ,� A• . 1 S. -•! . �'+..,: 4" t % { -T � �{!, •ir' t I - - �' =f : rs;�� :, ''vi � �.s•'c+x'= `sXi;� � •. �..t.; si r t•yrrt. �.;: }? w�:. 1, -�c'��.tr's 8.3 B4 E-6 't yG: ?r IS+r }if F+�•'Yti t? i• t �tiS,4'�',.;1i"tt i�. '.�. • i�:. i�f,.. t ; 0" ...... 6 -i . E•3 iF4 f'I• -� J �ii 't.t} fi P): S`j. V) =`•i'-1'Ji ' ,,.Lj,.;t5.i��'••n .. -F: . .. B-4 d � 3'YJ z���'�?��� : {� r \`� �;r� °X'�.:�a}F.`"Illddd����i� .t -•. '•' '- 4 t e .. . y °m. rSs -r•.1 f 1 1 I v D•3 D -5 O k r C -5 I ORCHID OR 26 t. C -2 27 ; 2 DRCHlO AV � ;i , , . D•S " 3CAMELUAV S 28 ! vc1`r. ..., B -2 29 4IAIIAOSAAV - I 5 SANTA ROSAAV- ` I t G7 r E a ;s�' A2 6I16Nfl0E CT �, N ti C 2 HERITAGE BLVDY' r yy� LEE `' kF ! C -3 in 0 Q� �� �i lu1 t 41 C 7 r G J! z '- HIGHLANDS E. S. � :x' .. D•3 nn 3 E E AVC STER ' �gtE y �y 33 THE IMMOKALEE r LEAK ING SPORTS COh1PLE:X l Ce 4 5 L117ER Av �p by �QS CENT R" ` 3J , �S� so LE 9p P Q y� 34 oN 32 P . s ; . q ,L ti ... a•3 I COLLIER CO x I 0.6 HEALTH DE T IiV4MOKALEE o y .. 0•2 AIRPORT:. D z ma CV °' a�PL AV g Q l 9p� �t D -1 O - a 5 `e '> r i COMP 3 _ .PASo t Ott � V _ —r� ��. —�- -� •tty? .5 D•6 ` A -2 CO Pi V.. $, t- C E ORRESTE m IhiMOKALEE t ` R N AV 1 ERTS - H.S. AV a PIP a STATE FARMERS MARKET a:' =L� : C•6 RO a z C V ST o AVFIWAYS COUNTY PARK 2 :y�f C -5 ii r S p GARDEN LAKECIR� 8! m " 2 0 p IN w 1 AV i. JD �ml 846 s: ^x a 4 CHEWS ST 5 g'� A a,nt`. D2 / r . D- STHAY fi ST S 1 ha'� /AcS�y l GROVE LAN ��6 0 r ' J, 7TH AV IMMOKALEE EA.S. F A! x �, V U J EE B_1 87H AV 3 �' DS N (. J F j SEEOUNG gLVO x r COh1MUNIT'! CENTS t 1 � �JF & %SrgY 6�`i`,�� a " r�; 1 7 8 CHAMBER OF M zrit rn a �T S, `ES/! IMRIOKALEE LIBRARY n f C•4 COMMERCE o o 4y Col RAD A e i GAj1'p IMF.IOKA E D LA4 E R i .- �" ?, COhtMUNf PARK Q — - - __ -FA�PA VJORICERS �NECREST E.S. AV cc _ ,� .rz j EUSTISAVE VILLAGE: ^B" o \15 i1 A' Soctlon 't�? PALIAE 0 CARVER $.-' 1 - \V ! Section 2'11 '-k AV o °o ST 112111 ST SE 2QO DO V L SE 214TH SF fUt OK T101�t D 1 BETHUNE EDU { 19 r CENTER � VIEW cc 10 VILLAGE OAKS E•S. I ti DR w B NKER HILL. 9 }IOPECIR m 1 FAMA;YORKERVAY sL N Zb, YE OR F RES�F{VATION 2A}1DS; T y YALLIE R1AE HARPER 3 AL DER CIR 15 GRACE C1 �'� 6 �. Sri yOUSING 4 BUFF . CT ,•' COLLIER-0 Rp pALM R10 DOS �' 16 EGGPlA1FTLA �9,f, 0E? ETHEL FRANKCT b COYO >A �A lion byanymeans VILLAGES 846 NMOYMOriO \4 CT 7FARM.`ORKERS 16 ALOE Wl Jr f lnlormadon has __ ig gWtOWICKCIR' "J— T KADE� -- -ViLLAG Hu 20 0180 to •'� - "/' :rnotvtarrantedbY -`f SEIAINOLE 8ANISEi: 1 _ INDIAN RES. A21 CW+PMAN LA ;ions. Add'llws or -- - -- -- —~ _- 11 o B001H T 22 DURAI }GO LRA edition. op 10CUCUti! RLA1't23AGRICULTUREWY J 0 11 BELL CI 24 CHERRY LA f y. IfaciilyIcrmore p 12DAVEC 25APPI.EMINTLA �6 13EDiSO LA 26 BANANA LA 14 FLONIE LA 17' 7 ,. {.y 4Pi,..T •t�•jY.;:i•. f ,L ,C •la'4Y� } -t i :.' , X,. 2';{ Y, Y,2i L. ,ii a'�3�'-"�'.� --`: l�las•ii ��fJ}.., r.. •.,�:• >- .tt�.- ,�.,, i .�y; r•�.�,('j��Y ;�T' -.. �,.; ..k 7 �•t `� F.•f>`� ptNTS 1 r t .;s .•; k:{` +_` `{ r�M•, 1 �.1 fMM K ,,.,• Y..iti{�X., � _:.� �� cnYIVY .............. oA __ 10G Exposure Time, The Dictionary of Real Estate Appraisal, Fourth Edition 2002, by the Appraisal institute, defines Exposure Time on page 105 as follows: "The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of -a sale at market value on the effective date of the appraisal; a retrospective estimate based on an analysis of past events assuming'a competitive and open market. Exposure time is always presumed to occur prior to the effective date of the appraisal. The overall concept of reasonable exposure encompasses not only adequate, sufficient and reasonable time but also adequate, sufficient and reasonable effort, Exposure time is different for various types of real estate and value ranges and under various market conditions. "Market value- estimates imply that an adequate marketing effort and reasonable time for exposure occurred prior to the effective date of the appraisal." We have reviewed the exposure time on the sales contained in the Sales Comparison Approach in this appraisal. Based on Ihe .current market,* it is our opinion that the Subject Property.should have an exposure time of approximately. 12 months or less. Market,Value Section 1110 of- Financial. Institutions Reform, . Recovery, and Enforcement Act's (FIRREA) instructions to the Office of Thrift Supervision uses the definition of Market Value' below as developed by the Federal National Mortgage Association and the Federal Home Loan Mortgage Corporation, and adopted by the Appraisal Foundation's Uniform Standards of Professional Appraisal Practice. "The most probable price which a property should bring in a competitive and open market under ail conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undua stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: a. buyer and seller are typically motivated; b. both parties are well informed or well advised, and acting in what they . consider their own best interests; c. a reasonable time is allowed for exposure in the open market; d. payment is made. In terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and e. the price represents the normal consideration for the property' sold unaffected by special. or creative financing or sales concessions granted by anyone associated with the sale." 10 Highest and best use is a concept in real estate appraisal. It states that the value of a property is directly related to the use of that property; the highest and best use is the reasonably probable use that ' produces the highest property value. This use, the Highest and Best Use, may or may not be the current use of the property. In order to be considered as the Highest and Best Use of a property, any potential use must pass as series of tests. The exact definition of Highest and Best Use varies, but generally the use must be: legally aIIowable physically possible • financially feasible • maximally productive Legally allowable Only those uses that are, or may be, legally allowed are potential highest and best uses. This may exclude uses that are not, and unlikely to become, allowed by zonin , uses forbidden by government regulations, and uses prohibited by deed restrictions or covenants. Properties with a use. that predates existing zoning regulations may be legally nonconforming. Such grandfathered uses are generally legal even though they do not meet current zoning regulations. Since their use predates the zoning, they are "grandfathered in ". However, some such uses may not be reproduced if the legally nonconforming improvement is destroyed or damaged beyond a certain point. Physically possible Any potential use must be physically possible given the•size, shape, topography, and other characteristics of the site. For example 'a 40,000- square -foot (3,700 mz) single story warehouse would not fit on a 10,000- square -foot (930 m2) site, therefore that use.-would fail the physical possibility test. Financial feasibility The highest and best use of a property must be financially feasible. This means that the proposed use of a property must generate adequate revenue to justify the costs of construction plus a profit for the developer. In the case of an improved property, with obvious remaining economic Iife, the question of financial feasibility is somewhat irrelevant. In the case of an improved property with limited remaining economic life, the.question of financial-feasibility becomes a question of the maximally productive use of the site: If the value of the land As Vacant exceeds the value of the property As Improved, then redevelopment of the site becomes the maximally productive use of the property and continued use of the existing improvements that do not represent the highest net value of the site is considered to be financially unfeasible. 10G Maximally productive use Finally the use must generate the highest net return (profit) to the developer. A property that could hypothetically be developed with residential, commercial or industrial development might only have one of those -uses as its highest and best use. These three hypothetical development scenarios follow to illustrate the test of maximally productive use. I 10U .. GENERAL ASSUA1PTIONS AND SPECIAL CONDITIONS 1. The legal descriptions used in this report are assumed to be correct. 2. No survey of the property has been made by the appraiser and no responsibility is assumed in connection. with such matters. Sketches- in this report are included only to assist the reader in visualizing the property. 3. No responsibility is assumed for matters of a legal nature affecting title to the property nor is an opinion of title hereby rendered. The subject's title is assumed to be good and merchantable, unless otherwise stated herein. 4. Information furnished by others is assumed to be true, correct and reliable. A reasonable effort has been made to verify such information; however, the appraiser assumes no responsibility for its accuracy. 5. All mortgages, liens, encumbrances, leases, and servitudes- have been disregarded unless so specified within the report. The property is appraised as though under responsible ownership and competent management. b. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or less valuable. No responsibility is assumed.for such conditions or for engineering services, which may be required to discover them. 7. It is assumed that there is full compliance with all applicable federal, state and local environmental regulations and laws unless noncompliance is stated, defined and considered in the appraisal report. 8. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless a non - conformity has been stated, defined and considered in the appraisal report. 9. It is assumed that, unless discussed otherwise within the report, all nornially required licenses, consents or other legislative or administrative authority from any local, state or national govern- mental or privata entity or organization have been obtained, or can in our opinion reasonably be assumed to be obtained or renewed, for any use on which the value estimate contained in this report is based. 10. It is assumed that the utilization of the.land and improvements is within the boundaries or property lines of the properly described and that there is no encroachment or trespass unless noted within the report. 11. The appraiser will not be required to give testimony or appear in court because of having made this appraisal, with reference to the subject property, unless arrangements have been previously made therefore. 12. Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to who it is addressed withouf the written consent of the appraiser, and in any event only with properly written qualification. It is intended to only be used in its entirety. 13. The distribution of the total valuation in this report .between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. 14. Neither all or any part of the contents of this report, or copy thereof, shall be conveyed to the public . through advertising, public relations, news, sales or any other media without written consent and approval of the appraiser. Nor shall the appraiser, fun or professional organization of which the appraiser is a membef be identified without written consent of the appraiser. 1QG GENERAL ASSUMPTIONS AND SPECIAL CONDITIONS Page 2 of 2 15. No environmental impact studies were either requested or made in conjunction with this appraisal, and the appraiser hereby reserves the right to alter, amend, revise or rescind any of the value opinions based upon any subsequent environmental impact studies, research or investigation. 16. Acceptance of and/or use of this appraisal report constitutes acceptance of all General Assumptions and Special Conditions. 17. Payment for the preparation of this appraisal report is based on all charges due the appraiser in connection therewith, and, in no way is contingent upon the value conclusions herein. Any responsibility of the appraiser to the client for.any part of the report is subject to full payment. 18. In this appraisal assignment, the existence of potentially hazardous material used in the construction or maintenance of the improvements, such as the presence of urea formaldehyde foam insulation, and/or existence of toxic waste, which may or may not be present on the property, has 'not been considered. Nor has any study or consideration been given to the possible existence of any toxic wastes on, or buried under, the suture of this property. The appraiser is not qualified to detect such substances. We urge the client to retain an expert in this field if desired. 19. This appraisal is made subject to any additional restrictions, ordinances or protective covenants which the appraiser, after due diligence and normal, standard research, may not be *aware of, which would affect the subject property. Furthermore, the appraisal is subject to any and all easements, setbacks, flood elevations or restrictions, if any, that have been or might be imposed by any local, state or federal agency, and which may not be of record. 20. This report is based on information obtained from several' sources including the current owner -of the property, the Collier County Development Services division, various Realtors and Brokers, as well as others as noted within the text of this appraisal. Such information is assumed to be reliable and accurate, but the appraiser does not warrant such beyond our reasonable attempt to verify said data. IOG VA CERTIFICATION I certify that, to the best of my knowledge and belief: — the statements of fact contained in this report are true and correct. — the reported analyses, opinions, and conclusions are limited only by - the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. — I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or the specified) personal interest with respect to the parties involved. — I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. _ --- my engagement in this assignment was not contingent upon developing or reporting predetermined results, --- my compensation for completing this assignment is not contingent 'upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. — my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. — I have (or have not) made a personal inspection of the property that is the subject of this report. (If more than one person signs this certification, the certification must clearly specify which individuals did and which individuals did not make a personal inspection of the appraised property. )41 — no one provided significant real property appraisal assistance to the person signing this certification. (If there are exceptions, the name of each individual providing significant real property appraisal assistance must be stated.) Roosevelt Leonard 10G SEPT 20, 2011 Ns._ �.� ROOSEVELT LEONARD COLLIER COUNTY GOVERNMENT REAL PROPERTYMCIT 3301 TAMtAMI TRAIL E NAPLES. FL 34112 COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT MI. fdf A'VAI A P^r ; f A&Ms XXXX W MAIN ST (NO $1 rE ADDRESS) Cq IMMOKAL£E cwry COLLIER Stale rL by Coo 142 Lop Descrow SEE ATTACHED ADDENDA __ _._... _ sat Pvir S NA Date of Sale NA _ Lear Term yts Petty I is ACS anset! X, Fee Le, stir m 3 °UO Amts f Elate, Tam $ ATTACHED (yr) for awpes ea be t,j S Ottler Saes Cdeoe ns NONE "_.._. L ^�C rMMOKALEE CRA _ Ac resn VACANT LAND Ao ROOSEVELT LEONARD tn0mrors 14 Appraiw FAIR MARKET VALCE Lotation Lta 1 �X I Lftar! LL^.J ov,75N i ..—I Rug 25" to'S% ' Lotter 25% ( Employment SYakty Cxd AV1 '-at Rxy rp x 4- Rain =n4ty tier. { ! { �t X Sew Convenience to m ' t +..r X - :...� Prouty V flersand x De liming X ;; on Uaroa ~x' Convenepw to 5v lV ` Lj Ply M trg rrme L 3 rsv y W*i Converkrice to S §o X ; X 3.6 Over & Ma Adequacy of Pubs T`�?4 .^.» Present [and Usa 75 %1 Fly 15 %24 F r* � *+4 Apes____,% Condo 2 % C€ rnmerdy Reore� Fite . ' X 3 V of % vxarf, C ge m Present La a1 Ltd ;,-J: .`i0t Lk> y % _ _ IkR#y {"� ?}kintj r {`7 Adequacy ndU%i of ( , g f : X x Ptadnralrate y Frarn To 777 eltttnt Vns aar fir, sat rm % rts X Sngle Family Prc* i 3U.tXX3 IQ $ _1 P?J t14 40 Predominant Ya14! 5 _ _ at3 _ aes a� AXWvraof � X Single Family Aga 5 p^.c to 50 yrs Pr domurant, 25 y -c A z X L„ j, . _. Corments orurfavcmbW afeMOg U: COL R COUNTY GOVERNMENT REAL PROPERT `GT SUBJECT PHOTO ADDENDUM File No, AYALA Cass Nt3 •! So mw t OWNER CLARA AYALA & MATEO AYALA 1 U o )0= W MAIN LT RE O SITE ADD 5&} _ .. L�htt@tA"`I�rtt t OKALEE CRA AG�1"esi FRONT OF SUBJECT PROPERTY 16 aci a let (Males Aya#a) IMMOKALEE, FL 34142 REAR OF SUBJECT PROPERTY .43 acre tat (clam Ayala) BIRD'S VIEW COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT File No AYALA Cosa No, PURPOSE AND USE OF LIMTrED APPRAISAL she wTose of this limited appraisal is to estirr4 to manret valuer by performing an evaluabon of real properly =11atieral for use in a pmoponed ands This eked approlsat is faith use ofmoperty to whom it is addressed and any further use or disseminslion with t corment of the appharser and addressee Is prohibited, RECONCILIATION Comft#ete waigM wrtbs tp the Sales Comparison Approach as it is the approach usasd by must haryry era purct acing a single family Qwellir+g. Tht? tnrcrnta wear ruff r #hie becautaG of fro fors of rental infaamaexon and meanarrgtut icy to the value of dwelloo CatBd lit this paimaty rtmod- C)n kha other hsttd, theDspartcsre Pin was,ilacl #p estlmatz fhe Cost Approach becausasihe a tatistdafC+Od that pm +ssuan in this limited appraisal aatsnrnpntwoutd rte# Confusaa or m std the cf en# or #ha Intended users of this rspoii. The rrrat vaaa n estimated on the FHLMC ftarm 7DA pr similar artaacf+¢d. • Possession of this report ar a copy thsreaf do" not carry with it tee f4ft of pullicabon, and it may not be used for any jampose by anyone other than the addressm. without the written consent of Even with such permission out- of- contean quating from andlot of ft report is prohh'bited, The report ts an Integrated amity and is only valid in its entirely. ' Neltiner all nor peat of the contents of the report shat( be ossemi hate d to the public retations, news, sates; or other media without the prior wntjon consent and approval of the author 3UPERVISORY APPRAISERS CERTIFICATION f a su iaiory the he or she certifies and ag9r*c* that l directly supervus+so the who prepared the al; l report. have re the ratIxirt, agree with the statemarrta and conclusions of the appraiser, agree to be bound by the appraisers pe tiro ,arid ant fail responsibllity for the appraisal isal and tie appraisai raper, ac ration ate of Certillcalitxr ar License: 11 MI12 �tioat Dana *N CertiScataoat or ie�nse_ Did 7 Did Na lnsoecl the lnterior of the i+rpperty _ i t Did i ( t']id trot property Produced by C11ckFORMS Software $00.622 -8727 Page 5 of 9 106 COI '(ER COUNTY GOVERNMENT REAL PROPERTv MGT File Na AYALA C4se N2. 0 DEFINITION OF MARKET VALUE- —the most probable price which property should bring in a competitive and open mairliet under all conditions requisite to a fair sale the buyer and "Oct. each acting prudently, knowledgeably and assuming the price is not affected by undue stimius. Implicit in this definition is Me consummation of a sate as of a specified date and the passing of title from setter to buyer under conditions whereby, (1) buyer and seller are typically motivated; (2) both parties are well informed or well adv4isd, and each acting in what he considers his own best interest; (3) a reasonable time Is Allowed for exposure In the open market: (4) payment is made in terms of cash in U S. dollars or in terms of financial arrangements comparable threireto; and (5) Me once represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions' granted by anyone associated vn!h the sate -Adjustments to the compairables must be -made for special or crest;ve financing or salon concessions No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or low a market- Mese, costs are readily identifiable since the seller pays these costs In virtually all sates transactions. Spatial or creative finaricIng adjustments can be made to the comparable prop" by comparisons to financing terms offered by a third party institutional tender that is not already Involved in the property or transaction- Any adjustment should not be calculatert on a mechanical dollar for dollar cost of the financing at concession but the "Jar amount of any adjustment Should approximsto the marikert feraction to the financing or concessions based on the appraiser's iudgmerit, STATEMENT OF UMITING CONDITIONS CONTINGENT AND M14G CONDITIONS: The appraisees cerfficatien Mot appears in the apprailual report is subject to ft following ocndibon& 1, The approiserwift not be responsible for matters of legal nature that Affect oVier the property being appraised at the title to it. The appraiser assurnes, that the title is good and marketable anc, therefore. M11 not render any opinions about Me Wae. The pwarly is appialsed on the basis of it being under responsible ownersOV31P. 2. Tice Appraiser hai; provided a sketch In the appraisal report to show approximate dimori Itions oft he improvements and the sketch is included only to assist the reader of the report in visiializing the property and understanding the Appraises determination oaf Its size= 3- The Appraiser has examined the available food maps that ass provided by the Federal Emergency Management Agency for other data Sources) and has noted in the Appraisal restart whether the Subject Site is located In an identified Soecial Flood Hazard Area, Because The Appraiser is not a striveyor, he or she makes no guarantees, express or implied, raq and: nq this determination File No. AYALA Care No, _Ekm� t OWNER CLARA AYALA & MATEO AYALA plmmiftyAtdrm XXXX WM&!N ST srm rT f I'S O"y IMMOKALEE Po. ?Y COLLIER &l ate F1 ZT '-o:M 3414� L-IKW41mm IMM,OKALEE CRA . ..... . .... Aldd(ers)L., ParcelNo. 