Item C09BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: August 17, 2011 Division: Adminsitration
Bulk_ Item: Yes X No _ Department: Project Management
Staff Contact Person/Phone #: Jerry Barnett X441
AGENDA ITEM WORDING: Approval of Amendments to two Agreements for the Purchase of
Lands for the Stock Island fire station reducing the purchase price on Lots 13, 14, and 15, Block 31 of
MacDonald's Plat of Stock Island, in the amount of $25,000 from $506,250 to $481,250; and changing
the closing date to September 30, 2011 on both agreements.
ITEM BACKGROUND: The BOCC approved the purchase of 4 adjacent lots on Stock Island from
sellers, 5671 MacDonald LLC, R&S of Key West, Inc., and H-Try LLC. Two agreements were entered
into with the sellers because of the existing legal division of the properties. Environmental Site
Assessment (ESA) was conducted on the 4 lots and revealed harmful environmental conditions. Two
estimates were received to eradicate the harmful conditions (attached) that were approximately
$25,000. In accordance with the contract documents, the sellers are responsible to correct any
environmental defect should hazardous materials be found on the properties. The sellers wish to
reduce the cost of lots 13, 14, and 15 by the estimated amount of cleanup, provided Monroe County
will pay the expenses for the cleanup and relieve them of further responsibility for cleanup. Two
amendments were necessary to change the closing dates so that the lots would all close on the same
date. One of the Amendments applies to Lot 12 and one amendment applies to Lots 13, 14 and 15. The
price reduction was applied to Lots 13 -15 only.
PREVIOUS RELEVANT BOCC ACTION: On February 16, 2011 the BOCC approved two
Agreements for the purchase of lands to purchase four lots on Stock Island for the purpose of building
a new fire station. One Agreement, for lot 12 only, was for a cost of $168,750, and the other
Agreement, for lots 13, 14 and 15, was for a cost of $506,250.
CONTRACT/AGREEMENT CHANGES: To reduce the cost of the Agreement to purchase land on
Stock Island for lots 13, 14, and 15 in the amount of $25,000, from $506,250 to $481,250; and to make
the revised closing dates for all lots simultaneous.
STAFF RECOMMENDATIONS: Approval as stated above.
TOTAL COST: Credit of $25,000 INDIRECT COST: N/A BUDGETED: Yes X No
DIFFERENTIAL OF LOCAL PREFERENCE: N/A
COST TO COUNTY: Credit of $25,000 SOURCE OF FUNDS: Fund 308
REVENUE PRODUCING: Yes _ No X AMOUNT PER MONTH Year _
APPROVED BY: County Atty JW"' OMB/Purchasing 2!�'Or Risk Management
DOCUMENTATION: Included X Not Required
DISPOSITION:
AGENDA ITEM #
Revised 7/09
MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
CONTRACT SUMMARY
Contract with: 5671 MacDonald LLC Contract #
Effective Date: 08/17/11
Expiration Date:
Contract Purpose/Description:
Contract with 5671 MacDonald LLC, R&S of Key West, Inc. & H-Try LLC.
This Amendment is to reduce the cost of lots 13 14 and 15 Block 31 on Stock Island
b $25,000. The purchase of these lots is for the building of a new fire station.
Also, attached is the Amendment for Lot 12, it has no monetary changes.
Contract Manager: Ann Riger X4439 Facilities Devel/Sto #1
(Name) (Ext.) (Department/Stop #)
for BOCC meeting on 08/17/11 Agenda Deadline: 08/02/11
CONTRACT COSTS
Total Dollar Value of Contract: $ 650,000.00 Current Year Portion: $ 650,000.00
Budgeted? Yes® No ❑ Account Codes: 308-26006-560610-CP0801-560610
Grant: $ N/A - - - -
County Match: $ N/A - - - -
ADDITIONAL COSTS
Ongoing Costs: $
/yr
For:
IEstimated
(Not included in dollar value above)
(eg. maintenance, utilities, janitorial, salaries, etc.) I
CONTRACT REVIEW
Changes
Date Out
Da ei
Division Director �02 //
Needed
Yes❑ No
evie of
L, lA //
Risk Mana e ent �01
Yes❑ No�
'1
O.M.B./Pur asingl'
Yes❑ Ni
County Attorney �" �' %/
Yes❑ No[jj'
I Cc
OMB Form Revised 2/27/01 MCP #2
FIRST AMENDMENT TO THE AGREEMENT FOR THE PURCHASE OF LANDS
THIS FIRST AMENDMENT to the AGREEMENT FORTHE PURCHASE OF LANDS,
dated February 10, 2011, is made and entered into this day of ,
2011, by and between 5671 MACDONALD LLC, R & S of Key West, Inc. and -TRY LLC.,
hereinafter the Seller(s), for themselves, their heirs, executors, administrators, successors and
assigns, and the MONROE COUNTY BOARD OF COUNTY COMMISSIONERS (hereinafter,
"COUNTY").
WHEREAS, it is in the public interest of the County, its residents and visitors, to
complete a new Fire Station on Stock Island, and
WHEREAS, the parties have entered into an Agreement dated February 10, 2011, for
the County to purchase and the Sellers to sell certain property on Stock Island known as:
Block 31, Lot 12, Stock Island Maloney Subdivision Plat Book 1 and page 55 of the Public
Records of Monroe County, Florida. RE# 00124460-000000, and
WHEREAS, the parties have determined that their original Agreement should be
amended to reflect the new understanding of the parties based on the results of the
environmental site assessment performed on the site.
