RESOLUTION 92-20455 •
,
RESOLUTION NO. 92-20455
A RESOLUTION OF THE CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, APPROVING THE
AWARD OF PROFESSIONAL APPRAISAL SERVICES TO
APPRAISAL FIRST, INC. , AND COLE AND KERESTES,
INC. , M.A. I. , APPRAISERS, FOR THE PROPERTIES
NEEDED IN BLOCK 15, OCEAN BEACH ADDITION NO.
2, COMMONLY KNOWN AS THE PROPOSED MUNICIPAL
PARKING FACILITY AT COLLINS AVENUE AND 11TH
STREET, MIAMI BEACH, FLORIDA
BE IT RESOLVED by the City Commission of the City of Miami Beach,
Florida;
WHEREAS, Lot 12 , the North 1 Foot of Lot 11, Lot 15 and 16,
Easterly 26 Feet of Lot 16, Block 15, Ocean Beach Addition No. 2 , Plat Book
2 , Page 56, has been identified as a suitable site for a proposed municipal
parking facility; and
WHEREAS, Professional Appraisal Services have been solicited and
received; and
WHEREAS, Appraisal First, Inc. ' s, fee for Professional Services
will be $4 , 000 . 00; and
WHEREAS, Cole and Kerestes, Inc. ' s, fee is $7 , 500. 00, for a total
combined fee for Professional Appraisal Services on this project in the
amount of $11, 500 . 00; and
WHEREAS, Funding for this appraisal assignment is available in the
Parking Impact Fee Account for this District.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, as follows:
1. The recommendation of the City Administration that Appraisal
First, Inc. , (M.A. I . ) , and Cole and Kerestes, Inc. , (M.A. I . ) , be awarded
Professional Appraisal Service Contracts for the properties needed in Block
15, Ocean Beach Addition No. 2 , Plat Book 2 , Page 56 at the proposed
Municipal Parking Facility on Collins Avenue and 11th Street, Miami Beach,
Florida, is hereby accepted and approved.
2 . Funds in the amount of $11, 500. 00 will be appropriated from
the Parking Impact Fee Account for this District and placed into a Work Order
for this appraisal assignment.
PASSED and ADOPTED this 19th day of February, 1992 .
11
MAYOR
Attest by:
"‘-d\A-
City Clerk
Approved as to Form:
Legal Department
Date
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CITY OF MI EBEACH
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CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH FLORIDA 33139
OFFICE OF THE CITY MANAGER TELEPHONE: (305) 673-7010
FAX: (305) 6737782
COMMISSION MEMORANDUM NO. 79..f020
February 19, 1992
DATE:
TO: Mayor Seymour Gelber and
Members of the City Commission
FROM: Carla Bernabei Talarico
City Manager
APPROVAL OF APPRAISAL ASSIGNMENT TO APPRAISAL FIRST, INC. ,
SUBJECT: AND COLE AND KERESTES, INC. , M.A.I. , APPRAISERS, FOR THE
PROPERTIES NEEDED FOR THE PROPOSED MUNICIPAL PARKING
FACILITY AT COLLINS AVENUE AND 11TH STREET, MIAMI BEACH,
FLORIDA
The City of Miami Beach has solicited and received Professional
Appraisal Proposals for the purpose of determining the Fair Market
Value of several parcels of land in Miami Beach, for a proposed
municipal parking facility. The appraisal assignment will be to
appraise the following properties:
1) 1027 Collins Avenue - (Vacant Land) , Lot 12 , North 1 Foot
of Lot 11, Block 15, Ocean Beach Addition No. 2 , Plat Book
No. 2 , Page 56.
2) 1051 Collins Avenue - (Building and Land) , Lot 15, Block
15, Ocean Beach Addition No. 2 , Plat Book 2 , Page 56.
3) 1059 Collins Avenue - (Building and Land) , Lot 16, Block
15, Ocean Beach Addition No. 2 , Plat Book No. 2 , Page 56 .
4) 124 11th Street - (Building and Land) , Easterly 26 Feet of
Lot 16, Block 15, Ocean Beach Addition No. 2 , Plat Book No.
2 , Page 56.
