CITY OF UMATILLA AGENDA COVER SHEET

CITY OF UMATILLA
AGENDA COVER SHEET
DATE:
November 15, 2013
SUBJECT:
Merrill Property
ISSUE:
Discussion on Purchase
MEETING DATE:
November 19, 2013
BACKGROUND SUMMARY: Dorothy Merrill owns certain real property on the eastern edge of
Lake Tutuola and contiguous to the city’s south ball field and Larkin Park. Dorothy’s son, Rex
approached staff wanting to know if the city had any interest in purchasing the land to increase
the size of the parks and offered to sell all for $50,000. Shortly after meeting with Mr. Merrill,
this topic was discussed with the council and staff was directed to have the property appraised.
Following are two appraisal reports from John Roberts Appraisal Service in Eustis for two
individual parcels owned by Mrs. Merrill. One parcel appraised at $30,000 and the other at
$32,000.
Years ago a portion of this property was home to Merrill’s Automotive Garage. Currently, the
property is vacant, but it is unknown if environmental hazards exist and if they do exist, to what
extent. If the city takes ownership of the land and there are environmental hazards present,
the city assumes full liability for the condition(s) and may be forced by DEP to
mitigate/remediate. This can be very expensive and the land may not be usable for any
purpose for quite a while. On the other hand, there may be no environmental hazards. At a
minimum, if there is interest by the council in obtaining the property staff strongly suggests
that an environmental assessment level 1 and 2 be ordered before consummating a purchase.
Staff contacted Andreyev Engineering, an environmental engineering firm here in Lake County
in an attempt to determine the cost of these assessments.
Andreyev had no problem giving a definitive charge of $1,650 for a level 1 assessment because
it is a standard assessment. However, the firm could only estimate a level 2 assessment cost of
approximately $5,000. The second assessment’s cost is directly related to what is discovered
during the phase 1 assessment. Therefore, to have assessments done for both parcels would
cost approximately $6,650. It is believed that both assessments are needed in order to make
an informed decision as to how prudent it would be to purchase the property. Andreyev’s
proposal is also included in this part of the packet.
Staff has not discussed the believed need for the environmental assessments or the result
1 U:\2013 AG and MIN\11 NOV\11.19.13 CC\MERRILL PROPERTY\11 19 13 Merrill
Property Purchase Discussion.doc
appraisal with the Merrill’s and needs direction on how to proceed. Mr. Merrill did mention
that the family is aware that Larkin Park was deeded to the city with a reverter clause stating
that if the park ceased to be used for a BMX track it would be deeded back to the family. There
has not been a BMX track on the property for many years. Mr. Merrill was asked if the family
wanted the property back and he indicated in the negative.
As a point of discussion, council could direct staff to negotiate the selling price of the property
to be $50,000 inclusive of the assessments cost, but directly dependent on the assessments
being clean. In other words, the property and assessments would not cost more than $50,000
total; however, if the assessment results lead the council to decline purchase, the city would be
out approximately $6,650. Another way would be to give staff the authority to negotiate for
the purchase of the property up to assessed value
STAFF RECOMMENDATIONS: Discussion on how best to proceed.
FISCAL IMPACTS:
Any expenditure toward procurement of this property could be a cost
of the General Fund or the Infrastructure Surtax [Penny Sales Tax] Fund and would have to be
appropriated from reserves.
A decision on funding should likely be made after
environmental assessments are reported if there is a desire by the council to make the
purchase.
______________________________________________________________________________
COUNCIL ACTION:
Reviewed by City Attorney
□Yes
□No
√N/A
Reviewed by City Engineer
□Yes
□No
√N/A
2 U:\2013 AG and MIN\11 NOV\11.19.13 CC\MERRILL PROPERTY\11 19 13 Merrill
Property Purchase Discussion.doc
John Roberts Appraisal Service
INVOICE
FROM:
INVOICE NUMBER
John Roberts Appraisal Service
120 N. Bay Street
Eustis, FL 32726
44260L
DATE
09/25/2013
Telephone Number: 352-357-8100
Fax Number: 352-589-4733
REFERENCE
TO:
Glenn Irby
City of Umatilla
P.O. Box 2286
Umatilla, FL 32784
Internal Order #:
44260L
Lender Case #:
City of Umatilla
Client File #:
Main File # on form:
44260L
Other File # on form: City of Umatilla
Telephone Number: (352) 669-0120
Fax Number:
Federal Tax ID:
Alternate Number:
E-Mail: [email protected]
Employer ID:
Our Federal Tax ID Number is Registered As:
John Roberts Realty and Appraisal Services, Inc.
Tax ID #20-0069051
(PLEASE REMIT BALANCE DUE UPON RECEIPT)
DESCRIPTION
Lender:
Purchaser/Borrower:
Property Address:
City:
County:
Legal Description:
City of Umatilla
Client: City of Umatilla
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
Umatilla
Lake
State: FL
Zip: 32784
Umatilla, Lake Tutuola Park Lots 1, 2, 3, 4, W 120 Ft of Lots 5, 6, 7, 8, 9, Lots 11-16 Incl PB 6 PG 59
FEES
AMOUNT
FEE APPRAISAL
250.00
SUBTOTAL
250.00
PAYMENTS
Check #:
Check #:
Check #:
AMOUNT
Date:
Date:
Date:
Description:
Description:
Description:
SUBTOTAL
TOTAL DUE
Form NIV3 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
$
250.00
Page #1
APPRAISAL OF REAL PROPERTY
LOCATED AT:
Thomas Street (Parcel #13-18-26-2100-000-00100)
Umatilla, Lake Tutuola Park Lots 1, 2, 3, 4, W 120 Ft of Lots 5, 6, 7, 8, 9, Lots 11-16 Incl PB 6 PG 59
Umatilla, FL 32784
FOR:
City of Umatilla
P.O. Box 2286
Umatilla, FL 32784
AS OF:
09/25/2013
BY:
Leslie J. Blankenship
Cert Res RD5339
John Roberts Appraisal Service
120 North Bay Street, Eustis, FL 32726
(352) 357-8100 / (352) 589-4733 Fax
44260L
John Roberts Appraisal Service
Form GA2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #2
John Roberts Appraisal Service
LAND APPRAISAL REPORT
City of Umatilla
NEIGHBORHOOD
SUBJECT
Summary Appraisal Report
File No. 44260L
Borrower N/A (City of Umatilla)
Census Tract 301.05
Map Reference 13-18-26
Property Address Thomas Street (Parcel #13-18-26-2100-000-00100)
City Umatilla
County Lake
State FL
Zip Code 32784
Legal Description Umatilla, Lake Tutuola Park Lots 1, 2, 3, 4, W 120 Ft of Lots 5, 6, 7, 8, 9, Lots 11-16 Incl PB 6 PG 59
Sale Price $ N/A
Date of Sale N/A
Loan Term
yrs.
Property Rights Appraised
Fee
Leasehold
De Minimis PUD
Actual Real Estate Taxes $ 362.07
(yr) Loan charges to be paid by seller $ N/A
Other sales concessions N/A
Lender/Client City of Umatilla
Address P.O. Box 2286, Umatilla, FL 32784
Occupant Vacant Land
Appraiser Leslie J. Blankenship
Instructions to Appraiser Market Value
Location
Urban
Suburban
Rural
Good
Avg. Fair
Poor
Built Up
Over 75%
25% to 75%
Under 25% Employment Stability
Growth Rate
Fully Dev.
Rapid
Steady
Slow
Convenience to Employment
Property Values
Increasing
Stable
Declining
Convenience to Shopping
Demand/Supply
Shortage
In Balance
Oversupply Convenience to Schools
Marketing Time
Under 3 Mos.
4-6 Mos.
Over 6 Mos. Adequacy of Public Transportation
Present
% Apts.
% Condo 10 % Commercial Recreational Facilities
60 % One-Unit 5 % 2-4 Unit
Land Use
% Industrial 25 % Vacant
%
Adequacy of Utilities
Change in Present
Not Likely
Likely (*)
Taking Place (*) Property Compatibility
Land Use
(*) From
To
Protection from Detrimental Conditions
Predominant Occupancy
Owner
Tenant
Police and Fire Protection
10 % Vacant
One-Unit Price Range
$ 20,000 to $ 300,000
Predominant Value $ 100,000 General Appearance of Properties
One-Unit Age Range
yrs. to 50+ yrs. Predominant Age
yrs. Appeal to Market
2
30
Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise) Located 2 miles south of Downtown
SITE
Umatilla, schools, and shopping. Located in City Limits.. Area of conventional single family homes, park, community center and
commercial along Hwy 19.
Dimensions See Addendum
=
Corner Lot
2.6 Acres
Zoning Classification R-10 and R-6**See Addendum
Present Improvements
Do
Do Not Conform to Zoning Regulations
Highest and Best Use
Present Use
Other (specify) Developed
Topo
Public
Other (Describe)
Level
OFF SITE IMPROVEMENTS
Elec.
Street Access
Public
Private Size
Typical for the Area
Gas
Shape
Surface Asphalt
Irregular
Water
Maintenance
Public
Private View
Well*
Vacant Land/Res
Storm Sewer
Curb/Gutter
San. Sewer
Drainage Appears Adequate
Septic*
Sidewalk
Street Lights Is the property located in a FEMA Special Flood Hazard Area?
Underground Elect. & Tel.
Yes
No
Comments (favorable or unfavorable including any apparent adverse easements, encroachments, or other adverse conditions) Flood Map #12069C0220E
Dated:12/18/2012. Zone:X *Well and septic would be required if developed.
**See Addendum for additonal comments.
The undersigned has recited the following recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description
includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the
comparable property is superior to or more favorable than the subject property, a minus (–) adjustment is made, thus reducing the indicated value of subject; if a
significant item in the comparable is inferior to or less favorable than the subject property, a plus (+) adjustment is made thus increasing the indicated value of the subject.
ITEM
SUBJECT PROPERTY
COMPARABLE NO. 1
COMPARABLE NO. 2
COMPARABLE NO. 3
Address Thomas Street
CR 44
CR 44A
45020 Thomas Boat Landing
MARKET DATA ANALYSIS
Umatilla, FL 32784
Grand Island, FL 32735
Eustis, FL 32736
Umatilla, FL 32784
Proximity to Subject
4.49 miles SW
4.43 miles SE
3.31 miles NW
Sales Price
$
$
$
$
N/A
37,800
19,285
50,000
Price $/Sq. Ft.
$
$
$
$
Data Source(s)
Inspection
ORB 4322/2267, GIS, Clerk
ORB 4227/1676, GIS, Clerk
ORB 4248/87, MLS, GIS, Clerk
ITEM
DESCRIPTION
DESCRIPTION
+(– )$ Adjust.
