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REQUEST FOR QUALIFICATIONS (RFQ 762383) REQUEST FOR QUALIFICATIONS TO ADD MEMBERS TO GENERAL APPRAISAL SERVICES POOL PREPARED FOR City of Miami CONTACT PERSON Chris Mafera, ASA Real Estate Analysts, LLC 84-1722632 2806 W State Road 84, Suite 109 Fort Lauderdale, Florida 33312-4804 Phone 954.884.5002 Fax 954.884.5003 Cell 954 801.3332 crnafera@reanalysts.com REAL .ES,-TATE ANALYSTS. Real Estate Appraisers & Consultants 2.'TABUEOFCONTENTS 2. TABLE OF CONTENTS ......... ................................................................. ................... .......___ 1 4: PROPOSERS INFORMATION ..... ............................. ,.^........... ........... ._..------_--.4 A. Minimum Qualifications nfProposers— ............................. ........................... 4 B. Proposers Genera�iExperience, Qualifications and Past Performance ..... ...... -----.4 C. Proposers Specific Experience and C}uaU0catinns—......... ...... ..... ................................. 5 D. Experience and Qualifications mfKey Personnel Performing Services_ ................. ..... ..-6 ADDENDA RF[}—Certification Statement ...... ......... .......... --...... --................................................... B Attachment B—Price Proposal Schedule—_ ..... -----_—_--_--__--................. ll REdC��T4T�ry�&�rST� Real Estate Appraisers & Consultants 2 3: EXECUTIVE SUMMARY Heal Estate Analysts (RF4) is commercial and residential appraisal firm which ha�s prepared appraisals for government, and private clients. Appraisals have been prepared for market value for sale/purchase, eminent domain, market rents, values as proposed, leased fee interests, and leasehold interests. In addition, Mr. Mafera has review experience. For eminent domain or general appraisal assignments our government clients have included West pa|m Beach, Delray Beach, Fort Lauderdale, Pompano Beach, Lauderhill, Hallandale, Lighthouse Point, Miramar, FDOT District 6 /Mionni'Dade\, Miami -Dade School Board, Miami - Dade Expressway Authority /K40X\, and the Brovvard County School Board. Some of the city clients relating to [RA involvement inclmd'e Delray Beach, [oral Springs, Hallandale Reach, Lauderhill, Pompano Beach, a!ndPembroke Pines. Apartial list ofproperty types appraised includes Airport Ca,rRental Facilities Motels Apartnoent5 Office Buildings Auction Galleries ODA Signs Ce||Tmvversar ReStaiurants Churches Retail Stores Concrete Batching PUont Service Stations Convenience Stores Shopping Centers Environmental Lands Sing|e'FarmDyHVnnes Fixed Base Operations VVarehomscs Hotels Vacant land (various types) Marinas Valuations have induded the following imterests; fee simple, leased -fee, leasehold and partial (fractional). |naddition vve are experienced inaipportionnnemtoofreal estate value between fee owners and tenants. Our approach is to provide quality appraisals on before orontheir due dates with competitive fecs. We have qualified personnel with many years of experience and have had nwrner0Us assignments in Mianni Dade County. As proven by our tract rec�ord we have ample capacity to handle large nnu\d-pnnpertyprojects, asvveU as single assignments. REAL f�T82E8NAC'STS Real Estate Appraisers & Consultants Real Estate Analysts, LL[(fmrnner|y R/EAna|ysts, Inc. and affiliated with RE Analysts -Residential, LLC) is a commercial and residential real estate appraisal business vvh|Ch began in 1987. Currently we have offices in Fort Lauderdale and Jupiter. Chris K4afere is located' at our Fort Office and would bethe principal appraiser. With respect to our commercial division, we are involved' in general appraisal assignments as well as eminent domain assignments. For our residential division most assignments relate to lending although many assignments are, done for government Purchases, eminent domain, litigation, estate, asset management and other purposes. Property types appraised include various types of commercial properties including retail, hotels, motels, marinas, boat yards, office, restaurants, special' purpose properties and many others. In smrnrnary, we are e full service commercial and residential appraisal firm appraising homes to complicated income properties, Government projects in Miami -Dade include: F|VriclaiGas- 24°Mainline Loop Project Florida Gas-NVV[ofKendall Drive & SVV87thAvenue |-l95,City ofMiami Miami Gardens Drive (NW 183rd Street) Miami International Airport -Le1euneRoad Miami International Airport K4|CProject NVV1U]rd Street& Palmetto Expressway 0VV121hAvenue, Miami F|oridaTwrnpike/NVV I21h Street Interchange ' Dolphin Mall NVV183rd Street (Miami Gardens Drive) NVVI5thS�tr2et/Pa|rnetto Expm/y./NVV87thAvenue NVV74th Street 0VV79thStreet PaiymettoExpressway &Okeechobee Rd, 5R7, Miami nearBrovvard line SRD]6 (Dolphin Expvvy.\/SRG26(Polrnetto Expvvy.) US-1,South Dade, Wetlands BirdRoad GratiSny Parkway Niai|eah Miami River Park JosiMairtiPark Exp�ansion K4etrornover/dovvntovvnMiannl NE3Gth Street (Design District) Northwest I7Avenue [)kgechobee Road, Hialeah Old Cutler Road Fire Station Site South Beach Redevelopment, City mfMiami Beach Sunny isles Boulevard Real Estate Appraisers & Consultants P Lic 4: PROPOSERS INFORMATION A. Minimum Qualifications of Proposers 1. State of Florida Certified Genera R Appraiser license - Chris Mafera. F LI 4 2. Proposer Chris Mafera has been designated ASA, Accredited Senior Appraiser, by the American Society of Appraisers since 1996. Proposer has been in the appraisal business for more than 30 years in southeast Florida. 4. Proposer shaIR have never filed for bankruptcy, be in sound financial condition, have no record of pending Ilawsuits or criminal activities of a moral turpitude, and shall have no conflicts of interest which may be of embarrassment to the City. The proposer complies. 5. Proposer shall not have any member, officer, or stockholder that is in arrears or is in default of any debt or contract invoRving the City, is a defaulter or surety otherwise, upon any obligation to the City, and/or has failed to perform faithfully any previous contract with the City. The proposer complies. B. Proposers General Experience, Qualifications and Past Performance The proposer has been a commercial real estate appraiser in southeast Florida for 30 years, with offices in Fort Lauderdale and Jupiter. Currently we have two full-time employees, and associate appraisers are independent contractors. Our primary market served in southeast Florida, although we do a significant amount of work throughout most of the state for eminent domain projects. 2. Over the past three years we have done a significant amount of government work mostly for eminent domain projects. Specific to southeast Florida we have worked for MDX (Miami Dade Expressway Authority), and FDOT District 6, which serves Miami -Dade, and Monroe counties, and the City of Fort Lauderdale. Marta Flores, FDOT Right -of -Way - Valuation 305.470.5123 RE.AL ES TA TE A NALYS T'S Real Estate Appraisers & Consultants 5 Richard Glass` K4DX representative 505.219.2920 . Proposer asthe ability and readiness for multi -parcel assignments, orasingle assignment, and with current staff has the ability to accommodate the scheduling of th:e city, 4. Provide responses to all items listed below. Provide details where appiicabl'e. a. The proposer has been hired as an expert witness for Uit' tiVm throughout his SO year career for governnnemt entities as well as private clients. The proposer does not keep a |izL of court cases, but has worked on likely more than a thousand eminent donna�n canes, which often resu|tin litigation. b. The proposer has served as an expert witness in an eminent domain matters throughout his 30 year career. The appraiser has testified' in 23 eminent domain jury trials, including Mianni-Oade[ounty. c. The proposer has not offered any published appraisal an,d/or valuation materiaL d. The, proposer has not served as an instrmctorim any real estate valuation classes or courses. 5. Proposer has not had any contracts for the city of Miami to his knowledge. 6. The proposer has sufficient personnel to provide required' services, or will not accept the assignment. 7. The proposer has no information concerning any prior or pending litigation, either civil or crirninal involving a government agency or which may affect the performance of the services to be rendered here in, and which the proposer, any of its employees or subcontractors is or has been involved within the last three years. Specifically, the Proposer has not been involved in any litigation relating to appraisal services for the past five years. C. Proposers Specific Experience and Qualifications I. The proposer has appraised all of the listed property types. in addition, the proposer specializes in condemnation vvhidl represents a significant amount of or business aind is involved in partial interests as well as ]eased fee/leasehold interests. 2. Work samples: Marta Flores, FOOT Rinht'of4Way-Valuation 305.470.5123 Neo Lofts—Parce]s II[\ 80I, &707, I" Street Bridge (Miami River) Richard Glass, K1DXrepmasentative 305.2I92920 M'utO—P8rCe[sDl8AB8'702AB,SR855 I As previously stated the proposer specializes in eminent domain, and as result we have extensive experience in unique valuation issues in[luding parking spaces/location, access, R E�, A f, F ST87E- A NA L YSTS Real Estate Appraisers &Consultants 6 highest and best use changesdamage issues, and cost to cures. To analyze these issues we have completed special stud�eS, which provides information on how the market recognizes such impacts. We have prepared specW studies b�aSed on rna:tched pairings, investigations of pertinent information, and thorough verifications with market parti[ipaints. 4. The proposer has testified in 13 eminent domain jury trials, 5. The proposer has testified in numerous depositions. G. The proposer has completed work on rno'e than I,000 condemnation appraisal assignments. D. Experience and Qualifications of Key, Personnel Performing Services 1.Organization Chart for Key Peoaone;: ��flWMM= Our main office is in Fort Lauderdale and this is the location of the research, report vvriUng, report process�ng, and administ�ration. 2. Description of experience, qualifications, and other vita[ information, including relevant experience on previous similar projects, ofall the identified personnel who vvM be assigned to projects resulting from this solicitation. KevPer5oMneL RF-,A1,£STAT ANALYSTS Real Estate Appraisers & Consultants 17 Appraiser of Record: Mr. Christopher Mafera\ ASA, has extensive experience and has specialized in appraising properties involved in anninent domain for 30years since the start of his career. K4r. Maf2ra, has worked on many complex valuations and oversees all phases nfthe appraisal process including scoping/bidding jobs, meeting with clients, inspection of subjects and data, research/verification of data, report writing, quality control, managing associates/sub-consultants, and testifying. in summary, Mr. K8afera is hands-on and is involved of all facets, of the appraisal process. We are large enough to efficienfly provide quality se,rvice with employees working in a centralized location although small enough where i anninvolved inall aspects nfthe project. Associate Appraisers: K4[. Ralph Mica|e has more the 14 years of experience appraising properties. Mr. K4ica[ewas formerly employed by the FDOT and has, experienceapprahsimg many types of properties. Mr. Micale is responsible, for research/verification of data, inspections of subject and data, report writing, preparation of special studies and litigation Support. He hias recently worked on assignments for D-6 for the 11t Street Bridge project, aind for the 1-395 Project in downtown Miami, Mr. Richard K4ickle has more the 30 years of experience appraising. Mr. Mick[e has experience working for many gnvermrnomtm| clients and has been qualified as an expert witness, Mr. K4ick[e isresponsible for research/verification of data, inspections ofsubject and data, report writing, preparation of special studies and litigation Suppor1. He has recemdy worked on assignments for D-6 for the Golden Glade Project, and new iinterchange with NW 1,86th Street. |n the last couple of years we upgraded all of our computers and server with high quality equipment, and have redundant on'Site, and cloud backup systems. |naddition, vvehave a high speed color copier allowing us to print fast and efficiently with ex[eNemt quality. Often vvecan commp�etecorrections and send out fina�sinthe same day. Litigation Support Services: Litigation Support is crucial and there is no Substitute for hard vvork. After the appraisal is finished, services include mediation support, deposition, preparation of trial exhibits, collaboration of direct euamninat�imn and cross-examination questions, analysis ofthe opposing side's opinionSand information, special studies, preparing a notebook which condenses information so responses at trial are timely and facts are stated accurately. To succeed, preparation coupled with the ability to communicate a!Uovvo for presentation of complex information clearly and concisely for the jury to understand the issues, analysis and importantly opinions. We assist in preparing exhibits either the old standard foam core o/ PVvverPoint,vvhich | have used in my last two trWs. RF,'A1f�I8]����8T8 Real Estate Appraisers &Consultants P0 0. e RFCCertification Statement 8 nen t]Us foutu.. app;3-xeittl.e. net prices, fol..' iteuse(1) =sett Remtu :Oess-ses1 c=eiat: resa:u a s or: fe's your Les: P.:toes se:souls-: ite:ude a:: sous. includin; t:au:pot-...suSea:t =r.t, The CO.:y soeset7es. the riIir so. weep-. et sejeos ot,*'• pan ofOLi.: .2erseuss-1.30 ssliou1i.. be fit= fes tuSabutrzs03 day: fsCotxsug rise siss:a 0oi stassug ss:busiS:133=. evens of ets ea-tens:sea the sum p det4nrlinall:E spkotei passa • cets.if,- that we lucre leas1 you:, cousp:eteil Use nece:s.usy dcoosouerl s.. anc:. prepose 20 fun:L-11=1d delves, E0,..a. 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Road 8 4 c„.9 Lau fi.G.rd0217-,!„ FL 3 3312 -4 ........ S4 1134 S 0 02 FAX Ds 4 554 .erria f*ra r con , CEL71:Psudoini.L 3— 3332 SIGNED TITLE ("7,&MA ALAIT A grim [14mbr DATE: 12-20 -17 FAILLRE TO C IPLETE SI-N RETURN THIS FORM SHALL DI5034,ALIFY THIS RE SPON,7,E Pafe of.:e7:, REAL ESTATE ANALYSTS Real Estate Appraisers & Consultants Le3.111,:3,13ce c3.37ddil R.oal Estat4 Analyztz, LL.0 Pdge Ent:ry F:Datuer:14, a.rporatimi. E7,2 S Corr, Veal. EfaLlf.lfai 2.00E Off:ci oarrian. Coltry m CD -LED Fort La.1.0.41Dial:4.,', Jupit.4.'r TaD: Recsim 1,7.:Dna!:«a: 0:cu.patimn: Liceuae. .14.s FAciipr. ID:ulna; Palm. M.. CUrit y Receipt. Exp....ra:DDIDD,F..e. f,t DalufavAed,If a:: D.:3delf.,'.'mu Ddieftia red. fa,a„ addeEDuza 3Diend3!..f..xolae: daDD mccp: Le: AAIDelftaf: 1 :17)1 i:vide:maul adzlenda w3: were Ftiar:e. 1 Flea;afinza No 1 Na.:Ea. of C 3:11;c11.1y AZE.:1".!!," fa: pfalp,a Di: D.: van affy gDovi:3fal FLOCI; Dear:-.1:41,d fo:ta.:Imi. 01: IDE pcv:de.d. FEIOT Dictrlot 3:efeyinci No C v.Scdte.id Zp31.31 ref:ED:en:el con:pally 1O'DC 11.1 of C mract fd. abovi :ifere:a.:ed.No Marta. Flsro, DGruty Eight -of -Ry Nracvr - Valuaticn. 305.470,5123 311,e3),:delc:e YS.::".2:10?..:1:e.d...‘':(j 1 4 -24 -201.4 LINP11 of C o=pa.lay vfaiDa::aftapcDaaj offiaD TD:c1 1 1 11pcv:ded. pdcd.:. :de cyd: 9 REAL .ESTATE ANALYSIS Real Estate Appraisers & Consultants mLx. MI:arra - Expra=w av zuh.:riy :: C. i7% id Zip tht ;'1:i.e.pahthed cothp,:wt rJlaoo Land Acq. E. 4 SW S7 :AvGnu..;. Zudt 112, Md and 33172 3..s.:',Kec.th NC,` 1:athecf C xract. P1C34 n",.:] ephme. fit]. :ilex:ea:ad No Richaxd ca, 30E.7g7.2.112 F.,Fetleh,s2;cs No D:the C Cir.Y3C7 ciarcen.:...id No : :,;:o Nthze C ohhithayy prcre-.Ac th.E thh11 ZEth F.n.c.7 Fr.K7, Dic?:rict: S Refeyq11:-.? No 2. .„1..chh:4th. Ch7„.. Thd. Zr. '„!.Ci abcthi co=pany 71g 8- Woodland Eoul.;.vard, r7,,Q1.an1, Fl 22720 of P4'; att.3 Nthathatf No 3. M1kG: MTPhadi, D4Tuty Fdght ct Way ManagGx - ValUati,Dn 38e,,A2,.571 F6r:Zetchz. Dthe th'Ccar.thict nbove ,,;4:;erevized 3 12-3-12, Ellti2S 1" Ptcpc tit 1,,c:!:.)3.c 1LLd9: Cbcp7c.:8 ti3 . 1 1, '..",ect...on 1 S3of d C C Lac cht. ..:3. "Cit' 'af Off. C erifthyiou'" fonnz NaThe City cnth:l.i.thhi Lc2.1 OEce C erhilza,%.ch ifthm ;:cc.ati the Scracthq, Str:::h7eth, C;S:uppLE3 linc:tit the. liezder:Tcci: :Inc; Atthchtheat Sezti.ou cf :clichathoth NC, Pcop:t)te: th2t c..it:thh.sClc.S.1,...c.xiap1e of :ha tt,7,hi,inid ..A.thethe.nt u1:ed rctth the. 7,:eiri:e7.„1 1tc.thzit,ten 3c;c1. thlta;.: tact REAL ESTATE ANALYSTS Real Estate Appraisers & Consultants c Attachment B Price Proposal Schedule 11 FORM B Price Proposal Schedule General Appraisal Services INSTRUCTION'S: The Proposer's price shall be submitted on this Form B -Price Proposal Schedule", and in the manner stated herein. Proposer is requested to fill in the applicable blanks on this form and to make no other maiks. PROPOSED RATES Proposer should list in the tables below not -to -exceed hourly rates for personnel proposed to provide services as stated in Section 3 of this Solicitation. The rates shall remain firm and fixed for the initial term of the Contract. The positions identified in the following table by the Proposer should be the same as the personnel identified in the Proposers Information under Key Personnel and Subcontractors Performing Services. The City expects that these personnel will be performing the services as needed under any Invitation for Quote. Nanie Title Proposed Hourly Rate for ApprMSal Reports Proposed Hourly Rate for Additional . Services(Le. Expert Tesflrnony) Proposed Hourly Rate for Reviewing Reports Proposed Hourly Rate for Appraisal Consulting Services Chris Mafera Principal $ 175 * 225 $ 7 $ 175 Associates Senior $ 1 $ 155 $ 155 $ 155 Associate Resears er $ n5 $ 1'35 $ 135 $ 13 , , $ $ $ $ $ $ Notes: 1. All out-of-pocket expenses, including materials, employee travel, per diem, and miscellaneous costs and fees, should be included in the Proposers price, as they shall not be reimbursed separately by the City, 2, Notwithstanding the rates alxive, compensation to the selected Proposer shall be based on the projects assigned. The selected Proposer shall not exceed the maximum houry rates when calculating fees to provide the requested services. REAL .E STATE ANA LXSTS Real Estate Appraisers & Consultants Paoc 3.. Proposer may attach another Ehe•t itfv;f4cessary. 12 RiiL STATE: ANA.LYS TS Real Estate Appraisers & Consultants REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT City of Miami Request for Qualifications No. 762383 to add Members to General Appraisal Services Pool Miami Office: The Urban Group, Inc., 3811 N.W. 21 Street, 2: Miami, FL 3314 Office: (954) 461-3633 The Urban Group, Inc. Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 cd.::,0Vt&i kpLL.0 sector e.P! Page 45.3 1)A 1'0 LI REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT City of Miami Request for Qualifications *"'"imr" to Add Members to General Appraisal Services Pool No. 762383 The Urban Group, Inc. Contact Person for RFQ: Robert Miller, Accredited Senior Appraiser (ASA), Real Property E-Mail: rmiller@theurbangroup.com Office : (954) 522-6226 : Cell: (954) 270-2680 Fax: (954) 522-6422 President: Howard Steinholz, E-Mail: hsteinholz@theurbangroup,com Office: (954) 522-6226: Cell: (954) 270-2680 Fax: (954) 522-6422 Primary Corporate Office: 1424 S. Andrews Avenue, Suite 200, Ft. Lauderdale, FL 333216 Miami Field Office: 3811 NW.21stStreet, Miami, FL 33142 Phone: (954) 461-3633 The Urban Group, Inc. FEI/EIN Number: 59-2442945 Document File No. M03785 Or Miami Office: The Urban Group, Inc., 3811 N.W. 21' Street Miami, FL 33142 Office: (305) nal Bid Documents Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 "idA,teeri.t & putol.Lc, sector reoiI. estate )c REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Table cf Contents City of Miami Request for Qualifications, No. 762383 to add Members to General Appraisal Services Pool 1. Cover Page 2. Executive Summary........................................................... 1 ............. 2 4 Certification Statement and Documentation ......................................... 5 - 8 4. City of Miami Local Office Certification 9-13 5. RFQ No. 762383 Section 4.1 Submission Requirements & Responses............ .. . . . .................. ...14 - 18 6. Proposer(s) Minimum Qualifications ........................................... .....19 - 36 7. Proposer(s) General Experience and Past Performance ........................37 - 39 8. Proposers Specific Experience and Qualifications (5 years) 40 - 47 9. Proposers Experience and Qualifications of Key Personnel...............48 -116 10. Organizational Chart 117 - 118 11. Proposers Sample Work Product119 - 446 Exhibits - Forms RFQ No. 762383 Form B - Price Proposal Schedule448 - 450 RFQ No. 762383 Section 2.11 - Insurance Requirements The Urban Group, Inc. - Certificate of Insurance 451 - 452 Final Page ........453 Miami Office: The Urban Group,Inc., 381' 1 N.W. 215t Street Miami, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 4vv,tpr; av, accoo :vttab'it� e �ok 34 dvarS" REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Request for Qualifications to Add Members to General Appraisal Services Pool No. 762383 Executive Summary (2 Pages) Miami Office: The Urban Group, Inc., 3811 N.W. 21 sc Street Miami, FL 33142 Office: (954) 461-3633 rr rod„ uaf . 1, 7„C Gv, vG3''M G'T acy14. Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 2 - Executive Sure Lary Page 2 T. l* ������AN REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Th�eUrban Group, Inc. Executive Summary 20I8 marks The Urban Group, |nc.'s(TUG) 34*year asa South Florida based real estate consulting firm with an extensive platform of services to a diversified assemblage of public sector clients, non-profit organizations, and private/public development consortiums financed using �eve|sofgovernment funding. The firm develops strategic partnerships to undertake work in voluntary and invo[untary real property acquisition projects that may necessitate compliance to the federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as Amended (Uniform Act). TUG has a staff ofover 25 real estate professionals most of whom are licensed as Florida Real Estate RrokemorRea|EstateAgentcTUGisamennberoftheFlohda@oardofRea|toowandAnnericanSocioty of Appraisers (A5A) -Real Property Urban. Staff are multi -cultural and speak fluent English, Spanish, Portuguese, Italian and Creole. Staff are members of the Under the guidance of state certified appraisers, the Dmn provides real estate appraisals, appraisal reviews and real estate consulting to both the public and private sector. TUG has been involved with land purchases, appraisals and review appraisals of Environmentally Sensitive Lands (ESOL). In addition to the appraisals, TUG provides litigation support and isanexpert witness when required. TUG Appraisal Services are guided byChief Appmiser,Robert D. Miller. Mr. Mi8e/has been areal estate appraiser since 1978, and has completed appraisals in 46 of the 67 counties in the State of Florida. Mr, Miller first qualified as an expert witness in an eminent domain trial for the purchase of environmentally sensitive lands in 1979. Mr. Miller has qualified and testified as an expert real estate appraiser in numerous counties of the State of Florida and in Federal Court in Florida and Texas. Mr. Miller has completed appraisals on outdoor advertising properties and cellular towers. Mr. Miller is an approved appraiser on the Department of Environmental Protection list of appraisers. Mr. K4iNer is also a State Certified General Real Estate Appraiser and an A5A(Rea| Property) with the American Society ofAppraisers. Additionally, Mr. Miller has completed numerous appraisals under the guidelines outlined in the Uniform Standards ofProfessional Practice (USPAP)' and the more stringent appraisal standards of the Florida Department of Transportation (FDO7). In addition, the firm has completed appraisal assignments under the Federal Guidelines, referred to as the "Yellow Book" appraisal guidelines. Project Team Approach Upon notification to perform an appraisal assignment, we would meet with the client tndiscuss the purpose of the appraisal and the intended users of the report. This will allow us the opportunity to develop a scope of work. We will review the necessary approaches to value that would be required. Typically, on a vacant parcel of land, the Market Approach to Value vvuu|d be utilized, On improved prnperVes, the three approaches to value will be considered and utilized if applicable, Reports for potential eminent domain will also require us to review the assignment with the legal department at some point during the assignment. The review with legal department makes sure that all legal issues are resolved prior to the completion of the report. When required' we would send a contact letter to the property owner and provide them the opportunity to accompany us on our inspection of the property. Further, we will request any information that would assist us in the valuation of their property. Surveys, development plans, listing history, etc, are beneficial tnthe better understanding of Miami Office: The urbavGroup, mc, 38/1 w.vvz1"Street Miami, rLo142 ovmvmte Office: The Urban Group, Inc 1474S. Andrews Avenue, Suite zoo *. La"vprda�e. FL3oJ10 ����� av0QozouIuta&�tU �A pL,�bi�� sertor reaLestnte for 34�e�2r&` ll1c �7� l� ��TR. ���AN REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT the property. Upon completion cif the inspection process, we will begin the research of comparable data to be used in the analysis of the markrtva|ue. The data search will include all available sources. The comparable data will be inspected and photographed for inclusion in the report. The applicable approaches to value will be reconciled into a market value that will be supportable in cmw¢ Our staff will begin writing the appraisal report and we have an in house qualify control with an in-house review completed to make sure the report compRes with the appraisal format reqai/ed. he reports vvi|y be reviewed 6nrcomA|ilance and accuracy throughout. Maps, aerials, plats, surveys, sketches, photographs, prior deeds, listing data and other pertinent data will be included in the report orasan addendumtm the report. The reports will be submitted to the client with an electronic copy (pdf) and one bound arid one un-bound printed copies of the report. Upon submission of the report, our services vvov|d include the review and corrections for anyitems that required darificavion or correction. G*neraDy, the pre - meeting eOm|natesthe need for any changes a<the end of the process. I -lie Urban Group has aclrri�nistered purchases of foreclosed' and abandoned residential properties in U,S. HUB Neighborhood Stabiyizadom Programs (NIP) under 'federal governance. For the Lake Worth [RA, The Urban Group managed appraisals and acquisitions in their$2l7 K4H|inn NSP 2 program. The Urban Group is increasingly involved in housing arid community building activities for Florida Community Redevelopment Agencies ([RA) and non-profit housing spunsVe. Our client list includes- [arrfour Supportive Housing-M[ami West Palm Beach [HA, Fort Lauderdale CBA, arid the City ofBoynton Beach CRA. Other public sector and non-profit redexe|mpnnentor8anizafions include the City ofSt. Petersburg Real Estate and Property Management Department, Urban League of Greater Miami, Pompano Beach Housing and Urban Improvement Department, Urovvand County Habitat for Humanity, Hillsborough County Affordable Housing Department, the Archdiocese ofMiami' Hialeah Housing Authority, and the Palm Beach County Housing Authority. The Urban Group facilitated the construction of 2,253, governmentally funded housing units with a total development cost of$I57,92O,QOO. Most projects were constructed using U.S. HUD funding. Davis -Bacon Wage Rate monitoring has been part myproject managementserv�ces. Affiliations Li s s'and Certifications � Florida L�consed Real Estate Brokers and Members of the Florida Board of Rca|[ors� � American Society ufAppraisers (ASA).Real Property Urban ° NaflonolAssociation ofHousing & Redevelopment Officials (N4HRQ) * Budding Owners and Manager Association International (RO&4A-Miami- Dade) � Florida Redevelopment Association (FRA) ° Florida Housing [naRinn (FH[) ° International Right -of -Way Association (|RVVA) * Approved "COrTIMUnity Builder" for the National Conimunity Stabilization Trust (NCST) , Florida Governc)r's Hurricane Conference (GHQ Disaster Training Certificate If awarded a positOnnn your General Appraisal Services Pool, TUG can respond next day with a qualified Appraiser upon no6cefrom the City of Miami. Name: Howard Steinholz, President Sign / w/amiOffimo The Urban Group, Inc . 38/1 m,vVz1"Street Miami, FL 33142 Ro er,AS4Rea[ Property �/\ / 'Gn''/ ^� Date: Corporate nffinv� The Urban Group, /nc 1474 S Andrews Avenue S^itccm3 Ft Lauderdale, Fi3J316 REAL ESTATE APPRAISALS & REAL PROPE "*TY ANAGEMENT Miami Office: The Urban Group, Inc., 3811 N.W. 215' Street Miami, FL 33142 Office: (954) 461-3633 Request for Qualifications :o Add Members to General Appraisal Services Pool No. 762383 Section 3 Certification Statement Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 !xd 4. l„ G,?br! C Section 3 — Ce ification Statement Page 5 Cet-tif-cation Statement Please quote on this foam, if applicable, not pt'ice,s for the item(s) listed. Return signed original and. retain a copy for your files. Prices should include all costs. including transportation to destination. 'Mc City reserves the right to accept or reject all or any part of this submission. Prices should be firm for a minimum of 180 days following the time set for closing of the submissions, In the event of errors in extension of totals. the unit prices shall govern in determining the quoted prices. We (I) certitj that Gee have read your solicitation. completed the necessary documents. and propose to furnish and deliver, F.O.B. DESTINATION, the items or services specified herein. The unc.lersigried hereby certifies that neither the contractual party nor any of its principal owners or personnel have been convicted of any of the violations, or debarred or suspended as set in section 18-107 or Ordinance No. 12271. All exceptions to this submission have been documented in the section below (refer to par,L section). EXCEPTION 1 a i We (1) certify that any and all information contained in this submission is true; and e (1) further certify that this submission is made \.vithout prior understanding, agreement, or connection with any corporation. firma, or person submitting a submission for the same materials. supplies. equipment, or service. and is in all respects fair and without collusion or fraud. We (1) agree to abide by all terms and conditions of this solicitation and certify that 1 am authorized to sign this submission for the submnitter. Please print the f'ollowinL=, and sign your name: PROPOSER NAME: The Urban Group, Inc. Corporate Office: 1424 S. Andrews Avenue, Ste 200, Ft, Lauderdale, FL 33316 ADDRESS: Field Office: 3811 N.W. 21st Street, Miami, FL 33142 Field Office: (954) 461-3633 Corporate Office: (954) 522-6226 (954) 522-6422 PHONE: FAX President Howard Steinholz: hsteinholz@theurbangroup.com Primary Contact: Robert Miller: rmiller@theurbangroup c©m EMAIL: _ _ -. CELL(Opti SIGNED BY: TITLE: President DATE: aal): (954) 8732001 it - I 11.,1'RE T'O ('O tiIPISI:>1NL) RE' RN TIIIS FOR\1 SII.\[. [, DISOti.1LIF1' R I:SPONSr'. Page 2 of-l1) 4 4 4 . . • 44,4, 44444 .4 A 144,4, ..,144a Certifications Namc, The Urban Group, Inc. Entity '1-ype: Partnership. Sole Proprietorship, Corporation, etc.: Corporation Year Established: 1984 Orrice Location: City of 1\4i= i, Miami -Dade County, or Other: Field Office: City of Miarni, Miami -Dade County ; Corporate Office: City of Ft. Lauderdale; Broward County Business Tax Receipt Number/Occupational License: Miami: Account No. 7188987 - Receipt No. 7470123 Broward County Receipt #. 318-427 Business Tax Receipt Issuing Agency /Occupational License: Miami Office: Miami -Dade County Corporate Office: Broward County Business Tax Receipt Expiratic.m Date /Occupational License: Miami License - September 30, 2018 Broward County License - September 30, 2018 Please list and acknowledge all addendum/addenda received.. 'List. the addendum/addenda. number and. date of receipt (i.e. Addendl1111. No. I. 7/1/07). If no .addendum/addenda Nvas/were issued, please insert N/A: N/A Reference No. 1: Name of Company /AQ,ency for which proposer is currently providing the services/goods as described in this solicitation, or has provided such services/goods in the past: Florida Department of Transportation -District 6 / Appraisal Division Reference No, I: Address, City, State. and Zip for above referenced company/agency listed: 1000 N.W. 111th Avenue, Rm. 6105-B, Miami, Florida 33172 Reference No. 1: Name of Contact Person and Telephone Number for above referenced No. I Marta Flores -Phone: 305-470-5150 Reference No. 1: Date of Contract or Sale for above referenced No. I: March 14, 2013 Reference No. 2: Name of CompanylAg,ency. for which proposer is currentlyproviding the services/,goods as described in this solicitation, or has provided such services/goods in the past: Page 3 of 40 City of Hollywood Community and Economic Development Reference No.. 2:, Address, City., State,. and Zip for above referenced company/agency listed:. 2600 Hollywood Boulevard, Suite 203„ Hollywood, Florida 33022-9045 Reference No, 2: Name of Contact Person and Telephone Number for above referenced No. 2: Clay Milan -Phone: 954-921-3271 Reference No. 2: Date of Contract or Sale for above referenced No. 2: March 2015 to Current Reference No. 3: Name of Company/Agency for ‘y hich proposer is currently providing the services/goods as described in this solicitation. or has provided such services/goods in the past: Miami -Dade County Internal Services Department Real Estate Development Division Reference No. 3: Address. City, State, and Zip for above referenced company/ag_ency listed: 111 N.W. lst Street, Suite 2460, Miami, Florida 33128 Reference No. 3: Name of Contact Person and Telephone Number for above referenced No. 3: Dawn Soper-305-375-4402 Reference No, 3: Date of Contract or Sale for above referenced No. 3: March 28, 2017 IF Proposer has a local office., as defined under Chapter] 8/Article 1 I I, Section 18-73 of the City Code, has Proposer filled out, notarized, and included with its proposal, the "City orm.iami 1..ocal Office Certification" form? YES or NO? The City of Miami Local Office Certification form is located in the Oracle Sourcing, System ("iSupplier"), under the Header/Notes and Attachment Section of this solicitation. Yes Does the iProposer acknowledL,Ye that the attached PSA is an example of the standard Agreement used in conjunction with the services related to this solicitation and shall not be amended? Yes PaiL>,e 4 of-4(1 �RItl�a 46. 0 r Miami Office: The Urban Group, Inc., 3811 N.W. 215t Street Miami, FL 33142 Office: (954) 461-3633 522-6422 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Request for Qualifications to Add Members to General Appraisal Services Pool No. 762383 Section 4 -City of Miami Local Office Certification Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) Zm /' 1/ _recto/ I. estate t . <3 v a�,µ,� cx G, City of Miar ocal Office Page 9 CITY OF MIAMI LOCAL OFFICE CERTIFICATIOI\ (City Code, Chapter 18, Article 111, Section 18-73) So icitation Type andRFQ No. 762383 Number: (i.e. IFQ/IFB/RFP/RFQ/B.FL1 No. 123456) Solicitation Tide: Request for Qualifications to add members to General Appraisal Services Pool (Bidder/Proposer) hereby certifies compliance with the Local Office requirements stated under Chapter 18/Article III, Section 18-73, of the Code of the City of Miami, Florida, as amended. Local offic e means a business within the city which meets all of the following criteria: (1) Has had a staffed and fixed office or distribution point, operating within a permanent structure with a verifiable street address that is located within the corporate limits of the city, for a minimum of twelve (12), months immediately preceding the date bids or proposals were received for the purchase or contract at issue; for purposes. of this section, "staffed" shall mean verifiable, full-time, on -site employment at the local office for a minimum of forty (40) hours per calendar week, whether as a duly authorized employee, officer, principal cr owner of the local business; a post office box shall not be sufficient to constitute a local office within the city; (.2) 1( the business is located in the permanent structure pursuant to a lease, such lease must he in .writing, for a tertp of no less than twelve (12) tnon.ths„ been in. effect for no lessthan the twelve (12) months itrtrnediately preceding the date bids or proposals v,..,cre received, and be available for revie\v and approval by the chief i?rocurement officeror its designee, for recently -executed leases that have been in effect .for any period less than the twelve (12) months inunediately preceding the date bids or proposals were received„ a prior .fully -executed lease .‘vithill the corporate liinits of the city that documents, in writing:, continuous business residence within the corporate limits of the city for a term of no less than the kvelv,e (12) months immediately preceding the date bids (.h. proposals .were received shall be acceptable to satisfy the requirements of this section, and .shall be availabk .for revieNv and approval by the chief procuretnent officer or its designee; .further requiring that historical, cleared rent cheeks or other rent payment documentation in writing that documents 1ocaloffice tenancy shall be available for review and approval by th.echief procurement officer or its designce; (3) Lias had, for a minimum of Rvelve (12) months immediately precedinu. the date bids or proposals were received for the purchase or contract .ttt. issue., a current business tax receipt issued by both the cityand .Miami - !Dade (ounty, i:17 applicable; and (1) Has had, tbc a minimum of twelve(12) months intmediately preceding the date bids or proposals were received for the purchase or contract at issue,. any license or certiLlicate of competency and certificate of use re(ptived by either the city or Nliatni-.Dade County that authorizes the performance of said business operations; and (5) Flas certified in \vritM2 its cornpliance \vith the loregoinct at: the time of sithmitting its bid (.)i. proposal to be cleihle to consideration under this section; pr()vided, however, that the burden of proof to provide all supporting documentation in support of this local office certification is borne by tile business applicant submitting a bid et proposal. FORM -City Midi Local Office Ceftification 7/22/201.3 to PLEASE PROVIDE THE FOLLOWING INFORMATION: 3811 NW 21st Street, Miami, FL 33142 B idder/Proposer Local Office Address: Does Bidder/Proposer conduct verifiable, full- ime, on -site employment at the local office for a minimum of forty (40) hours per calendar week? YES — I NO If Bidder/Proposer's Local Office tenancy is pursuant to a lease, has Bidder/Proposer enclosed a copy of the lease? YES NO N/A Has Bidder/Proposer enclosed a copy of the Business Tax Receipt (BTR) issued by the City of Miami and Miami -Dade County? City of Miami: YES' 0 Exempt Cite Exemption: Miami -Dade County: Ill YES NO Exempt Cite Exemption: Has Bidder/Proposer enclosed a copy of the license, certificate of competency and certificate of use that authorizes the performance of Bidder/Proposer's business operations? Y YES NO Bidder/Proposer's signature below certifies compliance with the Local Office requirements stated under Chapter 18/Article III, Section 18-73, of the Code of the City of Miami, Florida, as amended. Howard Steinholz, President Print Name (Bidder/Proposer Authorized Representative) Signature Date 2 FORM -City cq Mimni Local Office Ceiffication 7/24/2013 STATE OF FLORIDA COUNTY OF Broward Certified to and subscribed before me this )6.etaIv( e=iii RiCHAFID J. LAURICELLA MY COMMISSION FF 120142 BonEdeXP 4TIrrvERS0:getMaNyory tae,2se018 (NOTARY SEAL) Personally Known Yes Type of identification Produced lay Of, ,2OJ. b:y ture of Not r' Public -State of Florida) Richard James Lauricella (Name of Notary Typed, Printed, or Stanwd) -OR Pr-oclueed N/A FORM -City of Miam LocE0 Office Certintation '7/22/2013 PO 5601 Local Business Tax Receipt Miami —Dade County, State of Florida -THS IS NOT A BILL - DO NOT PAY 7188917 BUSINESS NAIVIE/LOCATION THE URBAN GROUP INC 3811 NW 21 ST MIAMI FL 33142 OWNER THE URBAN GROUP INC C/O HOWARD W STEINHOLZ PRES Empoyee(s) 4 RECEIPT NO. RENEWAL 7470123 SEC. TYPE OF USINESS 213 SERVICE BU:SONESS EXPIRES SEPTEMBER 30, 2018 Must be disp0ayed et place of business Pursuant to County Code Chapter 84 - Art 9 & 10 PAYMENT RECEIVED SY TAX COLLECTOR $75.00 08/01/2017 FPPU02-17-019754 This Local Business Tax Receipt only confirms payment of the Local Business Tax, Tito Receipt is not a lickinse. permit, or a certilicetron of the holder's qualifications, to do business. Holder must comply with any governmental or nongovernmental regulatory laws and requirements which apply to the business. The RECEIPT NO above must be displayed on all commercial vehicles - Code Sec 8a-276. For more information, visit www,iniamidede.guyipmonaVor, Page 13 Miami Office: The Urban Group, Inc., 3811 N.W, 215' Street, Miami FL 33142 Office: (954) 461-3633 REAL ESTATE APPRAISALS & READ,. PROPERTY MANAGE r;ENT Request for Qualifications to Add Members to General Appraisal Services Pool No. 762383 Section 5 RFQ 762383 Submission Requirements & Responses Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale„ FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 Section 5 RFQ Submission Requirements & Responses Page 14 RICK SCOTT„ GOVERNOR KEN LAWSON, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE BROKER HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES STEI N HOLZ, HOWARD W 2600 BARCELONA DR FT LAUDERDALE FL 33301 LICENSE NUMBER: BK34702,4 EXPIRATION DATE: SEPTEMBER 30, 2018 Always verify licenses online at MyFloridaLicense.com Do not after this document in any form. This is your license. It is unlawful for anyone other than he licensee to use this docurnent, Page 15 2017 FLORIDA PROFIT CORPORATION ANNUAL REPORT DOCUMENT# M03785 Entity Name: THE URBAN GROUP, INC. Current Principal Place of Business: 1424 SOUTH ANDREWS AVE STE 200 FORT LAUDERDALE, FL 33316 Current Mailing Address: 1424 SOUTH ANDREWS AVE, STE 200 FORT LAUDERDALE, FL 33316 US FEI Number: 59-2442945 Name and Address of Current Registered Agent: STEINHOLZ, HOWARD W 1424 S ANDREWS AVE STE 200 FT LAUDERDALE, FL 33316 US FILED Jan 30, 2017 Secretary of State CC8460818482 Certificate of Status Desired: Yes The above named entitysubmits this statement for the purpose of obangwg its registered office or registered agent, or both, in the Stale of Florida. SIGNATURE: Electronic Signature of Registered Agent Officer/Director Detail : Title Name Address City -State -Zip: PDS STEINHOLZ, HOWARD W 1424 S ANDREWS AVE, STE 200 FT LAUDERDALE FL 33316 Date I hereby cerefy that the ddorrnabon Incficated this report or supplementat report is true and accurate and that my electronic stgnature seek have he same legal effect as if made ender germ that t am an officer or director of the corpordeen DT the receiver of trustee empowered to execute Mrs report as required by Chapter 607, Florida Statutes, and Mat my name appears above. or on an attachment with all other like empowered. SIGNATURE: HOWARD W. STEINHOLZ PRESIDENT 01/30/2017 Electronic Signature of Signing Officer/Director Detail Date Page 16 CITY OF FORT LAUDERDALE I BUSINESS TAX DIVISION BUSINESS TAX YEAR 2017-2018 100 N. Andrews Avenue, 15T Floor, Fort Lauderdale, Florida 33301 (954) 828-5195 Business ID: 606103 Business Name: URBAN GROUP THE Business Address: 1424 S ANDREWS AVE # 200 Tax Category: REAL ESTATE CONSULTANT (NO ST MO: 606103 URBAN GROUP THE HOWARD STEINHOLZ 1424 S ANDREWS AVE #200 FORT LAUDERDALE, FL 33316 CITY OF FORT LAUDERDALE I BUSINESS TAX DIVISION BUSINESS TAX YEAR 2017-2018 Fee: 100 N. Andrews Avenue, 15T Floor, Fort Lauderdale, Florida 33301 (954) 828-5195 Business ID: 606095 Business Name: STEINHOLZ HOWARD Business Address: 1424 S ANDREWS AVE # 200 Tax Category: REAL ESTATE BROKER Tax#:606095 STEINHOLZ HOWARD 1424 S ANDREWS AVE STE 200 FORT LAUDERDALE, FL 33316 Fee: II RICK SCOT, GOVERN KEN LA ON SECRETARY Busies, Pro`essional STATE OF FLORIDA EPARTMENT OFUSINESS AND PROFESSIONAL REGULATION This is yo DIVISION OF REAL ESTATE THE CORPORATION HEREIN HAS REGISTERED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES THE URBAN GROUP INC 1424 S ANIREWS AVE 200 FT LAU'DERDALE FL 33316 LICENSE NUMBER: CQ239119 EXPIRATION DATE: SEPTEMBER' 30, 2017 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form, icense. It is unlawful for anyone other than the licensee to use this document, REAL ESTATE APPRAISALS REAL PROPERTY MANAGEMENT Request for Qualifications o Add Members to General Appraisal Services Pool No. 762383 Section 6 - RFQ 762383 Proposers Minimum Qualifications Miami Office: The Urban Group, inc., 3811 N.W. 215' Street, Miami, FL 33142 Office: (954) 461-3633 aM , 0, "mil a',' c,,, r Gr Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 lox ct (iC' ,Pc -o fzilr errd!'S Section 6 — Proposers Minimum Qualifications Page 19 [|u� L| R 8IA N REAL ESTATE APPRAISALS & REAL �PR[�P'ERTY MANAGEMENT Robert Miller, Senior Appraiser K4r. Miller started at The Urban Group as Executive Vice -President in January of 1994, He has authorization to bind the company, aind hasexeosk/e public -sector contract management experience. Mr. Miller has been in the real estate appraisal and eminent domain field since 1978. Mr. Miller is a State Certified General Real Estate Appraiser RZ 1270. He has 25 years of private sector experience in real estate acquisition, appraisal and litigation for governmental and private, sector projects. In addition to his appraisal experience' he has knowledge of all phases of the public acquisition process including acquisition, relocation, and property management. Mc Mi|]er'sexprhences spans over other FDOTpnofesaiona| service projects that include: 1-595 (State Road 7a!mdState Road 84|nterchan8e), l7mStreet [ausewayin Ft.Lauclerda[e and the Dixie Highway Widening in Pompano Beach, NVV47'» Avenue in Miami Gardens, SW1O7* Avenue in Sweetwater, etc. Mlr. Miller also worked on The Urban Group right of way projects for FDUT in Palm Beach County (Turnp�ke at Southern Boulevard) and the Southern Boulevard Corridor) and two road projects in Oldsmar, Florida asProject Manager. Our appraisal assignments have included avariety ofassignments from residential to commercial to industrial. His condemnation assignments have included whole and partial takings and complicated cost tocure parcels. RELATED EXPERIENCE PROJECT: Contract DTN99, Facility Management, Miami |rtermoda|Center (MIC) CLIENT: Florida Department of Transportation, District POSITION: Adjunct Contract Manager ROLE IN THE PROJECT: Attend meetings with The Urban Group staff at the M|(, and FDOT District 6. Attend at site management meetings at discussion and updates related to the maintenance and operation of the facility. Reviews and oversees meeting minutes prior to M|[to bi-monthly meetings. Communication with District G staff, architect and engineprsto achieve repair and operational goals. NDDATE: June 2O15toPresent REFERENCE: Vince Reuben, Deputy District Right of Way Manager — Operations, 305-470-5236 Florida Department nfTransportation, District, Six PROJECT: Districtwide Appraisal, Apprais,al Review and Miscellaneous Support Services POSITION: Appraiser ROLE |NTHE PROJECT: Prepare appraisals, aind review appraisals. START/END DATE: September 2O15toPresent REFERENCE: Steven Johnson, MA|,District Right ofWay Manager -Appraisal 305-47O-5176 PROJECT: Turnpike Interchange atSouthern Boulevard Acquisition Services: PO80NC)0: Acquisition Agent EMPLOYER/CLIENT: Florida Department of Transportation, Turnpike Office Miarnioffice: The Urban Group, /n,, 38o1w.vv.o"Street Miami, aazm2 Corporate Office; The Urban Group, Inc. mz«s. Andrews Avenue, Suite zon Ft. Lauderdale, nys31s Office (ys4)sza'mzs�Fax: (os4)so'e4o "FIrovicling in tegrity and accountability in public sector reo I estatefor 34 years" REAL ESTATE APPRAISALS & REAL PRO ER-TY MANAGEMENT SPECIFIC DUTIES: Acted as acquisition agent and provided appraisal review for the staff on complex appraisal issues. Made initial offers and negotiated parcels thru settlement or closing, NUMBER OF PARCELS: Approximately 30 parcels- 1997-1999- 18 Month Project REFERENCE: T.A. Anderson District R/W Manager (904-488-4671 PROJECT: District 7-Right of Way Acquisition and Relocation Consultant Services POSITION: Project Manager EMPLOYER/CL1ENT: Florida Department of Transportation, District 7 SPECIFIC DUTIES: Oversight of Right of Way staff and contract performance acquisition and relocation services for two projects at the same time. NUMBER OF PARCELS: State Road 580 and 584 in Oldsmar, Florida. The two projects consisted of over 60 parcels with sign relocations, partial takings, business damage claims, relocation and suit preparation. Project was completed on time. March 1994 to 1996 LICENSES - Certified General Real Estate Appraiser RZ1270-State of Florida PROFESSIONAL AFFILIATIONS - Senior Member of American Society of Appraisers —South Florida Chapter No, 82—Accredited Senior Appraiser (ASA) Real Property Urban Miami office: The Urban Group, loc., 3811 NINV, 21" Street Miami, FL 33142 Office: (954) 461-3633 Corporate Office; The Urban Group, Inc, 1424 S. Andrew Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 "Providing integrity and occountability in public sector real estate for 34 years" Page 21 STATE OF FLORIDA .-\ DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD 850-487-1395 2601 BLAIR STONE ROAD TALLAHASSEE FL 32399-0783 MILLER, ROBERT D JR 10411 NW 48TH MANOR CORAL SPRINGS FL 33076 Congratulations! With this license you become one of the nearly one million Floridians licensed by the Department of Business and Professional Regutation. Our professionals and businesses range from architects to yacht brokers, from boxers to barbeque restaurants, and they keep Florida's economy strong. Every day we work to improve the way we do business in order to serve you better. For information about our services, please 'og onto www.myfIoridancense..com. There you can find more formation about our divisions and the regulations that impact you, subscribe to department newsletters and learn more about the Department's initiatives. Our mission at the Department is: License Efficiently, Regulate Fairly, We constantly strive to serve you better so that you can serve your customers, Thank you for doing business in Florida, and congratulations on your new license! RICK SCOTT, GOVERNOR LiCelsISE NUMBEFt STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION RZ1270 ISSUED: 11/30/2016 CERTlFIED GENERAL APPRAISER MILLER, ROBERT D JR IS CERTIFIED under [he provisions of Ch.475 FS. Expurairon datf! • NOV 30„ 2018 L1161130000251t; DETACH HERE KEN LAWSON, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD RZ1270 The CERTIFIED GENERAL APPRAISER Named below IS CERTIFIED Under the provisions of Chapter 475 FS. Expiration date NOV 30, 2018 MILLER, ROBERT D JR 10411 NW 48TH MANOR CORAL SPRINGS FL 33076 fSSUED' 730/701(3 DISPLAY AS REOUIRED BY LAW Page 22 sE0 # L1611300002536 American Society of Appraisers ) Member ID: 8318 Member Since: 04/02/1992 Expires: 03/31/2018 Membership Card Robert D. Miller Jr., ASA Accredited Senior Signature: praiser Page 23 REAL ESTATE APPRAISALS & REAL PROPE*TY MANAGEMENT Resume— Barry Lazarus Appraiser & Real Estate Acquisition Administrator Barry Lazarus is an experienced real estate professional with over twenty-five years or real estate experience assisting public and private sector clients in real estate acquisition, negotiation, sales and leasing, property management, and environmental site assessments. Mr, Lazarus is also a licensed Florida Sale's Associate, Certified General Appraiser, and certified as an Asbestos Building Inspector and Management Planner. Working with the Urban Group, Inc., (TU(J) on publicly funded real estate acquisition assignments for the Florida Department of Transportation, and the West Palm Beach Community Redevelopment Agency, Mr, Lazarus is cross trained and licensed to perfonn Appraisal Services, RELATED EXPERIENCE CURRENT: The Urban Group, Inc, a South Florida headquartered real estate consulting firm whose professional business platform is providing support services to public sector agencies. FT Rig,ht-of-Way Acquisition, Property and Facilities Management, Clearing and Leasing Service. Clients: Florida Department of Transportation, District 6, District 4, District 1, District 7, and the -17 urnpike Enterprise. City of Fort Lauderdale Transportation and Mobility Department and Fort Lauderdale CRA, Position: Real Estate Acquisition Administrator, Sr. Property Management Agent, Real Estate Appraisal Services. Role in the project: Using his broad right-of-way experience, Mr. Lazarus serves as an adjunct Sr. Property Management Agent. In this position he provides right-of-way services in compliance with FDOT Right -of -Way Work Groups: 21.0 Acquisition, Negotiations, Order of Taking Lawsuits; Group 24.0 and Group 25.0 Right -of - Way Clearing, Property Management and Leasing, Easements and Encroachments. Transportation Right -of - Way and facilities management work has been with FDOT Districts 3, 4, 6, 7 managed five district -wide contracts totaling over $4 million dollars for FDOT projects and surplus property. In addition, he monitored over 100 leases of surplus property to ensure timely performance of all tenant obligations and represented the Department in contacts with the public, local governments, and regional agencies concerning sales and leases. Mr. Lazarus also directed activities for the securing, inspection for asbestos and eventual demolition of structures acquired by the Department tbr right-of-way or other purposes. PROJECT: American Acquisition Group, LLC. Property Management Services with FDOT Client: Florida Department of Transportation, District Four Position: In-house Property Management Consultant Role in the project: Mr. Lazarus served as an in-house property management consultant at the Florida Department of Transportation's (FDOT) District Four offices. In this position, he managed five district -wide contracts totaling over $4 million dollars for FDOT projects and surplus property. In addition, he monitored over 100 leases of surplus property to ensure timely performance of all tenant obligations and represented the Department in contacts with the public, local governments, and regional agencies concerning sales and leases, Mr. Lazarus also directed activities for the securing, inspection for asbestos and eventual demolition of structures acquired by the Department for right-of-way or other purposes. Miami Office: The Urban Group, Inc., 3811 N.W. 21" Street Miami, FL 33142 Office; (954) 461-3633 Corporate Office: The Urban Group, inc. 1424 S. Andrews Avenue, Suite 200 FL Lauderdale, FL 33316 Office (954) 522-6226; Fax; (954) 522-6422 ""`riAil,,,teL2 trit LA C4 sector' re.2L estate/to r 3 Page 24 Barry Lazarus, ResUille, Continued: REAL ESTATE APPRAISALS & REAL PROPERTY MAAGEMENT PROJECT: Real property acquisition within the City of 'a Beach Community Redevelopment Agency Target Areas. Client:. Community. Redevelopment Agency Real Estate Administrator / Director of Real Estate for the City of West Palm Beach/ RMA Real Estate Services, LLC, West Palm Beach, Florida Position: CRA Real Estate Administrator / Director of Real Estate Role in the project: Mr. Lazarus managed all real estate related activities for two Community Redevelopment Agency (CRA) districts for the West Palm .Beach CRA, including acquisition, negotiation, valuation, sales and leasing, environmental site assessments, and property management. His accomplishments also included the following: • Executed a multi -million -dollar land acquisition budget and saved the City over 20% annually. • Secured a $l million -dollar Environmental Protection Act Brownfield Coalition Grant for the City of West Palm Beach. • Achieved a 90% settlement rate for all real estate acquisitions. • Negotiated and closed over $15 million dollars of commercial and residential real estate transactions. PROJECT: Position: Project Manager Employer The Urban Group, Inc., Fort Lauderdale, Florida Role: Managed public -sector acquisition projects including implementing and executing a negotiation strategy,: project scheduling, prioritizing staff resources, due diligence, closings, suit preparation, and property mana.gement. Lead agent including acquisition, relocation, and property management of all parcels for the following Florida Department of Transportation (FDoT) projects: • State Road 60 in Indian River County, Florida. This project involved the acquisition of over 50 Parcels and 10 relocations along a twenty -two-mile corridor. • State Road 80 east and west project in West Palm Beach, Florida„ Implemented an acquisition plan and acquired over 34 parcels. • State Road 934 (NW 79th Street) and State Road 934 (Hialeah Expressway) projects Florida. Acquired seven parcels. • Preparation of numerous condemnation lawsuits for roadway expansion including title search, title review, and suit information. Senior Property Acquisition Agent, PBS&J, West Palm Beach, Fi., 1.996 to 1998 Eminent Domain Appraiser, Review Appraiser, Florida Department of Transportation (District Six) - Miami FL, 1993 to 1996 Commercial Real Estate Appraiser, Pederson & Trask, Fort Lauderdale, FL, 1992 - 1993 Mortgage Loan Officer 1 C.L. Clements/FBS Mortgage Company, Miami, FL, 1989.1.992. Miami Office: The Urban Group, Inc , 3811 N,W, 21" Street Miami, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, Om 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522.6226: Fax: (954) 522 6422 (7, r.,„ p b .s e.ctnr. e'„st r. • ,,,,_„,,, Page 25 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Barry Lazarus, Resume,Continued:. EDUCATION B.B.A. Bachelors of Business Administration/Florida International University Appraisal Institute — Courses and seminars in valuation, ethics, acquisition and environmental issues, LICENSES AND ACCREDITATIONS Honda Real Estate License SL t/0505759 State Certified General Appraiser Florida #R72 128 Asbestos Abatement Certification: Management Planning & Facility' Survey & Building Systems DESIGNATIONS / AFFILIATIONS Florida International 'University (HU) .Alumni Association Professional Property Management Certificate Miami Office: The Urban Group, inc., 3811 N.W. 21" Street Miami, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, inc. 1424 S. Andrews Avenue, Suite 200 Ft, Lauderdale, FL 33316 Office (954) 522.6226: Fax; (954) 522-6422 (.;.4 C,C.0 [A. V,,t0 b i.-Li,t4j ?IA e le KecAL eLt.cite ei2 Page 26 STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD 2601 BLAIR STONE ROAD TALLAHASSEE FL 32399-0783 LAZARUS, BARRY SCOTT 19795 BOCA GREENS DRIVE BOCA RATON FL 33498 Congratulations! With this license you become one of the nearly one million Floridians licensed by the Department of Business and Professional Regulation. Our professionals and businesses range from architects to yacht brokers, from boxers to barbeque restaurants, and they keep Florida's economy strong. Every day we work to improve the way we do business in order to serve you better. For information about our services, please Dg onto www.myfloridalicense.com. There you can find more nformation about our divisions and the regulations that impact you, subscribe to department newsletters and learn more about the Department's initiatives, Our mission' at the Department is: License Efficiently, Regulate Fairly, We constantly strive to serve you better so that you can serve your customers. Thank you for doing business in Florida, and congratulations on your new license! RICK SCOTT, GOVERNOR 850-487-1395 STATE OF FLORIDA DEPARTMENT OF BUSINESS AND • PROFESSIONAL REGULATION RZ2128 ISSUED' 10/19/2016 CERTIFIED GENERAL APPRAISER LAZARUS, BARRY SCOTT IS CERTIFIED under he provisions of Ch 475 FS Expiration date NOV 30, 2018 L1010190002587 DETACH HERE KEN LAWSON, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD The CERTIFIED GENERAL APPRAISER Named below IS CERTIFIED Under the provisions of Chapter 475 FS. Expiration date: NOV 30, 2018 LAZARUS, BARRY SCOTT 200 2ND STREET 5TH FLOOR WEST PALM BEACH FL 33401 RICK SCOTT, GOVERNOR JONATHAN ZACHEM, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE SALES ASSOCIATE HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES This s you LAZARUS, BARRY SCOTT 19795 BOCA GREENS DRIVE BOCA RATON FL 33498 LICENSE NUMBER: S1505759 EXPIRATION DATE: SEPTEMBER 30, 2019 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. cense. It s unlawful for anyone other than the licensee to use this document. Page 28 verfr Roberts eviivi,raelAtal, TrCi vainzl jRy.- j4th Avevwce N vt.11,vuoLe, FL_ 3.37-70 27-53-3o oy- meohocolopl, (1,t/L.s-pect r) fresher Trnivat&g, Tt4kf,,s to certqd Hint "e,arret Lazarks Ftas &o pLeteci tie recdske trai44ng for asbestos mobreo tAln,tier TSCA TML_E f( Date of ECli/i,c,to,ati,oin. 4/2/2oly- itati,o Datoc aocrs:4/2/2O17- E)cpi,rattovi, i)cite 4/2/20ig aertifizate if 04021703AM Course # FL49-000‘9322 PY 0\AU er FL-4_9-0003210 Page 29 vervt, Roberts ifiAitr tAtp Trat h&c.. I394th AVevuut N SevtiatkoLe, FL yy-o 7-27-5 . 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YROYCYNIM4,40.11,YVY6IYINV IIMIYMMAMYUYWIY.14,610.44,1,06Y,AkagkayrnYMYWYalPYYMYYRJANYYYNYVW,I,YAYAMYMYIMIYAYIWYYMIY4YYYMIYVYY,,,,,Y6o, Y 1.44 'MOM ag.,$)/ WINOWORPRWOMATEMOF NATIMMINVERROMMODIPOINOWEINUMMINOMPIMMINIMINANMSFAMMOVIMMONSMONMISMWENE manaMosmommingygediggpM; oymgroMMA Vem Rzberts Et/uvf,rotAivi,tevk,t2L Tri2i4A,1„vu, 1 Asbe -ziL-th Avekv,,ce t•--1 FL__ C ) vtt PLcwvter Re-frskerTrpi, 1,1A,g TKS to Cti/ttf/ 13,Cirrd, Lazarus reolvsl.t.-2, toLIA.LA,g 2st ;tos -to viA-dex TSCA T1TLF DL1tPc vvt:1,0,Citiovt, 4/2/2 int..E of czi.,(yse 4, /2/20-1," Ex-pLy-citi:ovDni:e 4/ - (3, CeytifLacite f0-4-02.1y.Osii)m C-.0.(Kse L4 -000030323 Provi,oieK # F -C)00:32-10 EE , , . ,„ . dAVIiff INNONAllrale/NIAMMAlt,,,ANKMENdaldkagNAMAMPEMOAMVOIWOMNIMAN6 APNIA,M0AdidgfedbAN,UVISMI,Uldief MidIONAVEMENIMMIRMIMMENUMONCE E , Page 32 ' REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Resume — Harry X=~NMAI RELATED EXPERIENCE: Mr. Newstreet's background includes 25 years of experience in real estate acquisition, appraisal and litigation for governmental and private sector projects. His primary focus has been related to Appraisal, ComsuItation and Litigation Support for Eminent Domain and other types of acquisition projects during this time period. During his career Mr. Newstreet has prepared appraisa|$ or provided significant professional assistance amoverI,OODparcels. Mr. Newstreethas been the AppraiserofRecord onseveral projects for the Cities of Pompano Beach, Fart Lauderdale, Davie, Delray Beach, Boca Raton and on approximat0y twenty-five major projects for a vairi'ety of clients including County governments, Cities and other condemning agencies such as South Florida Water Management District and the Florida Department of Environmental Protection. Additionally, Mr. Newstreet has been involved in thousands of individual parcels involving hundred's of right-of-way and other public acquis,ition projects including assignments for condemnor and condemneedients. K0r. Nevvstreer is member ofthe Association of Eminent Domain Professionals and is Continuously updating Ns knowledge of issues re|a1iing to the appraisal of property witNn Flo6da Condemnation, law, policies and procedures through his experience and active work within the industry. Mr. Nevvs reet has testified in court as an expert witness in both Federal and S1ate Courts. A major focus of K4c Nevvstreet's career has been related to assisting municipalities in th6racquisitimn projects primarily through preparation ofappraisals, EDUCATION: Florida State University ' Bachelor of Science, December I989 Successfully completed the following appraisal and real estate related courses and seminars: USPAP"Cone"Law for Appraisers Appraisal Institute 410: Standards ofProfessional Appraisal Practice Part A Appraisal Institute 428: Standards ofProfessional Appraisal Practice Part B Appraisal Institute 51Q:Advanced Income Capitalization — Appraisal Institute 520: Highest and Best Use Analysis Appraisal Institute 540: Report Writing and Valuation Analysis -Appraisa| Institute 550: Advanced Applications Appraisal Institute 530: Advanced Sales and [out Approaches—Appnaisa� Institute REE4IO4REIncome Property Appraisal 'FAU REE43O4REInvestment and Development -FAU Florida Commercial Construction Industrial Focus onBillboards aimdShopping Centers Eminent Domain and Condemnation Appraising Big Cypress and Everglades Study FHA and the Appraisal Process Miami: Off ice: The Urban Group, |m, smomxxzz"Street Miami, pLa1*2 offiu: (954)**1-3633 Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite xon Ft. Lauderdale, Fcasszs REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Harry S. Newstreet, Resume, Continued Attacking and Defending the Appraisal in Litigation SFWMD South Florida Water Management District Seminar South Florida Water Management District Seminar South Florida Water Management District Seminar Genera I Comprehensive Exam —Appraisal Institute INSTRUCTOR: Adjunct Professor: Florida Atlantic University College of Business; Rea i Estate Section LICENSED: State Certified General Real Estate Appraiser No. RZ2278 - State of Florida PROFESSIONAL: Member - Appraisal Institute ASSOCIATIONS: Association of Eminent Domain Professionals PUBLICATIONS: Smoothing Wrinkles in the Spread: Special Assessment Issues Appraisal Journal - April 2000 LECTURED: The Development Timeline - SFWMD Seminar — May 2004 Appraisal Issues in CRA's — FAR Convention — September 2004 QUALIFIED AS AN EXPERT WITNESS FOR: Federal and State Court HAS COMPLETED: Both form and narrative appraisals for a variety of residential and commercial properties. LOCATIONS: Florida, Georgia, New York, Virginia, New Hampshire, Alabama, North Carolina, South Carolina and Pennsylvania Miami Office: The Urban Group, Inc., 3811 NW.21'l Street Miami, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 AtE51 IA v,t,2 ,v. "p[ALLa re9.L.eLt.:(xte rc, age 34 Licensee tails Licensee Information Name: Main Address: County: License Mailing: LicenseLocation: County: License Information License Type: Rank: License Number: Status: Licensure Date: Expires: Special Qualifications Alternate Names NEWSTREET, HARRY C (Primary Name) 879 SOUTHWEST 17TH STREET BOCA RATON Florida 33486 PALM BEACH 1324 W NEVVPORT CENTER DR DEERFIELD BEACH FL 33442 BROWARD Certified General Appraiser Gen Appraiser RZ2278 Current,Active 11/18/1996 11/30/2018 Qualification Effective HARRY C. NEWSTREET & ASSOC. LLC INTEGRA REALTY RESOURCES View Related License Information View License Complaint BtailO Stone Road, l'aliahossee FL. 32359 :: ErneT c,t,LSApples. contaCt: Centett Copyrictfrt 2007-2010 State of Florida. Privetly Stateetlent 1 27 45 P 1.2/20/2017 Page 35 Appraisal Institute* NIenihcr Harry C. Newstreet, MAI Account Number: 226467 Expires 01/01/2018 Page 36 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Request for Qualifications :o Add Members to General Appraisal Services Pool No. 762383 Section 7 - RFQ 762383 Proposers General Experience And Past Performance Miarni Office: The Urban Group, Inc., 3811 NM. 21 s' Street, Miami, FL 33142 Office: (954) 461-3633 " Per ',?`N a ;r ,tea iw r% , Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft.Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 1.1%.: r . fv �" Ga "F - Section 6 — Proposers General Experience & Past Performance Page 37 N Miami interrm a Center MIC)i Miami international Airport Company Profile it of 1.ake Worth Neighborhood Stabilization Programs Th r 10 "PROW 1 I, REAL ESTATE SOL PONS TO • 11 '1110111V1?., (K '1 14 '11r, Fort Lauderdaiel Hollywood Airport 1ilampton Viilage :Mrtmunity Residential Sound Insulation Program Development r u 0 .IC & RIVATE SECTOR CLIENTS FOR OVER 34 YEARS" Established in 1984, The Urban Group, Inc. ( G) is a South Florida based real estate consulting firm whose professional business platform is providing support services to public sector agencies, non-profit organizations, and private/public development consortiums using government funding. The firm develops strategic partnerships to undertake work in voluntary and involuntary real property acquisition projects that may necessitate relocation of displaced property owners and businesses in compliance with the federal Uniform Relocation Assistance and Real Properly Acquisition Policies Act of 1970, as Amended HIM form Act). RE„\ L 1 Tr_ APPRAI.,A ( II IIl ION S. RI S llij :\11 1 A 1131. S1NESS R FLOC Al ION tinder the guidance of state certified appraisers, the firm provides real estate appraisals, appraisal reviews and real estate li consulting to both the public and private sector. In addition to the appraisals completed, The Urban Group also provides litigation support and is an expert witness when required. Ni a ny of the firm's projects use federal funding or assistance, thus primary service tasks involve administering programs where 'iccupants become permanently or temporarily displaced and is a national leader in implementing "single event" and -distress" residential nd business redevelopment projects .receiving federal assistance governed by the federal Uniform Act, and parallel HUD 104(d) programs, The 'firm also provides tenant relocation in accordance with the Florida Mobile Home Act, Florida Statutes 723, for mobile home parks that are closing and tenants have to move or abandon mobile home units. Locating suitable and available replacement housing resources for displaced persons in crisis events has been an essential work stage fur The Urban Group's relocation team specialists. 