The appraisal assignment will be completed as one volume, and the
total combined fee for Professional Appraisal Services on the above-
referenced assignment will be Appraisal First, Inc. , $4 , 000. 00 and
Cole and Kerestes, Inc. , $7 , 500. 00, for a total combined fee for
Professional Appraisal Services on the above-referenced assignment in
the amount of $11, 500. 00.
Funding for this appraisal assignment is available in the Parking
Impact Fee Account for this District. Funds in the amount of
$11, 500 . 00 shall be appropriated from the Parking Impact Fee Account
and placed into a Work Order for the purposes set forth above.
ADMINISTRATION RECOMMENDATION:
The City Administration recommends that the City Commission approve
the award for Professional Appraisal Services to Appraisal First,
Inc. , and Cole and Kerestes, Inc. , M.A. I . , Appraisers for the
properties needed for the proposed municipal parking facility at
Collins Avenue and 11th Street, Miami Beach, Florida. Further, funds
in the amount of $11, 500 . 00 shall be appropriated from the Parking
Impact Fee Account into a Work Order for these appraisal services.
CBT:WHH: blb
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Appraisal Responses for the Purpose of Determining the Fair Market value of
Four Parcels on 11th Street and Collins Avenue, Miami Beach, Florida
Appraiser Commitment Time Hourly Rate Proposal Fee
In the event of Litigation
1) Appraisal First, Inc. 2/3 wks. after authorization $150. 00 per hr. $4, 000. 00
(Earle A. Giddens) ($600. 00 per day)
2) Sol Z. Bennett previous commitments
3) E. Roger Budny 45 days after authorization $9, 500. 00
(Budny and Heath, Inc. )
4) Stephen M. Cantwell No Response
(Investors Research Assoc. )
5) Cole & Kerestes, Inc. 30/45 days after authorization $7, 500. 00
(The McCune Company) (#1, $1, 000; 2 , $2 , 500;
#3 , $2 , 500; #4 , $1, 500)
6) Howard J. Delahanty No Response
7) Charles V. Failla 5 wks. after authorization* $9, 000. 00
8) Dixon & Friedman, Inc. Scheduling Constraints*
9) .Hedg-Peth & Gallaher, Inc. 4 wks. after authorization $9, 000. 00/$10, 000. 00
10) Matthew W. Perry 45 days after authorization $9, 500. 00
11) Property Consultants, Inc No Response
(Edward M. Waronker)
12) J. Mark Quinlivan 4 wks. after authorization $125. 00 per hr. $8, 500. 00
13) Bruce C. Roe and No Response
Jeannette Westberry
(Roe, Westberry and Assoc. )
14) Shaw & Shaw, Inc. No Response
15) Slack & Company, Inc. No Response
16) Waronker and Associates, Inc. 6 wks. after authorization $150. 00 per hr. $8, 500. 00
(Lee H. Waronker, Pres. ) (daily rate $1, 200)
* NOTE: Late Submittal
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Appraisa1First,ic. nuary 22, 19 9 2 ..7.� Ni �:,.M
Florida's Appraisal Company n
-0Ms. Carla Bernabei Talarico r 1
City Manager re?
City of Miami Beach ( w
1700 Convention Center Drive
Miami Beach, Florida 33139
MIAMI
8390 N.W.53rd Si,Ste.201
Miami,FL 33166 Re: 1) 1027 Collins Avenue (Vacant Land)
Phone:(30:5)470-2100
Commercial:(305)470-2107 2) 1051 Collins Avenue (Building & Land)
3) 1059 Collins Avenue (Building and Land)
FORT LAUDERDALE/ 4) 124 11th Street (Building and Land)
WEST PALM BEACH
1500 N.W.62 St.,Ste.205
Fort Lauderdale,FL 33309 Dear Ms. T a l a r i c o:
Fart Lauderdale:(305)772-6307
West Palm Beach(407)684-6523
Please be advised that I am available to perform the
°, M DO Ctr.p�ry.,Ste.0 required appraisals of the above referenced properties.
Maitland,FL 32751
Phone:(407)660,2553
Commercial:(407)660-8011 I will furnish four copies of the complete narrative
appraisal within two to three weeks of your notice to
TAMPA/CLEARWATER proceed. The report will contain all of the data and
18850 U.S.Hwy.19 N.,Ste.525 analysis utilized in making the value estimate and will
Clearwater,FL 34624
Tampa:(813)876-6158 be made according to the Standards of Practice and Code
caearwatar:(813)530-9793 of Ethics of the Appraisal Institute and theuide '
g lines
according to USPAP and FIRREA.
