Agenda 09/13/2022 Item #11B (Purchase Agreemnt with John Vega/Conservation Collier)09/13/2022
EXECUTIVE SUMMARY
Recommendation to approve an Agreement for Sale and Purchase with John G. Vega, as Trustee of
the Irrevocable Trust for the benefit of the children of F. Desmond Hussey, III, dated June 20,
2011; Francis D. Hussey, Jr., deceased, and Mary Pat Hussey, husband and wife; Sean Meade
Hussey, Trustee, and HHH Investments Limited Partnership, a foreign limited partnership, for
approximately 256 acres under the Conservation Collier Land Acquisition Program, at a cost not to
exceed $2,091,000, and to approve as a condition of purchase by Conservation Collier, the right of
the County to later purchase a portion of the property for future right-of-way for the Wilson Blvd.-
Benfield Road Extension, if and when needed, at the per -acre original acquisition cost, to be paid
directly to Conservation Collier.
OBJECTIVE: To purchase approximately 256 acres of property from John G. Vega, as Trustee of the
Irrevocable Trust for the benefit of the children of F. Desmond Hussey, III, dated June 20, 2011; Francis
D. Hussey, Jr., deceased, and Mary Pat Hussey, husband and wife; Sean Meade Hussey, Trustee, and
HHH Investments Limited Partnership, a foreign limited partnership, (Seller), and to safeguard the
Wilson Blvd-Benfield Road Extension.
CONSIDERATIONS: On January 25, 2022, Agenda Item #I 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 approximately thirty-six (36) parcels which totals approximately 256 acres
and are located within Section 33, Township 49 South, Range 27 East. This property is located
approximately three (3) miles east of Collier Boulevard and north of Alligator Alley (I-75).
In accordance with the approved Conservation Collier Purchasing Policy (Resolution 2007-300), the
purchase price of $2,072,500 was based upon two (2) independent, state -certified general real estate
appraisal firms. The cost to obtain appraisals was $6,100. The Purchasing Policy requires if the estimated
value of the property is $500,000 or greater two (2) appraisal reports will be obtained, and the Offer
Amount will be equal to the average of the two (2) appraisals.
The attached Agreement provides that should the County elect not to close this transaction for any reason,
except for default by the Sellers, the County will pay the Sellers $10,362.50 in liquidated damages.
A Phase 1 Environmental Assessment was prepared by Collier County Pollution Control with the report
provided on May 17, 2022. The report concluded that there were no Recognized Environmental
Conditions (RECs) identified on the site. Items identified within the vicinity of the caretaker's camp have
been requested to be removed prior to purchase. The property owner has agreed to remove all items. The
items identified in the vicinity of the caretaker's camp include but are not limited to tarp shelters, fire pit,
drums, gasoline containers, generator, other machinery, vehicles, furniture, storage containers, and all
items on the concrete pad. No stains or corrosion were observed in relation to the hazardous substances
identified on site. A Phase 2 Environmental Assessment is not necessitated.
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. The installation of a grass parking lot (unimproved) would be dependent on when public access
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is provided to the site. Fire breaks would also be installed within the first year or two after acquisition.
Exotic vegetation removal is planned to start in FY23.
Separately, the proposed acquisition may interfere with or obstruct the alignment of the future Wilson
Benfield Road Extension. Several of the potential alignments for the Wilson Benfield Road Extension
show an interference with the proposed acquisition, however, it is not clear at this time which alignment
will ultimately be chosen by the Board. Accordingly, Staff recommends that the Board also approves, as a
condition of purchase of this property, the right of the County to later purchase a portion of the property
for future right-of-way for the Wilson Blvd.-Benfield Road Extension, if and when needed, at the original
per -acre acquisition cost (approximately $8,170), to be paid directly to Conservation Collier.
FISCAL IMPACT: The total cost of acquisition will not exceed $2,091,000 ($2,072,500 for the
property, $2,000 for Phase I, Environmental Assessment, $6,100 for the appraisals, and approximately
$10,400 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 $111,167,447. 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 Term Financial Management
Plan that will ensure management of all Conservation Collier Preserves in perpetuity.
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 five (5) years (initial maintenance
costs) is $368/acre including exotic vegetation removal and trail/firebreak maintenance. The FY23 costs
for exotic vegetation removal for the subject property is estimated at $150,000. After initial restoration
and amenities are installed the average maintenance costs by Conservation Collier are approximately
$150 per acre. The costs on this property have the potential to be significantly lower.
The FY22 budget for purchasing Acquisition Cycle 10 properties is $14,065,100. The current Active
Acquisition List with appraised values is attached. Acquisition of all Cycle 10 properties will not be
completed in FY22. In total, the projected spending for all Cycle 10 A -list and B-list properties, except
for the Sanitation and Bethune Road parcels, is approximately $9 million. Pursuant to Ordinance 2019-03,
Section 11(2), staff will bring the Cycle 10 B-list properties to the Board for re -ranking in the next
Acquisition Cycle at a future meeting.
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 has been reviewed by the County Attorney, and these
considerations are the result of a collaborative effort with Trinity Scott, Department Head, Transportation
Management Services Department. The proposed purchase encompasses a portion of the Wilson
Boulevard extension, as identified in the adopted 2045 Long Range Transportation Plan. This is critical
infrastructure that will provide additional ingress and egress connecting Golden Gate Estates and the
urban area, resulting in additional opportunities for evacuation during emergencies (hurricane, fires, etc.)
and alternative routes when incidents occur on the existing routes (crashes). At this time the final
alignment has not been determined. To protect this corridor, I inserted the following language into each of
the deeds:
GRANTOR AND GRANTEE acknowledge and agree that any portion of the land
described herein may be used for public road right of way and roadway related
improvements, including, but not limited to, stormwater and utility improvements, at the
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sole discretion of Collier County.
If and when the time comes that the County moves forward with the Wilson Blvd. Extension, Collier
County's transportation department would reimburse Conservation Collier for the acreage then utilized, at
the original per -acre acquisition cost (which I calculate at approximately $8,170/acre).
The Conservation Collier Ordinance arguably restricts the County from putting right-of-way through
existing Conservation Collier lands. Giving the County the express right to later utilize a portion of the
property for future right-of-way for the Wilson Blvd. Extension, as a condition to the purchase, eliminates
potential future litigation, as but for the express grant of this right, this purchase by Conservation Collier
would not occur. With that noted, this item is approved as to form and legality and requires majority vote
for approval. -JAK
RECOMMENDATION: 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; 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, and 5) Directs the
County Attorney to take all reasonable steps necessary to ensure the right of the County to later purchase
a portion of the property for future right-of-way for the Wilson Blvd.-Benfield Road Extension, if and
when needed, at the per -acre original acquisition cost, to be paid directly to Conservation Collier.
Prepared by: Cindy M. Erb, Senior Property Acquisition Specialist, Facilities Management Division
ATTACHMENT(S)
1. Signed & Stamped Agreement (PDF)
2. [Linked] RKL Appraisal Report (PDF)
3. [Linked] Carroll & Carroll Appraisal Report (PDF)
4. HHH Ranch Section 33 Appraisal Review (PDF)
5. Hussey PDR_9-13-22_BCC-rev 8-8-22 (PDF)
6. Cycle 10 Active Acquisition List BCC updated_8-10-22(PDF)
7. WARRANTY DEED - HHH Investments (PDF)
8. WARRANTY DEED - Mary Pat Hussey (PDF)
9. WARRANTY DEED - Sean Hussey (PDF)
10. WARRANTY DEED -Vega Trustee (PDF)
11. Hussey Cycle 10 BCC_9-13-22 (PDF)
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11.B
09/13/2022
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.13
Doe ID: 22594
Item Summary: Recommendation to approve an Agreement for Sale and Purchase with John G.
Vega, as Trustee of the Irrevocable Trust for the benefit of the children of F. Desmond Hussey, III, dated
June 20, 2011; Francis D. Hussey, Jr., deceased, and Mary Pat Hussey, husband and wife; Sean Meade
Hussey, Trustee, and HHH Investments Limited Partnership, a foreign limited partnership, for
approximately 256 acres under the Conservation Collier Land Acquisition Program, at a cost not to
exceed $2,091,000, and to approve as a condition of purchase by Conservation Collier, the right of the
County to later purchase a portion of the property for future right-of-way for the Wilson Blvd.-Benfield
Road Extension, if and when needed, at the per -acre original acquisition cost, to be paid directly to
Conservation Collier. (Summer Araque, Principal Environmental Specialist, Parks and Recreation
Division)
Meeting Date: 09/13/2022
Prepared by:
Title: Property Acquisition Specialist, Senior — Facilities Management
Name: Cindy Erb
06/ 17/2022 3:20 PM
Submitted by:
Title: Director - Facilities Maangement — County Manager's Office
Name: Ed Finn
06/17/2022 3:20 PM
Approved By:
Review:
Operations & Veteran Services
Parks & Recreation
County Manager's Office
Facilities Management
Public Services Department
Public Utilities Operations Support
Parks & Recreation
Public Services Department
Public Utilities Department
Public Utilities Department
Public Services Department
County Attorney's Office
Cindy Erb Additional Reviewer
Summer BrownAraque Additional Reviewer
Drew Cody
Director - Facilities
Drew Cody
Manager - Real Property
Drew Cody
Additional Reviewer
Drew Cody
Additional Reviewer
Drew Cody
Additional Reviewer
Drew Cody
Additional Reviewer
Drew Cody
Level 1 Division Reviewer
George Yilmaz
Level 2 Division Administrator Review
Drew Cody
Additional Reviewer
Drew Cody
Additional Reviewer
Skipped
08/10/2022 8:12 AM
Completed
09/01/2022 12:03 PM
Skipped
09/01/2022 12:18 PM
Skipped
09/01/2022 12:18 PM
Skipped
09/01/2022 12:18 PM
Skipped
09/01/2022 12:18 PM
Skipped
09/01/2022 12:18 PM
Skipped
09/01/2022 12:19 PM
Completed
09/01/2022 12:21 PM
Skipped
08/17/2022 9:11 AM
Skipped
09/01/2022 12:21 PM
Skipped
09/01/2022 12:22 PM
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11.B
09/13/2022
County Attorney's Office
Office of Management and Budget
Office of Management and Budget
County Manager's Office
County Manager's Office
Board of County Commissioners
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Debra Windsor Level 3 OMB Gatekeeper Review
Christopher Johnson Additional Reviewer
Ed Finn Additional Reviewer
Dan Rodriguez Level 4 County Manager Review
Geoffrey Willig Meeting Pending
Completed
09/01/2022 10:43 AM
Completed
09/01/2022 2:28 PM
Completed
09/02/2022 4:06 PM
Completed
09/06/2022 7:30 PM
Completed
09/07/2022 9:06 AM
09/13/2022 9:00 AM
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CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
11.B.a
AGREEMENT FOR SALE AND PURCHASE
THIS AGREEMENT is made and entered into by and between JOHN G. VEGA,
AS TRUSTEE OF THE IRREVOCABLE TRUST FOR THE BENEFIT OF THE
CHILDREN OF F. DESMOND HUSSEY, III, DATED JUNE 20, 2011; FRANCIS D.
HUSSEY, JR., DECEASED, AND MARY PAT HUSSEY, HUSBAND AND WIFE;
SEAN MEADE HUSSEY, TRUSTEE, AND HHH INVESTMENTS LIMITED
PARTNERSHIP, a foreign limited partnership, whose address is 720 Goodlette
Road North, Suite 202, Naples, FL 34102, (hereinafter collectively referred to as
"Seller"), 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").
WITNESSETH
WHEREAS, Sellers is the owner of those certain parcels of real property, located in
Collier County, State of Florida, and being more particularly described in Exhibit "A",
(hereinafter referred to as "Property"), attached hereto and made a part hereof by
reference.
WHEREAS, Purchaser is desirous of purchasing the Property, subject to the conditions
and other agreements hereinafter set forth, and Seller is agreeable to such sale and to
such conditions and agreements.
NOW, THEREFORE, and for and in consideration of the premises and the respective
undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the
receipt and sufficiency of which is hereby acknowledged, it is agreed as follows:
AGREEMENT
1.01 In consideration of the purchase price and upon the terms and conditions
hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase
from Seller the Property, described in Exhibit "A".
11. PAYMENT OF PURCHASE PRICE
2.01 The purchase price (the "Purchase Price") for the Property shall be Two
Million Seventy -Two Thousand and Five Hundred Dollars and 001100 dollars
($2,072,500.00), (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
U
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CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
11.B.a
(240) days following execution of this Agreement by the Purchaser, unless
extended by mutual written agreement of the parties hereto. The Closing shall be
held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami
Trail East, Naples, Florida. The procedure to be followed by the parties in
connection with the Closing shall be as follows:
3.011 Seller shall convey a marketable title free of any liens, encumbrances,
exceptions, or qualifications. Marketable title shall be determined according to
applicable title standards adopted by the Florida Bar and in accordance with
law. At the Closing, the Seller shall cause to be delivered to the Purchaser
the items specified herein and the following documents and instruments duly
executed and acknowledged, in recordable form:
3.0111 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.
(c) Oil, gas, mineral, and sulfur reservations of record not otherwise
possessed by Seller.
(d) Seller does not warrant legal access to the Property.
3.0112 Combined Purchaser -Seller closing statement.
3.0113 A "Gap," Tax Proration, Owner's and Non -Foreign Affidavit," as
required by Section 1445 of the Internal Revenue Code and as required
by the title insurance underwriter in order to insure the "gap" and issue
the policy contemplated by the title insurance commitment.
3.0114 A W-9 Form, "Request for Taxpayer Identification and
Certification" as required by the Internal Revenue Service.
3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to
the Seller the following:
3.0121 A wire transfer in an amount equal to the Purchase Price, subject
to adjustment for prorations as set forth herein and as stated on the
closing statement. No funds shall be disbursed to Seller until the Title
Company verifies that the stat 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 Seller and to issue
the Owner's title policy to Purchaser in accordance with the commitment
immediately after the recording of the deed.
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CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
11.B.a
3.0122 Funds payable to the Seller representing the cash payment due
at Closing in accordance with Article III hereof, shall be subject to
adjustment for prorations as hereinafter set forth.
3.02 Each party shall be responsible for payment of its own attorney's fees. Seller,
at its sole cost and expense, shall pay at Closing all documentary stamp taxes due
relating to the recording of the Warranty Deed, in accordance with Chapter 201.01,
Florida Statutes, and the cost of recording any instruments necessary to clear
Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued by
John G. Vega, P.A. 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 Seller.
If Closing occurs at a date which
the
current year's millage
is not fixed, taxes will
be prorated based upon such
prior
year's millage.
IV. REQUIREMENTS AND CONDITIONS
4.01 Upon execution of this Agreement by both parties or at such other time as
specified within this Article, Purchaser and/or Seller, as the case may be, shall
perform the following within the times stated, which shall be conditions precedent
to the Closing;
4.011 Within thirty (30) days after the date hereof, Seller shall deliver to
Purchaser 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 Seller in
writing of any objection to title other than liens evidencing monetary
obligations, if any, which obligations shall be paid at closing. If the title
commitment contains exceptions that make the title unmarketable, Purchaser
shall deliver to the Seller written notice of its intention to waive the applicable
contingencies or to terminate this Agreement.
4.012 If Purchaser shall fail to advise the Seller in writing of any such
objections in Seller's title in the manner herein required by this Agreement, the
title shall be deemed acceptable. Upon notification of Purchaser's objection to
title, Seller shall have 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. Seller, at its sole expense, shall use its best efforts to
make such title good and marketable. In the event Seller is unable to cure said
objections within said time period, Purchaser, by providing written notice to
Seller within seven (7) days after expiration of said 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
3
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Property Identification Nos. Section 33 Hussey/i - 36 parcels
11.B.a
within the time period provided herein shall be deemed an election by
Purchaser to accept the exceptions to title as shown in the title commitment.
4.013 Seller agrees to furnish any existing surveys of the Property in Seller's
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 Seller 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 Seller in
writing of such encroachment, projection, or lack of legal access, and Seller
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 Seller of any such
objections. Should Seller 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 Seller 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 Seller prior to the expiration of the
Inspection Period, written notice of its intention to waive the applicable
contingencies or to terminate this Agreement. If Purchaser fails to notify the Seller
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CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
11.B.a
in writing of its specific objections as provided herein within the Inspection Period,
it shall be deemed that the Purchaser is satisfied with the results of its
investigations and the contingencies of this Article V shall be deemed waived. In
the event Purchaser elects to terminate this Agreement because of the right of
inspection, Purchaser shall deliver to Seller copies of all engineering reports and
environmental and soil testing results commissioned by Purchaser with respect to
the Property.
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, and shall identify
Seller on account of any loss or damages occasioned thereby and against any
claim made against Seiler as a result of Purchaser's entry. Seller shall be notified
by Purchaser no less than forty-eight (48) hours prior to said entry onto the
Property and may have a representative attend, if desired. For the purposes
hereof, notice shall be given by e-mail to William Rollins of LSI Companies at the
following e-mail address: wrollinsa-Isicompanies.com.
VI. INSPECTION
6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have
the right to inspect the Property at any time prior to the Closing, subject to the
conditions set forth above in Section 5.03.
VII. POSSESSION
7.01 Purchaser shall be entitled to full possession of the Property at Closing.
Vlll. 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 Seller.
IX. REMOVAL OF SOLID WASTE
9.01 Prior to Closing, Seller shall remove or cause to be removed from the
Property, at Seller's sole cost and expense, any and all personal property and/or
solid waste, trash, rubbish or any other unsightly or offensive materials thereon,
including, but not limited to, structures, any tanks and Hazardous Materials in
tanks, barrels and equipment, pipelines, or other containers on the Property.
X. EXISTING WATER WELLS
10.01 Seller, at its expense shall locate and place aboveground markers indicating
the location of all septic tanks, cesspools and water wells located on the Property.
5 ',
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Property Identification Nos. Section 33 Hussey/HHH - 35 parcels
11.B.a
XI. TERMINATION AND REMEDIES
11.01 If Seller shall have failed to perform any of the covenants and/or
agreements contained herein which are to be performed by Seller, within ten (10)
days of written notification of such failure, Purchaser may, at its option, terminate
this Agreement by giving written notice of termination to Seller. Purchaser shall
have the right to seek and enforce all rights and remedies available at law or in
equity to a contract vendee, including the right to seek specific performance of this
Agreement.
11.02 If the Purchaser has not terminated this Agreement pursuant to any of the
provisions authorizing such termination, and Purchaser fails to close the
transaction contemplated hereby or otherwise fails to perform any of the terms,
covenants and conditions of this Agreement as required on the part of Purchaser
to be performed, provided Seller is not in default, then as Seller's sole remedy,
Seller shall have the right to terminate and cancel this Agreement by giving written
notice thereof to Purchaser, whereupon one-half percent 1/i 2%) of the purchase
price shall be paid to Seller as liquidated damages which shall be Seller's sole and
exclusive remedy, and neither party shall have any further liability or obligation to
the other except as set forth in paragraph 12.01, (Real Estate Brokers), hereof.
The parties acknowledge and agree that Seller's actual damages in the event of
Purchaser's default are uncertain in amount and difficult to ascertain, and that said
amount of liquidated damages was reasonably determined by mutual agreement
between the parties, and said sum was not intended to be a penalty in nature.
11.03 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.
XII. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIE
12.01 Seller and Purchaser represent and warrant the following:
12.011 Seller and Purchaser have full right and authority to enter into and to
execute this Agreement and to undertake all actions and to perform all tasks
required of each hereunder. Seller is not presently the subject of a pending,
threatened or contemplated bankruptcy proceeding.
12.012 Seller has full right, power, and authority to own and operate the
Property, and to execute, deliver, and perform its obligations under this
Agreement and the instruments executed in connection herewith, and to
consummate the transaction contemplated hereby. All necessary
authorizations and approvals have been obtained authorizing Seller and
Purchaser to execute and consummate the transaction contemplated hereby.
At Closing, certified copies of such approvals shall be delivered to Purchaser
and/or Seller, if necessary.
O
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Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
11.B.a
12.013 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 Seller to be
performed pursuant to the provisions of this Agreement.
12.014 To the best of Seller's knowledge, there are no actions, suits, claims,
proceedings, litigation or investigations pending or threatened against Seller, at
law, equity or in arbitration before or by any federal, state, municipal or other
governmental instrumentality that relate to this agreement or any other
property that could, if continued, adversely affect Seller's ability to sell the
Property to Purchaser according to the terms of this Agreement.
12.015 To the best of Seller's knowledge, no party or person other than
Purchaser has any right or option to acquire the Property or any portion
thereof.
12.016 Until the date fixed for Closing, so long as this Agreement remains in
force and effect, Seller shall not encumber or convey any portion of the
Property or any rights therein, nor enter into any agreements granting any
person or entity any rights with respect to the Property or any part thereof,
without first obtaining the written consent of Purchaser to such conveyance,
encumbrance, or agreement which consent may be withheld by Purchaser for
any reason whatsoever.
12.017 To the best of Seller's knowledge, there are no incinerators, septic
tanks or cesspools on the Property; all waste, if any, is discharged into a public
sanitary sewer system: Seller has no knowledge that any pollutants are or
have been discharged from the Property, directly or indirectly into any body of
water. Seller has no knowledge the Property has not been used for the
production, handling, storage, transportation, manufacture or disposal of
hazardous or toxic substances or wastes, as such terms are defined in
applicable laws and regulations, or any other activity that would have toxic
results, and no such hazardous or toxic substances are currently used in
connection with the operation of the Property, and there is no proceeding or
inquiry by any authority with respect thereto. Seller has no knowledge that
there is ground water contamination on the Property or potential of ground
water contamination from neighboring properties. Seller has no knowledge of
storage tanks for gasoline or any other substances are or were located on the
Property at any time during or prior to Seller's ownership thereof. Seller
represents none of the Property has been used as a sanitary landfill.
12.018 To the best of Seller's knowledge, neither the Property nor Seller's
operations concerning the Property are in violation of any applicable Federal,
State or local statute, law or regulation, or of any notice from any governmental
body has been served upon Seller claiming any violation of any law, ordinance,
code or regulation or requiring or calling attention to the need for any work,
repairs, construction, alterations or installation on or in connection with the
Packet Pg. 271
CONSERVATION COLLIER
Property Identification Nos, Section 33 Hussey/HHH - 36 parcels
11.B.a
Property in order to comply with any laws, ordinances, codes or regulation with
which Seller has not complied.
12.019 To the best of Seller's knowledge, 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.
12.020 To the best of Seller's knowledge, there are no suits, actions or
arbitration, bond issuances or proposals therefor, proposals for public
improvement assessments, pay -back agreements, paving agreements, road
expansion or improvement agreements, utility moratoriums, use moratoriums,
improvement moratoriums, administrative or other proceedings or
governmental investigations or requirements, formal or informal, existing or
pending or threatened which affects the Property or which adversely affects
Seller's ability to perform hereunder; nor is there any other charge or expense
upon or related to the Property which has not been disclosed to Purchaser in
writing prior to the effective date of this Agreement.
12.021 Seller acknowledges and agrees that Purchaser is entering into this
Agreement based upon Seller's representations stated above and on the
understanding that Seller will not cause the zoning or physical condition of the
Property to change from its existing state on the effective date of this
Agreement up to and including the Date of Closing. Therefore, Seller agrees
not to enter into any contracts or agreements pertaining to or affecting the
Property and not to do any act or omit to perform any act which would change
the zoning or physical condition of the Property or the governmental
ordinances or laws governing same. Seller also agrees to notify Purchaser
promptly of any change in the facts contained in the foregoing representations
and of any notice or proposed change in the zoning, or any other action or
notice, that may be proposed or promulgated by any third parties or any
governmental authorities having jurisdiction of the development of the property
which may restrict or change any other condition of the Property.
12.022 At the Closing, Seller shall deliver to Purchaser a statement
(hereinafter called the "Closing Representative Statement") reasserting the
foregoing representations as of the Date of Closing, which provisions shall
survive the Closing.
12.023 Seller represents, warrants and agrees to indemnify, reimburse, defend
and hold Purchaser harmless from any and all costs (including attorney's fees)
asserted against, imposed on or incurred by Purchaser, directly or indirectly,
pursuant to or in connection with the application of any federal, state, local or
common law relating to pollution or protection of the environment which shall
be in accordance with, but not limited to, the Comprehensive Environmental
Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601,
et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the
Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including
8
Packet Pg. 272
CONSERVATION COLLIER
Property Identification Nos. section 33 Hussey/HHH - 36 parcels
11.B.a
any amendments or successor in function to these acts. This provision and
the rights of Purchaser, hereunder, shall survive Closing and are not deemed
satisfied by conveyance of title.
12.024 Any loss and/or damage to the Property between the date of this
Agreement and the date of Closing shall be Seller's sole risk and expense.
1:1111l►C�)tl[y�y
13.01 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:
If to Purchaser: Summer Araque, Coordinator
Conservation Collier Program
Golden Gate Community Park
3300 Santa Barbara Blvd.
Naples, Florida 34116
With a copy to: Cindy M. Erb, SR/WA, 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 Seller: Mary Pat Hussey
Sean Meade Hussey, Trustee
HHH Investment Limited Partnership
1350 Spyglass Lane
Naples, FL 34102
With a copy to: John G. Vega, P.A.
501 Goodlette Rd N., Unit D-306
Naples, FL 34102
Telephone number: 239-659-3251
Email: vegaoffice@gate.net
and
Randy Thibaut
LSI Companies
6810 International Blvd
Fort Myers, FL 33912
Telephone number: 239-489-4066
Email: rthibaut@lsicompanies.com
O
Packet Pg. 273
CONSERVATION COLLIER
Property Identification Nos Section 33 Hussey/HHH - 35 parcels
11.B.a
13.02 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.
XIV. REAL ESTATE BROKERS
14.01 Any and all brokerage commissions or fees shall be the sole responsibility
of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from
and against any claim or liability for commission or fees to any broker or any other
person or party claiming to have been engaged by Seller as a real estate broker,
salesman or representative, in connection with this Agreement. Seller agrees to
pay any and all commissions or fees at closing pursuant to the terms of a separate
agreement, if any.
XV. MISCELLANEOUS
15.01 This Agreement may be executed in any manner of counterparts which
together shall constitute the agreement of the parties.
15.02 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.
15.03 Any amendment to this Agreement shall not bind any of the parties hereof
unless such amendment is in writing and executed and dated by Purchaser and
Seller. Any amendment to this Agreement shall be binding upon Purchaser and
Seller as soon as it has been executed by both parties.
15.04 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.
15.05 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.
15.06 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.
Packet Pg. 274\
CONSERVATION COLLIER
Property Identfficatior Nos Section 33 Hussey/HHH - 36 parcels
11.B.a
15.07 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.
15.08 Seller is aware of and understands that the "offer" to purchase represented
by this Agreement is subject to acceptance and approval by the Board of County
Commissioners of Collier County, Florida.
15.09 If the Seller holds the Property in the form of a partnership, limited
partnership, corporation, trust or any form of representative capacity whatsoever
for others, Seller shall make a written public disclosure, according to Chapter 286,
Florida Statutes, under oath. of the name and address of every person having a
beneficial interest in the Property before Property held in such capacity is
conveyed to Collier County. (If the corporation is registered with the Federal
Securities Exchange Commission or registered pursuant to Chapter 517, Florida
Statutes, whose stock is for sale to the general public, it is hereby exempt from the
provisions of Chapter 286, Florida Statutes.)
15.10 To the extent that Seller possesses oil and mineral rights, all of Seller's
surface and sub -surface oil and mineral rights are conveyed with the Property.
15.11 This Agreement is governed and construed in accordance with the laws of
the State of Florida.
XVI, ENTIRE AGREEMENT
16.01 This Agreement and the exhibits attached hereto contain the entire
agreement between the parties, and no promise, representation, warranty or
covenant not included in this Agreement or any such referenced agreements has
been or is being relied upon by either party. No modification or amendment of this
Agreement shall be of any force or effect unless made in writing and executed and
dated by both Purchaser and Seller. Time is of the essence of this Agreement.
IN WITNESS WHEREOF, the parties hereto have signed below.
Dated Project/Acquisition Approved by BCC:
AS TO PURCHASER:
ATTEST:
CRYSTAL K. KINZEL, Clerk of the
Circuit Court and Comptroller
, Deputy Clerk
Approved as to form and legality:
Assistant County Attorney
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
WILLIAM L. MCDANIEL, JR., Chairman
Packet Pg. 275
11.B.a
CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
AS TO SELLER:
DATED: L —1 ",
WITNESSES:
A --
(Signature)
(Printed Name) �
(St ture)
Ivy
7u "' I,'- P- v.-,,--
(Printed Name)
C
(Signature)
(Printed Name)
r
(Si ture)
(Print Name)
n�
(Signature)
(Printed
12
BY: '
JOHN)G. VEGA, AS RUSTEE OF THE
IRR OCABLE TRUST FOR THE
BE FIT OF THE CHILDREN OF F.
DESMOND HUSSEY, III, DATED JUNE
20, 2011
BY:
MARYJ6AT HUSSEY
BY:
SEAN MEADE HLj6,$EY, TRUSTEE
Packet Pg. 276
11.B.a
CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
WITNESSES:
(Signature)
13
HHH INVESTMENTS LIMITED PARTNERSHIP,
a foreign limited partnership
I:yj
BY:
HHH INVESTMENTS CORPORATION, a
foreign profit corporation
MARY AT HUSSEY, Preside
Packet Pg. 277
11.B.a
EXHIBIT "A"
LEGAL DESCRIPTION:
1 The North Half (N '/2) of the South Half (S '/2) of the Northeast Quarter (NE '/4) of the
Northwest Quarter (NW'/4), less the East 35 feet thereof for road right-of-way purposes
AND
The South Half (S '/2) of the North Half (N '/2) of the South Half (S '/2) of the Northeast
Quarter (NE '/4) of the Northwest Quarter (NW '/4), less the East 35 feet thereof for road
right-of-way purposes, all lying and being In Section 33, Township 49 South, Range 27
East, Collier County, Florida. (3684/1749)
Property Identification Number: 00342080005
2 The North Half (N '/2) of the North Half (N '/2) of the Northeast Quarter (NE '/a) of the
Southwest Quarter (SW '/4), less the North and East 50 feet, lying and being in Section
33, Township 49 South, Range 27 East, Collier County, Florida. (368411759)
Property Identification Number: 00342120004
3 The South Half (S '/2) of the South Half (S '/2) of the Southwest Quarter (SW %4) of the
Northwest Quarter (NW '/4), less the South and West 35 feet lying in Section 33,
Township 49 South, Range 27 East, Collier County, Florida. (4203/2570)
Property Identification Number: 00342200005
4 The West Half (W '/2) of the West Half (W '/2) of the North Half (N '/2) of the North Half
(N '/z) of the North Half (N %) of the Southeast Quarter (SE '/4), less the North and West
35 feet, lying and being in Section 33, Township 49 South, Range 27 East, Collier
County, Florida. (3684/1759)
Property Identification Number: 00342520002
5 The West Half (W'/2) of the South Half (S '12) of the North Half (N %z) of the South Half
(S '/z) of the North Half (N '/z) of the Southwest Quarter (SW '/4) less the West 35 feet
lying in Section 33, Township 49 South, Range 27 East, Collier County, Florida.
(4203/2570)
Property Identification Number: 00342600003
6 The East Half (E'/2) of the South Half (S'/2) of the South Half (S "/2) of the South Half (S
'/2) of the Northwest Quarter (NW '/4) less the East 35 feet thereof and the South 35 feet
thereof dedicated for road purposes, lying and being in Section 33. Township 49 South,
Range 27 East, Collier County. Florida. (4017/2636)
Property Identification Number: 00342760008
7 The West Half (W '/2) of the South Half (S '/2) of the South Half (S '/2) of the South Half
(S '/2) of the North Half (N '12) of the Northwest Quarter (NW '/4), less the West 35 feet
thereof dedicated for road purposes, lying and being in Section 33, Township 49 South,
Range 27 East, Collier County, Florida.
Property Identification Number: 00342840009
1 OF 5
Packet Pg. 278
11.B.a
8 The West Half (W'/z) of the North Half (N'/2) of the North Half (N'/2) of the North Half (N
%2) of the Northwest Quarter (NW '/4) of Section 33, Township 49 South. Range 27 East,
Collier County, Florida.
Property Identification Number,. 00342880001
9 The South Half (S '/2) of the North Half (N '/2) of the Northwest Quarter (NW '/4) of the
Southwest Quarter (S '14), less the West 35 feet thereof dedicated for road purposes, lying
and being in Section 33, Township 49 South, Range 27 East, Collier County, Florida.
Property Identification Number: 00342920000
10 The West Half (W 112) of the North Half (N '/2) of the South Half (S Y2) of the South Half
(S '/2) of the North Half (N '/2) of the Northwest Quarter (NW '/4), less the West 35 feet
thereof dedicated for road purposes, lying and being in Section 33, Township 49 South,
Range 27 East. Collier County, Florida.