1101 SING ,kNI) ("0.1i1VDE Ni \ REDEVELOPMENT The Urban Group has administered purchases of foreclosed and abandoned residential properties in U.S. HUD Neighborhood Stabilization Programs (NSP) under NSPI and NSP2 governance. In Florida, The Urban Group is increasingly involved in housing and community building activities for Community Redevelopment Agencies (CRA) and non-profit. housing sponsors. These clients include the Lake Worth CRA, Fort Lauderdale CRA, Fort Pierce CRA, Boynton Beach CRA, Pompano Beach Housing and Urban Improvement Department, Broward County Habitat fbr Eitunanity, Hi.11sborough County Affordable Housing Department, the Archdiocese' of Miami, City of Sarasota Housing and Community Development Department, and the Palm Beach County Housing Authority. TUG facilitated the construction of 2,253 governmentally funded housing units with a total development cost of 5157,920,000. Most projects were constructed using U.S. DauD funding. Davis -Bacon Wage Rate monitoring has been a part of project management services. TRANSPORT. \ TI Th1rban Group is a technically qualified Transportation Consultant with the Florida Department of Transportation (FDOT) in Right -of -Way work groups: 20.1, Real Estate Appraisals; 21.0 Acquisition, Negotiations, Order of Taking Lawsuits; Group 24.0, Business and Residential Relocation Assistance;, and Group 25.0 Right -of -Way Clearing and Leasing, for the Fort Lauderdale Downtown Development Authority (DDA), The Urban Group is working on a shared road light rail commuter passenger train program and provides economic cost estimates, appraisal services and URA compliant property acquisition and relocation. At the Miami Intermodal Center (MIC) east of Miami International Airport (MIA), The Urban Group is providing Facility Management at the Miami Central Station under a contract with FDOT. The MIC is the terminal where rental cars, Greyhound buses, Tri-Rai I, AMTRAK and Miami -Dade Transit commuter trains converge. The MTC includes an elevated train to connect passengers to MIA Terminals, At the Fort Lauderdale -Hollywood International Airport runway expansion project, The Urban Group is the Program Manager for the Broward County Noise Mitigation Program engaged in Sound Insulation of 1706 residential units impacted by the new runway. Miami Office: Corporate Office: The Urban Group, Inc., The Urban Group, Inc, 3811 W.W.21Street, 2: 1424 S, Andrews Avenue, Suite 200 Miami, FL 3314 Ft. Lauderdale, FL 3331 r , „ .sector e.stote, foK j.,1 ,LLA .r „ • VIAL, L VLL- LA lA ILL( 'ALA , L., Page 38 \ Public - Private Non Profit Sector Clients • City of Lake Worth Community Redevelopment Agency • Housing Authority of the City of Fort Lauderdale • Florida Department of Transportation Districts #4, #6, #7, & the Turnpike Enterprise • City of Sarasota Office of Housing and Community Development • Hillsborough County Affordable Housing Department • U.S. Department of Housing and Urban Development, Miami, Orlando, Tampa, Florida • Broward County Aviation Department Fort Lauderdale - Hollywood International Airport • Fort Pierce Community Development Agency Fort Pierce, Florida • Hampton Village, Miami, FL CARRFOUR Supportive Housing • Green Turnkey Plaza, Miami, Florida Atlantic - Pacific Communities, Inc. • Rancho Margate Mobile Home Park Margate, Florida United Homes International, Inc. • Palm Mobile Home Park, Miami, Florida Wood Partners, Inc. • Housing Authority of the City of Ilialeah Agency • Noah DevelopmentCorporation Belle Glades, Florida • Archdiocese of Palm Beach Diocese of Palm Beach • Small Business Administration Broward County, Florida • Habitat for Humanity State of Florida • U.S. Marshals Service Miami, Florida • Urban League of Greater Miami Non-profit Community Service • Fort Lauderdale CRA Community Redevelopment Agency 1.4.4 44444firat IlAbotutiph Calm 1111111 11111111 • South Palm Beach County Housing Authority Boca Raton, Florida • City of Pompano Beach Office of Housing and Community Improvement • Fort Lauderdale, Florida Broward County Area Agency on Aging • State of Florida Department of Environmental Protectio • Miami -Dade Public Housing & Community Development Miami, Florida • Broward County Housing Authority Broward County, Florida Fort Lauderdale Downtown Development Authority Fort Lauderdale, Florida • Palma Nova Mobile Horne Park Town of Davie, Florida 4t7tt"; • Coral Lake Mobile Home Park Coconut Creek, Florida VIT NI1C 441.40.Pk(AFIC. SBA .GOV Habitat UO4AN LAG. Of GMAT° X.SAM) ome MM • Village Park Mobile Home Park Margate, Florida • Aztec Mobile Home Estates Margate, Florida • Port of Palm Mobile Home Park Riviera Beach, Florida • Palmetto Mobile Home Park Hallandale, Florida • S & S Mobile Home Park Hallandale, Florida • Tower Mobile Home Park Hallandale, Florida Affiliations, Licenses, and Certifications • Building Owners and Manager Association International (BOMA), Miami • Florida Licensed Real Estate Brokers and Members of the Florida Board of Realtors® • National Association of Housing & Redevelopment Officials (NAHRO) • Florida Redevelopment Association (FRA) • Florida Housing Coalition (FHC) • International Right -of -Way Association(IRWA] Approved "Community Builder" for the National Community Stabilization Trust (NCST) American Society of Appraisers (ASA). Real Property Urban MIAM#Oppf 71.M70 • 61,N,04% 41Z I) lif"'"401' Page 39 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Request for Qualifications to Add embers to General Appraisal Services Pool No. 762383 Section 8 - RFQ 762383 Proposers Specific Experience and Qualifications Miami Office: The Urban Group, Inc., 3811 N.W. 21 Street, Miami, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 Section 8 — Proposers Specific Experience and Qualifications Page 40 City of Miami Experience As of 1/2/2018 RFQ No. 762383 Harry C. Newstreet, MAI Description ocation Client Big Cypress Expansion Big Cypress National Park U.S. Dept of Justice and National Park Service Fakahatchee Strand Collier County FDEP Krome Ave. and US 27, Miami-. Celt 16 - ECB SFWMD Dade Cell 23 - ECB Krome Ave — NW Miami -Dade SFWMD Bird Drive Basin Tamiami Trail and US 27 SFWMD Pennsuco Krome Ave. and Tarniamilraii SFWMD Tedder Elementary School NE 2Ave., Broward County School Board Expansion MLK Phase Pompano Beach Pompano Beach CRA Seabreeze Blvd. Ft, Lauderdale Ft. Lauderdale and the DOT 600 Block Delray Beach Delray Beach CRA MLK Phase II Pompano Beach Pompano Beach CRA MLK Phase HV Pompano Beach Pompano Beach CRA NW 27"h Ave, Pompano Beach Pompano Beach CRA Amount of Parcels Approx. 200 2,440 15 24 203 167 12 65 12 10 35 13 22 Comments Includes both vacant and improved properties. USPAP and UASFLA guidelines Mass appraisal of an entire state park. USPAP guidelines Included a variety of property types. USPAP and UASFLA guidelines Mostly vacant properties, USPAP and UASFLA guidelines All vacant properties, USPAP and UASFLA guidelines All vacant properties. USPAP and UASFLA guidelines Single-family. USPAP guidelines houses Included a variety of property types. USPAP and UASFLA guidelines Included a variety of property types. USPAP guidelines Included a variety of property types, USPAP guidelines Included a variety of property types. USPAP guidelines included a variety of property types. USPAP guidelines included a variety of property types. USPAP guidelines Page 1 of 1 Page 41 City of Miami RFQ No, 762383 The Urban Group, Inc. As of 1/2/2018 Appraiser: Robert Miller, ASA EXPERT WITNESS EXPERIENCE FORM YEAR TYPE OF CASE JURISDICTION DEFENDANT WITNESS JUDGE COUNSEL PLANTIFF COUNSEL FOR D OR P PROPERTY TYPE 2017 ORDER OF TAKING MIAMI-DADE RODRIQUEZ BRADLEY GOULD RICHARD SHERMAN PLANTIFF FARM LAND 2017 ORDER OF TAKING MIAMLOADE RODRIQUEZ CHARLES STRATTON SEAN WYMER PLANTIFF FARM STAND 2017 ORDER OF TAKING MIAMI.DADE RUIZ PETER WALDMAN LILLIAN VALDESPINO PLANTIFF ESTATE RESIDENTIAL 2017 ORDER OF TAKING MIAMTDADE RODRIQUEZ BRADLEY GOULD SEAN WYMER PLANTIFF GOLF COURSE 2017 ORDER OF TAKING MIAMI.DADE HERNDON KYLE TEAL ALICIA GONZALEZ PLANTIFF FARM LAND -PARCEL 137 K2 2017 ORDER OF TAKING N1IAMLOADE SMITH FRANCISCO PINES ALICIA GONZALEZ PLAN TIFF FARM STAND -PARCEL 116 K1 17 ORDER OF TAKING MIAMI DADE MARIN BRADLEY GOULD SEAN WYMER PLANTIFF AVOCADO FARM AND BILLBOARD. OARCEL 112 K2 2017 ORDER OF TAKING MIAMI-DADE RUIZ BRADLEY GOULD PLANTIFF COMMERCIAL LAND 2017 ORDER OF TAKING MIAMI-DADE RODRIQUEZ BRADLEY GOULD RICHARD SHERMAN PLANTIFF AVOCADO FARM-P118 K2 2017 ORDER OF TAKING 2017 ORDER OF TAKING MIAMI-DADE 7 ORDER OF TAKING MIAMI DADE 2017 ORDER OF TAKING MIAMLOADE MLILLIAN VALDESPINOIAMI-DADE SMITH NONE PLANTIFF FARM LAND FDOT RUIZ BRADLEY GOULD LILLIAN VALDESPINO PLANTIFF COMMERCIAL LAND REBULL. BRADLEY GOULD CARDONNE, ELY JOHN LEROUX LILLIAN VALDESPINO PLANTIFF NURSERY -STRIP TAKING 2016 ORDER OF TAKING MIAMI-DADE BAGLEY BRADLEY GOULD 2616 APPORTIONMENT PALM BEACH HAFELE BARRY 8ALMUTH LILIAN VALDESPINO PLANTIFF FARMERS MARKET -VACANT IANO FOOT ALICIA GONZALEZ- F DOT BRIAN PA rCHEN PLANTIFF RESTAURANT PARTIAL TAKING PARTIAL TAKING LEASEHOLD -JUDGE PLANT IFF RULED ON OUR NUMBER Pigs Los1 of AppraisaIs completed by Robert MuIlei, ASA Page 1 of 3 Page 42 City of Miami RFQ No. 762383 The Urban Group, Inc. Appraiser: Robert Miller, ASA As of 1/2)2018 EXPERT WITNESS EXPERIENCE FORM YEAR TYPE OF CASE 2016 ORDER OF TAKING 2016 ORDER OF TAKING 2015 ORDER OF TAKING 2015 ORDER OF TAKING DEFENDANT JURISDICTION JUDGE COUNSEL MIAMI-DADE RUIZ-COHEN NONE MIAMI-DADE MIAMI DADE MIAMI DADE 2010 TRIAL MIAMI DADE 2010 TRIAL. 2008 TRIAL 2005 TRIAL 2005 TRIAL 2004 TRIAL. 2003 TRIAL 2003 TRIAL 2002 ORDER OF TAKING 2002 ORDER OF TAKING 2001 ORDER OF TAKING FEDERAL CT BROWARD FEDERAL CT COMMISSION MIAMI DADE BROWARD BURNSTEIN WITNESS PLANTIFF COUNSEL FOR D OR P PROPERTY TYPE ALICIA GONZALEZ- FDOT ARECES BRIAN PATCHEN GORDO MARK, TOBIN VARIOUS .BRAD GOULD MARK TOBIN FDOT COUNSEL PLANTIFF SINGLE FAMILY RESIDENCE LILLIAN VALDESPINO PLANTIFF LILLIAN VALDESPINO PLANTIFF GAS STATION FAST FOOD RESTAURANT PLAINTIFF OFFICE BUILDING, SHOPPING CENTER MEYER MARKS--BRIAN SYDNEY CALLOWAY, VACANT LAND W TDRS-JURY' SIDED WITH THOMAS PATCHEN SHUTTS AND BOWEN DEFENDANT DEFENDANT ON LAND VALUE COMMISSION DIAZ, BOB BYRNE CHRISTIAN ROMANY CARNEY CHURCH-BRIAN PATCHEN FORNATURO,BOB BYRNE ..... ............... CLIVE ADAMS GATOR ONE-BRIAN PATCHEN CHURCH OF JESUS BROWARD HENNING CHRIST-JEFF CYNNAMON MIAMI-DADE CARDONNE MATIAS DORTA BROWARD STREITFIELD VARIOUS BROWARD HENNING B.ROWARD HENNING GLASCO-FLA. RESOURCES HOUSE OF FAITH-JEF'F' CYNAMON US GOVT VACANT LAND -NON JURY TRIAL-60% DEFENDANT ABOVE OFFER BROWARD COUNTY- DEFENDANT TONY RODRIQUEZ US GOVT, oouc DEFENDANT WRIGHT BANK-MONROE KIAR PLANTIFF FDOT-PHIL GREENWALD CITY OF POMPANO BEACH- MITCH AURNSTEIN KENNETH DRUCKER POMPANO BEACH- MITCH BURNSTEIN POMPANO BEACH- BILL PLANTIFF BOSCH POMPANO BEACH- BILL PLANTIFF BOSCH DEFENDANT CHURCH -JURY SIDED WITH CLIENT SLIGHTLY ABOVE SPLIT VACANT LAND -NON JURY TRIAL-60 ABOVE OFFER JUDGE RULED IN CLIENTS FAVOR RESTAURANT -JURY SIDED WITH OUR CLIENT PLANTIFF CHURCH -JURY SIDED WITH OUR CLIENT DEFENDANT STRIP LAND -JURY SIDE WITH OUR VALUES PLANTIFF CHURCH,MF.,RESIDENTIAL INDUSTRIAL CHURCH This List of Appraisals completed by Robert Miller, ASA Page 2 of 3 Page 43 City of Miami RFQ No. 762383 The Urban Group, Inc. As of 1/22018 Appraiser: Robert Miller, ASA EXPERT WITNESS EXPERIENCE FORM DEFENDANT YEAR TYPE OF CASE JURISDICTION JUDGE COUNSEL 21001; ORDER OE TAKING 2001i ORDER OF TAKING 200'1 ORDER OF T.AKING 2000 ORDER OF TAKING PALM BEACH BROWARD BROWARD BROWARD 2000 ORDER OF TAKING PALM BEACH ORDER OF TAKING PALM BEACH 1997 TRIAL BROWARD 107 TRIAL MIAMI-DADE VARIOUS -SIC STUBBS VARIOUS -TOM BOFF & GARY FARMER VARIOUS-CHARLES HENNING FORMAN & HENRY HUNTER VARIOUS-CHARLES HENNING FORMAN & HENRY HUNTER VARIOUS -PAT DIPIETRO & ALAN RUBIN VARIOUS-ADAMS WEAVER HILL -ROGER McMORROW MANUEL GARCIA- BRAN PATCHEN MRS MONROE-BRIAN '1997 TRIAL MONROE PATCHEN 1996 ORDER OF 'TAKONG. BROWARD HENNING VARIOUS -BOB BYRNE. WILEY' HICKS JEANNE TOWNE-BOB BYRNE 1990 TRIAL BROWARD 1980 TRIAL KANKAKEE, ILL WITNESS PLANTIFF COUNSEL FOR OCR P PROPERTY TYPE PALM BEACH COUNTY- BARRY BALMUTH CITY OF FT LAUDERDALE-MARK ULMER POMPANO BEACH- BILL BOSCH POMPANO BEACH- BILL BOSCH PALM BEACH COUNTY- DAN ROSENBERG PALM BEACH COUNTYDAN ROSENBERG STINSON PLANTIFF INDUSTRIAL PLANTIFF RESIDENTIAL PLANTIFF COMMEfRCIAL,RESIDENTIAL PLANTIFF COMMERCIALRESIDENTIAL PLANTIFF COMMERCIAL PLANTIFF INDUSTRIAL DEFENDANT DAMAGE STUDY DADE COUNTY SCHOOL BD-TONY DEFENDANT COMMERCIAUMF RODRIQUEZ DEPT OF ENV PROT - MITCH BURNSTEIN 6 FDOT-PAT DIPIETRO FOOT-LINDA NELSON DEPARTMENT OF TI NATURAL, RESOUCES PLANFF DEFENDANT PLANTIFF VACANT LAND NURSERY DEFENDANT COMMERCIAL VACANT LAND IN ADDITION TO THE ABOVE LISTED CASES -MR MILLER HAS COMPLETED NUMEROUS DEPOSITIONS FOR VARIOUS EMINENT DOMAIN CASES THAT HAVE BEEN SETTLED OVER HIS CAREER, MR MILLER HAS COMPLETED NUMEROUS APPRAISAL REPORTS FOR CONDEMNING AUTHORITIES FOR EMINENET DOMAIN OR VOLUNTARY ACOUSITIIONS OVERALL. MR MILLER'S WORK LOAD HAS BEEN ROUGHLY 50% FOR THE PLANTIFF AND 5005 FOR THE DEFENDANT, This List of Appraosals completed by Robert Miller, ASA Page 3 of 3 Page 44 City of Miami RFQ No. 762383 The Urban Group, Inc. Robert Miller, ASA EXPERIENCE- EMINENT DOMAIN PROJECT APPRAISALS As of 1/2/2018 YEAR, PROJECT CLIENT 2017 CAMPBELL DRIVE- 7' PARCELS HOMESTEAD FDOT 2017 BROWARD BLVD- 2 PARCELS CITY OF FT, LAUDERDALE 2016 KROME AVENUE-12 PARCELS HOMESTEAD FDOT 2016 MIAMI RIVER -1ST ST BRIDGE MIAMI 1 PARCEL FDOT 2'016 KROME AVENUE-10 PARCELS MIAMI FDOT 2016 1-395 WIDENING-5 PARCELS FDOT/PRIVVATE ATTNYS 2015 KROME AVENUE-9 PARCELS MIAMI FDOT 2015 NW 47TH AVE MIAMI GARDENS DRIVE- 9 PARCELS FDOT 2015 SW 107TH AVENUE-SWEETWATER 5 PARCELS FDOT 2015 TAMIAMI TRAIL- COMMUNICATION TOWER FDOT EXPERIENCE -REVIEW APPRAISAL ASSIGNMENTS TIME PERIOD DESCRIPTION PARCELS CLIENCCT 2015-2017 REVIEW APPRAISER FOR HUD -SOUTH FLORIDA AREA 150 HUD 20'9,4-2017 REVIEW APPRAISER FOR NORTH LAUDERDALE 25 CITY OF NORTH LAUDERDALE 2012 REVIEW APPRAISAL COURSE COMPLETED 1 FDOT 1997. REVIEW APPRAISER-SEABREEZE BLVD 12 CITY OF FT, LAUDERDALE 1984-1990 REVIEW APPRAISER- HOLLYWOOD FT LAUDERDALE AIRPORT 280 BROWARD COUNTY 1982-:1986 CHIEF REVIEW APPRAISER-SAWGRASS EXPRESSWAY 120 BROWARD COUNTY Page 1 of 1 Page 45 City of Miami RFQ no 762383 Robert Miller, ASA Qualifications Experience Robert Yiler, ASA PROPERTY TYPE AND COUNTY EXPERIENCE FORM PROPERTY TYPE DAMAGE STUDY BILLBOARD BILLBOARD INDUSTRIAL COMPLEX SLUDGE PLANT COUNTY DATE CLIENT BRIEF DESCRIPTION ROWAR PALM. REACH BILDWADRD PALM BEACH BPOWAPD VACANT LAND DADE WAREHOUSE PROPERTY DADE VACANT LAND DADE CONVENIENCE STORE VARD COMMERCIAUMULTI FAMILY BROWARD VACANT LAND BROM IR f) CONDOMINIUM COMPLEX BROWARC) GAS STATION BROWARD WAREHOUSE PROPERTY BROWARC OFFICE BUILDING BROWARD OFFICE BUILDING BROWARD APARTMENT COMPLEX BROVVARD SHOPPING CENTER BROWARD ACLF BROWARD CHURCH BROWARD COST Esrow're BROWARD BILLBOARD DADE INDUSTRIAL PLANT DADE WATERFRONT VACANT LAND DADE NURSEY BROVVARD WAREHOUSES BROVVARD DCOTA CENTER BROWARD RIGHT OF WAY VALUATION DADE GOLF COURSE 1NARD COST ESTIMATE BROWARD INSQRANGE APPRAISAL BROWARO VACANT LAND BROWARD POST OFFICE BUILDING BROWARD 2005 MOE 2005 2005 2005 2006 2005 2005 2006 2006 woe, 2005 2006 2008 2006 2006 2006 2006 2006 2046 2006 2006 2006 2006 2006 2006 2006 2007 2007 2007 •2007 2005 2005 RICHARD COKER RICHARD LAPOINTE RICHARD LAPOINTE RICHARD LAPCANTE. COTY OF FT LAUDERDALE CITY Of $055T15MIAMI EDUARDO LOPEZ CLTY DF SOUTH MIAMI LAUDERHILL CRA CITY OF POMPANO CRA iTTor ET ULLIDERDALE CITY OF MARGATE CRA CITY OF IMIRGATE CRA JOHN LONG CITY OF FT LAUDERDAL EDWARDS AND ANGEL LAWSUIT INVOLVING DAMAGES FROM WATER DLVERSION VARODOLS ekLEKARos VARIOUS BILLBOARDS MULTI TENANT WAREHOUSE PROJECT SLUDGE PLANT AND VACANT LAND VARIOUS SITES FOR PURCHASE WHOLE TAKLNG OF WAREHOUSE PROPERTY NEAR 836 VARIOUS SITES FOR PURCHASE SMALL CONVENIENCE STORE SEVERAL PARCELS ON MLK BLVD VACANT LAND OWNED BY EXECUTIVE. AIRPORT PARTIAL. TAXING OF: STRIP TAKING PARTIAL TAKING OF STRIP TAKING BANK APPRAISAL WAREHEOUSE STRIP TAKING OF OFFICE PROPERTY ON SW 2ND STREET OFFICE BUILDING FOR ALLOCATION PURPOSES DEPT OF ENVIORMENT AL PROTECTION APARTMENT COMPLEX AT SO FLA HIOSPITALEOR PURCHASE OF BROW CTY CITY OF MARGATE CRA CITY OF MARGATE CRA TOWN CF DAVIE THE URBAN GROUP BRIGHAM MOORE BRIGHAM MOORE LAURIS BOULINGER CITY OF FT LAUDERDALE LYNN EMERRICH EDWARDS AND ANGEL BEACON TRADEPOR CCO INVERARRY GOLF" COURSE TOWN OF DAVIE MACK INSURANCE UNITED HOMES MRS METZGER PARTIAL TAKING -ROAD WIDENING MARGATE BLVD AND SP 7 PAR IIAL TAKING.ROACI WIDENING MARGATE BLVD AND SR 7 wHoLa TAKING OF CHURCH AND SCHOOL PROPERTY COST EsNAA'rE FOR POTENTIAL SITES TO BE PURCHASED BY ELL DOA BILLBOARD SITE NEAR 836 EXPRESSWAY VARIOUS WAREHOUSE PROPERTIES NEAR MIA INTNL AIRPORT.WHOLB TAKES TAKING OF WHOLE PROPERTY BY C1P( OF SUNNY 85LES GORE NURSERY PROPERTY CN SW 9TH AVENUE SEVERAL WAREHOSUE PROPERTIES LOCATED IN POMPANO APPRAISAL OF DCOTA CENTER GRIFFON ROAD IN DANIA VALLLATION OF RIGHT OF WAY AND IMPROVEMENTS TWO 18 HOLE GOLF COURSES SEVEN PARCEL ACOUIISFT10N PROJECT -COST ESTIMATE VARIOUS INSURANCE APPRAISALS FOR CITLZENS VALUATION or VACANT LAND FOP PAP.K DEDICATIONSMARICUS CITIES posT OFFICE IN POMPANO BEACH HIGHEST AND BEST USE LONG TRM LEASE Page 1 of 1 As of 1/2/2018 PHONE CONTACT NAME NUMBER RICHom cOKEIR 954,761,3635 RICHA RD P 01 NT E 206-659-3520 RICHARD LAPOINTE 208-68e-3530 RICHARD LAPOINTE 208-689-3530 VICTOR. 1/OLP0 954-465-1534 STEPHEN DAVID 305.666-T238 BRIAN PATCHEN 305.377.111,2 STEPHEN DAVID :305-566.72L38 DON GIANCOLL 954,81E7566 MITCH BERNSTEIN 964-76-4242 DEBBIE DONATO 9544326-4E71 FRANK PORDELLA 954-410473.5 FRANK PORDELLA 9544LO-4735 JOHN LONG 95+:234-566A VICTOR VOL PI 954455-1534 CiREGORY YOUNG 561.833,7700 CLAY COURSON 850245,2553 FRANK PORCELLA 95+450-9735 FRANK PORCELLA 954-410,9735 WILL ALLEN BEA-797-20Q HOWARD ST EINHOL2 954-522-6226 MARK TOBIN 305-658-2400 PAT DIPIETRO 305-858-2400 BOB BYRNE 305-858,2400 VICTOR VOLPI 954-468-1534 LYNN EMMERICH 4Q-351-1967 GREGORY YOUNG 561.633-7700. GERALD 6511065 954.764-7150 GERALD KNIGHT 954-764-7150 MILL AlL. EN 954-7W-20533 TODD WOONION 954-520-9600 TONY WARES 305-785-77 L 7 MRS METZGER 305,882.7075 Page 46 City of Miami RFQ No. 762383 The Urban Group, Inc. Robert Miller, ASA VACANT LAND APPRAISAL EXPERIENCE As of 1/2/2018 PROJECT NAME DESCRIPTION LOCATION/COMMENTS YEAR, TYPE CITY OF OAKLAND PARK MIAMI DADE COUNTY MIAMI DADE COUNTY MIAMII DADE COUNTY KROME 1 FOOT KROME-2 FDOT KROME-3 FDOT CITY OF TAMARAC CITY OF TAMARAC CITY OF MIRAMAR CITY OF CORAL SPRINGS SW 107TH AVENUE-FDOT NW 47TH AVENUE-FDOT DAVIE ROAD LAND 2 PARCELS -VACANT LAND TWO PARCELS VACANT LAND 9 VACANT LAND PARCELS 1 VACANT LAND PARCEL 13 VACANT LAND PARCELS 11 VACANT LAND PARCELS 12 PA GELS VACANT LAND 2 PARCELS -VACANT LAND 1 PARCEL -VACANT LAND 3 PARCELS -VACANT LAND 2 PARCELS -PART OF CITY HALL 3 PARELS-ACQUISITION 8 PARCELS- ROAD WIDENING 2 PARCELS-ACQUISITON DOWNTOWN EXPANSION ADJOINING HOMESTEAD AIR FORCE BASE FUTURE WASTE WATER PLANT EXPANSION LAND FOR LAND FILL KROME SW232ND ST TO 288TH ST KROME-190TH TO 232ND STREET KROME -168TH STREET TO 190TH ST FIRE STATION SITE dN TAMARAC FIRE STATION SITE IN TAMARAC. HOUSING DEVELOPMENT ASSEMBLAGE NEW DEVELOPMENT SALE.LESAE VALUE SW 107TH AVE-SWEETWATER VACANT LAND ACQUIISTIIONS CITY OF DAVIE-ASSEMBLAGE 2017 RESIDENTIAL 2017 INDUSTRIAL 2017 INDUSTRIAL 2017 INDUSTRIAL 2017 RESIDENTIAL/AGRICULTURAL 2016 RESIDENTIAL/AGRICULTURAL 2016 RESIDENTIAL/AGRICULTURAL 2017' COMMERCIAL 2016 COMMERCIAL 2016 RESIDENTIAL 2016 COMMERCIAL 2015 COMMERCIAL 2016 COMMERCIAL 2016.COMMERICAL Paige 1 of 1 Page 47 ry? Li „„, Request for Qualifications 4:HP / to Add Members to General REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Appraisal Services Pool No. 762383 Section 9 Proposers Experience and Qualifications of Key Personnel hi lam i Office: The Urban Group, Inc., 3811 N.W. 21' Street Miami, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, Inc. 142,4 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 .,,,t,c11 Section 9 - Proposers Experience and Qualifications of Key Personnel Page 48 I ) 1,k, N ) REAL ESTATE APPRAISALS AND REAL PROPERTY MANAGEMENT The Urban Group, Inc. - Organization Chart CEO/PRESIDENT Howard Steinholz Contract Manager Licensed Real Estate Broker Matthew Rosenbaum Program Controls Manager Licensed Real Estate Sales Associate Richard Lauricella Program Specialist Property Management Hillary Rowell Administrative Support Henry J. Verdugo Sr, Property Manager Licensed Real Estate Sales Associate Gavaskar Josephs Property Manager Licensed Real Estate Sales Associate Maggie Pinares Financial Specialist Licensed Real Estate Sales Associate Robert Miller Licensed Senior Appraiser *Key Appraiser" Harry Newstreet Licensed Senior Appraiser *Key Appraiser Roderick Howard Project Specialist Property Management Fanny Ramirez Administrative Program Management Licensed Real Estate Sales Associate Jacqueline Pottinger Administrative Program Management Licensed Real Estate Sales Associate Anna Maria Blanco Facilities Management Licensed Real Estate Sales Associate *Key Appraisal Personnel Barry Lazarus Licensed Appraiser & Sr. Property Manager *Key Appraiser Mary Ann Schneider Appraisal Specialist *Key Appraisal Administrator Gisselle Pinares Property Management Licensed Real Estate Sales Associate *Key Appraisal Personnel Maria Llanes Sr. Real Estate & Property Management Stephanie Gonzales Property/Facility Specialist Licensed Real Estate Sales Associate Miami Office: The Urban Group, Inc., 3811 N.W. 21" Street, 2: Miami, FL 3314 Office: (954) 461-3633 Joy Kramer Facility Manager Licensed Real Estate Sales Associate Corporate Office: The Urban Group, Inc, 1424 5 Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226 F. (954) 522-6422 OocrncAteAKLittrp Lrt pG,tbLZe: sector re i-C4fLP -Fin)'—';? 4 L„,i PCII/C • Page 49 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Resume -Howard Ste�'nholZ President, The Urban GroUp, IMc. Mr. Ete|nho|z began his career in housing and community development as a planner providing oversight nf[DBGprojects for the City ofHialeah, Florida inI976. 4Florida licensed real estate broker since 198I; Mr. Steinho|zapplied his graduate studies, in Urban Planning from Florida Atlantic University and practical planning experience to The Urban Grnup's (TUG) practice of public sector real estate. As the Managing Director of TUG, he provides oversight of all company projects, and is the principal contract negotiator, and reviews all real estate contracts. Hequalifies the firm for real estate related acquisition services for the Florida Department of Transportation in Major Work Groups 21.0 Acquisition, Negotiations, Closings and Order of Takings, 24, URA Relocation Advisory Services, 25.0 Property Management and Clearing. He is the Acquisition Manager to acquire foreclosed properties in the Lake Worth CRA and Pompano Beach NSP projects, and the closing facilitator. Project Management As the acquisition administrator for the City of Pompano Beach NSP, Mr. Steinholz wrote the acquisition policies and procedures and managed the acquisition of 29 single-family foreclosed properties that reached program goals, thereby meeting the NSPpurchase obIigations8months ahead ofschedule, For the Lake Worth [RA NSP Z project, he is the foreclosed housing acquisition manager. The LVV[R4 NSPZ acquisition project acquired 123 properties and met the programs NSP3 expenditure goal. In this program, TUG a�|so serves as the "non -Buyer" Community Coordinator for the Neighborhood Community Stabilization Trust (N[ST). Mr. Steinhn|zis the single point mfcontact tn N[ST"First Look" properties. The Urban Group is the Prime Consultant for the $32 Million Noise Mitigation Program that is part of the runway expansion at the Fort Lauderdale -Hollywood International Airport. Mr. Steinho|z serves as the Project'sManaging Director. Mr. Steinholz was the lead negotiator for Iand purchased in the Flagler Heights Park assemblage funded by the Broward County Safe Parks and Land Preservation Bond Program. He had early affordable housing experience when TUG developed Florida's first HUD Housing Opportunity Action Grant(H{}DAG) mixed market rental project inHialeah, Florida (1989), His experience with foreclosed properties started when TUG was the HUD Real Estate Asset Manager (REAM) disposing of FHA single family foreclosed properties /1992\. He is a past board member ofthe Florida Housing Coalition. Mr. Steinholz has written Federal grant applications thatfuncled 2,133 housing units in the State of Florida with adevelopment value ofSI27,U92,8OO. These HUD Section 3O2housing projects were completed for non-profit housing sponsors that included: Archdiocese ofMiami, Diocese of Palm Beach, and Broward County Area Agency onAging, Hia|eahHousing Authority, Noah Development Cnrp.,Palm Beach County Jewish Federation and Browaird County Housing Authority. miamioffice� The Urban Group, m«, xuom�.n°Street Miami, pLzsmz Corporaiteofficc The Urban Group, Inc. 1424s, Andrews Avenue, Suite om Ft. Lauderdale, F/a3oa Office (ow)5zz'sz2eFax: (oso)sz/'s4o I ilk., LJ I z 1) 1,- x |-klL|) ^ Howard Stein6olz, Resume, Continued REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT TUG was, the acquisition consultant in a $130 nmiUimm Land Acquisition Program at the Fort Lauderdale - Hollywood Airport, and coordinated environmental assessment surveys to demolition over 1,000 housing units to clear the land for redevelopment. Mr. Steinholz managed acquisition and demolition activities. In the City VfBoynton Beach [HA.s "Heart ofBoyntmn~voluntary real estate acquisition project he was the Program Manager. Since federal funds are used, the City/[RA used relocation pol|ides under the Federal Uniform Relocation Act. Forty-two parcels were acquired, and SS residents and businesses were reIocated. The Urban League of Greater Miami demolished Knight Manor Apartments to construct single-family homes called Liberty Housing. Knight Manor was a historically significant 204-unit rental housing development |mLiberty City. M�r. Ste|nho[zwas the project manager. The demolition and reconstruction project used HUD HOME funding after the City of Miami determined it to be an ~unsafe structure", The City ofMiami applied for HOME funds and the Urban League was the grantee. Under this program, Knhght Manorswom|dbederno|ishedamdrep|acedvvithadusterofaffordab|esing|e-fami|yhomes,aspartnfthe [ity,» comprehensive community redevelopment p|an. Eligible tenants, using relocation benefits, would relocate into Liberty Housing. Mr.6teinholz was the TIUG lead' monitoring, agent for the Florida Housing Finance Authority to ensure that State tax credit recipient developers were following tenant income requirements, (Low Income Rental Housing Tax Credit (LIHTC) Program), EDUCATION Florida State University, College ofReal Estate Florida Atlantic University MU,R.P. Urban Planning LICENSES Florida Real Estate Brokr #BK8347O24/Roa|tor0 Miami Office: The Urban Group, mc, svomWzrStreet Miami, FL 33142 PROFESSIONAL AFFILIATIONS American Planning Association Corporate Office: The 'Urban Group, Inc. 1424s. Andrews Avenue, Suite zoo Ft. Lauderdale, assa1a Office (sm)sz2.,6zzeFax: (os4)ozaozz Paga51 RICK SCOTT, GOVERNOR KEN LAVVSON, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE BROKER HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES STEINHOLZ, HOWARD W 2600 BARCELONA DR FT LAUDERDALE FL 33301 LICENSE NUMBER: BK347024 EXPIRATION DATE: SEPTEMBER 30, 2018 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. l u� .8 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Ro�bert Miller, Senior Appraiser K4c Miller started at The Urban Group as Executive Vice -President in January of 19�94. He has authorization to bind the company, and has extensive public -sector contract management experience, Mc Miller has been in the real estate appraisal and eminent domain field since I978. Mr. Miller is a State Certified General Real Estate Appraiser RZ 1270. He has 25 years of private sector experience in real estate acquisition, appraisal and litigation for governmental' and private sector projects. An addition to his appraisal experience, he has knowledge of all phases of the public acquisition process including acquisition, relocation, and property management. Mr. MiNer'sexpehonccs spans over other FQOT professional service projects that include: 1-595 (State Road 7and State Road 84[nterchange), l7mStreet Causeway in Ft. Lauderdale and the Dixie Highway Widening in Pompano Beach, NVV471� Avenue in Miami Gardens, SVV 1O�� 7 Avenue in Sweetwater, etc. Mr. Miller also worked on The Urban Group right of way projects for FDOT in Palm Beach County (Turnpike at Southern Boulevard) and the Southern Boulevard Corridor) and two road projects in Oldsmar, Florida asProject Manager. Our appraisal assignments have included avariety ofassignments from residential to commercial to industrial. His condemnation assignments have included whole and partja�takings and complicated cost to cure parcels. RELATED EXPERIENCE PROJECT: Contract DTN99,Facility Management, Miami |ntermodalCenter (M|[) CLIENT: F|ori'daDepartment ofTransportation, District 6 POSITION: Adjunct Contract Manager ROLE IN THE PROJECT: Attend meetings with The Urban Group staff at the K4/C, and FDOT District 6. Attend at site management meetings at discussion and updates related to the maintenance and operation of the facility. Reviews and oversees meeting minutes prior to M|Cto bi-monthly meetings. Communication with District 6 staff, architect and engineers to achieve repair and operational goals. START/END DATE: June 2O151oPresent REFERENCE: Vince Reuben, Deputy District Right of Way Manager — Operations, 305-470-5236 Florida Department ofTransportation, District Six PROJECT: Districtwide Appraisal, Appraisal Review and' Miscellaneous Support Services POSITION: Appraiser ROLE [NTHE PROJECT: Prepare appraisals, and review appraisals. START/EpdDOATE: September 2O15hzPresent REFERENCE: Steven Johnson, KAA|,District Right ofWay Manager -Appraisal 305-470-SI76 PROJECT: Turnpike Interchange atSouthern Boulevard Acquisition Services: POSITION: Acquisition Agent EMPILOYER/CILIENT: Florida Department of Transportation, Turnpike Office Miami Office: The Urban Group, /�� ao11m.w.az"Street m/am/' pLass«z Office: (954)461-3633 Corporate Office: The Urban Group, Inc. z*z^c.xn rew,w°n"e, Sv*,zvn Ft. Lauderdale, pLassza Office (ew)szzszzuFax: (95)sz2-avzz "Providing integrity and accountability in public sector real estate for 34 years" REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT SPECIFIC DUTIES: Acted as acqoisit�on agent and provided appraisal review for the staff on complex appraisal issues. Made initial offers and negotiated parcels thru settlement nrclosing. NUMBER [JFPARCELS: Approximately 3Oparcels- 1997'1999'18Month Project REFERENCE: T.A.Anderson District R/VVManager (9O4-488'4G71 PROJECT: District 7-Mght of Way Acquisition and Relocation Consultant Services POSITION: Project Manager EMPLOYER/CLIENT: Florida Department ofTransportation, District 7 SPECIFIC DUTIES: Oversight of Right of Way staff and contract performance acquisition aind relocation services for two projects atthe same time. NUMBER OFPARCELS: State Road 58Oand 584|nU|dsrnar,Florida. The two projects consisted ofover 60 parcels with sign relocations, partial takings, business damage claims, relocation and suit preparation. Project was completed on time. March l994to1996 LICENSES Certified General Real Estate Appraiser #RZ1270` tote of Florida PROFESSIONAL AFFILIATIONS ' Senior Member ofAmerican Society ofAppraisers—South Florida Chapter No.83—AccreditedSenior Appraiser(A5A) Rea/ Property Urban Miami Office: The Urban Group, mc_ snzzmWzr"Street Mwmi. FL 33142 Corporate Office: The Urban Group, Inc. z4zxaAndrews Avenue, Suite 200 Ft. Lauderdale, naaszs Office |os*>szu-azza'Fax: (om)s2zo4z2 "Providing integrity and accountability in public sector real estate for 34 years" PaQe54 STATE OF FLORIDA \ DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD 850-487-1395 2601 BLAIR STONE ROAD TALLAHASSEE FL 32399-0783 MILLER, ROBERT D JR 10411 NVV 48TH MANOR CORAL SPRINGS FL 33076 Congratulations! With this Oicense you become one of the nearly one million Floridians licensed by the Department of Business and Professional Regulation. Our professionals and businesses range STATE OF FLORIDA from architects to yacht brokers, from boxers to barbeque DEPARTMENT OF BUSINESS AND restaurants, and they keep Florida's economy strong, PROFESSIONAL REGULATION, Every day we work to improve the way we do business in order to serve you better, For information about our services, please 'og onto wwwmyfloridariconse.com. There you can find more iformation about our divisions and the regutations that impact you, subscribe to department newsletters and learn more about the Department's initiatives, Our mission at the Department is: License Efficiently, Regulate Fairly. We constantly strive to serve you better so that you can serve your customers. Thank you for doing business in Florida, and congratulations OD your new license! RICK SCOTT, GOVERNOR LIC MISE NUMBER RZ1270 ISSUED: 11/30/2016 CERTIFIED GENERALAPPRAISER MILLER, ROBERT D JR IS CERTIFIED under the provisions ol CIt.475 FS. Expiration dale NOv30,2010 ti6.1130txxin3tt DETACH HERE KEN LAWSON, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD RZ1270 The CERTIFIED GENERAL APPRAISER Named below IS CERTIFIED Under the provisions of Chapter 475 FS Expiration dateNOV 30, 2018 MILLER, ROBERT D JR 10411 NW 48TH MANOR CORAL SPRINGS FL 33076 ISSUED 11[10/2010 DISPLAY AS REQUIRED BY LAW. Page 55 SEQ it L1611300002536 American Society of Appraisers Member ID: 8318 Member Since: 04/02/1992 Expires: 03/31/2018 Membership Card Robert D. Miller Jr., ASA Accredited Senior praiser Signature: Page 56 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGE ENT Resume — Barry Lazarus Appraiser & Real Estate Acquisition Administrator Barry Lazarus is an experienced real estate professional with over twenty-five years of real estate experience assisting public and private sector clients in real estate acquisition, negotiation, sales and leasing, property management, and environmental site assessments. Mr. Lazarus is also a licensed Florida Sale's Associate, Certified General Appraiser, and certified as an Asbestos Building Inspector and Management Planner. Working with the Urban Group, Inc., (TUG) on publicly funded real estate acquisition assignments for the Florida Department of Transportation, and the West Palm Beach Community Redevelopment Agency, Mr. Lazarus is cross trained and licensed to perform Appraisal Services. RELATED EXPERIENCE CURRENT: The Urban Group, Inc, a South Florida headquartered real estate consulting firm whose professional business platform is providing support services to public sector agencies. FDOT' . Right -of -Way Acquisition, Property and Facilities illanagentent, Clearing and Leasing Service. Clients: Florida Department of Transportation, District 6, District 4, District 1, District 7, and the Turnpike Enterprise. City of Fort Lauderdale Transportation and Mobility Department and Fort Lauderdale CRA., Position: Real. Estate Acquisition Adm.inistrator, Sr. Property Management Agent, Real ..Estate Appraisal Services. Role in, the project: Using his broad right-of-way experience, Mr, :Lazarus serves as an adjunct Sr, Property Management Agent. In this position he provides right-of-way services in compliance with MOT Right -of -Wray. Work Groups: 21.0 Acquisition, Negotiations, Order of Taking Lawsuits; Group 24.0 and Group 25.0 Right -of - Way Clearing, Property Management and Leasing, Easements and Encroachments. Transportation Right -of. - Way and facilities .management work has been with FDOT Districts 3, 4, 6, 7 managed five district -wide contracts totaling over $4 million dollars for FDOT projects and surplus property. In addition, he monitored over 1.00 leases of surplus property to ensure timely perfonnance of all tenant obligations and represented the Department in contacts with the public, local governments, and regional agencies concerning sales and leases, Mr. Lazarus also directed activities .for the securing, inspection for asbestos and eventual demolition of structures acquired by the Department for right-of-way or other purposes. PROJECT: American Acquisition Group, LLC. Property Management Services with FDOT Client: Florida Department of Transpontation, District Four Position: In-house Property Management Consultant Role in the proieet: Mr. Lazarus served as an in-house property' management consultant at the Florida Department of Transportation's (FDOT) District Four offices. in this position, he managed five district -wide contracts totaling over $4 million dollars for .FDOT projects and surplus property. In addition, he monitored over .100 leases of surplus property to ensure timely performance of all tenant obligations and represented the Department in contacts with the public, local governments, and regional agencies concerning sales and leases. Mr. Lazarus also directed activities for the securing, inspection for asbestos and eventual demolition of structures acquired by the Department. for right-of-way or other purposes. Miami Office: The Urban Group, Inc., 3811 N.W. 21' Street Miami, FL 33142 Office. (954) 461-3633 Corporate Office: The Urban Group, Inc. 1424 5. Andrews Avenue, Suite 200 Ft, Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 PA,01 at,,C44.1A,17:2 h b.S.e,t,t0Y ir't(AL estote, fr :34 Page 57 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT -00 Barry Lazarus, Resume, Continued: PROJECT: Real property acquisition within the Ctty of West Palm Beach Community Redevelopment Agency Target Areas. Client: (0:0ammunity Redevelopment Agency Real Estate Administrator / Director of Real Estate for the City of West Palm Beach f RMA Real Estate Services, LLC, West Palm Beach, Florida Position: CRA Real Estate Administrator / Director of Real Estate Role in the project: Mr, Lazarus managed all real estate related activities for two Community Redevelopment Agency (CRA) districts :for the. West :Palm Beach CR.A, including acquisition, negotiation, valuation, sales and leasing, environmental site assessments,and property management. His accomplishments also included the following: • Executed. a multi -million -dollar land acquisition budget and saved the City over 20% annually. • Secured a $1 million -dollar :Environmental Protection Act :Brownfield Coalition Grant or the City of West Palm Beach. • Achieved a 90% settlement rate for all real estate acquisitions. • Negotiated. and closed over $15 million dollars of commercial and residential real estate transactions, .PROjECT: Position: Project Manager Employer: The Urban Group, Inc., Port Lauderdale, Florida Role: Managed public -sector acquisition projects including implementing and executing a negotiation strategy, project scheduling, prioritizing staff resources, due diligence, closings, suit preparation, and property management. Lead agent including acquisition, relocation, and property management of all parcels for the following Florida Department of Transportation (FDOT) projects: • State Road 60 in Indian River County, Florida. This project involved the acquisition of over 50 Parcels and 10 relocations along a twenty -two-mile corridor. • State Road 80 east and west project in West Palm Beach, Florida. Implemented an acquisition plan and acquired over 34 parcels. • State Road 934 (NW 79th Street) and State Road 934 (Hialeah Expressway) projects in Miami, Florida. Acquired seven parcels. • Preparation or numerous condemnation lawsuits for roadway expansion including title search, title review, and suit information. Senior Property Acquisition Agent, PBS&J, West Palm Beach, FL, 1996 to 1998 Eminent Domain Appraiser, Review Appraiser, Florida Departtnent of Transportation (District Six) - FL, 199.3 to 1996 Commercial Real Estate Appraiser, Pederson & Trask, Fort :Lauderdale,. FL, 1992. - 1993. Mortgage Loan Officer 1 C.L. Clements/TBS. Mortgage Company, Miami, .FL, 1989 ""r" 1992 Miami Office: The Urban Group, Inc,, 3811 N W, 21' Street Mlarni, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, inc, 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 "'"1„0,0.00t000,2,070"00 trit000001 0„.0. /003• 0:00 C0 00000 0,000. 0400:0:090 b000.0.•°10.0t0,001 000v000. 0000000. 000'00 °L. Le.000. 00,0000000000t000000 000' rt.0000 bstate, 04;00.00yr 000>0 902 r'00;'' Page 58 Barry Lazarus, Resume, Continued: REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT EDUCATION B,B,A, Bachelors of Business Administration/Florida International University Appraisal Institute — Courses and seminars in valuation, ethics, acquisition and environmental issues. 'LICENSES AND ACCREDITATIONS 'Florida Real Estate License St #0505759 State Celli fied General Appraiser Florida #RZ2128 Asbestos Abatement Certification: 'Management PlanninR & Facility Survey & Building Systems DESIG NATIONS / A FTI LI ATI ON S Florida International University (HU) Alumni Association .Professional Property Management Certificate Miami Office: The Urban Group, Inc., 38111\1,W. 21Street Miami, FL 33142 Office (954) 461-3633 Corporate Office The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft, Lauderdale, FL 33316 Office (954) 522 6226: Fax: (954) 522-6422 vc cc , 6 Ltt, („6t..() ed.2 Le t „.3 Lvi, . • Page 59 STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD 850-487-1395 2601 BLAIR STONE ROAD TALLAHASSEE FL 32399-0783 LAZARUS, BARRY SCOTT 19795 BOCA GREENS DRIVE BOCA RATON FL 33498 Congratulations! With this license you become one of the nearly one million Floridians licensed by the Department of Business and Professional Regulation. Our professionals and businesses range from architects to yacht brokers, from boxers to barbeque restaurants, and they keep Florida's economy strong. Every day we work to improve the way we do business in order to serve you better. For information about our services, please g onto www.myfloridalicense.com. There you can find more iformation about our divisions and the regulations that impact you, subscribe to department newsletters and learn more about the Department's initiatives. Our mission at the Department is: License Efficiently, Regulate Fairly. We constantly strive to serve you better so that you can serve your customers. Thank you for doing business in Florida, and congratulations on your new license! RICK SCOTT, GOVERNOR STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION RZ2128 ISSUED 10/19/2016 CERTIFIED GENERAL APPRAISER LAZARUS, BARRY SCOTT IS CERTIFIED under the provisions of Ch.475 FS. Explralion dale NOV 30, 2018 L1610190002587 DETACH HERE KEN LAWSON, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD LICENSE NUMBER The CERTIFIED GENERAL APPRAISER Named below IS CERTIFIED Under the provisions of Chapter 475 FS. Expiration date: NOV 30, 2018 LAZARUS, BARRY SCOTT 200 2ND STREET 5TH FLOOR WEST PALM BEACH FL 33401 Page 60 RICK SCOTT, GOVERNOR JONATHAN ZACHEM, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE SALES ASSOCIATE HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES LAZARUS, BARRY SCOTT 19795 BOCA GREENS DRIVE BOCA RATON FL 33498 LICENSE NUMBER: SL505759 EXPIRATION DATE: SEPTEMBER 30, 2019 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. Page 61 verve Roberts EviA/LyvvterAtOIL Tra tA, c. 9-01 AVevuAt N sevI40„01,e, FL- 33o 727-5:53-30c,7 AsbestoS yveu Methcfof,oc, (iNuspeotor) frsker TrAfm,1,1/Le rectRisae travatn,s for &Ske uwo er TscA TITLE of WivikbApti,ow 4/2/2ofy rate o-C Course:412/201y- ExArovu•Dcite 4/2/2010 certifizote course FL49-000‘,322 ProViAer FL4:3-000' Page 62 Vero, Roberts Evoitrovuoitewtai. Yrc0, nAz. 1 ___927_94-th AVetAiRe N se vvainiol,e, T=L_ 3sy--C2 js -30 07- Atet.os MP Sevikeva PLO vt'ter Re-ftSker Trvj ectt4s1,te trg4o.,0 for nstoestos occreciftattovt Rno er TSCA TIT- 1r DCitC of Fxavv,Ivoti.ovi, 4/2/2017 .r:Ate of covxse: 4/2i2o-iy- E)cpl.rattow bate 4/2/2012 Certf,--locite 04021703P IA CotAr.s e # FLA:5-0003C,323 ProvWer F t9-0003e/0 tAis ruzLor Page 63 0 " 6„ 6:66 6 1,/64.06,1,,116N614SONAMME10,692MlingirdtakknielMIONOMIMMUMMIIP/A,VPSUMNSPRPANSAMERNIMMIIMOK WAIMINORNWIESW eNtaRaMaelfM dISORKSIMMINIM10,1111MMITMIWOMBANINAMMLIMEny V&1(14, Roberts Evi,Vi-rytketAtcd, Yrk,h&c,. C?7c)4-th Av.v)L,,t/teN Sewv,oLe, FL 7-27--5 -3007- As b mec,hcoki,e,c4L (1,As e or) Tyciii4vva 74;4LS Ls to C4e,rti.12 Laz2 ruS ,i. i .... 'Lc: covtLtc2.t.:171.,2, recti4d.Sit! tY2'L.IALilit•Ci -FOY (2sLe.sto!_; GiCLL'red f,t2t:L.0v, 4 v. vd ex 1-45,CA -1---11___Ei 11 I ..... 1 4 COIA.K0S ".4' /2/20177' EK •lifPtu, i)G-4.P. • :...,•• :2120142' r..)2te Of €54,c.P vv.E0,(2t.{,ovL• t m IMHM " eA A Marge /.4,48A661.00004firigaraggeraga7, antragnagagagaphiMUNEURWOORROOMMaMMOVAMMakaaiggaggOtWeninggelaMMneatana NOWARZYMIUMPArdigelgaMPANNOT I „ Certi, LarAt 040 ?1_703AM FL49-000as'2:41 ProA()er FL_4 -ocoac2ic) ( 1,. WAR/E/NOM/V1ide *,,INNINFIRMIROJAPIMEMINNZ EMPECNISMAIRIP AMMAIRIMAXIMMAPROWAYMOW/IiNVIIMUIVEVIAMMILMAIIMINV AW17111005•SISNAMENWAYINIMIV,SEW MISINMPISMANARN flp verr,R4berts evI,vi.rov\AtikelAtc{t, 9(77 4 AveAm_eI Sevt/tLvuoLe, IL 33 3O7 Asbestos M sem.evut PLR o,vter cfreskter r Ls to C/eyti Lyi,c(-J cJ 13,n Laze trql,A,i,vt9 -for sic est 0 v,v0er TSA TIYLCH te, of Exo vziti 0 / / 2n1_ nci.'ce. ctytL-qtpte 04021703PM C r)i'Arce FL -4 -00003(c)?,23 I., -0Ltpti.ov,„ oviA F L-117 - 0 0 3210 r,;/fir/RMANg/agiV 0050/,WeriaMMINSV://ZSMINI/ANNWHOMENOWSMONSVENDSOMMOONOW ,AIMMOSNAMIRMAMIMS1 NOWIMANNEWASONNAMMINNIMINEVANEE Page 65 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Resume —~Harry C. Newstreet,, MAI RELATED EXPERIENCE: Mr. Newstreet's background includes 25yeas of experience in real estate acquisition, appraisal and litigation for governmental and private sector projects. His primary focus has been related toAppraisal, Consultation and Litigation Support for Eminent Domain and other types of acquisition projects during this time period. During his career Mr. Newstreet has prepared appraisals or provided significant professional assistance onover 1,O0Uparcels. Mr. Nemotnaethas been the Appraiser ufRecord onseveral projects for the Cities of Pompano Beach, Fort Lauderdale, Davie, Delray Beach, Boca Raton and on approximately twenty-five major projects for a variety of clients including County governments, Cities and other condemnin0agencies such as South Florida Water Management District and the Florida Department of Environmental Protection. Additionally, K4r.Newstreet has been involved inthousandsofindividual parcels invoiving hundreds of right-of-way and other public acqui:sition projects including assignments for comdenonor and condemnee clients, Mr. N'evvstreet is a member of the Association of Eminent Domain Professionals and is continuously updating his knowledge of issues relating to the appraisal of property within Florida Condemnation law, policies and procedures through his experience and active work within the industry. Mr. Neuvs reethastestfiedincourtasanexpertvvitnesoinbothFedera|andState Courts. 4 major focus of Mr. Nevvstreet's career has been related to assisting municipalities in their acquisition projects primarily through preparation ofa:ppnaisa|s. EDUCATION: Florida State University Bachelor ofScience, December 1989 Successfully completed the following appraisal and real estate related courses and seminars: 0SPAP "[ore" Law for Appraisers Appraisal Institute 410: Standards of Professional Appraisal Practice Part Appraisal Institute 420: Standards of Professional Appraisal Practice Part B Appraisal Institute 5l0:Advanced Income Capitalization — Appraisal Institute 520: Highest and Best Use Analysis -Appraisa| Institute 540: Report Writing and Valuation Analysis ' Appraisal Institute 550: Advanced Applications 'Appraisal Institute S3O�Advanced Sales and Cost Approaches —Appraisal Institute REE41U4 RE Income Property Appraisal FAU REE 4304RE Investment and Development FAU Florida Commercial Construction Industrial Focus on Billboards and Shopping Centers Eminent Domain and Condemnation Appraising Big Cypress and Everglades Study FHA and the Appraisal Process Miami Office: The Urban nrow p,/nc. 3m1mm//p"Street Miami, rLssmz Corporate Office: The Urban Group, Inc. z4eS,Andrews Avenue, Suite zoo Ft. Lauderdale, rL 33316 Office (ys4)so-snorov�<p5«>szz**2z " n±�o�tN 8���:cDw±gb� � ° �w.�u�L�u��ot0rr�QL�SLQt���r�� N�Q—J��ue8� REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Harry S. Newstreet, Resume, Continued Attacking and Defending the Appraisal in Litigation - SFWMD South Florida Water Management District Seminar South Florida Water Management District Seminar South Florida Water Management District Seminar General Comprehensive Exam Appraisal Institute INSTRUCTOR: Adjunct Professor: Florida Atlantic University College of Business; Real Estate Section LICENSED: State Certified General Real Estate Appraiser No. RZ2278 - State of Florida PROFESSIONAL: Member - Appraisal Institute ASSOCIATIONS: Association of Eminent Domain Professionals PUBLICATIONS: Smoothing Wrinkles in the Spread: Special Assessment Issues Appraisal Journal -April 2000 LECTURED: The Development Timeline - SFWMD Seminar — May 2004 Appraisal Issues in CRA's — FAR Convention — September 2004 QUALIFIED AS AN EXPERT WITNESS FOR: Federal and State Court HAS COMPLETED: Both form and narrative appraisals for a variety of residential and commercial properties. LOCATIONS: Florida, Georgia, New York, Virginia, New Hampshire, Alabama, North Carolina, South Carolina and Pennsylvania Miami Office: The Urban Group, Inc., 3911 N.W 21' Street Miami, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax (954) 522-6422 t,,,,,ter? Kit-4,4)2 v,..0 2 ff.v..1.0L.Lc ':;ector r"e2L 4 2age67 7 .27.45 PM 12/20/2017 Lice see etails Licensee Information Name: Main Address: County: License Mailing: LicenseLocation: County: License Information License Type: Rank: License Number: Status: Licensure Date: Expires: Special Qualifications Alternate Names NEWSTREET, HARRY C (Primary Name) 879 SOUTHWEST 17TH STREET BOCA RATON Florida 33486 PALM BEACH 1324 W NEWPORT CENTER DR DEERFIELD BEACH FL 33442 BROWARD Certified General Appraiser Gen Appraiser RZ2278 Cu rrent,Active 11/18/1996 11/30/2018 Qualification Effective HARRY C. NEWSTREET & ASSOC. LLC INTEGRA REALTY RESOURCES View Related License Information View License Co malaint 2601 Blair Stone Roarai Tallahassee Fit. 32399 Email: Customer Contact Center Customer Cotifact Center:. 850,487.13CS Torii Si:too or Florida is tirroArriOffrifOrirri ompiroer. Cmiyzjiallit. 2.007-2.01.C) State of Florida. PrivaisaiStaterpept. pleas,2 Sec,:lon 4f.r. 2 Co, ioricia rifirritiosoir, oftortiire Croftitier 2012, hcerqc,e,.. 4,55.. 7.S rm.,s1:. pr-cArde. t:hc, an en.",,E1 d d SS If y h (2. C." rOVided Page 68 Appraisal lnstrtute ode,* 10.11 ho, rya 'sS12.1mIcd Harry C. Newstreet, MAI Account Number: 226467 Expires'. 01/O1/2018 Page 69 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Resume —Anna Maria Blanco Program Manager — Appraisal Administration M'rs. Blanco has worked on the encroachments in Monroe and Miami -Dade counties, overseen the activities of asbestos, abatement and demolition -removal services along the Krome Avenue Project (divided in three (3) segments) and the Campbell Drive Project. Additionally, Mrs. Blanco has performed Conduct planning and execution of asbestos related activities according to core process mapping requirements. Asbestos survey occurred in 8% fewer days than that established in the core process measure 95%-l00%ofthe time. Mrs. B|anco's wide -reaching experience has included planning and execution of demolition activities according to core process mapping. Prepared, obtained, and managed, in accordance with established standards and applicable laws and regulations, departmental contracts for the performance of asbestos surveys, preparation of asbestos abatement specifications, performance ofair and asbestos abatement project monitoring, and departmental contracts for asbestos abatement services, for demolition and removal services and for the removal of underground pollutant storage tamks. w Ensures toclear h8 at least 45'60days prior toR/W/certification date 95%'1O0%ofthe time. Ensures review commenced within 45 days of the 10-year anniversary of all excess property owned bythe Department. • Performs parcel inspections upon physical possession to ensure all inspections were completed within 1 day of physical possession 95%-100% of the time Pro -actively identified (Sought out) and recommended proceeding with potential opportunity buys. • Monitored Right -of -Way Management System (RWMS) and record files for quality assurance a,nd reported finding within 15days ofthe transfer. • Handled the sa!|e of severable items through negotiation or sealed bid, prepared all documents, collected and transmitted funds and re|a,ted documentation to appropriate offices within the Department. Negotiated leases and leasebacks for real property and prepared all associated leasing documents for execution bythe tenant and the Department. Invoices were verified for accuracy, included services verified performed and invoices processed timely. ° Managed the processing of requests for the sale and leasing for the disposition of surplus properties in accordance with established standards and applicable laws and regulations. Handled collection of rent payments and delinquent rent payments in accordance with established standards and applicable laws and regulations. Handled determination, documentation, and resolution of encroachments on FDOT property in accordance with established standards and applicable laws and regulation. Managed several property management district wide contracts, providing the district property administrators with an update budget allocation report, budget analysis, managing work orders as per term of agreement tothe completion ofprojects. Miami Office: The Urban Group, /nc' yo1zw.vv.zz"Street Miami, FLyx»o Office: J954>461-**33 Corporate Office: The Urban Group, Inc, 1*z*s.Andrews Avenue, Svwe20m Ft. Lauderdale, FL 33316 Office (ea4)szz-6zas:Fax: �954)522-6422 _�aoe7O REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT AnnoMorio Blanco, Resume, Continued: Mrs. Blanco has in-depth experience in reading, understanding and creating specification language for maintenance and construction projects. Her associated degree imarchitectural technology including two years of extensive real -world math soWtions has helped to understand the terminology and language in the maintenance and construction fields, • August II 1988— November 20I7 • Florida Department of Transportad�n, Miami Intermocial Center and Right of Way Administration Office ° Universidad Catokca Andres Bello, Caracas -Venezuela - Basic of Engineering - Four (4) semesters 07/7l'1J/72/one(I)semester (12)credits • Institute mfDesign and Construction (IDC),Brooklyn, New York —Associates in, Architecture TechnoVmgy—Sixty'Mime (69)credits O4/74-O6/76 • Queens borough Community College, Queens, New York —Calculus l,Calculus Z,Ca8cuW»3- Twelve (1Z)cned�tsO6/74-I2/74 • FlorWa International University (FIU), South Campus, M'iami, Florida — Macro Economics, Economics, Statistics, Biology and Biology Lab, [mnnpos|t�mm}and ||, Geology & Lab K0ateria|s' Twenty'ƒour(24)credfts09'88-12/89 • Florida International University (FILI), South campus — Construction Management — Twelve (12) credits —O3/O7-0S/O7 • Licensed Real Estate Sales Associates with the Department Business Professional Regulation (D8PR)-OI/2O14-09/28l9—SL3288I4G * Florida Certified Contract Manager 'I2/28l6—IJ/3I/202O * Asbestos Survey & Mechanical ([nspector)Initial Training Course: 4/3/2Ol7'4/5/2D17Date of Examination: 4/5/2817-Expiration0ate: 4/5/2018 * [ertif icate#04O517O7 • Asbestos Management Planner Initial Training Course�4/6/Z0I7'4/7/2U17/Date of Examination: 4/7/2017 Expirabmn Dote:4/7/JO18 Certificate #O407I7O7 Miami Office: The Urban Group, Inc., apzzwv«az"Street Miami, FLasno Corporate Office: The Urban Group, Inc. mas,Andrews Avenue, ovit,zno Ft. Lauderdale, pLsa3zs Office (ys4)so-6zzs'Fax: (ys4)s:z-6wzz —.Pw��e71 �m u�L�o sectcr ,��L ��tot�4"r�� w��rs W� RICK SCOTT, GOVERNOR JONATHAN ZACHEM SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE SALES ASSOCIATE HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES BLANCO, ANNA MARIA 13387 SW 43 LANE MIAMI FL 33175 LICENSE NUMBER: SL3288146 EXPIRATION DATE: SEPTEMBER 30, 2019 Always verify licenses online at MyFloridaLicensexom Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. Page 72 |h' REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT — Gisselle Pinares Presently working out of the Fort Lauderdale office as Program Specialist, Ms, Pinares joined The Urban Group on March 7, 2816.Thnough December 30, 20I6, Ms. Pinares was Homeowner Coordinator for the Residential Sound Insulation (R8), Noise Mitigation Program at the Fort Lauderdale — Hollywood International Airport under the supervision of8rmvvard County Aviation Department. The project is funded by the Federal Aviation Administration (FAA). Ms. Pinares currently, assists in preparation of real estate appraisal reports, property search, and invoicing. Ms. Pinares holds a Florida Real Estate Sales Associate License as well as Technology, Specialist and Property Management Specialist Certifications, RELATED EXPERIENCE PROJECT: Temporary, Voluntary Relocation Client: Atlantic Pacific Communities, St. Andrews, Towers Catholic Health Services Position: Real Estate Relocation Agent Start/end date: January ZO17tmpresent Role in the project: Ms. Pinares conducts pre -move resident interviews, assess the residents' needs, coordinates with Coral Springs Moving and Storage and Catholic Health, Services totemporarily relocate residents within St. Andrews Towers while unit rehabilitation is completed. Ms. Pinares actively oversees the moves, prepares work tickets asneeded toaccommodate special resident requests. PROJECT: Appraisal Services -Various Client: Various Position: Intern Start/emiddates January Z0l7topresent Ro�e in the project: Ms. Pinares a�ssists with appraisal report and proposal preparations. PROJECT: Broward County Fort Lauderdale Hollywood International Airport (FLL), Noise Mitigation Program. Client: 8rowardCounty Aviation Department. The RSlP is a $40 KAQNon sound insulation treatment program for approximately 1200 housing units impacted by noise resulting from the construction of the FILL south runway. Position: Program Specialist Start/enddate: January 2Dl7topresent Role in the project: Ms. Pinares assists with invoicing procedures; she examines the month|ySubconsu|tant labor and reimbursable invoices for reporting accuracy and records budget and costs accordingly, Occasionally, Ms. Pinares serves as Administrative Assistant for the Broward County Noise Mitigation Outreach Center receiving Dania Beach residents and program participants as well as, directing in -coming calls among other derica�duties. Miamiofficm The Urban Group, mc, sozzmWzz"Street Miami, pLzszw2 Corporate Off ice, The Urban Group, Inc, 1424s.Andrews Avenue, Su�te 200 Ft, Lauderdale, ea3zo REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT GissellePinares, Resume, Continued PROJECT: Broward County Fort Lauderdale Hollywood International Airport (F&), Noise Mitigation Program. Client: BrovvardCounty Aviation Department. The RS[P is a $40 Million sound insulation treatment program for approximately IZOU housing units impacted by noise resulting from the construction of the FLLsouth runway, Position: Homeowner Coordinator : March 2O16toDecember 2OlG Role in the proiect: Ms. Gisselle Pinares served as Homeowner Coordinator, enhancing collaboration between numerous parties involved in the Residential Sound Insulation Program (RSIP), in order to reduce the likelihood ofproject xetbacks. City ofDania Beach residents affected by the additional aircraft noise from the Fort Lauderdale -Hollywood Airport runway expainsion who were deemed incompatible per pre - modification acoustical testing results, qualify for repiacennent of windows, doors, and in particular residences' ehr comditioming units, among other acoustical treatments to address noise pathways, Ms. Pinares worked closely with the Res|dentW Sound Insulation design and construction teams tocoordinate field visits, contract and scope of work review and signing meetings, construction pre-w/ |ks' and hazmat testing, and she fadN1ated post -modification acoustical testing and surveys., Adclitioma|hy, &4s. Pinares prepared necessary documents and notices for honmeovxners participating in the various phases of the RS| program, Ms. Pinares coordinated with contractors to satisfy city permitting and zoning requirements including boundary and elevation certificate surveys. Ms. Pinares was also, tasked with re0ew and recording general contractor product submittals and tracking warranty claims. EDUCATION University ofFlorida, 2012 Gainesville, Florida Bachelor of Science |RVVAAcquisition Courses: Bargaining Negotiations Course, 3O5(Completed May 2,IO17), Principles ofReal Estate Negotiations Course 2O0(Completed March 21,ZQ17), Legal Aspects ofEasements Course 8O2(Completed March 9,2O27), United States Land Titles Course 8OI(Completed March 9'2O17), Principles ofReal Estate Law Course 8DO(Completed March 7,2817), Standards of Practice for the Right of Way Professional Course 104 (Completed March 3,2Ol7) UCENSJNG/CERTFICATIONS Real Estate Sales Associate (#SL3356993) Certified Technology Specialist Certified Property Management Specialist OTHER SKILLS Bilingual (Fluent in English and Spanish) Miami Office: The Urban Group, :nc' aoow.vuza"Street Miami, FL 33142 Office: (ym)4azuaa Corporate office� The Urban Group, Inc. sm4s.Andrews Avenue, Suite znn Ft. Lauderdale, nasaza Office <os4>szz-szzo:Fax: (ys4)szz'wzz American rboot of Rea expre55 I.E. 9k15 5ati5 actorilp completeb tbe be5ignateb course requtremcnt5 of 5tubP a5 pre5cribeb by Hie 5c1jool abmini5trator anb i5 tberebp pre5enteb ijttij tlii5 Certificate of Completion a5 a (Lrttfttb ropertp management periati5t ••-tepliert Silettling, Qr3I Director of anication lure 4, Etna ijouanb aith )ix.teen 'Tom Dabibs'on Vire Pre5iDent American 5)tboo1 of Real e5tate xpre55 Ti9a5 5ati5factoritp compteteb t e be5ignateb course rcqiiirnwnt5 of 5tubp a5 pre5cribeb tbe 5rbool abmini5trator anb i5 therebp pre5enteb Witt) tbi5 Certificate of Completion a5 a Certifieb Ectbnotogp pcciaItt On tiji5 bate, Juu 4, Z!tho ZEIjouaifli anb txt teplien jJThttttn, CDET Director of autation Ent DEthiti5ori Vice pre5ibent RICK SCO I I , GOVERNOR KEN LAWSON, SECRETARY p Florida De �artmPmol Business ,- Professions au n STATE OF FLORIDA DEPARTMENT USINE .AND PROFESSIONAL REGULATION DIVISION OF REAL-ESTATE THE SALES, ASSOCIATE HEREIN! _CENSED UNDER THE PROVISIONS OF CHAPTER 47 , FLORIDA-STATUTES CENSE NUMBER:, SL3356993 EXPIRATION DATE: _MARCH 31, 2018 Always verify licenses online at MyloridaLicense.corn Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Resume —~GarJosemhs Real Estate, Right-of-Waiy and Ass,iGtaMt to Appraisers Gavaskar Josephs, a former Army Ranger who served in Iraq and Afghanistan, began work at The Urban Group as a real estate spec�alist for public sector right of way projects in July 2005. His workstation |sin Fort Lauderdale. Mr. Josephs has facilitated the demoiition of over 1,000 structures, much of which are in FD0Tright ofway projects. Heaboperforms asm"crossover agent" inacquisition and relocation activities. He has currentaccreditation as an Asbestos Inspector and Management Planner certifications from the Univeni1yofF|orida,TREEOCenter,andisaresidenda|honoeinspec1or.Heisa|sooertifiedtnvva|konthe [SXrai|noad. RELATED EXPERIENCE PROJECT. Temporary, Voluntary Relocation Client/ Employer:Atlantic Pacific Communities, St. Andrews Towers Catholic Health Services/ The Urban Group, Inc. Position: Real Estate Relocation Agent Role in the project: &4r Josephs performs resident interviews prior to scheduled moves, assists in relocation schedule preparation. Mr. Josephs supervises Coral Springs Moving and Storage, the subcnnsu|tantnperatioms and relays any follow-up work as needed, to accommodate specW resident requests toCatholic Health Services Administration. PROJECT: DN040 Districtwide Right of Way Clearing and Leasing Services. C]ient/Ennp&zye,: Florida Department ofTransportation, District Six / The Urban Group, Inc. has aRight of Way Consultant contract with FDOT. Position: Un'bouse Consultant Right ofWay Agent | Role inthe project: KHr. Josephs identifies and clears encroachments in District Right ofWay a!ndalong the [SX rail corridor' He prepares public bid packets and leases prmpenfies for the Department. Mr. Josephs receives property Surplus Request and create parcels, in RWMS to be, sold or leased. PROJECT: State Road 7 - DM-351-Right of Way Services. Qiemt/Ennplover: Florida Department of Transportation, District Four/ The Urban Group, Inc is major suhconsu|tantto Prime, AECOK4 Technical Services, Inc. Right ofWay Agent Number of parcels: 109 single family homes, multifamily and commercial properties Role in he project: Mr. Josephs prepared initial property inspection surveys, He supervised property protection services. He ordered Phase | environmental reports, reviewed environmental surveys and asbestos reports and supervises demolition activities. EE&G was the asbestos contractor. Miami Office: The Urban Group, /m� 3o1zmWzrStreet Iv/am/.FL 33142 Office: (yw)4o1-sos3 Corporate Office: The Urban amounInc, x42ws.Andrews Avenue, Suite zmn Ft. Lauderdale, rLso3z* Office (9s«)sa2-62zo�rav (95*)522-6422 13) A'N - � /F0L[|� . Gamaskorkseohs,A��sume, Continued REAL ESTATE AP,�'RAISALS & REAL PROPERTY MANAGEMENT PROJECT: Turnpike -wide Miscellaneous Land Acquisitions Services, Hollywood Boulevard Interchange Client/Employer: Florida Department of Transportation/ The Urban Group, �nc. Position: MghtofWay Agent Number of parcels: 12 single-family hornes, multifamily and commercial properties Role imthe Aroiect: Mr. Josephs supervised property protection services. He reviewed environmental and asbestos surveys, He coordinated property board -ups and utility disconnections, Mr, Josephs supervised the removal of asbestos waste and the demolition of sin& family, multifamily and commercial buildings. EE&Gwas the asbestos contractor, PROJECT: Sistrunk Corridor Streetscape Project and Flagler Heights Redevelopment Area, Client/ Employer: City of Fort Lauderdale Community Redevelopment Agency / The Urban Group served as the Consultant to purchase res�dentia| and commercial properties in a "willing seUer° voluntary land acquisition project, Funding was provided by 8roward County as part of the "Open Space and Land Preservation, Program". Position: Real Estate Acquisition Agent Number of ' :37commerdalandreoidcndaApropendesacquiredbydonadnna(omgNE6"St, from &S.1toAndrews Avenue. Role inthe project: Mr. Josephs held a dual role of acquisition agent and property manager for the Mixed- U!seLamdAcquls|1ionintheSistrunkBou|evard[orridorandF|ag|erHeiRhtsRedeve|opmentProjects,Fort Lauderdale, Mr. Josephs acquired residentially improved properties for right of way and redevelopment purposes. The CRAused avoluntary program tnpurchase properties, He facilitated the closings and ordered boundary surveys. Upon title transfer to the City, K4r' Josephs coordinated property protection disposition services including board -ups and utility disconnections. The prnpert�es needed to be demolished and land cleared. He provided oversight of environmental, asbestos services and demolition EDUCATION StranahanHigh School, 1S99 Ft. Lauderdale, Norida Attending Penn Foster College. B.A. degree in Business Administration. LICENSES and ACCEDITATk3NS * Certified Residential Housing Inspector * Florida R/ELicense SL#3O83816 • Asbestos Manager and Planner Miami Office: The Urban Group, mc, suz1wWzsStreet Miami, rLs3mz Office: (954)461a633 mrp�omteoffice� The Urban Group, Inc. zwz*S. Anurew%Avenue, Suitezoo Ft. Lauderdale, FL 33316 Page 79 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Lic: 38976.6449/6451 CSX on -Track Safety Certffication IVINami Office; The Urban Group, Inc., 3811 N.W. 21Street Miami, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, Inc, 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 "L. 1;21 v,,,.„2 •"; E, 1 rf "("7"''' — 4 ' ' 'Pag e 80 RICK SCO T, GOVERNOR KEN L SON, SECRETARY Florida Di r me s Business' Proessiona Regulation STATE OF FLORIDA DEPARTMENT OF BUSINES OFESSIONAL REGUL TION E PIRAT FOh1 {SAT€. t R , 2018 Always verify licenses online at ]yFloridaLicense.cem Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. WINKS aaaaiaiaaaabaaaaaRaaaaaaaalararaaaaAIM - NNW BaanaaannasnaawaMNasasnaal[iasananaaaisnaaana3na,tanaa.- a=aO6®paea-anaaam 41 1 1 1 4644CERT/BIR 900 N W_ 5TH Avenue. Fort Lauderdale, Florida 333 This is to Certify that 111111I1 111111ll IIII I.I II I 1 X X X—X X— 1 9 8 8 1424 S Andrews AVE #200, Fort Lauderdale, FL 33316 has successfully completed an Englis 22-Ju1-16 TO 22-Jul-16 Meets state requirements of FL 49-0001020/CN-0006273 and UT (6,0 core), 121 Processed By: To AuthenticCertificaf www.seagulltraining.corl 1-800-966-9933 as AI' N EW FDU ANi tiffs TRA E5 NDAAC Provider #451 Trainer(s): Mark Knick Training Address: 900 NW 5 AV, Fort Lauderdale, FL, 33311 Successful course completion based on exam score on: 07/21/16 - . c1mes F. Stump, Course SponsoY This Certificate Expires: 11111111111111 Certificate Number: 1{1I1 I6 II 1111121I 6 Course Number: SE1630 OA0000. WARINA cnntlfnntEtnntOVAMMAlfmRn!!llnnClfi!nnAliEp!!!!!i!!!R!/VERMfR! IRXWMF9l,�.la!!!l81 _ i - MlllPZt MsRfIIOQldalfl5 4111).5 99CER17MPR 900 N '. 5TH Avenue, For Lauderdale. Honda 333 I I , (9 4) 524-7203 This is to Certify that X X X— X X— 1 9 8 8 1424 S Andrews AVE #200, Fort Lauderdale.. 33316 has successfully completed an Engle 11 (mil it l f1 it u1-16 TO 22-Jul-16 Meets state requirements of Fl_49-0001020/CN 0006275 NDAAC Provider #451 Trainer(s): Mark Knick Training Address: 900 NW 5 AV, Fort Lauderdale, FL_ 33311 Successful course completion based on exam score on: 07/2 1 /16 ,# WWWWWE8{[EO!!WWWWW V.ECC!CH!!!fiO!!