FORT MYERS
38-1 Barkley Circle
Fort Myers,813)9 33907
-446 I will also be available for expert testimonyat the
Phone:(813)939-4462
Commercial:(813)939-7848 rate of $15 0 perper hour or $600day. The report fee
Naples:(813)597-7829
will be $4, 000 payable upon completion and delivery of
SARASOTA the report.
240 N.Washington Blvd.,Ste.600
Sarasot34236
Phone:(813) Thank you verymuch for the opportunityof servingthe
Phare:(813)366-1329 � �
Commercial:(813)953-2939 City of Miami Beach.
MELBOURNE
1803 North Wickham Road,Ste.15 Respectfully submitted,
Melbourne,FL 32935
Phone:(407)254-1547 �•
Commercial:(407)254-1547
Ear e A. Giddens, SREA, MAI
Lkensed Real Estate Brokers State Certified General Real
Estate Appraiser, No. 0000036
EAG/i a
I herebyauthorize •
you to proceed with the appraisal.
Signature Date
COLE & KERESTES , INC.
APPRAISERS AND COUNSELORS
MEMBER OF VALUATION NETWORK, INC.
A NATIONWIDE CONSORTIUM OF APPRAISAL AND COUNSELING FIRMS
CARLTON W. COLE, MAI,CRE 238 PALERMO AVENUE
BRUCE S. KERESTES CORAL GABLES, FLORIDA 33134
PHILLIP G. FOCAReCCI 'January 28, 19 9 2
TELEPHONES
GEORGE F. COLLINS
(305) 443-2521
(305) 447-9099
Mr. William H. Harrison
Executive Assistant to the City Manager
Office of the City Manager
City of Miami Beach
1700 Convention Center Drive
Miami Beach, Florida 33139
Re: 1027, 1051 & 1059 Collins Avenue, and 124 11th Street, Miami Beach
Dear Mr. Harrison :
This is in response to a letter from Ms. Carla Bernabei Talarico, dated
'January 15 , 1992, requesting a proposal for appraisal services to be
performed for the City of Miami Beach regarding four parcels of land
referenced above and legally described as follows :
Parcel No. 1 : 1027 Collins .Avenue
Lot 12 and the North 1 foot of Lot 11, Block 15, OCEAN
BEACH ADDITION N O. 2, according to the plat thereof
recorded in Plat Book 2 at Page 56 of the Public Records of
Dade County, Florida.
Parcel No. 2. 1051 Collins Avenue
Lot 15, Block 15, OCEAN BEACH ADDITION NO. 2, accord-
ing to the plat thereof recorded in Plat Book 2 at Page 56
of the Public Records of Dade County , Florida.
Parcel No. 3 : 1059 Collins Avenue
Lot 16 less the Easterly 26 feet, Block 15, OCEAN BEACH
ADDITION NO. 2 , according to the plat thereof recorded in
Plat Book 2 at Page 56 of the Public Records of Dade County,
Florida.
INDIVIDUALS HOLD DESIGNATIONS IN AMERICAN INSTITUTE OF REAL ESTATE APPF:AISERS(M Al)AND AMERICAN SOCIETY OF REAL ESTATE COUNSELORS (C R E)
•
_ 15
•
Mr. William H. Harrison
'January 28, 1992
Page 2
Parcel No. 4: 124 11th Street
The Easterly 26 feet of Lot 16, Block 15, OCEAN BEACH
ADDITION N O. 2, according to the plat thereof recorded in
Plat Book 2 at Page 56 of the Public Records of Dade County,
Flo rid a.
We are available to make the appraisal, could initiate work upon receipt
of written authorization from you , and estimate the time required to
complete the appraisal and submit the report at 30 to 45 days from re-
ceipt of written authorization to proceed.
We would furnish four copies of the completed bound narrative report
on the property, setting forth our estimate of market value based on
the limitations of zoning and use.
We would furnish a signed Certificate of Appraisal for each parcel.
An employee of Cole & Kerestes, Inc. would be prepared to give expert
testimony on the appraisal if deemed necessary by the City of Miami
Beach.