Property Identification Number, 00343080004
11 The West Half (W '/2) of the South Half (S '/2) of the South Half (S '/2) of the South Half
(S '/2) of the North Half (N '/2) of the Southwest Quarter (SW '/4) less the West 35 feet
lying in Section 33, Township 49 South. Range 27 East, Collier County, Florida.
(4203/2570)
Property Identification Number: 00343200004
12 The South Half (S '/2) of the North Half (N '/2) of the North Half (N '/z) of the Southwest
Quarter (SW %) of the Northwest (NW '/2), less the West 35 feet, being in Section 33,
Township 49 South, Range 27 East, Collier County, Florida.
Property Identification Number, 00343480002
13 The South Half (S '/2) of the South Half (S '/2) of the South Half (S '/2) of the North Half
(N '/2) of the Northeast Quarter (NE '/4) of Section 33: Township 49 South, Range 27 East,
Collier County, Florida, less West and East 35 feet for right-of-way.
Property Identification Number: 00343560003
14 The West Half (VV %) of the North Half (N '/2) of the North Half (N '/2) of the South Half
(S '/2) of the North Half (N '/2) of the Northeast Quarter (NE '/4), less the West 35 feet
dedicated for road purposes, all lying and being in Section 33, Township 49 South, Range
27 East, Collier County, Florida.
Property Identification Number, 00343640004
15 The West Half (W'/2) of the North Half (N '/2) of the North Half (N %2) of the South Half
(S '/z) of the North Half (N '/2) of the Northwest Quarter (NW '/4) less the West 35 feet
dedicated for road purposes, lying in Section 33, Township 49 South, Range 27 East,
Collier County, Florida. (4203/2570)
Property Identification Number: 00343760007
16 The West Half (W '/2) of the West Half (W '/2) of the Southwest Quarter (SW '/4) of the
Southwest Quarter (SW'/4), less the West 50 feet and the South 50 feet thereof dedicated
for road purposes, lying and being In Section 33, Township 49 South, Range 27 East,
Collier County, Florida.
Property Identification Number, 00343840008
2 OF 5
Packet Pg. 279
11.B.a
17 The West Half (W '/2) of the North Half (N '/2) of the North Half (N %) of the North Half
(N '/2) of the South Half (S '/z) of the Northwest Quarter (NW '14) less the West 35 feet
lying in Section 33, Township 49 South, Range 27 East, Collier County, Florida.
(4203/2570)
Property Identification Number- 00344040001
18 The West Half (W '/2) of the South Half (S '/x) of the South Half (S '/2) of the South Half
(S '/z) of the Northeast Quarter (NE '/4), less the South 35 feet and the West 35 feet
thereof, dedicated for road purposes, lying and being in Section 33, Township 49 South,
Range 27 East, Collier County, Florida.
Property Identification Number: 00344160004
19 The West Half (W '/2) of the South Half (S %2) of the South Half (S '/2) of the North Half
(N '/2) of the North Half (N '/2) of the Northwest Quarter (NW '/4), less the West 35 feet
dedicated for road purposes, lying in Section 33, Township 49 South, Range 27 East,
Collier County, Florida.
Property Identification Number. 00344240005
20 The East Half (E '/2) of the South Half (S %2) of the North Half (N '/2) of the South Half
(S '/2) of the North Half (N '/2) of the Southwest Quarter (SW '/4) less the East 35 feet
thereof dedicated for road purposes, lying and being in Section 33, Township 49 South,
Range 27 East, Collier County, Florida. (3684/1754)
Property Identification Number: 00344360008
21 The West Half (W '12) of the South Half (S '/2) of the North Half (N '/z) of the South Half
(S '/2) of the South Half (S112) of the Northwest Quarter (NW %), less the West 35 Feet
for road purposes, lying in Section 33, Township 49 South, Range 27 East, Collier
County, Florida.
Property Identification Number: 00344480001
22 The West Half (W '/2) of the North Half (N '/2) of the North Half (N '/Z) of the South Half
(S '/2) of the North Half (N '/2) of the Southwest Quarter (SW '/4) less the East 35 feet
thereof dedicated for road purposes, lying and being in Section 33, Township 49 South,
Range 27 East, Collier County, Florida. (4017/2636)
Property Identification Number: 00344520000
23 The East Half (E '/2) of the South Half (S '/z) of the South Half (S '/2) of the North Half
(N '12) of the South Half (S '/2) of the Northwest Quarter (NW '/4) less the East 35 feet.
lying and being in Section 33, Township 49 South, Range 27 East, Collier County.
Florida. (4101/3049)
Property Identification Number: 00344560002
24 The West Half (W'/2) of the North Half (N %z) of the North Half (N '/2) of the North Half
(N '/2) of the Northeast Quarter (NE '/4) less the West 35 feet and North 35 feet, lying and
being in Section 33, Township 49 South, Range 27 East, Collier County, Florida.
(3684/1746)
Property Identification Number. 00344600001
3 OF 5
Packet Pg. 280
11.B.a
25 The East Half (E '/2) of the North Half (N '/z) of the North Half (N '/2) of the South Half
(S '/2) of the North Half (N %) of the Southwest Quarter (SW '/4) lying in Section 33,
Township 49 South, Range 27 East, Collier County, Florida. (4203/2570)
Property Identification Number: 00344640003
26 The East Half (E '/2) of the North Half (N Y2) of the South Half (S '/z) of the North Half
(N '/2) of the South Half (S '12) of the Northwest Quarter (NW '/4), less the East 35 feet
dedicated for road purposes, and the East Half (E '/2) of the South Half (S '/2) of the North
Half (N '/2) of the North Half (N '/2) of the South Half (S %) of the Northwest Quarter (NW
'/4), less the East 35 feet dedicated for road purposes, all being and lying in Section 33,
Township 49 South, Range 27 East, Collier County, Florida.
And
The East Half (E '/2) of the North Half (N '/2) of the North Half (N %2) of the North Half (N
'/2) of the South Half (S '12) of the Northwest Quarter (Nw '/4), less the East 35 feet
dedicated for road purposes, and the East Half (E '/2) of the South Half (S '/z) of the South
Half (S '/2) of the South Half (S '/2) of the North Half (N '/2) of the Northwest Quarter (NW
'/4), less the East 35 feet dedicated for road purposes, all being and lying in Section 33,
Township 49 South, Range 27 East; Collier County, Florida.
Property Identification Number: 00344760006
27 The East Half (E '/2) of the North Half (N '/2) of the North Half (N '/z) of the South Half
(S '/2) of the North Half (N '/2) of the Northwest Quarter (NW '/4) less the East 35 feet
thereof dedicated for road purposes, and the East Half (E %) of the South Half (S '/z) of
the South Half (S '/2) of the North Half (N '/2) of the North Half (N %) of the Northwest
Quarter (NW '/4), less the East 35 feet thereof dedicated for road purposes, lying and
being in Section 33, Township 49 South. Range 27 East, Collier County, Florida.
(4017/2636)
Property Identification Number: 00344960000
28 The South Half (S '/2) of the North Half (N '/z) of the Northwest Quarter (NW '/4) of the
Northeast (NE '/2), less the West 35 feet dedicated for road purposes, all lying and being
in Section 33, Township 49 South, Range 27 East. Collier County, Florida.
Property Identification Number: 00345000008
29 The South Half (S '12) of the North Half (N '/2) of the Northeast Quarter (NE %4) of the
Northeast Quarter (NE '/4), less the East 35 feet, and the North Half (N '/2) of the North
Half (N '/2) of the South Half (S %2) of the Northeast Quarter (NE '/4) of the Northeast
Quarter (NE '/4), less the East 35 feet, lying in Section 33, Township 49 South, Range 27
East, Collier County, Florida. (3684/1747)
Property Identification Number: 00345040000
30 The East Half (E '12) of the North Half (N '/2) of the South Half (S '/2) of the North Half
(N '/2) of the North Half (N '/2) of the Northwest Quarter (NW '/4), less the West 35 feet
dedicated for road purposes. all lying and being in Section 33, Township 49 South, Range
27 East, Collier County, Florida.
Property Identification Number: 00345120001
4OF5
Packet Pg. 281
11.B.a
31 The West Half (W '/2) of the North Half (N '/2) of the South Half (S '/2) of the North Half
(N '/2) of the North Half (N '/2) of the Northwest Quarter (NW '/4), less the West 35 feet
dedicated for road purposes, all lying and being in Section 33, Township 49 South, Range
27 East, Collier County, Florida.
Property Identification Number: 00345160003
32 The North Half (N '/2) of the North Half (N '/2) of the Northeast Quarter (Ne '/4) of the
Northeast Quarter (Ne '/4), less the North 35 feet and the East 35 feet thereof dedicated
for road purposes, lying and being in Section 33, Township 49 South, Range 27 East,
Collier County, Florida.
Property Identification Number; 00345200002
33 The East Half (E '/2) of the North Half (N '/2) of the North Half (N '/2), of the South Half
(S '/2) of the South Half (S112) of the Northwest Quarter (NW '/4) of Section 33, Township
49 South, Range 27 East, Collier County, Florida.
Property Identification Number: 00345240004
34 The West Half (W '/2) of the South Half (S '/2) of the North Half (N '/2) of the South Half
(S '/2) of the North Half (N '/2) of the Northwest Quarter (NW '/4) less the West 35 feet
dedicated for road purposes, lying in Section 33, Township 49 South, Range 27 East,
Collier County, Florida. (4203/2570)
Property Identification Number: 00345280006
35 The West Half (W'/2) of the West Half (W'/2) of the West Half (W'/z) of the North Half
(N '/2) of the North Half (N '/2) of the Northeast Quarter (NE '/4) of the Northwest Quarter
(NW '/4), lying in Section 33, Township 49 South, Range 27 East, Collier County, Florida.
(4203/2570)
Property Identification Number: 00345360007
36 The North 50 feet of the Northeast Quarter (NE '/4) of the Southwest Quarter (SW '/4)
plus the East 50 feet of the South 280 feet of the North Half (N '/2) of the Northeast
Quarter (NE '/4) of the Southwest Quarter (SW '/4), lying and being in Section 33,
Township 49 South, Range 27 East, Collier County, Florida. (4203/2592)
Property Identification Number: 00345400006
50F5
10
Packet Pg. 282
11.B.d
Ippraisal Review
HHH Ranch section 33
36 parcels
253.73 acres
Packet Pg. 283
11.B.d
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
GENERAL
Subject:
HHH Ranch Conservation Collier
36 Parcels with no address, Naples,
Collier County, Florida, 34117
Owner:
36 Parcels over 7 different owners
Legal Description:
Multiple legal descriptions
Tax Identification:
36 Parcels — See Subject Identification
Intended Use:
The untended use is to assist with the acquisition decisions by
Conservation Collier and the Collier County Board of
Conunissioners.
Intended Useifs):
Conservation Collier and the Collier County Board of
Conunissioners
PROPERTY
Land Ai -ea:
Total: 255.73 acres. 11.139,599 square feet
Flood Zone:
Zone AH
Zoning:
A - Rural Auxicultural District
Zoning Overlays:
Rural Fringe Mixed Use Overlay -Sending bands -North Belle
Meade Overlay (NBMO)
Rural Fringe Mixed Use Overlay -Sending Lands -Natural
Resource Protection Area (NRPA)
Highest and Best Use
As Vacant
Sale of transfer development rights (TDRs)
The subject includes 36 parcels of va lous ownership in the North Belle Meade sending
lands. The total area of the 36 parcels is 255.73 acres, or 11,139,599 square feet. All
acreage is zoned Agricultural. All parcels are designated as Rural Fringe Mixed Use
Overlay -Sending Lands in either the North Belle Meade Overlay (NBMO) or the Natural
Resource Protection Area (NRPA).
Packet Pg. 284
11.B.d
Appraiser 1
Reconciled Market Data
Appraisal firms were tasked with the valuation of the 255.73.
Land Value Ranges & Reconciled Values
Number ofCompanIbles: 4 Uuadjusted Adjusted °16 ❑
Lo'k : $3.500
$6.793 94.091c
High: $10,417
$8,647-16.99%
Average: $8.094
$8,075 -0.23%
Reconciled Valuef nit Value:
$8.200
Subject Size:
255.73
Indicate(] Value:
$2.096.986
Less Costs to Cure for In-vasives:
-$125.40D
Adjusted Value:
51.971.986
Reconciled Final Value:
51.970,U00 AN
Appraiser 2
Comparable 7 is the purchase of the adjacent 962 acres by Collier County. I typically don't
incorporate govenYunent purchases because they are not purchased for an economic use, but
due to the lack of sales it was included. The land was also adequately exposed to the
market and there were multiple appraisals made to determine the market value. However,
the appraisals indicated a lon-ver value than what was paid. Overall, the access and
zoning/future land use are superior, and the subject should be less than $12,028 per acre.
The range of unit value undieations is from $5,063 to $12,841 per acre with an average of
$9,139 per acre. The bracketing indicates a range from $6,346 to $12,023 per acre. The
average of the most similar Comparables (Comparables 4 and 6) is $8,588 per acre.
Based on the range of sales and the upward trend, I settled on a unit value of $8,500 per
acre.
ESTIMATE OF VALUE
S8,500 per gross acre results in an indication of value for the subject as of arch 4, 2022, of
$2,173,705 (255.73 acres x $8,500 per acre), which rounds to $2,175,000.
J
Packet Pg. 285
11.B.d
HHH Conservation Collier Project 36 parcels 255.73 acres.
Valuation Methodology
Appraiser #1 $1,970,000
Appraiser #2 $2,175,000
divide by 2 is $2,072,500 dollars.
4/12/2022
Ro ecell LKn d,R•'W-AC
Sr_ R--i—Appraiser
Cor County
w-u��
Facilities AfavagemeM r Real Prop M
333, Tam — Tmi] E St, 101
Naples, FL 34111 Ph: 7.39-;'7.-: 21
rvnaeueit.leooard'�o,' colliercounty-Fl.w�•
Packet Pg. 286
11.B.e
Conservation Collier Land Acquisition Program
Project Design Report
Date: September 2022
HHH Ranch Section 33
Legend
0 "H1111-1
C')1"County PMR'4t a
►nor
Cawwq
is
Mies
Property Owner: John G. Vega, as Trustee of the Irrevocable Trust for the benefit of the
children of F. Desmond Hussey, III, dated June 20, 2011; Francis D. Hussey, Jr., deceased,
and Mary Pat Hussey, husband and wife; Sean Meade Hussey, Trustee, and HHH
Investments Limited Partnership, a foreign limited partnership
Folios : Multiple folios — 36 parcels
Location: North of I-75; adjacent and east of 960 acres recently purchased by Collier
County in North Belle Meade; Section 33, Township 49 South, Range 27 East, Collier
County
Size: 256 acres
Appraisal/Offer Amount: $2,072,500
History of Proiect:
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
b CCLAAC
b BCC
01/20/2021
12/09/2021
01/25/2022
04/14/2022
04/21/2022
Packet Pg. 287
11.B.e
Purpose of Proiect: Environmental Conservation — Conservation Collier Program
Program Oualifications:
This parcel fulfills program qualifications by satisfying five of six applicable screening
criteria. The parcels contain Palmetto Prairie, Pine Flatwoods, Cabbage Palm, and Cypress
plant communities. One listed bromeliad species was observed on site. A red cockaded
woodpecker (RCW) was observed on the parcels, which contain historic nesting/foraging
habitat for the endangered RCW. Panther telemetry also indicates significant utilization by
the Florida panther. These parcels contribute to an important wildlife corridor connecting
species from the Florida Panther Refuge, Golden Gate Rural Estates, Dr. Robert H. Gore
III Preserve, as well as the Picayune Strand State Forest and Fakahatchee Strand State
Preserve to the south through wildlife underpasses under I-75. These parcels also provide
an ecological link to the northern range expansion goals of the RCW Recovery Plan.
Zoning of parcels is Agricultural; Rural Fringe Mixed Use Overlay -North Belle Meade
Overlay -Sending with a portion having Natural Resource Protection Area.
Projected Management Activities:
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.
Projected management activities include removal and control of exotic vegetation, the
construction of a trail system to allow the public to have access to selected portions of the
property, and, potentially, management of native vegetation to maintain suitable habitat for
red cockaded woodpeckers. Controlled burning on a 3-4 year interval will be used within
these parcels to maintain the fire dependent plant communities. If it is determined to be
compatible with the management goals of the property, cattle may be grazed within the
parcels through the implementation of a cattle lease. If it is deemed compatible, limited
public quota hunts may be implemented by the County to support wildlife management
goals and enhance stakeholder opportunities. The potential for use of the property as a
gopher tortoise recipient site will also be explored. The following assessment addresses the
initial costs of management. These are very preliminary estimates.
2023
2024
2025
2026
2027
Exotics
$150,000
$100,000
$50,000
$50,000
$38,400
Trail Installation
$20,000
$5,000
$5,000
Unimproved Parking
Lot
$50,000
Interpretive Si na e
$3,000
$200
Total
$150,000
$120,000
$108,000
$55,200
$38,400
Development of a parking area could be accomplished in an existing cleared area.
Depending on the future use of the 960 acres to the west acquired by Collier County, there
is potential for connections between the properties. Staff will coordinate with the County
Manager's office on potential connections as the agency develops plans for the 960 acres.
2
Packet Pg. 288
Conservation Collier Cycle 10 Active Acquisition List approved by BCC January 25, 2022 updated Aug 11.B.f
Property Name
Size (ac)
Estimated Value
Appraised
Value
Category
Priority
for "A"
Category
Acquisition Status
Big Hammock - Area I (Barron
Coiner Partnership)
2.57.30
$3 683 800
' '
$900 000
'
A
1
Appraisal received, pendia
Phase 2 study to proceed
Dr. Robert H. Gore III Preserve Project
Charles E Bailey
Kenneth Cedeno
17.59
$193,500
$262,000
1.14
$14,800
$25,000
A
1
Offer Accepted
2.81
$36,500
$56,000
A
1
Offer made
EugeneD'Angelo
5.00
$59,000
$100,000
A
1
Offer made
Lorraine D Argay
7.05
$83,200
$81,000
A
3
Offer made
Carol Rudnick -Donation
1.59
Donation approved by BC3-22-22; pending closinc
HHH Ranch (Hussey Section 33)
256.00
$1,262,000
$2,072,500
A
1
PURCHASE AGREEMEN-
SCHEDULED FOR BCC
9-13-22
Marco Island Parcels
0.39
$237,800
$410,000
WISC Investment %Cathe Read - Inlet Dr
0.39
$237,800
$410,000
A
1
Offer being made
Parcels near Panther Walk
Preserve
Lois Behnke
33.44
$782,250
$876,000
1.14
$33,000
$57,000
A
1
Offer Accepted
Jorge Aguilar
1.14
$33,000
$40,000
A
I
Offer Accepted
Maribeth Selvig - Donation
David Wright
Paul E Moylan
D & J Investors
David Joyce
PS & NE Sanchez
Barry Grossman
William F Thommen
1.14
$0
A
1
Donation approved by BC
4-26-22; pending closing
1.14
$33,000
$30,000
A
1
Offer Accepted
2.73
$68,250
$63,000
A
1
Offer made
1.14
$33,000
$40,000
A
1
Offer Accepted
2.27
$56,750
$52,000
A
1
Offer Accepted
2.73
$68,250
$63,000
A
1
Offer Accepted
2.73
$68,250
$63,000
A
1
Offer Accepted
5.00
$75,000
$100,000
A
1
Offer Accepted
Sandra Burns
1.14
$33,000
$30,000
A
1
Offer Accepted
Tim R Johnson
1.14
$33,000
$30,000
A
1
Offer Accepted
Virginia Meyer Trust
1.59
$33,000
$72,000
A
1
Offer Accepted
Charles Hackman
2.73
$68,250
$70,000
A
1
Offer made
John Pena
2.27
$56,750
$52,000
A
1
Offer Accepted
Charles Anderson
2.27
$56,750
$64,000
A
1
Offer made
Isabel Gonzalez
1.14
$33,000
$50,000
A
1
Offer Accepted
Rivers Road Preserve Project
Shari Eschuk
24.18
$1,320,200
$810,000
4.78
$292,000
$180,000
A
1
Appraisal obtained, offe
made
Joe Popp
19.40
$1,028,200
$630,000
A
1
PURCHASE AGREEMEN-
APPROVED BY BCC
6-28-22
Pepper Ranch Preserve Project
Brian Blocker
84.29
$657,362
$725,000
24.50
$191,000
$220,000
A
2
Offer being made
Jim H Moody Crawford
5.46
$42,588
$505,000
A
2
PURCHASE AGREEMEN-
SCHEDULED FOR BCC
7-12-22
Jim H Moody Crawford
Jim H Moody Crawford
42.90
$334,620
A
2
11.43
$89,154
A
2
A -LIST SUBTOTAL
673.19
8,136,912.00
$6,055,500
Packet Pg. 289
Conservation Collier Cycle 10 Active Acquisition List approved by BCC January 25, 2022 updated Aug 11.B.f
Appraised
Priority
Property Name
Size (ac)
Estimated Value
Category
for "A"
Acquisition Status
Value
Category
Red Maple Swamp (NGGE Unit 53) Multi-
Appraised value of $248,87E
parcel Project (remaining)
88.23
$1,102,875
$1,102,875
A
1
4 parcels totalling 20 acre:
acquired FY22
Winchester Head Multi -parcel Project
Appraised value of $37,620
(remaining)
63.28
$1,044,120
$1,044,120
A
1
2 parcels totaling 2.28 acre
acquired FY22
Multi -Parcel Projects Total*
151.51
$2,146,995
$2,146,995
Total includes all parcel
Multi -Parcel Projects Total for
Total includes only parce
Acquisition Cycle 10*
48.00
n/a
$286,495
in process of closing
Dr. Robert H. Gore III Preserve area -
Offers being made; $44,000
Preserve expansion parcels*
157.08
$1,884,960
$2 717 484
A
3
properties where owners
indicated interest to sell
Panther Walk Preserve area -
Offers being made; $216,0(
39.75
$1,150,643
$1,029,525
A
3
for properties where owner
Preserve expansion parcels*
indicated interest to sell
Preserve expansion parcels Total
196.83
$3,035,603
$3,747,009
Total includes all parcel
Preserve expansion parcels Total for
Total includes only parse
Acquisition Cycle 10
11.15
n/a
$260,000
whose owners indicate(
interest to sell
Total acreage and total
appraised value include
Multi -Parcel Project parci
A -LIST TOTAL CYCLE 10
732.34
$8,136,912.00
$6,601,995
in process of closing and
Preserve Expansion pare(
whose owners indicated
interest to sell
Agua Colina - Marco Island
0.63
$1,427,000
$1,515,000
B
OFFER WILL BE MADE IF RE
RANKED TO A -LIST
Appraisal in process with B
Big Hammock - Area II (Barron Collier
744.2
$1,116,300
$805,000
B
Hammock I. STAFF
RECOMMENDS NOT
Partnership)
ACQUIRING DUE TO
PERMANENT SSA.
Quote for Phase 1 requeste
Sanitation & Bethune Rd Parcels (Barron
370.00
900000
$3,,
B
then will report back to BG
Collier Partnership)
with costs of Phase 2 if
deemed necessary
Total appraised value
B-LIST TOTAL CYCLE 10
1,114.83
$6,443,300
$2,320,000
exludes Sanitation and
Bethune Rd. parecls.
Total appraised value exludes Sanitation and Bethun
Rd. pareels. Total acreage and total appraised value
A & B LIST TOTAL CYCLE 10
1,836.02
$14,580,212
$8,921,995
include Multi -Parcel Project parcels in process of
closing and Preserve Expansion parcels whose owner
indicated interest to sell
Packet Pg. 290
Conservation Collier Cycle 10 Active Acquisition List approved by BCC January 25, 2022 updated Aug 11.B.f
Priority
Property Name
Size (ac)
Estimated Value
Appraised
Category
for "A"
Acquisition Status
Value
Category
A -LIST NO LONGER INTERESTED
Owner no longer interest(
Marco Island Parcel - Addison Fischer
0.63
$384,200
A
1
2-28-22
Bayshore Parcels Forrest G Amaranth
Owner no longer interest(
Trust
71.16
$1,419 000
A
1
2-16-22
Parcel near Shell Island Preserve Josef
Owner no longer interest(
Ma dalener
18.73
$1 180 000
A
2
2-7-21
Owner no longer interest(
Pepper Ranch Project Emily Arnold
5.00
$39,000
A
2
2-18-2022
Rivers Road Preserve Project - Eugene
Appraisal obtained, offe
Er'avec
4.92
$300,000
$200,000
A
1
declined
Parcels near Panther Walk Preserve
Veronica Haughton
2.73
$68,250
A
1
Sold
Kathleen Macrina
1.14
$33,000
A
1
Sold
Charles Anderson
1.14
$33,000
1 A
I 1
Sold
A -LIST NO LONGER INTERESTEDTOTAL
100.44 $3,456,450
Rookery Bay Business Park (near Shell
40.88
$11,242,000
C
Island)
WISC Investment %Cathe Read - Dade Ct
0.50
$305,000
C
C-LIST TOTAL
41.38
$11,547,000
FY22 Budget for Acquisition Cycle 10 is $14,065,100; On January 25, 2022 the BCC voted to consider deferring
repayment of approximately $3.5 million to the maintenace fund (174) depending on results of appraisals and due
diligence for the A & B-list properties. After appraisals and due diligence information is presented to the BCC they
will decide on whether to spend over $14,065,100 for Land Capital Outlay.
Note: a "Preserve Project" is an expansion of an existing Conservation Collier Preserve, where noted as "Parcels near" a preserve,
the parcels are not adjacent to the preserve; all other properties noted are named based on location.
*Multi -parcel project properties in process for FY22 total $354,000; CCLAAC proposed to add another $200,000 for FY22 for an
estimated total of $554,000 to be spent in FY22 for multi -parcel projects. The acreage of 48 acres is approximate.
**Preserve expansion parcels based on budget availability.
Packet Pg. 291
11.B.g
CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
Prepared by:
Ronald T. Tomasko, Assistant County Attorney
Office of the County Attorney
3329 East Tamiami Trail, Suite 800
Naples, Florida 34112-5749
(239)252-8400
WARRANTY DEED
THIS WARRANTY DEED is made this day of , 2022,
by HHH INVESTMENTS LIMITED PARTNERSHIP, a foreign limited partnership,
whose mailing address is 720 Goodlette Road North, Suite 202, Naples, FL 34102,
(hereinafter referred to as "Grantor"), to COLLIER COUNTY, a political subdivision of
the State of Florida, its successors and assigns, whose post office address is 3335
Tamiami Trail East, Suite 102, Naples, Florida, 34112 (hereinafter referred to as
"Grantee").
(Wherever used herein the terms "Grantor" and "Grantee" include all the parties to this instrument and their
respective heirs, legal representatives, successors and assigns.)
WITNESSETH: That the Grantor, for and in consideration of the sum of Ten
Dollars ($10.00) and other valuable consideration, receipt whereof is hereby
acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and
confirms unto the Grantee, all that certain land situate in Collier County, Florida, to wit:
SEE ATTACHED EXHIBIT "A"
ATTACHED HERETO AND MADE A PART HEREOF
Subject to easements, restrictions, and reservations of record.
THIS IS VACANT, UNIMPROVED, AND NOT HOMESTEAD PROPERTY.
TOGETHER with all the tenements, hereditaments and appurtenances thereto
belonging or in anywise appertaining.
TO HAVE AND TO HOLD the same in fee simple forever.
GRANTOR AND GRANTEE acknowledge and agree that any portion of the land
described herein may be used for public road right of way and roadway related
improvements, including, but not limited to, stormwater and utility improvements, at the
sole discretion of Collier County.
AND the Grantor hereby covenants with said Grantee that the Grantor is lawfully
seized of said land in fee simple; that the Grantor has good right and lawful authority to
sell and convey said land; that the Grantor hereby fully warrants the title to said land
and will defend the same against the lawful claims of all persons whomsoever; and that
said land is free of all encumbrances except as noted above.
1
Packet Pg. 292
11.B.g
IN WITNESS WHEREOF, the said Grantor has signed and sealed these presents
the day and year first above written.
WITNESSES:
(Signature)
(Printed Name)
(Signature)
(Printed Name)
STATE OF
COUNTY OF
HHH INVESTMENTS LIMITED PARTNERSHIP,
a foreign limited partnership
BY: HHH INVESTMENTS CORPORATION, a
foreign profit corporation
M
MARY PAT HUSSEY, President
The foregoing Warranty Deed was acknowledged before me by means of ❑ physical presence
or ❑ online notarization this day of , 2022 by Mary Pat Hussey,
as its President, on behalf of HHH Investments Corporation, a foreign profit corporation, as
Manager, on behalf of HHH Investments Limited Partnership, a foreign limited partnership.
Such person(s) Notary Public must check applicable box:
❑ are personally known to me.
❑ produced her current driver license.
❑ produced as identification.
(Notary Seal)
Notary Public
Printed Name of Notary:
Commission Number: _
My Commission Expires:
Approved as to form and legality:
Ronald T. Tomasko, Assistant County Attorney
Packet Pg. 293
11.B.g
EXHIBIT "A"
LEGAL DESCRIPTION:
PROPERTY IDENTIFICATION NUMBER: 00342880001
THE WEST HALF (W '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2)
OF THE NORTH HALF (N '/2) OF THE NORTHWEST QUARTER (NW '/4) OF
SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY,
FLORIDA.
AND
PROPERTY IDENTIFICATION NUMBER: 00343480002
THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2)
OF THE SOUTHWEST QUARTER (SW'/4) OF THE NORTHWEST (NW'/2), LESS THE
WEST 35 FEET, BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA.
AND
I�:Z�7»:��'�I�7����I�[�L'��[�7►�►1�J►�1:3�:it�LIc��C���LI�k3
THE SOUTH HALF (S '/2) OF THE SOUTH HALF (S '/2) OF THE SOUTH HALF (S '/2)
OF THE NORTH HALF (N '/2) OF THE NORTHEAST QUARTER (NE '/4) OF SECTION
33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, LESS
WEST AND EAST 35 FEET FOR RIGHT-OF-WAY.
AND
PROPERTY IDENTIFICATION NUMBER: 00343640004
THE WEST HALF (W '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2)
OF THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHEAST
QUARTER (NE'/4), LESS THE WEST 35 FEET DEDICATED FOR ROAD PURPOSES,
ALL LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA.
AND
PROPERTY IDENTIFICATION NUMBER: 00344160004
THE WEST HALF (W '/2) OF THE SOUTH HALF (S '/2) OF THE SOUTH HALF (S '/2)
OF THE SOUTH HALF (S '/2) OF THE NORTHEAST QUARTER (NE '/a), LESS THE
3
Packet Pg. 294
11.B.g
SOUTH 35 FEET AND THE WEST 35 FEET THEREOF, DEDICATED FOR ROAD
PURPOSES, LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27
EAST, COLLIER COUNTY, FLORIDA.
PROPERTY IDENTIFICATION NUMBER: 00344760006
THE EAST HALF (E'/2) OF THE NORTH HALF (N'/2) OF THE SOUTH HALF (S'/2) OF
THE NORTH HALF (N '/2) OF THE SOUTH HALF (S '/2) OF THE NORTHWEST
QUARTER (NW '/4), LESS THE EAST 35 FEET DEDICATED FOR ROAD PURPOSES,
AND THE EAST HALF (E '/2) OF THE SOUTH HALF (S '/2) OF THE NORTH HALF (N
'/2) OF THE NORTH HALF (N'/2) OF THE SOUTH HALF (S'/2) OF THE NORTHWEST
QUARTER (NW'/4), LESS THE EAST 35 FEET DEDICATED FOR ROAD PURPOSES,
ALL BEING AND LYING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA.
THE EAST HALF (E '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF
THE NORTH HALF (N '/2) OF THE SOUTH HALF (S '/2) OF THE NORTHWEST
QUARTER (NW'/4), LESS THE EAST 35 FEET DEDICATED FOR ROAD PURPOSES,
AND THE EAST HALF (E '/2) OF THE SOUTH HALF (S '/2) OF THE SOUTH HALF (S
'/2) OF THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST
QUARTER (NW'/4), LESS THE EAST 35 FEET DEDICATED FOR ROAD PURPOSES,
ALL BEING AND LYING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA.
/_1 0 I I7
PROPERTY IDENTIFICATION NUMBER: 00345000008
THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST
QUARTER (NW '/4) OF THE NORTHEAST (NE '/2), LESS THE WEST 35 FEET
DEDICATED FOR ROAD PURPOSES, ALL LYING AND BEING IN SECTION 33,
TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA.
