Agenda 10/27/2020 Item #16C 8 (Sale & Purchase Agreement)16.C.8
10/27/2020
EXECUTIVE SUMMARY
Recommendation to approve an Agreement for Sale and Purchase for the Solid and Hazardous
Waste Management Division to acquire 2.5 acres that adjoin County owned lands intended for its
Resource Recovery Business Park ("RRBP") development. The total cost for this transaction will
not exceed $47,000 (Project 59012).
OBJECTIVE: To acquire additional lands to expand the County's intended RRBP development.
CONSIDERATIONS: On May 26, 2020, Agenda Item 11G, the Board adopted Resolution 2020-87
which authorizes staff to negotiate the acquisition by gift, purchase, or condemnation, of the three
remaining parcels located in or adjacent to the RRBP for an amount not -to -exceed 25% of their appraised
value as determined by an independent appraisal company. These lands are required for the future
development of essential government services.
Accordingly, after contact from Real Property Management, Elaine Jones, owner of 2.5 acres of
unimproved land (Folio # 00291040002), agreed to sell her property per the terms and conditions of the
attached Agreement for Sale and Purchase. An appraisal performed by Carroll & Carroll determined a
market value of $31,500. The County offered the appraised value and received an initial counteroffer of
$70,000. After negotiating with the owner, the owner agreed to a selling price of $45,000. The property
was not actively being marketed for sale and the owner intended to continue to hold it for future
investment value. In that regard, the negotiated amount reflects the owner's lack of motivation to sell and
considers that the cost to pursue Condemnation would exceed the negotiated amount.
The Agreement for Sale and Purchase has been reviewed and approved by the County Attorney's Office,
the Solid and Hazardous Waste Management Division, and the Seller. As required by the Seller, the
inspection period has been reduced from 90 days to 60 days, the closing date has been reduced from 120
days to 90 days, and paragraph 11.023, which holds the Purchaser harmless relative to any environmental
contamination on the site (survives closing), has been deleted from the County's standard form
Agreement. To mitigate any risk to the County, in addition to various other evaluations to be performed
during the Due Diligence Period, the County will perform an environmental assessment to determine the
environmental condition of the Property.
The appraisal report with a location map is attached for reference.
FISCAL IMPACT: The total cost of the acquisition should not exceed $47,000 ($45,000 for the
purchase price and $2,000 for a title commitment, title policy, closing costs and recording of the
documents). The source of funding is the Solid Waste Capital Projects Fund (474) Project 59012.
LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires a majority
vote for Board approval. - JAB
GROWTH MANAGEMENT IMPACT: This transaction is consistent with the County's Growth
Management Plan, specifically the Solid Waste Sub -Element.
RECOMMENDATION:
1. Approve the attached Agreement for Sale and Purchase.
2. Authorize the Chairman to execute the Agreement and any additional closing documents, and
accept the Warranty Deed, once approved by the County Attorney's Office.
3. Authorize staff to prepare related vouchers and warrants for payment.
Packet Pg. 1056
10/27/2020
16.C.8
4. Direct the County Manager or his designee to proceed to acquire the Property and to follow all
appropriate closing procedures, to acquire and obtain clear title to the Property, and to record any
and all necessary documents (once approved by the County Attorney's Office) in the Public
Records of Collier County, Florida.
Prepared By: Jay Malamphy, Property Acquisition Specialist, Facilities Management Division
ATTACHMENT(S)
1. PSA - signed (PDF)
2. [Linked] Appraisal - bazar (PDF)
3. Location Map (PDF)
Packet Pg. 1057
16.C.8
10/27/2020
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.C.8
Doe ID: 13860
Item Summary: Recommendation to approve an Agreement for Sale and Purchase for the Solid
and Hazardous Waste Management Division to acquire 2.5 acres that adjoin County owned lands
intended for its Resource Recovery Business Park ("RRBP") development. The total cost for this
transaction will not exceed $47,000 (Project 59012).
Meeting Date: 10/27/2020
Prepared by:
Title: — Facilities Management
Name: Jay Malamphy
10/07/2020 2:26 PM
Submitted by:
Title: Director - Facilities Management — Facilities Management
Name: Damon Grant
10/07/2020 2:26 PM
Approved By:
Review:
Facilities Management
Drew Cody
Additional Reviewer
Public Utilities Operations Support
Joseph Bellone
Additional Reviewer
Facilities Management
Damon Grant
Director - Facilities
Public Utilities Department
Dan Rodriguez
Additional Reviewer
Public Utilities Department
Drew Cody
Level 1 Division Reviewer
Public Utilities Department
George Yilmaz
Level 2 Division Administrator Review
Solid and Hazardous Waste
Kari Hodgson
Additional Reviewer
County Attorney's Office
Jennifer Belpedio
Level 2 Attorney of Record Review
Office of Management and Budget
Laura Wells
Level 3 OMB Gatekeeper Review
Office of Management and Budget
Laura Zautcke
Additional Reviewer
County Attorney's Office
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
County Manager's Office
Nick Casalanguida
Level 4 County Manager Review
Board of County Commissioners
MaryJo Brock
Meeting Pending
Skipped 10/07/2020 3:16 PM
Completed 10/07/2020 3:32 PM
Completed 10/07/2020 3:56 PM
Completed 10/07/2020 4:15 PM
Completed 10/07/2020 5:00 PM
Completed 10/09/2020 1:28 PM
Completed 10/11/2020 9:06 PM
Completed 10/15/2020 10:53 AM
Completed 10/15/2020 11:24 AM
Completed 10/16/2020 11:12 AM
Completed 10/16/2020 11:38 AM
Completed 10/19/2020 2:42 PM
10/27/2020 9:00 AM
Packet Pg. 1058
16.C.8.a
Project: Landfill Optimization
Folio: 00291040002
AGREEMENT FOR SALE AND PURCHASE
THIS AGREEMENT is made and entered into by and between Elaine B Jones, formerly
known as Elaine R. Bazar, whose mailing address is 2581 81' Street NW, Naples, FL 34120,
hereinafter referred to as ("Seller"), and Collier County, a political subdivision of the State of
Florida, whose mailing address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112
(hereinafter referred to as "Purchaser").
WiTNESSETH
WHEREAS, Seller is the owner of that certain parcel of real property. located in Collier County,
State of Florida, and being more particularly described in Exhibit "A" (hereinafter referred to as
the "Property"), attached hereto and made a part hereof by reference.
WHEREAS, Purchaser is desirous of purchasing the Property. subject to the conditions and
other agreements hereinafter set forth, and Seller is agreeable to such sale and to such
conditions and agreements.
NOW, THEREFORE, and for and in consideration of the premises and the respective
undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the
receipt and sufficiency of which is hereby acknowledged, it is agreed as follows:
AGREEMENT
1.01 In consideration of the purchase price and upon the terms and conditions hereinafter
set forth, Seller shall sell to Purchaser and Purchaser shall purchase from Seller the
Property, described in Exhibit "A".
iI. PAYMENT OF PURCHASE PRICE
2.01 The purchase price (the "Purchase Price") for the Property shall be Forty -Five
Thousand Dollars ($45,000) (U.S. Currency) payable at time of closing.
Ili. CLOSING
3.01 The Closing (THE "CLOSING DATE", "DATE_ Q CLO ING", OR " LOS3 G") of the
transaction shall be held on or before on y c a s- following
execution of this Agreement by the Purchaser, unless extended by mutual written
agreement of the parties hereto. The Closing shall be held at the Collier County
Attorney's Office, Administration Building, 3299 Tamiami Trail East. Suite 800, Naples,
Florida. The procedure to be followed by the parties in connection with the Closing shall
be as follows:
Packet Pg. 1059
16.C.8.a
3.011 Seller shall convey a marketable title free of any liens, encumbrances,
exceptions, or qualifications. Marketable title shall be determined according to applicable
title standards adopted by the Florida Bar and in accordance with law. At the Closing, the
Seller shall cause to be delivered to the Purchaser the items specified herein and the
following documents and instruments duly executed and acknowledged, in recordable
form.
3.0111 Warranty Deed in favor of Purchaser conveying title to the Property,
free and clear of all liens and encumbrances other than:
(a) The lien for current taxes and assessments.
(b) Such other easements, restrictions or conditions of record.
3.0112 Combined Purchaser -Seller closing statement.
3.0113 A "Gap," Tax Proration, Owner's and Non -Foreign Affidavit." as required
by Section 1445 of the internal Revenue Code and as required by the title
insurance underwriter in order to insure the "gap" and issue the policy
contemplated by the title insurance commitment.
3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as
required by the Internal Revenue Service.
3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the
Seller the following:
3.0121 A wire transfer in an amount equal to the Purchase Price, subject to
adjustment for prorations as set forth herein and as stated on the closing
statement. No funds shall be disbursed to Seiler until the Title Company
verifies that the state of the title to the Property has not changed adversely
since the date of the last endorsement to the commitment, referenced in
Section 4.011 thereto. and the Title Company is irrevocably committed to pay
the Purchase Price to Seiler and to issue the Owner's title policy to Purchaser
in accordance with the commitment immediately after the recording of the deed.
3.02 Each party shall be responsible for payment of its own attorney's fees. Seiler, at its
sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to
the recording of the Warranty Deed, in accordance with Chapter 201.01. Florida Statutes,
and the cost of recording any instruments necessary to clear Seller's title to the Property.
The cost of the Owner's Form B Title Policy, issued pursuant to the Commitment provided
for in Section 4.011 below. shall be paid by Purchaser. The cost of the title commitment
shall also be paid by Purchaser.
3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property
taxes shall be prorated based on the current year's tax with due allowance made for
Packet Pg. 1060
16.C.8.a
maximum allowable discount, homestead and any other applicable exemptions and paid
by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes
will be prorated based upon such prior year's millage.
IV. REQUIREMENTS AND CONDITIONS
4.01 Upon execution of this Agreement by both parties or at such other time as specified
within this Article, Purchaser and/or Seller, as the case may be, shall perform the
following within the times stated, which shall be conditions precedent to the Closing;
4.011 Within thirty (30) days after the date hereof. Purchaser shall obtain as
evidence of title an ALTA Commitment for an Owner's Title Insurance Policy (ALTA
Form B-1970) covering the Property, together with hard copies of all exceptions
shown thereon. Purchaser shall have ten (10) days, following receipt of the title
insurance commitment, to notify Seller in writing of any objection to title other than
liens evidencing monetary obligations, if any, which obligations shall be paid at
closing. If the title commitment contains exceptions that make the title
unmarketable, Purchaser shall deliver to the Seller written notice of its intention to
waive the applicable contingencies or to terminate this Agreement.
4.012 If Purchaser shall fail to advise the Seller in writing of any such objections in
Seller's title in the manner herein required by this Agreement, the title shall be
deemed acceptable. Upon notification of Purchaser's objection to title. Seller shall
have fifteen (15) days to remedy any defects in order to convey good and marketable
title, except for liens or monetary obligations which will be satisfied at Closing. Seller,
at its sole expense, shall use its best efforts to make such title good and marketable.
In the event Seller is unable to cure said objections within said time period,
Purchaser, by providing written notice to Seller within seven (7) days after expiration
of said fifteen (15) day period, may accept title as it then is, waiving any objection; or
Purchaser may terminate the Agreement. A failure by Purchaser to give such written
notice of termination within the time period provided herein shall be deemed an
election by Purchaser to accept the exceptions to title as shown in the title
commitment.
4.013 Purchaser shall have the option. at its own expense, to obtain a current survey
of the Property prepared by a surveyor licensed by the State of Florida. No
adjustments to the Purchase Price shall be made based upon any change to the total
acreage referenced in Exhibit "A", if any. Seller agrees to furnish any existing
surveys of the Property, if any, to Purchaser within fifteen (15) days of execution of
this Agreement.
V. APPRAISAL PERIOD
5.01 This provision was deleted as an independent appraisal was previously performed
and the appraisal report was provided with the initial offer letter.
Packet Pg. 1061
16.C.8.a
l_
VI. INSPECTION PERIOD
6.01 Purchaser shall have ninety (90) days from the date of this Agreement. ("Inspection
Period"). to determine through appropriate investigation that:
1. Soil tests and engineering studies indicate that the Property can be developed without
any abnormal demucking, soil stabilization or foundations.
2. There are no abnormal drainage or environmental requirements to the development of
the Property.
3. The Property is in compliance with all applicable State and Federal environmental
laws and the Property is free from any pollution or contamination.
4. The Property can be utilized for its intended purpose.
6.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any
investigation, including any investigations not specifically stated herein, Purchaser shall
deliver to Seller prior to the expiration of the Inspection Period, written notice of its
intention to waive the applicable contingencies or to terminate this Agreement. if
Purchaser fails to notify the Seller in writing of its specific objections as provided herein
within the Inspection Period. it shall be deemed that the Purchaser is satisfied with the
results of its investigations and the contingencies of this Article V shall be deemed
waived. in the event Purchaser elects to terminate this Agreement because of the right of
inspection. Purchaser shall deliver to Seller copies of all engineering reports and
environmental and soil testing results commissioned by Purchaser with respect to the
Property
6.03 Purchaser and its agents, employees and servants shall, at their own risk and
expense, have the right to go upon the Property for the purpose of surveying and
conducting site analyses, soil borings and all other necessary investigation. Purchaser
shall, in performing such tests, use due care and shall indemnify Seller on account of any
loss or damages occasioned thereby and against any claim made against Seller as a
result of Purchaser's entry. Seller shall be notified by Purchaser no less than twenty-four
(24) hours prior to said inspection of the Property.
Vll. INSPECTION
7.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have the right
to inspect the Property at any time prior to the Closing.
Vlll. POSSESSION
8.01 Purchaser shall be entitled to full possession of the Property at Closing.
IX. PRORATIONS
9.01 Ad valorem taxes next due and payable, after closing on the Property, shall be
prorated at Closing based upon the gross amount of 2020 taxes and shall be paid by
Seller.
Packet Pg. 1062
16.C.8.a
X. TERMINATION AND REMEDIES
10.01 If Seller shall have failed to perform any of the covenants and/or agreements
contained herein which are to be performed by Seiler, within ten (10) days of written
notification of such failure, Purchaser may, at its option, terminate this Agreement by
giving written notice of termination to Seller. Purchaser shall have the right to seek and
enforce all rights and remedies available at law or in equity to a contract vendee,
including the right to seek specific performance of this Agreement.
10.02 If the Purchaser has not terminated this Agreement pursuant to any of the
provisions authorizing such termination, and Purchaser fails to close the transaction
contemplated hereby or otherwise fails to perform any of the terms, covenants and
conditions of this Agreement as required on the part of Purchaser to be performed,
provided Seller is not in default, then as Seller's sole remedy, Seller shall have the right
to terminate and cancel this Agreement by giving written notice thereof to Purchaser, and
neither party shall have any further liability or obligation to the other except as set for in
paragraph 13.01 (Real Estate Brokers) hereof.
10.03 Should any litigation or other action be commenced between the parties
concerning the Property or this Agreement, the party prevailing in such litigation or other
action shall be entitled, in addition to such relief as may be granted, to a reasonable sum
for its attorney's fees, paralegal charges and all fees and costs for appellate proceedings
in such litigation or other action: which sum may be determined by the court or in a
separate action brought for that purpose.
10.04 The parties acknowledge that the remedies described herein and in the other
provisions of this Agreement provide mutually satisfactory and sufficient remedies to
each of the parties and take into account the peculiar risks and expenses of each of the
pa rties.
XI. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES
11.01 Seller and Purchaser represent and warrant the following-
11.011 Seller and Purchaser have full right and authority to enter into and to execute
this Agreement and to undertake all actions and to perform all tasks required of each
hereunder. Seller is not presently the subject of a pending, threatened or
contemplated bankruptcy proceeding.
11.012 Seller has full right.. power. and authority to own and operate the Property, and
to execute, deliver, and perform its obligations under this Agreement and the
instruments executed in connection herewith, and to consummate the transaction
contemplated hereby. All necessary authorizations and approvals have been obtained
authorizing Seller and Purchaser to execute and consummate the transaction
contemplated hereby. At Closing, certified copies of such approvals shall be
delivered to Purchaser and/or Seller, if necessary.
Packet Pg. 1063
16.C.8.a
11.013 The warranties set forth in this Article shall be true on the date of this
Agreement and as of the date of Closing. Purchaser's acceptance of a deed to the
said Property shall not be deemed to be full performance and discharge of every
agreement and obligation on the part of the Seller to be performed pursuant to the
provisions of this Agreement.
11.014 Seller represents that it has no knowledge of any actions, suits, claims,
proceedings, litigation or investigations pending or threatened against Seller, at law,
equity or in arbitration before or by any federal, state, municipal or other
governmental instrumentality that relate to this agreement or any other property that
could, if continued, adversely affect Seller's ability to sell the Property to Purchaser
according to the terms of this Agreement.
11.015 No party or person other than Purchaser has any right or option to acquire the
Property or any portion thereof.
11.016 Until the date fixed for Closing, so long as this Agreement remains in force
and effect, Seller shall not encumber or convey any portion of the Property or any
rights therein, nor enter into any agreements granting any person or entity any rights
with respect to the Property or any part thereof, without first obtaining the written
consent of Purchaser to such conveyance, encumbrance. or agreement which
consent may be withheld by Purchaser for any reason whatsoever.
11.017 To the best of Seller's knowledge, there are no incinerators, septic tanks or
cesspools on the Property, all waste, if any, is discharged into a public sanitary sewer
system; Seller has no knowledge that any pollutants are or have been discharged
from the Property, directly or indirectly into any body of water. Seiler has no
knowledge the Property has not been used for the production, handling, storage.
transportation, manufacture or disposal of hazardous or toxic substances or wastes.
as such terms are defined in applicable laws and regulations, or any other activity that
would have toxic results, and no such hazardous or toxic substances are currently
used in connection with the operation of the Property: and there is no proceeding or
inquiry by any authority with respect thereto. Seller has no knowledge that there is
ground water contamination on the Property or potential of ground water
contamination from neighboring properties. Seller has no knowledge of storage tanks
for gasoline or any other substances are or were located on the Property at any time
during or prior to Seller's ownership thereof. Seller represents none of the Property
has been used as a sanitary landfill.
11.018 Seller has no knowledge that the Property and Seller's operations concerning
the Property are in violation of any applicable Federal. State or local statute, law or
regulation, or of any notice from any governmental body has been served upon Seiler
claiming any violation of any law, ordinance, code or regulation or requiring or calling
attention to the need for any work, repairs, construction. alterations or installation on
or in connection with the Property in order to comply with any laws, ordinances, codes
or regulation with which Seller has not complied.
6
Packet Pg. 1064
16.C.8.a
11.019 There are no unrecorded restrictions. easements or rights of way (other than
existing zoning regulations) that restrict or affect the use of the Property, and there
are no maintenance, construction, advertising, management, leasing, employment,
service or other contracts affecting the Property.
11.020 Seller has no knowledge that there are any suits. actions or arbitration, bond
issuances or proposals therefor, proposals for public improvement assessments,
pay -back agreements, paving agreements, road expansion or improvement
agreements, utility moratoriums, use moratoriums, improvement moratoriums,
administrative or other proceedings or governmental investigations or requirements,
formal or informal, existing or pending or threatened which affects the Property or
which adversely affects Seller's ability to perform hereunder; nor is there any other
charge or expense upon or related to the Property which has not been disclosed to
Purchaser in writing prior to the effective date of this Agreement.
11.021 Seiler acknowledges and agrees that Purchaser is entering into this
Agreement based upon Seller's representations stated above and on the
understanding that Seller will not cause the zoning or physical condition of the
Property to change from its existing state on the effective date of this Agreement up
to and including the Date of Closing. Therefore, Seller agrees not to enter into any
contracts or agreements pertaining to or affecting the Property and not to do any act
or omit to perform any act which would change the zoning or physical condition of the
Property or the governmental ordinances or laws governing same. Seller also agrees
to notify Purchaser promptly of any change in the facts contained in the foregoing
representations and of any notice or proposed change in the zoning, or any other
action or notice, that may be proposed or promulgated by any third parties or any
governmental authorities having jurisdiction of the development of the property which
may restrict or change any other condition of the Property.
11.022 At the Closing, Seller shall deliver to Purchaser a statement (hereinafter called
the "Closing Representative Statement") reasserting the foregoing representations as
of the Date of Closing, which provisions shall survive the Closing.
11.023 Seller represents, warrants and agre s to indemnify, reimburse, defend and
hold Purchaser halmlessfrom any and all costs i luding attorneys fees) asserted
against, imposed on or f red by Purcha directly or indirectly, pursuant to or in
connection with the application an deral, state, local or common law relating to
pollution or protection of the en n t which shall be in accordance with, but not
limited to, the Comprehens* Environmen esponse. Compensation, and Liability
Act of 1980, 42 U.S.C. ction 9601. et seq., ("C LA" or "Superfund"). which was
amended and up ed by the Superfund Amendme and Reauthorization Act of
1986 ("SARA"), including any amendments or successor in function to these acts.
This provision and the rights of Purchaser, hereunder, shall survive Closing and are
not deemed satisfied by conveyance of title.
Packet Pg. 1065
16.C.8.a
11.024 Any loss and/or damage to the Property between the date of this Agreement
and the date of Closing shall be Seller's sole risk and expense.
X11. NOTICES
12.01 Any notice. request, demand, instruction or other communication to be given to
either party hereunder shall be in writing, sent by registered, or certified mail, return
receipt requested, postage prepaid. addressed as follows:
If to Purchaser- Real Property Management Department
Administration Building
3335 Tamiami Trail East - Suite 101
Naples. Florida 34112
With a copy to: Office of the County Attorney
Administration Building
3299 Tamiami Trail East - Suite 800
Naples, Florida 34112
1f to Seiler. Elaine B Jones
2581 81' Street NW
Naples, FL 34120
With a copy to: N [A
12 02 The addressees and addresses for the purpose of this Article may be changed by
either party by giving written notice of such change to the other party in the manner
provided herein. For the purpose of changing such addresses or addressees only, unless
and until such written notice is received. the last addressee and respective address
stated herein shall be deemed to continue in effect for all purposes.
X111. REAL ESTATE BROKERS
13.01 Any and all brokerage commissions or fees shall be the sole responsibility of the
Seller Seller shall indemnify Purchaser and hold Purchaser harmless from and against
any claim or liability for commission or fees to any broker or any other person or party
claiming to have been engaged by Seller as a real estate broker. salesman or
representative, in connection with this Agreement. Seller agrees to pay any and all
commissions or fees at closing pursuant to the terms of a separate agreement, if any.
