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Agenda 07/12/2022 Item #16C 9 (Agreement for Sale and Purchase with Jim Howard Moody for Conservation Collier Land Acquisition Program)07/12/2022 EXECUTIVE SUMMARY Recommendation to approve an Agreement for Sale and Purchase with Jim Howard Moody also known as Jim H. Moody and Linda Sue LeCount, as Trustee of the amended and restated trust of W. L. Crawford Revocable Trust U/A April 26, 1991, for 59.79 acres under the Conservation Collier Land Acquisition Program, at a cost not to exceed $514,700. OBJECTIVE: To purchase 59.79 acres from Jim Howard Moody also known as Jim H. Moody and Linda Sue LeCount, as Trustee of the amended and restated trust of W. L. Crawford Revocable Trust U/A April 26, 1991 (Seller). CONSIDERATIONS: On January 25, 2022, Agenda Item #1 IA, the Board of County Commissioners (Board) approved a Conservation Collier Land Acquisition Advisory Committee (CCLAAC) recommended Cycle 10 Active Acquisition List (AAL), with changes, and directed staff to actively pursue acquisition of the properties under the Conservation Collier Program. The Seller's property contains three parcels totaling 59.79 acres and is located in Section 34, Township 46 South, Range 28 East, Collier County and is adjacent to Conservation Collier's Pepper Ranch Preserve. In accordance with the approved Conservation Collier Purchasing Policy (Resolution 2007-300), the purchase price of $505,000 was based upon two (2) independent, state -certified general real estate appraisal firms. The cost to obtain appraisals was $4,600. The Purchasing Policy requires if the estimated value of the property is $500,000.00 or greater two appraisal reports will be obtained and the Offer Amount will be equal to the average of the two appraisals. The standard Agreement has been used except Paragraph 10.023 was modified to limit the Seller's exposure regarding environmental contamination to the date of closing. The seller has advised the property has been in the current property owner's family for approximately 38 years with no development on the property. In addition, the seller has no knowledge of anything prior to purchase or during ownership of the property that would relate to pollution or contamination on the property. During staff s site inspection, staff did not observe any signs of environmental contamination or any signs of past development. Staff has done extensive due diligence including requesting a Phase I Environmental Site Assessment from Collier County Pollution Control. Therefore, it is staff s opinion that there is very little risk in relation to contamination or dumping. The CCLAAC approved this transaction on July 6, 2022 and voted to recommend Board approval and execution of the attached Agreement. Pursuant to Ordinance 2007-65, Section 13(8), a Project Design Report for the property is provided herewith. Exotic vegetation removal is planned to start in FY23. No amenities planned as this is an expansion of Pepper Ranch Preserve, which already contains amenities. FISCAL IMPACT: The total cost of acquisition will not exceed $514,700 ($505,000 for the property, $2,000 for Phase 1, Environmental Assessment, $4,600 for the appraisals, and approximately $3,100 for the title commitment, title policy, and recording of documents). The funds will be withdrawn from the Conservation Collier Trust Fund (172). As of July 12, 2022, property costs for Conservation Collier properties, including this property and those under contract, total $109,094,947. Estimated costs of maintenance in perpetuity for this and all Cycle 10 A -list properties have been considered by the CCLAAC and have been incorporated into the Conservation Collier Long Tenn Financial Management Plan that will ensure management of all Conservation Collier Preserves in perpetuity. I Packet Pg. 1182 1 07/12/2022 The Initial costs of maintenance and amenities have been provided in the Project Design Report (PDR) attached. The average annual per acre maintenance cost for the first 5 years (initial maintenance costs) is $320/acre including exotic vegetation removal. The FY23 costs for exotic vegetation removal for the subject property is estimated at $30,000. After initial restoration and amenities are installed the average maintenance costs by Conservation Collier are approximately $150 per acre. No amenities planned as this is an expansion of Pepper Ranch Preserve, which already contains amenities. GROWTH MANAGEMENT IMPACT: Fee simple acquisition of conservation lands is consistent with and supports Policy 1.3.1(e) in the Conservation and Coastal Management Element of the Collier County Growth Management Plan. LEGAL CONSIDERATIONS: This item is approved as to forrn and legality and requires majority vote for approval. Additionally, the last sentence of Paragraph 10.023 of the County Attorney's Office standard language for an agreement for sale and purchase of real property ("This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title." was replaced with: "This provision and the rights of Purchaser, hereunder, shall become null and void at Closing once County staff have received an acceptable Phase I Environmental Site Assessment.") was made at staff s request for the reasons outlined in the Executive Summary. -RTT RIECOMMENDATION: That the Board of County Commissioners: 1) Approves the attached Agreement and accepts the Warranty Deed once it has been received and approved by the County Attorney's Office; 2) Authorizes the Chairman to execute the Agreement and any and all other County Attorney's Office approved documents related to this transaction; 3) Authorizes the County Manager or his designee to prepare related vouchers and Warrants for payment; and 4) Directs the County Manager or his designee to proceed to acquire this parcel, to follow all appropriate closing procedures, to record the deed and any and all necessary documents to obtain clear title to this parcel, and to take all reasonable steps necessary to ensure performance under the Agreement. Prepared by: Cindy M. Erb, Senior Property Acquisition Specialist, Facilities Management Division ATTACHMENT(S) 1. Agreement for Sale and Purchase CAO approved (PDF) 2. Project Design Report Moody (PDF) 3. [Linked] Appraisal Report Carroll & Carroll (PDF) 4. Carlson Norris Appraisal Report (PDF) 5. Moody Appraisal Review (DOCX) Packet Pg. 1183 07/12/2022 COLLIER COUNTY Board of County Commissioners Item Number: 16.C.9 Doe ID: 22595 Item Summary: Recommendation to approve an Agreement for Sale and Purchase with Jim Howard Moody also known as Jim H. Moody and Linda Sue LeCount, as Trustee of the amended and restated trust of W. L. Crawford Revocable Trust U/A April 26, 1991, for 59.79 acres under the Conservation Collier Land Acquisition Program, at a cost not to exceed $514,700. Meeting Date: 07/12/2022 Prepared by: Title: Property Acquisition Specialist, Senior — Facilities Management Name: Cindy Erb 06/20/2022 12:46 PM Submitted by: Title: Director - Facilities Maangement — Facilities Management Name: Ed Finn 06/20/2022 12:46 PM Approved By: Review: Public Services Department Melissa Hennig Additional Reviewer Parks & Recreation Summer BrownAraque Additional Reviewer Facilities Management Jennifer Belpedio Manager - Real Property Parks & Recreation Olema Edwards Additional Reviewer Operations & Veteran Services Kimberley Grant Additional Reviewer Public Services Department Todd Henry Additional Reviewer Facilities Management Ed Finn Director - Facilities Public Utilities Operations Support AmiaMarie Curry Additional Reviewer Public Utilities Department Drew Cody Level 1 Division Reviewer Public Utilities Department George Yilmaz Level 2 Division Administrator Review Public Services Department Mary,lo Brock Additional Reviewer County Attorney's Office Ronald Tomasko Additional Reviewer Museum Amanda 0. Townsend Additional Reviewer Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Office of Management and Budget Christopher Johnson Additional Reviewer Completed 06/20/2022 12:56 PM Completed 06/20/2022 4:10 PM Completed 06/21/2022 11:07 AM Completed 06/21/2022 5:33 PM Completed 06/21/2022 5:40 PM Completed 06/22/2022 7:45 AM Completed 06/28/2022 10:24 PM Completed 06/29/2022 12:08 PM Completed 06/29/2022 3:30 PM Completed 06/29/2022 6:25 PM Skipped 07/01/2022 3:39 PM Completed 07/05/2022 1:29 PM Completed 07/05/2022 2:02 PM Completed 07/05/2022 2:23 PM Completed 07/05/2022 3:45 PM Completed 07/05/2022 4:45 PM I Packet Pg. 1184 1 07/12/2022 County Manager's Office Board of County Commissioners Dan Rodriguez Level 4 County Manager Review Geoffrey Willig Meeting Pending Completed 07/06/2022 2:27 PM 07/12/2022 9:00 AM I Packet Pg. 1185 1 CONSERVATION COLLIER Property Identification Nos, 00053440002, 00053805003 & 00053813008 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between JIM HOWARD MOODY ALSO KNOWN AS JIM H MOODY AND LINDA SUE LECOUNT, AS TRUSTEE OF THE AMENDED AND RESTATED TRUST OF W. L. CRAWFORD REVOCABLE TRUST U/A APRIL 26, 1991, whose address is 1501 6TH Avenue Unit C, Immokalee, FL 34142-2700, (hereinafter referred to as "Sellers"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112, (hereinafter referred to as "Purchaser"). W I T N E S S E T H WHEREAS, Sellers are the owners of those certain parcels of real property (hereinafter referred to as "Property"), located in Collier County, State of Florida, and being more particularly described in Exhibit "A", attached hereto and made a part hereof by reference. WHEREAS, Purchaser is desirous of purchasing the Property, subject to the conditions and other agreements hereinafter set forth, and Sellers are agreeable to such sale and to such conditions and agreements. NOW, THEREFORE, and for and in consideration of the premises and the respective undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the receipt and sufficiency of which is hereby acknowledged, it is agreed as follows: 1.01 In consideration of the purchase price and upon the terms and conditions hereinafter set forth, Sellers shall sell to Purchaser and Purchaser shall purchase from Sellers the Property, described in Exhibit "A". 11. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be Five Hundred and Five Thousand Dollars and 00/100 dollars ($505,000.00), (U.S. Currency) payable at time of closing. 111. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before two hundred and forty (240) days following execution of this Agreement by the Purchaser, unless extended by mutual written agreement of the parties hereto. The Closing shall be Packet Pg. 1186 CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: 3.011 Sellers shall convey a marketable title free of any liens, encumbrances, exceptions, or qualifications. Marketable title shall be determined according to applicable title standards adopted by the Florida Bar and in accordance with law. At the Closing, the Sellers shall cause to be delivered to the Purchaser the items specified herein and the following documents and instruments duly executed and acknowledged, in recordable form: 3.0111 Warranty Deed in favor of Purchaser conveying title to the Property, free and clear of all liens and encumbrances other than: (a) The lien for current taxes and assessments. (b) Such other easements, restrictions or conditions of record. 3.0112 Combined Purchaser -Sellers closing statement. 3.0113 A "Gap," Tax Proration, Owner's and Non -Foreign Affidavit," as required by Section 1445 of the Internal Revenue Code and as required by the title insurance underwriter in order to insure the "gap" and issue the policy contemplated by the title insurance commitment. 3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Sellers the following: 3.0121 A negotiable instrument (County Warrant) in an amount equal to the Purchase Price. No funds shall be disbursed to Sellers until the Title Company verifies that the state of the title to the Property has not changed adversely since the date of the last endorsement to the commitment, referenced in Section 4.011 thereto, and the Title Company is irrevocably committed to pay the Purchase Price to Sellers and to issue the Owner's title policy to Purchaser in accordance with the commitment immediately after the recording of the deed. 3.0122 Funds payable to the Sellers representing the cash payment due at Closing in accordance with Article III hereof, shall be subject to adjustment for prorations as hereinafter set forth. 3.02 Each party shall be responsible for payment of their own attorney's fees. Sellers, at their sole cost and expense, shall pay at Closing all documentary stamp 2 C') Packet Pg. 1187 CONSERVATION COLLIER Property Identification Nos. 00053440002. 00053805003 & 00053813008 taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Sellers' title to the Property, The cost of the Owner's Form B Title Policy, issued pursuant to the Commitment provided for in Section 4.011 below, shall be paid by Purchaser. The cost of the title commitment shall also be paid by Purchaser. 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Sellers. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. IV. REQUIREMENTS AND CONDITIONS 4.01 Upon execution of this Agreement by both parties or at such other time as specified within this Article, Purchaser and/or Sellers, as the case may be, shall perform the following within the times stated, which shall be conditions precedent to the Closing-, 4.011 Within fifteen (15) days after the date hereof, Purchaser shall obtain as evidence of title an ALTA Commitment for an Owner's Title Insurance Policy (ALTA Form B-1970) covering the Property, together with hard copies of all exceptions shown thereon. Purchaser shall have thirty (30) days, following receipt of the title insurance commitment, to notify Sellers in writing of any objection to title other than liens evidencing monetary obligations, if any, which obligations shall be paid at closing. If the title commitment contains exceptions that make the title unmarketable, Purchaser shall deliver to the Sellers written notice of their intention to waive the applicable contingencies or to terminate this Agreement. 4.012 If Purchaser shall fail to advise the Sellers in writing of any such objections in Sellers' title in the manner herein required by this Agreement, the title shall be deemed acceptable. Upon notification of Purchaser's objection to title, Sellers shall have thirty (30) days to remedy any defects in order to convey good and marketable title, except for liens or monetary obligations which will be satisfied at Closing. Sellers, at their sole expense, shall use their best efforts to make such title good and marketable. In the event Sellers are unable to cure said objections within said time period, Purchaser, by providing written notice to Sellers within seven (7) days after expiration of said thirty (30) day period, may accept title as it then is, waiving any objection-, or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the exceptions to title as shown in the title commitment. 3 Packet Pg. 1188 CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 4.013 Sellers agree to furnish any existing surveys of the Property in Sellers' possession to Purchaser within 10 (ten) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a current survey of the Property prepared by a surveyor licensed by the State of Florida. No adjustments to the Purchase Price shall be made based upon any change to the total acreage referenced in Exhibit "A," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Sellers or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Sellers in writing of such encroachment, projection, or lack of legal access, and Sellers shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Sellers of any such objections. Should Sellers elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Sellers within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have one hundred and twenty (120) days from the date of this Agreement, ("Inspection Period"), to determine through appropriate investigation that: 1 . Soil tests and engineering studies indicate that the Property can be developed without any abnormal demucking, soil stabilization or foundations. 2. There are no abnormal drainage or environmental requirements to the development of the Property. 3. The Property is in compliance with all applicable State and Federal environmental laws and the Property is free from any pollution or contamination. 4. The Property can be utilized for its intended use and purpose in the Conservation Collier program. 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Sellers prior to the expiration of the Inspection Period, written notice of its intention to waive the applicable 4 ' 0 Packet Pg. 1189 CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 contingencies or to terminate this Agreement. If Purchaser fails to notify the Sellers in writing of its specific objections as provided herein within the Inspection Period, it shall be deemed that the Purchaser is satisfied with the results of its investigations and the contingencies of this Article V shall be deemed waived. In the event Purchaser elects to terminate this Agreement because of the right of inspection, Purchaser shall deliver to Sellers copies of all engineering reports and environmental and soil testing results commissioned by Purchaser with respect to the Property. 5.03 Purchaser and its agents, employees and servants shall, at their own risk and expense, have the right to go upon the Property for the purpose of surveying and conducting site analyses, soil borings and all other necessary investigation. Purchaser shall, in performing such tests, use due care. Sellers shall be notified by Purchaser no less than twenty-four (24) hours prior to said inspection of the Property. VI. INSPECTION 6.01 Sellers acknowledge that the Purchaser, or its authorized agents, shall have the right to inspect the Property at any time prior to the Closing. VII. POSSESSION 7.01 Purchaser shall be entitled to full possession of the Property at Closing. VIII. PRORATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of 2021 taxes, and shall be paid by Sellers. IX. PRIVATE ROW ACCESS 9.01 Purchaser agrees to prohibit public access on Trafford Oaks Road, which is a private right-of-way. 9.02 Purchaser and its agents and employees will have access on Trafford Oaks Road right-of-way to perform routine maintenance of said Property. IX. TERMINATION AND REMEDIES 9.01 If Sellers shall have failed to perform any of the covenants and/or agreements contained herein which are to be performed by Sellers, within ten (10) days of written notification of such failure, Purchaser may, at its option, terminate this Agreement by giving written notice of termination to Sellers. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in 5 Packet Pg. 11901 CONSERVATION COLLIER Property Identification Nos. 00053440002. 00053805003 & 00053813008 equity to a contract vendee, including the right to seek specific performance of this Agreement. 9.02 The parties acknowledge that the remedies described herein and in the other provisions of this Agreement provide mutually satisfactory and sufficient remedies to each of the parties, and take into account the peculiar risks and expenses of each of the parties. X. SELLERS'AND PURCHASER'S REPRESENTATIONS AND WARRANTIES 10.01 Sellers and Purchaser represent and warrant the following� 10.011 Sellers and Purchaser have full right and authority to enter into and to execute this Agreement and to undertake all actions and to perform all tasks required of each hereunder. Sellers are not presently the subject of a pending, threatened or contemplated bankruptcy proceeding. 10.012 Sellers have full right, power, and authority to own and operate the Property, and to execute, deliver, and perform their obligations under this Agreement and the instruments executed in connection herewith, and to consummate the transaction contemplated hereby. All necessary authorizations and approvals have been obtained authorizing Sellers and Purchaser to execute and consummate the transaction contemplated hereby. At Closing, certified copies of such approvals shall be delivered to Purchaser and/or Sellers, if necessary. 10.013 The warranties set forth in this paragraph shall be true on the date of this Agreement and as of the date of Closing. Purchaser's acceptance of a deed to the said Property shall not be deemed to be full performance and discharge of every agreement and obligation on the part of the Sellers to be performed pursuant to the provisions of this Agreement. 10.014 Sellers represent that it has no knowledge of any actions, suits, claims, proceedings, litigation or investigations pending or threatened against Sellers, at law, equity or in arbitration before or by any federal, state, municipal or other governmental instrumentality that relate to this agreement or any other property that could, if continued, adversely affect Sellers' ability to sell the Property to Purchaser according to the terms of this Agreement. 10.015 No party or person other than Purchaser has any right or option to acquire the Property or any portion thereof. 10.016 Until the date fixed for Closing, so long as this Agreement remains in force and effect, Sellers shall not encumber or convey any portion of the Property or any rights therein, nor enter into any agreements granting any person or entity any rights with respect to the Property or any part thereof, I Packet Pg. 119, CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 without first obtaining the written consent of Purchaser to such conveyance, encumbrance, or agreement which consent may be withheld by Purchaser for any reason whatsoever. 10.017 Sellers represent that there are no incinerators, septic tanks or cesspools on the Property-, all waste, if any, is discharged into a public sanitary sewer system; Sellers represent that they have (it has) no knowledge that any pollutants are or have been discharged from the Property, directly or indirectly into any body of water. Sellers represent the Property has not been used for the production, handling, storage, transportation, manufacture or disposal of hazardous or toxic substances or wastes, as such terms are defined in applicable laws and regulations, or any other activity that would have toxic results, and no such hazardous or toxic substances are currently used in connection with the operation of the Property, and there is no proceeding or inquiry by any authority with respect thereto. Sellers represent that they have (it has) no knowledge that there is ground water contamination on the Property or potential of ground water contamination from neighboring properties. Sellers represent no storage tanks for gasoline or any other substances are or were located on the Property at any time during or prior to Sellers' ownership thereof. Sellers represent none of the Property has been used as a sanitary landfill. 10.018 Sellers have no knowledge that the Property and Sellers' operations concerning the Property are in violation of any applicable Federal, State or local statute, law or regulation, or of any notice from any governmental body has been served upon Sellers claiming any violation of any law, ordinance, code or regulation or requiring or calling attention to the need for any work, repairs, construction, alterations or installation on or in connection with the Property in order to comply with any laws, ordinances, codes or regulation with which Sellers have not complied. 10.019 There are no unrecorded restrictions, easements or rights of way (other than existing zoning regulations) that restrict or affect the use of the Property, and there are no maintenance, construction, advertising, management, leasing, employment, service or other contracts affecting the Property. 10.020 Sellers have no knowledge that there are any suits, actions or arbitration, bond issuances or proposals therefor, proposals for public improvement assessments, pay -back agreements, paving agreements, road expansion or improvement agreements, utility moratoriums, use moratoriums, improvement moratoriums, administrative or other proceedings or governmental investigations or requirements, formal or informal, existing or pending or threatened which affects the Property or which adversely affects Sellers' ability to perform hereunder; nor is there any other charge or expense upon or related to the Property which has not been disclosed to Purchaser in writing prior to the effective date of this Agreement. 7 IS, Packet Pg. 1192 CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 10.021 Sellers acknowledge and agree that Purchaser is entering into this Agreement based upon Sellers' representations stated above and on the understanding that Sellers will not cause the zoning or physical condition of the Property to change from its existing state on the effective date of this Agreement up to and including the Date of Closing. Therefore, Sellers agree not to enter into any contracts or agreements pertaining to or affecting the Property and not to do any act or omit to perform any act which would change the zoning or physical condition of the Property or the governmental ordinances or laws governing same. Sellers also agree to notify Purchaser promptly of any change in the facts contained in the foregoing representations and of any notice or proposed change in the zoning, or any other action or notice, that may be proposed or promulgated by any third parties or any governmental authorities having jurisdiction of the development of the property which may restrict or change any other condition of the Property. 10.022 At the Closing, Sellers shall deliver to Purchaser a statement (hereinafter called the "Closing Representative Statement") reasserting the foregoing representations as of the Date of Closing, which provisions shall survive the Closing. 10.023 Sellers represent, warrant and agree to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts, and concerning a condition which is established to have existed prior to closing date. This provision and the rights of Purchaser, hereunder, shall become null and void at Closing once County staff have received an acceptable Phase I Environmental Site Assessment. 10.024 Any loss and/or damage to the Property between the date of this Agreement and the date of Closing shall be Sellers' sole risk and expense. X1. NOTICES 11.01 Any notice, request, demand, instruction or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: 8 Ic Packet Pg. 1193 CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 If to Purchaser, Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd. Naples, Florida 34116 With a copy to, Cindy M. Erb, SRIWA, Senior Property Acquisition Specialist Collier County Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Telephone number- 239-252-8917 Fax number- 239-252-8876 If to Sellers: Jim Howard Moody W. L. Crawford 1501 6t' Avenue Unit C Immokalee, FL 34142 Telephone number- 239-229-7408 Fax number- 239-657-3456 11.02 The addressees and numbers for the purpose of this Article may be changed by either party by giving written notice of such change to the other party in the manner provided herein. For the purpose of changing such addresses or addressees only, unless and until such written notice is received, the last addressee and respective address stated herein shall be deemed to continue in effect for all purposes. XII. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Sellers. Sellers shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Sellers as a real estate broker, salesman or representative, in connection with this Agreement. Sellers agree to pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 61 I Packet Pg. 1194 1 CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 13.02 This Agreement and the terms and provisions hereof shall be effective as of the date this Agreement is executed by both parties and shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, personal representatives, Successors, successor trustee, and assignees whenever the context so requires or admits. 13.03 Any amendment to this Agreement shall not bind any of the parties hereof unless such amendment is in writing and executed and dated by Purchaser and Sellers. Any amendment to this Agreement shall be binding upon Purchaser and Sellers as soon as it has been executed by both parties. 13.04 Captions and section headings contained in this Agreement are for convenience and reference only-, in no way do they define, describe, extend or limit the scope or intent of this Agreement or any provisions hereof. 13.05 All terms and words used in this Agreement, regardless of the number and gender in which used, shall be deemed to include any other gender or number as the context or the use thereof may require. 13.06 No waiver of any provision of this Agreement shall be effective unless it is in writing signed by the party against whom it is asserted, and any waiver of any provision of this Agreement shall be applicable only to the specific instance to which it is related and shall not be deemed to be a continuing or future waiver as to such provision or a waiver as to any other provision. 13.07 If any date specified in this Agreement falls on a Saturday, Sunday or legal holiday, then the date to which such reference is made shall be extended to the next succeeding business day. 13.08 Sellers are aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. 13.09 If the Sellers hold the Property in the form of a partnership, limited partnership, corporation, trust or any form of representative capacity whatsoever for others, Sellers shall make a written public disclosure, according to Chapter 286, Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. 10 I Packet Pg. 1195 CONSERVATION COLLIER Property Identification Nos 00053440002, 00053805003 & 00053813008 XIV. ENTIRE AGREEMENT 14.01 This Agreement and the exhibits attached hereto contain the entire agreement between the parties, and no promise, representation, warranty or covenant not included in this Agreement or any such referenced agreements has been or is being relied upon by either party. No modification or amendment of this Agreement shall be of any force or effect unless made in writing and executed and dated by both Purchaser and Sellers. Time is of the essence of this Agreement. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER. - ATTEST: CRYSTAL K. KINZEL, Clerk of the Circuit Court and Comptroller , Deputy Clerk Approved as to form and legality� Ronald T. Tomasko, Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY.- WILLIAM L. MCDANIEL, JR., Chairman A\ Packet Pg. 1196 CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 AS TO SELLERS: DATED: WITNESSES: (Signature) (Printed Name) (Signature) (Printed Name) WITNESSES: (Signature) (Printed Name) (Signature) (Printed Name) F."01 M 12 JIM HOWARD MOODY, ALSO KNOWN AS JIM H. MOODY LINDA SUE LECOUNT, TRUSTEE OF THE AMENDED AND RESTATED TRUST OF W. L. CRAWFORD REVOCABLE TRUST U/A APRIL 26, 1991 -0 Packet Pg. 1197 CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 EXHIBIT "All LEGAL DESCRIPTION: COMMENCING AT THE NORTHWEST CORNER OF SECTION 34, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA, THENCE SOUTH 89057'50" EAST ALONG THE NORTH LINE OF SAID SECTION 1286.00 FEET., THENCE RUN SOUTH 00"00'00" EAST 660.00 FEET TO THE POINT OF BEGINNING' THENCE CONTINUE SOUTH 00000�00" EAST 140.74-1 THENCE RUN SOUTH 89057'50" EAST 1359.74 FEET; THENCE RUN SOUTH 00000'00" EAST 894.58 FEET; THENCE RUN SOUTH 88050'10" WEST 1986.15 FEET TO THE CENTER LINE OF A 60.00 FOOT ROAD EASEMENT; THENCE RUN NORTH 00000'00" EAST ALONG THE CENTERLINE OF SAID EASEMENT 816.88 FEET TO A POINT OF CURVATURE, THENCE RUN 202.05 FEET ALONG THE ARC OF CURVE CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 206.00 FEET AND A CHORD BEARING NORTH 2805'53" EAST 194.04 TO APPOINT OF TANGENCY; THENCE NORTH 56011'45" EAST 159.47; THENCE SOUTH 89057'50" EAST 402.10 FEET TO THE POINT OF BEGINNING. (42.90 ACRES) PROPERTY IDENTIFICATION NUMBER: 00053440002 AND BEGINNING AT A POINT 990.00 FEET SOUTH OF THE NORTHWEST CORNER OF SECTION 34, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY , FLORIDA, SAID POINT BEING ON THE WEST LINE OF SAID SECTION: THENCE SOUTH 760.74 FEET ALONG SAID SECTION LINE; THENCE NORTH 88050,10" EAST 660.00 FEET TO THE CENTERLINE OF A ROADWAY; THENCE NORTHERLY 747.75 FEET ALONG SAID ROADWAY: THENCE NORTH 89057'50" WEST 660.00 FEET TO THE POINT OF BEGINNING. THE EASTERLY 30.00 FEET RESERVED FOR A ROADWAY EASEMENT. (11.43 ACRES) PROPERTY IDENTIFICATION NUMBER- 00053805003 AND BEGINNING AT A POINT 660.00 FEET SOUTH OF THE NORTHWEST CORNER OF SECTION 34, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA, SAID POINT BEING ON THE WEST LINE OF SAID SECTION; THENCE SOUTH 330.00 FEET ALONG SAID WEST LINE; THENCE SOUTH 89057'50" EAST 13 Packet Pg. 1198 CONSERVATION COLLIER Property Identification Nos. 00053440002, 00053805003 & 00053813008 660.00 FEET PARALLEL WITH THE NORTH LINE OF SAID SECTION TO THE CENTERLINE OF A ROADWAY-, THENCE NORTHERLY 70.17 FEET ALONG SAID CENTERLINE TO A POINT OF CURVE-, THENCE 202.05 FEET ALONG THE ARC OF A CURVE; RADIUS 206.00 FEET; CHORD BEARING NORTH 28005'53" EAST 194.04 FEET TO THE POINT OF TANGENCY-1 THENCE NORTH 56011'45" EAST 159.47 FEET ALONG SAID CENTERLINE OF A ROADWAY- THEN NORTH 89057'50" WEST 884.00 FEET TO THE POINT OF BEGINNING. THE WESTERLY 30.00 FEET OF THE EASTERLY PORTION OF THIS PARCEL AND THE NORTHERLY 30 FEET OF THIS PARCEL ARE RESERVED FOR ROADWAY EASEMENTS. (5.46 ACRES) PROPERTY IDENTIFICATION NUMBER- 00053813008 14 I Packet Pg. 1199 Conservation Collier Land Acquisition Program Project Design Report Date: July 2022 Moody Crawford Trust parcels M Res Property Owner: Jim Howard Moody and W.L. Crawford Folio(s): 00053813008, 000533440002, & 00053805003 Location: East of and adjacent to Pepper Ranch Preserve; south and east of Trafford Oaks Road Immokalee, FL; Section 34, Township 46, Range 28, Collier County Size: 59.79 acres Appraisal/Offer Amount: $505,000 History of Project: Received Selected for the Selected for the Purchase offer Offer Accepted application "A" category, #1 "A" category, #1 made to owners priority, on the priority, on the Active Active Acquisition List Acquisition List byCCLAAC byBCC 07/27/2021 12/09/2021 01/25/2022 04/25/2022 04/25/2022 I Packet Pg. 1200 1 Purpose of Proiect: Environmental Conservation — Conservation Collier Program Pro2ram Oualifications: The Moody Crawford Trust parcels are a 59.79-acre addition to the Pepper Ranch Preserve. The acquisition of these parcels will bring the total size of Pepper Ranch Preserve to 2,571.79 acres. Conservation Collier will also make on offer on one additional parcel ranked as an A property during Cycle 10 adjacent to this preserve. The Moody Crawford Trust parcels were evaluated by the Conservation Collier Land Acquisition Advisory Committee and found to fulfill program qualifications by satisfying all applicable screening criteria, including presence of native habitat, potential for nature - based recreational and educational opportunities, protection of water resource values and wetland dependent species habitat, presence of significant biological/ecological values, listed species habitat, connectivity and restoration potential. The Moody Crawford Trust parcels contain primarily hydric soils, supporting numerous species of wetland dependent plants. Five types of native vegetative communities have been identified on the parcels using Geographical Information Systems (GIS) mapping and staff observation: Upland Mixed- Coniferous Hardwood, Mixed Shrub wetland, Freshwater Marsh, Red Maple swamp, Pop ash swamp. Six listed plant species were found on the properties. The parcels also contain a low exotic plant infestation, constituting less than 25% of the plant cover. Regarding protection of water resources, this area is GIS mapped as a relatively low area for recharge to the Lower Tamiami (0-14 inches annually) and a moderate area for recharge to the surficial aquifer (43-<56 inches annually). Acquisition of the Moody Crawford Trust parcels will offer opportunities for protection of water resource values, including some aquifer recharge, protection of wetland dependent species habitat and flood control. Many native species of birds, including hawks, wading birds, woodpeckers and wild turkey have been observed by staff during site visits in this area. The habitat found on the Moody Crawford Trust parcels would support the presence of listed bird species including snowy egret, little blue heron, white ibis, tri-colored heron and wood stork. There is photographic evidence of the presence of Florida black bear and Florida Fish and Wildlife Conservation Commission telemetry data documenting use of the area by Florida panthers. The parcels can be accessed via Trafford Oaks Road, a private road on the south side of Pepper Ranch Preserve, and directly from Pepper Ranch Preserve to the west. Public parking will not be created on these parcels. There is a visitor center with public parking on the Pepper Ranch Preserve and several public parking areas throughout the preserve. The public will not be accessing these properties via Trafford Oaks Road. Trails will not be created on these properties. The adjacent Pepper Ranch Preserve has over 10 miles of trails nearby that are representative of the same types of habitat. The current zoning designation is Agriculture with a Mobile Home Overlay (A -MHO) and this area is designated as open lands within the Rural Lands Stewardship Area. 2 I Packet Pg. 1201 Proiected Mannement Activities: Projected management activities include the removal of invasive exotic plants, the development of an Interim Land Management Plan within 90 days, development of a Final Management Plan within 2 years, and development of public access to selected portions of the property. The following assessment addresses the initial costs of management. These are very preliminary estimates. No hydrologic changes are necessary to sustain wetland characteristics. No site improvements are recommended. The properties are in good condition and will only need exotic plant removal and treatment. 2023 2024 2025 2026 Exotics $30,000 $23,800 $11,900 $11,900 Signage $100 Total $30,100 $23,800 $11,900 $11,900 3 I Packet Pg. 1202 Vacwt 59.79 Acf e Traff o r-d Oa ks R Im mcka I e e, Prepared For: Collier County Board of County Cornmissicrers Facilities ManagernentReal Prope-rLy 3335 7amismi Tisil East, Suite 101 [4s*s, Florida 34112 Altenticn: Roosevelt LeDnard. RAN -AC, Senior ReviewAppraiSEr Prepared By: Cerlson, Norris anclAssocistes 1910 CaurtnEy DdYL-. SLite 14 Fort Myers, FL 339DI (23-D) D36-10111 www.-oarlsonnorris.mm I Packet Pg. 1203 aCarlson Norris MklhaO P. Jonas, MAI, M-GKS 5b;rt0--(rdW1EP$ Cp"PW Real EstaLe AppuOser 117-2623 April 13, 2022 Valuation and Advis . ary Services f— Wilham cark-00, MAI, SM I. tee Nwris, MJU, WA -,Ro-<—fifir4 C;--A SW4;--Cer0fie4 6onend Real Est.%tc AppFai Lei RZ667 Rgal Estate Appra - is&T RZEA3 Collier County Board of County Commissioners Facilities Management/Real Property Attention: Roosevelt Leonard, R/\N-AC, Senior Review Appraiser 3335 Tamiami Trail East, Suite 101 Immokalee, Florida 34112 Re: Vacant 59.79 Acre Parcel Trafford Oaks Road Immokalee, Florida 34142 Our File Number 22-79 Dear Mr. Leonard: At your request and authorization, Carlson, Norris and Associates has prepared an appraisal presented in an Appraisal Report of the market value for the above referenced real property. Per the request of the client, we have provided the market value for the subject on an "as is" basis. Per the request of our client the subject property is being valued in fee simple ownership as if it were vacant and available to be developed to its highest and best use. The interest appraised includes the fee simple estate. The subject property consists of three parcels identified by the Collier County Property Appraiser's office. These three parcels contain a total of 59.79 acres, more or less. They were in a vacant unimproved state as of the effective date of analysis. The property is irregular in configuration and is bisected by a right of way easement which provides access to each of the three parcels which make up the subject property. Information relative to the size and configuration of the property was obtained from information provided by our client. Any substantial deviation from the information utilized by the analyst in the preparation of this report may impact the value estimate. The value estimate is subject to receipt by our firm of a complete legal description and survey for the property. The property consists of three parcels totaling 59.79 acres, more or less. Data, information, and calculations leading to the value conclusion are incorporated in the report following this letter. The report, in its entirety, including all assumptions and limiting conditions, is an integral part of, and inseparable from, this letter. Any special assumptions and limiting considerations were especially noted in Section 7 of this report. Your attention is directed to these General Assumptions and Limiting Conditions which are part of this report. The following appraisal sets forth the most pertinent data gathered, the techniques employed, and the reasoning leading to the opinion of value. The analyses, opinions and conclusions were developed based on, and this report has been prepared in conformance with, our interpretation of the guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal Practice (USPAP) of the Appraisal Foundation, the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. 1919 Courtney Drive, Suite 14 1 Fort Myers, FL 339011 Phone 239.936.19911 www.carlsonnorris.com I Packet Pg. 1204 1 Roosevelt Leonard April 13, 2022 Page 2 Carlson, Norris and Associates does not authorize the out -of -context quoting from or partial reprinting of this appraisal report. Further, neither all nor any part of this appraisal report shall be disseminated to the general public by the use of media for public communication without the prior written consent of the appraiser signing this report. The Novel Coronavirus (COVID-19) outbreak, declared by the World Health Organization as a global health emergency on January 30, 2020 is causing heightening uncertainty in local, national and global markets. This outbreak was identified as a pandernic on March 11, 2020 and further classified as a national emergency on March 13, 2020. Worldwide cases of COVI D-1 9 have been identified in the scope of this appraisal and has expanded. Travel and (Shelter in Place) restrictions have been implemented to "blunt the curve" of infections and stem the sale and longevity of this outbreak. A prolonged medical and economic crisis may have a significant yet, unquantifiable impact on real estate markets. The information provided within this appraisal is based on market data available at this juncture (date of value and date of the report). However, due to a significant uncertainty in property and capital markets as well as a rapid unfolding of this event, it is undeterminable for the appraiser to quantify and access the impact that this outbreak had, or will have on real estate values. Values and incomes may change more quickly and significantly than during more typical market conditions. It should be emphasized that the results of this appraisal analysis and the value conclusions reported herein are based on the effective date of the appraisal and the appraiser makes no representation as to the effect on the property of any unforeseen event subsequent to the effective date. Based upon the results of the investigation and analyses, the market value of the fee simple interest of the subject property "as is", under the extraordinary assumptions noted and market conditions existing on March 24, 2022 is: FIVE HUNDRED THIRTY THOUSAND DOLLARS ($530,000.00). 1919 Courtney Drive, Suite 14 1 Fort Myers, FL 339011 Phone 239.936.19911 www.carlsonnorris.com I Packet Pg. 1205 Roosevelt Leonard April 13, 2022 Page 3 Please refer to the attached appraisal report, plus exhibits, for documentation of the value estimate contained herein. Carlson, Norris and Associates has been engaged by Collier County to perform this appraisal assignment. A copy of the purchase order is contained within the addenda of this report. It has been a pleasure to assist you in this assignment, and if you have any questions concerning the analysis, or if Carlson, Norris and Associates can be of further service, please feel free to contact us. Respectfully submitted, CARLSON, NORRIS AND ASSOCIATES C. William Carlson, MAI, SRA State -certified general real estate appraiser RZ667 Michael Jonas, MAI, AI-GRS, CCIM State -certified general real estate appraiser RZ2623 1919 Courtney Drive, Suite 14 1 Fort Myers, FL 339011 Phone 239.936.19911 www.carlsonnorris.com I Packet Pg. 1206 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Aerial Plat Vacant 59.79 Acre Parcel Trafford Oaks Road Immokalee, Florida 34142 1 Packet Pg. 1207 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES TABLE OF CONTENTS SUBJECT AERIAL PHOTOGR H ......................................................................... I SECTION 1 - SUMMAR OF SALIENT FACTS ....................................................... 4 SECTION 2 — PREMISES OF THE APPR SAL ...................................................... 7 PURPOSE OF APPRAISAL ..................................................................................................................... 7 INTENDED USE AND USERS OF APPRAISAL .......................................................................................... 7 INTENDEDCLIENT ................................................................................................................................ 7 SCOPEOF WORK ................................................................................................................................ 8 DATEOF INSPECTION ........................................................................................................................ 11 DATE OF VALUE ESTIMATE ................................................................................................................ 11 DATEOF REPORT .............................................................................................................................. 11 IDENTIFICATION OF THE PROPERTY .................................................................................................... 12 SALESHISTORY ................................................................................................................................ 12 VALUATION HISTORY ......................................................................................................................... 12 APPRAISAL ANALYSIS AND REPORT TYPE ......................................................................................... 12 EXPOSURETIME ................................................................................................................................ 13 MARKETINGTIME .............................................................................................................................. 13 EXTRAORDINARY ASSUMPTIONS ....................................................................................................... 14 SECTION 3 — DESCR PTION OF REAL ESTATE APPRAISED .............................. 17 COLLIER COUNTY AREA ANALYSIS .................................................................................................... 17 MARKETAREA MAP .......................................................................................................................... 32 MARKET AREA DESCRIPTION ............................................................................................................ 33 LEGALDESCRIPTION ......................................................................................................................... 34 OWNEROF RECORD ......................................................................................................................... 36 ASSESSED VALUE AND TAXES ........................................................................................................... 36 DELINQUENTTAXES .......................................................................................................................... 38 SITEDESCRIPTION ............................................................................................................................. 38 PLATMAP ......................................................................................................................................... 39 LAND USE PLAN CLASSIFICATION ..................................................................................................... 42 ZONINGDESIGNATION ....................................................................................................................... 42 SUBJECT PROPERTY PHOTOGRAPHS ................................................................................................ 45 SECTION 4 — HIGHEST AND BEST USE ANALYSIS ............................................ 58 SECTION 5 — VALUATION OF THE SUBJECT ..................................................... 60 VALUE ESTIMATE By THE COST APPROACH ...................................................................................... 60 VALUE ESTIMATE By THE INCOME APPROACH .................................................................................. 60 VALUE ESTIMATE By THE SALES COMPARISON APPROACH .............................................................. 61 LAND SALES LOCATION MAP ............................................................................................................ 63 2 Packet Pg. 1208 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES LAND SALES DATA SHEETS .............................................................................................................. 64 LAND SALES ADJUSTMENT ANALYSIS - QUALITATIVE ........................................................................ 91 SECTION 6 — RECONCILIATION OF VALUE ........................................................ 98 SUMMARY OF VALUE CONCLUSIONS 98 SECTION 7 — CERTIFICATION AND LIMITING CONDITIONS ........................... 100 CERTIFICATION OF C. WILLIAM CARLSON, MAI, SRA ...................................................................... 100 CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS ......................................................................... 102 GENERAL ASSUMPTIONS & LIMITING CONDITIONS ........................................................................... 104 SECTION 8 — ADDENDA ..................................................................................... 109 PURCHASEORDER .......................................................................................................................... 110 SOILMAP ........................................................................................................................................ 111 AGRICULTURAL/RuRAL DESIGNATION ............................................................................................. 114 QUALIFICATIONS OF C. WILLIAM CARLSON, MAI, SRA .................................................................... 117 QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS ....................................................................... 120 LICENSE FOR C. WILLIAM CARLSON, MAI, SRA .............................................................................. 122 LICENSE FOR MICHAEL JONAS, MAI, AI-GRS ................................................................................. 