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HomeMy WebLinkAboutR-86-00720 i 4-1 J-86- 16 RESOLUTION NO. 8(; -7: A RESOLUTION AUTHORIZING THE CITY MANAGER TO INITIATE THE ACQUISITION OF THE 6 PARCELS IN BLOCKS 44 AND 57 OF THE SOUTHEAST OVERTOWN/PARK WEST PROJECT AREA; AND REQUESTING THAT DADE COUNTY INITIATE CONDEMNATION PROCEEDINGS IN THE NAME OF THE CITY FOR THOSE PROPERTIES THAT CANNOT B14 ACQUIRLD BY PUI:CI:A-'E. WHEREAS, the Community Redevelopment amended, requires in Chapter 163.360 redevelopment area shall not be planne governing body has, by resolution, d mini slum area, or a blighted area, comb: designated such area as appropri to a coi project; and sty the wo be a t eof, and redevelopment WHEREAS, by Resolution 1 69 bard of County Commissioners determined the raI iami Urban Renewal Area bounded by Northwes reet on the North, by Expressway I-95, and the th by the Miami River was a slum and blighted area; and WHEREAS, tion the ty, known as Overtown bounded on the South Northwest Si Street, on the West by Northwest Third Avenue on the E by northwest First Court and on the North by Nor est Eight treet was included within the Central Miami Re 1 Are and lotion R-39-81 the Board of County roved an amendment to expand the Central Miami !a to include the Park West area bounded on the by the FEC tracks, on the East by Biscayne the north by I-395, as a slum and blighted area; F i AS, by Resolution R-1677-82, the Board of County om ioners1 deleted the area within the boundaries set forth the herein two immediately preceding clauses known as Southeast Overtown/Park West from the Central Miami Urban Renewal Plan in order that said area be established as a separate community redevelopment area for tax increment financing purposes and approved the Southeast Overtown/Park West Community Redevelopment Plan; and WHEREAS, this City Commission by Resolution No. 83-972 approved the Phase I overtown Transit Station Impact Area Redevelopment Proposal wherein the designated slum and/or blighted areas of Overtown and Park West encompassed the redevelopment area; and CITY COMMISSION � a d MEETING OF ReseihJeA JAN2 -251 WHEREAS, the rehabilitation, conservation or redevelopment or a combination thereof of such area or areas in necessary in the interest of the public health, safety, morals, or welfare of the residents of the municipality; and WHEREAS, this Commission has adopted Ordinance 9662, passed on July 28, 1983, which established the Miami Sports & Exhib' Authority pursuant to 212.057 of the Florida Statutes; an WHEREAS, the Miami Sports & Exhibition Authorit elected Decoma Venture as the developer for the sports arena/coliseum/convention center after conduct' a onal search for proposals, and WHEREAS, this Commission by Resolutio No. 616 ratified the selection of Decoma Venture as th v er fo the arena/coliseum/convention center and ap it usines Ian; and WHEREAS, this Commission b- selected the Decoma Venture as the arena/coliseum/convention cent and WHEREAS, the Decom+ mid 1986, thus requiri earliest possible daI WHEREAS, the Mi requested that ty purposes of coliseum >. 'W 639 has lock 44 for an nents thereof; jFa start up date by of the land at the & Exhibition Authority has parcel on its behalf for the WHEREA' proceeds ronthe Miami Sport & Exhibition Authority's interest the 3% Convention Development Tax are avai�.or uisit use; and EAS, tition of those parcels listed on table I, and made a part hereof, is necessary to remove bligh conditions and to allow for the construction of m f ity; and the acquisition costs of the specific parcels to be are set forth in Table 1 attached hereto and made a part ea HEREAS, this Commission, by Resolution No. 85-396, ished a policy to provide a bonus over the appraised value to property owners who sell their property to the City through a negotiated settlement in lieu of condemnation. NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDAt Section 1. This Commission hereby finds, determines and declares that the matters set out in foregoing recitals are true and correct and they are hereby incorporated by reference as if fully set forth in this Section. SG -'72 by R-86-251 Section 2. This Commission hereby finds that the slum and blighted conditions within the redevelopment area have not changed since the Southeast Overtown%Park West area was established as a Community Redevelopment Area, known as the Southeast Overtown%Park West community Redevelopment Area. Section 3. This Commission hereby declares the acqui of the property listed in table I for construction of a iseum to be for public purposes including the public we a and interests of the municipality and the people of the Y. Section 4. Dade County is hereby reques to ini e condemnation proceedings in the name of the C , who acts at the request of the Miami Sports & Exhibit Au ity, for those properties listed in table I in said are t can e acquired by purchase. PASSED AND ADOPTED this 23rd d f JAN _ 1986. ATT T. XA R ARE MAYOR MA Y HIRAI CITY CLERK PREPAf(ib AND APPROVED Assistant Ci APPROVED 46 SG-7; CITY OF MIAMI. FLORIDA 42 INTER -OFFICE MEMORANDUM TO, bHnorable Mayor and DATE: January 15, 1986 FLUE: ers of the CommissionsueJECT Phase I Acquisition ,' City Commission Agenda January 23, 1986 REFERENCES: FROM: Cesar H. Odio City Manager ENCLOSURES2 It is recommended that the City Commission approve the attached resolution authorizing the City Manager to initiate the acquisition of 6 parcels in Blocks 44 and 57 of the Southeast Overtown Park West Redevelopment Project Area based on the appraisals prepared by V. Mart Quinlivan, M.A.I., and Edward M. Waronker, Property Consultants, Inc., and to request that Dade County initiate condemnation proceedings in the name of the City for those properties that cannot be purchased through negotiation. Funding for T�T•1 the acquisition is from the Miami Sports & Exhibition Authority's 1/3 interest in the Convention Development Tax pursuant to Florida Statute 212.057. On October 25, 1983, the City Commission approved Phase I Overtown Transit Station Impact Area Redevelopment Proposal (Resolution 