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Agenda 03/09/2021 Item #11B (Sale & Purchase Agmt - Oil Well Rd/Camp Keais Rd)11.B 03/09/2021 EXECUTIVE SUMMARY Recommendation to approve an Agreement for Sale and Purchase to acquire 1,046.19 +/- acres located on the Southeast corner of the intersection of Oil Well Road (SR 858) and Camp Keais Road owned by Barron Collier Partnership, LLLP and authorize necessary budget amendments. The total cost for this transaction is $13,634,670. OBJECTIVE: To acquire 1,046.19 +/- acres to facilitate the future Camp Keais Campus to facilitate future uses such as hurricane debris management and horticultural processing, potential relocation of fairgrounds, essential public services, and work force housing to effectively satisfy Collier County's immediate and future needs. CONSIDERATIONS: During the Board's Space Planning Workshop on June 4, 2019, Core Campus #3 (Northeast Government Campus - Immokalee / Oil Well Road) potential options to maximize the utilization of this site such as repurposing the fairgrounds area was discussed. Core Campus #3 comprises Big Island Corkscrew Regional Park, Institute of Food and Agricultural Sciences, Fair Grounds, Emergency Medical Station, and Collier County Sheriff's Office Substation, Northeast Recycling Center and Northeast Utilities. Staff was tasked with locating large tracts of land in the vicinity of Immokalee and Oil Well Roads to facilitate future uses such as, potential relocation of fair grounds, essential public services, and work force housing, hurricane debris management and horticultural processing to effectively satisfy Collier County's immediate and future needs. Multiple sites were researched, and a favorable response was received from Barron Collier Companies. A Letter of Intent was executed by the Barron Collier Companies and the County Manager on August 5, 2019 providing for a purchase price of $15,000 per acre. Davidson Engineering Inc. was hired to perform environmental and site planning assessments as well as an American Land Title Association survey (ALTA). The due diligence has been completed and an extensive report has been prepared. A copy of the report is attached for reference. A Location Map is also attached. The future Camp Keais Campus would provide a tremendous benefit to the County for relocating the fairgrounds component in Core Campus #3 as well as providing opportunities for utilization by Parks & Recreation, EMS/Fire, hurricane debris management and horticultural processing , and work force housing. The County has received a Letter of Intent from the Fair Board to purchase 100 acres from the County for that relocation. Copy attached. Appraisals were obtained in accordance with Section 2, Subsection of Ordinance No. 2007-28 and Section 125.355(1)(b), Florida Statutes. The first appraisal from Carroll & Carroll dated January 24, 2020 valued the property at $14,700,000. The second appraisal from RKL Appraisal and Consulting dated January 24, 2020 valued the property at $14,160,000. The average of the two (2) appraisals is $14,430,000. Staff negotiated a purchase price of $13,600,470. Copies of the appraisals are attached. Leases 1-5 shown on Exhibit B have a 30-day termination clause. Purchaser shall determine if these leases will be a requirement to terminate prior to closing. FISCAL IMPACT: The total cost of the acquisition should not exceed $13,634,670 ($13,600,470 for the land and $34,200 for a title commitment, title policy, closing costs and recording of the documents). Packet Pg. 168 03/09/2021 The purchase of this property was contemplated in the 2020 Taxable Special Obligation Revenue Bond. The proceeds were deposited into the County Wide Capital Projects Fund (301) reserves. A budget amendment is needed for $13,634,670 moving funding out of reserves and into the Camp Keais project (50224). GROWTH IMPACT: There is no impact to the Growth Management Plan. LEGAL CONSIDERATION: This item has been approved for form and legality and requires majority vote for approval. - JAB RECOMMENDATION: That the Board: 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 Special Warranty Deed, once approved by the County Attorney's Office. 3. Authorize staff to prepare related vouchers and backup warrants for payment. 4. Authorize necessary budget amendments. 5. 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: Toni A. Mott, Manager, Real Property Management, Facilities Management Division ATTACHMENT(S) 1. Agreement for Sale and Purchase (PDF) 2. [Linked] 2020-04-27 CC CAMP KEAIS SITE FEASIBILITY -ZONING REVIEW (PDF) 3. Location Map_001 (PDF) 4. [Linked] RKL Appraisals (PDF) 5. [Linked] Carroll & Carroll Appraisal (PDF) 6. SIGNED MOU01192021 (PDF) Packet Pg. 169 11.B 03/09/2021 COLLIER COUNTY Board of County Commissioners Item Number: I LB Doe ID: 15169 Item Summary: Recommendation to approve an Agreement for Sale and Purchase to acquire 1,046.19 +/- acres located on the Southeast corner of the intersection of Oil Well Road (SR 858) and Camp Keais Road owned by Barron Collier Partnership, LLLP and authorize necessary budget amendments. The total cost for this transaction is $13,634,670. (Roosevelt Leonard, Real Property Management, Facilities Management Division) Meeting Date: 03/09/2021 Prepared by: Title: Manager - Property Acquisition & Const M Facilities Management Name: Toni Mott 03/02/2021 3:03 PM Submitted by: Title: Director - Facilities Management — Facilities Management Name: Damon Grant 03/02/2021 3:03 PM Approved By: Review: Facilities Management Public Utilities Operations Support Solid and Hazardous Waste Public Utilities Department County Attorney's Office Public Utilities Department Office of Management and Budget Office of Management and Budget County Attorney's Office County Manager's Office Board of County Commissioners Damon Grant Director - Facilities Joseph Bellone Additional Reviewer Kari Hodgson Additional Reviewer Drew Cody Level 1 Division Reviewer Jennifer Belpedio Level 2 Attorney of Record Review George Yilmaz Level 2 Division Administrator Review Debra Windsor Level 3 OMB Gatekeeper Review Susan Usher Additional Reviewer Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Dan Rodriguez Level 4 County Manager Review MaryJo Brock Meeting Pending Completed 03/02/2021 3:07 PM Completed 03/02/2021 3:08 PM Completed 03/02/2021 3:34 PM Completed 03/02/2021 4:18 PM Completed 03/02/2021 4:48 PM Completed 03/02/2021 5:48 PM Completed 03/02/2021 6:07 PM Completed 03/03/2021 8:09 AM Completed 03/03/2021 8:51 AM Completed 03/03/2021 10:37 AM 03/09/2021 9:00 AM Packet Pg. 170 11.B.1 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT ("Agreement") is made and entered into by and between Barron Collier Partnership, LLLP, a Florida limited liability limited partnership (hereinafter referred to as "Seller"), and Collier County, a political subdivision of the State of Florida, (hereinafter referred to as "Purchaser"). WITNESSETH WHEREAS, Seller is the owner of that certain parcel of real property that consists of approximately 1,046.19 acres of gross land area (hereinafter referred to as "Property"), located in Collier County, State of Florida, and being more particularly described in Exhibit "A", attached hereto and made a part hereof by reference. WHEREAS, Purchaser has performed surveys, inspections, tests and appraisals at the Property prior to entering this Agreement and as a result of such surveys, inspections, tests and appraisals, 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 Thirteen Million Six Hundred Thousand Four Hundred Seventy Dollars ($13,600,470.00) U.S. Dollars, which is based on the rate of $13,000.00 per - gross -acre of land area included within the Property, payable at time of closing. For purposes of the Purchase Price, Purchaser and Seller agree that the total gross acreage of the Property is 1,046.19, as verified by Coastal Engineering Consultants, Inc. survey dated 07/07/2020 (Coastal Engineering Ref. No. 19.429_BOUNDARY) (the "Survey"), which Survey was obtained by Buyer prior to entering into this Agreement. III. CLOSING r Page 1 of 14 Packet Pg. 171 11.B.1 3.01 The closing (the "Closing Date", "Date of Closing", or "Closing") of the transaction shall be held on or before forty-five (45) days following execution of this Agreement by the Purchaser . The Seller and the Collier County Manager (on behalf of the Purchaser) may mutually agree to extend the Closing Date one (1) time, for a period of thirty (30) days. The Closing shall be held at Collier Insurance Agency ("Escrow Agent" or "Closing Agent"), 2600 Golden Gate Parkway, Naples, FL 34105. The procedure to be followed by the parties in connection with the Closing shall be as follows: 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 General 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 as contemplated herein or as reflected in the Title Commitment, 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 W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.0115 An assignment and assumption of leases whereby Seller assigns to Purchaser, and Purchaser agrees to assume, the obligations under those existing leases pertaining to the Property and identified in Exhibit "_B ", attached hereto (the "Leases"). Page 2 of 14 Packet Pg. 172 11.B.1 3.0116 A perpetual non-exclusive access easement over and across lands owned by Seller and located adjacent to and west of the Property, as such lands are further described in Exhibit "C", attached hereto. The form of the access easement shall be as set forth in Exhibit "D", attached hereto. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 The Purchase Price, provided that the Title Company (as defined, below) provides Purchaser with a marked -up title commitment which shall confirm that title to the Property has not changed adversely since the date of the last endorsement to the Commitment, referenced in Section 4.011, below, and the Title Company is irrevocably committed to pay the Purchase Price to Seller and to issue the Owner's title policy to Purchaser in accordance with the commitment immediately after the recording of the deed. 3.0122 Funds payable to the Seller representing the cash payment due at Closing in accordance with Article III hereof, shall be subject to adjustment for prorations as hereinafter set forth. 3.02 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the General 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 by Seller, 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 Special Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for 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, Page 3 of 14 Packet Pg. 173 11.B.1 shall perform the following within the times stated, which shall be conditions precedent to the Closing; 4.011 Within fifteen (15) days after the date hereof, Seller shall deliver to Purchaser from Closing Agent, as title agent for Old Republic National Title Insurance Company (the "Title Company") as evidence of title an ALTA Commitment for an Owner's Title Insurance Policy (ALTA Form B1970) covering the Property (the "Commitment"), together with hard copies of all exceptions shown thereon. Purchaser shall have thirty (30) 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 or exceptions that are otherwise unacceptable to Purchaser, 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 ten (10) 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. The decision to cure or attempt to cure any title objections raised by Purchaser shall be at Seller's sole discretion. In the event Seller is unable (or unwilling) to cure said objections within said time period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said ten (10) 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 have the Survey updated, and if the updated Survey reflects any new matters the were not shown on the initial Survey, then Purchaser shall have the right to treat such matters as title defects, but must notify Seller of any of such objection(s) within the time period set forth in sub -Section 4.011, above. V. APPRAISAL Page 4 of 14 Packet Pg. 174 11.B.1 5.01 Purchaser warrants to Seller that, prior to the date of this Agreement, Purchaser obtained the required appraisals) in order to confirm the value of the Property pursuant to the requirements of Florida Statutes 125.355. VI. INSPECTION PERIOD 6.01 Purchaser shall have thirty (30) 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, 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 VI 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 and subject to the rights of the tenants under the Leases, 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. VII. INSPECTION Page 5 of 14 Packet Pg. 175 11.B.1 7.01 Se11er acknowledges that the Purchaser, or its authorized agents, shall have the right to inspect the Property at any time prior to the Closing, but subject to section 6.03, above. VIII. POSSESSION; ADDITIONAL COVENANTS OF PURCHASER REGARDNG THE PROPERTY 8.01 Purchaser shall be entitled to full possession of the Property at Closing, subject to the rights of the tenants under the Leases. Upon the request of any tenant under any of the Leases, Purchaser covenants and agrees that Purchaser shall permit such tenant to remain a Tenant of Purchaser for at least one (1) year after the actual Closing Date. 8.02 Purchaser acknowledges that Seller has used (and will continue to use, for the indefinite future) an access point and private access road leading from Oil Well Road, extending south and adjacent to the eastern boundary of the Property, to provide Seller with physical access to Seller's lands located to the east and south of the Property, such access point and eastern access road being generally depicted on Exhibit "E", attached hereto (the "Eastern Access Road"). Purchaser agrees that Purchaser shall not object to or otherwise seek to prohibit or limit Seller's continued (and indefinite) use of the Easter Access Road after Closing. 8.03 It is acknowledged that Purchaser intends to re -locate the Collier County fairgrounds to the Property, as and to also construct a swamp buggy recreational and/or racing facility on a portion of the Property. Purchaser will endeavor to locate the fair grounds and proposed swamp buggy facilities as far south and east as reasonably feasible from the intersection of Oil well Road and Camp Keais Rd in conjunction therewith. 8.04 It is acknowledged that Lee County Electric Co -Op lines are located on the Property (within a United Telephone Company of Florida easement), as reflected on the Survey (the "Electrical Service Lines"), The Electrical Service Lines extend south of the Property and provide power to one or more buildings located on lands owned by Seller and lying south of the Property. At such time as Purchaser develops the Property, if Purchaser desires to re -locate such Electrical Service Lines, then Purchaser shall, at its expense either (a) relocate such electrical lines within the Property, or (b) (subject to Seller's specific obligations set forth hereinafter in this Section 8.04) cause the Electrical Service Lines to be relocated and re-routed around the Property (and along the eastern edge thereof), and in such event Seller will grant an acceptable replacement easement to Lee County Electric Co -Op for the re-routing of such Electrical Service Lines. It is the express intent of this Section 8.04 the electrical service to Seller's adjacent lands located south of the Property be maintained at all times. Page 6 of 14 Packet Pg. 176 11.B.1 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.. Rents payable under any Leases shall be pro -rated. 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 Seller, within ten (10) days of Seller's receipt of written notification of such failure from Purchaser, Purchaser may, at its option and as its sole remedies, elect to either (a) terminate this Agreement by giving written notice of termination to Seller, or (b) Purchaser shall have 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, whereupon an amount equal to one percent (1%) of the purchase price shall be paid to Seller as liquidated damages which shall be Seller's sole and exclusive remedy, and neither party shall have any further liability or obligation to the other except as set forth in paragraph 13.01, (Real Estate Brokers), hereof. The parties acknowledge and agree that Seller's actual damages in the event of Purchaser's default are uncertain in amount and difficult to ascertain, and that said amount of liquidated damages was reasonably determined by mutual agreement between the parties, and said sum was not intended to be a penalty in nature. 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 parties. XI. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES Page 7 of 14 Packet Pg. 177 11.B.1 11.01 Seller and Purchaser represent and warrant the following: 11.01 1 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. 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 Seiler 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 purchase 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. Page 8of14 Packet Pg. 178 11.B.1 11.017 Seller represents that to the best of Seller's knowledge and subject to any environmental reports or other inspection reports obtained by the Purchaser prior to or after the date of this Agreement ("Purchaser's Inspection Reports"), there are no incinerators, septic tanks or cesspools on the Property; Seller represents that it has no knowledge that any pollutants are or have been discharged from the Property, directly or indirectly into any body of water. Seller discloses to the Purchaser (and the Purchaser acknowledges) that the Property has been used and is currently being used for agricultural use (including the uses permitted under the Leases), and Purchaser acknowledges that agricultural use necessarily includes the storage and application of fertilizers, pesticides and the storage and use of fuels to power farm equipment and other agricultural vehicles. Subject to the foregoing disclosure and any information that Purchaser obtains in Purchaser's Inspection Reports, Seller represents that, to the best of Seller's knowledge, the Property has not been used for the production, , , manufacture or disposal of hazardous or toxic substances or wastes, as such terms are defined in applicable laws and regulations. Subject to the disclosures of Seller set forth in this sub -section 11.017, no such hazardous or toxic substances are currently used (in excess of legally permissible quantities) in connection with the operation of the Property, and Seller has received no written notice from any local, state or federal agency that there are any proceedings or inquiries by any of such agencies with respect thereto. Seller represents that it has no knowledge that there is ground water contamination on the Property . Seller represents that to its knowledge, none of the Property has been used as a sanitary landfill. 11.018 Seller has received no written notice from any third party asserting that the Property and the tenant 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 Seller 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. 11.019 There are no unrecorded restrictions, easements or rights of way (other than existing zoning regulations and the Leases) that restrict or affect the use of the Property, and there are no maintenance, construction, advertising, management, employment, service or other contracts affecting the Property, Page 9 of 14 Packet Pg. 179 11.B.1 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. 11.021 Seller acknowledges and agrees that Purchaser is entering into this Agreement based upon Seller's representations stated above and on the understanding that, subject to the rights of the tenants under the Leases, 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, subject to the existing Leases, 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 for six (6) months. 11.023 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Page 10 of 14 Packet Pg. 180 11.B.1 Superfund Amendment 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. 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. When used herein, any reference to "the best of Seller's knowledge" or to "Seller's knowledge" or words of similar import, shall mean and refer to the actual knowledge of David Genson. 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 hand delivery, federal express, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Real Property Management Department Administration Building 3335 Tamiami Trail East Naples, Florida 34112 With a copy to: Office of the County Attorney Administration Building 3299 Tamiami Trail East Naples, Florida 34112 If to Seller: Barron Collier Partnership, LLLP Attn: David Genson 2600 Golden Gate Pkwy Naples, FL 34105 239-262-2600 dgenson@barroncoilier.com With a copy to: Matthew L. Grabinski, Esq. COLEMAN, YOVANOVICH & KOESTER, P.A. 4001 Tamiami Trail N., #300 Naples, Florida 34103 Phone: 239-435-3535 Fax: 239-435-1218 mgrabinski@cyklawfirm.com Page 11 of 14 Packet Pg. 181 11.B.1 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, uniess 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 Seller and Purchaser each represent and warrant to the other that it has not used the services of any real estate broker in conjunction with the transaction contemplated hereby. Each party shall indemnify the other for any breach of the foregoing warranty. XIV. MISCELLANEOUS 14,01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. Neither this Agreement nor any memorandum hereof shall be recorded in the public records of any County. Any obligations that may (or by their nature must) be performed after Closing shall survive Closing. 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. Page 12 of 14 Packet Pg. 182 11.B.1 14.07 If any date specified in this Agreement falls on a Saturday, Sunday or federal bank 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. XV. ENTIRE AGREEMENT 15.01 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. (Signatures on following page) Page 13 of 14 Packet Pg. 183 11.B.1 IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: Dated: ATTEST: BOARD OF COUNTY COMMISSIONERS Crystal K. Kinzel, Clerk COLLIER COUNTY, FLORIDA By. - Deputy Clerk Penny Taylor, Chairman AS TO SELLER: Dated: �211 1 Z0Zt Barron C Ilier Partnership, LLLP By: Bar . n Collie anagement. LLC Its: Ge e al a n By: Nvid Genson, Senior Vice -President Approved as to form and legality: JennTfer A. Belpedio Assistant County Attorney 3 Exhibit Index Exhibit "A" -- Legal Description of Property Exhibit "T — Legal Description of Leased Property Exhibit "C" — Legal Description of Access Easement Area Exhibit "D" -- form of Access Easement Exhibit "E"------ site plan that depicts general location of Seller's eastern access point and eastern access road Page 14 of 14 Packet Pg. 184 EXHIBIT "A" 11.B.1 COASTAL ENGINEERING CONSULTANTS INC. A CECI GROUP COMPANY LEGAL DESCRIPTION PROPOSED CAMP KEAIS PROPERTY CECI Group Services Coastal and Marine Engineering Environmental and Geological Services Land and Marine Survey and Mapping Website: www.coastalengineering.com ALL THAT PART OF SECTIONS 22, 23, AND 27, ALL OF TOWNSHIP 48 SOUTH. RANGE 29 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 22, THENCE ALONG THE WEST LINE OF SAID SECTION 22, SOUTH 00.3 F23" EAST 50.00 FEET TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF OIL WELL ROAD; THENCE, ALONG SAID SOUTH RIGHT-OF-WAY LINE, IN THE FOLLOWING SIX (6) DESCRIBED COURSES: NORTH 89016'47" EAST 0.20 FEET; NORTH 89012'46" EAST 149.80 FEET TO THE POINT OF BEGINNING; CONTINUE NORTH 89012'46" EAST 2,494.34 FEET; NORTH 89013'54" EAST 2,650.56 FEET; NORTH 89013'04" EAST 2,646.08 FEET; NORTH 89013'16" EAST 1,243.38 FEET; THENCE LEAVING SAID RIGHT-OF-WAY LINE, SOUTH 00°46'44" EAST 306.02 FEET; THENCE NORTH 89013'16" EAST 253.24 FEET; THENCE SOUTH 00046'44" EAST 246.67 FEET; THENCE NORTH 89011'42" EAST 904.17 FEET; THENCE SOUTH 37034'28" EAST 368.44 FEET; THENCE SOUTH 00014'20" EAST 1,847.61 FEET; THENCE SOUTH 00016'05" EAST 2,150.79 FEET; THENCE NORTH 78008'51" WEST 906.09 FEET; THENCE SOUTH 67004'03" WEST 782.55 FEET TO A POINT ON THE SOUTH LINE OF THE "COVERED" DESIGNATION AS DEPICTED ON FIGURE 2.1-1 OF THE "EASTERN COLLIER MULTIPLE SPECIES INCIDENTAL TAKE PERMIT APPLICATIONS AND HABITAT CONSERVATION PLAN" DRAFT ENVIRONMENTAL IMPACT STATEMENT PREPARED BY US FISH & WILDLIFE SERVICE, DATED SEPTEMBER 2018; THENCE ALONG THE SOUTH LINE OF SAID "COVERED" DESIGNATION, IN THE FOLLOWING SIXTY-FOUR (64) DESCRIBED COURSES: NORTH 40057'25" WEST 553.63 FEET; NORTH 18050'52" WEST 117.24 FEET; 3106 S. Horseshoe Drive, Naples, FL 34104 Phone (239) 643-2324 • Fax (239) 643-1143 8570 Anselmo Lane, Baton Rouge, LA 70810 Phone (225) 768-1982 E-mail: info'ii>cecifl.cg-m. Packet Pg. 185 11.B.1 Proposed Camp Keais Property COASTAL ENGINEERING CONSULTANTS, INC. April 29, 2020 Page 2 NORTH 54045'52" WEST 186.43 FEET; NORTH 61 °54'24" WEST 228.21 FEET; NORTH 52049'13" WEST 129.48 FEET; NORTH 59032'50" WEST 125.34 FEET; NORTH 70042'33" WEST 340.30 FEET; NORTH 17028' 15" WEST 82.19 FEET; NORTH 85049'36" WEST 196.77 FEET; SOUTH 43010'15" WEST 114.48 FEET; NORTH 84006'12" WEST 187.44 FEET; SOUTH 60025'35" WEST 129.58 FEET; SOUTH 73056'59" WEST 107.13 FEET; NORTH 80032'58" WEST 442.73 FEET; NORTH 73007'43" WEST 184.65 FEET; NORTH 43029'27" WEST 121.42 FEET; NORTH 81 °45'S0" WEST 102.40 FEET; NORTH 49021'10" WEST 354.20 FEET; NORTH 36020'05" WEST 121.17 FEET; SOUTH 86013'01" WEST 534.65 FEET; NORTH 7601615" WEST 596.75 FEET; SOUTH 15032'18" WEST 1,233.80 FEET; NORTH 79008'14" WEST 131.66 FEET; NORTH 7505618" WEST 601.13 FEET; SOUTH 22044'19" WEST 33.88 FEET; NORTH 79001'40" WEST 251.91 FEET; NORTH 79001'42" WEST 25.14 FEET; NORTH 74002'33" WEST 6.43 FEET; NORTH 73012'44" WEST 434.82 FEET; NORTH 81 °42'23" WEST 47.17 FEET; SOUTH 00006'39" EAST 137.21 FEET; SOUTH 07026'16" WEST 100.98 FEET; NORTH 59006'50" WEST 570.30 FEET; NORTH 85000'40" WEST 317.20 FEET; SOUTH 00026'02" WEST 55.93 FEET; SOUTH 74020'48" WEST 74.46 FEET; SOUTH 02020'06" WEST 555.16 FEET; SOUTH 02039'34" WEST 76.39 FEET; NORTH 87000'27" EAST 84.22 FEET; SOUTH 79020'34" EAST 209.20 FEET; SOUTH 00006'39" EAST 75.51 FEET; SOUTH 05017'23" WEST 260.45 FEET; SOUTH 52052'28" WEST 102.76 FEET; SOUTH 86057'10" WEST 98.13 FEET; SOUTH 49020'23" WEST 67.87 FEET; SOUTH 7402TO1 " WEST 46.78 FEET; SOUTH 46049'57" WEST 126.19 FEET; SOUTH 43057'52" WEST 152.99 FEET; SOUTH 49°20'23"WEST 72.21 FEET; 3106 S. Ilorseshoc Drive, Naples, Florida 34104 *Phone (239) 643-2324 *Fax (239) 643-1143 *E-mail: infoCa-cecifl.com Packet Pg. 186 11.B.1 Proposed Camp Keais Property COASTAL ENGINEERING CONSULTANTS, INC. April 29, 2020 Page 3 CONTINUE ALONG SAID LINE SOUTH 49020'23" WEST 29.22 FEET; SOUTH 20038'51" WEST 29.66 FEET; SOUTH 26030'53" WEST 253.20 FEET; SOUTH 18011'27" WEST 19.94 FEET; SOUTH 83015'35" WEST 101.76 FEET; SOUTH 87009'55" WEST 168.98 FEET; NORTH 59037'17" WEST 14.84 FEET; NORTH 74059'37" WEST 14.07 FEET; NORTH 56026'12" WEST 50.23 FEET; NORTH 3503956" WEST 72.77 FEET; NORTH 88030'35" WEST 403.55 FEET; SOUTH 53059'46" WEST 100.98 FEET; SOUTH 0000639" EAST 50.75 FEET; SOUTH 56040'16" WEST 97.79 FEET; SOUTH 89053'21 " WEST 299.02 FEET; THENCE LEAVING SAID SOUTH BOUNDARY, SOUTH 89-52-46" WEST 208.07 FEET; THENCE NORTH 00022'44" WEST 537.84 FEET; THENCE NORTH 00036'30" WEST 4,949.48 FEET; THENCE NORTH 89012'46" EAST 50.00 FEET; THENCE NORTH 00036'30" WEST 330.00 FEET TO THE POINT OF BEGINNING. CONTAINING 1,046.19 ACRES, MORE OR LESS. COASTAL ENGINEERING CONSULTANTS, INC. FLORIDA BUSINESS AUTHORIZATION NO. LB 2464 RICHARD J. EWING, V.P. PROFESSIONAL SURVEYOR AND MAPPER FLORIDA CERTIFICATE NO. 5295 NOT VALID WITHOUT THE SIGNATURE AND THE ORIGINAL RAISED SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER CEC FILE NO. 19.429 DATE OF SIGNATURE: 3106 S. Horseshoe Drive, Naples, Florida 34104 *Phone (239) 643-2324 *Fax (239) 643-1143 *E-mail: nfofi4:ecifl.com Packet Pg. 187 11.B.1 Exhibit "B" Leases 1. Smallwood Island Conservation Club Rec. Lease 2. Pacific Farms 723 ac. farm Leases 3. English Bros. 2,186 ac. Rec. Lease 4. Jack Johnson 1,274 Grazing Lease 5. English Bros & L.W. Bird 1,274 ac, Grazing Lease 6. Florida Soil Builders, Inc. 123 Acre Lease Packet Pg. 188 11.B.1 Exhibit "C" LEGAL DESCRIPTION PROPOSED INGRESS/EGRESS EASEMENT (CAMP KEAIS PROPERTY) ALL THAT PART OF SECTIONS 22 AND 27, TOWNSHIP 48 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 22, THENCE ALONG THE WEST LINE OF SAID SECTION 22, SOUTH 0003 F23" EAST 50.00 FEET TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF OIL WELL ROAD, AND THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED; THENCE, ALONG SAID SOUTH RIGHT-OF-WAY LINE, IN THE FOLLOWING TWO (2) DESCRIBED COURSES: NORTH 89016'47" EAST 0.20 FEET; NORTH 89012'46" EAST 149.80 FEET; THENCE LEAVING SAID LINE SOUTH 00036'30" EAST 330.00 FEET; THENCE SOUTH 89012'46" WEST 50.00 FEET; THENCE SOUTH 00036'30" EAST 4949.48 FEET; THENCE SOUTH 00022'44" EAST 537.84 FEET; THENCE SOUTH 89052'46" WEST 106.97 FEET TO A POINT ON THE WEST LINE OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 29 EAST COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SECTIONS 22 AND 27, TOWNSHIP 48 SOUTH, RANGE 29 EAST COLLIER COUNTY FLORIDA NORTH 00031'06" WEST FOR A DISTANCE OF 5816.10 FEET TO THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED. CONTAINING 14.21 ACRES, MORE OR LESS. Packet Pg. 189 Z z O ray z G) M N. m m G) M W cD m z 0 0 x m C) S, ;Q Pv M 0 0 a 0 m C/) rn Cf) z 0 0 m z a U> m G) m m m Cl) �o Cn V) m m m rr. 7 m x —s N z z O ti ovml I'lim 110 DAVIDSON ENGINEERING EASEMENT EXHIBIT OF A PROPOSED jNoRrSS/EGREES Ecrec RJE T� EASEMENT LOCATED IN SECTIONS 22 AND 27. TOVMSOUTH, 48 ou�, 22 RANGE 20 EMT, COLLIER COUNTY. FLORIDA, IE .2 T Cu 0) SZ m Lo Cu a. Cu m Cn 2 0 E cm 4-; E Cu MVE Packet Pg. 190 1 11.B.1 PROJECT: EXHIBIT "D" PARCEL: FOLIO: ACCESS EASEMENT THIS EASEMENT is made and entered into this day of , 20_, by , [type of entity], whose mailing address is , (hereinafter referred to as "Grantor"), and COLLIER COUNTY, a political subdivision of the State of Florida, having a mailing address of 3301 Tamiami Trail East, Naples, Florida 34112, its successors and assigns (hereinafter referred to as "Grantee"). (Wherever used herein, the terms "Grantor" and "Grantee" include all parties to this instrument and their respective heirs, legal representatives, successors and assigns. Grantor and Grantee are used for singular or plural, as the context requires.) WITNESSETH: Grantor, for and in consideration of TEN DOLLARS ($10,00) and other valuable consideration paid by the Grantee, the receipt and sufficiency of which is hereby acknowledged, hereby conveys, grants, bargains and sells unto the Grantee, a perpetual, non-exclusive easement for access upon and across the following described lands located in Collier County, Florida, to wit: See attached Exhibit "A" which is incorporated herein by reference. Subject to easements, restrictions, and reservations of record. THIS PROPERTY IS NOT HOMESTEAD. TO HAVE AND TO HOLD the same unto the Grantee, together with the right to enter upon and across said land for , all of which shall be within the foot wide easement area. Grantee shall be responsible for maintenance of the easement area. The easement granted herein shall constitute an easement running with the land and shall burden the lands described above. IN WITNESS WHEREOF, the Grantor has caused these presents to be executed the date and year first above written. [grantor] Witness (Signature) Packet Pg. 191 (Print or Type) 11.B.1 Witness (Signature) (Print or Type) STATE OF _ COUNTY OF The foregoing Access Easement was acknowledged before m presence or ❑ online notarization this day of _ by (name and title), on behalf Such person(s) Notary Public must check applicable box: (Notary Seal) by means of ❑ physical 20_ of (entity). ❑ are personally known to me. ❑ produced her current driver license. ❑ produced as identification. Notary Public Printed Name of Notary: Commission Number. - My Commission Expires: Approved as to form and legalify: By: Print: Assistant/Deputy County Attorney Packet Pg. 192 (uoi;isinb3V sieeN dweo : MSO asetpind pue ales JOJ;uauaaa.JBV :;u8wLl Za ZLL�fCD pN [D Z v #�} PLO) ss903� cn uj©jse3 s�el![�c ` LL7 pb2 LU CD 00 W � �=F •* Vv: F Y g i Q O ..�julodssou�ti 1 XQa�w?pe�� i,i `ed o EEEEE f # � �- -' T G � �° 5 ;• s. .53, d II z O F- Q U O J H z W W to U Q w o rn H w m U = U w Q W i M m (uoi;isinboV sieeN duaeo : 696SO L00 dew uoi;e3o-1 :;uauayoe;;d LU Lu y 1 f v Z i ` ea'K Co Z W ` Est :: 3 f> � � i,y �j � Peon ssa�oV � •9 `� t � � .,,,ti�; ` t. LL, to W i wolse3 s JepeS t o �. ar ti 7 R' c 2 Of to W C - - t•- f Q ai 3 f o 3 a LU W +q? { wo ss000 o o rn 1 d V to uJalse3 sdullOS d�...` t y �' �r i m W w .�te�.. j}.wl i7kFi�ty _ r4 47 s Son a#v 3"v�"' Y.."'C� f y Yf c(+•j' .],`+"Pt•` ��t s �p �i �/` j ;,' - 4 � '1-�. ,��f. �cjiii ., �a �`(fa a�t�•f,•�. f� LU [t i Oa P �J, lil,tid r 5 r Z ,f a* Y LU ire t '' 1 ,, { � r 11'- ■�pj. Rp w .•t+kK?g .,. t b,��t+•1{'.>3 W .yg-.. �..t„ C -' s ` c`. 1 ♦ °''47 .� t� - -- Zz r t l.__�1`�i' l i, yiq� 'i:Z '• � v I� �'�� > c`�ii w 1s, `h+. ,8 �it:p.. � � ye tyai LL 'F- J it D D it FI.C2.4a MOR �i.t t '?.o- tit 1. v Fi �.v ,v N` ... c •+ J Q J K �+Y sslz �� \ +�`5 i�ey�'�`•A�,, t 1 rat •i YfAZN ' � �� S� • ****# ,,�. � `. � � 1 w Zit o- 11.B.6 COLLIER COUNTY AGRICULTURAL FAIR & EXPOSITION, INC NON PROFIT TAX ID#59.1708885 MARCH 18TH-28TH, 2021 January 18, 2021 Mr. William L. McDaniel, Jr. Collier County Commission 3299 Tamiami Trail East, Suite 303 Naples, FL 34112 Re: Memorandum of Understanding Dear Commission McDaniel: Thank you for providing the MOU concerning the Collier Fairgrounds and potential future site. Our Board has finally had a meeting after a long Covid 19 recess. We have agreed to sign the MOU with the following items of concern: 1. We are concerned with possibly sharing property with the Swamp Buggy, as it could cause a problem when the property is to be used by either party and shared services. 2. It is stated that "The relocation will be subject to the final terms and conditions of the termination of the existing lease and the new lease." It is our understanding that we would purchase the property at the county costs per acre from the county, subject to final terms and conditions, and not be subject to a lease agreement. 3. The upfront planning, zoning, and acquisition costs will be the responsibility of Collier County. Permitting cost, the cost of relocating the existing Fair property to the new site, and the cost of new infrastructure, need to be considered, as well. Thru further discussion with your representative, these issues and others which are sure to arise will be negotiated. We look forward to meeting with your representative as soon as possible to start discussions. The contact information requested is as follows: Partner Name: Don Jolly, President, Collier Fair Partner Representative: TBD Position: TBD Address: 751 391" Ave. NE, Naples, FL 34120 Telephone: 239-455-1444 Fax: To be provided E-Mail: Iou(o)collierfair.com Very truly yours Don Jolly President } Collier Fair THE COLLIER COUNTY AGRICULTURAL FAIR & EXPOSITION, INC. 751 39T" Ave NE Naples, FL 34120 Phone (239)455-1444 Fax(239)455-6701 Email: lou i- col lierfair.com www.colliercountyfair.com Packet Pg. 195 11.B.6 Memorandum of Understanding Between Collier County Fair Board (Fair) and Board of County Commissioners (BCC) This Memorandum of Understanding (MOU) sets forth the terms and understanding between the Fair and the BCC to find a more appropriate location for the Fair where the activities can flourish without impacting residential areas and for the County to move forward with the planning and development of Core Campus #3. Background The Fair has been an integral part of the community for multiple decades. The location of the Fair has become an issue of concern as the residential areas around the Fair continue to grow, the area gentrifies, and the activities of the Fair and hours of operation tend to conflict with the residential uses. The BCC has approved a strategic plan that identifies the public services around the Fair as Core Campus #3. The intent of Core Campus #3 is to provide public services such parks, water/sewer, recycling, EMS, schools, IFAS, road & bridge maintenance, and other services in a public use campus environment that serves the high growth area in a compatible manner. Core Campus #3 is also no longer a compatible site for debris and horticultural management, especially after hurricanes. The Fair and the BCC have been discussing alternatives that would satisfy the needs and concerns of both parties. The staff of the BCC has located a site (Camp Keais Property) owned by Barron Collier Companies that would be suitable for multiple strategic purposes (debris/horticultural management, passive recreation, workforce housing, Fair activities, and potentially Swamp Buggy activities). The staff of the BCC will be working with all interested parties to plan for the acquisition, zoning, and development of the Camp Keais site should the BCC and the Fair agree on the final terms and conditions. Purpose This MOU identifies the following high-level goals, objectives, and understandings of both entities: 1. The Fair is willing to relocate their activities to the Camp Keais site if that will allow them to expand their services and offerings and will not conflict with residential areas. The relocation will be subject to the final terms and conditions of the termination of the existing lease and the new lease. 2. The BCC will acquire the site and work with the Fair to properly set the land use of the site for the activities of the Fair, Swamp Buggy, and other passive and active recreational uses such as hiking, camping, and outdoor activities. Packet Pg. 196 11.B.6 organization, position) Date: (Partner signature) (Partner name, organization, position) c 0 r .N Ls 20) m a� Y CL E V w r LO r N O N O r O 0 2 13 LU Z 0 �.i C d E L V R rr a+ Q Packet Pg. 197 COLLIER COUNTY CAMP KEAIS CAMPUS FEASIBILITY/ ZONING REVIEW PREPARED BY. DE DAVIDSON ENGINEERING www.davidsonengineering.com APRIL 2020 Davidson Engineering (DE) has conducted a cursory zoning and land use review for the subject property, known as the Collier County Camp Keais Campus. The property is located at the southeast corner of the intersection of Oil Well Road and Camp Keais Road. The subject development site consists of four (4) adjoining parcels (Folio #s: 00227240009, 00227280001, 00227240106) and collectively are 1,046.18-acres, according to the proposed property boundary. Refer to Attachment 'A' for the Location Map. ZONING/OVERLAY DESIGNATIONS The property is currently within the Agricultural Zoning District with a Mobile Home Overlay (A -MHO) and within the Rural Lands Stewardship Area Overlay District (RLSAO). Additionally, the southeast portion of the site is located within the Habitat Stewardship Area (HSA). Refer to the zoning map as Attachment'B'. The RLSAO is an economic incentive based -program, encouraging private property owners to participate. The program rewards property owners for voluntarily agreeing to protect important natural or agricultural lands. The program compensates owners for preserving environmentally sensitive land, open space and/or certain types of agricultural operations. Compensation to the owners occur through awarding "stewardship credits" through the Stewardship Program. The credits can then be used in areas designated as "receiving areas", that require credits in orderto be developed. Note, the property will not be eligible to participate in the Stewardship Program if under the ownership of Collier County. The goal of the RLSAO is "To address the long-term needs of residents and property owners within the Immokalee Area Study boundary of the Collier County Rural and Agricultural Area Assessment by protecting agricultural activities, preventing the premature conversion of agricultural land to non- agricultural uses, directing incompatible uses away from wetlands and upland habitat, enabling the conversion of rural land to other uses in appropriate locations, discouraging urban sprawl, and encouraging development that implements creative land use planning techniques." DEVELOPMENT STANDARDS The subject property has not participated in the Stewardship Program; therefore, has not been designated as a Stewardship Receiving Area (SRA) or a Stewardship Sending Area (SSA) and is subject to Baseline Standards, per LDC Section 4.08.05. Thus, below outlines the development standards required for the Agricultural Zoning District: Minimum Lot Area: 217,800 SF (5-acres) Minimum Lot Width: 165 feet Maximum Bldg. Height: 35 feet Minimum Floor Area of Bldgs.: 550 SF Minimum Front Yard: 50 feet Minimum Side Yard: 30 feet 4365 Radio Road - Suite 201 - Naples, FL 34104 - P: (239) 434.6060 Minimum Rear Yard: SO feet Perimeter Landscape Buffers: o North — 20' Type D o South — 10' Type A o East— 10' Type A o West — 10' Type A In addition to the above development standards, the RSLA-Baseline Standards shall apply. These additional standards are attached for reference; refer to Attachment 'C'. PERMITTED/CONDITIONAL LAND USES Information on specific land uses, being considered by Collier County on the subject property, are detailed below. Affordable Housing: DE looked at the potential for Affordable Housing on the subject property and found that no increase in density in the RLSAO is permitted beyond the Baseline Standards (one unit per five acres) except in areas that are designated as SRAs. As previously stated, if the property is under the ownership of Collier County, the property is not eligible to participate in the Stewardship Program; therefore, cannot be designated as an SRA and density is limited to one unit per five acres. A Comprehensive Plan Amendment and companion Planned Unit Development Rezone will be required to achieve density above one unit per five acres. Due to the complexity of the existing Overlay and unique request, preliminary coordination with Collier County to discuss rezoning of the subject property will be crucial. Additional uses being considered by Collier County permitted by right, or will require a Conditional Use are further outlined below: Public Passive/Recreational Uses o Relocated Fairgrounds (±40-60 acres) o Relocated FL Sports Park (±20 acres) o ATV Park o Special Events o 4-H/FFA Educational programs, competitions and displays o BMX biking o Rodeo competitions/exhibits o Playing fields o Equine hurricane evacuation location o Remote control airplane/ sailboat park o RV park (camping at the fair/buggy races) 2 Essential Services (i.e., Debris Management Areal Sheriffs Office, etc.) Per LDC Section 2.01.03 D.-Essential Services, the following governmental services and facilities shall be considered permitted essential services: nonresidential not -for -profit childcare, nonresidential education facilities, libraries, museums, neighborhood parks and recreational service facilities. Further, per LDC Section 2.01.03 E.-Essential Services, safety service facilities and other government services that are necessary to promote and protect public health, safety and welfare are also permitted essential services within the agricultural zoning district. The following essential services are allowed by conditional use on the subject property (excluding the HSA property): 1. Regional and community parks 2. Public parks and public library facilities 3. Safety services facilities (if not listed as a permitted uses) 4. Any other similar facility A conditional use will be required for the recreational land uses being considered for the property. If a unified plan of development is possible, one conditional use could be applied for. If a unified plan of development is not possible, multiple conditional use applications will be required. Please note, through DE's coordination with Collier County Staff, a PUD Rezone request is not advised due to the existing Overlay on the subject property. Refer to Attachment'D' for the full list of permitted, accessory and conditional uses allowed within the Agricultural Zoning District. HABITAT STEWARDSHIP AREA (HSA) DESIGNATED LAND HSAs have been delineated on privately owned lands, within the RLSAO, that include characteristics suitable for habitats of listed species. Approximately ±106.6-acres, located within the southeastern portion of the property, is designated as an HSA. Per the LDC, site clearing/site alterations shall be limited to 20% of the HSA property and nonpermeable surfaces shall not exceed 50% of the 20% that is cleared or altered (note: on -site HSA is completely cleared). To protect the nature, purpose and intent of the HSA, the attached conceptual site plan shows this area being utilized for passive recreational uses. Additional information regarding standards for the HSA can be found in Attachment 'C'. Coordination with Collier County Staff is needed to confirm if replanting will be required within the on - site HSA area. Permitted essential services within the HSA are limited to the following, per LDC Section 2.01.03 B.1: a. Private wells and septic tanks; b. Utility lines, except sewer lines; e. Conservation Collier lands which provide for permitted nondestructive, passive natural resource based recreational and educational activities, exclusive of major improvements. Permitted minor improvements shall be limited to one (1) ground sign, not to exceed eight (8) feet in height with a maximum sign area of thirty-two (32) square feet; a parking area, not to 3 exceed twenty (20) parking spaces; hiking trails; a fully accessible trail or trail section; educational kiosks not to exceed one hundred (100) square feet; and public restroom facilities not to exceed five hundred (500) square feet. The provisions for Conservation Collier lands in this Code do not affect the underlying zoning districts or land use designations in any district where Conservation Collier lands are established, such that no expansion or diminution of the various zoning district permitted uses is intended or implied by these provisions, except as stated above for minor improvements. Oil and gas exploration as defined and regulated in this Code remains a permitted use on or beneath Conservation Collier lands established in the CON zoning district providing for oil and gas exploration as a permitted use subject to subsection 2.03.09 B.1.a.viii. PRESERVATION STANDARDS/ WETLANDS As outlined in the Baseline Standards, if listed species are found on -site, a minimum of 40% of native vegetation on -site shall be retained. The possibility of listed species being found on the subject property is likely, but further environmental services are required to confirm; see Attachment'E'. The preservation requirement shall first be met through preservation of listed species habitats, then wetlands having a functionality assessment score of 0.65 or greater. In addition, wetlands utilized by listed species or serving as corridors shall be preserved on -site and wetland flow -way functions through the project shall be maintained. Direct impacts to wetlands must be mitigated. As the project moves forward, a Listed Species Survey will be required to determine if on -site listed species exist. A formal jurisdictional wetland determination will also be required. The attached conceptual site plan retains the most valuable on -site wetlands and assumes small "pockets" of isolated wetlands will be impacted. On -site wetlands to be retained will require a 25' buffer, along their perimeters, to separate preserved wetlands from other land uses. Per LDC requirements, the "buffer zones" are required to contain preserved native vegetation. Where native vegetation does not exist within the buffer zones, native vegetation compatible with the existing soils and hydrologic conditions shall be planted. Per the LDC, for sites or portion of sites cleared of native vegetation for agricultural purposes, documentation that the parcel(s) were legally cleared must be provided and the site must be in compliance with the'25-year rezone limitation' and for sites cleared prior to July 2003, documentation that the parcel(s) were legally cleared must be provided and must be in compliance with the'10-year rezone limitation'. Research on the history of site clearing for the subject property will be required to determine if replanting/restoration requirements will be applicable to meet native preservation requirements. Additional information can be found in Attachment 'C'- Baseline Standards and Attachment 'E'- Ecological Assessment Report. LIMITED SOIL SAMPLING REPORT Per ETE's Limited Soil Sampling Report, the subject property was evaluated to determine if past/present agricultural uses on the property have impacted the soils. ETE states nothing of significant concern was found on -site but reviewing agencies may require further sampling. Please refer to Attachment 'I' for the full report. 4 ECOLOGICAL ASSESSMENT Per ETE's FLUCCS mapping, the site contains approximately 156.72-acres of anticipated jurisdictional wetlands and approximately 16.83-acres of an open water area and agricultural ditches. A formal wetland jurisdictional determination, through the South Florida Water Management District, will be required for impacts to wetlands. Any impacts made to on -site wetlands will require mitigation to offset the impacts, which is typically provided through the purchase of off -site wetland credits at an approved mitigation bank prior to the commencement of construction. The conceptual site plan, prepared by Davidson Engineering, retains the most valuable on -site wetlands and assumes the small "pockets" of isolated wetlands will be impacted. See Attachment 'E' for the full Ecological Assessment. PHASE I ENVIROMENTAL SITE ASSESSMENT (ESA) The Phase I ESA, prepared by ETE, concludes that the following Recognized Environmental Concerns (RECs) are associated with the subject property: 1. During the site inspection portion of the Subject Property ETE identified two (2) areas of stained soil beneath ASTs located within mulching operation area. One (1) 275-gallon AST and several small gasoline containers are located within an uncovered cargo trailer, the wood flooring was partially stained and decomposing. Upon inspection beneath the trailer a small area of stained soil was observed. One (1) 550-gallon AST containing diesel is located on a mobile trailer. Upon inspection beneath the AST a small area of stained soil was observed. These areas of stained soil are relatively small and do not appear to be associated with a gross leak or spill. Based on the small areas of stained soil ETE recommends that the soil in these areas be removed and properly disposed of at an offsite treatment facility. 2. Large piles of debris were noted throughout the Subject Property. Old equipment and multiple ASTs (no longer in use) were noted on the mulching operation portion of the Subject Property that should be removed and properly disposed of. Based on the historical agricultural use of the Subject Property, Collier County GMD will likely require soil and/or groundwater sampling in order to satisfy the provisions of the Land Development Code (LDC) 3.08.00 A.4.d at the time of first development order submittal. See Attachment 'F' for the full Phase I ESA. EXISTING ON -SITE YARD TRASH RECYCLING FACILITY (LAND LEASE) The existing on -site yard waste processing facility, R & D Soil Builders, Inc., is currently registered to operate through the Florida Department of Environmental Protection (FDEP). The facility exists on the property through a Farm Lease with Barron Collier Partnership, LLLP. Their registration is current and they currently have no outstanding non-compliance issues with FDEP. This facility is used for yard debris processing within Collier County's Solid Waste Division (PUD). It is one of the only local facilities. 5 CONCEPTUAL SITE PLANS Per preliminary review of the County's conceptual site plan, please note the following: - Density over 1 unit per 5 acres is not permitted (with the property under the ownership of Collier County). Therefore, Affordable Housing is not depicted on DE's updated conceptual site plan. - The SSA does not cross onto the subject property; thus, an "SSA Canal" is not shown on DE's updated conceptual site plan Please refer to Exhibit 'G-1' for DE's Conceptual Site Plan and Exhibit 'G-2' for the County's Conceptual Site Plan. EASEMENTS The existing easement, along Rock Springs Road, granted to United Telephone will need to be released/vacated prior to future development of the subject property. Full title work is needed to confirm this, as well as any other on -site encumbrances. An access easement will be required along the western property line. DE assumes a 100' access easement will be adequate. Refer to Exhibit'H'. SUMMARY OF FINDINGS - The property is not eligible for an increase in density, above one unit per five acres, under the ownership of Collier County - The property shall comply with development standards outlined in the Agricultural Zoning District - A Conditional Use(s) will be required for proposed Recreational Uses - A formal wetland jurisdictional determination and environmental permitting is crucial - A Listed Species Survey is needed to confirm on -site preserve areas to be retained - It is assumed small pockets of isolated wetlands/native vegetation can be impacted - Soil/groundwater sampling is likely required for future permitting - History of clearing from the current property owner is needed to confirm if replanting/restoration will be applicable to meet on -site native vegetation requirements - Full title work is needed to confirm any encumbrances over the property and if easement releases/vacations will be necessary - An access easement along the proposed western property line will be necessary - Reservation of future ROW will likely be required along the proposed northern property line and this is noted on the concept plan - A Comprehensive Plan Amendment and companion Planned Unit Development Rezone would be required to achieve density above one unit per five acres. To conclude, due to the complexity of the existing Overlay and HSA requirements, DE recommends preliminary meetings with local and state agencies to discuss the proposed development, phasing plans, immediate construction needs, and long-term development. 0 U � O N O LL CO O O N L " N ¢ C O C O z 7 O m m F- IX r N O w O O i w w J Z n �SPr' v i r zU F z g9,.. w N 0 = w m U; ¢ w X F w ¢a . O z - O K db apeg�i;iced � z O � O U W Z J w J U U y W Y a Q J LL H H Z Z 7 � _ O O U U z Q U W O W w J Q J O J J U of OU OJ U 677. 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F F Z Z 7 � O O U U ab siea�{ dwe� C.) w o w W J Q J O J U J r41S�. of ry OU a J o v O v iY M C O � Y N W M W � O (nZN i Zz �ww ow= a Q o OoZ w w ATTACHMENT'C' 4.08.05 - Baseline Standards All lands within the RLSA District have been delineated on the RLSA Overlay Map. Unless and until designated as an SSA or SRA, lands within the RLSA District shall remain subject to the Baseline Standards. A. Purpose and intent. These Baseline Standards will remain in effect for all land within the RLSA District unless or until such land becomes subject to the transfer or receipt of Stewardship Credits, except as to those agricultural uses subject to sections 163.3162(4) and 823.14(6), Florida Statutes. The Baseline Standards are intended to protect water quality and quantity, maintain the natural water regime, and protect listed animal and plant species and their habitats on land that has not been designated as an SSA or SRA. The opportunity to voluntarily participate in the Stewardship Credit Program, as well as the right to sell conservation easements or a fee or lesser interest in the land, shall constitute compensation for the loss of any development rights related to these standards. B. Applicability of code. Except as otherwise specifically provided in this section 4.05.00, those provisions of this Code in effect as of July 25, 2000, shall apply to all land within the RLSA District unless or until such lands become subject to the transfer or receipt of Stewardship Credits. C. Private lands delineated FSAs, HSAs, and WRAs. Lands delineated FSA, HSA, or WRA on the RLSA overlay map have been identified through data and analysis as having a higher quality natural resource value than those lands not delineated. Although any land within the RLSA District can be designated as an SSA, generally those lands delineated FSAs, HSAs, and WRAs are the most likely candidates for designation because of the higher credit values applied to lands with those delineations. D. Private lands delineated as open. Lands not otherwise classified as FSA, HSA, or WRA are delineated as 'open" on the RLSA overlay map and are generally of a lower natural resource quality. Open lands may be designated as either SSAs or SRAs. E. Area of critical state concern (ACSC). The RLSA District includes lands that are within the ACSC. Those ACSC lands are depicted on the RLSA overlay map and are eligible for designation as SRAs, subject to additional standards set forth in subsection 4.08.07 A.2. All ACSC regulations continue to apply to ACSC lands within the RLSA District regardless of designation. F. Public or private conservation lands. Those lands within the RLSA District that are held in public ownership or in private ownership as conservation lands may be delineated on the RLSA overlay map as FSA, HSA, or WRA but are not eligible for designation as either an SSA or SRA. G. No increase in density or intensity within the RLSA District is permitted beyond the Baseline Standards except in areas designated as SRAs. Within SRAs, density and intensity may be increased through the provisions of the Stewardship Credit System and, where applicable, through the affordable housing density Bonus as referenced in the density Rating System of the FLUE, and the density and intensity blending provision of the Immokalee Area Master Plan. H. Allowable uses. The permitted, accessory, and conditional uses allowed shall be those set forth in section 2.03.00 in effect as of July 25, 2000, with the following exceptions: Residential Uses, General conditional uses, Earth Mining and Processing Uses, and Recreational Uses (layers 1-4) as listed in the Matrix at section 4.08.00 shall be eliminated in all FSAs, as provided in section 4.08.00. 2. Conditional use essential services and governmental essential services , except those necessary to serve permitted uses or for public safety, shall only be allowed in FSAs with an Index value of 1.2 or less, as provided in section 4.08.00. 3. Directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil and gas exploration and oil and gas field development and production activities in FSAs and HSAs in order to minimize impacts to native habitats, when 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., 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 62-30.005(2)(a) 1 through 12, F.A.C. 4. Asphaltic and concrete batch making plants shall be prohibited in areas mapped as HSAs. Standards applicable inside the ACSC. RLSA District lands within the ACSC shall be subject to all ACSC regulatory standards, including those that strictly limit non-agricultural clearing. Standards applicable outside the ACSC. Except to the extent superceded by L. or M. below, the following standards shall apply to all development within those areas of the RLSA District that are outside of the ACSC, other than agricultural operations that fall within the scope of sections 163.3162 (4) and 823.14 (6), F.S., and single family residential dwellings , unless or until such lands are subject to transmittal or receipt of Stewardship Credits: 1. A wildlife survey, as set forth in Chapter 10, shall be required for all parcels when listed species are known to inhabit biological communities similar to those existing on site or where listed species are directly observed on the site. 2. If listed species are directly observed on the site of the project or are indicated by evidence, such as denning, foraging, or other indications, first priority shall be given to preserving the habitat of such listed species a minimum of 40% of native vegetation on site shall be retained, with the exception of clearing for incidental purposes. 3. If the wildlife survey indicates that listed species are utilizing the site, or the site is capable of supporting and is likely to support listed species, a wildlife habitat management plan shall be prepared and submitted to the County. a. The wildlife habitat management plan within the RLSA District shall include the following techniques to protect listed species from the negative impacts of development: Open space and vegetation preservation requirements shall be used to establish buffer areas between wildlife habitat areas and areas dominated by human activities. Fencing, walls, other obstructions, or other provisions shall be used to minimize development impacts to the listed species and to encourage wildlife to use wildlife corridors. iii. Roadways crossings, underpasses, and signage shall be used where roads must cross wildlife corridors. b. The wildlife habitat management plan shall also incorporate the following: A description of the techniques used to direct incompatible land uses away from listed species and their habitats and to comply with the criteria identified in 1 and 2 above, as applicable; ii. Identification of appropriate lighting controls for permitted uses and a consideration of the opportunity to utilize prescribed burning to maintain fire - adapted preserved vegetation communities and provide browse for white-tailed deer, consistent with the UFWS South Florida Multi -Species Recover Plan, May 1999, except as recommended otherwise by the UFWS or FFWCC; and iii. If the development will be larger than 10 acres, a monitoring program. c. The following references shall be used, as appropriate, to prepare the wildlife habitat management plan: i. South Florida Multi -Species Recovery Plan, USFWS, 1999. ii. Habitat Management Guidelines for the Bald Eagle in the Southeast Region, USFWS, 1987. iii. Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations found on Lands Slated for Large Scale development in Florida, Technical Report No. 4, Florida Game and Fresh Water Fish Commission, 1987. iv. Ecology and development -Related Habitat Requirements of the Florida Scrub Jay (Apelocoma coerulescens), Technical Report No. 8, Florida Game and Fresh Water Fish Commission, 1991. V. Ecology and Habitat Protection Needs of the Southeastern American Kestrel (Falco Sparverius Paulus) on Large-scale development Sites in Florida, Nongame Technical Report No. 13, Florida Game and Fresh Water Fish Commission, 1993. d. The following species specific provisions shall be included within the wildlife habitat management plan if the wildlife survey indicates that the identified species utilizes the site or the site is capable of supporting and is likely to support such species: i. Gopher tortoise. For parcels containing gopher tortoises (Gopherus polyphemus), priority shall be given to protecting the largest, most contiguous gopher tortoise habitat with the greatest number of active burrows, and for providing a connection to off site adjacent gopher tortoise preserves. Florida scrub jay. Habitat preservation for the Florida scrub jay (Aphelocoma coerulescens) shall conform to the guidelines contained in Technical Report No. 8, Florida Game and Fresh Water Fish Commission, 1991. A maintenance program shall be established, which shall specify appropriate fire or mechanical protocols to maintain the natural scrub community. A public awareness program to educate residents about the on -site preserve and the need to maintain the scrub vegetation shall be developed. These requirements shall be consistent with the USFWS South Florida Multi -Species Recovery Plan, May 1999. iii. Bald eagle. For the bald eagle (Haliaeetus leucocephalus), the required habitat management plans shall establish protective zones around the eagle nest restricting certain activities. The plans shall also address restricting certain types of activities during the nest season. These requirements shall be consistent with the USFWS South Florida Multi -Species Recover Plan, May 1999. iv. Red -cockaded woodpecker. For the red -cockaded woodpecker (Ipicoides borealis), the required habitat protection plan shall outline measures to avoid adverse impacts to active clusters and to minimize impacts to foraging habitat. Where adverse effects cannot be avoided, measures shall be taken to minimize on -site disturbance and compensate or mitigate for impacts that remain. These requirements shall be consistent with the USFWS South Florida Multi -Species Recovery Plan, May 1999. Florida black bear. In areas where the Florida black bear (Ursus americanus floridanus) may be present, the management plans shall require that garbage be placed in bear -proof containers, at one or more central locations. The management plan shall also identify methods to inform local residents of the concerns related to interaction between black bears and humans. Mitigation for impacting habitat suitable for black bear shall be considered in the management plan. vi. Panther. For projects located in Priority I or Priority II Panther Habitat areas, the management plan shall discourage the destruction of undisturbed, native habitats that are preferred by the Florida panther (Felis concolor coryi) by directing intensive land uses to currently disturbed areas. Preferred habitats include pine flatwoods and hardwood hammocks. In turn, these areas shall be buffered from the most intense land uses of the project by using low intensity land uses (e.g., parks, passive recreational areas, golf courses). 4. On property where the wildlife survey establishes that listed species are utilizing the site or where the site is capable of supporting listed species and such listed species can be anticipated to potentially occupy the site, the County shall, consistent with the RLSA Overlay of the GMP, consider and utilize recommendations and letters of technical assistance from the State of Florida Fish and Wildlife Conservation Commission and recommendations from the U.S. Fish and Wildlife Service in issuing development orders . It is recognized that these agency recommendations, on a case -by -case basis may change the requirements contained herein and any such change shall be deemed consistent with this Code. K. Golf course standards. Except as otherwise required by L. or M. below, all golf courses within the RLSA District that are not within an SRA shall be subject to the following requirements: 1. Golf courses shall be designed, constructed, and managed in accordance with Audubon International's Gold Signature Program. The project shall demonstrate that the Principles for Resource Management required by the Gold Signature Program (Site Specific Assessment, Habitat Sensitivity, Native and Naturalized Plants and Natural Landscaping, Water Conservation, Waste Management. Energy Conservation & Renewable Energy Sources, Transportation, Greenspace and Corridors, Agriculture, and Building Design) have been incorporated into the golf course's design and operational procedures. In addition to addressing these requirements, golf courses shall meet the following specific criteria: In order to prevent the contamination of soil, surface water and ground water by the materials stored and handled by golf course maintenance operations, golf courses shall comply with the Best Management Practices for Golf Course Maintenance Departments, prepared by the Florida Department of Environmental Protection, May 1995. To protect ground and surface water quality from fertilizer and pesticide usage, golf courses shall demonstrate the following management practices: i. The use of slow release nitrogen sources; ii. The use of soil and plant tissue analysis to adjust timing and amount of fertilization applications; iii. The use of an integrated pest management program using both biological and chemical agents to control various pests; iv. The coordination of pesticide applications with the timing and application of irrigation water; and v. The use of the procedure contained in IFAS Circular 1011, Managing Pesticides for Golf Course Maintenance and Water Quality Protection, May 1991 (revised 1995) to select pesticides that will have a minimum adverse impact on water quality. To ensure water conservation, golf courses shall incorporate the following in their design and operation: a. Irrigation systems shall be designed to use weather station information and moisture -sensing systems to determine the optimum amount of irrigation water needed considering soil moisture and evapotranspiration rates. b. As available, golf courses shall utilize treated effluent reuse water consistent with Sanitary Sewer Sub -Element Objective 1.4 and its policies; c. Native plants shall be used exclusively except for special purpose areas such as golf greens, fairways, and building sites. Within these excepted areas, landscaping plans shall require that at least 75% of the trees and 50% of the shrubs be freeze -tolerant native Floridian species. At least 75% of the required native trees and shrubs shall also be drought tolerant species. Stormwater management ponds shall be designed to mimic the functions of natural systems: by establishing shorelines that are sinuous in configuration in order to provide increased length and diversity of the littoral zone. A Littoral shelf shall be established to provide a feeding area for water dependent avian species. The combined length of vertical and rip -rapped walls shall be limited to 25% of the shoreline. Credits to the site preservation area requirements, on an acre -to -acre basis, shall be given for littoral shelves that exceed these littoral shelf area requirements. Standards applicable in FSAs, HSAs, and WRAs that are outside of the ACSC. The provisions of Chapters 3, 4, and 10 in effect as of July 25, 2000, shall apply to FSAs, HSAs, and WRAs outside of the ACSC, with the following exceptions: 1. Site clearing and alteration shall be limited to 20% of the property and nonpermeable surfaces shall not exceed 50% of any such area. 2. Except for roads and lakes, any nonpermeable surface greater than one acre shall provide for release of surface water run off, collected or uncollected, in a manner approximating the natural surface water flow regime of the surrounding area. 3. Roads shall be designed to allow the passage of surface water flows through the use of equalizer pipes, interceptor spreader systems or performance equivalent structures . 4. Revegetation and landscaping of cleared areas shall be accomplished with predominantly native species and planting of undesirable exotic species shall be prohibited. M. Standards applicable to wetlands outside of FSAs, HSAs, WRAs, and the ACSC. Wetlands located outside of FSAs, HSAs, WRAs, and the ACSC shall be preserved in accord with the following criteria: The vegetative preservation requirement set forth in J.2. above shall first be met through preservation of wetlands having a functionality assessment score of 0.65 or greater. Applicants shall establish the wetland functionality score of wetlands using the South Florida Water Management District's Unified Wetland Mitigation Assessment Method, F.A.C. 62-345. Upland vegetative communities may be utilized to meet the vegetative, open space , and site preservation requirements when the wetland functional assessment score of on -site wetlands is less than 0.65. 2. Wetlands utilized by listed species or serving as corridors for the movement of listed species shall be preserved on site. 3. Wetland flowway functions through the project shall be maintained. 4. Ground water table drawdowns or diversions shall not adversely change the hydroperiod of preserved wetlands on or off -site and detention and control elevations shall be set to protect surrounding wetlands and be consistent with surrounding land and project control elevations and water tables. In order to meet these requirements, projects shall be designed in accordance with Sections 4.2.2.4.6.11 and 6.12 of SFWMD's Basis of Review, January 2001. 5. All direct impacts shall be mitigated for as required by applicable federal or state agencies and in the same manner as set forth in section 4.06.04 of this Code. 6. Single family residences shall follow the requirements contained within Policy 6.2.7 of the Conservation and Coastal Management Element. 7. Appropriate buffering shall be provided to separate preserved wetlands from other land uses. A minimum 50-foot vegetated upland buffer is required adjacent to a natural water body and for other wetlands a minimum 25-foot vegetated upland buffer adjacent to the wetland. A structural buffer, consisting of a stem -wall, a berm, or a vegetative hedge with suitable fencing, may be used in conjunction with a vegetative buffer that would reduce the vegetative buffer width by 50%. A structural buffer shall be required adjacent to wetlands where direct impacts are allowed. Wetland buffers shall conform to the following standards: a. The buffer shall be measured landward from the approved jurisdictional line. b. The buffer zone shall consist of preserved native vegetation . Where native vegetation does not exist, native vegetation compatible with the existing soils and expected hydrologic conditions shall be planted. c. The buffer shall be maintained free of Category I Exotics. d. The following land uses are considered to be compatible with wetland functions and are allowed within the buffer: i. Passive recreational areas, boardwalks and recreational shelters; ii. Pervious nature trails; iii. Water management structures ; iv. Mitigation areas; V. Any other conservation and related open space activity or use which is comparable in nature with the foregoing uses. 8. Mitigation Requirements. Mitigation shall be required for direct impacts to wetlands , such that the wetland functional score of the mitigation equals or exceeds the wetland functional score of the impacted wetlands . a. Priority shall be given to mitigation within FSAs and HSAs. b. Loss of storage or conveyance volume resulting from direct impacts to wetlands shall be compensated for by providing an equal amount of storage or conveyance capacity on site and within or adjacent to the impacted wetland . C. Protection shall be provided for preserved or created wetland or upland vegetative communities offered as mitigation by placing a conservation easement over the land in perpetuity, providing for initial exotic plant removal (Class I invasive exotic plants defined by the Florida Exotic Plant Council) and continuing exotic plant maintenance, or by appropriate ownership transfer to a state or federal agency along with sufficient funding for perpetual management activities. 9. Prior to issuance of any final development order that authorizes site alteration , the applicant shall demonstrate compliance with paragraphs 8.a. through 8.c. above, as applicable. If state or federal agency permits have not provided mitigation consistent with paragraphs 8 above, the County shall require mitigation exceeding that of the jurisdictional agencies. 10. Wetland preservation, buffer areas, and mitigation areas shall be identified or platted as separate tracts. In the case of a Planned Unit Development (PUD), these areas shall also be depicted on the PUD Master Plan. These areas shall be maintained free from trash and debris and from Category I Exotics. Land uses allowed in these areas shall be limited to those identified in 7.d. above. (Ord. No. 05-27, § 3.Y) ATTACHMENT 'D' 2.03.01 - Agricultural Districts. 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. 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. i. 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. olesale reptile breeding and raising (non -venomous), subject to the following standards: i. nimum 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. Idlife 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." b. 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: i. 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: 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; 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. Use of a mobile home as a residence in conjunction with bona fide agricultural activities subject to the following: 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. 1. 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. 6. Wholesale reptile breeding or raising (venomous) subject to the following standards; i. 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. 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: 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: animal breeding, raising, training, stabling, or kenneling. 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: i. 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. 27. Model homes and model 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. 2.01.03 - Essential Services Essential services are hereby defined as services designed and operated to provide water, sewer, gas, telephone, electricity, cable television or communications to the general public by providers which have been approved and authorized according to laws having appropriate jurisdiction, and government facilities. Essential services are allowed in any zoning district subject to the following conditions: A. The following uses shall be deemed permitted uses in all zoning districts, except CON districts , RFMU sending lands, NRPAS, HSAS, and FSAS: 1. Water lines and sewer lines; 2. Natural gas lines, except those associated with oil extraction and related processing operations as defined in this Code and regulated under applicable federal and state law; 3. Telephone lines, telephone switching stations, and cable television lines; 4. Communication towers, limited to those providing wireless emergency telephone service, subject to all applicable provisions in section 5.05.09 of this Code; 5. Electrical transmission and distribution lines, substations, and emergency power structures; 6. Sewage lift stations and water pumping stations; 7. Essential service wells (including extraction facilities and requisite ancillary facilities); 8. Any other wells which have been or will be permitted by the South Florida Water Management District or the Florida Department of Environmental Protection either prior to or subsequent to the effective date of this ordinance, or if the respective well and/or well related facility is otherwise required to be installed or constructed by law. If any proposed well is a Collier County owned well under the permitting jurisdiction of a Florida agency, staff, early in the County's well permit application process, shall post sign (s) at the County's proposed well site(s) and shall provide written notice that the county has applied for a required well permit to property owners within 300 feet of the property lines of the lots or parcels of land on which the applied -for well is being sought by the County, including, if applicable, the times and places of the permitting agency's scheduled public hearings; and 9. Conservation Collier lands which provide for permitted nondestructive, passive natural resource based recreational and educational activities, exclusive of major improvements. Permitted minor improvements shall be limited to one (1) ground sign , not to exceed eight (8) feet in height with a maximum sign area of thirty-two (32) square feet; a parking area, not to exceed twenty (20) parking spaces; hiking trails; a fully accessible trail or trail section; educational kiosks not to exceed one hundred (100) square feet; and public restroom facilities not to exceed five hundred (500) square feet. The provisions for Conservation Collier lands in this Code do not affect the underlying zoning districts or land use designations in any district where Conservation Collier lands are established. Such that no expansion or diminution of the various zoning district permitted uses is intended or implied by these provisions, except as stated above with respect to minor improvements. Oil and gas exploration as defined and regulated in this Code remains a permitted use on or beneath Conservation Collier lands established in any zoning district providing for oil and gas exploration as a permitted use pursuant to subsection 2.03.09 B.1.a.viii. B. Permitted essential services in CON districts, RFMU sending lands, NRPAs, HSAs, and FSAs. 1. Within CON districts , Sending Lands in the RFMU district , NRPAs, and within designated Habitat Stewardship Areas (HSA) and Flow way Stewardship Areas (FSA) within the RLSA overlay district subject to the limitations set forth in section 4.08.08 C., the following essential services are permitted: a. Private wells and septic tanks; b. Utility lines, except sewer lines; c. Sewer lines and lift stations, only if located within already cleared portions of existing rights -of -way or easements, and necessary to serve a publicly owned or privately owned central sewer system providing service to urban areas; or the Rural Transition Water and Sewer District, as delineated on the Urban -Rural Fringe Transition Zone Overlay Map in the Future Land Use Element of the GMP; and, d. Water pumping stations necessary to serve a publicly owned or privately owned central water system providing service to urban areas; or the Rural Transition Water and Sewer District, as delineated on the Urban -Rural Fringe Transition Zone Overlay Map in the Future Land Use Element of the GMP. e. Conservation Collier lands which provide for permitted nondestructive, passive natural resource based recreational and educational activities, exclusive of major improvements. Permitted minor improvements shall be limited to one (1) ground sign , not to exceed eight (8) feet in height with a maximum sign area of thirty-two (32) square feet; a parking area, not to exceed twenty (20) parking spaces; hiking trails; a fully accessible trail or trail section; educational kiosks not to exceed one hundred (100) square feet; and public restroom facilities not to exceed five hundred (500) square feet. The provisions for Conservation Collier lands in this Code do not affect the underlying zoning districts or land use designations in any district where Conservation Collier lands are established, such that no expansion or diminution of the various zoning district permitted uses is intended or implied by these provisions, except as stated above for minor improvements. Oil and gas exploration as defined and regulated in this Code remains a permitted use on or beneath Conservation Collier lands established in the CON zoning district providing for oil and gas exploration as a permitted use subject to subsection 2.03.09 B.1.a.viii. f. Aviation related uses as approved in the September 11, 2001 Memorandum of Understanding between Collier County Airport Authority and the Intervenor Signatories to the Deltona Settlement Agreement (July 20, 1982), including The Conservancy of Southwest Florida, The National Audubon Society, The Florida Audubon Society, The Environmental Defense Fund, Izaak Walton League, Florida Division, The Florida Department of Environmental Protection, The South Florida Water Management District, The Florida Department of Community Affairs, The Deltona Corporation, and Collier County. C. Additional permitted essential services in commercial and industrially zoned districts. In commercial and industrially zoned districts, in addition to the essential services identified above in section 2.01.03 A., governmental facilities, as defined by this Code, including law enforcement, fire, emergency medical services and facilities, public park and public library services and facilities, shall be considered a permitted essential service. D. Additional permitted essential services in the agricultural and estate zoned districts. In the agricultural and estate zoned districts, in addition to the essential services identified above in section 2.01.03 A., the following governmental services and facilities shall be considered permitted essential services : nonresidential not -for -profit child care, nonresidential education facilities, libraries, museums, neighborhood parks , and recreational service facilities. E. Additional permitted essential services in the agricultural zoned district. In the agricultural zoned district, in addition to the essential services identified above in section 2.01.03 A., safety services, and other government services, necessary to promote and protect public health, safety and welfare are permitted essential services , limited to the following: law enforcement, fire, and emergency medical services. F. Additional permitted essential services in residentially zoned districts. In residentially zoned districts, in addition to the essential services identified above in section 2.01.03 A., neighborhood parks shall be considered a permitted essential service. G. Conditional uses. The following uses require approval pursuant to section 10.08.00 conditional uses: 1. Conditional essential services in every zoning district excluding the RFMU district sending lands, CON districts, NRPAs, and RLSA designated HSAs and FSAs. In every zoning district, unless otherwise identified as permitted uses, and excluding RFMU district Sending Lands, CON districts, and NRPAs, the following uses shall be allowed as conditional uses : a. Electric or gas generating plants; b. Effluent tanks; c. Major re -pump stations sewage treatment plants, including percolation ponds, and water aeration or treatment plants, d. Hospitals and hospices; e. Government facilities, including where not identified as a permitted use in this section, safety service facilities such as including law enforcement, fire, emergency medical services; and f. Conservation Collier lands which provide for permitted, nondestructive, passive natural resource based recreational and educational activities, when such sites require major improvements to accommodate public access and use. These major improvements shall include, but are not limited to: parking areas of 21 parking spaces or more; nature centers; equestrian paths; biking trails; canoe and kayak launch sites; public restroom facilities, greater than 500 square feet; signage beyond that allowed in sections 2.01.03 A.9. and 2.01.03 B.1.e. of this Code and other nondestructive passive recreational activities as identified by the County Manager or designee. The provisions for Conservation Collier lands in this Code do not affect the underlying zoning districts or land use designations in any district where Conservation Collier lands are established, such that no expansion or diminution of the various zoning district conditional uses is intended or implied by these provisions, except as stated above for major improvements. Oil and gas field development and production as defined and regulated in this Code remains a conditional use on or beneath Conservation Collier lands established in zoning districts providing for oil and gas field development and production as a conditional use , subject to subsection 2.03.09 13.1.6. 2. Conditional essential services in RFMU sending lands, NRPAs, CON districts, and RLSA designated HSAs and FSAs. Within RFMU District Sending Lands, NRPAs, CON districts, and the RFLA designated HSAs and FSAs subject to the limitations set forth in LDC section 4.08.05 H.3, the following additional essential services are allowed as conditional uses: a. Sewer lines and lift stations necessary to serve a publicly owned or privately owned central sewer system providing service to urban areas; or the Rural Transition Water and Sewer District, as delineated on the Urban -Rural Fringe Transition Zone Overlay Map in the Future Land Use Element of the GMP, when not located within already cleared portions of existing rights -of -way or easements; b. Safety Services limited to law enforcement, fire, and emergency medical services; and c. Oil and gas field development and production, as defined and regulated in this Code, remains a conditional use on or beneath Conservation Collier lands established in the CON zoning district subject to subsection 2.03.09 13.1.6. 3. Additional conditional uses in residential, and estate zoned districts, and in RFMU receiving and neutral lands. In residential, agricultural, and estate zoned districts and in RFMU Receiving and neutral lands, in addition to those essential services identified as conditional uses in section 2.01.03 G.1. above, the following essential services shall also be allowed as conditional uses: a. Regional parks and community parks; b. Public parks and public library facilities; c. Safety service facilities; d. Other similar facilities, except as otherwise specified herein. 4. Additional conditional uses in the RFMU sending lands and CON districts. The following essential services shall be allowed as conditional uses: a. Communications towers, subject to all applicable provisions of LDC section 5.05.09. 5. Conditional uses that include the installation of structures: a. Where structures are involved other than structures supporting lines or cables, such structures shall comply with the regulations for the district in which they are located, or as may be required on an approved site development plan under section 10.02.03. In addition, the structures shall conform insofar as possible to the character of the district in which they are located as to development standards, as well as architecture and landscaping, with utilization of screening and buffering to ensure compatible with the surrounding and nearby existing and future uses. b. Within the RFMU district sending lands, NRPAs, Conservation Districts, and the RLSA HSAs and FSAs, structures supporting the conditional use shall be located so as to minimize any impacts on native vegetation and on wildlife and wildlife habitat. C. Essential services shall not be deemed to include the erection of structures for commercial activities such as sales or the collection of bills in districts from which such activities would otherwise be barred. Unstaffed billing services, which are accessory uses to the normal operations of the essential service, may be permitted. (Ord. No. 04-72, § 3.C; Ord. No. 06-07, § 3.D; Ord. No. 08-11, § 3.13; Ord. No. 12-25, § 3; Ord. No. 19-08, § 3.A) ATTACHMENT E CAMP KEAIS PROPERTY Ecological Assessment SECTIONS 22/23, TOWNSHIP 48, RANGE 29 EAST COLLIER COUNTY, FLORIDA Prepared For: DE Davidson Engineering, Inc. 4365 Radio Road, Suite 201 DAVIDSNE ON Naples, FL 34104 Prepared By: re Earth Tech Environmental, LLC c_ 10600 Jolea Avenue t� Bonita Springs, FL 34135 239.304.0030 EnvForrnental, LLC www.eteflorida.com April 7, 2020 Ecological Assessment TABLE OF CONTENTS 1.0 INTRODUCTION.................................................................................................................................... 3 2.0 PROPERTY LOCATION........................................................................................................................... 3 3.0 EXISTING SITE CONDITIONS..................................................................................................................4 4.0 PARCEL HISTORY...................................................................................................................................5 5.0 PRELIMINARY WETLAND ASSESSMENT................................................................................................ 5 5.1 SOILS.....................................................................................................................................................5 5.2 WETLAND HYDROLOGY........................................................................................................................6 5.3 FLUCCS VEGETATION MAPPING...........................................................................................................7 5.4 UPLAND COMMUNITIES....................................................................................................................... 8 5.5 WETLAND COMMUNITIES.................................................................................................................. 10 6.0 LISTED SPECIES................................................................................................................................... 11 7.0 DISCUSSION & SUMMARY.................................................................................................................. 14 9.0 REFERENCES....................................................................................................................................... 16 EXHIBITS Figure 1 Location Map Figure 2 Site Vicinity Map Figure 3 Aerial Map Figure 4 NRCS Soils Mapping Figure 5 FLUCCS Mapping Figure 6 Anticipated Jurisdictional Wetlands Figure 7 Florida Bonneted Bat Consultation and Focal Areas Figure 8 Florida Panther Information APPENDICES Appendix A Historical Aerial Images Appendix B Full Size Maps Earth Tech Environmental, LLC www.eteflorida.com 61 Ecological Assessment 1.0 INTRODUCTION Earth Tech Environmental (ETE) conducted an ecological assessment of a group of parcels referred to as Camp Keais Property (Subject Property) prior to potential purchase by Collier County. The fieldwork assessment occurred on January 17th & 22nd, and March 26th, 2020 by ETE ecologists. The purpose of the assessment was to: 1. Map the property according to Florida Land Use Cover and Forms Classification System (FLUCCS) vegetation mapping. 2. Under current conditions, identify the presence and approximate location of any environmentally sensitive lands such as wetlands. 3. Evaluate the property for potential listed species concerns. 