HomeMy WebLinkAboutItem #08 City of Ocoee v. Oak Forest Partners & Westlake Partners
: FOLEY
AGENDA ITEM COVER SHEET
Meeting Date: )1tly It. 200ft
I
Item # <X
Contact Name:
Contact Number:
Mary Doty Solik
407.244.3259
Reviewed By:
Department Director:
City Manager:
/?/IV
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Background Summary:
The City acquired Parcels 110A, 110B, 708A, and 708B through condemnation for the Old Winter Garden
Road Widening Project. The City is responsible for the reasonable experts fees and attorneys' fees in the
prosecution of this lawsuit.
Issue:
The City has already paid two of the experts a reasonable fee. The remaining three experts and the
opposing parties' attorney have submitted their reasonable fees to the City for payment.
Recommendations
The City should approve the following settlements reached: Morris Engineering, Inc. (engineer) --
$11,000.00; Samnik & Associates, LLC (arborist) -- $3,700.00; The Spivey Group (appraiser) -- $15,000.00;
Shutts & Bowen LLP (Attorney for Oak Forest Partners and Westlake Partners) -- $1,607.00
Attachments:
(1) Memorandum regarding the proposed settlement of experts' fees and costs and attorneys' fees; (2)
Exhibit "A" - invoice from Morris Engineering, Inc.; (3) Exhibit "B" - invoice from Samnik & Associates, LLC;
(4) Exhibit "C" - invoice from The Spivey Group; (5) Exhibit "0" - invoice from Shutts & Bowen LLP
Financial Impact:
Total amount City would pay to experts and attorney would be $31,307.00 and is available from the
Old Winter Garden Road Construction Account.
Type of Item:
o Public Hearing
o Ordinance First Reading
o Ordinance First Reading
o Resolution
o Commission Approval
o Discussion & Direction
For Clerk's Deaf Use:
o Consent Agenda
o Public Hearing
o Regular Agenda
o Original DocumenUContract Attached for Execution by City Clerk
o Original DocumenUContract Held by Department for Execution
Reviewed by City Attorney
Reviewed by Finance Dept.
Reviewed by ( )
_411011.1
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D N/A
D N/A
D N/A
:FOLEY
FOLEY & LARDNER LLP
ATTORNEYS AT LAW
MEMORANDUM
CLlENT.MATTER NUMBER
020377.0547
TO: The Honorable Mayor and City Commissioners of the City ofOcoee
FROM: Mary Doty Solik, Assistant City Attorney
THROUGH: Paul E. Rosenthal, City Attorney
DATE: May 4,2006
RE: City ofOcoee VS. Oak Forest Partners and Westlake Partners: Proposed
Settlement of Remaining Experts' Fees and Costs for Parcels 110A, 110B,
708A, and 708B
ISSUE
Should the City settle the remaining expert fees and costs claimed by Oak Forest Partners and
Westlake Partners in the referenced eminent domain litigation?
BACKGROUNDIDISCUSSION
As part of the Old Winter Garden Road Widening Project, the City acquired Parcels 110A, 110B,
708A, and 708B through condemnation. Parcels 110A and 708A were owned by Westlake Partners. Parcels
110B and 708B were owned by Oak Forest Partners. Parcels 110A and 110B were right-of-way takings.
Parcels 708A and 708B were temporary construction easements. The property falls within Part A of the Old
Winter Garden Road Widening Project which means that the City of Ocoee pays 54% of the project costs
pursuant to the Interlocal Agreement with Orange County.
The case was mediated on October 22, 2004. David Wheeler and Mary Doty Solik attended on
behalf of the City. The mediation resulted in an impasse. After service of offers of judgments by the City and
further negotiations with Oak Forest Partners and Westlake Partners, the parties proffered and the court entered
a Stipulated Final Judgment as to Parcels 1l0A, 1l0B, 708A, and 708B on January 13, 2005, reserving
jurisdiction as to a determination of experts' fees and costs. Pursuant to Florida Statutes, the City is responsible
for the reasonable expert fees and costs incurred on behalf of Oak Forest Partners and Westlake Partners in the
prosecution of this lawsuit.