Therefore, for good and valuable consideration the parties have agreed to amend the
agreement as follows:
1. Paragraph 14 of the AGREEMENT FOR THE PURCHASE OF LANDS shall be
amended to read:
"14. The effective date of this amendment shall be that date when the last one of the
Seller(s) and the COUNTY has signed this amendment. The Closing Date shall be on or
before September 30, 2011; closing date may be extended by written agreement
between the parties."
2. Paragraph 16 of the AGREEMENT FOR THE PURCHASE OF LANDS shall be
amended to read:
"15. The COUNTY has conducted an environmental site assessment to determine the
existence and extent, if any, of any hazardous materials on the property. For the
purposes of this agreement, "hazardous materials" shall mean any hazardous or toxic
substance, material or waste of any kind or any other substance which is regulated by
any environmental law. The presence of hazardous materials was detected. The Sellers
have agreed to reduce the price for Lots 13, 14 and 15 to compensate the County for
the cleanup of all lots (12, 13, 14, and 15) and is entering into a separate agreement to
confirm the reduction of purchase price. The closing on Lot 12 remains contingent on
the closing of the purchase of Lots 13, 14, and 15. It is further agreed that upon closing
the COUNTY and the Seller(s) shall release one another of all further obligations under
this Agreement, including environmental cleanup of the property."
1 I Page
3. All other terms and conditions of the original AGREEMENT FOR THE PURCHASE OF
LANDS, not inconsistent herewith, shall remain in full force and effect.
IN WITNESS WHEREOF, the Sellers(s) have hereunto signed their names and affixed their
respective seals on the day first above written, with the understanding that this First Amendment
to the Agreement for Purchase of Lands cannot be executed by the COUNTY until after it is
approved to the Board of County Commissioners.
Seller(s): 1) 5671 MACDONALD LLC, 2) R & S of Key West, Inc., 3) H-TRY LLC
1) lz S/Z // 3d5"-2-qz.-/r,ry
Signature of agent for 5671 MacDonald LLC Date Phone Number
Print Name of agent for 5 71 cDonald LLC
2) J
Signafurd o a ent for R and S Key West, Inc. Date Phone Number
�,A�y L.e c Syvv %\'
Print Name of agent for R and S of Key West, Inc
'/' — , I 'V—
Si re of agent for H-T Date Phone Number
g .5 n o 2g-- c9
Print Name of agent for H-Try LLC
MONROE COUNTY, acting by and through its Board of County Commissioners, has executed
this agreement on behalf of the MONROE COUNTY this day of ,
2011.
(SEAL)
Attest: DANNY L. KOLHAGE, Clerk
By:
Deputy Clerk
2 1 P a g e
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
in
Date:
Mayor/Chairman
MONROE COUNTY ATTORNEY
PROVED. AS TO F,Q��
N T LEENE +I CASSEL�
ASSISTANT COUNTY ATTORNEY
FIRST AMENDMENT TO THE AGREEMENT FOR THE PURCHASE OF LANDS
THIS FIRST AMENDMENT to the AGREEMENT FOR THE PURCHASE OF LANDS,
dated February 10, 2011, is made and entered into this 2-day of ,
2011, by and between 5671 MACDONALD LLC, R & S of Key West, Inc. an H-TRY LLC.,
hereinafter the Seller(s), for themselves, their heirs, executors, administrators, successors and
assigns, and the MONROE COUNTY BOARD OF COUNTY COMMISSIONERS (hereinafter,
"COUNTY").
WHEREAS, it is in the public interest of the County, its residents and visitors, to
complete a new Fire Station on Stock Island, and
WHEREAS, the parties have entered into an Agreement dated February 10, 2011, for
the County to purchase and the Sellers to sell certain property on Stock Island known as Lots
13, 14, and 15 of Block 31, more particularly described below, and
WHEREAS, the parties have determined that their original Agreement should be
amended to reflect the new understanding of the parties based on the results of the
environmental site assessment performed on the site.
Therefore, for good and valuable consideration the parties have agreed to amend the
agreement as follows:
1. Paragraph 1 of the AGREEMENT FOR THE PURCHASE OF LANDS shall be amended
to read:
"1 . For good and valuable consideration, the receipt of which is hereby
acknowledged, the Seller(s) agree to sell to the COUNTY certain lands, for the price of
Four Hundred Eighty One Thousand Two Hundred and Fifty Dollars and
No/Cents ($481,250.00) for all of the lands and other interests, which lands shall include
all tenements, hereditaments, together with all water and other rights, easements,
appurtenances, and any and all of the Seller's rights in or arising by reason of
ownership thereunto belonging, owned by them, situate and lying in the County of
Monroe, State of Florida on Stock Island, more particularly described as follows; to -wit:
Lots 13, 14, and 15, Block 31 of MacDonald's Plat of Stock Island according to the
Plat thereof recorded in Plat Book 1 and Page 55 of the Public Records of Monroe
County, Florida."
2. Paragraph 15 of the AGREEMENT FOR THE PURCHASE OF LANDS shall be
amended to read:
"15. The effective date of this amendment shall be that date when the last one of the
Seller(s) and the COUNTY has signed this amendment. The Closing Date shall be on or
before September 30, 2011; closing date may be extended by written agreement
between the parties."
