HomeMy WebLinkAboutReso 2003-553
RESOLUTION NO. 2003- .553
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF SUNNY
ISLES BEACH, FLORIDA, ESTABLISHING NECESSITY TO ACQUIRE
PROPERTY LOCATED AT 18080 COLLINS AVENUE, COMMONLY KNOWN
AS THE NATIONAL CAR RENTAL SITE BY CONDEMNATION;
PROVIDING THE CITY MANAGER AND THE CITY ATTORNEY WITH THE
AUTHORITY TO ACQUIRE THE PROPERTY BY PURCHASE OR
CONDEMNATION; PROVIDING THE CITY MANAGER AND THE CITY
ATTORNEY WITH THE AUTHORITY TO INITIATE AN EMINENT DOMAIN
ACTION AND THE AUTHORITY TO DO ALL THINGS NECESSARY TO
EFFECTUATE THIS RESOLUTION; PROVIDING FOR AN EFFECTIVE
DATE.
WHEREAS, the City of Sunny Isles Beach has experienced tremendous growth since its
incorporation in 1997; and
WHEREAS, the current City Hall is located in a shopping plaza and the City is forced to
provide essential services to its residents from a temporary office space; and
WHEREAS, the City recently purchased the property located at 18050 Collins Avenue to build
its future City Hall; and
WHEREAS, the proposed City Hall will be the central operation center for all municipal
departments, including the police department and the public works department; and
WHEREAS, the City Commission finds that due to the tremendous growth and the continuing
high level of development within the City and the increased need for municipal service, the City has to
acquire additional property near the proposed City Hall site in order to maintain adequate level of
service for its residents now and in the future; and
WHEREAS, the acquisition of the parcel located at 18080 Collins A venue in Sunny Isles
Beach is necessary to complement the construction of the City Hall and provide for anticipated future
growth of municipal programs provided by the City, particularly for the youth and the elderly
population; and
WHEREAS, an appraisal report attached hereto as Exhibit "A", from a state-certified general
appraiser revealed that the National Car Rental Agency Site has a market value of $1,570,000,00; and
WHEREAS, the owner of the property has rebuffed attempts made by the City to acquire the
property through a sale; and
WHEREAS, the availability of alternate sites, costs, plans, environmental and safety issues
have been considered by the City; and
Resolution acquiring property at 18080 Collins Ave.
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WHEREAS, the City will not be able to maintain the level of service that is consistent with its
development unless the City acquires the property in question and ownership of the property is vested
in the City; and
WHEREAS, the City has the necessary funds to acquire the National Car Rental Site; and
WHEREAS, the City of Sunny Isles Beach has the authority to acquire the property through
eminent domain pursuant to Chapters 73, and 74, Florida Statutes (1999).
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF
THE CITY OF SUNNY ISLES BEACH, FLORIDA, AS FOLLOWS:
Section 1,
Recitals, The recitals stated above are hereby incorporated herein,
Section 2, Finding of Necessity, The City Commission finds that the acquisition of the property
located at 18080 Collins Avenue is necessary to maintain the level of service that the City provides to
its residents and anticipated future growth,
Section 3. Authority of the City Manager and the City Attorney. The City Commission hereby
provides the City Manager and the City Attorney with the authority to acquire the property located at
18080 Collins Ave, by purchase or condemnation.
Section 4. Authority to Initiate Eminent Domain Action, The City Commission hereby gives the
City Manager and the City Attorney the authority to initiate an eminent domain lawsuit if the property
owner refuses to sell the property and the authority to do all things necessary to effectuate this
Resolution including the ability to hire necessary experts and outside legal counsel.
Section 5,
Effective Date, This Resolution shall become effective upon adoption,
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PASSED AND ADOPTED this ~day of m A-'-J
ATtEST:, ' , I";
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'Jane~;:Hin6s', Acting~ity Clerk
Resolution acquiring property at 18080 Collins Ave.
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APPROVED AS TO FORM AND
LEGAL SUFFICIENCY
Vote: S-D
Mayor David Samson
Vice Mayor Norman S, Edelcup
Commissioner Gerry Goodman
Commissioner Danny Iglesias
Commissioner Lila Kauffman
Resolution acquiring property at 18080 Collins Ave. 3
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Moved by: ~o~ ~~ .
Seconded by: ems: ' Lt.~ I )fS
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LOCATED AT:
18080 COLLINS AVENUE
SUNNY ISLES BEACH, FLORIDA
PREPARED FOR:
CITY OF SUNNY ISLES BEACH
17070 COLLINS AVENUE-SUITE 250
SUNNY ISLES BEACH, FLORIDA
As OF:
JANUARY 15,2003
PREPARED By:
QUINLIVAN APPRAISAL, P.A.
5730 S.W. 74TH STREET - SUITE 300
SOUTH MIAMI, FLORIDA 33143
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QUINLIVAN APPRAISAL
A PROFESSIONAL AsSOCIATION
REAL ESTATE Al'PIlAISERS & CONSULTANTS
5730 S.Vf. 74TH STREET, SUITE 300
SOUTH MLUII, FLORIDA 33143
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J. M.uuc QUINLIVAN, MAl
ST4TB.C.BTIPlIlD GBNBRAL APPRAlSBRS
HZ 0000112
TELEPHONE (305) 663-6611
FAX (305) 665-4921
THOMAS F. MAOENHEIMER, MAl
STATB.CBRTlPIBD GEJrEBAJ. ApPRAISERS
RZ 000011113
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January 17,2003
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Christopher J. Russo, City Manager
City of Sunny Isles Beach
17070 Collins Avenue-Suite 250
Sunny Isles Beach, Florida 33160
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Dear Mr, Russo:
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In accordance with your request and authorization, we have prepared this Appraisal Report
covering the following described property:
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The National Car Rental agency site located at
18080 Collins Avenue, Sunny Isles Beach,
Florida,
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The purpose of this Appraisal is to estimate the Market Value of the described property as
of January 15,2003, being one of the dates of personal inspection,
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The narrative Appraisal Report that follows sets forth the identification of the property, the
assumptions and limiting conditions, pertinent facts about the area and the subject property,
comparable data, the results of the investigations and analyses, and the reasoning leading to
the conclusions set forth,
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Mr. Christopher J. Russo
January 17,2003
Page 2
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Based on the inspection of the property and the investigation and analyses undertaken, we
have formed the opinion that, as of January 15, 2003, the subject property had a Market
Value of:
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ONE MILLION FIVE HUNDRED SEVENTY THOUSAND DOLLARS
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($1,570,000)
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Thomas F. Magenhelmer, MAl
State Certified General Appraiser
Certification Number: RZ0000553
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(02-235)
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TABLE OF CONTENTS
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TRANS MITT AL LETTER
CERTIFICATION OF VALUE , , , , , , , , , , , , . . , . . . , . . . , , , . . . . . . . . . , . . . . , 1
SUMMARY OF SALIENT FACTS AND CONCLUSIONS. , , . , , . . . , . , , . . . .3
INTRODUCTION
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Identification of the Property . . . , , , , , , , , , , , , , , , . . , . , , . . , , . . , . . , , . , , , . . . , , 4
Location ,.....,..."...",.,."........""".........".......".. 4
Purpose and Date of Appraisal, . , , , , , , . , , . , , , , . . . . , , , , . . . . . , . . , , . , , , , . . . , 4
Function of Appraisal ".."."".,."""""""..,..."",."",.". 4
Legal Description "".""".."",.,..""""."",',.",.,',.,'.,' 4
Property Rights Appraised ..".",.",.",...""",."."""""."" 4
Definition of Market Value ..,..,...",.,..",.",..""".",."..",..5
Assessment and Taxes. ,..,...."...,.".""".."..",.",.,..,.,.. . , 6
Owner of Record and Address . . , , , , , , , . , , , , . . . . , , , , . . . , . . . , . . , . . . . . . , . . . 6
History of Title, , , , . . , . , , . . . , , , , . . . . , , , , , . . . . , , , . . , , , . , , , . , . . , , . . , . . . , 6
Estimated Exposure Time .",....,.......,..",...",.,.,.,...,.."..., 7
Estimated Marketing Period ."..".""..""".",.,.,.,..."."..",. 7
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LOCATION ANALYSIS
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County Data , . . . . , , , . , , , , , , . . , , , , . , , . , , , , . , . . . , , , , . . , , . , , . . , . . , . . . , . . 8
Neighborhood Data ,..",...."""".",.."""....,.....,."..".. 18
SITE DATA
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Dimensions and Shape , . , , , . . . , , , , , , , , , . . , , . . . . , , . , , . . , , . , , , , , . , , . , . . , 20
Area ",...""""",..".""......,.."."..".",...""..,'", 20
Topography and Drainage ",....".",.,.",..""",..",...,..",.,,20
Flood Zone . . . , , . , , . , , . . . . . , , , . . . , , . , , , , . . , , , . . . . , , , . . , . . . . . , . . , . . . , 20
Soil and Subsoil , . . , , , . , , , . . . . . , , . , , , , , , , , , , . , , . , , . . , , , . . , . , . . , . . . , . . 20
Utilities. . . . . . , . , . . . , . , . , , , . , . . . , , , . . , . . . , , , . , , , , , , . . , , . . , . , , , , . . . , , 20
Street Improvements .",..."""".",.....",."""",.",.,.,..,. 21
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ZONING , , , , . . . , , . . , , . . . , , . , , . . . . , , , , , . . . . , , , . . . , , , . . , . , , , . , . , , . . , 22
HIGHEST AND BEST USE , , , , , , , , . . , , . . . , , , , , . , , , , . . , , . , , , , , . , , . , , , 24
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QUINLIVAN APPRAISAL
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TABLE OF CONTENTS
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SCOPE OF THE APPRAISAL ..",.".,."......",.".....,..",... 27
LAND VALUE , , . . . , , , , . , , , . . . . . . . . . . . . . . , , . . . . , , , , . , . , . . . , , , . . . , ,. 28
ADDENDUM
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Assumptions and Limiting Conditions "..",.",..."...."..""",.,.. 37
Qualifications. . . . , , , , , . , . , , . , . . , . . . , , . . . , , . . . , , . . . , . , , . , , . , , , , , , , . .' 39
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CERTIFICATION OF VALUE
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The undersigned hereby certifies that, to the best of our knowledge and belief:
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The statements of fact contained in the report are true and correct.