XIV. MISCELLANEOUS
14.01 This Agreement may be executed in any manner of counterparts which together
shall constitute the agreement of the parties
Packet Pg. 1066
16.C.8.a
14.02 This Agreement and the terms and provisions hereof shall be effective as of the
date this Agreement is executed by both parties and shall inure to the benefit of and be
binding upon the parties hereto and their respective heirs. executors, personal
representatives, successors, successor trustee, and assignees whenever the context so
requires or admits.
14.03 Any amendment to this Agreement shall not bind any of the parties hereof unless
such amendment is in writing and executed and dated by Purchaser and Seller. Any
amendment to this Agreement shall be binding upon Purchaser and Seller as soon as it
has been executed by both parties.
14.04 Captions and section headings contained in this Agreement are for convenience
and reference only; in no way do they define, describe, extend or limit the scope or intent
of this Agreement or any provisions hereof.
14.05 All terms and words used in this Agreement. regardless of the number and gender
in which used, shall be deemed to include any other gender or number as the context or
the use thereof may require.
14.06 No waiver of any provision of this Agreement shall be effective unless it is in
writing signed by the party against whom it is asserted, and any waiver of any provision
of this Agreement shall be applicable only to the specific instance to which it is related
and shall not be deemed to be a continuing or future waiver as to such provision or a
waiver as to any other provision
14.07 If any date specified in this Agreement falls on a Saturday, Sunday or legal
holiday, then the date to which such reference is made shall be extended to the next
succeeding business day.
14.08 Seller is aware of and understands that the "offer" to purchase represented by this
Agreement is subject to acceptance and approval by the Board of County
Commissioners of Collier County, Florida.
14.09 If the Seller holds the Property in the form of a partnership, limited partnership,
corporation. trust or any form of representative capacity whatsoever for others, Seller
shall make a written public disclosure, according to Chapter 286, Florida Statutes, under
oath. of the name and address of every person having a beneficial interest in the
Property before Property held in such capacity is conveyed to Collier County. (if the
corporation is registered with the Federal Securities Exchange Commission or registered
pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it
is hereby exempt from the provisions of Chapter 286, Florida Statutes.)
14 10 This Agreement is governed and construed in accordance with the laws of the
State of Florida.
Packet Pg. 1067
16.C.8.a
XV. CORONAVIRUS (COVID19)
15.01 County and Seller acknowledge that the Coronavirus (COVID-19) pandemic may
cause unprecedented impacts to real estate transactions, including but not limited to i)
travel restrictions, ii) self-imposed and/or governmental required isolations, and iii)
potential closures of offices and institutions required to fund, close and record real
estate transactions. In the event Covid19 impacts the County's ability to perform Due
Diligence, Cure Title. and/or Close this transaction. County and Seiler may mutually
agree to extend the Inspection Period, Title Cure Period.. and/or Closing Date. If in
the County's sole discretion, an extension date is needed, and if County and Seller
cannot agree to the date(s) upon which to extend the Inspection Period, Title Cure
Period, and/or Closing Date, then either party may terminate this Contract without
penalty or cost, and the parties will have no further obligations to each other.
XVI. ENTIRE AGREEMENT
16.01 This Agreement and the exhibits attached hereto contain the entire agreement
between the parties, and no promise, representation, warranty or covenant not included
in this Agreement or any such referenced agreements has been or is being relied upon
by either party. No modification or amendment of this Agreement shall be of any force or
effect unless made in writing and executed and dated by both Purchaser and Seller.
Time is of the essence of this Agreement.
IN WITNESS WHEREOF. the parties hereto have signed below.
Dated Project/Acquisition Approved by
BCC:
AS TO PURCHASER:
DATED:
ATTEST:
Crystal K. Kinzel, Clerk
, Deputy Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
Burt L. Saunders, Chairman
(Signatures Continued on Next Page)
Packet Pg. 1068
16.C.8.a
AS TO SELLER:
WI ESSES:
(Signs ur )
( ranted Na e)
Signature)
(Printed Name)
Approved as to form and legality:
Jennifer A. Belpedio
Assistant County Attorney
BY:
Elaine B. Jones, f/n/a EIa a Bazar
N
d
_
O
LO
N
_
O
U
d
cn
0
w
co
M
T
a
cn
a
w
_
m
E
s
w
r
a
Packet Pg. 1069
16.C.8.a
EXHIBIT "A"
Folio: 00291040002
The Southwest 114 of the Southeast 114 of the Northwest 114 of the Southeast 114 of Section
25, Township 49 South, Range 26 East, Collier County, Florida.
a
Packet Pg. 1070
16.C.8.c
Resource Recovery Business Park — Adjoining 2.5 Acres
O
w
Go
Cl)
Q
R
C
O
r
R
v
O
J
C
N
E
t
V
2
r
Q
Packet Pg. 1071
/40 Carroll & Carroll
Real Estate Appraisers & Consultants
APPRAISAL REPORT
FOR
COLLIER COUNTY FACILITIES
MANAGEMENT
DEPARTMENT
SUBJECT PROPERTY:
2.50 GROSS ACRES IN SECTION 25,
TOWNSHIP 49 SOUTH, RANGE 26 EAST
NAPLES, FL 34117
AT THE REQUEST OF:
ROOSEVELT LEONARD, R/W-AC
SR. REVIEW APPRAISER
COLLIER COUNTY FACILITIES
MANAGEMENT/REAL PROPERTY
3335 TAMIAMI TRAIL E., STE.101
NAPLES, FL 34112
ASSIGNMENT NO.:
5436C-TS
APPRAISAL EFFECTIVE DATE:
JUNE 19, 2020
DATE OF REPORT:
JUNE 29, 2020
5436C Report Table of Contents
Table of Contents
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1
CERTIFICATION.....................................................................................................................................
3
SCOPEOF WORK...................................................................................................................................
5
ESTATEAPPRAISED..............................................................................................................................
6
DEFINITION OF MARKET VALUE.....................................................................................................
7
ASSUMEDEXPOSURE TIME................................................................................................................
7
AREAINFORMATION..........................................................................................................................
8
MARKETAREA.....................................................................................................................................19
PROPERTY INFORMATION...............................................................................................................
30
SITEDESCRIPTION..........................................................................................................................
33
ENVIRONMENTAL CONTAMINATION....................................................................................
36
NATURAL RESOURCE CONCERNS............................................................................................
37
ZONING..............................................................................................................................................
41
ASSESSMENT AND TAXES............................................................................................................
44
FLOODZONE DATA.......................................................................................................................
45
TRANSACTIONAL HISTORY........................................................................................................
46
CURRENTSTATUS...........................................................................................................................
46
HIGHEST AND BEST USE...................................................................................................................
47
CONSIDERATION OF APPROACHES.............................................................................................
48
SALES COMPARISON APPROACH.................................................................................................
49
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES .............................
50
VACANT LAND COMPARABLES................................................................................................
51
LAND SALES ADJUSTMENT GRID..............................................................................................
60
ESTIMATEOF VALUE.........................................................................................................................
65
ADDENDA.............................................................................................................................................
66
Carroll 8v Carroll
5436C Report Summary of Important Data & Conclusions
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS
This information is summarized only for convenience. The value given is the final, rounded
conclusion of the appraisal. To use this summary without first reading the appraisal report
could be misleading.
PROPERTY INFORMATION
Property Identification
2.50 Gross Acres located in Section 25, Township 49 South,
Range 26 East, Naples, FL 34117
Property Description
A 2.50-acre parcel in located near the northwest corner of
the Collier County Resource and Recovery Business Park
Industrial Planned Unit Development in Naples, Florida.
Property Type
Vacant Land
Owner of Record
Elaine R. Bazar
Property ID #
00291040002
CLIENT INFO & VALUE CONCLUSIONS
Client
Collier County Facilities Management Department
Intended Use
To assist in Collier County land acquisition for internal
decision making.
Intended Users
Collier County Facilities Management Department
Appraisal Effective Date
June 19, 2020
Date of Report
June 29, 2020
Date of Inspection
N/A
Purpose of Appraisal
Estimate Market Value "As Is"
Estate Appraised
Fee Simple
Interest Appraised
100%
Estimated Market Value $31,500
GENERALINFO
Appraiser Timothy W. Sunyog, MAI
State -Certified General Appraiser RZ 3288
Scope of Work All applicable approaches to value were developed.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
MARKET CONDITIONS STATEMENT
COVID-19 is affecting the real estate market in ways that are sensed, but still mostly
unmeasurable. Real estate remains the preferred store of wealth in times of risk and
instability. Bad things happening in the stock market are not necessarily bad for real estate.
For almost everyone, the greatest risk associated with COVID-19 is the risk of broad
Carroll 8s Carroll 1
5436C Report Summary of Important Data & Conclusions
economic dislocation. This manifests as work days lost, forced business closures, supply
line shortages, and economic decline due to decreased activity. The longer extraordinary
economic conditions like those continue, the slower will be the return to normalcy.
The effect on the local real estate market is already felt in a few withdrawn listings, a few
cancelled purchase contracts, and a reduction in all activities requiring personal contact. It
is likely that commercial tenant revenues will decline and that might affect lease payments.
If negative conditions persist, commercial tenants could be lost, and then be slow to replace.
Retail tenants, especially restaurants without drive-thru facilities, are struggling. The
motel/hotel market is also being negatively impacted due to travel restrictions and
especially in Florida with beach closures. We expect marketing periods to lengthen, and the
time required to close a transaction to increase. There is resiliency in the commercial market
due to high occupancies and strong net operating income, and this Florida winter season
will be extended because some visitors will stay longer than planned.
If workers experience permanent job loss and replacement jobs are not available, or if
personal incomes are reduced for long periods, then the residential rental market might be
affected. The pace of local residential real estate market activity has already slowed due to
increasing barriers to travel and to doing business. We don't expect panic sales as there is
no safe alternative and relaxed fiscal policy is intended to reduce pressure on the hardest
hit. The local retired residential community is resilient, and our community infection rate is
low.
It is noted the current financial market is in a state of uncertainty, and it is not currently
known how this instability has affected the real estate market segment, or how it could
potentially affect real estate. Certain immediate events in the economy may occur that
could cause the property to perform differently than the estimates and conclusions
contained herein. It is expressed the estimates and conclusions contained herein are subject
to risk and uncertainty. We are not responsible for any negative affects the financial market
may have on the vroverty that cannot be foreseen at this time.
Carroll & Carroll 2
5436C Report Certification
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I did not make a physical inspection of the property. I relied on aerial photography and
access to make comparisons between the subject and comparable sales.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and our personal, impartial and unbiased
professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
In the three years immediately prior to acceptance of this assignment I have not
performed any services regarding the subject property as appraisers, or in any other
capacity.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors the
cause of the client, the amount of the value opinion, the attainment of a stipulated result
or the occurrence of a subsequent event directly related to the intended use of this
appraisal.
My analyses, opinions and conclusions were developed, and this report was prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice. I am also
subject to the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute, which includes provisions for peer review.
The use of this report is subject to the requirements of the State of Florida relating to
review by the Florida Real Estate Appraisal Board and to the requirements of the
Appraisal Institute relating to review by its duly authorized representatives.
Carroll & Carroll 3
5436C
Certification
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, I have completed the requirements of the continuing
education program of the State of Florida, and for Designated Members of the
Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll 4
5436C Report Scope of Work
SCOPE OF WORK
All applicable approaches to value were developed and the value conclusion reflects all
known information about the subject property, market conditions, and available data.
The scope of work was:
• Inspected the subject and comparables using aerial photography
• Reviewed aerial photographs, land use plans, the Land Development Code, and other
documentation
• Reviewed how the property relates to its neighborhood and to the broader market area
in development of an opinion of highest and best use
• Researched vacant land comparable sales, listings, and pending sales
• Developed the sales comparison approach
• Estimated the market value of the fee simple estate
• Prepared an appraisal report summarizing the appraisal assignment, the property
appraised, the application of the appraisal methodology, and the logical support for the
value conclusion
Sources of market data included local and regional MLS systems, Costar, LoopNet, public
records, and interviews with real estate brokers.
Carroll & Carroll 5
5436C Report Estate Appraised
ESTATE APPRAISED
The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple
Absolute is synonymous with Fee Simple.
The Dictionary of Real Estate Appraisal, Sixth Edition, published 2015 by the Appraisal
Institute, defines Fee Simple Estate as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations
imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
We consider easements, but only to the extent that they are known to us. Appraisal of the
fee simple means that an improved property is vacant and available to be put to its highest
and best use.
Carroll & Carroll 6
5436C Report Definition of Market Value
DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) 1112,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time referenced in (c) above is assumed to have already occurred
as of the appraisal effective date. The assumed reasonable exposure time was between 6 and
9 months.
Carroll & Carroll 7
5436C
Area Anal
AREA INFORM ION
COLLIER COUNTY ANALYSIS
An analysis of geography, transportation, population, employment, income and education
for Collier County is performed using data provided by Site to Do Business, Florida Office
of Economic & Demographic, United States Department of Labor and Fishkind &
Associates, all recognized source(s).
'Fart Myers
shell Pnlrvi Villa. :'
res C:[yo V,14 o o61,2
aTrucd-d-Eiggar
res City Punta Rassa ',41 II
San Carlos Patk
lslarid ,Sand Bel Far[Myers 12-dr
aon,l� o Bona
sr,o.e4 .:.Springs
Naples P
Van ,e ll Beech Estates
V—n ,hiitIS
e�
20 mr
GEOGRAPHY
o _ .war -Pi
-- oTirci'ey
5 !i
Istes a Ca Ra1�rl Pai J=r;,m= .
Mar= Isla -
-� ... rQn MN Trail E...
Florida State
Miceosukee
lntllan
"'ray P
SW6H! � o Sp �O 'I�LIMEcpr'nTrailI 901 r�
Frrf S- Fv Da eusr—
Pcvrri -
Collier County is the most southerly county on Florida's west coast offering mainland
coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With
2,025 square miles of land area, it is the largest county in Florida. 821,620 acres, or about
63% of the land area, is in public ownership, is set aside for parks and environmental
preservation, or is scheduled for public land acquisition.
The region enjoys a climate that is classified as subtropical. Summers are relatively mild
and winters are usually frost free. A hard freeze is a rarity. The climate, especially in
winter, is one that attracts and is enjoyable to most people.
The geography of the area runs generally northwest and southeast as indicated by the trend
of the coastline. Beaches extend from the northern county line south to Cape Romano and
then, as the coastline trends further to the southeast, beaches give over to mangrove islands
and swamps. Moving northeastward from the beaches, elevations increase very slowly.
Carroll & Carroll 8
5436C
Area Anal
Most of the county is less than 15 feet above mean sea level. Although changes in elevation
are gradual, they are well defined by variations in vegetation. Much of the county is, or was
once, wetland. The once plentiful marine resources are largely depleted, but still provide
good sport fishing.
Population centers include the coastal communities of Naples, Marco Island and
Everglades/Chokoloskee. Immokalee, the single large interior community, is located in
north Collier County and is the agricultural center of the region.
POPULATION
"The social forces studied by appraisers primarily relate to population characteristics. The
demographic composition of the population reveals the potential demand for real estate,
which makes the proper analysis and interpretation of demographic trends important in an
appraiser's analysis." The total population, it's composition by age and gender, and the rate
of household formation and dissolution strongly influence real property values. (The
Appraisal of Real Estate 141h Edition)
500,000
450,000
400,000
350,000
300,000
250,000
200,000
150,000
100,000
50,000
Collier County Population
2000 2005 2010 2018 2023 2030 2035 2040
Florida Office of Economic & Demographic Research and Esri forecasts 2018
Collier County's population has continued to increase year after year. The population has
grown at an annual rate of 1.8% from 2010 to 2018. The population forecasts through 2023
call for a continued steady growth cycle at an estimated annual rate of 1.856% or 7,031
people per year.
Collier County for years has been one of the nations' fastest growing counties, historically
outperforming the state. Population increases began in 2010, trending once again towards
outperforming the state.
Carroll & Carroll 9
5436C Report Area Anal
Population Change (State vs County)
30%
W 20%
15%
0%
2000 2005 2010 2018 2023 2030 2035 2040
Year
Florida Office of Economic & Demographic Research and Esri forecasts 2018
Collier
County
Collier County is a popular retirement destination. As of 2018, 55.50% of the County's
residents are over the age of 45. The 2023 forecasts depict an aging community with 56.5%
of the population 45 years of age or older.
18%
16%
14%
12%
10%
8%
6%
4%
2%
0%
Population by Age
0-4 5-9 10-14 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+
Age
U.S. Census Bureau, Census 2010 Summary File 1. Ersi forecasts for 2018 and 2023
■ 2010
2018
❑ 2023
Carroll & Carroll 10
5436C
Area Anal
EMPLOYMENT
Collier County is a largely service based economy with 34.2% of the employees in the
leisure, hospitality, education and health service industries and 20.8% in professional,
business, financial and other services. Trade, transportation, & utilities along with
government jobs account for 28.2% of the County's employees. Industries such as natural
resources/mining, construction, and manufacturing make up only 15.9% of the market.
Finand
Govern
ConstrL
2017 EMPLOYED BY INDUSTRY - COLLIER COUNTY
Mining & Leisure &
Manufacturing Hopitality
Professional &
Business Services
Office of Economic & Demographic Research, www.edr.state fl.us
ie,
tation &
:ies
x Health
:es
Carroll & Carroll 11
5436C
Area Anal
Top 11 Largest Employers Collier County -2012
Rank
Company
Employees
1
Collier County Public Schools
4739
2
NCH Healthcare System
4000
3
Collier County Government
1591
4
Collier County Sheriff's Office
1371
5
Ritz Carlton, Naples
1100
6
Gargiula, Inc.
1100
7
Arthrex, Inc
1056
8
Hometown Inspection Services
900
9
Publix
800
10
Naples Grande Beach Resort
760
11
Marriott
730
Source: www.eflorida.com as reported in 2014 Clerk of Courts Annual Report
The unemployment rate in Collier County exceeded the state average by a slight margin in
2018. The unemployment rate then declined through 2018 as the economy improved and,
until recently, Collier County's unemployment rates decreased more rapidly than the state.
Unemployment Rate (County vs State)
2018
2016
2015
2014
2013
2012
2011
2010
0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%
■ Collier County ■ State of Florida
United States Department of Labor/Bureau of Labor Statistics/LAU Statistics Map
Carroll & Carroll 12
5436C
Area Anal
BUSINESS CLIMATE
Businesses, both existing and new, can experience a high level of collaboration within the
community — private business, non -profits and government — as well as a common
purpose: maintaining the enviable lifestyle residents here enjoy. Naples and Collier
County offer deep resources for everything from start-up business loans and workforce
training to accelerators that can jump-start a business, allow it to expand or move here from
a foreign country or out of state. Collier County is the 10th fastest growing metropolitan
area in the country, according to the U.S. Census Bureau and was the top fastest growing
area in the country for 2016 in a ranking by the U.S. Conference of Mayors. Wallet Hub also
ranked Naples/Collier County as the No. 3 Best Place to Start a Business in Florida and
Forbes magazine/Moody's Analytics Forbes ranked Naples and Collier County No. 4 in the
Top 10 Best Cities for future job growth.
INCOME
Collier County's per capita income and median household income levels are higher than
state statistics. The most substantial difference between Collier County and the state is the
large percentage difference in household incomes above $100,000 where Collier County
exceeds the state by over 8%. Collier County's percentage household incomes ranging from
$25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of
household incomes under $25,000. Income levels vary greatly within different areas of
Collier County, and so, will be discussed in greater detail in the Market Area description.
TRAN PORTATION
The transportation system reflects local geography, population densities and the primary
motivators of tourism, service industry employment, the construction industry, agriculture,
and leisure activities.
ROADS:
The earliest roads were coastal, extending from north to south in the early twentieth century
with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami
Trail because it was built to connect Tampa and Miami. Where it passes through the coastal
community US-41 is a four or six lane divided highway with landscaped medians, curb and
gutter, street lights and often with concrete sidewalks. The Trail is the principal coastal
arterial and one that defines several important boundaries. Often there is a noticeable land
value difference east and west of US-41 because the affluent coastal population prefers to
shop and trade close to home. As the highway turns southeast from downtown Naples
toward Miami the Trail defines the boundary of the coastal management zone which affects
development densities and storm evacuation requirements. The eastern segment of US-41
is a designated national scenic highway popular with tourists, especially during the winter
season as they seek adventure in the Everglades.
Carroll & Carroll 13
5436C Report Area Anal
A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood
streets extend into the urban area east and west from US-41. North -south arterials and
major collectors are established about one mile apart. From west to east, these include
Goodlette-Frank Road, Airport -Pulling Road, Livingston Road, Santa Barbara Boulevard
and Collier Boulevard. The east -west grid is spaced about two miles apart; from north to
south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road
(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),
and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4
lane divided highways.
East of Collier Boulevard the road system reflects the economies of scale of Golden Gate
Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported
by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced
major collectors. Golden Gate Boulevard, a 4 lane divided road for five of its eleven miles
east of CR-951, is the principal east -west collector. Everglades Boulevard (2 lane and
asphalt surfaced) is the north -south major collector extending south from Immokalee Road
14 miles to the grade separation at I-75 where it continues into the Picayune Strand State
Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier
County is planning to extend east -west collectors through the Estates along the alignment of
Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north -south
connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)
north to Golden Gate Boulevard.
Interstate highway 75 (I-75) was extended from north to south through Collier County in
the mid-1980s along a flood -proof route about five miles inland. Directly east of the City of
Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with
Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced
three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden
Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty
one miles east of the coastal community is an interchange at State Road 29; the last
interchange in Collier County. Collier County and the FDOT continue to study the
feasibility of an interchange at Everglades Boulevard.
The advent of I-75 signaled a change in the relationship of Collier County to the rest of
Florida and the United States. While US-41 was the only north -south arterial, Collier
County was dominated by the conservative mid -western influences of seasonal residents
and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road
access to Collier was made much more convenient to the northeast via connections with I-4
and I-95. This had the effect of broadening Collier's market exposure and it stimulated
growth. The extension of I-75 south into Dade County promoted better access for European
tourists and made Collier County transient lodging attractive for east coast weekenders.
Carroll & Carroll 14
5436C Report Area Anal
Strategic connections exist where Collier Boulevard and CR-92 extend south and west from
US-41 providing access to the City of Marco Island from the greater Naples area and from
Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural
center of Immokalee with points north, with the Naples coastal community via CR-846,
with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which
is the western gateway to Everglades National Park and the 10,000 Islands region of
Collier's southwest coast.