AND
PROPERTY IDENTIFICATION NUMBER: 00345120001
THE EAST HALF (E'/2) OF THE NORTH HALF (N'/2) OF THE SOUTH HALF (S'/2) OF
THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST
QUARTER (NW '/4), LESS THE WEST 35 FEET DEDICATED FOR ROAD
PURPOSES, ALL LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTH,
RANGE 27 EAST, COLLIER COUNTY, FLORIDA.
AND
Packet Pg. 295
11.B.g
PROPERTY IDENTIFICATION NUMBER: 00345160003
THE WEST HALF (W '/2) OF THE NORTH HALF (N '/2) OF THE SOUTH HALF (S '/2)
OF THE NORTH HALF (N '/z) OF THE NORTH HALF (N '/2) OF THE NORTHWEST
QUARTER (NW '/4), LESS THE WEST 35 FEET DEDICATED FOR ROAD
PURPOSES, ALL LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTH,
RANGE 27 EAST, COLLIER COUNTY, FLORIDA.
Packet Pg. 296
CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
11.B.h
Prepared by:
Ronald T. Tomasko, Assistant County Attorney
Office of the County Attorney
3329 East Tamiami Trail, Suite 800
Naples, Florida 34112-5749
(239)252-8400
WARRANTY DEED
THIS WARRANTY DEED is made this day of , 2022,
by FRANCIS D. HUSSEY, JR., DECEASED, AND MARY PAT HUSSEY, HUSBAND
AND WIFE, whose mailing address is 720 Goodlette Road North, Suite 202, Naples, FL
34102, (hereinafter referred to as "Grantor"), to COLLIER COUNTY, a political
subdivision of the State of Florida, its successors and assigns, whose post office
address is 3335 Tamiami Trail East, Suite 102, Naples, Florida, 34112 (hereinafter
referred to as "Grantee").
(Wherever used herein the terms "Grantor" and "Grantee" include all the parties to this instrument and their
respective heirs, legal representatives, successors and assigns.)
WITNESSETH: That the Grantor, for and in consideration of the sum of Ten
Dollars ($10.00) and other valuable consideration, receipt whereof is hereby
acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and
confirms unto the Grantee, all that certain land situate in Collier County, Florida, to wit:
SEE ATTACHED EXHIBIT "A"
ATTACHED HERETO AND MADE A PART HEREOF
Subject to easements, restrictions, and reservations of record.
THIS IS VACANT, UNIMPROVED, AND NOT HOMESTEAD PROPERTY.
TOGETHER with all the tenements, hereditaments and appurtenances thereto
belonging or in anywise appertaining.
TO HAVE AND TO HOLD the same in fee simple forever.
GRANTOR AND GRANTEE acknowledge and agree that any portion of the land
described herein may be used for public road right of way and roadway related
improvements, including, but not limited to, stormwater and utility improvements, at the
sole discretion of Collier County.
AND the Grantor hereby covenants with said Grantee that the Grantor is lawfully
seized of said land in fee simple; that the Grantor has good right and lawful authority to
sell and convey said land; that the Grantor hereby fully warrants the title to said land
and will defend the same against the lawful claims of all persons whomsoever; and that
said land is free of all encumbrances except as noted above.
1
Packet Pg. 297
11.B.h
IN WITNESS WHEREOF, the said Grantor has signed and sealed these presents
the day and year first above written.
WITNESSES:
(Signature)
(Printed Name)
(Signature)
(Printed Name)
STATE OF
COUNTY OF
MARY PAT HUSSEY
The foregoing Warranty Deed was acknowledged before me by means of ❑ physical presence
or ❑ online notarization this day of , 2022 by Mary Pat Hussey.
Such person(s) Notary Public must check applicable box:
❑ are personally known to me.
❑ produced her current driver license.
❑ produced as identification.
(Notary Seal)
Approved as to form and legality:
Konaia I . I omasKo, Assistant county Attorney
Notary Public
Printed Name of Notary:
Commission Number: _
My Commission Expires:
2
Packet Pg. 298
11.B.h
EXHIBIT "A"
LEGAL DESCRIPTION:
PROPERTY IDENTIFICATION NUMBER: 00344240005
THE WEST HALF (W '/2) OF THE SOUTH HALF (S '/2) OF THE SOUTH HALF (S '/2) OF THE
NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST QUARTER (NW '/4;
LESS THE WEST 35 FEET DEDICATED FOR ROAD PURPOSES, LYING IN SECTION K
TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA.
AND
I�:Z�7»:��'�I�7����I�[�L'��[�7►�►1�J►�1:3�:it:I�X�y�'Y•I�I�I�Z:7
THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST QUARTET
(NW '/4) OF THE SOUTWEST QUARTER (S '/4), LESS THE WEST 35 FEET THEREOI
DEDICATED FOR ROAD PURPOSES, LYING AND BEING IN SECTION 33, TOWNSHIP 4'
SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA.
AND
a�
PROPERTY IDENTIFICATION NUMBER: 00343080004 =
�a
a
THE WEST HALF (W '/2) OF THE NORTH HALF (N '/2) OF THE SOUTH HALF (S '/2) OF THI
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST QUARTER (NW '/4'
LESS THE WEST 35 FEET THEREOF DEDICATED FOR ROAD PURPOSES, LYING AN[ o
BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY o
FLORIDA.
z
AND
Q
PROPERTY IDENTIFICATION NUMBER: 00342840009
u
THE WEST HALF (W '/2) OF THE SOUTH HALF (S '/2) OF THE SOUTH HALF (S '/2) OF THI E
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST QUARTER (NW '/a; L)
LESS THE WEST 35 FEET THEREOF DEDICATED FOR ROAD PURPOSES, LYING AN[ Q
BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY
FLORIDA.
AND
3
Packet Pg. 299
11.B.h
PROPERTY IDENTIFICATION NUMBER: 00343840008
THE WEST HALF (W '/2) OF THE WEST HALF (W '/2) OF THE SOUTHWEST QUARTER (SV
'/4) OF THE SOUTHWEST QUARTER (SW '/4), LESS THE WEST 50 FEET AND THE SOUTI
50 FEET THEREOF DEDICATED FOR ROAD PURPOSES, LYING AND BEING IN SECTIOf
33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA.
AND
PROPERTY IDENTIFICATION NUMBER: 00345200002
THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THE NORTHEAST QUARTER (NI
'/4) OF THE NORTHEAST QUARTER (NE'/4), LESS THE NORTH 35 FEET AND THE EAST 3:
FEET THEREOF DEDICATED FOR ROAD PURPOSES, LYING AND BEING IN SECTION 3�1
TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA.
46.15 acres
4
Packet Pg. 300
CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
11.B.i
Prepared by:
Ronald T. Tomasko, Assistant County Attorney
Office of the County Attorney
3329 East Tamiami Trail, Suite 800
Naples, Florida 34112-5749
(239)252-8400
WARRANTY DEED
THIS WARRANTY DEED is made this day of , 2022,
by SEAN MEADE HUSSEY, INDIVIDUALLY AND AS TRUSTEE, whose mailing
address is 720 Goodlette Road North, Suite 202, Naples, FL 34102, (hereinafter
referred to as "Grantor"), to COLLIER COUNTY, a political subdivision of the State of
Florida, its successors and assigns, whose post office address is 3335 Tamiami Trail
East, Suite 102, Naples, Florida, 34112 (hereinafter referred to as "Grantee").
(Wherever used herein the terms "Grantor" and "Grantee" include all the parties to this instrument and their
respective heirs, legal representatives, successors and assigns.)
WITNESSETH: That the Grantor, for and in consideration of the sum of Ten
Dollars ($10.00) and other valuable consideration, receipt whereof is hereby
acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and
confirms unto the Grantee, all that certain land situate in Collier County, Florida, to wit:
SEE ATTACHED EXHIBIT "A"
ATTACHED HERETO AND MADE A PART HEREOF
Subject to easements, restrictions, and reservations of record.
THIS IS VACANT, UNIMPROVED, AND NOT HOMESTEAD PROPERTY.
TOGETHER with all the tenements, hereditaments and appurtenances thereto
belonging or in anywise appertaining.
TO HAVE AND TO HOLD the same in fee simple forever.
GRANTOR AND GRANTEE acknowledge and agree that any portion of the land
described herein may be used for public road right of way and roadway related
improvements, including, but not limited to, stormwater and utility improvements, at the
sole discretion of Collier County.
AND the Grantor hereby covenants with said Grantee that the Grantor is lawfully
seized of said land in fee simple; that the Grantor has good right and lawful authority to
sell and convey said land; that the Grantor hereby fully warrants the title to said land
and will defend the same against the lawful claims of all persons whomsoever; and that
said land is free of all encumbrances except as noted above.
t
Packet Pg. 301
11.B.i
IN WITNESS WHEREOF, the said Grantor has signed and sealed these presents
the day and year first above written.
WITNESSES:
Aw
(Signature)
(Printed Name)
(Signature)
(Printed Name)
STATE OF
COUNTY OF
SEAN MEADE HUSSEY,
INDIVIDUALLY AND AS TRUSTEE
The foregoing Warranty Deed was acknowledged before me by means of ❑ physical presence
or ❑ online notarization this day of , 2022 by Sean Meade
Hussey, Individually and as Trustee. Such person(s) Notary Public must check applicable box:
❑ are personally known to me.
❑ produced her current driver license.
❑ produced
(Notary Seal)
Approved as to form and legality:
Konaia I . I omasKo, Assistant Lounty Attorney
Notary Public
Printed Name of Notary:
Commission Number: _
My Commission Expires:
as identification.
2
Packet Pg. 302
11.B.i
EXHIBIT "A"
LEGAL DESCRIPTION:
PROPERTY IDENTIFICATION NUMBER: 00342080005
THE NORTH HALF (N '/2) OF THE SOUTH HALF (S '/2) OF THE NORTHEAST QUARTER (NI
'/4) OF THE NORTHWEST QUARTER (NW '/4), LESS THE EAST 35 FEET THEREOF FOI
ROAD RIGHT-OF-WAY PURPOSES
K
THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE SOUTH HALF (S '/2) OF THE
NORTHEAST QUARTER (NE'/4) OF THE NORTHWEST QUARTER (NW'/4), LESS THE EAS-
35 FEET THEREOF FOR ROAD RIGHT-OF-WAY PURPOSES,
ALL LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIE[
COUNTY, FLORIDA. (3684/1749)
AND N
PROPERTY IDENTIFICATION NUMBER: 00342120004 N
x
THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THE NORTHEAST QUARTER (NI
OF THE SOUTHWEST QUARTER (SW '/4), LESS THE NORTH AND EAST 50 FEET
LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIE[ o
COUNTY, FLORIDA. (3684/1759) w
0
AND
z
Q
PROPERTY IDENTIFICATION NUMBER: 00342520002
Q
THE WEST HALF (W '/2) OF THE WEST HALF (W '/2) OF THE NORTH HALF (N '/2) OF THI
NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THE SOUTHEAST QUARTER (SE '/4'
LESS THE NORTH AND WEST 35 FEET, LYING AND BEING IN SECTION 33, TOWNSHIP 4'
SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA. (3684/1759) r
I_1 0 I CC
PROPERTY IDENTIFICATION NUMBER: 00342200005
THE SOUTH HALF (S'/2) OF THE SOUTH HALF (S'/2) OF THE SOUTHWEST QUARTER (SV
'/4) OF THE NORTHWEST QUARTER (NW '/4), LESS THE SOUTH AND WEST 35 FEE-
3
Packet Pg. 303
11.B.i
LYING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY,
FLORIDA. (4203/2570)
AND
PROPERTY IDENTIFICATION NUMBER: 00343200004
THE WEST HALF (W '/2) OF THE SOUTH HALF (S '/2) OF THE SOUTH HALF (S '/2) OF THE
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE SOUTHWEST QUARTER (SW '/
LESS THE WEST 35 FEET LYING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EASZ
COLLIER COUNTY, FLORIDA. (4203/2570)
PROPERTY IDENTIFICATION NUMBER: 00342600003
THE WEST HALF (W '/2) OF THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THI
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE SOUTHWEST QUARTER (SW '/
LESS THE WEST 35 FEET LYING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAS7
COLLIER COUNTY, FLORIDA. (4203/2570)
AND
PROPERTY IDENTIFICATION NUMBER: 00343760007
THE WEST HALF (W '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THI
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST QUARTER (NW '/ N
LESS THE WEST 35 FEET DEDICATED FOR ROAD PURPOSES, LYING IN SECTION 31
TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA. (4203/2570) N
x
AND
a
PROPERTY IDENTIFICATION NUMBER: 00344040001 0
w
w
THE WEST HALF (W '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THI
NORTH HALF (N '/2) OF THE SOUTH HALF (S '/2) OF THE NORTHWEST QUARTER (NW '/ Z
LESS THE WEST 35 FEET LYING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST <
COLLIER COUNTY, FLORIDA. (4203/2570) Q
AND
a�
PROPERTY IDENTIFICATION NUMBER: 00344640003
r
r
THE EAST HALF (E '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THI a
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE SOUTHWEST QUARTER (SW '/
LYING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY
FLORIDA. (4203/2570)
AND
4
Packet Pg. 304
11.B.i
PROPERTY IDENTIFICATION NUMBER: 00345360007
THE WEST HALF (W '/2) OF THE WEST HALF (W '/2) OF THE WEST HALF (W '/2) OF THI
NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THE NORTHEAST QUARTER (NE '/
OF THE NORTHWEST QUARTER (NW '/4) LYING IN SECTION 33, TOWNSHIP 49 SOUTI-
RANGE 27 EAST, COLLIER COUNTY, FLORIDA. (4203/2570)
AND
PROPERTY IDENTIFICATION NUMBER: 00345280006
THE WEST HALF (W '/2) OF THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST QUARTER (NW '/
LESS THE WEST 35 FEET DEDICATED FOR ROAD PURPOSES, LYING IN SECTION 31
TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA. (4203/2570)
AND
PROPERTY IDENTIFICATION NUMBER: 00342760008
THE EAST HALF (E '/2) OF THE SOUTH HALF (S '/2) OF THE SOUTH HALF (S '/2) OF THI
SOUTH HALF (S '/2) OF THE NORTHWEST QUARTER (NW '/4) LESS THE EAST 35 FEE -
THEREOF AND THE SOUTH 35 FEET THEREOF DEDICATED FOR ROAD PURPOSE
LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIE[
COUNTY, FLORIDA. (4017/2636)
AND N
PROPERTY IDENTIFICATION NUMBER: 00344520000 N
x
THE WEST HALF (W '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THI
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE SOUTHWEST QUARTER (SW cn
LESS THE EAST 35 FEET THEREOF DEDICATED FOR ROAD PURPOSES, LYING AN[ o
BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY w
FLORIDA. (4017/2636)
AND a
o:
PROPERTY IDENTIFICATION NUMBER: 00344960000
THE EAST HALF (E '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THI E
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST QUARTER (NW '/ u
LESS THE EAST 35 FEET THEREOF DEDICATED FOR ROAD PURPOSES, AND THE EAS'
HALF (E'/2) OF THE SOUTH HALF (S'/2) OF THE SOUTH HALF (S'/2) OF THE NORTH HALI a
(N '/2) OF THE NORTH HALF (N '/2) OF THE NORTHWEST QUARTER (NW '/4), LESS THI
EAST 35 FEET THEREOF DEDICATED FOR ROAD PURPOSES, LYING AND BEING If
SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDP
(4017/2636)
AND
s
Packet Pg. 305
11.B.i
PROPERTY IDENTIFICATION NUMBER: 00344360008
THE EAST HALF (E '/2) OF THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE
SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE SOUTHWEST QUARTER (SW '/
LESS THE EAST 35 FEET THEREOF DEDICATED FOR ROAD PURPOSES, LYING AN[
BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY
FLORIDA. (3684/1754)
AND
PROPERTY IDENTIFICATION NUMBER: 00344560002
THE EAST HALF (E '/2) OF THE SOUTH HALF (S '/2) OF THE SOUTH HALF (S '/2) OF THI
NORTH HALF (N '/2) OF THE SOUTH HALF (S '/2) OF THE NORTHWEST QUARTER (NW '/
LESS THE EAST 35 FEET, LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTF
RANGE 27 EAST, COLLIER COUNTY, FLORIDA. (4101/3049)
AND
I�:Z�7»:��'�I�7����I�[�L'��[�7►�►1�J►�1:3�:it�LIc�L[�:Z:LI�7�I
THE WEST HALF (W '/2) OF THE NORTH HALF (N '/2) OF THE NORTH HALF (N '/2) OF THI
NORTH HALF (N '/2) OF THE NORTHEAST QUARTER (NE %) LESS THE WEST 35 FEE -
AND NORTH 35 FEET, LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANG[
27 EAST, COLLIER COUNTY, FLORIDA. (3684/1746)
AND
a
PROPERTY IDENTIFICATION NUMBER: 00345040000 =
THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE NORTHEAST QUARTER (NI
'/4) OF THE NORTHEAST QUARTER (NE '/4), LESS THE EAST 35 FEET, AND THE NORT[ o
HALF (N '/2) OF THE NORTH HALF (N '/2) OF THE SOUTH HALF (S '/2) OF THE NORTHEAS- W
QUARTER (NE '/4) OF THE NORTHEAST QUARTER (NE '/4), LESS THE EAST 35 FEET
LYING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY
FLORIDA. (3684/1747)
AND
PROPERTY IDENTIFICATION NUMBER: 00345400006
t
THE NORTH 50 FEET OF THE NORTHEAST QUARTER (NE '/4) OF THE SOUTHWES-
QUARTER (SW '/4) PLUS THE EAST 50 FEET OF THE SOUTH 280 FEET OF THE NORT[ a
HALF (N '/2) OF THE NORTHEAST QUARTER (NE '/4) OF THE SOUTHWEST QUARTER (SV
'/4), LYING AND BEING IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIE[
COUNTY, FLORIDA. (4203/2592)
Packet Pg. 306
CONSERVATION COLLIER
Property Identification Nos. Section 33 Hussey/HHH - 36 parcels
11.B.j
Prepared by:
Ronald T. Tomasko, Assistant County Attorney
Office of the County Attorney
3329 East Tamiami Trail, Suite 800
Naples, Florida 34112-5749
(239)252-8400
WARRANTY DEED
THIS WARRANTY DEED is made this day of , 2022,
by JOHN G. VEGA, INDIVIDUALLY AND AS TRUSTEE OF THE IRREVOCABLE
TRUST FOR THE BENEFIT OF THE CHILDREN OF F. DESMOND HUSSEY, III,
DATED JUNE 20, 2011, whose mailing address is 720 Goodlette Road North, Suite
202, Naples, FL 34102, (hereinafter referred to as "Grantor"), to COLLIER COUNTY,
a political subdivision of the State of Florida, its successors and assigns, whose post
office address is 3335 Tamiami Trail East, Suite 102, Naples, Florida, 34112
(hereinafter referred to as "Grantee").
(Wherever used herein the terms "Grantor" and "Grantee" include all the parties to this instrument and their
respective heirs, legal representatives, successors and assigns.)
WITNESSETH: That the Grantor, for and in consideration of the sum of Ten
Dollars ($10.00) and other valuable consideration, receipt whereof is hereby
acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and
confirms unto the Grantee, all that certain land situate in Collier County, Florida, to wit:
SEE ATTACHED EXHIBIT "A"
ATTACHED HERETO AND MADE A PART HEREOF
Subject to easements, restrictions, and reservations of record.
THIS IS VACANT, UNIMPROVED, AND NOT HOMESTEAD PROPERTY.
TOGETHER with all the tenements, hereditaments and appurtenances thereto
belonging or in anywise appertaining.
TO HAVE AND TO HOLD the same in fee simple forever.
GRANTOR AND GRANTEE acknowledge and agree that any portion of the land
described herein may be used for public road right of way and roadway related
improvements, including, but not limited to, stormwater and utility improvements, at the
sole discretion of Collier County.
AND the Grantor hereby covenants with said Grantee that the Grantor is lawfully
seized of said land in fee simple; that the Grantor has good right and lawful authority to
sell and convey said land; that the Grantor hereby fully warrants the title to said land
and will defend the same against the lawful claims of all persons whomsoever; and that
said land is free of all encumbrances except as noted above.
t
Packet Pg. 307
11.B.j
IN WITNESS WHEREOF, the said Grantor has signed and sealed these presents
the day and year first above written.
WITNESSES:
AN
(Signature)
(Printed Name)
(Signature)
(Printed Name)
STATE OF
COUNTY OF
JOHN G. VEGA, INDIVIDUALLY AND
AS TRUSTEE OF THE IRREVOCABLE
TRUST FOR THE BENEFIT OF THE
CHILDREN OF F. DESMOND HUSSEY, III,
DATED J U N E 20, 2011
The foregoing Warranty Deed was acknowledged before me by means of ❑ physical presence
or ❑ online notarization this day of , 2022 by John G. Vega,
Individually and as Trustee of the Irrevocable Trust for the Benefit of the Children of F.
Desmond Hussey, III, dated June 20, 2011. Such person(s) Notary Public must check
applicable box:
❑ are personally known to me.
❑ produced her current driver license.
❑ produced
(Notary Seal)
Approved as to form and legality:
Ronald T. Tomasko, Assistant County Attorney
Notary Public
Printed Name of Notary:
Commission Number: _
My Commission Expires:
as identification.
2
Packet Pg. 308
11.B.j
EXHIBIT "A"
LEGAL DESCRIPTION:
PROPERTY IDENTIFICATION NUMBER: 00344480001
THE WEST HALF (W '/2) OF THE SOUTH HALF (S '/2) OF THE NORTH HALF (N '/2) OF THE
SOUTH HALF (S'/2) OF THE SOUTH HALF (S1/2) OF THE NORTHWEST QUARTER (NW'/4;
LESS THE WEST 35 FEET FOR ROAD PURPOSES, LYING IN SECTION 33, TOWNSHIP 4'
SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA. (5.0 ACRES)
AND
PROPERTY IDENTIFICATION NUMBER: 00345240004
THE EAST HALF (E'/2) OF THE NORTH HALF (N'/2) OF THE NORTH HALF (N'/2),
OF THE SOUTH HALF (S'/2) OF THE SOUTH HALF (S1/2) OF THE NORTHWEST
QUARTER (NW '/4) OF SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA. (5.0 ACRES)
Packet Pg. 309
For
Present and
Future Generations
www,coil ierga v.neticonservationcollio-
-Z;- -
Presented by: Summer Araque, Principal Environmental Specialist
A 11.B.k
DLLI F R
T
Packet Pg. 310
N
Appraised
Property Name
Size (ac)
category
Value
Big Hammock - Area I (Barron Collier
257.30
$900,000
A
Partnership)
Dr. Robert H. Gore III Preserve Project
17.59
$262,000
A
HHH Ranch (Hussey Section 33)
256.00
$2,072,500
A
Marco Island Parcel
0.39
$410,000
A
Parcels near Panther Walk Preserve
33.44
$876,000
A
Rivers Road Preserve Project
24.18
$810,000
A
Pepper Ranch Preserve Project
84.29
$725,000
A
A -LIST SUBTOTAL
673.19
$6,055,500
Red Maple Swamp (NGGE Unit 53) Multi-
88.23
$191029875
A
parcel Project (remaining)
Winchester Head Multi -parcel Project
63.28
$19044,120
A
(remaining)
Multi -Parcel Projects Total*
151.51
$2,146,995
Multi -Parcel Projects Total for
48.00
$286,495
Acquisition Cycle 10*
Dr. Robert H. Gore III Preserve area -
157.08
$297179484
A
Preserve expansion arcels*
Panther Walk Preserve area - Preserve
39.75
$190299525
A
expansionparcels*
Preserve expansion parcels Total
196.83
$3,747,009
Preserve expansion parcels Total for
11.15
$260,000
Acquisition Cycle 10
A -LIST TOTAL CYCLE 10
732.34
$6,601,995
11.B.k
Cycle 10
Current Status
Agua Colina - Marco Island
0.63
$1,515,000
B
Big Hammock - Area II (Barron Collier
744.2
$805,000
B
Partnership)
Sanitation & Bethune Rd Parcels (Barron
Collier Partnership)
370.00
B
B-LIST TOTAL CYCLE 10
1,114.83
$29320,000
Total
appraised
A & B LIST TOTAL CYCLE 10
1,836.02
$89921,995
e
evalue
Sanitation
and
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Packet Pg. 311
11.B.k
•
HHH Ranch - Section 33 (Hussey &Vega)
Location: East of Collier Blvd/951, just north of
1-75; immediately east of 960 acres owned by
Collier County
East of Landfill
Total Acreage — 256 acres
Appraised Value/Purchase price: $2,072,500
ailhaetl5cruh Prser>re',• Red Maple Swamp Preserve,•
�IMMOKALEr!
ncheStA igatorAF,lag Preserve
R—MErr§ Road Preserve}
Qgff Keai�Strand
Logan woods P1rE5EnrC
Nancy Payton Preserve
reetlom Park W
RG Presenie`
Gore 1-75
sow p
0 10 20
Miles
M
M
C
O
t�
Legend
n
HHH Ranch parcels
L
d
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C rservahon Collier"
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Packet Pg. 312
11.B.k
Proximity to other County owned lands
HHH Ranch - 252 acres next to 960 acres owned by Collier County
1.5
Miles
COMUMfATION
� LNLR
COfA1/Cy
Packet Pg. 313
11.B.k
Zoning
• Agricultural
Overlays
• Rural Fringe Mixed Use Overlay
• North Belle Meade Overlay
• Sending
• portion having Natural Resource
Protection Area
Proximity and connectivity
• Adjoins North Belle Meade mitigation parcels
• Picayune Strand State Forest to the south
HHH Ranch -Adjacent Preservation Areas
RFI41U0-NRPA-Nl3lW0-SE NDING
RFMUO-NB MO -RE CE IWING __TT7
0
RFI411.10-NBMO-SENDING RFMUO=NRPA-NBMO-SENDING
LRFlV1u0
NRPA-NBMO-SENDING
RFMUO-NBMO-SENDING EaEl
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NDING J1
0 2 4
M iles
M
Cl)
C
Legend
V
0 HHH Ranch parcels
Preserve Areas y
a o
U
Zoning Overlay C
NBM ❑ O
North Belle Meade Overlay
NRPA
Natural Resource ProtedionArea N
C
RFM U O
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11.B.k
Plans for preserve
• Interim Management Plan within go days of purchase
• Exotic vegetation
• Management of native vegetation to maintain suitable
habitat for red cockaded woodpeckers
• Fire Breaks & Controlled burning
• Trail installation
• Provide public access to preserve when the public road
right of way is built in this area
Packet Pg. 315
11.B.k
Transporation may purchase A portion for right-of-
way, if needed
• Staff recommends that the Board approves, as a condition of purchase of this
property, the right of the County to later purchase a portion of the property for future
right-of-way for the Wilson Blvd.-Benfield Road Extension, if and when needed, at the
original per -acre acquisition cost (approximately s8,170), to be paid directly to
Conservation Collier.
• The final alignment for the Wilson Blvd.-Benfield Road Extension has not been
determined.
• To protect this corridor, the following language has been inserted into each of the
deeds:
"GRANTORAND GRANTEE acknowledge and agree that any portion of the land described herein
may be used for public road right of way and roadway related improvements, including, but not
limited to, stormwater and utility improvements, at the sole discretion of Collier County."
Packet Pg. 316
11.B.k
RECOMMENDATION:
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 Attorneys 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;
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, and
5) Directs the County Attorney to take all reasonable steps necessary to ensure the
right of the County to later purchase a portion of the property for future right-of-
way for the Wilson Blvd.-Benfield Road Extension, if and when needed, at the per -
acre original acquisition cost, to be paid directly to Conservation Collier.
Packet Pg. 317
11.B.k
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11.B.k
NRPA map
• Future Land Use
• Rural Fringe Mixed Use Overlay -North Belle
Meade Overlay -Sending with a portion having
Natural Resource Protection Area
• Zoning
• Agricultural
• No greater than 1 unit per 5 acres
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RKL
APPRAISAL AND CON SUITING
REAL ESTATE APPRAISAL REPORT
HHH RANCH CONSERVATION COLLIER
North Belle Meade Sending Lands
36 Parcels with no address
Naples, Collier County, Florida, 34117
ACHI L M. ZUCCHI, MAI, CCIM
C. LOWRY, MAI, CPA
0UIS C. BOSBITT, MAI
PREPARED FOR:
Mr. Roosevelt Leonard, RAV-AC
Real Property Management
Collier County
3335 Tamiami Trail East, Suite 101
Naples, FL 34112
EFFECTIVE DATE OF THE APPRAISAL:
March 4, 2022
DATE OF THE REPORT:
March 21, 2022
REPORT FORMAT:
Appraisal Report
PREPARED BY:
RKL Appraisal and Consulting, PLC
RKL File Number: 2022-093
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
HHH Ranch Conservation Collier
36 Parcels with no address
Naples, Florida
*RKL
AI SAL AND CON Sit LTIN G
March 21, 2022
Mr. Roosevelt Leonard, R/W-AC
Collier County
3335 Tamiami Trail East, Suite 101
Naples, FL 34112
Re: Real Estate Appraisal
HHH Ranch Conservation Collier
36 Parcels with no address, Naples,
Collier County, Florida, 34117
RKL File Number: 2022-093
Dear Mr. Leonard:
At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying
appraisal for the above referenced property. The purpose of the appraisal is to estimate
the market value of the fee simple interest in the subject property. The intended users for
the assignment are Conservation Collier and the Collier County Board of Commissioners,
and the intended use of the appraisal is to assist with the acquisition decisions by
Conservation Collier and the Collier County Board of Commissioners. We use the
appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results.
Please reference the appraisal scope section of this report for important information
regarding the scope of research and analysis for this appraisal, including property
identification, inspection, highest and best use analysis, and valuation methodology.
The accompanying appraisal conforms with the Uniform Standards of Professional
Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of
Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of
Collier County. The appraisal also conforms with the appraisal regulations issued in
connection with the Financial Institutions Reform, Recovery and Enforcement Act
(FIRREA).
The subject includes 36 parcels of various ownership in the North Belle Meade sending
lands. The total area of the 36 parcels is 255.73 acres, or 11,139,599 square feet. All
acreage is zoned Agricultural. All parcels are designated as Rural Fringe Mixed Use
Overlay -Sending Lands in either the North Belle Meade Overlay (NBMO) or the Natural
Resource Protection Area (NRPA).
ACHI L M. ZUCCHI, MAI. CCIM 4500 Executive Drive, Suite 230
Naples, FL 34119-8908
c. LOwRY, MAI, CPA Phone: 239-596-0800
0UIS C. BOBBITT, MAI www.rklac.com
Mr. Roosevelt Leonard, R/W-AC
Collier County
March 21, 2022
Page 2
Based on the appraisal described in the accompanying report, subject to the Limiting
Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions
(if any), we have made the following value conclusion(s):
VALUE CONCLUSIONS
Appraisal Premise Interest Appraised Date of Value Value Conclusion
Market Value, As Is Fee Simple March 4, 2022 $1,970,000
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions:
None.
Extraordinary Ass um tions:
None.
Respectfully submitted,
RKL APPRAISAL AND CONSULTING, PLC
K. C. Lowry, MAI, CPA
Florida State -Certified General Real Estate Appraiser RZ2355
klowry@rklac.com; Phone 239-596-0802
ACHI L M. ZUCCHI, MAI, CCIM
C. LOWRY, MAI, CPA
OUIS C. BOBBITT, MAI
Rachel M. Zucchi, MAI, CCIM
Florida State -Certified General Real Estate Appraiser RZ2984
rzucchi@rklac.com; Phone 239-596-0801
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
HHH RANCH CONSERVATION COLLIER TABLE OF CONTENTS
TABLE OF CONTENTS
Summary of Important Facts and Conclusions................................................................... 1
Introduction Information.....................................................................................................
2
SubjectIdentification......................................................................................................
2
Current Ownership and Property History.......................................................................
3
AppraisalScope..............................................................................................................
3
Client, Intended User, and Intended Use........................................................................
3
Definition of Market Value.............................................................................................
4
Definition of Property Rights Appraised........................................................................
4
Purpose of Appraisal, Property Rights Appraised, and Dates ........................................
4
Scopeof Work................................................................................................................
5
EconomicAnalysis.............................................................................................................
6
National Economic Analysis...........................................................................................
6
Florida Economic Analysis.............................................................................................
9
Collier County Area Analysis.......................................................................................
10
MarketArea Analysis...................................................................................................
25
Property Description and Analysis...................................................................................
31
SiteAnalysis.................................................................................................................
31
Real Estate Taxes and Assessments..............................................................................
46
Highestand Best Use....................................................................................................
48
ValuationMethodology....................................................................................................
51
AnalysesApplied..........................................................................................................
52
Sales Comparison Approach.........................................................................................
53
Reconciliation...............................................................................................................
61
Final Value Conclusion.................................................................................................
61
Certification......................................................................................................................
62
Assumptions and Limiting Conditions.............................................................................