{RlCY!!!iE!!! Processed By: To AuthenCert icy www.seagul#training cor 1-800-966-9933 1L AI` CRIMINAL SIQN QF FALSE Ita U.S. ..,W `ThLS TR.Ai lNG .TS OF TITLEr FR PART 74S STATE. OR IA_ Certificate Number: I j 11111I II1II I1III 1Ill� II Course Number: SE1630 NWWWWWlllawW REAL ESTATE APPRAISALS & REAL, PROPERTY MANAGEMENT Henry ]'Vendugo Senior 0ight-of-VVayAgent Li'cen�smdReal Estate Asso�ciate Mr. Vurdogm[saCrea:tive challenge oriented, problem solver with proven excellent organizational, interpersonal, analyt�ca[ written and oral communication skills with strong ability to establish positive workinOrelationships with stakeholders. RELATED EXPERIENCE PROJECT: Facility Planning and Real Estate Department, Employer: School Board of8rowardCounty, FL Position: Rea� PrupertyAna�yst Dates: July ZO10—Present Bole imthe project: Providing information for the preparation of the School Board's five-year construction plan. Organizing and maintaining property documents including leases, deeds, easements, covenants and restrictions for the District. Assisting legal counsel in preparing contract, leases and other appropriate legal documents. Key member of a Superintendent appointed strategic team coordinating the successful move of personnel from Sawgrass Technology Complex comprised of 115,000 square feet of office space toother district locations saving the School Distric12.S million annually in lease rent. Making recommendations for the purchase and sale of district owned property and disposal of surplus property. Researching property data and county tax records and preparing real estate appraisal reports for various existing amdpotential sites, PROJECT: Fadfitiesand Construction Department Employer: School Board ofBrovvard County, FL Position: Project Manager 8 Dates: March 2QU7toJune 3O1O Role in the project: Overseeing of maintenance, renovation, repair, construction, and telecommunications; leasing activities at all administrative sites. Supervising and coordinating all repair/construction projects with contractors, consultants, governmental agencies and communities, Identifying, evaluating, and negotiating construction costs. Supervising all construction trades and reviewing and negotiating aA change orders and additions to the construction project prior toformal approval. Supervising and coordinating all repairs at the Kathleen C. Wright Building, incMing the exterior and interior due to Hurricane Wilma at approximat0y 12.5 million dollars incost. Enforcing the execution of contract terms and conditions by monitoring and documenting contractor performance. Involvement in the lease acquisition and renovation of Sawgrass Technology Complex of 115,000 square feet of office space and the relocation amd consolidation ofsatellite offices into the Savv8rass Technology Park, Miami Office: T^eUrban Group, Inc _ 381.1mvvzu"a/eet Karni'rL 33112 cmporaiteoffi�ce:: The Urban Group, Inc. z*z*S. Andrews Avenue, Suite zom Ft. uuu°m*fv.rL 33316 /A Oil � Henr J, VerdugqResume, Continued REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT PROJECT: School Board Comprehensive Expansion, Renovations and Construction Employer: School Boa,rdofBmward County, FL Position: Property Coordinator Dates: March 2O04—March 2OO7 Role in the project: Supervision and implementation of studies, data and technical information in the preparat|onofthe School Board's five-year mandated comprehemsiveexpansion and construction plan. Recommendat�onand identification ofparcels mfland which meet program needs and requirements for school sites. Review of s�te surveys, engineering reports in evaluation and coordination of easements, right of way, title deeds, covenants and restrictions for preparation of documents for the Site Review Committee. Consulting with legal counsel in preparation of contracts, leases, deeds, mortgages required toexecute lease construction plans and partnership programs, PROJECT: Various, Freelance: Negotiation, Acquisition, and Construction Projects Employer�VerdmQo8^Associates Position: Property Coordinator Dates: March 2003—March 2004 Role inproject Negotiated license agreements with landlord/attorney from lease acquisition/renewal through construction Supervision phase of design, construction/repair and or maintenance of small freelance projects. August 20D2—March 20C3' Regrouped due tmthe severity ofthe World Trade Center 9111 Disaster PROJECT: Architectural, Engineering and Construction, Project Management Services Employer: Telecommunications and Security, New York City Dept. of Probation Position: Director ofFacilities Management Dates: July 1998—August 2002 Role |nproject: Overseeing aNmaintenance, repair construction, te|eoomrmunicationsandleasing activities in a 68-million-dollar municipal agency with over 31 City owned facilities and eight leased facilities citywide. Assisted in the recovery and rescue teams involved in the'World Trade Center 9/11 DisasterManaAingasix-miUion-do|larbudgetandsuperv�slng38en@dneers,maimtenancecrewand support staff, Preparing RFP's pertaining to architectural and engineering and construction services. Supervising and conducting all site selections for new potential facilities, Prepared lease abstracts and license agreements for approval by the agency General Counsel and the Commissioner, Miami Office: The Urban, Group, /m� anomWzu"Street Mum/.rI. 33142 Corporate Office: The Urban Group, Inc. m24sAndrews Avenue, Suite zno Ft, Lauderdale, pLssy1s - REAL ESTATE APPRAISALS & REAL PR[lPERT\y MANAGEMENT Henry J. Verduqo, resume, Continued PROJECT: Hospital' Design and Construction Projects EgjpLoyer� Bronx Lebanon Hospital Corporation Position: Project Manager Dates: July l9,97—July l998 Role in project: Overseeing the design and construction of hospital projectstotaling Z.Gmillion dollars, Establishing budget, critical path scheduling, hospital safety and hazardous waste handling procedures duringcnnstructimn phase. PROJECT: Relocation and Consolidation ofCentral Headquarters Project 1C0Gold Street Project Posi6on: Director ofDesign/Construction Dates�January 1995—July 19,97 Responsibilities included: Supervising staff of23architects, engineers, estimators, contract trades during the negotiation, design, construction phase and signoffs (cerfficate of occupancy) of the relocation and consolidation of central headquarters (Approximate value 23miNion). Oversee maintenance and construction of23facilities citywide. PROJECT. Commercial Real Property Design, Planning and Construction Project Employer: R.H.H. Macy Co. lnc. Corporate Design, Planning and Construction Division Pnsitimm Assistant Architect Dates: February 1987—October 1987 Role in Project: Design retail stores, prepared architectural plans and construction documents, EDUCATION Pratt lnstitute, New York City, NY- Bachelor of Architecture with minor in Engineering Lice nsu cation, Asbestos Abatement Certification: Management Planning & Facility Survey 8' Building Svste�nnS Licensed Real Estate Associate License No, SL]375575,Expires: 9/3D/2Q18 miamioffiw The Urban Group, /nc, am1zwWzcStreet Miami, FLaamz Office: |n54*sz-3nss mrporateoffice� The Urban Group, Inc. 1424 S.Andrews Avenue, u.ueom Ft. Lauderdale, pLsa31a DBPR - VERDUCiO, HENRY .1, R atl. Estate Broker or Sales Page 1 of 1 /1:5623 AM 1/19/2017 Licensee Details Licensee Information Name: Main Address: County: License Mailing: LicenseLocation: License Information License Type: Rank: License Number: Status: Licensure Date: Expires: Special Qualifications Alternate Names VERDUGO, HENRY 3 (Primary Name) 3431 SW 27TH ST FORT LAUDERDALE Florida 33312 BROWARD Real Estate Broker or Sales Sales Associate SL3375575 Current,Inactive 01/17/2017 09/30/2018 Qualification Effective View Related License Information View License Complaint 2601 Blair Stone Road. Tallahassee FL 32399 Email: Customer contact Center ;: Customer Contact Center: 850.487,1395 The State of Florida is an AR/FF0 employer. Coovrioht 20g1L1.910 State of Floriga. Privacy Statement Under Florida law, email addresses are public records. If you do not want your email address released In response to a public -records request, do not send electronic mall to this entity, Instead, contact the office by phone or by traditional mail. if you have any questions, please contact 850.487.1395, *Pursuant to Section 455,275(1), Florida Statutes, effective October 1, 2012, licensees licensed under Chapter 455, F,S, must provide the Department with an email address If they have one. The emails provided may be used for official communication with the licensee, However email addresses are public record. If you do not wish to supply a personal address, please provide the Department with an email address which can be made available to the public. Please see our chapter 455 page to determine if you are affected by this change. Page 87 molnriciAli( rnrnir jrn-91cf-', I)= c =934EF,BADOE828386CR., 1/19/2017 52075 ,41 fEARSON Exam Result: PASS FLORIDA DIVISION OF REAL ESTATE Henry Verdugo 3431 SW 27TH ST FORT LAUDERDALE Candidate ID: Date of Birth: Exam Date: Examination Name: FL 33312 011222837 4/15/1960 1/14/2017 FL Sales Associate Congratulations on passing the Florida Real Estate Licensing Examination! You are now ready to join the more than one million Floridians licensed by the Department of Business and Professional Regulation (DBPR). DBPR no longer prints and mails initial, renewed or duplicate licenses. If you applied for your license through DBPR's online services, for your convenience, you will receive an email with an attached printable copy of your license within two business days after you have passed the examination. vou can also print your license using the secure online DBPR account at wvvw.myfloridalicense.com and following the step step instructions on how to submit a print request. if you have not created your online account, please do so immediately and submit your license print request two business days after you have passed the examination. You may only begin performing real estate services once the DBPR website reflects that your license is in an active status and associated with the proper broker or brokerage. To activate your license you must first submit your request either through our online services or using hardcopy form(s) required by DBPR. For the sales associate license, your qualifying broker can activate your license through their DBPR online account. The required form(s) may be found at www.mvfloridalicense.com by clicking the "APPLY FOR/UPDATE LIICENSES" tab at the top of the page. If you have any questions, please contact DBPR at 0.487.139 'I he authenticity of this score report can be validated by using Pearson VUE's Online Score Report Authentication found at: www.PearsorLDE,cornauthentie Digital embossing eliminates the possibility of unauthorized embossing of counterfeit score reports. Registration Number: 309643560 Validation NUMber: 10656:98178 Page 88 Roadway 'Vyotjter Protection Contractor Safety RWT 866-479-8462 www.rrtrainers.com 2016 ANNUAL CERTIFICATION Name: Verdugo, Henry eonipany: AAG Issued: July 22, 2016 Facitator: Maurice Borrows Fac. No, 16-: CSX Public Safety Coordination Center 1.800-232-0144 66 Page 89 Vero, Roberts Evvit,rviatvvLal, TrgvavLs, 1 tAZ. 1.3j 2Y-_9 4th AVe, InA/ce N sevv.1A/uoLe, FL 337 y-27-03-30 07 Asbestos s Meck 14,1ca t, (1,vi,spRe-freskier Tra 0,0 s to certiFfu tkot fi-etAid verotkoo fr-tsc,ohkpieted the reqvisfte trt2i-wi.ng for ao,der TSCA TITLE 11 DPte or EA hiti.voti-ovu 4/2/20. 1te of aourse:4/2/2017 trPcLov, Dui te 4/212ov? certEfl.te 04021702,AM Course F1 4.9-0000 22 Provider # FL_ 19-0003R:1_0 1A,sLyL4tor abORF,a6,,,,aaaaMgaidadia,,,,a, aa,PagalaA,a'agiaaidaPavada,a0,a4a,MVA,0,,,0 ,e2a,ff ABIIMOWialMinadaaWnadaaaVaV,M,,gfada,,,,OVIMISAMORMAWraa, arA,V,SW 1 , , Page 90 Ve Asbestos s E tA,vGrC Avewve N avi, gevvc.ewtPLRvi,v+.erRefrTrigiv Q i Tilts is to Gerti, f u that -tevLrj verruga oLe, FL 3.3770 ovupLeted tP e requi,s :te traLo„Lv- for asbestos t Ltv,oer TSCA TITLE f P Date of Exa vvt1,o,atLovv 4/2/2017 pate of Exp rat,ov, pate 4/2/201 Ce rti f L to # 04021702PM rse ; FL-4:9-00003( 23 Provider f L4 -C 003 '10 Page 91 I ll""' REAL ESTATE APPRAISALS & REAL PROPERTY MANAGE,Y'E0T Matthew Rosenbaum Program Controls Manager Licensed Real Estate Associate Mr. Rosenbaum is cuurently the Program Controls Manager for the Noise Mitigation Program at the Fort Lauderdale — Hollywood International under the supervision of Broward County Aviation Department. The project isfunded by the Federal Aviation Administration (FAA). K4r. Rosenbaum is an accomplished facility management professional with diverse experience in Public Sector Real Estate, Financial Management and Strategic Planning, Mr. Rosenbaum holds Florida Real Estate Broker License aswell as a Licensed F|mhd�a Community Association Manager. SIIM'|LAR RELATED EXPERIENCE PROJECT: Grmvvard County- Fort Lauderdale HoNyvvood International Airport (FLL), Noise Mitlgat|on Program. CLIENT: RrowardCounty Aviation Department, POSITION: Program Controls Manager ROLE IN THE PROJECT: Mr. Rosenbaum serves as a senior level position charged with management and oversight of the program controls for the Residential Sound Mitigation Program (RS|P). Responsible for the implementation and management of the overall program management support services, including the management of the public outreach facility and office infrastructure. The RS|Pisa$4OMillion sound insulation treatment program for approximately 1,700 housing mmits impacted by noise resulting from the construction nfthe FLLsomth runway. START/END DATE: May 2015 to Present PROJECT; Property Mamagem:entofHousing and Urban Development (HUD) City of Margate, Florida properties. CLIENT: New Community Strategies POSITION: Manager ROLE (NTHE PROJECT: Mr. Rosenbaum oversaw private property Management Company that provided property rnanagement& Accounting services to municipalities, special taxing districts and community associations, START/END DATE: Feb 2005 to May 2013 EDUCATION Nova Southeastern University, 2001 Ft. Lauderdale, Florida Bachelor of Science Aclministrat�on (MBA) LICENSES F;orida Real Es Miami Office: The Urban Group, Inc., xwowWzrStreet wiam�'usawa Nova Southeastern University, 2003 Ft. Lauderdale, Florida Masters inBusiness in Business Administration Corporate Office: The Urban Group, Inc. 14e*cAndrews Avenue, Suve/on Ft. Lauderdale, FL 33316 REAL ESTATE APP•AISALS & REAL PROPERTY MANAGEMENT Florida Cornmunity Association Manager Miami Office The Urban Group, Inc,, 3811 N,W, 21" Street Miami, FL 33142 Office: (954)461-3633 Corporate Officei The Urban Group, Inc. 14245. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226i Fax (954) 522-6422 " ‘1; gptal e ,(41:!:"; tr611 7t, Page 93 r RICK SCOTT, GOVERNOR KEN 'LAWSON, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE BROKER HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES ROSENE1AUM MATTHEW BENJAMIN 1512 NW 10TH COURT SUNRISE FL 33323 LICENSE NUMBER: BK3197596 EXPIRATION DATE: SEPTEMBER 30,2018 Always verify licenses online at MyFloridalicense.corn Do not alter this document In any form. This is your license. It is unlawful for anyone other than the licensee to use this document. Page 94 I l / REAL ESTATE APPRAISALS & �/F�)U|� / REAL PROPERTY MANAGEMENT MaBa|yPinaras Financial Manager Licensed Real Estate Associate K*rs, Maggie Pinanes has been employed with The Urban Group for 2Gyears with experience in several aspects of government assets and Disposal Services, Right of Way Acquisition, Relocation Account Management, and Real Property Manager. She has provided oversight for project financiail management related to invoices. On public sector real estate projects, Ms. Pinares is also responsible for processing and rev|evv�ng real estate contracts and data entry into the Production Management Systems. Ms, Pinares is experienced in working in acquisition, re�ocation and property management work groups, SIMILAR EXPERIENCE: K4s. Pinaee is a Florida Ncensed real estate broker and has worked on various acquisition projects involving involuntary and ~wiUhmg seller" (voluntary) purchases. She has worked on Community Redevelopment Agencies ([RA)and FDDT projects as both an acquisition, and relocation agent. Maggie researches property ownerships, prepared initial offer packages, and willing seller offer packages, and ne8ocatimn documents under the Uniform Relocat�om Act (URA) Buid6nes. In doing so' she has performed pre- and post -closing tasks, prepared move cost claim packages, replacement housing payments, and performed propertylnspect|oms and inventories. On the United States Marshals Service project, Maggie served as a Property Specialist and was responsible for invoicing and project accounting, tenant liaison, rent collection, property inspections, coordinating the termination of utility serv[ces, file and database maintenance along with financial reporting tothe USM5. She maintained U5MS/TUGjoint operating, and escrow accounts. U5IVISaudits never discovered a deficiency. Asa real estate professional, Maggie has been involved |nTUG'scontract todispose ofHUD government owned assets. Ms. Pinares was responsible for the agency's financial records using the HUD Accounting reporting system to track the proper allocatio,n of funds Under several HUD funded projects, including the annual FEMA housing assistance. She was also involved with the bidding process and the selection of responsible bidders to perform the required work under HUD guidelines, Ms. Pinares performed quality control reviews of contractor's records for compliance with the Davis -Bacon Act. She conducted personal Interviews on -site, to verify that all wages were paid according totheir work categories in the area, and report toHUD any findings. Miam/office� The Urban Group, Inc, 3811m.vvxr`areet Miami,rLaawz mrporateoffice� The Urban Group, Inc, m2*S.Andrews Avenue, Suite 210m Ft. Lauuerda/e,pL 33316 Office (y54)uzz'szm�mw(o54)5uzsoo � 7� ^ � c/ ' 1 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Warily Pinares, Resume, Continued PROJECT: City of Lake Worth CRA — Acquisition Services Client: City of Lake Worth Position: Acquisition and Property Management Agent Dates: 2007 — 2010 Reference: Corey O'Gorman, CRA Interim Director Role in Pro.ect: Mrs. Pinares acquired under voluntary acquisition, residential dwellings for the CRA. As property manager for the agency, she leased back to occupants and collected rents until the relocation was complete. PROJECT: Broward County Aviation Department Client: Broward County Position: Financial Specialist Dates: June 2009 — Present Reference: Trevor M.A. Fisher, P.E., MBA, Broward County Aviation Department 954-359-6866 Role in Project: Monitor the overall budget for the Noise Mitigation Consultant Team members, responsible for the accuracy and. quality control of the team invoices. Ms. Pinares assist Relocation agents with the Spanish speaking displacees. PROJECT: Acquisition/Relocation Services, City of St. Petersburg, DO E 1 and 11 Projects Client: The City of St. Petersburg Position: Relocation Agent Dates: Jan 2008 — Nov 2012 Reference: Mike Psarakis, Sr. Real Estate Coordinator, City of St Petersburg, 727-893-7794 Role in Project: Ms. Pinares' responsibility included relocation of residential occupants in accordance with the Uniform Act. She prepared Needs Assessment Surveys, research and the maintenance of inventory of available replacement housing sites, delivery of notices, provision of advisory services, calculation of relocation payments, preparation of claim packages. Licensed R.eals Estate Associate: License Number: 239119,, Expiration: 9/30/2019 Miami Office: The Urban Group, Inc., 3811 NW, 21' Street Miami FL 33142 Office: (954) 161-3633 Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax:1954) 522-6422 " r ?'` 4.? 144, P7,,,</:/:!:C 7d'.75Y..'" .3 4 !.? Page 96 9/ /2017 Reated License Information Print all related licenses. Lit:x1INet1 Name: THE URBAN GROUP INC License Number: 239119 Rank: Real Estate Corporation License Expiration Date: 09/30/2019 Primary Status: Current Original License Date: 04/19/1985 Secondary Status: Active ,°lAteal 11:tt.TIISC Infornrition License Number 661098 Status Related Party Relationship Relation Rank Expiration Type Effective Date Date Current, PINARES, MAGALY Employed By 03/02/1998 Real Estate Broker 03/31/2018 Active Sales Associate Page 97 https.//www myflorIdaIicense com/relationList asp?record_cnt=18,Licld=4040728,Lname=Pinares&datefrom.&LicNum=&dateto=3Fname=Magaly&Cat. 1/1 REAL ESTATE APPRAISALS �& REAL PROPERTY MANAGEMENT MariaUanes; S�eniorRight'of-WaVAgent Licensed Real Estate Associate Maria Llanes has more than 20 years of experience in real estate, with a thorough understanding of public sector right-of-woyproperty management. She has been involved inmost phases of transportation projects including acquisitions and right-of-way clearing and demolition. Ms. L|anesis proficient in the Florida Department nfTransportation's (FDOT) various software, inckuding Right of Way Management System (RWMS), Electronic Review Comments (ERC), Project Suite, and 0WP8 {Office nfWork Program and BudgetL Presently Ms, Llanesserves asan in-house omnsultantSr. Right ofWay Agent for The Urban Group inthe Property Management Division at FDOT District Six. Ms. Uanes has accumulated over Qyears of experience working c�ose|yvvith,the South F(o6da Regional Transportation Authority (SFRTA) in rnmt±en related tothe FDOT'ovvned South Florida RaO Corridor in Miami -Dade County, Ms. L|ame/ responsibilities include, but are not limited to, obtaining approval from SFRTA for the leasing and disposal ofSFR[right-of-vay;assisting inmatters related tothe relocation ofSFRTA'sTh'RaiUMiami Airport Station in Connection with the MIC Central!, Station; assisting SFRTA in the procurement of excess property along the SFRC in connection with the needs of Tri-Rail stations. Throughout the years, Ms. Llanes has developed excellent working relation5hips with SFIRTA staff and has gained the knowledge and understanding of the various operating and maintenance agreements between FDOT and SFRTA a,s they relate tothe SFR[. Prior tmjoining PBS&), Ms. Uanes^ previous experience consisted of multitude ofsuccessful negotiations in property management as well as development and implementation of strategic marketing plans. She has established, serviced, and maintained numerous accounts, including penetrating the military sector and working closely with government accounts. Ms. L|aneshas experience mdealing and complying with local and national policies and procedures as well ascoordinating multiple deadlines and demands, She ixalicensed Real Estate Sales AssVciate�She |s a member ofthe International Right ofWay Association (|RVVA) and has successfully completed six out ofthe eight required hR\NAcourses to obtain 8RVVA certification in Right nfWay Asset (Property) Management. In addition, Ms. Llanes has successfully completed IRWA Course 902, Property Descriptions and two courses offered by PBS&J University - Easements Part I & Il. mum|o*ce The Urban Group, /m� 3811 mWzz"Street Miami, pLsaz«z Vmrr�(954)*s1-aosa corpnrateomce. The Urban Group, Inc, /wz*s.Andrews Avenue, Suite zuo Ft, uuuermave.pcao1a 4����~ paQe8@ REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Maria, Llanes, Resume, Continued RELATED EXPERIENCE FLORIDA DEPARTMENT OF TRANSPORTATION, DISTRICT SIX, AN|xM|`DADECOUNTY, FLORIDA Start Date: Nmvernber2OOS End Oate:Present Employee Role: For the past four years, Ms. L|anes has supported District Six staff with her property management experience, organizational skills, and ability to multi -task. Her task assignments have included, but not been hmited to, field inspections ofproject parcels, resolving maintenance problems, contacting and communicating with utility companies, coordinating and processing leasebacks, the leasing and d�isposa| ofFDOTexcess property, and creating and maintaining a varietyofppoperty management reports. She has a t�Mmrough knowledge and understamdingofF0OTprocedures, including Quality Assurance Requirements, RVVMS,property management issues and concerns, and the ability to resolve them, Ms. L|anes'connmitment and dedication as well as her pro -active approach toidentifying theneedsofthedepaMLmentandprovidhngsoUudonstomeet1hoseneedshaveassistedF0(]Tin increasing revenues and overcoming numeromschallenges, |naddition, she has built positive working relationships with the various district department managers and staff, gaiining an understanding of their functions and respons�b|Uties' thus allowing for the cooperation and efficient coordination in anticipation or resolution ofissues at hand. CERTIFICATIONS Real Estate Salesperson, Florida (SL3031686) Notary Public, F|orlda(QD01222Z) CSX Transportation Safety Certification PROFESSIONAL AFFILIATIONS International Right -of -Way Association Professional development EDUCATION Principles of Real Estate, [onLinming Education, Gold Coast School of Real Estate Principles ufLand Acquisition, Course 1010 Eth;cs and the Right of Way Profession, Course I03 Principles of Real Estate Negotiation, Course 200 Environmental Awareness, Course 5OU Introduction tVProperty Management, Course 78Q Property Management Leasing, Course 701 Principles of Real Estate Law, [ourse8U0 Property Oeocript�ons, Course 902, International Right ofWay Association (|RVVA) Miami Office: The Urban Group, |oc.. axum�W.zz"mreer Miami, pl.zm1mz Corporate Wic : The Urban Group, Inc. mmS. Andrews Avenue, Suite 2no pt.c°"me,u^/e,rLaaa`6 Office (ps4)so'szzs:pax�(os*)s22-64zz Z,«"�ears~ pogeB9 ,ft- I Nw L United States Land Titles, Course 801 Easements Part & PBS&J University Miami' Office: The Urban Group, Inc., 3811 N.W. 21Street Miami, FL 33142. Office: (954) 461-3633 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Corporate Office.: The Urban Group, Inc, 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226 Fax: (954) 522-6422 frieRZ 71,!' 3,4 1,LL Page 100 fm- " I RICK SCOTT, GOVERNOR - A KEN LAWSON, SECRETARY - - - Business Professiona STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE SALES ASSOCIATE HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES LLANES, MARIA DE LOS ANGELES 6641 NW 174TH TERRACE MIAMI LAKES FL 33015 LICENSE NUMBER: Si3031686 EXPIRATION DATE: MARCH 31, 2018 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Jacque|hnePottnger Airport Development 'Administrator, Licensed Real Estate Associate Ms. Pott|nger is an Organized, enthusiastic, and motivated professional with proven leadership skills, project management aiss|stance, administrative support, customer service, office management, and purchasing experience is seeking a position to utilize my strengths and demonstrate myability toassist with the organization'sgrowth and success. • 4dedicated ennpUmyee^with a track record nfleadership, prnducti`ity, consistency, and responsibility. Able totake initiative and deliver the highest levels ofquality work; a committed team -player who isequally capable ofworking independently, = Organized, accurate and detail-orienited, with excellent time management skills. Efficient in all areas ofadministrative, project management assistance, customer service support, office and facilities management, uh�ppinp/nece[vin8,inventory management, and logistics with over thirteen yeaioofquantifiable experience. ° Outstanding phone, computer and information technology skills. Proficiency in key K4icrosoft[}ffice and Adobe programs (Outlook, Word', Excel, PovverPoint, Acrobat Pro) with the willingness and ability to learn new industry software. • Excellent customer service and interpersonal skills, with the ability toform strong, cooperative bonds with clients, coworkers, suppliers, and rma:nag�ennent�re8ardlessofage, cultural background orsoc[ueconmmiclevel; thrives inadiverse, nnu1ticu|turai work environment. Experience The Urban Group, Ft. Lauderdale, FL: 9/2Ol5—Present Assistant to the Project Administrator • Assist BrovvardCounty Aviation Dept. Expansion Project Administratorrcspomsib|ehara $48 Million FAA/Ft. Lauderdale Airport Expansion Noise Mitigation Program created to provide Federal Funding assistance toqualifying residents. • Communicate, update, and continuously monitor project proQreso.Fo||owupvvithlnterna|and external teams and clients. • Responsible for organizing, updating, and tracking submitted project information, documents, and' data file mana8emeot. Develop, manage, and maintain numerous databases tocomply with project deadlines and goals. • Schedule and coordinate, meetings, Develop meeting agendas, compose meeting minutes, and presentation media for meetings. w Process and coordinate all outgoing client deliverables, proposals, and vendor submittals for payment. 0 Accountable for directing or answering client inquiries and assist with resolving their needs. Miami Office: The Urban Group, Inc _ aaumWz1"Street Miami, r/3a1^z Corporate Office: The Urban Group, Inc, mz*S. Andrews Avenue, Suite zoo Ft, Laudemoe'FLss3zs Office (9n4):zz'szzaFax: (9s4)sz2'642z If �����/�����trr^�������t�/�r�4#��r�" REAL ESTATE APPRAISALS & - ����� ��������T� 0Y�KJ���Y0E��7r �['�U|� ^^�~^^— PROPERTY ^—~~' ~ '^"^`'~��~~^—'^=�" / uLo c`/^� c. Lq�gyelinep���Resume, Continued K4arHmEnginee ring, |nc,P ]antatimn,FL: Q3/JOl4—O6/ZO14 (90-dayassignment) Accountim8/Admln|stratlweAssistant ° Established, organized, and coordinated logistics for recently relocated business. Implemented new office procedures. *Assisted Controller and the Accounting Department to perform daily alctivities for accounts payable, accounts receivable, time sheet/payroDinput, records retrieval, archiving, database entry and management. � Point of contact for office mna�chines, inventory, service or maintenance related issues. Established outside vendor services, shipping and logistics vendors, office supply vendors, and janitorial service. Managed office machines and supplies. Instrumental in creating an optimally functioning office environment. 4E[@K4,3unrise FL8/2004-4/2O13 Administrative Assistant/Logistics Coordinator w Accountable for all shipping carrier invoices and charges by evaluating, reconciling, and processing all invoice charges before submitting tothe billing department for payment, • ResponsNefor all incoming and outgoing package shipments. • Ordered, inventoried, and maintained all -supplies used and needed tosustain the organization'soffice environment for a staff of 60 onsite employees and equipment for additional field personnel. Education/Licensing: �A.S.Cum Laude, Supply Chain Management Degree Broward College; Pembroke, Pines, FL Licensed Real Estate Associate: Miami Office: The Urban Group, /�� smow/m.zz"Street Miami, FL 33142 Office: (es4)4s1'3o3s Corporateoffice� The Urban Group, Inc. 1424S. Andrews Avenue, Suite 200 Ft, Lauderdale, FL. Bsas Office <*s4)sa2-soeFax: (vs4)5zz'soo RICK SCOTT, GOVERNOR MATILDE MILLER, INTERIM SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE SALES ASSOCIATE HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES POTTINGER, JACQUELINE JOAN 6759 SIENNA CLUB DRIVE LAUDERHILL FL 33319 LICENSE NUMBER: SL3223373 EXPIRATION DATE: MARCH 31, 2019 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your Iicense. It is unlawful for anyone other than the licensee to use this document. Page 104 11�c ( r�u REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT' Resume—Mary@Mn Schneider Appraisal & Real Estate Administrator EXPERIENCE Geptember30�1GPresent The Urban Group, Inc., Fort Lauderdale, Florida w Preparation and aosernbivwfproperty appraisals. Provide research and compile data for a variety of appraisals including commercial, residential, estate and other special type properties. N Provided support tothe Relocation Manager mmprojects inthe form ufassistance in interviewingdhents and relaying information to clients. a Took photographs for the project and created data charts. a Create invoices and maintain inventory as well as deliver documents for the appraisal dep�artment. N Provide Administrative support services to The Urban Group, Inc., (TUG) Appraisal Division. Administrative Assistant May 2U13tpSeptember 20l6 Bro aird Custom Kitchens, Inc., Coconut Creek, FL (Premier kitchen and bath remodels) � Responsible for payroll of sub -contractors, customer contract payments and vendor payments throughOuickbooks. � Processing of permit applications for company and sub -contractors, scheduling of inspections and obtaining certificates for final work toclose out w Organized resource center of pertinent vendor information and purchaise orders, Maintain sub -contractor licenses, liability insurance andvxorkman's compensation database. • Maintain office supplies, check ordering, schedule boards of employees. • Preparation of client quotes and contracts for customers via Microsoft Outlook and Excel, 01 Prepare customer workbooks, maintain inventory ofcustomer files, • Maintain state, county and city business clocument requi'rements for office including lice,nse, insurance, business tax, m Order merchandise such as counter top slabs, plumbing fixtures, and hardware, • Maintain, all records through NEAT system. • Process daily e'mai/sfor all orders and pertinent communication. • Maintain scheduling of suib-contractors via Microsoft Outlook calendar. Coordinate scheduling ofcustonmersandsob-contractors,for customer appointments, • Send out customer correspondence for business appreciation. Miaminffice� The Urban Group, /m;_ 3811 NA, o"Street: Miami, rLsywz Office: (ys«)46z'aasa m=o�rate Off lce� The Urban Group, Inc. 1424s. Andrews Avenue, Suite 2on Ft, Lauderdale, pL 33316 Office (v5«)szz-6oa'Fax: (p5«)so-wzz l�u (TR 11AN -- ��� � REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Maryann Schneider, Resume, Continued: Maryann Schneider Resume, Continued: March 201]-Maly ZO13 Administrative Assistant Lovell Marine Construction, OoNamdPark, FL • Provide excellent customer service for incoming calls and forward calls to appropriate department • Organized file system and inventory of various entities within the company m Created proposals for new marine construction jobs and repeatd|ents. • Created job boards for schedu|limgnfconstruction jobs December 20I1-October 2012 Cashier: Kings Point -East End [af6^Delray Beach, FL • Organized products and maintained cleanliness nfrestaurant • Provided customer service to guest • Worked asafill inwaitress and bused tables asneeded July 2O11-October2O11 Administrative Assistant: Sky team International, Sunrise, FL • Answered all incoming calls, determined client's need and transferred to appropriate department • Provided data entry for aircraft work orders � Assisted with, accounting tothe Office, Manager with accounts payable and accounts receivable � Maintained electronic filling ofwork orders, purchase orders, and sales orders � Assisted with shipping and receiving Vfaircraft parts � Organized inventory ofall aircraft parts, paperwork and assured compliance with FAA regulations ]anuaryl997-February]OO9 Office Manager Donald K4uncy.LL['Lauderdale 6ythe Sea, FL m AnsvveraH |ncormingcaNs, determined clients' needs and prepared information for appraiser m Prepared appraisai| proposals, for city and state agencies • Received and d'istr|butedall client, attorney and key business correspondence and distribute documents appropriately. Composed letters and memos, process legal documents and e-mails regarding individual business. • Preparation and assembly of property appraisals. Variety of appraii5alS including coirnmiercW, residential, replacement cost appraisals as well as estate and other special type prmperties. Review of residential documents such as leases, property taxes, home owners' fees, zoning Miami Office: The Urban Group, Inc., smz1m.w2rStreet Miami, p|oz42 Office: <os^>*az'zsss Corporate Office: The Urban Group, v,m. 1424 S.Andrews Avenue, Suite zoo m. Lauderdale, r/aasza Office (954)szzs22s:Fax: (954)522/6422 Pl�,Uvotp��Lllh�L�A, pubLiusec,t ll, �,eOL PstrAtp, fnr—s~zMCp,s REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT and flood zone. Miami Office: The Urban Group, Inc., 3811 N W 2 I" Street Moami,, FL 33142 Office: (954) 461-3633 Corporate Office: The Urban Group, Inc.. 1424 So Andrews Avenue, Suite 200 Ft, Lauderdale, FL 33316 Office (954) 522-6226: Fax, (954) 522-6422 SeCtOY" r e2 estc,ae rs' Page 107 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Stephanie A^Gonzalez Right -of -Way Agent Licensed Real Estate Associate Mrs. Gonzahezgnaduated from Florida International University with a Bachelor's Degree in Psychology. She has a current Florida Real Estate Sales Associate License, and she has been employed with, The Urb�n Group, Inc. since May 2016. Mrs. Gonzalez has extensive computer, organizational, and managementskiUs, as well as proficiency in AVVM5, Microsoft Word, Excel and program formatting. She isanIn-house Right ofWay Agent atthe Florida Department ofTransportation, 0strictSixinMiami,FL Areas mfexpertise include: • Management, including recruiting and training new staff • Finance, including budget creation and adherence, sayes and purchasing analysis, billing, AR, and AP • Relationship Management, including customer focused service, needs based approach — managing, maintaining and growing book ofbusiness. RELATED EXPERIENCE PROJECT: Di�strictwideR Clearing and Leasing Services This project provides consultant services as an extension of FDOT staff to assist in the clearing of the right nfway and leasing ofFDOT~ownedproperty, C|ient/Emp|nyer: Florida Dept, ofTransportation (F0OT)District Six, Miami -Dade and Monroe Counties, FL/ The Urban Group, Inc. Position: Right ofWay Agent Start Date/ End Date: May JO16-Ongoing Rn|e in the pro�ect: K4n. Gonzalez assists in the contract and offer package preparation. Mo. Gonzalez participates in regular inspections of acquired parcels; She is responsible for coordinaition of necessary maintenance included in procurement of mechanical and electrical services, roof repairs, facility security, pest control, ais well as the installation and maintenance of fences. Florida international University, Miami, FL Bachelor's Degree, Psychology Major 3.ZGPA December 2013 PROFESSIONAL ACCREDITATION Licensed Florida Real Estate Sa�es Agent License Number SL3354809 M*m/office� The Urban Group, Inc., somw.wzrStreet w1u~iFLa»z42 omce�(yso)waz-noos cmrpvm,teoffics The Urban Group, Inc �14a*sAndrews Avenue, Sumem00 Ft. Lauderdale, FILs33zo 12/28/2017 DBPR - GONZALEZ, STEPHANIE ANNE, ReaI Estate Broker or Sales 30019 PM12/26/2017 Licensee Details Licensee Information Name: Main Address: County: License Mailing: LicenseLocation: County: License Information License Type: Rank: License Number: Status: Licensure Date: Expires: Special Qualifications Alternate Names GONZALEZ, STEPHANIE ANNE (Primary Name) 14614 SW 6TH STREET PEMBROKE PINES Florida 33027 BROWARD 400 PALM CIRCLE W APT 201 PEMBROKE PINES FL 33025 BROWARD Real Estate Broker or Sales Sales Associate SL3354809 Current,Active 05/02/2016 03/31/2018 Qualification Effective View Related License Information View License Complaint 26111 Blah'. Stone RoaA, Tallahassee FL 32399 Email; Customer Contact Center ::: Customer Contact (Tenter: 850487,1395 The State of Florida is an AA,,,d2filf10 erachoyer. Comp -Milt 2007-2010 State of Florida. Privacy .Statement Ul 11 mail addresses are pritiic recurdds, you do not arrant y 1 ii address released in response to a puha:h.-record:a rat:Ira:a:sic itiot send falictutronic Mad ta this entity, ftistiatacil, contact the office by phone or by traditional mail. If you have: any questions, piease contata 8.50.482.1.3.95.. *Pursuant to Section 0,55,2'175(1), Florida Statutes, ,erfeutive Ottober .1, 2012, ktansiatirs licensed under Chapter 4SES. ESC frurst provide the Departtnent with an ernad address q" they have oda The emaes provided re:ay be ushi.?(! for of ficlai cohhellerhhate)n mill the liftianseati. Siowever email addressfet public .r.e.c.cw.dff you do not v.v.,6h li 19919 :a ''1rlladdresdis. please provide the Deparldnen1. :an hmaiN address \AM aa h cad eMade aythliatiltii 10 the public Please see cur Chapter ,45S paue: deterrane viau 'are aff tailed by this f 11 a la Page 109 https.//www mytIondakcense.com/LicenseDetailasp?SID=8,k1=9CFF73A73A7EEE2C7FA95472C6F27836 1/1 (1 �vFOU1) ���, �_`/" � s RELATED EXPERIENCE: REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Fanny Ramirez Project Specialist Licensed Real Estate Associate Ms. Ramirez' career includes more than four years ofexperience in various aspects of the Right of Way field, Onthe Urban Group/sright ofway projects fmrthe Florida Department mfTransportation, mnState Road 80' 718, and GO Ms. Ramirez' was responsible for administrative services relating file management and computer data input. She translated documents into Spanish onbehalf ofthe property owners and agents. Her Knowledge and expertise in not only right of way procedures, but also that of other governmental' real property asset management will greatly assist all phases of the puoject. Her duties are to convey to the property owners, displaces and others, the Florida Department of Transportation's need to acquire the property, and to assist them in the, transition of the relocation process, As an Administrative Assistant for the Relocation Department on the SR 710-Rk/lera Beach project, Ms. Ramirez, helped Agent's with translation when visiting the project site, Translated phones calls and documents for Spanish speaking disp|acees. Typed up memorandums and letters in Spanish. She also worked on the SR8O 6o. Blvd. project as an Administrative Assistance for the Property Management Department, she provided Property Management Assistance in board -up request, mowing request, and sign request, and maimta[nProperty Management files. She also visited the project siteuviththeAgemts and took notes on items that were still outstanding' On the 5R6O Indian River Project she was the Administrative Assistant for the Acquisition Department. She prepared offer packages, made copies, and helped set up files,. She also visited the site and helped the agents in taking notes. Ms. Ramirez also worked for the Real Estate Asset Management and Disposal Services Project. She assisted the Agents with phone call regarding specific property For Sale or maintenance. Updated the Inventory Status Report, Property Pending 0msing Reports, and [|as�mg Reports, She was also responsible for updating the Urban Group US&YS Seized Property for Sale Web Site, CREDENTIALS: Real Estate License- Sales Associate #5L302J39O EDUCATION: Miami NodandSenior High Schoo| High School Diploma and Scholarship. North Miami Dade Community College ' Requirement Courses Sheridan Vocational Technical Institute - Administrative Information Processing Miami Office: The Urban Group, Inc., aazxm.wzr.Street mxiamipL 33142 Corporate Office: The Urban Group, Inc. 14245, Andrews Avenue, Suite z00 pt. Lauderdale, pLasszs Office, (ms4)szz*z2a'Fax: (*s4)5zz-smz " ^ � L*patzz,- re,?Ze ti?t Page11O RICK SCOTT, GOVERNOR JONATHAN ZACHEM, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE SALES ASSOCIATE HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES MIREZ, FANNY ISABEL 1011 N 32ND AVENUE HOLLYWOOD FL 33021 LICENSE NUMBER: SL3023390 EXPIRATION DATE: SEPTEMBER 30, 2019 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. Page 111 ^ REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Joy Kramer Facility Manager/Real Estate Associate Ms. Kramer is a successful assistant facility manager ofan over$Ei0Q[\ODO project in Miami, FL' offering over 27 years of experience in program and project management, construction and facility management, budget management, urban planning and land use, and real estate acquisition and relocation, Ms. Kramer is a former constroct[unmanagerofa$1G'O08,OOOproject.Shehasexperience|nseniurprojectonmmmgementofa $125,000,000 project, and program controls management of a $39,000,,000 project. Past projects were completed nntime and within budget. Ms. Kramer has aproven track record mUead�mgmufti-functional teams, managing, scheduling and tracking multiple projects, imc|udingcosts. She resolves challenging problems with positive results and meets short deadlines. The Urban Group, Inc.,Fort Lauderdale, The Urban Grouo's34thyear asproject/property nnanagemertandacquisbion,hous]ngandcommunity revitalization consultants and advisors to public sector agencies, non -profits, and private development consortiums involved [ngovernment and privately funded projects. Assistant Facility Manager 6/2015-Prese�nt Florida Department of7yooqnm /ntmnmodm/Center * Manages 500,000 sf of leased space, common areas, including pedestrian concourse, elevators, escalators, mnechanicaKHVA[' electrical, plumbing, |ifesafety, security end structural systerns. Program budget: $6,008,000. p Development, implementation, and monitoring ufprogram policies, procedures, control methods, contract and working budgets, insurance, compliance, and reports. * Vendor proposals, contracting, labor, scheduling work oversight for all repairs and preventative maintenance. • Manage all on -site vendors. Program Controls Manager q/ 25 Q"om/podCounty Aviation Department A senior level position charged with Management and oversight of the program controls for the Noise Mitigation Program. Responsible for the implementationand mainagement of the overall program management support efforts, Development, implementation and monitoring ofprogram policies, procedures, control methods, contract budgets and reports, sub'bi|]|ng, work orders, program labor and standards. w Create and manage monthly reimbursable forecasting, keeping costs as low aspossible. w Management and implementation mfthe document controls system through SharePoint. • Mlamagemen1and issuance ofbi'weeWyproject costama]ysisandbudgettrackinQ. • Development a:ndmanagement ofmonthly project schedu|es • Produce program updates through the program website and quarterly newsletters. * Variance package preparation and submittal, Public Hearings and boundary survey management. Miamioffice� The Urban, Group, �*� 3811w.w. 211"St*ee Miami, FL 33142 Office: (95*)461a633 Corporate Office: The Urban Group, Inc sa4s'Andrews Avenue, Suite zoV Ft. Lauderdale, FLaoza Office (ys4)o2-oxzs:pox�(ym>5zz'sozz - LJ ___ AN �� ��° . Joy Kramer, yNet,oP[S,Fort Lauderdale, FL Site Acquisition Coordinator REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT �2013-9/2013 South Florida Site Development Division in wireless communication for leasing, architecture & engineering division that impkennemtedT'K4ubi|e equipment integration, • Tower, rooftop and ground equipment maintenance, new build and upgrade application and Notice to Owner preparation, submittal and follow up. * Assisted inLease/Amendment document preparation and execution. * Coordinate with architectural & engineering firms, title search firms to ensure timely closings. • Assisted Site Acquisition Specialists to coordinate with tower owners and/or private landlords to negotiati and secure lease entitlements as project scope defines, Commencement letters. • Reviewed leases and execution documents. Created and issued certificates ofinsurance. • Worked with RFEngineering and tower companies toensure the desired configuration was implemented, entered properly and accurately, w Reviewed constructon drawings for verification of lease area, pads, antenna and ground equipment configuration. EDUCATION Brevard College, Brevard, NC 132B|nsdtutm Mastery Training Program Business through Government Contracts Philip Crosby Associates Quality College "Zero Defects" and "Right First Time" Training PROFICIENCIES/CERTIFICATIONS/ 0CEN5ES AHERA Asbestos SuimeyInspector & MgmtPlanner, Certificate Number 0,402170IAM Licensed Real Estate Associate, License Number SI-510483, Expires: 9/30/2018 Miamiofflce� The Urban Group, m,, 3811mW 2111s/ree Miami, pLsaz42 Corporate Off ice� The Urban Group, Inc. z*z*s,Andrews Avoo=,'Suite zn* Ft. La"uemau.rIL 33316 Office (y5«)szzozm�Fax; (ys4)sz2'oxo2 �e��rr��e�bR��7�;4����" v RICK SC©TT, GOVERNOR JC?NATHAN ZACHEM, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION DIVISION OF REAL ESTATE THE SALES ASSOCIATE HEREIN IS LICENSED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES KRAMER, JOY DEE I PRICE 1424 S. ANDREWS AVENUE SUITE 200 FORT LAUDERDALE FL 33316 LICENSE NUMBER: SL510483 EXPIRATION DATE: SEPTEMBER 30, 2019 Always verify licenses online at MyFloridaLicensecom Do not alter this document in any form. This is your license, It i unlawful for anyone other than the licensee to use this document. Page 114 . nmw" �.. rw.�n w ..rmui ii .vv emiu., msm'u aar5- ..omw m n .ero mu o.�m'4 �N wb- +,vro uwiiAw. v�9w w* w:nn U. 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C7 P 0 C., :; .(t) Page 116 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Request for Qualifications to Add Members to General Appraisal Services Pool No. 762383 Miami Office: The Urban Group, Inc,, 3811 N.W. 215f Street, 2: Miami, FL 3314 Office: (954) 461-3633 Section 10 Organization Chart ,t. Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 ectnr reel estate Section 1W0 Organizational Chart Page 117 v ") REAL ESTATE APPRAISALS AND REAL PROPERTY MANAGEMENT The Urban Group, Inc. - Organization Chart Matthew Rosenbaum Program Controls Manager Licensed Real Estate Sales Associate CEO/PRESIDENT Howard Steinholz Contract Manager Licensed Real Estate Broker Hillary Rowell Administrative Support Richard Lauricella Program Specialist Property Management Henry J. Verdugo Sr. Property Manager Licensed Real Estate Sales Associate Gavaskar Josephs Property Manager Licensed Real Estate Sales Associate Maggie Pinares Financial Specialist Licensed Real Estate Sales Associate Robert Miller Licensed Senior Appraiser *Key Appraiser" Harry Newstreet Licensed Senior Appraiser *Key Appraiser Roderick Howard Project Specialist Property Management Fanny Ramirez Administrative Program Management Licensed Real Estate Sales Associate Jacqueline Pottinger Administrative Program Management Licensed Real Estate Sales Associate Anna Maria Blanco Facilities Management Licensed Real Estate Sales Associate *Key Appraisal Personnel Barry Lazarus Licensed Appraiser & Sr. Property Manager *Key Appraiser Mary Ann Schneider Appraisal Specialist *Key Appraisal Administrator Gisselle Pinares Property Management Licensed Real Estate Sales Associate *Key Appraisal Personnel Maria Llanes Sr. Real Estate & Property Management Stephanie Gonzales Property/Facility Specialist Lkensed Real Estate Sales Associate Miami Office: The Urban Group, Inc_ 3811 N.W 21 Street, 2: Miami, FL 3314 Office. (954) 461-3633 Joy Kramer Facility Manager Licensed Real Estate Sales Associate Corporate Office: The Urban Group, Inc: 1424 S, Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax,: (954) 522-6422 Pr(;',,,,t, 'ALI/1,6A , , r!,-,; 4- vr„17:ef2i t, r v\-ci Pc,cotAAAto,,,,,t.u) ;e,3tol, estcte tri,T 3-4- r,) Page 118 Miami Office: The Urban Group, Inc.,, 3811 I.W. 21 st Street Miami, FL 3314 Office: (954) 461-3633 REAL ESTATE APPRAISALS REAL PROPERTY MANAGEMENT Request for Qualifications to Add Members to General Appraisal Services Pool No. 762383 Section 11 Proposers Sample Work Product Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 ,.. Section Proposers SampleWork Product Page 119 SAMPLE WORK PRODUCT WITH MIAMI DADE COUNTY APPRAISAL REPORT OF VACANT LAND-84 ACRES SKOMP170, " • - c:.11,1t ---tgoilio.modoewoot • • • .4):Wfro!'"hiRk" t • :,;" *//100000.61; LOCATED AT THE SOUTHWEST CORNER OF SW 240 STREET AND SW 97 AVENUE IN UNINCORPORATED MIAMI-DADE COUNTY EFFECTIVE DATE OF APPRAISAL JULY 21, 2017 PREPARED FOR MS. SHANNON CLARK, REAL ESTATE OFFICER MIAMI DADE COUNTY INTERNAL SERVICES DEPARTMENT REAL ESTATE DEVELOPMENT DIVISION 111 N.W. 1" STREET, SUITE 2460 MIAMI FLORIDA 33128 Page 120 R August 14, 2017 RENt I7,S1ATE A.DV1SORS PR,(1)GR2VM .MAN.AGERS Ms. Shannon Clark Real Estate officer Miami Dade County Real Estate Development Division ill N.W. IsT Street, Suite 2460 Mia 1, Florida 33128 RE: PROJECT: LOCATION: OWNER: Dear Ms. Clark: REm...,EsTNu APPRAIS,NIS 1600078 SW. corner of SW 240 Street. and SW 97 Avenue. Unincorporated Miami -Dade County Peters Family Real Estate, LLC Per your request, I have reviewed, the above -captioned property for thepurpose of providing you with a current valuation on the above referenced property. This appraisal assignment involved the preparation of an appraisal report which summarizes the appraiser's analysis and rationale for the conclusions. The purpose of this appraisal is to form an opinion of the market value of the fee simple interest of the subject. The subject is, located at the corner of SW 240 Street and SW 97th Avenue in unincorporated Miami -Dade. County. The property is located outside of the Urban Development Line in the 2030 expansion area. The property contains a total of 84 acres of land area. Based on my review of the property and in consideration of the highest and best use for continued use as a vocational and technical school, I have completed the attached Appraisal Report, which contains a recapitulation of the data utilized to form an opinion of the market value. The whole, taking consists. ot a "L" shaped parcel with frontagealong the west side. of SW. 97 Avenue and. access on unpaved SW 240th Street. I have prepared the attached Appraisal Report, which contains a recapitulation of the data. utilizedto form. an opinion ot themarket value as. of July 21, 2017. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 95,4-522-6422 • t urtrut1). con) Page 121 I 1/411 N.1)%.1SOR's Ms. Shannon Clark August 14, 2017 Page, 2 PR( (dt kNi \tikGEW-, EST,ATE SA Based upon my inspection of the property and market data analysis, it is my opinion the market value of the subject Whole Take, described herein, as of July 21, 2017 is as follows: FEE SIMPLE WHOLE TAKING FIVE MILLION FORTY THOUSAND DOLLARS ($5,040,000) Sincerely, , Robert D. Miller, ASA State Certified General R.E. Appraiser No. RZ1270300 1424 South Andrews Avenue Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax 954-522-6422 • Page 122 CERTIFICATE OF VALUE I certify to the best of my knowledge and belief, that: The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and is my personal, unbiased, professional analyses, opinions, and conclusions. 3. I have no present or prospective interest in the property or bias with respect to the properly that is the subject 'of this report, and I have .no personal interest or bias with respect to the parties involved. My engagement in this assignment wtts not contingent upon developing or reporting predetermined results. 4. 1 have performed no 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 My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, thc amount of the value opinion, the attainment of a stipulated result, or he occurrence of a subsequera event directly related to the intended use of this appraisal. 6. My analyses, opinions, or conclusions were developed and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice, and the provisions of Chapter 475, Part 11, Florida Statutes. 7, I have made a personal inspection of the property that is the subject of this report and 1 have aftbrded the property owner the opportunity to accompany me at the time of the inspection. 1 have also made a personal field inspection of the comparable sales relied upon in making this appraisal. The subject and comparable sales relied upon in making this appraisal were as represented by the photographs contained in this appraisal. 8. No one provided professional assistance to the person signing this report with data collection and sales research. 9. I understand that this appraisal is to be used in connection with the acquisition of the property by Miami -Dade County. 10. -Ihis appraisal has been made in conformity with the appropriate State laws, regulations, policies and procedures applicable to appraisal of right-of-way for transportation purposes, and, to the best of my knowledge, no portion of the property value entered on this certificate consists of items which are non-conipensable under the established law of the State of Florida. 11. I have not revealed the findings or results or this appraisal to anyone other than the proper officials of the Miami Dade County Real Estate Development Department and 1 will not do so until so authorized by the client, 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, 12. Regardless of any stated limiting condition or assumption, I acknowledge that this appraisal report and all. maps, data, summaries, charts and other exhibits collected or prepared under this agreement shall become the propertyof the client without restriction or limitation on their use. 13. Statements supplemental to this certification required by membership or candidacy in a professional appraisal organization, are described on an Addenda to this certificate and, by reference, are made a part hereof Based upon my independent appraisal and the exercise of my professional judgment,my opinion of the market value for the part taken, including net severance damages after special benefits, if any, of the property appraised as of the 21st day ofJuly 201.7, is: FIVE MILLJON FORTY 7FHOUSAND DOLLARS ($5,040,000), Market value should be allocated as follows: LAND $5,040,000 LAND ARIA (S..F..) 3,659,040 5.E/84 AC IMPROVIIMENTS $ 0 IM.PROVEMENTIS.F.) 0 S..E. NET DAMAGES LAND USE CIOST TO CURE 5 0.00 CODE. Agricultural TOTA.L $5,040,000 August 14, 2017 Date. Robert D. Miller, ASA State Certified General Real Estate Appraiser License No. RZ1270 Page 123 ADDENDA TO CERT I FI CATE ( S ) OF VALUE Supplemental.. to the foregoingCertificate(s) of Valueis the following certificate. I certifythat, to the best of my knowledge andbelief, except otherwise noted in. this report: certify that, to the best of my knowledge and belief, the reported analyses, opinions and conclusions were. developed and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Appraisal Practice of the American Society of Appraisers. The use of this report is subject tothe requirements of the American Society of Appraisers and to review by its duly authorized representatives. In addition, the report is subject to the requirements of the State of Florida relating to review by the Real Estate Appraisal Board. Robert D. Miller, ASA, State Certified General Peal Estate Appraiser RZ1270 (expires 11/30/2018) MaryAnne Schneider provided assistance in research and data compilation. A list of the Qualifying and Limiting Conditions fellows in the report and is made a part hereof by reference thereto. COMPETENCY PROVISION Appraisers This appraisal assignment is being performed for the purpose of estimating a market value of the fee simple interest of the subject property, which is a vacant parcel of land located outside of the UDB development line in Miami -Dade County. The appraiser has complied with the Competency Provision and has the knowledge and expertise necessary tocomplete the. assignment competently. Mr. Miller has appraised similar land and whole taking properties within the past several years. I certify that I have been appraising these types of properties for more than 35 years in the State of Florida. August 14, 2017 Date Robert D. Miller, ASA. State Certified. General Real Estate Appraiser #RZ1270 1:7)k 1 AIE 2 Page 124 Table of Contents INTRODUCTION AND PREMISES OF THE APPRAISAL Letter of Transmittal i Certificate of Value ................ ... . . . —.1 Addend to the Certificate of Value . 40.....00....* P..0042 Table of Contents ............................ 4.1.0 II . O.. 3 Qualifying and Limiting Conditions .. .... .... . .. . . ...5 Summary of Salient Facts and Conclusions .. . . . Type of Report Format ... ....... ........................ ... ..8 Purpose, Intended Use, Intended User of the Appraisal... „..8 Definition of Market Value ........................... .. ... ...8 Property Rights (interest) Appraised ................... ... .4 4 ...9 Scope (Extent of Process of Collecting, Confirming and Appraisal Problem ........... . .......................... 10 .. 11 PRESENTATION OF DATA Identification of Property and Legal Description ..... . ... ...12 Description of Area and Neighborhood .......... ..... ...... ...13 Description of Property, Photographs and Sketches.......... 16 Zoning, Land Use Plan, Concurrency ............ .. ..25 Assessed Value, Taxes and Special Assessments 27 History ot Property ............. ..38 Exposure Time _0_ .. 38 Public and Private Restrictions ......... . 29 ANALYSIS OF DATA AND CONCLUSIONS Highest and Best Use Analyses ....................... ..... ......30 Highest. and Best Use Conclusion ........ . ... . ...............33 Approaches to Value Used and Excluded Sales Comparison Approach to Value Reconciliation of Value Indications and Final Value Opinion ....42 Page 125 ADDENDA Land. Sales Map Land Sales Data Sheets Zoning Area Map Market & Area Description- Florida/Miami-Dade County/Neighborhood. Deeds of Last Conveyance Qualifications of Appraisers 4 Page 126 QUALIFYING AND LIMITING CONDITIONS The legal description furnished tothe appraiser is assumed to be. correct. The appraisers assume no responsibility for matters of a. legal nature affectingthe property appraised. or the title, thereto, nordo theappraisers render any opinion. as to the title, which is. assumed. to be good and marketable. The property is appraised as thdughunder responsible. ownership. All existing liens and encumbrances have been considered, however, the propertyis appraised as though. free and clear, under responsibleownership andcompetent management. The information, estimates and opinions identified in this report as being furnished to the appraiser by others is believed to be reliable; however, the appraiser assumes no responsibility for its accuracy. I have not inspected or tested the soil or subsoil and I am therefore unable to report that any such part of the subject property is free from defect or in such condition as to render the. subject property less valuable. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them. 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. It. is assumed that all required licenses, certificates ofoccupancy, consents, or other legislative or administrative authority from any. local, state, ornational. government or private entity or organization have been. or can. be obtained or renewed for any use on which the value estimatecontained in this report is based. It is assumed that the utilization of the land any improvements are within the boundaries or property lines of the property described and that there is no encroachment or trespass unless noted in the report. The distribution, if any, of the total valuation in this report between land and any 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 are, invalid if so. used. I Z, 1)AN H 5 Page 127 QUALIFYING AND LIMITING CONDITIONS (Continued) Possessionof this report, or copy thereof, does not carry with it. the right of publication_ It maynot 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 proper written qualifications and only in its entirety. The appraiser hereinby reason of the appraisal is not required to give further consultation, testimony, or be in attendance incourt with reference to the property in questions unless arrangements have been previously made. Neither all, nor part of the contents of this report, especially any conclusions as to value, the identity of the appraiser, or the firm with which the appraiser is connected, shall be disseminated to the public through advertising, public relations, news, sales, or other media without the prior written consent and approval of the appraiser. The. Americans with Disabilities Act ("ADA") became effective January 26, 1992. I have not made a specific compliance survey and analysis of this property to determine whether or not 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 not direct evidence relating to this issue, I did not, consider possible non-compliance with the requirements of ADA in estimating the value of the property. Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be present on the property, was not observed by the appraiser. The appraiser has no knowledge of the existence of such materials on, or in the property. The appraiser is not qualified to detect such substances. The presence of substances such as asbestos, urea -formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. "1/A N 6 Page 128 SUMMARY OF SALIENT FACTS AND CONCLUSIONS PROPERTY LOCATION: OWNER'S NAME/ADDRESS: INSPECTION DATES: NAMES OFPERSONS WHO ACCOMPANIED APPRAISER. AT INSPECTION: EXTENT OF INSPECTIQN: FOLIC) NUMBER: TYPE OF PROPERTY: PROPERTY SIZE: ZONiNG/FUTURE LAND USE: HIGHEST AND BEST USE: The subject parent tract is located on the southwest corner of SW 97th Avenue, and SW 240th Street (Unimproved), in an unincorporated area of Miami -Dade County. Peters Family Real Estate. Ltd. 255 Estuary Drive Vero Beach, Florida 32963 July 21, 2017 On July 21, 2017, the property inspected by Mr. Miller and unaccompanied. on this inspection. was was The appraiser did. contact theproperty owners and discussed the property with. them. Inspected thesite and photographed the property. 30-6020-000-0240 Vacant land. 84.0 Acres- Whole AU -Agriculture/ Agricultural Land Use. Property is locatedoutside. of the Urban. Development Boundary and within the. 2030 Expansion area. Future Development upon inclusion inside of the Urban Development Boundary Line. DATE, OF VALUE: July 21, 2017 .1;113,1N 7 Page 129 TYPE OF REPORT FORMAT The, appraisal of the subject parcel is prepared in a Summary. Appraisal Report in accordance with the Uniform Standards of Appraisal Practice. Certain discussions are brief and some information considered. is not included inthis report andis intended to comply with thereporting requirements set forth. under Standard Rule 2-2(a) of USPAP. PURPOSE, INTENDED USE, INTENDED USER OF THE APPRAISAL The purpose of this appraisal is to develop andreport. an opinion of market value. The intended use of an. acquisition appraisal is for the. Department's staff review appraiser to use as d. basis for the market value of the subject and as an aid in the negotiation process for the potential purchaseof the property. The intended. user of the appraisal is the Miami Dade Real Estate Department. and their respective legal, governmental and financial representatives. DEFINITION OF MARKET VALUE The following market value definition is found in Florida case law, (Florida State Road Department vs. Stack, 231 So.2d 859 Fla., 1st DCA 1969) and is the acceptable and preferred definition of market value: "Value, as used in eminent domain statute, ordinarily means arnount 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." The willing buyer and willing seller test includes consideration of the following: A. fair sale resulting from fair negotiations, Neither partyactingunder compulsion (this eliminates forcedliquidation or sale at auction), 3. Both parties have, knowledge of all relevant facts, A. sale without peculiar or special circumstances, ....5. A reasonable time to find a buyer. N D'u 8 Page 13,0 PROPERTY RIGHTS (INTEREST) APPRAISED Property Interest Appraised: ODA Billboards: Interest Other than Owner Occupant: Tenant Owned Improvements: Real Property Interest Previously Conveyed: Encumbrances: Non -Realty Items Appraised: For the whole property, the property rights appraised are fee simple title ownership withdue consideration given to any restrictions of use of the property. "Fee Simple Estate" is defined in The Dictionary of Real Estate Appraisal, Sixth Edition, Appraisal Institute, 2015, Page. 78, as: "Absolute. ownership unencumbered byany other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power and escheat." N-ne Not applicable Not applicable I am not aware of any property interests, encumbrances or easements which negatively affects the market value other than. the existing zoning and land use restrictions. There. are no known encumbrances on the property. other than zoning that have an. effect. on the market value. None 9 Page 131 SCOPE (EXTENT OF PROCESS OF COLLECTING, CONFIRMING AND REPORTING DATA) I have compiled all the necessary data in order to formulate an opinion of value. I have presented the applicable data in this Summary Appraisal Report format. Any additional supporting data can be found in my working file. The scope of the appraisal involved inspections of the subject property and surrounding area to develop a better understanding of the growth patterns, property types and economic uses of the subject neighborhood. In preparing my report, I have reviewed and relied upon the following data. 1. Sales and listings of similar type properties throughout the subject neighborhood over the past five years. Review of public records for ail pertinent sales data including appraiser land records, deeds, etc. I retrieved sales data from CoStar, LoopNct, IRIS, MLS, news articles, the Property Appraiser's Office and local contacts. In addition, conversations were held with local real estate brokers and agents concerning local conditions and activity. 3 Review and considered the sales history of the subject property and neighborhood. 4. Review of Miami -Dade County and neighborhood trends. Review of information researched on the Environmental Resource Management Department of Miami -Dade County with regard to all activity. 5. Inspection of neighborhood and analysis of land use patterns and trends in Southwest Miami -Dade County. 6. Physical inspection of subject property and all comparable sales considered in this assignment. Furthermore, the data relied upon was confirmed through knowledgeable parties to the transactions. Copies of the sales sheets and deeds are included in the Addenda of the report. The data relied upon is believed to be accurate, but the appraiser assumes no responsibility for its accuracy. Analysis and review of the market revealed data considered to be reliable to arrive at an opinion of market value which is supportable for the subject property and compensation due the owner for the acquisition. 1";',.13/A -roun 10 Page 132 SCOPE (EXTENT OF PROCESS OF COLLECTING, CONFIRMING AND REPORTING DATA) The subject propertyconsists of a. vacant unimproved parcel of land with an AU Agriculture zoning classification_ The property is located outside of Urban Development Boundary line and within the 2030 expansion area with an. Agricultural future land use. This appraisal was prepared and includes the data relied. upon together with, the analysis and. conclusions APPRAISAL PROBLEM Parent Tract: The appraisal problem is to form an opinion. of the market. value ct the whole property at the highest and best use. Theproperty is beingappraised because of the proposed acquisition. of the property by the Miami -Dade County. The property is zoned AU - Agriculture Use in Miami -Dade County. The property is located outside of the Urban Development Boundary Lineand within the 2030 expansion line of the UDB. The. AU zoning allows agricultural uses, rural residential development or other permitted uses and the propertyis currently used for agricultural purposes. R 11 Page 133 PRESENTATION OF DATA IDENTIFICATION OF PROPERTY AND LEG.L DESCRIPTION Property I.D. 30-6020-000-0240 Whole Property Legal description The Northeast 1/4 of the Southeast 1/4; the East of the Northwest of the Southeast 1/4; the North :%-4. of the East of, the Southwest of the Southeast ;1; and the North 34.1 of the Southeast kl of the Southeast 1,1i of Section 20, Township 56 South, Range 40 East, lying and being in Dade. County, Florida. Less A parcol land lying in the Southeast ;1. of Section 20, Township 56 South, Range 40 East, Miami -Dade County, Florida and being more particularly described as follows: Commencing at the Southeast corner of said Section 20, thence N 01 degrees 17.03" W along the East line of said Section 20, a distance of 330.75 feet to the Point of Beginning; thence S89 degrees 18.42"W, a distance of 1,006.06 feet; thence North 01 degrees 17.03"W854.40 feet; thence N 89 degrees 18.58" E a distance of 1,060.06 feet to the East line of said Section 20, thence S 01 degrees 17.93" E along the said East line of Section 20, a distance of 854.31 feet back to the Point, of Beginning. Contain±rig 3,659,040 Square Feet/84.0 acres more or less Legal Description taken from most recent transfer of ownership via a Trustee's Distributive Deed as recorded in OR Book 29430 Page 1496. A copy of this deed is included in the addenda. 12 Page 134 DESCRIPTION OF AREA AND NEIGHBORHOOD Please refer to the Addenda for Description of Area and Neighborhood as well as additional information regarding Florida's economy and market analysis. PARCEL AERIAL - PARENT T CT (BEFO .4idedmaagee h,. 111111,2g111111, 13 Page 135 LAND USE: AGRICULTURAL WITHIN THE 2030 EXPANSION AREA vit domP,RriftNSIVE DFVELOPMEN r MASTER PLAN Ainiafithi '4111°',1 (14r R 1 4 Page 136 1/1 ' ' wao 1.ANT), Liar, MAP M1,,Mkil-DADE couNnr 11 A N n 15 Page 137 DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES PROPERTY TYPE / EXISTING USE: PROPERTY LOCATION: The subject parent tract consists of a. AU zoned site containing 84.0 acres with no permanent building structures on. the site. The subject parent tract is located on the southwest corner of SW 97th Avenue, and SW 240th Street (unimproved) in unincorporated Miami -Dade County, Florida. SITE SIZE: Parent Tract- 84.0 +/- Acres SHAPE: "L" shaped -see sketch DIMENSIONS: Roughly 2,020 feet on the north (SW 240th Street) property line, 2,301 feet on the west property line and 1,444 feet of frontage. on SW 97' Avenue. See sketch for additional dimensions. INGRESS/EGRESS: TOPOGRAPHY: FLOOD ZONE: Access to the site is provided via. unimproved gravel road known as SW 240th Street. Property is located on west side of SW 97r:h Avenue, with a canal located along that frontage and a guard rail separating the property from the highway. The property is generally level and similar in grade with surrounding roadways and properties. Based upon visual inspection of the site. as well as adjacent properties and our review with Miami Dade County Environmental Review Department, the soil conditions are considered to have the potential for future development. There is a canal along the east boundary line. Zone AE, Flood insurance Rate Map Community Panel Number 12086C0611L dated September 11, 2009. (See map later in report) 16 Page 138 DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) DRAINAGE: Based on inspection, thedrainage appears. adequate under normal observed typical conditions. SOIL CHARACTERISTICS: No soil samples were taken or analyzed by theappraiser as this is beyond the scope of the appraiser's duties. The property is partially in a natural state with most of the land utilized for agricultural uses. The soil condition appears to be typical for the area and UTILITIES: Noutilities are currently available to the area with many areas of land outside of the UDB using well and septic systems. Electricity and telephone are, available along SW 9th Avenue. SITE IMPROVEMENTS: None EASEMENTS, ENCROACHMENTS OR RESTRICTIONS AND THEIR EEF'ECT OR. LIMITATION: No, unusual easements, encroachments or restrictions areknown to exist. There is a. canal along the west boundary line of the subject. BUILDING: There are no permanent structures located on the site. -IXTURES: Not considered in this appraisal ENVIRONMENTAL ISSUES: On the following pages are various maps showing the subject property. 