The reported analyses, opinions and conclusions are limited only by the
assumptions and limiting conditions set forth, and are my personal, unbiased
professional analyses, opinions and conclusions.
We have no present or prospective interest in the property that is the subject
of this report, and we have no personal interest or bias with respect to the
parties involved,
We have no bias with respect to the property that is the subject of this report
or to the parties involved with this assignment.
(E) Our engagement in this assignment is not contingent upon developing or
reporting predetermined results.
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The appraisers' compensation for completing this assignment is not
contingent upon the reporting of a predetermined value or direction in value
that favors the cause of the client, the amount of the value estimate, the
attainment of a stipulated result, or the occurrence of a subsequent event
directly related to the intended use of this appraisal. Furthermore, the
appraisal assignment is not based on a requested minimum valuation, a
specific valuation or the approval of a loan.
The appraisers' analyses, opinions and conclusions are developed, and this
report is prepared, in conformity with the Uniform Standards of Professional
Appraisal Practice, and the requirements of the State of Florida for state-
certified appraisers,
Use of this report is subject to the requirements of the State of Florida
relating to review by the Real Estate Appraisal Subcommittee of the Florida
Real Estate Commission,
Thomas F. Magenheimer and J. Mark Quinlivan have made a personal
inspection of the property that is the subject of this report,
No one provided significant professional assistance to the person signing
this report,
QUINLIVAN APPRAISAL
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The reported analyses, opinions, and conclusions are developed, and this
report is prepared, in conformity with the requirements of the Code of
Professional Ethics and the Standards of Professional Appraisal Practice of
the Appraisal Institute.
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The use ofthis report is subject to the requirements of the Appraisal Institute
relating to review by its duly authorized representatives.
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As ofthe date ofthis report, 1. Mark Quinlivan and Thomas F. Magenheimer have completed the
requirements under the continuing education program for The Appraisal Institute.
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Based on the inspection of the property and the investigation and analyses undertaken, subject to the
assumptions and limiting conditions set forth in the Addendum of this report, we have formed the
opinion, as of January 15,2003, the subject property had a Market Value of:
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ONE MILLION FIVE HUNDRED SEVENTY THOUSAND DOLLARS
$1,570,000
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'ARK QUINLIVAN, MAl
TE CERTIFIED GENERAL ApPRAISER
RTIFICATION NUMBER: RZOOOOl12
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THOMAS F. MAGEN IMER, MAl
STATE CERTIFIED GENERAL ApPRAISER
CERTIFICATION NUMBER: RZ0000553
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QUINLIVAN APPRAISAL
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SUMMARY OF SALIENT FACTS AND CONCLUSIONS
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Type Appraisal
Self-contained
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Type Report
Complete
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Purpose of Appraisal
Market Value
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Property Rights Appraised
Fee Simple
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Location
18080 Collins Avenue
Sunny Isles Beach, Florida
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Land Size
1.03 Acres
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Improvements
One-story car rental agency building
containing 1,377 square feet
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Age
1962
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Zoning
BU-l Neighborhood Business
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Highest and Best Use
Redevelopment with a commercial use
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Estimated Land Value
$1,570,000
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Date of Value Estimate
January 15, 2003
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Remarks
The existing improvements are not considered
to be the highest and best use of the site.
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QUINLIVAN APPRAISAL
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LOOKING NORTHWESTERLY AT SUBJECT FROM COLLINS AVENUE.
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LOOKING SOUTHWESTERLY AT SUBJECT FROM COLLINS AVENUE.
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QUINLIVAN APPRAISAL
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LOOKING NORTHEASTERLY AT SUBJECT FROM A TLANTIC BOULEVARD.
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LOOKING SOUTHEASTERLY AT SUBJECT FROM ATLANTIC BOULEVARD.
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QUINLIVAN APPRAISAL
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LOOKING SOUTBERL Y ON COLLINS AVENUE - SUBJECT TO RIGHT.
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LOOKING NORTHERLY ON COLLINS AVENUE - SUBJECT TO RIGHT.
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QUINLIVAN APPRAISAL
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LOOKING SOUTHERLY ON ATLANTIC BOULEVARD - SUBJECT TO LEFT.
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LOOKING NORTHERLY ON ATLANTIC BOULEVARD - SUBJECT TO RIGHT.
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QUINLIVAN APPRAISAL
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QUINLIVAN APPRAISAL
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INTRODUCTION
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IDENTIFICATION OF THE PROPERTY
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A car rental agency building containing 1,377 square feet situated on a 1.03 acre site.
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LOCATION
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18080 Collins Avenue
" Sunny Isles Beach, Florida
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PURPOSE AND DATE OF APPRAISAL
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The purpose of this Appraisal is to estimate the Market Value of the property as of January 15,2003
being one of the dates of personal inspection.
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INTENDED USE OF THE APPRAISAL
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The intended use of this appraisal is to assist the client in a purchase decision.
INTENDED USER OF THE APPRAISAL
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The intended user of this appraisal is the City of Sunny Isles Beach.
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LEGAL DESCRIPTION
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All of Parcel I, less the North 150 feet, as measured along the East line thereof, and less the South
499.145 feet as measured along the East line thereof, of the Replat of Tract"'A", SUNNY ISLES
SHORES, Section "A", according to the Plat thereof recorded in Plat Book 64, at Page 74 of the
Public Records of Miami-Dade County, Florida.
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PROPERTY RIGHTS APPRAISED
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The property is appraised infee simple: a fee without limitations to any particular class of heirs or
restrictions, but subject to the limitations of eminent domain, escheat, police power and taxation, as
well as utility easements of record.
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DEFINITION OF MARKET VALUE
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Market Value means the most probable price which a property should bring in a competitive and
open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently
and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this
definition is the consummation of a sale as of a specified date and the passing of title from seller to
buyer under conditions whereby:
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buyer and seller are typically motivated;
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(2)
both parties are well infonned or well advised and acting in what
they consider their own best interest;
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(3)
a reasonable time is allowed for exposure to the open market;
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(4) payment is made in tenns of cash in U.S. dollars or in tenns of
financial arrangements comparable thereto; and
the price represents a nonnal consideration for the property sold
unaffected by special or creative financing or sales concessions
granted by anyone associated with the sale.
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ASSESSMENT AND TAXES - 2002
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The subject property is assessed under the jurisdiction of the City of Sunny Isles Beach.
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The assessment for the property is established each year as of January 1 st by the Miami-Dade County
Property Appraiser's Office at 100% of "Just Value," Just Value has been equated to Market Value
less closing costs. While the State of Florida requires real estate to be assessed at I 00% of Just
V alue, in reality the ratio of the assessed value to sales price is generally below 100%.
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Folio Number:
31-2211-005-0016
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Assessed Value:
Land
Improvements
Total
$675,000
$121. 781
$796,781
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Millage Rate:
$22.2295 per $1,000
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Tax Amount:
$18,137,54
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OWNER OF RECORD AND ADDRESS
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Mitsubishi Motor Sales of America, Inc,
6400 Katella A venue
Cypress, California 90630
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r, FIVE-YEAR HISTORY OF TITLE
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Investigation of the Public Records of Miami-Dade County indicates no sale transfers during the past
five years,
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The most recent sale of the property was on July 7, 1997. The title transferred from Value Rent-a-
Car, Inc, to Mitsubishi Motor Sales of America, Inc. The document stamps recorded on the deed
indicated a consideration of$1 ,660,000 exchanging with the transfer oftitle. The warranty deed was
recorded in Official Records Book 17708, Page 253 of the public records of Miami-Dade County,
Florida. The transaction was between related parties and is not considered arm's length.
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ESTIMATED MARKETING PERIOD
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The estimated value of the subject is predicated upon a normal marketing period. A normal
marketing period is generally defined as the most probable amount of time necessary to expose and
actively market a property on the open market to achieve a sale. Implicit in this definition are the
following assumptions:
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(A) The property will be actively exposed and aggressively marketed to
potential purchasers through marketing channels commonly used by
sellers and buyers of similar type properties.
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(B) The property will be offered at a price reflecting the most probable
markup over market value used by sellers of similar type properties.
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(C) A sale will be consummated under the terms and conditions of the
definition of Market Value required by the regulation.
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In order to estimate the marketability of this property, the sales activity in this market area is
reviewed over the past three years, multiple listings are reviewed and real estate brokers who operate
in this area are interviewed.
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Based on the above sources, the subject property could be sold within a twelve-month time period.
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ESTIMATED EXPOSURE TIME
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Exposure time is defined as the estimated length of time the property interest being appraised would
have been offered on the market prior to the hypothetical consummation of a sale at market value
on the effective date of the appraisal; a retrospective estimate based upon an analysis of past events
assuming a competitive and open market.
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The overall concept of reasonable exposure encompasses not only adequate, sufficient and
reasonable time but also adequate, sufficient and reasonable effort.
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In estimating a reasonable exposure time for the subject property, the following steps have been
taken:
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historic marketing periods.
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property,
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COUNTY DATA
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Miami-Dade County - Location and Size
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Miami-Dade County, which comprises the metropolitan area of Miami, is situated on the southeast
tip of the state of Florida. It is bordered on the east by the Atlantic Ocean, on the west by Monroe
and Collier Counties, on the north by Broward County, and on the south by Monroe County (the
Florida Keys).