2.0 PROPERTY LOCATION The Subject Property for this report consists of portions of four (4) adjoining parcels (Parcel Folio #s: 00227240009, 00227240106, 0022728001, and 227440003). The Subject Property is located on the southeast corner of the intersection of Oil Well Road (SR 858) and Camp Keais Road in Collier County, Florida (Figures 1 & 2). According to the property boundary obtained from Davidson Engineering, the Subject Property totals approximately 1,046.19 acres. Earth Tech Environmental, LLC Figure 1. Location Map www.eteflorida.com 9 Ecological Assessment 3.0 EXISTING SITE CONDITIONS The Subject Property contains large swaths of land being used for agriculture including pasture, cropland and fallow areas. Mulch processing operations comprise the central portion of the property. Undeveloped/vegetated areas are present throughout the property, though primarily in the eastern portion. A man-made pond is present in the northwest corner and a few small cow wells are scattered throughout the agricultural areas. Structures on the property are few and limited to the northwest corner. Various trails/primitive roads are present throughout the property. There is one main access road from Immokalee Road and runs east -west near the northern boundary. A drainage ditch runs parallel to the road on the north side. Two roads border the eastern and western boundaries. The majority of the property appears to be utilized for cattle grazing. The Subject Property contains the following surrounding land uses: North: Agricultural East: Agricultural South: Agricultural/Undeveloped/Collier County Approved Stewardship Sending Areas West: Agricultural Earth Tech Environmental, LLC Figure 2. Site Vicinity Map www.eteflorida.com 4 Ecological Assessment Figure 3. Aerial Map 4.0 PARCEL HISTORY A permit search was conducted on the Subject Property and revealed no historical permitting. Evidence of clearing for agriculture is present as early as 1953, based on a review of historical aerial images. The majority of the clearing appears to have occurred between 1962 and 1973 (see Appendix A). 5.0 PRELIMINARY WETLAND ASSESSMENT The U.S. Army Corps of Engineers (ACOE) and the South Florida Water Management District (SFWMD) are the agencies that regulate development activities in wetlands. In general, to be considered a wetland by the ACOE or the SFWMD, the area should exhibit hydric soils, wetland hydrology, and wetland vegetation. Ultimately, these agencies have the final say in determining if a property contains wetlands in Florida, despite the opinions of the preparer of this report. ETE searched the Subject Property for indicators of the aforementioned mentioned parameters. 5.1 SOILS The soils on the property have been previously mapped by the Natural Resource Conservation Service (NRCS). These mappings are general in nature but can provide a certain level of information about the site as to the possible extent of wetland areas. According to NRCS, the Subject Property is underlain with ten (10) different, nearly level, poorly drained soil types: • Holopaw fine sand, limestone substrate (hydric soil) • Immokalee fine sand (non-hydric soil) • Oldsmar fine sand, limestone substratum (non-hydric soil) Earth Tech Environmental, LLC www.eteflorida.com Ecological Assessment • Oldsmar fine sand (non-hydric soil) • Basinger fine sand (hydric soil) • Boca fine sand (non-hydric soil) • Boca, Riveria, limestone substratum, and Copeland fine sands, depressional (hydric soil) • Holopaw fine sand (hydric soil) • Pineda and Riveria fine sands (hydric soil) • Water (no hydric classification) See Figure 4 below for NRCS mappings on the Subject Property. Hydric soil units are identified with the hatching pattern. Figure 4. NRCS Soils Mapping 5.2 WETLAND HYDROLOGY Wetland hydrology is normally present if the soil is saturated or inundated for a long duration, which in South Florida normally occurs during the rainy season. In our region, the rainy season occurs in the summer through early fall. Therefore, if an area exhibits soil saturation or is inundated for an extended period of time, the area is considered to have wetland hydrology. In the absence of visual signs of saturation or inundation, one may use secondary indicators of hydrology such as adventitious rooting, lichen lines, or algal matting. On the Subject Property, hydrologic indicators were observed within anticipated wetland areas and included staining, rafting, and water marks on trees. Earth Tech Environmental, LLC www.eteflorida.com 6 Ecological Assessment 5.3 FLUCCS VEGETATION MAPPING Vegetation communities were mapped on the property according to the Florida Land Use, Cover and Forms Classification System (FLUCCS) system used by the regulatory agencies. Vegetation is one parameter used in determining the presence of a wetland. Wetland vegetation is present if the majority of the plants present in the habitat are those which are adapted to saturated soil conditions. The vegetation mapping for this report was conducted during the dry season. The Florida Exotic Pest Plant Council's (FLEPPC) list of invasive species contains Category 1 and Category II species that may be found on the Subject Property. Category 1 species are invasive exotics that are altering native plant communities by displacing native species, changing community structures or ecological functions, or hybridizing with natives (FLEPPC). Category II species are invasive exotics that are increasing in abundance or frequency but have not yet altered Florida plant communities (FLEPPC). A significant factor in mapping vegetative associations and local habitats is the invasion of these species such as Brazilian pepper (Schinus terebinthifolia), earleaf acacia (Acacia auriculiformis), and melaleuca (Melaleuca quinquenervia). Levels of exotic density were mapped by using field observations and photo interpretation as shown in Figure 5. Modifiers, or "E" designators, are appended to the FLUCCS codes to indicate the approximate density of exotics in the canopy and/or sub -canopy. Listed below are the FLUCCS communities identified on the site. The community descriptions correspond to the mappings on the FLUCCS map in Figure 5. A full size map can be found in Appendix B. See Florida Land Use, Cover and Forms Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for definitions. VEGETATION COMMUNTY SUMMARY FLUCCS CODE DESCRIPTION ACREAGE 211 Improved Pastures 374.57 212 Unimproved Pastures 34.00 260 Other Open Lands (Mulch Processing) 142.14 261 Fallow Crop Land 167.20 411-E1 Pine Flatwoods (<25% Exotics) 84.74 411-E2 Pine Flatwoods (26-50% Exotics) 26.46 411-E3 Pine Flatwoods (51-75% Exotics) 0.84 422 Brazilian Pepper 18.57 428-E3 Cabbage Palm (51-75% Exotics) 5.57 500 Water (Agricultural Ponds/Ditches) 16.83 621-E1 Cypress (<25% Exotics) 16.81 621-E2 Cypress (26-50% Exotics) 16.44 621-E3 Cypress (51-75% Exotics) 37.21 624-E1 Cypress — Pine — Cabbage Palm (<25% Exotics) 4.13 624-E2 Cypress — Pine — Cabbage Palm (26-50% Exotics) 2.12 624-E3 Cypress — Pine — Cabbage Palm (51-75% Exotics) 75.90 625-E3 Hydric Pine Flatwoods (51-75% Exotics) 3.37 814 Roadways 16.94 8146 Primitive Trails 1.63 8146H Hydric Primitive Trails 0.74 TOTAL: 1,046.19 E1 = Exotics <25% of total cover E2 = Exotics 26-50% of total cover Earth Tech Environmental, LLC www.eteflorida.com 7 Ecological Assessment E3 = Exotics 51-75% of total cover E4 = Exotics >75% of total cover Figure 5. FLUCCS Mapping FLUCCS DESCRIPTIONS: * = exotic species 5.4 UPLAND COMMUNITIES Upland communities on the property include agricultural lands, pine flatwoods, and mulch processing. The following are descriptions of communities that would likely be considered upland, based on vegetation and hydrologic indicators: FLUCCS 211, Improved Pastures This community is found as a large, grassy agricultural area in the eastern portion of the Subject Property, as well as smaller areas scattered throughout. These areas are currently being used for grazing livestock. Most of these areas contain a variety of perimeter and internal agricultural ditches that could be considered as other surface waters for the SFWMD and wetlands for the ACOE; these classifications would be dependent on connections to larger areas or whether they are isolated. FLUCCS 212, Unimproved Pastures This community is found bordering many of the larger improved pasture agricultural areas. It consists of partially cleared/improved pasture areas where some native vegetation and grasses have been allowed to remain. Evidence of livestock grazing is evident in these communities. Earth Tech Environmental, LLC www.eteflorida.com 8 Ecological Assessment FLUCCS 260, Other Open Lands (Mulch Processing) This community is found in the central portion of the Subject Property. It consists of tree mulch processing operations, water management ditches, and storage areas. This classification contains a variety of perimeter and internal agricultural ditches that could be considered as other surface waters for the SFWMD and wetlands for the ACOE; these classifications would be dependent on connections to larger areas or whether they are isolated. FLUCCS 261, Fallow Crop Land This community is found in the western portions of the Subject Property. It consists of harvested agricultural land not currently in crop production. This area contains a variety of perimeter and internal agricultural ditches that could be considered as other surface waters for the SFWMD and wetlands for the ACOE; these classifications would be dependent on connections to larger areas or whether they are isolated. FLUCCS 411-E1, Pine Flatwoods (<25% Exotics) This community is found primarily in the northwestern and south-central portions of the Subject Property. The canopy and mid -story consist of slash pine (Pinus elliottii), cabbage palm (Sabal palmetto) and low levels of *Brazilian pepper (Schinus terebinthifolia). Groundcover consists of scattered saw palmetto (Serenoa repens), beauty berry (Callicarpa americans), rusty lyonia (Lyonia ferruginea), winged sumac (Rhus copallinum), slash pine recruitment, *Brazilian pepper, *Caesarweed (Urena lobata), *shrubby false buttonweed (Spermacoce verticillata), and grapevine (Vitis rotundifolia). FLUCCS 411-E2, Pine Flatwoods (26-50% Exotics) This community is found along the northern property boundary and an isolated area in the central portion. The canopy and mid -story consist of slash pine, cabbage palm and *Brazilian pepper. Ground cover consists of saw palmetto, *Brazilian pepper *Caesarweed, and grapevine. FLUCCS 411-E3, Pine Flatwoods (51-75% Exotics) This community is found as an isolated area in the northeastern portions of the Subject Property. The canopy and mid -story consist of slash pine, cabbage palm, live oak (Quercus virginiana) and *Brazilian pepper. Groundcover consists of cabbage palm recruitment, *Caesarweed, and *shrubby false buttonweed. FLUCCS 422, Brazilian Pepper This community is found in several areas throughout the property. It consists of abandoned agricultural lands or other areas that have re -vegetated with a *Brazilian pepper monoculture. FLUCCS 428-E3, Cabbage Palm (51-75% Exotics) This community is found in the southcentral portion of the Subject Property. The canopy and mid -story consist primarily of cabbage palm with very sparse slash pine and *Brazilian pepper. Groundcover consists of saw palmetto, *Caesarweed and *shrubby false buttonweed. FLUCCS 814, Roadways This community is found in the northern -most portion of the Subject Property and consists of the main east -west access road, as well as running through the largest agricultural community in the east. FLUCCS 8146, Primitive Trails This community consists of a previously cleared trail through surrounding wooded habitat. Earth Tech Environmental, LLC www.eteflorida.com 9 Ecological Assessment 5.5 WETLAND COMMUNITIES Based on the dominance of wetland vegetation and signs of hydrology, the following communities would likely be considered as wetland by the regulatory agencies: FLUCCS 500, Water (Agricultural Ponds/Ditches) These communities are found scattered throughout the Subject Property and consist of man-made excavated areas. A pond exists in the northwest corner of the property. Small cow wells exist within the 211 agricultural lands. FLUCCS 621-E1, Cypress (<25% Exotics) This community is found as isolated areas in the northwestern and southeastern portions of the Subject Property. The canopy primarily consists of bald cypress (Taxodium distichum). Mid -story consists of cabbage palm and *Brazilian pepper. Groundcover consists of *shrubby false buttonweed and *Caesarweed. FLUCCS 621-E2, Cypress (26-50% Exotics) This community is found within the western and northcentral portions of the Subject Property. The canopy primarily consists of bald cypress. Mid -story consists of cabbage palm and *Brazilian pepper. Groundcover consists of *shrubby false buttonweed and *Caesarweed. FLUCCS 621-E3, Cypress (51-75% Exotics) This community is found as isolated areas in the western and northeastern portions of the Subject Property. The canopy primarily consists of bald cypress and laurel oak (Quercus laurifolia). Mid -story consists of cabbage palm and *Brazilian pepper. Groundcover consists of *shrubby false buttonweed and *Caesarweed. FLUCCS 624-E1, Cypress — Pine — Cabbage Palm (<25% Exotics) This community is found as isolated areas in the northwestern portion of the Subject Property. The canopy and mid -story consist of slash pine, cabbage palm, and bald cypress. Groundcover consists of cabbage palm recruitment, grapevine, and *Caesarweed. FLUCCS 624-E2, Cypress — Pine — Cabbage Palm (26-50% Exotics) Canopy and mid -story within this community consists of slash pine, cabbage palm, bald cypress, and laurel oak. Groundcover consists of swamp fern (Telmatoblechnum serrulatum), cabbage palm recruitment, grapevine, and *Caesarweed (primarily on the edges). FLUCCS 624-E3, Cypress — Pine — Cabbage Palm (51-75% Exotics) Canopy in these areas consist of bald cypress, cabbage palm and sparse slash pine. Mid -story is dominated by cabbage palm, laurel oak, myrsine (Myrsine cubana), and *Brazilian pepper. Groundcover consists of swamp fern, swamp sedge (Carex joorii), grapevine, and *Caesarweed and *shrubby false buttonweed (primarily along the edges). FLUCCS 625-E3, Hydric Pine Flatwoods (51-75% Exotics) This community is found as two small isolated areas in the north -central portion of the Subject Property. The canopy and mid -story consist primarily of slash pine, cabbage palm and *Brazilian pepper. Groundcover consists primarily of *Caesarweed, *shrubby false buttonweed and *Brazilian pepper recruitment. Earth Tech Environmental, LLC www.eteflorida.com 10 Ecological Assessment FLUCCS 8146H, Hydric Primitive Trails This community is found in the eastern -central portion of the Subject Property. It consists of previously cleared trail within the 624-E3 wetland. Based on the habitat descriptions above, Figure 6 shows the anticipated wetland limits on the Subject Property. A full size map can be found in Appendix B. Figure 6. Anticipated Jurisdictional Wetlands and Other Surface Waters 6.0 LISTED SPECIES The site does have community types in which protected species could reside (see table below). During ETE's preliminary investigation, no listed species or signs of listed species were observed. A formal Protected Species Survey would be needed prior to development to document the presence or absence of any listed species utilizing the property. POTENTIAL PROTECTED SPECIES ACCORDING TO FLUCCS CATEGORY FLUCCS Code Potential Listed Species Scientific Name Designated Status FWC or FDACS FWS Florida Panther Felis concolor coryi E E 211 Florida Sandhill Crane Grus canadensis pratensis T Florida Panther Felis concolor coryi E E 212 Florida Sandhill Crane Grus canadensis pratensis T 260 Least Tern Sterna Antillarum T 261 Least Tern Sterna Antillarum T Bald Eagle Haliaeetus leucocephalus SSC SSC 411 Beautiful Pawpaw Deeringothamnus rugelii var. pulchellus E E Earth Tech Environmental, LLC www.eteflorida.com is Ecological Assessment Big Cypress Fox Squirrel Sciurus niger avicennia T Eastern Indigo Snake Drymarchon corais couperi T T Fakahatchee Burmannia Burmannio flovo E Florida Bonneted Bat Eumops floridana E E Florida Coontie Zamio integrifolia C Florida Panther Felis concolor coryi E E Gopher Tortoise Gopherus polyphemus T Red -Cockaded Woodpecker Picoides borealis E E Satinleaf Chrysophyllum oliviforme T Southeastern American Kestrel Falco sparverius paulus T Twisted Air Plant Tillondsia flexuosa T 422 NONE Audubon's Crested Caracara Polyborus plancus audubonii T T Eastern Indigo Snake Drymarchon corais couperi T T 428 Florida Panther Felis concolor coryi E E Simpson's Stopper Myrcianthes fragrans T American Alligator Alligator mississippiensis SSC T(S/A) Everglades Mink Mustela vison evergladensis T Little Blue Heron Egretto caerulea T Soo Reddish Egret Egretta rufescens T Roseate Spoonbill Ajaia ajaja T Tricolored Heron Egretta tricolor T American Alligator Alligator mississippiensis SSC T(S/A) Everglades Mink Mustela vison evergladensis T Everglade Snail Kite Rostrhamus sociabilis plumbeus T E 621 Florida Panther Felis concolor coryi E E Little Blue Heron Egretta caerulea T Tricolored Heron Egretta tricolor T Wood Stork Mycteria americana T T American Alligator Alligator mississippiensis SSC T(S/A) Bald Eagle Haliaeetus leucocephalus SSC SSC Everglades Mink Mustela vison evergladensis T Florida Bonneted Bat Eumops floridana E E 624 Florida Panther Felis concolor coryi E E Little Blue Heron Egretta caerulea T Tricolored Heron Egretta tricolor T Wood Stork Mycteria americana T T Bald Eagle Haliaeetus leucocephalus SSC SSC Everglades Mink Mustelo vison evergladensis T Florida Bonneted Bat Eumops floridana E E 625 Florida Panther Felis concolor coryi E E Little Blue Heron Egretta caerulea T Tricolored Heron Egretta tricolor T 814/8146 NONE During permitting and at a minimum, the following listed species concerns may be raised by the wildlife regulatory agencies, including Florida Fish & Wildlife Conservation Commission (FWC) and/or United States Fish & Wildlife Service (USFWS): Earth Tech Environmental, LLC www.eteflorida.com fv% Ecological Assessment Ak MMCKALEE RO GOLDEN GATE BLVD Note' 9ubje_t Pro�eRy bountlzry ottainetl 0 10,0170 20,000 40,060 Feet CR 946 SE i� OIL WELL OIL WELL RD RM N a O SubJect Pmparty 2C19 Bonne:ad Oat Consultation Areas 8--ted Bat F—I Area Figure 7. Florida Bonneted Bat Consultation and Focal Areas Florida Bonneted Bat (Eumops floridanus) The Subject Property falls within the USFWS bonneted bat consultation area and focal area. The property does contain suitable bonneted bat habitat. Consultation with USFWS, possibly to include acoustic surveys, may be required for Florida bonneted bat before development may occur. See Figure 7 above. Earth Tech Environmental, LLC www.eteflorida.com 13 Ecological Assessment • 1 IMMOXALEE RO S • • •- • SUBJECT PROPERTY •• • • • • ..�• l: ! yWi rmwwrinrmwmwmww� f ;III • T. •. • *'�+^ • pIL W ELL RDA 1 OIL W ELL Ra _ �. • j 'zwt5s��y i j'R Via. � • ��w.m� • � nwu�`r�unww4iwxs ' • • ,� N 4�i3113Anr� ,Yt1 1� 1 ,Subject Aropemy ]�1�W']ryl �-Inlla Radius • • • • � • • • . C�:L��j j� ��•� -�-�USFNS Panther Gorsu Mallon Area • • •� • Floritla Pan[M1er Telemeby Poin[s Il15FVJ5Jen T0lT lM1roagh June 20'19j HSfWS Panther XebRai cones • •• • • • • �I N��a�i • • • 11 • PFlmaly PflnMe� Hab Aal Panther Habliei -6.wo • • • .I •• •I • •• ly _ Ouspersal HabAaF • • N •� • i - Nonh Area • 1 Figure 8. Florida Panther Information Florida Panther (Felis concolor corgi) The Subject Property falls within the USFWS primary panther habitat zone and consultation area. A few panther telemetry points fall within a 2-mile radius of the Subject Property. Consultation with USFWS will likely be required for Florida panther before development may occur, and mitigation may be required to offset any potential impacts to Florida panther. See Figure 8 above. Gopher Tortoise (Gopherus Polyphemus) The Subject Property contains habitat that could contain gopher tortoise and/or burrows. A species specific gopher tortoise survey will need to be completed during permitting. If gopher tortoise are observed on the property, consultation with FWC may be required. Wood Stork (Mycteria americana) The Subject Property falls within the core foraging area (estimated at 18.6 miles) of at least three (3) wood stork colonies in Collier County. Consultation with the USFWS for wood stork may be required if wetlands are to be impacted on the site. 7.0 DISCUSSION & SUMMARY Wetland locations were drawn using a non -rectified aerial with approximate property boundaries. Approximate wetland limits have not been flagged or verified by SFWMD or ACOE. Before any detailed site planning, it is recommended that the anticipated wetland lines be flagged and subsequently surveyed by a professional land surveyor. Earth Tech Environmental, LLC www.eteflorida.com 14 Ecological Assessment Per ETE's FLUCCS mapping, the site contains approximately 156.72 acres of anticipated jurisdictional wetlands and approximately 16.83 acres of OSWs. The OSWs on the site consist of excavated open water areas and agricultural ditches. The South Florida Water Management District (SFWMD) is the regulatory agency that handles wetlands and storm water management permitting on the state level (for parcels larger than five acres). A wetland jurisdictional determination is required during the environmental resource permitting process if impacts to wetlands are proposed. An Environmental Resource Permit from the SFWMD and ACOE will be required for authorization to fill and/or dredge onsite wetlands. Any impacts to onsite wetlands will require mitigation to offset the impacts. Mitigation is typically provided through the purchase of off -site wetland credits at an approved wetland mitigation bank prior to commencement of construction. Uniform Mitigation Assessment Methodology (UMAM) worksheets along with the acreage of wetland impacts is used to calculate the exact number of functional units that would be required to offset wetland impacts. Wetland mitigation could be provided onsite, offsite, or a combination thereof. The cost of a forested freshwater wetland credit is currently $125,000 at Panther Island Mitigation Bank. According to Collier County zoning maps, the property falls within the Rural Lands Stewardship Area Overlay District (RLSAO). As part of the RLSAO, approximately ±111-acres, located within the southeastern portion of the property, is designated as a Habitat Stewardship Area (HSA). Under the HSA, site clearing and alterations are limited to 20% of the HSA mapped area and nonpermeable surfaces shall not exceed 50% of the 20% that is cleared or altered. From an environmental perspective, the next steps for this property would be to: 1. Flag the wetland/upland limits in the field and request jurisdictional determinations from the SFWMD & ACOE. 2. Conduct an official Protected Species Survey completed to further rule out any listed species of concern. 3. Determine proposed development limits and calculate potential mitigation costs for different development scenarios. Earth Tech Environmental, LLC www.eteflorida.com 15 Ecological Assessment 9.0 REFERENCES Atlas of Florida Plants. Institute for Systematic Botany. https://florida.plantatlas.usf.edu/ April 6, 2020 Collier County Property Appraiser. www.ccpa.org Environmental Data Management, Inc., Historical Aerial Photograph Report: "Folios: 00227240009, 00227240106, and 00227280001, Collier County, Florida", December 17, 2019. ePermitting. South Florida Water Management District. https://my.sfwmd.gov/ePermitting/MainPage.do;isessionid=1B85FCF3D3B99389139ClBB47BFA06F4 "Florida's Endangered and Threatened Species"- Official List. Florida Fish & Wildlife Conservation Commission. Updated December 2018. https://mvfwc.com/media/1945/threatend-endangered-species.pdf http://mvfwc.com/imperiledspecies/ Florida Exotic Pest Plant Council's 2019 List of Invasive Plant Species. www.fleppc.org Florida Land Use, Cover and Forms Classification (FLUCCS) Handbook. Florida Department of Transportation, Surveying & Mapping Geographic Mapping Section. January 1999. http://www.fdot.gov/geospatial/documentsandpubs/fluccmanuall999.pdf http://www.fdot.gov/geospatial/doc pubs.shtm Map Direct. Florida Department of Environmental Protection. https://castg.dep.state.fl.us/mapdirect/ Soil Survey of Collier County, Florida. United States Department of Agriculture. Soil Conservation Service. 1998. https://www.nres.usda.gov/Internet/FSE MAN USCRIPTS/florida/collierFL1998/Collier.pdf Earth Tech Environmental, LLC www.eteflorida.com io. Ecological Assessment HISTORICAL AERIAL IMAGES Earth Tech Environmental, LLC www.eteflorida.com Historical Aerial Photograph Report Subject Property: Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida Prepared For: Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 Prepared By: DM Environmental Data Management, Inc. 2840 West Bay Drive, Suite 208 Largo, Florida 33770 December 17, 2019 Environmental Data Management, Inc. 2840 West Bay Drive, Suite 208 Largo, Florida 33770 (727)586-1700 http://www.edm-net.com December 17, 2019 Andrew McAuley Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 Subject: Historical Aerial Photos-- EDM Project #: 25016 Client Project# Dear Mr. McAuley: Thank you for choosing Environmental Data Management, Inc. The following report contains a series of Historical Aerial Photographic images for the following location: Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida These images were selected to provide you with an aerial photographic record of this location at approximate ten year intervals and/or one photograph per decade, where available. Should you have any questions regarding this report or our service, please feel free to contact us. We appreciate the opportunity to be of service to you and look forward to working with you in the future. ENVIRONMENTAL DATA MANAGEMENT, INC. N Aerial Photo Image WQc,➢E �XDM2018 SS Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Aerial Photo Image 2006 N W+ E S Source: Florida Deport ent of Transpomti— Map Scale and Property Boundaries are Approximate I Approximate Site Location Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 N Aerial Photo Image WQc,➢E �XDM1993 West S Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Aerial Photo Image 1993 East Source: Florida Depad ew of Tronvpormtia, Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 N W+E S N Aerial Photo Image WQc,➢E �XDM1984 West S Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Aerial Photo Image 1984 East Source: Florida Depart eat of Transpactati— Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 N W+E S Map Scale and Property Boundaries are .lppr—oo— Approximate Site Location N Aerial Photo Image WQc,➢E �XDM1973 SS SO- P1011da Depad ent q I .. poH,ha, Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 ,�� Aerial Photo Image 1962 ` l g 16 miles Source: Florida Department of Transportafion Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Data Gap N W+E s 10 �-JEDM Prover Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Aerial Photo Image 1953 N W+E S Approximate Site Location Ecological Assessment 9 D , a FULL SIZE MAPS Earth Tech Environmental, LLC www.eteflorida.com ATTACHMENT F CAMP KEAIS PARCEL Phase I Environmental Site Assessment (ESA) NAPLES, FLORIDA 34142 SECTION 22, TOWNSHIP 48, RANGE 29 Prepared For: DAVIDSON Prepared By: rth TeL, c Envirenrnental, LLC January 2020 Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, FL 34104 Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 PHASE I ESA April 3, 2020 Davidson Engineering, Inc. c/o Mr. Josh Fruth 4365 Radio Road, Suite 201 Naples, FL 34104 RE: Camp Keais Parcel Dear Mr. Fruth, Earth Tech Environmental is pleased to submit this Phase I Environmental Site Assessment (ESA) report for the referenced property. As requested, the report investigates land use history, site activities, and regulatory history of the property and its vicinity. This Phase I ESA was conducted in material compliance with the scope and limitations of the American Society of Testing and Materials (ASTM) E1527-13. Please feel free to contact us if you have any questions. e 0-:: f,- , 70 M F :' Andrew McAuley, Environmental Scientist Earth Tech Environmental, LLC. Jennifer Bobka, Ecologist Earth Tech Environmental, LLC. Earth Tech Environmental, LLC www.eteflorida.com PHASE I ESA TABLE OF CONTENTS EXECUTIVESUMMARY.................................................................................................................................5 1.0 INTRODUCTION.................................................................................................................................... 6 1.1 Purpose.............................................................................................................................................7 1.2 Detailed Scope of Services............................................................................................................... 8 1.3 Significant Assumptions...................................................................................................................8 1.4 Limitations and Exceptions...............................................................................................................8 1.5 Special Terms and Conditions.......................................................................................................... 9 1.6 User Reliance....................................................................................................................................9 2.0 SITE DESCRIPTION................................................................................................................................9 2.1 Location and Legal Description.........................................................................................................9 2.2 Site and Vicinity General Characteristics........................................................................................10 2.3 Current Use of the Property...........................................................................................................10 2.4 Descriptions of Structures, Roads, and Other Improvements on the Subject Property................10 2.5 Current Uses of the Adjoining Properties......................................................................................11 3.0 USER -PROVIDED INFORMATION.......................................................................................................11 3.1 Title Records...................................................................................................................................11 3.2 Environmental Cleanup Liens.........................................................................................................11 3.3 Activity and Use Limitations (AULs)...............................................................................................11 3.4 Specialized Knowledge...................................................................................................................11 3.5 Fair Market Value (FMV)................................................................................................................11 3.6 Obvious Indicators..........................................................................................................................11 3.7 Commonly Known or Reasonably Ascertainable Information.......................................................11 3.8 Owner, Property Manager, and Occupant Information.................................................................12 3.9 Reason for Performing Phase I.......................................................................................................12 3.10 Other............................................................................................................................................12 4.0 RECORDS REVIEW..............................................................................................................................12 4.1 Standard Environmental Record Sources.......................................................................................12 4.2 Federal Environmental Record Sources.........................................................................................12 4.3 State Environmental Record Sources.............................................................................................15 4.6 Historical Use Information on the Property....................................................................................20 4.7 Historical Use Information on Adjoining Properties......................................................................21 Earth Tech Environmental, LLC www.eteflorida.com PHASE I ESA 4.8 Previous Reports Prepared by Earth Tech Environmental or Others.............................................21 5.0 SITE RECONNAISSANCE.....................................................................................................................21 5.1 Methodology and Limiting Conditions...........................................................................................22 5.2 General Site Setting........................................................................................................................22 5.3 Exterior (Site) Observations...........................................................................................................22 6.0 INTERVIEWS....................................................................................................................................... 24 6.1 Interviews with Site Contacts.........................................................................................................24 7.0 FINDINGS............................................................................................................................................24 8.0 OPINION.............................................................................................................................................24 9.0 DEVIATIONS/DATA GAPS................................................................................................................... 24 10.0 ADDITIONAL SERVICES.................................................................................................................... 25 11.0 CONCLUSIONS...................................................................................................................................25 12.0 ENVIRONMENTAL PROFESSIONAL STATEMENT.............................................................................. 27 13.0 REFERENCES......................................................................................................................................28 APPENDICES Appendix A: User Questionnaire Appendix B: EDM Database Report Appendix C: EDM Historic Aerial Report Appendix D: Site Photographs Appendix E: Agency Documents Appendix F: Qualifications of Professional Staff Earth Tech Environmental, LLC www.eteflorida.com PHASE I ESA EXECUTIVE SUMMARY Earth Tech Environmental (ETE) has conducted a Phase I Environmental Site Assessment (ESA) on the property referred to as the Camp Keais Parcel (Subject Property), located in Collier County, Florida. This report is in conformance with the scope and limitations of The American Society for Testing and Materials (ASTM) Practice E1527-13 for Phase I ESAs. Any exceptions to these practices are described in Section 9.0 of this report. The Subject Property for this report consists of three (3) adjoining parcels (Parcel Folio #s: 00227240009, 00227240106, and 0022728001). The Subject Property is located on the southeast corner of the intersection of Oil Well Road (SR 858) and Camp Keais Road (Figures 1 & 2) in Collier County. According to the Collier County Property Appraiser's website, the Subject Property totals approximately 1,071 acres. The Subject Property is partially developed for agricultural use, hunting/camping activities, various trails/primitive roads are present, man-made lakes are present, and a few small structures in the northwest corner are present. Environmental Data Management, Inc. (EDM), under a subcontract to ETE, performed a comprehensive review of environmental databases for facilities/reports that are either on the Subject Property or within specified radii of the Subject Property. No information of concern was noted on the Subject Property or surrounding properties within the various radii in the EDM report and various databases reviewed. This assessment has revealed the following Recognized Environmental Concerns (RECs) associated with the Subject Property: • During the site inspection portion of the Subject Property ETE identified two (2) areas of stained soil beneath ASTs located within mulching operation area. One (1) 275-gallon AST and several small gasoline containers are located within an uncovered cargo trailer, the wood flooring was partially stained and decomposing. Upon inspection beneath the trailer a small area of stained soil was observed. One (1) 550-gallon AST containing diesel is located on a mobile trailer. Upon inspection beneath the AST a small area of stained soil was observed. These areas of stained soil are relatively small and do not appear to be associated with a gross leak or spill. Based on the small areas of stained soil ETE recommends that the soil in these areas be removed and properly disposed of at an offsite treatment facility. • Large piles of debris were noted throughout the Subject Property. Old equipment and multiple ASTs (no longer in use) were noted on the mulching operation portion of the Subject Property that should be removed and properly disposed of. Based on the historical agricultural use of the Subject Property, Collier County will likely require soil and/or groundwater sampling in order to satisfy the provisions of the Land Development Code (LDC) 3.08.00 A.4.d at the time of first development order submittal. Earth Tech Environmental, LLC www.eteflorida.com PHASE I ESA 1.0 INTRODUCTION ETE has conducted a Phase I Environmental Site Assessment (ESA) of the Subject Property located in Collier County (Figure 1). According to the Collier County Property Appraiser, the property is currently owned by Barron Collier Partnership LLLP. Ft Figure 1. Location Map Earth Tech Environmental, LLC www.eteflorida.com PHASE I ESA Figure 2. Vicinity Map 1.1 Purpose The Phase I ESA was requested by Davidson Engineering, Inc., an agent for the prospective purchaser of the Subject Property. Based on the information provided, ETE understands that the purpose for having this Phase I ESA performed is to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations on Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (CERCLA) liability. The scope of services presented below is intended to satisfy this purpose. The objective of this Phase I ESA is to identify Recognized Environmental Conditions (RECs) in connection with the Subject Property. The term "REC" as defined by ASTM is "the presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or the material threat of a release of any hazardous substances or petroleum products into structures on the property or into the ground, ground water, or surface water of the property. The term includes hazardous substances or petroleum products even under conditions in compliance with laws." This Phase I ESA includes information gathered from federal, state, and local agencies, personal interviews with people familiar with the Subject Property and surrounding properties, and a site visit conducted by ETE. Earth Tech Environmental, LLC www.eteflorida.com 7 PHASE I ESA 1.2 Detailed Scope of Services The Phase I ESA conducted by ETE included, but was not limited to, the following services: • conducting an onsite assessment of the Subject Property to collect data and observe environmental conditions related to the property/surrounding properties • drive -by observations of adjacent properties and the site vicinity • review of regulatory databases and agency file information • interviews with people familiar with the Subject Property, as available • review of available historical documents • preparation of this written report presenting the Phase I ESA findings including a summary of conclusions and recommendations 1.3 Significant Assumptions ETE made the following assumptions in reaching the findings and conclusions outlined in this Phase 1 ESA: • regulatory agency information - ETE considers all information provided by EDM and regulatory agencies to be complete, accurate, and current • other regulatory information - ETE considers all other information obtained from regulatory or enforcement agencies to be complete, accurate, and current • interviews - ETE assumes all information obtained through interviews to be complete, unbiased and provided in good faith 1.4 Limitations and Exceptions This report is expressly for the sole and exclusive use of the party for whom this report was originally prepared for a particular purpose. Only the party for whom this report was originally prepared and/or other specifically named parties have the right to make use of and rely upon this report. Reuse of this report or any portion thereof for other than its intended purpose, or if modified, or if used by third parties, shall be at the user's sole risk. An environmental site assessment is intended for the purpose of determining the potential for contamination through limited research and investigative activities and in no way represents a conclusive or complete site characterization. ETE, therefore, does not provide any guarantees, certifications, or warranties that a property is free from environmental contamination. Nothing contained in this document shall relieve any other party of its responsibility to abide by contract documents and applicable laws, codes, regulations, or standards. The methodologies include reviewing information provided by other sources. ETE treats information obtained from record reviews and interviews concerning the property as reliable. The ASTM protocol does not require ETE to independently verify the information. Therefore, ETE cannot and does not warrant or guarantee that the information provided by these other sources is accurate or complete. ETE warrants that the findings contained in this report have been prepared in general conformance with accepted professional practices at the time of report preparation as applied by similar professionals. Future changes in standards, practices, or regulations cannot be anticipated and have not been addressed. The observations and recommendations presented in this report are time dependent and the findings presented in this report apply solely to site conditions existing at the time when the assessment was performed. Earth Tech Environmental, LLC www.eteflorida.com 8 PHASE I ESA 1.5 Special Terms and Conditions The scope of work for this Phase I ESA did not include testing of electrical equipment for the potential presence of polychlorinated biphenyls (PCBs) or the assessment of natural hazards such as naturally occurring asbestos or methane gas, or assessment of non -chemical hazards such as the potential for damage from hurricanes or floods. 1.6 User Reliance This Phase I ESA was conducted for the use of and reliance by and is certified to the following parties: Davidson Engineering, Inc. and Collier County Government No warranties, either expressed or implied, are made in the preparation or dissemination of this document or the information contained herein for the purpose of reliance by third parties. 2.0 SITE DESCRIPTION This section presents a general overview of the Subject Property, any onsite improvements, and a description of surrounding properties. 2.1 Location and Legal Description The Subject Property for this report consists of three (3) adjoining parcels (Parcel Folio #s: 00227240009, 00227240106, and 0022728001). The Subject Property is located on the southeast corner of the intersection of Oil Well Road (SR 858) and Camp Keais Road (Figures 1 & 2) in Collier County. According to the Collier County Property Appraiser's website, the Subject Property totals approximately 1,071 acres. The Subject Property is partially developed for agricultural use, hunting/camping activities, various trails/primitive roads are present, man-made lakes are present, and a few small structures in the northwest corner are present. The Subject Property is identified within Section 22, Township 48, Range 29. The property descriptions) can be seen in Table 1 below as per the Collier County Property Appraiser's website. TABLE 1: COLLIER COUNTY PROPERTY DESCRIPTION Folio No. Property Description 00227240106 22 48 29 SW1/4 OF NW1/4, NW1/4 OF SW1/4, W1/2 OF NE1/4 OF SW1/4, N825FT OF W1/2 OF SE1/4 OF SW1/4, N825FT OF SW1/4 OF SW1/4 00227240009 22 48 29 E1/2, N1/2 OF NW1/4, SE1/4 OF NW1/4, E1/2 OF NE1/4 OF SW1/4, E1/2 OF SE1/4 OF SW1/4, SW1/4 OF SW1/4 LESS N 825FT, W1/2 OF SE1/4 OF SW1/4 LESS N 825FT LESS N SOFT RW 00227280001 23 48 29 ALL, LESS N SOFT R/W An aerial site map is shown below as Figure 3. Earth Tech Environmental, LLC www.eteflorida.com 9 PHASE I ESA Figure 3. Aerial Site Map 2.2 Site and Vicinity General Characteristics The aerial site map shown in Figure 3 highlights the parcel and the surrounding vicinity. Onsite: The Subject Property is partially developed for agricultural use, hunting/camping activities, access roads/trails, and the remaining is vacant and vegetated. Vicinity: The Subject Property is predominantly surrounded agricultural use properties. The adjoining to the south is a Collier Count Approved Stewardship Sending Area SSA 10 property Y pp p g ( )• 2.3 Current Use of the Property Based on the most recent aerial reviewed (2019) portions of the Subject Property appear to be used for agricultural purposes such as farming, grazing, and mulching operations. 2.4 Descriptions of Structures, Roads, and Other Improvements on the Subject Property Several trails/primitive roads exist throughout the Subject Property, A few small structures are present in the northwest corner, and various man-made lakes are scattered throughout. Roads Rock Springs Road runs north -to -south through the eastern portion of the Subject Property. An unnamed dirt road runs along the northern portion of the Subject Property. Earth Tech Environmental, LLC www.eteflorida.com M PHASE I ESA Potable Water Supply/Sewage Disposal Multiple irrigation wells and a monitoring well are associated with the Subject Property as per the EDM report. An onsite septic system may be present near the structures in the northwest corner of the Subject Property that are used as a hunting/camping compound (access into the structures was not advised by the owner as people were currently residing there). 2.5 Current Uses of the Adjoining Properties The table below is a description of the current uses of the adjoining properties based on aerials reviewed. North: Agricultural (across Oil Well Road) East: Undeveloped/Agricultural South: Undeveloped (SSA 10)/Agricultural West: Agricultural 3.0 USER -PROVIDED INFORMATION This section identifies information provided to ETE by the current owner/agent/potential buyer or by additional searches conducted by ETE at the Client's request. A representative from the current owner, David Genson, submitted the completed User Questionnaire to ETE on January 6, 2020. A copy of the User Questionnaire is attached in Appendix A of this report. 3.1 Title Records Title work for the property was provided by the current owner for this report. 3.2 Environmental Cleanup Liens An environmental lien search was not completed by ETE for this property. Mr. Genson indicated on the User Questionnaire that they have not checked/are not aware of any environmental liens. 3.3 Activity and Use Limitations (AULs) Mr. Genson indicated on the User Questionnaire that, to the best of their knowledge, there are no engineering controls (e.g., slurry walls, caps), land use restrictions, or institutional controls (e.g., deed restriction, covenants) that may be in place at the site or filed under federal, tribal, state or local law. 3.4 Specialized Knowledge Mr. Genson indicated on the User Questionnaire that, to the best of their knowledge, they are not aware of indication of present use of chemical/hazardous substances on the Subject Property. 3.5 Fair Market Value (FMV) Mr. Genson indicated on the User Questionnaire that, to the best of their knowledge, they are not aware of a reduction in value of the Subject Property because of past or present environmental concerns. 3.6 Obvious Indicators Mr. Genson indicated on the User Questionnaire that, to the best of their knowledge, they are not aware of past or present spills, stains, releases, cleanups, etc. on or near the site. 3.7 Commonly Known or Reasonably Ascertainable Information Mr. Genson indicated on the User Questionnaire that, to the best of their knowledge, the property has been historically used for pasture, row crop production, and hunting. No other information was provided. Earth Tech Environmental, LLC www.eteflorida.com i`I PHASE I ESA 3.8 Owner, Property Manager, and Occupant Information According to the Collier County Property Appraiser website, the property is currently owned by Barron Collier Partnership LLLP. 3.9 Reason for Performing Phase I The Phase I ESA was requested by Davidson Engineering, Inc., an agent for the prospective purchaser. 3.10 Other None 4.0 RECORDS REVIEW The following section presents the results of a review of federal and state regulatory databases. Also reviewed were aerial photographs, topographic/QUAD maps, soil survey maps, and city directories pertaining to the Subject Property, adjacent properties, and proximate properties. 4.1 Standard Environmental Record Sources Regulatory agency database information was obtained from EDM, which maps and lists properties in Federal and State environmental databases with existing conditions or status' that may have the potential to affect the Subject Property. EDM's environmental database site report is included in this ESA as Appendix B. 4.2 Federal Environmental Record Sources The following are comments regarding several of the Federal databases that were reviewed in accordance with the ASTM E1527-13 requirements. See the EDM report in Appendix B for an entire list of Federal databases reviewed. National Priorities List (NPL; 1.0-mile) The National Priorities List (NPL) contains facilities and/or locations where environmental contamination has been confirmed and prioritized for cleanup activities under the Superfund Program. EDM's NPL Report includes sites that are currently on the NPL as well as sites that have been proposed, withdrawn and/or deleted from the list. Previously, information for the NPL was managed under the CERCLIS data management system. In 2014, this system was replaced with the Superfund Enterprise Management System (SEMS). • There are no listed NPL facilities within 1.0-mile of the Subject Property. Superfund Enterprise Management System Active Site Inventory List (SEMSACTV; 0.50-mile) The US EPA Superfund Enterprise Management System tracks potential and confirmed hazardous waste sites at which the EPA Superfund program has some involvement. The SEMSACTV list contains sites that are on or being considered for inclusion on the National Priorities List (NPL). • There are no listed SEMSACTV facilities within 0.50-miles of the Subject Property. Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS; 0.50- mile) The CERCLIS database contains data on potentially hazardous waste sites that have been reported to EPA by states, municipalities, private companies, and private persons pursuant to the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA). Earth Tech Environmental, LLC www.eteflorida.com IN PHASE I ESA • There are no listed CERCLIS facilities within 0.50-miles of the Subject Property. Superfund Enterprise Management System Archived Site Inventory List (SEMSARCH; 0.50-mile) The US EPA Superfund Enterprise Management System contains archived data of CERCLIS or SEMS records where the EPA has completed assessment activities and determined no further steps to list the site on the NPL will betaken. • There are no listed SEMSARCH facilities within 0.50-miles of the Subject Property. CERCLIS-No Further Remedial Action Planned (NFRAP; 0.50-mile) The CERCLIS-NFRAP database contains data on sites where, following an initial investigation, no contamination was found, or contamination was removed quickly without the need for the site to be placed on the NPL. • There are no listed NFRAP facilities within 0.50-miles of the Subject Property. Emergency Response Notification System List (ERNS; 0.25-mile) The ERNS database contains data on toxic chemical spills and other accidents and is a cooperative data sharing effort among the EPA, DOT and the National Response Center (NRC). • There are no listed ERNS facility within 0.25-miles of the Subject Property. Corrective Action Report (CORRACTS; 1.0-mile) The CORRACTS database identifies hazardous waste handlers with Resource Conservation and Recovery Act (RCRA) corrective action activity. • There are no listed CORRACTS facilities within 1.0-mile of the Subject Property. Resource Conservation and Recovery Act (RCRA) Treatment, Storage, and Disposal (TSD) Facilities (TSD; 1.0-mile) The RCRA TSD Facilities database includes selected information on facilities that generate, transport, store, treat and/or dispose of hazardous waste, as defined by RCRA. • There are no listed TSD facility within 1.0-mile of the Subject Property. RCRA Generators Lists (NONTSD; 0.50-mile) RCRA large -quantity generators (LQG) are those facilities that generate at least 1,000 kilograms per month (kg/month) of non -acutely hazardous waste or meet other applicable RCRA requirements. Resource Conservation and Recovery Information System (RCRIS) small -quantity generators (SQG) generate between 100 and 1,000 kg/month of non -acutely hazardous waste or meet other applicable RCRA requirements. RCRIS conditionally exempt SQG generate less than 100 kg/month of non -acutely hazardous waste or meet other applicable RCRA requirements. • There is one (1) listed NONTSD facilities within 0.50-miles of the Subject Property. 1. R & D Soil Builders Inc. (Facility ID # FLR000155549) is located on the Subject Property. This facility is listed as a verified non -generator associated with "soil preparation, planting, and cultivating" as per the EPA's RCRAInfo Facility Information website. According to the EDM Report a violation was noted on May 14, 2009 during an FDEP compliance evaluation inspection of the facility. The FDEP Information Portal website was Earth Tech Environmental, LLC www.eteflorida.com 13 PHASE I ESA accessed to review any documents pertaining to the violation. The violation report indicated that the facility was determined to be a non -handler of hazardous waste but a generator of used oil, used oil filters, and spent lead -acid batteries. Multiple violations were cited during the inspection including house -hold handling/storage of used oil and stained soils near a used oil tank and two (2) diesel fuel tanks. Corrective actions were completed by the owner of R & D Soil Builders, Inc. (R&D) including proper labeling/handling/storage of used oil and non -hazardous contaminated soil removal in the areas of concern was completed by July 2009. Following a review of the corrective measures conducted by R&D the FDEP issued a "case closed" letter on July 31, 2009. Copies of these files can be found in Appendix E of this report. Tribal Tanks List (TRIBLTANKS; 0.25-mile) The US EPA Region IV Tribal Tanks database lists Active and Closed storage tank facilities on Native American Lands. • There are no listed TRIBLTANKS facilities within 0.25-miles of the Subject Property. Tribal LUST List (TRIBLLUST; 0.50-mile) The Tribal LUST List is derived from the US EPA Region IV Tribal Tanks database by extracting those sites with indicators of past and/or current releases. • There are no listed TRIBLLUST facilities within 0.50-miles of the Subject Property. Brownfields Management System (USBRWNFLDS; 0.50-miles) The US EPA Brownfields program provides information on environmentally distressed properties that have received grants or targeted funding for cleanup and redevelopment. • There are no listed USBRWNFLDS facilities within 0.50-miles of the Subject Property. Institutional and/or Engineering Controls (USINSTENG; 0.25-miles) The Institutional and/or Engineering Controls List is compiled from data elements contained in the NPL, CORRACTS, and USBRWNFLDS Lists. • There are no listed USINSTENG facilities within 0.25-miles of the Subject Property. NPL Liens List (NPLLIENS; 1.0-mile) The US EPA NPL Liens List identifies those sites where under authority granted by CERCLA, liens have been filed against real property in order to recover expenditures from remedial action or when the property owner receives a notice of potential liability. • There are no listed NPLLIENS facilities within 1.0-mile of the Subject Property. Enforcement and Compliance History (ECHO; 0.50-miles) The US EPA Enforcement and Compliance History Online (ECHO) database provides integrated compliance and enforcement information on facilities regulated under the Clean Air Act (CAA), Clean Water Act (CWA), Safe Drinking Water Act (SDWA) and Resource Conservation and Recovery Act (RCRA). • There is one (1) listed ECHO facilities within 0.50-miles of the Subject Property. Earth Tech Environmental, LLC www.eteflorida.com 14 PHASE I ESA R & D Soil Builders Inc (FRS ID # 110039581128) is located on the Subject Property. As per the EPA's ECHO database this facility was regulated under RCRA and the status is "inactive". The compliance status is listed as "No Violation Identified". 4.3 State Environmental Record Sources The following are the major state databases that were reviewed in accordance with the ASTM E1527-13 requirements. See EDM report (Appendix B) for a complete list of all State databases reviewed. State NPL Equivalent (STNPL; 1.0-mile) The FDEP State Funded Cleanup list contains facilities and/or locations where there are no viable responsible parties; the site poses an imminent hazard; and the site does not qualify for Superfund or is a low priority for EPA. Remedial efforts at these sites are currently being addressed through State funded cleanup action. • There are no listed STNPL facilities within 1.0-mile of the Subject Property. State -Equivalent CERCLIS Hazardous Waste Sites (STCERC; 0.50-miles) These sites are being assessed and/or cleaned up as a result of identified or suspected contaminations from the release of hazardous substances. • There are no listed STCERC facilities within 0.50-miles of the Subject Property. Solid Waste Facilities List (SLDWST; Site and Adjoining Properties) This database identifies locations that have been permitted to conduct solid waste handling activities including landfills, transfer stations and sites handling bio-hazardous wastes. There is one (1) listed SLDWST facilities within 0.50-miles of the Subject Property. 1. R & D Soil Builders, Inc. (Facility ID # 95257) is located on the Subject Property. This facility is registered as a Source -Separated Organic Processing Facility (SOPF) of yard trash and appears to initially have been registered as of July 29, 2002. A copy of the most recent registration form (2019) can be found in Appendix E of this report. State Leaking Underground Storage Tank Database (LUST; 0.50-miles) The LUST database is a list of reported leaking Underground Storage Tank incidents. • There are no listed LUST facilities within 0.50-miles of the Subject Property. State Registered Underground/Aboveground Storage Tank (TANKS; 0.25-miles) This database contains listings for current UST and AST sites; listed as TANKS in the EDM report. • There are three (3) listed TANKS facilities within 0.25-miles of the Subject Property. 1. Regency Farm #2 (Facility ID # 8944130) is located on the Subject Property. As per the EDM Report this facility contains three (3) 550-gallon ASTs containing fuel oil for onsite heat that are listed as in service, and two (2) 1,000-gallon ASTs formerly containing vehicular diesel that are listed as removed. A copy of the historical tank registration can be found in Appendix E of this report. Libby's Fresh Food Co Inc (Facility ID # 8626660) is located 0.04-miles southeast of the Subject Property. As per the EDM Report this facility formerly contained a 1,000-gallon Earth Tech Environmental, LLC www.eteflorida.com 15 PHASE I ESA AST containing vehicular diesel and a 1,000-gallon UST containing unleaded gas that are listed as removed. 3. Pacific Tomato Growers LTD (Facility ID # 8629390) is located 0.09-miles west of the Subject Property. As per the EDM Report, the following tanks are listed as in service associated with this facility: a 30,000-gallon AST containing vehicular diesel, a 5,000- gallon AST containing vehicular diesel, a 500-gallon AST containing waste oil, and a 10,000-gallon AST containing unleaded gas. The following tanks are listed as either closed in place or removed associated with this facility: two (2) 30,000-gallon ASTs containing vehicular diesel, a 2,000-gallon AST containing unleaded gas, a 5,000-gallon AST containing unleaded gas, a 10,000-gallon AST containing unleaded gas, and two (2) 1,000- gallon ASTs containing vehicular diesel. State and Tribal Brownfield Sites (BRWNFLDS; 0.50-miles) Brownfields are typically defined as abandoned, idled or underused industrial and commercial sites where expansion or redevelopment is complicated by real or perceived environmental contamination. • There are no listed BRWNFLDS facilities within 0.50-miles of the Subject Property. State Voluntary Cleanup Sites (VOLCLNUP; 0.50-miles) This list identifies those sites that have signed an agreement to cleanup a site either voluntarily or pursuant to enforcement activity. • There are no listed VOLCLNUP facilities within 0.50-miles of the Subject Property. State Institutional Control/Engineering Control Registries (INSTENG; 0.25-miles) This database contains sites that have had institutional and/or engineering controls implemented to regulate exposure to environmental hazards. • There are no listed INSTENG facilities within 0.25-miles of the Subject Property. State Dry Cleaners List (DRY; 0.50-miles) This database contains listings for dry cleaners within 0.50-miles of the Subject Property. • There are no listed DRY facilities within 0.50-miles of the Subject Property. Florida Department of Environmental Protection Public Water Systems (FLPWS; 0.50-miles) The FDEP Drinking Water Program Basic Facility Report and Public Water System Well data contain information on the location and type of public water systems and wells regulated by the department. • There are no listed FLPWS facilities within 0.50-miles of the Subject Property. Florida Department of Health Well Surveillance Program Public Water Wells (WELLSADOHC; 0.50-miles) This section coordinates with the County Health Departments to locate potable wells and conduct water sampling for contaminants of concern in public wells. 0 There are no listed WELLSADOHC within 0.50-miles of the Subject Property. Florida Department of Health Well Surveillance Program Private Water Wells (WELLSADOHN; 0.25-miles) Earth Tech Environmental, LLC www.eteflorida.com 16 PHASE I ESA This section coordinates with the County Health Departments to locate potable wells and conduct water sampling for contaminants of concern in private wells. • There are no listed WELLSADOHN within 0.25-miles of the Subject Property. Southwest Florida Water Management District Public Water Supply Report (SWFWMDPUB; 0.50-mile) This database contains information on the location and characteristics of SWFWMD Public Water Supply wells and withdrawal points. • There are no listed SWFWMDPUB facilities within 0.50-miles of the Subject Property. Southwest Florida Water Management District Domestic Water Supply Report (SWFWMDDOM; 0.25- mile). This database contains information on the location and characteristics of SWFWMD Domestic Water Supply wells. • There are no listed SWFWMDDOM facilities within 0.25-miles of the Subject Property. St. Johns River Water Management District Public Water Supply Report (SJRWMDPUB; 0.50-miles) This database contains information on the location and characteristics of permitted water well and pump stations used for Public Water Supply. • There are no listed SJRWMDPUB facilities within 0.50-miles of the Subject Property. St. Johns River Water Management District Private Water Supply Report (SJRWMDPRV; 0.25-miles) This database contains information on the location and characteristics of permitted water well and pump stations used for private purposes. • There are no listed SJRWMDPRV facilities within 0.25-miles of the Subject Property. South Florida Water Management District Public Water Supply Report (SFWMDPUB; 0.50-miles) This database contains information on permitted Public Water Supply well, pump and culvert locations as specified on Water Use Permits. • There are no listed SFWMDPUB facilities within 0.50-miles of the Subject Property. South Florida Water Management District Private Water Well Report (SFWMDPRV; 0.25-miles) This database contains information on the location and characteristics of permitted water well and pump stations used for private purposes. These sites include uses for irrigation, commercial use, dewatering/mining and power. They do not include private potable sources, as they do not require SFWMD permitting. There are thirty-eight (38) listed SFWMDPRV facilities within 0.25-miles of the Subject Property. 1. Thirty-two (32) irrigation wells and one (1) monitoring well (Permit # 11-00111-W) are associated with the Subject Property under the project name Silver Strand IV. 2. Three (3) irrigation wells and one (1) fire well (Permit # 11-00365-W) are associated with South Ranch, which is located west of the Subject Property. 3. One (1) unspecified well (Permit # 11-00084-W) is associated with Ranch One Development, which is located northeast of the Subject Property. Earth Tech Environmental, LLC www.eteflorida.com 17 PHASE I ESA 4.4 Additional Environmental Record Sources Additional database records were provided in the database search report. These are summarized in the EDM database report. • There are no mapped sites within the EDM report whose plotted coordinates fall just outside of the ASTM search radii. 4.5 Physical Setting Source(s) USGS Quadrangle Maps The U.S. Geological Survey (USGS) 7.5-minute Florida quadrangle maps were reviewed for the Subject Property. They are included in Appendix B, on pp. 21-24 of the EDM Report. From the quadrangle, elevations on the Subject Property are level with no significant changes in topography. No potential sources of impact to the Subject Property or adjoining properties were identified in the topographic map review. NRCS Soils Mapping National Resource Conservation Service (NRCS) maps for Collier County were reviewed to determine subsurface soil characteristics for the Subject Property. The parcel boundary was overlain on the soil survey and the resulting map is included on the following page (Figure 4). According to NRCS, the Subject Property contains the following historical soil types: Holopaw fine sand, limestone substratum (2) This nearly level, poorly drained soil is in sloughs and broad, poorly defined drainageways. Individual areas are elongated and irregular in shape, and they range from 20 to 300 acres in size. The slope is 0 to 2 percent. Typically, the surface layer is dark gray fine sand about 5 inches thick. The subsurface layer is fine sand to a depth of about 57 inches. The upper part of the subsurface layer is white, and the lower part is light gray and dark grayish brown. The subsoil extends to a depth of about 62 inches. It is dark grayish brown fine sandy loam. Limestone bedrock is at a depth of about 62 inches. Immokalee fine sand (7) This nearly level, poorly drained soil is on flatwoods. Individual areas are elongated and irregular in shape, and they range from 10 to 500 acres in size. The slope is 0 to 2 percent. Typically, the surface layer is black fine sand about 6 inches thick. The subsurface layer is light gray fine sand to a depth of about 35 inches. The subsoil is fine sand to a depth of about 58 inches. The upper part of the subsoil is black, the next part is dark reddish brown, and the lower part is dark brown. The substratum is pale brown fine sand to a depth of about 80 inches. Oldsmar fine sand, limestone substratum (10) This nearly level, poorly drained soil is on flatwoods. Individual areas are elongated and irregular in shape, and they range from 10 to 300 acres in size. The slope is 0 to 2 percent. Typically, the surface layer is dark grayish brown fine sand about 4 inches thick. The subsurface layer is fine sand to a depth of about 35 inches. The upper part of the subsurface layer is light gray, and the lower part is light brownish gray. The subsoil extends to a depth of about 60 inches. The upper part of the subsoil is black fine sand, the next part is very dark grayish brown fine sand, and the lower part is dark grayish brown fine sandy loam. Limestone bedrock is at a depth of about 60 inches. Earth Tech Environmental, LLC www.eteflorida.com 18 PHASE I ESA Oldsmar fine sand (16 This nearly level, poorly drained soil is on flatwoods. Individual areas are elongated and irregular in shape, and they range from 20 to 450 acres in size. The slope is 0 to 2 percent. Typically, the surface layer is dark grayish brown fine sand about 4 inches thick. The subsurface layer is fine sand to a depth of about 35 inches. The upper part of the subsurface layer is light gray, and the lower part is light brownish gray. The subsoil extends to a depth of about 80 inches. The upper part of the subsoil is black fine sand, the next part is very dark grayish brown fine sand, and the lower part is dark grayish brown fine sandy loam. Basinger fine sand (17) This nearly level, poorly drained soil is in sloughs and poorly defined drainageways. Individual areas are elongated and irregular in shape, and they range from 20 to 800 acres in size. The slope is 0 to 2 percent. Typically, the surface layer is grayish brown fine sand about 3 inches thick. The subsurface layer is light gray fine sand to a depth of about 25 inches. The subsoil is brown fine sand to a depth of about 44 inches. The substratum is brown fine sand to a depth of about 80 inches. Boca fine sand (21) This nearly level, poorly drained soil is on flatwoods. Individual areas are elongated and irregular in shape, and they range from 20 to 350 acres in size. The slope is 0 to 2 percent. Typically, the surface layer is very dark gray fine sand about 4 inches thick. The subsurface layer is fine sand to a depth of about 26 inches. The upper part of the subsurface layer is light gray, and the lower part is brown. The subsoil is dark grayish brown fine sandy loam to a depth of about 30 inches. Limestone bedrock is at a depth of about 30 inches. Boca, Riviera, limestone substratum, and Copeland fine sands, depressional (25) These level, very poorly drained soils are in depressions, cypress swamps, and marshes. Individual areas are elongated are irregular in shape, and they range from 100 to 3,000 acres in size. The slope is 0 to 1 percent. Typically, the Boca soil has a surface layer of very dark gray fine sand about 4 inches thick. The subsurface layer is fine sand to a depth of about 26 inches. The upper part of the subsurface layer is light gray, and the lower part is brown. The subsoil is dark grayish brown fine sandy loam to a depth of about 30 inches. Limestone bedrock is at a depth of about 30 inches. Holopaw fine sand (27) This nearly level, poorly drained soil is in sloughs and poorly defined drainageways. Individual areas are elongated and irregular in shape, and they range from 10 to 400 acres in size. The slope is 0 to 2 percent. Typically, the surface layer is dark gray fine sand about 5 inches thick. The subsurface layer is fine sand to a depth of about 52 inches. The upper part of the subsurface layer is light gray, and the lower part is light brownish gray. The subsoil extends to a depth of about 62 inches. The upper part of the subsoil is dark grayish brown fine sand, and the lower part is dark grayish brown fine sandy loam. The substratum is gray loamy fine sand to a depth of about 80 inches. Pineda and Riviera fine sands (28) These nearly level, poorly drained soils are in sloughs and poorly defined drainageways. Individual areas are elongated and irregular in shape, and they range from 10 to 300 acres in size. The slope is 0 to 2 percent. Typically, the Pineda soil has a surface layer of dark grayish brown fine sand about 4 inches thick. The subsurface layer is light brownish gray fine sand to a depth of about 12 inches. The subsoil extends to a depth of about 55 inches. The upper part of the subsoil is brownish yellow and gray pale brown fine sand, the next part is grayish brown sandy clay loam, and the lower part is light brownish gray and dark grayish brown fine sandy loam. The substratum is light gray fine sand to a depth of about 80 inches. Earth Tech Environmental, LLC www.eteflorida.com III PHASE I ESA Figure 4. NRCS Soils Map 4.6 Historical Use Information on the Property To evaluate historical use of the property, ETE reviewed readily available topographic maps and historical aerial photographs. Aerial Photographs ETE performed a historical aerial photograph analysis for the Subject Property (Appendix Q. Interpretations of past uses of the Subject Property and other comments are provided in the table below. SUBJECT PROPERTY INTERPRETED USE EDM REPORT dw The Subject Property is predominantly vacant and undeveloped, with the exception of a few primitive 1953 trails and a small cleared potion of land is noted in the western portion. There is a data gap in the aerial along the eastern portion of the Subject Property. Additional agricultural clearing is noted in the western portion and in the eastern portion of the Subject 1962 Property, additional primitive trails are noted. There is a data gap in the aerial along the eastern boundary, no other significant changes noted. Additional agricultural clearing is noted in the western, central, and eastern portions, a structure and 1973 associated driveway is noted in the western portion, a man-made lake is noted in the northwest corner and in the north east corner, an access road is noted along the northern boundary and a north -south road is noted in the eastern portion of the Subject Property. Earth Tech Environmental, LLC www.eteflorida.com 20 PHASE I ESA An additional agricultural clearing area is noted in the western portion, the structure and associated 1984 driveway are no longer present in the western portion, no other significant changes noted on the Subject Property. A small structure is noted in the northwest portion of the Subject Property, no other significant changes 1993 noted. 2006 No significant changes noted on the Subject Property. 2018 An additional small structure is noted in the northwest portion of the Subject Property, no other significant changes noted. Based on the historical aerials reviewed, agricultural use of the Subject Property began as early as 1953. Since 1953 additional portions of the Subject Property were cleared for agricultural use. 4.7 Historical Use Information on Adjoining Properties To evaluate the historical use of the adjoining properties, ETE reviewed readily available topographic maps and aerial photographs. Aerial Photographs ETE performed a historical aerial photograph analysis for the adjoining properties (Appendix C). Interpretations of past uses of the adjoining properties/vicinity and other comments are provided in the table below. ADJOINING PROPERTIES INTERPRETED USE � �;;M FQIVI REPORT The adjoining properties to the north and south are vacant and undeveloped with a few primitive trails, 1953 Oil Well Road is present to the north. The adjoining property to the west is partially cleared for agricultural. There is a data gap in the aerial to the east of the Subject Property. 1962 No significant changes noted to the adjoining properties to the north, south, and west with the exception of additional agricultural clearing. There is a data gap in the aerial to the east of the Subject Property. No significant changes noted to the adjoining properties to the north, south, and west with the exception 1973 of additional agricultural clearing. The adjoining property to the east is partially cleared for agricultural use. No significant changes noted to the adjoining properties to the north, south, east with the exception of 1984 additional agricultural clearing. Additional agricultural clearing is noted on the adjoining property to the west along with a few small structures. 1993 No significant changes noted to the adjoining properties. 2006 No significant changes noted to the adjoining properties. 2018 No significant changes noted to the adjoining properties. Based on the historical aerial review, the adjoining properties appear to have been historically used for agricultural purposes. 4.8 Previous Reports Prepared by Earth Tech Environmental or Others None 5.0 SITE RECONNAISSANCE On January 17 and 22, 2020, Mr. Andrew McAuley and Ms. Jennifer Bobka performed an onsite assessment of the Subject Property to observe general site conditions and identify visible evidence of Recognized Environmental Conditions (RECs). Photographs taken during ETE's site inspection are included in Appendix D. Mr. McAuley's and Ms. Bobka's qualifications are included in Appendix E. Earth Tech Environmental, LLC www.eteflorida.com PAI PHASE I ESA 5.1 Methodology and Limiting Conditions ETE was provided full access to the property. The methodology for the site visit included a drive/walkover survey of the property, starting at the perimeter of the parcel and working inward towards the center. Geo-referenced aerial photographs with the site boundaries overlain, were used to assist in identifying approximate parcel boundaries while in the field. 5.2 General Site Setting Current Use(s) of the Property Portion of the Subject Property are currently being utilized for agricultural purposes including farming, cattle grazing, and mulching. A hunting/camping compound is present in the northwest corner of the Subject Property. Access roads/trails are present on the Subject Property. The remaining portions are vacant and vegetated. Current Uses of Adjoining Properties North: Agricultural (across Oil Well Road) East: Agricultural/Undeveloped South: Undeveloped/Agricultural West: Agricultural 5.3 Exterior (Site) Observations The following items were looked for as indicated in the ASTM standard: Hazardous Substances and Petroleum Products in Connection with Identified Uses The presence of hazardous substances or petroleum products in connection with the Subject Property was investigated. • Petroleum products and equipment maintenance products (grease, lubricants, waste oil, etc.) consistent with the property usage were observed on the mulching operation portion of the Subject Property. Petroleum products consistent with the property usage were observed on the farmland in the southwest portion of the Subject Property. Storage Tanks Aboveground Storage Tanks (ASTs), Underground Storage Tanks (USTs), vent pipes, fill pipes, or access ways indicating USTs were looked for during the site visit. • A 275-gallon AST containing gasoline and a 550-gallon AST containing diesel are present, multiple empty ASTs were observed on a trailer on the mulching operation portion of the Subject Property. Two (2) 550-gallon ASTs containing diesel (in secondary containment structures) were observed on the farmland in the southwest portion of the Subject Property. Odors The Subject Property was checked for strong or noxious odors and their sources during the site visit. • No odors were noted on the Subject Property. Pools of Liquid The property was searched for standing pools of liquid. • No areas of standing water were noted on the Subject Property. Drums Storage drums were looked for during the site visit. Earth Tech Environmental, LLC www.eteflorida.com 22 PHASE I ESA • Drums/buckets containing waste oil and lubricants for equipment maintenance were observed on the mulching operation portion of the Subject Property. Hazardous Substances and Petroleum Products Containers Not Necessarily in Connection with Identified Uses. Hazardous substances and petroleum products containers were looked for during the site visit. • No hazardous substances or petroleum product containers were observed on the Subject Property. Unidentified Substance Containers Open or damaged containers containing unidentified substances suspected of being hazardous substances or petroleum products were looked for during the site visit. • No unidentified substance containers were observed on the Subject Property. PCBs Polychlorinated biphenyls (PCBs) are synthetic chemicals used as coolants and lubricants in transformers and electrical equipment which ceased to be produced in the United States in 1977 but are still found in the environment. Production of PCBs ceased due to evidence that they build up in the environment and can cause harmful health effects. Products made before 1977 that may contain PCBs include old fluorescent lighting fixtures and electrical devices containing PCB capacitors and hydraulic oils. Electrical or hydraulic equipment known to contain PCBs or likely to contain PCBs were looked for during the site visit • No potential PCB -containing equipment was noted on the Subject Property. Pits, Ponds, Lagoons, or Subsurface Structures • A large man-made lake and several smaller cow ponds are present on the Subject Property. Stained Soil or Pavement • Small areas of stained soil were noted beneath two (2) actively used ASTs located on the mulching operation portion of the Subject Property. The stains do not appear to be from a gross leak or spill. Stressed Vegetation • No areas of stressed vegetation were observed on the Subject Property. Solid Waste and Debris • Piles of solid waste and debris are scattered throughout the Subject Property. Debris consists of scrap metal, bags, bottles, cans, buckets, wood, PVC, etc. Several old pieces of equipment that are no longer in use were noted on the mulching operation portion of the Subject Property. Wastewater • Wastewater was not observed discharging into any drains or underground injection systems. Wells • Several irrigation wells were noted on the Subject Property. Earth Tech Environmental, LLC www.eteflorida.com 23 PHASE I ESA Septic Systems • No signs of an onsite septic system were noted on the Subject Property. 6.0 INTERVIEWS This section presents the communication between the environmental professional and contacts associated with the Subject Property. 6.1 Interviews with Site Contacts ETE met with Austin Howell, a representative of the current owner (Barron Collier Companies), briefly prior to conducting the site inspection to discuss the property layout, gate codes, and areas of potential access issues. Mr. Howell, myself, and the owner of the camping/hunting compound located in the northwest corner of the Subject Property spoke briefly on the phone regarding access. The owner indicated that we had access to the area but there were people staying there as it is utilized as a camping/hunting property and to be prepared to identify ourselves. 6.2 Interviews with Local Government Officials No interviews with local government officials were conducted. 7.0 FINDINGS This section presents the environmental professional's findings based on the information reviewed and the site reconnaissance. The Subject Property for this report consists of three (3) adjoining parcels (Parcel Folio #s: 00227240009, 00227240106, and 0022728001). The Subject Property is located on the southeast corner of the intersection of Oil Well Road (SR 858) and Camp Keais Road (Figures 1 & 2) in Collier County. According to the Collier County Property Appraiser's website, the Subject Property totals approximately 1,071 acres. The ESA included a site inspection on January 17 and 22, 2020 in which direct signs or indications of RECs were identified. EDM under a subcontract to ETE performed a comprehensive review of environmental databases for facilities that are either on the Subject Property or within 0.25 to 1.0 mile of it. The Subject Property was listed in a few of the databases reviewed, and some of the adjoining properties were listed in the databases reviewed in the EDM Report. Based on the information reviewed in the EDM Database Report and subsequent agency databases, no information of concern was noted. 8.0 OPINION This section presents the environmental professional's opinion(s) of the impact on the property of conditions identified in the findings section. Direct evidence was observed during the site inspection to indicate a release of petroleum products on the Subject Property. No information of concern was noted on the Subject Property or surrounding properties within the various radii in the EDM report and various databases reviewed. 9.0 DEVIATIONS/DATA GAPS This section presents any deviations/data gaps encountered during this Phase I ESA. Earth Tech Environmental, LLC www.eteflorida.com 24 PHASE I ESA The ASTM Practice E1527-13 standard requires a listing of "data gaps" encountered during the site investigation process that may affect the validity of the conclusions drawn by the environmental professional. The ASTM Practice E1527-13 standard also requires that the environmental professional estimate the relative importance of the data gaps. Generally, gaps in available data are related to the availability of historical data sources for specific sites of concern. The environmental professional uses multiple historical data sources as a method to provide coverage for data gaps. For this site, the following items may constitute a data gap as defined by ASTM: 1. A 1953 aerial was the earliest aerial available for review. Per ASTM Standards, aerials prior to 1940 should be reviewed. There were a few historic aerials that contained data gaps. However, since the Subject Property appeared to be undeveloped in 1953, ETE does not consider this gap as significant. 2. A few shipping containers were noted on the Subject Property that were locked and unable to access. No odors, liquids, staining, etc. was observed on or around any of the containers, therefore ETE considers this gap as moderate. 10.0 ADDITIONAL SERVICES The following additional services were not provided as part of the scope for conducting this Phase I ESA: • Radon assessment • Environmental Liens • Title search • Asbestos • Lead -based paint • Lead in drinking water • Ecological resources, i.e. wetlands & endangered species • Regulatory compliance • Indoor air quality • Cultural and historic resources • Mold 11.0 CONCLUSIONS Earth Tech Environmental (ETE) has performed a Phase I ESA in conformance with the scope and limitations of ASTM Practice E1527-13 for Phase I ESAs. Any exceptions to, or deletions from, this practice are described in Section 9.0 of this report. This assessment has revealed the following Recognized Environmental Concerns (RECs) associated with the Subject Property: • During the site inspection portion of the Subject Property ETE identified two (2) areas of stained soil beneath ASTs located within mulching operation area. One (1) 275-gallon AST and several small gasoline containers are located within an uncovered cargo trailer, the wood flooring was partially stained and decomposing. Upon inspection beneath the trailer a small area of stained soil was observed. One (1) 550-gallon AST containing diesel is located on a mobile trailer. Upon inspection beneath the AST a small area of stained soil was observed. These areas of stained soil are relatively small and do not appear to be associated with a gross leak or spill. Based on the small areas of stained soil ETE recommends that the soil in these areas be removed and properly disposed of at an offsite treatment facility. Earth Tech Environmental, LLC www.eteflorida.com 25 PHASE I ESA • Large piles of debris were noted throughout the Subject Property. Old equipment and multiple ASTs (no longer in use) were noted on the mulching operation portion of the Subject Property that should be removed and properly disposed of. Based on the historical agricultural use of the Subject Property, Collier County will likely require soil and/or groundwater sampling in order to satisfy the provisions of the Land Development Code (LDC) 3.08.00 AAd at the time of first development order submittal. Earth Tech Environmental, LLC www.eteflorida.com 26 PHASE I ESA 12.0 ENVIRONMENTAL PROFESSIONAL STATEMENT I declare that, to the best of my professional knowledge and belief, I meet the definition of an Environmental Professional as defined in 40 CFR part 312. 1 have the specific qualifications of education, training, and experience to assess a property of the nature, history, and setting of the Subject Property. I have developed and performed all the appropriate inquiries in conformance with the standards and practices set forth in 40 CFR part 312. By certifying this report, Earth Tech Environmental does not represent or warrant that the Client will automatically qualify for any legal defense to any liability under the Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. §9601 et seq.) or under any other law or regulation pertaining to the property. e 04 � '- 74'? 2 Andrew McAuley, Environmental Scientist Earth Tech Environmental, LLC. April 3, 2020 Jennifer Bobka, Ecologist Earth Tech Environmental, LLC. April 3, 2020 Earth Tech Environmental, LLC www.eteflorida.com 27 PHASE I ESA 13.0 REFERENCES American Society for Testing and Materials. ASTM International. ASTM E1527-13. 2019. https://www.astm.org/Standards/E1527.htm Collier County Property Appraiser, 2020. http://wwwcollierappraiser.com Environmental Data Management, Inc., Environmental Data Report, Standard ASTM Research: "Folios: 00227240009, 00227240106, and 00227280001, Collier County, Florida", December 17, 2019. Environmental Data Management, Inc., Historical Aerial Photograph Report: "Folios: 00227240009, 00227240106, and 00227280001, Collier County, Florida", December 17, 2019. Environmental Protection Agency Website, 2020. http://www.epa.gov/region9/pcbs/fag.html Florida Department of Environmental Protection's (FDEP) OCULUS Electronic Document Management System, 2020. https://depedms.dep.state.fl.us/Oculus/servlet/login FDEP Information Portal, 2020. http://webapps.dep.state.fl.us/DepNexus/public/electronic-documents FDEP Map Direct, 2020. https://castg.dep.state.fl.us/mapdirect/ NRCS Soil Survey of Collier County, 1998. Earth Tech Environmental, LLC www.eteflorida.com 28 PHASE I ESA APPENDIX A USER PROVIDED DOCUMENTS Earth Tech Environmental, LLC www.eteflorida.com USER QUESTIONNAIRE for PHASE ONES AS REQUIRED by ASTM Standard E1527-13 (published 2013) Site Name: Barron Collier - Gun Club Property Address: Part of Section 22, 23, & 27, Township 48 South, Range 29 East, Collier County, Florida The person who will use the Phase One should provide the following information. Please fill in this form to the best of your ability, explaining any Yes answers on a separate sheet of paper. Without these answers, our report would have to note that the Phase One is incomplete, and your Landowner Liability Protections could be at risk. We need these answers before we conduct the site visit. 