01681720003 Property Address NO SITE ADDRESS 0hvncr Name AYALA, CLARA A Addresses 207 WASHINGTON AVE City IMMOKALEE State FL, Zip 34142 - ±133 Legal DESCRIMICIN :FRED WHIDDEN 4 LOTS 8.9 AND LOT -7-1 LESS -10F r P"W ITTIS IS TrIE LOT THAT IS 0,43 ACRES IN SIZE. Pwvi:l No.81681960009 Propertv Addre-sus NO SITU ADDRESS ONATner Name AN,AI,A.3MATE0--& NORA Addresses 207 WASHINGTON AVE City IMMOKALEE State FL Zip 34142-31 _;3 Legal DESCRIPTION: FRED WHIDDENN FILL. 4 LOT 22 LESS 1-orT'RW SCOPE OF THE APP M5 ASSIGNMJ?NT: The client requested that both vamt lots be considered to be one parcel.Thc appraiser is am,-arc orthc owners being seperatic although having the same last name. The legs are stated above and the tax inflo is attached. PrOduCed by Cad ORMS SO"re j6"22 872-7--' Par 7 d 8 COI 'R COUNTY GOVERNMENT REAL PROPER' !GT COMPARABLE$ 1-2-3 F-Ae No AYALA Case No COMPARABLE SALE 9 XXXX DELAWARE AVE IMMOKALFE, PL 34142 COMPARABLE SALE 0 1011 ISTH ST N IMMO•ALEE, FL 34142 COMPARABLE SALE AI 3 Y.V= s 90TH ST 1M EE. Fl- 34142 lOG COL I COUXTY GO+rcPNMENT REAL PROPER—, 'GT File No. AYALA Case No. Wage 9 of lOG ANWt °Y yy kGii. m t5 9 t �i Y ++ L UIif OG ot%zz „ yR rr +z Till -.c _r r ' a Su r `w�� �����`� HIP LL. _ r c y y+. iAR 0 L� LU � ��� r 4 . xe _ A� - s 7r;, } E CVs$ »L r aa� n ni ■ 3j c 'Jy LLI i y. �—O` *+ ��, era tYa weG�na Quick Glance Population; Population Growth: 7 n Age: Median Income; Weather January Aug Temp: July Aug Temp: Sunny Days: Precipitation Days: Rainfall (inches): Snowfall (inches): Today: Partly Cloudy aC'F 1737- 4 20,275 2�5,:Vc 2.491 26- `ea-s; $28,704 100 52 °F 92"F 266 108 50 0 lOG 10G Immokalee Demographics 1001 WV . 43.3% 47.9% 52% (WI kids) Unemployment Rate: 6.5% Recent Job Growth: - 3 . 3'?rj Future Job Growth: 30.41,Ar Democrat, 34.1% Republican: 64,911i'4 Independent (others), 0.90119 nym Median Home Age. 24 years Median Home Value: $152,910 • Renter v. Owner • Market Value lOG •��4 vacmi S.31% Owned 3624% J� , \ �t%m� 5846% 0 lyr • 6yr . 1 cry Immokalee Education Statistics $4,908 School Expenditures: Pupil/Teacher Ratio: 14 Students /Librarian: 601 Students/ Counselor: 336 PaL,c 1 o!'4 Tax Roll Summary Information fear Market Value Percent increase Taxable Value Percent Increase 2,009 Final 519,7313 257,718 Over Prior Year 516287.802,•09 Over Prior Vear 2008 Final S21.642.182,442 1 Collier C(Ounh 517,246.749,629 -1.20% 2010 Final 574,808,032,0.58 -14.37% 561,439,779,385 -12.20% 2009 final 587,366,644,295 -14.15% 569,976.749,n096 ,- _11.04°1'0 2008 Final S101,765,979,722 -5.72% 578,662,966.910 -4.70% 2007 Final I S107.935,S62-,-50-3 6.94% 582,542,090,227 7.14% 2006 Final 5102 „357,8041980 30.81'16 57'7,037,903.134 25.38%--- 2005 f inal 578 .249,901�963 21.83% i J $61,441.821 29 M86% 2004 Final 564,236 9116,518 M21% 5151262,812,810 11.48% 2003 Final �2M 857,761,717,617 16.29% S45.985,72%3114 16.45% Final S49,671.844,946 20.17 °14 S39,490,423-414 18.25% 2001 Final S41-3.13,3212441 21.921/16 S33-195,002.460 1 20,38% -2950 Finat 533 9112,749.963 1 13.65% S27 742,021. 85 13;59% 1 1999 Final S29,830,939,079 15.73% 524,422.2011,235 , \cu Con-struction 2010 Tota�f­ S677,643,767 2009'Total 51.113 053,970 4965,101,893 2 2007 Total S3,039,382,397 S2w403 302,879 2006 Total 52,189,.5+08,665 S.2,068,187,309 2005 Total $2.265,227.269 52,104,965,997 2004 Total 2003 Total 51.872,48? '96m64 1 $2,719,709.185 � S2,589,4 i m HE nmiavtsjkvmiw $2,073.099.126 5I.661,484,505 S 1.218-389,311 S 1,121,7,7,79 7 2010 Final $17,720-557,737 -10.2226.4 S14.977,41",9119 1 -8.04% 2,009 Final 519,7313 257,718 --88041„ 516287.802,•09 -5.56% 2008 Final S21.642.182,442 1 -1.76% 517,246.749,629 -1.20% 200-7 Final 522,486,719.099 3.14% 5.59% 1006 Final 521,802,038,544 1 25-11 S 16-533,125,948 20.27% 1 2005 Final $17,371,133,725 C 12.60% S,13.716,.813,411 1297% 2004 Final 515,427,299,073 6.94% 1 5)2.168,219,538 8.52% 2003 Final i $14.426,299,363 11,26% S 11.212,894.783 12.08% 2002 Final $12,966,117,227 1 20.94% 59.950,900,301 17.23% 2001 Final $10.721 ( 29.33% $8,488,615,092 24.72% 20410 Final $8.284,950,418 1999 Final . .. S7,112,841,028 .. ... 1612% S6,806,066,692 S5.9,81 5.878 14.07% ---f K 0 mh,jnl:rjle: C'Documcws and Coum Prot.vriv... 1/11 '20111 106 Realist Sub"OW, Pro;wtv W��� Immokaloo, FL 34142 Collier County ANopss,-nem 2010 biiw.� ID 4 Gwrwr 74,tmo Ayala Clara A ,a. GX,nq AJ.Vrst, 207 Waiallington Ave °n S588 So,ng ','oy Immokaloo Fl. al2m,Q Urw' Commorcial•vacant Tz, B Ilwq Zip 34142 v; -v#'s= : -ann Vsr- Commercial Lot wa "-Phn4 sl a.1 3133 Whidd*rj Fred 'Ovv! 101-41-'rt Collier Counly $0 P , �;r r,,t; �� 0712011998 Whidden Fred Zef't VQCe 7v,fjw;'Tr4t! 11C00 Warrartty teed F+ nfl 7cmn 1200670151;13 Tom into: r4c ijS.Px--kq T++ =G : 81681720003 Asi,-s5rn6s: $37,600 o-V,, AP tr' 711400 4 82E0A T,,j. 0006 Tk 2010 1,1>tj It D—W.It.,Vln Fred Whidderis Slk 4 Lots S. 9 And Lot 23 Laos "ft R/W Anv,A: $S59 r4u-t,'er : 23 ANopss,-nem 2010 biiw.� ID 4 Laro A,,t,,owmw,i 137,600 LcC A < X43 Ptv !Q 4 Whidd*rj Fred J-4151 Market Sale, Warrartty teed $60,200 Ayala Clara A r4c ijS.Px--kq i Z selkir Manuel Sol Cite 0011012010 OV004`11190 'al W ic= $50,200 %ow"'141 Y 4vjk�, Nar" Ayala Clara A Ayala Mato* ,Teoe, 11;a f, Ayala Mattio ✓ Nora Sorkin Manuel 01 kjttlolll 'N", 4 A7 t. 7 1515-1718 I,wumpw Type Ooit Claim CK-oa Warranty Dood Mon ._..,e ... . ...... . . Mf�rttj,v:ie On" 03.1001t9$0 Mo,t9age Am[ $36.000 VL,r,n.7qc Firat allAn"0*3190 Moiiqija , ype Conventional lOG `•• iNYTR 4a.43.5hU On A516 — ?97 RLCQR3EV 603RdN50 i; *R A" Pact% I ,•• Owl4ttr F. RROCa, CaiLlt ^11 t.LEallt !Of Th,-: CIRCUIT COtX -',t oota..,•o jtt.to 4:ri 1.1 t,,. lOG #therm. OIL..- 44 �d t—_ 123E Yi' Suert, 944" 603 Foil ldadendnle, LT. QUIT CLA M, DEED 4Ia+Jr aai Fe'?rtwity 4tl>< 2420, b }'.:asz I,ntty Stistta At�att adud ?*'c. +a nva:a. to w.,"s, w:h<:sc addcrda rr 2O71Va.thingttin Arocnne« tmmainlcc Ft. i41 a °_, hdrr�irtailar ca #tr! Inc ">rxut+zr", u+. �i�+x ,.4. Ay'dts, vn#assc. addresa ia::O7 ',traadti»Ortm Avnaua, lmmud:ator F#: 34142 ltrrrinattettalled the "granter°: INbkh tex.ar ^nom* "i In "is• s -w Prig xopw ixars#ntk.hTi, Allt�rfMpi are 4-i Witnaasrah, viat the grantor, rv: matt in rrnaaidrraliaat ullt,- sum a1i TLN AND NMOO DOLLARS M0,00) And adtrr c- Alatbk' r s lc cti PPS, Mev;t WS, =0 te,rby xks.aa4kdRed, dada hcmby tcmitc, rckiws and qaA calm antra Ott ,maitre lixcxv. all dte riKk trek initrrrt, cia[m and drmmtl vihieh the said g:atn;cr h4l Iv. and 10, all that ce roan €" Via..... ta+COffitc COWY, Flciids, Lott 2.4. And Z-1 , £Ak'l 4„ fftd t%'hWva ar, as retarded on Pat• Beak -, at P"A 56, ni the PUW Re xz9.T ai ",AEhkz Gbmrotp_ �sss'2RL 3 °mb•�°j,A tat' 9.ad+ lw nntl ;h P'ci>i1r� 1v tres3u by the s». RON' r,�--plrtmCfA D t&z Pincer. IdcntltleaQan Num6ar. d416g1T } _ A� Srs tit ail rsicrrzsicats. easctsant a r a't �d aka nI raccrd c e'a s+ u r die am t o x tr+ar t i n# i a¢d ' tar c `*a 4 r t O �,d# rFs 15 xwm TaK*thrr +, n*, ati the rar��arss xrcditamrnid and a �ttcna, rctr be ar .,i try sT.r ?�. To flut,v and to Hold , the sorb trig SAL" _ l end staff Ar tat odic i I!rminto Faz yr iA aa)lvizc appetuin -Mg, and all Come, right. title In g v e mhsia r ar at the ax d n ^G aethcr in as ar r"hy� lathe ant }• {zrepct vac, brneFa m. _.�._ ¢ssz9r tctc -- ;.intro Ayala :tierrM AA%h �//, 207', Vashington Air, lmmakalar,Fl.34142 2�I' tVi' ashittgCtnntsc .,Inlmtahalcc,FL34142 Stgnew? leared awl drltvtred inOutl werce tiitn s&irnaaurr WittiestSSgAahirr Print ry T� LGI. 1+ LJ�[;}ti+r Prim NAM: In Witner4 Whrrref. the. Rrartcr has ltrrruntn sea their hand(s) and tra[;rt:) the day and 5xar d`nrt zt-,me *aria. S�.raS('�'nt3 Caianty. ?f �Oidlel TUEFORIa".MING INSTRUMENT WAS ACKNONVI XTIf,£11-flare rot "Ftluser 4. -Z316, kyita:co A§ LIA 3f4 Nvni Ayala who k prrtonalty knetvit to me in has l^m.*oced a saw FL fiivrr's tizeovt at �. AR, dw. 1iUtW search Results Page I of I Collier County Tax Collector 1 O G 3291 E Tamiami Trail Naples Fl, 34112-5758 20110 Tax Roll Inquiry System Print thia.2U_c Zj�� �—j0;\'7--------jff-1,ROPERTN INFORNIATION 23 L KtFr P.-'A) ;203 P.jrccl In 200 qLgc �ti 13 Earcel tnfqLr 1 fonl&uf &XWWj= 1----4--P-_ -mgig 2007 Inl'omiatim I ZNL-1:A'r—cc1 1w1!O-27P13=' IL91LMLJkfc�rTtaatit�rt tast Update& 0919,'201! 5-GOP11 http:/Icolliertax.ctim.,'soarc]Vview.pllp?M--I 97994806&page- I &tcml &tax vear=2010 920/2011 ArcGIS Explorer Online Page I of I A htip:/ie,xplf)rcr=gts.co,nv'?opcn=795a4fa8gfg$47ab896dc4839fbcl-4c4 9! t 912011 10G Rcalist Stitiect propwty REMZN�� Page I of I IOG tmmokalee, FL 34142 Collier County Ayala Mete* h ng 3133 Ovvrre, N Z Ayala Nora Aclf�-sS 207 WsOington Ave Commercl Tax fic,,V C fi Stw" tmmokalea Fl. nj Ut4.� Commwt Im; Lot 8,Av%�Z,-z 34142 LaCatlon Iris Collier County Sd Gz - 07=1 998 ,v, Whldd*m Fred u n P- Traz, 114M C-44ftosd FIDod Zone Panat 12006701600 Tax Info Ta" T) 81681960009 $13,000 Aiti%PN 7 711400 4 222E04 Y A ,e 0005 ye�4f 2010 .i Fred Whidden 81k 4 Lot 22 Loss 2DIt Rw i i tIi I Ta,- $193 22 4s,,!nitwjewvear 2010 Wk 1C) 4 Land Assess ei)l 513,000 . . ..... .... . AS 51";C1, Irl e 4 Frod i.9im ma,"t SAW m alt � Ayala Malate O.4nrz7 tomi, -1 Ayala Nora 9 ,Z I j12 0 11 M Rasurri tot Nunn- A4dr9mm Thin Inatrqviont^w4o prepared by I NOR?" SORBSK p1h. 1110 Dridkell kusnue xiav4, riorida 231,31 Property Appre-1607" Parcel Iawntifteetion Grantee Social Secut—Ity to No. Grantee social Security co err < 404 dtt: tec SM STAWTOPX WhRRAM OZZO PRM LAPL- DOCjR R tNT— TIUS IMEWT=, made this day of Aeg:vtr . 1959, tMt."T, IND--MXUZL SZWIS and MAZAK 51=17,-Tro wife. or tne County of D640, state of Florida, (*Grantor*). and MATrO ATALK and MOPA AXMA. 'hiag wife, (*Gjant4W), whose mailing addrwam is 207 w4aahjnqton Stxovt,s imsokcioa, r1orids 3M4. tr KWISorris that maid Grantor, for and In oonsi6eratian of the sum of TEN ($10.00) DOLLAPS and other good and valuable qonskd*ration, to paid' ranter in hand paid by tba said Grant", the receipt whereof Is berg r adknowlod ' 4 has granted, bargained god gold to said Oventev, ZSn4 Oranta*lw b*?z*j&aced asaigna foreVeir. the followinS da4=1be4 land, grid to Wit, y *9 and b Ok being In Collier Colity jk, % �Ikvid 23, rnD WRIDOM Lot% 9, accordttng the Plat recorded in Plat AOQ a 36, of the Lx tie Records r 20 enquired by of 001111 to 2 Y. 3, 4:11z"Ory I Lo: a Ly t1al, Sou'l, t 4a tk Su'03oct tot 1. Tax** antaaae re r a yearn. I of I'm Co 3 conditions, Ares lotion: and record. It env. .4; '�,dczmid Grantor does hn��by, a ot a a title to said land, And will doiand the ma= again-it—= ful olftime of 411 person& Whomanever. IN WITSMM WHMOPI ard,"tor has hereunto oat arantor's, hand and 04*11 the day and year first above written. Signed,,vealed and delivered In the 0 CM l£Mn 4t f11 SZAKIS C. Th foregoing instrument was, aeknowledged before " this day of by "AMUZE, SMIN And KIRIAM qg�aj=-- �,r� - naz SMIN, ius- "It a .......... . .. I tLQ& 'y "go rao,7 10G I-c, S amh Rc�mfl Is Collier Cuunty'Fax Collector 3291 E Tamiami Trail Naples F-L 341 12-57582010Tax Roll Inquin System Print this .12�,�te MATION VROPUJUA INFORMATION' %TVO & NORA ING-MIN AWI L I mt- XAJIMDEN 01-K 4 LOIT t. M-8 ,rin*N Pap: I of I lOG 66C To U10--j tj�, EgL�cj I rifortnation 1 2003 lIgm] Inforni92 ;Qr-A Urcel Infoaliation 12005 pare_ t naion 12008 IIarrel 113fon ' .na=, 2009 Parcel Informlion Last Updated: 09119�TO I I 5:000 9/20/201 i ArcGIS Explorer Online am Page I tic I IOG hitp://cxplomr.arcgis.coni,'?oM-795a4fa88f3347abS,%dc4839fb-c24c4 9/19/2011 10G SUMMARY APPRAISAL REPORT FOR Client: Immokalee Community Redevelopment Agency Subject: Vacant parcel located at the NW corner of N. 1st St. and W. Main St. in Immokalee, Florida AS OF 03 NOVEMBER 2011 AT THE REQUEST OF CHRISTIE BETANCOURT ADMINISTRATIVE ASSISTANT 1320 NORTH 15th STREET, SUITE 2 IMMOKALEE, FL, 34142 PREPARED BY SUNSTATE APPRAISAL GROUP, LLC COMMERCIAL,, AGRICIJLTURAL AND RESIDENTIAL REAL ESTATE APPRAISERS PO BOX 93 ESTERO, FL 33929 (239) 405 -7074 #111188 —JL 10G TABLE OF CONTENTS PARTONE - INTRODUCTION . .............................. ............................... . SUMMARY OF IMPORTANT DATA AND CONCLUSIONS .................................. LOCATION MAP FOR SUBJECT PROPERTY ............. ............................... . NEIGIBORHOOD AERIAL PHOTOGRAPH .............. ............................... . SUBJECT ZONING AND FLOOD MAP DATA ............................................. SUBJECI'PLAT MAP .................................. ............................... STREET SCENES NEAR SUBJECT PROPERTY ........... ............................... . STREET SCENES NEAR SUBJECT PROPERTY ........................................... PHOTOGRAPHS OF SUBJECT PROPERTY ............... ............................... . PART TWO - -- PREMISES OF THE APPRAISALL ........ . .......................... I ............. 10 SCOPEOF WORK ............................................................ I...... I CLIENT, USE AND INTENDED USERS .................. ............................... l I PURPOSE OF THE APPRAISAL ......................... ............................... 11 DEFINITION OF MARKET VAT. UF ....................... ............................... 1 I APPRAISAL EFFECTIVE DATE. . . ................................................ I ... 12 DATEOF REPORT ...................................................... I ........... 12 ESTATE APPRAISED ................................. ............................... 12 PERCENTAGE OF OWNERSHIP INTEREST .............. ............................... 12 PERSONAL PROPERTY APPRAISED... . ............ .......................... ....... I2 PART THREE - PRESENTATION OF DATA .................... ............................... 13 INFLUENCES ON VALUE ......................... . ... ............................... 14 AREA INFORMA. TION ................................ ............................... 14 NEIGHBORHOOD INFORMATION.. - . . .............................................. 15 IMMEDIATE NEI( 11BO RI100D ........................ ............................... 18 LEGAL DESCRIPTION.. . ...... .................. I - - I I ......... I ................... 18 PROPERTY INFORMATION ...................... ............................... 1.- 19 ESTIMATED IMPACT FEE CREDIT ..................... ............................... 19 ENVIRONMENTAL. CONTAMINATION . ................ ............................... 20 NATURAL RESOURCE CONCERNS ..................... ............................... 20 GROWTH MANAGEMENT PLAN AND ZONING .......... ............................... 20 PUBLIC UTILITIES ANT) CONCURRENCE ............... ............................... 21 ASSESSMENT AND TAXES.... . ..................... .......... ....... ......... -, 21 CENSUS AND FLOOD ZONE DATA ....................... .............................21 APPARENT OWNER OF RECORD . ..................... ............................... 21 TRANSACTIONAL HISTORY OF SUBJECT PROPERTY .... ............................... 22 CURRENT STATUS OF SUBJ ECT ....................... ............................... 22 PART FOUR - ANALYSIS OF DATA AND CONCLUSIONS ........ ............................... 23 I-IIGIIEST AND BEST USE ............................. ............................... 24 CONSIDERATION OF APPROACHES . .................. ............................... 24 SALES COMPARISON APPROACH ..................... ............................... 25 VACANT LAND COMPARABLES ....................... ............................... 27 LAND SALES ADJUSTMENT GRIT) ..................... ............................... 33 PRELIMINARY ESTIMATES OF MARKET VALUE ........ ............................... 36 FINAL ESTIMATE OF MARKET VALUE..... . .......................................... 36 ADDENDA CONTENT'S . ........ ............................... I ............................ 37 10U PART ONE - INTRODUCTION 106 SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value Riven is the final, rounded conclusion of the appraisal. To use this summary without first reading the appraisal report may be misleading. PROPERTY APPRAISED A vacant parcel or commercial land with an area of 25;300 square feet (0.58 acre) located at the N W corner of the intersection of N. l "Street and W. Main Street in Immokatec, Florida. PROPERTY ADDRESS No Physical Site Address PROPERTY" STRAP # 81681720003 and 81681960009 APPRAISER John W. Loukonen State-Certified General Real Estate Appraiser RZ3317 SCOPE OF WORK A11 applicable: approaches to value were developed. The appraisal results are presented in a summary format. PURPOSE OF THE APPRAISAL Estimate market value. INTEREST APPRAISED Fee Simple CLIENT, USE AND INTENDED USERS The client is Immokalee Community Redevelopment Agency. The appraisal is intended to be used for possible asset acquisition. The intended user is Immokalce Community Redevelopment Agency. APPRAISAL EFFECTIVE DATE 03 November 2011 DATE OF REPORT On or about 03 November 2011 ESTIMATE OF VALUE $290,000 EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS None This is a Summary Appraisal Report which is intended to comply with the reporting requirements setforth under Standard Rule 2 -2(b) of the Uniform Standards of Professional Appraisal Practice for a Summary Appraisal Report. As such, it might not include full discussions of the data, reasoning and analyses that were used In the appraisal process to develop the opinion of value. Supporting documentation concerning the data, reasoning and analyses is retained in the appraiser's rile. The information contained in this report is specific to the needs of the client and for the intended use stated in this report. The appraiser is not responsible for unauthorized use of this report. Standard Assumptions and Limiting Conditions are included in the Addendum. COMPI'I'ENCY RULE DISCLOSURE The appraiser is c0111petent to appraise commercial property and has appraisal experience and knowledge in and about the subject market area. PRIOR VALUATION RULE The appraiser has riot appraised the subject within the last 5 years. 2 � i".1 LOCATION MAP FOR SUBJECT PROPERTY AtT 29 ALT subject o 1A I miles 1 Um E lOG 10u NEIGHBORHOOD AERIAL PHOTOGRAPH IOG N C14 a i, �'9MMy4 t.y.� q W �• � 4:y. � h a or opm Now { t 3$ 2 i =77—i �w a gg .o 3 y w tr r r. a. ,l.P P f tx +M _. . Yk xa � r �, ati �� e' s♦ MYN4 + IOG R W b 0 'you y° '4 L b W ld ° tj L N w M N N •b N, CJ i� N d � w N ° o y M w o .,y N q O C'I rl N a� cl � O � o O y v a' y co G � G G .a b ti v o O �G o v -o 0 p F+ ID STREET SCENES NEAR SUBJECT PROPERTY 10G View Fast along Main Street and across signalized intersection with First Street. Suhject nut of view on left, View West. along Main Street of Intersection with lst Street. Subject is in view on right: past First Street:. A IOG STREET SCENES NEAR SUBJECT PROPERTY View South across Main Street intersection. Subject is out of view _right. .} ` . } A i / »y: 8 � IOG PHOTOGRAPHS OF SUBJECT PROPERTY View NW from Main Street of subject SE corner. 'I'he green grass roughly marks the subject outline. View NE from Maui Street from subject SW corner. loG PART TWO - PREMISES OF THE APPRAISAL IOG SCOPE OF WORK. All applicable approaches to value were developed and the value conchsion reflects all known information about the subject property, market conditions, and available data. The scope of work was as follows: • Personally inspected and photographed the subject property and each comparable • Reviewed, aerial photographs, land development code, plat maps, zoning, impact fee credits, future land use, and other documentation provided • Reviewed how the property relates to its neighborhood and to the broader market area with emphasis with commercial uses • Researched the market area for sales and listings of vacant cornparables • Estimated the fee simple market value Prepared a summary appraisal report summarizing the appraisal assignment, the property appraised, the application of appraisal methodology, and the logical support for the value conclusion Sources of market data included, but were not limited to, local and regional MLS systems, LoopNet, the public records, the files of real estate brokers and my appraisal tiles. CLIENT, USE AND INTENDED USERS The client is lmmokalce Community Redevelopment Agency. The appraisal is intended to be used for determination of market value for possible asset acquisition . The intended user is lmmokalce Community Redevelopment Agency. PURPOSE OF THE APPRAISAL The purpose of the appraisal is to estimate market value. DEFINITION OF MARKET VALUE The most. probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consurnmation ofa sale as of a specified date and the passing of title from seller to buyer under conditions whereby: a. Buyer and seller are typically motivated; b. Both parties are well informed or well advised, and each acting in what he considers his own best interest; G. A reasonable time is allowed for exposure in the open market; d. Payment is made in terms of rash in U.S. dollars or in terms of financial arrangements comparable thereto; e. The price represents the normal consideration for the property sold unaffected by special creative financing or sales concessions granted by anyone associated with the sale; M This is market value as defined by the Office of the Comptroller ofCurrency in 12 CFR, fart 34. It is the same definition referenced in the Uniform Standards of Professional Appraisal Practice (USPAP) and the most commonly used definition. The reasonable exposure time referenced in 0.) above is assumed to have already occurred as of the appraisal effective date. The assumed reasonable exposure time was 12 -18 months. The financial arrangements comparable to cash referenced in (d.) above are conventional commercial financing which, as of the effective date, was 60 -80% loan to value ratio, 15 -25 year amortization and interest rates ranging from 4.75% to 7.00% depending on discount points and risk as well as the borrower's relationship with the lender. The typical commercial loan is set up for a three to five year balloon, APPRAISAL EFFECTIVE DATE The effective date of appraisal is as of 03 November 2011. DATE OF REPORT This appraisal report was written on or about 03 November 2011. Fee simple interest. ESTATE APPRAISED PERCENTAGE OF OWNERSHIP INTEREST The percentage of ownership interest appraised is 100 percent. PERSONAL PROPERTY APPRAISED No personal property is included in the estimate of value. 