DESCRIPTION
+(– )$ Adjust.
DESCRIPTION
+(– )$ Adjust.
Date of Sale/Time Adj. N/A
04/22/2013
10/12/2012
11/27/2012
Location
Avg/Suburban
Avg/Suburban
Avg/Suburban
Avg/Suburban
Site/View
2.6 Acres
2.1 Ac/Res/Hwy
0 1.28 Acres
+15,000 4.75 Acres
-20,000
Sales History
Date of Prior Sale
None Noted
03/2008
09/03/2002
06/30/2011
Price of Prior Sale
$60,000
$10
$100,000
Data Source
ORB 3605/1077
ORB 2170/2351
ORB 4078/287
Sales or Financing
N/A
Conv$102,200
Cash Sale
Conv$42,000
Concessions
N/A
Owner
Owner
+
– $
+
– $
+
– $
Net Adj. (Total)
15,000
-20,000
Indicated Value
Net
%
Net 77.8 %
Net 40.0 %
of Subject
Gross
% $
37,800 Gross 77.8 % $
34,285 Gross 40.0 % $
30,000
36 month sales history for the subject has been verified above.
Comments on Market Data
The Sales Comparison Approach is considered the only appropriate approach to value of the subject
vacant land parcel, and as it best reflects the actions of buyers and sellers in the open marketplace. Reconciled value is below.
RECONCILIATION
Comments and Conditions of Appraisal
Sales bracket acreage. Sales 1 and 5 sold this year, all other sales sold last year. None of the sales are over a year
old. Sales utilized were the most similar sales available with similar zoning. All sales considered. ** See addendum for additional
comments.
I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF
TO BE $
09/25/2013
32,000
Appraiser Leslie J. Blankenship
Supervisory Appraiser (if applicable)
Date of Signature and Report September 27, 2013
Date of Signature
Final Reconciliation
Title
Title
State Certification # Cert Res RD5339
ST FL
State Certification #
Or State License #
ST
Or State License #
Expiration Date of State Certification or License 11/30/2014
Expiration Date of State Certification or License
Date of Inspection (if applicable)
Did
Did Not Inspect Property Date of Inspection
09/25/2013
Form LAND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
ST
ST
08/11
Page #3
ADDITIONAL COMPARABLE SALES
ITEM
SUBJECT PROPERTY
Address Thomas Street
Umatilla, FL 32784
COMPARABLE NO. 4
22932 Grow Road
Eustis, FL 32736
7.69 miles E
COMPARABLE NO. 5
City of Umatilla
File No. 44260L
COMPARABLE NO. 6
Shady Oak Lane
Umatilla, FL 32784
3.90 miles SE
$
$
DESCRIPTION
+
Net
Gross
+(– )$ Adjust.
– $
%
% $
MARKET DATA ANALYSIS
Proximity to Subject
Sales Price
$
$
$
N/A
50,000
55,000
Price $/Sq. Ft.
$
$
$
Data Source(s)
Inspection
ORB 4300/2138, GIS, Clerk
ORB 4263/1851, GIS, Clerk
ITEM
DESCRIPTION
DESCRIPTION
+(– )$ Adjust.
DESCRIPTION
+(– )$ Adjust.
Date of Sale/Time Adj. N/A
03/26/2013
12/25/2012
Location
Avg/Suburban
Avg/Suburban
Avg/Suburban
Site/View
2.6 Acres
5 Acres
-19,000 5 Acres
-25,000
Sales History
Date of Prior Sale
None Noted
10/06/2009
03/18/2004
Price of Prior Sale
$100
$97,500
Data Source
ORB 3826/1980
ORB 2530/2384
Sales or Financing
N/A
Cash Sale
Balloon$52,000
Concessions
N/A
Owner
+
– $
+
– $
Net Adj. (Total)
-19,000
-25,000
Indicated Value
Net 38.0 %
Net 45.5 %
of Subject
Gross 38.0 % $
31,000 Gross 45.5 % $
30,000
Comments on Market Data
08/11
Form LAND.(AC) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #4
Addendum
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
Umatilla
County Lake
City of Umatilla
File No. 44260L
State FL
Zip Code 32784
PURPOSE, FUNCTION AND INTENDED USE OF THE APPRAISAL:
The purpose of the appraisal is to provide an opinion of market value of the subject property as defined in this
report by John Roberts Appraisal Service for the referenced client (line 9, "subject" section of the report). The
Intended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the
subject of this appraisal for a mortgage finance transaction, subject to the stated Scope of Work, purpose of the
appraisal, reporting requirements of this appraisal report form, and Definition of Market Value. No additional
Intended Users are identified by the appraiser.
2010 USPAP ETHICS RULE - CONDUCT SECTION:
Our research indicates that I/we (John Roberts Appraisal Service) have not performed any services regarding the
subject property within the three year period immediately preceding acceptance of this appraisal assignment as an
appraiser or in any other capacity.
LOT DIMENSIONS:
Lots 1-4 169.24 x 184.38 x 146.20 x 278.8 = 36,526 sf and
Lots 5-9 140 x 263.5 + 36,890 sf and Lots 11-16 140 x 313.50
ZONING:
Lots 1-4 are in the City of Umatilla and zoned R-10
Lots 5-9 and 11-16 are in the County and zoned R-6. Per County: the beginning of the parcel is located in the City
of Umatilla and taxed by the City, the City of Umatilla zoning and building is in control of the land use
requirements.
**Site Information:*Appraiser was informed that there might be environmental hazards on site due to an old
repair garage being on site in the past, the garage is no longer on site. However, an environmental study is
reccommended. This value is based on the hypothetical condition the site is free from all hazards, if it is found that
there are any environmental hazards on the property the value could be significantly decreased.
Form SUP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #5
Subject Photo Page
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
County Lake
Umatilla
City of Umatilla
State FL
Zip Code 32784
Subject Site
Thomas Street
N/A
Avg/Suburban
2.6 Acres
Subject Site
Street Scene
Form PIC3x5.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #6
Location Map
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
County Lake
Umatilla
City of Umatilla
State FL
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32784
Page #7
Plat Map
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
County Lake
Umatilla
City of Umatilla
State FL
Form MAP.PLAT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32784
Page #8
Flood Map
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
County Lake
Umatilla
City of Umatilla
State FL
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32784
Page #9
USPAP Compliance Addendum
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
County Lake
Umatilla
City of Umatilla
File No. 44260L
State FL
Zip Code 32784
SUMMARY APPRAISAL REPORT:
i.
State the identity of the client and any intended users, by name or type.
ii. State the intended use of the appraisal.
iii. Summarize information sufficient to identify the real estate or personal property involved in the appraisal, including the physical and economic property
iv.
characteristics relevant to the assignment.
State the property interest appraised.
v. State the purpose of the appraisal, including the type and definition of value and its source.
vi. State the effective date of the appraisal and the date of the report.
vii. Summarize sufficient information to disclose to the client and any intended users of the appraisal the scope of work used to develop the appraisal.
viii. State all assumptions, hypothetical conditions, and limiting conditions that affected the analyses, opinions, and conclusions.
ix. Summarize the information analyzed, the appraisal procedures followed and the reasoning that supports the analyses, opinions and conclusions.
x. State the use of the property, existing as of the date of value and the use of the real estate or personal property reflected in the appraisal; and, when the purpose
of the assignment is market value, summarize the support and rationale for the appraiser's opinion of the highest and best use of the real estate or personal
property.
xi. Include a signed certification in accordance with Standards Rule 2-3 or 8-3.
PURPOSE, FUNCTION AND INTENDED USE OF THE APPRAISAL:
( X ) The purpose of the appraisal is to provide an opinion of market value of the subject property as defined in this report, on
behalf of the appraisal company facilitating the assignment for the referenced client as the intended user of the report. The only
function of the appraisal is to assist the client mentioned in this report in evaluating the subject property for lending purposes. The
use of this appraisal by anyone other than the stated intended user, or for any other use than the stated intended use, is prohibited.
Additional intended users: None.
( ) The purpose of the appraisal is to provide an opinion of market value of the subject property as defined in this report, on behalf
of the appraisal company facilitating the assignment for the referenced client as the intended user of the report. The only function of
the appraisal is to assist the client mentioned in this report in evaluating the subject property for_____________________. The use of
this appraisal by anyone other than the stated intended user, or for any other use than the stated intended use is prohibited.
THE INTEREST VALUED IS: ( X ) Fee Simple, ( ) Leasehold, ( ) Leased Fee, ( )___________.
SCOPE (EXTENT) OF REPORT:
The appraisal is based on the information gathered by the appraiser from public records, other identified sources, inspection of the
subject property and neighborhood, and selection of comparable sales, listings, and/or rentals within the subject market area. The
original source of the comparables is shown in the Data Source section of the market grid along with the source of confirmation, if
available. The original source is presented first. The sources and data are considered reliable. When conflicting infirmation was
provided, the source deemed most reliable has been used. Data believed to be unreliable was not included in the report nor used as a
basis for the value conclusion. John Roberts Appraisal Service utilizes Micro Decisions software, the Mid Florida Regional MLS
system, GIS mapping, and many county, state and federal online services in the preparation of our appraisals. In addition, we have
our own database of plats, tax maps, zoning maps, census maps, county and city codes, and aerial photographs to assist in data
collection. In addition, our appraisers have full access to thousands of previous appraisals completed by our office. When deemed
appropriate by the appraiser, additional approaches to value not on the standard form, may be placed in the appraisal file.
EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS:
None/Unless the development of a value opinion for a subject property with proposed improvements as of a current date involves the
use of the hypothetical condition that the described improvements have been completed as of the date of value, when, in fact, they
have not. In the case of an exterior inspection (drive by), that the interior condition is consistent with the exterior condition.
HIGHEST AND BEST USE:
In determining the highest and best use for the subject property, the following was considered: The most reasonable and probable
use that supports the highest present value, as defined, as of the effective date of the appraisal. Alternatively, that use, from among
reasonably probable and legal alternative uses, found to be physically possible, appropriately supported, financially feasible, and
which results in the highest land value. It is recognized in most cases where a site has existing improvements on it, the highest and
best use may very well be determined to be different from the existing use. The existing use will continue, however, unless and until
land value in its highest and best use exceeds the total value of the property in existing use.
