Agenda 02/09/2021 Item #16A12 (Purchase Agreement Parcel 1180RDUE - Project 60168)02/09/2021
EXECUTIVE SUMMARY
Recommendation to approve an Agreement for the purchase of right-of-way (Parcel 1180RDUE)
required for the Vanderbilt Beach Road Extension (Project No. 60168).
OBJECTIVE: To acquire the right-of-way needed for the construction of the Vanderbilt Beach Road
Extension Project (the Project).
CONSIDERATIONS: Collier County is seeking to purchase Parcel 1180RDUE, a road right -of-way,
drainage and utility easement, needed for construction of the Project. The improved parent tract is located
on the northeast corner of 8th Street NE and 10th Avenue NE and is owned by Dean Smith and Dawn
Marie DeLaurentis. Parcel 1180RDUE is 2,250 square feet in extent and rectangular in shape. The
appraised value of the parcel is $1,700. Please refer in this regard to the attached appraisal report, dated
August 5, 2020, prepared by Dan Richardson of R & W Enterprises, Inc., Appraisal and Planning
Consultants. The attached agreement reflects a negotiated full compensation amount of $6,000. Staff
recommends that the Board of County Commissioners (the Board) approve the agreement. If this parcel
is not acquired by negotiation, it will have to be condemned and the County will become liable for
payment of additional attorney and expert fees and costs that will exceed the difference between the
appraised value and the negotiated compensation amount.
FISCAL IMPACT: Funds in the amount of $6,600 will be required, being the negotiated compensation
amount of $6,000 and miscellaneous closing and recording fees not to exceed $600. The primary funding
source for the acquisition of right-of-way is impact fees. Should impact fees not be sufficient within a
particular project, the secondary funding source will be gas taxes.
No maintenance costs are anticipated until such time as the Project is constructed.
GROWTH MANAGEMENT IMPACT: This recommendation is consistent with the Long-Range
Transportation Plan and the Collier County Growth Management Plan.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a
majority vote for Board approval. - JAB
RECOMMENDATION:
. Approve the attached agreement and authorize the Chairman to execute same on behalf of the Board;
. Accept the conveyance of Parcel 1180RDUE and authorize the County Manager, or his designee, to
record the conveyance instrument in the public records of Collier County, Florida;
. Authorize the payment of all costs and expenses that Collier County is required to pay under the
terms of the purchase agreement to close the transaction;
. Authorize the County Manager or his designee to take the necessary measures to ensure the County’s
performance in accordance with the terms and conditions of the purchase agreement; and
. Authorize any, and all, budget amendments that may be required to carry out the collective will of the
Board.
Prepared By: Karen Dancsec, Property Acquisition Specialist, Right -of-Way Acquisition, Transportation
Engineering Division.
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02/09/2021
ATTACHMENT(S)
1. Purchase Agreement (PDF)
2. Appraisal (PDF)
3. Location Map (PDF)
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02/09/2021
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.12
Doc ID: 14631
Item Summary: Recommendation to approve an Agreement for the purchase of right-of-way
(Parcel 1180RDUE) required for the Vanderbilt Beach Road Extension (Project No. 60168).
Meeting Date: 02/09/2021
Prepared by:
Title: Property Acquisition Specialist – Transportation Engineering
Name: Karen Dancsec
12/31/2020 11:46 AM
Submitted by:
Title: Division Director - Transportation Eng – Transportation Engineering
Name: Jay Ahmad
12/31/2020 11:46 AM
Approved By:
Review:
Transportation Engineering Robert Bosch Additional Reviewer Completed 12/31/2020 12:00 PM
Transportation Engineering Marlene Messam Additional Reviewer Completed 12/31/2020 12:47 PM
Transportation Engineering Jay Ahmad Additional Reviewer Completed 01/04/2021 7:36 AM
Transportation Engineering Mario Puente Additional Reviewer Completed 01/04/2021 1:23 PM
Growth Management Department Lisa Taylor Additional Reviewer Completed 01/04/2021 1:55 PM
Growth Management Operations Support Christopher Johnson Additional Reviewer Completed 01/06/2021 8:20 AM
Growth Management Department Gene Shue Additional Reviewer Completed 01/06/2021 1:37 PM
Growth Management Department Jeanne Marcella Level 1 Reviewer Completed 01/06/2021 4:16 PM
Public Services Department Karen Dancsec Deputy Department Head Review Skipped 01/04/2021 10:59 AM
Growth Management Department Thaddeus Cohen Department Head Review Completed 01/11/2021 4:44 PM
County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 01/12/2021 8:31 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 01/12/2021 8:38 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 01/12/2021 1:41 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 01/15/2021 8:31 AM
County Manager's Office Dan Rodriguez Level 4 County Manager Review Completed 01/27/2021 9:23 AM
Board of County Commissioners MaryJo Brock Meeting Pending 02/09/2021 9:00 AM
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Packet Pg. 580 Attachment: Purchase Agreement (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Packet Pg. 581 Attachment: Purchase Agreement (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Packet Pg. 582 Attachment: Purchase Agreement (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Packet Pg. 583 Attachment: Purchase Agreement (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Packet Pg. 584 Attachment: Purchase Agreement (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Packet Pg. 585 Attachment: Purchase Agreement (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Packet Pg. 586 Attachment: Purchase Agreement (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Packet Pg. 587 Attachment: Purchase Agreement (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
Dan K. Richardson, PhD, MAI, AI-GRS
R & W ENTERPRISES, INC.