64
Addenda
Appraiser Qualifications
Property Information .....
Comparable Data ...........
Letter of Authorization..
*RY,,-L
„u
Addendum A
Addendum B
Addendum C
Addendum D
HHH RANCH CONSERVATION COLLIER SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
GENERAL
Subject:
HHH Ranch Conservation Collier
36 Parcels with no address, Naples,
Collier County, Florida, 34117
Owner:
36 Parcels over 7 different owners
Legal Description:
Multiple legal descriptions
Tax Identification:
36 Parcels — See Subject Identification
Intended Use:
The intended use is to assist with the acquisition decisions by
Conservation Collier and the Collier County Board of
Commissioners.
Intended User(s):
Conservation Collier and the Collier County Board of
Commissioners
PROPERTY
Land Area:
Total: 255.73 acres; 11,139,599 square feet
Flood Zone:
Zone AH
Zoning: A - Rural Agricultural District
Zoning Overlays: Rural Fringe Mixed Use Overlay -Sending Lands -North Belle
Meade Overlay (NBMO)
Rural Fringe Mixed Use Overlay -Sending Lands -Natural
Resource Protection Area (NRPA)
Highest and Best Use
As Vacant Sale of transfer development rights (TDRs)
Exposure Time 12-18 months
Marketing Period 12-18 months
VALUE INDICATIONS
Value Range of Comparables: $6,793 to $8,647 per acre
Reconciled Value(s): As Is
Value Conclusion(s) $1,970,000
Effective Date(s) March 4, 2022
Property Rights Fee Simple
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions:
None.
Extraordinary Assum tions:
None.
Page 1
HHH RANCH CONSERVATION COLLIER INTRODUCTION INFORMATION
INTRODUCTION INFORMATION
SUBJECT IDENTIFICATION
Subject: HHH Ranch Conservation Collier
36 Parcels with no address, Naples,
Collier County, Florida, 34117
Legal Description: Multiple legal descriptions
Tax Identification: 36 Parcels - See Below
Owne rs hip
Tax ID
Owner
Acreage
00342880001
HHH, LP
10.00
00345160003
HHH Investments Ltd Partnership
5.00
00344240005
Francis D & Mary P Hussey
5.00
00343760007
Sean Meade Hussey, Trustee
5.00
00345280006
Sean Meade Hussey, Trustee
4.87
00343080004
Francis D & Mary P Hussey
4.87
00342840009
Francis D & Mary P Hussey
4.87
00344040001
Sean Meade Hussey, Trustee
5.00
00343480002
HHH Investments Ltd Partnership
5.00
00345360007
Sean Meade Hussey, Trustee
1.25
00345120001
HHH Investments Ltd Partnership
5.00
00344960000
Sean Meade Hussey, Trustee
9.74
00342080005
Sean Meade Hussey, Trustee
9.74
00344760006
HHH Investments LP
19.47
00344560002
Sean Meade Hussey, Trustee
4.87
00345240004
John G Vega, Trustee
5.00
00344600001
Sean Meade Hussey, Trustee
8.70
00345000008
HHH Investments Ltd Partnership
10.00
00343640004
HHH Investments Ltd Partnership
5.00
00343560003
HHH, LP
9.74
00345200002
Sean Meade Hussey, Trustee
9.22
00345040WO
Sean Meade Hussey, Trustee
15.53
00344480001
F Desmond Hussey III Trust
5.00
00342200005
Sean Meade Hussey, Trustee
8.55
00342920000
Francis D & Mary P Hussey
9.87
00344520000
Sean Meade Hussey, Trustee
4.87
00342600003
Sean Meade Hussey, Trustee
5.00
00343200004
Sean Meade Hussey, Trustee
4.87
00343840008
Francis D & Mary P Hussey
7.84
00342760008
Sean Meade Hussey, Trustee
8.71
00345400006
Sean Meade Hussey, Trustee
1.84
00342120004
Sean Meade Hussey, Trustee
8.16
00344640003
Sean Meade Hussey, Trustee
5.00
00344360008
Sean Meade Hussey, Trustee
4.87
00344160004
HHH Investments Ltd Partnership
10.00
00342520002
Sean Meade Hussey, Trustee
5.00
Totals
252.45
The Collier County Property Appraiser website shows a total site area of 252.45 acres.
We have been instructed to employ 255.73 acres in the assignment. This is based on
past estimates by ownership but is not supported by survey.
Page 2
HHH RANCH CONSERVATION COLLIER INTRODUCTION INFORMATION
The subject includes 36 parcels of various ownership in the North Belle Meade sending
lands. The total area of the 36 parcels is 255.73 acres, or 11,139,599 square feet. All
acreage is zoned Agricultural. All parcels are designated as Rural Fringe Mixed Use
Overlay -Sending Lands in either the North Belle Meade Overlay (NBMO) or the Natural
Resource Protection Area (NRPA).
CURRENT OWNERSHIP AND PROPERTY HISTORY
Owners
The owner of the property is 36 Parcels over 7 different owners. See Subject
Identification for individual ownership.
Sale History
According to public records, the subject has not sold in the last three years.
Current Listing/Contract(s):
The subject is not currently listed for sale, or under contract.
To the best of our knowledge, no other sale or transfer of ownership has occurred within
the past three years, and as of the effective date of this appraisal, the property is not
subject to an agreement of sale or option to buy, nor is it listed for sale.
APPRAISAL SCOPE
According to the Uniform Standards of Professional Appraisal Practice, it is the
appraiser's responsibility to develop and report a scope of work that results in credible
results that are appropriate for the appraisal problem and intended user(s). Therefore, the
appraiser must identify and consider:
• the client and any other intended users;
• the intended use of the appraiser's opinions and conclusions;
• the type and definition of value;
• the effective date of the appraiser's opinions and conclusions;
• subject of the assignment and its relevant characteristics
• assignment conditions
• the expectations of parties who are regularly intended users for similar
assignments; and
• what an appraiser's peer's actions would be in performing the same or a similar
assignment.
CLIENT, INTENDED USER, AND INTENDED USE
The client and the intended user of the appraisal are Conservation Collier and the Collier
County Board of Commissioners. The intended use is to assist with the acquisition
decisions by Conservation Collier and the Collier County Board of Commissioners. The
appraisal is not intended for any other use or user.
Page 3
HHH RANCH CONSERVATION COLLIER INTRODUCTION INFORMATION
DEFINITION OF MARKET VALUE
Market value definition used by agencies that regulate federally insured financial
institutions in the United States is defined by The Dictionary of Real Estate Appraisal,
7th ed. (Chicago: Appraisal Institute, 2022) as:
The most probable price that a property should bring in a competitive and open market
under all conditions requisite to a fair sale, the buyer and seller each acting prudently
and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit
in this definition is the consummation of a sale as of a specified date and the passing
of title from seller to buyer under conditions whereby:
Buyer and seller are typically motivated;
Both parties are well informed or well advised, and acting in what they consider
their best interests;
A reasonable time is allowed for exposure in the open market;
Payment is made in terms of cash in United States dollars or in terms of
financial arrangements comparable thereto; and
The price represents the normal consideration for the property sold unaffected
by special or creative financing or sales concessions granted by anyone
associated with the sale." (Source: 12 C.F.R. Part 34.42(g); 55 Federal Register
34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9,
1992; 59 Federal Register 29499, June 7, 1994)
DEFINITION OF PROPERTY RIGHTS APPRAISED
Fee simple estate is defined as an: "Absolute ownership unencumbered by any other
interest or estate, subject only to the limitations imposed by the governmental powers of
taxation, eminent domain, police power, and escheat." (Source: The Dictionary of Real
Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022)
PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES
The purpose of the appraisal is to estimate the market value of the fee simple interest in
the subject property. The effective date of the subject appraisal is March 4, 2022. The
date of inspection was March 4, 2022. The date of the report is March 21, 2022.
Page 4
HHH RANCH CONSERVATION COLLIER
INTRODUCTION INFORMATION
SCOPE OF WORK
The problem to be solved is to estimate the market value of the fee simple interest in the
subject property.
SCOPE OF WORK
Report Type: This is an Appraisal Report as defined by Uniform
Standards of Professional Appraisal Practice under
Standards Rule 2-2(a). This format provides a summary or
description of the appraisal process, subject and market
data and valuation analyses.
Property Identification: The subject has been identified by the legal description and
the assessors' parcel number.
Inspection: A complete on site inspection was made and photographs
were taken.
Market Area and Analysis of A complete analysis of market conditions has been made.
Market Conditions: The appraiser maintains and has access to comprehensive
databases for this market area and has reviewed the market
for sales and listings relevant to this analysis.
Highest and Best Use Analysis: A complete as vacant highest and best use analysis for the
subject has been made. Physically possible, legally
permissible, and financially feasible uses were considered,
and the maximally productive use was concluded.
Valuation Analyses
Cost Approach: A cost approach was not applied as there are no
improvements that contribute value to the property.
Sales Comparison Approach: A sales approach was applied as typically this is the most
appropriate approach for the valuation of vacant land. This
approach is applicable to the subject because there is an
active market for similar properties and sufficient sales data
is available for analysis.
Income Approach: An income approach was not applied as the subject is not
likely to generate rental income as vacant land.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Comments
The individual sections of the report detail the additional research, confirmation, and
analysis of relevant data.
Page 5
HHH RANCH CONSERVATION COLLIER NATIONAL ECONOMIC ANALYSIS
ECONOMIC ANALYSIS
NATIONAL ECONOMIC ANALYSIS
The Federal Reserve Open Market Committee (FOMC) released the following statement
on March 16, 2022. Indicators of economic activity and employment have continued to
strengthen. Job gains have been strong in recent months, and the unemployment rate has
declined substantially. Inflation remains elevated, reflecting supply and demand
imbalances related to the pandemic, higher energy prices, and broader price pressures.
The invasion of Ukraine by Russia is causing tremendous human and economic hardship.
The implications for the U.S. economy are highly uncertain, but in the near term the
invasion and related events are likely to create additional upward pressure on inflation
and weigh on economic activity.
The Committee seeks to achieve maximum employment and inflation at the rate of 2
percent over the longer run. With appropriate firming in the stance of monetary policy,
the Committee expects inflation to return to its 2 percent objective and the labor market
to remain strong. In support of these goals, the Committee decided to raise the target
range for the federal funds rate to 1/4 to 1/2 percent and anticipates that ongoing
increases in the target range will be appropriate. In addition, the Committee expects to
begin reducing its holdings of Treasury securities and agency debt and agency mortgage -
backed securities at a coming meeting. This marked the first increase in the federal funds
rate since 2018, an effort to help combat the country's highest inflation in four decades.
In a recent press conference, Fed Chairman Jerome Powell said the Fed is planning up to
three rate hikes in 2022 and two rates hike in both 2023 and 2024, for a total of up to
seven rate hikes in the next several years.
In assessing the appropriate stance of monetary policy, the Committee will continue to
monitor the implications of incoming information for the economic outlook. The
Committee would be prepared to adjust the stance of monetary policy as appropriate if
risks emerge that could impede the attainment of the Committee's goals. The Committee's
assessments will take into account a wide range of information, including readings on
public health, labor market conditions, inflation pressures and inflation expectations, and
financial and international developments.
In a past statement, the Committee noted that in light of inflation developments and the
further improvement in the labor market, the Committee decided to reduce the monthly
pace of its net asset purchases by $20 billion for Treasury securities and $10 billion for
agency mortgage -backed securities. Beginning in January, the Committee will increase
its holdings of Treasury securities by at least $40 billion per month and of agency
mortgage -backed securities by at least $20 billion per month. The Committee judges that
similar reductions in the pace of net asset purchases will likely be appropriate each
month, but it is prepared to adjust the pace of purchases if warranted by changes in the
economic outlook. The Federal Reserve's ongoing purchases and holdings of securities
Page 6
HHH RANCH CONSERVATION COLLIER NATIONAL ECONOMIC ANALYSIS
will continue to foster smooth market functioning and accommodative financial
conditions, thereby supporting the flow of credit to households and businesses.
The following table details the economic forecasts of Federal Reserve Board members
and Federal Reserve Bank presidents as of March 2022. Real GDP is projected to grow at
a rate of 2.8% in 2022, a decline from the previous December projection of 4.0%. The
unemployment projection for 2022 remained the same at 3.5%. The Core PCE inflation
projection was increased to 4.1% in 2022.
Thble 1. Economic projections of Federal Reserve Board members and Federal Reserve Bank presidents,
under their individual assumptions of projected appropriate monetary policy, March 2022
PtnE ent
Meth
-I
C-t-1 Tendency2
R_,3
Variable
14Y22
MW
2M
I Lo g-
2022
I 2023
I 2024
1A.W,
2022
2023
2024
Longer
run
run
run
Change in ncd GDP
2.8
22
2.0
1-8
2-5-3-0
21 *25
1 8-2A
i 1-8-2.0
2.1-3-3
20-2.9
1 62.5
1 -22
ll-b- pmje Eiun
4.0
2.2
2.0
1.8
3.6-4.5
2.0-2.5
1.8-2.0
' 1.8-2.0
3.2-4.6
1.8-2.8
1.7-2.3
1.6-2.2
❑nenrployment rate
3.5
3.5
3.6
4.0
3.4 3.6
3.3 3.6
3.2 3.7
3.5 4.2
3.1 4.0
3.1 4.0
3.1 4.0
3.5 4.3
Tlvrnmb- projection
3.5
3.5
3.5
4.0
3-4--3-7
3.2-3-6
3-2-3.7
; 3.8-4-2
3.0-4.0
2.8-4.0
3.1-4.0
3.5-4.3
PCE, inflation
4.3
2.7
2.3
2.0
4."_7
2.3-3-0
2.1-2.4
2.0
3.7-5.5
22-3-5
2.C-3.0
2.0
1Tecember projection
2.6
2.3
2.1
2.0
2.2-3.0
2.1-2.5
2.0-2.2
2.0
2.0-3.2
2.0-2.5
2.0-2.2
2.0
Core PCE iuflationd
4.1
2.6
2.3
3.9 4.4
2.4 30
2.1 2.4
'
3.6 4.5
2.1 3.5
2.0 3.0
,W T-bcr projection
2.7
23
2.1
25-3-0
2.1-2.4
20-2.2
2 4-3 2
20-2.5
20--2 3
Me .: Pr jectFd
'
appropriate policy path
Fteicral funds ratc
1-9
2-8
2-8
24
1_6-2_4
2_4-3.1
24-34
23-2.5
14-3-1
2.7-3-8
2_I-3-8
20-3-0
1l-bex projection
0.9
1.6
2.1
2.5
0.".9
1.4-1.9
1.9-2.9
2.3-2.5
0.4-1.1
1.1-2.1
1.".1
2.0-3.0
According to Freddie Mac Chief Economist Sam Khater, despite some obvious
headwinds, the housing market remains strong as the economy grows. "Even as mortgage
rates are expected to increase and home prices continue to rise, homebuyer demand
remains steady as inventory issues have slightly improved.
According to a January Washington Post article, the story of 2021 was how quickly home
prices accelerated. The national median home price hit $362,800 in June, an all-time
high, according to the National Association of Realtors. The Case-Shiller home price
index peaked in August, when prices rose 19.8 percent year -over -year that month. The
housing market was doing well at the turn of the year and may normalize, said Lawrence
Yun, chief economist at the National Association of Realtors, a trade association for real
estate agents. "All markets are seeing strong conditions, and home sales are the best they
have been in 15 years," Yun said. "The housing sector's success will continue, but I don't
expect 2022's performance to exceed 2021's." He said sales may decline this year but
predicts that they will exceed pre -pandemic levels. His forecast is based on an
expectation of more inventory in the coming months. The increased supply will be
generated, in part, from new housing construction as well as from the end of forbearance
for struggling mortgage payers, a situation that will cause some homeowners to sell.
According to the National Association of Real Estate Investment Trusts' (NAREIT) 2022
Outlook, 2022 is likely to see significant further improvement in overall economic
conditions, with rising GDP, job growth, and higher incomes, in a supportive financial
market environment where inflation pressures gradually subside and long-term interest
rates remain well below their historical norms. The emergence of the new Omicron
variant of COVID-19 in late November 2021 serves as a reminder that the threat of new
Page 7
HHH RANCH CONSERVATION COLLIER NATIONAL ECONOMIC ANALYSIS
waves of infection looms over all aspects of the global economy. Increasing vaccination
rates and natural immunity due to prior infection may help contain these risks. Some
sectors remain below pre -pandemic levels, including lodging/resorts, office, diversified,
and health care REITs. Other sectors, however, have had double-digit returns. Some
sectors have delivered exceptional returns, including industrial REITs, with total returns
of 57% through November 2021, and self -storage REITs—which have had a surge of
demand due to strong housing markets and home sales, plus additional need for space
during the pandemic —with investment returns exceeding 70%. Macroeconomic
fundamentals are sound, and except for a few significant obstacles in the near term,
growth is likely to continue at above -trend pace in 2022. Job growth has been impressive,
averaging 555,000 per month in 2021 through November, reducing the unemployment
rate to 4.2%. With total payroll employment still 7 million below the pre -pandemic trend,
the job market and the overall economy have considerable running room ahead.
The 2022 CBRE U.S. Real Estate Market Outlook projects a positive outlook for the
economy and commercial real estate in 2022, despite uncertainty over potential impacts
of the COVID omicron variant and other risks. There may be other bumps along the way,
notably from the ripple effects of an economic slowdown in China and rising oil prices,
but the factors that held back growth in 2021—labor shortages, supply disruptions,
inflation and other COVID variants —will ease. Monetary policy will tighten to keep
longer -term inflation pressures in check, which may trigger some short -run volatility in
the stock market, but it will not be enough to dampen investor demand for real estate.
CBRE projects a record year for commercial real estate investment, enabled by high
levels of low-cost debt availability and new players drawn to real estate debt's attractive
risk -adjusted returns. Commercial real estate values will rise, particularly for sought-after
industrial and multifamily assets. Investors will sharpen their focus on emerging
opportunities in the office and retail sectors in search of better returns.
According to the Deloitte Center for Financial Services annual Commercial Real Estate
Outlook for 2022, Eighty percent of respondents expect their institution's revenues in
2022 to be slightly or significantly better than 2021 levels. In 2022, many real estate
companies are not expected to be out of the woods yet, but the solid fundamentals that
buoyed the sector pre -pandemic could help in the short term. The tight labor market is
bringing workforce issues to the forefront, such as well-being, ESG, and adopting a more
individualized approach to where work gets done (remote/office/hybrid). Our survey
indicates CRE employees want their firms to be more purpose -driven.
According to the PwC Emerging Trends in Real Estate 2022, confounding initial
expectations of a protracted recession and then recovery spanning several years, the
economy began to bounce back almost as quickly as it shut down. The recession ended
up lasting only two months —the shortest on record —according to the official arbiters of
business cycles. Economic output is already back above pre-COVID levels, and jobs may
recover to previous levels by early 2022. The economic outlook certainly looked much
better in mid-2021 than could reasonably have been hoped for a year earlier. Not only has
economic output already recovered to pre-COVID levels, but growth is forecast to be at
its highest rate in decades during 2021 and 2022.
Page 8
HHH RANCH CONSERVATION COLLIER FLORIDA ECONOMIC ANALYSIS
According to J.P. Morgan Chase 2022 commercial real estate outlook, the commercial
real estate industry has a positive outlook heading into 2022. Although there were some
surprises and overly negative forecasts surrounding retail and office commercial real
estate markets, industrial continues to perform well. Overall, the future of multifamily
looks bright, with a couple notable exceptions. The year ahead looks positive, with retail
and multifamily asset classes rebounding and industrial continuing to thrive. Commercial
real estate has also found innovative ways to increase the affordable and workforce
housing supply. The public and private sectors must work together to prioritize
infrastructure to help the economy grow.
FLORIDA ECONOMIC ANALYSIS
According to the U.S. Census Bureau, Florida trailed only Texas in population increases
from 2020 to 2021, while the nation had the slowest growth rate in its history. Florida's
grew by 211,196 residents from July 1, 2020, to July 1, 2021, to a population of
21,781,128, the census estimates show. Texas grew by an estimated 310,288 residents to
a population of 29,527,941. The Bureau of Economic and Business Research at the
University of Florida projects the state's population, which surpassed 20 million in mid
2015, to rise to 24.42 million by 2030 and 26.36 million by 2040.
According to the Fall 2021 Florida Forecast prepared by the Institute for Economic
Competitiveness at the University of Central Florida, Florida's economy, as measured by
real Gross State Product, will expand at an average annual rate of 2.4% from 2021 to
2024. After contracting by 2.8% in 2020, real Gross State Product will rise by 5.1 % in
2021. Payroll job growth in Florida will continue to outpace national job growth as the
labor market climbs out of a deep hole. Average job growth over the 2021-2024 period
will be 0.1 percentage points faster than the national economy.
Housing starts will pick up going forward, but not nearly fast enough to offset the large
shortage of single-family housing in the short run. House price appreciation will
decelerate over this period as supply catches up with strong demand and as affordability
gets further out of reach for many.
Page 9
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
Labor force growth in Florida is projected to average 2.2% from 2021-2024. After a
sharp contraction of 2.1% in 2020, strong payroll job creation will boost Florida's labor
market recovery. The prospects of finding a job and higher wages will bring more
Floridians back to the hunt for employment, particularly those who dropped out of the
labor market as a result of the lockdowns and recession.
7able 1. Annual Summary of the University of Central Florida's Forecast for Florida
2016
2017
2018
2019
2020
2021
2022
2023
2024
Personal
Income and GSP
Personal Income (Bil. S)
954.1
1023.1
1087.2
1139.8
1210.0
1297.3
1297.0
1349.1
1410.1
Florida.(%Ch Year ago)
3.7
7.2
6.3
4.8
6.2
7.2
0.0
4.0
4.5
U.S.(%Ch Year ago)
2.6
4.7
5.1
4.1
6.5
6.5
1.0
5.0
5.3
Personal Income (1311. 2012S)
919.1
966.1
1001.0
1031.5
10132.6
1121.0
1089.8
1113.2
1140.fi
Florida.(%Ch Year ago)
2.3
5.1
3.6
3.0
5.0
3.5
-2.8
2.1
2.5
U.S.(%Ch Year ago)
1.6
2.8
2.9
2.5
5.3
2.8
-2.0
3.0
3.1
Uisp. Income (1311. 2012$)
825.7
852.0
896.2
922.3
976.1
1006.4
975.5
996.0
1020.7
Florida.(%ChYear ago)
3.5
3.2
5.2
3.0
5.8
3.1
-3.1
2.1
2.5
U.S.(%Ch Year ago)
1.8
2.8
3.4
2.3
6.2
1.7
-3.0
2.9
3.1
GSP (Bil. $)
953.4
1002.6
1057.9
1116.4
1106.0
1204.5
1265.5
1313.3
1372.1
(%Ch Year ago)
4.9
5.2
5.5
5.5
-0.9
8.9
5.1
3.8
4.5
GSP (Bil. 2012$)
881.5
913.0
943.5
971.6
944.0
992.5
1006.6
1020.5
1039.2
(%Ch Year ago)
3.4
3.6
3.3
3.0
-2.8
5.1
1.4
1.4
1.8
Employment and Labor Force (Household Survey % Change Year Ago)
Employment
3.4
2.2
2.5
2.1
-5,2
2.5
4.3
2.1
1.2
Labor Force
2.1
1.9
1.3
1.6
-2.1
3.0
4.1
1.1
0.7
FL Unemployment Rate (%)
4.9
4.3
3.6
3.3
7.9
5.0
4.6
4.1
4.0
U.S. Unemployment Rate (%)
4.9
4.4
3.9
3.7
8.1
5.4
3.8
3.5
3.6
COVID-19
Governor Ron DeSantis issued a "safer -at-home" order on April 3, 2020 in an effort to
limit the spread of coronavirus. Governor DeSantis announced on April 29, 2020 that he
would lift the "safer -at-home" order on May 4, 2020. Retailers and restaurants are
allowed to reopen in limited capacities while movie theaters, gyms, bars, and face-to-face
personal service providers (such as barbers and nail salons) will remain closed. Phase
One of the three-phase "Safe. Smart. Step -by -Step" plan excludes Miami -Dade, Broward,
and Palm Beach counties.
As of September 25, 2020 Governor DeSantis announced Florida would be entering
Phase 3 in reopening the state, meaning restaurants, bars, salons and other businesses will
be allowed to reopen under full capacity. On May 3, 2021, Governor DeSantis signed an
executive order that immediately suspended the state's remaining COVID-19 public
health restrictions. As of November 29, 2021, Governor DeSantis again announced the
state will not be issuing any lockdowns or restrictions.
COLLIER COUNTY AREA ANALYSIS
Collier County has long been an attractive place to retire and it continues to be an area
that experiences a great deal of seasonal population increases. According to the Collier
County Comprehensive Planning Department, Collier County's population increases up
to 25% between November and April due to seasonal residents and short-term
Page 10
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
agricultural workers in the Immokalee area. The population increase creates a high
degree of seasonality within the retail, service, and hospitality sectors of Collier County's
economy.
Collier County is located less than 150 miles from Fort Myers, Fort Lauderdale, Miami,
Sarasota, and West Palm Beach as shown in the following table.
Metro Area
Distance to Other Major Markets
Miles
Fort Myers
44
Jacksonville
378
Fort Lauderdale
107
Tallahassee
435
Miami
128
Atlanta
616
Sarasota
120
New York
1,311
West Palm Beach
150
Dallas
1,315
Tampa
169
Chicago
1,335
Orlando
238
Population
The Bureau of Economic and Business Research, University of Florida released the
following population statistics for Southwest Florida. As shown, total population
increased in all six Southwest Florida counties with the greatest growth (2010-2020) in
Lee County and the second highest in Collier County.
Table 3. Population and Population Change for Counties in Florida, 1990 to 2020
Percent Change
State and
Population
2010
2000
1990
County
2020
2010
2000
1990
to 2020
to 2010 to 2000
FLORIDA*
21,596,068
18,801,332
15,982,824
12,938,071
14.9
17.6
23.5
Charlotte
187,904
159,978
141,627
110,975
17.5
13.0
27.6
Collier
387,450
321,520
251,377
152,099
20.5
27.9
65.3
Glades
13,609
12,884
10,576
7,591
5.6
21.8
39.3
Hendry
40,953
39,140
36,210
25,773
4.6
8.1
40.5
Lee
750,493
618,754
440,888
335,113
21.3
40.3
31.6
Sarasota
438,816
379,448
325,961
277,776
15.6
16.4
17.3
Sources: US Census Bureau and Universityof Florida, Bureau of Economic and Business Research, 2020.
Page 11
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
The following table shows the projected population through 2045. As shown, Lee County
also has the highest projected growth rates with Collier County as a close second.
Projections of Florida Population by County, 2020-2045, with Estimates for 2020
Percent Change
Population 2020 2025 2030 2035 2040
2020 2025 2030 2035 2040 2045 to 2025 to 2030 to 2035 to 2040 to 2045
Southwest Florida
1,819,225 1,985,168 2,120,232 2,233,319 2,332,233 2,420,791
9.12%
6.80916
5.33%
4.43%
3.80•9
Charlotte
187,904
203,016
215,478
225,562
234,391
242,460
8.04%
6.149/.
4.689/.
3.91%
3.449/.
Collier
387,450
423,564
452,806
477,771
499,729
518,956
9.32%
6.90%
5.51%
4.60%
3.85%
Glades
13,609
14,272
14,811
15,222
15,560
15,851
4.87%
3.78%
2.779/o
2.22%
1.87%
Hendry
40,953
42,898
44,380
45,554
46,570
47,468
4.75%
3.45%
2.65%
2.23%
1.93%
Lee
750,493
829,303
894,597
948,834
996,086 1,038,511
10.50%
7.87%
6.069/o
4.98%
4.269/o
Sarasota
438,816
472,115
498,160
520,376
539,897
557,545
7.59%
5.52%
4.469/o
3.75%
3.27%
Source: University of Florida, Bureau of Economic and Business Research, Florida Population Studies, Bulletin 190, June 2021
U.S. News & World Report, the global authority in rankings and consumer advice
evaluated the country's 150 most populous metropolitan areas based on affordability, job
prospects and desirability. The 2020-2021 25 Best Places to Retire is dominated by
Florida metro areas, largely due to affordable homes, low taxes and high ratings for
happiness and desirability. Increases in Desirability and Job Market scores lifted Sarasota
from No. 2 last year to overtake Fort Myers for the No. 1 spot for 2020-2021. Naples was
No. 4 on the list behind Port St. Lucie.
Employment
The local economy is largely dependent on the real estate market. Covid-19 has
negatively impacted overall employment and the service and leisure and hospitality
sectors in particular; however, jobs continue to return as the market improves. The
following table shows Collier County employment by major industry division for the 2Q
of 2021.
Florida Employment and Wages
Employment
Average
Average
Industry Title
Apr-21
May-21
Jun-21
Total Wages
Monthly
Quarterly
Total, All Industries
152,411
150,806
143,344
$2,177,212,500
148,854
$14,627
Service -Providing
126,585
125,042
118,500
$1,820,636,631
123,376
$14,757
Education and Health Services
29,945
29,681
24,598
$468,841,252
28,075
$16,700
Leisure and Hospitality
28,630
27,819
26,733
$261,656,493
27,727
$9,437
Trade, Transportation, and Utilities
28,393
28,212
28,083
$383,612,627
28,229
$13,589
Goods -Producing
25,826
25,764
24,844
$356,575,869
25,478
$13,995
Retail Trade
21,310
21,151
20,986
$239,052,224
21,149
$11,303
Health Care and Social Assistance
21,161
21,141
20,860
$335,193,677
21,054
$15,921
Accommodation and Food Services
20,791
20,497
19,838
$175,453,671
20,375
$8,611
Construction
17,356
17,656
17,799
$257,496,867
17,604
$14,627
Professional and Business Services
17,298
17203
17,329
$282,406,311
17,277
$16,346
Administrative and Waste Services
10,056
9,980
10,104
$111,050,349
10,047
$11,053
Financial Activities
8,880
8,835
8,793
$235,394,932
8,836
$26,640
Educational Services
8,784
8,540
3,738
$133,647,576
7,021
$19,036
Arts, Entertainment, and Recreation
7,839
7,322
6,895
$86,202,823
7,352
$11,725
Professional and Technical Services
6,808
6,785
6,790
$150,435,891
6,794
$22,141
Other Services
6,715
6,528
6,226
$67,256,211
6,490
$10,364
Public Administration
5,642
5,653
5,634
$89,429,118
5,643
$15,848
Manufacturing
4,935
4,931
4,917
$73,100,546
4,928
$14,835
*Source: Florida Department of Economic Opportunity, 2Q 2021
Page 12
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
The following table shows employment projections through 2028 by the Florida
Department of Economic Opportunity. As shown, agricultural employment is projected to
decline while the leisure and hospitality industry has the largest projected growth rate of
30.9% followed by Other Services.
Employment Projections
CHARLOTTE, COLLIER, GLADES, HENDRY, AND LEE COUNTIES
Employment
2020 2028 Growth Percent
NAICS Title Growth
Total, All Industries
525,140
603,554
78,414
14.9
Agriculture, Forestry, Fishing & Hunting
8,703
8,195
-508
-5.8
Mining
329
339
10
3.0
Construction
55,059
63,342
8,283
15.0
Manufacturing
12,165
12,706
541
4.4
Trade, Transportation and Utilities
94,905
103,656
8,751
9.2
Information
5,199
5,205
6
0.1
Financial Activities
26,205
27,805
1,600
6.1
Professional and Business Services
60,428
69,219
8,791
14.5
Education and Health Services
103,476
120,942
17,466
16.9
Leisure and Hospitality
69,807
91,361
21,554
30.9
Other Services, Ex. Public Admin
19,963
24,276
4,313
21.6
Government
65,119
71,028
5,909
9.1
Self Employed and Unpaid Family Workers, All Jobs
41,327
47,860
6,533
15.8
Collier County unemployment peaked in August 2010 at 13.0% and had generally been
declining until the Covid-19 pandemic with unemployment peaking again at 14.3% in
April 2020. The rate in 2020 ranged from a low of 3.0% (pre-COVID) to a high of
14.3%. The preliminary reported unemployment rate in August 2021 was only 4.2%.
The annual Collier County rate peaked in 2010 at 11.6% and had declined steadily since
until the spike from the Covid-19 pandemic in April 2020. However, unemployment
numbers have steadily decreased as the economy continues to improve.
Page 13
HHH RANCH CONSERVATION COLLIER
COLLIER COUNTY AREA ANALYSIS
Series id:
Not Seasonally Adjusted
Area:
Area Type:
State) Region jD ivi sign:
Measure:
m
4-
L
� 1
N
E
0
0_
E
9}
3
LAU C N 1202100000D0003
Co Ili erCounty, FL
Counties and equivalents
Florida
unemployment rate
01111 01/12 01/13 01/14 01/15 01/16 01/17 01/18 01119 01/20 01/21
Month
As of August 2021, the unemployment rate for the State of Florida was 5.0%, down from
the peak in May 2020 of 14.3%. On a national level, the unemployment rate in August
2021 was 5.2%, a decrease from the peak in April 2020 of 14.8%. Collier County
currently has a lower August rate, at 4.2%, than state and national levels.