The road transportation system is well planned, well maintained, and operating at
acceptable capacity. Ambitious road construction projects undertaken in anticipation of
growth projections and funded by impact fees have caught up with development. The road
system reflects Collier's position at the southerly limit of development on Florida's west
coast.
MASS TRANSIT:
Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes
Department, provides inexpensive alternative transportation throughout the county linking
major employment centers of Naples with Marco Island and Immokalee. There are several
circulation routes with stops at the County government complex, hospitals, and major
shopping establishments. The system accommodates bicycle transport and personal items.
The same County department administers the Collier Area Para Transit system which
provides subsidized transportation services for the disabled and economically
disadvantaged.
This is a successful and growing system that connects people with jobs, essential services,
and shopping while reducing transportation costs and road congestion.
AIRPORTS:
Collier County is well supported by a system of five public airports. Southwest Florida
International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45 minute
drive via I-75 from the Collier center of population. This facility serves the five county
southwest Florida regions offering domestic and international air carrier service. In 2017
the airport served more than 8.8 million passengers, making it one of the top 50 airports in
the U.S. for passenger traffic. A total of 15 airline carriers serve the airport with non-stop
service throughout North America and international service to Canada and Germany. It is
modern, convenient, and has planned expansion to keep up with regional growth.
Naples Municipal Airport (APF) owned by the City of Naples and operated by the
independently constituted Naples Airport Authority which derives its revenue principally
from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown
Naples. It serves the coastal community and is especially convenient to affluent residents
Carroll & Carroll 15
5436C Report Area Anal
who own private aircraft, to the corporate convention business of the large beachfront
hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),
the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @
5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples
airport is tower controlled and fully certified for commercial operations and is home to
several aircraft charter services and flight training schools. In 2005, Naples Municipal
Airport accommodated 163,434 aircraft operations, a record high. Annual operations
decreased by nearly 50% from 2005 to 2011. The total operations for 2017 were 95,018. Due
to its downtown location, Naples airport has restricted operations of the most noisy jet
aircraft and is at the leading edge of noise abatement measures.
The Collier County Airport Authority owns and operates airports at Marco Island, in
Everglades City, and at Immokalee. These are primarily funded through fuel sales and
hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation
facility on the mainland four miles northeast of Marco Island. The single paved runway
(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is
available. This airport is convenient to Marco Island residents and to the corporate
convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile
east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has
two paved 5,000 foot runways (18/36 and 09/27) a third diagonal runway is now used as a
weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB
Empowerment Zone. A 60 acre zone in and around the airport is a designated Foreign
Trade Zone. To date, the economic potential of this airport is largely unrealized. However,
the field is active as a training destination for coastal -based flight schools, it hosts aerial
firefighting and crop dusting operations, and it bases numerous private aircraft. The
Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within
walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')
supports itinerant coastal traffic and half a dozen based aircraft. Fuel, a comfortable pilot
center and bicycles are available.
MARINE TRANSPORTATION:
There is no deep water port and no commercial marine activity other than that associated
with commercial fishing, charter sport fishing, and the marine towing services that support
the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six
feet at mean low water. The US Coast Guard maintains a dredged and well -marked
intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.
Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of
Mexico before returning to the sheltered intracoastal system at Sanibel Island. Seasonally,
excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are
scheduled daily.
Carroll & Carroll 16
5436C
Area Anal
EDUCATION
Collier County Public School District is a high performing school district which has earned
either an "A" or "B" accountability grade from the State of Florida Department of Education
over the past ten years. The District operates 61 schools; twenty-nine elementary schools,
ten middle schools, eight high schools, a Pre-K through 12 school (Everglades City School)
and 13 Alternative School Programs. The Alternative School Programs include charter
schools and two technical colleges, each with a high school component. Collier County
Public Schools serves 48,000 students. The student body is 51.43% Hispanic, 32.92% white,
11.58% black, and 4.07% other. More than 60% of the public school population is
categorized "economically needy." Over 50% of public school students live in non-English
speaking homes.
Between 2016 and 2018, the school district had an overall population growth of 2,100
students.
Collier County Public Schools Enrollment
49,000
48,000
47,000
a�
46,000
m
a 45,000
v
44,000
Z 43,000 42
42,000
41,000
48,000
2004 2006 2008 2010 2012 2014 2016 2018 2020
http://collierschools.com
Collier County is also served by several colleges and accredited universities. Three colleges
have campuses in Collier County: Ave Maria University, Hodges University and Florida
Southwestern State College (formerly Edison Community College). Ave Maria University is
a private catholic university that offers both undergraduate and graduate programs
including a law school. Hodges University is a private four-year college that offers
bachelors and master's degrees in 20 disciplines. Florida Southwestern State College, with
campuses in Naples, Punta Gorda and Ft. Myers, offers both two-year and four-year degree
programs.
Additional universities serving the region are Florida Gulf Coast University a part of
Florida's state university system; Barry University; and Nova Southeastern University.
Carroll & Carroll 17
5436C
Area Anal
University of Florida Extension Services is a land-grant with research based information
through an Extension Office in Immokalee.
CONCLUSION
At the southerly limit of urban development on Florida's west coast, Collier County offers
the climate, natural resources, and sporting opportunities to support a superb retirement
community. The quality of infrastructure, schools, and social services is what one would
expect of such an area. We are experiencing a surge in new development projected to take
us through the next several years. In the long term, the attractions of the climate and
location, and the stability of fixed -account affluence promise continuing prosperity
although probably without the strong emphasis on new development.
Carroll & Carroll 18
5436C
Market Area
MARKET AREA
Market Area is defined as:
"The geographic region from which a majority of demand comes, and in which the
majority of competition is located." (The Dictionary of Real Estate Appraisal Wh Edition)
"A combination of factors — e.g., physical features, the demographic and socioeconomic
characteristics of the residents or tenants, the condition of the improvements (age,
upkeep, ownership, and vacancy rates), and land use trends." (The Appraisal of Real
Estate, Fourteenth Edition)
A market area includes those surrounding land uses which impact the value of a property
and it can encompass one or more neighborhoods or districts. An appraiser focuses on the
market area in analyzing subject property value influences.
BOUNDARIES
The subject property is located within the Golden Gate area of Collier County. For
appraisal purposes, the Golden Gate or market area boundaries are shown below:
Carroll & Carroll 19
5436C
Market Area
Introduction
The portion of Golden Gate within this market area is approximately 126 square miles in
size. Three separate land uses are worth noting. Golden Gate City, which is not
incorporated, is a 4-square mile development of high residential density consisting of both
single-family and multifamily units. Commercial services for this market area are
centralized here. The rural estates consist of approximately 116 square miles and is zoned
for estate living. This low -density development serves a rural lifestyle desired by many in
the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile
residential subdivision without commercial support. It is approximately 50% developed
with primarily single family units. Collier County Fairgrounds, a high school and
elementary school are located here.
Demographics for Golden Gate City and rural estates will be discussed separately, where
appropriate, Data for Orange Blossom PUD will be included in the rural estates
demographics.
Environmental Influences
This area is desired because of mild winter weather and rural life style. Even though it is
inland from the coast there is still easy access to miles of beaches. The Naples area is one
of the very few in Florida that offers adequate public access to a mainland beach. The
subtropical weather allows for year-round recreational opportunities. Boating, swimming,
riding ATVs, and camping are popular activities. Bicycling, walking and jogging are
supported by an extensive network of connected biking and walking paths. Multiple tennis
and pickle ball courts are available, as well as fitness centers.
Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn
to the rural estates because of wooded lots, native vegetation and abundance of wildlife.
Agriculture uses are permitted; therefore, equestrian activities are common throughout the
estates. Golden Gate City is an urban area served by county parks and a biking/walking
path network.
Governmental Influences
This market area, including Golden Gate City, is governed by Collier County Board of
County Commissioners which serves as chief legislative body and five constitutional
officers; sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser.
County government is managed by a strong county manager structure. Collier County
provides services which range from average to high quality. However, Collier County is
known for being a difficult county for building and development. The tax burden in
Collier County is lower than the national average.
Carroll & Carroll 20
5436C Report Market Area
County government has zoning and comprehensive plan ordinances designed to protect the
character and values of property; to protect and enhance economic development; and to
maintain and enhance the attractive nature of the area.
Public services include fire protection, solid waste disposal, potable water, sanitary sewer
service and storm water drainage. In some areas of Golden Gate Estates where sanitary
sewer is not available, septic systems are permitted. Public/private companies proved
adequate services for electricity, cable, and internet. Community support facilities such as
schools, parks, churches, shopping, and places of employment are all located within this
market area.
Collier County Sheriff Department provides full range of services for Collier County.
According to the statistics listed by Florida Department of Law Enforcement, Collier
County crime index falls in the lowest 16% of all counties in Florida and crime rate has
decreased nine out of the past ten years. About 78% of all crime is either burglary or
larceny. The county averages are representative of conditions in the Golden Gate area.
This market area is served by several arterial roadways. All are six -lane divided highways
with beautifully landscaped medians. Improvements include street lighting and concrete
curb and gutter. North -south arterial roadways include Santa Barbara Boulevard which
connects Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951)
which is a major arterial linking Marco Island in south Collier County with Immokalee
Road near the north county line. Development along Collier Boulevard is a mixture of
single/multi-family residential, office, light industrial, institutional, and retail.
The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles
apart, that serve the greater Naples coastal community which lies to the west and has direct
access to I-75.
East -west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.
Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is
mainly developed with single family homes and institutional uses. Golden Gate Parkway
and Immokalee Roads have a mixture of single/multi-family residential, office, industrial,
institutional, and retail uses. Another east -west arterial is Vanderbilt Beach Road which is a
direct connection between the Golden Gate area and the Naples beaches.
Interstate I-75, which connects Collier County to both North Florida and Florida's east coast,
serves this entire market area and access is provided by three interchanges.
The arterial road system is laid out in a grid pattern that provides adequate traffic flow to
all areas of the county. Commercial development exists at every major intersection; but, the
intersections are designed with proper turns lanes and signaling to provide for adequate
traffic movement. The road network easily handles traffic demand in the off-season, May
Carroll & Carroll 21
5436C Report Market Area
through December. Traffic more than doubles in January, February, March and April
because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road
network usually handles peak traffic demand without major delays.
The rural estates are served by a grid of residential streets and collector roads. The
residential streets, which are two-lane roads with open swales, are located every quarter
mile. Most these roads are paved; however, some residential streets located along the
eastern edge of this market area have yet to be improved. The residential streets feed into
collector roads, which connect to the major arterial highway system. The collector roads
include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades
Boulevard, Randall Boulevard and Oil Well Road. They are four -lane in the more
populated areas, transitioning to two -lanes in the eastern section of this market area.
Public transportation is provided by a county transit bus services.
Naples Municipal Airport is located outside the market area, but is easily accessed by any
resident of the area. The airport is City owned, but operated by the independent Naples
Airport Authority. It serves private and commercial aviation, as well as aviation related
activities. It supports government services, such as, Mosquito Control District and Collier
County Sheriff's aviation unit.
Social Influences
Golden Gates City is a diverse community of entry level housing. Residents like the small
town feel and consider it a safe place to raise a family. Residential is approximately 95%
built out. Rural estates are attractive for it's quiet country living while being in close
proximity to all that the coastal community has to offer. Build out varies in the rural estates
from 95% in the western portion of the market area to 40% or less in the southeastern
location. Per US Census Bureau forecasts, the 2019 population is 70,636 with a projected
growth to 75,824 (7.34% growth) by 2024. This area experiences a lower seasonal
population increase during the winter months than other areas of Collier County.
The median age is 36.3 with 81.2% of the population being 54 and younger. The median
household income is $62,446. 24.6% have a bachelor's or professional degree and 25.4%
have some college education. There is an average degree of community involvement
through civic organizations, neighborhood groups, social service organizations and political
committees.
The Naples cost of living is 2% higher than the average cost of living in the United States.
Conversely, Florida has a cost of living that is lower than the US average. Of the 25 locations
included in the Economic Policy Institute's dataset for Florida, Naples -Marco Island is the
21st most expensive. In Naples, housing is the category with the highest index (21% above
national average), while taxes are the category with the lowest index (15% below national
Carroll 8s Carroll 22
5436C
Market Area
average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has some of the
highest density of affordable housing units in Collier County, but because of the high cost of
living, home values can still be out of reach for many moving into Collier County.
One of the main driving forces impacting growth in this area is the quality of schools. This
market area has 15 public schools; two high schools, four middle schools, and nine
elementary schools. Three of these schools received an A, five received a B and seven
received a C rating in the last Florida state grading period. All schools in Golden Gate City
are C schools with at least 86% minority and economically disadvantaged student
enrollment. The majority of schools located in the rural estates area are either A or B
schools with minority enrollment between 40% and 65%. In addition to the public school
system, there are three, faith -based private schools.
Economic Influences
Population increased 52% over the last 19 years or 1,272 people per year. Population is
forecasted to increase an additional 7.34% over the next five years for an average of 1,038
people per year. This trend is consistent with the past sixteen years and should continue
into the near future as buildout continues along the eastern edge of this market area. The
residential population is dominated by working class and young professional residents.
Comparatively, incomes within this market area are less than the county average.
Development trends:
Residential
This market area provides a large range in home values from entry level housing to million
dollar estates and is the greatest source of vacant residential lots in the county. Values in
Golden Gate City should remain consistent subject only to general market trends. Values in
the eastern rural estates will increase as buildout in the units closest to the coast continues
Median home value in the market area is $274,006 which is lower the than the County's
median home value. Total number of households in the market area is 26,116, of which,
59.4% are owner occupied, 25.4% renter occupied and 15.2% vacant. Vacancy include
seasonal rentals.
Carroll & Carroll 23
5436C
Market Area
esri® Demographic .. Income
Golden Gate/Golden Gate Estates
Area: 156.97 square miles
Profile
Prepared by Esri
Summary Census 2010
2019
2024
Population
65,917
70,636
75,824
Households
20,774
22,146
23,791
Families
16,467
17,447
18,713
Average Household Size
3.16
3.18
3.18
Owner Occupied Housing Units
14,625
15,517
17,055
Renter Occupied Housing Units
6,149
6,629
6,735
Median Age
34.8
36.3
37.2
Trends: 2019 - 2024 Annual Rate
Area
State
National
Population
1.43%
1.37%
0.770%
Households
1.44%
1.31%
0.750/c
Families
1.41%
1.26%
0.689%
Owner HHs
1.91%
1.60%
0.920%
Median Household Income
2.76%
2.37%
2.70%
2019
2024
Households by Income
Number
Percent
Number
Percent
<$15,000
1,367
6.2%
1,149
4.8%
$15,000 - $24,999
1,709
7.7%
1,459
6.1%
$25,000 - $34,999
1,877
8.5%
1,680
7.1%
$35,000 - $49,999
3,173
14.3%
3,101
13.00k
$50,000 - $74,999
4,904
22.1%
4,998
21.0%
$75,000-$99,999
3,497
15.6%
3,918
16.50%
$100,000 - $149,999
3,371
15.2%
4,288
18.0%
$150,000 - $199,999
1,211
5.5%
1,699
7.19%
$200,000+
1,037
4.7%
1,499
6.30%
Median Household Income
$62,446
$71,551
Average Household Income
$81,516
$94,905
Per Capita Income
$26,166
$30,582
Census 2010
2019
2024
Population by Age
Number
Percent
Number
Percent
Number
Percent
0-4
4,888
7.4%
4,649
6.6%
4,986
6.6%
5-9
4,904
7.4%
4,851
6.9%
5,088
6.7%
10 - 14
5,233
7.9%
5,216
7.4%
5,550
7.3%
15 - 19
5,176
7.9%
4,731
6.7%
5,073
6.79k
20 - 24
4,342
6.6%
4,459
6.3%
4,263
5.60/h
25 - 34
8,568
13.0%
10,216
14.5%
10,449
13.8%
35 - 44
10,114
15.3%
9,138
12.9%
10,691
14.1%
45 - 54
10,346
15.7%
9,611
13.6%
9,089
12.0%
55 - 64
6,496
9.9%
9,112
12.9%
9,551
12.60%
65 - 74
3,787
5.7%
5,573
7.9%
7,054
930%
75 - 84
1,694
2.6%
2,460
3.5%
3,232
4.3%
85+
370
0.6%
621
0.9%
795
1.0%
Census 2010
2019
2024
Race and Ethnicity
Number
Percent
Number
Percent
Number
Percent
White Alone
52,319
79.4%
54,527
77.2%
57,743
76.2%
Black Alone
6,013
9.1%
7,041
10.0%
7,993
10.5%
American Indian Alone
326
0.5%
334
0.5%
362
0.5%
Asian Alone
737
1.1%
1,046
1.5%
1,311
1.7%
Pacific Islander Alone
10
0.0%
13
0.0%
16
0.00%
Some Other Race Alone
4,650
7.1%
5,478
7.B%
6,004
7.9%
Two or More Races
1,862
2.89/o
2,197
3.1%
2,395
3.2%
Hispanic Origin (Any Race)
27,064
41A%
31,580
44.7%
35,784
47.20/.
Data Note: Income is expressed in current dollars.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Fsri forecasts For 2019 and 2024.
August C5, 2019
Carroll 8v Carroll 24
5436C Report
*esri-
Golden Gate/Golden Gate Estates
Area: 156.97 square miles
2019 Population by Race
60,000
50,000
40,nn0
20,000
20,nn0
10,000
13
white Black A. Jnd. Asn7Pac Other Two+
2019 Percent Hispanic Origin:44.7°%
Households
25,000
2o,oaa
15,000
10,000
5,000
0
Census 2010
3.5
3
2.5
2
`m 1.5
a
1
0.5
a
Population
20
15
c
, 10
Q.
5
0
.515K 515K-525K 525K-535K ;35K-S50K S50K-575K 575K-5L00K $190K-$150K $LSOK-$200K $200K+
Market Area
Prepared by Esri
2019 Population by Age
ti.34o 20.946
14, 546 C5
5-19
� 20-24
25-34
1z.s% 1z.3% 35-44
45-54
' 55-64
13.6% 012A% . 65+
2019 Home Value
vA%
39.4%
c$100K
$100-199K
$200-299K
9.4% $300-399K
$400-499K
aa% $SOOK+
26.49E
2019 2024
2019-2024 Annual Growth Rate
Households Median Household Income Owner Occupied Housing Units
Household Income
Source: U.S. Census bureau, Census 2010 Summary File 1. Esn forecasts for 2019 and 2024.
2019
■ 2024
August C5, 2019
Carroll 8v Carroll 25
5436C
Market Area
Commercial
Commercial development can be categorized in four different groups. Primary commercial
is in Golden Gate City. Second group is newer construction at the arterial road
intersections. Third is neighborhood commercial within the rural estates. Fourth is the
industrial commerce park near Collier Boulevard and the I-75 interchange.
Golden Gate City is the commercial center serving this market area. Santa Barbara
Boulevard, north of Golden Gate Parkway, has a mixture of multi -family residential and
commercial along the east side of the road. Commercial consists of older single story, single
user buildings and 4 to 8 unit strip centers. Businesses include daycare/ preschools,
neighborhood food mart and gas stations, construction company offices, barber shops and
beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi -family
and commercial development along both sides of the roadway. Newer commercial consists
of CVS and Walgreens Pharmacies, bank branches and national fast food restaurants. There
are three older shopping centers, anchored by Winn Dixie, K Mart and by Ace Hardware.
Single story commercial structures and strip centers house neighborhood businesses such as
barber shops and beauty salons, florists and jewelers; veterinary services and family
medical clinics; and small locally -run restaurants and food marts. Several businesses
consist of automotive support such as gas stations, oil chance and car washes. Professional
services are primarily located in executive suites located near Santa Barbara Boulevard.
There is a Quality Inn Hotel located at the southwest corner of Golden Gate Parkway and
Collier Boulevard. Commercial frontage along the west side of Collier Boulevard south of
Green Boulevard is very similar to commercial along Golden Gate Parkway in building size,
age and use. The exception is that there is a greater density of national food chains. The
second -tier commercial properties, without major road frontage, are developed with single
story warehouse -type structures housing service -oriented businesses.
Newer commercial development is located along Collier Boulevard where it intersects Pine
Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored
by either a Publix or Winn -Dixie super market. Out parcel development includes bank
branches and gas station/convenience stores and national pharmacies.
Commercial development in the rural estates is limited because residents have orchestrated
an ongoing effort to prohibit commercial development in the residential areas. The only
two neighborhood commercial locations are at the intersection of Wilson Boulevard and
Golden Gate Boulevard and at Randall Boulevard and Immokalee Road. Both areas have
minor commercial development and it is not expected that additional commercial zoning
would be approved any time soon.
Carroll & Carroll 26
5436C Report Market Area
Industrial
Industrial/commercial developments are in the northeast quadrant of I-75 and Collier
Boulevard interchange. White Lake Industrial Corp Park is one of Collier County's three
primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is
approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of
newer, good quality flex and warehouse properties and it is home to some of the largest
manufacturing facilities within the county. It is approximately 50% built -out. City Gate
Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light industry,
office, warehouse and distribution. The site has over 3,000 feet of frontage on Collier
Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100 room
Fairfield Inn Marriott have been constructed. Approximately 90% of the interior lots are
vacant.
Medical
None of Collier County's major medical facilities are located within this market area. The
only major medical center/hospital servicing this area is the Physicians Regional Medical
Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility
and is one of the county's four major medical centers. The hospital offers a 24-hour
emergency department that provides a full range of traditional emergency services. An
additional emergency room facility was recently completed at the northeast corner of
Collier Boulevard and Immokalee Road. This is a two-story 19 room, state of the art
emergency room with additional medical space for practicing physicians. The facility was
built to help service the rural estates and all the new residential units being constructed
along Collier Boulevard and Immokalee Road.
Carroll & Carroll 27
5436C
Market Area
MARKET AREA BUSINESS SUMMARY
Total Businesses
Total Employees
Total Population
Employee/Pop. Ratio
Industry
Agriculture/Mining
Construction
Manufacturing
Transportation
Communication
Utility
Wholesale Trade
Retail Trade
Finance/Insurance/Real Estate
Services
Government
Unclassified Establishments
1,597
10,194
70,636
0.14:1
Businesses Employees
102
904
300
1,319
13
279
69
210
6
34
7
33
33
300
243
1,873
114
507
558
4,398
19
325
132
13
U.S. Census Bureau, Ersi forecasts for2018 and 2023
Health care, construction, education, retail, and management positions dominate the market
area business sector.
Carroll & Carroll 28
5436C
Market Area
MARKET AREA LIFE CYCLE
Market areas often pass through a four -stage life cycle of growth, stability, decline, and
revitalization.