APPRAISER:
SUPERVISORY APPRAISER (only if required):
Signature:
Name: Leslie J. Blankenship
Date Signed: September 27, 2013
State Certification #: Cert Res RD5339
or State License #:
State: FL
Expiration Date of Certification or License: 11/30/2014
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
Did
Did Not Inspect Property
John Roberts Appraisal Service
Form ID4 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #10
Appraiser's Certification
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
County Lake
Umatilla
City of Umatilla
File No. 44260L
State FL
Zip Code 32784
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:
1. I have researched the subject market area and have selected a minimum of three recent sales of properties most similar and
proximate to the subject property for consideration in the sales comparison analysis and have made a dollar adjustment when
appropriate to reflect the market reaction to those items or significant variation. If a significant item in a comparable property is
superior to, or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price of the
comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject property, I have made
a positive adjustment to increase the adjusted sales price of the comparable.
2. I have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the
appraisal report. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best of my
knowledge, that all statements and information in the appraisal report and true and correct.
3. I stated in the appraisal report only my own personal, unbiased, professional analyses, opinions, and conclusions, which are
subject only to the contingent and limiting conditions specified in this form. I certify that, to the best of my knowledge and belief: The
statements of fact contained in this report are true and correct. The report analyses, opinions, and conclusions are limited only by the
reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions and
conclusions.
4. I have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to
the parties involved. I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal
report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of
the subject property or the present owners or occupants of the properties in the vicinity of the subject property.
5. I have no present of contemplated future interest in the subject property, and neither my current or future employment nor my
compensation for performing this appraisal is contingent on the appraised value of the property.
6. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for
completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that
favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent
event directly related to the intended use of this appraisal.
7. My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform
Standards of Professional Appraisal Practice in place, as of the effective date of this appraisal, with the exception of the departure
provision of those Standards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open
market is a condition in the definition of the market value and the estimate I developed is consistent with the marketing time noted in
the neighborhood section of this report, unless I have otherwise stated in the reconciliation section.
8. I have made a personal inspection of the property that is the subject of this report. I further certify that I have noted any apparent
or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the
subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value
to the extent that I had market evidence to support them. I have also commented about the effect of the adverse conditions on the
marketability of the subject property. On drive by appraisal requests, exterior inspections are performed from the public street
unless otherwise noted in the appraisal report. Information is obtained from county tax records, MLS when available, or prior
inspections. Any additions, amenities or negative/positive conditions not available from these sources will not be reflected in the
appraisal report.
9. No one provided significant professional assistance to the person signing this report.
10. If I relied on significant professional assistance from any individuals in the performance of the appraisal or the preparation of
the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation section
of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to
make a change to any item in the report, therefore, if an unauthorized change is made to the appraisal report, I will take no
responsibility for it.
11. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized
representatives. As of the date of this report, John Roberts has completed the requirements of the continuing education program of
the Appraisal Institute.
APPRAISER:
SUPERVISORY APPRAISER (only if required):
Signature:
Name: Leslie J. Blankenship
Date Signed: September 27, 2013
State Certification #: Cert Res RD5339
or State License #:
State: FL
Expiration Date of Certification or License: 11/30/2014
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
Did
Did Not Inspect Property
John Roberts Appraisal Service
Form ID4 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #11
Qualifications of Leslie Blankenship
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
County Lake
Umatilla
City of Umatilla
File No. 44260L
State FL
Zip Code 32784
QUALIFICATIONS OF LESLIE J. BLANKENSHIP
Business Address:
John Roberts Appraisal Service
120 North Bay Street
Eustis, FL 32726
(352) 357-8100 Phone
(352) 589-4733 Fax
Education:
Cooke Real Estate School-Appraisal Laws & Rules, 11/2012
Cooke Real Estate School-Foreclosure Basics for Appraisers, 11/2012
Cooke Real Estate School-National USPAP 2012-2013, 11/2012
Cooke Real Estate School-Challenging Assignments for Residential Appr, 11/2012
Cooke Real Estate School – Appraisal of 2-4 Family & Multi Family Properties, 11/2012
Bert Rodgers Schools – Manufactured and Modular Housing, 11/2010
Bert Rodgers Schools – Neighborhood Analysis, 11/2010
Bert Rodgers Schools – Florida Real Estate Appraisal License Law, 11/2010
Bert Rodgers Schools – 4 Hour Sales Comparison Approach, 11/2010
Bert Rodgers Schools – Roles and Rules of Supervisor and Trainee, 11/2010
Bert Rodgers Schools – FHA and VA Appraisals, 11/2010
Bert Rodgers Schools – Fannie Mae Forms, 11/2010
Bert Rodgers Schools – 2010-2011 Equivalent National USPAP Course, 11/2010
McKissock Appraisal School-FL 2008-2009 National USPAP Update, 11/2008
McKissock Appraisal School-FL Appraising FHA Today, 11/2008
McKissock Appraisal School-FL The Dirty Dozen, 11/2008
McKissock Appraisal School-FL Supervisor/Trainee Roles & Relationships, 11/2008
McKissock Appraisal School-FL Appraisal Laws & Regulations, 11/2008
McKissock Appraisal School-FLAppraising Factory Built Housing 11/2008
McKissock Appraisal School-FL Appraising the Oddball, 11/2006
McKissock Appraisal School- FL. Appraisal Laws and Regulations, 11/2006
McKissock Appraisal School-FL. Dirty Dozen, 11/2006
McKissock Appraisal School-FL. Appraising FHA Today, 11/2006
McKissock Appraisal School-FL. Disclosures and Disclaimers, 11/2006
McKissock Appraisal School-FL. National USPAP Update Equiv.2006, 11/2006
Bert Rogers Real Estate School - 3 Hour Law Update, 11/2004
The Appraisal Foundation – 15 Hour USPAP Course, 09/2004
Steve Williamson’s Real Estate Education Specialists – Residential Course II, 09/2004
FREC – Appraisal Board Course 1, 10/2001
IFREC – 45 Hour Real Estate Post License Course, 5/1992
Continuing Education for Real Estate Salesperson every 2 yrs.
IFREC – Pre-Licensing for Real Estate Salesperson, 10/1991
Purdue University Calumet, Indiana – BS Degree Marketing & Finance
Licenses:
State Certified Residential Real Estate Appraiser – License #5339
Licensed Real Estate Salesperson – State of Florida – License #597844
Approved FHA Appraiser (United States Department of Housing & Urban Development)
Experience:
Residential Real Estate Appraiser with John Roberts Appraisal Service since October 2002. Existing single family, new single
family, proposed single family, existing condominium, and PUD’s, vacant land and final inspections.
Real Estate Salesperson with John Roberts Realty since June 2002, active in the listing and sale of residential property and
vacant land.
Real Estate Salesperson with Coldwell Banker (1998-2000).
Property Manager with Holiday Homes and World of Homes, (1990-1996).
Association Memberships:
Realtor / Associate – Lake County Association of Realtors
Area of Assignments:
Lake County; Partial Orange, Marion and Sumter Counties (along the Lake County line).
Library:
First American Real Estate Solutions monthly sales data service. MicroBase on-line sales and tax information. MLS sales and listing
on-line service. On-line sites including County Clerks of Court, and Property Appraiser’s Offices. Complete subdivision plats. Aerial
photographs, tax records and tax maps. Private files of all appraisals to date from 1978. Flood maps and census maps. Subdivision
restrictions, soil type surveys and the Marshall and Swift construction costing service. Fully computerized appraisal service, EDI
capable. Comparable sales database utilizing data collection from eleven staff appraisers.
Form TADD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #12
Leslie Blankenship License
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
Thomas Street (Parcel #13-18-26-2100-000-00100)
County Lake
Umatilla
City of Umatilla
State FL
Form MAP.Flood — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32784
John Roberts Appraisal Service
INVOICE
FROM:
INVOICE NUMBER
John Roberts Appraisal Service
120 N. Bay Street
Eustis, FL 32726
44261L
DATE
09/25/2013
Telephone Number: 352-357-8100
Fax Number: 352-589-4733
REFERENCE
TO:
Glenn Irby
City of Umatilla
P.O. Box 2286
Umatilla, FL 32784
Internal Order #:
44261L
Lender Case #:
City Of Umatilla
Client File #:
Main File # on form:
44261L
Other File # on form: City Of Umatilla
Telephone Number: (352) 669-0120
Fax Number:
Federal Tax ID:
Alternate Number:
E-Mail: [email protected]
Employer ID:
Our Federal Tax ID Number is Registered As:
John Roberts Realty and Appraisal Services, Inc.
Tax ID #20-0069051
(PLEASE REMIT BALANCE DUE UPON RECEIPT)
DESCRIPTION
Lender:
Purchaser/Borrower:
Property Address:
City:
County:
Legal Description:
City of Umatilla
Client: City of Umatilla
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
Umatilla
Lake
State: FL
See Addendum
Zip: 32784
FEES
AMOUNT
FEE APPRAISAL
250.00
SUBTOTAL
250.00
PAYMENTS
Check #:
Check #:
Check #:
AMOUNT
Date:
Date:
Date:
Description:
Description:
Description:
SUBTOTAL
TOTAL DUE
Form NIV3 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
$
250.00
Page #1
APPRAISAL OF REAL PROPERTY
LOCATED AT:
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
See Addendum
Umatilla, FL 32784
FOR:
City of Umatilla
P.O. Box 2286
Umatilla, FL 32784
AS OF:
09/23/2013
BY:
Leslie J. Blankenship
Cert Res RD5339
John Roberts Appraisal Service
120 North Bay Street, Eustis, FL 32726
(352) 357-8100 / (352) 589-4733 Fax
44261L
John Roberts Appraisal Service
Form GA2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #2
John Roberts Appraisal Service
City Of Umatilla
LAND APPRAISAL REPORT
NEIGHBORHOOD
SUBJECT
Summary Appraisal Report
File No. 44261L
Borrower N/A (City of Umatilla)
Census Tract 301.05
Map Reference 24-18-26
Property Address 38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
City Umatilla
County Lake
State FL
Zip Code 32784
Legal Description See Addendum
Sale Price $ N/A
Date of Sale N/A
Loan Term N/A
yrs.
Property Rights Appraised
Fee
Leasehold
De Minimis PUD
Actual Real Estate Taxes $ 249.32
(yr) Loan charges to be paid by seller $ N/A
Other sales concessions N/A
Lender/Client City of Umatilla
Address P.O. Box 2286, Umatilla, FL 32784
Occupant Vacant Land
Appraiser Leslie J. Blankenship
Instructions to Appraiser Market Value
Location
Urban
Suburban
Rural
Good
Avg. Fair
Poor
Built Up
Over 75%
25% to 75%
Under 25% Employment Stability
Growth Rate
Fully Dev.
