HomeMy WebLinkAboutItem #08 Approval of Bluford Avenue Drainage Project Purchase Agreement - Brown PropertyI wkm � Z/�
OCOP_ P
'Io,ida
AGENDA ITEM COVER SHEET
Meeting Date: March 4, 2014
Item #
Reviewed By:
Contact Name: Stephen C. Krug Department Director:
Contact Number: 6002 City Manager:
Subject: Bluford Avenue Drainage Project Purchase Agreement — Brown Property.
Commissioner Johnson, District 3.
Background Summary:
The City Commission approved the acquisition of right of way required for the Bluford Avenue
Stormwater Project at the November 19, 2013 meeting, authorizing the Attorney to make the statutorily
required pre- condemnation offer letters at the appraised values and then proceed to eminent domain.
Ms. Karen Brown, Parcels 101 & 701, has agreed to accept the appraised values for both parcels
totaling $7,310.00.
Public Works recommends the Commission approve the attached Purchase Agreement in order to
continue the property acquisition phase of the project. This is the second of five acquisitions required
for the project. The property acquisition is adequately funded in the project budget.
Issue:
Request the City Commission approve right of way purchase agreement for the Brown parcels required
to construct the Bluford Avenue Stormwater project from Columbus Street to 7 Street.
Recommendations:
Recommend approval of the Purchase Agreement for the Brown parcels, nos. 101 & 701, at the
appraised value of $7,310.00, authorize the Mayor to execute the Agreement and to authorize Staff to
take all further action necessary to close the purchase.
Attachments:
Doty Solik Law Memorandum, February 20, 2014, Bluford Ave. Improvement Project.
Purchase Agreement — Brown property, Parcels 101 & 701.
Appraisal — Brown property, Parcels 101 & 701.
Financial Impact:
The property acquisition is adequately funded in the Stormwater Division budget for the project.
Type of Item: (please mark with an `k')
Public Hearing For Clerk's Dept Use:
Ordinance First Reading Consent Agenda
Ordinance Second Reading Public Hearing
Resolution Regular Agenda
X Commission Approval
Discussion & Direction
Original Document/Contract Attached for Execution by City Clerk
X Original Document/Contract Held by Department for Execution
Reviewed by City Attorney N/A
Reviewed by Finance Dept. N/A
Reviewed by ( ) N/A
2
Mary Doty Soiik, Esq.
407 - 367 -7868
121 S. Orange Ave., STE 1500 msolik @dotysoliklaw.com
Orlando, FL 32801
MEMORANDUM
TO: The Honorable Mayor & Commissioners of the City of Ocoee
FROM: Mary D. Solik, Esq. p>
Special Counsel V_
DATE: February 20, 2014
RE: Bluford Avenue Stormwater & Utility Improvement Project
Pursuant to City Commission direction, offer letters to purchase the necessary right -of -way
for the referenced project were sent to the 5 affected property owners in late November. We have
received a signed Purchase Agreement from Karen Brown, one of the affected owners. Ms. Brown
has agreed to convey her property to the City at its appraised value of $7,310.00. The Purchase
Agreement is attached.
RECOMMENDATION
It is respectfully recommend that the City Commission approve the attached Purchase
Agreement and authorize the Mayor to execute the Agreement and to authorize Staff to take all
further action necessary to close the purchase.
cc: Steve Krug, Public Works Director
Scott Cookson, City Attorney
III 'RC IIASF' A( ;RF' FN1F';N
i his }'urrhasC :1,tleenleni ( the - Aprcern 'rlt "Y in rll t �e and Gttt�r i irnt�, tl�i ;
iato tll 201 h) anti het"em Karen 11. l rowi, still€ sc address is 452 S
Iliutc) r•(] . ( ),t)cc'_ 1 1. 14761 -_'77 t I Iicrcil ahcr rclerrcd to <I the - Sc IIcir ). and the
('rui m ()('m 6I i lc M& Illunkipal 0111) c!rati1,11. "IMSc AItlrc,S !, 150 NOW)
I akc.•,llclrc: DT t oen Fk wida .12761 thcreinaltcr referred to 1, the ' °( it %')
1\ I'F'NF':SSE "I "I1;
the 'tiler is the cic +ner 01 Iee ,inlllle title 10 LCfILIirt real 1
Amecl in ()range ("cltlill,4 l hulla. as nitwe panicukarl) described in Exhibit "A " (the
l'rtrlle!t� "l. and attached herestl and by this refir rIcc made a dart hereld: irk
m1vla., \w, the ('it) is a I kclrida municipal owllllrrltion ANT I, wtthm/M w
>.crclse Ll?ncicninatitl) 1)ov%\ers pu- 'srl.ult to Ch.rptt „ r 106, I mid
\\11VRF :vs, the ('it` is !15tt'tictitl' tilt Iilutm l-1\clue' `,trarnmiltcr and I'tihly
IIII!11+ AOMCIII I'I"I!t'k I ItIIC .. 1' alld HI C'OMICCliom therccc Ilh I'lcc,k I1 ) %1�' tilit'�` tn)m
Ole `idler title tcl the k'rlrpm) ttlr skmn"Mcr. utility. mid madwy Pt1r1NISCI: ;ttld
\\ 11F• RF -AS, the (W has ad\ i. t,i Scher thal If tllc' ( its' and thc� `elkcr dtl Ilm
enter hull in tlr ?FeCInCIlt fill the 1)tlrcIldsc and sale ill' the PrOpcllti that 4hr (lt� intends tcl
, its vt N(:i tll t:'Il inclit dllilla:ltn to o:01 .letllll it I`e1.10il'C l IllterC',1 ill th PIO1)cll�: ;l )d
\\ 111' 1tEAIs, I. IIIIder IIII II o)t I oIIi,icIIIIIation, US a arc.'A w I "I we I'r +llvq
l +: tkll.' ( ItN, w.nd tnl' t... Ity Ilan aLrccd !rs the I lvpert \, tw, - c! v ;lll'% lid all
!1711?rt''te!nt nth. titruourwN. 14tt!re, aInd opl}ttrtlti "!la;tnc,:N tllerch "n Oh lenns aMI O?tltlltk,,,
,tastes Mao.
NOW, `FHEREFORF,, in consideration of the rnarltkc,w and 1a he i2ood and
\aluahle Con"idcratinns exchanged het\wefl the 1iarties 11c;rr lo. the ttcc :ipt and suiiicic110
cat'\\hich IS IuCrch\ c CkIIr dic parties hcn:l o aprcc as t'rallo,� s.
I . Recitals l he ahu\ c recitals are true and correct and are Incorporated
herein }'\ rcl cllcc.
Fhe 'F'lle PrupertN . Seller, tinder thrcal of
c't7ncic�nlllatilan.
:wi4 Qc•� to ' cCll and tllc: ( avrec to purchase. 101 the purchasic price ;u1d tall Ills tCHII', ,11113
ctnchtic+n� is ercill ,el l arlh. the Propl : t\ , woethcr \\ 1h all tenement }lercdltal11cl1t".
MIPI %clllel "lt';. "tnlctul"c';. tMures. tree, 'shrtlhher roads I tIld e;iwz "Ilierll�. ;il)lat,l1 11MIle,
illcreto and slit cal the `oiler`. ri;;llt. title, .Ind illterc;t 111c'rcin I tle ""elicl '�Ilall c'om e\ to
tllc Cm Illarkctalrle, lec "inl}ale lite I1, the PIcrlaert\ h} S11CCi,11 ��;tr ".1nt ' dQQd 1'1°cc ;1lld
c1cat of all Bell". T)wI "1QcS 11111 c, �nc-alnahranres. c��Accpt liar r"��trir'tI�71uw. r1� cr�.itlntl� arlcl
C'.l"elllenl" of record. Ii 'Im I lle 111"umlicill (d c0H\C\;iIIC " 411:111 tr;111"tcl ;di OI filler"'
Interest In and to all I1111?rl)\erllerIIS, II\1L.it "r.'), l' ;ltielllenIs, lrec", �'IlrtIhhel' \. rlLthIS-c \; \.
..,x� :4 ,l.,l- .,R„t. :�,, :..,.•..•- r,..l�.P,.•.�n, ..,� , .,-, -.� „en -� t., fF,.� I °r..,r irae I3ntin�
\itlt>t,t Iinlilatit >rl ()l'the ttare tairl,4, ;III right” title and illtcre,l ot SiMcl M and to ;111\ land
vinz iu the bed eat any strect, alley , road or avenuc I hel arc or after v acatlon theretal'. and
\\nether prc\lou"l\ AmllklollCd tar \ae.Itcd tar hercal'ter.Ihandchrled err \.lc'atctl
Purchase Price The l'urcll,l�e I'rtcc tear 1111 1'rtalaert\ h;lii lac tiF ° :� I °;\
"I'11f1t'SAN''D 't'lIRE4, 11UNURED TEN AND N(.)Illlll F)()F.LARS (V7,310.00) Ilhc
Purchase Price"). the partic" hereto acknoa Oed�.�e ;ind wrec tll.lt tic Purchase Price:
Eat CurlStitutc� i Ill I c'ttnll7cn1athIll Ica the Scllcr Ithr the v,lido 111 the Properly ;md the
IC;,L Lillt d,lrrhaae, it .trly. Its the Iclhl.ltl1cier ttt the lamk adM;lccrtt lhrrettt o%% the
Sclicr: (h) includes foil coliipcnsation to the `yeller tart all tret:s, ,hruhher% and other
irnpr vlllctit, t'n the Prchcrl�, all of �shich rtta� he removed b\ the Citt, in coltncetion
"Ali the Pniect: and (cl inclt.rele, Loni vwitkm and rciniht.rr °scnierit It) the ; ellcr for all
,o t, and exp enses hwuned ox ui he incurred incident to this greenietit and the
hereof, including but not Imbicd to attornc" tee, avid appraisal 1re,.
4 ( uAng Qgti Ax 1'rorathn Ilie (')ts , hall liar a ll closing cost,
a,sticrattcd ccltii tilt, Agreement. Incfudin� all moTdiIQ tee, and t.it omientarc -tanip
taxes relartilig it ,rr resrrlIim- from the traiisier ul� title: to dice (.'iiN tit dic Pit �hcri� Rcal
}inTemy taxes in c otincabn wtii the convcynice of the I''rtr wm> shall be gar "ated as tit
tilt date of the acceptance of [lie ctrm C\e Inec hr the Ot\ and the proralcd allictcnit shall he
paid h) the 'yeller and shall he esc o"cd in acct +rdwice Wh the p ",c Kwns of Scctrtrn
1w) 95, WWI WI Sla :lute,.
Maintenance of ;Access l hrom -diout tite I'lolc t. the f 'its \c ill Inari;ita ill
for Scller', imiclit access tt, the aQALent lands trccned b, the Scller w to the dmv hercol
,tl,., ,AI - „< I ,..,,•I " r u.- 1.t, h „k.,-%OT' tt,::tt tho ti.•IIor- .t. €,tt, ih�il tIic,c ri, <tc Iit
tt mporarr`. period, during Mlich t cc%s hi the I'arcm I mct may he lonl rerouted
,lire It' Ctln,trilCtit aSCri% IIICS u, - ,OL'i lte(.I V\ Ith IhV Pk � j CC I
6 - ('Ir_rsir Clo of title for the Propcity AN take hlacc at the r thus t,1
'scott Ctu,kmm. ('its Attorncr.'shtrt`held, I.trc \retain °ikon. I'.1 . IOmi I.e ion I'lacc.
