CCLAAC Agenda 07/12/2021
AGENDA
CONSERVATION COLLIER
LAND ACQUISITION ADVISORY COMMITTEE
July 12, 2021 9:00 A.M.
Commission Boardroom
W. Harmon Turner Building (Building “F”), Third Floor
As part of an ongoing initiative to promote social distancing during the Covid-19 pandemic, the public will have the
opportunity to provide public comments remotely, as well as in person. Individuals who would like to participate
remotely, should register here. Individuals who register will receive an email in advance of the public hearing detailing
how they can participate remotely in this meeting. For additional information about the meeting, please call Summer
Araque at (239) 252-2979 or email to: ConservationCollier@colliercountyfl.gov
I. Roll Call
II. Approval of Agenda
III. Approval of May 10, 2021 Meeting Minutes
IV. New Business
A. Acquisition Cycle 10
1. Big Hammock Initial Criteria Screening report
2. Multi-Parcel projects Appraisal
V. Old Business
A. Railhead Scrub Preserve updates
1. School site coordination
2. Veterans Memorial Boulevard
VI. Coordinator Communications
A. BCC Items
B. Preserve Updates
C. Move meetings for 2022
D. Miscellaneous Items
VII. Subcommittee Reports
A. Lands Evaluation & Management – Chair, Bill Poteet – next meeting September 8, 2021
B. Outreach – Chair, Brittany Patterson-Weber – last meeting March 24, 2021
C. Ordinance Policy and Rules –Chair to be selected at next meeting; next meeting July 28, 2021
VIII. Chair and Committee Member Comments
IX. Public General Comments
X. Staff Comments
XI. Next Meeting – August 9, 2021
XII. Adjourn
******************************************************************************************************
Committee Members: Please notify Summer Araque at 252-2979 no later than 5:00 p.m. Thursday, July 8, 2021 if
you cannot attend this meeting or if you have a conflict and will abstain from voting on an agenda item.
May 10, 2021
1
MINUTES OF THE CONSERVATION COLLIER LAND ACQUISITION
ADVISORY COMMITTEE MEETING
Naples, Florida, May 10, 2021
LET IT BE REMEMBERED, the Conservation Collier Land Acquisition Advisory
Committee in and for the County of Collier, having conducted business herein, met on this
date at 9:00 A.M. in REGULAR SESSION at Administrative Building “F”, 3rd
Floor, Collier County Government Complex Naples, Florida with the following
members present:
CHAIRMAN: Bill Poteet
VICE CHAIRMAN: Michele Lenhard
Michael Seef (via Zoom)
Gary Bromley (via Zoom)
Brittany Patterson-Weber
Thomas J. Iandimarino
Hannah Rinaldi
David Corban
Carl Kuehner (via Zoom)
ALSO PRESENT: Summer Araque, Conservation Collier Program Coordinator
Jennifer Belpedio, Assistant County Attorney
Melissa Hennig, Regional Manager, Parks and Recreation
May 10, 2021
2
Any persons in need of the verbatim record of the meeting may request a copy of the video recording
from the Collier County Communications and Customer Relations Department or view online.
I. Roll Call
Chairman Poteet called the meeting to order at 9:00 AM. Roll call was taken, and a quorum was
established.
Ms. Lenhard moved to allow Mr. Bromley, Mr. Kuehner and Mr. Seef to participate via Zoom due
to an extraordinary circumstance. Second by Ms. Rinaldi. Carried unanimously 6 – 0.
II. Approval of Agenda
Mr. Seef moved to approve the Agenda. Second by Ms. Rinaldi. Carried unanimously 9 – 0.
III. Approval of April 12, 2021 Minutes
Ms. Patterson-Weber moved to approve the minutes of the April 12, 2021 meeting subject to the
following changes:
Page 2 – Item B – Line 9 - “Robert Gore, III “Preserve…”
Page 6 paragraph 6 – from “…recommendation several lots on Marco Island identified…” to
“…recommendation that several lots on Marco Island identified…”
Page 6 paragraph 7 – from “…if they so desire at which…” to “…if they so desire , at
which…”
Page 4 C.2.d – from “…the seller not have the ability to…” to “…the seller should not have
the ability to…”
VII.B – Outreach Subcommittee - Chair from “Michele Lenhard” to “Brittany Patterson-
Weber”
Second by Ms. Lenhard. Carried unanimously 9 – 0.
IV. New Business
A. Gore MOU Revisions
Shane Duff, Cypress Cove Landkeepers, Inc. requested the Memorandum of Understanding
(MOU) between the organization and the County be amended. An issue recently came to light
whereby to undertake improvements at their site, the County required a “re-zone” of their property
to Commercial. After meeting with Staff at the Growth Management Division, it was determined
the best avenue to address the issue is to amend the MOU executed between the parties by adding
Section 5.G of the MOU and citing Section 2.01.03 A.9 of the Land Development Code which
identifies uses allowed on Conservation Collier lands. The language for Section 5.G is proposed
as follows:
“The provisions set forth in Section 2.01.03 A.9 of the Collier County Land Development Code
relating to “Conservation Collier lands” and all “permitted minor improvements” listed therein
shall be applicable to Cypress Cove Property.”
Ms. Rinaldi moved to add the language as proposed to the previously approved Memorandum of
Understanding between Collier County and the Cypress Cove Landkeepers, Inc. Second by Mr.
Iandimarino. Carried unanimously 9 – 0.
B. Cycle 10 – Initial Screening Criteria worksheet properties for review
May 10, 2021
3
1. Review process
Ms. Araque provided the “Cycle 10 Initial Screening Criteria Properties for Review – May
10, 2021” for informational purposes. There are 4 properties under review today and a parcel
needs to meet 2 out of the 6 criteria to move forward in the process.
2. Rivers Road (Popp)
Ms. Araque presented the “Rivers Road Preserve Joseph Popp Initial Criteria Screening
Report” for informational purposes.
Property Owner: Joseph Popp
Property Location: Rivers Road Parcel size: 19.4 acres
She provided an overview of the report which details how the application meets the Initial
Screening Criteria.
Ms. Lenhard moved to move the application forward in the Initial Screening Criteria Report
process. Second by Mr. Seef. Carried unanimously 9 – 0.
3. HHH Ranch Section 33 (various owners)
Ms. Araque presented the “Mary Pat Hussey and John Vega Conservation Collier Initial
Criteria Screening Report” for informational purposes.
Property Owner: Mary Pat Hussey and John Vega
Parcel(s) size: (36 total parcels) 252 acres
She provided an overview of the report which details how the application meets the Initial
Screening Criteria.
Ms. Lenhard moved to move the application forward in the Initial Screening Criteria Report
process. Second by Ms. Patterson-Weber.
William Rollins, representatives for the property owners was present and the following
was noted during discussions with the Committee and Staff:
That the owners of all 26 properties proposed for acquisition are “willing sellers.”
The lots are located in the Rural Fringe Mixed Use District and no development credits
have been severed from the parcels – Staff to confirm the status of the development
rights.
There are lands owned by other parties between some of the parcels proposed for
acquisition which are not owned by the applicant – Staff to determine if this factor
negatively impacts management operations should the properties be acquired.
There is no public access to the properties; however representatives of Conservation
Collier and/or County employees will have access to the parcels through other lands
owned by Collier County.
Motion carried unanimously 9 – 0.
4. Big Hammock areas I & II (Barron Collier Partnership)
Ms. Araque presented the “Big Hammock Areas 1 & 2 - Barron Collier Partnersh ip LLLP
Conservation Collier Initial Criteria Screening Report” for information purposes noting that
the properties were placed on the A-List for acquisition in Cycle 9, however they were not
acquired by the County due to funding limitations.
May 10, 2021
4
Property Owner: Barron Collier Partnership, LLLP (BCP)
Parcel(s) acreage: Area 1 = 235 acres; Area 2 = 799.4 acres
Property Location: immediately south of and adjacent to Pepper Ranch
She provided an overview of the report which details how the application met the Initial
Screening Criteria. The previously prepared report will be updated as necessary.
Mr. Seef moved to move the application forward in the Initial Screening Criteria Report
process. Second by Ms. Rinaldi.
Austin Howell of Baron Collier Partnership was present, and the following was noted
during discussions with the Committee:
That the parcels proposed for acquisition are two sites located outside the Stewardship
Sending Areas of the Rural Lands Stewardship Area.
Staff will review the property lines as depicted on the map and make any adjustments
as necessary.
Staff to confirm the status of any SSA credits including if any have been severed from
the properties and how the credits, or any potential credits may have been addressed in
the property appraisal previously completed for the parcels.
Motion carried unanimously 9 – 0.
5. Bethune Rd & Sanitation Rd properties (Barron Collier Partnership)
Ms. Araque presented the “Sanitation Rd & Bethune Rd properties - Barron Collier
Partnership LLLP Conservation Collier Initial Criteria Screening Report” for informational
purposes noting the properties were placed on the A-List for acquisition in Cycle 9, however
they were not acquired by the County due to funding limitations.
Property Owner: Barron Collier Partnership, LLLP
Parcel(s) acreage: Parcel a = 289.57 acres; Parcel b = 111.08 acres
Property Location: Immokalee off Sanitation Rd (parcel a) and Bethune Rd (parcel b)
She provided an overview of the report which details how the application met the Initial
Screening Criteria. The previously prepared report will be updated as necessary.
During Committee discussions Staff noted they will determine the location and impacts of any
previous logging which may have occurred on site and the status of the 7.5-acre conservation
parcel associated with the properties.
Mr. Seef moved to move the application forward in the Initial Screening Criteria Report
process. Second by Ms. Patterson-Weber. Carried unanimously 9 – 0.
V. Old Business
None
VI. Coordinator Communications
A. BCC Items approved since last CCLAAC
May 10, 2021
5
Ms. Araque noted the Target Protection Area mailing list and the programs Annual Report is
slated to be heard at the May 25th meeting.
B. Preserve Updates
Ms. Araque reported that the work continues at the Rattlesnake Hammock Preserve to remove
exotic vegetation. It is anticipated the fencing and parking lot will be installed next year.
C. Miscellaneous Items
Ms. Araque noted that the new appraisals for the multi-parcel projects are ongoing and she will
provide updates as they become available.
VII. Subcommittee Reports
A. Lands Evaluation & Management – Chair, Bill Poteet
The next meeting is anticipated to be convened on June 9, 2021.
B. Outreach – Chair, Brittany Patterson-Weber
The last meeting was held on March 24, 2021.
C. Policy and Rules –
Chair to be selected at next meeting; meeting to be scheduled.
VIII. Chair Committee Member Comments
A. Attendance
Chairman Poteet noted that the attendance of meeting by Members is critical to the success of the
Committee as they do convene during the summer months.
IX. Public General Comments
None
X. Staff Comments
Ms. Araque reported that Kathlene Drew is the Administrative Assistant for the program.
XI. Next Meeting Date
June 14, 2021
There being no further business for the good of the County, the meeting was adjourned by order
of the chair at 10:25A.M.
Conservation Collier Land Acquisition
Advisory Committee
_________________________________
Bill Poteet, Chairman
These minutes approved by the Board/Committee on _______________________________________
as presented _____________ or as amended _____________.
Aooraisal Review for Red Maole Swamo and Winchester Head Conservation Vacant Land.
Hlghest rnd Bfst Use
As vrcrtrt Conservation aDd./or sfugle-faurily developurent
ErposIr'e Tlme
ItI$ ketlng Pellod
l2 rnonths
l2 moDths
VAIIT INDrcATro:\js
Efrective Dare(s)Julle 12. 2021
Propefiy Ristrt. Fee Si-pl.
Area Winchester Head Red Maple Swanp
TlAicd Perccl Sizc
Indicrted Vdue pe r Acre
0 - 250lo wetlands
26 - 5Slo wethn&
5l - 750lo wetho&
76 - 100/o wethnds
1.0 - 3.5 acres
$40.500
$32.m
$20.500
s16.500
1.0 - 3.5 acres
N/A
N/A
N/A
$12J00
,,
1,
Review Appraiser Analysis:
The sales market data was revised to reflect the current conseryation per acreage values for
Red Maple Swamp and Wnchester Head Conservation Areas. The current Real Estate Market
is very active with some flipping taking place for vacant land parcels in GGE Unit 65 wnchester
Head.
Before data appraisal review
Typicd PIrtGI Siz.
Indlc.tcd Vdoc !,cr Acrr
0 - 25% wethnds
26 - 50/o we&rxh
5l - 750lo wethrdr
76 - 100/o wethods
1.0 - 3.5 acres
s45.00
$35.0m
s25.0@
$18,0m
I0-3.5acres
The targeted area of GGE Unit 65 will be $16,500 per acre depending upon the ratio of
wetlands present on their vacant land parcel. The Real Estate Residential Market values are
increasing in partial developed areas, and this not the time to be acquiring vacant land parcels
in GGE Unit 65 or Horesepen Strand.
Rlol!!'tl L.o!{ Ra-,AC
n Rli]ls AFriE
F*tlnia }h.g.r!.d I Ral PFp<tv'
333, TErEr rrEl E Str. l0l
N.pl6,tL 34: ll n:219-252-)621
N/A
N/A
N/A
$15.@0
lllnchester Hcad
Collier County Government
APPMISAL REVIEW File No
Properg Address
County Zip Property Rights Appraised
Assessor's Parcel No
Client
Borrower/Owner
Address
State
Lender/Client Appraisal Prepared For
Address
Appraiser Address
Reviewer Roosevelt Leonard
Effective Date of Original Report & Review
Address 3335 tamiami trail E, naples, fl 34112
Description
1 Neighborhood
2 Legal Description
3. Site
4. Census Tract
Remarks:
tr
tl
Acceptabe Unacceptabe N/AL_.1 tlL_.t uL_.1 Lltrtr
Unacceptab etrtrtrtr
5. lmprovements
6 Subject Unit
7 Comment Section
8. FEMA Map lnfo
Cost Approach
9 Physical Depreciation
10. Functional Depreciation
11 External Depreciation
Remarks:
12. Land to lmprovements Ratio !
13 Comments tr trtrtrtrtr
trtrtr
Market Sections
14. Documentation Nos.
1 5. Location Adjustments
16 Site & View Adjustments
17 Quality & Design and
Appeal Adjustments
18. Room CountAdjustments
Remarks:
19. OtherAdjustments V
20. cross/NetAdjustments tr
21 Comp Sale Selection E"
22, Are Adjustments Reasonable fP-
and Justifiable
23 Comments tr
trtr trtrtrtr
Dtrtrtr
lncome Approach, Reconciliation, Attachments
24. lncomeApproach tr
25. Reconciliation and Comments l-l
26. Building Sketch tr
27. Maps
Remarks:
28. Limiting Conditions
29. Certification
30. OtherAttachments
trtrIH
Appraisal Report was: Good
Recommendation:
trFarL_.1 Poor
AS.iS
nother appraisal prepared by someone else
Appraised Value $
Remarks:
f-lAccept when revised, see item(s) #
Fotn"i
Reviewer's Recommendation $
Extent of Review:
Desk Review only, no inspection of subject
Exterior only inspection of subject and comparables
Certification
l-l S. tnterior & exterior inspection o subject, exterior
inspection of comparables
orled analyses, opinions and conclusions are limited only by
s and conclusions; that I have no present or prospective
the parties involvedi that my compensatjon is notcontingent
analyes, opinions and conclusions nere developed, and
not personally inspect the subject property of the report
no one provided signilicant professional assjstance to the person signing this report
Signature
Name Roosevelt Leonard
Date R
State Certification #
or State License #
Qlara n,r^ ^t E.--:-^.:--
3287
Siqnature D4"
oH2001 9t97 Produced by CIickFORMS Software 800-622-8727 Paqe 1 of 1
{trVIEW ANALYSIS
REVIEW CERTIFICATION
PROJECT: CoNs*VqibN Loltiet PROJECT #t U 5"/65PARCEL #:
COUNTY: CoIIieT County DATE OF VALT]E: 6/a/aRECOMMENDED MARKIT VAIUE: $
I certify that, to the best of my knowledge and belief:
The statements of fact contained in the review report are true and correct
The review appraiser has E has not ade a personal inspection of the subject of the work under review.
The review appraiser has E has not ade a personal inspection of the market comparables cited in the
appraisal report under review.
The review appraiser has has not ! verified the factual data presented in the appraisal report under
revrew.
The ap_prais4 review has as not f] been prepared in compliance with Uniform Appraisal Standards for
Federal Land Acquisitrons.
The statements of fact contained in this report are tme and correct.
The appraisFoundation' extent
that the Uni s
JurisdictionalException Rule, as described in Section D-1 of the Uniform Appraisal Standards for Federal
Land Acquisitions.
The reported analyses, opinions, and conclusions il the review report are limited only by the assumptions
and-Iimiting conditions stated in this review report, and are the reviewer's personal, rinbiased profe6sional
analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of the work under review and nopersonal interest with respect to the parties involved
I-have.p.erformed no other services, as an appraiser or in any other capacity, regarding the property that is
the subject of the work under review in the three-year perioil immediately frecEding fcceptance of this
assignmgnl.
I have no bias with respect to the property that is the subject of the work under review or to the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting predetermined results.
My compensation is not contingent on an action or event resulting from the analyses, opinions, or
conclusions in this review or from its use.
assignment is not contingent upon the development or reporting of
assignment results that favors the cause of the client, the httainment
ce of a subsequent event directly related to the intended use of this
No one provided significant appraisal, appraisal review, or appraisal consr:lting assistance to the review
apprarser.
License +: XD-3t62 Date: -
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
REAL ESTATE APPRAISAL REPORT
RED MAPLE SWAMP AND WINCHESTER HEAD
Residential Land
Generally within Golden Gate Estates Units 53, 62 and 65
Naples, Collier County, Florida, 34120
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 4500211052
EFFECTIVE DATE OF THE APPRAISAL:
June 12, 2021
DATE OF THE REPORT:
June 22, 2021
REPORT FORMAT:
Appraisal Report
PREPARED BY:
RKL Appraisal and Consulting, PLC
RKL File Number: 2021-139
Red Maple Swamp
Golden Gate Estates Unit 53
Naples, Florida
Approximate boundary shown in blue
Winchester Head
Generally within Golden Gate Estates Units 62 and 65
Naples, Florida
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
June 22, 2021
Mr. Roosevelt Leonard, R/W-AC
Collier County
3335 Tamiami Trail East, Suite 101
Naples, FL 34112
Re: Real Estate Appraisal
Red Maple Swamp and Winchester Head
Generally within Golden Gate Estates Units 53, 62 and 65, Naples,
Collier County, Florida, 34120
Client File: PO Number 4500211052
RKL File Number: 2021-139
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 on a price per acre basis within the areas identified as Red Maple
Swamp (100% wetlands) and Winchester Head. Tier values are developed for Winchester
Head consisting of: up to 25% wetlands; 26-50% wetlands; 51-75% wetlands; and 76-
100% wetlands. The intended users for the assignment are Collier County Real Property
Management (Conservation Collier Program), and the intended use of the appraisal is to
assist Collier County in its determination of market value for the potential acquisition
through the Conservation Collier Program. 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 subject market areas are identified by Conservation Collier as Red Maple Swamp
and Winchester Head. The Red Maple Swamp Preserve project boundary encompasses
107 parcels totaling 305.69 acres within Golden Gate Estates Unit 53. The Winchester
Head project boundary encompasses 115 parcels totaling 158.67 acres within Golden
Gate Estates Units 62 and 65. The per acre values reported in this market study will be
offered to property owners with 1.0 to 3.5 acre parcels. Both market areas are designated
as wetlands on the FDEP Informal Wetland Determinations March 2016 map and are
located within the Estates zoning designation which allows for low density residential
development with limited agricultural uses.
Mr. Roosevelt Leonard, R/W-AC
Collier County
June 22, 2021
Page 2
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
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
Market Value, As Is Fee Simple June 12, 2021
Area Winchester Head Red Maple Swamp
Typical Parcel Size 1.0 - 3.5 acres 1.0 - 3.5 acres
Indicated Value per Acre
0 - 25% wetlands $40,500 N/A
26 - 50% wetlands $32,000 N/A
51 - 75% wetlands $20,500 N/A
76 - 100% wetlands $16,500 $12,500
Significant Factor
The world, including the United States, is in the midst of a health crisis since early 2020 due to
the rise of COVID 19. The global outbreak was officially declared a pandemic by the World
Health Organization (WHO). The analyses and value opinion(s) in this appraisal are based on
the data available to the appraiser at the time of the assignment and apply only as of the effective
date indicated. No analyses or opinions contained in this appraisal should be construed as
predictions of future market conditions or value(s).
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: 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 239-596-0801
RED MAPLE SWAMP AND WINCHESTER HEAD TABLE OF CONTENTS
TABLE OF CONTENTS
Summary of Important Facts and Conclusions ................................................................... 1
Introduction Information ..................................................................................................... 3
Subject Identification ...................................................................................................... 3
Current Ownership and Property History ....................................................................... 3
Appraisal Scope .............................................................................................................. 3
Client, Intended User, and Intended Use ........................................................................ 4
Definition of Market Value ............................................................................................. 4
Definition of Property Rights Appraised ........................................................................ 4
Purpose of Appraisal, Property Rights Appraised, and Dates ........................................ 4
Scope of Work ................................................................................................................ 5
Economic Analysis ............................................................................................................. 7
National Economic Analysis........................................................................................... 7
Florida Economic Analysis ............................................................................................. 9
Collier County Area Analysis ....................................................................................... 11
Property Description and Analysis ................................................................................... 23
Red Maple Swamp Site Analysis .................................................................................. 23
Winchester Head Site Analysis ..................................................................................... 29
Highest and Best Use .................................................................................................... 37
Valuation Methodology .................................................................................................... 39
Analyses Applied .......................................................................................................... 40
Sales Comparison Approach – Red Maple Swamp ...................................................... 41
Sales Comparison Approach – Winchester Head Wetlands ......................................... 48
Sales Comparison Approach – Winchester Head Uplands ........................................... 54
Reconciliation ............................................................................................................... 59
Final Value Conclusion................................................................................................. 59
Certification ...................................................................................................................... 61
Assumptions and Limiting Conditions ............................................................................. 63
Addenda
Appraiser Qualifications ....................................................................................... Addendum A
Property Information ............................................................................................ Addendum B
Comparable Data .................................................................................................. Addendum C
RED MAPLE SWAMP AND WINCHESTER HEAD SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
Page 1
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
GENERAL
Subject:
Red Maple Swamp and Winchester Head
Generally within Golden Gate Estates Units 53, 62 and 65,
Naples, Collier County, Florida, 34120
Owner: Multiple
Legal Description: Multiple parcels generally located within Golden Gate Estates
Units 53, 62 and 65
Tax Identification: Multiple parcels generally located within Golden Gate Estates
Units 53, 62 and 65
Intended Use: The intended use is to assist Collier County in its determination
of market value for the potential acquisition through the
Conservation Collier Program.
Intended User(s): Collier County Real Property Management (Conservation Collier
Program)
PROPERTY
Parcel ID Gross Land Area
(Acres)
Typical Parcel Size
(Acres)Zoning FDEP Informal Wetland
Determination
Red Maple Swamp 305.69 1.0 - 3.5 E - Estates 100% Wetlands
Winchester Head 158.67 1.0 - 3.5 E - Estates 0% to 100% Wetlands
Market Areas
Highest and Best Use
As Vacant
Conservation and/or single-family development
Exposure Time 12 months
Marketing Period 12 months
VALUE INDICATIONS
Effective Date(s) June 12, 2021
Property Rights Fee Simple
Area Winchester Head Red Maple Swamp
Typical Parcel Size 1.0 - 3.5 acres 1.0 - 3.5 acres
Indicated Value per Acre
0 - 25% wetlands $40,500 N/A
26 - 50% wetlands $32,000 N/A
51 - 75% wetlands $20,500 N/A
76 - 100% wetlands $16,500 $12,500
Significant Factor
The world, including the United States, is in the midst of a health crisis since early 2020 due to
the rise of COVID 19. The global outbreak was officially declared a pandemic by the World
Health Organization (WHO). The analyses and value opinion(s) in this appraisal are based on
the data available to the appraiser at the time of the assignment and apply only as of the effective
RED MAPLE SWAMP AND WINCHESTER HEAD SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
Page 2
date indicated. No analyses or opinions contained in this appraisal should be construed as
predictions of future market conditions or value(s).