83-972) which delineated a nine block Phase I Redevelopment Area. The City Commission voted to expand the Phase I redevelopment area to include an additional block (Block 57, Resolution 85-1247) for the purposes of facilitating the construction of a 16,000 seat multi -use coliseum within the Phase I project area. Displacement due to the acquisition will be minimal as 90% of the land is vacant or housing abandoned buildings. Only one building (3,000 sq. ft.) is currently occupied with a total of three businesses requiring relocation. Funding of the acquisition of these six (6) parcels will be from the Miami Sports and Exhibition Authority's one-third interest in the 3% Convention Development Tax levied on hotels, motels, or rooming houses in Dade County pursuant to Florida Statutes 21.057. The Miami Sports & Exhibition Authority, as created by City of Miami Ordinance 9662, is the It and autonomous instrumentality of the City of Miami" authorized to receive and manage the revenues generated through the Convention Development Tax. f j i j j 86-7x cmy OF MIAM1. FLORIDA INTER -OFFICE MEMORANDUM 42 TO. H norable Mayor and mbers of the Commission FROM Cesar H. Odio City Manager DATE: January 15, 1986 FILE: SUBJECT Phase I Acquisition City Commission Agenda January 23, 1986 REFERENCES ENCLOSUREs.2 It is recommended that the City Commission approve the attached resolution authorizing the City Manager to initiate the acquisition of 6 parcels in Blocks 44 and 57 of the Southeast Overtown Park West Redevelopment Project Area based on the appraisals prepared by V. Mark Quinlivan, M.A.I., and Edward M. Waronker, Property Consultants, Inc., and to request that Dade County initiate condemnation proceedings in the name of the City for those properties that cannot be purchased through negotiation. Funding for the acquisition is from the Miami Sports & Exhibition Authority's 1/3 interest in the Convention Development Tax pursuant to Florida Statute 212.057. On October 25, 1983, the City Commission approved Phase I Overtown Transit Station Impact Area Redevelopment Proposal (Resolution 83-972) which delineated a nine block Phase I Redevelopment Area. The City Commission voted to expand the Phase I redevelopment area to include an additional block (Block 57, Resolution 85-1247) for the purposes of facilitating the construction of a 16,000 seat multi -use coliseum witnin the Phase I project area. Displacement due to the acquisition will be minimal as 90% of the land is vacant or housing abandoned buildings. Only one building (3,000 sq. ft.) is currently occupied with a total of three businesses requiring relocation. Funding of the acquisition of these six (6) parcels will be from the Miami Sports and Exhibition Authority's one-third interest in the 3% Convention Development Tax levied on hotels, motels, or rooming houses in Dade County pursuant to Florida Statutes 21.057. The Miami Sports & Exhibition Authority, as created by City of Miami Ordinance 9662, is the "independent and autonomous instrumentality of the City of Miami" authorized to receive and manage the revenues generated through the Convention Development Tax. 8(; —7X L .� Y 0*4 Honorable Mayor City Commission -2- January 15, 1986 The City has completed Phase I developer selection which included the selection of Decoma Venture for the construction of a 16,000 seat multi purpose coliseum within the Project area and adjacent to the Overtown Transit Station of Metrorail. Amendments to the Southeast Overtown/Park West Redevelopment Plan (September 1982) and to Zoning Ordinance 9500, the official zoning ordinance of the City of Miami, have been adopted in order to facilitate the construction of the coliseum. The Miami Sports & Exhibition Authority has requested that the City initiate the acquisition process for the parcels. The coliseum would serve a genuine public interest and would signal a substantial investment (a total project cost of approximately $50 million) in an area wnere disinvestment and blighted conditions currently exist. It is extremely important that the six (6) parcels be acquired in a timely manner for the following reasons: 1. All of the Phase I development proposals anticipate a start-up date between 1986 and 1988, thus requiring public delivery of the land to developers in 1987. The idea of an NBA expansion team is currently being courted for the 1987 NBA season for the coliseum which necessitates a timely construction schedule. 2. Excessive delay in the implementation of the redevelopment project in many cases has resulted in the demise of the project (e.g., South Shore Redevelopment of Miami Beach). 3. It is essential that a critical mass of redevelopment activities be established during the early stages of the project which necessitates multiple parcel development, including the coliseum. 4. Developers need assurances that the entire Phase I portion of the Redevelopment Area will be cleared and redeveloped in order to make the area marketable. The existing slum and blighted conditions in the area preclude private investment. The City will initiate the acquisition process on behalf of the Miami Sports & Exhibition Authority immediately upon approval of the attached resolution by the City Commission. If a negotiated settlement cannot be reached within a 30-day period, condemnation proceedings will be initiated. Dade County will be responsible for the condemnation proceedings pursuant to Florida Statute 163 and the Interlocal Cooperation Agreement for this project. In December 1982, this area was designated as a Community Redevelopment Area, thus enabling a public body to take property for a public purpose. r Honorable Mayor -3- January 15, 1986 City Commission The City and County will make a diligent effort to negotiate property acquisition in order to avoid expensive condemnation costs, which average 25-35% over the appraised value according to the experiences of Dade County. The City has established procedures for business relocation (Resolution 83-317) and a relocation officer will be assigned by Dade County to work with the Southeast OaretO vacant Wort housing Projct