Suite Alt . C}r wkht. I Ittrlda on ,” hctt,rc .iuric 01 2014 l he (. W, Ie{:A Ownsel AW
tic 1—c Iq),nsihic for the Iir`cparatittn of all closin dt}cun'cr alt the ('k% exl clrsc
Additional Docun►entation In comicction ccith the of the
t'ropert� the Sclkcr° �lia,i ,:wcrttc .itch clti,inw "itwumenti as nim reamotiabl`+ be recfit rctl
11\ the Cit1 1nehAng but ntg hnittell it.) a standard last "il'l wdien alhdmit. a nwi -l(w i !n
�er'tllie<itit)17, and it c°lt)sing swicil7enl
S _ I of 1'rurier, Mur in (`losing Fn.nn the spate hereof tl'lrt)ugh the date
t)f acquishion of Tile Hipiertj. be Qq thrtnigh its connihams.. contractt)rq and
chit lot t :s. tt 111 he "w hi are hereby malwacd it) enter upon the l'ri. p?erty Ior the p irrp w cs
ha %hg scientilic Westigatitu. %mcling and (lie takuil„ u1'st.sll in rt)Itt�ICLIlon
kith the I'loject. \n\ burin' Ii As nlatic W the (W shall lit~ %;,rtmuptlti Sled aml packed
tt) tilt• surroun pin -: c;arth Iec el b� the Oty
4. Furdwr Docunienhah"it lie panics agree that at anytinic A)lhavine a
request therefor br (lie other Dart). each AN execute and clelicer it) the tjthci party ,w:h
I rihcr tl( )C III Iit•1'IIN and intitr4lnlcutti. in 1 1 1 - 111 and tillhtili III CC reasonahl, 11CLessar`• it)
€ n!IT - ill arltl or ellecluale the oblink"M of either p>arl� Ilerel.ludcr and tilt' tt)IitiLlitil7ltllioll
ti , 111,: tran`+aoIons conlenlplated hereh�. t he prov isiow, of this I7ar,1�,ra['h shall sun ov e
Ow A&,
,
it) 511i llwv r vmmn"• ILoh Ih,.• (` O am t" tix 1IA t f €.,il t tt,.° tltx riirtkt s,,
c:il "ve the terms and at)ntlitions of this .' gwernov by an actit)r�i for sp ccrire p ci torulallcc•
I I . Thug of EEssence I idle is 4 the essc i e for this 1-:1c'- �111eill and ill lhc:
j"crlt7rRliineC tII all e( )I It liIIons. GoV'CI)ants, ILCkI U lrenlerns, I)hliL!' and 11 lrrailIICS It he
p)el f orrnt•tl ()I sati hwd k)c the parties hereto
1'. Aut Anicllidnient i 16N \pevl77ent tE +nstitlltt , lilt° 0114c.
aw•rmnierlt hemcc•n the parties. and supk-rscdcs all prey iolis tliseutisit)Ils, tlnt.lerstandin'',s
lritl ,1,�rt•er77erit:., ticit►l respect. ti) th�� .slil�je�t rt7attc�r lleret)C \i7lentll�lenis I„ lr7tl ze,ritt•r•,
cil the Agiccrrlcllt shall lit Illadc h� lilt- llartic!, crllle III \critinl! h\ 10111111
;UT1rt11tTTetat.
Applicable C, ,r� I lli A Shall be ec,lr:,trued and ilttc i preted Ill
IcC:C!I "ci InC l \\ 1111 the lil\1 ti to the "rlatc "i I lon'kh,
Disclosure of I3crtci wcial Intetrest C'clntc I II 11ur,lltc;utr'i \\ ith the VXCO lticltl
crt this 11:reemerlt. Seller ~hall deli\ cr trt the (`it \' :I puhlrc di4�'Iw Life ,'I it', hencticial
rr\ \licr Ilil1 \\ ilieil Nhall corillll\ will the rccluirc•nlef)t, u:t lirr °th in ` t- cticrll 286 21 . 1 1,�ridil
;tatutc�_ i hi.:tiLrcelaleIlt ccrtlstituteS a MAIM) fwticc Iran, the (itv tes `�cllc'r 1"cytic�tlrltr.
the Cr11M 111in1� Seller that Sueh ch� nlul,t he Illadc udder
OdIl1. Stlbwo to the Ilerlaltie:s pre4cllhcd ful pcljtarc.
1 Successors and AssiLUs I hi :1�L'ICc1Ilent Sha11 he hindHIL Ill)cln ;Ind IlllfrC
ttr the henetit of the 11,11'11ey hereto. thelr rc. Icgal rcpreselltati \c:. �uccew clrs, 11C'Ir
,111c1 asi_r1
l N'CL- chalet Price to ht. \Without Prciudic€ I he prtr icd
h��r� it, �:u, r,�•p,���tintr�I I„ t11 1vnrti I, tl,<• I1 �,( a t. +t.,l rrr,.• l� tt, lr,r,hcrtk, ;snal W,I, <,II
he \\ithctut l)le,juciic:e to illlr pain, and inachruswahlc I II :I11\ ccir &VIII Itrrrll protcedrrlua
\011ch filight hercinatter he hr,rlq2h1 it thlti tralltiactltm is 11trI ck)"ccl tt)r ;In\
1 Iittte f�►r Aecetrtancc I he `elIC1 i< ir 11) 1\ ex CC Ill Ill i..S
\greetllcnt prior to apllrcr\ al h\ lilt: C'il\ , lir "I.r\ ideci. 11( C\ er. t11.0 1 11 tllc c\ cllt t11( ( "it\
J )Ce Iwt apps - oa c anti c.xecutc "his AE'reenlcn1 Url err hc!`iilc• Varch tll�l, t11c11 tllc
Sel It: r•, clicclrlic)II herccrl' 41all ht. autoillatic:II1\ 4: 111HIIaled and tilt
1111111ediiltel\ return to th,,. ~tiller tilt exect:tecl crrf in:d ll rent
I S. E Ife c It i N c Da It C. , I I I c 1 1 1 . cc ti \ c I ),11C of llli.< AL�rc,:Illcilt diall be the date
that it is c\ccutcd h, the ('its and such lac shall he insertcci 111) t1• I'l page ol• this
Agremem.
105 NVUENESS NVIIFAU`�()F, the parties llel haVk. d111% 0 Cclltcd flik
"Lll!'M I W I I t . 1 1 ) I'VO I I I I C L I T I i � k: a� o l , I I I c k I ; i t c anal % : ; I I . 1 abi s \ c w r i t t e n .
Si��Iicd. scaled and clrliccrcci
SELLER.
KAR, �1� �, I P'lW( AVN
pis ne�J.. ;caJctl and dcli�crk:d
III 111• presence k)l
C ITY:
CITY OF (WO•A a I lol ido mullicillal
Col
1h:
M
NUCK
110h
Cit% (lcrk
\ 1 1 1\ ti]: 11.
0
I-or LISC MId rellMICC 0111\ h the (")t\ of
)•oee, Florida, Approved as to 101 - 11) and
11L V, 1111N 111k tLl\ of
iEl
-kill ROVE 1) BN I [IF OCOEE CITY
CONLMISSION AT A NIFFAAM;
III LD ON 1
201 VNDFR AGENDA ITENI NO.
N
r
t r
A a y
v c d'° %
J L
t. Z
e c ta
ev C !
YR 4 i
y
i r i
SURVEYORS REPORT
EXHIBIT A
Page 1 of 4
10) 3W41 • I •
F() p
()I F� 201:) Kp
Zx
AND MAJINNG CORPOKATJ0h
ti'a W All Anirrirem Hnulevnpj
N )Ki 4 7 1 :.9
4141
A ME, f i c F
0 OCOET
L %
I
THIS IS NOT A SURVEY.
A a y
v c d'° %
)e s
e c ta
ev C !
YR 4 i
10) 3W41 • I •
F() p
()I F� 201:) Kp
Zx
AND MAJINNG CORPOKATJ0h
ti'a W All Anirrirem Hnulevnpj
N )Ki 4 7 1 :.9
4141
A ME, f i c F
0 OCOET
L %
I
THIS IS NOT A SURVEY.
EXHIBIT A
W z I
LL-
POINT OF BEGINNING Page 2 of 4
YA 44 Lt H7 0 • 0T i8,
iJ
7TH STREET
A
LOT 28, BLOCK 4
TOWN OF OCOEE
PLAT BOOK "A", PAGES 100-701
ap
QL- ER-D- 84"0
CJ
Ca
LJ
M U-
0
<
z
C) C
m
�w a
0,
LOT 36, BLOCK 4
TOWN OF OCOEE
PLAT BOOK "A7, PAGES 100-101
0
tyt
o
d
nz
C)
0
C13
AND MAPPING CURPORATION
( A;'I Anwricon Boulevnrd
V4.ridn 3. 811 =3 15
c40*'), 'Y' WOM f,%xf4X,'l,-'9,,' 0:41
APPRAISAL OF:
PARCEL Nos. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
PREPARED FOR:
CITY OF OCOEE
C/O MS. MARY DOTY SOLIK
DOTY SOLIK LAW
121 SOUTH ORANGE AVENUE, SUITE 1500
ORLANDO, FLORIDA 32801
PREPARED BY:
DERANGO. BEST & ASSOCIATES
REAL ESTATE APPRAISERS, ADVISORS & CONSULTANTS
160 1 EAST AMELIA STREET
ORLANDO, FLORIDA 32803
(407) 895 -6650
DANIEL R. DERANGO, MAI, CCIM
CERT GEN RZ 1054
13 -184 Parcels 101 & 701
DERANGO, BEST & ASSOCIATES
PROFESSIONAL REAL ESTATE APPRAISERS, ADVISORS & CONSULTANTS
1601 EAST AMELIA STREET, ORLANDO, FLORIDA 32803
October 28, 2013
City of Ocoee
c/o Ms. Mary Doty Solik
Doty Solik Law
121 South Orange Avenue, Suite 1500
Orlando, Florida 32801
RE: Appraisal of the Brown property, Parcel Nos. 101 and 701 Bluford Avenue Project,
Ocoee, Orange County, Florida.
Dear Ms. Solik:
We have personally inspected and appraised the above referenced property and proposed
acquisition by the City of Ocoee for the Bluford Avenue Project. The purpose of our appraisal is
to estimate the market value of the property to be acquired along with any associated cost to
cure or damages which may accrue to the remainder property. The intended use of our
appraisal is to assist the City of Ocoee in negotiations with the property owner for the
acquisition. There are no other intended users or uses for our appraisal.
Our value estimates, which are documented in the attached report, are summarized as follows:
Value of Taking
101
701
Total
Use
ROW
TCE
Land Value
$2,985
$1,102
$4,087
Improvements
$3,223
$0
$3,223
Damages to Remainder
$0
$0
$0
Cost to Cure Net
$0
$0
$0
Total Value of Acquisition
$6,208
$1,102
$7,310
Effective date of valuation October 21, 2013.
The values cited above are subject to the assumptions, limiting conditions, certification
statements and definitions presented within the attached summary report.
Sincerely,
DERANGO. BEST & ASSOCIATES
Daniel R. DeRango, MAI, CCIM
Cert Gen RZ1054
13 -184 Parcels 101 & 701
(407) 895 -6650 • FAX (407) 898 -8467 0 MAIL @DERANGOBEST.COM
TABLE OF CONTENTS
CERTIFICATE OF VALUE PARCEL 101 ....................................................................... ..............................1
CERTIFICATE OF VALUE PARCEL 701 ....................................................................... ..............................3
CONDITIONS AND CONTINGENCIES .......................................................................... ..............................5
SPECIALASSUMPTIONS ............................................................................................. ............................... 5
EXECUTIVESUMMARY ................................................................................................ ..............................6
PROPERTYPHOTOGRAPHS ....................................................................................... ..............................8
INTRODUCTION ............................................................................................................ .............................10
PURPOSE AND INTENDED USE OF APPRAISAL .................................................... ............................... 10
SCOPE OF APPRAISAL AND VALUATION METHODOLOGY .................................... .............................10
REPORTTYPE .............................................................................................................. .............................11
PROPERTY INTEREST APPRAISED ........................................................................... .............................11
LEGALDESCRIPTIONS ................................................................................................ .............................11
HISTORY OF PROPERTY (LAST FIVE YEARS) ........................................................ ............................... 12
PROPERTYINSPECTION ........................................................................................... ............................... 12
PROPERTY DESCRIPTION BEFORE THE TAKING ................................................... .............................13
SITEDESCRIPTION ......................................................................................................
.............................13
LOCATION .....................................................................................................................
.............................13
SITE DESCRIPTION (PARENT TRACT) ......................................................................
.............................13
TOPOGRAPHY DRAINAGE .......................................................................................
.............................14
ASSESSMENTS AND TAXES .....................................................................................
............................... 16
ZONING, LAND USE PLANNING, CONCURRENCY ...................................................
.............................17
DESCRIPTION OF IMPROVEMENTS ..........................................................................
.............................18
HIGHESTAND BEST USE ............................................................................................ .............................19
VALUATIONMETHODOLOGY ..................................................................................... .............................20
LANDVALUATION ........................................................................................................ .............................20
ANALYSIS & CONCLUSIONS ....................................................................................... .............................24
PROJECTDESCRIPTION ............................................................................................. .............................25
DESCRIPTION OF THE ACQUISITION ........................................................................ .............................26
PARCEL .................................................................................................................. .............................26
LAND WITHIN ACQUISITION ....................................................................................... .............................28
IMPROVEMENTS WITHIN ACQUISITION .................................................................... .............................28
VALUATION OF PART TAKEN .................................................................................... .............................29
SUMMARY OF VALUE OF PART TAKEN ..................................................................... .............................29
VALUE OF REMAINDER LAND AS PART OF WHOLE .............................................. .............................30
APPRAISALOF REMAINDER ...................................................................................... .............................30
APPRAISALPROBLEM ................................................................................................. .............................30
DESCRIPTIONOF REMAINDER .................................................................................. .............................30
VALUATION OF REMAINDER ...................................................................................... .............................31
LANDVALUE ................................................................................................................. .............................31
COST TO CURE ......