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: None.
RED MAPLE SWAMP AND WINCHESTER HEAD SUBJECT IDENTIFICATION
Page 3
INTRODUCTION INFORMATION
SUBJECT IDENTIFICATION
Subject:
Red Maple Swamp and Winchester Head
Generally within Golden Gate Estates Units 53, 62 and
65, Naples, Collier County, Florida, 34120
Legal Description: Multiple parcels generally located within Golden Gate
Estates Units 53, 62 and 65
Tax Identification: Multiple parcels generally located within Golden Gate
Estates Units 53, 62 and 65
The subject market areas are identified by Conservation Collier as Red Maple Swamp
and Winchester Head. The Red Maple Swamp Preserve project boundary encompasses
107 parcels totaling 305.69 acres within Golden Gate Estates Unit 53. The Winchester
Head project boundary encompasses 115 parcels totaling 158.67 acres within Golden
Gate Estates Units 62 and 65. The per acre values reported in this market study will be
offered to property owners with 1.0 to 3.5 acre parcels. Both market areas are designated
as wetlands on the FDEP Informal Wetland Determinations March 2016 map and are
located within the Estates zoning designation which allows for low density residential
development with limited agricultural uses.
CURRENT OWNERSHIP AND PROPERTY HISTORY
Owner
There are multiple owners.
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.
RED MAPLE SWAMP AND WINCHESTER HEAD CLIENT, INTENDED USER, AND INTENDED USE
Page 4
CLIENT, INTENDED USER, AND INTENDED USE
The client and the intended user of the appraisal are Collier County Real Property
Management (Conservation Collier Program). The intended use is to assist Collier
County in its determination of market value for the potential acquisition through the
Conservation Collier Program. 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)
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)
PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES
The purpose of the appraisal is to estimate the market value on a price per acre basis
within the areas identified as Red Maple Swamp (100% wetlands) and Winchester Head.
Tier values are developed for Winchester Head consisting of: up to 25% wetlands; 26 -
50% wetlands; 51-75% wetlands; and 76-100% wetlands. The effective date of the
subject appraisal is June 12, 2021. The date of inspection was June 12, 2021. The date of
the report is June 22, 2021.
RED MAPLE SWAMP AND WINCHESTER HEAD SCOPE OF WORK
Page 5
SCOPE OF WORK
The problem to be solved is to estimate the market value on a price per acre basis within
the areas identified as Red Maple Swamp (100% wetlands) and Winchester Head. Tier
values are developed for Winchester Head consisting of: up to 25% wetlands; 26-50%
wetlands; 51-75% wetlands; and 76-100% wetlands.
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 areas are identified generally as the wetland
parcels within Red Maple Swamp and Winchester Head.
An aerial shows the approximate border of the Red Maple
Swamp and Winchester Head.
Inspection: A limited on site inspection was made and photographs
were taken.
Market Area and Analysis of
Market Conditions:
A complete analysis of market conditions has been made.
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 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.
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 subject is not
likely to generate rental income as vacant land.
Hypothetical Conditions:
None.
Extraordinary Assumptions: None.
Significant Factor
The world, including the United States, is in the midst of a health crisis since early 2020 due to
the rise of COVID 19. The global outbreak was officially declared a pandemic by the World
Health Organization (WHO). The analyses and value opinion(s) in this appraisal are based on
the data available to the appraiser at the time of the assignment and apply only as of the effective
RED MAPLE SWAMP AND WINCHESTER HEAD SCOPE OF WORK
Page 6
date indicated. No analyses or opinions contained in this appraisal should be construed as
predictions of future market conditions or value(s).
Comments
The individual sections of the report detail the additional research, confirmation, and
analysis of relevant data.
RED MAPLE SWAMP AND WINCHESTER HEAD NATIONAL ECONOMIC ANALYSIS
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ECONOMIC ANALYSIS
NATIONAL ECONOMIC ANALYSIS
The Federal Reserve Open Market Committee (FOMC) released the following statement
on April 28, 2021. The Federal Reserve is committed to using its full range of tools to
support the U.S. economy in this challenging time, thereby promoting its maximum
employment and price stability goals. The COVID-19 pandemic is causing tremendous
human and economic hardship across the United States and around the world. Amid
progress on vaccinations and strong policy support, indicators of economic activity and
employment have strengthened. The sectors most adversely affected by the pandemic
remain weak but have shown improvement. Inflation has risen, largely reflecting
transitory factors. Overall financial conditions remain accommodative, in part reflecting
policy measures to support the economy and the flow of credit to U.S. households and
businesses.
The path of the economy will depend significantly on the course of the virus, including
progress on vaccinations. The ongoing public health crisis continues to weigh on the
economy, and risks to the economic outlook remain. The Committee seeks to achieve
maximum employment and inflation at the rate of 2 percent over the longer run. With
inflation running persistently below this longer-run goal, the Committee will aim to
achieve inflation moderately above 2 percent for some time so that inflation averages 2
percent over time and longer‑term inflation expectations remain well anchored at 2
percent. The Committee expects to maintain an accommodative stance of monetary
policy until these outcomes are achieved. The Committee decided to keep the target range
for the federal funds rate at 0 to 1/4 percent and expects it will be appropriate to maintain
this target range until labor market conditions have reached levels consistent with the
Committee's assessments of maximum employment and inflation has risen to 2 percent
and is on track to moderately exceed 2 percent for some time.
In addition, the Federal Reserve will continue to increase its holdings of Treasury
securities by at least $80 billion per month and of agency mortgage-backed securities by
at least $40 billion per month until substantial further progress has been made toward the
Committee’s maximum employment and price stability goals. These asset purchases help
foster smooth market functioning and accommodative financial conditions, thereby
supporting the flow of credit to households and businesses.
The pledge to keep rates near zero until it is comfortable that the U.S. economy is back
on its feet continues a historically aggressive policy stance. On March 3, 2020 rates were
cut by 1/2 percentage point, a move that was the first time since the 2008-2009 global
recession that the Federal Open Market Committee (FOMC), the Federal Reserve’s
policy-making body, cut its key federal-funds rate in between policy meetings.
The following table details the economic forecasts of Federal Reserve Board members
and Federal Reserve Bank presidents as of December 2020. The previous (as of June
2020) projections of a 6.5% contraction in real GDP in 2020 have been revised upward to
a 2.4% contraction. The 2021 projection was revised downward from a 5.0% increase to
RED MAPLE SWAMP AND WINCHESTER HEAD NATIONAL ECONOMIC ANALYSIS
Page 8
a 4.2% increase. Unemployment (previously projected at 9.3% for 2020) was revised
downward to 6.7%. The 2021 projection was also decreased from 6.5% to 5.0%.
According to Freddie Mac Chief Economist Sam Khater, the housing market has been
showing strength despite the challenges the economy faces from the coronavirus
pandemic. "Refinance activity is solid and homebuyer demand continues, resulting in
increased sales and an acceleration in house price growth."
Lawrence Yun, NAR chief economist predicts the U.S. economy will continue to
improve in 2021. Despite job losses and lower GDP in 2020, Yun said personal income
was actually up by 10.7% in the second quarter of 2020 and 4.3% in the fourth quarter
thanks to federal stimulus measures, including direct payments and unemployment
compensation. The higher income combined with reduced activity during the pandemic
resulted in an elevated savings rate, which could result in a strong economic resurgence
once the COVID-19 vaccine distribution becomes widespread. “Once we reach herd
immunity, all these savings could be unleashed,” said Yun. “It could be as soon as the
second half of this year.” Yun predicted GDP growth of 4% and job gains of 3 million for
2021.
Calvin Schnure, the National Association of Real Estate Investment Trusts’ (NAREIT)
senior vice president of research and economic analysis, said that the trajectory of
commercial real estate recovery in 2021 will be different from previous recoveries after
economic downturns – specifically he expects a much faster recovery. “Work from home
is having a real effect, but I’m not sure if this is permanent. Some signs suggest this may
be temporary,” Schnure said. “Retail should attract new customers and retain current
ones,” said Hardin, though he did note that the retail rebound does ultimately depend on
how comfortable consumers feel going into stores. He said adaptive reuse in the retail
sector – repurposing a building to be used in a different way than originally intended –
will create opportunities. Industrial also emerged as a bright spot in commercial, Hardin
said, partly driven by the need to support e-commerce. Warehousing and storage jobs in
February 2021 posted year-over-year increases of 72,400 jobs, and industrial posted
positive rent growth in the fourth quarter of 2020, as well as occupancy gains for 80% of
markets in 2020.
The 2021 CBRE U.S. Real Estate Market Outlook projects that the strongest growth of
2021 will occur in Q2 and Q3, 5.5% and 5.6% respectively, on an annualized basis
brining U.S. GDP back to pre-COVID levels in Q3. The real estate recovery is expected
RED MAPLE SWAMP AND WINCHESTER HEAD FLORIDA ECONOMIC ANALYSIS
Page 9
to lag that of the broader economy, particularly for the office, retail and hotel sectors.
More aid to state and local governments could reduce pressure to raise taxes on real
estate. However, the popular 1031 tax-free exchange program would be threatened and
luxury retail, energy, finance, defense contractors and tech could face headwinds from
tax and spending policy changes and increased regulations.
According to the Deloitte Center for Financial Services annual Commercial Real Estate
Outlook for 2021, the pandemic is disrupting the value proposition of CRE, especially for
offices, retail, and hotels, causing most CRE companies to reevaluate existing portfolios.
Meanwhile, CRE companies face cost pressures due to softening operating fundamentals:
Respondents plan to reduce costs by 20% on average. Optimizing operational costs and
using technology to reposition space and for facilities management can improve
operational resilience.
According to the PwC Emerging Trends in Real Estate 2021, overall real estate prices are
anticipated to fall 5-10% as income is curtailed for several years. Industrial properties,
data centers and single-family homes are expected to rise in value, while retail and
hospitality will see the largest decline. The long -term outlook in the real estate sector
hinges on the country’s ability to reign in COVID-19.
According to a June 10, 2021, Business Observer article, three prominent commercial
estate trade groups believe that the industry will rebound dramatically in the second half
of 2021 and into 2022 and beyond according to new surveys each has conducted. The
Society of Industrial and Office Realtors (SOIR), in a survey of its members, says 74% of
all commercial real estate transactions are proceeding on schedule, more than double the
percentage in the second quarter of 2020. The Urban Land Institute (ULI) anticipates that
U.S. commercial real estate transaction volume could exceed $500 billion this year, more
than $100 billion more than historic averages and a forecast from Last October. Also, the
NAIOP, which is comprised of office and industrial developers, expects positive
absorption of office space. All three industry groups cite predicted GDP growth this year
and next, along with federal government stimulus money, as primary reasons for their
forecasts. All three groups agree that industrial properties will continue to outperform,
with multifamily rental projects close behind. The office sector is projected to rebound,
as companies return to offices. NAIOP believes quarterly office absorption in the U.S.
will average 11.7 million square feet in 2022, in line with the 2015 through 2019 levels.
FLORIDA ECONOMIC ANALYSIS
According to the U.S. Census Bureau, many midwestern and northeastern states continue
to see their populations shrink while large southern states draw in residents. Florida's
population grew by 2.12% in 2020 (July 2019 to July 2020), the 7th highest rate in the
country. Florida gained the second-most number of people in 2020, an additional 241,256
residents, second to Texas which gained 373,965 residents. Florida has a population of
21,733,312 million as of July 2020. 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 24.43 million by 2030 and 26.43 million by 2040.
RED MAPLE SWAMP AND WINCHESTER HEAD FLORIDA ECONOMIC ANALYSIS
Page 10
According to the November 2020 Florida Forecast prepared by the Institute for Economic
Competitiveness at the University of Central Florida, Florida’s economy, as measured by
real Gross State Product, will expand at an average annual rate of 1.5% from 2020 to
2023. After contracting by 2.4% in 2020, real Gross State Product will rise by 4.9% in
2021. Housing starts will pick up going forward, but not fast enough to ease the large
shortage of single-family housing in the short run. Total starts will be 139,438 in 2020;
134,329 in 2021; 132,969 in 2022 and 133,853 in 2023. House price appreciation will
slowly decelerate over this period as supply catches up with strong demand.
The labor force is projected to grow at an average rate of 1.9% through 2022 with
unemployment projected at 3.5% in 2021 and reducing to 2.8% and 2.4% in 2022 and
2023 respectively.
COVID-19
Governor Ron DeSantis issued a "safer-at-home" order on April 3, 2020 in an effort to
limit the spread of coronavirus. Governor DeSantis announced on April 29, 2020 that he
would lift the "safer-at-home" order on May 4, 2020. Retailers and restaurants are
allowed to reopen in limited capacities while movie theaters, gyms, bars, and face-to-face
personal service providers (such as barbers and nail salons) will remain closed. Phase
One of the three-phase “Safe. Smart. Step-by-Step” plan excludes Miami-Dade, Broward,
and Palm Beach counties.
As of September 25, 2020 Governor DeSantis announced Florida would be entering
Phase 3 in reopening the state, meaning restaurants, bars, salons and other businesses will
be allowed to reopen under full capacity. On May 3, 2021, Governor DeSantis signed an
executive order that immediately suspended the state’s remaining COVID-19 public
health restrictions.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
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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.
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
Distance to Other Major Markets
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 (2010-2020) in
Lee County and the second highest in Collier County.
State and 2010 2000 1990
County 2020 2010 2000 1990 to 2020 to 2010 to 2000
FLORIDA* 21,596,068 18,801,332 15,982,824 12,938,071 14.9 17.6 23.5
Charlotte 187,904 159,978 141,627 110,975 17.5 13.0 27.6
Collier 387,450 321,520 251,377 152,099 20.5 27.9 65.3
Glades 13,609 12,884 10,576 7,591 5.6 21.8 39.3
Hendry 40,953 39,140 36,210 25,773 4.6 8.1 40.5
Lee 750,493 618,754 440,888 335,113 21.3 40.3 31.6
Sarasota 438,816 379,448 325,961 277,776 15.6 16.4 17.3
Sources: US Census Bureau and University of Florida, Bureau of Economic and Business Research, 2020.
Table 3. Population and Population Change for Counties in Florida, 1990 to 2020
Percent Change
Population
The following table shows the projected population through 2040. As shown, Lee County
also has the highest projected growth rates with Collier County as a close second.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
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State and 2020 2030
County 2020 2030 2040 to 2030 to 2040
FLORIDA* 21,596,068 24,426,200 26,428,700 0.13 0.08
Charlotte 187,904 208,700 225,200 0.11 0.08
Collier 387,450 451,700 498,400 0.17 0.10
Glades 13,609 13,700 14,100 0.01 0.03
Hendry 40,953 43,500 45,500 0.06 0.05
Lee 750,493 904,700 1,010,900 0.21 0.12
Sarasota 438,816 489,600 529,400 0.12 0.08
Sources: US Census Bureau and University of Florida, Bureau of Economic and
Business Research, 2020.
Projections of Florida Population on by County, 2020 to 2040
Population
Percent Change
U.S. News & World Report, the global authority in rankings and consumer advice
evaluated the country’s 150 most populous metropolitan areas based on affordability, job
prospects and desirability. The 2020-2021 25 Best Places to Retire is dominated by
Florida metro areas, largely due to affordable homes, low taxes and high ratings for
happiness and desirability. Increases in Desirability and Job Market scores lifted Sarasota
from No. 2 last year to overtake Fort Myers for the No. 1 spot for 2020-2021. Naples was
No. 4 on the list behind Port St. Lucie.
Employment
The local economy is largely dependent on the real estate market. Covid-19 has
negatively impacted overall employment and the service and leisure and hospitality
sectors in particular; however, jobs continue to return as the market improves. The
following table shows Collier County employment by major industry division for the 3Q
of 2020.
Jul-20 Aug-20 Sep-20
Total, All Industries 133,628 139,034 139,485 $1,755,606,476 137,382 $12,779
Service-Providing 110,196 115,405 115,771 $1,450,118,461 113,791 $12,744
Trade, Transportation, and Utilities 26,441 26,629 26,499 $309,044,024 26,523 $11,652
Education and Health Services 23,501 28,354 28,815 $364,636,426 26,890 $13,560
Goods-Producing 23,432 23,629 23,714 $305,488,015 23,592 $12,949
Leisure and Hospitality 22,864 22,677 22,738 $180,403,641 22,760 $7,926
Health Care and Social Assistance 19,975 20,096 20,297 $303,817,311 20,123 $15,098
Retail Trade 19,841 20,022 19,955 $184,919,748 19,939 $9,274
Accommodation and Food Services 17,008 16,914 16,952 $111,095,958 16,958 $6,551
Construction 16,870 16,920 16,877 $219,079,839 16,889 $12,972
Professional and Business Services 16,358 16,469 16,392 $238,591,412 16,406 $14,543
Administrative and Waste Services 9,895 10,025 10,015 $98,199,986 9,978 $9,841
Financial Activities 8,243 8,258 8,193 $185,833,602 8,231 $22,576
Professional and Technical Services 6,072 6,052 5,990 $126,395,763 6,038 $20,933
Public Administration 5,927 6,167 6,205 $95,971,753 6,100 $15,734
Arts, Entertainment, and Recreation 5,856 5,763 5,786 $69,307,682 5,802 $11,946
Other Services, Except Public Administration 5,705 5,710 5,748 $53,842,924 5,721 $9,411
Manufacturing 4,835 4,844 4,788 $69,991,824 4,822 $14,514
Finance and Insurance 4,237 4,286 4,193 $136,399,729 4,239 $32,180
Florida Employment and Wages
by County
*Source: Florida Department of Economic Opportunity, 3Q 2020
Industry Title Total Wages
Average
Monthly
Average
Quarterly
Employment
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
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The following table shows employment projections through 2028 by the Florida
Department of Economic Opportunity. As shown, agricultural employment is projected to
decline while the leisure and hospitality industry has the largest projected growth rate of
30.9% followed by Other Services.
NAICS Title 2020 2028 Growth Percent
Growth
Total, All Industries 525,140 603,554 78,414 14.9
Agriculture, Forestry, Fishing & Hunting 8,703 8,195 -508 -5.8
Mining 329 339 10 3.0
Construction 55,059 63,342 8,283 15.0
Manufacturing 12,165 12,706 541 4.4
Trade, Transportation and Utilities 94,905 103,656 8,751 9.2
Information 5,199 5,205 6 0.1
Financial Activities 26,205 27,805 1,600 6.1
Professional and Business Services 60,428 69,219 8,791 14.5
Education and Health Services 103,476 120,942 17,466 16.9
Leisure and Hospitality 69,807 91,361 21,554 30.9
Other Services, Ex. Public Admin 19,963 24,276 4,313 21.6
Government 65,119 71,028 5,909 9.1
Self Employed and Unpaid Family Workers, All Jobs 41,327 47,860 6,533 15.8
Employment
Employment Projections
CHARLOTTE, COLLIER, GLADES, HENDRY, AND LEE COUNTIES
Collier County unemployment peaked in August 2010 at 13.0% and had generally been
declining until the Covid-19 pandemic with unemployment peaking again at 13.4% in
April 2020. The rate in 2020 ranged from a low of 2.8% (pre-COVID) to a high of
13.4%. The preliminary reported unemployment rate in February 2021 was only 3.4%.
The annual Collier County rate peaked in 2010 at 11.6% and had declined steadily since
until the spike from the Covid-19 pandemic in April 2020. However, unemployment
numbers have steadily decreased since August 2020 as the economy continues to
improve.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
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As of February 2021, the unemployment rate for the State of Florida was 5.0%, down
from the peak in May 2020 of 14.3%. On a national level, the unemployment rate in
February 2021 was 6.2%, a decrease from the peak in April 2020 of 14.8%. Collier
County currently has a lower February rate, at 3.4%, than state and national levels.
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 2011 through February 2021. As shown, unemployment from the Covid-19
pandemic has affected the service and leisure and hospitality sectors the most. The leisure
and hospitality sector has nearly regained all lost jobs and is only 3% down from 2019
levels. The service sector is back at 2019 levels.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
Page 15
Year
Service-
Providing
%
Change
Goods
Producing
%
Change
Mining, Logging, &
Const.
%
Change
Leisure and
Hospitality
%
Change
All Employees,
Total Nonfarm
%
Change
2011 103,400 3.7%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 4.4%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 4.4%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 129,600 2.6%21,500 10.8%17,200 11.7%29,100 2.8%151,000 3.7%
2019 133,200 2.8%22,400 4.2%17,700 2.9%30,000 3.1%155,600 3.0%
2020 126,300 -5.2%22,200 -0.9%17,300 -2.3%25,400 -15.3%148,400 -4.6%
2021*133,200 -4.7%22,600 1.3%17,600 1.4%29,200 -10.9%155,800 -3.9%
*Through February 2021; percentage increase in comparison to February 2020 YTD
Source: U.S. Department of Labor
Naples - Immokalee - Marco Island
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 Southwest Florida Economic Development Alliance reports key
employers in Southwest Florida (Collier, Lee and Charlotte County) from Biofuels,
healthcare, technology, apparel design, to sugar production are a driving force behind the
region’s success. The table below provides a few examples of some key employers in
Southwest Florida.
The following table shows the Top 25 Employers as reported by the Southwest Florida
Economic Development Alliance.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
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RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
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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 six years and reported a record breaking 400 new home
sales in November 2020 year-to-date, a substantial increase from the 259 new home sales
in 2019. There are currently four residential builders in Ave Maria, CC Homes, Del
Webb Naples, Lennar and Pulte Homes. The grand opening of The National Golf and
Country Club at Ave Maria, a bundled golf community by Lennar, was held on January
7, 2021. 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
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. In a near unanimous decision, the Collier
County Planning Commission agreed to recommend approval of Longwater in March
2021. The project has sparked controversy because the property sits in the
environmentally sensitive Rural Lands Stewardship Area, or RLSA. Commissioners
voted to approve the Longwater and Bellmar Villages on June 8, 2021.
According to Collier County Planning Commission Chairman, Mark Strain, 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 (Mystique completed in 2019) and Kalea Bay (Towers 100
and 200 are complete) in North Naples. 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 1st Quarter 2021 report, the Office of Federal Housing Enterprise Oversight
(OFHEO) found that the Naples- Marco Island MSA had a 6.64% increase in home
prices (all-transactions including purchase and refinance mortgage) over the trailing 12
months. Homes prices in the state of Florida increased 12.61% over the past year (2Q
2020 - 2Q 2021) which was 24th in the nation.
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.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
Page 18
Phase 1 consisting of three, seven-story buildings totaling 47 units opened in May 2020.
Entrance fees start at $1.5 million and are 70% refundable. Assisted living, memory care
and concierge physician services are included. The community closed more than $77
million in sales within the first two weeks.
Arthrex, a medical device manufacturer and one of the county's largest employers,
completed construction of its latest expansion plan at its headquarters along Goodlette-
Frank Road in early 2020. The development includes a 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 hosts 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 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. NCH Healthcare Northeast located at the northeast
quadrant of Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the
first free standing ER facility in Collier County. The two-story building consists of
approximately 41,500± square feet.
Barron Collier Companies and Metro Development Group broke ground on Founders
Square, a 55-acre mixed-use development located on the southeast corner of Immokalee
Road and Collier Boulevard in January 2020. The development will be anchored by The
Pointe, a collection of 10 separate restaurants and other retail tenants. It will also include
a 400-unit Class A apartment community, known as The Haldeman; a 35,000 square foot
medical office building; and a 110,000 square foot self-storage facility. The project is
expected to be completed in late 2021.
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.