122 KI I Packet Pg. 1209 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES CANO-4. .fion I - Summary of Salient Faelbs, Property Reference: 00053440002 (42.9 acres) 00053805003 (11.43 acres) 00053813008 (5.46 acres) Property Type: Vacant land Property Addresses: Trafford Oaks Road Immokalee, Florida 34142 Report Format: Appraisal Report Date Of Inspection: March 24, 2022 Date Of Value: March 24, 2022 Date Of Report: April 13, 2022 Real Estate Interest Appraised: Fee Simple Purpose of the Appraisal: The purpose of this appraisal is to estimate the market value of the subject property in its "as is" condition as of the effective date of appraisal, (March 24, 2022), under the reporting requirements of the Uniform Standards of Professional Appraisal Practice (USPAP), as defined, by the Appraisal Foundation and the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute. This report is subject to the extraordinary assumptions noted later in this analysis. Intended Use of the Appraisal: The intended use of this appraisal is to aid our client with a value indication for the subject property "as is" under market conditions existing as of the effective date of value subject to the extraordinary assumptions noted later in this analysis. The client intends to use this analysis for negotiations and possible acquisition of the asset. Intended User of the Appraisal: The intended user of this report is Collier County Board of County Commissioners, Facilities Management/Real Property. Appraisal Client: The client for this appraisal assignment is Collier County Board of County Commissioners, Facilities Management/Real Property. Location: The subject property is located on the east and west sides of Trafford Oaks Road approximately 650 feet south of where it 4 Packet Pg. 1210 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES turns in a southerly direction. The site contains approximately 1, 155 feet of frontage on the east and west sides of this privately maintained roadway. Access is by means of a roadway easement and maintenance of the road is by the land owners in the owners association in which membership is not mandatory. The property is located in Section 34, Township 46 South, Range 28 East, Collier County, Florida. Site Description: The subject property is identified by the Collier County Property Appraiser's office as three parcels containing a total of 59.79 acres. The larger parcel contains 42.9 acres and consists of the easterly 72% of the property located on the easterly side of the access easement. The two smaller parcels containing 11.43 acres and 5.46 acres consist of the westerly 28% of the property and is located on the westerly side of the access easement. The parcel is vacant and unimproved containing vegetation and soils consistent with upland and wetland characteristics. A more complete description of the property will be provided in a later portion of the analysis. Improvements Description: The property is vacant and unimproved. Comprehensive Land Use Plan Classification: Agricultural/Rural Mixed Use District Rural Lands Stewardship Area Overlay (RLSAO) Zoning Classification Existing: Agricultural -Agricultural -Mobile Home Overlay -Rural Lands Stewardship Area Overlay (A-MHO-RLSAO) Highest And Best Use as Vacant: Based on the extraordinary assumptions contained in this report, the land use plan classification, zoning classification and overlay impacting the subject property and in consideration of the surrounding land uses, the highest and best use for the subject property is for low density residential estate utilization and/or agricultural/recreational use. Highest And Best Use as Improved: As the subject is being valued as if vacant and unimproved, an analysis of the site as improved is not appropriate. Market Value Indications as of March 24, 2022: Cost Approach: Not Applicable Income Capitalization Approach: Not Applicable Sales Comparison Approach: $530,000 Final Opinion of Market Value as of March 24, 2022: $530,000 Packet Pg. 1211 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Extraordinary Assumptions: We invite your attention to the body of the report where all of the extraordinary assumptions relative to the value indications are located. COVID-19 Virus Statement: The Novel Coronavirus (COVID-19) outbreak, declared by the World Health Organization as a global health emergency on January 30, 2020 is causing heightening uncertainty in local, national and global markets. This outbreak was identified as a pandernic on March 11, 2020 and further classified as a national emergency on March 13, 2020. Worldwide cases of COVID-19 have been identified in the scope of this appraisal and has expanded. Travel and (Shelter in Place) restrictions have been implemented to "blunt the curve" of infections and stem the sale and longevity of this outbreak. A prolonged medical and economic crisis may have a significant yet, unquantifiable impact on real estate markets. The information provided within this appraisal is based on market data available at this juncture (date of value and date of the report). However, due to a significant uncertainty in property and capital markets as well as a rapid unfolding of this event, it is undeterminable for the appraiser to quantify and access the impact that this outbreak had, or will have on real estate values. Values and incomes may change more quickly and significantly than during more typical market conditions. It should be emphasized that the results of this appraisal analysis and the value conclusions reported herein are based on the effective date of the appraisal and the appraiser makes no representation as to the effect on the property of any unforeseen event subsequent to the effective date. Appraisal Firm: Carlson, Norris and Associates Appraiser's Completing C. William Carlson, MAI, SRA Report: State -certified general real estate appraiser RZ667 Michael Jonas, MAI, AI-GRS, CCIM State -certified general real estate appraiser RZ2623 6 Packet Pg. 1212 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES CANO-4. .fion 2 - Premise of the Appraisal Purpose of Appraisal: The purpose of this appraisal is to estimate the market value of the fee simple interest of the subject property described "as is" under market conditions existing as of the effective date of value, under the reporting requirements of the Uniform Standards of Professional Appraisal Practice (USPAP), as defined by the Appraisal Foundation and the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute subject to the extraordinary assumptions noted later in this analysis. Intended Use of the Appraisal: The intended use of the appraisal is to provide our client, the Collier County Board of County Commissioners, with a value estimate for the subject property as if it were vacant and unimproved under market conditions existing as of the effective date of value subject to the extraordinary assumptions noted later in the analysis. The client intends to use this analysis for possible negotiations and purchase of the asset. Intended Users of the Appraisal: The intended user of this appraisal is the Collier County Board of County Commissioners. Intended Client: The client for this appraisal assignment is the Collier County Board of County Commissioners. Competency of Appraiser: The appraisers' specific qualifications are included within this report. These qualifications serve as evidence of their competence for the completion of this appraisal assignment in compliance with the competency provision contained within the Uniform Standards of Professional Appraisal Practice as promulgated by the Appraisal Standards Board of the Appraisal Foundation. The appraisers' knowledge and experience, combined with their professional qualifications, are commensurate with the complexity of this assignment based on the following: • Professional experience • Educational background and training • Business, professional, academic affiliations and activities 7 I Packet Pg. 1213 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES The appraiser has previously provided value estimates for commercial, industrial and professional office properties as well as vacant land located throughout Southwest Florida. The analyst has prepared analysis of large vacant tracts, conservation easements, and partial interests. The scope of the work performed indicates the analyst is qualified for the appraisal of the subject property. Scope of Work: The Uniform Standards of Professional Appraisal Practice (USPAP) define the scope of work as: "the type and extent of research and analyses in an assignment". "The scope of work includes, but is not limited to: the extent to which the property is identified, the extent to which tangible property is inspected, the type and extent of market research and the type and extent of analysis applied to arrive at opinions or conclusions." The scope of this appraisal has been to collect, confirm, and report data. Other general market data and conditions have been considered. Consideration has been given the property's future land use, zoning and surrounding improvements and neighborhood. The work performed for this assignment included but is not limited to the following: Extent to which the property was identified o The property was identified by parcel numbers as provided by our client as well as an aerial map showing the location, size and configuration of the subject property. o The analyst researched the Collier County Property Clerk's office and found deeds recording the last transactions affecting the three parcels and the legal descriptions were obtained from these documents. o The value estimate is contingent on receipt by our office of a survey and legal description for the property. If this information is substantially different from that as utilized in the analysis, the appraisal value may be impacted. Extent to which the property was inspected o The appraiser inspected the property on March 24, 2022. We were able to access small portions of the northerly portion of the site and based information relative to the remainder of the property obtained from other sources. o Additional information was obtained from the Collier County Property Appraiser's office, Charlotte County, review of aerials and information obtained from the 8 Packet Pg. 1214 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Natural Resources Conservation Service Web Soil Survey and the U.S. Fish and Wildlife Services National Wetlands Survey. 0 Type and extent of the market researched o Investigation of public records for the property's zoning, land use, flood hazard area classification, property tax assessor's records, for attributes of the property o Collection and analysis of comparable land sales in order to form an opinion of the value of the underlying land. 0 Sales were selected based on physical and location characteristics and on having a similar highest and best use as the subject. N The data was verified with the buyer, seller or representative of the comparable as well as the public records. 0 Type and extent of analysis applied o The value opinions presented in this report are based upon review and analysis of the market conditions affecting real property value, including land values and sales data for similar properties. o Three approaches were considered to be utilized in determining value. 1) Cost Approach — either replacement or reproduction cost is used to develop a value indication for the subject property. 2) Income Approach — valued on the ability of a property generating a cash stream. 3) Sales Comparison Approach — value indication is derived by comparing sales of similar properties. It is the most common and preferred method of land valuation when an appropriate supply of comparable sales are available. o In the Cost Approach either replacement or reproduction cost is used to develop a value indication for the subject property. These costs can be estimated via a cost estimating service technique, in this case the Marshall Valuation Service, adjusted for local costs. The subject site is vacant and unimproved; therefore, the Cost Approach is not considered to be applicable in the analysis of the subject property. 9 I Packet Pg. 1215 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES o The subject property is being valued as a vacant unimproved parcel; therefore, the Income Approach is not typically utilized in the valuation of the property similar to the subject. o The analyst will utilize the Sales Comparison Approach exclusively in estimating the market value for the subject property. o Collection and analysis of comparable land sales in order to perform an opinion of value for the underlying land and an estimate of the contributory value of the primary improvements was completed. An investigation of comparable land sales for similar unimproved properties was conducted. The analyst considered sales of agricultural properties located in the immediate vicinity of the subject as well as transactions located in an extended area due to the size and type of property being valued. In this analysis six sales were considered in order to make a comparative analysis which would lead to the completion of the Sales Comparison Approach. 0 As stated previously the analyst was asked to estimate the market value of the subject property in its "as is" condition as of the effective date of value. o The value opinion presented in this report is based upon review and analysis of the market conditions affecting real property value, including land values. o Reconciling the value indications from the appropriate approaches to value into a final value opinion for the subject property; all as of the effective date of this report. o Preparation of a written report. To develop the opinion of value, Carlson, Norris and Associates performed an appraisal as defined by the Uniform Standards of Professional Appraisal Practice (USPAP) and the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute. In this appraisal, Carlson, Norris and Associates used the Sales Comparison Approach to develop a reliable value indication. 10 I Packet Pg. 1216 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Furthermore, the value conclusion reflects information about the subject and market conditions. This appraisal of the subject has been presented in the form of an Appraisal Report, which is intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the USPAP. Property Rights Appraised: The property ownership rights valued in this appraisal are those known as fee simple. Fee Simple Estate is defined as: "Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the govemmental powers of taxation, eminent domain, police power, and escheat. Market Value Definition: As defined in the Agencies' appraisal regulations, "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 are the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 0 Buyer and seller are typically motivated; 0 Both patties are well informed or well advised, and acting in what they consider their best interests; 0 A reasonable time is allowed for exposure in the open market; 0 Payment is made in terms of cash in U.S. dollars orin terms of financial arrangements comparable thereto; and 0 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: Interagency Appraisal and Evaluation Guidelines; December 10, 2010, Federal Register, Volume 75, Number 237, Page 77472) Date of Inspection: March 24, 2022 Date of Value Estimate "As If Vacant": March 24, 2022 Date of the Report: April 13, 2022 11 Packet Pg. 1217 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Identification of the Property: Reference: Agricultural Property Street addresses: Trafford Oaks Road County: Collier Sales History: The Uniform Standards of Professional Appraisal Practice requires a statement of the listings, purchase contracts and sales history of the subject property for the five years prior to the appraisal date. Based on information obtained from the Collier County Property Appraiser's office there have been no arm's length transactions or transactions of any kind impacting the subject property in the last five years. The appraiser found no active listings for sale of the subject property. Valuation History: The Uniform Standards of Professional Appraisal Practice requires the appraiser to divulge any services provided on the subject property during the preceding three years. Carlson, Norris and Associates nor C. William Carlson or Michael Jonas has provided services related to the subject property in the preceding three years. Appraisal Analysis and Report Type: The Appraisal Standards Board controls the process of making an appraisal of a parcel of real estate. The Board issues rules and guidelines from which all appraisals and resulting reports are made. The process of administration of those rules and guidelines is addressed to the Real Estate Appraiser Commission of each respective state. The Appraisal Standards Board issues the rules and guidelines in the form of a document update published each year by The Appraisal Foundation. That document is entitled "The Uniform Standards of Professional Appraisal Practice" (USPAP). As of January 1, 2016, the two types of appraisal types are; Appraisal Report and Restricted Appraisal Report. The appraisers have used the Appraisal Report option. The following definitions have been adopted for each type of report: * An Appraisal Report: A written report prepared under Standards Rule 2-2(a). Restricted Appraisal Report: A written report prepared under Standards Rule 2- 2(b). The appraisal format utilized for the subject's value will be prepared and presented in an appraisal report prepared under Standards Rule 2-2(a). 12 Packet Pg. 1218 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Exposure Time is defined as: "The estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of appraisal. Exposure time is a retrospective opinion based on an analysis of past events assuming a competitive and open market" Exposure time is therefore interrelated with appraisal conclusion of value. An estimate of exposure time is not intended to be a prediction of a date of sale or a simple one line statement. Instead, it is an integral part of the appraisal analysis and is based on one or more of the following: • statistical information about days on the market • information gathered through sales verification • interviews of market participants. The reasonable exposure period is a function of price, time, and use. It is not an isolated estimate of time alone. Exposure time is different for various types of real estate and under various market conditions. In consideration of these factors, we may have analyzed the following: • Exposure periods of comparable sales revealed during the course of this appraisal; • Knowledgeable real estate professionals. An exposure time of nine to twelve months appears to be reasonable and appropriate based on conversations with real estate professionals familiar with this market as well as information obtained in the confirmation of the land sales utilized in a later portion of this analysis. This exposure time assumes the subject property would have been competitively priced and aggressively promoted. Marketing Time is defined as: "An opinion of the amount of time it might take to sell a real or personal property interest at the concluded market value level during the period immediately after the effective date of an appraisal. Marketing time differs from exposure time, which is always presumed to precede the effective date of an appraisal. " 13 I Packet Pg. 1219 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Based on the premise that present market conditions are the best indicators of future performance, a prudent investor will forecast that, under the conditions described above, the subject will require a marketing time of twelve to eighteen months. Extraordinary Assumption is defined as: "An assumption, directly related to a specific assignment, as of the effective date of the assignment results, which, if found to be false, could alter the appraiser's opinions or conclusions. Extraordinary assumptions presume as fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property- or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis." An extraordinary assumption may be used in an assignment only if: • It is required to properly develop credible opinions and conclusions; • The appraiser has a reasonable basis for the extraordinary assumption; • Use of the extraordinary assumption results in a credible analysis; and • The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary assumptions. Please note the following extraordinary assumptions: • A soil analysis for the site has not been provided. In the absence of a soil report, it is assumed that the site has adequate soils to support the highest and best use. The analyst is not an expert in the area of soils and recommends that an expert be consulted. This assumption is based on receipt of our firm a copy of a cleared environmental audit of the subject property. If the property is in fact found to have hazardous materials located on the site the value estimate may be negatively impacted. • It is assumed that there are no hidden or unapparent conditions to the property, soil, or subsoil, which would render it more or less valuable. Subsurface oil, gas or mineral rights were not considered unless otherwise stated. The analyst is not an expert with respect to subsurface conditions, and recommends that an expert be consulted. • It is assumed that there are no hazardous materials either at ground level or subsurface. Subject Strengths and Weaknesses Strengths: The subject property is being valued as if vacant and available to be put to its highest and best use per the request of our client. There are sales of vacant unimproved properties 14 Packet Pg. 1220 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES available for consideration and in the marketplace as there is activity currently at a high level. 0 There are sales of agricultural properties in the general location of the subject property as well as other market areas which are considered to be similar to the subject. 0 The economy is currently strong and it appears that barring some unforeseen national or international catastrophe the market for vacant sites such as the subject should continue to be strong for the short to medium range foreseeable future. Weaknesses: 0 The subject property is located in an area with controlled access with access being by means of a private roadway with a gated entry. • The subject property contains a substantial area of wetlands and is in an area with little sales activity. • In order to find sales considered comparable and competitive with the subject property, the market area was expanded substantially to try to locate the best sales available for comparison with the subject property. Interview with Market Participants: The appraiser was able to speak both personally and via telephone conversation with commercial brokers active in the market with knowledge of the agricultural market near Immokalee and surrounding areas. These individuals were contacted to verify sales of the properties utilized for analysis purposes as well as properties which are currently listed for sale. Specific names and phone numbers of individuals contacted are including in the analysis. We also utilized information available from LoopNet and CoStar as well as the Multiple Listing Service. For the benefit of the reader, we have listed the names and contact information on the sales information data sheets found later in this report. The consensus of persons contacted is the market area of the subject is that there is a strong market for vacant agricultural lands similar to the subject to be utilized for recreational or agricultural purposes as well as residential estate usage. It is expected that in the short to medium range future there will be a continued strong demand for vacant properties similar to the subject to be brought to a developed state. 15 Packet Pg. 1221 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Summary of the Appraisal Problem: The analyst has been asked to estimate the market value of the fee simple interest of the subject property as if vacant and unimproved as of the effective date of appraisal which was the last date of a physical inspection of the property. In order to estimate the value of the subject property the analyst first considered sales of properties located within close proximity to the subject. Due to the lack of sales of similar properties in the immediate area the analyst enlarged the market area to cover substantial portions of the south southerly portions of the state. The research area included sales throughout Lee and Collier County as well as sales located in surrounding and other nearby counties. The sales utilized in this report are considered to be the best and most appropriate in estimating the value for the subject property. 16 I Packet Pg. 1222 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Simtion 3 - Description of Real Estate Appraised COLLIER COUNTY AREA ANALYSIS la W I obesound I'Lin 11a " U.- (G(Nda arlo M66 Can Point P� I &eaeh u:11c a -1 [Ana oils dc� um. Kin �oifll lk'n i I 9� Bru v,;jl IQ'.q ... ... ... ....... . .... ...... Mae Wind E�er, des L akeN I he Bil, Florid2k Ci I 1.41211JIM Mwirii Llj;. I onlest� Collier County is located on the extreme southwestern portion of the state of Florida. Collier County was created in 1923 and was separated out from what was a larger Lee County. Collier County is named for Barron Collier, a New York City advertising mogul and real estate developer who had moved to southwest Florida and established himself as prominent business man and land owner. By the end of the decade railroads and Tamiami Trail were in -place which opened the area to agricultural and resort development. Florida's first commercial oil well was drilled in 1943, and the county's pine and cypress logging industry flourished into the 1950s. The county's economy boomed along with its population shortly after World War 11. In a short span of 30 years the population increased from 6,500 to 86,000 by 1980. The economy was sustained from agribusiness, tourism and real estate. This turned the county into one of the fastest growing areas in the country. PHYSICAL FACTORS It is the largest county in the state in terms of land area with 1,998 square miles which includes 821,600 acres of preserves, parks, and refuges. Along with the land area Collier County also has 307 square miles of water to give Collier County a total size of 2,305 square miles. The most highly developed areas within the county are west of Interstate 75 and along the coastline of the 17 Packet Pg. 1223 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Gulf of Mexico. Development becomes increasingly sparse the more easterly the location in the county; and these easterly areas of the county contain a considerable amount of preserved land. There are three incorporated cities within the county; namely City of Naples, City of Marco Island, and Everglades City. The county is famous for its subtropical climate with average high temperatures ranging from 780 Fahrenheit in January to 920 Fahrenheit in August. The average annual precipitation for the county is 56 inches. This area is also subject to tropical storms and hurricanes. The hurricane season runs from June through November. ECONOMIC -FINANCIAL FACTORS There are numerous economic factors that impact the supply and demand for all types of real estate and housing in any given area. These factors will be considered and discussed in the following paragraphs. Although these factors are considered individually, they do not act as independent agents in the marketplace. They interact and effect, one another. Therefore, the economic -financial factors considered, should be considered in totality, as a part of the economic framework. Population: Collier County has 375,752 people living there according to recent 2020 Census data, making Collier County Florida's 17 th Most populous county. Collier County had a population of 321,520 in 2010 and they have experienced a 54,232 person increase over 10 years or 16.9% growth. Additional population estimates reflect population projections from 2020 to the year 2045 and compare the three coastal counties in the southwest Florida area. The counties include; Charlotte, Collier and Lee. The population estimate for the year 2020 for Collier County was 387,000, coming in higher than the actual number. However, Collier County's population is predicted to increase to around 517,000 in year 2045. This would represent a 1.064% per year or 26.6% increase in population over the entire period. 18 Packet Pg. 1224 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES ChartAl; U110untimpe tetwilL991IL02045 Wohmin �d PriqQdDd PDguivilan. Cka'101W. cojll�. WHdL" C��k% I.ex Histanc Peoi&[E-ld lim 'TW'l LnR CoNar Demographics within Collier County are predominately White at 89.3%, followed by Black or African American at 7.3%, Asian at 1.6%, American Indian and Alaska Native at 0.5%, Native Hawaiian and Other Pacific Islander at 0. 1 % and then two or more races filling out the remaining 1.2%. 0 M?19-otre "UPI a 85 A ul &73% 0 hnnerkan Indian andAlula Naive abie, percanL mi( On oAnanalene,prx-iT. 6; 1.61k NaYE, Hawaon and (AwrPadc *Ianderaore pwowd 0.11i Two or Mcre R3cs:. W.isrr 8 1.23i 0 Himqr cr Lairo percqm 28.0t 0 Whrie alore nol Hi-paric Dr Lab9a. per:ert �2.2�.t Tourism: Tourism is important business for Naples, Marco Island and the Everglades. As the leading employer and the primary economic engine for the region, the tourism industry is responsible for over 34,400 jobs in Collier County in 2020. Just under 1.5 million visitors in 2020 spent over $1 billion dollars, resulting in a total economic impact of over $1.5 billion dollars to Collier County. Collier County enacts a 5% tax on all hotel, campground and vacation rental stays of less than six months. The distribution of tourist development tax dollars is set according to Collier County ordinance. The funds are dispersed as follows; beach related projects with 42.56% of the total Tourist Tax, tourism promotion with 47.85%, and museums with 9.59. Of the 42.56% for beach related projects, 3.58% is allocated for beach park facilities and the remaining 39.98% is used for nourishment, pass & inlet management. Of the 47.85% for tourism promotion, 33.57% is 19 I Packet Pg. 1225 1 spent over $1 billion dollars, resulting in a total economic impact of over $1.5 billion dollars to Collier County. Collier County enacts a 5% tax on all hotel, campground and vacation rental stays of less than six months. The distribution of tourist development tax dollars is set according to Collier County ordinance. The funds are dispersed as follows; beach related projects with 42.56% of the total Tourist Tax, tourism promotion with 47.85%, and museums with 9.59. Of the 42.56% for beach related projects, 3.58% is allocated for beach park facilities and the remaining 39.98% is used for nourishment, pass & inlet management. Of the 47.85% for tourism promotion, 33.57% is 19 I Packet Pg. 1225 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES used for destination promotion and administration and the remaining 14.28% is used for amateur sports complex/debt. Lastly, of the 9.59% allocated for museums, 7.68% is used for county museum operations, and the remaining 1.91 % is used for non -county museum grants. New Development: A relatively new town is developing in the eastern part of Collier County known as Ave Maria. The town is located on what was once largely agricultural land is centered around Ave Maria University, the country's newest Catholic University. The university opened its doors in 2007 and currently has about 1,120 students, including 35 in graduate programs. The school has plans to keep growing and ultimately incorporate around 5,500 more undergraduate and graduate students. The town is designed to be a compact, walk -able, self-sustaining town that reflects the community's rural roots while offering a full range of residential options and commercial services to its residents. The Ave Maria community totals about 5,000 acres, of which nearly 20% has designated as the University Campus. A Town Core anchored by the landmark oratory that also incorporates retail, commercial, and residential living space, provides a central connection between the town and the university. Business is expanding in Collier County as evidenced by a surgical device company that recently opened its doors on a site near Ave Maria University in the form of a $25 million manufacturing plant. This construction brought 500 construction jobs to the area and currently employs around 350 workers, with more being added all the time. Ave Maria has experienced a sever mosquito problem and as a result they have been sprayed more than 30 times by very safe pesticides in 2015 making it the most sprayed area in southwest Florida. A new town has also been proposed in Eastern Collier County. Collier Enterprises got the Rivergrass project through the Collier County Commission on January 28 th , allowing them to begin planning to develop a 1,000-acre township in Eastern Collier County. The plans were stalled as the project's impact on approximately 700 acres of primary panther habitat is being heavily opposed by wildlife organizations such as the Conservancy of Southwest Florida, among many others. However, a recent 2021 court ruling rejected the Conservancy groups' challenge to the development of Rivergrass. Furthermore, Collier County commissioners voted to approve Collier Enterprises project plans for two additional villages and a town hub in Eastern Collier County called Longwater, Bellmar, and Town of Big Cypress. These two additional villages along with Rivergrass will encompass over 12,000 acres with the neighboring Town of Big Cypress, most of which will be for environmental preservation. Each of the villages will be 1,000 acres, with the Town of big Cypress acting as an anchor for all three. See site plan below for reference. 20 Packet Pg. 1226 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Employment & Income: The most recently reported median household income for Collier County is at $69,653. Collier County's unemployment rate rose from 3.1 percent in December 2019 to 5.2 percent in November 2020 and to 5.1 percent in December 2020. The overall trend of unemployment has been trending downward. From January 2010 until March 2020, Collier County had experienced downward trends in unemployment getting as low as almost 3%. Then in April 2020, the effects of COVID-1 9 caused unemployment jumped to 13.4% from 4% the month prior. Unemployment continued to hang around 10% for the following months. The most recent data from 2021 shows that the unemployment rate has leveled back out around 4% and has stayed consistent month to month. See the table below. Back may June My AU9 Sept[- Ga Data Series Data 2021 2021 2021 2021 2021 1 2021_ Labor force Data CiVilian Labor ForceLl) 1M.2 135.7 185.4 185.9 184.5 U� 190. 5 Employment(l) 1813 177.0 177,2 178A 17M (LP) 184.1 luneff"MoyrnentW TO -3.7 8.2 73 6.6 06.4 Unemployrnent RateW 3.7 4. 7 4.4 4.2 3.6 T) a.4 Collier County's largest employment concentrations continue to be in industries that are fueled by population growth. The Real Estate and Rental and Leasing Industry leads the pack with 25,516 industry jobs. Retail trade is in second with 24,064. Healthcare and Social Assistance is just behind with 23,491. The rest of the top ten, in descending order are as follows: 21,926 / 20,269 16,708 / 15,776 / 14,328 / 13,752 / 13,734. 21 Packet Pg. 1227 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Bellow is a brchakdown of th e larq esA ind u stri es in Col I ler Co u nty- Real Estate and Rerrtal and u0sing Retail Yrade Health CaFe arkd Social &-5-.5i*1anpu C4�-nskrurtian AccA3-mrnoclatlon and Food Spr�� C)thfw ',Rrvkm-; �ONCMF31 R1 lHiC. Admirkistrationj Administrative and Support an... 1-inanco and Insurance 0�nment Pru(Qb:,:iL3riml,S,L-ic4riLiFit:,mii4I �. 1�,chnlcal Sorvlims lr'idLMbfy 1ME: 14.3 2 B Major employers in Collier County include NCH Healthcare System with 7,017 employees, Collier County School District with 5,604 employees, and Collier County Local Government with 5,119 employees. As the Collier County population matures, employment in the healthcare industry will continue to make up a larger part of overall employment. Collier's top employers are listed below. Rank Company Name Employment I NCH Healthcare Sys:tem** 7,017 2 Collier County School District 5,604 3 Collier County Local Government* 5,119 4 Publix Super Market 3,083 5 Arthrex, Inc.** 2,500 6 Walmart IA80 7 Rltz Carllon-Naples 1,450 B City of Naples 1,1 6g 9 Physicians Regional 950 10 Mooring Park 888 Taxes: Florida is one of the few remaining states without a personal income tax. The absence of personal income taxes draws many people to Florida. Businesses enjoy additional incentive of low corporate income taxes. The Florida's tax rate of 6% is one of the lowest in the U.S. and far below the 12% levied by some states. The largest share of households in Collier County pay $3,000+ in property taxes. I Packet Pg. 1228 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES The Florida statutes provide for the annual assessment and collection of property taxes on real and personal property. Property taxes are assessed and collected at the county level as revenue for counties, municipalities, school districts and special taxing districts. The tax rate is set by the taxing authority. One mill is equal to $1 per $1,000 of property value. The total just value for all real estate property types in Collier County for 2021 was $131,681,280,421. Prices: A price index is a tool that simplifies the measurement of price movements in a numerical series. Movements are measured with respect to the base period, when the index is set to 100. The current cost of living index in Collier County is 113.4 meaning that generally speaking the cost of living is more expensive in Collier County than the average cost of living throughout the United States. Furthermore, Groceries are at 107.7, Housing is at 143 which is high, but down from 175 in December of 2016, and Health is at 101 and below you can see the rest of the table and how it compares to the United States. 0 lerall 113.4 1028 110 Groce 107.7 1028 100 Health 101 98 100 Hcusing 143 1026 100 Median Home Cost $330.600 $237,100 $231,20D Utilities 98.6 1013 100 T,-12."ti.n 88.6 1126 100 M scellaneous 108.3 96.9 100 Banking/interest Rates/Financing: As of January 2021, the prime rate was reported at 3.25 %. Approximately one year ago the prime rate was 3.25%. The federal discount rate is most recently reported to be .25%; a year ago was also .25%. The federal funds rate is .25 %, while a year ago was also .25% Currently the benchmark rate for a 30 year fixed loan is 3.31 %, a 15 year fixed loan is 2.53%, and a five-year/one-year adjustable arm rate at 2.43%. 23 Packet Pg. 1229 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES PrIme rate, federal funds rate. COF 1 1.1— - VdSJ P,� Rift* THS.AWK .325 %0owni AGO VW" �25 AGO 32S F*dW MWOnt PA40 0 25 0 25 0.25 red rwws R44* (4:%Wr*-t 4W5W,44* 040-=) 025 025 026 Tkh ONOCt CADU 09 FUMN 023 023 010 Financing both commercial and residential properties became difficult during the downturn in the economy. Financing for vacant land is the most difficult. Vacant land is currently being purchased by investors with cash and expectation of longer holding periods. Generally financing of improved properties requires loans of 60%-75% of commercial properties and 90%-95% financing available for residential properties. Real Estate and Housing: Collier County was spared from the national economic downturn (2007-2009). Collier County experienced a significant increase in residential and commercial property values from 2004 through 2006. Several news publications rated Naples as the most over -valued area of the country with respect to residential housing values. The decline in residential property values began in 2006. Inventory levels began to rise as investors and owners positioned themselves to sell at a significant profit. However, buyers were reluctant to purchase any property with a sense that the economy as a whole was headed for trouble. Many investors were not able to meet their carrying costs and properties went into foreclosure. Southwest Florida became the epicenter for residential property foreclosures with communities such as Golden Gate at the forefront of the crisis in Collier County. Residential construction projects in various stages of development were stopped as housing inventories continued to rise and prices began to fall significantly. Southwest Florida thrived on the residential construction industry; and with no homes to build, this industry was quickly decimated. Contractors that supplied this industry typically ran their businesses from various industrial locations in Collier and Lee Counties. This type of property was the first commercial property to be adversely affected with retail and office properties following. There are 24+/- industrial parks and parks of commerce located throughout Collier County. Each park is proximate to Interstate-75 for connection to major air transportation and water ports. Collier County's zoning allows the flexibility of properties of 19 acres or more to be zoned as Research and Technology Parks, which are based on commerce parks and offer advanced infrastructure to attract technology based businesses. 24 I Packet Pg. 1230 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Single family permits are an indicator of health in an economy of a given area. Below is a chart showing single family permits monthly averages from 2011 to 2021. In the bottom of the recession in 2009 Collier County fell below 50 permits per month. In Collier County, 330 permits were issued in October 2021 a decrease of 22 permits (6 percent) from October 2020, but up 112 permits (51 percent) from September 2021 (see Chart 15). Single family permits identify houses under construction and therefore reflect jobs in the construction industry. Lirkart JUm NlUgIC- PanUly JI5HI1dITkg rLIM11 IS rG1'L0IJ1-e11'L0HI" SlrkgJe Family Perrialu Issued - Col Iler County SH 20 1.202D Marff 13 MinntM DamarifiTr*md 4M 400 AIR �-qn 4--P 2H 151D IN - N 0 ER29RR��M S C.N. Collier County single-family home sales registered 475 units in October 2021, a decrease of 192 units (29 percent) compared to October 2020. The median price in Collier County rose substantially by $90 thousand from $560,000 in October 2020 to $650,000 in October 2021 (see Chart 18). t,r&Fkrt -M! M-15MIZ !h1rkVIP--F9M11V "We. NHWS WT- LoPliertuorktV 00111arCftmy Exialino SINN FwAy Frone Salea by Rulbuls nw - 57W goo - $A0 32 fAX M goo COO M no z Hnmrn Snirl go C Callier Me"n S36 pfi2e- Humns !�dd TrqnrJh.w 100 Bak RiLt Tiemelline . . . . . .4 ' Su ,n p 2 R R .5a R 2 R 51 R R F R - - - - - - Sc..cL PaiM fi&A�0 e4aoks lvmkakMw�D W;a4 FkMa wdA 25 I Packet Pg. 1231 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Transportation: The infrastructure of the county continues to see improvements. Interstate 75 has been widened to six lanes from Fort Myers to Golden Gate Parkway in Naples. The County recently widened several major corridors such as Immokalee Road, Collier Boulevard, Rattlesnake Hammock Road and Goodlette-Frank Road. East Naples was not overlooked, with road widening projects along Collier Boulevard, Santa Barbara Boulevard and Radio Road. Major north south roads are: US 41, Interstate 75, Airport Pulling Road and Livingston Parkway. The Collier County Government has worked diligently to develop an efficient road system that will accommodate future growth; and it is likely to continue to develop the necessary road infrastructure in the years to come. Southwest Florida International Airport (RSW) in Fort Myers, Florida satisfies the passenger traffic needs for the fast growing population of Southwest Florida. RSW is the eighth fastest growing airport in the nation, servicing more than 8 million passengers a year. More than two dozen commercial airlines currently serve Southwest Florida Regional Airport with non-stop service to more than 27 domestic and two international destinations. The Southwest Florida International Airport also maintains customs clearing facilities for international cargo. RSW is located off Interstate-75 in South Lee County, an approximate 30-minute drive from most areas of Naples. In 2005 the airport was completely updated and expanded to meet the growing demand of area businesses and visitors. The $386 million ultra -modern complex includes a two-story terminal with 28 aircraft gates along three concourses, a new taxiway, and new parking options that includes a three-story parking structure. The facility will allow for incremental expansion up to 65 gates. Construction was recently completed on a direct access connection between 1-75 and the airport. 26 Packet Pg. 1232 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Chart 1: SW Florida International Passenger Activity SW IF Wrid a Internatiorta I Airport (1111 SW) Pastenger AcOvity 1 400 - 2019 Q 2020 1.000 2016 goo - 600 400 - no 0 An Feo Mar Apf May Jun Jul Aug Sep W Nov Dee S-Ourr-p Loc.@1Ai1p0r1Au1h0ra:t-- Total passenger activity for the Southwest Florida International Airport exceeded 1,100,000 in January 2020, before taking a historically steep plummet between February and April, where it bottomed out at less than 100,000 passengers. As we have noted in previous reports, the COVI D- 19 pandernic was keeping both Floridians and non -Floridians at home, however, recent trends from 2021 show that passenger activity has generally returned to pre-COVID-119 conditions. Passenger traffic at RSW was 769,524 in October 2021, up 40 percent from September 2021 and 84 percent greater than October 2020 (see Chart 1). Total passenger traffic for the three airports (Fort Myers International-RSW, Sarasota Bradenton International, and Punta Gorda) amounted to 1, 176,262 in October 2021, up 45 percent from September 2021 and up 86 percent over October 2020. All three airports saw an increase in activity from the prior month and the region continues to improve from the dip in passenger activity experienced in April 2020. The Naples Municipal Airport is a fully certificated air carrier airport. The airport also provides FBO services for general aviation including fueling and catering. It is the home to charter airlines, 27 Packet Pg. 1233 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES aircraft maintenance facilities, a restaurant, fire/rescue services, mosquito control, car rental agencies, the Collier County Sheriff's Aviation Unit, flight schools, the Humane Society, and over 40 additional aviation and non -aviation businesses. The airport encompasses approximately 732 acres of land, approximately two miles northeast of Old Naples with convenient access to major roads and Interstate-75. POLITICAL -GOVERNMENTAL FACTORS The county government is headed by a Board of Commissioners. There are five commissioners, each assigned to a specific geographical area within the county. A County Manager coordinates most of the departments including county services, public services, community development/environ mental services, utilities and transportation. The county is currently experiencing a decline in revenues which will result in future capital improvement plans being significantly cut back. Additionally, operating expenses are under increasing pressures due to legislative mandates from the state, escalating costs of property insurance and health benefits, and the overall economic downturn. Collier County has experienced an increase of 21.44% in budget between FY 2020 and FY 2021 The FY 2021 total net county budget is now $1,552,343,300. keNflum PrQpmly Tawg Gm & Sam Tax wcaOpbon h*asmP%ra SnL-9 7w Pem-�%. F-an 6 Aswiwmenti W&DwalmmAW S9rvDeC_h&ges Impno Fogt htemsiiNkEt L03an PrDDH& C�wry Fqrawd VdEff0k! 7rensgem �dm fi% R6qm�q by Lxw T�Aw Gror�s Cowyt� BuW - Reveinues LAN InwFund Trembffm 70up met counly ampt C ol I ier County FY 2MO Sudgel Su mimary Py long MUM FY 19;20 FT Iva AdViod awfirft Expanded 1raLd %Ckww 3%.3N__M 30.7030 0 3M.744-100 S.S2% OAAMOM 0 M.Dmfflw 111% M iffibw 0 msr"6w NA to.W.IGG 6.105-100 0 W-IM100 11.13%) 16177519co I7A*VM 0 17.U50W 1 AIA 250.W.WO 273,143AM 0 ZM143AW S12% 40.&WDOO 4U.12L= 0 W39.00G SAM 25.M3.M6 28.1154AW la 23.16MDO V.43,A) 0 I."-= 0 1.0mim WA aftm" 52512103ce R 7.10D M.75S.700 35 4^ IW.M�_Gw 103.419JED .9 J3-EM%) 4W-521-" 12.U% 15.70% 9.691.Ean MH.9M 3W 17.6m 9,031.KM d1.26B6,100 94s% 28 Packet Pg. 1234 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Education: The Collier County public school system currently contains a total of 62 schools with 48,000 students and 3,165 teachers. Collier County averages 3,200 graduates per year. The below chart shows more detail with regards to the public -school system. 2.300 qw&,10�7� L Collier County is home to several colleges and universities. As mentioned, 62 Ave Maria University is a #004 LOWIN KOM vA 0 T newly established Catholic University offering liberal arts- W6 . M oriented baccalaureate degrees as well as some graduate degree programs. The county is also home to branch campuses of Florida Southwestern State College and Florida Gulf Coast University. Collier County has a high level of education attainment compared to other counties in Florida. Collier County has 36.4% of their people attain a bachelor's degree or higher compared to 29.9% in Florida and 32.1 % in the United States. Only 11. 1 % of those within Collier County have less than a high school education. Rgum DI C-5111 'a P CD"Wr FL Ed ueatkam AttainmQfht 13y LOW01 CoMpaflGa it (Agffi 15 +) 4 P hoschc-31-ip = Lt= tn2tn Hgh -Gubm W Higr � �-icc cr GED Sorm mllcge or Assm�:rms Degre!: S_ChQlars DuGrQ� or t- qHar 100% 0 = E 0 0 L 50% nw, ce CPO co" 0 odfli Ve COO 70 000 010 cdo. :�e Vd,111 oeol vio� oe C1111 0 _1� 00,� 29 Packet Pg. 1235 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES SOCIOLOGICAL FACTORS Recreation: Collier County offers a vast variety of natural and historical attractions. Places to visit include the 52-acre Naples Zoo, Collier County Museum, Big Cypress National Preserve, Museum of the Everglades, Naples Botanical Gardens and many other reserves, museums, zoos, etc. Healthcare: Within Collier County there is the Naples Community Hospital, North Collier Hospital, Regional Heart Institute, NCH Wellness Centers and other various clinics. Being the largest county in Florida with a total area of 2,305 square miles, its medical facilities manage to cover it all. Helicopter usage cuts critical minutes from transport time. 8-3-.584.6% of those within Collier County have health insurance compared to 86-.587.2% throughout Florida and 9"91.2% throughout the United States. The highest percentage of those without healthcare coverage is from people making $25,000 and less at 2-5-.622.5%. F4� I- PeroM �f R �WL&IebMh 3�ur�e roy 14bw Cm rky Ew"ed Cu. Ary LeuCmrdy 10% Ekan 5% chw" Gixi DAW em" undar V& 4 I?Bw SUMMARY Collier County is located along the west coast of Florida along the Gulf of Mexico. The climate is sub -tropical with mild winters that allow for year-round enjoyment of the many attractions this area offers. Collier County is a desirable destination for residents and non-residents alike. In spite of the many positives, portions of Collier County were greatly affected by the past housing debacle which resulted in a significant number of residential foreclosures, trends have been positive in most recent years though. While the current "improving" economic climate will keep commercial and residential development at bay in the short term, the availability of commercial vacant land, the county's numerous natural attractions, and the anticipated future population growth will bode well for this area over the long term. 30 I Packet Pg. 1236 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Collier County is considered to be a wonderful place to live. There are tremendous opportunities as far as employment is concerned in many different industries. The diversity of job opportunities spans a significant range from low income persons to jobs of very high -income people as well. There are tremendous recreational facilities with numerous golf course, beaches and recreational parks, not to mention the significant amount of land that is federally held in conservation in the eastern portions of the county. The public -school system is good and provides for a well-rounded public education for the students that reside within the county. 31 Packet Pg. 1237 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES LOCATION MAP MARKET AREA MAP Aqrlcuftrul LNa A!jr1cultural U�e 41— ki "ppwFlan,h Frriorm —�41 mi4l li—idec)dal ir CiL . mmw� 34—ri-1-1 a <1 jr n.- 32 E 0 45 m 0 0 -6 0 m it 0 Ln m Ln Cm 0 CL 0 CL 0 z r_ 0 E m I Packet Pg. 1238 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Market Area Description: "The geographic or locational delineation of the market for a specific category of real estate, i.e., the area in which alternative, similar properties effectively compete with the subject property in the minds of probable, potential purchasers and users." Please note the market area map above which defines the subject market. Boundaries: Northern State Road 82 Eastern State Road 29 Southern Oil Well Road Western Collier County/Lee County Line and Immokalee Road (CR 846) Life Stage: "Because market areas are perceived, organized, constructed, and used by people, each has a dynamic quality. Appraisers describe this quality as a market area's life cycle. The complimentary land uses that make up neighborhoods and homogeneous land uses within districts typically evolve through four stages: 1. Growth — a period during which the market area gains public favor and acceptance 2. Stability — a period of equilibrium without marked gains or losses 3. Decline — a period of diminishing demand 4. Revitalization — a period of renewal, redevelopment, modernization and increasing demand' It is our opinion the subject property is currently in its stability stage. This is due to the fact there has been little new construction or development in the immediate vicinity of the subject caused by the high percentage of wetlands for sites in the immediate vicinity of the subject and restricted access to the subject area. Public Transportation: Public transportation is provided by Collier County. Mai ntenance/Cond ition: Varying levels of maintenance are evident throughout the subject market area. These conditions range from relatively new to fair. Property Compatibility: The area contains a variety of residential, commercial, mobile home and agricultural uses. Appeal/Appearance: The market area has general average appeal. Depending on the specific immediate neighborhood, appearances range from newer construction to older homes and older mobile homes on small sites. Neighborhood Access: The primary north -south traffic arterial in the vicinity of the subject is State Road 29. The primary east/west access to the area is gained from Oil Well Road also known as County Road 858, Immokalee Road (County Road 846) and State Road 82. The primary access to the immediate vicinity of the subject is provided by Trafford Road which is a secondary road running in an easterly and westerly direction. Actual access to the subject property is by means of an access easement which is privately maintained and gated. 33 I Packet Pg. 1239 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Development Trend: There has been little new development in the immediate vicinity of the subject. However, to the east of the subject there are areas of new single family residential development as well as multi -family development. These areas also contain older single family homes as well as older mobile homes on small lots. Commercial needs are typically met by commercial development along State Road 29 and the downtown Immokalee Business District. Ave Maria, a large community is located on Oil Well Road west of Camp Keais Road in the southeasterly portion of the market area. This project opened in the summer of 2007 and is being built in conjunction with a major university. It was designed to be a true hometown offering, a full range of housing, recreational, retail, cultural and educational opportunities. Ave Maria University is the first major Catholic University built in the United States in more than 40 years. It will ultimately offer a full curriculum of traditional liberal arts, science and engineering programs. Overall, development in the overall market area as defined is continued to be good and is expected that both residential and commercial utilization will increase in the short to medium range future. Vacant agricultural land price range: Vacant agricultural land typically ranges from $7,000 to $15,000 Financing: Most probable sources: Commercial Banks Typical Loan to Value Rate: 65% to 80% Interest Rates: 4.0% to 8.5% Supply of Vacant Tracts: Vacant land is available throughout the market area. Demand for Vacant agricultural land: The demand for vacant land similar to the subject is strong based on the current economy and demand for new construction. Neighboring Property Uses: Marina, single family residential use, mobile home use, agricultural use and commercial utilization. Allowable Uses in the District: Agricultural, recreational and estate residential. Legal Description: The analyst was not provided with a legal description nor survey for the subject property. We were provided with folio numbers and an aerial view of the area with the subject property located on that aerial. The analyst utilized the preceding information to research and locate the last sales transactions impacting each of the three properties. From the deeds for these transactions we abstracted the legal descriptions for each of the three sites 34 I Packet Pg. 1240 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES The subject property is legally described as follows: All of spft�bn 34, JLyinq West and 14orth of Laka Trafford, T-ownuUP. 4 6 South d Ranqu 211 Eaotp le4p and except the 9.,()o t� of said Soetkon a4, BIRO lei3a that PrlvertY South 401L.0.�LA�a 5-r County, k1oxi dasr1ribea _ 1072, Pago 112, p&lj- Rtcords Df Collie Thiis pxc�ar-�-V vacant and has npver aaau-med the character Of hMOS teil ; 4. FWAI 0 1 W, neginn�ng at a point 9E[G.00 feet Sputh of the NarthwosL Qorndy of Section 34, %knwxkahip 46 Sodtb, Vangla 28 �:asto CollieV C-ounty, F�-uridaj said point being on the west line pf said Se-otionj thence South 760.74 feet along 6a,d S ectlo" line; thence North S8950,10,, East GGo.00 feet to the centey line of a ruadway; t�hapce Northarly 747.75 foat. along said roadway; thqftce North 69m57'50" WcGt &H-00 fe---t to the Pvint QK Beg'r'n'n9' 'rke Eg5tarly 30.00 feet reserved for a rc�advay easement. Subject tO Oa-9e- mants of record. ana CgmManci-ng at t I i6a NorthWEst oorner of 6ection 34, TOWMhiP 46 Sguth, Ranqt! 2a ERwC', /01liex CnUhty, Floxida , run South 990. GO fe2t d1uncl t:he WP-5t line gf thenge South 8905V50" EaSt �i6O�OG teet to ttln said point beinq an the Ventexiine Of a roadwaY! 116iftt of seginn4nq 1J. - ; hancg-' thimpe Mortherly.34-17 feat alOng taid roadway tO E Pcint Of uklrvO t 202.05 feet allOng tVe I Jkra of a carvep radius 206.00 feet; chard baaring Nortb 2amU5 n&dt J94.04 feet tv the point of tangency; thence North thW�_ id roadway; _e$9�157LSOM East -q(3611,45, east 159.4.7 -feet alang 5a 157, �0,r 402,00 -faftb, theftuel',solyt-AErly 140,74 fact; thence �;Outh B9w 3990.QO feet More Of Je5 to tho ra:9L line cf said SectiDn 34; thence southex�y 200.Do feet. are-ox 1CISS alqng the Ep4t lina of aa�d Section C'V4t thence Southwaatarly alonq the shore of to the aborn of La)ce Trdq-c' Lake Tzafford to thP- �Pters��Jm of a line parallel with. the 9outh line of said Section 34 AM 34 ro" Weet Nnrth oi Said SoUth line; thCRO8 South ga450,10,, 14cotL 260.00 ,f. �tnora or �ess tO a L:Mint; Said POint being 3419.00 feet Nor QUth line and 3210.00 feet Mst Of thence MorthaTly 60D.00 feet; thence th "I'A the WQ�it lins of gaid. SlItil sotth 8905a�100 Wast 255D.fl0 fvt. 't� tha ocnt4;�Klifts 01 a zoaawayp thance lJort-herly 747.75 ftet 41CVL9 "�A4� roadway to tile Point of BEgin- ninq� 1rha weoterly 30-00 �eEt ut.