SPECIAL BENEFITS
31
31
LAND VALUATION OF THE TCE PARCEL 701 ........................................................... .............................31
LANDWITHIN ACQUISITION ....................................................................................... .............................32
IMPROVEMENTS WITHIN ACQUISITION .................................................................... .............................32
ANNUALECONOMIC RENT ......................................................................................... .............................33
DISCOUNTRATE .......................................................................................................... .............................33
PRESENT VALUE OF MARKET RENT ....................................................................... ............................... 33
SUMMARYOF VALUES ................................................................................................ .............................34
ADDENDUM .................................................................................................................. .............................35
NEIGHBORHOODOVERVIEW ..................................................................................... .............................36
LANDSALE DATA SHEET ........................................................................................... .............................42
QUALIFICATIONS OF APPRAISER
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 1
CERTIFICATE OF VALUE PARCEL 101
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, opinion, and conclusions are limited only by the reported
assumptions and limiting conditions and are my personal, unbiased, professional
analyses, opinion, and conclusions.
3. 1 have no present or prospective interest in the property that is the subject of this
report, and I have no personal interest or bias with respect to the parties
involved.
4. My compensation is not contingent upon the reporting of a predetermined value
or direction in value that favors the cause of the client, the amount of value
estimate, the attainment of a stipulated result, or the occurrence of a subsequent
event.
5. My analyses, opinion, or conclusions were developed and this report has been
prepared in conformity with the Uniform Standards of Professional Practice, and
the provisions of Chapter 475, Part 11, Florida Statutes.
6. 1 have made a personal inspection of the property that is the subject of this
report and I 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 the
comparable sales relied upon in making this appraisal are represented by the
photographs contained in this appraisal.
7. Heather Lynn Haas, who is State - certified general real estate appraiser #
RZ3203, provided professional assistance including sales research, preparation
and verification of comparable sales information, general gathering of supporting
data for the appraisal and further assistance in the writing of said appraisal.
8. 1 understand that this appraisal is to be used in connection with the acquisition of
real property by the City of Ocoee.
9. This appraisal has been made in conformity with the appropriate State laws,
regulations, policies, and procedures applicable to appraisal of right -of -way
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 -
compensable under the established law of the State of Florida.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 2
PARCEL 101 CERTIFICATE OF VALUE (CONTINUED)
10. 1 have not revealed the findings or results of this appraisal to anyone other than
the proper officials of the City of Ocoee and I will not do so until so authorized by
city 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.
11. Regardless of any stated limiting conditions or assumptions, I 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 City
of Ocoee without restriction or limitation on their use.
12. Statements supplemental to this certification required by membership or
candidacy in a professional appraisal organization are described on an
Addendum to this certificate and, by reference, are made a part hereof.
13. 1 have not performed an appraisal, or any other service, on this property in the
past three years.
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 21 day of October
2013, is:
$6,208
Market value should be allocated as follows:
Land Area: 995± SF
Value of Taking
101
Land Value
$2,985
Improvements
$3,223
Damages to Remainder
$0
Cost to Cure Net
$0
Total Value of Acquisition
$6,208
10/28/2013
Daniel R. DeRango, MAI, CCIM Date
Cert Gen RZ1054
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 3
CERTIFICATE OF VALUE PARCEL 701
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, opinion, and conclusions are limited only by the reported
assumptions and limiting conditions and are my personal, unbiased, professional
analyses, opinion, and conclusions.
3. 1 have no present or prospective interest in the property that is the subject of this
report, and I have no personal interest or bias with respect to the parties
involved.
4. My compensation is not contingent upon the reporting of a predetermined value
or direction in value that favors the cause of the client, the amount of value
estimate, the attainment of a stipulated result, or the occurrence of a subsequent
event.
5. My analyses, opinion, or conclusions were developed and this report has been
prepared in conformity with the Uniform Standards of Professional Practice, and
the provisions of Chapter 475, Part 11, Florida Statutes.
6. 1 have made a personal inspection of the property that is the subject of this
report and I 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 the
comparable sales relied upon in making this appraisal are represented by the
photographs contained in this appraisal.
7. Heather Lynn Haas, who is State - certified general real estate appraiser #
RZ3203, provided professional assistance including sales research, preparation
and verification of comparable sales information, general gathering of supporting
data for the appraisal and further assistance in the writing of said appraisal.
8. 1 understand that this appraisal is to be used in connection with the acquisition of
real property by the City of Ocoee.
9. This appraisal has been made in conformity with the appropriate State laws,
regulations, policies, and procedures applicable to appraisal of right -of -way
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 -
compensable under the established law of the State of Florida.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
PARCEL 701 CERTIFICATE OF VALUE (CONTINUED)
PAGE 4
10. 1 have not revealed the findings or results of this appraisal to anyone other than
the proper officials of the City of Ocoee and I will not do so until so authorized by
city 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.
11. Regardless of any stated limiting conditions or assumptions, I 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 City
of Ocoee without restriction or limitation on their use.
12. Statements supplemental to this certification required by membership or
candidacy in a professional appraisal organization are described on an
Addendum to this certificate and, by reference, are made a part hereof.
13. 1 have not performed an appraisal, or any other service, on this property in the
past three years.
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 21 day of October
2013, is:
$1,102
Market value should be allocated as follows:
Land Area: 1,260± SF
Value of Taking
701
Land Value
$1,102
Improvements
$0
Damages to Remainder
$0
Cost to Cure Net
$0
Total Value of Acquisition
$1,102
Daniel R. DeRango, MAI, CCIM
Cert Gen RZ1054
10/28/2013
Date
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 5
CONDITIONS AND CONTINGENCIES
SPECIAL ASSUMPTIONS
We have appraised the property as if free and clear of all liens and
assessments. There are delinquent taxes reported for the property. We have not
deducted delinquent tax amounts or any other existing liens from our estimate of
value.
2. The appraisers have relied upon a survey and legal description prepared by
Southeastern Surveying, as shown herein. We have relied on the estimates
provided in the survey and have used the graphics to locate potential
improvements within the taking areas. We have assumed these estimates to be
accurate for purposes of our appraisal.
3. We have relied on final roadway construction plans provided by the City of
Ocoee dated June 2013. We have also relied on the graphics within the plans to
locate potential improvements within the taking areas.
4. We have relied upon title information, as supplied by Fidelity Title Insurance
Company
5. We do not have the required expertise for determining the presence or absence
of hazardous substances, defined as all hazardous or toxic materials, wastes,
pollutants or contaminants (including, but not limited to, asbestos, PCB, UFFI, or
other raw materials or chemicals) used in construction, or otherwise present on
the property. We assume no responsibility for the studies or analyses, which
would be required to determine the presence or absence of such substances.
We do not assume responsibility for loss as a result of the presence of such
substances. The value estimate is based on the assumption that the subject
property is not so affected.
6. The 1985 amendment to Chapter 163, Florida Statutes requires local
governments to adopt Comprehensive Land Use Plans that must include
adopted levels of service for seven types of public services and facilities: roads,
mass transit, sanitary sewer, storm water, potable water, solid waste, and
parks /recreation. Chapter 163 prohibits local governments from issuing
development permits if the development's impact would cause levels of service
to fall below the adopted levels. In other words, the availability of the public
services must be concurrent with the impact of the proposed or future develop-
ment.
7. This report is subject to a Concurrency Verification, and assumes that the
subject will not be affected by concurrency at this time.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 6
EXECUTIVE SUMMARY
PROPERTY LOCATION: The larger property is located at the southeast corner of 7th
Street and Bluford Avenue in Ocoee, Orange County,
Florida. The street address is 452 South Bluford Avenue,
Ocoee, Florida 34761.
PARENT TRACT OVERVIEW: The larger property consists of a single family residence
developed on 0.42± acres. The parcel is rectangular in shape
and the western boundary abuts Bluford Avenue. The single
family residence was constructed in 1925 and contains
1,797± SF.
OWNER AND ADDRESS: According to the information provided by Orange County
public records, the current property owner is:
Karen H. Brown
452 Bluford Avenue
Ocoee, Florida 34761 -2773
PARENT TRACT SIZE
(BEFORE CONDITION): 0.42± Acres, 18,256± SF
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
ZONING (BEFORE
CONDITION):
FUTURE LAND USE
DESIGNATION
(BEFORE CONDITION):
HIGHEST AND BEST USE
(BEFORE CONDITION):
ACQUISITION OVERVIEW:
R -1AA, Single Family Dwelling, City of Ocoee
Low Density Residential
PAGE 7
As Vacant Low density residential development
As Improved: Continued use as improved.
Parcel No.
101
701
Use
Right -of -Way
Temporary
Construction
Interest Acquired
Fee Simple
Easement Interest
Size (SF)
995
1,260
Size (AC)
0.023
0.029
COMMENTS: The acquisition area is slightly irregular in shape. The parcel
is a strip of land along the road frontage. Some minor site
improvements are within the area of the taking.
REMAINDER PARCEL SIZE
(AFTER CONDITION):
HIGHEST AND BEST USE
(AFTER CONDITION):
0.40± Acres, 17,261± SF
The Highest & Best Use of the property remains unchanged
after the acquisition.
REMAINDER CONDITION: The remainder is generally the same as before the taking.
There are no impacts to existing structure or site outside of
the taking area.
VALUE CONCLUSIONS:
Value of Taking
101
701
Total
Use
ROW
TCE
Land Value
$2,985
$1,102
$4,087
Improvements
$3,223
$0
$3,223
Damages to Remainder
$0
$0
$0
Cost to Cure Net
$0
$0
1 $0
Total Value of Acquisition
$6,208
$1,102
1 $7,310
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 8
PROPERTY PHOTOGRAPHS
VIEW OF AREA OF TAKING
13 -184 Parcels 101 & 701
VIEWS OF PROPERTY FROM NORTHWEST CORNER
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 9
VIEW EAST ALONG 7 STREET
VIEW SOUTH ALONG BLUFORD AVENUE (AND AREA OF TAKING)
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 10
INTRODUCTION
Floral St II
m
Q E
Lafayette
m �'
yb�
Ohio St E U)
N
Lan
Delaware St
� Or
E Lakeshore Q
`
e
S
� st
°
Ha
Subject
('
Y C "ando
ro Ave
Hormigas St
Bemadino Dr
0 9
d 4'
D n M a m
Butterfly Creek
° m
—
Sabina[ St ` m
<' W Geneva St
, ..
v' Geneve St E `
o
x
°
a
PURPOSE AND INTENDED USE OF APPRAISAL
The purpose of this appraisal is to estimate the market value of the unencumbered fee
simple interest in the parent tract, subject to the underlying assumptions and limiting
conditions previously mentioned. We have then estimated the value of the portion of
the property to be acquired for the described project. The appraisal refers to the value
of the taking, the effect on market value of the taking, and the damages, if any, to the
remainder.
The intended use of this appraisal is for use in negotiations with the current property
owner for acquisition of a portion of land for right -of -way and a temporary construction
easement by the City of Ocoee. There are no other intended users or uses for our
appraisal.
SCOPE OF APPRAISAL AND VALUATION METHODOLOGY
Since the area of Parcels 101 and 701 were determined to have no impact on the
remainder property, we have prepared a summary appraisal of the property to
determine land value and any improvements in the takings for the parcels to be
acquired. The only approach deemed to apply was the Sales Comparison Approach in
estimating land value. A Sales Comparison Approach was used in establishing the
value of the underlying land for the partial taking based on the taking as part of the
whole, "as if vacant ". Any ancillary improvements were estimated using Marshall
Valuation Service and other local sources.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL Nos 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 11
REPORT TYPE
This is a Summary Appraisal Report, which is intended to comply with the reporting
requirements set forth under Standards Rule 2 -2(b) of the Uniform Standards of
Professional Appraisal Practice for a Summary Appraisal Report.
PROPERTY INTEREST APPRAISED
• Parent Tract Fee Simple Interest.
• Parcel 101: Fee Simple Interest.
• Parcel 701: Easement Interest.