17 Page 139 : PARKS CONSERVATION AND VACANT LAND WAAIMULaiUM*4KORLDA 4 No Designation for Conservation 18 Page 140 MAP FROM MIAMI DADE COUNTY ENVIRONEMNTAL CONSIDERATIONS WEBSITE Based on our review of the county website, the, following statements Apply to the, subject property. The property is not in a brownfield. The property is not located in the well protection area The property is not a critical habitat The property is in a cut fill basin. The subject land is not an Environmentally Endangered Location (EEL) 19 Page 141 „ AtciT,4 The Ibico:,intlahOs shown en tit IN ,IMes ttstiZeir, ism apprrAinrothe ehtt a 11intehdoe to represert the "Went otd wetierids, hhrV ar wetland +wows drieifen Tess rep 4 NO l`f ,,,N0f,i0 TO ,„ tiraID TO oe:TEP4 E THE LOCA,1110N OF „ZFF CTLWLDS ler tar regaletry purposes., For tether iintermehan cernact P %WI 47,4,1 P4mom Sott tAts 13061312-5535 Transitional Area of East Everglades hhh.,h thi 11.A. 11111111. r ' 2 0 Page 142 DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) PHOTOGRAPHS OF SUBJECT PROPERTY „AlfrrIPE trirea 6 1 ,;,§V.1.0!!!„;#0,,;1,0,1,,,,(;406,,,,011,1,1;1,1,01,11110,1,1,1,11111,111„1141,111,11„[H „ Oh I Tv/ 0vim AttJciirte0111t5gliffifgrir+. 444"006:1+4140 041P4TiAAWkAr View Looking south along sw 97th Avenue 1„,:1111 View of property looking southerly from SW 240 Photos by R. Miller July 21, 2017 h s eet 11,A .7, NM IAN*, 21 Page 143 qA*AWAOW6J400 ect property on ieft looking westerly on SW 2dOth S A AeON;J,'; View looking southeasterly of subject from SW 240th Street Photos by R. Miller July 21, 2017 1 " 22 Page 144 FLOOD ZONE MAP MAP SCALE 1"" P SOW 14. SOD 10112 pt. PO.#041 N11, FIRM FLOOD 1114SUIRANCE RAFE MAP MIALILDLIDE CID 'VIN, VIORIDP i,41.6"..Avvmt110.Lv, PANEL ..511DIF InT 1AAP HUMBER 176150111 1 L MAP REVISED SEPTEMBER 11 7,X19 BA. . Mil&MIIHmur 23 Page 145 DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) PARCEL SKETCH — PARENT TRACT 2,020' 972' 24 r 1,444' 851' a Page 146 ZONING/LAND USE The subject property is currently zoned AU- Agriculture in unincorporated Miami -Dade County. The and use is also Agriculture and a copy of the zoning ordinance is included in the addenda. The property is located outside of the Urban Development Boundary Line, but within the 2030 expansion area. The zoning, land use and UDE line restrict the overall development of the property to mainly agricultural pursuits. RR: 112 ,,roun 25 Page 147 / \\ MMEI, 19, too, } _ «2 Page 148 Existing/Future Land Use Designation.: juri—diction: Agriculture Miami -Dade County From the Miami Dade County Website Comprehensive Development Master Plan (COMP) The Comprehensive Development Master Plan (CDMP) expresses Miami -Dade Countys general objectives and policies addressing where and how it intends development or conservation of land and natural resources will occur during the next 10-20 years. and the delivery of County services to accomplish the Pans objectives. The CDMP establishes the broad parameters for government to do detailed Iland use planning and zoning activities,. functional planning and programming of infrastructure and services. As such, it is a framework for use by other programs to be developed to support its long-range planning goals. The COMP establishes a growth policy that encourages development: 1 At a rate commensurate with projected population and economic 2, In a contiguous pattern centered around a network of high -intensity urban centers well-connected by multi - modal intra-urban transportation facilities In locations which optimize efficiency in public service delivery and conservation of valuable natural resources. Miami -Dade County has more than 2,000 square miles of land, of which almost 500 square miles have been, developed for urban uses.. The Countywide land use plan broadly defines land use categories, with the smallest distinguishable area of the Land Use map set at 5 acres. The CDMP also establishes an Urban Development Boundary (UDB). Development orders for urban development within the boundary will generally be approved through the year 2020, provided that level -of -service standards for necessary public; facilities are met.. A major review and update of the CDMP is done every seven years. There is also a tri-annual CDMP amendment process for periodic review of the development capacity of the urban area. 27 Page 149 ASSESSED VALUE, TAXES AND SPECIAL ASSESSMENTS The subject is assessed by the Miami -Dade County Property. Appraiser's Officeand. assessments are established each year as of January ist each year at 100% of the "just Value". The County establishes mileage rates which are used to compute the taxes due. Mileage rates (tax rate) are the amount paid to eachtaxing body for every $1,000 of assessed value. Taxes are collectedyearly and payable with a 4 discount if paid in November and are. considered delinquent April 1. The subject does receive an agricultural exemption granted to propertyowners using the lands for agricultural pursuits. Taxing Authority: Miami -Dade County - Owners: Peters Family Real Estate LLC Folio Number Market Value Assessment 30-6020-000-0240 $1,703,960 2016 Total Assessed 2016 Real Estate Taxes Value $251,440 $4,318.85 (Paid 11-21-2016) Benefit Type 2016 Reduction Agriculture Classified Value $1,452,220 There is no building value listed and the property has an agricultural exemption reduction.. R N 14 ,,ur 28 Page 150 HISTORY OF PROPERTY Based on my. research, I amnot aware of any currentlistingfor sale. of the subject property. Sales Information. Previous Sale Price OR Book -Page Owner -PER M AMI DADE COUNTY PROPERTY APPRAISER WEBSITE Peters Family Real Estate LLC 255 Estuary Drive Vero Beach, Florida 32963 EXPOSURE TIME Exposure Time may be defined as follows: The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective estimate based upon an analysis ofpast events assuming a competitive and open market Source: The Dictionary ©f Real Estate Appraisal, 611? Edition, Appraisal Institute, Based on the type of property, it is my opinion that there is a normal or typical exposure time for this type of property. Basically, the subject property consists of an acreage property waiting for the movement of the UDE line. I have spoken with a few local real estate brokers and considering the subject's agricultural use, the estimated exposure time is between 6 and 12 months for the subject property. The property is located outside of the Urban Development Boundary line, but within the 2030 expansion area. The location in the expansion area makes the site slightly more marketable that those located outside of the expansion area and the UDB line. LIZRAN rzz 29 Page 151 PUBLIC AND PRIVATE RESTRICTIONS I have not been provided with a title report and I did not find any unusual public or private restrictions that would adversely affect or limit the use, of the property. The property is located outside of the Urban Development Boundary Line and that limits the potential uses to agricultural or rural residential. N gL 30 Page 152 ANALYSIS OF DATA AND CONCLUSIONS HIGHEST AND BEST USE ANALYSES The highest and best use of the propertyis for an interimlegaily allowed. use and futuredevelopment when the UIDB line is moved. to allow development DEFINITION OF HIGHEST AND BEST USE Highest and Best Use may be defined as follows: The reasonably probable and legal use of vacant land or an improved property, which is physicaJly possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivi ty. . Source: The Dictionary of Real Estate Appraisal, 61' Edition, Appraisal Institute, 2015, page 93. Implied within this definition is recognition of the contribution of that specific use to community environment or to community development goals in addition to wealth maximization of individual owners. Also implied is that the determination of the highest and best use results from the appraiser's judgment and analytical skill, i.e., that the use determined from the analysis represents an opinion, not a fact to be found. In appraisal practice, the concept of highest and best use represents the premise upon which value is based. In the context of probable selling price. (Market Value), another appropriate term to reflect highest and best use would be "most probable use". In the context of investment value, an alternative term would be "rnost profitable use". In this appraisal, I have considered. both the highest and best use of the property as vacant and as improved. 11Z 31 Page 153 Highest and Best Use "As Vacant" The highest and best use of the property is for an interim legally allowed use and future development when the UDB line is moved to allow development. The current use as agriculture is an allowed use the current highest and best use. Physically Possible Uses The subject parent tract contains 84.0 acres of land area and is "L" shaped. The subject property is located on the southwest corner of SW 97th Avenue and unimproved SW 240th Street. Access to the property is via unimproved SW 240Lh Street at the current, time, however the movement of the UDB line would include private or public development of access to the properties in the expansion area. The size and dimensions of the subject are typically suitable for a variety of uses. The subject topography is basicallylevel andabove the can ..., depth. Utilities are notdirectlyavailable in the area. withmost utilizes located along. SW 97th Avenue to the east. In summary, the, subject's size, shape and dimensions aresuitable andphysically possiblefor development with a variety of uses. Legally Permissible Uses The subject property is zoned A(, Agricultural Use in Miami -Dade County. The subject's future land use designation is for Agricultural Use and the property is restricted by the location outside of the Urban Development Boundary Line. The zoning ordinance is included in the addenda and it allows for utilization as an agricultural use. The development of the property will be based on future development approvals upon the movement of the UD line. The adjoining properties to the east are industrially (county land fill) oriented and the most recent addition to the UDB development was the commercial and industrial developments north of NW 12th Street and west of the Florida Turnpike. Any legally permitted use of the site would be a legally permissible use and agriculture is the predominant use of AU and GU lands in the UDB areas of the county. Please refer to the zoning code in the Addenda section under Zoning/land use for further details regarding permitted uses. N up 32 Page 154 HIGHEST AND BEST USE (Continued) After reviewing the physically possible and legally permissible uses, an appropriate use for the subject is for agricultural allowed under the zoning and land use. In looking at the property being in the expansion area of the UDB, consideration would be given to adjoining uses in any future development of the site. The lands immediately to the east of the subject lands are industrially oriented uses Financially Feasible Uses There has been an active market for lands located outside of the UDB line. These properties are being purchased for land banking in anticipation of the movement of the UDB line. There are many purchasers in the area acquiring the lands in anticipation of the movement of the UDB line; however, the majority of the purchasers are for the use of the land to pursue agricultural uses. After considering the physically possible, legally permissible uses and the financially feasible, the highest and best use of the subject is estimated to be. for some interim use. or as currently utilized with agricultural use until available for future development. Maximally Productive Use The maximally productive use is the use whichis financialiy feasible and produces the highest rate of return to the land. The. maximally productive use of the site, given the physical and. legal constraints and financial criteria, is for future development upon. the movement of the UDB line with agriculturethe current highest and best use. HIGHEST AND BEST USE CONCLUSION Land as Vacant In conclusion, based on the four criteria for the estimation of the highest and best use, it is my opinion that the subject property would have a highest and best use for an interim legally allowed use or its current utilization and future development when the UDB line is moved to allow development_ As Improved The propertyis vacantland, thus not app ')‘ P X I 33 Page 155 APPROACHES TO VALUE USED AND EXCLUDED In order toarrive at. themarket value for the property, special attention must be given. to the typical purchaser who might have.. an interest. in a particular property. Market. Valueis the most probable sales price, whicha property will bring andthis price depends upon the typicalpurchaser's reaction to the various supply and. demand factors that affect the market. value. The Appraisal. Process is basically an economic analysis consistingof a. review of the factors that affect market. value. There are three approaches to value to be, considered in any appraisal, The Cost, income and Sales Comparison Approaches. The following is a brief discussion of each approach and its application. The Cost Approach is based upon the premise that a prudent buyer will pay no more for a property than it would cost to reproduce a substitute property with the same utility. The value of the property is developed by estimating the replacement cost or reproduction cost new of the subject and deducting depreciation then adding this depreciated reproduction cost of the improvements to the site value. The Cost Approach is generally less reliable than other methodologies when (1) land value is difficult to measure due to the lack of comparable market data and/or (2) the age of the buildings is such that depreciation becomes too subjective and difficult to measure. I have not developed the Cost Approach to Value as typical buyers of these type properties are not weighing the costs and risks associated with development in their purchase decision for this type of property as well as the difficulty in estimating depreciation of the improvements. The Income Approach to Value is predicated upon a definite relationship between the amount of income a property will earn and its value. Although all of the appraisal principles are involved in this approach, the principle of anticipation is particularly applicable. The Income Approach is an appraisal technique in which the anticipated annual net income of the subject processed in order to arrive at an indication of value. This process is called capitalization and it involves multiplying the annual net income by a factor or dividing it by a rate that weighs such considerations as risk, time, return on investment and return of investment. The accuracy of this rate or factor is critical and there are a number of techniques by which it may be developed. The net income attributable to the subject property is estimated by subtracting vacancy, collection losses and expenses from the property's annual potential gross income. All of these figures are derived from the market comparison of property similar to the subject. 34 Page 156 APPROACHES TO VALUE USED AND EXCLUDED (CONTINUED) The reliability of the income Approach is, based upon a nuMber of considerations. These considerations include the reliability of the estimate of income and expenses, the duration of the net annual income, the capitalization rate of factor used, and the method of capitalization used. The weakness of this approach lies in the estimation of income and expenses and the fact that not all properties are suitable for this approach. The strength of this approach is that it reflects typical investor considerations as they analyze income -producing properties. The income Approach was not considered applicable in this assignment as the appraisal is based on a land only analysis and there are sufficient ]and sales in the market place. and a review of land rentals was not considered to be applicable. The Sales Comparison Approach relies heavily upon the principle of substitution. A comparative analysis between the subject and similar properties that have sold can often provide an indication of market behavior and response to the subject. The sales are compared to the subject and adjustments for differences in location, time, terms of sale, or physical characteristics can be made using the subject as the standard of comparison. Most types of properties, which are bought and sold, can be analyzed using "common denominators" such as sale price per unit of size. The reliability of the Sales Comparison Approach depends to a large extent upon the degree of comparability between the sales and the subject. The major strengths of this approach include the reflection of actual market transactions and the fact that the normal "common denominators" tend to be fairly easily determined. The potential weaknesses of this approach arise from the fact that the data is historical and "ideal" comparables are usually very difficult to obtain. The Sales Comparison Approach to Value was considered as the most applicable method of valuation for the subject property. I will submit sales of similar land sales located in the general vicinity of the subject property and other UDE expansion areas. The sales map and sales data sheets are located in the Addenda. On the following pages, I will submit a summary of comparable land sales, analysis and value conclusion. The Income Approach and Cost Approaches were considered although not developed in this assignment. 35 Page 157 LAND VALUATION Parent Tract The sales comparison approach to appraising is based upon the premise that the market value of the subject property can be estimated by analyzing sales of similar properties. The principle of substitution is basic in this approach as it implies that a prudent person wili not, pay more for a property than would be required for an acceptable alternative available in the market. In. applying the sales comparison approach, the following methodology is used.: 1.Research the market to obtain information on sales transactions, listings, and offerings to purchase properties similar to, the subject property. 2.Verify the information by confirming that the data obtained are factually accurate and the transactions reflect arm's length market considerations. .Utilizing a unit sale price that. allows us the opportunity to compare the subject parcel to the sales data and. arrive at a market value conclusion. for the land. I have reviewed sales within and without the UDB line in western and southern Miami -Dade County. A summary chart of the sales follows. The individual data sheets and location map are located in the Addenda of this report. The price per acre of land area is analyzed, as it is the unit of comparison typically used by buyers and sellers in the market for acreage non-commercial lands. Additional analysis and support for the value conclusion will be discussed in the reconciliation section of the report. 3 6 Page 158 THE SALES ADJUSTMENT GRID rCOMPARABLE SALE NO. 1 SALE NO. 2 SALE Dare of Sale 9/ 30/201 3 3 '/111/201-1 lran rot Horton Inc. Five Fritz Parmer3 Parmership I : i i I i1irantee. .SSLI, VIII, EEC ,krehimedes T' I I XXXI V, 1.1.,C 11.ocation SW 104th Sireet, SEC SW 256'h flair side of Kromt3Suairj and SW 1 I ..Axenue „ Aven.ue .. ,I 1. nadiusted Sales I S18,000,001./ 1 $1,868,900 S2,030,000 IfIrice I r II 'mad justed 1 S39,127 $53,016 S54,089 PricelAcre. 1.iiriii Size (titri8I i..,: 0 nflguritn Irregular Rec tanzillar LiTiare Zoning "41."- , kgric ulrural AL -Agricult Lire AU- . '1 gr. icliklite SALE NO, 3 12/21/2016 .A.Merkall Environmental RecIeluig„ Inc, Il7CP (T & 11), 10001 SW 2400 Seim Future Land 1.8e Currenr 1., se ,.. ADJUSTMENTS SALE NO. 4 SUBJECT .4/20/2017 Fl.r fun Corp. Counry Quadrant of SW 8th Street and NW 143th :ki-enue S1_300,000 $65,000 SWC SW 2400,. Screet lind SW 97th venue 3i F5.40 33 97 37 911 24) 440 84.0 Reelangular Cll. 'Amnia" All'-Agriculinfe .Apiculeural ..3ipicu1eara2 4 1p nl tnd Spiculetiral Agriculniral griculrural Vacant 1 tnd Vacant Land , ,kgricidrunil Inferior I S6.5„000 [COMPARISONS r 11 iicAtion ] 38.iperior Similar 'i nular Size/Shipe I liarger Smaller Smaller Smaller Similar j Zoning Sintikr. Similar Sinallar Overall Similar Similar Similar Similar icleimpaiiiison ,I IlD1.. PRIClill/Sli I S39,127 $33,016 1 S34,089 $65,18/0 FINAL VALLE j 3 $60,000 l'i2=111.1gits I 14 CI 0 I 0 IllliiiimeiiiiiKyerms I 0 0 0 1,1 Climilitions of Sale , (4 4) 14 I 0 Market 111rend 0 (1 0 I 0 (Time) Ad1usted Price/7k S59327 $55016 554 089 37 Page 159 LAND VALUATIONS ADJUSTMENTS PROCESS In forming an opinion of market value for the subject property, consideration was given for potential adjustments for conditions of sale, market conditions, location, size/physical characteristics and zoning. I was unable to derive any market based adjustments based on a paired sales analysis. A review of the sales did indicate a range of values for the subject property. The following is a synopsis of the sales data considered in my analysis. DISCUSSION OF ADJUSTMENTS Financing All of the sale properties were for all cash. or werefinanced at market rates fora normal period of time. Conditions of Sale All of the property sales were considered arm's length transactions, and therefore, no adjustments are necessary for conditions of sale. Market Conditions While no specific. adjustment is derived from the sales for time, the sales are all within 26 months of the date of value and all occurredafter the downturn of the real estate market in a. rebounding market over the, past few years. The sales occurred in the time frame of September of 2015 and April of 2017 with a date of value for this assignment of July 21, 2017. Three of the sales occurred within eight months of the date of value. Location All of the sales are located outside of the UDB line. One of the sales is located on Krome Avenue in the 2030 expansion area. Sales 2 and 3 are located in far southern Miami Dade County in the same. expansion area of the subject property, east of the Florida Turnpike. Sale 4 is in the expansion area by NW 137th Avenue and the 836 Expressway. Since there is no direct reliable time frame on the movement of the UDB line, all of the sales are in a similar state with regard to future development. 38 Page 160 LAND VALUATION (Continued) A review of development patterns would indicate that the subject site would be developed prior tothose areas not in the expansion area. However, the expansion and redevelopment of Krome Avenue may provide the impetus to develop lands along this wide traffic corridor. However, the movement of the UDB line is dependent on numerous factors and infrastructure is one of the major factors. Although some differences were noted in the overall locations relative to other development, etc. it was our opinion that these properties had similar locations within the expansion area of the UDB. The difference in location will be considered in our final analysis. Size The subject land size is 84.0 acres of land area. Sale 1 is the largest sale in size and contains 303.40 acres of land area. Sale 4 is the smallest sale at 20 acres. Sales 2 and 3 had sizes of 33.97 and 37.90 acres. Despite the wide range in sizes from 20 acres to over 300 acres, all of these sales are in the expansion area and all sold in a very tight range of roughly $54,000 to $65,000. Bases on our review, these was no definitive market data reviewed to arrive at a market based adjustment. Access The subject property has access on an unpaved gravel road with exposure to SW 97th Avenue separated by a canal and guard rail. Sale 1 is located on the east side of the future improved Krome Avenue and was considered to have superior access. Sale 2 is also located on paved roadways. Sale 3 is located to the north of the subject property on the same unpaved SW 2140th Street. Sale 4 is located on paper streets that will be developed as part of the future waste water treatment site development. The overall access was considered as part of the locational aspect of each sale. Zoning The subject is zoned AU with an Agricultural Future Land Use by Miami -Dade County. Three of the sales are zoned AU agricultural with one zoned GU. All are considered similar to the subject relative to zoning and land use. All of the sales are located outside of the UDB development line and within the expansion area of the UDB line for the current proposed expansion area by 2030. Based on the potential for development to each of the sales and subject property, no adjustments were deemed necessary. H, . 39 Page 161 CONCLUSION OF LAND VALUATION The, comparable sites range in unadjusted price per acre of land area from $54,089 to $65,000. Sale I was the largest and oldest sales and sold for $59,327 per acre. This sale was considered to have superior access, sold in 2015 and was much larger in size but similar overall. Sale 2 is located in an expansion area of the UE)B line and is located near the interchange and entrance to the Florida Turnpike at SW' 112th Avenue. The property is smaller than the subject property at 33.97 acres and has similar zoning and land use. The site is used for agricultural purposes and sold, for $55,016 per acre in March of 2017. This was one of the more recent sales considered in this report. Sale 2 is located east of Krome Avenue in the Bird Basin and sold in May of 2017 for $56,300 per acre for a ten -acre tract of land. This site had similar soil and wetland consideration and was considered similar overall. hk" 14-J R. N 'LI 40 Page 162 LAND VALUATION (Continued) Sale 3 is also located in Southeastern. Miami -Dade County and is also, located within the 2030 expansion area of the UL)B line. This propertyis smaller in size at 37.90 acres of land area. This propertysold in December of 2016 for $54,089 per acre andhas inferior access to the subject. The property was previously used as a waste transfer station and was vacant land at. the time of sale. Overall this sale was considered similar and is located just to the north of the subject property. Sale 4 was purchased by Miami -Dade County. The review of this sale as well as similar county purchases and private purchase reflects the arm's length nature of these transactions. These sites were purchased through negotiations without any threat of condemnation and were considered to be qualified sales. Sale 4 sold for $65,000 an acre for 20 acres in April of 2017. Overall this sale was considered similax although purchased by the county. 41 Page 163 CONCLUSION OF LAND VALUATION (BEFORE) - Continued Based on my review of the sales data, 1 am of the opinion that the market value for the site would be in the range of the comparable sales or roughly $54,000 to $65,000 per acre of land area. Sale 1 was the largest and oldest sale with a Krome Avenue frontage and sold for $59,327 per acre. The, smallest site sold for $65,000 per acre and was the most recent sale and purchased by a governmental entity for a public works development. Based on my review of the sales data, it is my opinion that a market value in the. overall range was most applicable. Based on my review, a market value. of $60,000 per acre would be most applicable and within the range of the comparable sales. Therefore 1 concludedthat my opinion ofthe market value! of the site as vacant as of July 21, 2017 is as follows: 84.0 Acres X $60,000/acre $5,040,000 ,k ' II/AN 42 Page 164 RECONCILIATION OF VALUE INDICATIONS AND FINAL VALUE OPINION The three approaches to value indicated the following: Cost. Approach N/A Sales Comparison Approach $5,040,000 Income Approach N/A The sales comparison approach was developed using sales of vacant agricultural lands in the western and southwestern Miami -Dade County. The comparable sales varieci in size, location, condition, use, etc. however, the overall review of each sale and all of the sales led us to my conclusion of the market value. The Income and Cost Approaches were not considered, applicable on this appraisal assignment as the subject parcel is a vacant parcel of land. In my final analysis, 1 considered the value indicated by the Sales Approach to be reflective of the marketplace for this type of property. As a result of my review, 1 am of the opinion that the subject property would have a market value of $5,040,000 or $60,000 per acre for the land. Therefore, in my opinion the market value of the subject property as of July 21, 2017 would be: FIVE MILLION FORTY THOUSAND DOLLARS ($5,040,000) , N 43 Page 165 ADDENDA 4 4 Page 166 1 fi,WA;KAA,rff, A '7A4A,A" ,17 1.4444 41440.1114444 - • .43,77./i7 7-73.777 LAND SALES MAP 74. 4774 747L3 1/ - SAL2444 V4,0 U4144WWW,AgV44 etatuktr, mr, _Litt in - A /7-1411042.:, . • AN - , 43'33/ fly, r3,0303m3olee 4071e.;3,,sicts7/33333 i333A 31, / */4 , 4 m 444444 4/f), ) '4 71/3/17, 414 4 4, .4'4 1 4,44, "f404•Vte 14 r 133444r 734/3741 303 0/1410444444441, AAA* 4 Apuu 11 " 71 73337,4443 3 , ' 73 034407STS 7/ MOW 7/ 37' 77/377373/7.33 3-3 '333/37 373 11,44scre,t4.41.4 Bay lowami477 ,4 ,44944,, 44 'A/374,747431,437" 43A/A 334 0471777,3377/037 Dr, phIs G Ineral High ay ap of A 1-111 ADE CO 1 NTY FLORIDA .717, r Oa. ,apria370 DCLPII em....oc. AlAtArrA WNW' OLFA'41,AP CAW Z47 "47 ,4011,14 N rr, rrr 4 v vv, F1 .? A N IES'EATUE )1/41)VISO RS P R 0(1; R.,A:11 NLA..N.AGERS 1 REAL ES1A1-E APPIEUSiVI-S LAND SALES DATA SHEETS 1424 South Andrews Avenue • Suite 200 Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • : thy Laba ngnmp,cfl Page 168 REAL ESTATE APPRMS,11,4S COMPARABLE VACANT LAND SALE NUMBER 1 MY 44Wig R. - EsTATE Atlpvlsotts MA.NAGERS 001261111.-rour tl 4,1 *11,14 1,1,,111, Property 30-5907-000-0010-0010 Property I.D. #30-5907-000-0010-0020 RECORDED: GRANTOR: GRANTEE: DATE OF SALE: DATE INSPECTED: SITE SIZEMINIENSIONS: Miami -Dade County OR BOOK 29798 PAGE 2519 D.R. .Horton, Inc. ASLI Vil, 11,LC September 30, 2015, July 21, 2017 Property LD. 30-5907-000-001.0: 7,466,358.24 Property LD. 30-5907-000-0020: 5,749,876.44 Total Square Feet: 13,216,234.68 Or Acres: 303.40 Acres TOPOGRAPHY/ELE At the time of sale, the site was level and at street grade. CONSIDERATION: S 1 8,000,000 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ \\-o,: :he Lath 11m:tli up. com Page 169 REAL ES1IN"IiE VISORS III“).GIR A NI MAN kGE Rs REM., EST.A.-TE /VP R.JA SA LS UNIT SALE PRICE PER ACRE: S1.36 per square foot or $59,327 per acre 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \‘,.-\\ allcurbJngr4up,cmn Page 170 IZ N ESTA.TE 7-S :)11S PROGR.,11,,M \TGR U.1 . EST ATIE A:PPRAISI.LS COMPARABLE VACANT LAND SALE NUMBER 1 (Continued) TYPE OF INST U ENT: Special Warranty Deed FOLIO NO: 30-5907-000-0010 and 30-5907-000-0020 LOCATION: At SW 104th Street on the east side of SW 177th Avenue in Miami Dade County, Florida LEGAL DESCRIPTION: Briefly described as North Parcel: A portion of North of Section 7, 'Township 55 south, Range 39 East And South Parcel: A portion ofthe south V2 of Section 7, Township 55 South, Range 39 East... As recorded in the Public Records ofMiami-Dade County, Florida Lengthy legal, refer to the deed attached. ZONING: AU, Agricultural, Miami -Dade County LAND USE: Agriculture PRESENT USE: Vacant land used for agricultural uses HIGHEST AND BEST USE: Agricultural use CONDITION OF SALE: Arm's-length transaction FINANCING: Cash to Seller ENCUMBRANCES: Restrictions, covenants, limitations, zoning, regulations imposed by government authority, and easement of record. TYPE OF IMPROVEMENTS: The site was vacant land used for agricultural purposes. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • ,6.6 the urhangro np,cono Page 171 13 A NJ RE REAL ESTAT"E ADVISORS PROGR„,VM 'MANAGERS UTILITIES: REAL .1::::,,,sy-L,tok11] ,AppRz.Ais,ALs Electric and Telephone with wefl and septic utilized in the area. 1424 South Andrews Avenue Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • 1,; 1 h C urhamgroup,.cum Page 172 13A R.E.AL IES17A-FIE ADVISCHIS PROCilt NIANA.(iERS COMPARABLE VACANT LAND SALE NUMBER 1 (Continued) VER FICAT N: MOTIVATION OF PARTIES: EiVill„ :Es:TATE .,,\PPR....AISALS Mercedes Arrojas of The Katsikos Group, Inc. Broker for seller, DR 11011On 305-717-1880 Grantors apparently motivated by profitable sale of property. The grantee purchased the property for future development potential with an agricultural interim use. ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: N/A EXPOSURE TIME: NUMBER OF DAYS ON THE f REMARKS/COMMENTS: Not available IARKET: Not available. Per selling broker, a portion of the property was inside of the UDB with the majority of the property outside of the UDB line in the expansion area. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 95,4-522-6226 • Fax: 954-522-6422 • \\ iheuriLihighhhip.com Page 173 R/sit N REA', LSI A. L: ,‘,DV ISO RS MilafadfDadcr f011icial Records - Print i)rafamcfird 7114,1iSTAI0AIOrt 1.1t1104thJ3 3303(033000.330333330331 Ght. Monne. h.. .w.Weaver INNICag Wm. mnaealf 10.1.,11W, ISO SAM nal 3333141 0.,,c,161,11/140144 31,591,7,MMIA on. .0,1 04.43,1 1."'''..r.)C; RAM NI ANA GERS i'rig,fi Cfr d 11.111111111111111111111111111111111111111 ,SPACr AfilMff NOS l'ur FOR OFCMINN6 (MT*1IL itECLIMNAVIRELQIIP CFH 2313I5100630987 OP et 2979g Pas 2319-2522 t41l01 sir raffOEO 0.11,2035ny1,3y FD 9110 TAX SU13,1300.011' soRrAx 481 00o,3er IIARVET PUVIth CLEM OF C,OURT Medi ,DADE endhlr, 11 nAlan THtS SPECIAL WARRANTY DEED s made and emoted min es or Me V day al September, 2015, by and between O.R. HORTON, INC.„ a Detaware corporation whose onvi office address is 431 Fairway Dnee, terned Beach, Florode 33441 ("Decreed, to groom Avenue lMlorn ASU VOL 119, Delaware hondled nabiety eampany, whose post offke address 0.11 923 14 Penneylvanla Avenue, Winter Perk nonitia 32789 retarget"). Wherever used heroinThe damt fificararr" add '01 ante." shallbe deemed to include afl the parties to this Sckedal Warranty Ned and the laths, legal ft paesentaElves and assigns of InthvIduali and the auo,essori end assigns of rorporattons The singular shall be deerne4 to Inefode he plural, and ytre versa, where the context so permits, THAT, for and in consideration or the sum of Ten and 43304/100 Dollars (S10.00) and other good and valtraWe conalderations, the receipt and 33401,011 311 whlch bs aarrowtedged by Grantor, Grantor nefebygranza, bargains, sells, conveys and confirms onto Dante. "PSIS," "WHERE IS," AND "WITH ALL FAULTS" AND WITHOUT ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, except wth respect to warranty of Me set forth In thls SPIKV6i Warranty Deed and the representations and warranties expressly set forth Nn that certain Real estate Contract between Grantor and Grantee dated May 20, 2015 ("Contract"), all that Certern real rroperty together with the Improvements thereon iherainatter collectively referred ItO 115 ihe "Real PrOdertyl Mfanfifdade, Florida, r.rg, pgrocogrly described as tbllows: 900 ERHISIT "A" ATTACHED HERETO AND INCORPORATED HEREIN ETT THGREPERENCE. TOGETHER WITH ad the cenernents, heradltaments and appurtenances thereto belonging or on any way appertaining, TO HAVE ANO TO HOLD the same ohm G1101,1)4tt n fee simple, forever AND Grantor hereby coYenants 3434, 101(110r (14 shot Gramm la lawfully seized of the Real Property in Pee thas GramAtor 021 pod VA And faadod authority to sell and convey the Real Property; PI that Grantoe hamar sfirclady warrants the Otte to the Real Property and, will defend the same agenst the lawful ciadory of ag gem., donna% hy, Waugh QA under daa drantOff, but treat othemese, and PI) that She Real Property la Frye of all encumbrances, except' real' eelee taxes Of Book29798/Page2519 CFN#209506300487 Page 7 of 4 08;//www2. i ami-dadec ler k.cort/Of ficialRecmdsiPtina)ocomenLmroe?QS.,Y3011:10zx.... 5130/2017 :EST.,ATE ik,RP 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ h Ct111):Jug r(, u Page 174 111 3 A N Miairoirl)ade Official Records / Print Docomool A.DV1SORS PRO(A..A.M. Page 2 0114. ac.sersrherhs for tl he year ED1S and thereafter, 0fl easements hod rectriclions of rechrd. 11 ny, provided, however, reference thereto shalt not serve to reimpose the same. IN WITNESS WHEREOF, Grantor ties caused thrs Special Warranty Deed to be executed as of the day and year first above written, &wed, sealed and deldwered In the presence ot. TeXAS ST4TE OF FrrefttEhAr .11 Chutirr SS: hrtiranlor" D. R. HORTON, lleCt lowers eorprellon PrIrlt NOW Irc The faring in0s,r1re,irdal01' s a dex=1;r bye mu 013 t2ed‘ay or Septerhbv. hv 1%1kt) V, .41.r Olf Hit HORTOIS, , a Delaware ForPotalion, °a behalf of the odrooretr on, who rs perhoheas known to ore or has produced 05 identification her Aitourt4 kASINGS Wady Public PATE OF TWO WWI& kikuity h11±10j. Notary Pohl rr Stale of Prinled CommIsatom Nornherr Commlsslon Exolratront Boo k29798/Page2520 CFN#20 1 5063098 7 Page 2 of 4 fin g s://w w w2. laini-dadeclerk. congOffic lalitecords/PrintDoeumenti asp0110.Srorl a:4J fOzis.... 513,0/201'7 RI o1. l'ESTATE 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ \‘, tIi urbangrotlp.cwn Page 175 ES"LVTE A.1)V1SOTts Miarni-Dace Offada. :Reards Print Document 661.1011I.II6S Meat ritopeaki P MA G E RS Pape 3 Co' NORTH PARCEL A portion of the Nonni 4/2 of Section '7, Townthp14,Spud* Range 39 WM, Wlarregaide Cenetty„ Heade derived from the some( by AR., 73331313,33 inevey order 94.6849 Doted Mph 1988 in accordance with Court to 86.26095 CA 14, referred se *RAPE Couture :1,940199710011.9183. Commence on the eltb comer of arid Section 1, theme igtrfle171 hong OW WitlIt ilne of saki Section 7 for a di:Ponce 94 67631feet to its intersection with the westerly orolontieben of the South lice of the prOperty COneastue to Thirteen Holding* MC by deed dated lune 3, 2004 recorded 4r Offildei Records Bea 223 79, Pap 4851 of the Polak Records cof Oak County. hob* thence 7786720976 Bkas aid wall the for o intimate of 16717 feet to the Point of Seginusigig of the leillownse detcribed parcel of land; 01+3933t Co4414144e P897,72"9975 bong last described lige 411 894istenat Of 2582,78 feet hi the Sogaineest mine Of the property conveyed to Thirteen Holding* UP Sy deed dated Wee 9, :7094 331,333d3331 Mktg Remota Boob 21379„. 465,1 of the POMP Patera a Cade towly, Honda,' who 419447114 ntstamboin enth e 7749.96 feet east of the parallel wAh the West the of *aid Section 7'; thence 049270617We along said parallel line for a distance of natalb Mk be the North tine of said Section 7; thence 68615661 along soh North Um for gfistence of kaiak feet to o line 134 74 feet West of ond parallel with the MP agreed LIM Of said %chide '7; thence sor 11.6,0"E otom said parallel Tine for a distance of 2636.66 Met ha Me North Melt of Way itne of Med Creek Canal thig1.W4 33432993 the ettheof,Witor mom of South Fiend/ Water Management Disedet, Sheet 6, 7and 9 of 4d, recorded in Plat tea 1241, .at Page 44, d 4940 Pithilic Records of allabbibectie Pommy, Opridat thence 966`7356'64 Pone said North Rhatit of Way ke for 3 distance 814453804,9,1 to We West fine of a 1.9C1 toot 'eke hthroad bight of Way Easement tcs ph heed Hook 4336 st Page 276 of the Public 9or9434Mtemigthade Connig litiorteg thence 802"0621471 along said West Itne tor a distakip or 16131 get le the North Kent of Way the of amine Weak Meek Canah OW; thence 5416"73'68744thew North nitthit or Way lino tor a distance isit 373,9S feet to the East One of that portion of land for additi000li Righbof•Woy dadthation for Florida Clepartment of Transportation described in Parersi 109 and Portal 114 of financial Project No 249614-7-51-01; continue the following 4 courSIO hong said East Um, thence 99141796'24"Ye for is distance of 909,53 feet; thence 587'53'36"W for o distance of 06,00 fac thence NO2TO6I48W 'for 3 distance of 796,19 feta throge N474214151.3"'W for a &Nose of 269,61 feet to the Point of Beginning. 500119 PARCEL A portion of the sok:ill/2 of Section 7,. Township 55 agratith, Range 39 faith WienneOade County, Honda, derived from the survey lay MR, formalint homy alder 940.8806 Pated Agog 1368 in accordance: with Court Cam 8624685 iCA 14,901,9eed as *PAU COUtirt too sccnoti uNr. Commence on the NW corner of *aid Section 7,, thence 562'66171 gong the West Pcie or said Siphon 7 for a dishince of 5462.37 feat Id the Southwestcorner of sald Section 7, thence N64/321058 along the South the of seed Section 7 948 diatom of. 1.69.79 teat to the Pohl of 84109.166 of the favoring deathbed barbel a WA Mame emingme 518612607 for a dithers. of 6385,93 feet to a line 1693,93 feet West of wilf packet with. the Tab agreed Pm of said Section T. 'thence 662716'59T469 allong said waded itne for a Marmot of 2639,99 feet to the kWh elgint of 'Way 94 0 44 Med Creek Canal 474 '1W47 o Mown on the Mak offsbey maps iof South Plogrida 'Water Menalternent Mulct, Sheet 9, 7 sied 8 of 40, 9900984469411 iftet Pooh 174,.at 47o412979B/Page25211 CFN#20150630987 Page 3 ad 4 h re ieea-claciederic...conVOIriiciiRecordaPriet Do 944416944 „aspx'?QS-, YA.01.,..404741..... 5/3 0,g20 7 1424 South Andrews Avenue • Suite 200 • Fort .Lauderdale • Florida, 33316 Telephone: 954-522-6.226 • Fax: 954-52,2-6422 1, v s 9447ak,''kurb;tn,E,:.roup„cliftn Page 176 R R.E21,1. 1 L .ADVI SO RS I P R(1)G11..;VNI 666liami-Dadc Rertords - Prim Document Page 4 016 4 OR SR 2975,15 P03 20022 LAST FRiE Page 64, of the Public Records of halamnDade County, Florida; thence S86"11"583W aiong said South Right of Way Wm for a distance of 1855.99 feet to tue West line of a 100 font wide Railroad Right of Way Easement as per Ned Rook 4331, at Page 276 of the public records of Miami -Dade County, Florida, thence 1402306'247W along said West line for a distance of 5.00 feet to the South Right of Way line of said black Creels CartaliC1W„ theneu 58632358'W along said South Righlt of Way Ilne for a distance of 373 93 feel to the Faat Une nithat portion or Land for additional Right -of 1Way declicallon for Florida Department of Transportation described in Parcel ICUS erlf Financlai Protect 0331 249614-7.51-613: continue the following 4 Mimes Wong said Fast Line, thence 502406041 lor a distance of 8716 17 feet; thence 502058'501 for a distance 04 31.52 feet; thence 5E17751404W for a distance o/ 69,00 feet; thence 502408'2We for a distance of 1730.21feet to the Point of Beginning, mnMe2 Book29798/Page2522 CFN#20150630987 Page 4 of 4 hups://www26miamt-dadec 6erk.comi0 clicirt 6 Records/P.6i tit Documentmsgo7Q6S66-tYtioU fr6:t6z6ti; ..6 5130/2017 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • Vt '66v. theurHingroup,conn Page 177 .i:A1111111i RECORDED: GRANTOR: GRANTEE: REAL 1 I \1 1ADVIS( )RS I PRUGRA" MANAGERS REMA-2S1ATEAPPRAISALS COMPARABLE VACANT LAND SALE NUMBER 2 4010114254WHH I ,,),,4,:,,,,,' , v,,, ,m,,,,,,,,,, '4go,", sta, mr,00,N 4",,,, ,,4:,!,l,'''''',,,', , :ro,,,i,,,,,' : 11111 „„ ,,,,,,,,,,,Irom, I Miami -Dade County OR BOOK 30462 PAGE 3912 Five Fritz Partners Limited Partnership Archimedes XXXIV, LLC DATE OF SALE: March 10, 2017 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422, • heurbmgroup,cfpul Page 178 thc Li 1Z 13 /4\ t Lt REik1„, ES"TATE „ADVISORS I PII.C.„)(3.R.A...N1 NALANAGERS 'REAL 1ESTATIE APPR„AISAES DATE INSPECTED: July 21, 2017 SITE SIZE/D1MENSIONS: 1,479,733 Square Feet 33.97 Acres TOPOGRAPHY/ELEVATION: Unimproved agricultural land slightly below grade, COMPARABLE VACANT LAND SALE NUMBER 2 (Continued) CONSIDERATION: $1,868,900 UNIT SALE PRICE PER ACRE: $1.26 per square foot or $55,016 per acre TYPE OF INSTRUMENT: Warranty Deed FOLIO NO: 30-6030-000-0021 LOCATION: Southeast corner of SW 256th Street and SW 112,h Avenue, East of the Florida Turnpike in Homestead, Florida. LEGAL DESCRIPTION: Brief Legal: The North 1-.4 ot the SE less the West 50 feet and less the East 40 feet of the West 90 feet of the North 300.58 feet, and less the East of the NE '1 of the of the NE 1-4 of the SE 1-1 of Section 30, Township 56 South, Range 40 East, lying and being in Miami -Dade County, Florida as recorded in the Public Records of Miami -Dade County. Refer to deed 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • rha 1(5rlY'llpXP)Itl Page 179 R 13 A, IN' ZONING: RI Ad, 14 A 'I 1NOR NUNWO.A. lq.AN (FRS " EM", .ACHE .MV 1 AU, Pqricu1Lura1, Miami -Dade County LAND USE: Agricultural PRESENT USE: Vacant Land -Farm Lanci HIGHEST AND BEST USE: Agricultural until UDB Line moved - in 2030 Expansion Area. CONDITION OF SALE: Aim's-length transaction FINANCING: Cash to Seller ENCUMBRANCES: Restrictions, covenants, limitations, zoning, regulations imposed by government authority, and easement of record. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \ (111cm"bi[np'r-oLip,c( Page 180 -11Z-113 A NJ ir: ESTI".,ATE .ADVISORS 411 •• , • , . PRO.GR.A.M. AGE RS RE 1A]ST.VIIE .A1'1? RAI COMPARABLE VACANT LAND SALE NUMBER 2 (Continued) TYPE OF IMPROVEMENTS: None UTILITIES: Electric is in vicinity of site VERIFICATION: Jodie Bakes, Archimedes, LLIC Corporate Officer MOTIVATION OF PARTIES: Typical ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: N/A EXPOSURE TIME: Not available NUMBER OF DAYS ON THE Not available REMARKS/COMMENTS: This property is located near the Florida Turnpike on the corner of SW 256th Street and SW 11271-' Avenue in the 2030 Expansion area of the UDB. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ Page 181 1 1\ . . :N „FE,ioi „Roc; All • " Pp by .7041411* PIIIAS Hamilton Attoehey at 1 aiw 76(0 Red Road, Suite 229 Sigh %limn* FL 3310 305-6a-5610 NwnEer 116414 (s) Retirn to' lalpero Rodriguez, LL} Douglas Entrance, North I lower 19,r1I1tliS Rood, Cride 11$41 Coral Gables FL 33139 Parcel TrItettifleatiou u.311-editAtiAnn-ao21 Thu Law Frr thrt faciAL Warranty Deed 11,57ArT:nArt Rolt161 09% G7, AEA], EST A'rE A.P P CFN' 20170'1'54(555 BOOK 3C4-62 PACE .3912 DA-E.f,-.2.1 2 7 CR 2e 42 AM DULL) :X3C ,213 SlAeTAX d 41C 05 Ftir.Pve""" jVits, rAIRK c^F OA:E Crr' '1.hi5 indenture 4L „Ji . 2047, 1-ki weer Fi11: PHU Part l'arnerohni. i f !Pori& limited partrieruhing whiNr itzto tidier addri:ss c/o John C. hqtr, UIj Oak Grove Averiue, Saint Aucuttint, Ft 12.04n., nr Inc c.vmey cir Saint Juhria,SLLtir Florida, inIor ILd Arehnuedeii Nosxtv, LLC,, Florida cidripany pelt Ante addrcia 1510 44101 Yenalle, 10pro Lock], FL 11054, id be c4{..10 y ,ur imuni. Doak,Suc uf Florida, Aiiirizeie, WiTnt1.$611 titor void kiuzior.,u ttiedosideentia_l LI tow moo of ITN AND NO." 00 DOLLARS ilia did and ortrzr gi101,1nd\AWN: 4...r...1.1Lr4w,11111% Rn 3r,rteir ir. hid paid by said otrwarr, the recryi wtztrof l hnoeby wg'kruzmotedgod, i.sgiantel„ x. old cold ¢c) atc. said gnit, and gr.nrOre.., 'letit'$ Brod iMigt3A fOirkel. Ohl Nlovor:c desZtibte LnIt41, %itazit, in .1stlarnit-Darle Cooney, Florida, The North 14 of the SP 14 kid the Welt 541 feet atid Irw Ihr! E1411 40 feet of :he VA eat '90.1 feet of the North ;111e-cli fret, and leas 'the rant 11! thr NE 114 of the NE 1,1 of the SE 1,4 of Section 30, Townshrp South, tenure 40 It,ms1,11yong and being lo Nilami•Durriv Coun(y. Florida, mid saucl s.r.mnkin- tic.m.ty tinily i tho oiI tcl surd "..forld, and will cicfcmi kl,e.irrt4110105i lawful ai 1.01 persolvis -5.:1•C","71' trd 'Crart 'Art tisvd tc4 ri.qa10, ,Z1^09rNi rtcw,m, noidatorirnie Page 182 I I Z. (:-54ka REAL ERENTE ADVIS(dRS ,u PROGIt ArNAr CI IN 201 rot ciciEb5, 3()(ioc tears.? Pftr4h 3i9 WhereOlt rintAnI an aea gran:toga hand );:rad arai the eatc and yew 61141 4i441414 scared anti delivered in our ravairatit: 4, live Frier thana Lent.% rtirtnectirip„ a Florida Entrant partnersion Ir3ty Foch F40,4 t,T41' C.14114411 ra:tr..e" , By Witeett Nacre. 17,,,,,st; c Joh, Fiat, etterd., 1"•7 , nr ^61.1 itte'• • ration, .4,43",, L.747; Ai Staw lijAcr1(14 (.71)1triy 44,thidZ fraconag, matenneen %vas lami50,'44.1H4 f,hrr rttiS day of tit-lEN NU 7, by John C. Flit., Prccirdcri riVe Frac Paratotot, rot. a h ocria ocorporetea, General router l'ivc Fritz Parthaet Taunted thattnerahp, Fikid0 5cherf of the cot NI Winn rir potterestapc tic U vosolorAy kr,,,myr, '0 EK,oH ;frIvtr'S bEeTt:47, idearitetrittna ctn, I Not ry Seal; N00,0v PbNc Inieted Nem,: tarntratamon liagirett MARIA BATS 7LAIAILTOR cOMMISSMON 0410564" ExpiRre3 Mel 07 20177 Double tome Page 183 R '')„AN L11') r I RECORDED: REAL ESTATE ADVISORS PROGRAM MANAGERS COMPARABLE VACANT LAND SALE NU 010000000 GRANTOR: GRANTEE: DATE OF SALE: DATE INSPECTED: SITE SIZE/DIMENSIONS: TOPOGRAPHY/ELEVATION: REAL ESTATE APPRAISALS BER 3 20 tr6 Ar0 0V0000tp400 arni-Dade County OR BOOK 30366 PAGE 4218 American Environmental Recycling, Inc. FVP C D, EEC December 21, 2016 July 21, 2017 1,65,0,924 Square Feet 37.90 Acres Slightly below grade 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • www: .letirlyanL,Yro LI pxo Page 184 1 2:42 11:::STITATITE AFAISORS P ROG RAM NI ,,VNAGE RS 11EAL Etil'A,717E, COMPARABLE VACANT LAND SALE NUMBER 3 (Continued) CONSIDERATION: $2,050,000 UNIT SALE PRICE PER ACRE: $1.24 per square foot or $54,089 per acre TYPE OF INSTRUMENT: Warranty Deed FOLIO NO: 30-6020-000-0013 LOCATION: 10001 SW 240th Street Miami, Florida 33032 LEGAL DESCRIPTION: Brief Legal: The Southwest 'A of the Northeast 1/4 in Section 20, Township 56 South, Range 40 East, lying and being in Miami -Dade County, as recorded in the Public Records of Miami -Dade County, Florida. Refer to deed ZONING: AU, Agricultural, Mia ade County LAND USE: Agricultural PRESENT USE: Vacant land HIGHEST AND BEST USE: Future development -In Expansion area of 2030 UDB CONDITION OF SALE: Ann's-length transaction FINANCING: Cash to Seller ENCUMBRANCES: Restrictions, covenants, limitations, zoning, regulations imposed by government authority, and easement of record. Property is located in the 2030 Expansion Area. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-642,2 ihvutl-Ingroup.corn Page 185 hc RE 1.ES'IATE AITVISORS 1.ROGR...A.A1 ES'1".1."TIE. COMPARABLE VACANT LAN SALE NUMBER 3 (Continued) TYPE OF IMPROVEMENTS: None UTILITIES: No utilities to site VERIFICATION: Jay Ziv, Broker for I3uyer, 3(15-447-7849 MOTIVATION OF PARTIES: Typical ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: N/A EXPOSURE TIME: Not available NUMBER OF DAYS ON THE MARKET: Not available REMARKS/COMMENTS: This property was used as a waste transfer station and is located outsideof the IJDB within the 2030 expansion area. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \ ill_u rha11 2, ram p.cu Page 186 N r REAL„ ESTATE ADVISORS PROGRAM NI...ANAGE RS This. le etnirreilt Prepared by atv1 Retina t Martha Pos.-Diaz, Esq. Southern Trust arid TAlle Company 99,6:0 sr>r SLice 119 VistaiL, F 4.1ceir Hk 1CL 2.t0116-231 1'17,3j:reel) lerptieiscia ihetia1Irdheitifie.otititi Nuitibor 38-60.10-808-98.11.3 !9TINCAt 0:WNIC Or ItoconirmA Ditw R.EAL ESTATE APPRAISALS CN 2C 103C75*287 EliCiC1e1: 3C7SGC FACiE 4.2'8 CATE. 12/ 2C92C '6' 08. 3 ' 36 AM DEED Cr:DC"12 303.3C SUR—.4X 9,22.5.0C i,AI1Ntr RUVItt CI MK,cr T W4RRAN1 DEED TILIS wAIARA, N. Tv DEEn. :nreteelt)e e.y Isrecesiber. 3.01iSi by Aril erica° Envernmemental Recycling Inc., a Florida C arporatloa, WiZie POSZ ffi SPE",±! iS 1241 SW I.13sd COOTI., litiaval, FL 331.8Gbrir coileel br e":rher.or, 10. l'N'T Oki) LLC:, a Florida Lituitaxl LbtHy Chuipany ovhcse pest ottize, adieras is 15540 Nese Barn Road, Suit*JO, N41aelet IFILd31.11111, 4.?lLibI ailed 1.ic Cierviceoi $1e.:,,h,o, wool oficos tke ,eoiss 'ilcchrfie ,rxx-r2c$ OM 141,1,M a KG' prre ann•uatu,!./. amd,atngres awl th.z. rieN:r.soe,r.va atcemsij NVITNESSET11::ThatteGlaatin, fen aridii onsiclereirecei. oldie Tilt Df to ond, 5IC00 dolhar5 zitei ctba-e- k;on,ido •kxcivit Luantrwioli:p-1,IIJl irEtito., acrot., remises,. ILd:cmg!'s, 'An vc} A and :11111;11W I:111C Ili c iv az lice 411 lkal rein ai larlil u,1,1 undo r M1.1 ram • 1")-Adr {innty',..ittfe (if :,';113ridn, asoce peu Cs urn- ly _e4t.IJi Sr 17 TA 11111 T A" A ri-c•iir IN) ANO MADV; A PART iir.tuor tiVitIOCI 4"290ClutillS, elltriCtivIUS had reservations eicord, without 6mietidlog to meal post saint and taxes tor the year 2017 and thereafter. Tebt;i1e1'1'.11111., th li he IrIlbrIt liefediELtvita,it ant2 api>wttoutoiL,:s ,herotko- bc,totig:ng at i0. zurywii,c apperaltiit T(P tl A VIP?, A IN )11/, d riu ir sun!alW, for,x1,14, .AND, Cr:atiue thvcoseohoes. ith said Cerwe:se ilea Ow eittarais is laciftAy Pelizest of said this ills rirsicent rqr,l-.4 and laco.:'fol tcri It arti ormerryd Iii,I iut 1:ttrully wvarnvot% the ratha to said n7u.1 1A0711/1 dcfiluf 11-in lame. Artainit Ifo "noctirt clairrri r 1 pr•rturrtr: whortruievrr„ rtnt mitt !aril ix fhtxT. eit ratorrtitaritrot$, rxcapt t4kV5 AgZertflng, ;t,t1.1jr9VIrltla I() ritcrIllbrf ItfPlf-2,11 Page 187 n'w rra.)LA "ESTKEE ADVISORS I PROGRANI. .MANAGE RS ESIATE AP P 1 21,1,16C t BOOK '308(3 PAGE 42 IN Skil I '7.411;NS IIIkKOF, rI •J lir/ludo( tired remind th peen; the day and Feist first abase vvrincin scided 311d J,4vucd it, • pi VV.,.M1ILC Or". ago 01 how to. Ccer Wdiflefal "1 Pi.eitera 1,11 rm w,prso *2 SiTadue ki,d.r0 0 n "Ntliootto 1$2 Prienied tsnints Americium, Emvirmatmemtaii Rdk U,a r'imr" 16 For ,i, nrs Lobes, President iSetal I Sizitif flu* iota Comity of iwiittirriiiinte Tile iivorittil lade oriel:A nen airrantrittedped before thiN dtly 1000lohlheor24 itirloxSLtot traria, President Arri0 ,CW11 thvoinixhomhod RecythrA !col, lDoehla Corpohofent who hrt.phrottio hoo tor has pludkortd Wow 4,4111111.. SEAL MY C0:131.LL'Z'Ol.T. El7p3r.i" MPS- :11 '117i4r34409.4"..A.(ill1AJE 1tYCOMSVed urr WM) ter,,,k1 Ikemy 15,4M emraMslimk,bret,Oittegraem.luis. Page 188 F.': S711 TE S 0.116 I PROG ..M NIANA(.31Fil I A F1.E tL 161ArEE A PP R.J.kI 2C161.: e6 2i.006 36306 EAC.3E. 4220 The SINV 1.°4 of dit NE LS u Setiow 210, Township SO South,Rang* lEaaL lying and heihgIn MI0.1111•Darle Count}, Florid a. LESS AND 1XcErr TM ftLJo,ltgtr1c nvyd by deed record d in Offlela 17462, odo 201)2; 'Fite South 15 rout land thy WeVlir kr' of the SW 1,41 If the NF. IA of S:....etio-3 0, Tow rhUp 5 Sektuth, RunEe 411 rj%I, COkiiitl, \ND Tie Arm bottn,alvd hy the Ent lint of the West 35 fi1 if dit NE, 114 of said Soction 20 Nod beatified by lbe North line of the South 35 fee of the NE, .1,°4 of sold Seelon 20 and bounded by a 25 foot radius nit COZICAVC tV The Northeast, said are beli4 tangent to Looth of th. 1.30 dorribcyl Ithrt Page 189 I t 1) 13 N REAL ESTATE ADVISORS PROGRAM, MANAGERS I REAL ESTA It APPRAISALS COMPARABLE VACANT LAND SALE NUMBER 4 RECORDED: Miami -Dade County OR BOOK 30509 GRANTOR: GRANTEE: DATE OF SALE: DATE INSPECTED: SITE SIZE/DIMENSIONS: TOPOGRAPHY/ELEVATION: PAGE 3256 Erfurt Corp Miami -Dade County (Water and Sewer Dept) April 20, 2017 July21, 2017 871„200 Square Feet (20 Acres) Typically, below grade with associated wetlands. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • Vs \\Vs thcalrbargruup,c()11) Page 1 90 kl, I:STA 11.: At)S:ISORS 11.312„0(7;1,.0...:1.1 NI.ANAGER,S REAL, APPRAISAI,S COMPARABLE VACANT LAND SALE NUMBER 4 (Continued) CONSIDERATION: UNIT SALE PRICE PER ACRE: TYPE OF INSTRUMENT: FOLIO NO: LOCATION: LEGAL ;:,SCRIPTION: ZONING: LAND USE: PRESENT USE: HIGHEST AND BEST USE: CONDITION OF SALE: FINANCING: ENCUMBRANCES: $1,300,000 $1.49 Square foot or$65,000 per acre Warranty Deed 30-4903-003-0190 Northeast quadrant of SW 8'1' Street and NW 145'1' Avenue in Miami, Florida, Tract 22 and 27 of Everglades Garden, according to the plat thereof, as recorded in Plat Book 8, Page 14 of the Public Records of Miami -Dade County, Florida, being in Section 3, Township 54 South, Range 39 East in Miami -Dade County, Florida, (rit,) — Interim District. by Mian i-Dade County Open Land Vacant Hold for future development upon UDB expansion Arm's-length transaction Cash to Seller Restrictions, covenants, limitations, zoning, regulations imposed by government authority, and easement of record. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 333 6 Telephone: 954-522-6226 • Fax: 954-522-6422 • t he tirb.inro up,cum Page 191 ek 11) N. REA,I, ESTATE, ,!.:ND VISORS I PROG.R.A.M "'MNAGERS 2,11 ro COMPARABLE VACANT LAND SALE NUMBER 4 (Continued) TYPE OF IMPROVEMENTS: UTILITIES: VERIFICATION: MOTIVATION OF PARTIES: ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: EXPOSURE TIME: Vacant land No utilities to the site ESTATFE AP P Francisco Fernandez, Miami -Dade County, Grantee, 305-375-2083 Grantors apparently motivated by profitable sale of property. Grantee purchased for l'uture development as part of future waste water treatment N/A Not available NUMBER OF DAYS ON THE MARKET: Not available REMARKS/COMMENTS: Purchased as part of project for new waste water treatment 'facility. Property needs to be de - mucked and also has some wetlands on the site. 1424 South Andrews, Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • ihclifHtilgroupeum Page 192 -710 AN n REAL ESTATE At/VISORS PROGRAM .N1..:AN.AGE RS i!rc.114/44-1?Y: tilregtsry R. Fishman, Esq. Gregory R. Fksimam.. P.A. 27541 NE 1115th St, Suite 21)4 Aventues, FL 33180 unI 141° !VI iarsti-avdr County 1SD Real Eiratc Deodelnisnt ron Flori-dr' I 3312S USER DEPT.; Weiler and Sewer Department Properly Folks "4.11.: Warranty Deed REA:II ESTATE AP 11) RAIR'VLS CFN 23173222529 B01i1K 34539 PAGE 32'513 lot 040'5001i )II 17 no AM I;CC 7,50e SJR7AX 5 85,0 IX, -ARA Y YIN CL 21i:K Cl- COL R' MLA 'this Warranty Deed HO& III iS ty of , 2017 Os:toes:la VIAIllt.it I CORP, a Delaware carrporaleni Yytwic post office addri..ss !s PO BOX 5 Kcy Biscayne, FL 33149, grantor, and 'WAND-D.161X COUNre „1 Political Stbdis Mimi of Mr Stale of ilurodit, eui Vanier and Sewer Department whose post office addre.s is 111 sW loot Strst,1„ SI dr 17-2112, Nliatnit. H1,331114 vaioice. (irt,rnr,er lam hneln xrrat "railnr' and er ril nrrix3 zed air leo% (er4t,eararivel,, iml 44vapio, 1410:1,14,145 414 41514,/,°,f 1 I1I 414d iij irr,)) WitnesSeth. that .aid giursor, for :Ind in consideration of the sum of TEN A`sll) NO.,1(313 DOLLARS iS 10.00) rid other goof and snillahlt Cunildrratiom to said lumitto in band paid try said g-arnee, kfic 7c(criv, wbrivia' 1;yrinttid, hugained, and sold to dm mid gemstee, and grantees liens and assigns forever, the foiIs-ing described land, stuate. lying acid bni n 4uimi-t)IEk County, Florida to-il Tracts 22 and 27 ol EVERCL ADCS GARDENIS„ accortfing to the Pint thereof, Ai revortloil Book 8, Page 14, of the Public Records of flilliatui-Dadt County, Florida, king Ni Section 3, Township .54 Smith, Range 39 Fast, in ('uonty.'Floritiu. 30,490.3.4163-1011941 StilLlikl... TO: 41 Subject to Taxesfor the year 2017 and tubs e it y*ar' and all applkabla zoning ordiammes arid governirmatal regotat MAL 2) COtiolitionsi, rv1rI1,us, N1lIt1t wl easements of record, if any, hut whhuul Ibe 1nt.i,tkn, cf reimposing the same, Together with ill the tenarnetiil, lictIrtfitzinctil$zai3apptirlehartiv,s threat) belonging, of in siar),alise appertaining, Ft) 1hi and to Hold, the same in Me simple Meese( And the pastime hereby emints with sind !granite ;hal !lit grahlor is lassfally sciied of mid laid in fax siinpl,r, that the ;rancor has ?total rieit area Loalal authority to sell and etartvey said and: that the grantor hereby fully warrants tittitle to mid 4,7 and &rend the wane against thr a all isc.essins, wheicitsocver„ and Mat Said land is free of all triA, umbrouces, except taxes /rectums, surisequent to December 31, 2016 in Witness Whereof, grantor hen hereunto set gm -riot's hand antl seal Mt skee lz1li'411t1r1r3111,h9vc written. Doubtailine. 16 Page 193 RE 1 ESTATE AD '1/41SallS a CS p Sittsed„ 5staktd and do6vcrort in our prtscatoc. Stets afFlOtrida Coma)* CWINlittlli-DiLIZ F,R11 JR: mANA.G.ERs RI \L:ESTATE APP RAI SATS CFI2DI77t2177525 BOCK ..7.C59 PA( 3.257. coworatic it6ult 1,T,rtphi,m1 (C por ate Seal fnrctttniatzt trsatonscsist was. ack-nowlodgcd txfOrc .tnr.tnt5 day at Al)riL 2Qt 7 by 1:duattdo s'as anat-s-, Man ..)(ERFURT CORP. d nt[ZIWITS •ollobhtVif !lir cA,111111111,FI, I r6:4•.'110 [ i$ pari.onally knoton to rae c (X] hails 1111.1,1111C'ed plSgpOg idcataiticat.or t tsntstrty (15V.1," aiVi.Gpi41"iL7191J1.11 $14:AryIutUC M !Ftrxidh Comminlon 0, Fr 14 ndl 45 ZOmon., gplits ICI 73, 20t9 3z,mairtteullKArOlVI , c'sktagir) Pdtsil PApilefi'L E FOREGOING WAS AUTHORILED 3Y Itk.L.SOLU r ION, NO Rtt',..11tist 7 A PI'IROATA) BY THE BOARD OF COLIN1Y covmissioNuBs OF VI ,DA DE CO!.NITY. FLORIDA. ON THE 711-1 DAY OF FEBRUARY 7.017. Avi IWO Deed- ravx 2 Oftibtir TIM*. 1 6 Page 194 RE'„AL ESTATE ADVISORS 1 PR()GRiANI NI.ANAGERS 1:Milli,' 1' REAL :EST,A.TE.,. APPR.A SALS 2C145C rS."26:r )f; L 4220 The SW 1.4 of loit NE 1,4 i Sectiuu 20, TuAl.u14 Sti: South, Ratige 141 Easi, lybaat, mud hail in Miami -Dock County, Flowid a. LESS AND EXCY11 the foIiuvdt,grzat cnvtvc1 tired retorded h Oftidal Rth Bok 17462, 2002: 1 South 35 feet and thv 34'nwit 35 fro cif 1hr 5.17V I 4 rf hr NI 1"4 nf Sorlitrl 20, toy, mhip S6 South, Rune .1111 NI Iflorh14: 1N11 1-hc arra b000doLl taly tilt East Un! of the 'Picot 35 Iva af Ittei NE 114 of said Sordon 20 and butindiAl by the North 11l1(' of tht South 35 fort of tht 1 of said Scilrn 2 nd bounded by a 25 foondlitArc evntavt Thr Northeast. said 111NrbdLglangcut bot1 ht I.I dtscribcail Kota. Page 195 EST,VIE .c‘11TYVISORS PROGRA.:sj NLANAGERS ES"T.AIE APP.RAISALS 1111 ZONING OPDINANCE 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-5,22-6226 • Fax: 954-522-6422 • v \N he rhomgru p.com Page 196 — EL 1 rs, t 1(1 cri,dp REA„L., \ 71 SO RS P ROG R.A.A1 Ni A N.N G E RS REAL. .EST A.711E. APPR \1 S.A.LS AU Agricultural Zoning District AR XXXI - AGRO'l 51.1 0 TAL S R Foo t !totes: Cross reference— height ,and type of fences in AU 1.)istriets„ §33-11(hh, circuses and carnivals in AU Districts without public hearing,. §33-13(l); public bearing required or establishing cemeteries, mausoleums or crematories, § 33-21;. permit to use metal buildings In Al Districts,. § 33-31 Si 33-279. - 19ses permitted. NO kind, hardy of water timlior structure shall be rmaintained, used or permitted to be used, and (b) structure shall be herea.fter maiinained, eructed., constructed., !moved, reconstructed or stRicturally altered or he permitted to be erected, constructed, moved, reconstructed or structuraIly altered for any purpose in an AU District N,vhich is designed, arranged, or intencled to be used or occupied f.pr any. purpose other than 'che following: All uses, except gulf courses, -n lted in the 131 1, HUAI or EU- I Districts zind subject to the restrictions thereof .11101 inconsistem with this article.. (I A) A bed and breakfast. establishment shall be permitted subject to the fullowing limitations; (a) The facility shall be located in property that is subject to as lawful agricultural property tax CiaSSifiCati011 designaed In the Comprehensive Development Master Plan for Awicalture, except as provided in (k). below, (h) No more than six 66) bedrooms shall be allocated .for rental and no more tha.n six (6) bedromns shall be rented out per 24-hour period, (e) "The bed and breakfast establishment use tnay be conducted from both a principal residence and a legally established accessory guesthouse detached from the principal residence. ((f) The maximum length of total stay lbr any bed and breakfast guest shall be thirty (30) days per consecutive twelvetnlonth period. t.v) No cooking fkiinies shall be permitted in any of the bixtroorns a.vailable for rend 1424 South Andrews Avenue * Suite 2.00 • Fort Lauderdale • Florida 331 Telephone: 954-522-6226 • Fax: 954-522-6422 • h.l331 6 Page 197 EsTAIT Al)VISORS I PROGR.,'\All NEVNAGERS The property owner shall obtain a certificate ofus. froin the 1:)epart: ent and promptly renew the same annually. (g) Regarding compliance with the applicable provisions of Chapter 24 of this Code only, bed and breakfast establishments shall be considered residential establishments. (h) The property owner shall obtain and maintain the appropriate licenses from the State of Florida, including the Department of Business and Professional Regulation, Division of Hotels and Restaurants, or successor agency, if applicable. (i) The appearance ofthe bed and breakfast establishment shall mit he that of a multi -family, hoie1, commercial use, (i) if designated historic by the Miami -Dade County Historic Preservation Board, structures located on a property designated Agriculture and situated outside the Urban Development Boundary of the Comprehensive Development Master Plan Land Use Plan Map shall be exempt from the requirement of (a) above or any requirement that there be 1 working farm on the property. (2) (a) Barns and sheds used for cattle or stook and imoillary feed storage; provided such barns and sheds shall not be used for hogs and shall not he permitted unless approved after public hearing if located within two hundred fifty (250) feet of a residence under different ownership or if located within two hundred lolly (250) feet of an RU, or EU District. (h) Barns, sheds or other buildings used for the ,storage of equipment, feed, fertilizer, produce or other items ancillary with .the use permitted in this .section. Such use shall bc accessory to the agricultural use conductedon the property upon which the barns, sheds, or other buildings are located unless approved after public hearing and shall be fifty (50) feet fromany residence under different ownership and any RU or EU zoned property unless approved after public hearing. (c) Smallpacking facilities used 'fbr the packing of fruitand vegetables upon compliance with the following conditions: Page 198 ES -FATE: .1.DVISORS PRO(.1;RANI. NI.AN.AGERS I AT)PRAISAIS Such use shall be accessory to an agricultural use conducted on the property upon which the packing ,facility is located and said agricultural use must encompass filly -one (51) percent or .more of thc property. The packing facility shall be located at least one hundred (1 ) feat from any property line. c, The small packing facility shall not exceed three thousand five hundred (3,. )0) square feet. 2, Large packing .facilities used for the paeldng of fruit and vegetables upon compliance with all of the following conditions: a. Such use shall he accessory to an agricultural use conducted on the entire .property upon which the packing facility is located, and said agricultural use must encompass fifty-one (51) percent or more of the property, b. The lot upon which the packing .facility is located shall not he less than ten (10) acres.. c. Packing operations shall be discontinued if the farm or grove use is abandoned. d. Incidental cleaning,storage and shipping of the !hid and vegetables is permitted.. e. Outside storage of refrigeratedcontainers is prohibited unless the refrigeration system is powered by. electricity,. The parking of trucks with refrigeration powered by means other than electricity is permitted on a temporary basis only until the .truck is loaded for delivety. The packing .facility shall be one hundred (100) feet from any property line. g. Site plan approval is secured ,from the Department. h. Page 199 REAL LSTATE A...W:1SC) RS PROGR MANAGE R.S REAL E Srir.A-FE ARP Upon compliance with all conditions enumerated, a certificate of use and occupancy is secured from the Building and Zoning Department. 3. The term packing facility shall include any building, lean-to, pole barn or open area utilized by the farmer or grove owner in the course of packing fruit or vegetables as well as any areas whether or not within a building used for the cleaning of produce, storing of trucks, equipment, coolers, refrigerated containers, packing crates or other items used in the packing operation and parking of any vehicles including employee cars and trucks used by the farmer or grove owner to transport thc produce to or from the site as well as any trucks on the property being loaded for the purpose of transporting the produce onto or off the property, (d) Outdoor storage of vehicles and equipment associated with agricultural, aquacultural or horticultural production occurring on property(ies) other than the property on which the storage is located, provided the storage is not a principal use but is ancillary to a use permitted in this section other than residential, subject to all of the following, conditions: 1. The storage of refrigerated containers is prohibited, unless such refrigeration is electrically powered. Storage within the containers or within other types of equipment is permitted only on a recurrent basis with each occurrence limited to a maximum of thirty (30) days. 2. Such equipment, vehicles and the area of storage shall be maintained in compliance with Section 33-4 of this chapter. The vehicles and equipment shall be maintained in operable condition at all times, except as otherwise provided herein. 3. Major repairs or overhaul shall be permitted on equipment or vehicles associated with agricultural, aquacultural or horticultural production. 4. "Hie equipment and vehicles shall be located on the property with the following setbacks: a. From front property line, fifty (50) feet; b. Flom rear property line, enty-five (2 feet; Page 200 ,IDVIS 11.S. P R(7)(7) ,11.1.N A GE RS I 111:AL, From interior side property Dine, fifteen (15) feet; and d. From side street property line, twenty-five (25) feet. (e) Outdoor storage of vehicles and equipment associated with agricultural, acmacultural or horticultural production occurring on properry(ies) other than the property on which die storage is located,. provided the storage is not a principal use but is ancillary to a residential use permitted. in .this section subject to all (if the following conditions.; Such storage shall be :limited to equipment arid/or vehicles owned or leased by the occupant -owner or occupant -lessee of the site where the storage is located,. 2. The location for such parked equipment and vehicles shall be. in the rear yard or in the side yard to the rear of a line established by the front building Dine .farthest firma the street and set back to at least the rear building line, Such equipment and vehicles shall be set back fromside property lines a distance at least equivalent to the required side setback for the principal building and shall be set back from the rear property line at least ten (10) feet. 3, Such equipment, vehicles ,and the area of storage shall be maintained in compliance with Section 33-4 of .this chapter, The vehicles and equipment shall be :maintained in operable condition at all times, except as otherwise provided .herein. 4. Major repairs or overhaul shall be permitted on equipment or vehicles associated with agricultural, aquacultural or horticultural production. 5, lche number of vehicles and amount of equipment stored on a residential site is limited by Section 33-4 of this chapter. The storage of refrigerated containers is prohibited, unless such refrigeration is electrically 'powered. Stora.ge within commercial vehicles or within other types of equipment is permitted only on a recurrent basis with each occurrence limited to a maximum of thirty (30) days, (3) Cattle or stock, grazing (not including hog .raising). (3,1) Page 201 ESTr ATE: A D I/IS() RS I? R() G RA S"f A:1E AI' I' RA I S,.