office. abandoned Because astructures, the parcels displacement will be minimal. The Southeast overtown/Park West Project Office will coordinate the acquisition and relocation process with the assistance of the Property rationLease DepartmentManagement and Division Department.General Services Administ The attached Table summarizes total acquisition cost estimates. The appraisals have been reviewed by Dade County's review appraiser, S.Z. Bennett. It is recommended that the higher appraisal be accepted noting that fixture appraisals, when completed, will increase the acquisition costs on parcel 57-A. It is recommended that the City A, initiate n gat57-Che57 iDmmeSiat acquisition of Block 57 (parcels and the remaining parcel of Block 44. All negotiated purchases must have Commission approval prior to final settlement, which allow the Commission to continually monitor the expenditure of funds for land acquisition. It is also recommended that the City continue its policy established for land acquisition in the Southeast overtown/Park West Project area by providing a bonus for negotiated settlement (Resolution 85-396). }L r PARC►LL LOO ".Orom MAOIlm-nom 57-A (Il-0105-70-1010 IMUR IiK` W 6 (57-A) M. Rim 57-6 01-01(b-70-1(2) 3N MUCUS (57-0) 57-0 01-0105-70-1030 01-0105-70-1010 HC WULKI D UJ 01-0105-7G-1I50 (57-0) 57-1) 01-0105-7D-1060 B410M Ohmo (57-0) CF MR4I, Dr. 57 £ 01-0106~7D-J= CHME A. UM (57-E) 44f'.B.G 01-010*01-11 HE R1IIJM Q (44-F E.C.) maL. ®r 4' <> C-n TABLE I IiUUUY IMM4NIS PIED MMU.`iAIS (:PIY L M,,jq - j, FtE. I NLD Ur U1kii1CH'{ MK V&Mr ►tILWiDt-Nr nUJWT 'DUI Sam MO' WI M - (11IN.IVYJ FFL'1' LMD LtMDIM Tim MVIU WIE LfY�D - F". (1rLW tiI111)uti Mr S l(TDU, 1 A Sti i3Jr IM) H11IDRG 'IUML 7,5IA $150.OIA SIB/OA SI10.CO0 $143.(i1D V6 y37.50U sca627 5166,127 $4.E25 $328/2b0 $10/(Ip �/2W 93/EW 27,355 w.00] S' .Q10 5110.000 - - $�110.UJ0 IM.725 $1..ZM,000 $1.W O[XI $1,466,0 0 $1, ^"'/WD $399,750 $M,17D $S .920 $15,170 26,451) ',�/� � W.WV $42b.070 -� $W.(LO $Z52.037 W,()DD $7.315 14.03D W,000 $".030 $266,00D 5 ,wo 15/150 $242/40D _ $M2.4M $242.4D _ $A2.4UD $f7.138 1%,W7 $3.W.4W $1X/037 $3,-W.4(D $2,%3,41A $112.IIlU $3.U/5.41D $1.077,510 5�.74) $1.278.3Q1 I 01 TABLE I HuMaY A%ZM*XLS ADD AERWSALS Crly cF NIIM - HASE I S3Jt W&W RUIKh 'T SaM MMW MUE - QA L.M FZ!iEl' um QmmG Tim mmm VU E - aw. aRII:I 4m LAND HJUDIM 'IUM MULL RUO N1431t Q*ERIS Nam: 1 B5 AS��� � LW B.JUDIIG wm Im 57-A CL-0105-70-lOw a%IiIR Maw & $97,500 :6B,6Z7 $166, lZ7 $4,825 7,_5U7 $150,Q70 $l�.Q70 $7A,�0 $143,000 $122,000 $265.11� (57-A) W. ► ffm 57-B C[L-0105-70MO 3N RUMU 5 $32B,260 $10,a)0 !gM,260 $9.82D Z7,355 W,000 W,000 $410.00D $410`000 ts7-B) 57-C 01-01(57B)1030 104,725 $1.580,000 $1,5B7,000 $1,466,000 $1,466,0 01-0105-70-1010 Ex: RNILROPD CII 01-0105-70--1050 (57-C) 57-D m-01M-70 -1060 EMPICEROVERMAD $M,750 $ 170 =,920 $15,178 26,450 'W.000 W.000 $426,000 $4%,000 (57-D) aF HUM, 1-r.. 57-E QL-0105-7D-1070 GKRE A. Lmm $252.000 $2521000 $7.315 14.000 $2D.m0 $".000 $266,000 $X6,OW (57--E) 44-F.EG 01-010*a U FW H IIFM CD. 15,150 $MZ400 $24Z400 $N2,400 $W, 400 (44-L .&C. ) wm mu $1,077, 510 $M W7 $1,278,30n i7,13B 1%, Iw $3, M,400 $1?D.000 $3, 347,400 $2,953,400 $1?2,000 $3,075,4C10 January 13, 1986 Mr. Matthew Schwartz Director Overtown/Park West Project 100 North Biscayne Boulevard - Suite 901 Miami, Florida 33132 Dear Matt: The land acquisition costs for Block 57 are bein covered through the Pre - Development Agreement arrangement established August 20, 1985 between the Decoma Venture and the Miami Sports and Exhibition Authority. The agreement allows the expenditure of funds for land acquisition. The funds utilized in the agreement originate from the MSEA's one-third interest in the 3% Convention Development Tax levied on hotels, motels or rooming houses in Dade County, Florida pursuant to Florida Statute 212.057. The Miami Sports and Exhibition Authority, as created by City of Miami Ordinance 9662, is the "independent and autonomous instrumentality of the City of Miami" authorized to receive and manage these funds, again as required by F.S. 212.057. Should you require further information please do not hesitate to call me. Sincerely, X-04 Rick Horrow Executive Director RH /mj 300 Biscayne Boulevard Way, Suite 1120, Miami, Florida 3a131 (3O5) )81-8201 January 13, 1986 Mr. Matthew Schwartz Director Overtown/Park West Project 100 North Biscayne Boulevard - Suite 901 Miami, Florida 33132 Dear Matt: The land acquisition costs for Block 57 are being covered through the Pre - Development Agreement arrangement established August 20, 1985 between the Decoma Venture and the Miami Sports and Exhibition Authority. The agreement allows the expenditure of funds for land acquisition. The funds utilized in the agreement originate from the MSEA's one-third interest in the 3% Convention Development Tax levied on hotels, motels or rooming houses in Dade County, Florida pursuant to Florida Statute 212.057. The Miami Sports and Exhibition Authority, as created by City of Miami Ordinance 9662, is the "independent and autonomous instrumentality of the City of Miami" authorized to receive and manage these funds, again as required by F.S. 212.057. Should you require further information please do not hesitate to call me. Sincerely, Axe Rick Horrow Executive Director RH /mj 300 Biscayne Boulevard Way, Suite 11?0, Miami, Florida 33H1 (105) 381-8261 .