12 10G loG PART THREE - PRESENTATION OF DATA 13 IOU INFLUENCES ON VALUE Appraisal of the value of real property involves both the physical real estate and the intangible rights of ownership. The ultimate value of both is influenced by the social, economic, governmental and physical conditions of the area surrounding the property, Properties that are very much alike may have considerably different values due only to their geographical location and the economic level of their particular area. information in this report that describes the area surrounding the property being appraised is included to communicate the influence the area exerts upon the economic performance of the property, AREA INFORMATION Collier County The property is located in Collier County. Collier County is the most southerly county on Florida's west coast offering mainland coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With 2,025 square miles of land area, it is the largest county in Florida. About 60% of the land area is in public ownership, is set aside for environmental preservation, or is scheduled for public land acquisition. The region enjoys a climate that is classified as subtropical. Surnmers are relatively mild and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter, is one that attracts and is enjoyable to most people. The geography of the area runs generally northwest and southeast as indicated by the trend of the coastline. Beaches extend from the northern county lice south to Cape Romano and then, as the coastline trends further to the southeast, beaches give over to ma ngrovc islands and swamps. Moving northeastward from the beaches, elevations increase very slowly. Most of the county is less than 15 feet above mean sea level. Although changes in elevation are gradual, they are well defined by variations in vegetation, Much of the county is, or was once, wetland. The once plentiful marine resources are largely depleted, but still provide good sport fishing_ Population centers include the coastal communities of Naples, Marco Island and Everglades /Chokoloskee. lmrnokalee, the single large interior community, is located in north Collier County and is the agricultural center of the region. Most growth is accounted for by the heavy influx of retirement age persons. These are predominately active retired people who can afford a variety of recreational pursuits including boating, golfing and tennis. The strong attraction of these people to the beach results in exclusively residential development along the beaches and for some distance inland. Commercial zones are primarily located along arterial roads and inland away from the most desirable residential locations. A secondary population of service industry families lives throughout the area. These people provide the supportservices and local industries that cater to seasonal tourists as well as year round residents. The economy of Collier County is based on agriculture, tourism, construction and service industries. All of these industries have been negatively affected by the prolonged economic recovery. The construction industry has been the most devastated as few new residential and commercial projects come on -line. The greater Naples area is the focus of tourism and construction and it is the primary market for local business. Of the total county population, about 75 %, live in the greater Naples area. As late as the end of 2005, studies identified Collier County as one of the fastest growing counties in the State and among the fastest growing in Lite nation. Most of that growth was taking place along the northern and eastern fringes of the Naples area. More recently these outlying areas have also had the highest incidence of foreclosures and short sales. The MT.$ indicates that residential listings have declined since the inventory peak of 2008 -2009. Although inventory has declined, prices generally have retrained flat and stable since mid 2009. Growth is expected to continue once current economic conditions are improved and foreclosure and short sale inventory is fully absorbed. There is strong grass roots support for environmental issues and for less intensive development. Local politics are dominated by the struggle to achieve a balance between economic prosperity and preservation of natural resources. however, non - profit, County, and State preservation organizations have also struggled to maintain land acquisitions due 14 10G to lack of funding. Prices for raw acreage has fallen off dramatically since the peak of 2005. The most drautatic price decline was exhibited in outlying areas which was where the most price appreciation occurred, Acquisitions of land for mitigation and the transfer of development rights has waned in direct relation to the residential market. Presently, the residential market is segmented with most neighborhoods experiencing price stabilization after steep declines. Throughout the residential market, investors and end -user buyers are buying foreclosures and short sales. Inventories appear to be shrinking with the latest foreclosure moratorium set by a few large banking firms. With shrinking inventories, home pricing is expected to gradually increase to levels similar to normal cost - depreciated values resulting in an erosion of external market obsolescence. Since early 2006 the volume of commercial market activity has been lour. Prices has also followed a downward trend and have followed a similar path as residential property. Most all commercial segments have experienced significant value declines. The poor job market has resulted in distressed sales which have been the primary driver behind these declines. Without a resurgence of [tie local economy through job creation the middle and lower class areas will continue to be depressed. The more affluent areas will continue to do okay as domestic and international investment: has helped slow down declines in high end real- estate. NEIGHBORHOOD INFORMATION Immokalec Area Information The property being appraised lies within the Immokalee Planning Community which is a 26 square mile area centered on the unincorporated community of Immokalee. Immokalee is located in north central Collier County approximately 25 miles cast of the Gulf of Mexico, six miles south of the Collier County -Hendry Comity line and l8 miles north of I -75. With the County's formation in 1923, Immokalee was the only non - coastal settlement. Today it remains the only interior community of considerable size, Immokalee was fairly isolated from the coastal area until the Immokalee Road (CR- 846) was rebuilt and resurfaced in 1955 -56. With major improvements to the transportation system, Immokalec became a thriving agricultural center for cattle, citrus, vegetable farms and cypress timber. There are two main roads that provide access to Immokalee. The first is Immokalee Road (CR846) which runs from Naples to Immokalee and out east through ag -lands towards Clewiston. From Naples this route is 4 to 6 lanes out 1 -15 miles cast to the County fair grounds. The rernaining +16 miles to Tmrnokalee is a 2 -lane route that is heavily traveled during morning and afternoon rush hour. The second arterial road is State Road 29 (Main Street.) which runs through Immokalee. Outside of town SR29 runs south from Immokalee to I -75 and Everglades City and north through ag -lands to l,allelle in flendry County. State Road 82 intersects State Road 29 Smiles north of Tmmokalee providing a +/ -25 mile route to greater Fort Myers. The state and county road system leading to Immokalee is in good condition. Over the next few years the FDOT has plans to widen roads and provide a bypass route around the town construction is expected to begin 2012. The Immokalee urban area traffic network branches off the main arterial road of Main Street (SR29) and CR846. The town's 2 -lane collectors comprise of several roads; New Market Road /Westclox, a northwest /southeast neighborhood collector that passes through industrial areas and residential neighborhoods; Immokalec Drive, an east /westneighborbood collector serving old and newly developed residential districts west and east of SR -29; First street connects Main Street and cornrnercial areas of New Market Road; and Lake Trafford Road an easi/west collector connecting commercial and residential devclopmentfrom Lake Trafford toNe,,vMarkctRoad, T3eyondthecollectors are residential roadways. Most roadways are asphalt paved and others time rock material. Non - "planned unit development" streets are typically laid out on a grid pattern. Overall connectivity is good, but the community remains segmented by drainage systems. Immokalee is the agricultural center of an area that includes parts of Collier, Lee, Glades and Hendry counties. The economy is dominated by the agricultural industry which employs over a third of the working population in ranching, truck farms and citrus. This industry has made Immokalee on of the leading domestic producer ofwinter vegetables for the eastern region of the United States. Most of the land and agricultural business is vested in a few large corporate - owned enterprises with annual local sales well over tens ofmillions of dollars. Immokalee is also home to the Seminole Indian Casino, which attracts many visitors from around greater Naples and Fort Myers area. 15 IOG Historically, residential development was confined to the downtown area. In the mid 2000's, this trend changed with the approval of new projects and Planned Unit Developments and with the increased development in the Lake Trafford Road corridor. 'rho commercial area is principally strip zoning along segments of CR846, SR29, Lake Trafford Rd, First Street, and New Market Rd. Itrunokalee has a large industrial component that is located on the east side of town where processing plants, packing houses and agri - industrial uses are located. The Public Facilities category is composed of the Immokalee Airport, the University of Florida Institute of Food and Agricultural Science (IFAS) experimental firm, Pepper Tree Ranch Conservation area, schools, jail, and other government facilities. The Seminole Indian tribe and reservation has been a growing and prosperous area of the community. Most tribe members receive a generous dividend from the gambling proceeds. Land in the Immokalee area ranges in elevation from about 25 feet to 35 feet above sea level. Typical vegetation is pine and palmetto flat woods interspersed with marshy ponds, hardwood hammocks, and occasional cypress strands. There is a remnant of the water oak and sand pine community in this area. Surface drainage is relatively slow through a system of natural sloughs enhanced by shallow canals and ditches. Vacant land in Immokalee exists as large tracts and small individual lots. The developed area downtown is about 65% built up with many small vacant lots and tracts scattered throughout the platted downtown area. Land outside the urban area is over 90% vacant as it is used for agriculture or conservation. lmmokalee is an area of housing diversity ranging from large ranch style homes with acreage to large PUD developments with medium density single family and/or multi - family units, to low income migrant labor camp housing that rents to individuals or families on a weekly or monthly rate. Some areas are kept clean and maintained properly while others suffer from severe dilapidation resulting in health code violations, incompatible land uses, and the accumulation oftrash, junk, and crime. There is a concerted County effort to remedy this situation without displacing the indigent population which has no where else to go. As a result, development of subsidized housing projects significantly rose over the lasts decade. Few of these projects continue to be under construction, but there is an evident slowdown as the demand for migrant labor has weakened with a decline in citrus and vegetable production. In general, the density of residential development is relatively high and there are many low rent substandard structures directly competing with newer subsidized migrantand low income housing projects. Low income housing in Immokalceis in an oversupplied condition even during peak harvest season which has increased peak vacancy rates and decreased rents. County Code Enforcement has recentlybeen a topic of heated debate as the County pushes to remove "blight." The term "blight" is undefined. County Code Enforcement, therefore, uses its discretion in determining whether there is "blight" on a given property. Mobile home park owners and commercial business owners have been cited by County Code Enforcement for "blight." This has resulted in fines and contentions debate with the County Code Enforcement. In interviews with residential and commercial property owners, these owners feel the latest land development code contains affluent standards, which, when applied to a low income area, is not practical and sevemly limits financial feasibility for existing and new construction. "Blight" and "vested legally non - conforming use" appear at odds in the Immokalee area. W itlt regard to existing structures and uses, it is imperative that due diligence be performed to ensure whether any aging substandard residential or commercial property is a "vested legally non - conforming use." This due diligence should include, at the ]cast, consultation with an attorney that is familiar with the land development code, as well as consultation with the County Attorney regarding the County's opinion on the continuation ofvcsted non - conforming use and whether any existing or potential code violation exists. however, as noted above, confirmation that the property is a "vested legally non - conforming use" does mean that the properly may not he considered "blight." An opinion on the continued or anticipated use of the property as it relates to County Code Enforcement is beyond the scope of this appraisal, and the undersigned appraiser makes no guarantees and is not liable for any actions taken by County Code Enforcement or other government body with regard to the future or anticipated use of the property and any finding thatt:ho property is "blight." Public water and public sewer service is available throughout the business district and industrial areas. Most residential neighborhoods are served by public water and public sewer although there are exceptions and in some areas where service is available units have not been connected into the system. The Collier County School Board operates four elementary schools, one middle school and one high school. 'These schools are located within walking distance of most of the urban area and are easily assessable by those who require transportation by school bus. Park and recreation facilities are generally associated with the public schools. There is one 25 acre community park adjacent to the high school in the downtown area. Lake Trafford, which lies at the western boundary of the Immokalee Planning Community, is the largest lake in Collier County. Historically a provider of boating, hunting and fishing recreation, the lake has fallen into disuse as a result of aquatic weed control efforts that upset 16 10G the natural balance. Overall, access to public schools, churches, employment centers, stores and recreation facilities is good. The estimated 2008 permanent population of Immokalee was 29,353. However, the population nearly doubles during the winter months due to agricultural seasonality. This increase occurs during the winter and spring when the harvest season for vegetables and citrus is at its peak. The 2008 projected peak season population for Immokalee is 44,353. Population demographics are considerably different from Collier County as a whole. The 2000 Immokalee median age was 24.7 years while the Collier County 2000 median age was 44.1. In 2000, 65% of Immokalee's population was of Ili span ic origin, which maybe of any race, in comparison to 19.6% of the remainder of Collier County's population being of Hispanic origin. The 2000 Household Median Inoome in Immokalee was $24,315 in comparison to Collier County's median household income of $48,289. According to the 2000 U.S. Census 39.8% of the population was below poverty level. Whereas the Collier County average household remains just under 2 per dwelling unit, in Immokalee it exceeds 4 per unit. The Immokalee area agricultural economy is typically more stable than that of the coastal community, However, due to poor consecutive agricultural seasons, diseased citrus crops, and the overall US economy the real estate values in all segments have fallen to levels last seen in the early 2000's and late 1990's. Newer residential development has suffered the greatest value decline. Newer homes that once sold in the mid $200's in 2006 arc now selling between $50,000. 570,000, well below the current cost of construction. Lack of affordable housing is no longer the issue it once was 5 years ago. With County and State funded low income and migrant housing projects still tinder slow construction the housing market is oversupplied. The market price of lowest entry point level housing is about $14,000 for a 20 -40 year old mobile home traitor on a small hot, Thcrc is sufficient inventory or, the market to keep housing prices depressed for at least another 12 months. However, over the last 18 months, prices have stabilized at current levels. Residential rents have also fallen 15 -30% river the last 4 years. Multifamily residential units rent for about $500 -650 per month. Single family homes can rent anywhere from $500 to $1,100 per month with mobile horses representing the low end and 2007 Arrowhead site built homes representing the high end. Over the last 2. years, rents for migrant laborers has fallen from $50 -65 per week per bed to $35 -50 per week per bed. The higher end represents County run migrant camps and good condition privately owned and operated camps. Commercial real estate in Immokalee boomed with several new projects duringthe mid to late 2000's. Vacant land values for prime retail locations reached a price range of $12 to $21 per square foot during the peak with the high end of the range representing a corner lot sale located at First Street and Main Street. There have been a few vacant commercial land sales over the last 24 months with sales primarily between $348 per square foot with no prime corner lots included in the data set. Vacant land with industrial or retail potential and with limited exposure appears to be selling from $1 to $3 per square foot. Recent sales of improved retail with good exposure is limited with one sale representing $87.10 per sq.ft, for an old retail strip center unit, Agricultural packing sheds are selling between $55 and $75 per square foot with the low end representing REO sales. Purchasers of most agricultural assets are classified as out of state agricultural organizations. Asking prices for listings are higher than recent respective sales. Given the few sales and listings available it does appear that commercial prices have stabilized. Vacant commercial retail listings and for sale by owner range from $3.74 per square foot to as high as $11.86 per square foot with the high end of the range represented by a prime 0.58 acre corner location at Main Street and I"Street. Lease rates for unproved industrial and retail rental rates vary from 55.00 per square foot to $13.00 per gross square foot. Vacancy rates for agricultural related industrial use is less than 5% as the produce re- packing business seems to flourish year round. On the other hand retail store fronts are experiencing higher vacancy rates estimated to be 20 %. This higher vacancy rate is attributed to the past three seasons having odd consecutive freezes. This spin of bad luck put small retail operators outof business due to lack of harvesting jobs needed to support local business. Landlords indicate that most retail tenants struggle to make rent payments during poor agricultural seasons. Industrial agricultural produce re- packing /distribution businesses seem to be one of the few business able to pulling through the tough economy us they can source produce regionally to supply customers year round. New