LEGAL DESCRIPTIONS
Parent Tract
Lot 28 less the East 88 feet and the North 30.00 feet of Lot 36, less the East 88.00 feet, in Block 4, TOWN OF
OCOEE, according to the plat thereof as recorded in Plat Book A, Page 100, Public Records of Orange County,
Florida.
Source Orange County Official Records Book 8891 Page 1246.
Parcel 101 Right- of -Way
A port'c „r �0':5 2H o .d -'° L',nck owr. r_ L chee o °! p!Jf t�e co �e ' flat 3 C, "A"
uy.a 1(30 tr-rp. -r Qi, r -,b c Ri�cciro:= c:f Crw e Ccn�nty, F u��l being r ,.� pr. �c1ry �e+•cr Ucd Ur
Fr. at the % tnvvtnt c, - �,.f ; W i8, ;,f r,,:.,e.t• lr( pi0t trereo' recordea ir,
Acok '.A 1
Of Pur>`ic_ Rcc c, s r> O�unri _ _ c.,r,t 0�'da; tY,e_ncc- j %1 89'46'2 F _.
a stt,. , -- .> 95 ir c.4. , t r; riq` wcty 'im W 7 !h. `tree +. it ''r r;ig..,l, a 6'.),00 foot r'ght
ri �; F ->.vr so c1 )!: is a p nr r; rhf-• , F , � 47'1 '4n" 'W r di c;f ? 1 ,O04 fe the
,2" r c c;stonce c 82 -910 fee,; '?e ce _ 0f'13'13 L a distance C' 29.95 feet to a cc;nt
i • ,. of .ands c,t.. r Of -�cii Re, •ucs Ron" 889 i , Pt ; e 1 746, Re;cc.rifs of cnengc-
County, F,o �nencc S FO' IN rt stc, ce J 8-79 fPeet c,lo ine -oi,'r ne to a
po ;nt - the ccsf rigs` way !ine of Br fo-d Ave- if as shown -sn 5 aid p!j tnenc N CO' 37`17" 1 0a c
e -.f i 71.010 feet o'.,nG s.ia Fa t � of v—y !' , tr -.)i i o` r1 ":
Source Sketch and Legal prepared by Southeastern Surveying.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 12
Parcel 701 Temporary Construction Easement
r. p r t;c cf -O s 2� o-d 36, :OCk 1, 0An 0' JcOe Der P'ot tt-e -eo' ecf —ded r -iat Doc— A ",
P,. t, , . 7
Cor -mence oT ifie „f i of 2e, 3": ^cu �, ':,wn -f bc;Jee star p1m tr�ere;; re ::wdeo in
P,r, 9.;,k "A" rc jcs 'GC tnrouar t.j .J r, „.. , o C ?enge ..,.. >>!y, r!„ da; tlw -e N 89'46'2S'
tl ;ii:,':J •-, :C p! 1 c^ ffiCl O�Onq t t- '7:JUtn ' ^;��:F t, tk'.7) I'rtg O( 7 fn. S!,c t per :ipr” j, c hli 00 Ct;w
63'' C7 oy (3.s shown ')n �13'lld ' t t.0 thB P Girt or RE �i ^nl( � ,. ,
o. c co <•nuF N 3: 4:,'23" F n
O; '.Cr CP Cf 14.Iv feet cll D-ig scic South :pnt o' •h C i; e to C FO ;nt; i ne:nce •�! 1 ;'4F" 0� c Q stcnce
ct 1 C 8.39 feet; t r_e 0 o disto -L o` 7,5 ? 3 E .
.39 feet; [hence S S, 3'° stcnce of
302: feet ?:,7 c: point or irtfa 5(,;.' e. c;r .c.r,c , ae..c- t.,.�j Re.(:mos Fc>,K RF:91 P(;c,is ;240,
P ou n ,HCords Df vrom —, County, �ioriac; tncncc ._. 8)' W C 0 StCTnC£ CJ i0., G fC' CIC "y tnC
Sc lire cf sO ;o o Cc, , t e a C1t'13' S' ,, o distc of 29.99 feet;
thence
R 01'3; •.1` 'a "i ,, disior:ce o` y tt,enc. iv % ;.3' 8` i c c stOnce Cf I1..r)1 flee, tc, tiae c'r
Source Sketch and Legal prepared by Southeastern Surveying.
HISTORY OF PROPERTY (LAST FIVE YEARS)
The property is under the ownership of Karen H. Brown, who purchased the property in
September of 2006 from Ken Bailey. The transaction was for $231,000 and is recorded
in the Orange County Official Records Book 8891 Page 1246.
There have been no transactions recorded for the property in the last five years.
PROPERTY INSPECTION
Names of Those Present at Inspection
Mr. Daniel R. DeRango (DeRango, Best & Associates) inspected the property on July
11, 2013. Mr. DeRango has viewed the site on a few occasions since that time, most
recently on October 21, 2013. No owner was present during the inspection.
Extent of Inspection
Daniel R. DeRango, MAI, made a complete inspection of the land, including the area of
the takings. Since no structures are to be affected by the acquisition we did not
complete an interior inspection of the residence on the site.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
PROPERTY DESCRIPTION BEFORE THE TAKING
SITE DESCRIPTION
Location
PAGE 13
The property is located at the southeast corner of 7th Street and Bluford Avenue in
Ocoee, Orange County, Florida. The street address is 452 South Bluford Avenue,
Ocoee, Florida 34761.
SITE DESCRIPTION (PARENT TRACT)
Land Area
0.42± Acres or 18,256± SF
Shape
The parent tract is rectangular in shape with approximately 121± feet of frontage along
the east side of Bluford Avenue.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 14
Boundary Dimensions
North: 151± South: 151±
West: 121± East: 121±
Ingress /Egress
The property has ingress and egress along the south side of 7 Street and the east
side of Bluford Avenue. The site is improved with a single driveway along the south side
of 7 Street and a pedestrian path from Bluford Avenue.
Topography & Drainage
The site is generally level and appears to drain well.
4i'T ' i � ._ t • .
Subject
� y •� .. Ik .......� .
'...
• ,�.
am
..a. k t tr'i
13 -184 Parcels 101 & 701
Note garage shown at the left side of the photograph is no longer in place at the date of inspection.
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 15
Flood Hazard Data
According to the Flood Insurance Rate Maps, Community Panel No. 12095CO210 F,
dated September 25, 2009, the property is located within Zone "X ", an area of minimal
flooding.
Soil Characteristics
There appears to be no adverse soil conditions on the property.
Easement/Encroachments
Based on our review of the Title report prepared by Fidelity Title & Guarantee Company
noted the following:
• The property owner has filed a bankruptcy in the Middle District of the US
District, Florida, Case No. 12- 11446.
• Dismissal of litigation with prejudice and discharge of the Lis Pendens seeking
foreclosure of the property.
Note: Our appraisal has been prepared as if free and clear of all encumbrances.
Environmental Hazards
After a review of the title search and a physical inspection of the property, we are not
aware of any environmental hazards that may exist. However, the detection of any
environmental hazards is beyond our area of expertise.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 16
Utilities
Potable water is available to the property and is serviced by the City of Ocoee. Public
sewer is not available and the site relies on a private septic system.
ASSESSMENTS AND TAXES
The property is assessed for property taxes by Orange County. Taxes for the year 2012
are as follows:
2012 Property Taxes
Parcel ID
17- 22 -28- 6144 -04 -281
Land Value
$23,634
Building Value
$76,834
Features Value
$7,400
Total Assessed Value
$107,868
Millage Rate
19.4648
Ad Valorem Taxes
$1,338.35
Other Assessments
$354.00
Gross Tax Amounts
$1,692.35
The 2011 and 2012 taxes have not been paid and were delinquent at the date of
appraisal. A tax certificate has been issued for the 2011 taxes. If paid by October 31,
2013 the 2011 tax amount due is $2,139.81. A certificate has not been issued for the
2012 taxes. We have not deducted delinquent taxes from our estimate of value (see
Special Assumptions).
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
ZONING, LAND USE PLANNING, CONCURRENCY
Zoning
PAGE 17
�.. L VGOee MZ,
v `' 117 _
t r
ST > ,t o ee ES
LAKE i �
PRIMA 4
�V�FS VISTA y f c
-- -�} E ORSAND4
� Subject
un� usslj =' ' T ia' r-r> l m
The parent tract is zoned R -1AA, Single Family Dwelling, by the City of Ocoee.
According to the Orange County Code of Ordinances
( R -1 -AA and R -1 -AAA Single- Family Dwelling Districts.
The areas included within R -1 -AA and R-1 -AAA- Single-family Dwelling Districts are intended
to be single- family residential areas with larger lots and lower population densities Certain
structures and uses required to serve educational, religious, utilities and noncommercial
recreational needs of such areas are permitted_ This district is primarily intended for areas
shown on the Future Land Use Pdap as "Low Density Residential ".
Future Land Use Designation
The Future Land Use designation is Low Density Residential. The zoning and future
land use designations are consistent.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 18
DESCRIPTION OF IMPROVEMENTS
The property is improved with a 1,797± SF single family home. The home was built in
1925 of concrete block construction. The residence is in good condition for its age. The
right -of -way taking that is the subject of our appraisal is at the west end of the site in an
undeveloped area. Therefore the takings have no impact on the property
improvements. We have not inspected the interior of the building. A sketch of the
building is shown below.
00 . ,»
04 • "to
of in
rut .!t
t F
y
14
Fc•
W
1
r
M�
rwt
to
I
r J4 R
FDt
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 19
HIGHEST AND BEST USE
In estimating the highest and best use of the property, we have considered those uses
that are legally permissible, physically possible, economically supported, and which
would result in the highest return to the land. We have considered the features of the
land such as zoning, size, shape, location, access to roadways, and the availability of
utilities. We have also reviewed surrounding land patterns and the demand for property
in the current real estate market. In appraisal practice, the Highest and Best Use
Analysis is the foundation upon which the valuation of a property is based.
Legal Considerations
The property is zoned R -1AA, Single Family Dwelling, by the City of Ocoee. The future
land use designation of the site is Low Density Residential. The legally permitted uses
of the site are for single family residential use.
Physical Considerations
The site contains 18,256 square feet (0.42± acres) and is rectangular in shape with a
shape /configuration suitable for development. The topography of the site is adequate.
The site has public water service and a private septic system. The site has good
frontage and exposure on Bluford Avenue and 7 th Street. Therefore, the site is
physically suitable for development.
Economic Considerations
In analyzing those uses which would be economically feasible and maximally
productive, we have taken into consideration the Iocational characteristics of the
property and current trends in the market. The site is located within a residential area in
the City of Ocoee. The economy is currently weak but has been showing signs of
modest improvement over the past year.
CONCLUSIONS
Based on our analysis, the highest and best use of the site is for single family
residential development consistent with zoning and surrounding land uses.
The existing improvements are consistent with the highest and best use of the site.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 20
VALUATION METHODOLOGY
As discussed in the next section of our report, the proposed acquisition will not have a
residual impact on the land or the improvements on the property and we have therefore
prepared a simple analysis of the acquisition. In our opinion the preparation of a "before
and after" analysis is not required for this assignment.
LAND VALUATION
The first step in our valuation is to estimate the value of the underlying land before the
taking. The land value is used to establish a value of the parts of the parcel within the
proposed taking. The land has been valued by the Sales Comparison (Market)
Approach.
Based on our highest and best use of the site as vacant for residential development we
have researched and evaluated sales of similar future single family sites in the area for
comparison to the appraised tract. Since the neighborhood is older and established, we
have expanded our search to include similar areas of Greater Orlando. The sales in our
analysis are discussed as follows:
V e
3sp!"
ane
Sao Sales 1 8� 2
Maple Sa f ti;rlarwly z..ro 1r " r„t� x,9`
k
cn z
a #nfy A`A t» rt, L?rl ...an 1}
Mvry 39 t
Sale 3 4
3 s Too
L sas E1x4 pc _" (xvslat 91 v
m
., Sale 4 n.
OR
kat*ftu, Rd
401 ,may P-1
ifEf»� a
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 21
COMPARABLE LAND SALES
Subject
1
2
3
4
Location
At the southeast
corner of 7th Street
and Bluford Avenue
At the northwest
corner of Rewis
Street and Lyman
Avenue
At the northeast
corner of Rewis
Street and Lyman
Avenue
Along the west side
of Main Street south
of Maple Street
'long the east side of
Edgewood Ranch
Road south of Old
Winter Garden Road
City, County
Ocoee, Orange
County
Ocoee, Orange
County
Ocoee, Orange
County
Winter Garden,
Orange County
Orlando, Orange
Buyer
Juan Maldonado
Regino Garcia
Akers Custom Homes, Inc.