- r S. Z. BENNETT APPRAISAL COMPANY REAL ESTATE CONSULTANTS AND APPRAISERS 14 N. E. FIRST AVENUE. SUITS 1407 MIAMI. FLORIDA 33132 TELEPHONE 13081 371.1630 Mr. Matthew Schwartz Director for Development City of Miami Southeast Overtown Park West Office P. 0. Box 330708 Miami, Florida 33233-0708 Dear Mr. Schwartz: S. Z. BENNETT MUMO N AM[RICAN tNUTIT1/Tt OP RLAL ElTAT[ ARPRAI6tht AMCRICAN 11OCIC" Or REAL CATATC COUNttLOR• •OCItTT OF RtAL t%TATt A►P•RAIfttR• AMERICAN tOCILT'V Or APPRA18909 INt TITVTR OPI *CAL ttTATt MANAOCMENT l OCI[T'Y OF INOUtTM1AL RtALTOMt REALTOR January 14th 1 9 8 6 RE: ARENA SITE - BLOCK 57 CITY OF MIAMI NORTH Pursuant to your telephone request, I am submitting a recapitulation of the values reported by the two fee appraisers, as well as my recommended approved values for negotiations. I have inspected the subject properties, as well as the comparable sales submitted. I have met with the appraisers and have office reviewed their appraisal reports. It has been your request to have these figures made available as soon as possible. A detailed review report will be submitted within the next seven days. Appraiser Appraiser Parcel No. Owner Quinlivan Waronker Valuation Date Dec. 20, 1985 Dec. 6, 1985 57-A Paniry $ 270,000 $ 265,000 57-B Sun Properties, $ 480,000 $ 410,000 Inc. 57-C FEC $1,580,000 $1,466,000 57-D Employers $ 495,000 $ 426,000 Overload 57-E Lehor $ 280,000 $ 266,000 Block 44 FEC $ 242,500 $ 242,400 TOTAL $3,347,500 $3,075,400 8C-7C A eN s �J BLOCK 57N & PART OF BLOCK 44N, CITY OF MIAMI, NORTH, PB B-41 Parcel No. 57-A We hereby certify: CERTIFICATE OF VALUE Address: 666-670 North Miami Avenue That we have personally inspected the property herein appraised on the dates noted in this appraisal, and that we have afforded the property owner the opportunity to accompany us at the time of the inspection. We have also made a personal field inspection of the comparable sales relied upon in making said appraisal. The subject and the comparable sales relied upon in making said appraisal were as represented by the photographs contained in said appraisal. That to the best of our knowledge and belief the statements contained in the appraisal herein set forth are true, and the information upon which the opinions expressed herein are based is correct; subject to the limiting conditions herein set forth: That the purpose of this appraisal is to estimate the fair market value of the property. That neither our employment nor our compensation for making this appraisal and report is in any way contingent upon the values reported herein. That we have no direct or indirect present or contemplated future personal interest in such property or in any way benefit from the acquisition of such property appraised. That we have not -revealed the findings and results of such appraisal to anyone other than the property officials of Dade County. Florida. and we will not do so until so authorized by County officials, or until we are required by due process of law. or until we are released from this obligation by having publicly testified as to such findings. That our opinion of the current market value of the property appraised as of December 6. 1985. is $265.000 based upon our independent appraisal and the exer- cise of our professional judgement. That our opinion of market value may be allocated as follows: LAND AREA 7.507 square feet LAND $143,000 BUILDING AREA 3,810 square feet IWROVEKNTS $122,000 TOTAL $265,000 That the property has been appraised for its fair market value as though owned in fee simple. The opinion of value expressed above is the result of and is subject of the data and conditions described in detail in this report. December 3 Dec 1, 1985 Edward M. Waronker, MAI, ASA, SREA Appraiser �1 i 1 `I A Rosen, Assdciate Appraiser 8E-72 s BLOCK 57N & PART OF BLOCK 44N, CITY OF MIAMI, NORTH, PB B-41 Parcel No. 57-B We hereby certify: CERTIFICATE OF VALUE Address: 38 Northwest 7th Street, That we have personally inspected the property herein appraised on the dates noted in this appraisal, and that we have afforded the property owner the opportunity to accompany us at the time of the inspection. We have also made a personal field inspection of the comparable sales relied upon in making said appraisal. The subject and the comparable sales relied upon in making said appraisal were as represented by the photographs contained in said appraisal. a - That to the best of our knowledge and belief the statements contained in the appraisal herein set forth are true, and the information upon which the opinions expressed herein are based is correct; subject to the limiting conditions herein set forth: That the purpose of this appraisal is to estimate the fair market value of the property. That neither our employment nor our compensation for making this appraisal and report is in any way contingent upon the values reported herein. That we have no direct or indirect present or contemplated future personal interest in such property or in any way benefit from the acquisition of such property appraised. That we have not revealed the findings and results of such appraisal to anyone other than the property officials of Dade County, Florida, and we will not do so until so authorized by County officials, or until we are required by due process of taw, or until we are released from this obligation by having publicly testified as to such findings. That our opinion of the current market value of the property appraised as of December 6, 1985, is $410.000 based upon our independent appraisal and the exer- cise of our professional judgement. That our opinion of market value may be allocated as follows: LAND AREA 27,355 square feet LAND $410,000 BUILDING AREA 42,426 square feet IMPROVEMENTS -- TOTAL $410,000 That the property has been appraised for its fair market value as though owned in fee simple. The opinion of value expressed above is the result of and is subject of the data and conditions described in detail in this report. December 31, 1985 El SG-'72 52 74 ' s BLOCK 57N 6 PART OF BLOCK 44N, CITY OF MIAMI, NORTH, PB B-41 CERTIFICATE OF VALUE Parcel No. 57-C Address: East side of Northwest 1st Avenue, Northwest 6th Street to Northwest 7th Street. We hereby certify: That we have personally inspected the property herein appraised on the dates noted in this appraisal, and that we have afforded the property owner the opportunity to accompany us at the time of the inspection. We have also made a personal field inspection of the comparable sales relied upon in making said appraisal. The subject and the comparable sales relied upon in making said appraisal were as represented by the photographs contained in said appraisal. That to the best of our knowledge and belief the statements contained in the appraisal herein set forth are true, and the information upon which the opinions expressed herein are