Agenda 07/14/2020 Item #16C 7 (Agreement for Sale and Purchase of 5 Acres Adjacent to the County Landfill)07/14/2020
EXECUTIVE SUMMARY
Recommendation to approve an Agreement for Sale and Purchase (“Agreement”) for the Solid and
Hazardous Waste Management Division to acquire 5 acres of land that is improved with a single-
family home (“Property”) as part of an assemblage of properties that are immediately adjacent to
the County landfill and contiguous to other lands acquired by the County and authorize necessary
budget amendments. (Project 59012)
OBJECTIVE: To further the county’s good neighbor policy by acquiring property from willing sellers
within Sections 30 and 31 east of the Collier County Landfill to strategically secure lands which can act
as a natural buffer.
CONSIDERATIONS: On December 5, 2006, the Board approved the Integrated Solid Waste
Management Strategy (ISWMS) which set forth the Enduring Guiding Principles for environmental and
Growth Management compliance, airspace preservation, operational excellence and best value service.
Those guiding principles were ratified by Ordinance 13-08, the Solid Waste Sub-Element of the Growth
Management Plan (GMP).
Both the Solid Waste Sub-Element of the GMP and the ISWMS, set forth that the County “shall pursue
the acquisition of land inventory” and to optimize the current solid waste management infrastructure. I n
keeping with this directive, in 2017, the County acquired 20 unimproved acres adjacent to the landfill for
$180,000 ($12,000/acre) and earlier this year, the County acquired an additional 5 unimproved acres
adjacent to the landfill and contiguous to the aforementioned 20 acres for $60,000 ($12,000/acre). The
County continues to search for opportunities for additional land inventory to further contribute to the
waste management infrastructure.
Real Property Management contacted property owners in close proximity to the landfill, and Martin Gaut
and Tina Warren, owners of 5 acres of improved land (Folio #00337440003) agreed to sell their property
to Collier County under the terms and conditions in the attached Agreement for Sale and Purchase. An
in-house appraisal determined a market value of $315,000 and after negotiating with the owner and
owner’s representatives, the owner agreed to a selling price of $290,000. The site is improved with a
single-family home which the seller may occupy for a period of six months after the closing date.
The Agreement for Sale and Purchase has been reviewed and approved by the County Attorney’s Office,
the Solid and Hazardous Waste Management Division, and the Seller. To mitigate any risk to the County,
the Agreement provides for a 90-day due diligence period to inspect the Property to include an
environmental assessment and title search. Should there be any concerns, the County has the right to
terminate the Agreement.
The appraisal report and a location map are attached for reference.
FISCAL IMPACT: The total cost of the acquisition should not exceed $300,000 ($290,000 for the
purchase price and $10,000 for a title commitment, title policy, closing costs and recording of the
documents). The source of funding is the Solid Waste Capital Projects Fund (474). A budget amendment
reallocating existing project budgets is required.
LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires a majority
vote for Board approval. - JAB
GROWTH MANAGEMENT IMPACT: This transaction is consistent with the County’s Growth
16.C.7
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07/14/2020
Management Plan, specifically the Solid Waste Sub-Element.
RECOMMENDATION:
1. Approve the attached Agreement for Sale and Purchase.
2. Authorize the Chairman to execute the Agreement and any additional closing documents, and
accept the Warranty Deed, once approved by the County Attorney’s Office.
3. Authorize staff to prepare related vouchers and warrants for payment.
4. Authorize necessary budget amendments.
5. Direct the County Manager or his designee to proceed to acquire the Property and to follow all
appropriate closing procedures, to acquire and obtain clear title to the Property, and to record any
and all necessary documents (once approved by the County Attorney’s Office) in the Publ ic
Records of Collier County, Florida.