Appraisal and Planning Consultants
2186 Coffee Pot Blvd. NE, St. Petersburg, FL 33704-4650
TEL (727) 822-5612 FAX (727) 822-4763
_____________________________________________________________________________________________________________________
_
RIGHT OF WAY
VALUE ANALYSIS REPORT
(Land & Affected Improvements Only)
PARCEL 1180RDUE
Northeast Corner of 8th Street NE and of 10th Avenue NE
Naples, FL 34120
Ownership
Dean Smith
Dawn Marie DeLaurentis
COLLIER COUNTY TRANSPORTATION DIVISION
Project Name:
Vanderbilt Beach Road Extension
Project Number:
60168
County: Collier
Prepared For
Growth Management Division (GMD)
Transportation Engineering/ROW Office
2885 S. Horseshoe Drive
Naples, FL 34104
Prepared By
Dan K. Richardson, PhD, MAI, AI-GRS
R & W ENTERPRISES, INC.
2186 Coffee Pot Blvd. NE
St. Petersburg, FL 33704-4650
16.A.12.b
Packet Pg. 588 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
Dan K. Richardson, PhD, MAI, AI-GRS
R & W ENTERPRISES, INC.
Appraisal and Planning Consultants
2186 Coffee Pot Blvd. NE, St. Petersburg, FL 33704-4650
TEL (727) 822-5612 FAX (727) 822-4763
______________________________________________________________________________________________________________________
August 5, 2020
Mr. Harry Henderson, SRA
Review Appraiser
Collier County Growth Management Division
Transportation Engineering/ROW Office
2885 South Horseshoe Drive
Naples, Florida 34104
Re: Parcel : 1180RDUE
Project Number : 60168
Project Name : Vanderbilt Beach Road Ext.
County : Collier
Dear Mr. Henderson:
Pursuant to Purchase Order No. 4500203792 received June 29, 2020, I am submitting a Value
Analysis (land & affected improvements only) for the right-of-way parcel to be acquired identified
above. This report has been prepared without the benefit of discovery and the appraiser reserves the
right to amend the value conclusion in light of any new information developed during negotiation or
discovery.
The undersigned hereby certifies he has no past, present, nor contemplated future interest in this
property being valued for this County Road project. It is further certified that neither the employment
to make this Value Analysis nor the compensation thereof, is contingent upon the value reported.
This cover letter must remain attached to this Value Analysis, which contains 49 pages including
related exhibits and addenda, in order for the value opinion set forth to be valid.
The scope of appraisal services includes valuation of a vacant rural residential parent tract. Recent
rural residential land sales were researched for this Value Analysis. The intended user is Collier
County GMD/Transportation Engineering/ROW Office and the intended use is to provide a “good
faith” estimate of full compensation for the condemnation action contemplated for the subject
property.