based is correct; subject to the limiting conditions herein set forth: That the purpose of this appraisal is to estimate the fair market value of the property. That neither our employment nor our compensation for making this appraisal and report is in any way contingent upon the values reported herein. That we have no direct or indirect present or contemplated future personal interest in such property or in any way benefit from the acquisition of such property appraised. That we have not revealed the findings and results of such appraisal to anyone other than the property officials of Dade County, Florida, and we will not do so until so authorized by County officials, or until we are required by due process of law, or until we are released from this obligation by having publicly testified as to such findings. That our opinion of the current market value of the property appraised as of December 6, 1985, is $1,466.000 based upon our independent appraisal and the exer- cise of our professional judgement. That our opinion of market value may be allocated as follows: LAND AREA 104,720 square feet LAND $1.466.000 IMPROVEMENTS .0- TOTAL $1,466,000 That the property has been appraised for its fair market value as though owned in fee simple. The opinion of value expressed above is the result of and is subject of the data and conditions described in detail in this report. December 31, 1985 _ Edward M. Waron er, M ASA, SREA Appraiser L. Rosen, Ass crate Appraiser 86,7,2 n� r. s • • BLOCK 57N & PART OF BLOCK 44N, CITY OF MIAMI, NORTH, PB B-41 Parct:l No. 57-D We hereby certify: CERTIFICATE OF VALUE Address: 25-75 Northwest 6th Street That we have personally inspected the property herein appraised on the dates noted in this appraisal, and that we have afforded the property owner the opportunity to accompany us at the time of the inspection. We have also made a personal field inspection of the comparable sales relied upon in making said appraisal. The subject and the comparable sales relied upon in making said appraisal were as represented by the photographs contained in said appraisal. That to the best of our knowledge and belief the statements contained in the appraisal herein set forth are true. and the information upon which the opinions expressed herein are based is correct; subject to the limiting conditions herein set forth: That the purpose of this appraisal is to estimate the fair market value of the property. That neither our employment nor our compensation for making this appraisal and report is in any way contingent upon the values reported herein. That we have no direct or indirect present or contemplated future personal interest in such property or in any way benefit from the acquisition of such property appraised. That we have not revealed the findings and results of such appraisal to anyone other than the property officials of Dade County. Florida, and we will not do so until so authorized by County officials, or until we are required by due process of law. or until we are released from this obligation by having publicly testified as to such findings. That our opinion of the current market value of the property appraised as of December 6. 1985. is $426.000 based upon our independent appraisal and the exer- cise of our professional judgement. That our opinion of market value may be allocated as follows: LAND AREA 26.650 square feet LAND $426,000 BUILDING AREA 36,635 square feet IMPROVEMENTS $-0. TOTAL $426,000 That the property has been appraised for its fair market value as though owned in fee simple. The opinion of value expressed above is the result of and is subject of the data and conditions described in detail in this report. December 31, 1985 — cead�� Edward M. Waronker, ply AS -A. SRE Appraiser / ' s oclate Appraiser M v �'V 119 0 BLOCK 57N & PART OF BLOCK 44N, CITY OF MIAMI, NORTH, PB B-41 • CERTIFICATE OF VALUE Parcel No. 57-E Address: Northwest Corner of North Miami Avenue and Northwest 6th Street We hereby certify: That we have personally inspected the property herein appraised on the dates noted in this appraisal, and that we have afforded the property owner the opportunity to accompany us at the time of the inspection. We have also made a personal field inspection of the comparable sales relied upon in making said appraisal. The subject and the comparable sales relied upon in making said appraisal were as represented by the photographs contained in said appraisal. That to the best of our knowledge and belief the statements contained in the appraisal herein set forth are true, and the information upon which the opinions expressed herein are based is correct; subject to the limiting conditions therein set forth. That the purpose of this appraisal is to estimate the fair market value of the property. That neither our employment nor our compensation for making this appraisal and report is in any way contingent upon the values reported herein. That we have no direct or indirect present or contemplated future personal interest in such property or in any way benefit from the acquisition of such property appraised. That we have not revealed the findings and results of such appraisal to anyone other than the property officials of Dade County, Florida, and we will not do so until so authorized by County officials. or until we are required by due process of law. or until we are released from this obligation by having publicly testified as to such findings. That our opinion of the current market value of the property appraised as of December 6. 