Rapid
Steady
Slow
Convenience to Employment
Property Values
Increasing
Stable
Declining
Convenience to Shopping
Demand/Supply
Shortage
In Balance
Oversupply Convenience to Schools
Marketing Time
Under 3 Mos.
4-6 Mos.
Over 6 Mos. Adequacy of Public Transportation
Present
% Apts.
% Condo 10 % Commercial Recreational Facilities
60 % One-Unit 5 % 2-4 Unit
Land Use
% Industrial 25 % Vacant
%
Adequacy of Utilities
Change in Present
Not Likely
Likely (*)
Taking Place (*) Property Compatibility
Land Use
(*) From
To
Protection from Detrimental Conditions
Predominant Occupancy
Owner
Tenant
Police and Fire Protection
10 % Vacant
One-Unit Price Range
$ 20,000 to $ 300,000
Predominant Value $ 100,000 General Appearance of Properties
One-Unit Age Range
yrs. to 50+ yrs. Predominant Age
yrs. Appeal to Market
2
30
Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise) Located 2 miles south of Downtown
SITE
Umatilla, schools, and shopping. Not located in City Limits. Service by County 911. Area of conventional single family homes, park,
community center and commercial along Hwy 19.
Dimensions See addendum
=
Corner Lot
1.87 Acres
Zoning Classification A, Agriculture
Present Improvements
Do
Do Not Conform to Zoning Regulations
Highest and Best Use
Present Use
Other (specify) Developed
Topo
Public
Other (Describe)
Level
OFF SITE IMPROVEMENTS
Elec.
Street Access
Public
Private Size
Typical for the Area
Gas
Shape
Surface Asphalt
Irregular
Water
Maintenance
Public
Private View
Well*
Vacant Land
Storm Sewer
Curb/Gutter
San. Sewer
Drainage Appears Adequate
Septic*
Sidewalk
Street Lights Is the property located in a FEMA Special Flood Hazard Area?
Underground Elect. & Tel.
Yes
No
Comments (favorable or unfavorable including any apparent adverse easements, encroachments, or other adverse conditions) Flood Map #12069C0220E
Dated:12/18/2012. Zone:X *Well and septic would be required if developed.
The undersigned has recited the following recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description
includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the
comparable property is superior to or more favorable than the subject property, a minus (–) adjustment is made, thus reducing the indicated value of subject; if a
significant item in the comparable is inferior to or less favorable than the subject property, a plus (+) adjustment is made thus increasing the indicated value of the subject.
ITEM
SUBJECT PROPERTY
COMPARABLE NO. 1
COMPARABLE NO. 2
COMPARABLE NO. 3
Address 38980 Carroll Street
Britt Road
County Road 44
County Road 44A
MARKET DATA ANALYSIS
Umatilla, FL 32784
Eustis, FL 32736
Grand Island, FL 32735
Eustis, FL 32736
Proximity to Subject
6.68 miles SE
4.31 miles SW
3.52 miles SE
Sales Price
$
$
$
$
N/A
34,000
37,800
19,285
Price $/Sq. Ft.
$
$
$
$
Data Source(s)
Inspection
ORB 4330/931, GIS, Clerk
ORB 4322/2267, GIS, Clerk
ORB 4227/1676, GIS, Clerk
ITEM
DESCRIPTION
DESCRIPTION
+(– )$ Adjust.
DESCRIPTION
+(– )$ Adjust.
DESCRIPTION
+(– )$ Adjust.
Date of Sale/Time Adj. N/A
05/23/2013
04/22/2013
10/12/2012
Location
Avg/Suburban
Avg+Suburban \
Avg/Suburban
Avg/Suburban
Site/View
1.87 Acres
1.19 Ac/ Res/ VL /
0 2.1 Ac/Res/Hwy
-5,000 1.28 Acres
+6,000
Sales History
Date of Prior Sale
None Noted
None Noted
03/2008
09/03/2002
Price of Prior Sale
$60,000
$10
Data Source
ORB 3605/1077
ORB 2170/2351
Sales or Financing
N/A
Cash Sale
Conv$102,200
Cash Sale
Concessions
N/A
Owner
+
– $
+
– $
+
– $
Net Adj. (Total)
-5,000
6,000
Indicated Value
Net
%
Net 13.2 %
Net 31.1 %
of Subject
Gross
% $
34,000 Gross 13.2 % $
32,800 Gross 31.1 % $
25,285
36 month sales history for the subject has been verified above.
Comments on Market Data
The Sales Comparison Approach is considered the only appropriate approach to value of the subject
vacant land parcel, and as it best reflects the actions of buyers and sellers in the open marketplace. Reconciled value is below.
RECONCILIATION
Comments and Conditions of Appraisal
Sales bracket acreage. Sale 3 and 4 were older sales. Sales 1 and 2 sold within the past 5 months. Sales utilized were
the most similar sales available with similar zoning. All sales considered.
Final Reconciliation
I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF
09/23/2013
TO BE $
Appraiser Leslie J. Blankenship
Supervisory Appraiser (if applicable)
Date of Signature and Report September 27, 2013
Date of Signature
Title
Title
State Certification # Cert Res RD5339
ST FL
State Certification #
Or State License #
ST
Or State License #
Expiration Date of State Certification or License 11/30/2014
Expiration Date of State Certification or License
Date of Inspection (if applicable)
Did
Did Not Inspect Property Date of Inspection
09/23/2013
Form LAND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
30,000
ST
ST
08/11
Page #3
City Of Umatilla
ADDITIONAL COMPARABLE SALES
ITEM
SUBJECT PROPERTY
Address 38980 Carroll Street
Umatilla, FL 32784
COMPARABLE NO. 5
$
ORB 4248/87, MLS, GIS, Clerk
DESCRIPTION
+(– )$ Adjust.
11/27/2012
Avg/Suburban
4.75 Acres
DESCRIPTION
$
$
+(– )$ Adjust.
DESCRIPTION
+(– )$ Adjust.
-25,000
06/30/2011
$100,000
ORB 4078/287
Conv$42,000
Owner
+
– $
Net 50.0 %
Gross 50.0 % $
$
$
-25,000
25,000
+
Net
Gross
– $
%
% $
+
Net
Gross
– $
%
% $
MARKET DATA ANALYSIS
Proximity to Subject
Sales Price
$
Price $/Sq. Ft.
$
Data Source(s)
Inspection
ITEM
DESCRIPTION
Date of Sale/Time Adj. N/A
Location
Avg/Suburban
Site/View
1.87 Acres
Sales History
Date of Prior Sale
None Noted
Price of Prior Sale
Data Source
Sales or Financing
N/A
Concessions
N/A
Net Adj. (Total)
Indicated Value
of Subject
Comments on Market Data
COMPARABLE NO. 4
45020 Thomas Boat Landing
Umatilla, FL 32784
3.31 miles NW
$
N/A
50,000
File No. 44261L
COMPARABLE NO. 6
08/11
Form LAND.(AC) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #4
Addendum
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
Umatilla
County Lake
City of Umatilla
File No. 44261L
State FL
Zip Code 32784
PURPOSE, FUNCTION AND INTENDED USE OF THE APPRAISAL:
The purpose of the appraisal is to provide an opinion of market value of the subject property as defined in this
report by John Roberts Appraisal Service for the referenced client (line 9, "subject" section of the report). The
Intended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the
subject of this appraisal for a mortgage finance transaction, subject to the stated Scope of Work, purpose of the
appraisal, reporting requirements of this appraisal report form, and Definition of Market Value. No additional
Intended Users are identified by the appraiser.
2010 USPAP ETHICS RULE - CONDUCT SECTION:
Our research indicates that I/we (John Roberts Appraisal Service) have not performed any services regarding the
subject property within the three year period immediately preceding acceptance of this appraisal assignment as an
appraiser or in any other capacity.
LEGAL DESCRIPTION:
N 321.1 FT OF E 1/2 OF NW 1/4 OF NW 1/4 OF NW 1/4, S 417.42 |
FT OF N 738.52 FT OF W 121.29 FT OF E 1/2 OF W 1/2 OF NW 1/4|
OF NW 1/4--LESS BEG AT NW COR OF E 1/2 OF NW 1/4 OF NW 1/4 |
OF NW 1/4, RUN S 0-13-27 E 369.57 FT, S 89-46-33 E 69.39 FT,|
N 05DEG 16MIN E 270.17 FT, N 27DEG 43MIN E 113.59 FT TO PT |
ON N LINE OF SEC, N 89-42-10 W ALONG SAID N LINE 150.48 FT |
TO POB |
LOT DIMENSIONS:
121.3 x 299.9 x 69.39 x 270.17 x 113.56 x 182.93 x 197.24 x 208.72 x 347.91
Form SUP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #5
Subject Photo Page
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
County Lake
Umatilla
City of Umatilla
State FL
Zip Code 32784
Subject Site
38980 Carroll Street
N/A
Avg/Suburban
1.87 Acres
Subject Site
Street Scene
Form PIC3x5.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #6
Location Map
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
County Lake
Umatilla
City of Umatilla
State FL
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32784
Page #7
Aerial Plat Map
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
County Lake
Umatilla
City of Umatilla
State FL
Form MAP.PLAT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32784
Page #8
Flood Map
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
County Lake
Umatilla
City of Umatilla
State FL
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32784
Page #9
USPAP Compliance Addendum
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
County Lake
Umatilla
City of Umatilla
File No. 44261L
State FL
Zip Code 32784
SUMMARY APPRAISAL REPORT:
i.
State the identity of the client and any intended users, by name or type.
ii. State the intended use of the appraisal.
iii. Summarize information sufficient to identify the real estate or personal property involved in the appraisal, including the physical and economic property
iv.
characteristics relevant to the assignment.
State the property interest appraised.
v. State the purpose of the appraisal, including the type and definition of value and its source.
vi. State the effective date of the appraisal and the date of the report.
vii. Summarize sufficient information to disclose to the client and any intended users of the appraisal the scope of work used to develop the appraisal.
viii. State all assumptions, hypothetical conditions, and limiting conditions that affected the analyses, opinions, and conclusions.
ix. Summarize the information analyzed, the appraisal procedures followed and the reasoning that supports the analyses, opinions and conclusions.
x. State the use of the property, existing as of the date of value and the use of the real estate or personal property reflected in the appraisal; and, when the purpose
of the assignment is market value, summarize the support and rationale for the appraiser's opinion of the highest and best use of the real estate or personal
property.
xi. Include a signed certification in accordance with Standards Rule 2-3 or 8-3.