Paradise Coast Sports Complex, is Collier County’s partially completed $100 million
Amateur Sports Complex. The county hopes to become a destination for traveling youth
sports teams and amateur athletes. While the focus of the complex is athletics, there will
be 20 fields between soccer, baseball and softball, plus a 10,000-person championship
stadium, the goal is to get people to stay after the game is over with The Cove and The
Factory. The Cove is a bar and food truck area for patrons to relax, listed to live music
and play a variety of yard games (bag toss, oversized Connect Four and Jenga, plus ping
pong). The Factory is an outdoor workout facility focusing on functional fitness (similar
to CrossFit) which is available on a monthly membership basis. Additionally, the man-
made lake next to The Cove includes a 2/3 mile jogging loop with three workout stations.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
Page 19
There is a climbing wall for public use and a beach volleyball court. The county hopes to
have sixteen more fields by the end of 2021.
Investment Trends
The following CoStar data shows Collier County trends in the Multi-Family, Retail,
Office, and Industrial sectors as of Q1 2021.
After the pandemic brought the Collier County multifamily investment market to a virtual
standstill with no trades during the second and third quarters, multifamily investors
strongly returned during the fourth quarter. By early November, the fourth quarter had
already seen one of the highest quarterly sales volumes over the past five years, largely
due to the trades of Wild Pines of Naples for a little over $25 million and Naples 701 for
$24 million. The late December trade of Inspira pushed the quarterly total to the second-
highest on record for Collier County. Market cap rates have flattened over the past two
years, though market price growth is gently rising and at record levels.
Retail investment activity picked up during the fourth quarter of 2020, though not by
enough to prevent a third straight year of slowing sales volume. Market cap rates have
slipped mildly over the past three years and market pricing has essentially held flat during
the same time period.
Office investors have increasingly targeted Collier County office space over the past two
years and after virtually no trades in the second and third quarters, activity has surged
since the end of September. The strong fourth-quarter rebound allowed 2020 to finish
with one of the highest annual sales volumes of the past decade and the first quarter of
2021 posted one of the highest first-quarter sales volumes on record.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
Page 20
Industrial sales volume remained heightened in Q1 2021 and investment activity has been
at a record level for the past five years. Both market cap rates and market pricing are at
record highs for the market, though market cap rates have been essentially flat for the
past four+ years.
Income
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
$108,633 and a per capita income of $45,359.
Conclusion
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.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
Page 21
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. Prior to the coronavirus pandemic, the
residential market had stabilized after several years of an expansion period, with
sustained growth in demand and increasing construction. Since the coronavirus
pandemic, residential demand has increased significantly with record sales in 2020.
Inventory shortages continue to drive prices up; however, extended shortages and surging
construction prices may begin to temper demand.
According to the According to the Naples Area Board of Realtors (NABOR), there was a
record $18.2 billion in sales in Collier County during 2020. The year-end 2020 Market
Report released by NABOR shows overall closed sales increased 19% from 2019. Home
values continue to increase with the 2020 median closed price of $370,000 up 11% from
the 2019 median price.
Generally, the commercial market lags the residential market. Aside from some signs of
an upcoming decline, characterized by positive but falling demand with increasing
vacancy, the overall commercial market was projected to continue to increase at a
stabilized rate prior to the coronavirus outbreak. The significant residential demand since
the pandemic has generally stabilized the commercial market overall with an increased
demand for the industrial sector and select retail and office properties.
RED MAPLE SWAMP AND WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
Page 22
COLLIER COUNTY AREA MAP
Winchester
Head
Red Maple
Swamp
RED MAPLE SWAMP AND WINCHESTER HEAD RED MAPLE SWAMP SITE ANALYSIS
Page 23
PROPERTY DESCRIPTION AND ANALYSIS
RED MAPLE SWAMP SITE ANALYSIS
The following description is based on our property inspection and public records.
Parcel ID Gross Land Area
(Acres)
Typical Parcel Size
(Acres)Zoning FDEP Informal Wetland
Determination
Red Maple Swamp 305.69 1.0 - 3.5 E - Estates 100% Wetlands
Winchester Head 158.67 1.0 - 3.5 E - Estates 0% to 100% Wetlands
Market Areas
The Red Maple Swamp Preserve project boundary encompasses 107 parcels totaling
305.69 acres within Golden Gate Estates Unit 53. According to Collier County, the
typical remaining parcel size to be acquired ranges from 1.0 to 3.5 acres in size.
RED MAPLE SWAMP
Location: Red Maple Swamp is located north of Immokalee Road and west of
Wilson Boulevard. It is bordered by Twin Eagles, a master planned
residential development with two, 18-hole golf courses to the south
and SFWMD lands to the north and west. Estates zoned parcels and
single-family homes are located to the east.
Current Use of the Property: Vacant wetlands.
Road Frontage/Access:
Access to parcels within the Red Maple Swamp is provided by:
• Shady Hollow Boulevard West (gravel road - single lane west of
9th Street W): runs east/west along northern border.
• 41st Avenue NW (gravel road - single lane west of 9th Street
W): runs east/west through market area.
• 9th Street West (gravel road): runs north/south along eastern
border.
Topography: According to the Initial Criteria Screening Report prepared in March
2018 by Collier County's Conservation Collier Program, the area is a
wetland hardwood forest community with native vegetation.
Brazilian pepper, climbing fern, creeping signal grass, and air potato
were also observed.
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: FP&L
Sewer: None; Private septic systems service surrounding homes
Water: None; Private wells service surrounding homes
Environmental Issues: According to the Initial Criteria Screening Report prepared in March
2018 by Collier County's Conservation Collier Program the Red
Maple Swamp Preserve is comprised of wetland hardwood forests. It
is designated on the FDEP Informal Wetland Determinations March
2016 map as Wetlands. Permits from FDEP are required prior to
RED MAPLE SWAMP AND WINCHESTER HEAD RED MAPLE SWAMP SITE ANALYSIS
Page 24
development. The permitting process will likely be very difficult, if
not impossible, due to the significant coverage of active wetlands.
Encumbrance / Easements: 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.
Red Maple Swamp Aerial
RED MAPLE SWAMP AND WINCHESTER HEAD RED MAPLE SWAMP SITE ANALYSIS
Page 25
Site Photographs
Shady Hollow Boulevard West (gravel road - single lane west of 9th Street W) – Westerly
(Photo Taken on June 12, 2021)
Shady Hollow Boulevard West (gravel road - single lane west of 9th Street W) – Easterly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD RED MAPLE SWAMP SITE ANALYSIS
Page 26
Site Photographs
9th Street West (gravel road) and canal – Northerly
(Photo Taken on June 12, 2021)
41st Avenue NW (gravel road - single lane west of 9th Street W) - Westerly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD RED MAPLE SWAMP SITE ANALYSIS
Page 27
Site Photographs
Typical Parcel view from Shady Hollow Boulevard West - Southerly
(Photo Taken on June 12, 2021)
Typical Parcel view from Shady Hollow Boulevard West - Southerly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD RED MAPLE SWAMP SITE ANALYSIS
Page 28
Site Photographs
Typical Parcel view from 41st Avenue NW - Northerly
(Photo Taken on June 12, 2021)
Typical Parcel view from 41st Avenue NW - Northeasterly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD WINCHESTER HEAD SITE ANALYSIS
Page 29
WINCHESTER HEAD SITE ANALYSIS
The Winchester Head project boundary encompasses 115 parcels totaling 158.67 acres
within Golden Gate Estates Units 62 and 65. According to Collier County, the typical
remaining parcel size to be acquired ranges from 1.0 to 3.5 acres in size.
RED MAPLE SWAMP
Location: Winchester Head is located east of Everglades Boulevard North
between 35th Avenue NE and 41st Avenue NE. It is surrounded by
single-family residential sites and homes.
Current Use of the Property: Vacant wetlands with some single-family development.
Road Frontage/Access:
Access to parcels within the Red Maple Swamp is provided by:
• 37th Avenue NE (paved road): runs east/west through market
area.
• 39th Avenue NE (paved road): runs east/west through market
area.
• 41st Avenue NE (paved road): runs east/west through market
area.
Topography: According to the Initial Criteria Screening Report prepared in March
2018 by Collier County's Conservation Collier Program, the area is
wetlands with a mix of Wetland Hardwoods, Cypress, Pine, Cabbage
Palm, and Freshwater Marsh. Brazilian pepper, melaleuca, and old
world climbing fern were also observed.
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: FP&L
Sewer: None; Private septic systems service surrounding homes
Water: None; Private wells service surrounding homes
Environmental Issues: According to the Initial Criteria Screening Report prepared in March
2018 by Collier County's Conservation Collier Program Winchester
Head is comprised entirely of depressional cypress and marsh
wetlands and therefore, provides habitat for wetland dependent
species. It is designated on the FDEP Informal Wetland
Determinations March 2016 map as Wetlands. Permits from FDEP
are required prior to development.
Encumbrance / Easements: There are sixty-foot (60’) platted right-of-way and utility easements
along 37th Ave NE, 39th Ave NE, and 41st Ave NE. 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.
RED MAPLE SWAMP AND WINCHESTER HEAD WINCHESTER HEAD SITE ANALYSIS
Page 30
Winchester Head Aerial
Approximate boundary shown in blue.
Both market areas are zoned E: Estates.
ZONING
Zoning Code E
Zoning Authority Collier County
Zoning Description Estates
Permitted Uses Includes single-family dwellings, family care facilities
(subject to section 5.05.04), essential services (as set
forth in section 2.01.03), and schools, public, including
educational plants.
Minimum Lot Area (SF) 2.25 acres
Minimum Floor Area (SF) 1,000
Minimum Street Frontage (Feet) 150
Front Set Back Distance (Feet) 75
Rear Set Back Distance (Feet) 75
Side Yard Distance (Feet) 30 feet; 37.5 feet for corner lots along longest side
Maximum Density/FAR One dwelling units per 2.25 acres
Maximum Building Height (Feet) 30
RED MAPLE SWAMP AND WINCHESTER HEAD WINCHESTER HEAD SITE ANALYSIS
Page 31
Site Photographs
37th Avenue NE (paved road) – Easterly
(Photo Taken on June 12, 2021)
37th Avenue NE (paved road) – Westerly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD WINCHESTER HEAD SITE ANALYSIS
Page 32
Site Photographs
Typical Parcel view from 37th Avenue NE - Northerly
(Photo Taken on June 12, 2021)
Typical Parcel view from 37th Avenue NE - Southerly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD WINCHESTER HEAD SITE ANALYSIS
Page 33
Site Photographs
39th Avenue NE (paved road) – Easterly
(Photo Taken on June 12, 2021)
39th Avenue NE (paved road)– Westerly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD WINCHESTER HEAD SITE ANALYSIS
Page 34
Site Photographs
Typical Parcel view from 39th Avenue NE - Northerly
(Photo Taken on June 12, 2021)
Typical Parcel view from 39th Avenue NE - Southerly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD WINCHESTER HEAD SITE ANALYSIS
Page 35
Site Photographs
41st Avenue NE (paved road) – Easterly
(Photo Taken on June 12, 2021)
41st Avenue NE (paved road) – Westerly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD WINCHESTER HEAD SITE ANALYSIS
Page 36
Site Photographs
Typical Parcel view from 41st Avenue NE - Southerly
(Photo Taken on June 12, 2021)
Typical Parcel view from 41st Avenue NE - Southerly
(Photo Taken on June 12, 2021)
RED MAPLE SWAMP AND WINCHESTER HEAD HIGHEST AND BEST USE
Page 37
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 consists of parcels ranging in size from 1.00 to 3.5 acres located within the
previously defined Red Maple Swamp and Winchester Head areas. Access to Red Maple
Swamp is provided by single-lane gravel roads. Access through Winchester Head is
provided by paved roads. The physical characteristics of the parcels should reasonably
accommodate any use that is not restricted by its size. However, development on the
parcels may be limited due to wetland coverage.
Legally Permissible
The subject site is zoned Estates (E), which permits uses including low density residential
with limited agricultural uses. The FDEP Informal Wetland Determinations March 2016
map designates the parcels as Wetlands. Permits from FDEP are required prior to
development.
The permitting process for most parcels (especially those in the Red Maple Swamp) will
likely be very difficult, if not impossible, due to the significant coverage of active
wetlands. It is noted permits were reportedly approved for Red Maple Swamp
Comparable 3 (located along the eastern edge of the Red Maple Swamp); however, the
parcel does have some uplands adjacent to the drainage canal.
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.
1 The Dictionary of Real Estate Appraisal 6th ed. (Chicago: Appraisal Institute, 2015)
RED MAPLE SWAMP AND WINCHESTER HEAD HIGHEST AND BEST USE
Page 38
Prior to the coronavirus pandemic, the residential market had stabilized after several
years of an expansion period, with sustained growth in demand and increasing
construction. Since the coronavirus pandemic, residential demand has increased
significantly with record sales in 2020. Inventory shortages continue to drive prices up;
however, extended shortages and surging construction prices may begin to temper
demand.
A well-designed single-family home that is appropriately marketed and priced, should be
received favorably by the market.
The substantial costs associated with permitting and fill typically results in a lower price
per acre than upland parcels in order to make development financially feasible. If the
costs make development financially unfeasible or permitting is not achievable;
conservation use becomes the only financially feasible use.
Maximally Productive
The maximally productive land use yields the highest value of the possible uses.
Conservation and/or single-family development is the only use that meets the tests of
physically possible, legally permissible, and financially feasible.
The permitting process for most parcels (especially those in the Red Maple Swamp) will
likely be very difficult, if not impossible, due to the significant coverage of active
wetlands. Parcels in the Red Maple Swamp area most likely have a highest and best use
as conservation while parcels in Winchester Head have a highest and best use as single -
family development and/or conservation depending on the wetland coverage.
Therefore, conservation and/or single-family development 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. Therefore, a highest and best analysis as
improved is not applicable.
Most Probable Buyer
Considering the size and location of the property, the most probable buyer of an
individual parcel is an owner-user or builder for single-family development or wetland
mitigation. Conservation Collier is also a probable buyer as a multi -parcel conservation
project.
RED MAPLE SWAMP AND WINCHESTER HEAD VALUATION METHODOLOGY
Page 39
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.
RED MAPLE SWAMP AND WINCHESTER HEAD VALUATION METHODOLOGY
Page 40
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 subject is not
likely to generate rental income as vacant land.
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – RED MAPLE SWAMP
Page 41
SALES COMPARISON APPROACH – RED MAPLE SWAMP
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 six 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.
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – RED MAPLE SWAMP
Page 42
Comp Address Date Price
Comp City Acres Price Per Acre
Subject Generally within Golden Gate Estates
Unit 53
6/12/2021
Subject Naples 1.0 - 3.5 acres
1 4140 Wilson Blvd N 4/20/2021 $55,000
1 Naples 2.34 $23,504
2 37th Ave NE 5/19/2021 $50,000
2 Naples 2.27 $22,026
3 41st Ave NW 6/17/2021 $63,000
3 Naples 3.03 $20,792
4 41st Ave NW 4/23/2021 $99,000
4 Naples 5.00 $19,800
5 37th Ave NW 4/8/2021 $90,000
5 Naples 5.23 $17,208
6 41st Ave NW 4/30/2021 $36,000
6 Naples 2.73 $13,187
Comments
Red Maple Swamp
150' x 680' heavily treed lot located east side of Wilson Blvd N. January 2021 Informal
Wetland Determination identified 2.24 acres (96%) wetlands. The Wilson Blvd N.
ROW easement is the only uplands. Listed in March 2021 for $75,000.
150' x 660' heavily treed lot located along south side of 37th Ave NE. Listing agent,
Richard Paganes, confirmed the lot was 98% wetlands. The only upland was along the
37th Ave NE ROW. Lot was purchased 9/29/2020 for $31,000 and relisted in April 2021
for $49,999.
200' x 660' heavily treed lot located at northwest corner of 41st Ave NW and 9th ST
NW. Lot is located on the edge of the Red Maple Swamp. Nov. 16, 2020 Informal
Wetland Determination identified 1.36 acres (45%) of the site as wetlands. The eastern
80' or approximately 40% of the lot is encumbered by a drainage canal easement. The
uplands consists of the front approximately 50-55' and a 40-50' strip between the canal
and wetlands. Lot was purchased 12/3/2020 for $42,000 and re-listed for $79,995 in 2/21.
The asking price was reduced to $69,000 in 5/21. According to the seller, Christina
McCollum, she started the permitting process in Nov. 2020 and paid approximately
$3,850 for the permit and proposed site plan. The permit was approved prior to sale.
Christina estimated the cost of mitigation at approximately $30,000 for a 2,000 SF single
family home.
330' x 660' heavily treed lot located along south side of 41st Ave NW. Collier
Environmental Consultants reported jurisdictional wetlands present on the site as of
8/25/17. The exact amount was not known; but it appears to be the majority of the site.
Lot was listed in 3/21 for $99,000
Two adjacent parcels with a total of 345' x 660' heavily treed lots located along north
side of 37th Ave NW (gravel road). Listing agent, Richard Paganes, confirmed the lot
was 98% wetlands. The only upland was along the 37th Ave NW ROW. Lots were
listed for $89,999 on 2/25/21.
180' x 660' heavily treed lot located along north side of 41st Ave NW. Listing agent
reported wetlands were present. The exact amount was not known; but it appears to be
the majority of the site. Lot was listed in 7/2020 for $65,000 and reduced to $45,000 in
October 2020.
Comparables Map
Red Maple
Swamp
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – RED MAPLE SWAMP
Page 43
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.
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – RED MAPLE SWAMP
Page 44
Name
Address
City
Date
Price
Acres
Acre Unit Price
Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%
Financing Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%
Conditions of Sale Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%
Market Trends Through 6/12/2021 25.0%
Location
% Adjustment
$ Adjustment
Acres
% Adjustment
$ Adjustment
Environmental Issues
% Adjustment
$ Adjustment
Shape
% Adjustment
$ Adjustment
Zoning
% Adjustment
$ Adjustment
Net Adjustments
Gross Adjustments
Red Maple Swamp 4140 Wilson Blvd N 37th Ave NE NWC 41st and 9th ST
NW
41st Ave NW 37th Ave NW NS 41st Ave NW
Comp 5 Comp 6Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4
6/12/2021 4/20/2021 5/19/2021 6/17/2021 4/23/2021 4/8/2021 4/30/2021
Naples Naples Naples Naples Naples Naples Naples
Generally within Golden Gate
Estates Unit 53
4140 Wilson Blvd N 37th Ave NE 41st Ave NW 41st Ave NW 37th Ave NW 41st Ave NW
$55,000 $50,000 $63,000 $99,000 $36,000$90,000
1.0 - 3.5 acres 2.34 2.27 3.03 5.00 5.23 2.73
$13,187
Transaction Adjustments
$23,504 $22,026 $20,792 $19,800 $17,208
Fee Simple
Adjusted Acre Unit Price $23,504 $22,026 $20,792 $19,800 $17,208
3.3%1.5%0.0%3.1%4.1%
$13,187
2.7%
Gravel Paved Paved Gravel Road Paved
Adjusted Acre Unit Price $24,278 $22,352 $20,792 $20,415 $17,906
Gravel Road Paved
0%
$13,538
-15%
-$3,642 -$3,353 $0 -$3,062 $0
-15%-15%0%-15%
-$2,031
0%0%0%0%
1.0 - 3.5 acres 2.34 2.27 3.03 5.00
0%0%
2.735.23
$0$0 $0 $0 $0 $0
100% Wetlands 96% Wetlands 98% Wetlands 45% Wetlands and 40%
Canal
Majority Wetlands 98% Wetlands Majority Wetlands
$0 $0 -$3,119 $0
0%0%-15%0%
$0 $0
0%0%
0%0%0%0%
Rectangular Rectangular Rectangular Rectangular Rectangular Rectangular
0%0%
$0
Rectangular
Residential Residential Residential Residential Residential
$0
Residential Residential
$0 $0 $0 $0
0%0%0%0%0%0%
$0 $0 $0 $0 $0 $0
Adjusted Acre Unit Price $20,637 $18,999 $17,673 $17,352
15.0%
$17,906 $11,507
15.0%15.0%15.0%15.0%0.0%
-15.0%-15.0%-15.0%-15.0%0.0%-15.0%
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – RED MAPLE SWAMP
Page 45
Comparable Land Sale Adjustments
Property Rights
All of the comparables transferred in fee simple interest; therefore, no adjustments for
property rights are required.
Financing
All of the comparable sales had market orientated financing or were cash transactions;
therefore, no adjustments for financing are required.
Conditions of Sale
All the comparable sales were arm’s length transactions; therefore, no adjustment for
conditions of sale is required.
Economic Trends
The following graph shows comparable residential land sales within the surrounding
market area over the past year.
The graph indicates an upward trend in sales prices from mid 2020 through the current
date. However, it is noted this is unadjusted raw data and does not relate directly to the
subject. It is also noted that Comparable 2 was purchased in September 2020 for $31,000
and re-sold in May 2021 for $50,000 indicating a 61% increase over approximately 8
months. Comparable 3 was purchased in December 2020 for $42,000 and re-sold, fully
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – RED MAPLE SWAMP
Page 46
permitted, in June 2021 for $63,000 indicating a 93% increase over approximately 7
months.
The analyses and value opinion in this appraisal are based on the data available to the
appraiser at the time of the assignment and apply only as of the effective date indicated.
No analyses or opinions contained in this appraisal should be construed as predictions of
future market conditions or value.
Based on the previous analysis and considering the increased demand for residential
property in Southwest Florida, we have applied a 25.0% annual adjustment.
Location
The subject parcels are located within the Red Maple Swamp which is comprised of
wetland hardwood forests with no development. Shady Hollow Boulevard West borders
the area to the north and is a single-lane gravel road. 41st Avenue NW runs east/west
through the middle of the Swamp and is a largely overgrown single-lane gravel road. The
closest single-family home is located along 41st Avenue NW east of 9th Street NW
(gravel road which borders the subject area to the east).
Comparables 1, 2, 4, and 6 are all located along paved roads in more developed areas east
of the subject and are considered superior in terms of location.
Comparable 3 is located at the corner of 41st Avenue NW (gravel) and 9th Street NW
(gravel) within the Red Maple Swamp. It is considered similar overall in terms of
location.
Comparable 5 is located along an unpaved, gravel section of 37th Avenue NW in a largely
undeveloped area. It is considered similar overall in terms of location.
Size
For this analysis, all of the comparable sales are relatively similar in terms of size;
therefore, no adjustments are required.
Environmental Issues
The subject parcels are located within the Red Maple Swamp which is comprised of
wetland hardwood forests. The entire area is designated on the FDEP Informal Wetland
Determinations March 2016 map as Wetlands. Permits from FDEP are required prior to
development. The permitting process will likely be very difficult, if not impossible, due
to the significant coverage of active wetlands.
The comparable properties are all impacted by wetlands. Comparables 1, 2, and 5 are
effectively 100% wetlands with the only upland areas located near the road right of way.
Therefore, no adjustments are required.
Comparable 3 is located within the Red Maple Swamp along the eastern border. A
November 16, 2020 Informal Wetland Determination identified 1.36 acres (45%) of the
site as wetlands. The eastern 80' or approximately 40% of the lot is encumbered by a
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – RED MAPLE SWAMP
Page 47
drainage canal easement. The uplands consist of the front approximately 50-55' and a 40-
50' strip between the canal and wetlands. According to the seller, Christina McCollum,
she started the environmental resource permitting process in November 2020 and paid
approximately $3,850 for the permit and proposed site plan. The permit was approved
prior to sale in June 2021. Christina estimated the cost of mitigation at approximately
$30,000 for a 2,000 SF single family home. This comparable is adjusted downward for
the approved permits and approximately 15% upland area.
Wetland determinations were not available for Comparables 4 and 6. Collier
Environmental Consultants reported jurisdictional wetlands present on Comparable 4.
The listing agent reported wetlands were present on Comparable 6. No adjustments could
be supported; therefore, none are made.
Configuration
All of the comparables are relatively similar in terms of configuration; therefore, no
adjustments are required.
Zoning
All of the comparables are similar in terms of zoning; therefore, no adjustments are
required.