construction overthe last 6 -36 months commercial construction has been limited, However, currently there are four commercial projects underway and include: construction of a 9,100 sqft. Dollar General retail store, located at Lake Trafford Read and SR29; State construction of new agricultural warehouse space on the State Farmers Market off New Market Road; new construction to expand a locally owned restaurant on New M arket Road; County construction of a large Industrial manufacturing facility located on the Airport property (lease status to a local manufacture is unknown at this time). Essentially most of the construction is government funded which means private sector construction is still sluggish. There are some bright: spots for Immokalee's economy with expansion ofSem inole Gaming and the development of Ave Maria six miles south on Camp Keais Road. The Ave Maria community includes an entire town and a University. Ave 17 IOG Maria totals about 5,000 acres, of which nearly 20% has been designated as the University campus. When completed, the Town will contain some 11,000 residential dwellings in a wide variety of price ranges and neighborhoods. From rental apartments to condominiums, and from starter to estate homes. The goal of the University is to become the major Catholic University in the south, with some 5,000 graduate and undergraduate students. The first phase of the University and Town, including representative housing and commercial areas opened in mid 2007. Overall, lnrrnokalee is still dominated by agricultural industry and to a growing extent by proximity to the coastal community. The town is experiencing one of the longest and deepest trough cycles in decades due to the combination of the US economy and 3 consecutive seasons of low crop yields. The outlook is one of optimism as such low points historically leads to new growth opportunities for national or international agricultural investment. IMMEDIATE NEIGHBORHOOD The neighborhood is a mixed use area that centers along the eastlwest corridor of Main Street and northtsouth corridor of First Street in downtown Irnmokalee. The streets are laid out on a grid system that feed into Main and First Street. Property fronting along Main and First Street are zoned for strip commercial use and range in depth between 100 to 200 feet. Some of this commercial property is underused and remains vacant or as old residential property. Property behind the commercial strip are older residential and mobile home parks abutting commercial development with little or no buffering. There are few sidewalks and minimal street lighting off of Main and First Street. Open drainage systems are seen in much of the area. Residential development is typically high to medium density multi- family complexes, single family homes, and older legally nonconforming tenant leased mobile home parks. Much of the housing in the area is in need of rehabilitation. Main Street and most of First Street are four -lane landscaped and lighted median routes. This is the oldest portion of town and is roughly 75% developed. The roads are at their maximum widths as old buildings sit near the road's edge. Most of the buildings are over 45 years old and are legally nonconforming to current development standards. Redevelopment of the area by private land owners seems to be at a standstill as County requirements involve re- engineered site development plans which are too complex and costly endeavors for small businesses. The Immokalce Community Redevelopment Agency is promoting conformity through re- development incentives. Grants are offered in tluc amount of$20,000 to improve commercial building facades. There is some scattered participation in this program. Overall there is very little new development in the immediate area. The latest building constructed was a Family Dollar retail store in 2007. Agricultural labor with limited transportation is the main composition of neighborhood residents. During peak harvest season (Oct -May) the immediate area is inundated by Mexican, Guatemalan, and Haitian migrant populations requiring close proximity to local ag- packing facilities or local crew bus pick -up points for field harvesting. Small local and large regional commercial businesses support the majority of the neighborhood's needs. Small retail shops are about: 50% owner occupied family businesses. Commercial businesses run the gamut from ethnic restaurants, grocery, hardware, clothing, furniture, thrift, and auto parts. Employment centers are produce packing and shipping operations that operate during harvest season. The general appearance of properties along the segment of this commercial corridor is one of au older, less attractive community. Commercial re- development has been slow and erratic largely because the area lacks a supporting year round economic base. In the short run new development and redevelopment is likely to occur at a slow pace. In the long run, near by development of Ave Maria and recent state law approvals for Seminole Casino gaming expansion could spark art increase in demand for residential and commercial development, but that still remains to be seen. LEGAL DESCRIPTION Lots 8i 1�9;t�'� 2 and 23, 131oca� ��, ry, D WRx10i?GN', a000r n1.:tcx that Flat thereof,; ate reontd@4 in Plat Auk,,,?, at ,.t+age 360 of the'I pu% ie Records of C911i4r �Co�nty; -TIorad&- Less tfie Boutb 20 fee ti of "Loto 2 ' ni 3, pr+ vi F axyy a galre�l by the Bt'ke$ �tttdf. IeCtSti vdt,.° IB The site address is as follows: There is no physical address Site PROPERTY INFORMATION 1G.. The subject site is a vacant rectangular shaped parcel with 25,300 square and sits at NW corner of the signalized intersection of North Ist Street and W. Main Street. The site fronts the west side of I" Strcet for 230 feet and fronts W. Main Street for 110 feet. Access is currently along 1st Street as there is no curb 30 feet north of Main Street. Legal access for development may only be granted along First Street given the close proximity to the signalized intersection. It is unclear as to what the County would allow for new development.. Full access could be granted at the north end of the subject. If not, legal U -turns can be made along First Street at North 2 "d Avenue 1400 feet north of the site for south bound ingress, North bound egress may be possible as it is currently physically possible. The site enjoys some of the best exposure to local traffic in lmmokalee. Sidewalks are available along the east and south boundary of the site. The land is level in terrain and has an elevation of about 35 feet above mean sea level (NCTVD). The entire site is filled to road level. The fill is attributed to old development that has been demolished. According to the County property record card the site has been improved with four separate i nil) rove rents. Discussion of these old improvements will be in the impact fee credit section of this appraisal, Old water and sewer hook ups could not be found on the subject. The appraiser was unable to locate these utilities. The property record card shows a diagram of an old pump house that may have been a source of water for the old nnp rove ments. Public water, electricity, telephone service and TV cable are available. Drainage appears to be good. Surrounding uses are retail, office, and residential uses, ESTIMATED IMPACT FEE CREDIT Also important to value, but not necessarily part of market value, is the vested impact fee credit that runs with the land. Based on county permit records there arc 4 structures that have been demolished. On 14 Novccmber201 1, discussions with the County Impact Pee Coordinators, Craig Davis and Paula Fleishman, indicate that the old demolished subject improvements will receive an impact fee credit, According to the County property record card demolished buildings include: 1. Retail Store with 3,232 sq.ft. demolished in 1973 estimated impact fee credit is $45,131.78 2. Retail Store with 3,000 sq.tt. demolished in 1988 estimated impact fee credit is $41,892.12 3. Retail Store with 2,900 sq.ft, demolished in 1988 estimated impact fee credit is $40,495.72 4. Five apartments with 320 livable sq.fL ea. demolished in 1980 estimated impact fee credit is $48,008.80 if residential re- development occurs. if commercial re- development occurs the impact fee credit is less with no credit for school, library, and parks. The applicable commercial redevelopment impact fee is $29,833,73 These rates tore subjeetto change and in general have been on a declining trend over the last 3 years, The total estimated impact fee credit is $175,527.70 for residential redevelopment or $157,352.63 for commercial re-development. This credit is based on the impact fee calculator on the County web site. The appraiser spent some time with the impact fee calculator plugging in various potential uses for the subject, These uses were consistent with current development code and zoning. The impact fee credit appears to be sufficient to cover most all impact fees related most commercial uses, For more intense uses such as conveniences store and fast food restaurants the credit will cover over 70% -100% of the impact fee costs depending upon the size of the improvement. Therefore, the impact fee credit in relation to re- development is a value added component to the overall subject value. How much value added depends on the use chosen 19 10G for re- development and when the impact fee credits area realized benefit. This topic will be further discussed in highest and best use section of the appraisal and in the final indication of market value.. According to Immokalee Water and Sewer there are no utility impact fees. It is doubtful that the subject was ever connected to Immokalee utilities as there is record of a water pump house which may have supplied water to the demolished structures. The appraiser assumes there is no connectivity or meters to the existing water and sewer utilities. Such fees are minimal and have no bearing on this appraisal. EINVLRONMENTAL CONTAMINATION This is a factor of unknown risk. The property is not adjacent to, or associated with, any known contamination point source and the current use in not considered in a high risk category. Environmental contamination seems unlikely. Unless otherwise stated in this report, the existence of hazardous substances or environmental conditions including but not limited to asbestos, polychlorinated biphenyls, petroleum leakage, agricultural chemicals, urea formaldehyde insulation, lead paint, toxic mold, et cetera, which might or might not be present in or on the property were not called to the attention orthe appraiser. Nothing like this was discovered during the property inspection and no environmental assessment report. was made available for review. Such tests were not in the appraiser's required scope of work, the appraiser is not qualified to test for such subsumccs and conditions and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any such conditions that might exist, or for the knowledge and expertise required to discover them. The property was appraised as though uncontaminated and the value estimated is predicated on the assumption that there is no such condition on, in, or proximate to the property that would diminish value. NATURAL RESOURCE CONCERNS The entire site is cleared and mowed. '['here is nothing to indicate any natural resource concern. Unless otherwise stated in this report, I have not discovered, been told of, or received. documentation indicating any unusual natural resource concern that would tend to make this property more or less valuable than another. Specialized natural resource audits were not in the appraiser's required scope of work, the appraiser is not qualified to conduct such audits and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any extraordinary natural resource concerns, or for the knowledge and expertise required to discover them. The property was appraised as though there are no unusual natural resource concerns. GROWTH MANACEMENT PLAN AND ZONING The Collier County Growth Management Plan (GMP) refers us to the Immokalee Area Master Plan (TAMP) which sets forth the future land uses and policies governing development. The TAMP identifies the property as being within a designated Commerce Center- MixedUsc Subdistrict. This subdistrictisknownastheMain Street OverlaySub- district (MSOSD) The purpose of this district is to provide for and promote economic development and efficient delivery of goods and services through greater density and intensity that encourage dense, clustered development; incorporating smart growth principles; and by providing greater development flexibility. The subject has two different ,zoning classifications. The property is zoned "C -4 MSOSD "General Commercial and VR- MSOSD" Village Residential. Both classifications are within the Main Street Overlay Sub - District as show on the Wrap located in the Addendum. The subject northern 100 feet is zoned VR- MSOSD, depicted as the hatched mark area on the overlay. The hatch mark area allows conunercial activity up to a maximum intensity of C -1 "Commercial 20 Professional and General Office; District ". The reason for low intensity commercial is to buffer existing residential areas. The Main Street Overlay supersedes the VR zoning which only permits intense residential development. The C-4 zoned portion (southern 130 feet of the subject) allows for more intense and wider array of permitted commercial uses. A copy of applicable sections of the IAMP's "MSOSD "descriptiott and descriptions of VR, C -1, and C-4 zoning districts are included in the Addendum. PUBLIC UTILITIES AND CONCURRENCE The full range of utilities including sewer, water, electricity, telephone and TV cable are available. Adequate capacity exists to support full utilization of the site. The service levels along the adjacent road system are within acceptable limits as defined by Collier County. There are no concurrence issues adversely affecting this property. ASSESSMENT AND TAXES By statute, real estate in Florida is assessed at 100% of fair market value as of January 1 of the tax year. Certain di6Ce)unt.s are allowed which represent costs of sale. The Collier County property appraiser applies statistical methods to assure that assessments comply with standards established by the Florida Department of Revenue, The tax assessment is usually not a reliable indicator of market value, The subject is assigned three identification numbers and is cumulatively assessed as such. The 2011 assessment was: Land $ 37,950 Improvements 0 Total $ 37,950 'faxes $554.27 (March payment) CENSUS AND FLOOD ZONE DATA The data pertaining to the subject property is., National Flood Insurance Program Flood Insurance Rate Maps Revised November 17, 2005 Community — Panel Number — 12.0067 150G Flood lone. D — An area of undetermined but possible flood hazards. APPARENT OWNER OF RECORD The suhiect is owned by two separate owners. Each owner owns a separate parcel ID Al. Parcel ID # 81681960009 Ayala, Mateo & Nora 207 Washington Ave lmmokalce, FL 34142 21 IOG Parcel ID # 81681720003 Ayala, Cara A 207 Washington Ave Immokalee, FL 34142 IOG According to the owner, the two owners are prepared to sell the subject together and not separate. TRANSACTIONAL HISTORY OF SUBJECT PROPERTY No prior transactions over the past 5 years. CURRENT STATUS OF SUBJECT According to discussions with the owner and the appraiser's files the property has been posted "for sale by owner" for about 12 months. According to the appraisers files and discussions with the owner in January 2011 the subject asking price was $250,000 or $9.88 per square foot. As of I 1 November 201 1 discussions with the owner indicate the property asking price is $300,000 or $11.86 per square foot. The owner indicated that the property has not been listed by areal estate agent and it is not currently under contract. The owner said that they have been approached by the. County for possible purchase, 22 10G PART FOUR - ANALYSIS OF DA'T'A AND CONCLUSIONS 23 HIGHEST AND BEST USE Definition Highest and best is defined as follows: 10G The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest, value. The definition is taken from page 171, The Dictionary of Real Estate Appraisal, third edition, published in 1993 by the Appraisal Institute. Analysis - Physically Possible - County setback requirements for development indicate that the site is large enough to support a variety of commercial uses for a single or multi tenant user. See "C-4" General Commercial district setback requirement in the Addendum. Legally Permissible - Surrounding cotnmerciul development and excellent corner site exposure suggest some type of commercial development driven by high exposure. "C -4" General Commercial zoning permits a wide variety of commercial uses. The Main Street Overlay Sub- district (MSOSD) restricts some C -4 commercial uses such as auto repair and fuel station As earlier mentioned the MSOSD eases restrictions of the residential VR zoning by permitting C -I commercial. Essentially the entire site can be developed with commercial use with intense commercial use focused on the southern 130 feet. A well engineered SDP could place low intensity portions of the SDP within the northern 100 feet to satisfy site development plan requirements for parking open space and drainage. . Financially Feasible - Downtown multi- tenant retail and office space appears to he oversupplied as vacancy rates are high and rents are depressed. The site is too small for regional retail space that has grown over the last 5 years with new Dollar General and Family Dollar stores. With the MSOSD eliminating fuel service and automotive repair there are few exposure driven uses to choose. One could be a small convenience store /pharmacy or another nation al franchise fast food restaurant with drive through. The local Burger King, McDonald's, Wendy's, and Popeyes' appear to be financially feasible as they continue to remain in business. With the high exposure, high concentration of migrant foot traffic, and close proximity to employment centers, the site could viably support such commercial uses. Maximally Productive - The highest and best use of the site is to develop with a commercial use that can benefits from high traffic exposure. With respect to the County proposing a park for the subject site, such development should be legally permissible. Public Parks are not associated with financial feasibility and are tnore dependent upon County budgetary expenses for park maintenance which is beyond the scope of this appraisal. CONSIDERATION OF APPROACHES Only the sales comparison approach is applicable to the vacant subject site. 24 IOG SALES COMPARISON APPROACII Introduction In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally similar properties is used and comparisons are made to demonstrate a probable price at which the subject property would sell if offered on the market. This approach is particularly strong when comparable sale data is plentiful and there is good conformity among properties in the neighborhood. Following is the procedure to be followed in developing this approach: 1. Research the market to gather information on sales, listings and offers to purchase properties similar to the subject. 2. Verify the information as to factual accuracy and arm's Iength market considerations. 3. Identify relevant units of comparison and develop a comparative analysis for each unit. 41 Compare the subject with comparable sale, properties using elements of comparison and adjust the sale price of each comparable appropriately. 5. Reconcile the various value indications produced from the analysis of comparables into a single value indication or a range of values. 'The outline developed above is developed in detail on the following pages. Land Sales Data A search was made for land sales comparable to the subject site. 'Three closed sales were identified as the best available for analysis. No comparable listings with offering prices below values set by the most recent sales could be found. The data was limited as there have been few recent commercial vacant. land sales. There is one recent sale that deserves mentioning as it could raise questions to value. This sale is the bank sale of the cat-wash on SR29 which was verified to be a foreclosure distressed bank sale. Such sales are not indicative of market value as the short marketing time and low price is representative of a liquidation value and not market value. A copy of the car was sale is included in the Addendum. Dollars per square foot of unit area was selected as the unit of comparison best adapted to this property type. It is the unit of comparison most often used by local buyers, sellers and brokers. Data for the comparable sales is given on the following pages, Hach comparable is identified by number which will be used throughout the analysis. The location of each comparable can be determined from the map following this page. 27) LOCATION MAP FOR SUBJECT AND VACANT LAND COMPARABLES 20 10G 10u VACANT LAND COMPARABLE 01 LEGAL: Lengthy legal subject to easements and restrictions; Public Records of Collier County, FL. 00122840009 No Site Address on W. Main Street OFF. REC. BOOK -PAGE: 4561 -1319 DATE OF CONTRACT: Unknown LISTING PRICE: Unknown GRANTOR: Shirley M. Brown PO Box 5155, Immokalee, Fl_. 