3. Paragraph 16 of the AGREEMENT FOR THE PURCHASE OF LANDS shall be
amended to read:
1 I Page
"16. The COUNTY has conducted an environmental site assessment to determine the
existence and extent, if any, of any hazardous materials on the property. For the
purposes of this agreement, "hazardous materials" shall mean any hazardous or toxic
substance, material or waste of any kind or any other substance which is regulated by
any environmental law. The environmental site assessment identified the presence of
hazardous materials on the property and estimated the cost of such clean up The Sellers
have offered and the County has agree to reduce the purchase price by Twenty Five
Thousand Dollars ($25,000) from the original of Five Hundred Six Thousand Two
Hundred and Fifty Thousand Dollars and No/Cents ($506,250.00), to the reduced
purchase price of Four Hundred Eighty One Thousand Two Hundred and Fifty
Dollars and No/Cents ($481,250.00) as stated in paragraph 1 of this amendment; it is
further agreed that upon closing the COUNTY and the Seller(s) shall release one
another of all further obligations under this Agreement, including environmental
cleanup of the property."
4. All other terms and conditions of the original AGREEMENT FOR THE PURCHASE OF
LANDS, not inconsistent herewith, shall remain in full force and effect.
IN WITNESS WHEREOF, the Sellers(s) have hereunto signed their names and affixed their
respective seals on the day first above written, with the understanding that this First Amendment
to the Agreement for Purchase of Lands cannot be executed by the COUNTY until after it is
approved to the Board of County Commissioners.
Seller(s): 1) 5671 MACDONALD LLC, 2) R & S of Key West, Inc., 3) H-TRY LLC
Signature of agent for 5671 MacDonald LLC Date
Print Name of agent for 5671 MacDonald LLC
7
2) 2
Si nature o a ent for R and S Key West, Inc. Date
Print Naa of agent for R and S of Key West, Inc.
3)%�
Si na�t - C9 �re of agent for H-T LC Date
S -.11 ,J �K -L"V
Print Name of agent for H-Try LLC
30S' —'z9 z-- / lSt7
Phone Number
Phone Number
Phone Number
MONROE COUNTY, acting by and through its Board of County Commissioners, has executed
agreement on behalf of the MONROE COUNTY this day of , 2011.
(SEAL)
Attest: DANNY L. KOLHAGE, Clerk
By:
Deputy Clerk
2 1 P a g e
BOARD OF COUNTY COMMISSIONERS Z \� w
OF MONROE COUNTY, FLORIDA a: J , ; ir
O cn o
QO UQ
By. ~ 1 z�
Mayor/Chairman z Q �`
Do Zoe
Date: 0 > U �
w0 ��Q
EL av
�Q ZCf)
d
AGREEMENT FOR THE PURCHASE OF LANDS
THIS AGREEMENT Is made and entered into this �_ day of - "!:L4" . 2011, is by
and between
1) U71 MACDONALD LLC
2) R A S of Key fittest, tree.
3)14- RY LLC
hereinafter style the SdMer(s), for themselves, dw* heft, exeautora, adminbtraiorIV successors and
assigns, and the MONROE COUNTY BOARD OF COUNTY COMMISSIONERS (hereinafter.
'COUNTY').
1. In condderatlon of Ten Dollars ($10.00) in hand. paid by the COUNTY, the recelpt of which is
hereby vebhowledgs a the Sell") agree to sell to the COUNTY certain lands upon the terms and
conditions hetinelber sst forth, and for the price of One Hundred9bd~ Thousand Swan
Hundred end Fifty Thousand Dollars and Na Cwrb ($16%7K" for all of the wands and clan
interests, which vends shall kWhxb all tenements, hereolwmen ts, togslfw with all water and other
rights. easements, appl, Isnanoes, and any and all of the SdWs rights In or ar" by reason d
ownership thersunto belonging, owned by them, situate and lying In the County of Monroe. State of
Florida on Stock island, more partiraleryl described as follows; to-wtC
Block 31, Lot 1% Slot![ island Maloney Subdivision Plat Sock 1 and paps of of d w
Pub tc Records of No N os Cowhty, Florida.
RE# 0o1Zn�ea000000
2. The Sellers agree that the closing of this transaction Is contingent upon simultaneous dow g
on the adjolnkg Lob 13.14, and 15 to the COUNTY.
3. The Seilro(s) agree that they have ftc right, power and auftrily to connvey, and that they will
convey lo the COUNTY the fee simple title toget1w withdearftes
and uencumbered, a, cepI subject tothe following easements and practical access � ,
n
Existing easements for canals,
telephone, telegraph• power transmission Imes and uM flumseV pipelines, railroads, A sand roads.
The COUNTY, at the COUNTVS S expense, within the time allowed to deliver evidence of We and
to examine same. may have the real property surveyed and certitled by a regieiered Florida
surveyor. H the survey discloses encroachments on the red property at that irr iraverWin
located thereon encroach on setback kum easernents, kinds of othem or violate any restrictions,
centred covenanft or applicable governmental regulations, the same shall constitute a title
defect.
Seller(s) shall convey a marketable this subject only to the afore nentloned napw endxrmbrances,
exceptions or qualifications set forth herein. Marketable title shall be detsmnMed acceding to
applicable title standards adopted by authority of the Florida Bar and in accordance with law. The
COUNTY shall have sixty (60) days from receipt of an acceptable environmental cis assessment
In which to examine title. If title is found defective, the COUNTY shall, within this specified time
period, notify SaWs) In writing specifying detect(s). If the defects) render title unmarketable the
Page 1 of 4
Sellers) will Have one hundred twenty (120) days from receipt of notice within which to remove
the defect(s), falling which the COUNTY shall have the option d either accepting the title as it then
is or resckWirg the contract herein; thereupon the COUNTY and the Se1er(s) shag release ors
anotrher without kbtlilt► to either party of all further obligations under this Agreement. The Seller(*)
will, N lifts is found unmarketable, use diligent effort to correct defect(s) in title within the time
provided therefore. Inc Wng the bringing of necessary suits.