1985, is $266,000 based upon our independent appraisal and the exer- cise of our professional judgement. That our opinion of market value may be allocated as follows: LAND AREA 14,000 square feet LAND $266,000 IMPROVEMENTS 4- TOTAL $266.000 The property has been appraised for its fair market value as though owned in fee simple. The opinion of value expressed above is the result of and is subject of the data and conditions described in detail in this report. December 31, 1985 li�� Q__ J )A Edward M. Waronker, MAI, A A, SREA 86-7 C 0 11 s s BLOCK 57N & PART OF BLOCK 44N, CITY OF MIAMI, NORTH, PB B-41 CERTIFICATE OF VALUE F.E.C. Parcel Address: Northeast Corner of Northwest 1st Avenue and Northwest 7th Street We hereby certify: That we have personally inspected the property herein appraised on the dates noted in this appraisal, and that we have afforded the property owner the opportunity to accompany us at the time of the inspection. We have also made a personal field inspection of the comparable sales relied upon in making said appraisal. The subject and the comparable sales relied upon in making said appraisal were as represented by the photographs contained in said appraisal. That to ther best of our knowledge and belief the statements contained in the appraisal herein set forth are true, and the information upon which the opinions expressed herein are based is correct, subject to the limiting conditions therein set forth. That the purpose of this appraisal is to estimate the fair market value of the property. That neither our employment nor our compensation for making this appraisal and report is in any way contingent upon the values reported herein. That we have no direct or indirect present or contemplated future personal Interest in such property or in any way benefit from the acquisition of such property appraised. That we have not revealed the findings and results of such appraisal to anyone other than the property officials of Dade County, Florida, and we will not do so until so authorized by County officials, or until we are required by due process of law, or until we are released from this obligation by having publicly testified as to such findings. That our opinion of the current market value of the property appraised as of December 6, 1985, is $242,400 based upon our independent appraisal and the exer- cise of our professional judgement. That our opinion of market value may be allocated as follows: LAND AREA 15,150 square feet LAND $242.400 IMPROVEMENTS -0- TOTAL $242,400 The property has been appraised for its fair market value as though owned in fee simple. The opinion of value expressed above is the result of and is subject of the data and conditions described in detail in this report. % December 31, 1985 �✓ Edward M. Waronker, M I, ASA, SREA Appraiser 4� L. Rosen, As PciatMAPP7a_iser 137 7- d f .9 ■ certificate of appraizat I do hereby certify that upon request for valuation by: City of Miami I have made an investigation and analysis of the following described property: Parcel No. 57-A and that I am of the opinion that on December 20, 1985 the Fair Market Value of the land and improvements. if any thereon, was Two Hundred Seventy Thousand Dollars. ($270,000) THE FAIR MARKET VALVE. SET FORTH ABOVE. IS SUBJECT TO THE FOLLOWING LD TING CONDITIONS: The undersigned appraiser certifies that to the best of his knowledge and belief. the statements contained in this ap- praisal subject to " limiting conditions set forth below. are correet• also that this appraisal has been made in coniontity with the Rules of Professional Ethics of the American Institute of Real Estate Appraisers of the National Association of Real Estate Boards, of which I can a membeL This property has been appraised as though free of liens and encumbrances, in responsible ownership, and under com- petent management No responsibility is to be assumed for matters legal in nature, nor is any opinion of title rendered herewith. Good title is assumed. Both legal descriptions and dimensions are taken from sources thought to be authoritative: however, no responsibility is assumed for either unless a survey. by a competent engineer. is furnished to me. Possession of CUT cop! of this report does not carry with it the right of publication. not may it be used for any purpose by any but the applicant without the previous written consent of the appraiser or the applicant and, in any event, only in its entirety. The appraiser herein. by reason of this report is not required to give testimony in Court. with reference to the property herein appraised. unless arrangements have been previously made therefor. The undersigned appraiser has no present or contemplated future interest in the property appraised and the compensa. tion for making this appraisal is in no manner contingent upon the value reported. The physical condition of the improvements described herein was based on visual inspection. No liability is assumed for the soundness of structural members since no engineering tests were made—Ofeame. Date: December 27, 1985 Mark Quinlivan, MAI, SRPA 1102 Ponce de Leon Boulevard Coral Gables. Florida 23134 86-`i4, . certificate of Zlppratzal 1 do hereby certify that upon request for valuation by: City of Miami 1 home mane cn investigation and analysis of the following described property: Parcel No. 57•B and that 1 am of the opinion that on December 20, 1985 the Fair Market Value of the load and improvements. if any thereon. was Four Hundred Eighty Thousand Dollars. ($480,000) THE FAIR MARE= VALUE. SET FORTH ABOVE. IS SUBJECT lU THE FOLLOWING LBUTWG CONDITIONS: The undersigned appraiser certifies that. to the best of his knowledge and belief. the statements contained in this ap• praisal. subject to the limiting conditions set forth below, are correct- also that this appraisal has been made in conformity with the Rules of Professional Ethics of the American Institute of Beal Estate Appraisers of the- National Association of Real Estate Boards, of which I am a member. This property has been appraised as though free of liens and encumbrances6 in resppnsible ownership. and under com- petent management No responsibility is to be assumed for matters legal in nature. nor is any opinion of title rendered herewith. Good title is assumed. Both legal descriptions and dimensions are taken from sources thought to be authoritative: however, no responsibility is assumed for either unless a survey, by a competent engineer. is furnished to me. possession of any copy of this report does not carry with it the right of publication, not may it be used for any purpose by any but the applicant without the previous written consent of the appraiser or the applicant and, in cmy