1. Environmental Cleanup Liens. ASTM requires the User to check for environmental liens that may be filed or recorded against the subject property under federal, tribal, state or local law. Failure to check for these liens could put your Landowner Liability Protections at risk. Have you checked for these environmental cleanup liens? ❑ Yes X No Are you aware of any such liens against the subject property? ❑ Yes X No 2. Activity and Use Limitations (AULs). These include engineering controls (e.g., slurry walls, caps) and land use restrictions or institutional controls (e.g., deed restrictions, covenants) that may be in place at the site or filed under federal, tribal, state or local law. Are you aware of any possible AULs involving the subject site? ❑ Yes X No 3. Specialized Knowledge. This involves personal knowledge or experience related to the subject property or nearby properties. For example, if you are involved in the same line of business as the current or former occupants of the property or an adjoining property, you would probably know of any chemicals, oil, degreasers, gasoline, or other hazardous substances commonly used in that type of business. Do you have any specialized knowledge that might indicate the past or present use of such substances on the subject or nearby properties? ❑ Yes X No 4. Fair Market Value (FMV). A purchase price significantly below FMV may indicate an environmental problem. Please note that this question does not require an appraisal of the property. If the price is significantly below FMV, the User should consider whether it might be because contamination may be present at the property. Is the purchase price significantly below fair market value? ❑ Yes X No 5. Obvious Indicators. This involves past or present spills, stains, releases, cleanups, etc. on or near the site. Do you know of any obvious indicators of possible contamination on or near the site? ❑ Yes XNo 6. Common Knowledge. Please use a separate sheet if necessary. Describe the past uses of the property: Pasture, row crop production, and hunting. b. Describe any specific chemicals that may have been present at the property Unknown c. Describe any other information that may help us identify possible contamination: Uknown -el Your Signature January 6, 2020 # of separate sheets attached: Date Explain Yes answers on a separate sheet. ORT FILE NO. 19134820 AGENT FILE #: CC 1000 Acres Old Republic National Title Insurance Company 2590 NorthBrooke Plaza Drive #305 Naples, FL 34119 TITLE SEARCH REPORT This title search has been compiled at the request of COLLIER INSURANCE AGENCY LLC Brad Stockham 2600 GOLDEN GATE PARKWAY NAPLES, FL 34105 and is provided for review and examination by you or your staff for the sole purpose of preparing and issuing an Old Republic National Title Insurance Company commitment or policy. Only the results of a search of the record title are reflected herein. After an examination and review of this search you must: A. Request written authorization from Old Republic National Title Insurance Company to issue the Commitment if the amount exceeds your Agency limits. B. Include in the Commitment under Schedule B, any additional requirements and/or exceptions you find necessary from your analysis of surveys, prior title evidence or other relevant aspects of the transaction. C. Verify the status of corporation and limited partnerships with the appropriate governmental agency or authorities. D. Determine whether legal access exists. E. Determine if any unpaid municipal taxes or assessments exists, which do not appear in the public records. F. Determine whether any portion of the property is submerged, or a body of water, and whether riparian or littoral rights exist. G. Determine that the transaction to be closed is bona fide and arms -length and does not violate any lender's instructions, underwriting guidelines or advice of this Company. This Title Search is issued to the above name Agent in conjunction with an application for an Old Republic National Title Insurance Company title insurance commitment and/or title insurance policy. Date: December 07, 2019 Authorized Signatory� TSR Page 1 of 6 ORT FILE NO. 19134820 AGENT FILE #: CC 1000 Acres TITLE SEARCH REPORT Schedule A The following title search has been compiled from the Public Records of Collier County, Florida through an effective date of December 5, 2019 at 8:00 A.M.. Policy or Policies to be Issued: (a) ALTA OWNER'S POLICY (06/17/06) Amount: To Be Determined (amended 10/17/92 with Florida Modifications) Proposed Insured: Barron Collier Partnership, LLLP (b) ALTA LOAN POLICY (06/17/06) Amount: N/A (amended 10/17/92 with Florida Modifications) Proposed Insured: N/A The estate or interest in the land described or referred to in this Report is Fee Simple. Last grantee of record for the period searched: Barron Collier Partnership, LLLP, a Florida Limited Liability Limited Partnership Requested legal descriptions searched: All that part of Sections 22, 23, and 27, all of Township 48 South. Range 29 East, Collier County, Florida, being more particularly described as follows: COMMENCING at the Northwest corner of said Section 22, thence along the West line of said Section 22, South 00024'44" East 50.00 feet to a point on the South right-of-way line of Oil Well Road; Thence, along said south right-of-way line, in the following five (5) described courses: 1. North 89°23'26" East 0.20 feet; 2. North 89'19'25" East 149.80 feet to the POINT OF BEGINNING; 3. Continue North 89°19'25" East 2,494.34 feet; 4. North 89°20'33" East 2,650.56 feet; 5. North 89'19'43" East 2,646.08 feet; 6. North 89°19'55" East 1,496.63 feet; Thence leaving said right-of-way line, South 00°40'05" East 552.69 feet; Thence North 8998'21" East 1,134.72 feet; Thence South 00°41'39" East 2,061.44 feet; Thence South 00°05'49" West 2,236.06 feet to a point on the South line of the "Covered" designation as depicted on figure 2.1-1 of the "Eastern Collier Multiple Species Incidental Take Permit Applications and Habitat Conservation Plan" draft environmental impact statement prepared by US Fish & Wildlife Service, dated September 2018; Thence along the South line of said "Covered" designation, in the following sixty-nine (69) described courses: 1. North 78°02'12" West 658.22 feet; 2. South 61'25'15" West 63 9.3 0 feet; 3. South 68°20'02" West 171.59 feet; 4. North 90"00'00" West 111.41 feet; TSR Page 2 of 6 ORT FILE NO. 19134820 AGENT FILE #: CC 1000 Acres 5. North 51 °02'00" West 191.05 feet; 6. North 40°50'46" West 554.44 feet; 7. North 18'44'13" West 117.24 feet; 8. North 54°39'13" West 186.43 feet; 9. North 61 °47'45" West 228.21 feet; 10. North 52°42'34" West 129.48 feet; 11. North 59'26'11" West 125.34 feet; 12. North 70°35'54" West 340.30 feet; 13. North 17°21'36" West 82.19 feet; 14. North 85°42'57" West 196.77 feet; 15. South 43'16'54" West 114.48 feet; 16. North 83°59'33" West 187.44 feet; 17. South 60°32'14" West 129.58 feet; 18. South 74°03'38" West 107.13 feet; 19. North 80°26'19" West 442.73 feet; 20. North 73'01'04" West 184.65 feet; 21. North 43°22'48" West 121.42 feet; 22. North 81'39'11" West 102.40 feet; 23. North 49°14'31" West 354.20 feet; 24. North 36°13'26" West 121.17 feet; 25. South 86°19'39" West 534.65 feet; 26. North 76°09'36" West 596.75 feet; 27. South 15°38'57" West 1,233.80 feet; 28. North 79'01'35" West 131.66 feet; 29. North 75°49'39" West 601.13 feet; 30. South 22°50'58" West 33.88 feet; 31. North 78°55'01" West 251.91 feet; 32. North 78°55'03" West 25.14 feet; 33. North 73°55'54" West 6.43 feet; 34. North 73°06'05" West 434.82 feet; 35. North 81°35'44" West 47.17 feet; 36. South 00°00'00" East 137.21 feet; 37. South 07°32'55" West 100.98 feet; 38. North 59'00'11" West 570.30 feet; 39. North 84°54'01" West 317.20 feet; 40. South 00°32'41" West 55.93 feet; 41. South 74°27'27" West 74.46 feet; 42. South 02°26'45" West 555.16 feet; 43. South 02°46'13" West 76.39 feet; 44. North 87°07'06" East 84.22 feet; 45. South 79°1Y56" East 209.20 feet; 46. South 00°00'00" East 75.51 feet; 47. South 05°24'02" West 260.45 feet; 48. South 52°59'07" West 102.76 feet; 49. South 87°03'49" West 98.13 feet; 50. South 49°27'02" West 67.87 feet; 51. South 74°33'40" West 46.78 feet; 52. South 46°56'36" West 126.19 feet; 53. South 44°04'31" West 152.99 feet; TSR Page 3 of 6 ORT FILE NO. 19134820 AGENT FILE #: CC 1000 Acres 54. South 49°27'02" West 72.21 feet; 55. Continue along said line South 49027'02" West 29.22 feet; 56. South 20°45'30" West 29.66 feet; 57. South 26°37'32" West 253.20 feet; 58. South 18°18'06" West 19.94 feet; 59. South 83°22'14" West 101.76 feet; 60. South 87°16'34" West 168.98 feet; 61. North 59°30'38" West 14.84 feet; 62. North 74°52'58" West 14.07 feet; 63. North 56°19'33" West 50.23 feet; 64. North 35°33'17" West 72.77 feet; 65. North 88°23'56" West 403.55 feet; 66. South 54°06'25" West 100.98 feet; 67. South 00°00'00" East 50.75 feet; 68. South 56°46'55" West 97.79 feet; 69. North 90000'00" West 299.02 feet; Thence leaving said South boundary, South 89°59'25" West 208.07 feet; Thence North 00° 16'05" West 537.84 feet; Thence North 00°29'51" West 4,949.48 feet; Thence North 89° 19'25" East 50.00 feet; Thence North 00°29'51" West 330.00 feet to the POINT OF BEGINNING. Containing 1,054.47 acres, more or less. TSR Page 4 of 6 ORT FILE NO. 19134820 AGENT FILE #: CC 1000 Acres TITLE SEARCH REPORT Schedule B - Section I 1 Deeds and Conveyances: A. Deed to Barron Collier Partnership recorded in Official Records Book 2009 page 1546, Public Records of Collier County, Florida. B. Deed to Barron Collier Investments LTD recorded in Official Records Book 2493 page 2779, Public Records of Collier County, Florida. C. Merger recorded in Official Records Book 4998 page 865, Public Records of Collier County, Florida. 2 Unsatisfied Encumbrances: NONE A judgment search has been run on all parties in the chain of title covered by this report. 3 Unsatisfied Judgments/Liens: NONE 4 Taxes and Assessments: 5 Miscellaneous Matters: 6. The following abstractor notes should also be reviewed before a commitment or policy is issued TSR Page 5 of 6 ORT FILE NO. 19134820 AGENT FILE #: CC 1000 Acres SCHEDULE B - SECTION II Schedule B- Section 2 The following standard exceptions should be made a part of any Commitment, unless evidence is presented which would eliminate the need for same: I Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. 2 Facts which would be disclosed by an accurate and comprehensive survey of the premises herein described. 3 Rights or claims of parties in possession. 4 Construction, Mechanic's, Contractors' or Materialmen's lien claims, if any, where no notice thereof appears of record. 5 Easements or claims of easements not shown by the public records. 6 Any adverse ownership claim by the State of Florida by right of sovereignty to any portion of the lands insured hereunder, including submerged, filled, and artificially exposed lands and lands accreted to such lands. 7 General or special taxes and assessments required to be paid in the year 2020 and subsequent years. Easements, restrictions and other matters affecting title searched: NOTE: 2019 Taxes are PAID as to all lands. 8. Reservations of Oil, Gas and Mineral Rights recorded in Official Records Book 228, page 667, as conveyed to Turner Groves Limited Partnership in Official Records Book 2497, page 2505 of the Public Records of Collier County, Florida. 9. Reservations of Oil, Gas and Mineral Rights reserved in Deed recorded in Official Records Book 2009, page 1546 and Official Records Book 2493, page 2779, as conveyed to Barron Collier Resources in Official Records Book 4393, page 2247 and Official Records Book 4393, page 2275 as to Sec 22 & 23, together with Notice of Interest in Land recorded in Official Records Book 4587, page 3098 and Official Records Book 4587, page 3167 as to Sec 22 & 23, all of the Public Records of Collier County, Florida. 10. Easement to United Telephone Company of Florida recorded in Official Records Book 972, page 1842, Public Records of Collier County, Florida. (23 & 26) 11. Communications System Right -of -Way and Easement Deed to Embarq Florida Inc. recorded in Official Records Book 4287, page 1614, Public Records of Collier County, Florida. (22) 12. Drainage, Access and Maintenance Easement to Collier County recorded in Official Records Book 4418, page 2158, Public Records of Collier County, Florida. (22) 13. Notice of Interim Land Use Limitations recorded in Official Records Book 4462, page 2723, as amended in Official Records Book 5011, page 3500, Official Records Book 5129, page 1034, Official Records Book 5484, page 1585, all of the Public Records of Collier County, Florida. (Pors 22, 23 & 27) 14. Any lien provided by County Ordinance or by Ch. 159, F.S., in favor of any city, town, village or port authority, for unpaid service charges for services by any water systems, sewer systems or gas systems serving the land described herein; and any lien for waste fees in favor of any county or municipality. TSR Page 6 of 6 PHASE I ESA APPENDIX B EDM DATABASE REPORT Earth Tech Environmental, LLC www.eteflorida.com Environmental Data Report Standard ASTM Research Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida Prepared For: Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 Prepared By: ,ADM Environmental Data Management, Inc. 2840 West Bay Drive, Suite 208 Largo, Florida 33770 December 17, 2019 EDM December 17, 2019 Andrew McAuley Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 Subject: Standard ASTM Research - EDM Project #25016 Environmental Data Management, Inc. 2840 West Bay Drive, Suite 208 Largo, Florida 33770 Tel. (727) 586-1700 http://www.edm-net.com Dear Mr. McAuley Thank you for choosing Environmental Data Management, Inc. The following report provides the results of our environmental data research that you requested for the following location: Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida The following is a summary of the components contained within this report: • Executive Summary —lists the databases that were searched for this report, the search distance criteria and the number of sites identified for each database. • Map of Study Area— street map showing the location of the Subject Property and any regulatory listed sites identified within the search criteria. • Site Summary Table —displays the Map ID number, Permit or Registration number, Name/Address and the Government Database(s) for the identified regulatory listed sites. • Detail Reports — data detail for each database record identified. • Proximal Records Table — a listing of potentially relevant sites identified just beyond the search criteria. • Non -Mapped Records Table - lists those government records that do not contain sufficient address information to plot within our GIS system, but may still exist within your study area. • Addl Maps (where applicable) — includes Recent Aerial Photo, USGS Topographic maps, FEMA Floodplain & NWI Wetland Map, map of statewide American Indian Lands and our Environmental Impact Areas map, showing the location of suspect sites such as NPL/STNPL, Brownfields, FUDS, etc.... Our Florida well data report is also include with the Standard and Comprehensive formats. • Agency List Descriptions — defines the regulatory databases included in this report along with the dates that each database was last updated by the respective agency and EDM. At EDM we take great pride in our work, and continually strive to provide you with the most accurate and thorough research service available. This report is only intended as a means to assist in identifying locations that may pose an environmental concern relative to the property under evaluation. Its use is not intended to replace the need for a complete environmental assessment or regulatory file review, but rather as a supplement to the overall evaluation. Thank you again for selecting EDM as your data research provider. Should you have any questions regarding this report or our service, please feel free to contact us. We appreciate the opportunity to be of service to you and look forward to working with you in the future. ENVIRONMENTAL DATA MANAGEMENT, INC. Report Date: 12/17/2019 Client Information Executive Summary Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs FL 34135 Client Job No: Client P.O. No: Project Information Standard ASTM Research Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No# 25016 The following table displays the databases that were included in the research provided, the respective search distance for each database and the number of records identified for each database. The distance values indicated are measured from the centroid of the Subject Property. The absence of records in this table and the Site Summary Tables indicates that our research found no data for other sites located within the specified search distances. Search Radius (Miles) From 0 - .13 mi From .13 - .25 mi From .26 - .5 mi From �.51 - 1.0 mi Greater than 1 Mile Totals EPA DATABASES National Priorities List(NPL) 1.00 0 0 0 0 N/A 0 Superfund Enterprise Management System Active Site Inventory List(SEM SACTV) 0.50 0 0 0 N/A N/A 0 Comprehensive Env Response, Compensation & Liability Information System List(CERCLIS) 0.50 0 0 0 N/A N/A 0 Superfund Enterprise Management System Archived Site Inventory List(SEMSARCH) 0.50 0 0 0 N/A N/A 0 Archived Cerclis Sites(NFRAP) 0.50 0 0 0 N/A N/A 0 Emergency Response Notification System List(ERNS) 0.25 0 0 N/A N/A N/A 0 RCRIS Handlers with Corrective Action(CORRACTS) 1.00 0 0 0 0 N/A 0 RCRA-Treatment, Storage and/or Disposal Sites(TSD) 1.00 0 0 0 0 N/A 0 RCRA-LQG,SQG,CESQG and Transporters(NONTSD) 0.25 1 0 N/A N/A N/A 1 Tribal Tanks List(TRIBLTANKS) 0.25 0 0 N/A N/A N/A 0 Tribal Lust List(TRIBLLUST) 0.50 0 0 0 N/A N/A 0 Brownfields Management System(USBRWNFLDS) 0.50 0 0 0 N/A N/A 0 Institutional and/or Engineering Controls(USINSTENG) 0.25 0 0 N/A N/A N/A 0 NPL Liens List(NPLLIENS) 1.00 0 0 0 0 N/A 0 Enforcement and Compliance History(ECHO) 0.25 1 0 N/A N/A N/A 1 FDEP DATABASES State NPL Equivalent(STNPL) 1.00 0 0 0 0 N/A 0 State CERCLIS/SEMS Equivalent(STCERC) 0.50 0 0 0 N/A N/A 0 Solid Waste Facilities List(SLDWST) 0.50 1 0 0 N/A N/A 1 Leaking Underground Storage Tanks List(LUST) 0.50 0 0 0 N/A N/A 0 Underground/Aboveground Storage Tanks(TANKS) 0.25 4 0 N/A N/A N/A 4 State Designated Brownfields(BRWNFLDS) 0.50 0 0 0 N/A N/A 0 Voluntary Cleanup List(VOLCLNUP) 0.50 0 0 0 N/A N/A 0 Institutional and/or Engineering Controls(INSTENG) 0.25 0 0 N/A N/A N/A 0 Dry Cleaners List(DRY) 0.50 0 0 0 N/A N/A 0 FDEP Public Water Systems(FLPWS) 0.50 0 0 0 N/A N/A 0 *** Disclaimer *** Please understand that the regulatory databases we utilize were not originally intended for our use, but rather for the source agency's internal tracking of sites for which they have jurisdiction or other interest As a result of this difference in intended use, their data is frequently found to be incomplete or inaccurate, and is less than ideal for our use. Additionally, limitations exist in mapping data detail and accuracy. Our report is not to be relied upon for any purpose other than to "point" at approximate locations where further evaluation may be warranted. No conclusion can be based solely upon our report Rather, our report should be used in conjunction with other relevant information to direct your attention at potential problem areas; which should be followed up by site inspections, interviews with relevant personnel and regulatory file review. Readers proceed at their own risk in relying upon this data, in whole or in part, for use within any evaluation. The EDM Service Request Form contains more detailed language with regard to such limitations, the terms of which the reader must accept in their entirety before utilizing this report If the signed contract is not available to the reader, EDM will gladly furnish a copy upon request Requests via email authorization are construed to be in accordance with these terms. EDM Copyright© 1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. Search Radius (Miles) From 0 - .13 mi From .13 - .25 mi From .26 - .5 mi From �.51- 1.0 mi Greater than 1 Mile Totals FDOH DATABASES FDOH Well Surveillance Program Public Water Wells(WELLSADOHC) 0.50 0 0 0 N/A N/A 0 FDOH Well Surveillance Program Private Water Wells(WELLSADOHN) 0.25 0 0 N/A N/A N/A 0 WMD DATABASES SWFWMD Public Water Supply Report(SWFWMDPUB) 0.50 0 0 0 N/A N/A 0 SWFWMD Domestic Water Supply Report(SWFWMDDOM) 0.25 0 0 N/A N/A N/A 0 SJRWMD Public Water Supply Report(SJRWMDPUB) 0.50 0 0 0 N/A N/A 0 SJRWMD Private Water Well Report(SJRWMDPRV) 0.25 0 0 N/A N/A N/A 0 SFWMD Public Water Supply Report(SFWMDPUB) 0.50 0 0 0 N/A N/A 0 SFWMD Private Water Well Report(SFWMDPRV) 0.25 33 5 N/A N/A N/A 38 *** Disclaimer *** Please understand that the regulatory databases we utilize were not originally intended for our use, but rather for the source agency's internal tracking of sites for which they have jurisdiction or other interest As a result of this difference in intended use, their data is frequently found to be incomplete or inaccurate, and is less than ideal for our use. Additionally, limitations exist in mapping data detail and accuracy. Our report is not to be relied upon for any purpose other than to "point" at approximate locations where further evaluation may be warranted. No conclusion can be based solely upon our report Rather, our report should be used in conjunction with other relevant information to direct your attention at potential problem areas; which should be followed up by site inspections, interviews with relevant personnel and regulatory file review. Readers proceed at their own risk in relying upon this data, in whole or in part, for use within any evaluation. The EDM Service Request Form contains more detailed language with regard to such limitations, the terms of which the reader must accept in their entirety before utilizing this report If the signed contract is not available to the reader, EDM will gladly furnish a copy upon request Requests via email authorization are construed to be in accordance with these terms. EDM Copyright© 1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. �- 1 ..w!� Standard ASTM Research Report Street Map N W+E S Source: US Census Bureau TIGER Files Map Scale and Property Boundaries are Approximate Approximate Site Boundary Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 NPL, STNPL, NPLLIENS, CORRACTS & TSD sites - 1 Mile Radius CERCLIS, SEMSACTV, NFRAP, SEMSARCH, STCERC, SLDWST, LUST, BRWNFLDS, VOLCLNUP & DRY sites - 1/2 Mile Radius 5 ERNS, NONTSD, ECHO, TANKS & INSTENG sites - 1/4 Mile Radius Standard ASTM Research Report Street Map N W+ E S Source: US Census Bureau TIGER Files Map Scale and Property Boundaries are Approximate Approximate Site Boundary Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 NPL, STNPL, NPLLIENS, CORRACTS & TSD sites - 1 Mile Radius CERCLIS, SEMSACTV, NFRAP, SEMSARCH, STCERC, SLDWST, LUST, BRWNFLDS, VOLCLNUP & DRY sites - 1/2 Mile Radius ERNS, NONTSD, ECHO, TANKS .9 & INSTENG sites- 1/4 Mile Radius 111111MIl :4 IP Standard ASTM Research Report 2018 Aerial Photo N W+E S Suffice: Florida Department nJ'7rnri yo,1.6 rt Mrzp Scale and Property Boand wi- rzre Apprni�mate Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Approximate Site Boundary NPL, STNPL, NPLLIENS, CORRACTS & TSD sites - 1 Mile Radius CERCLIS, SEMSACTV, NFRAP, SEMSARCH, STCERC, SLDWST, LUST, BRWNFLDS, VOLCLNUP & DRY sites - 1/2 Mile Radius ERNS, NONTSD, ECHO, TANKS & INSTENG sites - 1/4 Mile Radius N ��DM Standard ASTM Research Report W+E Environmental Impact Areas Map S Source: FDEP and USEPA Geod to I Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 ® FDEP ® Formerly Used Defense Sites Brownfield Areas FUDS FDEP Brownfield Sites FUDS Munitions Response Areas USEPA NPL & FDEP STNPL Sites FDEP Cattle Dipping Vat ElFDEP Delineated GW Contamination AO FDEP Solid Waste Sites p Cl Map Scale and Property Boundaries are Approximate Approximate Site Boundary Institutional Controls O ENVIRONMENTAL DATA MANAGEMENT Standard ASTM Research Site Summary Table Report Date: 12/17/2019 MapID & Site Dist(Mi) Pgm List Fac ID No & Direction Site Name Site Address ECHO 110039581128 0.00 N R & D SOIL BUILDERS INC 10410 HWY 858 IMMOKALEE, FL 34142 NONTSD FLR000155549 0.00 N R & D SOIL BUILDERS INC 10410 HWY 858 IMMOKALEE, FL 34142 Page 1 of 1 SLDWST 95257 0.00 N R & D SOIL BUILDERS, INC. 10410 HWY 858 IMMOKALEE, FL 34142 TANKS 8944130 0.00 W REGENCY FARM #2 STATE HWY 858 IMMOKALEE, FL 33934 TANKS 8518162 0.04 SE Replaced by 8626660 OFF CR 858-RT 2 BOX 399 IMMOKALEE, FL TANKS 8626660 0.04 SE LIBBY'S FRESH FOOD CO INC OFF CR 858-RT 2 BOX 399 IMMOKALEE, FL 33934 TANKS 8629390 0.09 W PACIFIC TOMATO GROWERS LTD 9500 CR 858 & KEAIS RD IMMOKALEE, FL 34142 T�R Copyright © 1990-2018 Environmental Data Management, Inc. I J, M For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 9 USEPA RESOURCE CONSERVATION AND RECOVERY ACT INFORMATION (RCRAInfo) Report Date: 12/17/2019 (N O N TS D ) FACILITY ID NUMBER, NAME AND LOCATION CONTACT INFORMATION: FLR000155549 1536 GRADUATE CT LEHIGH ACRES FL 33971 R & D SOIL BUILDERS INC Contact: ROCKY ROBBINS 10410 HWY 858 Contact Telephone: 239-633-7242 Contact Email: IMMOKALEE, FL 34142 Agency Let - Lon: 26.294218-81.398037 EPA ENVIROFACTS ON LINE REPORT (May Not Be Available For All Records) BRS Reported Waste: NOTIFICATION DATE: 5/14/2009 SOURCE: INSPECTION TSD?: NOT A TSD,VERIFIED GEN STATUS(Fed): NOT A GENERATOR -VERIFIED GEN STATUS(State): NOT A GENERATOR -VERIFIED MIXED WSTE GEN?: N IMPORTER?: N OFFSITE RECPT?: N TRANSPORTER?: NOT A TRANSPORTER,VERIFIED XFER FAC?: N SHIRT TRIM GEN?: N RECYCLER?: N NON-NOTIFIER?: NON-NOTIFIER EVAL DT: 20090514 EVAL AGCY: S VIOL FOUND?: Y VIOL TYPE: XXS State Statute or Requlation VIOL DT: 20090514 VIOL DETER AGCY: S ENF DT: 20090616 ENF AGCY: S COMPL DT: 20090730 VIOL TYPE: 279.0 Used Oil - Generators VIOL DT: 20090514 VIOL DETER AGCY: S ENF DT: 20090616 ENF AGCY: S COMPL DT: 20090730 VIOL TYPE: XXS State Statute or Requlation VIOL DT: 20090514 VIOL DETER AGCY: S ENF DT: 20090616 ENF AGCY: S COMPL DT: 20090730 VIOL TYPE: 279.0 Used Oil - Generators VIOL DT: 20090514 VIOL DETER AGCY: S ENF DT: 20090616 ENF AGCY: S COMPL DT: 20090730 RCRIS INFORMATION VIOLATION INFO NONTSD Page 1 of 1 MAP ID NUMBER: / N Dist (Miles): 0.00 II O Direction: N N T S D UNIV WST DEST?: N ON SITE BURNER?: N FURNACE?: N UNDGRND INJ?: NO UNDERGROUND INJECT UO BURNER?: N UO PROC?: N UO RECY?: N UO TRANS?: N UO XFER?: N UO MRKT BRN?: N UO SPEC MRKT?: N EVAL TYPE: COMPLIANCE EVALUATION INSPECTION ON -SITE VIOL RESP AGCY: S ENF TYPE: DEP NON-COMPLIANCE LETTER VIOL RESP AGCY: S ENF TYPE: DEP NON-COMPLIANCE LETTER VIOL RESP AGCY: S ENF TYPE: DEP NON-COMPLIANCE LETTER VIOL RESP AGCY: S ENF TYPE: DEP NON-COMPLIANCE LETTER ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 10 FDEP SOLID WASTE FACILITIES LIST Report Date: 12/17/2019 (S L D W ST) FACILITY ID, NAME AND LOCATION: 95257 R & D SOIL BUILDERS, INC. 10410 HWY 858 IMMOKALEE , FL 34142 RESP AUTHORITY: SITE CONTACT: DISTRICT SD COUNTY COLLIER SEC/TWN/RN // AGENCY LAT: 26:17:38.9 AGENCY LON: 81:23:52.88 FACILITY CLASS: 330/SOURCE-SEPARATED ORGANICS PROC. FAC. (SOPF) CLASS STATUS: ACTIVITY NOT PERMITTED/REGISTERED (N) FACILITY CLASS: 330 /SOURCE -SEPARATED ORGANICS PROC. FAC. (SOPF) CLASS STATUS: REGISTERED (R) FDEP INFORMATION PORTAL ON LINE DOCUMENTS (May Not Be Available For All Records) FDEP INFORMATION PORTAL ON LINE REPORTS (May Not Be Available For All Records) LAND OW ER: ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. SLDWST Page 1 of 1 MAP ID NUMBER: / S Dist (Miles): 0.00 I' Direction: N L D W S T USEPA ENFORCEMENT AND COMPLIANCE HISTORY Report Date: 12/17/2019 (ECHO) FRS ID NUMBER, NAME AND LOCATION: MAP ID NUMBER: 110039581128 EPA REG: 04 Dist (Miles): 0.00 TRIBAL?: N Direction: N R & D SOIL BUILDERS INC FED FAC?: 10410 HWY 858 COUNTY: COLLIER IMMOKALEE, FL 34142 AGENCYLAT/LON: 26.294218/-81.398037 ECHO ONLINE REPORTS (May Not Be Available For All Records) GENERAL FACILITY INFO: AFS ID?: N NPDES ID?: N SDWISID?: N RCRAInfo ID?: Y TRIS ID?: N GHG ID?: N FAC SIC CODES: FAC NAICS CODES: 115112 TRIS REPORTER?: RIPS CODE: 12021 HUC CODE: 03090204 AIR NAA? WBD CODE: 030902040301 CONG DIST: 25 CENSUS BLK: 12021011202122 MAJ FAC?: ACTV PERM?: % MINORITY WITHIN 3 MI: 26.316 POP /SQ MI WITHIN 3 MI: 8.35 TRIBAL WITHIN 25 MI: Seminole Tribe of Florida - 7 mile(s), Seminole Tribe of Florida - 18 mile(s), Miccosukee Tribe of Indians - 18.5 mile(s) CLEAN AIR ACT INFO: ICIS AIR ID: CAA PERMIT TYPE: NAICS CODE: SIC CODE: CAA INSPS IN LAST 5 YRS: CAA DAYS LAST INSPN: # CAA INFORMAL ENF ACTS LAST 5 YRS: # CAA FORMAL ENF ACTS LAST 5 YRS: CAA DATE LAST FORMAL ACTION: CLEAN WATER ACT INFO: ECHO Page 1 of 2 1 E c H O # INSPS IN 5 YRS: 0 QTRS NONCMPL LAST 5 YRS: 0 LAST INSP: 5/14/2009 PGMS IN NONCOMPL: 0 DAYS LAST INSP: CURR COMPL: No Violation Identified # INFORMAL ENF ACTS LAST 5 YRS: 0 CURR IN SNC?: N LAST INFORMAL ENF ACT: 6/16/2009 3YR QRTLY COMPL STATUS: # FORMAL ENF ACTS LAST 5 YRS: 0 LAST FORMAL ENF ACT: # PENALTIES ASSESSED LAST 5 YRS : 0 TOTAL PENALTIES ASSESSED: 0 LAST PENALTY AMT: LAST EPA INSP: LAST STATE INSP: 5/14/2009 LAST FORMAL EPA ENF: LAST FORMAL STATE ENF: LAST INFORMAL EPA ENF: LAST INFORMAL STATE ENF: 6/16/2009 FAC FED AGENCY: FAC IMP WATERS DISCHARGER: CAA TOTAL PENALTIES: CAA CURR COMPL: CAA LAST PENALTY DATE: CAA CURR HPV/SNC FLAG: N CAA LAST PENALTY AMT: CAA 3YR QRTLY COMPL STATUS: CAA QTRS NONCMPL LAST 5 YRS: NPDES ID: CWA TOTAL PENALTIES: CWA CURR COMPL: CWA PERMIT TYPE: CWA LAST PENALTY DATE: CWA CURR HPV/SNC FLAG: N NAICS CODE: CWA LAST PENALTY AMT: CWA 3YR QRTLY COMPL STATUS: SIC CODE: CWA QTRS NONCMPL LAST 5 YRS: CWA INSPS IN LAST 5 YRS: CWA 3YR ARTS EFFL EXCEED: CWA DAYS LAST INSPN: # CWA INFORMAL ENF ACTS LAST 5 YRS: EDM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 12 USEPA ENFORCEMENT AND COMPLIANCE HISTORY Report Date: 12/17/2019 (ECHO) ECHO Page 2 of 2 # CWA FORMAL ENF ACTS LAST 5 YRS: CWA DATE LAST FORMAL ACTION: RCRIS INFO: RCRA ID: FLR000155549 RCRA PERMIT TYPE: Other NAICS CODE: 115112 RCRA INSPS IN LAST 5 YRS: RCRA DAYS LAST EVAL: 3818 # RCRA INFORMAL ENF ACTS LAST 5 YRS: # RCRA FORMAL ENF ACTS LAST 5 YRS: RCRA DATE LAST FORMAL ACTION: 6y11TJ/e11I►I&I SDWA ID: SWDA SYST TYPE: # SDWA INFORMAL ENF ACTS LAST 5 YRS # SDWA FORMAL ENF ACTS LAST 5 YRS: SDWA CURR COMPL: SDWA CURR HPV/SNC FLAG: N GRN HOUSE GAS INFO: GHG ID: RCRA TOTAL PENALTIES: RCRA LAST PENALTY DATE: RCRA LAST PENALTY AMT: RCRA QTRS NONCMPL LAST 5 YRS: 0 TRIS INFO: TRIS ID: TRIS TOTAL LBS ONSITE/OFFSITE TRIS LBS REL ONSITE: TRIS LBS TXFR OFFSITE: TRIS PAST RPTS?: GHG EMMISSIONS MT: N RCRA CURR COMPL: No Violation Identified RCRA CURR HPV/SNC FLAG: N RCRA 3YR QRTLY COMPL STATU FED ENF INFO: TOTAL FEC CASES 5 YRS: FEC LAST DATE: FEC TOTAL PENLTY: EDM Copyright © 1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report, 13 FDEP STORAGE TANKS REPORT Report Date12/17/2019 (TANKS) FACILITY ID NUMBER, NAME AND LOCATION OWNERSHIP INFORMATION REGENCY REALTY ASSOCIATES 8944130 1230 IMMOKALEE RD REGENCY FARM #2 NAPLES, FL 33963 STATE HWY 858 CONTACT TEL #: 8135977154 CONTACT: GLORIA MARTIN IMMOKALEE, FL 33934 COUNTY: 11 COLLIER AGCY LAT/LON: 26 17 0 / 81 24 44 FDEP INFORMATION PORTAL ON LINE DOCUMENTS (May Not Be Available For All Records) FAC STATUS: OPEN TANK #: TANK VOL(GALS): 26 550 CONSTRUCTION TYPE: D PIPING TYPE: LEAK MONITORING: Y TANK #: TANK VOL(GALS): 27 550 CONSTRUCTION TYPE: D PIPING TYPE: LEAK MONITORING: Y TANK #: TANK VOL(GALS): 28 550 CONSTRUCTION TYPE: D PIPING TYPE: LEAK MONITORING: Y TANK #: TANK VOL(GALS): 29 1000 CONSTRUCTION TYPE: E PIPING TYPE: LEAK MONITORING: I TANK #: TANK VOL(GALS): 30 1000 CONSTRUCTION TYPE: D PIPING TYPE: LEAK MONITORING: I FAC TYPE: Agricultural INST.DATE: TANK CONTENTS: 01-Jun-1987 Fuel Oil - Onsite Heat UNKNOWN UNKNOWN INST.DATE: 01-Jun-1987 UNKNOWN UNKNOWN INST.DATE: 01-Jun-1987 UNKNOWN UNKNOWN INST.DATE: 01-Jun-1987 FIBERGLASS NOT REQUIRED TANK CONTENTS: Fuel Oil - Onsite Heat TANK CONTENTS: Fuel Oil - Onsite Heat TANK CONTENTS: Vehicular Diesel INST.DATE: TANK CONTENTS: Vehicular Diesel UNKNOWN NOT REQUIRED TANKS Page 1 of 1 MAP ID NUMBER: ^ T Dist (Miles): 0.00 L Direction: W A N FACILTY TEL #: 8136574892 K S TANK POSITION: TANK STATUS (as of...l: ABOVEGROUND IN SERVICE TANK POSITION: TANK STATUS (as of...l: ABOVEGROUND IN SERVICE TANK POSITION: TANK STATUS (as of...l: ABOVEGROUND IN SERVICE TANK POSITION: TANK STATUS (as of...l: ABOVEGROUND REMOVED TANK POSITION: TANK STATUS (as of...l: ABOVEGROUND REMOVED ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 14 FDEP STORAGE TANKS REPORT Report Date12/17/2019 (TANKS) FACILITY ID NUMBER, NAME AND LOCATION OWNERSHIP INFORMATION 8518162 --HISTORICAL ENTRY -- Replaced by 8626660 OFF CR 858-RT 2 BOX 399 CONTACT TEL #: CONTACT: IMMOKALEE, FL COUNTY: 11 COLLIER AGCY LATILON: / FDEP INFORMATION PORTAL ON LINE DOCUMENTS (May Not Be Available For All Records) FAC STATUS: DUPLICATE FAC TYPE: FUEL USER/NON-RETAIL TANK #: TANK VOL(GALS): INST.DATE: TANK CONTENTS: CONSTRUCTION TYPE: PIPING TYPE: LEAK MONITORING: TANKS Page 1 of 2 MAP ID NUMBER: ^ T Dist (Miles): 0.04 3 Direction: SE A FACILTY TEL #: N K S TANK POSITION: TANK STATUS (as of...): ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 15 FDEP STORAGE TANKS REPORT Report Date12/17/2019 (TANKS) FACILITY ID NUMBER, NAME AND LOCATION OWNERSHIP INFORMATION MAP ID NUMBER: LIBBYS FRESH FOOD CO INC Dist (Miles): 0.04 8626660 RR 2 BOX 399 Direction: SE LIBBY'S FRESH FOOD CO INC IMMOKALEE, FL 33934 OFF CR 858-RT 2 BOX 399 CONTACT TEL #: 8136576568 FACILTY TEL #: 8136576568 CONTACT: ROY BATTY IMMOKALEE, FL 33934 COUNTY: 11 COLLIER AGCY LAT/LON: 26 17 0 / 81 23 30 FDEP INFORMATION PORTAL ON LINE DOCUMENTS (May Not Be Available For All Records) TANKS Page 2 of 2 FAC STATUS: CLOSED FAC TYPE: Fuel user/Non-retail TANK #: TANK VOL(GALS): INST.DATE: TANK CONTENTS: TANK POSITION: TANK STATUS (as of...): 1 1000 01-Jul-1984 Vehicular Diesel ABOVEGROUND REMOVED 28-Feb-1988 CONSTRUCTION TYPE: D UNKNOWN PIPING TYPE: LEAK MONITORING: I NOT REQUIRED TANK #: TANK VOL(GALS): INST.DATE: TANK CONTENTS: TANK POSITION: TANK STATUS (as of...): 2 1000 01-Jul-1984 Unleaded Gas UNDERGROUND REMOVED 28-Feb-1988 CONSTRUCTION TYPE: C STEEL PIPING TYPE: LEAK MONITORING: Y UNKNOWN EDM Copyright ©1990-2018 Environmental Data Management, Inc. .. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 3 T A N K S 16 FDEP STORAGE TANKS REPORT Report Date: 12/17/2019 (TANKS) FACILITY ID NUMBER, NAME AND LOCATION OWNERSHIP INFORMATION PACIFIC TOMATO GROWERS LTD 8629390 9500 COUNTY ROAD 858 PACIFIC TOMATO GROWERS LTD IMMOKALEE, FL 34142 9500 CR 858 & KEAIS RD CONTACT TEL#: 2396573694 CONTACT: MIKE IMMOKALEE, FL 34142 COUNTY: 11 COLLIER AGCY LATILON: 26 17 29 / 81 25 3 FDEP INFORMATION PORTAL ON LINE DOCUMENTS (May Not Be Available For All Records) FAC STATUS: OPEN TANK #: TANK VOL(GALS): 1 30000 CONSTRUCTION TYPE: CK PIPING TYPE: LEAK MONITORING: Q TANK #: TANK VOL(GALS): 10 30000 CONSTRUCTION TYPE: CIKP PIPING TYPE: ABI LEAK MONITORING: FQ TANK #: TANK VOL(GALS): 11 5000 CONSTRUCTION TYPE: CIOP PIPING TYPE: A LEAK MONITORING: FQ TANK #: TANK VOL(GALS): 2 2000 CONSTRUCTION TYPE: CK PIPING TYPE: LEAK MONITORING: X TANK #: TANK VOL(GALS): 3 5000 CONSTRUCTION TYPE: CK PIPING TYPE: LEAK MONITORING: X TANK#: TANKVOL(GALS): 4 500 CONSTRUCTION TYPE: CK PIPING TYPE: LEAK MONITORING: I TANKS Page 1 of 2 MAP ID NUMBER: T Dist (Miles): 0.09 Direction: W A N FACILTY TEL #: 2396573694 K S FAC TYPE: Agricultural INST.DATE: TANK CONTENTS: TANK POSITION: TANK STATUS (as of...): 01-Jun-1984 Vehicular Diesel ABOVEGROUND CLOSED IN PLACE 05-Apr-2004 STEEL/AST CONTAINMENT VISUAL INSPECTION OF ASTS INST.DATE: TANK CONTENTS: TANK POSITION: TANK STATUS (as of...): 01-Mar-2004 Vehicular Diesel ABOVEGROUND IN SERVICE 01-Mar-2004 STEEL/DOUBLE WALL/AST CONTAINMENT/LEVEL GAUGES/ALARMS ABV, NO SOIL CONTACT/STEEUGALVANIZED METAUSUCTION PIPING SYSTEM MONITOR DBL WALL TANK SPACENISUAL INSPECTION OF ASTS INST.DATE: TANK CONTENTS: TANK POSITION: TANK STATUS (as of 1: 01-Nov-2006 Vehicular Diesel ABOVEGROUND IN SERVICE 01-Nov-2006 STEEL/DOUBLE WALL/TIGHT FILULEVEL GAUGES/ALARMS ABV, NO SOIL CONTACT MONITOR DBL WALL TANK SPACENISUAL INSPECTION OF ASTS INST.DATE: TANK CONTENTS: TANK POSITION: TANK STATUS (as of...): 01-Jun-1980 Unleaded Gas ABOVEGROUND REMOVED 01-May-1997 STEEL/AST CONTAINMENT NONE INST.DATE: TANK CONTENTS: 01-Apr-1985 Unleaded Gas STEEL/AST CONTAINMENT NONE INST.DATE: TANK CONTENTS: Waste Oil STEEL/AST CONTAINMENT NOT REQUIRED TANK POSITION: TANK STATUS (as of...): ABOVEGROUND REMOVED 01-May-1997 TANK POSITION: TANK STATUS (as of...): ABOVEGROUND IN SERVICE EDM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 17 FDEP STORAGE TANKS REPORT Report Date: 12/17/2019 (TANKS) TANK VOL(GALS): 5 30000 CONSTRUCTION TYPE: CK PIPING TYPE: LEAK MONITORING: O TANK #: TANK VOL(GALS): 6 10000 CONSTRUCTION TYPE: CK PIPING TYPE: LEAK MONITORING: Q TANK#: TANKVOL(GALS): 7 1000 CONSTRUCTION TYPE: PIPING TYPE: LEAK MONITORING: TANK #: TANK VOL(GALS): 8 1000 CONSTRUCTION TYPE: PIPING TYPE: LEAK MONITORING: TANK #: TANK VOL(GALS): 9 10000 CONSTRUCTION TYPE: CIKP PIPING TYPE: ABI LEAK MONITORING: FQ INST.DATE: TANK CONTENTS: 01-Jun-1984 Vehicular Diesel STEEL/AST CONTAINMENT VISUAL INSPECTION OF ASTS INST.DATE: TANK CONTENTS: 01-Jul-1985 Unleaded Gas STEEL/AST CONTAINMENT VISUAL INSPECTION OF ASTS INST.DATE: TANK CONTENTS: 01-Nov-2003 Vehicular Diesel INST.DATE: TANK CONTENTS: 01-Nov-2003 Vehicular Diesel TANKS Page 2 of 2 TANK POSITION: TANK STATUS (as of...): ABOVEGROUND CLOSED IN PLACE 05-Apr-2004 TANK POSITION: TANK STATUS (as of...): ABOVEGROUND CLOSED IN PLACE 05-Apr-2004 TANK POSITION: ABOVEGROUND TANK POSITION: ABOVEGROUND TANK STATUS (as of...l: REMOVED 05-Apr-2004 TANK STATUS (as of...l: REMOVED 05-Apr-2004 INST.DATE: TANK CONTENTS: TANK POSITION: TANK STATUS (as of...): 01-Mar-2004 Unleaded Gas ABOVEGROUND IN SERVICE 01-Mar-2004 STEEL/DOUBLE WALL/AST CONTAINMENT/LEVEL GAUGES/ALARMS ABV, NO SOIL CONTACT/STEEL/GALVANIZED METAL/SUCTION PIPING SYSTEM MONITOR DBL WALL TANK SPACE/VISUAL INSPECTION OF ASTS EDM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 18 ENVIRONMENTAL DATA MANAGEMENT Standard ASTM Research Proximal Site Summary Table This table includes mapped sites whose plotted coordinates fall just outside of the ASTM or client defined research distance but whose property boundaries may still extend into the search area. These sites are typically large commercial or industrial tracts that may merit inclusion in the evaluation process. Detail data reports on any of these sites may be requested and will be sent as an addendum to this report at no additional cost. Report Date: 12/17/2019 MapID Prgm List Fac ID No Site Dist(mi) & Direction Site Name Page 1 of 1 Site Address t7� Copyright ©1990-2018 Environmental Data Management, Inc. �j For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 19 ENVIRONMENTAL DATA MANAGEMENT Standard ASTM Research Non -Mapped Records Summary Table This table is a listing of database records that have not been plotted within our mapping system and could exist within your Study Area. Detail data reports on any of these sites may be requested and will be sent as an addendum to this report at no additional cost. Report Date: 12/17/2019 Page 1 of 1 Pgm List & Fac ID No Site Name Site Address Copyright ©1990-2018 Environmental Data Management, Inc. .' ED For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 20 N Standard ASTM Research Report W+E --JEDM USGS Topographic Map S >Q _; / f / Immokalee SW/2 6081-C4 { 1 • Published 1958/ Photorevised 1973 _ v - 16 rT�d el 21 10 C i 'Ip ?2 23 v j/ Sunniland/26081-C3 `L ' Published_ 1958/ Photorevised 1973. 3 - - K• _ _ - - - mil _ —_ 1 Soarce: USGS Digiwl R-ter G-phic (DRG) Map Scale and Property Boundaries are Approximate Approximate Site Boundary Subject Property NPL, STNPL, NPLLIENS, CORRACTS Folios: 00227240009, 00227240106 & TSD sites - 1 Mile Radius and 00227280001 Collier County, Florida J CERCLIS, SEMSACTV, NFRAP, SEMSARCH, STCERC, SLDWST, LUST, BRWNFLDS, VOLCLNUP & DRY sites - 1/2 Mile Radius EDM Job No: 25016 December 17, 2019 ERNS, NONTSD, ECHO, TANKS & INSTENG sites - 1/4 Mile Radius 21 N Historical Topographic Map W+E --JEDM Immokalee_SW 1958 SS Of 17 Immokalee SW/26081-C4--".' '- as Oil Well. k � l j 14 � - l �- 1 — �'_ r► a0J •� � N , R� 40II Well el Pit / _ _ ✓ F rl + + M.2o -21 BM f — � Ab- r '4 _ - N'/ _ W- Jim 11 ar — ti .y►. 4 ��. '" i, lT 19 22 17 Aw OIL- $ -MII- _ �b -= N 27 of �- 26 '17 25 i7 L � J -41 `I miles fr _ 17 i ik �, _ -YI. y. � �r Source: USGS Historical Topographic Map Collection Map Scale and Property Boundaries are Approximate Approximate Site Location Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 22 �-JEDM I 19 r 0 MM� mils.., `y Source: USGS Hivrorfcal Topographic Map G IlecNo,, Prover Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Historical Topographic Map Immokalee_SW 1973 0 N W+E S Map Scale and Property Bauadane., are Appr—h we Approximate Site Location 23 JEDM 48S R29E Source: USGS Historical Topographic Mp Collection Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Historical Topographic Map Immokalee_SW 2015 Immokalee SW/26081-C4 15 14 N W+E S 14 26 Q Smallwood Island 25 Map Scale and Property Boundaries are Approximate Approximate Site Location 24 25 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. 26 Collier County Property Appraiser Property Summary Site Parcel No 00227240009 Address *Disclaimer Name / Address BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 Site City Site Zone *Note Citv I NAPLES I State I FL I Zia 134105-3227 Map No. Strap No. Section Township Range Acres *Estimated 3E22 000100 001 3E22 22 48 29 499.05 J 22 48 29 E1/2, N1/2 OF NW1/4, SE1/4 OF NW1/4, E1/2 OF NE1/4 OF SW1/4, Legal E1/2 OF SE1/4 OF SW 1/4, SW1/4 OF SW1/4 LESS N 825FT, W1/2 OF SE1/4 OF SW1/4 LESS N 825FT LESS N SOFT RW Milla a Area O 242 1 Milla a Rates O *Calculations Sub./Condo 100 - ACREAGE HEADER I School Other Total Use Code Q 60 - GRAZING LAND SOIL CAPABILITY CLASS 5.083 8.3851 13.4681 J Latest Sales History lNnt all Salae ara lietad data to [nnfidpntialitvl Date Book -Page Amount 01/01/14 4998-865 $ 0 12/21/98 2493-2779 $ 14,417,500 06/01/82 1 975-674 1 $ 0 09/01 /80 1 884-1432 1$ 0 2019 Certified Tax Roll Nnhiact to [hannal Land Value $ 1,790,845 (+) Improved Value $ 48,324 (_) Market Value $ 1,839,169 (-) (-) (_) 10% Cap Agriculture Assessed Value $ 67,659 $ 1,482,352 $ 289,158 (_) School Taxable Value $ 356,817 (_) Taxable Value $ 289,158 If all Values shown above equal 0 this parcel was created after the Final Tax Roll 27 Collier County Property Appraiser Property Detail Site Parcel No 00227240009 I Address Site City *Disclaimer, Name / Address gARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 ►I_1»*� State I FL Zi Site Zone *Note Permits (Provided for reference purposes only. *Full Disclaimer. ) Tax Yr Issuer Permit # CO Date Tmp CO Final —Bldg Type 1987 COUNTY 187-118 Land # Calc Code Units 10 ACREAGE 54 20 ACREAGE 17 30 89 40 82 50 158.8 60 87.55 70 1 1 8.2 80 1 1 2.5 Buildina/Extra Features # Year Built Description Area Area 10 1987 METAL -STEEL 2400 2400 FRAME 20 1987 CONC P 600 600 28 Collier County Property Appraiser 40 1+1+16 60 2400 40 29 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. 30 Collier County Property Appraiser Property Summary Site Site Zone Parcel No 00227240106 Address Site City *Note *Disclaimer Name / Address IBARRON COLLIER PARTNERSHIP 12600 GOLDEN GATE PKWY STE 200 Citv I NAPLES I State I FL I Zia 134105-3227 J Map No. Strap No. Section Township Range Acres *Estimated 3E22 1 000100 002 3E22 22 48 29 137 Legal 22 48 29 SW1/4 OF NW1/4, NW1/4 OF SW1/4, W1/2 OF NE1/4 OF SW 1/4, N825FT OF W1/2 OF SE1/4 OF SW1/4, N825FT OF SW1/4 OF SW1/4 Mill -age Area O 1242 Sub./Condo 100 - ACREAGE HEADER Milla a Rates O *Calculations School I Other Total Use Code O 52 - CROPLAND SOIL CAPABILITY CLASS II 5.083 8.3851 13.4681 Latest Sales History (Net all Sales are listed due to Confidentialitv1 Date Book -Page Amount 12/08/94 2009-1546 $ 4,500,000 2019 Certified Tax Roll (Subiect to Chanae) Land Value $ 806,100 (+) Improved Value $ 0 (_) Market Value $ 806,100 (-) 10% Cap $ 1,110 (-) Agriculture $ 497,535 (_) Assessed Value $ 307,455 (_) School Taxable Value $ 308,565 (_) Taxable Value $ 307,455 If all Values shown above equal 0 this parcel was created after the Final Tax Roll 31 Collier County Property Appraiser Property Summary Site Site Zone Parcel No 00227240106 Address Site City *Note *Disclaimer Name / Address IBARRON COLLIER PARTNERSHIP 12600 GOLDEN GATE PKWY STE 200 Citv I NAPLES I State I FL I Zia 134105-3227 J Map No. Strap No. Section Township Range Acres *Estimated 3E22 1 000100 002 3E22 22 48 29 137 Legal 22 48 29 SW1/4 OF NW1/4, NW1/4 OF SW1/4, W1/2 OF NE1/4 OF SW 1/4, N825FT OF W1/2 OF SE1/4 OF SW1/4, N825FT OF SW1/4 OF SW1/4 Mill -age Area O 1242 Sub./Condo 100 - ACREAGE HEADER Milla a Rates O *Calculations School I Other Total Use Code O 52 - CROPLAND SOIL CAPABILITY CLASS II 5.083 8.3851 13.4681 Latest Sales History (Net all Sales are listed due to Confidentialitvl Date Book -Page Amount 12/08/94 2009-1546 $ 4,500,000 2019 Certified Tax Roll (Subiect to Chanae) Land Value $ 806,100 (+) Improved Value $ 0 (_) Market Value $ 806,100 (-) 10% Cap $ 1,110 (-) Agriculture $ 497,535 (_) Assessed Value $ 307,455 (_) School Taxable Value $ 308,565 (_) Taxable Value $ 307,455 If all Values shown above equal 0 this parcel was created after the Final Tax Roll 32 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. 33 Collier County Property Appraiser Property Summary Site 6875 Parcel No 00227280001 Address ROCK Site City IMMOKALEE *Disclaimer SPRINGS RD Name/Address BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 Site Zone 34142 *Note Citv I NAPLES I State I FL I Zio 134105-3227 1 Map No. Strap No. Section Township Range Acres *Estimated 3E23 1 000100 001 3E23 23 48 29 633.94 Legal 123 48 29 ALL, LESS N SOFT R/W Millage Area O 242 Millage Rates O *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code o 52 - CROPLAND SOIL CAPABILITY CLASS II 5.083 8.3851 13.4681 Latest Sales History (Net all Sales are listed due to Cnnfidentiality) Date Book -Page Amount 01/01/14 4998-865 $ 0 12/21/98 2493-2779 $ 14,417,500 06/01/82 975-674 $ 0 09/01 /80 884-1432 $ 0 2019 Certified Tax Roll (Suhiect to Channel Land Value $ 2,619,660 (+) Improved Value $ 0 (_) Market Value $ 2,619,660 (-) 10% Cap $ 15,552 (-) Agriculture $ 2,339,955 (_) Assessed Value $ 264,153 (_) (_) School Taxable Value Taxable Value $ 279,705 $ 264,153 If all Values shown above equal 0 this parcel was created after the Final Tax Roll 34 Collier County Property Appraiser Property Detail Site 16875 Parcel No 00227280001 Address ROCK Site City IMMOKALEE *Disclaimer SPRINGS RD Name / Address BARRON COLLIER P-SHIP LLLP r2600 GOLDEN GATE PKWY # 200 City I NAPLES State I FL Site Zone 34142 *Note Zip 134105-3227 1 Permits (Provided for reference purposes only. *Full Disclaimer. ) Tax Issuer Permit # CO Date Tmp CO Final Bid Type Yr Land # Calc Code Units 10 ACREAGE 47 20 ACREAGE 6 30 75 40 173 50 41 60 40 70 50 80 181.94 90 15 100 5 Building/Extra Features # Year Description Area Area 35 N DM Water Well Research Report W+E Street Map S Source: US Census Bureau TIGER Eta Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida 1234856E Sec/Twp/Rng Map Scale and Property Boundaries are Approximate Approximate Site Boundary ■ Public Water Supply System-1/2 mile EDM Job No: 25016 l December 17, 2019 Private Water Well System -1/4 mile Centroid Latitude: 26 17' 13.092" Centroid Longitude: -81 23' 58.3584" 36 ENVIRONMENTAL DATA MANAGEMENT Water Well Research Report Site Summary Table Report Date: 12/17/2019 MapID Site Dist(mi) Prgm List Fac ID No Direction Site Name Site Address 1 SFWMDPRV 11-00111- 0.00 NE W/180418-4/12460 2 SFWMDPRV 11-00111- 0.00 NE Wit80418-4/12461 Eq SFWMDPRV 11-00111- 0.00 E W/180418-4112462 SFWMDPRV 11-00111- 0.00 E W/180418-4/12463 SFWMDPRV 11-00111- 0.00 NE W1180418-4/12476 SFWMDPRV 11-00111- 0.00 E W/180418-4/12477 SFWMDPRV 11-00111- 0.00 E W/180418-4/12478 SFWMDPRV 11-00111- 0.00 E W/180418-4/12479 SFWMDPRV 11-00111- 0.00 N W/180418-4/12481 SFWMDPRV 11-00111- 0.00 W W/180418-4/12482 SFWMDPRV 11-00111- 0.00 SW W/180418-4/12483 SFWMDPRV 11-00111- 0.00 W W1180418-4/12484 13 SFWMDPRV 11-00111- 0.00 W W/180418-4/12485 14 SFWMDPRV 11-00111- 0.00 SW Wit80418-4/12486 15 SFWMDPRV 11-00111- 0.00 NW Wit80418-4/12489 16 SFWMDPRV 11-00111- 0.00 NW Wit80418-4/12490 SFWMDPRV 11-00111- 0.00 W W/180418-4/12491 SFWMDPRV 11-00111- 0.00 W W/180418-4/12492 SFWMDPRV 11-00111- 0.00 W Wit80418-4/12493 SFWMDPRV 11-00111- 0.00 E W/180418-4/12494 SFWMDPRV 11-00111- 0.00 E W/180418-4/12495 EDM SILVER STRAND I V FL SILVER STRAND I V FL SILVER STRAND I V FL SILVER STRAND I V FL SILVER STRAND I V , FL SILVER STRAND I V FL SILVER STRAND I V FL SILVER STRAND I V , FL SILVER STRAND I V FL SILVER STRAND I V , FL SILVER STRAND I V , FL SILVER STRAND I V , FL SILVER STRAND I V , FL SILVER STRAND I V FL SILVER STRAND I V FL SILVER STRAND I V FL SILVER STRAND I V , FL SILVER STRAND I V , FL SILVER STRAND I V FL SILVER STRAND I V FL SILVER STRAND I V FL Copyright © 1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 37 Page 1 of 2 ENVIRONMENTAL DATA MANAGEMENT Water Well Research Report Site Summary Table Report Date: 12/17/2019 MapID Site Dist(mi) Prgm List Fac ID No Direction Site Name Site Address 22 SFWMDPRV 11-00111- 0.00 NW SILVER STRAND I V FL W/180418-4/24337 23 SFWMDPRV 11-00111- 0.00 NW SILVER STRAND I V FL W/180418-4/24339 SFWMDPRV 11-00111- 0.00 NE SILVER STRAND I V FL W/180418- 4/279081 SFWMDPRV 11-00111- 0.00 E SILVER STRAND I V FL W/180418- 4/279082 SFWMDPRV 11-00111- 0.00 N SILVER STRAND I V FL W/180418- 4/109457 SFWMDPRV 11-00111- 0.00 N SILVER STRAND I V , FL W/180418-4/12488 SFWMDPRV 11-00111- 0.00 E SILVER STRAND I V , FL W/180418-4/12496 SFWMDPRV 11-00365- 0.06 W SOUTH RANCH FL W/140825- 10/27609 SFWMDPRV 11-00111- 0.07 E SILVER STRAND I V , FL W/180418-4/12523 30 SFWMDPRV 11-00084- 0.10 NE RANCH ONE DEVELOPMENT , FL W/120405- 11/32456 31 SFWMDPRV 11-00365- 0.11 W SOUTH RANCH FL W/140825- 10/27588 AWE SFWMDPRV 11-00365- 0.11 W SOUTH RANCH , FL W/140825- 10/27608 0 SFWMDPRV 11-00111- 0.13 E SILVER STRAND I V , FL W/180418-4/12527 SFWMDPRV 11-00111- 0.23 E SILVER STRAND I V , FL W/180418-4/12524 N SFWMDPRV 11-00111- 0.23 SE SILVER STRAND I V , FL W/180418- 4/269244 SFWMDPRV 11-00365- 0.24 W SOUTH RANCH FL W/140825- 10/133552 37 SFWMDPRV 11-00111- 0.25 SE SILVER STRAND I V , FL W/180418-4/12528 Page 2 of 2 ZEIM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 38 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12460 STATION NAME: 23-2 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 6 WELL DEPTH: 44 CASING DEPTH: 27 SOURCE: Water Table Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: NE W M D PUMP TYPE: Centrifugal PUMP CAP: 600 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 39 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12461 STATION NAME: 23-3 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Abandoned USE STATUS: Abandoned WELL DIA: 6 WELL DEPTH: 12 CASING DEPTH: 12 SOURCE: Water Table Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: NE W M D PUMP TYPE: Centrifugal PUMP CAP: 0 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 40 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12462 STATION NAME: 23-4 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 6 WELL DEPTH: 41 CASING DEPTH: 28 SOURCE: Water Table Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: E W M D PUMP TYPE: Centrifugal PUMP CAP: 600 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 41 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12463 STATION NAME: 23-5 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 10 WELL DEPTH: 21 CASING DEPTH: 19 SOURCE: Water Table Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: E W M D PUMP TYPE: Centrifugal PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 42 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12476 STATION NAME: P-1 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: To Be Plugged & Abandoned WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: NE W M D PUMP TYPE: Electric Turbine PUMP CAP: 0 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 43 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12477 STATION NAME: P-2 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: E W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 44 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12478 STATION NAME: P-3 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: To Be Plugged & Abandoned WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: E W M D PUMP TYPE: Electric Turbine PUMP CAP: 0 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 45 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12479 STATION NAME: P-4 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: E W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 46 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12481 STATION NAME: P-6 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: N W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 47 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12482 STATION NAME: P-8 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: 0 S Dist (Miles): 0.00 F Direction: W W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 48 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12483 STATION NAME: P-9 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.00 F Direction: SW W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 49 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12484 STATION NAME: P-10 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0012 F Direction: W W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 50 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12485 STATION NAME: P-11 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Primary WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0013 F Direction: W W M D PUMP TYPE: Electric Turbine PUMP CAP: 1150 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 51 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12486 STATION NAME: P-12 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0014 F Direction: SW W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 52 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12489 STATION NAME: 22-2 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 8 WELL DEPTH: 87 CASING DEPTH: 47 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0015 F Direction: NW W M D PUMP TYPE: Unspecified PUMP CAP: 800 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 53 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12490 STATION NAME: 22-3 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 8 WELL DEPTH: 72 CASING DEPTH: 33 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0016 F Direction: NW W M D PUMP TYPE: Unspecified PUMP CAP: 800 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 54 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12491 STATION NAME: 22-5 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 6 WELL DEPTH: 64 CASING DEPTH: 33 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0017 F Direction: W W M D PUMP TYPE: Unspecified PUMP CAP: 600 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 55 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12492 STATION NAME: 22-7 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 6 WELL DEPTH: 58 CASING DEPTH: 34 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0018 F Direction: W W M D PUMP TYPE: Unspecified PUMP CAP: 600 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 56 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12493 STATION NAME: 22-8 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 8 WELL DEPTH: 53 CASING DEPTH: 48 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0019 F Direction: W W M D PUMP TYPE: Unspecified PUMP CAP: 800 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 57 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12494 STATION NAME: 23-6 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 10 WELL DEPTH: 69 CASING DEPTH: 42 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: O S Dist (Miles): 0.00 F Direction: E W M D PUMP TYPE: Unspecified PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 58 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12495 STATION NAME: 23-7 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 6 WELL DEPTH: 62 CASING DEPTH: 39 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0021 F Direction: E W M D PUMP TYPE: Unspecified PUMP CAP: 600 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 59 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 24337 STATION NAME: 22-4 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 6 WELL DEPTH: 66 CASING DEPTH: 32 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: �� S Dist (Miles): 0.00 F Direction: NW W M D PUMP TYPE: Unspecified PUMP CAP: 600 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. A SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 24339 STATION NAME: P-7 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 13 WELL DEPTH: 80 CASING DEPTH: 60 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0023 F Direction: NW W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 61 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 279081 STATION NAME: P-1R STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Primary WELL DIA: 12 WELL DEPTH: 50 CASING DEPTH: 42 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: �� S Dist (Miles): 0.00 F Direction: NE W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 62 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 279082 STATION NAME: P-3R STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Primary WELL DIA: 12 WELL DEPTH: 63 CASING DEPTH: 46 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0025 F Direction: E W M D PUMP TYPE: Electric Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 63 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12488 STATION NAME: 22-1 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Abandoned USE STATUS: Abandoned WATER USE: Irrigation STATION ID: 109457 STATION NAME: 22-1A STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 8 WELL DEPTH: 52 CASING DEPTH: 49 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 WELL DIA: 8 WELL DEPTH: 52 CASING DEPTH: 49 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0026 F Direction: N W M D PUMP TYPE: Unspecified PUMP CAP: 0 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 PUMP TYPE: Unspecified PUMP CAP: 800 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 64 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12496 STATION NAME: 23-8 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 8 WELL DEPTH: 61 CASING DEPTH: 29 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0027 F Direction: E W M D PUMP TYPE: Unspecified PUMP CAP: 800 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 65 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00365-W 140825-10 SOUTH RANCH WATER USE: Fire STATION ID: 27609 STATION NAME: 21 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 3740 FAC STATUS: Existing USE STATUS: Primary WELL DIA: 12 WELL DEPTH: 90 CASING DEPTH: 60 SOURCE: Water Table Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.0628 F Direction: W W M D PUMP TYPE: Turbine PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: -25 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. I SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12523 STATION NAME: 17 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 8 WELL DEPTH: 50 CASING DEPTH: 41 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: �� S Dist (Miles): 0.07 F Direction: E W M D PUMP TYPE: Unspecified PUMP CAP: 800 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 67 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00084-W 120405-11 RANCH ONE DEVELOPMENT WATER USE: Unspecified STATION ID: 32456 STATION NAME: 33 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 323 FAC STATUS: Proposed USE STATUS: Standby WELL DIA: 12 WELL DEPTH: 150 CASING DEPTH: 100 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist(Miles): 0.10 30 F Direction: NE W M D PUMP TYPE: Unspecified PUMP CAP: 1000 PUMP DIA: 0 PUMP DEPTH: 65 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. A SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00365-W 140825-10 SOUTH RANCH WATER USE: Irrigation STATION ID: 27588 STATION NAME: SL STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 3740 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 12 WELL DEPTH: 130 CASING DEPTH: 113 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.1131 F Direction: W W M D PUMP TYPE: None PUMP CAP: 0 PUMP DIA: 0 PUMP DEPTH: -50 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. A SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00365-W 140825-10 SOUTH RANCH WATER USE: Irrigation STATION ID: 27608 STATION NAME: 20 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 3740 FAC STATUS: Existing USE STATUS: Secondary WELL DIA: 12 WELL DEPTH: 77 CASING DEPTH: 62 SOURCE: Water Table Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: �� S Dist (Miles): 0.11 F Direction: W W M D PUMP TYPE: Turbine PUMP CAP: 800 PUMP DIA: 0 PUMP DEPTH: -25 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 70 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12527 STATION NAME: 21 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 9 WELL DEPTH: 140 CASING DEPTH: 110 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: �� S Dist(Miles): 0.13 F Direction: E W M D PUMP TYPE: Unspecified PUMP CAP: 900 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 71 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12524 STATION NAME: 18 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 8 WELL DEPTH: 56 CASING DEPTH: 44 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: �� S Dist (Miles): 0.23 F Direction: E W M D PUMP TYPE: Unspecified PUMP CAP: 800 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 72 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Monitor STATION ID: 269244 STATION NAME: MW 3 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Monitor WELL DIA: 3 WELL DEPTH: 9 CASING DEPTH: 0 SOURCE: Water Table Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.2335 F Direction: SE W M D PUMP TYPE: None PUMP CAP: 0 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 73 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00365-W 140825-10 SOUTH RANCH WATER USE: Irrigation STATION ID: 133552 STATION NAME: 5-4N STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 3740 FAC STATUS: Existing USE STATUS: Primary WELL DIA: 12 WELL DEPTH: 126 CASING DEPTH: 88 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: S Dist (Miles): 0.24 �� F Direction: W W M D PUMP TYPE: Turbine PUMP CAP: 1200 PUMP DIA: 0 PUMP DEPTH: -80 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 74 SOUTH FLORIDA WATER MANAGEMENT DISTRICT PRIVATE WATER SUPPLY SYSTEMS Report Date: 12/17/2019 (S FW M D P RV) PERMIT NO, APPL NO and PROJECT NAME: 11-00111-W 180418-4 SILVER STRAND I V WATER USE: Irrigation STATION ID: 12528 STATION NAME: 22 STATION TYPE: WELL PERMIT TYPE: Individual LAND USE: Agriculture ACRES SRVD: 2874 FAC STATUS: Existing USE STATUS: Standby WELL DIA: 8 WELL DEPTH: 47 CASING DEPTH: 34 SOURCE: Lower Tamiami Aquifer CULVERT DIA: 0 SFWMDPRV Pagel of 1 MAP ID NUMBER: �� S Dist (Miles): 0.25 F Direction: SE W M D PUMP TYPE: Unspecified PUMP CAP: 800 PUMP DIA: 0 PUMP DEPTH: 0 PUMP INTAKE: 0 ADM Copyright ©1990-2018 Environmental Data Management, Inc. For further information please contact us at 800-368-7376 Use of this information is strictly limited by EDM's authorization agreement, acknowledged by our clients for each report. 75 Agency List Descriptions USEPA and State Databases are updated on a quarterly basis. Supplemental Databases are updated on an annual basis. Florida Department of Environmental Protection (FDEP) State Designated Brownfields(BRWNFLDS) The FDEP Brownfields database contains a listing of State Designated Brownfield Areas and Brownfield Sites. Brownfields are typically defined as abandoned, idled or underused industrial and commercial sites where expansion or redevelopment is complicated by real or perceived environmental contamination. Agency File Date: 7/29/2019 Received by EDM: 8/12/2019 EDM Database Updated: 8/12/2019 Dry Cleaners List(DRY) The FDEP Dry Cleaning Facilities List is comprised of data from the FDEP Storage Tank and Contamination Monitoring (STCM) database and the Drycleaning Solvent Cleanup Program- Priority Ranking List. It contains a listing of those Dry Cleaning sites (and suspected historical Dry Cleaning sites) who have registered with the FDEP and/or have applied for the Dry Cleaning Solvent Cleanup Program. Agency File Date: 11/5/2019 Received by EDM: 11/5/2019 EDM Database Updated: 11/6/2019 FDEP Public Water Systems(FLPWS) The FDEP Dinking Water Program Basic Facility Report and Public Water System Well data contain information on the location and type of public water systems and wells regulated by the department. Agency File Date: 1/18/2019 Received by EDM: 2/6/2019 EDM Database Updated: 2/6/2019 Institutional and/or Engineering Controls(INSTENG) The FDEP Institutional Controls Registry Database (INSTENG) contains sites that have had Institutional and/or Engineering Controls implemented to regulate exposure to environmental hazards Agency File Date: 10/17/2019 Received by EDM: 10/21/2019 EDM Database Updated: 10/22/2019 Leaking Underground Storage Tanks List(LUST) The FDEP LUST list identifies facilities and/or locations that have notified the FDEP of a possible release of contaminants from petroleum storage systems. This Report is generated from the FDEP Storage Tank and Contamination Monitoring Database (STCM). Agency File Date: 11/5/2019 Received by EDM: 11/5/2019 EDM Database Updated: 11/5/2019 Solid Waste Facilities List(SLDWST) The FDEP SLDWST list identifies locations that have been permitted to conduct solid waste handling activities including Landfills, Transfer Stations and sites handling Bio-Hazardous wastes. Sites listed with "##" after the Facility ID Number are historical locations, obtained from documents on record at local agencies. Agency File Date: 10/22/2019 Received by EDM: 10/22/2019 EDM Database Updated: 10/22/2019 State CERCLIS/SEMS Equivalent(STCERC) The STCERC list is compiled from the FDEP Site Investigation Section list, the Florida SITES list(historical) and the FDEP Cleanup Sites list. These sites are being assessed and/or cleaned up as a result of identified or suspected contamination from the release of hazardous substances. The FDEP Cleanup Sites list programs include: Brownfields, Petroleum, EPA Superfund (CERCLA), Drycleaning, Responsible Party Cleanup, State Funded Cleanup, State Owned Lands Cleanup and Hazardous Waste Cleanup. Agency File Date: 8/11/2019 Received by EDM: 8/12/2019 EDM Database Updated: 8/12/2019 State NPL Equivalent(STNPL) The FDEP State Funded Cleanup list contains facilities and/or locations where there are no viable responsible parties; the site poses an imminent hazard; and the site does not qualify for Superfund or is a low priority for EPA. Remedial efforts at these sites are currently being addressed through State funded cleanup action. Agency File Date: 8/10/2019 Received by EDM: 8/12/2019 EDM Database Updated: 8/12/2019 Underground/Aboveground Storage Tanks(TANKS) The FDEP TANKS list contains sites with registered aboveground and underground storage tanks containing regulated petroleum products. Agency File Date: 11/5/2019 Received by EDM: 11/5/2019 EDM Database Updated: 11/5/2019 Voluntary Cleanup List(VOLCLNUP) The VOLCLNUP List is derived from the FDEP Brownfields Site Rehabilitation Agreement (BSRA) database and the FDEP Office of Waste Cleanup Responsible Party Sites database. This list identifies those sites that have signed an agreement to Voluntarily cleanup a site and/or sites where legal responsibility for site rehabilitation exists pursuant to Florida Statutes and is being conducted either voluntarily or pursuant to enforcement activity. Agency File Date: 5/6/2019 Received by EDM: 10/22/2019 EDM Database Updated: 10/22/2019 76 Florida Department of Health (FDOH) FDOH Well Surveillance Program Public Water Wells(WELLSADOHC) The FDOH Well Surveillance group manages several programs to identify and monitor areas in Florida where contaminated drinking water is suspected and may pose a threat to public health. The section coordinates with the County Health Departments to locate potable wells and conduct water sampling for contaminants of concern. This report contains data on public water wells that is contained in the Well Surveillance Program database. Agency File Date: 1/29/2018 Received by EDM: 3/7/2018 EDM Database Updated: 3/9/2018 FDOH Well Surveillance Program Private Water Wells(WELLSADOHN) The FDOH Well Surveillance group manages several programs to identify and monitor areas in Florida where contaminated drinking water is suspected and may pose a threat to public health. The section coordinates with the County Health Departments to locate potable wells and conduct water sampling for contaminants of concern. This report contains data on private water wells that is contained in the Well Surveillance Program database. Agency File Date: 1/29/2018 Received by EDM: 3/7/2018 EDM Database Updated: 3/9/2018 Florida Water Management District (WMD) SFWMD Private Water Well Report(SFWMDPRV) The South Florida Water Management District (SFWMD) Water Use Regulation Facility database contains information on private well, pump and culvert locations as specified on Water Use Permits. These sites include uses for irrigation, commercial use, dewatering/mining and power. They do not include private potable sources, as they do not require SFWMD permitting. Agency File Date: 1/8/2019 Received by EDM: 7/23/2019 EDM Database Updated: 7/25/2019 SFWMD Public Water Supply Report(SFWMDPUB) The South Florida Water Management District (SFWMD) Water Use Regulation Facility database contains information on permitted Public Water Supply well, pump and culvert locations as specified on Water Use Permits. Agency File Date: 1/8/2019 Received by EDM: 7/23/2019 EDM Database Updated: 7/25/2019 SJRWMD Private Water Well Report(SJRWMDPRV) The St Johns River Water Management District (SJRWMD) Consumptive Use Permit database contains information on the location and characteristics of permitted water well and pump stations used for private purposes. Agency File Date: 5/16/2017 Received by EDM: 5/16/2017 EDM Database Updated: 5/17/2017 SJRWMD Public Water Supply Report(SJRWMDPUB) The St Johns River Water Management District (SJRWMD) Consumptive Use Permit database contains information on the location and characteristics of permitted water well and pump stations used for Public Water Supply. Agency File Date: 5/16/2017 Received by EDM: 5/16/2017 EDM Database Updated: 5/17/2017 SWFWMD Domestic Water Supply Report(SWFWMDDOM) The Southwest Florida Water Management District (SWFWMD) Well Construction Permit database contains information on the location and characteristics of SWFWMD Domestic Water Supply wells. Due to gross locational inaccuracies in the data prior to 2007, only data related to Permits issued after January 2007 is presented. Agency File Date: 1/17/2017 Received by EDM: 1/17/2017 EDM Database Updated: 1/25/2017 SWFWMD Public Water Supply Report(SWFWMDPUB) The Southwest Florida Water Management District (SWFWMD) Water Use Permit and Well Construction Permit databases contain information on the location and characteristics of SWFWMD Pulic Water Supply wells and withdrawal points. Agency File Date: 1/17/2017 Received by EDM: 1/17/2017 EDM Database Updated: 1/25/2017 United States Environmental Protection Agency (EPA) Comprehensive Env Response, Compensation & Liability Information System List(CERCLIS) The US EPA Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS) database tracks potential and confirmed hazardous waste sites at which the EPA Superfund program has some involvement. It contains sites that are proposed to be on the NPL, are on the NPL and sites that are in the screening and assessment phase for possible inclusion on the NPL. The CERCLIS database was retired in November of 2013 and has been replaced by the Superfund Enterprise Management System (SEMS). Agency File Date: 11/12/2013 Received by EDM: 2/18/2016 EDM Database Updated: 2/18/2016 RCRIS Handlers with Corrective Action(CORRACTS) The US EPA Corrective Action Sites (CORRACTS) database is a listing of hazardous waste handlers that have undergone RCRA corrective action activity. Agency File Date: 11/4/2019 Received by EDM: 11/6/2019 EDM Database Updated: 11/6/2019 77 Enforcement and Compliance History(ECHO) The US EPA Enforcement and Compliance History Online (ECHO) database provides integrated compliance and enforcement information on facilities regulated under the Clean Air Act (CAA), Clean Water Act (CWA), Safe Drinking Water Act (SDWA) and Resource Conservation and Recovery Act (RCRA). Agency File Date: 10/26/2019 Received by EDM: 11/1/2019 EDM Database Updated: 11/1/2019 Emergency Response Notification System List(ERNS) The Emergency Response Notification System (ERNS) database stores information on oil discharges and hazardous substance releases. The ERNS program is a cooperative data sharing effort among the EPA, DOT and the National Response Center (NRC), which currently provides access to this data. Agency File Date: 8/4/2019 Received by EDM: 8/12/2019 EDM Database Updated: 8/12/2019 Archived Cerclis Sites(NFRAP) The US EPA NFRAP list contains archived data of CERCLIS records where the EPA has completed assessment activities and determined that no further steps to list the site on the NPL will be taken. NFRAP sites may be reviewed in the future to determine if they should be returned to CERCLIS based upon newly identified contamination problems at the site. The NFRAP database was retired in November of 2013 and has been replaced by the Superfund Enterprise Management System (SEMS) . Agency File Date: 10/25/2013 Received by EDM: 2/18/2016 EDM Database Updated: 2/18/2016 RCRA-LQG,SQG,CESQG and Transporters(NONTSD) The EDM NONTSD list is a subset of the US EPA RCRAInfo System and identifies facilities that generate and transport hazardous wastes. These facilities may be Large Quantity Generators (LQG), Small Quantity Generators (SQG), Conditionally Exempt SQG's (CESQG) as well as" Non- Notifiers" and "Non -Handlers". Agency File Date: 10/21/2019 National Priorities List(NPL) Received by EDM: 10/22/2019 EDM Database Updated: 10/22/2019 The US EPA National Priorities List (NPL) contains facilities and/or locations where environmental contamination has been confirmed and prioritized for cleanup activities under the Superfund Program. EDM's NPL Report includes sites that are currently on the NPL as well as sites that have been Proposed, Withdrawn and/or Deleted from the list. Previously, information for the NPL was managed under the CERLIS data management system. In 2014 this system was replaced with the Superfund Enterprise Management System (SEMS). EPA last updated CERCLIS in November of 2013. EDM's NPL Report contains available SEMS data and the archived CERCLIS data relative to NPL sites. Agency File Date: 10/18/2019 Received by EDM: 10/30/2019 EDM Database Updated: 10/30/2019 NPL Liens List(NPLLIENS) The US EPA NPL Liens List identifies those sites where under authority granted by CERCLA, liens have been filed against real property in order to recover expenditures from remedial action or when the property owner receives a notice of potential liability. Agency File Date: 9/25/2019 Received by EDM: 10/22/2019 EDM Database Updated: 10/22/2019 Superfund Enterprise Management System Active Site Inventory List(SEMSACTV) The US EPA Superfund Enterprise Management System (SEMS) tracks potential and confirmed hazardous waste sites at which the EPA Superfund program has some involvement. The SEMSACTV list contains sites that are on the National Priorities List (NPL) as well as sites that are prosposed for or in the screening and assessment phase for possible inclusion on the NPL. SEMS has replaced the CERCLIS database, which was retired in November of 2013. Agency File Date: 10/25/2019 Received by EDM: 10/30/2019 EDM Database Updated: 10/30/2019 Superfund Enterprise Management System Archived Site Inventory List(SEMSARCH) The US EPA Superfund Enterprise Management System (SEMS), contains archived data of CERCLIS or SEMS records where the EPA has completed assessment activities and determined that no further steps to list the site on the NPL will be taken. These sites may be reviewed in the future to determine if they should be returned to SEMS based upon newly identified contamination problems at the site. SEMS has replaced the CERCLIS database, which was retired in November of 2013. The SEMSARCH database contains these newly archived records under the SEMS database management system. Agency File Date: 10/25/2019 Received by EDM: 10/30/2019 EDM Database Updated: 10/30/2019 Tribal Lust List(TRIBLLUST) EDM's Tribal LUST list is derived from the USEPA Region IV Tribal Tanks database by extracting those sites with indicators of past and/or current releases. Agency File Date: 2/24/2010 Received by EDM: 3/9/2010 EDM Database Updated: 3/9/2010 Tribal Tanks List(TRIBLTANKS) The USEPA Region IV Tribal Tanks database lists Active and Closed storage tank facilities on Native American lands. Agency File Date: 2/24/2010 Received by EDM: 3/9/2010 EDM Database Updated: 3/9/2010 RCRA-Treatment, Storage and/or Disposal Sites(TSD) The EDM TSD list is a subset of the US EPA RCRAInfo system and identifies facilities that Treat, Store and/or Dispose of hazardous waste. Agency File Date: 10/21/2019 Received by EDM: 10/22/2019 EDM Database Updated: 10/22/2019 78 Brownfields Management System(USBRWNFLDS) The US EPA Brownfields program provides information on environmentally distressed properties that have received Grants or Targeted funding for cleanup and redevelopment . Tribal Brownfield sites are included in the USBRWNFLDS database. Agency File Date: 10/27/2019 Received by EDM: 10/27/2019 EDM Database Updated: 10/29/2019 Institutional and/or Engineering Controls(USINSTENG) The USINSTENG list is compiled from data elements contained in the NPL, CORRACTS, USBRWNFLDS and RCRAlnfo databases. Agency File Date: 11/26/2019 Received by EDM: 11/26/2019 EDM Database Updated: 11/26/2019 79 Environmental Impact Areas Brownfield Areas and Sites The FDEP Brownfields database contains a listing of State Designated Brownfield Areas and Brownfield Sites. Brownfields are typically defined as abandoned, idled or underused industrial and commercial sites where expansion or redevelopment is complicated by real or perceived environmental contamination. Agency File Date: 7/29/2019 Received by EDM: 8/12/2019 EDM Database Updated: 8/12/2019 htti)s://floridader).gov/waste/waste-cleanup/content/brownfields-program Cattle Dipping Vats From the 1910's through the 1950's, vats were filled with an arsenic solution for the control and eradication of the cattle fever tick. Other pesticides such as DDT where also widely used. By State law, all cattle, horses, mules, goats, and other susceptible animals were required to be dipped every 14 days. Under certain circumstances, the arsenic and other pesticides remaining at the site may present an environmental or public health hazard. Some of the sites have been located and are currently under investigation. However, most of the listings are from old records of the State Livestock Board, which listed each vat as it was put into operation. In addition, some privately operated vats may have existed which were not listed by the Livestock Board. EDM's Cattle Dipping Vat sites are retrieved from the Voluntary Cleanup and STCERC datablases. For additional information on Cattle Dipping Vats visit the FDEP and FDOH websites at: Agency File Date: 10/31/2018 Received by EDM: 1/25/2019 EDM Database Updated: 1/25/2019 https://floridadeP.gov/waste/district-business-support/content/cattle-dipping-vats-cdv http://www.floridahealth.gov/environmental-health/drinking-water/cattledipvathome.html Formerly Used Defense Sites The DoD is responsible for the environmental restoration of properties that were formerly owned by, leased to or otherwise possessed by the United States and operated under the jurisdiction of the Secretary of Defense prior to October 1986. Such properties are known as Formerly Used Defense Sites (FUDS). The Army is the executive agent for the program and the U.S. Army Corps of Engineers manages and directs the program's administration. For more information on the FUDS Program, including maps and data on individual sites, visit the Army Corps of Engineers website at: Agency File Date: 5/29/2018 Received by EDM: 1/25/2019 EDM Database Updated: 1/25/2019 http://www.usace.army.mil/Missions/Environmental/Formerly-Used-Defense-Sites/ FUDS Munitions Response Sites The DoD developed the Military Munitions Response Program (MMRP) in 2001 to addresses munitions -related concerns, including explosive safety, environmental, and health hazards from releases of unexploded ordnance (UXO), discarded military munitions (DDM), and munitions constituents (MC) found at locations, other than operational ranges, on active and Base Realignment and Closure (BRAG) installations and Formerly Used Defense Sites (FUDS) properties. The MMRP addresses non -operational range lands with suspected or known hazards from munitions and explosives of concern (MEC) which occurred prior to September 2002, but are not already included with an Installation Response Program (IRP) site cleanup activity. For more information on the FUDS MMRP Program, including maps and data on individual sites, visit the Army Corps of Engineers website at: Agency File Date: 5/14/2018 Received by EDM: 1/25/2019 EDM Database Updated: 1/25/2019 htti)://www.asaie.army.miI/Public/ESOH/mmri).htmI Groundwater Contamination Areas The Ground Water Contamination Areas GIS layer is a statewide map showing the boundaries of delineated areas of known groundwater contamination pursuant to Chapter 62-524, F.A.C., New Potable Water Well Permitting In Delineated Areas. 38 Florida counties have been delineated primarily for the agricultural pesticide ethylene dibromide (EDB), and to a much lesser extent, volatile organic and petroleum contaminants. This GIS layer represents approximately 427,897 acres in 38 counties in Florida that have been delineated for groundwater contamination. However, it does not represent all known sources of groundwater contamination for the state of Florida. This information is intended to be used by regulatory agencies issuing potable water well construction permits in areas of ground water contamination to protect public health and the ground water resource. Permitted water wells in these areas must meet specific well construction criteria and water testing prior to well use. This dataset only indicates the presence or absence of specific groundwater contaminants and does not represent all known sources of groundwater contamination in the state of Florida. Agency File Date: 11/28/2018 Received by EDM: 1/24/2019 EDM Database Updated: 1/24/2019 https://floridader).ciov/water/sou rce-dri nki ng-water/content/deli neated-areas 80 Institutional Controls The FDEP Institutional Controls GIS layer is a statewide map showing the approximate boundaries of delineated areas where Institutional Controls are in place. An institutional control provides for certain restrictions on a property. For example, a site may be cleaned up to satisfy commercial contamination target levels and an institutional control may be placed on that property indicating that it may only be used for commercial activities. If the owner of the property ever wanted to use that property for residential purposes, the owner would have to ensure that any contamination meets residential target levels. The locational data for this layer is provided by the responsible party and reviewed by FDEP staff. Neither FDEP or EDM assumes respondibility for the accuracy of the boundary data. Agency File Date: 10/17/2019 Received by EDM: 10/17/2019 EDM Database Updated: 10/17/2019 https://ca.dep.state.fl.us/mapdirect/?webmap=cff8d2l797184421 ab4763d3e4a01 e48 National Priorities List The US EPA National Priorities List (NPL) contains facilities and/or locations where environmental contamination has been confirmed and prioritized for cleanup activities under the Superfund Program. EDM's NPL site boundaries data include sites that are currently on the NPL as well as sites that have been Proposed, Withdrawn and/or Deleted from the list. Agency File Date: 11/14/2018 Received by EDM: 12/10/2018 EDM Database Updated: 1/22/2019 httl)s://www.el)a.(Iov/su perfu nd/search-su perfu nd-sites-where-you-I ive Solid Waste Facilities The FDEP SLDWST list identifies locations that have been permitted to conduct solid waste handling activities. Agency File Date: 1/23/2019 https://floridadep.gov/waste State Funded Cleanup Sites Received by EDM: 1/24/2019 EDM Database Updated: 1/25/2019 The FDEP State Funded Cleanup list contains facilities and/or locations where there are no viable responsible parties; the site poses an imminent hazard; and the site does not qualify for Superfund or is a low priority for EPA. Remedial efforts at these sites are currently being addressed through State funded cleanup action. Agency File Date: 8/10/2019 Received by EDM: 8/12/2019 EDM Database Updated: 8/12/2019 https://floridadep.gov/waste/waste-cleanup/documents/state-fu nded-cleanu p-program-site-list 81 PHASE I ESA APPENDIX C EDM HISTORIC AERIAL REPORT Earth Tech Environmental, LLC www.eteflorida.com Historical Aerial Photograph Report Subject Property: Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida Prepared For: Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 Prepared By: DM Environmental Data Management, Inc. 2840 West Bay Drive, Suite 208 Largo, Florida 33770 December 17, 2019 [ma""rei , I December 17, 2019 Andrew McAuley Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 Subject: Historical Aerial Photos-- EDM Project #: 25016 Client Project# Dear Mr. McAuley: Environmental Data Management, Inc. 2840 West Bay Drive, Suite 208 Largo, Florida 33770 (727)586-1700 http://www.edm-net.com Thank you for choosing Environmental Data Management, Inc. The following report contains a series of Historical Aerial Photographic images for the following location: Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida These images were selected to provide you with an aerial photographic record of this location at approximate ten year intervals and/or one photograph per decade, where available. Should you have any questions regarding this report or our service, please feel free to contact us. We appreciate the opportunity to be of service to you and look forward to working with you in the future. ENVIRONMENTAL DATA MANAGEMENT, INC. N Aerial Photo Image WQc,➢E �XDM2018 SS Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 llllll� :4 O,? Aerial Photo Image 2006 N W+ E S Source: Florida Deportment of Transportation Mop Scale and Property Boundaries are Approximate I Approximate Site Location Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 N Aerial Photo Image WQc,➢E �XDM1993 West S Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Aerial Photo Image 1993 East Source: Florida Depad ew of Tronvpormtia, Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 N W+E S N Aerial Photo Image WQc,➢E �XDM1984 West S Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Aerial Photo Image 1984 East Source: Florida Depart eat of Transpactati— Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 N W+E S Map Scale and Property Boundaries are .lppr—oo— Approximate Site Location N Aerial Photo Image WQc,➢E �XDM1973 SS SO- P1011da Depad ent q I .. poH,ha, Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 ,�� Aerial Photo Image 1962 ` l g 16 miles Source: Florida Department of Transportafion Subject Property Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Data Gap N W+E s 10 �-JEDM Prover Folios: 00227240009, 00227240106 and 00227280001 Collier County, Florida EDM Job No: 25016 December 17, 2019 Aerial Photo Image 1953 N W+E S Approximate Site Location PHASE I ESA APPENDIX D SITE PHOTOGRAPHS Earth Tech Environmental, LLC www.eteflorida.com Camp Keais: Site Photographs Photo 1: View looking south across the cattle grazing portion of the Subject Property Photo 2: View looking north along eastern access road on the Subject Property Camp Keais: Site Photographs Photo 3: View looking west across the cattle grazing portion of the Subject Property from the eastern access road f- Photo 4: View looking west across the cattle grazing portion of the Subject Property from the eastern access road Camp Keais: Site Photographs Photo 5: View looking south along the eastern access road on the Subject Property Photo 6: View of debris/scrap pile located in the eastern portion of the Subject Property Camp Keais: Site Photographs Photo 7: View of debris/scrap pile located in the eastern portion of the Subject Property Photo 8: View of office trailer located in the eastern portion of the Subject Property Camp Keais: Site Photographs Photo 9: Typical view of the interior of the Subject Property Photo 10: View of a portion of the cattle grazing area Camp Keais: Site Photographs Photo 11: View of the entrance to the mulch processing area on the Subject Property Photo 12: View looking east down the northern access road in front of the mulch processing area on the Subject Property Camp Keais: Site Photographs Photo 13: View looking east across the mulch processing area on the Subject Property Photo 14: View looking west across the mulch processing area on the Subject Property Camp Keais: Site Photographs Photo 15: View of water tanks in the mulch processing area on the Subject Property Photo 16: View of active mulch separator on the Subject Property Camp Keais: Site Photographs Photo 17: View of well and water -tank fill station in the mulch processing area on the Subject Property Photo 18: Typical interior view of the mulch processing area on the Subject Property Camp Keais: Site Photographs Photo 19: View of solid waste dumpster and waste -tire pile in the mulch processing area on the Subject Property Photo 20: View of uncovered cargo trailer in the mulch processing area on the Subject Property Camp Keais: Site Photographs Photo 21: View inside the uncovered cargo trailer in the mulch processing area on the Subject Property Photo 22: View of 275-gallon AST located in the uncovered cargo trailer in the mulch processing area on the Subject Property Camp Keais: Site Photographs Photo 23: View of stained soil beneath the uncovered cargo trailer containing the 275-gallon AST Photo 24: View of old water tank in the mulch processing area on the Subject Property Camp Keais: Site Photographs AW Photo 25: View of old equipment stored in the mulch processing area on the Subject Property '` `�- � _ +fir- � �•. ,. Photo 26: View of empty AST stored in the mulch processing area on the Subject Property Camp Keais: Site Photographs Photo 27: View of multiple empty ASTs stored in the mulch processing area on the Subject Property Photo 28: View of old equipment stored in the mulch processing area on the Subject Property Camp Keais: Site Photographs Photo 29: View of 550-gallon AST containing diesel fuel in the mulch processing area on the Subject Property Photo 30: View of stained soil beneath the 550-gallon AST containing diesel fuel Camp Keais: Site Photographs Photo 31: Typical view of solid waste that is separated from the mulch during processing Photo 32: View of empty 275-gallon AST located in the mulch processing area on the Subject Property Camp Keais: Site Photographs Photo 35: View of old swamp buggy located in the camp/hunting area on the Subject Property Photo 36: View of equipment stored in the camp/hunting area on the Subject Property Camp Keais: Site Photographs Photo 37: View looking west at the camp/hunting area on the Subject Property L Photo 38: View looking west at the camp/hunting area on the Subject Property Camp Keais: Site Photographs Photo 39: View of debris pile in the hunt/camping area on the Subject Property Photo 40: View across a large mulch pile area south of the camp/hunting area on the Subject Property Camp Keais: Site Photographs Photo 41: View of adjoining property to the west 0 Photo 42: View looking southeast across the agricultural land located in the southwest corner of the Subject Property Camp Keais: Site Photographs Photo 43: View of AST (within secondary containment) and pump associated with irrigation for the agricultural land in the southwest corner of the Subject Property Photo 44: View of AST (within secondary containment) located in the agricultural land in the southwest corner of the Subject Property Camp Keais: Site Photographs Photo 47: View of debris pile located in the northeastern portion of the Subject Property Photo 48: View of cattle handling area and equipment storage shed located in the northwest portion of the Subject Property Camp Keais: Site Photographs Y. a:. . ;F Photo 49: View inside the equipment storage shed located in the northwest portion of the Subject Property Photo 50: Typical view of the vegetative areas on the Subject Property Camp Keais: Site Photographs Photo 51: View of large man-made lake located in the northwest portion of the Subject Property PHASE I ESA APPENDIX E AGENCY DOCUMENTS Earth Tech Environmental, LLC www.eteflorida.com DER Forma 17-7619M2) p r Florida De p ✓ O artment of Environmental Regulation F«m s'°r� Tank R°°I9ra<`°" FFormFormp December 1Q 1990 Ruin Tow Office Bldg. • 2600 Blair Stone Road • Tallahassee, Florida 32399-2400,,, Aa)-fin - DER �ENT RE®. kJ L.. (Filbtl in by DER), OF FIOa.gy Storage Tank Registration FoUL; 21 PM 2: 4s 1g92 STORAGE TAI SEP w` Please Print. or Type - Review Instructions Before Completing ,+�t�ti� AT�O� 1. DER Facilit u be ' --1 j `i q 13y 2: Facility Type: .�. 3. New Registration New Owner Data ❑ Facility Revision �' Tank(s) Revision 4. County and Code of tank(s) location: 5. Facility Name: Tank(s) Address: City/State/Zip: Contact Person: 6. Financial Responsibility Type: 7a. Tank(s) Owner: Owner Mailing Address: City/State/Zip: Contact Person: Telephone: () 7b. New Owner Signature/Change .Date: 8. Location (optional) Latitude: -°,'_' Longitude: _°_r_r Section Township Range Complete One Line For Each Tank At This Facility (Use Codes - See Instructions) Complete 9 - 16 for tanks in use; 9 - 19 for tanks out of use 9 10 11 12 13 14 15 16 17 18 19 �q 13 3© 8 K11 DPR# Certified Contractor' Department of Professional Regulation License Number 'For new tank installation or tank removal To the best of my knowledge and belief all information submitted on this form is true, accurate and complete. - Print name & title of owner or authorized person Signature Date Northwest District Northeast -District 160 Gooluranental Caller 7825 Baymeadows Why, Suite B 200 Central District 3319 Maguire Blvd. Suite 232 Soulhwest 1361 icl 4520 Oak Fair SW. South District 2269 Bay St. Southeast District 19M S. congreu Ave.. Suite A Pensacola. Florida 32501.5794 Jack —Ile, Florida 32207 Orlando Florida 3280.7.3767 Tampa. Florida 33610-7347 Fort Myers. %,,da 33901-2696 1t4sr Palm 8eacn, Florida 33406 904-436-MW 904.798.4200 407-894.7555 813-623-5561 813-332-6975 407.433Q65o ,.1 --4 ` t _ .- ; SS- -f. r'[��L: '. �'-t-.� g+r h•-i- r1c.-->'�,.�.i `fi 1'i I *o l.rL'f'{ 7 =y.r} s..... . IZAA • I r I f .M ✓ �A,• '"`T-^-Tl'7��'^�M�.�� 1�'Ef7.'��!4!�fj�ly�►�:J r�4 ':... ! TORAos TAIM REOIQTRATIGI/ CODSs Last_.. •; ` R - FACILITY TYPE CODES 4 A. Retail station C. State government X. Agricultural / B.