Therefore, as a result of my investigation into those matters that affect market value, I have formed
the opinion that the Market Value of the subject property, as of July 16, 2020, was:
PARCEL 1180RDUE
ONE THOUSAND SEVEN HUNDRED DOLLARS
($1,700)
Respectfully Submitted,
Dan K. Richardson, PhD, MAI, AI-GRS
Cert Gen RZ735 (Florida)
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Packet Pg. 589 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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COLLIER COUNTY, FLORIDA
CERTIFICATE OF VALUATION
Parcel No.: 1180RDUE
Road: Vanderbilt Beach Rd Ext
Job No.: 60168
I hereby certify:
That I have personally inspected the property herein valued and that I have afforded the
property owner the opportunity to accompany me at the time of inspection, I have also
made a personal field inspection of the comparable sales relied upon in making said
Value Analysis, the subject and comparable sales relied upon in making said Value
Analysis were as represented by the aerial photographs contained in said Value Analysis.
To the best of my knowledge and belief, the statements contained in the Value Analysis
herein are true and the information upon which the opinion expressed therein is correct;
subject to limiting conditions therein.
I understand that such Value Analysis is to be used in connection with the acquisition
of property for the construction of right-of-way and related facilities by Collier
County.
My Value Analysis has been made in conformity with the appropriate State laws,
regulations, policies and procedures applicable for the valuation of right-of-way for
such purposes; and to the best of my knowledge no portion of the property value entered
on this certificate consists of items that are non-compensable under established law of
the State of Florida.
Neither my employment nor my compensation for making this Value Analysis and report is
in any way contingent upon the values reported herein.
I have no direct or indirect present or contemplated future interest in such property or
in any benefit from the acquisition of such property valued. I have not performed
services, as an appraiser, or in any other capacity, regarding the property that is the
subject of this report within the three-year period immediately preceding acceptance of
this assignment.
I have not revealed the findings and results of such Value Analysis to anyone other than
the proper officials of Collier County, Florida and I will not do so until so authorized
by Collier County officials, or until I am required by due process of law, or until I am
released from this obligation by having publicly testified as to such findings.
My opinion of the market value for the part taken and damages, if any, of the property
valued as of the 16th day of July , 2020, is $ 1,700_ based upon my independent Value
Analysis and the exercise of my professional judgment.
Market value should be allocated as follows:
LAND $ 1,700
IMPROVEMENTS $ -0-
DAMAGES AND/OR
COST TO CURE $ -0-
TOTAL $ 1,700
August 5, 2020 _________________________________
DATE Dan K. Richardson, PhD, MAI, AI-GRS
Cert Gen #RZ735
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Packet Pg. 590 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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SUPPLEMENT TO CERTIFICATE OF THE REPORT
Job No: 60168
Project: Vanderbilt Beach Road Extension ROW Project
Parcel: 1180RDUE
I, certify that, to the best of my knowledge and belief:
The statements of fact contained in this report, upon which the
analysis, opinions, and conclusions expressed herein are based,
are true and correct.
The reported analyses, opinions, and conclusions are limited
only by the reported assumptions and limiting conditions, and
are my personal unbiased professional analyses, opinions, and
conclusions.
This report has been made in conformity with and is subject to
the requirements of the Uniform Standards of Professional
Appraisal Practice. The report is also subject to an in
conformance with the Code of Professional Ethics and Standards
of Professional Appraisal Practice of the Appraisal Institute.
The use of this report is subject to the requirements of the
Appraisal Institute and to the Real Estate Appraisal Board
relating to the review by its duly authorized representatives.
This requirement may be waived in the case of condemnation
reports, and then they will only be released to the property
officials, and/or until I am released from this obligation by
having publicly testified as to such findings.
As of the date of this report, I, Dan K. Richardson, PhD, MAI,
AI-GRS have completed the requirements of the continuing
education program of the Appraisal Institute.
As of the date of this report, I have been certified by the
State of Florida Real Estate Appraisal Board as a Certified
General Real Estate Appraiser (#RZ735).