-t R'.'Parceo. vublact to a raadway easeMent. Sk1k)jeqL to 4�iasementg 6fT t;p� . d' AND Beginni,ng at; -j�pointa�660.00 feet South of the tbTthWest cOrner Qf SactiOn .34, Tgm-mhip 46 Gouth,,A." 29 Bpzt, CDiiiae o5wmy, Florida,.said paint being 4�tn thn 1-h2st ]Line ofr'�F, Sectionj theMM S�Mth 330,00 feeL along " WE�t ILICJ the=e Scuth W57150" t 660 00 feet Farallel. with the North line of amid Section to t" C%Wtel.r.lFof a ��dwayj thence M.xtherly 70.17 feet -lonq 94d f '� penterlime to a po;Ult i f gurve; thenae 202.0� feet along thdi Arc of a Cunmpr R%dius 206.00 bBp-t; c" Narth 28'05'5311 East 194.04 fee� w tj3e R:�Int P- of twx 'y; theme Mr MgV r�a5k- 159.47 fee� along said centarlirdD of PErW c�t 8 04. M feet tu the Point of Doghming. a roN&ay; thaTK�e North ft'5 1�0'1 We Tho ZmLezly 30.00 fcat ai6V. q4,v..tarJy bonAdary ix3tmxift the Nnrtheatt oxym2m aW i:� Southsarst corwr ofXyE ' cl rp.E=ved for a rcadway ear -avant. YOKL SMbJ*Ct to Ek Declaxati) kgi.iwsr., dat-� Gcr� S, 198a, recutdad ;In O,R. Dxk 1046, Bw4ctg aU-391, of col2ier 3=ty, Florida, and subjept to prior res=atirms of *�Y,:-gag and Minemls ar- Glowk in a CanvcYanc�a d&tL,d Wvayber 14, 1-�Tj, raQmdud'in qwi.\Bcdk 718., 'P&Ws pexxdu of Calliar Munty, Plurida. z Subject fnrLlnez bD any othax easereAnts, and rew"atio� Of —.0-7d, and to taxas fiar the curriant ye&r. 35 Packet Pg. 1241 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Owner of Record: According to information obtained from the Collier County Property Appraiser's office the owner of record for the subject properties are identified as follows: Jim Howard Moody W. L. Crawford 1501 Sixth Avenue, Unit C Immokalee, Florida 34142 Assessed Value and Taxes: According to information obtained from the Collier County Tax Collector's office the subject property is identified by three parcel identification numbers. They are as follows: 00053440002, 00053805003 and 00053813008. These three properties have a total assessed value for the 2021 tax roll year of $28,848 which is also the cap assessed value and taxable value. Ad valorem taxes amount to $389.65 with there not being any non -ad valorem assessments. Therefore, the total tax liability for the 2021 tax roll year is $389.65. We invite your attention to the following assessed value and tax summary chart which provides the market assessed value, cap assessed value, taxable value, millage rate, ad valorem taxes, non -ad valorem assessments and tax liability for the subject property for the tax roll years 2017 through 2021. 36 Packet Pg. 1242 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Assessed Value and Tax Summary Parcel Number: 00053440002 Market Cap Tax Liability Total Year Assessed Value Assessed Value Taxable Value Millage Rate Ad Valorem Non -Ad Valorem Tax Liability 2021 $13,153 $13,153 $13,153 13.5079 $177.67 $0.00 $177.67 2020 $13,153 $13,153 $13,153 13.3924 $176.15 $0.00 $176.15 2019 $13,153 $13,153 $13,153 13.4684 $177.15 $0.00 $177.15 2018 $13,153 $13,153 $13,153 13.4426 $176.81 $0.00 $176.81 2017 $13,153 $13,153 $13,153 13.5262 $177.91 $0.00 $177.91 Parcel Number: 00053805003 Market Cap Tax Liability Total Year Assessed Value Assessed Value Taxable Value Millage Rate Ad Valorem Non -Ad Valorem Tax Liability 2021 $3,522 $3,522 $3,522 13.5037 $47.56 $0.00 $47.56 2020 $3,522 $3,522 $3,522 13.3930 $47.17 $0.00 $47.17 2019 $3,522 $3,522 $3,522 13.3816 $47.13 $0.00 $47.13 2018 $3,522 $3,522 $3,522 13.4441 $47.35 $0.00 $47.35 2017 $3,522 $3,522 $3,522 13.5264 $47.64 $0.00 $47.64 Parcel Number: 00053813008 Market Cap Tax Liability Tota I Year Assessed Value Assessed Value Taxable Value Millage Rate Ad Valorem Non -Ad Valorem Tax Liability 2021 $12,173 $12,173 $12,173 13.5069 $164.42 $0.00 $164.42 2020 $12,173 $12,173 $12,173 13.3911 $163.01 $0.00 $163.01 2019 $12,173 $12,173 $12,173 13.4675 $163.94 $0.00 $163.94 2018 $12,173 $12,173 $12,173 13.4437 $163.65 $0.00 $163.65 2017 $12,173 $12,173 $12,173 13.5275 $164.67 $0.00 $164.67 Total for All Parcels Market Cap Tax Liability Tota I Year Assessed Value Assessed Value Taxable Value Millage Rate Ad Valorem Non -Ad Valorem Tax Liability 2021 $28,848 $28,848 $28,848 13.5070 $389.65 $0.00 $389.65 2020 $28,848 $28,848 $28,848 13.3919 $386.33 $0.00 $386.33 2019 $28,848 $28,848 $28,848 13.4574 $388.22 $0.00 $388.22 2018 $28,848 $28,848 $28,848 13.4432 $387.81 $0.00 $387.81 2017 $28,848 $28,848 $28,848 13.5268 $390.22 $0.00 $390.22 Only the Collier County Property Appraiser's office can assess properties for taxation purposes. The actual tax liability will be calculated utilizing the millage rate as set by the Collier County Commission and the City of Immokalee City Counsel and multiplying this by the assessed value for the property. Should the millage rate or assessment value change in the future, the tax liability will be different from that as reported herein. 37 I Packet Pg. 1243 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Delinquent Taxes: A review of information obtained from the Collier County Tax Collector's office indicates the larger parcel does not have delinquent or outstanding taxes applicable. Site Description: The subject property is a vacant unimproved site consisting of three parcels identified by the Collier County Property Appraiser's office. These three parcels provide a total land area of 59.79 acres. We invite your attention to the following aerial map and plat map which show the relative size, configuration and location of the subject property. This will be followed by general site information and data as well as information on the physical characteristics and economic factors that affect the site. Aerial Photograph 38 Packet Pg. 1244 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Plat Map 1H 1- UW General Site Information . ......... ..... .. n 4 M0 RIB 17 L Address: Trafford Oaks Road Immokalee, Florida 34142 Location: The subject property is located with frontage along both the easterly and westerly sides of a access easement which is currently paved. The site is located approximately 650 feet south of Trafford Oaks Road where it turns in a southerly direction. The property contains approximately 1,155 feet of frontage along this access easement. The access easement contains a paved road which is maintained by a Homeowner's Association with non - mandatory membership. Physical Characteristics of the Site Frontage: The subject property is estimated to contain approximately 1,155 feet of frontage along the easterly and westerly sides of a private access easement which is improved with a two lane asphalt roadway. Total Site Area: According to information provided by the client and calculations by the analyst the subject property contains a total of 59.79 acres, more or less. �h I Packet Pg. 1245 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Shape of Tract: Irregular Access: Access easement Corner Influence: The property is not situated at a corner location. Utilities to Site: Sewer: Septic tank Water: Well Electric: Lee County Electric Cooperative Phone: Century Link Police/Fire: City of Immokalee Easements: Typical utility easements appear to be present on the subject property. The property is bisected from the north to south at the easterly two thirds of the site by a 30 foot wide access easement which is currently improved with a two lane asphalt roadway. Owners Association: There is an owner's association known as the Trafford Oaks Owners Association. No documents have been filed for the association. Therefore, its not binding and membership is optional. The annual fee is $500 per person with the money used to maintain the paved road, easement and gated entry. Flood Designation: The subject property is located in Flood Zones AH and AE. The site is located on two separate flood zone maps. The first map is identified as 12021CO110H which was printed on May 16, 2012. The second flood map is identified as 12021CO120H with this panel also being printed on May 16, 2012. We invite your attention to a copy of the flood map which is below. 40 Packet Pg. 1246 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Topography/Drainage: The subject site is an irregularly shaped parcel which is fully covered with heavy ground cover. We were only able to inspect small portions of the northerly portion of the site and obtain additional information from the U.S. Fish Wildlife Service National Wetlands Inventory Map Program which provided information relative to wetlands issues concerning the subject property. A review of the map indicates that all of the site is in an area identified as being wetlands. A portion of the site is identified as being freshwater emergent wetland with the remaining portion of the property identified as freshwater forested/shrub wetland. In addition to this the analyst reviewed soil maps obtained from the National Resources Conservation Service Websoil Survey. Based on a review of the soil types for the subject property it appears that of the 59.79 acres there are approximately 15.40 acres could be considered as uplands with the remaining 44.39 acres being considered as wetlands. A wetlands determination was not made and it is the Analyst's recommendation that a wetlands determination be made so that the wetlands portion for the site may be appropriately identified. As stated previously the site is heavily wooded and the aerial analysis shows areas with standing water for extended periods of time. Soil Analysis: The analyst utilized information obtained from the National Resources Conservation Service Websoil Survey to analyze the soil types located on the subject site. This soil survey indicated that approximately 4.5 acres of the site consist of Riviera Limestone substratum -Copeland fine sand association, 0 to2% slopes. Approximately 10.9 acres of the site include Fort drum- Malabar, high association, 0 to 2% slopes. The third soil type contains approximately 43 acres of the site and the soil type located her is identified as Winder, Riviera, Limestone substratum and Chobey soils frequently ponded, 0 to 1 % slopes. Based on this analysis, it is our opinion that the subject site contains approximately 15.4 acres which could be identified as uplands and 44.39 acres which could be identified as wetlands. Once again, a wetlands determination should be made so that the amount of wetlands and uplands and their location could be accurately determined. Should a wetland determination be made for the subject property and reveal substantially different uplands and wetlands proportions, the value may be impacted. We invite your attention to this report where a copy of a soil survey map is located. Economic Factors Affecting the Site Supply of Vacant There is more than an adequate supply of vacant land in the immediate Tracts: vicinity of the subject as well as throughout the area of Immokalee for future development. Demand for Vacant Demand appears to be high for vacant tracts for properties of all types due Tracts: the strong economic conditions the area is currently experiencing. Neighboring Properties located in close proximity to the subject property include the Property Uses: Lake Trafford Marina, elementary school, mobile homes, single family homes, and commercial development along the primary traffic arterial of State Road 29. 41 I Packet Pg. 1247 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Land Use Plan Classification: According to information obtained from Collier County the subject site is currently identified as being in a future land use category identified as Agricultural/Rural Mixed Use District with a Rural Lands Stewardship Area Overlay. We invite your attention to the addenda where a copy of the Agricultural/Rural mixed use district is located. Zoning Designation: Based on a review of the Collier County land use map the subject property is identified in an area identified as being Rural Lands Stewardship Area Overlay The agricultural land use designation is for those areas that are remote from the existing development pattern, lack public utilities and services, are environmentally sensitive or are in agricultural production. Urbanization is not promoted; therefore, most allowable land uses are low intensity in an effort to maintain and promote the rural character of these lands. The following is a partial listing of those uses which are permitted within the agricultural/rural designation. Agricultural uses such as farming, ranching, forestry, bee keeping; residential uses in a maximum density of one dwelling unit per five gross acres, except for legal non -conforming loss of record; habitat preservation uses; parks; essential services; community facilities; communication and utilities; migrant labor housing; earth mining, oil extraction and related processing; asphalt plant as a conditional use; and commercial uses accessory to other permitted uses such as restaurant accessory to golf course or retail sales; commercial uses as principal uses provided within the rural subdistrict; industrial uses as provided within the rural industrial subdistrict; and travel trailer recreational parks. We invite your attention to the Collier County Comprehensive Land Use Plan Classification for a full explanation of the agricultural/rural designation: According to information obtained from Collier County the subject property is currently zoned A-MHO-RLSAO. The property is located within an area identified as being covered by the Rural Land Stewardship Area Overlay. This classification was established under the future land use plan for the county. Its objective is to create an incentive -based land use overlay system based on the principles of rural land stewardship found in Florida Statutes Section 163.3177 (111), including environmental preservation, agricultural preservation and smart growth development. It is the goal of the Rural Land Stewardship Area Overlay to address the long term needs of residents and property owner's within the Immokalee area steady boundary of the Collier County 42 Packet Pg. 1248 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES rural and agricultural area assessment by protecting agricultural activities, permitting premature conversion of agricultural land to non-agricultural uses, directing incompatible uses away from wetlands and habitat, enabling the conversion of rural land to other uses and appropriate locations, discouraging urban sprawl and encouraging development that implements creative land use planning techniques. The policies that implement this goal objective are set forth in groups relating to each aspect of the goal. Group One policies describe the structure and organization of the Collier County rural lands stewardship area overlay. Group Two policies relate to agricultural. Group Three policies relate to natural resource protection, and Group Four policies relate to conversation of land to other uses in economic diversification. Group Five are regulatory policies that ensure land that is not voluntary included in the overlay by its owners shall non the less meet the minimum requirements of the final order pertaining to natural resource protection. Participation within this program within the area as delineated is voluntary. The majority of the rules and regulations in this overlay area only impact the property once it is brought within the program through the application and approval process by the owner. The subject property is not being voluntarily included in this program. The owner of the property is seeking to sell the site to Collier County in fee simple ownership. Therefore, the majority of the rules and regulations contained within the Rural Land Stewardship Area Overlay do not apply to the subject property A second feature of the zoning affecting the property is it is located in an area designated as a Rural Agricultural District (A). It is the purpose and intent of the rural agricultural district to provide lands for agricultural, pastural, rural land uses by accommodating traditional agriculture, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. There is a wide range of uses permitted within the agricultural zoning classification. Some of these include single family dwellings, agricultural activities, wildlife management, conservation uses, oil and gas exploration, family care facilities, communication towers, essential services and schools. We invite your attention to the rural agricultural district zoning classification for a complete understanding of this zoning classification and the uses permitted herein. A final zoning classification impacting the subject property is a mobile home overlay. The mobile home overlay district is intended to apply to those agricultural areas where a mixture of housing 43 Packet Pg. 1249 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES types is found to be appropriate within the district. It is intended that mobile homes allowed under this section will be erected only in the rural agricultural district and only when the requirements and procedures of this section are met. We invite your attention to the mobile home overlay description contained within the Collier County zoning regulations for a more complete description and understanding of the mobile home overlay district. Aerial View of Subject Property Taken From The Collier County Property Appraiser's Website 44 Packet Pg. 1250 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs L; f or FZ. ro 45 View: Looking southerly along access easement and roadway; subject on left and right Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Looking southwesterly from access road at northern portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA I Packet Pg. 1251 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs View: Looking southeasterly from access easement at northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Looking northerly along access easement; northerly portion of site on right Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA 46 Packet Pg. 1252 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs lip 47 View: Looking northerly along access easement; northerly portion of site on left Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Looking northerly along access easement; subject property located on left and right Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA :a 0 0 2 0 (D 0 L) LO a) LO C4 0 CU .(n CU 0 z r- 0 0 L- cu E Packet Pg. 1253 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs 48 View: Manmade lake located on northerly portion of property Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Interior view of northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA 0 4- 0 0 2 0 0 (D 0 L) LO a) Ul) C4 0 CE 2 CU 2 0 z r- 0 L- cu E Packet Pg. 1254 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs 4V 49 Non View: Interior view of northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Interior view of northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA :a 0 0 2 (D 0 L) LO a) Ul) C4 0 CE T) 0 z r- 0 E Packet Pg. 1255 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs IT, Pk %dL- S:T -AID 51 j. so View: Building pad located on northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Interior view of northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA :a 0 0 2 0 (D 0 L) LO a) LO C4 0 CE T) 0 z r- 0 E I Packet Pg. 1256 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs 7,'w'.' I AA . zV 47. . 'Z;V"CPS::7 51 View: Interior view of northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Interior view of northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA �F 0 0 0 -6 .2 0 LO a) LO CNI 0 CL a) A CL U) 0 z r- 0 L) r- (I) E U 2 Packet Pg. 1257 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs View: Interior view of northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Interiorview of northerly portion of site Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA 52 Packet Pg. 1258 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs . A: A 53 View: Site from access easement Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Site from access easement Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA 0 0 0 .2 (D 0 L) LO a) Ul) C4 0 CE 2 CU 0 z r- 0 L- cu E Packet Pg. 1259 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs "T 54 View: Site from access easement Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Site from access easement Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA 0 0 2 0 0 (D 0 L) LO a) Ul) C4 0 CE T) 0 z r- 0 M E I Packet Pg. 1260 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs P. Y L Id Ar MK J7 55 View: Site from access easement Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Site from access easement Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA I Packet Pg. 1261 v is COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs 56 PA Je I 0 ?IN ." View: Site from access easement Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Looking northerly along access easement; southerly portion of site on right Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA 0 0 2 .2 0 L) LO a) LO C4 0 CE 2 CU 2 0 z r- 0 0 cu E Packet Pg. 1262 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Subject Property Photographs 57 View: Looking northerly along access easement; southerly portion of site on left Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA View: Looking northerly along access easement from southerly property line; subject property located on left and right Photograph date: March 24, 2022 Taken by: C. William Carlson, MAI, SRA :a 0 0 2 0 L) LO a) LO C4 0 CE 2 CU 2 0 z r- 0 L- cu E I Packet Pg. 1263 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES 115'ection 4 - Highest and Best Use Analysis *601%�_% The principal of highest and best use is defined as: "The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. " The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum profitability. 0 Permissible Use (Legal) - what uses are permitted by zoning and deed restrictions on the site in question? 0 Possible Use- to what uses is it physically possible to put the site in question? 0 Feasible Use-, which possible and permissible uses will produce any net return to the owner of the site? 0 Highest and best Use- among the feasible uses, which use will produce the highest net return or the highest present worth? Legally Permissible Uses: Factors that impact legally permissible uses for the subject property include such things as the comprehensive land use plan classification, zoning classification and rural land stewardship area overlay. In addition, physical characteristics such as uplands and wetlands also impact the developability and usability of the site. The site is located within Collier County's agricultural rural zoning classification and also falls within the mobile home overlay and the rural land stewardship area overlay. The agricultural zoning classification allows for a wide range of agriculturally related uses and agriculturally related uses. The mobile home overlay allows for mobile homes to be utilized within this area. The rural land stewardship area overlay severely impacts the utilization of lands within this classification. However, the major impact of this overlay falls on properties which have voluntarily been included in this process. To be included the owner of the property must make application and the site be accepted. The subject property is not a part of the rural land stewardship area overlay. Therefore, the majority of the impact of this overlay does not affect the subject property. It does however impact some of the potential uses to which the site may be put. Based on analysis of the comprehensive land use plan classification, zoning classification, deed restrictions and overlay areas impacting the subject property, the legally uses of the site would be 58 I Packet Pg. 1264 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES reduced to include rural estate utilization for residential purposes, agricultural group two uses and recreation Physically Possible Uses: The subject property is located along Trafford Oaks Road which enters the subject property as a private easement providing access for property owners in the area. It is currently a two lane roadway. The size of the site at 59.79 acres would not substantially impact the majority of uses which would be appropriate for the subject property in its location. The size and configuration of the site would include a number of potential uses. These uses would include residential use, residential development, agricultural utilization, recreation utilization as well as potential commercial or industrial use. These uses however are restricted based on this legally permissible use discussion which preceded this portion of the analysis. Economically and Financially Feasible Uses: Typically, the highest and best use is a process to eliminate potential uses and provide added support for those uses described previously as legally and physically possible. The market has been strong for agricultural properties in the general area as well as agricultural properties utilized for estate type settings and/or small to medium size ranchettes. The location of the property as well as its uplands/wetlands ratio would eliminate more intensive uses of the site. Therefore, it would appear that the economically and financially feasibly uses would include low density agricultural utilization, residential estate or ranchette use as well as the potential for recreational utilization. Maximally Productive Use: Maximum profitability is the legally permissible, physically possible and financially feasible use that results in the highest present value. Based on the discussion of the subject property in the preceding portions of this analysis, it is our opinion the most maximally productive use of the site would be for low density agricultural utilization, residential estate or ranchette and/or recreational use. Highest and Best Use as Improved: There are no improvements to be considered in the valuation of the subject property; therefore the inclusion of a discussion of the site as improved is not appropriate and will therefore not be utilized in the analysis. 59 Packet Pg. 1265 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Q,fto-d- .fion 5 - Valuation of the Subject VALUE ESTIMATE BY THE COST APPROACH Cost Approach is defined as: "A set of procedures through which a value indication is derived for the fee simple estate by estimating the current cost to construct a reproduction of (or replacement for) the existing structure, including an entrepreneurial incentive or profit; deducting depreciation from the total cost; and adding the estimated land value. Adjustments may then be made to the indicated value of the fee simple estate in the subject property to reflect the value of the property interest being appraised." The Cost Approach was not considered applicable in estimating the subject's market value as there are no improvements to be considered. VALUE ESTIMATE BY THE INCOME APPROACH The Income Approach is defined as: "Specific appraisal techniques applied to develop a value indication for a property based on its earning capability and calculated by the capitalization of property income." This conversion can be accomplished in two ways. One year's income expectancy can be capitalized at a market -derived capitalization rate or at a capitalization rate that reflects a specified income pattern, return on investment, and change in the value of the investment Alternatively, the annual cash flows for the holding period and the reversion can be discounted at a specified yield rate." The subject property is being valued as a vacant unimproved parcel and vacant unimproved sites such as the subject are not typically purchased for their ability to generate a positive cash flow from the rental of the real estate. Therefore, the Income Approach is not utilized. 60 Packet Pg. 1266 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES VALUE ESTIMATE BY THE SALES COMPARISON APPROACH Sales Comparison Approach is defined as: "The process of deriving a value indication for the subject property by comparing sale of similar properties to the property being appraised, identifying appropriate units of comparison, and making adjustments to the sale prices (or unit prices, as appropriate) of the comparable properties based on relevant, market -derived elements of comparison. The sales comparison approach may be used to value improved properties, vacant land, or land being considered as though vacant when an adequate supply of comparable sales is available. " The Sales Comparison Approach involves the direct comparison of sales of similar properties, adjustments for variances, and correlation of the results into a property value indication. Adjustments to the sale prices of competitive properties selected for comparison are considered as they relate to the subject property and to the various dissimilar investment features. The application of this approach produces an estimate of value for the property by comparing it with similar properties which have been sold. The analyst has been asked to estimate the market value of the subject property as if vacant and available to be put to its highest and best use Site Valuation: The valuation of the subject site involves research, analysis, and comparison of sales of similar properties to the subject. There are several units of comparison applicable for appraisal purposes. Due to the nature of the subject property and comparable sales, it is our opinion the sales price per acre would be the most appropriate for utilization. This unit of comparison is calculated by dividing the sales price of the comparable sales by the number of acres contained within each sale. Due to the nature of the subject property the market area was expanded substantially to find similar properties to the subject for comparison purposes. Due to the size and utilization of the subject the property it was difficult to find comparable sales of similarly sized sites in close proximity. The analyst was able to locate multiple sales of properties considered to be similar to the subject property in areas a substantial distance from the subject. The appraiser considered each of these sales and selected six for inclusion in the analysis of the subject property. These 61 Packet Pg. 1267 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES sales will be analyzed and compared to the subject under the extraordinary assumptions noted previously in the analysis. In the analysis process, the analyst will first utilize a quantitative procedure. In the initial step the appraiser will utilize a cumulative adjustment for each of the sale properties considering property rights, financing, conditions of sale, expenditures after sale, and market conditions (commonly known as time). As the adjustments are cumulative in nature, they must be performed in the order in which they occur. Next the analyst will utilize a qualitative procedure by considering physical characteristics including location, parcel size, land use, zoning classification, utilities, and uplands/wetlands ratio. These items will be compared to the property. After each unit of comparison a comparison rating will be assigned to each category for each of the comparable sales considered. It the property is similar to the subject it will be awarded a similar rating. Properties considered to be better than the subject property will receive a superior rating for each category. Finally, an inferior rating will be applied to each category for each sale where those categories are considered to be inferior to the subject. After completion of the analysis and adjustment process a final value estimate per acre will be estimated and this will be multiplied by the number of acres contained within the subject property with that figure being rounded to an appropriate number for appraisal purposes. We now invite your attention to a land sales location map which follows. This map shows the relative location of each of the six sales to that of the subject property. Following this will be a land sales exhibit which will contain land sales data sheets for each of the six transactions utilized in the analysis process showing the relative size, configuration and location of the site as well as the relative information for each individual sales transaction. Following each land sales data sheet will be a copy of the deed for that particular transaction. Following the land sales exhibit will be a sales grid showing the relevant information for the subject and each of the six comparable sales as well as the adjustments and factors which were considered in providing an overall rating for each of the comparable properties. 62 Packet Pg. 1268 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Land Sales Location Map Norm 0 Cape C QV91 -% C.s6�rd�wFW " Z. J.- A ae� A,- Btpib-5pringr. Naples Pai k *�ap Lehigh Affe.� J -------------- : InMka[" 503.=-�T PRO-ERT7 AwKimi We now invite your attention to a land sales data exhibit which will contain data information sheets relative to the comparable sales utilized in the analysis. These data sheets will contain pertinent information relative to each of the six transactions. Following each sales data sheet will be a deed for that particular transaction. This will be followed by a land sales adjustment grid showing each individual comparable and the adjustments and comparisons made to the individual categories considered appropriate in the valuation process. 63 Packet Pg. 1269 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES COMPARABLE11 ProDertv Reference: Property Type: Agriculture Address: 41390 Cook Brown Road Punta Gorda, FL 33982 County: Charlotte Location: North side of Cook Brown Road approximately 2,700 feet west of State Road 31 STRAP/ID: 422524300002;422524300003 Grantor: Mark D. Wallace, Trustee Grantee: Land and Lawn, LLC Legal Data Sale Date: March 22, 2022 Sale Price: $550,000 Sale Price per Sq. Ft.: $0.20 Sale Price per Acre: $8,844 Price per Dev. Unit: N/A Recording: Instrument 3077022 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: Resource Conservation Zoning: PKR Highest and Best Use: Agriculture/Recreation CNA Data # 2351 64 Packet Pg. 1270 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Site Data: Site Dimensions: 1,023'X 2,720' (Dimensions are approximate) Site Size: 2,708,996 square feet, 62.190 acres Development Units: N/A Development Density/Acre: N/A Shape: Rectangular Topography: Vacant unimproved ComerNisibility Influence: No/Average Utilities: Electricity/Tele phone Access: Dirt Road Wetlands/Uplands: Wetlands 100% Soils: None adverse apparent Sale Analvsis: Sale Price: $550,000 Financing: PMM $475,000 Price per SF: $0.20 Price per Acre: $8,844 Price per Dev. Unit: N/A Sale Confirmation: Verification: Christi Pritchett, 239-489-4066 Verifying Appraiser: Bill Carlson, MAI, SRA, April 07, 2022 Sale History: No known arm's length transactions in preceding five years Comments: This is a 62.19 acre vacant unimproved site which is 100% wetlands. The property contains approximately 1,023 feet of frontage on the north side of Cook Brown Road in southern Charlotte County. The purchaser is a horticultural disposal company and plans to use the site in connection with their company. The property had been listed for approximately 11 months for $599,999 prior to being placed under contract for $550,000. There were no unusual contingencies or requirements to be met prior to closing. This was reported to be an arm's length transaction. Reference Number: 22-79 CNA Data # 2351 65 Packet Pg. 1271 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Warranty Deed ROGER B� EAT(K CHARIXTU, C013KW CVFRK OF 4CIR(A TCOURT OR. R00K,49qk PGS,� 922, PAGB,, T Op I'M Rix- Fgv RECORDING S21A6 D DOCTAX PD S3AbAPO FRECORDED Cmhier By: VERONICAT Ttm� bY: MkjL,kA 0, Ckllinu- E". MqFr� Gollimr. P.A. I DW Ariekall Avcip)L%. &hfte MiMnLFINIAWMI (SPH02 RASCrvrd. har Clerk 0MUd) .WARRANTY DEA 7111S WAIU�� V, DEED it, uhtdc oindexemtcd osof this 22-day afmamit, 2.022, by M ark D, WRILRce. R8 &%mmar TrLsfte of 110 Million amd rzl6clia WaMm Im."cable Trust diicc� Lre4mmry 7, 71DII (LIM whusc majfili� aadmRs is-, 1001) BT[akdl Amme, Suil.0 300, M immi, Floddib 3313 1, ti) Limd ond Lgwpt I.Le. a Fturid,% limilEd lipbillity Wi2kp2nY (the qhw malling ad&css for �ikrpmc5 he=f is: 575D e(q,2� . ��klpc i�lv&. . 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FjorlidUL LET; Ibc Emil 30 ftat and thC SDulh 30 fed fW r4)md AND The Em( V2 uf tlt� W4mt 112 afthe E;nst 112 6F 910 8@,H1hW0m1 114, SmIficH, 24,Towliship 42 Sou1h,.RRVP9e 25 JF291t, CbRyllette C041PIV, Fjqkjd2- LF—SS lhD South 3R feet theTeaf for rOFtd PLk1rP*SK RIS& the Nafthemst 114 of 0ke Northeast 114 Drvie sowilimem I M, SectJoin 24,,rowmbip 42 43i�ui.N Rangc 25 gm5j, Ctipringite CoLinty, Flerift M�SS; like FQsl 31) feet Itici-cul muVed f�r road purjp&wm. "CT TO THE FOLUO To j NO: I Real Nopefty Taym and assusment3 fnr 2022 wlid subsebq=l. yors, Which ELM nat yCt dUZ 4130 Pay �1, NutaryCanp DK IV; �-17B72749-M-"3k�-bff!�-b6$5faBdO2FO 66 I Packet Pg. 1272 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES OR BMK� 49,4k PAGE r%:kjNl K FW 923 1 M-1-119 3IP77022 PA G F.; � 01� 3 7. GovemoM drLwmcms, -AWi*-p ima Lcci—j FFMMM� lifflit3dGM Ud M&CFWafigrkS OC MzWd4 If tiny, hUt Lhi;S MkMCC ShR11 iWst Cirl a1C 10 MbRPMV SMM. All 13ws. a4mamsp titguLoxiam rvarictim, pmhibitioms. Unligmtimm, wridEtium MW (Ahoy icquirc=nts impus�d 1by VVenmiciAd a Lit kAty, ihC14digg hul nfP(HEOkcd W,T1I[4'PP1iCAbJc 111ALdIn& KgdFW, IWkd On nnd utvirormkwal. ordiiDhnDm=W r45LWiQr18, ToGfij'HRRwj&afi =cwas. bar4�djmmcnts a adappurtcr%wcftbm2IQL1I&iin9 wkaay Way oPJXr4aiTkiag to jhP. RtAl PFDPWty- I M HALVE AND TdFJDW. the IZO&I NDPrIty UF11D (;MLCI,- in f�O SiMPLO f6mvrr AKD GRANTOR by flully wamras t1sc tilMr la the B-cal Prupmymid will drfaid tht'Lmmvj3v3iu5L �hv jakw I claims afall pusocsivMmsoav". [.510NATURE&S APPEAR ON I-101-LOWING PAGE1 Hrotar�Csm Dpr IEP- 2t78727a.UKa��3b-bff9-b55SfaBdD2f2 67 I Packet Pg. 1273 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES OR BMIC 4"J� IIAGF HUM BER-� 92J I Pf-9TRO 34P774122 PA G P�'-3 Of? a writLam- I rf WOTNESS WRkREOF, GriinCorhaTLlwuatowtiC5j�ind;LiLd."aI Is GftM day and YOU Fir4mbaVc miltonnnd PaCrIcis WAIlme IrrewitableTriust -4 datcd FebruvirY 7, �i)] I - VIM -PT Vera Ey.- A%07� Cof-- N;§Fnp- Mmrkll Wallmo SL3wc*ww 7ruisren ()Ft FlGrida 7- pj.ry 01P Tim f4cong irwr6um la and hcrum Tm by meam 4 5 pb�-Uanl preWL"'n Cw S( wqh�rF1cwaAza6mThis 21 day OfMkfdL. 2M by Mart D. WONC9, WIVICWSILY and assuccessm Trusix of Cho "11ccim mid hairicim W:3LImm Inveoable Tnim dat,2d Fe6movy 7,20J 1. Hc b prTmonrdly kwi�" vb MC 13t' kv p,cj..d Florida Driver LIC W Ncury PubLic, t;tmtv of 1Ammwn#GG9H53G9 My Coixmikission Exptrm; ?4�2022 alm w w w CD41n pleted Via �emobe Online Notarization using 2 way AudlolVideo technology. Notar�Cam D�C: ID: 2f7l5727aZM&441�b.*,I-.D�B%B&M2f9 68 I Packet Pg. 1274 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES COMPARABLE2 ProDertv Reference: Property Type: Agriculture Address: Kam Luck Drive Naples, FL 34117 County: Collier Location: West side of Kam Luck Drive approximately 4,000 feet north of Interstate 75 STRAP/ID: 00345680004;00346280005;00346800003 Grantor: Roadrunner Properties, LLC Grantee: Kirk Sander, Trustee Legal Data Sale Date: June 01, 2021 Sale Price: $110,000 Sale Price per Sq. Ft.: $0.18 Sale Price per Acre: $7,639 Price per Dev. Unit: N/A Recording: Instrument 6073170 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: Agricultural/ Rural Designation- Sending Lands Zoning: RFMUVO-NRPA-NBMO-Sending Highest and Best Use: Rural residential/Recreation CNA Data # 2352 69 Packet Pg. 1275 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Site Data: Site Dimensions: 150'X 4,000' (Dimensions are approximate) Site Size: 627,264 square feet, 14.400 acres Development Units: N/A Development Density/Acre: N/A Shape: Rectangular Topography: Wooded with some wetlands Corner/Visibility Influence: No/Average Utilities: Electricity/Tele phone Access: Dirt Road Wetlands/Uplands: Uplands (35%)/ Wetlands (65%) Estimated Soils: None adverse apparent Sale Analvsis: Sale Price: $110,000 Financing: Cash to Seller Price per SF: $0.18 Price per Acre: $7,639 Price per Dev. Unit: N/A Sale Confirmation: Verification: Fred Kermani, 239-659-1447 Verifying Appraiser: Bill Carlson, MAI, SRA, April 07, 2022 Sale History: No known arm's length transactions in preceding five years Comments: This is a long narrow parcel in a rural area just north of Interstate 75. The property is vacant and unimproved. The site was listed for $141,000 for approximately nine months prior to being placed under contract. There were no unusual contingencies or approvals required prior to closing. This was reported as an arm's length transaction at market value. The broker indicated this site had 12 Transferable Development Units and the buyer does not intend to use or sell them. Reference Number: 22-79 CNA Data # 2352 70 Packet Pg. 1276 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Warranty Deed MNSTR C31373170 QR 5960 M 1724 E-kLUjM)1-* 6/?/ZD21 3,30 Fw PAGF-s 3 CLERK OF THE 17IRCUIT COURT AND (MMP1'ftthL1 Pit, COLLIER COUNTY FLORIDA DOC4.70 VT�)M REC 327.00 CONS 113D.M0.00 Ilk ii-Lonimmm prepm-ed by, siki i-ccudia& rct;imi irr 1,vo J. Salvmori, Faq. Salvabrui Law Offibm. PI-I.0 5 150 Tlemium I Timl I WdIi, �,uhe 3 D4 Naples. FL 3410-M3 -low' WARRANTYDEED 1-71 IS WARPANU;f'&tD, made Illi- I �L d9y Of JUne. 2132 1, kiween ROADRUNNER PROPPRTIRS, LM F1 ida H ited liability compm3y, CRANMA, and KIRK SANDER&, a TRUSTEE OFTITE Ikl� X E KS REVOCABLE TRUST DATED AVIG UST 24, 2012, whh full pawcr ond alilhority 'I - 1p.pralecl, cuawrviz and to rrdll or to Icase, -or to enckitrjbcr� or oLh-�rwkr Ln mcnage and dispejw�:qklh rcal. property hrirm dcocAbed as PriuvidgPo in ELgliLda Sid* 689.073, whosic piwit offiq , &.j�f is 259-5 Wiaifired Avenue, Naplcs. Florida 34112- (jRANTEE. WitM96th 11101 Ngid GFOnt0r, 4, . pd, ij . consideration Of &C -9um of TEN AND 00/00 DOLLARS and o1her Ved en Xv#[OR�'coulstderu Lion, tu s4iid Graauw in hand paid by said Grantm Me receipt Wkwof is hcrab�*.-��, 9W, have granter], bugaiiied and sold to the said Granteeand Gr4mtcu's heks i gu fw4yer, the ft)[louring dcacjibed land, sitLmtr. lying and being in Collier Couray, Fkiriid�k Meja�x- -9cr Exhibit "A" aftoLfied hucto and k� 11min by Vi rwd Of &i� P" 4$ It itations, im��cryeaions, 80j=� to restriciJonr', covCnarkts, condi I inns "I cnicumbranoes and ca5milents ofFccurd; Hrvd Tufl 1�11taxc�� for the yDaz Ml, and aN subxqui:nI yeioj,3. (- -, ) TO havin an� Lu hold, Ille Same i n fri: simple forevet. -3- Grantu fiercby covunants with sa�d Grantm Chat tbr: Grant-Dr-t a. Oqly seizrd of said land in fec simpic-, that the Grantur hRa good right and t3wf�l 9U1130fiW4d' (I land; tbAt Lhe CiraTilor hereby rully WWT�Ints ffie ritie to Fcaid land mad will the lawful clailns arall Tcmons Whamoever. TH iK REMAI MDER OF IT ES PACE 15 LNTEN 110 NALLY LEFT GLANK. WAMILIFly IA=(l PrAM:W95 71 I Packet Pg. 1277 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES OR 5960 PG 1725 IN WITNESS WHEREOF. the Graillor has hereunto set Grantor's hand ElndsMl the �ay and yem fir a ve writlein. Sipe '5 lyd deliwzed RIDADR:U"ER PROPRIATIM in f of: LLC. F i PJ6?'71ij liablifty winpany .1 wit" No. 1 6 ?, By�' 31 . vp a' r" rt Nul Hardy. as&'m ph �'- �, r Pri -K6e Yrnss Na. 2 s Lgnawre WitnM No- 2 Printed Narrm STATE OF FLORIDA 'Al COUNTY OF COLIA E R The foi-egoing histrwnentwasackn6Z '60rcine- �y means ofg(olyslcal pftlerkce of D 0311itw notatizalion. this &L�!L day M, by ROBBRT PAUL HARDY, as Managor i�f ROADRUNNER liMLlcd liability company, who is pusoul ly known to me. 'DERRAX-MADMELL MycuWKP38M0V-117ym L)!PFIE3 Afflull X 202, r* !�WP OT NOTARY P R I N I EDFU) R My Commissid S: wbnlwy Lx-cd SIg"Im rqc 72 I Packet Pg. 1278 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES �4� q1t 51360 pr. 1726 *** EXHIBIT"ik" LEGAL DEEREPT12N Pamel 1: Tbp East I t2 of the North 112 of the North In of Lhe Noah I j2 of the South U2 of the Nbrbwc,g (14 gf Swfion 14, Township 49 South, Rqngc 27 Rasr, Collier Comty' Flolidal jcw the E M fict lhcrO The TheNadth 1/2 ofthcNaah V2 cf1he Nor& 1/2oF�hc SvA 11(2ofthe NcTtliefflt u.1 Of Sec?[.)rL3 .. . .,,Tuwrtgbip 49 South, Range 27 East, Col firr County, Florida-, less the West 35 fee thcrcoll"' Pa"[ 3: Thc Em91 112 0�lhc 'Noo 112 of die Noilb 1/2 of ffic Noith I �2 of (INe Sowh 112 uflhc Nlortl�cosi I M of Swim 34,ljop�Aiip 49 &?vtji, 1W19f 27 East, Culfier Counly, Rarida; Im the E nst 35 ke Niereof W�10 Dodd Prclm�-%Om 73 I Packet Pg. 1279 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES COMPARABLE3 ProDertv Reference: Property Type: Agriculture Address: 3050-3100 Pioneer 15th St Pioneer, FL 33440 County: Hendry Location: West side of Pioneer 15th Street approximately 1,500 south of Arcadia Avenue STRAND: 1-31-43-21-010-0000-018.1, 1-31-43-21-010-0000- 018.2 Grantor: Cleveland Alvin Blocker, Trustee Grantee: Fresh Taste Concepts, LLC Le -gal Data Sale Date: April 30, 2021 Sale Price: $182,500 Sale Price per Sq. Ft.: $0.21 Sale Price per Acre: $9,080 Price per Dev. Unit: N/A Recording: OR 0997/1893 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: Agriculture Zoning: A-2 Highest and Best Use: Agriculture CNA Data # 2149 74 Packet Pg. 1280 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Site Data: Site Dimensions: Site Size: Development Units: Development Density/Acre: Shape: Topography: ComerNisibility Influence: Utilities: Access: Wetlands/Uplands: Soils: Sale Analysis: Sale Price: Financing: Price per SF: Price per Acre: Price per Dev. Unit: Sale Confirmation: Verification: Verifying Appraiser: Sale History: Irregular 875,556 square feet, 20.100 acres N/A N/A Irregular Wooded No/Average Electricity/Tele phone Dirt Road Uplands 100% None adverse apparent $182,500 Cash to seller $0.21 $9,080 N/A Michelle Stiger, Listing Agent, Hendry Co. Records, 239-810-2383 Angelica Jordan, October 07, 2021 No known arm's length transactions in preceding five years Comments: This is the sale of a 20 +/- acre parcel of vacant land along Pioneer 15th Street in Pioneer, Hendry County. The property is mostly wooded and uplands. The land is classified as native pasture land. The property was publicly listed for about 1 month prior to the sale at an asking price of $220,000. The listing agent stated that the buyer also purchased two other parcels from the seller in separate transactions. There were no unusual contingencies or approvals prior to closing. This was reported as an arm's length transaction at market value. Reference Number: 22-79 CNA Data # 2149 75 I Packet Pg. 1281 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Warranty Deed InsL Numttur. 21121261)0!iG�13 book, 99 f Page, IN3 Page I at �; 4JMJ202J Tlme� 1: 52 " KknberWy earrInEau Clerk of C"Ls, Kendry County, FilorUa Doc Moft. 00) Int Tax; -0.00 Doc Deed, 1,277.50 li)-mpumll by mrwJ rel.11M ID: Lil terimfiamuJI I Aw Pmrtricm I.I.? SM Hollywood BiMIl@h'1Fd I frplly-wqr�d, FI-13020 (M).324-77ZI Flk.Mumbor- ZCIIDZ113 WillCAllNu.; Sp� Ab� Th� U.It hr 191,�HirA 33#,j Warranty Deed Th Is Warrm ility Deud !Rade thl-R _VKh duy or Aprl� 2IP21 belwmn ClesAm rul Alviffl 1110riker, ;m rli�jrlmmffly Firid m% Truiree d (6e Llevelmud A. CIUCILer und 12mmllyu ifeam Jfl�[Lcr Rm�ble LMng T�ruv vrhme Txg�!. 451rl� m�ldrcm is 100 Oqulkirk Rd, IlakinkokakLLI I'L M14Z. grankle, ahmi 1�retLk TmAc LbricqvEs LIA� a IlarWe Limikcd Jimbffify Compniny %yho3*VoLqIGff1= ndillrm is 14359MInRAMARVIC'WV.Soltc34S.Mrmmar, 1171,33827.grarxiee: ftl4de W lh� ph.16C:p In dill 6pplm4A.I.4 i[KWrk ma ft.-Ammmm wd oikW.s al iorporaliDrI6 UVIL5 U)d tnmlml� Wltmm*th. chu m�d jVamor, for nmd in conaidumkc of Mc 3Lzm Df TUN AND NO)10@ DOLLARS (S.1 DM) a md D &OF gOOd 813d VSlUHblC CMMcriidow 1D mid grantor in liud paid by Eaid garmoB. ih* a -=Apt vAhmaf is havelpy wkii.Medgod, fiEn gmnled, bargh;med, aiyJ t&ld b dio -1W& gramac, arA gitnfm�s heim ana &�siEas 6FMver, �Iffl fP[Illwing dc*Gribc4 Imml, Aantc. lyLnS end bdM in Hendry C%Ldnty, TUrkh to-wb. S4c YMM &;A" The Wild de9crfbcd hcrcirl Is " the hmmfen d *F t1ic gri4nw, and nelither 0-0 grantor In Dy the Cr2mimt-I& rpme, FL*.r aq&mv for whom !auppoit ilm Cronfav Is respa-m1ble, r%midVA &ki Or imlaterki Iu said 12ffl[L 3'ogatfi er widi zall The lemimemLi., herodiummN an&zppwlemii� lher�Fm bdacVngor in aihywiL�qpr�rjzh iqg. To Rave siLd Ila HiM. lhc �ump hq fcc Rbor womr. And lbegranim hemby mymamis wlLk udd graffbim %Ht the pi mmor la lawfutly Jainid a �"d 1=1 Irm 1� ziniplc� 4hat Lhm gyanmw bas @md Y%Mand 12myRil audiarlty bo!�Lll 4jrLd L�:xkvny Jidd Nxid: Lhac Lkt &FanLaq hmieby foljy walivaras 1hc fillic In Said land amd wfll dcfand tim Mine RP133st IM Jawful Claim of all poryms wPKm,.q*vx: enJ Elisa naid lmd Ig hev of all crmimbrmocs. exeopi umm &=ubng auIPzqibu4 to 12?31)2020. F%i himber. 2M 102 10 76 vf�a!qj lj�:l rie 2 I Packet Pg. 1282 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES InSt. NUfnb9r. 20W5013567�Lllook: 07 Flag�a! 1E9-q Vage 2 a(3 bate-- 4�30121121'F"e: 1:52 PM KirribeHey BarrMew Ckrk OF C4ur�5, HeWry CAiiunq, r1arlda IbDr Mort: 0.00 Int Tax! 0.00 Doc Deed. 1 r277.50 TFL Witnem Whawf, gMkW JW iMwumW ut gIrmEger hand md scAl tia ft ad yraT ftrsi skow wrimm 34nrd, s�-ulcd and dcliwcmd in aur pm�eiKe., Pr6dad r4amm: cur, Ptibted (71E�rMMEf A- FAI)C'k" ATLd C5W01y3 JCMFL IMWkV1' RftLpLoJLIE Liyimg TmA,aFlarida TrarA Owdad Alvin JBIwkey, Tnisim Smft ofFW-rida Cmaty 13�11011dry 71w fbmpirig imtrument was �rckkicfwled@?W btforu me by rnaffni qfl-�si�al prcarnm or L] imilm ruHarl2mi5oin. Ibij 3K dely ofApr;l, 2021 by Ckmlrind Alvin 13PDqVft.T3 usLm ur dir CLm�katd A. Blocker sind Oqmlyrl Jrnn Rocker P�vowbk Living Trwr. a FPKiL6 Trusr who er k pxsonally k [jh piod ced 7 7—UL, P), Ts I - V" i, �" - M �, �- A [$�aU Noury Pagic 10 4 MnWLL$-M-6TM PFAINmrnc, d L `6 *Arb"OPONOWE jAga t fjp�iWid%2M bly Ccmrmissigrl 11. VIP gWWTWA pi " kqpk- W-11V rh!Ed- P*r 3 77 I Packet Pg. 1283 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Inst. Number: 202126005678 Book: 997 Page: 109S Page 3 of 3 Date: 4131312021 TPme; 1-. 52 PM Klmberley BaFrineau Oerk i3f COUFtk Hendry County, Florida Dor Kurt- 0.00 int Tax- O.W Doc E*td; 1,277.50 Exhibit A M-m(% M ImF the Sou(h 9".40 fear tikeetmr or Pimicer Planto tion, Dm 4mr-ccor-ded plal in Sectlom 71 mid 22,Townibip 4.1 Sffullij Runge 31 "st. 11 crLdFy Cuounly, YIDrld, described hu FDIIDvn: Cquinkcri" su thc Nwilwhaf �UFMV at Si!tlbah 23�JIMI FUR Snioth W10U',43" Eavt along We East 11ne of secliam 11, a dhilaktiLe for ZfigFL74 feet ti) t1w Norlhemat conner of We -Sau Lhea:N[ -quftrivr eMmlipim 21 Find the Toirit of B-BgIrming.; theMte 9010Lh gr I VW XN11, IN filPffinCt Of M9.74 IM to 11be Wtilj-]&,af�my llimm�f the 41 figt umni. thuicc SGurh CODIS'All Weal, fibr.2 461� oF28G-1-,$ kel; thcmttSw(h H00140" Wggi farn diflaure aF 134C-M2 feet 16 the We*t Iline of m&W Tract 113-. 11kence Narth WN219' Lost, FDr.R d15W11 ix of 125.0 feet-, thenee rfortlk jjU054rjy, EaSt F(pr a LU41P71CC 62M@7 fCl)t'. thgMe SDkJth SMS'07" FAV &r A &L99moce ofW.65 Fee to The Point Df Pconvilliog. Subjecil t1b K drijiumme emsemeAt uwr ibc ilvmh 50 feet *md a madwyemanaftt uVer fbaL EnA K feet t1harerrF par"l. 7, U134 ]'� Th� 149'rib 321,81 fiout efthm Som1h 939.4U fHA OFT"al 19, Pjcn�r 1?l2ril2dion. an lhnrmrdtd Plat In Sections 11 And 22. Towrolhip 93 Smah, Rninu,11 Km3t, Fillandfy Colunty,lRoWda. 463cr%ed as FDI]uws: 0)mwicrkre Fot the Novtheast tarrkev of.SeltUDA 21� h0d �IL SDUtlh qr&Y53" E,,,q 411wig the EnEA Llne af Sceirrill 2[p A Thrinnee inf2j&".74 fru jig Ot rfortkut carikee of fbc go whmNi qiLmrier mr�CL!lilkn 21j thVRCC Swth 86'11'07" FAP(, kr a 4161amm or 959-741 l5cel t-n ibc Weit line of the 42 loot ca"lli dmkea S&utlk (10u] 513" Wt%� dlfkmg Mid CRARI f0r:R dkom." of 2116.13 lo the Point -of Reg1hidjIV Lhm�Smmfh Or) 9'13" Weit, for a d1alRaCE IDJ`322.05 f@W; lftfinCt SoLfth WDI'll W' WgFr FQF $1 dillAMM Of 1.39(LO4 feef; th..0! KOF111 0749'36" Call f;jT a ftrmn" t)=94 ket-, then-m Not -lb Umsf, ra-r iq diptmw of 430M Aet lo the P&J.1 -of Beeiioriiioa. Sukeel to roadway eS&Emm3f uverlhe Emst 60 fee INT"E. RWINunhbar. 