341-12 SALE PRICE: $232,500 DATE OF RECORDING: 4 -30 -10 DAYS ON MARKET: Unknown GRANTEE: Collier County Redevelopment Agency 310 Alachua Street, Immokalee, Florida 34142 VERIFICATION: On 14 January 2011 . the sister (Terri Brown) of the owner verified the sale as an arm's - length transaction. She said the County intends to build a public park on the property. FINANCING: Cash to seller. CASH. EQU1V. PRICE: $232,500 AREA: 85,378 square feet (1.96 acres County Record not from legal) Break down: C-4 general commercial 1 15' frontage x 250'= 28,750 sq.ft, estimated; 33.67% RMF -6 residential 55,478 sq.ft. estimated; 66.33% UNIT PRICE: $2.72 per square foot TOPO- ELEVATION: Level: about 35 feet above mean sea level. DRAINAGE: Average GROUND COVER: Mostly cleared LAND USE DESIGNATION: Commerce Center /Mixed Use Subdistrict ZONING: "C- 4- MSOSD" Main Street Overlay District & "RMF -6" Residential Multi- famiiy. The RMF -6 zoning is outside of the MSOSD overlay. The C -4 zoning is roughly one third of the total area_ IMPROVEMENTS: None UTILITIES: All available. PRIOR SALES; No prior transactions over the last 5 years. 27 IOG COMPARABLE 01 Roughly one third of the area is zoned C -4. The bisecting fence fine is about where the zoning changes from C -4 to R. MP -6 28 lOG VACANT LAND COMPARABLE 02 LEGAL.: Lengthy Legal; deed restricted parcel subject to a 15 foot access easement along the south boundary; Public Records of Collier County, FL, 52659910049 No Site Address off N. 15 °i Street OFF. REC. BOOK -PAGE: 4425 -0119 SALE, PRICE: $916,100 DATE OF CONTRACT: Unknown DATE OF RECORDING: 04 February 2009 LISTING PRICE: Unknown DAYS ON MARKET: Unknown GRANTOR: Okeechobee lnn, Ltd. (Reliance Bank) 802 NW Ist Street, South Ray, Florida 33493 GRANTEE: Suncoast Schools Federal Credit Union 6801 Fast Hillsborough Avenue, Tampa, Florida 33610 VERIFICATION: 19 October 2009, Scott Royal (partial owner grantor) verbitied sale as an arm's - length transaction. He said the bank plans to eventually build a bank building on the site. FINANCING: Cash to Seller CASH EQUIV. PRICE: $916,100 AREA: 72,995 square feet (1.67 acres) UNIT PRICE: $12.55 per square foot TOPO - ELEVATION: Level: about 35 feet above mean sea level; 2 -3 feet below road level DRAINAGE: Average; low area on western half. GROUND COVER: The western portion is less vegetated than the eastern portion. LAND USE DESIGNATION: Neighborhood Center ZONING: "C -3 SR29COSD" - Intermediate Commercial District/State Road 29 Commercial Overlay Sub- District IMPROVEMENTS: None. UTILITIES: All available. PRIOR SALES: No prior transactions over the last 5 years. 29 IOG COMPARABLE 02 30 10G VACANT LAND COMPARABLE 03 LEGAL: Lengthy Legal; Public Records of Collier County, FL. 00076560008 1011 North 15th Street OFF. REC. BOOK -PAGE: 4706 -0231 SALE PRICE: $385,000 DATE OF CONTRACT: 15 mos.prior DATE OF RECORDING: 27 July 2011 LISTING PRICE: 1Jnknown DAYS ON MARKET: 42 days on Loopnet GRANTOR: Mohan Raj and Kiruba Raj, husband and wife 4869 Southern Boulevard, West Palm Beach, FL 33415 GRANTEE: SR. 29 LLC. 2760 N University Drive, Davie, FL 33024 VERIFICATION: On 16 November201 1 Seller's agent Ken V ickerson with Intervest Realty Sources, LLC verified the sale as an arm's length transaction_ The sale was pending a 1.5 month County approval process for development of a 9,100 sq.lt. Dollar General retail store, No impact fee credits were involved with the sale. FINANCING: Sale financed as part of constriction mortgage for $1,295,000 CAS14 EQUIV. PRICE: $385,000 AREA: 42,000 square feet (0.964 acre) UNIT PRICE: $9.17 per square loot TOPO- ELEVATION: Level: about 35 feet above mean sea level. 1 -2 feet below road level DRAINAGE,: Good GROUND COVER: Cleared LAND USE DESIGNATION: Commercial Subdistrict ZONING: "C -4 SR29COSD" - General Commercial District IMPROVEMENTS: A 24 loot by 31 foot accessory barn for adjacent residential property. It has since been demolished thus, it provided no contributory value. UTILITIES: All available. PRIOR SALES: No prior transactions over the last 5 years. 31 COMPARABLE 03 32 IOG lOG 33 LANT) SALES ADJUSTMENT GRID Note: Plus Adjustrn4nts shown vAhout sign. Minus adjustments shown in( ITEM SUBJECT COMP #t CQMP#2 COMP #3 PROPERTYWENTIFICATION Ayala Collier Co, Rodev Suncoast Scht, CU_ SR 29 LLC NW Comer lst& Main W. MAIA stmot N- lath Street loll N, 16M stmirt SALE PRICE NIA $232,aGD "10,00D SM.000 COUDIT100S Of SALE Market matral Ma Amt MOW 0 0 BUILDWO IMPROVEMS1t1's No"* Uone, Ron* No Contribution rINANCINO Cash of Cash to Seller Cisb to Sellef ConAmclior) Loan Equivalent 0 D 0 ADJUSTED SALE PRICE WA 3k23ztw 11910MO, . 9385.004 Recording Data NIA .30•Apf,10 .04robim ,27,ful,ii Months Prior To Effective bats 03 -Nov-11 is.15 32.04 „3,26 MARKET CHANGE AOJUSTMENI RIA 0- 0229,000) 0 ADJUSTED SALE PRICE NIA 411232,400 1Ia$?x0 $385.000 Size In Squirt rt4i 25.300 05.370 72"15 4ZODD PRICE PER ACRE ? $2,72 "Al LOCATION 14W Cotner lot& Main W, Main Street 14- lath Stteet 0 lath Street EXPOSURE 0004 Auvaoi, Av*tA#t Average ACCESS Axeraso Avolailt Awigt Av#rsgo SUBTOTAL WIA $2,72 som $9.17 OF ILITIESARF RASTRUC TORE Public WAt4dSAWtf Public Wafe#Sewet Public WatodSowet P4jbfioWAt*#SokQof Acid solvi" OR Read SoMo* OR Road S•rvicir OR Road Stivite OR 0 0 COMPREHENSIVE PLAN/ Commove Cantv Cornm13% & RQsI4 Neighborhood Ctr. commercial ZONING C-4 &VRIMSOSO C-4 K4$OSD&RMF-0 C-3 MUCOOD, C-4 SWACOSD +al . 0 0 SIZE INSQUARS FEET 26,Ms+ft, 96.378 tq. it 72,005 sq, It 42.000 sq. it, SHAPEICONFIC-1.1 RATION Rectangular I(firoular RoctanowlAt flootanguill 0 0 . 0 PHYSICAL CHARACTERISTICS 1,0*14, 4A 35' MSL Level: +I. 3V M$L Ltvel; 0 361 MSL Lavel; +I- 35� MSL (T*rrain, Elevation, Vegetation Cleared Cleared 0I*s#*d&Ik4#dv*q Impfov*41 33 10G Discussion of Adjustments Usually, comparable sale properties are not exactly like the subject property. If a typical buyer would perceive the difference to be significant, then adjustment(s) must be made to the comparable sales so that in the end each offers a realistic indication of value for the subject. Adjusting comparable sales is a two step process. First, adjustments are made so that all of the comparable sales meet the standard ofa "market" transaction as outlined in the definition of market value. The first group of adjustments is made before the comparable sales are reduced to a common unit of comparison. Included at this stage are adjustments to bring historic sales current to the appraisal effective date. The second group of adjustments is made after an appropriate unit of comparison is chosen. 'these adjustments account for physical differences like location, physical characteristics and size. Sometimes adjustment is required for differences in the permitted land use (zoning) or in the availability of public services (infrastructure). When the adjustment process is complete, the unit value indications are reconciled and converted into an estimate of value for the subject. Conditions of Sale — This adjustment category is intended to account for a variety of factors that might affect the purchase price. 'These factors include, but are not limited to, fees or commissions not paid as part of the purchase price, personal property included with the sale of real estate and buyer /seller motivations inconsistent with the normal market that result in a premium or a discounted purchase price. None of the cornparables required adjustment in this category. Building Improvements - This category of adjustment is intended to account for the positive or negative contribution to value of building improvements included with the sale ofthe land. Buildings that make a positive contribution to the sale price require a negative adjustment. Buildings that are demolished and removed require a positive adjustment to account for demolition costs which are treated as part of the purchase price. None of the cornparables required adjustment in this category. Financing - .Adjustments in this category are intended to account for unusual terms of financing that are not considered equivalent to cash or conventional financing, Where conventional financing is not the norm, other terms of financing may be "cash equivalent" provided such terms are not so favorable that the purchaser is induced to pay a price outside of the normal market range. None of the comparable sales require adjustment in this category. Market Change — This adjustment is intended to account for changes in value resulting from the ebb and flow of market forces over time. This is often referred to as a "Time" adjustment. The more precise term is Market Advancement or Market Decline. Considered by this adjustment are the influences of local supply and demand as well as broader financial considerations such as inflation and recession. The market exhibited steep price declines from mid 2007 to mid 2049 and has since been followed by a period of price stabilization to date. Comparable 2 sold early 2009 and was most likely contracted 30 -90 days prior to this closing date. W ith the contractual and closing dates during the time of dramatic price declines a market change adjustment is required. In this category a negative 25% was made to comparable 2. l..ocation /AcceWExposure -- This category of adjustment reflects the impact on value caused by the advantages or disadvantages of a given location. The characteristics of location include access to the neighboring road system, traffic counts, corner characteristics, the amount of road frontage and the economic strength of the immediate vicinity. Occasionally, proximity to some desirable or undesirable geographic feature or manmade object is influential. Although the subject is on a corner lotwith superior exposure at the signalized intersection it is questionable if any access along Main Street would be granted given the narrow 110' frontage and close proximity to the signal. Subject access will most likely be allowed on first street only. Therefore, none of the comparable sales require adjustment in this category. 34 1OG Utilities /Infrastructure — This category of adjustment references the availability and adequacy of the road system, the public water distribution system and the public waste water collection system ofeach comparableproperty as it compares with the same services available to the subject property. None of the comparable sales require adjustment in this category. Comprehensive Plan/Land Use — This category of adjustment considers differences in the potential land uses (Comprehensive Plan) or in the specific uses (Zoning) to which a property could be developed. Differences in value between the subject property and comparable sales might exist because their highest and best uses are different as a result of government regulation though zoning and land use controls. Comparable I and the subject both have a tuix of commercial and residential zoning. However, the entire subject is within the MSOSD which allows commercial use for 100% of the site- Commercial zoning and MSOSD area for Comparable i is roughly 33 %. The remaining 67% is residential zoning with no guarantee or future land use designation for commercial use. As such the significant lower price paid for this comparable reflects a weighted average of commercial and residential zoning. Prices exhibited for vacant residential land is found to be around $0.39 per square foot. To make this comparable similar to the subject a significant adjustment was made to bring the residential portion up to prices reflected by a 100% commercial parcel. A mathematical formula was developed to estimate this adjustment. The formula factors the price and area of residential land and results in an adjustment that is the difference between the overall average price paid ($2,72psf) and the price reflecting the estimated price paid for 100% commercial. In other words, the resulting adjustment reflects the site as though it has a 100% commercial land use. With the majority othee comparable residential land a significant adjustment of 270% was required. Size /Shape — 'Phis category of adjustment addresses the affect on the marketability of a given property, because its physical size /shape might limit the physical utility, or because the size and term of the financial investment required of an investor /speculator is such that the unit price is reduced. None of the comparable sales require adjustment in this category. Physical Characteristics -- This category of adjustment: reflects the physical aspects of a property that impact its use for development. Physical characteristics include land elevation, soil conditions, drainage characteristics, threatened or endangered plant and animal species on the property and the extent and density of covering vegetation. None of the comparable sales require adjustment in this category. Recapitulation of data After making the adjustments discussed above, the comparable sales offer indications of unit value for the subject property as follows; Price Per Square Foot Sales Indicated For Subject $7.33 $9.41 $9.17 Reconciliation To arrive at a conclusion of value for the subject site, the indications of value are used to bracket the subject vacant land value estimate based on the how well each comparable reflects overall superior or inferior characteristics. 35 Comparable 3 is most like: the subject as it required no adjustments. It is the best comparable available and was heavily weighted at 70 %, Comparable 2 is the next best sale that required a large market time adjustment and was weighted 25 %. Comparable I required significant adjustment for land use limitations. Although this value indicator does not appear to be a good comparable, it was included for two reasons. For one, it was the next best comparable to use in a stagnate market. For two, this sale needed to be diffused as it does appears to be a similar comparable when realistically it is not thus, comparable l was weighted 5 %. Afteradjustments, the value indieatoni ranged from $7.3:3 to $9.41 per square foot and average $8.63. The weighted average results in a value indication of $9,14 per square foot. After all consideration, I settled on the weighted average at $9.14 per square foot. PRELIMINARY ESTIMATES OF MARKET VALUE Adopting a unit value of $9.14 per square foot results in an indication of value by the sales comparison approach of $231,242 (25,300 sq. ft. x $9.14 per sq. ft.). Estimate of Value Added for Impact _Fee Credit None of the comparables used in the sales comparable analysis had any signifi cant impact fee credits. With commercial development as the highest and hest use the estimated impact fee credit towards new commercial rc- development as of the effective date was $157,352.63 Full value recognition of this impact fee today can only be realized for proposed construction assuming the use would utilize the entire credit. However, there is no current proposed construction and given the slow economy these fees could only be realized after a 12 -I8 month marketing period and possibly another 12 -18 month period for the County SDP approval process thus, resulting in a possible 36 month hold period. W ith a 36 month hold period there is substantial risk associated with holding purchased impact fee credits. Rates have been in a declining trend over the last few years Even an impact fee moratorium to spur development is not impossible, The risk associated with holding substantial impact fee credits should factor: no current development plan, marketing time, SDP development time, declining impact fee rates, alternative development of low intensity commercial (lower impact fee requirements) and the rare possibility of a moratorium. For the present value calculation the appraiser estimates an excessively high risk discount rate of 40% over a 3 year hold period. The resulting not present value of holding the impact fee eredit over the next three years is $57,344. FINAL ESTIMATE OF MARKET VALUE Combining the subject preliminary market value with the net present value estimate of the impact fee credit results in the final indication of market value. As of 03 November 2011 the market value of the fee simple interest of the subject property is $288,586 ($232,2342 {- $57,344), rounded to $290,000 Sunstate Appraisal Group, LLC John W. Loukonen State - Certified General Real Estate Appraiser RZ 3317 36 IOG IOG ADDENDA CONTENTS (In order of appearance) Page Topic Page Count Assumptions and Limiting Conditions . ............................ ............................... 2 Certification.................................................. ............................... I EngagementLet ter ............................................. ............................... I Copy of IAMP's Main Street Overlay Subdistrict, .................... ............................... 4 Subject. C -I and VR, and C -4 Zoning Classification .................. ............................... 10 Impact Fee Credit Estimates ...................................... ............................... 1 Copy of Distressed Bank Sale .................................... ............................... 2 Qualifications of Appraiscr ...................................... ............................... I 37 10G ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser appearing in this report is subject to the following assumptions and limiting conditions. ACCEPTANCE OF AND /OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS. EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS This is a Summary Appraisal Report which is intended to comply with the reporting requirements set forth under Standard Rule 2 -2 (b) of The Uniform Standards of Professional Appraisal Practice far a Summary Appraisal Report. As such, it might not Include full discussions of the data, reasoning and analyses that were used in the appraisal process to develop the opinion of value. Supporting documentation concerning the data, reasoning and analyses is retained in the appraiser's rile. The information contained in this report is specific to the needs of the client and for the intended use stated in this report. The appraiser is not responsible for unauthorized use of this report. GENERAL ASSUMPTIONS AND LIMITING CONDITIONS 1. No responsibility is assumed for the legal description or for matters including legal or title considerations. Title to the property is assumed to be good and marketable, 2. The property is appraised free and clear of hens and encumbrances. 1. Responsible ownership and competent property management are assumed. 4. The information furnished by others is assumed to be true, correct and reliable. A reasonable effort was made to verify such information, but the appraiser bears no responsibility for its accuracy. 5. All engineering is assumed to be correct. The plot plans and illustrative material is included only to assist the reader in visualizing the property. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that might be required to discover them. 7. )t is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws. R. It is assumed that the property is either in compliance with, or is "grandfathered" or "vested" under, all applicable zoning, use regulations and restrictions. 9. It is assumed that all required licenses, certificates ofoccupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been, or can he, obtained or renewed for any use on which the value estimate is based. 14. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described, and that there is no encroachment or trespass. 11. It is assumed that the subject site and improvements are not contaminated by any hazardous material or toxic substance. During the property inspection I will be sensitive to obvious signs of contamination and I will report anything unusual. However, this appraiser is not qualified to render a professional opinion regarding the existence or the nature of hazardous materials in or on the subject property. If a definitive opinion is desired, then the client is urged to retain an expert in the field. 10 G 12. The distribution of the total value in this report, between land and improvements, applies only under the stated program of utilizatiou, The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 13. Possession of this report, or a copy thereof, does not carry with it the right of publication. 14. Unless previous arrangements were made, the appraiser, by reason of this appraisal, is not required to give further consultation, testimony, or to be in attendance in court. 15. Neither all nor any part of the contents of this report (especially any opinions as to value, the identity of the appraiser, or the firm with which the appraiser is connected) shall be disseminated to the public through advertising, public relations, news, sales, or other media without the prior written consent and approval of the appraiser. This appraisal for Collier Countywill be subject to Chapter It 9, Florida Statutes, also known as the "Public Records Law ". 10G CERTIFICATE OF APPRAISER I CERT1FY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF; I personally inspected the subject property. Further, l made an inspection ofall comparable sales and /or listings identified in the report. The statements of fact contained in this report are true and correct. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial and unbiased professional analyses, opinions and conclusions. 1 have no present or prospective interest in the property that is the subject ofthis report and no personal interest with respect to the parties involved. 