• Residence N. lout government N. Indian lend C.- Fuel user/noni-retell 1. County government T. Coastal bulk petroleum or chemical storage 0. Inland bulk petroleum storage J. Collection station V. Karin* fueling facility E. 'Industrial plant K.- Inland bulk chemical storage Z. Others F.;:Federal government L. Chemical user a as a ass:awes:azzaaaassao:ssssssa:traaza:sasasz�as7 #6 - fINANCIAI RESPONSIBILITY CODES A. State Program - Third party liebility/State contractor (FPLIPA/A16). B. State Program - Third party liability/Self insurance with,other carrier; other federal financial responsibility mechanism. C.,,' Other coverage meet fng;jederal financial responsibility requirements. j 0. 'None aasaera:ii3c=z_zss=-- �azaacaaacsasaaasaaa sasses #11 - CONTENT CODES A. leaded gasoline R. Fuel - generator or pump R. Amsonfs compound B. Unleaded gasoline K. Kerosene S. Chlorine compound C. Gasohol L. Uaste oil T. Hazardous substance (CERCLA) 0. Vehicular diesel N. Fuel oft - on -site heating only U. Mineral acid E. Aviation gasoline N. Fuel oft - distribution Y. Grades S li 6, bunker 8C+ residue! oils F. Jet fuel 0. New L tube oft V. Petroleum -base additive G. Fuel - emergency generator o. Pesticide X. Other, miscellaneous petroleum -base product aa��-s�aasazz�-acasis #14 - TANK CONSTRUCTION CODES - choose one primary construction and all other codes that apply Primary Construction: C. Steel D. Unknown X. Concrete E. Fiberglass Y: Potyethylena F. Fiberglass -clad steel Z. Other DER approved tank material Overfill/Spill: A. Ball check valve N. split contafroent bucket N. Flow shut-off P. level gauges, high-level slarms 0. Tight fill 0. Other DER approved protection method Corrosion Protection: G. Cathodic protection - sacrificial arcade N. Cathodic.prc1 ,,ion - fapressed current Secondary Containment: 1. Double watt construction: outer tank material same as pria..ry material R. Double wall constructions outer tank constructed of concrete or approved synthetic material J. Synthetic liner in tank excavation ( K. Concrete, synthetic material, and/or offsite clays beneath AST and in containment area S. Other DER approved secondary containment system Miscellaneous attributes: 1. Internal lining T. Smell use tank L. Compartmented U. Field erected tank 05 - PIPING CONSTRUCTION CODES - choose one primary construction and ill other codes that apply Primary Construction: B. Steel or galvanized metal T.. Unknown C. Fiberglass Z. Other DER approved piping material N. Approved synthetic material Corrosion Protection: 0. External protective coating i E. Cathodically protected with sacrificfaU anode or impressed current Secondary Contairoent: F. Double wall construction: outer pipe material seine as primary piping construction N. Double wall construction: outer pipe constructed of approved synthetic material C. Synthetic liner or box/trench liner in piping excavation or pipe containment area Miscellaneous attributes: A. Aboveground, not in contact with soft K. Dispenser liners I. Suction piping system IL. Sulk product system J. Pressurized piping system R: Afrport/seaport hydrant system #16 - LEAK DETECTION METHODS - choose all that apply Site/general: A. Automatically sampled wells 1. Not required - see rule for exemptions B. Manually sampled wells X. Nona N. Groundwater monitoring T. Unknown 0. Vapor monitoring Z. Other DER approved monitoring method Tank monitoring: E. Interstitial space - tank/liner , L. Automatic tank gauging F. Interstitial space - double wall tank M. Manual tank gauging Piping monitoring: G. In -line detector, auto shut off J. Interstitial space - piping/liner R. in -line flow restrictor K. Interstitial space - doubt* wall piping, siizzaza.s sssczcccczccacaszacssaaccaasssass:sz=asatacncacsceczcacsaaaacaaccaasasaaazseasscssacaacaasacacaaaacascasona:ewes 017 - TANK STATUS A DISPOSAL CODES A. Properly closed in place - UST tilled with sand, concrete or other inert material; AST rendered u usabt* B. Removed from the site ' * A or B: Closure Assessrent required after 12/10/90 (UST); 03/12/91,(AST) - EDI sites excluded F. tkvmfntained tank - not in use or to be used, and not properly disposed T. Temporarily out -of -service U. In-service s=Lzzzzzc azszsecs:easesa=zzaiiiiiiziiiaazcczceases:aaasaaaczzaaciizcasacaccscsazazssazaaccacsasacasaaasa:za:acacasaazsccaa DER Form 17-761.90D(2) Coda LyA 05106/92 (9) e' •��4* STATE OF FLORIDA rF Department of Environmental Regulation 1� STORAGE TANK NOTIFICATION FORM Form 17-61.090 (3) 1 %j PLEASE PRINT OR TYPE z - a;� of vuaste M�nagemenf Y 11 DER facility number (if kno,.-n) + �'f (2) ogd'e'1k5 Original registration data revision m Lo — Facility type (see code list (4) on back) i( MAY Facility name ", Street address cit /stat /zip Mailing address/city/state/zip z Operator, C�01n (y% Te lephone New operator date (only for change of operator) Company/person owning tank(s) and piping Company address/city/state/zip Contact person Telephone ��. ( _SY New owner date (only for change of owner) AEG 1989 Location (if avail�blle): Latitude °' Longitude " Section Townshi_p Range PLEASE FILL OUT ONE LINE FOR EACH TANK WITH CODES LISTED ON BACK Fill out columns (9) through (16) for tanks in use, and (17) through (19) for tanks out of use (10) (11) 02) (13) (14) (15) (16) (17) (18) (19) a MIN E A I. I MIM -min M 011 MINIM ( 20 ) DPR # Pollutant Storage System Specialty Department of Professional Regulatio Contractor Name Certificate Number For new tank installation or tank removal To the best of my knowledge and belief all information submitted on this fprm is true, accurate and complete. Print name and title of o e'r, operator S'i natured^ 16to or authorized person rage 2 NOTE: PUT ".V IF ANSWER IS UNKNOWN. This form may be reproduced. For each tank whether in use or out of use, use one row across. Use more than one letter per column, if applicablza When a mixture of several hazardous substances is scored in one tank, enter the name of the substnce of greatest quantity. Provide a sketch of tank location in reference to a stationary scruccurvt� The tank number on the sketch must agree with the number on the form. Attach extra pages if necessary and write your facility number, if known, or name and address, exactly as it appears on the form. List (4) List (9) Facility Type Tank Number A. service station B. residence .C,�.business (no fuel sold) D ?b'u4Lk petroleum storage E. industrial plant F, federal government (give GSA#) .., ,G:...'scale government 1•t%)+' + •H._,IocaL government I.'coLleccion station K. bulk chemicaL storage L. chemical user facility M. agricultural facility N. facility on Indian Land. S. small user fac•Lhity T. terminal facil•icy/marina f a List (14) U Underground tank " .,A...has overf,il1 protection B. is interior lined C. is painted/asphalted steel D. is of unknown type E. is fiberglass type F. is fiberglass -clad steel C. is sacrificial anode type H. is impressed current type 1. is double walled K. is in secondary containment L. compartmented List (15) FORMATION CODE LIST List (10) List (11) List (12) List (13) Tank Size Tank contents Tank Installation Underground Gallons, 1 are: Date/Month/Year or Integral piping system has: A. no parts in contact with the soil Parts contacting the soil which are: B. galvanized or unprotected metal C. built of corrosion resistant metal D. corrosion resistant coated E. cathodically protected F. double -walled C. within a secondary containment H. interior lined List (17) Tank disoosaL method A. abandoned in place, filled w/sand or concrete B. removed from site C. retrofitted F. abandoned in place, but not filled w/sand or concrete. A. leaded gasoline Aboveground B. unleaded gasoline (write U or A) C, unleaded gaaohol D. vehicular diesel F. aviation gas No skid or portable tanks G. jet fuel H. concrete 1. sand K. kerosene L. used (waste) oil M. diesel (boilers 6 generators) N. leaded gasohol 0. new oil P. pesc.icide (.rice in name) R. ammonia compound (write in name) S. chlorine compound(wrice in name) V. hazardous substance (write in name or Chemical Abstract Service (CAS) number W. water Z. ocher (write in name) List (18) List (19) List (14) A' Aboveground tank M. is double —walled P. is surrounded by impervious dike Q. is surrounded by earth dike R. rests on an impervious base S. rests om an earth/gravel base T. has interior lined bottom U. is cachodically protected V. is builc;of/coated with cor— rosion resistant material W. is supported above the soil List (16) i Monitoring system is: A. automatically sampled well(s) B..manually sampled wells) C. groundwater monitoring plan D. SPCC plan E. well/detector in secondary containment F. in -ground detector C. within walls of double -wall tank H. continuous in piping I. noc required DER approved alternate Gallons Left Dace Abandoned procedure(s), if applicable: Monch/Year MAIL TO: DER Stationary Tank Registration 2600 Blair Scone Road . Tallahassee, clorida 32399-2y00 KEEP A COPY OF THIS FORM AND SKETCH FOR YOUR FILES DER FORM 17-61.090(3) 11/29/87 (2/2) Department elf Environmental Regulation l � Viz j�. Stationary Tank Registration/NotiftcattoncFQrm Form 17-61.090 (1) 1 , l ; F FACILITY NAME AND MAILING ADDRESS: Tel�,cy �-ar- M �� a Naples s Ft_ •33`i� FACILITY LOCATION: � r� 1•�lokcclec�. , �L 339�3 Use this form to comply will the following requirements of the Stationary Tank Rule. Chapter 17.61. Florida Administrative Code. 1. ti•eh owner Or Ooerat or Nall register the following with the 6006ftment a. All saisting leeiIille1 by Oneember 31. 1984. (Questions 1.191 b. All new st0rage srtlamt or facilities •t leafs 10 days oriOr to the start OI In - now on tanks ancoat in the cotes ar emergency reolaconser,L (Questions 1.191 c. A Ott Itullulant colsi—no -stellst,on which It to be converted t0 a facile Ily,n•1 least 10 daysnto tha olecoment of pollutants in such a facility (Questions 1 191 7. Cech owner or operator shall notify the dooertmem 01 the following, • Ali sturso sv".%withtotoday%ofsuandonmanI.(Quest ions 1.12.16,201 b. Facility sole witnln 10 days of uH. N014a shall ell be mode by the taller, (An swer tlwstions 1 7, end 11. Question 7 about the new owner.) C. Rerrolitfing within 10 days of complation• (Questions 1.191 .]. You may notify the deportment of a change at ouetsior. (Questions 1•e) PLEASE PRINT OR TYPE ncGUL L r101'7 ` (Make corrections to nerve and addresses hors) 1. Facility/Addressas name: Facility address: Mailing address: ►ATA E E�R7E� ©A7A ENi�RED ' 2. Facility number (DER will provide tests number): J I o `cp q '30 7. DaDow:is-i0 4, Federal Employment Identification (number used to lite IRS forms) S. County Code (see enclosed Itter): I 6. Operator of facility: __ ��Tatra Effective date (only for change of operator): Telephone number. � � 7, CompanylPerson owning tanks and piping: eo . C..y FflIC lyl Address: Bove Contact person: 1� S6C'bC� Telephone number. ($�l3 1 65 7 -yj&Qa .ffGctivrt date (only for change of owner): B. How many tanks at this location have an individual storage capacity of grosser then 550 gallonti and start vahll:ular fuel made from petroleum? Underground-Aboveyr d y� 9. Facility location: Latitude: -A' a!7 -00 " Longitude: o-�- y Section: Township: L{$S Range: F— This information is listed on property deeds, and in the offices of the property appraiser and tali assessor. 1:• 10. Sketch the lscibty on a separate pegs showing the APPROXIMATE location of buildings, tanks, and dispensilm. A. Draw o line tram tank to dispenser to show which are conneclad by paling. „ ; B. Label each tank as Tank 1, Tank 2, etc. C. Writs the date and your facility number, if known, or name and address exactly as it appears above. 7 0. Keep a copy of your sketch, REFER TO TANKS BY THESE LABELS IN ANY COMMUNICATION WITH THE DEPARTMENT. DESCRIBE PIPING BY THE NUMBER OF THE TANK IT IS ATTACHED TO. , 1t. TO THE BEST OF My KNOWLEDGE AND BELIEF ALL INFORMATION SUBMITTED ONTHIS FORM IS TRUE, ACCURATE. AND COMPLETE. Name of Owner, operator or authorized representative Signature of owner, operator or authorized representative KEEP A COPY OF THIS FORM FOR YOUR RECORDS = ;. MAIL TO: DER ' Stationary Tank Registration 2600 Blair Stone Road Tallahassee, Florida 32399=2400`--' •-.: .{--,,',,' �;x• L s N `:1 Y>;•�ea.rt�h•4'�-i°�' j a:.s - •: ;,.. { ;r s Syr s�"4•t.�y"5 ,�<.r rkr . 'I •. .y'r ., a 7, v Qfq•-i�3y,_aS,� r3;N eJ,r, �' uZa `Q k v r.tN �+ C �lf .��s0 a r - . � /7.f haw:. ,C:'� � '•. t a, . Ag w0......� �. 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Z .... i SaCI C3. Q• W 17-61.090(1(2/2) FLORIDA DEPARTMENT OF Environmental Protection Bob Martinez Center 2600 Blair Stone Road Tallahassee, Florida 32399-2400 Ron DeSantis Governor Jeanette Nunez Lt. Governor Noah Valenstein Secretary Source -Separated Organics Processing Facility Registration Confirmation of Submission 12/19/2019 Waste Registration Section Florida Soil Builders, Inc R & D SOIL BUILDERS, INC. 10410 HW 858 Immokalee, FL 34142 Dear Florida Soil Builders, Inc Your application for Registration of a Source -Separated Organics Processing Facility (SOPF) for R & D SOIL BUILDERS, INC. (located at 10410 HWY 858, Immokalee) in Collier County is complete. Your facility identification number (WACS ID) is 95257. This registration is valid until August 1, 2020. The receipt number for the registration fee you paid is 23105 You must comply with the requirements specified in Chapter 62-709, Florida Administrative Code (F.A.C.) in order to maintain qualification for the registration program. A summary of the operating requirements is attached. If you have any questions or need further assistance, please contact Waste Registration Section at (850) 245-8707 or by e-mail at Waste.Registration@dep.state.fl.us. Please retain a copy of this confirmation for your records. Sincerely, Waste Registration Section cc: Ryan Snyder; South District Florida Department of Environmental Protection Solid Waste Section, Mai I Station 4565 2600 Blair Stone Road, Tallahassee, Florida 32399-2400 DEP Form # 62-709.901(3) Appl for Reg. and Ann Rep for a YT Trans Form Title Station or SW Organic Recycling Facility Effective Date February 15, 2010 DEP Facility ID No. 95257 (Filled in by DEP) DEP WACS ID No: 95257 (Filled in by DEP) This form is adopted by reference in subsection 62- 709.901(3), F.A.C. Application for Registration and Annual Report for a Yard Trash Transfer Station or a Solid Waste Organics Recycling Facility PART A - GENERAL INFORMATION 1. Type of Application: New 0 Renewal (due July 1) II Annual report only for facility operating under permit: n 2. Type of Facility: Yard trash recycling II Manure blending g Yard trash transfer station ❑ Vegetative, animal byproducts or manure composting ❑ 3. Type of Waste Processed: Yard trash 0 Manure ❑ Animal byproducts ❑ Pre -consumer Vegetative ❑ Vegetative (could/did come into contact with animal products or byproducts or end user) ❑ 4. Facility Name: R & D SOIL BUILDERS, INC. 5. Registrant Name (or Permittee if annual report only): _ 6. Federal Employer Identification Number: 651075372 7. Mailing Address: City Immokalee PO Box 5250 R & D SOIL BUILDERS, INC. State FL Street Mailing Address (if different): 6466 Holiman Way City Immokalee State 8. Facility Location - Street Address or Property Number: City Immokalee 9. Contact Person: ROBBINS,RODNEY FL 10410 HWY 858 County Collier Telephone: (239) 229-2155 Zip 34143 5250 Zlp 34142 PART B - ADDITIONAL INFORMATION REQUIRED FOR REGISTRATION APPLICATION 10. Records required by Rule 62-709.320, F.A.C., will be kept at the facility? Yes C3 No ❑ If no, please indicate where these records will be kept and made available upon Department request to review the records: 11. Does the registrant own the facility site? Yes 0 No 1 - If you answered no, please attach evidence that the facility owner or operator has permission from the landowner to operate a yard trash transfer station or a solid waste organics recycling facility at this site. 12. Has the organic recycling facility begun operations? Yes 0 No ❑ If this facility was operating in the previous calendar year, the annual report in Part C must be completed. 13. include a cliecK ni money aidni for the $35.00 leylstlatioll fee Illade payable to the F-1011da Department or Envilanniental PTOt2(;ilbTrPayment of $35.00 for this registration was received via online transaction. I affirm that I have read Rules 62-709.320, 62-709.330 and 62-709.350, F.A.C., and shall comply with the requirements specified in those rules. I also affirm that the information provided in the application is true, accurate, and correct to the best of my knowledge. I have attached all documents and/or authorizations that are required. Rodney Robbins, President 2od.ey 2at'b-,+M 12/19/2019 Print Name and Title of Registrant or Authorized Agent Email address (if available): rocky@floridasoilbuilders.com Signature Date Page 1 of 2 PART C - ANNUAL REPORT 14. Calendar Year (January 1 through December 31) Covered by this Report: 2018 15. Values used in this report are in (SELECT ONE): Tons ❑ Cubic Yards �✓ 16. For Existing Facilities that have not reported this information in the past, Amount of a. Unprocessed Material On Site at Beginning of Report Year: 392000 b. Processed Material On Site at Beginning of Report Year (total): 17. Total Quantity of Material Received During Report Year: 18. Total Quantity of Material Lost Due to Processing (e.g. grinding, drying, shrinkage, fires, etc.) During Report Year: 19. Total Quantity of Material Removed from Site for: a. Use (e.g., landfill cover, fuel, mulch, compost, etc.): b. Disposal: c. Other (transfer stations) 20. Total Quantity On Site at End of Report Year of: a. Unprocessed Material: b. Processed Material: 1003602 362963.00 510500.00 78415.00 1260.00 0 210400.00 957990.00 Note that the total sum of items 16 a and b plus 17 must equal to sum of items 18, plus 19 a, b and c, plus 20 a and b. Total of items 16 and 17 1758565.00 Total of Items 18, 19 and 20 1758565.00 1 affirm that the information provided in the annual report is true, accurate, and correct to the best of my knowledge. Rodney Robbins, President 1Zo".ey lZa&I)im 12/19/2019 Print Name and Title of Registrant/Permittee or Authorized Agent Email address (if available): rocky@floridasoilbuilders.com Signature Date This registration was completed and payment of $35.00 (if applicable) was received via online transaction. 01 DEP Form # 62-709.9 (3) Page 2 of 2 Effective February 15, 2010 FARM LEASE COMPANY: BARRON COLLIER PARTNERSHIP, LLLP. LESSEE: FLORIDA SOIL BUILDERS, INC. DATE EFFECTIVE: JULY 1, 2019 LEASE NO.: 18 COUNTY: COLLIER ACRES: 123 DATE EXPIRES: DUNE 30, 2020 FARM LEASE made this DULY 1, 2019 , between BARRON COLLIER PARTNERSHIP, LLLP. of 5072 Annunciation Circle # 314, Ave Maria, Florida 34142 ("Lessor") and FLORIDA SOIL BUILDERS, INC. , P.O. Box 5250 of Immokalee, FL 34142 ("Lessee"). Lessor leases to Lessee, and the Lessee rents from Lessor, on and subject to the following terms, promises, and conditions, the following described land (Land) in COLLIER County, Florida: 54 Acres in the E1/2 of Section 22, Township 48 South, Range 29 East (Old Land @ $425.00) 47 Acres in the NW 114 of Section 23, Township 48 South, Range 29 East (Old Land @ $425.00) 22 Acres in the NW 114 of Section 22, Township 48 South, Range 29 East (Old Land @ $425.00) *NO BUILDINGS ON LEASE All Lease members must sign and return both copies of the lease document and provide an email and contact phone number. 1. TERM. (a) The term of this Lease commences DULY 1, 2019 , and ends JUNE 30, 2020 , unless sooner terminated under other provisions of this Lease. (b) Notwithstanding paragraph (a) above either party may terminate this Lease by giving the other thirty days prior written notice of such termination. (c) This lease may be terminated by Lessor upon the occurrence of any of the following: (1) Abandonment by Lessee. (2) Upon default by Lessee in the performance of any of the terms, covenants, promises or conditions of the lease. (3) Insolvency of Lessee. (4) Breach by Lessee of any other lease or Agreement with Lessor. (d) Notwithstanding termination under 1(c), Lessee shall remain liable for the rent due for the unexpired portion of said lease. 2. RENT AND LESSEE'S EXPENSES. (a) Lessee shall pay to Lessor the following rent, without setoff, deduction or counterclaim, at Lessor's address: 26. GRAMMATICAL USAGE. (a) Where the context requires, gender and number shall be deemed interchangeable. (b) If Lessee is composed of several persons, they shall be ,jointly and severally liable for the obligations of Lessee. If Lessee is a partnership, the partners as well as the partnership shall be jointly and severally liable for the obligations of this Lease. 27. LEASE — ENTIRE AGREEMENT. This Lease constitutes the entire agreement between the parties. No representations, warranties or promises pertaining to this Lease or any property affected by this Lease have been made by, or shall be binding on, either of the parties, except as expressly stated in this Lease. This Lease cannot be changed orally, but only by an agreement in writing signed by the party against whom enforcement of any such change is sought. 28. CREDIT APPROVALS. This Lease is contingent upon credit approval and, if deemed necessary by Lessor, approved letter of GUARANTY (Personal) by person(s) designated by Lessor. 29. SEVERE INJURY OR DEATH. Lessee must notify Lessor in the event of severe injury (any injury which must be reported to OSHA) or death. 30. COMPLY WITH THE TERMS AND CONDITIONS OF THE LEASE. Lessor will not interfere with the harvesting and cultivation of crops presently being tended. Lessor may stop work on other lands under lease if Lessee does not comply with the terms and condition of the lease. 31. TERMINATION OF LEASE. Lessee must be in compliance with Federal, State, and County laws and Environmental regulations 60 days prior to termination of lease. Lessee shall maintain compliance during the final 60 days of the lease and at all times during this lease and shall dispose offsite all hazardous substance, and leave the land in a neat, clean and eye pleasing condition to the satisfaction of the Lessor. 32. VENUE. Any action for breach of this Lease or for any claims or damages arising out of the ownership, use, possession or maintenance of the leased premises shall be brought only in Collier County, Florida. 33. NOTICE. Any notice required herein shall be made in writing and mailed certified mail to the address provided herein for Lessor and Lessee, and shall be deemed to have been made when deposited, postage prepaid, in the United States Postal System. 34. MISCELLANEOUS PROVISIONS. 2010-11 101 acres Compost Credit 2011-12 101 acres Compost Credit 2012-13 101 acres Compost Credit 2013-14 101 acres Compost Credit 2014-15101 acres Compost Credit 2015-16101 acres Compost Credit 2016-17 101 acres Compost Credit (a)Lessee is responsible for having the irrigation wells calibrated before using. (b) Water reports must be turned in quarterly. (c) 4 strand barbwire fencing is required around all farm fields. There must be enough room on both sides of the fence so it can be mowed, disked or sprayed. (d) 5 strand barb wire fencing is required along roads and highways. There must be enough room on both sides of the fence so it can be mowed, disked or sprayed. (e) Lessee is responsible for keeping all dikes cleared (ex. of pepper trees, oak trees or pine trees) and topped for safe passage with a truck, tractor and an AVT. (g) Clean and top all dikes around all farm fields and maintain them. Make them drivable. Lessee is responsible for clearing, piling and burning all debris. �pRO1E�ilON Florida Department of Environmental Protection Hazardous Waste Inspection Report FACILITY INFORMATION: Facility Name: R & D Soil Builders Inc On -Site Inspection Start Date: 05/14/2009 On -Site Inspection End Date: 05/14/2009 ME ID#: 90060 EPA ID#: FLR000155549 Facility Street Address: 10410 Hwy 858, Immokalee, Florida 34142 Contact Mailing Address: 1536 Graduate Ct, Lehigh Acres, Florida 33971 County Name: Collier Contact Phone: (239) 633-7242 NOTIFIED AS: N/A INSPECTION TYPE: Routine Inspection for Used Oil Generator facility Routine Inspection for Non -Handler facility INSPECTION PARTICIPANTS: Principal Inspector: Angelina V Davis, Environmental Specialist II Other Participants: Karen Bayly, Environmental Supervisor; Rocky Robbins, President LATITUDE / LONGITUDE: Lat 26' 17' 39.1851" / Long 81 ° 23' 52.9343" SIC CODE: 0711 - Agriculture - soil preparation services TYPE OF OWNERSHIP: Private Introduction: A hazardous waste compliance evaluation inspection was conducted at your facility on May 14, 2009. This was the first hazardous waste inspection performed at this facility. The facility was determined to be a non -handler of hazardous waste but a generator of used oil, used oil filters, and spent lead -acid batteries. Process Description: We arrived at the site and reviewed the purpose of the inspection with Rocky Robbins. Mr. Robbins was on his way to meet us and granted access to the facility to conduct the inspection. The facility accepts horticultural debris and acts as a yard trash transfer station and yard trash recycler. Used oil is stored in an unlabeled, single -walled tank, behind a shipping container (Photo 5). The tank is not in secondary containment and is approximately 200-gallons in capacity. The tank was filled approximately 12" deep with used oil. There were several unlabeled, open 5-gallon buckets that contained either used oil or used oil residue. There was a large area of soil around the used oil tank, buckets, beneath and behind the shipping container where used oil had been discharged. Mr. Robbins stated that all of the used oil in this area was a result of activities conducted by Barry Land Development of SW FL, Inc, the company that operates the grinder at the facility. Mr. Robbins is not aware of how used oil in this area is disposed. Used oil generated from maintenance of other equipment is immediately taken to Pacific Tomato Growers, LTD and disposed of by their used oil hauler. Mr. Robbins advised that spill containment consists of berming a spill with dirt and then disposing of the contaminated material. R & D Soil Builders Inc Inspection Report Inspection Date: 05/14/2009 Page 2 of 7 Mr. Robbins advised that used oil filters are immediately taken to Pacific Tomato Growers, LTD for disposal by their used oil hauler. We located used oil filters stored in an unlabeled, full, 55-gallon drum inside a shipping container near the entrance to the facility, adjacent to a white fuel tank. Spent lead -acid batteries were located inside of and behind the shipping container in which the used oil filters were found (Photo 7). There were two fuel tanks located at the facility. Mr. Robbins did not know the size of the white, rusted fuel tank near the entrance but estimated it may be over 550-gallons (Photo 4). His intent is to skid mount the tank. The additional green, dented and rusted, fuel tank was located furthest from the entrance (Photos 1-3). Mr. Robbins advised the tank was owned by Barry Land Development of SW FL, Inc. Staining of the soil, dead vegetation, and a strong petroleum odor indicated a discharge from the tank. New Potential Violations and Areas of Concern: Checklist Independent Potential Violations and Areas of Concern Type: Violation Rule: 62-710.850(5)(a) Explanation: The 55-gallon drum containing the used oil filters is not labeled. Corrective Action: Label the 55-gallon drum containing used oil filters with the words "used oil filters." Type: Violation Rule: 279.22(d) Explanation: A used oil discharge occurred on the ground around the used oil tank. There were several buckets without lids that either contained used oil or used oil residue which may contribute to additional releases to the environment. No attempts had been made to clean up or properly manage the discharge or remaining open containers of used oil. Corrective Action: Remove and properly dispose of all soil contaminated by the used oil dischage. Upon completion of the cleanup, provide disposal receipts of the contaiminated soil to the Department. Properly contain and manage all used oil stored at the facility. Type: Violation Rule: 376.302 Explanation: Diesel fuel was discharged in front of both the green and the white fuel tanks. Around the green fuel tank, there was a strong petroleum odor and dead vegetation. Several stains on the soil were also observed as well as stains on the top of the tank. In front of the white fuel tank, the soil was stained indicating leaking from the dispenser nozzle at time of fueling. Corrective Action: Remove and properly dispose of the contaminated soil. Best Management Practices (BMPs) should be implemented to ensure discharges to the environment do not continue to occur. R & D Soil Builders Inc Inspection Report Inspection Date: 05/14/2009 Attachments: 1. Dead vegetation at fuel tank. 3. Green fuel tank. 2. Stained soil around fuel tank. 4. White fuel tank. Page 3 of 7 t =� Type: Violation Rule: 279.22(c)(1), 62-710.401(6) Explanation: Used oil is stored in a single -walled tank and is not in secondary containment. Neither the tank or the buckets used to transport used oil are properly labeled. Corrective Action: All containers, buckets or transfer pans used for transporting used oil must be clearly labeled "Used Oil." As the tank used for storing used oil is outside, it must either be double -walled or must be stored on an oil impermeable surface with engineered secondary containment. Attachments: R & D Soil Builders Inc Inspection Report Page 4 of 7 Inspection Date: 05/14/2009 5. Used Oil Collection Tank Summary of Potential Violations and Areas of Concern: Potential Violations Rule Number Area Date Cited Explanation Checklist Independent Violations 62-710.850(5)(a) 05/14/2009 The 55-gallon drum containing the used oil filters is not labeled. 279.22(d) 05/14/2009 A used oil discharge occurred on the ground around the used oil tank. There were several buckets without lids that either contained used oil or used oil residue which may contribute to additional releases to the environment. No attempts had been made to clean up or properly manage the discharge or remaining open containers of used oil. 376.302 05/14/2009 Diesel fuel was discharged in front of both the green and the white fuel tanks. Around the green fuel tank, there was a strong petroleum odor and dead vegetation. Several stains on the soil were also observed as well as stains on the top of the tank. In front of the white fuel tank, the soil was stained indicating leaking from the dispenser nozzle at time of fueling. 279.22(c)(1), 62- 05/14/2009 Used oil is stored in a single -walled tank and 710.401(6) is not in secondary containment. Neither the tank or the buckets used to transport used oil are properly labeled. Areas of Concern No Areas of Concern R & D Soil Builders Inc Inspection Report Page 5 of 7 Inspection Date: 05/14/2009 COMMENTS: 06/02/2009 It should be noted that the Department's efforts in listing areas of concern to a facility is an attempt to help that facility to either avoid a future potential violation with the Department or other government agencies, or help the facility improve its overall operations while protecting the environment. 1. Care should be taken when handling used oil at the facility so that it does not spill on the ground, concrete containment area, or concrete pad. Spills on the ground should be cleaned up immediately so they do not contaminate the soil and storm water collection system. 2. Employees should be trained to be cognizant of spills and releases; all spills and releases should be addressed as they occur or are detected and removed in a timely manner. Regular inspections of the entire facility are recommended to ensure proper handling of all wastes. 3. Buckets and transfer pans used to collect used oil should be emptied into designated storage containers immediately to prevent spills from occurring. 4. All spent lead acid batteries shall be placed in one designated area on wooden pallets with a tarp over it or inside an area such as the shipping container, protected from the weather not piled higher than 4 batteries high. 5. Please provide confirmation as to how all used oil, spent absorbent material/contaminated soil (if applicable), used oil filters, and spent lead -acid are to be disposed. Mr. Robbins stated that some of the used oil, used oil filters, and spent lead -acid batteries are taken to Pacific Tomato Growers, LTD to be hauled off by their used oil hauler. To provide confirmation of disposal, please provide a letter of agreement from Pacific Tomato Growers, LTD that they will allow these items from the facility to be comingled. Additionally, provide the most recent disposal receipt for these items from Pacific Tomato Growers, LTD for verification of disposal and/or recycling. Receipts for disposal of used oil, used oil filters, spent absorbent, and spent lead -acid batteries generated by the facility need to be acquired and maintained at the facility for a minimum of three years. 6. Please provide the size and capacity of both the green and the white fuel tanks. If either of the existing tanks exceed 550-gallons in capacity, the tanks will either need to be made mobile on a trailer or be registered and meet the criteria for a registered above -ground storage tank. Tanks that are less than or equal to a 550- gallon capacity are not required to be registered, but discharges to the environment are prohibited. There were fuel stains on the ground around both tanks; the green tank, in particular, had a large area around it indicating a discharge and possibly a leak. As both tanks are rusted and/or dented; it is advisable that both tanks are replaced with tanks that are double walled and 550-gallons or less in capacity. If the facility does not want to replace the green tank, it is recommended that use of this tank is discontinued and the tank and product are removed to avoid any additional releases to the environment. The tanks should be clearly labled to reflect the contents. 7. Solid waste was observed littering the area all around the already full solid waste dumpster. Solid waste should be routinely picked up and disposed of in a designated dumpster. It may be necessary to have the solid waste picked up more frequently or to obtain an additional solid waste dumpster for storage. 8. It is recommended that the facility implement a recycling program to include fiber (paper, cardboard, newsprint, magazines, etc) and commingled containers (plastics # 1-7, glass, aluminum, steel, tin cans). ATTACHMENTS: R & D Soil Builders Inc Inspection Report Inspection Date: 05/14/2009 Page 6 of 7 6. Solid Waste on Ground. Conclusion: The following documentation has been provided: 7. Spent Lead -Acid Batteries. Link to Florida Department of Environmental Protection Recycling Page: http://www.dep.state.fl.us/waste/categories/recycling/default.htm Link to Collier County Solid Waste Management Page: http://www.colliergov.net/index.aspx?page=119 Storage Tank Registration Form (>550-gallon capacity) Information for Petroleum Storage Tanks may be directed to Phil Snyderburn (239) 252-2502. R & D Soil Builders Inc Inspection Report Inspection Date: 05/14/2009 Page 7 of 7 Signed: A hazardous waste compliance inspection was conducted on this date, to determine your facility's compliance with applicable portions of Chapters 403 & 376, F.S., and Chapters 62-710, 62-730, 62-737, & 62 -740 Florida Administrative Code (F.A.C.). Portions of the United States Environmental Protection Agency's Title 40 Code of Federal Regulations (C.F.R.) 260 - 279 have been adopted by reference in the state rules under Chapters 62-730 and 62-710, F.A.C. The above noted potential items of non-compliance were identified by the inspector(s). This is not a formal enforcement action and may not be a complete listing of all items of non-compliance discovered during the inspection. Angelina V Davis PRINCIPAL INSPECTOR NAME C_1� - ID, PRINCIPAL INSPECTOR SIGNATURE Karen Bayly INSPECTOR NAME NO SIGNATURE INSPECTOR SIGNATURE Rocky Robbins REPRESENTATIVE NAME NO SIGNATURE REPRESENTATIVE SIGNATURE Environmental Specialist II PRINCIPAL INSPECTOR TITLE FDEP ORGANIZATION Environmental Supervisor INSPECTOR TITLE FDEP ORGANIZATION President REPRESENTATIVE TITLE R & D Soil Builders, Inc ORGANIZATION 5/27/2009 DATE NOTE: By signing this document, the Site Representative only acknowledges receipt of this Inspection Report and is not admitting to the accuracy of any of the items identified by the Department as "Potential Violations" or areas of concern. To Whom It May Concern, During the inspection of R & D Soil Builders Inc., at 10410 Hwy 858, by Angelina Davis and Karen Bayly of the D.E.P. several violations were found. After the inspection, we at R&D corrected any of the violations that were brought to our attention. _ All used Oil and drained used oil filters have been properly removed from the site and recycled by "World Petroleum Corporation" (see manifest #43296 attached). We contracted with "Creative Environmental Solution" to assist us in cleaning up all oil and diesel discharges (see attached report). The white, 1000 gallon fuel tank has been cleaned, painted, and mounted on a trailer (see photo). The green fuel tank has been taken out of service after being completely drained and recycled. We have also designated an area in our storage shed for waste oil, used drained oil filters, and oil drain buckets (see photo). The waste oil drum was cleaned, painted, and installed in a secondary containment within this designated area. We'attached a.large steel funnel to the top of the used oil containment tank to help prevent spills. This funnel has a screen inside and a lid to aid in the draining of used oil filters. All employees have been trained on the proper. . handling of used oil, filters and other materials when servicing the equipment on site. The solid waste littering the ground around the dumpster.-had been picked up and disposed of properly. The spent lead acid batteries will be stored in our storage shed only until we can buy a new one, at which time the spent one will be returned for recycling. R&D Soil Builders Inc. will continue to look for any areas in which we may improve on in the pursuit to keep our environment clean. If you have any questions, please call me at (239) 229-2155 Thank you, Rocky Robbins. President/Secretary, R & D Soil Builders, Inc. Entered into izOCULUS South District 7RECEIVED - D.E.P. 6 2009 ISTRICT 7'p Analytical Report 334752 for Creative Environmental Solutions Project Manager: George Foster Barry Recycling 09-060 12-JUN-09 XENCO." Laboratories ON A0009pq 5757 NW 158-th St, Miami Lakes, FL 33014 Ph:(305) 823-8500 Fax:(305) 823-8555 Texas certification numbers: Houston, TX T 104704215-08B-TX - Odessa/Midland, TX T 104704400-08-TX Corpus Christi, TX T104704370-08-TX - Dallas, TX T104.704295-09-TX Florida certification numbers: Houston, TX E871002 - Miami, FL E86678 - Tampa, FL E86675 Miramar, FL E86349 Norcross(Atlanta), GA E87429 South Carolina certification numbers: Norcross(Atlanta), GA 98015 North Carolina certification numbers: Norcross(Atlanta), GA 483 Houston - Dallas - San Antonio - Tampa - Miami - Latin America Midland - Corrous Christi - Atlanta JUL 16 2009 Page 1 of 27 1 SOUTH DISTRICT AMC Lc�'k star t s 12-JUN-09 Project Manager: George Foster Creative Environmental Solutions 700 DeSoto Avenue Brooksville, FL 34601 Reference: XENCO Report No: 334752 Barry Recycling Project Address: FL George Foster: We are reporting to you the results of the analyses performed on the samples received under the project name referenced above and identified with the XENCO Report Number 334752. All results being reported under this Report Number apply to the samples analyzed and properly identified with a Laboratory ID number. Subcontracted analyses are identified in this report with either the NELAC certification- number of the subcontract lab in the analyst ID field, or the complete subcontracted report attached to this report. Unless otherwise noted in a Case Narrative, all data reported in this Analytical Report are in compliance with NELAC standards. Estimation of data uncertainty for this report is found in the duality control section of this report unless otherwise noted. Should insufficient sample be provided to the laboratory to meet the method and NELAC Matrix Duplicate and Matrix Spike requirements, then the data will be analyzed, evaluated and reported using all other available quality control measures. The validity and integrity of this report will remain intact as long as it is accompanied by this.lctter and reproduced in full, unless written approval is granted by XENCO Laboratories.' This report will be .filed for at least 5 years in our archives after which time it will -be destroyed without further notice, unless otherwise arranged with you. The samples received, and described as recorded in Report No. 334752 will be filed for 60 days, and after that time they will be properly disposed without further notice, unless otherwise arranged with you. We reserve the right to return to you any unused samples, extracts or solutions related to them if we. consider so necessary (e.g., samples identified as hazardous waste, sample sizes exceeding analytical standard practices, controlled substances under regulated protocols, etc): We thank you for selecting XENCO Laboratories to serve your analytical needs. If you Have any questions concerning this report, please feel free to contact us at any time. Respectfully, Michelle B. Williams Project Manager Recipient of the Prestigious Small Business Administration Award of Excellence in 1994. Certified and approved by numerous States and Agencies. A Small Business and Minority Status Company that delivers SERVICE and QUALITY Houston - Dallas - San Antonio - Austin - Tampa - Miami - Atlanta - Corpus Christi - Latin America [RECEIVED DD.E.P. JUL 16 2009 Page 2 of 27 OUTH DISTRICT XGNC0 tpborotories zW,_ _ , ; .. _ F... Sample Cross Reference 334M Creative Environmental Solutions, Brooksville, FL Barry Recycling Sample Id Matrix Date Collected Sample Depth Lab Sample Id South S Jun-04-09 I1:00 1 ft 334752-001 Top S Jun-04-09 11:10 0 ft 334752-002 RECEIVED'.' D.E.P. JUL 16 SOUTH DISTRICT Page 3 of 27 CASE NARRATIVE • Client Name: Creative Environmental Solutions Project Name: Barry Recycling Project ID: 09-060 Report Date: 12-JUN-09 Work Order Number: 334752 Date Received: 0610512009 Sample receipt non conformances and Comments: None Sample receipt Non Conformances and Comments per Sample: None Analytical Non Conformances and Comments: Batch: LBA-761664 Percent Moisture None Batch: LBA-761723 FL -PRO None Batch: LBA-761937 VOAs by SW-846 8260E SW8260B Mi Non -routine analytes were not contained in the spikes. S W82606 Ml Batch 761937, 4-Bromofluorobenzene recovered above QC limits. Matrix interferences is suspected; data confirmed by re -analysis Samples affected are: 334846-001 S, 334846-001 SD. S W8260B Ml Batch 761937, Methylene Chloride detected in the blank below the MQL but above the SQL;. possible laboratory contamination. Samples affected are: 334752-001, -002. S W8260B MI Batch 761937, Methyl bromide, Trichloroffuoromethane RPD was outside QC limits. Samples affected are: 334752-001, -002 McC12 positives are due to lab preperation of sample. 334766-004 surrogates recovered high due to obvious matrix inteference RECEIVED - D.E.P. JUL 16 2009 ' SOUTH DISTRICT Page 4 of 27 CASE NARRATIVE s Client Name: Creative Environmental Solutions Project Name: Barry Recycling Project ID: 09-060 Report Dote:. 12-JUN-09 Work Order Number: 334752 Date Received: .0610512009 Batch: LBA-761967 PAHs by EPA 8310 SW8310 MI Non -routine analytes were not contained in the spikes, SW8310 MI Batch 761967, 1-Methylnaphthalene, Benzo(g,h,i)perylene recovered below QC limits in the laboratory control sample. Samples affected are: 334752-001, -002. RECEIVED - D.E.P. JUL 16 2009 SOUTH DISTRICT Page 5 of 27 'Yj Certificate of Analytical Results. 334752 Creative Environmental Solutions, Brooksville, FL Barry Recycling Sample ld: South Matrix: SOIL Moisture:-5.15 Lab Sample Id: 334752-001 Date Collected: Jun-04-00 11: 00 Date Received: Juh-05-09 14:00 Sample Depth: l'ft Analytical Method: PAHs by EPA 8310. Prep Method:. SW3550 Date Analyzed: Jun- 10-09 03:11 Analyst: ARM Date Prep: Jun-08-09 15:00 Tech: JGO Seq Number: 761967 Parameter Cas Number Result PQL MDL Units Flag Acenaphthene 83-32-9 U 0.005 0.001 ing-ft U Acenaphthylene 208-96-8 U 0.005 0.002 Ingikg U Anthracene 120-12-7 U 0.005 0'.001. mg/kg 11 Benzo(a)anthracene 56-55-3 U 0.005 0.001 mg/ke U Benzo(a)pyrene 50-32-8 U 0.005 0.001 tnglkg- U Benzo(b)fluoranthene 205-99-2 U 0.005 0.001 mg/kg U Benzo(g,h,i)perylene 191-24-2 U 0.005 0.001 nig/kg U Benzo(k)fluoranthene 207-08-9 u 0.005 0.001 nigik*' U Chrysene 218-01-9 u 0.005 0.001 ingft U I-Methylnaphthalene 90-12-0 u 6.005 0.001 U Dibenz(a,h)anthracene 53-70-3 U 0.005 0.001 niglkg U_ Fluoranthene 206-44-0 U 0.005 0.001 11VAg U Fluorene 86-73-7 U 0.005 0.00 t mg,!kv LJ' Indeno(1,2,3-c,d)Pyrene 193-39-5 U .0.005 0.001 k 8: U 2 -M ethyl naph th alene 91-57-6 U 0.005 0.001 mg,!kg U Naphthalene 91-20-3 U 0.005 0.001 mg/kg U Phenanthrene 85-01-8 U 0.005 0.002 mg/kg U Pyrene 129-00-0 U 0.005 0.001 ingAg U Analytical Method: TPH by FLPRO Prep Method: SW3550 Date Analyzed: Jun-09-09 18:33 Analyst: ARM Date Prep: Jun-09-09 11:00- Tech: NIAZ Iff Seq Number: 761723 Parameter Cas Number Result PQL MDL' Units Flag Dil GRO (C8-C10) Range GROCK 10 U 5.27 0.097 Ing"k-g U I DRO (C I O-C28) Range DROCIOC28 4.11 5.27 0.437 mLift I I ORO (C28-C40) Range OROC28C40 4.22 5.27 0.334 mg1kg I TOTAL FLPRO (C8-C40) TOTFIPRO ... .. .. ................ 8.33 : 1 5.27 - 0.097 - mg1kg Project: Florida Standard List of Methods RECEIVED.- D.E.P. ftsim: 1.004 JUL 16 2009 SOUTH DISTRICT Page 6 of 27 - .C•!f�e?_ -rl�_ r::u':�1:�c �i-yes?'f1�_`tr-:�.-.1'z- - ��f,':} .lea _ .!„A..•YY Certificate of Analytical Results 334752 I� Creative Environmental Solutions, Brooksville, FL Batty Recycling Sample Id: South Matrix: SOIL % Moisture: 5.15 Lab Sample Id:.334752-001 Date Collected: Jun-04-09 11:00 Date Received: Jun-05-09 14:00 Sample Depth: 1 ft Analytical Method: VOAs by SW-846 8260E Date Analyzed: Jun-10-09.21:07 Analyst: DAP Seq Number: 761937 Prep Method: SW5035 Date Prep: Jun-10-09 14:54 Tech: MEZ Parameter Cas Number Result PQL MDL 1, 1. 1,2-Tetrachloroethane 630-20-6 U 0.002 0.001-. I,1,1-Trichloroethane 71-55-6 U 0.001 0.001 1,1,2,2-Tetrachloroethane 79-34-5 U 0.001 0.001 1,1,2-Trichloroethane 79-00-5 U 0.002 0.001 1,1-Dichloroethane 75-34-3 U 0.002 0.001 1.,1-Dichloroethene 75-35-4 U 0.003 0.001 l,l-Dichloropropene 563-58-6 U 0.001 0.001 1,2,3-Trichlorobenzene 87-61-6 U 0.005 0.001 1,2,3-Trichloropropane 96-18-4 U 0.002 0.001 ' 1,2,4-Trichlorobenzene 120-82-1 U 0.003 0.001 1,2,4-Trimethylbenzene 95-63-6 U 0.004 0.001 1,2-Dibromo-3-Chloropropane 96-12-8 U 0.005 0.001 1,2-Dichlorobenzene 95-50-1 U 0.002 0.001 1,2-Dichloroethane 107-06-2 U 0.002 0.001 1,2-Dichloropropane 78-87-5 U 0.002 0.001 1,3,5-Trimethylbenzene 108-67-8 U 0.001 0.001 1,3-Dichlorobenzene 541-73-1 U 0.002 0.001 1,3-Dichloropropane 142-28-9 U 0.004 0.001 E 1,4-Dichlorobenzene 106-46-7 U 0.002 0.001 2,2-Dichloropropane 594-20-7 U 0.002 0.001 2-Chlorotoluene 95-49-8 U 0.002 0.001 4-Chlorotoluene 106-43-4 U 0.001 0.001 Benzene 71-43-2 U 0.001 0.001 Bromobenzene 108-86-1 U 0.002 0.001 Bromochloromethane 74-97-5 U 0.002 0.001 Bromodichloromethane 75-27-4 U 0.002 0.001 Bromofortn 75-25-2 U 0.001 .0.001 Methyl bromide 74-83-9 U 0.005 0.001 Carbon Tetrachloride 56-23-5 U 0.002 0:*001 Chlorobenzene 108-90-7 U 0.002 0.001 Chloroethane 75-00-3 U 0.002 0.001 Chloroform 67-66-3 U 0.001 0.001 Methyl Chloride 74-87-3 U 0.002 0.001 cis-1,2-Dichloroethylene 156-59-2 U 0.001 0.001 .cis-1,3-Dichloropropene 10061-01-5 U 0.002 0.001 Dibromochloromethane 124-48-1 U 0.004 0.001 Methylene bromide 74-95-3 U 0.002 0.001 Dichlorodifluoromethane 75-71-8 U 0.002 0.001 i Ethylbenzene 10041-4 U 0.001 0.001 Project: Florida Standard List of Methods v�'on: Mm Units Flag Ml mg/kg n _w/kg n,gag n,g/k e n,g/kg n,g/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/k- n,�lk�s mcJkg mg/kg mgikg mg/kg m&!kg mg/kg mgrkg mglkg mglkg mg/kg mg/kg n,g/kg mg/kg mg/k. mg/kg mg.'kg mg;kg mG'kg mg/kg mg/kg mg/kg mU'kg mg/kg RECEIVED - D.E.P. JUL 16 2009 SOUTH DISTRICT Page 7 of 27 Certificate of Analytical Results 334752 j Creative Environmental Solutions, Brooksville, FL Barry Recycling Sample Id: South Matrix: SOIL. % Moisture: 5.15 Lab Sample Id: 334752-001 Date Collected: Jun-04-09 11:00 Date Received: Jun-05-09 14:00. Sample Depth: 1 ft Analytical Method: VOAs by S W-846 8260B Date Analyzed: Jun-10-09 21:07 Analyst: DAP Seq Number: 761037 Parameter Cas Number Hexachlorobutadiene 87-68-3 ! isopropylbenzene 98-82-8 m,p-Xylene 179601-23-1 Methylene Chloride 75-09-2 MTBE 1634-04-4 Naphthalene 91-20-3 n-Butylbenzene 104-51-8 n-Propylbenzene 103-65-1 i o-Xylene 9547-6 I p-Cymene (p-isopropyltoluene) 99-97-6 Sec-Butylbenzene 135-99-8 Styrene 10042-5 tert-Butylbenzene 98-06-6 Tetrachloroethylene 127-18-4 Toluene 108-88-3 trans-1,2-dichloroethylene 156-60-5 trans-1,3-dichloropropene 10061-02-6 Trichloroethylene 79-01-6 Trichlorofluoromethane 75-69-4 Vinyl.Chloride 75-01-4 Project: Florida Standard List of Methods Vmiun: 1.004 Prep Method: SW5035 Date Prep: Jun-10-09 1454 Tech: MEZ Result PQL MDL Units Flag U 0.005 0.001 m&'kgg U U 0.001 0.001 m&'k6, U U 0.003 0.001 mg/kg U 0.002 0.004 0.001 mglkg I U 0.001 0.001 m&'k& U U 0.009 0.002 mg/kg U U 0.001 0.001 mb'k� U U 0.002 0.001 mgfkg U U 0.001 0-.001 ingft U U 0.001 0.001 miVkg U U 0.001 0.001 mg/4 U U 0.001 0.001 mg(ks U U 0.001 0.001 n,g/kg U U 0.002 0.001 mg/kg. U U 0.002 0.001 mglkg U U 0.002 0.001 im;lkg U U 0.002 0.001 m&'kg U U 0.002 0.001 m;.'ke U U 0.002 0.001 mglkg U U 0.001 0.001 m$'kg U Page 8 of 27 LMI RECEIVED -- D.E.P. JUL 16 NO SOUTH DISTRICT Certificate of Analytical Results 334752 Creative Environmental Solutions, Brooksville, FL Barry Recycling Sample Id: Top Matrix: SOIL O Moisture: 3.67 Lab Sample Id: 334752-002 Date Collected: Jun-04-09 11:10 Date Received: Juri-05-09.14:00 Sample Depth: 0 ft Analytical Method: PAHs by EPA 8310 Date Analyzed: Jun40-09 04:41 Analyst: ARM Seq Number: 761967 Parameter Cas Number Acenaphthene 83-32-9 Acenaphthylene 208-96-8 Anthracene 120-124 Benzo(a)anthracene 56-55-3 Benzo(a)pyrene 50-32-8 Benzo(b)fluoranthene 205-99-2 Benzo(g,h,i)perylene 191-24-2 Benzo(k)Ruoranthene 207-08-9 Chrysene 218-01-9 1-Methylnaphthalene 90-12-0 + Dibenz(a,h)anthracene 53-70-3 Fluoranthene 206-44-0 Fluorene 86-73-7 Indeno(1,2,3-c,d)Pyrene 193-39-5 2-Methylnaphthalene 91-57-6 Naphthalene 91-20-3 ! Phenanthrene 85-01-8 Pyrene 129-00-0 Analytical Method: TPH by FLPRO Date Analyzed: Jun-09-09 19:01 Analyst: ARM Seq Number: 761723 Parameter Cas Number GRO (C8-C 10) Range GROC8C10 DRO (C 10-C28) Range DROCIOC28 ORO (C28-C40)-Range OROC28C40 TOTAL FLPRO (C8-C40) TOTFLPRO Project: Florida Standard List of Methods venfoo: HXA Prep Method: SW3550 Date Prep: Jun-08-09 15:00 Tech: JGO Result PQL MDL Units Flag Dil U 0.005 0.001 mg/kg U 1 U 0.005 0.002 mg/kg U I U 0.005 0.001 mglkg U 1 0.008 0.005 6.001 mg/kg 1 0.014 0.005 0.001 mg/kg 1 0.014 0.005 0.601 mg/k€ 1 0.016 0.005 0.001 mWk€ 1 0.006 0.005 0.001 rno", I 0.021 0.005 0.001 mg/kg l U 0.005 0.001 rng/kg U l U 0.005 0.001 mg/kg U 1 0.034 0.005 0.001 mg/kg 1 U 0.005 0.001 mg/kg U I 0.010 0.005 0.001 mg/kg I U 0.005 '0.001 mg,kg U 1 U 0.005 0.001 mg/kg U 1 0.014 0.005 0.002 mg!kg 1 0.031 0.005 0.001 mg'kg 1 Prep Method: SW3550 Date Prep: Jun-09-09 11:00 Tech: MAZ Result PQL MDL Units Flag Dil U 5.17 0.095 mgAg U 1 4.35 5.17 0.429 mg/kg 1 I 4.55 5.17 0.328 mg/kg 1 1 8.9 5.17 0.095 mg/kg 1 RECEIVED - D.E.P. JUL 16 2M SOUTH DISTRICT Page 9 of 27 Certificate of Analytical Results 334752 '^ Creative Environmental Solutions, Brooksville,.FL' Barry Recycling Sample Id: Top Matrix: SOIL % Moisture: 3.6.7 Lab Sample id: 334752-002 Date Collected: Jun-04-09 11:10 Date Received: Jun-05-09 14:00 Sample Depth: 0 ft r%uaiyiica1 inernuu: v VAS Dy N W-540 5Z0U1J Date Analyzed: Jun-] 0-09 21:30 Analyst: DAP Seq Number: 761937 Parameter Cas Number 1, 1, 1,2-Tetrachloroethane 630-20-6 1, 1, 1 -Trichloroethane 71-55-6 1,1,2,2-Tetmehloroethane 79-34-5 1,1,2-Trichloroethane 79-00-5 1,1-Dichloroethane 75-34-3 •; 1,1-Dichloroethene 75-35-4 1, t-Dichloropropene 563-58-6 1,2,3-Trichlorobenzene 87-61-6 •. 1,2,3-Trichloropropane 96-184 11,2,4-Trichlorobenzene 120-82-1 •; 1,2,4-Trimethylbenzene 95-63-6 1,2-Dibromo-3-Chloropropane 96-12-8 1,2-Dichlorobenzene 95-50-1 1,2-Dichloroethane 107-06-2 1,2-Dichloropropane 78-87-5 1,3,5-Trimethylbenzene 108-67-8 1,3-Dichlorobenzene 541-73-1 1,3-Dichloropropane 142-28-9 1,4-Dichlorobenzene 106-46-7 2,2-Dichloropropane 594-20-7 2-Chlorotoluene 9549-8 4-Chlorotoluene 106-43-4 i Benzene 71-43-2 Bromobenzene 108-86-1 Bromochloromethane 74-97-5 Bromodichloromethane 75-274 ' Bromoform 75-25-2 Methyl bromide 74-83-9 Carbon Tetrachloride 56-23-5 Chlorobenzene 108-90-7 Chloroethane 75-00-3 Chloroform 67-66-3 Methyl Chloride 74-87-3 cis-1,2-Diohloroethylene 156-59-2 cis-1,3-Dichloropropene 10061-01-5 Dibromochloromethane 12.4-48-1 Methylene bromide 74-95-3 Dichlorodifluoromethane 75-71-8 Ethylbenzene 100414 Project: Florida Standard List of Methods version: 1.004 Date Prep: Jun-10-09 14:56 Result Prep Method: SW5035 Tech: MEZ PQL MDL Units 0.002 0.001 mg/kg 0.001 0.001 mg/kg 0.001 0.001 mgikg 0.002 0.001 mgNg 0.002 0.001 mgikg 0.003 0.001 nig/kg 0.001 0.001 mg/kg 0.006 0.001 mg/kg 0.002 0.001 mgAg 0.003 0.001 mgNg 0.004 0.001 Ing/kg 0.006 0:001 mg/kg 0.002 0.001 ' niglkg, 0.002 0.001 mg/kg 0.002 0.001 rn. ft 0.001 0.001 me/kg 0.002 0.001 mg/kg 0.004 .0.001 mgikg 0.002 0.001 mgfkg 0.002 0.001 mg/kg 0,002 0.001 mgikg 0.001 0.001 mg/kg 0.001 0.001 11%ft 0.002 0.001 rng;kg 0.002 0.001 mglkg 0.002 0.001 mg/kg 0,001 0.00-1 mg/kg 0.006 0.001 mg/kg 0.002 0.001 mg,'kg 0.002 0.001 mg/kg 0.002 0.001 mg/kg 0.001 0.001 mg/kg 0.002 0.001 mg,kg 0.001 0.001 mg/kg 0.002 0.001 mg/kg. 0.004 0.001 •Ing/kg 0.002 0.001 mgfkg 0.002 0.001 ,ng/kg 0.001 0.001 mgikg Flag Dii RECEIVED - D.E.P. JUL 16 20 SOUTH DISTRICT Page 10 of 27 Certificate of Analytical Results 334752 Creative Environmental Solutions, Brooksville, FL Barry Recycling Sample ld: Top Matrix: SOIL % Moisture: 3.67 Lab Sample Id: 334752-002 Date Collected: Jun-04-09 11:10 Date Received: Jun-05-09 14:00 Sample Depth: 0 ft Analytical Method: VOAs by SW-846 8260B Prep Method: SW5035 Date Analyzed: Jun-10-09 21:30 Analyst: DAP Date Prep: Jun-10-09 14:56 Tech:.IvtE7. Seq Number: 761937 Parameter - -.. _......_... .. Cas Number Result PQL MDL Units Flag Hexachlorobutadiene 87-68-3 U 0.006 0.001 mg/kg U isopropylbenzene 98-82-8 U 0.001 0.001 mg/kg U m,p-Xylene 179601-23-1 U 0.003 0.001 mglkg U Methylene Chloride 75-09-2 0.004 0.004 0.001 mg/kg I MTBE 1634-04-4 U 0.001 0.001 mg/kg U Naphthalene 91-20-3 U 0.009 0.002 mg/kg U n-Butylbenzene I04-51-8 U 0.001 0.0Q1 mg/kg U n-Propylbenzene 103-65-1 U 0.002 0.001 mg/kg U o-Xylene 95-47-6 U 0.001 0.001 ing/kg U p-Cymene (p-isopropyltoluene) 99-87-6 U 0.001 0.001 .1nglkg U Sec-Butylbenzene 135-98-8 U 0.001 0.001 mg/kg U il Styrene 100-42-5 U 0.001 0.001 mg/kg U tert-Butylbenzene 98-06-6 U 0.001 0.001 mykg U Tetrachloroethylene 127-18-4 U 0.002 0.001 mg/kg U Toluene 108-88-3 U 0.002 0.001 mg/kg .lJ trans-1,2-dichloroethylene 156-60-5 U 0.002 0.001 mg/kg U trans-1,3-dichloropropene 10061-02-6 U 0:002 0.001 mg/kg U Trichloroethylene 79-01-6 U 0.002 0.001 mg/kg U Trichloroflttoromethane 75-69-4 U 0.002 0.001 mglkg U Vin 1 Chloride 75-01-4 U 0.001 0.001 Prg/kg U Project: Florida Standard List of Methods VcTsinn: 1.004 Page 11 of 27 ED RECEIVED - D.E.P. JUL 16 2009 SOUTH DISTRICT L__flagging Criteria Laballrok�ra�s FLORIDA Flagging Criteria A Value reported is the mean (average) of two or more determinations. This code shall be used if the reported value is the average of results for two or more discrete and separate samples. These samples shall have been processed and analyzed independently. Do not.use this code if the data are the result of replicate analysis on the same sample aliquot, extract or digestate., B Results based upon . colony counts outside the acceptable range. This. code applies to microbiological tests and specifically to membrane filter colony counts. The code is to be used.if the colony count is generated from a plate in which the total number of coliform colonies is outside the method indicated ideal range. This code is not to be used if a 100 1nL.sample has been filtered and the colony count is less than the lower value of the ideal range. F When reporting species: F indicates the female sex. Otherwise it indicates RPD value is. outside the acceptable range. H Value based on field kit determination; results may not be accurate. This code shall be used if a field,screening test (i.e.,, field gas chromatograph data, immunoassay, vendor -supplied field kit, etc.) was used to generate the value and the field kit or method has not been recognized by the Department as equivalent to laboratory methods. I The reported value is between the laboratory method detection limit and the laboratory practical quantitation limit. J Estimated value. A "Y' value shall be accompanied by a narrative justification for its use. Where possible, the organization shall report whether the actual value is less than or greater than the reported value. A "J" value shall not be used as a substitute for K, L, M, T, V, or Y, however, if. additional reasons exist for identifying• the value as estimate (e.g.,' matrix 'spiked failed to meet acceptance criteria), the "J" code may be added to a K, L, M, T, V, or Y. The following are some examples of narrative descriptions that may accompany a "J" code: . J1: No known quality control criteria exist for the component; J2: The reported value failed to meet the established quality control. criteria for either precision or accuracy (the specific failure must be identified); B: The sample matrix interfered with the ability to make any accurate determination; A The data are questionable because of improper laboratory or field protocols (e.g., composite sample was collected instead of a grab sample). J5: The field calibration verification did not meet calibration acceptance criteria. J6: QC protocol not followed. Recipient of the Prestigious Small Business Administration Award of.kxcellence in 1994. Certified and approved by numerous States and Agencies. A Small Business and Minority Status Company that delivers SERVICE and QUALITY Houston - Dallas - San Antonio - Austin - Tampa - Miami - Latin America 11381 Meudowglen Lane Suite L Houston, Tx 77082-2647 Phone Fax 11078 Morrison Rd., Suite D, Dallas, TX 75229 (281) 589-0692 (281) 589-0695 5309 Wambach, Ste 104 San Antonio TX 78238 (972) 481-9999 (972) 481-9998 2505 N. Falkenburg Rd., Tampa, FL 33619 (210) 509-3334 (201) 509-3335 5757 NW 158th St, Miami Lakes, FL 33014 (813) 620-2000 _(813) 620-2033 (305) 823-8500 (305) 823-8555 RECEIVED - D.E.P. JUL 16 2 09 Page 12 of 27 so H DISTRICT Flagging Criteria J7: B/A results for Chlorophyll does not meet 1 - 1.7 ratio. K Off -scale low. Actual value is known to be less than the value given. This code shall be used if: 1. The. value is less than the lowest calibration standard and the calibration curve is known to be non- linear; or 2. The value is known to be less than the reported value based on sample .size, dilution. This code shall not be used to reportvalues that are less than the laboratory practical quantitation limit or laboratory method detection limit. L Off -scale high. Actual value is known to be greater than value given. To be used when the concentration of the analyte is above the acceptable level for quantitation (exceeds the linear range or highest calibration standard) and the calibration curve is known to exhibit a negative deflection. M When reporting chemical analyses: presence of material is verified but not quantified; the actual value is less than the value given. The reported value shall be the laboratory practical quantitation limit. This code shall be used if the level is too low to permit accurate quantification, but the estimated concentration is greater than the method detection limit. -If the value is less than. the method detection limit use "T" below. N Presumptive evidence of presence of material. This qualifier shall be used if. 1. The component has been tentatively identified based on mass spectral library search; or 2. There is an indication that the analyte is present, but quality control requirements for confirmation were not met (i.e., presence of analyte was not confirmed by alternative procedures). O Sampled, but analysis lost or not performed. Q Sample held beyond the accepted holding time. This code shall,be used if the value is derived from a sample that was prepared or analyzed after the approved holding time restrictions for sample preparation or analysis. T Value reported is less than the laboratory method detection limit. The value is reported for informational purposes, only and shall not be used in statistical analysis. U Indicates that the compound was analyzed for but not detected. This• symbolshall be used to indicate that the specified component was not detected. The value associated with the qualifier shall be the laboratory method detection limit. Unless requested by the client, less than the method detection limit values shall not be reported (see "T" above). V Indicates that the analyte was detected in both the sample and the associated method blank. Note: the value in the blank shall not be subtracted from associated samples. Recipient of the Prestigious Small Business Administration Award of Excellence in 1994. Certified and approved by numerous States and Agencies. A Small Business and Minority Status Company that delivers SERVICE and QUALITY Houston - Dallas - San Antonio - Austin - Tampa - Miami - Latin America 11381 Meadowglen Lane Suite L Houston, Tx 77082-2647 Phone Fax 11078 Morrison Rd., Suite D, Dallas, TX 75229 (281) 589-0692 (281) 589-0695 5309 Wuzbach, Ste 104 San Antonio TX 78238 (972.) 481-9999 (972) 481-9998- 2505 N. Falkenburg Rd., Tampa, FL 33619 (210) 509-3334 (201) 509.3335 5757 NW 158th St, Miami Lakes, FL 33014 (913) 620-2000 (813 620-2033 (305) 823-8500. (30 AMI MED - D:E,P. JUL 16 2M Page �s ot27 SOUTH DISTRICT I XIINCO-� Flagging Criteria j Wberaterks' Y The laboratory analysis was from an unpreserved or improperly preserved sample. The .data may not be accurate. Z Too many colonies were present (TNTC); the numeric value represents the filtration volume. ? Data are rejected and should not be used. Some or all of the quality control data. for the analyte were outside criteria, and the presence or absence of the analyte cannot be determined from the data. * Not reported due to interference. The following codes deal with certain aspects 'of field activities. The codes shall be used if the laboratory has knowledge of the specific sampling event. The codes shall. be added by the organization collecting samples if they apply: D The sample result was reported from a dilution. E Indicates that extra samples were taken at composite stations. R Significant rain in the past 48 hours. (Significant rain typically involves rain in excess of 1 /2. inch within the past 48 hours.) This code shall be used when the rainfall might contribute to a lower than normal value. ! Data deviate from historically established concentration ranges. Recipient of the Prestigious Small Business Administration Award of Excellence in 1994. Certified and approved by numerous States and Agencies. A Small Business and -Minority Status Company that delivers SERVICE and QUALITY Houston - Dallas - San Antonio - Austin - Tampa - Miami - Latin America. . 11381 Meadowglen Lane Suite L Houston, Tx 77082-2647 Phone Fax 11078 Morrison Rd., Suite D. Dallas, TX 75229 (281) 589-0692 (2$1) 589-0695 5309 Wurzbach, Ste l D4 San Antonio TX 78238 (972) 481-9999 (972) 481-9998- 2505 N. Falkenburg Rd., Tampa, FL 33619 (210) 509-3334 (201) 509-3335 5757 NW 158th St, Miami Lakes. FL 33014 (813) 620-2000- (813) 620-2033 (305) 823-9500 (305) 823-8555 RECEIVED - D.E.P. JUL 16 Page 14 of 27 SOUTH DISTRICT LicX*3 Work Orders: 334752, Lab Batch #: 761967 Units: mg/kg Form-2 - Surrogate Recoveries Project Name: Barry Recycling Sample: 531443-1-BLK / BLK Date Analyzed: 06/10/09 01:41 I PAHs by EPA 8310 Analytes Terphenyl-D14 Lab Batch #: 761967 Sample: 531443-1-BKS / BKS Project ID: 09-060 Batch: I Matrix; Solid SURROGATE RECOVERY STUDY Amount True Control Found Amount Recovery Limits Flags JAI 131 %R %R IDI 0.045 0.050 90 49-233 I Batch: 1 Matrix: Solid Units: mg/kg Date Analyzed: 06/10/09 02:11 SURROGATE RECOVERY STUDY PAHs by EPA 8310 Amount True Control Found Amount Recovery Limits Flags JAI 181 %R %R Analytes 1DI Terphenyl-D14 0.049 • 0.050 9R 49 233 - Lab Batch #; 761967. Sample: 531443-1-BSD / BSD Batch: 1 Matrix: Solid Units: mg/kg Date Analyzed: 06/10/09 02:41 SURROGATE RECOVERY STUDY PAHs by EPA 8310 Amount True Control Found Amount Recovery Limits Flags JAI IBI %R %R Analytes 1DI Terphenyl-D14 0.047 0.050 94 49-233 Lab Batch #: 761967 Sample: 334752-001 / SMP Batch: 1 Matrix: Soil Units: mg/kg Date Analyzed: 06/10/09 03:11 SURROGATE RECOVERY STUDY PAHs by EPA 8310 Amount True Control Found Amount Recovery I . Limits Flags JAI JBI %R %R Analytes -ID IDl Terpheny14 0.051 0.050 102 49-233 Lab Batch #: 761967 Sample: 334752-001 S / MS Batch: 1 Matrix: Soil Units: mg/kg Date Analyzed: 06/10/09 03:41 SURROGATE RECOVERY STUDY PAHs by EPA 8310 Amount True Cantrni Found Amount Recovery Limits Flags JAI JBI %R %RAnalytes IDI Terphenyl-1414 0.047 0.050 94 49-233 * Surrogate outside of Laboratory QC limits ** Surrogates outside limits; data and surrogates confirmed by reanalysis *** poor recoveries due to dilution Surrogate Recovery [D] = 100 * A / B All results are based on MDL and validated for QC purposes. Page 15 of 27 RECEIVED - D.E.P. SOUTH DISTRICT Work Orders: 334752, Lab Batch #: 761967 Form 2 - Surrogate Recoveries Project Name: Barry Recycling Project ID: 09-060 Sample: 334752-001 SD / MSD Batch:. I Matrix: Soil • . Units: mg/kg Date Analyzed: 06/10/09 04:11 SURROGATE RECOVERY STUDY, PAHs by EPA 8310 Amount True Control Found Amount Recovery Limits Flags IAI IBI %R , "/uR Analytes IDI ! Terphenyl-D14 0.051 0.050 102 49-233 Lab Batch #: 761967 Sample: 334752-002 / SMP Batch: 1 Matrix: Soil Units: mg/kg Date Analyzed: 06/10/09 04:41 SURROGATE RECOVERY STUDY. PAHs by EPA 8310 Amount True Control Found Amount Recovery Limits I Flags IAI Ill] %R %R Analytes IDI Terphenyl-D14 0.054 0.050 -108 49 233 Lab Batch #: 761723 Sample: 531525-1-BLK / BLK Batch: 1 Matrix: Solid Units: mglkg Date Analyzed: 06/09/09 15:50 SURROGATE RECOVERY STUDY TPH by FLPRO Amount True . Control Found Amount Recovery Limits Flags IAI 101 %R '%R Analytes 4.57 5,00 IDI 91 62-109 o-Terphenyl C39 3.04 5.00 61 I 60-118 Lab Batch #: 761723 Sample: 531525-1-BKS / BKS Batch: I Matrix: Solid Units: mg/kg Date Analyzed: 06/09/09 16:17 SURROGATE RECOVERY STUDY TPH by FLPRO Amount True Control I Found Amount Recovery Limits Fings IAI 1111 %R %R Analytes ID] o-Terphenyl 5.25 4.28 5.00 5.00 105 86 62-109 60-118 C39 Lab Batch #: 761723 Sample: 531525-1-BSD / BSD Batch: 1 Matrix: Solid Units: mg/kg Date Analyzed: 06/09/0916:44 SURROGATE RECOVERY STUDY TPH by FLPRO Amount True Control Found Amount Recovery Limits Flags JAI IBJ %R %R Analytes ID] o-Terphenyl 5.42 5.00 108 62-109 C39 4.58 5.00 92 60-118 * Surrogate outside of Laboratory QC limits ** Surrogates outside limits; data and surrogates confirmed by reanalysis *** Poor recoveries due to dilution Surrogate Recovery [D] = 100 * A / B All results are based on MDL and validated for QC purposes. Page 16 of 27 RECEIVED - D.E.P. .1UL 16 2009 SOUTH DISTRACT • Work Orders: 334752, Lab Batch #: 761723 Form 2 - Surrogate Recoveries l Project Name: Barry Recycling Project ID: 09-060 Sample: 334757-001 S / MS Batch: i Matrix: Soil Units: mg/kg Date Analyzed: 06/09/09 17:39 SURROGATE RECOVERY STUDY TPH by FLPRO Amount Found True Amount Recovery Control. Limits Flags JAI IBI %R "/oR Analytes ID]. o-Terphenyl 4.22 5.00 84 '62-109 C39 _ 5.20 5.00 104 60-118. Lab Batch #: 761723 Sample: 334757-001 SD / MSD Batch: 1 Matrix: Soil Units: mg/kg Date Analyzed: 06/09/09 18:06 SURROGATE,, RECOVERY STUDY TPH by FLPRO Amount True Control Found Amount Recovery Limits Flags JAI IBI %R %R Analytes l°l. o-Terphenyl 4.21 5.00 84 62-109 C39 5.15 5:00 103 60-118 Lab Batch #: 761723 Sample: 334752-001 / SMP Batch: 1 Matrix: Soil Units: mg/kg Date Analyzed: 06/09/09 18:33 SURROGATE RECOVERY STUDY TPH by FLPRO Amount True Control Found Amount Recovery Limits Flagg JAI IBI %R %R Analytes IDI o-Tetphenyl 4.09 5.00 82 ` 62-109 C39 5.05 5.00 101 60-1 Is Lab Batch #: 761723 Sample: 334752-002 / SMP Batch: I Matrix: Soil Units: mg/kg Date Analyzed: 06_/09/09 19:01 SURROGATE RECOVERY.STUDY TPH by FLPRO Amount True Control 1 Found Amount Recovery Limits Flags JAI IB] %R %R . Analytes -ID] o-Terphcnyl 4.30 4.99 86 62-109 C39 3.67 4.99 74 60-118 * Surrogate outside of Laboratory QC lintits Surrogates outside limits; data and surrogates confirmed by reanalysis *** Poor recoveries due to dilution Surrogate Recovery [D] = 100 * A / B All results are based on MDL and validated for QC purposes. RECEIVED - D.E.P. JUL 16 2009 SOUTH DISTRICT Page 17 of 27 XeNco L"oroiories Work Orders : 334752, Lab Batch #: 761937 Form 2 - Surrogate Recoveries �= J Project Name: Barry Recycling Project ID: 09-060 Sample: 531623-1-BKS / BKS Batch: I Matrix:. Solid Units: nig/kg Date Analyzed: 06/10/09 18:46 SURROGATE RECOVERY STUDY. VOAs by SW-846 8260B Analytes Amount Found IAI True Amount 1Bl Control Recovery . Limits Flags %R, %R IDI 1,2-Dichloroethane-D4 c 0.0471 0.0500 94 70-130 4-Bromofluorobenzene 0.0507 0.0500 I 101 70-130 Dibromofluoromethane 0.0513 0.0493 0.0500 0.0500 103 99 70-130 76-130 LT.]uene-D8 Lab Batch #: 761937 Sample: 334846-001 S / MS Batch: 1 Matrix: Soil Units: mg/kg Date Analyzed: 06/10/09 19:10 SURROGATE RECOVERY STUDY VOAs by SW-846 8260B Analytes Amount Found [A] 'True -Amount IBl Recovery %R IDI Control Limits %R Flags 1,2-Dichloroethane-D4 0.0502 0.0500 100 70-130 4-Bromofluorobenzene 0.0695 0,0500 139 70-130 D Dibromofluoromethane 0.0511 0,0500 102 70-130 Toluene-D8 0.0581 i 0.0500 116 ! 70-130 Lab Batch #: 761937 Sample: 334846-001 SD / MSD Batch: I Matrix: Soil Units: mg/kg Date Analyzed: 06/10/09 19:33 SURROGATE RECOVERY STUDY VOAs by SW-846 8260B Analytes Amount True Found Amount IAI 113I Recovery %R IDl Control Limits %R Flags 1,2-13ichloroethane-134 0.0523 0.0500 105 70-130 4-Bromofluorobenzene 0.0681 0.0500 136 70-130 J3 Dibromofluoromethane 0.0523 0.0500 105 )0-130 Toluene-D8 0.0581 0.0500 116 70-130 Lab Batch #: 761937 Sample: 531623-1-BLK / BLK Batch: 1 Matrix: Solid Units: mg/kg Date Analyzed: 06/10109 20:20 SURROGATE RECOVERY STUDY VOAs by SW-846 8260B Analytes Amount Found IAI True Amount lBl Recovery %R IDI. Control Limits Flags "/oft 1,2-Dichloroethane-D4 0.0550 0.0500 110 70-130 4-Bromofluorobenzene 0.0455 0.0500 91 ' 70-130 Dibromofluoromethane 0.0330 0.0500 106 70-130 Toluene-D8 0.0495 I 0.0500, 99 i 70-130 * Surrogate outside of Laboratory QC limits ** Surrogates outside limits; data and surrogates confirmed by reanalysis *** Poor recoveries due to dilution Surrogate Recovery [D] = 100 * A / B All results are based on MDL and validated for QC purposes. =RECEIVED Page 18 of 27 fmco Laboratories Work Orders: 334752, Lab Batch #: 761937 Form 2 - Surrogate Recoveries Project Name: Barry Recycling Project ID: 09-060 Sample: 334752-001 / SMP Batch: 1 Matrix: Soil Units: mg/kg Date Analyzed: 06/10/09 21:07 SURROGATE RECOVERY STUDY VOAs by SW-846 8260B Analytes Amount Found IAI True Amount IBI Recovery %R IDI . Control Limits %R Flags 1,2-Dichloroethane-D4 0.0517' 0.0500 103 I 70-130 4 --- 4-Bromofluorobenzene 0.0565 0.0500 113 I '70-130 Dibromofluoromethane 0.0356 0.0500 ill 70.130 Toluene-138 0.0512 0.0500 102 70-130 Lab Batch #: 761937 Sample: 334752-002 / SMP Batch: I Matrix: Soil Units: mg/kg Date Analyzed: 06/10/09 21:30 SURROGATE RECOVERY STUDY VOAs by SW-846 8260B Analytes Amount Found JAI True Amount .181 Recovery %R IDI Control limits Flags %R 1,2-Dichloroethane-D4 0.0530 0.0500 106 70-130 4-Brontofluorobenzene 0.0549 0.0500 110 70-130 Dibromofluoromethane 0.0539 0.0500 108 70' 130 Toluene-D8 0.0539 0.0500 108 70-130 * Surrogate outside of Laboratory QC limits ** Surrogates outside limits; data and surrogates confirmed by reanalysis *** Poor recoveries due to dilution Surrogate Recovery [D] = 100 * A / B All results are based on MDL and validated for QC purposes. RECEIVED--D.E.P. JUL 16 20 SOUTH DISTRICT Page 19 of 27 Blank Spike Recovery Project Name: Barry Recycling Work Order #: 334752 Project ID: Lab Batch #: 761937 Sample: 531623-1-BKS Matrix: Solid Date Analyzed: 06/10/2009 Date Prepared: 06/10/2009 Analyst: DAP 09-060 Reporting Units: mg/kg Batch #: ] BLANK /BLANK SPIKE RECOVERY STUDY VOAs by SW-846 8260B Analytes Blank Result [A] Spike Added [B]. Blank Spike Result ICI. Blank Spike %R I131 Control Limits %R Flags I,l-Dichloroethene <0.001 -0.050 0.067 134 59-172- Benzene <0.001 0.050 0.054 •108 66-142 Chlorobenzene <0.001 0.050 0.053- 106 60-133 Toluene <0.001 0.050 0.052 104 1 59-139- Trichloroethylene <0.001 0.050 0.056 112 62-137 Blank Spike Recovery [D] = I00*[C]/[B] All results are based on MDL and validated for QC purposes. BRL - Below Reporting Limit Page 20 of 27 a ED - D.E.P. 15 239DISTRICT 3 0 v S '~a G D a D A S S f^9 ram. < f9 O O O _ w w 5 mpr °c c w w n m m m Oi mCD S 0 O a. b W r+ G y A 0 A 0 A o. s A op A c A SDc A A cp a sp op s A op 0 0p g 8 0 0 0 0 0 0 0 0 0 pp 0 a 0 0 0 0 0 0 C O O O O O O C O tA O O O O C O O O C O C C 7C a o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ,ro m ? A O A W O O C G U C C C. G O CO G (•� 6.0 pa t o O v w to a. hi tt w .Op A O b A W A N J `� = A 7• �O ao J O, %D .! 00 10 J 00 00 00 O 00 00 N Q. .00 A A `•" '�, O 0 O 0 o 0 0 0 O 0 O 0 0 O o O O O O O O O O O p>• Z U to 0 to an 0 to v to 0 to to c U c to o � 0 er o to c to o U 0 to 0 to a r+ A• a b 0 A o A 0 A 0 o c c o 0 0 0 0 0 0 0 0 o a EVEa m w o w m A .p A O A A 00 A O A �O A J A t0 A to A to W to A to A w ri ea X C In N X r a0 D\ Oo N 00 O J 10 00 OD O W N .D Oo �D �D 00 00 00 O b O J O tD O 00 0\ e C 77 ic�cyy to N 00 �,, •p _ N O. W A tit C O "D O' w. J In .o •� �o " O E Ci7 O a $ o -1 � w o � w 00 w w w J m rn �. A O w A O w T �D O. A w O. ao a• b �� O di N LA N to N to N to N U N to N to N tr N to N to N kA N to N to N to N to N to tr to ;Ma Li O r r x a t JUL 16 2009 LSOu,rH DISTRICT .0 aoom� x F 0 0r- r cro•� O >' f > mom- x S m wW a •2 o O � `t � o II � N =g r L If CL n 0 m •O ^ f1 � LA N A w N N' U N � aaaa o w a b �W A� 81 �o N `! A to N C Fd ..m c N in U •N in U a •o W D �. iA'* o o a Z Z n fb , 00 .. W w j �� n CDrL � � O .r VI U U m X v r� 00 � Q) y b O tJ IJ N - "" n Y• 'o10 t% r W e v 3 ti. N N a C7 o rn 1p o 0 0 e C'• O N N N N U V1 Crt V1 � 3 � ;:ap•• d � — RECEIVEp _ p•E.P. JUL 1610Og SOUTH DISTRICT W ( 0 W 6 CD n w n 7 T cp a a o. S is o 7 m t7 � A A H W lA a ao W 0 0 0 3 6 0 6 0 8 B o a o 0 0 0 0 0 0 S 8 8 8 8 S 8 8 S Ito lA t.l1 to to to to to to U to to to to to ' U tr U U r•. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a ro 0 U��AU��U��ALA�.AkAU 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 �aA W W w w W W W w W W W w w W w w w w OU O O O 0O �O O O O o NNpR w w SwwNt0 AM I ti to ct %D O� 'p 100 00 O lA A. b to J 00 IT tD 00 00 lD tp to J lA p 'O to tT LA J N to 10 to N N �} J J U W O oo ,� •i� 7 I A a I a o c o o 00 c o 0 0 0 0 0 o c o � toc w tr W to W too W to W to w LA w to w LAN W w U w lA w lA W lA W U w U w U W In w ¢ A v 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a y c u o w c w o to o W o u 0 w 0 U 0 U 0' tr o to o to o w o, w - : N. — — N W to 00 O W H O O w A •ts b P rl J 0• O U 00 O� O• A N A A a. 10 t of --a a,X7'O p 'O a w a O N 00 b w O N 00 00 bi N W O lA rl t0 O �1 J t0 00 tD 00 t0 J • 00 rA O A C J N O J J to b b O, w J J J J w J a r o N N N N N N N N N N N, N N N N N N. N •p 7 lA lA to to to to to U to lA to .Q ; rj w e w a c 10 C" n a C�7 v � y V' ro A 00 z r� 00 LA m W is N rY � \ u rS C V -; m n O i ro r m n k d O O o+ o RECEIVED ;D-E.P. JUL 15 9 SOUTH DISTRICT V 0) CD to A N J O n O N _S Q Gco 7 � I C 0 W cr � C H 'C 00 A N O C70 O O O S A m m A O O O U O U O VOi LA IOJ� 67 C+ P rn C, Cl a '6 0 0 0 0 0 a T S A p m W C' v t0 U J eFe �^p 6 U CL v U U U N N 6 �o xv O O O O O A 6'O Acl ONO Q A m of �b A A lo O D U O A a N V O T 1p a r _l \D w C � o �a m- 00 O\ A N O O �O ^ a .n r N n b P A N O O O m n a H l V A �m m O — 0 R 6 t, c o m T � R ro � W v C rn o m O A m G bj a� a � m J A w C 'CL 'FDA 00 .!i Pr T w . %O A a 'Si O pNp ppN pNp N A a � M U O A A A a ro u � � 3 R oco H c b 7C O A N NO w U N RECEi VED -D.E.P. JUL 1.6 2609 saurl� D�r�i1C7 J a��. EVE O 0 in m 0 �I c I 3 r- (A'� yie w R c °T�•'y q' i �Jty 'ol o f O' � o O � m wz O •-0 or m 'c ' $ : P.O m ie 4 m '? ❑l ro l z r- S p;, Di n. i� Q �) . ��C r = i i lc) l l a; _.! �' �l0 D I ❑. -n m' V IO zip Y m a. n' l '� ? : .o �. r-r7 : m' : :m X rn m 100 �; R _— o. �; n•Co v l0 l P. 0, 77 v : v, O 0 Ur Oe th C v : v z o t' In- m o c :M l a : O. :O lx ; m (m � v: D : l " . l ; 0: en l :Ej Gil >l l z, l rn ❑ D; ; �: < Q. 3; c l t± . m l x 0�] ' u J d1 Oo' 03 o * 1.,{)S a (E ( 0 I 11 w 4 V 7 Matrix Composite X K rob Containers ` pd ontainer Size 5 Container Type .o � :o l !`Preservatives l l ; O l Q1 l l X 7C VOC )3TEX-MTBE VOHs VOAs PP TCL Appdx 1 Appdx 2 y y d r: Melhodo3tD 8021 624 524 : n 0 ?C ?C PAHs: 8270 -8100 C8310 8270_SIM m D v 7C TRP' y F PR DRO GRO MA EPH MA VPH s SVOCs:8270 625 - (BN&AE) (TCL) (PP) (Appdx2) o� Pest. (8081 / 608) PCBs (8082 / 608) Herb. (8151 / 615) rn N 7 EOB/DBCP(80111504j m 't Metals: RCRA-8 -RCRA-4 Pb 13PP 23TAL Appdx 1 Appdx 2 A 0 7 r Metals Methods: 6020 / 6010 1200.8 / 7470 17471 SPLP - TCLP (Metals VOCs SVOCs Pest. Herb. PCBs) w FL Preburn: Virgin Non -Virgin n a o +oN� a 3 4 CL O w a (D� N w a. a a. TAT ASAP 5h 12h 24h 48h 3d 5d 7d 10d 21d < Addn: PAH above mg/L W, mg/Kg S Highest Hit a N v w Hold Sarnpl.s (Surcharges will apply'and are pre -approved) V N pp❑ ❑ ❑ O uNi v V UO1 V f? ' z R TO m c m o w - n 3 � w 3 v -n O � u g m u j o n0°i a V Q o4N P 10 v m 6CD N 3 (J S g A Sample Clean-ups are pre -approved as needed 3 of C`,3 1 � Date NY6rL.C141k) _ JUL 16 2oog r Page 25 of 27 SOUTH DISTRICT ` Prelogin / Nonconformance Report Sample Log -In Client: C �, Date/Time: 6 Lab 1D#: Initials: Sample Receipt Checklist #1 Temperature of cooler? 3 . 0 #2 Shipping container in good condition? 1a No' None #3 Samples received on ice?' Ye No NIA BlueMater #4 Custody Seals intact on sample container/cooler? Yes No 1#5 Custody Seasls intact on sample bottles/containers Yes No #6 Chain of Custody present? Yes. No #7 Sam p le instructions complete of Chain of Custody?, No #8 Any missing/extra samples? Yes No #9 Chain of custody signed when relinquished/ received? Y No #10 Chain of Cusody agrees with sample labels ? Ye No #11 Container label(s) legible and intact? 1 No ' #12 Sample matrix/ properties agree with Chain of Cusotd ? Ye No #13 Sample in proper conatiner/bottle? No #14 Samples properly preserved? No N/A #15 Sample containers intact? No #16 Sufficient sample amount for indicated test s ? G� No Al All samples received within sufficient hold time? k, Yes No #18 Subcontract of samples)? Yes No #19 VOC samples have zero heads ace? Yes No .. Contact: Regarding: Nonconformance Documentation Contacted by: Corrective Action Taken: Check all that Apply: Client understands and would like to proceed with 8nys 3 Coofing process had begun shortly after sampling event Page 26 of 27 Date/Time: a ED -. D.E.P. 16 2 09DISTRICT A N � saN A O�sya g N ��... p9•niia N D W O O daa o M �• o00 o n c c c Z NM 5 x oilWN a a ; „� n z�0 a _ o a> n m c 6 e 8 > o n 3 IL y'n' Sc Clny p cn N X d c w n „ ' `, o ' ' ' o, Container �Fype/ Tests Pres. I I gal amb/ ! t I 32 amb! ' i i ! i f I i 132 amb/ I' i 132 amb/ : I i i j 32 WM amb/ I , 40mL/ ZjI ' rLU i 40mU 40rnU i 40mV--•--- , I IODmL j 1 i 4PF! 8 PE/ I ` a PE/ A 16 PE/ 16 PE/ i i 1 32 PE/ 132 - I PE/ � ; 8 WM/ M 8WM/ 8 W M/ 4 Wki/ i 1 I 4 WM/ 1 i 2WM/ I i i j j +T edlar Bag I i I I Ampules! I Other/ i f i fi 7 RECEIVE 1 Fy J UL:16 Page 27 of 27 1Jr 0 O 9 a A !t 'Z a B A :1 33q .�5 2_. W, - D.E.P. 1009 SOUTH DISTRICT 9 Barry Land Development of SK R. Inc. 3463 Pine Ridge Rd. Ste. 101 Naples, FL 34109 239-597-0317 FAX: 239-597-0318 DATE: June 30, 2009 TO: Allison Booker COMPANY: Waste Mgmt. PAGES: 04 (Including cover sheet) FROM: John Barry MESSAGE: Profile and service agreement RECEIVED. - D.E.P. JUL 16 200� SOUTH DISTRICT 10. iuiJ'i 11;v. rM t< t,HI.vt t4YiSUNMt14!AL Nf0 4J{ 4 r- Wr $0501 waarartwaaraarr INDUSTRIALWASTE SERVICES & DISPOSAL AGREEMENT COMPANY: OKeaClhabse Landfill Inc. CURTOMER:- A IMAlTEMANA+aarEarrhFOMAW Name: Pam Alexander Title; Technlcsl Service Mane er Effective Dale of Agreement; 1 Name Tile: f Here Initial Term: ]S months This industry Waste b D?aposat Services Agreement, oonaisbg of the terms end onnMims set lamb Hanel", and Exhibit A. andkr Confirmadon Letters) and the Profiit Sheets) entered into from end AW the d" hered from time to time (ell of that foregoing bWng collectively referred is as the Agreement'), Is made es of the Effective Date shown above by end between the Cualbmer named above, on Its and ils suberdlerfes and 06sles behalf (col(ecYvaty, 'Custamarl and the WAsts Management entity named above ('the Company'). TERMS MD CONDITIONS f. SERVICES PRCVIDED. The Company Wit provide ous1cmer Will cob lectton, management, trenspadation, dispessk treatment, and recycling ter - vim (Urvioes7 for Customar's non -hazardous wild watt, special waste, andlor hazardous waste (0011" lYely'Industriat Waake'j as described on Ex- hibit A aard(oi Confirmetlon Lellsr(s) sndtor appticsble Profits Shafts. Solid Waste means gerboge, refuse and rubblsh indu ft those whkdh are my. cable but excluding Special Waste and Hazardous Waste. Spedal Wahits includes p0[yrdh10ftted b0hanyl CPCi3') wastes, Indu l process wastes, asbastos containing msledal, petroleum conlsminetad solls, treatWe- ahsreoterltedavaatas, hcfneretr ash, medical waatee, demolition debrfe and other materfels requiring special handing to socordw o with applli;lNe fad - vat. state, pMvtndal or local taws or reguhdcns, Hazardous Write means any tolao or rodioacctivs substances, u suds firms are d*W by spoil Ak fedard, Oft, lim*dal or local f anvs or mgutat nr* AA .WUablal Westa anal h gsrwrsted, harwiled andlor aot;eCted by Customer sfidl be montagad axdu- sivety by Company during the term of thin Agreeinant Man Company him. dies modal or hsrsrdous waste for Cusbmor, Customer Will provide co* piny with a Garrinews Waste Prone Sbeet ('Profile Shoe1"j dewbing al spedst or haxudous westa, and provide a representethra sample of such insects an request, In the event this Agreement includes itensportatlon by Company, Customer shale at the bane of tende, prWde to Company acou. rate and ce Oclt documents, shipping papery or mankets as art requhd for the ler hl trons(ir of the "eclat or hazardous waste under it applkable fadareL slats or local laws or ragutatlons. Tender of det1veryahell be cor*d- ered nonoorriorming If not in accordance wrist this Paragroph, 2. CUSTOMER WARRANTIES. Customer Hereby repreaenls and weirants that all waste material delhrared by Cualomar to Company shag be h eccoN dense vrilh waste desoatpUens given Irt Mls Agreement end shell not be or contain any Nonconforming Waste. `Noncordonning Waste' means: (a) mcm hazardous Solid Waste that contains reldeted Special Wadi or Flete*ue Woos: (b) waste that Is not In canronnanoa vAth tha ducrWIon of the waste in Eat Nt A, the Con}Immtion Leller(e) or the Profits Sheet h"drated heroin, (c) wacs that Is or contains eny In cdaus waste, radioactive, vela• hie, miro:ive, flamnieW. o0oshs, biomedical, bfotwordous meteris( rgweled modicai or hazardous week or to* substancw ate defined pur. such to or listed or regulated under applicable federal, state or local law, except as alaftd an the Profile shoot or Con%ulton Lillian, or (d) wfssts that Is prohlbited from being rscei d, managed or disposed of at the delis• noted deposal tadllty by federal, state or local few, raauistlon, nde, code, ordinance, order, permit or perRt Conti ka Customer (including its aF um. tractors) mpresenla and warrants that it will comply Oth oil applicable Iawe, Swuae MAen Wart ina (roe, MS) Patre 1012 ot*aRc% regblallons, orders, permits or other legal requirgmerits eppka- ble to The Irndueitiaf Waste. 3. TERM OF AGREEMENT; RIGHT OF FIRST REFUSAL. The Halal Tarns of this AgreementshO be 38 months, oomrwdng on die Effective Doe let forth above. This Agreement shall sulomaUaly'renew thersaftar for addi- lonel terms of twelve 02) months each C141"wal-Term') unless sit* psrti lives to tha other pertywdften notice of lenninatlon at [vast irneiy k''00) days lidor to that termination of the 9ren4!odsdng term; provided however, that the terms and conditions of this Agreement shall remain in full force and effect, in accordance vhlh Its terms, with respect to arty pnempieted or unfnlshed Service provided for In en E*bltA, Confirmation Lefler acidiorProfile Sheet untlt such Soft is Completed. Customer grants to Compairy a right of first rowel to nwoh any offer 0ICh Customer rvoetves a intends to make silo the oompWan-of any Tenn Of 04 Agreement rda ft to any wrocas pro- vided hereunder and ttnitaer agrees to gNa Company prompt vrttten- notice of any such otter and a reesoneble opportunity to respond to it. 4. INSPECTION; REJECTION OF WASTE. Title .to and liability for Ncn- conrarviliv Waste shall ranaln with Customer at all Umes. Company shall have the d* to inspect, analyze or last any waste detivered by CuAomar. if Customer's Industrial Waste Ii Normnfaam(ng Wash; Company can, ad Its option, reject Nonconforming Waste and return d to Customer or require Curs tomer l0 remove and dt me of the Nionconforrning Waste at Customers ex- pense. Customer shallindemrafy, hold hamvecs On accordance with Section f) and pay or reimburse Company for any and all wets, damages andlor fines incurred as a result of or relaf'rg to CudomWe tender or delivery of Nonconiwrdng Waste or other failure to comply or conform k thls AgAm. mint incuding coati cf inspection; tesong and anptyds. 5. IPECIAL HANDLINO; TITLE. If Company at" to handle, rather than reject, Nora tptinh l Westd, Company shall have the right to manage the own in the manner deemed most app'roOwte by Corgwy given the diar- sde►tstics of ft Nonconlorming Week -Company may assess and Cus- tomw shall pay addilanal leae.aesodated With delivery of Nanomformlag Waste, inducting, bA not kmlted to, apedal handling'or disposal chary, and coele setoctated Qh different quvttias of waste, dfferent delivery dates. modlficetlons Ih operation;, spedsllzW equiprw,1,'ard other opera tlonal, envlronffwW. health, safety or regulatory r6qriminonts. T* to and ownerasi,p of ahcuptable Indusbial Waste shalt Iransfer to Caatpany upon Rs friel acceptance of such waste. ti. COMPANY WARRANTWS. Company hereby reprzsenis and vromis that• (a) Company vAI manage the industrial Waste in a safe -and work• mardkce manner in toll c*mpianoe with ilk valid and.app(vablefederal, slate INDWRAL WAeit a 0008ALAGREEK41 RECEIVEa _ p.E.P. JUL an. i so_ STRICT !°' Iti:A!(Vt tftiV(1tUNiNtiVl:4t and focal lams, ardfnar",s, orders, rules and rafiularlfons: w4 tb) it hWlf use disposal redlines that have been issued p4rrnlb, fbeesae, oerllB 6a, or W provals reQuired by vsdd and appitcsbte laws, or&mcss and regulg%ona nshaaa$ary to allow the fac!Ilty to accept treat and/ordlspose of frhdusblaa Waste, Except as provided heroin, Company makes no other wawa ks and hereby disdafms any otter wwrenty, whether Implled or staWry. 7. LIMITED LIGNSE T0* ENTER, When a Customer Is transporting In- de.*fel Waste to a Company fadf(ly,.Customsr and its tubeonlradore sUl have a amtted ownse to enter a disposal facility for the sale purpose of off- loading IrftNet-Waste at an area designated, and in the mamerd(rected, by Company. Customer shall, end &hall ensure that its auboontractona, com- ply VAt h ati rules and regu►alfons of the fao rty, as emended. Company may reed lnduWal Waste, deny Customer or Its ettromhol;ors entryto h boll, iy Wtor terminate ibis Agreement In the event of Customers or 9s submi- rrectats' fallure to follow such ruins and regulaw.a, 8, CHAROES AND PAYMdNIrS. Costomer shelf pay the ratio sat brth on ExhllxtA or a Contrn4on Latter, which may bs modlfted arc provfdsd in We Agreement. Tit• rates may be adlysted by Companhy to aooaunt for any In- crease in or to soup all or any portion of, dispoaAl,.uwgpodaflon, full or orhv w,mtntal compliance -fees or costs; any dtangs in the compesfton of the lnduAai Waste; increased costs due to unoanVolfable chunatanees, Including, withoutlirrdtatian, changes in 1401, 1104orfoderal iawsorrnula- tams, imposition of taxes, feea or surcharges and arse of God eucfl as IbDde, fires, etc. Company may also increaser the cfrargaa to relied In- creases In the Consumer Priem Index for the #wnfapd or regional area in which the Services are rendered, increases fn chaos for reasons other than As provided above requiro the cormont of Customs which may be evb denad verbafiy, h Aftg or by the MUne and w*ctas or the premiss. Al rate sdPWInts as provided 00" and in Rar4grsph a Ohell take effect upon nolifiaation from Company to Cusbinher. Customer ethad pay the rates in full V&IM 30.days of receipt of each invoice from Company. Customer shall pay a late fee as. all past due wnwmft amuing from the date of the invoke at a We of e!ghleen pawl 08%) per annum or, If lass, the maxi- mum rate allowed by law. 9, INDEMMIRCATION. The Company d9feas to indemnity, defend and save 0two mrar hwirlsaa from and atgaf'hit eery and et IlablIty (EnClhuf'mg reason- able ataomeys fees) w Ift Customer may be raponalble for or pay cut as a result of bodily InNdes (IrndudRtg death), property damage, or achy Wttbn Of alleged "10011 of law, to Fite e*fd catl#ed by Canpanye breech of the Agroement or by any negrgelhl Act, negligent omission or vd!fof mlaoonduct of the Company or its employees, which eecuro (1) during the eo0ection or unaportartion of t;uslomer's I w0isl Waet4 by Company, or till as a result of the disposal of Customers indusbfal Waste, Offer the date of this Agree. monk in a twIty owned by a subsidiary or *%to of West& Mangsmant, Inc., provided thsttht Company# indemnlrUilon obllgationa wt9 not spplyto aaurrancas invdving Natxxrttoamfng Waste. Customer agrees to Ndero tfy, defend end srwe the Company harmless from and q&st any and or Iiabiltlt (including roMable ,tonnage fees) Which the Company may be reaponsftds for or pay out as a result of bodily injudas (k>ciuding death( property damage, or any Violation or alleged viofe- W5 of taw b fie e-Aent Caused by Customers breach of d8s Agreement or by Any negligent act, neptigent omission or willful m*onduct of to Cow tornar or its tmpwees, Agents or contractm In the perlarmanae of INS Agreement or Customars use, opershn or pomplon of spy eaufpment fumiged by the Coehpany. Neither party shall be hb(# to the otrar tcroonsetluentfat, h0clentai or purl• We damages arising outof the perlewn Thee of this Agreement 10, UNCONTROLLABLE CIRCUMSTAN011%,1;76txpt for the obogatlah to make payments hereunder, neither puffy shad be In default br is failure to perfontt or delay in perbreme caused by wxrts beyond fts rtreso Wo control, fndudIng, but not Ilmlled to, strikes, rfols, imposition of laws or go* emmentol orders, fires, act$ of God, a nd Inability to obtain equlpwi, pert owmte M wi ffemertt ho. bV' drlehle) rhyt 2 a12 changes Arid regulatlohs, restnctons (Including land use) therein, and the armed party shall bs-wised from parformuhce doing the aavmeace, of such events. KASSIGNMEAlt. This Agreement shall be bindlog.on•and Area!) inure to Iho bonefit of the parties and their respealve successors and assigns. . 12. ENTIRE AGREEMENT. This Agreement rejorswt$ the Andre enoer- standing and agreement between the psass ralating to the management of waste and aupemedes any and ON prior agreements. vkAer wfNn or oral. between the partiea regarding the suns. provided that: the temta of any ns- torW rervia agreament betwean the pattfas shall gcvem over sny Inow $talent terms hereln. 13.TERMINATION; LIQUIDATED DAyOK Company may immedletely tormhate this Agreerr nt (a) in the event of Custornies breach of any term or wovlslon of this Agresmeltt, including folium to pay oo a timely basis or (b) If Cu#tOmOr beoornas Insolvent theWbW of en order V renal In bank. ruptcy, moelmb1p, reorganikatlon d(s$olution, or atmitar law, or makes an assignment for the benefit of its creditors or it Company doe" Koff In - $Mrs 48 to payment ('Defaultl. fJddce of t0ft fneton shell be in wArV and deemed glVen v0he►t de(Nemd in parson or by certflsd mall, postage pre- paid, retum nxelpt reque3led:. in the :evert Customer brminates this Agnw merit pair to the Gorrd;ohh of any Initial or Ronawal Term for any reason other then a proalded herein, or In tbo svent Compimy tennfiates this Agreement for Cuatcmars Defoul, Ilquldated damages in addition to the Company's legal Use shall be paid and calculated as follows: 1) if the ra- meilfq lnllfaa Term under this Agreement is six or more months. Cv*mtr shall pray Its moss recent monlFdy charges rnult(pfhad by six; 2) if the ramain- 4 Inlgel Tear render fhia Agreement Is less than sir months, Cuatormr ahsit pay IA rnost recent monthly chafgas mulled by the number of months re- nhAdhing In the Tenn; 3) ffthe h>rnhaktlnpi Ran4wsi Term under this Agreement Is three or mote months, CtWorrar &hap pay he mast recent rnontirly charges mNdphed by throe; or,d) t the hemalnlry Renewal Term under this Agrsamsnt Is Isle than three months., Customer shall pay !