Oak Forest Partners and Westlake Partners both utilized the services of the same five experts:
Buchheit Associates, Inc. (surveyor), WD Richardi, Inc. (contractor), Morris Engineering, Inc. (engineer),
Samnik & Associates, LLC (arborist), and The Spivey Group (appraiser). All totaled, Oak Forest Partners and
Westlake Partners has submitted experts' fees and costs in the amount of $46,756.76. To date, fees regarding
both Buchheit Associates, Inc. and WD Richiardi, Inc. have been resolved, so no fees are due to either one of
~_411011.1
these experts. The remaining experts that have fees requiring resolution include Morris Engineering, Inc.,
Samnik & Associates, LLC, and The Spivey Group.
Originally, Morris Engineering, Inc. presented a total fee of $14,463.75. In this instance, Mr.
Morris has now agreed to a fee of $11,000.00. A copy of this invoice is attached as Exhibit "A." Samnik &
Associates LLC presented an initial fee of $6,475.00, which has been negotiated down to $3,700.00. A copy of
this invoice is attached as Exhibit "B." The Spivey Group provided an initial fee request at $18,900.00, but it
has been reduced to a more reasonable $15,000.00. A copy of this invoice is attached as Exhibit "C." Finally,
the law firm of Shutts & Bowen LLP has provided an invoice outlining the attorneys' fees incurred with respect
to their involvement in this lawsuit. After a review of the invoice, Shutts & Bowen LLP's fee of $1,607.00
appears reasonable under the circumstances. A copy of the invoice oflegal fees is attached as Exhibit "D."
RECOMMENDATION
It is respectfully recommended that the Mayor and City Commissioners approve settlement of
certain expert fees and costs for Parcels 110A, 11OB, 708A, and 708B by payment of $11,000.00 for Morris
Engineering, Inc.'s services, $3,700.00 for Samnik & Associates LLC's services, $15,000.00 for The Spivey
Group's services, and $1,607.00 in legal fees for Shutts & Bowen LLP's services, and authorizing the City
Attorney or Assistant City Attorney to execute a final judgment for these amounts.
cc: Robert Frank, City Manager
6,_411011.1
MaY, 25. 2005 1 0 : 39AM
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No.5087 p. 2
1 (irfl- ~.~ f
please make checJcs payable to:
Morris Engineering, Inc.
930 Woodcock Road, Suite 234
Or1ando, fL 32803
407-89~94
fax 407-893-6851
bill to:
David A Shontz, Esquire
Shutts & Bowen, LLP
300 South Orange Avenue
Suite 1000
Orlando, Aorida 32802
Invoice Date:
Invoice Number:
Invoice Amount Due:~
2/1612005
37000H-Final
$14,463.75 ,
JOB: Old Winter Garclen Road
Parcel 110, Oak Forrest, Orange County
Engineering Analysis
DescriDtion Hours Rate Fee Total
Principal (DLM) 45.0 $175.00 $7,875.00 $7,875.00
Principal (GSM) 6.5 $165.00 $1,072.50 $1,072.50
Senior Designer 43.5 $105.00 $4,567.50 $4,567.50
Technician 4.0 $65.00 $260.00 $260.00
Subtotal $13 n5.00
Expenses $688.75
Total Fee Due $14.463.75
See attachment for detaD.
Payment is due upon setuement of compensation for subject parceL
EXHIBIT A
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Work Descriptions for Daniel L. Morris, P.~
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Job Ntune
OWGR, Parce/1IO, OalcForest
Date Houn Task Work Description.
613012OO3 2.0 review right c1way maps and construcIIon pia.., meelillt-1IIIDrney
811912003 6.0 review c:onstruction plans, right of way maps and appll/lll1IIIOIt
Analysis of ImpacIa
review I analyll8 d report exhtiIs
II
812012OO3 3.0
812412003 3.5
812512003 2.0
812612003 2.0
8127/2lJ03 2.0
812812003 7.0
9fl/2003 3.0
4/1612004 0.5
412012004 1.0
412112004 1.0
812412004 3.5
8/31/2004 1.5
10/2012004 2.0
111312004 5.0
--ToiiilHoUrs: . u45JJ.
WednDdo.y, February 16,2005
Prepare fur and make field obIefvlllion, anaIysi8 of ~ ..