Sales Comparison Approach Conclusion
All of the value indications have been considered, and in the final analysis, typical
parcels within the Red Maple Swamp will represent the low end of the range due to the
significant wetland coverage and inferior access, which will make the permitting process
very difficult, if not impossible. The following table summarizes the final reconciled
value per my final reconciled per acre for parcels 1.0 to 3.5 acres in size with 100%
wetlands.
6 % Δ
-12.74%
-12.20%
-10.68%
Land Value Ranges & Reconciled Values
Number of Comparables:Unadjusted Adjusted
Average:$19,420 $17,346
Low:$13,187 $11,507
High:$23,504 $20,637
Reconciled Value/Unit Value:$12,500
Subject Size:1.0 - 3.5 acres
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 48
SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Land Comparables - Wetlands
I have researched eight 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.
Comp Address Date Price
Comp City Acres Price Per Acre
Subject Generally within Golden Gate Estates
Units 62 and 65
6/12/2021
Subject Naples 1.0 - 3.5 acres
1 39th Ave NE 6/7/2021 $35,000
1 Naples 1.14 $30,702
2 3531 37th Ave NE 3/5/2021 $15,000
2 Naples 1.14 $13,158
3 3247 35th Ave NE 3/19/2021 $27,000
3 Naples 1.14 $23,684
4 2780 52nd Ave NE 4/5/2021 $40,000
4 Naples 2.73 $14,668
5 50th Ave NE 2/26/2021 $38,500
5 Naples 2.50 $15,400
6 2825 64th Ave NE 3/16/2021 $24,900
6 Naples 1.14 $21,842
7 3647 39th Ave NE 4/6/2021 $35,000
7 Naples 1.14 $30,702
8 39th Ave NE 3/26/2021 $25,000
8 Naples 1.14 $21,930
180' x 660' heavily treed lot located along south side of 52nd Avenue NE. FL DEP
Wetland Determination dated May 2003 indicates the site is majority wetlands. Listed
in Feb. 2017 for $52,000 and decreased in July 2018 to $42,000. Seller provided 10%
concession.
165' x 660' heavily treed lot located along south side of 52th Avenue NE. Informal
Wetland Determination dated 6/5/2020 identified 1.60 acres (64%) wetlands. The
uplands are largely located in the back of the lot. Listed in June 2020 for $55,000 and
reduced to $44,000 in Oct. 2020.
75' x 660' heavily treed lot located along north side of 39th Avenue NE. Dec 2019
Informal Wetland Determination identified 0.61 acres (54%) wetlands. The uplands are
located in the back of the site. Outer edge of Winchester Head. Lot was listed in
March 2021 for $49,900.
75' x 660' heavily treed lot located along north side of 64th Avenue NE. No Wetland
Determination available. Located at the eastern edge of the Horsepen Strand.
According to the FL DEP Wetland overlay map it appears the majority of the parcel is
wetlands. Potential uplands near the front of the site. Listed in Feb 2021 for $24,900.
Winchester Head
Comments
75' x 660' heavily treed lot located along south side of 39th Avenue NE. Adjacent lot to
east has Informal Wetland Determination showing100% wetlands. Lot appears to be
100% wetllands. Outer edge of Winchester Head. Listed in March 2021 for $29,900.
75' x 660' heavily treed lot located along north side of 35th Avenue NE. September 2017
Informal Wetland Determination identified the site as 88% wetlands. The 0.14 acre
upland area is located approximately 150' from the road adjacent to the neighboring
home. Listed in Feb. 2021 for $29,000.
75' x 660' heavily treed lot located along north side of 37th Avenue NE. Central portion
of Winchester Head. Listed in Dec. 2020 for $27,500 and reduced to $19,900 on 1/28/21.
75' x 660' heavily treed lot located along south side of 39th Avenue NE. April 2019
Informal Wetland Determination identified the site as 100% wetlands. Outer edge of
Winchester Head. Listed in April 2017 for $34,900 and increased in Jan 2020 to $39,900.
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 49
Comparables Map
Winchester
Head
4
1, 7 & 8
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 50
Name
Address
City
Date
Price
Acres
Acre Unit Price
Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%
Financing Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%
Cash to
seller 0.0%
Conditions of Sale Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%
Seller
Concession -10.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%
Arm's
Length 0.0%
Market Trends Through 6/12/2021 25.0%
Location
% Adjustment
$ Adjustment
Acres
% Adjustment
$ Adjustment
Environmental Issues
% Adjustment
$ Adjustment
Shape
% Adjustment
$ Adjustment
Zoning
% Adjustment
$ Adjustment
Net Adjustments
Gross Adjustments
0.0%
$16,431 $31,985
0.0%
$13,979
0.0%
0.0%
0.0%
$30,796 $23,049$13,762
0.0%
$24,947
0.0%
$23,001
0%0%
Similar
$23,001
Comp 8
SS 39th Ave NE
5.3%
1.14
39th Ave NE
Naples
3/26/2021
Similar
$25,000
0%
$21,930
$21,930
4.9%
0%
$0
$0
Majority Wetlands
$0
1.14
Rectangular
0%
$0
Residential
1.14
Majority Wetlands
$0
0%
$0
$0
1.14
0%
0%
$0
0%
0%
0%
Rectangular
$0
Residential
$0$0
0%
0%
$0
54% Wetlands
0%
0%
Rectangular
$0
Residential
0%
64% Wetlands
$0
Rectangular
Residential
0%
$0
0.0%
0.0%0.0%
0.0%
Adjusted Acre Unit Price
Residential
$0
0%
$0
51% - 100% Wetlands
1.14
$0
$0
Rectangular Rectangular
0%
$0
Rectangular
1.0 - 3.5 acres
$0
0%
0.3%
$0
1.14
0%
Similar
6.2%
$13,979
0%
Adjusted Acre Unit Price $30,796
Average Similar
$13,158
Fee Simple
Transaction Adjustments
Adjusted Acre Unit Price $30,702 $23,684
Naples
Generally within Golden Gate
Estates Units 62 and 65
3531 37th Ave NE
NaplesNaples
$23,684
1.14
3247 35th Ave NE
1.14
3/19/2021
$27,000$35,000
1.0 - 3.5 acres
$30,702
1.14
Naples
39th Ave NE 3531 37th Ave NE
39th Ave NE
Comp 2
$13,158
Winchester Head
Land Analysis Grid Comp 1 Comp 4
2780 52nd Ave NE
Comp 5
3247 35th Ave NE
Comp 3
Similar
0%
100% Wetlands
$0
$0
Residential
0%
Residential
$0
$0
Residential
$24,947
1.14
0%0%
88% Wetlands
0%
$0
0%
Naples
2.73
Similar
$0
0%
$0
100% Wetlands
$0
$0
Rectangular
$0
0%0%0%
2825 64th Ave NE
Residential
4/6/2021
$0
2825 64th Ave NE2780 52nd Ave NE
$13,201
3/16/2021
$21,842
4.2%
$38,500
50th Ave NE
$40,000
Naples
4/5/2021
Naples
$24,900
$30,702
4.2%
$35,000
Naples
2.73
Majority Wetlands
3647 39th Ave NE
3647 39th Ave NE
$23,049
2.50
$21,842
1.14
6.7%
2/26/2021
50th Ave NE
Comp 6
$31,985
5.5%
Comp 7
1.14
$15,400
Similar
$15,400
$14,668
2.50
0%
$16,431
Similar
0%
0%
$0
$30,702
0%
$0
Rectangular
$0
0%
$0
0%
$0
$0
0%
$0
0.0%0.0%0.0%0.0%
3/5/20216/12/2021 6/7/2021
$15,000
0.0%
0%
$13,762
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 51
Comparable Land Sale Adjustments
Property Rights
All of the comparables transferred in fee simple interest; therefore, no adjustments for
property rights are required.
Financing
All of the comparable sales had market orientated financing or were cash transactions;
therefore, no adjustments for financing are required.
Conditions of Sale
All the comparable sales were arm’s length transactions; therefore, no adjustment for
conditions of sale is required. The seller of Comparable 4 gave a 10% concession at
closing. The comparable is adjusted downward appropriately.
Economic Trends
The following graph shows comparable residential land sales within the surrounding
market area over the past year.
The graph indicates an upward trend in sales prices from mid 2020 through the current
date. However, it is noted this is unadjusted raw data and does not relate directly to the
subject. It is also noted that Comparable 2 (analyzed in the following upland section) was
purchased in March 2020 for $54,500 and re-sold in June 2021 for more than double the
price at $115,713.
The analyses and value opinion in this appraisal are based on the data available to the
appraiser at the time of the assignment and apply only as of the effective date indicated.
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 52
No analyses or opinions contained in this appraisal should be construed as predictions of
future market conditions or value.
Based on the previous analysis and considering the increased demand for residential
property in Southwest Florida, we have applied a 25.0% annual adjustment.
Location
The comparable sales are located within the immediate vicinity of Winchester Head and
Horsepen Strand. No adjustments for location area required.
Size
For this analysis, all of the comparable sales are relatively similar in terms of size;
therefore, no adjustments are required.
Environmental Issues
The subject parcels are located within Winchester Head which is comprised entirely of
depressional cypress and marsh wetlands and therefore, provides habitat for wetland
dependent species. It is designated on the FDEP Informal Wetland Determinations March
2016 as Wetlands. Permits from FDEP are required prior to development.
The comparable properties are all impacted by w etlands. Comparables 1 and 2 are 100%
wetlands.
Comparable 3 is 88% wetlands with the upland area located approximately 150 feet from
the road.
A FL DEP Wetland Determination dated May 2003 indicates Comparable 4 is largely
wetlands.
An Informal Wetland Determination of Comparable 5 indicates 64% wetlands with the
uplands located in the back of the site.
Wetland determinations were not available for Comparables 6 and 8. Comparable 6 is
located at the eastern edge of the Horsepen Strand and appears to be largely wetlands.
Potential uplands are located near the front of the site. Comparable 8 is located on the
outer edge of Winchester Head and appears to be 100% wetlands.
An Informal Wetland Determination of Comparable 7 indicates 54% wetlands with the
uplands located in the back of the site.
Overall, no adjustments are made in the grid; however, the differing wetland coverage is
considered in the final reconciliation.
Configuration
All of the comparables are relatively similar in terms of configuration; therefore, no
adjustments are required.
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 53
Zoning
All of the comparables are similar in terms of zoning; therefore, no adjustments are
required.
Sales Comparison Approach Conclusion
All of the value indications have been considered. Based on the preceding analysis, and
considering the significant wetland coverage in Winchester Head, I conclude toward the
low and of the range and arrive at my final reconciled per acre values as follows.
Area Winchester Head
Typical Parcel Size 1.0 - 3.5 acres
Indicated Value per Acre
51 - 75% wetlands $20,500
76 - 100% wetlands.$16,500
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 54
SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Land Comparables
I have researched five 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.
Comp Address Date Price
Comp City Acres Price Per Acre
Subject Generally within Golden Gate Estates
Units 62 and 65
6/12/2021
Subject Naples 1.0 - 3.5 acres
1 3647 39th Ave NE 4/6/2021 $35,000
1 Naples 1.14 $30,702
2 3867 60th Ave NE 6/1/2021 $115,713
2 Naples 2.88 $40,192
3 2439 43rd Ave NE 5/6/2021 $89,900
3 Naples 2.27 $39,604
4 3740 37th Ave NE 4/2/2021 $70,500
4 Naples 1.14 $61,842
5 2395 45th Ave NE 3/22/2021 $82,500
5 Naples 1.59 $51,887
Comments
Winchester Head
75' x 660' heavily treed lot located along north side of 39th Avenue NE. Dec 2019
Informal Wetland Determination identified 0.61 acres (54%) wetlands. The uplands are
located in the back of the site. Outer edge of Winchester Head. Lot was listed in
March 2021 for $49,900.
190' x 660' cleared lot located along north side of 60th Ave NE. Informal Wetland
Determination dated 2/27/2020 shows 0 wetlands. Lot was purchsed on 3/11/2020 for
$54,500 and relisted 4/27/21 for $115,713.
150' x 660' cleared lot located along north side of 43rd Ave NE. No reported wetlands.
Lot was purchased 3/9/2021 along with another 2.27 acre lot for $105,000. Listed for
$89,900 on 4/10/21.
75' x 660' heavily treed lot located along south side of 37th Ave NE. No reported
wetlands. Listed 1/9/21 for $70,000.
105' x 660' cleared lot located along north side of 45th Ave NE. Informal Wetland
Determination dated 8/27/2020 shows 0 wetlands. Lot listed 2/11/21 for $84,900.
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 55
Comparables Map
Winchester
Head
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 56
Name
Address
City
Date
Price
Acres
Acre Unit Price
Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%
Financing Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%
Conditions of Sale Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%
Market Trends Through 6/12/2021 25.0%
Location
% Adjustment
$ Adjustment
Acres
% Adjustment
$ Adjustment
Environmental Issues
% Adjustment
$ Adjustment
Shape
% Adjustment
$ Adjustment
Zoning
% Adjustment
$ Adjustment
Net Adjustments
Gross Adjustments
Winchester Head 3647 39th Ave NE 3867 60th Ave NE 2439 43rd Ave NE 3740 37th Ave NE 2395 45th Ave NE
Comp 5Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4
6/12/2021 4/6/2021 6/1/2021 5/6/2021 4/2/2021 3/22/2021
Naples Naples Naples Naples Naples Naples
Generally within Golden Gate
Estates Units 62 and 65
3647 39th Ave NE 3867 60th Ave NE 2439 43rd Ave NE 3740 37th Ave NE 2395 45th Ave NE
$35,000 $115,713 $89,900 $70,500 $82,500
1.0 - 3.5 acres 1.14 2.88 2.27 1.14 1.59
Transaction Adjustments
$30,702 $40,192 $39,604 $61,842 $51,887
Fee Simple
Adjusted Acre Unit Price $30,702 $40,192 $39,604 $61,842 $51,887
4.2%0.7%2.3%4.4%5.1%
Average Similar Similar Similar Similar
Adjusted Acre Unit Price $31,985 $40,463 $40,510 $64,586 $54,554
Similar
0%
$0 $0 $0 $0 $0
0%0%0%0%
0%0%0%0%
1.0 - 3.5 acres 1.14 2.88 2.27 1.14
0%
1.59
$0 $0 $0 $0 $0
0% - 50% Wetlands 54% Wetlands 0% Wetlands 0% Wetlands 0% Wetlands 0% Wetlands
$0 $0 $0 $0
0%0%0%0%
$0
0%
0%0%0%0%
Rectangular Rectangular Rectangular Rectangular Rectangular Rectangular
0%
$0
Residential Residential Residential Residential Residential Residential
$0 $0 $0 $0
0%0%0%0%0%
$0 $0 $0 $0 $0
Adjusted Acre Unit Price $31,985 $40,463 $40,510 $64,586 $54,554
0.0%0.0%0.0%0.0%0.0%
0.0%0.0%0.0%0.0%0.0%
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 57
Comparable Land Sale Adjustments
Property Rights
All of the comparables transferred in fee simple interest; therefore, no adjustments for
property rights are required.
Financing
All of the comparable sales had market orientated financing or were cash transactions;
therefore, no adjustments for financing are required.
Conditions of Sale
All the comparable sales were arm’s length transactions; therefore, no adjustment for
conditions of sale is required.
Economic Trends
Based on the previous analysis and considering the increased demand for residential
property in Southwest Florida, we have applied a 25.0% annual adjustment.
Location
The comparable sales are located within the immediate vicinity of Winchester Head and
Horsepen Strand. No adjustments for location area required.
Size
For this analysis, all of the comparable sales are relatively similar in terms of size;
therefore, no adjustments are required.
Environmental Issues
The subject parcels are located within Winchester Head which is comprised almost
entirely of depressional cypress and marsh wetlands and therefore, provides habitat for
wetland dependent species. It is designated on the FDEP Informal Wetland
Determinations March 2016 as Wetlands. Permits from FDEP are required prior to
development.
An Informal Wetland Determination of Comparable 1 indicates 54% wetlands with the
uplands located in the back of the site.
Comparables 2, 3, 4, and 5 are all 100% uplands with no wetlands.
Overall, no adjustments are made in the grid; however, the differing wetland coverage is
considered in the final reconciliation.
Configuration
All of the comparables are relatively similar in terms of configuration; therefore, no
adjustments are required.
RED MAPLE SWAMP AND WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 58
Zoning
All of the comparables are similar in terms of zoning; therefore, no adjustments are
required.
Sales Comparison Approach Conclusion
All of the value indications have been considered. Based on the preceding analysis, and
considering the significant wetland coverage in Winchester Head, I conclude toward the
low and of the range and arrive at my final reconciled per acre values as follows.
Area Winchester Head
Typical Parcel Size 1.0 - 3.5 acres
Indicated Value per Acre
0 - 25% wetlands $40,500
26 - 50% wetlands $32,000
RED MAPLE SWAMP AND WINCHESTER HEAD RECONCILIATION
Page 59
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 June 12, 2021, subject to the Limiting Conditions
and Assumptions of this appraisal.
VALUE CONCLUSIONS
Appraisal Premise Interest Appraised Date of Value
Market Value, As Is Fee Simple June 12, 2021
Area Winchester Head Red Maple Swamp
Typical Parcel Size 1.0 - 3.5 acres 1.0 - 3.5 acres
Indicated Value per Acre
0 - 25% wetlands $40,500 N/A
26 - 50% wetlands $32,000 N/A
51 - 75% wetlands $20,500 N/A
76 - 100% wetlands $16,500 $12,500
Significant Factor
The world, including the United States, is in the midst of a health crisis since early 2020 due to
the rise of COVID 19. The global outbreak was officially declared a pandemic by the World
Health Organization (WHO). The analyses and value opinion(s) in this appraisal are based on
the data available to the appraiser at the time of the assignment and apply only as of the effective
date indicated. No analyses or opinions contained in this appraisal should be construed as
predictions of future market conditions or value(s).
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: 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
RED MAPLE SWAMP AND WINCHESTER HEAD FINAL VALUE CONCLUSION
Page 60
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 months.
RED MAPLE SWAMP AND WINCHESTER HEAD CERTIFICATION
Page 61
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.
RED MAPLE SWAMP AND WINCHESTER HEAD
Page 62
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 239-596-0801
RED MAPLE SWAMP AND WINCHESTER HEAD ASSUMPTIONS AND LIMITING CONDITIONS
Page 63
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
RED MAPLE SWAMP AND WINCHESTER HEAD ASSUMPTIONS AND LIMITING CONDITIONS
Page 64
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.
RED MAPLE SWAMP AND WINCHESTER HEAD ASSUMPTIONS AND LIMITING CONDITIONS
Page 65
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.
RED MAPLE SWAMP AND WINCHESTER HEAD ASSUMPTIONS AND LIMITING CONDITIONS
Page 66
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.
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDA - APPRAISER QUALIFICATIONS
ADDENDA
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM A - APPRAISER QUALIFICATIONS
ADDENDUM A
APPRAISER QUALIFICATIONS
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM A - APPRAISER QUALIFICATIONS
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
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 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 (Retired)
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, government, and property
owners.
RED MAPLE SWAMP AND WINCHESTER HEAD 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
ACTIVITIES:
Member:
President:
Vice President:
Secretary / Treasurer:
Region X Representative:
Board of Directors:
LDAC Attendee:
Member:
Member:
Licensed:
Licensed:
Appraisal Institute – MAI Certificate Number 451177
Appraisal Institute Florida Gulf Coast Chapter (2020)
Appraisal Institute Florida Gulf Coast Chapter (2019)
Appraisal Institute Florida Gulf Coast Chapter (2017 / 2018)
Appraisal Institute Florida Gulf Coast Chapter (2017 - 2020)
Appraisal Institute Florida Gulf Coast Chapter (2015 & 2016)
Leadership Development & Advisory Council
Appraisal Institute - Washington, D.C. (2016, 2017, 2018)
CCIM Institute - CCIM Designation Pin Number 21042
Naples Area Board of REALTORS
Florida State Certified General Real Estate Appraiser
License No. RZ 2984
Real Estate Broker (Florida)
License No. BK3077672
EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County
and Lee 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, retail and office buildings, industrial
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.
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM A - APPRAISER QUALIFICATIONS
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM B - PROPERTY INFORMATION
ADDENDUM B
PROPERTY INFORMATION
Board of County Commissioners Conservation Collier Property Summary
Red Maple swamp Multi-parcel Project Cycle 9
April 24, 2018
1
Updated 4/13/18
CCLAAC Recommendation: A List – To be funded out of offsite preservation donations
Parcel Name: Red Maple Swamp Multi-parcel Project Target Protection Area: NGGE Acreage Remaining to Acquire: 98
Total Approximate Remaining Assessed Value: $344,960 Total Estimated Remaining Market Value: $813,670
This is a Cycle 8 Board “A” ranked project
Parcels currently in acquisition process using donation funding:
Parcel Folio Acres Estimated
Cost
Celsnak 39492560006 2.73 $15,698
Romak 39493520003 1.14 $6,555
Thurston 39493520003 1.14 $6,555
Totals 5.01 $28,808
Highlights:
Location: The Red Maple Swamp Preserve aka NGGE Unit 53, is a small undeveloped NGGE
Unit located west of Immokalee Road near the County fairgrounds.
How many of the 6 Initial Screening Criteria were met? 5 out of 6 criteria were met. This
project is on the edge of but not within the Florida Forever mapped CREW project lands.
Habitat: 50% mixed wetland hardwoods, 30% mixed wetland hardwood-shrubs, and 10%
cypress. Observations are of a native plant community of mixed wetland hardwoods over most of
the project area, and in the old farm field area the canopy is primarily red maple with secondary
dominance by cypress, which is persisting despite increasing invasion by exotic plant species now
at approx. 35-40% throughout with dense areas of old world climbing fern recently found.
Listed Plants: Bromeliads, royal fern, native orchids. Many wetland dependent plant species
seen here.
Listed Wildlife: Wood stork, little blue heron, panther (telemetry). Within FWC priority 1
panther habitat. Potential listed species include Everglades snail kite and Florida bonneted bats,
and wading bird species. Non-listed species include deer, bear, and birds.
Water Resource Values: This project is entirely wetlands, supports wetland dependent species,
is mapped to have high Surficial Aquifer System recharge, and can be expected to hold flood
waters.
Connectivity: Red Maple Swamp is connected on its north and west sides with the 60,000 acre
Florida Forever Corkscrew Regional Ecosystem Watershed (CREW) Project, which includes
Corkscrew Marsh, Bird Rookery Swamp, Flint Pen Strand and Audubon’s Corkscrew Swamp
Sanctuary. Through them, Red Maple Swamp connects with the Pepper Ranch and Caracara
Board of County Commissioners Conservation Collier Property Summary
Red Maple swamp Multi-parcel Project Cycle 9
April 24, 2018
2
Updated 4/13/18
Prairie Preserves, private mitigation lands and lands protected under the County’s Rural
Lands Stewardship Program
Other Division Interest? None known.
Access: The project can be accessed by two unpaved public lime rock roads – Shady
Hollow Blvd, W (maintained up to Bird Rookery Swamp entrance) and 41st Ave NW
(unmaintained).
Management Issues / Estimated Costs: Exotics are the primary management issue.
Currently, 53 acres on the western side and 4 donation parcels are under active
management with another 40 acres coming under management shortly. Current costs
are approx. $9,600/year. A portion of funding for management comes from donated
management funds. Estimated initial costs for remaining parcels is $44,630 with
estimated annual maintenance of $44,630 for some time.
Partnership Opportunities: There may be potential to partner with State land
managers for expanding trail opportunities.
Zoning/Overlays: Parcels are all zones Estates with no zoning overlays.
Surrounding land uses: Conservation, residential single-family Estates.
All Criteria Score: 225 out of 400.