The local economy is largely dependent on the real estate market. The following table
from the U.S. Department of Labor shows Naples/Immokalee/Marco Island employment
from 2011 through August 2021. As shown, unemployment from the Covid-19 pandemic
has affected the service and leisure and hospitality sectors the most. The leisure and
hospitality sector has nearly regained all lost jobs and is only 5.3% down from 2019
levels. The service sector is back at 2019 levels.
Naples - Immokalee - Marco Island
Service-
%
Goods
%
Mining, Logging, &
%
Leisure and
%
All Employees,
%
Year
Providing
Change
Producing
Change
Const.
Change
Hospitality
Change
Total Nonfarm
Change
2011
103,400
3.79/.
11,500
0.09/o
9,000
-1.1%
22,600
6.1%
114,900
3.3%
2012
106,600
3.1%
12,100
5.2%
9,400
4.49/o
23,600
4.4%
118,700
3.3%
2013
109,700
2.9%
13,500
11.6%
10,500
11.7%
24,400
3.4%
123,300
3.9%
2014
114,500
4.49/o
15,400
14.1%
12,100
15.2%
25,500
4.5%
129,900
5.49/o
2015
119,100
4.0%
17,000
10.4%
13,600
12.49/.
26,500
3.9%
136,100
4.8%
2016
124,000
4.1%
18,700
10.0%
14,900
9.6%
27,500
3.8%
142,600
4.8%
2017
126,300
1.9%
19,400
3.7%
15,400
3.4%
28,300
2.9%
145,600
2.1%
2018
129,600
2.69/o
21,500
10.8%
17,200
11.7%
29,100
2.8%
151,000
3.7%
2019
133,200
2.89/o
22,400
4.2%
17,700
2.9%
30,000
3.1%
155,600
3.0%
2020
126,300
-5.2%
22,200
-0.9%
17,300
-2.3%
25,400
-15.3%
148,400
-4.69/o
2021*
132,200
3.89,o
22,900
4.8%
17,900
5.2%
28,400
7.0%
155,000
3.9%
`Through August 2021; percentage increase in comparison to August 2020 YTD
Source: U.S.
Department of
Labor
Page 14
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
Collier County and the entire Southwest Florida Region is substantially dependent on the
real estate and construction sectors. Therefore, the area has been and should be more
susceptible to cyclical fluctuations that have occurred in other areas dominated by a
single industry. The Southwest Florida Economic Development Alliance reports key
employers in Southwest Florida (Collier, Lee and Charlotte County) from Biofuels,
healthcare, technology, apparel design, to sugar production are a driving force behind the
region's success. The table below provides a few examples of some key employers in
Southwest Florida.
• Industrial Biotechnology, Algenol Biofuels — Global Headquarters
■ Medical Devices, Arthrex Inc. — Global Headquarters
• Women's Specialty Apparel Retailer, Chicds FAS — Global Headquarters
• Specialty Electronics Manufacturer, Fox Electronics — Global Corporate Headquarters
• Global IT Research and Advising, Gartner, Inc.
• Vehicle Rentals and Sales, Hertz Inc. — Global Headquarters
• Subsidiary Pittsburgh Glass Works, Lynx Services LLC — Customers Service Center
• Manufacturing Fluid Management, Shaw Development — Global Headquarters
• Agricultural and Food Manufacturer, U.S. Sugar Ccrporation — Headquarters
• Healthcare, 21stCentury Oncology— Global Headquarters
The following table shows the Top 25 Employers as reported by the Florida Gulf Coast
University Regional Economic Research Institute on July 27, 2021.
Rank
Company
SWFL Employees
Industry
County
1
Lee Health
14,028
Healthcare and Social Assistance
Lee
2
Lee County School District
11,003
Educational Services
Lee
3
Publix Super Market
9,768
Retail Trade
Charlotte, Collier, Lee
4
Lee County Local Government
9,142
Public Administration
Lee
5
NCH Healthcare System
8,159
Healthcare and Social Assistance
Collier
6
Walmart
7,286
Retail Trade
Charlotte, Collier, Hendry, Lee
7
Collier County School District
5,756
Educational Services
Collier
8
Collier County Local Government
5,173
Public Administration
Collier
9
Arthrex
4,087
Manufacturing
Collier
10
Marriott International, Inc.
3,620
Accommodation and Food Services
Collier, Lee
11
Bayfront Health
2,801
Healthcare and Social Assistance
Charlotte
12
Charlotte County Local Government
2,614
Public Administration
Charlotte
13
McDonald's
2,613
Accommodation and Food Services
Charlotte, Collier, Hendry, Lee
14
Home Depot
2,497
Retail Trade
Charlotte, Collier, Lee
15
Charlotte County School District
2,152
Educational Services
Charlotte
16
Winn -Dixie
1,899
Retail Trade
Charlotte, Collier, Hendry, Lee
17
Hope Hospice
1,838
Healthcare and Social Assistance
Collier, Lee
18
Chico's Fas Inc.
1,552
Retail Trade
Collier, Lee
19
Florida Gulf Coast University
1,519
Educational Services
Lee
20
Bloomin' Brands, Inc.
1,395
Accommodation and Food Services
Charlotte, Collier, Lee
21
Realogy Holdings Corp.
1,381
Real Estate and Rental and Leasing
Charlotte, Collier, Lee
22
Darden Restaurants
1,380
Accommodation and Food Services
Charlotte, Collier, Lee
23
Target
1,300
Retail Trade
Charlotte, Collier, Lee
24
Walgreens
1,170
Retail Trade
Charlotte, Collier, Hendry, Lee
25
Yum! Brands, Inc.
1,141
Accommodation and Food Services
Charlotte, Collier, Hendry, Lee
Source: Florida Gulf Coast University Regional Economic Research Institute; July 27, 2021
Tourist Tax Revenues
The following graph from the Southwest Florida Regional Economic Indicators October
2021 report prepared by Florida Gulf Coast University shows Collier County's tourist tax
Page 15
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
revenues increase 123% in July 2021 compared to July 2020, with a 9% increase from
June 2021.
Chart 5: Coastal County Tourist Tax Revenues
County Tourist Tax Revenue - 2016 to present
7.0 -
N
5.5----------'-- All Data Seasonally Adjusted --;
5.0
4.5
4.q------- Lee ---- - - --
a
i
10 -- -- -, ------------
2.5------- -----
Collier
12 2.0
a.
t 1.5 ---- ----
e '
0 1'0 - Charlotte --
0.5
0.0
Jan-16 Jan-17 Jan-18 Jan-19 Jan-20 Jan-21
Source: Local County Tourism. Tax. and Economlc Development Reports and seasonal adjustment by RERI
Development
Growth continues to shift east with Ave Maria becoming the top -selling single-family
residential community in Collier County and was recently ranked as one of the Top 25
Selling Master -Planned Communities in the United States. It has maintained the top
ranking in the Naples -Fort Myers market for the past seven years and reported a record
breaking 450 new home sales through mid September 2021 year-to-date, a 55% increase
over the same period in 2020. There are currently four residential builders in Ave Maria,
CC Homes, Del Webb Naples, Lennar and Pulte Homes. The grand opening of The
National Golf and Country Club at Ave Maria, a bundled golf community by Lennar, was
held on January 7, 2021. The Immokalee Road corridor between Naples and Ave Maria is
projected to see thousands of new homes developed in the next few years.
In January 2020, in what has been described as one of the most important votes for the
future of growth in Collier County, commissioners approved Rivergrass Village. The
village is the first of three planned 1,000-acre villages stretching from just north of Oil
Well Road to east of Golden Gate Boulevard East. Rivergrass Village will allow for up to
2,500 homes; 100,000 square feet of retail and office uses and a minium of 25,000 square
feet for civic government, and institutional buildings. Longwater Village will allow for
up to 2,600 homes; 65,000 square feet of retail and office space and 25,000 square feet
for civic government, and institutional buildings and Bellmar Village will allow for up to
2,750 homes; 85,000 square feet of retail and office space and 27,500 square feet for
civic government, and institutional buildings. In a near unanimous decision, the Collier
County Planning Commission agreed to recommend approval of Longwater in March
Page 16
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
2021. The project has sparked controversy because the property sits in the
environmentally sensitive Rural Lands Stewardship Area, or RLSA. Commissioners
voted to approve the Longwater and Bellmar Villages on June 8, 2021.
According to Collier County Planning Commission Chairman, Mark Strain, there are
more than $1 billion in new luxury high-rise developments near the coast including One
Naples at the northeast corner of Vanderbilt Beach Road and Gulf Shore Drive as well as
Pelican Bay (Mystique completed in 2019) and Kalea Bay (Towers 100 and 200 are
complete, Tower 300 is expected to be open in October 2022) in North Naples. New
commercial development is very active at the intersections of Collier Boulevard and US
41 East as well as Collier Boulevard and Immokalee Road.
In its 2nd Quarter 2021 report, the Office of Federal Housing Enterprise Oversight
(OFHEO) found that the Naples- Marco Island MSA had a 16.47% increase in home
prices (all -transactions including purchase and refinance mortgage) over the trailing 12
months. Homes prices in the state of Florida increased 18.93% over the past year (2Q
2020 - 2Q 2021) which was 17th in the nation.
The continuing care retirement community, Moorings Park, teamed with London Bay
Homes to develop an independent living development with 275 residences in 17
buildings. All of the buildings are six stories over parking. Grande Lake, will be built on
55 acres off Golden Gate Parkway, between Airport -Pulling and Livingston Roads.
Entrance fees start at $1.5 million and are 70% refundable. Construction on the first 47
units in three buildings commenced in December 2018 with completion in May 2020.
Arthrex, a medical device manufacturer and one of the county's largest employers,
completed construction of its latest expansion plan at its headquarters along Goodlette-
Frank Road in early 2020. The development includes a 300,000 square -foot, six -story
office complex with an auditorium, a four-story Innovation Hotel with approximately 160
rooms, a two-story wellness center, and a 3-acre park. The hotel hosts orthopedic
surgeons from the U.S. and around the world for medical education on the company's
devices and instruments. Arthrex has contracted with a Tampa -based company, Mainsail,
to manage all elements of the hotel operation, including employees.
The first regional store for Phoenix -based Sprouts Farmers Market anchors The Landings
at Logan, a new 18-acre retail center at the southeast corner of Immokalee Road and
Logan Boulevard in North Naples. NCH Healthcare Northeast located at the northeast
quadrant of Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the
first free standing ER facility in Collier County. The two-story building consists of
approximately 41,500± square feet.
Barron Collier Companies and Metro Development Group broke ground on Founders
Square, a 55-acre mixed -use development located on the southeast corner of Immokalee
Road and Collier Boulevard in January 2020. The development will be anchored by The
Pointe, a collection of 10 separate restaurants and other retail tenants. It will also include
a 400-unit Class A apartment community, known as The Haldeman; a 35,000 square foot
medical office building; and a 110,000 square foot self -storage facility. The project is
expected to be completed in late 2021.
Page 17
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
Seed to Table, a new Oakes Farm grocery store at the northeast corner of Livingston and
Immokalee Roads in North Naples opened in December 2019. The former Albertson's
was completely gutted and consists of 77,000+ square foot store with sit-down dining, a
full -service bar, three bars for beer and wine, wine room with samples on tap, a wood -
fired brick oven for pizza, a raw bar, sushi bar, grilling area, coffee bar and stations
preparing fresh pasta, guacamole, cheese, cut vegetables, sandwiches, smoothies and
even homemade ice cream with indoor -outdoor seating.
Paradise Coast Sports Complex, is Collier County's partially completed $100 million
Amateur Sports Complex. The county hopes to become a destination for traveling youth
sports teams and amateur athletes. While the focus of the complex is athletics, there will
be 20 fields between soccer, baseball and softball, plus a 10,000-person championship
stadium, the goal is to get people to stay after the game is over with The Cove and The
Factory. The Cove is a bar and food truck area for patrons to relax, listed to live music
and play a variety of yard games (bag toss, oversized Connect Four and Jenga, plus ping
pong). The Factory is an outdoor workout facility focusing on functional fitness (similar
to CrossFit) which is available on a monthly membership basis. Additionally, the man-
made lake next to The Cove includes a 2/3 mile jogging loop with three workout stations.
There is a climbing wall for public use and a beach volleyball court. The county hopes to
have sixteen more fields by the end of 2021.
Collier County Commissioners approved a $15 million economic development agreement
on June 22, 2021 for The Great Wolf Lodge. The Lodge will be built on 20 acres of land
along City Gate Boulevard North. It will feature a 2-acre water park, 550-room hotel,
indoor adventure park, convention center, and restaurants. The land was purchased for
$9,100,000 in July 2021.
Investment Trends
The following CoStar data shows Collier County trends in the Multi -Family, Retail,
Office, and Industrial sectors as of 2021 year-end.
While the number of multi -family sales has decreased, pricing has been growing steadily.
Market pricing has grown more than 45% since 20Q3 compared to roughly 10% price
growth in the National Index at the same time. Cap rates in the market have been lower
than the National Index since early 2015 but have compressed more steeply in the years
since then. After compressing more than 50 basis points year to date, Naples' market cap
rate is more than 100 basis points lower than the National Index rate.
Page 18
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
Capital Markets Overview
Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale Price/Unit Chg [YOY]
$4.1 B $159.1 M 4.2% 35.7%
Market Sale Price/Unit
$350,000
$300,000
$250,000
$200,000
$150,000
$100,000
$50, 000
$0
12 13 14 15 16 17 18 19 20 21 22
$300M Sales Volume
$250M
$200 M
$150M
$100M
$50M
$0M
12 13 14 15 16 17 18 19 20 21 22
8.0% Market Cap Rate
7.0%
6.0%
5.0%
4.0%
3.0%
2.0%
1.0%
0.0% I—�
12 13 14 15 16 17 18 19 20 21 22
12 Mo Sales Vol Growth
600%
500%
400%
300%
200%
100%
0% .
-100%
-200% I—I-
12 13 14 15 16 17 18 19 20 21 22
Retail demand surged in Naples in the first half of 2021 with the average vacancy rates
compressing by 100 basis points. This reversed virtually all of the apparent pandemic
effects, which included negative net absorption over the three quarters preceding the
rebound. Market cap rates decreased slightly in 2021 with a slight increase in pricing as
well.
Page 19
HHH RANCH CONSERVATION COLLIER
COLLIER COUNTY AREA ANALYSIS
Capital Markets Overview
Asset Value 12 Ma Sales Volume Market Cap Rate Mkt Sale PricelSF Chg (YOY)
$6.8B
$387.6M
Market Sale Price/SF
$300
$250
$200
$150
$100
$50
$0
12 13 14 15 16 17 18 19 20 21 22
$450 M
$400 M
$350 M
$300 M
$250 M
$200 M
$150M
$100M
$50M
$0m
Sales Volume
12 13 14 15 16 17 18 19 20 21 22
5.8% 6.0%
7.0% Market Cap Rate
6.8%
6.6%
6.4%
6.2%
6.0%
5.8%
5.6%
5.4%
5.2% 1--
12 13 14 15 16 17 18 19 20 21 22
12 Mo Sales Vol Growth
160%
140%
120%
100%
80%
60%
40%
20%
0% F
-20%
-40%
-60%
12 13 14 15 16 17 18 19 20 21 22
Annual office sales volume has averaged $107 million over the past five years. There was
a 12-month high in investment volume, of $222 million in 2021.
Market pricing averaged $280/SF in 2021 with a 9.0% increase in prices over the past
year. However, the price is still below the overall average for the United States. The
market cap rate has fallen over the past year to 6.8%, which is close to the national
average.
Page 20
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
Capital Markets Overview
Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale PricelSF Chg (YOY)
$2.8B $222.1 M
Market Sale Price/SF
$300
$250
$200
$150
$100
$50
$0
12 13 14 15 16 17 18 19 20 21 22
Sales Volume
$250 M
$200 M
$150M
$100M
$50M
$0M
12 13 14 15 16 17 18 19 20 21 22
6.8% 9.0%
7.6% Market Cap Rate
7.4%
7.2%
7.0%
6.8%
6.6%
6.4%
6.2%
6.0%
12 13 14 15 16 17 18 19 20 21 22
12 Mo Sales Vol Growth
600%
500%
400%
300%
200%
0 /o _
-100%
12 13 14 15 16 17 18 19 20 21 22
The Collier County industrial market is one of the tightest in Florida and saw virtually no
pandemic disruption and vacancies have held steady throughout the past five years.
Development is uncommon and annual supply additions have averaged less than 100,000
SF a year over the past decade.
Industrial investment activity has surged since mid-2020. Annual volume has been
around record levels, over $100 million, since 20Q4. Pricing and cap rate trends have
mirrored the National Index in recent years and market cap rates are about 50 basis points
higher than the National Index rate.
Market cap rates have essentially held flat over the past four years; however, market
pricing has increased 11.5% over the past year.
Page 21
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
Capital Markets Overview
Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale Pri"ISF Chg jyoyj
$2.7B $135.2M 6.1% 11.5%
M
Market Sale Price/SF
$200
$180
$160
$140
$120
$100 -
$80
$60
$40
$20
$0
12 13 14 15 16 17 18 19 20 21 22
$160M
$140M
$120M
$100M
$80M
$60M
$40M
$20M
$0M
Sales Volume
8.0% Market Cap Rate
7.0%
6.0% -
5.0%
4.0%
3.0%
2.0%
1.0%
0.0%
12 13 14 15 16 17 18 19 20 21 22
200%
150%
■ 100%
12 Mo Sales Vol Growth
log
50% -
0% ■�� �� ■
12 13 14 15 16 17 18 19 20 21 22 50%
12 13 14 15 16 17 18 19 20 21 22
Income
Personal income is a significant factor in determining the real estate demand in a given
market. The following table shows Collier County households
by income
from the
CCIM Site to do Business. Overall, Collier County has an average
household income
of
$111,489 and a per capita income of $46,592.
2021
2026
HlouseWds bV Income
Number Percent
Number
Percent
<$15,000
13,868 8.4 %
12,223
6.801°
$15,000 - $24,999
9,462 5.7 %
8,268
4.6%
$25,000 - $34,999
14,287 8.7 %
13,212
7.4 %
$35,000 - $49,999
17,646 10.7 %
17,328
9.6%
$50,000 - $74,999
25,972 15.7 %
27,376
15.2 %
$75,000 - $99,999
21,204 12.8 %
23,706
13.2 %
$100,000 - $149,999
28,435 17.2 %
34,483
19.2 %
$150,000 - $199,999
12,457 7.5 %
16,524
9.2 %
$200,000+
21,695 13.1 %
26,605
14.8 %
Median Household Income
$76,136
$85,369
Average Household Income
$111,489
$125,905
Per Capita Income
$46,592
$52,741
Page 22
HHH RANCH CONSERVATION COLLIER COLLIER COUNTY AREA ANALYSIS
Conclusion
The long term economic outlook for Collier County is positive. The area lures people
from all over the country for tourism as well as retirement, with the beaches and weather
considered major demand drivers.
The projected growth in population and employment provide an economic base that
supports demand for real estate in the subject neighborhood and for the subject property.
These conditions have resulted in increasing property values and should stimulate
continued increases within the foreseeable future. Prior to the coronavirus pandemic, the
residential market had stabilized after several years of an expansion period, with
sustained growth in demand and increasing construction. Since the coronavirus
pandemic, residential demand increased significantly with record sales in 2020 and
continued high demand but limited inventory in 2021. Inventory shortages are expected
to continue in 2022 with no surplus expected. New home builders are facing similar
obstacles with a lack of building supplies creating a backlog of newly constructed homes.
Prices continue to increase; however, the extended shortages and surging construction
prices may begin to temper demand.
According to Porch.com, a home services platform, Naples -Marco Island had the most
home sales per 10,000 residents in the nation in 2021. According to the Naples Area
Board of Realtors (NABOR), there was a record $18.2 billion in sales in Collier County
during 2020. The November 2021 Market Report released by NABOR shows overall
closed sales have increased 32% in November 2021 YTD. Overall median closed price
for single family and condominium units increased 19.6% in 2021 Year-to-date as
compared to 2020 Year-to-date. According to Inspection Support Network, an
organization that provides industry software and other resources, Collier County was
fourth in the nation in rising home prices for midsized counties (population of 350,000-
749,999) with a 31 % increase in median prices. Lee County was third in the nation for
large counties (750,000+) with an increase of 32%.
Generally, the commercial market lags the residential market. Aside from some signs of
an upcoming decline, characterized by positive but falling demand with increasing
vacancy, the overall commercial market was projected to continue to increase at a
stabilized rate prior to the coronavirus outbreak. The significant residential demand since
the pandemic has generally stabilized the commercial market overall with an increased
demand for the industrial sector and select retail and office properties.
Page 23
HHH RANCH CONSERVATION COLLIER
COLLIER COUNTY AREA MAP
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Page 24
HHH RANCH CONSERVATION COLLIER MARKET AREA ANALYSIS
MARKET AREA ANALYSIS
Boundaries
The subject is located in the north central part of Collier County in the northwestern
portion of the Collier County Rural Estates Planning Community.
This surrounding area is generally delineated as follows:
North Immokalee and Oil Well Roads
South Interstate 75 (Alligator Alley)
East Two miles east of Desoto Blvd.
West Generally County Road 951
The subject is located in the North Belle Meade in sending areas near the Interstate 75
corridor.
Market Area Access and Linkages
Primary access to the area is provided by Interstate 75 (I-75), a major arterial that runs
east to Fort Lauderdale and north through Tampa, Florida; I-75 terminates to the north at
the US/Canadian Border in Sault Ste. Marie, Michigan. Further access to the area from
Interstate75 is by:
• State Road 29 (I-75 exit 80) at Miles City.
• County Highway 846 (Immokalee Road, I-75 exit 111).
• Golden Gate Boulevard
Overall, vehicular access to the market area is average.
The subject property is accessed private roads from Black Burn Road bordering Interstate
75 to the north. Collier Boulevard extends from Immokalee Road to the north to Marco
Island to the south. Golden Gate Boulevard West intersects with Collier Boulevard
between Vanderbilt Beach Road and Pine Ridge Road. Golden Gate Boulevard West
becomes Golden Gate Boulevard East, east of the Wilson Boulevard N. Wilson
Boulevard N and Everglades Boulevard N provide access to Immokalee Road from the
market area. Desoto Boulevard N provides access to Randall Blvd and Oil Well Rd, both
of which connect to Immokalee Road.
The Southwest Florida International Airport (RSW) is located about 25+/- miles from the
market area; travel time is about 35 to 45 minutes, depending on traffic conditions. The
Naples Municipal Airport (APF) is approximately 15+/- miles and 30 to 40 minutes
southwest. Downtown Naples is approximately 20+/- miles from the market area and 30
to 40 minutes southwest.
Major Employers
Major employers in the area include the new NCH Healthcare Northeast located at the
northeast quadrant of Immokalee Road and Collier Blvd (CR 951). The freestanding
Page 25
HHH RANCH CONSERVATION COLLIER MARKET AREA ANALYSIS
Emergency Room opened in late 2015 and is the first free standing ER facility in Collier
County. The two-story building has 19 private patient care room with 75 full-time
employees. The complex includes a small rehabilitation center on the ground floor with a
separate entrance from the emergency room and the second floor has physician offices.
In October 2021, Collier County Commissioners approved a land development code
amendment for development of up to 400 residential units and 150,000 square feet of
commercial space at the northeastern corner of Immokalee Road and Fourth Street N.E.,
Randall Curve area. The 50+ acre development was rezoned from Estates (E) to a mixed -
use planned unit development (MPUD).
Demographics / Demand Generators
The following table shows the historical, current and projected population, households,
housing, and income demographics for the immediate market area defined as a 2 mile
radius from the subject. The table was developed using data from STDBOnline.com.
(pesri- I)emographic and
HHH Ranch
34117, Naples, Florida
Ring: 2 mile radius
Income
Profile
Prepared by Esri
Latitude' 26.1£409
Longitude;-91.60912
Summary
Census 2010
2021
2026
Population
267
337
363
Households
98
117
126
Families
BO
94
102
average Household Size
2,93
2.86
2.86
Owner Oo2upied Housing units
Bi
97
106
Renter Occu pled dousing Units
17
20
21
ML,di ark age
35.4
36.2
36.0
TranAs: 2021-2026 Annual Rate
Aran
state
Natlonal
Population
1.50%
1.31%
0.71%
Households
1,49%
1.27%
0.71%
Fiamil les
1.65%
1.22%
0.64%
Owner Hills
1,79%
1.45%
0.91%
Median Household Income
2.06%
2.38%
2,41%
2021
2026
Households by income
Number
Percent
Number
Percent
<$15,000
0
0.0%
0
0.0%
S15,000 - $24,999
4
3.4%
4
3.2%
$25,000 - $34,999
9
7.7%
7
5.6%
$35,000 - $49,999
11
9.4%
9
7.1%
$50,000 - $74,999
35
29.9%
34
27.0%
$75,000 - $99,999
20
17. L%
24
19.0%
$100,000 - $149,999
26
22.2%
32
25.4%
$150,0oo - $199,999
9.4%
15
11.9%
$200,000+
0.9%
1
0.6%
Median Household Income
$74,449
$82,453
Average Household Income
$84,814
$94,948
Per Capita Income
$26,867
$30,071
Development Activity and Trends
Barron Collier Companies and Metro Development Group broke ground on Founders
Square, a 55-acre mixed -use development located on the southeast corner of Immokalee
Road and Collier Boulevard in January 2020. The development will be anchored by The
Pointe, a collection of 10 separate restaurants and other retail tenants. It will also include
a 400-unit Class A apartment community, known as The Haldeman; a 35,000 square foot
Page 26
HHH RANCH CONSERVATION COLLIER MARKET AREA ANALYSIS
medical office building; and a 110,000 square foot self -storage facility. The project is
expected to be completed in late 2021.
Clearing began in early 2021 for a new Collier County government center along the east
side of Collier Blvd within the northeast corner of Immokalee Road and Collier Blvd.
The first phase of the Heritage Bay Government Center will include a 22,750 square foot
government services building on 7.7 acres the county owns immediately north of NCH
Northeast. The county tax collector's office will have the largest space in the one-story
building, but satellite offices also will be provided for the property appraiser, supervisor
of elections and select services of the clerk of courts.
As discussed, the new NCH Healthcare Northeast located at the northeast quadrant of
Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the first free
standing ER facility in Collier County. The two-story building consists of approximately
41,500± square feet.
Watercrest Naples Assisted Living and Memory Care, a new 128-unit luxury senior
living community opened in 2019 on the north side of Immokalee Road east of Collier
Boulevard.
A 46,000 square foot Publix opened in March 2017 at the corner of Immokalee Road and
Randall Boulevard. The Neighborhood Shoppes at Orangetree development includes a
CVS pharmacy, Publix Liquors store, Chinese Palace restaurant, and Diamond Nails
salon.
Residential growth continues to shift east with Ave Maria becoming the top -selling
single-family residential community in Collier County. The Immokalee Road corridor
between Naples and Ave Maria is projected to see thousands of new homes developed in
the next few years.
Outlook and Conclusions
As with the overall Collier County market, the long term economic outlook for Rural
Estates is positive. Total population is projected to increase slightly over the next five
years and begin a more normalized pattern thereafter.
Prior to the coronavirus pandemic, the residential market had stabilized after several
years of an expansion period, with sustained growth in demand and increasing
construction. Since the coronavirus pandemic, residential demand increased significantly
with record sales in 2020 and continued high demand but limited inventory in 2021.
Inventory shortages are expected to continue in 2022 with no surplus expected. New
home builders are facing similar obstacles with a lack of building supplies creating a
backlog of newly constructed homes. Prices continue to increase; however, the extended
shortages and surging construction prices may begin to temper demand.
Generally, the commercial market lags the residential market. Aside from some signs of
an upcoming decline, characterized by positive but falling demand with increasing
vacancy, the overall commercial market was projected to continue to increase at a
stabilized rate prior to the coronavirus outbreak. The significant residential demand since
Page 27
HHH RANCH CONSERVATION COLLIER
the pandemic has generally stabilized the commercial market overall with an increased
demand and significant price increases for the industrial sector and select retail and office
properties.
Market Area Map
NGALA
Wildlife
Preserve
oogle
es Everglades Pkwy Alligator AJJe Ally ator Alle y {ToJJ road) 9 y
0
Map data @= GoWkl
Page 28
HHH RANCH CONSERVATION COLLIER
North Belle Meade Market Area
The North Belle Meade area is surrounded by Golden Gate Estates to the north, east, and
west and I-75 to the south. This area, designated as the North Belle Meade Overlay
(NBMO), comprises ± 24 sections of land. The NBMO area is unique to the Rural Fringe
area because it is surrounded by areas that are vested for development on three sides.
Because this area is largely undeveloped and includes substantial vegetated areas, the
Sending Lands can and do provide valuable habitat for wildlife, including endangered
species. The North Belle Meade is one of three major Transfer of Development Rights
(TDR's) sending areas within the Rural Fringe Mixed Use District (RFMUD). Collier
County Growth Management Plan (GMP) requires that for a fully functional TDR
program to be in place and that a government agency be designated to manage lands
transferred under the program.
The total Rural Fringe Mixed Use District consists of approximately 77,000 acres.
Significant portions of the district are adjacent to urbanized are as well as the semi -rural,
rapidly developing, large lot North Golden Gate Estate platted lands. Agricultural land
uses within the Rural Fringe Mixed Use District do not represent a significant portion of
Collier County's active agricultural lands.
In 2002 the TDR program within the Rural Fringe Mixed Use (RFMU) district
established a method of protecting and conserving the most sensitive environmental land,
including large connected wetland systems and significant areas of habitat for listed
species. In return it allowed property owners of those lands to recover lost value and
residential development potential through an economically viable process of transferring
such rights to other more suitable lands. Additionally, the TDR program responds to the
GMP objectives by focusing growth into areas where sewer, water and transportation
services, etc., exist or can be readily provided.
Within the RFMU district, residential density may be transferred from lands designated
as sending lands to lands designated as receiving lands, urban designated areas, and the
urban residential fringe described by the county future land use map. Participation in the
TDR program is voluntary; however, land uses in the RFMU program are restricted.
Page 29
HHH RANCH CONSERVATION COLLIER
Rural Fringe Mixed Use District Map
Rural Fringe
Mixed Use
District
and
Rural Fringe Mixed Use Dwrict
— 73,222 acres
RFfteceiving
22,020 acres
RF-Neutral
9,667 acres
RF-Sending
21,126 acres Private Ownership
20.407 arras Public Ownership
C.-iw 8, Cr3; QQMG .CCE3 aW D-N
�.-x IAC4
Page 30
HHH RANCH CONSERVATION COLLIER
SITE ANALYSIS
PROPERTY DESCRIPTION AND ANALYSIS
SITE ANALYSIS
The following description is based on our property inspection, public records and data
supplied by the ownership's agents.
Parcel ID
36 Parcels
Land Summary
Gross Land Area Gross Land Area
(Acres) (Sq Ft)
255.73 11,139,599
SITE
Location:
The subject includes 36 parcels located in Township 49, Range 27,
Section 33 in a rural area of Collier Count, Florida known as the
North Belle Meade.
Current Use of the Property:
Vacant lands zoned agricultural within the North Belle Meade
sending lands
Shape:
Each individual parcel is roughly rectangular.
Road Frontage/Access:
The subject property has average access with frontage as follows:
• No primary road access. Access via private roads from Black
Burn Road and internal trails.
Visibility:
Average
Topography:
The subject has level topography at grade and no known areas of
jurisdictional wetlands.
Soil Conditions:
Per a Soils Map presented in a Collier County screening report for
the HHH Ranch, the soils include: Boca fine sand, Hallandale fine
sand, Holopaw fine sand, Malabar fine sand, Oldsmar fine sand, and
Riviera fine sand. We are not experts in soils analysis; however, the
soil conditions observed at the subject appear to be typical of the
region and adequate to support development.
Utilities:
Electricity: There are electric wood utility poles along the southern
border of the parcels. No parcel has service.
Sewer: None
Water: None
Underground Utilities: The site is not serviced by underground
utilities
Adequacy: The subject's utilities are typical and adequate for the
market area.
Site Improvements:
• Street Lighting: None
• Sidewalks: None
• Curbs and Gutters: None
• Curb Cuts: None
• Landscaping: The subject includes primarily heavy vegetation
with spotted open spaces.
Flood Zone:
The subject is located in an area mapped by the Federal Emergency
Management Agency (FEMA). The subject is located in FEMA
flood zone AH, which is classified as a flood hazard area.