• Growth - A period during which the market area gains public favor and acceptance.
• Stability - A period of equilibrium without marked gains or losses
• Decline - A period of diminishing demand
• Revitalization - A period of renewal, redevelopment, modernization and increasing
demand.
Most the real estate activity in Golden Gate reflects the growth cycle. The residential and
commercial markets continue to be strong. The growth cycle is expected to continue into the
near future. Because of the age of the structures, the western portion and the city center are
just beginning to experience some revitalization.
CONCLUSION
This continues to be one of the most affordable market areas in Collier County. The houses
within the city center provide entry level housing and the rural area satisfies the desire for
larger lot sizes and rural lifestyle. A well -designed road network provides easy access to
jobs serving the coastal community; coastal beaches and water activities; entertainment
endeavors; and commercial and medical services. This area appeals to a cross section of the
population but primarily to working class families. Development continues to push north
and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy
growth while maintaining its affordability.
Carroll & Carroll 29
5436C Report
PROPERTY INFORMATION
PALM ROYALE
'L
Pine Ridge Rd
SU NGATE
tr en 91vd CENTER
.
Golden Gate `
BZ6 -
MAGNOLIA POND
SHERWOOD PARK
ro
I'ca-J. Q Rd
r,
FOR EST G LE N N
OF NAPLES
NAPLES
HERITAGE
GOLF &
COUNTRY CLUB
9SS
}
tC
i
V
NAPLES LAKES
COUNTRY CLUB
su ,ect
CB4)
Property Information
Golden Gate Blvd W EE
841
Picayune Strand
Carroll & Carroll 30
0
cd
0
Cd
i
} � Y
7
I i
i
.a
•jj:. '
1
0
5436C Report Property Information
SITE DESCRIPTIO N
Legal Description
The Southwest 1/4 of the Southeast 1/4 of the Northwest 1/4 of
the Southeast 1/4 of Section 25, Township 49 South, Range 26
East, Collier County, Florida.
Property ID#
00291040002
Owner of Record
Elaine R. Bazar
Size
I was not provided with a boundary survey. The size of the
parcel is based on the legal description obtained from the
most recent warranty deed.
2.50 gross acres
Dimensions - 330'x330'
Easements
None
Shape
Square
Frontage
None
Access
The subject property currently has no physical or legal
access.
The property is located 330 feet south of the nearest
physical road. After researching recorded plat maps,
warranty deeds of adjacent properties, and recorded
easements, the subject property has no legal access. Legal
access would have to be obtained from the property owner
to the south and to the north through a statutory way of
necessity easement. This would require approval from the
courts, compensation to the adjacent owners for the
easement, and would likely take 6 to 9 months.
In the State of Florida, a parcel which is landlocked and
does not have legal access can obtain a statutory way of
necessity easement as presented in Florida Statutes Section
704.01(2). A statutory way of necessity easement is
recognized by a court only if the landlocked parcel is used,
or is desired to be used, for one of the following purposes:
(a) as a dwelling, (b) for farming, ranching, or other
agricultural purposes, or (c) for timber raising or cutting. A
court can give a statutory way of necessity easement over
any adjoining property, as long as it is the nearest
practicable route to a public road. Unlike a common law
Carroll & Carroll 33
5436C Report
Property Information
way of necessity easement, the owner of the property over
which the statutory way of necessity easement runs must
be compensated for the easement encumbering his or her
property.
Topography
The elevations range from 10 to 11 feet. It is assumed that
the property is generally level.
Ground Cover
The property is covered in native and exotic vegetation.
I was provided with a copy of the Deed of Conservation
Easement recorded in Official Records Book 5066, Page
3442 of the Public Records of Collier County, Florida for the
adjacent property owned by Collier County. Within the
deed is a Management Plan for Listed Species conducted by
Earth Tech and Boylan Environmental Consultants, Inc.
The report identifies the vegetation communities located on
the adjacent property. The vegetation communities
surrounding the subject include, pine flatwoods, and
cypress -pine -cabbage palm. There are also various levels of
exotics mixed into the vegetation communities. Based on
the aerial imagery, the subject includes slash pine, cypress,
cabbage palms, Brazilian pepper, and Earleaf acacia.
Utilities
Electricity, telephone, and TV cable are available. The
property is currently serviced by well and septic.
Concurrency
The service levels along the adjacent road system are within
acceptable limits as defined by Collier County. There are no
concurrence issues adversely affecting this property.
Surrounding Land Uses
The subject is located approximately 1.60 mile east of
Collier Boulevard. The subject is surrounded to the south
and west by the Collier County Resource and Recovery
Business Park Industrial Planned Unit Development. The
IPUD spans 344.3 acres. A total of 178.1 acres are
designated as preserve and the remaining 166.2 acres can be
used/developed. The IPUD shall be developed for solid
waste and resource recovery facilities, and public vehicle
and equipment storage, and repair facilities.
To the north of the subject is a 5.00 acre -parcel that is
individually owned and to the east is a 2.50 acre -parcel that
was recently purchased by Collier County.
Demographics (2020)
1 mile 3 5
Population 160 11,045 56,007
Households 50 3,888 19,970
Carroll 8v Carroll 34
5436C Report
Property Information
Median HH Income $66,000 $60,405 $57,059
Median Home Value $268,420 $254,196 $269,847
Site Improvements None
Carroll 8v Carroll 35
5436C Report Propertv Information
ENVIRO ME NTAL W AMINATIO
Observed Contamination
None
Noted Concerns
None
Environmental Assessment
No
Available
Impact on Value
None
Disclaimer
Unless otherwise stated in this report, the existence
of hazardous substances or environmental
conditions including but not limited to asbestos,
polychlorinated biphenyls, petroleum leakage,
agricultural chemicals, urea formaldehyde
insulation, lead paint, toxic mold, et cetera, which
might or might not be present in or on the property
were not called to the attention of the appraiser.
Such tests were not in the appraiser's required
scope of work, the appraiser is not qualified to test
for such substances and conditions and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any such conditions that might exist,
or for the knowledge and expertise required to
discover them.
Carroll & Carroll 36
5436C Report Propertv Information
NATURAL RESOU CE CONCERNS
Condition of subject
The property is in its native state and has never
been cleared. I was not provided with any
environmental reports.
All plant and animal communities are of interest
and concern. To a greater or lesser degree
depending on the species and the quality of habitat
they occupy, plants and animals inhabiting the
property will invoke some level of scrutiny and will
result in some cost during the permitting process.
Natural Resource Audits Available
No
Impact on Value
N/A
Disclaimer
Specialized natural resource audits were not in the
appraiser's required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
concerns, or for the knowledge and expertise
re uired to discover them.
Carroll 8v Carroll 37
5436C Report Propertv Information
FUTURE LAND USE
Ordinance or Plan
Collier County Growth Management Plan
Future Land Use Designation
Rural Fringe Mixed Use District (RFMUD) - Sending
Lands and the North Belle Meade Overlay
Purpose of Designation
The Rural Fringe Mixed Use District provides a
transition between the Urban and Estates
Designated lands and between the Urban and
Agricultural/Rural and Conservation designated
lands farther to the east. The Rural Fringe Mixed Use
District employs a balanced approach, including
both regulations and incentives, to protect natural
resources and private property rights, providing for
large areas of open space, and allowing, in
designated areas, appropriate types, density and
intensity of development. The Rural Fringe Mixed
Use District allows for a mixture of urban and rural
levels of service, including limited extension of
central water and sewer, schools, recreational
facilities, commercial uses and essential services
deemed necessary to serve the residents of the
District.
Sending Lands are those lands within the Rural
Fringe Mixed Use District that have the highest
degree of environmental value and sensitivity and
generally include significant wetlands, uplands, and
habitat for listed species.
Permitted uses include agricultural uses, detached
single family uses at a maximum density of one
dwelling unit per 40 acres or one dwelling unit per
lot or parcel of less than 40 acres, which existed on
or before June 22, 1999, habitat preservation and
conservation use, passive parks, sporting and
recreational camps, essential services, and oil and
gas exploration.
Development rights may also be severed from
Sending Lands at a maximum rate of 0.2 TDR
(Transfer of Development Rights) credits per acre (1
TDR Credit per five acres). Utilization of TDR
Carroll & Carroll 38
5436C Report Property Information
Credits and TDR Bonus Credits in Receiving Lands
may only occur in whole number increments
(fractions are prohibited). In the case of legal
nonconforming lots or parcels in existence as of June
22, 1999, where such lot or parcel is less than 5 acres
in size, one TDR Credit may be severed from said lot
or parcel.
North Belle Meade area is surrounded by Golden
Gate Estates to the north, east, and west and I-75 to
the south and is unique to the Rural Fringe area
because it is surrounded by areas that are vested for
development on three sides. Because this area is
largely undeveloped and includes substantial
vegetated areas, the Sending Lands can and do
provide valuable habitat for wildlife, including
endangered species. The challenge for the NBM
Overlay area is to achieve a balance of both
preservation and opportunities for future
development that takes into account resource
protection and the relationship between this area
and the Estates developing around the NBM
Overlay area.
Carroll & Carroll 39
5436C Report Propertv Information
O
0
GOLDEN GATE 9LV[] W
GOLDEN GAPE BLW E
YD ,( y (xy�x�
`�k�`x�`i-.32C � m
RIDGE RD
GREEN 6LVD
0
G E
NORTH �
BELLE 7
E
MEADE
-
N RPA
O R6
0
z �
a rr
m
sm
BELLE
$
MEADE
KE HAM ACCK Rn
N R PA
5o
�
G
Carroll 8v Carroll 40
5436C Report Propertv Information
ZONING
Ordinance or Land Development
Collier County
Code
Zoning
"A" - Rural Agricultural District
RFMUD - NBMO - Sending
Rural Fringe Mixed Use District (RFMUD) - Sending
Lands and the North Belle Meade Overlay
Purpose or Intent of Zoning
The purpose and intent of the Rural Agricultural
District is to provide land for agricultural, pastoral,
and rural land uses. In addition, several conditional
uses including churches, schools, child care centers,
social and fraternal organizations, and group care
facilities are available under conditional use
provisions. It is also a "holding" classification applied
to land the future development of which is uncertain.
The purpose and intent of the rural agricultural
district (A) is to provide lands for agricultural,
pastoral, and rural land uses by accommodating
traditional agricultural, agricultural related activities
and facilities, support facilities related to agricultural
needs, and conservation uses. Uses that are generally
considered compatible to agricultural uses that would
not endanger or damage the agricultural,
environmental, potable water, or wildlife resources of
the County. In addition, several conditional uses
including churches, schools, child care centers, social
and fraternal organizations, group care facilities, and
earth mining are available under conditional use
provisions. It is also a "holding" classification applied
to land the future development of which is uncertain.
The maximum shall not exceed the density permissible
under the density rating system.
Below are the development requirements as set forth
in the Agricultural Zoning District:
Minimum Lot Area: 217,800 square feet
or 5.00 acres
Minimum Lot Width: 165 feet
Minimum Front Yard Setback: 50 feet minimum
Carroll & Carroll 41
5436C Report Property Information
Minimum Side Yard Setback: 30 feet
Minimum Rear Yard Setback: 50 feet
Maximum Building Height: 35 feet
Copies of pertinent sections of the Comprehensive Plan and Land Development Code are
included in the Addendum.
Carroll 8v Carroll 42
5436C Report «r oe t Information
� •
; tome
�■a;
) § @
222.
§ � .
a
�
ae2 d
i�kk§ §
;®2(\
`!|;)
2'2m�a
)
k
, §}
[\
�
4§
N
a
|
Carroll &, Carroll 43
5436C Report Propertv Information
ASSESSMENT AN TAXES
By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st
of the tax year. Since annual tax assessments are based on sales from previous years,
depending upon market trends, assessed values can fall on either side of the current
market value estimate. The tax assessment is usually not a reliable indicator of market
value.
Parcel Tax ID
00291040002
Assessment and Tax Year
2019
Land Assessment
$10,750
Improvement Assessment
$0
Combined Total Assessment
$10,750
10% CAP
($8,481)
AG Exemption
$0
Taxable Value
$2,269
Ad Valorem Taxes
$68.96
Non- Ad Valorem Taxes
$0
Total Taxes
$68.96
Taxing Authority/Jurisdiction
Collier County
The total assessment is $4,300 per gross acre of land area. The land assessment is within
the range of other similar interior parcels which range from $4,300 to $9,000 per acre. The
assessment is considerably less than my estimate of market value.
The 2019 assessment reflects an 421.09% increase from 2018. Assessed values can be
increased a maximum of 10% annually and therefore the 10% CAP was applied. The 2018
assessment increased 10% from 2017.
The 2019 taxes increased 12.46% from 2018 or $7.64 and the 2018 taxes increased 185.47%
from 2017.
As of the appraisal effective date the 2019 taxes have been paid.
Carroll & Carroll 44
5436C Report Propertv Information
FLOOD ZONE D A
Flood Zone
AH
Flood Zone Comments
Zone AH — Areas of 1% annual -chance
shallow flooding with a constant water -
surface elevation (usually areas of ponding)
where average depths are between 1 and 3
feet. Base flood elevations determined.
Community Panel Number
12021C0416H
Revised
May 16, 2012
Source
National Flood Insurance Program
Flood Insurance Rate Maps
Carroll 8v Carroll 45
5436C Report Propertv Information
TRANSACTIONAL HISTORY
Sales History
There have been no transactions in the
previous three years.
CURRENT STATUS
Subject Listed for Sale/Under Contract
The subject property is not currently listed
for sale or under contract.
Carroll 8v Carroll 46
5436C Report Highest and Best Use
HIGHEST AND BEST USE
DEFINITION
For typical appraisal practice in the United States, The Dictionary of Real Estate Appraisal,
Sixth Edition, published 2015 by the Appraisal Institute, defines Highest and Best Use as:
The reasonably probable use of property that results in the highest value. The four criteria that the
highest and best use must meet are legal permissibility, physical possibility, financial feasibility,
and maximum productivity.
METHOD
There are four criteria that must be met in order for a use to be the highest and best use for a
given property. The highest and best use must be:
• Legally permissible.
• Physically Possible.
• Financially feasible.
• Maximally productive.
Ordinarily these criteria are considered sequentially, each step narrowing the range of
alternative uses being considered.
ANALYSIS
SITE AS THOUG VALIANT
Legally Permissible: Collier County designates this property as "A" — Rural Agricultural
District with a Future Land Use of Rural Fringe Mixed Use District (RFMUD) — Sending
Lands and the North Belle Meade Overlay. Sending Lands are those lands within the Rural
Fringe Mixed Use District that have the highest degree of environmental value and
sensitivity and generally include significant wetlands, uplands, and habitat for listed
species.
The subject is a legally non -conforming lot due to its small size. The zoning ordinance and
future land use are consistent in identifying the property for residential uses or varying
types of ancillary agricultural uses. The property can be used for agricultural purposes, a
maximum of one single family home site, or as a combination of those uses.
The development rights may also be severed from Sending Lands at a maximum rate of 0.2
TDR (Transfer of Development Rights) credits per acre (1 TDR Credit per five acres).
The property currently has no physical or legal access, which would need to be obtained in
order to improve the property. Legal access would have to be obtained from the property
owner to the south and to the north through a statutory way of necessity easement. This
Carroll &, Carroll 47
5436C Report Highest and Best Use
would require approval from the courts, compensation to the adjacent owners for the
easement, and would likely take 6 to 9 months.
Physically Possible: Assuming there are no significant environmental issues, the subject
could be developed as one single-family home site or some type of agricultural operation.
The site is served by well and septic systems. The location, surrounding land uses, and the
size of the property suggest some type of single-family use assuming legal access is able to
be obtained.
Financially Feasible: The financial feasibility of single-family residential development is
good. The single-family residential market continues to be strong, especially new
construction. Based on the number of new homes in the neighborhood, single-family
residential development appears to be financially feasible.
Due to the limited number of locations in Naples for agricultural uses/development, this is
also a financially feasible use. These uses would require obtaining legal and physical
access.
Maximally Productive: The maximally productive use is that legal and physical access be
obtained, and it be developed with one single-family residence or an agricultural type use.
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for this vacant parcel.
Carroll & Carroll 48
5436C Report Sales Comparison Approach
SALES COMPARISON APPROACH
INTRODUCTION
In the sales comparison approach, the subject property is compared with similar properties
that have sold recently or for which listing prices or offering prices are known. Data from
generally similar properties is used, and comparisons are made to demonstrate a probable
price at which the subject property would sell if offered on the market. This approach is
particularly strong when comparable sales data is plentiful and there is good conformity
among properties in the neighborhood.
Following is the procedure to be followed in developing this approach:
Research the market to gather information on sales, listings, and offers to purchase
properties similar to the subject.
2. Verify the information as to factual accuracy and arm's-length market considerations.
3. Identify relevant units of comparison and develop a comparative analysis for each
unit.
4. Compare the subject with comparable sale properties using elements of comparison
and adjust the sale price of each comparable appropriately.
5. Reconcile the various value indicators produced from the analysis of comparables into
a single value indication or a range of values.
The outline above is developed in detail on the following pages.
SALES DATA
A search was made for sales of land comparable to the subject parcel. The intention was to
find comparable sales in similar locations that offer similar functional utility. A total of
seven closed sales and one current listing were identified as the best available for analysis.
Price per acre of gross land area was developed as the unit of comparison, since that is the
unit best suited to the analysis, and the one most often utilized by local buyers, seller, and
brokers of land similar to the subject parcel.
Comparable land sales data is given on the following pages. Each comparable is identified
by a number which will be used for reference throughout the report. Each comparable is
identified on the location map immediately following this page.
Carroll & Carroll 49
96
P-
"on
xV
wi
A.
I L
iLn
CL a
Smith -Rd E
ati
R ich a.,J boil Way
.t
CL
E
en
Cal
Pis PUL11,100
....................
PH-waa.
Ln
71
5436C Report Sales Comparison Approach
VACAN LAN COMPARABLE 01
ADDRESS
No site address, Naples, FL 34117
O. PROPERTY ID N
00291120003
SALE PRICE
$20,000
UN T AREA
2.50 acres I
UN T PRICE
$8,000 per acre I
DATE OF RECORDIN
G anuary 08, 202P
O.R. BOOK -PAGE
5719/1055
CON RACT DATE
Unknown
GRANTOR
John I. Sidoti
GRANTEE
Collier County
FIN GIN
C ash to seller AN
TOPO-ELEVATION L
evel
GROUN COVER
Native Vegetation
Rural Fringe Mixed Use District (RFMUD) — Sending Lands and the North Belle Meade
LAN USE DESIGN ION
AT D
Overlay
I ZON N G
- Rural AgriciAtural
IMPROVEMENTS None
UTILITIES Well & Septic
PRIOR SALES No sales in the previous three years.
LEGAL DESCRIPTION
The SE 1/4 of the SE 1/4 of the NW 1/4 of the SE 1/4 of Section 25, Township 49 South, Range 26 East, Collier County, Florida, with the
North 30 feet subject to road and utility easements.
VERIFICATION
Verified with Roosevelt Leonard Sr. Review Appraiser for the Facilities Management/Real Property of Collier County. He verified the sale
and the arm's-length nature. Collier County owns the adjacent 344.3 acres and they are acquiring the remaining parcels to create a unified
whole. Collier County originally offered $17,000 and the seller negotiated to $20,000. The property had never been listing for sale.
Carroll & Carroll 51
5436C Report Sales Comparison Approach
VACAN LAN COMPARABLE 02
ADDRESS
3887 City Gate Boulevard North, Naples, FL 34117
O. PROPERTY ID N
00291080004
SALE PRICE
$49,000
UN T AREA
5.00 acres I
UN T PRICE
$9,800 per acre I
DATE OF RECORDIN G
ter 21, 2019
O.R. BOOK -PAGE
5686/2252
CON RACT DATE
Unknown
GRANTOR
Vanessa M. Uzupes
GRANTEE
Kirk N. Sanders
FIN GIN
C ash to seller AN
TOPO-ELEVATION L
evel
GROUN COVER
Native Vegetation
Rural Fringe Mixed Use District (RFMUD) — Sending Lands and the North Belle Meade
LAN USE DESIGN ION
AT D
Overlay
I ZON N G
- Rural AgrictAtural
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
Sold June 24, 2019 for $30,000.
LEGAL DESCRIPTION
The NW 1/4 of the SE 1/4 of the NW 1/4
of the SE 1/4 and the NE 1/4 of the SE 1/4 of the NW 1/4 of the SE 1/4 of Section 25, Township 49
South, Range 26 East, Collier County,
Florida.
VERIFICATION
I interviewed Roosevelt Leonard Sr., Review Appraiser for the Facilities Management/Real Property of Collier County. He verified the sale
price. He said that Collier County originally wanted to purchase the property from Lawrence and Genevieve Pistori, but in compensation
for the property, the Pistori s wanted
to do a land swap, which Collier County was unable to perform. Instead the Pistori s transferred the
property to Vanessa Uzupes and then she sold it to Kirk N. Sanders. It appears that Mr. Sanders purchased the property in hopes that
Carroll & Carroll 52
5436C Report Sales Comparison Approach
Collier County would pay him top dollar to buy him out.
Mr. Leonard also said that Collier County sent out an offer for $50,000 or $10,000 per acre to Mr. Sanders, which was refused.
Carroll 8v Carroll 53
5436C Report Sales Comparison Approach
I
VACAN LAN COMPARABLE 03
ADDRESS
2375 Everly Avenue, Naples, FL 34117
O. PROPERTY ID N
00340120006
SALE PRICE
$60,000
UN T AREA
5.00 acres I
UN T PRICE
$12,000 per acre I
DATE OF RECORDIN G
Ma21, 2020
O.R. BOOK -PAGE
5749/3397
CON RACT DATE
Unknown
GRANTOR
Kevin and Nancy Dey
GRANTEE
Collier County
FIN GIN
C ash to seller AN
TOPO-ELEVATION L
evel
GROUN COVER
Native Vegetation
Rural Fringe Mixed Use District (RFMUD) — Sending Lands and the North Belle Meade
LAN USE DESIGN ION
AT D
Overlay
ZON N G
- Rural AgrictAtural
IMPROVEMENTS None
UTILITIES Well & Septic
PRIOR SALES No sales in the previous three years.
LEGAL DESCRIPTION
The SE 1/4 of the SE 1/4 of the NW 1/4 of the SE 1/4 of Section 25, Township 49 South, Range 26 East, Collier County, Florida, with the
North 30 feet subject to road and utility easements.