Certified By:
Dan K. Richardson, PhD, MAI, AI-GRS
Cert Gen #RZ735
August 5, 2020
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Packet Pg. 591 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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VALUE ANALYSIS
____________________________________________________________________________
OWNER’S NAME
Dean Smith
Dawn Marie DeLaurentis
Parcel Number: 1180RDUE
Project Name: Vanderbilt Bch Ext
Project Number: 60168
County: County
Based on comparable sales, which are attached, the following values have been established
Parcel
#
Net
Take
Area
Land
Improvements
Remarks
Total
1180
RDUE
0.052
Acres;
2,250
SF
0.052 Ac @
$32,500/Ac =
$1,679;
RDUE valued at
99% of fee simple
$1,679 x 0.99=
$1,662;Say,$1,700
$1,700
Natural Vegetation
No Severance
Damages
Total = $1,700
8/5/2020
SIGNATURE OF PERSON PREPARING ANALYSIS DATE
TYPED NAME: Dan K. Richardson,PhD,MAI,AI-GRS
Cert Gen #RZ735
Scope of the Value Analysis
The scope of this value analysis involves the research, verification, and analysis of market data for use
in valuing the parent tract, permanent easement take area, remainder for the purpose of acquiring
ROW by the intended user. While portions of underbrush have been cleared around the natural
vegetation, there were no manmade improvements in the take area and the vegetative buffer in the side
yard remained intact after the ROW acquisition. Reporting in the format of a Value Analysis is
intended to be a concise summary of the market data, analysis, and conclusions in support of full
compensation for the intended user’s ROW acquisition.
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Packet Pg. 592 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Definition of Market Value
“’Market Value’ as used in eminent domain statute, ordinarily means amount which would be paid for
property on assessing date to willing seller not compelled to sell, by willing purchaser, not compelled
to purchase, taking into consideration all uses to which property is adapted and might reasonably be
applied.”
Property Rights (Interest) Valued
Perpetual Easement Estate – “An easement that lasts forever.”
Identity of the Parent Tract
The parent tract as described herein is titled to Dean Smith and Dawn Marie DeLurentis. The subject
parent tract is described as South 180 feet of Tract 3, Golden Gate Estates, Unit 17 as recorded in Plat
Book 7, Page 5. It contains 2.81 acres. The site is a corner lot with frontage on the north side of 10th
Avenue NE and the east side of 8th Street NE (existing 30-foot RDUE easement for 10th Avenue NE).
It is improved a single-family residence in the center of the parcel accessed from 10th Avenue NE; the
western yard is maintained making use of Palmetto, Cabbage, and Common Palm trees as well as pine
trees in an extensive buffer of trees. Collier County identifies the subject parent tract with tax
ID#37440120102 and it has an address of 845 10th Avenue NE, Naples, FL 34120.
Regional and Neighborhood Description
The intended user is familiar with the region and neighborhood in which the subject property is
located and; therefore, a description of the area was not required as the market data utilized within this
Value Analysis was confined to the area of the subject property.
Zoning:
The subject parent tract is zoned E-Estates by Collier County. The purpose and intent of the estates
district is to provide lands for low density residential development in a semi-rural environment, with
limited agricultural activities. The E-Estates development regulations require a minimum lot area of
2.25 acres; 150-foot minimum lot width; 75-foot front and rear setbacks; 30-foot side yard setbacks;
and the district’s minimum floor area is 1,000 square feet.
Assessed Value
Assessment and property tax information is provided in the addenda (see Pages 39-40).
History of the Property
Last transfer of title occurred more than four years ago on April 18, 2016 (OR 5263-2895) for a
consideration of $332,500.
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Packet Pg. 593 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Highest and Best Use:
As Vacant, Single Family Residential; As Improved, Single-Family Residence
Valuation of Subject Land/Analysis of Land Sales (i.e., Comps):
Four recent land sales were selected as comparable to the subject parent tract and analyzed to estimate
its market value. Using sale price per acre, these comparable sales had an unadjusted range of
$31,136 to $32,558 per acre. All of the comparable land sales are located within Golden Gate Estates
east of Wilson Blvd. in the subject’s neighborhood. They varied in size from 2.50 acres to 2.73 acres
and provided indications of market value for similar sized residential lots in the subject neighborhood.
All the comparable sales were vacant at the time of sale and included level/wooded terrain, were
served by private well and septic utilities, were encumbered with road easements, and were zoned the
same as the subject parent tract. Summaries of each comparable may be found in the addenda of this
report.
Comp 8 (Sold 6/22/2020): Smaller tract containing 2.73+ acres located approximately ½ mile
northwest of the subject on the northside of 14th Avenue NE west of 8th Street NE. Its terrain was
level/wooded and well/septic utilities were necessary for development. This land sale had the same
single-family residential highest and best use as the subject property. This similar sized land sale had
the same single-family residential highest and best use as the subject property. Since the physical
characteristics of this land sale were so similar to the subject parent tract, its sale price of
$31,136/acre warranted no adjustment in comparison with the subject parent tract.