•10,,S, Commercial Vehicle Storage as defined in Section 33-1 of this Code, subject to the following conditions: (a) Commercial vehicle storage is limited to that portion of Open Land Subarea 1,, as defined under the County 's CDMP, that is located within the areaof an arc no more than 7,000 lineal feet from the intersection of Okeechobee Road and Homestead Extension of the Florida Turnpike. Storage of agricultural equipment in connection .with a bona fide agricultural usc shall bc permitted as provided in this Section, (b) lvliinnium site size shall be 20 gross acres, (c) 'fhe site shall be under one ownership. (d) An annual operating permit from the Department of Environmental Resources Management and quarterly groundwater quality monitoring shall be required, A ground water monitoring plan and well locations shall be approved by 1)LRM prim to installation of the wells, (e) Mechanical repair or maintenance of any kind, including truck washing, shall be prohibited(f) Notwithstanding any provisions of section 3:3-282, the following minimum setbacks shall apply to the paved area utilized for the storage and the parking area of commercial vehicles: 1., 50 ,feet: from front and side streetproperty 25 feet ,from interior side and rear property line. The setback area shall he landscaped in accordance with section 33-283.1(C)(6). (g) A guard house and office may be permitted as an ancillary use to the commercial vehicle storage and parking facility provided that said guard house and office is set back at least 50 feet from the front property line and does not exceed 350 square feet of floor space. (h) Page 202 101 REAL E.STA'rE .N.FAI SO RS OG RANI. MA.N.AG E RS RIE.1.1, EST -VICE .A P P An annual certificate of use .s.ha11 be obtained :from the .Department of Planning and Zoning. Landscaping shall c mply with Section 33-283,1(C)(6). (11) Administrative site plan review shall be required in accordance with section 33-283,1. (k) Building permits shall be obtainedfor the construction of any structures and other improvements as required under the Florida Building Code. (I) Discharge and handling of waste and hazardous material: 'Ile storage, handling, use, discharge and disposal of liquid or hazardous wastes or hazardous materials shall be prohibited. (4) Raising or keeping of two hogs per site. Hog farms and luip, :raising, in excess of two hogs per site, shall be permitted only upon approval after public bearing, (5) Dairy barns shall be .subject to approval by public .hearing, if to be located within fifty (50) feet of a residence under separate and different ownership or if to be located within five hundred (500) .feet. of an RU, F.U-M, or EU District boundary. (6) 1Fartits. (6, l) Farm stands may be permitted in the area designated agriculture on the Adopted Land Use Plan Map. of the Comprehensive Development Master Plan upon compliance with the following conditions: (a) Stich .farin stand shall be accessoryto a bonafide, actively farmed and harvested agricultural crop or crops, and said agricultural crops must. encompass 51 percent or more of the property, 'The farm stand shall be operated onlyby the party engaged in the production of the crops on that property, The stand shalt be operated only during the period of timethat the crops are being produced on the site, and the farm stand use shall be discontinued when farming on the propertyis abandoned, Farming on the property shall not be deemed abandoned if the property is fallow between seasonal growing periods. Agricultural products sold shall not be limited to products grown on the property. (h) Page 203 EST".A:TE S ORS PROGRANt 12S-.1,"..):-.1'1'„A1P RATS., Refrigerated storage area ,s are prohibited unless: the refrigeration system is powered by electricity, (c) A minimum of six (6) parkingspaces shall be :provided; said ;spaces s.hall. be :located a minimum of thirty-five (35) feet from right-of-way pavement. (d) The stand shall be located on the property with the following setbacks: Froth right-of-way pavement sixty (60) feet; From rear property line, twenty-five (25) feet; 3. From side street property line, twenty-fivc (25) feet; and 4, From interior side .property line, one hundred (100) feet. (e) The stand shall be a permanent structure of at least one open side; an open -sided, portable stand, trailer, or vehicle.; or a self-propelled uni-body truck:, (0 The maximum size of the stand shall not exceed one thousand five hundred (1,500) square feet. Refrigerated storage area(s) shall be included in computing the size of the stand. (g) Agricultural and food products may he offered for retail sale, provided that more than 51 percent of the products offered for sale strati be derived from crops grown in Miami -Dade County or animals raised in Miarni-Dade County (h) Th.ehours oloperatilyn of the :farmstartd shall he limited to between 6:30 aln, and 9,00 p..m, (6,.2) Dispensing facilities for low-THC or medical cannabis, pursuant to article 1XA of this chapter may he permitted in the area designated agriculture on the Adopted Land Use Plan Map of the Comprehensive Development Master Plan, upon coinpliance with the following conditions; Page 204 URR1.' (a) REAL ST 1TE A1)VIS(3 RS P R OG RA. I AN \ RI:if\ 'T A. p R s A s, Such dispensing facility shall be located on property approved by the state for cultivating or processing low-THC or medical cannabis, and shall he operated only by the dispensing organization authorized to cultivate or process the low-THC or medical cannabis on that property. (b) A minimum of6 parking spaces shall be provided; said spaces shall he located a rninirnun of 35 feet from right-of-way pavement, (c) The dispensing .facility shall be located on the property with the following setbacks: 1.. From right-of-way pavemen.t, 60 feet; 2, From rear property line, 25 .fect; From side street property. line, 25 feet; and. 4, From interior side property line, 100 .feet,' (d) The dispensing facility shalla petmanenl, enclosed structure that shall not exceed 5,000 square feet. (e) A dispensing facility shall not be peimittcdin ihc a :ca. known as Horse Country, as identified. in Resolution No, R-429-1.6, (7) Groves, (8) Greenhouses,. nurseries ----commercial. (9) Dude ranches and riding academies shall be permitted only upoii approval after public hearing. Page 205 R „Lt N tip RE A 1, 1-1S V11, A 111111111111.S. (10) Horticultural farining--COOlmercial, (11) lydroponics or other chemical farming, (12) Nurseries —horticultural, (13) Pitt)11R.,.VA1 NIA.NA.GE RS RE1VE EST A1111 A PP R.,‘1 SAL 11 The raising of one hundred (100) poultry, or more, shall be considered as commercial poultry raising, Buildings housing poultry must be at least live hundred (500) feet from any EU or R(1 District boundary, and at least fifty (50) feel from any residence under separate ownership on any adjacent property, (13,1) Recreational vehicles as temporary watchman's quarters in accordance with Section, 33-20(g) of this chapter, (14) 'Fruck gardens. (15) One single-family permanent or temporary structure to house farm labor personnel will he permitted on a farm site for the first ten (10) acres (or less, if smaller, but not less than five (5) acres) and an additional one -family structure for each five (5) acres of additional land in said farm site will he permitted under the following conditions: (a) Providing the structures are located a minimum of one hundred (100) feet from any property .under separate and different ownership. (16) Except as permitted under item (15), temporary or permanent barracks or structures to house farm labor may be erected only upon approval after public hearing,. (17) Fish pools shall conform to setbacks for 'accessory buildings, as provided in Section 33-282(h), (18) Page 206 RHAN EsTATE .ApvisoRs p R 0G\\1;NI NA GE R s REAL EsT.ATE .A P PRA 'NIES Schools, including. institutions of higher learning and primary and secondary schools only shall be permitted; provided, .the school structures, buildings or improvements, as well as all incidental school uses, are at least two hundred fifty (250) feet. from the boundary, property or lot line and further provided that such uses comply with the regulations of sections 33-151.11 through 33-151,22 of this ('ode, (19) A group home shall be permitted in a dwelling unit piovic ed: (a) 'That the total nmnber of resident clients on the premises not exceed six (6) in nurnber, (b) That the operation or the Facility be licensed by the State of Florida Department of Health and Rehabilitative Services and that said Department or sponsoring agency promptly notify the Director of said licensure no later than the time of home occupancy. (c) the structure used for a group home shall be located at least nne thousand (1,000) feet from another existing, unaband(m.ed legally established group home, The 1,000-foot distance requirement shrill be measured by following a .straight line from the nearest portion of the .structure of the proposed use to the nearest portion of the structure of the existing use. (20) Seed drying facility on a parcel of land not less than ten (10) acres gross shall he permitted as a special exception upon approval after public hearing, (21) Wineries, breweries and distilleries (farm related) as defined in Section 33-1, s .iject 10 the following conditions: (a) A farrn, wine -ay, brewery, or distillery may use local Or imported farm products and shall be located on a site with a farm, which may include direct sales to the public on a U-Pick Farm. (b) A farm brewery or distillery not on a site with a winery shall net exceed production of 250,000 gallons of malted beverage/beer or 125,000 gallons of distilled spirits respectively. (c) The property upon .which the film and farm winery, brewery, or distillery is located shall not bc less than five (5) acres gross. Page 207 t R 7) (d) REAL. II.EST VI E: ADVISORS ESTKIE Such a farm winery, brewciy, or distillery may be open to the public for events and activities related to the preserving,„ processing, packaging or selling of agricultural:products from Florida including tours, product tasting, festivals, parties and other similar events, (e) Off-strcet parking requirements for the tasting and sales areas shall be calculated at one parking space for every 250 squarefeet of gross floor area or fractional part thereof Office and other use areas shall have off-street parking spaces provided for suchareas as otherwise provided in this Code. In addition to the aforementionedparking requirements, at the time of application for ZIP, parking for indoor or outdoor fartn-related festivals shall be determined by the Director and such requirements shall be based on the number of people that can reasonably be assumed to be on such premises at one. (1) time, Said determination shall be calculated on a basis of one (I) parking space for each four (4) persons,. (f) Food service, preparation and consumption, including table service, shall be accessory to the production of wine, beer or distilled spirits. (g) The hours of retail sales operation for the .fami-related winery, brewery, or distillery shall not extend beyond 1:00 pm, (h) Outdoor farm -related festivals shall be allowable on properties having a current Certificate of Use for a :farm -related winery, brewery, or distillery provided. (1) No such outdoor farm -related .festival shall be more than three (3) days long. (2) A Zoning Improvement Permit (ZIP) fOr outdoor farm -related festivals shall he obtained .for each festivai. No more than a total of six (6) outdoor farm -related festivals shall be held per calendar year per farm. Such outdoor farm -related :festivals shall be restricted to daylight hours only, (i) The use of mechanically amplified outdoor entertainment shall be prohibited from 11:00 p.m, to 9:00 a.m. (i) The winery, brewery, or distillery shall not he located in the East Everglades Area of Environmentai Concern as that area is described in Chapter 33R, Code of Miami -Dade County, Page 208 , 1"'3 A . , RIL.kL IES1"ikT1 DVISC PR.0(.3R.ANI. :ESTATE A.PPR.AIS..AI.S (22) Uses ancillary to and directly supportive of agriculture. (a) The following uses shall he permitted on property meeting, the requirements of this section when ancillary to an ongoing agricultural usei (1) The packing, processing and sale of agricultural goods or products from the State of Florida. (2) Farm tours, farm meals, cooking classes, agricultural workshops, agricultural education, and agritourism, including U-Pick, pony rides, and horseback riding. (3) Farmers' markets, restricted to the sale of fruits, vegetables., live farm .animals, and plants, as well as products derived directly therefrom. (4) Iises determined by the Director to be similar to those enumerated above. In determining similarity between a proposed use and the uses enumerated above, the Director shall he guided by whether the proposed use is ancillary to and directly supportive of agriculture. (b) The following uses that are, directly supportive of agriculture shall be permitted on property meeting the requirements of this .section and subject to the provisions of Chapter 24 of this Code: (1) "lhe sale of farm supplies. (2) The sale and service of farm mac 'cry and implements. (0) All uses permitted in (a) and (b) above shall be subjectto the following requirements: (1) The property shall he designated. Agriculture in the Comprehensive Development Master Plan Land Use Plan Map and shall be utilized for a bona fide agricultural use as evidenced by an agricultural property classification approved by the Miami -Dade County Property Appraiser's Office. Page 209 .r.\\ 211. r' (2) .,,V1)‘..1 SO RS P ROG NIANA CiE RS R , \OPR ISA The property or business owner shall obtain a certtlicate of use for the ancillaryagricultural use from the Department and promptly renew the same imnually. (Ord, No. 57-19, § 26(A), 10-22-57; Ord, No, 59-9, § 1, 4-28-59'; Ord. No. 61-33, § 2, 7-19-61; Ord, No, 69-21, § 1, 4-1-6,9; Ord, No. 69-52, § 1, 9-3-69; Ord, No. 74-16, § 1, 4-2-74; Ord. No, 81-26, § 9, 3-17-81, Ord. No. 81-25, § 1, 3-17-81; Ord. No, 81-60, § 1, 6-2-81; Ord. No. 87-68, § 1, 10-6-87; Ord, No, 91-51„ §§ 2, 3, 5-7-91; Ord, No. 91-94, § 1, 9-16-91; Ord, No, 92-48, § 2, 6-2-92; Ord, No, 94-159„ § 1, 9-13-94; Ord, No. 94-160, § 1, 9-13-94; (3rd, No. 95-215, § 1, 12-5-95; Ord, No. 95-219, § 1, 12-5-95; Ord, No, 96-2, § 2, 1-9-96; Ord. No. 02-46, § 7, 4-9-02; Ord. No. 04-215, § 2,, 12-2-04; Ord, No. 10-19, § 2, 3-2-10; Ord.. No, 10-20, § :3, 3-2-10; Ord. No. 10-21, § 1, 3-2-10; Ord. No. 10- 73, § 2, 11-4-10; Ord. No. 11-59, § I, 8-2-11; Ord. No. 14-03,, § 2, .1-22-14; Ord. No. 16-67, § 4, 7-6- 16; Ord, No, 15;115, § 2, 10-6-15) Sec, 33-279.1. - .Agricultural .11ses Permitted in Open Land Subareas Areas 1 and 4 of the Comprehensive Development Master Plan (CDMP), Notwithstanding any provisions to the contrary in Chaplet' 33 or Chapter 33B of this Code, the agricultural uses provided in this Section are permissible in areas !zoned AU or GU with an AU trend in the Open Land Subareas 1 and 4, as designated in the Comprehensive Development Master Plan, to the extent such uses are permissible under Section 33-279 of this Code. No additional agricultural uses shall he permitted in these areas. The CDMP acknowledges that the lands within these, Subareas have special hydrologic conditions and are prone to flooding, and these lands are subject to wetlands regulation (where applicable) and stormwaler management regulation pursuant to Chapter 24 and floodplain regulations pursuant to Chapter 11C of this Code. The County does not provide .flood protection lire properties in these areas, nor does the County have plans to provide flood protectionin the future,. Property owners should consider the risks of flooding in these areas.. (a) Residential uses are only permitted to the extent otherwise allowed under this Code. This Section does not provide any additional residential uses. (b) The following uses are permissible, to the extent that such uses are permissible under SectioQ33;279 of this Code; Barns and sheds for cattle or stock. b. !hams and sheds for storage of equipment. Page 210 ES-CLAIT: 1DVISOR.S PR.OGRA.M AREA MAP 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 333 6 Telephone: 954-522-6226 • Fax: 954-522-6422 • v, thtnurbazigroup,com Page 211 REA...f„„ ESTATE„ A,,i)VISORS ,,,ettdremekenumfe PflaGR„,,,VM NizAkN.A.(3.E:RS 333'11, 433,3 , I, RAM TwArrital „, 1., ',moan RI \1.ESTA.TE 3,3 ”. 3033 .334,391113313.3 ,',t(ii 26V1312; 444-44-44-4444- 4 „„ ) „ t (4,0444,1444144,4442, A 44147, 4 4 NI1,1040t .jti 3 ,44 a.m.. 4444 4'444 44444 ,44444444444 lerylleff " ff q t 3 3 e 0 ot 4 1,6 P Pip 41 /4004#STEglillt If yr 33333 , fliot .B.4sc44444'ro! 4,4 Bay 44441 Ito 44444414 „tt ' littAtel 110,4,01,144 4 r 411,0,00,111tO Dolph's Generat ' ighway Map of MIA I-DADE COUNTY FLORIDA 11,271Z MAP FOP' TIDALF tl,V4,4 1FAS 'ATIADKI,,,PregAP CZAV 1424 South Andrews Avenue Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6,226 • Fax: 954-522-6422 • \\ !leo rbdngrutlp.com Page 212 E.S1"A'1E AIWISORS PR()GR.J.k.NI E APPRAISAI.„S T AND AREA DESCRIPTION OF FLORIDA, MIAMI-DADE COUNTY AND NEIGHBORHOOD 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • v, Illcurhowrrour,om) Page 213 [Z. 13 A N REAL IEST ATE AD VI S4A6 P.1.. G NIANAGDti REUPSTATEAPPRMSALS The value of a particular property is significantly affected by the various influences of the surrounding area. To address the characteristics of the area and its influences on the subject, an analysis of the surrounding general area is made. Various general and even global political divisions influence the subject. However, the more specific political divisions, such as county, and city or township, offer more specific information as to the competitive influences that impact the subject. The influences affecting real estateare generally categorized as "Social, Economic, Governmental, or Environmental" forces. Relevant characteristics of the community that impact the subject are. recognized in this section. The following information was obtained from the Florida & Metro Forecast 2014-2017, published by The University of Central Florida, The Tampa Bay Business Journal, Florida Research and Economic Database, and UF-Bureau of Economic and Business Research as well as the. Wikipedia website. First I will present information relative to. the State of Florida followed by information on Miami - Dade County and the, Miami -Fort Lauderdale -Pompano Beach NSA followed by the subject neighborhood area. Gross State Product Florida's economy continues to improve after a recession between 2007 and 2010. The national recession officially started in December 2007; Florida's real Gross State Product (GSP) growth turned negative in that quarter as well but stagnation had already afflicted the state to the extent that the 4th quarter decline in real GSP essentially wiped away the. paltry growth that had taken place in the first three quarters of the year. The Florida economy contracted throughout 2008, even though the national economy expanded in the first half of that year. 2009 was the most difficult year of the recession. Real Gross State Product (RGSP) growth in Florida turned barely positive in 2010 as the economy finally and meekly emerged from recession. The 0.3% year -over -year growth in 2010 stayed lackluster in 2011 when the economy expanded by only 0.91. Average growth over the 3 years leading into the recession was 5.1%. The peak year for growth 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 •\\\\\\: Page 214 , RAN EsTATE,\nvisoRs prto(3R.,..VNI MANAGE.R.S REVLESTAJTATMUSAIS during that span was 2005 as the economy grew 6.25 fueled by the speculative bubble in the housing sector. After 2011, the pace of growth improved with 2012 and 2013 representing a significant improvement over 2010 and 2011, but it hardly qualified as robust growth. The economy expanded at 2.6% in 2012, 2.7% in 2013 and 2.9% in 2014. In 2013, improving consumer confidence, a housing market recovery making significant progress, and the ongoing improvement in labor market recovery helped bolster the foundation for economic. growth in the State. These improvements in such critical areas of the state's economy will accelerate faster growth in 2015, 2016 and 2017 when Real GSP is expected to grow at 3.5%, 3.55 and 3.3%, respectively. Nominal Gross State Product is expected toreach nearly $987.0 billion in 2017, as Florida will cross the trillion -dollar threshold for nominal GSP in 2018. According to the Florida & Metro Forecast, despite the herbicide of federal economic policy uncertainty, Florida's budding economic recovery should be in full -bloom during the next few years. Personal Income, Retail Sales & Auto Sales Personal income growth decelerated in 2007 and continued through 2009. Personal income growth bottomed out in 2009-2010. Year - over -year growth decelerated in 2012 and even faster in 2013, but personal income growth will surge in the coming years. Personal income growth in Florida lost momentum in 2013 as the sequester spending cuts took hold, the payroll tax increase went into effect, and dividend payments dropped off as many companies paid dividends at the end of 2012 to avoid rising dividend tax rates in 2013. Looking forward, momentum in personal income growth will return in 2014 and growth will accelerate through the end of 2017. Personal income growth during 2014-2017 will average 5.5%. Personal income. will reach in excess of $1 trillion in 2017, a year that will see personal income grow $58.4 billion. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax 954-522-6422 • v, thcuirhan,(,roup„com Page 215 RIE AL ESTATE: A.D.S.:1 SO RS P ROG RAM A N A GE RS I REAL ESTATE P RA SAES In 2013, disposable income growth will average 0.91 down from the previous year's 1.9% as 2013 growth was hampered by higher payroll taxes, spending cuts, a federal goverment shutdown, an inconsistent recovery and some uncertainty. Average growth during 2014-2017 however will be a more robust 4.1%. The housing market in Florida has not recovered as rapidly as the financial markets have but housing prices are rising now at a double-digit pace. The $3.2 trillion dollars in home equity still lost, nationwide could take many years to recover. In Florida, this wealth effect will continue to weigh upon consumer spending through the end of 2017. However, continued home price appreciation is working to ease the balance sheet burden on Florida's consumers, again provided that this price appreciation will be sustained as institutional investors continue their exit from Florida's housing market. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 331 6 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ 11C 111)1,n,V1,)1A1LC01,11 Page 216 RIE,AI- "ESTATE A.DVISO RS FROG:RANI MANAGERS REMAE 1 N'U: ,V.PP, M„S Florida's years of high unemploymentand even higher underemployment compounded the effects of lost housing wealth on consumer spending in Florida. As the labor market in Florida continues to show private sector job creation accelerating, this will 'boost both consumer confidence and spending. The labor market, as it accelerates its healing process, will become more of a driver of consumer spending than a source of resistance. Retail sales in Florida grew at 5.2% in 2012. Part of that growth was due to higher gasoline prices, but is also reflected the ongoing release of pent-up demand by Florida's consumers as well as domestic and international tourists. As the labor market recovery builds momentum and home equity is recouped, retail spending will begin to recover across a broad array of sectors in the economy. The average year -over -year growth rate of retail sales will be over 4.41 during 2014-2017. In 2013, year -over -year growth should end up just over 4.71. Florida's continued economic recovery will boost sales tax revenues and provide more budgetary options in Tallahassee. If this growing revenue is plowed back into the state with higher levels of support for public investment in infrastructure (roads, ports, etc.) and education, this will deliver an economic return for the state in future years. When the economy first stabilized and began to recover, replacement needs and pent up demand drove light vehicle sales higher. This replacement demand has been reflected in national sales data as stability in the economy, even with a slow paced recovery, which has powered consumer's light vehicle demand. In 2017, Florida's new passenger car and truck registrations will reach more than 1.28 million, representing an increase of over 575,000 registrations from the 2009 bottom (707 thousand), but still below the 2005 peak level of registrations during the height of the economic boom of 1.45 million, despite the fact that. Florida's population in 2017 will be more than 2.79 million higher than it was in 2005. Employment Florida's labor market, although. facing significant resistance from the national economic and policy environment, continues to 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \ v iIt u rbAllgroup,ci'pm Page 217 REAL ESTKIT .AD VISO RS II( )GI MANMAA6 RE.VL J'ES-ITATTE. AP P.R.,A SALS outpace the recovery in the national job market. In 2013, revised job growth will likely be in excess of 2.0%. In 2014, the labor market will see its expansion accelerate with job growth of 2.5%. Payroll job growth will reach 2.7% in 2015 and 2.41 in 2016 before easing to 2.11 in 2017. Florida will continue to outpace national job growth over the entire forecast horizon by an average of 0.71 point over 2014-2017. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • t heurILtnr(nr,conu Page 218 RI. :ESFATE ,NIFV1S( ).111.S PIFOGR,NAI Al)PR..AISA....1...S The construction sector was devastated by the housing market implosion and suffered job losses over 5 straight years at an average annual rate of -12.9%. Job growth returned again in 2012 and will continue to build momentum over the next couple years before hitting double -digits in 2015 and 2016. Construction job growth is expected to surge to 9.1% in 2014, 12.7% in 2015 and 11.4% in 2016, before easing back to 6.9% in 2017. Average annual job growth during 2014-2017 will be 10.0%. The double-digit pace of employment growth is calculated from a dramatically depleted base ot employment in the sector. The construction sector shed 359,000 jobs as the housing market collapsed. In the fourth quarter of 2017, employment in this sector should be back to a number of jobs near April 2008 levels. The Professional and Business Services sector will be the state's second fastest growing sector on average through 2017, behind Construction. Job growth in this sector is expected to be healthy, averaging 4.3% during 2014-2017. Job gains here in the first four years of Florida's recovery averaged 2.5%, but the next four years will see much improved growth. After three years of more modest growth, job growth will accelerate and reach 4.0% in 2014 and 6.0% in 2015, before easing to 3.61 in 2016 and 3.51 in 2017. This sector will recover quickly and will get back to pre -recession peak levels of employment near the end of 2014. The information sector will finally see year -over -year job growth in 2013, after seven straight years of annual job losses. The industry is still working through persistent and disruptive structural changes as the gathering and delivery of information are rapidly evolving. The traditional print industry will be stagnant and the news industry continues to evolve under tremendous pressure from digital channels of information dissemination. Other sources of growth within this sector, such as software development, data processing, and telecommunications, will help overcome the loss of jobs in legacy subsectors. Mild job growth of 1.11 year -over -year returned to the Information sector in 2013, the first year of job growth in this sector in seven years. After 2.11 growth in 2014, job growth will ease to 0.5% in 2015 and then rise to 2.7 in 2016, averaging growth of 1.81 during 2014-2017. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • Vl v t helirb,mgr()Hp,c,)rn Page 219 N\DV" S (I) 11.S PR RA„N1 MA.N..:.kGE RS Ito,egogNi EST.A TIE APP RA The Education and Health sector grew throughout the recession and continued to grow through the recovery to date and is the only sector of Florida's economy that has performed this recession - defying feat and it is expected to continue to grow through the end of 2017. During 2014-2017, employment in this sector is expected to expand at an average rate of 2.3%. Employment growth in the education side of the sector will be boosted as school districts enjoy higher revenues as a result of rising housing prices and property tax based revenue that fund Florida's school districts. Uncertainty regarding the Affordable Care Act's ultimate impact on healthcare in the nation continues to mount with each delay in the law's mandates and growing concern about the feasibility of the law itself. The exchanges are a cornerstone of implementing federal healthcare reform and sign-ups are well behind predictions. The mix of persons signing up seems to be skewed. Expanded coverage as a result of the law and coupled with the aging of an older than average population, the demand for health services in Florida should remain strong. This demand will continue to drive growth in the Health and Education Sector. Manufacturing employment expanded in Florida at an average rate of 1.4% in 2012 and in 2013 growth wavered as domestic and global economic environments have weakened. The weakening of economic expansions along with a series of, for now, minor crises in emerging economies and growing concern over China and ongoing struggles in Europe may drive down job growth in the manufacturing sector as exports falter and the sector contracts at -0.1%. After stumbling in 2013, the economists are expecting to see job. growth of 3.3% in manufacturing for the full year in 2014, followed by another year of milder job growth in 2015, when manufacturing employment will expand at a rate of 1.6%. Unemployment The unemploymentrate in Florida continues to fall, and stands at 6.2% as of December 2013. Unemployment has fallen substantially from its peak and after spending many years above the national rate of .unemployment, Florida' s unemployment rate is 0.5 points 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ W`s‘ : curb mil,5,y rn Page 220 , , „_,11 1)A REU., ESTXTE ,AM'NORS, lower than thatof the nation as a whole. These declines in the unemployment rate during this recoveryhave been. in large part driven by a shrinkinglabor force parti.cipatioh rate thathas stood. at. 59.6% since November 2013. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 •N\ 111C U ngruurr,cHirt Page 221 RR AN r 11.1E ATEAD VIS()RS I PRO GRA M NI „..kGE,R.S R E,N.1: • ,E,S"T A E A, P 1) R.A SATS The unemployment rate is expected to continue a very gradual, drawn -out decline that will push it down to 5.4% by the end of 2017. This will represent a decline in the average unemployment rate of just 0.6% during 2014-2017. Contrast that fall to the previous four years when fueled by a much smaller labor force the unemployment rate declined by 4.2%. There is a underemployment problem- those who are working part- time but not by their choice, and workers marginally attached to the labor force- these who are neither working nor currently looking for work, but indicate, that they want and are available for a job, and have looked for work sometime in the past twelve months- is still daunting. When adding these workers to the top- level unemployment figure, this shows a labor market still profoundly damaged, this rate averaged 14.3% for 2013 down from 16% in 2012. The current rate paints a grimmer pictureof the state of the labor market in Florida than is reflected in the current headline unemployment rate of 5.5%. Outlook for Florida 2014-2017 2013 was predicted as Florida's crossover year in earlier forecasts. The state's recovery moved from lagging behind the national recovery to leading it. This transition has taken place. Whether looking at the unemployment rate, the pace of payroll job creation or overall growth in economic. activity, Florida is now ahead of the U.S. as a whole. This has been no small accomplishment. Florida began shedding payroll jobs in the first quarter of 2007 while the national economy and saw job losses begin in 2008. Unemployment in Florida surged above the peak levels of national unemployment, and for three years (2009-2011) average unemployment rates remained in double -digits. Real GDP growth was negative nationally and in Florida during 2008 and 2009, but the U.S. recession ended in June of 2009, and in 2010 real GDP expanded at a 2.5% rate. Florida's real GDP also started to grow in 2010, but at a much more anemic pace of just 0.3%. Job creation also lagged behind the nation as 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 Lorban:y,ro up. Page 222 ../VN REAL 'ESTA:rE .AryosoRs PROG \ .N1 \NA.(iEl 2 1 RE kJ', FT,STATE APPRAIS dS ti Art - r ir On' in:..rr OR Be. 29430 P J69Y LlSi Cat KAMM A LEGAL DESCRIPTION Thc No1111,11:0 1 4 nf thc Southcam 1:4; the El 1+2 utf the Northwest 14 of the Soinlicast 114, the North 3/4 of dle Fact 112 if' the Southwest 1/4 uf the Soulbcitst 1:4; and the North 3,4 of thc Southeris1 114 1)F the Southeiv4 14 rit-Rizetion 20, Inwrialaip 56Sith. Ranpc 40 Last, lyin ani1 being in Dude Counly. Florida. 1.FSS A p,Iivel tiiiiI lying itt the Sconlican 114 of Suction 20. Townikirp 56 South, kii4e 4.0 Fact, Dadv Corinty, Florida and heir ig mare particularly clelcribiglaic COht.AILNCING nt the Svuthbl ',turner of Section 20, thence \ QI'l 7,03-W along the Hata hue of said. Scion dLn f 331).75 fixt ta the POINT OP BECiINN(N CI; thence Slt9"18•42'AV, a clinance of 1,060.06 feel, thike NrItr-17'03-1V, a distulact of 851..40 kel; theme N 89'113.58"E, ifictance of 10611% feet lv the East1it nt laid Suction 20; thence SO1'1703"E 4111.41g th ii,id Ea$1. Vow of Siiaction 20, a clistanue uf 854:31 fixt hack to the PONT 01 131t.i1NN1Na. AIL 12-masit2 Book2943OfPag1499 CFN#20140858061 Page 4 of 4 !he'VV.2 rl 7-7 t-7 '0 ...7F eva.r ara. ?CS' zxnv B sr 011< F7tife.,IrvitiKEI vC 6K trOpd /..12 -"Nf ,R.7. .. Page 234 RLI.EsT ATEA tyvf soRs I p tinGRAm Nyvvq.;E:Rs S TATE AP 1). S NES QtJALIFICATIONS OF APPRAISER 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ v, v1/4: II lIcAti hdligrt)upxotul Page 235 Ri\T. LS I N. I PII.I.)G.R NI NI kNAGI,RS QUALIFICATIONS OF APPRAISER ROBERT D. MILLER, ASA EDUCATION: PROFESSIONAL AFFILIATION: LICENSED: EXPERIENCE: QUALIFIED AS EXPERT WITNESS FOR: HAS COMPLETED: ES I 1 1 P1 R iJ kl,S Appraisal Institute Courses SSP Standards of Professional Practice Fundamentals of Real Estate Appraisal 1-B Capitalization Theory and Techniques 8 Appraising a Single -Family Residence Case Studies in Real Estate Valuation Report Writing Business Valuation Seminar Litigation Valuation Other Appraisal Courses Mass Appraisal of Residential Properties Florida State Law and USPAP Factory Built Housing Automated Valuation Models Senior Member of American Society of Appraisers - South Florida Chapter No, 82 — Accredited Senior Appraiser (ASA) Real Property Urban Certified General Real Estate Appraiser RZ1270- State of Florida 1995-Present 1993-1995 1978-1993 1987 The Urban Group -Sub Consultant Vice President -The Urban Group, Inc. Real Property Analysts, Inc., Fort Lauderdale, Florida, Executive Vice President Involved in United States Senate Study Right -of -Way Acquisition Procedures Condemnation proceeding in Lake, Kankakee, Cook and Du.Page Counties,. Illinois and Broward, Dade, Monroe, :Palm Beach and Duval Counties, Florida. Testified in Bankruptcy Court in Florida and Texas and Federal Court in Miami,. Florida Appraisal Assignments Counseling Commercial, vacantand improved Acquisition projects Condemnation projects Income tax analysis Industrial, vacant and improved Investment analysis Multi -family residential,. Tax assessments Mobile Horne Parks ROW Cost Analysis Office, vacant and improved Special assessments Special purpose properties. Review Services 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-5,22-6422 • \\,\A NA: Iht!'ilrhangrourLcom Page 236 li.S.1:"?1,,,-11. DVIISO PII()(11 Al N kl1ERS RE %I, LS FAYE ,\ DEEDS OF LAST CONVEYANCE 1.424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 333 6 Telephone: 954-522-6226 • Fax: 954-522-6422 •0'00: Iheurb.in.,,,joupcumi Page 230 r ES`FA:-11.H, AliVISCiRS ornr. ;w1n,rt - Port I ,nri Prvsred Ry and Realm in Francis 13 Brom Ir., LA. Ciiimenbcoli Tranvia, P.A. 401 Fast i,as Ola.s Boulevard Stolle 20110 fort Lamle/tittle, FledJa 13301 Progeny Apprsiscrsidentireatinn ,10-6020-000•0240 111111111111111111111111111111111111111111111 crH Bk 29'70 P 1194 :,,o9T '4r9.• Tri60iTLIED I.2/1de 2014 11:0. 2Z 0CED WC TAX u.64 HAVVET 1tYltp, 1. EkI CL0ft; CITUNITI TRUSTFF'S 1)1STKIllt TINT DFEI) THIS THI'STFE'S Ditil'HIBCTIVE DEED is made and enicreil mess as of the day of i7,7). • , 2014 by Frrdir 604 C, Peter:, Ti, Individually and ma Trustee Of the Frederick C. Prtcro Tintaiiitsitory Trutt ercatcd antler Article N'll of the Loud Will mod It:dam:cot of Frederick C. Petricca dakd 'lung 6, 1959, is amended by a Pilot Codicil dated March 3U, 1961 (the "Cnintor"). whoie aildniss is 255: Lstinay Drive, Vern licach, Florida 3290, on Fetter: Farnily Heal I.stv, LLC, Florida limited liability company (the '1Cciintre"), 3(1L1ft:CS is 255 Hstuar,.1..)rive, Vero Beviett, Florida 32%3. CNI,..70rer 1.4,(..(1 harm the am!!! -C,randne and *U:at.' ixrdWe rthl the poi10 CD in0lrunient wed the ticoe, lewd rcsirsesofves ird armigns 01 itodylkinnK the %m.o.:neon swi 0..snple 01' carpi:01ex.; 01 cr.ertiee, end the/suctouut wailers rehlinsier.) W1"11.NISSATI-1: GRAN1011,, pursuant to the powers grained L1adc7 lliatfx:InfAi 11 Warvaray Dovii lira! F./larch 30, 197b, und Ft -waled on April 7, 1976 in Official Ressiril Bonk 92K1, at Piige 120 the Puhlic Records of Milani -diode, Florida. and the Frederick C. Petas Tcrtarnmeary Trull created ander Article VIII ot" the Last Will : Testartiest At" Frederick C. Peters dated June 0, 19.59, aS allmatleti by' a First r'odieil dated March 30,1961 (the "Teniti, and in towidcruioli of len and No/100 Dulhirs (S10,00) sod other Rood and caliaitibr eionaidcrationthe rvicrip: art‘l sufficiency of sl,hich is hereby deLnowit.dgcx), hi•crchy grains. hiagairts, OUCI1S,., remises. eclat:art, ecinvefys and confirms to Cirantre, Uit following dc.5cribed land situate and heals, in Miami -Dude CAAany, Florida (the "F rortiorty'Y Ste Exhibit 4.1," attached hrrtto jad irnpurateil herein by &mkt. Note to £anth,r, ih ceurreyuneeuf Ih rioperty evidcrnced by Ihis deed is I conveyance from a triastce of u trust ea Florida limited liability company (the 'LLC"). The ownership inters-41 tield by each member of the LLC is in the prriportion us the riNnetiCial inteRZI Lbt es40 member held in the trust immediately before the couveyance. Actiordinftly, the COTIVC yozwe exempt from the Florida documentary stamp t/17.1; in accordame with Rule 12134.01.3(28)(e). Florida Administrative Code, F7C P096.232+"2' Book29430/Page1496 CFNIff240858061 Page 1 of 4 r ao4.)C.:0 a;r1":V6,=v4C^,1:.•°Zkr.,,A4469P":411(1-11.Tei r400"..ttlr. 6H1—.,,r;i6K 1 rip."11.40, Page 231 REAL .1....:,STATE: AIJVIS(3RS SUBJECT TO: PR0(.3RA.A.1 NI(VNIC;ERS REAL ESTATE APPRAISALS i. .,,,14:7.1 r•rW,Itrrir; - Fr it VW' rtnr, Yr Conditions, runtrictiorw, ret.ervaxions., eitx".14tAliona and C-.11sTI1.7J1tS Of rrixrd; this pelUrcrice to said matter.; ahail not ol>crate to reirtipasc the sane. 2. Zoning oulinances, reztrictions, prohibitions and other requinmfen6 inipOnod by governmental r..Thirty Jfaxes fon air, current yew land 3ubqoquerif yet16. ., TOGETHER \kUU all lh tertrincoty, hervilitaments irappunertanors thetturit° tx"..lon..i or in ;lily -wine tinix:rudning to DSc Prof/4=1Y- TO HAY K and hold tha same in fee sirnpl:. forever, (:HANTOR l*crehy cave 'flantl with Grantee Ellut i lawfully lei:/..e.1 of Raid lund f*v., inurir, mat it has gOodl riF,ht arid luwful milbority tc xil 0.0 convey maid bind, dull it iloei speeinlfy -rant thetiLkto mid Nod garicNi 1.) the matters refen-NI abuv and will dcfd the nmi aIist the lawful clutins. of lIrcrsom claiming1» thwuJ n imdct the Grantor, but !lot otherw6e. UNflFR l'HE LAWS AM) (ONY! ITUTION cLorunk 'NE RROPFRTY Is .or THE 'HOMES ll-A1) ar THR (RAN NOR. 'FHE. 110M14.STEAD OF ANY EILNEFICIARY OFTHF:',IRUST, NOR CONIKRJOUS TO 1 HL IIONIFSTEAD OF EITHER. Siginittrre Page Ent lowli - 2 - I a_ impwcesa 80ck29430/Page1497 CFN#20140858061 Page 2 of 4 r 7trIS• n" .iI1-tr46)4r.",crmcl;-?;•.(,11901"iriir writ A3."7.-; nzp(loto, Page 232 21 REA11., ES71 VIE A1)VISC)ICS. PR(,)(31I.A.M ,N1...,VN A GE.RS Aro- !.°11:`,1;411HierrgrA 1,71,11(1,1.4 EN WITT4I11.SS WH1ttEOF. Jra tc,r tuts herrLnL, set i year fin*1 above %rills:v. Sipped, NC%111Cd and delivered. in the presence of: Vine Wilmacx. Si pa NUITIC: -- 111-:¢INurw $seicied Wiu Name, Nun Name: hand and EsTrATEE:: P R.A.I LL4 of lire day and Fred is: C, Petcrw. 11, itnlividuntly and us 'Crum= of du: Frederick C. Nit * Vestaineruary Trost vcaled onocr Article VII of eve Last Wit! l Test, Illent of Fredel ick Peters dated Juni: 1959, as amended by 41 First Cedisil *law] )ilareh 30, 1961 srrror CCIUN1 Y OF Ti9.4,V4 1 he foregoing isutroment waF, isclinu**Irdgcd before LUK 11119 JAY Of _€,Ce601.69t,_, 2014, b Frederick C. litters, 11, individually and us Trustee it the Eredictick C. Peter; 1;.-.stamcntary final elcattil under Article VTI of the Lust Will mild IS:SU/111CW tlt frederick C. Peters dated Juane b. 1959, ame12,0ed by LI Filv Codicil doted NIareh 30. 1961. who personally apricarcd riefure 111C pCrsunall y known to nue or 0 Protheordl 10/A1 us identification. Notary ion): Pri FeCigaie.41/ Notary Public. State of Fc-0..C.PA Nfy. sx.ionnon eispirc: 7- a7- .=71. 101/5.2321164/2 Boak2943O/Page1498 CFN#20140858 61 Page 3 of 4 r ruarsi-1;1ir.1ar* or, n 'rc i*aor.o.siFsrti.:.:‘..iri 4 It hirl74.15."•°4117.,'Ztl-,,31Ftilt;3r7.",.EKJ-INT6' Page 233 10 RL\L Esr,..vt"-E A i)v Islems I p RoG RA m AN A GE.7.:Rs REMA:STA:f .M1P RMS ALS more than $2 billion into restoring the Everglades, as of June 2008, the US government has only spent $400 million of the $7.8 billion legislated. Visitors spent $2.6 million within the park and $48 million in local economies in 2006. Activities in the park include several walking trails, camping and recreation and some, fishing and boating including kayaking, canoeing and low -powered motorboats are allowed. The closest cities to the Everglades are Homestead and Florida City both located to the south of the subject neighborhood. Florida City is a city located within Miami -Dade County and is the southernmost municipality in the South Florida Metropolitan area and the last municipality before reaching the Florida Feys. The population is estimated at approximately 10,000. The City is a Miami -Dade suburb with a heavy agricultural presence. The City is at the eastern end of the only road running through Everglades National Park. The Tamiami Trail provides the main access to the populated areas of Miami -Dade County from the west coast of Florida. Miami International Airport and the Port of Miarni which are among the busiest ports of entry, especially for cargo from South America and the Caribbean. The. Port of Miami is known as the "Cruise Capital of the World", for more, than twenty years has been the number one cruise passenger port in the world and is currently the busiest in both passenger traffic and number of cruise lines it services. Miami -Dade County is also home to the National Hurricane Center and the headquarters of the United States Southern Command, in charge of military operations in Central and South America. Western Miami -Dade County is also an industrial center, especially for stone quarrying and warehousing. The Miami International Airport is the hub of a fast growing area comprised of new commercial development including hotels and offices supporting the commercial and corporate focus of the area. The subject neighborhood is approximately 30 miles from Downtown Miami area which is the financial, commercial and historic/cultural center of South Florida. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: '954-522-6226 • Fax: 954-522-6422 • \V N,N, theurbangroupxoui Page 227 EST AT It A.TYVI SORS PRO( RA.N1 NIAN„AGER:.S RE Alt ESTATE A..lt ft..# S,41+,..LS Mapping Everglades Ecosystems "Uz L 11*". -1 1 1 =5 „, • '''0 '0, ' , I' # 4'1,t1 -• „1., t .. . t ' 1 , „,„#,Atttott: - It ' " • ' , " , "1" t t '4,' 0 , ., , , 1.J) • 0 ,Prrn ;,PAtitttttt Ottttt#44,444tttttitt 40.744 40 4, , , / it littttittY" ' i itt 0 . t tt 4 # 44(4)--t4 , 1/4 Piff211iii;;;P' . . • te ,„ ' t' .tt,,,,,, tr,,, ,,," Taken from Wikipedia website 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ 11cltr1t",tn:trr()Iitptcfnr1 Page 228 N Land Use Trends REA,ESTATEADVISORS RaVIA7.STATE PPR1\1 The subject parcel is located in an area known as the UDB expansion area. In other words, future expansion should take place in this area before other areas of the county. There is residential development to the north and southwest and the county land fill is located to the east. The potential for future inclusion in the UDB line is considered to be good. However, that changes with time and the UDB line is updated every seven years. Recent attempts to change the line have been defeated for private and governmental projects. So, development potential is still a risk. The development and improvement of Krone Avenue could hasten the western development. The subject property is located to the south of the extensive Lennar Homes Development and the Cutler Bay area of Miami -Dade County. Market Analysis/Conciusion The future outlook is for preservationand conservation of Everglades lands to continue into the foreseeable future with no probability of changes in land use. There are no current plans to expand the UDB line and thus the overall conclusion for the subject neighborhood is continued agricultural uses for the, properties in. the subject neighborhood. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ t Li ri),11.12,,rmip“coln Page 229 R BA N RLNLESTATEM)AISCAiS ',Roc R;,\ N AGE:Rs REAL ESTATE ,AOPPRM!!;..A,L15 36 threatenedor protected species including the Florida. Panther, the Americancrocodile and the West Indian manatee and supports 350 species of birds, 300 species of fresh and saltwater fish, 40 species of mammals, and 50 species of reptiles. The Everglades National Park was established. in. 1934 to protect the quickly. vanishing. Everglades. Everglades National Park covers 1,509,000 acres throughout Miami -Dade, Monroe and. Collier Counties in Florida. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • \\ thcurIvAliir,c(nn Page 225 R B A .N T F". , , • • • REAL, .EsT.ATE I 1).ROGRANI A.PPiLMSALS Various ecosystems found in the Everglades include Freshwater sloughs and marl prairies, Tropical hardwood hammocks, Pineland, Cypress and mangrove, Coastal lowlands including west prairies/salt water marshes, Marine and estuarine with over 800 square miles of marine ecosystem lying in this range. According to the Wikipedia website, humans likely first inhabited the South Florida region approximately 10,000 to 20,000 years ago. Two tribes of Native Americans developed on the peninsula's southern Lip: the Tequesta lived on the eastern side and the Calusa, greater in numbers, on the western side. The Everglades was the natural boundary between them. The tribes traveled through the Everglades but mostly lived near the Coasts. In the early 19th Century, the Seminoles relocated within an area known as Big Cypress National Preserve. From 1859 to 1930, the Seminoles and Miccosukee, a similar but linguistically unique tribe, made their living by trading. In 1928, surveying and construction began on the Tamiami Trail, along the northern border of Everglades National Park. The road bisected the Everglades and introduced white settlers into the Everglades. Some members of the Miccosukee and Seminole tribes continue to live within park boundaries. Everglades City, on the mainland near Chokoloskee enjoyed a brief period of prosperity, when beginning in 1920, it served as headquarters for construction of Tamiami Trail. Several attempts were made to drain and develop the Everglades in the 1880s. Various attempts were made during the 1900s to preserve the diminishing resources of the Everglades. President George Bush signed the Everglades National Park Protection and Expansion Act in December 1989 that added 109,506 acres to the eastern side of the park, closed the park to airboats, directed the Department of the Army to restore water to improve the ecosystems within the Everglades National Park, and directed the Secretary of the Interior to manage the Park in order to maintain the natural abundance, diversity and ecological integrity of native plants and animals. In 2000, Congress approved a federal effort to restore the Everglades, named the Comprehensive Everglades Restoration Plan (CERP), with the objectives of " restoration, preservation and protection of the south Florida ecosystem while providing for other water -related needs of the region", and claiming to be the largest restoration in history. The State of Florida has invested 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 \N : theurhJnL4rwlp,c(n Page 226 1.E;S".1-,A 11, 11)NYISCIS R IcR RR 11'.R()G12 1N1 :111 NAGLIRS E A PP R.A ALS the pace of Florida's economic growth simply didn'tjustify growth in business payrolls. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 9154-522-6422 • \\ t\ Ilvurhmgr,)up,c uw Page 223 v E A.IP1 St) RS PROG \1 \1\\tG1R,. REAI_JE MV RM SiVLS In 2013, there were many positive changes experienced. in Florida's reversal of its depressed economy. Real GDP growth nationally. was 1.9% that. year., while Florida's economy expanded 2.71. Payroll job growth nationally was 1.6' and in Florida. it was 2.0%. The average. unemployment rate nationally was 7.4% and in Florida it. was 7.1%. Florida's economythat for several years had suffered. a recession was improving in. 2013. Looking forward Florida's economy is expected to continue to outperform the, nation as a. whole. Neighborhood A neighborhood is defined. by The Appraisal of Real Estate, Thirteenth Edition, as "a group of complementary land uses." The uses may be in a variety of forms, but when combined, they function as a unit. Residential neighborhoodsusually contain a mix of single-family homes, villas, towrihomes, condominiums and apartments, as well as amenities, services and commercial and. retail businesses to support the neighborhood_ Boundaries of neighborhoods may coincide with changes in prevailing land use, occupant characteristics or physical characteristics such as structures, street patterns, terrain, vegetation or lot sizes. Features such as transportation arteries -i.e. highways or major streets, bodies of water and. changes in elevation often constitute neighborhood boundaries. Unincorporated Miami -Dade County/ Everglades National Park Everglades National Park encompasses a large portion of Unincorporated Miami -Dade County. Everglades National Park is a US National Park located in Florida that protects the southern 20 percent of the original Everglades. According to the Wikipedia website, it is the third largest national park in the lower 48 states with more than one million visitors each other. The park was first created to protect a fragile. ecosystem. The Everglades are a network of wetlands and forests fed by a river flowing .25 miles per day out of Lake Okeechobee. The Everglades is home to 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • 'A !IhcurHingrmIpc( Page 224 N tilH,,\ I., ES 1*,.‘ ISC)16 ° PR.OGRANI: ESTATE .APPR.A.ISA.I..,S VARIOUS CLIENTS OVER THE PAST TEN YEARS GOVERNMENT PRIVATE BROWARD COUNTY BROWARD COUNTY AVIATION DEPARTMENT 13ROWAR1) COUNTY SCHOOL BOARD CHARLOTTE COUNTY CITY OF BOYNTON BEACH CITY OF CORAL SPRINGS CITY OF DLLRAY BEACH CITY OF FORT LAUDERDALE CITY OF FORT MYERS ('ITY OF IIALLANDALE CITY OF HOLLYWOOD CITY OF LAUDERDALE LAKES CITY OF KEY WEST CITY OF MARGATE CITY OF MIAMI SPRINGS CITY OF NORITI LAUDERDALE. CITY OF POMPANO BEACI CITY OF RIVIERA BEAC1 CITY OF SUNRISE CITY OF WEST PALM BEACH ,FEDERAL AVIATION ADMINISTRATION' FLORIDA DEPARTMENT OF "TRANSPORTATION PALM :EACH COUNTY PALM BEACH COUNTY SCHOOL BOARD SOUTH FLORIDA WATER MANAGEMENT TOWN OF DAVIE, I.:LS DEPARTMENT OF HOUSING & URBAN DEVELOPMENT ALTMAN DEVELOPMENT CORPORATION BELLSOUTH MOBILITY' CLEAR CHANNEL OUTDOOR. CLEVELAND CLINIC ,LENNA.R HOME'S THE TAUBMAN COMPANY SI3A TOWERS INC UNITED ,HOMES WA.L-MART CORPORATION 1424 South Andrews Avenue * Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • I 11 t HTh L,:rfMr.tThfl Page 237 URRAN 1 ATTORNEY .R • EST A '11E. .AD V TS 0 RS .1 13.(;)(,:; RAM MA.N.AGE RS REA..1..., EST A.TE ‘ITRA S ACKERMAN SENTERFITT BECKER & POLIAKOEF TOBY BRIGHAM BREISCHI LP COKER AND FEINER BRIAN PATCHEN PA IRA...AND & KNIGHT GRE:?:ENSPOON MARDER TEW CARDENAS GOREN CHEROF DOODY & LLROL PA WEISS-SEROTA-HELFMAN 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33,316 Telephone: 954-522-6226 • Fax: 954-522-6,422 • \\ IhYurHungr m p m Page 238 ILL A...DNISORS 1..'R.•(:)(61.k..A.N1 NIANAGE RS PPRAISA.1„,S o o LI SAMPLE WORK PRODUCT CITY OF FT 6.6 0.1K, t 0 9 "4! '!...!:.'''''..;77.;':764;:;',7'-'7"'..7";•/:;•,17::: .„- APPRAISAL REPORT OF 6" 1.":0 1,:t 6 r 11; E E ^ , PEPMANENT EASEMENT AND TEMPORARY CONSTRUCTION EASEMENT OWNER: 1492 EAST BROWARD BLVD, LLC LOCATED AT 1492 EAST BROWARD BOULEVARD FORT LAUDERDALE, FLORIDA AS OF JANUARY 3 , 2017 PREPARED FOR ELIZABETH VAN ZANDT, MPA CITY OFFORT LAUDERDALE 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • .\\v the ur1)6,114ro al171 cum Page 239 ADvisoRs 1,RIJGRANI. GERs I REA", jEs-FA-FE „idypRAls„\"„s TRANSPORTATION & MOBILITY 290 NE 3' AVENUE FORT LAUDERDALE , FLORIDA 33301 January 9, 2017 Ms. Elizabeth Van Zandt, MPA City of Fort Lauderdale Transportation and Mobility 290 NE 31-d Avenue Fort Lauderdale, Florida 33301 RE: Appraisal of Permanent Easement and Temporary Construction Easement located at 1192 East Broward Boulevard, Fort Lauderdale, Florida Dear Ms. Van Zandt: Per your request, we have prepared an Appraisal Report of an irregular shaped parcel containing 554 square feet of land area. The part to be acquired is a portion of a larger improved tract containing approximately 12,662 square feet of and area. The whole parent tract is located on the Southwest corner of Broward l'oulevard and SE 15th Avenue in the City of Fort Lauderdale, Florida. The subject land is currently improved with two small office buildings. It is our understanding that the site is being acquired for the proposed widening of the SE 15th Avenue/Broward Boulevard right of way. The whole property is improved with two small office buildings and the takingdoes not appear to impactthe continued use of the buildings. Further, based onour review of the site with the property owner, the buildings areto be razed for a new office development_ 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 33316 Telephone: 954-522-6226 • Fax: 954-522-6422 • v\v, \N:illeurlyanv(pop.com Page 240 .RI AL ES"TA-IT: AD \r"ISORS PROGRAM NIAN1(:iERS REM-ESYVVEMTRAI5M....S Therefore, tor purposes of this appraisal, we, have, 2)ns1dered ths as a landonlyappraisal based on. the highest and best use of the parent tract, vacant land for redevelopment purposes. The purpose of this appraisal is to form an opinion of market value of the fee simple interest of the subject property and part taken. The function of the report is for your use in the acquisition of the part taken. The date of value is January 3, 2017. 1424 South Andrews Avenue • Suite 200 • Fort Lauderdale • Florida 333 6 Telephone: 954-522-6226 • Fax: 954-522-6422 • \ : thctirHIngrolipcona Page 241 L Li RENT, ADNISORS PRO(7,11,AA1 ,,IANAGERS [(EAT., "ESTiNIT, APPRAISALS Ms. Van Zandt, MPA January 4, 2017 Page 2 The part taken is a 554-square foot parcel of land located at the southwest corner of Broward Boulevard and SE 15th Avenue containing 554 square feet of vacant land which is, part of a larger improved site containing 12,662 square feet of land area (0.291 acres). The parcel is being acquired as a permaneht right of way easement. The highest and best use of the whole parent tract parcel is for future office use. Our analysis is based on our field review and information from our client as well as a survey of the subject parcel prepared, by Michael W. Donaldson, Professional surveyor and mapper in the State of Florida, dated June 21, 2016. The size of the Temporary Construction Easement is 662 square feet. The Temporary Construction Easement is predicated on the use of the property for up to 12 months. Based upon a market data analysis contained in the attached Appraisal Report, it is my opinion that the market value cf the part taken (554 square feet) and temporary easement parcel (662 square feet) as described therein as of January 3, 2017, is as follows: PERMANENT RIGHT OF WAY EASEMENT FORTY THREE THOUSAND NINE HUNDRED DOLLARS ($43,900) TEMPORARY CONSTRUCTION EASEMENT THREE THOUSAND SIX HUNDRED DOLLARS ($3,600) Respectfully submitted, Robert D. Miller, ASA State —Certified General Real Estate Appraiser #RZ1270 1424 South Andrews, .Avenu,e * Suite 200 • Fort Lauderdale • Florida 333 Telephone:. 954-522-6226 • Fax: 954-.522-6422 • theurbAng up,cnril Page 242 TABLE OF CONTENTS Table of Contents ...,.....,....^.,,^.^^...^.^...................l Summary of Salient Facts and Conclusions ,.^.^^.....'...'.''''...3 Certification ...................,...^.....,-,..-.^.,.....^^.....5 Assumptions and Limiting Conditions ............................. Competency Provision .-..,....'.-..-.,.,...^^^,,.-.'.............B Client, intended User and Intended Users ''.....-...'..''-'.''..-8 Purpose and Function of the Appraisal -..--'-..,.....-...,.,^^^..G Property Rights Appraised ...................................... 8 Scopeof Work . . ^ . - . . . . .. . . . . . . . ^ .. . . . . ^ . . . _ , , , . , ~ ' _ . , . . . , , . ^ ^ ^ ^ , 9 Sales History ^.....^. . ,., ... ... . ,...... .... .........^, ,... ..... 10 Definition of Market Value .,.,.'.,...-...,.....,^.-'...,.....''IO Marketing Period .,..-............'......-''.,......... 10 AerialMap II Neighborhood Map .^^. ,... ''^. ,... . .. . . 12 NeighborhoodData .................,...-.-......................I3 Zoning........................ Property Sketch .... .. . . . ... . .. . . ... .. . . -, ..-. . .. , ., . . . ^^, . ^.. . . 15 Property Description . . .. ... .,^- . ^.- .., .. ..... . . . , .. .. ^. .. .. . ... 16 Highest and Best Use 18 Introduction to Sales Comparison Approach ....................... l9 Comparable Sales Table ..-, . ... ... ....... ... ...,. .... ... .. . 62 Market Data Analysis -Land Value ...^.,..^ ....... . .-. ....,. . 63 TABLE OF CONTENTS (Continued) Reconciliationof Parent Tract Park. Taken Sketch ... ... ............... ..... ......69 Description of Part. Taken. ..... .......................70 Value of Part Taken. Proposed Use Market:, Value of Remainder Parcel .71 Effect on the Remainder Parcel ........ ..... . . ...................71 Valuation of TCE, Summary of Total Compensation Addendum Survey. of Part Taken and. TCE Gorsiurn Cost Estimate Photographs of Subject Property. Proposed. New Development Parking Reduction. Request Approval Letter Subject Acquiring. Deed Flood Map Land. Development Code- Ft. Lauderdale RO District Qualifications of Appraiser 2 Page 244 SUNMARY OF S LOCATION: LEGAL, DESCRIPTION: FACTS AND CONCLUSIONS OWNER'S NAME/ADDRESS: Parent Tract: Southwest corner of Broward Boulevard and SE 15'h Avenue, Fort Lauderdale, Florida with a common street address of 1492 East Broward Boulevard, Fort Lauderdale, Florida Permanent Right of Way Easement (PE) A 554-square foot irregular shaped parcel being in the Northeast corner of the parent tract at the Southwest corner of Broward Boulevard and SE 15th Avenue Fort Lauderdale, Florida. The Temporary Construction Easement (TCE) is located southwest of and adjoining this parcel. Parent Tract -Lots 1 and 2, Block 30, Colee Hammock, according to the plat thereof, as recorded in plat Book 1, Page 17, Public Records of Broward County, Florida. Permanent Right of Way Easement - A portion of Lot 1, Block 30, Colee Hammock, according to the plat thereof, recorded in Plat Book 1, Page, 17, of the Public Records of Broward County, Florida. (See sketch and full legal description). See sketch for the TCE location and description. 1492 East Broward Blvd, LLC 1492 EastBroward Boulevard Fort Lauderdale, Florida. 33301 Page 245 SUMMARY OF SALIENT FACTS SITE SIZE/DIMENSIONS: ZONING: ZONING AUTHORITY: DESCRIPTION OF PROPERTY: FOLIO NUMBER HIGHEST AND BEST USE SALES COMPARISON APPROACH TO VALUE: COST APPROACH TO VALUE: INCOME APPROACH TO VALUE: RECONCILIATION: DATE OF VALUE: AND. CONCLUSIONS (Continued) The Permanent Right of Way Easement is a 554 square feet or 0.009 acre land parcel with an irregular shape. For dimensions see sketch. The whole property contains approximately 12,662 square feet of land area and is basically a rectangular parcel with approximate dimensions of 100 x 125 feet. Remainder size is 12,108 square feet of unencumbered fee and 554 square. feet encumbered with a permanent easement. RO-Residential Office City of Fort Lauderdale The whole property is improved with two small office buildings. We have valued the property as a land only assignment in consideration of the. highest and best use. 50-42-11-01-1350 Future Office, Development $86 ,000 (Land Only) Not applicable Not applicable $43, 900 (554 SF) - Permanent Right of Way Easement $3,600-Twelve Months-TCE $47,500-Total Compensation $861,000-Whole Property -Land Only January 3, 2017 4 Page 246 DATE OF. REPORT January 9, 2017 CERTIFICATION The, undersigned does herebycertify thaL except as otherwise noted in this appraisal report: 1. To the best of my knowledge and belief, the statements of fact containedin this appraisal report, upon which the, analysis, opinions, and conclusions expressed herein are based, are true amid correct. 2. The reported analysis, opinions, and conclusions are limited only by the reported assumptions and. limiting conditions, and is my personal, unbiased professional analysis, opinions, and conclusions. I have no present or prospective interest in. the propertythat is the subject of this report, and. I have no personal interest or bias with respectto the parties involved. 4. My compensation is not contingent on an action or event resultingfrom the analyses, opinions, or conclusions in, or theuse of, this report. My analyses, opinions, and conclusions were developed, and this, report has been prepared, in conformity with the requirements of the, Uniform Standards of Professional Appraisal Practice, as adopted by the Appraisal Foundation. 6. MaryAnne Schneider provided significant professional assistance inthe researchof market data. of this report. 7. The use of this report is subject to the. requirements of tlie American Society of Appraisers. I, Robert D. Miller, have. made an exterior inspection of the property that is the subject of this report. I have not completed any appraisal services regarding the subject property within the three—year period immediately preceding acceptance of this assignment. „LI-1--,- , Robert D. Miller, ASA State -Certified General Real Estate Appraiser #RZ1270 Page 247 ASSUMPTIONS AND LIMITING CONDITIONS The legal description furnished to the appraiser is assumed to be: correct. All existingliens and encumbrances have been considered, however, the propertyis appraised as though free and clear, under responsible ownership and. competent management. The information identified in this report as being furnished to the appraiser by others is believed. to be reliable; however, the appraiser assumes no responsibility for its accuracy. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them. 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. It is assumed that all. required licenses, certificates of occupancy, consents, or other legislative or administrativeauthority from any local, state, or national government or private entity or organization have, been or can be obtained or renewed for any use on which thevalue estimate contained in this report is based. It is assumed that the utilization of the land and any improvements are within the boundaries or property lines of the property described and that there is no encroachment or trespass unless noted in the report. The distribution, if any, of the total valuation in this report between land and any improvements applies only under the stated program of utilization. The separate allocations for land and buildings must not he used in conjunction with any other appraisal and are invalid if so used_ Possession of this report, or 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 proper 6 L., R N - , 2,a4 Page 248 written qualifications and only in. its entirety. ASSUMPTIONS AND LIMITING CONDITIONS (Continued) Disclosure of the contents of this appraisal is governed by the Bylaws and regulations of the American Society of Appraisers. The appraiser herein by reason of the appraisal is not required to give further consultation, testimony, or be in attendance in court with reference to the property in questions unless arrangements have been previously made. Neither all, nor part of the contents of this report, especially anyconclusions as to value, the identity of the appraiser, or the. firm with which. the appraiser is connected, shall be disseminated to the.. public through advertising, public. relations, news, sales, or other media without the prior written consent and approval of the appraiser. The Americans with Disabilities. Act ("ADA.") became effective January 26, 1992. I have not made a specific compliance survey and analysis of this property to determine whether, or not, 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 therequirements of the ADA, could reveal that the propertyis not in compliance with one or more of the requirements of the Act. If so, this fact could have a negative effect. uponthe 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 valueofthe property. Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be present on the property, was not observed by the appraiser. The appraiser has no knowledge of the existence of such materials on, or in the property. The appraiser is not qualified to detect such substances. The presence of substances such as asbestos, urea -formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. 7 \ Page 249 COMPETENCY PROVISION The appraiser has been involved in the appraisal of property in the South Florida area since 1982. The appraiser has completed appraisals of vacant, land on numerous occasions in the Broward County area over the past 34 years. Based on these experdenees, the appraiser is in compliance with the USPAP competency requirement and is qualified to complete this assignment. CLIENT, INTENDED USE, AND INTENDED USERS OF THE APPRAISAL The client on this assignment is the City of Fort Lauderdale Transportation and Mobility department and we were engaged on this assignment by Ms. Elizabeth Van Zandt, MPA. The intended use is for the potential purchase of the property being appraised and the. intended users are any persons associated with the potential purchase of the property being appraised. PURPOSE AND FUNCTION OF APPRAISAL The purpose. of the appraisal is to form an opinion of the market value for the subject property considering the fee simple title interest. The function of this appraisal is for the potential purchase of a permanent easement (PE) and a Temporary Easement (TCE) from the current owner as part of the future right of way development of the SE 15th Avenue/Broward Blvd intersection. PROPERTY RIGHTS APPRAISED The property rights appraised are the fee simple interest in the real property described herein. The property rights conveyed for the sales utilized in direct comparison are fee simple with any existing easements of record. The part taken in this assignment is not for the fee simple title, but rather as a permanent easement with the owner retaining the ownership and a temporary construction easement for a period of one year. 8 1. I N Page 250 SCOPE OF WORK 1 have compiled all the necessary data in order to formulate an opinion of value. I have presented the applicable data in this Appraisal Report narrative format. Any additional supporting data can be found in my working file. In preparing my report, I have reviewed and relied upon the following data. 1. Sales and listings of similar type properties throughout the subject neighborhood over the past five years. 2. Review of public records for all pertinent sales data including appraiser land records, deeds, etc. 1 retrieved sales data from CoStar, LoopNet, IRIS, MLS, news articles, the Property Appraiser's Office and local contacts. In addition, conversations were held with local real estate brokers and agents concerning local conditions and activity. 3. Review and considered the sales history of the subject property and neighborhood. 4. Review of Froward County and neighborhood trends. 5. Inspection of neighborhood and analysis of land use patterns and trends in downtown City of Ft. Lauderdale employment center. 6. Physical inspection of subject property and all comparable sales considered in this assignment. Furthermore, the data relied upon was confirmed through knowledgeable parties to the transactions. Copies of the sales sheets and deeds are included in the report. The data relied upon is believed to be accurate, but the appraiser assumes no responsibility for its accuracy. Analysis and review of the market revealed data considered to be reliable to arrive at an opinion of market value which is supportable for the subject property and compensation due the owner for the acquisition. 7. Reviewed and considered the cost estimates prepared by our subconsultants. Reviewed and consider the sketches and legal descriptions prepared by Michael W. Donaldson, Professional surveyor and mapper in the State of Florida. 9 11, Page 251 SALES HISTORY Basedupon our review of the public records, there was an arm's- length transaction in. 2013 that involved the property being sold to 1492 East. Broward Blvd., LLC from John J. Makos III. The subject. property is a 12,662-square foot parcel of land improved with two small office buildings. The current owner acquired the property in January of 2013 from John J. Makos III for the consideration of $725,000. For purposes of this appraisal along with consideration. of the highest and best use; we have considered this as a land only appraisal. DEFINITION OF MARKET VALUE Market value is defined in the 2013-2014 Edition of the Uniform Standards of Professional Practice from regulations published by federal regulatory agencies pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990 and August 24, 1990 as follows: 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 andknowledgeably, and. assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: • • _1. Buyer and seller are typically motivated; ..2. Both parties are well informed or well advised, and acting in what they consider their own best interests; A reasonable time is allowed for exposure in the open market; ..4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto, and; ..5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. Marketing Period In reviewing the market for resident al office oriented sites in the area of the subject property and throughout the Bremard County area, it is our opinion that a typical marketing period for the subject property would be six to twelve. months. 