4. Sellers) acknowledge and agree thou the two (2) dwetllg units (DUs) lawfully allotted by the
fetter dated 11.10-2004 from the Director of Planning and Environmental Resources Departmsnf,
attached hereto and made a part hared as E*M A. shag pass to the County upon the purchase of
Lot 12, RE g00124160 MOM0.
S. The Setler(s) further agree not to ft or suffer others to do, any act by which the wake or title
to said lands may be diminished or encumbered. it Is further agreed that any lose or darnage
ocmmlrg prior to the vesting of satisfactory tide In the COUNTY by reasans of the u &AhorbW
athirp or removal of products therefrom, or because of Are, shag be borne by the Selter(s); and fiat.
In the event any such loss or damage occurs, the COUNTY may refuse. without llabilkyy. to accept
conveyance of said lands, or it may elect: to accept conveyance upon an equitable ad)j*nm t of the
purchase Pam-
& The Seller(s) further agree that during the period covered by this instrument offlown and
accredited agents of the COUNTY shag have at all proper times the unrestricted rift and privilege to
enter upon said lands for all proper and lawful purposes, Inckxk g examination of said lands and the
resources upon them. The Sell r(s) hereby waive their rights to any and all claims against the
COUNTY associated with, or arising from ownership d. said lands and this waiver shag survive
closing.
7. The Seller(a) will execute and delhrer upon demand of the proper officials and agent of the
COUNTY a good and sufAcent deed of warrsnty conveying to the COUNTY a safe title to tthe said
lands d such character as to be satisfactory to the legal counsel of the COUNTY and said deed shag
provide that the use, occupation and operation of the rfgh"-way, easements and reserntions
retained therein, shag be subordinate to and subject to such rotes and regulations as may to
prescribed by the COUNTY governing the use, occupation, protecdorh and administration of lands.
& In connsideration whhered the COUNTY sprees that it will purchase all of said lands and other
Interests at the price Of One Hc■hdred SbctyEight Ttrousond Sewn Hundred and My Thoussrrd
Dollars and NaMerrts ($14W750.00) which will be paid by COUNTY at dosing. Seger(s) hereby
authorize COUNTY to issue a County check or warrant directly to an escrow agent who is authorized
by law to reo" such payment, and who is acceptable to COUNTY. and to mire the escrow agent
In pay Seller's expenses of sate and real estate taxes.
Should COUNTY'* funds not be available for any reason, COUNTY or Seger may elect to terminate
this Agreement by written notice to the parties without liability to any party.
Conv "nce of the property In fee simple from Seger to County will take plats at the closing. In
exchange for the payments to be made to SELLER at dosing as set forth In paragraph a
The COUNTY shag pay the following expenses aseadated with the conveyance of the propsrW. deed
recording fees, settlement fees, abstract fees, We examination fees, the Counyr's adomey's fem and
title Insurance, as wag as the prorata shame of prepaid rend property taxes allocatabis to the period
subsequent to the vesting of trite In the COUNTY, or the effective data at possession of such real
property by the same, whichever is earlier. The SeBers(s) *hail pay the expenses d documentary
Page 2 of 4
t
stamps to be atfbced to the deed and the remavat of trash, debris, and structures from the property, M
any, the Setters attorney tees. If any, and real estate commissions. B any. Full possession of its
m�ervaddoone wed In Section n 2 through NTY Section above.
payment is made to #re Seiler(q) aubJed only to
the
9. It Is mutually agreed that an abstract, tills Insurance policy or other evidence of title to its
property herein contracted to be sold, saddactory to the legal counsel of the COUNTY will be
obtained by the COUNTY at its expense. The Seller(s) expressly agree herein to furnish to the
COUNTY any documents In Seiler(aft possession estabiisihkg evtdencs of title including, but not
limited i% abstracts, title MA, Oft rife policies and opinions of title.
10. This Agreement may not be assigned by any party without the prior written consent of the
other parties.
11. it shall be the obligation of the Seller(s) to pay all taxes and assessments outstanding as dens
at the date title vests of record in the COUNTY, whether or not such taxes and assessments are then
due and payable.
12. it is mutually undo w1nod and agreed that notice of acceptance of this agreement shag be
given to the Setler(s) by mail addressed to the Seller(s) at the tciiowkng
Mr. Shave Eld
5M M mMonsdd LLC
20 orIftwood ortre
Key VFW*. Fl. WINO
IOt Canon 8ndth
RA8ofKey t#@AInc.
2230 Harris Anvue
Key west, Fl. Saco
H-TRI, ILILC
Scott O. Oropen
$15 Peacock PIM
Key tiniest, FIL =040
and shall be eiiective upon date of mailing and shall be btn&V upon all of the Seller(s) without
sending a separate notice to each, except as such obilpallon may be af[scted by the provisions of
paragraph 6 hereof.
I & The property shall be debwed at closing fires of any tenant or occupancy whatsoever.
14. The effecilve date of this agreement shalt be that data when the last one of the Sol") and
the COUNTY than signed this agmement. The Closing mete Is April 25, 2011; dosing date may be
extended by written agreement between the parties.