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Miami-Dade County, the largest county in area and population in the state of Florida, covers an area
of2,054 square miles with an altitude ranging from sea level to 25 feet. Water covers 354 square
miles of the County,
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Although the County is relatively large, approximately half of the total area is comprised of the
Everglades, which is a natural area that will not be developed, Therefore, only the eastern section
of Miami-Dade County encompasses the area which is currently developed or available for future
development.
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Miami-Dade County's location, its southern latitude and proximity to the Gulf Stream provide for
mild winters and pleasant summers.
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Population
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The state of Florida has increased rapidly in population from 9,740,000 in 1980 to 12,937,926 in
1990 and 15,982,378 in 2000, The July 1,2001 population of Florida was estimated at 16,396,515,
The population of Florida is expected to grow to 17,577,100 by 2005, a 1.8% average annual
Increase.
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Miami-Dade County's population increased from 1,626,000 in 1980 to 1,937,094 in 1990, reflecting
an average annual compounded growth rate of 1.77%, compared with 2.88% for the state of Florida,
By 2000, Miami-Dade County's population increased to approximately 2,253,362, The population
is estimated to grow to 2,430,000 by the Year 2005,
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Miami-Dade County's population growth during the last four decades has been dramatic especially
in relation to national trends. From 1950 to 1990 the United States population increased by 60%
while the population of Miami-Dade County has almost quadrupled from 495,084 to 1,937,000.
During this period, the state of Florida was elevated from the 20th most populous state to the 4th
in 1990 and continues to be the fourth most populous state.
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The population growth rate in Miami-Dade County has shown greater fluctuations than the national
rates. The Miami-Dade County rate of population change was 84,9% during the period 1940 to
1950; 88.9% from 1950 to 1960; 35.6% from 1960 to 1970 and 28.2% from 1970 to 1980. In the
period from 1980 to 1990, the rate of population change was 16%, The average annual change from
1990 to 2000 was approximately 1,6%.
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During the 1960s, the major increase in Miami-Dade County's population was due to the large
immigration of Cubans, Today, Cuban and other Spanish speaking people comprise approximately
57% of Miami-Dade County's population. The increase in Hispanic population has had favorable
effects on the local economy and has helped to create a multi-national cultural environment in the
area.
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The recent influx of political and economic refugees from Cuba, Haiti and Nicaragua has put an
abnormal strain on public services and has affected the population data in a dramatic manner.
However, a recent increase in population growth of people from Latin American, as well as from
Europe and Canada, coupled with the increases in population from those people leaving the northern
sections of the United States, indicate a positive prospect for the Miami-Dade County area in the
future.
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The overall population of Miami-Dade County is well dispersed throughout the entire area, yet has
several key areas of concentration. During the 1960s, several sub-areas accounted for approximately
70% of the growth. These areas include Hialeah, northern Miami-Dade County, the Beach area, the
Miami River area, the area southwest of Miami International Airport, as well as the Kendall and
Cutler Ridge areas. In the first half of the 1970s, population growth continued in an uneven fashion
especially in the urban fringes,
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Since 1970, approximately three-fourths of the total population growth for the County has occurred
in the unincorporated areas. The older centrally located cities such as Miami, Miami Beach and
Coral Gables have grown at modest rates from 1970 to 1990. Unincorporated Miami-Dade County
has evidenced the most rapid growth which continues to occur in areas in northeast Miami-Dade
County (Aventura), as well as the currently expanding southwest area, especially in sections of
Flagler Street, S,W. 8th Street and North Kendall Drive,
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Population trends indicate that most of the population growth in Miami-Dade County during the first
half of the 2000s will occur in outlying areas such as North Miami Beach, the Golden Glades area,
the Kendall area west of the Florida Turnpike, the S,W. 8th Street and Palmetto Expressway areas,
the Hialeah-Miami Lakes area, as well as those areas both east and west ofU .S. Highway 1 between
Sunset and Coral Reef Drives, and Cutler Ridge and the Goulds area,
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Employment Trends
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The dominant characteristic of Miami-Dade County is that it is primarily trade and service based,
Personal, business and repair services have had a substantial increase in importance in the economic
base over the last decade. The major sectors of the economy include services, wholesale and retail
trade, transportation, communications, public utilities, government and manufacturing. The most
dominant industries which form the County's economic base are construction and tourism.
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The largest employer in Miami-Dade County is the Miami-Dade County School Board, followed by
Metro-Dade County, Federal Government, State of Florida, American Airlines, University of Miami,
Jackson Memorial Hospital, Baptist Health Systems of South Florida, Bell South, and Florida Power
and Light. Assuming additional importance is the growing prominence of Miami-Dade County as
a center for international trade, finance and tourism. The establishment of Miami as the "Gateway
of the Americas" should provide the area with a much needed degree of economic diversification,
This should enable Miami-Dade County to weather slowdowns in the national economy by an
increase of trade through the Port of Miami, growth of international arrivals at the airport, the Free
Trade Zone, and the substantial foreign investment in the local economy, particularly in real estate.
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Prior to September 11,2001, Florida's unemployment rate was 4.3 percent, up from 3.6 percent of
the previous year, but still below the national average of 4.9 percent. In August of 2001, the
unemployment rate for Miami-Dade County was 6.0 percent. Miami-Dade's jobless rate for
November 2001 rose to 7,8 percent while Florida's unemployment rate rose to 5.0 percent. The
September 11, 2001 event had a greater impact on tourism in Miami than the rest of the state.
Miami-Dade County's jobless rate fell slightly to 7.6 percent in December of2001. The tourism
season, now in full swing, could provide a welcome respite,
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Income
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Over the past few years, the average per capita personal income in Miami-Dade County has been
slightly lower than the per capita income for Florida, as well as the nation.
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PER CAPITA PERSONAL INCOME
SELECTED YEARS (CURRENT $)
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Source: u.s. Dept. of Commerce, Bureau of Economic Analysis and Miami-Dade County Planning Department
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Tourism
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Table 3 reveals a steady increase in the number of tourists visiting Miami-Dade County since 1990.
The number of international visitors increased approximately 100% from 1985 to 1995. Due to the
soft domestic economy, the number of domestic visitors had declined from 1989 to 1993; however,
since 1995 there has been a 1.5% average annual increase,
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TABLE 3
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ESTIMATES OF MIAMI-DADE COUNTY TOURIST TRENDS
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1990 3,455,000 4,617,500 8,072,500
1993 5,400,000 3,400,000 8,800,000
1995 5,061,600 4,317,600 9,379,200
1996 5,113,200 4,462,000 9,575,200
1997 5,278,700 4,564,600 9,843,300
1998 5,268,100 4,468,700 9,736,900
1999 5,399,800 4,385,800 9,785,600
2000 5,639,400 4,461,600 10,101,000
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Source: Greater Miami Convention and Visitors Bureau, Tourism Facts and Figures
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Figures for 2000 indicate a record 10,101,000 million overnight visitors came to Miami-Dade
County, a 3.2% increase from 1999. The events of September 11, 2001 have had a negative effect
on tourism which is expected to continue through 2002.
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Table 4 shows that the bulk of international visitors to Miami-Dade County originate from Central
and South American Countries (47.9%), followed by European Countries (25.1%) and Caribbean
Countries (12.9%). England and Germany accounted for the largest proportion of European visitors.
In 2000 there were a total of 3,364,643 passengers passing through the Port of Miami and
approximately 33,600,000 through Miami International Airport. During 2000, the number of Port
of Miami passengers increased .8% from 1999, and Miami International Airport decreased .88%
from 1999.
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ESTIMATES OF INTERNATIONAL VISITORS BY REGION
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EUROPEAN COUNTRIES 25.8% 25.6% 25.1%
CARIBBEAN COUNTRIES 13.9% 13.6% 12.9%
CENTRAL AMERICAN COUNTRIES 7.5% 7.4% 7.4%
SOUTH AMERICAN COUNTRIES 38.7% 39.4% 40.5%
CANADA 11.0% 11.1% 11.2%
OTHER COUNTRIES 3.1% 2.9% 2.9%
TOTAL 100% 100% 100%
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Source: Greater Miami Convention and Visitors Bureau, Tourism Facts and Figures
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There are approximately 50,000 motel and hotel rooms in Greater Miami and the Beaches. The
hotel-motel occupancy rate for 1998 of71.4% was above the rates for 1995 and 1996 of70.0% and
71.2%, respectively, but below the 1997 rate of 73.1 %. The rate dropped to 69% in 1999. The
occupancy rate for 2000 is estimated at 72%. The average room rate in 2000 was $112.00.
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The first in a series of new luxury properties opened in September 2000 when the 21-story, 300-room
l.W. Marriott debuted on Brickell Avenue. In November of2000, a 330-room Mandarin Oriental
opened on Brickell Key. A Four Seasons hotel and tower is scheduled to open in 2002 on Brickell
Avenue at South 14th Terrace. The 66-story tower will feature 220 guest rooms plus 56 extended-
stay units. The property will also include 200,000 square feet of office space. In addition to the new
properties mentioned above, a 350-room Ritz Carlton beachfront hotel opened in Key Biscayne
during 2001. Two other Ritz Carltons are expected to be completed in 2002.
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Miami-Dade Financial Resources
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Over the course of the last decade, Greater Miami has evolved into a major international financial
center. Domestic and international businesses find convenient access to a full array of services
provided by locally-based state and national commercial banks, savings and loan associations,
foreign banks, non-depository credit institutions, securities and commodities brokers and insurance
compames.
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Greater Miami has the largest concentration of domestic and international banks south of New York
QUINLIVAN APPRAISAL
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City. With more than 90 percent of the state's foreign banks bperating offices in Miami, this market
dominates international banking in Florida.