10 R \ N Page 252 row,. rIrrr? . .rir,r.rirrrir.rorrr, 11 rrr' 160. .r.r.411 "'1.!1)1!:, "00:10006.4on LJ R Page 253 NE I GHBORHOOD MAP ,xXxiXXxxx x XX,xx,,,J411141,!4., A "A. '111' xx „xx Xqdx, x'x „"xxxxXx1,44X. x,„ FxxXXXX,4,;xx "4,x,xx x.x ,xx„X' xxx xx.X , :77,Xxxxx, x' '774 „ „ XXXX,4,xxx 0 3 „ xxx xxx4 '41xx, xxxx x xx. xxVxxxxx"rt rXxXX;" xxxxX,Xxxx/ fi Xxx x 414" X XX r„, xxX7: X.XriX I, „ LIXXWx* xx.Xxxxi xx,,TxXx 5-xxxx: tw,x,x . or 11 12 112. Page 254 NEIGHBORHOOD DATA The neighborhood is generally described as being bound on the west by Federal Highway, on the, south by the New River, on the east by the Intracoastal Waterway and on the north by Sunrise Boulevard. Broward Boulevard is the center of the neighborhood and has an interchange to Interstate 95 about four miles west of the subject property. Interstate 595 is a major east/west highway situated approximately two and a half miles to the southwest. The subject neighborhood is considered a part of the downtown core with single family development located in the. southeast quadrant of Broward Boulevard and Andrews Avenue to the Intracoastal. The Victoria Park area is located to the north of Broward and consists of many older single family homes and new townhome developments. The area to the south of the subject property consists. of the Las Olas area that is centered on Las Olas Boulevard with mainly single story retail facilities and restaurants. The historic Riverside Hotel is located in this area. Many newer high rise office structures have been constructed on the western portion of Las Oias Boulevard, west of Federal Highway and the. tunnel. The Broward County Government Center and the. City of Ft. Lauderdale municipal offices are both located on Andrews Avenue, south and north of Broward Boulevard. The. All Aboard Florida train will have a scheduled stop at the Broward Boulevard location. The Federal Courthouse is also located in the downtown area on Broward Boulevard_ The Broward County Courthouse and the new Courthouse are located on the south side of the river and many new condominium towers have been constructed along the New River. The neighborhood is generally characterized by single family development to the southeast, multifamily and office in the downtown core, multifamily to the north of Broward and low rise retail and office along Las Colas Boulevard. The area has seen and is continuing to attract new or redevelopment projects in the subject neighborhood. The outlook for new development is good, as several developers are inquiring about developments in the Broward Boulevard and Downtown corridors. Many older properties are being razed and redeveloped in the area north of the river to Sunrise Blvd and west from the Intracoastal to NW 7th Avenue. Overall the trend for values and redevelopment opportunities is considered very good for the neighborhood. 13 I 1Z 13 „A, N Page 255 ZONING :77 .y. 14 7? 5 Page 256 PROPERTY SKETCH 7t, ;4,1 • Fri„7,•11 15 Part Taken r a 7 1 R Page 257 PROPERTY DESCRIPTION LOCATION: SITE: Land size: Topography: Utilities: Easements: Zoning: Drainage: Flood Zone: Parent Tract -Southwest corner of Broward Boulevard and SE 15th Avenue, Fort Lauderdale, Florida with a. common street address of 1492 East Broward Boulevard, Fort Lauderdale, Florida. The permanent right of way easement is located along the northeast corner of the whole site and consists of a 554-square foot taking along. the frontage of Broward Boulevard and SE 15th Avenue, Fort Lauderdale, Florida Parent Tract: Approximately 12,662 square feet Part Taken: 554 Square Feet of land. area. (PE) 662 Square Feet of land area (TCE) Generally level and at. grade Public water, sewer, electric and. telephone Typical utility easements RO- Residential Office use Adequate - No detrimental conditions net.d. Flood Zone. AH, Flood Insurance Rate Map Community Panel. #12011C0557H dated August 18, 2014. According to FEMA, zone AH consists of Areas subject to inundation by 1% annual -chance shallow flooding (usually areas of ponding) where averagedepths are between oneand three feet. Base flood elevations derived from detailed hydraulic analyses are shown in this zone. (See flood map in addendum) IMPROVEMENTS DESCRIPTION: The subject site is improved with two same older office buildings. The. subject buildings are proposed to be demolished and rebuilt with a new, larger structure. For purposes of this appraisal, we have considered this as a land only appraisal as the highest and best use of the subject property is for future redevelopment. 16 ; Page 258 ZONING/LAND USE: The subject property is currently zoned RO, Residential Office District by the City of Fort Lauderdale. According to the land development regulations, no rezoning to the RO district is allowed unless in compliance with mixed use regulations of code. Uses permitted in this district include any use allowed in the R-4 District, professional, business, and general offices, medical and dental offices, bed and breakfast dwellings, etc. Building heights are limited to 55 feet when adjoining residential district. See land development code in the addenda. The land use is commercial which allows some mixed -use development. Please see the highest and best use for a more detailed discussion. REAL ESTATE ASSESSMENT DATA Taxing Authority: Broward County Owner: 1492 East Broward Blvd., LLC Folio Number(s): 50-42-11-01-1350 Total Assessment: (2016) $654,820 (Parent Tract) Land $379,860 Building $274,760 Total Real Estate Taxes: (2016) $13,302.09 (Parent Tract) 17 Page 259 HIGHEST AND BEST USE The zoning of thewhole property is Residential Office Use (RO) by the City. of Fort Lauderdale. This zoningalloys for a variety of residential office development. The subject whole property is physically suitable for all types of uses that would not be restricted by the size and configuration of the site. The existing zoning and the land use plan as well as the existing and planned surrounding uses would generally dictate a residential office development that would be compatible with the zoning and intentions of the City of Fort Lauderdale master plan. Adjoining properties to the south are a medium density residential with all properties to the west on Broward having similar RO zoning. Based upon the review of those uses which are physically possible, legally permissible and financially feasible and would result in the highest land value (maximally productive) would be. for a. future office building useof the. whole property, as currently proposed. In conclusion, the highest and best use, as if vacant, is considered to be for a future office development up to the maximum density allowed under the RO zoning. As Improved The. whole property is currently improved with two older office buildings with approximately 2,842 square feet of building area. The property is zoned RO, which encourages residential office use. The current owner is preparing to raze the existing structures. Therefore, the highest and best use of the whole property is for future office development or vacant land. 18 R 11 N Page 260 APPRAISAL PROCESS In order to arrive at. the: market value for the property, special attention must be given to the typical purchaser who might have an interest in a particular property. Market Value is the most probable sales price, which. a. propertywill bring and this price depends upon the typical purchaser's reaction to the various supply and demand factors that affect the, market value. The Appraisal Process is basically an economic analysis consisting of a review of the factors that affect market value. There are three approaches to value to be considered in any appraisal, the Cost, Income and Market Approaches. In this instance, the Market Approach to Value will be considered as most applicable. The Cost Approach to Value and Income Approach to Value would not be applicable as the subject property is considered vacant land. For purposes of this appraisal, we have considered this as a land only appraisal. On the following pages, we will review vacant land sales considered similar to the parent tract site (land only) to arrive at a market value via the Market Approach to Value for the subject property. After that we will address the market value of the part taken which consists of a Permanent Easement (PE) and Temporary Construction Easement(TCE). 19 Page 261 MARKET APPROACH TO VALUE Land Value We haveresearched land sales that are primarily suitablefor similar uses or have similar utilityas the subject. The following sales wereconsidered in support of the subject's estimated land. value. The sales data is followed by a. table summarizing the sales and.. our analysis and conclusion of the market value for the subject. Our analysis considers the value of the propertybased on a sale, price per square, foot of land area. The sales reviewed include vacant land sales with similar highest and bestuse to the subject. parent traet. The review of the sales data,provided us with sufficient information to arrive at a market valueconclusion for the subject property and will. be utilized in the market value estimate ofthe. part taken. 20 Ti..I Page 262 COMPARABLE VACANT LAND SALE NUMBER 1 • RECORDED: GRANTOR: GRANTEE: DATE OF SALE: DATE INSPECTED: SITE SIZE/DIMENSIONS: TOPOGRAPHY/ELEVATION: • 4 OR 4,4 4 • Broward County Instrument Number 113669711 645 Art Lofts Development LLC 'rah° Fiagler Townhomes LLC March 2, 2016 December 1, 2016 10,126 SF At the time ofsale, the site was level andat street grade. 21 1„..) R11.4.\ N 11111„1'111.111, Page 263 COMPARABLE VACANT LAND SALE NUMBER 1 (Con n ed) CONSIDERATION: UNIT SALE PRICE PER SQUARE FOOT: TYPE OF INSTRUMENT: FOLIO NO: LOCATION: LEGAL DESCRIPTION: $640,000 $63.20 per square foot of land area Warranty Deed. 49-42-34-07-5380 645 NE 4,j, Avenue Fort Lauderdale, Florida Lot 1, 2 and 3,, Block 316, Progresso according to the Plat thereof, recorded. in Plat. Book 2, Page 18, of the, Public Records of Broward County, Florida_ ZONING: RAC -UV, Regional Activity. Center, Urban Village, Districts PRESENT USE: Vacant. Land HIGHEST AND BEST USE: Future Mixed Use Development CONDITION OF SALE: Arm's erngth transaction FINANCING: Cash to Seller ENCUMBRANCES: Restrictions, covenants, limitations, zoning, regulations, imposed by government authority, and easement of record. UTILITIES: All utilities are, available to the site ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: N/A REMARKSjC0•. . NTS: Located north. of downtown area. in Flagler Village. 22 •R. Bt Page 264 PHOTOGRAPH OF LAND SALE 1 2 3 N Page 265 PROPERTY SKETCLj 24 Page 266 INS TR 1 11366W/1,1 Pm4e. 1 of 2 r 141,.:71ardo.d. 05/03/2016 t. 12 35, &' 11.7'c ward. County Coom,l, on. Doc ,fl 4,410 DO 1or* FREeoRn ra..47L70.1hy: ChCcitprk Idalch, FA 240 L.. Cowgirl:14AM We, tjuN, 1416 Vaal 11',41,aikrink, L 1:111IN Ni. I,,r L 66,1^KIC Arotmo Tham tar 41143.amffirn StV Arra ty 1)e e d 'nevi Wurrativy Ilene mtudc th'„s .day uf March, 2016 nwt.n 645AILLoftg Devtiolornew LLI, z Linitud 1 IilIHty Cutriptiny wholl• vovf2. ripg 3310 Nil 190 Sticut, 0?61.4, IL ,I3 Oft), grataN, red 4 ii tlagler Townhomes,r,c, filloriditU.ui11d thhW4y 4;oraip40:8 0111,0 ,,fdag,Na,, 1'enter Blvd, Shttito 4012, Miami (in Ede114, Et 33169, enyiten (,Vorh,CCOVN 1Z^.Itd IICT 611 11 1..; want" and "?„,:ttotor' indLlidt Yttl thc partiw las thos ilortoneat mid din heirs, legal reprisiniiirtive%,, and wistsf.:1,9 and the succession; 4114.1 in$114.11S Of. critpolatierri, him; ;.lid Lipstein) Witnerrett, Met gtiki &raider, fen maid ltUN4itira-ittion of dee rem of l3ix Iburidzed Forty Thousotte taut tiLifIllet Drib/ (640,000, CIO) art )tar Food and vultio16, oarladesAraialiii U amid ffrater ii imind paid toy poo.,,pit yrtrerf 1 kocby 1i urand, Fi zird iold (la lie grEnk,a, anti enuflopS Irrire liwavrf, (hc blicpwittE eimrilvA Iii,l Igz tfLac &ad hiyirim i Btuul d Cfititaty, Mot tda, lot 1, 2 rod 3, Meat 316, "'ROG R FASO, itecordlr g to the Plat thereat, recorded Mat Elvu1 2, PogeU1, uf the Peddle Reeved; of &mast' County', Iiorlda. Pared entifkation Numbez 494234-07-53)10 Together with at the ItIcotens, rediturnaus, ond arparteciances thertio belonging or in anywise oppeitaining„ T. Have and to tho same in fre 3imple fbrtvee, Aid the: grantrie hereby covenant:1 with raid gjounce tEat the grow 6 lawfidly seized of saidlarad tee simple; Chet the grantor has good. right and lawfial anIlturitylo sell and envy said land; that the pruner hereby fatly warrant; the title to swtitl lend nod will defond the mune against the lawful chims of all permits whounionver; and that said lend iN liTt 811 eactintbtaam, except lare4 5,0eming stilisendeal lo Deeernher 31, 2015, ISovt,40 2 5 Page 267 INSTR # 113669711 Page 2 of 2, End of Document In Viiitness 1Vhereol, grantOr has hereunto set grantor's hand and seal the day and year first above written. Signed, .sealed and delivere I:in our presence: I s SEate of Florida Comity of &maid 645 Art Lnfls Devel:opincnt LLC, a Florida 1,1 tinted Liability Company By: Doran 'Braman, Manager ancrAuthodzed Member (Corporate SCE The foregoing instrument was acknowkdged 'letbre, me this day of mamh, 2016 by Doron Braman, Manager and Authorized Member of 645 Art Lofts Development LLC, 0 Floririla :Limited LiahiMy Company o mil' of the corporation, Ho [ .] is personally lowaVn to me or PC1 has prodtwed a driver's liceiise as id ir,tifioatio [Nolan/ See] micin 5.1.5A011 MY C01411961074 FF 121995 EXPIRES: !Awn'. 10. 2919 110,01 IOWA wy INTO tlehintetno, AUCH99 MY COMM1931On 9 FF 191025 ERIFIES1 Match i10, 2019 Eimtdote TM+ NNW( PutylirnIMARm. No1sfr5 Public Pd01 led NRine; Afkr-C.7/1151-' -6: My Commission cs: 2 6 2111. ' Page 268 N 049:14.0 RECORDED: COMPAIthBLE VACANT LAND SALE NUMBER 2 GRANTOR: GRANTEE: DATE OF SALE DATE INSPECTED: SITE SIZE/DIMENSIONS: „ ,m,,;17,mgra; „' 4 ,illorFo.' Broward County Instrument Number 113417665 TR1 Real Estate Florida LLC 617 Andrews LLC December 16, 2015 December 1, 2016 13,000 SF 2 7 lor H I R N %74am Page 269 COMPARABLE VACANT LAND SALE NUMBER 2 (CONTINUED) TOPOGRAPHY/ELEVATION: At the time of sale, the site was level and at street grade. CONSIDERATION: $1,100,000 UNIT SALE PRICE PER SQUARE FOOT: $84.62 per square foot of land area TYPE OF INSTRUMENT: Warranty. Deed FOLIO NO: 50-42-10-01-5560 LOCATION: 647 South Andrews Avenue Fort Lauderdale, Florida LEGAL DESCRIPTION: Lots 13 and 14, Block 54, The Town of Fort Lauderdale, according to the map or plat thereof, as recorded in Plat Book "B", Page 40, of the Public Records of Miami - Dade County, Florida, said lands lying, being and situate in Broward County, Florida ZONING: RAC -CC, Regional Activity Center, City Center District PRESENT USE: Vacant Building HIGHEST AND BEST USE.: Future Improved Development CONDITION OF SALE: Arm's-length transaction FINANCING: Cash to Seller ENCUMBRANCES: Restrictions, covenants, limitations, zoning, regulations imposed by government authority, and easement of record. TYPE OF IMPROVEMENTS: Older One Story office/warehouse building UTILITIES: All utilities are available to the site ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: REMARKS/COMMENTS: N/A Corner lot near courthouse. Building is not utilized and is not the highest and best use. 2 8 R13/...\ ..ggt Page 270 PHOTOGRAPH OF LAND SALE 2 t 0101, d N 10149 , ,,,,40011,004000,009oomomm, 2 9 u R 11 A N mo,2AN Page 271 =- / '/ / / /' j | |-- ---- ( 'r I i + | / . / / PROPERTY SnTCH ;L 30 | - || � � U | |�| | / . | | � | � �| ./ . | � / / ] -- �--' [ V - |~ , / 0��,\,� - --^ ^^` T NT3713. 4 1134171665 .001;)(147? 1 of 2 , 14)aC)0).rdd 12/22/2.015 at. 09 31 MI ttzu*a rd. Coutt1y Calmmi8 a ion Dof!... $7700 „DODepu ty rt. E4411'cri..04) THIS INSTE1111,0N1' Y. 1.:)03 Riquitc I01K K KIda..171)/, 1.1A, li4d: 111,,o,Avarj 1.d„ 2011; 1,4,44.1,011t14,.;, 11-..151301 0)04.(1)3360) Nu, 5042 of•t-01-5560 1N„11100) '11'01( at:CY:114M 11004 dKy nr )0C. Z..1 ton 11)0 `), 0)y nil RV . rS1 k 1 F., tL ortrID LUC', Florkl11ortIttid U v400/1putty., C"GraniOr) vvitl-ir, pos0 221 r Pr.tioci,o13 \c/13y, P'):01-1.0 :T1royit 1-L3)48ft rad 647 AtI01.)1044."1,1),14 1,1 C, Floridua itio till pally ("Orsatititt') post. °Licit.' addrittss CiN.r Diekey' Ntluagculztit, Niarina N.011r Bi 1 (SR 1J4), u11 19., 11, LzasierdtttiviFL33312, WiTNTSSEllt, Tltiv (11(' (.Jmomt, sw1 tiowidrissirion tho Ittrin Tal AND \Ili ;if 0,0(0 Ditig_LARS, i,sioki 01.4er cood oiK1 vaMobte 1111,7 1'0,761474 WIWI eLoC b1Iiuktinc41 Ril i!oLki, LI 1.1:,! 50:W (311.11.S. their hairs, luttel0,1n# ;Ind assiitiro, ?tic ttis owy ,Juse.70174y011-y4:14 priipsirly 13. ;any offjL10, oF'Ioricio,tr it' I.ior it I I told 1st, Muck..5.4., Tra:TOWN OF PORI" ACC•otti Lug to .1,1to top or 'plait cher:ail; oti. stolidad n Pia Book '13", P 40,, of dker obliti ReGood14 in" Miami i- Dade caanty, 011 1a, mid I1 1 'ri l, haingt viral 0 LIIIL n Drowityrti County,„ Plorideit SUB1EC1°10:310a6011F, audior mar11 1 i oand impoIrd by go Yrrtrurnaal reqtic nous, 041,3CX1101N, covittnard Ft suit (Alm appcatrioF, OTI IIc pla1 )mdiar conanoa1014440 filbdivMiOn Ind 01114e4 for (0i)c0 yr.ar 21116 and indi **0:47pdont ycan3: TO ILINE AND TO HOLD, the 411111C togoithicr Y.1111 all anal the sppuricnocris itiletrartrinor1irugtri fly way Ltlid ill ILlrti ht tk ji,oquity, 11,I1, WhotzoOcv 0° of thc SVijid ; ram or, tatibor 0 iist acidly, to Car •doly woprs us:e and ix:or t norLh aid Giatitotiti foiev.a and lie °motor dorshii chy CI11 wain -ant li 1 1l ie. said land, sold i1 thc samc imsinst I0! luwliil liuur ofai pion whAtbomr, li"(1iiitort! aid 'tt,..Itaintoes" 1!' ti..ssai Ito itinii4it1lusi tier plural., sot ciotitir.al et:quirts, IN WI UNPINS" lIl1 LOP, Gramtur has lirtri kl sti Graaitor'a law(' aml 9rti1 OA; dify 14112 yamiri tibove, wieitteini 31 .1 I 1 R Page 27.3 IntITP„ 1 1; 1 7 66 5 page 2 1.1, f 2 El) cl Doctunon t. Signed, MOid and (it:lit:QM 10 17110 REAL 15.:NT.A. VE 11,..(iIDA 11IorklmIinntrd k1ilHivcnrapnily '13 „ f.:411,11 rruuk 1,1.„ Stii, I11v1auagrr 061•01,InktleI im)o. wrrN »Ss Es 31"A '1"1 7 (1f )RC11A, ry or ‘:) , ) ,44 „ kt ita'itrtittAlii WON ,:wkoowledgeti 16N,, m,u: i4e,t: [lay of v, koccuabv,r, n1 L41 Re11 Es11.1R,.., Florida, 1,1 ^,11nI1,:arny1/cd ria1.4;11y t On/Patti. Whin itiilp14 no" to,' dio Iti-IONt has prOductc,„1 idr 1\,1 1 AR 17 ,1111,11.) 141,I1Aft'i" Naltrnz_11:ht,:^ f< I my comv smolt, Jl 1 1 1lie.LP fl IttiOII ,„ JAL:St' .0 t 32 L Page 274 RECORDED: GRANTOR: GRANTEE.: DATE OF SALE: DATE INSPECTED: SITE SIZE/DIMENSIONS: TOPOGRAPHY/ELEVATION: COMPARABLE VACANT LAND SALE NUMBER 3 ,46„,,,,AmtT4!lo,h1 '411H0gt,6,,V,I„,411„ Breward County Instrument Number 113511529 Copeland Real Estate, Inc_ Highlands Equity investments, LLC February 8, 2016 December 1, 2016 38,207 SF At the time of sale, the site was level and at street grade. CONSIDERATION: $2,0001,000 33 L ftAN Page 275 COMPARABLE VACANT LAND SALE NUMBER 3 (CONTINUED) UNIT SALE PRICE PER SQUARE FOOT: TYPE OF INSTRUMENT: FOLIO NO: LOCATION: LEGAL DESCRIPTION: ZONING: PRESENT USE: HIGHEST AND BEST USE: CONDITION OF SALE: FINANCING: ENCUMBRANC S: TYPE OF IMPROVEMENTS: UTILITIES: ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: EXPOSURE TIME: NUMBER OF DAYS ON THE MARKET: $52.35 per square foot of land area Warranty Deed 50-42-15-01-0711 901-915 S. Andrews Avenue Fort Lauderdale, Florida The West 1/2 of Lot 1 together with all of Lots 2,3,4, Block 7, Lauderdale according to the map or plat thereof as recorded in Plat Book 2-3, Page 9, of the Public Records of Miami -Dade County, Florida said lands situate, lying and being in. Broward county, Florida, together with North a of vacant alleyway lying South of and adjacent to property Together with: Lots 32, 33, 34, and 35 Block 7, Lauderdale, according to the map or plat thereof as recorded in Plat book 2-3, Page 9, Public Records of Miami -Bade County, Florida, said lands situate, lying and being in Broward County, Florida together with South 1/2 of vacated alleyway lying North of and adjacent to. property. RAC-RPO, Residential and Professional Office District, by the City of Fort Lauderdale Marty's Bar (old Grady's) Future Mixed Use Development Arm's-length transaction Cash to Seller Restrictions, covenants, limitations, zoning, regulations imposed by government authority, and easement of record. Sub shop, bar and law office All utilities are available to the site N/A Not available Not available 34 URBAN Page 276 COMPARABLE VACANT LAND SALE NUMBER 3 (CONTINUED) REMARKS/COMMENTS: Presently improved with a sub shop, bar and lam office. PHOTOGRAPH OF LAND SALE 3 veireM 4,,,,i1),44400,8"60014h 35 irr II MOLLEME Page 277 r, h PROPERTY SKETCH 3 6 ex; r-, , R 13,A Page 278 INITR# 113511529 Page 1 of 2, Recorded 02/12/2016 at 07:19 AM Hroward County Commlesion, Doc, 0 $14000.00 Deputy Clerk 2095 ()) tarandbtsrenen0z Lotman L bunks Arlo noty IAN 011Ow Mbomou. L Statia, 3336balt 334 Stoma Part Laadardalf, F1331/011 SILSOOLOSIS Fitalittabar,' 113-0179 trma tok.etkal. No, $0,4113014730, MOW $0197 IL LAMM OM _jaw. Abarioralt Lat itioantly.4„, Warrant( Deed 0741,711)10.1(fVf34.610,00.19 CO, FA ) Thas 119brotart emit tida Amy a relstary, ;bit krona Capolotad Rata Er114,, 1%6, Studds corporatata Mow pad adds itdeftm 1461 NEItI Awaxan, Tamp., 71, 33401/ arta Camay tf 111111banateS, Sudo at pyoutoc", tad Illtdduadt miry lastabortolt, LAX, t Mild* WWI Ilabllity apostasy NINON INN allot uttntsaL 999 Swath LuttraltIlabody, UlIdU,LL 33007 of La Camay of Ityotard, Dale allatarida„gattatte, MIL/meat kw said artalaw, tor WI la 001109.01.1 611AIM Of 11114 AND NO400 DOLLARS (St9 00 sad ober - tad abi d paa by Odd palest dot waist Morose u Saabs teratotladsod, btu Inolad, baatrdiatt tati told to tba sad low**, sod snoods Lalst W. mists %mu, follarotaa doscribod tutl, Mott wad bolts lhoward 0aLa17, T. Weas toS or Lot t papal. as with ad of LaU 3,3, 4 Sleek 7, LAldbaRDALS, tattoo/log so tbao map or plat Stand to ratardad /a LW Soot JAY, taw 9, LAW Itattords of Mlarabbla da Compaq, Vivid. saki Lob Slott; Idiot tad Malt1 Cousty, Litatti, knolls, via t101115 ot vat:Mad allatotty Wag ktok, ar tad adjattrat pottotorry, tavola., MIL Lab 31, 33, 34, atd 3S„ Mott 7, LAUDERDALE, tatooktat tit atop or plat gooiest rosardtd Slat Bask 2-1), Lin 9, 9%444 awards at MlattOSsit Costly, Idatida. told Walla tallith, tybat to d Wog la Bossard Comfy, blast* toprlhar with Smith I/3 al siustott idloyons tylat Nor*, or tad mdissrat 33 proparty %Moat to Roo for 3016, tad oubsatottol sada too sod 3d odfeye,t, s.bod unenumq coaleow, rantrtattons statoartat, shatrattasui and !Salad= at mead, if my, tad said puttor daat bottby Italy smote No Mk to mid tut, and tvlb &hod tits ..o 390 13394139* at all magma wbotattodyer. moose tea 004440141.90 37 INSTR 113511529 Page 2 of 2, End of ra ocwnert t In Witnons %ado( gnseeavkra Pitmt, nignunses Mad ond ssn. On non snd yraa WK. worMita.. 514a4, salad sad StlIsprod Senn pnnossa (Caw. Nul) Sans or Honda , , Canny stlines/snnyb //6461-.11.184"/ Iles Inertypiq 1/41001611 soss ovinneplattsd bet. dsy 0( Pslassnry, 2016 tny Astnany C. Mem Petroidan CtrIt IVA RAO grunt I. bet& of the cerFeiialattIJ J 11 palm/41y innsil 21! IMAY1,11 produord +bitten littnaa Ntoolliteatlea ("Nssary Stand Now My Oymkreudea e.„4,THLEEN E. ROBERTS 000 OM,/ FA.01$ "NO 04,alialnefiN 3 8 1, Page 280 * 1. RECORDED: GRANTOR: GRANTEE: DATE OF SALE: DATE INSPECTED: SITE SIZE/DIMENSIONS: TOPOGRAPHY/ELEVATION: COMPARABLE VACANT LAND SALE NUMBER 4 Broward County Instrument Number 113580377 Martha Hutchinson 1311 SE 3, LLC March 18, 2016 December 1, 2016 14,375 S.F. At the time of sale, the site was level and. at street grade. CONSIDERATION: $682,900 3 9 I 1,, t R 11A 1111.:511111 Page 281 COMPARABLE VACANT LAND SALE NUMBER 4 (CONTINUED) UNIT SALE PRICE PER SQUARE FOOT: TYPE OF INSTRUMENT: FOLIO NO: LOCATION: LEGAL DESCRIPTION: ZONING: PRESENT USE: HIGHEST AND BEST USE: CONDITION OF SALE: FINANCING: ENCUMBRANCES: TYPE OF IMPROVEMENTS: UTILITIES: ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: REMARKS/COMMENTS: $47.51 per square foot of land. area Warranty Deed 50-42-15-10-0930 1311 S.E. 3 Avenue Fort Lauderdale, FL 33316 Lot 14, less the South. 35 teot 15ereo0, and all of Lots 15 and 16, Block 19, Croissant. Park, according to the plat thereot as recorded in. Plat Book 4, Pages 28, of the Public Records. of Broward County, Florida. RCA, Limited Residential Office District by. the City of Fort Lauderdale Vacant building Office Arm's-length transaction Cash to Seller Restrictions, covenants, limitations, zoning, regulations imposed. by goveTnment authority, and easement of record. Converted residential office building. All utilities are available to the site. N/A Buyer plans to demolish existing older building and build a new owner/user office building. 4 0 IL R. 11AN Page 282 ?''',.11,1,11ill,!,11'1111111111"IR,111 • yo....e.40,',IT;i41:••,• •• PHOTOGRAPH OF LAND SALE 4 ( 6 (/7i; •r"r"' /D, eicyf 4 1 EN stun Page 283 ' PROPERTY SKETCH [ - / ��_� _J L� 42 � i | � / | | / U ^ | -- / /|^ Page 284 nsi * 11358C377 Face 1 c.f 1, 11.ecorded 03/18,12016 at 02:16 PM Cou.=y Cox:nasal:Al, Dcc $4780 . 3C Dep. ty Clerk ZREC:Trz Ths monument was pm-pm:y.11;y: 4:ahri),.e 7kr. 710.-,zgY, EK11/ire F.0 DA, i 717 Pc.,r4-t-mn I ictieb. Ft :13 011.-1 717 rwrzci Idzatidamtan 1,10 : 5012 NVAR.R.V\ITT1rDFED THIS thuf NTITRF. nmdc Affl° .1.11r..31, 21116. tKtwetat MARTHA flITTGHINSON. ,.01118il1, who i, 1111 ST 'Third Aerala. Fart 1LLdldlJ, 14. 11116 11171EntorT) and 1311 ST: 1, 1501-.0a Li11y.id3 aorapuaLN, velose oes; otTiot adhirc,J51 1 1 SF. ThuiAvzsTac. fur; I it Lahr/ dala, F: 33316 .C1,74,....1 11,1k Tlut I C.3:,,..rtorr, tor v.r: NtIsYdelfrn .111 tht Ski:D Ten tni.a:!saAci othr m I vyeinabi.,-: i nd puLl rho izonirs kOtt..N. f .s I wrchy adoloY. 1.mlyx. kn....yantr3J 1ijJuiI in111 ICrrrlti. Otatt And EAKkals Tow. rT, follove.ng: laad: IT": 14, Jum .110 .10,'1.15 taa: thencor, :11.1 .5 and 4. FY:pck 19, Cry.sAn1/41 lezc:air.c the pht 11o4 nsCOrkd Pint R:1,1); 1. Page Rccn1 f Ur.jl f.ounty. Salbjea 11) othct iMPOSe0 bven3:nri.',1".al iwqrAkr jdnattcr,Lappomlng PI II or c irvi U-111CA 'JIG fltiIi unuaral,%4 ref,..11d". g'.1114i ion die yt:9 20 I and iubc:.....,ava I Ncaki; 3n-:,(3rantordot, tufty warcam Ibe Alt: la :said 1111.1Ltra same agansrtiizlnims of all r.Jer,:,......,hearwoven: I„N WIT1TFAS 11HILKL011.1.;.,a,,a3. nas 1KaNmato (.1rmun's Fad ate arilL ny ,,f:.fie day and yrar first abuve w.itten, Wituraws: irr:Tei-11Nt7ON itrk1.1,Law..,1,1,en NTA Qt. 1.1.01011140 :COL NT Y oi LWOW A RD TItc Tarogain? W1,1,11131.11.11:10..'d Iwkrt ia'"?&yQ(14.1.1n4.4, 20!11, by 1,4zit.ha Huw:t.irsm. 14. iergiwily Alto ia pinlS 3 vand 1cerim18.?.' idefinTaation. C41041iSSir111 MP1.11t. 4 3 _.„ NO lAky of ic„.41rTif I lork1.1. ."JarEKNE DPP" A UnnEsell 2E26 Ekorm IliTi aia tV ,Le COMPARABLE VA 4five,411;*6 T LAND SALE NUMBER 5 Ag i ' It3.0145:.:' .,.1::::HO MOV'MlirgiOrr :41,04,1,177,r ' W. Ail'JIC ,.',.... .imhak— ,. ... ' ,,-„, :.;i;.,:,,,,,,,,,.,;;;; , ' -..... '-.;;;;;....;,..,i-',. -,.;;;;;;.'!,,,,„,,,,,. . • *oN ., .. •,r)).)))). .... -.),.......,.. RECORDED: GRANTOR: GRANTEE: DATE OF SALE: DATE INSPECTED: SITE SIZE/DIMENSIONS: TOPOGRAPHY/ELEVATION: CONSIDERATION: Broward County Instrument Number 113462619 Premiere Automobile Sales, Inc. NSMK LLC January 6, 2016 June 21, 2016 11,475 SF At the time of sale, the site was level and at street grade. $742, 500 44 — I Page 286 COMPARABLE VACANT LAND SALE NUMBER 5 (CONTINUED) UNIT SALE PRICE PER SQUARE FOOT: $64.71 per square foot of land area TYPE OF INSTRUMENT: Warranty Deed. FOLIO NO: 49-42-34-05-9080 LOCATION: 1770 East Sunrise Boulevard Lauderdale, Florida LEGAL DESCRIPTION: All of Lot 23 and Lot 24 less the North 15 feet thereof, in Block 233, of Progresso, according to the plat thereof as recorded in Plat Book 2, Page 18, of the Public Records of Miami -Dade County, Florida; said lands situate, lying and being in Broward County, Florida ZONING: B-1, Boulevard Business PRESENT' USE: Vacant Land HIGHEST AND BEST USE: Future Commercial Development CONDITION OF SALE: Arm's-length transaction FINANCING: Cash to Seller ENCUMBRANCES: Restrictions, covenants, limitations, zoning, regulations imposed by government authority, and easement of record. TYPE OF' IMPROVEMENTS: None. UTILITIES: Ali utilities are available to the site ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: N/A REMARKS/COMMENTS: Corner lot on Sunrise Boulevard 45 Page 287 PHOTOGRAPH OF LAND SALE 5 iorir , „(1,q, *104 ,),A4k1.1(10:6P":".regilit0");105,i,.:!.1j,i; .1001a.":'!",:2031400.511M'.Rkli 4 6 I JRRAN ifi c — Page 288 I PROPERTY SKETCH r 1 47 I LIRE/AN Page 289 INSTR # 113462619 Page 1 of 2, Recorded 01/19/2016 at 03:16 PM Broward County Commission, Doc. D $5197,50. Deputy Clerk ERECORD Prepared by.i Patrick O'Neal, E. O'Neal' & Booth, PA 2900 East Oakland Park Blvd Third Floor Fort Lauderdale, FL 33306-1804 954-563-4803 Return IQ: Paul Feldman, Esq. Paul Feldman, P.A. 2750 NE 18511/ St Ste 203 Aventura, FL 33180 Parcel Identification No, 4942 34 05 9080 IlSprisc Abu,: This Lino Foe Recerdr.g Oral Warranty peen (STATJTORY FORM - SECTION 689 02, F S ) This Indenture made this 6th day ofJanuary, 2016 between PREMIERE AUTOMOBILE SALES, INC., a Florida corporation whose post office address is 10000 Mandarin St, Parkland, FL 33076 of the County of Broviard, Stale of Florida, grantor*, and NSvIK LLC, a Delaware limited liability company whose post office address is 1100 Kane Concourse, Bay Harbor Islands, FL 33154 of the County of Mtemi-Dade, State of Florida, gantee*, NrVitnesseth that aid gmrtor, for and in consideration of the sum of TEN ANL) NO/100 DOLLARS (310.00) and other good and valuable consideration.. to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Broward County, Florida, to -wit: Ail of Lot 23 and Lot 24 less the North 15 feet thereuf, in Block 233, of PROGRESSO, according to the plat thereof as recorded in Plat Book 2, Page 18, of the Public Records of Miami -Dade County, Florida; said lands situate, lying and being in Broward Caunty, Florida Subject to taxes fur 21116 and subsequent years; covenants, conditions, restrictions, easements, reservations and limitations of record, if any. and said grantor does hereby fully warrant the title to said land, and will defend the same against lawful claims of all persons whomsoever. "Granilar' and "Grant." are used for 3qng,thr or irlurril, as ounicrit In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written, Signed, sealed and delivered in our presence; PREMIERE AUTOMOBILE SALES, INC„ a Florida corporation By: 4 8 1, W 10BSON, President Doublelmee i 1 ,) t N Page 290 INSTR # 113462619 Page 2 of 2, End of Document State of Florida County of Broward The foregoing instrument was acknowledged before me this 6th day of January, 2016 by CARL W. JOBSON, President of PREMIERE AUTOMOBILE SALES, INC., a Florida corporation, on behnir of the corpurarion, He (XI is personally known to me ar [ 3 bus produced a driver's license as identification (Notary Seal( NEI FE ?ALONE MY COMMISSION #FF106i80 EXP11*S: MAY 03. 2018 cnclorl Ihroo0 Oso Stale Irauance Notary Public Printed Name: My Commission Expires: Warranty Dead (Statutory Fanv2 - Pagc 2 DoubleTimee 4 9 13 Page 291 444" ' • , . . dM,C:101,1 :4 RECORDED: GRANTOR: GRANTEE: DATE OF SALE: DATE INSPECTED: SITE SIZE/DIMENSIONS: TOPOGRAPHY/ELEVATION: COMPARABLE VACANT LAND SALE NUMBER 6 Imo Broward County Instrument Number 113351529 Melodie K. Moorehead 1201 East Broward, LLC November 10, 2015 December 1, 2016 6,075 SF At the time of sale, the site was level and at street grade. CONSIDERATION: $400,000 50 1.1?„13AN Page 292 COMPARABLE VACANT LAND SALE NUMBER 6 (CONTINUED) UNIT SALE PRICE PER SQUARE FOOT: TYPE OF INSTRUMENT: FOLIO NO: LOCATION: LEGAL DESCRIPTION: $65.84 per square foot of land. area 0arranty Deed 50-42 02-08-0010 1201 East Broward Boulevard. Fort Lauderdale, Florida Lot 1 in Block C of the Subdivision of Blocks "B", "C", and "➢" of Frank Stranahan's Subdivision, of the SE ➢/ of the SW 1� of Section 2, township 50 South, Range 43 East, according to the Plat thereof, recorded in Plat Book 2'', Page 63, of the Public Records of Dade County, Florida, said lands situate in Broward County, Florida ZONING: RO, Residential Office PRESENT USE: Single Family residence HIGHEST AND BEST USE: Office CONDITION OF SALE: Arm's-length transaction FINANCING: Cash to Seller ENCUMBRANCES: Restrictions, covenants, limitations, zoning, regulations imposed by government authority, and easement of record. TYPE OF IMPROV NTS: Older small one story office UTILITIES: All utilities available to the site ANALYSIS OF' PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: REMARKS / COMNE'NT S : N/A Small single family building on site 51 Page 293 PHOTOG H OF LAND SALE 6 52 L. 1 R13, N NIN Page 294 L. 1 L PROPERTY SKETCH 53 1 I I R 13, \ Page 295 INSTR # 113351529 Page 1 of 2, Recorded 11/17/2015 at 12:48 PM Sroward County Commission, Doc. D $2800.00 Deputy Clerk ERECORD Br ass 4x. in than C Diertbuch, Esq. Attorney at Law Dean J. Trantalis, Esq. 2255 Wilton Drive Wilton Manors, FL 333115 954-566-2226 File Number: 10-15-04 Return to: Complete Closing Solutions 883 South Andrews Avenue, Suite 204 Fort Lauderdale, EL 33316 P11:954-565-2601 iSpace Above This Lino for Recording, r}ulal Warranty Deed This Warranty Deed made this " day of November, 2015 between MELODIE K. MOOREHEAD, a singtc earnan whose post office address is 2616 Clematis Plate, Fort Lauderdale, FL 33301, grantor, and 1201 EAST BROWARD, LLC, a Florida Limited Liability Company whose post office address is 866 NE 20th Ave., Fort Lauderdale, FL 33304, grantee: 164'henevtr met herein the Itrms ""grenlarr" and "Flaw" include all rho pankc la Ihis iteslrumcI arod the heirs, Icgal reprnscnfntorxs, and cosigns of individuolt, and the seceesears and resigns ts5 corperatiorro, inrs¢s and trustees} Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO/100 DOLLARS (S10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, Vying and being in Broward County, Florida io-wit: Lot I in Block C of the subdivision of Blocks "B", "C", and "D" of FRANK STRANAHAN'S' SUBDIVISION, of the Sr1/4 of the SW 1/4 of Section 2, Township 50 South, Range 42 East, according to the Plat thereof, recorded in Plat Book 2, Page 63, of the Public Records of Dade County, Florida, said lands situate in Braward County, Florida, Parcel Identification Number: 504202080010 Subject to taxes for 2015 and subsequent years; eovanants, conditions, rastrictions, easernents, reservations and Iirnitations of record, if any. "Together with all the tenements., heredilaments and appurtenances thereto belonging or in anywise appertaining. To Have and t0 Hold, the same in fee simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land hi fee simple; that the. grantor has good right and lawful authority to sell and eonvey said land, that the grantor hereby fully warrants the title to said Vaud and will defend the same against the lawful claims of all persons whomsoever„ and that said land is free of ail encumbrances, except taxes accruing subsequent to December 31, 2014. In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. DoublaTlmsvrr 54 Page 296 INSTR # LL3351529 Page 2 of 2, End of Document Signed, sealed Alld delivered in our ptesenee ›ii(„(4e. CriazKa itTICS.S m, Witness Name„ .474naitAna-Diumbach,-Eget. State of Florida County ofBroward Vr MELOUIE K. MOOREHEAD The tbregoing instrument was acknowkdged Wire, me this day or November, !NIS by MELODIE MOOREFIEAD, who j is personally known or t X] has produced a driver's license as identification. Notary Seal] J0RA1HAN, VERNHAOH h4Y COMASSSION 04F0494302 [EXPIRES. MG 21, 2017 Eonc}etl though, 131 Tale InurtAce fi,,embach,44w Notary Public Printed NOV= My Commission Expires 04,0,,,mtv Peed - NC 2 Doublerlme. 55 R Page 297 COMPARABLE VACANT LAND SALE NUMBER 7 JILII,J,,,,, RECORDED: GRANTOR: GRANTEE: DATE OF SALE: DATE INSPECTED: SITE SIZE/DIMENSIONS: TOPOGRAPHY/ELEVATION: Broward County Instrument Number 113904033 David G. Vinikoor and Ilene M. Vinikoor Hart Homes, LLC August 29, 2016 December 1, 2016 6,000 SF At the time of sale, the site was level and at. street grade. CONSIDERATION: $423,000 5 6 1 R N Page 298 COMPARABLE VACANT LAND SALE NUMBER 7 (CONTINUED) UNIT SALE PRICE PER SQUARE FOOT:. TYPE OF INSTRUMENT: FOLIO NO: LOCA'T I ON : LEGAL DESCRIPTION: ZONING: PRESENT USE: HIGHEST AND BEST USE: CONDITION OF SALE: FINANCING: ENCUMBRANCES: TYPE OF IMPROVEMENTS UTILITIES: ANALYSIS OF PERTINENT INFORMATION INCLUDING CASH EQUIVALENCY CONSIDERATION: MARKS/COMMENTS: $70.50 per square foot of land area Warranty Deed 50-42-15-01-1.890 420 S.E. 12 Street Fort Lauderdale, Florida Lot 7, Block 27, less the North 15 feet thereof of Croissant Park, according to the Plat thereof, recorded in Plat Book 4, Page 28, of the Public Records of Dade County, Florida, said lands situate in Broward County, Florida R0, Residential. Office District by the City of Fort Lauderdale Converted residential home to office unit. Office Arm's-length transaction Branch Banking and Trust Company-$296,100 Restrictions, covenants, limitations, zoning, regulations imposed by government authority, and easement of record. Office All utilities available to the site N/A Older single family residence converted to office use. 57 Page 299 err PHOTOGRAPH OF LAND SALE 7 5 8 , RBAN MILIAST , Page 300 PROPERTY SKETCH O. I • a 4 4 a ' 4 . - —!!!=-- - ! , I ,, Jo , J.,, J , JJJ ' II i. .. .1 • '," -",,---...,-- j T = ' L:,--- _ J ' r po-jj ' ! I , 5 9 J _ _ "Tr) ' JITT- -fI°J N bIk= Page 301 INSTR 41 113904033 Page 1 of 2, Recorded 08/31/2016 at 10:51 AM Broward County Commission, Doc. D $2961,00 Deputy Clerk 3330 Prepared. Oy_and /et Lint LO ODELIA GOLDBERG The Law OlTices of Odelia Goldberg 33 N.E. 2nd Street, Suite 100 Fort Lauderdale, FL 33301 954-832-0885 File Number 161089 lit -pace Above 'I Ins 1 ine For Recording Dina Warranty Deed This Warranty Deed made this day of August, 2016 between David G. Vinikoor and Ilene M. Vinikoor, husband and wife whose post office address is 1025 S.E. 2nd Court, Fort Lauderdale, FL 33301, grantor, and Hart Homes, LI.C, a Florida limited liability company whose post office address is 6278 N. Federal Highway, 8265, Fort Lauderdale, FL 33308, grantee: (Whenever used herein the terms "grantor" and 'granter include all the parties to thus instrument and the. heirs, legal representatisgs, and assigns of individuals and the 5anocessors and assigns of corporalions, trash and inisiers) Witnesselh, that said grantor, for and in consideration or the sum of TEN AND NO/100 DOLLARS IS10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Broward County, Florida to -wit: Lot 7, Block 27.1_, less the North 15 feet thereof of CROISSANT PARK, according to the Plat thereof, as recorded in Plat Book 4, Page 28, of Ihe Public Records of Broward County, Florida. Parcel Identification Number: 584215011898 Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appersaiiing, To Have and to Hold, he same in fee simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land; that he grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whornsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31,2015, In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. DoubleTime. 6 0 Page 302 INSTR # 113904033 Page 2 of 2, End of Document Signed, sealed and delivered in our presence: State of Honda County of Broward The foregoing in tru Vinikoor, who [Notary Seal] Warrant) Deed - Page 2 was acknowledged before me this ire personally known o Leal) Ilene M. Vinikoor Printed Name: My Commission Expires 61 )or and Ilene M. DoubleTimesi IH R 13A ,N Page 303 SUMMARY OF COMPARABLE SALES DATA SALE NUMBER SALE PRICE SALE DATE PROPERTY ADDRESS SITE SIZE (SF) UNIT SALE ZONING $640,000 3/2/2016 645 NE 4 Avenue Fort Lauderdale 10,126 $63.20 RAC -UV 2 $1, 1 00 000 12/ 16/2015 647 S. Andrews Ave Fort Lauderdale 13 000 ' $84.62 RAC -CC 3 $2,000,000 2/8/2016 901-915 S. Andrews Ave Fort Lauderdale 38,207 $52.35 RAC-RPO 4 $682,900 3/18/2016 1311 SE 3 Avenue Fort Lauderdale 1.4,375 $47.51 ROA 5 $742,500 1/6/2016 1770 E. Sunrise Blvd Fort Lauderdale 11,475 $64.71 B-1 6 $400 000 11/1.0/2015 1201 E. Broward Blvd Fort Lauderdale 6 075 ' $65.84 RO 7 $423,000 8/29/2016 420 SE 12 Street Fort Lauderdale 6,000 $70.50 RO SUBJECT 1492 E. Broward Blvd. Fort Lauderdale 12,662 RO 62 Page 304 VALUATION - SALES COMPARISON APPROACH TO VALUE We reviewed numerous vacant land sales located within the Broward County area, specifically sales of vacant or potential development sites with similar highest and best uses and utility in the Downtown Fort Lauderdale, Las Clas and Broward Boulevard corridor. Careful consideration was given to locations, size, zoning, access, site conditions as well as elements such as conditions of sale, market conditions, cash equivalency and other factors. Based upon our review of all pertinent factors we have selected the seven sales summarized herein as being the most comparable of the sales reviewed. The subject parent tract has a good location in close proximity to major arteries of transportation including 1-95 and Federal Highway. This access to major north/south roadways as well as east/west roadways in the county allows easy access to the tri county area of South Florida. New and re -development activity is part of the long-term outlook for the neighborhood, as the residential an-4 office development continues to expand in the downtown area of Fort Lauderdale. The Downtown area and Las Clas Blvd is a main draw for future development and new townhome projects in Victoria Park have increased the neighborhood population. Many older properties are being razed and redeveloped in the area north of the river to Sunrise Blvd and west from the Intracoastal to NW 7th Avenue. MARKET DATA ANALYSIS Overall, the sale properties range in size from 6,000 square feet to 38,207 square feet of land area. The sales are considered to have similar qualities and are either in close proximity or considered more similar for overall utility. The six sales reviewed in our analysis indicate a range in values for the subject considering a unit sale price per square foot from $47.51 to $84.62 per square foot of land area and all sold within fourteen months of the date of value. Conditions of Sales All of the comparable sales utilized in direct comparison were arm's-length transactions. Thus, no adjustment for conditions of sales is indicated. 63 Page 305 VALUATION - SALES COMPARISON APPROACH TO VALUE (CONTINUED) Property Rights Conveyed The property rights appraised for the subject are fee simple. The property rights conveyed for the sales utilized in direct comparison are fee simple with existing easements of record. Thus, no adjustment for property rights is indicated. Financing Vacant land of this type is generally acquired for cash with institutional financing. Often times, the financing is obtained. in the form of an acquisition and development loan. However, it is not uncommon for the seller to provide short term financing. All ofthe sales presented for direct comparison were acquired. for cash or with market -based financing. Therefore, adjustment for financing is indicated. Market Conditions We have analyzed numerous sales in the subject area that have sold in the period from roughly late 2015 to the present. Five of the comparable sales occurred within the past 12 months while the other two comparable sales occurred in the last quarter of 2015. The sales sold in similar market conditions and within a more recent time frame and no adjustments were required. Location Locational characteristics deemed significant for this type of land includes access, surrounding demographics, surrounding properties, supply of competitive land, etc. The subject whole property is located at 1492 East Broward Boulevard in Fort Lauderdale. The subject has access and frontage to the property along Broward Boulevard and SE 15th Avenue. Sale 1 is located on the corner of NE 4th Avenue and 7th Street. This location is considered inferior to the subject. Sales 2, 3, 4 and 7 are located south of the New River and closer to the courthouse. Sale 5 is located along Sunrise Boulevard and is a corner lot like the subject; however, location was considered inferior overall. Sale 6 is located on East Broward Blvd at the Northwest corner with NE 12th Avenue. This was considered the most similar location. 64 'LH 1I Page 306 VALUATION - SALES COMPARISON APPROACH TO VALUE (CO Size ID The subject consists of 12,662 square feet of land area. Sales 1, 2, 4 and 5 were considered most similar in size. (10,126 to 14,375). The largest site considered was Sale 3 containing 38,207 square feet of land area. Sale 6 (6,075 square feet) and. Sale 7 (6,000 square feet) were the smallest sites and sold for $65.84 per square foot and $70.50 per square foot. No adjustment for size was deemed applicable, although the largest sale was one of the highest unit sale prices. We have considered these factors in our overall analysis. Zoning The subject property is zoned pp, Residential Office In the n''ny af Fort Lauderdale. According to the land development regulations, the RO district is located in different parts of the Downtown area and allows for professional, business and financial offices in residential neighborhoods. Sale 1 is zoned RAC -UV, Sale 2 is zoned RAC -CC, and Sale 3 is zoned RAC-RPO. These three zonings are all zonings that are part of the development within the City of Fort Lauderdale's regional activity center in the subject's neighborhood. Sale 4 is zoned ROA, which is a limited residential office zoning. Sale 5 is zoned B-1, Boulevard Business with more retail type uses. Sales 6 and 7 are zoned RO, Residential Office which are the same as the subject property. 65 Page 307 VALUATION - SALES COMPARISON APPROACH TO VALUE (CONTINUED) Sale 1 consists of a 10,126-square foot site located to the north of the downtown Ft. Lauderdale business district. This property is located in the area of small offices, townhome projects and assemblages for larger projects that have more development potential and are similar in size to the subject property with an interior location. Overall, this sale was considered inferior to the subject property. Sale 2 and Sale 3 are both located on S. Andrews Avenue south of the downtown business district and more oriented to the courthouse area of downtown Ft. Lauderdale.. The location was deemed to be superior overall and Sale 2 was considered superior overall. Sales 4 and 7 are located south of The New River and are courthouse or hospital oriented locations. These are considered slightly inferior locations. Sale 5 is located about 10 blocks to the north on Sunrise Boulevard and was considered to have a superior location on a heavily travelled highway but inferior overall. The sale located the closest to the subject property was Sale 6 located three. blocks to the west on Broward Boulevard. This sale was improved with a small residential building that is still being utilized and sold for $65.84 per square foot of land area. This sale was the only applicable sale on Broward Boulevard over the past few years and was relied on due to its zoning and locational attributes. This sale was considered similar overall. 6 6 1.)Rft-\N Page 308 Value Conclusion The overall sales data indicated a range, from a low of $63.20 to $84.62 per square foot of land area before any adjustments. The majority of the sales are in the $63.20 to $70.50 per square foot range. A value within this range was considered most applicable. Based on our review of the sales data, we are of the opinion that the property would have a unit sale price of $68.00 per square foot of land area. This indicates a market value for subject whole property as follows: PARENT TRACT 12,662 Square Feet X $68.00 per SF = $861,016 say $861,000 67 P \ \ Page 309 RECONCILIATION Definition and Discussion The final analytical step in the valuation process is the reconciliation of value indications. Reconciliation is defined by The Dictionary of Real Estate Appraisal as "a step in the valuation process in which an appraiser considers alternative value indications and selects a final value estimate". This step begins by reviewing the entire appraisal. In the review process, several factors must be considered. These factors include whether the appraisal is logical and the. conclusion is appropriate for the appraisal's purpose and use, whether data contained throughout the appraisal is accurate, whether the data is utilized and analyzed in a consistent manner, and whether mathematical calculations are correct. After the review process is completed and the reliability of the value estimate derived in each approach is evaluated, the differences in these values must be reconciled. Reliability of derived values is based on the appropriateness of the approach to the subject property and its specific problems, the quality of the data collected, and the quantity of analyzed data. The approaches utilized in this appraisal assignment provided the market value conclusion. The reconciliation involves the analysis of the various approaches to value. In this assignment, the Sales Comparison Approach to Value was the only applicable, method of valuation. The Cost and Income Approaches were not considered applicable since the property is considered vacant land. Our conclusion of the market value of this site indicated the following whole property value: EIGHT HUNDRED SIXTY ONE THOUSAND DOLLARS $861,000 68 URBAN a's Page 310 TH(S IS NOT A SURVEY SKETCH AND DESCRIPTION ADDITIONAL RIGHT OF WAY E BROWARD BLVD. 70' RIGHT OF AY seem 043.6 of WY (PLAT) 2 0 nir. 0 — 0 r, N.) LJ •— t.Li t-1-1 0 z 0 0 R 47,00' A —46-40'43. A 38,28' 401'29'13.W 00' NO610'47'w 1,01 I NO4'461016 46.46' 5TELIAFMAIrr COSTRU1104: EASA/Flr 1 0. ALLEY DESCRIPT0 ON: 5 D'47TE POINT 41 IFFGANNING NE; COR ER LOT 1 630'47 'E 2.76 4740' 6 =J07'56'4.3' A — 6.52' 3"E 7, 0 0 ' LLI CO (,,,J 11 0 •-f 0 0 < _J el. C.:. a] PcRTION Cf LOT 1, °LOC.< 3C, COLEE , ACCORONG no -5IE PLAT THEREOF, IC0RC( 1 PLAT BOOK 1., PAGE I /, OF INF P.../RAC RECORDS OF EIROWARD COUNTY, FLORIDA, I C) 131r.N Al TIME NORil-PtAM C0101Efir OF SAID IDT I, 1lIEN 1JI 0I211 EAST, ALONG SAIL) EAST PROPERTY LINE ALSO KING THE WEST RIckrr IF WAY o s 15THJ Avt.NUE, A DISTANCE OF 8/,210 FEET; THENCE OEPAR11NO SAID EMT LIKE NORTH 0446'10 WEST, A DISTANCE OF 46.46 FLU FO THE FIAT OF COHYA11.1RE 21- A Ctlict,LAR OUHVE, (*VANE TO THE SOL II -WEST; THENCE NORTHERLY ANC NORTHWESTERLY ALONG THE ARC Cf SAID CURVE, HAWING A RADIJS OF 47.12D FEET, A CENTRAL AND...E 01 OT 58' 43° AND AN AFO;;* NSTANCE OF 6,52 FEET TO A, POINT; THENCE NCRTH 883r,'47 YFEST, A DIST/Via OF 5 11 FEET, TAIENCE NORM 01'28'13 WEST, A DISTANCE OF &GO FEET; THENCE NO4i1H 683047' rAsT, A DISTANCE or 176 FEET 70 THE P,DINT OF CLWATLRE OF A CIRCULAR CURVE, CONCAVE TO THE SCAJTHREST; THENCE NOITTHAESTERLY ALONG THE ARC OF SAM CIJFIVE„ 4AVIIIK A RAOIVS OF 47,02 FEE-, A CENTRAL ANGLE OF 46' 4U' 43. ANO AN AFC OISTAWX CF 10.29 FEET TO A PORJJ CN TK, uNE QF SAIO L 01 1 ANC Ao, RUNg "H. SOUTH HIGHT or WAY Or E, IBROAARD 11-16N0E hormi 0830.47 EAST ALONG SAID SOUrIN HK+11 OF WAY, A DISIANOI ()JF 12,04 FIEF TO 7114 Poior 01 IJEGINNNO, SAID LANDS VTLIATIE. LYING AND DENO IN HIE crry OF FORT LAJDERDALE, DROWARO COUNTY, FLORIDA. CONTAJNING 554 SCOARE FEET NONE OR )BEAR 'NGS ARE EASED UPON A GRID I3EARING OF S 01' 29 1 .3" E, ALONG THE EAST LIN 2:THIS IS NOT A SKETCH OF SURVEY AND COES NOT REPRESENT A FIELD SURVEY. 1)SUBJECT TO EXISTING EASEMENTS, RIGHT —Of WAYS , CO VENATFTS, RESERVATIONS AND RLSRTICTIONS OF RECORD, 4TFlS SKETCH IS NOT VALID WITHOUT TPE SI..7.;NeJ 'ORE AND ORIGINAL, RAISED SEAL Of A FLORIC A LoCENSED SURVEYOR WO MAPPER, CERTIFIED 'ROE 0, CORRECT TO THE erS)" CF ANYTWLEI03E AND RELIEF. A DATED: MARCH 7, 2016 `"/11 / MICHAEL W. DONALDSCN PRCFSSONAL. SURVEYOR AND MAI'PER NO, STATE OF FL ORI Part Taken Sketch 69 A1TI0NAL RIGHT OF WAY SE. 1 5TH AVE, AND E BROWARD BLVD. EXHIBIT 1 BY: 441,0. HK0 M.0, ENGINEERINGiqQATE: 641 /16 DAIS.ION 1 p A N 1.01 Page 311 DESCRIPTION OF PART TAKEN The part taken consists of a 554- square foot strip of land located along the northeast part of the subject property. Please refer to the sketch on the following page. According to the sketch, the size of the part taken is 554 square feet of land area. The part taken is irregular in shape with frontage of 21.93 feet on the south side of Broward Blvd and 87.35 feet on the west side of SE 15th Avenue. Improvements: The part taken is considered vacant land with some minor site improvements. The site improvements were valued by Gorsium, Inc. and a copy of their report is in the addenda. The value of the site improvements was estimated to be $6,198 say $6,200. VALUE OF THE PART TAREN - PROPOSED RIGHT OF WAY The part taken for the proposed right of way permanent easement contains a total of 554 square feet of land area. The value of the right of way (land) is typically based upon the unit rate applicable to the parent tract, which indicates the following: 554 Square Feet X $68.00 /SF = $37,672 say $37,700 The site improvements include two trees, one sign, sod, and irrigation. The value in the part taken are: TOTAL COMPENSATION FOR PART TAKEN 70 asphalt paving, concrete, of the site improvements $6,200 $43,900 j R A Page 312 PROPOSED USE The part taken is to be utilized for right of way for the proposed widening of the Broward Blvd and SE. 1.5d' Avenue intersection. MARKET VALUE OF REMAINDER AS PART OF THE WHOLE The market value of the remainder as part of the whole is a mathematical computation, whereby, the value of the part taken is deducted from the whole property to arrive at the allocated value for the remainder parcel. In this instance the Market Value of the Remainder as Part of the Whole is calculated as follows: Market Value of Whole Property (Land Only) Part Taken (Land Only) Remainder as part of the Whole MARKET VALUE OF THE REMAINDER TER THE TAKING EFFECT ON THE REMAINDER $861,000 $ 37,700 $823,300 The part taken will not reduce the size of the whole property. The acquisition will allow for the same type and size of development as allowed in the before. The owner has prepared plans for the redevelopment of the site and the proposed development sketches are in the addendum. The owner was in the process of filing these plans for approval with the city and in fact had already been granted approval on the parking plan with the City of Ft. Lauderdale. 71 Page 313 Based on our review of the before and after conditions, it is our opinion that the remainder land will have the. same attributes as in the before condition and thus no change in the market value would be applicable. We estimated the market value to be $68.00 in the before condition and we have estimated the remainder value at $68.00 per square foot of land area. Therefore, the value of the unencumbered remainder after the taking would be 12,108 square feet x $68.00 - $823,344 say $823,300. Remainder as part of the Whole $823,300 Remainder after taking 12,108 square feet x $68.00/sf = $823,300(Rounded) Damages to the Remainder 0 72 ,our Page 314 VALUATION OF TEMPORARY CONSTRUCTION EASEMENTS The next step in the appraisal process is the valuation of the temporary construction easement parcel. It is our understanding that the temporary easement is for a term of 12 months. The construction is scheduled to be completed in about 4-6 months and thus the actual use of the easement should be for a shorter term than requested, however the full term will be compensated for as part of our analysis. The temporary construction easement is irregular in shape and contains a total of 662 square feet of land area. The easement is located along the new right of way along SE 15th Avenue. The easement is roughly 5 feet wide with a length almost the entire frontage on SE 1.5.th Avenue. The temporary construction easement contains physical improvements which would be reconstructed back to their original use by the condemnor or their designated contractor. Therefore, we have not considered any improvements in the valuation of the LEGAL DESCRIPTION OF TCE PARCEL A portion of Lot 1, Block 30, "Colee Hammock", according to the plat thereof, recorded in plat Book 1, Page 17, of the Public Records of Broward County. The term was indicated to be for a 12-month time frame. The construction of the road project is projected to be 4-6 months and the full 12-month time frame should not be utilized. Further, we have assumed that the current improvements in the temporary construction easement will be returned to a similar or superior condition after the construction project by the City of Ft. Lauderdale or their contractor. It is further assumed that the owner shall have access for ingress and egress through the temporary construction easement area during the term of the temporary easement. 73 ]! N Page 315 VALUATION OF TCE PARCEL In the valuation of a temporary easement, the first step is to determine the market value of the parcel. The land has been valued at $68.00 per square foot of land area. Therefore, the market value of the fee simple land value for temporary construction easement is as follows: 662 Square Feet x $68.00 per Square Foot = $45,016 Since the City is technically only renting the property, the compensation should be based on market rent for the lands. Our review of both governmental and private transactions indicates that a typical rental of land is generally in the 8% range. Therefore, the following is the annual market rent for the temporary construction easement: $45,016 Y = $3F601.28 Annually It is our understanding that the term of the easement is for 12 months. Due to the short-term nature of the term of the easement, we have not discounted the advance payment of the land rental and thus the value of the temporary construction easement is equal to one year's rent of the land or $3,601.28 say $3,600. VALTJE OF TCE PARCEL $3,600 74 t.....YEZ:13 A Page 316 SKETCH AND DESCRIPTION CONSTRUCTION EASEMENT T1175 IS NOT A SURVEY DESCRIPTION E BROWARD BLVD, 70' RIIIT OF AAY !Alm; NW OfPM 00' (F1.07 0 2 A - 42.00' 6 -6-c-21'2r` A 4, 45 46' I 0 ALLE7,1 NOV 30.4711.0 504'4519'E 45.33' NO4'46'10'n" 46.46' SU 1'29' I .rE 4116' 0' 1r1.1PePAPY eer.ISTwicTaw EASEvishrr 16135'4432€ --- 47,X" ,4 36.29, -,,fr4T43" V471E 2.76' ft 47 00' -0756'43' A - 6.52" 43.2o' U T'Sir 1 ."1"W s CORNER LOT 1 A Pe4k..14 OF Lei- 1, 01.00‹ 30. oarr , ACCOADINU TO -1-E PT 714u0.,0r, #t(O.OR11F11A PAT I, PAM 17, Or rnE FVHI. Perc.cRos OF IPOWARD Ootrry, FLopleA, C.:MI.1E34CECT r-E SUM -CAN- ccieko eA" SAD DT 1, 11,1NcE AIONT1 01'29'0 %CST, N.059 SNP FA.51 PAO.ETTY L.NE AD4,5.r unso ror Y. Inwr CIF *AY or Se 10"11 Vitt.AII, A eaTAA1.-I FLPE. FEE' P<M41 OF 19(CIANN:: ccorrisuz .4.0445. V.12 LAST iA‘Tr FORTH 01'20'Q %EST; A LASIA4L•7 Cf413 - FE-3: 11-iENOC WM.1 04'401(1 off ST, A TASTAROE CF 444t FEU' re TN( H)141r e100.51111.10E OF A ORCLLAR DOVE, CO.ACAVE r EOIrTA,M1 HENCE IPART-iEALY AK, NOTTNNES'ENLY el,to1.4. RC Of jr'3/0 P. NAVINO A FLACTUS 4?,OC FITT, A cnrRAL gotz Of CT 00 43 ON) I4AAC OTSTANZE OF !I ALIT TO A FONT. 7104:E /AIRTH EC'30'47" MY', A 3ISTAWT EF FEET; Treozz rtorrrk 0121r1.5' WEST. A ClirANCE CIF rum Met 11,04:1 KOFFIN Or:0'4T LAT, A U1544/113 OF 2,15 FFET T1> TIE POTATI CF ellIFYANFC Or A. EIRCLUA CURVE, CONCAVE -11) TITN'IFArSt THENCE NoRrrvolESTE10.7C AVMS ill. AK OF SAE, CLANS, #,AAINO TMENI5 OT 47.45 rrrr, A corrpkt. MOUE eF 40- AO. 43. Ak ARc. OTIFANCE OF 2E2.6 FEET TO A r(INT CN THE AOTni LTE IF /../o IOT 1 MCI ALSO �Cl'4 T4E erso1 woo 0, 14AT Of F. rorw4140 ELM, MANCE SELINA art4.11' fA$r 4DiSTAHOE OF 0.44 FEET POINT OF ellqvATJAE. Or A OKLAL411: C7.10741, e04C1.1 TO TTOE SCUT,41AEST: Tr-iENCE 7,11,111Wif 04 THE J. Of SAM CLE-Fit, .91411.04 A perm Of 42.60 reel, A UMW,- MAU CA. 62' 01' 01' AM Aw ARC 313TANOE OF AS Ad FEET TO A POIYT WENOE SOUTH OCAVOS" EAST, A EttlAIAOE Cr 413,33 FEET: 'FENCE 11O.IITT OF2EFITO* EAST, A EIT51114W-L L1F 4300 FIFT; T.IFT,CE NORTH se'44'12EAST, A CMTA1471, EA" MAT 1. TO THE PCNT CF flEON.0.40, SAO in CLi sun, LINO AND Etna IN TliE CITY OF MKT LAUDERDALE, EFOWA.FID OCUCY, ROAM OCNSANNO 662 SENTARE FEET WIFE Cri NOTES: 1)13EARi1.SS ARE aAsEo UPON A GRID EEAR,NO OF $ 01'29'1.3" E, ALONG THE EAST LINE OF LO7 1, 2)T111S IS NOT A SKETCH OF SLRVEY ANO DOE'S NO7 REPRESENT A FIELD SURVY, 3)SLIEHECT TO EXISTING EASEMENT'S, RIGHT -or ways, covEtomrs, RESERVATIONS ANC RESRTOTIONS OF RECCRO, IF 4)n-6 SKETCH IS NOT VALID ye," NOV THE SIONATI IRE AND CRIGNAL RAISED SEAL. OF A FLOREAA LCENSED SURVEYOR AND MAPPER, Orr)/ Or FOR.' iA1,0;17,c15AL C11FIED TRUE AM) CORRECT TO TIE FiES1 OF MY FOKIM.EDEF AND BELIEF, CONSTRUCTION EASEMENT DATED: DECEMBER 8, 2016 *) S.E. 15TH AVE.. AND E. BROWARD BLVD, VE:HArl W. DONALDSON .,, „64, EXHI B. T 1 ,. 1,10FESIONAL SuRvrroR AND WITEN. NO. 0490 ENONCERiNG STATE OF FIONIOA VOS;ON mi<T) Od.D. LE f %.To. Temporary Construction Easement 75 Page 317 SUMMARY OF TOTAL COMPENSATION Value of the Parent Tract Value of the Part Acquired $861,000-Land Only $ 37,700-Land Only $ 6,200-Improvements Remainder (As Part of Whole) $823,300-Land Only Remainder (After Taking) $823,300-Land Only Indicated Damages 0 Cost to Cure 0 Compensation $ 43,900 COMPENSATION DUE THE PROPERTY OWNER Part Taken $37,700 -Land Only $ 6,200 -Improvements Damages 0 Cost t.o Cure 0 Temporary Construction Easement $ 3,600 Total Compensation $47,500 76 1 1-.Z 17; Page 318 ADDENDUM Page 319 Page 320 SURVEY OF PART TAKEN AND TCE SKETCH AND DESCRIPTION ADDITIONAL RIGHT OF WAY THIS A SURVEY E BROWARD BLV'D, 70' RVAIT or WAY gout* moor or VIN !CO (PLAT) - 2 ••'• I 0 0 0 N N) cr) 14 0 0 < R - 47,01' it w4ErliCekla• 31,29' NO /17913.110 01' NOB' 3 0 47"W 1,1 t" wor 47 I tkesTRuCTInh — I 6' FEWPOANFF EksmENT 1 0ALLEY DESCRIPT10N1 Th39{ c11 fa I FFE C0R4tR UDI I4TE 2.701 4T OO' A 3,52 SO1'2Y1l3E 11729 0 14 ) N 43D 14 0 E.) 0 EL,) < ; EL CL POFTTON OF LOT 1, BLOCK 30,, 'COLLIE 114440CA", ACC ORURO ED THE PLAT TREEREOF, RECORXD IN g LAT PAr.dE 17, or THE 12 /FEDORAS OF OWARD COLIhITY, FLORIDA. KINN AT THE NORDEFAST CORNER OF SAID LAT 1, THENCE SOUTH 011913 DST, &ONO SD DST PROPERTY UNE ALSO BONO 114E WM/ RISN'T F 'NAY or SE I 51t5 IverP41.1 E. A DISTANCE OF 57.29 FEET; THENCE HAFFerlie SAID EASE UNE FORM 0446'10 ' WEST, A DISTANCE or 46A6 FEET IA Thi5 HONT UF CURVA NNE CXF 4 C WO...LAM CF.OR‘,"E, CONCAVE TO 10,E 500THWFFP, WSEW'F EIDRTNERLY AND NORTHWESTERLY i•LONG THE ARC OF SAID CURt, um A RADUS CF 4710 FEET. A CENTRAL AhOLE OF or 50' 43. MO AN ARC DISTANCE OF 642 FEET To A MOM THENCE NORTH B0•30147 I WEST, A %STANCE OF 5,1 1 FEET; THENCE 43RD1 0128'13 164-5T, A IBSTANCE OF 000 FEET; THENSE NORTH 68.301471" EAST, A DISTANCE Cr 2.70 FEET TO THE PO AtE OF CURVATURE OF A OROLLAR CURVE, CONCAVE TO THE SOUR-FA/EST, 1NEN'A NCRTHWESTERLY ALCM THE MSC OF SAID CURVE, HAVINE. A RADIUS OF 47.00 FEET, A CENTRAL mina OF Atr 40' 43" AND AN ARC orslom OF 311,29 FEET TO A POINT ON THE NORTH UNE OF 5AE1 LOT 1 AND ALSO O&M THE sours Fool; OF WAY OF E. DADVAND VO. THENCE NORTH 111310' 47' EAST ALONO SNP SOLIII 'I,. NT OF NAY, A DETANCE OF 32,04 FEET TO THE PONT OF BEGINNING, SAID L'$)G SPUME, LY154111 ANO wino 'IN THE CITY OF FORT IALIMRCIA1F,„ BROWARD COUNTY, NOMA, OZINTANING 754 SQUARE FEET INORE OR LISS, TES.; 1,8E.44qIN4 ARE BASED UPON A ID BEARING Or S 01'20.1.3" E, ALONG THE EAST UNE or LOT I. 2)1HaS IS NOT A SKETCH or SURVEY AND DOES NOT REPRESENT A FIELD SURVEY, 3)S.JBJEC,T TO EXISTING EASEMENTS, RIGI-IT -OF AVLYS, CCNENA,NTS, RESERVATIONS AND RESR TICTPONS OF RECORD, IF 4)T547S. SKETCH IS NOT VALID virwour 114E SIGNA1 UR,E ANO MGM& RAISED SEAL OF A FLORIDA UCENSED SURVEYOR AND MAPPER, CERTIFIED TRUE ANO CORRECT To THE ersT OF WY KNOWLETIOF AND BELIEF, EkATECr, MARCH 7, 2011 CITY Or FORT LAUDERDALE ABU AL MONT AY S,E. 15TH AVE. AND E, BROWARD BUM, ,ret EXHIBIT I APCHAEL W. DONALDSON PROFESSIONAL SURVEYOR AN . 6490 STATE Of rvow,a4 ENDINEERiNG DIVISION Page 321 THIS' IS IspDT A SUP/ CESCRIFTION:; SKETCH AND DESCRIPTION CONSTRUCTON EASEMENT E BR'OWARD BLVD. 70MGIIT Or WAY 60,644 F6347 Cr WAY 2 R +ma' 6 m82.01.21" A - 45.46' 1 0' AL4...EX f401'29"1.3-W 8 OW He00V30•47.4, Sr:4'45'5E4"E NC 4' 48' 1 L1-0.9 48.46' SO t '29' 1 — 43.1 5" 5' TEMPORARY CONSIMUCTION EAEEHENT N.0815',0-4!..7.12.E E.00" 47.00' .46'40'43" M188'38'47*E 2.703' 04 47.08' 6 ..0758.43. A — NO1'2 4 . P.O.B, -.801'29°13V 5,86' P.O.C, SE CORNER LOT1 N OF LC! 1. Eit 004 30, :GLEE 1410.414CCIC ACC:1031ND 70 THE o7EAT 111FRFOF, RECOROW IN MAT 0004 1, PAGE 17, OF THE Puauc^ RZCORIAS or coutry, FLORIOk COMMENCE Ar sor1ic5.5-r 0ORM731 OF 5.6o or 1, ofe.4., tam 0126.1.1 WEST, AWN: IAA EAST PROPERIY UNE fA0 ALSO 6ntz THE *LET 140f I' OF WAY E A4t8..,C., A. DISTANCE OF 5-an FEET IC 7HE P OUT Of DNIMC E C7471164' 4-C40 SA11 3:457 Jilt NOM 01'20'17 WE, A Lt61TANOE Or 41,20 FLU', TWENCE NORTH 04'46'10 NUT, A otraticE or 44 46. rfi-r TO 1HE P71NT OF CAIAT.. RE 0 4 CIRCLAAR CURVE, CONCAVE "0 F,E SO1J114C,T, THENCE NORPERLY AN6 NORTMAIESTERLY litE ARC OF SAO) NM, 14.41004 A RAOhJS OF 4703 I. ILL1 , A Cfl W. MOLE OF 07' 66' 43' MD At% AAG °STANCE CA 6,52 rrq 704 paw. "n/EticA. N4801 8110'47 ver. A psrower OF 6 11 FEET; 1144NCE NORTH 01'24,3 Imsr, A etsrAHCL Cf 830 Frn. /1417.ICE NORTH 8436'47' EACil , A INSTANCE OF 2,74 FEET TO 'HE POINT OF C...76/AT1.13E Of A CRCULAR cza6a, CONCAME0 IME 3134.10114ESTi TWAIM MORTI'WEVERLY 1L.0143 Th ARC Or s413 CURVE, VAIMG A PADUS CP 4700 FEET, A. CENIWA.. Al10-C Cf 46r 40. 43' At4D AU ARC COVANCE Or 36.26 FIXT ro A pciwr ON 18E soRTH i10F OF SAX LOT 0 6so AJA0 pow TH 00LTh f40141 ui WAY Of E. EifitrAAFU FCM.; THENCE SOUTH 01'2013 EAST, A STAME OF 6,44 FE-0 70 THE Fr4ir OF C,4T1i CF A CIRCULAR CURVE, COHCAYE 70 TIRE SCWHAEST, F NIT. 517J1HE4SIERL* /4.0N0 THE ARC Cr SAD ctiwr, 40.141444 A INV JE Cr 42,00 FEET. A CON OPAL AreirLE Of 62" DI' 20' An A.Ac oisrAKE CF 45.4 6 FLEE ICI )POINT, nivicr 9C4.1141 04'45709' to..51, A 0t0rA/4:E OF 45.33 FEU; THENCE SOUTH 012(0'13 E0057. A nisimor, OF 43,16 FEET1 THEICI. NORTH 664432 EAT', A 41SIINCE CF 5„00 FEET TO TME P0IMT OF BECt6411/10. SAIL) LANDS SITUATE 47140 AMC 61114 141 771E are CO- FORI LAILIDERDAII, OROWARD co..try, 616.081l7k OCIFIAIMNO 642 SOUAK „ ACRE OR LL60, 8 NOTES: 1)FIEMNGS ARE BASED UPON A GRID BEARING OF S 01'2913" E, ALONG THE EAST LINE OF LOT 1. 2,THIS IS NOT A SX17.7a1 OF SI.JRvEY AND DOES NOT REPRESEST A FIELD SURVEY, 3)SL&ECT TO EXISTING EASEMENTS, RIGHT -OF WA', COVENANTS, RESERVATIONS AND RESRTICTIONS CF RECORD, IF 4}1111S SKETCH IS NOT VAUD WITHOUT 711E, SIGNNRINE AND OKINAL RASED SEAL OF A FLORIOA LICENSED SURVEYOR AND MAPPER. CER11REO TRUE AND I:CORE:CT TO T1IE REST OF MY' KNOW.F.Tiar AND ELIEF. CATED: DICF.MBEK 8, 2018 Nr: NAEL W. DONALDSON PROFESSIONAL I',3URVEYDR AND MAPPER. NO. (490 STATE OF FLORIDA OF F.0073- !ALICE:Pt-VILE CONSTRUCTION CASEMENT S.E. 15T11 AVE, E, BROWARD BLVFJ. EXHIBIT I tfrMD. ENGiiittWING CliK'D M.D. 1-)MSKiN SCA,E;1 .-.3 Page 322 COST ESTIMATE FOR SUBJECT Page 323 HORTICULTURE • LAND PLANNING • ENVIRONMENTAL DESIGN • URBAN PLANNING PAGE - 01 January 04, 2017 COST ESTIMATE FOR PROPERTY AT 1492 E. BROWARD BLVD. FLORIDA OUR PR. NO.: 2016.10 COST OF ITEMS IN THE AREA OF TAKING NAME AND SPECIFICATION GORSIUM VALUE Bucida buceras - Black Olive One tree @ 25- 30' HT 35' SPR Replacement value= _ ... . . .. „ . $2,100.00 Bauhinia x blakeana - Hong Kong Orchid One tree @ 25' - 30' HT 20' SPR. Replacement value= „ ... .... $975 00 Asphalt paving 16SF x 4.25 = $68.00 Concrete paving 1SF x 6.75 = _ . .. ... . $7 00 Sign with electric - poor condition One sign = $500 00 Sod - St. Augustine 523SF x 1.00 ......... , . .... . $523,00 Irrigation 523SF x 1 50 = .. . ... ... „ . ..... . _ , $785.00 SUBTOTAL: ...... _ , „ ...... _ ........ $4,958.00 PROFESSIONAL FEES 15% .$744.00 CONTINGENCIES 10% : . _ ...... .$496.0Q TOTAL VALUE IN THE TAKING • .$6,198.00 6016 NW. 71s1 TERRACE • PARKLAND • FLORIDA • 33067 . TEL: 954.755.8878 • FAX: 954.755.5733 Page 324 SUB CT PHOTOGRAPHS VIEW LOOKING EASTERLY OF PERMANENT EAS VIEW OF BROWARD BOUELAVRD FRONTAGE LOOKING EASTERLY Page 325 ,41 OF ELECTRIC SIGN LOCATED IN PART TAKEN i VIEW OF NW 15TH AVENUE FRONTAGE LOOKING NORTHERLY Page 326 OF BROWARD BOULEVARD FRONTAGE LOOKING WESTERLY VIEW OF PART TAKEN ALONG BRO"W'ARD FRONTAG Page 327 VIEW OF EXISTING BUILDING ON SITE VIEW OF NORTHERLY ELEVATION OF EXIST NG BUILDING Page 328 ,000000000000044100000400 VIE OF ,Gr 5TH A 44, ,00 M�Na ai 1111 u�la.Tid,M�,y FRONTAGE LOOKING NORTHERLY VIEW OF NW 15TM AVENUE FRONTAGE LOOKING NORTHERLY Page 329 VIEW OF PART TAKEN Page 330 VIEW OF PART TAKEN SUBJECT PHOTOGRAPHS VIEW OF COBEE HAMMOCK SIGN Page 331 TEMPORARY EASEMENT ALONG NW 15TH AVENUE � \ y VIEW OF BROWS BOULEVARD FRONTAGE � \SAO " ^^»:2, x� , VIEW OF NW 15TH AVER DRIVEWAY Page 332 PROPOSED NEW DEVELOPMENT' L I c A AR IT LCT u RAL G sz cs i s to The JAESTHETICS INSTITUTE Page 333 t LICA AR CHIIT EC TUR AL GROLJPJ vvz 1 he AESTHETICS INSTITUTE Page 334 PARKING REDUCTION REOUEST APPROVAL LETTER FROM THE CITY L„. v.' flow ..q.k rot Alte e,dp, Ar114, di').,1 8.4 ovinird A...., „ ',hi'," 1. d Id^ 11d, [i cr,,J .11 A .11.1 ,rho,,,,J Addv r, 1°1 t c,„ •N„ h rh, oo-d, h H" brA, ,S111 ,f4.111,dr...4d a A d.i2u tvi,r h hd„ 110 dfi cnr, 4,r1,d LdV. 111 111 1r,t 1.10HIVSi ,J,Wird,C.L"fy R0d,' J11,11.1 A4.11 11,11. .1.11.1 r."'„°„"orr.' 1111., Rest Rep L qms,aii irriffulportation PlOamer Page 335 SUBJECT (WHOLE PROPERTY) ACQUIRING DEED cal e 11124 5 t1,4 Z. 633 1%69. /11 : 10. 1.1 . o.y 01.141. V1 CIQ:k1 rri ty h At re 1401. Fht1111 'Oancr.ro. 1013 .ro,rr t /horde cr4o oct 0114, rd,roo va I, 'AL 1041.717 40141,1.42011,14.10. r$ N3Y11, tIN 14o 400,10,1 441.14, 1413111M Oen, Ali,hhttl) o tore rdteo V /"ta/ Lx.mitragie, oo.a. 9,34101,15W10, or, ,ror ,o tool' to , • !”,4,6,,, NYA 2111,Ari , ty,4.4 44 41 kt/ti hq4^ TI, It A.,ari ,1111.," k 0 1114,re 444441Ineraw11, tNtiNV, OLP, Orr to'r,rd, ,1,41,11uli A Pko rto:r, 24.7 17vx1 krror,o *V 4441.411 k ,11111,M. 4.4,111h, VIM, .1 Idriairou4i3O Nrowilo: `,d1 all /101 4404 h, h. 20,0 ,ad 4041 oratorroor. ”11100111114, vo.0,101416, ito..8.tiamr, .1w. 4101011.1,1 IrneCrovocor tooroo rho Pr 041741 rh rnorl do Hold rIrrr ;Cr,. 1.1,711 .0.1M11 rae„ Lrogd, or ',a orn, ft.r, rt,,,N1 tro $1, Ow 4, ”1,0. It7,1,0 le 19.00 17.rol, 411 .NrY v, ,1 nreurc 07710P1P1M, 2142 W111140Pr, 41,01 vITIvov 914470100 'VII tAifr Uld Page 336 [Notary Seal] Yr, am} r1eed Apc CFN 111249861 , OR BP C 49410 PG 634, Page 2 of 2 Signed, suled And dclivered ljn ,111F prescnc, 71 Johft I Mogi') Stale of Florida County of Brov.ard Tine Ibrogoing instrument wds acknowlsolvd bcnore ik this .olit day oll)....ngiry personally known or Xlas produced a drwer's license as idenlifiggilprr rotary Po nagd 'Ng! My CDOOroissron inNpirtS: .oy ,vho j is MatkleT,Inow, Page 337 FLOOD MAP FLOOD INSURANCE RATE 1AAP IIRU1'tSRI/("I'PI 1I1, FLORIDA • U I w`(' r121'lrR. A'F'[ 1) A IU:, th PANEL "$61 OF' 151 C cwr rd7,V nr cG, m, r 1+1,4 IMP NA YBER 12D11C06$7W EFFEC'TIVE DATE AUO JST 16,, 2Q14 Page 338 ZONING ORDINANCE rrir4 711.1::a'F:I, 11 , ir°°: ,041 •.1.0a-ff'• P.441r1r-nrrr II:F.13,4 "" "Kt, • Ir .1.71..P 1,AorIoirr, crancrir3I1141 -4rrir 1-44 1'0741 . ;;; i. wr41; 'Arrr1 -,44,,11;;;„ 17 L fir hor ' OF ;I; .41 ,r rjUrlre, ;3; 43 rArr4 ',.^5r;"1 rrri "-IIr"41q4:4,31,7411"7 tVerd;;Er. btr, 13",r4, I, -4,;,4, rtorr 74; irk WI, 11:o r lia, a'',1 hilt "•1n no,Aaa and7, 1- 7 rIc.c I Ir3.41r-, 41b; 7,70, n" d LotthRoo, .4 II tr,r, IMeJ1,,, Page 339 11 L abcp,t, hi; t" E , or o rott:*ory ;t, t10.l1nE 11E11 fi 11,,r —awl:17er"; -6111'; NPV',""1, r,relor,M. , od12. i : Y. L.b.