Page 31
HHH RANCH CONSERVATION COLLIER
SITE ANALYSIS
FEMA Map Number: 12021 C 0440 H
FEMA Map Date: May 16, 2012
The subject is in a flood zone. The appraiser is not an expert in this
matter and is reporting data from FEMA maps.
Environmental Issues: Per a Collier County screening report for the HHH Ranch, the
following invasive species were noted: Brazilian pepper, Caesar's
weed, Cogon grass, False buttonweed, Lantana and Melaleuca. Per a
Collier County Property Summery on the HHH Ranch, the initial
cost of exotic removals is estimated at $125,000. Additionally, the
following protected plant and wildlife species were noted in the
screening report: Giant wild pine, Red Cockaded Woodpecker, and
Florida Panther telemetry indicates significant utilization.
Environmental issues are beyond our scope of expertise; therefore,
we assume the property is not adversely affected by environmental
hazards.
Encumbrance / Easements: A current title report was not provided for the purpose of this
appraisal. We are not aware of any easement, restrictions, or
encumbrances that would adversely affect value. Therefore, our
valuation assumes the subject has a clear and marketable title with
no adverse easement, restrictions, or encumbrances.
Site Comments: The site includes 36 parcels, mostly contiguous, totaling 255.73
acres or 11,139,599 square feet. There is no public access to the
parcels. Access to the southwest portion of the property is via private
roads from Black Burn Road. Access to individual parcels is via
trails. There are no utilities to the parcels. The parcels include heavy
vegetation with intermittent plains areas. There are multiple invasive
species noted across the parcels with an estimated removal cost of
$125,000. The parcels are located in an AH flood zone.
Page 32
HHH RANCH CONSERVATION COLLIER
SITE ANALYSIS
Zoning Code
Zoning Authority
Zoning Description
Permitted Uses
Current Use Legally Conforming
Zoning Change Likely
Minimum Lot Area (SF)
Minimum Floor Area (SF)
Minimum Street Frontage (Feet)
Front Set Back Distance (Feet)
Rear Set Back Distance (Feet)
ZONING
A
Collier County
Rural Agricultural District
The purpose of the rural agricultural district is to provide
lands for agricultural, pastoral and rural land uses by
accommodating traditional agricultural related activities
and facilities and support facilities.
The subject is legal and conforming use.
A zoning change is unlikely.
5 acres
550 square feet
165
50
6111
Side Yard Distance (Feet) 30
Maximum Density/FAR 1/du per 5 acres; No maximum coverage ratio.
Maximum Building Height (Feet) 35
Future Land Use Designation Rural Fringe Mixed Use Overlay -Sending Lands in either
the North Belle Meade Overlay (NBMO) or the Natural
Resource Protection Area (NRPA)
Rural Fringe Mixed Use District (RFMU)
There are three types of lands within the RFMU District: Sending, Neutral, and
Receiving.
Receiving Lands
• Lands with lesser degree of environmental or listed species habitat value.
• Most appropriate for development.
• Residential development units may be transferred INTO Receiving Lands.
Neutral Lands
• Lands with a high ratio of native vegetation, and thus higher habitat values, than
Receiving Lands, but does not approach levels of Sending Lands.
• Identified for limited semi -rural residential development.
• No Transfers (either from or to) allowed in Neutral Lands.
Sending Lands
• Lands with the highest degree of environmental value and sensitivity.
• Generally, lands with significant wetlands, uplands, and habitat for listed species.
• Principle target for preservation and conservation.
• Transfer development units FROM Sending Lands.
The subject parcels are all sending lands.
Page 33
HHH RANCH CONSERVATION COLLIER SITE ANALYSIS
Sending Lands
Sending Lands are those lands that have the highest degree of environmental value and
sensitivity and generally include significant wetlands, uplands, and habitat for listed
species. Sending Lands are located entirely within the Rural Fringe Mixed Use District.
Private property owners of lands designated as Sending Lands may transfer density to
Receiving Lands within the Rural Fringe Mixed Use District, and to lands within the
Urban Designated Area subject to limitations set forth in the Density Rating System.
Development rights are residential dwelling unit rights that can be severed from other
rights of ownership, much like an easement or mineral rights. A Transfer Development
Right (TDR) Credit is used as the unit of measurement when counting residential
development rights. These are created as credits per acre. Generally, a property owner
can sell residential development rights at the rate of 1 unit per 5 acres.
There are four types of TDR credits.
1. Base Severance Rate: Development rights may be severed from Sending Lands at
a maximum rate of 0.2 TDR credits per acre (1 TDR Credit per five acres).
Market conditions will determine the price between a willing seller and buyer.
However, Collier County has set a minimum sales price of $25,000 per base
severance credit unless transferred between related parties.
2. Environmental Restoration and Maintenance TDR Bonus: One (1) additional
TDR Bonus Credit may be issued to the owner of each five acre parcel or legal
nonconforming lot of record. This Bonus shall be granted upon the County's
acceptance of a Restoration and Management Plan (RMP) that is consistent with a
listed species management plan that includes habitat management, the removal of
exotics and the maintenance of the land exotic free. the RMP shall remain in place
and be performed until the earlier of the following occurs:
a) Viable and sustainable ecological and hydrological functionality has been
achieved on the property as measured by the success criteria set forth in the RMP.
b) The property is conveyed to a county, state or federal agency, as provided for
in subsection 5.
3. Conveyance TDR Bonus: A TDR Bonus Credit shall be issued to the owner of
each five (5) acre parcel or legal nonconforming lot of record designated as
Sending Lands, at the transfer rate of one (1) additional TDR Bonus Credit for
each five acres or legal nonconforming lot of record for conveyance of fee simple
title to a federal, state, or local governmental agency by gift.
4. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the
form of an additional one TDR Credit for each base TDR Credit severed from
Sending Lands from March 5, 2004, or until September 27, 2022, unless further
extended by resolution by the Board of County Commissioners.
Per Parker Klopf, A Senior Planner with the Collier County Growth Management
Department noted that the termination date for early entry TDR bonus has been extended
several times and discussions are ongoing for a current extension.
Page 34
HHH RANCH CONSERVATION COLLIER SITE ANALYSIS
Once the development rights have been severed from sending lands, these rights cannot
be reattached to the land because a conservation easement with perpetual existence takes
the place of those development rights.
Where residential density is transferred from Sending Lands, allowable uses shall be
limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida
Right to Farm Act), including water management facilities, to the extent and
intensity that such operations exist at the date of any transfer of development
rights.
b) Cattle grazing on unimproved pasture where no clearing is required.
c) Detached single-family dwelling units, including mobile homes where the
Mobile Home Zoning Overlay exists, at a maximum density of one dwelling unit
per 40 acres. In order to retain these development rights after any transfer, up to
one dwelling must be retained (not transferred) per 40 acres.
Natural Resource Protection Area overlay district (NRPA)
The purpose and intent of the Natural Resource Protection Area Overlay District (NRPA)
is to: protect endangered or potentially endangered species by directing incompatible land
uses away from their habitats; to identify large, connected, intact, and relatively
unfragmented habitats, which may be important for these listed species; and to support
State and Federal agencies' efforts to protect endangered or potentially endangered
species and their habitats. NRPAs may include major wetland systems and regional flow -
ways. These lands generally should be the focus of any federal, state, County, or private
acquisition efforts. Accordingly, allowable land uses, vegetation preservation standards,
development standards, and listed species protection criteria within NRPAs set forth
herein are more restrictive than would otherwise be permitted in the underlying zoning
district and shall be applicable in addition to any standards that apply tin the underlying
zoning district.
Page 35
Subject
y r
j
y
HHH RANCH CONSERVATION COLLIER SITE ANALYSIS
Zoning Map
Page 37
49. R27 S28-
HHH RANCH CONSERVATION COLLIER
Flood Map
Apprcx.mata,�n=n basedcm user input
and does not represent an authoritate�e
property, kration SPECIAL FLOOD
PIN HAZARD AREAS
selected rk"drlap fidandary
DOW Data anailab]e
h a D4rW Data A%•a"ble
MAP PANELS UnmapWd
se:R Areaof FAMMal FkxdHamkll a v
Effe=11E LIPMRs OTHER AREAS OF
Areaof Undetermined Flood Hamrdm-n FLOOD HAZARD
otheiume Primuied Area
OTHER AREAS ®O0d"�al solder Resource system area
SITE ANALYSIS
Without case Flood Eiewaton raFEy
Zn A, 6 AJ-
WIlly BFE or Depth
P?egu latory F loddway xane AEA3,AH. tiE, AR
0.2% Annual Chance FI ood Hazard. Areas
of IN annual chance hood wltrl average
depth less than one foot or with drainage
areas of less than one square mile z>-r i
Z Falure Conditions 1%Annual
Chance Flood Hazard zAec x
Area wldr Reduced Flood Risk du a to
Levee. See notes. mnc K
Area with Flood Risk due to Levee z— a
Page 39
e m..x Cross Sections with 1% Annua6 Chance
17.1 Water Surface Elevation
o- — — Coaster Transect
,... ei...„.. Base Flood Elevation Line (SFE)
Limit of Study
Junsdldlon Mundary
--- Coastal Transect Baseline
OTHER _ Pradile Baseline
FEATURES Hydrographrc Feature
GENERAL ---- Channel, Culvert, or Storm Sewer
SFRUCTU RE5 r i r r r r r Levee. Dike, or rloodw ll
.14 ..
.: �4y ..
-1
�I - _ '�`+•- - •..fir r _�
HHH RANCH CONSERVATION COLLIER
SITE ANALYSIS
Site Photographs
Entrance to the property
Trails
(Photo Taken on March 4, 2022)
Page 41
HHH RANCH CONSERVATION COLLIER
SITE ANALYSIS
Site Photographs
Typical site view
Trails, electric lines and I-75 in the distance
(Photo Taken on March 4, 2022)
Page 42
#W
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HHH RANCH CONSERVATION COLLIER
SITE ANALYSIS
Site Photographs
Trails along northern boundary
Typical site view
(Photo Taken on March 4, 2022)
Page 44
HHH RANCH CONSERVATION COLLIER
SITE ANALYSIS
Site Photographs
Typical site view
Typical site view
(Photo Taken on March 4, 2022)
Page 45
HHH RANCH CONSERVATION COLLIER REAL ESTATE TAXES AND ASSESSMENTS
REAL ESTATE TAXES AND ASSESSMENTS
The real estate tax assessment of the subject is administered by Collier County. In 2008,
Florida voters amended the Constitution to give non -homestead property owners some
protection against increases in their annual property tax assessments. As amended, the
Florida Constitution now prohibits the assessment of certain non -homestead property
from increasing by more than 10% per year. The 10% cap applies to most types of
commercial property, including non -homestead residential property (i.e. apartments and
other rental property) and nonresidential property (i.e. commercial property and vacant
land). The cap was set to expire on January 1, 2019; however, in November 2018 Florida
voters amended the Constitution to make the cap permanent. The protection of the 10%
cap is lost when there is a change of ownership or control.
All parcels include either an agricultural exemption or assessment cap. 10% Assessment
Caps are highlighted in yellow in the following table. The 2020 and 2021 taxes have been
paid. The School Board millage is applied to the uncapped assessed value for those
parcels without an agricultural exemption.
The tax assessment for subject property is currently $240 per acre or $4,222 per acre
excluding the assessment cap and agricultural exemptions. Based on our valuation
analysis, the subject's assessment appears low but reasonable
The property tax identification number and assessed value of the parcels for tax year
2021 on the following page.
Page 46
HHH RANCH CONSERVATION COLLIER
REAL ESTATE TAXES AND ASSESSMENTS
Real Estate Assessment and Taxes
Tax ID
Land
10% Assessment
Cap or Agricultural
Exemption
Total
Tax Rate
Total Taxes
00342880001
$42,000
-$40,850
$1,150
1.14183%
$13.15
00345160003
$21,000
-$20,425
$575
1.14183%
$6.55
00344240005
$21,000
420,425
$575
1.14183%
$6.55
00343760007
$21,000
-$20,275
$725
1.14183%
$8.28
00345280006
$20,454
-$19,894
$560
1.14183%
$6.40
00343080004
$20,454
-$19,894
$560
1.14183%
$6.40
00342840009
$41,454
-$40,023
$1,431
1.14183%
$16.34
00344040001
$21,000
-$20,425
$575
1.14183%
$6.55
00343480002
$21,000
-$20,425
$575
1.14183%
$6.55
00345360007
$5,250
-$5,106
$144
1.14183%
$1.65
00345120001
$21,000
420,425
$575
1.14183%
$6.55
00344960000
$40,908
-$39,788
$1,120
1.14183%
$12.78
00342080005
$40,908
-$39,496
$1,412
1.14183%
$16.12
00344760006
$81,774
-$79,535
$2,239
1.14183%
$25.57
00344560002
$20,454
-$19,894
$560
1.14183%
$6.40
00345240004
$21,000
-$5,462
$15,538
1.14183%
$204.13
00344600001
$36,540
-$35,539
$1,001
1.14183%
$11.43
00345000008
$42,000
-$40,850
$1,150
1.14183%
$13.15
00343640004
$21,000
-$20,425
$575
1.14183%
$6.55
00343560003
$40,908
-$39,788
$1,120
1.14183%
$12.78
00345200002
$21,000
-$20,425
$575
1.14183%
$6.55
00345040000
$61,320
-$59,641
$1,679
1.14183%
$19.16
00344480001
$21,000
-$5,462
$15,538
1.14183%
$204.13
00342200005
$35,910
-$34,670
$1,240
1.14183%
$14.16
00342920000
$41,454
-$40,023
$1,431
1.14183%
$16.34
00344520000
$20,454
-$19,748
$706
1.14183%
$8.06
00342600003
$21,000
420,275
$725
1.14183%
$8.28
00343200004
$20,454
-$19,894
$560
1.14183%
$6.40
00343840008
$58,800
-$57,663
$1,137
1.14183%
$12.98
00342760008
$36,582
-$35,319
$1,263
1.14183%
$14.42
00345400006
$1,932
-$1,720
$212
1.14183%
$2.42
00342120004
$34,272
-$33,089
$1,183
1.14183%
$13.50
00344640003
$21,000
-$20,425
$575
1.14183%
$6.55
00344360008
$20,454
-$19,894
$560
1.14183%
$6.40
00344160004
$42,000
-$40,850
$1,150
1.14183%
$13.15
00342520002
$21,000
-$20,425
$575
1.14183%
$6.55
Totals $1,079,736-$1,018,467 $61,269 $752.91
All parcels include either an agricultural exemption or assessment cap. The parcels with
10% Assessment Caps are highlighted in yellow in the previous table.
Page 47
HHH RANCH CONSERVATION COLLIER HIGHEST AND BEST USE
HIGHEST AND BEST USE
Highest and best use may be defined as:
The reasonably probable use of property that results in the highest value. The four
criteria the highest and best use must meet are legal permissibility, physical
possibility, financial feasibility, and maximum productivity. 1
■ Physically possible for the land to accommodate the size and shape of the
ideal improvement.
■ Legally permissible under the zoning regulations, building codes,
environmental regulations, and other restrictions that apply to the site. A
property use that is either currently allowed or most probably allowable.
■ Financially feasible to generate sufficient income to support the use.
■ Maximally productive, or capable of producing the highest value from
among the permissible, possible, and financially feasible uses.
Highest and Best Use As Vacant
Physically Possible
The includes 36 parcels at 255.73 acres or 11,139,599 square feet. There is no public
access to the parcels. Access to the southwest portion of the property is via private roads
from Black Burn Road. Access to individual parcels is via trails. There are no utilities to
the parcels. The parcels include heavy vegetation with intermittent plains areas. There
are multiple invasive species noted across the parcels with an estimated removal cost of
$125,000.
The physical characteristics of the subject tract should reasonably accommodate any use
that is not restricted by its size and configuration.
The subject's utilities are typical and adequate for the market area. Each individual parcel
is roughly rectangular.
The site is located in a FEMA flood zone AH area per FEMA Flood Map Number:
12021 C 0440 H, dated May 16, 2012, which is classified as a flood hazard area.
There are no known physical reasons that would unusually restrict development. The site
is considered to have a functional utility suitable for a variety of uses.
Legally Permissible
The subject site is zoned Rural Agricultural District (A), which permits uses including
single family homes, agricultural activities, family care facilities, schools, and
conservation.
1 The Dictionary of Real Estate Appraisal 7t' ed. (Chicago: Appraisal Institute, 2022)
Page 48
HHH RANCH CONSERVATION COLLIER HIGHEST AND BEST USE
The parcels are all Sending Lands within the Rural Fringe Mixed Use overlay. Sending
lands allow for the transfer of development rights (TDRs) through severance from the
land. Transfer development rights include: Base Severance Rate; Environmental
Restoration and Maintenance TDR Bonus; Conveyance TDR Bonus and Early Entry
TDR Bonus. Collier County has set a minimum sales price of $25,000 per base severance
credit unless transferred between related parties. All other credits are market rate.
Recognizing the principle of conformity, we consider the prevailing land use patterns in
the area. Therefore, only residential, transfer development rights (TDRs) and
conservation uses are given further consideration in determining the highest and best use
of the site, as if vacant.
Financially Feasible
Financial feasibility is an analysis of the ability of a property to generate sufficient
income to support the use, or a reasonable probability of producing a positive income
stream net of operating expenses, financial costs, and capital amortization.
Prior to the coronavirus pandemic, the residential market had stabilized after several
years of an expansion period, with sustained growth in demand and increasing
construction. Since the coronavirus pandemic, residential demand increased significantly
with record sales in 2020 and continued high demand but limited inventory in 2021.
Inventory shortages are expected to continue in 2022 with no surplus expected. New
home builders are facing similar obstacles with a lack of building supplies creating a
backlog of newly constructed homes. Prices continue to increase; however, the extended
shortages and surging construction prices may begin to temper demand.
Generally, the commercial market lags the residential market. Aside from some signs of
an upcoming decline, characterized by positive but falling demand with increasing
vacancy, the overall commercial market was projected to continue to increase at a
stabilized rate prior to the coronavirus outbreak. The significant residential demand since
the pandemic has generally stabilized the commercial market overall with an increased
demand and significant price increases for the industrial sector and select retail and office
properties.
On this basis, barring unforeseen changes in the market and considering that the TDRs
have not been severed from the parcels, the sale of the transfer development rights should
be received favorably by the market.
Maximally Productive
The maximally productive land use yields the highest value of the possible uses. Sale of
the transfer development rights (TDRs) is the only use that meets the tests of physically
possible, legally permissible, and financially feasible. Therefore, sale of the transfer
development rights (TDRs) is concluded to be the maximally productive and highest and
best use of the site.
Page 49
HHH RANCH CONSERVATION COLLIER
HIGHEST AND BEST USE
Highest and Best Use as Improved
No improvements are situated on the site. Therefore, a highest and best analysis as
improved is not applicable.
Most Probable Buyer
Considering the size, class, and location of the property, the most probable buyer is an
investor or developer for the transfer development rights (TDRs).
Page 50
HHH RANCH CONSERVATION COLLIER VALUATION METHODOLOGY
VALUATION METHODOLOGY
Three basic approaches may be used to arrive at an estimate of market value. They are:
1. The Cost Approach
2. The Sales Comparison Approach
3. The Income Approach
Cost Approach
The Cost Approach estimates the current cost to construct the existing structure including
an entrepreneurial incentive, depreciation, and the estimated land value. This approach is
particularly applicable when the improvements represent the highest and best use of the
land and are relatively new. It is also applicable when the property has unique or
specialized improvements for which there is little or no sales data from comparable
properties.
Sales Comparison Approach
The Sales Comparison Approach compares sales of similar properties with the subject
property. Each comparable sale is adjusted for its inferior or superior characteristics. The
values derived from the adjusted comparable sales form a range of value for the subject.
By process of correlation and analysis, a final indicated value is derived. This approach is
most reliable in an active market, and is least reliable when valuing a property for which
no direct comparable sales data is available.
Income Approach
The Income Approach converts the anticipated flow of future benefits (cash flows and
reversion) to a present value estimate through a capitalization and or a discounting
process. This approach generally reflects a typical investor's perception of the
relationship between the potential income of a property and its market value.
Final Reconciliation
The appraisal process concludes with the Final Reconciliation of the values derived from
the approaches applied for a single estimate of market value. The reconciliation of the
approaches is based on an evaluation of the quantity and quality of the available data in
each approach. Furthermore, different properties require different means of analysis and
lend themselves to one approach over the others.
Page 51
HHH RANCH CONSERVATION COLLIER
VALUATION METHODOLOGY
ANALYSES APPLIED
A cost analysis was considered and was not developed because there are no
improvements that contribute value to the property.
A sales comparison analysis was considered and was developed because typically this is
the most appropriate approach for the valuation of vacant land. This approach is
applicable to the subject because there is an active market for similar properties and
sufficient sales data is available for analysis.
An income analysis was considered and was not developed because the subject is not
likely to generate rental income as vacant land.
Page 52
HHH RANCH CONSERVATION COLLIER SALES COMPARISON APPROACH
SALES COMPARISON APPROACH
The Sales Comparison Approach is based on the premise that a buyer would pay no more
for a specific property than the cost of obtaining a property with the same quality, utility,
and perceived benefits of ownership. It is based on the principles of supply and demand,
balance, substitution and externalities. The following steps describe the applied process
of the Sales Comparison Approach.
• The market in which the subject property competes is investigated; comparable
sales, contracts for sale and current offerings are reviewed.
• The most pertinent data is further analyzed and the quality of the transaction is
determined.
• The most meaningful unit of value for the subject property is determined.
• Each comparable sale is analyzed and where appropriate, adjusted to equate with
the subject property.
• The value indication of each comparable sale is analyzed and the data reconciled
for a final indication of value via the Sales Comparison Approach.
Land Comparables
We have researched four comparables for this analysis; these are documented on the
following pages followed by a location map and analysis grid. All sales have been
researched through numerous sources, inspected and verified by a party to the
transaction. For this analysis, we use the price per acre as the appropriate unit of
comparison because market participants typically compare sale prices and property
values on this basis.
Page 53
HHH RANCH CONSERVATION COLLIER
Comp
Address
City
Date
Acres
Price
Price Per Acre
Subject
36 Parcels with no address
Naples
3/4/2022
255.73
1
Kam luck easement
Naples
6/l/2021
28.80
$300,000
$10,417
2
Dove Tree Street easement
Naples
9/17/2020
56.35
$510,000
$9,051
3
350 Keane Avenue
Naples
6/5/2020
40.00
$140,000
$3,500
4
1200 block ofSabal Palm Road
Naples
11/8/2021
100.96
$950,000
$9,410
SALES COMPARISON APPROACH
Comments
Folios 00345680004, 00346280005 and 00346800003 listed at $136,400 via
MLS #220048688 on 8/4/2020. Price increased to $141,000 on 1/21/2021.
Pended on 5/11/2021. Seller was Roadrunner Properties, LLC as recorded in
Instrument No. 6073170. Included 14.4 acres assessed at $76,320. Closing date
was June 1, 2021. Three 4.8 +/- acres, Two lots are contiguous, and have dirt
access road. Agricultural District zoning and Future Land Use designation of "Rural
Fringe Mixed Use District -Sending Lands", within the "Natural Resource Protection
Area Overlay". Potential 12.00 TDR Credits to be severed. One dwelling unit can
be built on each lot, subject to County Approval
Folios 00345520009, 00345560001 and 00345600000 listed at $220,000 via
MLS #219029503 on4/16/2019. Price reduced to $200,000 on4/11/2020 and
$190,000 on 4/11/2021. Pended on 4/29/2021. Seller was An Trinh and Marta
Nguyen as recorded in hnstnrnent No. 6061876. Included 14.4 acres assessed at
$108,000. Closing date was May 14, 2021. Agricultural Zoning District and Future
Land Use "Rural Fringe Mixed Use District -Sending Lands" designation, within the
"Natural Resource Protection Area Overlay". Potential 12.00 TDR Credits to be
severed. Each lot can be purchased separately for $65,000 and one dwelling unit
may be built on it subject to the County approval
Fohos00311880003,00311840001,00311800009,00311760000,
00315800005,00315720004,00315680005,00315640003,00315520000,
00317760004, 00317800003 and 00318040008. Lots are RFMUO-NRPA-
NBMO-Sending lands. Zuckerman (RJH II, LLC) closed on the sending land
property and acreage along Inmwkalee Road from Carole Construction ofNaples
for $1,155,000. The North Belle Meade NRPA sending land area sold for
$510,000 for 56.35 acres for TDR credits (seller: James A Brown). The fully
entitled property then resold to Puke Homes on the same day (9/17/20) for a total
price of $4,620,000 (5818/3162) plus $510,000 (5818/3166) for the sending area
lands for TDR Credits.
Listed via MLS # 2018004958 for $400,000 on 1/16/2018 and expired on
7/9/2018. Listed via MLS # 219066301 on 10/10/2019 for $320,000 and pended
on 12/27/19. Back on market on 3/2/2020 with final pending on 5/2/2020.40
Acres for sale in the rural fringe ma use district. Roads in this area are private roads
and are maintained by the property owners. Meets the minimum 40 acres
requirement for one dwelling unit. 8 TDR credits available with the possibility for
additional credits. Per Zoning, 50% is RFMUO-NMBO-Receiving and RFMUO-
NRPA-NBMO- Sending.
Fohos00459560007,00459600006,00459960005,00460320003,
00460360005, 00460400004, 00460440103 and 00460440404. RFMUO-
NRPA-Sending lands. Property includes anold burrow pit with 59+/- acres of
water. Per Parker Klopf with Collier County, the buyer and seller inquired about
the TDRs on the "disturbed" property. He confnred that the TDRs were still intact
with the property.
Page 54
HHH RANCH CONSERVATION COLLIER
SALES COMPARISON APPROACH
Comparables Map
NGALA
Wildlife
Golden Gate Preserve
Paradise Coast
Sports Complex
9
CragS COPE
ndkeepers
9 Physicians Regional
- Collier Blvd 9
■ • ' - Map data @2M Goo41e
Page 55
HHH RANCH CONSERVATION COLLIER
SALES COMPARISON APPROACH
Analysis Grid
The above sales have been analyzed and compared with the subject property. We have
considered adjustments in the areas of.
Effective Sale Price This takes into consideration unusual conditions involved in the
sale that could affect the sales price, such as excess land, non -
realty components, commissions, or other similar factors.
Usually the sale price is adjusted for this prior to comparison to
the subject.
Real Property Rights Property rights dissimilar to the subject which affect value.
Financing Terms Favorable or unfavorable seller financing, or assumption of
existing financing.
Conditions of Sale Circumstances that atypically motivate the buyer or seller, such
as 1031 exchange transaction, assemblage, or forced sale.
Market Conditions Inflation or deflation since sale date due to economic influences
Location Market or submarket area influences on sale price; surrounding
land use influences.
Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc.
On the following page is a sales comparison grid displaying the subject property, the
comparables and the adjustments applied.
Page 56
HHH RANCH CONSERVATION COLLIER
SALES COMPARISON APPROACH
Land Analysis Grid
Comp 1
Comp 2
Comp 3
Comp 4
Name
HHH Ranch
Kam Luck Drive TDRs
Ventana Pointe TOR lands
40 acres in the North
Sabal Pakn TDRs
Conservation Collier
Belle Meade NRPA
Address
36 Parcels with no
Kam Luck easement
Dove Tree Street easement
350 Keane Avenue
1200 block of Sabal Palm
address
Road
City
Naples
Naples
Naples
Naples
Naples
Date
3/4/2022
6/1/2021
9/17/2020
6/5/2020
11/8/2021
Price
$300,000
$510,000
$140,000
$950,000
Acres
255.73
28.80
56.35
40.00
100.96
Acre Unit Price
$10,417
$9,051
$3,500
$9,410
Transaction Adjustments
Property Rights
Fee Simple
Fee simple 0.0%
Fee simple 0.0%
Fee simple 0.0%
Fee simple 0.0%
Financing
Cash sale 0.0%
Cash sale 0.0%
Cash sale 0.0"/o
Cash sale 0.0%
Conditions of Sale
Arm's length 0.0%
Ands length 0.0%
Arm's length 15.0%
Ands length 0.00/0
Adjusted Acre Unit Price
$10,417
$9,051
$4,025
$9,410
Market Trends Through
3/4/2022 5.0%
3.8%
7.4%
8.9%
1.60/,
AdjustedAcre Unit Price
$10,808
$9,719
S4,383
$9,557
Location
North Belle Meade
North Belle Meade
North Belle Meade
North Belle Meade
South Belle Meade
°h Adjustment1
01/
0%
0%
00/0
$ Adjustment
1
255.73
$0
28.80
$0
56.35
$0
40.00
$0
100.96
Acres
%Adjustment
-20%
-15%
-15%
-101/0
$Adjustment
AH
-$2,162
ZoneAHperFIRM
41,458
Zone AH per FIRMs 12021C
-$657
Zone AH per FIRM
-$956
Zones AH and AE per
Flood Zone
12021C 0440 H
0430 H & 0440 H
12021C 0440 H
FIRMs 12021C 0610 H and
0630 H
% Adjustment
00/
0%
0%
00/0
$ Adjustment
Agricultural
$0
Agricultural
$0
Agricultural
$0
Agricultural
$0
Agricultural
Zoning
% Adjustment
W/
0
0
01/
$ Adjustment
RFMUO-NBMO-Sending
$0
RFMUO-NRPA-
$0
RFMUO-NRPA-Sending
$0
50%RFMUO-NMBO-
$0
RFMUO-NRPA-Sending
Zoning Overlay
and RFMUO-NRPA-
Sending Lands
Lands
Receiving and 50%
Lands
NBMO-Sending Lands
RFMUO-NRPA- Sending
Lands
% Adjustment
00/0
0%
70%
00/0
$ Adjustment
$0
$0
$3,068
$0
Adjusted Acre Unit Price
$8,647
$8,261
$6,793
$8,601
Net Adjustments
-20.0%
-15.0%
55.001.
-10.0%
(Toss Adjustments
20.0%
15.0%
85.0%
10.0%
Page 57
HHH RANCH CONSERVATION COLLIER SALES COMPARISON APPROACH
Comparable Land Sale Adjustments
Property Rights
All of the comparables transferred in fee simple interest; therefore, no adjustments for
property rights are required.
Financing
All of the comparable sales had market orientated financing or were cash transactions;
therefore, no adjustments for financing are required.
Conditions of Sale
All sales were arm's length transactions. The agent for Comparable 3 indicated that the
seller had recently inherited the property and was highly motivated to cash out. It was
adjusted for accordingly.
Economic Trends
The following graph developed from SWFLAMLS and CoStar data shows land sales in
the North Belle Meade Overlay since January 1, 2019. We additionally included
Comparable 4 in the South Belle Meade. Certain outliers, including land with
improvements, were excluded.
$3o,000
$25,000
$20,000
$15,000
$10,000
$5,000
$o -
JaII-19
#
Trend Analysis
•
#
•
Ju�-19 Feb-20 Aug-20 Mar-21 Sep-21
Sale Date
#
The survey included 55 transactions. Prices per acre ranged from $3,000 to $26,000 and
averaged $13,299 per acre. Sizes ranged from 2.27 to 100.96 acres and averaged 8.63
acres. The graph indicates an increasing trend in sales prices from January 2019 through
the current date. However, it is noted this is unadjusted raw data and does not relate
directly to the subject.
The analyses and value opinion in this appraisal are based on the data available to the
appraiser at the time of the assignment and apply only as of the effective date indicated.
No analyses or opinions contained in this appraisal should be construed as predictions of
future market conditions or value. The significant residential demand since the pandemic
Page 58
HHH RANCH CONSERVATION COLLIER
SALES COMPARISON APPROACH
has generally stabilized the commercial market overall with an increased demand and
significant price increases for the industrial sector and select retail and office properties.
Based on the previous analysis and considering the increased demand for sending lands,
we have applied a 5.0% annual adjustment.
Location
All of the comparables are located in either the North Belle Meade or South Belle Meade.
Only Comparable 4 had road access.
No adjustments were supportable; therefore, none are made.
Size
Size and price per acre are typically inversely related. The following was developed from
the previous trend analysis data.
$30,000
25,000
S20,0I}0
� �►15,�00
Sll),- DD
5,0DD
SD
Size Analysis
0 20 40 60 s0 100 120
Acres
We also consider that the pool of TDR buyers may get smaller as the acreage (Number of
TDR units) increases. All comparables are adjusted downward for their smaller size.
Flood Zone
The subject and all comparables are located within Flood Zones AH and AE; therefore,
no adjustments are required.
Zoning
All of the comparables are zoned Agricultural, no adjustments are required.
Page 59
HHH RANCH CONSERVATION COLLIER SALES COMPARISON APPROACH
Zoning Overlay
Like subject, Comparables 1, 2 and 4 are entirely located in sending lands. No adjustment
is indicated.