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There are 43 international banking agencies, 13 Edge Act corporations and 4 Edge Act corporation
branches operating in Greater Miami. Many of their banking customers are located in Latin
America.
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Overall, about 150 domestic banks, savings and loans, foreign banks and Edge Act banks operate
in Greater Miami. The greatest concentration is located along Brickell Avenue in downtown Miami.
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Transportation
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Miami-Dade County has an extensive expressway system with access to all points in the County.
However, due to the rapidly increasing population, some of the expressways, especially 1-95, are
becoming overburdened. In 1984 Miami-Dade County completed a 20.5 mile elevated rapid transit
system. This system extends southward from downtown Miami to Dadeland, paralleling U.S.
Highway 1 and northwesterly from downtown Miami to Hialeah. In conjunction with this system,
there is a downtown people mover system which encircles the central business district of Miami and
extends south to the Brickell area and north to the Omni area.
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Miami-Dade County is served by the CSX and Florida East Coast Railroads for freight and Amtrak
Rail, Greyhound and Trailways Interstate bus lines for passenger service.
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Miami International Airport, one ofthe nation's largest and busiest, had approximately 33.6 million
arrivals and departures in 2001. Moody's Investor Service, a major bond-rating company, recently
ranked the airport Aa (the second highest rating an airport can enjoy). Only Los Angeles
International Airport shares this ranking; no U.S. airport has ever attained the highest ranking of
Aal. According to Moody's, a key factor in the ranking is the airport's "market value as an
international gateway with its own strong organization-and-destination base". The airport is
currently undergoing a $5.4 billion expansion. New South and North terminals and a fourth runway
are planned.
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Miami has become a port of embarkation for airlines and ships bound for Central and South
American Countries. The Port of Miami, besides being the largest passenger port in the nation, is
also important as a cargo center with a 2001 annual tonnage of approximately 8.8 million up from
7,050,000 in 1998 and 7,800,000 in 2000. The port's traditional customer base has been Latin
America and the Caribbean, accounting for 64% of the port's total volume.
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Miami's comprehensive transportation system and its strategic location have enabled it to become
an important international transportation center, providing commercial access to Latin America and
the Caribbean.
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Government
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Miami-Dade County is comprised of unincorporated areas, as well as thirty-one municipalities, the
largest of which is the city of Miami.
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Miami-Dade County is governed under a modified two-tier metropolitan government. The purpose
of this type government was to establish one governing body for the county, and to establish one
supply of services such as fire, police, etc. for the county. The upper tier is the County, which
provides broad "regional" or county functions, such as metropolitan planning, welfare, health and
transit services. The thirty-one municipalities represent the lower tier of government, providing a
varying array of services within their jurisdictional boundaries. The County also maintains lower tier
functions, such as the provision of municipal-type services, including police and fire, to the
unincorporated areas and certain municipalities on a negotiated basis.
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The County operates under the Commission-Manager form of government. Legislative and policy-
making authority is vested in the elected thirteen-member Board of County Commissioners; the
Commission appointed County Manager is the chief administrator. Miami-Dade County has operated
under the metropolitan form of government since 1957, when the Home Rule Charter was passed
by the local electorate. Prior to Home Rule, the County had to rely on the State Legislature for the
enactment of its laws.
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County government had not been able to respond to the tremendous demand for municipal services
in this rapidly urbanizing area, which is larger than the State of Rhode Island or Delaware. The need
to combine services duplicated by the County and numerous cities was also clearly evident. The
Charter permitted the limited County government to reorganize into a general purpose "municipal-
type" government capable of performing the full range of public functions into an area wide
operation.
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Real Estate
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As of the fourth quarter of2001, the Miami-Dade County Office Market contained approximately
33.3 million square feet of office space. Approximately 36.2% of this space is located in the Miami
central business district and adjacent Brickell Avenue and 21.6% in the rapidly growing Airport
West area.
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There was a decrease in the occupancy rate of office buildings in Miami- Dade County from 92% in
1981 to 77.6% in 1991. Since 1992, there was an increase in occupancy from 81.4% to 88.9% in
the fourth quarter of 1999. From the fourth quarter of 1999 to the fourth quarter of 2001, the
occupancy rate has remained relatively stable. The overall County wide occupancy rate as of the
fourth quarter of 2001 was 88.3%. Many new Class A buildings will be completed on Brickell
A venue, in Coral Gables and on Miami Beach which is expected to cause an increase in occupancy
rates for 2002.
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Office rental rates in new buildings typically range from $20.00 to $35.00 per square foot. The low
end of the range is for office space in the suburban markets. The upper end of the range is for first
class office space in Downtown Miami, Brickell A venue, Coconut Grove and Coral Gables.
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The Greater Miami Industrial Market, as of the Fourth Quarter of2001, consisted of approximately
155,211,000 square feet of industrial space. The approximate percentage location of this space is as
follows:
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HIALEAH
CENTRAL DADE
NORTHNVEST/MEDLEY
NORTH DADE
SOUTH DADE
BIROIT AMIAMI
TOTAL
30%
15%
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19%
4%
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The major use of industrial space is warehousing/distribution which accounts for approximately 65%
ofthe occupied space. Manufacturing and technology occupy the remainder of the space accounting
for approximately 25% and 15% of the industrial space, respectively.
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The county's vacancy rate for the overall Miami - Dade County industrial market for the fourth quarter
of2001 was 8.72%, Medley and Airport West had the highest vacancy rates, 16.13% and 10.09%,
respectively. Industrial rental rates generally range from $3.50 to $8.00 per square foot. The
median sale price per square foot in 2000 for industrial space in Miami-Dade County was $39.23,
by the first quarter of 200 1 it had increased to $48.11 per square foot.
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The continued slowness of the national economy, now officially in a recession, has contributed to
the weakness in the Miami-Dade County industrial market. Overall vacancy rates have decreased
and the general level of demand has decreased. The majority of the developers have placed all plans
for speculative development on hold. It is projected that by the second quarter of2002, the overall
economy will begin its recovery and that demand levels for industrial space will again increase.
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The number of single family residential permits decreased 6.8% from 6,166 in 1999 to 5,771 in
2000. Permits for 6,495 multi-family units were issued in 2000, down 2.9% from the 6,672
permitted during 1999. The average sale price of a new residence in Miami-Dade County in 2000
was $188,728 up 13.4% from $166,410 in 1999.
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QUINLIVAN APPRAISAL
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According to data from the Department of Business and Professional Regulation, Miami-Dade
County has over 280,000 licensed rental apartment units. Reinhold P. Wolff Quarterly Housing
Report shows a vacancy rate of3.1% in November of2001, slightly higher than the 2.1% rate of
November of 2000. The vacancy rate has been declining steadily since 1991, but the decline
accelerated after August 1992; this is attributable to Hurricane Andrew. Rental apartments have
average rental rates of$817 per month for a one bedroom apartment and $1,016 per month for a two
bedroom apartment.
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The condominium apartment market experienced an all-time high inventory of 15,722 units in
October of 1986. The inventory has decreased to 6,392 units as of June of200 1. The high inventory
caused the average sale price of a new condominium unit to decline from $112,604 in 1982 to
$87,990 in 1987. However, the average sale price increased dramatically to $162,752 in 1991,
declining to $130,545 in 1994 but again dramatically increasing to $214,361 in 2000.
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The Miami-Dade County retail market contains approximately 52.5 million square feet in buildings
over 20,000 square feet. The major retail markets in Miami-Dade County include Hialeah, Coral
Gables/South Miami-Dade, Aventura and Kendall. Rental rates typically range from $15.00 to
$40.00 per square foot with an average rate of $18.80 per square foot. The overall Miami-Dade
County vacancy rate for 2001 was approximately 7.2%. The vacancy level is lowest in super
regional malls and highest in unanchored strip centers.
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Conclusions
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In the future, one of the principal growth areas for Miami-Dade County is expected to be the
international sector. Miami-Dade County, because of its geographic location and excellent
transportation facilities, is well-suited to attract both business individuals and tourists from Latin
America. It is already one of the principal shopping markets for Central and South Americans
visiting the United States and one ofthe principal export points for goods and services destined for
Latin America.
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A major consideration to future real estate development in Florida will be compliance with the
State's concurrency law mandated by the Growth Management Act. This law requires developers
to build sufficient infrastructure. Concurrency requires that basic facilities and services be in place
or the money to build the same be available before the construction of new development is granted
approval.
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The existence of major financial institutions, retail outlets, corporations and other business entities,
coupled with its geographic location, transportation systems and planned international trade centers
give Miami-Dade County an excellent opportunity for continued growth as an international center.
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NEIGHBORHOOD MAP
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NEIGHBORHOOD DATA
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The subject property is located in the city of Sunny Isles Beach, approximately 12 miles northeast
of the central business district of Miami.
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The subject may further be described as being located on the west side of Collins Avenue (State
Road AlA), 'Iz block north ofN.E. 180th Street.
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The Sunny Isles Beach is located on a barrier island in the northeast corner of Miami-Dade County.
The borders of the City of Sunny Isles Beach are Haulover Beach Park to the south, the Town of
Golden Beach to the north, the Atlantic Ocean on the east, and the Intracoastal Waterway to the west.
The borders of the subject neighborhood are the borders of the City of Sunny Isles Beach.
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Collins Avenue is the primary north/south traffic artery on barrier islands running north from Miami
Beach to Golden Beach. The majority of the commercial properties located in Sunny Isles Beach
front on Collins Avenue. Collins Avenue is connected to the mainland of Florida from Sunny Isles
Beach by the Sunny Isles Causeway at N.E. 163rd Street and the William Lehman Causeway at N.E.
192nd Street.