Based on our appraising the four parcels at one time and including the
four parcel appraisals in one volume, our fee for the work described
above would be a total of $7,500.00, which could be allocated $1,000.00
for Parcel No . 1 , $2 ,500.00 for Parcel No. 2 , $2 ,500.00 for Parcel
No. 3, and $1 ,500.00 for Parcel No. 4. The fee would be payable at
the time the appraisal report is complete and ready to be transmitted.
The purpose of the appraisal would be to estimate the market value of
each parcel, owned in fee simple , as of a current date, subject to
definitions, assumptions and limiting conditions, provisions of our
Certificate of Appraisal, and the like, summarized in this letter and to
be included in our appraisal report.
Certain information about the property would be helpful in connection
with the appraisal, if it is available.
1. Verification of the above legal descriptions for the property.
2. Survey , building plans, and other information about the buildings
or property.
3. Detailed history of income and expense for the property, for the
past five years , and copies of any leases affecting the property.
4. Information regarding any sales or listings of the property within
the past five years.
5. Information regarding any financing on the property, including
term, payments , interest rate, and the like.
x.
Si.— 16
Mr. William H. Harrison
>TJanuary 28, 1992
Page 3
6. Information regarding any known hidden, unapparent or apparent
conditions of the property site, subsoil, or structures which
would render the property more or less valuable.
7. Information regarding any known presence or absence of urea-
formaldehyde foam insulation, asbestos insulation, lead-based
paints, or any other hazardous materials.
8. Environmental study of the property and information, if available,
regarding the presence or absence of any hazardous materials.
9. Information regarding any known lack of compliance with applic-
able federal, state, and local environmental regulations and laws;
applicable zoning , building and use regulations, and restrictions
of all types; and all required licenses, consents, permits , or
other legislative or administrative authority from local, state,
federal, or private entity or organization for the uses to which
the properties have been put.
10. Names and addresses of property owners.
11. Access to the property for inspection.
The appraisal would be subject to the following assumptions and limiting
conditions :
1. Care has been taken to obtain accurate legal descriptions, dimen-
sions , and other information from reliable sources, but the authors
cannot guarantee or be responsible for the accuracy of this
information.
2. No responsibility is assumed for matters of a legal nature which
affect the property; for example, title defects, encroachments,
liens, overlapping boundaries, and the like, nor for matters of
survey.
3. No investigation of title to the property has been made, title to
the property is assumed to be good and merchantable , and no
opinion of title is rendered herewith. The premises are assumed
to be free and clear of all deeds of trust, mortgages, use restric-
tions and reservations, easements, cases or actions pending , tax
liens, bonded indebtedness, and any other liens or encumbrances,
unless otherwise specified in the appraisal report.
4. The description of the physical condition of the land and improve-
ments appraised herein was based on observation or other avail-
able information.
Mr. William H. Harrison
'January 28, 1992
Page 4
Even though the land or the soil in the area may appear firm,
subsidence in the area may not be known from our physical in-
spection and we do not warrant against this condition or the oc-
currence of problems arising from soil conditions.
The appraisal has also been based on there being no other hid-
den, unapparent, or apparent conditions of the property site,
subsoil, or structures which would render the property more or
less valuable. No responsibility is assumed for any such con di-
tions or for any expertise or engineering required to discover
them.
No liability is assumed for the soundness of structural members or
other aspects of condition or design.
All mechanical components are assumed to be in operable condition
and status standard for properties of the subject type. Conditions
of heating , cooling, ventilation, electrical and plumbing equipment
will be considered to be commensurate with the condition of the
balance of the improvements unless otherwise stated.
5. No judgment has been made as to the adequacy of insulation , type
of insulation, or energy efficiency of the improvements or equip-
ment.
6. We have no knowledge concerning the presence or absence of
hazardous materials that would affect the site. We have no knowl-
edge concerning the presence or absence of urea-formaldehyde
foam insulation , asbestos, PCB's, lead-based paints, or any other
hazardous materials that would affect improvements on the prop-
erty, unless otherwise noted in the appraisal report . If such
materials are present, the value of the property may be adversely
affected.
7. Furnishings and equipment, or business operations, except as
specifically indicated and typically considered as a part of real
property , have been disregarded, with only the real property
being considered in the value estimate.