event, only in its entirety. The appraiser herein. by reason of this report is not required to give testimony in Court. with reference to the property herein appraised. unless arrangements have been previously made therefor. The undersigned appraiser has no present or contemplated future interest in the property appraised and the compensa. tion for making this appraisal is in no manner contingent upon the value reported. The physical condition of the improvements described herein was based on visual inspection. No liability is assumed for the soundness of structural members since no engineering tests wart made of pf me. Date: December 27, 1985 1102 Ponce de Leon Boulevard Coral Gables. Florida 33134 0 r n r1 certificate of Z[pprat.5al 1 do hereby eertify that upon request for valuation by: City of Miami I have mare cn investigation and analysis of the following described property: Parcel No. 57-B and that I am of the opinion that on December 20, 1985 the Fair Market Value of the land and improvements. if any thereon, was Four Hundred Eighty Thousand Dollars. ($480,000) THE FAIR MARKET VALUE. SET FORTH ABOVE. IS SUBJECT TO THE FOLLOWING LIMITING CONDITIONS: The undersigned appraiser certifies thaL to the best of his knowledge and belief. the statements contained in this ap• praisaf. subject to the limiting conditions set forth below, ore correct: also that this appraisal has been made in conformity with the Rules of Professional Ethics of the American Institute of Real Estate Appraisers of the- National Association of Real Estate Boards. of which I am a member. This property has been appraised as though free of liens and encumbrances. in resppnsible ownership, and under com- petent management. No responsibility is to be assumed for matters legal in nature. nor is any opinion of title rendered herewith. Good title is assumed. Both legal descriptions and dimensions are taken from sources thought to be authoritative: however, no responsibility is assumed for either unless a survey. by a competent engineer. is furnished to me. Possession of any copy of this report does not carry with It the right of publication. nor may it be used for any purpose by any but the applicant without the previous written consent of the appraiser or the applicant and, in any event, only in its entirety. The appraiser herein. by reason of this report is not required to give testimony in Court with reference to the property herein appraised. unless arrangements have been previously made therefor. The undersigned appraiser has no present or contemplated future interest in the property appraised and the compensa- lion for making this appraisal is in no manner contingent upon the value reported. The physical condition of the improvements described herein was based on visual inspection. No liability is assumed for the soundness of structural members since no engineering tests were made of>¢me. Date: December 27, 1985 J /Mark Quinlivan, MAI , SRPA 1102 Ponce de Leon Boulevard Coral Gabl6L Florida 23124 8(; -'72 I icate of 21ppratsat I de hereby certify that upon request for valuation br: City of Miami I have made an investigation and analysis of the following described property: Parcel No. 57-C and that I am of the opinion that on December 20, 1985 the Fair Market Value of the land and improvements. U any thereon, was One Million Five Hundred Eighty Thousand Dollars. ($19580,000) THE FAIR MARrET VALUE. SET FORTH ABOVE, IS SUBTEC! TO THE FOLLOWING LIMITING CONDITIONS: The undersigned appraiser certifies that to the best of 116 knowledge and belief. the statements contained in this ap. praisal. subject to the limiting conditions not forth below, are correct also that this appraisal has been made in conformity with the Rules of Professional Ethics of the American Institute of Real Estate Appraisers of the National Association of Real Estate Boards. of which I can a member. This property has been appraised as though free of liens and encumbrances, in responsible ownership. and under com- petent management. No responsibility is to be assumed for matters legal in nature. nor is any opinion of title rendered herewith. Good title is assumed. Both legal descriptions and dimensions are taken from sources thought to be authoritative: however, no responsibility is assumed for either unless a survey. by a competent engineer. is furnished to me. Possession of any copy of this report does not carry with it the right of publication. nor may it be used for any purpose by any but the applicant without the previous written consent of the appraiser or the applicant and, in any event, only in its entirety. The appraiser herein. by reason of this report is not required to give testimony in CourL with reference to the property herein appraised. unless arrangements have been previously made therefor. The undersigned appraiser has no present or contemplated future interest in the property appraised and the compensa- tion for making this appraisal is in no manner contingent upon the value reported. The physical condition of the improvements described herein was based on visual inspection. No liability is assumed for the soundness of structural members since no engineering tests were made of same. Date: December 27, 1985 J. Mark Quinlivan, MAI, SRPA 1102 Ponce de Leon Boulevard Coral Gables. Florida 33134 86- 12 tj } Certif tcate I do hereby certify that upon request for valuation by: City of Miami n of Appratzat I have made an investigation and analysis of the following described property: Parcel No. 57-D and that I am of the cpinion that on December 20, 1985 the Fair Market Value of the land and improvements, if any thereon, was Four Hundred Ninety -Five Thousand Dollars. ($495,000) THE FAIR MARSBT VALUE. SET FORTH ABOVE IS SUBJECT TO THE FOLLOWING LIMIT NG CONDmoNs: The undersigned appraiser certifies that to the best of his imowledge and belief. the statements contained in this up. praisal. subject to the limiting conditions set forth below, are eorreet also that this appraisal has been made in conformity with the Rules of Professional Ethics of the Americas lastitute of Real Estate