(a most recant monthyy clhargas multiplied by he number of mane hs remaining In f% Re- nswel Term. Customer adwowledges thatthe actual damage to Company is.: IN event of tarminafion is diffr P to fix or prove, and the loreong.ltqui- dated dahnign amount is mawable, and commensunhis with the gonna palled Ion to Company nseuftng from such'tandnahlon and Is an egreed. upon fop and is not imposed as a penalty. Colkrotcn of Ifqukaoted dematfes by Camparry $half be In sddifioh to any eghts or romedles evaiable to'Com - piny under Ibis Agreement or at common law. 14. MISCELLANEOUS. (a) The prevellinp party Will be entkw to rower, reawneble Bees and court costs, Including akmaye' fags, in intarpretng or enfetlekay this Ayeement in the event Customer faits to pay Company all amounts due hereunder,. Company will be entilfed "fa collect all reasonable col eft 000 or exp~, including reawrrabie attorneys fees, wart costs or handing fees for retumed checks from Cvstmnar, (b) The validly, khlerpr4fahtc+n end parformatu of this Agreement shall be construed in sc- OOndence Wftd the lawof the Slate in Which the 5ervims are porforrned; (C) it any provision of tea Agnoanent is dacfarad invalid or unehtameable, than such provision shall be doomed severable from and shall not affect the fe- mwJer of this Agrearfhartl, vafdoh aha8 remain in fail force and effect; (d) Cusmmor'e P"n( oblgaiion for Servloes and the Wanaotlas end trhden n1ficatlon m;=14d - sa� party shalt survive terminaffon orthfs Agaxment Agrwd a 1 CUST R f Signed: #IDIlSTAVtI: WAarESCtSP09Al AGI�EMFI.T RECEIVED - D.E P JUL 16.1009 [ .SOUTH DISTRICT j lip, 'IUv9 1'2:U9FM CKtAI!Vt MIKUNIMtNIAL Industrial Waste Service Agreement Exhibit A Date: June 26, 2009 CUSTOMER BILLING UMRMATION: Barry Land Development, Inc. "84t f*s 3N10.i�►r� +tic t2d. Napios, FL 34i2Q 34 KA At t01 Contact Name: John Barry . Contact Phone: 239-340-1529 Contact Farr: 2339-597-0318 ContactEmail: NIA NAICS Code: 531210 WM Technical Service Phone Number: N,.4s6-" VPM Profile-0 101682FL. i 1DIS1' AL LANDFILL INF RMATION: ' GENERATOR INFORMATION: Barry Land Development, Inc. Okeechobee Landfill, Inc. 10800 NW 120 Avenue 10941 CR $59 Okeechobeo, Its 39972• Naples, M 34120 8633574111,Option 2 County: Collier ContVANAme: John Barry Contact phono: 239-340-15z9 Contact leas: 239-597-0318 Contact Email: NIA NAICS Code: 53121D USEPA W# NIA State Gen W M: NIA I WM Contact: Steve Sweeney 954-275-6285 & Allison Booker 205.652-8150 Sales Rep. Code 595 Waste Name: Dleset Fuel Contaminated Soil and Clean Up Debris 13896: 'Event: X Profile Rteefved By `iVM: 06/23/09 Profie Approval Irate: 06/23/09 Profile Expiration Date: 12f2 O Profile Weight Limits; If Applicable Existing Customer; _ 'Yes X No If yea, MAS Aect # Market Area# Intercompany: Yes X No Type of Account: Cash Check X Credit Card _ Credit Acct PO # Required _ Yes X No If required: PO wsposal Price: 538 OITon 3 Too Mint -it Per Load bisposal 1N>nel Varies Weekly - Based on Current Fuel Prices Surcharge: Environmental Poe: 6% Additional See Attachment 1 for other possible Additional FeeslSurcharges. (irApplicabte) Fees1surcharges: lViaaifeat-igeo 31.00lBacb ----- Tranepartation NIA Price: 8YMProille $50.00IProffle—InitialApproval Approval Fee: L_-- — -- WM Profile Renewal Fm THE WORT{ CONTCNRT-A�E.O 0 TMS EX>El1'13IT A IS TO BE DONE IN ACCORDANCE 'WITH THE TFRUS AaND CONDITIONS OF THE INDUSTRIAL WASTE 8t DIS SAL SERVICES AOREBMENT DETVV EN M PARTIES DATal) To confirm receipt 4nd ace t pricing, please sign & date below, CUSTOMER'S SIGNATUR&: � DATE: O RECEIVED - D.E.P. JUL 1. 6 ZDOg . 'SOUTH' D1STRICT Jun. ',;KcAI!Vt _ V1KU11Mt.1lAL l .4'i�� Michael Minard From: "Booker, Allison" <ABooker@wm.com> To:<michael(Maeativeenvironmental.com> Cc: "Sweeney, Steve" <ssweeney@wm.com> Sent: Friday, June 26. 2009 11:21 AM Attach. Okeechobee.pdf; OKEECHOBEE LANDFILL EXHIBIT A 2009 ALLISOhf.doc Subject, Please sign and return Exhibit A for 101682FL Barry Land Development Michael, Your profile has been approved. I will need the following documents completed by Barry Land Development and returned to set up their account at.the landfill for this profile. $pryir Agreement First Page — Complete customer information at top right -next to CUSTOMER. Second Page - Sign bottom right under g1JST0J1!l R- To confirm receipt and accept pricing, please review and sign the.Exhibit A. The signed Exhibit A mast be returned prior to shipment. You can fax back to my attention at 8661574-5563. If you should have any questions or need any assistance completing your forms; please give me a call. - *Please call Stacey Lowe at the Okeechobee La�ll 863-357-0111 ext 2306o )rovide your credit card information. F - '' <<Okeech0bee.ptlh> <<OKEECHOBEE LANDFILL EXH1BtrA 2009 ALLISON.dw>> Thanks, Allison Allison Booker Waste Management-TSC Industrial Technical Service Rep 36964 Alabama Highway 171P.O. Box 65, Eme!fe, AL 35459 Phone 800/963.4776 ext 8150 or 205I652-8150 Fax 866/674-5563 Email abookeri .com Waste Management Landfills provide over 17,000 acres of protected land for wildlife habilats-and 15 are certified by the Wildlife Habitat Council. Visit www.Mg.isp.Qsal.com for WM information and forms visit .. ou.w.,IaMp k r. m for recycling needs _tL Stacey Lowe Okeechobee Landfill Inc RECEIVED.- 1b/ll D.E.P. JUL 16 2009 SOUTH DISTRICT J�n.lb. 1UU�9 1'1:091,IW UKtAI!Vt 'tNY'KUNMtN!AL Nf� 4�41 . reative nVironniental Geologists ► Engineers ► Environmental Scientists � ■ QI O 700 Desoto Avenue a Brooksville, FL + 34601 • Tel: 352.796.3374 a FaX' 352.796.2449 FAX COVER 7b: John Barry From: Michael Mlnard Fans 239497.0318 Paz", a (Includes Coverj Phone: Date: Sang me: Whll Disposal CCs ❑ Urgent ❑ For Review ❑ Please Comment 0 Please Reply . .13Please Recycle Please see attached paper work for WM disposal project. Review, sign,, then fax bade to Allison. Rooker at VVM. If you have any questions or need more assistance, please do not hesitate to contact rne. Thank you. olcv,-A lichool Minard 'roject Geologist "Important Information"' Dis message is Intended only for the use of the individual or entity to which it Is addressed, and may contain informe0on that is privileged, confidentlal, and exempt from disclosure under apPloable law. If the reader of this message is not the intended recipient or the employer or agent responsible for delivering the message to the intended recipient, you are hereby notFred that any dissemination, disltibutioc, or copying of this oommunloatlon Is strictly prohibited. If you have received this communication in erro ,please notify us immediately by telephone, and return the original message to us at the above address vla the U.S. Postal Service. Thankyou. RECEIVED - D.E.P. JUL 1� 6 2009 SOUTH DISTRICT 1a. :uv7 It.vorm UACnItVC C;IYIRVIVmCIIiML NO 43k1 m 'Waste M=Otnent WASTE MANAGEMENT Industrial Technical Service Center 36964 Alabama Hwy 17 P.O. Box 55 Emile, AL 35459 (800)963.4176 PROFILE APPROVAL TO: Michael Minard Creativa Env FAX/EMAIL: );mail RE: PROFD.E APPROVAL FROM:, Allison Rooker DATE., dune 26, 2009 PAGES: Waste Management is pleased to confirm that your Special Waste has been approved for disposal at Okrechutsre Landfill located in Okeechobee, FL, subject to dha terms of the Disposal Service Agreement. To confirm receipt and accept pricing, please review and sign the Exhibit A. The sieved Exhibit A must be faxed -back tQ me at 8661514-5563 or entailed to abooker(kww.com. prior to shiomenf. Thank you for the opportunity to be of service to you. Yfyou have any questions; please feel free to call me at (800) 963-4776 or direct at 205.6524150. We appreciate your business.6 TA W Visit us on the web at wvww.wmdisposal.eom. FRD. - D.E.p, 6fSTRICT .n9., 1'c':U9FM "KtAl;4t tNYIKUNM01AL ATTACHMENT I '4_i M APPROVAL PEES: W99te Approval Fee! $ 50.00/Profile At Grate Approval Fee: $250.001Prothe f� Expedited Approval Fee: $.100.001Profile (Less than 24 hours) Profile Recertification: Fee: $ 25.001Proille 22- ton 'minimurn Each Varies with Contract Additional Documentation — Ticket Copies $ 50.00 Back Haut by Ton $ 12.36 Back. Haut by Yard $ 13.00 BTU-OWT $ .15 Certification of Burial/Destruction $200.00 Credit Approval Fee $ 25.00 Delivery Each Varies with Contract Demurrage Each Varies with Contract Dig Out Fees Each $173.00 Drums Each Varles with Contract Expedited Approval $100.00 Tat Each $ 8.00 Liner Fee Each 'Varies with Contract Off Load Fees Each (Tipper) $150.00 Over Tonnage Limit Fee Each $250.00 Recertification $ 25.00 Record Management (extra copies of does) $ 50.00 . Rental Per Day Varies with Contract Rental per Load Varies with Contract Scale Weight Fee $ 25.00 Special Burial Fee $175.00 Spacial Handling Load $115.00 Transportation Per Load Varies with Contract Unscheduled Load Fee $250.00 Untarped Load Fee $200.00 Vest Each $ 5.00 Waste Approval S 50.00 Manifest Fee $ 1.00 Waste Ban Items (specify) $ 50.00 Waste Management reserves the right to refuse airy load or discontinue any waste stivarn should such waste. pose a threat to humaa.bealth or safety, prove to be operationally challenging, or is in violation of any WM permit. RECEIVED - D.E.P. JUL 16 2009 SOUTH DISTRICT JU1.1 ZUI1�} I'Tlh'�I V-KtAI;Nt tNVIKUNIVItNIAL Nfi.4j4j r reafive sziriromentar Geologists ► Engineers Po. ,Environmental Scientists r O 121tZ0%?�4� Tom.• 700 DoSoto Avenue a Brooksville, FL a 34601 §' G .[ Tel: 352-79.6.3374 a Pax: 352.796.2449 FAX COVER To: John Barry From: Michael Mlnard Fam 239.507.0318 Pages: 3 (includes Cover) Phone: Date: 6123109 Its; Waste Profile CCf ❑ llrgertlt ❑ For Review d Please Comment 0 Please Reply ❑ Please Recycle Please see attached waste profile for your records. I forwarded a copy to Allison Booker at the WM, 1. should know shortly when you car, bring the soil to the facility. If you have, any questions, please do not l esitate to contact- me. Thank you. Michael Minard Project Geologist 1 Imporant Information", This message is intended only for the use of the Individual or aniity to which it is addressed, and may contain information that Is prlviloged, Confidential, and exempt from disclosure under applicable law. If the resider of this message is not the intended recipient or the employer or agent responslWo for doNering the massage to the intentled recipient, you are hereby notified that arty dissemination, disliibution, or copying of this communication is slriclly prohibiled, If you hove received this communication in error, please notify ua immediately by telophone, and return the original message to us at the above address via the U.S. Postal Smlce. Thank you. JUL 16 2009 . SoUTW DlsT�ICT un. L . 21,1V9 1:41rM - I;KtAIIYt tNYiKUNMtINIAL :::. 4'jL2 F: Diesel Fuel Contaminated Soil and Debris Euprons Prot[le VbL a i Requested Disposal Facility — w,►T.mnN,c,°NfNT ❑ Renewal for Profile Number lLWaste Generator Profile Number Waste Approval Expiration- Date Information (must refloat looat3on of waato 1. Generator Name: Barry Land Development. Ina — 2. Site Address: 10041 CR 858 Email Address: 3. City/ZIP: ',awes 8. Phone: 239440.1529 4, FRK: 239-597.0318 _ 4. State: Florida 10. NAILS Code: _ 5. County: Collier _ ^_ 11. Generator USEPA ID N: 6. Contact Name,/Title. Jghn Bi3l,Ly. 12. State Ib# (if applicable): _ f ! B. Ga.stosw►exlnEa:mallon rt sawns as abeue P. 0: Number: _ I 1. Customer Name. a. Phone: FAX:. - 2. Billing Address: _ _ _ 7. Transporter Name: 3. City, State and ZIP; 8. Transporter ID N (if apPL): 4. Contact Name; 9. Transporter Address: 5. Contact Email: _ r 10. City, State and ZIP: C.11ftste Stream Infarmatton I. DESCRIPTION a. Common Waste Name: Diesel Fuel Contaminwted Soil and Clean-U:s 061611a _ State Waste Code(s): , Describe Prmss'Generating WaLite or Sovrce of Contamination• Soil and clean-up debris contaminated with diesel fuel from A product spill, associated with vehicle accidents or minor, spills experienced during fuel transfer. M806 may be required. c. Typical Color(s): d. Strong Odor? d Yes ❑ No Describe: Fuel e. Physical State at 701,F: if Solid O Liquid 0 Powder Cl Semi -Solid or Sludge 0 -Other: f. Layers? 0 Single layer ❑ Multi- layer & NA g. Water Reactive? ❑ Yes & No If Yes, Describe: h. Free Liquid Range (%): tc I NA(solid) i. pli Range: ❑ 52 171 ?.1-12.4 0 y12.5 d NA(sol(d) ❑ Actual: j. Liquid Fla0 Point: Q < 140°F ❑ k 1400F Lei NA(soUd) O Actual: _ V. Flammable Solid: ❑ Yes 1 No 1. Physical Constituents: List all constituents of waste stream - (e.g. Soil 0-80%, Wood 0.20%): Cl (See Attached) constituents (roraleompestdMInrrbe•r00%,' LowerRenge Unit of Measure j Up➢wRange Unit ofMessure 1, soil contaminatsd wldiesel fuol 0 _ % 100 °lo 2 absorbM13 contaminated wlih diesel FA 0 % i00 % 3, ancillary debris contaminated w,(h dlesel fuel0 °°T _ 100 i % 5. 6. —� 2. ESTIMATED QUANTITY OF WASTE AND SHIPPING INFORMATION a. 10 One Time Event 0 Base ❑ Repeat Event .,r b. Estimated Annual Quantity: 3 el Tons 0 Cubic Yards ❑-Drums U"Gatlons ❑ Other ;specify): c. Shipping Frequency; _ Units per D Month 0 Quarter ❑ Year 16 -Dne Time 0 Other d. Is this a U.S. Department of Transportation (USOOT) Hazardous Material? (If yes, answer e.) 0 Yes No e, USOOT Shipping Description (if applicable): 3. SAFETY REQUIREMENTS (Handling, PPE, etc.): Normal landfill site personal protective equipment. 62009 Waste Management, Inc. Page 2 of 2 RECEIVED - D.E.P. JUL 16 2009 SOUTH DISTRICT ZUUV !,4Lrm GKt.S! IVt ti YIKUNMt!V-iAL 1r.. 4 1� r• ' Diesel Fuel Contaminated Soil and Debrief Express profile ww611 MANAMmnrt -- A, ltegaslwtory Statuar (Pleas* chock appropriate roe ornses) —� 1. Is this a USEPA (40 CFR Part 26:)/State hazardous waste? If yes, contact you sales representative. O Yes It No I 2. Is this waste included in one or more of categories below (Check all that apply)? If yes, attach supporting documentation. O Yes No 0 Delisted Hazardous Waste 0 Excluded Wastes Under 40 CFR 261.4 Q Treated Hazardous Waste Debris 0 Treated Characteristic Hazardous Waste 3. Is the waste from a Federal (40 CFR 300, .Appendix B) or state mandated clean-up? If yes, see instructions. ❑ Yes Cd No 4. Does the waste represented by thus waste profile sheet contain radioactive material? O Yes No a. if yes, is disposat regulated by the Nuclear Regulatory Commission? Q Yes O No b. If yes, is disposat regulated by a State Agency for radioactive waste/NORM? Ca Yes Cl No 5. Does the waste represented by this waste profile sheet contain concentrations of regulated Polychlorinated Biphenyl,5 (PCBs)? D Yes do a. If yes, is disposal regulated under TSCA? Cl Yes O No 6. Does the waste contain untreated, regulated, medical or infectious waste? U Yes No 7. Does the waste contain asbestos? Q Yes it No If Yes, 0 Friable Q Non Friable 8. Is this profile for remediation waste from a facility that is a major source of Hazardous Air Pollutants (Site Remediatiom NESHAP, 40 CFR 63 subpart GGGGG)? 0 Yes No if yes, does the waste contain cSOD ppmw VOHAPs at the point of determination? O Yes 0 No it. Ceae,rakor Cerkification (plosso read and certify by signature below) I By signing this Generator`s Waste profile Sheet, I hereby certify that atL• 1. Information submitted in this profile and all attached documents contain true and accurate descriptions of the waste rn.Oteiial; 2. Relevant information within the possession of the Generator regarding known or suspected hazards pertaining to this waste has been disclosed to WM/the Contractor; j 3. Anatytical data attached pertaining to the profited waste was derived from testing a representative sample in accordance with 40 CFR 261.20(c) or equivalent rules; and 4. Changes that occur in the character of the waste (i.e. changes In the process or new analytical) will be identiy?d-b/ the Generator and disclosed to WM (and the Contractor if applicable) prior to providing the waste to AVM (and the Contractor if applicable), 5. Check at[ that apply. Cl Attached analytical pertains to the waste. Identify laboratory & sample ID 4(s and parameters tested; f � g Pages: _ 1 Q only the analyses identified on the attachment peltafn to the waste (identify by laboratory 6 sample ID is and parameters tested). Attachment if, - -- -_ Q Additional information necessary to characterize the profiled waste has been attached (other than ana[yticat). Y Indicate the numirar of attached pages. i d I am an agent signing on behalf of the Generator, and the delegation of authority to me from the Generator for this signature is available Upon request. ❑ By Generator process knowledge, the following waste is not a listed waste and is below all TCLP regulatory limits. Certification Signature: _ - " I Title: 3e010ist Company Name: Creative Environmental Sohrlions, Inc. Name (Print): Michael Miinard Dater 6Q3109 roa WM vir oNLY i Managen�eni Method: O Landfill O Sioremediation Approval Decision: 0 Approved . 0 Not Approved I Q Non -hazardous solidification 0 Other: Waste Approval Expiration Date: _. Management Facttity Precautions, Special Handling Procedures or Limitation IfShal[ not contain free liquid on approval: prod cit pill orriteakNo otthe soil il orto nnterrnin nt prresenf No free liquids. O Shipassociated with ment must be scheduled into disposal facility I O Approval Number must accompany each shipment O:Waste Manifest must accorripany load WM Authorization Name f Fitte: Gate; — t State Authori2atton (if Required): _T Date: 62m, Waste ManaQerrtnt, rnc. Page 2 of 2 racy zros RECEIVED - D.E.P. JUL 16 2009 SOUTH DISTRICT Analytical Reports Page 1 of I From: Mary <mart'@creativeenvironmental.com> To: barrylanddev@aol.com Subject: Analytical Reports Date: Thu, Jun 18, 2009 9:34 am Attachments: 334752_EDD.XLS (31 K), 2009_334752_09-060.pdf (608K) Attached is the lab reports. If you have any questions please give us a call. Thank You Mary Berge Creative Environmental Solutions, Inc 700 Desoto Ave Brooksville, FL 34601 mary@creativeenvironmental.com Phone: 352-796-3374 Fax: 352-796-2449 CES Privacy clause: The information transmitted is intended only for the person or entity to which it is addressed and may contain confidential, proprietary, and/or privileged material. Any review, retransmission, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this in error, please contact the sender, delete the material from all computers, and destroy any copies of this document. http://webmail.aol.com/43524/aol/en-us/mail/PrintA4essage.aspx RECEIVED - D.E.P. JUL 16.2009 SOUTH DISTR�J,��/ 9 A B L I D I E F G I H I I I J I K I L I M 1 2 3 '4 5 XENCO Laboratories Client: Creative Enveomnentel Solutions • Contact: George Foster _• . ' '• . ••. - -- - - _ - Summary of solar icaltesullsWOO:334752asof:0611 2/0915:26 Methods VOAs by SW-846 8260B Matrix: SOLID Project Name: Barry Recycka Project ID: 09.060 Location: FL 6 1 7 LabSampleld 334752.001. W.V/1911:00 334752-002 GGAM 911:10 8 Date Collected - 9 Method Parameter • CAS Number Urtits DE Residential DE Comm Indust Leach. -GC Southll - ft Top10 - ft t0 SWB2606 MI 1.1.1.2-Tetrac14aoed.-630•P mgAg 2.9 4.3 .01 <0.001 <0.001 11 SW82608_MI 1,1,1 •Tdchbroe ham - 71.55-6 mg/kg 730 3900 1.9 4 a001 40.001 12 SW8260B_MI 1,1,2.2-Tetrad "oerhane-79.34• mgAg .7 1.2 .001 <0.001 <0.001 13 SWB2606_MI 1.12•TrichWethane • 79-10.5 mg/kg '1.4 2 .03 < 0.001 < 0.001 14 SW82606_Mt 1,1-Dicf4!eoedwm - 75-34-3 mg/kg 390 2100 4 < Dom < 0.001 15 SW82608_MI 1,1-DiJiaoeOtene • 75.35.4 mg/kg 95 910 .06 < 0.001 40.0011 16 SW82W MI 1,1•DidimWopene-563-5846 mgAg 0 0 0 <0,001 <0.001 17 SW8260B MI 1.23.Tnchloroharnene-87-SI.6 mgAg 650 B200 CS <0.001 <'0.001 is SW826116_MI 1.2,3•176chlorWopane - 96-18.4 mgA<g .06 .1 .0001 < 0.001 < 0.001 19 9A/62608_MI 1,24•Ttichimobenzens•120.82.1 mg/kg 660 8500 5.3 <0,001 <0.001 20 9W6260B_MI 1,2,4•Trimdhybenxax-95.63.6 mg/kg 18 95 3 <0.001 <0.001 21 SW826f1B_MI 1,2-Dbromo-30doropropane•96• mg/kg .7 38 .001 <0.001 <Q001 22 SW82608 MI 1,24) chlorobenzero • 95-50.1 mg/kg 880 50DO 17 < 0001 < 0.001 23 SWO260B_MI 7243ic1ybroeham-107.0&2 mg./kg .5 .7 D1 < D.ODI < 0.001 24 5W82GO8_MI 12•Dichloropropam-78.87.5 Meft .6 .9 D3 <0,001 <Q001 25 SW8260B MI 1,3b•Trimdhybwm e • 108-67.9 mg/kg 15 80 .3 < 0.001 < QDDI 26 SW82606_MI 1,30ichl«obem.-541.73.1 vft 38D 2200 J .< a0m <0.001 27 SW82606_MI 1.3•Dciimopop m-142-;8-9 mgrl<g 0 0 U <a0m c00ml 28 SW82606_Ml 1,4-Dchcvobenzare - 106-46.7 rrr3A[g 6A 9.9 a2i < ROM < 0.001 29 SWEffi08 MI 2,2-Deic-90ao" $34 iC 7 rngAg C 0 0 < 0.0D1 < OA01 30 5W62506_MI Y5400y.W-m • 95.43.8 M04 200 1200 28 < 0.001 < a-OD1 31 SJ82608_MI 4•CJ•4vrcrol,erre - 1 X-434 mykg $70 990 25 < 0 001 < Q001 32 5W82608_MI Ben.`er�e 71.432 mg✓kg 12 1.7 907 <O.C-01 <O.001 39 SWUSDO MI Sraogb 10B-861 wkg 1 0 0 0 < 0 001 < 0.001 34 SJ82SDB MI BramocHctw ethane 74.37-5 myky 95 530 .6 < 0.001 < R001 35 SW82" so BrantxfrJirrormtfax . 7527.4 mg•S:g 1.5 22 .OD4 < 0.0m < 0.001 36 SW8260B_MI T;Zd m - 75-25-2 mg&%1 48 93 .03 < 0.001 < 0.0011 37 SWB2606_MI Methyl Lromide - 74-09 Mg/1cg 3.1 16 .05 < 0,001 < 0.001 38 SW8260B_MI Carbon iahadJoride • 56.23.5 mgAg .5 .7 .04 < 0.001 < R001 39 SW82608_MI Cldaobenzene • 108.9D-7 Mg/kg 120 650 1.3 < Hot < 0.001 40 SW82606M1 Crrtoroethane • 75.OD-3 mg/kg 3.9 5.4 .06 < awl < aDOI 47 SVAMM_MI t7rbrolam , 67.66-3 mg/kg .4 .4 .4 < a0m (0.001 42. SW826DB_MI Me1h34 Chloride • 74-87-3 . nglkg 4 5.7 .01 < 0.001 < 0.001 43 SW82608_MI ris•1.2-0khb oethy4ene-156.59 mg/kg 33 180 .d c0.001 (0.001 44 SW82608_MI cis-1.34),cWmoptopene-IOl)61 MgAg 1.4 22 .002 <0.001 <0.001 45 SW8260B_MI D bromocMo ometha ro • 124.49.1 mgA<g 1.5 23 DD3 < 0.001 < 0.001 4g SW82608_MI Metiv,4eno bromide • 74.953 mg/kg 96 550 .3 < MCI < 0.001 47 SW6260B_Mt DirH cdk...e4hane - 75.71•8 MoAg 77 410 44 < 0.001 < 0.001 49 SW8260B_MI Etfgbenzene•100.41d mgAg 1500 9200 .6 <0.001 <0.001 49 SW8260B MI Hexacilluokitadleno • 87-W3 mgAg 62 - 13 1 < 0.001 < 0.001 50 SW8260B MI isoprapybenzene • 98.82.8 mwkg 220 1200 .2 < 0.001 < 0.001 51. SW8260B MI m,pY,ykne • 179601.231 mgR<g 130 700 .2 < U..001 (0.0011 52 SV826D8_MI M611y4 CWCWcede-75.09.2 mg&g 17 26 .02 0.0021 AOOdl 535W8260B_MI MTBE•1634.04.4 mg/kg 4400 24000 .as <0.001 54 SW821aB_W NaphOukne - 91.20.3 mg/kg 55 300 1.2 (0.002 < 0.002 55 SW8260B_MI n-BWybenzone-104-51.8 mg/kg 0 0 0 (0.001 < 0.001 56 SW82608 MI n•Propybenzene-103.65.1 rngAg 0 0 0 < 0.001 0.001 57 SW82608_MI o-Xylana - 55.47.6 mgAg 130 700 .2 < 0.001 < am 58 SW826C9_M, p•Cymonelp4sop✓✓ylc4xxrol 99 rngakg I S60 %W 0 <0.001 <0.0M 53 i SWB260B_Mi S rsury4xnrar a-135.99 8 mgAg 0 0 0 < 0.001 < 0.001 60 SWB26pB_Mi Styr4,e.100-42-5 "Aig S600 23000 3.6 <OA01 <0.001 61 SW626DB_MI ter141aAx'vane 98-06.6 MA O 0 0 0 < Owl '0.001 62 SWB26WMI 12716.4 MgArg B8 IB .03 70.001 <0.001 63 SW8260B_Ml TdL.M* • 1118$8.3 malkg 7WO 60000 .5 < 0.001 < 0.0,1t 64 SWB26i6_MI 4ans12drhwow',4ere-1591Wm9ft 53 290 ] <Q001 <am 65 SW92608_141 1wc1.3•kHwoprcoerre-10061 mgAg 1A 2.2 .0021 <U001 <O.0D1 66 S•Y8260B_M! TtclvwowvIene•794T1-6 -Ag 6.4 9.3 .03 <Q001 <am 67 SW8260B M1 T6rtkr0LvronreUiane 15-1&1 mg/kg 270 1500 33 <Q001 <0.001 68 5v/9260B_Mi N Q>bs4e • 75411 4 mg/kg .2 B .007 (0.001 < 0.001 RECEIVED - D.E.P. JUL 161009 E SQUTH DISTRICT RECEIVED - D.E.P. JUL 16 2001 SOUTH DISTRICTT� ."EST VJ0% M NOWHAZARDOUS M �9 df'JA5.T1 r tlr4.AN ACslEfib!Fi K-11' Please print or type. (Form designed for -use on elite (12-pitch) typewriter.) 1, Generalora US EPA ID No. an est NON-HAZAP'DOUS`MANIFEST Document Na. 2. Paoe 1 of 3. Generator's Ntnne.and Mailing Address ; ` ♦' r r t.vC..J-•• s S. " '''J �.E y e, . � �:x ♦ F i'''� i �"-' 3 : 1 q,' L':fii.� S � : A. Manifest Number Z_ r W M N A r ' `w '' -d•' '' t,=" ° /!) • - _ B. State Generator's ID. . �4. Generator's Phone�'i:.. 4'+'�.{� `-; f �% ..•�'" �,� f S. Transp aira1 Coripany'Name r S. US EPA ID Number C. State Transporter's ID •t �1 (, ',� %�,1 i ,D. Transpaner's Phone 7. Transporter 2 Company Name a. US EPA ID Number E. State Transporters ID F.Transponees Phone 9. Facility Name and Site 10. US EPA ID Number G. Stale Facility's ID �D,{esignated ��Apd®gdrr�ess wb.. tl � d-SBdr H. Facility's Phone ,r� iAV AVE., 11. Description of Waste Maleriils 12, Containers T13. otal Unit I' ti t No I T niilv Wt.Nol. Misc. Comments a. � t'.' ... ... _ '„ •$, v.: u_.. .. -''°1 t• `. f �;,,.11,7`, } t\t. i '•� � .... .. �)lLt ? itir, i.:'.' :,.•. j I`.- r'.,...-`C F•W1JIProfile# 0 E f l E b• R A T WM Profile # 0 c. WM Profile # d. s.=. .;ti.• �•WMP�ofite.kr; Additional i eseriphosls for Matsiiats Listed Above K. Disposal Location t-andfiJ Solidification. C811 Level 13ic f'enlr.diation Grid 15.' 'Special Handling Instructions and Additional Information Purchase Order # EMERGENCY CONTACT: 16. GENERATOR'S CERTIFICATION: ' I hereby certify that the above -described materials ara'"n`ot�hazardous wastes as defined by 40 CFR Part 261 or any applicable state law, have been fully and accuratgfy described, classified and packaged, and are in proper condition for transportation according to applicable regulations.. P.rintesdJ4J/Ty ed Nalnv(, r •f('. .... �s� �'�i.'- +Si nature "Oip be4hyalf of" Month Day Year s,� .:h.y`��•�:.4 ' •; A ' .� . •t��"t i�+....y�Y. 1 I ' "T' 17. Transporter 1 Acknowledgement of Re4ipt of Materials '� ' ; ""--•...,' _ A Printed/Typed Name nature Month Day Year P 0 A _ 18. Transporter 2 Acknowledgement of Receipt of Materials CEIV D - D:E.P. T Printed)Typi d:Name _TSignature JUL 16n onth Day Year R 19. CerOi6a— a of Final treat rme rHf Disposal c H e� F I certify, oil be -half of the above listed treatment facility, that to the best of my � t3s�ribed waste .r ,.. was managua:in compliance with all applicable laws, regulations, permits and licenses on the dates -listed above. T 20., f Facitilty Owner or Operator: Cetfication of receipt of non -hazardous materials covered by this manifest. r ! . 7dnteWTXRad Name { "''; ` Signature - / ( Month Qay" Year,, CWM - NHM - 1 - 5197 ' #3 - TRANSPORTER #1 COPY `THIS S IPPING ORDER llMfiba Carbeon,and,a:�„'t y the OR or In' Shipper's No. :'.,.. "::._ Carrier f t M��t SW . F� . SCAC Carrier's No.. F� e� •� 00 RECEIVED, aubject.to htdiNdual w: Mrrad rates.6r contracts Mat have been agreed upon In wdting balwoon the aritor a upper. d appticeble, dherw s to the rates, classifications and.n+les dia4haw been esiabYahed by the carrier end are available ts" _-'-~' the shipper, On requear erM all applicable stele antl Aederdl reg Uiloris: .... - . .. r .. . ':.,:. at :'--.date from :: • ....:.. •,> .:. . - the Progeny deacdbed below; h apparent good order. x — as nand {aMeMs and andltton ot-wnenta of packages unknown . rnarked, ..Road; arid"' urrea as InUciged below vrtech said ow11PeM (the word amparry hemp uMereledtl Mroughourdis antracl ... . - as mean'vq arty person or.00rporaboh In possession M the properly uritler the aMred) agrees to carry to Eelatrery at saN destinadon..e on as rorae, a amsndae ts de(rver ts another carrier on the roule.ts saki desflnadon. d.rsmutuaAy agreed as4oeach ranter ar cog er: •: - ary d said Property war as or arty portlort d saa.routa;to tlestNadon and as ro each parly.al arythne hderes0ed ts elf cr e^y d said Prapoity thel eJery aervrce to be pedormetlherersMer aheybe subject to cop the andNone not prdtibied by ia`v; whether printed -or wriden, herein antained, includliN Me condhbrre onthe back hared, which are hereby agreed to by the shipper find aaepletl.br hlm:,ad antl .: .. . .. .. . . , -:.'.. , s'"; P'- •...: - ., ;Consigned to ' ty _ p :. -.; Destination. State .::Coun Zi ( �eec�robee L(31ti1� its L 3 a .. r . Delivery.' Address-....10.806 At W3 1'1$ih" rwc Route �aoc h Ac _ 26 F 4s • -tt3 4keecl,O e Delivering •1. J i� r r Carrier. �• Vehicle Number Number Of Packages _ as Description of Articles `. .. 'Weight. g (sub. to correction) Class. , or -.Rate' . sutiject to section rot conditions, 0 this shipmen4la to be delivered to Me consignee widest -recourse on the dormvor, the m make, ' - The eerier shall not make delivery Of this Theairier not - w o&ut payment of hellIM and all other • ' '- WwwAoij - (SQnBtUMofC nsWww)- .. FREIGHT CHARGES: Prepaid_ El Collect _� .... . cop -A - TOTAL CHARGES: Collect On Delivery and remit to COD FEE: Prepaid $-" " $ Collect NOTE:'.'Where the -rate. is dependent on value, -shippers are required to state specifically -in writing the agreed.or.declared-value'of the :property: The agreed or - declared value of the-pr9perty is hereby specifically stated'b Ifte'shipper to be not exceeding $ per: NOTE: Liability Limitation for loss or damage in this shipment , mibe applicable. See 49 U.S.C.147 c 1 A -and B . Shipper: - .. Carrier.. Per:. _ Date: - .' /Per: 21 BLS-A3 862 (Rev.- 1/07) [/�/ Date: Agent must detach and retain this Shipping Order, and must sign'the Original Bill of Lading. USSED Of_ ACEMM USADO DRAINED USED - IL FiLTER�, Florida Department of Charlie Grist Governor Environmental Protection Jeff Kottkamp South District Lt. Governor P.O. Box 2549 Fort Myers, FL 33902-2549 Michael Secretary Sole July 31, 2009 Rocky Robbins R & D Soil Builders, Inc 1536 Graduate Ct. Lehigh Acres, FL 33971 RE: Collier County - SW / HW R & D Soil Builder, Inc. WACS ID 95257 EPA ID FLR000155549 Dear Mr. Robbins: Thank you for your response received by the Department in regard to the inspection conducted at your facility on May 14, 2009. The facility has performed all the corrective actions. The Department now considers this case closed. If you have any questions, please feel free to call either myself or Karen Bayly at (239) 332-6975, extension 114 and 151 respectively, contact us via e-mail at Angelina.Davis@dep.state.fl.us or Karen.Bayly@dep.state.fl.us or write to the letterhead address. Your cooperation in this matter is appreciated. Sincerely, Angelina Davis Environmental Specialist II CE/AVD/rcd "More Protection, Less Process" www. dep. statefl. us PHASE I ESA APPENDIX F QUALIFICATIONS OF PROFESSIONAL STAFF Earth Tech Environmental, LLC www.eteflorida.com i .� Mr. McAuley joined Earth Tech Environmental, LLC (ETE) in 2017 and brings with him 8 years of experience working as a Hydrogeologist II and Environmental Consultant in New York State prior to moving to Florida. Andrew graduated from Hofstra University with a Bachelor of Science Degree in Geology. Since joining ETE he has been able to apply his past experience from New York on a variety of projects as well as become extensively familiar with Ecological based assessments and agency regulations. Relevant Experience Andrew's extensive background includes Phase I Environmental Site Assessments (ESAs), Phase 11 ESAs, Phase III remedial oversight, AST/UST removal, Soil/Groundwater/Indoor Air Quality sampling reporting, Mold/Lead/Asbestos sampling and remedial protocol reporting. In New York Andrew has overseen various projects including Brownfields sites, Landfill Gas Extraction System installation, Monitoring Well/Remediation System Installation/Maintenance, and multiple Chem ical/Petroleum/Bio-Hazard Waste Cleanup projects. AN DREW MCAU LEY Since joining ETE Andrew has expanded his experience into Ecological Assessments such as Protected Species Surveys, Wetland Determinations, Vegetation/Hydrology Environmental Scientist Monitoring, Submerged Resource Surveys, and Environmental Resource Permitting. e: andrewm@eteflorida.com t: 239.304.0030 m: 516.647.9699 Years' Experience 10 years Education/Training B.S. Geology Hofstra University (2006) Lamont -Doherty Earth Observatory Intern Columbia University (2004) Professional Affiliations Florida Association of Environmental Professionals (FAEP) Andrew's work experience includes: Phase I ESAs Phase II ESA Sampling/Reporting Phase III Remedial Oversight/Reporting Project Management/Coordination Wetland Jurisdictional Determinations Wetland Mapping/Flagging Chemical/Petroleum/Bio-Hazard Cleanup Vegetation Monitoring Monitoring Well Installation/Maintenance Protected Species Surveys Air-Sparge/Soil Vapor Extraction Systems Bonneted Bat Surveys Groundwater Assessments Indoor Air Quality Assessments Contaminated Soil Assessments Waste Classification Management Turbidity Monitoring Mold/Lead/Asbestos Assessments AST/UST Removal Mangrove Monitoring Gopher Tortoise Surveys GIS Mapping Bald Eagle Monitoring Ecological Assessments Environmental Resource Permitting Exotic Plant Treatment/Removal Submerged Resource Surveys Seagrass Surveys Relevant Certifications/Credentials SDI Open Water SCUBA Diver, SCUBAdventures, 2018 Nitrox Certified Diver, SCUBAdventures, 2018 Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent (Permit No: GTA-19-00093) 239.304.0030 1 www.eteflorida.com �aYth ToF6 0 Environmental, LLC Ms. Bobka joined Earth Tech Environmental, LLC (ETE) in 2016 as an Ecologist with more than 8 years of private and public sector experience in the environmental field. As an Ecologist, Jennifer fulfills duties in environmental consulting, wetland & wildlife monitoring, species surveys, GIS mapping, Phase I Environmental Site Assessments (ESAs), and ERP permitting. w Relevant Experience ld Jennifer has worked as a Naturalist for a non-profit in Collier County, a Manatee Research Intern with Florida Fish & Wildlife Conservation Commission in Palm Beach, and a Field u f Crew Leader for Montana Conservation Corps. Her varied experience spans coastal ` marine shoreline and estuarine habitats to upland forests and alpine environments. She has worked with a wide variety of native and invasive plant and wildlife species, with a special interest in threatened and endangered species. She is also an experienced environmental educator and Certified Interpretive Guide. JENNIFER BOBKA Consulting Manager/Ecologist e: jenniferb@eteflorida.com t: 239.304.0030 m: 406.579.4616 Jennifer's work experience includes: Vegetation and Habitat Mapping Wetland Determinations Bald Eagle Monitoring Monitoring Well Installation Shorebird Surveys GIS Mapping Protected Species Surveys Species Management Plans Submerged Resource Surveys Turbidity Monitoring Seagrass Surveys Preserve Monitoring Phase I ESAs Environmental Resource Permitting (ERP) Natural Resource Management Trail Maintenance Mechanical and Manual Forest Fuel Reduction Small Watercraft Operations Years' Experience Invasive and Exotic Species Mapping Ecological Restoration 8 years Education/Training B.A. Environmental Studies Montana State University (2009) Marine Biology & Coastal Ecology Study Abroad, Costa Rica (2007) Python Responder The Nature Conservancy (2015) Sawyer Training US Forest Service (2010) Professional Affiliations Florida Native Plant Society (FNPS) Florida Association of Environmental Professionals (FAEP) League of Environmental Educators of Florida (LEEF) Wildfire Assessments Environmental Education & Outreach Relevant Certifications/Credentials Florida Master Naturalist, OF/IFAS, 2019 Nitrox Certified Diver, SCUBAdventures, 2018 Certified Interpretive Guide, National Association of Interpretation, 2016 PADI Open Water SCUBA Diver, SCUBA Outfitters of Naples, 2012 Wilderness First Responder, SOLO Schools, 2009 239.304.0030 1 www.eteflorida.com �aYth ToF6 0 Environmental, LLC ) \ 0 w\wwj} \/|\ B §(( } 1. \\/\\\ 0z }0 � z ;x o q y mN w ow Z w o� m Z r w w w C/) a_ Q C O w00 w U _ EL w - U m w U x Q W w m o r C t� z � Ksp<�rg$/RO Q z w w y U Q U W .. W o N m w w U w Q zz cr - G K ag } O 0 ' - U I db apea�;�3i�ed � w O x' 4t y W Y a U LL z Z O O U U z It U W O W p J U J _:..;_ .. � O p O O ....... ,. -- 0 J t0 -� LL(0 _ V W W J a jL fgZ N as siea�{ dwe� - ;Z a ATTACHMENT ' I' CAMP KEAIS PARCEL Limited Soil Sampling Report NAPLES, FLORIDA 34142 SECTION 22, TOWNSHIP 48, RANGE 29 Prepared For: Davidson Engineering, Inc. D CM 4365 Radio Road, Suite 201 DA ID OK Naples, FL 34104 CHGINLER4r- Prepared By: Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 E" ormenlal, LLB April 2020 LIMITED SOIL SAMPLING REPORT April 23, 2020 Davidson Engineering, Inc. c/o Josh Fruth 4365 Radio Road, Suite 201 Naples, FL 34104 RE: Camp Keais Parcel Dear Mr. Fruth, Earth Tech Environmental (ETE) is pleased to submit this Limited Soil Sampling (LSS) report for the referenced property. As requested, this report addresses the provisions laid out in the Land Development Code (LDC) 3.08.00.A.4.d. Sampling was performed in general conformance with the Florida Department of Environmental Protection (FDEP) field sampling and laboratory analysis quality assurance protocol codified in Chapter 62-160 FAC Standard Operation Procedures for Field Activities (FDEP SOP FS 3000). Please feel free to contact us if you have any questions. Andrew McAuley, Environmental Scientist Earth Tech Environmental, LLC. Earth Tech Environmental, LLC www.eteflorida.com LIMITED SOIL SAMPLING REPORT TABLE OF CONTENTS 1.0 INTRODUCTION.................................................................................................................................... 4 1.1 Limitations and Exceptions...................................................................................................................4 2.0 SITE DESCRIPTION & LOCATION..........................................................................................................5 3.0 LOCAL GEOLOGY & SOIL DESCRIPTION...............................................................................................5 4.0 METHODOLOGY...................................................................................................................................6 4.1 Sampling Methodology.........................................................................................................................6 5.0 SAMPLING RESULTS..............................................................................................................................7 5.1 Field Results..........................................................................................................................................7 5.2 Laboratory Results................................................................................................................................7 6.0 CONCLUSIONS......................................................................................................................................8 7.0 ENVIRONMENTAL PROFESSIONAL STATEMENT..................................................................................9 ATTACHMENTS Table 2: Soil Laboratory Results Summary Appendix A: Benchmark EnviroAnalytical, Inc. Analytical Test Report Appendix B: Staff Qualifications Earth Tech Environmental, LLC www.eteflorida.com LIMITED SOIL SAMPLING REPORT 1.0 INTRODUCTION Earth Tech Environmental (ETE) has conducted this Limited Soil Sampling (LSS) report on the property referred to as the Camp Keais Parcel (Subject Property) located in Naples, Collier County, Florida 34142. The field portion of this LSS report was conducted on April 9, 2020, by ETE's staff Environmental Scientist, Mr. Andrew McAuley. The Subject Property location can be seen in Figures 1 and 2 below. The Subject Property contains several areas that were previously, some still actively, utilized for various agricultural purposes including cattle grazing, mulch processing, and crop farming. The purpose of this report is to determine if the application of chemicals consistent with the property's past/current usage has impacted the soils on the Subject Property limiting the potential future land use. This report addresses the provisions laid out in the Land Development Code (LDC) 3.08.00.A.4.d. SUBJSCTPRORIERTY, " 1; . 1WTEIk RE7ER$9�1iy SL • 414£ p••wv • OOLU R COUNTY : f Figure 1. Location Map 1.1 Limitations and Exceptions PROPERTY This report is expressly for the sole and exclusive use of the party for whom this report was originally prepared for a particular purpose. Only the party for whom this report was originally prepared and/or other specifically named parties have the right to make use of and rely upon this report. Reuse of this report or any portion thereof for other than its intended purpose, or if modified, or if used by third parties, shall be at the user's sole risk. ETE warrants that the findings contained in this report have been prepared in general conformance with accepted professional practices at the time of report preparation as applied by similar professionals. Future changes in standards, practices, or regulations cannot be anticipated and have not been addressed. The observations and recommendations presented in this report are time dependent and the findings Earth Tech Environmental, LLC www.eteflorida.com LIMITED SOIL SAMPLING REPORT presented in this report apply solely to site conditions existing at the time when the assessment was performed. 2.0 SITE DESCRIPTION & LOCATION The Subject Property for this report consists of three (3) adjoining parcels (Parcel Folio #s: 00227240009, 00227240106, and 0022728001). The Subject Property is located on the southeast corner of the intersection of Oil Well Road (SR 858) and Camp Keais Road (Figures 1 & 2) in Collier County. According to the Collier County Property Appraiser's website, the Subject Property totals approximately 1,071 acres. The Subject Property consists of multiple areas of current and past agricultural use, undeveloped/vegetated areas, man-made lake features, and access roads (Figure 2). Figure 2. Aerial Site Map 3.0 LOCAL GEOLOGY & SOIL DESCRIPTION As part of the LSS , limited site -specific geology was also defined during this assessment. However, hand augured borings were only advanced to a depth of approximately 12-inches below grade surface (bgs), therefore site -specific geology is limited. Table 1 below in section 5.1 of this report describes the soils observed at each boring location. Figure 3 below depicts the underlaying soils on the Subject Property according to the Natural Resources Conservation Service (NRCS) Soil Survey of Collier County (1998). Earth Tech Environmental, LLC www.eteflorida.com LIMITED SOIL SAMPLING REPORT Figure 3. NRCS Soils Map 4.0 METHODOLOGY This section describes the methodology utilized to obtain the samples. 4.1 Sampling Methodology Sampling was conducted by ETE on April 9, 2020, in general conformance with the Florida Department of Environmental Protection's (FDEPs) Standard Operating Procedures (SOPS). Based on the size of the agricultural use areas on the Subject Property, areas of homogenous agricultural use were selected, and composite samples (i.e. CS-1 through CS-5) were obtained from each area (see Figure 4). No areas of visual contamination were identified during this sampling event; therefore, the sampling locations were chosen randomly. Soil samples were obtained by advancing a decontaminated 4-inch diameter, stainless -steel hand auger into the soil to a depth of approximately 12-inches bgs at multiple random locations selected within a homogenous area. At each boring location the soils were classified, and the samples were inspected for visual and olfactory signs of contamination. The soils obtained from each location were then mixed and placed in laboratory -provided jars, sealed, and labeled. All sample containers were placed on ice in a laboratory -provided cooler and transported by courier to Benchmark EnviroAnalytical, Inc. (NELAC Certification #E84167) to be analyzed for RCRA 8 Metals (EPA Method 6010), Organochlorine Pesticides (EPA Method 8081), Chlorinated Herbicides (EPA Method 8151), and Organophosphorus Pesticides (EPA Method 8141). ETE provided a chain of custody documentation to the lab. Earth Tech Environmental, LLC www.eteflorida.com LIMITED SOIL SAMPLING REPORT Figure 4. Sampling Location Map 5.0 SAMPLING RESULTS This section presents the results obtained from the LSS in the field and laboratory analysis. 5.1 Field Results Table 1 below shows the results from the field observations made during the field work portion of this report. Table 1. Field Observations Table No. of Visual Olfactory Current Agricultural Location boring Soil Description Indicators of Indications of Use locations Contamination Contamination Area 1 Cattle Grazing 6 Tan m-f sand No No Brown -Light Brown m-f Area 2 Mulch Processing 4 No No sand, trace gravel Area 3 Cattle Grazing 3 Tan m-f sand No No Area 4 Crop Farming 3 Light gray m-f sand No No Area 5 Cattle Grazing 3 Tan m-f sand No No m-f : medium -to -fine Earth Tech Environmental, LLC www.eteflorida.com LIMITED SOIL SAMPLING REPORT 5.2 Laboratory Results The following section describes the results from the analytical data obtained. Several RCRA 8 Metals were detected in composite samples CS-1, CS-2, CS-3, CS-4, and CS-5 above the laboratory Minimum Detection Levels (MDLs) but were all below the FDEPs Soil Cleanup Target Levels (SCTLs) for Residential properties, Commercial/Industrial properties, and Leachability. No Organochlorine pesticides, Chlorinated Herbicides, or Organophosphorus Pesticides were detected above the laboratory MDLs in any of the composite samples (CS-1 through CS-5). Table 2 is attached to this report summarizing the data that was obtained above the laboratory MDLs. Complete laboratory results for the composite soil samples can be found in Appendix A. One Chlorinated Herbicide, methyl-4-chlorophenoxy acetic acid, 2- (or MCPA), was not detected above the laboratory MDL (0.76 mg/kg — 0.79mg/kg). However, the FDEP SCTL for Leachability for MCPA is 0.02 mg/kg, and the FDEP target Practical Quantitative Limit (PQL) for Leachability according to the Comprehensive Quality Assurance Plan (CompQAP) is 0.33 mg/kg. In reviewing the laboratory Quality Assurance/Quality Control (QA/QC) data package the laboratory MDL is 0.75 mg/kg and the PQL is 1.0 mg/kg. In conversation with the laboratory they indicated that the MDL presented is the best possible level their equipment is capable of. 6.0 CONCLUSIONS Earth Tech Environmental (ETE) has conducted this Limited Soil Sampling (LSS) report on the property referred to as the Camp Keais Parcel (Subject Property) located in Naples, Collier County, Florida 34142. The field portion of this LSS was conducted on April 9, 2020 in order to determine if past/present agricultural use of the Subject Property have impacted the soils and to address the provisions laid out in the Land Development Code (LDC) 3.08.00.A.4.d. Five (5) composite shallow soil samples were collected associated with five (5) different homogenous agricultural use areas and sent to Benchmark EnviroAnalytical, Inc. and analyzed for: • RCRA 8 Metals (EPA Method 6010) • Organochlorine Pesticides (EPA Method 8081) • Chlorinated Herbicides (EPA Method 8151) • Organophosphorus Pesticides (EPA Method 8141) None of the five (5) composite soil samples obtained exhibited signs of visual and/or olfactory indications of contamination. Based on the analytical results, several RCRA 8 metals were detected above the laboratory MDLs in all five (5) composite soil samples but were below the FDEP SCTLs for Residential properties, Commercial/Industrial properties, and Leachability. No Organochlorine Pesticides, Chlorinated Herbicides, or Organophosphorus Pesticides were detected above the laboratory MDLs. One Chlorinated Herbicide, MCPA, was not detected above the laboratory MDL however the laboratory MDL (lowest detection level possible for the current equipment) for this constituent is above the FDEP SCTL for Leachability standard. Based on the low laboratory MDL, ETE does not consider this to be a significant concern. However, reviewing agencies may view this as an environmental concern and require additional sampling to be sent to a lab that can achieve a lower MDL. Earth Tech Environmental, LLC www.eteflorida.com 8 LIMITED SOIL SAMPLING REPORT 7.0 ENVIRONMENTAL PROFESSIONAL STATEMENT I declare that, to the best of my professional knowledge and belief, I meet the definition of an Environmental Professional as defined in 40 CFR part 312. 1 have the specific qualifications of education, training, and experience to assess a property of the nature, history, and setting of the Subject Property. I have developed and performed all the appropriate inquiries in conformance with the standards and practices set forth in 40 CFR part 312. Andrew McAuley, Environmental Scientist Earth Tech Environmental, LLC. April 23, 2020 Earth Tech Environmental, LLC www.eteflorida.com n0 Ln \ O I� - O ri O ri � Ol Z) Q u oa o 0 0 o ri o Q O Qj \ N U\ID U 00 O O LLq MCJ O E O O O p p O i O M YY O I- � O M In Q. N OCA U O ri M ON N 0 G O O O O O f0 N v N Y \ r-4 N O M In M p In � w O Q. U W r N _j O p E E p O O m � N -1 l0 Ln rl4� I- Ln CZ C N OA U O � O O O O O O N aT � J Ln W � N t V M * ` i N � G1 � J 0CD \ O J •L i 41 O O O O O CD m U N h 3 O M ri n ri O N 00 r^-I J O � O � N dA f6 LLI J Y, to � ->F r4 O O O CD M E U ;C00 N ri N � � V) v co °C 5W ML W O i O O O O O O LLLn U � f6 f6 a i (6 > N a v t Y J C0 G T `0 E 0 v t c v N N cu v 0 C- CU LIMITED SOIL SAMPLING REPORT APPENDIX A BENCHMARK ENVIROANALYTICAL, INC. 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OHAFliil N 13 (I{141J Ir::t rylr;IKf; {} tWdI) Si,,i, OIL 11 1!1 :3r.1 I R.4lo:+ I )AC: I1n1 [3 G[i;"o I MC; KI'. 01',1 1;4)1/mu jfl ,ri:i+1 I II'IIfl) I)r11A1'I)N 00;}:o1IJ N1C:r1{ii 0Ik3.'71 r31?ol Ilnrl:l;p;,q 111:S!3 ilS:IW ItIf:AMISA llou•s:i I) PA( ;1KC: i} I)N.:i I[1'•1 Mf1rr?f}?i3 111.51r E iI:IIm;, EJ11;ki1 (N1 IIRDI' {, {3{}:6 I) M{"We : is 00;11, 8I!,1 [1•,r1'r,r11vo In •ilr I ll:,'K, I}IN{ir:E ki f} 0l14:t III M(;rKc 0 i)C�ll rI 11, 1 pMu 1 r:; MI;.I'11 --- [} llll VIC;iKI: 11 l/ !1!:,1 (WI,'Ol Nl 18 i'1 1 15l'•1!:' ;•i:•.•)rr',rp, 171 1 1?1111', I r I, l[•11q 1. 1 .'i ' I'II If I,: ti} I I S 'J:? I'7'15[, ` I•:I■ t'1 I }'1,' 3 r,f r1, i nr;I rsr I,• BENCHMARK EnviroAnalytical Inc. N1.I M' On mL IJl H 114,7 ru UC4 MCrKC n 79 3151 Qw1712020 10.39 J- :q p 111 14TA(-.III {3E ){ 111LNUL 0 DO i ll MuKu 0 UUM y1!ji 04h 112020 IU:U9 LUUlU2 FIL:LORAM 000'r:7lJ MG(KC. I]UE12! ui,il ojri712079 18'3)1 1-811132 A,'INI'I10 1Mi.IfiYL u M,I U MGiKG 0 4r,7 227.0 Uif101 0;!O 1�.50 f. iU. 11{1l! -mv :i GO E1 MGIKCi U.uu2 B270 04r•17120:10 1U'�U Cus1u:� G1IL.{)l{l'vF:hro U.U41 U M(,iKC. I) (141 UM U'11171202p 10 M) 1;1411Ei7 {:CAJMAVE IL%L U.05:3 UC4 MGrKG 0.011 8270 U4l1'11:2UN 1050 L03iO . IWME-'1ON 064EiV MCiWi U.0A5 0270 64l171102U 16O)G LU:5 U [AA71NON 001511 M{ fiS{i 0.047 U2,lu 041171?020 1G,�Q F1131iV UIGIILORVOS a.Ubi u MC+KC 5Ow 927U CY41fli;IU20 16.50 F031u1 IDIM P111UA11. O.U45U MGKG 0045 $270 041171:0lU 1U1'10 LU:l1U7 i)ifuV11r[]•rpN 0N51i M{''M; U.U45 82i0 04117fMpo 101FM E-H:iIEia ETHI ;IN U.U46 U MCjiKG 0 04s 827a 04+1 if2u20 1U.50 Ca51U I - IllkwPOP U.Lml qj MGrKG 0.041 8770 ❑4f1P2020 IU:5u I:U01U:'. 1 i mi. vAiiA r 1 ON 0.64I u MCilK i U.U41 WO 0411 arana0 1TV) Fl{31ea hll1W HION 0 DO to MCWKC U.M UVU 0,1r1712020 10 Go I-a3182 MI.-1'IJYI I'J1RA NION u U47 Lr Mrr1{C a 045 E3;2 O U41l (f2UN 15 6U L0162 1rr U1tATC u U11I U MGiKG 001 627Q 04117120:10 IG 51) LB:1182 RO NNI L 00.1 11 MC;rK(i 0.041 UM 01M712020 1650 Mi83 iRoll it u Uiv Lr MC)KG ij 04p 070 g4117120NJ 16 5U I. Y)J1 , UM I U11.1, G 033 0 rNCir1L0 1) Wu O27U 04J171202.0 10 U 1 R31A7 1E•1'r' 0 02U U01 MC1KC, 0070 112.7(1 04r1l12rRU IU 6U LuuItf;, I'OKUTIiI()N U.U49 U MG)KC 000 8270 04117176H 16.5E I:e31a2 I U iAL ti01.I03 toy 5 % URY vw1 a 1 SM2 4uG OQ1512020 09.01 KLO All v3luu9 rap6rled In UGiKG. M,3/K(5 #IGRAM and MpNiGRAM Are on a dry waight bash; SIII71111851G11 Number: 20040569 Sample Date! 0410912020 Sarnpl4 Number! Oul $,kmplu Tlrliu: 1200 $S,t1T1pIv ❑e;Grlplinn: G ,•4 Sample Method C0111p0si[o Par:unulur R9i}U4 unitn MOL PrOCULIL1ra Aradyrfla DDWTirlo Analyst u 293 U MC1KC 0 2M { 010 Ia4riE;l:pao 21';'Q 111.8 t1nlOuaM G1120 rhGr1LG U.0W uuiu u41Tur2uu 2120 UW C;A[)MIuM I} 107 I Mr:na[1 I) n44 fi11t11 DAIN S102U 1 711 131-8 Cl IROMIUM :2 Uo MG1KC u.oa7 L1u10 I]060)20 21 20 13LC o5:10I M{ilMi 014G uuiu NNU120:?U 212U ISLU ,)L:LLNIUM 0 ifiro U M{111(C', 0 iwr 0016 04110176a0 71 m III H UILVLfq U.N.4 U MGrKG 6.02'3 6010 Od iM!020 21 20 61.0 ME•ft[143rty u.0041 WAG 0062 7471 UMCI. (17U I6[1I, JVV +r C Lit31) 0.0017 U MCr+KO'r 00017 0001 H11`jil.020 16 02 CU3162 44'A111f U.0014u MGFKCi U.0U14 8M1 041IW2.02U IGM I,.V 1I ;k MI 0.0014 U MC11KC. 00014 8081 W150.020 10'02 1163182 .,rmwO!.wS I " I I 1 1;h N,W t•I 1 psl q Ilil I1115'.I Lt1. 1.1. 1.1)J 1 4 1P 1j1jk; (L7,1 l ) 'i;� { )LL %1j q I-aiM ('t'11 ) 'IJ i-!3f][+I FAGP G OF * BENCHMARK EnviroAnalytic al Inc. NI•E ,tit' {'41LiI31-34111•J ALUNLN nQ(11IIj MGlKG G0011 Nei 041i5120i0 15Q Mikib 1U.111IA-H11C: 1).UU1:'.0 MGIKC; U.0012 UOU) 011)W2000 1U.U2 L1l111li2 1i1:TA. Hr IC'. UOGP!i U MCWE 0 0(37!i 8081 0015/7020 10:07 H831i12. CHI 0M)AN1 ('3•E7,11) 0 01!i tl n ❑h a0W 0411 riln20 1S'4� 1:8%1a12 DEL. IA WIC 0.0013tJ MOIK0 0.001 s 1F0u1 04+151r0aU 1002 E63m 011•.L. KIN U.UUUUS U Mr N(i U.UUU9U 80LI1 0411 r,12020 I U7 1-.8'P137 NDOSI)l AW I 0 OOMM t! MC:IK(: n E OH4 8081 OA11 W070 16 02 1`01V I.N(Y)'AULFAN11 00EIRU MUKG [s.UU10 8qu1 04+151202U 1002 L•uu1a2 I: )WfiLrIA AN : UL.I'I11'1: U.UU1:S U MCwK0 U.UU13 6001 U411 W1TZU Ili U2 1-u3187 E•NIWIN 0 (31)16 L3 M[:II{C: 11 no try sofs1 Hari Fi17070 IS 02 I W10 I NPRIN ALDLHYDL 0.009 u MUK0 0.0M 8081 0411 L 12920 1U U2 L•uslU:? i.N1)111N ICI: I V N L U.UU I rJ WAG U.UU I 8001 Oil 1�12020 1G.U2 I:83111 i IAMMA•1311C; U.0013 tj M(MU n.O(310 8081 04)1 Y2070 MOP F111$2 3.11I'IA(:1-11.C]f1 0 00 14 1) M(!IKC, 4DOM 80e1 04)I.V2070 1802 DksIu 31=r1'I'i�C'.V3i,C7f� I. r'c1XICrI- OAM16 U MGIKG U.UUIiS UOJ31 0411ti12U2U 10M L•l PUV 1,'jCA11ON U.OU13tj M("sIKC: 11.Un13 8081 Q4)1�pm)70 1a42 C831K MF r H0XY{,1L1 fNi 0 0020 U MMK{. 0.00N 8001 0411 51v.wo 1U U2 I-LS M In?I PHCNE U.uuuL MG(KG U. UN 8081 0411!ir7020 1607 L•83187 2,4,5• 1 n 007 U MI1rNK5 0 0027 5151 1)411712020 19 u9 EuaIw2 {511 AN 0 0[I 9 U M(s?KG U.UU49 Bi 51 U4117)2U G 19'04 1,811E 2 2.4.1:0 U.MuU MGfKC; 0C1X R1!ii (1411717020 1904 1:801 die :?,4 vii 00In 0 MAf.rKC n 0to 6151 U4111)202D 19AA E WIv:? :S,'.i•!}[:UA 00050 U MG?KG U UU6u ui5i U411.1120M •I'}•OA f; 11:i1R2 i•NITFf ()r'III:Niyl. oxioU MGIKCi UC}iU 81ri1 D411?)2020 1� On EUJIU2 A[;111.LjowI.M1 0007r,1) W.WKC: 00075 0151 U411'1I2M 19:04 1•EMI8:F E31•N1APIN 00i797U MG+KG 0.004I !l1S1 114117121170 1004 Ff33t$2 {rh11.()PAMBL N U.UUA1 = MCi1KCi 00041 8151 0017)2020 I�,.U4 LUU1{i2 uA0IIiAL 0n025ti Iy()K{; 0.0025 0151 UVIMWU 19:04 1•93182 DAI APOM 00053U MG11{G 000YI 0151 0411712.O20 19'04 C431i12 DICAMBA DAHAA U MAC:IKC. n0044 815, U411'rimU 19:06 L831!!7 IJIC:I It.0r{1'1iulk c1 nn3G U MCP KG 0.0036 UM E1AI1712n717 1O Oa I:83192 INNDS1.11 0004'1 U MG11(G 0.0044 E3151 04/17/2020 10:04 Lu: iu:? MC:I'A U (1 U MC:IM; 079 6151 U011L-m 19:U4 L-83187 MGPP ON 004 mc.vK[; 0 ul U 161 04M 71M20 to na C83182 HIM IA Hi.01iU1HI•NC71 00070U MGIKG 0UO2Li E315t 011(i712azO 10.04 L831U2 I11{'.I VUAM U UUJ1 lJ M OIKU 11 OQ77 E3141 01r1 1120:.'U I 114 F81102 AKINH IOS MC I1Iyi. 11 ❑!ij V "GIKC u 0511 u2if) 04I17170 0 17 14 EU3IU2 lslaL:srnr� U0r3i U MG(KG 11.0113 8270 LWI0202D 31 16 1-1131U r'}11.UEiE'Yfill'r�.l 0 042 U MC:riK(, 0 N2 PU.Yu 04)17000 17 15 Ebjtiu2 GOUMAFJHO]; 0,0511 LJC4 iV1� X(I U GMi R770 1i411'11:m!u 11 lu hE1318" rWMl•TQM U.04Uij MCWK(! 0,046 UN 04)1700A1 171[ 1163162 01Alw()N U 140 v MG(KG U U46 V70 0N17'202 i1 16 1�03111). MeWo!•b9 171 1 17111 S11Cd I: M' 11111 k), H . ]e12 21 0 Vliodw ('M I } 72 {-SIslJ 6 4 I'm (9.11 ) 72.1,60i11 1'AQ: 7 wu ra BENCHMARK EnviroAnalyfical Inc. 131C:11L1JI{VLJ`i U U511 U MG+Kr, 0 nyt3 82io v0712020 17 iR; r#11187 I11M1- I I I[]A11: E) 046 U MGFKG 0.044 8270 U411 lf2020 17 10 c0i8 2 1i1541110FON nn4rr43 M(irKO U.U44J 0270 04)1.712029 111C3 I:bztIu;, L 111117N 0 040 U "GivC: D.04.G U2'lu 04ri7120P0 17 iG L•831e2 I..I11C.3VROFr U.U42 0 MGIKG n 042 B270 u�411'II2G2p 17.J+ FW%1V I• I'14Y1. PAfiAI HION a 042 U MU1KG 0.0,12 �70 04rI712G2U I f. W E03162 MALATHION ()040 U MCYK6 U.GAU 0270 0411712020 17:1U LUU182 Ml'_'11aY1.J'AFI.ATHIDN 00110U Mc.1]CG 004U UVU 00iN020 1715 p-OO ? I,liC I AFL 0012 U M011CG 004: 8270 wlVi1020 11.1r3 E83M RONNE.1. 0OVLI PAOX 1 UU'11 W70 UA11722020 17.1G LuU1H2 1'fiC11'13fi'] 0050U MC:IK(, 0UFlo Ulu 0421VM7.0 17 IS FS1.1187 suL.I'U 1 Ep u W4 U MG1KG ❑ 034 827n u41I irm.0 11 1u C63162 I1-1'1' 00291K[ 4 MGKU o.U2H 6270 04N7(7070 17,16 V831132 rf7Kti1114c)N 0 U50 U MCrKC: n nsn H2(0 tm1 11r2U20 1'1 10 f691i12 i01n1 uL1[3ti {)I,: `y,URYW1• 0.1 M7�ih0C,: u4fI�r2U2u o��:u1 Ieu) All values reported In UGIKG, MG/KG #!GRAM and MPNIGRAM Iaro oil a chy welflllt basis GUb11 Is*;M4n Nkim4or: 20040589 Sample date: UAJ{7`JIMU $amplo Number: 005 Sample Timq: 1230 Sample aoedriptlow CS-5 Sample Methotll GUmpwilg 1715fornnlnr R08ull Units MUL Proceduro A1lalyei8 Q31lU1rIn1P Anulyal A� $F�llf, U m U MG1KG 0 M r:010 0411(W20,10 21'24 LULU BARIUM 0G70 MG KCi U.U94 ou10 04)1Ur202Q 21 N MG f:A1W1IJM 0.00, 1 mcWK0 n 042 Gf)10 0411G12020 21 24 U1.6 f,'I��[Siy111JM U 41(1 MGIKG 0. ON 601CS 04f1Si207f) 71 74 HI.H 1.I.AD n 610 MCiWi U.141 UU 1u tjviO12u20 21.21 UL3 S L I NEUM u.17v U t4ONG 0 17� 000 04r110070 71 74 RLA II.Vf I� U.024 tJ VG; KG U.021 [1u10 0�11012G�p 21 21 I�l R Cv1LIiL U4iY n 004 1 mcC IKG i 0002 7471 U4N412KU 1U:UU J1111 44•-OULU 00010() C,IK11 00016 9081 0412W20713 I{i'a1i Hl'. 42 44'-171i1 UU01U U MO1 KG 00013 Kea OV201020 16.55 F83192 4.4'.[7vr 0CC) 14 UC,4 Mf.§1KG 00014 soul U412mu� u IC::,} Lm: 2 ALDRIN 0.0010 U MG+Ke 00010 8051 04120)"20 m.55 Fvjl 2 At PHA.111.1f: muI1 U MGrKG U.UU1I UUUI U412U12Uru 1U.56 L.UJUR BETA 611C a imrr, lJ Maul{[; D [3075 80a1 n412n12020 1G'55 [: IUO I.141.CJ1t[}AW (1 i-.UH) U.U15 U MG?KG 0.015 8061 04/2012020 M.55 EMU i1r rA.• 4- :. 0 U013 ll MIifKG U [3n 1 :3 8091 04I20l. DS9 1GV; 1•13:1182 D11 4.[)HIN U 13UU92 U MQ?Krj 0 000P 0081 HIM MO 1G 55 E V 182 [ N['3 )7 UL FAN I U.UUUB2 rl MUKU U.UUUU2 U081 U412OU020 1G'51, [:l3�1IV. ENI]USUISAN 41 13 0018 U Mf111KCi 0 50In 6481 04rrg12020 is 5.i Mla2 4•NIHl%ll1.l-ANSULFA IL U.UU12U tviGIKG U.UU12 130e1 W?012020 163,j I..831B? yaw•+a::,yr 1711 I2111 Sipuul 1'.am • P;flmclkr. f 1. i•1t71 ' 1 homc I9.111 77.3-WSf1 ` 1';1.r (0.11) 723-6(1I)1 Pnrrr J) rrr J7 BENCHMARK EnviroAnalytical Inn. - f41•l.A[' l'Srrlil'it�diun I+I:!ill{�7 �. f;fU[1f�I1J 00015U Mr1Ke: 0DOI11 15081 U412U11[}20 16.55 I•NI RIN Al DFHYDI: Uxwv U MG+KG C 00743 8081 0412U12m 16.55 coluv L.N[ HIN KI. 1 UNC J UU I f U MO.?KU V 002 Ri}R1 [}41i101202U ILL2� I..tSul li UAMNIA-Uh3C: D0U1: 11 MC;1KC; 00012 0001 041"12070 IG!3!3 1,811E37 1+11 .A(;I•i[.0K 0 0G}14 1JC4 M(givC7 [1 001R UU8I o lf2U12m 1U 55 C4 M62 Iif•;h''f'Ik :H[ C}ft I I'f}}CII}F U.Uu15 U MGXG Q.001!; ROf31 04f20121020 1h} �� -.J 1U 2 11;L}umN 0.0013 U MCilK(i U.UU1U 0061 0412012020 i{} $S F1 51$2 MF 1,11OXYGHtOR 000194J MG)KQ D.001!} BUBI U4f2omjx 16.55 1u;4I n '1 O YAI IF7111' U 05 U MGIICG 0.035 9081 0412012u2U 1G:t11) h_U3182 21,!� 1' 0 U027 u M0 Q, 0.002V 8131 Q+411717pn 1P." FflliR? A,�•Ih' [CiILVf.X] 0 owl LJ MOKC) 00048 141L1 U411712020 19.?4 F0302 �4•I] 00i0U MC11Kf: 0010 81�i [3411'r1J02U 11j:2 1) LU3182 :' a•I}f3 U.UIUU WiKG ovio 8151 0411712320 10•24 E-DiR2 :i DC,DA 0.UU4'3U MGKG 0UU19 U171 0io'? zo 10: d EU•'1iW 11 NlI U U1'1 IL..NUL n 1f0!}9 0 M{:+KC; 0 { )DO 81 [, 1 VW 111102U 19:29 LuUIU2 AUP.1.U010hN 0.007,sU Mf',W9, 0007:3 8hU1 0411712020 1'J.F.9 k1aW. BF-N'1'f ON U.Uu44 U MC] KG 0 0016 6151 0411712020 1929 F991117 011.E HAIVIDI N 0 EfU4❑ UU3 MUfK(i 0 UU40 UW UA+P'V020 Ifs 2f1 l M102 UAU I IIAL 0 447ri U M(.1K{: 0110203 8151 oikiI i)1020 19 n 1.8:11u2 DAi.11l'UN u 0061 U MUKG 0.0vil fii!ii 0411 T2020 $9 29 1=831E37 1}I{;1LMRA U.uu4uU MGXG (J.U00 015, 0,111MON }920 101U. I)IC-IiI.oRPM)p 0.0035 L3 MC IKU O.UC}:!s E31L 1 04111f2020 19 29 L11:11U;! 13IN04L.R 0.0043 u MTKG 4.0043 8151 041171?070 it PP F811Q1 MC:I'A 011u NI&KG 0.77 0151 041171 u.o iv2H UtwG. mcA ln, 0 77 UC;4 IVINWi U.!'J 81'41 U41IP2U20 19:29 L•U31U2 N..N TAC 1.ON011IiI N01. 4 0026 A 1OC11K,,7- 0com Rini 04M71207{] ID 7Q F8'ii{i7 mui.00m Q0027U W10XG. 0.0027 a151 04h712020 1029 163162 AJIN111-10 i MF I MY[ 0 057 A MGIKU 0 0 i7 UV.70 04r1'h'2U7t1 1'r 42 F831137 WAG TAI� 0W U 1`001KC; 0QU 0?74 44A712021j 17.42 103102 Llll.Ulilrl'R11U:; ou-i1 U MG7Kc 0.011 U210 u4ii'll2u;!41 Inns LU:l1Ui! (1{uJMAH13{}S 0 052 Ut.4 MCi)KU 0053 82.10 []411'717U7t3 ITT FR31l3) 1.�1'MI 'rC)N p 045 U M(7)K{: 004r> n7D 0-1) 71V020 17 h2 LtF IU. 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S11.M i Phow: (t}•l 1 ) I:?.C-[}q}1[� F 1 :ix [1),1 1 ] 723-6W l +'>IC;I 4 01 Q BENCHMARK Envir Analytical Inc. fil•;{ n[,'I'S111lliti.nrinn 0I4:4167 ii!DNNFI. 1).U91 U MGXG D 041 6270 v4rl rlmu 17:42 Eu3M ,ii II dpl Vi 0 049 u MCiIKG U 049 U79 04l117121120 17•42 LuU 182 MA1-01LN 0Oil H MfWKU [}fM il'Vu O�11712020 174^ Erl1;Si ITIbil 007E1 UGq MG�KG 0 0" 8270 UWIMU210 17.012 Miu l' AUT HION ❑ 049 U MGltCG 0 V9 87,10 0411'1l20211 17'4?. 1:U3102 101A1. $UI.IU;i 97 5 °!n UNY vv I u I SM25iOG K1lqn 09 01 KI 1) All values roportod in MKO, MGIKG WGRAM alid MPNlGRAM isrp on cr airy weight basil — — —• .... �df71f�0�� Dole 1). Dixon f I,al�au-atoi l.7il t'•ior TLll,-;y ! Kara PU1 yr%im QC/GA Officers VAj'p Q18LI�FRB THAT MAY APPLY • Itaravind V11h61 III I Twnrrr11111I Ildlur rdury Mi A. 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I +. } [ t a LY 1 t? fi 1 r. t A, [ L 1 ,I' IJ '[ LEI '[ ul �1 LI 'L [II i[ LII III IJJ Ili 11) ••! lJJ [17 J Ill 0 J Lll L17 J Li 'A .J LJJ f17 -.J I:J 00 IL1 , 0 5>7 5IJ •� S/J •J uJ + Ill •i uJ '•+ uy III IlJ IJI fS C7 r r „ W } 5l •N 'I +[, R: 5l� R: �I: �I: •a +:, +[ +41 :l^ 51J LL} SLI [LI III III II+ ii1 [[1 [[} hl Ir1 ii1 u i r I• r• I. i• I u} rr 1 u} m _ S+! 5r1 [w [}} L+[ L[I S'! 5r1 [Y [}I Lw L[} ['•J it , ['•I [11 Iw ill f4 ii5 [•I ni iJ if i i,1 iii N V. •r �.� �� +r �� ! .�. +1 .�. +i ��. +r �,. +r�� ,.� +r 111 •r V, [ -r1 BLS f_ {n fe {f] W .•1 L.1 ili ili + L ,•+ ,} ivl [w Ivl S+! Vw [w IW IvJ i+! IW LvJ [V [•J u. Vl [ 1 w I— [Y. � „ ul � 1 5 � � R� ••, I.. �.1 7 Y 0 n. LU 0 m [}} - .,1 r J I u} rr Ui J Cf ,,, w I . I J EL 3 'a i•; I -W :1: TLU R+ 1 Ln Xv 1•J [J i11 IIJ -3 tie, „I i•, i,l ,v „ ,t i, iY 47 �� •� r 1 I r e I r 1 I [.1 h rn rT1 r_1 h r_� I LL L4 [r} ir7 rr7 rr' . J .. .. vi u} to ili i5. iLi „1 [�} } r J � �,i ['v iW ,i I+J ., iW i•i IW �••i 1+J 1 1•i i•J t,i SW r„ L � +r +1 +r ,J +1• +r v n v {!} iry Iry iry v1 {} r1 r1 {1 r1 Irl r y, it et. n: il: v} !r} r Wr t+'r [r7 . J I ! J ! u rY n' �' h• I I I III ILI IJJ Irr C1 N1 l^i 54 N. i�l 111 r I I I I r I V} U] 4n try rr7 J W CL ir} pr w vs m >; CA z u �C-d j 0 rvmv.unaalahs a om QUALITY CONTROL DATA 5omlvolstile Oegnnlc Comp6ounds 'by GrM5 • Quality Control Botch OD14002 - SOP EXS1-33 Blank (CD14002-ELR1) Prepared: 01/1412.020 09:30 Analysed: 0411GJ2020 11!28 Splkie Sc,urca " RFC APO j4naj Result 03A EPL Villu LfIval Result %RL`G r bolt! RFD Italk Banks Aiiir�5h4t5-,rrelhyj i1,014 II 0,Ot7 irkrjikg wet P.n i1ir UAS I1 O.M7 ftbg ft w1't C.Mroyrifos 0.010 L) O.M7 mglkg wet tnum3l1hr,s 0.013 11 D.017 molko wet Drmetnn 0.011 L1 0.017 mwkg writ 51371rutn 0.011 U 0.017 m9jk4 wet Dlchkanrenthlan 0.0089 U 0.017 mg/kg wet DI[hlorvcr. 0.014 U 0.017 mg/kg mq LWmethaate 0.011 U 0.017 mgJkq wet Munatvn 0,011 U 0.017 mgjkg wet tl,N n,fl0Qj U ❑,017 mUlk0 w4A Elblk- anij kP O.¢i7 mgikp wet Frx5prnp MOM t1 I.0i7 mWkg wnr FIhyI rtiu:AhiW 0.00 !1 U 0.017 mpikg Writ Penxulrathlon 0.0079 LF 0.017 m4 jkq wet F'enthlon 0.010 U 0.017 mglkg wet Fialathloa 0.011 U 4.u17 mglkg wet Merphos 0.012 U 0.0J 7 muft wet Methyl µr mVirura 01011 U 0,DJ 7 rnU/kg wCL Mevlriphm 0•01 i tl 91117 rnUJkq wet Mw,a*vtt lAoS 0.016 U 0.017 mg}kq wet Nakd 0.0032 tl 0.03.1 m4jkg6rm Phnrater 0.010 U 0.017 mgJkq wet Rannetl 0.010 LI 0.01! malka wet Stlraphos [ietrdchloralnphas} 0.012 U 0.011 marks wet SUlfatep 0,0001 U 0.017 mglkg wet 1LPP 0,0070 U 0.033 muft wet Tokuthlon (Pro W&m.) 0,012 U 0,017 rtlgAo wet relhedyAPhrcFNa h- o.046 mg AR wet 0.a7712 - - _ 67 .17 f17 - -- TiWu nYrPhr W,W0 0.070 nwAr7 Per 0 067D 1,94 .14• 15A LICE (OL14002.BSL) Patpai,, Fr 04ji417074 09!30 Analp,41• D41 &M.0 11:54 Spike kurce O&RCC RFD .AriaMci Remit M.9 ML Urdu Level Result °lcRCG Llmlts RFD Chfarpyrlfos 0,046 0,01] r;bWkg Wet 0.066/ 72 46-122 Ulmuftmte 01044 0,017 nMjAg -et 0,0667 66 J6-170 Ulsulfaton 01052 0,017 ,luykg -LL 0,0567 M 10-1.30 El+i 4,053 ti1.017 n1[ljkq ws r j1 Of+�+7 79 3+08 MAk,o-lhlon 0.041 0.017 molkg weft 0,0667 73 44-125 N�W 0.034 0.033 MR09 wilt 0.060 52 4,121 Phor,i1P 0.048 0.417 mplkp wet 0.0557 72 31. 00 5ulrnrr.P ❑.043 0.U17 mgJkq wet 0.06G7 64 40-17.7 06U?yl Phowhdla 0.047 JnWAp wet 0..000 77 33-1+27 TrqdX-Pylpixasphkh' ❑. am Hwkp W4 ll. AW M7 ,74 • J SR Matrix spike PraW+rmLl; 04114/2020 09:30 hie dyarrl: 04�14V2020 12:19 Sourcai A002255-01 Spike Scurce cV.RL'G RPD Annlvta Jkomt Flan MI. 1111lu Leval gMyLt %REC Llml itPD Limit r7NAl 'rl,Ir Pcorr iOeklrs Wily r0 Shr. Windt mu mplmd 6,11m larxireldxy, riml rmy wily hrt rm;mvrlr,c W In RAI. NUL Page 1-0 at 26 - 04- q . -0) vvwlmf-oneblabs.som ,QUALITY CONTROL DATA Semlvolatlle 40irpnit Compounds by rCM5 • Qk1Ailty r-on#rol Bach OPl4go2 . s6P EXSV--33 - CdwiHnued 14-krh1 Splk (40L4002-MS1) ConNnued PrepxM: a11i4/2070 09:30 Analysed: 0•IJS(rJ2020 12:19 Scurseo AI}4755.01 Spike Savrce ^jnREC RPD Adalvta Rrrsulit t•laa Pot Unita Levat Resul °DREG U111k KPB Prn(S H21VC 01orPVrlras D-953 1 0.083 mglkq dry 0.u16 0.049 U 65 16-122 01methoake 0.04k) 1 0.0133 mg/kg dry U.0ki16 0.0 U 80 14-110 0lsulfoton 0.052 1 0.0133 mgikg dry 0.0016 0,0 U 64 t>}-t30 ON 0.054 1 0.083 mglkg dry 0"16 0,044 U 66 34 17R Malathlon 0.052 1 0.083 mgikg dry 0.0516 0.011 1,4 44 47fi lVnkxd 0.034 1 0.16 mg/kg dry 0.081fi 0.01F3 t,J 47 5.121 Pfxrritu 0.050 1 0,UU3 rnit/kg dry 0.0616 0.049 U 67 3 1- 130 SUIr5.T5p 0.047 1 0,083 riigjkg dry a131116 0.040 u 57 0-127 rrrnyrrdpmspmm n.[zsr I 7WA'QodY V..UVO td 3?17� 7rlplrcveyl phas 7rr�e r7ZO I rnykp dry P.V00 M 34-1 SR Matrix Spike Qup (6014002-! 515 .3 Prepared: G4/11/202U 04;30 Andiyled; 041 I N1 0 12:45 SaLdrte: A1302255-01 Spike Source %REC RpR Analyte Rfa0 Ei0 ?-Q>, tlnits Laval RCMIK, %REC LlmlL9 RPD Limit Mates (A nipyrdns 0.051 I 0,083 1119A9 (fry 0.0813 0.04'3 LI 63 16-122 9 0 nlmt•lhnatr. 01047 I O.W3 mgJkp dry a.aa13 0.0 U 5e 38-170 i 5 01.•.ulrnten 0.052 1 0.0R3 mgjkg dry 0.0813 0.0 U 54 18-130 19 EPN 0.054 1 0.083 mQjkg dry 0.081j 0.0" U 46 34-1?6 0.4 1f+ MAQhlon 0.051 1 0.083 mglkg dry 0.0813 0I4 U 63 d4.13(, id Naled 0.023 1 o.16 mg/kg dry 0.0813 0.016 U 2R S.121 39 25 Qm-J J Phorate 0.050 1 U.W3 mg/kg dry 010813 0.044 LJ fit 31.130 0.9 17 SulVep U.biJ i 01083 rnylk{1 tlry 0.0R13 n.040 U ..---- 58 10.127 1 •---------------- 11 -- ---- frfi3WjdPlnnsplk�te----..--- !}.!)Sf I myk¢dry P.Ud]J 5i .?7•i�T 771plrrnyl phasplw[e o dls4 I mykg dry U.Od]J N .74 J:U 4rpanochlarina Pesticides by GC - Quality Corlkr.Oi Batch OD14004 - SOP FX'Sd{ .3.3 Blank (0614004.OLKI) f"vivre4i; 0,il14/2070 0910 Analysed: 0,VL I/2.02a 13:31 ,knalvLe 4,4••D0D 4,4••DDE 4,4`00T Ald& alpha-01 IC be a• UHC Chlordane (Lech) Odor urm-Aphe Cl,lardfin"Ammr {jgkjr HHC 6lnidrin Erxlasuirun L Lndosullmn li Lndosullan sulfate Lndrlri Lrxlrlri eldekydu Spl ke RujiIt fIZIA PGL UnIts Laval 0.00040 U 0.01117 mgjkp wo 0,000fis a 0.0017 Wjkg wet 00M6 LJ 0.0017 ngft wr.t n.0005J U 0.G017 rnWkg wet MmoSb U 6.0n1y mplkg wet 0.0012 U 0.001J mgAg -cl 0.0072 U 0.033 mUft Y%t 0.L10UW} U 0,0017 rnaJk0;owA 0.UL1021 U 0,4017 1rkg?kq writ 0,4U062 U O.0017 mpJkg tyre 0.00045 lJ 0.0017 m4Jkg wet n,i10048 tJ 0.0U17 mykg wet n.mna? U 0.0011 mplkg wet Tmabo U 0.0017 r gAg wut 0.1yi071 U 0.4011 myikg - 0.0011 U 0,0017 ingjkg wr.r Source °lniklcC APB Ro541it 0/.Rrc LLMf,= RPd3 Limit FINAL rhii rnWt rcinLU arty 10 the sample as receNed by the bbaatary, and n+xy ❑* he rrPrriJ-; ern tA. rinyn is rsr an s � rwnv.oncalabs,[oni QUALITY CONTROL DATA 4►Qanochlorina Poxticldes by GC - quality Contral Batch OD14004 - SOP FX5il•33 • Continued DSank (0014004-4M) Cbrltlnurd ~ Nrepdred; 441WM.0 09:30 A,r,rlyard! 0411417070 1.134 Spike Source %W RPID •ppah{tp Raault Elm P.m v1llks Lnucl °ioREC Limits RPD LLMn N52tes FrArIA krrpne 0.00460 11 ¢,nn17 rnlirky wr•1 q;imma-RHC. 0,04460 U 4-0017 rngfkQ writ Hrptyrhlor 0100065 U 0.0017 mgrkq wet HrpLirhlorcfmIde 0,00074 U p.4017 mgrkgwct ]sadrin 0.000V tf a.M17 mgrkq wet Melhaxythior 0.pf m tl 0.0017 mgrkq wet Mlrex 0.(ni 1 (J 0.0017 mgrkq wet 3'oxapT�enr. 0.017 U D.033 mgrkq wet 114,616.7CFlJk• U.OId )rrghFOWet f].1 M Ja ZfflJy lkz:,rllkxrrtdphrnylF�CJ 0dJ4 nr IE(lswM 0.117.33 43 23-Id9 LCS (O 114004-1151) Preparad: 041141202D 09:30 Analyzed: 0111412020 13:O $pikq Sc. urc4 %REC RPD AAmIA4 Result flag POL Unlu Leval R&SUI %$LEC Lhju RPD Lim& Nekes 4,4' [JU7 0.024 0.0011 rnglkg west 0.0333 77 37 J2.9 Ulddrin D.027 0.0027 muff wtl 0,0333 Fi0 4C3-127 CrKJrb• D.02s 0.0027 rr+gft -tA 4-0333 74 26-143 Lkr�rrhk3x�ApluveyJ f11j D.07l mAVAV wot (1.RY35 BO 13-163 Matrlx 5k1ke (DD14004-WX Pmpamd: J7411-117020 0930 Analyzed: 0-1j14/W.0 0-59 Suaeeok AD02155-07 Spike Source "luREC RPP AndLM Result flag ROL UP114 kmv l Resole oloREC Limits RPD LLM1 Notes 4,4'-nr)T U.06 0.0035 rrk9A'9 dry 0.0340 0.0013 U 106 31_lm MI..Arin 0.033 O.019' ngrkq dry O.0340 0.00092 u 98 46-12.7 Fnrlrlrk 01033 0-0R35 - - -- mgrkq dry 0.0340 -A0340 0.0015 U - -- ?(, - ......20 B-149 4f5,6-fi•LW - 0.032 Mkft dry 92 2.77 ik+�tilyduzLl�lkveyl f CJ 0.AV 170949dy 0.0340 97 13-193 Matr4x Spike Pup (0>724 reparir LlJMr p4rlAJan7f! 14:11 Source! A11)O2.155-07 Spike Source °IvREC RND -AnalAm Result FIN BEM Units Lavel Pawlx °loREC Limits RPD LL= M1iotes 4,44317T o.M 4.0035 koft dry 0.0340 0.171013 U 96 !l-1Z, U 21 17Kklrin 0,031 0.0035 ,rkgrkq dry OL310 [1.{]0092 U 90 46-121 9 21 Elul 4.d34 COOS rrkgrkq dry 0.03-10 0.0015 U 09 28-143 9 27 S,G 1�Ftl 0.027 M249dry 0.0340 fia 201.17 LkrrrclrAurc rheveyrf2CJ 0.0.31 mjx1kgchy 0.0340 %7 13••]B-? chlorinated HerhFddes by GC - Qualift Control 8hteh OD36003 • fFA ;51+1 1;I1.nk (I30ifiaD3-8LKL) Prer krcxl: 04J1G12020 09:0U hnelymd: U4f 1lr2UL0 11:10 AuSylc 2,1, 5- f 2,4,5-TP Spika Rmak E1ao POL vDi 13 L4vn1 0.002b U 0,010 OUND -kit 0.0041 U 6.010 IgMg wrk Saurea °!DREG RPD RBdrllt D/.REC Wltllti RPD LJpK rrM,I. Thla rsptrh mar muv to Ilwr mrriOrr no r W d by JA 15b k&v, BrW My ayly ba reprcdKed In roil nape 1G ❑r m ,hrww.an�alahr.�nny QUALITY CONTROL DATA -Chlorinated HQrbicidog 1w GI: • Quality Control aDCth d,d16003 - EPA 9151A - Con✓'rnued 9ra nU (001 GO 03-0 Lit 1 ) -Continued Pre pared: O J 61 WP4 0:00 Andlyer-d; 0-; J 17J2020 j 1:10 • Analyft 7,4-p 7,4-p6 V NlImphi•nol Adn i Ihrfi, n Bent. -man Chlammhr.n Dacthal Lkrla pun 31camha Gichlorprop 17irx+heb MCPA MtPP `gmhchlnrophanal Plck-�n m Result Vh3a PUL n.naaa U 0.010 n.nrl+la Li 0.010 0.0018 U 0.010 0.0077 U U.010 0.11071 U 0.020 0.-ULM a 0.010 0.0339 a 0,010 0.4024 u a,n10 010050 U 01010 0,0042 J 6,01n 0.00,141 a a.M 0.0042 a 0.010 n.is U 1.0 0.77 u 1.0 0.002s U 01U10 0.0026 U 01010 Spike Units Laval mgfkq wM mpfkp wr.t mQfkg wet mgfkQ wet mgfkq wet mgfkq wet mgfkq wet rngilkq wrt nlajfkg w{�t n1UJkq wPr mgfkq wr•.t mgfkq wrt mg1kg wet mgfkq wet rrlwkq wet muff wet Source uAREC RFD Aoult OAREC Limit& RPD LUWl: Notes,, 2,4-PGM P..0915, NWAq rW.t 0.140 .38 J5 J69 LC5 (00111130- Q 81) 69 00 Analyxai! Qd j i 7j7070 11 ! 3d spike suvrce %kr'C RPD •Anaivta Re&u!t E1aa POL JAMS Level Result %RIC LIMIti RPD Limp 2,4,S-7P [SINmj 0.0r5 4.010 makQ wet 0.0440 87 26•147 2,+0 0.021 0,010 r„Ujkr2 wet 0.Od40 57 M-145 2,+DE 0.031 0,010 -110Q wet 0.W0 77 14,179 Bcntamn 0.027 0.6io ni,jjkQ writ CIMan rrR i0 145 Uelnpan 0,0]4 n.010 mgfkq wrt C1.5100 61 SS-14A LticdrllW 0.025 0.010 mgfkg MR 0.0100 63 21r147 pK ISK;r r1 0.019 0.010 mgfkq wet 0.0100 is 13-110 2,4 or-M (MJJJ MpVhg we't a0400 42 JG-Jdd Mal ri r 5plka (OD 160 03- M 51.) Nrapamd: OBI f 161202U 09: UU Ana lyzed: 0,11 1'Ij20AU 11: Sy Source: A002255.01 Spike SCurCa °i.REC RFD AnWta Rmit; gIDp poL drifts L-1 kuaulL al.pEC �101 RPD Limit N i;us k,4,5-TN (Sllvexy 0.47f+ 0,M2 mgfkg rtry n.an:TA 0.an57 U 53 26,147 2,+D 0.0m 6.012 nil94 dry 0.048R 0.012 U 57 28•145 2,4-w 11S21 0.012 rnVkg dry 11.04H 0.012 U +47 10.175 Nwit, o n M.91 11.012 mQfkp dry .0.0198 0.005S LI 05 10-115 DAIS ilxt l 0.030 1).012 mQfkQ dry U.0,198 DAM LI b3 1S-1i8 nw mhi 0.0l0 um2 mgfkQ dry O. mvo 4.00�1 U 61 29-W Plr mnrn O.U22 0.612 mgjkg dry 4.&QU 0,0032 LP '15 13-119 wiGJw p.fu1 ..---. Pwfiq evy ........ 0."R -- - as 16•J59 Matrix Spike Dup (00266003-14901) Pr#p2eM! 0411617070 47'00 AimlyvMd 04117n(170 i.,]d Sourtai At002255-01 Splko Sgvars4 Q kec RIP jtnalvLa usult Rag E❑L Urdis Leval gesyls IAREC LICLLU RPD U= Notas 7,4,5 TP (Sllvrx) O.r)45 0.012 n1gAg dry 0,0468 0,4057 u 51 26-147 4 M 2,4•❑ 0.027 0,037 r 0 ft dly 0.0486 0.012 U 56 7R• 1 45 7 79 rTMhl, rldi rcPwl rrlalcl only lu 01c ihinple ei rtCt1vcd by rht k+hoimq, e,rd may only k reA,aduted In A,11. rnyrr 3 1 ur 143 www.QtlC�Ibh3,tbrA ..�� QUALITY CONTROL DATA Chlorinlbtad Horhieldes by GC. Quality Control sAirh comM2 - EPA SISiA - CoolJndrd Matrix Spike Du (UQ16t303-11501) Cantim-ad PrbfmieeL 0dJBI252n 0R:0D Analywd: 04117J2020 12:24 Sbureal AD02255-01 $plke 54Nrsa %RF.f RPO AR, AQ Result flag POL Units Leval Result %RAG LIMI RFP Llmlt XMIli. 2,q-Uul 0.022 0.012 mgJkg dry 6.0188 0.012 u rtG 10-P9 3 28 Euntrrnm 0.039 0.012 mgJkq dry 0.0188 0.0655 U 00 10.145 21 23 Ddlawrr 0.02o 0.012 rrr9jkq dry 0.0480 0.0051 U 57 15.146 9 2? f)kmrrto 0.027 M12 mgjkq dry M1,180 010051 U 55 7q.147 ii M �i{�larsub 0.013 0.012 muff dry 0.0488 0.0032U 48 j3•tt9 6 iR 21 I-OC:A4 O A7D awkq dly O.D-ms -10 16-169 riNAL ri,is icwa rcleus only to [ht sample as received ty the letrorwq, and mny any tw! mirrorU i in ruII• pmg,! I! or 20 LIMITED SOIL SAMPLING REPORT APPENDIX 6 STAFF QUALIFICATIONS Earth Tech Environmental, LLC www.eteflorida.com ' Mr. McAuley joined Earth Tech Environmental, LLC (ETE) in 2017 and brings with him 8 ' 16 years of experience working as a Hydrogeologist II and Environmental Consultant in New York State prior to moving to Florida. Andrew graduated from Hofstra University with a r Bachelor of Science Degree in Geology. Since joining ETE he has been able to apply his past experience from New York on a variety of projects as well as become extensively its familiar with Ecological based assessments and agency regulations. Relevant Experience Andrew's extensive background includes Phase I Environmental Site Assessments (ESAs), Phase 11 ESAs, Phase III remedial oversight, AST/UST removal, Soil/Groundwater/Indoor Air Quality sampling reporting, Mold/Lead/Asbestos sampling and remedial protocol r reporting. In New York Andrew has overseen various projects including Brownfields ' sites, Landfill Gas Extraction System installation, Monitoring Well/Remediation System ,s Installation/Maintenance, and multiple Chem ical/Petroleum/Bio-Hazard Waste Cleanup 5 projects. AN DREW MCAU LEY Since joining ETE Andrew has expanded his experience into Ecological Assessments such as Protected Species Surveys, Wetland Determinations, Vegetation/Hydrology Environmental Scientist Monitoring, Submerged Resource Surveys, and Environmental Resource Permitting. e: andrewm@eteflorida.com t: 239.304.0030 m: 516.647.9699 Years' Experience 10 years Education/Training B.S. Geology Hofstra University (2006) Lamont -Doherty Earth Observatory Intern Columbia University (2004) Professional Affiliations Florida Association of Environmental Professionals (FAEP) Andrew's work experience includes: Phase I ESAs Phase II ESA Sampling/Reporting Phase III Remedial Oversight/Reporting Project Management/Coordination Wetland Jurisdictional Determinations Wetland Mapping/Flagging Chemical/Petroleum/Bio-Hazard Cleanup Vegetation Monitoring Monitoring Well Installation/Maintenance Protected Species Surveys Air-Sparge/Soil Vapor Extraction Systems Bonneted Bat Surveys Groundwater Assessments Indoor Air Quality Assessments Contaminated Soil Assessments Waste Classification Management Turbidity Monitoring Mold/Lead/Asbestos Assessments AST/UST Removal Mangrove Monitoring Gopher Tortoise Surveys GIS Mapping Bald Eagle Monitoring Ecological Assessments Environmental Resource Permitting Exotic Plant Treatment/Removal Submerged Resource Surveys Seagrass Surveys Relevant Certifications/Credentials SDI Open Water SCUBA Diver, SCUBAdventures, 2018 Nitrox Certified Diver, SCUBAdventures, 2018 Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent (Permit No: GTA-19-00093) 239.304.0030 1 www.eteflorida.com Envlrvnmenlal, LLC RKL APPRAISAL AND CONSULTING REAL ESTATE APPRAISAL REPORT CAMP KEAIS CAMPUS PROJECT Agricultural Land Southeast corner of Oil Well Road (C.R. 858) and Camp Keais Road Immokalee, Collier County, Florida, 34142 PREPARED FOR: Mr. Roosevelt Leonard, R/W-AC Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO Number 4500201202 EFFECTIVE DATE OF THE APPRAISAL: January 24, 2020 DATE OF THE REPORT: January 31, 2020 REPORT FORMAT: Appraisal Report PREPARED BY: RKL Appraisal and Consulting, PLC RKL File Number: 2020-050 ACH EL M. ZLICCH I. MAI, CCIM 4500 Executive Drive, Suite 300 C. 10WRY, MAI. CPA Naples, FL 34119-8908 Phone: 239-596-0800 OUIS C. BOBB ITT, MAI www.rklac.com 1 Approximate border shown in blue. The northeast corner (highlighted in red) will be retained by the seller for access purposes. Camp Keais Campus Project Southeast corner of Oil Well Road (C.R. 858) and Camp Keais Road Immokalee, Florida RKL APPRAISAL AND CONSULTING January 31, 2020 Mr. Roosevelt Leonard, R/W-AC Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Camp Keais Campus Project Southeast corner of Oil Well Road (C.R. 858) and Camp Keais Road, Immokalee, Collier County, Florida, 34142 Client File: PO Number 4500201202 RKL File Number: 2020-050 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the market value of the fee simple interest in the subject property. The intended users for the assignment are Collier County Real Property Management, and the intended use of the appraisal is to assist Collier County in its determination of market value for the potential acquisition. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. Please reference the appraisal scope section of this report for important information regarding the scope of research and analysis for this appraisal, including property identification, inspection, highest and best use analysis, and valuation methodology. The accompanying appraisal conforms with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The appraisal also conforms with the appraisal regulations issued in connection with the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA). The subject is an active agricultural parcel of land containing an area of 1,048.97 acres comprised of approximately 135 wetland acres and 914 upland acres. There is a compost site in the central portion of the property and the remaining land is used for cattle grazing and farming including tomato, watermelon, and Bahia grass. All active agricultural and compost leases are either short term or will be relocated. The site is zoned Agriculture (A) within the Mobile Home Overlay (MHO). It is designated as Open Lands within the Rural Land Stewardship Area Overlay (RLSAO). The southeastern portion of the site is located within a Habitat Stewardship Area (HSA). ACC EL M. ZUCCH I. MAI, CCIM 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 C. LOWRY, MAI. CPA Phone: 239-596-0800 OUIS C. BOBB ITT, MAI www.rklac.com 1 Mr. Roosevelt Leonard, R/W-AC Collier County January 31, 2020 Page 2 Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have made the following value conclusion(s): VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Value Conclusion Market Value, As Is Fee Simple January 24, 2020 $14,160,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assum tions: None. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC Rachel M. Zucchi, MAI, CCIM Florida State -Certified General Real Estate Appraiser RZ #2984 rzucchi@rklac.com; Phone 239-596-0800 Ext. 203 ACC EL M. il1CCH I. MAI, CCIM 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 C. LOWRY, MAI. CPA Phone: 239-596-0800 OUIS C. BOBB ITT, MAI www.rklac.com 1 CAMP KEAIS CAMPUS PROJECT TABLE OF CONTENTS TABLE OF CONTENTS Summary of Important Facts and Conclusions................................................................... 1 Introduction Information..................................................................................................... 2 SubjectIdentification...................................................................................................... 2 Current Ownership and Property History....................................................................... 2 AppraisalScope.............................................................................................................. 3 Client, Intended User, and Intended Use........................................................................ 3 Definition of Market Value............................................................................................. 3 Definition of Property Rights Appraised........................................................................ 4 Purpose of Appraisal, Property Rights Appraised, and Dates ........................................ 4 Scopeof Work................................................................................................................ 4 EconomicAnalysis............................................................................................................. 6 NationalEconomic Analysis........................................................................................... 6 Florida Economic Analysis............................................................................................. 8 CollierCounty Area Analysis......................................................................................... 9 MarketArea Analysis................................................................................................... 21 Property Description and Analysis................................................................................... 25 SiteAnalysis................................................................................................................. 25 Real Estate Taxes and Assessments.............................................................................. 43 Highestand Best Use.................................................................................................... 45 ValuationMethodology.................................................................................................... 48 AnalysesApplied.......................................................................................................... 49 Sales Comparison Approach......................................................................................... 50 Reconciliation............................................................................................................... 60 FinalValue Conclusion................................................................................................. 60 Certification...................................................................................................................... 61 Assumptions and Limiting Conditions............................................................................. 63 Addenda Appraiser Qualifications.. Property Information ....... Comparable Data ............. Addendum A Addendum B Addendum C CAMP KEAIS CAMPUS PROJECT SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS GENERAL Subject: Camp Keais Campus Project Southeast corner of Oil Well Road (C.R. 858) and Camp Keais Road, Immokalee, Collier County, Florida, 34142 Owner: Barron Collier Partnership, LLLP Legal Description: All that part of Sections 22, 23, and 27, all of Township 48 South. Range 29 East, Collier County, Florida. Legal Description shown in addenda. Tax Identification: Portion of 00227240009, 00227240106 and Portion of 00227280001 Intended Use: The intended use is to assist Collier County in its determination of market value for the potential acquisition. Intended User(s): Collier County Real Property Management PROPERTY Land Area: Total: 1,048.97 acres; 45,693,133 square feet Flood Zone: Zone AE Zoning: (A) within the Mobile Home Overlay (MHO) - Rural Agricultural District Future Land Use: Rural Land Stewardship Area Overlay (RLSAO) - Open Lands Highest and Best Use As Vacant Agricultural or future residential development as an SRA consistent with the Rural Land Stewardship Area program Exposure Time 12-16 months Marketing Period 12-16 months VALUE INDICATIONS Value Range of Comparables: $8,229 to $24,375 per acre Reconciled Value(s): As Is Value Conclusion(s) $14,160,000 Effective Date(s) January 24, 2020 Property Rights Fee Simple The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assn m tions: None. Page 1 CAMP KEAIS CAMPUS PROJECT INTRODUCTION INFORMATION INTRODUCTION INFORMATION SUBJECT IDENTIFICATION Subject: Camp Keais Campus Project Southeast corner of Oil Well Road (C.R. 858) and Camp Keais Road, Immokalee, Collier County, Florida, 34142 Legal Description: All that part of Sections 22, 23, and 27, all of Township 48 South. Range 29 East, Collier County, Florida. Legal Description shown in addenda. Tax Identification: Portion of 00227240009, 00227240106 and Portion of 00227280001 The subject is an active agricultural parcel of land containing an area of 1,048.97 acres comprised of approximately 135 wetland acres and 914 upland acres. There is a compost site in the central portion of the property and the remaining land is used for cattle grazing and farming including tomato, watermelon, and Bahia grass. All active agricultural and compost leases are either short term or will be relocated. The site is zoned Agriculture (A) within the Mobile Home Overlay (MHO). It is designated as Open Lands within the Rural Land Stewardship Area Overlay (RLSAO). The southeastern portion of the site is located within a Habitat Stewardship Area (HSA). CURRENT OWNERSHIP AND PROPERTY HISTORY Owner The owner of the property is Barron Collier Partnership, LLLP. Sale History According to public records, the subject has not sold in the last three years. Current Listing/Contract(s): A Letter of Intent (LOI) dated August 5, 2019 was provided for the purpose of this appraisal. The LOI outlines terms and conditions of a proposed purchase and sale transaction between Barron Collier Partnership, LLLP and Collier County. The Purchase Price is reported as $15,000 per acre of developable land. Closing shall be thirty (30) days following the execution of the Contract. As shown in the following appraisal, the Letter of Intent is market orientated. To the best of our knowledge, no other sale or transfer of ownership has occurred within the past three years. Page 2 CAMP KEAIS CAMPUS PROJECT INTRODUCTION INFORMATION APPRAISAL SCOPE According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser's responsibility to develop and report a scope of work that results in credible results that are appropriate for the appraisal problem and intended user(s). Therefore, the appraiser must identify and consider: • the client and any other intended users; • the intended use of the appraiser's opinions and conclusions; • the type and definition of value; • the effective date of the appraiser's opinions and conclusions; • subject of the assignment and its relevant characteristics • assignment conditions • the expectations of parties who are regularly intended users for similar assignments; and • what an appraiser's peer's actions would be in performing the same or a similar assignment. CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Collier County Real Property Management. The intended use is to assist Collier County in its determination of market value for the potential acquisition. The appraisal is not intended for any other use or user. DEFINITION OF MARKET VALUE Market value definition used by agencies that regulate federally insured financial institutions in the United States is defined by The Dictionary of Real Estate Appraisal, 6th ed. (Chicago: Appraisal Institute, 2015) as: The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: ■ Buyer and seller are typically motivated; ■ Both parties are well informed or well advised, and acting in what they consider their best interests; ■ A reasonable time is allowed for exposure in the open market; ■ Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and ■ The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale." (Source: 12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994) Page 3 CAMP KEAIS CAMPUS PROJECT INTRODUCTION INFORMATION DEFINITION OF PROPERTY RIGHTS APPRAISED Fee simple estate is defined as an: "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." (Source: The Dictionary of Real Estate Appraisal, 6th ed. (Chicago: Appraisal Institute, 2015) There is a compost site in the central portion of the property and the remaining land is used for cattle grazing and farming including tomato, watermelon, and Bahia grass. According to the Letter of Intent, the Buyer will allow the existing agricultural and compost lessees of the Property to remain for a minimum of one (1) year after Closing. The Seller shall cooperate with the Buyer in the assignment of the leases. Details of the leases were not provided for the purpose of this assignment. As the leases are short term, the fee simple interest is analyzed. PURPOSE OF APPRAISAL, PROPERTinRIG S APPRAISED, AND DATES The purpose of the appraisal is to estimate the market value of the fee simple interest in the subject property. The effective date of the subject appraisal is January 24, 2020. The date of inspection was January 24, 2020. The date of the report is January 31, 2020. SCOPE OF WORK The problem to be solved is to estimate the market value of the fee simple interest in the subject property. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject has been identified by the legal description and the assessors' parcel number. Inspection: An on site inspection was made and photographs were taken. Market Area and Analysis of A complete analysis of market conditions has been made. Market Conditions: The appraiser maintains and has access to comprehensive databases for this market area and has reviewed the market for sales and listings relevant to this analysis. Highest and Best Use Analysis: A complete as vacant highest and best use analysis for the subject has been made. Physically possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. Valuation Analyses Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Page 4 CAMP KEAIS CAMPUS PROJECT INTRODUCTION INFORMATION Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. Income Approach: An income approach was not applied as the most probable buyer would not place weight on this approach. Hypothetical Conditions: None. Extraordinary Assumptions: None. Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. Page 5 CAMP KEAIS CAMPUS PROJECT NATIONAL ECONOMIC ANALYSIS ECONOMIC ANALYSIS NATIONAL ECONOMIC ANALYSIS The Federal Reserve Open Market Committee (FOMC) recently released statements suggesting that that the labor market remains strong and that economic activity is rising at a moderate rate. According to the December 11, 2019 Press Release, job gains have been solid, on average, in recent months, and the unemployment rate has remained low. Although household spending has been rising at a strong pace, business fixed investment and exports have weakened. On a 12-month basis, overall inflation and inflation for items other than food and energy are running below 2%. Market -based measures of inflation compensation remain low; survey -based measures of longer -term inflation expectations are little changed. Consistent with its statutory mandate, the Committee seeks to foster maximum employment and price stability. The Committee decided to maintain the target range for the federal funds at 1-1/2 to 1-3/4%. The Committee judges that the current stance of monetary policy is appropriate to support sustained expansion of economic activity, strong labor market conditions, and inflation near the Committee's symmetric 2% objective. The Committee will continue to monitor the implications of incoming information for the economic outlook, including global developments and muted inflation pressures, as it assesses the appropriate path of the target range for the federal funds rate. The following table details the economic forecasts of Federal Reserve Board members and Federal Reserve Bank presidents. 