VERIFICATION
Verified with Roosevelt Leonard Sr. Review Appraiser for the Facilities Management/Real Property of Collier County. He verified the sale
and the arm's-length nature. Collier County owns the adjacent landfill and they are acquiring parcels to try and create a buffer.
Carroll & Carroll
54
5436C Report Sales Comparison Approach
VACANT LAND COMPARABLE 04
ADDRESS
3151 Inez Road, Naples, FL 34117
PROPERTY ID NO.
00336320001
SALE PRICE
$60,000
UNIT AREA
5.00 acres
UNIT PRICE
$12,000 per acre
DATE OF RECORDING
September 27, 2019
O.R. BOOK -PAGE
5680/818
CONTRACT DATE
June 27, 2019
GRANTOR
Newton M. Davis and Tracy D. Gustilo
GRANTEE
Michael Narreta, Jr.
FINANCING
Cash to seller
TOPO-ELEVATION
Level
GROUND COVER
Partially Cleared
Rural Fringe Mixed Use District (RFMUD) — Sending Lands and the North Belle Meade
LAND USE DESIGNATION
Overlay
ZONING
A - Rural Agricultural
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
The NE 1/4 of the SE 1/4 of the SE 1/4 of Section 30, Township 49 South, Range 27 East, Collier County, Florida, less and except the N 1/2
thereof.
VERIFICATION
Verified with Bill Duffy, selling agent. He verified the sale price and the arm's-length nature. The buyer is an owner -user who plans to use
the property for a single-family residence. The property was listed for $99,000 and was on the market 284 days before it went under
contract.
Carroll & Carroll 55
5436C Report Sales Comparison Approach
I
VACAN LAN COMPARABLE 05
ADDRESS
2840 Smith Road, Naples, FL 34117
O. PROPERTY ID N
00336000004
SALE PRICE
$70,000
UN T AREA
5.00 acres I
UN T PRICE
$14,000 per acre I
DATE OF RECORDIN G
d1146, 2019
O.R. BOOK -PAGE
5626/278
CON RACT DATE
April 4, 2019
GRANTOR
Gustavo G. Garcia
GRANTEE
Teresa Garcia Fuente and Sanjuana Garcia Fuentes
FIN GIN
C ash to seller AN
TOPO-ELEVATION L
evel
GROUN COVER
Native Vegetation
Rural Fringe Mixed Use District (RFMUD) — Sending Lands and the North Belle Meade
LAN USE DESIGN ION
AT D
Overlay
ZON N G
- Rural AgrictAtural
IMPROVEMENTS None
UTILITIES Well & Septic
PRIOR SALES Sold 2/4/19 for $40,000 and $35,000 both on the same day.
LEGAL DESCRIPTION
The W 1/2 of the NW 1/4 of the NW 1/4 of the SE 1/4 of Section 30, Township 49 South, Range 27 East, Collier County, Florida.
VERIFICATION
Verified with Tanny Medina, selling agent. She verified the sale price and the arm's-length nature. The property was listed for $75,000 and
was on the market 29 days before it went under contract.
Carroll 8v Carroll
56
5436C Report Sales Comparison Approach
ADDRESS
O. PROPERTY ID N
SALE PRICE
UN T AREA
UN T PRICE
DATE OF RECORDIN G
O.R. BOOK -PAGE
CON RACT DATE
GRANTOR
GRANTEE
FIN GIN
TOPO-ELEVATION L
GROUN COVER
LAN USE DESIGN ION
I ZON N G
VACAN LAN COMPARABLE 06
Everly Avenue, Naples, FL 34117
00337920002
$81,500
5.00 acres I
$16,300 per acre I
November 07, 2019
5694/3964
October 14, 2019
James L. Cochrun III and Linda C. Roberts
Suzanne Edith Jewett Herrmann
C ash to seller AN
evel
Native Vegetation
Rural Fringe Mixed Use District (RFMUD) — Sending Lands and the North Belle Meade
Overlay
- Rural AgrictAtural
IMPROVEMENTS None
UTILITIES Well & Septic
PRIOR SALES No sales in the previous three years.
LEGAL DESCRIPTION
The E 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of Section 31, Township 49 South, Range 27 East, Collier County, Florida.
VERIFICATION
Verified with Kim Ellis, listing/selling agent. She verified the sale price and the arm's-length nature. The buyer is an owner -user who plans
to use the property for their single-family residence. Based on an Informal Wetland Delineation -Field Inspection and Data Report
conducted by Tropical Environmental Consultants, LLC, they determined the property was 100% uplands. The property was listed for
$99,000 and was on the market 98 days before it went under contract.
Carroll & Carroll 57
5436C Report Sales Comparison Approach
I
VACAN LAN COMPARABLE 07
ADDRESS
1983 Markley Avenue, Naples, FL 34117
O. PROPERTY ID N
00336160009
SALE PRICE
$94,000
UN T AREA
5.00 acres I
UN T PRICE
$16,800 per acre I
DATE OF RECORDIN G
rd1142, 2019
O.R. BOOK -PAGE
5622/1005
CON RACT DATE
March 22, 2019
GRANTOR
Glynis D. Ivey
GRANTEE
Michael S. Bailey and Kara Hardesty
FIN GIN
C ash to seller AN
TOPO-ELEVATION L
evel
GROUN COVER
Native Vegetation
Rural Fringe Mixed Use District (RFMUD) — Sending Lands and the North Belle Meade
LAN USE DESIGN ION
AT D
Overlay
ZON N G
- Rural AgrictAtural
IMPROVEMENTS None
UTILITIES Well & Septic
PRIOR SALES Sold January 5, 2015 for $50,000.
LEGAL DESCRIPTION
The W 1/2 of the SW 1/4 of the SW 1/4 of the SE 1/4 of Section 30, Township 49 South, Range 27 East, Collier County, Florida.
VERIFICATION
Verified with Jess Morris, listing agent. She verified the sale price and the arm's-length nature. The property was reported to be 100%
uplands. The property was most recently listed for $120,000 and was on the market 433 days before it went under contract. The original
listing price was $162,900.
Carroll & Carroll
0
5436C Report Sales Comparison Approach
I
VACAN
LAN COMPARABLE 08 (LISTIN G)
ADDRESS
3080 Garland Road, Naples, FL 34117
O. PROPERTY ID N
00335640009
LISTING PRICE
$90,000
UN T AREA
5.00 acres I
UN T PRICE
$18,000 per acre I
DATE OF RECORDIN G
N/A
O.R. BOOK -PAGE
N/A
CON RACT DATE
N/A
GRANTOR
Lihua Tsang
GRANTEE
N/A
FIN GIN C
ash to seller AN
TOPO-ELEVATION L
evel
GROUN COVER
Native Vegetation
Rural Fringe Mixed Use District (RFMUD) — Sending Lands and the North Belle Meade
LAN USE DESIGN ION
AT D
Overlay
ZON N G
- Rural AgrictAtural
IMPROVEMENTS None
UTILITIES Well & Septic
PRIOR SALES No sales in the previous three years.
LEGAL DESCRIPTION
The S 1/2 of the NW 1/4 of the SW 1/4 of the SW 1/4 of Section 30, Township 49 South, Range 27 East, Collier County, Florida.
VERIFICATION
Attempted to contact the seller, but my phone call was not returned. The property has been listed for sale since January 10, 2020 or 161
days with the current listing agent. The price started at $120,000 and has been reduced three times. The property was previously listed for
over a year with prices ranging from $130,000 and $169,000.
Carroll & Carroll
59
z
a
,.O
O
p
p
O
p
O
o
o
00
O
o
0
0 0
0
o
CD
0O C,
O
O
O
O
C
N
O
O O
O
N
ot
a1
O
O
GD
75
En
75
V3
�nr�
O O
N
0
5.
C
R
u .�
oo
oM
n
°
o
o`
o
v
a
am mi �
o
y
o '
w
Z
Z
o o
C7 n
in
cn
Lei in
to
O
O
O
O
CDO
o
�
00
�--i
o
0
0 0
0
o
N
a
o
O
0
O
0
Lr)
W
M
aj
o
0 0
0
Cl)L�
(�
aj
0000
0
0000
00
EA
¢.
m
H3
Y3
V3
it
NO
uCl)
.`O1.
a1
0
N
. N
i
Cl
aJ
r
t3
0
m
d\
m m O
tC".
O
�+
oG
C
O
C
G
W
z
U
O N
i cn
Cn
cn
Lr) Cn
(n
p
O
O
O
O
O
p
en
o
0
0 0
0
o
M
N
O
L'i
t.
CDr+
Ln
M
Lr]
Lr)
O
C
LO
N
O
O p
O
LO
N
O
r,
y
:
�
00-
m
00
0�0
10
N
y
N
N
O
v
�°
mU
F j
x
c.
a
C.
O
O O
N m m A.
'
O J
J
W
Z
U
t�
W i" i" cn
cn
cn
Ln cn
cn
O
O
O
O
O
O
o
N
�O
o
0
0 0
0
0
�O
Lf)
O
�•.
O
ooc
Lo
�
N
O
O O
O
N
n
�..
O
-O.
O
0
iA
to
C
N
0
N
W
+
�
�
Z
U
O Cl)M
c i" i'a a
U'
Un
Lr) cn
cn
0
O
O
O
O
O
o
[+]
p0
m
o
0
0 0
0
o
Ln
'5
CD
O
t
O
O
d!
N
10
LO
N
c+�
O
p p
p
c+i
N
M
a
U
o.
m
w
��-++r�Q)w
/-a
U
O 00
cn
in
U) C4
lf) Cn
cn
o
p
O
Cl
p
O
o
W
00
W
o
0
0 0
0
000
M
Op
Op
00
Lr)
rr
CDO
O CD
CD
CD
G j
ff3
�
ad
rP. Oi�
[f-?
p
[f-?
I
<
to
u
N
o
a
o
r7.1
m rn
o o
v
o
w
U
z
U
CD N
W z z fn
T)
cn
Lr) Cn
fn
O
O
O
O
O
O
O
o
O,
00
O
o
0
0 0
0
0
0
CD
p
O
d�
a,
'� 1=
O
O
O ClO
O
CD
01
-
zr-
C-i
'O
v
O
O
,y
Fpy
US
¢'
m
O
bl�
a3,
Fn
E O
bO
O
U
00
v
�
o rn
� O v�
,�
�
r.
C
,m
oo
,m
w
�cmm
:-
�00j
Z
U
,-, L,
U Z %+ cn
U')
U)
Lr) Cn
Cn
0
0
0
0
O
o
0
0
0 0
ti
G
O
0
o
O
N
N
Cl)
Lr)
N
N
o
0
o p
O
o
N
N
*
O
U
O
N
Qq
,�
S�.
V
N
pO
ls�
4J
m
O
N
K3
O
N
EA
00
V3
00
613
O
Q'
O
N
cz
�CC
Ly
�
U
a!
00
mo
o F
Fi
Lpn G
CC
G
w
C7
Z
U
O LO
Z Z Z in
in
cn d
cni in
in
a
CD•Pr
bO
a1
tDb
(L)
mow-.
N
is
LO
O O O
'C
Ln m
0
�.
.�
3
z
z
u
z
A�
z
H
w
a
w
w
w
u
>�
A
Wu
m
O
F
w
9
F
�
o
«W
wH
wZ
W.
w �
� V -lei
O
�
w
G
Z
A c x
m
m w
z
a w
U
�z
O
u
z
A
2u
f�
�
�
zw��.�
�
a
U0
�
A�
C4
0
Z
we�F�
w
°�
w
0�,.��
w
-<u
�E-
w
P.a
Ca
G
v'
�x
w
�Q�r�
az
z�
nu
P.
cn
94
u
as
w
d
d
w
a,
Cd
U
Cd
i
5436C Report Sales Comparison Approach
DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
"market" transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPROVEMENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
Carroll & Carroll 61
5436C Report Sales Comparison Approach
FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANGE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
Market conditions make accurate measurement of this adjustment difficult. The land
market is composed of end users so we are not seeing the pattern of investor/speculator
sale and resale that lends itself to good matched paired analysis. However, a trend of
increasing value is inferred by generally increasing sale prices, increasing listing prices,
and shortening supply.
Comparable 7 sold January 5, 2015 for $50,000 and resold April 22, 2019 for $84,000.
Comparable 7 indicates a market change rate of 1.32% per month over a 52-month
period. Due to the age of the initial sale, this is a high indicator.
This area continues to be a desirable location for both residential and agricultural users
and therefore a market change rate of 0.50% per month (6.00% annually) was applied
through the appraisal effective date.
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• All eight comparables are located in the North Belle Meade area and are similar,
however a number of them differ on legal and physical access.
I researched sales in the North Belle Meade area over the past four years to extract
access adjustments. All my research is included in the addendum of the report. I was
able to find three paired sales to determine the adjustment for a parcel with legal
access, but no physical access. The extracted adjustments indicate that a parcel without
physical access will sell for $1,000 to $1,400 per acre less than a property with physical
access. Based on the range, I concluded to $1,000 per acre.
I was also able to find two paired sales of properties with legal and physical access and
properties with no legal or physical access. The extracted adjustments indicate that a
parcel without legal and physical access will sell for $4,100 to $4,300 per acre less than a
Carroll & Carroll 62
5436C Report Sales Comparison Approach
property with legal and physical access. Based on the range, I concluded to $4,200 per
acre.
Based on the difference between the two studies, a property with physical, but no legal
access should sell for $3,200 ($4,200-$1,000) per acre less than one with legal and
physical access.
The subject has no legal or physical access. Comparable 2 was adjusted downward
$1,000 per acre for its superior physical access and Comparables 4, 5, 6, 7, and 8 were
adjusted downward $4,200 per acre for their superior legal and physical access.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public waste water collection system of each
comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• None of the comparable sales required adjustment in this category.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• None of the comparable sales required adjustment in this category.
PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
Carroll & Carroll 63
5436C Report Sales Comparison Approach
• N ne of the comparable sales required adjustment in this category.
RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
Comparables
Price Per Gross Acre
of Land Area
1
$8,214
2
$9,190
3
$12,178
4
$8,325
5
$10,766
6
$12,703
7
$13,771
8
$13,800
RECONCILIATION OF DATA
To arrive at a conclusion regarding the value of the subject, the comparable sales and their
indications of value should be weighted according to the quality of each as a value
indicator.
Comparables 5, 6, and 7 are the strongest indicators of value. Although they required
considerable adjustments for access, all are arm's-length transactions and were exposed to
the open market. Comparables 5, 6, and 7 were weighted 25% each.
Comparable 4 was also formally listed for sale and verified to be arm's-length, but it is
clearly a low indicator. Comparable 4 was weighted 10%.
Comparable 1 is the recent purchase of the adjacent 2.50 acres by Collier County. I typically
don't incorporate government purchases because they are not purchased for an economic
use, but due to its location and access/physical characteristics it was included. The land was
not exposed to the market and Collier County approached the seller. The unit price is
significantly less than the other sales and it received a minimal weighting of 5%.
Comparable 2 is the recent sale of the adjacent 5.00 acres to the north of the subject. This
sale was never exposed to the market and the motivation of the buyer is not consistent with
the market. Due to the conditions surrounding the sale, Comparable 2 received a minimal
weighting of 5%.
Carroll & Carroll 64
5436C Report Sales Comparison Approach
Comparable 3 is a recent purchase of 5.00 acres by Collier County to create a buffer along
the landfill. I typically don't incorporate government purchases because they are not
purchased for an economic use, but due to its location and access/physical characteristics it
was included. The land was not exposed to the market and Collier County approached the
seller. Although the unit price is consistent with the other stronger sales, it received a
minimal weighting of 5% due to the government purchase.
Comparable 8 is a current listing. I typically don't weight listings, but they tend to set an
upper limit of value. The subject should be less than $13,800 per acre.
The range of unit value indications is from $8,214 to $13,800 per acre. The arithmetic mean
of the seven closed sales is $10,735 per acre and the median is $10,766 per acre. The
weighted average discussed above yields $11,622 per acre. The average of the three
strongest sales is $12,413 per acre.
Based on the range of sales and giving strong consideration to Comparables 5, 6, and 7, I
settled on a unit value of $12,500 per acre.
ESTIMATE OF VALUE
$12,500 per gross acre results in an indication of value for the subject as of June 19, 2020 of
$31,250 (2.50 acres x $12,500 per acre), which rounds to $31,500.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll 65
5436C Report
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s)
Addenda
Page(s)
Assumptions and Limiting Conditions............................................................................ 2
FutureLand Use................................................................................................................... 13
Zoning.................................................................................................................................... 16
AccessAdjustments............................................................................................................. 1
Qualifications of Appraiser................................................................................................. 2
Carroll 8v Carroll
5436C
Addenda
ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the appraiser appearing in this report is subject to the following
assumptions and limiting conditions.
ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES
ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND
LIMITING CONDITIONS.
None
None
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
HYPOTHETICAL CONDITIONS
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
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.
2. The property is appraised free and clear of liens and encumbrances.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is assumed to be true, correct and reliable. A
reasonable effort was made to verify such information, but the appraiser bears no
responsibility for its accuracy.
5. All engineering is assumed to be correct. The plot plans and illustrative material is
included only to assist the reader in visualizing the property.
6. 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 might be required to discover
them.
7. It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws.
Carroll & Carroll
5436C
Addenda
8. It is assumed that the property is either in compliance with, or is "grandfathered" or
"bested" under, all applicable zoning, use regulations and restrictions.
9. 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 is based.
10. It is assumed that the utilization of the land and improvements is within the boundaries or
property lines of the property described, and that there is no encroachment or trespass.
11. It is assumed that the subject site and improvements are not contaminated by any
hazardous material or toxic substance. During the property inspection we were sensitive
to obvious signs of contamination and we reported anything unusual. However, we are
not qualified to render professional opinions regarding the existence or the nature of
hazardous materials in or on the subject property. If a definitive opinion is desired, then
the client is urged to retain an expert in the field.
12. The distribution of the total value in this 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.
13. Possession of this report, or a copy thereof, does not carry with it the right of publication.
14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are
not required to give further consultation, testimony, or to be in attendance in court.
Carroll & Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
e. At the time of rezoning, access shall be restricted as deemed appropriate so as to provide
safe ingress and egress.
f. At the time of rezoning, careful consideration shall be given to maximum building heights,
maximum building floor area for each use or structure, maximum building floor area for
the total site, landscaping and buffering requirements, building setbacks, and other site
design considerations, as well as to allowable uses, so as to insure compatibility with
surrounding uses and the rural character in which the Subdistrict is located. Further, since
a private well and septic system will be utilized, allowable uses may be restricted so as to
preclude those with high water demand (e.g. car washes) and those that utilize residual
chemicals or solvents (e.g. dry cleaners).
(IX) B. Rural Fringe Mixed Use District
The Rural Fringe Mixed Use District is identified on Future Land Use Map. This District consists
of approximately 93,600 acres, or 7% of Collier County's total land area. Significant portions of
this District are adjacent to the Urban area or to the semi -rural, rapidly developing, large -lot North
Golden Gate Estates platted lands. Agricultural land uses within the Rural Fringe Mixed Use
District do not represent a significant portion of the County's active agricultural lands. As of the
date of adoption of this Plan Amendment, the Rural Fringe Mixed Use District consists of more
than 5,550 tax parcels, and includes at least 3,835 separate and distinct property owners.
Alternative land use strategies have been developed for the Rural Fringe Mixed Use District, in
part, to consider these existing conditions.
The Rural Fringe Mixed Use District provides a transition between the Urban and Estates
Designated lands and between the Urban and Agricultural/Rural and Conservation designated
lands farther to the east. The Rural Fringe Mixed Use District employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property rights,
providing for large areas of open space, and allowing, in designated areas, appropriate types,
density and intensity of development. The Rural Fringe Mixed Use District allows for a mixture of
urban and rural levels of service, including limited extension of central water and sewer, schools,
recreational facilities, commercial uses and essential services deemed necessary to serve the
residents of the District. In order to preserve existing natural resources, including habitat for listed
species, to retain a rural, pastoral, or park -like appearance from the major public rights -of -way
within this area, and to protect private property rights, the following innovative planning and
development techniques are required and/or encouraged within the District.
(IX) 1. Transfer of Development Rights (TDR), and Sending, Neutral, and Receiving
Designations: The primary purpose of the TDR process within the Rural Fringe Mixed
Use District is to establish an equitable method of protecting and conserving the most
valuable environmental lands, including large connected wetland systems and significant
areas of habitat for listed species, while allowing property owners of such lands to
recoup lost value and development potential through an economically viable process of
transferring such rights to other more suitable lands. Within the Rural Fringe Mixed Use
District, residential density may be transferred from lands designated as Sending Lands
to lands designated as Receiving Lands on the Future Land Use Map, subject to the
provisions below. Residential density may not be transferred either from or into areas
designated as Neutral Lands through the TDR process.
(XVI) = Plan Amendment by Ordinance No. 2007-78 on December 4, 2007
73
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
c) An adjustment to the Neutral Lands boundary will not adversely affect the TDR
program.
(IX) C) Sending Lands: Sending Lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands,
and habitat for listed species.
1. Sending Lands are located entirely within the Rural Fringe Mixed Use District, and are
depicted on the Future Land Use Map. Based upon their location, Sending Lands are
the principal target for preservation and conservation. Private Property owners of
lands designated as Sending Lands may transfer density to Receiving Lands within
the Rural Fringe Mixed Use District, and to lands within the Urban Designated Area
subject to limitations set forth in the Density Rating System. All privately owned lands
within the Rural Fringe Mixed Use District that have a Natural Resource Protection
Area (NRPA) Overlay are designated Sending Lands.
(XIV) 2. Base Severance Rate: Development rights may be severed from Sending Lands at a
maximum rate of 0.2 TDR credits per acre (1 TDR Credit per five acres). Utilization
of TDR Credits and TDR Bonus Credits in Receiving Lands may only occur in whole
number increments (fractions are prohibited). In the case of legal nonconforming lots
or parcels in existence as of June 22, 1999, where such lot or parcel is less than 5
acres in size, one TDR Credit may be severed from said lot or parcel.
(XIV) 3. Conditions Applicable to Base and Bonus TDR Credits:
a) Base TDR Credits may not be severed from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The severance of credits shall be recorded in public records utilizing a legal
instrument determined to be appropriate by the County Attorney's Office. Said
instrument shall clearly state the remaining allowable lands uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
c) Where development rights have been severed from Sending Lands, such lands
may be retained in private ownership or may be sold or deeded by gift to another
entity.
d) The bonus provisions set forth in subsections 4 through 6 below are applicable to
properties from which TDR Credits were severed prior to and subsequent to the
effective date of this amendment.
e) These bonus provisions set forth in subsections 4 through 6 below are also
applicable to the North Belle Meade Overlay provisions of the Future Land Use
Element.
f) Any Sending Lands from which TDR Credits have been severed may also be
utilized for mitigation programs and associated mitigation activities and uses in
conjunction with any county, state or federal permitting.
g) No Conveyance Bonus Credits shall be available without provision of a plan for
management and maintenance as authorized in subsection 4 below (the
Environmental Restoration and Maintenance TDR Bonus).