PURPOSE, FUNCTION AND INTENDED USE OF THE APPRAISAL:
( X ) The purpose of the appraisal is to provide an opinion of market value of the subject property as defined in this report, on
behalf of the appraisal company facilitating the assignment for the referenced client as the intended user of the report. The only
function of the appraisal is to assist the client mentioned in this report in evaluating the subject property for lending purposes. The
use of this appraisal by anyone other than the stated intended user, or for any other use than the stated intended use, is prohibited.
Additional intended users: None.
( ) The purpose of the appraisal is to provide an opinion of market value of the subject property as defined in this report, on behalf
of the appraisal company facilitating the assignment for the referenced client as the intended user of the report. The only function of
the appraisal is to assist the client mentioned in this report in evaluating the subject property for_____________________. The use of
this appraisal by anyone other than the stated intended user, or for any other use than the stated intended use is prohibited.
THE INTEREST VALUED IS: ( X ) Fee Simple, ( ) Leasehold, ( ) Leased Fee, ( )___________.
SCOPE (EXTENT) OF REPORT:
The appraisal is based on the information gathered by the appraiser from public records, other identified sources, inspection of the
subject property and neighborhood, and selection of comparable sales, listings, and/or rentals within the subject market area. The
original source of the comparables is shown in the Data Source section of the market grid along with the source of confirmation, if
available. The original source is presented first. The sources and data are considered reliable. When conflicting infirmation was
provided, the source deemed most reliable has been used. Data believed to be unreliable was not included in the report nor used as a
basis for the value conclusion. John Roberts Appraisal Service utilizes Micro Decisions software, the Mid Florida Regional MLS
system, GIS mapping, and many county, state and federal online services in the preparation of our appraisals. In addition, we have
our own database of plats, tax maps, zoning maps, census maps, county and city codes, and aerial photographs to assist in data
collection. In addition, our appraisers have full access to thousands of previous appraisals completed by our office. When deemed
appropriate by the appraiser, additional approaches to value not on the standard form, may be placed in the appraisal file.
EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS:
None/Unless the development of a value opinion for a subject property with proposed improvements as of a current date involves the
use of the hypothetical condition that the described improvements have been completed as of the date of value, when, in fact, they
have not. In the case of an exterior inspection (drive by), that the interior condition is consistent with the exterior condition.
HIGHEST AND BEST USE:
In determining the highest and best use for the subject property, the following was considered: The most reasonable and probable
use that supports the highest present value, as defined, as of the effective date of the appraisal. Alternatively, that use, from among
reasonably probable and legal alternative uses, found to be physically possible, appropriately supported, financially feasible, and
which results in the highest land value. It is recognized in most cases where a site has existing improvements on it, the highest and
best use may very well be determined to be different from the existing use. The existing use will continue, however, unless and until
land value in its highest and best use exceeds the total value of the property in existing use.
APPRAISER:
SUPERVISORY APPRAISER (only if required):
Signature:
Name: Leslie J. Blankenship
Date Signed: September 27, 2013
State Certification #: Cert Res RD5339
or State License #:
State: FL
Expiration Date of Certification or License: 11/30/2014
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
Did
Did Not Inspect Property
John Roberts Appraisal Service
Form ID4 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #10
Appraiser's Certification
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
County Lake
Umatilla
City of Umatilla
File No. 44261L
State FL
Zip Code 32784
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:
1. I have researched the subject market area and have selected a minimum of three recent sales of properties most similar and
proximate to the subject property for consideration in the sales comparison analysis and have made a dollar adjustment when
appropriate to reflect the market reaction to those items or significant variation. If a significant item in a comparable property is
superior to, or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price of the
comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject property, I have made
a positive adjustment to increase the adjusted sales price of the comparable.
2. I have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the
appraisal report. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best of my
knowledge, that all statements and information in the appraisal report and true and correct.
3. I stated in the appraisal report only my own personal, unbiased, professional analyses, opinions, and conclusions, which are
subject only to the contingent and limiting conditions specified in this form. I certify that, to the best of my knowledge and belief: The
statements of fact contained in this report are true and correct. The report analyses, opinions, and conclusions are limited only by the
reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions and
conclusions.
4. I have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to
the parties involved. I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal
report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of
the subject property or the present owners or occupants of the properties in the vicinity of the subject property.
5. I have no present of contemplated future interest in the subject property, and neither my current or future employment nor my
compensation for performing this appraisal is contingent on the appraised value of the property.
6. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for
completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that
favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent
event directly related to the intended use of this appraisal.
7. My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform
Standards of Professional Appraisal Practice in place, as of the effective date of this appraisal, with the exception of the departure
provision of those Standards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open
market is a condition in the definition of the market value and the estimate I developed is consistent with the marketing time noted in
the neighborhood section of this report, unless I have otherwise stated in the reconciliation section.
8. I have made a personal inspection of the property that is the subject of this report. I further certify that I have noted any apparent
or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the
subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value
to the extent that I had market evidence to support them. I have also commented about the effect of the adverse conditions on the
marketability of the subject property. On drive by appraisal requests, exterior inspections are performed from the public street
unless otherwise noted in the appraisal report. Information is obtained from county tax records, MLS when available, or prior
inspections. Any additions, amenities or negative/positive conditions not available from these sources will not be reflected in the
appraisal report.
9. No one provided significant professional assistance to the person signing this report.
10. If I relied on significant professional assistance from any individuals in the performance of the appraisal or the preparation of
the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation section
of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to
make a change to any item in the report, therefore, if an unauthorized change is made to the appraisal report, I will take no
responsibility for it.
11. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized
representatives. As of the date of this report, John Roberts has completed the requirements of the continuing education program of
the Appraisal Institute.
APPRAISER:
SUPERVISORY APPRAISER (only if required):
Signature:
Name: Leslie J. Blankenship
Date Signed: September 27, 2013
State Certification #: Cert Res RD5339
or State License #:
State: FL
Expiration Date of Certification or License: 11/30/2014
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
Did
Did Not Inspect Property
John Roberts Appraisal Service
Form ID4 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #11
Qualifications of Leslie Blankenship
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
County Lake
Umatilla
City of Umatilla
File No. 44261L
State FL
Zip Code 32784
QUALIFICATIONS OF LESLIE J. BLANKENSHIP
Business Address:
John Roberts Appraisal Service
120 North Bay Street
Eustis, FL 32726
(352) 357-8100 Phone
(352) 589-4733 Fax
Education:
Cooke Real Estate School-Appraisal Laws & Rules, 11/2012
Cooke Real Estate School-Foreclosure Basics for Appraisers, 11/2012
Cooke Real Estate School-National USPAP 2012-2013, 11/2012
Cooke Real Estate School-Challenging Assignments for Residential Appr, 11/2012
Cooke Real Estate School – Appraisal of 2-4 Family & Multi Family Properties, 11/2012
Bert Rodgers Schools – Manufactured and Modular Housing, 11/2010
Bert Rodgers Schools – Neighborhood Analysis, 11/2010
Bert Rodgers Schools – Florida Real Estate Appraisal License Law, 11/2010
Bert Rodgers Schools – 4 Hour Sales Comparison Approach, 11/2010
Bert Rodgers Schools – Roles and Rules of Supervisor and Trainee, 11/2010
Bert Rodgers Schools – FHA and VA Appraisals, 11/2010
Bert Rodgers Schools – Fannie Mae Forms, 11/2010
Bert Rodgers Schools – 2010-2011 Equivalent National USPAP Course, 11/2010
McKissock Appraisal School-FL 2008-2009 National USPAP Update, 11/2008
McKissock Appraisal School-FL Appraising FHA Today, 11/2008
McKissock Appraisal School-FL The Dirty Dozen, 11/2008
McKissock Appraisal School-FL Supervisor/Trainee Roles & Relationships, 11/2008
McKissock Appraisal School-FL Appraisal Laws & Regulations, 11/2008
McKissock Appraisal School-FLAppraising Factory Built Housing 11/2008
McKissock Appraisal School-FL Appraising the Oddball, 11/2006
McKissock Appraisal School- FL. Appraisal Laws and Regulations, 11/2006
McKissock Appraisal School-FL. Dirty Dozen, 11/2006
McKissock Appraisal School-FL. Appraising FHA Today, 11/2006
McKissock Appraisal School-FL. Disclosures and Disclaimers, 11/2006
McKissock Appraisal School-FL. National USPAP Update Equiv.2006, 11/2006
Bert Rogers Real Estate School - 3 Hour Law Update, 11/2004
The Appraisal Foundation – 15 Hour USPAP Course, 09/2004
Steve Williamson’s Real Estate Education Specialists – Residential Course II, 09/2004
FREC – Appraisal Board Course 1, 10/2001
IFREC – 45 Hour Real Estate Post License Course, 5/1992
Continuing Education for Real Estate Salesperson every 2 yrs.
IFREC – Pre-Licensing for Real Estate Salesperson, 10/1991
Purdue University Calumet, Indiana – BS Degree Marketing & Finance
Licenses:
State Certified Residential Real Estate Appraiser – License #5339
Licensed Real Estate Salesperson – State of Florida – License #597844
Approved FHA Appraiser (United States Department of Housing & Urban Development)
Experience:
Residential Real Estate Appraiser with John Roberts Appraisal Service since October 2002. Existing single family, new single
family, proposed single family, existing condominium, and PUD’s, vacant land and final inspections.
Real Estate Salesperson with John Roberts Realty since June 2002, active in the listing and sale of residential property and
vacant land.
Real Estate Salesperson with Coldwell Banker (1998-2000).
Property Manager with Holiday Homes and World of Homes, (1990-1996).
Association Memberships:
Realtor / Associate – Lake County Association of Realtors
Area of Assignments:
Lake County; Partial Orange, Marion and Sumter Counties (along the Lake County line).
Library:
First American Real Estate Solutions monthly sales data service. MicroBase on-line sales and tax information. MLS sales and listing
on-line service. On-line sites including County Clerks of Court, and Property Appraiser’s Offices. Complete subdivision plats. Aerial
photographs, tax records and tax maps. Private files of all appraisals to date from 1978. Flood maps and census maps. Subdivision
restrictions, soil type surveys and the Marshall and Swift construction costing service. Fully computerized appraisal service, EDI
capable. Comparable sales database utilizing data collection from eleven staff appraisers.
Form TADD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #12
Leslie Blankenship License
Borrower/Client
Property Address
City
Lender
N/A (City of Umatilla)
38980 Carroll Street (Parcel #24-18-26-0002-000-03000)
County Lake
Umatilla
City of Umatilla
State FL
Form MAP.Flood — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32784
CIVIL ENGINEERING SERVICES PROPOSAL/AGREEMENT
FOR
PHASE 1 ESA OF MERRILL PROPERTY
ALTERNATE KEY #1105145 AND #1212090
UMATILLA, FLORIDA, LAKE COUNTY
ENGINEERS:
Duane K. Booth, P.E., Principal
BOOTH, ERN, STRAUGHAN & HIOTT, INC.