15. The COUNTY shag have abdy (6M days from the e8eclive date of this agreement In which to
corxW an a vir+anrnental site aeeesaneM to determine tins eXk terse and exh M. n any, of arty
hazardous materials on the property. For the purposes of this agreement, 'fmardous matertaW shah
mean arri hazardous or tonic mince, material or waste of any kkW or any otter substance which
is regulated by arty environwmM law. 9 the environmental aite assessment identifies the presence
of hazardous materials on the property, the. COUNTY stag, wW M this spec filled time period, not y
Selier(a) M writing of the tirtttngs. _The- Seiler(s} wig'ttert hat whehundred Itw+�n[y (120) 'days from
(Remainder of this Page Left Intentionally Blank)
Page 3 of 4
et,
1 & M the Seller(s) wish to proceed with ibis transaction, the Sefier(e) have urd Fs� 11, 2011
to sign Grid vet = this =*ad 10 1110 COUNTY; subsequently, the contrad will be presented to the
Board of Cana Commbslarten at the fhmit available =wWon meding PMIW to colif* Peril•
IN WITNESS WHEREOF. the SdkKs) have hereunto elped their names and afltxed thelr respective
seals on the day first abow written, with the urdN 11 sling that thts Agreement tar Purdmise cannot
be executed by the COUNTY � after It is reported to tt for its ooneideralbn, and twefore the
So"t) for and in consideration of the Ten Dollars ($10.00) her*Wxwe acknowledge ae reoetved,
have and do hereby grant unto to COUNTY or its autlwrind representative, or any other dke or
agent of the COUNTY auffortaed to purr. we said lends, the option and to enter Into this
Agreement for Purchase withh sixty (6M days from the mosrxrtlon thereof by the Seller(s), and to
purrs sold lands as herein provided.
Sebr(s)
1) Sd71 MACDONALD LLC
i R s s omey w sty ha
3) WTRY LLC
77. 7-5-
Sta�ea d e11t br V1 �YcQat.id WC Dar Saord Seou ft Number Phone Number
M" LLC
A t 3z-
l end 8 Key Wed. Irk
Ger�eiry Number Plana Numbs
Raid8d"We4W&
4—fle— 2/" "/"
99AW Der Goan seeu* Number Phone Number
d agent for
ac" by and through IN 8aard cl Countyseioners, has executed this
.QirehGN of the MONROE COUNTY this /AJL day of _ 2o11.
(SE.0w.
Adeit D0�' L KOI.HAGE, Cie*
Or.
Deputy perk
-79
Date: / z• i
MONK COUNTY ATTORNEY
AP OVED AS TO FMM: A
ASSISTANT COUNTY ATTORNEY
Date—;:z —_.4u —Ckr._
Page 4 of 4
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APPRAISAL CO.
OF KEY WEST
February 9, 2011
Mr. Jerry A. Barnett, Director
Project Management Department
Monroe County
1100 Simonton Street
Key West, Florida 33040
.1229 Fkder Annot,Suke A181
Key %mL FlorWe 33040
Tetephow (305) 299. M
Fax: (305)296-0493
w"r.. rla-kersapprabaksom
EmWI: JhngR&kr)%Wprakak.eo®
RE: Appraisal Report
Vacant Land With Entitlements
Former Sun Haven Trailer Park
5671 MacDonald Avenue
Lots 12 to 15, Block 31, Stock Island Maloney Sub PB-1 PG-55
Stock Island, Florida 33040
Our File No.: 110-1 l
Dear Mr. Barnett:
I performed a self-contained appraisal assignment and estimate of the "As h"Market Value of the Fee
Simple Estate for the above referenced property. A site visit was made on February 1, 2011. The
attached Self -Contained Appraisal Report has been prepared to comply with my understanding of the
requirements of the Uniform Standards of Professional Appraisal Practice. The reader is advised to
review the Scope of Work section within this report, Part 1V.
4 The subject property consists of four contiguous, vacant, scarified lots fronting on.the northerly side
MacDonald Avenue. The property contains a total of25,000 square feet with 200 feet of street frontage
on MacDonald Avenue. Currently, the subject property is not encumbered by any leases. A survey, that
also includes other lots, was provided; however, the date and preparer are unknown.
I was provided with a letter from Mr. Townley Schwab, Director of Planning and Environmental
Resources, dated December 17.2010, which confirms the pro -rated development rights for the subject
Lots 13-15, Block 31 of Maloney Subdivision based on a prior Pre -application Meeting Letter Of
Understanding (PMLOU) for Lots 9, 12, 13-16, 19 and 20, Block 31, dated November 10, 2004. Per Mr.
Schwab the subject Lots 13-15 have the pro -rated entitlements of 3 ROGO exemptions per lot and 688.5
square feet of NROGO exemption per lot. Thus, these three lots have entitlements for a total of 9
ROGOs and 2.065 square feet of NROGO exemptions. According to the prior PMLOU, Lot 12 has 2
ROGO exemptions. Therefore, the total entitlements are l l ROGOs and 2,065 square feet ofNROGO
Mr. Jerry A. Barnett, Director
Project Management Dept; Monroe County
February 8, 2011
Page 2
exemptions. Due to the ownership entities are the separate sales contracts, the client has requested that
I value the subject property as Subject Property "A" Lot 12, Block 31, Stock Island Maloney Subdivision
PB-1, PG-55, while Subject Property "B" encompasses Lots 13-15, Block 31, Stock Island Maloney
Subdivision PB-1, PG-55.
I have considered the recent Pro -Ration of Entitlements letter and the prior Pre -application Meeting
Letter Of Understanding (PMLOU) from the Monroe County Growth Management Division in my
valuation of the subject property. The Pro -Ration Letter and PMLOU have reported the dwelling units
exemptions allotted to the Real Estate Numbers (RE) as follows:
According to W. Jerry Barnett, all of the subject ROGO entitlements are market rate units and do not
have to be affordable units.