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The east side of Collins Avenue is primarily improved with older motel buildings constructed in the
1950s. In recent years some ofthese motels have been converted to condominiums and time-share
resorts or the sites redeveloped with high-rise condominium apartments. Sunny Isles Beach is a
tourist destination due to the beach environment. The west side of Collins A venue is improved with
retail stores, restaurants, rental car agencies, boat rentals, service stations, and convenience stores.
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During the I 960s and 1970s, several rental and condominium apartment buildings were constructed
in Sunny Isles Beach. The majority of the these buildings were developed on sites fronting on the
Intracoastal Waterway.
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The Arlen House East and West, located on the west side of Collins Avenue at approximately N.E.
158th Street, were constructed in 1966 and 1969. These rental apartments were converted in the
1970s to condominiums. Kings Point, another project constructed in the 1960s containing both
rental and condominium apartment buildings, is located just north of the Arlen House.
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Poinciana Island, located on the west side of Collins Avenue at N.E. I 60th Street,just north of Kings
Point, contains one hundred townhouse units and ninety condominium apartment units. This
development, which was constructed in the later 1970s, has sale prices ranging from $225,000 to
$400,000. All of the townhouses have waterway frontage.
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QUINLIVAN APPRAISAL
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Atlantic Island, located on the west side of Collins Avenue, at N.E. 163rd Street just north of
Poinciana Island, contains single-family residences. These residences range in age from new to fifty
years old, with a median age of thirty years. Sale prices of these residences range from $300,000
to $700,000.
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The area north of Sunny Isles Ocean Beach Boulevard, west of Collins Avenue, was developed in
the 1970s with a large number of condominium apartment buildings. The two largest developments
are Winston Towers (seven buildings) and Plaza ofthe Americas (four buildings). Recent sale prices
for units in these buildings generally range from $110,000 to $295,000.
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Several high-rise condominium apartment buildings were recently constructed on ocean front sites
in Sunny Isles Beach. The recently completed projects include Millennium (118 units), Ocean One
(346 units), Sands Pointe (212 units), Oceania Island (306 units) and Ocean Point (166 units). The
sale prices for condominium units generally range from $325,000 to over $1,000,000.
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Several high-rise condominium apartment buildings are proposed or under construction on ocean
front sites in Sunny Isles Beach. These projects include Trump International Beach Resort (372
units), Trump Palace (276 units), an unnamed Trump building (315 units), La Perla (350 units),
Aqualina (238 units), Oceania Island (306 units). The sale prices for condominium units generally
range from $200,000 to over $1,000,000.
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Single family neighborhoods are located in the northwest portion of Sunny Isles Beach. Golden
Shores Ocean Boulevard Estates is located west of Collins Avenue between N.E. 192nd Street and
N .E. 185th Street. Golden Shore Ocean Boulevard Estates is comprised of detached single family
houses on 7,500 square foot lots. The houses generally range in size from 1,200 to 2,000 square feet
and were constructed primarily in the 1950s. The sale prices for the houses in Golden Shores Ocean
Boulevard Estates range from $200,000 to $400,000.
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Golden Gate Estates is a luxury zero lot line project recently constructed on a site located on the west
side of Collins Avenue at the border of Golden Beach. The sale prices for the houses in Golden Gate
Estates range from $450,000 to $750,000.
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Golden Beach, a single-family residential community, is located just north of Sunny Isles Beach.
Many ofthe residences in Golden Beach front on either waterways or directly on the Atlantic Ocean.
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Haulover Beach Park, a Miami-Dade County Park, encompassing approximately a mile of beach
front along the Atlantic Ocean, is located just south of the Sunny Isles Beach. Haulover Park
contains facilities for boating, picnicing, swimming and fishing.
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The neighborhood has undergone a transition from a purely tourist oriented community to a
combination multifamily and tourist destination. The retail stores in the area seem to have a normal
vacancy rate. The commercial development has been oriented toward the permanent residents as
well as the tourists.
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QUINLIVAN APPRAISAL
19
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lr SITE MAP
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SITE DATA
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Dimensions and Shape:
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The site fronts for 100 feet on the west right-of-way line of Collins A venue and has a depth westerly
of 450 feet to the east right-of-way line of Atlantic Boulevard.
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Area:
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45,000 square feet
1.03 acres
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Source: Miami-Dade County Tax Roll
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Topography and Drainage:
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The site is level and approximately at street grade.
Flood Zone:
Map NQ 12025C0084 J
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"AE" Special flood hazard areas inundated by the 100-year flood; base flood elevation
seven feet.
Soil and Subsoil:
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The immediate area of the subject site appears to have no unusual soil or subsoil conditions. Unusual
conditions would be brought out by test borings.
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Utilities:
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Water:
Sewer:
Electricity:
Telephone:
Miami-Dade Water and Sewer Authority
Miami-Dade Water and Sewer Authority
Florida Power & Light Company
Southern Bell Telephone Company
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QUINLIVAN APPRAISAL
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Street Improvements:
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Collins Avenue is asphalt paved with a dedicated width of 100 feet. Collins Avenue has three
northbound lanes and three southbound lanes separated by a median.
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Atlantic Boulevard is asphalt paved with a dedicated width of 50 feet. Atlantic Boulevard has one
northbound lane and one southbound lane.
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ZONING
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Under Ordinance of the City of Sunny Isles Beach.
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Classification:
BU-l NEIGHBORHOOD BUSINESS DISTRICT
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The purpose of the district is to provide for retail and service convenience facilities which satisfy
the essential and frequent needs of the adjacent residential neighborhood.
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Permitted Uses include antique shops, apparel stores, art stores, banks, beauty parlors, bakery shops,
barber shops, bicycle shops, ice cream shops, drugstores, grocery stores, hardware stores, jewelry
stores, leather shops, newsstands, office buildings, paint stores, restaurants, schools, shoe stores,
sporting goods stores, tailor shops, tobacco shops, and variety stores.
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Development Standards
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Maximum Floor Area Ratio:
0.40, one story
0.51, two stories
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Maximum Building Height:
Two stories, not exceeding 35 feet
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Minimum Open Space:
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One Story:-
Up to 1 acre
1 + to 5 acres
5+ to 25 acres
More than 25 acres
Two Stories
18% of lot area
16% of lot area
14% of lot area
12% of lot area
Add 1.5% to each category
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Building Setbacks:
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Front
Side Street
Interior Side
20 feet
15 feet (25 feet if abuts RU or EU district)
o feet - 15 feet
20 feet from residential district
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Rear
o feet - 5 feet from business or industrial
district
20 feet from residential district
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Minimum Lot Frontage:
50 feet
75 feet for corner site, new sub.
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QUINLIVAN APPRAISAL
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Minimum Lot Area:
5,000 square feet
7,500 square feet for corner site, new sub.
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40%
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Minimum Offstreet Parking Spaces:
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Office
1 per 300 square feet
1 per 50 square feet of floor area for patron
use; 1 per 4 employees
1 per 300 square feet
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Commercial (Retail, Gas Station)
Restaurants
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HIGHEST AND BEST USE
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Fundamental to the concept of value is the theory of highest and best use. Land is valued as if vacant
and available for its highest and best use.
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The Appraisal Institute in The Appraisal of Real Estate, Eleventh Edition, defines highest and best
use as follows:
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The reasonably probable and legal use of vacant land or an improved property, which is physically
possible, appropriately supported, financially feasible, and results in the highest value.
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Land has limited value unless there is a present or anticipated use for it; the amount of value depends
on the nature of the land's anticipated use, according to the concept of surplus productivity. Among
all reasonable, alternative uses, the use that yields the highest present land value, after payments are
made for labor, capital, and coordination, is generally regarded as the highest and best use ofthe land
as though vacant.
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The highest and best use of a property as improved refers to the optimal use that could be made of
the property including all existing structures. The implication is that the existing improvement
should be renovated or retained as so long as it continues to contribute to the total market value of
the property, or until the return from a new improvement would more than offset the cost of
demolishing the existing building and constructing a new one.
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In estimating the highest and best use there are essentially four stages of analysis:
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Possible Use. What uses of the site being appraised are physically possible?
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Permissible Use (Legal) What uses are permitted by Zoning and Deed Restriction,
if any?
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Feasible Use. Which possible and permissible uses will produce a net return to the
owner of the site?
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Ma.ximallv Productive. Among feasible uses, which use will produce the highest
net return to the owner of the site?
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The highest and best use of the land (or site), if vacant and available for use, may be different from
the highest and best use of the improved property. This is true when the improvements are not an
appropriate use, but make a contribution to the total property value in excess of the value of the site.
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The following four point test is required in estimating the Highest and Best Use. The use must be
legal. The use must be probable, not speculative or conjectural. There must be a profitable demand
for such use and it must return to the land the highest net return for the longest period of time.
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QUINLIVAN APPRAISAL
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24
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These tests have been applied to the subject property. In arriving at the estimate of Highest and Best
Use, the subject site is analyzed as vacant and available for development and as improved.
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Possible Use
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The site has 100 feet of frontage on Collins Avenue and 100 feet of frontage on Atlantic Boulevard.
The site has a fairly narrow width and a long depth. Collins A venue is a primary traffic artery.
Atlantic Boulevard is a secondary street. Therefore, the site has adequate access and exposure.
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The site is rectangular, with sufficient street frontage and depth for adequate utility. All necessary
utility services are available along existing street right-of-ways. The site is filled to street grade and
does not appear to have any drainage or subsoil deficiencies.
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The site is 45,000 square feet in size which equates to 1.03 acres. The size and width of the site
would limit development to a single use.
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The physical characteristics of the subject site would not restrict any moderate scale use ofthe site.
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Permissible Use
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Permissible or legal uses are those uses which are permitted by zoning or deed restrictions. There
are presently no known private deed restrictions of record.
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The site is zoned for commercial use. The zoning of the site permits stores, restaurants, schools,
banks, and office buildings.
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According to the zoning regulations, the maximum density of the site is 22,950 square feet of
building area. The maximum building height is two stories.