Bird Rookery Swamp Trails
Board of County Commissioners Conservation Collier Property Summary
Winchester Head multi-parcel Project Cycle 9
April 24, 2018
1
Updated 4/13/18
CCLAAC Recommendation: A List – To be funded out of offsite preservation donations
Parcel Name: Winchester Head multi-parcel Project Target Protection Area: NGGE Acreage Remaining to acquire: 77.4
Total Approximate Assessed Value: $525,412 Total Estimated Market Value: $967,500
This is a Cycle 8 Board “A” ranked project
Parcels currently in acquisition process using donation funding:
Parcel Folio Acres Estimated
Cost
Mejia 39955400001 1.14 acres $14,250
Smith 39958080004 1.14 acres $14,250
Wallace 39959720004 1.14 acres $14,250
Ebanks 39959800005 1.14 acres $14,250
Bueno-Costa 39957760008 2.73 acres $34,000
Totals 7.29 acres $91,000
Highlights:
Location: Located just east of Everglades Blvd. And north of Oil Well Road, within NGGE
Units 62 and 65.
How many of the 6 Initial Screening Criteria were met? This project meets 5 out of 6 criteria,
though connectivity is marginal through undeveloped landscape connections with rural lands to
the east. This area is not within another agency’s acquisition boundary, though the Collier Soil
and Water Conservation District owns 2 parcels (2.28 acres) within Winchester Head.
Habitat: Cypress, Freshwater wetland, mixed wetland hardwoods, Cypress-pine-cabbage palm (at
edges). This is a roughly 200-acre cypress depressional wetland feature that is invaded by exotics
at its edges and along roads, but is relatively clean in the interior.
Listed Plants: Listed bromeliads and royal fern seen. Many wetland dependent plant species here.
Listed Wildlife: Swallow-tailed kite, bald eagle, Florida panther (telemetry). Other wildlife seen
includes bird species. Wildlife documented includes 11 frog species, Florida black bear and
alligators.
Water Resource Values: This site is entirely wetlands providing habitat for wetland dependent
species, it contributes to the Surficial Aquifer System, and holds flood waters away from
surrounding residential properties. It is within the proposed North Golden Gate Flowway
Restoration Project noted in the 2011 County Watershed Management Plan.
Board of County Commissioners Conservation Collier Property Summary
Winchester Head multi-parcel Project Cycle 9
April 24, 2018
2
Updated 4/13/18
Connectivity: The property is not immediately contiguous to conservation land. Parcels in
between it and the Florida Panther National Wildlife Refuge – which is southeast of the property –
are currently undeveloped.
Other Division Interest? Capital Planning has interest in the site remaining undeveloped to serve
as part of a flowway restoration project (see inset map from the 2011 County Watershed
Management Plan).
Access: The area can be easily accessed along paved public roads (37th and 39th Ave NE. A 1.14-
acre upland lot donated to Conservation Collier in 2016 at the southwest edge of the project can
provide parking. Access to interior areas would require a boardwalk.
Management Issues / Estimated Costs: Current management costs are approx. $10,400
annually. A significant portion of that is paid for with donation management funding. Estimated
remaining initial exotics costs once all parcels have been acquired is approx. $33,100, with annual
estimated management costs of $21,500 annually.
Partnership Opportunities: There may be potential for partnering with the Collier Soil and
Water Conservation District, as they have conservation interests within the project.
Zoning/Overlays: Parcels are all zoned Estates with no zoning overlays.
Surrounding land uses: Rural single family residential.
All Criteria Score: 261 out of 400.
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ADDENDUM C
COMPARABLE DATA
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5774 Date 4/20/2021
Address 4140 Wilson Blvd N Price $55,000
City Naples Price per Acre $23,504
State Florida Financing Cash to seller
Tax ID 38602520002 Property Rights Fee Simple
Grantor James Spano Days on Market 13 days
Grantee Glenda S. and Brooke
Beardsley co-trustees
Verification Source Robert Spano; Premiere
Plus Realty Co
Legal Description
Acres 2.34 Utilities Well, Septic
Land SF 102,000 Topography Treed
Road Frontage 150 Zoning Residential
Depth 680 Zoning Type E - Estates
Shape Rectangular Environmental Issues 96% Wetlands
Land Comparable 1 - Red Maple Swamp
Transaction
Golden Gate Estates Unit No. 38, North 150' of Tract 30
Site
Comments
150' x 680' heavily treed lot located east side of Wilson Blvd N. January 2021 Informal Wetland
Determination identified 2.24 acres (96%) wetlands. The Wilson Blvd N. ROW easement is the only uplands.
Listed in March 2021 for $75,000.
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5775 Date 5/19/2021
Address 37th Ave NE Price $50,000
City Naples Price per Acre $22,026
State Florida Financing Cash to seller
Tax ID 38505320008 Property Rights Fee Simple
Grantor Mark Jacob Harms Days on Market 4 days
Grantee Reneecole Homes, LLC Verification Source Richard Paganes; Equity
RealtyLegal Description
Acres 2.27 Utilities Well, Septic
Land SF 99,000 Topography Treed
Road Frontage 150 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 98% Wetlands
Transaction
Golden Gate Estates Unit No. 36, East 150' of Tract 69
Site
Comments
150' x 660' heavily treed lot located along south side of 37th Ave NE. Listing agent, Richard Paganes,
confirmed the lot was 98% wetlands. The only upland was along the 37th Ave NE ROW. Lot was purchased
9/29/2020 for $31,000 and relisted in April 2021 for $49,999.
Land Comparable 2
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5776 Date 6/17/2021
Address 41st Ave NW Price $63,000
City Naples Price per Acre $20,792
State Florida Financing Cash to seller
Tax ID 39540280005 Property Rights Fee Simple
Grantor Christina McCollum Days on Market 82 days
Grantee JLG Properties LLC Verification Source Lynda Woods; MVP
Realty Associates LLC
Legal Description
Acres 3.03 Utilities Well, Septic
Land SF 132,000 Topography Treed
Road Frontage 200 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 45% Wetlands and 40%
Comments
200' x 660' heavily treed lot located at northwest corner of 41st Ave NW and 9th ST NW. Lot is located on
the edge of the Red Maple Swamp. Nov. 16, 2020 Informal Wetland Determination identified 1.36 acres (45%)
of the site as wetlands. The eastern 80' or approximately 40% of the lot is encumbered by a drainage canal
easement. The uplands consists of the front approximately 50-55' and a 40-50' strip between the canal and
wetlands. Lot was purchased 12/3/2020 for $42,000 and re-listed for $79,995 in 2/21. The asking price was
reduced to $69,000 in 5/21. According to the seller, Christina McCollum, she started the permitting process
in Nov. 2020 and paid approximately $3,850 for the permit and proposed site plan. The permit was approved
prior to sale. Christina estimated the cost of mitigation at approximately $30,000 for a 2,000 SF single family
home.
Land Comparable 3
Transaction
Golden Gate Estates Unit No. 53A, East 200' of Tract 48
Site
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5777 Date 4/23/2021
Address 41st Ave NW Price $99,000
City Naples Price per Acre $19,800
State Florida Financing Cash to seller
Tax ID 39442000008 Property Rights Fee Simple
Grantor Yanan Farms II, LLC Days on Market 7 days
Grantee Dong Van Nguyen and
Hue Bach Thi Chau
Verification Source Laura Brown; John R
Wood Properties
Legal Description
Acres 5.00 Utilities Well, Septic
Land SF 217,800 Topography Treed
Road Frontage 330 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues Majority Wetlands
Land Comparable 4
Transaction
Golden Gate Estates Unit No. 52, Tract 25
Site
Comments
330' x 660' heavily treed lot located along south side of 41st Ave NW. Collier Environmental Consultants
reported jurisdictional wetlands present on the site as of 8/25/17. The exact amount was not known; but it
appears to be the majority of the site. Lot was listed in 3/21 for $99,000
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5778 Date 4/8/2021
Address 37th Ave NW Price $90,000
City Naples Price per Acre $17,208
State Florida Financing Cash to seller
Tax ID 38550600100 + Property Rights Fee Simple
Grantor Jonateco Investments,
LLC
Days on Market 8 days
Grantee Adriana Diaz de la Rocha
as Trustee
Verification Source Richard Paganes; Equity
Realty
Legal Description
Acres 5.23 Utilities Well, Septic
Land SF 227,700 Topography Treed
Road Frontage 345 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 98% Wetlands
Transaction
Golden Gate Estates Unit No. 37, West 180' of Tract 22 and East 165' of Tract 11
Site
Comments
Two adjacent parcels with a total of 345' x 660' heavily treed lots located along north side of 37th Ave NW
(gravel road). Listing agent, Richard Paganes, confirmed the lot was 98% wetlands. The only upland was
along the 37th Ave NW ROW. Lots were listed for $89,999 on 2/25/21.
Land Comparable 5
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5779 Date 4/30/2021
Address 41st Ave NW Price $36,000
City Naples Price per Acre $13,187
State Florida Financing Cash to seller
Tax ID 39440840008 Property Rights Fee Simple
Grantor Nancy Magee, Shirley
McKenzie, Toni
McKenzie & Linda Neal
Days on Market 5-6 months
Grantee Horvath & Bromley LLC Verification Source Jim Brown; Coldwell
Banker
Legal Description
Acres 2.73 Utilities Well, Septic
Land SF 118,800 Topography Treed
Road Frontage 180 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues Majority Wetlands
Comments
180' x 660' heavily treed lot located along north side of 41st Ave NW. Listing agent reported wetlands were
present. The exact amount was not known; but it appears to be the majority of the site. Lot was listed in
7/2020 for $65,000 and reduced to $45,000 in October 2020.
Land Comparable 6
Transaction
Golden Gate Estates Unit No. 52, W 180' of Tract 14
Site
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5761 Date 6/7/2021
Address 39th Ave NE Price $35,000
City Naples Price per Acre $30,702
State Florida Financing Cash to seller
Tax ID 39961760007 Property Rights Fee Simple
Grantor J. Antonio and Leticia
Sandoval
Days on Market 4 years
Grantee San Rafael, LLC Verification Source Javier Canizares; Xclusive
Homes LLC
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 100% Wetlands
Golden Gate Estates Unit No. 65, East 75' of West 150' of Tract 95
Comments
75' x 660' heavily treed lot located along south side of 39th Avenue NE. April 2019 Informal Wetland
Determination identified the site as 100% wetlands. Outer edge of Winchester Head. Listed in April 2017 for
$34,900 and increased in Jan 2020 to $39,900.
Transaction
Site
Land Comparable 1 - Winchester Head
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5762 Date 3/5/2021
Address 3531 37th Ave NE Price $15,000
City Naples Price per Acre $13,158
State Florida Financing Cash to seller
Tax ID 39958000000 Property Rights Fee Simple
Grantor Irene R Stevens Days on Market 54 days
Grantee J & D Invest LLC Verification Source Justin Jordan; Keller
Wiliams Elite Realty
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 100% Wetlands
Golden Gate Estates Unit No. 65, West 75' of East 150' of Tract 67
Comments
Site
Transaction
Land Comparable 2
75' x 660' heavily treed lot located along north side of 37th Avenue NE. Central portion of Winchester Head.
Listed in Dec. 2020 for $27,500 and reduced to $19,900 on 1/28/21.
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5764 Date 3/19/2021
Address 3247 35th Ave NE Price $27,000
City Naples Price per Acre $23,684
State Florida Financing Cash to seller
Tax ID 39952080000 Property Rights Fee Simple
Grantor Javier Andres Betancourt Days on Market 11 days
Grantee Jose Norberto Madueno Verification Source Lisset Franco; EXP Realty
LLC
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 88% Wetlands
Golden Gate Estates Unit No. 65, East 75' of Tract 21
Land Comparable 3
75' x 660' heavily treed lot located along north side of 35th Avenue NE. September 2017 Informal Wetland
Determination identified the site as 88% wetlands. The 0.14 acre upland area is located approximately 150'
from the road adjacent to the neighboring home. Listed in Feb. 2021 for $29,000.
Site
Comments
Transaction
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5765 Date 4/5/2021
Address 2780 52nd Ave NE Price $40,000
City Naples Price per Acre $14,668
State Florida Financing Cash to seller
Tax ID 38968080008 Property Rights Fee Simple
Grantor Daniel Brunet Days on Market 4 years
Grantee Juan Sanmartin Verification Source Ayli Medina; MVP Realty
Associates
Legal Description
Acres 2.73 Utilities Well, Septic
Land SF 118,800 Topography Treed
Road Frontage 180 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues Majority Wetlands
Golden Gate Estates Unit No. 44, East 180' of Tract 78
Transaction
Land Comparable 4
Site
Comments
180' x 660' heavily treed lot located along south side of 52nd Avenue NE. FL DEP Wetland Determination
dated May 2003 indicates the site is majority wetlands. Listed in Feb. 2017 for $52,000 and decreased in July
2018 to $42,000. Seller provided 10% concession.
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5766 Date 2/26/2021
Address 50th Ave NE Price $38,500
City Naples Price per Acre $15,400
State Florida Financing Cash to seller
Tax ID 38966520104 Property Rights Fee Simple
Grantor Sabitri Rambarran Days on Market 6-7 months
Grantee Swfproperties 1, LLC Verification Source Angelo Sottosanti;
Coldwell Banker Realty
Legal Description
Acres 2.50 Utilities Well, Septic
Land SF 108,900 Topography Treed
Road Frontage 165 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 64% Wetlands
Golden Gate Estates Unit No. 44, East 1/2 of Tract 64
165' x 660' heavily treed lot located along south side of 52th Avenue NE. Informal Wetland Determination
dated 6/5/2020 identified 1.60 acres (64%) wetlands. The uplands are largely located in the back of the lot.
Listed in June 2020 for $55,000 and reduced to $44,000 in Oct. 2020.
Comments
Site
Transaction
Land Comparable 5
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5767 Date 3/16/2021
Address 2825 64th Ave NE Price $24,900
City Naples Price per Acre $21,842
State Florida Financing Cash to seller
Tax ID 38847600004 Property Rights Fee Simple
Grantor Rolando Ribera Suarez Days on Market 24 days
Grantee Bonet Homes Corp Verification Source Daneya Eid; Premier
Living Real Estate
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues Majority Wetlands
Golden Gate Estates Unit No. 42, East 75' of West 180' of Tract 88
Land Comparable 6
Transaction
Site
Comments
75' x 660' heavily treed lot located along north side of 64th Avenue NE. No Wetland Determination available.
Located at the eastern edge of the Horsepen Strand. According to the FL DEP Wetland overlay map it
appears the majority of the parcel is wetlands. Potential uplands near the front of the site. Listed in Feb 2021
for $24,900.
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5768 Date 4/6/2021
Address 3647 39th Ave NE Price $35,000
City Naples Price per Acre $30,702
State Florida Financing Cash to seller
Tax ID 39959880009 Property Rights Fee Simple
Grantor Oliverio Rodriguez Days on Market 19 days
Grantee Aurora14, LLC Verification Source Zahilys Batista Ferrer;
Xclusive Homes LLC
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 54% Wetlands
Golden Gate Estates Unit No. 65, East 75' of Tract 81
Land Comparable 7
Transaction
Comments
75' x 660' heavily treed lot located along north side of 39th Avenue NE. Dec 2019 Informal Wetland
Determination identified 0.61 acres (54%) wetlands. The uplands are located in the back of the site. Outer
edge of Winchester Head. Lot was listed in March 2021 for $49,900.
Site
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5769 Date 3/26/2021
Address 39th Ave NE Price $25,000
City Naples Price per Acre $21,930
State Florida Financing Cash to seller
Tax ID 39961640004 Property Rights Fee Simple
Grantor Brihaschand and Sursatti
Mohabir
Days on Market 3 days
Grantee Brangus Cattle, LLC Verification Source James Killian; Fathom
Realty FL LLC
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues Majority Wetlands
Golden Gate Estates Unit No. 65, West 75' of Tract 95
75' x 660' heavily treed lot located along south side of 39th Avenue NE. Adjacent lot to east has Informal
Wetland Determination showing100% wetlands. Lot appears to be 100% wetllands. Outer edge of
Winchester Head. Listed in March 2021 for $29,900.
Land Comparable 8
Transaction
Site
Comments
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5768 Date 4/6/2021
Address 3647 39th Ave NE Price $35,000
City Naples Price per Acre $30,702
State Florida Financing Cash to seller
Tax ID 39959880009 Property Rights Fee Simple
Grantor Oliverio Rodriguez Days on Market 19 days
Grantee Aurora14, LLC Verification Source Zahilys Batista Ferrer;
Xclusive Homes LLC
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 54% Wetlands
Land Comparable 1 - Winchester Head
Transaction
Golden Gate Estates Unit No. 65, East 75' of Tract 81
Site
Comments
75' x 660' heavily treed lot located along north side of 39th Avenue NE. Dec 2019 Informal Wetland
Determination identified 0.61 acres (54%) wetlands. The uplands are located in the back of the site. Outer
edge of Winchester Head. Lot was listed in March 2021 for $49,900.
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5770 Date 6/1/2021
Address 3867 60th Ave NE Price $115,713
City Naples Price per Acre $40,192
State Florida Financing Cash to seller
Tax ID 38720720001 Property Rights Fee Simple
Grantor Brandon Hance Days on Market 2 days
Grantee Andrew and Donna
Ciosek and Kevin Ciosek
Verification Source Lynette Schwab; Schwab
Real Estate
Legal Description
Acres 2.88 Utilities Well, Septic
Land SF 125,400 Topography Cleared
Road Frontage 190 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 0% Wetlands
Transaction
Golden Gate Estates Unit No. 40, West 190' of Tract 11
Site
Comments
190' x 660' cleared lot located along north side of 60th Ave NE. Informal Wetland Determination dated
2/27/2020 shows 0 wetlands. Lot was purchsed on 3/11/2020 for $54,500 and relisted 4/27/21 for $115,713.
Land Comparable 2
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5771 Date 5/6/2021
Address 2439 43rd Ave NE Price $89,900
City Naples Price per Acre $39,604
State Florida Financing Cash to seller
Tax ID 39831720009 Property Rights Fee Simple
Grantor Unity Development
Investments, LLC
Days on Market 2 days
Grantee Felix Sosa Verification Source Moe Mossa; Savvy
Avenue
Legal Description
Acres 2.27 Utilities Well, Septic
Land SF 99,000 Topography Cleared
Road Frontage 150 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 0% Wetlands
Comments
150' x 660' cleared lot located along north side of 43rd Ave NE. No reported wetlands. Lot was purchased
3/9/2021 along with another 2.27 acre lot for $105,000. Listed for $89,900 on 4/10/21.
Land Comparable 3
Transaction
Golden Gate Estates Unit No. 63, East 150' of Tract 20
Site
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5772 Date 4/2/2021
Address 3740 37th Ave NE Price $70,500
City Naples Price per Acre $61,842
State Florida Financing Cash to seller
Tax ID 39962480001 Property Rights Fee Simple
Grantor Thin Han Days on Market 26 days
Grantee Yadiel Gomez Ulloa Verification Source Jeff Kohn; Premiere Plus
Realty
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 0% Wetlands
Land Comparable 4
Transaction
Golden Gate Estates Unit No. 63, East 75' of East 150' Tract 100
Site
Comments
75' x 660' heavily treed lot located along south side of 37th Ave NE. No reported wetlands. Listed 1/9/21 for
$70,000.
RED MAPLE SWAMP AND WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 5773 Date 3/22/2021
Address 2395 45th Ave NE Price $82,500
City Naples Price per Acre $51,887
State Florida Financing Cash to seller
Tax ID 39830560008 Property Rights Fee Simple
Grantor Audi Homes & Land, Inc Days on Market 10 days
Grantee Jegatheswary Sivaraj Verification Source Angel Madera; Premiere
Plus Realty
Legal Description
Acres 1.59 Utilities Well, Septic
Land SF 69,300 Topography Cleared
Road Frontage 105 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 0% Wetlands
Transaction
Golden Gate Estates Unit No. 63, East 105' of Tract 11
Site
Comments
105' x 660' cleared lot located along north side of 45th Ave NE. Informal Wetland Determination dated
8/27/2020 shows 0 wetlands. Lot listed 2/11/21 for $84,900.
Land Comparable 5
Collier County Project #60198
Veterans Memorial Boulevard Extension
FDOT PD&E Coordination Meeting
June 10, 2021
Bee Thao, Sr. Project Manager
1
Livingston RoadPhase 2 Phase 1
Veteran’s Memorial Boulevard
Begin
End NLandmark
GGG
High
School Imperial
Mediterra
Secoya VME
60198 -Veterans Memorial Boulevard Extension 2
Veterans Memorial Boulevard Extension
Veterans Memorial Boulevard –Phase I
4
Phase 1: Design-Build -east entrance of GGG High School site to
east of Livingston Rd
60198 -Veterans Memorial Boulevard Extension
Veterans Memorial Boulevard –Phase I
Project Schedule/Status
Design-Build NTP:11/19/2020
•Percent Work Completed:32.71% (05/31/2021)
Access Rd. to High School:06/2021
Estimated Completion:06/2023
Public Involvement/Noise Wall (Imperial Golf Estates)
•Imperial Golf Estates HOA challenged AIM’s Noise Analysis
•Hired a Lawyer
•In the process of conducting an independent Noise Analysis
•Once Noise Analysis is completed, will meet with HOA to go over the result
8
-Other Considerations -
60198 -Veterans Memorial Boulevard Extension
Veterans Memorial Boulevard –Phase 2
9
Phase 2 -4 to 6-lane urban divided: US 41 to East Entrance of GGG High School Site
60198 -Veterans Memorial Boulevard Extension
Veterans Memorial Boulevard –Phase II
Roadway Classification: Variable Divided Urban Arterial
•US 41 to Old 41 Rd. (per Draft FDOT PD&E): 6-Lane Roadway
•Old 41 Rd. to High School GGG: 4-Lane Roadway
Roadway Features (Asphalt Pavement, Traffic Signals, Concrete Sidewalks, On-Street
Bike Lanes, and Stormwater Pond)
Right-of-Way Acquisition:TBD
Noise Abatement Study:January 17, 2020
•Landmark of Naples met Noise Mitigation requirements
FDEP (USACE) Permit:TBD
SFWMD Permit:TBD
•Gopher Tortoise relocation
10
60198 -Veterans Memorial Boulevard Extension
Project Overview:
Veterans Memorial Boulevard –Phase II:
Project Schedule/Status
Anticipated Design NTP: Spring 2022
Anticipated Design 100% Plan: Summer 2023
Anticipated Construction NTP: Winter 2023
Anticipated Final Completion: Summer 2025
Final Configuration of the US 41 to Old 41 Road Segment
•US 41/VMB Intersection
•Old 41 Rd./VMB Intersection
Permitting
Right-Of-Way
Funding
12
-Other Considerations -
60198 -Veterans Memorial Boulevard Extension
Conservation Collier
Initial Criteria Screening Report
Updated from 2009 & 2018 reports
Staff Report Date: July 2021
Property Name: Barron Collier Partnership, LLLP
Area 1 – 235 Acres
Area II – 799.4 acres
Total = 1034.4 acres
Areas offered comprise portions of folio numbers:
00113760004
00113840005
00113880007
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 2 of 62
Contents
Introduction ......................................................................................................................... 4
I. Summary of Property Information ................................................................................. 5
Table 1. Summary of Property Information ................................................................... 6
Figure 1. Location Map.................................................................................................. 6
Figure 2. Aerial Map ...................................................................................................... 7
Figure 3. Surrounding Lands Aerial .............................................................................. 8
Summary of Assessed Value and Property Costs Estimates .............................................. 9
II. Statement for satisfying Initial Screening Criteria, Including Biological and
Hydrological Characteristics ............................................................................................. 10
Figure 4. Topographic map (http://www.digital-topo-maps.com/) .............................. 14
Figure 5. Collier County drainage sub-basin map ........................................................ 14
Figure 6. 2016 Revised watershed basin around Lake Trafford. .................................. 15
III. Potential for Appropriate Use and Recommended Site Improvements ..................... 20
IV. Assessment of Management Needs and Costs........................................................... 21
Table 2. Summary of Estimated Management Needs and Costs ................................. 22
V. Potential for Matching Funds ...................................................................................... 23
VI. Summary of Secondary Screening Criteria ............................................................... 24
Table 3. Tabulation of Secondary Screening Criteria .................................................. 24
Figure 7. Secondary Screening Criteria Scoring.......................................................... 24
VII. Staff Comments, Recommendations, and Conditions ............................................... 27
The Advisory Committee and Board of County Commissioners should take into
consideration the existing SSA #13 which has credits in escrow. ................................ 27
VIII. EXHIBITS ............................................................................................................... 28
Exhibit A. FLUCFCS Map .......................................................................................... 28
Exhibit B. Soils Map .................................................................................................... 29
Exhibit C. Wellfield protection and Aquifer Recharge Maps ...................................... 30
Exhibit D. Zoning Map ................................................................................................ 31
Exhibit E. Historical Aerials – 2017 and 1940 (Source: Property Appraiser) ............. 32
Exhibit F. Flood Zone Map .......................................................................................... 33
Exhibit G. LIDAR Map ............................................................................................... 34
Exhibit H. Surface Water Priorities CLIP4 Map .......................................................... 35
Exhibit I. Landscape Integrity CLIP4 Map .................................................................. 36
Exhibit J. Priority Natural Communities CLIP4 Map .................................................. 37
Exhibit K. Biodiversity CLIP4 Map ............................................................................ 38
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 3 of 62
Exhibit L. Potential Habitat Richness CLIP4 Map ....................................................... 39
Exhibit M. Strategic Habitat Conservation Areas CLIP4 Map ..................................... 40
Exhibit N. Aggregated Conservation Priorities CLIP4 Map ....................................... 41
Exhibit O. USFWS Listed Species Consultation and Focal Areas .............................. 42
Exhibit P. Oil and Gas Map .......................................................................................... 43
Exhibit Q. 2018 Conservation Collier Active Acquisition List .................................... 44
Exhibit R. Completed and Scored Secondary Criteria Screening Form- Area 1 ......... 45
Exhibit S. Completed and Scored Secondary Criteria Screening Form- Area 2 .......... 48
Exhibit T. Collier County Rural Lands Stewardship Overlay Land Use Matrix .......... 51
Exhibit U. - Photographs............................................................................................... 52
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 4 of 62
Introduction
The Conservation Collier Program (Program) is an environmentally sensitive land
acquisition and management program approved by the Collier County Board of County
Commissioners (Board) in 2002 and by Collier County Voters in 2002, 2006, and 2020.