The total site area for the subject property was taken from the Monroe County Property Appraiser's
Record and confirmed with our calculations. The legal description was taken from the warranty deed in
the County Public Records. The gross building area for the former improvements (NROGO
entitlements)was referenced from the recent Pro -Rations letter and prior PMLOU. Any deviations from
the sizes for each parcel could result in a change in value. If and when, a more detailed survey for the
subject property is made available, noting changes in the measurements used in this report, the appraisers
reserve the right to change the final value. Any maps or plats reproduced in this report are intended only
for the purpose of showing spatial relationships: They are not measured maps, and no responsibility for
cartographic or surveying errors is assumed.
This report contains the results of our investigation and analysis made in order to furnish an estimate of
the "As Is "Market Value ofthe Fee Simple Interest ofthe properties described herein. The Fee Simple
Interest is the unencumbered value of the subject property; basically, market rents and terms are
considered with no regard to existing leases and terms.
The Leased Fee Interest is an ownership interest held by the landlord, who conveys the rights of use and
occupancy to a tenant by lease. The landlord's rights include the right to receive rent and the right of
possession at the end ofthe lease period. Thereare no long-term leases encumbering thesubject property,
1& Jerry A. Barnett, Director
Project Management Dept; Monroe County
February S, 2011
Page 3
therefore, a Leased Fee valuation is not -applicable; hence, the Fee Simple Estate Interest valuation was
considered herein.
Based on market analysis, visitation and research, it is my opinion that the "As Is " Market Fal:te of the
Fee Simple Estate of Subject Property "A", vacant land with entitlements, commonly known as the
former Sun Haven Trailer Park, located at 5671 MacDonald Avenue, specifically, Lotsl2, Block 31,
Stock Island Maloney Subdivision Plat Book I, Page 55, Stock Island, Florida, subject to development
rights of the Recent Entitlement Pro -Ration Letter and prior Pre -Application Meeting Letter of
Understanding (PMLOU) for 2 ROGO market rate dwelling units, and also subject to the definitions,
assumptions and limiting conditions, as of February 1, 2011 is:
ONE HUNDRED SEVENTY THOUSAND DOLLARS
($170,000)
In addition, Based on market analysis, visitation and research, it is my opinion that the "As Is " Market
Value of the Fee Simple Estate of Subject Property "B", vacant land with entitlements, commonly known
as the former Sun Haven Trailer Park, located at 5671 MacDonald Avenue, specifically, Lots 13-15,
Block 31, Stock Island Maloney Subdivision Plat Book 1, Page 55, Stock Island, Florida, subject to
development rights ofthe Recent Entitlement Pro -Ration Letter and prior Pre -Application Meeting Letter
of Understanding (PMLOU) for 9 ROGO market rate dwelling units, and 2,065 square feet of
commercial floor area exempt from NROGO and also subject to the definitions, assumptions and limiting
conditions, as of February 1, 2011 is:
FIVE HUNDRED FIFTY THOUSAND DOLLARS
($550,000)
This confidential report was prepared for the sole use of and benefits of the County of Monroe, Florida.
This report is provided for informational purposes only to third parties authorized to receive it. The
appraiser -client relationship is with Monroe County as the client. This report should not be used for any
purpose other than to understand the information available to the Bank concerning this property.
Appraisal Company of Key West assumes no responsibility if this report is used in any other manner.
a ;
Mr. Jerry A. Barnett, Director
Project Management Dept; Monroe County
February 8, 2011
Page 4
A Summary of Facts and Conclusions is provided in the front of this report. The Assumptions and
Limiting Conditions may be found in Section 1, followed by the Certification of Value in Section II.
If you have any questions regarding this appraisal report, please feel Gee to contact me. Thank you for
giving me the opportunity to provide this service for you. This transmittal letter must remain attached
to the report, which contains 102 pages including related exhibits, in order for the value opinion set forth
to be considered valid.
Respectfully submitted,
James E. Wilson, MR1CS, President
St. Cert. Gen. REA
License No. RZ 2164
Report Attached: CAComm-11\110-1I\Comm-110-1l.wpd
AGREEMENT FOR THE PURCHASE OF LANDS
THiS AGREEMENT is made and entered inbo fhb day of 2011 Is by
and between
1) 511i71 MACDONALD LL.0
2) R A S of Key West, Inc.,
3) H TRY LLA and
hereinafter styled the Seller(s), for ftrems k4K their helm. execxfors. admW*ftrg, moors and
ROSIVA Vjand the MONROE COUNTY BOARD OF COUNTY COMMISSIONERS (here ter.
WITNESSETH:
I. in ccnsidsretbn of Ten Dolbre ($10.00) in hand, paid by the COUNTY, the reoafpt of which In
hereby acbhowledged, the Sepsr(s) agree 10 sell to the COUNTY certain bncb upon the bmhs and
conctlons hereinafter set forth. and for fhe p to d FWe Fknmhed Sbi TMouggr d Two monde and
F Ay Thousand Dollars and N%Vw is "BAOL00) for all of the lands and oilier kftu ts, which
bads shah kftm s all Wmnent, hereditament, together wihh all weir and other night, easemenft
appuftnancm and any and all of the Semis righb In or wbft by reason of ownership thereunb
bebn%Png. owned by them. sllwte and V g in the County d Morm, State Of Florida on Stock island,
more Pam► deem bed as follows; bo wb
Lob 13q % and 15, Black 31 of MsoDonatd's plat off m* bland aocorMirg to the P1st
tlhsr+sof --maniac in Plat Book 1 end Pape 55 of the PuWk Remade d Monroe Cosh, Florida.