20210210 78 I Packet Pg. 1284 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES COMPARABLE4 Property Reference: Property Type: Agriculture Address: 17750 Grand Chenier Road Fort Myers, FL 33913 County: Lee Location: West side of Grand Chenier Road approximately 1,700 feet south of Wildcat Drive STRAND: 12-46-27-00-00019.00000 Grantor: Bondou Acres, LLC Grantee: Raul Murillo Le_qal Data Sale Date: December 23, 2020 Sale Price: $175,000 Sale Price per Sq. Ft.: $0.20 Sale Price per Acre: $8,750 Price per Dev. Unit: N/A Recording: Instrument 2021000000670 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: DRGR (14%)Metlands (86%) Zoning: AG-2 Highest and Best Use: Rural Residential Use CNA Data # 2349 79 Packet Pg. 1285 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Site Data: Site Dimensions: 827'X 1,059' (Dimensions are approximate) Site Size: 871,200 square feet, 20.000 acres Development Units: N/A Development Density/Acre: N/A Shape: Rectangular Topography: Wetlands/Uplands ComerNisibility Influence: No/Average Utilities: Electricity/Tele phone Access: Dirt Road Wetlands/Uplands: Uplands (14%);Wetlands (86%) Soils: None adverse apparent Sale Analvsis: Sale Price: $175,000 Financing: Cash to Seller Price per SF: $0.20 Price per Acre: $8,750 Price per Dev. Unit: N/A Sale Confirmation: Verification: Mary Jane Campagnolo, 239-851-3406 Verifying Appraiser: Bill Carlson, MAI, SRA, April 07, 2022 Sale History: Last transaction on January 29,2016 for $100,000 Comments: This is a typical 20 acre parcel in the "Wildcat" area which consists of small acreage parcels for rural residential use. The site is rectangular in shape containing approximately 2.8 acres of uplands and 17.52 acres of wetlands. The westerly portion of the site contains a cypress head and there is also a small man-made lake on the property. The site had been listed for approximately six months for $205,000 prior to being placed under contract for $175,000. There were no unusual requirements of approvals required prior to closing. The confirming party indicated this was an arm's length transaction a t market value. Reference Number: 22- 79 CNA Data # 2349 80 I Packet Pg. 1286 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Warranty Deed Li nda UNPAg0l, I eiL Counly Clltwk of Ci rcuil Cuurc INSTK- 4 2112 1 GOODW6711, 00cType D, ftges 7_ Reconicd I W2021 ot 3,46 PM, D411111Y 00A M CWSA I RT Le RUCORD Rix FcoN- 119,51) Dccql Dqk�-.: $A j;MJ;JlI) P'=Di]Fcd bv and rctum IG A112s Title of &W. FL., Inc. 22M 5"thd Street Fort Mycr!5,, F9d 3,3901 239-337-370D File Nimbcr: 20-0314 lSpQcc Above This Lim For Warranty Deed This Warranty Deed muk lhis 23rd dELY Gr DCL%m Mr. M0 bet"m Bandou Avrfj, LL.C, a Flbir�diL lim ited I i:j bility rhy WillAe [�*gt OffiC0 *ddtj5$ is I R&M MiAty Moraiin g Lone. Furl Myrri. FL 13,913, grantor. end Rau I Min-h0a, a m Arric-d! psrr,,)Pl wbosv po5t offim addrem is 5 109 Lee Cl relle S,, Leh Igh AcrM FL 3397 1, graxtee: (wlim�r u�d li�ia Lk WMI 'grmlw' ftA 'g�lGe in;Wt all Lhe panin D3 this ImLrunwM �d t9le hei�' k4d MpnIM12tium. MA �isw of individumb, and fic mumMfir3 md migm ofmrpornfiGm, U=N Md UUMCCQ Witnormtb, thai said wamor. fbr amd il' comi0inockm oFft; sum of TEN AND N011 GO DGLLAKS (S 10-00) Sr3d DthCr gjxA and vaLuable considerations to said granior in hand paid by said grantee, Ehe receipt wherebt k hioteby acWowledW, has UnWd, 1.xgrggiined, and soLd to the mid er*Mi�e. -d Vuftes Wn vqJ 4)!ysigw rvn�v4r. �hv rollow�ng dcprAbW IwA. si=e, Lyft and b4!ing in Lee Counly, FlurkdR tc�-�t: A I ropt ar pinrcl of �&" lying iiin Seel lum 12, TqwFiship 445 50mth, Ra rig4: 27 Emss, Ltc C"Fay, Flurid2, marc part6cullarLy deacribud as follows: COMMENCING at a conemite manurnent. the Northwesl coriner of S-eclion 12, Towssb.lp 46 Sow th, Rgakge 27 EENt, Lgr Coudcy. rAVI Soljth (101]31U511 West on the W4:yc firm of 5"tirun 12, 2,695,95 Fect to a st"ll pin Din khe West Him of Sectlon 13. THE MINT OF BEGINNING; Cointimije Son (h 0M Y05" West on the West Erke of Seelion 12, 926r72 &at to :a zlEO p0p, lbeAte Norlb $4129154)" t2st, 1,05X79 fiml tv 41 P6=1 pin; on the ccritzrlinc Pf x �O Fow casement. Chrrics Forlh 06"26'411" Wesi, B26.72 feel to a steel pin an the cenderline al! a 60 Limit kfISCIN�M1, thedtit S131.1th 89'2JI'50' Weit, 1,00-16 feet W TH 6 POINT OF BEG I NN I POG, ilarce.1 Men tili-IcatiDn. Ku mber. L2,46-21-00-NO 19,000 GraElDr wars-mit.5 11hot al the Limit of IM5 ceawyance. IM, subjca priaperty is nat the 'GramtDr's haimesleAd wi�lbffi the meRnLag set forth w the taim I l(tilkow 4( the miale of FI@irid;k, iw is It emfigm4lux lour a p a rl ofhomc3t"d property- Togc1thcrwithall 1h4i-,tcncmcnts, hcrcdilarnenis and zippurtcrianccs tlwrclu bctuagiing or in anr&risk! Apperluiinih-�g. To Hffve and to HoM. thr San* in fee s—pk ffirever- Amd tl�+e UmicrF htNby covenaziEs with said g=wv Lhat dhe Rmior k Lawfulty sehcedl of said karid in fee simpte, thm qht grantar bw p3od rigM wid lawful auftl`hy 10 Sell rind convty said Lmd; Chat the girantor hemby P411y wommis like Me ro sa6d land and will ifIrFand the same agai�nt the lawful ciainm of all pcirsDns whoni&Devw; and Lhal said �wd is Erm oF all nrimbninces, vvoceptuixerakxmin� subwqumt In Witness Whrztuf, grantor has heramto sai xwllGY�& tumd ancl scal. the day and yLLar l'irst sbGve wriaen 81 Packet Pg. 1287 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES I rQSTR� fi 2021 W01MOP Pftgs� N umber I or 2 SigLcd, scaledmid delivered Irl ftT pmsmc; .y compeny Scale of Huridu CDUM� of L= The fairegaing insmmmm wa& acknawledpu] befo" Tnr by mems oF JX] physical premnee Dr Lj cpol iipe now inlion, chi� 23rd &y ufDcwmbcr, 2020 by Bonn ic McnriemeiEe, 2d MI�MllpleF and botigli-m K. Mvmmckr, as Mulager DfBandVrFM UC. a Flcwidi; limlied r1ab-Ility uunipitrty, un bdm Tof the company- Thq Ll are pomnitl ly knowm to mc a proff-E)d F-i--. J) r i jt,(r, LTLeA§Z as idmEilicidium- WLA PL BRYANT j f [Notiry ffi4' G tWT N41mry Pubj1d 41 Mril-rd Name: Kulm A. ELrMt L�1' K3Wrf*KAm My CCHMMiHiOn EMPiTES: Innamy I D. 2024 82 I Packet Pg. 1288 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES COMPARABLE5 ProDertv Reference: Property Type: Agriculture Address: 18100 Wildcat Drive Fort Myers, FL 33913 County: Lee Location: West side of Wildcat Drive approximately 1,700 feet north of Katydid Lane STRAP/ID: 13-46-27-00-00038.0000 Grantor: Phuong D. Nguyen Grantee: Ana Margarita Exposito Legal Data Sale Date: August 24, 2020 Sale Price: $105,000 Sale Price per Sq. Ft.: $0.23 Sale Price per Acre: $10,057 Price per Dev. Unit: N/A Recording: Instrument 2020000211304 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: DRGR (37%/Wetlands (63%) Zoning: AG-2 Highest and Best Use: Rural Residential Use CNA Data # 2348 83 Packet Pg. 1289 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Site Data: Site Dimensions: 331'X 1,375' (Dimensions are approximate) Site Size: 454,766 square feet, 10.440 acres Development Units: N/A Development Density/Acre: N/A Shape: Rectangular Topography: Partially cleared/Wetlands/Uplands ComerNisibility Influence: No/Average Utilities: Electricity/Tele phone Access: Dirt Road Wetlands/Uplands: Uplands (37%);Wetlands (63%) Soils: None adverse apparent Sale Analvsis: Sale Price: $105,000 Financing: Cash to Seller Price per SF: $0.23 Price per Acre: $10,057 Price per Dev. Unit: N/A Sale Confirmation: Verification: Joan for Lynne Brantley, 239-491-3300 Verifying Appraiser: Bill Carlson, MAI, SRA, April 07, 2022 Sale History: No known arm's length transactions in preceding five years Comments: This is a typical 10 acre parcel in the "Wildcat" area which consists of small acreage parcels for rural residential use. The site is rectangular in shape containing approximately 3.86 acres of uplands and 6.58 acres of wetlands. The westerly portion of the site contains a cypress head and there is also a small man-made lake on the property. The site had been listed for approximately three months for $119,900 prior to being placed under contract for $105,000. There were no unusual requirements of approvals required prior to closing. The confirming party indicated this was an arm's length transaction a t market value. Reference Number: 22- 79 CNA Data # 2348 84 Packet Pg. 1290 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Warranty Deed Linda Dogga 1. 1,ee -Counly Cleric of Circuit Court INSTR.AI2020000211304.DwTyloeJL).Pal,res2.Rer.oriJcil9l4i2O2Ds14,02PM,DeloulyCIvOiLYAHRNEREREC4DR)D Ror FM, U 8.qj 1)eed me, $7-mg.ou Frqmrcd by; Mcibm Pet(-'tgan Flurida Hmcwwnfitle & Egcrcvw, LLC 870 W Hickpochee A%4� N I 61V� Jzllcl�, VjGrjdn 3M I MeNkLmbar 011-2&-2132 .-(L Warranty Deed Madc this —JdA-�--day of August, 2020 A. ID. 133r Pbaomg D Ngmy-en, whow addrcss is-- V7209 Phlox dr, Fort Myers, Florida 51967T hereinaftr c�sllE�d tht grantor, to Ann MmrgHzita Exrwktu, ho% por w t offiue add=;s 6; 5219 VizcWa St, hnawkalee, 1-7lorida 34142, heTeinaftar- c-2JTt!d the gnme& (Whmever used hexcin the b=n "g=tnF' arid "grantrr" includc al I the pardus to this 1nsftiu=t and the heirs, legal representatives and &,isign2'Gf'nd'V'dUa1r13 and the, vugcr=qrs " Ej�sigm g-f oorporatioris) Witnesselb, that the grantor, for and in consideration of tha suin of One HundFod F ivr. Thomand dollars & no Cents, ($105,000.00-) and other valuable considerations, receipt -whereof is hm-eby aCkE'DWle(1J�ed3 hereby �7an ts. bargains. wIls, W icrts, rculiscs, micEiscs, convoys and confirms unto the grantee, all that omga land situate hk Lee County. Florjda� viz' Commencing at a o0narete manurncnL, tbc NOT$ IN oumcr of Saction 13-46-27, Lco County, Florida; theft4�a South 00 degn&v. 21 Fftiftutft 20 svA�nnd'Z Rdlft C33-L Lhe FaA linc of t�e NoTthwczt 114 of Smfion 13, 330. 01 feet to a steel stakc, the Point of Bvginning; wntiaur, South 00 dcgrCCs 21 nli=tes 20 WDands East 33 U. 01 Bmt to a steel stakp, thence North 89 degreer, 15 minulco 05 6mpndz� Eaul 1377.89 fcct to a sted stake oji the mnterline of a 60 foot casement, thftwe N6TLh 00 dcgT=,3 3 1 miniiti-,s 12 Y=cjnds West 330. 01 feet to asteel gtake, therice South:99 depTees 15 minut" 05 sAmr3nds W&.St 1376-84 f�ct to a steel stake, the Point afbe?jnrdng, Subject loaneasementfoxaccess and utilifies over the EL&t 30 R-utofsaid par"]. Fame[ ID NunibeT, 13-46-27-00-00038.0@N Said property is not the bowestead of the Grantor auder Lkc laws Hnd oumnstil"tion of thiv. State cvF Florida in that neither Grantor nor any members of 4be household of GraidWr rcm�df, thereon. Together with all the tempmients� hemditatn4�rnts and appurummiccE awn:A-u bw.19T�ging or in anywisc apportaInIng. UVCD InAwMa W*aiiW Dmd - 1rual on rwr: 85 Packet Pg. 1291 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES INSM # 2020000111 AJ 11-Age NUMber 2 Of 1 To Have and to 11old, th,' iiarric in fve simpic forcvcr. ,kad the g�mntor liereby c4irvoilaw-s with said grantee that the gmntor L2 lawfWly seized of said land in rcr, simple-, that the gr=or has gQod right arLd �uwfvl audtofity to -mll wd wnwy said lAnd. that thr, ginntur h=by fully wftftkW15 tho litle to said land and will dcfbnd the same ugainst the IRwful clairns of R] I pmwns whornsDever, and that sald land is fice of all encumlxx�caq except taxes accxuhig subseqi1ent tn December 31, 2019- In Witn.-ess Whereof, t1w sRid granter h9s signed and waled these presents the diay aad ymy first abcve written. Sigwd. sealed and delivered in our preseme-- Wftws 9 1 _(SCHI) Phuttog D 994" N ti- tileyu Witness Sipi/Print Name L swte of �1 r" Pin Lel 5a) CMU�YOf ChC-3k?- The foregoing insirwnent was acknowledged before me by means of ( —/1"Pilysical preserwz or -=L�E notarization. (116 ?,4+,, day of AUW3111, 42% 1)y Phutping D Nguymk, w1K) j s�arr-, personally kWWrk to Me orwhohasproduccd b6Wc, License- as idcnq#ra0*n. (Seal) JULMN A dffAN-PIERRE NDTMV PUBLO GOMMUNWEftTH Of 0Arjr41A MyC0MM13&Q"CKFNRE6FSG.Z%W� . GC%"92rCW d 74M409 1 DrEDInifividual W�ly DL�d - Lq;-Aoii 17� 86 MY CoMmi"zAn Expires: FP6, Z-51 ZoM I Packet Pg. 1292 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES COMPARABLE6 ProDertv Reference: Property Type: Agriculture Address: 6750 Rich Road North Fort Myers, FL 33917 County: Lee Location: South side of Rich Road approximately 2,000 feet east of Slater Road STRAP/ID: 18-43-25-00-00001.2000 Grantor: Matthew Baer Grantee: Hans and Teresa Hansen Le_qal Data Sale Date: June 15, 2020 Sale Price: $230,000 Sale Price per Sq. Ft.: $0.21 Sale Price per Acre: $9,002 Price per Dev. Unit: N/A Recording: Instrument 2020000145291 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: Rural Zoning: AG-2 Highest and Best Use: Rural residential/Agriculture 87 Packet Pg. 1293 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Site Data: Site Dimensions: Irregular Site Size: 1,112,958 square feet, 25.550 acres Development Units: N/A Development Density/Acre: N/A Shape: Irregular Topography: Level ComerNisibility Influence: No/Average Utilities: Electricity/Tele phone Access: Paved Road Wetlands/Uplands: Uplands (49%)Metlands (51 %) Soils: None adverse apparent Sale Anaivsis: Sale Price: $230,000 Financing: Cash to Seller Price per SF: $0.21 Price per Acre: $9,002 Price per Dev. Unit: N/A Sale Confirmation: Verification: Fred Burson, 406-471-0621 Verifying Appraiser: Bill Carlson, MAI, SRA, April 11, 2022 Sale History: No known arm's length transactions in preceding five years Comments: This is the sale of a 25.55 acre agricultural zoned parcel located in North Fort Myers. The property sold for $230,000 or $9,002 per acre and was listed for approximately seven months for $259,000. The property has a large floodway according to FEMA and wetlands that cover approximately 51% of site and contains approximately 13.31 acres with the upland area containing approximately 12.52 acres. The transaction was reported as being arm's length at market value. There were no unusual contingencies or approvals required before closing. Reference Number: 22-79 CNA Data # 1763 88 Packet Pg. 1294 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Warranty Deed Linda Daggcltv Lcv Contify 47kerk ar ChTmlt Court INSTIR. # 21)2UNG14SZ91, Dnc'ryj3r D, PMgCV 2, Remirdiull 1�f25M�M ski 10,-11 A-K Dt!ijjrj� Cicl-14 IShilI'll Rvu Yces. 5 1 U.541 Pucti 04K: S1 j6 1 OM PrcpaFcd by: Susain Wunikirlich on =Lplayee L)f Tum rkL,rii it Insu ravice A-g-onvy. I ne. 9231 SLUMMer I I Ili CUM n I D I L� I I IV d N 1] 3 1 -ur I My crA. FL J-T" I Filt Na. - 02-2a-"�-.w WARRANTY DEFD This indenturu inRde on IhIs 15' day of Junc. 2020A�D.. by MatIbew Alit ik Baer whosiz-Wrcssk: 1752 Club HGave Rmd, Nortb Fort Myers. FL 33918 hereinafler called flie "granw% lo Hmiss C. Hammen m2d Tercam Mkits"rk, bttgbAnd and wift, W11105C Oddi'M iS: 1814DO Hansen Hoke Fnrui La ne, North Fort Myers, JFL 3393 1 hereinaftu calW The Vahtet",- (Whtcfi1erms"Grran[or"=d "Grantee" shall irClUde eingUlaFuTpluxal.ci)rpi3iutionnririLlividua I, and ciidw 5cx, and Aid I includchcirr, legal MPFrSrntafiVV3.Frucccwors mid am igns of lliesamc) Witrua.moth, thpt thr grantm, for aad in comidtlxdm of thc -aum of Ten Do] tan, (310.00) and other valitable -considerations, rcecipvt whereof is hemby acknowiedged, hffeby grants. bwj�6na, sells, aliens, rernissep, releases. convey:r and wtifirms unlu Lhe grantec, all Ow cmfln land sittlaze in I -roe Courity, FL. 10-wit; A Tract or Parcel of kamd sltwsud in the State of Florida, Cakinly of JA�a, lyimg im Ncoium I N, Town6hi p 4-3 gokjq, Rawge 23 Phiiiii, being fueflker boaffidl aa-3 de&crIkhed om to I"s- -(-'6Tn RpeTicipg z t Cht! Knrkh4.-mNI ed�rrwr of!141d Secil iun I R' . thence South CC deRnTs 02 Min Me& -W AeL*ftds: West along the East lime of the Northemyl Qua rier of Falid Scolon 13� for 4635 fi�et iA) Ijk& Rouih RigiF"F- Way time. (zi mu u mented and maim lained) -of Rich Rinad, III EMP Conlin Ue Sou fl, erly Riong mid Emil IlTle, for 80 1 L1�6 ket to t1lie PoLut uf D-elciniking af the Pamell herelip tim�crlkit!di; I hcFIcc vam0mic Soulgim-ky 2 long sa6d East Jilue, ibr 1,83 90.90 Frei la 11he Fast QUAIrtcr dbrrift ofvi.hi 9mlion 10; thencir 3ough N digrevi 05 juin kav� 19 s"bkidg FiSO x1oThe the Feist linic c4 the SGuthust Ouartu of said Stodan 11, for 10-92 teet I., I Nt NnrlheastcOy RIght-af-Way lime of I uteirstok No. 7'� dicam Plorth 45 dc&rrc!p 46 Fain Lites 00secondsi WeRt s hong sabd Narchnsterly RIgb"F-Woy Nitir, for 901-117 Feel; Ihnn INIGrIlt CID drgreem 02 minutes 59 vtondi Eakt5 f6v 2, 122-Ed 1IMI. go &Aid Sn;dh Rko!t-ji F�Wwy IiIqe (RE monumemted and mailinfalmed) of Rkh Rood L, ffienft North 439 41;�F�4 0 ffoliTP144F 47 zv�Dpds Emv m run@ mid Sough Rlight-O-Wwy F�rkv, Few I MUQ rrgt; tlft,mak So.th 00 0&!J!FRVL 02 ftLiMILICS," FEel)FkdS Wftj, for 801.36 f"t; litelLM KarLh NY dmZrm% (12 In �nv kcs 42 seeviods Easil, far'941,92 kci co fic Puirif iyP 0cZInn [Tip. Rarcel Ideritifjc�dian NLLTnheT; Sabject to all irscivations, covemnu, conditicrnk rash�etlons alid cascmenils of moa,�d;&M to all applicabl-u YL)ning oTdivance3 an&ur rcstTivions irnpimed. by Vvemmenfal authorifics, if any - FL FA DL-11L)-WarxanIVlndrviduBJ key. jkrx4vy ?,= 89 roe * I Of 2 F-10-rdk: U-2n,"U-.w I Packet Pg. 1295 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES IMTR_ # X2000[1145291 Page Numbrr. 2 c9'2 Tngether-xi% s I I the fenements, heTeditamenU and aj)pn9=wnrcs thert0bedoz)8ing Orin MY Way appertainilig. To flave and to Huld, Lht SaML- in fee SiMple forCver. And the grantor hcmby ciwmanLs with Naid grantee that the grantor is lawfully sciDed of said 14nd in fcr., 6irnple; that ihe grantor has good right and lawfW authqrily to -e�ell Lmd convey said land- that t�e 8mntcrhereby ffilly warrants tho fific to �aid land *od wili de.fiend lht� same against the �a�iul clainis of a1l persans w1wmsocvcr; ond the, &aid leFid is rree Df all encurnbimnous cxcept taxcs accmi ng uubzccpimj �i Deember 31 st of 2019� In Wilnv_" Whvritor, the grantor has hemanto set thdr hand(s) and st!al(a) the day VTIJ y�ar fimt above writtm. Matthew Alan Eicr Sigm4 seated and &Uve dinomrpresancig; Witless SignaLl-re Wiiiw5s gignalwe PrintNarnc: Susan SWijndcr1i4,h Prhit NaTne: MQJ-Lole M. Dukas State Gf FL County Of Lgq I am anotary 1public for the -state of EL and my oonuykission expires: 9-3-2023 'ME F OKEGOING IN STXUMENT wa3 acknow1cd ged befure nie means of r % I physical prz9cncn uT [ I Dulinc uotari7.ati(m on a3i-% je— Jay ri F Jvne. X20, 1.�y Matthew Ala n Rier, who (Z) Wam pergo=�Iy known la me and who did not ijakt! aii rmth, Nolwy Sqa I SiPAOLLUM: '14L � V, I — Print Name- Sw;an 4; Wunderlc6h 'Notary Public ED. OW I'—'- FIL FA W706WmTakoy IrAy1mml fty im1mry 7. RNG 90 Pap 2 GLr2 File Nfl.: 021256MflLWff I Packet Pg. 1296 1 Ld z 0 U) w 0 u u 0 z (n D 0 U Z LL. < 0 (n 0 0 Z Z 1--o z Lo :) -J 0 U u It w -j -j 0 u (PJOIMeJO/APOOLAJ - JGIIIOO U01leAJOSUOO: 969ZZ) :podeN lesiejddV SIJJON UOSIJeo :4u8wt43ej4v ID 0 c'! o LL z m w M E C14 0 > (n co 0 0 Z > �2 0 0 10 E In 0 ID W 0 ID U) C, Z: :E F - WE E E g 2 g E 0 U) U) cn U) co -S U) U) E �n 7U L> 2 LU 0 of C> C> L> C6 cl! a :iE C� 0 m Z5 ;Z C5 6, 0 0 0 L'i g E g E 0 2 LL E -0 0 -It 'n U) co (n co CO E 0 0 0 fn Of LU M 0 C,4 -2 o o 0 c:i -It E 2E z m am -E (n Cn U) (1) cf) cc z;; C�LU D 0 ul 0. 0. 0. 0 cn ID 'a cf� C�l CW4 -1 m U) 0 0 z a m < a E E E U) co U) w U) U) m Ne 2 Z5 0 > A Lu cc ia M co 0 ID T6 - 0 2 0 'o �2 C:L Cj C31 E 0 0 0 Ci w 05 co 0, (L -E 0 0 U) U3 U) U) (n L) m 0 m 0 LU F 0 0:! 0 C14 -2 Cf) 0 0 cn C) ID > 0 U) 0 > 0 U) 0 -2 E 8 E S" CL 0 E T Q5 = a- F- Cf 0 < a < Lu PLU I i I I I Z�) Z, A2 CL Cl) .0 0 0 0 CL c 'a 0 m 2 m rx I ICL I E 0 - U) (n m U) V) F- CL L, o L) LU CL 0 -i CL -i 0 , " , =:) < =D 0 - W 0 N =:) -:r > 0 C14 COLLIER COUNTY BOARD OF COUONTY COMMISSIONERS CARLSON, NORRIS AND ASSOCIATES Analysis and Adjustment Process: The six sales were compared to the subject property and each other individually and collectively in order to assist in the analysis process. The adjustment process will be made on a quantitative basis for those characteristics covered under the transactional adjustments. These adjustments will be made on a dollar basis or a percentage basis depending on their location in the analysis process. The adjustments made under the physical categories will also be made on a qualitative basis in considering the differences in the comparable properties as compared to the subject. The appraiser used information from the marketplace and comparison of the sales one to another to determine the appropriate category ratings for the physical characteristics of the comparable sales compared to the physical characteristics of the subject property. Real Property Rights Conveyed: 'An element of comparison in the sales comparison approach; comparable sales can be adjusted for the effect of differences in the real property rights (fee simple, leased fee, leasehold, easements, or other encumbrances, etc.) involved in the transactions being compared." All the sales were purchased in fee simple ownership; therefore, no adjustments are necessary. Financing Terms: "The manner in which a transaction was financed; an element of comparison in the sales comparison approach whereby comparable properties can be adjusted for the influence of differences between a transaction's financing terms and those assumed in the valuation of a subject property. Sale one had a purchase money mortgage which was privately financed in the amount of $475,000. It is our opinion the terms of this money mortgage did not impact the purchase price for the subject property. The remaining sales were all purchased on a cash to seller basis. Therefore, no adjustment for financing are necessary. Conditions of Sale: 'An element of comparison in the sales comparison approach; comparable properties can be adjusted for differences in the motivations of either the buyer or a seller in a transaction. All six of the sales were not considered to have any special conditions for the purchase of the properties. Therefore, no adjustment for this factor was necessary. Expenditures Made Immediately After Sale: "An element of comparison in the sales comparison approach; comparable properties can be adjusted for any additional investment (e.g., curing deferred maintenance) that the buyer needed to make immediately after purchase for the 92 Packet Pg. 1298 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES properties to have similar utility to the subject property being valued." The appraiser is not aware of any expenditures made after the sale for these transactions. Therefore, no oadjustments are required Market Conditions: "An element of comparison in the sales comparison approach; comparable properties can be adjusted for differences in the points in the real estate cycle at which the transactions occur. Sometimes called a time adjustment because the differences in dates of sale are often compared, although the usage can be misleading because property values do not change merely as the result of the passage of time. " The analyst is aware that property values are increasing in the Southwest Florida area. The six sales utilized in this analysis range from the newest transaction having taken place on March 22, 2022 to the oldest transaction having taken place on June 15, 2020. In comparing and contrasting these sales we were unable to decern a definitive adjustment necessary for market conditions. Therefore, the analyst will not make any adjustments for market conditions in the analysis process. However, we will consider the age of the sales in the final determination of value. Qualitative Analysis: Next, the sales will be compared to the subject on a qualitative basis. The analyst will compare and contrast each of the comparison categories individually when compared to the subject property. Ratings of similar, inferior or superior will be applied to each category based on the comparison of that category to the subject's category. At the completion of the adjustment analysis process, an overall property rating for each of the six sales will be applied. This rating for each sale will be similar, superior or inferior. These overall ratings will be considered in estimating the value for the subject property on a per acre basis. Physical Characteristics: Next the sales were considered and compared with one another and the subject for physical characteristics. These include location, site size, land use, zoning, existing use, utilities, access and miscellaneous items. This process involves a qualitative analysis Location: The subject is located at the end of a private gated road near Lake Trafford in the City of Immokalee. The six sales utilized were compared and contrasted to the subject for location. Sales one, four, five and six were all judged to be similar in location to the subject while sales two and three were considered to be inferior for their more rural location when compared to the subject property. 93 Packet Pg. 1299 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Size: The subject property contains 59.79 acres and sale one was considered to be similar to the subject overall in size while the remaining five sales were smaller than the subject. Land Use Classification: The analyst considered the comprehensive land use plan classification effecting the subject property. All six of the sales were judged to have land use classifications judged to be similar to the subject. Zoning Classification: The subject property has a zoning classification as identified on the grid. The six sales all had zoning classifications which were considered to be similar to the subject overall. Utilities: The subject property has electricity and telephone available as utilities. All six of the sales utilized have similar utilities available and are judged to be similar in this category. Access: The subject property is accessed by a private paved road. In comparing the access for these sales when compared to the subject, sales one through five have access by means of a dirt road while sale six had access by means of a paved road. Sale six's access was judged to be similar overall while the access for sales one through six had their access rated as inferior. After completion of the analysis and adjustment process, the six sales provided the following adjusted value indications: Sale one $8,844 per acre; Sale two $7,639 per acre; Sale three $9,080 per acre; Sale four $8,750 per acre; Sale five $10,057 per acre and Sale six $9,002 per acre. These six sales provided a ranch of values from a low of $7,639 per acre provided by sale two to the highest value indication provided by sale five at $10,057 per acre. The median value indication was $8,923 per acre while the mean value per acre was $8,895. Land Sales Discussion: The subject property is a vacant unimproved site and is being valued subject to the existing comprehensive land use plan classification and zoning classification impacting the property. In addition, the property is being valued in consideration of the extraordinary assumptions discussed previously in the analysis. The analyst utilized six sales from a wide ranging area due to the unique nature of the subject property and the lack of comparable sales in the immediate vicinity of the subject. The six sales were compared one to another on individual categories and were rated as either being similar, 94 I Packet Pg. 1300 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES inferior or superior. After completion of the analysis and adjustment process, each sale was awarded an overall rating of inferior, superior or similar. These six sales utilized were compared one to another as well as the subject property to try and estimate the appropriate market value for the subject property on a per acre basis. Land Sale One is the March 22, 2022 purchase of the 62.19 acre parcel located on the north side of Cook Brown Road approximately 2,700 feet west of State Road 31. The property is rectangular in configuration with a land use plan classification of Resource Conservation and a zoning classification of PKR. The site was acquired for $550,000 or $8,844 per acre. The confirming party indicated that all of this site was wetlands and the purchaser was an agricultural disposal company and that their use would be permitted on the site. After completion of the analysis and adjustment process this property had an estimated value of $8,844 per acre. Overall, it was judged to be inferior to the subject due to its 100% wetlands rating. Land Sale Two is the June 1, 2021 purchase of the 14.4 acre site located on Kam Luck Drive. The property is long, narrow and had a comprehensive land use plan classification of Land Agricultural/Rural designation -Sending Lands and a zoning classification of RFMUVO-NRPA- NBMO-Sending. This property is located in a very rural area of southern Collier County with limited dirt road access. The property was acquired for $110,000 or $7,639 per acre. This property is considered to be inferior with location and be smaller than the subject. It is also judged to be inferior with respect to access. However, it was considered to be similar overall in wetlands percentage. After considering this subject property and the various differences in the subject, it was judged to be somewhat similar to the subject although it may be slightly inferior. This property provided a value indication of $7,639. Land Sale Three is the April 30, 2021 purchase of the 20.10 acre site located at 3050-3100 Pioneer 15 th Street in Hendry County. This site is located on the west side of Pioneer 15 th Street approximately 1,500 feet south of Arcadia Avenue. The property is irregular on configuration containing 20.1 acres with a land use plan classification of Agriculture and zoning classification of A-2. The site was acquired for $182,500 or $9,080 per acre. In comparing this sale to the subject property, it was judged to be superior overall to the subject. Land Sale Four is the December 23, 2020 purchase of the vacant site located at 17750 Grand Chenier Road. This places the property on the west side of Grand Chenier Road approximately 1,700 feet south of Wildcat Drive. The property contains 20 acres and has a zoning classification 95 Packet Pg. 1301 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES of DRGR and a zoning classification of AG-2. The site was acquired for $175,000 or $8,750 per acre. After completion of the analysis and adjustment process sale four was considered to be similar overall to the subject property Land Sale Five is the August 24, 2020 purchase of the vacant site located at 18100 Wildcat Drive for $105,000. In addition, it is located on the west side of Wildcat Drive approximately 1,700 feet north of Katydid Lane. The property is rectangular in configuration containing 10.44 acres with a zoning classification of DRGR and Wetlands. The zoning classification was AG-2. In comparing this sale to the subject property, it was considered similar overall in consideration of each of the comparison factors utilized. Land Sale Six is the June 15, 2020 purchase of the vacant site located at 6750 Rich Road on the south side of Rich Road approximately 2,000 feet east of Slater Road. The property is irregular in configuration containing 25.55 acres with a land use plan classification of Rural and a zoning classification of AG-2. The property is irregular in configuration and is impacted by wetlands and a flow way as discussed on the data sheet utilized within the analysis. This property sold for $230,000 or $9,002 per acre. In comparing this sale to the subject property, overall it was judged to be superior based primarily on the higher percentage of uplands when compared to the subject. After completion of the analysis and adjustment process, this sale was awarded an overall rating of similar to the subject property. Final Analysis and Value Estimate: The six sales utilized in this report were for properties of various sizes, locations, land use plan classifications and zoning classifications. These six sales were considered to be the best available for comparison to the subject property based on it's unique factors. The sales were from a wide ranging area which is typically larger than would be desired. However, due to the unique nature of the subject property the sales utilized in this analysis are considered to be the best available for comparison purposes. The six transactions provide a range of value indications from a low of $7,639 per acre to a high of $10,057 per acre with a median value of $8,923 per acre and a mean value of $8,895 per acre. In addition, the analyst considered the three sales which were rated as being similar to the subject in the analysis. These transactions were sales two, four and five. These three sales provided a range of value indications from a low of $7,639 per acre to a high of $10,057 per acre. The 96 Packet Pg. 1302 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES median value indication was $8,750 per acre with the mean value indication being $8,815 per acre. It was difficult to find sales directly comparable to the subject property in close proximately to the site. Due to the unique zoning and land use overlay as well as its location and wetlands to uplands ratio, the analyst expanded the market area to greater portions of the Southwest Florida area to find sales in locations judged to be somewhat similar to the subject with other factors similar to the subject. Multiple sales were found and the six sales included in this analysis are considered to be the best available for comparison purposes. After considering the six transactions utilized and analyzed in this report, as well as other information contained within the report, it is our opinion the subject property would warrant a market value near the mean and median value indications as provided by all of the sales as analyzed and the three sales judged to be similar to the subject as analyzed. Therefore, based on this information, it is our opinion the subject property warrants a market value of $8,900 per acre for the 59.79 acres contained within the subject site. This provides a value estimate of $532,131 which may be rounded for appraisal purposes to $530,000. 97 I Packet Pg. 1303 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES C'MO-4. .rection 6 - Reconciliation of Value Summary of Value Conclusions Cost Approach Income Approach Sales Comparison Approach Not Applied Not Applied $530,000 The Cost Approach is based upon the principle of substitution, which states that a prudent purchaser would not pay more for a property than the amount required to purchase a similar site and construct similar improvements without undue delay, producing a property of equal desirability and utility. The Cost Approach was not considered appropriate for application in this analysis as there are no improvements to the site to be considered. The Income Approach compares rentals of similar properties to the subject. The derived market rental rates are capitalized at a rate which considers available market financing and investor equity return requirements. In the analysis of the income -producing property the income capitalization approach is typically given greater emphasis in the Sales Comparison Approach. Vacant land is not typically purchased for its ability to produce a positive cash stream. Therefore, based on this analysis, it is our opinion the Income Approach to value is not appropriate for inclusion in this analysis. Therefore, the Income Approach will not be included. The Sales Comparison Approach references sales of the most similar properties the analyst was able to locate in the immediate vicinity of the subject as well as the expanded market area considered due to the unique nature of the subject property. Six sales were selected from the market for comparison purposes to the subject. After completion of the analysis and adjustment process, these six sales provided a range of value from a low of $7,639 per acre to a high of $10,057 per acre. The median value indication was $8,923 per acre with the mean value indication being $8,895 per acre. In addition, the analyst considered the three sales which were identified as being similar in the analysis. These are sales two, four and five. These three sales provided a range of value indications from a low of $7,639 per acre to a high of $10,057 per acre with the median value being $8,750 per acre and the mean value being $8,815 per acre. The analyst made a diligent search of the market area in the immediate area of the subject as well as a wide area of Southwest Florida. The analyst considered the comprehensive land use plan 98 Packet Pg. 1304 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES classification, zoning classification, access and uplands/wetlands ratio in the search for competitive properties. Numerous sales were found and the analyst considered the six sales included in this analysis to be the best for comparison purposes. Based on the data analyzed and considered by the appraiser and in consideration of the sales presented, it is our opinion the value estimate as reported herein is well supported. Based upon the results of the investigation and analyses, the market value of the fee simple interest of the subject property "as is", under the extraordinary assumptions noted and market conditions existing as of March 24, 2022 is: FIVE HUNDRED THIRTY THOUSAND DOLLARS CARLSON, NORRIS AND ASSOCIATES C. William Carlson, MAI, SRA State -certified general real estate appraiser RZ667 Michael Jonas, MAI, AI-GRS, CCIM State -certified general real estate appraiser RZ2623 ($530,000.00). 99 Packet Pg. 1305 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES CANe.d. .1tion 7 - Certification and Limiting Conditions Certification of C. William Carlson, MAI, SRA I certify to the best of my knowledge and belief: 0 The statements of fact contained in this report are true and correct. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and is our personal, impartial and unbiased professional analyses, opinions, and conclusions. 0 1 have no present or prospective interest in or bias with respect to the property that is the subject of this report and have no personal interest in or bias with respect to the parties involved with this assignment. 0 My engagement in this assignment was not contingent upon developing or reporting predetermined results. 0 My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal 0 This appraisal assignment was not based upon a requested minimum valuation, a specific valuation, or the approval of a loan. My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice of The Appraisal Foundation and the requirements of the Code of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute, as well as the requirements of the State of Florida relating to review by its duly authorized representatives. This report also conforms to the requirements of the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA). 0 The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 0 As of the date of this report, C. William Carlson has completed the continuing education program of the Appraisal Institute. The current education cycle extends till December 31, 2024. 0 C. William Carlson has made a personal inspection of the property that is the subject of this report. 100 I Packet Pg. 1306 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES 0 No one provided significant real property appraisal assistance to the persons signing this report. C. William Carlson has extensive experience in the appraisal/review of similar property types. C. William Carlson is currently certified in the state where the subject is located and has completed the continuing education requirements set forth with the State of Florida. Certification is current until November 30, 2022. 0 Although other appraisers may be contacted as a part of our routine market research investigations, absolute client confidentiality and privacy are maintained at all times with regard to this assignment without conflict of interest. 0 C. William Carlson is in compliance with the Competency Provision in the USPAP as adopted in FIRREA 1989 and has sufficient education and experience to perform the appraisal of the subject property. 0 The Uniform Standards of Professional Appraisal Practice requires the appraiser to divulge any services provided on the subject property during the preceding three years. C. William Carlson and Carlson, Norris and Associates have not completed an appraisal of the subject property, nor have we provided any services related to the property during the three years preceding the date of this appraisal. Based upon the results of the investigation and analyses, the market value of the fee simple interest of the subject property "as is", under the extraordinary assumptions noted and market conditions existing as of March 24, 2022 is: FIVE HUNDRED THIRTY THOUSAND DOLLARS Respectfully submitted, CARLSON, NORRIS AND ASSOCIATES C. William Carlson, MAI, SRA State -certified general real estate appraiser RZ667 ($530,000.00). 101 I Packet Pg. 1307 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Certification Of Michael Jonas, MAI, AI-GRS, CCIM The appraisal report that includes an appraiser's signed statement certifying that: 0 The statements of fact contained in the report are true and correct; 0 The reported analyses, opinions, and conclusions are limited only by the reported assumptions, limiting conditions, and legal instructions, and are the personal, unbiased professional analyses, opinions, and conclusions of the appraiser; 0 The appraiser has no present or prospective interest in the property appraised and no interest or bias with respect to the parties involved; 0 The compensation received by the appraiser for the appraisal is not contingent on the analyses, opinions, or conclusions reached or reported; 0 The appraisal was developed and the appraisal report prepared in conformance with the Appraisal Standards Board's Uniform Standards of Professional Appraisal Practice and complies with USPAP's Jurisdictional Exception Rule when invoked by Section 1.2.7.2 of the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA); 0 The appraiser did not make a physical inspection of the subject property. 0 The appraisal was developed and the appraisal report prepared in conformance with the Uniform Standards of Professional Appraisal Practice as defined by the Appraisal Institute and the Appraisal Standards Board's Uniform Standards of Professional Appraisal Practice and with the Supplemental Appraisal Standards for the Board of Trustees, 2016; 1 have performed no 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. 0 No one provided significant real property appraisal assistance to the person signing this certification. 0 1 have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. 0 The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. * As of the date of this report, Michael Jonas has completed the continuing education program for designated members of the Appraisal Institute. 102 I Packet Pg. 1308 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Based upon the results of the investigation and analyses, the market value of the fee simple interest of the subject property "as is", under the extraordinary assumptions noted and market conditions existing as of March 24, 2022 is: FIVE HUNDRED THIRTY THOUSAND DOLLARS Respectfully submitted, CARLSON, NORRIS AND ASSOCIATES Michael Jonas, MAI, AI-GRS, CCIM State -certified general real estate appraiser RZ2623 ($530,000.00). 103 Packet Pg. 1309 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES General Assumptions & Limiting Conditions Information Used: No responsibility is assumed for accuracy of information furnished by others or from others, including the client, its officers and employees, or public records. We are not liable for such information or for the work of contractors, subcontractors and engineers. The comparable data relied upon in this appraisal has been confirmed with one or more parties familiar with the transaction unless otherwise noted; all are considered appropriate for inclusion to the best of my factual judgment and knowledge. Certain information upon which the opinions and values are based may have been gathered by research staff working with the appraiser. Names, professional qualifications and extent of their participation can be furnished to the client upon request. Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil: No responsibility is assumed for matters legal in character or nature nor matters of survey, nor of any architectural, structural, mechanical or engineering nature. No opinion is rendered as to the legal nature or condition of the title to the property, which is presumed to be good and marketable. The property is appraised assuming it is free and clear of all mortgages, liens or encumbrances, unless otherwise stated in particular parts of this report. The legal description is presumed to be correct, but I have not confirmed it by survey or otherwise. I assume no responsibility for the survey, any encroachments or overlapping or other discrepancies that might be revealed thereby. I have inspected, as far as possible by observation, the land thereon; however, it was not possible to personally observe conditions beneath the soil or hidden; as a result, no representation is made herein as to such matters unless otherwise specifically stated. The estimated market value assumes that no such conditions exist that would cause a loss of value. I do not warrant against the occurrence of problems arising from any of these conditions. It is assumed that there are no hidden or unapparent conditions to the property, soil, subsoil or structures, which would render them more or less valuable. No responsibility is assumed for any such conditions or for any expense or engineering to discover them. Information relating to the location or existence of public utilities has been obtained through inquiry to the appropriate utility authority, or has been ascertained from visual evidence. No warranty has been made regarding the exact location or capacities of public utility systems. Subsurface oil, gas or mineral rights were not considered in this report unless otherwise stated. Legality of Use: The appraisal is based on the premise that there is or will be full compliance with all applicable Federal, State and local environmental regulations and laws, unless otherwise stated in the report; and that all appropriate zoning, building and use regulations and restrictions of all types have been or will be complied with and required licenses, consent, permits or other authority, whether local, State, Federal and/or private, have been or can be obtained or renewed for the use intended and considered in the value estimate. Component Values: The distribution of the total valuation of this report between land and improvements applies only under the proposed program of utilization. The separate valuations of land and buildings must not be used in conjunction with any other appraisal, and are invalid if so used. 104 Packet Pg. 1310 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES A report related to an estate that is less than the whole fee simple estate applies only to the fractional interest involved. The value of this fractional interest, plus the value of all other fractional interests, may or may not equal the value of the entire fee simple estate considered as a whole. A report relating to the geographic portion of a larger property applies only to such geographic portion and should not be considered as applying with equal validity to other portions of the larger property or tract. The value for such geographic portions, plus the value of all other geographic portions, may or may not equal the value of the entire property or tract considered as a single entity. All valuations in the report are applicable only under the estimated program of the highest and best use and are not necessarily appropriate under other programs of use. Auxiliary and Related Studies: No environmental or impact studies, special market study or analysis, highest and best use analysis study or feasibility study has been requested or made by us unless otherwise specified in this report or in my agreement for services. I reserve the unlimited right to alter, amend, revise or rescind any of these statements, findings, opinions, values, estimates or conclusions upon any subsequent study or analysis or previous study or analysis that subsequently becomes available to us. Dollar Values, Purchasing Power: The value estimates and the costs used herein are as of the date of the estimate of value. All dollar amounts are based on the purchasing power and price of the United States dollar as of the date of value estimate Inclusions: Furnishings and equipment or business operations, except as otherwise specifically indicated, have been disregarded, with only the real estate being considered. Proposed Improvements Conditioned Value: For the purpose of this appraisal, on- or off -site improvements proposed, if any, as well as any repairs required, are considered to be completed in a good and workmanlike manner according to information submitted and/or considered by us. In cases of proposed construction, the report is subject to change upon inspection of the property after construction is complete. The estimate of value, as proposed, is as of the date shown, as if completed and operating at levels shown and projected. Value Change, Dynamic Market Influences: The estimated value is subject to change with market changes over time. Value is highly related to interest rates, exposure, time, promotional effort, supply and demand, terms of sale, motivation and conditions surrounding the offering. The value estimate considers the productivity and relative attractiveness of the property both physically and economically in the marketplace. The estimate of value in this report is not based in whole or in part upon race, color or national origin of the present owners or occupants of the properties in the vicinity of the property appraised. In the event this appraisal includes the capitalization of income, the estimate of value is a reflection of such benefits and my interpretation of income and yields and other factors which were derived from general and specific market information. Such estimates are made as of the date of the estimate of value. As a result, they are subject to change, as the market is dynamic and may naturally change over time. The date upon which the value estimate applies is only as of the date of valuation, as stated in the letter of transmittal. The appraisal assumes no responsibility for economic or physical factors occurring at some later date which may affect the opinion stated herein. 105 Packet Pg. 1311 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES An appraisal is the product of a professionally trained person, but nevertheless is an opinion only, and not a provable fact. As a personal opinion, a valuation may vary between appraisers based upon the same facts. Thus, the appraiser warrants only that the value conclusions are his best estimate as of the date of valuation. There are no guaranties, either written or implied, that the property would sell for the expressed estimate of value. Title Review: Unless otherwise stated, the appraiser has not reviewed an abstract of title relating to the subject property. No title search has been made, and the reader should consult an attorney or title company for information and data relative to the property ownership and legal description. It is assumed that the subject title is marketable, but the title should be reviewed by legal counsel. Any information given by the appraiser as to a sales history is information that the appraiser has researched; to the best of my knowledge, this information is accurate, but not warranted. Management of the Property: It is assumed that the property which is the subject of this report will be under prudent and competent ownership and management over the entire life of the property. If prudent and competent management and ownership are not provided, this would have an adverse effect upon the value of the property appraised. Confidentiality: We are not entitled to divulge the material (evaluation or valuation) content of this report and analytical findings or conclusions, or give a copy of this report to anyone other than the client or his designee, as specified in writing, except as may be required by the Appraisal Institute, as they may request in confidence for ethic enforcement, or by a court of law with the power of subpoena. All conclusions and opinions concerning the analyses as set forth herein are prepared by the appraisers whose signatures appear. No change of any item in the report shall be made by anyone other than the appraiser, and the firm shall have no responsibility if any such unauthorized change is made. Whenever our opinion herein with respect to the existence or absence of fact is qualified by the phrase or phrases "to the best of our knowledge", "it appears" or "indicated", it is intended to indicate that, during the course of our review and investigation of the property, no information has come to our attention which would give us actual knowledge of the existence or absence of such facts. The client shall notify the appraiser of any error, omission or invalid data herein within 10 days of receipt and return of the report, along with all copies, to the appraiser for corrections prior to any use whatsoever. Neither our name nor this report may be used in connection with any financing plans which would be classified as a public offering under State or Federal Security Laws. Copies, Publication, Distribution, Use of Report: Possession of this report, or any copy thereof, does not carry with it the right of publication, nor may it be used for other than its intended use. The physical report remains the property of the firm for the use of the client, with the fee being for the analytical services only. This report may not be used for any purpose by any person or corporation other than the client or the party to whom the report is addressed. Additional copies may not be made without the written consent of an officer of the firm, and then only in its entirety. Neither all nor any part of the contents of this report shall be conveyed to the public through advertising, public relations effort, news, sales or other media without my prior written consent and approval of the client. It has been assumed that the client or representative thereof, if soliciting funds for his project, has furnished to the user of this report complete plans, specifications, surveys and photographs of land 106 Packet Pg. 1312 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES and improvements, along with all other information which might be deemed necessary to correctly analyze and appraise the subject property. Authentic Copies: Any copy that does not have original signatures of the appraiser is unauthorized and may have been altered and, therefore, is considered invalid. Testimony, Consultation, Completion of Contract for Appraisal Services: A contract for appraisal, consultation or analytical services is fulfilled and the total fee payable upon completion of the report. The appraisers or those assisting in the preparation of the report will not be asked or required to give testimony in court or hearing because of having made the appraisal in full or in part, nor will they be asked or required to engage in post appraisal consultation with client or third parties except under separate and special arrangement and at an additional fee. Any subsequent copies of this appraisal report will be furnished on a cost plus expenses basis, to be negotiated at the time of request. Limit of Liability: Liability of the firm and the associates is limited to the fee collected for preparation of the appraisal. There is no accountability or liability to any third party. Fee: The fee for this appraisal or study is for the service rendered, and not for time spent on the physical report. The acceptance of the report by the client takes with it the agreement and acknowledgement that the client will pay the negotiated fee, whether said agreement was verbal or written. The fee is in no way contingent on the value estimated. Special Limiting Conditions: The Americans with Disabilities Act became effective January 26, 1992. Not withstanding any discussion of possible readily achievable barrier removable construction items in this report, Carlson, Norris and Associates, has not made a specific compliance survey and analysis of this property to determine whether it is in conformance with the various detailed requirements of the A.D.A. It is possible that a compliance survey of the property together with a detailed analysis of the requirements of the A.D.A. could reveal that the property is not in compliance with one or more of the requirements of the A.D.A. If so, this fact could have a negative effect on the value estimated herein. Since Carlson, Norris and Associates has no specific information relating to this issue, nor is Carlson, Norris and Associates qualified to make such an assessment, the effect of any possible non compliance with the requirements of the A.D.A. was not considered in estimating the value of the subject property. This analysis is made in conformity with the requirements with the Uniform Standards of Professional Appraisal Practice and the Standards of Professional Conduct of the Appraisal Institute. Extraordinary Assumption is defined as: "An assumption, directly related to a specific assignment, as of the effective date of the assignment results, which, if found to be false, could alter the appraiser's opinions or conclusions. Extraordinary assumptions presume as fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property,- or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis." An extraordinary assumption may be used in an assignment only if: It is required to properly develop credible opinions and conclusions; The appraiser has a reasonable basis for the extraordinary assumption; Use of the extraordinary assumption results in a credible analysis; and The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary assumptions. 107 Packet Pg. 1313 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Please note the following extraordinary assumptions: A soil analysis for the site has not been provided. In the absence of a soil report, it is assumed that the site has adequate soils to support the highest and best use. The analyst is not an expert in the area of soils and recommends that an expert be consulted. This assumption is based on receipt of our firm a copy of a cleared environmental audit of the subject property. If the property is in fact found to have hazardous materials located on the site the value estimate may be negatively impacted. It is assumed that there are no hidden or unapparent conditions to the property, soil, or subsoil, which would render it more or less valuable. Subsurface oil, gas or mineral rights were not considered unless otherwise stated. The analyst is not an expert with respect to subsurface conditions, and recommends that an expert be consulted. It is assumed that there are no hazardous materials either at ground level or subsurface. The Novel Coronavirus (COVID-19) outbreak, declared by the World Health Organization as a global health emergency on January 30, 2020 is causing heightening uncertainty in local, national and global markets. This outbreak was identified as a pandemic on March 11, 2020 and further classified as a national emergency on March 13, 2020. Worldwide cases of COVI D-1 9 have been identified in the scope of this appraisal and has expanded. Travel and (Shelter in Place) restrictions have been implemented to "blunt the curve" of infections and stem the sale and longevity of this outbreak. A prolonged medical and economic crisis may have a significant yet, unquantifiable impact on real estate markets. The information provided within this appraisal is based on market data available at this juncture (date of value and date of the report). However, due to a significant uncertainty in property and capital markets as well as a rapid unfolding of this event, it is undeterminable for the appraiser to quantify and access the impact that this outbreak had, or will have on real estate values. Values and incomes may change more quickly and significantly than during more typical market conditions. It should be emphasized that the results of this appraisal analysis and the value conclusions reported herein are based on the effective date of the appraisal and the appraiser makes no representation as to the effect on the property of any unforeseen event subsequent to the effective date. 108 Packet Pg. 1314 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Section 8 - Addenda 109 Packet Pg. 1315 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Purchase Order Send all lnyok*s ta'. r�llw Couw4 EWQrd of Oxff�y C�issiw� C�nurrp Goard Df Cmnky Cmmms�mm Pr�em� SeM� Dmislon Adn: A�anls P2y2Ne Fih� 239,2!