The Program was active in acquisition between 2003 and 2011, under the terms of the
referendum. Between 2011 and 2016, the Program was in management mode. On
November 3, 2020, the Collier County electors approved the Conservation Collier Re-
establishment referendum with a 76.5% majority.
This updated Initial Criteria Screening Report (ICSR) has been prepared for the
Conservation Collier Program in its 10th acquisition cycle for purposes of the Conservation
Collier Program. It provides an update to the ICSR that was prepared for this property in
2009 and 2018 demonstrating how this property meets the criteria as defined by the
ordinance (2002-63, as amended). That is the sole purpose for this report, and it is not
meant for any other use. This property was categorized as an “A” List property (Exhibit Q)
on July 10, 2018, by the Board of County Commissioners.
This report makes use of data layers from the Florida Natural Areas Inventory and
University of Florida Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a
collection of spatial data that identify statewide priorities for a broad range of natural
resources in Florida. It was developed through a collaborative effort between the Florida
Areas Natural Inventory (FNAI), the University of Florida GeoPlan Center and Center for
Landscape Conservation Planning, and the Florida Fish and Wildlife Conservation
Commission (FWC). It is used in the Florida Forever Program to evaluate properties for
acquisition. CLIP4 is organized into a set of core natural resource data layers which are
representative of 5 resource categories: biodiversity, landscapes, surface water,
groundwater and marine. The first 3 categories have also been combined into the
Aggregated layer, which identifies 5 priority levels for natural resource conservation.
Not all CLIP4 Layers were used in this report. Those used include:
• Biodiversity
• Surface Water Priorities
• Landscape Integrity
• Priority Natural Communities
• Strategic Habitat Conservation Areas
• Aggregated Conservation Priorities
Additional updated metrics are FLUCFCS code GIS layers and sources for listed species
plants and animals and updated state and federal protected species lists.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 5 of 62
I. Summary of Property Information
Characteristic Value Comments
Name Barron Collier
Partnership LLLP
Both Area 1 and Area 2 are south of the Pepper Ranch Preserve
A Certificate of Merger recorded at OR 4998 PG 865 merged
BCI with Barron Collier Partnership LLLP (BCP LLLP), the
current owner.
Folio Numbers Parts of 3 separate
folios
00113760004
00113840005
00113880007
Portions offered not legally segregated at present
Target Protection
Area
Rural Lands
Stewardship Area:
Habitat (HSA) Flow-
way (FSA) and Open
Acreages are approximate:
Area 1 (235 acres)-135 acres HSA/ 100 acres Open
Area 2 (799.4 acres)-393 acres HSA/ 338 acres FSA
Size Area 1 – 235 acres
Area 2–799.4 acres
The 799.4 acres includes approx. 30 acres over Lake Trafford.
These acres are more-or-less and subject to adjustment upon
survey.
Section
Township Range
Sections 3,4 &,5 in T47
/ R28
Parcels offered are portions within these sections.
Zoning
Category/TDRs
Agriculture
SSA #13 over portion
of Area II
Ag/MHO (RLSA overlay District)
SSA #13 (7,414 ac total) covers approx. 730 acres of Area II and
none of Area 1
FEMA Flood
Map Category
AH and AE AH – Area 1 – Subject to periodic inundation
AE – Area 2 - Subject to periodic ponding 1-3 feet
Existing
structures
n/a All structures are impermanent or in the nature of debris
Adjoining
properties and
their Uses
Conservation,
agriculture, vacant land,
rural residential
N – Pepper Ranch Preserve – rural residential (Trafford Oaks Rd.)
E – Lake Trafford
S - Agricultural and/or vacant Ag zoned
W – Agricultural/vacant Ag zones and Conservation
(SFWMD/CREW and Audubon lands)
Development
Plans Submitted
n/a Property currently used for cattle grazing and recreational uses
including hunting.
Known Property
Irregularities
Oil, Gas and Mineral
Rights;
(OGM)/Archeological
site;
Owner offers to
remove exotics at cost.
OGM rights over both Areas would be retained by owner -
which is not BCP LLLP but an entity with multiple partners;
Area II contains a known archeological site. If both Areas 1
and II are acquired, the existing access easement in favor of
BCI would be released. If only Area 1 is acquired, the existing
easement through Pepper Ranch would be retained; in
addition, a new easement through Area 1 to reach Area II
would be required by BCP LLLP.
Other County
Dept Interest
Transportation,
Utilities, Solid Waste,
Parks and Recreation,
Environmental
Services, Housing,
Stormwater, Zoning,
Engineering
Area 1, but not Area II, would be a potential source for Panther
Habitat Unit (PHU) mitigation Credits. No other dept. has advised
of conflicts or partnership interest, in general or for PHUs.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 6 of 62
Table 1. Summary of Property Information
Figure 1. Location Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 7 of 62
Figure 2. Aerial Map
Total acreage = 1,034.4 acres in application
The property owner has advised that the property map depiction is conceptual in nature to
the rough location and configuration. The owner has advised that the following
approximate acreages are being offered for sale: half of Section 3 (301.3 ac) excluding the
lake; all of Section 4 (621.4 ac), and 1/8 of Section 05 (78.8 ac). The acreage included in
the Assessed Value (pg. 9) is 1,001 acres to exclude the acreage over the lake.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 8 of 62
Figure 3. Surrounding Lands Aerial
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 9 of 62
Summary of Assessed Value and Property Costs Estimates
The interest being appraised is fee simple “ as is “ for the purchase of the site(s). A value
of the parcel was estimated using only one of the three traditional approaches to value, the
sales comparison approach. Each is based on the principal of substitution that an informed
purchaser would pay no more for the rights in acquiring a particular real property than the
cost of acquiring, without undue delay, an equally desirable one. Three properties were
selected for comparison, each with similar site characteristics, utility availability, zoning
classification and road access. No inspection was made of the property or comparables
used in this report and the Real Estate Services Department staff relied upon information
solely provided by program staff. The valuation conclusions are limited only by the
reported assumptions and conditions that no other known or unknown adverse conditions
exist. Pursuant to the Conservation Collier Purchase Policy, two appraisals are required.
Estimated Assessed Value: *
Folio Acreage Assessed Value
Area 1 257.3 $656,344
Area 2 744.2 $1,898,372
Total 1001.5 $2,554,716
*Assessed values have been estimated using the average of the values of the parent
parcels, as both Area 1 and Area 2 are not segregated out yet and comprise portions of all
three parent parcels. The average per acre value used is $2,550.89 per acre. The
Assessed Value is based off of the current use of the property.
Estimated Market Value: **
“ESTIMATED MARKET VALUE” IS SOLELY AN ESTIMATE OF VALUE
AND SHOULD NOT BE RELIED UPON BY ANY ENTITY.
Folio Acreage Estimated Value Range
Area 1 257.3 $3,683,700
Area 2 744.2 $1,116,300
Total 1001.5 $4,807,200
The Estimated Market Value was based on the entire acreage at $4,800 per acre.
* Property Appraiser’s Website
** Collier County Real Estate Services Department
Zoning, Growth Management and Conservation Overlays
Zoning, growth management and conservation overlays will affect the value of a parcel.
Area 1 is zoned Agricultural with a Mobile Home Overlay and is within the Rural Lands
Stewardship Area Overlay. Area 2 is zoned Agricultural with a Mobile Home Overlay and
is part of a 7,414-acre Stewardship Sending Area #13 Overlay. Designation of the property
provided the owner 27,515.3 Stewardship Credits, of which 6,599.2 are given for
restoration and only when stewardship success criteria are met. No restoration credits have
been sought yet. In total, the stewardship credits will entitle 3,439.4 acres for development
within the Rural Lands Stewardship Area District.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 10 of 62
II. Statement for satisfying Initial Screening Criteria, Including Biological and
Hydrological Characteristics
Collier County Conservation Collier Program staff originally conducted site visits to this
property on March 18 and 27, 2009; and February 5, 2018. During Cycle 10 staff
conducted a site visit on April 29, 2021.
MEETS INITIAL SCREENING CRITERIA Met 6 out of 6
Are any of the following unique and endangered plant communities found on the
property? Order of preference as follows: Ord. 2002-63, Sec. 10 (1)(a) Yes
Area 1
Hardwood hammocks Yes
Xeric oak scrub No
Coastal strand No
Native beach No
Xeric pine No
Riverine Oak No
High marsh (saline) No
Tidal freshwater marsh No
Other native habitats Yes – Upland
hardwood forests, cabbage palm, mixed
hardwoods/conifers, mixed wetland
hardwoods, and cypress
Area 2
Hardwood hammocks Yes - dominant
Xeric oak scrub No
Coastal strand No
Native beach No
Xeric pine No
Riverine Oak No
High marsh (saline) No
Tidal freshwater marsh No
Other native habitats Yes – cabbage palm,
mixed hardwoods/conifers, mixed wetland
hardwoods, cypress, emergent aquatic
vegetation, and freshwater marshes
Vegetative Communities:
Staff typically uses two methods to determine native plant communities present: review of
South Florida Water Management District (SFWMD) electronic mapping data for
Department of Transportation’s Florida Land Use, Cover and Forms (FLUCFCS, 2009)
and field verification of same. In the case of both BCP submittals, staff relied upon the
SFWMD 2009 map layer data, and field observations made by staff during the October
2017 site visit, with comparison to a FLUCFCS map prepared by Wilson Miller for the
owner in 2009. The major difference noted was the emergence of cabbage palm as a larger
plant community.
FLUCCS: The electronic database identified, in order of dominance:
Area 1
4340 – Hardwood – conifer mixed – 81 ac
2110 – Improved pasture – 72 ac
2130 – Woodland pasture – 46 ac
4200 – Upland hardwood forests – 13 ac
4280 – Cabbage palm – 13 ac
6170 – Mixed wetland hardwoods – 5 ac
6216 – Cypress – 5 ac
6172 - Mixed wetland hardwoods-shrubs – 3 ac
Area 2
6170 – Mixed wetland hardwoods – 221 ac
6410 – Freshwater wetlands – 199 ac
4280 – Cabbage palm – 107 ac
6440 – Emergent aquatic vegetation – 88 ac
6216 – Cypress – mixed hardwoods – 43 ac
4340 – Hardwood – conifer mixed – 16 ac
6172 - Mixed wetland hardwoods-shrubs – 25 ac
5200 – Lake – 14 ac
2110 – Improved Pasture – 13 ac
6210 – Cypress – 10 ac
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The following native plant communities were observed, in order of dominance:
Area 1
4340 – Hardwood – conifer mixed
2110 – Improved pasture
2130 – Woodland pasture
4280 – Cabbage palm
6170 – Mixed wetland hardwoods
Other plant communities were not directly
observed.
Area 2
6170 – Mixed wetland hardwoods
6410 – Freshwater wetlands
4280 – Cabbage palm
2110 – Improved Pasture
Other plant communities were not
directly observed.
Characterization of Dominant Native Plant Communities present:
FLUCFCS Ground cover Midstory Canopy
4340 – Hardwood-
conifer mixed
Forbs, chain fern,
wild coffee, wax
myrtle, smilax
Wax myrtle,
beautyberry,
galberry,
Live and laurel oak,
slash pine, cabbage
palm, bay
6170 – Mixed
Wetland hardwoods
Swamp fern, false
nettle, aster, wild
coffee, pellitories,
yellow cress, forbs
Dahoon holly,
myrsine,
Live and laurel oak,
cabbage palm, bay,
red maple, pop ash
4280 – Cabbage palm Grasses, poison ivy,
vines, wild coffee
Myrsine, wax
myrtle
Cabbage palm, live
oak
6410 – Freshwater
Wetlands
Pickerelweed,
arrowhead, alligator
flag,
Dog fennel None
Emergent aquatic
vegetation
Alligator flag,
pickerelweed, pond
apple
Willow None
Statement for satisfaction of criteria:
These data indicate that at least 6 native plant communities and more likely 11 exist
(excluding improved pasture and lake) on the parcels. Not all habitats were observed
directly. Cabbage palms appear to be invading areas where mixed wetland hardwoods used
to dominate. At least 5 of the 7 distinct types of native vegetation communities (excluding
improved pasture) were observed in Area 1. At least 4 out of 8 types of native vegetation
communities (excluding improved pasture and lake) were directly observed in Area 2,
along with many transitional areas containing a mix of vegetation types. Exotics appear to
be primarily along forest edges, but interior areas viewed also have exotics throughout,
including Brazilian pepper (Schinus terebinthifolius), Caesar’s weed (Urena lobata) and
guava (Psidium guajava). Exotics are estimated at 10-24% in Area 1 with some areas at
25% - 75%. Area 2 appeared to have fewer exotics. A general global observation is 15%
or slightly more.
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2. Does land offer significant human social values, such as equitable geographic
distribution, appropriate access for nature-based recreation, and enhancement of the
aesthetic setting of Collier County? Ord. 2002-63, Sec. 10 (1)(b) Yes
Statement for satisfaction of criteria:
A purchase of the Area 1 and/or Area 2 BCI properties would be additional large acreage
purchases in the Immokalee area, where 2,512 acres have already been purchased. As such
they may not be considered to further the goal of “equitable geographic distribution” of
acquired lands. However, appropriate access for nature-base recreation is available through
the Pepper Ranch Preserve, though access roads are not paved. Access throughout the
Pepper Ranch Preserve is facilitated by a main interior unpaved lime rock road running
east to west and an offshoot north/south unpaved track, which is the access easement for
the ranching activities that are currently occurring on the Area 1 parcel. The main ranch
road can easily accommodate street vehicles. The north /south branch is rougher; however,
street vehicles currently access it. Areas 1 and 2 have many trails already existing that
could be used for hiking, biking, and horseback riding during dry season. Because the
offered lands are varied in habitat, with large open areas providing scenic vistas, acquisition
could enhance the aesthetic setting of Collier County.
3. Does the property offer opportunities for protection of water resource values,
including aquifer recharge, water quality enhancement, protection of wetland
dependent species habitat, and flood control? Ord. 2002-63, Sec. 10 (1)(c)
Yes
General Hydrologic Characteristics observed and description of adjacent upland /wetland
buffers: General characteristics are taken from examination of aerial photographs, area
topographic maps (available on the Internet at http://www.digital-topo-maps.com/ ),
Collier County Stormwater Management Dept. maps (available on the Collier County
Website at http://www.colliergov.net/index.aspx?page=499 ), and a Florida Natural Area
Inventory Surface Water Priorities CLIP4 map layer (Exhibit H). Aerial photos show
vegetation patterns on what is mapped as Big Hammock Island, in the Corkscrew Swamp
west of Lake Trafford. Big Hammock Island comprises 100% of Area 1 and approximately
60% of Area 2. Aerial maps show Big Hammock Island as upland and lands surrounding
and to the south and west as swamp (Figure 2). Onsite observations confirm that Area 1 is
pasture and forest and that Area 2 contains forest and marsh wetlands. Collier County
watershed basin maps (Figure 5) show both Area 1 and Area 2 to be within both the
Corkscrew Marsh and Fakahatchee Strand Basins, with surface waters flowing in different
directions. A 2016 examination of the Lake Trafford watershed boundary by the University
of Florida and IFAS, determined that lands on the southwest side of lake Trafford, where
these parcels are, generally drain west into the Corkscrew Slough and the Corkscrew Marsh
Basin (Figure 6), where waters flow west and then southwest.
Geographic Information Systems (GIS) mapping indicates that while recharge into the
Lower Tamiami aquifer may be relatively low at 0 to <7” annually, recharge of the surficial
aquifer is moderate to high at 43 to <56” annually.
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On-site staff observations of open marsh areas in the south of Area 2 in April 2009 showed
the area lacking surface water but having wetland dependent plants and numerous species
of wetland dependent bird species present. This area had standing water present in February
2018. Collier County Soil Survey Maps identify slough soils (Riviera fine sand, limestone
substratum) in this area. Flood control capacity is unknown.
Wetland dependent plant species (OBL/ FACW) observed:
Area 1:
OBL FACW
Alligator flag (Thalia geniculata) Beakrush (Rhynchospora spp.)
Dahoon holly (Ilex cassine) Pennywort (Hydrocotle sp.)
False nettle (Boehmeria cylindrica) Musky mint (Hyptis alata)
Pickerelweed (Pontederia cordata) Swamp fern (Blechnum serrulatum)
Swamp bay (Persea sp.) Tickseed (Coreopsis sp.)
Buttonweed (Diodia virginica)
Red maple (Acer rubrum)
Area 2:
OBL FACW
Alligator flag (Thalia geniculata) Chain fern (Woodwardia viriginica)
Arrowhead (Sagittaria spp.) Leather fern (Acrostichum danaeifolium)
Butterweed (Senecio glabellus) Musky mint (Hyptis alata)
Dahoon holly (Ilex cassine) Pennywort (Hydrocotle sp.)
Iris (Iris hexagona) Semaphore (Eupatorium mikanoides)
Maidencane (Panicum hemitomon) Swamp fern (Blechnum serrulatum)
pickerelweed (Pontederia cordata)
Bay (Persea sp.)
Popash (Fraxinus caroliniana)
False nettle (Boehmeria cylindrica)
Canna lilly (Canna sp.)
Willow (Salix sp.)
Pond apple – (Annona glabra)
Yellow-cress (Rorippa sp.)
Wetland dependent wildlife observed by various staff during multiple site visits include:
ibis, roseate spoonbills, blue heron, wood stork and kingfisher.
Other Hydrologic indicators observed: Water lines on pop ash trees in Area 1 were
observed indicating seasonal water depth of 1.5-2 feet high in one depressional area.
United States Geological Service (USGS) Topo Maps identify the Big Hammock Area 1
parcel as partial uplands and mostly wetlands (Figure 4). Light Detection and Radar
(LIDAR) maps show the elevation to be approx. 17-18 Ft. above sea level (Exhibit G).
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Figure 4. Topographic map (http://www.digital-topo-maps.com/)
Figure 5. Collier County drainage sub-basin map
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Figure 6. 2016 Revised watershed basin around Lake Trafford.
(Lake Trafford 2016 Revised Watershed Boundary, UF-IFAS Shukla & Wallace, 2016)
Soils: Soils data is based on the Soil Survey of Collier County Area, Florida
(USDA/NRCS, 1990) (Figure 9). Soil numbers correspond to those mapped in the survey.
Mapped soils include both hydric and upland soils types, with upland soils the dominant
type in Area 1 and hydric soils the dominant type in Area 2. The following is a list of the
major soil types mapped in each area, whether they are upland or wetland soil types, the
percentage of the parcel they occur in, and the plants typically associated with them.
Observed conditions generally reflect mapped plant communities.
Area 1: 81% Upland soil types and 20% Hydric Slough soil types.
Soil Type Typical Vegetation
37 – Tuscawilla FS – Upland (central and
southern hammock areas) – 38%
oaks, cabbage palm, red maple, red bay,
slash pine, wax myrtle, and native grasses
20 – Ft. Drum and Malabar, high, fine
sands – Upland - 43%
Slash pine, saw palmetto, live oak,
cabbage palm, wax myrtle, and grasses
18 – Riviera fine sand, limestone
substratum –Slough - 11%
Slash pine, cypress, cabbage palm, wax
myrtle, sand cordgrass, gulf muhly, blue
maidencane, South Florida bluestem and
chalky bluestem
6 – Riviera Limestone substratum –
Copeland FS – Slough – 8%
Natural vegetation consists of cypress, red
maple, ferns and other wetland plants.
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Area 2: 97% Wetland slough & depressional soil types and 3% upland soil types.
Soil Type Typical Vegetation
6 – Riviera, Limestone Substratum –
Copleand FS - Hydric Slough (buffering
flow-way habitat area) – 51%
cypress, red maple, ferns and other
wetland plants
43 – Winder, Riviera, Limestone
Substratum and Chobee FS, Hydric
Depressional (adjacent to Lake Trafford)
– 46%
sawgrass, maidencane, pickerelweed,
alligator flag, willow and other wetland
plants
20 – Ft Drum and Malabar, high, fine
sands, Upland – 3%
Slash pine, saw palmetto, live oak,
cabbage palm, wax myrtle, and grasses
18 – Riviera fine sand, limestone
substratum – Hydric Slough - <1%
Slash pine, cypress, cabbage palm, wax
myrtle, sand cordgrass, gulf muhly, blue
maidencane, South Florida bluestem and
chalky bluestem
Lower Tamiami recharge Capacity: Both Area 1 and Area 2 have a moderate to high
mapped surficial aquifer recharge rate of 43” to <56” annually.
Surficial Aquifer Recharge Capacity: Both Area 1 and Area 2 have a low mapped Lower
Tamiami aquifer recharge rate of 0 to <7” annually.
Oil Gas and Mineral Rights: The owner proposes to retain the Oil Gas and Mineral
(OGM) Rights on both Areas 1 and II. These rights are owned by a partnership including
various entities. Companies interested in exploration or production of oil and gas in Florida
are regulated pursuant to Chapter 377 Florida Statutes and related rules implemented by
the Oil and Gas Program within Florida’s Department of Environmental Protection (DEP).
The existing oil pad site is listed by DEP as well #1208 within the Lake Trafford Field. Its
symbol on the Oil and Gas Map (Figure 12) shows it to be a “dry hole.” The pad site is
currently not in use for oil exploration or extraction.
FEMA Flood map designation: The property is within Flood Zones AH and AE, both
subject to periodic inundation.
Statement for satisfaction of criteria: Acquisition of this property would offer
opportunities for protection of water resource values, including moderate recharge of the
surficial aquifer and protection of wetland dependent species habitat. A moderate surficial
recharge rate would indicate habitat for wetland dependent species is present most of the
year. Soils data shows that wetland soils are present. Wetland dependent species have been
observed on the property, including those listed by the state as endangered and threatened.