2fly SOme agree that the cioeinp d fhb frensmcbn b oo *"g upon the meo
Oncioekhg
adios t lot 12 to the COUNTY. w
3. The Setler(s) agree that they have full rlplhg power and sutho* to cahvey, and that they w8
convey to the COUNTY the fee slmpb title together with kW and WIdW seem thereto clear, free and unencumbered, sxcept subject to the following easement or resgnndbas:
E40% 648mmde for canals, d wWK flumes, plpaMe% goads, public highways and roads,
fie•bbgfBM. Pier Um mission tines and public udItIaL
The COUNTY, at the COUNTY'S mpange. wift the dare allowed b0 deliver evidence of title and
to sxambhe am*, may have the real property surveyed and c sMed by a n giebred Ronda
surveym. H the survey discloses encr+os nenb on the red property or that improvements bested
thereon encroach on setback gnee, saaemsnt% lands of Wwo, or vkhlabe any rs$VkMm, oontract covenant, or apAOcable govwnmwW mgulat mm, the Sams shall conattluts a title detect
ems) shell Convey a marketable Yitle subject only to the aforemerrtloned lien-. enc ummbranew exceptions or qual rs oset forth herein. Mwksbft tide shall be determined aomdit to
applicable tills standard• adopted by aut horitq of the Florida Bar and In accordance with law. The
COUNTY shall have ably (GM days trap receipt of an aec:epbble mM mer fat site asmeement In which to examine title. if fltle b tound defectlhre, the COUNTY shah. Wft bids spftnW lime period, no* Se11er(s) to whiling Ong ddect(s), H the defect(s) render title unmarketable the
Seller(s) will have one hundred twenty (120) days from receipt d notice within which to remove
the defect(s), failing which the COUNTY shall have tlhe option of either acceptlng the We as it then In or rescinding the contract herein. fh m4= the COUNTY and the SWer(s) shy release one
P.G17
another without kbWty to enter party of all further obligations under this Agreement. The Sekr(s)
wilt, If title Is found urnnarketabls, use dNtpent of w to coned ddac(s) In title within tits time
Provided therefore, includintg the bringing of necessary suit.
4. Sellers and COUNTY acknowledge that the COUNTY has agreed by totter dated December 17,
il copy r which bexem attached hereto and made a Part hared as Exhibit X b slow 3 ROQO
exenhptlons Per lot and 8W square feet per lot of NROGO erosn *ml% for a total of 9 RM
exemptlonw and 2068.ts square feet of NROGO woMn pftm on Loh 13,14 and M, time a%ccatltlorw
will remain on hots 13,14 and 15.
5. The &ftr(s) spree to urxbndos any and all action, Inducting obtaining a release of a unlly of
title. necessary to convey Lots 13.14. and 15. span from Lot I&
& The Sdar(s) further agree not to do, or snider others to do, any act by which the vans or title b
saki brads maybe diminishad or encwrfbered. It is further agreed that say bee or damage ooauring
prior b the vesting of satlafacbry title In the COUNTY by reasons of the unauthorized PMM or
On of productstherefrom, or because of firs. shah be bome by the SeWs): and that In the
event any such loss or damage ow". the COUNTY may reuse, without liability, to accept
coniveyance of said lands, or It may erect to accept conveyance upon an alusiment of the
purdisse Price.
7. The Seller(s) furtfnsr agree that during the period covered by this instrument oMCM and aoc edW
agents of the COUNTY shay have at all Proper Ones the unrestricted right and privyege to enter upon
said lends for all proper and tawfw purposes, Including exarNnatlon of said lands and the resources
upon them. The Seyer(s) hereby waive their rights to any and all clakrw a the COUNTY
anoctated wMh, or arlaing from ownership of. satd ions and this waiver shay suMve closing.
8- The Seller(g) wR eXscute and deliver upon demand of the proper olklah and
COUNTY a good and eu(IlcIN deed of wananty oonvsyirg b the COUNTY a safe We to d W lande of such character as to be seddlaceory b the bW coursd Ofthe COUNTY and aald deed shay
provide that the use. occupation and operation of the ft,*ft4. ty, sasement a and reservations
rehired therein, shay be ukwdhft to and SLMSct to such riles and regulollons as be
Prescribed by the COUNTY gowning the use,ompdon. Peron and acknk of landmayi.
9 In consideration wtwrod the COUNTY agrees that it wD Purchase ay of said lands and other interests at th Wtce of live Mkihdrsd trill 7lhousW d Two ftoW and Fay TMoueand Dollars
OW MaCa is (f 108,250-M which will be paid by COUNTY at Ming, Seller(s) hereby suihoriae COUNTY to leafs a Courtly dw& or warrant dkecdy to an escrow agent who ie sui hoed by law b rroe" such payrne% and who Is accepta" to COUNTY. and to requrits tine escrow.agen t to pay
wn mown" of sde and red estate taxes.
Should COUNTY's funds not be available for any reason. COUNTY or Seller may elect to hwinale
this Agreement by written notice to the parties WOW gbgyy to any Party.
Conveyance of the props V In fee simple from Sager to C=* will take place at the cbslrg, in
xchargs for the payrnenb to be made to SELLER at cIoeing as set forth in Paragraph 9.
The COUNTY shay pay the f0ftWng expenses assoclatad wish � athe ProPertY deed
recording fees, settlement fees, abstract fees, title examMatlon Sou " *M" fees, and
titre lrxhurancs. as well as the pro rate share of prepald red properly taxes aliocwtabte to the pqrW
subsequent to the vesting of We In the COUNTY. or the effeetlws date of possession of such red
Property by the same, whichever is Sariter. The SeOer(s) shay pay the expenses of documentary
Flo
• s:
stamps to be afflooed to the deed and the removal Of trask ddit end ____kM from the proper y, N
WT. the Seiler(e) attorney fees, N any. and red estate commissions, N any. Full possewlon Of the
Promises shall Peas to the COUNTY an of the date payment is ode 10 the SeMer(s) subject only to
the reservations stated In sections 2 through S above.