°1 1° 6 ."..;11r,,r gV, 1111,iin,' 1, ' A 11,'I be pre' r ow, b-, 1lr 14 1 „.. lrle; ,EE11 l.11° , 11°111-1 °Id r r 1111 11 11 lfl 110,P .°2; 411 1 n2i thrttt 1- 1 tV?.1"i. b° ft, Or ,1•144,1,; ;11,1 dt5°, °IOW Tan En14"EE:E. 11,.. „., "Ya —.t°11°,7: 1416 444 1 41 Er km if 4, Ill Page 340 Fon I asplaidalc. hi kind Neveqopingsg rode Pad,: b. Totai sae: Residential hololings: Fivit thousand (5.01) square feel roi ei ea and fifty Met off width, Business. prcife:s.sional or Pha noel offices: hive thousand (5,00e) square teet area or lolly (501 fees in wrath) Orhei uses) ten thousand 00.00P) square feet in 11 l sone hundred ligq) feet in width. O. roads, Fl1 1 Ydrd: Shali be a mini:mars of :mote/Rove (20) feet; in ILI( 1 easit red from the properly lll 'Where a corner parcel Os invoived the twenty:five-loos re:gals-gig:on shall astply eray ta the: bora yard and the side street yard shall he fifteen ht 5) feet ar half the height of grog tallest 601:101ever is greaser.. On a pica, occupied by a one- ar tomfarn011y awaiting rhe strees side yard may be reduced to one -quarter of this parcel width, bur. shall not be Nits than. ten NO) feet. No accessory buildings shall be located in frorat or street ski:a yards. Such yards may he USPII for refuse containers :only at lorailons authoritrec( lay the city santratihrs department. SialoyitritisShaill be a minimum of ten itat feet in width hor half rise height oh the iailest building, whichever:is greater. r. "Cesar ys'ird.' Shall he a rop5r11111 15 swerit(1(20) feet. d. Yard dimensions are the minimum requirements. in no case Sha01 the regLAlirernerq Pe less hen en sank:haat equal ha one-half the height of the building, when this is greater thaia the above ininimurry e. The. trffIliftld.inl distance between buildings on the same plot shall be: twenty-five (25) feet or the. !neighs of Rae tallest building, whichever is greater, eastiept for permitted accessory bulidings. h. All yards. shall be measured at ground 1ev:6 and be unoccupied arid ancitscarpsted horn the ground upward except for parilong structures other encroachments specifically authorized, 7 , Midaitrrom 14aor 105741 a. Single: tamily &Net:brigs shall, have .« minis:nuns Moor asea o( seven hundred fifty (750) square feet exclusive of porches, terraces) carports and garages. nthour Mad 11 /20 6 Page 341 Fort l)attilerdale, Lini(ied Land Development (ode ['au() 4 of 8 Two family and multiple-farrily dwellings shall have a minimum floor area of four hundred (400) square feet per (Melling unit exclusive of porches, terraces, carports and garages. c, Sleeiping rooms roc rental purposes shall have e minimum floor area of one hundred twenty (120) square feet exclusive, of bathrooms, toilets, closets or Silrlilar appurtieriances, 8. Lot covetage, Total ground coverage of all principal arid accessory buildings shall not exceed the percentages given on the following chart: Height of Building Percent Coverage 1-11 feet 50 2.2 feet 45 2:feet 40 34-44 feet 45-55 feet 20 9. Property wait A six, (6) foot, six (6)i inch high masonry block or concrete wall shall be erected and maintained on any property line abutting RS-4.4 or RS-8 zoned property, if the RO zoned property is used for other than a single family or two family dwelling, 10, Existing .buildings Existing buildings not conformlng to required setbacks, height limits or ground coverage may be used for offices or bed and breakfast dwellings but may not be enlarged if ithis increases the extent of the viotation. The amount of outdoor living. space and landscaping may be reduced below thirty percent (30%) if necessary in such cases, E. Limited Rosidential Oftiee (ROA) District 1. Uses permitted. a, Professional, business and financial offices, not including sate, display, storage or handling of merchandise on the premises., about:blank 7/1 I/2(db Page 342 QUALIFICATIONS ROBERT D. MILLER, ASA EDUCATION: 2-1 1-2 PROFESSIONAL AFFILIATION: LICENSED: EXPERIENCE: QUALIFIED AS EXPERT WITNESS FOR: HAS COMPLETED: Appraisal Institute Courses SSP Standards of Professional Practice I -A Fundamentals of Real Estate Appraisal I-B Capitalization Theory and Techniques 9 Appraising a Single -Family Residence Case Studies in Real Estate Valuation Report Writing Business Valuation Seminar Litigation Valuation Other Appraisal Courses Mass Appraisal of Residential Properties Florida State Law and USPA.P Factory Built Housing Automated. Valuation Models Senior Member of American Society of Appraisers- South Florida Chapter No. 82 — Accredited Senior Appraiser (ASA) Real Property Urban Real Estate Broker- State of Florida- Inactive Certified General Real Estate Appraiser RZ#1270- State of Florida 1995-Present Real Estate Appraiser- Owner Appraisal Firm 1993-1995 Vice President -The Urban Group, Inc.. 1978-1993 Real Property Analysts, Inc., Fort Lauderdale, Florida, Executive Vice President 1987 Involved in United States Senate Study Right -of - Acquisition Procedures y Condemnation proceeding in Lake, Kankakee, Cook and DuPage Counties, Illinois and. Broward, Dade, Monroe, Palm Beach and Duval Counties, Florida. Testified in Bankruptcy Court in. Florida and Texas and Federal Court in Miami, Florida Appraisal Assignments Counseling Commercial, vacant and improved Acquisition projects Condemnation projects Income tax analysis Industrial, vacant and improved Investment analysis Multi -family residential, Tax assessments Mobile Home Parks ROW Cost Analysis Office, vacant and improved Special assessments Special purpose properties Review Services Page 343 VARIOUS CLIENTS OVER THE PAST TEN YEARS GOVERNMENT PRIVATE ATTORNEY BROWARD COUNTY BROWARD COUNTY AVIATION DEPARTMENT BROWARD COUNTY SCHOOL BOARD CHARLOTTE COUNTY CITY OF CORAL SPRINGS CITY OF FORT LAUDERDALE CITY OF FORT MYERS CITY OF HALLANDALE BEACH CITY OF HOLLYWOOD CITY OF LAUDERDALE LAKES CITY OF KEY WEST CITY OF MIRAMAR. CITY OF MIAMI SPRINGS CITY OF POMPANO BEACH CITY OF RIVIERA BEACH CITY OF SUNRISE FEDERAL AVIATION ADMINISTRATION FLORIDA DEPARTMENT OF TRANSPORTATION LEE COUNTY PALM BEACH COUNTY PALM BEACH COUNTY SCHOOL BOARD SMALL BUSINESS ADMINISTRATION SOUTH FLORIDA WATER MANAGEMENT TOWN OF DAVIE US DEPARTMENT OF HOUSING & URBAN DEVELOPMENT ALTMAN DEVELOPMENT CORPORATION BELLSOUTH MOBILITY CLEAR CHANNEL OUTDOOR CLEVELAND CLINIC LENNAR HOMES TIIE TAUBMAN COMPANY SBA TOWERS INC. UNITED HOMES WAL-MART CORPORATION ACKERMAN SENTERFITT JAMES BRADY & ASSOCIATES BECKER & POLIAKOPF BRIGHAM-MOORE COKER AND FEINER BRIAN PATCHEN PA I IOLLAND & KNIGHT DALE BRUSCHI PA TEW CARDENAS VANCE DONEY & MACGIBBON GOREN CHEROF DOODY & EZROL PA WEISS-SEROTA-HELFMAN Page 344 COPY OF WORK PRODUCT—FDOT APPRAISAL REPORT ADDENDUM NOT INLCUDED DUE TO SIZE APPRAISAL REPORT OF PARCEL 107 FINANCIAL PROJECT NO.: 430637-1-52-01 STATE ROAD NO.: 847 (NW 4 7 TH AVENUE) and 860 (NW 183' STREET/MIAMI GARDENS DRIVE) CONTRACT NO.: DNP10 SECTION NO.: 87012 COUNTY: MIAMI-DADE MANAGING DISTRICT SIX OWNER: 2001 ENTERPRISES CORP. EFFECTIVE DATE OF APPRAISAL JULY 13, 2016 PREPARED FOR MR. STEVEN JOHNSON, MAI DISTRICT RIGHT OF WAY MANAGER, APPRAISAL FLORIDA DEPARTMENT OF TRANSPORTATION, DISTRICT 6 1000 NW 111TH AVENUE, R/W OFFICE 6105 MIAMI, FLORIDA 33172-5800 PREPARED BY ROBERT D. MILLER, ASA Page 34 INTRODUCTION ND PREMISES OF THE APPRAISAL July 18, 2016 Mr. Steven Johnson, MAI District Right of Way Manager, Appraisal Florida Department of Transportation, District 6 1000 NW 111th Avenue, R/W Office 6105 Miami, Florida 33172-5800 Re: Parcel 107 Financial Project No.: 430637-1-52-01 State Road No.: 847 (NW 47TH Avenue) and 860 (NW 183RD Street/Miami Gardens Drive) Contract No.: DNP 10 Section No.: 87012 County: Miami -Dade Land Owner: 2001 Enterprises Corp. Dear Mr. Johnson: Per your request, I have reviewed the above captioned property for the purpose of providing you with a current valuation on the. above referenced property. This appraisal assignment involved the preparation of an appraisal report which summarizes the appraiser's analysis and rationale for the conclusions. The purpose of this appraisal is to form an opinion of the market value of the fee simple interest of the subject in order to estimate the compensation due for the partial taking of the property. The function of this report is as an aid in the negotiation process for the potential acquisition of a portion of the property by FDOT. This appraisal assignment pertains to a partial taking from the parent tract. Therefore, I have provided you with a Before (Parent Tract) valuation, a Part Taken valuation and. After (Remainder Tract) valuation. Page 346 July 18, 2016 Mr. Steven Johnson, MAI Parcel 107 (NW 47th Avenue) Financial Project No.: 430637-1-52-01 State Road No.: 847 (NW 47TH Avenue) and 860 (NW 183RD Street/Miami Gardens Drive) Page 2 The subject is located on the south side of Northwest 183rd Street approximately 290 feet west of Northwest 47th Avenue within Unincorporated Miami -Dade County, Florida. The subject parent tract consists of an improved one-story freestanding fast food drive-thru restaurant. The subject is currently owned by the 2001 Enterprises Corp. The subject is occupied by Wendy's. The parent tract improvements contain 2,995 square feet of building area on a 38,204 square foot site. The subject consists of a one-story CBS free- standing fast food drive-thru restaurant. The partial taking, known as Parcel 107 consists of a strip parcel along the NW 183rd Street frontage containing 525 square feet of land area. The taking consists of a narrow parcel along the northern boundary/NW 183rd Street frontage consisting of a strip of land with irregular dimensions approximately 5.42 feet wide at the east boundary and 120 feet in length and approximately 3.33 feet wide at the west boundary. Please see the enclosed sketches for a better clarification of the lands. There are site improvements in the partial taking which include a concrete light pole, 100 square feet of sod, 30 square feet of concrete pavement in walkway, 120 linear feet of concrete curbing, 435 square feet of irrigation, 44 Coco Plum shrubs and two Royal. Palm trees. I have consulted with Leigh Kerr, of Leigh Robinson Kerr & Associates, Inc. for a planning analysis regarding the subject property. Please see his report in the addenda of this report under Planning Analysis. I have consulted with Laszlo Toth, of Gorsium Inc. for a Cost Estimate of the items in the part taken and cost to cure. Please see the detailed reports in the addenda section. I have prepared the attached Appraisal Report, which contains a recapitulation of the data utilized to form an opinion of the market value as of July 13, 2016. If any additional data is required please advise. Page 347 July 18, 2016 Mr. Steven Johnson, MAI Parcel 107 (NW 47fti Avenue) Financial Project No.: 430637-1-52-01 State Road No.: 847 (NW 47TH Avenue) and 860 (NW 183PD Street/Miami Gardens Drive) Page 3 Based upon my inspection of the property and market data analysis as well as the planning analysis prepared by Leigh Robinson Kerr & Associates, Inc. and a Cost to Cure and Cost Estimate Analysis prepared by Gorsium, Inc., it is my opinion the market value of Parcel 107, described herein, as of July 13, 2016 is as follows: PARCEL 107 — FEE TAKING THIRTY-FOUR THOUSAND FIVE HUNDRED DOLLARS, ($34,500) Sincerely, Robert D. Miller, ASA State Certified General R.E. Appraiser No. RZ1270 Page 348 100: STATE OF FLORIDA DEPARTMENT OE TRANSPORTATION CERTIFICATE OF VALUE 1 certify to the best of my knowledge and belief, that: Item/Segment.: 430637-1 State Road:847 (NW 47'1' Avenue and 860 (NW 183'd Street/ Miami Gardens Drive) County: Miami -Dade Managing District:: Six FA No.: N/A Parcel No.: 107 1. The statements of fact contained in this report are true and correct. 2, 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. I have no present or prospective interest in the property or bias with respect to the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved. My engagement in this assignment was not contingent upon developing or reporting predetermined results. 4. 1 have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report except for appraisal in 2015 for this project. This is an update of the original report. 5. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 6. My analyses, opinions, or conclusions were developed and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice, and the provisions of Chapter 475, Part ll, Florida Statutes, 7. 1 have made a personal inspection of the property that is the subject of this report and 1 have afforded the property owner the opportunity to accompany me at the time of the inspection. I have also made a personal field inspection of the comparable sales relied upon in making this appraisal. The subject and comparable sales relied upon in making this appraisal were as represented by the photographs contained in this appraisal. 8. Heidi Funk, State Registered Trainee Appraiser No. R17100 provided professional assistance to the person signing this report with data collection and sales research. 9. 1 understand that this appraisal is to be used in connection with the acquisition of right-of-way for a transportation facility to be constructed by the State of Florida with the assistance of Federal -aid highway funds, or other Federal or State funds. 10. This appraisal has been made in conformity with the appropriate State laws, regulations, policies and procedures applicable to appraisal of right-of-way for transportation purposes; and, to the best ofmy knowledge, no portion of the property value entered on this certificate consists of items which are non-compensable under the established law of the State of Florida. 11, I have not revealed the fndings or results of this appraisal to anyone other than the proper officials of the Florida Department of Transportation or officials of the Federal Highway Administration and 1 will not do so until so authorized by State 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, 12. Regardless of any stated limiting condition or assumption, 1 acknowledge that this appraisal report and all maps, data, summaries, charts and other exhibits collected or prepared under this agreement shall become the property of the Department without restriction or limitation on their use. 13. Statements supplemental to this certification required by membership or candidacy in a professional appraisal organization, are described on an Addenda to this certificate and, by reference, are made a part hereof Based upon my independent appraisal and the exercise of my professional judgment, my opinion ol'the market value for the part taken, including net severance damages after special benefits, if any, of the property appraised as of the 1 3't' day of July, 2016, is: TI-IIRTY-FOUR THOUSAND FIVE HUNDRED DOLLARS ($34,500). Market value should be allocated as follows: LAND $14,200.00 IMPROVEMENTS $15,100.00 NET DAMAGES &/OR COST TO CURE $ 5,200.00 TOTAL S34,500.00 July 18, 2016 LAND AREA (AC/SF) 525 SF LAND USE CODE: Business and Office Date Robert D. Miller, ASA State Certified General R.E. Appraiser License No. RZ1270 Page 349 ADDENDA TO CERTIFICATE(S) OF VALUE Supplemental to the foregoing Certificate(s) of Value is the following certificate. 1 certify that, to the best of my knowledge and belief, except otheRvise noted in this report: • 1 certify that, to the best of my knowledge and belief, the reported analyses, opinions and conclusions were developed and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Appraisal Practice of the American Society of Appraisers. + The use of this report is subject to the requirements of the American Society of Appraisers and to review by its duly authorized representatives. In addition, the report is subject to the requirements of the State of Florida relating to review by the Real Estate Appraisal Board. • Robert D. Miller, ASA, State Certified General Real Estate Appraiser RZ1270 (expires 1 1 /30/20 I 6) • Brian Stark provided assistance in research and data compilation. A list of the Qualifying and Limiting Conditions follows in the report and is made a part hereof by reference thereto. COMPETENCY PROVISION Appraisers This appraisal assignment is being performed for the purpose of estimating a market value of the fee simple interest of the subject property, which is improved with a freestanding fast food restaurant. The appraiser has complied with the Competency Provision and has the knowledge and expertise necessary to complete the assignment competently. Mr. Miller has appraised similar properties within the past several years. I certify that I have been appraising these types of properties for more than 34 years in the State of Florida. July 18, 2016 Date Robert D. Miller, ASA State Certi led General Real Estate Appraiser #RZ 1270 2 Page 350 110: TABLE OF CONTENTS INTRODUCTION AND PREMISES OF THE APPRAISAL Letter of Transmittal 100: Certificate of Value ........ .......... ....... ....... . 1 Addenda to the Certificate of Value 2 110: Table of Contents 3 115: Qualifying and Limiting Conditions 5 220: Summary of Salient Facts and Conclusions 7 130: Type of Report Format 9 140: Purpose, Intended Use, Intended User of the Appraisal 9 150: Definition of Market Value 9 160: Property Rights (Interest) Appraised 10 175: Scope (Extent of Process of Collecting, Confirming and Reporting Data) 13 180: Appraisal Problem 15 PRESENTATION OF DATA 200: Identification of Property and Legal Description 16 220: Description of Area and Neighborhood 16 230: Description of Property, Photographs and Sketches 17 235: Existing Transportation Facility Description 37 240: Zoning, Land Use Plan, Concurrency 37 250: Assessed Value, Taxes and Special Assessments 38 260: History of Property 39 270: Exposure Time 40 280: Public and Private Restrictions.. 40 ANALYSIS OF DATA AND CONCLUSIONS 300: Highest and Best Use Analyses. ....... . ..... ...... 41 302: Highest and Best Use Conclusion 44 305: Approaches to Value Used and Excluded 45 310: Land. Valuation 48 335: Sales Comparison Approach 55 340: Collection of Comparable Sales 55 345: The Sales Adjustment Grid 56 350: Analyses of Comparable Sales and Explanation of Adjustments 57 355: Indicated Value by the Sales Comparison Approach 59 360: The Income Capitalization Approach 60 365: Gross Rent Estimate 61 370: Vacancy and Collection Loss 62 375: Expenses and Net Operating income Estimate 63 380: Capitalization Rate 64 385: Indication of Value by the Income. Capitalization Approach 66 390: Reconciliation of Value Indications and Final Value Opinion 67 395: Allocation of Land, Site Improvements, Structures, and Other Improvements 68 DESCRIPTION AND VALUATION OF PART ACQUIRED 400: Description of the Part Acquired 69 450: Valuation of the Part Acquired 72 Page 351 VALUATION OF REMAINDER AS PART OF WHOLE 500: Valuation of the Remainder as Part of Whole Property 73 PREMISES OF THE APPRAISAL THE REMAINDER VALUATION 640: Purpose of the Appraisal of Remainder after the Acquisition. 680: Appraisal Problem ........................................ 74 74 PRESENTATION OF DATA - THE REMAINDER 730: Description of Remainder Uncured.. ..... . ..... .. 76 740: Zoning, Land Use Plan, Concurrency 82 750: Proposed Transportation. Facility Description 82 775: Effect of Acquisition on Remainder Uncured, 84 ANALYSIS OF DATA AND CONCLUSIONS - THE REMAINDER 800: Highest and Best. Use 85 802: Highest and Best Use Conclusion 85 805: Approaches to Value Used and Excluded 86 810: Land Valuation 87 835: The Sales Comparison Approach 90 845: The Sales Adjustment Grid 91 850: Analyses of Comparable Sales and Explanation of Adjustments... 92 855: Indicated Value by the Sales Comparison Approach 92 860: The Income Capitalization Approach 93 885: Indicated Value by the Income Capitalization Approach.......... 93 890: Reconciliation Value Indications and Final Value Estimate 94 900: Support for Damages/No Damages to the Remainder 95 910: Cost to Cure Damages 96 920: Special Benefits 97 995: Summary of Values 98 ADDENDA Parent Tract Right of Way Map Planning Analysis (prepared by Leigh Robinson Kerr & Associates) Cost to Cure and. Cost Estimate (prepared by Gorsium, Inc.) Area Map Market & Area Description- Florida/Miami-Dade County/Neighborhood Neighborhood Map Land Sales Map hand Sales Data Sheets Improved Sales Map Improved Sales Data Sheets Comparable Market Rentals Map Comparable Market Rental. Data Sheets Subject Lease Documents Zoning/ Land Use Deeds of Last Conveyance Encumbrances Property owner Contact Letter Qualifications of Appraisers 4 Page 352 115: QUALIFYING AND LIMITING CONDITIONS The legal description furnished to the appraiser is assumed to be correct. The appraisers assume no responsibility for matters of a legal nature affecting the property appraised or the title thereto, nor do the appraisers render any opinion as to the title, which is assumed to be good and marketable. The property is appraised as though under responsible ownership. All existing liens and encumbrances have been considered, however, the property is appraised as though free and clear, under responsible ownership and competent management. The information, estimates and opinions identified in this report as being furnished to the appraiser by others is believed to be reliable; however, the appraiser assumes no responsibilityfor its accuracy. 1 have not inspected or tested the soil or subsoil and therefore unable to report that any such part of the subject property is free from defect or in such condition as to render the subject property less valuable. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them. 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. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government 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. It is assumed that the utilization of the land any improvements are within the boundaries or property lines of the property described and that there is no encroachment or trespass unless noted in the report. The distribution, if any, of the total valuation in this report between land and any 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 are invalid if so used. 5 Page 353 115: QUALIFYING AND LIMITING CONDITIONS (Continued) Possession of this report, CT 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 proper written qualifications and only in its entirety. The appraiser herein by reason of the appraisal is not required to give further consultation, testimony, or be in attendance in court with reference to the property in questions unless arrangements have been previously made. Neither all, nor part of the contents of this report, especially any conclusions as to value, the identity of the appraiser, or the firm with which the appraiser is connected, shall be disseminated to the public through advertising, public relations, news, sales, or other media without the prior written consent and approval of the appraiser. The Americans with Disabilities Act ("ADA") became effective January 26, 1992. I have not made a specific compliance survey and analysis of this property to determine whether or not 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 property. Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be present on the property, was not observed by the appraiser. The appraiser has no knowledge of the existence, of such materials on, or in the property. The appraiser is not qualified to detect such substances. The presence of substances such as asbestos, urea -formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such. material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. 6 Page 354 120: SUMMARY OF SALIENT FACTS AND CONCLUSIONS PROPERTY LOCATION: OWNER'S N E/ADDRESS: INSPECTION DATES: NAMES OF PERSONS WHO ACCOMPANIED APPRAISER AT INSPECTION: The subject parent tract is located on the south side of NW 183rd Street approximately 290 feet west of NW 47th Avenue within Unincorporated Miami -Dade County, Florida and with a common street address of: 4780 NW 183rd Street, Unincorporated Miami -Dade County, Florida 33055 2001 Enterprises Corp. 2601 S Bayshore Drive #725 Miami, Florida 33133 February 6, 2015, February 10, 2015, March 8, 2015, April 20, 2015, June 6, 2016 and the exterior of the property was last visited on July 13, 2016 February 10, 2015 by appraiser, Robert Miller & Heidi Funk, Planner & Assistant, Leigh Kerr & Kelly Ray-Sosnowski, Landscape Consultant, Mr. Laszlo Toth of Gorsiurn Inc. No one accompanied the appraiser on the later inspections. EXTENT OF INSPECTION: Site inspection of exterior of restaurant improvements. I made. attempts to contact the owner and did not receive a response. As of the date of this report, I have not been able to inspect the interior, although I have inspected the public area as a customer. 7 Page 355 120: SUMMARY OF SALIENT FACTS AND CONCLUSIONS FOLIO NUMBER: 30-2107-022-0030 TYPE OF PROPERTY: PROPERTY SIZES: ZONING/FUTURE LAND USE: HIGHEST AND BEST USE: The parent tract consists of a 38,204 square foot commercial site currently improved with an approximate 2,995 square foot one-story CBS fast food drive-thru restaurant building occupied by Wendy's. Site Sizes Parent- 38,204 SF - 100.00% Parcel 107 525 SF - 1.37% Remainder 37,679 SF - 98.63% BU-2, Special Business District by Miami -Dade County with a Business and Office land use Adopted 2015 and 2025 land use plan by Miami -Dade County Parent- Commercial development Remainder- Commercial development DATE OF VALUE: July 13, 2016 8 Page 356 130: TYPE OF REPORT FORMAT The appraisal of Parcel 107 is prepared as an Appraisal Report in accordance, with the Uniform Standards of Appraisal Practice. and FOOT Supplemental Standards. Certain discussions are brief and some information considered is not included in this report and is intended to comply with the reporting requirements set forth under Standard Rule 2-2(a) of USPAP. This appraisal assignment pertains to a partial taking from the parent tract. Therefore, I am providing you with a Before (Parent Tract) valuation, a Part Taken valuation and After (Remainder Tract) valuation. 140: PURPOSE, INTENDED USE, INTENDED USER OF THE APPRAISAL The purpose of this appraisal is to develop and report an opinion of market value. The intended use of an acquisition appraisal is for the Department's staff review appraiser to use as a basis for establishing Recommended Compensation, as applicable, of the whole property, the property to be acquired, the remainder property, the damages and special benefits, if any, for acquisition by the Department for use in connection with the 847 (NW 47TH Avenue) and 860 (NW 183RD Street/Miami Gardens Drive) project. The intended user of the appraisal is the Florida Department of Transportation. 150: DEFINITION OF MARKET VALUE The following market value definition is found in Florida case law, (Florida State Road Department vs. Stack, 231 So.2d 859 Fla., 1st DCA 1969) and is the acceptable and preferred definition of market value: "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." The willing buyer and willing seller test includes consideration of the following: A fair sale resulting from fair negotiations, Neither party acting under compulsion (this eliminates forced liquidation or sale at auction), Both parties have knowledge of all relevant facts, A sale without peculiar or special circumstances, A reasonable time to find a buyer. 9 Page 357 160: PROPERTY RIGHTS (INTEREST) APPRAISED Property Interest Appraised: ODA Billboards: Interest Other than Owner Occupant: Tenant Owned Improvements: For the whole property, the property rights appraised are fee simple title ownership with due consideration given to any restrictions of use of the property. "Fee Simple Estate" is defined in The Dictionary of Real Estate Appraisal, Fifth Edition, Appraisal Institute, 2010, Page 78, as: "Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power and escheat." None Not applicable I have not considered any tenant owned improvements as part of this appraisal as the improvements are not negatively affected by the taking. 10 Page 358 160: PROPERTY RIGHTS (INTEREST) APPRAISED (CONTINUED) Real Property Interest Previously Conveyed: I am not aware of any property interests, encumbrances Of easements which negatively affects value. There are utility easements and a covenant which are considered typical and do not adversely affect the property. I have reviewed a Reciprocal Easement Agreement for Access and Ingress and Egress and Use Restrictions Agreement entered into on October 24, 1996 between Gardens of Miami Limited Partnership and Wilton/MGA Investors, Ltd. recorded in OR Book 17415, Page 2966. The agreement is for a portion of Tracts A, B, C and D of Gardens of Miami (149-38), of the public records of Miami -Dade County. There is an additional easement deed and agreement entered into on February 13, 2001 between Gardens of Miami Limited Partnership and FOG E-C, LLC recorded in OR BOOK 19505, Page 1412. There is a Covenant running with the land in Lieu of Unity of Title dated July 16, 2004 between Gardens of Miami Center and CKE Group, Inc. Please see the addenda under Planning Analysis for a copy of these documents. 11 Page 359 160: PROPERTY RIGHTS (INTE EST) APPRAISED (CONTINUED) Real Property Interest Previously Conveyed: Encumbrances: Non -Realty Items Appraised: I have also reviewed a Driveway Location Agreement entered into on December 9, 1997 between Gardens of Miami Limited Partnership and Wilton/MGA Investors, Ltd. recorded in OR Book 17912, Page 1260. The agreement is for a driveway along NW 183rd Street on Tract B, of Gardens of Miami, according to the plat thereof, recorded in Plat Book 149, Page 38. In addition, there is a Party Wall agreement dated February 17, 1961 and recorded in OR Book 2493, Page 621 and a mutual parking agreement dated February 17, 1961 and recorded in OR Book 2493, Page 614. See addenda under encumbrances for a copy of these documents. I have reviewed a titia report and there, are no known encumbrances on the property which would negatively affect the property. There are access agreements which are considered typical and do not negatively affect the property. Please see the addenda under Planning Analysis for all encumbrances and access agreements and easements. There was a previous code violation issued on June 20, 2001 with a Citation No. 2001-793164. The violation was for failure to obtain required certificate of occupancy prior to use. The status shows the citation is closed. Please see citation information in the addenda under Planning Analysis. I was provided with a lease document in 2016 which is included in the addendum. None 12 Page 360 175: SCOPE (EXTENT OF PROCESS OF COLLECTING, CONFIRMING AND REPORTING DATA) I have compiled all the necessary data in order to formulate an opinion of value. I have presented the applicable data in this Appraisal Report. Any additional supporting data can be found in my working file. The scope of the appraisal involved inspections of the subject property and surrounding area to develop a better understanding of the growth patterns, property types and economic uses of the subject neighborhood. In preparing my report, I have reviewed and relied upon the following data. 1. Sales, rentals and listings of similar type properties throughout the subject neighborhood over the past five years. 2. Review of public records for all pertinent sales data including appraiser land records, deeds, etc. I retrieved sales data from LoopNet, IRIS, MLS, news articles, the Property Appraiser's Office and local contacts. In addition, conversations were held with local real estate brokers and agents concerning local conditions and activity. Review and considered the sales history of the subject property and neighborhood. 4. Review of Miami -Dade County and neighborhood trends. 5. Inspection of neighborhood and analysis of land use patterns and trends in the subject neighborhood and surrounding Miami -Dade County. 6. Physical inspection of subject property and all comparable sales. Furthermore, the data relied upon was confirmed through knowledgeable parties to the transactions. Copies of the sales sheets and deeds are included in the addenda of the report. The data relied upon is believed to be accurate, but the appraiser assumes no responsibility for its accuracy. Analysis and review of the market revealed data considered to be reliable to arrive at an opinion of market value which is supportable for the subject property and compensation due the owner for the acquisition. I was unable to measure the subject improvements as part of my exterior inspection and have relied on the County information for building size in this report. 7. Reviewed and considered the planning analysis report prepared by Leigh Robinson Kerr & Associates, Inc. which is located in the addenda of this report under Planning Analysis. Reviewed and considered a cost estimate prepared by Laszlo Toth of Gorsium Inc. regarding items in the part taken and for the Cost to Cure. 13 Page 361 The subject parent tract consists of an improved one-story fast food drive-th.ru restaurant occupied by Wendy's. The subject parent tract is located on the south side of Northwest 183rd Street approximately 290 feet west of Northwest 47,h Avenue in Unincorporated. Miami -Dade County. Parcel 107 contains 525 square feet of land area in the northern boundary of the site along the Northwest 183rd Street frontage. There are site improvements in the partial taking which include a concrete light pole, 100 square feet of sod, 30 square feet of concrete pavement in walkway, 120 linear feet of concrete curbing, 435 square. feet of irrigation, 44 Coco Plum shrubs and two Royal Palm trees. The remainder contains 37,679 square feet of land area and has similar access rights along the north and south property lines. This is considered a before and after appraisal and will review any damages or special benefits due to the taking. The subject property was field inspected. and the FDOT right-of-way maps were, used to derive the site areas and dimensions. I relied on the county information relative to the size of the building improvements, as I was not provided access to the property. A review of the Income, Cost and Market Approach was considered in my analysis. In my review of the subject property, I attempted to find sales data for this type of property and also reviewed the market for restaurant rental data. The age of the improvements as well as the motivations of buyers was considered and therefore I have not developed the Cost Approach. Therefore, I have relied upon the Market and Income Approaches for the valuation of the whole property in this assignment which is based on the highest and best use of the property and will not develop the Cost and Income Approach to Value as part of this assignment. To complete my appraisal, I have reviewed county records including property appraiser land records, deeds, etc. In this assignment, I have reviewed and considered information provided by the following consultants/experts: Leigh Kerr of Leigh Robinson Kerr & Associates, Inc., land planner for a site planning analysis. I have consulted with Laszlo Toth of Gorsium Inc. for a cost estimate of items in the part taken and cost to cure. I have included the narrative regional data analysis in the addenda of this report. I have completed an analysis of the Florida and Miami -Dade County as well as the subject neighborhood and adjacent City of Miami Gardens and factors affecting real estate which forms the basis of my analysis of the area real estate market. This appraisal was prepared and includes the data relied upon together with the analysis and conclusions. 14 Page 362 180: APPRAISAL PROBLEM Parent Tract: The appraisal problem is to form an opinion of the market value of the whole property at the highest and best use. The property is being appraised as a result of the proposed acquisition of the property by the Florida Department of Transportation (FDOT) for the Right of Way expansion project of 847 (NW 47TH Avenue) and 860 (NW 183R9 Street/Miami Gardens Drive). The parent tract consists of a 38,204 square foot commercial site currently improved with an approximate 2,995 square foot one-story freestanding fast food drive-thru restaurant occupied by Wendy's. The whole site is rectangular in shape with approximately 120 feet of frontage on Northwest 183rd Street. The property is zoned BU-2, Special Business and the future land use is Business and Office by Miami - Dade County. The highest and best use is for commercial development. Part Taken: The parent tract land value is utilized as the basis for estimating the market value of Parcel 107 based on a unit price per square foot of land area. Parcel 107 consists 525 square feet of land area primarily along the Northwest 183rd Street frontage. The appraisal problem involves accurately forming an opinion of the market value of Parcel 107. There. are site improvements in the partial taking which include a concrete light pole, 100 sq. ft. of sod, 30 sq. ft. of concrete pavement in walkway, 120 linear feet of concrete curbing, 435 sq. ft. of irrigation, 44 Coco Plum shrubs and two Royal Palm trees. Since the part taken is considered vacant land with some minor site improvements, I have utilized the Sales Comparison Approach to Value and relied solely on this approach in arriving at my opinion of the market value of the part taken. Remainder Site: The remainder contains 37,679 square feet of land area improved with a 2,995 square foot one-story freestanding fast food drive- thru restaurant occupied by Wendy's. The remainder site will lack the required landscaped buffer along the NW 183rd Street frontage and therefore I have consulted with Leigh Kerr, land planner for a site plan analysis to establish the subject impacts of the road widening from a land use and site development perspective. I will review the analysis and determine if there are any damages resulting from the partial taking. Therefore, I will consider Mr. Kerr's plan and the cost estimate and cost to cure prepared by Gorsium Inc. in order to estimate any damages and a potential cost to cure plan as part of this analysis. 15 Page 363 PRESENTATION OF DATA 200: IDENTIFICATION OF PROPERTY AND LEGAL DESCRIPTION The subject parent tract is located on the south side of Northwest 183rd Street approximately 290 feet west of Northwest 47th Avenue in Unincorporated Miami -Dade County, Florida. The subject whole property consists of a 38,204 square foot site currently improved with a 2,995 square foot one-story freestanding fast food drive- thru restaurant building. The common street address is 4780 Northwest 183d Street, Unincorporated Miami -Dade County, Florida. Parent Tract: Tract C, Gardens of Miami, according to the plat thereof, as recorded in Plat Book 149, Page 38 of the public records of Miami -Dade County, Florida. (Legal from most recent transfer via a Special Warranty Deed recorded in OR Book 28652, Page 443). See document in the addenda under Deeds of Last Conveyance. 220: DESCRIPTION OF AREA AND NEIGHBORHOOD Please refer to the addenda for the Description of Area and Neighborhood as well as additional information regarding Florida's economy and market analysis. 16 Page 364 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES PROPERTY TYPE/ EXISTING USE: PROPERTY LOCATION: One-story freestanding fast food drive- thru restaurant occupied by Wendy's. The subject parent tract consists of a commercially zoned site containing 38,204 square feet improved with an approximate 2,995 square foot one-story freestanding fast food restaurant building built in. 2000. The improvements appear to be in above average condition and have contributory value to the parent tract. The subject parent tract is located on the south side of Northwest 183rd Street approximately 290 feet west of Northwest 47th Avenue in Unincorporated Miami -Dade County with a common street address of 4780 Northwest 183rd Street, in Unincorporated Miami -Dade County, Florida. SITE SIZE: Parent Tract- 38,204 +/- Square Feet SHAPE: Rectangular shape DIMENSIONS: The dimensions are based on the FDOT right-of-way maps prepared by Biscayne Engineering Co., Inc. dated November 2014. Starting from the northeast corner, proceed south along the east property line for 319.15 feet to the south property line proceed west along south boundary for 120.00 feet to the west property line proceed north along the west property line for 319.16 feet to the north property line then proceed east 120.00 feet to the point of beginning. 17 Page 365 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) INGRESS/EGRESS: TOPOGRAPHY: FLOOD ZONE: DRAINAGE: Access to the site is via three shared driveway cuts along Northwest 183rd Street and an additional shared driveway located along the south boundary providing access to NW 47th Avenue. The subject has no direct access to NW 183rd Street with all access to the site via shared access driveways with adjoining parcels. Please see sketches and aerials in the report and addenda for an illustration. There are ingress/egress and driveway agreements between adjacent properties: Tracts A, B, C and. D of Gardens of Miami, according to the plat thereof, recorded in Plat Book 149, Page 38, of the public records of Miami -Dade County, Florida. The property is generally level and slightly above grade with surrounding roadways and slopes downward towards the right of way. Based upon visual inspection of the site and building as well as adjacent properties, the soil conditions are considered adequate for most types of development. Zone AE, Flood Insurance Rate Map Community Panel Number 12086C0109L dated September 11, 2009, with a base elevation of 7 feet. Based on my inspection, the drainage appears adequate under normal observed typical conditions. SOIL CHARACTERISTICS: No soil samples were taken or analyzed by the appraiser as this is beyond the scope of the appraiser's duties. According to the websoilsurvey.nrcs.usda.gov, the subject site is 100% urban land and is estimated to be suitable for development and typical for the surrounding area. 18 Page 366 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) UTILITIES: SITE IMPROVEMENTS: Ail utilities are readily available to the subject site including water, sewer, electricity and telephone. The subject parent tract is currently improved with a one-story freestanding fast food drive-thru restaurant building occupied by Wendy's. Site improvements include landscaping, signage, 40 asphalt -paved parking spaces which include 2 handicapped spaces and access ways, exterior lighting with six-20' light poles, security lights, a walled dumpster enclosure, concrete pavement including curbing, building slabs and walkways. 19 Page 367 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS A.ND SKETCHES (CONTINUED) EASEMENTS, ENCROACHMENTS OR RESTRICTIONS AND THEIR EFFECT OR LIMITATION: No unusual easements, encroachments or restrictions are known to exist, I have reviewed a title report and there are no known encumbrances on the property which would negatively affect the property. Typical easements for utilities, water and sewer and access agreements exist which do not adversely affect the property. I have reviewed a Reciprocal Easement Agreement for Access and Ingress and Egress and Use Restrictions Agreement entered into on October 24, 1996 between Gardens of Miami Limited Partnership and Wilton/MGA Investors, Ltd. recorded in OR Book 17415, Page 2966. The agreement is for a portion of Tracts A, B, C and D of Gardens of Miami, according to the plat thereof, recorded in Plat Book 149, Page 38 of the public records of Miami -Dade County. I have reviewed a Driveway Location Agreement entered into on December 9, 1997 between Gardens of Miami Limited Partnership and Wilton/MGA Investors, Ltd. recorded in OR Book 17912, Page 1260. The agreement is for a driveway along NW 183rd Street on Tract B, of Gardens of Miami, according to the plat thereof, recorded in Plat Book 149, Page 38. In addition, there is a Party Wall agreement dated February 17, 1961 and recorded in OR Book 2493, Page 621 and a mutual parking agreement dated February 17, 1961 and recorded in OR Book 2493, Page 614. Both agreements are between The Second Realmart, Inc. and Tulip Realty Co. of Florida_ Please see the addenda under Encumbrances for a copy of these documents. These agreements do not negatively impact the subject property. 20 Page 368 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) BUILDING: An interior inspection was not made available to me. The following information is based on the Miami -Dade Property Appraiser and my exterior inspection of the site. The parent tract is improved with an approximate 2,995 square foot one-story freestanding Wendy's fast food drive- thru restaurant building. The CBS building was constructed in 2000 and is of above average cost quality construction. The building consists of CBS construction with a drive-thru lane. The roof is a flat composition roof. The interior of the building contains ceramic tile flooring and carpet in the main dining area and tile flooring in the kitchen and two public restroom facilities. The interior walls are painted drywall. The doors are metal and glass. The windows include two sliding drive-thru windows and large glass windows in the dining area. The interior lighting consists of fluorescent lighting with a drop acoustic ceiling. The kitchen includes commercial grade refrigerators /freezers, microwaves, food prep stations. The improvements contain fire sprinklers. The building has central air-conditioning with compressors located on the roof. The interior consists of an open dining area, male and female restroom facilities, a customer service counter, a complete kitchen with stainless steel prep areas, commercial kitchen refrigerator/freezers, microwaves, two drive-thru windows, food storage areas, storage closets and a small office. Overall, the improvements appear in above average condition and have been maintained. 21 Page 369 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS MID SKETCHES (CONTINUED) CONSTRUCTION: QUALITY: CONDITION: PHYSICAL AGE: EFFECTIVE AGE: REMAINING ECONOMIC LIFE: AREA: NUMBER OF UNITS: NUMBER/KIND OF ROOMS: FIXTURES: OTHER PERTINENT FEATURES: SITE IMPROVEMENTS: CBS Above Average Above Average BLT 2000/ ACTUAL AGE: 16 Years 10 Years 50 Year Life/ Remaining. Life-40 Years 2,995 Square Feet of Building Area (Based on the county information) An open dining area, a male and female restroom facility, a customer service counter, a complete commercial kitchen, kitchen food storage areas, storage closets and a small office Not considered in this appraisal No pertinent features were noted. Site improvements include landscaping, signage, 40 asphalt -paved parking spaces which include 2 handicapped spaces, exterior lighting with six-20light poles, security lights, a walled dumpster enclosure, concrete pavement including curbing, building slabs and walkways. 22 Page 370 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) Photo 1-V A. SUBJECT PHOTOGRAPHS BY R. MILILER rr� ) r;Aw i !fG/✓%l`,a%/�irlrr//r„ai ew of Subject Front - Looking South from subject North boundary- Photo' Taken 7-13-16 lu w i i rug ,r �WrmwMW ^ •""q77 �" ru R� �'� ,.,e���V'I, ro ' ,11lq� odV Photo 2-View of Subject East side & drive-thru lane looking Southwest from NE boundary of property Photo Taken 4-6-15 23 Page 371 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) A. SUBJECT PHOTOGRAPHS BY R. MILLER 4-6-15 Photo 3-View of SubjectStthject Eastside & drive- h u lane looking west from east boundary Photo 4-View of Subject front and portion of Part Taken (shrubs) - Looking South 24 Page 372 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) opTAA A. SUBJECT PHOTOGRAPHS BY R. MILLER 4-6-15 WOMParadma,,,,,,,,,, 4;444*4#444( '44g ,V1,114;my 011,1 d PHIPAVO/4/.10/1p,dafil,"M ,^,A1,110M1,..101,1 $10.10441 ''''''"';(;%•;1',,Pr1/74,*1004=4;4 04444,444,,, fay Photo 5-View of Subject Rear - Looking Southeast 1 44m —4,4,0444"Am,r1e//'1''''1,1',' ,,11141„tmRF/;;;;Pm,,774744,4,,,,m, 4,40 ,,,u1i11,,•••wry,,,, • •unu•p1.1,,•,,•iyA, Photo 6-View of Subject west side - Looking southeast 25 Page 373 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) A. SUBJECT PHOTOGRAPHS BY R. MILLER 4-6-15 g eOMMI '"41'044404004444 1,7717 10,"M""f 0*. (4,10 *1'0 4;11 Photo 7-View of Subject shared driveway looking west r, roc/ No., Photo 8-View of Subject Part Taken(sod/irrigation, concrete curbing and paving, shrubs) and Subject Street- Looking west along Northwest 183rd Street Photo Taken 7-13-16 26 Page 374 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) A. SUBJECT PHOTOGRAPHS BY R. MILLER 4-6-15 SUBJECT Photo it I��mu i 1' "N -View of Subject Shared Driveway - Looking east along the NW 183rd Street frontage dreg ^,,; '1: Part Taken Photo 10-View of Part Taken (concrete curbing/paving, Coco Plum shrubs, sod/irrigation, two Royal palm trees) looking east Photo Taken 7-13-16 27 Page 375 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) A. S CT PHOTOGRAPHS BY R. MILLER 4-6-15 , *.Maslotom 'WOWMPOWWPWWMOMMIMPWW— —' m4P010040qrr," ok M --. 1,4f4g* Photo 1-View of Subject Part Taken west boundary - Looking east from shared driveway Photo 12- View of Subject Part Taken measurement - west boundary (sod, curbing, shrubs, irrigation) 28 Page 376 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) SUBJECT PHOTOGRAPHS BY R. MILLER 4-6-15 Photo 13- View of eastern measurement of Part Taken -5.42 ,,,,,,,,..0011,40000,4604.41,1,0A400040t feet at east boundary 0,1,t4r, Photo 4-View of Shared Driveway along south boundary o property providing access to NW 47th Avenue looking west 29 Page 377 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) SUBJECT PHOTOGRAPHS BY R. MILLER 4-6-15 Pho 04/NiNSOW Part Taken o 15-View of shr irrigation, street t Photo 16- View of two Royal Palm trees in part taken along NW 183rd Street frontage and subject north boundary <7.7 :7;747, „over,970 curbing, two Royal Pa m trees, sod, ight and curbing in the Take looking ong NW 183rd Street ontage 30 Page 378 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) SUBJECT PHOTOGRAPHS BY R. MILLER 4-6-15 Pk* r0,14 41',A M 04# '''ftr;NN pv fi Photo 7- Vie Photo 18- View of Subject or dining room 31 Page 379 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) SUBJECT PHOTOGRAPHS BY R. MILLER 4-6-15 11010 44.160 W 'Iju I,'ry Photo 19- View of Subject. Kitchen and counter area 32 Page 380 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) B. AERIALS- PARENT TRACT (BEFORE inaWOOunaru�r y, ffVl /i" p Mob 6� I o W aft /4 a ' I See following page for #11-16 33 Page 381 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) B. AERIALS- PARENT TRACT (BEFORE Parent Tract- 38,204 --/- Square Feet - 100% 34 Page 382 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) 191.Ter A.PARENT TRACT SKETCH =183rd STREET 319 16' 120010' SITE SIZE: Parent Tract- 38,204 +/- Square Feet - 100% 5 35 Page 383 230: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED) B.PARENT TRACT SKETCH "11-11,1-2,1, 1 AfTPT LUYTM 60442,4*G„ [ N. 1S3r1:1 STR E. FT OR. 111.11111 1411 Building Size,: Parent Tract- 2,995 +/-Square Feet (Based on Miami Dade County Property Appraiser Data) 36 Page 384 235: EXISTING TRANSPORTATION FACILITY DESCRIPTION In the area of the subject, Northwest 183tU Street (Miami Gardens Drive) is a major, six -lane median divided east/west roadway in Miami -Dade County. NW LIT:h Avenue is a four -lane. north/south roadway intersecting with NW 183rd Street just east of the subject and becomes a two-lane road north of NW 183/d Street. 240: ZONING, LAND USE PLAN, CONCURRENCY The subject property is currently zoned BU-2, Special Business District by Miami -Dade County. According to the Code of Ordinances, Zoning Section, the purpose of the BU-2, Special Business District -Regional Shopping Center and Office. Park District, is to provide for large scale commercial and/or office facilities which serve the needs of large urban areas. The following are permitted uses in the BU-2 zoning district: All uses permitted in the BU-1 and BU-1A districts except that residential uses are subject to approval at a public hearing., automobile parking lots and garages, commuter colleges/universities, hospitals, hotel and motel uses, liquor package stores, major department stores, marinas, movie and television studios, night clubs, office parks, pubs and bars, regional shopping centers, vehicle retail showrooms and warehouse -membership. Some uses are subject to conditions or provisions. Restaurants are a permitted use within the BU-1 zoning and therefore permitted under BU-2 zoning. Please refer to the zoning code in the addenda section under Zoning/Land Use for further details. I have reviewed the zoning and land use according to the Planning Analysis prepared by Mr. Leigh Kerr, in the before condition, the parent tract complies in some. respects with the County code, while certain landscape, elements are not in full compliance to Mr. Kerr, these elements would be considered conforming since the site obtained initial approval Dade County. Therefore, the site is considered conforming. Existing/Future Land Use Designation: Jurisdiction: • According legal non - from Miami - legal non - Business and Office, Adopted 2015 and 2025 Land Use Plan Miami -Dade County 37 Page 385 Concurrency Due to the State of Florida's Concurrency regulations regarding growth management, restrictions may be placed on certain locations and/or developments if located in deferral areas. A property located in a deferral area is subject to concurrency regulation and mitigation of roadway overcapacity is necessary. Concurrency is not considered a factor in this report. 250: ASSESSED VALUE, TAXES AND SPECIAL ASSESSMENTS The subject is assessed by the Miami -Dade County Property Appraiser's Office and assessments are established each year as of January i each year at 100% of the "just Value". The County establishes millage rates which areused to compute the taxes due. Mileage rates (tax rate) are the amount paid to each taxing body for every $1,000 of assessed value. Taxes are collected yearly and payable with a 4% discount if paid in November and are considered delinquent April 1. The subject is assessed under one folio number.. Taxing Authority: Owners: Miami -Dade County 2001 Enterprises Corp. 2015 Real Estate Taxes: Folio Number Owner Land Value Building Value XF Value 2015 Total Assessed Value 2014 Real Estate Taxes Paid 30-2107-022- 0030 2001 Enterprises Corp. S478,612 S288,915 S68,224 S835,751 $15,776.29 (Paid 5/10/2016) Based on a site land size of 38,204 Square Feet, this indicates a unit assessed value of $21.88 per square foot of land area. The tax roll is based on an adjusted building size of 2,995 square feet of building area which indicates a unit assessed value of $279.05 per square foot of building area. 38 Page 386 260: HISTORY OF PROPERTY The subject was originally built in 2000 for its current utilization as a freestanding fast food Wendy's restaurant building. Please see the following table for ownership and sales history of the subject. Based on my research, I am not aware of any current listings for sale of the subject property. Folio Number Owner Sales History 30-21-07-022-0030 2001 Enterprises Corp. The subject transferred to the current owner, 2001 Enterprises Corp.. from WRE 6, LLC via a Special Warranty Deed on May 23, 2013 for the consideration of 51,605,000. This transaction was recorded in OR Book 28652, Page 443. The owner purchased this property as a triple net investment with a 15-year triple net lease signed at the close of escrow based on information provided by LoopNet. The subject previously transferred via a Special Warranty Deed on October 18, 2012 from WENRAP, Inc. to WRE 6, EEC for the consideration of 81,22.5,000. This transaction was recorded in OR Book 28358, Paee 4920. There have been no other arm's- length transfers of the subject within the previous ten years. I have contacted the owner with regards to this acquisition project. To date, they have not responded to my letter and did not appear at the scheduled inspection on February 10, 2015. Nor have they contacted me about rescheduling the inspection. The contact information for the owner is as follows: (see letter in Addenda under the section Property Owner Contact Letter) A copy of the current lease was provided to the appraiser in June of 2016 and is included in the addenda. Below is the contact information. for the tenant and property owner. Owner 2001 Enterprises Corp. 2601 S. Bayshore Drive #725 Miami, Florida 33133 Tenant Wrest 23, LLC 6401 Congress Avenue Suite 230-240 Boca Raton, Florida 33487 39 Page 387 270: EXPOSURE TINE Exposure Time may be defined as follows: The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation ofa .sale at niarket value on the effective date of the appraisal; a retrospective estimate based upon an analysis of past events assuming a competitive and open market . Source: The .Dictionan, of Real Estate Appraisal, 5th Edition, Appraisal Institute. Based on the type of property it is my opinion that there is a normal or typical exposure time for this type of property. Basically the subject property consists of a one-story freestanding fast food drive-thru restaurant occupied by Wendy's. 1 have spoken with a few local real estate brokers and considering the subject's commercial use the estimated exposure time is between 6 and 9 months for the subject property. 280: PUBLIC AND PRIVATE RESTRICTIONS I have been provided with a title report and I did not find any unusual public or private restrictions that would adversely affect or limit the use of the property. Typical restrictions affecting the subject property include utility easements, access easements, zoning and land use and are not considered to adversely affect the subject property. There are ingress/egress and driveway agreements which are considered typical and not considered to adversely affect the subject property. 40 Page 388 ANALYSIS, OF DATA AND CONCLUSIONS 300: HIGHEST AND BEST USE ANALYSES The highest and best use of the subject parent tract is its current use, a freestanding fast food restaurant. DEFINITION OF HIGHEST AND EST USE Highest and Best Use may be defined as follows: The reasonably probable and legal use of vacant land or an. improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum prodot ivity . Source: The Dictionary of Real Estate Appraisal, 5th Edition, Appraisal Institute, 2010, page 93. Implied within this definition is recognition of the contribution of that specific use to community environment or to community development goals in addition to wealth maximization of individual owners. Also implied is that the determination of the highest and best use results from the appraiser's judgment and analytical skill, i.e., that the use determined from the analysis represents an opinion, not a fact to be found. In appraisal practice, the concept of highest and best use represents the premise upon which value is based. In the context of probable selling price (Market Value), another appropriate term to reflect highest and best use would be "most probable use". In the context of investment value, an alternative term would be "most profitable use". In this appraisal I have analyzed both the highest and best use of the property as vacant and as improved. 41 Page 389 HIGHEST AND BEST USE AS VACANT The highest and best use of the site as vacant is for future commercial development. Physically Possible Uses The subject parent tract contains 38,204 square feet of land area and is a rectangular shaped site. The size and dimensions of the subject are typically suitable for a variety of uses. The. subject topography is generally level and slightly above grade with surrounding roadways, and properties. Based on my visual inspection, the drainage appears adequate under normal observed typical conditions. In addition, public utilities are available to the site. In summary, the subject's size, shape and dimensions are suitable and physically possible for development with a variety of uses. Legally Permissible Uses The subject property is zoned BU-2, Special Business District by Miami -Dade County. The subject's future land use designation is Business and Office by Miami -Dade County. According to the Code of Ordinances, Zoning Section, the purpose of the BU-2, Regional Shopping Center and Office Park District, is to provide for large scale commercial and/or office facilities which serve the needs of large urban areas. The following are permitted uses in the BU-2 zoning district: All uses permitted in the BU-1 and BU-1A districts except that residential uses are subject to approval at a public hearing, automobile parking lots and garages, commuter colleges/universities, hospitals, hotel and motel uses, liquor package stores, major department stores, marinas, movie and television studios, night clubs, office parks, pubs and bars, regional shopping centers, vehicle retail showrooms and warehouse - membership. Some uses are subject to conditions, or provisions. Restaurants are a permitted use within the BU-1 zoning and therefore permitted under BU-2 zoning. Please see the addenda zoning/future land use section for more setback information and details regarding permitted uses. After reviewing the physically possible and legally permissible uses, an appropriate use for the subject is for future commercial development allowed under the zoning and land use. 42 Page 390 300: HIGHEST AND BEST USE (Continued) Financially Feasible Uses Financial feasibility is determined by analyzing the supply and demand as well as the cost of development with the potential benefit. After analyzing the physically possible and legally permissible uses, it is necessary to determine which possibilities are likely to produce a positive return. Due to the zoning and Master Land Use Plan, the only financially feasible use for the subject property is for commercial development. There has been an active market for vacant land and redevelopment of older improved properties in the City of Miami Gardens and surrounding neighborhoods for commercial development. The subject neighborhood is over 95% developed primarily with commercial and residential uses. There are few vacant commercial lots available for development in the subject neighborhood. There has been an active market for vacant land and redevelopment of older improved properties throughout the County for commercial development with new commercial uses including Walgreens, CVS pharmacy, fast food restaurants and various bank branch sites. Some older improved properties are being purchased for redevelopment as many areas of South Florida have reached build - out. There is a carwash facility which was recently purchased for redevelopment with a Family Dollar store along NW 183rd Street. In addition, there is new commercial development along SW 27th Avenue including an Aldi grocery store, an Office Depot, Goodwill Superstore, Wells Fargo Bank, Chase Bank, and additional restaurant and retail uses. St. Thomas University is located within Miami Gardens as well as the Sun Life Stadium which is home to the Miami Dolphins National Football League team. Strong demand in the neighborhood as well as the highly developed status of the neighborhood supports the financial feasibility of the subject site for commercial development. After considering the physically possible, legally permissible uses and the financially feasible, the highest and best use of the subject is estimated to be for future commercial development allowed under the zoning and land use. Maximally Productive Use The maximally productive use is the use which is financially feasible and produces the highest rate of return to, the, land. The maximally productive use of the site, given the physical and legal constraints and financial criteria, is for future commercial development allowed under the current zoning and land use. 43 Page 391 302: HIGHEST AND BEST USE CONCLUSION LAND AS VACANT In conclusion, based on the four criteria for the estimation of the highest and best use, it is my opinion that the subject property would have a highest and best use for future commercial development allowed under the zoning and land use. AS IMPROVED The subject property is improved with. a 2,995 square foot one- story freestanding fast food drive-thru restaurant building on a 38,204 square foot site. The improvements are currently occupied by Wendy's. The building improvements were originally constructed in approximately 2000. The subject appears to have been maintained and has an effective age of approximately 10 years with a remaining economic life of 40 years. The property is considered in above average condition. Site improvements include landscaping, signage, 40 asphalt -paved parking spaces which include 2 handicapped spaces, exterior lighting with six-20' light poles, security lights, a walled dumpster enclosure, concrete pavement including curbing, building slabs and walkways. The land value has not surpassed the, value of the property as improved. Therefore, the highest and best use of the site as improved is for continued use as a freestanding fast food restaurant. 44 Page 392 305: APPROACHES TO VALUE USED AND EXCLUDED In order to arrive at the market value for the property, special attention must be given to the typical purchaser who might have an interest in a particular property. Market Value is the most probable sales price, which a property will bring and this price depends upon the typical purchaser's reaction to the various supply and demand factors that affect the market value. The Appraisal Process is basically an economic analysis consisting of a review of the factors that affect market value. There are three approaches to value to be considered in any appraisal, The Cost, Income and Market Approaches. The following is a brief discussion of each approach and its application. The Cost Approach is based upon the premise that a prudent buyer will pay no more for a property than it would cost to reproduce a substitute property with the same utility. The value of the property is developed by estimating the replacement cost or reproduction cost new of the subject and deducting depreciation then adding this depreciated reproduction cost of the improvements to the site value. The Cost Approach is generally less reliable than other methodologies when (1) land value is difficult to measure due to the lack of comparable market data and/or (2) the age of the buildings is such that depreciation becomes too subjective and difficult to measure. I have not developed the Cost Approach to Value as typical buyers of these, type properties are not weighing the costs and risks associated with development in their purchase decision for this type of property as well as the difficulty in estimating depreciation of the improvements. The Income Approach to Value is predicated upon a definite relationship between the amount of income a property will earn and its value. Although all of the appraisal principles are involved in this approach, the principle of anticipation. is particularly applicable. The Income Approach is an appraisal technique. in which the anticipated annual net income of the subject is utilized to arrive at an indication of value.. This process is called capitalization and it involves multiplying the annual net income by a factor or dividing it by a rate that weighs such considerations as risk, time, return on investment and return of investment. The accuracy of this rate or factor is critical and there are a. number of techniques by which it may be developed. The net income attributable to the subject property is estimated by a review of historical rental rates and market rental rates then subtracting vacancy, collection losses and expenses from the property's annual potential gross income. All of these figures are derived from the market comparison of property similar to the subject. 45 Page 393 305: APPROACHES TO VALUE USED AND EXCLUDED (CONTINUED) The reliability of the Income Approach is based upon a number of considerations. These considerations include the reliability of the estimate of income and expenses, the duration of the net annual income, the capitalization rate of factor used, and the method of capitalization used. The weakness of this approach lies in the estimation of income and expenses and the fact that not all properties are suitable for this approach. The strength of this approach is that it reflects typical investor considerations as they analyze income -producing properties. The subject is a free standing fast food restaurant which is being utilized for a Wendy's fast food restaurant. Typically, these properties are leased and considered triple net investments. Therefore, the Income Approach was considered applicable in this assignment. I was provided with a copy of the current lease agreement (see addenda) and that information was considered in our analysis The Sales Comparison Approach relies heavily upon the principle of substitution. A comparative analysis between the subject and similar properties that have sold can often provide an indication of market behavior and response to the subject. The sales are compared to the subject and adjustments for differences in location, time, terms of sale, or physical characteristics can be made using the subject as the standard of comparison. Most types of properties, which are bought and sold, can be analyzed using "common denominators" such as sale price per unit of size. The reliability of the Sales Comparison Approach depends to a large. extent upon the degree of comparability between the sales and the subject. The major strengths of this approach include the reflection of actual market transactions and the fact that the normal "common denominators" tend to be fairly easily determined. Thepotential weaknesses of this approach arise from the fact that the data is historical and "ideal" comparables are usually very difficult to obtain. 46 Page 394 The Sales Comparison Approach to Value and Income, Approach are considered as the most applicable methods of valuation for the subject property. I will submit sales of commercially oriented sites similar to the subject's surrounding uses for a land valuation with a map and sales data sheets located in the Addenda followed by a valuation of the improvements considering improved sales of similar commercial parcels with similar utility with a sales location map and improved sales data sheets located in the Addenda. On the following pages, I will submit a summary of comparables, analysis and value conclusion. The Income Approach will follow considering market rentals of similar fast food restaurants with rental data sheets and a map located in the addenda. I have considered the Sales Comparison Approach and the Income Approach to Value in the estimation of the market value for the whole property, before the take. The, Cost Approach was considered although not developed. 47 Page 395 310: LAND VALUATION Parent Tract The sales comparison approach to appraising is based upon the premise that the market value of the subject property can be estimated by analyzing sales of similar properties. The principle of substitution is basic in this approach as it implies that a prudent person will not pay more for a property than would be required for an acceptable alternative available in the market. In applying the sales comparison approach, the following methodology is used: 4 Research the market to obtain information on sales. transactions, listings, and offerings to purchase properties similar to the subject property. 