(XIV) = Plan Amendment by Ordinance No. 2005-25 on June 7, 2005
82
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
(XIV) 4. Environmental Restoration and Maintenance TDR Bonus: One (1) additional TDR
Bonus Credit may be issued to the owner of each five acre parcel or legal
nonconforming lot of record. This Bonus shall be granted upon the County's
acceptance of a Restoration and Management Plan (RMP) that is consistent with a
listed species management plan that includes habitat management, the removal of
exotics and the maintenance of the land exotic free. The property owner may
contract with any of the government agencies or contractors deemed qualified by the
County for implementation of the RMP. The property owner shall provide financial
assurance, in the form of a performance surety bond or similar financial security
acceptable to the County, that the RMP shall remain in place and be performed until
the earlier of the following occurs:
a) Viable and sustainable ecological and hydrological functionality has been achieved
on the property as measured by the success criteria set forth in the RMP.
b) The property is conveyed to a county, state or federal agency, as provided for in
subsection 5 below.
(XIV) 5. Conveyance TDR Bonus: A TDR Bonus Credit shall be issued to the owner of
each five (5) acre parcel or legal nonconforming lot of record designated as
Sending Lands, at the transfer rate of one (1) additional TDR Bonus Credit for
each five acres or legal nonconforming lot of record for conveyance of fee simple
title to a federal, state, or local governmental agency by gift.
(XIV)(XXI) (XXX)(XLI V)
6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of
an additional one TDR Credit for each base TDR Credit severed from Sending Lands
from March 5, 2004, or until September 27, 2018. Early Entry TDR Bonus Credits may
be used after the termination of the bonus period.
(XIV) 7. Permitted Uses: Permitted uses are limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right
to Farm Act).
b) Detached single-family dwelling units, including mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per 40
acres or one dwelling unit per lot or parcel of less than 40 acres, which existed on
or before June 22, 1999. For the purpose of this provision, a lot or parcel which is
deemed to have been in existence on or before June 22, 1999 is 1) a lot or parcel
which is part of a subdivision recorded in the public records of Collier County,
Florida; or 2) a lot or parcel which has limited fixed boundaries, described by metes
and bounds or other specific legal description, the description of which has been
recorded in the public records of Collier County Florida on or before June 22, 1999;
or 3) a lot or parcel which has limited fixed boundaries, for which an agreement for
deed was executed prior to June 22, 1999.
c) Habitat preservation and conservation uses.
d) Passive parks and other passive recreational uses
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
83
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
e) Sporting and Recreational camps, within which the lodging component shall not
exceed 1 unit per 5 gross acres.
(XXV)(XXX) f) Essential Services necessary to serve permitted uses identified in Section 7.a)
through 7.e) such as private wells and septic tanks.
(XXV) g) Essential Services as follows, necessary to serve Urban areas or the Rural
Transition Water and Sewer District: utility lines, except sewer lines; sewer lines
and lift stations, only if located within non-NRPA Sending Lands, and only if
located within already cleared portions of existing rights -of -way or easements;
and, water pumping stations and raw water wells.
(XXV) h) Essential Services necessary to ensure public safety.
(XXV) i) Oil and gas exploration. Where practicable, directional -drilling techniques and/or
previously cleared or disturbed areas shall be utilized to minimize impacts to
native habitats.
8. Conditional Uses:
a) The following uses are conditionally permitted subject to approval through a public
hearing process:
(XIII)(XXX) (1) Essential services not identified above in 7.f). Within one year, Collier County
will review essential services currently allowed in the Land Development
Code and will define those uses intended to be conditionally permitted in
Sending designated lands. During this one-year period or if necessary until a
comprehensive plan amendment identifying conditionally permitted essential
services, no conditional uses for essential services within Sending designated
lands shall be approved.
(2) Public facilities, including solid waste and resource recovery facilities, and
public vehicle and equipment storage and repair facilities, shall be permitted
within Section 25, Township 49S, Range 26E, on lands adjacent to the existing
County landfill. This shall not be interpreted to allow for the expansion of the
landfill into Section 25 for the purpose of solid waste disposal.
(XIII)(XXX) (3) Commercial uses accessory to permitted uses 7.a), 7.c) and 7.d), such as
retail sales of produce accessory to farming, or a restaurant accessory to a
park or preserve, so long as restrictions or limitations are imposed to insure
the commercial use functions as an accessory, subordinate use.
(Xllq (4) Oil and gas field development and production. Where practicable,
directional -drilling techniques and/or previously cleared or disturbed areas
shall be utilized to minimize impacts to native habitats.
(MI) (5) Facilities for resource recovery and for the collection, transfer, processing
and reduction of solid waste, for a ±29 acre property located within the
southwest quarter of the southwest quarter of Section 31, Township 49S,
Range 27E, provided previously cleared or disturbed areas are utilized so as
to avoid impacts to native habitats and to protect existing conservation
easement areas from new or expanding uses. This shall not be interpreted
to allow for the establishment or expansion of facilities for landfilling,
dryfilling, incinerating, or other method of onsite solid waste disposal.
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
84
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
b) In addition to the criteria set forth in the Land Development Code, Conditional Uses
shall be allowed subject to the following additional criteria:
(1) The applicant shall submit a plan for development that demonstrates that
wetlands, listed species and their habitat are adequately protected. This plan
shall be part of the required EIS as specified in Policy 6.1.7 of the Conservation
and Coastal Management Element.
(2) Conditions may be imposed, as deemed appropriate, to limit the size, location,
and access to the conditional use.
9. Where residential density is transferred from Sending Lands, allowable uses shall be
limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right
to Farm Act), including water management facilities, to the extent and intensity that
such operations exist at the date of any transfer of development rights.
b) Cattle grazing on unimproved pasture where no clearing is required;
c) Detached single-family dwelling units, including mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per 40
acres. In order to retain these development rights after any transfer, up to one
dwelling must be retained (not transferred) per 40 acres.
(XXXVII) d) One detached dwelling unit, including mobile homes where the Mobile Home
Zoning Overlay exists, per each preexisting lot or parcel of less than 40 acres. For
the purpose of this provision, a preexisting lot or parcel is one that was in existence
on or before June 22, 1999 and is: 1) a lot or parcel which is part of a subdivision
recorded in the public records of Collier County, Florida; or 2) a lot or parcel which
has limited fixed boundaries, described by metes and bounds or other specific
legal description, the description of which has been recorded in the public records
of Collier County Florida on or before June 22, 1999; or 3) a lot or parcel which
has limited fixed boundaries, for which an agreement for deed was executed prior
to June 22, 1999. In order to retain these development rights after any transfer,
up to one dwelling must be retained (not transferred) per each lot or parcel.
e) Habitat preservation and conservation uses.
f) Passive parks and passive recreational uses.
g) Essential services, as authorized in Sending Lands.
h) Oil extraction and related processing, excluding earth mining.
10. Native Vegetation shall be preserved as set forth in CCME Policy 6.1.2.
11. Adjustment to the Sending Land Boundaries. For all properties designated Sending
Lands where such property is contiguous to a Sending Land/Neutral Land boundary
or Sending Land/Receiving Land boundary, the County will provide written notice to
the property owners to advise of the opportunity to submit additional data and analysis
to the County in an attempt to demonstrate a change to the boundary is warranted.
Said written notice will be provided within three months of the effective date of these
(XXXVII) = Plan Amendment by Ordinance No. 2015-08 on January 27, 2015
85
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
Rural Fringe amendments. Within one year from the date these notices are sent, the
County will initiate a Growth Management Plan amendment to consider boundary
changes, based upon the data and analysis, as may be warranted. Under the following
conditions, adjustments may be proposed to Sending Land boundaries:
a) The property is contiguous to Neutral or Receiving Lands;
b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property does not contain
characteristics warranting a Sending designation;
c) An adjustment to the Sending land boundary requires an amendment to the Future
Land Use Map.
(IX)(XV) D) Additional TDR Provisions: Collier County has amended its land development
regulations to adopt a formal process for authorizing and tracking the Transfer of
Development Rights. This process includes the following provisions:
(xIII) 1. The establishment of a simple, expeditious process whereby private property owners
may, by right, "sell" residential dwelling units from lands designated as Sending
Lands. Said units (TDR Credits) may then be transferred by right to lands
designated as Receiving Lands, or to Urban Lands where authorized. Once
established, the TDR program shall be administratively reviewed and approved,
requiring no further public hearing or Board approval if consistent with the provisions
for administrative approval.
(xIII) 2. The establishment of a process for tracking and recording all TDR Credits in the
public records of Collier County. This shall include the identification of the entity or
department responsible for on -going administration of the TDR program. In addition,
the County shall consider the feasibility of establishing a "TDR Bank," to be
administered by the County or some other not -far -profit governmental or quasi -
governmental public agency established for this purpose. A primary objective of the
TDR Bank is to make funds available to support the TDR program by offering initial
minimal purchase prices of TDR Credits.
(xIII) 3. Limitations and Procedures
a) TDR Credits shall not be generated from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The generation of TDR Credits through the severance of residential density from
Sending Lands shall be recorded in public records utilizing a legal instrument
determined to be appropriate by the County Attorney's Office.
c) Said instrument shall clearly state the remaining allowable land uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
d) Where residential density has been severed from Sending Lands, such lands may
be retained in private ownership or may be sold or deeded by gift to another entity.
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
86
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
Rural Fringe amendments. Within one year from the date these notices are sent, the
County will initiate a Growth Management Plan amendment to consider boundary
changes, based upon the data and analysis, as may be warranted. Under the following
conditions, adjustments may be proposed to Sending Land boundaries:
a) The property is contiguous to Neutral or Receiving Lands;
b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property does not contain
characteristics warranting a Sending designation;
c) An adjustment to the Sending land boundary requires an amendment to the Future
Land Use Map.
(IX)(XV) D) Additional TDR Provisions: Collier County has amended its land development
regulations to adopt a formal process for authorizing and tracking the Transfer of
Development Rights. This process includes the following provisions:
(xIII) 1. The establishment of a simple, expeditious process whereby private property owners
may, by right, "sell" residential dwelling units from lands designated as Sending
Lands. Said units (TDR Credits) may then be transferred by right to lands
designated as Receiving Lands, or to Urban Lands where authorized. Once
established, the TDR program shall be administratively reviewed and approved,
requiring no further public hearing or Board approval if consistent with the provisions
for administrative approval.
(xIII) 2. The establishment of a process for tracking and recording all TDR Credits in the
public records of Collier County. This shall include the identification of the entity or
department responsible for on -going administration of the TDR program. In addition,
the County shall consider the feasibility of establishing a "TDR Bank," to be
administered by the County or some other not -far -profit governmental or quasi -
governmental public agency established for this purpose. A primary objective of the
TDR Bank is to make funds available to support the TDR program by offering initial
minimal purchase prices of TDR Credits.
(xIII) 3. Limitations and Procedures
a) TDR Credits shall not be generated from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The generation of TDR Credits through the severance of residential density from
Sending Lands shall be recorded in public records utilizing a legal instrument
determined to be appropriate by the County Attorney's Office.
c) Said instrument shall clearly state the remaining allowable land uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
d) Where residential density has been severed from Sending Lands, such lands may
be retained in private ownership or may be sold or deeded by gift to another entity.
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
86
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
4. The TDR process shall be the only mechanism to achieve increased density within
Receiving Lands, excluding the Density Blending provisions of this Plan, and any
density bonuses authorized in the Rural Fringe Mixed Use District.
(XIII) 5. A 25-year prohibition on generating TDR Credits from any parcel, or portion thereof,
within Sending Lands has been cleared for agricultural purposes after June 19, 2002.
(IX) 2. Buffers Adjacent to Major Public Rights -of -way: In order to maintain and enhance
the rural character within the Rural Fringe Mixed Use District, within one year of adoption
of this amendment, Collier County will adopt land development regulations establishing
buffering standards for developments adjacent to existing or proposed arterial and
collector public roadways. These standards shall include, but are not limited to:
applicability provisions, including establishing a minimum project size below which these
requirements shall not apply; the degree to which water features, including water
management lakes and canals, may be a part of this buffer; credits for existing native
vegetation that is to be retained; and, credits toward any open space and native
vegetation preservation requirements.
(XIV) 3. Rural Villages: Rural Villages may be approved within the boundaries of the
Rural Fringe Mixed Use District in order to: maximize the preservation of natural areas
and wildlife habitat within the Rural Fringe Mixed Use District; to reduce the need for
residents of the District and surrounding lands to travel to the County's Urban area for
work, recreation, shopping, and education; and, to enhance the provision of limited
urban and rural levels of service through economies of scale. Rural Villages shall be
comprised of several neighborhoods designed in a compact nature such that a majority
of residential development is within one quarter mile of Neighborhood Centers.
Neighborhood Centers may include small scale service retail and office uses, and shall
include a public park, square, or green. Village Centers shall be designed to serve the
retail, office, civic, government uses and service needs of the residents of the village.
The Village Center shall be the primary location for commercial uses. Villages shall be
surrounded by a green belt in order to protect the character of the rural landscape and to
provide separation between villages and the low density rural development, agricultural
uses, and conservation lands that may surround the village. Villages shall be designed to
include the following: a mixture of residential housing types; institutional uses; commercial
uses; and, recreational uses, all of which shall serve the residents of the Village and the
surrounding lands. In addition, the following criteria and conditions shall apply, except for
those modifications that are identified in the North Belle Meade Overlay:
(XLJV) A) Process for Approval: The Collier County Land Development Code includes
provisions for the establishment of Rural Villages. These provisions establish specific
development regulations, standards, and land use mix requirements. Subsequent to
the creation of these provisions, applications shall be submitted in the form of a
Planned Unit Development (PUD) rezone and, where applicable, in conjunction with a
Development of Regional Impact (DRI) application as provided for in Chapter 380 of
Florida Statutes, or in conjunction with any other Florida provisions of law that may
supersede the DRI process.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
87
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
(IX)(XXIV) B. North Belle Meade Overlay
The North Belle Meade (NBM) Overlay is depicted on the FLUM. Uses shall be as provided for
in Receiving, Neutral, NRPA and non-NRPA Sending Lands, except as provided herein for Neutral
Lands in Section 24, Township 49 South, Range 26 East, and shown on the North Belle Meade
Overlay Section 24 Map. Development and preservation standards within this Overlay shall be
as provided herein.
(lx)(XIII) 1. IN GENERAL
The North Belle Meade area is surrounded by Golden Gate Estates to the north, east, and
west and I-75 to the south. This area, designated as the North Belle Meade Overlay,
comprises ± 24 sections of land (± 15,552 acres, depending on the size of individual
sections) and is depicted on the Future Land Use Map and North Belle Meade Overlay
Map. The NBM Overlay area is unique to the Rural Fringe area because it is surrounded
by areas that are vested for development on three sides. Because this area is largely
undeveloped and includes substantial vegetated areas, the Sending Lands can and do
provide valuable habitat for wildlife, including endangered species. Within the NBM
Overlay area are also areas that have been previously impacted by canal construction
and past clearing and agricultural practices which have altered the natural hydroperiod.
The challenge for the NBM Overlay area is to achieve a balance of both preservation and
opportunities for future development that takes into account resource protection and the
relationship between this area and the Estates developing around the NBM Overlay area.
Accordingly, a more detailed and specific plan for the NBM Overlay is set forth herein.
Unless otherwise specifically stated, no other Goals, Objectives and Policies of the Future
Land Use Element, other than those relating to density and allowable uses, Conservation
and Coastal Management Element, or Public Facilities Element in the Growth
Management Plan or implementing LDRs, including specifically but not limited to wetlands
and wildlife protection, shall be applicable to the NBM Overlay Receiving Lands other than
this NBM Overlay Plan and its implementing LDRs. On Receiving Lands any development
shall comply with the non -environmental administrative review procedures of Collier
County for site development plans and platting.
Within the NBM Overlay there are four distinct areas, as depicted on the Future Land Use
Map and Map series, that require separate treatment based on existing conditions within
this area. These areas include the Natural Resource Protection Area (NRPA), the
Receiving and the Sending Areas for the transfer of development rights, and a Neutral
area, which is neither a Sending nor a Receiving Area comprising two sections of land. It
is the intent to perform the physical planning of the NBM Sending Lands within twelve (12)
months after the effective date for Red Cockaded Woodpeckers, Greenways and Wildlife
Crossings.
(IX) Planning Considerations
(XIII) a. Wildlife Crossing and Wildlife Corridor
The County should support construction of a wildlife crossing under 1-75 connecting
the NBM and South Belle Meade (SBM), and the creation of a wildlife corridor
connecting the NBM with the Florida Panther National Wildlife Refuge to the east.
(IX)(XIII) b. Transportation
An existing access road (presently providing access to County water wells) along the
northern section lines of Sections 22, 23 and 24 of Range 27 East may be maintained
and improved, and an extension of Wilson Boulevard should be provided through
(XXIV) = Plan Amendment by Ordinance No. 2010-49 on December 14, 2010
99
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
Section 33, Range 27 East comprising a collector or arterial road extending to the
south to Interstate 75 via an interchange or service road for residential development
should it commence in Sections 21, 28 and 27, or in the alternate a haul road along
an extension of Wilson Boulevard to service earth mining activities with a connection
through Sections 32 and 31 to Landfill Road.
Lands required for the extension of Wilson Boulevard will be dedicated to Collier
County at the time of rezoning. The right-of-way shall be a sufficient size to
accommodate collector road requirements should there be a demonstrated need.
Within one year of June 19, 2002, the alternative alignments for east -west roadway,
connecting County Road 951 to an extension of Wilson Boulevard, shall be evaluated
and assessed for the Board's consideration. The roadway's alignment shall be
determined with public input and taking into consideration the following, at a minimum:
1. Usefulness as a route for truck traffic generated from any earth mining
operations in NBM;
2. Usefulness as a link in the County's major roadway network;
3. Avoidance of residential neighborhoods, to the extent feasible and prudent;
4. Avoidance of environmentally sensitive wildlife habitat, wildlife corridors, or
greenways, to the extent feasible and prudent;
5. The costs of construction, including any related design, permitting, and
mitigation casts; and
6. The costs of acquiring necessary right-of-way.
Alignments considered for such east -west roadway shall include extension of the
existing Landfill Road, extension of the existing Keane and Brantley Roads, extension
of the existing Green Boulevard, and any other alignment deemed feasible and
prudent. In consideration of the recommended alignment, the Board shall consider
the level of public benefit as provided in subparagraph 2 above in determining the
proportionate publiclprivate funding in subparagraphs 5 and 6 above and the method
and timing of any public resource allocation to the project.
The western 114 of Sections 22 and 27 will be buffered from the NBM NRPA to the
east by a buffer preservation that includes all of the eastern % of the western 114 of
Sections 22 and 27, which would consist of lake excavation areas between the Wilson
Boulevard extension road right-of-way and the NRPA.
Other than the new and improved Wilson Boulevard extension and service haul road
as described above, all new roads and improvements in the Sending Area shall be
routed so as to avoid traversing publicly owned natural preserves, parks and recreation
areas, areas identified as environmentally sensitive wildlife habitat, wildlife corridors,
or greenways, unless there is no feasible and prudent alternative. Other than the
referenced Wilson Boulevard extension and service haul road, any new roads and
improvements to existing roads within sending areas shall be designed with aquatic
species crossings, small terrestrial animal crossings, and large terrestrial animal
crossings pursuant to Florida Fish and Wildlife Conservation Commission criteria. The
portion of Wilson Boulevard that traverses through the Sending Area shall be designed
with aquatic species crossings and small terrestrial animal crossings. The
implementing Land Development Regulations for the NBM Overlay shall address bike
lanes and pedestrian pathways.
(IX) = Plan Amendment by Ordinance No. 2002-32 on June 19, 2002
100
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
(IX)(XIII) c. Greenway
A NBM Greenway shall be created within the NRPA or sending lands following natural
flowways, as contemplated in the Community Character Plan prepared by Dover Kohl.
(IX)(XIII)(XV) d. Red Cockaded Woodpeckers (RCW)
RCW nesting and foraging habitat has been mapped and used to delineate areas that
are appropriately designated as Sending Lands.
(IX)(Xlll)(XX)(Vil)
2. Natural Resource Protection Area
The NBM Natural Resource Protection Area (NRPA) includes seven sections of lands and
three partial sections or a total of ± 6,075 acres and is located in the eastern portion of the
NBM Overlay. This area comprises about thirty-nine percent of the NBM Overlay. The
NBM NRPA area has concentrations of wetland land cover and listed species habitat,
consistent with other Rural Fringe NRPA's. This consideration combined with the
fragmented ownership pattern and the state's desire to purchase significant portions of
this area warrants a different level of protection than in other NRPA areas, particularly for
incentives for the consolidation of lots to assist in the future preservation of lands.
(IX)(XIII) Planning Considerations
a. Consolidation
The County should amend the Land Development Code to encourage further
consolidation of small parcels.
b. Public Acquisition
The County and the property owners should support acquisition of privately awned
land in the NBM NRPA area as a mechanism for protection.
(XIII) c. Sending Area
The NBM NRPA shall be designated as Sending Lands for purposes of the Transfer of
Development Rights (TDR) program.
(XIII) d. TDRs
TDR Credits generated from the NBM NRPA may be transferred to Sections 21 and
28 and the west 114 of Sections 22 and 27, to other suitable locations within the Rural
Fringe Mixed Use District, or to the Urban Area at a ratio of 1 unit per 5 acres from
Sending Lands, or one unit per individual deeded parcel or lot that existed as of June
22, 1999, whichever is greater.
(IX)(XI I I)(XV)(XL IV)
3. RECEIVING AREAS
Within the NBM Overlay, Receiving Areas are identified for clustering of residential
dwelling units, central water and sewer service, and for the transfer of development rights
and comprise ± 3,368 acres in the northern and northwestern portions of the NBM Overlay.