Robert A. Zarate
Seller
Enrique Zepeda
Jorge Delatorre
Michael Lemos
Allen G. Liang
Sale Date
Mar -13
Jun -13
Sep -12
Feb -13
Sale Price
$23,000
$22,000
$31,500
$52,000
Terms of Sale
Cash to Seller
Cash to Seller
Cash to Seller
Cash to Seller
O.R. Book/Page
10550/910
10592/214
10450/2334
10526/6189
Size (AC)
0.42
0.46
0.25
0.22
0.50
Size (SF)
18,256
19,993
10,910
9,799
21,783
Configuration
Rectangular
Slightly Irregular
Slightly Irregular
Rectangular
Rectangular
Frontage
Bluford & 7th
Rewis & Lyman
Rewis & Lyman
Main Street
Edgewood Ranch
Road
Utilities
Water / Septic
All Available
All Available
All Available
Water / Septic
Zoning
R -1AA, Ocoee
R -1, Ocoee
R -1, Ocoee
R -2, Winter Garden
A -1, Orange County
Future Land Use
(FLU) designation
Low Density
Residential
Low Density
Residential
Low Density
Residential
Low Residential
Low Density
Residential
Topography
Generally level
Generally level
Generally level
Generally level
Generally level
Access
Good
Good
Good
Good
Good
Exposure
Good
Good
Good
Good
Good
Price /SF
$1.15
$2.02
$3.21
$2.39
COMPARISON
Marketing
Conditions
Jul -13
Similar
Similar
Similar
Similar
Terms of Sale
Market
Similar
Similar
Similar
Similar
Location
Bluford & 7th
Somewhat Inferior
Somewhat Inferior
Superior
Somewhat Inferior
Access
Good
Similar
Similar
Similar
Similar
Exposure
Good
Similar
Similar
Similar
Similar
Utilities
Water / Septic
Somewhat Superior
Somewhat Superior
Somewhat Superior
Similar
Size (AC)
0.42
Similar
Smaller ( -)
Smaller ( -)
Similar
Configuration
Rectangular
Similar
Similar
Similar
Similar
Topography
Generally level
Similar
Similar
Similar
Similar
Overall Comparison
Subject
Inferior
Inferior
Superior
Somewhat Inferior
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 22
Comparable Land Sale No. 1 is located at the northwest corner of Rewis Street and
Lyman Avenue. This is the sale of 0.46 acres of land to Juan Maldonado for $23,000.
The sale took place in March of 2013. The sale equates to $1.15/SF of land area.
The indication from this sale is considered to be below expectations for the appraised
property. This site is similar in size but is in a slightly inferior location.
Comparable Land Sale No. 2 is located at the northeast corner of Rewis Street and
Lyman Avenue. This is the sale of 0.25 acres of land to Regino Garcia for $22,000. The
sale took place in June of 2013. The sale equates to $2.02 /SF of land area.
The indication from this sale is considered to be below expectations for the appraised
property. This site is smaller in size and is in a slightly inferior location.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 23
Comparable Land Sale No. 3 is located along the west side of Main Street south of
Maple Street. This is the sale of 0.22 acres of land to Akers Custom Homes, Inc. for
$31,500. The sale took place in September of 2012. The sale equates to $3.21/SF of
land area.
The indication from this sale is considered to be above expectations for the appraised
property, due mainly to its smaller size and superior location.
Comparable Land Sale No. 4 is located along the east side of Edgewood Ranch Road
south of Old Winter Garden Road. This is the sale of 0.50 acres of land to Robert A.
Zarate for $52,000. The sale took place in February of 2013. The sale equates to
$2.39/SF of land area.
The indication from this sale is considered to be below expectations for the appraised
property, due mainly to its inferior zoning and somewhat inferior location.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 24
ANALYSIS & CONCLUSIONS
The comparable land sales cited indicate a value range from $22,000 to $52,000 or
from $1.15/SF to $3.21/SF with an average of $2.19/SF.
• The property is located along Bluford Avenue near the center of the City of
Ocoee.
• The property is in a long established neighborhood and there are few available
vacant lots.
VALUE CONCLUSION: FEE SIMPLE
After evaluating all of the described sales data and based on our review of market
trends we would expect that the value of the fee simple interest in the land would fall
near the upper part of the range shown by the comparables.
Based on our analysis our value is expressed as follows:
Land Value Before the Takina
Land
Size (SF)
Price
Per SF
Value Indication
(Rounded)
18,256
$3.00
$54,768
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 25
PROJECT DESCRIPTION
The Bluford Avenue project includes a widening the roadway to permit stormwater and
utility improvements along the roadway.
dig 438
x
Ocoee
Subject
E PROJECT �A
�a
D E flf�yfli�0/iVt� �Ir�_ear�lt..
z
A
ie
3
Story Rd
ceffietm
T • i.�
PROJECT ALIGNMENT
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 26
DESCRIPTION OF THE ACQUISITION
PARCEL 101
13 -184 Parcels 101 & 701
Property sketches and construction drawings are as follows:
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 27
. ,
K ,
a
x
i
x «-
A e
n_,.
4 .
At
7I }}
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL Nos. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 28
LAND WITHIN ACQUISITION
Parcel 101 consists of a 995± SF strip for a right-of-way for Bluford Avenue road
project. The taking is a slightly irregular piece at the west end of the property.
7 C T
AC f I
L.
A
Improvements within Acaulisition
Improvements in the taking include approximately 55± square feet of concrete walkway,
a mature Red Maple tree, a shrub, a concrete column, and sod.
13-184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 29
VALUATION OF PART TAKEN
The Parcel 101 right -of way strip will be acquired in fee simple.
The land value of the parent tract has been estimated at $3.00 /SF. Thus, the estimated
value of the part taken for land is as follows:
Land
Parcel
No.
Interest
Appraised
Land Area
(SF)
Estimated
Value
101
Fee Simple
995
$2,985
TOTAL
$109
Concrete Block Column
$2,985
Improvements
The values of improvements in the taking have been estimated using guidelines
provided by the Marshall Valuation Service, and a review of costs from local sources
including landscapers. The improvements within the taking have been depreciated to
reflect their age and condition at the date of taking.
Improvements in Parcel inn
Item
Cost New
%
Depreciated
$
Depreciation
Depreciated
Cost
Concrete Walkway est. 55 SF
$217
50.00%
($109)
$109
Concrete Block Column
$100
50.00%
($50)
$50
Acer rebrum: Red Maple
$2,570
0.00%
$0
$2,570
Plant Materials
$75
0.00%
$0
$75
Sod 930 SF
$419
0.00%
$0
$419
Total
$3,381
N/A
(159)
$3,223
SUMMARY OF VALUE OF PART TAKEN
Parcel 101
Total Land Value:
$2,985
Improvements Value
$3,223
Total Value:
$6,208
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 30
VALUE OF REMAINDER LAND AS PART OF WHOLE
Value of Whole Property:
$54,768
Value of Acquisition Land Only):
$2,985
Value of Remainder as Part of Whole:
$51,783
APPRAISAL OF REMAINDER
APPRAISAL PROBLEM
The appraisal problem is to estimate the market value of the remainder and to
substantiate damages, or special benefits due to the acquisition, if any.
DESCRIPTION OF REMAINDER
The remainder site is generally similar to the property before the taking in physical
attributes. The small area of taking is at the undeveloped west end of the site and the
configuration of the site after the acquisition is still suitable for development to a density
similar to that which could have been achieved prior to the taking.
Highest and Best Use "As Vacant"
The remainder's slightly reduced size does not reduce the market appeal of the
property for residential development. The highest and best use after the taking is the
same as before the taking.
Highest and Best Use, "As Improved"
The existing improvements are still consistent with the Highest & Best Use after the
taking. Before the acquisition the existing residence is approximately 41± feet from the
existing right -of -way line. The setback is reduced by just under 9 feet by the taking and
the structure will be about 32± feet from the new right -of -way line. After the taking the
structure remains well beyond the minimum setback of 25 feet and is not impaired by
the proposed acquisition.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
VALUATION OF REMAINDER
LAND VALUE
PAGE 31
We have reviewed the comparable sales information provided earlier in determining the
land value for the property after the fee simple taking. Given that the reduced size of
the property will not affect the build -out potential or utility of the site, we have not
reduced our value estimate on a per square foot basis. Therefore, the value of the
remainder is as follows:
Land Value After the Taking
Land
Size (SF)
Price
Per SF
Value Indication
(Rounded)
17,261
1 $3.00
$51,783
We estimate that the remainder value and the value of the remainder as part of the
whole are the same and therefore there are no severance damages or cures required
accruing to the remainder property as a result of the taking.
Value of Remainder as Part of Whole:
$51,783
Remainder Value
$51,783
Damages to Remainder:
$0
COST TO CURE
N/A
SPECIAL BENEFITS
N/A
LAND VALUATION OF THE TCE PARCEL 701
The value of the Temporary Construction
time is a possessory interest that can be
estimated a rental rate for the area withi n
years that the land will be encumbered.
Easement (Parcel 701) over a finite period of
likened to a land lease. We have therefore
the TCE to determine a value for the three
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL Nos. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
PAGE 32
LAND WITHIN ACQUISITION
Parcel 701 consists of a 1,260± SF strip for a temporary construction easement for the
Bluford Avenue road project. The taking is a slightly irregular piece near the west end of
the property.
%
(W ::r-c" r
L:
'A A
ti
t 1r
Improvements within Acquisition
There are no improvements affected by the Parcel 701 taking.
13-184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 33
ANNUAL ECONOMIC RENT
We have researched the Central Florida area for recent land leases of properties
considered similar to the parent tract with regard to location, size, and legally permitted
uses. Our research has not produced any leases of land considered comparable to the
parent tract. In our experience, land leases are typically long -term commitments that
are priced as a percentage or yield rate based on the underlying fee simple value of the
land to be encumbered.
We have used a similar method to determine the economic rent of the easement
parcel. We have included our estimate of the value of the fee simple interest in the
land. The underlying land value for the parent tract was estimated at $3.00 per square
foot. Based on the temporary construction easement size, the fee simple value would
be as follows:
1,260± SF @ $3.00 /SF = $3,780
Considering land lease data within the Central Florida area and alternative returns in
the market for various investments, a 10% rate of return has been estimated.
Therefore, the annual rent for the temporary construction easement is estimated as
follows
$3,780 X 10% = $378Near ($31.50 per month)
DISCOUNT RATE
The three years of rental payments have been discounted to a present value at the date
of value. In order to ascertain the discount rate, we have utilized the interest rate on a
U.S. Government Security Notes of similar terms. We have selected a base rate of
1.4% for our 3 -year easement term. To this "safe rate," we have added a premium to
reflect the lack of liquidity and ownership carrying costs arriving at a discount rate of
2 %. The applicable present value factor for a 2% discount rate for 3 years, payable in
advance as follows:
PRESENT VALUE OF MARKET RENT
Estimated Monthly Rent:
Present Value Factor:
$ 31.50
x 34.971
Total Value of Land Within Temporary Easement (R): $ 1,102
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 34
COMMENTS
There are no improvements within the TCE and there are no impacts from the TCE on
the remainder property.
SUMMARY OF VALUES
Value of Taking
101
701
Total
Use
ROW
TCE
Land Value
$2,985
$1,102
$4,087
Improvements
$3,223
$0
$3,223
Damages to Remainder
$0
$0
$0
Cost to Cure Net
$0
$0
$0
Total Value of Acquisition
$6,208
$1,102
$7,310
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 35
ADDENDUM
Neighborhood Overview
Comparable Land Sales Details
Qualifications of Appraiser
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 36
NEIGHBORHOOD OVERVIEW
e r4a.
V2 s
IA troves. Ha �:: x
b'
uro tkwaft PA N rti Rd ^r+ «r is w c
� Subject
v
arrtr :t � >a 1ti a & r ire,'.s 5ti .; il«'aie U+ 1' pa'" Ca"LtxW .0
b7 � � BAN v,,� YRnrs Y .aar qr
M+W as
YY YYRip ,.Mnw. Fa w
4d
�'`r
*:wells
♦ # a
. suso t?