PrIiminary Engineering RepOlt
Prfmlnary Engineering Report
PdmInary Englrieertng RepoIt
Pr1inInary.Englneering Report
Develop PadlalCuRl concept
review UV8Y
ieview survey and construction plana
prepare copy of appropriate conslnlction plan IIheeW fur surveyor pickup
analysis of 100" constNction plans"tor changes in impacIB to property
analysis of 100 " construclIon.p1an8 for changes In inpacllto property
review quantity / costs of Il8ms In the take
ll...
prepare for and attend on-alie meeting with Richardl and S8mn1k..
Analysis of IIIlfns In the take and cure costs.
......,..-.-..-.....
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May.25. 2005 10:40AM
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No.5087 p. 4
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Work Descriptions for Glena s. Mo"is, P.E.
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37000H
Job Name
Oak Forest, Par llOA. 11 OB, 708A &B.
Date Hours Task Work Description
.~.:.
91212003 5.0 Analysis, ccst estm.
91312003 1.5 R6Yisions
Total Hours: 6.5
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Monday, OckJber 11, 2004
Page loJ1
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No.5087P.5
Work Descriptions for John R. Russell '"'
I 037000
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; Job Name Oak Forest
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I Dare Hours. Task Work Description
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I 81312003 4.0 Create Base FIle from dgn FlIes
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811312003 4.0 Overall Parent Tract ExhIbIt
8/1412003 4.0 Create Base PIai1 of ApartrrleOt SIte Plan
8/15flOO3 4.0 After Conditions P 110A
B/1612003 4.0 After Conditions P 1108
. 811712003 6.0 Before Conditions P110A & P110B
8/1812003 4.0 Area of Take P 1100
811812003 4.0 Area of Take P 11M
811912003 3.0 Fmalize All Exhibils & Plot FuU Size Plots
813012003 3.5 Partial Cure Plan Parcel110A & 1108
Total HOllrs: 40.5
Monday, September DB, 2003 Pille 1 of 1
_ .. _ . _~ __ _..____'LO'___..__..... _."_..~~70 II "..811"'\.. nllDll"rlnN '-"I'n...RR\.n?..1.
, MaY" 2 5. 2005 1 0 : 40AM
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Work Descriptions for John R. RusseU
037000
Job Name Oak Forest
Date Hours Task Work Description
8/2412004
3.0
Review Roadway Cross SecllaIw
Tot/llHours: 3.0
"
ThUTStlll}, Septelllber 09, 2004
No,5087 p. 6
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Work Descriptions for Amher Melendy
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37000H
Job Nmne
OldWntrGrdnRd, PIlO. OakForest
Date Hours Task Work Desct'i '"
7122J2003 2.0
review and delver ROW maps end pIenI
8J22I2OO3 1.0
deliver exhIbIlI
91312003 1.0
deliver plana
Total Hours: 4.0
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Friday, J(lIUlary 09, 2004
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727789_
SAMNIK
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PAGE 02
SAMNIK & ASSOCIAT~S, LLC
Expert T.... Consultants
1016 Michigan "Aven.ue
Palm Harbor, Florida 34883
Phone: (727) 786-8128 Fax: (727) 789-1697 E-mail: joe.samn"ik@verizon.net
Federall.D. #35-2236160
Invoice Number:
ED .1354
Date:
February 2, 2005
To:
Ed Pantaleo"
Shutts & Bowen
PO Box 4956
Orlando, Florida 32802-4956
Reference:
Oak Forest
DATE DESCRIPTION HOURS HOURLY TOTAL
RATE
On-site inspection. Determine areas of take
and TeE. Inventory each tree and
landscape plant by name, amount, and
3-8eo-03 deoreciation. 6 $125.00 $ 750.00
On-site inspection. Determine areas of take
and TeE. Inventory each tree and
landscape plant by name. amount, and .
5-5eo-03 deoreciation. 4 $125.00 $ 500.00
8-Seo-03 Data validation and entry 4 $25.00 $ 100.00
Comparable pricing and research of fair
market value of wholesale plants In
10-5eo-03 . aeoaraphicallocation of assianment 3.5 $125.00 $ 437.50
Comparable pricing and research of fair
market value of wholesale plants in
11-5eo-03 loeographlcallocation of assianment 5 $125.00 $ 625.00
Determine appraised value of plants by
calcualting fair market value of installation
costs of wholesale plants, delivery costs,
industry guarantees, establishment costs.