�17 0 U%T�ami7d ES�71111 Fa� 2YX732.DB44 NalplesFl- 3Lii 2 -5749 T�EA�mpl: Gr.Nir9lXr3iC-1 CIR m2d L� bi�;ipdeiUa�b�deA.� Purcl%ma Ordarriurr"r mW app*m 00 all MAW cmimp�ndmmshlppng pAmm and VandarX 129351 Pumhase order KOVAAPPILUSAL4L CONSULTING EERAGES LLf, 4,002117066 --"1Fa022 E'l3AGARLS1MWDRFl3S&ASM1W,L%TES POMKIllam G�nzaiwal:!� Ci9l NAPLES FL 341CO Ploaso deliver to: GOLUEN &AIE COMMUNITY PARK IiLa�yrl;i*: OXISMM 33L)D SAPATA BARf3ARA BLVD NAPLES FL Baiir, 7arm%ofP2ymwk Fi2eat4a rwrned2lEN Due ntl pt� mahow Diascromam Ordiar Qry XktH PffiL-*F%rZh* NW 6%h" C-)Q1Q CON bF1PRAlSbL 2 10C E.A 1.0 2.109." 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I �' 110 Packet Pg. 1316 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES W�um Ww7h Soil Map 80M&P-�6 CNdty AAA FWKS (Am Ho-AW Wode. WL DeWced TW 13 Fi- -W tu Jkt "3w D)rrw mawamr wMN M6= LFFMAcEl'AW39M ni,�. Nabural Rosourcos YA-b SDW S��y 3a uz= -, Cms�auon romico NWM31 Coop&r2ftvm S�l Su�q Paga i or a �WW4 E 0 45 m Lm 0 0 0 -6 0 m it 0 Ln m Ln 04 0 xP wrp. m 0 z r_ 0 E m III I Packet Pg. 1317 1 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Soil Map--C�lli&r County Area, FlOFida (Jim Howard Moody, W-L CFawford Trust) MAP LEGEND MAP INFORMATION Ama of interest JACI� W Spa A— 71re soil s,urveys that comprise your A01 were mapped at Ama Of W—t (A01) a Slany Spat 1!24.OW- S.W. 'M VryS1.nySp.' Warning� Soil Malp may riot be valid at this scale. Sod Map Una PctAon& W. Spot Enlargement of maps beyond the scale of mapping can cause Soill Map Urik Lim. misunderstanding of the detail of mapping and accuFacy of soil line placement. 7he rrkapG do not show the smal I areas of Sol Map Unft Points Sp3dsul Lim Fesiur- contr=ing mls that could have been shown at a rnom detailed Special PD4nl Feelums scale. 81—aut W�ter F..t— Stm— .,d C—l� Please, Mly on the bar scale an each map sheet for map B-- Pit rF*asur@FneFyts- TF—KrLatian )K Cley Spat Raft SourceofMap, Natufal ReSOUnCeS Conservation Service 0 Cb..d DW—wn Web Soil Survey JRL Hign—ys C�oordinat@Syst@m! Web MarcatDri(EPS(13857) GF-81 Pit US R—t.. Maps from the Walb Scil Survey are based on the, Web MeFcator GF-Ay Spt Wjr Fb-d. pro)action. which pFeserves direction and shape but distorts distance and ama. A projectJon that preserves 3m3, Such 3S the Landfill L-1 %ed. Abers equal-area canic, projection- should be u�d if mom L-- R— aCCUFam calcu lations of distance or area are mq uired. ik 11-kil—d! 4k M..h r —p A-9 Pfi=jj-p1hy This product is generated Irm the USDA-NRCS confied data as of the version date(s) listed below- sk Mi- �r Quny Soil Su rvey Amai ODIMr County Ama. Flotlda 0 Mi—larao-way Survey Ama Data� Vasion 15, Aug 25 , 2021 0 P—nni.1 Wat. Soil map units am labeled (as &Pace allows) for map scales V R..k 0.=.p 150.000 OF larger. + SWline SPIN Date(s.)2erial images were photographed, D*c19,2010—Nov 1,2017 SM4 spot The oFthophoto or oth8F base map an which the sDil lines were .a S—mly Eraded Spot compiled and dig itiz*d PnOba lbl� diffens from the backel round imagery displayed on these maps. As a result. some minOF shifting of map unit boundaries rna� be evident- 1) Sid. Or Sip Mr Sodo Spot Natural Resources Congmvwflon Servico Web Soil Survey National Cooperative Soil Survey 3)2112022 Page, 2 of 3 112 Packet Pg. 1318 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES SNI Ktp—DAlar County Area, FMCIS Map Unit Legend Jim Ho"rd Moody, W.L. Crawr&d Trual unn "bw 1111IMPLItkitHam Acres Irk AL01 "rcmt oF A-01 f) Pawwa, bmeslooe jubstrslum- 4.5 7.71% Cxoeland TinE, Rand assodallon, (3 b5 2 pffc*nt skves 20 P1. Drurn-Malabar, high 10.9 113.7% asmdalion, 0 b5 2 pmaeM 5k*- 43.2 43 Windef, FWWa. lknesiarpe- 73.7% BubsVfftum, mnd Glhabee soft. freque-roUy Knded. C! lu I peroHA 94W& Tbtaft %r Arm al VdbmmL 58.0 10D-[V% k.SrA% Nalmral Reankircea Vfth Sa survey SQIF2022 � COnafflVAUCh Service Nail*nal Cooperatlys Sol Survey page 3 of 3 113 Packet Pg. 1319 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Agricultural/Rural Designation Fulwe LwV Oslo C=kwnent as Gf Ordirbubm +fck M�l -1 2..3*Mod Mvch 9. XQ1 �Xfll) IL AGRICULTURALM URAL DESIGNATION Interlm Development Provislonis of Agriaultural A55es5rnent Area Any application for conditional use filed prior to July 22. 2CK)3, rE�latinq to Ilhat land subject to an A,nteed Order Abating Case -dated Apfl 181 2003. which applicatian aLso includa5 pcoperties under common cw related ownersriiip with and operaLad and maWained by the same or related operatoF of such land. shall be processed and corksidered pursuant to the InteCirri Development Provisions that were in effect from Ma rch 7, 2001. until July 22, 2003. OMNI* fthis sectian reftects merger of Ordrriance No- 2002-32 anar 2002-541 The AgriculbiraURural Land Use Designation is for 11hose areas that @ra remote trom the oxistinq development pattern, lack public facilities and services. are environmentally seasitive or are in agricuftural production- Urbanization is not pnomoted, therefore rrhDst allowaNe land uses ara of low intensity in an effort to maintain and promote the ru ra I character of thasis Ian&. (XlIl) The following uses and densities are generally permitted under this Designation — but may not be permitted in all Districtr, and SubdfsEricts, and may be subject to apacific critaria, conditions, developmont standards: pen-nittad dansftiss may be gnaab�r. or Wsar, tharl th;Rt $taped below. in some Districts and Subdistricts- Alternatively, the Rural; Lairids Stewardship Area Overlay cnntain& specific provisi&ris for uses, interiskimes and residential densifins for Stewardship RaQafvinq Aroas particiWi%g in the Stewardship Gredi't Systom- a- Agirlcultural usor such ai�-, farmlag, ramhing. forastry. b08-kQ0Dlnq: b. Residentlial wsa6 al a max1murin den&lly of ona dwellIng tmM per live gro5s acre5. except for legal nor�-lcontormlng Wis o(word: 0. Hiahtat preservagon uses: d- ParRs. open space and recreational uses, godf coursos; (lx� a- Essential smices, which am defined as fabFitior and saMces, includirig ultilities, garety sarvicas, and othim govornment sarv�icos, na&osrary to promote and proteW public healith. safigly and vmffare; (lx� f. CarnmuDily facilifics such as. churchos, group hotming Lks4�rs, cocnale-ries: and �Chools which shall be subjed to the folloyAng crItelr1o, Site ;R rea and whool size shall be subject to the Gerileral Educ-atlonal FacAlkles Reporl. subrriMad annual'ily 4y the Corlier County ��chool Board to 1he Board of GoUnLy Cnrnrrilrm.�onncs- s The 91to must colmply Mth the Stale R(quIrlairnents fnr EduGatIn"I Feclillfles aftpted by the Stiate Board of Fduoalion. - The GAte shiall be subject to all applWble State or Federal regutatlons. Comm unloallion and uli lily faclilties. except for ceritrM water and si�wae- faalitl&� a� nuted ,q bove JoLftekle Ru ral Fringe Ame onIVI: �IX) h- M i gra rit labor housing as provided in the Land Development Co del (I X) L Earthmining, oil extraction and related processft; 114 Packet Pg. 1320 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES FULUld L80 Use LIA"m * �Mrdhw� Kk� 2021-12. aduAd Wrc;h !k 2OPt (IXI 1. Mphalt plaflt as a Conditional 05a aa d0ned in the Land Development Code provIded that tha asphalt plant: �scompatiWe WIth SU rroundIng I@nd uses-, is riot located In a Ccwj nty. Stale or Fadem I jurisdictional welland area and any required buffer zane5, Is not localed wIthIn 1,0CH3 feet DI a Florida Stato Park: le not loratind within the Area of Cr4wl staIn Concern ns depicted on the F Liture La nd Uso Map: and, :is. not located viithin 1, 000 feel of a natural reservatiom. {IX) k. Gornmordial: uses accessory to other permItted OsErs, such as resl[aurant acce5sory to g0f wurse or relail sales of produce aucmwry io formIng. 4�Q long as restricytion'9 or 11mitationG are irnpased to insure ft cornmer6al use funaoffis as an accessory, 5ubordlnate use- Such restrictions ar llirnfteitlont, ci)ulld include limiting the size andor localion of the rommorcial use ancVcw llml�ng aDcass to 1hig cornmerdal use-, (VII)OXWOM J. Cornmerdal uses as principal usea, a8 pmvIded for within lhe Rural Commercial SubdIrstNct. Corkscrew Island Nei�ghborhood Gornmarc0l Subdistricl, and Rural Vll*es within the Rural Fringe Mixed Uge District, and tose4 upon the critariaset forlh therela, respecOvely: �ixplll� m- Industdal uses aa provbdad foir within the Rural -industrial SijbdiatOct and For Research and Technology Park& vAthin Rurial Viliages in VI* Rural FAnge Mixed Use District, and based upon the orlt-orin sal forth lhereiri, respectively, mgx� n. TTavell trailer recreational vehida pariks. provided the fal IoMng odtorla arn root: 1- The de nE�ity 1�3 ounsls� ant wIth the La nd Development Codu I 2. The site has direct prinolpal 4im-*m qo a road classMad as an artorlal in the Transporlation Element. dIwAprincoal afmes-s defined a5 a drIvmay andjor local roadway monnec6on to the afterlal road. pTouided the portion of local roadway intended t4D prov�de aooess to ihe RV park is. not wilihin a residential nelghborhcmd and does nat service a prodominalely residential area, and 3. Th+) uso will be compatiNe Mth turround Ing land uses. OVINIXXXVI� A. AgrlculturalllRural IVINed Use DISVIct The purpose of this District is lo pralEsdl and ancoura0e agricultural activltle�s. =@QfVa and prewrva onvironmenta%r sengitive arear,, provide for low -density reFddenUal devOopment. and other v&eF, identified under the AgFiCU IjUralfRurel DeGignation. These areas generally la�* Public facilliles and &arvi�ces_ Urbanization i8 ntA ptomwd, iherefore most allawable land uses ara of low Intan-sity in an effort to malintaln, :afW pnxmlo Ihe rural� characler of these lands. R"eInntlal Lioes are alk7wed as listed bellow. subjW to the tnierim [Development Provisione. a, �Dw -densIty residential dweiling units, al a maximurn dion-sity cl one dwelling unit per five gros& acros, ioxcept for iega I nori-confDrm Ing lots of recGrd-. (vFi)(iY.j In. Domitorlas. duplexes and other typw of staff hou:�Inq. as may ba incidental to. and in !8uppon of. consarvatim uses; MI)I[IX1 c. Group housing uses!subjrct Lo the following den!51ty)Intensl�y lirnitatlons..' FarnIly Care Facifitkap, 1 unit per 5 acres'. Group Go re Facilities and other Care Hcwuslng Fiqdlitias', Maxi murn Floor Area Hatio (FAR) rkW I& q�ixc"d 0.45- (XV�!z Plan Amrw*mrd by Clrdnanw N& WWAS ca January 25. N07 115 Packet Pg. 1321 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES ruwie Lund Usj� Ewfilai )I GB ol UgWancs No. WIdLi), 21321 (WIXIX) d. Staff housing as may be incidenial to, and In support of. wf&ty service facilifies and ass.i2-ntial services. e, Farm labor housing limited to 10 acres fn any si"te loostion: 4b SIngle farnily1dopleyJma bile home; 11 dwelling units per 81cra. 0 MuliKarniryidon-nitDry: 22 dwelling unil.5)beds per aore. Colgix) f. Spoding afW RocmilfiDn camps vAthin which the lodging compmem shall not exceed 1 cabinillodging unit per 5 gross acres, which may be achieved through -OusWring: �[)(Vll)(lxpm� 11, Ru riod Commorcial Ski bdistrict WlIkkIn the AgriculluraliRural - Mixed Use District. commemiaJ d"opment. up to a maximum d 200 acres. rn-ay be allowed providing the following zteindards (or intenCity nf use are rrict: ()Olq & The project, or lhat portion or a larger project. that is demted lo rnrTimarcial developmeni, is 2,5 aves or less in size; (IXI�XXXVH) b- The project or (W poston of a larger project which is devoted to P�amirnewclal developmen� is no olmor J�ian 5 rniles, moasured by radial di:�r)ce. firom the neareat developed commerciol araia. zoW 000mmorcial aroa or designated Mixed Use Activity Center. except that the soulhwi?sl qui9drant at the interserAian of US 41 and SIR 2G. Is eligible for commercial zonIng under thIs provision: PAq(FX) c, The proposed uses are limIted to of(ke. ralail. and perswal services intended lo seTV& the rural population and thu troveling publin. and are idonfiried ias those uses penrnItted in tha C-1, C,2 and C,3 Zoning DisWaL� of the I-ond Di3valaprnonl Code I MI)OX) d, Cornmerci�il Intonsity sMll not exceed 10,000 square feet af qmss leasable Floor area per am: (Vll)(lx� f. The projeo Is buffered from adpmnL properties. 2. Corkscrew Islond Nalghborhoad Commercial Subdistrict Thia Subdistrict, omprIsrN approximately 8 acres, �s bcaleci on ft nwhwest cornef of fi-M immoluglue Roadli'lati Road inlersecticc. The purpo5e Gf thig Subdirtriot is, to provide neighborhood oornmrdat uses - lo"r order retail, office, and pemnal &arv" user - conveniently located to serve the surrounding rural areia and passerby-tra%. Development in this Subdiotdut atiall comply with the follo%Wng requirements and 11161:19dons' a. Rezoning is encouraged to be In ft form of 2 PLJD. b. The Subdistrict shEdl be developed as a unifled pliRnnad development with a common archltectura I ttName. c. The Subdistrict sh;i 11 be limit&d to a maximum grosa leasable floor araa -of 70, DOG square feet. & U&es shall be Jimlied Io those permitted and conditional uises set forlb 1n IN 0-2, Commmoial Comq nience, Zoni nq Dislr� of the CoIllier County La ri-d Dmiopment Code. CWdIllahco Nurnbe� 04-41. in affe-cl ns of the date of adoption of thit SubdIstriat. (XXXV11) = PlahAfriendmrift Drdiname No, �M.549 nn Januay 27. W1 5 116 Packet Pg. 1322 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES QUALIFICATIONS OF C. WILLIAM CARLSON, MAI, SRA STATE -CERTIFIED GENERAL REAL ESTATE APPRAISER RZ667 EDUCATION: Northeastern Oklahoma A and M College, 1966-1967 Edison Community College, 1967-1968, Associate of Arts Degree University of Southern Mississippi, 1968-1970 Bachelor of Science in Business Administration PROFESSIONAL EDUCATION: Society of Real Estate Appraisers: Course 101: Introduction to Appraising Real Property - 1976 Course 201: Principles of Income Property Valuation - 1978 Rental Apartment Complex Appraisal Seminar - 1978 Narrative Report Writing Seminar - 1978 Course 202: Applied Income Property Valuation - 1984 R41 b and the Appraiser - 1985 Valuation and Evaluation of Proposed Projects - 1987 Depreciation Analysis - 1988 Professional Practice Seminar - 1988 FNMA Property and Appraisal Analysis Guidelines - 1989 American Institute of Real Estate Appraisers: Standards of Professional Practice - 1983 Sales Comparison Approach using a Market Data Grid - 1986 Course: Capitalization Theory and Techniques Part A - 1987 Course: Capitalization Theory and Techniques Part B - 1987 Standards of Professional Practice (Update) - 1988 Appraisal Institute: Standards of Professional Practice - Part A - 1991 Standards of Professional Practice - Part B - 1991 Subdivision Analysis - 1991 Land Fills and Their Effect Upon Value - 1991 Feasibility and Highest And Best Use - 1991 Real Estate Law For Real Estate Appraisers - 1991 Fair Value/What Is It and How To Estimate It - 1991 Appraisal Banking Regulations FIRREA - 1992 Rates, Ratios, Reasonableness - 1992 Appraising Troubled Properties - 1992 Appraisal Review/Income Properties - 1993 The Appraisers Guide to the Uniform Residential Appraisal Report - 1993 Discounted Cash Flow Analysis - 1993 Understanding Limited Appraisals and Appraisal Reporting Options (General) - 1994 Appraisal for Retail Properties, 1996 Standards of Professional Practice, Part A, 1996 Standards of Professional Practice, Part B, 1996 Appraising 1-4 family income properties - 1996 The Appraiser's Complete Review - 1997 Main skills, calculator and graphical interpretation - 1998 General concepts - 1998 Cost Approach, Feasibility and Highest and Best use - 1998 117 Packet Pg. 1323 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Income Approach and Partial Interests - 1998 Sales Comparison Approach - 1998 FHA and The Appraisal Process - 1999 Attacking and Defending an Appraisal in Litigation - 2000 USPAP Core Law Update for Appraisers - 2000 Standards of Professional Practice, Part C (completed) - 2000 Condemnation Appraising Basic Principles (completed) — 2000 Business Practices and Ethics - 2019 SFWMD: Appraisal Fundamentals, Project Influence and Natural Resource Impacts - 2001 Florida State Law & USPAP Review for Real Estate Appraisers - 2002 Rates and Ratios: Making Sense of GIMs, OARS and DCFs - 2003 The Emerging Mark -to -Market: Valuation for Financial Reporting - 2003 National USPAP Update Course — 2004, 2006, 2008 SFWMD: Current Appraisal Issues in Florida 2002 — 2005 The Professional's Guide to the URAR Form - June, 2005 SFWMD: 2006 Appraisal Seminar - April, 2006 Florida State Law for Real Estate Appraisers — August, 2006; September, 2008; May, 2010 SFWMD: 2007 Appraisal Seminar - May, 2007 Forecasting Revenue - September, 2007 Appraisal Challenges: Declining Markets and Sales Concessions - May, 2008 SFWMD: 2008 Appraisal Seminar - May, 2008 Supervisor Trainee Roles and Rules — September, 2008; May, 2010 USPAP Update Course — September, 2008; May, 2010 Introduction to FHA Appraising - February, 2009 Business Practices and Ethics — December, 2009 Appraisal Institute: National USPAP Update Course — May, 2010 Appraisal Institute: Forecasting Revenue — October, 2010 The Uniform Appraisal Dataset from Fannie Mae and Freddie Mac —August, 2011 Appraisal Curriculum Overview (2 Day General) — November, 2011 Trial Components: Recipe for Success or Failure — February, 2012 Florida Appraisal Law — May, 2012; June 2014; July 2016 Appraisal Institute: National USPAP Update Course — May, 2012 Business Practices and Ethics — September, 2012 Excel as an Appraisal Professional: Making Your Job Easier — June, 2013 Appraising the Appraisal: Appraisal Review — Residential — August, 2013 Problems in Critical Thinking — February, 2014 Uniform Appraisal Standards for Federal Land Acquisitions — March, 2014 7- Hour National USPAP Update Course — June 2014 Real Estate Education Specialists, Inc. National USPAP Update — July, 2016 FHA Property Analysis — July, 2016 Better Safe Than Sorry — July, 2016 The Underlying Asset — July, 2017 Sales Comparison Approach for Mixed Use Properties — July 2017 Uniform Appraisal Standards for Federal Land Acquisitions: Practical Applications - September, 2017 McKissock: National USPAP Update (2018 - 2019) — September, 2018 Florida Appraisal Laws and Regulations Update — September, 2018 That's a Violation: Appraisal Standards in the Real World — August 2020 118 Packet Pg. 1324 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES Florida Appraisal Laws and Regulations Update — August 2020 The Appraisal of 2-4 Unit Properties — September 2020 National USPAP Update (2020 — 2021) — September 2020 Residential Property Inspection for Appraisers — September 2020 Documenting the Appraiser's Work File — September 2020 Desktop Appraisal Assignments: An Overview — September 2020 PROFESSIONAL MEMBERSHIPS: President of Southwest Florida Chapter of the Appraisal Institute Society of Real Estate Appraisers, Chapter 186, Fort Myers, Florida 1991 Member of the Appraisal Institute (MAI, SRA) State -Certified General Real Estate Appraiser #RZ667 EXPERIENCE: Carlson, Norris and Associates, Inc., Fort Myers, Florida, July, 1985 to Present Stewart & Stephan, Inc., Fort Myers, Florida, July, 1981 to July, 1985 Richard P. Webster and Associates, Inc., Fort Myers, Florida Real Estate Appraisal Firm, 1976-1981 Special Magistrate - Lee County Value Adjustment Board, 1990-2001, 2012, 2013, 2014, 2015,2016,2017,2018,2019,2020 Special Magistrate - Charlotte County Value Adjustment Board, 2003-2007 and 2010, 2012,2013 Properties appraised include all types of residential properties, apartment and condominium projects, motels, restaurants, offices, warehouses, acreage, mobile home parks, residential subdivisions and miscellaneous properties. Appraisal clients include the City of Fort Myers, City of Cape Coral, Lee County, Florida Department of Environmental Protection, financial institutions, attorneys, builders, developers, mortgage companies, home transfer companies, and private individuals. 119 Packet Pg. 1325 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES QUALIFICATIONS OF MICHAEL P. JONAS, MAI, AI-GRS, CCIM STATE -CERTIFIED GENERAL REAL ESTATE APPRAISER RZ2623 EDUCATION: University of Central Florida - 1999 BSBA — Finance PROFESSIONAL EDUCATION: Appraisal Institute: National USPAP Update Course, 2012, 2014, 2016, 2020 Appraisal Institute: 2018 Legislative VALUEvent, 2018 Appraisal Institute: Advanced Income Capitalization, 2003 Appraisal Institute: Advancing the Appraisal Profession, 2019 Appraisal Institute: Analyzing Distressed Real Estate, 2007 Appraisal Institute: Appraisal Laws and Rules, 2000, 2002, 2004, 2020 Appraisal Institute: Appraisal Report Writing, 2005 Appraisal Institute: Artificial Intelligence, AVMS, 2019 Appraisal Institute: Business Practice and Ethics, 2012, 2016, 2019, 2020 Appraisal Institute: Desktop Appraisals 2020 Appraisal Institute: FIL State Law for Real Estate Appraisers, 2004 Appraisal Institute: Florida Appraisal Laws and Rules, 2012, 2014, 2016 Appraisal Institute: Florida Real Estate Valuation, 2011 Appraisal Institute: Florida State Law for Real Estate Appraisers, 2006 Appraisal Institute: Fundamentals of Separating Real Estate, 2012 Appraisal Institute: Insurance Appraisal, 2011 Appraisal Institute: National USPAP Update Course, 2000, 2002, 2004, 2006, 2008, 2010, 2012 Appraisal Institute: Real Estate Damages, 2011 Appraisal Institute: Reappraising, Readdressing, Reassigning, 2007 Appraisal Institute: Review Theory — General, 2014 Appraisal Institute: Roles/Responsibilities Supervisor/Trainee, 2006, 2008 Appraisal Institute: Specialty Appraisal Continued Education, 2000, 2002, 2004, 2006, 2008, 2012, 2014, 2016 Appraisal Institute: State Law for Real Estate Appraisers, 2008, 2010, 2012 Appraisal Institute: The Appraiser as an Expert Witness, 2016 Appraisal Institute: Trial Components, 2016 Appraisal Institute: Uniform Appraisal Standards for Federal, 2007 Bert Rodgers: Continuing Education, 2004 Bert Rogers: Real Estate CE, 2006 Bob Hogue: CE for Florida Real Estate Professionals, 2016 CCIM Institute: Financial Analysis Commercial Investment, 2008 CCIM Institute: Financial Analysis for Commercial, 2008 CCIM Institute: Investment Analysis Commercial Investment, 2009 CCIM Institute: Investment Analysis Commercial, 2009 CCIM Institute: Market Analysis Commercial Investment, 2008 CCIM Institute: User Decision Analysis Commercial Industrial, 2009 CLE International: Eminent Domain, 2006 Cooke: CE for Real Estate Professionals, 2015 DPBR: FREAB Board Meeting, 2007 FREB Board Meeting, 2007 Larson Educational Services: Core Law, 2010 McKissock: Supervisor —Trainee Course for Florida, 2019 120 Packet Pg. 1326 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES NABOR Ethics Training: 2004, 2008, 2012, 2016 Southern Real Estate Academy: Broker License, 2007 Trans Equity Inc: Core Law, 2012 EXPERIENCE: 1999— 2000 Clayton, Roper & Marshall Orlando,FL 2000— 2001 Chapman & Associates Sarasota, FL 2001— 2008 Coast Engineering Consultants, Inc Naples, FL 2008— 2009 Orion Bank. Naples, FL 2009— 2011 Iberia Bank Naples, FL 2011— 2014 Integra Realty Resources Naples, FL 2014— 2016 Capstone Valuation Advisors, LLC Naples, FL 2016— 2019 MPJ Real Estate Services, Inc. Naples, FL 2019 — Present Carlson, Norris & Associates Fort Myers & Naples, FL PROFESSIONAL MEMBERSHIP: Appraisal Institute, Member (MAI / AI-GRS) No. 12480 Certified Commercial Investment Member, CCIM No. 18275 Certification, State Certified General Appraiser RZ2623 Member, Naples Area Board of Realtors State of Florida, Registered Real Estate Broker BK700992 Properties appraised include: subdivisions, retail centers, motels, commercial buildings, industrial buildings, warehouses, mobile home parks, professional offices, medical offices, office/warehouse condominiums, single family homes, duplexes, apartment projects, individual condominium projects, residential lots, acreage, wetlands, special use properties, ranches, conservation easements hotels, marinas, mixed -use subdivisions, regional malls, gas stations, self -storage facilities and eminent domain cases. Appraisal clients include: banks, savings and loan associations, attorneys, corporations, builders, developers, mortgage companies, insurance companies, home transfer companies, private individuals, and local, state and federal government agencies. Qualified as an expert witness in Monroe and Collier County Circuit Court. 121 Packet Pg. 1327 COLLIER COUNTY BOARD OF COUNTY COMMISIONERS CARLSON, NORRIS AND ASSOCIATES LICENSE FOR C. WILLIAM CARLSON, MAI, SRA 0. $TATE OF FLORIPA d bror DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLO RIDA IR RNSALBD TKFCERTIFlED-GFNl- FIEDUNDERTHe P� mvisl Tum -AP',L-'E-S--Wf . -1-plqCCjUrTkLYDR#;e. umlmmm owt, IT&oaER 3o. Do not alLy ihi� 6pugnat in "ry fortm. Plic It it iv; miziwiful for "rm- tkh� ftm the i1cenjec IG u4c ChIs dodmant LICENSE FOR MICHAEL JONAS, MAI, AI-GRS dbpr $TATE OF FLOR IDA L' 4i. DEPARTMENT OF 8 U SJNESS AND PROFESSIONAL REGULATION FLO RI 0A R M MATE APPRAISAL 80 THE CEPTiFIF D U NIERAL APVRXdSEtl HEKiN IS CEIR WED UNDEP THE PROWSIONS 01� CHAFfIR 475- 1- LUNIJA SIAILFTES -4 EL PAU 919 COURTNEY UPIVE STE 14 FORT My;ER,,"' "FL �4109 30. Z= AwaysiwKv kc�s mfifim mtMyFj3ridmUcmmoA� TIm myow licimsm. It is LdnLvafti for an"moathmrthwhtholkorrA�pt3 usQtht: docurnanL 122 Packet Pg. 1328 ,-,Ippraisal Rerierflo Emily Arnold, Brian Blocker, Moody Crawford Trust 5 parcels 89.29 acres total Folio Number(s): Emily Arnold (00053808000) 5 acres Brian Blocker (00053815006) 24.5 acres Moody Crawford Trust (00053813008, 00053440002, & 00053805003) 59.79 acres Moody Crawford Only 59.79 acres Packet Pg. 1329 Two Appraisal firms were tasked with the valuation of the 59.79 acres SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value given is the final, rounded conclusion of the appraisal. To nse this summary without first reading the appraisal report could be misleading. PROPERTY INFORMATION Property Identification Pepper's Ranch Preserve Project - Moody 59.79 Acres located along Trafford Oaks Road Immokalee, FL 34142 Property Description A P9.79�acre vacant parcel located along the east and west sides of Trafford Oaks Road in Jininokalee, Florida. Property Type Vacant Land Owner of Record Jim Howard Moody and W. L. Crawford Property ID # 00053440002,00053813008,& 00053805003 In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally sin-fflar properties is used, mid comparisons are made to demonstrate a probable price at which the subject property wottld sell if offered on the market. This approach is particularly strong when comparable sales data is plentiful and there is good conformity among properties in the neighborhood. DEFINITION OF MARKET VALUE In Urdted States tax law, the definition of Fair Market Value is fo-tmdin the United States Supreme Court decision in the Cartwright case: The fair market value is the price at which the property would change hands betweeR a willing buyer and a willing seller, neither being -Lu-ider any compulsion to buy or to sell and both having reasonal.4e knowledge of relevant facts. I Packet Pg. 1330 1 Reconciled Market Data 2 Appraisal firms were tasked with the valuation of the 59.79 acres. Appraiser 1 LAND SALES ADJUSTMENT GRID ITEM SUBJECT CONW n COMP X1 COMP P3 CI)NIP;4 COW 45 COW M LmrnokaLee N- Fl- Mvers b;tero Labelle Labclk� Labclk� Imrm�kalee PKCIPERTY IDENTIFICATION Nkx)dv 2080DWilliaFris 2M40&20620 1600 & 1800 1536 A Rd ERd Lake Tyfford Trafford Caks Rd Drive Lazy D Farm Rd CRd Fd- SALE PRICE N/A W0,000 $580,000 $W5,000 $575MO $475,000 $500))W REAL PROPERTY RIGHTS N/A Fee Sim p14 Fee simple Fee simple Foe Simple Fee Simple Fee Simple CONDITIONS OF SALE Mark-t marw marw b&rket NIATk2t NIACIL-t Listing BUILDING PAPROVEMENTS Cleared None None NfirdmalConl- No Contribution None Norwo� FINANCING Cash cc Cashtoseller Cashtoseller Cash to seller Cash to seller Cmh to seller NJA Equivalent 0 0 0 0 ADJUSTID SALE PRICE KJA $6WAW W01000 W5,000 $575,000 $47.5,000 $500fim RteotdingDatt N/A 06JG3r2l 05114t2l 11117/21 10JO 1 M OZ02SA2 04/13a2 Mnrktbs Prior To EfIkelive Date IIQ13�22 10,32 10.98 4.93 6-39 1.45 0.00 MARKE r CHANGE ADJUSTMENT N/A 7.7% 8-2% 3.6% 4.8% 1.1%1 ADJUSTED SALE PRICE N/A $732,643 $627,761 $626,927 $602,502 $490,153 $500,000 Fa�co,t Area ih Gr.)L; Acf,; 59.1-9 5524 55JD3 &L.26 75.88 64.40 3952 PRICE PTR ACRE ? $13,263 $11,4" $9,756 $7,940 $7,456 $12,652 LOCATION ADDRESS Trafford Caks Rd William� Dr. Lazy D Frm. Rd GRd ARd C Rd Lake T raffocci LEGAL ACCESS Y. -, yes Yes Yes yes Yes Yes PHYSICALACCESS Y" yes YLS Yes yes Yes Yes OVERALL LOCATION Averape Superior Superior wprlor lnlln�rior W'rior SI-Supkeriar 0% -10% 0% 0% 0% 0% UIFILIT][ES W4211 & Septic SiwLilae SiwLililt Similar SiMililf Similar Similar 0% 0% 0% 0% 0% 0% COMIF. PLAN RSLA DRGRIWetlands DRGRMetlands Agriculture Agriclt.re Agriclture RSLA ZONING A - MHO AC-2 AC,2 A-2 A-2 A-2 A - MHD 0% 0% 0% 0% 0% 0% SIZE IN ACRES 59.79 5524 5503 6426 75�&S 6440 39.52 SHAPIUCONF[GURATION Reclanpular Similar Similar Similar Similar Similar Similar 0% 0% 0% 0% 0% 0% PHYSICAL CHARACTERISTICS Nativev% Similar Similar Superior superior Superior Similar WETLANDS Yes tEnimal yes None None None Yes II 1 0% 0% 0% 0% 0%1 I GROSS ADYUSTTAENT N/A 1 0%1 10% 0% 0% 0% 0%1 INDICATION OF UNIT VALUE ? S13,2631 $10,267 $9,756 $7,940 $7A56 $12,62 ESTIMATE Of VALUE $8,000 per gross acre resWts:hi an fi-Ldication of value for the sul�ect as of April 13, 2022, of $478,320 (59.79 acres x $8,000 per acre), which rounds to S480,000. I Packet Pg. 1331 Appraiser 2 Land Sales Adjustrinient Analysis - Qualitative Critffr.a Subject Sale 1 Sale 2 Sale 3 Sale,11 Sale ii, sale 6 Locatim Tei Oaks Road limmokallee 413M Ccolk Birw RDiad Punta GcFda Kam Luck Dmie Naples 3050-3100Puneer15thSt Pureer IT753 Grand Cheriff Road Fort Myers 18100 Wildcat Drin Fort M�erri �750 Rich Road NDrth Fat Wers Recording WA linsibrumern: 3077M linstrunnent 607317D OR 0997AP 93 Instrument 2MOM0670 linsbrunneiriN20201MM I 3D4 wi 2020DW145291 Sales Free INA $550pm $1111OX0 3182,�,00 $1175,030 $105,000 $2M= SalarApKaisal Date March 24, 201-1 March 22, = J" 1, 2021 April M, 2021 Decembeir 23, 202D August 24, IM June 15, 29Z Parcel Size (so 2 �1114 2.Ll� 6 2_ LIZ ML51 %1 zN0 454!7�. 1.111.13� Parcel Size Aues) �4�,2 4 0_,t, 5_. 2555 Sale PFICe INA $550pm $110,KO 3182,500 $1175,030 3105,000 $2MOM Sales Free per Am INA $B,844 $9,0M $8,750 $10,057 $9,002 Transaelional Adjustments Prop" Rights FeeSimple Fee Siii Fee Simple Fee Siff* Fee Siffilk Fee Siri Simple Financing WA PMM $475,CCO Cash to Seller Cash to seller Cash to Seller Cash to Seller Cash tG Sellff Conditions of Sale Nwe N= N� NI)ne NDne Ncine None Bipenditures Immediately wher Sale Nwe Nme Ame &Dne NiTrke "me N= Market Conditions. WA NDne None NDne NiTrke Mime N= Adjuste,J Sale Price WA $550,I)GO $11110.1i 3182,S0 $1175,030 $105,000 Vmm Adjuste Sales Price per Aue PYA $B,844 $9,0M $8,750 $10,057 $9,002 physical Properties Locatim limmokaee Punta GDrda Pbwr Fortki Fat Mym North Fort Myers Parcel Size Acries 19-1" 62019 14-41) 20=11) 2000 10044 2555 Land Use Agncu= luced Use Rescuuce COnGeNOadDin jituraY Rural M—Inatibin- &!ndii Agneui DRGR (I 4%)Wetlanclis (B6%) DRGR (37%lWaidw�ds (63%� Rural Zoning A-MHO-RLSA PKR RFkAUrVCi BIAO-Send nQ A-2 AG-2 AG-2 AG-2 Utilities Electw�ri-!Feleo� Ele�eephane Electricft�elephone Electriortyffelephone Eledncitirffel*b� Elecriclyffelelphm Elecbricit�e"ne Access P!Brab� Paued ROW DirtRoad DIN Read DIN Road DIN Row Din Rmd PEYed Road UplandsfiIiiiietlards UPaFdG (Z%yWeMandS V4%) Wellands 10)% U"ws ii-m%yinietkincis (65% Uplands � 11317%) Uplands (14%)Wdands; 186%) Uplana IV%Metlands (63%) UiNands; (49%7Fe—Uands 151%) Phvsical Prwerre Ratinas Loc,atim limmokaee Similar Interior infew Similar Similar Parcel Size 59-B Similar Sirrialer 54naller Smaller Smaller Land Use Aginculturrall.Rural Mixed Use Similar SAmlar Ski Similar Similar Zoning A-MHO-RLSA Similar Similar Ski Similar Similar Utilities EleG"'Falleit— Similar Similar Ski Similar Similar Access PI-Rati Paued ROW InfMg Ini kdew lnfeFk)r InWff Uplands[Wetlards Uplandis (2f,%YWebnds (74%) linferiur Similar S.Pefi. Sli Simil., 10vie.11 Rating Infe- Sini. Sup— Similar Similar 7 P7 7 Based upon the results of the investigation and analyses, the market value of the fee smple interest of the subjelat property 'as is", under the extraordinary assumptions noted and market cond ibon s exist ng a s of March 24, 2022 1 s'. FIVE HUNDRED THIRTY THOUSAND DOLLARS ................................................... ($630,000.00). CARLSON, NORRIS AND ASSOCIATES I Packet Pg. 1332 1 The Sales Comparison Approach involves the direct comparison of sales of similar properties, adjustments for variances, and correlation of the results into a property value indication. Adjustments to the sale prices of competitive properties selected for comparison are considered as they relate to the subject property and to the various dissimilar investment features. Valuation Methodology Appraiser #1 $480,000 Appraiser #2 $530,000 divide by 2 is $505,000 dollars. 4/19/2022 Roosevelt Lemard, R-'W-AC Sr. Rff�aewApprawer Aw COU14ty Facilities �,Lmaaement'Real PmDeir, 3; -,� TM)IMIL �-m E S-e. El Napleg,FL34112 Ph 239-252-2621 roimove.it.1coEard(acolli��-fL;�oy I Packet Pg. 1333 /40 Carroll & Carroll Real Estate Appraisers & Consultants APPRAISAL REPORT FOR THE CONSERVATION COLLIER PROGRAM AND THE COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS SUBJECT PROPERTY: PEPPERS RANCH PRESERVE PROJECT - MOODY 59.79 ACRES LOCATED ALONG TRAFFORD OAKS ROAD IMMOKALEE, FL 34142 AT THE REQUEST OF: ROOSEVELT LEONARD, R/W-AC SR. REVIEW APPRAISER COLLIER COUNTY FACILITIES MANAGEMENT/REAL PROPERTY 3335 TAMIAMI TRAIL E., STE. 101 NAPLES, FL 34112 ASSIGNMENT NO.: 5981-TS APPRAISAL EFFECTIVE DATE: APRIL 13, 2022 DATE OF REPORT: APRIL 15, 2022 5981 Report Table of Contents Table of Contents SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1 CERTIFICATION..................................................................................................................................... 2 SCOPEOF WORK................................................................................................................................... 4 ESTATEAPPRAISED.............................................................................................................................. 5 DEFINITION OF MARKET VALUE..................................................................................................... 6 ASSUMEDEXPOSURE TIME................................................................................................................ 6 AREAINFORMATION.......................................................................................................................... 7 MARKETAREA.....................................................................................................................................17 PROPERTY INFORMATION............................................................................................................... 28 SITEDESCRIPTION.......................................................................................................................... 29 SUBJECTPHOTOGRAPHS.............................................................................................................. 31 ENVIRONMENTAL CONTAMINATION.................................................................................... 35 NATURAL RESOURCE CONCERNS............................................................................................ 36 ZONING.............................................................................................................................................. 41 ASSESSMENT AND TAXES............................................................................................................ 43 FLOODZONE DATA....................................................................................................................... 44 TRANSACTIONAL HISTORY........................................................................................................ 46 CURRENTSTATUS........................................................................................................................... 46 HIGHEST AND BEST USE................................................................................................................... 47 CONSIDERATION OF APPROACHES............................................................................................. 48 SALES COMPARISON APPROACH................................................................................................. 49 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 51 VACANT LAND COMPARABLES................................................................................................ 52 LAND SALES ADJUSTMENT GRID.............................................................................................. 58 ESTIMATEOF VALUE......................................................................................................................... 63 ADDENDA............................................................................................................................................. 64 Carroll 8v Carroll 5981 Report Summary of Important Data & Conclusions SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value given is the final, rounded conclusion of the appraisal. To use this summary without first reading the appraisal report could be misleading. PROPERTY INFORMATION Property Identification Pepper's Ranch Preserve Project - Moody 59.79 Acres located along Trafford Oaks Road Immokalee, FL 34142 Property Description A 59.79-acre vacant parcel located along the east and west sides of Trafford Oaks Road in Immokalee, Florida. Property Type Vacant Land Owner of Record Jim Howard Moody and W. L. Crawford Property ID # 00053440002, 00053813008, & 00053805003 CLIENT INFO & VALUE CONCLUSIONS Client Collier County Facilities Management Department Intended Use To assist the Conservation Collier Program and the Collier County Board of County Commissioners. Intended Users Conservation Collier Program and the Collier County Board of County Commissioners. Appraisal Effective Date April 13, 2022 Date of Report April 15, 2022 Date of Inspection April 13, 2022 Purpose of Appraisal Estimate market value "As Is" Estate Appraised Fee Simple Interest Appraised 100% Estimated Market Value $480,000 GENERALINFO Appraiser Timothy W. Sunyog, MAI State -Certified General Appraiser RZ 3288 Scope of Work All applicable approaches to value were developed. EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS None HYPOTHETICAL CONDITIONS None Carroll &, Carroll 1 5981 Report Certification CERTIFICATION I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF: I personally inspected the subject property and the comparable sales. The statements of fact contained in this report are true and correct. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions and our personal, impartial and unbiased professional analyses, opinions and conclusions. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. In the three years immediately prior to acceptance of this assignment I have not performed any services regarding the subject property as appraisers, or in any other capacity. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions and conclusions were developed, and this report was prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. I am also subject to the Code of Ethics and Standards of Professional Practice of the Appraisal Institute, which includes provisions for peer review. The use of this report is subject to the requirements of the State of Florida relating to review by the Florida Real Estate Appraisal Board and to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. No one other than the undersigned prepared the analyses, opinions and conclusions concerning real estate that are set forth in this report. Carroll & Carroll 2 5981 Certification As of the date of this report, I have completed the requirements of the continuing education program of the State of Florida, and for Designated Members of the Appraisal Institute. CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 3 5981 Report Scope of Work SCOPE OF WORK All applicable approaches to value were developed and the value conclusion reflects all known information about the subject property, market conditions, and available data. The scope of work was: • Inspected the subject property and the comparable sales • Reviewed aerial photographs, land use plans, the Land Development Code, the Conservation Collier Initial Criteria Screening Report and other documentation • Reviewed how the property relates to its neighborhood and to the broader market area in development of an opinion of highest and best use • Researched vacant land comparable sales, listings, and pending sales • Developed the sales comparison approach • Estimated the market value of the fee simple estate • Prepared an appraisal report summarizing the appraisal assignment, the property appraised, the application of the appraisal methodology, and the logical support for the value conclusion Sources of market data included local and regional MLS systems, Costar, LoopNet, public records, and interviews with real estate brokers. Carroll & Carroll 4 5981 Report Estate Appraised ESTATE APPRAISED The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple Absolute is synonymous with Fee Simple. The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal Institute, defines Fee Simple Estate as: Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. We consider easements, but only to the extent that they are known to us. Appraisal of the fee simple means that an improved property is vacant and available to be put to its highest and best use. Carroll & Carroll 5 5981 Report Definition of Market Value DEFINITION OF MARKET VALUE In United States tax law, the definition of Fair Market Value is found in the United States Supreme Court decision in the Cartwright case: The fair market value is the price at which the property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or to sell and both having reasonable knowledge of relevant facts. United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S. Tax Case. (CCH) 9[ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal estate taxes, at 26 C.F.R. sec. 20.2031-1(b)). ASSUMED EXPOSURE TIME The reasonable exposure time is assumed to have already occurred as of the appraisal effective date. The assumed reasonable exposure time was between 6 and 9 months. Carroll & Carroll 6 5981 Area Anal AREA INFORMATION COLLIER COUNTY ANALYSIS An analysis of geography, transportation, population, employment, income, and education for Collier County is performed using data provided by Site to Do Business, Florida Office of Economic & Demographic, United States Department of Labor, all recognized source(s). e - �Fnrl Myers shell p— V1112s' ull9q o Irma v� les C.lyo ' �9i94a '• � a rucRiarA tes Cily °Ponta Fiassa r. 41 `YoSn Carlos Palk lslnnd Sanl del x -=o .'t klyen Beach Elo A Bonha o 9onl ar shore: •.:•Sp Nx Nles yanderhill Beach Ee[e V-de,l 30 km 20.. Gr,:,laR G:I!2 M. al _ FI-4de Slat,, �Y n i J N u4'a-�r.� :�✓.�r-nl ' Mi0006ukP[- .. `Naplxs hlarn',- ry - .. e7unreY ...-lndlan . r e s e � Aexervalian S 11 ' M:rrn Will JVill . .•�wic5an - ss _ _ _ _ _ _ Mann Isla � r.;age - -- esmw� _� _ - Evr• mMfil7' y. liti SWHH! o S-MB {LINE.0 ., i ,nana GEOGRAPHY Collier County is the most southerly county on Florida's west coast offering mainland coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With 2,025 square miles of land area, it is the largest county in Florida. About 63% of the land area is in public ownership, is set aside for environmental preservation, or is scheduled for public land acquisition. The region enjoys a climate that is classified as subtropical. Summers are relatively mild, and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter, is one that attracts and is enjoyable to most people. The geography of the area runs generally northwest and southeast as indicated by the trend of the coastline. Beaches extend from the northern county line south to Cape Romano and then, as the coastline trends further to the southeast, beaches give over to mangrove islands and swamps. Moving northeastward from the beaches, elevations increase very slowly. Most of the county is less than 15 feet above mean sea level. Although changes in elevation Carroll & Carroll 7 5981 Area Anal are gradual, they are well defined by variations in vegetation. Much of the county is, or was once, wetland. The once plentiful marine resources are largely depleted, but still provide good sport fishing. Population centers include the coastal communities of Naples, Marco Island and Everglades/Chokoloskee. Immokalee, the single large interior community, is in north Collier County and is the agricultural center of the region. POPULATION "The social forces studied by appraisers primarily relate to population characteristics. The demographic composition of the population reveals the potential demand for real estate, which makes the proper analysis and interpretation of demographic trends important in an appraiser's analysis." The total population, it's composition by age and gender, and the rate of household formation and dissolution strongly influence real property values. (The Appraisal of Real Estate 141h Edition) 500,000 450,000 400,000 350,000 300,000 250,000 200,000 150,000 100,000 so,000 Collier County Population 2000 2005 2010 2016 2020 2025 2030 2035 2040 Florida Office of Economic & Demograpkic Research and Esri forecasts 2 02 0 Collier County's population has continued to increase year after year. The population has increased 9.24% as of 2020 from 2016. The population forecasts through 2025 calls for a continued steady growth cycle with an estimated 8.93% population growth from 2020 to 2025. Carroll & Carroll 8 5981 Report Area Analysis Collier County for years has been one of the nations' fastest growing counties, historically outperforming the state. Population increases began in 2010, trending once again towards outperforming the state. Strong growth is expected at 5 to 10% annually through 2025. Population Change (State vs County) 30?'0 25°l0 d° a � 20910 U �+ 1596 04 N% a w 5% 0% 2000 2005 2010 2D16 2021 2025 Year Florida Glace of Economic & Demographic Research and Esri forecasts 2020 -Collier County -Florida Collier County is a popular retirement destination. As of 2020, 55.6% of the County's residents are over the age of 45. The 2025 forecasts depict an aging community with 56.2% of the population 45 years of age or older. Population by Age ■ 2010 ❑ 2020 ■ 2025 Oh 5A 10-14 15-24 25-34 35-44 45.54 55-64 65-74 75-54 35+ Age U.S. Cen=5 Bureau, Census 2010 Summary File 1. Ersi forecasts for 2020 and 2025 Carroll 8& Carroll 9 5981 Area Anal EMPLOYMENT Collier County is a largely service based economy with 37.6% of the employees in the leisure, hospitality, education, and health service industries and 21.4% in professional, business, financial and other services. Trade, transportation, & utilities along with government jobs account for 27.9% of the County's employees. Industries such as natural resources/mining, construction, and manufacturing make up only 5.4% of the market. 2020 EMPLOYED BY INDUSTRY- COLLIER COUNTY Mining & Manufacturing Leisure & Hopitality Trade, portation & Rilties Education & Hea Rlh Se"Aces Office of Economic & Denwgraphfc Research, www.edr.sfafe fl.us Top 11 Largest Employers Collier County -2019 Rank Company Employees 1 Publix Super Market 8,728 2 NCH Healthcare System 7,017 3 Collier County School District 5,604 4 Collier County Local Government 5,119 5 Arthrex, Inc 2,500 6 Ritz Carlton- Naples 1,450 7 City of Naples 1,169 8 Moorings Park 888 9 News-Press/Naples Daily News 840 10 Physicians Regional 950 11 Seminole Casino 800 Source: www.swfleda.com/top-100-employers/ as reported in 2019 The unemployment rate in Collier County exceeded the state average by a slight margin in the years 2009 and 2010. The unemployment rate then declined through 2016 as the economy improved and, until recently, Collier County's unemployment rates decreased more rapidly the state. Carroll & Carroll 10 5981 Area Anal Unemployntent Rate (County vs State) 2020 2015 2015 2014 2013 2012 2011 2010 2009 0.0% 2_0% 4.0% 6.0% 8.0% 14.0 12.0% 14.0% ■ Colier County ■ State of Florida United Swes E"rfmmuf L4rbnrr8errc rrg11A- yr SfafislicslLAUSwdsricsMfip INCOME Collier County's per capita income and median household income levels are higher than state statistics. The most substantial difference between Collier County and the state is the large percentage difference in household incomes above $100,000 where Collier County exceeds the state by over 9%. Collier County's percentage household incomes ranging from $25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of household incomes under $25,000. Income levels vary greatly within different areas of Collier County, and so, will be discussed in greater detail in the Market Area descriptions. TRANSPORTATION The transportation system reflects local geography, population densities and the primary motivators of tourism, service industry employment, the construction industry, agriculture, and leisure activities. ROADS The earliest roads were coastal, extending from north to south in the early twentieth century with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami Trail because it was built to connect Tampa and Miami. Where it passes through the coastal community US-41 is a four or six lane divided highway with landscaped medians, curb and gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal arterial and one that defines several important boundaries. Often there is a noticeable land value difference east and west of US-41 because the affluent coastal population prefers to shop and trade close to home. As the highway turns southeast from downtown Naples toward Miami the Trail defines the boundary of the coastal management zone which affects Carroll & Carroll 11 5981 Revort Area Anal development densities and storm evacuation requirements. The eastern segment of US-41 is a designated national scenic highway popular with tourists, especially during the winter season as they seek adventure in the Everglades. A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood streets extend into the urban area east and west from US-41. North -south arterials and major collectors are established about one mile apart. From west to east, these include Goodlette-Frank Road, Airport -Pulling Road, Livingston Road, Santa Barbara Boulevard and Collier Boulevard. The east -west grid is spaced about two miles apart; from north to south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84), and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4 lane divided highways. East of Collier Boulevard the road system reflects the economies of scale of Golden Gate Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles east of CR-951, is the principal east -west collector. Everglades Boulevard (2 lane and asphalt surfaced) is the north -south major collector extending south from Immokalee Road 14 miles to the grade separation at I-75 where it continues into the Picayune Strand State Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier County is planning to extend east -west collectors through the Estates along the alignment of Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north -south connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road) north to Golden Gate Boulevard. Interstate highway 75 (I-75) was extended from north to south through Collier County in the mid-1980s along a flood -proof route about five miles inland. Directly east of the City of Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty- one miles east of the coastal community is an interchange at State Road 29; the last interchange in Collier County. Collier County and the FDOT continue to study the feasibility of an interchange at Everglades Boulevard. The advent of I-75 signaled a change in the relationship of Collier County to the rest of Florida and the United States. While US-41 was the only north -south arterial, Collier County was dominated by the conservative mid -western influences of seasonal residents and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road access to Collier was made much more convenient to the northeast via connections with I-4 Carroll & Carroll 12 5981 Report Area Anal and I-95. This had the effect of broadening Collier's market exposure and it stimulated growth. The extension of I-75 south into Dade County promoted better access for European tourists and made Collier County transient lodging attractive for east coast weekenders. Strategic connections exist where Collier Boulevard and CR-92 extend south and west from US-41 providing access to the City of Marco Island from the greater Naples area and from Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural center of Immokalee with points north, with the Naples coastal community via CR-846, with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which is the western gateway to Everglades National Park and the 10,000 Islands region of Collier's southwest coast. The road transportation system is well planned, well maintained, and operating at acceptable capacity. Ambitious road construction projects undertaken in anticipation of growth projections and funded by impact fees have caught up with development. The road system reflects Collier's position at the southerly limit of development on Florida's west coast. MASS TRANSIT Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes Department, provides inexpensive alternative transportation throughout the county linking major employment centers of Naples with Marco Island and Immokalee. There are several circulation routes with stops at the County government complex, hospitals, and major shopping establishments. The system accommodates bicycle transport and personal items. The same County department administers the Collier Area Para Transit system which provides subsidized transportation services for the disabled and economically disadvantaged. This is a successful and growing system that connects people with jobs, essential services, and shopping while reducing transportation costs and road congestion. AIRPORTS Collier County is supported by a system of five public airports. Southwest Florida International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute drive via I-75 from the Collier center of population. This facility serves the five county southwest Florida regions offering domestic and international air carrier service. It is modern, convenient, and has planned expansion to keep up with regional growth. Naples Municipal Airport (APF) owned by the City of Naples and operated by the independently constituted Naples Airport Authority which derives its revenue principally from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown Naples. It serves the coastal community and is especially convenient to affluent residents Carroll & Carroll 13 5981 Report Area Anal who own private aircraft, to the corporate convention business of the large beachfront hotels, and to essential services like mosquito control, Emergency Medical Services (EMS), the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @ 5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples airport is tower controlled and fully certified for commercial operations and is home to several aircraft charter services and flight training schools. In 2005, Naples Municipal Airport accommodated 163,434 aircraft operations, a record high. Annual operations decreased by nearly 50% from 2005 to 2011. The total operations for 2020 were 104,479, which is a 5.2% increase from the previous year. Due to its downtown location, Naples airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise abatement measures. The Collier County Airport Authority owns and operates airports at Marco Island, in Everglades City, and at Immokalee. These are primarily funded through fuel sales and hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation facility on the mainland four miles northeast of Marco Island. The single paved runway (17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is available. This airport is convenient to Marco Island residents and to the corporate convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign Trade Zone. To date, the economic potential of this airport is largely unrealized. However, the field is active as a training destination for coastal -based flight schools, it hosts aerial firefighting and crop -dusting operations, and it bases numerous private aircraft. The Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400') supports itinerant coastal traffic and half a dozen -based aircraft. Fuel, a comfortable pilot center and bicycles are available. The aviation community is well supported. The greater Naples area is the beneficiary the winter season influx of corporate executives and affluent individuals who can afford luxury private jet travel. Carroll & Carroll 14 5981 Area Anal MARINE TRANSPORTATION There is no deep -water port and no commercial marine activity other than that associated with commercial fishing, charter sport fishing, and the marine towing services that support the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six feet at mean low water. The US Coast Guard maintains a dredged and well -marked intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island. Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to the Marine Industries Association of Collier County, as of early 2019 there were 22,749 registered vessels in Collier County. Seasonally, excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are scheduled daily. EDUCATION The Collier County School District provides public education to about 51,905 students encompassing grades K-12. There are a total of 48 public schools consisting of 29 elementary, 10 middle, 8 high schools and one K-12 (Everglades City School). There are also 12 alternative school programs. In addition to the public school system there are numerous private schools scattered throughout the county. The Collier County School District continues to receive a "B" grade by the State of Florida Department of Education. By definition, an "A" or "B" grade delineates high performance. Between 2015 and 2020 the school district had an overall population growth of more than 6,000 students. 52,000 30,000 = 48,000 r u 46,000 W c 44,000 r 'a 42,000 40,000 38,000 2020 University Enrollement 2012 Ave Maria University: 1,129 Florida SouthWestern State College: 15,389 Hodges University: 1,676 Florida Gulf Coast University: 15,373 Collier County Public Schools Enrollment 2013 2014 2015 2016 2020 Year h d ip:llru smn. c d Ii ers cironl s. ca m Collier County is also home to several colleges and accredited universities. Three colleges have campuses in Collier County: Ave Maria University, Hodges University and Florida Southwestern State College (formerly Edison Community College). Ave Maria University is Carroll & Carroll 15 5981 Revort Area Anal a private catholic university that offers both undergraduate and graduate programs including a law school has around 1,129 students. Florida Southwestern State College with campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year degree programs for 15,389 students, and Hodges University is a private four-year college that offers bachelors and master's degrees in 20 disciplines for around 1,676 students. Nearby Florida Gulf Coast University (located in southern Lee County) is one of the state's fastest growing institutions and home to over 15,373 students. CONCLUSION At the southerly limit of urban development on Florida's west coast, Collier County offers the climate, natural resources, and sporting opportunities to support a superb retirement community. The quality of infrastructure, schools, and social services is what one would expect of such an area. We are experiencing a surge in new development projected to take us through the next several years. In the long term, the attractions of the climate and location, and the stability of fixed -account affluence promise continuing prosperity although probably without the strong emphasis on new development. Carroll & Carroll 16 5981 Market Area MARKET AREA Market Area is defined as: "The geographic region from which a majority of demand comes and in which the majority of competition is located." (The Dictionary of Real Estate Appraisal Th Edition) "A market area is defined in terms of the market for a specific category of real estate and thus is the area in which alternative, similar properties effectively compete with the subject property in the minds of probable, potential purchasers and users." (The Appraisal of Real Estate 151h Edition) A market area includes those surrounding land uses which impact the value of a property and it can encompass one or more neighborhoods or districts. An appraiser focuses on the market area in analyzing subject property value influences. BOUNDARIES Subject property is located within the Immokalee area. For appraisal purposes, the market area boundaries are shown below: ➢ North Collier/Hendry County Line ➢ South Oil Well Road ➢ East Collier/Hendry County Line ➢ West Collier/Lee County Line Milrraapee Blvtlm m I Feldn x orw :�..rr Rd Im—Ulee Immakal?a Rd I I In�rnoKai e. rvn I G.I d- Ga 9' ©�Sa Carroll & Carroll 17 5981 Market Area Introduction The property being appraised lies within the boundaries of the Immokalee Planning Community which is a 26 square mile area centered on the unincorporated community of Immokalee. Immokalee is in north central Collier County approximately 25 miles east of the Gulf of Mexico, six miles south of the Collier County -Hendry County line and 18 miles north of I-75. The Immokalee area is home to Lake Trafford, which is the largest lake in Collier County encompassing 1,500 acres. At the county's formation in 1923, Immokalee was the only non -coastal settlement. Today it remains the only interior community of considerable size. Immokalee was fairly isolated from the coastal area until the Immokalee Road (CR-846) was rebuilt and resurfaced in 1955-56. With major improvements to the transportation system, Immokalee became a thriving center of ranching, farming, and lumbering. Immokalee is the agricultural center of an area that includes parts of Collier, Lee, Glades and Hendry counties. The economy is dominated by the agricultural industry which employs over a third of the working population in ranching, truck farms and citrus. This industry has made Immokalee the leading domestic producer of winter vegetables for the United States. Most of the land and agricultural business is vested in a few large corporate - owned enterprises. Environmental Influences This area is desired because of mild winter weather and easy access to miles of beaches. The subtropical weather allows for year-round recreational opportunities. Boating and swimming are popular activities and boating is supported for seasonal residents and tourists by local marinas and charter boats. Bicycling, walking, and jogging are supported by an extensive network of connected biking and walking paths. Collier County has more golf courses per capita than most areas in the United States. Development has occurred in such a way that the open -space and lush landscaping give the appearance of a well -manicured, tropical paradise. Governmental Influences This market area is governed by Collier County Board of County Commissioners which serves as chief legislative body and five constitutional officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser. County government is managed by a strong county manager structure. Collier County provides services which range from average to high quality. However, Collier County is known for being a difficult county for building and development. The tax burden in Collier County is lower than the national average. Carroll & Carroll 18 5981 Report Market Area County government has zoning and comprehensive plan ordinances (Immokalee Area Master Plan) designed to protect the character and values of property; to protect and enhance economic development; and to maintain and enhance the attractive nature of the area. Public services include fire protection, solid waste disposal, potable water, sanitary sewer service and storm water drainage. Public/private companies proved adequate services for electricity, cable, and internet. Community support facilities such as schools, parks, churches, shopping, and places of employment are all located within this market area. Collier County Sheriff Department provides full range of services for Collier County. According to the statistics listed by Florida Department of Law Enforcement, Collier County crime index falls in the lowest 16% of all counties in Florida and crime rate has decreased nine out of the past ten years. About 78% of all crime is either burglary or larceny. This market area is served by several major roadways including Immokalee Road (CR 846), State Road 29, State Road 82, and Oil Well Road. Immokalee Road (CR 846) is a 6-lane, divided, east -west arterial highway connecting the north coastal community with north, interior Collier County and ultimately with the regional agricultural center of Immokalee. East of the I-75 interchange, Immokalee Road has been widened to six lanes as far as the Orangetree subdivision at Oil Well Road. The remaining ±16 miles to Immokalee are a two-lane asphalt road that is heavily traveled and dangerous due to morning and evening rushes mixing with heavy truck traffic. The extension of four lanes on to Immokalee is not in the current 5-year plan. This is the County's northernmost relevant east/west arterial. Development along Immokalee Road is clustered almost exclusively west of Collier Boulevard at the major intersection of Collier Boulevard, Interstate I-75, Airport Road and Tamiami Trail. Development consists of single/multi-family residential, as well as office and retail uses. State Road 82 is two/four land arterial road extending from US-41/Cleveland Avenue in Downtown Fort Myers and extending east 29 miles until it ends at State Road 29. The road serves the City of Fort Myers, Lehigh Acres, and the Immokalee area. Development varies from intense commercial development in the Fort Myers area to farmlands/wetlands as it approaches State Road 29. Oil Well Road is a primarily 4-lane east -west asphalt paved road extending east from Immokalee Road approximately 10 miles to the entrance of Ave Maria. Development along this road begins with a mixture of single-family residential near Immokalee Road and gradually changes to open farmland. Carroll & Carroll 19 5981 Report Market Area State Road 29 is the principal highway through Immokalee. This two lane, asphalt surfaced, highway runs south from Immokalee to Everglades City in the Ten Thousand Islands and north from Immokalee to La Belle in Hendry County. State Road 82 intersects State Road 29 north of Immokalee providing access into the City of Fort Myers. The state road system leading into Immokalee is in good condition. The Immokalee urban area traffic network is focused on Main Street (State Road 29) as it passes from east to west through the center of town and then turns north toward LaBelle. Immokalee Road (CR-846) from Naples enters south Immokalee, turns east joining Main Street, then continues into the agricultural areas of Hendry County about 8 miles east of Immokalee. Asphalt surfaced, 2-lane local collectors consist of New Market Road/Westclox, a northwest -southeast neighborhood collector through the heart of the agricultural market area and into the northwest residential neighborhoods, Immokalee Drive, an east -west neighborhood collector serving developing residential districts west of SR-29 and Lake Trafford Road, a medium collector connecting the northwest Immokalee commercial district on SR-29 with residential neighborhoods and the Lake Trafford recreational area three miles west. Local streets, sometimes asphalt paved and sometimes not, are typically laid out on a grid pattern. Connectivity is fairly good, but the community remains segmented by the road system. Public transportation is provided by a county transit bus service. Social Influences The Immokalee market area ranges from planned developments to mostly undeveloped land. This area remains as one of the last areas in Collier County with large tracts that are developable. Most are still being used for agricultural purposes, but Collier County has designated much of this land as Rural Lands Stewardship area, promoting future growth. The purpose of this program is to encourage smart growth patterns in rural areas of the county per the Growth Management Plan. Collier County's objective is to create an incentive -based land use overlay system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of rural land stewardship. The Stewardship Send Area (SSA) is used to issue designated Sending Area Stewardship credits to property owners which may be used to entitle Stewardship Receiving Area (SRA) which can be in the form of self-contained planned urban developments in the RLSA. This area has grown considerably in the past 10 years with the growth of Ave Maria. US Census Bureau, Esri forecasts, 2020 population is 34,886 with a projected growth to 37,492 (9.31% growth) by 2025, which will mainly be attributable to the growth and development of Ave Maria. The population also nearly doubles during the winter months in Immokalee due to agricultural seasonality. This increase occurs during the winter when the harvest season for vegetables and citrus is at its peak. Carroll & Carroll 20 5981 Market Area The median age in the Immokalee market area is 28.3, significantly lower than the county average. Only 15.7% of the population being 55 and older and 43.8% is younger than 25. The median household income is $38,110 which is approximately 61% lower than the county's median household income of $71,593. Carroll 8v Carroll 21 5981 Market Area LDemographic an Income Pm lmn-okalee Area: 241.15 square miles Prepared by EsH Summary CAffmkmik 2010 2028 2035 Papulatnn 25,853 34,294 37,402 Households 6,148 8,572 9,443 Farnd res 4,884 6,799 7,453 Avrrage FJousehold Sbm 3.99 3.83 3 83 Owner O=pied Housing Units 2, S74 3,991 4,415 Renter Occupied Mousing 1h1its; 3,574 4,501 4,9g3 Hedian Age 26.8 28.1 29.1 Trendsr =D-2=5 Annual Rate ArWY Stem MaNmd PDpula4an 1-90% 1-33% 0.720A Households 1.am i-27% 0.72% Farnil res 1.85% 1.23% 0.640A Owner HHs 2-14% 1.22% 0.72% Median Household Income 0-91% 1.51% 1.64% 2020 21d25 Households by Incumm Murry Permnt Humber %rcEM ,z515,0214 1,424 115-" X,445 15.4% $15A00 - $24,999 1,d41 16.9% > 529 16.3% $25A00 - $3.i1999 1,108 12.944 X,202 12.9% $35A00 - $49.9% 1,176 13.70A X,314 14.09a 450A00 - $74,999 1,400 16.3% X,575 16.7% $75A00 - $99,999 937 9.80A 978 10.40A $1130,000 - $149.999 714 8.3% 901 9.6% $150.000 - $199.999 289 3.4% 285 3.40A $200,000+ 183 2.1% 190 1.9% Median household lncome $38,110 ;39,912 Average Ftuseho-ld Income $55,432 358,415 Per Capita Income $13,950 ;14,745 Census 2010 2020 2b2S IOpuhrkiSn blr AN& Number 1 ement Murry Percent Humber Permit 8 - 4 2,714 14-5% 3,262 9.5% 3,579 9.50A 5 - 9 2,3% 9.3% 3,125 9.1% 3,331 8.9% 10 - 14 2,127 8.2% 2,923 8.29a 3,179 8.5% Is- 19 2,386 9.2% 2,767 8.1% 3,041 8.1% 2h - 24 2,433 9.4% 3dU60 8.94. 3,101 8.3% 25 - 34 4,615 17.11% 5,959 17.494 d,090 1d.2% 35 - 44 3,375 13-1% 4,d43 13.04. 5,119 33.7% 45 - 54 2,633 10.2% 3,474 10.194 36772 10.1% 55 - FA 1,765 C-R% 2,797 8.2% 3,034 0.1% 65 - 74 962 3.7% 1,685 4.9% 2,038 5.4% 75 - 94 355 1.4% 719 2.1% 999 2.60A 85+ 43 0-4% 175 4.5% 233 0.60A [emus 2010 2020 2025 Race and Ethnicity Number Pervent Nun16er Permnt Humber Permit white Alone 11,679 45.9% 1iS,631 48.5% 18,499 46.30A black Alone 4,631 17.M 5,696 M." 5,339 16.9% Amencan Indian None 243 0.9% 270 0.9% 203 0.80A AsonAlone 58 0.2% 136 OA% 162 0.A% Pacific fslenderAlone di 0-2% 41 0.1% 40 0.1% Some Ottler Ram None 7,969 30 8% 10,166 29S644 1X,11fi 29.6% Two cr Mon- Races 1,032 4.0% 1,358 4-0% X,454 3.9% HispmnicOrign(AnyRace) 19,039 73_&% 24,996 72-6% 27,585 73.6% Dab Nets UKan v i& opSwiss6W in curmff dAar4 S&unu: U.S. Contra Bdrary, Caasus 2010 Sumwury Fir J. Earl Poroeaac far 2020 a4d 2D75. March 24.2021 Carroll & Carroll 22 5981 Market Area snDemographic [mmokalee Area: 2d1-15 square miles Prepared by EsH Tm1'1!ls 2020-2025 2 � 1-a 1.6 EL 1.A � S.P 1 13C o.a 1 o.b ■ Area 4 ■ State 11.P ■ USA 13 Papulatien House) ' Lh. Fair. ie..: Dwner HHs Median HH Income Population by Age 16 14 12 10 $" 8 a ■ xa�� ■ 2025 a 0 0-4 5-;3 La•-•1 =-L9 '_a•21 =-39 35-AI 15-5,1 55-" 65-?,1 75-94 S5+ 2020 Household Income 2020 PopulaUori by Race faSK.Iaer „6JL% a 5 AU a55K.-iinrc i#.{+rr SA5R 35 rddh � 30J 25 �268r[+ #.ihr 20 R JA6K-54HK ii.}ir J 1 yY 15 i1C8K • 434%K 10 8!'x S f5dc-#K. W56K rri+a OirSr 0 Whitr Nadr Am. Ind- A� Patric dtbar Two-+ 21U0 Percent Hispanic Origin_72.646 te rew U.S. Corm LkjmwL Circus 28 t0 SLe mare Flo- t. Era farata=far 21120 and 2025. March 24, 2021 Carroll 8v Carroll 23 5981 Market Area Economic Influences This area's income levels are considerably lower than the County's average. The average household income in 2020 was $55,432 which is 48.9% less than the county average $108,633. In the subject market area only 13.8% of the households have annual incomes greater than $100,000, compared to the county figure of 35.1%. On the other hand, 46.3% of households have average household incomes of less than $35,000. The economy of rural Southwest Florida has been and continues to be based primarily on agriculture, which has not kept pace with job growth and income levels throughout the state of Florida. Rural Florida continues to have lower earned income, higher unemployment, lower property values and fewer opportunities for employment. The median home value is $204,790 which is less than the County's median home value of $369,596. Total number of housing units in the market area is 10,140, of which, 39.4% are owner occupied, 45.2% renter occupied and 15.5% vacant. Vacancy includes seasonal rentals. Development trends: Residential Residential development density varies from less than one unit per 10 acres in agricultural districts, to as high as eight units per acre in the high -density residential areas in Immokalee. The Immokalee area of housing diversity ranging from large ranch style homes to low-income housing. In the immediate Immokalee area, the density of residential development is relatively high and there are many substandard structures. Other parts of the market area include acreage homesites and the planned development of Ave Maria. The Town of Ave Maria is an entire town including a University. Ave Maria is accessible from both Oil Well Road and Camp Keais Road. The campus and town are 30 miles from Naples and just 10 miles from Immokalee. Ave Maria totals about 5,000 acres, of which nearly 20% has been designated as the University campus. When completed, the Town will contain some 11,000 residential dwellings in a wide variety of price ranges and neighborhoods. Residential units include rental apartments, condominiums, starter homes, and estate homes. Over the past 8+ years there has been a residential boom in Ave Maria ranking it as the number one selling single-family community in the Naples -Ft Myers market. Ave Maria has sold more than 3,000 new homes since the development first opened. As of March 2021, Ave Maria had over 200 new home sales contracts since the first of the year which marked the strongest year of sales since the development opened in 2007. Ave Maria currently has four national home builders including, Del Webb, CC Homes, Pulte Homes, and Lennar. There are a total of 75 floor plans between the builders with prices ranging from the low $200s to over $500s. Carroll & Carroll 24 5981 Report Market Area The goal of the University is to become the major Catholic University in the south, with some 5,000 graduate and undergraduate students. Also, within Ave Maria is the Arthrex Commerce Park. Arthrex, Inc. is a world-renowned medical company. The first phase of the park consists of a 197,000 square foot manufacturing facility on 57 acres, opened in the summer of 2013. The Arthrex Commerce Park will eventually encompass 200 acres to accommodate future growth. Commercial The majority of the commercial development in this area is located along Main Street/SR 29 and New Market Road. The newest development is located near the intersection of Lake Trafford Road and SR 29. This is where the majority of the franchise restaurants and national companies are located. Small commercial businesses support the majority of neighborhood needs. Small retail shops are about 50% owner occupied family businesses. Commercial businesses run the gamut from ethnic restaurants, grocery, hardware, clothing, furniture, and auto parts. Most of the commercial buildings are over 40 years old and are legally nonconforming with current development standards. Redevelopment would require larger setbacks; hence, gentrification and routine maintenance has allowed buildings to exist beyond their economic and physical life expectancy. Many of the larger businesses in the market area are agriculturally related and function as produce packing and shipping operations that operate primarily during harvest season. These large agricultural businesses provide most of the employment. Immokalee also has a large industrial component that is located on the east side of town were processing plants, packing houses and similar agri-industrial uses are located. The Public Facilities category is composed of the Immokalee Airport, the University of Florida Institute of Food and Agricultural Science (IFAS) experimental farm, the Seminole Indian reservation, schools, and government facilities. The Seminole Casino Immokalee is 24 hour/7 days a week casino located along east side of Immokalee Road as you enter into Immokalee. Gaming at the casino includes blackjack, high paying slots, and live -action poker. In 2009 the casino received a $22 million renovation. The casino now contains 75,600 square feet and a 750-seat outdoor pavilion for music performances was also added. The newest addition to The Seminole Casino Immokalee is the Seminole Casino Hotel which offers 19 suites along with 80 deluxe rooms. Carroll & Carroll 25 5981 Market Area MARKET AREA BUSINESS SUMM AR Total Ettsirkesses Total Employees Total Population Employee/Pop. Ratio Industry Agriculture[ —6aig Construction Manufact u hig Transportation Conuntu- ication Utility Wholesale Trade Retail Trade Finance/Insurance/Real Estate Services Government Unclassified Establislunents 6-)1 13,378 34,29S 39 Businesses Employees 34 1,13 35 116 10 47 19 108 7 39 5 38 30 831 138 1,548 37 192 229 8,695 23 622 55 2 I.S. Ce?ugwBureru. Cepums2010 Swra ivy File T. E?si fo?eca5& fo?-2020avrd2025 According to the business summary report, the service, retail trade, and agriculture/mining industries lead the business sector. However, the agriculture industry does dominate this area and the above report might not take into account the number of part time/seasonal employees. The agriculture economy is primarily based on a combination of commodity prices and crop yields. In other words, if the farmers are making money, so will the local and regional businesses. Farming is always uncertain and usually has a pattern of a few exceptional years to more years of marginal profit or worse. Over time the lean and rich years appear to average out to a steady economy. Agricultural labor is the driving force behind the market area. During peak harvest season (Oct -May) the immediate area is inundated by Mexican, Guatemalan, and Haitian migrant populations requiring close proximity to local employment or local crew bus pick-up points for field harvesting. The Collier County School Board operates four elementary schools, one middle school and one high school. These schools are located within walking distance of most of the urban area and are easily assessable by those who require transportation by school bus. Also located in the neighborhood is the Immokalee Technical Center. The Immokalee Technical Center is a three-story, 90,000 square foot state of the art career center, with technical Carroll & Carroll 26 5981 Market Area education programs for high school students and adults. The center offers programs in industrial engineering, health services, business technology, and human services. MARKET AREA LIFE CYCLE Market areas often pass through a four -stage life cycle of growth, stability, decline, and revitalization. • Growth - A period during which the market area gains public favor and acceptance. • Stability - A period of equilibrium without marked gains or losses • Decline - A period of diminishing demand • Revitalization - A period of renewal, redevelopment, modernization and increasing demand. There has been considerable recovery in the Immokalee residential real estate market, especially in Ave Maria which continues to be the number one selling single-family community in the Naples -Ft Myers. Well located commercial land in Immokalee has also increased, but other segments of the commercial market including agricultural packing/distribution facilities appear to have remained flat for at least the past five years. Developers are also taking positions by purchasing large tracts of land throughout the market taking advantage of the population growth and the density benefits of the Rural Lands Stewardship Area Overlay. Overall, the market area is considered to be in a period of growth. CONCLUSION In summary, the Immokalee community is primarily supported by Immokalee's agri- business. The success of future commercial development depends on the vitality of Florida agriculture in a global economy. The outlook for the foreseeable future is always uncertain with the volatility of agricultural markets and legislation on international trade. Future growth of gaming and Ave Maria will help to stabilize and diversify Immokalee's economy. On the other hand, the Rural Lands Stewardship Area of the market area, will continue to grow. There are two large projects (Hyde Park Village and Rivergrass Village) currently in the process of trying to obtain Stewardship Receiving Area (SRA) designation. This is one of the last remaining areas in Collier County with tracts of land available for large scale developments. The road network and infrastructure are sufficient to accommodate future growth and with the success of Ave Maria, development to the east has become a proven concept. The affordability will also be one the main drivers for future growth. Carroll & Carroll 27 5981 Report Property Information PROPERTY INFORMATION h•1a�racener.t ,�: ee i• WIwalk •_ Fart=Hlyers *dP-Shares ,rr -; -7 NarAgrt �j' r J is,L_ '�k[hmoor Waterway l state T 14rl ' Fort MVy rs - Lehigh Acres T n ■ ' _ 'I.. k ' 1 Gateiwa Fort Me ers 8 qr . Villa's � . -- J � i v , an Carlos Park l rt ers Beach 1' s astern t # £''I it 5ubj Immoalee Ave Maria ., g etre e in Bay T Naples - rr Valden. �te sples Q I as Ll nor Res a aa�rt"q Carroll & Carroll 28 5981 Report Property Information SITE DESCRIPTION Legal Description Lengthy legal description copied into the addendum of the report. Property ID# 00053440002, 00053813008, & 00053805003 Owner of Record Jim Howard Moody and W. L. Crawford Size I was not provided with a boundary survey and therefore I relied on the total acreage on file with The Collier County Property Appraiser. 59.79 Gross Acres Easements/Restrictions The subject is encumbered by a 60' road easement for Trafford Oaks Road that extends north/south through the center of the property. The subject is also located within the Trafford Oaks development, which has deed restrictions. I asked for, but was not provided a copy of the deed restrictions. Shape Rectangular Frontage The subject fronts along the east and west side of Trafford Oaks Road for approximately 1,160 feet. Access The subject is provided both physical and legal access from Carroll & Carroll 29 5981 Report Property Information Trafford Oaks Road. Trafford Oaks Road is a two-lane privately maintained paved road extending west from Pepper Road and running along the north and west side of Lake Trafford. The road is gated and is accessible to the property owners. Topography Based on my physical inspection, the property is generally level, but below road grade. There is a drainage canal extending along the east side of Trafford Oaks Road and there is a small man-made lake near the northwest corner of the property near Trafford Oaks Road. Ground Cover The property is covered in native and exotic vegetation. The property is in its native state and has never been cleared. I was provided with a Conservation Collier Initial Screening Report dated October 2021. The map and observations indicate the presence of mixed scrub -scrub wetland along the east and west sides of Trafford Oaks Road, cypress along the western boundary, and marshes covering the eastern portion of the property. All of the land use covers are various types of wetlands and therefore the majority of the property could potentially be jurisdictional wetlands. All were considered high -quality wetlands. Utilities Electricity, telephone and TV cable are available. The property is currently serviced by well and septic. Surrounding Land Uses The subject is located near the northwestern edge of Lake Trafford. Located to the north, east, and south is vacant and improved Agricultural zoned land. Located to the west is the 2,512-acre Pepper Ranch Preserve and other state-owned conservation land. This also connects to the Corkscrew Regional Ecosystem Watershed (CREW) which consists of over 60,000 acres of South Florida Water Management District lands. Demographics (2021) 2 mile 5 10 Population 6,914 20,549 36,765 Households 1,631 4,782 9,422 Median HH Income $30,020 $30,748 $50,455 Median Home Value $161,290 $149,216 $249,785 Site Improvements None Carroll & Carroll 30 5981 Report Property Information SUBJECT PHOTOGRAPHS View to the south along Trafford Oaks Road. (Photo Taken April 13, 2022) View to the southeast from Trafford Oaks Road. (Photo Taken April 13, 2022) Carroll & Carroll 31 5981 Report Property Information View to the southwest from Trafford Oaks Road. (Photo Taken April 13, 2022) View to the east from the central portion of the property. (Photo Taken April 13, 2022) Carroll & Carroll 32 5981 Report Property Information View to the west from the central portion of the property. (Photo Taken April 13, 2022) View to the northeast from Trafford Oaks Road. (Photo Taken April 13, 2022) Carroll & Carroll 33 5981 Report Property Information View to the northwest from Trafford Oaks Road. (Photo Taken April 13, 2022) View to the north along Trafford Oaks Road. (Photo Taken April 13, 2022) Carroll & Carroll 34 5981 Report Propertv Information ENVIRONM NTAL CONTAM NATION Observed Contamination None Noted Concerns None Environmental Assessment No Available Impact on Value None Disclaimer Unless otherwise stated in this report, the existence of hazardous substances or environmental conditions including but not limited to asbestos, polychlorinated biphenyls, petroleum leakage, agricultural chemicals, urea formaldehyde insulation, lead paint, toxic mold, et cetera, which might or might not be present in or on the property were not called to the attention of the appraiser. Such tests were not in the appraiser's required scope of work, the appraiser is not qualified to test for such substances and conditions and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any such conditions that might exist, or for the knowledge and expertise required to discover them. Carroll & Carroll 35 5981 Report Propertv Information NATURAL RESOURCE CONCERNS Condition of subject The property is in its native state and has never been cleared. I was provided with a Conservation Collier Initial Screening Report dated October 2021. The staff used two methods to determine native plant communities present: review of South Florida Water Management District (SFWMD) electronic databases for Department of Transportation's Florida Land Use, Cover and Forms (FLUCCS) 1994/1995 and field studies. The map presented on the following page indicates the presence of mixed scrub -scrub wetland along the east and west sides of Trafford Oaks Road, cypress along the western boundary, and marshes covering the eastern portion of the property. All of the land use covers are various types of wetlands and therefore the majority of the property could potentially be jurisdictional wetlands. All were considered high -quality wetlands. The property/habitat would support the presence of many species including the Florida Panther, which heavily use this area. Other listed species such as the wood stork and the Bonneted bat likely forage these parcels. All plant and animal communities are of interest and concern. To a greater or lesser degree depending on the species and the quality of habitat they occupy, plants and animals inhabiting the property will invoke some level of scrutiny and will result in some cost during the permitting process. Natural Resource Audits Available No Impact on Value N/A Disclaimer Specialized natural resource audits were not in the appraiser's required scope of work, the appraiser is not qualified to conduct such audits and the appraiser is not qualified to render professional Carroll & Carroll 36 5981 Report Property Information opinions in this specialty area. No responsibility is assumed for any extraordinary natural resource concerns, or for the knowledge and expertise required to discover them. Carroll 8v Carroll 37 5981 Report Property Information Initial Criteria Screening Report Owner Name(s): Emily Arnold, Brian Blocker, Moody Crawford Trust Date: October 2021 Vegetation and Habitat Figure 14: Department of Environmental Protection and Water Management District Florida Land Use and Cover Classification System (FLUCCS) Initial Criteria Screening Report Emily Arnold, Brian Blocker, Moody Crawford Trust Parcels Florida Land Use Cover Classification System Map Lagend Emrywmaa &'unnadxPxoal RlmayGew Fer QTr,et CLC Lend Cover GChsye Palm CYPsfs CYPhs S�Tuuwtglrtcl CYrTu FlutiivyEmrgenf IWuatc Vp,wtim ImpoKQ Pasture LM1fhr! Mxstus uuic Fun.ewes M6ee Hxm.mQConlrpxs MMN S,ictr�irlQ) WaIInM M t.wQ W.Ualw 35rltwmN tie—1 Linn a 6 Px , R.ilQan,iel, Low 13—IV 0 05 1 Mlles 33 Carroll & Carroll 38 5981 Report Propertv Information FUTURE LAND USE Ordinance or Plan Collier County Growth Management Plan Future Land Use Designation Open Area of the Rural Lands Stewardship Area Overlay District Purpose of Designation The purpose of this program is to encourage smart growth patterns in rural areas of the county per the Growth Management Plan. Collier County's objective is to create an incentive -based land use overlay system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of rural land stewardship. The Stewardship Sending Area (SSA) is used to issue designated Sending Area Stewardship credits to property owners which may be used to entitle Stewardship Receiving Area (SRA) which can be in the form of self-contained planned urban developments in the RLSA. This future land use designation allows such uses as agriculture and related uses, essential services, residential (maximum density of 1 dwelling unit per 5 acres), parks and open space, earth mining, etc. The subject is currently identified within the open area. It could be eligible for the Stewardship Receiving Area (SRA) designation. Open areas not developed as SRA's and not protected by easements remain under baseline agricultural zoning rules, allowing agricultural uses, potential conditional uses, and residential development at 1 unit per 5 acres. Carroll & Carroll 39 5981 Report Propertv Information RURAL LANDS STEWARDSHIP AREA OVERLAY MAP Note: The official designated titles of SSAs can be found within SSA Credit Agreements. Carroll 8v Carroll 40 5981 Report Propertv Information ZONING Ordinance or Land Development Collier County Code Zoning "A -MHO RLSAO" — Rural Agricultural District including a Mobile Home Overlay and Rural Lands Stewardship Area Overlay Purpose or Intent of Zoning The purpose and intent of the Rural Agricultural District is to provide land for agricultural, pastoral, and rural land uses. In addition, several conditional uses including churches, schools, child care centers, social and fraternal organizations, and group care facilities are available under conditional use provisions. It is also a "holding" classification applied to land the future development of which is uncertain. The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County. In addition, several conditional uses including churches, schools, child care centers, social and fraternal organizations, group care facilities, and earth mining are available under conditional use provisions. It is also a "holding" classification applied to land the future development of which is uncertain. The maximum shall not exceed the density permissible under the density rating system. Below are the development requirements as set forth in the Agricultural Zoning District: Minimum Lot Area: 217,800 square feet or 5.00 acres Minimum Lot Width: 165 feet Minimum Front Yard Setback: 50 feet minimum Minimum Side Yard Setback: 30 feet Carroll & Carroll 41 5981 Report Property Information Minimum Rear Yard Setback: 50 feet Maximum Building Height: 35 feet The Mobile Home Overlay (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when certain requirements and procedures are met. Copies of pertinent sections of the Comprehensive Plan and Land Development Code are included in the Addendum. Carroll 8v Carroll 42 5981 Report Propertv Information ASSESSMENT AN TAXES By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st of the tax year. Since annual tax assessments are based on sales from previous years, depending upon market trends, assessed values can fall on either side of the current market value estimate. The tax assessment is usually not a reliable indicator of market value. Parcel Tax ID 00053440002, 00053813008, & 00053805003 Assessment and Tax Year 2021 Combined Land Assessment $28,848 Improvement Assessment $0 Total Assessment $28,848 10% CAP ($0) AG Exemption ($0) Taxable Value $28,848 Ad Valorem Taxes $389.65 Non- Ad Valorem Taxes $0 Total Taxes $389.65 Taxing Authority/Jurisdiction Collier County The total assessment is approximately $482.49 per gross acre of land area. The land assessment is within the range of other similar parcels. The assessment is significantly less than my estimate of market value. The 2021 total assessment reflects no change from 2020. The 2021 real estate taxes increased $3.32 from 2020. As of the appraisal effective date the 2021 taxes have been paid. Carroll & Carroll 43 5981 Report Propertv Information FLOOD ZON DATA Flood Zone AE & AH Flood Zone Comments Zone AE - Areas subject to inundation by the 1-percent-annual-chance flood event determined by detailed methods. Base Flood Elevations are shown. Mandatory flood insurance purchase requirements and floodplain management standards apply. Zone AH — Areas of 1% annual -chance shallow flooding with a constant water - surface elevation (usually areas of ponding) where average depths are between 1 and 3 feet. Base flood elevations determined. Community Panel Number 12021C0120H Revised May 16, 2012 Source National Flood Insurance Program Flood Insurance Rate Maps Carroll & Carroll 44 5981 Report Property Information National Flood Hazard Layer FIRMette FEMA send I .V,VVV 0 250 500 1,000 1,500 2.000 eammap: HSGS Nzglodaf Map: 0,0wi agery- Bata mfmahod October; 2D2D sEF r6 aFpunl toR tEFaiFb IPbEM dwbaibFa �er�n�M � �, WHnout Sala Flom El -d-RSFEI SPECIAL FLOOD with BFEn Deprn zonc.�xxnr<ve as HAUROARFAS Ragnlatgn.esly 02%annual Chsn Flood Ha—d.Areas of SMlannual thence flood wnh averege depth less Nan one toot or wtth dremage areas of less me square mde:avan on FLLure Conch wa 1%Annual Chance Flom Hazafd Wes with Reduced Fioud Risk due to OTHER AREAS OF / L-- See Notes.=.*^e[ FLOOD HAZARD ^ Area wIN Flood Rlalt due to Levee zone o scamr Area of Mlndnal Flood He d _lox• EHe . LOMRs OTHER AREA.. hies of INMeterndnad Flood I— rwnn GENERAL ---- 1"1-L Cut—. or SYerm Sewer RF SFRLUF E5 h i l t.. tasee. tNke.ar Fwedwaa Cross Section with l%Annual Chance --ILA water surface Eievation - - - Coastal rra naed — &ace flood Elevavon Line {SFP Limn of study dwhdldlon 9amtlary ---- Coa5t8 lrransact Hasecne OTTER - Pmle Haseane FFARPRES Hydrlgraphlcfeature Olgnal Dela Av uUhW Hu biglW Data AvalRMle 1 ^^lam TdAP PANELS unmapped The pm dY.i "" on Ne map e5 an approslmale point sererxd by [M1e user and tloes no[ repreeenl an "hornnto property locatlon. Tnrsmep campus mth fEMA's amndalds for me use of dlgttal flood maps H tt Is —old as deecN Gelpw. fie basemep shown oampHes wrth FEMA's usemap scours y atandams Tne flood haurdlntorm — Is derived dbandy from the "hocneuwl WHL vveb aendms provided by FEMA Thin map fuss eXpWad on 4113V2022 at 4.59 AM and does not .,led changes or ma endn subsequent ld this date and uma. ins NFhL end etf-- MdormatMo may change or be� asuperseded ay —dam drat time. ThrsmaP Image ta "d If the one w more of Ne lottowing map elements do not appear: basemImmod ap agery. lzcne {abets. legend. scale det map creauon date. communtty ldenuflers. FIRM panel number. and FIRM affective date. Map Images for mapped and unn odernmetl eteas cennal be used for regul--p puryoses. Carroll & Carroll 45 5981 Report Propertv Information TRANSACTIONAL HISTORY Sales History There have been no transactions in the previous three years. CURRENT STATUS Subject Listed for Sale/Under Contract To my knowledge, the subject is not currently listed for sale or under contract. I also interviewed the owner, Howard Moody, who confirmed that the property is not listed for sale and he has not received any offers for purchase. Carroll & Carroll 46 5981 Report Highest and Best Use HIGHEST AND BEST USE DEFINITION The Dictionary of Real Estate Appraisal, 7" Edition, published 2022 by the Appraisal Institute, defines Highest and Best Use as: The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. METHOD There are four criteria that must be met in order for a use to be the highest and best use for a given property. The highest and best use must be: • Legally permissible. • Physically Possible. • Financially feasible. • Maximally productive. Ordinarily these criteria are considered sequentially, each step narrowing the range of alternative uses being considered. ANALYSIS SITE AS THOUGH VACANT Legally Permissible: Collier County designates this property as "A-MHO-RLSAO" — Rural Agricultural District including a Mobile Home Overlay and Rural Lands Stewardship Area Overlay with a Future Land Use of Open Area of the Rural Lands Stewardship Area Overlay. The current zoning allows a maximum density of one residential unit per five acres. The zoning ordinance and future land use are consistent in identifying the property for residential uses, community facilities, private schools, or varying types of ancillary agricultural uses. A maximum of 12 residential units (0.20 units per acre) could be developed under the current future land use. The subject is located within the Trafford Oaks development, which has deed restrictions. Physically Possible: If there were no significant environmental issues, the subject could be developed as 12 single-family home sites. Well and septic serve the property. The interior location along Trafford Oaks Road and the size of the property suggests some type of single-family use or agricultural use. Due to the number of wetlands on the property, mitigation will likely be required to develop any structures therefore reducing the number of homes that could be built. Carroll & Carroll 47 5981 Report Highest and Best Use Financially Feasible: The financial feasibility of single-family residential development is good. The single-family residential market continues to be strong, especially new construction. Based on the number of new homes in the surrounding neighborhoods, single-family residential development appears to be financially feasible. Although it is not an economic use, acquisition of lands in the area by Collier County is encouraged for habitat preservation and conservation given the physical characteristics of the property. Maximally Productive: The maximally productive use is that portions of the property be mitigated and potentially developed with a single-family type of use. CONSIDERATION OF APPROACHES Only the sales comparison approach is appropriate for this vacant parcel. Carroll & Carroll 48 5981 Report Sales Comparison Approach SALES COMPARISON APPROACH INTRODUCTION In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally similar properties is used, and comparisons are made to demonstrate a probable price at which the subject property would sell if offered on the market. This approach is particularly strong when comparable sales data is plentiful and there is good conformity among properties in the neighborhood. Following is the procedure to be followed in developing this approach: Research the market to gather information on sales, listings, and offers to purchase properties similar to the subject. 2. Verify the information as to factual accuracy and arm's-length market considerations. 3. Identify relevant units of comparison and develop a comparative analysis for each unit. 4. Compare the subject with comparable sale properties using elements of comparison and adjust the sale price of each comparable appropriately. 5. Reconcile the various value indicators produced from the analysis of comparables into a single value indication or a range of values. The outline above is developed in detail on the following pages. SALES DATA A search was made for sales of land comparable to the subject site. The intention was to find comparable sales in similar locations that offer similar functional utility. Five closed sales and one current listing were identified as the best available for analysis. Price per acre of gross land area was developed as the unit of comparison, since that is the unit best suited to the analysis, and the one most often utilized by local buyers, seller, and brokers of land similar to the subject parcel. Due to the location and physical characteristics, I elected to bracket the subject within the range indicated by comparables. This is preferable to a conventional adjustment process where the magnitude of adjustments is likely to be great, and there is little support for specific adjustments. Carroll & Carroll 49 5981 Report Sales Comparison Approach Comparable land sales data is given on the following pages. Each comparable is identified by a number which will be used for reference throughout the report. Each comparable is identified on the location map immediately following this page. Carroll 8v Carroll 50 0 H u 0 a avv: O V ti N � � I � CL E � LJ u E v J Ln EC Q f E / � � I ep I ' c I � � I � I f i - - - _ _ _ -_ _ _ _ j - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - L y� Y N .� CL ■ ' _ r J u lip F j 4 ML �°'' a to r—I 0 cd O Cd i 5981 Sales Comparison Approach I VACAN LAN COMPARABLE 1 ADDRESS 20800 Williams Drive, North Fort Myers, FL 33917 O. PROPERTY ID N 0443-25-00-00001.0040, 0443-25-00-00002.0010, & 04-43-25-00-00002.0020 SALE PRICE $680,000 UN T AREA 55.24 acres UN T PRICE $12,310 per acre DATE OF RECORDIN G unq 03, 2021 O.R. BOOK -PAGE 2021000194997 CON RACT DATE March 29, 2021 GRANTOR Gabriele Baum GRANTEE Charles and Ruth Soukup FIN GIN C ash to seller TOPO-ELEVATION L evel and at road grade GROUN COVER Native Vegetation LAN USE DESIGN ION ATGR and WetlarDR D ZON N G 2 - Agricult&G- IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified through Public Records. The property was listed for $716,800 and was on the market 474 days. AN Carroll 8v Carroll 52 5981 Report Sales Comparison Approach I VACAN LAN COMPARABLE 2 ADDRESS 20340 & 20620 Lazy D Farm Road, Estero, FL 33928 O. PROPERTY ID N 2846-27-00-00001.0230 & 2846-27-00-00001.0140 SALE PRICE $580,000 UN T AREA 55.03 acres UN T PRICE $10,540 per acre DATE OF RECORDIN G �,14, 2021 O.R. BOOK -PAGE 2021000161982 CON RACT DATE March 28, 2021 GRANTOR Terry Paskiet GRANTEE Marcoaldi Investments, LLC FIN GIN C ash to seller TOPO-ELEVATION L evel and at road grade GROUN COVER Native Vegetation LAN USE DESIGN ION ATGR and Wetlan13R D ZON N G 2 - Agriculths- IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. AN VERIFICATION Verified through Public Records. The sale appears to be an arms -length transaction. The property was listed for $775,000 and was on the market 13 days. Carroll & Carroll 53 5981 Report Sales Comparison Approach I VACAN LAN COMPARABLE 3 ADDRESS 1600 & 1800 G Road, Labelle, FL 33935 O. PROPERTY ID N 1-29-44-10-A00-0002.0100 & 1-29-44-10-A00-0002.0000 SALE PRICE $605,000 UN T AREA 64.26 acres I UN T PRICE $9,415 per acre I DATE OF RECORDIN G November 17, 2021 O.R. BOOK -PAGE 202126015834 CON RACT DATE September 14, 2021 GRANTOR David and Andrea Hight GRANTEE Rafael Ubeda FIN GIN C ash to seller AN TOPO-ELEVATION L evel and at road grade GROUN COVER Cleared LAN USE DESIGN ION ATriculture Ag D ZON N G 2 - General Apiculture Property is in improved and semi -improved pasture and includes a 1 bedroom/1 bath 504 IMPROVEMENTS square foot mobile home/cottage with a new split air conditioning system, well and septic. Tract has a pole barn and is fenced. UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Sherri Denning, listing agent. She verified the sale price and the arm's-length nature. The property was listed for $674,730 and was on the market 11 days. Carroll & Carroll 54 5981 Report Sales Comparison Approach VACANT LAND COMPARABLE 4 ADDRESS 1536 A Road, Labelle, FL 33935 PROPERTY ID NO. 1-29-43-27-010-0002.1220 SALE PRICE $575,000 UNIT AREA 75.88 acres UNIT PRICE $7,578 per acre DATE OF RECORDING October 01, 2021 O.R. BOOK -PAGE 202126013133 CONTRACT DATE August 20, 2021 GRANTOR Richard & Pamela Crockett GRANTEE Mien Tay Orchard FL, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Cleared LAND USE DESIGNATION Agriculture ZONING A-2 - General Agriculture The property is an orange grove and improved with a drip irrigation system and one 8" IMPROVEMENTS well. UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Sherri Denning, listing agent. She verified the sale price and the arm's-length nature. The property was listed for $607,040 and was on the market 18 days. Carroll & Carroll 55 5981 Sales Comparison Approach I VACAN LAN COMPARABLE 5 ADDRESS E Road, Labelle, FL 33935 O. PROPERTY ID N 1-29-44-03-A00-0002.0000, 1-29-43-27-010-0002.0470, 1-29-43-27-010-0002.0460 SALE PRICE $475,000 UN T AREA 64.40 acres UN T PRICE $7,376 per acre DATE OF RECORDIN G ebivary 28, 2022 O.R. BOOK -PAGE 202226002810 CON RACT DATE November 30, 2021 GRANTOR El Philemon, LLC and T&RS, FL. Properties, LLC GRANTEE Christina and Johnny Guerrero FIN GIN C ash to seller TOPO-ELEVATION L evel and at road grade GROUN COVER Cleared LAN USE DESIGN ION ATriculture Ag D ZON N G 2 - General A*iculture IMPROVEMENTS Perimeter fencing UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. AN VERIFICATION Verified with Larry Bailie, listing agent. He verified the sale price and the arm's-length nature. The property was listed for $500,000 and was on the market 31 days. Carroll & Carroll 56 5981 Report Sales Comparison Approach I VACAN LAN COMPARABLE 6 (LISTIT ADDRESS Lake Trafford Road, Immokalee, FL 34142 O. PROPERTY ID N 00054200005 SALE PRICE $500,000 UN T AREA 39.52 acres I UN T PRICE $12,652 per acre I DATE OF RECORDIN G N/A O.R. BOOK -PAGE N/A CON RACT DATE N/A GRANTOR Peninsula Imp Corp. GRANTEE N/A FIN GIN N/ A AN TOPO-ELEVATION L evel and slightly below road grade. GROUN COVER Native Vegetation LAN USE DESIGN ION ATral Lands Stewardship Area Overlay District D A-MHO-RLSAO — Rural Agricultural District including a Mobile Home Overlay and ZON N G Rural Lands Stewardship Area Overlay IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Austin Howell, listing agent. He said that they have had multiple offers at $400,000 with quick closings, but none were accepted. Carroll 8v Carroll 57 "o O O O O O O O O o O LN O N N o O 0 O 0 O 0 O 0 O o O C4 Ln O �D p .'" O CD O CD CD O O T O m ' N w O 'D i--i F9 W O Ey 1 ¢ � N � V3 •� O V3 6 v o CA a W. a z z o 0 a i cal) V) m n n O O O O O O o m y, � -I0 0 o Q o o �p In O %+ pLr) O O O Cl O O N oo tf3 0 � W d' H? 0. 5 O d� in N 't of Cn O oo N w R �0 '. A. O W. z u C) lo n u) z O O O r, 0 CDO o N pmp O o 0 0 0 0 o O 'C xc Fy✓ O Lf),�Lr� y.i 00 CO � n O O O O O O a C-� N � '""' A 7 tt3 O � � m H3 VOi Ln �o u .� x m m v -- �N co voomo R a w z u �.o �� a� n < N n cn z Cl O O O O O -I O 0 O 0 O 0 O 0 O 0 O� 1p Q m O '* 00 C Lf) G O 4 C Ln m N .dN'� �O p n c1 N w7 C1 ,� Cr N C) ?" u y C) �No to N O 0 tC N m m m v u u �q cV r! O CL a w V ti� C7a� n d �o v°) z O �CC O O O O O O O OO o N N n 0 O O o O 0 O 0 O o O t\ �+ �O N F. 0 0 O L+ ,Q) O o6 LLr) n e-I >=+ _O �^ O , �.^. N m _ JV uy co Ln �} °: ¢ al UJ co Lo N 10 fH �m v N W - It uw�Q pN l0 }" N p y d W Q G� N W i1..," C y N W z um Cl Ln O O O O O O O O o h m N to �c o O o O o O 0 O 0 O o O m ¢' t m O O w O CD �O � N en Q N en co .O °: ¢ ad mlo co m to ERIt ER vi y, v N W EA H`-i O w Q - W � mu r7 O (j) x c) ,� m N G�1 N d� ^ao 7- cq w Fr um O %cn ca I--� Cn LLnbb Cn Fi co O v v p v d COA O ID.O ° N Nu d �. v v ° a z, n p u - c z z O z Lin " }� }� � " o`d v cn o� 1° Ln v . w 12 z z w w U W O E �� r a W AP Q d z o a >o w o C7 �w U d zz w0� z w w o w :. w rnV V O we °n �' O o p C7 Z A Q U A a zcn cn a v 0 V Q O� Ew O° a. F• w ,. w O ►� u U d z d F w c� a p q a) x Ln w w F"G�j UQwx F z z u�c� d `n�� OUw O � z d o q� °� J. U O o z w¢ �`�' �' w Fw C4 w O O Z A „ A c4 O�.