Comparable 3 is bisected and includes 50% receiving lands and 50% sending lands. Since
the property has no road access, the receiving lands have less value due to limited
development potential and lack of TDRs for sale. It is adjusted upward accordingly.
Sales Comparison Approach Conclusion
All of the value indications have been considered. Although all comparables would
potentially require some mitigation costs for invasive species for the Environmental
Restoration and Maintenance TDR Bonus and it is typically unclear whether the buyer or
seller would incur the costs, we have opted to deduct the estimated costs of $125,000 as a
conservative measure. Giving slightly more consideration to Comparables 1, 2 and 4
which have the lowest net and gross adjustments, we arrive at our final reconciled per
acre value of $8,200.
Land Value Ranges & Reconciled Values
Number ofComparable s: 4 Unadjusted Adjusted % a
Low: $3,500
$6,793 94.09%
High: $10,417
$8,647-16.99%
Average: $8,094
$8,075 -0.23%
Reconciled Value/Unit Value:
$8,200
Subject Size:
255.73
Indicated Value:
$2,096,986
Less Costs to Cure for Invasives:
-$125,000
Adjusted Value:
$1,971,986
Reconciled Final Value:
$1,970,000
Page 60
HHH RANCH CONSERVATION COLLIER RECONCILIATION
RECONCILIATION
The process of reconciliation involves the analysis of each approach to value. The
quantity and quality of data applied the significance of each approach as it relates to
market behavior and defensibility of each approach are considered and weighed. Finally,
each is considered separately and comparatively with each other. As discussed
previously, we use only the sales comparison approach in developing an opinion of value
for the subject. The cost and income approaches are not applicable, and are not used.
FINAL VALUE CONCLUSION
Based on the data and analyses developed in this appraisal, we have reconciled to the
following value conclusion(s), as of March 4, 2022, subject to the Limiting Conditions
and Assumptions of this appraisal.
VALUE CONCLUSIONS
Appraisal Premise Interest Appraised Date of Value Value Conclusion
Market Value, As Is Fee Simple March 4, 2022 $1,970,000
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Exposure and Marketing Times
Exposure time is always presumed to precede the effective date of the appraisal and is the
length of time the subject property would have been exposed for sale in the market had it
sold on the effective valuation date at the concluded market value. Marketing time is an
estimate of the amount of time it might take to sell a property at the estimated market
value immediately following the effective date of value.
Based on our review of recent sales transactions for similar properties and our analysis of
supply and demand in the local market it is our opinion that the probable marketing and
exposure time for the property is 12-18 months.
Page 61
HHH RANCH CONSERVATION COLLIER
CERTIFICATION
CERTIFICATION
We certify that, to the best of our knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions, and are our personal, unbiased professional
analyses, opinions and conclusions.
3. We have no present or prospective interest in the property that is the subject of this
report, and have no personal interest with respect to the parties involved.
4. We have no bias with respect to the property that is the subject of this report or to
the parties involved with this assignment.
5. Our engagement in this assignment was not contingent upon developing or
reporting predetermined results.
6. Our compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors
the cause of the client, the amount of the value opinion, the attainment of a
stipulated result, or the occurrence of a subsequent event directly related to the
intended use of this appraisal.
7. The reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the requirements of the Code of Professional
Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute.
8. My reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the Uniform Standards of Professional
Appraisal Practice
9. The use of this report is subject to the requirements of the Appraisal Institute
relating to review by its duly authorized representatives.
10. K. C. Lowry, MAI, CPA has made an inspection of the subject property. Rachel M.
Zucchi, MAI, CCIM has not made an inspection of the subject property.
11. No one provided significant real property appraisal assistance to the person signing
this certification.
12. We have experience in appraising properties similar to the subject and are in
compliance with the Competency Rule of USPAP.
Page 62
HHH RANCH CONSERVATION COLLIER
13. This appraisal is not based on a requested minimum valuation, a specific valuation,
or the approval of a loan.
14. We have not relied on unsupported conclusions relating to characteristics such as
race, color, religion, national origin, gender, marital status, familial status, age,
receipt of public assistance income, handicap, or an unsupported conclusion that
homogeneity of such characteristics is necessary to maximize value.
15. K. C. Lowry, MAI, CPA and Rachel M. Zucchi, MAI, CCIM have not performed
any services, as an appraiser or in any other capacity, regarding the property that is
the subject of this report within the three-year period immediately preceding the
agreement to perform this assignment.
16. As of the date of this report, K. C. Lowry, MAI, CPA and Rachel M. Zucchi, MAI,
CCIM have completed the continuing education program for Designated Members
of the Appraisal Institute.
K. C. Lowry, MAI, CPA
Florida State -Certified General Real Estate Appraiser RZ2355
klowry@rklac.com; Phone 239-596-0802
(;.V,m - 3JC�
Rachel M. Zucchi, MAI, CCIM
Florida State -Certified General Real Estate Appraiser RZ2984
rzucchi@rklac.com; Phone 239-596-0801
Page 63
HHH RANCH CONSERVATION COLLIER ASSUMPTIONS AND LIMITING CONDITIONS
ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal is based on the following assumptions, except as otherwise noted in the
report.
1. The title is marketable and free and clear of all liens, encumbrances,
encroachments, easements and restrictions. The property is under responsible
ownership and competent management and is available for its highest and best
use.
2. There are no existing judgments or pending or threatened litigation that could
affect the value of the property.
3. There are no hidden or undisclosed conditions of the land or of the improvements
that would render the property more or less valuable. Furthermore, there is no
asbestos in the property.
4. The revenue stamps placed on any deed referenced herein to indicate the sale
price are in correct relation to the actual dollar amount of the transaction.
5. The property is in compliance with all applicable building, environmental, zoning,
and other federal, state and local laws, regulations and codes.
6. The information furnished by others is believed to be reliable, but no warranty is
given for its accuracy.
This appraisal is subject to the following limiting conditions, except as otherwise
noted in the report.
1. An appraisal is inherently subjective and represents our opinion as to the value of
the property appraised.
2. The conclusions stated in our appraisal apply only as of the effective date of the
appraisal, and no representation is made as to the effect of subsequent events.
3. No changes in any federal, state or local laws, regulations or codes (including,
without limitation, the Internal Revenue Code) are anticipated.
4. No environmental impact studies were either requested or made in conjunction
with this appraisal, and we reserve the right to revise or rescind any of the value
opinions based upon any subsequent environmental impact studies. If any
environmental impact statement is required by law, the appraisal assumes that
such statement will be favorable and will be approved by the appropriate
regulatory bodies.
5. Unless otherwise agreed to in writing, we are not required to give testimony,
respond to any subpoena or attend any court, governmental or other hearing with
reference to the property without compensation relative to such additional
employment.
6. We have made no survey of the property and assume no responsibility in
connection with such matters. Any sketch or survey of the property included in
this report is for illustrative purposes only and should not be considered to be
Page 64
HHH RANCH CONSERVATION COLLIER ASSUMPTIONS AND LIMITING CONDITIONS
scaled accurately for size. The appraisal covers the property as described in this
report, and the areas and dimensions set forth are assumed to be correct.
7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if
any, and we have assumed that the property is not subject to surface entry for the
exploration or removal of such materials, unless otherwise noted in our appraisal.
8. We accept no responsibility for considerations requiring expertise in other fields.
Such considerations include, but are not limited to, legal descriptions and other
legal matters such as legal title, geologic considerations such as soils and seismic
stability, and civil, mechanical, electrical, structural and other engineering and
environmental matters.
9. The distribution of the total valuation in the report between land and
improvements applies only under the reported highest and best use of the
property. The allocations of value for land and improvements must not be used in
conjunction with any other appraisal and are invalid if so used. The appraisal
report shall be considered only in its entirety. No part of the appraisal report shall
be utilized separately or out of context.
10. Neither all nor any part of the contents of this report (especially any conclusions
as to value, the identity of the appraisers, or any reference to the Appraisal
Institute) shall be disseminated through advertising media, public relations media,
news media or any other means of communication (including without limitation
prospectuses, private offering memoranda and other offering material provided to
prospective investors) without the prior written consent of the person signing the
report.
11. Information, estimates and opinions contained in the report, obtained from third -
party sources are assumed to be reliable and have not been independently verified.
12. Any income and expense estimates contained in the appraisal report are used only
for the purpose of estimating value and do not constitute predictions of future
operating results.
13. If the property is subject to one or more leases, any estimate of residual value
contained in the appraisal may be particularly affected by significant changes in
the condition of the economy, of the real estate industry, or of the appraised
property at the time these leases expire or otherwise terminate.
14. No consideration has been given to personal property located on the premises or
to the cost of moving or relocating such personal property; only the real property
has been considered.
15. The current purchasing power of the dollar is the basis for the value stated in our
appraisal; we have assumed that no extreme fluctuations in economic cycles will
occur.
16. The value found herein is subject to these and to any other assumptions or
conditions set forth in the body of this report but which may have been omitted
from this list of Assumptions and Limiting Conditions.
Page 65
HHH RANCH CONSERVATION COLLIER ASSUMPTIONS AND LIMITING CONDITIONS
17. The analyses contained in the report necessarily incorporate numerous estimates
and assumptions regarding property performance, general and local business and
economic conditions, the absence of material changes in the competitive
environment and other matters. Some estimates or assumptions, however,
inevitably will not materialize, and unanticipated events and circumstances may
occur; therefore, actual results achieved during the period covered by our analysis
will vary from our estimates, and the variations may be material.
18. The Americans with Disabilities Act (ADA) became effective January 26, 1992.
We have not made a specific survey or analysis of any property to determine
whether the physical aspects of the improvements meet the ADA accessibility
guidelines. In as much as compliance matches each owner's financial ability with
the cost to cure the non -conforming physical characteristics of a property, we
cannot comment on compliance to ADA. Given that compliance can change with
each owner's financial ability to cure non -accessibility, the value of the subject
does not consider possible non-compliance. A specific study of both the owner's
financial ability and the cost to cure any deficiencies would be needed for the
Department of Justice to determine compliance.
19. The appraisal report is prepared for the exclusive benefit of the Client, its
subsidiaries and/or affiliates. It may not be used or relied upon by any other party.
All parties who use or rely upon any information in the report without our written
consent do so at their own risk.
20. No studies have been provided to us indicating the presence or absence of
hazardous materials on the subject property or in the improvements, and our
valuation is predicated upon the assumption that the subject property is free and
clear of any environment hazards including, without limitation, hazardous wastes,
toxic substances and mold. No representations or warranties are made regarding
the environmental condition of the subject property and the person signing the
report shall not be responsible for any such environmental conditions that do exist
or for any engineering or testing that might be required to discover whether such
conditions exist. Because we are not experts in the field of environmental
conditions, the appraisal report cannot be considered as an environmental
assessment of the subject property.
21. The person signing the report may have reviewed available flood maps and may
have noted in the appraisal report whether the subject property is located in an
identified Special Flood Hazard Area. We are not qualified to detect such areas
and therefore do not guarantee such determinations. The presence of flood plain
areas and/or wetlands may affect the value of the property, and the value
conclusion is predicated on the assumption that wetlands are non-existent or
minimal.
22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector.
RKL Appraisal and Consulting, PLC does not guarantee that the subject property
is free of defects or environmental problems. Mold may be present in the subject
property and a professional inspection is recommended.
Page 66
HHH RANCH CONSERVATION COLLIER ASSUMPTIONS AND LIMITING CONDITIONS
23. The appraisal report and value conclusion for an appraisal assumes the
satisfactory completion of construction, repairs or alterations in a workmanlike
manner.
24. The intended use of the appraisal is stated in the General Information section of
the report. The use of the appraisal report by anyone other than the Client is
prohibited except as otherwise provided. Accordingly, the appraisal report is
addressed to and shall be solely for the Client's use and benefit unless we provide
our prior written consent. We expressly reserve the unrestricted right to withhold
our consent to your disclosure of the appraisal report (or any part thereof
including, without limitation, conclusions of value and our identity), to any third
parties. Stated again for clarification, unless our prior written consent is obtained,
no third party may rely on the appraisal report (even if their reliance was
foreseeable).
25. All prospective value estimates presented in this report are estimates and forecasts
which are prospective in nature and are subject to considerable risk and
uncertainty. In addition to the contingencies noted in the preceding paragraph,
several events may occur that could substantially alter the outcome of our
estimates such as, but not limited to changes in the economy, interest rates, and
capitalization rates, behavior of consumers, investors and lenders, fire and other
physical destruction, changes in title or conveyances of easements and deed
restrictions, etc. It is assumed that conditions reasonably foreseeable at the present
time are consistent or similar with the future.
Page 67
HHH RANCH CONSERVATION COLLIER ADDENDA - APPRAISER QUALIFICATIONS
ADDENDA
*Rn
HHH RANCH CONSERVATION COLLIER ADDENDUM A - APPRAISER QUALIFICATIONS
ADDENDUM A
APPRAISER QUALIFICATIONS
*Rn
HHH RANCH CONSERVATION COLLIER ADDENDUM A - APPRAISER QUALIFICATIONS
:APPRAISAL AND CONSULTING
RKL Appraisal and Consulting, PLC
COMPANY PROFILE:
RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members
of the Appraisal Institute. It is our mission to maximize our combined appraisal
experience to provide our clients with the highest quality of Real Estate Appraisal and
Consulting Services.
Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI
Partner / Managing Director Partner Senior Partner (Retired)
rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com
BUSINESS FOCUS:
Practice is focused on community/neighborhood shopping centers, retail and office
buildings, industrial warehouse/distribution buildings, residential and commercial
condominium and subdivision projects, hotels and motels, vacant land and special
purpose properties. Specialized services include appraisal review, business valuations,
market feasibility studies, acquisition/disposition counseling, and litigation support in
connection with real estate transactions including bankruptcy, eminent domain, estate
valuations, and matrimonial and equitable distribution. Clients served include banks and
financial institutions, developers and investors, law firms, government, and property
owners.
ACHI L M. ZUCCHI, MAI, CCIM 4500 Executive Drive, Suite 230
Naples, FL 34119-8908
C. LOWRY, MAI, CPA Phone: 239-596-0800
0UIS C. BOSBITT, MAI www.rklac.com
HHH RANCH CONSERVATION COLLIER ADDENDUM A - APPRAISER QUALIFICATIONS
PROFESSIONAL QUALIFICATIONS OF
KENNETH C. LOWRY, MAI, CPA
REAL ESTATE
RKL APPRAISAL AND CONSULTING, PLC
EXPERIENCE:
Naples, Florida
Partner (2009 — Present)
INTEGRA REALTY RESOURCES — SOUTHWEST FLORIDA - NAPLES
Naples, Florida
Senior Real Estate Analyst (1996 — 2009)
STEVEN GRAVES ASSOCIATES
Greenwood, Indiana
Fee Appraiser (1994 — 1996)
AVL APPRAISAL SERVICES, INC.
Greenwood, Indiana
Appraiser/Vice President (1991 — 1996)
AMERICAN COMMUNITY DEVELOPMENT CORPORATION
Indianapolis, Indiana
Controller (1990 — 1991)
MANSUR DEVELOPMENT, INC.
Indianapolis, Indiana
Senior Accountant (1988 —1990)
PROFESSIONAL
Member: Appraisal Institute — MAI Certificate No. 12501
ACTIVITIES:
Licensed: Florida State Certified General Real Estate Appraiser
License No. RZ 2355
Licensed: Indiana State — Certified Public Accountant #CP08800355
EXPERT WITNESS:
Qualifies as an expert witness in the Twentieth Judicial Circuit Court of Collier
County, Lee County, and Charlotte County
EDUCATION:
Bachelor of Science-1981; Indiana University —Bloomington; School of Business;
Accounting Major.
Successfully completed numerous real estate and business valuation courses and
seminars sponsored by the Appraisal Institute, Institute of Business Appraisers,
accredited universities and others.
BUSINESS FOCUS:
Actively engaged in real estate valuation and consulting since the early 1990's.
Practice is focused on community/neighborhood shopping centers, power centers,
office buildings, warehouse/distribution, multi -family, condominium projects, hotels
and motels, vacant land and special purpose properties. Specialized services include
appraisals, business valuations, market feasibility studies, and litigation support in
connection with real estate transactions. Clients served include banks and financial
institutions, developers and investors, law firms, business/industry and government,
and mortgage bankers. Valuations have been performed for condemnation purposes,
estate, financing, and due diligence support.
*Rn
HHH RANCH CONSERVATION COLLIER ADDENDUM A - APPRAISER QUALIFICATIONS
Ran De5ands, Governor Jute I. Brown, Secretary
dbpr a
STATE OF FLORIDA
a� DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
L4WRY, KENNETH C
5130 EXECUTIVE DRIVE SUITE 230
IVAPLES FL 34119
* ' �(`
LICENSE NUMBER: RZ2355
EXPIRATION DATE: NOVEMBER 30, 2022
Always verify licenses online at Myl`loridaLicense.com
Do not alter this document in any form.
This is your license. It is unlawful for anyone other than the licensee to use this document.
Rn+
HHH RANCH CONSERVATION COLLIER ADDENDUM A - APPRAISER QUALIFICATIONS
PROFESSIONAL QUALIFICATIONS OF
Rachel M. Zucchi, MAI, CCIM
EXPERIENCE:
Partner / Managing Director of RKL Appraisal and Consulting, PLC
Naples, FL (2009 — Present)
President of D&R Realty Group, Inc.
Naples, FL (2009 — Present)
Senior Real Estate Analyst, Integra Realty Resources — Southwest Florida
Naples, FL (2003 — 2009)
Research Associate, Integra Realty Resources — Southwest Florida
Naples, FL (2002-2003)
PROFESSIONAL
Member: Appraisal Institute — MAI Certificate Number 451177
ACTIVITIES:
President: Appraisal Institute Florida Gulf Coast Chapter (2020)
VP/Secretary/Treasurer: Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019)
Region X Representative: Appraisal Institute Florida Gulf Coast Chapter (2017 - 2021)
Board of Directors: Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021)
Gov. Relations Committee: Appraisal Institute National (2022)
LDAC Attendee: Leadership Development & Advisory Council
Appraisal Institute - Washington, D.C. (2016, 2017, 2018)
Member: CCIM Institute - CCIM Designation Pin Number 21042
Member: Naples Area Board of REALTORS
Licensed: Florida State Certified General Real Estate Appraiser
License No. RZ 2984
Licensed: Real Estate Broker (Florida)
License No. BK3077672
EXPERT WITNESS:
Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County
and Lee County
EDUCATION:
Bachelor of Arts, Major in Economics
Florida Gulf Coast University, 2002
Graduated Magna Cum Laude
Presented at Eastern Economic Association Conference
Successfully completed real estate and valuation courses and seminars sponsored by the
Appraisal Institute and others.
BUSINESS FOCUS:
Actively engaged in real estate valuation and consulting since 2003. Practice is focused on
community/neighborhood shopping centers, retail and office buildings, industrial
warehouse/distribution, multi -family and single-family subdivisions, condominium
developments, hotels/motels, vacant land and special purpose properties. Specialized
services include market feasibility studies and litigation support in connection with real
estate transactions. Clients served include banks and financial institutions, developers and
investors, law firms, government, and property owners. Valuations have been performed for
eminent domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due
diligence support.
*Rn
HHH RANCH CONSERVATION COLLIER ADDENDUM A - APPRAISER QUALIFICATIONS
-CUE Ron De5antls, Governor
db'pr
STATE OF FLORIDA
�Y DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
Julie I. Brown, Secretary
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
MC--k' 77-77!4 A_
ZUCCHI, RACHEL M
4500 EXECUTIVE DRIVE SUITE 23(
MAPLES FIL 34111�A
Wr
LICENSE NUMBER: RZ2964
EXPIRATION DATE: NOVEMBER30,2022
A€ways verify licenses online at MyFloridaULense.com
Do not alter this document in any form.
This is your license. It is unlawful for anyone other than the licensee to use this document.
Rn*
HHH RANCH CONSERVATION COLLIER ADDENDUM B - PROPERTY INFORMATION
ADDENDUM B
PROPERTY INFORMATION
*Rn
CCLAAC Conservation Collier Property Summary Cycle 10
HHH Ranch
Property Name: HHH Ranch
Target Protection Area: RFMUD
Total Estimated Market Value: $1,262,000
December 9, 2021
Owner: Hussey and Vega
Acreage: 252f acres
Highlights:
• Location: East of Collier Blvd/95I, just north of I-75; immediately east of 960
acres owned by Collier County
• 5 of the 6 Initial Screening Criteria were met
• Habitat: Palmetto Prairie, Pine Flatwoods, Cabbage Palm, Cypress
• Listed Plants: Giant Wild Pine (Tillandsia utriculate)
• Listed Wildlife: Red Cockaded Woodpecker (RCW) observed - historic
nesting/foraging habitat for endangered RCW; Panther telemetry indicates
significant utilization.
• Water Resource Values: Wetlands on portions, aquifer recharge, and sheet flow on
property.
• Connectivity: Contribute to an important wildlife corridor connecting species from
the Florida Panther Refuge, Golden Gate Rural Estates, Dr. Robert H. Gore III
Preserve, as well as the Picayune Strand State Forest and Fakahatchee Strand State
Preserve to the south through wildlife underpasses under I-75. Provides an
ecological link to the northern range expansion goals of the RCW Recovery Plan.
• Other Division Interest: Transportation advises a roadway could be aligned
through portions of the property
• Access: Currently no public right of way access
• Management Issues / Estimated Costs: Initial Exotic Removal estimated at $125,000
and ongoing annual estimated at $50,000. Installation of trails $20,000 with ongoing trail
maintenance of $5,000.
• Partnership Opportunities: None known
• Zoning/Overlays: Agricultural; Rural Fringe Mixed Use Overlay -North Belle
Meade Overlay -Sending with a portion having Natural Resource Protection Area
(A-RFMUO-NBMO-NRPA-Sending)
• Surrounding land uses: Agricultural, residential
Hussey - HHH Total Score: 181
Ranch
Ecological 59
Human
Values/Aesthetics 57
Vulnerability 0
Management 65
Secondary
Criteria U 20 30
Categories I Category Scores
CCLAAC Conservation Collier Property Summary Cycle 10
HHH Ranch
December 9, 2021
• All Criteria Score: 181 out of 400; high management and ecological values
Acquisition Considerations:
o Red Cockaded Woodpecker (RCW) has become quite rare in Collier County due to increased development. Property also has high
utilization by the Florida panther.
o LDC section 2.03.08.A describes that RFMU Sending Lands and are those lands that have the highest degree of environmental value
and sensitivity; and are the principal target for preservation and conservation.
o LDC section 2.03.08.B. states:
The purpose and intent of the Natural Resource Protection Area Overlay District (NRPA) is to: protect endangered or
potentially endangered species by directing incompatible land uses away from their habitats; to identify large, connected,
intact, and relatively unfragmented habitats, which may be important for these listed species; and to support State and Federal
agencies' efforts to protect endangered or potentially endangered species and their habitats.... These lands generally should
be the focus of any federal, state, County, or private acquisition efforts.
o Roadway may be aligned through property. Transportation will be expected to follow the Exceptional Benefits Ordinance (2006-58)
regarding any roadway alignment if the property is acquired by Conservation Collier.
o Potential for trespass and poaching by ATV.
2
CCLAAC Conservation Collier Property Summary Cycle 10
HHH Ranch
Hussey Parcels Site Visit Photos 4/21/2021
December 9, 2021
HHH Ranch - 252 acres next to 960 acres owned by Collier County
1.5
Miles
egend
i HHH Ranch - 252.—
Colfier County Properties
toa
w
R
CaMnty
b
HHH RANCH CONSERVATION COLLIER ADDENDUM C - COMPARABLE DATA
ADDENDUM C
COMPARABLE DATA
*Rn
Land Sale No. 1
Property Identification
Record ID
1273
Property Type
Agricultural, Acreage
Property Name
Kam Luck Drive TDRs
Address
Kam Luck easement, Naples, Collier County, Florida 34117
Location
North Belle Meade Sending Lands
Tax ID
00345680004, 00346280005, 00346800003, et al
User 1
260 9'51.56"N
User 2
81035'21.32"W
MSA
Naples
Market Type
Rural
Sale Data
Grantor
Two sellers - See remarks
Grantee
Kirk Sanders Revocable Trust
Sale Date
June 01, 2021
Deed Book/Page
Two deeds
Property Rights
Fee simple
Conditions of Sale
Arm's length
Financing
Cash sale
Sale History
None in last 3 years
Verification
Fred Kermani, CCIM w/ CRE Consultants; (239) 659-4960,
March 17, 2022; Other sources: SWFLAMLS, marketing
brochure and public records, Confirmed by KC Lowry
Sale Price $300,000
Cash Equivalent $300,000
Land Data
Zoning Agricultural, Agricultural
Utilities None
Shape
Landscaping
Flood Info
Land Size Information
Gross Land Size
Front Footage
Indicators
Sale Price/Gross Acre
Sale Price/Gross SF
Land Sale No. 1 (Cont.)
Rectangles
Heavy vegetation
Zone AH per FIRM 12021C 0440 H
28.800 Acres or 1,254,528 SF
Kam Luck easement;
$10,417
$0.24
Remarks
Folios 00345680004, 00346280005 and 00346800003 listed at $136,400 via MLS #220048688
on 8/4/2020. Price increased to $141,000 on 1/21/2021. Pended on 5/11/2021. Seller was
Roadrunner Properties, LLC as recorded in Instrument No. 6073170. Included 14.4 acres assessed
at $76,320. Closing date was June 1, 2021. Three 4.8 +/- acres, Two lots are contiguous, and have
dirt access road. Agricultural District zoning and Future Land Use designation of "Rural Fringe
Mixed Use District -Sending Lands", within the "Natural Resource Protection Area Overlay".
Potential 12.00 TDR Credits to be severed. One dwelling unit can be built on each lot, subject to
County Approval.
Folios 00345520009, 00345560001 and 00345600000 listed at $220,000 via MLS #219029503
on 4/16/2019. Price reduced to $200,000 on 4/11/2020 and $190,000 on 4/11/2021. Pended on
4/29/2021. Seller was An Trinh and Maria Nguyen as recorded in Instrument No. 6061876.
Included 14.4 acres assessed at $108,000. Closing date was May 14, 2021. Agricultural Zoning
District and Future Land Use "Rural Fringe Mixed Use District -Sending Lands" designation,
within the "Natural Resource Protection Area Overlay". Potential 12.00 TDR Credits to be
severed. Each lot can be purchased separately for $65,000 and one dwelling unit may be built on
it subject to the County approval.
Land Sale No. 2
Property Identification
Record ID
1274
Property Type
Agricultural, Acreage
Property Name
Ventana Pointe TDR lands
Address
Dove Tree Street easement, Naples, Collier County, Florida
34117
Location
North Belle Meade Sending Lands
Tax ID
00311880003 and eleven others
User 1
26011'31.92"N
User 2
81035'25.44"W
MSA
Naples
Market Type
Rural
Sale Data
Grantor
James A. Brown, Jr. as Successor Trustee
Grantee
RJH II, LLC
Sale Date
September 17, 2020
Deed Book/Page
Instr. 5925480
Property Rights
Fee simple
Conditions of Sale
Arm's length
Financing
Cash sale
Sale History
None in last 3 years
Verification
Michael O'Mara w/ LandQwest ; (239) 333-4368, August 20,
2020; Other sources: CoStar and public records, Confirmed by
Rachel Zucchi
Sale Price
$510,000
Cash Equivalent
$510,000
Land Data
Zoning Agricultural, Agricultural
Land Sale No. 2 (Cont.)
Utilities None
Shape Rectangles
Landscaping Heavy vegetation
Flood Info Zone AH per FIRMs 12021C 0430 H & 0440 H
Land Size Information
Gross Land Size 56.350 Acres or 2,454,606 SF
Front Footage Dove Tree Street easement;
Indicntars
Sale Price/Gross Acre $9,051
Sale Price/Gross SF $0.21
Remarks
Folios 00311880003, 00311840001, 00311800009, 00311760000, 00315800005, 00315720004,
00315680005, 00315640003, 00315520000, 00317760004, 00317800003 and 00318040008. Lots
are RFMUO-NRPA-NBMO-Sending lands. Zuckerman (RJH II, LLC) closed on the sending land
property and acreage along Immokalee Road from Carole Construction of Naples for $1,155,000.
The North Belle Meade NRPA sending land area sold for $510,000 for 56.35 acres for TDR
credits (seller: James A Brown). The fully entitled property then resold to Pulte Homes on the
same day (9/17/20) for a total price of $4,620,000 (5818/3162) plus $510,000 (5818/3166) for the
sending area lands for TDR Credits.
Land Sale No. 3
Property Identification
Record ID
1275
Property Type
Agricultural, Acreage
Property Name
40 acres in the North Belle Meade NRPA
Address
350 Keane Avenue, Naples, Collier County, Florida 34117
Location
North Belle Meade Sending Lands
Tax ID
00325600004
User 1
26010'52.00"N
User 2
81035'54.44"W
MSA
Naples
Market Type
Rural
Sale Data
Grantor
Stephanie Joyce Apte Kearns
Grantee
ASI Materials, LLC
Sale Date
June 05, 2020
Deed Book/Page
Instr. 5879944
Property Rights
Fee simple
Conditions of Sale
Arm's length
Financing
Cash sale
Sale History
None n last 3 years
Verification
Paul Vacco w/ BHHS Florida Realty; (239) 776-1960, March
16, 2022; Luisa Soler w/ Luxury RE Group, (239) 961-0999,
March 17, 2022; Other sources: SWFLAMLS and public
records, Confirmed by KC Lowry
Sale Price $140,000
Cash Equivalent $140,000
Land Sale No. 3 (Cont.)
Land Data
Zoning Agricultural, Agricultural
Utilities None
Shape Square
Landscaping Heavy vegetation
Flood Info Zone AH per FIRM 12021C 0440 H
Land Size Information
Gross Land Size 40.000 Acres or 1,742,400 SF
Front Footage None;
Indicators
Sale Price/Gross Acre $3,500
Sale Price/Gross SF $0.08
Remarks
Listed via MLS # 2018004958 for $400,000 on 1/16/2018 and expired on 7/9/2018. Listed via
MLS # 219066301 on 10/10/2019 for $320,000 and pended on 12/27/19. Back on market on
3/2/2020 with final pending on 5/2/2020. 40 Acres for sale in the rural fringe mix use district.
Roads in this area are private roads and are maintained by the property owners. Meets the
minimum 40 acres requirement for one dwelling unit. 8 TDR credits available with the possibility
for additional credits. Per Zoning, 50% is RFMUO-NMBO-Receiving and RFMUO-NRPA-
NBMO- Sending.
Land Sale No. 4
Property Identification
Record ID
1276
Property Type
Agricultural, Acreage
Property Name
Sabal Palm TDRs
Address
1200 block of Sabal Palm Road, Naples, Collier County, Florida
34114
Location
South Belle Meade sending lands
Tax ID
00459600006 et al
User 1
260 6'5.79"N
User 2
81 °37'27.96"W
MSA
Naples
Market Type
Rural
Sale Data
Grantor
Winchester Land, LLC
Grantee
Quality Enterprises USA, Inc.
Sale Date
November 08, 2021
Deed Book/Page
Instr. 6157464
Property Rights
Fee simple
Conditions of Sale
Arm's length
Financing
Cash sale
Sale History
None in last 3 years
Verification
Thomas Finley w/ Winchester Land, LLC; (800) 382-2150,
March 18, 2022; Other sources: CoStar and public records,
Confirmed by KC Lowry
Sale Price $950,000
Cash Equivalent $950,000
Land Sale No. 4 (Cont.)
Land Data
Zoning Agricultural, Agricultural
Utilities Electric
Shape Irregular
Landscaping Vegetation cleared and burrow pit
Flood Info Zones AH and AE per FIRMs 12021 C 0610 H and 0630 H
Land Size Information
Gross Land Size 100.960 Acres or 4,397,818 SF
Front Footage 1,670 ft Total Frontage: 350 ft Sabal Palm Road; 1,320 ft
Sanders Boulevard;
Indicators
Sale Price/Gross Acre
$9,410
Sale Price/Gross SF
$0.22
Sale Price/Front Foot
$569
Remarkc
Folios 00459560007, 00459600006, 00459960005, 00460320003, 00460360005, 00460400004,
00460440103 and 00460440404. RFMUO-NRPA-Sending lands. Property includes an old
burrow pit with 59+/- acres of water. Per Parker Klopf with Collier County, the buyer and seller
inquired about the TDRs on the "disturbed" property. He confirmed that the TDRs were still
intact with the property.