1 have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result or the occurrence of subsequent event directly related to the intended use of this appraisal. My analyses, opinions and conclusions were developed, and this report was prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. 1 am also subject to the Code of Ethics and Standards of Professional Practice of the Appraisal Institute, which includes provisions for peer review. The use of this report is subject to the requirements of the State of Florida relating to review by the Florida Real Estate Appraisal Board and to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. No one provided significant real property appraisal assistance to the person signing this certification. As of the date of this report John W. Loukoncn has completed the requirements of the continuing education program of the State of Florida ` SUNSTATE APPRAISAL. GROUP, LLC. �. '4' John W. Loukonen State - Certified General Real Estate Appraiser R7, 3317 10G ENGAGEMENT LETTER nd all Invoices to: C�Iler Cola a BGO ofCalMy Comefissimem Purclooa etH CnAlerGamy UnarddCa ,Gornadsaimws 3327 Tarsaas Td E .,fir = AacaaYa Payer 1Jayias FL 541124901 ^'�;� � 3299Taaiamt Tf) � Sm 700 TaX E9e0pt W- d1012fi?IWQC 2 fbo8n FL 34J12-5742 Yerrdorg 1122074 JOHN W LOUKONEN SUNSTAI'EAPPRAISAL GROUP LLC PO Box 93 EtiTl<RO €L 339mt1 Name do "r W. Immokaloo ORA Suite 21320 North I Sib &treat tmmaltllies FL 34142 Purale/e Older number mutt appear art a6 related corrempoadance, shippitV Papers End Invak*s Purchase order ...1«.>t.. 450132791 a— 10,'21112411 e,.ae :ra ao. Immok Coots+ O4til Delivery Bata- QB, W2n12 TermsotPayaienu Milo Days Currency Uso nt maoWN464 Ulwit ' ti. it CM14 A1t44441t.+rl4ksa - t ran" x55r.o '9ftm Two as lig v paraels at the Intersedland North 1st &xaet anal Main Sires tin laMwkalaa, FL PlDrs ereiisa172n003 and 1�it1lYt TaldurtuedWe! fu, U`6T} 780b0 VENDOR Totnts and Conditions � The YENDpR avaes b odrdi wish at Furaleae Orckr Terms and Ca,d:dane as wtirted a11he Gdt;ar Ctlsrrly iiitclwsay tl4mrt tsale•: htip: lAv+ m.od6ergovnetfncFaXaspxZ�ge -7sa iEmicn oak dS722'�6t. ancRtdx��8very arwtpaynerKisrsr nta Rat +)x t`Etlrtat)sas b: 11 f ovida gvdr mid serAcea aualvd in We Pcati:haae t-Xder Keth the prices. Wmm, daevery, melhod.al id apecatca#dns salad above. 2.. Nalyde tmerdImmecialetyHcdaek11i6aagcar�tlottwaurasgledled 3. SKkYl 1, wdoas b: Ccd* Gang Board of County Comaiss ones Artr hcoaarta Phyakle 3263 Taaiaas Til E Ste 700 ftks FL 34112-5749 Purchase Order is a Ihai sdunder daeealm ofCaB -ter County Board 00anty Commissscners try: I` 6k. Slephxl Y. Carnalla, Gwwal Swvicas f PtrrciclsirU Drectr rm<c en +sac +xs aatr ar;es.ax au1 sans tta- +aaisas�tcw r,:� a a+r IOG COPY aFuxuxP^^ MAIN STREET OVERLAY SUBDISTRICT 5. Main Stregt, Overlay Subdistrict, Special conditions for the properties identified i the Immokalee Area Master Plan; referenced on Map 7: and further identified by the designation "MSQSD' on the applicable official Collier County Zoning Adlas: Maps The purpose of this designation is to encourage devellopirtoryt and redevelopment by enhancing and beautifying the downtown Main Stroot area through flexible design and development standards. a. Permitted uses. For all propertie,. withirt the Main Street Overlay Subdistrict, except for properties hatched as indicated on Map 7, the Main Street Overlay Subdistoict. all permitted uses within the uses wfthin the underlying zoning districts contained within this Subdittricl, and the following uses may be permitted as of tight in this Subdisirict: 1- Hotel and motels (7011) 2, Communication towers, msdmfinmd in section 5I5.09^ subject !othe following-. 1, Such tower isan essential service use msdmfinodbvsubsection 2D1O3/�4' and � � , UU' Such tower may not exceed m height of75 feet above grade including any antennas attached thereto. 1)' Permitted uses, For hatched properties within the Main Stmmd0vaMay Subdistrict, all permitted uses within the underlying zoning districts contained ,within this Subdistrict, and the yu||ovAng uses are permitted as of right in this 1. A| uses allowed in the Commercial Professional District KC-1.ofthis Code, except for group 7GZ1. 2. Communication towers, mu defined bm section 5.O5O9 subject to the following: U. Such tower is unessential service use as defined by subsection 2.01.03A4i and Ii. Such tower may not exceed m height of 75 feet above grade including any antennas attached thereto. IOG C. Prohibited uses. All uses prohibited within the underlying residential and commercial zoning districts contained within this Subdistrict, and the following uses, shall be prohibited in the Main Street Overlay Subdistrict: 1. Automobile parking (7521) on all properties having frontage on Main Street, forth First Street, South First Street and North Vh Street within the Main Street Overlay Subdistrict. 2. Automotive dealers (5511, 5521, 5551 installation, 5551,'5561, 5571, 5599) on all properties having frontage on Main Street, North First Street, South First Street and forth Bch Street within the Main Street Overlay Subdistrict. 3. Gasoline service stations (5541) on all properties having frontage on Main Street and gasoline service stations (5541 with services and repairs as described in section-6.05.05) are on all properties having frontage on North First Street and South First Street vAthin the Main Street Overlay Subdistrict, 4. Primary uses such as convenience stores and grocery stores are prohibited from servicing and repairing vehicles in conjunction with the sale of gasoline, on all properties staving frontage on Main Street, Forth First Street, South First Street and North P Street within the Main Street Overlay Subdistrict, 5. Automotive repair, services, parking (7514, 7515, 7521) and carwashes (7 542) on all properties having frontage on Main Street, North First Street, South First Street and North 9P Street within the Main Street Overlay Subdistrict. G. Radio and television repair shops (7622 automotive) is prohibited on all properties having frontage on Main Street, North First Street, South First Street and North nth Street within the Main Street Overlay Subdistrict. 7. Outdoor storage yarns and outdoor storage are prohibited within any front, ride or rear yard an all properties within the Main Street Overlay Subdistrict. 3. Drive- through areas shall be prohibited on all properties having frontage on, Main Street, North First Street, South First Street and North Oh Street within the Main Street Overlay Subdistrict. 9. Warehousing (4225). 10. Communication towers, as defined in section 5.05.09 of this Code, except as otherwise permitted in this Subdistrict. 111. Any other heavy commercial use which is comparable in nature with the forgoing uses and is deemed inconsistent with the intent of this Subdistrict shalt be rirahibi ed. 106 d. Accessory uses. 1. Uses and structures that are accessory and incidental to the permitted uses as of right in the underlying zoning districts contained within this subdistrict and are not otherwise prohibited by this subdistrict. 2. Communication towers, as defined in section 5.05.09 subject to the following: I. Such tower is an essential service use as defined by subsection 2,01 03 A4,; and 111. Such tower may not exceed a height of 75 feet above grade including any antennas attached thereto. e. Coil dit-10 11"Ill uses. 1. Conditional uses of the underlying zoning districts contained within the subdistrict, subject to the standards and procedures established in section 10.08.00 and as set forth below. L Local and suburban passenger transportation (4131, 4173) located upon commercially zoned properties within the Main Street Overlay Subdistrict, 111. Communication towers, as defined in section 5,05.09 of this Code for essential service uses as defined by subsection 2.101.03 A4 that exceed a height of 75 feet above grade including any antennas attached thereto. f. Special requirements for outdoor display and sale of merchandise, L Outdoor display and sale of merchandise, within the front and side yards an improved properties, are permitted subject to the following provisions: a) The outdoor displaylsate of merchandise is limited to the sate of comparable merchandise sold on the premises and is indicated on the proprietors' occupational license, b) The outdoor displaylsale of merchandise is permitted on improved commercially zoned properties and is subject to the submission of a site development plan that demonstrates that provisions will be made to adequately address the following,. 1) Vehicular and pedestrian traffic safety measures. Ill) Location of sale/display of merchandise In relation to parking areas, fill) Fire protection measures, IV) Limited hours of operation from dawn until dusk, IOG owl LIIt [ILL-V IIVVIJ WJ WIJ1 IVLIVJI ]JUM UMVVII UWI%VI V 4- II. Outdoor display and sale of merchandise witt►in the sidewalk wee only shall be permitted in conjunction with "Main Stroot' approved vendor carts, provided the applicant submits a site dovoloptnent plan Wch demonstrates that provisions will be made to adequately address the following; a) location of saleldisplay of merchandise in relation to road rlghts- of -way; b) Vendor cars are located on sidewalks that afford the applicant a five (5) root clearance for non - obstructed pedestrian traffic; and c) Limited hours of operation wore dawn until dust 10G COPIES OF SUBJECT ZONING C -1 CLASSIFICATION A. Commercial Professional and General (dice District (C -1). The purpose and intent of the commercial professional and general office district C-i is to allow a concentration of office type bulldiugs and land uses that are most compatible with, and located near, residential areas Most G1 commercial, professional, and general otfico districts are contiguous to, orwhen within a PUD, wr ill be placed in close proximity to residential areas, and. therefore, serve as a transitional toning district between residential areas and higher intensity commercial toning districts. The types of office usas permitted are those that do not have high traffic volumes throughout the day, Which extend into the evening hours. They will have morning and evening short -term peak conditions The market support for these office uses should be those with a localized basis of market support as opposed to office functions requiring inter - jurisdictional and regional market support: Because office functions have significant employment characteristics, which are compounded when aggregations occur, certain personal service uses shall be permitted, to provide a convenience to. ofiicii-based employment. Such convenience commercial uses shall be made an integral part of an office building as opposed to the singular use of s hulldlaq Housing may also be a component of this district as provided fot through conditional use approval 9. The foilow ng uses, as idenMed whin a number from the Standard industrial Classification Manuel (19137), or as othetwise provided for within this section are permissible by right, or as accessoty, or condidional uses within the C•1'cornmarcial professional end gonetal office district a. perildawl 11M. 1. Accounting (>372t)_ 2. Ad)ustmenl and collection services (7.322). 3. Advertising agencies (7311). 4. Architectural services 0712). 5. Auditing {x3721}: b. Automobile parking iots.(7521) only. 7. Barber shops (7241, except far barber schools). 8. Beauty shops (7239, except for beauty'schools). 9. Bookkeeping services (8721). 10. Business consulting services (8748). 11. Business credit institutions (6163 - 6153). 11 Child day care services (8351). 13. Computer programming, data processing and other services (7371 — 7376. 7379). 14. Credit reporting services (7323). 15. Debt counseling (7299, no other miscellaneous services) 16. Direct mail advertising services (7331). V. Educational plrrrts. 1i. Engineering services (8711)_ 106 18. Engineering services (8711). 19. Essential services, subject to section 2.01.03. 26. Gre.up care facilities (Category I and 9, except for bomeless shelters); care runts, except for homeless sheltors; nursing hot-nos, a"Iirte+l living facilities pursuant to F.S. § 400,402 and ch. 6BA-5 FA. C,; and continuing care retirement communities pursuant to F_S. §651 and ch. 4 -19:3 F.A. C,; all subject to .section 55,05,04. 21. Health services, offices and clinics 0111 -- 8049). 22. Insurance carriers, agents and brokers P1 1-- 6399.6411), 23. Landscape architects, consulting and planning P78). 24. Legal services (8111). 25. Loan brokers (616 26. Management services (8741 & 8742)_ 27. Mortgage bankers and loan correspondents (6162). 28. Personal credit institutions (6141). 29. Photographic studios, portrait (7221). 30. Physical fitness facilities (7991, permitted only when physically integrated and operated in conjunction with another permitted use in this distract - no stand- alone facilities shall be permitted)- 31. Public relations services (8743). 32. Radio, television and publishers advertising representatives (7313). 33. Real Estate (6531-6552), 34. Secretarial and court reporting services (7330). 35. Security and commodity brokers, dealer, exchanges and services (821I- M.) - 30. Shoe repair shops and shoeshine parlors (7251). 37. Social services, individual and family (8322 activity centers, elderly or handicapped _only, day care centers, adult and handicapped only)- 38. Surveying services (8713). 39. Tax return preparation services (7291). 40. Travel agencies (4724, no other transportation services), 41. Any other commercial use or professional services which is comparable in nature with the foregoing uses including those that exclusively serve the administrative as opposed to the operational functions of a business- and are associated purely with activities conducted in an office, b. Accessory nse& 1. Uses and strictures that are accessory and incidental to the uses permitted as of tight in the C =1, C-1IT district_ lOG '* " " ".. . . .... . . I . ... ......... 2. Caretaker's residence, subject to section S;UOE C. Cotirdiffonal tees. Tire followithj itses are permissibte as con4rifflart.10 11ses It? tire (C-1j coinutercial proMssiottat and yerre W of d1otict, subjOct to the sujidards andprocottures asL?h11s1wd /it section 10.09.00. Ancillary plants. 2. Automobile parking, automobile parking garages and parking structures (7521 — shall not be construed to permit the activity of"low-in parking JotsJ 3. Banks, credit unions and trusts (6011--6M) 4. Churches- 5. Civic, social and firatemal associations (6641), 6. Educational services (62111­8222) 7. Funeral services (7261, except crematories), & Home health care services 9. Homeless shelters 10. Utbraries. (8231, except regional libraries). 11. Mixed residential and commercial uses subject to design criteria contained in section 4.02.38 except where superseded by the fallavving criteria: 1. A site development phin is approved pursuant to section 10.02,03 that is designed to protect the character of the residential uses and of the neighboring lands; 11. The commercial uses in the development may be limited in hours of operation, size of delivitry trucks. and type of equipment, fill. The residential uses are designed so that they are compatible with the commercial uses; IV. Residential dwellings units are located above principal Uses; V. Residential and commercial uses do not occupy the same floor of a building; A. The number of residential dwellings units shall be controlled by the dimensional standards of the underlying district, together with the specific requirement that in no instance shall the residential uses exceed fifty (600%) petc ant of the gross floor aiiira of the ImIlding; vii. Building height may not exceed two {2) stories.- Ail. Each residential dwelling unit shall contain the following minimum floor- areas: Efficiency and one-bedroom, 450 square feel; two- bedroom, fW square fast; three-bedroom, 900 square feet-, IOG Ix. A minimum of 30 percent of th mixed use development shall be maintained as open space following may be used to satisfy the open space requirements, areas used to satisfy water management requirements, landscaped areas, recreation areas, or setback areas not covered with Imp erviotrs surface or used for parking ,(parking tart islands may not be used unless existing native vagoiation is maintained); X. The mixed commercialiresidential strucuire shall be designed to enhance compatibility ofthe commercial and residential uses through such measures as, but not limited to, minimizing noise associated with commercial uses; directing commercial lighting away from residential Units; and separating pedestrian and vehicular access ways and parking areas from residential units, to the greatest extent possible. 12. Religious organizations (1). 13. Soup kitchens. 14. Veterinary services (07A2, excluding outdoor kertrreling). 13. Any other commercial or professional use which is comparable in nature with the foregoing list of permitted uses and consistent with the purpose and intent statement of the district as determined by the board of zoning appeals pursuant to section 10.08.00. 10G COPIES OF SUBJECT ZONING VR CLASSIFICATION nurses, cum; guars, pugs, anu rrre nse. F. Village Residential District (VR). Thle purpose and intent of the village residential district .(VR) is to provide lands where a mixture of residential uses may exist. Additionally, uses are located and designed to maintain a village residential character which is generally low profile, relatively small building footprints as is the 'current appearance of Goodiand and Copeland. The VR district corresponds to and implements the mixed residential land use designation on the Immokalee future land use map of the Collier County GMP. It is intended for application in those urban areas outside of the coastal urban area designated on the future land use map of the Colter County GMP, though there is some existing VR zoning in the coastal urban area. The maximum density permissible in the VR district and the urban mixed use land use designation shall be guided, in part, by the density rating system contained In the Mure land use element of the Collier County 4MP. The maximum density permissible or permitted in the VR district shall not exceed the density permissible under the denshy rating system, except as permitted by policies contained in the future land use element, or as designated on the Immokalee future land use map of the GMP. 1. The following subsections identify the .uses that are permissible by right and the uses that are allowable as accessory or conditional uses in the village residential district (VR)_ n. Pertrri'trocl uses. 1. Slrir3le.t ally dwellings 2. duplexes 3. Muld-farnily dwellings. 4. Moldle Isotrtes 5. Family car* facllNA%, subject to section5.05.04. B. Educational plants, however, any high school located in this district is subject to a conrpatiliillty revlow as described in section 10.02 03. III. Accessory Uses f. Uses and sunctrrtes that are occassory and Incidental to uses permitted as of right in the VR district. 2. Private clocks and boathouses, subject to section 5.03.06. 3. Recreational facilities that serve as an integral part of a residential clevelopnreirt and have been designated, reviewed and approved on a site 4evelopnrent plan or preliminary subdivision plat for that developruerrt. Recreational facilities may include, but ere not limited to, Boll course, clubhouse, community cutter lrulhiing -anti tennis facitiities. harks, playgrounds and piayfretds. 4. Storage, tapair and mainteriance areas and stnichrres for fishing and farthing 6guipmeM, when used by the residents of the permitted use C. Contlitiorml uses. The fallowing uses are permissible as conditional uses in the village resWentiai district (VR). subject to the standards and procedures established in section tO.00 -0I. 1OG 1. .. Boatyards and marinas, subject to section 5,03.06 and the applicable review criteria set forth in section 5.05.02. 2. Child care centers and adult clay care centers. 3. Churches. 4. Civic and cultural facilities. 3. Cluster housing, subject to section 4,02.04, 6. Fraternal and social clubs. 7. Schools, private, Also,. 'Ancillary plants° for public schools. 8. Group care facilities (category I and Ill; care units, nursing homes; assisted living facilities pursuant to § 400.402 F,S, and ch. 5BA -5 F_A.C., and continuing.care retirement communities pursuant to §651 F S and ch.. 4- 183 F,AC.; all subject to section 5.05.04. 