�a 00 x x 3 9z> .. P. m P4 u M W. d a, w a u N v) m a u— O i 5981 Report Sales Comparison Approach DISCUSSION OF ADJUSTMENTS Usually, comparable sale properties are not exactly like the subject property. If a typical buyer would perceive the difference to be significant, then adjustment(s) must be made to the comparable sales so that in the end each offers a realistic indication of value for the subject. Adjusting comparable sales is a two-step process. First, adjustments are made so that all of the comparable sales meet the standard of a "market" transaction as outlined in the definition of market value. Customarily, the first group of adjustments is made before the comparables are reduced to a common unit of comparison. Included at this stage are adjustments to bring historic sales current to the appraisal effective date. The second group of adjustments is made after an appropriate unit of comparison is chosen. These adjustments account for physical differences like location, physical characteristics and size. Sometimes adjustment is required for differences in the permitted land use (zoning) or in the availability of public service (infrastructure). When the adjustment process is complete, the unit value indications are reconciled and converted into an estimate of value for the subject. REAL PROPERTY RIGHTS CONVEYED This adjustment category is intended to account for the interest, benefits, and rights inherent in the ownership of real estate. This category reflects the impact on value caused by the fee simple versus the leased fee interest or the contract rent as opposed to market rent. • None of the comparable sales required adjustment in this category. CONDITIONS OF SALE This adjustment category is intended to account for a variety of factors that might affect the purchase price. • None of the comparable sales required adjustment in this category. BUILDING IMPROVEMENTS This category of adjustment is intended to account for the positive or negative contribution to value of building improvements included with the sale of the land. Buildings that made a positive contribution to the sale price require a negative adjustment. Buildings that were demolished and removed require a positive adjustment to account for demolition costs which are treated as part of the purchase price. Carroll & Carroll 59 5981 Report Sales Comparison Approach • Comparable 3 was improved with some minor improvements that might have contributed minimal value. Instead of making adjustment, it will be considered in the final reconciliation. FINANCING Adjustments in this category are intended to account for unusual terms of financing that are not considered equivalent to cash or conventional financing. • None of the comparable sales required adjustment in this category. MARKET CHANGE This adjustment is intended to account for changes in value due to the ebb and flow of market forces over time. Land values in the market are appreciating due to the demand for vacant land and record low interest rates. The buyers of the comparable sales include a mix of owner -users and land speculators. The sales utilized in the report range from less than a month to less than 11 months old. Based on the trend of per acre sales prices in this area, I applied a market change rate of 0.75% per month or 9.00% annually. LOCATION/ACCESS/EXPOSURE This category of adjustment reflects the impact on value caused by the advantages or disadvantages of a given location. • There has been a lack of recent and historical land sales in this area and therefore it was very difficult to extract specific locational adjustments. For this reason, the comparables were bracketed with some being superior, similar, and inferior. UTILITIES/INFRASTRUCTURE This category of adjustment references the availability and adequacy of the road system, the public was distribution system and the public wastewater collection system of each comparable property as that compares with the same services available to the subject property. • None of the comparable sales required adjustment in this category. COMPREHENSIVE PLAN/LAND USE This category of adjustment accounts for differences in the potential land uses (Comprehensive Plan) or in the specific uses (Zoning) to which a property could be developed. Differences in value between the subject property and comparable sales might Carroll & Carroll 60 5981 Report Sales Comparison Approach exist because their highest and best uses are different as a result of government regulation through zoning and land use controls. • None of the comparable sales required adjustment in this category. SIZE/SHAPE This category of adjustment addresses the effect on the marketability of a given property, because its physical size/shape might limit the physical utility, or because the size and term of the financial investment required of an investor/speculator is such that the unit price is reduced. • None of the comparable sales required adjustment in this category. PHYSICAL CHARACTERISTICS This category of adjustment reflects the physical aspects of a property that impact its use for development. Physical characteristics included land elevation, soil conditions, drainage characteristics, threatened or endangered plant and animal species on the property and the extent and density of covering vegetation. • The Conservation Collier Initial Screening Report indicates that the property is in its native state and is mostly all high -quality wetlands. The higher the quality of the wetlands, the higher the mitigation costs. It should be noted that the costs for mitigation credits are currently approximately $175,000 per credit. • I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and sellers to determine the wetlands associated with the Comparable sales. Comparables 3, 4, and 5 all have no wetlands. Comparable 1 has a minimal amount of wetlands and Comparable 2 has varying amounts of wetlands. Comparable 6 is low and likely has wetlands. • No adjustments were made for physical characteristics and instead the comparables were bracketed with some being superior, similar, and inferior. Carroll & Carroll 61 5981 Report Sales Comparison Approach RECAPITULATION OF DATA After making the adjustments discussed above, the comparable sales indicated the following unit values: Comparables Price Per Gross Acre of Land Area 1 $13,263 2 $10,267 3 $9,756 4 $7,940 5 $7,456 6 $12,652 RECONCILIATION OF DATA To arrive at a conclusion regarding the value of the subject site, the comparable sales and their indications of value were bracketed. Comparable 1 is located in North Fort Myers. This is a superior location with superior physical characteristics and therefore the subject should be less than $13,263 per acre. Comparable 2 is located south of Corkscrew Road in Estero. This is also a superior location with slightly superior physical characteristics and the subject's unit value should be less than $10,267 per acre. Comparables 3, 4, and 5 are all located in Labelle in inferior locations. All are vacant pasture or citrus grove land that is superior to the subject. Overall, Comparables 3, 4, and 5 are considered similar to the subject. Comparable 3 was improved with a mobile home and various site improvements, which likely contributed minimal value and therefore sets an upper limit. Comparables 4 and 5 are the most similar indicating a unit value range from $7,456 to $7,940 per acre. Comparable 6 is a current listing along Lake Trafford Road. This is a slightly superior location and the physical characteristics appear to be similar to the subject. The listing agent said they had offers at $400,000 or $10,121 per acre. Given its slightly superior location, the subject should be less than Comparable 6. The range of unit value indications is from $7,456 to $13,263 per acre with an average of $10,222 per acre. The bracketing indicates a range from $7,456 to $10,267 per acre. The average of the most similar Comparables (Comparables 3, 4, and 5) is $8,384 per acre, with the subject being most similar to Comparables 4 and 5 or $7,456 to $7,940 per acre. Carroll & Carroll 62 5981 Report Sales Comparison Approach Based on the range of sales and the upward trend, I settled on a unit value of $8,000 per acre. ESTIMATE OF VALUE $8,000 per gross acre results in an indication of value for the subject as of April 13, 2022, of $478,320 (59.79 acres x $8,000 per acre), which rounds to $480,000. CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 63 5981 Report ADDENDA (In Order of Appearance) Page Topic Count Page(s) Addenda Page(s) Assumptions and Limiting Conditions............................................................................ 2 LegalDescription................................................................................................................. 2 FutureLand Use................................................................................................................... 24 Zoning.................................................................................................................................... 10 Qualifications of Appraiser................................................................................................. 2 Carroll 8v Carroll 5981 Addenda ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser appearing in this report is subject to the following assumptions and limiting conditions. ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS. None None EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS HYPOTHETICAL CONDITIONS GENERAL ASSUMPTIONS AND LIMITING CONDITIONS 1. No responsibility is assumed for the legal description or for matters including legal or title considerations. Title to the property is assumed to be good and marketable. 2. The property is appraised free and clear of liens and encumbrances. 3. Responsible ownership and competent property management are assumed. 4. The information furnished by others is assumed to be true, correct and reliable. A reasonable effort was made to verify such information, but the appraiser bears no responsibility for its accuracy. 5. All engineering is assumed to be correct. The plot plans and illustrative material is included only to assist the reader in visualizing the property. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that might be required to discover them. 7. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws. Carroll & Carroll 5981 Addenda 8. It is assumed that the property is either in compliance with, or is "grandfathered" or "bested" under, all applicable zoning, use regulations and restrictions. 9. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been, or can be, obtained or renewed for any use on which the value estimate is based. 10. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described, and that there is no encroachment or trespass. 11. It is assumed that the subject site and improvements are not contaminated by any hazardous material or toxic substance. During the property inspection we were sensitive to obvious signs of contamination and we reported anything unusual. However, we are not qualified to render professional opinions regarding the existence or the nature of hazardous materials in or on the subject property. If a definitive opinion is desired, then the client is urged to retain an expert in the field. 12. The distribution of the total value in this report, between land and improvements, applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 13. Possession of this report, or a copy thereof, does not carry with it the right of publication. 14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are not required to give further consultation, testimony, or to be in attendance in court. Carroll & Carroll 5981 Addenda THIS INSTRUMENT PREPARED BY: Thomas K. Boardman THOMAS K. BOARDMAN, P.A. 1400 North 15th Street, Suite 201 Immokalee, Florida 34142 PREPARED WITHOUT EXAMINATION OF TITLE Parcel ID# 01198760002: 00053813008 3569781 OR; 3746 PG; 0253 RHCORDHD in OFFICIAL RHCORDS of COLLIIR COUNTY, FL 03/01/2005 at 12:10N DNIGHT I. BROCI, CLIRI RIC FII 18.50 DOC-.70 .70 Retn: BOARDNAN SPILLIR BT 1L 1400 15TH ST N 1201 IMMOIALIH FL 34142 THIS INDE ' RE t` ade this day of January, 2005, betweenJWI 14. MOODY, Grantor, whose address is 1501-C 6`h Ave, Immokalee, Florida 34142, to JIM HOWARD MOODY, Grantee, whose mailing address is 1501-C 6'h Ave, Immokalee, Florida 34142 , WITNESSETH, that thef G3 0M for and in consideration of the sum of TEN DOLLARS AND NO/100 AND OTHER GOCO AZ VALUABLE CONSIDERATIONS, to him in hand paid by the Grantee, the receipt whereof ISA dby cknowledged, has granted, bargained, and sold to the Grantee, its heirs and assigns forever, thfdl oing described land, situate, and being in the County of Collier, State of Florida, all of the G� fi=s 4ndivided one-half interest in the following: Commencing at the Northwest comer'csf epfion 34, Township 46 South, Range 28 East, Collier County, Florida, thence h , ':57'50" East along the North line of said section 1286.00 feet; thence run So�,�O°Q'00" East 660.00 feet to the point of beginning; thence continue South 00°OD'06' '1~ t 140.74 feet; thence run South 89'57'50" East 1359.74 feet; thence run Sot"" '06'00" East 894.58 feet; thence run South 88°50'10" West 1986.15 feet to the enter ,line of a 60.00 foot road easement; thence run North 00'00'00" East alohf the ce?terline of said easement 816.88 feet to a point of curvature; thence run 202.05 feet along the arc of a curve concave to the Southeast having a radius of 206.00 feet and a -chord bearing North 28°05'53" East 194.04 feet to a point of tangency; thence la th 56011'45" East 159.47 feet; thence South 89°57'50" East 402.10 feet to the.o�nt of beginning; and Commencing at the Northwest corner of Section 34, Township 46 Southnge 28 East, Collier County, Florida, run South 00000'00" East 660.00 feet 4> West Iine of said Section to the Northwest corner of Parcel "J" and the point of beginning; thence run South 89° 57'50" East 883.90 feet to the center line of a 60' road easement; thence run South 56" 11'45" West 159.47 feet along said centerline to a point of curvature; thence run 202.05 feet along the arc of a curve concave to the Southeast with a radius of 206.00 feet and a chord bearing South 28 °05'53" West 194.04 feet to a point of tangency; thence continue along the centerline of said road easement South 00°00'00" East a distance of 816.88 feet; thence run South 88°50'10" West 660.14 feet to a point on the West line of said Section 34; thence run North 00°00'00" East along said section line a distance of 1090.74 to the point of beginning. Carroll & Carroll 5981 Revort Addenda 001333 001972 OR BOOK PAGE Beginning at a point 990,00 feet South of the Northwest corner of Section 34, Township 46 South, Range 28 East, Collier County, Florida, said point being on the West line of said Section; thence South 760.74 feet along said Section line; thence North 88050'10" East 660.00 feet to the center- line of a roadway; thence Northerly 747.75 feet along said roadway; thence North 89157'50" West 660.00 feet to the Point of Beginning. The Easterly 30.00 feet reserved for a roadway easement. Subject to ease- ments of record. and Commencing at the Northwest corner of Section 34, Township 46 South, Range 28. East, Pallier County, Florida, run South 990.00 feet along.the West line of saint Section; thence South 89057'50" East 660.00 feet to the Point of Beginning; said point being on the centerline of a roadway; thence Northerly_7.4.17 feet along said roadway to a point of curve; thence 202.05 feet along the Are of a curve; radius 206.00 feet; chord bearing North 28*05153" East 194.04 feet to the point of tangency; thence North 56'11145" East 159.47 feet along said roadway; thence S 89°57150" East 402.00 feet; thence SotTtJrierly 140.74 feet; thence South 89°57'S0" East 3990.00 feet more or leis to the East lane of said Section 34; thence Southerly 800.00 feet, ore or less along the Bast line of said Section to the shore of Lake Trafford; thence Southwesterly along the shore of Lake Trafford to the intersection of a line parallel with the South line of said Section 34 and 3419.00 feet North of said South line; thence South 88*50110" West 260.00 feet more or less to a point; said point being 3419.00 feet North of sa d South line and 3210.00 feet East of the West line of said Section;, thence Northerly 600.00 feet; thence South 88050110" West 2550.00 felt to the centerline of a roadway; thence Northerly 747.75 feet alongrsaid roadway to the Point of Begin- ning. The Westerly 30.00 feet of this parcel subject to a roadway easement. Subject to easements of"record. �L9,�rd1 c V�KiSCS A �n P:+rcglli.SY_ � ARK COLLIC'�-C. (sYL�s. Sk:fr� a" • .0 1 :u",y �•�Y ��#"/+nrtl.r.r.�L' _ - Carroll & Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 This portion intentionally left blank. (VII)(XLIV) D. Rural Lands Stewardship Area Overlay Goal: To address the long-term needs of residents and property owners within the Immokalee Area Study boundary of the Collier County Rural and Agricultural Area Assessment by protecting agricultural activities, preventing the premature conversion of agricultural land to non-agricultural uses, directing incompatible uses away from wetlands and upland habitat, enabling the conversion of rural land to other uses in appropriate locations, discouraging urban sprawl, and encouraging development that implements creative land use planning techniques. Objective: Create an incentive based land use overlay system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of rural land stewardship as defined in Chapter 163.3177(11), F.S. The Policies that implement this Goal and Objective are set forth below in groups relating to each aspect of the Goal. Group 1 policies describe the structure and organization of the Collier County Rural Lands Stewardship Area Overlay. Group 2 policies relate to agriculture, Group 3 policies relate to natural resource protection, and Group 4 policies relate to conversion of land to other uses and economic diversification. Group 5 are regulatory policies that ensure that land that is not voluntarily included in the Overlay by its owners shall nonetheless meet the minimum requirements of the Final Order pertaining to natural resource protection. (VII) Group 1 — General purpose and structure of the Collier County Rural Lands Stewardship Area Overlay (VII) Policy 1.1: To promote a dynamic balance of land uses in the Collier County Rural Lands Stewardship Area (RLSA) that collectively contribute to a viable agricultural industry, protect natural resources, and enhance economic prosperity and diversification, Collier County hereby establishes the Rural Lands Stewardship Area Overlay (Overlay). The Overlay was created through a collaborative community based planning process involving county residents, area property owners, and representatives of community and governmental organizations under the direction of a citizen oversight committee. (XLIV) = Plan Amendment by Ordinane No. 2017-22 cn June 13, 2017 116 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII)(XXXVII) Policy 1.2: The Overlay protects natural resources and retains viable agriculture by promoting compact rural mixed -use development as an alternative to low -density single use development, and provides a system of compensation to private property owners for the elimination of certain land uses in order to protect natural resources and viable agriculture in exchange for transferable credits that can be used to entitle such compact development. The strategies herein are based in part on the principles of Florida's Rural Lands Stewardship Act, Section 163.3248, Florida Statutes. The Overlay includes innovative and incentive based tools, techniques and strategies that are not dependent on a regulatory approach, but will complement existing local, regional, state and federal regulatory programs. (VII) Policy 1.3: This Overlay to the Future Land Use Map is depicted on the Stewardship Overlay Map (Overlay Map) and applies to rural designated lands located within the ImmokaleeArea Study boundary of the Collier County Rural and Agricultural Area Assessment referred to in the State of Florida Administration Commission Final Order No. AC-99-002. The RLSA generally includes rural lands in northeast Collier County lying north and east of Golden Gate Estates, north of the Florida Panther National Wildlife Refuge and Big Cypress National Preserve, south of the Lee County Line, and south and west of the Hendry County Line, and includes a total of approximately 195,846 acres, of which approximately 182,334 acres is privately owned. The Overlay Map is an adopted overlay to the Future Land Use Map (FLUM). (VII) Policy 1.4: Except as provided in Group 5 Policies, there shall be no change to the underlying density and intensity of permitted uses of land within the RLSA, as set forth in the Baseline Standards, as defined in Policy 1.5, unless and until a property owner elects to utilize the provisions of the Stewardship Credit System. It is the intent of the Overlay that a property owner will be compensated for the voluntary stewardship and protection of important agricultural and natural resources. Compensation to the property owner shall occur through one of the following mechanisms: creation and transfer of Stewardship Credits, acquisition of conservation easements, acquisition of less than fee interest in the land, or through other acquisition of land or interest in land through a willing seller program. (VII)N Policy 1.5: As referred to in these Overlay policies, Baseline Standards are the permitted uses, density, intensity and other land development regulations assigned to land in the RLSA by the GMP, Collier County Land Development Regulations and Collier County Zoning Regulations in effect prior to the adoption of Interim Amendments and Interim Development Provisions referenced in Final OrderAC-99-002. The Baseline Standards will remain in effect for all land not subject to the transfer or receipt of Stewardship Credits, except as provided for in Group 5 Policies. No part of the Stewardship Credit System shall be imposed upon a property owner without that owners consent_ (VII)(XLIV) Policy 1.6: Stewardship Credits (Credits) are created from any lands within the RLSA that are to be kept in permanent agriculture, open space or conservation uses. These lands will be identified as Stewardship Sending Areas or SSAs. All privately owned lands within the RLSA are a candidate for designation as a SSA. Land becomes designated as a SSA upon petition by the property owner seeking such designation and the adoption of a resolution by the Collier County Board of County Commissioners (BCC), which acknowledges the property owner's (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 117 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 request for such designation and assigns Stewardship Credits or other compensation to the owner for such designation. Collier County will update the Overlay Map to delineate the boundaries of each approved SSA. Designation as an SSA shall be administrative and shall not require an amendment to the Growth Management Plan, but shall be retroactively incorporated into the adopted Overlay Map during the EAR based amendment process when it periodically occurs, or sooner at the discretion of the Board of County Commissioners. A Stewardship Agreement shall be developed that identifies those allowable residential densities and other land uses which remain. Once land is designated as a SSA and Credits or other compensation is granted to the owner, no increase in density or additional uses unspecified in the Stewardship Agreement shall be allowed on such property. (VII) Policy 1.7: The range of Stewardship Credit Values is hereby established using the specific methodology set forth on the Stewardship Credit Worksheet (Worksheet), incorporated herein as Attachment A. This methodology and related procedures for SSA designation will also be adopted as part of the Stewardship Overlay District in the Collier County Land Development Code (LDC). Such procedures shall include but no be limited to the following: (1) All Credit transfers shall be recorded with the Collier County Clerk of Courts; (2) a covenant or perpetual restrictive easement shall also be recorded for each SSA, shall run with the land and shall be in favor of Collier County, Department of Environmental Protection, Department of Agriculture and Consumer Services, South Florida Water Management District, or a recognized statewide land trust; and (3) for each SSA, the Stewardship Agreement will identify the specific land management measures that will be undertaken and the party responsible for such measures. (VII) Policy 1.8: The natural resource value of land within the RLSA is measured by the Stewardship Natural Resource Index (Index) set forth on the Worksheet. The Index established the relative natural resource value by objectively measuring six different characteristics of land and assigning an index factor based on each characteristic. The sum of these six factors is the index value for the land. Both the characteristics used and the factors assigned thereto were established after review and analysis of detailed information about the natural resource attributes of land within the RLSA so that development could be directed away from important natural resources. The six characteristics measured are: Stewardship Overlay Designation, Sending Area Proximity, Listed Species Habitat, Soils/Surface Water, Restoration Potential, and Land Use/Land Cover. (VII) Policy 1.9: A Natural Resource Index Map Series (Index Map Series) indicates the Natural Resource Stewardship Index value for all land within the RLSA. Credits from any lands designated as SSAs, will be based upon the Natural Resource Index values in effect at the time of designation. Any change in the Characteristics of land due to alteration of the land prior to the establishment of a SSA that either increases or decreases any Index Factor will result in an adjustment of the factor values and a corresponding adjustment in the credit value_ The Index and the Index Map Series are adopted as a part of the RLSA Overlay. (VII) Policy 1.10: In SSAs, the greater the number of uses eliminated from the property, and the higher the natural resource value of the land, the higher the priority for protection, the greater the level of Credits that are generated from such lands, and therefore the greater the incentive to participate in the Stewardship Credit System and protect the natural resources of the land. (XUV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 118 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII) Policy 1.11: The Land Use Matrix, Attachment B, lists uses and activities allowed under the A, Rural Agricultural Zoning District within the Overlay. These uses are grouped together in one of eight separate layers in the Matrix. Each layer is discrete and shall be removed sequentially and cumulatively in the order presented in the Matrix, starting with the residential layer (layer one) and ending with the conservation layer (layer eight). If a layer is removed, all uses and activities in that layer are eliminated and are no longer available. Each layer is assigned a percentage of a base credit in the Worksheet. The assigned percentage for each layer to be removed is added together and then multiplied by the Index value on a per acre basis to arrive at a total Stewardship Credit Value of the land being designated as a SSA. (Vll) Policy 1.12: Credits can be transferred only to lands within the RLSA that meet the defined suitability criteria and standards set forth in Group 4 Policies. Such lands shall be known as Stewardship Receiving Areas or SRAs. (VII) Policy 1.13: The procedures for the establishment and transfer of Credits and SRA designation are set forth herein and will also be adopted as a part of a Stewardship District in the LDC (District) LDRs creating the District will be adopted within one (1) year from the effective date of this Plan amendment. (VII) Policy 1.14: Stewardship Credits will be exchanged for additional residential or non-residential entitlements in a SRA on a per acre basis, as described in Policy 4.18. Stewardship density and intensity will thereafter differ from the Baseline Standards. The assignment or use of Stewardship Credits shall not require a GMP Amendment. (VIQ(XV) Policy 1.15: Land becomes designated as an SRA upon the adoption of a resolution by the Collier County Board of County Commissioners (BCC) approving the petition by the property owner seeking such designation. Any change in the residential density or non-residential intensity of land use on a parcel of land located within a SRA shall be specified in the resolution reflecting the total number of transferable Credits assigned to the parcel of land. Density and intensity within the RLSA or within an SRA shall not be increased beyond the Baseline Standards except through the provisions of the Stewardship Credit System, the Affordable -workforce Housing Density Bonus as referenced in the Density Rating System of the FLUE, and the density and intensity blending provision of the Immokalee Area Master Plan. (VIQ(XXX) Policy 1.16: Stewardship Receiving Areas will accommodate uses that utilize creative land use planning techniques and Credits shall be used to facilitate the implementation of innovative and flexible development strategies described in Section 163.3168(2), Florida Statutes. (VII) Policy 1.17: Stewardship Credits may be transferred between different parcels or within a single parcel, subject to compliance with all applicable provisions of these policies. Residential clustering shall only occur within the RLSAthrough the use of the Stewardship Credit System, and other forms of residential clustering shall not be permitted. (XXX) = Plan Amendment by ordinance No. 2013-14 on January B, 2013 119 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII) Policy 1.18: A blend of Local, State, Federal and private revenues, such as but not limited to Florida Forever, Federal and State conservation and stewardship programs, foundation grants, private conservation organizations, local option taxes, general county revenues, and other monies can augment the Stewardship program through the acquisition of conservation easements, Credits, or land that is identified as the highest priority for natural resource protection, including, but is not limited to, areas identified on the Overlay Map as Flow way Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs), Water Retention Areas (WRAs) and land within the Big Cypress Area of Critical State Concern (ACSC). (VII) Policy 1.19: All local land or easement acquisition programs that are intended to work within the RLSA Overlay shall be based upon a willing participantiseller approach. It is not the intent of Collier County to use eminent domain acquisition within this system. (VII) Policy 1.20: The County may elect to acquire Credits through a publicly funded program, using sources identified in Policy 1.18. Should the County pursue this option, it shall establish a Stewardship Credit Trust to receive and hold Credits until such time as they are sold, transferred or otherwise used to implement uses within Stewardship Receiving Areas. (VII) Policy 1.21: The incentive based Stewardship Credit system relies on the projected demand for Credits As the primary basis for permanent protection of flowways, habitats and water retention areas. The County recognizes that there may be a lack of significant demand for Credits in the early years of implementation, and also recognizes that a public benefit would be realized by the early designation of SSAs. To address this issue and to promote the protection of natural resources, the implementation of the Overlay will include an early entry bonus to encourage the voluntary establishment of SSAs within the RLSA. The bonus shall be in the form of an additional one Stewardship Credit per acre of land designated as a HSA located outside of the ACSC and one-half Stewardship Credit per acre of land designated as HSA located inside the ACSC. The early entry bonus shall be available for five years from the effective date of the adoption of the Stewardship Credit System in the LDC. The early designation of SSAs, and resulting protection of flowways, habitats, and Water retention areas does not require the establishment of SRAs or otherwise require the early use of Credits, and Credits generated under the early entry bonus may be used after the termination of the bonus period. The maximum number of Credits that can be generated under the bonus is 27,000 Credits, and such Credits shall not be transferred into or used within the ACSC. (VII)(XLIV) Policy 1.22: The RLSA Overlay was designed to be a long-term strategic plan with a planning horizon Year of 2025. Many of the tools, techniques and strategies of the Overlay are new, Innovative, incentive based, and have yet to be tested in actual implementation. A Comprehensive review of the Overlay shall be prepared for and reviewed by Collier County and the State land planning agency (presently, the Department of Economic Opportunity) upon the five-year anniversary of the adoption of the Stewardship District in the LDC. The purpose of the review shall be to assess the participation in and effectiveness of the Overlay implementation in meeting the Goal, Objective and Policies set forth herein. The specific measures of review shall be as follows: (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 120 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 1. The amount and location of land designated as FSAs, HSAs, WRAs and other SSAs_ 2. The amount and location of land designated as SRAs. 3. The number of Stewardship Credits generated, assigned or held for future use. 4. A comparison of the amount, location and type of Agriculture that existed at the time of a Study and time of review. 5. The amount, location and type of land converted to non-agricultural use with and without participation in the Stewardship Credit System since its adoption_ 6. The extent and use of funding provided by Collier County and other sources Local, State, Federal and private revenues described in Policy 1.18. 7. The amount, location and type of restoration through participation in the Stewardship Credit System since its adoption. 8. The potential for use of Credits in urban areas. (VI1) Group 2 — Policies to protect agricultural lands from premature conversion to other uses and continue the viability of agricultural production through the Collier County Rural Lands Stewardship Area Overlay. (Vll) Policy 2.1: Agriculture lands will be protected from premature conversion to other uses by creating incentives that encourage the voluntary elimination of the property owner's right to convert agriculture land to non-agricultural uses in exchange for compensation as described in Policy 1.4 and by the establishment of SRAs as the form of compact rural development in the RLSA Overlay_ Analysis has shown that SRAs will allow the projected population of the RLSA in the Horizon year of 2025 to be accommodated on approximately 10% of the acreage otherwise required if such compact rural development were not allowed due to the flexibility afforded to such development. The combination of stewardship incentives and land efficient compact rural development will minimize two of the primary market factors that cause premature conversion of agriculture. (Vll) Policy 2.2: Agriculture lands protected through the use of Stewardship Credits shall be designated as Stewardship Sending Areas (SSAs) as described in Policy 1.6. The protection measures for SSAs are set forth in Policies 1.6, 1.7 and 1.17. (Vll) Policy 2.3: Within one (1 ) year from the effective date of these amendments, Collier County will establish an Agriculture Advisory Council comprised of not less than five nor more than nine appointed representatives of the agriculture industry, to advise the BCC on matters relating to Agriculture_ The Agriculture Advisory Council (AAC) will work to identify opportunities and prepare strategies to enhance and promote the continuance, expansion and diversification of agriculture in Collier County. The AAC will also identify barriers to the continuance, expansion and diversification of the agricultural industry and will prepare recommendations to eliminate or minimize such barriers in Collier County. The AAC will also assess whether exceptions from standards for business uses related to agriculture should be allowed under an administrative permit process and make recommendations to the BCC. (VII) =Plan Amendment by ordinance No. 2002-54 on October22, 2002 121 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII) Policy 2.4: The BCC will consider the recommendations of the AAC and facilitate the implementation of strategies and recommendations identified by the ACC that are determined to be appropriate. The BCC may adopt amendments to the LDC that implement policies that support agriculture activities. (VII) Policy 2.5: Agriculture is an important aspect of Collier County's quality of life and economic well-being. Agricultural activities shall be protected from duplicative regulation as provided by the Florida Right -to -Farm Act. (VI 1) Policy 2.6: Notwithstanding the special provisions of Policies 3.9 and 3.10, nothing herein or in the implementing LDRs, shall restrict lawful agricultural activities on lands within the RLSA that have not been placed into the Stewardship program. (VII) Group 3 — Policies to protect water quality and quantity and maintain the natural water regime, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Flow way Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where lands are voluntarily included in the Rural Lands Stewardship Area program. (VII)(X) Policy 3.1: Protection of water quality and quantity, and the maintenance of the natural water regime shall occur through the establishment of Flowway Stewardship Areas (FSAs), as SSAs within the RLSA Overlay. FSAs are delineated on the Overlay Map and contain approximately 31,100 acres. FSAs are primarily privately owned wetlands that are located within the Camp Keais Strand and Okaloacoochee Slough. These lands form the primary wetland flowway systems in the RLSA. The Overlay provides an incentive to permanently protect FSAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection measures described in Group 1 Policies. Not all lands within the delineated FSAs are comparable in terms of their natural resource value; therefore the index shall be used to differentiate higher value from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that FSA lands score within a range of 0.7 to 2.4; approximately 96% score greater than 1.2 while 4% score 1.2 or less. The average Index score of FSA land is 1.8. (VII) Policy 3.2: Listed animal and plant species and their habitats shall be protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 40,000 acres. HSAs are privately owned agricultural areas, which include both areas with natural characteristics that make them suitable habitat for listed species and areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The Overlay provides an incentive to permanently protect HSAs by the creation and transfer of Credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value (X) = Plan Amendment by Ordinance No. 200343 on September 9, 2003 122 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HAS lands score within a range of 0.6 to 2.2. There are approximately 13,800 acres of cleared agricultural fields located in HSAs. The average Index score of HAS designated lands is 1.3, however, the average index score of the naturally vegetated areas within HSAs is 1.5_ (VII) Policy 3.3: Further protection for surface water quality and quantity shall be through the establishment of Water Retention Areas (WRAs), as SSAs within the RLSA Overlay_ WRAs are delineated on the Overlay Map and contain approximately 18,200 acres. WRAs are privately owned lands that have been permitted by the South Florida Water Management District to function as agricultural water retention areas. In many instances, these WRAs consist of native wetland or upland vegetation; in other cases they are excavated water bodies or may contain exotic vegetation. The Overlay provides an incentive to permanently protect WRAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection measures described in Group 1 Policies. Not all lands within the delineated WRAs are comparable in terms of their natural resource value; therefore the index shall be used to differentiate higher value from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that WRA lands score within a range of 0.6 to 2.4; approximately 74% score greater than 1.2 while 26% score 1.2 or less. The average Index score of WRA land is 1.5. (Vil) Policy 3.4: Public and private conservation areas exist in the RLSA and serve to protect natural resources. Corkscrew Marsh and Okaloacoochee Slough State Forest include approximately 13, 500 acres. Analysis shows that they score within an Index range of 0.0 to 2.2; with an average Index score of 1.5. Because these existing public areas, and any private conservation areas, are already protected, they are not delineated as SSAs and are not eligible to generate Credits, but do serve an important role in meeting the Goal of the RLSA. (VII) Policy 3.5: Residential uses, General Conditional uses, Earth Mining and Processing Uses, and Recreational Uses (layers 1-4) as listed in the Matrix shall be eliminated in FSAs in exchange for compensation to the property owner as described in Policy 3.8. Conditional use essential services and governmental essential services, other than those necessary to serve permitted uses or for public safety, shall only be allowed in FSAs with a Natural Resource Stewardship Index value of 1.2 or less_ Where practicable, directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil and gas extraction in FSAs in order to minimize impacts to native habitats. Other layers may also be eliminated at the election of the property owner in exchange for compensation. The elimination of the Earth Mining layer shall not preclude the excavation of lakes or other water bodies if such use is an integral part of a restoration or mitigation program within a FSA. (VII) Policy 3.6: Residential Land Uses listed in the Matrix shall be eliminated in Habitat Stewardship Sending Areas in exchange for compensation to the property owner as described in Policy 3.8. Other layers may also be eliminated at the election of the property owner in exchange for compensation. (VII) =Plan Amendment by Ordinance No. 2002-54 on October22, 2002 123 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (Vll) Policy 3.7: General Conditional Uses, Earth Mining and Processing Uses, and Recreational Uses shall be allowed only on HSAlands with a Natural Resource Stewardship Index value of 1.2 or less. Conditional use essential services and governmental essential services, other than those necessary to serve permitted uses or for public safety, shall only be allowed in HSAs with a Natural Resource Stewardship Index value of 1.2 or less. Asphaltic and concrete batch making plants are prohibited in all HSAs. Where practicable, directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil and gas Extraction in HSAs in order to minimize impacts to native habitats. In addition to the requirements imposed in the LDC for approval of a Conditional Use, such uses will only be approved upon submittal of an EIS which demonstrates that clearing of native vegetation has been minimized, the use will not significantly and adversely impact listed species and their habitats and the use will not significantly and adversely impact aquifers_ As an alternative to the foregoing, the applicant may demonstrate that such use is an integral part of an approved restoration or mitigation program_ Golf Course design, construction, and operation in any HSA shall comply with the best management practices of Audubon International's Gold Program and the Florida Department of Environmental Protection. Compliance with the following standards shall be considered by Collier County as meeting the requirement for minimization of impact: • Clearing of native vegetation shall not exceed 15% of the native vegetation on the parcel. • Areas previously cleared shall be used preferentially to native vegetated areas. • Buffering to Conservation Land shall comply with Policy 4.13. (VI 1) Policy 3.8: Compensation to the property owner may occur through one or more of the following mechanisms: creation and transfer of Stewardship Credits, acquisition of conservation easements, acquisition of less than fee interest in the land, orthrough other acquisition of land or interest in land through a willing seller program. (Vll)(Xlll) Policy 3.9: 1. Agriculture will continue to be a permitted use and its supporting activities will continue to be permitted as conditional uses within FSAs and HSAs, pursuant to the Agriculture Group classifications described in the Matrix. The Ag 1 group includes row crops, citrus, specialty farms, horticulture, plant nurseries, improved pastures for grazing and ranching, aquaculture and similar activities, including related agricultural support uses. In existing Ag 1 areas within FSAs and HSAs, all such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized and an owner receives compensation as previously described, no further expansion of Ag 1 will be allowed in FSAs and HSAs beyond existing or permitted limits within property subject to a credit transfer, except for incidental clearing as set forth in Paragraph 2 below. 2. In order to encourage viable Ag 1 activities, and to accommodate the ability to convert from one Ag 1 use to another, incidental clearing is allowed to join existing Ag 1 areas, square up existing farm fields, or provide access to or from other Ag 1 areas, provided that the Ag 1 Land Use Layer has been retained on the areas to be incidentally cleared, (XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 124 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 and the Natural Resource Index Value score has been adjusted to reflect the proposed change in land cover. Incidental clearing is defined as clearing that meets the above criteria and is limited to 1 % of the area of the SSA. In the event said incidental clearing impacts lands having a Natural Resource Index Value in excess of 1.2, appropriate mitigation shall be provided. (VI 1) Policy 3.10: Ag 2 includes unimproved pastures for grazing and ranching, forestry and similar activities, including related agricultural support uses_ In existing Ag 2 areas within FSAs and HSAs, such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized and an owner receives compensation as previously described, no further expansion of Ag 2 or conversion of Ag 2 to Ag 1 will be allowed in FSAs or HSAs beyond existing or permitted limits within property subject to a credit transfer. (VII)(XLIV) Policy 3.11: In certain locations there maybe the opportunity for flow -way or habitat restoration. Examples include, but are not limited to, locations where flow -ways have been constricted or otherwise impeded by past activities, or where additional land is needed to enhance wildlife corridors. Priority shall be given to restoration within the Camp Keais Strand FSA or contiguous HSAs. Should a property owner be willing to dedicate land for restoration activities within the Camp Keais Strand FSA or contiguous HSAs, four additional Stewardship Credits shall be assigned for each acre of land so dedicated. An additional two Stewardship credits shall be assigned for each acre of land dedicated for restoration activities within other FSAs and HSAs. The actual implementation of restoration improvements is not required for the owner to receive such credits and the costs of restoration shall be borne by the governmental agency or private entity undertaking the restoration. Should an owner also complete restoration improvements, this shall be rewarded with four additional Credits for each acre of restored land upon demonstration that the restoration met applicable success criteria as determined by the permit agency authorizing said restoration. This Policy does not preclude other forms of compensation for restoration which may be addressed through public -private partnership agreement such as a developer contribution agreement or stewardship agreement between the parties involved. The specific process for assignment of additional restoration credits shall be included in the Stewardship District of the LDC. (VI 1) Policy 3.12: Based on the data and analysis of the Study, FSAs, HSAs, WRAs, and existing publiclprivate conservation land include the land appropriate and necessary to accomplish the Goal pertaining to natural resource protection. To further direct other uses away from and to provide additional incentive for the protection, enhancement and restoration of the Okaloacoochee Slough and Camp Keais Strand, all land within 500 feet of the delineated FSAs that comprise the Slough or Strand that is not otherwise included in a HSA or WRA shall receive the same natural index score (0.6) that a HSA receives if such property is designated as a SSA and retains only agricultural, recreational andlor conservation layers within the matrix. (VI 1) Policy 3.13: Water Retention Areas (WRAs) as generally depicted on the Overlay Map have been permitted for this purpose and will continue to function for surface water retention, detention, treatment andlor conveyance, in accordance with the South Florida Water Management (XLIV) = Plan Amendment by ordinance No. 2017-22 on June 13, 2017 125 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 District (SFWMD) permits applicable to each WRA. WRAs can also be permitted to provide such functions for new uses of land allowed within the Overlay. WRAs may be incorporated into a SRA master plan to provide water management functions for properties within such SRA, but are not required to be designated as a SRA in such instances. WRA boundaries are understood to be approximate and are subject to refinement in accordance with SFWMD permitting. (Vll) Policy 3.14: During permitting to serve new uses, additions and modifications to WRAs may be required or desired, including but not limited to changes to control elevations, discharge rates, storm water pre-treatment, grading, excavation or fill. Such additions and modifications shall be allowed subject to review and approval by the SFWMD in accordance with best management practices. Such additions and modifications to WRAs shall be designed to ensure that there is no net loss of habitat function within the WRAs unless there is compensating mitigation or restoration in other areas of the Overlay that will provide comparable habitat function. Compensating mitigation or restoration for an impact to a WRA contiguous to the Camp Keais Strand or Okaloacoochee Slough shall be provided within or contiguous to that Strand or Slough. (VIi) Group 4 — Policies to enable conversion of rural lands to other uses in appropriate locations, while discouraging urban sprawl, and encouraging development that utilizes creative land use planning techniques by the establishment of Stewardship Receiving Areas. (Vll) Policy 4.1: Collier County will encourage and facilitate uses that enable economic prosperity and diversification of the economic base of the RLSA. Collier County will also encourage development that utilizes creative land use planning techniques and facilitates a compact form of development to accommodate population growth by the establishment of Stewardship Receiving Areas (SRAs). Incentives to encourage and support the diversification and vitality of the rural economy such as flexible development regulations, expedited permitting review, and targeted capital improvements shall be incorporated into the LDC Stewardship District. (VII)(XXXVII) Policy 4.2: All privately owned lands within the RLSA which meet the criteria set forth herein are eligible for designation as a SRA, except land delineated as a FSA, HSA, WRA or land that has been designated as a Stewardship Sending Area. Land proposed for SRA designation shall meet the suitability criteria and other standards described in Group 4 Policies. Due to the long-term vision of the RLSA Overlay, extending to a horizon year of 2025, and in accordance with the guidelines established in Section 163.3168(2), Florida Statutes, the specific location, size and composition of each SRA cannot and need not be predetermined in the GMP. In the RLSA Overlay, lands that are eligible to be designated as SRAs generally have similar physical attributes as they consist predominately of agriculture lands which have been cleared or otherwise altered for this purpose. Lands shown on the Overlay Map as eligible for SRA designation include approximately 74,500 acres outside of the ACSC and 18,300 acres within the ACSC. Approximately 2% of these lands achieve an Index score greater than 1.2. Because the Overlay requires SRAs to be compact, mixed -use and self sufficient in the provision of services, facilities and infrastructure, traditional Iocational standards normally (XXXVII) = Plan Amendment by ordinance No. 2015-08 on January 27, 2015 126 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 applied to determine development suitability are not relevant or applicable to SRAs. Therefore the process for designating a SRA follows the principles of the Rural Lands Stewardship Act as further described herein. (VII)(XLIV) Policy 4.3: Land becomes designated as a SRA upon petition by a property owner to Collier County seeking such designation and the adoption of a resolution by the BCC granting the designation. The petition shall include a SRA master plan as described in Policy 4.5. The basis for approval shall be a finding of consistency with the policies of the Overlay, including required suitability criteria set forth herein, compliance with the LDC Stewardship District, and assurance that the applicant has acquired or will acquire sufficient Stewardship Credits to implement the SRA uses. The County has adopted LDC amendments to establish the procedures and submittal requirements for designation as a SRA, providing for consideration of impacts, including environmental and public infrastructure impacts, and for public notice of and the opportunity for public participation in any consideration by the BCC of such a designation. (VII)(XLIV) Policy 4.4: Collier County will update the Overlay Map to delineate the boundaries of each approved SRA. Such updates shall be incorporated into the adopted Overlay Map during the EAR based amendment process when it periodically occurs, or sooner at the discretion of the Board of County Commissioners. (VII) Policy 4.5: To address the specifics of each SRA, a master plan of each SRA will be prepared and submitted to Collier County as a part of the petition for designation as a SRA. The master plan will demonstrate that the SRA complies with all applicable policies of the Overlay and the LDC Stewardship District and is designed so that incompatible land uses are directed away from wetlands and critical habitat identified as FSAs and HSAs on the Overlay Map. (Vll)(X)(xXx) Policy 4.6: SRA characteristics shall be based upon innovative planning and development strategies referenced in Section 163.3168(2), Florida Statutes. These planning strategies and techniques include urban villages, new towns, satellite communities, area -based allocations, clustering and open space provisions, and mixed -use development that allow the conversion of rural and agricultural lands to other uses while protecting environmentally sensitive areas, maintaining the economic viability of agricultural and other predominantly rural land uses, and providing for the cost-efficient delivery of public facilities and services. Such development strategies are recognized as methods of discouraging urban sprawl. (VII)(XV)(XXXVII) Policy 4.7: There are four specific forms of SRA permitted within the Overlay. These are Towns, Villages, Hamlets, and Compact Rural Development (CRD). The Characteristics of Towns, Villages, Hamlets, and CRD are set forth in Attachment C and are generally described in Policies 4.7.1, 4.7.2, 4.7.3 and 4.7.4. Collier County shall establish more specific regulations, guidelines and standards within the LDC Stewardship District to guide the design and development of SRAs to include innovative planning and development strategies as set forth in Section 163.3168(2), Florida Statutes. The size and base density of each form shall be consistent with the standards (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 127 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 set forth on Attachment C. The maximum base residential density as set forth in Attachment C may only be exceeded through the density blending process as set forth in density and intensity blending provision of the Immokalee Area Master Plan or through the affordable - workforce housing density bonus as referenced in the Density Rating System of the Future Land Use Element. The base residential density is calculated by dividing the total number of residential units in a SRA by the overall area therein. The base residential density does not restrict net residential density of parcels within a SRA. The location, size and density of each SRAwill be determined on an individual basis during the SRAdesignation review and approval process. (VII)(XV) Policy 4.7.1: Towns are the largest and most diverse form of SRA, with a full range of housing types and mix of uses. Towns have urban level services and infrastructure that support development that is compact, mixed use, human scale, and provides a balance of land uses to reduce automobile trips and increase livability. Towns shall be not less