2.2 20 1.9 1.2 1.9 21-22 20-22 12-20 12-20 1.8-20 21-23 18-23 17-22 15-22 17-22 7.)e,�:pjecti ction 2.2 2.0 1.9 12 1.9 2.1-23 18-2.1 1.E-20 1.7-2.0 1.0-2.0 2.1-2.4 1.7-2.3 1.7-21 1.6-2.1 1.7-2.1 te 35 35 35 37 41 35-35 35-37 35-39 35-40 3.9-43 35-3.6 33-39 33-40 33-41 35-45 ecti on 3.7 3.7 3.a 3.9 4.2 3.6-3.7 3.6-32 3.6-3.9 3.7-4.0 4.0-4.3 3.5-3.0 3.3-4.0 3.3-4.1 3.3-4.2 3.6-4.5 PCE infl ation 15 1.9 20 20 20 14-15 19-19 20-2.1 20-22 20 14-17 17-2.1 18-23 18-22 20 September projection 1.5 1.9 2.0 2.0 2.0 1.5-1.6 18-2.0 2.0 2.0-2.2 2.0 1.4-1.7 1.7-2.1 1.0-2.3 1.8-2.2 2.0 Core PCE inflation4 1.6 1.9 20 20 1.6-17 1.9-20 20-2.1 20-22 1.11-111 17-2.1 111-23 111-22 September projection 1.31 1.9 2.0 2.0 1.7-1.3 1.9-2.01 2.01 2.0-2.2 1.6-1.0 1.7-2.1 1.8-2.3 1.8-2.2 Memo. Projected appropriate policy path Federal funds rate 1.6 1.6 1.9 2.1 2.5 1.6 1.6-1.9 1.6-2.1 1.9-2.6 2.4-2.8 1.6 1.6-1.9 1.6-2.4 1.6 -2.9 2.0-3.3 September projection 1.9 1.9 21 24 2.5 1.6-2.1 1.6-21 1.6-24 1.9-26 25-28 t6-2.1 1.6-24 1.6-2.6 1.6-2.9 2.0-3.3 According to Freddie Mac, sustained economic growth, low interest rates, and a robust labor market helped the U.S. housing market in 2019. In early 2019, the market contracted as the shock of higher interest rates in 2018 and early 2019 worked through the system. But interest rates fell throughout 2019 providing a boost to the housing market which also benefited from robust job growth and low unemployment. With the favorable economic environment projected to continue, modest growth is projected in 2020 and 2021. Freddie Mac expects mortgage rates to remain low over the next two years, averaging 3.8% in 2020 and 2021. Lawrence Yun, NAR chief economist predicts little chance of price declines as he considers real estate to be on firm ground. "However, in order for the market to be Page 6 CAMP KEAIS CAMPUS PROJECT NATIONAL ECONOMIC ANALYSIS healthier, more supply is needed to assure home prices as well as rents do not consistently outgrow income gains." Apartment rents are expected to rise 3.8% and 3.6%, respectively, in 2020 and 2021. According to the group of top economists at the National Association of Realtors Real Estate Forecast Summit, annual commercial real estate prices will climb 3.6% in 2020 and 3.4% in 2021. Deloitte Center for Financial Services annual Commercial Real Estate Outlook for 2020 included a survey of 750 CRE executivesowners/operators, developers, brokers, and investors in 10 countries. The U.S. respondents expect property fundamentals to be moderately positive for the next 18 months. A solid 73% expect increases in transactions. The rapid adoption of smart buildings is top of mind for CRE executives that participated in the survey. The CBRE Real Estate Market Outlook 2020 projects a possible pivotal year for the U.S. commercial real estate industry, with geopolitical, economic and local regulatory issues in keen focus. Despite these transformational changes, CBRE predicts a very good year for commercial real estate; however, they do expect some risk of oversupply in industrial and Class A multifamily space. Additionally, while retail's overall troubles are well reported, the sector is expected to show good rent growth as it becomes more experiential with limited new construction. Though business confidence has weakened and business spending has slowed, the office market is more dynamic today due to strong but slowing office -using job growth, the renaissance of new live -work -play neighborhoods in older cities, and massive capital expenditure in older office inventory. Finally, as the CRE industry becomes more dynamic and operational risk increases, alternative investments are gaining popularity. As a result, they expect 2020 to be another big year for data centers, alternative forms of industrial like self -storage and alternative forms of multifamily like senior living. The following graph from the PwC Emerging Trends in Real Estate 2020 shows projections by property type based on U.S. respondents only. As shown, the industrial/distribution sector has the highest projected prospects in 2020 both for investments and development while retail is the lowest. Exhibit 9-1 Prospects for Major Commercial Property Types, 2018-2020 ................................................................................................................................................................................................................................................................... Induslrial/distri but !on Multifamily housing Single-family housing Office Hotels Retail Investment prospects 3.55 3.52 g56 3.37 3.52 9.47 3.24 3.24 IL29 1 2 Abysmal Poor Source Emerging Trends m Real Estate surveys. Note: based on LL5. respondents only. Development prospects Industrial/d Istrihuti o n Single-family housing Multifamily housing Office Hotels Retail 3 4 5 1 2 3 Fair Good Excellent Abysmal Poor Fair Page 7 4 5 Good Excellent CAMP KEAIS CAMPUS PROJECT FLORIDA ECONOMIC ANALYSIS FLORIDA ECONOMIC ANALYSIS According to the U.S. Census Bureau, Florida's population grew by 1.1 % in 2019 (July 2018 to July 2019), the 9th highest rate in the country. Florida gained the second -most number of people in 2019, an additional 233,420 residents, second to Texas which gained 367,215 residents. Florida has a population of 21,477,737 million as of July 2019. The Bureau of Economic and Business Research at the University of Florida projects the state's population, which surpassed 20 million in mid 2015, to rise to 24.34 million by 2030 and 26.37 million by 2040. Looking forward, Florida continues to draw a significant number of Baby Boomers. According to the U.S. Census Bureau, Florida has the fifth highest median age at 42.1 (a 3.4% increase from a median age of 38.7 in 2000). Maine is first with a median age of 44.6. In January 2019, personal finance website, WalletHub, compared the 50 states across 46 indicators, from affordability, health -related factors and overall quality of life. Florida ranked as the top state to retire, seconded by South Dakota and Colorado. In April 2019, WalletHub determined the best small cities to start a business by comparing the business -friendliness of more than 1,200 small -sized cities. Fort Myers was ranked No. 3. Florida lost approximately 11% of the entire job base during the Great Recession; however, employment is increasing. According to the Florida Department of Economic Opportunity, Florida's seasonally adjusted unemployment rate was 3.1 % in November 2019 slightly lower than the national rate of 3.5%. The Bureau of Labor Statistics reported 10,491,944 total employees in Florida in November 2019. According to the December 2019 Florida Forecast prepared by the Institute for Economic Competitiveness at the University of Central Florida, strong economic growth is forecasted in Florida over the next several years. The labor force is projected to continue to grow at an average rate of 1.6% through 2022 with unemployment projected at 3.0% to 3.4% in 2020 through 2022. Retail sales are projected to grow at an average rate of over 4.2% during 2019-2022, boosted by a stronger national economy, continued strength in Florida's labor market, bigger paychecks, and rising household wealth. Tablet. Annual Summary ofthe University of Central Florida Forecastforflorida 21114 2015 2016 2017 2018 2019 2020 2021 2022 Personal Income and GSP Personal Income (Bil. $) 058.5 9192 953.3 1000.6 10512 1104.7 1160.5 1221.1 1283.0 Florida (%Ch Year ago) 8.0 7.1 3.7 5.D 5.1 5.1 5.0 52 5.1 U.S. (%Ch Year ago) 5.7 4.9 2.6 4.7 5.6 4.8 4.1 4.4 4.5 Personal Income (Bil. 20C9$) 840.8 897.6 919.2 947.5 975.5 1010.4 1041.4 1D752 11D7.5 Florida (%Ch Year ago) 6.2 6.8 2.4 3.1 3.0 3.6 3.1 32 3.D U.S. (%Ch Year ago) 4.2 4.6 1.5 2.9 3.4 3.3 22 2.4 22 lisp. Income (Bil. 2009$) 752.0 797.7 825.8 851.5 881.6 913.1 940.6 970.0 998.9 Florida (%Ch Year ago) 5.9 6.1 3.5 3.1 3.5 3.6 3.0 3.1 3.0 U.S. (%Ch Year ago) 4.1 4.1 1.8 2.9 4.0 3.2 22 2.3 2.1 GSP (Bil. $) 839.7 894.0 938.4 979.5 1036.3 1 D92.9 1150.3 1211.7 1272.9 (%Ch Year ago) 4.9 6.5 5.0 4.4 5.2 5.5 52 5.3 5.0 GSP (Bil. 2009$) 804.3 835.9 864.0 885.9 917.0 945.0 971.9 998.9 1022.8 (%Ch Year ago) 2.6 3.9 3.4 2.5 3.5 3.1 2.0 2.8 2.4 Employment and Labor Farce (Household Survey %Change Year Ago) Employment 2.2 1.4 2.9 3.4 2.0 1.6 22 1.6 12 Labor Force 1.2 0.5 2.3 2.7 1.3 1.4 1.8 1.7 1.5 FL Unemployment Rate (%) 6.3 5.4 4.8 4.2 3.6 3.3 3.D 3.1 3.4 U.S. Unemployment Rate (%) 6.2 5.3 4.9 4.4 3.9 3.7 3.3 3.3 3.6 Page 8 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS COLLIER COUNTY AREA ANALYSIS Collier County has long been an attractive place to retire and it continues to be an area that experiences a great deal of seasonal population increases. According to the Collier County Comprehensive Planning Department, Collier County's population increases up to 25% between November and April due to seasonal residents and short-term agricultural workers in the Immokalee area. The population increase creates a high degree of seasonality within the retail, service, and hospitality sectors of Collier County's economy. Collier County is located less than 150 miles from Fort Myers, Fort Lauderdale, Miami, Sarasota, and West Palm Beach as shown in the following table. Distance to Other Major Markets Metro Area Miles Fort Myers 44 Jacksonville 378 Fort Lauderdale 107 Tallahassee 435 Miami 128 Atlanta 616 Sarasota 120 New York 1,311 West Palm Beach 150 Dallas 1,315 Tampa 169 Chicago 1,335 Orlando 238 Population The Bureau of Economic and Business Research, University of Florida released the following population statistics for Southwest Florida. As shown, total population increased in all six Southwest Florida counties with the greatest growth (2010-2019) in Lee County and the second highest in Collier County. Table S. Population and Population Change for Regional Planning Councils In Florida, 1990 to 2019 State, Regional Planning Council* Population and County 2019 2010 2000 1990 Southwest Florida 1,773,140 1,531,724 1,206,639 909,327 Charlotte 181,770 159,978 141,627 110,975 Collier 976,706 321,520 251,377 152,099 Glades 13,121 12,884 10,576 7,591 Hendry 40,120 39,140 36,210 25,773 Lee 735,148 618,754 440,888 335,113 Sarasota 426,275 379,448 325,961 277,776 Percent Change 2010 2000 1990 to 2019 to 2010 to 2000 15.8 26.9 32.7 13.6 13.0 27.6 17.2 27.9 65.3 1.8 21.8 39.3 2.5 8.1 40.5 18.8 40.3 31.6 12.3 16.4 17.3 Page 9 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS The following table shows the projected population through 2030. As shown, Lee County also has the highest projected growth rates with Collier County as a close second. Projections of Florida Population by County, 2020-2030, with Estimates for 2018 Percent Change Population 2018 2020 2025 2018 2020 2025 2030 to 2020 to 2025 to 2030 Southwest Florida 1,729,267 1,798,631 1,954,857 2,089,189 0.04 0.09 0.07 Charlotte 177,987 183,728 196,018 206,145 0.03 0.07 0.05 Collier 367,347 382,826 418,396 449,537 0.04 0.09 0.07 Glades 13,002 13,208 13,570 13,853 0.02 0.03 0.02 Hendry 39,586 40,334 41,898 43,232 0.02 0.04 0.03 Lee 713,903 747,388 824,437 892,108 0.05 0.10 0.08 Sarasota 417,442 431,147 460,538 484,314 0.03 0.07 0.05 Source: Florida Demographic Estimating Conference, February2019 and the University of Florida, Bureau of Economic and Business Research, Florida Population Studies, Volume 52, Bulletin 183,April 2019 SmartAsset, a New York financial technology firm, ranked the best cities for early retirement in the country. In 2019, SmartAsset announced Naples earned to top ranking for the third straight year and has been in ranked in the top 10 every year of the study. The rankings are determined based on state and local tax rates, number of doctors' offices, recreation centers and retirement centers for every 1,000 residents, and the amount of seniors already living in each area included in its study. New Port Richey, FL was ranked second. Page 10 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS Employment The local economy is largely dependent on the real estate market. The national recession and depressed real estate market caused a decline in overall employment consisting mainly of construction related jobs. The economy has recovered and the market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. All factors are increasing the demand for employment. The following table shows Collier County employment by major industry division for the 2Q of 2019. Florida Employment and Wages Employment I Average Average Industry Title Apr-19 May-19 Jun-19 Total Wages Monthly Quarterly Total, All Industries 154,687 151,161 142,432 $1,845,667,776 149,427 $12,352 Service -Providing 129,778 127,063 118,946 $1,551,483,743 125,262 $12,386 Leisure and Hospitality 32,430 30,849 29,115 $250,310,899 30,798 $8,128 Education and Health Services 29,581 29,207 23,737 $409,579,364 27,508 $14,889 Trade, Transportation, and Utilities 28,887 28,314 27,767 $313,313,718 28,323 $11,062 Goods -Producing 24,909 24,098 23,486 $294,184,033 24,164 $12,174 Accommodation and Food Services 23,679 22,933 21,763 $161,562,931 22,792 $7,089 Retail Trade 21,837 21,258 20,969 $191,818,418 21,355 $8,983 Health Care and Social Assistance 20,694 20,593 20,116 $288,164,164 20,468 $14,079 Construction 17,030 17,152 17,372 $213,727,230 17,185 $12,437 Professional and Business Services 16,360 16,457 16,336 $232,730,777 16,384 $14,204 Administrative and Waste Services 10,158 10,310 10,192 $94,785,166 10,220 $9,274 Educational Services 8,887 8,614 3,621 $121,415,200 7,041 $17,245 Financial Activities 8,467 8,479 8,409 $173,969,713 8,452 $20,584 Arts, Entertainment, and Recreation 8,751 7,916 7,352 $98,747,968 8,006 $11,085 Other Services, Except Public Administration 6,736 6,444 6,197 $59,346,426 6,459 $9,188 Public Administration 5,885 5,882 5,959 $89,322,537 5,909 $15,117 Professional and Technical Services 5,866 5,815 5,822 $115,702,385 5,834 $19,831 Manufacturing 4,499 4,520 4,545 $60,599,764 4,521 $13,403 *Source: Florida Department of Economic Opportunity, 2Q 2019 The following table shows employment projections through 2027 by the Florida Department of Economic Opportunity. As shown, agricultural employment is projected to decline while the education and health services industry has the largest projected growth rate of 16.8% followed by construction. Employment Projections 2019 - 2027 CHARLOTTE, COLLIER, GLADES, HENDRY, AND LEE COUNTIES Employment Percent NAICS Title 2019 2027 Growth Growth Total All Industries 544,690 610,095 65,405 12.0 Agriculture, Forestry, Fishing and Hunting 8,806 7,028 -1,778 -20.2 Mining 359 364 5 1.4 Construction 55,376 63,434 8,058 14.6 Manufacturing 12,281 12,998 717 5.8 Trade, Transportation, and Utilities 98,685 107,923 9,238 9.4 Information 4,662 4,580 -82 -1.8 Financial Activities 25,057 27,629 2,572 10.3 Professional and Business Services 61,818 70,985 9,167 14.8 Education and Health Services 65,607 76,642 11,035 16.8 Leisure and Hospitality 82,193 93,327 11,134 13.5 Other Services (except Government) 20,580 22,347 1,767 8.6 Government 66,437 75,492 9,055 13.6 Self Employed and Unpaid Family Workers, All Jobs 42,829 47,346 4,517 10.5 Page 11 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS Collier County unemployment peaked in August 2010 at 13.0%, and has been generally declining since. The rate in 2018 ranged from a low of 3.1 % to a high of 4.0%. The preliminary reported unemployment rate in November 2019 was 2.7%, the lowest November rate in over a decade. The annual Collier County rate peaked in 2010 at 11.6% and declined steadily since. The 2018 annual rate was 3.4%. Local Area Unemployment Statistics Series Id: LAUCN120210000000003 Not Seasonally Adjusted Area: Collier County, FL Area Type: Counties and equivalents State/Region/Division: Florida Measure: unemployment rate 12. 2. 01/0901/10 01111 01112W13 01114 01115 01116 01117 41/1801/19 Month As of November 2019, the unemployment rate for the State of Florida was 2.7%, down from a peak of 11.5% in January and August 2010. On a national level, the unemployment rate in December 2019 was 3.5%. Collier County currently has a similar rate at 2.7% to the state levels and a lower rate than national levels. Page 12 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS The local economy is largely dependent on the real estate market. The following table from the U.S. Department of Labor shows Naples-Immokalee-Marco Island employment from 2009 through August 2019. As shown, there were significant declines in construction employment due mainly to the downturn in the real estate market. Goods producing employment also decreased significantly. Both sectors have increased substantially since 2012; however, both sectors are still below pre -recession employment levels. The service producing and leisure and hospitality sectors have exceed pre -recession levels; however, growth rates leveled off since 2017. Overall total non -farm employment also exceeds pre -recession levels. Total employment increased 3.5% in 2018. The percentage increase in 2019 year to date is 3.0%. Naples - Immokalee - Marco Island Service- % Goods % Mining, Logging, & % Leisure and % All Employees, % Year Providing Change Producing Change Const. Change Hospitality Change Total Nonfarm Change 2009 98,300 -5.6% 13,000 -25.3% 10,400 -27.8% 21,000 -7.9% 111,300 -8.49/o 2010 99,700 1.49,o 11,500 -11.5% 9,100 -12.5% 21,300 1.4% 111,200 -0.1% 2011 103,400 3.7946 11,500 0.0% 9,000 -1.1% 22,600 6.1% 114,900 3.3% 2012 106,600 3.1% 12,100 5.2% 9,400 4.49/o 23,600 4.4% 118,700 3.3% 2013 109,700 2.9% 13,500 11.6% 10,500 11.7% 24,400 3.4% 123,300 3.9% 2014 114,500 4.49,o 15,400 14.1% 12,100 15.2% 25,500 4.5% 129,900 5.4% 2015 119,100 4.0% 17,000 10.4% 13,600 12.4% 26,500 3.9% 136,100 4.8% 2016 124,000 4.1% 18,700 10.0% 14,900 9.6% 27,500 3.8% 142,600 4.8% 2017 126,300 1.9% 19,400 3.7% 15,400 3.4% 28,300 2.9% 145,600 2.1% 2018 129,200 2.3% 21,400 10.3% 17,200 11.7% 29,000 2.5% 150,700 3.5% 2019* 131,200 1.7510 23,400 11.6% 19,000 13.0% 30,000 2.6% 154,600 3.0% *Through August 2019; percentage increase in comparison to August 2018 YTD Source: U.S. Department of Labor According to Moody's Analytics, Florida has five of the top 10 metro areas projected to add the most jobs through 2018. Much of the expected gains are centered around hospitality and real estate jobs. Cape Coral has had the second highest rate of net migration in the country over the past five years as retirees and job seekers head south. Collier County and the entire Southwest Florida Region is substantially dependent on the real estate and construction sectors. Therefore, the area has been and should be more susceptible to cyclical fluctuations that have occurred in other areas dominated by a single industry. The top employers in Collier, Lee and Charlotte County as reported by the Southwest Florida Economic Development Alliance are shown in the following table. Page 13 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS Rank Company Name Employment 1 Lee Health** 13,595 2 Lee County Schaal District 1,936 3 Lee County Local Government* 9,038 4 Publix Super Market 8,728 5 NCH Healthcare System** 7,017 5 Walmart 6,516 7 Collier County School District 5,604 8 Collier County Local Government* 5,119 9 Florida Gulf Coast University 3,430 10 Bayfront Health 3,0150 11 Charlotte County Schaal District Z553 12 Arthrex, Inc_** Z500 13 Charlotte County Local Government* 2,454 14 McDonald's Z447 15 City of Cape Coral Z253 16 US Sugar 2,100 17 Horne Depot Z040 18 Winn -Dixie 1,994 19 Hope Hospice 1,768 20 Ritz Carlton -Naples 1,450 21 Florida Southwestern State College** 1,4.41 22 Gartner, Inc.** 1,200 23 Walgreens 1,191 24 City of Naples 1,169 25 Target 1,150 Page 14 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS Development Growth continues to shift east with Ave Maria becoming the top -selling single-family residential community in Collier County. It has maintained the top ranking in the Naples - Fort Myers market for the past five years and reported 259 new home sales in 2019. The Immokalee Road corridor between Naples and Ave Maria is projected to see thousands of new homes developed in the next few years. In January 2020, in what has been described as one of the most important votes for the future of growth in Collier County, commissionrs approved Rivergrass Village. The village is the first of three planned 1,000-acre villages stretching from just north of Oil Well Road to east of Golden Gate Boulevard East. Rivergrass Village will allow for up to 2,500 homes; 100,000 square feet of retail and office uses and a minium of 25,000 square feet for civic government, and institutional buildings. Longwater Village will allow for up to 2,600 homes; 65,000 square feet of retail and office space and 25,000 square feet for civic government, and institutional buildings and Bellmar Village will allow for up to 2,750 homes; 85,000 square feet of retail and office space and 27,500 square feet for civic government, and institutional buildings. According to Collier County Planning Commission Chairman, Mark Strain, the county's population is projected to reach more than 482,000 by 2040. There are more than $1 billion in proprosed new luxury high-rise developments near the coast including One Naples at the northeast corner of Vanderbilt Beach Road and Gulf Shore Drive as well as Pelican Bay and Kalea Bay in North Naples. Strain discussed several new building trends in the county, including redevelopment, which comes with a maturing market. Strain also reported more than 1.1 million square feet of commercially zoned land available west of Collier Boulevard near Interstate 75, including 270,000 square feet at the Golden Gate Commerce Park. New commercial development is very active at the intersections of Collier Boulevard and US 41 East as well as Collier Boulevard and Immokalee Road. Lastly, Strain reported future road projects including an overpass at Immokalee Road and Collier Boulevard and at Collier Boulevard and US 41 East as well as a flyover at Davis Boulevard and Collier Boulevard. Construction is scheduled to commence in 2021. In its 3rd Quarter 2019 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.45% increase in home prices (all -transactions including purchase and refinance mortgage) over the trailing 12 months, and a 41 % increase over the past five -years. Homes prices in the state of Florida increased 4.99% over the past year (3Q 2018 - 3Q 2019) which was 27th in the nation. The residential market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. The commercial market is generally in the expansion stage which is characterized as sustained growth in demand and increasing construction. A large portion of the new commercial development has consisted of assisted living and memory care facilites. The continuing care retirement community, Moorings Park, is teaming up with London Bay Homes to develop an independent living development with 275 residences in 17 buildings. All of the buildings will be six stories over parking. Grande Lake, will be built on 55 acres off Golden Gate Parkway, between Airport -Pulling and Livingston Roads. Page 15 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS Prices for the units start at $1.5 million and construction on the first 47 units in three buildings commenced in December 2018. Arthrex, a medical device manufacturer and one of the county's largest employers, has commenced construction of its latest expansion plan at its headquarters along Goodlette- Frank Road. Plans include a new 300,000 square -foot, six -story office complex with an auditorium, a four-story INNovation Hotel with approximately 160 rooms, a two-story wellness center, and a 3-acre park. The hotel will host orthopedic surgeons from the U.S. and around the world for medical education on the company's devices and instruments. Arthrex has contracted with a Tampa -based company, Mainsail, to manage all elements of the hotel operation, including employees. The hotel employees will not be Arthrex employees, he said. Construction is scheduled to be completed in early 2020. The first regional store for Phoenix -based Sprouts Farmers Market anchors The Landings at Logan, a new 18-acre retail center at the southeast corner of Immokalee Road and Logan Boulevard in North Naples. Seed to Table, a new Oakes Farm grocery store at the northeast corner of Livingston and Immokalee Roads in North Naples opened in December 2019. The former Albertson's was completely gutted and consists of 77,000+ square foot store with sit-down dining, a full -service bar, three bars for beer and wine, wine room with samples on tap, a wood -fired brick oven for pizza, a raw bar, sushi bar, grilling area, coffee bar and stations preparing fresh pasta, guacamole, cheese, cut vegetables, sandwiches, smoothies and even homemade ice cream with indoor -outdoor seating. Collier County commissioners approved the purchase of 61 acres in CityGate at the northeast quadrant of Interstate 75 and Collier Boulevard. A $60 million Amateur Sports Complex is proposed in hopes the county will become a destination for traveling youth sports teams and amateur athletes. Construction commenced in late 2018. The county hopes to have the entire complex open by 2021. Investment Trends The following CoStar data shows Collier County trends in the Multi -Family, Retail, Office, and Industrial sectors for 2019. The multi -family sector continued to dominate the Southwest Florida investment market. As shown, the multi -family market recorded the highest sales volume with the lowest overall cap rate and a 1.8% increase in sales price over the past year. Page 16 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS Asset Value 12 Mo Sales Volume Market Cap Rate 12 Mo Mkt Sale Price/Unit Chg $1.6B $184.1 M 5.2% 1.8% 12 MO SALES VOLUME TOW Lowest Highest 12 MO SALES PRICE Average Lowest Highest Market Transactions 7 Cap Rate 4.9% 42% 5.5% 52% Sales Volume $180.5M $1.1M $98.5M SalePricelUnit S186.8K $92.9K $325.DK $160.1K Properties Sold 7 - Average Sale Price $25.8M $1.1M $98.5M Transacted Units 966 8 454 Sale vs Asking Price -82% -13.0% -22% Avg Units 138 8 454 % Leased at Sale 97.3% 90.0% 1D0% Retail investment activity declined in 2019. Overall cap rates declined slightly as did asset value indicating the Collier County retail market may have reached or passed peak cyclic value. Asset Value 12 Mo Sales Volume Market Cap Rate 12 Mo MIA Sale Price/SF Chg $6.1 B $155.7M 5.9% -1.8% 12 MO SALES VOLUME Total Lowest Highest 12 MO SALES PRICE Average Lowest Highest Market Transactions 1 DO Cap Rate 6 9% 5 2% 9 O% 5.9% Sales Volume $155.7M $120.DK $10.3M Sale Price1SF $264 $12 $2.2K 5251 Properties Sold 86 - - Average Sale Pnce $1AM $120.DK $1D.3M Transacted SF 655.8K 554 59.7K Sale vs Asking Price -7.3% -30.0% 0% Average SF 6.6K 554 59.7K % Leased at Sale 92.7% 0% 1DD% Office investment increased in 2019 with both sales volume and transactions increasing over 2018. However, investor demand is down from the peak activity in 2015 and 2016. Cap rates increased slightly; however, pricing also continues to increase. - a - Asset Value 12 Mo Sales Volume Market Cap Rate 12 Mo Mkt Sale PricelSF Chg $2.4B $101.OM 6.9% 1.6% 12 MO SALES VOLUME Toul Lowest Highest 12 MO SALES PRICE Average Lowest Highest Market Transactions 74 - Cap Rate 7.3% 6.8% 9.0% 6.9% Sales Volume $101.DM $144.DK $21.OM Sale Pnoe1SF $247 $48 S599 $242 Properties Sold 60 - - Average Sale Pnce $1.8M $144.OK $21.OM - Transacted SF 454.9K 430 54.OK Sale vs Asking Price -7.9% -18.8% 5.9% Average SF 6.1K 430 54.OK % Leased at Sake 93.6% 0% 1D0% Industrial sales volume was up slightly in 2019; however, overall volume had been down in the past two years since peak volume in 2014 to 2017. Cap rates have remained fairly stable over the past three years while pricing increased in 2019. Page 17 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS Asset Value 12 Mo Sales Volume Market Cap Rate 12 Mo Mkt Sale PricelSF Chg $1.5B $44.8M 12 MO SALES VOLUME Total Lowest Highest Transactions Sales Volume Properties Sold 58 $44.8M $80.DK $4.4M 46 Transacted SF 357.1 K 757 40.OK Average SF Income 621K 757 40.OK 7.4% 3.5% 12 MO SALES PRICE Average Lowest Highest Market Cap Rate 6.6 % 4.1% 7.5% 7.4% Sale Prioe1SF $129 $39 S233 $112 Average Sale Price $895.5K $80.OK $44M - Sale vs Asking Price -8.7% 24.3% 6.0% % I PAsm at SLAP 9F 7% n% inn% - Personal income is a significant factor in determining the real estate demand in a given market. The following table shows Collier County households by income from the CCIM Site to do Business. Overall, Collier County has an average household income of $104,866 and a per capita income of $43,648. Households by Income Number Percent Number Percent <$15,000 11,277 7.2 % 9,860 5.8 % $15,000 - $24,999 11,633 7.5°/0 10,323 6.1 % $25,000 - $34,999 11,868 7.6 % 10,988 6.5 % $35,000 - $49,999 21,290 13.7 % 21,261 12.5 % $50,000 - $74,999 28,043 18.0 % 29,662 17.4 % $75,000 - $99,999 21,452 13.8 % 24,282 14.3 % $100,O00 - $149,999 22,038 14.1 % 26,915 15.8 % $150,O00 - $199,999 9,570 6.1 % 13,630 8.0 % $200,O00+ 18,714 12.0% 23,389 13.7 % Median Household Income $67,771 $77,405 Average Household Income $104,866 $119,077 Per Capita Income $43,648 $49,645 Conclusion From 2006 through early/mid 2011 the Southwest Florida real estate market had been in those stages of the real estate cycle best described by The Appraisal of Real Estate, 14th Edition as decline and recession. Since early/mid 2011 to date, the commercial market has been in the recovery and expansions stages. The expansion stage is characterized as sustained growth in demand and increasing construction. There are some signs of an upcoming decline, characterized by positive but falling demand with increasing vacancy, but overall the commercial market is projected to continue to increase at a stabilized rate through 2020. The residential market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. According to the Office of Federal Housing Enterprise Oversight (OFHEO) the Naples -Marco Island MSA, began seeing sustained positive quarterly increases in the house price index (HPI) in mid 2012. In its 3rd Quarter 2019 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.45% increase in home prices (all -transactions including purchase and refinance mortgage) over the trailing 12 Page 18 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS months, and a 41 % increase over the past five -years. Homes prices in the state of Florida increased 4.99% over the past year (3Q 2018 - 3Q 2019) which was 27th in the nation. Generally, the commercial market lags the residential market. Overall, the commercial market has been relatively stable since mid 2011 with significant improvements in 2014 and 2015 as distressed bank owned sales reduced to a generally negligible level, vacancies continued to decline, and rental rates continued to increase. In general, commercial property values returned to a more stabilized rate of increase in mid to late 2016. We project overall property values will continue to increase at a stabilized rate in 2020. The area was heavily dependent on the construction sector, which saw dramatic decreases in employment in 2007 through 2010; however, with increasing levels of new residential development construction has increased substantially since 2012. Overall, the Collier County unemployment rate in November 2019 was 2.7%, the lowest November rate in over a decade. The long term economic outlook for Collier County is positive. The area lures people from all over the country for tourism as well as retirement, with the beaches and weather considered major demand drivers. The projected growth in population and employment provide an economic base that supports demand for real estate in the subject neighborhood and for the subject property. These conditions have resulted in increasing property values and should stimulate continued increases within the foreseeable future. Page 19 CAMP KEAIS CAMPUS PROJECT COLLIER COUNTY AREA ANALYSIS COLLIER COUNTY AREA MAP r I $SR sari s'erlf" I Estero r CREW Flint Pen Srrend Corkscrew .-ro F,ay 93 1 Al � I Bonita Springs North Waples - Pelican Bey Vineyards Rural Estates Florida Pain fherNa[ianaJ r ` ai Golden Gale WifdfifeRe{uge s: Naples ( +; Picayune Strand 'South Naples S[ateForest aHf 4K a 9s1 r i z Fakaha[ehee Srrarrd Preserve Slate Park rco-Islbnd�'r-�t� i --- - - - - -i I i I leery6ayhrl�rl-" • � I Estuarine"i• �;{' _ 5 Big Cypress h�r7 ° • { nt :: National Preserve al IodivanRay *T v 4�ae,8ayrti Page 20 CAMP KEAIS CAMPUS PROJECT MARKET AREA ANALYSIS MARKET AREA ANALYSIS Boundaries The subject is located in the north eastern portion of Collier County in the Royal Fakaplam Planning Community. This surrounding area is generally delineated as follows: North Hendry and Lee County lines South Oil Well Road Corridor East Hendry County Line West North / south line extending north from County Road 951 The subject is located immediately southeast of the unincorporated community of Ave Maria. Market Area Access and Linkages Primary access to the area is provided by Interstate 75 (I-75), a major arterial that runs east to Fort Lauderdale and north through Tampa, Florida; I-75 terminates to the north at the US/Canadian Border in Sault Ste. Marie, Michigan. Further access to the area from Interstate75 is by: • State Road 29 (I-75 exit 80) at Miles City. • County Highway 846 (Immokalee Road, I-75 exit 111). • Golden Gate Boulevard (Exit 105) Overall, vehicular access is average. State Road 29 is important as it runs from Chokoloskee and Everglades City in the south through Immokalee and La Belle (Hendry County Seat) and into Glades County where it intercepts US 27. Overall, vehicular access is average. The subject property, located just southeast of Ave Maria, is accessed from Naples via County Highway 846 (Immokalee Road) northeasterly, and easterly on Oil Well Road. Oil Well Road was widened between Immokalee Road and Camp Keais Road to service the Ave Maria development. Construction was completed in mid 2012, and Oil Well was widened from two lanes to four lanes from Immokalee Road to Everglades Blvd. and from two lanes to six lanes from Oil Well Grade Road to just east of Ave Maria Blvd. Access from the north is from State Road 82 southeasterly, southerly on State Road 29, to Camp Keais Road. Public transportation is provided by Collier Area Transit (CAT) which services Ave Maria as well as nearby Immokalee, Naples and Marco Island. The local market Page 21 CAMP KEAIS CAMPUS PROJECT MARKET AREA ANALYSIS perceives public transportation as fair compared to other areas in the region. However, the primary mode of transportation in this area is the automobile. The Southwest Florida International Airport (RSW) is located about 35 miles from the property; travel time is about 45 minutes to one hour, depending on traffic conditions. The Naples Municipal Airport (APF) is approximately 25+ miles and 40 to 50 minutes west. The Naples CBD, the economic and cultural center of the county, is approximately 30+ miles from the property. Demographics / Demand Generators The following table shows the historical, current and projected population, households, housing, and income demographics for the immediate market area defined as a 3 mile radius from the subject. The table was developed using data from STDBOnline.com. Qesri- Demographic and Inc. _ Profile SEC Oil Well and Camp Keais Oil Well Rd & Camp Keais Rd, Immokalee, Florida, 34142 Ring: 3 mile radius Prepared by Esri Latitude: 26.29491 Longitude: -81.41596 Summary Census 2010 2019 2024 Population 331 2,368 2,821 Households 90 685 827 Families 74 561 676 Average Household Size 3.33 3.26 3.25 Owner Occupied Housing Units 71 600 702 Renter Occupied Housing Units 19 85 125 Median Age 29.0 30.5 31.4 Trends: 2019 - 2024 Annual Rate Area State National Population 3.56% 1.37% 0.77% Households 3.84 % 1.31% 0.75% Families 3.80% 1.26% 0.68% Owner HHs 3. 19 % 1.60% 0.92% Median Household Income 1.79% 2.37% 2.70% 2019 2024 Households by Income Number Percent Number Percent c$15,000 15 2.20% 12 1.5% $15,000 - $24,999 25 3.6% 21 2.5% $25,000 - $34,999 37 5.4% 33 4.0% $35,000 - $49,999 62 9.1% 61 7.4% $50,000 - 474,999 144 21.0% 152 18.4% $75,000 - $99,999 173 25.3% 208 25.2% $100,000 - $149,999 135 19.7% 195 23.6 % $150,000 - $199,999 63 9.2% 94 11.4% $200,000+ 30 4.4% 51 6.2 % Medlan Household Income $81,335 $88,874 Average Household Income $94,174 $108,632 Per Capita Income $27,225 $31,794 Development Growth continues to shift east with Ave Maria becoming the top -selling single-family residential community in Collier County. It has maintained the top ranking in the Naples - Fort Myers market for the past five years and reported 259 new home sales in 2019. The Immokalee Road corridor between Naples and Ave Maria is projected to see thousands of new homes developed in the next few years. In January 2020, in what has been described as one of the most important votes for the future of growth in Collier County, commissioners approved Rivergrass Village. The project still needs approvals from other Page 22 CAMP KEAIS CAMPUS PROJECT MARKET AREA ANALYSIS agencies, including the U.S. Fish and Wildlife Service. The village is the first of three planned 1,000-acre villages stretching from just north of Oil Well Road to east of Golden Gate Boulevard East. Rivergrass Village will allow for up to 2,500 homes; 100,000 square feet of retail and office uses and a minium of 25,000 square feet for civic government, and institutional buildings. Longwater Village will allow for up to 2,600 homes; 65,000 square feet of retail and office space and 25,000 square feet for civic government, and institutional buildings and Bellmar Village will allow for up to 2,750 homes; 85,000 square feet of retail and office space and 27,500 square feet for civic government, and institutional buildings. Neal Communities is also currently in the approval process for the designation of a Village to be known as Hyde Park (Comparable Land Sale 1). It will have 1,800 residential units with 45,000 SF of retail/office space and 18,000 SF for civic uses. Phase I of development will consist of 250 single-family units. Outlook and Conclusions As with the overall Collier County market, the long term economic outlook for Rural Estates is positive. Total population is projected to increase over the next five years and begin a more normalized pattern thereafter. The residential, agricultural and commercial markets have been improving and are expected to remain stable through 2020. Page 23 CAMP KEAIS CAMPUS PROJECT Market Area Map QpIY wem Fed oil well Rd 9 Mapclata(D2020 Page 24 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS PROPERTY DESCRIPTION AND ANALYSIS SITE ANALYSIS The following description is based on our property inspection and public records. Land Summary Gross Land Area Gross Land Area Parcel ID (Acres) (Sq Ft) A Portion of 00227240009 and 00227240106 and all of00227240106 1,048.97 45,693,133 SITE Location: The subject is located at the southeast corner of Oil Well Road and Camp Keais Road in the Royal Fakapalm Planning Community. The Town of Ave Maria DRI is located within the northwest quadrant of Oil Well Road and Camp Keais Road. Current Use of the Property: Agricultural land Shape: The site is irregular in shape. Road Frontage/Access: The subject property has average access with frontage as follows: • Oil Well Road (two-lane asphalt): 9,288 feet It is a corner lot. Visibility: Average Topography: The subject consists of approximately 135 acres of wetlands (as estimated by a GIS survey prepared by Barron Collier Companies) and 914 acres of developable land. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: LCEC Sewer: Ave Maria Utilities currently serving Ave Maria Water: Ave Maria Utilities currently serving Ave Maria Underground Utilities: The site is not serviced by underground utilities Adequacy: The subject's utilities are typical and adequate for the market area. Site Improvements: • Street Lighting: There is no street lighting. • Sidewalks: There are no sidewalks. • Curbs and Gutters: There are no curbs and gutters. • Curb Cuts: Camp Keais terminates at Oil Well Road; therefore, the site has access from Oil Well Road only. There are two access points from Oil Well Road. The access point at the northeast corner will be retained by the seller. Page 25 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS • There are dirt access roads running along the northern, western and eastern borders of the site. Rock Springs Road runs north/southerly through the eastern portion of the site and provides access to a farm building south of the subject property. Flood Zone: The subject is located in an area mapped by the Federal Emergency Management Agency (FEMA). The subject is located in FEMA flood zone AE, which is classified as a flood hazard area. FEMA Map Number: 12021 C 0270H FEMA Map Date: May 16, 2012 The subject is in a flood zone. The appraiser is not an expert in this matter and is reporting data from FEMA maps. Environmental Issues: The subject consists of approximately 135 acres of wetlands (as estimated by a GIS survey prepared by Barron Collier Companies). We were not provided with an environmental assessment report for the purpose of this appraisal. Environmental issues are beyond our scope of expertise; therefore, we assume the property is not adversely affected by environmental hazards. Encumbrance / Easements: According to the LOI if the property includes the existing LCEC electric service to the farm building south of the Property, the buyer shall relocate the service from the property. The seller will assist in granting the necessary easement required as part of the relocation. The current easement runs along Rock Springs Road. A current title report was not provided for the purpose of this appraisal. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. Site Comments: The site has average and typical utility. Page 26 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Aerial Approximate border shown in blue. The northeast corner (highlighted in red) will be retained by the seller for access purposes. Page 27 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Flood Map - Western portion National Flood Hazard Layer FIRMette v FEMA Legend 0 250 500 1000 tso0 2,000 SPECIALEL000 -If_ Base 11 Elrvatlon IBFEI HAZARD AREAS RegdaeoryFlmaway arms tleptb leas ibao one loos orwIth tlrelnage auras of bss rnan one square mile zo..s " CM1ence Flootl HazaN An� jal AHER AREAS OF Nea -h Rutlumtl Flogtl NII due to Levee. Sea Nopez.za.x FLOORHAIARB 0 Nea-h Flood FII d.. tolevnazoi.o Nea of Mlnlmal Floatl HazaN zw.x OTHER AREAS Q Efhctlrc LBMRs Nea of uneme�minea Flood xazara zm.n GETIERAL ---- CM1annn, CU mor Smnn Bawer 51 RUCTIIRES iiiii levee, Fllke, or Flootlwall a Water Surface ElevatlouAnnual CFnnm .o- v. Fnamal Transen Ease Flood Elevatbn U.. (RIFE) umltmslgay OTHER - wdaalnlea Beeaaary Rdlle lBasellne aasell�. FEATURES Wdregraphlu Fe . Blglrel Bara Avallable No Blggal Bara Avallable MAP PANELS Bnmappea 4n. polnrise F.Id EY abeu a aantl tloaz o repro env an ambodutive pmPertY buatim. ::IliltJtll s exporpetlon1/3B/2020arfi, T43PM a does. MML m amentlmenFs subsequent b [M1ls darn time. The NFlIL antl nhctlrc In}ormatlon maY onange or bemme pe etled by new dalaorcrtlme. Thl. map Imago b-Id II cM1e one or more of fie bllmxing map Fl do nA appear hammap Imagery_ Ilmd zone labs l., legal.. bar. map.... doh,mmmunly ItlenlMkrz, FIRM panel numb.. and FIRM efhctlre dada. Map Imagesbr regulalurypu Page 28 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Flood Map - Eastern portion National Flood Hazard Layer FIRMette - Legend 0 250 500 1000 1,500 2A00 sPEaAL FLDDD wIN eFE a�Depm aere.EaRan, ae.ae HAZARC RREAS Regulamry Flondaay 02%Annual Cnanoa Flootl Hazard Areas e raga aelnn less man one fmt er wvn erabage areas d leu Nanooe square tulle ae.. r Frture Con-dhlons 1%Annual " CM1ance Flood Haeartl woes Area wi[M1 --d Fbotl RisF tlue to uHER AREAS OF Levee. 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FlRM panel number, and — efmutlua tlam-Map Images br W.I.— '., Page 29 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS ZONING Zoning Code (A) within the Mobile Home Overlay (MHO) Zoning Authority Collier County Zoning Description Rural Agricultural District Permitted Uses The purpose of the rural agricultural district is to provide lands for agricultural, pastoral and rural land uses by accommodating traditional agricultural related activities and facilities and support facilities. The Mobile home Overlay (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when the requirements and procedures of this section are met. Current Use Legally Conforming The subject is legal and conforming use. Zoning Change Likely A zoning change consistent with the Rural Lands Stewardship Area Overlay is likely. Minimum Lot Area (SF) 5 acres Minimum Floor Area (SF) 550 square feet Minimum Street Frontage (Feet) 165 Front Set Back Distance (Feet) 50 Rear Set Back Distance (Feet) 50 Side Yard Distance (Feet) 30 Maximum Density/FAR 1/du per 5 acres; No maximum coverage ratio. Maximum Building Height (Feet) 35 Future Land Use Designation Rural Land Stewardship Area Overlay (RLSAO) - Open Lands The subject is identified as Open Lands within the Rural Lands Stewardship Area (RLSA). The subject southern border runs along the northern border of SSA 10. The southeastern 107.73 acres of the site is located within a Habitat Stewardship Area (HSA). The HSA are agricultural lands to be protected that are also habitat for listed species, which can be designated as SSAs. The Rural Lands Stewardship Area (RLSA) program was established under the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). Its objective is the creation of an incentive -based land use overlay system based on the principles of rural land stewardship found in Florida Statutes, Section 163.3177(11), including environmental preservation, agricultural preservation and smart growth development. Through the RLSA program, Stewardship Sending Areas (SSAs) can be approved for preservation purposes, creating credits to entitle Stewardship Receiving Areas (SRAs), typically towns, villages, hamlets and compact rural developments (CRDs). The credit system is designed to incentivize preservation of the most important environmental lands, including large, connected wetland systems and significant habitat for listed species, by awarding higher credit values for high value preservation areas. Page 30 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Qualifying properties can increase their development density and expand permitted uses through an application process as well as the transfer and receipt of Stewardship Credits. The maximum permitted density under the Agricultural (A) zoning district is 1 dwelling unit per 5 acres. Qualifying properties can apply through the RLSA application process to increase residential development up to a maximum of 4 dwelling units per acre. Attachment C on the following page shows the Stewardship Receiving Area Characteristics. The SRA designation is intended to encourage and facilitate uses that enable economic prosperity and diversification of the economic base of the RLSA District, and encourage development that utilizes creative land use planning techniques and facilitates a compact form of development to accommodate population growth by the establishment of SRAs. Stewardship Credits generated from SSAs are exchanged for additional residential or non-residential entitlements in an SRA on a per acre basis. Density and intensity within the RLSA District shall not be increased beyond the Baseline Standards except through the provisions of the Stewardship Credit System, the affordable housing density Bonus as referenced in the density Rating System of the FLUE, and the density and intensity blending provision of the Immokalee Area Master Plan. Zoning Map 10 11 12 7 8 g 10 9 89095 A-MHO-RL T' A MHO-RL PUD-RLSA '-' 8916N Subject PRICE 1 13 1g COUNTY ROAD 858 17 16 16 15 89165 Z"' ROAD 859 A-M ❑=,.$; RLS O-` 21 23 BC1! CP- 24 19 20 21 22 22 SSA 1 a ° P-R A-M SAW' O-RL$AO--' 29 SCIST 28 27 26 25 30 2728 5 .N A -MHO- A- HO-RLSAO " A-MHO-RLS O- R LSAO- ACSC/ST- ACSCIS 8C118C1'- B 119CP SSA-10 BUBL - SSA-10 33 34 35 i 36 31 32 33 34 492930 Page 31 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS .;olner county Rural Lands stewarasnip overlay Map (Nov. 2UI-/) cnee 5lcugn �V.}■■� Forest sR a? l SSA 11 cR r � SSA 16 rkscrew Regional Ecosystem Watersh WRA SSAlf -- LA"XE T1iAFFORD RD SSA 5 SSA 3 r In ST W SSA�d S5A 13 1 - SSA 14 SSA 15 SSA 21 WRA Y s Ty{�Y SSA 17 Subject - 1 SSA1?1, s o HSA SSA 18 HSA 0 33A 17 :: SSA 6 Blg Cypress National Preserve WRA „ . x E HSA ' Florida Fa nther Legend o Natlonal wildlife Refuge a —Alai. Rwd. Stewardship Areas 1= d pmd Rl$A PMVg A 4 Ogo fo Ra fi. Amy P A.prwed SSAs _ Flory Sw��Nahip Amy (FSA) A..i ofnE A$dmC v.a. Fyhina[Amx:.dNpArunIH9A1 -PbW, L.-ft W. Rnamnon.Arru {WRAj -75 Ay Agra $AA ANAI Ls d Wyt $AA Fakah at Ghee Strand Preserve State Park Page 32 E m $ Z c E v -E C7 o E ;o c c o 00 e E Q _ ' Z m M y C7 'E m a N Q w 5F ❑ a J E 'E � c� •Po �' n � o � � = m d � � yy N � C G — H ❑ N N L © � � � O 0 C E C c E a $ — S V m E m wm a.�m zQ Y E r� a n E= o$ m 4 w v d m N w S o m f J o m to E E t 8 w N Y a li m y ILLli 9 tl (7 Y C N p V U a Q E E e_ o _ % p � a❑ � `r� ❑ N �1 E N V � � t N `O �s " G n N W 0 pi Z r ` w = � m � � % � _ � c C ❑ � •� [7 '� Y P3 U N � a E E a � E � wgo ¢ E E 0 0 m A` o a w v m y p m 2 d d c 4 w W o W 4 E v H c R � E � } y � a � E _ � � ➢ � � "T' ? � W LL V� N W � L y � P3 � m O �t V r WNn "e a V 17. E E N E N N P y a n L O u D N F n — K 06 E x 3 n iO .. m E ❑ � � � V � ❑ � S c (❑7 W0 'n V� m u E W N �' � V t CJ @ n [g a Q v p .-Ev E a o a" a Im t a A C O G ❑ � y 3 O G ra+ ? = g N Di o F E g a r V v E 00 m [7 w v�, rc a � � c❑7 3 rc [� � M M ii :zl V w w 7�v��m W oe �jw OOP ZZz UW m w4'^� y4Jw Z pj?tiLLOUc70J� V oaw�po Inc 4 LLl to sozlmcF��x n Na ��UaaUmw� n p � p n II II � 3x ry �U�m000 x w ��OS S2R�4'f N II FL N01ID3S 34 31411 1SY3 i`�• �,s�,�a,oa5 h464,S0.005 �S 99C' l ,Wm'z � J1 l �l Lu titi LQ a W n J Q I 11 0 G LL �{r W �j O J 11 d"� Q✓�w V rm I O D E Ld Or /y ' araN� m �i F LO d u w i w S. a F w C LL �VI 2 I 1 maciIn 3TI�6 lF L N m ~ 4 CL S4 LIJ 4d * iF a F H J h A rrJJ O W w r 4� V lip 4d ZOO Z d w zI-VtILL a¢ , o7n:gi }}i 1 {? q Q1 F 28 JNwpN V J W �[.i N wow 2 FN N T 7�Tii 4� K O 4 io?a dw NR a #gpy+ 4JJ� ad w �a r o ad 7 a to LLowr Oh JW Od VI LA (� Zw W a � a pp � W J ddd 4 d 2 S7 WW V 1 J� J� i� Z p - O F• tr47 � fY�Jw Au Au CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Site Photographs Oil Well Road (two-lane asphalt) - Easterly Oil Well Road (two-lane asphalt) - Westerly (Photo Taken on January 24, 2020) Page 37 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Site Photographs Site view along western border - Southeasterly Dirt Road along western border - Southerly (Photo Taken on January 24, 2020) Page 38 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Site Photographs Compost site - Southerly Typical Site View (Photo Taken on January 24, 2020) Page 39 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Site Photographs Dirt Road along northern border - Westerly Dirt Road along Eastern Border - Southerly (Photo Taken on January 24, 2020) Page 40 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Site Photographs Typical site view (Photo Taken on Typical site view (Photo Taken on January 24, 2020) Page 41 CAMP KEAIS CAMPUS PROJECT SITE ANALYSIS Site Photographs Typical site view Typical site view (Photo Taken on January 24, 2020) Page 42 CAMP KEAIS CAMPUS PROJECT REAL ESTATE TAXES AND ASSESSMENTS REAL ESTATE TAXES AND ASSESSMENTS The real estate tax assessment of the subject is administered by Collier County. In 2008, Florida voters amended the Constitution to give non -homestead property owners some protection against increases in their annual property tax assessments. As amended, the Florida Constitution now prohibits the assessment of certain non -homestead property from increasing by more than 10% per year. The 10% cap applies to most types of commercial property, including non -homestead residential property (i.e. apartments and other rental property) and nonresidential property (i.e. commercial property and vacant land). The cap was set to expire on January 1, 2019; however, in November 2018 Florida voters amended the Constitution to make the cap permanent. The protection of the 10% cap is lost when there is a change of ownership or control. The property tax identification number and assessed value of the property for tax year 2019 are as follows: ASSESSED VALUES Tax Identification Number Portion of 00227240009 Land Assessed Value $1,790,845 Building Assessed Value $48,324 10% Assessment Cap -$67,659 Agricultural Exemption -$1,482,352 Total Assessed Value $289,158 Tax Identification Number 00227240106 Land Assessed Value $806,100 Building Assessed Value $0 10% Assessment Cap -$1,110 Agricultural Exemption -$497,535 Total Assessed Value $307,455 Tax Identification Number Portion of 00227280001 Land Assessed Value $2,619,660 Building Assessed Value $0 10% Assessment Cap -$15,552 Agricultural Exemption -$2,339,955 Total Assessed Value $264,153 Totals Total Land Assessed Value $5,216,605 Total Building Assessed Value $48,324 10% Assessment Cap -$84,321 Agricultural Exemption -$4,319,842 Total Assessment $860,766 Total Assessment per Land Acre $821 Rates, Taxes, More Tax Rate 1.35% Ad Valorem Tax Amount $12,021 Special Assessment Amount $0 Special Assessment Comments None Total Tax Liability $12,021 Property Tax Comments The 2018 and 2019 taxes have been paid. Page 43 CAMP KEAIS CAMPUS PROJECT REAL ESTATE TAXES AND ASSESSMENTS The tax assessment for subject property is currently $821 per acre, or $5,019 per acre excluding the assessment cap and agricultural exemption. Based on our valuation analysis, the subject's assessment appears low. Page 44 CAMP KEAIS CAMPUS PROJECT HIGHEST AND BEST USE HIGHEST AND BEST USE Highest and best use may be defined as: The reasonably probable use of property that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. 1 ■ Physically possible for the land to accommodate the size and shape of the ideal improvement. ■ Legally permissible under the zoning regulations, building codes, environmental regulations, and other restrictions that apply to the site. A property use that is either currently allowed or most probably allowable. ■ Financially feasible to generate sufficient income to support the use. ■ Maximally productive, or capable of producing the highest value from among the permissible, possible, and financially feasible uses. Highest and Best Use As Vacant Physically Possible The subject site is 1,048.97 acres or 45,693,133 square feet with 9,288 feet of frontage along Oil Well Road (two-lane asphalt). The subject consists of approximately 135 acres of wetlands (as estimated by a GIS survey prepared by Barron Collier Companies) and 914 acres of developable land. The physical characteristics of the subject tract should reasonably accommodate any use that is not restricted by its size. The subject's utilities are typical and adequate for the market area. Ave Maria Utilities currently services Ave Maria and according to Austin Howell of Barron Collier Companies there is excess capacity which could service the subject site. The site is irregular in shape. The site is located in a FEMA flood zone AE area per FEMA Flood Map Number: 12021 C 0270H, dated May 16, 2012, which is classified as a flood hazard area. There are no known physical reasons that would unusually restrict development. The site is considered to have a functional utility suitable for a variety of uses. Legally Permissible The subject site is zoned (A) within the Mobile Home Overlay (MHO). It is designated as Open Lands within the Rural Land Stewardship Area Overlay (RLSAO). The southeastern portion of the site is located within a Habitat Stewardship Area (HSA). The HSA are agricultural lands to be protected that are also habitat for listed species, which can be designated as SSAs. I The Dictionary of Real Estate Appraisal 6th ed. (Chicago: Appraisal Institute, 2015) Page 45 CAMP KEAIS CAMPUS PROJECT HIGHEST AND BEST USE The Rural Lands Stewardship Area (RLSA) program was established under the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). Its objective is the creation of an incentive -based land use overlay system based on the principles of rural land stewardship found in Florida Statutes, Section 163.3177(11), including environmental preservation, agricultural preservation and smart growth development. Through the RLSA program, Stewardship Sending Areas (SSAs) can be approved for preservation purposes, creating credits to entitle Stewardship Receiving Areas (SRAs), typically towns, villages, hamlets and compact rural developments (CRDs). The credit system is designed to incentivize preservation of the most import environmental lands, including large, connected wetland systems and significant habitat for listed species, by awarding higher credit values for high value preservation areas. Qualifying properties can increase their development density and expand permitted uses through an application process as well as the transfer and receipt of Stewardship Credits. The maximum permitted density under the Agricultural (A) zoning district is 1 dwelling unit per 5 acres. Qualifying properties can apply through the RLSA application process to increase residential development up to a maximum of 4 dwelling units per acre. Recognizing the principle of conformity, we consider the prevailing land use patterns in the area. Therefore, only agricultural or future residential uses are given further consideration in determining the highest and best use of the site, as if vacant. Financially Feasible Financial feasibility is an analysis of the ability of a property to generate sufficient income to support the use, or a reasonable probability of producing a positive income stream net of operating expenses, financial costs, and capital amortization. From 2006 through early/mid 2011 the Southwest Florida real estate market had been in those stages of the real estate cycle best described by The Appraisal of Real Estate, 14`h Edition as decline and recession. The residential market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Generally, the commercial market lags the residential market. In its 3rd Quarter 2019 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.45% increase in home prices (all -transactions including purchase and refinance mortgage) over the trailing 12 months, and a 41 % increase over the past five -years. Homes prices in the state of Florida increased 4.99% over the past year (3Q 2018 - 3Q 2019) which was 27th in the nation. On this basis, barring unforeseen changes in the market, agricultural use with future residential development of product that is appropriately marketed and priced, should be received favorably by the market. Maximally Productive The maximally productive land use yields the highest value of the possible uses. Agricultural or future residential development as an SRA consistent with the Rural Land Page 46 CAMP KEAIS CAMPUS PROJECT HIGHEST AND BEST USE Stewardship Area program is the only use that meets the tests of physically possible, legally permissible, and financially feasible. Therefore, agricultural or future residential development as an SRA consistent with the rural land stewardship area program is concluded to be the maximally productive and highest and best use of the site. Highest and Best Use as Improved No improvements are situated on the site. improved is not applicable. Therefore, a highest and best analysis as Most Probable Buyer Considering the size, class, and location of the property, the most probable buyer is a owner -user, investor or developer. Page 47 CAMP KEAIS CAMPUS PROJECT VALUATION METHODOLOGY VALUATION METHODOLOGY Three basic approaches may be used to arrive at an estimate of market value. They are: 1. The Cost Approach 2. The Sales Comparison Approach 3. The Income Approach Cost Approach The Cost Approach estimates the current cost to construct the existing structure including an entrepreneurial incentive, depreciation, and the estimated land value. This approach is particularly applicable when the improvements represent the highest and best use of the land and are relatively new. It is also applicable when the property has unique or specialized improvements for which there is little or no sales data from comparable properties. Sales Comparison Approach The Sales Comparison Approach compares sales of similar properties with the subject property. Each comparable sale is adjusted for its inferior or superior characteristics. The values derived from the adjusted comparable sales form a range of value for the subject. By process of correlation and analysis, a final indicated value is derived. This approach is most reliable in an active market, and is least reliable when valuing a property for which no direct comparable sales data is available. Income Approach The Income Approach converts the anticipated flow of future benefits (cash flows and reversion) to a present value estimate through a capitalization and or a discounting process. This approach generally reflects a typical investor's perception of the relationship between the potential income of a property and its market value. Final Reconciliation The appraisal process concludes with the Final Reconciliation of the values derived from the approaches applied for a single estimate of market value. The reconciliation of the approaches is based on an evaluation of the quantity and quality of the available data in each approach. Furthermore, different properties require different means of analysis and lend themselves to one approach over the others. Page 48 CAMP KEAIS CAMPUS PROJECT VALUATION METHODOLOGY ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. An income analysis was considered and was not developed because the most porbable buyer would not place weight on this approach. Page 49 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH SALES COMPARISON APPROACH The Sales Comparison Approach is based on the premise that a buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the Sales Comparison Approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject property. • The value indication of each comparable sale is analyzed and the data reconciled for a final indication of value via the Sales Comparison Approach. Land Comparables I have researched seven comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre as the appropriate unit of comparison because market participants typically compare sale prices and property values on this basis. Page 50 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH Comp Address Date Price City Acres Price Per Acre Comments Subject SFC Oil Well Road and Camp Keais 1/24/2020 Road Inr okalee 1 4697 Oil Well Road Pending $9,250,000 Listed at $9.250,000 and pended at Est price per agent. The property was functioning as an active earth trune and grazing operation. In place are a South Florida Water Management District ERP, Collier County Conditional Use, Collier County Excavation pemrit, as well as other various permits. Other than the northwest comer lake, most mined areas were for top soil at 2-3 feet in depth. Neal Naples 654.00 $14,144 Communities is currently in the approval process for the designation ofa Village with 1,800 residential units with 45,000 SF ofretail/office space and 18,000 SF for civic uses. Permitting is projected to be approved by March or April 2020. Approximately 357 acres have been determined usable/developable based on development plans. 2 3440 SR 82 3/15/2017 $1,500,000 Partially irrigated(4 on -site wells) palm tree farm located along the south side of SR 82. Property was listed for $1,900,000 or $9,500/acre. Property is designated as open lands within the Rural Land Stewardship Area Overlay. Usable area is approximately 180 acres. FDOT plans to expand the road Imonkalee 20050 $7481 to four -lanes with a two-lane roundabout at SR 29. Purchased by adjacent property owner, owner of Work-a-Holics Landscape Management. The buyer reported the trees on -site at time of sale added nominal value as they were in poor condition. 3 5285 Camp Keais Rd 10/25/2019 $9,000,000 Lennar plans The National Golf & Country Club which broke ground in late 2019. According to Memorandum ofAddltional Purchase (568813776) upon the sale ofany hornesite by Lemnaq the seller is entitled to a portion ofthe proceeds. David Genson said the actual tears are confidential in Ave Matta 490.37 $18,353 accordance with their purchase and sale agreement. It is estimated the additional purchase price will be approximately 15%ofthe homesite. According to the Assignment and Limitation of Density Rights (5688/3758) the property will be developed with at least 1,100 but not more than 1,300 residential units and 18-hole golf course. 4 16000 hranokale , Road 5/12/2016 $38,479,500 Originally listed at $52.5M. It included a woddng mine with an estimated 45,000,000 cubic yards of mining material onslte at 558.21 acres.The property included 578+/- acres ofdesignated sending lands and 1,998 +/- acres ofreceiving lands. The property had a current base density of862+/- units. The property had an active fanning and mining lease. The seller received a royalty for the Naples 2,547.88 $15,103 materials mined fromthe property. The buyer has a long-term hold position and the mining and fanning operations will continue. g 19500 Corkscrew Road 9/30/2019 $33,000,000 Buyers purchased adjacent Pepperland Ranch site in May 2019 (DC 1024 - $19M) and submitted (DC12019-00018) for approvals for 2,400 residential units and 100,000 SF ofcomnereial space on the assembled 2,138f acres. Verdant (the subject 1,460.78 acre parcel) was approved for 1,530 homes and 60,000 SF ofcommercial/retail space in early 2019. Consists ofapproximately 23%wetlands. A Estero 1,460.78 $22,591 Waiver of Surface Exploration Rights was purchased from Barton Collier Resources, LLLP for $653,866 ($434/acre) or approximately 2%ofthe purchase price (Inst. 2019000227335) on the subject 1,460.780 acres and the 42.67 acre middle parcel. 6 18500 Corkscrew Road 5/31/2019 $19,500,000 The subject property was retuned to RPD in 2017 allowing for 700 residential units and 50,000 SF amenity center as well as the restoration and preservation of350 acres ofnatuml areas (approximately 200 acres ofwhich is wetlands). The development will be serviced by public water and sewer. Property was listed for $38 million and then reduced to $28 mullion. Buyers purchased Estero 640.00 $30,469 adjacent Verdana Village site in September 2019 (DC 1023 -$33M) and submitted (DC12019-00018) for approvals for 2,400 residential units and 100,000 SF ofcommemial space on the assembled 2,138f acres which includes the central 42.67 acre AG-2 parcel purchased by Camanum in February 2019. 7 21750 Corkscrew Road 6/17/2019 $5,500,000 Active farm along south side of Corkscrew Rd land. Site consists of62.2%Density Reduction/Groundwater Resource and 37.8°/ Wetlands. Purchased by Bailey Famrs, a farrrily-ran business headquartered in Oxford, NC. The company, grows chile pepper, Bellafina and mini -sweet peppers in Florida and North Carolina. Public water/sewer is approximately 3.5 mules west of the site Estero 579.86 $9,485 along Corkscrew Rd. Page 51 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH Comparables Map 2B Imm4ka�e� u ze CREW Flint orkscri?w Pen Strorid Swamp Sanctuary Ha rk�r Bird Rookery Ave M swamp 1p — ■ o ■ Grarrgatree p data @2020 GoWa Page 52 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH Analysis Grid The above sales have been analyzed and compared with the subject property. I have considered adjustments in the areas of: Effective Sale Price This takes into consideration unusual conditions involved in the sale that could affect the sales price, such as excess land, non - realty components, commissions, or other similar factors. Usually the sale price is adjusted for this prior to comparison to the subject. Real Property Rights Property rights dissimilar to the subject which affect value. Financing Terms Favorable or unfavorable seller financing, or assumption of existing financing. Conditions of Sale Circumstances that atypically motivate the buyer or seller, such as 1031 exchange transaction, assemblage, or forced sale. Market Conditions Inflation or deflation since sale date due to economic influences Location Market or submarket area influences on sale price; surrounding land use influences. Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc. On the following page is a sales comparison grid displaying the subject property, the comparables and the adjustments applied. Page 53 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Comp 6 Comp 7 Name Camp Keais Campus Hyde Park (FKA CCW821d-C The National Golf& 27th/Pico Boulevard Verdana Village Pepperland Ranch Bailey Fatme Project Winchester Lakes) Country Club Lanited Partnership Address SEC Oil Well Road and 4697 Oil Well Road 3440 SR 82 5285Canp Keais Rd 160001nrrokslee Road 19500 Corkscrew Road 18500Corkscmw Road 21750Corkscmw Camp Keais Road Road City hnmokslee Naples I-kalee Ave Maria Naples Estero Estero Estero Date 1/24/2020 Pending 3/15/2017 10/25/2019 5/12/2016 9/30/2019 5/31/2019 6/17/2019 Price $9,250,000 $1,500,000 $9,000,000 $38,479,500 $33,000,000 $19,500,000 $5,500,000 Price Adjustment $0 $0 $0 $0 $0 $635,308 $0 $0 Adjusted Price $0 $9,250,000 $1,500,000 $9,000,000 $38,479,500 $33,635,308 $19,500,000 $5,500,000 Acres 1,048.97 654.00 200.50 490.37 2,547.88 1,460.78 640.00 579.86 Acre Unit Price $14,144 $7,481 $18,353 $15,103 $23,026 $30,469 $9,485 Transaction Adjustments Property Rights Fee Simple Fee situple 0.09% Fee Sknple 0.0% Fee Simple 0.0% Leased fee 0.0% Fee Simple 0.0% Fee simple 0.0% Fee Simple 0.0% Declined to Cash to Cash to Conventional, Conventional, see Cash to Financing disclose 0.0% seller 0.0% seller 0.0% Conventional 0.0% see eommeats 0.0% eomm- 0.0% seller 0.0% A.Ys Amis Ands AmYs Conditions of Sale length 0.0% Length 0.0% Length 105.0-1. Ands length 0.0% Anns length 0.0% Anna length 0.0% length 0.0% Adjusted Acre Unit Price $14,144 $7,481 $37,625 $15,103 $23,026 $30,469 $9,485 Market Trendy Th,,,* 1/24/2020 0.0% 0.0% 00% 0.0°/ 0.0"/ 0.01/6 0.0% 0.0% Adjusted Acre Unit Price $14,144 $7,481 S37,625 $15,103 $23,026 $30,469 $9,485 Location Average Superior Inferior Superior Superior Similar Similar Inferior %Adjusttrent -10"/0 20% -20"/0 -10% 0% 0"/0 10% $Adjustment 1,048.97 -$1,414 654.00 $1,496 200.50 -$7,525 490.37 -$1,510 2,547.88 $o 1,460.78 $0 640.00 $949 579.86 Acres %Adjustment -5% -l0% -5% 10% 5% -5% -5% $Adjustment 13%Wetlands -$707 55%Developable -$748 90%Useable -$1,881 2%Wetlands $1,510 68%Usable $1,151 23%Wetlands -$1,523 22%Wetlands -$474 38%Wetlands Topography 87%Uplands 98%Uplands 77%Uplands 78%Usable 629/6Uplands %Adjusttrent 20a/o 0% -10"/0 15% 0"/0 0"/0 20% $Adjustment Irregular $2,829 Nearly square $0 Trapezoid -$3,762 Irregular $2,265 Nearly square $0 Irregular $0 Square $1,897 Irregular Shape %Adjustment 0% 0% 0% 0% 0"/0 0"/0 0% $Adjustment (A) within the Mobile $0 A-MHO-RLSAO $0 A-MHO-RLSAO $0 Ave Maria DRl- $0 A-MHO/RFMU $0 MPD $0 Schwa6640 RPD $0 AG-2/DRCR Zoning Home Overlay (MHO) Neighborhood Geneml %Adj--rent 0% 0% -20% 01/. -15% -15% 15% $Adjustment $0 $0 -$7,525 $0 -$3,454 44,570 $1,423 Adjusted Acre Unit Price $14,851 $8,229 $16,931 $17,368 $20,723 $24,375 $13,279 Net Adjustments 5.0% 10.0% -55.0-1. 15.0% -10.0% -20.0% 40.0% Gross Adjustments 35.0% 30.0% 55.0% 35.0% 20.0% 20.0% 50.0% Page 54 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH Comparable Land Sale Adjustments Price Adjustment Comparable 5 included a Waiver of Surface Exploration Rights purchased from Barron Collier Resources, LLLP for $653,866 ($434/acre). The rights purchased included a 42.67 acre Agricultural zoned middle parcel which was purchased separately from the $33,000,000 sale recorded on September 30, 2019. This comparable is adjusted to account for the allocated price accordingly. Property Rights All of the comparables transferred in fee simple or leased fee interest at market rates; therefore, no adjustment for property rights is required. Financing All of the comparable sales had market orientated financing or were cash transactions; therefore, no adjustments for financing are required. The financing for Comparables 5 and 6 included agreements with Lennar and Pulte. According to Dominic Cameratta, CFO of Camaratta Properties, the agreements did not affect the purchase price which he reported as arm's length and market orientated. Conditions of Sale Comparable 1 is a pending contract; however, according to the listing agent the sale pended at the list price. Therefore, no adjustments are applied. Comparable 3 included a Memorandum of Additional Purchase (5688/3776) which states that upon the sale of any homesite by Lennar, the seller is entitled to a portion of the proceeds. According to David Genson of Barron Collier Companies the actual terms are confidential in accordance with their purchase and sale agreement. It is estimated the additional purchase price will be approximately 15% of the homesite. According to Lennar, new homes in The National Golf & Country Club at Ave Maria are expected to be priced from the high $100s to $400s. This sale is adjusted upward accordingly based on the projected homesite value. Economic Trends There have been relatively few large land transactions in Collier and Southern Lee Counties to develop a meaningful economic trends analysis. The comparable sales analyzed include a pending contract and four sales that closed within the past year. Comparable 2 and 4 closed in early 2017 and 2016 respectively. As discussed, in its 3rd Quarter 2019 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.45% increase in home prices (all -transactions including purchase and refinance mortgage) over the trailing 12 months, and a 41 % increase over the past five -years. Homes prices in the state of Florida increased 4.99% over the past year (3Q 2018 - 3Q 2019) which was 27th in the nation. Page 55 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH End unit home pricing appears to be stabilizing. Based on the preceding analysis a market conditions adjustment is not applied; however, the improving market over the past five - years is considered in the final reconciliation. Location The following table summarizes the population growth, average household income, and average home value within a three mile radius. The average home price for all residential sales on MLS within a two mile radius is also shown. It is noted, the radius for Comparable 2 was increased to four miles as there were no sales within a two mile radius. Locational Adjustment - Site to Do Business (3 Mile Radius) Subject Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Comp 6 Comp 7 SEC Oil Well Road 4697 00 Well 5285 Camp Keais 16000Immokalee 19500 Corkscrew 18500 Corkscrew 21750 Corkscrew Address and Camp Keais Road 3440 SR 82 Rd Road Road Road Road Road City Iamokalee Naples 1-katee Ave Maria Naples Estero Fstero Estero 2019 Population 2,368 5,134 976 4,589 6,071 267 267 390 2024 Population 2,821 6,087 1,054 5,467 7,122 331 331 525 %Change 19.13% 18.56% 7.99% 19.13% 17.31% 23.97% 23.97% 34.62% Avg Household Income $94,174 $100,503 S47,231 $94,174 $115,454 $60,921 $60,921 $65,309 Avg Home Value $249,502 $291,234 $272,981 $249,430 $387,238 $186,012 $186,012 $239,959 Home Price - Closed within past year on MLS (2 Mile Radius) Number of Saks 6 71 17 130 53 4 4 2 Avg Home Price $264,333 $287,344 $162,894 $301,672 $310,285 $466,250 S466250 $560,000 Source: STDB Online and MLS The subject is located at the southeast corner of Oil Well Road and Camp Keais Road. The surrounding area is largely rural in nature; however, Ave Maria is located at the northwest corner of Oil Well Road and Camp Keais Road. Ave Maria is the top -selling single-family residential community in Collier County. It has maintained the top ranking in the Naples -Fort Myers market for the past five years and reported 259 new home sales in 2019. Ave Maria Utilities currently services Ave Maria and according to Austin Howell of Barron Collier Companies there is excess capacity which could service the subject site. Comparable 1 is located along Oil Well Road west of the subject. It is located within a closer proximity to Immokalee Road and is serviced by Collier County Utilities. Comparable 2 is located along SR 82 just west of SR 29. It is in a rural area of Collier County with no public utility access. Comparable 3 is an undeveloped portion of Ave Maria along Camp Keais Road. Comparable 4 is located along Immokalee Road north of Oil Well Road. It is also in a largely rural area with no public utilities. It was purchased for a long-term hold position and the mining and farming operations continue. Comparables 5, 6 and 7 are all located along the Corkscrew Road corridor in Southeast Lee County. Comparables 5 and 6 are located just southeast of The Place at Corkscrew Page 56 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH (Cameratta Companies). They were both purchased by Cameratta Companies who initially paid for the public utility extension to The Place at Corkscrew. Comparable 7 is located east of comparables 5 and 6 in a rural area with no public utilities. As shown, the subject has a an average surrounding population base in relation to the dataset. This is due to the proximity to Ave Maria. As shown, the Lee County comparables all have lower average household income levels. Comparable 2 (northeastern Collier County) has the lowest income level. The subject and comparables 1, 3, and 4 are all relatively similar. The average home values follow a similar trend. The reported figure for comparable 7 is likely skewed due to the small sample size. The two-mile radius shows the average selling price sale of all residential sales closed on MLS. The six sales within a two-mile radius of the subject are all located within Ave Maria. The Lee County Sales have skewed numbers due to the very small sample size. Pricing within The Place at Corkscrew ranges from approximately $290,000 to $500,000. All of the comparables are evaluated and adjusted for accordingly. Size The subject consists of 1,048.97 acres. The comparables range in size from 200.50 to 2,547.88 acres. Size and price per acre are typically inversely related; therefore comparables 4 and 5 are adjusted upward for their larger size while comparables 1, 2, 3, 6, and 7 are adjusted downward for their smaller size. Topography The subject consists of approximately 135 acres of wetlands or approximately 13% of the site (as estimated by a GIS survey prepared by Barron Collier Companies) leaving approximately 87% uplands. Comparables 2, 5 and 6 are considered relatively similar overall. Comparables 1, 4, and 7 are adjusted upward for their lower percentage of developable land. Comparable 3 is almost entirely uplands; therefore, it is adjusted downward accordingly. Configuration All of the comparables are relatively similar in terms of configuration and no adjustments could be supported. Page 57 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH Zoning The subject is located within the Rural Agricultural District with a Mobile Home Overlay. Maximum allowable densities for residential development are one dwelling unit per acre. Additionally, the southeastern portion of the site is located within a Habitat Stewardship Area (HSA). As discussed, the highest and best use of the site is continued agricultural or future residential development as an SRA consistent with the Rural Land Stewardship Area program. Comparables 1 and 2 have the same zoning as the subject and both are located within the Rural Land Stewardship Area Overlay. The buyers of comparable 1 are going through the RLSA program for approval as a Village with 1,800 residential units (approximately 2.75 dwelling units per acre). The process will likely take nearly two years. Overall no adjustments are required. Comparable 3 is fully entitled within the Ave Maria DRI - Neighborhood General designation for development of at least 1,100 (2.24 du/acre) units with a max of 1,300 (2.65 du/acre) units. This comparable is adjusted downward accordingly. Comparable 4 has the same Rural Agricultural District with a Mobile Home Overlay zoning. However, it is located within the Rural Fringe Mixed -Use Overlay (RFMU) and according to the listing agent, has approximately 578 acres of sending lands and 1,998 acres of receiving lands. Overall no adjustments are required. Comparables 5 and 6 were both entitled at time of sale at densities of approximately 1.05 and 1.09 du/acre respectively. The buyer submitted for approvals to combine the adjacent developments into one large project with 2,400 residential units (1.12 du/acre) and 100,000 square feet of commercial space. These comparables are both adjusted downward for the existing entitlements at time of sale. Comparable 7 is zoned Agricultural (AG-2) within the Density Reduction/Groundwater Resource (DR/GR). The Density Reduction/Groundwater Resource (DR/GR) land use category includes upland areas that provide substantial recharge to aquifers most suitable for future wellfield development. These areas also are the most favorable locations for physical withdrawal of water from those aquifers. Only minimal public facilities exist or are programmed. New land uses in these areas that require rezoning or a development order must demonstrate compatibility with maintaining surface and groundwater levels at their historic levels (except as provided in Policies 33.1.3 and 33.3.5) utilizing hydrologic modeling, the incorporation of increased storage capacity, and inclusion of green infrastructure. Residential uses at a maximum density of one dwelling unit per ten acres (1 du/10 acres) are permitted with potential density adjustments resulting from concentration or transfer of development rights. The comparable is adjusted upward for the inferior future land use designation. Page 58 CAMP KEAIS CAMPUS PROJECT SALES COMPARISON APPROACH Sales Comparison Approach Conclusion All of the value indications have been considered, and in the final analysis, comparables 1, 2, and 4 which are most similar in terms of zoning have been given most weight in arriving at my final reconciled per acre value of $13,500. Land Value Ranges & Reconciled Values Number of Comparables: 7 Unadjusted Adjusted % a Low: $7,481 $8,229 10.00% High: $30,469 $24,375-20.00% Average: $16,866 $16,537 -1.95% Reconciled Value/Unit Value: $13,500 Subject Size: 1,048.97 Indic ate d Value: $14,161,095 Reconciled Final Value: $14,160,000 Page 59 CAMP KEAIS CAMPUS PROJECT RECONCILIATION RECONCILIATION The process of reconciliation involves the analysis of each approach to value. The quantity and quality of data applied the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. As discussed previously, we use only the sales comparison approach in developing an opinion of value for the subject. The cost and income approaches are not applicable, and are not used. FINAL VALUE CONCLUSION Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion(s), as of January 24, 2020, subject to the Limiting Conditions and Assumptions of this appraisal. Appraisal Premise Market Value, As Is VALUE CONCLUSIONS Interest Appraised Fee Simple Date of Value January 24, 2020 Value Conclusion $14,160,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: I None. Exposure and Marketing Times Exposure time is always presumed to precede the effective date of the appraisal and is the length of time the subject property would have been exposed for sale in the market had it sold on the effective valuation date at the concluded market value. Marketing time is an estimate of the amount of time it might take to sell a property at the estimated market value immediately following the effective date of value. Based on our review of recent sales transactions for similar properties and our analysis of supply and demand in the local market it is our opinion that the probable marketing and exposure time for the property is 12-16 months. Page 60 CAMP KEAIS CAMPUS PROJECT CERTIFICATION CERTIFICATION I certify that, to the best of my knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report, and have no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute. 8. My reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10. Rachel M. Zucchi, MAI, CCIM has made an inspection of the subject property. 11. No one provided significant real property appraisal assistance to the person signing this certification. 12. We have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP. Page 61 CAMP KEAIS CAMPUS PROJECT CERTIFICATION 13. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 14. We have not relied on unsupported conclusions relating to characteristics such as race, color, religion, national origin, gender, marital status, familial status, age, receipt of public assistance income, handicap, or an unsupported conclusion that homogeneity of such characteristics is necessary to maximize value. 15. Rachel M. Zucchi, MAI, CCIM has not performed any services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. 16. As of the date of this report, Rachel M. Zucchi, MAI, CCIM has completed the continuing education program for Designated Members of the Appraisal Institute. Rachel M. Zucchi, MAI, CCIM Florida State -Certified General Real Estate Appraiser RZ #2984 rzucchi@rklac.com; Phone 239-596-0800 Ext. 203 Page 62 CAMP KEAIS CAMPUS PROJECT ASSUMPTIONS AND LIMITING CONDITIONS ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy. This appraisal is subject to the following limiting conditions, except as otherwise noted in the report. 1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 5. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be Page 63 CAMP KEAIS CAMPUS PROJECT ASSUMPTIONS AND LIMITING CONDITIONS scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal. 8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil, mechanical, electrical, structural and other engineering and environmental matters. 9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 10. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the person signing the report. 11. Information, estimates and opinions contained in the report, obtained from third - party sources are assumed to be reliable and have not been independently verified. 12. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. 13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 14. No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 15. The current purchasing power of the dollar is the basis for the value stated in our appraisal; we have assumed that no extreme fluctuations in economic cycles will occur. 16. The value found herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. Page 64 CAMP KEAIS CAMPUS PROJECT ASSUMPTIONS AND LIMITING CONDITIONS 17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 18. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of any property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. In as much as compliance matches each owner's financial ability with the cost to cure the non -conforming physical characteristics of a property, we cannot comment on compliance to ADA. Given that compliance can change with each owner's financial ability to cure non -accessibility, the value of the subject does not consider possible non-compliance. A specific study of both the owner's financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 19. The appraisal report is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 20. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property and the person signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. 21. The person signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector. RKL Appraisal and Consulting, PLC does not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. Page 65 CAMP KEAIS CAMPUS PROJECT ASSUMPTIONS AND LIMITING CONDITIONS 23. The appraisal report and value conclusion for an appraisal assumes the satisfactory completion of construction, repairs or alterations in a workmanlike manner. 24. The intended use of the appraisal is stated in the General Information section of the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client's use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). 25. All prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. Page 66 CAMP KEAIS CAMPUS PROJECT ADDENDA - APPRAISER QUALIFICATIONS ADDENDA CAMP KEAIS CAMPUS PROJECT ADDENDUM A - APPRAISER QUALIFICATIONS ADDENDUM A APPRAISER QUALIFICATIONS CAMP KEAIS CAMPUS PROJECT ADDENDUM A - APPRAISER QUALIFICATIONS *RKL AISAL AND CONSULTING RKL Appraisal and Consulting, PLC COMPANY PROFILE: RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members of the Appraisal Institute. It is our mission to maximize our over 70-years of combined appraisal experience to provide our clients with the highest quality of Real Estate Appraisal and Consulting Services. Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI Partner / Managing Director Partner Senior Partner rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com BUSINESS FOCUS: Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution buildings, residential and commercial condominium and subdivision projects, hotels and motels, vacant land and special purpose properties. Specialized services include appraisal review, business valuations, market feasibility studies, acquisition/disposition counseling, and litigation support in connection with real estate transactions including bankruptcy, eminent domain, estate valuations, and matrimonial and equitable distribution. Clients served include banks and financial institutions, developers and investors, law firms, business/industry and government, life insurance companies and pension fund advisors, and mortgage bankers. ACH EL M. ZUCCH I. MAI, CCIM 4500 Executive Drive, Suite 300 C. LOWRY, MAI. CPA Naples, FL 34119-8908 Phone: 239-596-0800 OUTS C. BOBB ITT, MAI www.rklac.com 1 CAMP KEAIS CAMPUS PROJECT ADDENDUM A - APPRAISER QUALIFICATIONS PROFESSIONAL QUALIFICATIONS OF Rachel M. Zucchi, MAI, CCIM EXPERIENCE: Partner / Managing Director of RKL Appraisal and Consulting, PLC Naples, FL (2009 — Present) President of D&R Realty Group, Inc. Naples, FL (2009 — Present) Senior Real Estate Analyst, Integra Realty Resources — Southwest Florida Naples, FL (2003 — 2009) Research Associate, Integra Realty Resources — Southwest Florida Naples, FL (2002-2003) PROFESSIONAL Member: Appraisal Institute — MAI Certificate Number 451177 ACTIVITIES: President: Appraisal Institute Florida Gulf Coast Chapter (2020) Vice President: Appraisal Institute Florida Gulf Coast Chapter (2019) Secretary / Treasurer: Appraisal Institute Florida Gulf Coast Chapter (2017 / 2018) Region X Representative: Appraisal Institute Florida Gulf Coast Chapter (2017 - 2020) Board of Directors: Appraisal Institute Florida Gulf Coast Chapter (2015 & 2016) LDAC Attendee: Leadership Development & Advisory Council Appraisal Institute - Washington, D.C. (2016, 2017, 2018) Member: CCIM Institute - CCIM Designation Pin Number 21042 Member: Naples Area Board of REALTORS Licensed: Florida State Certified General Real Estate Appraiser License No. RZ 2984 Licensed: Real Estate Broker (Florida) License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County EDUCATION: Bachelor of Arts Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Honor Society, Key Club, Phi Eta Sigma Presented at Eastern Economic Association Conference Successfully completed real estate and valuation courses and seminars sponsored by the Appraisal Institute and others. BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since 2003. Practice is focused on community/neighborhood shopping centers, power centers, office -buildings, warehouse/distribution, multi -family and single family subdivisions, condominium developments, hotels/motels, vacant land and special purpose properties. Specialized services include market feasibility studies and litigation support in connection with real estate transactions. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. Valuations have been performed for eminent domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due diligence support. CAMP KEAIS CAMPUS PROJECT ADDENDUM A - APPRAISER QUALIFICATIONS RICK SCOFF, GOVERNOR JONATHAN ZACHEM, SECRETARY ba d ��lui T�W 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 ZUCCHI, RACHEL 4500 EXECUTIVE DRIVE F�a SUITE 300 NAPLES FL 34119 LICENSE NUMBER: RZ2984_� EXPIRATION DATE: NOVEMBER 30, 2020 Always verify licenses online at MyFloridaLicensexom 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. Ejw q CAMP KEAIS CAMPUS PROJECT ADDENDUM B - PROPERTY INFORMATION ADDENDUM B PROPERTY INFORMATION Page 1 of 1 Collier County Property Appraiser Property Summary Site Address Site Zone Parcel No 00227240009 *Disclaimer Site City I *Note Name / Address BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 City NAPLES State FL Zip 34105-3227 ap No. Strap No. Section Township Ran(. 