Comp 14 (2/28/2020): Smaller sized tract containing 2.73+ acres located not quite one mile
northwest of the subject on the southside of 18th Avenue NE west of 8th Street NE. Its terrain was
level/wooded and well/septic utilities were necessary for development. This similar sized land sale
had the same single-family residential highest and best use as the subject property. This similar sized
land sale had the same single-family residential highest and best use as the subject property. Since the
physical characteristics of this land sale were so similar to the subject parent tract, its sale price of
$31,868/acre warranted no adjustment in comparison with the subject parent tract.
Comp 13 (Sold 2/27/2020): Similar sized tract containing 2.50+ acres located approximately
2/3 mile northwest of the subject on the northside of 14th Avenue NE west of 8th Street NE. Its terrain
was level/wooded and well/septic utilities were necessary for development. This similar sized land
sale had the same single-family residential highest and best use as the subject property. Since the
physical characteristics of this land sale were so similar to the subject parent tract, its sale price of
$32,000/acre warranted no adjustment in comparison with the subject parent tract.
Comp 16 (1/4/2020): Similar sized tract containing 2.58+ acres located less than ½ mile
north of the subject on the east side of 8th Street NE north of 14th Avenue NE. Its terrain was
level/wooded and well/septic utilities were necessary for development. This similar sized land sale
had the same single-family residential highest and best use as the subject property. Its physical
characteristics were similar to the subject parent tract. Therefore, its sale price of $32,558/acre was
unadjusted in comparison with the subject parent tract.
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Packet Pg. 594 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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All four comparable land sales were recent and warranted no adjustment for changes in market
conditions. Their physical characteristics were sufficiently comparable to those of the subject
parent tract as to not warrant adjustment. No adjustments are shown in the following
Comparable Land Sales Grid:
Reconciliation – Value of the Parent Tract:
The comparable land sales that approximated the size of the subject parent tract indicated a
range in value from $31,136/acre to $32,558/acre with an average adjusted value indication of
$31,891/acre. Based on the preceding analysis, a value of $32,500/acre is reconciled toward
the upper end of the range of indicated land values. Therefore, the value of the parent tract as
of the date of value was estimated at $91,325 (2.81 ac x $32,500/ac). The take area was
covered with natural vegetation so there were no affected improvements.
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Packet Pg. 595 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Effect of the Take:
As a result of the 15-foot deep take across its frontage along 8th Street NE, the subject parent
tract will lose 0.052 acres, or 2,250 square feet, of land. The RDUE take area encumbers
2.0% of the parent tract covered with natural vegetation.
While the take area had some of its underbrush cleared, there are no manmade site
improvements in the take area which was covered with natural vegetation.
Total Value of the RDUE (Roadway/Drainage/Utility Easement) Taking:
Land (0.052 ac x $32,500/ac x 0.99) $ 1,673
Say, $ 1,700
Site improvements: $ -0-
Value of the Permanent Easement Taking: $ 1,700
Value of Remainder as a Part of the Whole Property:
Value of Parent Tract: $ 91,350
Value of RDUE Part Acquired: $ 1,700
Value of Remainder, as a Part of Whole: $ 89,650
Valuation of the Remainder:
The Remainder Parcel 1180RDUE contains the same 2.81 acres of land after the acquisition of a
0.052-acre permanent RDUE easement. It’s size and configuration continue to support its
residential highest and best use. The remainder is buffered by natural vegetation and adjoining
residential properties and continues to support the same residential highest and best use as in
the Before Condition. Relying upon the land sales used to value the parent tract, all of which
included existing permanent road/drainage/utility easements, the remainder was valued as
follows:
Valuation of the Remainder:
Original Area less New RDUE (2.758 acres x $32,500/ac $ 89,635
Newly Encumbered (0.052 acres x $32,500/ac x 1%) $ 17
Remainder Value: $ 89,652
Say, $ 89,650
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Packet Pg. 596 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Damage Analysis:
With the natural vegetation on the western portion of the subject property continuing to buffer
the existing residence, there are no severance damages present in the After Condition. Thus,
no severance damages were identified in the remainder as supported by the following
calculations:
Value of Parent Tract: $ 91,350
Value of the Fee Simple Taking: $ 1,700
Value of Remainder, as a Part of Whole: $ 89,650
Value of Remainder after Acquisition: $ 89,650
Severance Damages: $ -0-
Cost to Cure Damages:
No cure was required.