8. The appraisal has been based on the premise that there has been
full compliance with all applicable federal, state, and local environ-
mental regulations and laws, unless otherwise stated in the report;
that all applicable zoning , building and use regulations, and re-
strictions
e-
strictions of all types have been complied with, unless otherwise
stated in the report; and that all required licenses, consents,
permits, or other legislative or administrative authority from
local, state , federal, or private entity or organization have been
or can be obtained or renewed for any use considered in the
value estimate.
18
•
•
Mr. William H. Harrison
TJanuary 28, 1992
Page 5
9. The sketches and maps in the report are included to assist the
reader in visualizing the property and are not necessarily to
scale. Photographs are included for the same purpose and are not
intended to represent the property in other than actual status as
of the date of the photographs. Site plans are not surveys unless
shown from a separate surveyor.
10. This appraisal report in no way obligates the appraiser to re-
appraise the property in the future, because of a change in the
date of appraisal, one or more changes in improvements, or for
any other reason.
11. By reason of this report alone, the appraiser shall not be re-
quired by the client to give testimony or attend any hearings on
the property in question. If the appraiser is so required, the
client agrees to compensate the appraiser for all time and expense
involved at his regular basis for such professional services.
12. Use of this report is restricted and the report may not be used
in connection with a real estate syndication or in connection with
property which has been syndicated.
13. The report and data investigated, except that furnished by the
client, remains the sole property of our firm.
14. Loss or removal of any portion of this report invalidates the
entire report.
15. Other assumptions and limiting conditions may be specified else-
where in the report.
16. The company's or appraiser's liability for errors or omissions
which would have materially affected the value conclusion on the
date of valuation is limited to the fee actually collected for the
report. Moreover, the company's or appraiser's responsibility does
not extend to a third party under any circumstances and the
client agrees to indemnify the appraiser for damages to any third
party.
17. One signatory of the appraisal report is an MAI member of the
Appraisal Institute . The Bylaws and Regulations of the Institute
require each member to control the use and distribution of each
appraisal report he signs . Therefore, you might not distribute
copies of this appraisal report, either in part or in its entirety,
without the prior written consent of the signatory of this ap-
praisal report and, in any event, only in its entirety.
Mr. William H. Harrison
'January 28, 1992
Page 6
Further, neither all nor any part of the contents of this report
shall be disseminated to the general public by the use of advertis-
ing media, public relations media, news media, sales media, or
any other media for public communication without the prior writ-
ten consent of the signatory of this appraisal report.
The appraisal report would contain a Certificate of Appraisal stating
that we certify that, to the best of our knowledge and belief:
1. The statements of fact contained in this report are true and cor-
rect.
or-
rect.
2. The reported analyses, opinions, and conclusions are limited only
by the reported assumptions and limiting conditions , and are our
personal and unbiased professional analyses, opinions, and con-
clusions.
3. 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.
4. Our compensation is not contingent on an action or event re-
sulting from the analyses, opinions, or conclusions in, or the use
of, this report.
5. Our analyses, opinions, and conclusions were developed, and this
report has been prepared, in conformity with the requirements of
the Code of Professional Ethics and Standards of Professional
Practice of the Appraisal Institute.
6. The use of this report is subject to the requirements of the
Appraisal Institute relating to review by its duly authorized
representatives.
7. Carlton W . Cole, M Al, CRE, has completed the requirements of
the continuing education program of the Appraisal Institute.
8. Carlton W . Cole, MAI, C RE, and Bruce S. Kerestes are Florida
state Certified 'General Appraisers and hold licenses numbered RZ
0000201 and RZ 0001248, respectively.
If you want us to proceed with the appraisal or if you have further
questions, please let us know .
Yours sincerely,
COLE & KERESTES, INC.
Oct,Lk.--A
Carlton W. Cole, President
�1r�11�S.1Vt�1
1111.1.
RESU,3uT:cON NO. (J2-2O455
Approcing the away d of professional
appraisal servic,:s to Appraisal First,
Inc. , and Cole and Kerestes, Inc. , M.A.I. ,
Appraisers, for th properties needed in
Block 15, Ocean Beach Addition No.
commonly known as the proposed Municipal
Parking Facility at Collins Avenue and
ilth Street, Miami Beach, Florida.