Appraisers of the National Association of Real Estate Boards. of which I am a member. This property has been appraised as though free of liens and encumbrances, in responsible ownership, and under com- petent management. No responsibility is to be assumed for matters legal in nature, nor is any opinion of title rendered herewith. Good title is assumed. Both legal descriptions and dimensions are taken from sources thought to be authoritative; however, no responsibility is assumed for either unless a survey. by a competent engineer. is furnished to me. Possession of any copy of this report does not carry with it the right of publication, not may it be used for any purpose by any but the applicant without the previous written consent of the appraiser or the applicant and, in any event, only in its entirety. The appraiser herein, by reason of this report is not required to give testimony in Court with reference to the property herein appraised. unless arrangements have been previously made therefor. The undersigned appraiser has no present or contemplated future interest in the property appraised and the compensa. lion for making this appraisal is in no manner contingent upon the value reported. The physical condition of the improvements described herein was based on visual inspection. No liability is assumed for the soundness of structural members since no engineering tests were modsof same. Date: December 273, 1985 . Mark Quinlivan, MAI, SRPA 1102 Ponce de Leon Boulevard Coral Gables, Florida 33134 / 1 Certtf icate 1 do hereby certify that upon request for valuation by: City of Miami of INK I have made an investigation and analysis of the following described property: Parcel No. 57-E and that 1 an of the opinion that on December 20, 1985 the Fair Market Value of the land and improvements. if any thereon. was Two Hundred Eighty Thousand Dollars. ($280,000) THE FAm MAREET VALUE. SET FORTH ABOVE, IS SUBJECT TO THE FOLLowiNG LiNDTING CONDITIONS: The undersigned appraiser certifies that to the best of his knowledge and belief. the statements contained in this ap- praisaL subject to the limiting conditions set forth below, are correct: also that this appraisal has been made in conformity with the Rules of Professional Ethics of the American Institute of Real Estate Appraisers of the National Association of Real Estate Boards, of which I can a member. This property has been appraised as though free of liens and encumbrances, in responsible ownership. and under com- petent management No responsibility is to be assumed for matters legal in nature, nor is any opinion of title rendered herewith. Good title is assumed. Both legal descriptions and dimensions are taken from sources thought to be authoritative: however, no responsibility is assumed for either unless a survey, by a competent engineer, is furnished to me. Possession of any copy of this report does not carry with it the right of publication. not may it be used for any purpose by any but the applicant without the previous written consent of the appraiser of the applicant and, in any event, only in its entirety. The appraiser herein, by reason of this report is not required to give testimony in Court. with reference to the property herein appraised. unless arrangements have been previously made therefor. The undersigned appraiser has no present or contemplated future interest in the property appraised and the compensa- tion for making this appraisal is in no manner contingent upon the value reported. The physical condition of the improvements described herein was based on visual inspection. No liability is assumed for the soundness of structural members since no engineering tests were made of same. Date: December 27, 1985 . Mark Quinlivan, MAI, SRPA 1102 Ponce de Leon Boulevard Coral Gables, Florida 33134 BC-1712 criertificate of Zfpprateal 1 do hereby certify that upon request for valuation by - City of Miami 1 have made an investigation and analysis of the following described property. Parcel No, 44-H cmd that I am of the opinion that on December 20, 1985 the Fait Market Value of the land and improvements. U any thereon. was Two Hundred Forty -Two Thousand Five Hundred Dollars. ($242,500) THE FAIR MARKET VALUE. SET FORTH ABOVE. IS SUBJECT TO THE FOLLOWING LIMITING CONDITIONS: The undersigned appraiser certifies that to the best of his knowledge and belief, the statements contained in this ap- prafsaL subject to the limiting conditions set forth below, we correct: also that this appraisal has been made in conformity with the Rules of Professional Ethics of the America= Institute of Real Estate Appraisers of the National Association of Real Estate Boards. of which I ® a member. This property has been appraised as though free of liens and encumbrances. in responsible ownership. and under com- petent ma=agement. No responsibility is to be assumed for matters legal in nature. nor is any opinion of title rendered herewith. Good title is assumed. Both legal descriptions and dimensions are taken from sources thought to be authoritative: however, no responsibility is assumed for either unless a survey, by a competent engineer. is furnished to me. Possession of any copy of this report does nol carry with it the right of publication, nor may it be used for any purpose by any but the applicant without the previous written consent of the appraiser or the applicant and, in any event, only in its entirety. The appraiser herein. by reason of this report is not required to give testimony in Court. with reference to the property herein appraised. unless arrangements have been previously made therefor. The undersigned appraiser has no present or contemplated future interest in the property appraised and the compensa. tion for making this appraisal is in no manner contingent upon the value reported. The physical condition of the improvements described herein was based on visual inspection. No liability is assumed for the soundness of structural members since no engineering tests were made of same. Date: December 27, 1985 . Mark Quinlivan, MAI, SRPA 1102 Ponce de Leon Boulevard Coral Gables. Florida 23134