350 North Sinclair Avenue
Tavares, Florida 32778
(352) 343-8481 Phone
(352) 343-8495 Fax
[email protected]
CLIENT:
Glenn Irby, City Manager
CITY OF UMATILLA
1 South Central Avenue
Umatilla, Florida 32784
(352) 669-3152 Phone
(352) 669-8313 Fax
[email protected]
PROJECT:
CLIENT:
DATE:
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
CIVIL ENGINEERING SERVICES PROPOSAL/AGREEMENT
SCOPE OF WORK:
Conduct a Phase 1 Environmental Site Assessment (ESA) on the subject property to
determine if recognized environmental conditions are present on or near the site.
SCOPE OF SERVICES:
TASK 001
PHASE 1 ESA
Andreyev Engineering, Inc., will conduct a Phase 1 ESA in accordance with
ASTM E 1527-05 on the subject property. Please see full scope of services as
presented in Subconsultant Agreement attached. Also note the General
Conditions of the Subconsultant Agreement shall apply to the Master
Agreement.
FEE: $1,650.00
TASK 002
PHASE 2 ESA
A Phase 2 scope of services cannot be determined until after a Phase 1 is
completed, an anticipated fee for budget purposes is established at $5,000.00.
If a Phase 2 is needed after the Phase 1 is completed, and the City desires to
continue investigation of the property, a full scope and fee schedule will be
developed for City approval.
Page 2 of 12
PROJECT:
CLIENT:
DATE:
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
HOURLY RATE SCHEDULE
(2013)
Professional Services shall be charged at the following rate schedule:
ENGINEERING
PROFESSIONAL ENGINEER (PRINCIPAL)
$145.00/HOUR
PROFESSIONAL ENGINEER
$130.00/HOUR
PROJECT ENGINEER
$110.00/HOUR
ENGINEER TECHNICIAN I
$95.00/HOUR
ENGINEER TECHNICIAN II
$75.00/HOUR
BUILDING INSPECTOR
$65.00/HOUR
CONSTRUCTION ENGINEER
$85.00/HOUR
EXPERT TESTIMONY PROFESSIONAL ENGINEER
$300.00/HOUR
SURVEYING
PROFESSIONAL SURVEYOR (PRINCIPAL)
$145.00/HOUR
PROFESSIONAL SURVEYOR
$85.00/HOUR
3 MAN FIELD CREW
$100.00/HOUR
2 MAN FIELD CREW
$85.00/HOUR
CREW UTILIZING GLOBAL POSITIONING SYSTEM
$110.00/HOUR
SURVEY TECHNICIAN I
$75.00/HOUR
SURVEY TECHNICIAN II
$50.00/HOUR
SURVEY TECHNICIAN III
$30.00/HOUR
TITLE RESEARCHER
$95.00/HOUR
EXPERT TESTIMONY PROFESSIONAL SURVEYOR
$300.00/HOUR
Page 3 of 12
PROJECT:
CLIENT:
DATE:
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
All printing for this project shall be billed out at the following rate schedule, plus sales tax:
(Outside Copying Services will be billed at cost)
Engineering Bond Copies
Black & White
11 x 17.........................................$1.25
24 x 36.........................................$2.50
Color Copies
11 x 17.........................................$2.00
24 x 36.........................................$6.00
Black & White Copies
8 ½ x 11.........................................$0.10
8 ½ x 14.........................................$0.15
11 x 17..........................................$0.20
Color Copies
8 ½ x 11.........................................$1.20
8 ½ x 14.........................................$1.45
11 x 17..........................................$1.70
Other Printing Services
24 x 36 Vellum.....................................$9.00
24 x 36 Mylar......................................$12.00
24 x 36 Photo Paper, Color................ $36.00
24 x 36 Foam Board...........................$20.00
Other Services
Fax...............................................$1.00/Copy
Postage (Fed-Ex, Certified Mail, Etc)[email protected] cost
Concrete Monuments.......................... $10.00
Rebar.................................................... $2.00
Mileage (T/M Projects Only).................. $0.59
Page 4 of 12
PROJECT:
CLIENT:
DATE:
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
TERMS AND CONDITIONS
I.
GENERAL CONDITIONS
A.
AGREEMENT:
These terms and conditions are attached to and made part of the proposal for
services (the “Proposal for Services”) by which Booth, Ern, Straughan & Hiott, Inc.
(“BESH”) has agreed to perform certain professional engineering and/or surveying
services for and on behalf of City of Umatilla (“Client”). The Proposal for Services,
these terms and conditions, the hourly rate schedule, and the executed
authorization to proceed attached to these terms and conditions shall constitute a
contract (hereinafter referred to as the “Agreement”) for the provision of services by
BESH to and on behalf of Client.
B.
TERMINATION:
This Agreement may be terminated by either party by furnishing written notice to the
other party at least thirty (30) days prior to the effective date of termination. In the
event that this Agreement is terminated by either party, Client shall pay BESH for
all usable and acceptable or contractually required services performed and
acceptable or required expenses incurred through the date of termination.
C.
DOCUMENTS:
ENGINEERING DOCUMENTS
All original drawings, computations, details, design calculations, and electronic
media that result from engineering services performed by BESH pursuant to this
Agreement are and at all times shall remain the property of BESH. Upon payment
in full for services completed, Client, at Client’s expense, may obtain copies of any
documents or reproducible copies of drawings. In doing so, Client agrees that no
additions, deletions, changes or revisions shall be made to any of said documents
without the express written approval of BESH.
SURVEYING DOCUMENTS (Not Applicable)
All original drawings, computations, details, design calculations, field notes, and
electronic media that result from surveying services performed by BESH pursuant
to this Agreement are and at all times shall remain the property of BESH. Signed
and sealed surveys may be obtained for a period of time up to ninety (90) days after
issuance of the survey, and certifications may be revised during that same period
Page 5 of 12
PROJECT:
CLIENT:
DATE:
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
of time for a fee of $50.00 for each revision. Upon payment in full for services
completed, and within the same period of ninety (90) days, Client, at Client’s
expense, may obtain copies of any documents or reproducible copies of drawings.
In doing so, Client agrees that no additions, deletions, changes or revisions shall be
made to any of said documents without the express written approval of BESH. After
ninety (90) days and within one hundred eighty (180) days following issuance of the
survey, BESH will revise certifications and will visually inspect the subject property
for the purpose of reissuing a signed and sealed survey, charging its then-current
hourly rates for performing said services and reissuing the survey.
D.
FEE RENEGOTIATION:
The Proposal for Services describes the specific services to be performed and tasks
to be undertaken by BESH for and on behalf of Client, and states the fee (the
contract price) for each service and task. Except as otherwise provided in this
Agreement, the contract prices quoted in the Proposal for Services shall remain in
effect for a period of two (2) years from the date of execution of this Agreement.
After the expiration of two (2) years from the date hereof, the contract prices stated
in the Proposal for Services shall by renegotiated between BESH and Client with
respect to all services and tasks that have not been completed by that date. The
hourly rates set forth in the hourly rate schedule that is part of this Agreement shall
apply to all additional services requested by Client outside the scope of the
services and tasks described in the Proposal for Services. Said hourly rates are
applicable through December 31st of the year in which this Agreement was
executed, and are subject to renegotiation on January 1 of each year thereafter.
E.
REGULATORY REQUIREMENTS:
The contract prices and hourly rates set forth in this Agreement have been quoted
based on all federal, state and local regulations in effect as of the date that the
authorization to proceed work is signed by the latter of BESH and Client. If any of
said regulations change during the permitting and design phase of this project,
BESH reserves the right to increase fees for services that may be affected by
regulatory changes upon written notice to the Client.
F.
PERMIT ACQUISITION
BESH cannot guarantee the acquisition of any or all of the permits and/or approvals
that shall be required for Client’s project. BESH agrees that it shall exercise its best
efforts try to obtain all of the necessary permits and/or approvals. Nevertheless,
Client shall be responsible for payment of all consulting fees due BESH regardless
of agency/governmental actions, including without limitation the failure of one or
more governmental agencies to give the necessary approval for the project.
Page 6 of 12
PROJECT:
CLIENT:
DATE:
II.
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
COMPENSATION
A.
ADDITIONAL SERVICES:
BESH shall be fully compensated by Client for all additional services performed by
BESH, including, without limitation, the following:
B.
1.
Changes made at Client’s request to the scope of services defined in this
Agreement. Client must sign a separate authorization to proceed form (a
“Change Order’) for each change in scope of services requested by Client
before BESH is obligated to perform the revised scope of services. In the
absence of a Change Order executed by Client, BESH shall proceed
according to the original scope of services as set forth in this Agreement.
Notwithstanding the foregoing, BESH may choose to proceed with a Clientrequested change in scope of services despite the absence of a Change
Order signed by Client. If BESH performs the requested change in scope
of services, BESH shall be entitled to full compensation from Client based
on the prevailing prices or the hourly rates charged by BESH for such
services at the time that BESH performs the changed scope of services for
Client.
2.
Revisions made necessary as a result of changes to local, state or federal
governmental requirements after the date of this Agreement.
3.
Redesign per Client after preliminary design has been submitted to the
relevant approving agency.
OUT-OF-POCKET EXPENSES:
In addition to the fee schedule set forth in the Proposal for Services and the hourly
rates to be charge for all additional services performed by BESH, BESH shall be
reimbursed for all out-of-pocket expenses incurred by BESH, including, without
limitation: blueprints, copies, plots, aerials, express deliveries, specialized postage,
overnight courier services (such as Federal Express and UPS) and travel outside
of the Central Florida area (greater than 25 miles from BESH’s office located in
Tavares, Florida). Printing and mileage expenses are set forth on the hourly rate
schedule that is part of this Agreement. All other charges shall be billed to and paid
by Client based on the actual costs incurred by BESH.
Page 7 of 12
PROJECT:
CLIENT:
DATE:
C.