Summary of Values:
Part Taken:
Parcel 1180RDUE (permanent road, drainage & utility easement)
Land: $ 1,700
Improvements: $ -0-
Total $ 1,700
Partial Acquisition:
1. Before Property $ 91,350
2. Part Acquired (RDUE) ($ 1,700)
3. Remainder as Part of the Whole [1]-[2] $ 89,650
4. Remainder (Appraised, Uncured) $ 89,650
5. Damages (Total, Uncured) [3]-[4] $ - 0 -
6. Special Benefits $ - 0 -
7. Damages, Net [5]-[6] $ - 0 -
Summary of Total Compensation
Part Taken (RDUE) [2] $ 1,700
Damages, Incurable [7] $ -0-
Cost To Cure, Net, or Minor $ -0-
TOTAL COMPENSATION $ 1,700
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Packet Pg. 597 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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ADDENDA
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Packet Pg. 598 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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PROPERTY SKETCH
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Packet Pg. 599 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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SUBJECT PARENT TRACT & TAKE AREA AERIAL
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Packet Pg. 600 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Building Improvements
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Packet Pg. 601 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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SUBJECT PHOTOGRAPHS
#1 View North Along 8th Street NE - Subject at Right
Photographed July 16, 2020 by Dan K. Richardson
#2 View East at 10th Ave NE across 8th Street NE – Subject at Left
Photographed July 16, 2020 by Dan K. Richardson
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Packet Pg. 602 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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SUBJECT PHOTOGRAPHS
#3 View from 8th Street NE at Southwest Corner
Photographed July 16, 2020 by Dan K. Richardson
#4 View from 8th Street NE at the Northwest Corner
Photographed July 16, 2020 by Dan K. Richardson
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Packet Pg. 603 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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SUBJECT PHOTOGRAPHS
#5 View North at Take Area 1180RDUE along 8th Street NE
Photographed July 16, 2020 by Dan K. Richardson
#6 View South at Take Area 1180RDUE along 8th Street NE
Photographed July 16, 2020 by Dan K. Richardson
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Packet Pg. 604 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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COMPARABLE LAND SALES MAP
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Packet Pg. 605 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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VACANT LAND SALE #8
VLS-8
O/R Book and Page : Collier County, 5778-1537
Grantor : Lidia Hernandez
Grantee : Emmanuel Andreoulakis
Date of Transaction : June 22, 2020
Date of Inspection : July 16, 2020
Parcel Size : 2.73 Acres
Sales Price : $ 85,000
Unit Price : $31,136 per Acre
Type of Instrument : Warranty Deed
Location : Northside of 14th Avenue NE; West of 8th Street NE
Collier County, Florida.
Zoning : E-Estates
Collier County
Present Use : Vacant
Highest and Best Use : Residential
Condition of Transaction : Arm's length transaction
Financing : Cash to Seller
Encumbrances : 30-foot roadway easement along frontage
Improvements : Vacant at time of sale
Utilities : Electricity, telephone service, private well and septic were
available to the site.
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Packet Pg. 606 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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VACANT LAND SALE #8
VLS-8
Verification Information :
With : Kimberly Willkomm, Representative of Grantee
Date : July 21, 2020
By : Dan K. Richardson
Cash Equivalency : Not Applicable
Motivation : Future Home site
Comments:
This is an off-corner parcel located on a side street. The site has a 30-foot wide roadway easement running along
its southern boundary
Tax ID #37496760008
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Packet Pg. 607 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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VACANT LAND SALE #8
VLS-8 Property Sketch
Aerial Photograph
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Packet Pg. 608 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Packet Pg. 609 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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Packet Pg. 610 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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VACANT LAND SALE #14
VLS-14
O/R Book and Page : Collier County, 5737-3509
Grantor : Steven M. Krastof
Grantee : Mohammad Reza Shamsesfahani,
Winsome and Donna Marie Tapper
Date of Transaction : February 28, 2020
Date of Inspection : July 17, 2020
Parcel Size : 2.73 acres
Sales Price : $87,000
Unit Price : $31,868 per Acre
Type of Instrument : Warranty Deed
Location : Southside of 18th Avenue NE west of 8th Street NE
Collier County, Florida.
Zoning : E-Estates
Collier County
Present Use : Vacant
Highest and Best Use : Residential
Condition of Transaction : Arm's length transaction
Financing : Cash to Seller
Encumbrances : 30-foot roadway easement along frontage
Improvements : Vacant at time of sale
Utilities : Electricity, telephone service, private well and septic were
available to the site.