The Receiving Areas are generally located in the northern portion of NBM Overlay and are
generally contiguous to Golden Gate Estates. Two sections are directly to the south of
the APAC Earth Mining Operation. The Receiving Area exhibits areas of less
environmental sensitivity than other portions of the NBM Overlay, because of their
proximity to Golden Gate Estates and prior clearing and disturbance to the land. Within
the Receiving Area of the NBM Overlay, are located Sections 21, 28 and the western
quarter of Sections 22 and 27, which have been largely assembled under one property
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
101
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
ownership. These lands are located south of the existing APAC earth mining operation
and have been largely impacted by agricultural operations. The location of Sections 21
and 28 is just to the south and west of Wilson Boulevard located in the southern portion
of north Golden Gate Estates. Because an earth mining operation and asphalt plant uses
have existed for many years in the area, and the surrounding lands in Sections 21, 28 and
the western quarters of Sections 22 and 27 are reported to contain Florida Department of
Transportation grade rock for road construction, these uses are encouraged to remain and
expand. However, until June 19, 2005, mining operations and an asphalt plant may be
expanded only to the western half of Section 21 and shall not generate truck traffic beyond
average historic levels. If by June 19, 2005, an alignment has been selected, funding has
been determined, and an accelerated construction schedule established by the Board and
the mining operator for an east -west connection roadway from County Road 951 to the
extension of Wilson Boulevard, mining operations and an asphalt plant may expand on
Sections 21 and 28 and the western quarters of Sections 22 and 27 as a permitted use.
If no such designation has been made by June 19, 2005, any mining operations or asphalt
plant in these areas, other than continued operations on the western half of Section 21 at
historic levels, shall be permitted only as a conditional use, unless the mine operator upon
failure to attain Board selection of an alignment commits by June 19, 2005 to construct a
private haul road by June 19, 2010 without the allocation of any public funds. The County's
existing excavation and explosive regulations shall apply to all mining operations in these
areas.
The extension of Wilson Boulevard to the south with an ultimate connection to the vicinity
of Interstate 75, will serve to alleviate traffic congestion on Golden Gate Boulevard and
serve as an alternate evacuation route for Golden Gate Estates. Sufficient area for right-
of-way is available at the present time for the extension of this roadway. Additional right-
of-way area may be required outside of Sections 21 and 28.
Because of the proximity of Sections 21 and 28 and west quarters of Sections 22 and 27
to Golden Gate Estates, as well as other locations in the NBM Overlay Receiving Area,
they are at logical locations for the development of a Rural Village or Neighborhood Village
Center with a mix of uses which may include clustering of residential uses and civic and
institutional uses, including limited retail uses at an intersection to be established with
Wilson Boulevard.
(IX)(XIII) Planning Considerations
a. Density Bonuses
Once the maximum density of one (1) unit per acre is achieved outside of the NBM
Rural Village, through the combination of base density and density obtained with TDR
Credits, additional density may be achieved as follows:
1) Vegetation Retention. A density bonus of no more than 10% of the maximum
density per acre shall be allowed for the retention of at least 10% of the native
vegetation on site.
2) Wetlands Mitigation and Habitat Protection. A density bonus of no more than 10%
of the maximum density per acre shall be allowed as provided in Policy 6.2.5(6)b
of the COME.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
102
Carroll 8v Carroll
5436C Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
b. North Belle Meade Rural Village
The standards for the Rural Village in the NBM Overlay Receiving Area shall be
generally the same as provided for in the Rural Fringe Mixed Use District. However,
because of the NBM Receiving Area's location adjacent to Estates, the NBM NRPA,
and other Sending Lands, it does not have access to existing commercial uses, which
should be encouraged on NBM Receiving Lands. The following exceptions shall
apply:
1) The minimum gross density shall be 1.5 dwelling units per gross acre and a
maximum of 3 units per gross acre.
(Xii 2) A minimum of 0.5 dwelling units per acre shall be acquired through TDR Credits
and TDR Bonus Credits.
3) Sidewalks shall be required on both sides of the streets in the NBM Rural Village.
4) Greenbelts shall not be required for any NBM Receiving Lands including any Rural
Village. However, any Greenbelt that is provided shall be included in the
calculation of open space for purposes of determining compliance with the 40%
Open Space requirement.
5) Schools should be located with the NBM Rural Village whenever possible in order
to minimize busing of students and to co -locate schools with public facilities and
civic structures such as parks, libraries, community centers, public squares,
greens, and civic areas.
6) Elementary schools shall be accessed by local streets, pedestrian and bicycle
facilities, and shall be allowed in and adjacent to the Rural Village Center, provided
such local streets provide adequate access as needed by the School Board.
(IX)(XIII) 4. SENDING AREAS
Within the NBM Overlay are ± 4,598 acres of land that are identified as Sending Areas for
the transfer of development rights that are located in the western, eastern and southern
portion of the study area. The Sending Areas consist of the NRPA lands and ±5 and %
sections west of the Ni The sending areas are locations where residential
development is discouraged.
Endangered and threatened species are located within the Sending Areas, including
colonies of Red Cockaded Woodpeckers. Therefore, the protection of endangered and
threatened species including the protection of habitat are primary planning considerations
in this area.
(IX)(XIII) Planning Considerations
a. TDRs
Strongly encourage the transfer of development rights from the NBM Sending Areas
to other locations within the Rural Fringe or NBM Overlay outside the boundary of the
NRPA, or to the Urban Area.
b. Habitat Protection
The Goals, Objectives and Policies of the Conservation and Coastal Management
Element for wildlife habitat protection shall apply to NBM Sending Lands.
c. Public Acquisition
The County should support the public acquisition of Sending Lands in the NBM
Overlay, particularly in locations where endangered or threatened species are located.
(XIV) = Plan Amendment by Ordinance No. 2005-25 on June 7, 2005
103
Carroll 8v Carroll
5436C Report Addenda
A. Rural Agricultural District (A). The purpose and intent of the rural agricultural district (A) is to provide lands
for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related
activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are
generally considered compatible to agricultural uses that would not endanger or damage the agricultural,
environmental, potable water, or wildlife resources of the County, are permissible as conditional uses in the A
district. The A district corresponds to and implements the Agricultural/Rural land use designation on the future
land use map of the Collier County GMP, and in some instances, may occur in the designated urban area. The
maximum density permissible in the rural agricultural district within the urban mixed use district shall be guided,
in part, by the density rating system contained in the future land use element of the GMP. The maximum density
permissible or permitted in A district shall not exceed the density permissible under the density rating system.
The maximum density permissible in the A district within the agricultural/rural district of the future land use
element of the Collier County GMP shall be consistent with and not exceed the density permissible or permitted
under the agricultural/rural district of the future land use element.
1. The following subsections identify the uses that are permissible by right and the uses that are allowable
as accessory or conditional uses in the rural agricultural district (A).
a. Permitted uses.
1. Single-family dwelling.
2. Agricultural activities, including, but not limited to: Crop raising; horticulture; fruit and nut
production; forestry; groves; nurseries; ranching; beekeeping; poultry and egg production; milk
production; livestock raising, and aquaculture for native species subject to Florida Fish and
Wildlife Conservation Commission permits.
i. The following permitted uses shall only be allowed on parcels 20 acres in size or greater:
a) dairying;
b) ranching;
c) poultry and egg production;
d) milk production;
e) livestock raising; and
f) animal breeding, raising, training, stabling or kenneling.
ii. On parcels less than 20 acres in size, individual property owners are not precluded from
the keeping of the following for personal use and not in association with a commercial
agricultural activity provided there are no open feed lots:
a) Fowl or poultry, not to exceed 25 in total number; and
b) Horses and livestock (except for hogs) not to exceed two such animals for each
acre.
Notwithstanding the above, hog(s) may be kept for a 16 week period in
preparation for showing and sale at the annual Collier County Fair and/or the
Immokalee Livestock show. The following standards shall apply:
a) One hog per child enrolled in a 4-H Youth Development Program, Collier
County Fair Program or similar program is permitted. In no case shall
there be more than 2 hogs per acre.
b) Premises shall be fenced and maintained in a clean, healthful, and
sanitary condition.
c) Premises or roofed structure used for the sheltering, feeding, or
confinement of such animals shall be setback a minimum of 30 feet from
lot lines and a minimum of 100 feet from any dwelling unit on an
adjacent parcel of land.
d) Hog(s) shall not be returned to the property once removed for showing
and/or sale.
3. Wholesale reptile breeding and raising (non -venomous), subject to the following standards:
Carroll 8v Carroll
5436C Report
Addenda
i. Minimum 20 acre parcel size;
ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located a
minimum of 100 feet from any lot line.
4. Wildlife management, plant and wildlife conservancies, wildlife refuges and sanctuaries.
5. Conservation uses.
6. Oil and gas exploration subject to state drilling permits and Collier County site development
plan review procedures.
7. Family care facilities, subject to section 5.05.04
8. Communications towers up to specified height, subject to section 5.05.09
9. Essential services, as set forth in section 2.01.03
10. Schools, public, including "Educational plants."
Accessory uses.
1. Uses and structures that are accessory and incidental to the uses permitted as of right in the
A district.
2. Farm labor housing, subject to section 5.05.03
3. Retail sale of fresh, unprocessed agricultural products, grown primarily on the property and
subject to a review of traffic circulation, parking, and safety concerns pursuant to the
submission of a site improvement plan as provided for in section 10.02.03
4. Packinghouse or similar agricultural processing of farm products produced on the property
subject to the following restrictions:
Agricultural packing, processing or similar facilities shall be located on a major or minor
arterial street, or shall have access to an arterial street by a public street that does not
abut properties zoned RSF-1 thru RSF-6, RMF-6, RMF-12, RMF-16, RT, VR, MH,
TTRVC and PUD or are residentially used.
ii. A buffer yard of not less than 150 feet in width shall be provided along each boundary of
the site which abuts any residentially zoned or used property, and shall contain an
Alternative B type buffer as defined within section 4.06.00. Such buffer and buffer yard
shall be in lieu of front, side, or rear yards on that portion of the lot which abuts those
districts and uses identified in subsection 2.03.01 A.1.b. 4 i. above.
iii. The facility shall emit no noxious, toxic, or corrosive dust, dirt, fumes, vapors, or gases
which can cause damage to human health, to animals or vegetation, or to other forms of
property beyond the lot line of the use creating the emission.
iv. A site development plan shall be provided in accordance with section 10.02.03
5. Excavation and related processing and production subject to the following criteria:
i. The activity is clearly incidental to the agricultural development of the property.
ii. The affected area is within a surface water management system for agricultural use as
permitted by the South Florida Water Management District (SFWMD).
iii. The amount of excavated material removed from the site cannot exceed 4,000 cubic
yards. Amounts in excess of 4,000 cubic yards shall require conditional use approval for
earthmining, pursuant to the procedures and conditions set forth in LDC section 10.08.00
and the Administrative Code.
6. Guesthouses, subject to section 5.03.03
7. Private boathouses and docks on lake, canal or waterway lots, subject to section 5.03.06
8. Use of a mobile home as a temporary residence while a permanent single-family dwelling
is being constructed, subject to the following:
Carroll 8v Carroll
5436C Revort Addenda
i. Receipt of a temporary use permit from the Development Services Director, pursuant to
section 5.04.04, that allows for use of a mobile home while a permanent single-family
dwelling is being built;
ii. Assurance that the temporary use permit for the mobile home will expire at the same
time of the building permit for the single-family dwelling, or upon the completion of the
single-family dwelling, whichever comes first;
iii. Proof that prior to the issuance of a final certificate of occupancy for the single-family
dwelling, the mobile home is removed from the premises; and
iv. The mobile home must be removed at the termination of the permitted period.
9. Use of a mobile home as a residence in conjunction with bona fide agricultural activities
subject to the following:
i. The applicant shall submit a completed application to the site development review
director, or his designee, for approval of a temporary use permit to utilize a mobile home
as a residence in conjunction with a bona fide commercial agricultural activity as
described in subsection 2.03.01 A.1.2. Included with this application shall be a
conceptual plot plan of the subject property depicting the location of the proposed mobile
home; the distance of the proposed mobile home to all property lines and existing or
proposed structures; and, the location, acreage breakdown, type and any intended
phasing plan for the bona fide agricultural activity.
ii. The receipt of any and all local, state, and federal permits required for the agricultural use
and/or to place the mobile home on the subject site including, but not limited to, an
agricultural clearing permit, building permit(s), ST permits, and the like.
iii. The use of the mobile home shall be permitted on a temporary basis only, not to exceed
the duration of the bona fide commercial agricultural activity for which the mobile home
is an accessory use. The initial temporary use permit may be issued for a maximum of
three years, and may, upon submission of a written request accompanied by the
applicable fee, be renewed annually thereafter provided that there is continuing operation
of the bona fide commercial agricultural activities.
iv. The applicant utilizing, for the bona fide commercial agricultural activity, a tract of land a
minimum of five acres in size. Any property lying within public road rights -of -way shall
not be included in the minimum acreage calculations.
V. A mobile home, for which a temporary use permit in conjunction with a bona fide
commercial agricultural activity is requested, shall not be located closer than 100 feet
from any county highway right-of-way line, 200 feet from any state highway right-of-
way, or 500 feet from any federal highway right-of-way line.
10. Recreational facilities that serve as an integral part of a residential development and have
been designated, reviewed and approved on a site development plan or subdivision master
plan for that development. Recreational facilities may include but are not limited to golf
course, clubhouse, community center building and tennis facilities, parks, playgrounds and
playfields.
c. Conditional uses. The following uses are permitted as conditional uses in the rural agricultural
district (A), subject to the standards and procedures established in LDC section 10.08.00 and the
Administrative Code.
Extraction or earthmining, and related processing and production not incidental to the
agricultural development of the property. NOTE: "Extraction related processing and
production" is not related to "Oil extraction and related processing" as defined in this Code.
2. Sawmills.
3. Zoo, aquarium, aviary, botanical garden, or other similar uses.
4. Hunting cabins.
5. Aquaculture for nonnative or exotic species, subject to Florida Fish and Wildlife Conservation
Commission permits.
Carroll 8v Carroll
5436C Report Addenda
6. Wholesale reptile breeding or raising (venomous) subject to the following standards;
Minimum 20 acre parcel size.
ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located
at a minimum of 100 feet away from any lot line.
7. Churches.
8. Private landing strips for general aviation, subject to any relevant state and federal
regulations.
9. Cemeteries.
10. Schools, private.
11. Child care centers and adult day care centers.
12. Collection and transfer sites for resource recovery.
13. Communication towers above specified height, subject to section 5.05.09
14. Social and fraternal organizations.
15. Veterinary clinic.
16. Group care facilities (category I and II); care units; nursing homes; assisted living
facilities pursuant to § 400.402 F.S. and ch. 58A-5 F.A.C.; and continuing care retirement
communities pursuant to § 651 F.S. and ch. 4-193 F.A.C., all subject to section 5.05.04 when
located within the Urban Designated Area on the Future Land Use Map to the Collier County
Growth Management Plan.
17. Golf courses and/or golf driving ranges.
18. Oil and gas field development and production subject to state field development permits.
19. Sports instructional schools and camps.
20. Sporting and recreational camps.
21. Retail plant nurseries subject to the following conditions:
i. Retail sales shall be limited primarily to the sale of plants, decorative products such as
mulch or stone, fertilizers, pesticides, and other products and tools accessory to or
required for the planting or maintenance of said plants.
ii. Additionally, the sale of fresh produce is permissible at retail plant nurseries as an
incidental use of the property as a retail plant nursery.
iii. The sale of large power equipment such as lawn mowers, tractors, and the like shall not
be permitted in association with a retail plant nursery in the rural agricultural district.
22. Asphaltic and concrete batch making plants subject to the following conditions:
i. Asphaltic or concrete batch making plants may be permitted within the area designated
agricultural on the future land use map of the future land use element of the growth
management plan.
ii. The minimum site area shall not be less than ten acres.
iii. Principal access shall be from a street designated collector or higher classification.
iv. Raw materials storage, plant location and general operations around the plant shall not
be located or conducted within 100 feet of any exterior boundary.
v. The height of raw material storage facilities shall not exceed a height of fifty (50) feet.
vi. Hours of operation shall be limited to two (2) hours before sunrise to sunset.
vii. The minimum setback from the principal road frontage shall be 150 feet for operational
facilities and seventy-five (75) feet for supporting administrative offices and associated
parking.
Carroll 8v Carroll
5436C
Addenda
viii. An earthen berm achieving a vertical height of eight feet or equivalent vegetative screen
with eighty (80) percent opacity one (1) year after issuance of certificate of occupancy
shall be constructed or created around the entire perimeter of the property.
ix. The plant should not be located within the Greenline Area of Concern for the Florida
State Park System as established by the Department of Environmental Protection (DEP):
within the Area of Critical State Concern as depicted on the Future Land Use Map GMP;
within 1,000 feet of a natural reservation; or within any County, State or federal
jurisdictional wetland area.
23. Cultural, ecological, or recreational facilities that provide opportunities for educational
experience, eco-tourism or agri-tourism and their related modes of transporting participants,
viewers or patrons where applicable, subject to all applicable federal, state and local permits.
Tour operations, such as, but not limited to airboats, swamp buggies, horses and similar
modes of transportation, shall be subject to the following criteria:
i. Permits or letters of exemption from the U.S. Army Corps of Engineers, the Florida
Department of Environmental Protection, and the South Florida Water Management
District shall be presented to the planning services director prior to site development
plan approval.
ii. The petitioner shall post the property along the entire property line with no trespassing
signs approximately every 300 yards.
iii. The petitioner shall utilize only trails identified and approved on the site development
plan. Any existing trails shall be utilized before the establishment of new trails.
iv. Motor vehicles shall be equipped with engines which include spark arrestors and mufflers
designed to reduce noise.
v. The maximum size of any vehicle, the number of vehicles, and the passenger capacity of
any vehicle shall be determined by the board of zoning appeals during the conditional
use process.
vi. Motor vehicles shall be permitted to operate during daylight hours which means, one hour
after sunrise to one hour before sunset.
vii. Molestation of wildlife, including feeding, shall be prohibited.
viii. Vehicles shall comply with state and United States Coast Guard regulations, if applicable.
ix. The board of zoning appeals shall review such a conditional use for tour operations,
annually. If during the review, at an advertised public hearing, it is determined by the
board of zoning appeals that the tour operation is detrimental to the environment, and no
adequate corrective action has been taken by the petitioner, the board of zoning appeals
may rescind the conditional use.
24. Agricultural activities on parcels less than 20 acres in size:
i. animal breeding, raising, training, stabling, or kenneling.
ii. dairying;
iii. livestock raising;
iv. milk production;
v. poultry and egg production; and
vi. ranching.
25. The commercial production, raising or breeding of exotic animals, other than animals typically
used for agricultural purposes or production, subject to the following standards:
Minimum 20 acre parcel size.
ii. Any roofed structure used for the shelter and/or feeding of such animals shall be located
a minimum of 100 feet from any lot line.
26. Essential services, as set forth in subsection 2.01.03 G.
Carroll 8v Carroll
5436C Report Addenda
27. Model homes and m del sales centers, subject to compliance with all other LDC
requirements, to include but not limited to section 5.04.04
28. Ancillary plants.
d. Prohibited uses.
1. Owning, maintaining or operating any facility or part thereof for the following purposes is
prohibited:
a) Fighting or baiting any animal by the owner of such facility or any other person or entity.
b) Raising any animal or animals intended to be ultimately used or used for fighting or
baiting purposes.
c) For purposes of this subsection, the term baiting is defined as set forth in §
828.122(2)(a), F.S., as it may be amended from time to time.
Carroll 8v Carroll
5436C
Addenda
A. Rural Fringe Mixed -Use District (RFMU District).
Purpose and scope. The purpose and intent of the RFMU district is to provide a transition between
the Urban and Estates Designated lands and between the Urban and Agricultural/Rural and
Conservation designated lands farther to the east. The RFMU district employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property rights,
providing for large areas of open space, and allowing, in designated areas, appropriate types, density
and intensity of development. The RFMU district allows for a mixture of urban and rural levels of
service, including limited extension of central water and sewer, schools, recreational facilities,
commercial uses and essential services deemed necessary to serve the residents of the RFMU
district. The innovative planning and development techniques which are required and/or encouraged
within the RFMU district were developed to preserve existing natural resources, including habitat for
listed species, to retain a rural, pastoral, or park -like appearance from the major public rights -of -way,
and to protect private property rights.
a. Establishment of RFMU Zoning Overlay District. In order to implement the RFMU designation in the
Future Land Use Element (FLUE) of the GMP, the RFMU District shall be designated as
"RFMUO" on the Official Zoning Atlas and is hereby established. The County -wide Future Land
Use Map is located in the Future Land Use Element of the GMP or can be obtained at the
Community Development Building, located at 2800 N. Horseshoe Drive, Naples, FL 34104. The
lands included in the RFMU District and to which this section 2.03.08 apply are depicted by the
following map:
Carroll 8v Carroll
5436C Report
Addenda
RURAL FRINGE AREAS
LEE COUKTY
---E
MMOKALEE ROAD
W
3
O GS
umnu
couHN
IIMMOKALEE RD.
rt
RANDALL BLVD
GOLDEN GATE BOULEVARD
b. Exemptions. The requirements of this section shall not apply to, affect or limit the continuation of
existing uses. Existing uses shall include those uses for which all required permits were issued
prior to June 19, 2002, and projects for which a Conditional use or Rezone petition has been
approved by the County prior to June 19, 2002, or land use petitions for which a completed
application has been submitted prior to June 19, 2002. The continuation of existing uses shall
include expansions of those uses if such expansions are consistent with or clearly ancillary to the
existing uses. Hereafter, such previously approved development s shall be deemed to be
consistent with the Plan's Goals, Objectives and Policies and for the RFMU district, and they may
be built out in accordance with their previously approved plans. Changes to these previous
approvals shall also be deemed consistent with the Plan's Goals, Policies and Objectives for the
RFMU district as long as they do not result in an increase in development density or intensity.
Carroll 8v Carroll
5436C Report
Addenda
c. Ordinance superceded. Ordinance Number 98-17 is hereby expressly superceded. Any
development in the area formerly subject to that ordinance shall henceforth conform to the
provisions of this Section and all other provisions of this Code that are applicable to development
within the RFMU district.
4. RFMU sending lands. RFMU sending lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and habitat for
listed species. RFMU sending lands are the principal target for preservation and conservation. Density
may be transferred from RFMU sending lands as provided in section 2.03.07 DA.c. All NRPAs within
the RFMU district are also RFMU sending lands. With the exception of specific provisions applicable
only to NBMO neutral lands, the following standards shall apply within all RFMU sending lands:
a. Allowable uses where TDR credits have not been severed.
(1) Uses Permitted as of Right:
(a) Agricultural uses consistent with Sections 163.3162 and 823.14(6) Florida Statutes
(Florida Right to Farm Act).