16-5eo-03 and caiculate depreciation values. 4 $125.00 $ 500.00
15-Mav-04 Calculate cost of cure 7 $125.00 $ 875.00
19-Mav-04 Data validation and report preparation 2.5 $125,00 $ 312.50
27 -Aug-04 Data validation and reoort oreoaration . 1.5 $125.00 $ 187.50
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05/?~!2005 '02:09 72778~7
SAM-lIK
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PAGE 03
SAMNIK & ASSOCIATES. LLC
Expert Tree Consllltants
1015 Michigan Avenu.
Palm Harbor, Florida 34883
phone: (727) 786-8128 Fax: (727) 789-1697 E-mail: Joe..amnlk(h'erlzon.net
Federall.D. #35-2236160
Invoice Number:
ED -1354
Date:
February 2, 2005
To;
Ed Pantaleon
Shutts & Bowen
PO Box 4958
Orlando, Florida 32802-4956
Reference:
Oak Forest
DATE DESCRIPTION HOURS HOURLY TOTAL
RATE
Update on-site inspection. Determine areas
of take and TeE. Inventory each tree and
landscape plant by name, amount,and S
3.Nov-04 depreciation. 6' $125.00 750.00,
Determine appraised value of plants by
calcualting fair market valu~ of Installation
costs of wholesale plants, delivery costs,
industry guarantees, establishment costs,
and calculate depreciation values.
Determine appraised value of plants by
calcualting fair market value of installation .
costs of wholesale plants, delivery costs,
industry guarantees, establishment costs,
and calculate depreciation values.
4-Nov-04 Calculate cost of cure 8.5 $125.00 $ 1,062.50
5-Nov-04 Data validation and report preparation 3' $125.00 $ 375.00
TOTAL DUE: $ 6,475.00
PLEASE NOTE OUR NEW COMPANY NAME
PAGE 3131 RCVD AT 512612005 3:07:54 PM ~astern Da~ight Timel t SVR:FAXSERVER/12 a DNIS:2279 t CSID:72778916971 DURATION (mrn-ss):01.54
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THE SPIVEY GROUP, INC.
REAL ESTATE ApPRAISERS · CONSlJLTANTS · REALTORS
GLEN L. SPIVEY, MAl
PRESIDENT
ST. CERT. GEN. REA 4IOClO1_
February 7, 2005
Ed Pantaleon, Esquire
Shutts & Bowen LLP
300 South Orange Avenue, Suite 1000
P. O. Box 4956
Orlando, Florida 32802-4956
Appraiser (Ted Hastings)
2.5 hours @ $175 per hour, or
Appraiser (Robert Simmons)
105 hours @ $150 per hour, or
TOTAL DUE THE SPIVEY GROUP, INC.
Signed
-~~
Glen Spivey, MAl, President
State Certified General Appraiser #0001388
TED HASTINGS III, MAl, SRA
VICE PMaIOENT
ST. cain". GP. 1t...._1
$ 2,712.50
$ 437.50
~15.750.00
118.900.QQ
S:\Condemnation\292 (City of Ocoee Professional Parkway Oak Forest Apartments)\Administration\lnvoice-D2-D2-DS.doc
EXHIBIT C
1700 NORTH ORANGE AVENUE, SUITE 100, ORLANDO, FL 32804 . (407) 423-1430 · FAX (407) 422-2237
WWW.SPIVEY-GROUP.COM
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APPRAtSER: .
JOB NO.:
GLEN SPIVEY
292 (O~FORESTAPTS.)
.
DATE WORK PERFORMED .. TIME
1/25/03 Inspection of subject. " ," 1.0
. .....
3/31/03 Review of Ocoee appraisal and review of Jetter .~t;.i 2.0
Pantaleon. ",.,...
.
";Wi...
1/06/04 Analysis of severance damage and setbacks. 2.0
, .'
3/09/04 Review and analysis of appraisals. Inspected subject;~nd 7.5
sales. ";J~):':,("\'
11/12/04 Preparation and attend meeting with Ed Pantaleort;:~nd 3.0
owner to discuss valuation issues and decisiclt'of
settlement. Conference call with Bob Simmons and' Ed
Pantaleon to discuss valuation and settlement issues.' .
TOTAL 15.5
TOTAL TIME:: '15.5
HOURLY RATE: $175.00
TOTAL CHARGE: $2,712.50
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APPRAiSER:
JOB NO.:
TIME
2.0
3.0
DATE WORK PERFORMED
3/27/03 Reviewed condemning authority report.