5. Verify the information by confirming that the data obtained are factually accurate and the transactions reflect arm's length market considerations. 6. Utilizing a unit sale price that allows us the opportunity to compare the subject parcel to the sales data and arrive. at a market value conclusion for the land. I have reviewed commercially zoned sites with frontage along major thoroughfares and the review and analysis of the sales are included on the following pages. A summary chart of the sales follows. The individual data sheets and a location map are located in the addenda of this report. The price per square foot of land area is analyzed, as it is the unit of comparison typically used by buyers and sellers in the market. 48 Page 396 ro—OM PARABLE SALE Date of Sale Grantor Grantee Location Unadjusted Sales Price Unadjusted Price/SF Land Size (SF) Configuration Zoning ;Future Land Use Current Use ADJUSTMENTS Property Rights Financing Terms Conditions of Sale Market Trend (Time) Adjusted Price/SF COMPARISONS Location Similar Size/Shape Similar Zoning Similar Overall Comparison Similar ADJ. PRICE/SF $24.61 ,FINAL VALUE THE SALES ADJUSTMENT GRID SALE NO.1 SALE NO. 2 ' 2/11/2015 12/23/2014 Miami Gardens County Line Professional Car Group, Inc. & Care Inc., LLC LEN LLC 183 FD, LLC DH Investment Group LLC 1700 NW 183' Street, Miami Gardens $800,000 SALE NO. 3 SUBJECT West side of NW 27'h Avenue, n/o NW 191s1 Street, Miami Gardens $1,886,000 2/5/2014 Miami Airport Developers, LLC Waterstone Capital Airport, LLC 5911 NW 36'h Street, Village of Virginia Gardens $2,500,000 4780 NW 183rd Street, Unincorporated Miami -Dade County $24.61 $26.19 $31.02 32,503 72,000 80,600 Rectangular Rectangular Rectangular NC, PCD, Planned GCU. General Neighborhood Corridor Commercial Commercial Development Neighborhood Commerce Commercial Family Dollar Store being built 0 0 0 0 $24.61 Vacant Vacant 0 0 0 0 0 0 0 0 $26.19 $31.02 38,204 Rectangular BU-2, Special Business District Business/Office Similar Superior Larger Larger Similar Similar Similar Su erior $26.19 $31.02 $27.00 4 9 Page 397 310: LAND VALUATION (CONTINUED) ADJUSTMENTS PROCESS In forming an opinion of market value for the subject property, consideration was given for potential adjustments for conditions of sale, market conditions, location, size/ physical characteristics and zoning. 1 was unable to derive any market - based adjustments based on a paired sales analysis. A review of the sales did indicate a range of values for the subject property. The following is a synopsis of the sales data considered in my analysis. DISCUSSION OF ADJUSTMENTS Financing All of the sale properties were for all cash or were financed at market rates for a normal period of time. Conditions of Sale All of the property sales were considered arm's-length transactions, and therefore, no adjustments are necessary for conditions of sale. Market Conditions Overall, the market for commercial land sales has remained steady over the past decade with a trend downward since the softening of the real estate market from late 2007 through early 2010. All of the sales have occurred after the recession and downturn of the market and therefore are considered similar market conditions. While no specific adjustment is derived from the sales for time, the sales are all within 28 months of the date of value and all occurred after the downturn of the real estate market in the rebounding market over the past three years. The sales occurred in the time frame of February 2014 to February 2015 with a date of value for this assignment of July 13, 2016. 50 Page 398 310: LAND VALUATION (CONTINUED) Location The subject is located on the south side of Northwest 183rd Street approximately 290 feet west of Northwest 47th Avenue in Unincorporated Miami -Dade County. The subject surrounding area is considered a well -developed commercial district. Most of the sales are located on either north/south or east/west major roadways in surrounding Miami Gardens and in Virginia Gardens. Sale 1 is located on the southwest corner of Northwest 183rd Street and Northwest 17th Avenue in Miami Gardens. This sale is a corner location located further east on NW 183rd Street. Sale 1 is similar to the subject for location. Sale 2 is located on the west side of Northwest 27th Avenue just north of Northwest 191st Street in Miami Gardens. This site is a non -corner location similar to the subject on a high traffic roadway in a well - developed commercial district. Sale 3 is located on the north side of Northwest 36th Street just east of Northwest 62nd Avenue in the Village of Virginia Gardens. Sale 3 is located adjacent to the Miami International Airport. Sale 3 is considered superior for location as compared to the subject. Size The subject's land size is 38,204 square feet of land area. Sale 1 is the most similar in size to the subject and contains 32,503 square feet of land area. Sales 2 and 3 are larger sites than the subject parent tract. The sales range in size from 32,503 square feet to 80,600 square feet of land area. Typically, the larger sites will sell for less than smaller sites due to the economics of a smaller site size. Many of the newer developments require larger parcels of land and thus the larger size does permit larger developments typically. Although no definitive market data was reviewed to arrive at a market based adjustment, I did consider the land size in my overall analysis and review. 51 Page 399 310: LAND VALUATION (CONTINUED) Access The subject property has no direct access on Northwest 183rd Street and access is via three shared access driveways with adjoining parcels along the south side of Northwest 183rd Street. The subject also has access to Northwest 47th Avenue via a shared access driveway with adjoining properties. This site is easily accessible by all traffic at the intersection of Northwest 183rd Street and Northwest 47th Avenue. I considered the access on each of the sales. Sale 1 is a corner site with access via a driveway cut along Northwest 183rd Street and additional access via Northwest 17rh Avenue. Sale 2 is considered an outparcel location with shared access with the adjoining shopping center to. Northwest 27th Avenue. Sale 3 is located on the north side of NW 36'h Street just east ot NW 62nd Avenue. There is a turn lane on eastbound NW 36'h Street which provides ingress/egress to the site. The overall access was considered as part of the iocational aspect of each sale. Zoning The subject is zoned BU-2, Special Business District by Miami - Dade County. The subject is zoned for commercial uses. All three sales are zoned for commercial uses and considered similar to the subject's zoning. I have considered this factor in my final analysis. CONCLUSION OF LAND VALUE The comparable sites range in price per square foot of land area from $24.61 to $31.02 per square foot of land area. The low end of the range is for the site most similar in size (Sale 1) and the most current sale. The upper end of the range is for a vacant non -corner site (Sale 3) located adjacent to the Miami International Airport on the north side of Northwest 36th Street. This site was purchased for future development with a potential mixed -use. This sale was a vacant commercial site at the time of sale. Sale 3 sold for $31.02 per square foot of land area. These two sales set the upper and lower limit of value for the subject property. 52 Page 400 CONCLUSION OF LAND VALUE (CONTINUED) Sale 1 is located on the southwest corner of Northwest 183d Street and Northwest 17hAvenue in Miami Gardens. Sale 1 contains 32,503 square feet of land area. Sale 1 was the most recent sale considered and sold in February 2015. The consideration paid is $800,000. Sale 1 is the smallest site overall and most similar sized site to the subject. Sale 1 sold for $24.61 per square foot of land area. This sale is zoned for commercial uses with a future land use of Neighborhood. Overall this sale was considered similar to the subject property. The site was purchased for development with a new Family Dollar retail store. Sale 2 is located on the west side of Northwest 27th Avenue, north of Northwest 191st Street .in Miami Gardens. Sale 2 is considered an outparcel site of a shopping center, a non -corner, interior location with no direct access on Northwest 27th Avenue and shared access with shopping center. Sale 2 sold in December 2014 for the consideration of $1,886,000. Sale 2 contains 72,000 square feet of land area which equates to a price per square foot of $26.19. The site was vacant at the time of sale. The zoning is PCD, Planned Corridor Development_ I have considered this sale similar to the subject overall. Sale 3 is located on the north side of Northwest 36th Street east of Northwest 62nd Avenue within the boundaries of Village of Virginia Gardens. Sale 3 is located on a less intensive section of Northwest 36th Street and a non -corner location. Sale 2 sold in February 2014 for the consideration of $2,500,000. Sale 3 contains 80,600 square feet of land area which equates to a price per square foot of $31.02. The site was vacant and purchased for a new mixed -use project. The zoning is GCU, General Commercial. The location of NW 36th Street and its proximity to highways and adjacent to Miami International Airport makes this sale superior overall and in my opinion sets the upper limit of market value for the subject property. 53 Page 401 CONCLUSION OF (CONTINUED) Based on my review of the sales data, I am of the opinion that the market value for the site would be in the range of the comparable sales or roughly $24.61 to $31.02 per square foot of land area. Considering the size of the subject property and my overall analysis, I am of the opinion that the subject property is most similar to Sales 1 and 2. These sales sold for $24.61 and $26.19 per square foot of land area, respectively. Sale 1 contains 32,503 square feet of land area and was the most similar sized site considered. Sale 1 sold for $24.61 per square foot of land area. Sale 1 was considered similar for location, size and zoning. Overall Sale 1 was considered most similar to the subject for location. Sale 2 was considered similar for location and zoning. Sale 2 is larger than the subject and contains 72,000 square feet. Sale 2 sold for $26.19 per square foot of land area. Sale 3 was a larger site considered and superior for location to the subject. Sale 3 sold for $31.02 per square foot. Based on my review of the sales data, it is my opinion that a market value of the subject property at $27.00 per square foot would be most applicable and within the range of the comparable sales and more similar sales. Therefore, I concluded that my opinion of the market value of the site as vacant as of July 13, 2016 is as follows: 38,204 Square Feet X $27.00/PSF $1,031,508 Rounded $1,035,000 54 Page 402 335: SALES COMPARISON APPROACH The Sales Comparison Approach is, based upon the premise that the market value of the subject property can be estimated by analyzing sales of similar properties. The principle of substitution is basic in this approach as it implies that a prudent person will not pay more for a property than would be required for an acceptable alternative available in the market. I have considered the Sales. Comparison Approach in the estimation of the subject property as improved. I researched comparable improved sales of fast food drive-thru restaurants with similar locations along high traffic roadways and there were limited sales of these properties so therefore I reviewed all sales of similar free standing fast food restaurants in Miami -Dade County and Broward County and the review and analysis of the sales are included on the following pages. Some of the sales are older with varying sizes and these variances were considered in my review and analysis. 340: COLLECTION OF COMPARABLE SALES The individual data sheets and location map are located in the addenda of this report. The price per square foot of building area is analyzed, as it is the unit of comparison typically used by buyers and sellers in the market. Please see a summary of the improved comparable sales on the following page. 55 Page 403 345: THE SALES ADJUST NT GRID .O VED, SALE NO.1 7./1'/2015 0 NE 16 Street, rth Miami c4c h. prcvem:en Type 5 Price/ t)F BT 1G Building Size (SF) Land Size (;F Land to Ftiailda.ng Fto.t.io ping year llro3:iit ADJUSTMENTS Property 13ight.s, Financing Terms Conditions r. Sale Market Trend (Time) COMPARISONS Location Building Size Land/Building Fatio (;c:und i_t:i on Overall ;mparabil it,y C"rice/SF BLL)G FINAL. VALUE eest,3ndi.n Fast Food Besto rant. 2,451,300 $1,085.13 2,2 32,205 14 26:1 1981 '! Superior Smaller Superior Similar Superior 085.13 'ROVED SALE NO. 3/16/2015 2390 N 68.; Street, Hialeah OVED NO. 2/6/2015 815 W. allandale ach Blvd., allandale Beach, Broward County ROVED NO 3/3/2014 5810 N. Federal. Highway, Fort. Lauderdale, Broward County 5/23/2013 4780 NW 183 Street, Unincorp. Miami -Dade County reestanding F's )..anding Freestanding Freestanding Fast Food Fast Food Fast Food DO Fast Food Wendy's KFC Restaurant Wendy's Restaurant Restaurant; Fcstaurant. $3, 186, 000 1,710,000 , 850, 000 $$1, 605, 000... $ 1 , +029. 40 .638. 06.60 $535. 89 ,095 ,589 01:1. 2, 680 72 C -2 B-G 1993 1988 Superio Larger Inferior Superior. uperior 1,029.4 Simi ar Smaller Superior Similar Similar $638.06 3,170 270 0 Similar Larger Inferior Similar n or 2,995 38,204 12.76:1. BU-2 2000 0 s$7501.00 56 Page 404 350: ANALYSES OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS Sale 1- This is the smallest building 1 considered in my analysis. The improvements contain 2,259 square feet of building area on a 32,205 square foot site. This property is located on Northeast 163td Street in the City of North Miami Beach. This sale took place in June 2015 and sold for the consideration of $2,451,300. The improvements consist of a freestanding fast food Taco Bell drive-thru restaurant. The land to building ratio is 14.26:1. The improvements were built in 1988 and sold for $1,685.13 per square foot of building area. In general, smaller properties tend to sell for more than larger properties on unit price per square foot basis of comparison. The improvements have been updated and are considered in above average condition for their age. Overall, this sale is considered similar for condition, superior for location and superior for land to building ratio and a smaller building than the subject. Overall this sale is considered superior to the subject. Sale 2- This sale occurred in March 2015 and sold for $3,186,000. The property is located on W. 68th Street in Hialeah. This sale sold for $1,029.40 per square foot of building area. The building contains 3,095 square feet of building area on a 18,859 square foot site. The improvements consist of a freestanding fast food Wendy's drive-thru restaurant. The land to building ratio is 6.01:1. The improvements were originally built in 1993 and are considered in above average condition. Overall this sale is considered superior to the subject property due to its location and condition and inferior for land to building ratio and is a similar sized building. Sale 3- This sale is located on W. Hallandale Beach Boulevard in Hallandale Beach in Broward County. This sale involved a freestanding fast food KFC drive-thru restaurant containing 2,680 square feet of building area on a 62,172 square foot site. The property sold for $1,710,000 or $638.06 per square foot of building area in February 2015. The property was built in 1988 and considered in above average condition. The land to building ratio is 23.20:1. The property was considered similar in my overall analysis of the subject property with this sale similar for location and condition, smaller building size and superior for land to building ratio. 57 Page 405 350: ANALYSES OF COMPARABLE SALES AND EXPLANATION OF ADJIJSTMENTS (CONTINUED) Sale 4-This sale is located. on. N. Federal Highway in Fort Lauderdale within Broward Countyand sold in. March 2014. The. improvements consist of a freestanding. fast food Dairy Queen drive-thru restaurant. The buildingis approximately. 3,170 square feet in. size and sold. for $1,850,000 or $583.60 per square foot of building area. The site. is 35,270 square feet of land. area witha and to buildingratio of 11.13:1. The buildingwas built in 2003 and consideredin above average condition. This sale was considered similar forcondition, a. larger building, inferior for land to building ratio and overall inferior in. my analysis of thesubject. property. The subject property sold in. May 2013 for the consideration. of $1,605,000 or $535.89 persquare foot of building area. This sale consistedof a saleleasebackwith the grantor leasingthe property back from the grantee. 1 have considered the subject sale in my overall analysis. The value indicators range from $579,64 to $1,085.13 per square foot. All four sales sold in a similar market and therefore there was no adjustment necessary for market trend (time). The sales sold between $1,710,000 and $3,186,000. Sale 1 was considered superior overall for its smaller building and sold for $1,085.13/SF. Therefore, from an overall standpoint, a value below this sale was deemed applicable. Sale 2 was considered superior overall to the subject property primarily for condition and location as compared to the subject. Sale 2 sold for $3,186,000 which equates to $1,029.40 per square foot of building area. Therefore, from an overall standpoint, a value below this sale was deemed applicable. Sales 1 and 2 were considered superior overall to the subject property. Sales 3 and 4 and the sale of the subject property were considered similar and inferior overall. 58 Page 406 355: INDICATED VALUE BY THE SALES COMPARISON APPROACH A value conclusion between $583.60 and $1,085.13 per square foot. was deemed to bemost applicable and I considered a. unit sale. price of $750.00 per square foot to be applicable. I have considered. the subject sale in. 2013 inmy overall analysis. The subject sold for $535.89 per square foot of building area. After. reviewing thesales data, it is my opinionthat. a.. marketvalue above the sale price (2013) ofthe. subject property wouldbe applicable. and I estimated a. unit saleprice of $750.00 per square footof building. area. Therefore, this methodology indicated the following: 2,995 Sq. Ft. X $750 per Sq. Ft. = $2,246,250 say $2,250,000 The overall review of the sale prices and. the unit sale. price. indicated a range of $583. 60/SF to $l, 085. 13/SF and in. my opinion. a. market. value via. the Market Approach to Value at $2,250,000 or $750/SF is applicable. 59 Page 407 360: THE INCOME CAPITALIZATION APPROACH Investment properties are normally valued in. proportion. to their ability to produce income. Therefore, an analysis of the property in terms of its ability. to prcvide sufficient net annual return on invested. capital is animportant meansof valuing the. asset. The market. value is estimated bydeducting all applicable expensesfrom the gross income to arrive at a net income, which is capitalizedat. a rate commensurate to therisk of ownership. of the property. Such conversion of income also considers competitive rates of returnand risk factors inherent to alternative investments. The subject consists of a. freestanding fast food. drive-thru restaurant building containing. approximately 2,995 square feet of building area. The subject was originally built for a Wendy's fast foodrestaurant and. the improvements are currently leased for useas. a Wendy's fast food restaurant. I was provided. thelease information. in June 2016 and. I have reviewedthe market inorder to estimate a market rental rate for the subject. Myreview of comparabledrive-thru restaurant buildings indicated a rental ratethat was on. a. triple -net basis with the tenant responsiblefor taxes, insurance and all CAM expenses and. repairs. This is typical for these types of properties. In reviewing the rents, I researched the market for similar restaurant properties that were leased within Miami -Dade and Broward Counties. See market rent summary on the following page and the market rental data sheets and location map is located in the Addenda. 60 Page 408 365: GROSS RENT ESTIMATE SUMMARY OF MARKET RENT COMPARABLES LOCATION SIZE (sf) TYPE LEASE LEASE TYPE RATE/SF COMMENTS FREESTANDING 3521 NW 7 FAST FOOD AVENUE , MI ANI, KFC TRIPLE MIAMI - DADE COUNTY 2,182 RE STAURANT• NET 7301 PINES FREESTANDING. BOULEVARD FAST FOOD PEMBROKE PINES,WENDY' S TRIFLE BROWAPD COUNTY 2,780 RE S TAU RA NT NET 5810 N . FEDERAL H I G HWAY FORT FREESTANDING LAUDERDALE FAST FOOD DQ TRIPLE FROWARD COUNTY 3,170 RESTAURANT NET SUBJECT FREESTANDING FAST FOOD, WENDY'S TRIPLE 2,995 RESTAURANT NET $47.57 4 I . .37 $34.31 ACTUAL RATE ACTUAL. RATE ACTUAL RATE ACTUAL RATE The leases for fast food restaurant space ranged from a low of $40.55 per square foot to a high of $47.57 per square foot for a fast food restaurant space on Northwest 7, Avenue, a smaller building. The compaxable rentals were in the $40.55 to $47.57 per square foot range. Rentals 1 and 2 are smaller sized spaces as compared to the subject. The subject contains 2,995 square feet. I researched available fast food restaurant spaces in Miami -Dade and Broward Counties. These rentals are considered the most similar to the subject. All three rentals are located on major roadways similar to the subject and have similar utility. After considering the subject location, the current market conditions and the comparable rentals, it is my opinion that the subject property would have a triple. net rental of $45.00 per square foot of building area. The property is currently leased at $34.31, which indicates a leasehold advantage to the tenant. 61 Page 409 POTENTIAL GROSS INCOME In. estimatinq.. the anhual gross income for the subject, 1 have considered the comparable market rental information and my analysis indicated. the following to bethe gross annual income for the property: 2,995 Leasable Square Feet x $45.00 per square foot = $134,775 This equates to a monthly rental income of $11,231. 370: VACANCY AND COLLECTION LOSS In my review of the subject property and the neighborhood, it was noted that the subject property has had a strong occupancy level, retail and commercial uses in the neighborhood have been occupied at the 90-100% level. The subject has been occupied as a Wendy's since originally built in 2000. The sales data indicated that, some vacancy and collection loss is involved in the buyer's analysis of the properties. Typically, on fast food drive-thru restaurant space, a vacancy and collection loss of 3-5% is standard. Based on the review of the market, it is my opinion that a vacancy and collection loss of 3% is most applicable to the subject property. EFFECTIVE GROSS INCOME Subtractingthe estimated vacancy and collection loss from the estimated annual gross income, indicates an estimated effective gross income as follows: Projected. Gross Annual income Vacancy and Collection Loss-3% Effective Gross Annual Income $134,-775 ( 4,043) $130, 732 62 Page 410 375: EXPENSES AND NET OPERATING INCOME ESTIMATE The expenses associated with these types of properties are generally minimal. In reviewing the sales data where income and expense data was available, the average deduction on the comparable sales for additional expenses on a triple net property was in the. 10-15% range. This expense covers the. cost of management, the accounting issues that arise from the operation and the CAM expenses of vacant spaces. Typically, the operation of the building including repairs, taxes, insurance, and maintenance, is the responsibility of the tenants. As a result, the expense that I attributed to the subject property for a management and administration related expenses is at 10% of the gross income. Therefore, the expenses associated with this property are as follows: $130,732 x 10.00 $13,073 NET OPERATING INCOME Therefore, the following reflects the net oper tinq income for the subject property: Projected Gross Annual income $134, 775 Vacancy and Collection Loss 3. 4,043) Effective Gross Annual income $130,732 Expenses ( 13,073) Net Operating Income $117,659 63 Page 411 380: CAPITALIZATION RATE The best technique for estimating a capitalization rate to apply to the net operating income is to extract the rate from comparable properties. Historically, the markets for commercial properties have had a capitalization rate range in the 9 to 11 per cent range. The decline in the stock market in the early 2000's made real estate more attractive to investors and the capitalization rates fell to the 6 to 8% level. These rates have risen, although properties with a strong occupancy, good location, etc. have maintained capitalization rates in the 6 to 9% range. Distressed properties are at the higher end of the overall range of 8 to 10%. Various sources of data and market surveys indicated capitalization rates in the range of 6.9% to 8.49% for retail properties and between 4.0 and 6.5% for triple net properties. I reviewed various triple net property websites with reported cap rates for listed properties with most properties within the 3.5 to 6.0% percent range. These properties consisted of various fast food restaurants including Chick-fil-A, Taco Bell, Wendy's, Starbuck's, etc. I reviewed sales data as well as sales considered in this report, where capitalization rates were indicated and three of the four sales (See Addenda) in the Sales Comparison Approach indicated the following cap rates: 5.0% (Sale 1), 5.25% (Sale 2), 5.255 (Sale 3). In addition to the sales data included in this report, I also researched sales/listings for triple net properties and many are between the 4.0-6.5% levels. On the following page, is a review of capitalization rates from the RealtyRates.com survey for the second quarter of 2016. These indicated an average surveyed rate of 5.70% SALE SALE DATE PRICE 7/6/2015 $ 2,440,000 ADDRESSS 1650 NE 1632rd St, North Miami Beach 2300 W 68" St, 3/16/2015 $ 3,186,000 HIALEAH 815 W. HALLANDALE BEACH BLVD., 2/6/2015 $ 1,710,000 HALLANDALE BEACH CAP RATE 5.00% 5.25% 5.25% USE TACO BELL FAST FOOD RESTAURANT WENDY'S FAST FOOD RESTAURANT KFC FAST FOOD RESTAURANT 64 Page 412 ie Minimum Spread ae, 10-Year Treasury Debt Coverage Rad.° frgerest Rate AmottT ation Mortgage Constant Loan,to -Value Ratio Equity Dividend Rate atimnin Spread Over 10.Year Treasury Debt Co vetage A4410 InIelf,st Rate Amorti: ate n Mortgage Constant Loan -to -VaVue Ratio Equity 0 hmdend Rate Average Spe ad Over 10.Ye Treasury Debt Coverage Ratio Intmest Rate Amortization Wrigass,, Cil-PS,G;ffrrt L Dan .to awe Ratio Equi,9 Dividend Rate ReaftpTlates,com INVESTOR SURVEY - Znif quartet 2016- RESTAURANTS - FAST FOOD Input 2 20% OCR Technique 115 0.057845 0 75 1.15 Band of Investment Technique 4.00% Mc itgage 75% 0 057845 0 00384 Entray 7 74. Surueled Rates 10 42% 10,37% OCR Technique 165 0 145180 0613 165 Band of Itivestme nil Technique 121 60% 0 145190 0 067108 15 Equity 4074 0.19004 0 0 i6242 0./45180 OAR 60:4 Surveged Rates 19.0674 25% D 1104155 0.026039 6,041 DCFI Technique 1,40 0.094534 0 60 'V 40 Band of Investment Technique 7.82% Mortgage 23 Equity n osa574 OAR 98% Su tveged Rates 1411% 62% 0054534 0 063810 33:- 0143057 0 046494 OAR 4..93 6.94 5.70 4.37 16,33 15.52 8.93 11_03 11.43 QuintO1r 2016 [7,.ft Ce.r. yrisht 21316 PcalryAn Page 1 of 1 http://www.reattyrates..comidatabanklai 1 s/re st- 7/12/2016 65 Page 413 380: CAPITALIZATIONRATE (CONTINUED) Based. on the review of capitalization rates for this type of property and. in consideration of the overall demand, location, vacancy rates in the area, it is myopinion that a capitalization rate in the.. range of 5.0 to 5.7% would be applicable and inour opinion a. capitalization rate of 5.50% would be applicable. to the subject property. 385: INDICATION OF VALUE BY THE INCOME CAPITALIZATION APPROACH Dividing the net operatingincome bythe estimated overall capitalization rate of 5.50% reflects a market value of the property as follows: Net Operating Income Capitalization Rate Market Value $117,659 5.50% $2,139,255 say. $2,140,000 66 Page 414 390: RECONCILIATION OF VALUE INDICATIONS AND FINAL VALUE OPINION. The threeapproaches to value indicatedthe following: Cost Approach N/A Sales Comparison Approach $2,250,000 Income Approach $2,140,000 Land Value $1,035,000 The sales comparison approach was developed using sales of improved commercial fast food restaurant properties. The comparable sales varied in size, location, condition, use, etc. however, the overall review of each sale and all of the sales led us to my conclusion of the market value. The income approach was also reviewed in my analysis and I was not provided any current and historical lease information therefore, I considered market rents in my analysis. The review of this approach is market based and supported my conclusion via the Sales Comparison Approach. The Cost Approach involves the estimation of the land value and the cost new with consideration given for the entrepreneurial profit, soft costs and an estimate of depreciation. I considered the Cost Approach but have not developed this approach, as typically buyers of these type properties are not weighing the costs and risks associated with development in their purchase decision for this type of property. In my final analysis, I considered the value indicated by the Sales and Income Approaches to be reflective of the marketplace for this type of property. In addition to the unit sale prices, I also considered the overall sale prices for the improved sales and in my opinion an overall market value in the range of the Income ($2,140,000) and the Market ($2,250,000) would be applicable. Income properties are generally valued under the development of the Income Approach and the Income Approach supports the value indicated by the Sales Comparison Approach. 1 placed equal weight on these two approaches to value. As a result of my review, I am of the opinion that the subject property would have a market value in the before condition of $2,200,000 as of the date of taking. Therefore, in my opinion the market value of the subject property in the before condition as of July 13, 2016 would be: AS IMPROVED TWO MILLION TWO HUNDRED DOLLARS ($2,200,000) AS VACANT ONE MILLION AND THIRTY-FIVE THOUSAND DOLLARS ($1,035,000) 67 Page 415 395: ALLOCATION OF LAND, SITE IMPROVEMENTS, STRUCTURES AND OTHER IMPROVEMENTS Therefore, the apportionment for the land and building improvements ($1,035,000 from my estimate of the land va ue) is the following: Land Value Improvements TOTAL $1,035,000 $1,165,000 $2,200,000 68 Page 416 DESCRIPTION AND VALUATION OF PART ACOUIRED 400: DESCRIPTION OF THE PART ACQUIRED The area to be acquired is an irregular shaped tract of land located along the north boundary fronting NW 181''' Street. The total area to be acquired contains 525 square feet of area, which is 1.37% of the entire property. The taking consists of a narrow parcel along the northern boundary/NW 183rd Street frontage consisting of a strip of land with irregular dimensions approximately 5.42 feet wide at the east boundary and 120 feet in length and approximately 3.33 feet wide at the west boundary. The part taken does not include any building improvements and only various site improvements are taken. Please see the enclosed sketches for a better clarification of the lands. There are site improvements in the partial taking which include a concrete light pole, 100 square feet of sod, 30 square feet of concrete pavement in walkway, 120 linear feet of concrete curbing, 435 square feet of irrigation, 44 Coco Plum shrubs and two Royal Palm trees. The valueof the improvements in the part taken were considered using the estimated cost of these items. 69 Page 417 SKETCH OF PARCEL 107 , — MAt .r,1610, -UM tki4,11, SAMArdiS rififti r MVO ),M6 ..,7101-17 PARCEL 107 gergoofig 2" en act Parent- 38,204 SF - 100.00% Parcel 107 525 SF - 1.37% Remainder 37,679 SF - 98.63% 7 0 Page 418 LEGAL DESCRIPTION —PARCEL 107 P. Alitdi11. 107 FIN No ilitit1074 A portion of nut -11'10 th.R.1011- NS AITA1V1i acciardiang to the Plat therositi, as raintriled in Pint Book 1 at PitEsc' 18 of tho PubiR Rociards Nitarai -Dade Ca.turit2.. FKiind miore naraindhity diiseribed ns Ritioss (1.881.818.18i0E ihe Ritrtheast CorAKT 04" Sachint Towitshiti 82 South. Range 1 iturrui- Dadia uik i'hrida., being a 'Miff! \086 3nd "Ot it:Sher 5tarripcid edit: 01208 10-iiiiNCE South 888 224" West Char 3 R333S. c"Itn ReArArIS.A. 3tong the North line of said Section 7 fix. 347.68 fitict to a, point; rHi-Ac south al 114706Frast 31 right aliglgS to the last descritidd course. a distance of 30.00 16,;,Tit t.0 the Noriit,titig eoratia saki Trael 861.8 and the POKY till flalitNISthiCii tritaNCE Sothn 0710578 08 Last. along the liters' dire of said Tract 887. a distance' of ,8„,82 kat to a south FiNC18.1 South 808 i 2824° West, a distance (sr' 120.06 fietn to a scsint on the 4 ','esteris or isind Tract "CT% 1111ENCE North 02880141,1— wem,,ikm estoty line. A fli31311gg' 34,11118 tixt to thie Non.frw,:s11; corner of said Traci 108: 1141-1\108 71,6a-its 8811180248 East. aforRi Sicirtli, Fria of saiii 'Fran 111°, itists tisning. he Sitatith R1g.h f Witt> Fine thl'i Static Ratan 860 fMarti. (hardens Drive / 1108/ 13E81 Strec0 4),„„yRn on the Right cyl Vihipi Map RR State Road 860i Soil ion Siiitaiiftiriaf, 05./1998„ a distance of 120.00 feet to the Pi. AN/ ttila 0311110S1N1iNtri„ Ali in' Ric loridnotira ana in the Northeast onestatartier Section 7. Ittatortsithp 77 Ri.treati 41 Feist... 1...iiincorratraiefi (eohnia ittorkth avail ettotaintarg, square ),itter, there tar tett..k. thO°81.13 '1 .1 14 71 Page 419 450: VALUATION OF THE PART ACQUIRED The value of the land to be acquired is based on the estimated value of the parent tract on a per square foot basis. The value of the site has previously been estimated in this report at $27.00 per squarefoot of land area. My review of the part taken indicates the following market value for the land and improvements: Parcel Classification Area Unit Value Unit Price Vacant Commercial 525 SF X $27.00/SF Building Improvements $14, 175 Say $14,200 The subject building improvements are not located in the part taken. Site Improvements There are some site improvements located in the part to be acquired. I have reviewed Marshall Swift Valuation Services, Home Depot, Lowe's and received costs from Gorsium, Inc. and Nunno Builders, Inc. in order to value these site improvements. Please see calculations below and Gorsium report in addenda. Roystonea regia- Two (2) Royal Palm @20'-25' OA.HT. with 13'-18' GW @$25.00/FT 31 X 25.0 X 3.0- $ 2,325.00 Chrysobalanus icaco- Coco Plum 44 Shrubs @ 3.5'HT.7 Gal, Full 2.25'0C. 44 X 17.50 X 3.0= $ 2,310.00 100 SF Sod -St. Augustine @ $1.00/SF $ 100.00 Irrigation $ 750.00 30 SF Concrete paving @ $5.25/SF $ 173.00 120 LF Concrete curbing @$10.50/LF $ 1,350.00 1-25-Foot-High Concrete Light Pole $ 5,000.00 Sub Total $12,008.00 Professional Fees-15% (Rounded) $ 1,801.00 Contingency-10% (Rounded) $ 1,208.00 TOTAL COST NEW $15,017.00 Say $15,100.00 72 Page 420 Total Value o.f Land and Improvements Acquired Land. Site Improvements Total $14,200 $1 5 , 10 0 $29, 300 VALUATION OF REMJUNDER AS PART OF WHOLE 500: VALUE OF THE REMAINDER AS PART OF WHOLE PROPERTY Improved Value Part Acqired. Remainder as art of the Whole $2,200, 000 $ 29,300 $2,170,700 73 Page 421 PREMISES OF THE APPRAISAL- THE REMAINDER VALUATION 640: PURPOSE OF THE APPRAISAL OF REMAINDER AFTER ACQUISITION The purpose of the appraisal of the remainder property after the acquisition is to form an opinion of the market value of the remainder after the acquisition. 680: APPRAISAL PROBLEM The remainder contains 37,679 square feet of land area. The part taken includes sod and irrigation, concrete pavement and curbing, 44 Coco Plum shrubs and two Royal Palm trees. I consulted land planner, Mr. Leigh Kerr to analyze the impacts of the road widening from a land use and site development perspective. The remainder building does meet the setback requirements for the existing building although the building will now be closer to the roadway. A portion of the landscaping along the north boundary fronting NW 183rd Street will need to be replaced as a result of the taking to allow for the continued use of the site. The required front setback is 20 feet and the building in the before is approximately 60 feet from the right of way. The taking is 5.42 feet at the widest area. The reduction of the setback (54.58 feet) still renders the property conforming for the front setback and legal non -conforming for certain landscape elements. Mr. Kerr indicates in his report that Miami -Dade County has an eminent domain article in their code (Article 1, Section 33-35 (4) (B). The code allows for the replacement of the landscaping and the property would be considered compliant with the provisions of the Miami -Dade County Land Development Regulations. He states any other non -conforming or non -compliant circumstances that may exist within the site and that were not addressed above are not caused by the acquisition and will continue to exist after the road -widening project is complete. Therefore, as a result, I will consider the value of the property as cured with the replacement of the landscaping. In order to value the remainder, I will utilize the sales considered in the before condition. 74 Page 422 SKETCH OF THE REMAINDER UNCURED SITE SIZE: Parent Tract - Parcel 119 - Remainder - rq „IN 1 :3rd STPFFT 1.21),ory 38,204 SF -- 100.00% 525 SF - 1.37% 37,679 SF - 98.63% 3 1 3 7 2 T 75 Page 423 PRESENTATION OF DATA- THE REMAINDER 730: DESCRIPTION OF REMAINDER UNCURED PROPERTY TYPE/ EXISTING USE: PROPERTY LOCATION: One-story free standing drive-thru fast food restaurant. The subject remainder consists of a commercially zoned site containing 37,679 square feet improved with an approximate 2,995 square foot freestanding drive-thru fast food restaurant building built in 2000. The improvements appear to be in above average condition and have contributory value to the remainder. The subject remainder is located on the south side of Northwest 183/d Street approximately 290 feet west of Northwest 47th Avenue in Unincorporated Miami -Dade County with a common street address of 4780 NW 183rd Street, Miami, FL. SITE SIZE: Remainder- 37,679 +/- Square Feet SHAPE: Basically rectangular in shape DIMENSIONS: Slightly irregular dimensions. See ROW sketch in the addenda and Mr. Kerr's sketch of the remainder. INGRESS/EGRESS: Access to the site is via three shared driveway cuts on adjoining parcels along Northwest 183rd Street and an additional shared access driveway located along the south boundary providing access to NW 47th Avenue. The subject has no direct access to NW 183/d Street. Please see ROW sketch in the addenda for an illustration. There are ingress/egress and driveway agreements between adjacent properties: Tracts A, B, C and D, of Gardens of Miami, (149-38). No changes in access occurred as a result of the taking. 76 Page 424 730: DESCRIPTION OF REMAINDER UNCURED (Continued) TOPOGRAPHY: FLOOD ZONE: The remainder property is generally level and slightly above grade with surrounding roadways sloping downward towards the right of way. Based upon visual inspection of the site and building as well as adjacent properties, the soil conditions are considered adequate for most types of development. Zone AE, Flood Insurance Rate Map Community Panel Number 12086C0109L dated September 11, 2009, with a base elevation of 7 feet. DRAINAGE: Similar to the parent tract. SOIL CHARACTERISTICS: Similar to the parent tract. UTILITIES: All utilities are readily available to the subject site including water, sewer, electricity and telephone. SITE IMPROVEMENTS: The remainder is improved with a one- story freestanding fast food drive-thru restaurant building occupied by Wendy's. The remainder site lacks a portion of a required landscaped buffer according to Mr. Kerr. Site improvements include a shared access driveway at the rear of the property providing access to NW 47th Avenue and there are three shared access driveways on adjoining parcels which the subject utilizes for access to Northwest 183rd Street. The remaining site improvements include 40 aaphait-paved parking spaces which include 2 handicapped spaces, exterior lighting, signage, security lights, a walled dumpster enclosure, concrete pavement including curbing, sidewalks, reduced landscaping and walkways. 77 Page 425 730: DESCRIPTION OF REMAINDER UNCURED (Continued) EASEMENTS, ENCROACHMENTS OR RESTRICTIONS AND THEIR EFFECT. OR LIMITATION: No unusual easements, encroachments or restrictions are known to exist. I have reviewed a title report and there are no known encumbrances on the property which would negatively affect the property. Typical easements for utilities, water and sewer and access agreements exist which do not adversely affect the property. I have. reviewed a Reciprocal Easement Agreement for Access and Ingress and Egress and Use Restrictions Agreement entered into on October 24, 1996 between Gardens of Miami Limited Partnership and Wilton/MGA Investors, Ltd. recorded in OR Book 17415, Page 2966. The agreement is for a portion of Tracts A, B, C and D of Gardens of Miami, according to the plat thereof, recorded in Plat Book 149, Page 38 of the public records of Miami -Dade County. I have reviewed a Driveway Location Agreement entered into. on December 9, 1997 between Gardens of Miami Limited Partnership and Wilton/MGA Investors, Ltd. recorded in OR Book 17912, Page 1260. The agreement is for a driveway along NW 183rd Street on Tract B, of Gardens of Miami, according to the plat thereof, recorded in Plat Book 149, Page 38. In addition, there is a Party Wall agreement dated February 17, 1961 and recorded in OR Book 2493, Page 621 and a mutual parking agreement dated February 17, 1961 and recorded in OR Book 2493, Page 614. Please see the addenda under 78 Page 426 Encumbrances for a copy of these documents. 79 Page 427 730: DESCRIPTION OF REMAINDER UNCURED (Continued) BUILDING: An interior inspection was not made available to me. The following information is based on the Miami -Dade Property Appraiser and my exterior inspection of the site. The remainder site is improved with an. approximate 2,995 square foot one-story freestanding Wendy's fast food drive- thru restaurant building. The CBS building was constructed in 2000 and is of above average cost quality construction. The building consists of CBS construction with a drive-thru lane. The, roof is a flat composition roof. The interior of the building contains ceramic tile flooring and carpet in the main dining area and tile flooring in the kitchen and two public restroom facilities. The interior walls are painted drywall. The doors are metal and glass. The windows include two sliding drive-thru windows and large glass windows in the dining area. The interior lighting consists of fluorescent lighting with a drop acoustic ceiling. The kitchen includes commercial grade refrigerators /freezers, microwaves, food prep stations. The improvements contain fire sprinklers. The building has central air-conditioning with compressors located on the. roof. The interior build -out consists of an open dining area, male and female restroom facilities, a customer service counter, a complete kitchen with stainless steel prep areas, commercial kitchen refrigerator /freezers, microwaves, twodrive-thru windows, food storage areas, storage closets and a small office. Overall, the improvements appear in above average condition and have been maintained. 80 Page 428 730: DESCRIPTION OF PROPERTY, PHOTOGRAPHS AND SKETCHES (CONTINUED CONSTRUCTION: CBS QUALITY: Above Average CONDITION: Above Average PHYSICAL AGE: BLT 2000/ ACTUAL AGE: 16 Years EFFECTIVE AGE: 10 Years REMAINING ECONOMIC LIFE: 50 Year Life/ Remaining Life-40 Years AREA: 2,995 Square Feet of Building Area (based on the county information) NUMBER OF UNITS: NUMBER/KIND OF ROOMS: An open dining area, male and female restroom facilities, a customer service counter, a complete commercial kitchen, kitchen food storage areas, storage closets and a small office FIXTURES: OTHER PERTINENT FEATURES: Not considered in this appraisal No pertinent features were noted. The part to be acquired includes 525 square feet of land area which includes a portion of a required landscaped buffer. Based on my review of Mr. Kerr's Planning Analysis, in the after condition, the impact to the subject site related to the road widening will be addressed through the replacement of some of the landscaping. Mr. Kerr met with Miami -Dade County Planning Staff regarding the subject site and project impacts. Miami -Dade County has an eminent domain section (Article 1. Section 33-35 (4) (b)) which applies in this instance. County Staff confirmed that the after condition/replacement of landscaping is permitted via this. provision. Mr. Kerr concludes that the remainder of the property and the current fast-food restaurant can continue to operate and remain compliant with the provisions of the Miami -Dade County Land Development Regulations. 81 Page 429 740: ZONING, LAND USE PLAN, CONCURRENCY The subject's zoning, land use classification and concuxrency are the same as before the taking. In an uncured condition, the remainder would lack a required landscaped buffer. Miami -Dade County has an eminent domain section (Article 1. Section 33-35 (4) (b)) which applies in this instance. The remainder property uncured would be considered legally non -conforming. The remainder would require a cure that includes replacement of some of the landscaping. The proposed acquisition would not result in the loss of any parking. 750: PROPOSED TRANSPORTATION FACILITY DESCRIPTION In the area of the subject, NW 183rd Street (Miami Gardens Drive) is a major, six -lane median divided east/west roadway in Miami - Dade County. Northwest 47th Avenue is a north/south roadway intersecting with Northwest 183td Street. The overall project is to widen NW 183rd Street to include a bike lane and modifying the turn lane at the intersection with NW 47th Avenue and upgrading the intersection with Miami Gardens Drive. A copy of the most recent right of way map is on the next page. The most recent construction plans show widening the roadway to include a bike lane and turn lane modification with roadway and sidewalk improvements proposed for this location. 82 Page 430 PAK: PAT 9,10,C1",, P'%A.LLL,, SAX,C,ARIS ,10 Tot 11,rifolf 7"72,,,CT, St7BJECT Rfailigegaghog 8 3 Page 431 775: EFFECT OF ACQUISITION ON REMAINDER tJNCURE The part to be acquired. includes 525 square feet of landarea which includes a portionof a requiredlandscaped buffer and the remainder condition would not have therequiredlandscape, buffer. A cost. to cure, replacing some of the landscape buffer is proposed with costs provided. by Gorsium, Inc. The reduction. of the required. landscaping in. my opinion doesnotnegatively affect. the overall aesthetics of the property. 84 Page 432 ANALYSIS OF DATA AND CONCLUSIONS- THE REMAINDER 800: HIGHEST AND BEST USE The remainder uncured consists of a site that is improvedwith. a one-story free standingfast food. restaurant. containing 2,995 square feet on a 37,679 square, foot site. 802: HIGHEST AND BEST USE CONCLUSION Thehighest and. best use of the remainder site as vacant. is for future commercial development. The highest and best use of the property as improved. is as currently utilized_ There is no change in. the before andafter highest and. best useand the analysis and. conclusions are the same. 85 Page 433 805: APPROACHES TO VALUE USED AND EXCLUDED In order to arrive at the, market. value for the property, special attention mu be given to the typical purchaser who, might. have an. interest in a. particular property. Market Value is the most probable sales price, whicha property will bringand this price depends upon. the typical. purchaser's reaction to thevarious supply. and demand factors that affect the market value. The. Appraisal Process is basically an economic. analysis consisting. of a review of the factors that affect market. value. There are three approaches to value to be considered in any appraisal, The Cost, Income and Market Approaches. The following is a brief discussion of each approach and its application. The Cost Approach is based upon the premise that a prudent buyer will pay no more for a property than it would cost to reproduce a substitute property with the same utility. The value of the property is developed by estimating the replacement cost or reproduction cost new of the subject and deducting depreciation then adding this depreciated reproduction cost of the improvements to the site value. The Cost Approach is generally less reliable than other methodologies when (1) land value is difficult to measure due to the lack of comparable market data and/or (2) the age of the buildings is such that depreciation becomes too subjective and difficult to measure. I have not developed the Cost Approach to Value, as typical buyers of these type properties are not weighing the costs and risks associated with development in their purchase decision for this type of property as well as the difficulty in estimating depreciation of the improvements. The Income Approach to Value is predicated upon a definite relationship between the amount of income a property will earn and its value. Although all of the appraisal principles are involved in this approach, the principle of anticipation is particularly applicable. The Income Approach is an appraisal technique in which the anticipated annual net income of the subject is utilized to arrive at an indication of value. This process is called capitalization and it involves multiplying the annual net income by a factor or dividing it by a rate that weighs such considerations as risk, time, return on investment and return of investment. The accuracy of this rate or factor is critical and there are a number of techniques by which it may be developed. The net income attributable to the subject property is estimated by a review of historical rental rates and market rental rates then subtracting vacancy, collection losses and expenses from the property's annual potential gross income. All of these figures are derived from the market comparison of property similar to the subject. 86 Page 434 805: APPROACHES TO VALUE USED AND EXCLUDED In order to arrive at the market value for the property, special attention must be given. to the typical purchaser who might have an interest in a particular property. Market Value is the most probable sales price, which. a propertywill bring. and this price depends upon. the typical purchaser's reactionto the various supply and. demand factors that affect themarket value. The Appraisal. Process is basically aneconomic analysis consisting of a review ofthe factorsthat affect market. value. There are three approaches to value to be considered in any appraisal, The Cost., Income and Sales Comparison Approaches. The approaches to value utilized in the remainder valuation are the same. as the parent tract analysis. 810: LAND VALUATION The subject remainder site contains 37,679 square feet of land. area. I have consideredthe same. comparableland sales in the valuation of the remainder land- A. summary chart of the sales follows. 87 Page 435 THE SALES ADJ7BTNENT GRID Date of Sale 2/11/2015 12/23/2014 SALE NO�.2 | SALE NO. 3 SUBJECT Z/5/2O14 Miami Gardens County Line Miami Airport Professional Car 8roup�,Inc. & Developers, Care Inc., LLC LENLLC LLC Location uatedSalea Con� na8mm Zoning Future LandCurrent Use Property Riq!hts Finan _ Conditions oySale Market T o) COMPARISONS ______ �oca�iom _ ______ _ 8ize/Ohape'..__ Zoning, Overo�[Comparison _ 1700NVV1831d Street, Miam� Gardens Group LLC West side of NW 271�1 Avanue'm/o NVV181u Street, Miami Gardens Capital Airport LLC 5911 NVV3@'^ 478ONVV1B3rd Stneet, Village Street, of Virginia Unincorporated Gardens Miami -Dade County Rectangular Rectanq4!a�r PCO'Planned GCU,Generol Corridor Commercia� Develop ent Commerce Commercial Vacant Vacant 0 0__ O D _ _ O 8 O �---- ��� O ___ $2&10 �3�.O2 ___........... _ _ Similar 8u ����� LargerLarQer_____ _ Gimi|orGimi|mr____ _ _Sirni|ar____ Superior _$26,J9 $31.02 � $27110101 88 810: LAND VALUATION (CONTINUED) ADJUSTMENTS PROCESS In forminq'. an opinion. of market value for the subject property, consideration. was givenfor potential adjustments for conditions of sale, market conditions, location, size/physical characteristics and. zoning. I was unable to derive any market - based adjustments based on a pairedsales analysis. A. review of the sales didindicate a range ofvalues for the subject property. The analysis of the remaindervaluation isthesame as in the parenttract as the conditions are similar, Please refer to the beforevaluation for the analysis of the land sales. CONCLUSION OF LAND VALUATION The comparablesites range in price per squarefoot of land. area from $24.61 to $31.02 per square foot of land area. The low end of the range is for the site mostsimilar in size (Sale 1) and the most currentsale in February of 2015. The upper end of the range is for a vacant non -corner site (Sale 3) located adjacent to the Miami International Airport on the north side of Northwest. 36'. Street. This site was purchased for future development. with a. potential mixed -use. This salewas a vacant commercial site at the time of sale. Sale 3 sold for $31.02 per square foot of land area. These two sales set. the upper and lower limit of value for the subject remainder property. Based. on the review, it, is my opinion that the land valuewould be. $27.00 per square foot in the remainder condition_ Therefore, I concluded. that my opinion. of the market value, of the remainder site as vacant as of July 13, 2016 is as follows: 37,679 Square Feet X $27.00/PSF $1,017,333 Rounded. $1,020,000 89 Page 437 835: THE SALES COMPARISON APPROACH The, Sales, Comparison Approach is based upon. the premdse that the, market. valueof. the subject remainder property can be estimated. byanalyzingsales of similar properties. The principle of substitutionis basic in. this approach as it implies that a. prudent person will not pay more for a property.. than. would be required. for. an acceptable alternative availablein the market. I have considered the Sales Comparison Approach. in. the estimation. of the remainder subject property as improved. I researched. comparable improved sales of fast. food drive-thru restaurants with similar locations along high traffic roadways and there were limitedsales of these properties so therefore I reviewed all sales of similar free standing fast food restaurants in Miami - Dade County and Broward Countyand the review and analysis of the sales are included. on the following pages. The, sales data. in the before was utilizedin the remainder and will be presented on the following. table. 90 Page 438 845 : THE SALES ADJUSTMENT GRID • • .•• • IImprovement Type Bale Price Unadjusted Price/SE BLDG Building Size (SF) iLand Size (SF)I Land to Building Ratiol, Zoning. COMPARABLE IMPROVED IMPROVED I . IMPROVED IMPROVED SALE SALE NO. 1 SALE NO. 2 SALE NO. 3 SALE NO. 4 Date of Sale 6/12/2015 3/16/2015 2/6/2015 3/3/2014 ILecatdon 165 NE 163'''I 2390 W 68'n I 815 W. 5810 N. Street, , Street, Hallandale North Miami Hialeah Beach Blvd., Beach Hallandale Beach, Browa rd Federal Highway, Fort Lauderdale, Broward County County SUBJECT 3/23/2013 4783 NW 183 Street, Unincorp. Mdamd-Dade County IIFreestandingIFreestanding Freestandingreestanding EreestandingI Fast. Food. Fast. Food Fast Food. 1Fast Food. DC) Fast. Food I - Taco Bell Wendy's K.FC Restaurant Wendy's Restaurant Restaurant Restaurant i Restaurant I Year Built $2,451,300 1,085.13 32,205, 14.26:1 B-2 1988 ADJUSTMENTS Property 0 Rights Financing 0 Terms Conditions o- Sale Market Trend (Time) COMPARISONS Location Building Size Land/Building Ratio Condition Overall Comparability Price/SF BLDG FINAL VALUE 0 $3,186,000 $1,029.40 $638.06 2,880 31,710,000 I, $1,850,000 01,605,000 $583.60 $535.89 3,170 2,995 18,589 62,472 35,270 37,679 6.01:1 23.20:1 11.13:1 12.58:1 C-2 B-G B-1 1993 1988 2003 0 0 7 0 0 Superior Superior Similar Smaller Larger Smaller Superior Inferior Superior 0 BU-2 2000 0 Similar Larger Inferior Similar Superior Similar Similar Superior Superior Similar Inferior $1,085.13 $1,029.40 T' $638.06 3583.60 $75 0 . 00 9 1 Page 439 850: ANALYSES OF COMPARABLE SALES ADJUSTMENTS PROCESS In forming an opinion of market value for the subject property, considerationwas given for potential adjustments for conditions of sale, market. conditions, location, size/physical characteristics and zoning. I was unable to deriveany market.- basedadjustments based on a. paired. sales analysis. A reviewof the sales did indicate a. range of values for thesubject property. The analysis of the remainder. valuation is the same as in the. parent tract as the conditions are similar. Please, refer. to the before valuation for the analysis. 855: INDICATED VALUE BY THE SALES COMPARISON APPROACH A value conclusion between $583. 60 and $1,085.13 per square foot was deemed to be most applicable and I considered a unit sale price of $750.00 per square foot to be applicable. I have considered the subject sale in 2013 in my overall analysis. The subject sold for $535.89 per square foot of building area. After reviewing the sales data, it is my opinion that a market value above the sale price (2013) of the subject property would be applicable and I estimated a unit sale price of $750.00 per square foot of building area. Therefore, this methodology indicated the following: 2,9 5 Sq. Ft. X $750 per Sq. Ft. = $2,246,250 say $2,250,000 The overall review of the sale prices and the unit sale price indicated a range of $583.60/SF to $1,085.13/SF and in my opinion a market value via the Market Approach to Value at $2,250,000 or $750/SF is applicable. 92 Page 440 860: THE INCOME CAPITALIZATION APPROACH Investment properties are normallyvalued in proportion to their ability topoduce income. Therefore, an analysis of the property in terms of its ability to provide sufficient net annual return on invested capital is an important means of valuing the asset. The market value is estimated by deducting all applicable expenses fromthe gross inoome to arrive at a. net income, which is capitalized at a. rate, commensurate to the risk of ownership of the property. Such conversion of income also considers competitive rates of return. and risk factors inherent to alternative investments. The analysis inthe remainder is the same as thebefore condition and is summarized. below. NET OPERATING INCOME Therefore, the, following roiionts the net operatinginoorne for theremainder property: Projected Gross Annual Income $134,775 Vacancy and Collection Loss-3% ( 4,043) Effective Gross Annual Income $130,732 Expenses ( 13,073) Net, Operating Income. $117,659 Basedon thereview of capitalization rates for this type of property and in consideration of the overall demand, location, vacancy rates in the area, it is my opinion that a capitalization rate inthe range of 5.0 to 5.7% would be applicable and in our opinion a capitalization rate of 5.501 would be applicable to the subject property. 885: INDICATION OF VALUE BY THE INCOME CAPITALIZATION APPROACH Dividing the net operating income by the estimated overall capitalization rate of 5.50% reflects a market value of the property as follows: Net Operating Iricorrr Capitalization Rate Market Value $117,659 5.50% $2,139,255 say $2,140,000 93 Page 441 890: RECONCILIATION VALUE INDICATIONS AND FINAL VALUE ESTIMATE The three approaches to value indicated the following.: Cost Approach N/A Sales Comparison Approach $2,250,000 Income Approach $2,140,000 Land Value $1,020,000 The sales comparison approach was developed using sales of improved commercial fast. food restaurant properties. The comparable sales varied in size, location, condition., use, etc;. however, the overall reviewof each sale and all of the sales led. us to myconclusion of the market value. The incomeapproach was also reviewed in myanalysis and. I was not provided. any current and historical lease information. therefore, I considered market rents in my analysis. The review of this approach. is market based and supported my conclusion. via the Sales Comparison Approach. The Cost Approach. involves the: estimation of the land value and the cost new with consideration given for the entrepreneurial profit, soft costs and an. estimate of depreciation. I considered the Cost. Approach. but have not developed this approach, as typicallybuyers of these type properties are not weighing the costs and. risks associated with. development in their. purchase decision for this typeof property. In myfinal analysis, I considered the value indicated by the Sales and income Approaches to be reflective of the marketplace for this property. In addition to the unit sale prices, I also considered the overall sale prices for the improved sales and in my opinion an overall market value in the range of the Income. ($2,140,000) and the Market ($2,250,000) would be applicable. Income properties are generally valued under the development of the Income Approach and the Income Approach supports the value indicated by the Sales Comparison Approach. I placed equal weight on these two approaches to value. As a result of my review, I am of the opinion that the subject remainder property would have a market value in the after condition of $2,200,000. Therefore, in my opinion the market value of the subject remainder property in the after condition as of July 13, 2016 would be: AS IMPROVED TWO MILLION TWO HUNDRED THOUSAND DOLLARS ($2,200,000) AS VACANT ONE MILLION AND TWENTY THOUSAND DOLLARS ($1,020,000) 94 Page 442 900: SUPPORT FOR DAMAGES/NO DAMAGES TO THE REMAINDER In theafter condition, the remainder landhas been reduced by 525 square feet. which includes a portion of a. required landscaped. buffer. The building improvements have not. been. negatively affected by the, proposed use of thepart taken after a cost to cure. According to Mr. Kerr's Planning Analysis (in the addenda. under planning analysis) , the remainder requires a cure that replaces the landscape buffer. 1 reviewed. the attercondition with Mr. Leigh Kerr for anypotential cures and. it was his opinion that a cure could be implemented. for the. landscape buffer and restoring the concrete curbing. He, stated theproposed acquisition would not result in the, loss of any parking. The valuation of theremainder does include the cost to cure as estimated by. Gotsium Inc. and included. in the. addenda. The cost to cureis to provide thereworkingof the irrigation system and. restoring the concrete curbing.. Therefore, the subject property isnot damaged if this cure is implemented. In my opinion, the market value of the remainder property, as currently utilized is $2,200,000 and a cure is feasible. Therefore, the subject remainder is not considered damaged with the cure implemented. The remainder value uncured indicated a market value of $2,200,000, while the remainder as part of the whole property was $2,170,700. Therefore, the property is not considered damaged. 95 Page 443 910: COST TO CURE DAMAGES The cure required for the property is reworking of the irrigation system and installationof new concrete curbing. These items were valued. by. Gorsiurn, Inc. as reflected. in the report. inthe addenda. Nunno Builders, Inc. provided the cost new for the light pole. The following. summarizes these costs. Roystonea regia- Two (2) Royal Palm @201-251 OA.HT. with 13!-18' GW @$25.00/FT 31 X 25.0 X 3.0= Chrysobalanus icaco- Coco Plum 44 Shrubs @ 3.5'HT.7 Gal. Full 2.25'OC. 44 X 17.50 x 3.0= Irrigation Rework System Concrete curbing 110 Linear Feet x $ 1.25/LF = 25 Foot Concrete Light Pole One. @ $5,000 Mobilization For small job SUBTOTAL: PROFESSIONAL FEES ..51 (rounded) CONTINGENCIES 101 (rounded) TOTAL COST TO CURE: $ 2,325.00 $ 2,310.00 $ 600.00 $ 1,260.00 5,000.00 $ 1,000.00 $12,495.00 1,874.00 $ 1,250.00 $15,619.00 The costs above reflect the costs and include professional fees and contingencies for the contractor, but does not provide for the management and coordination required by the owner. Therefore, I have. added on an additional 201 for these owner related costs indicating a total cost to cure of $18,743 ($15,619 x 1.20) 96 Page 444 910: COST TO CURE DAMAGES (CONTINUED) 01 the items in the cost tocure, thefollowing were paid in the part taken: concrete curbing, two palm trees 44 shrubs and. one light. pole. These items had an adjusted cost new of $13,619. Therefore, the net cost to cure would be. $5,200 ($18,743-$13,619 $5,124 say $5,200. 920: SPECIAL BENEFITS A general benefit wil1 be experienced by all of the properties located along the newly widened. Northwest 183 Street corridor. No special benefits will be accrued by the subject property. 97 Page 445 995: SUMMARY OF V S PARTIAL ACQUISITION 1. Before Property $2,200,000 2. Part Acquired (Land/Improvements) $ 29,300 3. Remainder (As Part of Whole)[1]-[2] $2,170,700 4. Remainder (Appraised, Uncured) $2,200,000 5. Damages (Total, Uncured)[3]-[4] 0 6. Special Benefits 0 7. Damages [5]-[6] 0 FEASIBILITY OF COST TO CURE DAMAGES 8. Remainder (Appraised as Cured or 43) $2,200,000 9. Remainder (Appraised, Uncured) $2,200,000 10. Damages (Curable)[8]-[9] 0 11. Damages (Incurable) [7]-[10] 0 12. Cost to Cure (or Reestablish) $ 18,743 13. Improvements Cured but Paid For in [2] $ 13,619 14. Net Cost to Cure [12]-[13] $ 5,200 Rounded (*If [14] is equal or greater than [10], cure is not feasibde; use [7] in. Summary) SUMMARY OF COMPENSATION- partial acquisition Part Token [2] $29,300 Damages, Incurable [11] 0 Cost to Cure, Net [14], or Minor $ 5,200 TOTAL COMPENSATION $34,500 98 Page 446 ADDENDA Not included due to the size Page 447 Miami Office: The Urban Group, Inc., 3811 N.W. 21 s' Street, 2: Miami, FL 3314 Office: (305) REAL ESTATE APPRAISALS REAL PROPERTY MANAGEMENT Request for Qualifications o Add Members to General Appraisal Services Pool No. 762383 Form B Price Proposal Schedule Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 Ze,.5e'cto, `"G?J° 4,1e„?Ks" Forr B — Price Proposal Schedule Page 448 FORM B Price Proposal Schedule General Appraisal Services INSTRUCTIONS: The Proposer's price shall be submitted on this Form B "Price Proposal Schedule", and in the manner stated herein. Proposer is requested to fill in the applicable blanks on this form and to make no other marks. PROPOSED RATES Proposer should list in the tables below not -to -exceed hourly rates for personnel proposed to provide services as stated in Section 3 of this Solicitation. The rates shall remain firm and fixed for the initial term of the Contract. The positions identified in the following table by the Proposer should be the same as the personnel identified in the Proposer's Information under Key Personnel and Subcontractors Performing Services. The City expects that these personnel will be performing the services as needed under any Invitation for Quote. Name Title Robert D. Miller Sr. Appraiser Harry Newstreet Sr. Appraiser Barry Lazarus Staff Appraiser Giselle Pinares Anna M. Blanco Researcher Researcher Proposed Hourly Rate for Appraisal Reports 170 170 130 90 90 Proposed Hourly Rate for Additional Services (Le. Expert Testimony) 195 195 130 90 90 Proposed' Hourly Rate for Reviewing Reports Proposed Hourly Rate for Appraisal Consulting Services 70 170 130 90 90 170 170 130 90 90 Notes: 1. All out-of-pocket expenses, including materials, employee travel, per diem, and miscellaneous costs and fees, should be included in the Proposer's price, as they shall not be reimbursed separately by the City. 2. Notwithstanding the rates above, compensation to the selected Proposer shall be based on the projects assigned. The selected Proposer shall not exceed the maximum hourly rates when calculating fees to provide the requested services. Page 449 . Proposer may attach another sheet if necessary. Page 450 REAL ESTATE APPRAISALS & REAL PROPERTY MANAGEMENT Request for Qualifications to Add Members to General Appraisal Services Pool No. 762383 RFQ Section 2.11 - Insurance Requirements Miami Office: The Urban Group, Inc., 3811 N.W. 215' Street Miami, FL 3314 Office: (954) 461-3633 Corporate Office: The Urban Group, Inc. 1424 S. Andrews Avenue, Suite 200 Ft. Lauderdale, FL 33316 Office (954) 522-6226: Fax: (954) 522-6422 p bUc es 7:7rte RFQ Section 2.11— Insurance Requirements Page 451 AC R©® CERTIFICATE OF LIABILITY INSURANCE DATE(MM/DD/YYYY) 12/19/2017 THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE, CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE, ISSUING INSURER(S), AUTHORIZED ''RESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. ,JORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s). PRODUCER Sabal Insurance Group 1000 E Broward Blvd. Ft Lauderdale INSURED ...... FL 33301 The Urban Group, Inc. 1424 S Andrews Ave, #200 Fort Lauderdale FL 33316 CONTACT Jennifer Chin NAME: PHONE (954)828-9948 _ _....... (A/C, No, Ext): E"MAIL admin@sabalinsurance.com ADDRESS: FAX (A/C, No):,,,,, INSURER(S) AFFORDING COVERAGE INSURER A.Lloyds of London INSURER B:Progressive American Insurance INSURER. C :Amtrust North America INsuaeRp:Old Republic Surety INSURER E : INSURER F : 4)828-9449 COVERAGES CERTIFICATE NUMBER:2017-18 Liab & WC THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE F` OR THE. POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER (DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS, INSR TYPE OF INSURANCE ADDL SUBR _..... ...... --- POLICY EFF POLICY EXP -....... ...... .._.... LTRINSD WVD POLICY NUMBER IMMIDDIYYYY) (MMIDD/YYYY) LIMITS X COMMERCIAL GENERAL LIABILITY ........ EACH OCCURRENCE $ 1, 000, 000 ......................... A CLAIMS -MADE X OCCUR DAMAGETO RENTED --- -- PREMISES 50,000 occurrence) $ _.... _.. ......... MPL1570978.17 6/1/2017 6/1/2018 MED EXP (Any one person) S 5,000 _.. _. .............. PERSONAL &. ADV INJURY $ 1,000,000 GENL AGGREGATE LIMIT APPLIES PER GENERAL AGGREGATE: $ 2,000,000 PRO- ... ....._ X POLICY JECT LOC PRODUCTS - COMP/OPAGG $ 1,000,000 OTHER. Deductible $ 5,000 AUTOMOBILE LIABILITY COMBINED SINGLE LIMIT $ 1,000,000 (Ea accident) ANY AUTO BODILY INJURY (Per person) $ ALLOWNED X SCHEDULED D3177579-3 ..-... ....... __ _.. _... AUTOS AUTOS 7/1/2017 7/1/2018 BODILY INJURY (Per accident) $ -- NON -OWNED PROPERTY DAMAGE ....... HIRED AUTOS X $ AUTOS {Per accident) UMBRELLA LIAB OCCUR EACH OCCURRENCE $ EXCESS LIAR CLAIMS -MADE AGGREGATE $ DED RETENTIONS $ WORKERS COMPENSATION PER OTH- AND EMPLOYERS' LIABILITY Y 1 N: x_, STATUTE ER ANY PROPRIETOR/PARTNER/EXECUTIVE E.L EACH ACCIDENT $ 100, 000 OFFICER/MEMBER EXCLUDED? N 1 A -- - --- C (Mandatory in NH) AWC1084776 6/1/2017 6/1/2018 E L DISEASE - EA EMPLOYEE $ 100, 000 If yes, describe under _ ....,... ...... _... ...,.. DESCRIPTION OF OPERATIONS below E L. DISEASE - POLICY LIMIT 8 500,000 A Prof Liab:Retro 12.15.09 MPL1570978.17 6/1/2017 6/172018 $10kDeductrble $2Mper $2Magg D ERISA Bond W150271026 10/26/2017 10/26/2018 $100k DESCRIPTION OF OPERATIONS 1 LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required) certificate holder is included as additional insured with respect to General Liability Insurance, as required by written contract CERTIFICATE HOLDER CANCELLATION City of Miami c/o Procurement Department 444 SW 2nd Avenue, 6th Floor Miami, FL 33130 SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE, POLICY PROVISIONS. AUTHORIZED REPRESENTATIVE Tan Norris/TAM ACORD 25 (2014/01) INS025 (201401) ® 1988-2014 ACORD CORPORATION. All rights reserved. The ACORD name and logo are registered marks of ACORD Page 452