3E22 000100 0013E22 22 48 29 Acres *Estimated 499.05 Legal 22 48 29 E1/2, N1/2 OF N /4, SE1/4 OF N /4, E1/2 OF NE1/4 OF SW1/4, E1/2 OF SE1/4 OF SW .1/4, SW1/4 OF SW1/4 LESS N 825FT, W1/2 OF SE1/4 OF SW1/4 LESS N 825FT LESS N 50FT RW Millage Area O 242 Millage Rates O *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code i 60 - GRAZING LAND SOIL CAPABILITY CLASS 1 5.083 8.3851 13.4681 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book -Page Amount 01/01/14 4998-865 $ 0 12/21/98 2493-2779 $ 14,417,500 06/01/82 975-674 $ 0 09/01/80 884-1432 $ 0 2019 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (_) Market Value (-) 10% Cap $ 1,790,845 $ 48,324 $ 1,839,169 $ 67,659 (-) Agriculture $ 1,482,352 (_) Assessed Value $ 289,158 (_) School Taxable Value $ 356,817 (_) Taxable Value $ 289,158 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.comlmain searchlRecordDetail.html?sid=746785310&ccpaver=1710181149&F... 1/14/2020 Page 1 of 1 Collier County Property Appraiser Property Detail Parcel No 00227240009 Site Address*Disclaimer I Site City i Name / Address BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 City I NAPLES Permits (Provided for reference Tax Yr Issuer Permit # CO Date 1987 COUNTY 187-118 Land # Calc Code Units 10 ACREAGE 54 20 ACREAGE 17 30 89 40 82 50 158.8 60 87.55 70 j 8.2 80 1 2.5 State FL )oses only. CO 7 Final Bic Site Zone *Note Buildinq/Extra Features # Year Built Description Area Adj Area 10 1987 METAL -STEEL FRAME 2400 2400 20 1987 CONC P 600 600 http://www.collierappraiser.comlmain searchlRecordDetail.html?sid=746785310&ccpaver=1710181149&F... 1/14/2020 Page 1 of 1 Collier County Property Appraiser Property Summary Site Address Site Zone Parcel No 00227240106 *Disclaimer Site City I *Note Name / Address BARRON COLLIER PARTNERSHIP 2600 GOLDEN GATE PKWY STE 200 City NAPLES State FL Zip 34105-3227 Map No. Strap No. Section Township Range Acres *Estimated 3E22 000100 002 3E22 22 48 29 137 Legal 22 48 29 SW1/4 OF NW1/4, NW1/4 OF SW1/4, W1/2 OF NE1/4 OF SW 1/4, N825FT OF W1/2 OF SE1/4 OF SW1/4, N825FT OF SW1/4 OF SW1/4 Millage Area O 242 Sub./Condo 100 - ACREAGE HEADER Use Code i 52 - CROPLAND SOIL CAPABILITY CLASS II Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book -Page Amount 12/08/94 2009-1546 $ 4,500,000 Millage Rates O *Calculations School Other Total 5.083 8.3851 13.4681 2019 Certified Tax Roll (Subject to Change) Land Value $ 806,100 (+) Improved Value $ 0 (_) Market Value $ 806,100 (-) 10% Cap $ 1,110 (-) Agriculture $ 497,535 (_) Assessed Value $ 307,455 (_) School Taxable Value $ 308,565 (_) Taxable Value $ 307,455 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.comlmain searchlRecordDetail.html?sid=746785310&ccpaver=1710181149&F... 1/14/2020 Page 1 of 1 Collier County Property Appraiser Property Detail Site Address I Site Zone Parcel No 00227240106 *Disclaimer I Site City i *Note Name / Address I BARRON COLLIER PARTNERSHIP 2600 GOLDEN GATE PKWY STE 200 City NAPLES State FL Permits (Provided for reference purposes only. * Tax Yr Issuer I Permit # CO Date Tmp CO I Final Bic Land # Calc Code Units 2 10 ACREAGE 20 ACREAGE 22 30 16 40 97 Building/Extra Features # I Year Built I Description Area Adj Area http://www.collierappraiser.comlmain searchlRecordDetail.html?sid=746785310&ccpaver=1710181149&F... 1/14/2020 Page 1 of 1 Collier County Property Appraiser Property Summary Site Address 6875 ROCK Site Zone Parcel No 00227280001 *Disclaimer SPRINGS RD Site City IMMOKALEE *Note 34142 Name / Address BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 City NAPLES State FL Zip 34105-3227 Map No. Strap No. Section Township Range Acres *Estimated 3E23 000100 001 3E23 23 48 29 633.94 Legal 23 48 29 ALL, LESS N 50FT R/W Millage Area 4 1242 Sub./Condo 1 100 - ACREAGE HEADER Use Code • 152 - CROPLAND SOIL CAPABILITY CLASS II Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book -Page Amount 01/01/14 4998-865 $ 0 12/21/98 2493-2779 $ 14,417,500 06/01/82 975-674 $ 0 09/01/80 1 884-1432 $ 0 Millage Rates O *Calculations School Other Total 5.083 1 8.3851 13.4681 2019 Certified Tax Roll (Subject to Change) Land Value $ 2,619,660 (+) Improved Value $ 0 (_) Market Value $ 2,619,660 (-) 10% Cap $ 15,552 (-) Agriculture (_) Assessed Value (_) School Taxable Value $ 2,339,955 $ 264,153 $ 279,705 (_) Taxable Value $ 264,153 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.comlmain searchlRecordDetail.html?sid=746785310&ccpaver=1710181149&F... 1/14/2020 Page 1 of 1 Collier County Property Appraiser Property Detail Parcel NoFOO227280001Site Address 6875 ROCK SiteCity IMMO ALEE Site Zone Parcel No 00227280001 *Disclaimer SPRINGS RD y *Note 34142 Name / Address I BARRO COLLIER P-SHIP LLLP 12600 GOLDEN GATE PKWY # 200 City I NAPLES State �FL Zip 34105-3227 Permits (Provided for reference purposes only. *Full Disclaimer. ) Tax Yr Issuer I Permit # CO Date Tmp CO Final Bldg Type Land # Calc Code Units 10 ACREAGE 47 20 ACREAGE 6 30 75 40 173 50 41 60 40 70 50 80 181.94 90 15 100 1 j 5 Building/Extra Features # I Year Built F Description Area Adj Area http://www.collierappraiser.com/main search/RecordDetail.html?sid=746785310&ccpaver=1710181149&F... 1/14/2020 Oft BARRON COLLIER COMPANIES August 5, 2019 [VIA ELECTRONIC DELIVERY ONLY] Board of County Commissioners of Collier County, Florida c/o Real Property Management Attn: Toni Mott 3335 Tamiami Trail East, Suite 101 Naples Florida 34112 Re: Collier County ("Buyer") p/f Barron Collier Partnership, LLLP ("Seller") Southeast Corner of Oil Well Road (CR 858) and Camp Keais Road ("Property") Dear Ms. Mott: This Letter of Intent (hereinafter, "1O1") is an outline of the terms and conditions of a proposed purchase and sale transaction between the Parties set forth above. When countersigned by the Buyer in the spaces provided below, this letter will serve as guide in the preparation of a purchase and sale contract ("Contract") with respect to the Property, as defined below. The Parties shall not be contractually bound to each other with respect to a purchase and sale until such time that the Contract has been executed. Specifically, we propose a transaction that would incorporate the following parameters; 1. Property Description: A minimum of 200 acres and a maximum of 934 acres of developable land in Sections 22 and 23, Township 48 North, Range 29 East located at the southeast corner of Oil Well Road (CR 858) and Camp Keais Road. See attached Exhibit A. 2. Purchase Price: $15,000 per acre of developable land. 3. Inspection: The Property is sold "As -Is." Buyer shall have the right to inspect the Property at any time prior to Closing. Buyer shall, in performing such inspections, use due care and shall indemnify Seller on account of any loss or damages occasioned thereby and any claim made against Seller as a result of Buyer's entry. Seller shall be notified twenty-four (24) hours prior to Buyer's inspection(s) of the Property. 4. Closing: Closing shall be thirty (30) days following the execution of the Contract. S. Buyer Default: If Buyer fails to close the transaction contemplated hereby, and Seller is not in default, Seller shall have the right to terminate and cancel the Contract and Buyer shall pay Seller one percent (1%) of the purchase price as liquidated damages. 6. Title and Survey: Buyer may, at Buyer's expense, obtain a survey of the Property and a title insurance commitment for the Property. Buyer shall have the right to review the survey and title commitment and object to matters shown thereon. Seller shall have ten (10) days to satisfy any objections. 2600 Golden Gate Parkway, Naples, Florida 34105 iviviv.barroncollier.cvm 239.262,2600 7. Conditions: (a) If the Property includes the existing Lee County Electric Cooperative electric service to the farm building south of the Property, Buyer shall relocate the service to from the Property. Seller will assist in granting the necessary easement required as part of the relocation. (b) Buyer will allow the existing agricultural and compost lessees of the Property to remain for a minimum of one (1) year after Closing. Seller shall cooperate with Buyer in the assignment of these leases. S. Closing Documents: Documents to be delivered at Closing shall include, but not be limited to, a general warranty deed, title affidavits, bill of sale, assignment of all development rights and permits, and other normal and customary closing documentation, and any other documentation required under the Title Commitment or otherwise necessary to effectively transfer title to the Property to the Buyer. 9. Closing Costs: Each Party shall be responsible for payment of its own attorney's fees. Seller shall pay all documentary stamp taxes due relating to the recording of the warrant deed and the cost of recording any instruments necessary to clear Seller's title to the Property. Purchaser shall pay for the survey, title commitment, title insurance, and the cost of recording the warranty deed. Real estate taxes shall be prorated at Closing. 10, Escrow Agent: Neither Party has utilized the services of a real estate broker. This Letter of Intent sets forth the basis for the terms of the proposed transaction, It is the intention of the parties to negotiate in good faith a final Contract incorporating the substantive provisions of this Letter of Intent. The parties shall use good faith efforts to complete and execute the agreement within thirty (30) days from the execution of this Letter of Intent. Except for the negotiation in good faith, the parties shall have no further rights or obligations under this Letter of Intent. in no event shall this Letter of Intent create any contractual obligations or duties for either Buyer or Seller. Since , David B. Genson, PE, Sr. Vice President Barron Collier Companies Date: August 5, 2019 AGREED AND ACCEPTED BY: By: Cam' C Name. Leo Ochs Title: County Ma a er Date: au Li Ny z 0 O� mow 3 Y ON f JO z Z_Q!n Qm Z Op J w N� (n w w U (n 00 w 3w000 a �m3Qw w J w O j wpmU O Z 0 0o OO mwzz0=c w rn Z II Zztl N Vl mapWYgaa�Za 0 =o QO0a II II III= N z QO'Nm 11 =U NZ wO�m000Qy oZZoaaa�QN w N w N N o0 I (D m o vWi vWi ,0001 - „l :3lVOS II £Z N0003S 30 3NIl 1SV3 ��• 3u6£,1b.00S M,64,90.00S £Z'99L'l 69TCZ'Z 3 I N W O � O z co I £l z C 'O s I N o I K O 00 w0 in rn�" N M N W d'cDY WNa N w ¢ z rn Z_ Z w�wo rn JO O Z a m O 00 -N z Uo N H �U U N Q O U N w w O I w� zwzo Ld N 3 0 z 0 Qr z��o Qr wo �� O O QQOH m w 0 cn II N o II N N ao x N z Z o N O o O �2� i O N LL o U�o U WNW N V / V,) W �LN� I Q y cq C, =N O SON O W � V') cn�Q a � z O ti Z W J J H z - H iU o O rc o z i!� -i-�d") N L- 0wW��Nc = F=pzw CZ'JF- Zm �L`� �IQ cn0 =0cnw wJ00 LLJ O� U)0 E�� J(n WON z>rw Opp wQ Wma ULu 0E-I wN ILA Low z�0000 W W > ofwO �n TWO} O J� � d� Q> cLd OOY U C,dU OwH mZNa_ ww�aZao �O�- < a- w 0� 0Oww O W Q J LI,1 U !L > N LLI tY Li = O Z W W H J trY</7 Up fh 0 a N � 0 V) Q U O O N w�w J W NJ in H O W O o�w0 � LLI _j W m?oV) f z w 3 0 04 rn 00 J J N J O O n �sj �. N 89l J w �jjm W a o0 M -v U 0 0 0 » IS 9 t: U wm 9 Y U W W \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ) \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ - - - - - - - - - - �: \ § \ \ } \ \ \ \ \ \ ......... \ \ \ ! \ \ * \ \ § $ � M%2 � \\)(�\ ; \\%} «cl V) Q � O)/\ \§ } ( K { ( + } § § ) e ds \ ( 1,19 § Stantec 5801 Pelican Bay Boulevard, Suite 300, Naples, FL 34108 Legal Description Part of Section 22, 23, & 27, Township 48 South, Range 29 East Collier County, Florida All that part of Sections 22, 23, and 27, all of Township 48 South. Range 29 East, Collier County, Florida, being more particularly described as follows: COMMENCING at the Northwest corner of said Section 22, thence along the West line of said Section 22, South 00024'44" East 50.00 feet to a point on the South right-of- way line of Oil Well Road; Thence, along said south right-of-way line, in the following five (5) described courses: 1. North 8902326" East 0.20 feet; 2. North 8901925" East 149.80 feet to the POINT OF BEGINNING; 3. Continue North 89019'25" East 2,494.34 feet; 4. North 89020'33" East 2,650.56 feet; 5. North 89019'43" East 2,646.08 feet; 6. North 89019'55" East 1,496.63 feet; Thence leaving said right-of-way line, South 00040'05" East 552.69 feet; Thence North 89018'21" East 904.17 feet; Thence South 37027'50" East 368.44 feet; Thence along a line 20.00 feet West of, and parallel to the East line of Section 23, Township 48 South, Range 29 East, Collier County, Florida, South 00041'39" East 1,766.23 feet; Thence continue along said line 20.00 feet West of and parallel to the East line of Section 23, South 00005'49" West 2,233.89 feet; Thence leaving said line, North 78002'12" West 913.84 feet; Thence South 67010'42" West 782.55 feet to a point on the South line of the "Covered" designation as depicted on figure 2.1-1 of the "Eastern Collier Multiple Species Incidental Take Permit Applications and Habitat Conservation Plan" draft environmental impact statement prepared by US Fish & Wildlife Service, dated September 2018; Thence along the South line of said "Covered" designation, in the following sixty-four (64) described courses: 1. North 40050'46" West 553.63 feet; 2. North 18044'13" West 117.24 feet; 3. North 54039'13" West 186.43 feet; 4. North 61 °47'45" West 228.21 feet; 5. North 52042'34" West 129.48 feet; 6. North 59026'11" West 125.34 feet; 7. North 70035'54" West 340.30 feet; 8. North 17°21'36" West 82.19 feet; 9. North 85°42'57" West 196.77 feet; 10. South 43'16'54" West 114.48 feet; 11. North 83059'33" West 187.44 feet; 12. South 60032'14" West 129.58 feet; 13. South 74003'38" West 107.13 feet; 14. North 80026'19" West 442.73 feet; 15. North 73001'04" West 184.65 feet; Sta ntec 16. North 43°22'48" West 121.42 feet; 17. North 81'39'11" West 102.40 feet; 18. North 49014'31" West 354.20 feet; 19. North 36013'26" West 121.17 feet; 20. South 86019'39" West 534.65 feet; 21. North 76009'36" West 596.75 feet; 22. South 15038'57" West 1,233.80 feet; 23. North 79001'35" West 131.66 feet; 24. North 75049'39" West 601.13 feet; 25. South 22050'58" West 33.88 feet; 26. North 78055'01" West 251.91 feet; 27. North 78055'03" West 25.14 feet; 28. North 73055'54" West 6.43 feet; 29. North 73006'05" West 434.82 feet; 30. North 81 °35'44" West 47.17 feet; 31. South 00100'00" East 137.21 feet; 32. South 07032'55" West 100.98 feet; 33. North 59000" 1" West 570.30 feet; 34. North 84054'01" West 317.20 feet; 35. South 00032'41" West 55.93 feet; 36. South 74027'27" West 74.46 feet; 37. South 02026'45" West 555.16 feet; 38. South 02046'13" West 76.39 feet; 39. North 87007'06" East 84.22 feet; 40. South 79013'56" East 209.20 feet; 41. South 00000'00" East 75.51 feet; 42. South 05024'02" West 260.45 feet; 43. South 52059'07" West 102.76 feet; 44. South 87003'49" West 98.13 feet; 45. South 49027'02" West 67.87 feet; 46. South 74033'40" West 46.78 feet; 47. South 46056'36" West 126.19 feet; 48. South 44004'31" West 152.99 feet; 49. South 49027'02" West 72.21 feet; 50. Continue along said line South 49027'02" West 29.22 feet; 51. South 20045'30" West 29.66 feet; 52. South 26037'32" West 253.20 feet; 53. South 18018'06" West 19.94 feet; 54. South 83022'14" West 101.76 feet; 55. South 87016'34" West 168.98 feet; 56. North 59030'38" West 14.84 feet; 57. North 74052'58" West 14.07 feet; 58. North 56'19'33" West 50.23 feet; 59. North 35033'17" West 72.77 feet; 60. North 88023'56" West 403.55 feet; 61. South 54°06'25" West 100.98 feet; 62. South 00100'00" East 50.75 feet; 63. South 56°46'55" West 97.79 feet; 64. North 90°00'00" West 299.02 feet; Thence leaving said South boundary, South 89°59'25" West 208.07 feet; Thence North 00'16'05" West 537.84 feet; 2 (A Stantec Thence North 00029'51 " West 4,949.48 feet; Thence North 89019'25" East 50.00 feet; Thence North 00029'51" West 330.00 feet to the POINT OF BEGINNING. Containing 1,048.97 acres, more or less. Subject to easements and restrictions of record. Certificate of authorization #LB-7866 Stantec Consulting Services, Inc. Registered Engineers and Land Surveyors By: November 20, 2019 Lance T Miller, Professional Surveyor and Mapper #LS5627 Not valid unless embossed with the Professional's seal. Ref. 21-1-237 rev2 vCU v � Q Q N o m 4-1 z CAMP KEAIS CAMPUS PROJECT ADDENDUM C - COMPARABLE DATA ADDENDUM C COMPARABLE DATA Pending Land Sale No. 1 Property Identification Record ID 888 Property Type Agricultural, Acreage Property Name Hyde Park (FKA Winchester Lakes) Address 4697 Oil Well Road, Naples, Collier County, Florida 34120 Location North side of Oil Well Road at the Terminus with Desoto Blvd. North Tax ID 00223080001 Latitude N1 26018'3.25"N Longitude N1 81031' 17.61 "W MSA Royal Fakapalm Market Type Rural Sale Data Grantor Winchester Land LLC Grantee Neal Communities Closing Date May 01, 2020 Property Rights Fee simple Conditions of Sale Arm's length Financing Declined to disclose Sale History $4M in December 2015 Verification Dan Guoan w/ CRE Consultants, LLC; (236) 659-1447 ext. 214, November 12, 2018; Other sources: CoStar, marketing brochure and public records, Confirmed by KC Lowry Pending Land Sale No. 1 (Cont.) Contract Price $9,250,000 Cash Equivalent $9,250,000 Land Data Zoning A-MHO-RLSAO, Agricultural Topography Level at grade Utilities All public offsite Dimensions 5,280' x 5,395' Shape Nearly square Flood Info Zone AE and AH per FIRM 12021 C 0245 H Depth 5,395 Land Size Information Gross Land Size 654.000 Acres or 28,488,240 SF Useable Land Size 357.000 Acres or 15,550,920 SF , 54.59% Planned Units 1,800 Front Footage 5,280 ft Total Frontage: 5,280 ft Oil Well Road; Indicators Sale Price/Gross Acre $14,144 Sale Price/Gross SF $0.32 Sale Price/Useable Acre $25,910 Sale Price/Useable SF $0.59 Sale Price/Planned Unit $5,139 Sale Price/Front Foot $1,752 Remarks Listed at $9.250,000 and pended at list price per agent. The property was functioning as an active earth mine and grazing operation. In place are a South Florida Water Management District ERP, Collier County Conditional Use, Collier County Excavation permit, as well as other various permits. Other than the northwest corner lake, most mined areas were for top soil at 2-3 feet in depth. Marketing conceptual plans included 64-75 acres of commercial lands and 464 to 490 residential units. Price increase due to Collier County Utilities buying out Orange Tree Utilities (water and sewer) in 2017. Collier County Utilities will be able expand and upgrade the service areas. Neal Communities is currently in the approval process for the designation of a Village with 1,800 residential units with 45,000 SF of retail/office space and 18,000 SF for civic uses. Phase I of development will consist of 250 single-family units. Permitting is projected to be approved by March or April 2020. Approximately 357 acres have been determined usable/developable based on development plans. Land Sale No. 2 Property Identification Record ID 1022 Property Type Agricultural, Acreage Property Name CCW82 LLC Address 3440 SR 82, Immokalee, Collier County, Florida 34142 Location SS SR 82, West of SR 29 Tax ID 00063440005, 00063570001, and 00063520006 Latitude N1 26029'20.38"N Longitude N1 81027'37.39"W MSA Corkscrew Market Type Rural Sale Data Grantor SR 82 Land Holdings, LLC Grantee CCW82 LLC Sale Date March 15, 2017 Deed Book/Page 5374-645 Property Rights Fee Simple Conditions of Sale Arm's Length Financing Cash to seller Sale History None in previous 3 years Verification Matt Stepan; Premier Commercial; 239-992-1200, January 22, 2020; Other sources: Listing Brochure, Confirmed by Rachel Zucchi Land Sale No. 2 (Cont.) Sale Price $1,500,000 Cash Equivalent $1,500,000 Land Data Zoning A-MHO-RLSAO, Agricultural Topography Level Utilities 4 wells on -site; No public utilities Shape Trapezoid Landscaping Palm tree farm Flood Info Zone X Depth 2,715 Land Size Information Gross Land Size 200.500 Acres or 8,733,780 SF Useable Land Size 180.000 Acres or 7,840,800 SF, 89.78% Unusable Land Size 20.500 Acres or 892,980 SF, 10.22% Front Footage 3,475 ft Total Frontage: 3,475 ft SR 82; Indicators Sale Price/Gross Acre $7,481 Sale Price/Gross SF $0.17 Sale Price/Useable Acre $8,333 Sale Price/Useable SF $0.19 Sale Price/Front Foot $432 Remarks Partially irrigated (4 on -site wells) palm tree farm located along the south side of SR 82. Property was listed for $1,900,000 or $9,500/acre. Property is designated as open lands within the Rural Land Stewardship Area Overlay. An Order of Taking was recorded 4/5/18 by the State of Florida DOT for 14.877 acres near the northwest corner of the site for a drainage pond for the SR 82 expansion. The site was marketed showing the western portion as retention area. Additionally, there is a small wetland area near the center of the site. Usable area is approximately 180 acres. FDOT plans to expand the road to four -lanes with a two-lane roundabout at SR 29. Purchased by adjacent property owner, owner of Work-a-Holics Landscape Management. The buyer reported the trees on -site at time of sale added nominal value as they were in poor condition. Matt Stepan said his listing expired prior to the sale. Land Sale No. 3 Property Identification Record ID 1025 Property Type Residential, Acreage Property Name The National Golf & Country Club Address 5285 Camp Keais Rd, Ave Maria, Collier County, Florida 34142 Location WS Camp Keais Rd, N of Oil Well Rd Tax ID 00226447104 + 00226447007 Latitude N1 26018'59.99"N Longitude N1 81025'20.90"W MSA Royal Fakapalm Market Type Rural Sale Data Grantor Barron Collier Partnership, LLLP & Amult, LLC Grantee Lennar Homes, LLC Sale Date October 25, 2019 Deed Book/Page 5688 / 3738 + 3749 Property Rights Fee Simple Conditions of Sale Arm's Length Financing Cash to seller Sale History None in previous 3 years Verification David B. Benson, PE; Barron Collier Companies; 239-262-2600, January 16, 2020; Confirmed by Rachel Zucchi Land Sale No. 3 (Cont.) Sale Price $9,000,000 Cash Equivalent $9,000,000 Land Data Zoning Ave Maria DRI - Neighborhood General, Planned development Topography Level Utilities Ave Maria Utility Company Shape Irregular Flood Info Zone AE Land Size Information Gross Land Size 490.370 Acres or 21,360,517 SF Allowable Units 1,300 Front Footage 6,700 ft Total Frontage: 5,200 ft Camp Keais Rd; 1,500 ft Anthem Pkwy; Indicators Sale Price/Gross Acre $18,353 Sale Price/Gross SF $0.42 Sale Price/Allowable Unit $6,923 Sale Price/Front Foot $1,343 Remarks Transaction was recorded in two deeds. Acreage zoned within the Ave Maria DRI designated as Neighborhood General. Lennar plans The National Golf & Country Club which broke ground in late 2019. The development will include Lennar's signature home designs: Terraces, Verandas, Coach Homes, Executive Homes, and Estate Homes as well as an 18-hole Gordon Lew designed golf course. New homes in The National Golf & Country Club at Ave Maria are expected to be priced from the high $100s to $400s and new homes sales will begin early 2020. According to Memorandum of Additional Purchase (5688/3776) upon the sale of any homesite by Lennar, the seller is entitled to a portion of the proceeds. According to David Genson of Barron Collier Companies, the actual terms are confidential in accordance with their purchase and sale agreement. It is estimated the additional purchase price will be approximately 15% of the homesite. According to the Assignment and Limitation of Density Rights (5688/3758) the property will be developed with at least 1,100 but not more than 1,300 residential units and 18- hole golf course. Land Sale No. 4 Property Identification Record ID 701 Property Type Agricultural, Acreage Property Name 27th/Pico Boulevard Limited Partnership Address 16000 Immokalee Road, Naples, Collier County, Florida 34120 Location East side of Immokalee Road at Jones Mine Road Tax ID 00209240001, 00113480009, 00113520008 and 00209200009 Latitude NI 26020'16.40"N Longitude N1 81034'46.73"W MSA Naples Market Type Suburban Sale Data Grantor Michael J. Boran and Ronald L. Brown, Co -Trustees Grantee 27th/Pico Boulevard Limited Partnership Sale Date May 12, 2016 Deed Book/Page Instr. 5266036 Property Rights Leased fee Conditions of Sale Arm's length Financing Bank of America N.A. at $30M and 1031 exchange Verification Billy Rollins w/ Land Solutions, Inc; (239) 489-4066, February 20, 2017; Other sources: Costar, Memorandum offering and public records, Confirmed by KC Lowry Sale Price $38,479,500 Cash Equivalent $38,479,500 Land Sale No. 4 (Cont.) Land Data Zoning A -MHO, Agricultural Utilities Electric Shape Nearly square Flood Info Zone AH and AE per FIRM 12021C 0230H Depth 10,510 Land Size Information Gross Land Size 2,547.880 Acres or 110,985,653 SF Useable Land Size 1,724.100 Acres or 75,101,796 SF, 67.67% Wetlands Land Size 265.570 Acres or 11,568,229 SF , 10.42% Front Footage 10,560 ft Total Frontage: 10,560 ft Immokalee Road; Indicators Sale Price/Gross Acre $15,103 Sale Price/Gross SF $0.35 Sale Price/Useable Acre $22,319 Sale Price/Useable SF $0.51 Sale Price/Front Foot $3,644 Remarks Originally listed at $52.5M. It included a working mine with an estimated 45,000,000 cubic yards of mining material onsite at 558.21 acres. Designated as RFMUO. The property included 578 +/- acres of designated sending lands and 1,998 +/- acres of receiving lands. The property had a current base density of 862+/- units. The property had an active farming and mining lease. The seller received a royalty for the materials mined from the property. The buyer has a long-term hold position and the mining and farming operations will continue. Property Identification Record ID Property Type Property Name Address Location Tax ID Latitude NI Longitude N1 MSA Market Type Sale Data Grantor Grantee Sale Date Deed Book/Page Property Rights Conditions of Sale Financing Land Sale No. 5 1023 Residential, Acreage Verdana Village 19500 Corkscrew Road, Estero, Lee County, Florida 33928 Southwest quadrant of Corkscrew and Carter Road 29-46-27-00-00001.0000, 32-46-27-00-00001.1000 & 31-46- 27-00-00001.1000 26026'30.19"N 81 °38' 10.42"W Southeast Lee County Suburban Pan Terra Holdings, LTD. TPL-Land-Sub, LLC September 30, 2019 Instr. 2019000227805 Fee Simple Arm's length $25.35M Synovus Bank; $25 M Lennar/Pulte Land Sale No. 5 (Cont.) Verification Ray Blacksmith; Cameratta Companies; 239-425-8662, January 22, 2020; Dominic Cameratta; Cameratta Companies, 239-425- 8662, January 22, 2020; Confirmed by Rachel Zucchi Sale Price $33,000,000 Cash Equivalent $33,000,000 Upward Adjustment $635,308 Adjusted Price $33,635,308 Land Data Zoning MPD, MPUD Utilities Electric Shape Irregular Flood Info Zone X per FIRM 12071C 0625 F Depth 10,560 Land Size Information Gross Land Size 1,460.780 Acres or 63,631,577 SF Useable Land Size 1,124.220 Acres or 48,971,023 SF , 76.96% Wetlands Land Size 336.560 Acres or 14,660,554 SF , 23.04% Allowable Units 1,530 Front Footage 5,000 ft Total Frontage: 5,000 ft Corkscrew Road; Indicators Sale Price/Gross Acre $22,591 Actual or $23,026 Adjusted Sale Price/Gross SF $0.52 Actual or $0.53 Adjusted Sale Price/Useable Acre $29,354 Actual or $29,919 Adjusted Sale Price/Useable SF $0.67 Actual or $0.69 Adjusted Sale Price/Allowable Unit $21,569 Actual or $21,984 Adjusted Sale Price/Front Foot $6,600 Actual or $6,727 Adjusted Remarks Buyers purchased adjacent Pepperland Ranch site in May 2019 (DC 1024 - $19M) and submitted (DCI2019-00018) for approvals for 2,400 residential units and 100,000 SF of commercial space on the assembled 2,138f acres which includes the central 42.67 acre AG-2 parcel purchased by Camaratta in February 2019. The development will be concentrated on the northern side of the parcel with homes from Pulte and Lennar. Verdara (the subject 1,460.78 acre parcel) was approved for 1,530 homes and 60,000 SF of commercial/retail space in early 2019. However, according to Ray Blacksmith of Camaratta the concern was the development went back too far to the south. The property abuts National Audubon Society land to the south and the society was not happy with development so close to their border. The company reportedly expects to spend about $15 million to protect plant and animal life and restore the flow of stormwater to its historic path. Pending approvals, onsite development is projected to begin in approximately 18 months (mid 2021). The property was originally planted for citrus. It was purchased in 2015 for $15,007,956 (DC 698) as Agricultural (AG-2). Consists of approximately 23% wetlands. Lennar and Pulte each signed Mortgage and Security Agreements for $12.5 million with a Purchase Agreement for 1,200 future lots. The Purchase Agreement provides, in part, the release from escrow $12.5 million for use to acquire a portion of the property. Senior mortgage is with Synovus Bank for $25.35 million on entire 2,138f acres. Finally, a Waiver of Surface Exploration Rights was purchased from Barron Collier Resources, LLLP for $653,866 ($434/acre) or approximately 2% of the purchase price (Inst. 2019000227335) on the subject 1,460.780 acres and the 42.67 acre middle parcel. Dominic Cameratta, CFO, reported sale as arm's length and market orientated. Land Sale No. 6 Property Identification Record ID 1024 Property Type Residential, Acreage Property Name Pepperland Ranch Address 18500 Corkscrew Road, Estero, Lee County, Florida 33928 Location Southeast corner of Corkscrew Road and Six Ls Farm Road Tax ID 30-46-27-00-00001.0000 Latitude NI 26026'34.55"N Longitude N1 81039'6.29"W MSA Southeast Lee County Market Type Rural Sale Data Grantor Pepperland, LLC Grantee TPL-Land-Sub, LLC Sale Date May 31, 2019 Deed Book/Page Instr. 2019000130510 Property Rights Fee simple Conditions of Sale Arm's length Financing $25.35M Synovus Bank; $25 M Lennar/Pulte Sale History None in previous 3 years Land Sale No. 6 (Cont.) Verification Beth Stark w/ Select Real Estate; 573-270-5133, January 22, 2020; Dominic Cameratta w/ Cameratta Companies, (239) 425- 8662, January 22, 2020; Confirmed by Rachel Zucchi Sale Price $19,500,000 Cash Equivalent $19,500,000 Land Data Zoning Schwab 640 RPD, RPUD Utilities Along Corkscrew Dimensions 5,280' x 5,280' Shape Square Flood Info Zone X Depth 5,280 Land Size Information Gross Land Size 640.000 Acres or 27,878,400 SF Useable Land Size 496.384 Acres or 21,622,487 SF , 77.56% Wetlands Land Size 143.616 Acres or 6,255,913 SF , 22.44% Allowable Units 700 Front Footage 10,560 ft Total Frontage: 5,280 ft Corkscrew Road (asphalt); 5,280 ft Six Ls Farm Road (dirt); Indicators Sale Price/Gross Acre $30,469 Sale Price/Gross SF $0.70 Sale Price/Useable Acre $39,284 Sale Price/Useable SF $0.90 Sale Price/Allowable Unit $27,857 Sale Price/Front Foot $1,847 Remarks The subject property was originally owned for mining purposes thus the IPD zoning. Rezoned to RPD in 2017 allowing for 700 residential units and 50,000 SF amenity center as well as the restoration and preservation of 350 acres of natural areas (approximately 143 acres of which is wetlands). Property was a working farm with water permits. The development will be serviced by public water and sewer. Property was listed for $38 million and then reduced to $28 million. Buyers purchased adjacent Verdana Village site in September 2019 (DC 1023 - $33M) and submitted (DC12019-00018) for approvals for 2,400 residential units and 100,000 SF of commercial space on the assembled 2,138± acres which includes the central 42.67 acre AG-2 parcel purchased by Camaratta in February 2019. The development will be concentrated on the northern side of the parcel with homes from Pulte and Lennar. Lennar and Pulte each signed Mortgage and Security Agreements for $12.5 million with a Purchase Agreement for 1,200 future lots. The Purchase Agreement provides, in part, the release from escrow $12.5 million for use to acquire a portion of the property. Senior mortgage is with Synovus Bank for $25.35 million on entire 2,138f acres. Dominic Cameratta, CFO, reported sale as arm's length and market orientated. Land Sale No. 7 Property Identification Record ID 1026 Property Type Agricultural, Acreage Property Name Bailey Farms Address 21750 Corkscrew Road, Estero, Lee County, Florida 33928 Location SWC of Corkscrew Rd and TPI Rd Tax ID 27-46-27-00-00001.0010; 00002.0000; 00100.0010; 00002.0010; 34-46-27-00-00001.0000 Latitude N1 26026'39.12"N Longitude N1 81035'58.36"W MSA Estero Market Type Rural Sale Data Grantor Coral Creek LLC Grantee Pepperplace, LLC Sale Date June 17, 2019 Deed Book/Page 2019000149645 Property Rights Fee Simple Conditions of Sale Arm's Length Financing Cash to seller Verification Randy Bailey; Bailey Farms; 919-690-1524, January 22, 2020; Bailey Farms South, 239-495-7980, January 22, 2020; Confirmed by Rachel Zucchi Sale Price $5,500,000 Land Sale No. 7 (Cont.) Cash Equivalent $5,500,000 Land Data Zoning AG-2, Agricultural Topography Generally level Utilities Electric Shape Irregular Flood Info Zone X Land Size Information Gross Land Size 579.860 Acres or 25,258,702 SF Wetlands Land Size 219.290 Acres or 9,552,272 SF, 37.82% Front Footage 2,667 ft Corkscrew Rd; Indicators Sale Price/Gross Acre $9,485 Sale Price/Gross SF $0.22 Sale Price/Wetlands Acre $25,081 Sale Price/Wetlands SF $0.58 Remarks Active farm along south side of Corkscrew Rd Land. Site consists of 62.2% Density Reduction/Groundwater Resource and 37.8% Wetlands. Purchased by Bailey Farms, a family -run business headquartered in Oxford, NC. The company grows chile pepper, Bellafina and mini - sweet peppers in Florida and North Carolina. Calls to confirm sale were not returned. It is assumed this was an arm's length sale and is for the real estate only. Public water/sewer is approximately 3.5 miles west of the site along Corkscrew Rd. /40 Carroll & Carroll Real Estate Appraisers & Consultants APPRAISAL REPORT FOR COLLIER COUNTY FACILITIES MANAGEMENT DEPARTMENT SUBJECT PROPERTY: 1,048.97 GROSS ACRES AT THE SE CORNER OF OIL WELL RD. AND CAMP KEAIS RD. IMMOKALEE, FL 34142 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.: 5348-TS APPRAISAL EFFECTIVE DATE: JANUARY 24, 2020 DATE OF REPORT: JANUARY 27, 2020 5348 Report Table of Contents Table of Contents SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1 CERTIFICATION..................................................................................................................................... 2 SCOPEOF WORK................................................................................................................................... 4 ESTATEAPPRAISED.............................................................................................................................. 5 DEFINITION OF MARKET VALUE..................................................................................................... 6 ASSUMED EXPOSURE TIME................................................................................................................ 6 AREAINFORMATION.......................................................................................................................... 7 MARKETAREA.....................................................................................................................................18 PROPERTY INFORMATION............................................................................................................... 28 SITEDESCRIPTION.......................................................................................................................... 33 SUBJECT PHOTOGRAPHS.............................................................................................................. 36 ENVIRONMENTAL CONTAMINATION.................................................................................... 43 NATURAL RESOURCE CONCERNS............................................................................................ 44 ZONING.............................................................................................................................................. 49 ASSESSMENT AND TAXES............................................................................................................ 51 FLOODZONE DATA....................................................................................................................... 52 TRANSACTIONAL HISTORY........................................................................................................ 54 CURRENTSTATUS........................................................................................................................... 54 HIGHEST AND BEST USE................................................................................................................... 55 CONSIDERATION OF APPROACHES............................................................................................. 56 SALES COMPARISON APPROACH................................................................................................. 57 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 59 VACANT LAND COMPARABLES................................................................................................ 60 LAND SALES ADJUSTMENT GRID.............................................................................................. 78 ESTIMATEOF VALUE......................................................................................................................... 83 ADDENDA............................................................................................................................................. 85 Carroll & Carroll 5348 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 1,048.97 Gross Acres at the SE Corner of Oil Well Road and Camp Keais Road, Immokalee, FL 34142 Property Description A 1,048.97-acre parcel located at the southeast corner of Oil Well Road and Camp Keais Road in Immokalee, Florida. Property Type Vacant Land Owner of Record Barron Collier Partnership, LLLP & Barron Collier Partnership Property ID # A portion of the following Property ID#s: 00227240009, 00227240106, 00227280001, & 00227440003 CLIENT INFO & VALUE CONCLUSIONS Client Collier County Facilities Management Department Intended Use To assist in asset management. Intended Users Collier County Facilities Management Department Appraisal Effective Date January 24, 2020 Date of Report January 27, 2020 Date of Inspection January 24, 2020 Purpose of Appraisal Estimate Market Value "As Is" Estate Appraised Fee Simple Interest Appraised 100% Estimated Market Value $14,700,000 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 Carroll & Carroll 1 5348 Report Certification CERTIFICATION I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF: I personally inspected the subject property and made an inspection of all comparable sales or listings identified in the report. 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 2 5348 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 3 5348 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: • Personally inspected the subject property and made an inspection of all comparable sales or listings identified in the report • Reviewed aerial photographs, boundary survey, 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 4 5348 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 5 5348 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) 9[ 12,926 (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 9 and 12 months. Carroll & Carroll 6 5348 Area Anal AREA INFORMATION 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 P.ht Villas' res C:[yo V,Ilsg o o61,2 aTru d -d-Eiggar res City Punta Rassa ',41 II San Carlos Patk Isla rid o and Bel Far[Myers 12-dr aor 1 o Bon s sr,o.e4 .:.Springs Naples P Van ,e ll Beech Estates V—n ,hiit6 Frx,r India - - Crpra 9-5- m _R,s=:rv<n'son 5 i M. es — .=r;.m� _ Isles W Ca FWA ♦{p�,m - _ Merl Lxw MafrA Isla - — ��- _- . -PQ MN Tra l E 30 km �W6H! � o �71 ISO '�i L�MECWn 20 mi g;,p Idr 4rrr Iv Da eusrrtrss . - P—d GEOGRAPHY 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 7 5348 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 8 5348 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 9 5348 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.statefl.us ie, tation & :ies x Health :es Carroll & Carroll 10 5348 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 LaborlBureau of Labor Statistics/LAU Statistics Map Carroll & Carroll 11 5348 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. TRANSPORTATION 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 12 5348 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 13 5348 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 14 5348 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 15 5348 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. 49,000 48,000 47,000 46,000 m a 45,000 v 44,000 Z 43,000 42,000 41,000 Collier County Public Schools Enrollment 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 16 5348 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 17 5348 Report 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 6th 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) BOUNDARIES The subject property is located within an area of the county generally known as Immokalee, but also includes the Rural Lands Stewardship Area. For appraisal purposes the subject's market area boundaries are; ➢ North Collier/Hendry County Line ➢ South Oil Well Road ➢ East Collier/Hendry County Line ➢ West Collier/Lee County Line . t Ga tewa> 3� ell' Grb a 2] - �: _aa Milrrauyee Bled m m II .i aguar Bwd � o I - eId. st I rl - - Rti 18z I Ah— G ork.�rew Rd - - - - - -• - -- Immokalee I - I I � I I - ImrtsekaMaRtl�= ... I I _ - ,Ilia ' Ix I The = Guarry §I I - ��mmokalarrttl=-== II-- -- --- -- - 3 Gddea[ C!—BiA W p�aa Carroll & Carroll 18 5348 Market Area RELEVANT FACTS The property being appraised lies just outside the boundaries of the Immokalee Planning Community which is a 26 square mile area centered on the unincorporated community of Immokalee. The subject is located within the Rural Lands Stewardship Area. Immokalee is located in north central Collier County approximately 25 miles east of the Gulf of Mexico, six miles south of the Collier County -Hendry County line and 18 miles north of I-75. The Immokalee area is home to Lake Trafford, which is the largest lake in Collier County encompassing 1,500 acres. At the county's formation in 1923, Immokalee was the only non -coastal settlement. Today it remains the only interior community of considerable size. Immokalee was fairly isolated from the coastal area until the Immokalee Road (CR-846) was rebuilt and resurfaced in 1955-56. With major improvements to the transportation system, Immokalee became a thriving center of ranching, farming and lumbering. Immokalee is the agricultural center of an area that includes parts of Collier, Lee, Glades and Hendry counties. The economy is dominated by the agricultural industry which employs over a third of the working population in ranching, truck farms and citrus. This industry has made Immokalee the leading domestic producer of winter vegetables for the United States. Most of the land and agricultural business is vested in a few large corporate - owned enterprises. Environmental Influences This area is desired because of mild winter weather and easy access to miles of beaches. The subtropical weather allows for year-round recreational opportunities. Boating and swimming are popular activities and boating is supported for seasonal residents and tourists by local marinas and charter boats. Bicycling, walking and jogging are supported by an extensive network of connected biking and walking paths. Collier County has more golf courses per capita than most areas in the United States. Development has occurred in such a way that the open -space and lush landscaping give the appearance of a well -manicured, tropical paradise. Governmental Influences This market area 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 19 5348 Report Market Area County government has zoning and comprehensive plan ordinances (Immokalee Area Master Plan) 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. 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. This market area is served by several major roadways including Immokalee Road (CR 846), State Road 29, State Road 82, and Oil Well Road. Immokalee Road (CR 846) is a 6-lane, divided, east -west arterial highway connecting the north coastal community with north, interior Collier County and ultimately with the regional agricultural center of Immokalee. East of the I-75 interchange, Immokalee Road has been widened to six lanes as far as the Orangetree subdivision at Oil Well Road. The remaining ±16 miles to Immokalee is a two-lane asphalt road that is heavily traveled and dangerous due to morning and evening rushes mixing with heavy truck traffic. The extension of four lanes on to Immokalee is not in the current 5-year plan. This is the County's northernmost relevant east/west arterial. Development along Immokalee Road is clustered almost exclusively west of Collier Boulevard at the major intersection of Collier Boulevard, Interstate I-75, Airport Road and Tamiami Trail. Development consists of single/multi-family residential, as well as office and retail uses. State Road 82 is two/four land arterial road extending from US-41/Cleveland Avenue in Downtown Fort Myers and extending east 29 miles until it ends at State Road 29. The road serves the City of Fort Myers, Lehigh Acres, and the Immokalee area. Development varies from intense commercial development in the Fort Myers area to farmlands/wetlands as it approaches State Road 29. Oil Well Road is a primarily 4-lane east -west asphalt paved road extending east from Immokalee Road approximately 10 miles to the entrance of Ave Maria. Development along this road begins with a mixture of single-family residential near Immokalee Road and gradually changes to open farmland. Carroll & Carroll 20 5348 Report Market Area State Road 29 is the principal highway through Immokalee. This two-lane, asphalt surfaced highway runs south from Immokalee to Everglades City in the Ten Thousand Islands and north from Immokalee to La Belle in Hendry County. State Road 82 intersects State Road 29 north of Immokalee providing access into the City of Fort Myers. The state road system leading into Immokalee is in good condition. Public transportation is provided by a county transit bus services. Social Influences The Immokalee market area ranges from planned developments to mostly undeveloped land. This area remains as one of the last areas in Collier County with large tracts that are developable. Most are still being used for agricultural purposes, but Collier County has designated much of this land as Rural Lands Stewardship area, promoting future growth. The purpose of this program is to encourage smart growth patterns in rural areas of the county per the Growth Management Plan. Collier County's objective is to create an incentive -based land use overlay system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of rural land stewardship. The Stewardship Send Area (SSA) is used to issue designated Sending Area Stewardship credits to property owners which may be used to entitle Stewardship Receiving Area (SRA) which can be in the form of self-contained planned urban developments in the RLSA. This area has grown considerably in the past 10 years with the growth of Ave Maria. US Census Bureau, Esri forecasts, 2018 population is 34,886 with a projected growth to 38,263 (9.68% growth) by 2023, which will mainly be attributable to the growth and development of Ave Maria. The population also nearly doubles during the winter months in Immokalee due to agricultural seasonality. This increase occurs during the winter when the harvest season for vegetables and citrus is at its peak. The median age in the Immokalee sub -market area is 28.6, significantly lower than the county average. Only 15.7% of the population being 55 and older and 43.6% is younger than 25. The median household income is $38,418 which is approximately 38% lower than the county's median household income of $61,684. Carroll & Carroll 21 5348 Report Market Area Polygon Area: 271.99 square miles Prepared by Esri Summary Census 2010 2018 2023 Population 28,726 34,886 38,263 Households 6,995 8,720 9,628 Families 5,573 5,926 7,627 Average Household Size 3.89 3.82 3.81 Owner Occupied Housing Units 3,253 4,186 4,815 Renter Occupied Housing Units 3,742 4,534 4,813 Median Age 27.1 28.6 29.7 Trends: 2018 - 2023 Annual Rate Area State National Population 1.87% 1.410/. 0.830/ Households 2.000% 1.36% 0.79% Families 1.95% 1.300% 0.710/. Owner HHs 2.840/ 1.91% 1.160% Median Household Income 2.87% 2.52o/0 2.501% 2018 2023 Households by Income Number Percent Number Percent <$15,000 1,138 13.1% 968 10.10% $15,000 - $24,999 1,220 14.0% 1,076 11.20% $25,000 - $34,999 1,480 17.0% 1,447 15.00% $35,000 - $49,999 1,714 19.70% 1,894 19.7% $50,000 - $74,999 1,457 16.7% 1,744 18.10% $75,000 - $99,999 745 8.50% 1,020 10.60k $100,000 - $149,999 511 5.90% 775 8.0% $150,000 - $199,999 240 2.81% 356 3.70k $200,000+ 214 2.5% 348 3.60% Median Household Income $38,418 $44,257 Average Household Income $54,991 $67,044 Per Capita Income $15,771 $18,818 Census 2010 2018 2023 Population by Age Number Percent Number Percent Number Percent 0-4 2,923 10.2% 3,319 9.5% 3,603 9.4% 5 - 9 2,622 9.1% 3,143 9.0% 3,383 8.8% 10 - 14 2,365 8.2% 2,888 8.30% 3,215 8.40% 15 - 19 2,666 9.3% 2,826 8.1% 3,055 8.0% 20 - 24 2,682 9.3% 3,041 8.7% 3,061 8.0% 25 - 34 4,963 17.30% 5,977 17.1% 6,048 15.80% 35 - 44 3,B23 13.3% 4,673 13.40/6 5,474 14.3% 45 - 54 3,014 10.5% 3,528 10.1% 3,822 10.0% 55 - 64 2,035 7.1% 2,842 8.10% 3,167 8.3% 65 - 74 1,130 3.9% 1,820 5.20% 2,271 5.90% 75 - 84 399 1.40% 654 1.90/6 942 2.501 85+ 104 0.4% 176 0.5% 222 0.6% Census 2010 2018 2023 Race and Ethnicity Number Percent Number Percent Number Percent White Alone 14,325 49.90% 17,710 50.80% 19,347 50.6% Black Alone 4,796 16.7% 5,756 16.50% 6,517 17.0% American Indian Alone 251 0.9% 282 0.80% 297 0.80% Asian Alone 90 0.3% 159 0.5% 203 0.50% Pacific Islander Alone 42 0.1% 42 0.1% 42 0.1% Some Other Race Alone 8,105 28.20% 9,578 27.5% 10,394 27.20% Two or More Races 1,115 3.9% 1,360 3.9% 1,463 3.8% Hispanic Origin (Any Race) 20,202 70.3% 24,221 69.40% 26,795 70.00% Data Note: Income is expressed in current dollars. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2018 and 2023. March 22, 2019 Carroll & Carroll 22 5348 Report Market Area , Polygon Area: 271.99 square miles Prepared by Esri Trends 2018-2023 2.5 - 2- a ra � 1- z Area c 0.5 - state < USA 0- Population Households Families Owner HHs Median HH Income Population by Age 16 14 12 c to - EL 6 4 2018 2023 0 ' 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+ 2018 Household Income 2018 Population by Race SO $15K - $24K $25K-$34K _ 14.n% 45 17.0% 40 <$15K 35 13.1% 30 m 2s $200Kt 2.5% d 20 $35K - $49K $150K - $199K 19.7% 2.6% 1 5 $100K-$149K 5.9% 10 $75K-$99K 5 $50K-$741K 8.5% — ■ 16.746 White Black Am. Ind. Asian Pacific Other Two+ 2018 Percent Hispanic Origin: 69.4°! Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2018 and 2023. March 22, 2019 Carroll & Carroll 23 5348 Market Area Economic Influences This area's income levels are considerably lower than the County's average. The average household income in 2018 was $54,991 which is 43.4% less than the county average $97,081. In the subject market area only 11.2% of the households have annual incomes greater than $100,000, compared to the county figure of 29.4%. On the other hand, 44.1% of households have average household incomes of less than 35%. The economy of rural Southwest Florida has been and continues to be based primarily on agriculture, which has not kept pace with job growth and income levels throughout the state of Florida. Rural Florida continues to have lower earned income, higher unemployment, lower property values and fewer opportunities for employment. The median home value is $139,358 which is less than the County's median home value of $340,866. Total number of housing units in the market area is 10,889, of which, 38.4% are owner occupied, 41.6% renter occupied and 19.9% vacant. Vacancy include seasonal rentals. Development trends: Residential Residential development density varies from less than one unit per 10 acres in agricultural districts, to as high as eight units per acre in the high density residential areas in Immokalee. The Immokalee community consists of housing diversity ranging from large ranch style homes to low income housing. In the immediate Immokalee area, the density of residential development is relatively high and there are many substandard structures. The Rural Lands Stewardships Area includes large acreage homesites and the planned development of Ave Maria. The Town of Ave Maria is an entire town including a University. Ave Maria is accessible from both Oil Well Road and Camp Keais Road. The campus and town are 30 miles from Naples and just 10 miles from Immokalee. Ave Maria totals about 5,000 acres, of which nearly 20% has been designated as the University campus. When completed, the Town will contain some 11,000 residential dwellings in a wide variety of price ranges and neighborhoods. Residential units include rental apartments, condominiums, starter homes, and estate homes. Over the past 5+ years there has been a residential boom in Ave Maria ranking it as the number one selling single-family community in the Naples -Ft Myers market for the past five years, a designation it has earned from Metro Study. Ave Maria reported 259 new home sales for 2019. This is a slight decline from the prior year, but still strong sales numbers. It should also be noted that Lennar, a national homebuilder, will be entering the Ave Maria market this year with the first deliveries projected in 2020. Lennar's brand-new neighborhood, The National Golf & Country Club at Ave Maria, will break ground late this year and will include its signature residential home designs: Terraces, Verandas, Coach Carroll & Carroll 24 5348 Market Area Homes, Executive Homes, and Estate Homes. An 18-hole Gordon Lewis designed golf course will anchor the neighborhood along with a clubhouse and luxurious on -site amenities. The goal of the University is to become the major Catholic University in the south, with some 5,000 graduate and undergraduate students. Also, within Ave Maria is the Arthrex Commerce Park. Arthrex, Inc. is a world renowned medical company. The first phase of the park consists of a 197,000 square foot manufacturing facility on 57 acres, opened in the summer of 2013. The Arthrex Commerce Park will eventually encompass 200 acres to accommodate future growth. Commercial The majority of the commercial development in this area is located along Main Street/SR 29 and New Market Road. The newest development is located near the intersection of Lake Trafford Road and SR 29. This is where the majority of the franchise restaurants and national companies are located. Small commercial businesses support the majority of neighborhood needs. Small retail shops are about 50% owner occupied family businesses. Commercial businesses run the gamut from ethnic restaurants, grocery, hardware, clothing, furniture, and auto parts. Most of the commercial buildings are over 40 years old and are legally nonconforming with current development standards. Redevelopment would require larger setbacks hence, gentrification and routine maintenance has allowed buildings to exist beyond their economic and physical life expectancy. Many of the larger businesses in the market area are agriculturally related and function as produce packing and shipping operations that operate primarily during harvest season. These large agricultural businesses provide most of the employment. Immokalee also has a large industrial component that is located on the east side of town where processing plants, packing houses and similar agri-industrial uses are located. The Public Facilities category is composed of the Immokalee Airport, the University of Florida Institute of Food and Agricultural Science (IFAS) experimental farm, the Seminole Indian reservation, schools and government facilities. The Seminole Casino Immokalee is a 24 hour/7 days a week casino located along east side of Immokalee Road as you enter into Immokalee. Gaming at the casino includes blackjack, high paying slots and live -action poker. In 2009 the casino received a $22 million renovation. The casino now contains 75,600 square feet and a 750 seat outdoor pavilion for music performances was also added. The newest addition to The Seminole Casino Immokalee is the Seminole Casino Hotel which offers 19 suites along with 80 deluxe rooms. Carroll & Carroll 25 5348 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/hmrance/Real Estate Services Government Unclassified Establishments 582 13,061 34,886 0.37:1 Businesses Employees 33 1,316 32 149 8 39 23 113 7 45 3 15 31 1,061 115 1,551 46 216 230 7,692 34 857 20 7 U.S. Census Bureau, Census 2010 Summary File 1. Ersi forecasts for2018 and 2023 According to the business summary report, the service, retail trade, and agriculture/mining industries lead the business sector. However, the agriculture industry does dominate this area and the above report might not take into account the number of part time/seasonal employees. The agriculture economy is primarily based on a combination of commodity prices and crop yields. In other words, if the farmers are making money, so will the local and regional businesses. Farming is always uncertain and usually has a pattern of a few exceptional years to more years of marginal profit or worse. Over time the lean and rich years appear to average out to a steady economy. Agricultural labor is the driving force behind the market area. During peak harvest season (Oct -May) the immediate area is inundated by Mexican, Guatemalan, and Haitian migrant populations requiring close proximity to local employment or local crew bus pick-up points for field harvesting. The Collier County School Board operates four elementary schools, one middle school and one high school. These schools are located within walking distance of most of the urban area and are easily assessable by those who require transportation by school bus. Also located in the neighborhood is the Immokalee Technical Center. The Immokalee Technical Center is a three-story, 90,000 square foot state of the art career center, with technical Carroll & Carroll 26 5348 Market Area education programs for high school students and adults. The center offers programs in industrial engineering, health services, business technology, and human services. 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. There has been considerable recovery in the Immokalee residential real estate market, especially in Ave Maria which continues to be the number one selling single-family community in the Naples -Ft Myers. Well located commercial land in Immokalee has also increased, but other segments of the commercial market including agricultural packing/distribution facilities appear to have remained flat for at least the past five years. Developers are also taking positions by purchasing large tracts of land throughout the market taking advantage of the population growth and the density benefits of the Rural Lands Stewardship Area Overlay. Overall, the market area is considered to be in a period of growth. CONCLUSION In summary, the Immokalee community is primarily supported by Immokalee's agri- business. The success of future commercial development depends on the vitality of Florida agriculture in a global economy. The outlook for the foreseeable future is always uncertain with the volatility of agricultural markets and legislation on international trade. Future growth of gaming and Ave Maria will help to stabilize and diversify Immokalee's economy. On the other hand, the Rural Lands Stewardship Area of the market area, will continue to grow. There are four large projects currently in the process of trying to obtain Stewardship Receiving Area (SRA) designation. This is one of the last remaining areas in Collier County with tracts of land available for large scale developments. The road network and infrastructure are sufficient to accommodate future growth and with the success of Ave Maria, development to the east has become a proven concept. The affordability will also be one the main drivers for future growth. Carroll & Carroll 27 5348 Report Property Information PROPERTY INFORMATION ft Lehigh Acres rt Myers Villas San Caflos Park ch Estero Im m okalee Bonita Spriggs 51ST B; Maples Oark Pine Ridge F?oricla Naples North Na P Panther National Golden Gate wildlife East Naples (El Ref rV �} Naples Picayune Strand State Forest Naples Manor B:g Cypress National Ten h7aro Marco Thousand ]stand Is National Harry wildJilie Island Ref, Ind fan Key Pass Carroll & Carroll 28 5348 Report Property Information Carroll & Carroll 29 7- flF F di M m F M n Ld 3 Ln e py INFO- o 1 1 TM Ipy, �:�i � u"F 1 • . l 3N.5 �� IWJPMSa�I�y.{ �v - MC'4 1 pp nosLao 2 y7W WV Z.h s 00 y�4d Q�jF m }� J W W �I 77 It {4 It pprr W © W W [+7 �F3 N •�.I � p W JJ a W Oq 0. WW ' 0 1 p#V,TS N�15,BZJpOF1 .. N c� 5348 Report Property Information SITE DESCRIPTIO N Legal Description Lengthy legal description copied into the addendum of the report. Property ID# A portion of the following Property ID#s: 00227240009, 00227240106,00227280001, & 00227440003 Owner of Record Barron Collier Partnership, LLLP & Barron Collier Partnership Size The size of the property is based on a boundary survey conducted by Stantec and dated October 10, 2019. 1,048.97 gross acres A total of 134.81 acres are considered/designated wetlands and the remaining 914.16 acres (87%) can be used/developed. Easements No easements that are identified on the boundary survey. Shape Irregular Frontage The property fronts for 9,288 feet along the south side of Oil Well Road. Access The property is provided full service access from Oil Well Carroll & Carroll 33 5348 Report Property Information Road. Topography The property is level and slightly below road grade. Ground Cover The majority of the property is cleared farmland utilized for various agricultural purposes including vegetable fields, sod, compost, and cattle. The scattered vegetation consists of Pine trees, Cabbage Palms, Palmettos, and exotic vegetation including Brazilian Pepper. There is approximately 134.81 acres of designated wetlands scattered throughout the property based on South Florida Water Management District FLUCCS maps. Vegetation in the wetland areas consists of Cypress, trees, Pine trees, Cabbage Palms, and Brazilian Pepper. Utilities Electricity, telephone, and TV cable are available. There are power lines extending north/south near the eastern boundary of the property that will need to be relocated by the buyer to provide electricity to the properties to the south. The property is currently serviced by well and septic. I interviewed Eric Fey, Senior Project Manager with Collier County Public Utilities Planning and Project Management Division who said that public utilities currently end at the eastern boundary of Orangetree, which is approximately 10.00 miles east of the subject along Oil Well Road. He mentioned that if the SRA Villages are approved (Hyde Park Village and Rivergrass Village, which are west of the subject), Collier County plans to extend water, sewer, and irrigation water to the developments. There are no plans to extend service to the subject in the immediate future. Ave Maria Utility Company is a privately owned and operated potable water and sewer plant located within Ave Maria. This would be the best option for the subject property obtaining water and sewer service, but there are no agreements to connect. According to Austin Howell, representative of Barron Collier Companies, the Ave Maria Utility Company has the capacity to support additional units in addition to what is proposed at Ave Maria. Concurrency The service levels along the adjacent road system are within acceptable limits as defined by Collier County. There are no Carroll & Carroll 34 5348 Report Property Information concurrence issues adversely affecting this property. Surrounding Land Uses The subject is located at the southeast corner of Oil Well Road and Camp Keais Road, approximately 1.00 mile east of Ave Maria Boulevard. The subject is surrounded on all four sides by vacant land covered in native vegetation or improved agricultural fields. Located to the south of the subject are 5,868.7 acres which have been designated and are part of the Stewardship Sending Area Credit Agreement (SSA-10). Demographics (2019) 1 mile 3 5 Population 420 6,237 6,239 Households 118 1,746 1,747 Median HH Income $86,607 $86,690 $86,692 Median Home Value $250,000 $250,069 $250,069 Site Improvements Various fences and minimal site improvements. The site improvements contribute no value to the property. Carroll & Carroll 35 5348 Report Property Information SUBJECT PHOTOGRAPHS f.y View to the west along Oil Well Road. View to the east along Oil Well Road. Carroll & Carroll 36 5348 Report Property Information View to the south along the western boundary of the property. View to the north along the western boundary of the property. Carroll & Carroll 37 5348 Report Property Information View to the east across the central portion of the property. �° " 5 View to the west along the northern property boundary. Carroll & Carroll 38 5348 Report Property Information View to the east along the northern property boundary. View to the south across the central portion of the property. Carroll & Carroll 39 5348 Report Property Information View of the central access from Oil Well Road. View to the southwest from the northeast portion of the property. Carroll & Carroll 40 5348 Report Property Information Jiew to the west across the central portion of the property. 4• x g� View to the north of the northeast corner of the property. Carroll & Carroll 41 5348 Revort Proverty Information View to the north along the eastern property boundary. View to the northwest from the southeast corner or the property. Carroll & Carroll 42 5348 Report Propertv Information ENVIRONM NTAL CONTAM NATION 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 43 5348 Report Propertv Information NATURAL RESOURCE CONCERNS Condition of subject The property is improved with various sod, compost, and vegetable fields. There is approximately 134.81 acres of designated wetlands scattered throughout the property based on South Florida Water Management District FLUCCS maps. 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 required to discover them. Carroll & Carroll 44 5348 Report Propertv Information FUTURE LAND USE Ordinance or Plan Collier County Future Land Use Designation Open Area of the Rural Lands Stewardship Area Overlay District. Purpose of Designation The purpose of this program is to encourage smart growth patterns in rural areas of the county per the Growth Management Plan. Collier County's objective is to create an incentive -based land use overlay system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of rural land stewardship. The Stewardship Sending Area (SSA) is used to issue designated Sending Area Stewardship credits to property owners which may be used to entitle Stewardship Receiving Area (SRA) which can be in the form of self-contained planned urban developments in the RLSA. This future land use designation allows such uses as agriculture and related uses, essential services, residential (maximum density of 1 dwelling unit per 5 acres), parks and open space, earth mining, etc. The subject is currently identified within the open area. It could be eligible for the Stewardship Receiving Area (SRA) designation. Open areas not developed as SRA's and not protected by easements remain under baseline agricultural zoning rules, allowing agricultural uses, potential conditional uses, and residential development at 1 unit per 5 acres. In order to obtain the SRA designation, a master plan of each SRA must be prepared and submitted to Collier County. SRA characteristics will be based on innovative planning and development strategies. Land becomes designated as SRA upon petition by a property owner to Collier County seeking such designation and the adoption of a resolution by the BCC granting the designation. Carroll & Carroll 45 5348 Report Property Information The SRA must have direct access to a County collector or arterial road, they are intended to be mixed -use, and they must have adequate infrastructure available to serve the proposed development. The additional density must be obtained from Stewardship Sending Areas (SSA's) located within the RLSA. There are four specific forms of SRA permitted within the Overlay. These are Towns, Villages, Hamlets, and Compact Rural Development (CRD). Towns are the largest and most diverse form of SRA. Towns shall not be less than 1,000 acres or no more than 4,000 acres and are comprised of several villages and or neighborhoods that have individual identity and character. Villages are primarily residential communities with a diversity of housing types and mix of uses appropriate to the scale and character of a particular village. Villages shall not be less than 100 acres or more than 1,000 acres. The Village allowed/required uses include a maximum of 1-4 dwelling units per acre, a minimum of 25 square feet of gross building area per dwelling unit of neighborhood goods & services, a minimum of 10 square feet per dwelling unit of moderate range uses, and parks & public green spaces at a minimum of 1% of the site's gross acreage. Hamlets are small rural residential areas with primarily single-family housing and limited range of convenience -oriented services. Hamlets shall be less than 40 or no more than 100 acres. Compact Rural Development (CRD) is a form of SRA that will provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a Hamlet or Village. A CRD may include, but is not required to Carroll & Carroll 46 5348 Report Property Information have permanent residential housing and the services and facilities that support permanent residents. Carroll & Carroll 47 5348 Report Property Information Figure A-1 COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT (STEWARDSHIP OVERLAY MAP) 1.. SSA 11 r SSA 16 t � ACSC D �F � LAVC� 1RAFFpRO RD y_ .^]S 5 "Y�Fr SSA 3 1N sr Ro SSA d SSA 13 y N L N SSA 14 z WRP:. SSA 15 R RA SSA2 SSA 1 % /' v WRA .A 1� ACSC po `° C is ( ACSC SSA 9 OIL WELL RD z SSA 15 s m > WRA Ssa iz m SSA 16 0 g ¢ WRA p SSA 6 GOLDEN ATE BLVD MG CYPRESS NATIONAL FOREST o ACSC m 0 N 1-75 1-75 Legend AMENDED-JANUARY 25. 2007 ar Nc 2097.18 AMENDED OCTOBER 14, 2008 -rsp. revue. «. e �m�. woe,s,wa SNrwaMM1lp ArN• Osoa F•«rzeaierawn,vea O,G No. 20W-59 AMENDED.SEPTEMSER1S, 7011 • Q�mawe�iikeiswc cmrc.n _hrexweysrwereenip tree p9Pij O•n. No 2011•76 Q 1 SWrdMip R•mir..p4wiSM4 Htlonl 9w.emenq Prw p�J.1 11ME N DE - JUNE 13. 2017 Dra, No 2917-20 Miles EMsa«.re nip sww qA wlssAl - �°Am w1W bN pYP2••ween•rF� RLSA Restudy White Paper 7 of 89 Carroll & Carroll 48 5348 Report Propertv Information ZONING Ordinance or Land Development Collier County Code Zoning "A -MHO RLSAO" — Rural Agricultural District including a Mobile Home Overlay and Rural Lands Stewardship Area 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 Minimum Side Yard Setback: 30 feet Carroll & Carroll 49 5348 Report Property Information Minimum Rear Yard Setback: 50 feet Maximum Building Height: 35 feet The Mobile Home Overlay (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when certain requirements and procedures are met. SRA Designation I interviewed David Weeks, Collier County Growth Management Plan Manager, who said that the property has the potential to be designated a Town or Village within the SRA depending on the final size of the project. The arterial frontage and ground cover make it a potential candidate. Copies of pertinent sections of the Comprehensive Plan and Land Development Code are included in the Addendum. a906N 3 2 1 6 5 6 5 4 69665 8905S 8904S 8907N $�O8N 8909N 10 11 12 A-MHO-RL 7 O''' 8 789075 890 -s 89095 8918N 8917N 8916N 15 14 13 18 18 17 16 17 8918S 8917S 891&5 COUNTY a5B cu' A-M 02.,.8 RLS O- 19 20 21 23 BCI! CP- 24 19 20 22 SSA 10 cue _ � — 30 29 28 27 26 25 3❑ 29 A MHO-RLSAO A-MH6- A- HO-RLSAO ' - RLSAO- ACSCIST- BCIIBCP- : B UBCP SSA-10�- SSA-10 31 32 33 34 35 36 31 3: i Carroll & Carroll 50 5348 Report Property 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 A portion of the following Property ID#s: 00227240009,00227240106,00227280001, & 00227440003 or a total of 1,048.97 acres Assessment and Tax Year 2019 Est. Land Assessment $4,325,508 Est. Improvement Assessment $48,324 Est. Combined Total Assessment $4,373,832 10% CAP ($0) Est. AG Exemption ($3,599,016) Est. Taxable Value $774,816 Est. Ad Valorem Taxes $10,435.30 Est. Non- Ad Valorem Taxes $0 Est. Total Taxes $10,435.30 Taxing Authority/jurisdiction Collier Count The majority of the subject is located in Parcels 00227240009 & 00227280001 (west and east side). Parcel 00227240009 is assessed at $3,586 per gross acre and Parcel 00227280001 is assessed at $4,132 per gross acre. All of Parcel 00227240106 is part of the subject and it is assessed at $5,883 per acre (137 acres). The assessment is consistent with other similar sites, but less than my estimate of market value. There are minimal improvements that were included in the assessment. A minimal 10% CAP was applied to the current taxes, but due to the below market assessment and if the property transfers, it was not included. Based on my analysis, the average land assessment per acre is $4,123.58 which I have applied to the entire 1,048.97 acres. The total land assessment is estimated to be $4,325,508. The average AG exemption between the parcels is $3,431 per acre which total $3,599,016 applied to the subject. Therefore, the estimated taxable value is $774,816. Applying the current millage rate indicates the estimated taxes to be $10,435.30. As of the appraisal effective date the 2019 taxes had been paid. Carroll & Carroll 51 5348 Report Propertv Information FLOOD ZONE DATA Flood Zone X, X500, and AH Flood Zone Comments The majority of the property is located within the AH flood zone. Zone X — Areas subject to inundation by the 0.2% annual chance flood with average flood depths of less than 1 foot or with drainage areas less than 1 square mile. Zone X500 — Areas subject to inundation by the 0.2% annual chance flood with average flood depths of less than 1 foot or with drainage areas less than 1 square mile. 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 12021CO270H & 12021CO290H Revised May 16, 2012 Source National Flood Insurance Program Flood Insurance Rate Maps Carroll & Carroll 52 5348 Report Propertv Information Carroll & Carroll 53 5348 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 I was provided with an executed letter of intent (LOI) dated August 5, 2019. Collier County is the purchaser and Barron Collier Partnership, LLLP is the seller. The LOI agrees to a price of $15,000 per developable acre with a minimum of 200 acres and a maximum of 934 developable acres. The developable area has been reduced to 914, based on the most recent boundary survey. The buyer intends to purchase 914 developable acres for a total purchase price of $13,712,400 (914.16 developable acres x $15,000 per acre) or $13,072 per gross acre. The effective date of the contract is August 6, 2019. Closing shall be 30 days from the execution of the contract. I interviewed Austin Howell, representative of the seller, and he said the property was never formally listed for sale. Collier County approached the seller and negotiated the price. Based on other recent sales and listings, the contract price is slightly below market. Carroll & Carroll 54 5348 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 THOUGH VACANT Legally Permissible: Collier County designates this property as "A-MHO-RLSAO" — Rural Agricultural District including a Mobile Home Overlay and Rural Lands Stewardship Area Overlay with a Future Land Use of Open Area of the Rural Lands Stewardship Area Overlay. The current zoning allows a maximum density of one residential unit per five acres. Given its overall location, physical characteristics, and frontage along Oil Well Road, the likelihood of obtaining an SRA designation on the property to a residential or mixed -use (residential and commercial) is possible. Given the subject's direct access to Oil Well Road and proximity to Ave Maria, the size of the project, and the fact that the subject meets the criteria for a SRA Town, a designation approval seems likely. Physically Possible: The physical location, shape/size, topography, and access characteristics suggest some type of low density residential development or mixed -use development incorporating commercial type uses as required by the SRA designation. The size is large enough to support a variety of development plans and potentials. There are no utilities currently available at the subject property and no plans from Collier County in the Carroll & Carroll 55 5348 Report Highest and Best Use immediate future. There is a possibility of obtaining utilities from the Ave Maria Utility Company. Financially Feasible: The financial feasibility of residential development continues to be good especially the new construction market. The success of new development east of Immokalee Road including Ave Maria and The Ranch at Orange Blossom, argues that development is financially feasible. The location and price point of the subject property should also be well received given its location. Based on recent closed sales and pending sales the price per unit developers are willing to pay for single-family residential represents the highest and best use. Commercial development is required to be included in the SRA Village or Town designation, however until these communities mature, there is not enough residential development/population to support commercial facilities. Commercial development is not financially feasible. Maximally Productive: The maximally productive use is that the property obtains the Stewardship Receiving Area (SRA) Village or Town designation and develop as a low density residential or mixed -use development consistent with the SRA designation. CONSIDERATION OF APPROACHES Only the sales comparison approach is appropriate for this vacant parcel. Carroll & Carroll 56 5348 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 site. The intention was to find comparable sales in similar locations that offer similar functional utility. Due to the location and physical characteristics, I elected to bracket the subject within the range indicated by comparables. This is preferable to a conventional adjustment process where the magnitude of adjustments is likely to be great, and there is little support for specific adjustments. A qualitative analysis was utilized. A total of eight closed sales and one pending sales were identified as the best available for analysis. I am aware of an additional sale within Ave Maria that was not included in my analysis. Barron Collier Partnership and Amult, LLC sold 474.30 acres to Lennar Homes, LLC for $8,705,059 or $18,353 per gross acre. The site is located just north of the intersection of Oil Carroll & Carroll 57 5348 Report Sales Comparison Approach Well Road and Camp Keais Road, in the southeastern portion of Ave Maria. The property is entitled and therefore superior to the subject. I verified the sale with Austin Howell, representative of seller. He verified the sale price and the arm's-length nature. According to a recorded Memorandum of Additional Purchase Price, the seller is entitled to receive a portion of the proceeds of any homesite sold by the buyer to an end purchaser. Austin said that the majority of the purchase price will be generated through the proceeds of the sales. Given the superior location, the entitlements, and the additional proceeds, this is not a comparable sale. 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 site. 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 58 N 4d �p a 0 ' V Qo �. V' _o m t' WN 1q � O � V LI � OQ--- ' --- ' ..... ICI 0 g o to S ID p � v a F .r i6 lil � T o, a S N rf� 5348 Report Sales Comparison Approach I VACAN LAN COMPARABLE 01 ADDRESS SW Comer of Oil Well Road and SR 29, Immokalee, FL 34142 O. PROPERTY ID N 00233520001 and 00233560207 SALE PRICE $863,500 UN T AREA 155.42 acres I UN T PRICE $5,556 per acre I DATE OF RECORDIN G epfember 21, 2018 O.R. BOOK -PAGE 5555/1858 CON RACT DATE Unknown GRANTOR Barron Collier Partnership, LLLP GRANTEE Sunniland Family Limited Partnership FIN GIN C ash to seller AN TOPO-ELEVATION L evel and at road grade. GROUN COVER Partially cleared LAN USE DESIGN ION Alfral Lands Stewardship Area D "A-MHO-RLSAO" — Rural Agricultural District including a Mobile Home Overlay and ZON N G Rural Lands Stewardship Area Overlay IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Carroll & Carroll 60 5348 Report Sales Comparison Approach Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Austin Howell, representative of seller. He verified the sale price and the ann's-length nature. The buyer is the adjacent property owner, who wanted additional land for their residence. He said that there was interest from another party and they could have potentially sold it for slightly more, but they had worked with the buyer in the past and felt more comfortable. Carroll & Carroll 61 5348 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 GROUN COVER LAN USE DESIGN ION I ZON N G IMPROVEMENTS UTILITIES PRIOR SALES VACAN LAN COMPARABLE 02 19720 Immokalee Road, Naples, FL 34120 00105320009,00103880004,00104120006,00105360001,00105600004,00106640005, & 00106800104 $1,500,000 206.80 acres I $7,253 per acre I tOer 29, 2018 5567/3371 Unknown Riverpointbridge, LLC Brentwood Holdings Limited Partnership C ash to seller AN Upland are level and at road grade. The property contains 160 acres of lakes. Former excavation site ATral Fringe Mixed Use District — Neutral LandsD "A-MHO-RFMUO - Neutral" — Rural Agricultural District including a Mobile Home Overlay and Rural Fringe Mixed Use Overlay — Neutral Lands The site also has a conditional use approval for excavation. Mobile homes and a small garage that contributed no value. Well & Septic No arm's-length transactions in the previous three years. Carroll & Carroll 62 5348 Report Sales Comparison Approach LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Greg Jarrett, seller. He verified the sale and the arms -length nature. The buyer is the adjacent owner, Jeff Greene, who owns the 2,500+ acres to the south. Greg said he had the property listed for six months at $2,200,000 and he had received considerable interest. He said that that Mr. Greene was the most likely buyer due to the site providing access to Immokalee Road and additional water retention. The property had approximately 46 acres of uplands with the rest being lakes. Greg purchased the note on the property and obtained ownership one day prior to the current sale. Carroll & Carroll 63 5348 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 CIN TOPO-ELEVATION L GROUN COVER LAN USE DESIGN ION I ZON N G IMPROVEMENTS UTILITIES PRIOR SALES VACAN LAN COMPARABLE 03 3440 SR 82, Immokalee, FL 34142 00063440005 & 00063520006 $1,500,000 200.50 acres I $7,481 per acre I Ma15, 2017 5374/645 Unknown 82 Land Holdings, LLC CCW82, LLC C ash to seller AN evel and at road grade. Farmland AiTiral Lands Stewardship Area D "A-MHO-RLSAO" — Rural Agricultural District including a Mobile Home Overlay and Rural Lands Stewardship Area Overlay None Well & Septic Sold July 15, 2013 for $900,000. Carroll & Carroll 64 5348 Report Sales Comparison Approach LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Cullen Walker, buyer. He verified the sale price and the arm's-length nature. He plans to use the property in association with his landscaping company. Carroll & Carroll 65 5348 Report Sales Comparison Approach VACANT LAND COMPARABLE 04 ADDRESS 21750 Corkscrew Road, Estero, FL 33928 2746-27-00-00001.0010, 2746-27-00-00002.0000, 27-46-27-00-00002.0010, 27-46-27-00- PROPERTY ID NO. 00100.0010, & 34-46-27-00-00001.0000 SALE PRICE $5,500,000 UNIT AREA 579.86 acres UNIT PRICE $9,485 per acre DATE OF RECORDING June 17, 2019 O.R. BOOK -PAGE 2019000149645 CONTRACT DATE Unknown GRANTOR Coral Creek, LLC GRANTEE Pepperplace, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Native Vegetation, Farmland, and Wetlands LAND USE DESIGNATION DRGR & Wetlands ZONING AG-2 - Agriculture The property is improved with a 660 square foot mobile home and small sheds associated IMPROVEMENTS with the farming operation. UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. Carroll & Carroll 66 5348 Report Sales Comparison Approach LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified through Public Records. Contacted the listing agent multiple times with no response. The sale appears to be between two unrelated parties and therefore arm's-length. Carroll & Carroll 67 5348 Report Sales Comparison Approach I 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 ZON N G IMPROVEMENTS UTILITIES PRIOR SALES VACAN LAN COMPARABLE 05 I-75, Bonita Springs, FL 34135 0547-26-00-00001.0000,0647-26-00-00001.0000,01-47-25-00-00001.0000,1247-25-00- 00001.0000, 0747-26-00-00001.0000, 0847-26-00-00001.0000 $42,435,000 3,922.00 acres I $10,820 per acre I November 30, 2017 2017000251345 September 2017 Investors Warranty of America, LLC Lee County C ash to seller AN evel and below road grade Native vegetation/wetlands ATGR & WetlandDR D 2 - AgricultvW- None Well & Septic No sales in the previous three years. Carroll & Carroll 5348 Report Sales Comparison Approach LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified through Public Records. Lee County purchased the property to be used for future stormwater management, preservation and recreational purposes. According to a Costar Representative who verified the sale with the listing broker, the site had attracted interest from builders because roughly 1,200 acres of Edison Farms had been designated for development of as many as 3,000 homes. Carroll & Carroll 69 5348 Sales C son Approach I 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 CIN TOPO-ELEVATION GROUN COVER LAN USE DESIGN ION ZON N G IMPROVEMENTS UTILITIES PRIOR SALES VACAN LAN COMPARABLE 06 (PEN CAI 4697 Oil Well Road, Naples, FL 34120 00223080001 $9,250,000 654.00 acres $14,144 per acre N/A N/A September 2018 Winchester Land, LLC Neal Communities N/A L evel and at road grade. Excavation site Alfral Lands Stewardship Area D - Rural AgricuYtural None Well & Septic — Public utilities are located 2.00 miles west. Sold December 28, 2015 for $4,000,000. Not arm's-length. I I AN Carroll & Carroll 70 5348 Report Sales Comparison Approach LEGAL DESCRIPTION All of Section 16, Township 48 South, Range 28 East, Collier County, Florida, less and except the south 50 feet for road -right -of way. VERIFICATION The property is currently under a contract for purchase. I was not provided with a copy of the contract, but I interviewed the listing agent Dan Guoan. He verified that the property went under contract in September 2018 and is contingent on the buyer obtaining development approvals. He believes the sale is likely to close by the end of the year. The contract price is $9,250,000 or $14,144 per acre, which was the full asking price. Based on county records, the buyer (Neal Communities) is attempting to obtain an Stewardship Receiving Area (SRA) Village designation to allow 1,500 single-family units or a density of 2.29 units per gross acre without complying with SRA Village criteria requiring "commercial" uses to obtain the designation. Carroll & Carroll 71 5348 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 CIN TOPO-ELEVATION L GROUN COVER LAN USE DESIGN ION I ZON N G IMPROVEMENTS UTILITIES PRIOR SALES VACAN LAN COMPARABLE 07 Immokalee Road, Naples, FL 34120 00113480009,00113520008,00209200009, & 00209240001 $38,479,500 2,547.88 acres I $15,103 per acre I 3M2, 2016 5273/1278 Unknown State Road 846 Land Trust Agreement 27th/Pico Boulevard Limited Partnership C onventional Financing AN evel and at road grade. Native vegetation and improved farmland AiTiral Fringe MixeRUse District — Receiving LandD "A-MHO-RFMUO - Receiving" — Rural Agricultural District including a Mobile Home Overlay and Rural Fringe Mixed Use Overlay — Receiving Lands None Well & Septic — Public utilities are located 1.18 miles south No sales in the previous three years. Carroll & Carroll 72 5348 Report Sales Comparison Approach LEGAL DESCRIPTION All of Sections 35 and 36, Township 47 South, Range 27 East, and all of Sections 1 and 2, Township 48 South, Range 27 East, in Collier County, Florida less the West 50 feet of Section 35 and 2. VERIFICATION Verified through Public Records. I also interviewed Greg Jarrett, adjacent property owner and seller of Comparable 2. He verified the price and said that the purchaser was billionaire, Jeff Greene. He purchased the property as a buy and hold for future development. There was an ongoing mining operation and a considerable portion of the property was being leased to Oakes Farms for agricultural uses. The purchase was financed with a $30 million loan from Bank of America, N.A. Carroll & Carroll 73 5348 Sales Comparison Approach I ADDRESS O. PROPERTY ID N SALE PRICE UN T AREA UN T PRICE DATE OF RECORDIN O.R. BOOK -PAGE CON RACT DATE GRANTOR GRANTEE FIN GIN TOPO-ELEVATION L GROUN COVER LAN USE DESIGN ION ZON N G IMPROVEMENTS UTILITIES PRIOR SALES VACAN LAN COMPARABLE 08 19500 Corkscrew Road, Estero, FL 33928 2946-27-00-00001.0000,3146-27-00-00001.1000, & 32-46-27-00-00001.1000 $33,000,000 1,460.78 acres $22,591 per acre G eptember 3($ 2019 2019000227805 Unknown Pan Terra Holdings, LTD TPL-Land-Sub, LLC C onventional Financing evel and at road grade Farmland AT OR D 2 - AgricultiW- Minor improvements associated with farming. Well & Septic Sold October 16, 2015 for $15,007,956. AN Carroll & Carroll 74 5348 Report Sales Comparison Approach LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Nick Cameratta, buyer. He verified the sale price and the arm's-length nature. The property had entitlements in place for 1,460 single-family residential units. They also acquired the adjacent 40 acres in February 2019 for $1,500,000 and the adjacent 637.58 acres in May 2019 for $19,500,000. All three properties will be combined into a single development of approximately 2,200 units. The property was under contract for approximately 6-8 months. Carroll & Carroll 75 5348 Report Sales C son Approach I 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 CIN TOPO-ELEVATION L GROUN COVER LAN USE DESIGN ION ZON N G IMPROVEMENTS UTILITIES PRIOR SALES VACAN LAN COMPARABLE 09 18500 Corkscrew Road, Estero, FL 33928 3046-27-00-00001.0000 $19,500,000 637.58 acres $30,584 per acre , 2019 2019000130510 Unknown Pepperland, LLC TPL-Land-Sub, LLC C onventional Financing evel Farmland AT GR DR D PD - Residenti]Rl Planned Development None Well & Septic No sales in the previous three years. I I AN Carroll & Carroll 76 5348 Report Sales Comparison Approach LEG DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Nick Cameratta, buyer. He verified the sale price and the arm's-length nature. The property is approved for the development of 700 residential units. They also acquired the adjacent 40 acres in February 2019 for $1,500,000 and the adjacent 1,460 acres in September 2019 for $33,000,000. All three properties will be combined into a single development of approximately 2,200 units. The property also includes 350.73 acres of conservation land and 48.30 acres of public lands. TPL-Land Sub, LLC closed on the purchase of 637.5 acres from Pepperland Ranch, LLC for $19.5 million on May 31. The property is in the Corkscrew Road corridor with 5,280 feet along Corkscrew Road, east of the Alico Road and Corkscrew Road crossing. The acreage was rezoned from Industrial Planned Development (IPD) to Residential Planned Development (RPD) to permit the development of up to 700 dwelling units and a 50,000 sq. ft. amenity center. Maximum proposed building height is 35 feet for residential buildings and 45 feet for the amenity center. Carroll & Carroll 77 C �. Cl 0 M W N L, .a O O O O O O oo Q a,00 O °' o v O o ° �• ° O O N fl �•-i 3 �--I Ny a oo Ln a a, v Ln a; N v O ,Yyv U U n R v ° v o ti �m 14 .° �° oo m y° V w d z U oN UJ n n per? lc n n .ti o o v o 0 Cl 0 0 o °mo O G O C=> O O O O O O N Q xx iL o Cl 3 U ° o ,� o o o P. v o m m a3i � "a PW. O O U m vj u v o o o C7 v Ilz u w z U o0 on a U>cn C4 o C. O o Cl 0 0 o G0 m 0 0 0 O Lo _ O N O W m .� O ClO O O O N Q �Wy 0 D\ V� �r A r. O N alN V\ O T O N � oo fA � � oo !. 0 oo ss G1 G Gi oo M d� O O .5 O 'v oo � O U O V� >' (n LE Pv- < z v�i N (n to O O O O O O o a, o, W o 0 0 0 0 ° W O O O N O N O o O O O O h �p O�77 N N O cD m N O � Or -t O � N N y N W G p N � •� W v y p N oo a,o O fij yi yy V3 w v K. m Lf) m En O. P. w z U o u)uo a z n o o o v o p o o 0 0 0° o rn rn oo Lo � o° o o° o "ao° o o° O o o o w o N Q CC F O m tC O N N N C N W Fi •� sv. A N � M °, ti v W CAm,Id O N O N N O Ln N O w E.'N-i C� O w. cq zL1 O ti p oo o. � 'G O O CD O a)O M� Q j O 3 in v O ° N o N rn 3 w N s. u �O Ln v z L� O N ,k v n V3 w .r U v R ° m � N O N N. w z U o N U >� in Un C] ¢ z Ln in n N O 0 0 0 0 0 O 0 O n O Cl � Cl O 0 CDO 0 �., Q Ll M a j O in v3 W (n Ln G4 w LO N n ° r W .. W O M 4 ro G o L m rm N w o 00 a w z U v� o Cl) w ai U) 04 z N co in O O O O O O o O O N o 0 0 0 0 o N Li O 4 n "� O O O O O O oo w O O ,� N O N O ti O rr N n ri Li V3 W Q ti u N s. v C. ~ ol� �D G v O O O W z z y U N c�ti A> zz p� O O O O O O o 'o N M 0 0 0 0 ry O o r-! dt a! O O O O O O O O O O Q O 'y w P.i ,y, •Mo I po .Mo m m `D w , " p •o � w ° GO oo o cq° w z N O N v w �° O L -: ol � ,cc� �W�' LO N.Y. N ; N oo n. N w .� ] 3 z z v � z z� z o 3> z o v 3 3 w z fa z m d x W a w W >~ v p z O o Fwi w >z zo c7 > �w a wpm z c4 >. w c~�, w wC7 w o my p wc�. Z d C7wj W A O u v u0 z a wc�w x a m0 QOO u u z p bo p zW�a OaC]� U� w a gg a z G v z F SP. mx F � w w � O p � �, �• u .F. e:zF �zH a d z O d g as @; t�p�> d W� >+ O'"w w cn u m w d d w w a ] u N wj mm w u.,O 5348 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 79 5348 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 3 sold July 15, 2013 for $900,000 and resold March 15, 2017 for $1,500,000. Comparable 3 indicates a market change rate of 1.67% per month over a 44-month period. Due to the age of the prior sale this is a high indicator. Comparable 8 sold October 16, 2015 for $15,007,956 and resold September 30, 2019 for $33,000,000. Comparable 8 indicates a market change rate of 2.52% per month over a 47.5-month period. Due to the age of the prior sale this is also a high indicator. The residential land market is beginning to stabilize due to the large increase in land values over the past five to six years. However, I still expect a slight upward trend due to the lack of supply. 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. Due to the lack of recent and historical land sales in this area, it was very difficult to extract specific locational adjustments. For this reason, the comparables were bracketed with some being superior, similar, and inferior. 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 Carroll & Carroll 80 5348 Report Sales Comparison Approach comparable property as that compares with the same services available to the subject property. None of the comparable sales required adjustment in this category, but they were bracketed. 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. • Comparable 9 has a superior zoning and was entitled at the time of closing. Comparable 8 did not reflect a zoning change, but according to the buyer, the property was entitled for residential development. I did not make an adjustment for these two sales, but used the characteristic to bracket the sales. 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. The comparables range in size from 155.42 to 3,922 gross acres. The differences in size were also analyzed in the bracketing process. 