0, Recreational facilities intended to serve an existing and /or developing residential community as represented by all of the proparlies/loWp as cots inOuded In an approved .preliminary subdivision' plat, PUD or site development plan. The use of said recreational facilities shall be limited to the owners of proporty or occupants of residential dwolitutjs unite and their guests within the area of approved preliminary subdivision plat, or site development plan, 10. Model homes and model sales centers, subject to compliance with all other LQC requirements, to include but not timited to, section 5.04.04. d. ProhiMed animals in resrtlerrtaal districts: The fallowing animals are to be considered farm animals and are not permitted to be kept in residential districts except as provided for in zoning district regulations: turkeys, chickens, ducks, geese, pigs, horses, cows, goats, hogs, and the like. 10G COPIES OF SUBJECT ZONING C-4 CLASSIFICATION General Commercial District (C -4). The general commercial district (C -4) is intended to provide for those types of land uses that attract large segments of the population at the same time by virtue of scale, coupled with the type of activity. The purpose and intent of the C -4 district is to provide the opportunity for the most diverse types of commercial activities delivering goods and services, including entertainment and recreational attractions, at a larger scale than the C- I through C-3 districts. As such, all of the uses permitted in the C -1 through C -3 districts are also permitted in the C-4 district. The outside storage of merchandise and equipment is prohibited, except to the extentthat it is associated with the commercial activity conducted on -site such as, but not limited to, automobile sales, marine vessels, and the renting and leasing of equipment. Activity centers are suitable locations forth e uses permitted by the C -4 district because most activity centers are located at the intersection of arterial roads. Therefore the uses in the C-4 district can most be sustained by the transportation network of major roads. The C -4 district is permitted in accordance with the locational criteria for uses and the goals, objectives, and policies as identified in the fixture land use element of the Collier County UMP. The maximum density permissible or permitted in a district shall not exceed the density permissible under the density rating system. L The following uses, as defined with a number from the Standard Industrial Classification Manual (1987), or as otherwise provided for within this section are permissible by right, or as accessory or conditional uses within the general commercial district (C -4). Permitted uses. Accounting (8721). Adjustment and collection services (7327,). Advertising agencies (7311). Advertising — miscellaneous (7319). Agricultural services (0783). Amusement and recreation services, indoor. Amusement and recreation services, outdoor (7999 - fishing piers and lakes operation, houseboat rental, pleasure boat rental, operation of party fishing boats, canoe rental only). Ancillary plants. Animal specialty services, except veterinary (0752, excluding outside kenneling). Apparel and accessory stores (5611- 5699). Architectural services (8712). Auditing (8721). Auto and borne supply stores (5531). Automobile Parking, automobile parking garages and parking structures (7521 - shall not be construed to permit the activity of "tow -in parking lots"), Automotive services (7549) except that this shall not be construed to permit the activity of "wrecker service (towing) automobiles, road arid towing service." Automotive vehicle and equipment dealers (5511 and 5599, new vehicles only). Banks, credit Unions and trusts (6011- 6099). Barber shops (7241, except for barber schools). Beauty shops (7231, except for beauty schools). Bookkeeping services (8721). Dowling centers, indoor (7933). Building cleaning and maintenance services (7349). Business associations (8611). Business consulting services (8748). Business credit institutions (6153 --- 6159). Business services - miscellaneous (7381, 7389 - except auctioneering service, automobile recovery, automobile repossession, batik work, bottle exchanges, bronzing, cloth cutting, contractors' disbursement, cosmetic kits, cotton inspection, cotton sampler, directories- telephone, drive -away automobile, exhibits - building, filling pressure containers, field warehousing, fire extinguisher, floats - decoration, folding and refolding, gas systems, bottle, labeling, liquidation services, metal 91itling and shearing, packaging and labeling, patrol of electric transmission or gas lines, pipeline or powerline inspection, press clipping service, recording studios, repossession service, rug binding, salvaging ofdamaged merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery, sponging textiles, swimming pool cleaning, tape slitting, texture designers, textile folding, tobacco sheeting, and window trimming service). IOG Cable and other pay television services (484 1) including communications towers up to specified height, subject to section- 5.05.09. Carpet and upholstery cleaning (7217). Car-washes (7542) provided that carwashes abutting residential zoning districts.shall be subject to section 5.05.1 1 of this Code. Child day care services (8351). Churches. Civic, social and fraternal associations (8641). Coin - operated laundries and dry cleaning (7215). Coin operated amusement devices, indoor (7993). Commercial art and graphic design (7336). Commercial photography (7335). Commercial printing (2752, excluding newspapers). Computer programming, data processing and other services (7371- 7379). Computer and computer sofhvare stores (5734). Credil reporting services (7323). Dance studios, schools and halls, indoor (7911). Detective, guard and armored car service (7381, except armored car and dog rental), Department stores (53 1 1). Direct mail advertising services (7331). Disinfecting and pest control services (7342). Drycleaning plants (7216, nonindustrial drycleaning only). Drug stores (5912). Eating and drinking establishments (5812 and 5813) excluding bottle clubs. All establishments engaged in the retail sale of alcoholic beverages for on- premise consumption are subject to the locational requirements of section 5,05,01 Educational plants. Educational services (8221 and 8222). Electrical and electronic repair shops (7622- 7629). Engineering services (8711). Equipment rental and leasing (7359 - except airplane, industrial truck, portable toilet and oil field equipment renting and leasing). Essential services, subject to section 2.01.03 Facilities support management services (8744). Federal and federally- sponsored credit agencies (6111). Food stores (groups 5411- 5499). Funeral services (726 t, except crematories). Garment pressing, and agents for laundries and drycleaners (7212). Gasoline service stations (5541), with services and repairs as described in section 5.05.05 General merchandise stores (5331- 5399). Glass stores (5231). Golf courses, public (7992). Group care facilities (category I and II, except for homeless shelters); care units, -except for homeless shelters; nursing hornes; assisted living facilities pursuant to F.S. § 400,402 and ch. 58A -5 F.A.C.; and continuing care retirement communities pursuant to F.S. § 651 and ch. 4 -193 F.A.C.; all subject to section 5.05.04 Hardware stores (5251). Health services, miscellaneous (8092- 8099). Health services, offices and clinics (8011- 8049). home furniture and furnishings stores (5712 - -- 5719). Home health care services (8082). Hospitals (8062 -- 8069). Hotels and motels (7011, 7021 and 7041) when located within an activity center, Household appliance stores (5722). Insurance carriers, agents and brokers (6311 -6399, 6411). Labor unions (8631). Landscape architects, consulting and planning (0781). Laundries and drycleaning, coin operated - self service (7215). Laundries, family and commercial (721 1). 10(; Laundry and garment services, miscellaneous (7219). Legal services (8111). Libraries (8231). Loan brokers (6163). Management services (8741, 8742). Marinas (4493 & 4499 -except canal operation, cargo salvaging, ship dismantling, lighterage, marine salvaging, marine wrecking, and steamship leasing), subject to section 5.05.02 Medical and dental laboratories (8071 and 8072). Medical equipment rental and. leasing (7352). Membership organizations, miscellaneous (8699). Membership sports and recreation clubs, indoor (7997). Mortgage bankers and loan correspondents (6162). Motion picture theaters (7832). Motorcycle dealers (5571). Museums and art galleries (8412). Musical instrument stores (5736). News syndicates (7383). Nursing and professional care facilities (8051 -- 8059). Outdoor advertising services (7312). Paint stores (5231). Passenger car leasing (7515). Passenger car rental (7514). Personal credit institutions (6141). Personal services, miscellaneous (7299). Personnel supply services (7361 & 7363). Photocopying and duplicating services (7334). Photofinishing laboratories (7384). Photographic studios, portrait (7221). Physical fitness facilities (7991). Political organizations (8651). Professional membership organizations (8621). Professional sports clubs and promoters, indoor (7941). Public administration (groups 9111 -9199, 9229, 9311, 9411- 9451 9511 - -9532, 9611- 9661). Public or private parks and playgrounds. Public relations services (8743). Radio, television and consumer electronics stores (5731). Radio, television and publishers advertising representatives (7313). Radio and television broadcasting stations (4832 & 4833). Real }state (651?., 6531- 6552). Record and prerecorded tape stores (5735). Religious organizations (8661). Repair services - miscellaneous (7699 - except agricultural equipment repair. awning repair, beer pump coil cleaning and repair, blacksmith shops, catch basin, septic tank and cesspool cleaning, industrial truck repair, machinery cleaning, repair ofservice station equipment, boiler cleaning, tinsmithing, tractor repair). Research, development and testing services (8731 - 8734). Retail - miscellaneous (5921 -5963, 5992- 5999). Retail nurseries, lawn and garden supply stores (5261). Reupholstery and furniture repair (7641). Secretarial and court reporting services (7338). Security and commodity brokers, dealer, exchanges and services (6211-6289). Security systems services (7382). Shoe repair shops and shoeshine parlors (7251). Social services, individual and family (8322 -8399, except for homeless shelters and soup kitchens). Surveying services (8713). Tax return preparation services (7291). Telegraph and other message communications (4822) including communications towers up to specified height, subject to section 5.05.09 Telephone communications (4812 and 4813) including communications towers up to specified height, subject to section 5.05.09 10b Theatrical producers and miscellaneous theatrical services, indoor (7922 -7929, including bands, orchestras and entertainers; except motion picture). 133. Travel agencies (4724, no other transportation services). United State Postal Service (4311, except major distribution center). Veterinary services (0741 & 0742, excluding outside kenneling). Videotape rental (7841). Vocational schools (8243 - 8299). Wallpaper stores (5231). Watch, clock and jewelry repair (7631). Any use which was permissible under the prior General Retail Commercial (GRC) zoning district, as identified by Zoning Ordinance adopted October 8, 1974, and which was lawfiully existing prior to the adoption of this Code. Any other commercial use orprofessional services which is comparable in nature with the foregoing uses including those that exclusively serve the administrative as opposed to the operational functions of a business and are purely associated with activities conducted in an office. Any other commercial or professional use which is comparable in nature with the (C-1) list of permitted uses and consistent with the purpose and intent statement of the district as determined by the board of zoning appeals pursuant to section 10.08.00 Accessory Uses. Uses and structures that are accessory and incidental to the uses permitted as of right in the C -4 district, Caretaker's residence, subject to section 5.03.05 Outside storage or display of merchandise when specifically permitted for a use, otherwise prohibited, subject to section 4.02.12. Conditional uscs.'I'he following uses are permitted as conditional uses in the general commercial district (C -4), subject to the standards and procedures established in section 10.08.00 Animal specialty services, except veterinary (0752, with outside kenneling). Amusement and recreation services, outdoor (7948, 7992, 7996, 7999), Auctioneering services, auction rooms (7389, 5999). Automotive dealers and gasoline service stations (5521, 5551, 5561, 5599 outdoor display permitted). Automotive rental and leasing, outdoor display permitted (7513, 7519). Bottle clubs. (All establishments engaged in the retail sale of alcoholic beverages for on- premise consumption are subject to the locational requirements of section 5.05,0 1,). Communication towers above specified height, subject to section 5.05.09 Fire protection (9224). Fishing, hunting and trapping (0912 - 0919). Fuel dealers (5983 - 5989), forceless shelters. Hotels and motels (7011, `1021, 7041 when located outside an activity center). Kiosks. Legal counsel and prosecution (9222). Local and suburban transit (groups 4111 -4121, bus stop and van pool stop only). Motion picture theaters, drive -in (7833), Permitted use with less than 700 square feet of gross floor area in the principal structure. Police Protection (9221). Public order and safety (9229). Soup kitchens. Motor freight transportation and warehousing (4225, air conditioned and mini -and self storage warehousing only). Veterinary services (0741 & 0742, with outside kenneling). Any other general commercial use which is comparable in nature with the foregoing tistof permitted uses and consistent with the permitted uses and purpose and intent statement of the district, as determined by the board of zoning appeals pursuant to section 10.08.00 IMPACT FEE CREDIT ESTIMATES �r y, 11Hht� Efr�hicZ� t�9t,if�A:U,C�;�l. F° Y�C2' I" qvv I W AA tN4NW�a n Is yySEe #` .8 oh L cns F'+ FIE �} N WN merxyc+� P Ti P�(y. W. oil X _ML �f U� 4 CIn 8T J. i 66 Up Via': -�'- i{{ ;;'�# tt djP�i eft F }fL�3sit$"' #q Lr �[Lr ., .s{�'.t 5' ai wA �.,r�� s% F! 0 11Hht� Efr�hicZ� t�9t,if�A:U,C�;�l. F° Y�C2' I" qvv I W AA tN4NW�a n Is yySEe #` .8 oh L cns F'+ FIE WN "`Tot new C81c,11060F3 P Up Via': -�'- i{{ ;;'�# tt djP�i eft F }fL�3sit$"' #q Lr 9 , a � 1 sk iy Y- 10G Pat ti���ri,tx L cns F'+ WN fly 00,1t%rll- 10G 10G DISTRESSED BANK SALE 10156 LEGAL: Lot l of that certain subdivision known as K.A. Wallace Subdivision, recorded in Plat Book 40, Page 53, Public Records of Collier County, FL. 52659910049 830 N. 15'" Street OFF. REC, ROOK -PAGE: 4623 -0944 SALF PRICE: $240,000 DATE OF CONTRACT: Unknown DATE OF RECORDING: 12 November 2010 LISTING PRICE: Unknown DAYS ON MARKET: Less than 90 GRANTOR: El Toro Holdings, I,I,C. (Reliance Bank) 14241 Metro Parkway, Fort Myers, Florida 33912 GRANTEE: TWC Enterprises, LLC 301 N 15 °i Street, Immokalec, FL VERIFICATION: On 20 January 201 1, Curtis Blocker Sn(Grantee) verbified the REO sale. IIe felt the purchase was a great deal considering that he has spent an additional $100,000 for equipment to get the car wash back into operation. FINANCING: Cash to Seller CAST{ EQUIV. PRICE: $240,000 AREA: 30,492 square feet of land (0.70 acres) UNIT PRICE: $7,87 per square foot TOPO- ELF,VATION: Level: about 35 feet above mean sea level DRAINAGE: Good GROUND COVER: Improved with site development plan. LAND USE DESIGNATION: Commercial Subdistrict ZONING: "C -4 SR29COSD" - General Commercial District/State Road 29 Commercial Overlay Sub - District IINPROVk:Mh:N'l S: Self service car wash built in 2002. The structure appears to be in good condition however the carwash equipment was inoperable. UTILITIES: All available. PRIOR SALES: No prior market sales in the last 5 years. In September 2010, Reliance Bank foreclosed on the prior owners. Reliance Bank has a real estate holding company called El Toro Holdings (Grantor). lOG DISTRESSYDRANK SALE 10G QUALIFICATIONS OF JOHN W. LOUKONEN EDUCATION University of Florida, Gainesville, FL. B.S. - College of Agriculture, Food and Resource Economics 1997 University of Florida, Gainesville, FL. M.S. - College o1' Agriculture, Master of Agribusiness (included course work from University of Florida's MBA program) 1998 Florida Real Estate Appraisal Board (FREAB) Certified Residential Appraisal Course, May 2007 FRF,AB Certified Income Capitalization Appraisal Course (AB3), October 2007 Appraisal Institute Courses FREAB Certified & Al Course; Site Valuation and Depreciation, February 2009 FRF,AB Certified & Al Course; Appraisal of Local Retail Properties, May 2009 FREAB Uniform Standards of Professional Appraisal Practice (USPAP). May 2010. FREAB Certified & Al Course; Florida Law & Appraisers Roles and Rules, May 2010 A] Business Practices and F,thics, May 2010. Al Residential Appraisal Update: Staying Competent in a New Decade, May 2011 Continuing Education John Loukonen has met the continuing education requirements of the State of Florida and is currently pursuing the Appraisal Institute's MAI designation. PROFESSIONAL EXPERIENCE Lamar Rou Produce, coordinating harvest, packing, and shipping of wholesale watermelons while migrating with the crops along the US eastern coast from Immokalee FL, through N.FL, GA, SC, NC, MD to DE. May - Aug 1993 -1997. Work was 7 days per week until commencement of fall college classes at UF. Six L's Packing Co., immokalee, FL; Sales of wholesale melons and vegetables on location of various growing, packing and shipping operations in FL, GA, SC, VA, MI, and MD; 99' -06', Managing Member of LOKO, LLC a personal investment /managetnent company of residential rental property2 005 -current. Operated as sole proprietor prior to 2005 since 1994. Carroll & Carroll Real Estate Appraisers, Inc., Naples, FL Commercial Division - Associate appraiser supervised by R ay Carroll, May 2006 - May 2009. Sunstate Appraisal Group, LLC,, Estero, FL President; June 2009 - current PROFESSIONAL RECOGNIrrION State Certified General Real Estate Appraiser #R73317; Famed 06 -03 -09 MERTRERSHIPS AND CIVIC APPOINTMENTS Appraisal Institute; Associate Mcmbcr 2006- present Appointed to the Estero United Methodist Church Finance Committee. 2007 -2010 Appointed to Estero United Methodist Church Long Range Planning Committee 2009- present. Elected Chairman of the Board of Trustees Estero United Methodist Church 2010- present. PRACTICE AND EXPERIENCE INCLUDES ASSIGNMENTS FOR Agricultural (citrus /farm /pasture/migrant labor camp) Single and Multi - Family residential Commercial Properties (Office/Retail? /Industrial) Insurable Value (Condominiums) Special Purpose Properties (Church, Funeral hone) Tax Appeals REO and Foreclosure Property Court Witness Testimony Areas of experience: Lee, Copier (including Immokalce), Hendry, Charlotte, Glades and Jackson County. log of XXXX W MAIN ST (NO SITE ADDRESS) IMMOKALEE,FL 34142 As Of: JAN 25,2012 Prepared For: IMMOKALEE CRA Prepared By: ROOSEVELT LEONARD COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT 3301 TAMIAMI TRAIL E NAPLES,FL 34112 8 l0 Z 85ed 3N30S 133b1S M91n S.0MI8 (eleAv ejep) 301 auoe £y 1.INUONd 103rans 30 uVal! zv"7c 13 '331VNOWN4l (e1edV OaleW) lot ajoe 96 AiNUObd 103ranS d01NON4 LGLtl GLYUViS a�crvy}vJ bVY t1U��l �IJ X11{ IJpJlII.1V1d ssaippv V240 331VNOWWI lua!lopapua-. ZKVC @PoO !Z 1=1 8•e'•S ?J31700 f4mo 331V'A5 I Ad!0 Mil OOVV 311S ON iS NIVW M XXXX s`aj.DpN li oic V1VAV V8Yl3 ?J3NMO JamaIo8 'ON ase0 VWAV ON 9113 wnoN3aarr OsOHd .io3rans 1; 1a3d08d IV3a 1N31NN2GA0J h1NnOO 2 100 IOG COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT t-AND APPRAISAL REPORT File No. AYALA re Ki Borrmver OWNER CLARAAYALA Census Tract _ 1:14.00 __MapRefererce 2E04 Property Address XXXX W MAIN ST NO SITE ADDRESS City IMMOKALEE County COLLIER State FL Zip Code 34142 Legal Cescrption SEE ATTACHED ADDENDA Sale Rice $ NA Date of Sale NA Loan 'arm yrs. Property Rights Appraised X] Fee Leasehoc De Minimis PUD Actua' Real Estate "axes $ ATTACHED (yr) Loan Charges to be paic by seller S Other Saies Concessions NONE Lender /Client IMMOKALEE CRA Address Occupact VACANT LAND Appraiser ROOSEVELT LEONARD Instructions to Appraiser FAIR MARKET VALUE ccaticn Built Up Growth Rate Property Values Demand /Supply N.arketing "ime Present '_and Use Chance In P.asen Predominate Occ Sing!a Family Pic Singe Family Ag X Urban ;Suburban Rua', G Good A Ay . . Fair P Poor X Over 75?c ! 25% to 75% Urder 25% E Employment Stability X X ❑ ❑ 7 7, ❑I Fully Dev. Rapid Steady �I Slow C Convenience to Employment X X ncreasirg X Stable Declining C Convenience to Shopping X X Jnder 3 tvics, 3 -6 Mos. X I Over o Mos. A Adequacy of Pulp:c Transoortation X X 75 %1 Family 15 %2 -4 Family _°! Apts_%Condo 2 %Commercial) R Recreational Facilities X X 3 %Incustr,al % Vacart 5 `.ro A Adequacy Of Utilities X X land Use X Not Likely ❑ _lkeiy( ", - Taking Place(*) ; ; Property of Compatibility X X ( ") From To P Protection from Detrimental Conditions X X upancy X : Owrer .a Tarant %'Vacant I I Police and Fire Prctecton � e Range $ 30,000 to $ 100,000 Predcminant Value $ 70 G Gene al Appear once of Proport es e �xx e Comments Including those factors, favorable or urfavo able, affecting marketabi ity (e.g. pubic parks, schools, vow, noise;: CLOSE TO MAJOR ROADS AND DOWNTOWN SHOPPING. THE ENTIRE MARKET AREA IS GOING THROUGH RENOVATIONS AND NEWER DEVELOPMENT IS MOVING INTO THE COMMUNITY. Dimersions 2 LOTS : 0.43 acres & 0.15 acres = 0,58 ACRES TOTAL j X Corner Let Zoning Classflcation BOTH LOTS C -4 MSOSD OVERLAY __ Present Improvements I X I do do not conform to zoning regulations Highest and best use 1x1Presentj3e7OtherisDec 'fyI Public Other (Describe) 0 =F SITE IMPROVEMENTS Tcpo LEVEL Lac X Street Access C', Pub'.ic ❑ Private! Size TYPICAL FOR THE MARKET Gas Surface ASPHALT Shape RECT Water X Maintenance X Public Private View TRAFFIC Sar,, Sewer X X Storm Sewer X Curb /Gutter Drainage ADO Underground E'ect. & Tel. X Sidewalk X Street Lights lathe property located in a HUD Identified Special Flood Hazard Area? X Nb [7yes Comments ( favorabe or uriavorable ircluding ary apparem adverse easements, encroachments or other adverse conditions): NO ADVERSE CONDITIONS NOTED THE SUBJECT PROPERTY FLOOD ZONE IS D PANEL NUMBER IS 120067015017) DATFD 7120/1998 The urgers -grad has recited three recent sales of p .,parties _ s sin ar and proximate to subjec; and has consicered these ir, the market analysis. The descripton `Includes a dollar adjustment reflecting market reaction to those items of sgnficant variation between the subject and comparab'e properties. If a significant item In the comparable property is superlcr 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 ;he Address XXXX W MAIN ST I XXXX N 15TH STREET 1011 151-H ST N XXXX S 9TH ST IMMOKALEE. FL 341421 IMMOKALEE, FL 34142 IMMOKALEE, FL 34142 IMMOKALEE FL 341 Proximity to Subject WITHIN 8 MILES WITHIN 1 112 MILE WITHIN 1 112 MILE Sales Price $ NA jS 916,000 ! S 385,000 IS 23; Price; I$ 0.9.17SF� S 9.21SF 2.i Data Source TX ID 0OC76960103 TX ID 00076560008 TX ID 001228400Dg Daie of Sae and DESCRIPTION DESCRIPTION d m e DESCRIPTION n DESCRIPTICN A Time Adjustment NA 212009 229 00 0712011 04/2010 Logaon IMMOKALEE IMMOKALEE _ IMMOKALEE _ IMMOKALEE S te;View 0.58 AC / 25.265 SF; 1.67AC ! 