GENERAL DISCUSSION
A neighborhood is defined as a grouping of complimentary land uses. The
neighborhood is bounded by the following:
• Northern Boundary - Story Road
• Southern Boundary - Florida's Turnpike
• Western Boundary - Winter Garden - Vineland Road
• Eastern Boundary - Clarke Road
The neighborhood is defined as the City of Ocoee, Florida. Ocoee is located just
southeast of the city of Winter Garden. Both Ocoee and Winter Garden have seen
much growth in commercial properties over the last few years. Many new residential
subdivisions have been constructed in this area over the last five to ten years.
Therefore, this immediate area is considered to be in a growth stage; however, growth
is currently stalled due to the weak economy.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 37
Access
State Road 50 (Colonial Drive) is a four -lane, east -west highway that runs across the
entire state of Florida, connecting the Gulf Coast on the west to the Atlantic Ocean on
the east.
Located south of State Road 50 is Florida's Turnpike (Ronald Reagan Highway). This
stretch of roadway runs north and south throughout Florida from Ocala down to Miami.
This road intersects Interstate 4 in the Orlando /Disney World area. Just south of the
appraised property, the Florida Turnpike also connects with the East -West Expressway,
which runs straight into the heart of Downtown Orlando.
The Western Beltway (State Road 429) is located west of the property. This toll road is
part of the larger beltway system that, when completed, will encircle the greater Orlando
area. The Western Beltway has exchanges with the Florida Turnpike and several
smaller roadways, and currently terminates at State Road 441 in Apopka.
Commercial Development
West Orange County is provided with
hospital care via the Health Central
Hospital, located just east and north of
Old Winter Garden Road on the south
side of West Colonial Drive (SR 50),
about a mile east of the appraised
property. This hospital contains 153
beds, 449 staff doctors, and 550 total
employees. Other features of the
hospital include women's, pediatrics and
obstetrics centers.
Also to the east is a Wal -Mart Supercenter and several small strip centers. This
commercial development is located between the appraised property and the Health
Central Hospital.
Newer commercial development in the area includes the West Oaks Mall and the
Winter Garden Village at Fowler Groves. The West Oaks Mall was constructed in 1996
and is located east of the property on State Road 50 in Ocoee. It is anchored by
Dillard's, Sears, Belk, JC Penney, and AMC Theatres, and contains 130 stores.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 38
Winter Garden Village at Fowler Groves is an open -air shopping plaza divided into
three sections: The Exchange, The Crossings, and The Grove. The center contains
nearly 1.2 million square feet of retail space, and over 80 restaurants and shops. The
center opened for business in late 2007. It is located along the east and west sides of
Daniels Road just north of State Road 429 (the Western Beltway), approximately three
miles southwest of the appraised property.
The West Orange Trail is a recreational trail that runs approximately 22 miles from the
Lake County line through Oakland, Winter Garden, and Apopka, and was built primarily
on old railroad spurs. Several bridges crossing over major highways have been built or
repurposed for the trail.
The appraised property is in the West Orange Commercial Center, a self- contained
industrial /commercial business park with approximately 18 lots. Most of these lots have
been developed over the last few years, with predominate uses for medical - related
businesses. This type of land development within West Orange Commercial Center is
fueled by the Health Central Hospital.
Beside the West Orange Commercial Center Development, the Ocoee Commerce Center
is also a major medical park located in proximity to the hospital. This development contains
14 lots, several of which have been developed.
The Central Business District of Orlando is located approximately ten miles east and the
Orlando International Airport is located approximately 16 miles southeast of the property.
To the west of the property is the proposed City Place at Maguire project which contains
frontage along Maguire Road. The City Place at Maguire is planned to provide a mix of
upscale retail, luxury residential, Class A offices, a business class hotel and an array of
restaurants.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 39
Highlights of the project include a planned expansive open -air retail space, a 2 -acre
courtyard that will accommodate community events, and 16 -story condominium complexes.
Project Details:
• 90,000 SF of general retail shopping
Two 6,000 SF spaces for Roof -Top dining locations
• 65,000 SF for a 5 -story hotel, including 131 rooms
• 49,000 SF of Class A office space
• 3,500 SF bank site
• 2,500 SF Pad for retail site
• Sixteen story luxury condominium, including 100 individual units and a 5 -story
parking garage with 400 spaces
• 2 acre courtyard with limited kiosks locations, designed for community events,
including art and music shows
594 parking spaces in a 7 -story parking garage
• Surface parking to include 117 spaces
The City of Ocoee has been working on a Community Redevelopment Area (CRA) plan for
the area around this project. Depending on what the City approves for the plan, the City
Place project may change. The project has essentially been on hold given the weak
economy. The City has yet to finalize CRA plans for the area.
REAL ESTATE MARKET
The market was weak for several years after the collapse of the housing market;
however, conditions have stabilized and in some areas seen modest improvement.
13 -184 Parcels 101 & 701
CONCEPT PLAN FOR CITY PLACE AT MAGUIRE
APPRAISAL OF PARCEL Nos. 101&701
THE BROWN PROPERTY
PROJECT: CITY OFOCOEE;BLUFORD AVENUE PROJECT PAGE40
The fUUOVVng COnt8iOS graphics and 8 diSCUSSiOn of the West CO|Oni@| retail market in
p8rtiCU|8[
WEST COLONiAL MARKET
The black line inthe graphic above shows the vacancy rate for retail space iO the West
CO|OOi8| area. Vacancy currently stands at 11.1%,
The following chart shows the drop in residential sales volume and pricing in the area.
Home Sales in Zip Code 34761
5W $200,3M
110, HOTM Saks
so
2003 20,39 2010 2011 2012 2013
/o-1p4 Parcels m1uru1
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 41
According to a recent report published by the University of Central Florida (UCF)
Institute for Economic Competitiveness (dated July 2013), it is expected that payroll job
growth year- over -year is expected to average 2.0% in 2013, 2.1% in 2014, and 2.5% in
2015. It will be the second quarter of 2016 before payrolls recover to their pre- recession
levels. Housing starts are expected to have average annual growth of 31.4% during the
2013 -2016 period.
The following chart from the report shows the historic and projected Gross State
Product.
CONCLUSION
The long term prognosis for the neighborhood is stable to positive. As previously noted,
the real estate market is beginning to show signs of modest improvement. This trend is
expected to continue.
13 -184 Parcels 101 & 701
Florida Real Gross State Product
AA fil
Mr 4's
rN 21112 _11 xr, 211113 '4)i 1 ' 1 015 - _N)" '))'{; 'I)';) I)' I '-ti)'S 1401
CONCLUSION
The long term prognosis for the neighborhood is stable to positive. As previously noted,
the real estate market is beginning to show signs of modest improvement. This trend is
expected to continue.
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 42
LAND SALE DATA SHEET
13 -184 Parcels 101 & 701
1
Location
At the northwest corner of Rewis Street and
Lyman Avenue
City, County
Ocoee, Orange Coun
Buyer
Juan Maldonado
Seller
Enrique Zepeda
Sale Date
Mar -13
Sale Price
$23,000
Terms of Sale
Cash to Seller
O.R. Book /Page
10550/910
Size (AC)
0.46
Size (SF)
19,993
Configuration
Slightly Irregular
Frontage
Rewis & Lyman
Utilities
All Available
Zoning
R -1, Ocoee
Future Land Use (FLU)
designation
Low Density Residential
Topography
Generally level
Access
Good
Exposure
Good
Price/SF
$1.15
Comments
VERIFICATION
Date Verified
8/12/2013
Verified By
Heather Lynn Haas
Verified With
Juan Maldonado - Buyer
Contact Information
845- 483 -7225
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL Nos. 101&7O1
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE43
ISO
LEE ST
ILL
C I D
13-184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
PAGE 44
13 -184 Parcels 101 & 701
e -a
o
Anderson PI
K� dR
a
ss Rd o.
Sale z takeA"�x!e
Flewelling Ave
�
z a 10550/910 ¢ Mobile Ln
n ° Apricot Dr
o
v
Oakwood Ln
m
437
=
J Center St
°�
d ti w W
4m a
CerY
k Circle
a
Q a c _
Sf Y
438
J1 1 U
� _ JItL —_
W Sim d
E Silver Star Rd
I� _438 E Silver
m
St
- - � 438 , franklin St Fran% c Ocoee
cow r
A Star: :e Lake
m `-
J!
arden
42B w3 F �L, s
y
P^
Subject
ca4.Foty;a
a
G
Oak St
Bay St E
9G
00 Orlando Ave
Enterprise St — !
0 White Rd
r
m
U
Capitol Ct
D
_
- Geneva St E
ti
3
Story Rd
3 ' Ocrre
a
c
m
o
- emrtei ,
O
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
4K
Pregi and Rsnae Hs
P ®,
etas: M/ lot f
-
F;* C. Nrtislsrdi. Esy
Dw 01 t
ru �
310 SrAdb DO" Stmt 56M IZ®
Arlais M
�t♦rt tae
wiww Gsr&%s E'L 31''11'
Aar Na" !R
t W:!tj ibYnia CsssMal Jr
Wsrtrl ID Sfo. tt9 .- Ill-m 4l owl
G manse
� tr #C R9T
This Warrant; Wed
Uxit oul I" da, at Mar "f r 11 Z01 i M f erigw Zepda sad RleOss tag ads 3wdlttaad ra4 Witt
fbm rated the "O isanEaa` b. to Jean Maldonado. s married mn, w)fw ofYae aEdm% is
I Reittti Road
Pr,444-re;nrr NY t2tstli
ownavftct cs1w the "u*vetc. - I
, wt—, —4 Irx,,v ek r 4;1." tint 'I. -%.* W e# Mnh= t ,%, r.+*rons . rib tar
lgerl'r'i+"�' so wd — ." at ,s0lr d a rrd as si.crssats and WW" If smpxerm•t
wium sew Ohat the Gr"I'v, far tow it ou"it traum of %C saw" of S10 W we atw valumbir
cc 4wertow", the tetegif and wffwrcxx of wtm-h a bnxtiy w'kccrwka4god. taxv ty grants, fw pim, sells_
alwas, remnas, rekasm. cos.rys teal cmfirms ask+ tk (.wtrntt . ali of "'St OranistH's right ttik ofd arkresl to
that certain ma pmprfx "haw ua Ohang+t Comas fhrfds.
Dw F-" wf d fter of I to I mid the tin 40 # Orci of 10 7 drag %, th of 4kmv.( UKrma
Ksvd of Rt AFN KFGI.FIR's SUBDIVISION w to 11w Pint Ehcfc( as reccedwf bn
Plat Jim* A, of Page I Is of the Publx Rerord. of Ohtaw c ouf%g f kwtda
SAID PRO)Pf)tTY IS 44)I I'm Hilo %rlAT) Of THE GRANTOR SAID PRO" R)lr IN 01-1Nb
0.^± ,MD AT THE Rfi)l+$T t)# THE GRANTOR AND ME GRANI'tt %fiIf NO 1IT E St.ARC H
F'XAMIN.A tf(1K OR t41;URAW' IIAViNti Rl'iCN at Qi'rsn t)oR PRO)VIDtD
Tapper MKT Alt the trwmtnt'f hreditamerdn smi amimttinmm - C, thart%i ftY�3M1lEbr+�: Y fR atfyw fit
To Have asd to Nell, tht awae m fee sMW4 tcuewrr.
Aad the {,faitH hvvty% cwetsarfts with the (:rartlee thw ttft (irsrux tt 4 -te4t) sttxtd of safd rra:
p,T"t;. fh fce eztiplt that the (srstssr:r has gmd rwm ami 1g fal authrrity w X11 " axrvty WJ resl
ttropert), that ft Grw cq htrttn, ftflly owt av the Auk to saa4 tral prop" sou r111 fkteml Iffr faint agabart
the hrwrw chants 440 pa m, whonsm and that fazd ?tat Pra,pvlx is free ai'etirfcrbrmity axcrp( taus
srruaimil stit!sey >atra w De'embef Y It?I I wni suited m eaztitfefRi rmd,fusas. tritrii"wa, - Cwt to
1=rit+tat,xws arsil a�ttrifrr#s s?f rrt'tvd
it w,
Is wilsras IAlwmut dw sat+: Ortunk.r ,tywrl aad uakd rhew pesrms +., day and gran f"
shove wTolm
Sa t�.f aw• i orr t L4, rrsd m -no
w rnr.�'+anu >.0 scvAw+a
��rm tier...• ss.:.tee tac•.