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Feasible Use/Maximally Productive Use
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The physical characteristics and zoning ofthe subject property permit a wide range of potential uses.
The possible and permissible uses ofthe subject site include stores, offices, restaurants, schools and
banks.
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The site has a fairly narrow width related to its size, but has adequate access and exposure. The site
has 100 feet of frontage on Collins A venue. Collins Avenue is the major north/south traffic artery
in Sunny Isles Beach. The width of the site would probably limit its use to a single structure.
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Properties located on the west side of Collins Avenue in Sunny Isles Beach improved with shopping
centers, stores, restaurants, service stations, bank buildings, and offices.
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QUINLIVAN APPRAISAL
25
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Conclusion (As If Vacant)
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Based on a careful analysis ofthe physical characteristics and zoning ofthe site, the highest and best
use of the site as vacant is estimated to be for retail or commercial use, such as a retail building,
bank, office building or restaurant.
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Highest and Best Use as Improved
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The site is improved with a one-story masonry structure designed for auto rental agency use. The
building was constructed in 1962 and is presently in average condition. The property is currently
operated as a car rental agency. Access was not provided to the interior of the building. The floor
plan and condition ofthe interior ofthe building is assumed to be commensurate with similar type
properties. The adjusted size of the building is 1,377 square feet.
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As stated previously, the site area is 45,000 square feet. The indicated land-to-building ratio of the
property as improved is 32.7 to 1. The land-to-building ratio ofthe property is high for any type of
commercial property.
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The subject property as improved has a significantly higher land-to-building ratio than the typical
commercial properties in Miami-Dade County, Florida. A property with a high land-to-building
usually indicates that the property has excess site area. However, the location of the existing
building on the site would preclude the subdivision of the site to create a site that could function
independently ofthe site as improved. Therefore, property as improved has functional obsolescence
in the form of an under-utilization of the site.
Since the land-to-building ratio of the site is extremely high, the improvements are indicated to
contribute no value to the site.
Based on the above analysis, the existing building improvements are not considered to be the highest
and best use of the site. Consistent with the highest and best use conclusion would be the demolition
of the existing improvements and a redevelopment of the site.
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QUINLIVAN APPRAISAL
26
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QUINLIVAN APPRAISAL
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SCOPE OF THE APPRAISAL
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The value of a site can be estimated by various methods which include Direct Sales Comparison,
Allocation, Extraction, Development Approach, Land Residual or Ground Rent Capitalization.
However, the Direct Sales Comparison Approach is the most preferred and utilized technique when
sales of comparable sites are available. The other methodologies are indirect techniques which are
generally used when an area is primarily built-up and sales of comparable sites are scarce.
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The Direct Sales Comparison Method of valuing the subject site is relied on due to the availability
of recent land sales.
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In the Direct Sales Comparison Method, sales of similar recently sold sites with a similar highest and
best use as the subject site are analyzed, compared and adjusted by time, property characteristics and
location to indicate the Market Value of the subject site as though unimproved. The reliability of
this approach is dependent upon the availability of comparable sales data, the verification of the sales
data, the degree of comparability and the absence of non-typical conditions affecting the sale.
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A search for sales of sites in the general location of the subject site is conducted.
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Data related to the subject property was derived from various sources including but not limited to
the Miami-Dade County Property Appraiser's Office, Miami-Dade County plats as compiled by First
American Real Estate Solutions, Inc., FEMA flood zone maps, Land Development Regulations of
the City of Sunny Isles Beach and tax roll information provided by ISCNet.
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Comparable sale sources include First American Real Estate Solutions, Inc., on-line computer
services provided by ISCNet, Board of Realtor's Multiple Listing Services and Landata, Inc. Sales
prices are typically confirmed with a party to the transaction, i.e., buyer, seller, real estate agent or
attorney to the transaction.
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The sales all have similar zoning classification and highest and best use as the subject site. Several
other sales are considered, but are not included because there is too wide a difference in physical
factors, location and time.
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The subject site is improved with a building that is not the highest and best use of the site. The
existing improvements would be required to be demolished to redevelop the site to its highest and
best use. Therefore, the cost of the demolition of the existing improvements is deducted from the
final estimate of the subject property.
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QUINLIVAN APPRAISAL
27
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LAND VALUE
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A land value estimate is concluded by comparing the subject site to comparable land sales.
Generally, the comparable land sales are adjusted by time, property, and location to indicate the
Market Value of the subject site as though unimproved. This process is known as the Direct Sales
Comparison Method.
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The Direct Sales Comparison Method is a process of analyzing sales of similar recently sold land
parcels in order to derive an indication ofthe most probable sales price of the site being appraised.
The reliability of this approach is dependent upon the availability of comparable sales data, the
verification ofthe sales data, the degree of comparability and the absence of non-typical conditions
affecting the sale.
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The following pages contain sales of similar land sites which have recently sold. Several other sales
are considered, but are not included because there is too wide a difference in physical factors,
location and time.
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In comparing the sales to the subject, consideration is given to factors of time, location, property
characteristics, and terms and conditions of the sale. The sales are analyzed on a price paid per
square foot of land area.
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The commercial areas of Sunny Isles Beach is almost entirely developed; therefore, there are few
vacant sites and few sales. Because of the absence ofland sales in the immediate neighborhood of
the subject property, the appraisers searched in nearby competitive commercial areas.
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Sale 1 is located on the corner ofN .E. 29th Avenue and N.E. 188th Street in A ventura, approximately
1 Yz miles northwest of the subject. This 68,389 square foot site sold in June of2001 for $2,500,000
or $36.56 per square foot ofland area. The site is zoned for commercial use. The site is vacant and
at a grade suitable for development. The site is located adjacent the Loehmann's Plaza Shopping
Center, one of the major retail facilities in Aventura. A retail building is under construction on this
site.
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Sale 2 is located on Collins Avenue in Sunny Isles, adjacent to the south of the subject site. This
122,900 square foot site sold in November of200 1 for $2,400,000 or $19.51 per square foot ofland
area. The site is zoned for commercial use. The site has over 200 feet of frontage on Collins Avenue
and Altantic Boulevard. At the time of sale, the site was improved with a restaurant building. The
City of Sunny Isles Beach purchased the site for the construction of a city hall. The city will also
construct the shell of a restaurant building and lease the building back to the current tenant.
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Sale 3 is located on North Miami Beach Boulevard in North Miami Beach, approximately 1 Y4 miles
southwest ofthe subject. This 45,000 square foot site sold in November of200 1 for $1,400,000 or
$31.11 per square foot of land area. The site is zoned for commercial use. The zoning of the site
is similar to the zoning of subject site. The site was improved at the time of sale with a one-story
office building. The existing building has been demolished and a 52,000 square foot office building
is planned for the site. The site is located on the mainland, east of Sunny Isles Beach. The location
of the Sale 3 site is inferior to the location of the subject site.
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28
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Sale 4 is located on Miami Gardens Drive, east of Biscayne Boulevard in Aventura, approximately
1 % miles northwest of the subject. This 63,000 square foot site sold in December of 2001 for
$2,600,000 or $41.27 per square foot of land area. At the time of sale, the site was vacant. The site
was at a grade suitable for development at the date of sale. The site is zoned for commercial use.
The site is located adjacent to the Loehmann's Plaza Shopping Center and a major intersection on
Biscayne Boulevard.
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A detailed profile of each sale, a summary of the sales, a sales map and a value conclusion follow
herein.
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'-, DATE OF SALE:
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SALE PRICE:
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'I RECORDATION:
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FOLIO NUMBER:
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GRANTOR:
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LEGAL:
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LOCATION:
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Dimensions:
Size:
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LAND SALE 1
June 27,2001
$2,500,000
Special Warranty Deed
O. R. Book 19749, Page 3232
28-2203-052-0050
28-2203-052-0080
Hidden Bay Associates II
Gampel A ventura Properties
Tracts "P" & "S", MARINA DEL REY REVISED, Plat Book
144, Page 89 of Miami-Dade County, Florida.
18899 N.E. 29th Avenue
A ventura, Florida
Irregular
68,389 Square Feet
1.57 Acres
TC-l Town Center District
Retail building under construction
$36.56 per Square Foot
Conventional mortgage from Northern Trust Bank of
Florida of$I,875,000.
This site is located behind the Loehmann's Plaza Shopping
Center.
QUINLIVAN APPRAISAL
30
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LAND SALE 2
November 20,2001
$2,400,000
Personal Representative's Deed
O. R. Book 20046, Page 478
31-2211-005-0010
31-2211-005-0011
FredE. FCassner
City of Sunny Isles Beach
A portion of Parcel 1, Replat of Tract"'A" SUNNY ISLES
SHORES, Section "A", according to the Plat thereof
recorded in Plat Book 64, at Page 74 of the Public Records
of Miami-Dade County, Florida,
18050 Collins Avenue
Sunny Isles Beach, Florida
Irregular
122,900 Square Feet
2.82 Acres
BU-I Neighborhood Business District
Restaurant
$19.53 per Square Foot
Cash.
This site was improved at the time of sale with a one-story
restaurant building constructed in 1971. The restaurant
building will be demolished and a city hall building and
restaurant building are planned for the site. The restaurant
building will be leased to the current tenant of the existing
restaurant building.
QUINLIVAN APPRAISAL
31
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LAND SALE 3
November 29,2001
$1,400,000
Warranty Deed
O. R. Book 20062, Page 325
07-2215-001-0930
Marco Aurelio, Inc.
Office 163rd Ltd.
The East ~ of Lot 25 and the all of Lot 26, Block 4,
EASTERN SHORES, Plat Book 65, Page 28 of Miami-Dade
County, Florida.