than 1,000 acres or more than 4,000 acres and are comprised of several villages and/or neighborhoods that have individual identity and character. Towns shall have a mixed -use town center that will serve as a focal point for community facilities and support services. Towns shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. Towns shall have at least one community park with a minimum size of 200 square feet per dwelling unit in the Town. (XV) Towns shall also have parks or public green spaces within neighborhoods. Towns shall include both community and neighborhood scaled retail and office uses, in a ratio as provided in Policy 4.15. Towns may also include those compatible corporate office and light industrial uses as those permitted in the Business Park and Research and Technology Park Subdistricts of the FLUE. Towns shall be the preferred location for the full range of schools, and to the extent possible, schools and parks shall be located abutting each other to allow for the sharing of recreational facilities. Design criteria for Towns shall be included in the LDC Stewardship District. Towns shall not be located within the ACSC. (VI) Policy 4.7.2: Villages are primarily residential communities with a diversity of housing types and mix of uses appropriate to the scale and character of the particular village. Villages shall be not less than 100 acres or more than 1,000 acres. Villages are comprised of residential neighborhoods and shall include a mixed -use village center to serve as the focal point for the community's support services and facilities. Villages shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. Villages shall have parks or public green spaces within neighborhoods. Villages shall include neighborhood scaled retail and office uses, in a ratio as provided in Policy 4.15. Villages are an appropriate location for a full range of schools. To the extent possible, schools and parks shall be located adjacent to each other to allow for the sharing of recreational facilities- Design criteria for Villages shall be included in the LDC Stewardship District. (Vll) Policy 4.7.3: Hamlets are small rural residential areas with primarily single-family housing and limited range of convenience -oriented services. Hamlets shall be not less than 40 or more than 100 acres. Hamlets will serve as a more compact alternative to traditional five -acre lot rural subdivisions currently allowed in the baseline standards. Hamlets shall have a public green space for (XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007 128 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 neighborhoods. Hamlets include convenience retail uses, in a ratio as provided in Attachment C. Hamlets may be an appropriate location for pre-K through elementary schools. Design criteria for Hamlets shall be included in the LDC Stewardship District. To maintain a proportion of Hamlets to Villages and Towns, not more than 5 Hamlets, in combination with CRDs of 100 acres or less, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than 5 additional Hamlets, in combination with CRDs of 100 acres or less, may be approved for each subsequent Village or Town. (Vll) Policy 4.7.4: Compact Rural Development (CRD) is a form of SRA that will provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a Hamlet or Village. A CRD may include, but is not required to have permanent residential housing and the services and facilities that support permanent residents. An example of a CRD is an ecotourism village that would have a unique set of uses and support services different from a traditional residential village_ It would contain transient lodging facilities and services appropriate to eco-tourists, but may not provide for the range of services that necessary to support permanent residents. Except as described above, a CRD will conform to the characteristics of a Village or Hamlet as set forth on Attachment C based on the size of the CRD. As residential units are not a required use, those goods and services that support residents such as retail, office, civic, governmental and institutional uses shall also not be required, however for any CRD that does include permanent residential housing, the proportionate support services listed above shall be provided in accordance with Attachment C. To maintain a proportion of CRDs of 100 acres or less to Villages and Towns, not more than 5 CRDs of 100 acres or less, in combination with Hamlets, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than 5 additional CRDs of 100 acres or less, in combination with Hamlets, may be approved for each subsequent Village or Town. There shall be no more than 5 CRDs of more than 100 acres in size. The appropriateness of this limitation shall be reviewed in 5 years pursuant to Policy 1.22. (VII)N Policy 4.8: An SRA may be contiguous to a FSA or HSA, but shall not encroach into such areas, and shall buffer such areas as described in Policy 4.13. A SRA may be contiguous to and served by a WRA without requiring the WRA to be designated as a SRA in accordance with Policy 3.12 and 3.13. (Vll) Policy 4.9: A SRA must contain sufficient suitable land to accommodate the planned development in an environmentally acceptable manner. The primary means of directing development away from wetlands and critical habitat is the prohibition of locating SRAs in FSAs, HSAs, and WRAs. To further direct development away from wetlands and critical habitat, residential; commercial, manufacturing/light industrial, group housing, and transient housing, institutional, civic and community service uses within a SRA shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. In addition, conditional use essential services and governmental essential services, with the exception of those necessary to serve permitted uses and for public safety, shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. The Index value of greater than 1.2 represents those areas that have a high natural resource value as measured pursuant to Policy 1.8. Less than 2% of potential SRA land achieves an Index score of greater than 1.2_ (X) = Plan Amendment by Ordinance No. 200343 on September 9, 2003 129 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (Vll) Policy 4.10: Within the RLSA Overlay, open space, which by definition shall include public and private conservation lands, underdeveloped areas of designated SSAs, agriculture, water retention and management areas and recreation uses, will continue to be the dominant land use. Therefore, open space adequate to serve the forecasted population and uses within the SRA is provided. To ensure that SRA residents have such areas proximate to their homes, open space shall also comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town, Village, or those CRDs exceeding 100 acres. Lands within a SRA greater than one acre with Index values of greater than 1.2 shall be retained as open space. As an incentive to encourage open space, such uses within a SRA, located outside of the ACSC, exceeding the required thirty-five percent shall not be required to consume Stewardship Credits. (Vll) Policy 4.11: The perimeter of each SRA shall be designed to provide a transition from higher density and intensity uses within the SRA to lower density and intensity uses on adjoining property. The edges of SRAs shall be well defined and designed to be compatible with the character of adjoining property. Techniques such as, but not limited to setbacks, landscape buffers, and recreation/open space placement may be used for this purpose. Where existing agricultural activity adjoins a SRA, the design of the SRA must take this activity into account to allow for the continuation of the agricultural activity and to minimize any conflict between agriculture and SRA uses. (Vll) Policy 4.12: Where a SRA adjoins a FSA, HSA, WRA or existing public or private conservation land delineated on the Overlay Map, best management and planning practices shall be applied to minimize adverse impacts to such lands. SRA design shall demonstrate that ground water table draw down or diversion will not adversely impact the adjacent FSA, HSA, WRA or conservation land. Detention and control elevations shall be established to protect such natural areas and be consistentwith surrounding land and project control elevations and water tables. (Vll) Policy 4.13: Open space within or contiguous to a SRA shall be used to provide a buffer between the SRA and any adjoining FSA, HSA, or existing public or private conservation land delineated on the Overlay Map. Open space contiguous to or within 300 feet of the boundary of a FSA, HSA, or existing public or private conservation land may include: natural preserves, lakes, golf courses provided no fairways or other turf areas are allowed within the first 200 feet, passive recreational areas and parks, required yard and set -back areas, and other natural or man- made open space. Along the west boundary of the FSAs and HSAs that comprise Camp Keais Strand, i.e., the area south of Immokalee Road, this open space buffer shall be 500 feet wide and shall preclude golf course fairways and other turf areas within the first 300 feet. (Vll) Policy 4.14: The SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. No SRA shall be approved unless the capacity of County collector or arterial road(s) serving the SRA is demonstrated to be adequate in accordance with the Collier County Concurrency (VII) =Plan Amendment by Ordinance No. 2002-54 on October22, 2002 130 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 Management System in effect at the time of SRA designation- A transportation impact assessment meeting the requirements of Section 2.7.3 of the LDC, or its successor regulation shall be prepared for each proposed SRA to provide the necessary data and analysis. (VIQ(XIII) Policy 4.15.1: SRAs are intended to be mixed use and shall be allowed the full range of uses permitted by the Urban Designation of the FLUE, as modified by Policies 4.7, 4.7.1, 4-7.2, 4.7.3, 4.7.4 and Attachment C. An appropriate mix of retail, office, recreational, civic, governmental, and institutional uses will be available to serve the daily needs and community wide needs of residents of the RLSA. Depending on the size, scale, and character of a SRA, such uses may be provided either within the specific SRA, within other SRAs in the RLSA or within the Immokalee Urban Area. By example, each Village or Town shall provide for neighborhood retailloffice uses to serve its population as well as appropriate civic and institutional uses, however, the combined population of several Villages and Hamlets may be required to support community scaled retail or office uses in a nearby Town. Standards for the minimum amount of non-residential uses in each category are set forth in Attachment C, and shall be also included in the Stewardship LDC District. (XIII) Policy 4.15.2: The Board of County Commissioners (BCC) may, as a condition of approval and adoption of an SRA development, require that suitable areas for parks, schools, and other public facilities be set aside, improved, and/or dedicated for public use. When the BCC requires such a set aside for one or more public facilities, the set aside shall be subject to the same provisions of the LDC as are applicable to public facility dedications required as a condition for PU❑ rezoning. (XIII) Policy 4.15.3: Applicants for SRA designation shall coordinate with Collier County School Board staff to allow planning to occur to accommodate any impacts to the public schools as a result of the SRA. As a part of the SRA application, the following information shall be provided: 1. Number of residential units by type; 2. An estimate of the number of school -aged children for each type of school impacted (elementary, middle, high school); and 3. The potential for locating a public educational facility or facilities within the SRA, and the size of any sites that may be dedicated, or otherwise made available for a public educational facility. (V I I) (XI I I)(XV) (XLI V) Policy 4.16: A SRA shall have adequate infrastructure available to serve the proposed development, or such infrastructure must be provided concurrently with the demand. The level of infrastructure provided will depend on the form of SRA development, accepted civil engineering practices, and LDC requirements. The capacity of infrastructure necessary to serve the SRA at build - out must be demonstrated during the SRA designation process. Infrastructure to be analyzed includes transportation, potable water, wastewater, irrigation water, stormwater management, and solid waste. Transportation infrastructure is discussed in Policy 4.14. Centralized or decentralized community water and wastewater utilities are required in Towns, Villages, and those CRDs exceeding one hundred (100) acres in size, and may be required in CRDs that are one hundred (100) acres or less in size, depending upon the permitted uses approved (XLIV) = Plan Amendment by Ordinanr;e No. 2017-22 an June 13, 2017 131 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 within the CRD. Centralized or decentralized community water and wastewater utilities shall be constructed, owned, operated and maintained by a private utility service, the developer, a Community Development District, the Immokalee Water Sewer Service District, Collier County, or other governmental entity. Innovative alternative water and wastewater treatment systems such as decentralized community treatment systems shall not be prohibited by this Policy provided that they meet all applicable regulatory criteria. Individual potable water supply wells and septic systems, limited to a maximum of 100 acres of any Town, Village or CRD of 100 acres are permitted on an interim basis until services from a centralizedldecentralized community system are available. Individual potable water supply wells and septic systems are permitted in Hamlets and may be permitted in CRDs of 100 acres or less in size. (XIII) Policy 4.17: The BCC will review and approve SRA designation applications in accordance with the provisions of Policy 1.1.2 of the Capital Improvement Element of the GMP for Category A public facilities. Final local development orders will be approved within a SRA designated by the BCC in accordance with the Concurrency Management System of the GMP and LDC in effect at the time of final local development order approval. (XI II)(XV)(XLIV) Policy 4.18: The SRA will be planned and designed to be fiscally neutral or positive to Collier County at the horizon year based an a public facilities impact assessment, as identified in LDC 4.08.07.K. The BCC may grant exceptions to this Policy to accommodate affordable - workforce housing, as it deems appropriate. Techniques that may promote fiscal neutrality such as Community Development Districts, and other special districts, shall be encouraged. At a minimum, the assessment shall consider the following public facilities and services: transportation, potable water, wastewater, irrigation water, stormwater management, solid waste, parks, law enforcement, and schools. Development phasing, developer contributions and mitigation, and other public/private partnerships shall address any potential adverse impacts to adopted levels of service standards. (VI I)(XII I)(XLIV) Policy 4.19: Eight (8) credits shall be required for each acre of land included in a SRA, except for open space in excess of the required thirty-five percent as described in Policy 4.10 or for land that is designated for a public benefit use described in Policy 4.19. In order to promote compact, mixed use development and provide the necessary support facilities and services to residents of rural areas, the SRA designation entitles a full range of uses, accessory uses and associated uses that provide a mix of services to and are supportive to the residential population of a SRA, as provided for in Policies 4.7, 4.15 and Attachment C. Such uses shall be identified, located and quantified in the SRA master plan. (VII)(xuq(xuV) Policy 4.20: The acreage of a public benefit use shall not count toward the maximum acreage limits described in Policy 4.7. For the purpose of this Policy, public benefit uses include: public schools (preK-12) and public or private post secondary institutions, including ancillary uses; community parks exceeding the minimum acreage requirements of Attachment C, municipal golf courses; regional parks; and governmental facilities excluding essential services as defined in the LDC. The location of public schools shall be coordinated with the Collier County School Board, based on the interlocal agreement, 163.3177 F.S. and in a manner consistent (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 132 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 with 235.193 F.S. Schools and related ancillary uses shall be encouraged to locate in or proximate to Towns, Villages, and Hamlets subject to applicable zoning and permitting requirements. (VI l)(XII l)(XLIV) Policy 4.21: Lands within the ACSC that meet all SRA criteria shall also be restricted such that credits used to entitle a SRA in the ACSC must be generated exclusively from SSAs within the ACSC. Further, the only form of SRA allowed in the ACSC east of the Okaloacoochee Slough shall be Hamlets and CRDs of 100 acres or less and the only form of SRA allowed in the ACSC west of the Okaloacoochee Slough shall be Villages and CRDs of not more than 300 acres and Hamlets. Provided, however, that two Villages or CRDs of not more than 500 acres each, exclusive of any lakes created prior to the effective date of this amendment as a result of mining operations, shall be allowed in areas that have a frontage on State Road 29 and that, as of the effective date of these amendments, had been predominantly cleared as a result of Ag Group I or Earth Mining or Processing Uses. This Policy is intended to assure that the RLSA Overlay is not used to increase the development potential within the ACSC but instead is used to promote a more compact form of development as an alternative to the Baseline Standards already allowed within the ACSC. No policy of the RLSA Overlay shall take precedence over the Big Cypress ACSC regulations and all regulations therein shall apply. (VI1) Group 5 — Policies that protect water quality and quantity and the maintaining of the natural water regime and protect listed animal and plant species and their habitats on land that is not voluntarily included in the Rural Lands Stewardship Area program. (Vll) Policy 5.1: To protect water quality and quantity and maintenance of the natural water regime in areas mapped as FSAs on the Overlay Map prior to the time that they are designated as SSAs under the Stewardship Credit Program. Residential Uses, General Conditional Uses, Earth Mining and Processing Uses, and Recreational Uses (layers 1-4) as listed in the Matrix shall be eliminated in FSAs. Conditional use essential services and governmental essential services, except those necessary to serve permitted uses or for public safety, shall only be allowed in FSAs with a Natural Resource Stewardship Index value of 1.2 or less. Where practicable, directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil or gas extraction in FSAs in order to minimize impacts to native habitats. Asphaltic and concrete batch making plants shall be prohibited in areas mapped as HSAs. The opportunity to voluntarily participate in the Stewardship Credit Program, as well as the right to sell conservation easements or a free or lesser interest in the land, shall constitute compensation for the loss of these rights. (VII) Policy 5.2: To protect water quality and quantity and maintenance of the natural water regime and to protect listed animal and plant species and their habitats in areas mapped as FSAs, HSAs, and WRAs on the Overlay Map that are within the ACSC, all ACSC regulatory standards shall apply, including those that strictly limit non-agricultural clearing. (VII) Policy 5.3: To protect water quality and quantity and maintenance of the natural water regime and to protect listed animal and plant species and their habitats in areas mapped as FSAs, HSAs, and WRAs on the Overlay Map that are not within the ACSC, if a property owner proposes (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 133 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 to utilize such land for a non-agricultural purpose under the Baseline Standards referenced in Policy 1.5 and does not elect to use the Overlay, the following regulations are applicable, shall be incorporated into the LAC, and shall supersede any comparable existing County regulations that would otherwise apply. These regulations shall only apply to non-agricultural use of land prior to its inclusion in the Overlay system: 1. Site clearing and alteration shall be limited to 20% of the property and nonpermeable surfaces shall not exceed 50% of any such area. 2. Except for roads and lakes, any nonpermeable surface greater than one acre shall provide for release of surface water runoff, collected or uncollected, in a manner approximating the natural surface water flow regime of the surrounding area. 3. Revegetation and landscaping of cleared areas shall be accomplished with predominantly native species and planting of undesirable exotic species shall be prohibited. 4. An Environmental Impact Statement shall be prepared by the applicant and reviewed by Collier County in accordance with County regulations. 5. Roads shall be designed to allow the passage of surface water flows through the use of equalizer pipes, interceptor spreader systems or performance equivalent structures. (VII) Policy 5.4: Collier County will coordinate with appropriate State and Federal agencies concerning the provision of wildlife crossings at locations determined to be appropriate. (Vll) Policy 5.5: For those lands that are not voluntarily included in the Rural Lands Stewardship program, non-agricultural development, excluding individual single family residences, shall be directed away from the listed species and their habitats by complying with the following guidelines and standards: 1. A wildlife survey shall be required for all parcels when listed species are known to inhabit biological communities similar to those existing on site or where listed species are directly observed on the site. The survey shall be conducted in accordance with the requirements of the Florida Fish and Wildlife Conservation Commission (FFWCC) and U.S. Fish and Wildlife Service (USFWS) guidelines. The County shall notify the FFWCC and USFWS of the existence of any listed species that may be discovered. (xlll)(XLIV) 2. Wildlife habitat management plans for listed species and for those protected species identified below shall be submitted for County approval. A plan shall be required for all projects where the wildlife survey indicates listed species or the protected species identified below are utilizing the site, or the site contains potential habitat for listed species. These plans shall describe how the project directs incompatible land uses away from listed species and their habitats. Management plans for new preserves shall also outline a public awareness program to educate residents about the on -site preserve and the need to maintain habitat within the preserve for listed species and those protected species identified below. a. Management plans for new preserves shall incorporate proper techniques to protect listed species, and those protected species identified below, and their habitats from the negative impacts of proposed development. Open space and vegetation preservation requirements shall be used to establish buffer areas between wildlife habitat areas and areas dominated by human activities. Provisions such as fencing, walls, or other obstructions shall be provided to (XLIV) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 134 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 minimize development impacts to the wildlife and to facilitate and encourage wildlife to use wildlife corridors. Appropriate roadway crossings, underpasses and signage shall be used where roads must cross wildlife corridors. i. Management guidelines contained in publications used by the FFWCC and U5FW5 for technical assistance shall be used for developing required management plans. (xlll) ii. The County shall consider any other techniques recommended by the U5FW5 and FFWCC, subject to the provision of paragraph 3 of this Policy. (xlll) iii. When listed species are directly observed on site or indicated by evidence, such as denning, foraging, or other indications, a minimum of 40% of native vegetation on site shall be retained, with the exception of clearing for agricultural purposes. The County shall also consider the recommendation of other agencies, subject to the provisions of paragraph 3 of this Policy. b. For parcels containing gopher tortoises (Gopherus polyphemus), habitat management plans are required and shall give priority to protecting the largest most contiguous gopher tortoise habitat with the greatest number of active burrows, and for providing a connection to off site adjacent gopher tortoise preserves. c. Habitat preservation plans for the Florida scrub jay (Aphel000ma coerulescens) are required and shall provide for a maintenance program and specify appropriate fire or mechanical protocols to maintain the natural scrub community. d. For the bald eagle (Haliaeetus leucocephalus), habitat management plans are required and shall establish protective zones around the eagle nest restricting certain activities. The plans shall also address restricting certain types of activities during the nest season. e. For the red -cockaded woodpecker (Picoides borealis), habitat protection plans are required and shall outline measures to avoid adverse impacts to active clusters and to minimize impacts to foraging habitat. Where adverse effects cannot be avoided, measures shall be taken to minimize on -site disturbance and compensate or mitigate for impacts that remain. f. In areas where the Florida black bear (Ursus americanus floridanus) may be present, management plans are required and shall require that garbage be placed in bear -resistant containers where such containers are available and accepted for use by Collier County, or containers stored in locations not easily accessible to bears. The management plan shall also identify methods to inform local residents of the concerns related to interaction between black bears and humans. g. For projects located in Priority I or Priority II Panther Habitat areas, management plans are required and shall discourage the destruction of undisturbed, native habitats that are preferred by the Florida panther (Felis concolor coryi) by directing intensive land uses to currently disturbed areas. Preferred habitats include pine flatwoods and hardwood hammocks. In turn, these areas shall be buffered from the most intense land uses of the project by using low intensity land uses (e.g., parks, passive recreational areas, golf courses). Gold courses within the Rural Lands Area shall be designed and managed using standards found within this Overlay. The management plans shall identify appropriate lighting controls for these permitted uses and shall also address the opportunity to utilize prescribed burning to maintain fire -adapted preserved vegetation communities and provide browse for white-tailed deer. (XLIV) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 135 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 h. The Management Plans shall contain a monitoring program for developments greater than ten (10) acres. 3. The County shall, consistent with applicable policies of this Overlay, consider and utilize recommendations and letters of technical assistance from the Florida Fish and Wildlife Conservation Commission and recommendations from the US Fish and Wildlife Service in issuing development orders on property containing listed species. It is recognized that these agency recommendations, on a case by case basis, may change the requirements contained within these wildlife protection policies and any such change shall be deemed consistent with the Growth Management Plan. (VII)(XLIV) Policy 5.6: For those lands that are not voluntarily included in the Rural Lands Stewardship program, Collier County shall direct non-agricultural land uses away from high functioning wetlands by limiting direct impacts within wetlands. A direct impact is hereby defined as the dredging or filling of a wetland or adversely changing the hydroperiod of a wetland. This Policy shall be implemented as follows: 1. There are two (2) major wetlands systems within the RLSA, Camp Keais Strand and the Okaloacoochee Slough. These two systems have been mapped and are designated as FSNs. Policy 5.1 prohibits certain uses within the FSXs, thus preserving and protecting the wetlands functions within those wetland systems. 2. The other significant wetlands within the RLSA are WRAs as described in Policy 3.3. These areas are protected by existing SFWMD wetlands permits for each area. 3. FSAs, HSAs and WRAs, as provided in Policy 5.3, and the ACSC have stringent site clearing and alteration limitations, nonpermeable surface limitations, and requirements addressing surface water flows which protect wetland functions within the wetlands in those areas. Other wetlands within the RLSA are isolated or seasonal wetlands. These wetlands will be protected based upon the wetland functionality assessment described below, and the final permitting requirements of the South Florida Water Management District. a. The County shall apply the vegetation retention, open space and site preservation requirements specified within this Overlay to preserve an appropriate amount of native vegetation on site. Wetlands shall be preserved as part of this vegetation requirement according to the following criteria: (Xlll)(XLIV) i. The acreage requirements specified within this Overlay shall be met by preserving wetlands with the highest wetland functionality scores. Wetland functionality assessment scores shall be those described in paragraph (b) of this Policy. The vegetative preservation requirements imposed by Policies 5.3 and 5.5 shall first be met through preservation of wetlands having a functionality assessment score of 0.65 or a Uniform Wetland Mitigation Assessment Method score of 0.7, or greater_ The County shall apply specific criteria in the LDC to be used to determine those instances in which wetlands with a WRAP functionality assessment score of 0.65 or a Uniform Wetland Mitigation Assessment Method score of 0.7, or greater must be preserved in excess of the preservation required by Policy 5.3. H. Wetlands used by listed species or serving as corridors for the movement of listed species shall be preserved on site. Wetland flowway functions through the project shall be maintained. (XLIV) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 136 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (XLIV) iii. Proposed development shall demonstrate that ground water table drawdowns or diversions will not adversely change the hydoperiod of preserved wetlands on or offsite. Detention and control elevations shall be set to protect surrounding wetlands and be consistent with surrounding land and project control elevations and water tables. In order to meet these requirements, projects shall be designed in accordance with Sections 10.2.2.4 of the Environmental Resource Permit Applicant's Handbook Volume I, and Sections 3.11 and 3.12 of the Environmental Resource Permit Applicant's Handbook Volume 11 for use within the Geographic Limits of the South Florida Wafer Management District (2014). Upland vegetative communities may be utilized to meet the vegetative, open space and site preservation requirements of this Overlay when the wetland functional assessment score is less than 0.65. (XIII) b. In order to assess the values and functions of wetlands at the time of project review, applicants shall rate functionality of wetlands using the South Florida Water Management District's Wetland Rapid Assessment Procedure (WRAP), as described in Technical Publication Reg-001, dated September 1997, and updated August 1999, or the Uniform Wetland Mitigation Assessment Method, identified as F.A.C. Chapter 62-345. The applicant shall submit to County staff agency - accepted WRAP scores, or Uniform Wetlands Mitigation Assessment scores. County staff shall review this functionality assessment as part of the County's EIS provisions and shall use the results to direct incompatible land uses away from the highest functioning wetlands according to the requirements found in paragraph 3 a bove. (XLIV) c. All direct impacts shall be mitigated for pursuant to the requirements of paragraph (f) of this Policy. d. Single family residences shall follow the requirements contained within Policy 6.2.7 of the Conservation and Coastal Management Element. (XV) e. The County shall separate preserved wetlands from other land uses with appropriate buffering requirements. The County shall require a minimum 50-foot vegetated upland buffer abutting a natural water body, and for other wetlands a minimum 25-foot vegetated upland buffer abutting the wetland. A structural buffer may be used in conjunction with a vegetative buffer that would reduce the vegetative buffer width by 50%. A structural buffer shall be required abutting wetlands where direct impacts are allows. Wetland buffers shall conform to the following standards: The buffer shall be measured landward from the approved jurisdictional line ii. The buffer zone shall consist of preserved native vegetation. Where native vegetation does not exist, native vegetation compatible with the existing soils and expected hydrologic conditions shall be planted. iii. The buffer shall be maintained free of Category I invasive exotic plants, as defined by the Florida Exotic Pest Plant Council. iv. The following land uses are considered to be compatible with wetland functions and are allowed within the buffer: (1) Passive recreational areas, boardwalks and recreational shelters; (2) Pervious nature trails; (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 137 Carroll 8v Carroll 5981 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (3) Water management structures; (4) Mitigation areas; (5) Any other conservation and related open space activity or use which is comparable in nature with the foregoing uses. v. A structural buffer may consist of a stem -wall, berm, or vegetative hedge with suitable fencing. f. Mitigation shall be required for direct impacts to wetland in order to result in no net loss of wetland functions. Mitigation Requirements: i. "No net loss of wetland functions" shall mean that the wetland functional score of the proposed mitigation equals or exceeds the wetland functional score of the impacted wetlands. Priority shall be given to mitigation within FSAs and HSAs. (XV) ii. Loss of storage or conveyance volume resulting from direct impacts to wetlands shall be compensated for by providing an equal amount of storage or conveyance capacity on site and within or abutting the impacted wetland. iii. Protection shall be provided for preserved or created wetland or upland vegetative communities offered as mitigation by placing a conservation easement over the lend in perpetuity, providing for initial exotic plant removal (Class I invasive exotic plants defined by the Florida Exotic Plan Council) and continuing exotic plant maintenance, or by appropriate ownership transfer to a state or federal agency along with sufficient funding for perpetual management activities. (XLIV) iv. Prior to issuance of any final development order that authorizes site alteration, the applicant shall demonstrate compliance with paragraphs (f) i, ii, and iii of this Policy. If agency permits have not provided mitigation consistent with this Policy, Collier County will require mitigation exceeding that of the jurisdictional agencies. g. Wetland preservation, buffer areas, and mitigation areas shall be identified or platted as separate tracts. In the case of a Planned Unit Development (PUD), these areas shall also be depicted on the PUD Master Plan. These areas shall be maintained free from trash and debris and from Category I invasive exotic plants, as defined by the Florida Exotic Pest Plant Council. Land uses allowed in these areas shall be limited to those listed above (3.e.iv.) and shall not include any other activities that are detrimental to drainage, flood, control, water conservation, erosion control or fish and wildlife habitat conservation and preservation. (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 138 Carroll 8v Carroll 5981 Addenda m � O a z % N a o m a a .o a a i N a i+ �" •4 Y � � t � L � U � � 413 i m a U m "P a c o c 3 A w 2¢ Y Q op m Y a - 2 'v t 79 p�H Q Q C? a+ Lp 73 r, m 3 — _ 7 oa — c c O a= Q 0 0>> V L L L Q E L Q aL+ O O N 4 v t Q Q. LL O a F a c L a � U U � N m � i C � by 0 � c a L a E G oq 2 obi L Y• E E cG m t 4 a3 y a O — 7 O L V i a c� u } v cmi m m— m 3 .'2 � q L •7 .Y V N s 2 g 2 a a E a a y a Y O m L L V N Q Y Carroll & Carroll 5981 Report Addenda A. Rural Agricultural District (A). The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County, are permissible as conditional uses in the A district. The A district corresponds to and implements the Agricultural/Rural land use designation on the future land use map of the Collier County GMP, and in some instances, may occur in the designated urban area. The maximum density permissible in the rural agricultural district within the urban mixed use district shall be guided, in part, by the density rating system contained in the future land use element of the GMP. The maximum density permissible or permitted in A district shall not exceed the density permissible under the density rating system. The maximum density permissible in the A district within the agricultural/rural district of the future land use element of the Collier County GMP shall be consistent with and not exceed the density permissible or permitted under the agricultural/rural district of the future land use element. 1. The following subsections identify the uses that are permissible by right and the uses that are allowable as accessory or conditional uses in the rural agricultural district (A). a. Permitted uses. 1. Single-family dwelling. 2. Agricultural activities, including, but not limited to: Crop raising; horticulture; fruit and nut production; forestry; groves; nurseries; ranching; beekeeping; poultry and egg production; milk production; livestock raising, and aquaculture for native species subject to Florida Fish and Wildlife Conservation Commission permits. i. The following permitted uses shall only be allowed on parcels 20 acres in size or greater: a) dairying; b) ranching; c) poultry and egg production; d) milk production; e) livestock raising; and f) animal breeding, raising, training, stabling or kenneling. ii. On parcels less than 20 acres in size, individual property owners are not precluded from the keeping of the following for personal use and not in association with a commercial agricultural activity provided there are no open feed lots: a) Fowl or poultry, not to exceed 25 in total number; and b) Horses and livestock (except for hogs) not to exceed two such animals for each acre. Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for showing and sale at the annual Collier County Fair and/or the Immokalee Livestock show. The following standards shall apply: a) One hog per child enrolled in a 4-H Youth Development Program, Collier County Fair Program or similar program is permitted. In no case shall there be more than 2 hogs per acre. b) Premises shall be fenced and maintained in a clean, healthful, and sanitary condition. c) Premises or roofed structure used for the sheltering, feeding, or confinement of such animals shall be setback a minimum of 30 feet from lot lines and a minimum of 100 feet from any dwelling unit on an adjacent parcel of land. d) Hog(s) shall not be returned to the property once removed for showing and/or sale. 3. Wholesale reptile breeding and raising (non -venomous), subject to the following standards: Carroll 8v Carroll 5981 Report Addenda i. Minimum 20 acre parcel size; ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located a minimum of 100 feet from any lot line. 4. Wildlife management, plant and wildlife conservancies, wildlife refuges and sanctuaries. 5. Conservation uses. 6. Oil and gas exploration subject to state drilling permits and Collier County site development plan review procedures. 7. Family care facilities, subject to section 5.05.04 8. Communications towers up to specified height, subject to section 5.05.09 9. Essential services, as set forth in section 2.01.03 10. Schools, public, including "Educational plants." Accessory uses. 1. Uses and structures that are accessory and incidental to the uses permitted as of right in the A district. 2. Farm labor housing, subject to section 5.05.03 3. Retail sale of fresh, unprocessed agricultural products, grown primarily on the property and subject to a review of traffic circulation, parking, and safety concerns pursuant to the submission of a site improvement plan as provided for in section 10.02.03 4. Packinghouse or similar agricultural processing of farm products produced on the property subject to the following restrictions: Agricultural packing, processing or similar facilities shall be located on a major or minor arterial street, or shall have access to an arterial street by a public street that does not abut properties zoned RSF-1 thru RSF-6, RMF-6, RMF-12, RMF-16, RT, VR, MH, TTRVC and PUD or are residentially used. ii. A buffer yard of not less than 150 feet in width shall be provided along each boundary of the site which abuts any residentially zoned or used property, and shall contain an Alternative B type buffer as defined within section 4.06.00. Such buffer and buffer yard shall be in lieu of front, side, or rear yards on that portion of the lot which abuts those districts and uses identified in subsection 2.03.01 A.1.b. 4 i. above. iii. The facility shall emit no noxious, toxic, or corrosive dust, dirt, fumes, vapors, or gases which can cause damage to human health, to animals or vegetation, or to other forms of property beyond the lot line of the use creating the emission. iv. A site development plan shall be provided in accordance with section 10.02.03 5. Excavation and related processing and production subject to the following criteria: i. The activity is clearly incidental to the agricultural development of the property. ii. The affected area is within a surface water management system for agricultural use as permitted by the South Florida Water Management District (SFWMD). iii. The amount of excavated material removed from the site cannot exceed 4,000 cubic yards. Amounts in excess of 4,000 cubic yards shall require conditional use approval for earthmining, pursuant to the procedures and conditions set forth in LDC section 10.08.00 and the Administrative Code. 6. Guesthouses, subject to section 5.03.03 7. Private boathouses and docks on lake, canal or waterway lots, subject to section 5.03.06 8. Use of a mobile home as a temporary residence while a permanent single-family dwelling is being constructed, subject to the following: Carroll 8v Carroll 5981 Report Addenda i. Receipt of a temporary use permit from the Development Services Director, pursuant to section 5.04.04, that allows for use of a mobile home while a permanent single-family dwelling is being built; ii. Assurance that the temporary use permit for the mobile home will expire at the same time of the building permit for the single-family dwelling, or upon the completion of the single-family dwelling, whichever comes first; iii. Proof that prior to the issuance of a final certificate of occupancy for the single-family dwelling, the mobile home is removed from the premises; and iv. The mobile home must be removed at the termination of the permitted period. 9. Use of a mobile home as a residence in conjunction with bona fide agricultural activities subject to the following: i. The applicant shall submit a completed application to the site development review director, or his designee, for approval of a temporary use permit to utilize a mobile home as a residence in conjunction with a bona fide commercial agricultural activity as described in subsection 2.03.01 A.1.2. Included with this application shall be a conceptual plot plan of the subject property depicting the location of the proposed mobile home; the distance of the proposed mobile home to all property lines and existing or proposed structures; and, the location, acreage breakdown, type and any intended phasing plan for the bona fide agricultural activity. ii. The receipt of any and all local, state, and federal permits required for the agricultural use and/or to place the mobile home on the subject site including, but not limited to, an agricultural clearing permit, building permit(s), ST permits, and the like. iii. The use of the mobile home shall be permitted on a temporary basis only, not to exceed the duration of the bona fide commercial agricultural activity for which the mobile home is an accessory use. The initial temporary use permit may be issued for a maximum of three years, and may, upon submission of a written request accompanied by the applicable fee, be renewed annually thereafter provided that there is continuing operation of the bona fide commercial agricultural activities. iv. The applicant utilizing, for the bona fide commercial agricultural activity, a tract of land a minimum of five acres in size. Any property lying within public road rights -of -way shall not be included in the minimum acreage calculations. v. A mobile home, for which a temporary use permit in conjunction with a bona fide commercial agricultural activity is requested, shall not be located closer than 100 feet from any county highway right-of-way line, 200 feet from any state highway right-of- way, or 500 feet from any federal highway right-of-way line. 10. Recreational facilities that serve as an integral part of a residential development and have been designated, reviewed and approved on a site development plan or subdivision master plan for that development. Recreational facilities may include but are not limited to golf course, clubhouse, community center building and tennis facilities, parks, playgrounds and playfields. c. Conditional uses. The following uses are permitted as conditional uses in the rural agricultural district (A), subject to the standards and procedures established in LDC section 10.08.00 and the Administrative Code. Extraction or earthmining, and related processing and production not incidental to the agricultural development of the property. NOTE: "Extraction related processing and production" is not related to "Oil extraction and related processing" as defined in this Code. 2. Sawmills. 3. Zoo, aquarium, aviary, botanical garden, or other similar uses. 4. Hunting cabins. 5. Aquaculture for nonnative or exotic species, subject to Florida Fish and Wildlife Conservation Commission permits. Carroll 8v Carroll 5981 Report Addenda 6. Wholesale reptile breeding or raising (venomous) subject to the following standards; Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located at a minimum of 100 feet away from any lot line. 7. Churches. 8. Private landing strips for general aviation, subject to any relevant state and federal regulations. 9. Cemeteries. 10. Schools, private. 11. Child care centers and adult day care centers. 12. Collection and transfer sites for resource recovery. 13. Communication towers above specified height, subject to section 5.05.09 14. Social and fraternal organizations. 15. Veterinary clinic. 16. Group care facilities (category I and II); care units; nursing homes; assisted living facilities pursuant to § 400.402 F.S. and ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to § 651 F.S. and ch. 4-193 F.A.C., all subject to section 5.05.04 when located within the Urban Designated Area on the Future Land Use Map to the Collier County Growth Management Plan. 17. Golf courses and/or golf driving ranges. 18. Oil and gas field development and production subject to state field development permits. 19. Sports instructional schools and camps. 20. Sporting and recreational camps. 21. Retail plant nurseries subject to the following conditions: i. Retail sales shall be limited primarily to the sale of plants, decorative products such as mulch or stone, fertilizers, pesticides, and other products and tools accessory to or required for the planting or maintenance of said plants. ii. Additionally, the sale of fresh produce is permissible at retail plant nurseries as an incidental use of the property as a retail plant nursery. iii. The sale of large power equipment such as lawn mowers, tractors, and the like shall not be permitted in association with a retail plant nursery in the rural agricultural district. 22. Asphaltic and concrete batch making plants subject to the following conditions: i. Asphaltic or concrete batch making plants may be permitted within the area designated agricultural on the future land use map of the future land use element of the growth management plan. ii. The minimum site area shall not be less than ten acres. iii. Principal access shall be from a street designated collector or higher classification. iv. Raw materials storage, plant location and general operations around the plant shall not be located or conducted within 100 feet of any exterior boundary. v. The height of raw material storage facilities shall not exceed a height of fifty (50) feet. vi. Hours of operation shall be limited to two (2) hours before sunrise to sunset. vii. The minimum setback from the principal road frontage shall be 150 feet for operational facilities and seventy-five (75) feet for supporting administrative offices and associated parking. Carroll 8v Carroll 5981 Addenda viii. An earthen berm achieving a vertical height of eight feet or equivalent vegetative screen with eighty (80) percent opacity one (1) year after issuance of certificate of occupancy shall be constructed or created around the entire perimeter of the property. ix. The plant should not be located within the Greenline Area of Concern for the Florida State Park System as established by the Department of Environmental Protection (DEP): within the Area of Critical State Concern as depicted on the Future Land Use Map GMP; within 1,000 feet of a natural reservation; or within any County, State or federal jurisdictional wetland area. 23. Cultural, ecological, or recreational facilities that provide opportunities for educational experience, eco-tourism or agri-tourism and their related modes of transporting participants, viewers or patrons where applicable, subject to all applicable federal, state and local permits. Tour operations, such as, but not limited to airboats, swamp buggies, horses and similar modes of transportation, shall be subject to the following criteria: i. Permits or letters of exemption from the U.S. Army Corps of Engineers, the Florida Department of Environmental Protection, and the South Florida Water Management District shall be presented to the planning services director prior to site development plan approval. ii. The petitioner shall post the property along the entire property line with no trespassing signs approximately every 300 yards. iii. The petitioner shall utilize only trails identified and approved on the site development plan. Any existing trails shall be utilized before the establishment of new trails. iv. Motor vehicles shall be equipped with engines which include spark arrestors and mufflers designed to reduce noise. v. The maximum size of any vehicle, the number of vehicles, and the passenger capacity of any vehicle shall be determined by the board of zoning appeals during the conditional use process. vi. Motor vehicles shall be permitted to operate during daylight hours which means, one hour after sunrise to one hour before sunset. vii. Molestation of wildlife, including feeding, shall be prohibited. viii. Vehicles shall comply with state and United States Coast Guard regulations, if applicable. ix. The board of zoning appeals shall review such a conditional use for tour operations, annually. If during the review, at an advertised public hearing, it is determined by the board of zoning appeals that the tour operation is detrimental to the environment, and no adequate corrective action has been taken by the petitioner, the board of zoning appeals may rescind the conditional use. 24. Agricultural activities on parcels less than 20 acres in size: i. animal breeding, raising, training, stabling, or kenneling. ii. dairying; iii. livestock raising; iv. milk production; v. poultry and egg production; and vi. ranching. 25. The commercial production, raising or breeding of exotic animals, other than animals typically used for agricultural purposes or production, subject to the following standards: Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such animals shall be located a minimum of 100 feet from any lot line. 26. Essential services, as set forth in subsection 2.01.03 G. Carroll 8v Carroll 5981 Report Addenda 27. Model homes and model sales centers, subject to compliance with all other LDC requirements, to include but not limited to section 5.04.04 28. Ancillary plants. d. Prohibited uses. 1. Owning, maintaining or operating any facility or part thereof for the following purposes is prohibited: a) Fighting or baiting any animal by the owner of such facility or any other person or entity. b) Raising any animal or animals intended to be ultimately used or used for fighting or baiting purposes. c) For purposes of this subsection, the term baiting is defined as set forth in § 828.122(2)(a), F.S., as it may be amended from time to time. Carroll 8v Carroll 5981 Addenda Mobile home Overlay (MHO). The (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when the requirements and procedures of this section are met. Carroll 8v Carroll 5981 Report Addenda foo Carroll & Carroll Real Estate Appraisers & Consultants Timothy W. Sunyog, MAI C£RT G£N RZ3288 PROFESSIONAL RECOGNITION State -Certified General Real Estate Appraiser RZ3288 Earned 12-15-08 MAI Designation Appraisal Institute Earned 06-24-15 PROFESSIONAL EXPERIENCE Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL— Principal/Full Time Commercial Real Estate Appraiser, January 2018 - Present Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser, August 2005 -August 2006 & July 2007 — December 2017 Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 -June 2007 UBS Financial Services Inc., Orlando, FL., Investments intern, Fall 2003 Florida Real Estate Sales Associate - February 2014 — Present EDUCATION Rollins College, Bachelor of Arts — Economics - May 2004 Argus Valuation — DCF Training, February 2012 Continuing Education — Tim Sunyog has met the continuing education requirements of the State of Florida and the Appraisal Institute PROFESSIONAL ASSOCIATIONS Appraisal Institute — Florida Gulf Coast Chapter (Vice President) Appraisal Institute — Leadership Development & Advisory Council (LDAC) Naples Area Board of Realtors CIVIC INVOLVEMENT Education Foundation — Connect Now Initiative Relay for Life Naples Junior Chamber PRACTICE INCLUDES ASSIGNMENTS INVOLVING Vacant Land Multifamily Properties Office Buildings Subdivisions Ad Valorem Tax Analysis Agricultural Properties Commercial Condos Retail Centers Buy/Sell Decisions Litigation Churches Industrial Buildings Restaurants Self -Storage Facilities Estate Settlement Carroll & Carroll 5981 Addenda Ron DeSantls. Governor d bora STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION Halsey Beshears. Secretary FLORIDA REAL ESTATE APPRAISAL BD THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES SUNYOG, TIMOTHY WILLIAM 2805 HORSESHOE DRIVE SOUTH .r SUITE 100 * NAPLES FL 34104. LICENSE NUMBER: RZ3288 EXPIRATION DATE: NOVEMBER 30, 2022 Always verify licenses online at MyFloricaLicense.com ❑o not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. Carroll & Carroll