5 to tt Of 1`1 OR MA
c isINT Y' Of OR A M.P
i
: vIFSSe
7�` f ;ew wu s ra7
Jim I)fs ^guwFf itgtrwato wzs ackmx k4geJ bck.rr afc I'm :� Ja!, of Ma(er. 2171I hg t'srtgw
7rpwls w" "th" Zeprds why Tuns pcwtaerd Fiends t)h crs 1 -rc rwi es vd mfiaamen
MnAaT u �cte
cam., es1o1953
b jum IS ms
a .•taraw �..sc
d =Mw 1 u+ i NsW,rd'
�.NYr lute;,. Mare fsi.+as.
PAGE 45
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 46
LAND SALE DATA SHEET
13 -184 Parcels 101 & 701
2
Location
At the northeast corner of Rewis Street and
Lyman Avenue
City, County
Ocoee, Orange County
Buyer
Re ino Garcia
Seller
Jorge Delatorre
Sale Date
Jun -13
Sale Price
$22,000
Terms of Sale
Cash to Seller
O.R. Book/Page
10592/214
Size (AC)
0.25
Size (SF)
10,910
Configuration
Slightly Irregular
Frontage
Rewis & Lyman
Utilities
All Available
Zoning
R -1, Ocoee
Future Land Use (FLU)
designation
Low Density Residential
Topography
Generally level
Access
Good
Exposure
Good
Price /SF
$2.02
Comments
VERIFICATION
Date Verified
8/8/2013
Verified By
Heather Lynn Haas
Verified With
Public Records
Contact Information
N/A
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 47
V iq 2
1GV0 'v r?R ' °
it 76 100
a 1 '.. t71� 1H ffi "•
LEE ST'
_
912 1S
063 2
$ 8 2 °r+
5 4
y +_ :
�a .a
7 10
S ,
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
PAGE 48
�T
, as -f3d
a
k Circle
St
Bay St E
Enterprise St
Capitol Ct
Story Rd
�a I led
o�
e P
-` l
L
- — . .
....._
__ _...._ Orlando Ave � White Rd c
X o _
N m
D o
Ln
$ Geneva St E
➢ Ocoee q
m Cemetery m �'
13 -184 Parcels 101 & 701
Anderson PI
s cA o ^, nig take
Cl) Sale
z `ma-
Flewelling Ave
2
a 10592/214
¢ Mobile Ln
_T)
Or
.<'
_ o
Oakwo 7,
o Oakwood Ln
437
o
� a terns 9•
= �
Center St
w ® Ce `
nfer
Q
438
9
_
�-
Z
W Silver Star Rd
-
E Silver Star Rd 438 E Silver
433 Franklin St Fmn%pn St
Ocoee
e Co Dr
Starke Lake
m
429
lf..'
•a m
rn 9
Subject
take0,ym�a
'
a
�
Doti �c
Enterprise St
Capitol Ct
Story Rd
�a I led
o�
e P
-` l
L
- — . .
....._
__ _...._ Orlando Ave � White Rd c
X o _
N m
D o
Ln
$ Geneva St E
➢ Ocoee q
m Cemetery m �'
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL Nos. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
Rwbfd% N111I.PA
Ntmo# k Uotixs 54" ices, Inc.
' A AM" Pork cc, St., 402
ortmado. ti 32431
3rl zjcrw 1. Lhc muar'gr , f I ;w"A, r j
F J. N 4r' 13
pa-ze M 19-- 29 ""�4j5W,
%NARRANT1 MIFF)
J IN MVIN A I,)
PAGE 49
OM # 201343366" 18: 114692 P: 0214
, -C
OFO. - I ! 1 3 AM Page I at I
5z CCU
w 4M- 4 1) -04y, Co-r"7
0, arse
k rt T t
ib; A AKkAN N UUD� dated Jjnr 7f : ; 1 Jurp DrImunrm a mormd MAA, .h,xx rx,- off* e 44 !� 1014 Sturki
Term", Winter Gordan, Ft. 3479 hemm4ft" a'k-) 0-c (AANFOR, tz R"n Garcia, a msrr*J man, %twuc poii wf,tt
"tar is 2720 P)tbagorwicirvtL Uctoot, fl. W61 FrmAtaftcr LA1lCj(f't(;1kAN'M
� W*wttN vr tog'd "Ir 'ht lrr , 01witm And '(mult shall if tl 'A'Im, 11) in'�'v'xv &A tl'c lwl 'tual rrmwrailn'r
and awyll, of and the njcx =' 4s"Jcr'l of z orpore "t
A I 1`14ESSF TI I nw. 0w OfUk. I t * !m 4r,! 11 Crw-s hktalmj o! t!': sJ, v I S t� 0) " wthef v A�uo'hlr "rm4cfalwfli' ttt'w
whereof is Iwirb, acki,olrdevc!, he-rbs r4w3 , Kupci%- wV5. Jvrr, rcm,--, rrlew5. Lc-nvr,- AsA cmf-wjr% unto th 6kANIIJ
4 t -vmair) ljnd sr'wc it, OTZVFC Co,mm Mw"'A. ,I
( 4,6' nr >C X, n It olk f. S-vpr Subd, i. an pc; i'..9 vic, cw. zr, me r^ It -, e1' PSjl 11""k L 1 I N, Vuhlic
I )rongr Ct F I, i k- the ti.ytF 5� f ctt Val 4',, f
— SUBJECT PROPERTY IS VACANT LAND
S S
UBJECT 10 s LNc-wit rC't1wt',r:%' W" aemmem, M ('Nw't 't ani, wei and
assesuum, fig t1w. sear - 701 1- find subwqwn' }cart and W all 4prl- wwrw c s Aiwrcrh and w mArivutns and rrahNwin,
it uty
Ac'h 41) the trnrmc-m. b':f';Cr'afn.q(' utso appalcnuve. v-rtv m
TO HAVE INN17) 10 liot D thv La -r-.c m 1" r mrit fmt+vf
AND THE GRAN IOR 4"try zvvrnam wn, paid GRAN I Ft diAl ci.:m % 4htwr r. ve, ttt 6RA%TOR is IAfj 1% tCuwul of w 1
i4ml in frc smwlc, dut the GRAN TOR lm+ p'- I rify"t w-A luwful &XA-vuN L" 161 'wi a>tkzp 'wj 1=" 'hat v--'r J
MI) wwara,� the tv:.- cc :aid tie And %'I1 dr*11 I 'br ;OMU A4"W 01t 14101 CIPIM5 rf All ptlUltV •
IN A I INN -SS WHI-RFt*, 6RANIOR has sj,'-Wd and s e a C74 JOC t-re•f•4• 1W 14'r scf
S. kNiFI) IN TKJL, Rl,st-Ncl, OF IM i'01 1 IN(, U i iNt-"q"
J. derdm
S TATI OF FLORIVA
CO;ATY t* CJKAN(,�
f)
dal A '071. F. J qc Dclatwm,
pit-tzat! v knowri to -r,- ot X) t,]> vrc-Z'uts Ljo~� fic -141M
% Gordet,
S J� VOW)UN
13-184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 50
LAND SALE DATA SHEET
13 -184 Parcels 101 & 701
3
Location
Along the west side of Main Street south of
Maple Street
City, County
Winter Garden, Orange County
Buyer
Akers Custom Homes, Inc.
Seller
Michael Lemos
Sale Date
Sep -12
Sale Price
$31,500
Terms of Sale
Cash to Seller
O.R. Book/Page
10450/2334
Size (AC)
0.22
Size (SF)
9,
Configuration
Rectangular
Frontage
Main Street
Utilities
All Available
zoning
R -2, Winter Garden
Future Land Use (FLU)
designation
Low Residential
Topography
Generally level
Access
Good
Exposure
Good
Price /SF
$3.21
Comments
VERIFICATION
Date Verified
8/12/2013
Verified By
Heather Lynn Haas
Verified With
Sherrie Stenger, Realtor
Contact Information
sclark7 cfl.rr.com
13 -184 Parcels 101 & 701
APPRAISAL Of PARCEL Nos. 1O1& 701
THE BROWN PROPERTY
PROJECT: CITY OFOCOEE|BLUFORD AVENUE PROJECT
PAGE 51
mew it A
d77 $40
152 12L
try? m
tn
MIS
M 25 Qc 25
13-184 Parcels 101 aru1
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
PAGE 52
a �
° s
� �- dL eF Ca41t81i (},mac $Nd
z e z x
w st a s� Na Sale
10450/2334
Mir t S1 o
E Siurr Rd a
ern $ 4' Jt v
:V r tx
w
EiQ St .�
tTt* Ava
S M8t3i 5t
ti, .•
4 W Sites Slay Rd an
Los FA
a
Y
G�� ca aar
a
D
MS11* bt
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 1 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
r^t,
r
�I
t, S
V
"m l ttt till 1, m M.tN�(. tx t4 rr�k tl4
A46— 4N "Lli MINI 4
A t ,, r tNuAwl#V.tksnl - s M
iae bitw stw tm.0
t.a- I—
]44 M I L E % a t i l t kltrliK'yS. 4 thLtrAkk , III
4M W k51 H..%N l' itki:l. t. Sit 4
'af"k1 A4..ka6t. tlnr.ia)4Y"
4': s mrsxssr* aratk�sa sw Sr tutraa.er4
;vnr4rasd- rti v £r3r ws vws.'k . —.4 to e
Plxrfactfy Aplfralx'rs Partic1111 tf +�tns> Nvtrthctlkl
C:rmrn'e;sd ti.5.�s)
WARRAV71 Dl: €D
oaca ntm�oaTS # 3i1M0 r 3274
fm /t�SI Y sT ft iw •prt t 1
ft— Fos 2111 of
3nkan�l�ta Taa N N
ar. G o t L.1.�Csort�slftr
so - Ihi l• Y SW TTT4i �//��
11 im
This %arraeir Drzd.Mack the 2 "111 dal of rptrmbrr, 2012, fr. MIt'IIAl1. 1 EMON. A MARRIED
PERSON JOE I11 ASk0, ; MARRIED P .K*A)N, , a married 1wrwa, tareatafter cAtkd & gtarow
a,lx,xc p" tiftu:r addrcc': ra i i I1`; t 141rr � f " I(; f k t , t t -7 i y - Tr".,
"4 3 L I-'r e 1t.1t,f , f . ".4, r it,',iK, i t,' 34 Tf 71N L
to AKLP - "- CUS TOM HOME,& INC„ afa:ac 1—f ;.Ilwe m"r - +n 166 TERRA MANIA) I.(M)1'.
SITIFT 200.OR _ANpf). Florida JIM15, brteitumv ufk i the Eruwv
W11NIS11:M lira ImJ grmttas 1uf mw n scwztekroi.em . We ham u: 5A 5{al ;:is 1 ,L'4n a.e1 .0w' :.Ar et`
c< Xkrakiwx., ("To hhcre+sf it hcw, s.3at:,wkdped herxt;a fp4tua_ huvm, -.. wilt., khen" rcxaecsea. irY.a:rs..
' MA x <x.fm'nk wKo dw "ter. A that csrlsoc sit..Yr .a Oraall4 Cuums f ai'nfit I v
a01 VAIN AR U4IA i. tr7IiA1, At(' OfiIMM;1 4) PLAIIt9 MAP 111- 1 Xt III Ah III te£KIk5.aN9'sAt
1)f KN: 1Z, PA41t 114 OF n1f. 11.311, 1C R €CORN, r£t' 01tA`«„f. LIM NCfY. IL(*If IA
Ia. f -v �"-4the)ncn.- i,4 Arc/
11KAMISA —11-11 11 u0r ta—g' 'nsS•a.rcrgx xnd r.�l "a +r.vaca, t twr�ea hri+ e4 �; rn ., a , x .qsn.a, :sm-u
I. "..r wrf to 11411. me ::traG w at.:vyzk
AM! tf� Iraeal.N teretrr a l..s tfes uaD vw. were OW gxawtur to ,#; :. ,i .4 ::s k � -4* is d.s, +3u
4ax }tend ngti and lawn,: 4u4r:as k. Ill ed,m:*.++v. —,i 1-1. Ca a If 11wa•.1 I—,+. . !.0, ,.xrkry Itfa Wlk k 4 L" a
*.ttt 4tfrrW Ua :a.r4: , ,.r.�.f t€•t 1"NI 4—, .nt r;l p+TU>� ..tncnVK�sr, iwal It -4 ant " £
e4wca acruvng .rJ.vwnFwrsU 4: 12' #£ iAt i. rc -5s'. alurlx. re�mort +nuns m.: �ievu+w . f '.,G *d a w�
';w waa ='lr,.w,.+ 11+11,. ara+.. MsU: v. vnr., �Jw ...f,.4.,.fi':r+.i.•n..ws,a�ir. �.r nr4..»d �,w ,....- o�..w*.. ,,u.
to kwwM M tatoL. terra.' taw t.n ' - "—la' , Lw ! —1 —1 .<'.c Jxr ." ,— fiat I.— u.in.n
PAGE 53
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
201N524575 Page 2 of 2
�
ligsml. xmicd ar! Jef: +n +vr p rs��zn< 1/
1bnakxs4r7dtaurc - J ) �e { / (fit (t ��
t'�uwesf Nauw faurrrn lix w
YreSrseaa!u�stmtwe � _.