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. The majority of the subject is improved farmland and mostly uplands. Comparables 2 and 6 are former excavation sites and inferior in physical characteristics. Comparable 5 is covered in native vegetation and a significant amount of wetlands and is inferior. The physical characteristics of each comparable were compared to the subject. Carroll & Carroll 81 5348 Report Sales Comparison Approach 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 $6,003 2 $7,792 3 $8,766 4 $9,830 5 $12,216 6 $15,278 7 $18,459 8 $23,021 9 $31,781 RECONCILIATION OF DATA To arrive at a conclusion regarding the value of the subject site, the comparable sales and their indications of value were bracketed. I considered location, utilities, comp plan/zoning, size & physical characteristics when bracketing the comparable sales. Comparable 1 is located at the southwest corner of Oil Well Road and SR 29, east of the subject. This is a significantly inferior location and the subject should be more than $6,003 per acre. Comparable 2 is located along Immokalee Road, in a slightly superior location. The long narrow shape and limited amount of uplands are inferior. Also, the depth of the lakes on the site make it difficult to add fill to create additional uplands to this site and the zoning/overlay is inferior. Comparable 2 is inferior and the subject should be more than $7,792 per acre. Comparable 3 is located along SR 82 in the northern portion of Collier County. The location and utilities are inferior. The subject should be more than $8,766 per acre. Comparable 4 is a recent sale of agricultural land located along Corkscrew Road. The location is similar, but the shape is inferior. Comparable 4 is inferior and the subject should be more than $9,830 per acre. Comparable 5 is an older purchase of 3,922 acres by Lee County for preservation that is located in southern Lee County with frontage along I-75. I typically don't incorporate Carroll & Carroll 82 5348 Report Sales Comparison Approach government purchases because they are not purchased for an economic use, but due to the lack of sales it was included. The land was also adequately exposed to the market and there were multiple appraisals made to determine the market value. The size, location, and physical characteristics are all inferior and the subject should be more than $12,216 per acre. Comparable 6 is a current pending sale located west of the subject along Oil Well Road. The property was adequately exposed to the market, however it is a bank sale and this area continues to improve. Comparable 6 is a former excavation site and the physical characteristics are inferior, however, the location and access to utilities are superior. Overall, Comparable 6 is superior and the subject's unit value should be less than $15,278 per acre. Comparable 7 is the sale of four sections of land located along Immokalee Road with ongoing mining and agricultural operations. The location is superior. The subject should be less than $18,459 per acre. Comparable 8 is a recent sale for a large tract of land along Corkscrew Road. The property was purchased by the same purchaser of Comparable 9/the adjacent owner. The size and location are similar, but according to the buyer the property was entitled at the time of sale. Overall, Comparable 8 is superior and the subject should be less than $23,021 per acre. Comparable 9 is a recent sale of a similar property along Corkscrew Road. The property was previously zoned IPD — Industrial Planned Development, but it was contingent on obtaining entitlements for a residential planned development. The location is similar, but the entitlements are superior and the subject should be less than $31,781 per acre. The range of unit value indications is from $6,003 to $31,781 per acre with an average of $14,794 per acre. The bracketing indicates a range from $12,216 to $15,278 per acre. The average of Comparables 5 and 6 is $13,747 per acre, but more similar to Comparable 6. Based on the range of sales and the upward trend, I settled on a unit value of $14,000 per acre. ESTIMATE OF VALUE $14,000 per gross acre results in an indication of value for the subject as of January 24, 2020 of $14,685,580 (1,048.97 acres x $14,000 per acre), which rounds to $14,700,000. Carroll & Carroll 83 5348 Report Sales Comparison Approach CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 84 5348 Report ADDENDA (In Order of Appearance) Page Topic Count Page(s) Addenda Page(s) Assumptions and Limiting Conditions............................................................................ 2 FutureLand Use................................................................................................................... 24 Zoning.................................................................................................................................... 11 LegalDescription.................................................................................................................. 3 Copyof Letter of Intent........................................................................................................ 3 Qualifications of Appraiser................................................................................................. 2 Carroll & Carroll 5348 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 5348 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 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 This portion intentionally left blank. (VII)(XLIV) D. Rural Lands Stewardship Area Overlay Goal: To address the long-term needs of residents and property owners within the Immokalee Area Study boundary of the Collier County Rural and Agricultural Area Assessment by protecting agricultural activities, preventing the premature conversion of agricultural land to non-agricultural uses, directing incompatible uses away from wetlands and upland habitat, enabling the conversion of rural land to other uses in appropriate locations, discouraging urban sprawl, and encouraging development that implements creative land use planning techniques. Objective: Create an incentive based land use overlay system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of rural land stewardship as defined in Chapter 163.3177(11), F.S. The Policies that implement this Goal and Objective are set forth below in groups relating to each aspect of the Goal. Group 1 policies describe the structure and organization of the Collier County Rural Lands Stewardship Area Overlay. Group 2 policies relate to agriculture, Group 3 policies relate to natural resource protection, and Group 4 policies relate to conversion of land to other uses and economic diversification. Group 5 are regulatory policies that ensure that land that is not voluntarily included in the Overlay by its owners shall nonetheless meet the minimum requirements of the Final Order pertaining to natural resource protection. (VII) Group 1 — General purpose and structure of the Collier County Rural Lands Stewardship Area Overlay (VII) Policy 1.1: To promote a dynamic balance of land uses in the Collier County Rural Lands Stewardship Area (RLSA) that collectively contribute to a viable agricultural industry, protect natural resources, and enhance economic prosperity and diversification, Collier County hereby establishes the Rural Lands Stewardship Area Overlay (Overlay). The Overlay was created through a collaborative community based planning process involving county residents, area property owners, and representatives of community and governmental organizations under the direction of a citizen oversight committee. (XLIV) = Plan Amendment by Ordinane No. 2017-22 cn June 13, 2017 116 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII)(XXXVII) Policy 1.2: The Overlay protects natural resources and retains viable agriculture by promoting compact rural mixed -use development as an alternative to low -density single use development, and provides a system of compensation to private property owners for the elimination of certain land uses in order to protect natural resources and viable agriculture in exchange for transferable credits that can be used to entitle such compact development. The strategies herein are based in part on the principles of Florida's Rural Lands Stewardship Act, Section 163.3248, Florida Statutes. The Overlay includes innovative and incentive based tools, techniques and strategies that are not dependent on a regulatory approach, but will complement existing local, regional, state and federal regulatory programs. (VII) Policy 1.3: This Overlay to the Future Land Use Map is depicted on the Stewardship Overlay Map (Overlay Map) and applies to rural designated lands located within the ImmokaleeArea Study boundary of the Collier County Rural and Agricultural Area Assessment referred to in the State of Florida Administration Commission Final Order No. AC-99-002. The RLSA generally includes rural lands in northeast Collier County lying north and east of Golden Gate Estates, north of the Florida Panther National Wildlife Refuge and Big Cypress National Preserve, south of the Lee County Line, and south and west of the Hendry County Line, and includes a total of approximately 195,846 acres, of which approximately 182,334 acres is privately owned. The Overlay Map is an adopted overlay to the Future Land Use Map (FLUM). (VII) Policy 1.4: Except as provided in Group 5 Policies, there shall be no change to the underlying density and intensity of permitted uses of land within the RLSA, as set forth in the Baseline Standards, as defined in Policy 1.5, unless and until a property owner elects to utilize the provisions of the Stewardship Credit System. It is the intent of the Overlay that a property owner will be compensated for the voluntary stewardship and protection of important agricultural and natural resources. Compensation to the property owner shall occur through one of the following mechanisms: creation and transfer of Stewardship Credits, acquisition of conservation easements, acquisition of less than fee interest in the land, or through other acquisition of land or interest in land through a willing seller program. (VII)N Policy 1.5: As referred to in these Overlay policies, Baseline Standards are the permitted uses, density, intensity and other land development regulations assigned to land in the RLSA by the GMP, Collier County Land Development Regulations and Collier County Zoning Regulations in effect prior to the adoption of Interim Amendments and Interim Development Provisions referenced in Final OrderAC-99-002. The Baseline Standards will remain in effect for all land not subject to the transfer or receipt of Stewardship Credits, except as provided for in Group 5 Policies. No part of the Stewardship Credit System shall be imposed upon a property owner without that owners consent_ (VII)(XLIV) Policy 1.6: Stewardship Credits (Credits) are created from any lands within the RLSA that are to be kept in permanent agriculture, open space or conservation uses. These lands will be identified as Stewardship Sending Areas or SSAs. All privately owned lands within the RLSA are a candidate for designation as a SSA. Land becomes designated as a SSA upon petition by the property owner seeking such designation and the adoption of a resolution by the Collier County Board of County Commissioners (BCC), which acknowledges the property owner's (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 117 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 request for such designation and assigns Stewardship Credits or other compensation to the owner for such designation. Collier County will update the Overlay Map to delineate the boundaries of each approved SSA. Designation as an SSA shall be administrative and shall not require an amendment to the Growth Management Plan, but shall be retroactively incorporated into the adopted Overlay Map during the EAR based amendment process when it periodically occurs, or sooner at the discretion of the Board of County Commissioners. A Stewardship Agreement shall be developed that identifies those allowable residential densities and other land uses which remain. Once land is designated as a SSA and Credits or other compensation is granted to the owner, no increase in density or additional uses unspecified in the Stewardship Agreement shall be allowed on such property. (VII) Policy 1.7: The range of Stewardship Credit Values is hereby established using the specific methodology set forth on the Stewardship Credit Worksheet (Worksheet), incorporated herein as Attachment A. This methodology and related procedures for SSA designation will also be adopted as part of the Stewardship Overlay District in the Collier County Land Development Code (LDC). Such procedures shall include but no be limited to the following: (1) All Credit transfers shall be recorded with the Collier County Clerk of Courts; (2) a covenant or perpetual restrictive easement shall also be recorded for each SSA, shall run with the land and shall be in favor of Collier County, Department of Environmental Protection, Department of Agriculture and Consumer Services, South Florida Water Management District, or a recognized statewide land trust; and (3) for each SSA, the Stewardship Agreement will identify the specific land management measures that will be undertaken and the party responsible for such measures. (VII) Policy 1.8: The natural resource value of land within the RLSA is measured by the Stewardship Natural Resource Index (Index) set forth on the Worksheet. The Index established the relative natural resource value by objectively measuring six different characteristics of land and assigning an index factor based on each characteristic. The sum of these six factors is the index value for the land. Both the characteristics used and the factors assigned thereto were established after review and analysis of detailed information about the natural resource attributes of land within the RLSA so that development could be directed away from important natural resources. The six characteristics measured are: Stewardship Overlay Designation, Sending Area Proximity, Listed Species Habitat, Soils/Surface Water, Restoration Potential, and Land Use/Land Cover. (VII) Policy 1.9: A Natural Resource Index Map Series (Index Map Series) indicates the Natural Resource Stewardship Index value for all land within the RLSA. Credits from any lands designated as SSAs, will be based upon the Natural Resource Index values in effect at the time of designation. Any change in the Characteristics of land due to alteration of the land prior to the establishment of a SSA that either increases or decreases any Index Factor will result in an adjustment of the factor values and a corresponding adjustment in the credit value_ The Index and the Index Map Series are adopted as a part of the RLSA Overlay. (VII) Policy 1.10: In SSAs, the greater the number of uses eliminated from the property, and the higher the natural resource value of the land, the higher the priority for protection, the greater the level of Credits that are generated from such lands, and therefore the greater the incentive to participate in the Stewardship Credit System and protect the natural resources of the land. (XUV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 118 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII) Policy 1.11: The Land Use Matrix, Attachment B, lists uses and activities allowed under the A, Rural Agricultural Zoning District within the Overlay. These uses are grouped together in one of eight separate layers in the Matrix. Each layer is discrete and shall be removed sequentially and cumulatively in the order presented in the Matrix, starting with the residential layer (layer one) and ending with the conservation layer (layer eight). If a layer is removed, all uses and activities in that layer are eliminated and are no longer available. Each layer is assigned a percentage of a base credit in the Worksheet. The assigned percentage for each layer to be removed is added together and then multiplied by the Index value on a per acre basis to arrive at a total Stewardship Credit Value of the land being designated as a SSA. (Vll) Policy 1.12: Credits can be transferred only to lands within the RLSA that meet the defined suitability criteria and standards set forth in Group 4 Policies. Such lands shall be known as Stewardship Receiving Areas or SRAs. (VII) Policy 1.13: The procedures for the establishment and transfer of Credits and SRA designation are set forth herein and will also be adopted as a part of a Stewardship District in the LDC (District) LDRs creating the District will be adopted within one (1) year from the effective date of this Plan amendment. (VII) Policy 1.14: Stewardship Credits will be exchanged for additional residential or non-residential entitlements in a SRA on a per acre basis, as described in Policy 4.18. Stewardship density and intensity will thereafter differ from the Baseline Standards. The assignment or use of Stewardship Credits shall not require a GMP Amendment. (VIQ(XV) Policy 1.15: Land becomes designated as an SRA upon the adoption of a resolution by the Collier County Board of County Commissioners (BCC) approving the petition by the property owner seeking such designation. Any change in the residential density or non-residential intensity of land use on a parcel of land located within a SRA shall be specified in the resolution reflecting the total number of transferable Credits assigned to the parcel of land. Density and intensity within the RLSA or within an SRA shall not be increased beyond the Baseline Standards except through the provisions of the Stewardship Credit System, the Affordable -workforce Housing Density Bonus as referenced in the Density Rating System of the FLUE, and the density and intensity blending provision of the Immokalee Area Master Plan. (VIQ(XXX) Policy 1.16: Stewardship Receiving Areas will accommodate uses that utilize creative land use planning techniques and Credits shall be used to facilitate the implementation of innovative and flexible development strategies described in Section 163.3168(2), Florida Statutes. (VII) Policy 1.17: Stewardship Credits may be transferred between different parcels or within a single parcel, subject to compliance with all applicable provisions of these policies. Residential clustering shall only occur within the RLSAthrough the use of the Stewardship Credit System, and other forms of residential clustering shall not be permitted. (XXX) = Plan Amendment by ordinance No. 2013-14 on January B, 2013 119 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII) Policy 1.18: A blend of Local, State, Federal and private revenues, such as but not limited to Florida Forever, Federal and State conservation and stewardship programs, foundation grants, private conservation organizations, local option taxes, general county revenues, and other monies can augment the Stewardship program through the acquisition of conservation easements, Credits, or land that is identified as the highest priority for natural resource protection, including, but is not limited to, areas identified on the Overlay Map as Flow way Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs), Water Retention Areas (WRAs) and land within the Big Cypress Area of Critical State Concern (ACSC). (VII) Policy 1.19: All local land or easement acquisition programs that are intended to work within the RLSA Overlay shall be based upon a willing participantiseller approach. It is not the intent of Collier County to use eminent domain acquisition within this system. (VII) Policy 1.20: The County may elect to acquire Credits through a publicly funded program, using sources identified in Policy 1.18. Should the County pursue this option, it shall establish a Stewardship Credit Trust to receive and hold Credits until such time as they are sold, transferred or otherwise used to implement uses within Stewardship Receiving Areas. (VII) Policy 1.21: The incentive based Stewardship Credit system relies on the projected demand for Credits As the primary basis for permanent protection of flowways, habitats and water retention areas. The County recognizes that there may be a lack of significant demand for Credits in the early years of implementation, and also recognizes that a public benefit would be realized by the early designation of SSAs. To address this issue and to promote the protection of natural resources, the implementation of the Overlay will include an early entry bonus to encourage the voluntary establishment of SSAs within the RLSA. The bonus shall be in the form of an additional one Stewardship Credit per acre of land designated as a HSA located outside of the ACSC and one-half Stewardship Credit per acre of land designated as HSA located inside the ACSC. The early entry bonus shall be available for five years from the effective date of the adoption of the Stewardship Credit System in the LDC. The early designation of SSAs, and resulting protection of flowways, habitats, and Water retention areas does not require the establishment of SRAs or otherwise require the early use of Credits, and Credits generated under the early entry bonus may be used after the termination of the bonus period. The maximum number of Credits that can be generated under the bonus is 27,000 Credits, and such Credits shall not be transferred into or used within the ACSC. (VII)(XLIV) Policy 1.22: The RLSA Overlay was designed to be a long-term strategic plan with a planning horizon Year of 2025. Many of the tools, techniques and strategies of the Overlay are new, Innovative, incentive based, and have yet to be tested in actual implementation. A Comprehensive review of the Overlay shall be prepared for and reviewed by Collier County and the State land planning agency (presently, the Department of Economic Opportunity) upon the five-year anniversary of the adoption of the Stewardship District in the LDC. The purpose of the review shall be to assess the participation in and effectiveness of the Overlay implementation in meeting the Goal, Objective and Policies set forth herein. The specific measures of review shall be as follows: (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 120 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 1. The amount and location of land designated as FSAs, HSAs, WRAs and other SSAs_ 2. The amount and location of land designated as SRAs. 3. The number of Stewardship Credits generated, assigned or held for future use. 4. A comparison of the amount, location and type of Agriculture that existed at the time of a Study and time of review. 5. The amount, location and type of land converted to non-agricultural use with and without participation in the Stewardship Credit System since its adoption_ 6. The extent and use of funding provided by Collier County and other sources Local, State, Federal and private revenues described in Policy 1.18. 7. The amount, location and type of restoration through participation in the Stewardship Credit System since its adoption. 8. The potential for use of Credits in urban areas. (VI1) Group 2 — Policies to protect agricultural lands from premature conversion to other uses and continue the viability of agricultural production through the Collier County Rural Lands Stewardship Area Overlay. (Vll) Policy 2.1: Agriculture lands will be protected from premature conversion to other uses by creating incentives that encourage the voluntary elimination of the property owner's right to convert agriculture land to non-agricultural uses in exchange for compensation as described in Policy 1.4 and by the establishment of SRAs as the form of compact rural development in the RLSA Overlay_ Analysis has shown that SRAs will allow the projected population of the RLSA in the Horizon year of 2025 to be accommodated on approximately 10% of the acreage otherwise required if such compact rural development were not allowed due to the flexibility afforded to such development. The combination of stewardship incentives and land efficient compact rural development will minimize two of the primary market factors that cause premature conversion of agriculture. (Vll) Policy 2.2: Agriculture lands protected through the use of Stewardship Credits shall be designated as Stewardship Sending Areas (SSAs) as described in Policy 1.6. The protection measures for SSAs are set forth in Policies 1.6, 1.7 and 1.17. (Vll) Policy 2.3: Within one (1 ) year from the effective date of these amendments, Collier County will establish an Agriculture Advisory Council comprised of not less than five nor more than nine appointed representatives of the agriculture industry, to advise the BCC on matters relating to Agriculture_ The Agriculture Advisory Council (AAC) will work to identify opportunities and prepare strategies to enhance and promote the continuance, expansion and diversification of agriculture in Collier County. The AAC will also identify barriers to the continuance, expansion and diversification of the agricultural industry and will prepare recommendations to eliminate or minimize such barriers in Collier County. The AAC will also assess whether exceptions from standards for business uses related to agriculture should be allowed under an administrative permit process and make recommendations to the BCC. (VII) =Plan Amendment by Ordinance No. 2002-54 on October22, 2002 121 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII) Policy 2.4: The BCC will consider the recommendations of the AAC and facilitate the implementation of strategies and recommendations identified by the ACC that are determined to be appropriate. The BCC may adopt amendments to the LDC that implement policies that support agriculture activities. (VII) Policy 2.5: Agriculture is an important aspect of Collier County's quality of life and economic well-being. Agricultural activities shall be protected from duplicative regulation as provided by the Florida Right -to -Farm Act. (VI 1) Policy 2.6: Notwithstanding the special provisions of Policies 3.9 and 3.10, nothing herein or in the implementing LDRs, shall restrict lawful agricultural activities on lands within the RLSA that have not been placed into the Stewardship program. (VII) Group 3 — Policies to protect water quality and quantity and maintain the natural water regime, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Flow way Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where lands are voluntarily included in the Rural Lands Stewardship Area program. (VII)(X) Policy 3.1: Protection of water quality and quantity, and the maintenance of the natural water regime shall occur through the establishment of Flowway Stewardship Areas (FSAs), as SSAs within the RLSA Overlay. FSAs are delineated on the Overlay Map and contain approximately 31,100 acres. FSAs are primarily privately owned wetlands that are located within the Camp Keais Strand and Okaloacoochee Slough. These lands form the primary wetland flowway systems in the RLSA. The Overlay provides an incentive to permanently protect FSAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection measures described in Group 1 Policies. Not all lands within the delineated FSAs are comparable in terms of their natural resource value; therefore the index shall be used to differentiate higher value from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that FSA lands score within a range of 0.7 to 2.4; approximately 96% score greater than 1.2 while 4% score 1.2 or less. The average Index score of FSA land is 1.8. (VII) Policy 3.2: Listed animal and plant species and their habitats shall be protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 40,000 acres. HSAs are privately owned agricultural areas, which include both areas with natural characteristics that make them suitable habitat for listed species and areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The Overlay provides an incentive to permanently protect HSAs by the creation and transfer of Credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value (X) = Plan Amendment by Ordinance No. 200343 on September 9, 2003 122 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HAS lands score within a range of 0.6 to 2.2. There are approximately 13,800 acres of cleared agricultural fields located in HSAs. The average Index score of HAS designated lands is 1.3, however, the average index score of the naturally vegetated areas within HSAs is 1.5_ (VII) Policy 3.3: Further protection for surface water quality and quantity shall be through the establishment of Water Retention Areas (WRAs), as SSAs within the RLSA Overlay_ WRAs are delineated on the Overlay Map and contain approximately 18,200 acres. WRAs are privately owned lands that have been permitted by the South Florida Water Management District to function as agricultural water retention areas. In many instances, these WRAs consist of native wetland or upland vegetation; in other cases they are excavated water bodies or may contain exotic vegetation. The Overlay provides an incentive to permanently protect WRAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection measures described in Group 1 Policies. Not all lands within the delineated WRAs are comparable in terms of their natural resource value; therefore the index shall be used to differentiate higher value from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that WRA lands score within a range of 0.6 to 2.4; approximately 74% score greater than 1.2 while 26% score 1.2 or less. The average Index score of WRA land is 1.5. (Vil) Policy 3.4: Public and private conservation areas exist in the RLSA and serve to protect natural resources. Corkscrew Marsh and Okaloacoochee Slough State Forest include approximately 13, 500 acres. Analysis shows that they score within an Index range of 0.0 to 2.2; with an average Index score of 1.5. Because these existing public areas, and any private conservation areas, are already protected, they are not delineated as SSAs and are not eligible to generate Credits, but do serve an important role in meeting the Goal of the RLSA. (VII) Policy 3.5: Residential uses, General Conditional uses, Earth Mining and Processing Uses, and Recreational Uses (layers 1-4) as listed in the Matrix shall be eliminated in FSAs in exchange for compensation to the property owner as described in Policy 3.8. Conditional use essential services and governmental essential services, other than those necessary to serve permitted uses or for public safety, shall only be allowed in FSAs with a Natural Resource Stewardship Index value of 1.2 or less_ Where practicable, directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil and gas extraction in FSAs in order to minimize impacts to native habitats. Other layers may also be eliminated at the election of the property owner in exchange for compensation. The elimination of the Earth Mining layer shall not preclude the excavation of lakes or other water bodies if such use is an integral part of a restoration or mitigation program within a FSA. (VII) Policy 3.6: Residential Land Uses listed in the Matrix shall be eliminated in Habitat Stewardship Sending Areas in exchange for compensation to the property owner as described in Policy 3.8. Other layers may also be eliminated at the election of the property owner in exchange for compensation. (VII) =Plan Amendment by Ordinance No. 2002-54 on October22, 2002 123 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (Vll) Policy 3.7: General Conditional Uses, Earth Mining and Processing Uses, and Recreational Uses shall be allowed only on HSAlands with a Natural Resource Stewardship Index value of 1.2 or less. Conditional use essential services and governmental essential services, other than those necessary to serve permitted uses or for public safety, shall only be allowed in HSAs with a Natural Resource Stewardship Index value of 1.2 or less. Asphaltic and concrete batch making plants are prohibited in all HSAs. Where practicable, directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil and gas Extraction in HSAs in order to minimize impacts to native habitats. In addition to the requirements imposed in the LDC for approval of a Conditional Use, such uses will only be approved upon submittal of an EIS which demonstrates that clearing of native vegetation has been minimized, the use will not significantly and adversely impact listed species and their habitats and the use will not significantly and adversely impact aquifers_ As an alternative to the foregoing, the applicant may demonstrate that such use is an integral part of an approved restoration or mitigation program_ Golf Course design, construction, and operation in any HSA shall comply with the best management practices of Audubon International's Gold Program and the Florida Department of Environmental Protection. Compliance with the following standards shall be considered by Collier County as meeting the requirement for minimization of impact: • Clearing of native vegetation shall not exceed 15% of the native vegetation on the parcel. • Areas previously cleared shall be used preferentially to native vegetated areas. • Buffering to Conservation Land shall comply with Policy 4.13. (VI 1) Policy 3.8: Compensation to the property owner may occur through one or more of the following mechanisms: creation and transfer of Stewardship Credits, acquisition of conservation easements, acquisition of less than fee interest in the land, orthrough other acquisition of land or interest in land through a willing seller program. (Vll)(Xlll) Policy 3.9: 1. Agriculture will continue to be a permitted use and its supporting activities will continue to be permitted as conditional uses within FSAs and HSAs, pursuant to the Agriculture Group classifications described in the Matrix. The Ag 1 group includes row crops, citrus, specialty farms, horticulture, plant nurseries, improved pastures for grazing and ranching, aquaculture and similar activities, including related agricultural support uses. In existing Ag 1 areas within FSAs and HSAs, all such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized and an owner receives compensation as previously described, no further expansion of Ag 1 will be allowed in FSAs and HSAs beyond existing or permitted limits within property subject to a credit transfer, except for incidental clearing as set forth in Paragraph 2 below. 2. In order to encourage viable Ag 1 activities, and to accommodate the ability to convert from one Ag 1 use to another, incidental clearing is allowed to join existing Ag 1 areas, square up existing farm fields, or provide access to or from other Ag 1 areas, provided that the Ag 1 Land Use Layer has been retained on the areas to be incidentally cleared, (XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 124 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 and the Natural Resource Index Value score has been adjusted to reflect the proposed change in land cover. Incidental clearing is defined as clearing that meets the above criteria and is limited to 1 % of the area of the SSA. In the event said incidental clearing impacts lands having a Natural Resource Index Value in excess of 1.2, appropriate mitigation shall be provided. (VI 1) Policy 3.10: Ag 2 includes unimproved pastures for grazing and ranching, forestry and similar activities, including related agricultural support uses_ In existing Ag 2 areas within FSAs and HSAs, such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized and an owner receives compensation as previously described, no further expansion of Ag 2 or conversion of Ag 2 to Ag 1 will be allowed in FSAs or HSAs beyond existing or permitted limits within property subject to a credit transfer. (VII)(XLIV) Policy 3.11: In certain locations there maybe the opportunity for flow -way or habitat restoration. Examples include, but are not limited to, locations where flow -ways have been constricted or otherwise impeded by past activities, or where additional land is needed to enhance wildlife corridors. Priority shall be given to restoration within the Camp Keais Strand FSA or contiguous HSAs. Should a property owner be willing to dedicate land for restoration activities within the Camp Keais Strand FSA or contiguous HSAs, four additional Stewardship Credits shall be assigned for each acre of land so dedicated. An additional two Stewardship credits shall be assigned for each acre of land dedicated for restoration activities within other FSAs and HSAs. The actual implementation of restoration improvements is not required for the owner to receive such credits and the costs of restoration shall be borne by the governmental agency or private entity undertaking the restoration. Should an owner also complete restoration improvements, this shall be rewarded with four additional Credits for each acre of restored land upon demonstration that the restoration met applicable success criteria as determined by the permit agency authorizing said restoration. This Policy does not preclude other forms of compensation for restoration which may be addressed through public -private partnership agreement such as a developer contribution agreement or stewardship agreement between the parties involved. The specific process for assignment of additional restoration credits shall be included in the Stewardship District of the LDC. (VI 1) Policy 3.12: Based on the data and analysis of the Study, FSAs, HSAs, WRAs, and existing publiclprivate conservation land include the land appropriate and necessary to accomplish the Goal pertaining to natural resource protection. To further direct other uses away from and to provide additional incentive for the protection, enhancement and restoration of the Okaloacoochee Slough and Camp Keais Strand, all land within 500 feet of the delineated FSAs that comprise the Slough or Strand that is not otherwise included in a HSA or WRA shall receive the same natural index score (0.6) that a HSA receives if such property is designated as a SSA and retains only agricultural, recreational andlor conservation layers within the matrix. (VI 1) Policy 3.13: Water Retention Areas (WRAs) as generally depicted on the Overlay Map have been permitted for this purpose and will continue to function for surface water retention, detention, treatment andlor conveyance, in accordance with the South Florida Water Management (XLIV) = Plan Amendment by ordinance No. 2017-22 on June 13, 2017 125 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 District (SFWMD) permits applicable to each WRA. WRAs can also be permitted to provide such functions for new uses of land allowed within the Overlay. WRAs may be incorporated into a SRA master plan to provide water management functions for properties within such SRA, but are not required to be designated as a SRA in such instances. WRA boundaries are understood to be approximate and are subject to refinement in accordance with SFWMD permitting. (Vll) Policy 3.14: During permitting to serve new uses, additions and modifications to WRAs may be required or desired, including but not limited to changes to control elevations, discharge rates, storm water pre-treatment, grading, excavation or fill. Such additions and modifications shall be allowed subject to review and approval by the SFWMD in accordance with best management practices. Such additions and modifications to WRAs shall be designed to ensure that there is no net loss of habitat function within the WRAs unless there is compensating mitigation or restoration in other areas of the Overlay that will provide comparable habitat function. Compensating mitigation or restoration for an impact to a WRA contiguous to the Camp Keais Strand or Okaloacoochee Slough shall be provided within or contiguous to that Strand or Slough. (VIi) Group 4 — Policies to enable conversion of rural lands to other uses in appropriate locations, while discouraging urban sprawl, and encouraging development that utilizes creative land use planning techniques by the establishment of Stewardship Receiving Areas. (Vll) Policy 4.1: Collier County will encourage and facilitate uses that enable economic prosperity and diversification of the economic base of the RLSA. Collier County will also encourage development that utilizes creative land use planning techniques and facilitates a compact form of development to accommodate population growth by the establishment of Stewardship Receiving Areas (SRAs). Incentives to encourage and support the diversification and vitality of the rural economy such as flexible development regulations, expedited permitting review, and targeted capital improvements shall be incorporated into the LDC Stewardship District. (VII)(XXXVII) Policy 4.2: All privately owned lands within the RLSA which meet the criteria set forth herein are eligible for designation as a SRA, except land delineated as a FSA, HSA, WRA or land that has been designated as a Stewardship Sending Area. Land proposed for SRA designation shall meet the suitability criteria and other standards described in Group 4 Policies. Due to the long-term vision of the RLSA Overlay, extending to a horizon year of 2025, and in accordance with the guidelines established in Section 163.3168(2), Florida Statutes, the specific location, size and composition of each SRA cannot and need not be predetermined in the GMP. In the RLSA Overlay, lands that are eligible to be designated as SRAs generally have similar physical attributes as they consist predominately of agriculture lands which have been cleared or otherwise altered for this purpose. Lands shown on the Overlay Map as eligible for SRA designation include approximately 74,500 acres outside of the ACSC and 18,300 acres within the ACSC. Approximately 2% of these lands achieve an Index score greater than 1.2. Because the Overlay requires SRAs to be compact, mixed -use and self sufficient in the provision of services, facilities and infrastructure, traditional Iocational standards normally (XXXVII) = Plan Amendment by ordinance No. 2015-08 on January 27, 2015 126 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 applied to determine development suitability are not relevant or applicable to SRAs. Therefore the process for designating a SRA follows the principles of the Rural Lands Stewardship Act as further described herein. (VII)(XLIV) Policy 4.3: Land becomes designated as a SRA upon petition by a property owner to Collier County seeking such designation and the adoption of a resolution by the BCC granting the designation. The petition shall include a SRA master plan as described in Policy 4.5. The basis for approval shall be a finding of consistency with the policies of the Overlay, including required suitability criteria set forth herein, compliance with the LDC Stewardship District, and assurance that the applicant has acquired or will acquire sufficient Stewardship Credits to implement the SRA uses. The County has adopted LDC amendments to establish the procedures and submittal requirements for designation as a SRA, providing for consideration of impacts, including environmental and public infrastructure impacts, and for public notice of and the opportunity for public participation in any consideration by the BCC of such a designation. (VII)(XLIV) Policy 4.4: Collier County will update the Overlay Map to delineate the boundaries of each approved SRA. Such updates shall be incorporated into the adopted Overlay Map during the EAR based amendment process when it periodically occurs, or sooner at the discretion of the Board of County Commissioners. (VII) Policy 4.5: To address the specifics of each SRA, a master plan of each SRA will be prepared and submitted to Collier County as a part of the petition for designation as a SRA. The master plan will demonstrate that the SRA complies with all applicable policies of the Overlay and the LDC Stewardship District and is designed so that incompatible land uses are directed away from wetlands and critical habitat identified as FSAs and HSAs on the Overlay Map. (Vll)(X)(xXx) Policy 4.6: SRA characteristics shall be based upon innovative planning and development strategies referenced in Section 163.3168(2), Florida Statutes. These planning strategies and techniques include urban villages, new towns, satellite communities, area -based allocations, clustering and open space provisions, and mixed -use development that allow the conversion of rural and agricultural lands to other uses while protecting environmentally sensitive areas, maintaining the economic viability of agricultural and other predominantly rural land uses, and providing for the cost-efficient delivery of public facilities and services. Such development strategies are recognized as methods of discouraging urban sprawl. (VII)(XV)(XXXVII) Policy 4.7: There are four specific forms of SRA permitted within the Overlay. These are Towns, Villages, Hamlets, and Compact Rural Development (CRD). The Characteristics of Towns, Villages, Hamlets, and CRD are set forth in Attachment C and are generally described in Policies 4.7.1, 4.7.2, 4.7.3 and 4.7.4. Collier County shall establish more specific regulations, guidelines and standards within the LDC Stewardship District to guide the design and development of SRAs to include innovative planning and development strategies as set forth in Section 163.3168(2), Florida Statutes. The size and base density of each form shall be consistent with the standards (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 127 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 set forth on Attachment C. The maximum base residential density as set forth in Attachment C may only be exceeded through the density blending process as set forth in density and intensity blending provision of the Immokalee Area Master Plan or through the affordable - workforce housing density bonus as referenced in the Density Rating System of the Future Land Use Element. The base residential density is calculated by dividing the total number of residential units in a SRA by the overall area therein. The base residential density does not restrict net residential density of parcels within a SRA. The location, size and density of each SRAwill be determined on an individual basis during the SRAdesignation review and approval process. (VII)(XV) Policy 4.7.1: Towns are the largest and most diverse form of SRA, with a full range of housing types and mix of uses. Towns have urban level services and infrastructure that support development that is compact, mixed use, human scale, and provides a balance of land uses to reduce automobile trips and increase livability. Towns shall be not less than 1,000 acres or more than 4,000 acres and are comprised of several villages and/or neighborhoods that have individual identity and character. Towns shall have a mixed -use town center that will serve as a focal point for community facilities and support services. Towns shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. Towns shall have at least one community park with a minimum size of 200 square feet per dwelling unit in the Town. (XV) Towns shall also have parks or public green spaces within neighborhoods. Towns shall include both community and neighborhood scaled retail and office uses, in a ratio as provided in Policy 4.15. Towns may also include those compatible corporate office and light industrial uses as those permitted in the Business Park and Research and Technology Park Subdistricts of the FLUE. Towns shall be the preferred location for the full range of schools, and to the extent possible, schools and parks shall be located abutting each other to allow for the sharing of recreational facilities. Design criteria for Towns shall be included in the LDC Stewardship District. Towns shall not be located within the ACSC. (VI) Policy 4.7.2: Villages are primarily residential communities with a diversity of housing types and mix of uses appropriate to the scale and character of the particular village. Villages shall be not less than 100 acres or more than 1,000 acres. Villages are comprised of residential neighborhoods and shall include a mixed -use village center to serve as the focal point for the community's support services and facilities. Villages shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. Villages shall have parks or public green spaces within neighborhoods. Villages shall include neighborhood scaled retail and office uses, in a ratio as provided in Policy 4.15. Villages are an appropriate location for a full range of schools. To the extent possible, schools and parks shall be located adjacent to each other to allow for the sharing of recreational facilities- Design criteria for Villages shall be included in the LDC Stewardship District. (Vll) Policy 4.7.3: Hamlets are small rural residential areas with primarily single-family housing and limited range of convenience -oriented services. Hamlets shall be not less than 40 or more than 100 acres. Hamlets will serve as a more compact alternative to traditional five -acre lot rural subdivisions currently allowed in the baseline standards. Hamlets shall have a public green space for (XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007 128 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 neighborhoods. Hamlets include convenience retail uses, in a ratio as provided in Attachment C. Hamlets may be an appropriate location for pre-K through elementary schools. Design criteria for Hamlets shall be included in the LDC Stewardship District. To maintain a proportion of Hamlets to Villages and Towns, not more than 5 Hamlets, in combination with CRDs of 100 acres or less, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than 5 additional Hamlets, in combination with CRDs of 100 acres or less, may be approved for each subsequent Village or Town. (Vll) Policy 4.7.4: Compact Rural Development (CRD) is a form of SRA that will provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a Hamlet or Village. A CRD may include, but is not required to have permanent residential housing and the services and facilities that support permanent residents. An example of a CRD is an ecotourism village that would have a unique set of uses and support services different from a traditional residential village_ It would contain transient lodging facilities and services appropriate to eco-tourists, but may not provide for the range of services that necessary to support permanent residents. Except as described above, a CRD will conform to the characteristics of a Village or Hamlet as set forth on Attachment C based on the size of the CRD. As residential units are not a required use, those goods and services that support residents such as retail, office, civic, governmental and institutional uses shall also not be required, however for any CRD that does include permanent residential housing, the proportionate support services listed above shall be provided in accordance with Attachment C. To maintain a proportion of CRDs of 100 acres or less to Villages and Towns, not more than 5 CRDs of 100 acres or less, in combination with Hamlets, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than 5 additional CRDs of 100 acres or less, in combination with Hamlets, may be approved for each subsequent Village or Town. There shall be no more than 5 CRDs of more than 100 acres in size. The appropriateness of this limitation shall be reviewed in 5 years pursuant to Policy 1.22. (VII)N Policy 4.8: An SRA may be contiguous to a FSA or HSA, but shall not encroach into such areas, and shall buffer such areas as described in Policy 4.13. A SRA may be contiguous to and served by a WRA without requiring the WRA to be designated as a SRA in accordance with Policy 3.12 and 3.13. (Vll) Policy 4.9: A SRA must contain sufficient suitable land to accommodate the planned development in an environmentally acceptable manner. The primary means of directing development away from wetlands and critical habitat is the prohibition of locating SRAs in FSAs, HSAs, and WRAs. To further direct development away from wetlands and critical habitat, residential; commercial, manufacturing/light industrial, group housing, and transient housing, institutional, civic and community service uses within a SRA shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. In addition, conditional use essential services and governmental essential services, with the exception of those necessary to serve permitted uses and for public safety, shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. The Index value of greater than 1.2 represents those areas that have a high natural resource value as measured pursuant to Policy 1.8. Less than 2% of potential SRA land achieves an Index score of greater than 1.2_ (X) = Plan Amendment by Ordinance No. 200343 on September 9, 2003 129 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (Vll) Policy 4.10: Within the RLSA Overlay, open space, which by definition shall include public and private conservation lands, underdeveloped areas of designated SSAs, agriculture, water retention and management areas and recreation uses, will continue to be the dominant land use. Therefore, open space adequate to serve the forecasted population and uses within the SRA is provided. To ensure that SRA residents have such areas proximate to their homes, open space shall also comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town, Village, or those CRDs exceeding 100 acres. Lands within a SRA greater than one acre with Index values of greater than 1.2 shall be retained as open space. As an incentive to encourage open space, such uses within a SRA, located outside of the ACSC, exceeding the required thirty-five percent shall not be required to consume Stewardship Credits. (Vll) Policy 4.11: The perimeter of each SRA shall be designed to provide a transition from higher density and intensity uses within the SRA to lower density and intensity uses on adjoining property. The edges of SRAs shall be well defined and designed to be compatible with the character of adjoining property. Techniques such as, but not limited to setbacks, landscape buffers, and recreation/open space placement may be used for this purpose. Where existing agricultural activity adjoins a SRA, the design of the SRA must take this activity into account to allow for the continuation of the agricultural activity and to minimize any conflict between agriculture and SRA uses. (Vll) Policy 4.12: Where a SRA adjoins a FSA, HSA, WRA or existing public or private conservation land delineated on the Overlay Map, best management and planning practices shall be applied to minimize adverse impacts to such lands. SRA design shall demonstrate that ground water table draw down or diversion will not adversely impact the adjacent FSA, HSA, WRA or conservation land. Detention and control elevations shall be established to protect such natural areas and be consistentwith surrounding land and project control elevations and water tables. (Vll) Policy 4.13: Open space within or contiguous to a SRA shall be used to provide a buffer between the SRA and any adjoining FSA, HSA, or existing public or private conservation land delineated on the Overlay Map. Open space contiguous to or within 300 feet of the boundary of a FSA, HSA, or existing public or private conservation land may include: natural preserves, lakes, golf courses provided no fairways or other turf areas are allowed within the first 200 feet, passive recreational areas and parks, required yard and set -back areas, and other natural or man- made open space. Along the west boundary of the FSAs and HSAs that comprise Camp Keais Strand, i.e., the area south of Immokalee Road, this open space buffer shall be 500 feet wide and shall preclude golf course fairways and other turf areas within the first 300 feet. (Vll) Policy 4.14: The SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. No SRA shall be approved unless the capacity of County collector or arterial road(s) serving the SRA is demonstrated to be adequate in accordance with the Collier County Concurrency (VII) =Plan Amendment by Ordinance No. 2002-54 on October22, 2002 130 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 Management System in effect at the time of SRA designation- A transportation impact assessment meeting the requirements of Section 2.7.3 of the LDC, or its successor regulation shall be prepared for each proposed SRA to provide the necessary data and analysis. (VIQ(XIII) Policy 4.15.1: SRAs are intended to be mixed use and shall be allowed the full range of uses permitted by the Urban Designation of the FLUE, as modified by Policies 4.7, 4.7.1, 4-7.2, 4.7.3, 4.7.4 and Attachment C. An appropriate mix of retail, office, recreational, civic, governmental, and institutional uses will be available to serve the daily needs and community wide needs of residents of the RLSA. Depending on the size, scale, and character of a SRA, such uses may be provided either within the specific SRA, within other SRAs in the RLSA or within the Immokalee Urban Area. By example, each Village or Town shall provide for neighborhood retailloffice uses to serve its population as well as appropriate civic and institutional uses, however, the combined population of several Villages and Hamlets may be required to support community scaled retail or office uses in a nearby Town. Standards for the minimum amount of non-residential uses in each category are set forth in Attachment C, and shall be also included in the Stewardship LDC District. (XIII) Policy 4.15.2: The Board of County Commissioners (BCC) may, as a condition of approval and adoption of an SRA development, require that suitable areas for parks, schools, and other public facilities be set aside, improved, and/or dedicated for public use. When the BCC requires such a set aside for one or more public facilities, the set aside shall be subject to the same provisions of the LDC as are applicable to public facility dedications required as a condition for PU❑ rezoning. (XIII) Policy 4.15.3: Applicants for SRA designation shall coordinate with Collier County School Board staff to allow planning to occur to accommodate any impacts to the public schools as a result of the SRA. As a part of the SRA application, the following information shall be provided: 1. Number of residential units by type; 2. An estimate of the number of school -aged children for each type of school impacted (elementary, middle, high school); and 3. The potential for locating a public educational facility or facilities within the SRA, and the size of any sites that may be dedicated, or otherwise made available for a public educational facility. (V I I) (XI I I)(XV) (XLI V) Policy 4.16: A SRA shall have adequate infrastructure available to serve the proposed development, or such infrastructure must be provided concurrently with the demand. The level of infrastructure provided will depend on the form of SRA development, accepted civil engineering practices, and LDC requirements. The capacity of infrastructure necessary to serve the SRA at build - out must be demonstrated during the SRA designation process. Infrastructure to be analyzed includes transportation, potable water, wastewater, irrigation water, stormwater management, and solid waste. Transportation infrastructure is discussed in Policy 4.14. Centralized or decentralized community water and wastewater utilities are required in Towns, Villages, and those CRDs exceeding one hundred (100) acres in size, and may be required in CRDs that are one hundred (100) acres or less in size, depending upon the permitted uses approved (XLIV) = Plan Amendment by Ordinanr;e No. 2017-22 an June 13, 2017 131 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 within the CRD. Centralized or decentralized community water and wastewater utilities shall be constructed, owned, operated and maintained by a private utility service, the developer, a Community Development District, the Immokalee Water Sewer Service District, Collier County, or other governmental entity. Innovative alternative water and wastewater treatment systems such as decentralized community treatment systems shall not be prohibited by this Policy provided that they meet all applicable regulatory criteria. Individual potable water supply wells and septic systems, limited to a maximum of 100 acres of any Town, Village or CRD of 100 acres are permitted on an interim basis until services from a centralizedldecentralized community system are available. Individual potable water supply wells and septic systems are permitted in Hamlets and may be permitted in CRDs of 100 acres or less in size. (XIII) Policy 4.17: The BCC will review and approve SRA designation applications in accordance with the provisions of Policy 1.1.2 of the Capital Improvement Element of the GMP for Category A public facilities. Final local development orders will be approved within a SRA designated by the BCC in accordance with the Concurrency Management System of the GMP and LDC in effect at the time of final local development order approval. (XI II)(XV)(XLIV) Policy 4.18: The SRA will be planned and designed to be fiscally neutral or positive to Collier County at the horizon year based on a public facilities impact assessment, as identified in LDC 4.08.07.K. The BCC may grant exceptions to this Policy to accommodate affordable - workforce housing, as it deems appropriate. Techniques that may promote fiscal neutrality such as Community Development Districts, and other special districts, shall be encouraged. At a minimum, the assessment shall consider the following public facilities and services: transportation, potable water, wastewater, irrigation water, stormwater management, solid waste, parks, law enforcement, and schools. Development phasing, developer contributions and mitigation, and other public/private partnerships shall address any potential adverse impacts to adopted levels of service standards. (VI I)(XII I)(XLIV) Policy 4.19: Eight (8) credits shall be required for each acre of land included in a SRA, except for open space in excess of the required thirty-five percent as described in Policy 4.10 or for land that is designated for a public benefit use described in Policy 4.19. In order to promote compact, mixed use development and provide the necessary support facilities and services to residents of rural areas, the SRA designation entitles a full range of uses, accessory uses and associated uses that provide a mix of services to and are supportive to the residential population of a SRA, as provided for in Policies 4.7, 4.15 and Attachment C. Such uses shall be identified, located and quantified in the SRA master plan. (VII)(xuq(xuV) Policy 4.20: The acreage of a public benefit use shall not count toward the maximum acreage limits described in Policy 4.7. For the purpose of this Policy, public benefit uses include: public schools (preK-12) and public or private post secondary institutions, including ancillary uses; community parks exceeding the minimum acreage requirements of Attachment C, municipal golf courses; regional parks; and governmental facilities excluding essential services as defined in the LDC. The location of public schools shall be coordinated with the Collier County School Board, based on the interlocal agreement, 163.3177 F.S. and in a manner consistent (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 132 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 with 235.193 F.S. Schools and related ancillary uses shall be encouraged to locate in or proximate to Towns, Villages, and Hamlets subject to applicable zoning and permitting requirements. (VI l)(XII l)(XLIV) Policy 4.21: Lands within the ACSC that meet all SRA criteria shall also be restricted such that credits used to entitle a SRA in the ACSC must be generated exclusively from SSAs within the ACSC. Further, the only form of SRA allowed in the ACSC east of the Okaloacoochee Slough shall be Hamlets and CRDs of 100 acres or less and the only form of SRA allowed in the ACSC west of the Okaloacoochee Slough shall be Villages and CRDs of not more than 300 acres and Hamlets. Provided, however, that two Villages or CRDs of not more than 500 acres each, exclusive of any lakes created prior to the effective date of this amendment as a result of mining operations, shall be allowed in areas that have a frontage on State Road 29 and that, as of the effective date of these amendments, had been predominantly cleared as a result of Ag Group I or Earth Mining or Processing Uses. This Policy is intended to assure that the RLSA Overlay is not used to increase the development potential within the ACSC but instead is used to promote a more compact form of development as an alternative to the Baseline Standards already allowed within the ACSC. No policy of the RLSA Overlay shall take precedence over the Big Cypress ACSC regulations and all regulations therein shall apply. (VI1) Group 5 — Policies that protect water quality and quantity and the maintaining of the natural water regime and protect listed animal and plant species and their habitats on land that is not voluntarily included in the Rural Lands Stewardship Area program. (Vll) Policy 5.1: To protect water quality and quantity and maintenance of the natural water regime in areas mapped as FSAs on the Overlay Map prior to the time that they are designated as SSAs under the Stewardship Credit Program. Residential Uses, General Conditional Uses, Earth Mining and Processing Uses, and Recreational Uses (layers 1-4) as listed in the Matrix shall be eliminated in FSAs. Conditional use essential services and governmental essential services, except those necessary to serve permitted uses or for public safety, shall only be allowed in FSAs with a Natural Resource Stewardship Index value of 1.2 or less. Where practicable, directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil or gas extraction in FSAs in order to minimize impacts to native habitats. Asphaltic and concrete batch making plants shall be prohibited in areas mapped as HSAs. The opportunity to voluntarily participate in the Stewardship Credit Program, as well as the right to sell conservation easements or a free or lesser interest in the land, shall constitute compensation for the loss of these rights. (VII) Policy 5.2: To protect water quality and quantity and maintenance of the natural water regime and to protect listed animal and plant species and their habitats in areas mapped as FSAs, HSAs, and WRAs on the Overlay Map that are within the ACSC, all ACSC regulatory standards shall apply, including those that strictly limit non-agricultural clearing. (VII) Policy 5.3: To protect water quality and quantity and maintenance of the natural water regime and to protect listed animal and plant species and their habitats in areas mapped as FSAs, HSAs, and WRAs on the Overlay Map that are not within the ACSC, if a property owner proposes (XLIV) = Plan Amendment by ordinance No. 2017-22 on June 13, 2017 133 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 to utilize such land for a non-agricultural purpose under the Baseline Standards referenced in Policy 1.5 and does not elect to use the Overlay, the following regulations are applicable, shall be incorporated into the LAC, and shall supersede any comparable existing County regulations that would otherwise apply. These regulations shall only apply to non-agricultural use of land prior to its inclusion in the Overlay system: 1. Site clearing and alteration shall be limited to 20% of the property and nonpermeable surfaces shall not exceed 50% of any such area. 2. Except for roads and lakes, any nonpermeable surface greater than one acre shall provide for release of surface water runoff, collected or uncollected, in a manner approximating the natural surface water flow regime of the surrounding area. 3. Revegetation and landscaping of cleared areas shall be accomplished with predominantly native species and planting of undesirable exotic species shall be prohibited. 4. An Environmental Impact Statement shall be prepared by the applicant and reviewed by Collier County in accordance with County regulations. 5. Roads shall be designed to allow the passage of surface water flows through the use of equalizer pipes, interceptor spreader systems or performance equivalent structures. (VII) Policy 5.4: Collier County will coordinate with appropriate State and Federal agencies concerning the provision of wildlife crossings at locations determined to be appropriate. (Vll) Policy 5.5: For those lands that are not voluntarily included in the Rural Lands Stewardship program, non-agricultural development, excluding individual single family residences, shall be directed away from the listed species and their habitats by complying with the following guidelines and standards: 1. A wildlife survey shall be required for all parcels when listed species are known to inhabit biological communities similar to those existing on site or where listed species are directly observed on the site. The survey shall be conducted in accordance with the requirements of the Florida Fish and Wildlife Conservation Commission (FFWCC) and U.S. Fish and Wildlife Service (USFWS) guidelines. The County shall notify the FFWCC and USFWS of the existence of any listed species that may be discovered. (xlll)(XLIV) 2. Wildlife habitat management plans for listed species and for those protected species identified below shall be submitted for County approval. A plan shall be required for all projects where the wildlife survey indicates listed species or the protected species identified below are utilizing the site, or the site contains potential habitat for listed species. These plans shall describe how the project directs incompatible land uses away from listed species and their habitats. Management plans for new preserves shall also outline a public awareness program to educate residents about the on -site preserve and the need to maintain habitat within the preserve for listed species and those protected species identified below. a. Management plans for new preserves shall incorporate proper techniques to protect listed species, and those protected species identified below, and their habitats from the negative impacts of proposed development. Open space and vegetation preservation requirements shall be used to establish buffer areas between wildlife habitat areas and areas dominated by human activities. Provisions such as fencing, walls, or other obstructions shall be provided to (XLIV) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 134 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 minimize development impacts to the wildlife and to facilitate and encourage wildlife to use wildlife corridors. Appropriate roadway crossings, underpasses and signage shall be used where roads must cross wildlife corridors. i. Management guidelines contained in publications used by the FFWCC and U5FW5 for technical assistance shall be used for developing required management plans. (xlll) ii. The County shall consider any other techniques recommended by the U5FW5 and FFWCC, subject to the provision of paragraph 3 of this Policy. (xlll) iii. When listed species are directly observed on site or indicated by evidence, such as denning, foraging, or other indications, a minimum of 40% of native vegetation on site shall be retained, with the exception of clearing for agricultural purposes. The County shall also consider the recommendation of other agencies, subject to the provisions of paragraph 3 of this Policy. b. For parcels containing gopher tortoises (Gopherus polyphemus), habitat management plans are required and shall give priority to protecting the largest most contiguous gopher tortoise habitat with the greatest number of active burrows, and for providing a connection to off site adjacent gopher tortoise preserves. c. Habitat preservation plans for the Florida scrub jay (Aphel000ma coerulescens) are required and shall provide for a maintenance program and specify appropriate fire or mechanical protocols to maintain the natural scrub community. d. For the bald eagle (Haliaeetus leucocephalus), habitat management plans are required and shall establish protective zones around the eagle nest restricting certain activities. The plans shall also address restricting certain types of activities during the nest season. e. For the red -cockaded woodpecker (Picoides borealis), habitat protection plans are required and shall outline measures to avoid adverse impacts to active clusters and to minimize impacts to foraging habitat. Where adverse effects cannot be avoided, measures shall be taken to minimize on -site disturbance and compensate or mitigate for impacts that remain. f. In areas where the Florida black bear (Ursus americanus floridanus) may be present, management plans are required and shall require that garbage be placed in bear -resistant containers where such containers are available and accepted for use by Collier County, or containers stored in locations not easily accessible to bears. The management plan shall also identify methods to inform local residents of the concerns related to interaction between black bears and humans. g. For projects located in Priority I or Priority II Panther Habitat areas, management plans are required and shall discourage the destruction of undisturbed, native habitats that are preferred by the Florida panther (Felis concolor coryi) by directing intensive land uses to currently disturbed areas. Preferred habitats include pine flatwoods and hardwood hammocks. In turn, these areas shall be buffered from the most intense land uses of the project by using low intensity land uses (e.g., parks, passive recreational areas, golf courses). Gold courses within the Rural Lands Area shall be designed and managed using standards found within this Overlay. The management plans shall identify appropriate lighting controls for these permitted uses and shall also address the opportunity to utilize prescribed burning to maintain fire -adapted preserved vegetation communities and provide browse for white-tailed deer. (XLIV) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 135 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 h. The Management Plans shall contain a monitoring program for developments greater than ten (10) acres. 3. The County shall, consistent with applicable policies of this Overlay, consider and utilize recommendations and letters of technical assistance from the Florida Fish and Wildlife Conservation Commission and recommendations from the US Fish and Wildlife Service in issuing development orders on property containing listed species. It is recognized that these agency recommendations, on a case by case basis, may change the requirements contained within these wildlife protection policies and any such change shall be deemed consistent with the Growth Management Plan. (VII)(XLIV) Policy 5.6: For those lands that are not voluntarily included in the Rural Lands Stewardship program, Collier County shall direct non-agricultural land uses away from high functioning wetlands by limiting direct impacts within wetlands. A direct impact is hereby defined as the dredging or filling of a wetland or adversely changing the hydroperiod of a wetland. This Policy shall be implemented as follows: 1. There are two (2) major wetlands systems within the RLSA, Camp Keais Strand and the Okaloacoochee Slough. These two systems have been mapped and are designated as FSNs. Policy 5.1 prohibits certain uses within the FSXs, thus preserving and protecting the wetlands functions within those wetland systems. 2. The other significant wetlands within the RLSA are WRAs as described in Policy 3.3. These areas are protected by existing SFWMD wetlands permits for each area. 3. FSAs, HSAs and WRAs, as provided in Policy 5.3, and the ACSC have stringent site clearing and alteration limitations, nonpermeable surface limitations, and requirements addressing surface water flows which protect wetland functions within the wetlands in those areas. Other wetlands within the RLSA are isolated or seasonal wetlands. These wetlands will be protected based upon the wetland functionality assessment described below, and the final permitting requirements of the South Florida Water Management District. a. The County shall apply the vegetation retention, open space and site preservation requirements specified within this Overlay to preserve an appropriate amount of native vegetation on site. Wetlands shall be preserved as part of this vegetation requirement according to the following criteria: (Xlll)(XLIV) i. The acreage requirements specified within this Overlay shall be met by preserving wetlands with the highest wetland functionality scores. Wetland functionality assessment scores shall be those described in paragraph (b) of this Policy. The vegetative preservation requirements imposed by Policies 5.3 and 5.5 shall first be met through preservation of wetlands having a functionality assessment score of 0.65 or a Uniform Wetland Mitigation Assessment Method score of 0.7, or greater_ The County shall apply specific criteria in the LDC to be used to determine those instances in which wetlands with a WRAP functionality assessment score of 0.65 or a Uniform Wetland Mitigation Assessment Method score of 0.7, or greater must be preserved in excess of the preservation required by Policy 5.3. H. Wetlands used by listed species or serving as corridors for the movement of listed species shall be preserved on site. Wetland flowway functions through the project shall be maintained. (XLIV) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 136 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (XLIV) iii. Proposed development shall demonstrate that ground water table drawdowns or diversions will not adversely change the hydoperiod of preserved wetlands on or offsite. Detention and control elevations shall be set to protect surrounding wetlands and be consistent with surrounding land and project control elevations and water tables. In order to meet these requirements, projects shall be designed in accordance with Sections 10.2.2.4 of the Environmental Resource Permit Applicant's Handbook Volume I, and Sections 3.11 and 3.12 of the Environmental Resource Permit Applicant's Handbook Volume 11 for use within the Geographic Limits of the South Florida Wafer Management District (2014). Upland vegetative communities may be utilized to meet the vegetative, open space and site preservation requirements of this Overlay when the wetland functional assessment score is less than 0.65. (XIII) b. In order to assess the values and functions of wetlands at the time of project review, applicants shall rate functionality of wetlands using the South Florida Water Management District's Wetland Rapid Assessment Procedure (WRAP), as described in Technical Publication Reg-001, dated September 1997, and updated August 1999, or the Uniform Wetland Mitigation Assessment Method, identified as F.A.C. Chapter 62-345. The applicant shall submit to County staff agency - accepted WRAP scores, or Uniform Wetlands Mitigation Assessment scores. County staff shall review this functionality assessment as part of the County's EIS provisions and shall use the results to direct incompatible land uses away from the highest functioning wetlands according to the requirements found in paragraph 3 a bove. (XLIV) c. All direct impacts shall be mitigated for pursuant to the requirements of paragraph (f) of this Policy. d. Single family residences shall follow the requirements contained within Policy 6.2.7 of the Conservation and Coastal Management Element. (XV) e. The County shall separate preserved wetlands from other land uses with appropriate buffering requirements. The County shall require a minimum 50-foot vegetated upland buffer abutting a natural water body, and for other wetlands a minimum 25-foot vegetated upland buffer abutting the wetland. A structural buffer may be used in conjunction with a vegetative buffer that would reduce the vegetative buffer width by 50%. A structural buffer shall be required abutting wetlands where direct impacts are allows. Wetland buffers shall conform to the following standards: The buffer shall be measured landward from the approved jurisdictional line ii. The buffer zone shall consist of preserved native vegetation. Where native vegetation does not exist, native vegetation compatible with the existing soils and expected hydrologic conditions shall be planted. iii. The buffer shall be maintained free of Category I invasive exotic plants, as defined by the Florida Exotic Pest Plant Council. iv. The following land uses are considered to be compatible with wetland functions and are allowed within the buffer: (1) Passive recreational areas, boardwalks and recreational shelters; (2) Pervious nature trails; (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 137 Carroll & Carroll 5348 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (3) Water management structures; (4) Mitigation areas; (5) Any other conservation and related open space activity or use which is comparable in nature with the foregoing uses. v. A structural buffer may consist of a stem -wall, berm, or vegetative hedge with suitable fencing. f. Mitigation shall be required for direct impacts to wetland in order to result in no net loss of wetland functions. Mitigation Requirements: i. "No net loss of wetland functions" shall mean that the wetland functional score of the proposed mitigation equals or exceeds the wetland functional score of the impacted wetlands. Priority shall be given to mitigation within FSAs and HSAs. (XV) ii. Loss of storage or conveyance volume resulting from direct impacts to wetlands shall be compensated for by providing an equal amount of storage or conveyance capacity on site and within or abutting the impacted wetland. iii. Protection shall be provided for preserved or created wetland or upland vegetative communities offered as mitigation by placing a conservation easement over the lend in perpetuity, providing for initial exotic plant removal (Class I invasive exotic plants defined by the Florida Exotic Plan Council) and continuing exotic plant maintenance, or by appropriate ownership transfer to a state or federal agency along with sufficient funding for perpetual management activities. (XLIV) iv. Prior to issuance of any final development order that authorizes site alteration, the applicant shall demonstrate compliance with paragraphs (f) i, ii, and iii of this Policy. If agency permits have not provided mitigation consistent with this Policy, Collier County will require mitigation exceeding that of the jurisdictional agencies. g. Wetland preservation, buffer areas, and mitigation areas shall be identified or platted as separate tracts. In the case of a Planned Unit Development (PUD), these areas shall also be depicted on the PUD Master Plan. These areas shall be maintained free from trash and debris and from Category I invasive exotic plants, as defined by the Florida Exotic Pest Plant Council. Land uses allowed in these areas shall be limited to those listed above (3.e.iv.) and shall not include any other activities that are detrimental to drainage, flood, control, water conservation, erosion control or fish and wildlife habitat conservation and preservation. (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 138 Carroll & Carroll 5348 Addenda m � O a z % N a o m a a .o a a i 413 i m a U m "P a c o c 3 A w 2¢ Y Q op m Y a - 2 'v t 79 p�H Q Q C? a+ Lp 73 r, m 3 — _ 7 oa — c c O a= Q 0 0>> V L L L Q E L Q aL+ O O N 4 v t Q Q. LL O a F a c L a � U U � N m � i C � by 0 � c a L a E G oq 2 obi L Y• E E cG m t 4 a3 y a O — 7 O L V i a c� u } v cmi m m— m 3 .'2 � q L •7 .Y V N s 2 g 2 a a E a a y a Y O m L L V N Q Y Carroll & Carroll 5348 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 & Carroll 5348 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 & Carroll 5348 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 & Carroll 5348 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 & Carroll 5348 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 & Carroll 5348 Report Addenda 27. Model homes and model 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 & Carroll 5348 Addenda The Mobile home Overlay (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when certain requirements and procedures are met. Carroll & Carroll 5348 Report Addenda 4 Stantec 5801 Pelican Bay Boulevard, Suite 300. Naples, FL 3410E Legal description Part of Section 22, 23, & 27, Township 48 South, Range 29 East Collier County, Florida All that part of Sections 22, 23, and 27, all of Township 48 South. Range 29 East, Collier County, Florida, being more particularly described as follows: COMMENCING at the Northwest comer of said Section 22, thence along the West line of said Section 22, South 00024'44" East 50.00 feet to a point on the South right-of- way line of Oil Well Road; Thence, along said south right-of-way line, in the following five (5) described courses: 1. North 89°23'26" East 0.20 feet; 2. North 89°19'25" East 149.80 feet to the POINT OF BEGINNING; 3. Continue North 89019'25" East 2,494.34 feet; 4. North 89°20'33" East 2,650.56 feet; 5. North 89°19'43" East 2,646.08 feet; 6. North 89°19'55" East 1,496.63 feet; Thence leaving said right-of-way line, South 00°40'05" East 552.69 feet; Thence North 89018'21" East 904.17 feet; Thence South 37027'50" East 368.44 feet; Thence along a line 20.00 feet West of, and parallel to the East line of Section 23, Township 48 South, Range 29 East, Collier County, Florida, South 001141'39" East 1,766.23 feet; Thence continue along said line 20.00 feet West of and parallel to the East line of Section 23, South 001105'49" West 2,233.89 feet; Thence leaving said line, North 78002'12" West 913.84 feet; Thence South 671110'42" West 782.55 feet to a point on the South line of the "Covered" designation as depicted on figure 2.1-1 of the "Eastern Collier Multiple Species Incidental Take Permit Applications and Habitat Conservation Plan" draft environmental impact statement prepared by US Fish & Wildlife Service, dated September 2018; Thence along the South line of said "Covered" designation, in the following sixty-four (64) described courses: 1. North 40°50'46" West 553.63 feet; 2. North 18'44'13" West 117.24 feet; 3. North 54°39'13" West 186.43 feet; 4. North 61°4745" West 228.21 feet; 5. North 52°42'34" West 129.48 feet; 6. North 59'26'11" West 125.34 feet; 7. North 70°35'54" West 340.30 feet; 8. North 17°21'36" West 82.19 feet; 9. North 85°42'57" West 196.77 feet; 10. South 43°16'S4" West 114.48 feet; 11 _ North 83°59'33" West 187.44 feet; 12_ South 60°32'14" West 129.58 feet; 13. South 74°03'38" West 107.13 feet; 14_ North 80°26'19" West 442.73 feet; 15. North 73°01'04" West 184.65 feet; Carroll & Carroll 5348 Report Addenda Stantec 16. North 43°2248" West 121.42 feet; 17. North 81*39'11" West 102.40 feet. 18. North 49°14'31" West 354.20 feet; 19. North 36°13'26" West 121.17 feet; 20. South 86°19'39" West 534.65 feet; 21. North 76°09'36" West 596.75 feet; 22. South 15°38'57" West 1,233.80 feet; 23. !North 79°01'35" West 131.66 feet; 24. North 75°49'39" West 601.13 feet; 25. South 22°50'58" West 33.88 feet; 26. North 78°55'01" West 251.91 feet; 27. North 78°55'03" West 25.14 feet; 28. North 73°55'54" West 6.43 feet; 29. North 73°06'05" West 434.82 feet; 30. North 81 °35'44" West 47.17 feet; 31. South 001100'00" East 137.21 feet; 32. South 07°32'55" West 100.98 feet; 33. North 59'00'11" West 570.30 feet; 34. North 84°54'01" West 317.20 feet; 35. South 00°32'41" West 55.93 feet; 36. South 74°27'27" West 74.46 feet; 37. South 02°26'45" West 555.16 feet; 38. South 02°46'13" West 76.39 feet; 39. North 87°07'06" East 84.22 feet; 40. South 79°13'56" East 209.20 feet; 41. South 00000'00" East 75.51 feet; 42. South 05°24'02" West 260.45 feet; 43. South 52°59'07" West 102.76 feet; 44. South 87°03'49" West 98.13 feet; 45. South 49°27'02" West 67.87 feet; 46. South 74°33'40" West 46.78 feet; 47. South 46°56'36" West 126.19 feet; 48. South 44°04'31" West 152.99 feet; 49. South 49°27'02" West 72.21 feet; 50. Continue along said line South 49°27'02" West 29.22 feet; 51. South 20°45'30" West 29.66 feet; 52. South 26°37'32" West 253.20 feet; 53. South 18'18'06" West 19.94 feet; 54. South 83°22'14" West 101.76 feet; 55. South 87°16'34" West 168.98 feet; 56. North 59°30'38" West 14.84 feet; 57. North 74°52'58" West 14.07 feet; 58. North 56°19'33" West 50.23 feet; 59. North 35'33'17" West 72.77 feet; 60. North 88°23'56" West 403.55 feet; 61. South 54°06'25" West 100.98 feet; 62. South 001100'00" East 50.75 feet; 63. South 56°46'55" West 97.79 feet; 64. North 90000'00" West 299.02 feet; Thence leaving said South boundary, South 89°59'25" West 208.07 feet; Thence North 00*16'05" West 537.84 feet; Carroll & Carroll 5348 Report Addenda Stantec Thence North 00°29'51" West 4,949.48 feet; Thence North 89°19'25" East 50.00 feet; Thence North 00°29'51" West 330.00 feet to the POINT OF BEGINNING. Containing 1,048.97 acres, more or less. Subject to easements and restrictions of record. Certificate of authorization AB-7866 Stantec Consulting Services, Inc. Registered Engineers and Land Surveyors C* By: November 20, 2019 Lance T Miller, Professional Surveyor and Mapper #LS5627 Not valid unless embossed with the Professional's seal. Ref. 2H-237 rev2 Carroll & Carroll 5348 Addenda im BARRON COLLIER COMPANIES August 5, 2019 [VIA ELECTRONIC DELIVERY ONLY] Board of County Commissioners of Collier County, Florida c/o Real Property Management Attn: Toni Mott 3335 Tamiami Trail East, Suite 101 Naples Florida 34112 Re: Collier County ("Buyer") p/f Barron Collier Partnership, LLLP ("Seller") Southeast Corner of Oil Well Road (CR 858) and Camp Keais Road ("Property") Dear Ms. Mott: This Letter of Intent (hereinafter, "10I") is an outline of the terms and conditions of a proposed purchase and sale transaction between the Parties set forth above. When countersigned by the Buyer in the spaces provided below, this letter will serve as guide in the preparation of a purchase and sale contract ("Contract") with respect to the Property, as defined below. The Parties shall not be contractually bound to each other with respect to a purchase and sale until such time that the Contract has been executed. Specifically, we propose a transaction that would incorporate the following parameters: 1. Property Description: A minimum of 200 acres and a maximum of 934 acres of developable land. in Sections 22 and 23, Township 48 North, Range 29 East located at the southeast corner of Oil Well Road (CR 858) and Camp Keais Road. See attached Exhibit A. 2. Purchase Price: $15,000 per acre of developable land. 3. Inspection: The Property is sold "As -Is." Buyer shall have the right to inspect the Property at any time prior to Closing. Buyer shall, in performing such inspections, use due care and shall indemnify Seller on account of any loss or damages occasioned thereby and any claim made against Seller as a result of Buyers entry. Seller shall be notified twenty-four (24) hours prior to Buyer's inspection(s) of the Property. 4. Closing: Closing shall be thirty (30) days following the execution of the Contract. S. Buyer Default: If Buyer fails to close the transaction contemplated hereby, and Seller is not in default, Seller shall have the right to terminate and cancel the Contract and Buyer shall pay Seller one percent (1%) of the purchase price as liquidated damages. 6. Title and Survey; Buyer may, at Buyer's expense, obtain a survey of the Property and a title insurance commitment for the Property. Buyer shall have the right to review the survey and title commitment and object to matters shown thereon. Seller shall have ten (10) days to satisfy any objections. 2600 Golden Gate Parkway, Naples, Florida 34105 Luau u.Lrerraitalfier.toni 239,262.2600 Carroll & Carroll 5348 Addenda Conditions: (a) If the Property includes the existing Lee County Electric Cooperative electric service to the farm building south of the Property, Buyer shall relocate the service to from the Property. Seller will assist in granting the necessary easement required as part of the relocation. (b) Buyer will allow the existing agricultural and compost lessees of the Property to remain for a minimum of one (1) year after Closing. Seller shall cooperate with Buyer in the assignment of these leases. 8. Closing Documents: Documents to be delivered at Closing shall include, but not be limited to, a general warranty deed, title affidavits, bill of sale, assignment of all development rights and permits, and other normal and customary closing documentation, and any other documentation required under the Title Commitment or otherwise necessary to effectively transfer title to the Property to the Buyer. 9. Closing Costs: Each Party shall be responsible for payment of its own attorney's fees. Seller shall pay all documentary stamp taxes due relating to the recording of the warrant deed and the cost of recording any instruments necessary to clear Seller's title to the Property. Purchaser shall pay for the survey, title commitment, title insurance, and the cost of recording the warranty deed. Real estate taxes shall be prorated at Closing. 10. Escrow Agent: Neither Party has utilized the services of a real estate broker. This Letter of Intent sets forth the basis for the terms of the proposed transaction. It is the intention of the parties to negotiate in good faith a final Contract incorporating the substantive provisions of this Letter of Intent. The parties shall use good faith efforts to complete and execute the agreement within thirty (30) days from the execution of this Letter of Intent. Except for the negotiation in good faith, the parties shall have no further rights or obligations under this Letter of Intent. In no event shall this Letter of Intent create any contractual obligations or duties for either Buyer or Seller. Since , � /�-, David B. Genson, PE, Sr. Vice President Barron Collier Companies Date: August 5, 2019 AGREED AND ACCEPTED BY: By: C'� Name: Leo Ochs Title: County Ma%�a er Date:_ / ( Carroll & Carroll 7 5348 Report Addenda r0 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 Rollins 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 (Board of Directors) 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 5348 Addenda RICK SCOTT, GOVERNOR JONATHAN ZACHEM, SECRETARY dbpr 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 2805 HORSESHOE DRIVE SOUTH SUITE 100 f 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