3363 North Miami Beach Boulevard
North Miami, Florida
150 feet x 300 feet
45,000 Square Feet
1.03 Acres
B-1 Business District
Vacant
$31.11 per Square Foot
Purchase money mortgage of $800,000.
This site was improved at the time of sale with a one-story
office building.
QUINLIVAN APPRAISAL
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LAND SALE 4
December 20, 2001
$2,600,000
Special Warranty Deed
O. R. Book 20146, Page 2625
28-2203-059-0020
Henning/Trion Ventures
A ventura Development
Lot 2, Block 1, A VENTURA WALGREEN SUBDIVISION, as
recorded in Plat Book 157, Page 43, of the Public Records
of Miami-Dade County, Florida.
South side of Miami Gardens Drive, one block east of
Biscayne Boulevard,
A ventura, Florida
Irregular
63,000 Square Feet
1.45 Acres
B-2 Business
Vacant
$41.27 per Square Foot
Cash.
This site is located one block east of Biscayne Boulevard.
QUINLIVAN APPRAISAL
33
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363 North Miami Beach
oulevard
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ANALYSIS OF SALES
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The land sales range in unit price from $19.53 to $41.27 per square foot of land area. The sales
range in time from June of2001 to December of2001.
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Property Rights
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The fee simple interest is the property right of the subject property being valued. The comparable
sales involved the same type of property rights.
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Condition of Sale
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All of the sales were arm's-length transactions. An arm's-length transaction is defined as a
transaction freely arrived at in the open market unaffected by abnormal pressure or by the absence
of normal competitive negotiation as might be true in the case of a transaction between related
parties.
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Financing
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The following is a summary of the methods by which each sale was financed:
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Sale Number
Financing Methods
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Conventional loan from Northern Trust Bank of
$1,875,000.
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Cash.
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Purchase money mortgage of $800,000.
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Cash.
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The financing of the sales does not indicate any adjustments ofthe sale prices for favorablelbelow
market financing.
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Date of Sale (Market Conditions)
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The sales range in time from June of2001 to December of2001. An upward trend in price is evident
in this particular market area over this time period.
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Location
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Sale 3 is located in North Miami Beach. The location of Sale 3 is considered inferior to the location
of the subject. The unit price of Sale 3 requires an upward adjustment for location.
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The Sale 1 and 4 sites are located in Aventura. The locations ofthe Sale 1 and 4 sites are considered
better than the location of the subject. The unit prices of Sales 1 and 4 require downward
adjustments for location.
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QUINLIVAN APPRAISAL
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34
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The Sale 2 site is located adjacent to the subject. The location of the Sale 2 site is similar to the
location of the subject.
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Site Size
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The sales range in site size from 45,000 to 122,900 square feet. The subject site is 45,000 square feet
m SIze.
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The Sale 2 site, at 122,900 square feet, is significantly larger than the subject site. Sales oflarger
sites usually reflect a lower unit price. The unit price of Sale 2 requires an upward adjustment for
site size.
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Zoning
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The subject site is zoned for commercial usage. The sale sites are also zoned for commercial use.
No adjustments for zoning are considered necessary.
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Site Shape
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The subject site has only 100 feet of frontage on Collins Avenue and a depth of 450 feet. The sale
sites are all more functional in shape than the subject site. The unit prices of all of the sales require
downward adjustments for site shape.
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Conclusion
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The land sales range in unit price from $19.53 to $41.27 per square foot ofland area.
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The unit price of Sale 1, $36.56 per square foot, should be fairly indicative ofthe value ofthe subject
property. The unit price of Sale 1 requires an upward adjustment for increasing market conditions,
but downward adjustments for location and site shape.
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The unit price of Sale 2, $19.53 per square foot, should be a lower limit of value for the subject site.
The unit price of Sale 2 requires a downward adjustment for site shape, but upward adjustments for
land size and increasing market conditions.
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The unit price of Sale 3, $31.11 per square foot, should be a lower limit of value of the subject
property. The unit price of Sale 3 requires upward adjustments for increasing market conditions and
location, but a downward adjustment for site shape.
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The unit price of Sale 4, $41.27 per square foot, should indicate an upper limit of value ofthe subject
property. The unit price of Sale 4 requires an upward adjustment for increasing market conditions,
but downward adjustments for site shape and location.
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QUINLIVAN APPRAISAL
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Based on a careful analysis of the land sales, the subject property is estimated to have a value of
$35.00 per square foot ofland area.
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45,000 Square Feet x $35.00 per Square Feet
$1,575,000
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Deduction for Demolition
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The subject site is improved with a 1,377 square feet of building improvements. The existing
improvements are not considered to be the highest and best use of the site. In order to utilized the
site for its highest and best use, the existing improvements would have to be removed from the site.
The cost of demolishing the improvements is based on $3.00 per square foot of building area. This
estimate is from Section 66, Page 9 of the Marshall Valuation Manual. The total demolition cost is
estimated at $4,131 (1,377 Sq. Ft. x $3.00 per Sq. Ft.). The cost of demolition is deducted from
the land value estimate to indicate the market value of the property.
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Land Value Indication
LESS: Demolition Cost
$ 1,575,000
4.131
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Market Value Indication
$ 1,570,869
$ 1,570,000
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ASSUMPTIONS AND LIMITING CONDITIONS
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This Appraisal Report has been made with the following general assumptions:
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1. No responsibility is assumed for the legal description or for matters including legal or title
considerations. Title to the property is assumed to be good and marketable unless otherwise
stated.
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2. The property is appraised free and clear of any or all liens or encumbrances unless
otherwise stated.
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3. Responsible ownership and competent property management are assumed.
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4. The information furnished by others is believed to be reliable. However, no warranty is
given for its accuracy.
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5. All engineering is assumed to be correct. The plot plans and illustrative material in this
report are included only to assist the reader in visualizing the property.
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6. If no survey has been furnished to the appraisers, all measurements have been confirmed
either in the field, in the plat book or by other reliable sources and are presumed to be
accurate.
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7. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or
structures that render it more or less valuable. No responsibility is assumed for such
conditions or for arranging for engineering studies that may be required to discover them.
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8. It is assumed that there is full compliance with all applicable federal, state and local
environmental regulations and laws unless noncompliance is stated, defined and considered
in the Appraisal Report.
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9. It is assumed, unless a study has been provided otherwise, that no hazardous material such
as asbestos, urea formaldehyde or other toxic waste exists in the property. The existence
of a potentially hazardous material could have a significant effect on the value of the
property .
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QUINLIVAN APPRAISAL
"
37
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1 O. In reference to proposed construction, the real estate taxes and other expenses are estimated.
These amounts are not guaranteed.
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11. It is assumed in the valuation of the subject land site, unless a compliance letter has been
furnished to us, that the State of Florida Growth Management Act does not prevent the
issuance of a building permit.
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12. It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state or national government or
private entity or organization have been or can be obtained or renewed for any use on which
the value estimate contained in this report is based.
,~
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13. It is assumed that the utilization of the land and improvements is within the boundaries of
property lines of the property described and that there is no encroachment or trespass unless
noted in the report.
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This Appraisal Report has been made with the following general limiting conditions:
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1. The distribution, ifany, of the total valuation ofthis report between land and improvements
applies only under the stated program of utilization. The separate allocations for land and
buildings must not be used in conjunction with any other appraisal and are invalid if so
used.
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2. Possession of this report, or a copy thereof, does not carry with it the right of publication.
It may not be used for any purpose by any person other than the party to whom it is
addressed without the written consent of the appraisers, and in any event, only with proper
written qualification and only in its entirety.
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3. The appraisers herein by reason ofthis appraisal is not required to give further consultation,
testimony, or be in attendance in court with reference to the property in question unless
arrangements have been previously made.
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4. Neither all nor any part of the contents of this report (especially any conclusions as to
value, the identity of the appraisers, or the firm with which the appraisers are
tonnected) shall be disseminated to the public through advertising, public relations, news,
sales, or other media without the prior written consent and approval of the appraisers.
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QUINLIVAN APPRAISAL
38
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QUALIFICATIONS OF THE APPRAISER
J. MARK QUINLIVAN
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Experience:
Engaged in the field of real estate appraising since 1972. Associated with F. Robert Quinlivan, MAl,
from 1972 to 1985. Currently President of Quinlivan Appraisal, P .A., a Real Estate Appraising and
Consulting Firm, established in 1964.
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Graduate:
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University of Notre Dame
BBA - Bachelor of Business Administration (Major in Finance and Business Economics)
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University of Maryland
MBA - Master of Business Administration (Concentration in Finance)
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University of Miami Law School
JD - Juris Doctor (Concentration in Real Estate and Taxation)
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Florida International University
MSM - Master of Science in Management (Major in Real Estate)
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University of Miami
MALS - Master of Arts in Liberal Studies (Humanities)
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Professional Affiliations:
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Member of the Appraisal Institute (MAl N2 5791)
Member of the Florida Bar (N2 239992)
Real Estate Broker, State of Florida (NQ 0125264)
Certified General Appraiser, State of Florida, License NQ RZOOOOl12
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QUINLIVAN APPRAISAL
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39
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Oualified as an Expert Witness in the Following Courts:
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Miami-Dade, Broward, Palm Beach, and Monroe County Circuit Courts
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United States Bankruptcy Court
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United States District Court
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Other Activities:
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Appraiser Special Master (1978 - 1980),
Miami-Dade County Property Appraisal Adjustment Board
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Past President - Miami Chapter NQ 71,
Society of Real Estate Appraisers (1983 - 1984)
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Past President - South Florida Chapter NQ 24, Appraisal Institute (1988)
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Past Governing Councilor of the American Institute of Real Estate Appraisers (1990)
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Young Advisory Council of Society of Real Estate Appraisers (1979 and 1980)
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Editorial Review Board (1981 - 1991)
THE REAL ESTATE APPRAISER AND ANALYST published quarterly by the Society of Real
Estate Appraisers
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Recent Publications:
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"Non-Conforming Use Properties: The Concept of Positive Economic Obsolescence", The Appraisal
Journal, January 1981, Pages 45-51. (Arthur A. May Memorial Award 1982).