Prepared By: Jay Malamphy, Property Acquisition Specialist, Facilities Management Division
ATTACHMENT(S)
1. Appraisal Report (PDF)
2. Location Map (PDF)
3. Agreement for Sale and Purchase - Signed (PDF)
16.C.7
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07/14/2020
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.C.7
Doc ID: 12780
Item Summary: Recommendation to approve an Agreement for Sale and Purchase (“Agreement”)
for the Solid and Hazardous Waste Management Division to acquire 5 acres of land that is improved with
a single-family home (“Property”) as part of an assemblage of properties that are immediately adjacent to
the County landfill and contiguous to other lands acquired by the County. (Project 59012)
Meeting Date: 07/14/2020
Prepared by:
Title: Manager - Property Acquisition & Const M – Facilities Management
Name: Toni Mott
06/25/2020 4:54 PM
Submitted by:
Title: Director - Facilities Management – Facilities Management
Name: Damon Grant
06/25/2020 4:54 PM
Approved By:
Review:
Solid and Hazardous Waste Kari Hodgson Additional Reviewer Completed 06/25/2020 5:25 PM
Solid and Hazardous Waste Dayne Atkinson Additional Reviewer Completed 06/26/2020 7:06 AM
Public Utilities Operations Support Joseph Bellone Additional Reviewer Completed 06/26/2020 8:45 AM
Public Utilities Department Dan Rodriguez Additional Reviewer Completed 06/26/2020 10:44 AM
Public Utilities Operations Support Tara Castillo Additional Reviewer Completed 06/26/2020 1:54 PM
Facilities Management Drew Cody Director - Facilities Skipped 06/30/2020 12:13 PM
Public Utilities Department Drew Cody Level 1 Division Reviewer Completed 06/30/2020 12:50 PM
Public Utilities Department George Yilmaz Level 2 Division Administrator Review Completed 07/01/2020 8:20 AM
County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 07/01/2020 9:11 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 07/01/2020 9:34 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 07/01/2020 10:34 AM
Budget and Management Office Ed Finn Additional Reviewer Completed 07/01/2020 12:07 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 07/01/2020 1:13 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 07/05/2020 7:50 PM
Board of County Commissioners MaryJo Brock Meeting Pending 07/14/2020 9:00 AM
16.C.7
Packet Pg. 1658
PRI}PERTY UALIIE
2390 Markley Ave Naples, FL 34117
16.C.7.a
Packet Pg. 1659 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
Property owner and legal description
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16.C.7.a
Packet Pg. 1660 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
Vacant Land Appraisal Report
This appraisal reporl rs sublect to $e lollowing scope ot work. intended use. intended user, definfion of market value,
statement ot assumptims and limiting coflditions, and certificalions Modficalions, additions. or delstions lo fie intended
use. intended user, deinition ol rnarket value. or assumptons and limiting condfions are not permitted The appratser may
expand the scope of wolk to include any additiond res€arch or analysis necessary based on 1ie complcxity ot $is appraisal
assignlnem. Modificalions or deletions to the certifications are also not permitted. Howeyer, addfional cerlificatons that do
not constiMe malenal alterations to this appraisal report, such as those required by law or tiose related to the appraaser's
continuing education or manbership in an appraisal organizalion. are permined
SCOPE 0FttORK: The scope ot work for this appraisal is detined by the complexity of $is appraisal assrgnment and the
reporting requrrements of this appraisal report torm. including the followang d€initon ol market value, statGment ot
assumptions and limiting condtons, and certifications. The apprarser must. at a minimum: (1) perform a complete yisual
inspection of the interior and exlerior areas of lhe subiect propcrty, (2) inspect the netghboftood, (3) inspecl each ol lhe
corpamble sales lrom aI least fie stEet. (4) research, verity, and analyze data lrom rcliable public and/or pnvate sources.
and (5) repon his or her anatysis, opinions, and conclusions in fiis appraisal report.
|i{IE{DED USE: Ihe irtended use of this appraisal repon is tor the lender/client to evaluatc $e property fiat is fie
subject of this appraisal for a mongage linance transaclion
II{IETIDED USER: The intended user of his appraisal report is fie lender/clienr.
DEENmoN 0F MARKEI VALUE: The most probabk price Mrich a property should bring in a comp€litive and open
market under all conditions requisite to a lair sale, $e buyer and scller, each acting prudenty, knowledgeably and assumang
the price is not affected by undue slimulus lmplicft in this defnition is th? consummation ot a sale as ot a specified date and
the passing of ti0e lrom seller to buyer under conditons whereby: (1) buyer and seller ar6 \Dically motivated; (2) both
parties are well anforn€d or well advised. and each acting in what he or she considers his or her own best interest: (3) a
reasonable time as allowed for e)gosure in $e open market; (4) paym€nt is madc in terms of cash in U S dollars or in temsof linancial arangemeflts comparable thereto; and (5) the price represerts the normal consideration tor $e property sold
unaffected by special or crealive financrng or sales concessions' gramed by anyone associated wlth fie sale
The use of the appraisal report is for Bayshore CRA internal decisions and the users of the appraisal report is the
same including the Collier County BCC.
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16.C.7.a
Packet Pg. 1661 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
Naples Market Activity and Market Area
t{APLES AREA REAL ESIAIE ACTIVlTY
Feb1J{y 2@0 cqrp{€d wfh Fabru{y 2Ol9 berEErt rtDottrng uirE lq.r*d li{rr&s)
$335,000 in February 2019. Broken down by property type, median sales prices rose 5 percent
for single family homes and nearly 7 percent for condominiums in February 2020 compared to
February 2019.
Because the federal govemment enacted stricter standards for financing following the recession
in 2008, "most buyers in the last 10 years have purchased homes using cash or conventional
financing with significant down payments," said Adam Vellano, west coast sales manager, BEX
Realty - Florida. "This has created larger amounts of equity in the market and, with our current
balanced inventory, we can absorb a short disruption."
Mr. Vellano added that we are not facing a housing crisis like what we experienced in 2008
because we don't have a lot of highly leveraged owners with second mortgages that will be
forced into foreclosure.
The NABOR February 2020 Market Reports provide comparisons of single-family home and
condominium sales (via the Southwest Florida MLS), price ranges, and geographic segmentation
and includes an overall market summary.