Frinud Nw 7
St AIL t# v F �� LORIDA
O
CC)ttttiCl trams
11 tt'I I AI.I. I.£1I+C?5
J£YE l3L�LSt�t>
ibc tc.*jepyjtW u1s;m1 m was x*nowirttyrd txftwt me thii 27m djy o ScpAembsq A':, M MICIIA"
LLMOS, A MARRIED MR-SON JOE BLASK0, A MARRIED MASON VAM) suan Pv "salty kr.*wlt to me
to wfu7 6 mve pnAftwvd driver tucuw(s) as I&Mtifis 00a
hMy t'urcums -wK, twfc, }
,auriru r
iarcr
A3tM:v
MALftEN TRAM
Ccsrrrmsn^ t EE 2S5&tt
�/ J
y Z
( l
J
V
J
L_
PAGE 54
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 55
LAND SALE DATA SHEET
13 -184 Parcels 101 & 701
4
Location
Along the east side of Edgewood Ranch
Road south of Old Winter Garden Road
City, County
Orlando, Orange
Buyer
Robert A. Zarate
Seller
Allen G. Liang
Sale Date
Feb -13
Sale Price
$52,000
Terms of Sale
Cash to Seller
O.R. Book /Page
10526/6189
Size (AC)
0.50
Size (SF)
21,783
Configuration
Rectangular
Frontage
Edgewood Ranch Road
Utilities
Water / Septic
Zoning
A -1, Orange County
Future Land Use (FLU)
designation
Low Density Residential
Topography
Generally level
Access
Good
Exposure
Good
Price /SF
$2.39
Comments
VERIFICATION
Date Verified
8/12/2013
Verified By
Heather Lynn Haas
Verified With
Sidney Tse, Realtor
Contact Information
tse2909 aol.com
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
PAGE 56
U
� "
lli
Z
0
S!7
TRACT C
..
7
134
di
n
81 y
m
13 -184 Parcels 101 & 701
di
n
•
m
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 57
13 -184 Parcels 101 & 701
too
{$•
►yam
•+ tMlr�rkaf �I
:4+uSa R�
4 ., x+
q o
K � Aiav (,�
• ro. �1�
J3'f
�/ �i 3p
b
®
Subject
"
/da^r
�S "c�RMr pr
Oro"
�/ E
Saaix
3z' n
P
.wn
so w Cator. C+ su
a;v
erMi tlat
'. r
,.
s"e.era
1.4
nei SI
...
pd
�
�. •� F1�/4tA) z'st
MO* f 4
ail
w r
a ":
¢ Pak � Ry q ►l' rM.1.fr
pi
Feslix+g W# Wkr#:gp«
e ft
i Sale
10526/618<91
�.
w z tiAmten aerie: i7!
Gab"w) Pd M-np Pd all St
3
' -nro
�.teflia
y 4
�rrx r'r
x .µ.,
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL NOS. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 58
THIS INSTRUMENT PREPARED BY
e22/221b1�7 `! 1 Pn� " t° Po" I of e
RETURN T AFTER RECORDED:
e.a Fee . N
o.�e o.. i::: sae.. ee
AdwM F� si,M
BLAIR M. JOHNSON, PA.
nt�
Nwrtf+� e w
BLAIR M. JOHNSON, ESQUIRE
0 l e, Ca�ptroller
«,��teet.,t�is nn se a .taon" ntrowip
Post Office Box 770496
1 1 is MI II
Winter Gordon, Florida 34777.0496
(407) 656 -5621
Florida Bar No. 296171
Property Appraisers Parcel I.D. 8: 36-22 -28 -0000-00 -036
WARRANTY DEED
THIS WARRANTY DEED made the 1W day of it41316ly ZQ13. by ALLEN G.
LIANG and YVONNE K. LUNG, husband and wife, hereinafter called the Grantors, to
ROBERT A. ZARATE, a single person, whose address is 7334 Catamaran Drive.
Orlando, Florida 32835. hereinafter called the Grantee:
WITNESSETH:
That the Grantors, for and in consideration of the sum of $10.00 and other
valuable considerations, receipt whereof is hereby acknowledged, hereby grants,
bargains, sells, aliens, remises, releases, conveys and confirms unto the Grantee all
that certain land situated in Orange County, State of Florida, viz.
SEE ATTACHED EXHIBIT 'A' INCORPORATED HEREIN
AND MADE A PART HEREOF.
Togett►er, with all the tenements, hereditam+ents and appurtenances thereto
belonging or in anywise appertaining
To Have And To Hold, the same in fee simple forever.
And, the Grantors hereby covenant with said Grantee that the Grantors are
lawfully seized of said land in fee simple. that the Grantors have good right and lawful
authority to sell and convey said land, and hereby warrants the title to said land and will
defend the same against the lawful claims of all person whomsoever; and that said land
is free of all encumbrances, except taxes accruing subsequent to December 31, 2012
13 -184 Parcels 101 & 701
APPRAISAL OF PARCEL Nos. 101 & 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT
20130105896 Page 2 of 3
and easements and restrictions of record, however, reference hereto shall not serve to
reimpose same
IN WITNESS WHEREOF, the said Grantors have signed and sealed these
presents the day and year first above written.
Signed, sealed and delivered in the
presence of
A14EN G. LIANG
STATE OF FLORIDA
COUNTY OF ORANGE
"7 4 /rr'. ,, y k-
WONN K. LIANG
7:r-'M0'Kq-M 41111111111111
-
hT' I'M 2 M I U
M-1-41 I
The foregoing instrument was acknowledged before me this ISM day of
February. 2O-1; by ALLEN G. LIANG and YVONNE K. LIANG who have produced their
Florida Drivers Licenses as identification
N916ry 'Name: Blair M. Johnson
My commission expires:
Warranty Deed
-2-
PAGE 59
13-184 Parcels 101 & 701
APPRAISAL OF PARCEL Nos. 1018, 701
THE BROWN PROPERTY
PROJECT: CITY OF OCOEE; BLUFORD AVENUE PROJECT PAGE 60
20130105896 Page 3 of 3
at 'Uht ' comer of Use Nortickiz [4 Oftht SvAhwtst 1 OfSecti , 35. Towni�ip 2 Soutk,
R—ge 21 F-ktl, Orsr County Florida; thence run South DO degree 2547' Ear. &tong the W lire of said No
I � Of the Southwest 114 a distm" of 510 feet 25 ez,
dw n" leaving yea Weal line, r N orth E j ,
4 tsm-l" of 32 97 fee to a point ru N 89degrm� !
or, Me East right of way k O!Edgcw*od Ranch Road, saia pont being the of
txnce Mrmue Ncath 89 degrees 26'25" East a distance 117 OD feet; thence run Nortn 00 dtrtc 25'47'
West distance of 15 00 degrees 26'25' East &dtrxveofl7.00
175 98 feet; ditm run South 99 degrees 2624 West a distance of 134,0(,' feet �j g
Mal on the Aforesaid Ew right of way line ofFA&eww Kmd. Road thmet mn North 00 dtFire 1 5'47' Wr$j 4
said East right v. way a di s: t amce c f 10 9# ,
. erA to
the poiw ^-f Begirming
13-184 Parcels 101 & 701
QUALIFICATIONS
Daniel R. DeRango, MAI, CCIM
DERANGO, BEST & ASSOCIATES
1 601 E. AMELIA STREET
ORLANDO, FLORIDA 32803
(407) 895 -6650
RESIDENT OF: Maitland, Florida
EDUCATION: Graduate of Stetson University, Deland, Florida
Bachelor of Business Administration - Major: Finance
PROFESSIONAL
EDUCATION: COURSES 8 SEMINARS - APPRAISAL INSTITUTE
• Appraisal Principles
• Basic Valuation Procedures
• Direct Capitalization, Annuity Capitalization, and Mortgage
Theory and Techniques
• Case Studies in Real Estate Valuation
• Valuation Analysis and Report Writing
• Condemnation and Litigation Appraisal Practice
• Standards of Professional Practice
• Residential Valuation Procedures
• Appraisal of Small Hotels and Motels
• Sales Confirmation Methods
• Discounted Cash Flow Analysis
• Electronic Spreadsheets in Real Estate Appraising
• Urban Planning and Development - University of Central Florida
CCIM INSTITUTE
• Financial Analysis for Commercial Investment Real Estate (Cl 101)
• Market Analysis for Commercial Investment Real Estate (CI 102)
• User Decision Analysis for Commercial Investment Real Estate (Cl 103)
• Investment Analysis for Commercial Investment Real Estate (CI 104)
PROFESSIONAL
AFFILIATIONS: Member of the Appraisal Institute, MAI No. 7557
Member CCIM Institute
Florida State - Certified General Real Estate Appraiser No. RZ1054
Registered Real Estate Broker /State of Florida, License No. 0355191
Director — Appraisal Institute, East Central Florida Chapter
Member of the Association of Eminent Domain Professionals
Member of the American Association of Airport Executives
Equity Capitalization
QUALIFICATIONS
Daniel R. DeRango, MAI, CCIM (Continued)
PROFESSIONAL
EXPERIENCE: Qualified as an expert witness in Federal and State Courts.
Special Master, Value Adjustment Board, Orange County, 1995, 1996, 2000 -2002
Present: President - DeRango, Best and Associates, Orlando, Florida
1984 -1997 V.P. /Partner, Matonis MacDermott DeRango Sorich & Co., Orlando, FL
1981 -1984 Staff Appraiser with Irwin Appraisal Consulting Services, Inc., Orlando, FL
Former Member: Board of Directors - East Central Florida Chapter- Appraisal Institute
PUBLISHED: "The Determination of Hotel Value Components for Ad Valorem Tax Assessment"
The Appraisal Journal July, 1993
TYPE OF
ASSIGNMENTS: I have appraised or provided counseling for a variety of commercial and residential
properties throughout the U.S. (primarily in the Central Florida area).
EXPERIENCE WITH:
• Aviation /Aeronautical Properties
• Apartments
• Office buildings
• Retail properties
• Condemnation and litigation assignments
• Industrial properties
• Timeshare resorts
• Hotels & resorts
• Mobile home parks
• Subdivisions
• Mitigation lands
• Warehouse facilities
• Acreage tracts
• Golf courses /country clubs
• Special use facilities
• Mixed use development
• Coastal & island tracts
• Aviation properties
• Air cargo facilities
• Large and small aircraft hangars
• Fixed based operations
• Condominium projects
• Retail centers
(including regional malls)
Appraisal and consulting assignments have been prepared for a variety of lending
institutions, corporations, law firms, governmental agencies, and individuals.
PROPERTY LOCATIONS
IN FLORIDA:
• Central Florida (Orange, Seminole, Osceola, Lake, Polk and Volusia Counties)
• South Florida (Dade, Broward & Palm Beach Counties)
• South Central Florida (Brevard, Martin, St. Lucie & Indian River Counties)
• Southwest Florida (Collier, Lee, Manatee, Sarasota, Pinellas, Hillsborough Counties)
• Northeast Florida (Flagler, St. Johns and Duval Counties)
• North Central Florida (Marion County, Putnam)
• Florida Keys
QUALIFICATIONS
Daniel R. DeRango, MAI, CCIM (Continued)
ASSIGNMENTS
OUTSIDE OF
FLORIDA:
• Georgia
• Texas
• Maryland
• Indiana
• Minnesota
• Ohio
• New York
• New Jersey
• Pennsylvania
• Illinois
• California
• Alabama
• Connecticut
• Tennessee
• Colorado
• Kentucky
• South Carolina
• Virginia
• Pennsylvania
• Washington State
AC#672755 STATE OF FLORIDA
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD SEGN L12111501970
DATE RATCHNUMBER LICENSE NBR
11/15/20121128147329 IRZ1054
The CERTIFIED GENERAL APPRAISER
Named below IS CERTIFIED
Under the provisions of Chapter 475 FS.
Expiration date; NOV 30, 2014
DERANGO, DANIEL ROBERT
1601 E AMELIA ST
OR FL 32803
RICK SCOTT
GOVERNOR
KEN LAWSON
SECRETARY