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VACANT LAND SALE #14
VLS-14
Verification Information :
With : Nicholas Spahr, Realtor
Date : July 16, 2020
By : Dan K. Richardson
Cash Equivalency : Not Applicable
Motivation : Future Home Site
Comments:
The site has a 30-foot wide roadway easement on its northern (i.e., 18th Avenue NE) and southern boundary (i.e.,
Jung Blvd. East).
Tax ID #37744600001
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VACANT LAND SALE #14
VLS-14 Property Sketch
Aerial Photograph
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VACANT LAND SALE #13
VLS-13
O/R Book and Page : Collier County, 5734-3493
Grantor : Peter D. Krawec
Grantee : Vasileiki & Boris Junior Ardisoni
Date of Transaction : February 27, 2020
Date of Inspection : July 16, 2020
Parcel Size : 2.58 Acres
Sales Price : $ 80,000
Unit Price : $32,000 per Acre
Type of Instrument : Warranty Deed
Location : Northside of 14th Avenue NE
Collier County, Florida.
Zoning : E-Estates
Collier County
Present Use : Vacant
Highest and Best Use : Residential
Condition of Transaction : Arm's length transaction
Financing : Cash to Seller
Encumbrances : 30-foot roadway easement along frontage
Improvements : Vacant at time of sale
Utilities : Electricity, telephone service, private well and septic were
available to the site.
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Packet Pg. 616 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
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VACANT LAND SALE #13
VLS-13
Verification Information :
With : Nicholas Spahr, Representative of Grantor
Date : July 15, 2020
By : Dan K. Richardson
Cash Equivalency : Not Applicable
Motivation : Future residence
Comments:
This lot is encumbered with a 30-foot wide road easement along its southern boundary.
Tax ID #37494360109
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VACANT LAND SALE #13
VLS-13 Property Sketch
Aerial Photograph
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VACANT LAND SALE #16
VLS-16
O/R Book and Page : Collier County, 5714-2161
Grantor : Glenda S. Beardsley, as Trustee
Grantee : Ellen Hollars
Date of Transaction : January 4, 2020
Date of Inspection : July 17, 2020
Parcel Size : 2.58 Acres
Sales Price : $84,000
Unit Price : $32,558 per Acre
Type of Instrument : Warranty Deed
Location : 1465 8th Street NE
East side 8th Street NE north of 14th Avenue NE
Collier County, Florida.
Zoning : E-Estates
Collier County
Present Use : Vacant
Highest and Best Use : Residential
Condition of Transaction : Arm's length transaction
Financing : Cash to Seller
Encumbrances : 30-foot roadway easement along frontage
Improvements : Vacant at time of sale
Utilities : Electricity, telephone service, private well and septic were
available to the site.
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VACANT LAND SALE #16
VLS-16
Verification Information :
With : Nicolas Spahr, Realtor
Date : July 16, 2020
By : Dan K. Richardson
Cash Equivalency : Not Applicable
Motivation : Future home site
Comments:
This is an off-corner parcel located on the 8th Street NE collector road. The site has a 50-foot wide roadway
easement running along its eastern boundary
Tax ID #37498440106
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VACANT LAND SALE #16
VLS-16 Property Sketch
Aerial Photograph
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ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal report has been made with the following' general conditions:
1. That the term Market Value, as used in this report, is defined as "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."
2. That the date of value to which the opinions expressed in this report
apply is set forth in the letter of transmittal. The appraiser assumes no
responsibility for economic or physical factors occurring at some later date
that may affect the opinions herein stated.
3. That no opinion is intended to be expressed for legal matters or that
would require specialized investigation or knowledge beyond that ordinarily
employed by real estate appraisers, although such matters may be discussed in
the report.
4. That no opinion as to title is rendered. Data on ownership and the
legal description were obtained nom sources generally considered reliable.
Title to the subject property is assumed merchantable and the property free
and clear of all liens and encumbrances, except for mortgages in good
standing. Ownership and management arc assumed to be in competent and
responsible hands.
5. The Appraiser has not received an engineering survey for all properties
nor commissioned one to be prepared. Except as specifically stated, data
relative to size and area were taken from sources considered reliable, and no
encroachment of real property improvements is assumed to exist.