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
PAYMENT:
BESH shall submit invoices to Client on a monthly (once per month) basis. On each
invoice, BESH will bill for its services in accordance with the hourly rate schedule
included as part of this Agreement. The invoice also will identify the task or the
tasks from the Proposal for Services on which BESH performed services during the
billing period. If the Proposal for Services states a lump sum dollar figure for any
particular task, the lump sum amount will represent a “not to exceed” figure for the
task in question, and BESH will continue to bill by the hour for its services on that
task until the “not to exceed” figure has been billed in full. Thereafter, unless the
scope of services to be performed by BESH pursuant to said task has been
changed and the compensation to be paid to BESH has been modified pursuant to
Section II.A. of these Terms and Conditions, BESH will continue to perform its
services under that task without additional charges for its services until BESH has
performed all work required by that task. Client shall notify BESH in writing within
thirty (30) days from the date of the invoice if Client has any questions about the
services performed for the charges for those services as reflected on the invoice.
Client waives any and all challenges to the services performed and the charges for
those services not raised within said thirty (30) day timeframe. All invoices shall be
due and payable in full within thirty (30) days from the date of the invoice. All
unpaid balances that remain unpaid after thirty (30) days from the date of the
invoice shall be subject to interest on the unpaid balance at the rate of 1.5% per
month.
III.
MISCELLANEOUS
A.
FORCE MAJEURE:
BESH shall not be liable for any delays or failure in performance due to
contingencies beyond BESH’s reasonable control including, without limitation, acts
of God, war, fire, explosion, flood, epidemic, severe weather, earthquake, rainstorm,
riots, theft, accidents, strike, work stoppage, acts or regulations of a governmental
entity, shortages of vehicles, fuel, power, labor or material, delays of other
companies or contractors, or any other causes whatsoever whether similar or
dissimilar to those previously enumerated. In the event of delay caused by any of
the foregoing, BESH’s time for performance shall be extended for such time as may
be reasonably necessary to enable BESH to perform.
B.
LIMITATION OF LIABILITY:
Under no circumstances shall BESH be liable for any special, incidental, indirect or
consequential damages, including without limitation lost profits, liquidated damages,
delays, loss of productivity, inefficiency, loss of good will, or any other damages
which are special, incidental, indirect of consequential. The liability of BESH to
Page 8 of 12
PROJECT:
CLIENT:
DATE:
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
client, for any cause or combination of causes arising out of or related to this
agreement, shall be limited to the total amount of the compensation paid by client
to BESH pursuant to this Agreement.
C.
ENTIRE AGREEMENT:
This Agreement constitutes the entire agreement between BESH and Client and
supercedes any and all prior or contemporaneous understandings, representations
and agreements, oral or written. No amendment, modification or waiver hereof will
be binding on BESH unless made in writing and duly executed by an authorized
representative of BESH.
D.
WAIVER:
The failure of BESH to enforce any provision of this Agreement or to exercise any
right accruing through the default of the Client hereunder, shall not constitute a
waiver of any other rights of BESH with respect to this Agreement.
E.
COSTS AND ATTORNEY'S FEES:
In the event of any default on the part of either party to this Agreement and the
necessity to initiate court action for the enforcement of any right hereunder, then in
such event, the prevailing party in such action shall be entitled to recover all
reasonable costs and expenses of such action, including reasonable attorney’s
fees.
F.
GOVERNING LAW; VENUE:
This Agreement shall be governed by and construed under the laws of the State of
Florida. Venue for any proceeding based upon this Agreement shall lie exclusively
in the state court of competent jurisdiction in Lake County, Florida.
G.
SEVERABILITY:
If any provision of this Agreement is held invalid or otherwise unenforceable, the
enforceability of the remaining provisions shall not be impaired thereby but rather
this Agreement shall be construed as if not containing the particular invalid or
unenforceable provision or provisions and the rights and obligations of the parties
shall be construed and enforced accordingly.
H.
STATEMENT REGARDING DESIGN PROFESSIONALS
(ABSENCE OF LIABILITY).
Page 9 of 12
PROJECT:
CLIENT:
DATE:
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
THIS AGREEMENT HAS BEEN ENTERED INTO BETWEEN CLIENT
AND BESH. CLIENT ACKNOW LEDGES AND AGREES THAT THE
INDIVIDUAL EMPLOYEES AND AGENTS OF BESH, INCLUDING
W ITHOUT LIMITATION THE DESIGN PROFESSIONALS W HO ARE
EMPLOYEES OR AGENTS OF BESH, ARE NOT PARTIES TO THIS
AGREEMENT. PURUSANT TO SECTION 558.0035, FLORIDA
STATUTES, THE INDIVIDUAL EMPLOYEES OR AGENTS OF BESH
(IN C L U D IN G W IT H O U T L IM IT A T IO N A LL E N G IN E E R S ,
SURVEYORS, AND OTHER DESIGN PROFESSIONALS W HO ARE
EMPLOYEES OR AGENTS OF BESH), SHALL NOT BE HELD
INDIVIDUALLY LIABLE FOR NEGLIGENCE ARISING OUT OF OR
RELATED TO ANY W ORK PERFORMED BY SAID EMPLOYEES OR
AGENTS PURSUANT TO THIS AGREEMENT.
Page 10 of 12
PROJECT:
CLIENT:
DATE:
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
AUTHORIZATION TO PROCEED
PROPOSAL FOR CIVIL ENGINEERING SERVICES
AS DESCRIBED IN THE ATTACHED PROPOSAL
To acknowledge your agreement with the terms and conditions set forth in this Agreement
(consisting of the Proposal for Services, the Terms and Conditions, the Hourly Rate Schedule and
this Authorization to Proceed), and to provide Booth, Ern, Straughan & Hiott, Inc. (BESH) with
Client’s authorization to proceed with the work described in the Agreement, please fill out and sign
the Authorization to Proceed below and return it to our office. We will schedule the work upon
receipt of the executed Authorization to Proceed. The contract prices, hourly rates, and costs for
printing and similar expenses set forth in this Agreement shall be valid for ninety (90) days from
the date of this proposal. If this Agreement is not accepted by Client within said period of ninety
(90) days, BESH reserves the right to modify any and all of the contract prices, hourly rates and
cost figures set forth herein.
Retainer Amount: $
N/A
THIS PROPOSAL/AGREEMENT ACCEPTED THIS _____ DAY OF ________, 2013.
Booth, Ern, Straughan & Hiott, Inc.
Client
Signature
Signature
By:
Duane K. Booth, P.E.
By:
Title:
Principal
Title:
Page 11 of 12
PROJECT:
CLIENT:
DATE:
Phase 1 ESA of Merrill Property, Alternate Key #1105145 and #1212090, Umatilla, Florida, Lake
County
Glenn A. Irby, City Manager, City of Umatilla
November 4, 2013
CLIENT INFORMATION FORM
To assist Booth, Ern, Straughan & Hiott, Inc., to prepare the requested proposal, please complete
the information below:
PRINT NAME & TITLE:
COMPANY NAME:
BILLING ADDRESS:
PHONE:
FAX:
E-MAIL:
DATE:
CLIENT REPRESENTATIVE:
IS CLIENT THE OWNER OF THE SUBJECT PROPERTY?:
YES: _______
NO: ______
(If no, Booth, Ern, Straughan & Hiott, Inc., reserves the right to require a retainer prior to
commencing services.)
Is the property accessible? If gated/locked, who shall BESH contact to gain access to the
property?
NAME AND PHONE NUMBER:
I HEREBY CERTIFY THAT THE ABOVE INFORMATION IS TRUE TO THE BEST OF MY
KNOWLEDGE.
SIGNATURE:
H :\am y\W ordP erfect-9.0\P roposals\C ity of U m atilla\M errill Property\B E S H Proposal 11-4-13.wpd
Page 12 of 12
Proposal to Perform a Phase I ESA
Alternate Key #’s 1105145 and 1212090
Umatilla, Lake County, Florida
Page 1
November 1, 2013
AEI Proposal No: P3300.Pro
TO:
Booth, Ern, Straughan and Hiott, Inc.
350 North Sinclair Avenue
Tavares, Florida 32778
Attn:
SUBJECT:
Mr. Duane Booth, P.E.
Proposal to Conduct Phase I ESA, Commercial Property, Parcel Alternate Key
Numbers 1105145 and 1212090, Umatilla, Lake County, Florida
Dear Mr. Booth:
Pursuant to your request, Andreyev Engineering, Inc. (AEI) has prepared this proposal to conduct
a Phase I ESA in accordance with ASTM E 1527-05, for the subject property. We understand
that the site is located in Umatilla, Florida.
The purpose of ASTM E 1527-05 is to define good commercial and customary practice for
conducting an environmental assessment of a parcel of commercial real estate with respect to the
range of contaminants within the scope of Comprehensive Environmental Response,
Compensation and Liability Act (CERCLA) and petroleum products. A Phase I ESA completed
under ASTM E 1527-05 will permit the user to satisfy one of the requirements to qualify for the
innocent landowner, contiguous property owner, or bonafide prospective purchaser limitations on
CERCLA liability which are identified as the “landowner liability protections” (LLPs). This practice
constitutes “all appropriate inquiry into the previous ownership and uses of the property consistent
with good commercial or customary practice” as defined in CERCLA, 42 U.S.C. '9601(35)(B).
The Phase I ESA will be signed by an Environmental Professional and will determine if
“Recognized Environmental Conditions” are present on-site or off-site and does not involve soil or
groundwater sampling. The Phase I ESA tasks are summarized as follows:

Conduct a review of applicable historical sources, including available historical aerial
photographs, U.S.G.S. quadrangle maps and city directory listings.

Conduct a review of regulatory database search information, and contact as appropriate,
relevant County, State, and Federal agencies to further review applicable information is
present in their files concerning contamination on site, or in the immediate vicinity of the
site, and whether or not there are any off-site facilities which may potentially impact the
subject site.

Conduct interviews (as applicable) with the current owner(s) and previous owner(s),
current and previous tenants, and applicable government officials.
Proposal to Perform a Phase I ESA
Alternate Key #’s 1105145 and 1212090
Umatilla, Lake County, Florida
Page 2

Conduct a site reconnaissance, to look for visual evidence of past or current deposition of
hazardous materials on or adjacent to the site, as well as to further investigate any areas
of concern disclosed by the review of the historical sources or regulatory agency records.
Items such as petroleum storage tanks and previous use of chemicals are carefully
examined.

Phase I ESA Report Preparation: Upon completion of the above tasks, AEI will provide a
written report documenting our findings. This written report will include the following
items:
a)
b)
c)
d)
Documentation of the investigation methods and results.
A determination concerning the presence of ARecognized Environmental
[email protected], pursuant to ASTM E 1527-05.
A determination concerning if additional Phase I ESA activities are applicable to
detect the presence of ARecognized Environmental [email protected] for the subject site.
Applicable recommendations for conducting ASTM E 1527-05 non-scope items,
such as conducting soil and/or groundwater sampling and testing.