A primary benefit to preserving the offered lands in an undeveloped state would be
protection of the Corkscrew swamp and marsh complex and wetlands associated with Lake
Trafford. The Corkscrew swamp and marsh complex provides recharge for the Lower
Tamiami aquifer, a source of drinking water for many County and private wells east of
County Road 951. Acquisition of both Area 1 and Area 2 would protect the quality of this
water source by buffering the Corkscrew slough from development and non-point source
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pollution. As there are no nearby residential properties, it is unknown what benefits
acquisition of the property would have for flood control, though it is subject to periodic
flooding. There are 20% hydric slough soils on Area 1 and 97% on area 2 (Exhibit B).
4. Does the property offer significant biological values, including biodiversity, listed
species habitat, connectivity, restoration potential and ecological quality?
Ord. 2002-63, Sec. 10 (1)(d) Yes
Listed Plant Species – Data Resources: The federal authority to protect land-based plant
species is administered by the U.S. Fish and Wildlife Service (FWS) and published in 50
Code of Federal Regulations (CFR) 23. Lists of protected plants can be viewed on-line at
https://ecos.fws.gov/ecp0/reports/ad-hoc-species-
report?kingdom=P&status=E&status=T&status=EmE&status=EmT&status=EXPE&statu
s=EXPN&status=SAE&status=SAT&fcrithab=on&fstatus=on&fspecrule=on&finvpop=o
n&fgroup=on&ffamily=on&header=Listed+Plants .
The Florida state lists of protected plants, which are designated Endangered, Threatened,
and Commercially Exploited, are administered, and maintained by the Florida Department
of Agriculture and Consumer Services (DOACS) via chapter 5B-40, Florida
Administrative Code (F.A.C.). This list of plants can be viewed from a link provided at
http://www.freshfromflorida.com/Divisions-Offices/Plant-Industry/Bureaus-and-
Services/Bureau-of-Entomology-Nematology-Plant-Pathology/Botany/Florida-s-
Endangered-Plants/Endangered-Threatened-and-Commercially-Exploited-Plants-of-
Florida .
The following listed plant species were observed:
COMMON
NAME
SCIENTIFIC
NAME
STATUS BCI PARCELS
AREA FDA FWS
Butterfly orchid Encyclia tampensis CE n/a 2
Common wild
pine
Tillandsia
fasciculata E n/a 1 & 2
Inflated wild
pine
Tillandsia
balbisiana T n/a 1 & 2
E=Endangered, T=Threatened, CE=Commercially Exploited
Listed Wildlife Species: Federal wildlife species protection is administered by the FWS
with specific authority published in 50 CFR 17. Lists of protected wildlife can be viewed
on-line at: https://www.fws.gov/endangered/ . FWC maintains the Florida state list of
protected wildlife in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005,
respectively, of the Florida Administrative Code (F.A.C.).
A list of protected Florida wildlife species (updated 2017) can be viewed at:
http://myfwc.com/media/1515251/threatened-endangered-species.pdf .
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The following listed species have been observed:
COMMON NAME SCIENTIFIC NAME STATUS BCI
PARCELS
AREA
FWC USFWS
Florida panther* Felis concolor coryi FE E 1 & 2
Florida sandhill
crane**
Grus acnadensis
pratensis ST n/a 1
Little blue heron*** Egretta caerulea ST n/a 1 & 2
Roseate spoonbill** Platalea ajaja ST n/a 2
Woodstork** Mycteria americana FT E 2
E-Endangered; FE-Federally Designated Endangered; FT-Federally Designated Threatened; ST-
State Threatened; SSC-Species of Special Concern
*FWC Telemetry
**County staff
***Wilson Miller 2009 Listed Species Survey
Potential Listed Species: The observed habitat and location would support the presence
of the following listed species: All of the species listed in the table above adding Snail kite
(Rostrhamus sociabilis plumbeus) (FE); Osprey (Pandion halietus) (SSC), and Audubon’s
crested caracara (Polyborus plancus audubonii) (FT).
Non-listed species observed and potential: Staff observed the following non-listed
species: Florida white-tailed deer, wild turkey, hogs, swallowtail kite, red-shoulder hawk,
great blue heron, alligators, and belted kingfisher. Potential non-listed species include:
Florida black bear, a managed species in Florida, bobcat and numerous species of wading
birds.
Bird Rookery observed? No bird rookery was observed.
Biodiversity, Connectivity, Restoration potential, and ecological quality: Both areas 1
and 2 are mapped by Florida Natural Areas Inventory and University of Florida’s Critical
Lands and Waters Identification Project (CLIP4) as within the highest priority lands for
biodiversity (Exhibit K). These parcels are also within lands identified by FWC as a priority
habitat zone for protection of the Florida Panther (Exhibit O). Area 1 is directly connected
to the Pepper Ranch Preserve (County Conservation lands) and Area 2 is connected through
Area 1. Connectivity in this area includes existing SSA #13, the Corkscrew Regional
Ecosystem Watershed, state lands, and Audubon lands. Restoration potential is good
because these are functioning natural wetlands without topographical alterations.
Restoration would primarily consist of removal of invasive exotic plants. Currently, Area
1 (and Area 2 in dry season) are used for a leased cattle operation. The presence of cattle
and invasive exotic plants affects ecological quality, though if acquired, staff would likely
continue use of the property for a cattle lease until active restoration of pasture areas can
be planned.
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Statement for satisfaction of criteria: Both Area 1 and Area 2 offer significant biological
values, listed species habitat, restoration potential and moderate to high ecological quality.
Staff observations and species surveys performed by Wilson Miller in Feb. 2009 show that
wildlife is present. Both Areas I and 2 are located within FWC Priority Panther Habitat
and are shown as the highest priority lands for biodiversity in the state CLIP4 mapping
layers. Telemetry points and presence of prey species indicate both areas are used by
panthers. Many other native wildlife species have been documented on the parcels. There
is significant restoration potential for pasture lands and for forested areas now impacted by
invasive exotic plants. Area 1 is directly adjacent to significant County, State and private
conservation lands. Acquisition of Area 2 without also acquiring Area 1 would not
provide connectivity with Pepper Ranch Preserve.
5. Does the property enhance and/or protect the environmental value of current
conservation lands through function as a buffer, ecological link or habitat corridor?
Ord. 2002-63, Sec. 10 (1)(e) Yes
Statement for satisfaction of criteria:
Preservation and restoration of these lands would protect the value of the Corkscrew Marsh
and the Camp Keais Strand, functioning as buffer to the 60,000 South Florida Water
Management District conserved lands that include the CREW Marsh wetlands and as
ecological link and corridor for the Camp Keais Strand and other conservation lands to the
south.
6. Is the property within the boundary of another agency’s acquisition project?
Yes
The CREW Project lands as defined by the Florida Department of Environmental
Protection, extend from the Corkscrew Marsh area south along the Camp Keais Strand to
the Florida Panther National Wildlife Refuge. This project area (CREW Lands) is #5 out
of 32 on the Florida Forever Partnership and Regional Incentives Projects List.
If yes, will use of Conservation Collier funds leverage a significantly higher rank or
funding priority for the parcel? Currently, No. Discussions with CREW indicate that the
organization does not have the funding to acquire this size property.
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III. Potential for Appropriate Use and Recommended Site Improvements
Potential Uses as Defined in Ordinance 2002-63, section 5.9:
Hiking: There is significant potential for hiking on this property. Many trails already exist
through forest and pasture lands.
Nature Photography: There is significant potential for nature photography on this parcel.
In addition to the abundant wildlife present, the large size of the property provides natural
vistas of hardwood forests, marshes, and meadows. Wildlife presence would attract nature
photographers.
Bird-watching: Numerous species of birds are present in the marsh area.
Kayaking/Canoeing: There is potential for kayaking and canoeing on Lake Trafford,
though the presence of numerous alligators in the lake may make the use of larger types of
boats more advisable.
Swimming: There is little potential for swimming in Lake Trafford. The presence of
alligators would make this activity unadvisable.
Hunting: There is potential for hunting on Area 1. These lands can be added with the
Pepper Ranch Preserve to the existing CREW Wildlife and Environmental Area and
included in the Pepper Ranch Hunt Program. Area 2 is marsh wetlands and would be
inaccessible for parts of the year but may provide some potential for hunting.
Fishing: There is significant potential for fishing on Lake Trafford. Much of that potential
is still in the future, as the lake is currently undergoing restoration. However, in the past,
Lake Trafford was known for excellent bass fishing. There are plans to restock the lake
with bass as part of restoration efforts.
Horseback trails: There is significant opportunity for equestrian uses during the dry
season.
Recommended Site Improvements: Trail identification and marking. Possibly an access
to lake Trafford can be developed, though that is likely to be expensive.
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IV. Assessment of Management Needs and Costs
Management of this property will address the costs of exotic vegetation removal and
control, access by the public and maintenance of trails. If acquired, both or either Area 1
and/or Area 2 would be joined to the Pepper Ranch Preserve for management purposes.
Currently, Pepper Ranch Preserve is open to the public on non-hunt weekends between
November and June each year. These are very preliminary estimates; Ordinance 2002-63
requires a formal land management plan be developed for each property acquired by
Conservation Collier.
Exotic, invasive plants present, in order of observed abundance:
Category 1 - Florida Exotic Pest Plant Council 2017 List: Brazilian pepper (Schinus
terebinthifolius), guava (Psidium guajava), Ceasar’s weed (Urena lobata), and tropical
soda apple (Solanum viarum).
Category II - Florida Exotic Pest Plant Council 2017 List: None were specifically noted.
Exotic Vegetation Removal and Control:
Initial exotics removal estimated at $192,700 for Area 1 ($820 per acre for 235 acres) and
Area 2 at $655,508 ($820 per acre for 799.4 acres). This estimate is based on the acreage
offered, actual costs for similar work at Pepper Ranch Preserve, and the least expensive
removal method - killing exotics in place. The owner has offered to remove the exotics at
cost.
Costs for ongoing annual maintenance are estimated to be $169 per acre. Area I is upland
and maintenance would be for the total acreage. Annual maintenance for Area 1 is
estimated at $39,715 ($169 X 235 acres). Area II has a large area of freshwater marsh that
appears to be free of exotic infestation. Annual maintenance for Area II is estimated at
$135,099 ($169 X 799.4 acres). These are worst case scenario costs for Area II, as many
acres may not need treatment. Additionally, costs could decrease over time as the soil seed
bank is depleted, but a decrease is not assured.
Public Parking Facility: Public parking facility is not currently contemplated on either
area 1 or Area II. Public parking would be accommodated on the Pepper Ranch Preserve.
Public Access Trails: Rough trails and interior roads to most areas of the property already
exist. Trails will require maintenance. It may be possible to use volunteer labor for some
trail maintenance.
Security and General Maintenance: Area 1 is connected to the Pepper Ranch Preserve
and fenced along its northern boundary. Area II is protected by Area 1 on its northern
boundary, Lake Trafford on its eastern boundary, and surrounded by vast areas of marsh
(Camp Keais Strand) on the southern and western boundaries. The need for additional
fencing has not been evaluated but appears unnecessary. Signs denoting a conservation
area can be placed at intervals along upland area boundaries, if necessary. A routine on-
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site presence would be ideal, though currently that function is fulfilled by a cattle lease
operation, and that may be continued for the short term if the properties are acquired.
Table 2. Summary of Estimated Management Needs and Costs
* t.b.d. To be determined; cost estimates have not been finalized.
Management
Element
Initial Cost Annual Recurring
Costs
Comments
Area 1 Area II Area 1 Area II
Exotics
Control
$192,700
$655,508 $39,715 $135,099 This estimate is based on similar work
done on the adjoining Pepper Ranch
Preserve. Area 1 calculated on 235 acres
for initial @$820 per acre and 235 acres
at $169 per acre for ongoing
maintenance. Area 2 calculated on 799.4
acres of marsh and forested lands.
Initial cost -$820 per acre. Recurring
costs – $169 per acre.
Access
Trails
$1,600 $2,250 $1,600 $2,250 Estimated using GIS with simulated trail
for both Areas X $.10 per foot (cost of
fire line mowing). Area 1 = 1,600 ft;
Area II =22,500 ft. Estimate assumes
trails mowed once annually.
Fencing n/a n/a t.b.d.* t.b.d. Fencing is not initially needed as
surrounding wetlands and remote area
protect from casual trespass.
Trash
Removal
n/a n/a t.b.d. t.b.d. Initial solid waste in Area 1 to be
removed by owner. Signs would be
posted for visitors to carry out their own
trash.
Signs $1,200 $1,500 t.b.d. t.b.d Trail signage would be needed. This
estimate considers one $50 sign every
1,000 feet of trail length.
Total $195,500 $659,258 $41,315 $137,349
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V. Potential for Matching Funds
The primary partnering agencies for conservation acquisitions, and those identified in the
Conservation Collier ordinance are the Florida Communities Trust (FCT) and The Florida
Forever Program. The following highlights potential for partnering funds, as
communicated by agency staff:
Florida Communities Trust - Parks and Open Space Florida Forever grant program:
Application for this program is typically made for pre-acquired sites up to two years from
the time of acquisition.
Florida Forever Program: Staff has been advised that the Florida Forever Program has
limited funds and is concentrating on parcels already included on its ranked priority list.
This parcel is not inside a Florida Forever priority project boundary. Additionally, the
Conservation Collier Program has not been successful in partnering with the Florida
Forever Program due to conflicting acquisition policies and issues regarding joint title
between the programs.
Other Potential Funding Sources: There is potential for utilizing funding donations to
the Conservation Collier program to fulfill requirements for off-site preserves pursuant to
the Collier County Land Development Code, Section 3.05.07.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 24 of 62
VI. Summary of Secondary Screening Criteria
Staff has scored the property on the Secondary Criteria Screening Form and attached the
scoring form as Exhibit E. A total score of 253 for Area 1 and 197 for Area II, each out
of a possible 400, was achieved. The chart and graph below show a breakdown of the
specific components of these scores.
Table 3. Tabulation of Secondary Screening Criteria
Area 1
Area II
Figure 7. Secondary Screening Criteria Scoring
Area 1
Area II
Secondary Screening Criteria
Possible
Points
Scored
Points
Percent of
Possible
Score
Ecological 100 64 64%
Human Values/Aesthetics 100 65 65%
Vulnerability 100 45 45%
Management 100 78 78%
Total Score:400 253 63%
Secondary Screening Criteria
Possible
Points
Scored
Points
Percent of
Possible
S core
Ecological 100 60 60%
Human Values/Aesthetics 100 57 57%
Vulnerability 100 0 0%
Management 100 80 80%
Total Score:400 197 49%
Percent of Maximum Score:49%
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 25 of 62
Summary of factors contributing to score
Area 1 – 235 acres
Total Score: 253 out of 400 possible points
Ecological: 64 out of 100 possible points
Area 1 scored moderately in this category for several reasons. Although it has 7 native
plant communities, none are the preferred habitats described in the ordinance. However,
additional points were gained as the wetland hardwood forest and freshwater marsh are
mature examples of these type of vegetation community. Acquisition of the parcel would
protect water resources by buffering the Corkscrew Marsh area, Lake Trafford and the
Camp Keais Strand. Moderate to high aquifer recharge is mapped for the Surficial aquifer,
though there is low recharge mapped for the lower Tamiami aquifer. Wetlands exist on
site. Listed and non-listed species of wildlife are present on the parcel. Ecological quality
is high, though marred by exotic plant presence, primarily, but not limited to, Brazilian
pepper. Connectivity exists with Pepper Ranch Preserve lands.
Human Values/Aesthetics: 65 out of 100 possible points
A moderate score was achieved in this category primarily because Area 1 has no perimeter
that can be seen by the public. However, it has unpaved access over the Pepper Ranch
Preserve and potentially extensive uses including hunting and water access. It may be
possible to develop a small boat launch and fishing access to Lake Trafford, but this will
be very expensive to accomplish.
Vulnerability: 45 out of 100 possible points
The parcel achieved a moderate to low score in this category, based on the existing zoning,
which is agricultural with a mobile home overlay allowing development at one unit per
five aces. Owners have indicated they intend to sell only the surface rights to Conservation
Collier, and to retain oil, gas and mineral rights.
Management: 78 out of 100 possible points
A moderate to high score was achieved for management due to several reasons. Minimal
hydrologic changes appear necessary, except possibly some minor re-grading of ditches
out of old farm fields, though possibly not needed to sustain overall site characteristics.
Exotic plants are present on between 15% and 25% of the entire site, with some localized
areas of infestation to 75%. Brazilian pepper was observed growing along most forest
edges, and young Brazilian peppers were observed to be scattered within those forested
areas examined. Existing trails would require maintenance.
Parcel Size: While parcel size was not scored, the ordinance advises that based on
comparative size, the larger of similar parcels is preferred. This parcel by itself is of
moderate size (235 ac) but added with Area 2 (799.4), it is significant. It is similar to but
smaller than the Half Circle L Ranch property and similar to but larger than the Barron
Collier Partnership LLLP Sanitation/Bethune Road parcels.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 26 of 62
Area II – 799.4 acres
Total Score: 197 out of 400 possible points
Ecological: 60 out of 100 possible points
Area II scored moderately in this category for several reasons. The property does not have
the preferred habitats described in the ordinance; however, it gained points as it contains 8
FLUCFCS habitat types, has mature vegetation, and contains native orchids (Habernaria
sp). Acquisition of the parcel would protect water resources by buffering the Camp Keais
Strand, Corkscrew Marsh and Lake Trafford. The site contains 97% wetland soils and
wetland habitat for wetland dependent wildlife species. Moderate to high annual aquifer
recharge (43” - <56”) is mapped for the Surficial aquifer, while low annual recharge (0-
<7”) is mapped for the Lower Tamiami aquifer. Listed and non-listed species of wildlife
and listed plant species are present on the parcel, both observed and documented.
Ecological quality is high, though marred by presence of Brazilian pepper on forest edges
and within pastures.
Human Values/Aesthetics: 57 out of 100 possible points
A moderate score was achieved in this category because Area II is not immediately
adjoining conservation land, though if Area 1 is acquired, it will be adjoining. Should the
only Area 2 be acquired, there is no established access through Area I. A small portion of
Area II is connected to Lake Trafford and could provide boat launch and fishing access but
developing these will be expensive. The site also contains a known archeological site.
Points were lost because the property is not visible from a public roadway.
Vulnerability: 0 out of 100 possible points
The project achieved no points because its zoning classification favors conservation
under the existing Stewardship Sending Area (SSA) Credit Agreement (Resolution 2009-
302). The owner has voluntarily requested the land be designated as an SSA (#13). The
owner will retain the Stewardship Credits (in escrow) and offer only surface rights
to Conservation Collier, retaining the oil, gas, and mineral rights. The SSA
agreement will remove the following six (6) Land Use Layers in order: Residential,
General Conditional Uses, Earth Mining & Processing, Recreational, Agricultural Group
1, and Agricultural Support (see Exhibit T.)
The 730-acre portion of the SSA being offered to Conservation Collier equates to
approximately 10% of the 7,417-acre SSA #13. The current owner has banked (placed in
escrow) the Base Credits, Early Entry Credits, and R1 Restoration Credits in the amount
of 20,916.1. The escrow includes the following credits for the entirety of SSA #13: Base
Credits (12,999.3) Early Entry Credits (1,317.6) and R1 (restoration) Credits (6,599.2).
At 8 Credits per acre, credits from the 730-acre portion of the SSA would entitle
approximately 261 acres of future development. Additional R2 Restoration Credits
(6,599.2) would be approved upon successful completion of the proposed restoration
plan. The applicant has requested to perform the restoration including exotic vegetation
removal on the property after the sale to Conservation Collier to obtain the R2
Restoration Credits.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 27 of 62
Management: 80 out of 100 possible points
A moderate to high score was achieved for management due to several reasons. Exotic
plants are present on between 15% and 25% of the entire site, with some localized areas of
infestation to 75%. Brazilian pepper was observed growing along most forest edges, and
young Brazilian peppers were observed to be scattered within those forested areas
examined. Existing trails would require maintenance. The owner has offered to remove
exotics at cost.
Parcel Size: While parcel size was not scored, the ordinance advises that based on comparative
size, the larger of similar parcels is preferred. This parcel is of significant size and larger than most
offered to Conservation Collier. It is similar to but smaller than the Half Circle L Ranch and similar
to but larger than the Barron Collier Partnership LLLP Sanitation/Bethune Road properties.
VII. Staff Comments, Recommendations, and Conditions
Staff would like to bring the following items to the attention of the Advisory Committee
during the review of this property. The following does not affect the scoring. The
following are items that will be addressed in the Executive Summary to the Board of
County Commissioners if this property moves forward for ranking.
1. Exotic Vegetation Removal
The current owner has requested to perform the restoration including exotic
vegetation removal on the property after the sale to Conservation Collier to obtain
the R2 Restoration Credits.
2. Property Survey
The owner is offering parcels which include portions that are not legally
segregated at present. The map of the project location is conceptual in nature.
Therefore, staff has been advised by the Collier County Real Estate section to
request that a Boundary Survey (signed & sealed) performed by a Professional
Surveyor and Mapper be provided by the seller to depict the exact boundary of the
property being offered to Conservation Collier.
3. Stewardship Sending Area
The Advisory Committee and Board of County Commissioners should take into
consideration the existing SSA #13 which has credits in escrow.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 28 of 62
VIII. EXHIBITS
Exhibit A. FLUCFCS Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 29 of 62
Exhibit B. Soils Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 30 of 62
Exhibit C. Wellfield protection and Aquifer Recharge Maps
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 31 of 62
Exhibit D. Zoning Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 32 of 62
Exhibit E. Historical Aerials – 2017 and 1940 (Source: Property Appraiser)
1940
2017
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 33 of 62
Exhibit F. Flood Zone Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 34 of 62
Exhibit G. LIDAR Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 35 of 62
Exhibit H. Surface Water Priorities CLIP4 Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 36 of 62
Exhibit I. Landscape Integrity CLIP4 Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 37 of 62
Exhibit J. Priority Natural Communities CLIP4 Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 38 of 62
Exhibit K. Biodiversity CLIP4 Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 39 of 62
Exhibit L. Potential Habitat Richness CLIP4 Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 40 of 62
Exhibit M. Strategic Habitat Conservation Areas CLIP4 Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 41 of 62
Exhibit N. Aggregated Conservation Priorities CLIP4 Map
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 42 of 62
Exhibit O. USFWS Listed Species Consultation and Focal Areas
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 43 of 62
Exhibit P. Oil and Gas Map
Florida Department of Environmental Protection Oil and Gas Program Maps, Interactive
map – Oil and Gas. Source: https://ca.dep.state.fl.us/mapdirect/?focus=oilandgas
Permit #1208, shown as
a “dry hole.”