10. R Is mut>xelfy agreed that an abstract, tie ksurw= M" or otter evidence d title t0 ire
Property herein conlrected to be sold, satafactory to the legal coined of ire COUNTY will be
se:
Obtained by the COUNTY at fie expenThe Sder(s) G*reeslt► agree herein to fumish t0 the
0O limited ta. abstra mnenle con s)'s possession �abllshlng evidence of title including, but not
mldner>ls, titre policies and optmors of W&
1pa1-ni@
AgreemeM may not be asslgrned by any Party without the Prior written consent of the other
12. It shall be the obitgadon of the SeReKa) to pet► all taxes and assessments outstanding as bars at
the data Us vests of record In the COUNTY, whether or not such taxoes and assesernefft are dart due and payable.
the t In m understood and agreed that notice d acceptance of this agreement shall be given to
tler(s) by mall addressed to the Sekr(s) at the following ad*
KM Carson Smllh WIRY. LLC Mr. Stst+e Efd
R A 8 oft Key West' Ina Scott a Orepm 5 Dries
2230 Haub Avwm 61a Psacoek Pita,
Key W@ 4 FL =On Key W0 4 FL =040 Key Wb 4 FL 33M
and shall be effective upon date of mailing and shall be bh*lg upon all of ire SeNer(s) without
ser'dig a sepantts notice to each. except as such Obligation may be affected by the provisions d
paragraph 6 hereof.
14. The Property shall be dsfivered at dosing free d any tenant or occupancy whatsoever.
I& The effective date of this agreement shah be trot date when the last one d the Se"s) and the
COUNTY has BOW
extended agreeeement tw�r The Closing Dots Is AprY Zg, 2p11; dosing atets may be
I& The COUNTY shall have sbdy (am days from the effective daft of this agreement In which to
conduct an environmental sits assessment to determine the sxdstertrs and
hazardous materials on the Property. For the purposes of this agres"wtt, � N any, °fWW
mean any hazardous or toxic substance, material or waste of any kkW or any other substance which
In regulated by any environmental law. If the envkwvns"W site assessment the presence
Of toazardous maMftb on the Property. the COUNTY shelf, withkt this spedited time Seller(s) in writing d the Indings. The Setier(s) will then have one hundred !► � ' notify
n>x*W d notice within which t0 pursue, at SeBer(sp sole cost and a ss �� from
up, and monitoring d the Property neceseary to brig the PM" in full C om l ' dean -
any and
all applicable federal, slats or local laws, failing which the COUNTY shad have is opt of ether
=6ceptirV the property as it then Is or rescinding the contract herein; thereupon the COUNTY and the
SeNer(a shah reone another of all further obligations under this Agreement.
Remainder of this Page left lntehil xwly iT nk
17. ff the Seller(s) wish to proceed with this transaction, the Seller(s) have unt9 Febnnry 11, 2011, to
sign and roWm thfs contract to the COUNTY; subseuluendy. tha contract W8 be presented to the
Board of Caurtttl Co =Wdonem at the first available commis" rmmtbig pumuafd to aoURV poNq.
IN WITNESS WHEREOF, the Seller(s) have hemunto sued their names and efPoted task respective
seats on the day first above written, with the under brd g that this Agreement for Purdw" canna
be asuxded by the COUNTY until d* K Is reported to ft tar Its =Wderetion, and therefore the
Sder(s) br and In consideration of the Ten Dollars ($10.00) tWeInabove aduxwAodge as rocak1d,
have and do hereby grant unto the COUNTY or Ile authorised represerftthrs. or any other office or
agent of tits COUNTY authorised to purchase said Iarbe, the option and right to enter ineo tiffs
Agreartertt for Pwrttaee w ft d* (00) days from the a mmfilon thereof by the Seller(s), and to
pUn011008 said lands as herein provided.
selleKs)
1) 3A71 YACDpHAt.p LLC
2)RA8or Key WeAba
3) WTRT LLC
PM Now
LLC Ode Sww s@wlly Nwrhw PhoeM Nun"
LLC
/Ji a -Z z-qqe
R aed 8 �h► - ��
Pdnt d aPWK for R =d 8 d Key We@L Inc.
G�9d for H•Tr� LLC
�r7i.a °'�' 9ocir 8oq+ii Numbr — Phony Numbw
P" Nomm d mw for XTry LLC
NTY, aging by and through lee Board of County Corpmhmkwwj , has exeeuled tale
,rq�r of ihs MOfNROE CotfitrrY this " gy of _ 2011.
w
• Attu, DANIV L M.HME,. Cleric
•,
Clerk
MON E COUNTY ATTO EY
ROVED ASS TO
J F
G�
NATILEENE W. CASSEL
ASSISTANT QOUNTY ATTORNEY
!1 I - 1 if
0
County of Monroe
Growth Mensga>l�tDMsion
Aar
rr,.a.... WORVP6 5"410
IFL 3.
Vdm (30021" s
FAM (7M2W2$*
DiawmbiMariapermjjw
Dn mber 17, 2010
Sbw Fd
MGR3t
5671 MW Dd UC
20 DriftwoodDdw
MW Wad FL 33040
Dear Mr. Pad,
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Hoak 310 Sb* 1et•d Real FAW Nhb s o012�,;J0.000000 AND 00124430. OMM MID
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