Please note that this proposal does not include any additional services with may be applicable to
a commercial real estate transaction, such as asbestos, lead paint, radon, lead in drinking water,
or wetlands, regulatory compliance, or other non-scope items identified in Section 13.0 of ASTM
E 1527-05.
Cost and Authorization
AEI proposes to provide the above service at a cost of $1,650.00. This price does not include a
chain of title search. The cost to perform a Phase II environmental assessment, subsequent to the
completion of a Phase I ESA, would be an additional cost of approximately $5,000.00. A detailed
scope of services and associated cost for a Phase II environmental assessment cannot be
determined prior to the completion of a Phase I ESA.
Based on our current schedule of work, we can provide a completed Phase I ESA report within 2
weeks. To authorize us to proceed with this project, please execute and return to us a signed copy
of this proposal. Authorization should be indicated by the person or firm responsible for payment
of our invoice. In addition, if there are any special conditions regarding site access, please let us
know. As part of this project, we will need a copy of a site plan for specific property
boundaries, and identification of the current owner or owner representative and/or tenant,
to conduct interview(s) concerning the subject site.
Upon acceptance of this proposal, along with the attached General Conditions, please sign one
copy and return to this office. Please note that the General Conditions are an integral part of this
contract and are controlling unless both parties expressly waive them in writing prior to
commencement of work. Further, and whether this proposal is executed or not, the ordering of,
acceptance of, or reliance on services performed by AEI constitutes acceptance of the attached
General Conditions.
Proposal to Perform a Phase I ESA
Alternate Key #’s 1105145 and 1212090
Umatilla, Lake County, Florida
Page 3
AEI appreciates the opportunity to submit this proposal and we look forward to being of service to
you on this project. If you have any questions, or if we can provide any additional information,
please feel free to call us at your convenience.
Sincerely,
ANDREYEV ENGINEERING, INC.
Mark D. Richter, P.G.
Project Geologist
Attachment:
General Conditions
ACCEPTED BY:
Signature:
__________________________________
Print Name:
__________________________________
Title:
__________________________________
Date:
__________________________________
GENERAL CONDITIONS
Parties And Scope Of Work: Andreyev Engineering, Inc. (hereinafter referred to as " AEI") shall include said company, its individual professionals, employees, agents, divisions,
subsidiaries, parents or affiliates performing the Work. "Work" means the specific services to be performed by AEI as set forth in AEI’s proposal, the Client’s acceptance thereof, both
incorporated herein by this reference, and these General Conditions. "CLIENT" refers to the person or business entity ordering the Work to be done by AEI. If the CLIENT is
ordering the Work on behalf of a third party, the CLIENT represents and warrants that the CLIENT is the duly authorized agent of said third party for the purpose of ordering and
directing said Work. In the event CLIENT is not the authorized agent of said third party, CLIENT agrees that he shall be individually liable hereunder. Further, CLIENT shall disclose
any such agency relationship to AEI in writing before the commencement of AEI’s Work hereunder. CLIENT agrees that AEI’s professional duties are specifically limited to the Work
as set forth in AEI’s proposal. The CLIENT assumes sole responsibility for determining whether the quantity and the nature of the Work ordered by the CLIENT is adequate and
sufficient for the CLIENT’s intended purpose. CLIENT shall communicate these General Conditions to each and every third party to whom the CLIENT transmits any part of AEI’s
Work. AEI’s Work is for the exclusive use of CLIENT, and its properly disclosed principal. In no event shall AEI have any duty or obligation to any third party. The ordering of Work
from AEI shall constitute acceptance of the terms of AEI’s proposal and these General Conditions.
Payment: Payment shall be due within 30 days after date of invoice. Interest at the rate of 18% per annum (or the highest rate allowable by law) from 30 days after date of invoice to
date payment is received will be added to all amounts not paid within 30 days after date of invoice. All attorneys’ fees and expenses associated with collection of past due invoices
will be paid by CLIENT. Failure to timely pay any AEI invoice shall constitute a waiver of any and all claims against AEI.
Right-of-Entry: Unless otherwise agreed, CLIENT will furnish right-of-entry on the property for AEI to make the planned borings, surveys, and/or explorations. AEI will take
reasonable precautions to minimize damage to the property caused by its equipment and sampling procedures, but the cost of restoration or damage which may result from the
planned operations is not included in the contracted amount. If CLIENT desires to restore the property to its former condition, AEI will accomplish this and add the cost to its fee.
Damage to Existing Man-made Objects: It shall be the responsibility of the CLIENT or his duly authorized representative to disclose the presence and accurate location of all
hidden or obscure man-made objects relative to field tests, sampling, or boring locations. In addition, CLIENT waives any claim against AEI arising from any damage to existing manmade objects.
Warranty and Limitation of Liability: AEI shall perform services for CLIENT in a professional manner, using that degree of care and skill ordinarily exercised by and consistent with
the standards of competent consultants practicing in the same or a similar locality as the project. In the event any portion of the services fails to comply with this warranty obligation
and AEI is promptly notified in writing prior to one year after completion of such portion of the services, AEI will re-perform such portion of the services, or if re-performance is
impracticable, AEI will refund the amount of compensation paid to AEI for such portion of the services.
This warranty is in lieu of all other warranties. No other warranty, expressed or implied, including warranties of merchantability and fitness for a particular purpose is made or
intended by the proposal for consulting services, by furnishing an oral response of the findings made or by any representations made regarding the services included in this
agreement. In no event shall AEI be liable for any special, indirect, incidental, or consequential loss or delay or time-related damages. The remedies set forth herein are exclusive
and the total liability of consultant whether in contract, tort (including negligence whether sole or concurrent), or otherwise arising out of, connected with or resulting from the services
provided pursuant to this Agreement shall not exceed the total fees paid by CLIENT or $50,000.00, whichever is greater. If CLIENT prefers to have higher limits on professional
liability, AEI agrees to increase the limits up to a maximum of $1,000,000 upon CLIENT’s written request submitted with this executed proposal; provided that CLIENT pays an
additional consideration of four (4) percent of the total fee, or $400, whichever is greater, with said request. In the event professional fees increase during a project, CLIENT agrees
to pay an additional four (4) percent of said increase for the aforementioned higher limits on professional liability. The additional charge for the higher liability limits is required due to
the greater risk assumed by AEI and is not to be construed as a charge for professional liability insurance. In no event shall AEI be responsible for any consequential or incidental
damages arising out of this agreement and/or AEI’s services.
Sampling or Testing Location: Unless specifically stated to the contrary, the unit fees included in this proposal do not include costs associated with professional land surveying of
the site or the accurate horizontal and vertical locations of tests. Field tests or boring locations described in our report or shown on our sketches are based on specific information
furnished to us by others or estimates made in the field by our technicians. Such dimensions, depths or elevations should be considered as approximations unless otherwise stated
in the report.
Sample Handling and Retention: Generally test samples or specimens are consumed and/or substantially altered during the conduct of tests and AEI, at its sole discretion, will
dispose (subject to the following) of any remaining residue immediately upon completion of test unless required in writing by the CLIENT to store or otherwise handle the samples.
(a) NON HAZARDOUS SAMPLES: At Client’s written request, AEI will maintain preservable test samples and specimens or the residue therefrom for thirty (30) days after
submission of AEI’s report to CLIENT free of storage charges. After the initial 30 days and upon written request, AEI will retain test specimens or samples for a mutually acceptable
storage charge and period of time. (b) HAZARDOUS OR POTENTIALLY HAZARDOUS SAMPLES: In the event that samples contain substances or constituents hazardous or
detrimental to human health, safety or the environment as defined by federal, state or local statutes, regulations, or ordinances ("Hazardous Substances" and "Hazardous
Constituents", respectively), AEI will, after completion of testing and at Client’s expense: (i) return such samples to CLIENT; (ii) using a manifest signed by CLIENT as generator, will
have such samples transported to a location selected by CLIENT for final disposal. CLIENT agrees to pay all costs associated with the storage, transport, and disposal of such
samples. CLIENT recognizes and agrees that AEI is acting as a bailee and at no time does AEI assume title of said waste.
Discovery of Unanticipated Hazardous Materials: Hazardous materials or certain types of hazardous materials may exist at a site where there is no reason to believe they could
or should be present. AEI and CLIENT agree that the discovery of unanticipated hazardous materials constitutes a changed condition mandating a renegotiation of the scope of work
or termination of services. AEI and CLIENT also agree that the discovery of unanticipated hazardous materials may make it necessary for AEI to take immediate measures to protect
health and safety. AEI agrees to notify CLIENT as soon as practicable should unanticipated hazardous materials or suspected hazardous materials be encountered. CLIENT
encourages AEI to take any and all measures that, in AEI’s professional opinion, are justified to preserve and protect the health and safety of AEI’s personnel and the public. CLIENT
agrees to compensate AEI for the additional cost of working to protect employees' and the public's health and safety. In addition, CLIENT waives any claim against AEI arising from
AEI’s discovery of unanticipated hazardous materials or suspected hazardous materials.
Indemnification: CLIENT agrees to defend, indemnify and save harmless AEI from all claims, including negligence claims, suits, losses, personal injuries, death and property
liability resulting from AEI’s performance of the proposed work, whether such claims or damages are caused in whole or in part by AEI, and agrees to reimburse AEI for expenses in
connection with any such claims or suits, including reasonable attorneys’ fees. CLIENT’s obligation to indemnify is limited to $2 million per occurrence, which CLIENT agrees bears a
reasonable commercial relationship to the Work undertaken by AEI. CLIENT further agrees that these general conditions are a part of the Work’s specifications or bid documents, if
any.
Legal Jurisdiction: The parties agree that any actions brought to enforce any provision of this Agreement shall only be brought in a court of competent jurisdiction located in
Orlando, Orange County, Florida. All causes of action, including but not limited to, actions for indemnification, arising out of AEI’s Work shall be deemed to have accrued and the
applicable statutes of limitation shall commence to run not later than either the date of substantial completion of the Work for acts or failures to act occurring prior to substantial
completion, or the date of issuance of AEI’s final invoice for acts or failures to act occurring after substantial completion of the Work.
Force Majeure: AEI shall not be held responsible for any delay or failure in performance of any part of this Agreement to the extent such delay or failure is caused by fire, flood,
explosion, war, strike, embargo, government requirement, civil or military authority, acts of God, act or omission of subcontractors, carriers, CLIENT or other similar causes beyond its
control.
Successors and Assigns: Neither the CLIENT nor AEI shall assign, sublet or transfer any rights under or interest in this agreement without the written consent of the other.
Nothing herein shall be construed to give any rights or benefits hereunder to anyone other than the CLIENT or AEI.