6. That maps, plats, and exhibits included herein are for illustration
only, and as an aid in visualizing matters discussed within the report. They
should not be considered as surveys or relied upon for any other purpose.
7. That no opinion is expressed as to the value of subsurface oil, gas, or
mineral rights and that the property is not subject to surface entry for the
exploration or removal of such materials except as expressly stated.
8. 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.
9. It is assumed that all applicable zoning and use regulations and
restrictions have been complied with, unless a nonconformity has been stated,
defined, and considered in the body of this report.
10. It is assumed that all required licenses, consents, or other
legislative or administrative authorities from my local, state or national
governmental or private entity or organization have been or can be obtained
or renewed for any use on which the value estimate contained in this report
is based.
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11. It is assumed that the utilization of the land and improvements is
within the boundaries or property lines of the properties described and that
there is no encroachment or trespass unless noted within the report.
12. That because no title report was made available to the appraiser, the
appraiser assumes no responsibility for such items of record not disclosed by
normal investigation.
13. The signatory herein shall not be required to give testimony or attend
court or be at any governmental hearing with reference to the said properties
unless prior arrangements have been made with the Client.
14. 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 whom it is addressed without the written consent of
the appraiser, and in any event, only with property written qualification and
only in its entirety.
15. The distribution, if any, of the total valuation in this report between
land and improvements applies only under the stated program of utilization.
The separate allocations for land and buildings must not be used in
conjunction with any other appraisal and arc invalid if so used.
16. Neither all nor any part of the contents of this report shall be
conveyed to any person or entity, other than the appraisers or firm's client,
through advertising, solicitation materials, public relations, news, sales,
or other media without the written consent and approval of the authors,
particularly as to valuation conclusions, the identity of the appraiser or
firm with which the appraiser is connected, or any reference to "The
Appraisal Institute" or the "MAI" or "SRA” designation. Further, the
appraiser or firm assumes no obligation, liability, or accountability to any
third party. If this report is placed in the hands of anyone but the client,
client shall make such party aware of al1 the assumptions and limiting
conditions of this assignment.
17. Acceptance of and/or use of this appraisal report constitutes
acceptance of the foregoing general conditions and limiting conditions.
18. Site dimensions and building size were obtained from the county public
tax appraiser's records, surveys provided and our own field measurements.
Differences, if any, will be noted in the report. We rely on the Property
Appraiser's records unless otherwise noted.
19. Unless otherwise stated in this report, the existence of hazardous
substances including without limitation asbestos, polychlorinated biphenyls,
petroleum leakage, or agricultural chemicals, which mayor may not be present
on the properties nor other environmental conditions were not called to the
attention of nor did the appraiser become aware of such during the
appraiser's inspection. The Appraiser has no knowledge of the existence of
such materials on or in the property unless otherwise stated. The Appraiser,
however, is not qualified to test such, substances or conditions. lithe
presence of such substances, such as asbestos, UREA formaldehyde foam
insulation, radon, or other hazardous substance or environmental conditions,
may affect the value of the property, the value estimated is predicated on
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the assumption that there is no such condition on or in the property or in
such proximity thereto that it would cause a loss in value. No
responsibility is assumed for any such conditions, nor for any expertise or
engineering knowledge required to discover them.
20. It is our understanding that the function of this report is not for use
in conjunction with a syndication of the real property. This report cannot be
used for these purposes and, therefore, any use of this report relating to
syndication activities is strictly prohibited and unauthorized.
21. The Americans with Disabilities Act (ADA) became effective January 26,
1992. I have not made a specific compliance survey to determine whether or it
is in conformity with the various detailed requirements of the ADA. It is
possible that a compliance survey of the property, together with a detailed
analysis of the requirements of the ADA, could reveal that the property is
not in compliance with one or more of the requirements of the act. If so,
this fact could have a negative effect upon the value of the property. Since
I have no direct evidence relating to this issue, I did not consider possible
non-compliance with the requirements of ADA in estimating the value of the
properties.
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Packet Pg. 636 Attachment: Appraisal (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)
Location Map
Parcel 1180RDUE
WAY PER PLAT
EXISTING RIGHT-OF-WAY PER PLAT EXISTING RIGHT-OF-WAY PER PLAT /
PARCEL 1180RDUE
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Packet Pg. 637 Attachment: Location Map (14631 : 60168 - 1180RDUE Vanderbilt Beach Road Extension)