The February 2020 Market Report also showed a 6-month supply ofinventory for properties
under $500,000, while properties priced above $500,000 are at an 8-month supply. Interestingly,
there is currently a 14-month supply ofinventory for properties priced above $2 million.
IIVERAII.IIIVEI{TIIRY OVERALT PEIIOING MTOIAil CTtlSEO PRICE
OAYS O1{ MARI(ETCLOSEO SAI.ES
16.C.7.a
Packet Pg. 1662 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
Naples Market Activity and Market Area
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Market Analysis
"The February report is a continuation of the incredible pace of the market we saw in January,
with impressive results across all categories and price ranges," said Mr. Huskey. "These figures
reflect the market in advance ofthe coronavirus impact, which will no doubt be evident in
March. The reality is business is continuing, albeit at a far slower pace as the Realtor community
and the public enact the recommended precautionary steps to enswe the situation is short-lived.
But, the first two months of the year confirmed that Naples is more desirable than ever, an
attraction which will be sustained long after concems of the virus have passed."
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16.C.7.a
Packet Pg. 1663 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
Approaches to value are the methods or procedures by which valuation ofa property is
ascertained. For different property, different approach to value is used. There are three types of
approaches to value and they are sales comparison approach, cost approach and income
capitalization approach.
Sales comparison approach
The sales comparison approach is the most commonly used approach in real estate appraisal
practice for determining the value. In this approach to value, the property which is being
appraised is compared to recently sold properties which are of similar types. This is done for
deriving a value indication. For that, the property being appraised is compared to comparables
that are adjusted for size, acreage, amenities, time, etc. The appraiser's experience is important
when it comes to understanding the adjustments which are reasonable for a particular market
area. The value ofone property in a certain area may be high but it may not be of that value in a
different area. This approach to value is usually used for valuation ofvacant land, improved
properties or lands considered to be vacant. This approach is preferable when there is sufficient
availability of comparable sales.
Cost approach
The cost approach to value estimates the value ofa property by determining the cost that will be
required for constructing a replacement or reproduction ofthe same property after deduction of
accrued depreciation. Accrued depreciation means decline in the property's actual value over the
period of time due obsolescence or wear and tear.
Income capitalization approach
This approach to value is used to derive a value indication for a property that generates income.
This is done by finding property value by converting the anticipated benefits. This conversion
can be done in two ways. The income expectancy ofone year can be capitalized at market-
derived rate of capitalization or rate of capitalization that shows a specified retum on investment,
income pattem ald change in the investment's value. Again, at specified yield rate, the yearly
cash flows for holding period and reversion can be discounted. In this approach, the future
benefits ofa property's present value are estimated.
The Sales Comparison Approach is used in this appraisal assignment.
The Appraisal Institute defines highest and best use as follows: The reasonably probable and
legal use of vacant land or an improved property that is physically possible, appropriately
supported, financially feasible, and that results in the highest value. Applying the four tests to
the subject property, the highest and best use for the parcel is improved residential.
16.C.7.a
Packet Pg. 1664 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
SHORT FORM REPORT
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16.C.7.a
Packet Pg. 1665 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
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16.C.7.a
Packet Pg. 1666 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
Location map
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16.C.7.a
Packet Pg. 1667 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
Comparable Sites
Comp 1 1840 Washburn (2 lots)
Comp 2 1904 lvisa Ave
Comp 3 3180 Smith Rd
16.C.7.a
Packet Pg. 1668 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
comp 1
comp 2
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16.C.7.a
Packet Pg. 1669 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
Current comparable listings for sale in the area
l.l66l Markley Ave
MLS#2 r9080330
l5ac(3 lots) Barn only
Blackbum Rd 5 acres
s339,000
$230,000 (vacant land)
16.C.7.a
Packet Pg. 1670 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
VALUE CoNCLLSToNS
Market Value,
As ls, Vacant Land
Fee Simple June 8, 2020 $315,000
The valuc conclusio(s) are subject to the followurg h),potletical couditions and exfiaordimry
conditions. These conditious rnay affect the assipouent results.
Hypottredcal Couditions:No[e.
Extraordinary Assruuptious :Courplcte access to the subject property was not gauted for thc
purpose of this appraisal. Ir is an exraordurary assuuprioo the
condrtion of the interior and ponions of the exterior that werc
uot visiblc arc conmensuate widr the ponions that were visiblc.
Further- we assrunc thc hterior ffnish is smrilar to a typical
buildurg of this BDc ard aee.
16.C.7.a
Packet Pg. 1671 Attachment: Appraisal Report (12780 : 2390 Markley - Gaut)
LOCATION MAP
Landfill Optimization Project
2390 Markley Avenue, Naples, FL 34117
Folio Number 00337440003
2390 Markley Avenue
16.C.7.b
Packet Pg. 1672 Attachment: Location Map (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1673Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1674Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1675Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1676Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1677Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1678Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1679Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1680Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1681Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1682Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1683Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1684Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1685Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1686Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1687Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)
16.C.7.dPacket Pg. 1688Attachment: Agreement for Sale and Purchase - Signed (12780 : 2390 Markley - Gaut)