3/28/03 Pulled tax maps - Prepared notes on condemning a
sales, reviewed proximity study.
3/31/03
-
Prepared correspondence letter. Analysis of s
property.
1.0
4/15/03 Reviewed correspondence letter for apartment campi .5
filed.
1/05/04 Conducted a sales search. Meeting with Glen. 1.5
survey.
1/08/04 Inspected DeRango's severance samples. 3.0
1/12/04 Inspected severance study samples/measured. 3.5
1/15/04 Severance study research, verifications, meetings with . 2.0
property managers, and conclusions.
1/19/04 Researched apartments on heavily traveled roads. 1.5
1/20/04 Review of severance study samples and additional samples. 5.0
Re-inspected subject property and neighborhood for area
and neighborhood data and other similar properties. Began
review appraisal.
1/21/04 Prepared severance study grid with samples and 4.0
conclusions. Inspected samples on Howell Branch, Conway
Rd. and Dixie Bell.
1/22/04 Inspected and verified apartments with on-site managers. 2.0
1/23/04 Re-inspected subject with Richardi to count items in the 5.5
taking and temporary easement. E-mailed to Ed Panteleon.
Preparation of draft review appraisal (letter).
1/24/04 Review and analysis of Richardi RCN bids and cost to cure 3.5
bids. Review and analysis of first draft of review appraisal.
1/26/04 Modification of Richardi bids to include items that are not in 5.5
the take. Final notes/grids for severance study conclusions.
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APPRAISER:
JOB NO.:
ROBERT SIMMONS
292 (OAK FOREST APTS.)
Reviewed severance study with Glen. Re-verified 6.0
1/27/04 DeRango's samples with leasing managers. Also reviewed
new samples. Calls to David Shontz.
1/28/04 Preparation and analysis of review letter. Analysis of 5.5
severance study.
1/29/04 Preparation of exhibits. 2.0
1/30/04 Proofed review letter. Made minor revisions. Re-submitted 2.0
to typing.
2/02/04 Final proofing to submit for review. 2.5
2/27/04 Preparation of exhibits and review. 2.0
3/31/04 Conference call with David Shontz, Joe Samnick, and 1.5
engineer.
4/09/04 Review and analysis of additional sales. Researched tax 5.0
maps, deeds, plats, and inspected new sales.
4/12/04 Sales research and preparation of exhibits. 1.5
4/13/04 Sales research and analysis. 3.5
4/19/04 Preparation of new sale exhibits. 2.0
4/22/04 Inspection of subject to verify survey improvements. 1.5
4/27/04 Oak Forest review/preparation of sales. 2.0
5/13/04 Oak Forest conference call with Ed Pantaleon and David 1.5
Shontz.
5/14/04 Preparation of new exhibits and sales. Spoke with Richardi 3.5
and Samnick concerning bids.
5/18/04 Conference call with Ed Pantaleon and surveyor. 2.0
5/19/04 Preparation of sale exhibits 1.0
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APPRAISER:
JOB NO.:
ROBERT
292 (OAK FO
5/24/04 Prepared letter appraisal with new sales. 2.0
5/26/04 Preparation of final letter appraisal. 1.5
5/27/04 Preparation of final appraisal letter. 3.0
6/02/04 Proofing of appraisal report 2.5
6/03104 Final review of letter appraisal with Ted. (3-tier revie ~ 2.5
6/04/04 Final review of appraisal and exhibits. Delivered cop 2.0
letter 'appraisal to Shutts and Bowen.
11/12/04 Meeting at the property owner's office to discu 3.0
appraisal with Mr. Ed Pantaleon. Reviewed multifamily
e-mailed from Mr. John Flynn of LeCesse Develo..
Corp. Researched tax records on these sales to anal-
comparability in comparison to the sales util~d.
Conference call with Glen Spivey to Mr. Ed pantalecijjto
discuss our review of these sales. '4,.
TOTAL 105.0
TOTAL TIME: 105.0
HOURLY RATE: $150.00
TOTAL CHARGE: $15,750
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APPRAISER:
JOB NO.:
TED HASTIN
292 (OAK F
2.5
2.5
6/03/04 Review of letter appraisal.
TOTAL
HOURL Y
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