72,995 SF 0.96AC / 41.818 SF 1.96AC / 85 378 SF +F ZONING 0-4 MS05D C -3 SR29COSD C-4 SR29COSD ! C -4 & RMF -6 + ACCESS ACCESS ACCESS ACCESS ACCESS DEVELOPABLE DEVELOPABLE DEVELOPABLE DEVELOPABLE DEVELOPABLE Sales or Financing CASH, l CASH CASH Con ^essions Net Ad'. Total j Plus X 'Ndnus -229 OQO X Plus I Minus $ 0 X Plus Minus' $ 50 Indicated Value Net = -25% INet =O% Net =21'5% oiSubiect ,--- - lGross =257e 687D00 Gross =0% 385.000 _Gross =2;5% $ 73 Comments or Market Data COMP#1 IS 687,000 OR 9.41 SF COMP#2 IS 385,000 OR 9.21 SF COMP#3 IS 732,500 OR 8,58 SF COMP#41S 75 749 SF Comments and Conditicns o` Appraisal: THE MARKET ANALYSIS DEMOSTRATES THE RANGE FOR COMM VACANT LAND IS $8,58 TO $9.41 SQUARE FEET. THE HIGHER END OF THE DATA PER SQUARE FEET IS $9.21 THEREFORE 25 265SF X $9.21 IS $232.690.65 ROUNDED TO $232,70 • Final Reconciliation: BASED ON THE CURRENT COMMERCIAL LISTING PRICES AND THE OVERALL IMMOKALEE MARKET DROPPING APPROX 35% IN VALUE FROM THE TAX YF_,4R 20DR THE MOST WEIGHT IS PLACED ON COMP #2 WITH NO An it 1.4TMFNTR i icr:n w THR Apo RAIQAI AQeir_ninnenrr I ESTIMATE THE MARKET VALUE, AS DEFINED, CF SUBJEC" DRCPERTY AS OF __... JAN 25, 2012 to be $ / Review Appraiser (if applicable) Appraiser(s) } _.� 4- ri o� ❑ Did r- Dd Not Physically ROOS ELT LEONARD _ _ Inspect Property Nate Report Signed 1!25,120'2 Date Report Signed State Certification # _ -._.. State Stare Certification # Dr S',ate'_Ioense # RD 3287 State FL Or State License # Ex4iratlor. Date of License or Certification 11301'2 Exoirati ^n Date of License or Certification Produced by CiickFORMS Software 800 -622 -8727 Stale State Page 1 of 8 106 Comments and Conditicns o` Appraisal: THE MARKET ANALYSIS DEMOSTRATES THE RANGE FOR COMM VACANT LAND IS $8,58 TO $9.41 SQUARE FEET. THE HIGHER END OF THE DATA PER SQUARE FEET IS $9.21 THEREFORE 25 265SF X $9.21 IS $232.690.65 ROUNDED TO $232,70 • Final Reconciliation: BASED ON THE CURRENT COMMERCIAL LISTING PRICES AND THE OVERALL IMMOKALEE MARKET DROPPING APPROX 35% IN VALUE FROM THE TAX YF_,4R 20DR THE MOST WEIGHT IS PLACED ON COMP #2 WITH NO An it 1.4TMFNTR i icr:n w THR Apo RAIQAI AQeir_ninnenrr I ESTIMATE THE MARKET VALUE, AS DEFINED, CF SUBJEC" DRCPERTY AS OF __... JAN 25, 2012 to be $ / Review Appraiser (if applicable) Appraiser(s) } _.� 4- ri o� ❑ Did r- Dd Not Physically ROOS ELT LEONARD _ _ Inspect Property Nate Report Signed 1!25,120'2 Date Report Signed State Certification # _ -._.. State Stare Certification # Dr S',ate'_Ioense # RD 3287 State FL Or State License # Ex4iratlor. Date of License or Certification 11301'2 Exoirati ^n Date of License or Certification Produced by CiickFORMS Software 800 -622 -8727 Stale State Page 1 of 8 106 Stale State Page 1 of 8 106 COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT 10G EXTRA COMPARABLES 4 -5 -6 File No, AYAIA Case No. Borrower OWNER CLARA AYALA Property Address XXXX W MAIN ST (NO SITE ADDRESS) City IMMOKALEE County COLLIER State FL _ Zip Code 34142 LerderfCllent IMMOKALEE CRA Address , The undersigned has retied three recent sales of propetes most simi ar and proximate to s0ject and has considered tiese in the market analysts. The description includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a sigriflcant item In the comparable p*operty Is superior to or more favorable than tie subject property, a minus(-) adjustment is made thus :eduoing the indicated value of subject; If a significant item in the comparable Is inferior to or less favorable than the subject propery, a plus ( +) adjustment .s made thus increasing the indicated value of the subject. SUBJECT PROPERTA COMPARABLE NC. 4 COMPARABLE \0. 5 COVPARABL_ N0, 6 Address XXXX W MAIN ST 100 SR 29 IMMOKALEE. FL 34142 IMMOKALEE FIL Proximit y to Sub'ect WITHIN 1 1/2 MILE Sales Pr'oe S NA 75,000 $ S $ Pr--e $ Data Source TX ID 0023684C202 _ __ ............... ..... .._ ..... ._ Date of Sale and DESCRIPTICN DESCRIPTION DESCRIPTION DESCRIPTION Art Time Adiustment NA 1/2011 Location IMMOKALEE IMMOKALEE SiteAliew 0.58 AC / 25 265 SF 0.23 AC/10,019 SF ZONING C -4 MSOSD A -MSOSD +50 00 ACCESS ACCESS ACCESS DEVELOPABLE DEVELOPABLE NON DEV 2500 i Sales or Financing Concessions CASH Net Ad. Total _ X Plus Minus S 25,000 X PILS' Minus $ 0 X P'us 7, Minus S 0 Indicated Value of Sub'ect iNet =33% ;Gross =100% 100 000 Net =O% Gross =0% ; $ 0 Net =O% {Gross =0% $ 0 Comments on Market Data COMPARABLE #4 IS FOR MARKET SUPPORT BEING AS THIS PARCEL RECENTLY SOLD AND THE ADJUSTED VALUE IS $100,000 DOLLARS OR $10.00 SF COMMENTS TO THE MARKET DATA: COMPARABLE #1 IS A OLDER SALE AND LARGER IN SIZE ALSO HAS GOOD VISIBILITY SIMILAR TO THE SUBJECT PROPERTY. COMPARABLE SOLD FOR $917 SF WITHOUT ANY ADJUSTMENTS. COMPARABLE #2 IS CLOSE IN PROXMITYAND SIMILAR IN SIZE AND ZONING. THIS COMPARABLE IS GOOD INDICATOR OF WHATTHE MARKETS NOW. $9.21 SF COMPARABLE 03 IS CLOSE IN PROXIMITY AND HAS GOOD EXPOSURE WITH MULTIPLE USES, COMPARABLE IS USED TO SUPPORT OR ESTABLISH A MIDRANGE PER SQUARE FEET $8.58. COMPARABLE #4 IS FOR MARKET SUPPORT BEING AS THIS PARCEL RECENTLY SOLD AND THE ADJUSTED VALUE IS $100,000 DOLLARS OR 510.00 SF Produced by ClickFORMS Software 800 -822 -8727 Page 7 of 8 COLLER COUNTY GOVERNMENT REAL PROPERTY wIGT COMMENT ADDENDUM File No. AYALA Case No, Bo-rower OWNER CLARA AYALA Property Address XXXX W MAIN ST (NO SITE ADDRESS) City IMMOKALEE Courts COLLIER State FL Zip Code 34142 Lender./Client IMMOKALEE CRA Address Parcel No. #81681720003 Property Address NO SITE ADDRESS Owner Name AYALA, CLARA A Addresses 207 WASHINGTON AVE City IIvLYIOKALEE State FL Zip 34142 - 3133 Legal DESCRIPTION :FRED WHIDDEN BLK 4 LOTS 8.9 AND LOT 23 LESS 20 FT R/W THIS IS THE LOT THAT IS 0.43 ACRES IN SIZE. Parcel No.81681960009 Property Address NO SITE ADDRESS Owner Name AYALA, CLARA Addresses 207 WASHINGTON AVE City IMMOKALEE State FL Zip 34142 - 3133 Legal DESCRIPTION: FRED WHIDDEN BLK 4 LOT 22 LESS 20FT RW SCOPE OF THE APPRAISAL ASSIGNMENT: The client requested that both vacant lots be considered to be one parcel. The appraiser is aware of the owners being the same and the lots are contigous. The legal's are stated above and the tax info is attached. ADDITIONAL COMMENTS TO THE APP RAISAL' " "` "IMPACT FEES — THE APPRAISER HAS TAKEN INTO CONSIDERATION THE IMPACT FEES THAT HAVE BEEN ESTABLISHED ON THESE PARCELS. THE PARCELS PREVIOUSLY HAD RETAIL STORES AND MULTIFAMILY UNITS CONSTRUCTED ON THE SITES. IT IS ESTIMATED IN TODAY'S MARKET THE IMPACT FEES WOULD BE WORTH $160,000 DOLLARS HOWEVER, THEY WOULD ONLY APPLY IF A POTENTIAL BUYER WOULD BUILD THE PREVIOUSLY ESTABLISHED OR SIMILAR TYPE STRUCTURES. IMPACT FEES ARE SUBJECT TO THE CHANGE WITH MARKET CONDITIONS AND ANY DEVELOPMENT OR RE- DEVELOPMENT WILL REQUIRE A HOLDING PERIOD. THE RELIABILITY OF FUTURE DISCOUNTED CASH FLOWS THAT AN INVESTMENT OR PROJECT WILL YIELD IS SUBJECTIVE AND WOULD NOT BE A PART OF THE MARKET VALUE. THE BUYER OF THESE PARCELS HAVE NO USE FOR THE POTENTIAL CREDITS AND IT IS ALSO ESTABLISHED THAT FOR THE CURRENT PROPOSED USE BEING SIGNAGE, PARKS, AND PASSIVE USE THEREFORE NO IMPACT FEES WILL BE CHARGED. THE IMPACT FEES ARE NOI' CONSIDERED IN THfS APPRAISAL. Produced by ClickFORMS Software 800 -622 -8727 Page 5 of 8 10G COL 2 COUNTY GOVERNMENT REAL PROPERT. 3T COMPARABLES 1 -2 -3 File No. AYALA Case No. IOG Hprrower OWNER CLARAAYALA ProGedy Address XXXX W MAIN ST (NO SITE ADDRESS) City IMMOKALEE Counly COLLIER State FL Zip Code 34142 Lerder,'Client IMMOKALEE CRA Andress COMPARABLE SALE # XXXX N 15TH STREET IMMOKALEE, FL 34142 COMPARABLE SALE # 1011 15TH ST N IMMOKALEE, FL 34142 COMPARABLE SALE # XXXX S 9TH ST IMMOKALEE, FL 34142 0 K 3 Produced by ClichFORMS Software 800- 622 -8727 Page 6 of 8 COL. ; COUNTY GOVERNMENT REAL PROPERT, 3T File No. AYALA Case No. 3omwer OWNER CLARA AYALA P—opety Address XXXX W MAIN ST (NO SITE ADDRESS) Ciiv IMMOKALEE County COLLIER State FL Zip Code 34142 LerderlCllelt IMMOKALEE CRA Address COMPARABLE #4 100 SR 29 Page 8 of 8 10b COL[ IER COUNTY GOVERNMENT REAL PROPERT -'IGT File No. AYALA Case No. PURPOSE AND USE OF LIMITED APPRAISAL The purpose of this limited appraisal is to estimate market value by performing an evaluation of real property collateral for use in a proposed underwriting. This limited appraisal is for the use of the party to whom it is addressed and any further use or dissemination without consent of the appraiser and addressee is prohibited. DEFINITION OF MARKET VALUE Market value, as referenced in OCC Rule 12 CFR 34.42(f): The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, and knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. *Adjustments to the comparable must be made for special or creative financing or sales concessions, No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or Concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgement. DESCRIPTION OF LIMITED VALUATION PROCESS In performing this preliminary value analysis, the valuation process consisted of: (1) Reviewing assessment/public records and comparable database listing Information for the subject; (2) Conducting an inspection of the subject and its environs; (3) Analyzing sales of regional residential real estate: (4) arriving at a value conclusion; (5) Writing this report. s ff Departure specific appraisal guidelines included: SR 1 -3 because the appraiser has presumed, for the purpose of the limited appraisal. that the existing use of the subject property is the highest and best use; SR 1 -4 because only a sales comparison analysis of value was employed in this limited appraisal since it is the primary valuation method for residential dwelling similarto the subject. Any additional uses of the departure provision are specifically stated in the attached appraisal report or its attachments. SALES HISTORY According to the data utilized in preparing the report, the property ❑ has X' has not transferred within the past 12 months. LEVEL OF RELIABILITY The use of the departure provision to allow a limited appraisal with a single approach to value reduces the level of reliability of this report. RECONCILIATION Complete weight was given to the Sales Comparison Approach as it is the approach used by most buyers when purchasing a single family dwelling. The Income Approach was not applicable because of the lack of rental information and meaningful relevancy to the value of a dwelling located in this primarily owner occupied neighborhood. On the other hand, the Departure Provision was utilized to estimate the Cost Approach because the appraiser decided this omission in this limited appraisal assignment would not confuse or mislead the dient or the intended users of this report. The market value is estimated on the FHLMC form 704 or similar attached. ASSUMPTIONS AND LIMITING CONDITIONS * No responsibility is assumed for the legal discrimination or for matters indicating legal or title considerations. Title to the property is assumed to be marketable. The property is appraised free and clear of any and all liens and encumbrances, except as noted in the report. * Information furnished by others during the course of the research has been verified to the extent possible and is believed to be reliable, but no warranty is given for its accuracy. * No responsibility is assumed for the effect on value of hidden orunapparent conditions of the subsoil or structures; or for arranging engineering studies to discover such conditions. * No evidence of contamination or hazardous materials was observed. However, the appraiser is not qualified to detect potential hazardous waste material that may have an effect on the subject property. The client may wish to retain such an expert if he desires. * Sketches and other illustrative material are included only to assist the reader in visualizing the real estate and its environs, are based on data developed and supplied by others, and are not meant to represent a survey or as -built plan. * Any distribution of the total valuation among land, improvement, and /or other components applies only under the stated program of utilization and must not be interpreted or used as individual values for other purposes. * The appraiser is not required to provide consultation, testimony, or attendance in court by reason of this assignment, unless such services have been assigned in contracting the assignment. * Possession of the report or a copy thereof does not carry with it the right of publication, and it may not be used for any purpose by anyone other than the addressee, without the written consent of the author and addressee. Even with such permission, out -of- context quoting from and/or partial reprinting of the report is prohibited. The report is an integrated entity and is only valid in its entirety. Neither all nor part of the contents of the report shall be disseminated to the public relations, news, sales, or other media without the prior written consent and approval of the author. LIMITED SCOPE APPRAISAL CERTIFICATION I certify to the best of my knowledge and belief that: the statements of fact contained in this report are true and correct; the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limited conditions and are personal, unbiased, professional analyses, opinions and conclusions; I have no present or prospective interest in the real estate and have no personal interest or bias with respect to the stipulated result, or the occurrance of a subsequent event; the analyses, opinions and conclusions were developed and the report prepared in conformance with and subject to the requirements of the Uniform Standards of the Professional Appraisal Practice of the Appraisal Foundation; the appraisal assignmentwas not based upon a requested minimum valuation, a specific valuation, or the approval of a loan; I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If I relied on significant professional assistance from any individual(s) in the performance of the appraisal or the preparation of the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by each in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will not take the responsibility for it. SUPERVISORY APPRAISER'S CERTIFICATION If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that: I directly supervised the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certification above, and am taking full responsibility for the appraisal and the appraisal report. PROPERTY ADDRESS. )=X W MAIN ST _ ...... .. (NO SITE ADDRESS) IMMOKALEE FL 34142 APPRAISER: / Signature 1' -11' Name: ROOSEVELT LEONARD Date Signed: 1/25/2012 SUPERVISORY APPRAISER (only if required) Signature: Name: Date Signed; State Certification #: State Certification #: or State License #: RD 3287 or State License #: _ State State Expiration Date of Certification or License: 11/30/12 Expiration Date of Certification or License: F; Did ' Did Not_lnspect the Interior of the Property n Did !7 Did not Inspect orooertv Produced by ClickFORMS Software 800 - 622 -8727 Page 3 of 8 101, CO' ?R COUNTY GOVERNMENT REAL PROPER- 1GT File No. AYAL4 DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well Informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. `Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF LIMITING CONDITIONS CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following conditions: 1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. 2. The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. 3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in the appraisal report whether the subject site is located in an Identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied. regarding this determination. 4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand. 5. The appraiser has estimated the value of the land in the cost approach at its highest and best use and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. 6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence of hazard wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. 7. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such Items that were furnished by other parties. 8. The appraiser will not disclose the contents of the appraisal report- except as provided for in the Uniform Standards of Professional Appraisal Practice. 9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that completion of the improvements will be performed in a workmanlike manner. 10. The appraiser must provide his or her prior written consent before the lender /client specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and professional designations; and references to any professional appraisal organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgage or its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia; except that the lender /client may distribute the property description section of the report only to data collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. rrao❑ie mac -orm 464 (a -es) rwuu(;eu uy t,ucKrt)nmo oorrware ouu- ozz -btz[ Fannie Mae F7m11004B (6 -E3) " Page 4 of 8 I OG Search Results Page 1 of 1 10G Collier County Tax Collector 3291 E Tamiami Trail Naples FL 34112 -5758 2011 Tax Roll Inquiry System Print this Rage OWNER INFORMATION PROPERTY INFORMATION Name: AYALA, M.ATEO & NORA Parcel; 81681960009 1 Acre: .IS Addreas: 207 WASHINGTON AVE Loe: IMMOHALEE fjyj IGIS 4'iew) Address: Legal: EKED WHIDDFN BLK 4 LOT 22 LESS Address: C,egol: 20FT RW Address: Legal: Addreas: IMMOKALEE , FL 34142 -3133 Legal: V.ALUEAXEMPT10N5 I TAX INFORMATION PAY "GERMS 136.70 PAYMENT INFO Market Value: 9,750 F paid Dt : 00/00/0000 Taxable Value: 9,750 School St: 31.97 Dec: 138.13 get t; 0 3tillage Code: l'J School loc: 21.92 Jan: 139.55 1140.98 Mach: 0 Homested Ex:) Agrieltr Ex:1111 142.40 Widow Ex—'.]FO W'ater: 3.33 Apr:© STATUS INFO. Non Ad Va: h stalerred: 0 Deferred: Bankrupt:0 Ex: lndepend; 30.16 Nlay:� Disabled: 0�Veteran Ex: WhollvF%t tv 0 � "Gross Tax: 142.40 Pav Current 1 axes Online ylg=,q .. , �. � a A pr fee: Cvlan Ex I° -'� I g. rnA: a COMMENTS crlui FICATE' INFORMATION Certiticatcs must be paid wltb cash, cashiers check or money order Tax Year Slit Ccrt.B Date Issued Paid Date Kee r! Mach Sts 1'DA Amowrt Paid Amt Due thru , Amt Due thru . 2009 O 10357 -10 05.282010 06/18.2010 332 10 ®00;305,74 Comment: Certifleates must be paid with each. cashier: check or money order New Search Back To List 2003 Parcel Information 2004 Parcel Infonxlation 2005 Parcel Information 1 2006 Parcel Information 2007 Parcel Information 2008 Parcel Information J 2009 Parcel Information ( 2010 Parcel Information Last Updated: 01/30/2012 5:00pm Search Results Page 1 of 1 10G Collier County Tax Collector 3291 E Tamiami Trail Naples FL 34112 -5758 2011 Tax Roll Inquiry System Print this page OWNER INFORMATION I PROPERTY INFORMATION lame: JAYALA, MATEO & NORA parcel: 81681960009 F- —5 Address: 207 WASHINGTON AVE Loc: IMMO}41LEE L41an1 'IA 1 w —1 Address: Le al: FRED WHTDDEN BLK4 LOT 22 LESS Address: Address: F77 Legal: Legal: 20FT RW �! li Address: IMMOTCA.LEE , FL 34142 -3133 VALUE /EXEMPTIONS (' TAX INFORMATION PA,Y T}:RMS PAYMENT INFO paid Dt : QO/0010000 Recpt: Mach: Alarltet Value: 9,750 1 County: 36.69 Nov; 136.70 Taxable Value: 9,750 ij School St: 31.97 Dec: 138.13 ' Millage Code: Homested Ex: =! =i School loc: City Tax: 21.92 San: 139.55 0.00 Feb: 140.98 paymi: 0.00 A grieltr Ex: O' . De endt: 17.54 Mar: 14240 Wldow Ex: Blind Ex: �; ©€ Water: 3.33 .4pr:.0 ��i ST.aTLS INFO, Tndepend: 30.16 May:O Disabled: Voter Appr: . ?9 Now Uue: 139.55 No Ad Va: IN installment: L'� Deferred: 0 Veteran Ex: �l *Cross Tax: 142.40 pdv t.ut rent Taxes Otallnc VISA Wholly Ex: 0 Civilian Ex: 0 Bankrupt: TDB: IJ COMMENTS t CERTIFICATE INFORMATION 1 Cerlilieutes must he paid with cusb, cashiers check or money order Tax Year Split Ctrl k Date Issued Pa1d Date ; Rec q Mach Sts TDA Amaunt Paid Amt Due thru , Amt Due thru , 2Q09 O 10357.10 05!2872010 06n81Z010 332 10 ®O 305.74 Comment. Certificates must he paid with cash, cashiers check or money order New Searmch Back To List 2003 Parcel Information 12004 Parcel Information 12005 Parcel Information 2006 Parcel Information 2007 Parcel Information 12008 Parcel Information 12009 Parcel Information 2010 Parcel Information Last Updated: 01/30/2012 5:00pm