(b) Detached single-family dwelling units, including mobile homes where the mobile
home Zoning Overlay exists,
(c) Habitat preservation and conservation uses.
(d) Passive parks and other passive recreational uses
(e) Sporting and Recreational camps, within which the lodging component shall not exceed 1
unit per 5 gross acres.
(f) Those essential services identified in section 2.01.03(B).
(g) Oil and gas exploration, subject to applicable state and federal drilling permits and
Collier County non -environmental site development plan review procedures. Directional -
drilling and/or previously cleared or disturbed areas shall be utilized in order to minimize
impacts to native habitats, where determined to be practicable. This requirement shall be
deemed satisfied upon issuance of a state permit in compliance with the criteria
established in Chapter 62C-25 through 62C-30, F.A.C., as such rules existed on Oct. 3,
2005 [the effective date of this provision], regardless of whether the activity occurs within
the Big Cypress Watershed, as defined in Rule 62C-30.001(2), F.A.C. All applicable
Collier County environmental permitting requirements shall be considered satisfied by
evidence of the issuance of all applicable federal and/or state oil and gas permits for
proposed oil and gas activities in Collier County, so long as the state permits comply with
the requirements of Chapter 62C-25 through 62C-30, F.A.C. For those areas of Collier
County outside the boundary of the Big Cypress Watershed, the applicant shall be
responsible for convening the Big Cypress Swamp Advisory Committee as set forth in
Section 377.42, F.S., to assure compliance with Chapter 62C-25 through 62C-30, F.A.C.,
even if outside the defined Big Cypress Watershed. All oil and gas access roads shall be
constructed and protected from unauthorized uses according to the standards
established in Rule 62C-30.005(2)(a)(1) through (12), F.A.C.
(2) Accessory uses. Accessory uses and structures that are accessory and incidental to uses
permitted as of right in section 2.03.08 (A)(2)(a)(1) above.
(3) Conditional uses.
(a) Those essential services identified in section 2.01.03 G.2.
(b) Public facilities, including solid waste and resource recovery facilities, and public vehicle
and equipment storage and repair facilities, shall be permitted within Section 25,
Township 49S, Range 26E, on lands adjacent to the existing County landfill. This shall
not be interpreted to allow for the expansion of the landfill into Section 25 for the purpose
of solid waste disposal.
(c) Oil and gas field development and production, subject to applicable state and federal
field development permits and Collier County non -environmental site development plan
review procedures. Directional -drilling and/or previously cleared or disturbed areas shall
Carroll 8v Carroll
5436C Revort Addenda
be utilized in order to minimize impacts to native habitats, where determined to be
practicable. This requirement shall be deemed satisfied upon issuance of a state permit
in compliance with the criteria established in Chapter 62C-25 through 62C-30, F.A.C., as
those rules existed on Oct. 3, 2005 [the effective date of this provision], regardless of
whether the activity occurs within the Big Cypress Watershed, as defined in Rule 62C-
30.001(2), F.A.C. All applicable Collier County environmental permitting requirements
shall be considered satisfied by evidence of the issuance of all applicable federal and/or
state oil and gas permits for proposed oil and gas activities in Collier County, so long as
the state permits comply with the requirements of Chapter 62C-25 through 62C-30,
F.A.C. For those areas of Collier County outside the boundary of the Big Cypress
Watershed, the applicant shall be responsible for convening the Big Cypress Swamp
Advisory Committee as set forth in Section 377.42, F.S., to assure compliance with
Chapter 62C-25 through 62C-30, F.A.C., even if outside the defined Big Cypress
Watershed. All oil and gas access roads shall be constructed and protected from
unauthorized uses according to the standards established in Rule 62C-30.005(2)(a)(1)
through (12), F.A.C.
(d) Commercial uses accessory to permitted uses 1.a, 1.c. and 1.d above, such as retail
sales of produce accessory to farming, or a restaurant accessory to a park or preserve,
so long as restrictions or limitations are imposed to insure the commercial use functions
as an accessory, subordinate use.
Uses allowed where TDR credits have been severed.
(1) Uses Permitted as of Right:
(a) Agricultural uses consistent with Sections 163.3162 and 823.14(6) Florida Statutes
(Florida Right to Farm Act), including water management facilities, to the extent and
intensity that such operations exist at the date of any transfer of development rights.
(b) Cattle grazing on unimproved pasture where no clearing is required;
(c) Detached single-family dwelling units, including mobile homes where the mobile
home Zoning Overlay exists, at a maximum density of one dwelling unit per 40 acres. In
order to retain these development rights after any transfer, up to one dwelling must be
retained (not transferred) per 40 acres.
(d) One detached dwelling unit, including mobile homes where the mobile home zoning
overlay exists, per lot or parcel in existence as of June 22, 1999, that is less than 40
acres. In order to retain these development rights after any transfer, up to one dwelling
must be retained (not transferred) per each lot or parcel. For the purposes of this
provision, a lot or parcel shall be deemed to have been in existence as of June 22, 1999,
upon a showing of any of the following:
the lot or parcel is part of a subdivision that was recorded in the public records of
the County on or before June 22, 1999;
a description of the lot or parcel, by metes and bounds or other specific legal
description, was recorded in the public records of the County on or before June 22,
1999; or
iii. an agreement for deed for the lot or parcel, which includes description of the lot or
parcel by limited fixed boundary, was executed on or before June 22, 1999.
(e) Habitat preservation and conservation uses.
(f) Passive parks and passive recreational uses.
(g) Those essential services identified in section 2.01.03 B.
(h) Oil and gas exploration, subject to applicable state and federal drilling permits and
Collier County non -environmental site development plan review procedures. Directional -
drilling and/or previously cleared or disturbed areas shall be utilized in order to minimize
impacts to native habitats, where determined to be practicable. This requirement shall be
deemed satisfied upon issuance of a state permit in compliance with the criteria
established in Chapter 62C-25 through 62C-30, F.A.C., as those rules existed on Oct. 3,
Carroll 8v Carroll
5436C Revort Addenda
2005 [the effective date of this provision], regardless of whether the activity occurs within
the Big Cypress Watershed, as defined in Rule 62C-30.001(2), F.A.C. All applicable
Collier County environmental permitting requirements shall be considered satisfied by
evidence of the issuance of all applicable federal and/or state oil and gas permits for
proposed oil and gas activities in Collier County, so long as the state permits comply with
the requirements of Chapter 62C-25 through 62C-30, F.A.C. For those areas of Collier
County outside the boundary of the Big Cypress Watershed, the applicant shall be
responsible for convening the Big Cypress Swamp Advisory Committee as set forth in
Section 377.42, F.S., to assure compliance with Chapter 62C-25 through 62C-30, F.A.C.,
even if outside the defined Big Cypress Watershed. All oil and gas access roads shall be
constructed and protected from unauthorized uses according to the standards
established in Rule 62C-30.005(2)(a)(1) through (12), F.A.C.
(i) Mitigation in conjunction with any County, state, or federal permitting.
(2) Conditional uses:
(a) Those Essential Uses identified in section 2.01.03 G.2
(b) Oil and gas field development and production, subject to applicable state and federal
field development permits and Collier County non -environmental site development plan
review procedures. Directional -drilling and/or previously cleared or disturbed areas shall
be utilized in order to minimize impacts to native habitats, where determined to be
practicable. This requirement shall be deemed satisfied upon issuance of a state permit
in compliance with the criteria established in Chapter 62C-25 through 62C-30, F.A.C., as
those rules existed on Oct. 3, 2005 [the effective date of this provision], regardless of
whether the activity occurs within the Big Cypress Watershed, as defined in Rule 62C-
30.001(2), F.A.C. All applicable Collier County environmental permitting requirements
shall be considered satisfied by evidence of the issuance of all applicable federal and/or
state oil and gas permits for proposed oil and gas activities in Collier County, so long as
the state permits comply with the requirements of Chapter 62C-25 through 62C-30,
F.A.C. For those areas of Collier County outside the boundary of the Big Cypress
Watershed, the applicant shall be responsible for convening the Big Cypress Swamp
Advisory Committee as set forth in Section 377.42, F.S., to assure compliance with
Chapter 62C-25 through 62C-30, F.A.C., even if outside the defined Big Cypress
Watershed. All oil and gas access roads shall be constructed and protected from
unauthorized uses according to the standards established in Rule 62C-30.005(2)(a)(1)
through (12), F.A.C.
(c) Conditional use approval criteria: In addition to the criteria set forth in section 10.08.00 of
this Code, the following additional criteria shall apply to the approval of conditional uses
within RFMU sending lands:
i. The applicant shall submit a plan for development that demonstrates that
wetlands, listed species and their habitat are adequately protected as specified in
Chapters 3, 4 and 10.
ii. Conditions may be imposed, as deemed appropriate, to limit the size, location, and
access to the conditional use.
c. Density.
(1) 1.0 dwelling units per 40 gross acres; or
(2) 1.0 dwelling unit per nonconforming lot or parcel in existence as of June 22, 1999. For the
purpose of this provision, a lot or parcel which is deemed to have been in existence on or
before June 22, 1999 is:
(a) A lot or parcel which is part of a subdivision recorded in the public records of Collier
County, Florida;
(b) A lot or parcel which has limited fixed boundaries, described by metes and bounds or
other specific legal description, the description of which has been recorded in the public
records of Collier County Florida on or before June 22, 1999; or
Carroll 8v Carroll
5436C Report
Addenda
(c) A lot or parcel which has limited fixed boundaries and for which an agreement for deed
was executed prior to June 22, 1999.
d. Native vegetation retention. As required in Chapter 4
e. Other dimensional design standards. Dimensional standards set forth in section 4.02.01 of this
Code shall apply to all development in Sending designated lands of the RFMU district, except as
follows:
(1) Lot Area and Width.
(a) Minimum lot Area: 40 acres.
(b) Minimum lot Width: 300 Feet.
(2) Parking. As required in Chapter 4
(3) Landscaping. As required in Chapter 4
(4) Signs. As required in section 5.06.00
5. Specific vegetation standards for the RFMU district. For these specific standards, please refer to
section 3.05.07 C. through 3.05.07 E. of this Code.
Carroll 8v Carroll
5436C Report
Addenda
C. North Belle Meade Overlay District (NBMO).
Purpose and intent. The North Belle Meade Overlay (NBMO) is unique to the RFMU district because
it is surrounded by areas that are vested for development on three sides. Because this area is largely
undeveloped and includes substantial vegetated areas, the NBMO can and does provide valuable
habitat for wildlife, including endangered species. The NBMO is intended to achieve a balance of both
preservation and opportunities for future development that takes into account resource protection and
the relationship between this area and the Estates developing around the NBMO.
2. General location. The NBMO District is surrounded by Golden Gate Estates to the north, east, and west
and 1-75 to the south. This NBMO comprises some 24 sections of land (approximately 15,550 acres)
located entirely within the RFMU District (section 2.03.08 A.). The boundaries of the NBMO District are
outlined in Illustration 2.03.08 D.2.A below and on the North Belle Meade Overlay Map in the Future
Land Use Element of the GMP.
NORTH BELLE MEADE OVERLAY DISTRICT
LEGEND
Illustration 2.03.08 D.2.A.
3. Applicability:
a. NBMO receiving lands. Permitted, conditional, and accessory uses within NBMO Receiving Lands
shall be as set forth in section 2.03.08 (A)(2), except as provided in section 2.03.08 (D)(5). All other
provisions of this Code that implement the Future Land Use Element, Conservation and Coastal
Management Element, or Public Facilities Element, including but not limited to Chapters 3, 4 and
10, shall only be applicable to development in NBMO Receiving Lands to the extent specifically
stated in this section. However, all development within NBMO Receiving Lands shall comply with
all non -environmental review procedures for site development plans and platting as set forth in this
Code.
b. NBMO neutral lands. Except as otherwise specifically provided in section 2.03.08 DA. and section
2.03.08 D.5.b., all development within NBMO neutral lands shall be consistent with section 2.03.08
A.3.
Carroll 8v Carroll
5436C Report
Addenda
c. NBMO sending lands. Except as otherwise specifically provided in section 2.03.08 DA., all
development with NBMO Sending Lands shall be consistent with section 2.03.08 A.4.
4. General planning and design considerations:
a. Transportation. As a condition for the approval of the residential component of any subdivision plat,
site development plan, PUD, or DRI within Sections 21, 28, or 27 of the NBMO, the following
transportation related improvements and planning and design elements shall be addressed and
provision made for their completion.
An extension of Wilson Boulevard shall be provided, including ROW dedication and
construction to County collector road standards, through Section 33, Range 27 East,
extending to the south to Interstate 75 via an interchange or service road for residential
development should it commence in Sections 21, 28 and 27. The portion of Wilson Boulevard
that traverses through NBMO Sending Lands shall be designed with aquatic species crossings
and small terrestrial animal crossings.
As an alternative to (1) above, a haul road along an extension of Wilson Boulevard shall be
improved to standards sufficient, in the opinion of County transportation staff, to safely serve
earth-minina activities with a connection throuah Sections 32 and 31 to Landfill Road.
(3) Lands required for the extension of Wilson Boulevard will be dedicated to Collier County at the
time of rezoning. The right-of-way shall be of a sufficient size to accommodate collector road
requirements.
(4) All new roads and road improvements, other than the Wilson Boulevard extension and the
haul road referenced in 2 above, shall:
(a) be routed so as to avoid traversing publicly owned natural preserves, publicly owned
Parks, publicly owned recreation areas, areas identified as environmentally sensitive
wildlife habitat, wildlife corridors, and greenways unless there is no feasible and prudent
alternative; and
(b) be designed with aquatic species crossings, small terrestrial animal crossings, and large
terrestrial animal crossings pursuant to Florida Fish and Wildlife Conservation
Commission criteria.
Buffering. The western '/4 of Sections 22 and 27 shall be buffered from the NBMO NRPA to the
east by a buffer preservation that includes all of the eastern '/2 of the western '/4 of Sections 22 and
27. This buffer shall consist of lake excavation areas between the Wilson Boulevard extension road
right-of-way and the NRPA.
c. Greenway. A Greenwav that follows natural flowways, as contemplated in the Community
Character Plan prepared by Dover Kohl, shall be created within NBMO Sending Lands. As a
condition to the creation of TDR credits from NBMO Sending Lands that constitute natural
flowways. such lands shall be dedicated to a public or private entitv for use as part of the
Greenway.
5. Additional specific area provisions.
a. Receiving lands.
(1) Density.
a) The base density in RFMU receiving lands, outside of a rural village is one dwelling unit
per five (5) gross acres.
(b) This density may be increased, through TDR credits and TDR Bonus Credits, up to a
maximum of 1 dwelling unit per gross acre.
(c) Once a density of 1 dwelling unit per gross acre is achieved through TDR credits and
TDR Bonus Credits, additional density may be achieved as follows:
i. 0.1 dwelling unit per acre for each acre of native vegetation preserved on -site;
ii. 0.1 dwelling unit per acre for each acre of wetlands having a functionality value, as
assessed using the South Florida Water Management District's Unified Wetlands
Mitigation Assessment Method, of 0.65 or greater that are preserved on -site; and/or
Carroll 8v Carroll
5436C Report
Addenda
iii. 0.1 dwelling unit per acre for each acre of NBMO Sending Land that is within either
a NRPA or a buffer area adjoining a NRPA that is dedicated to a public or private
entity for conservation use.
(2) The earth mining operation and asphalt plant uses that currently exist within NBMO Receiving
Lands may continue and may expand as follows:
(a) Until June 19, 2005, or such other date as the GMP is amended to provide, such uses
may expand only into the western half of Section 21 and shall not generate truck traffic
beyond average historic levels.
(b) Such mining operations and an asphalt plant may expand on Sections 21 and 28 and the
western quarters of 22 and 27 as a permitted use if either of the following occurs by June
19, 2005, or such other date as the GMP is amended to provide:
an alignment has been selected, funding has been determined, and an accelerated
construction schedule established by the BCC and the mine operator, for an east -
west connector roadway between County Road 951 and the Wilson Boulevard
extension: or
ii. the mine operator commits to construct a private haul road by June 19, 2007, or
such other date as the GMP is amended to provide, without the use of any public
funds.
(c) If the conditions for expansion set forth in b above are not satisfied, any mining
operations or asphalt plant in these areas, other than continued operations on the
western half of Section 21 at historic levels, shall be permitted only as a conditional use.
(3) A greenbelt is not required for any development in NBMO Receiving Lands, whether inside or
outside of a rural village. However, any greenbelt that is provided in a NBMO rural village shall
be included in the calculation of open space.
(4) NBMO rural village. A NBMO rural village shall adhere to the provisions for rural village set
forth in section 2.03.08 (A)(2)(b), except as follows:
(a) Density. An NBMO rural village shall have a minimum gross density of 1.5 dwelling units
per acre and a maximum gross density of three (3) dwelling units per acre.
i. The minimum required density shall be achieved through TDR credits, TDR Bonus
Credits, and Rural Village Bonus credits, as provided in section 2.03.08 A.2.b.(3)(C).
ii. Once the minimum required density is achieved, additional density may be
achieved, up to the maximum of three (3) dwelling units per gross acre through any
one or combination of the following:
a) TDR credits;
b) TDR Bonus Credits;
c) 0.3 dwelling unit per acre for each acre of native vegetation preserved on -site;
d) 0.3 dwelling unit per acre for each acre of wetlands having a functionality value,
as assessed using the South Florida Water Management District's Unified
wetlands Mitigation Assessment Method, of 0.65 or greater that are preserved
on -site; and/or
e) 0.3 dwelling unit per acre for each acre of NBMO Sending Land that is within
either a NRPA or a buffer area adjoining a NRPA that is dedicated to a public or
private entity for conservation use.
(b) Sidewalks shall be required on both sides of the streets.
(c) Interconnected bike lanes shall be provided on all collector and arterial roadways.
(d) Schools shall be located within a NBMO rural village whenever possible, in order to
minimize bussing of students. Furthermore, whenever possible, schools shall be co -
located with other public facilities and civic structures, such as parks, libraries, community
centers, public squares, preens, and civic areas.
Carroll 8v Carroll
5436C Revort Addenda
(e) Elementary schools shall be accessible by local streets and pedestrian and bicycle
facilities and shall be located in or adjacent to the rural village center, provided that local
streets provide access adequate to meets the needs of the School Board.
b. Neutral lands. Neutral lands shall be governed by the standards set forth in section 2.03.08 (A)(3),
with the exception that, in those neutral lands located in Section 24, Township 49 South, Range 26
East, a minimum of 70% of the native vegetation present shall be preserved.
(Ord. No. 04-72, 3.F; Ord. No. 05-27, 3.E; Ord. No. 05-49, 3.B; Ord. No. 07-67, 3.E; Ord. No. 08-08,
3.C; Ord. No. 12-38, § 3.C)
Carroll 8v Carroll
5436C Report
ACCESS ADJUSTMENTS
Addenda
Address Parcel No. Legal Access Physical Access Gross Acres Sale Date Sale Price Price/Acre Difference/Acre
2280 Everly Avenue 00337200007 Yes Yes 5.00 07/15/16 $40,000 $8,000.00
1840 Everly Avenue 00336960005 Yes Yes 5.00 08/10/16 $40,000 $8,000.00
$1,000.00
Kearney Avenue 00336040006 Yes No 5.00 12/28/16 $35,000 $7,000.00
1670 Markley Avenue 00339200005 Yes Yes 5.00 09/26/17 $27,000 $5,400.00
$1,400.00
Everly Avenue 00337880003 Yes No 5.00 12/28/17 $20,000 $4,000.00
Smith Road 00340600005 Yes Yes 5.00 02/22/18 $47,500 $9,500.00
$1,000.00
!arney Avenue 00332760005 Yes No 5.00 02/27/18 $42,500 $8,500.00
Address Parcel No. Legal Access Physical Access Gross Acres Sale Date Sale Price Price/Acre Difference/Acre
Smith Road 00340600005 Yes Yes 5.00 02/22/18 $47,500 $9,500.00
$4,100.00
Crawford 00339400009 No No 5.00 02/28/18 $27,000 $5,400.00
Everly Avenue 00337920002 Yes Yes 5.00 11/07/19 $81,500 $16,300.00
$4,300.00
2375 Everly Avenue 00340120006 No No 5.00 03/21/20 $60,000 $12,000.00
Carroll & Carroll
5436C Report
Addenda
P' Carroll & Carroll
Real Estate Appraisers & Consultants
Timothy W. Sunyog, MAI
CERTGEN RZ3288
PROFESSIONAL RECOGNITION
State -Certified General Real Estate Appraiser RZ3288
Earned 12-15-08
MAI Designation Appraisal Institute
Earned 06-24-15
PROFESSIONAL EXPERIENCE
Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL — Principal/Full Time Commercial Real Estate Appraiser,
January 2018 - Present
Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser,
August 2005 -August 2006 & July 2007— December 2017
Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 - June 2007
UBS Financial Services Inc., Orlando, FL., Investments intern, Fall 2003
Florida Real Estate Sales Associate - February 2014 — Present
EDUCATION
RDlllns College, Bachelor of Arts — Economics - May 2004
Argus Valuation — DCF Training, February 2012
Continuing Education —Tim Sunyog has met the continuing education requirements of the State of Florida and the
Appraisal Institute
PROFESSIONAL ASSOCIATIONS
Appraisal Institute — Florida Gulf Coast Chapter (Secretary)
Appraisal Institute — Leadership Development & Advisory Council (LDAC)
Naples Area Board of Realtors
CIVIC INVOLVEMENT
Education Foundation — Connect Now Initiative
Relay for Life
Naples Junior Chamber
PRACTICE INCLUDES ASSIGNMENTS INVOLVING
Vacant Land
Multifamily Properties
Office Buildings
Subdivisions
Ad Valorem Tax Analysis
Agricultural Properties
Commercial Condos
Retail Centers
Buy/Sell Decisions
Litigation
Churches
Industrial Buildings
Restaurants
Self -Storage Facilities
Estate Settlement
Carroll && Carroll
5436C
Addenda
RICK SCOTT, GOVERNOR JONATHAN 7ACHFM, dbplr
STATE OF FLORIDA
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
SUNYOG, TIMOTHY WILLIAM
a
2805 HORSESHOE DRIVE SOUTH
SUITE 1004a`:_i�
NAPLES FL 34104
LICENSE NUMBER: RZ3288
EXPIRATION DATE: NOVEMBER 30, 2020
Always verify licenses online at MyFloridaLicense.com
Do not alter this document in any form.
This is your license. It is unlawful for anyone other than the licensee to use this document.
Carroll & Carroll