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 44 of 62
Exhibit Q. 2018 Conservation Collier Active Acquisition List
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 45 of 62
Exhibit R. Completed and Scored Secondary Criteria Screening Form- Area 1
Property Name: Barron Collier Partnership LLLP Area 1 - 235
acres
Folio Numbers: Parts of 00113760004, 00113840005, and
00113880007
Geograhical Distribution (Target Protection Area):
portion in Rural Lands Stewardship Area (RLSA) -
Habitat Stewardship Area
1. Confirmation of Initial Screening Criteria (Ecological)
1.A Unique and Endangered Plant Communities
Possible
points
Scored
points Comments
Select the highest Score:
1. Tropical Hardwood Hammock 90
2. Xeric Oak Scrub 80
3. Coastal Strand 70
4. Native Beach 60
5. Xeric Pine 50
6. Riverine Oak 40
7. High Marsh (Saline)30
8. Tidal Freshwater Marsh 20
9. Other Native Habitats 10 10
FLUCCS 4340 Hardwood-conifer mixed; 2130 Woodland
pasture; 4200 Upland hardwood forests; 4280 Cabbage palms;
6216 Cypress; 6172 Mixed wetland harwoods-shrubs
10. Add additional 5 points for each additional Florida Natural
Areas Inventory (FNAI) listed plant community found on the parcel 5 each
None listed by FNA higher than S4=Apparently secure
statewide, may be rare in some part so of range
11. Add 5 additional points if plant community represents a unique
feature, such as maturity of vegetation, outstanding example of
plant community, etc.5 5
mature example of wetland hardwood forest and freshwater
marsh
1.A. Total 100 15
1.B Significance for Water Resources
Possible
points
Scored
points Comments
1. Aquifer Recharge (Select the Highest Score)
a. Parcel is within a wellfield protection zone 100
b. Parcel is not in a wellfield protection zone but will contribute
to aquifer recharge 50 50
GIS maps show this property contributes primarily to the
surficial aquifer is 43" to <56" annually; contribution to Lower
Tamiami mapped at 0-<7" annually.
c. Parcel would contribute minimally to aquifer recharge 25
d. Parcel will not contribute to aquifer recharge, eg., coastal locat 0
2. Surface Water Quality (Select the Highest Score)
a. Parcel is contiguous with and provides buffering for an
Outstanding Florida Waterbody 100
b. Parcel is contiguous with and provides buffering for a creek,
river, lake or other surface water body 75 75
Parcel buffers Camp Keais Strand and a small portion of Lake
Trafford
c. Parcel is contiguous with and provides buffering for an
identified flowway 50
d. Wetlands exist on site 25 25
Wetlands exist on site - approx. 60 % of site contains wetland
forest
e. Acquisition of parcel will not provide opportunities for surface
water quality enhancement 0
3. Strategic to Floodplain Management (Calculate for a and b;
score c if applicable)
a. Depressional soils 80 0
b. Slough Soils 40 8 Area 1 has 20% Hydric Soils
c. Parcel has known history of flooding and is likely to provide
onsite water attenuation 20 20
Pasture areas and some forest are covered with water in wet
season
Subtotal 300 178
1.B Total 100 59 Obtained by dividing the subtotal by 3.
1.C Resource Ecological/Biological Value
Possible
points
Scored
points Comments
1. Biodiversity (Select the Highest Score for a, b and c)
a. The parcel has 5 or more FLUCCS native plant communities 100 100 Area has 7 FLUCCS vegetation communities
b. The parcel has 3 or 4 FLUCCS native plant communities 75
c. The parcel has 2 or or less FLUCCS native plant communities 50
d. The parcel has 1 FLUCCS code native plant communities 25
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 46 of 62
Exhibit R. Completed and Scored Secondary Criteria Screening Form- Area 1, Cont’d
2. Listed species
a. Listed wildlife species are observed on the parcel 80 80
If a. or b. are scored, then c. Spotential Habitat Richness is not
scored. Woodstork, Little Blue heron, Roseate Spoonbill,
Sandhill crane
b. Listed wildlife species have been documented on the parcel by 70 Provide documentation source -
c. Habitat Richness score 5 categories 70
Score is prorated from 14 to 70 based on the highest of the 5
CLIP4 Potential Habitat Richness categories-
d. Rookery found on the parcel 10
e. Listed plant species observed on parcel - add additional 20 poi 20 20 Tillandsia fasciculata, T. balbisiana
3. Restoration Potential
a. Parcel can be restored to high ecological function with
minimal alteration 100
b. Parcel can be restored to high ecological function but will
require moderate work, including but not limited to removal of
exotics and alterations in topography.50 50
Exotics 10-24% on 138 acres and between 25-75% in other
areas. General global observation - 15% or slightly more.
c. Parcel will require major alterations to be restored to high
ecological function.15
d. Conditions are such that parcel cannot be restored to high
ecological function 0 explain limiting conditions
Subtotal 300 250
1.C Total 100 83 Divide the subtotal by 3
1.D Protection and Enhancement of Current Conservation
Lands
Possible
points
Scored
points Comments
1. Proximity and Connectivity
a. Property immediately contiguous with conservation land or
conservation easement.100 100 Adjoining south of Pepper Ranch Preserve
b. Property not immediately contiguous, parcels in between it
and the conservation land are undeveloped.50
c. Property not immediately contiguous, parcels in-between it
and conservation land are developed 0
d. If not contiguous and developed, add 20 points if an intact
ecological link exists between the parcel and nearest
conservation land 20
1.D Total 100 100
1. Ecological Total Score 100 64
Sum of 1A, 1B, 1C, 1D then divided by 4
2. Human Values/Aesthetics
2.A Human Social Values/Aesthetics
Possible
points
Scored
points Comments
1. Access (Select the Highest Score)
a. Parcel has access from a paved road 100
b. Parcel has access from an unpaved road 75 75 Parcel has access through Pepper Ranch Preserve
c. Parcel has seasonal access only or unimproved access easem 50
d. Parcel does not have physical or known legal access 0
2. Recreational Potential (Select the Highest Score)
a. Parcel offers multiple opportunities for natural resource-based
recreation consistent with the goals of this program, including
but not limited to, environmental education, hiking, nature
photography, bird watching, kayaking, canoeing, swimming,
hunting (based on size?) and fishing.100 100
Small portion borders Lake Trafford. Though not appropriate for
swimming, a boat launch, fishing, hiking, nature photography,
bird watching, and hunting are possible uses, but may be
expensive to accomplish.
b. Parcel offers only land-based opportunities for natural
resource-based recreation consistent with the goals of this
program, including but not limited to, environmental education,
hiking, and nature photography.75
c. Parcel offers limited opportunities for natural-resource based
recreation beyond simply accessing and walking on it 50
d. Parcel does not offer opportunities for natural-resource based
recreation 0
3. Enhancement of Aesthetic Setting
a. Percent of perimeter that can me seen by public. Score
based on percentage of frontage of parcel on public thoroughfare 80 0
Score between 0 and 80 based on the percentage of the parcel
perimeter that can be seen by the public from a public
thoroughfare.
b. Add up to 20 points if the site contains outstanding aesthetic
characteristic(s), such as but not limited to water view, mature
trees, native flowering plants, or archeological site 20 20
Provide a description and photo documentation of the
outstanding characteristic mature oak groves, wildflowers
Subtotal 300 195
2. Human Social Values/Aesthetics Total Score 100 65 Obtained by dividing the subtotal by 3.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 47 of 62
Exhibit R. Completed and Scored Secondary Criteria Screening Form- Area 1, Cont’d
3. Vulnerability to Development/Degradation
3.A Zoning/Land Use Designation
Possible
points
Scored
points Comments
1. Zoning allows for Single Family, Multifamily, industrial or comme 50
2. Zoning allows for density of no greater than 1 unit per 5 acres 45 45 A-MHO-RLSAO
3. Zoning allows for agricultural use /density of no greater than 1 un 40
4. Zoning favors stewardship or conservation 0
5. If parcel has ST overlay, remove 20 points -20
6. Property has been rezoned and/or there is SDP approval 25
7. SFWMD and/or USACOE permit has been issued 25
8. A rezone or SDP application has been submitted 15
9. SFWMD and/or USACOE permit has been applied for 15
3. Vulnerability Total Score 100 45
4. Feasibility and Costs of Management
4.A Hydrologic Management Needs
Possible
points
Scored
points Comments
1. No hydrologic changes are necessary to sustain qualities of
site in perpetuity 100
2. Minimal hydrologic changes are required to restore function,
such a cut in an existing berm 75 75
some old farm ditches exist. They may interfere with hydrology
minimally but likley do not need to be removed.
3. Moderate hydrologic changes are required to restore function,
such as removal of existing berms or minor re-grading that require
use of machinery 50
4. Significant hydologic changes are required to restore function,
such as re-grading of substantial portions of the site, placement of
a berm, removal of a road bed, culvert or the elevation of the water
table by installing a physical structure and/or changes unlikley 0
5.A Total 100 75
4.B Exotics Management Needs
Possible
points
Scored
points Comments
1. Exotic Plant Coverage
a. No exotic plants present 100
b. Exotic plants constitute less than 25% of plant cover 80 80
Exotics are estimated at 10-24% in Area 1 with some areas at
25% - 75%.
c. Exotic plants constitute between 25% and 50% of plant cover 60
d. Exotic plants constitute between 50% and 75% of plant cover 40
e. Exotic plants constitute more than 75% of plant cover 20
maintenance effort and management will be needed (e.g., heavy
infestation by air potato or downy rosemytle)-20
g. Adjacent lands contain substantial seed source and exotic
removal is not presently required -20
5.B Total 100 80
4.C Land Manageability
Possible
points
Scored
points Comments
1. Parcel requires minimal maintenance and management,
examples: cypress slough, parcel requiring prescribed fire where
fuel loads are low and neighbor conflicts unlikely 80
2. Parcel requires moderate maintenance and management,
examples: parcel contains trails, parcel requires prescribed fire
and circumstances do not favor burning 60 60
Parcel contains trails that would require maintenance and fire
may not be appropriate in the hardwood forests, but would be
fine on the pastures.
3. Parcel requires substantial maintenance and management,
examples: parcel contains structures that must be maintained,
parcel requires management using machinery or chemical means
which will be difficult or expensive to accomplish 40
4. Add 20 points if the mainenance by another entity is likely 20 20 Owner has offered to remove exotics at cost.
5. Subtract 10 points if chronic dumping or trespass issues exist -10
5.C Total 100 80
4. Feasibility and Management Total Score 100 78 Sum of 5A, 5B, 5C, then divided by 3
Total Score 400 253
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 48 of 62
Exhibit S. Completed and Scored Secondary Criteria Screening Form- Area 2
Property Name: Barron Collier Partnership LLLP
Folio Numbers: Parts of 00113760004, 00113840005 and
00113880007
799.4 acres - Area II
Geograhical Distribution (Target Protection Area):
Rural Lands Stewardship Area - Habitat
Stewardship/Flowway Stewardship Areas
1. Confirmation of Initial Screening Criteria (Ecological)
1.A Unique and Endangered Plant Communities
Possible
points
Scored
points Comments
Select the highest Score:
1. Tropical Hardwood Hammock 90
2. Xeric Oak Scrub 80
3. Coastal Strand 70
4. Native Beach 60
5. Xeric Pine 50
6. Riverine Oak 40
7. High Marsh (Saline)30
8. Tidal Freshwater Marsh 20
9. Other Native Habitats 10 10
FLUCCS 6170 Mixed wetland hardwoods; 6410 Freshwater
westlands; 4280 Cabbage palm; 6440 emergent aquatic
vegetation; 6216 Cypress; 4340 hardwood-conifer mixed; 6172
Mixed wetland hardwoods-shrubs; 6210 Cypress
10. Add additional 5 points for each additional Florida Natural
Areas Inventory (FNAI) listed plant community found on the parcel 5 each
11. Add 5 additional points if plant community represents a unique
feature, such as maturity of vegetation, outstanding example of
plant community, etc.5 5 Mature vegetation, orchids (Habernaria species)
1.A. Total 100 15
1.B Significance for Water Resources
Possible
points
Scored
points Comments
1. Aquifer Recharge (Select the Highest Score)
a. Parcel is within a wellfield protection zone 100
b. Parcel is not in a wellfield protection zone but will contribute
to aquifer recharge 50 50
Mapped as contributing primarily to surficial aquifer - 43" to <56"
annually
c. Parcel would contribute minimally to aquifer recharge 25
d. Parcel will not contribute to aquifer recharge, eg., coastal locat 0
2. Surface Water Quality (Select the Highest Score)
a. Parcel is contiguous with and provides buffering for an
Outstanding Florida Waterbody 100
b. Parcel is contiguous with and provides buffering for a creek,
river, lake or other surface water body 75 75
Lake Trafford is just to the east and parcel is surrounded by
Camp Keais Strand marsh wetlands
c. Parcel is contiguous with and provides buffering for an
identified flowway 50
d. Wetlands exist on site 25 25
Site is almost entirely wetlands based on plants, soils presence
of standing groundwater
e. Acquisition of parcel will not provide opportunities for surface
water quality enhancement 0
3. Strategic to Floodplain Management (Calculate for a and b;
score c if applicable)
a. Depressional soils 80 37 Depressional soil types make up 46% of Area II
b. Slough Soils 40 21 Slough soil types make up 52% of Area II
c. Parcel has known history of flooding and is likely to provide
onsite water attenuation 20 20
Onsite water during wet season has been observed over multiple
years.
Subtotal 300 228
1.B Total 100 76 Obtained by dividing the subtotal by 3.
1.C Resource Ecological/Biological Value
Possible
points
Scored
points Comments
1. Biodiversity (Select the Highest Score for a, b and c)
a. The parcel has 5 or more FLUCCS native plant communities 100 100 Area II has 8 FLUCCS native plant communities - see above
b. The parcel has 3 or 4 FLUCCS native plant communities 75
c. The parcel has 2 or or less FLUCCS native plant communities 50
d. The parcel has 1 FLUCCS code native plant communities 25
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 49 of 62
Exhibit S. Completed and Scored Secondary Criteria Screening Form- Area 2, cont’d
2. Listed species
a. Listed wildlife species are observed on the parcel 80 80
If a. or b. are scored, then c. Potential Habitat Richness is not
scored. Roseate spoonbills
b. Listed wildlife species have been documented on the parcel by 70 Provide documentation source -FWC Panther Telemetry
c. Habitat Richness score 5 categories 70
Score is prorated from 14 to 70 based on the highest of the 5
CLIP4 Potential Habitat Richness categories-
d. Rookery found on the parcel 10
e. Listed plant species observed on parcel - add additional 20 poi 20 20 Encyclia tampensis, Tillandsia fasciculata, T. balbisiana
3. Restoration Potential
a. Parcel can be restored to high ecological function with
minimal alteration 100 100 Removal of exotics and removal of cattle over time
b. Parcel can be restored to high ecological function but will
require moderate work, including but not limited to removal of
exotics and alterations in topography.50
c. Parcel will require major alterations to be restored to high
ecological function.15
d. Conditions are such that parcel cannot be restored to high
ecological function 0 explain limiting conditions
Subtotal 300 300
1.C Total 100 100 Divide the subtotal by 3
1.D Protection and Enhancement of Current Conservation
Lands
Possible
points
Scored
points Comments
1. Proximity and Connectivity
a. Property immediately contiguous with conservation land or
conservation easement.100
b. Property not immediately contiguous, parcels in between it
and the conservation land are undeveloped.50 50
Parcel is nearly adjoining Pepper Ranch Preserve, parcel
between this and Pepper Ranch has also been offered - Area 1
(235 acres)
c. Property not immediately contiguous, parcels in-between it
and conservation land are developed 0
d. If not contiguous and developed, add 20 points if an intact
ecological link exists between the parcel and nearest
conservation land 20
1.D Total 100 50
1. Ecological Total Score 100 60
Sum of 1A, 1B, 1C, 1D then divided by 4
2. Human Values/Aesthetics
2.A Human Social Values/Aesthetics
Possible
points
Scored
points Comments
1. Access (Select the Highest Score)
a. Parcel has access from a paved road 100
b. Parcel has access from an unpaved road 75 75 Upaved old oil well road - goes to oil pad
c. Parcel has seasonal access only or unimproved access easem 50
d. Parcel does not have physical or known legal access 0
2. Recreational Potential (Select the Highest Score)
a. Parcel offers multiple opportunities for natural resource-based
recreation consistent with the goals of this program, including
but not limited to, environmental education, hiking, nature
photography, bird watching, kayaking, canoeing, swimming,
hunting (based on size?) and fishing.100
b. Parcel offers only land-based opportunities for natural
resource-based recreation consistent with the goals of this
program, including but not limited to, environmental education,
hiking, and nature photography.75 75
hunting, hiking, photography, education, and primitive camping
are possible public uses
c. Parcel offers limited opportunities for natural-resource based
recreation beyond simply accessing and walking on it 50
d. Parcel does not offer opportunities for natural-resource based
recreation 0
3. Enhancement of Aesthetic Setting
a. Percent of perimeter that can me seen by public. Score
based on percentage of frontage of parcel on public thoroughfare 80 0
Score between 0 and 80 based on the percentage of the parcel
perimeter that can be seen by the public from a public
thoroughfare.
b. Add up to 20 points if the site contains outstanding aesthetic
characteristic(s), such as but not limited to water view, mature
trees, native flowering plants, or archeological site 20 20
Provide a description and photo documentation of the
outstanding characteristic O utstanding Vista views over the
marsh, flowering native plants, and archeological site
Subtotal 300 170
2. Human Social Values/Aesthetics Total Score 100 57 Obtained by dividing the subtotal by 3.
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 50 of 62
Exhibit S. Completed and Scored Secondary Criteria Screening Form- Area 2, cont’d
3. Vulnerability to Development/Degradation
3.A Zoning/Land Use Designation
Possible
points
Scored
points Comments
1. Zoning allows for Single Family, Multifamily, industrial or comme 50
2. Zoning allows for density of no greater than 1 unit per 5 acres 45
3. Zoning allows for agricultural use /density of no greater than 1 un 40
4. Zoning favors stewardship or conservation 0 0 Area is within SSA#13
5. If parcel has ST overlay, remove 20 points -20
6. Property has been rezoned and/or there is SDP approval 25
7. SFWMD and/or USACOE permit has been issued 25
8. A rezone or SDP application has been submitted 15
9. SFWMD and/or USACOE permit has been applied for 15
3. Vulnerability Total Score 100 0
4. Feasibility and Costs of Management
4.A Hydrologic Management Needs
Possible
points
Scored
points Comments
1. No hydrologic changes are necessary to sustain qualities of
site in perpetuity 100 100
No known hydrologic changes necessary to maintain site
characteristics.
2. Minimal hydrologic changes are required to restore function,
such a cut in an existing berm 75
3. Moderate hydrologic changes are required to restore function,
such as removal of existing berms or minor re-grading that require
use of machinery 50
4. Significant hydologic changes are required to restore function,
such as re-grading of substantial portions of the site, placement of
a berm, removal of a road bed, culvert or the elevation of the water
table by installing a physical structure and/or changes unlikley 0
5.A Total 100 100
4.B Exotics Management Needs
Possible
points
Scored
points Comments
1. Exotic Plant Coverage
a. No exotic plants present 100
b. Exotic plants constitute less than 25% of plant cover 80 80
WilsonMiller has mapped approx half the 799 acres as having 10-
24% exotics. A small portion (half an acre) is mapped at 25-
49% exotics. Onsite inspections shows significant Brazilian
pepper (Schinus terebinthifolius ) on all forest and pasture edges
and within pasture "islands." Young BP are through out forested
areas examined. Scattered Guava (Psidium cattleianum),
tropical soda apple (Soalnum Viarum) and Ceasar weed (Urena
lobata ) are also present. Wilson Miller's estimates still seem
OK.
c. Exotic plants constitute between 25% and 50% of plant cover 60
d. Exotic plants constitute between 50% and 75% of plant cover 40
e. Exotic plants constitute more than 75% of plant cover 20
maintenance effort and management will be needed (e.g., heavy
infestation by air potato or downy rosemytle)-20 -20
BP will require significant removal and maintenance effort and is
within a wetland so must be done by hand.
g. Adjacent lands contain substantial seed source and exotic
removal is not presently required -20
5.B Total 100 60
4.C Land Manageability
Possible
points
Scored
points Comments
1. Parcel requires minimal maintenance and management,
examples: cypress slough, parcel requiring prescribed fire where
fuel loads are low and neighbor conflicts unlikely 80
2. Parcel requires moderate maintenance and management,
examples: parcel contains trails, parcel requires prescribed fire
and circumstances do not favor burning 60 60
Exotic maintenance necessary in remote location, parcel
contains trails that will require maintenance
3. Parcel requires substantial maintenance and management,
examples: parcel contains structures that must be maintained,
parcel requires management using machinery or chemical means
which will be difficult or expensive to accomplish 40
4. Add 20 points if the mainenance by another entity is likely 20 20 Owner has offered to remove exotics at cost
5. Subtract 10 points if chronic dumping or trespass issues exist -10 0 none seen
5.C Total 100 80
4. Feasibility and Management Total Score 100 80 Sum of 5A, 5B, 5C, then divided by 3
Total Score 400 197
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 51 of 62
Exhibit T. Collier County Rural Lands Stewardship Overlay Land Use Matrix
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 52 of 62
Exhibit U. - Photographs
Photo 1. Access point from Pepper Ranch Preserve
Photo 2. Pasture on northern side of Area 1 – March 2009 (Left), February 2018 (Right)
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 53 of 62
Photo 3. Habitat type – Palm hammock with scattered oaks - Area 1 - 2009
Photo 4. Improved pasture 2018 - Area 1
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 54 of 62
Photo 5. Forest edge– Brazilian pepper 2018 – Area 1
Photo 6. Area 1 Pasture & forest canopy 2009 - mixed hardwoods and pines
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 55 of 62
Photo 7. Area 1 pasture and oil exploration pad site (Top pictures in 2009, Bottom in
April 2021)
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 56 of 62
Photo 8. Area 1 stock pond 2018
Photo 9. Area 1 – Deer 2018
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 57 of 62
Photo 10. Area II – Cabbage palm 2018
Photo 11. Area II - existing trails through Area 2 – 2009 (Left), 2018 (Right)
Photo 12. Area II – Edge between forested area and marsh wetlands – March 2009
(Left), February 2018 (Right)
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 58 of 62
Photo 13. Area II – Marsh overlook February 2018
Photo 14. Area II - Hog damage near edge of marsh 2009
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 59 of 62
Photo 15. Area II – Listed Plant Species
Photo 16. Area II – Listed wildlife Species
Photo 17. Area II – Mixed wetland hardwoods with Cabbage palm intrusion
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 60 of 62
Photo 18. Area II – Native flowering plants - Blue flag Iris – Iris hexagonia
Photo 19. Area 2 - Hydrologic indicator 2018 – flared trunk with watermark at 18 inches
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 61 of 62
Photo 20. Area 1 2018 Woodland pasture (along fence with Conservation Collier lands to
the left
Initial Criteria Screening Report Folio: currently undivided portions of 3 folios
Name: Barron Collier Partnership LLLP
Page 62 of 62
Photo 21. Area 1 (2021) pasture.
Photo 22. Area 1 (2021) Very large Brazilian Pepper on fringe of vegetated areas.
26.A.7
Packet Pg. 205 Attachment: Preserve Updates_July 12 2021 (17519 : Land Acquisition Advisory Committee - July 12,
Rattlesnake Hammock Pre serve
6371 Adkins Avenue,Naples,FL
Conservation Collier staff hosted a
Restoration We tland Planting volunteer
event on June 19th.In total,30 volunteers
participated,and 1,175 native plants went
into the ground to spread and support the
pollinators,fish,frogs,reptiles,mammals
and birds that rely on this urban nature
preserve.Some of the species planted
include spikerush,scarlet hibiscus,sawgrass,
pickerelweed,alligator flag,pond apple,
laurel oak,blue flag iris,dahoon holly,
mangrove spiderlily,maidencane,swamp
lily,buttonbush,American beautyberry,
Leavensworth tickseed and more!
26.A.7
Packet Pg. 206 Attachment: Preserve Updates_July 12 2021 (17519 : Land Acquisition Advisory Committee - July 12,
Pe pper Ranch Pre serve
6315 Pepper Road,Immokalee,FL
Conservation Collier staff conducted annual white-tailed
deer surveys at Pepper Ranch Preserve from 5/24-6/2
Observations from this year ’s survey yielded:
Average deer per night: 15
To tal Deer: 75
-Doe: 49
-Buck: 5
-Ye arling: 20
-Fawn: 1 Estimated 2021 Deer Population: 84
26.A.7
Packet Pg. 207 Attachment: Preserve Updates_July 12 2021 (17519 : Land Acquisition Advisory Committee - July 12,
Dr. R obert H.Gore III Pre serve
4045 40th Ave SE,Naples FL
Conservation Collier staff flagged, mapped, and oversaw the
cutting of an additional half mile of trails through the Gore
Preserve. This addition to the conceptual plan creates a 1.5
mile trail system through the preserve with future loops and
linkages to the Cypress Cove trail planned.
Conservation Collier staff completed an inspection of the
171.2 acre FWC IPMS funded exotics maintenance treatment
completed this spring. To date, the entire preserve has
received an initial exotics treatment and a follow-up
maintenance treatment.
26.A.7
Packet Pg. 208 Attachment: Preserve Updates_July 12 2021 (17519 : Land Acquisition Advisory Committee - July 12,