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QUINLIVAN APPRAISAL
40
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QUALIFICATIONS OF THE APPRAISER
THOMAS F. MAGENHEIMER
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Experience:
11/84 - Present
QUINLIVAN APPRAISAL, P.A.
5730 S.W. 74th Street
South Miami, Florida
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Education:
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University of Richmond, Richmond, Virginia
BA - Bachelor of Arts in History (1982)
,~
Professional Affiliations:
"
.~
Member of the Appraisal Institute (MAl No. 09166)
Real Estate Salesman - State of Florida - Certificate NQ 0344882
Certified General Appraiser, State of Florida, License NQ RZ0000553
Member Sigma Alpha Epsilon Fraternity
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Qualified as an Expert Witness in the Following Courts:
, "
Miami-Dade County Circuit Court
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Other Activities:
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Admissions Committee - South Florida-Caribbean Chapter of the Appraisal Institute - (1992 -
Present)
Newsletter Editor - South Florida-Caribbean Chapter of the Appraisal Institute - (1991 - 1995)
President - South Florida-Caribbean Chapter of the Appraisal Institute - (1996)
Board of Trustees - Palmer-Trinity School (1989 - 1993)
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QUINLIVAN APPRAISAL
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Quinlivan Appraisal has prepared Appraisal Reports for the following:
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Institutions and Corporations:
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American Savings of Florida
Archdiocese of Miami
Atlantic Security Bank
The Bank of Coral Gables
Banco Atlantico
Banco Industrial de Venezuela
Banco Santander International
Barnett Bank
Barry University
Ben Franklin Savings
Bessemer Trust Company
Capital Bank
Central Bank
Chevron Oil Company
Chase Manhattan Bank
Chase Federal Bank
Chemical Bank
Citibank
Citicorp Savings
City National Bank of Miami
Consolidated Bank
Coral Gables Federal Savings and Loan Association
County National Bank
Crown Life Insurance Company
Eagle National Bank
East Little Havana Development Corporation
Eastern National Bank
Equibank of Pittsburgh
Espirito Santo Bank
First Nationwide Bank
First Union Bank
Florida Power and Light Company
Hemisphere National Bank
Intercontinental Bank
International Bank of Miami, N.A.
Jefferson Bank
Jewish Home for the Aged, Inc.
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QUINLIVAN APPRAISAL
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Marine Midland Bank
McCaughan Mortgage Company, Inc.
McDonalds Corp.
Mega Bank
Miami-Dade Water and Sewer Authority
NationsBank
Northern Trust Bank of Florida
Ocean Bank
Pacific National Bank
Ready State Bank
Resolution Trust Corporation
Savings of America
Shell Oil Company
Skylake State Bank
SunTrust Bank
Swire Properties
Texaco
Terremark
Totalbank
Trade National Bank
Trust for Public Lands
UniBank
Universal National Bank
University of Miami
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Governmental Ae:encies:
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City of Coral Gables
City of Hialeah
City of Miami
City of Miami Beach
City of Miramar
City of North Miami Beach
Miami-Dade County Aviation Department
Miami-Dade County Department of Development & Facilities Management
Miami-Dade County HUD
Miami-Dade County Property Appraisal Adjustment Board
Miami-Dade County Public Schools
Miami-Dade County Public Works Department
Miami-Dade County Transportation Administration
Federal Deposit Insurance Corporation (FDIC)
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QUINLIVAN APPRAISAL
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Miami-Dade Water & Sewer Department
South Florida Water Management District
State of Florida, Department of Community Affairs
State of Florida, Department of Corrections
State of Florida, Department of Environmental Protection
State of Florida, Department of Insurance
State of Florida, Department of Rehabilitation and Liquidation
State of Florida, Department of Transportation
Town of Golden Beach
United States Army Corps of Engineers
United States Department of Commerce
United States Department of the Interior
United States General Services Administration
Village of Key Biscayne
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Law Firms:
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Cole, Davidson, Carter, Smith, Salter & Barkett, P.A.
Greenberg, Traurig, Hoffman, Lipoff, Rosen & Quentel, P.A.
Dubbin, Berkman, Bloom & Karan
Floyd, Pearson, Richman, Greer, Weil, Brumbaugh & Russomanno, P.A.
Shutts & Bowen
Kelley, Drye & Warren
Blackwell & Walker
Steel, Hector & Davis
Mershon, Sawyer, Johnston, Dunwody & Cole
Sullivan, Admire & Sullivan, P.A.
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Types of Properties Appraised:
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Single Family Residences
Apartment Buildings
Office Buildings
Retail Stores
Shopping Centers
Condominium Apartment Buildings
Golf Courses
Residential Subdivisions
Automobile Dealerships
Vacant Land
Hotel/Motels
Warehouses
Nursing Homes
Mobile Home Parks
Schools
Service Stations
Marinas
Wetlands
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QUINLIVAN APPRAISAL
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0dnv ts<Eo, City of Sunny Isles Beach CityCommission
David Samson,Mayor
o¢ am 17070 Collins Avenue, Suite 250 Norman S.Edeicup,Vice Mayor
1.3
Sunny Isles Beach,Florida 33160 Gem Goodman,Commissioner
Danny Iglesias,Commissioner
(305) 947-0606 City Hall Lila Kauffman,Commissioner
/p� 1305 949-3113 Fax
>• vco^' »` X305) 947-2150 Building Department Christopher1 Russo,City Manager
po'' Lynn M.Daoohebaer,Ciry Attorney
n. sun ^ (305) 947-5107 Fax Jane Hines,Acting City Clerk
MEMORANDUM
TO: The Honorable Mayor and City Commission
FROM: Christopher J. Russo, City Manager OR—
DATE: May 15,2003 l./L
RE: ACQUISITION OF PROPERTY AT 18080 COLLINS AVENUE
RECOMMENDATION
It is recommended that the City Commission adopt the attached resolution establishing the
necessity of acquiring the property located at 18080 Collins Avenue, through purchase or
condemnation.
REASONS
Currently, the Sunny Isles Beach City Hall is located in a shopping plaza, from which the City is
forced to provide essential services to residents. As this is a temporary office, the City purchased
the property at 18050 Collins Avenue to build a permanent City Hall/Government Center
Complex. This new government center will be the central operation center for all municipal
departments, including the police and public works departments.
However, due to the tremendous growth and the continuing high level of development within the
City (which has increased the need for municipal service) the City needs to acquire additional
property near the proposed City Hall site. The owners of the property adjacent to the City Hall
site were contacted in reference to acquiring the property through a sale. However, the owner
has rebuffed any attempts by the City to acquire the property.
ADDITIONAL INFORMATION
The availability of alternate sites, costs, plans, environmental and safety issues have been
considered by staff It has been determined that the City will not be able to maintain the level of
service that is consistent with its development unless the City acquires the property in question
and ownership of the property is vested in the City.
Agenda Item _
Rental Car-Emmen,Do,min Agenda Memo
Date
Christopher J. Russo
May 15, 2003
Page 2
The City has the authority to acquire the property through eminent domain, the right of a
government to take private property for public use by virtue of the superior dominion of the
sovereign power over all lands within its jurisdiction, pursuant to Chapters 73, and 74, Florida
Statutes (1999).
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-2 ff2
pW Y I f City Commission
F City of Sunny Isles Beach Dacia Samson,Mayor
�a 17070 Collins Avenue, Suite 250 Norman S.eaeleup,Vice Mayor
Sunny Isles Beach,Florida 33160 Gerry Goodman,Commissioner
Danny Iglesias,Commissioner
(305) 947-0606 City Hall Lila Kauffman,Commissioner
°�4 X305) 949-3113 Fax Christopher J.Russo,City Manager
,. Fl°P` X305) 947-2150 Building Department Lynn M.Dannhelsser,City Attorney
Of SUN t7a,s X305) 947-5107 Fax Jane Hines,Acting City Clerk
MEMORANDUM
TO: The Honorable Mayor and City Commission
FROM: Christopher J. Russo,City Manager /'1�
DATE: May 15, 2003 1..�
RE: ACQUISITION OF PROPERTY AT 18080 COLLINS AVENUE
RECOMMENDATION
It is recommended that the City Commission adopt the attached resolution establishing the
necessity of acquiring the property located at 18080 Collins Avenue, through purchase or
condemnation.
REASONS
Currently, the Sunny Isles Beach City Hall is located in a shopping plaza, from which the City is
forced to provide essential services to residents. As this is a temporary office, the City purchased
the property at 18050 Collins Avenue to build a permanent City Hall/Govemment Center
Complex. This new government center will be the central operation center for all municipal
departments, including the police and public works departments.
However, due to the tremendous growth and the continuing high level of development within the
City (which has increased the need for municipal service) the City needs to acquire additional
property near the proposed City Hall site. The owners of the property adjacent to the City Hall
site were contacted in reference to acquiring the property through a sale. However, the owner
has rebuffed any attempts by the City to acquire the property.
ADDITIONAL INFORMATION
The availability of alternate sites, costs, plans, environmental and safety issues have been
considered by staff. It has been determined that the City will not be able to maintain the level of
service that is consistent with its development unless the City acquires the property in question
and ownership of the property is vested in the City.
Agenda Item
Rcncal Car-Eminent Domain Agenda Memn
Date
Christopher J. Russo
May 15,2003
Page 2
The City has the authority to acquire the property through eminent domain, the right of a
government to take private property for public use by virtue of the superior dominion of the
sovereign power over all lands within its jurisdiction, pursuant to Chapters 73, and 74, Florida
Statutes (1999).
CJR/pw