HHH RANCH CONSERVATION COLLIER ADDENDUM D - LETTER OF AUTHORIZATION
ADDENDUM D
LETTER OF AUTHORIZATION
rzucchi@rklac.com
From: Leonard Roosevelt <Roosevelt. Leonard @col I iercou ntyfl.g ov >
Sent: Tuesday, February 22, 2022 12:15 PM
To: rzucchi@rklac.com; Tim Sunyog
Cc: BrownAraqueSummer, Leonard Roosevelt
Subject: Notice to proceed with the HHH Appraisal assignment
Hi Rachel and Tim,
Vendor# 123970
RKL APPRAISAL & CONSULTING PLC
4500 EXECUTIVE DR STE 230
NAPLES FL 34119
Please deliver to:
GOLDEN GATE COMMUNITY PARK
3300 SANTA BARBARA BLVD
NAPLES FL 34116
Vendor# 129145
CARROLL 3 CARROLL APPRAISERS CONSULTANTS
2805 HORSESHOE DR SOUTH STE 1
NAPLES FL 34104
Please deliver to:
GOLDEN GATE COMMUNITY PARK
3300 SANTA BARBARA BLVD
NAPLES FL 34116
Notice to Proceed
Purchase order
Po Nub. 4500216604 — 02/14/2022
conmctpe Conservation Coll
Delivery Date: 09/302022
Purchase order
P NI.Td- 4600216605 owe02/14/2022
co P— Conservation Coll
Delivery Date: 09/302022
You have been emailed your purchase orders under separate cover. This is your notice to proceed
with the appraisal assignment for the HHH Ranch Conservation Collier appraisal project.
There will be a zoom meeting 3/3/2022 in the afternoon, time TBD. This zoom meeting will be with the
"Conservation Collier principal Manager" she will answer any questions you have regarding the HHH
Parcels. Her name is "Summer Araque", so if you see a request from her, it's regarding the zoom.
You or someone should be available for the HHH Ranch project review.
I'll be available for the appraisal questions. The appraisal report is due back March 21 st 2022.
Thank you,
Roosevelt Leonard, R/W-AC
Sr. Review Appraiser
Facilities Management / Real Property
3335 Tamiami Trail E Ste. 101
Naples, FL 34112 Ph: 239-252-2621
roosevelt.leonard(i .colliercountvfl.g_ov
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
40 Carroll & Carroll
Real Estate Appraisers & Consultants
APPRAISAL REPORT
FOR
THE CONSERVATION COLLIER
PROGRAM AND THE COLLIER
COUNTY BOARD OF COUNTY
COMMISSIONERS
SUBJECT PROPERTY:
HHH RANCH (36 PARCELS)
255.73 ACRES LOCATED ALONG THE
NORTH SIDE OF BLACKBURN ROAD
NAPLES, FL 34117
AT THE REQUEST OF:
ROOSEVELT LEONARD, R/W-AC
SR. REVIEW APPRAISER
COLLIER COUNTY FACILITIES
MANAGEMENT/REAL PROPERTY
3335 TAMIAMI TRAIL E., STE. 101
NAPLES, FL 34112
ASSIGNMENT NO.:
5960-TS
APPRAISAL EFFECTIVE DATE:
MARCH 4, 2022
DATE OF REPORT:
MARCH 22, 2022
5960 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..........................................................................................................................
30
SUBJECTPHOTOGRAPHS..............................................................................................................
33
ENVIRONMENTAL CONTAMINATION....................................................................................
41
NATURAL RESOURCE CONCERNS............................................................................................
42
ZONING..............................................................................................................................................
48
ASSESSMENT AND TAXES............................................................................................................
52
FLOODZONE DATA.......................................................................................................................
54
TRANSACTIONAL HISTORY........................................................................................................
55
CURRENTSTATUS...........................................................................................................................
55
HIGHEST AND BEST USE...................................................................................................................
56
CONSIDERATION OF APPROACHES.............................................................................................
57
SALES COMPARISON APPROACH.................................................................................................
58
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES .............................
60
VACANT LAND COMPARABLES................................................................................................
61
LAND SALES ADJUSTMENT GRID..............................................................................................
69
ESTIMATE OF VALUE.........................................................................................................................
74
ADDENDA.............................................................................................................................................
75
Carroll 8v Carroll
5960 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 255.73 Acres located along the north side of Blackburn
Road in Section 33, Township 49 South, Range 27 East,
Naples, FL 34117
Property Description A total of 36 adjacent parcels totaling 255.73-acres located
along the north side of Blackburn Road in Naples, Florida.
Property Type Vacant Land
Owners of Record
Property ID #
HHH LP, HHH Investments LTD Partnership, Francis &
Mary Hussey, Jr., Sean Meade Hussey Trust, John G. Vega
Trust, Francis D. Hussey, Jr., and F. Desmond Hussey III
Trust
A total of 36 Parcel ID's
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
March 4, 2022
Date of Report
March 22, 2022
Date of Inspection
March 4, 2022
Purpose of Appraisal
Estimate market value "As Is"
Estate Appraised
Fee Simple
Interest Appraised
100%
Estimated Market Value $2,175,000
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
5960 Report Certification
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I personally inspected the subject property. I personally inspected Comparables I and 7
and relied on aerial photography for Comparables 2, 3, 4, 5, and 6.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and our personal, impartial and unbiased
professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
In the three years immediately prior to acceptance of this assignment I have not
performed any services regarding the subject property as appraisers, or in any other
capacity.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors the
cause of the client, the amount of the value opinion, the attainment of a stipulated result
or the occurrence of a subsequent event directly related to the intended use of this
appraisal.
My analyses, opinions and conclusions were developed, and this report was prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice. I am also
subject to the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute, which includes provisions for peer review.
The use of this report is subject to the requirements of the State of Florida relating to
review by the Florida Real Estate Appraisal Board and to the requirements of the
Appraisal Institute relating to review by its duly authorized representatives.
Carroll &, Carroll 2
5960
Certification
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, I have completed the requirements of the continuing
education program of the State of Florida, and for Designated Members of the
Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll 8v Carroll 3
5960 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. I personally inspected Comparables 1 and 7 and relied
on aerial photography for Comparables 2, 3, 4, 5, and 6.
• 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
5960 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
5960 Report Definition of Market Value
DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) 1112,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time is assumed to have already occurred as of the appraisal
effective date. The assumed reasonable exposure time was between 9 and 12 months.
Carroll & Carroll 6
5960
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).
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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
5960
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
5960 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
5960
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 Econamxc & 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
5960
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
5960 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
5960 Revort 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
5960 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
5960
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
44,000
3 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:ll ru smn. c d f i 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
5960 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
5960
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
The subject property is located within the Golden Gate area of Collier County. For
appraisal purposes, the Golden Gate or market area boundaries are shown below:
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Carroll & Carroll 17
5960
Market Area
Introduction
The portion of Golden Gate within this market area is approximately 157 square miles in
size. Three separate land uses are worth noting. Golden Gate City, which is not
incorporated, is a 4-square mile development of high residential density consisting of both
single-family and multifamily units. Commercial services for this market area are
centralized here. The rural estates consist of approximately 116 square miles and is zoned
for estate living. This low -density development serves a rural lifestyle desired by many in
the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile
residential subdivision with commercial support near the Immokalee Road and Randall
Boulevard intersection. It is approximately 75% developed with primarily single-family
units. Collier County Fairgrounds, a high school, middle school, and elementary school are
located here.
Demographics for Golden Gate City and rural estates will be discussed separately, where
appropriate, Data for Orange Blossom PUD will be included in the rural estate's
demographics.
Environmental Influences
This area is desired because of mild winter weather and rural lifestyle. Even though it is
inland from the coast there is still easy access to miles of beaches. The Naples area is one of
the very few in Florida that offers adequate public access to a mainland beach. The
subtropical weather allows for year-round recreational opportunities. Boating, swimming,
riding ATVs, and camping are popular activities. Bicycling, walking and jogging are
supported by an extensive network of connected biking and walking paths. Multiple tennis
and pickle ball courts are available, as well as fitness centers.
Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn
to the rural estates because of wooded lots, native vegetation and abundance of wildlife.
Agriculture uses are permitted; therefore, equestrian activities are common throughout the
estates. Golden Gate City is an urban area served by county parks and a biking/walking
path network.
Governmental Influences
This market area, including Golden Gate City, is governed by Collier County Board of
County Commissioners which serves as chief legislative body and five constitutional
officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser.
County government is managed by a strong county manager structure. Collier County
provides services which range from average to high quality. However, Collier County is
known for being a difficult county for building and development. The tax burden in
Collier County is lower than the national average.
Carroll & Carroll 18
5960 Report Market Area
County government has zoning, and comprehensive plan ordinances designed to protect
the character and values of property; to protect and enhance economic development; and to
maintain and enhance the attractive nature of the area.
Public services include fire protection, solid waste disposal, potable water, sanitary sewer
service and storm water drainage. In some areas of Golden Gate Estates where sanitary
sewer is not available, septic systems are permitted. Public/private companies proved
adequate services for electricity, cable, and internet. Community support facilities such as
schools, parks, churches, shopping, and places of employment are all located within this
market area.
Collier County Sheriff Department provides full range of services for Collier County.
According to the statistics listed by Florida Department of Law Enforcement, Collier
County crime index falls in the lowest 16% of all counties in Florida and crime rate has
decreased nine out of the past ten years. About 78% of all crime is either burglary or
larceny. The county averages are representative of conditions in the Golden Gate area.
This market area is served by several arterial roadways. All are six -lane divided highways
with beautifully landscaped medians. Improvements include street lighting and concrete
curb and gutter. North -south arterial roadways include Santa Barbara Boulevard which
connects Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951)
which is a major arterial linking Marco Island in south Collier County with Immokalee
Road near the north county line. Development along Collier Boulevard is a mixture of
single/multi-family residential, office, light industrial, institutional, and retail.
The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles
apart, that serve the greater Naples coastal community which lies to the west and has direct
access to I-75.
East -west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.
Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is
mainly developed with single family homes and institutional uses. Golden Gate Parkway
and Immokalee Roads have a mixture of single/multi-family residential, office, industrial,
institutional, and retail uses. Another east -west arterial is Vanderbilt Beach Road which is a
direct connection between the Golden Gate area and the Naples beaches and which is
planned to be extended to Wilson Boulevard.
Interstate I-75, which connects Collier County to both North Florida and Florida's east coast,
serves this entire market area and access is provided by three interchanges.
The arterial road system is laid out in a grid pattern that provides adequate traffic flow to
all areas of the county. Commercial development exists at every major intersection; but the
intersections are designed with proper turns lanes and signaling to provide for adequate
Carroll & Carroll 19
5960 Report Market Area
traffic movement. The road network easily handles traffic demand in the off-season, May
through December. Traffic more than doubles in January, February, March and April
because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road
network usually handles peak traffic demand without major delays.
The rural estates are served by a grid of residential streets and collector roads. The
residential streets, which are two-lane roads with open swales, are located every quarter
mile. Most these roads are paved; however, some residential streets located along the
eastern edge of this market area have yet to be improved. The residential streets feed into
collector roads, which connect to the major arterial highway system. The collector roads
include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades
Boulevard, Randall Boulevard and Oil Well Road. They are four to six -lanes in the more
populated areas, transitioning to two -lanes in the eastern section of this market area.
Public transportation is provided by a county transit bus service.
Naples Municipal Airport is located outside the market area but is easily accessed by any
resident of the area. The airport is City owned but operated by the independent Naples
Airport Authority. It serves private and commercial aviation, as well as aviation related
activities. It supports government services, such as, Mosquito Control District and Collier
County Sheriff's aviation unit.
Located within the market area is the recently completed Paradise Sports Complex
developed by Collier County. The 60+ acre site is designed with 19 fields to accommodate
football, soccer, field hockey, lacrosse, baseball, and others. There is a 13-acre lake with a
beachfront, food -truck area, a market space, a large lawn, a championship stadium with
seating capacity for 3,500 and an indoor fieldhouse. The total budget for the project was
approximately $80 million dollars.
Social Influences
Golden Gates City is a diverse community of entry level housing. Residents like the small
town feel and consider it a safe place to raise a family. Residential is approximately 95%
built out. Rural estates are attractive for its quiet country living while being in close
proximity to all that the coastal community has to offer. Build out varies in the rural estates
from 95% in the western portion of the market area to 40% or less in the southeastern
location. Per US Census Bureau forecasts, the 2020 population is 72,924 with a projected
growth to 78,730 (7.34% growth) by 2025. This area experiences a lower seasonal
population increase during the winter months than other areas of Collier County.
The median age is 36.3 with 74.3% of the population being 54 and younger. The median
household income is $66,535.26.2% have a bachelor's or professional degree and 24.7%
have some college education. There is an average degree of community involvement
Carroll & Carroll 20
5960 Report Market Area
through civic organizations, neighborhood groups, social service organizations and political
committees.
The Naples cost of living is 2% higher than the average cost of living in the United States.
Conversely, Florida has a cost of living that is lower than the US average. Of the 25
locations included in the Economic Policy Institute's dataset for Florida, Naples -Marco
Island is the 21st most expensive. In Naples, housing is the category with the highest index
(21% above national average), while taxes are the category with the lowest index (15%
below national average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has
some of the highest density of affordable housing units in Collier County, but because of the
high cost of living, home values can still be out of reach for many moving into Collier
County.
One of the main driving forces impacting growth in this area is the quality of schools. This
market area has 15 public schools: two high schools, three middle schools, and nine
elementary schools. In addition to the public school system, there are three, faith -based
private schools.
Economic Influences
Population increased 10.63% over the last 10 years or 700 people per year. Population is
forecasted to increase an additional 7.96% over the next five years for an average of 1,161
people per year. This trend is consistent with the past sixteen years and should continue
into the near future as buildout continues along the eastern edge of this market area. The
residential population is dominated by working class and young professional residents.
Comparatively, incomes within this market area are less than the county average.
Development trends:
Residential
This market area provides a large range in home values from entry level housing to million -
dollar estates and is the greatest source of vacant residential lots in the county. Values in
Golden Gate City should remain consistent subject only to general market trends. Values in
the eastern rural estates will increase as buildout in the units closest to the coast continues
Median home value in the market area is $286,113 which is lower the than the County's
median home value. Total number of households in the market area is 22,915, of which,
60.2% are owner occupied, 26.3% renter occupied and 13.5% vacant. Vacancy includes
seasonal rentals.
Carroll & Carroll 21
5960 Report Market Area
jWesri-
Golden GatR/Calden Gate Estabes prepared by Esrl
AFea: 156.97 square miles
Summary
CAMSUS 26111111
2OZ6
2MIS
Population
65,c}i7
72,924
7a,730
Households
20,774
22,4i5
24.751
N mi lies
16,467
la,046
Icl.479
Average Household Size
3.16
3.17
3A7
Owner Ckcupied Housing Units
14,625
15,945
17.459
RenterCkCu "HousimjUnits
6,149
6,970
7.292
Median Age
34.9
36.3
37.3
Trardst Z020-2025 Annual Rate
Ana
Fite
National
Population
1-54%
133%
0-72%
Households
1-55 %
1-27%
0-72%
Fa mi lies
1-54 %
1-23%
0-64%
Owner HH3
1-93%
1-22%
0-72%
Median Household Income
2-22%
1-51%
1-60%
3020
2=9
Nmiueholtla by IrKw a
Humber
Perne<rt
parMfr
Percent
<615,000
1,355
5-9%
1,249
5-0%
$15,000 - $24,999
1,667
7-3%
1,596
CIA%
$25,800 - $34,999
1.925
9-0%
1,740
7-0%
$35,000 - $49,999
2,9aO
13-0%
2,938
11-9%
$Sg000 - $74.949
4,979
21-3%
4,964
20-1%
$75,C00 - $94,999
3,474
15-2%
3,694
14-9%
$100,000 - $149,9N
3,714
16-2%
4,541
18-3%
$150,000 - $199.999
1.999
93%
2,557
10-3%
$200AU00+
1.122
4-9%
1,451
5-09i
Median Household Income
$66.535
$74,263
Average Household Income
$a6,155
$9.7,275
Per Ca pitB Income
$27.699
$31.330
1:Nu 2J010
216Z0
2025
Popkilaid a bV Age
r6wrlber
Pvl a
Humber
Pere mt
F&WAI r
Percent
0-4
4,995
7-4%
4,769
5-5%
5,160
5-13%
5-9
4.904
7A%
4.992
fi-9%
5,266
fi-?%
10 - 141
5,233
7-9%
5,390
7-4%
5,760
7-3%
iS - 19
%176
7-9%
4,939
6-6%
5,264
6-74i
20 - 24
4,342
5-6%
4,598
5-3%
4,406
5-6%
25 - 34
EL569
13-0%
14,600
14-5%
10,738
13-6%
35- 44
10,114
15-3%
9,364
12-0%
11,215
14-2%
45- 54
10,346
i5-7%
4,762
13-dk%
9,292
11-84i
55 - 64
6,496
9-9%
9,534
13-1%
c},a71
12-5%
65 - 74
3,797
5-7%
5,a44
8-0%
7,490
9-59i
75- 04
1,15"
2-6%
2,578
3-5%
3,405
4-3%
85+
370
0-cl%
664
0-9%
a62
1-14i
Census ZCI1d
2420
3025
Race eM EMnk2y
lAwber
Perowt
Niamber
Percent
liryllEer
Percent
White- Alone
52,319
79A%
56,291
77-2%
59,964
75-2%
Slack Alone
6,013
9-1%
7,171
9-94G
a,155
10-4%
American Indian !lane
326
0-5%
340
0-5%
363
0-5%
Asian Alone
737
1-1%
1,110
1-5%
1,341
1-8%
PariFiclslander,UOne
14
0-0%
18
0-0%
22
0-0ar.
Some Other RBee None
4.650
7-196
5,733
7-9%
6,343
a-1%
Two or Wre Races
1,a62
2-994
2,272
3-1%
2,491
3-2%
Hiz&p"r Origin (Any Raee)
27,064
41-1%
33,068
$53%
37,a13
4e-0ar.
Data Mate: lr� Is ■xpra d in current dc4am
6oumc U-5. 5nsus B.imau, Census 2U10 Surnnery Flue 1- Esn lk a is kr 2020 and 2a25.
January 25, 2021
Carroll 8v Carroll 22
5960 Report
esri-
Profile
GaIden Geto&Aden Cate Estates
Area! 155-97 square miles
2020 Papuletion by Haas
'wTM• Bsk am Jn�. +a naF+c Qh.r Ix�+
2024 Pcf nt lrQPank amyln_453%
H81behahm
3DAW
2SAM
2DAW
1SAW
MAW
SAW
a
CLsritte 2010
0
Papulation
20
15
c
113
5
0
,SI}K iI}, Sl$K $;1 SjhK SS. O. K %I DISK S?hK-%-WK SL11UKS:IUK 4I}MS11111K sduiK-
Market Area
Prepared ay Esri
2020 PnpublikM bk Age
L3%6 #
L4
■ 5-19
■ 25-34
uax ■ 35-44
13.sx 45-54
O13A%%L31% ■ 55-f 4
■ d5+
200 2025
202&2025 Anal Gmwttk Me!
200 Mame vAbje
15.91E
alas-199K
33.,!.&3 asadr€+
M9uwhalds Ht3en HaL hald 1no Omm bm pmd Hounnq Units
HautOold Irrcame
Samew U.S. QiSGa ®Lireaq, Circus ill la SwFdmry Fir J. Bart MomaAs rw 2020 &W 2025.
■ 2o-2>a
■ 2o-2s
ianuary 25, 21121
Carroll 8v Carroll 23
5960 Report Market Area
Commercial
Commercial development can be categorized in four different groups. Primary commercial
is in Golden Gate City. Second group is newer construction at the arterial road
intersections. Third is neighborhood commercial within the rural estates. Fourth is the
industrial commerce park near Collier Boulevard and the I-75 interchange.
Golden Gate City is the commercial center serving this market area. Santa Barbara
Boulevard, north of Golden Gate Parkway, has a mixture of multi -family residential and
commercial along the east side of the road. Commercial consists of older single story, single
user buildings and 4 to 8 unit strip centers. Businesses include daycare/ preschools,
neighborhood food mart and gas stations, construction company offices, barber shops and
beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi -family
and commercial development along both sides of the roadway. Newer commercial consists
of CVS and Walgreens Pharmacies, bank branches and national fast food restaurants. There
are three older shopping centers, anchored by Winn Dixie and by Ace Hardware. Single
story commercial structures and strip centers house neighborhood businesses such as
barber shops and beauty salons, florists and jewelers; veterinary services and family
medical clinics; and small locally -run restaurants and food marts. Several businesses
consist of automotive support such as gas stations, oil chance and car washes. Professional
services are primarily located in executive suites located near Santa Barbara Boulevard. The
Quality Inn Hotel & Golf Course located at the southwest corner of Golden Gate Parkway
and Collier Boulevard was purchased by Collier County in 2019 and they are still
determining how to redevelop the property. Commercial frontage along the west side of
Collier Boulevard south of Green Boulevard is very similar to commercial along Golden
Gate Parkway in building size, age and use. The exception is that there is a greater density
of national food chains. The second -tier commercial properties, without major road
frontage, are developed with single story warehouse -type structures housing service -
oriented businesses.
Newer commercial development is located along Collier Boulevard where it intersects Pine
Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored
by either a Publix or Winn -Dixie super market. Out parcel development includes bank
branches and gas station/convenience stores and national pharmacies.
Commercial development in the rural estates is limited because residents have orchestrated
an ongoing effort to prohibit commercial development in the residential areas. The only
neighborhood commercial locations are at the intersection of Wilson Boulevard and Golden
Gate Boulevard and at Randall Boulevard and Immokalee Road, there is also minor
commercial development proposed at the Golden Gate Boulevard and Everglades
Boulevard intersection.
Carroll & Carroll 24
5960 Report Market Area
The Randall Boulevard and Immokalee Road intersection is where the majority of
commercial development will occur. There is a Publix anchored shopping center and an
additional retail plaza is under construction. Located along the western curve of
Immokalee Road is 47.57 acres zoned Estate and currently owned by Collier County. The
property is under contract to sell to Crown Management Services for $3,750,000 or $78,831
per acre. The sale was approved by the Board of County Commissioners in September 24,
2019. The land is in the process of being rezoned to commercial and this area is located
within the Immokalee Rd./Randall Blvd. Planning Study area. Based on the initial meetings
with residents in the Golden Gate area, all felt like this is a strategic location to
accommodate additional commercial for Golden Gate Estates.
Industrial
Industrial/commercial developments are in the northeast quadrant of I-75 and Collier
Boulevard interchange. White Lake Industrial Corp Park is one of Collier County's three
primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is
approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of
newer, good quality flex and warehouse properties and it is home to some of the largest
manufacturing facilities within the county. It is approximately 70-80% built -out.
City Gate Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light
industry, office, warehouse and distribution. The site has over 3,000 feet of frontage on
Collier Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100
room Fairfield Inn Marriott have been constructed. The Paradise Sports Complex was also
recently completed. A developer (Uline) recently completed the acquisition of
approximately 102.68 acres of land within City Gate for $45,369,512. Uline has plans to
build a 936,950-square-foot Distribution Center at this site. This project and a potential
Amazon Distribution Center near the corner of Davis and Collier Blvd. will add a number
of jobs to this area. However, this addition will also cause a lot more traffic in the area and
possibly an influx of people moving to the Golden Gate area to be closer to the distribution
centers for work.
Medical
None of Collier County's major medical facilities are located within this market area. The
only major medical center/hospital servicing this area is the Physicians Regional Medical
Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility
and is one of the county's four major medical centers. The hospital offers a 24-hour
emergency department that provides a full range of traditional emergency services. An
additional NCH emergency room facility was completed at the northeast corner of Collier
Boulevard and Immokalee Road. This is a two-story 19 room, state of the art emergency
room with additional medical space for practicing physicians. The facility was built to help
service the rural estates and all the new residential units being constructed along Collier
Boulevard and Immokalee Road. Physicians Regional is under construction on a similar
Carroll & Carroll 25
5960 Report Market Area
facility at the southeast corner to serve all the new residential development along
Immokalee Road and the Golden Gates Estates community.
MARKET AREA BUSINESS U iMARY
Total Businesses
1,815
Total Employees
11,615
Total Population
72,24
Employee/Pop. Ratio
16:01
Industry
Businesses
Employees
Health Care/Social Assitance
80
2,909
Construction
458
1,884
Education
39
1,557
Retail Trade
193
1,411
Management/Administration
238
1,223
Accommodation/Food Service
85
950
Other Services
207
793
Finance/Insurance/Real Estate
208
631
Manufacturing
25
617
Wholesale Trade
59
586
Services
154
561
Professional/Scientific/Tech
154
561
Public Administration
32
451
Arts/Entertainment/Recreation
39
395
Transportation
71
316
Agriculture/Mining
8
275
Information
15
59
Utility
2
14
Unclassified Establishments
43
8
U.S. Census Bureau, Census 2010 Summary File 1. Ersi forecasts for2020 and 2025
Health care, construction, education, retail, and management positions dominate the market
area business sector.
Carroll & Carroll 26
5960
Market Area
MARKET AREA LIFE CYCLE
Market areas often pass through a four -stage life cycle of growth, stability, decline, and
revitalization.
• Growth - A period during which the market area gains public favor and acceptance.
• Stability - A period of equilibrium without marked gains or losses
• Decline - A period of diminishing demand
• Revitalization - A period of renewal, redevelopment, modernization and increasing
demand.
Most the real estate activity in Golden Gate reflects the growth cycle. The residential and
commercial markets continue to be strong. The growth cycle is expected to continue into the
near future. Because of the age of the structures, the western portion and the city center are
just beginning to experience some revitalization.
CONCLUSION
This continues to be one of the most affordable market areas in Collier County. The houses
within the city center provide entry level housing and the rural area satisfies the desire for
larger lot sizes and rural lifestyle. A well -designed road network provides easy access to
jobs serving the coastal community; coastal beaches and water activities; entertainment
endeavors; and commercial and medical services. This area appeals to a cross section of the
population but primarily to working class families. Development continues to push north
and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy
growth while maintaining its affordability.
Carroll & Carroll 27
5960 Report Propertv Information
PROPERTY INFORMATION
Carroll 8v Carroll 28
] iS ' �
.'�'
J .Itij f
" -. • .� \
��
�ti .
-_�_., _
5960 Report Property Information
SITE DESCRIPTION
Legal Description
Lengthy legal descriptions for all 36 parcels contained in
the appraiser's work file.
Property ID#
The property consists of a total of 36 parcels. A complete
list is presented on the following page.
Owners of Record
HHH LP, HHH Investments LTD Partnership, Francis &
Mary Hussey, Jr., Sean Meade Hussey Trust, John G. Vega
Trust, Francis D. Hussey, Jr., and F. Desmond Hussey III
Trust
Size
I was not provided with a boundary survey. The size of the
parcel is based on the information obtained from my client
and the Collier County Property Appraiser.
I was provided with a Conservation Collier Initial Criteria
Screening Report dated August 2021. The screening report
specifies 252.45 acres and 255.73 acres. The Collier County
Property Appraiser indicates a total of 256.00 acres.
All parties (Collier County and representative of sellers)
have agreed that the total gross acreage is 255.73, which
will be utilized in my appraisal report.
Easements
None
Shape
Irregular
Frontage
None
Access
The subject is provided both physical and legal access from
Blackburn Road. Blackburn Road is a one -lane dirt road
extending along the northern drainage canal along
Interstate 75. There is a locked gate located at the
southwest corner of the Collier County owned HHH Ranch,
which is accessible by all property owners to the east. This
was confirmed with multiple property owners/real estate
agents in the North Belle Meade area. Blackburn Road
extends east from White Lake Boulevard and extends
beyond Kam Luck Drive.
There is also a cleared sugar sand/dirt road located along
the western boundary of the subject property.
Topography
Based on my physical inspection, the property is generally
level.
Ground Cover
The property is covered in native and exotic vegetation.
Carroll & Carroll 30
5960 Report
Property Information
The property is in its native state and has never been
cleared. I was provided with a Conservation Collier Initial
Screening Report dated August 2021.
Their findings of the native plant communities are
presented below.
LANDCOVER
ACRES
3100: Herbaceous (Dry Prairie)
32.78
3200: Shrub and Brushland
6.10
3300: Mixed Upland Nonforested
8.56
4110: Pine Flatwoods
22.47
6172: Mixed Shrubs
75.40
6200: Wetland Coniferous Forests
8.65
6210: Cypress
39.50
6250: Hydric Pine Flatwoods
36.53
6216: Cypress - Mixed Hardwoods
11.59
6410: Freshwater Marshes
14.15
Total acres
255.73
Based on the initial screening report, less than 25% of the
vegetative cover on the property consists of exotic invasive
Utilities Electricity is located along Blackburn Road, but it supports
the home owned by John and Diana Blackburn, the only
residence in the area with electricity. The property is
currently serviced by well and septic.
Surrounding Land Uses The subject is located approximately 4.05 mile east of
Collier Boulevard. The subject is surrounded to the north
and east by vacant Agricultural zoned land. Located to the
south is Blackburn Road and Interstate 75. Located to the
west is approximately 977 acres owned by Collier County.
Demographics (2021) 2 mile 5 10
Population 19 9,051 160,058
Households 6 2,829 60,815
Median HH Income $87,500 $82,573 $72,388
Median Home Value $299,999 $295,315 $321,700
Site Improvements I Perimeter fencing.
Carroll & Carroll 31
5960 Report Propertv Information
PARCEL
PARCEL ID
OWNERSHIP
ACREAGE
1
342880001
HHH LP
10.00
2
345160003
HHH Investments LTD Ptnrshp
5.00
3
344240005
Francis & Mary Hussey, Jr.
5.00
4
343760007
Sean Meade Hussey Trust
5.00
5
345280006
Sean Meade Hussey Trust
4.87
6
343080004
Francis & Mary Hussey, Jr.
4.87
7
342840009
Francis & Mary Hussey, Jr.
9.87
8
344040001
Sean Meade Hussey Trust
5.00
9
343480002
HHH Investments LTD Ptnrshp
5.00
10
345360007
Sean Meade Hussey Trust
1.25
11
345120001
HHH Investments LTD Ptnrshp
5.00
12
344960000
Sean Meade Hussey Trust
9.74
13
342080005
Sean Meade Hussey Trust
9.74
14
344760006
HHH Investments LP
19.47
15
344560002
Sean Meade Hussey Trust
4.87
16
345240004
John G. Vega Trust
5.00
17
344600001
Sean Meade Hussey Trust
8.70
18
345000008
HHH Investments LTD Ptnrshp
10.00
19
343640004
HHH Investments LTD Ptnrshp
5.00
20
343560003
HHH LP
9.74
21
345200002
Francis D. Hussy, Jr.
8.70
22
345040000
Sean Meade Hussey Trust
14.60
23
344480001
F Desmond Hussey III Trust
5.00
24
342200005
Sean Meade Hussey Trust
8.55
25
342920000
Francis & Mary Hussey, Jr.
9.87
26
344520000
Sean Meade Hussey Trust
4.87
27
342600003
Sean Meade Hussey Trust
5.00
28
343200004
Sean Meade Hussey Trust
4.87
29
343840008
Francis & Mary Hussey, Jr.
7.84
30
342760008
Sean Meade Hussey Trust
8.71
31
345400006
Sean Meade Hussey Trust
1.84
32
342120004
Sean Meade Hussey Trust
8.16
33
344640003
Sean Meade Hussey Trust
5.00
34
344360008
Sean Meade Hussey Trust
4.87
35
344160004
HHH Investments LTD Ptnrshp
10.00
36
342520002
Sean Meade Hussey Trust
5.00
TOTAL
256.00
Carroll & Carroll 32
5960 Report
SUBJECT PHOTOGRAPHS
Property Information
View to the east along the northern property boundary.
(Photo Taken March 4, 2022)
View to the southeast from the northwest corner of the property.
(Photo Taken March 4, 2022)
Carroll & Carroll 33
5960 Report Property Information
View to the west along the northern property boundary.
(Photo Taken March 4, 2022)
View to the southwest from the northeast corner of the property.
(Photo Taken March 4, 2022)
Carroll & Carroll 34
5960 Report
Property Information
View to the west along the northern property boundary.
(Photo Taken March 4, 2022)
V 1CVV LU L11C JUUL11VVCJL 11U11L LIM 1LU1L11CdJL L.U111C1 Ul L1LC F.LUFVILy.
(Photo Taken March 4, 2022)
Carroll & Carroll 35
5960 Report Property Information
View to the west along the northern property boundary.
(Photo Taken March 4, 2022)
View to the southwest from the northeast corner of the property.
(Photo Taken March 4, 2022)
Carroll & Carroll 36
5960 Report Property Information
View to the west along the northern property boundary.
(Photo Taken March 4, 2022)
View to the southwest from the northeast corner of the property.
(Photo Taken March 4, 2022)
Carroll & Carroll 37
5960 Report Property Information
View to the west along the northern property boundary.
(Photo Taken March 4, 2022)
View to the southwest from the northeast corner of the property.
(Photo Taken March 4, 2022)
Carroll & Carroll 38
5960 Report Property Information
View to the west along the northern property boundary.
(Photo Taken March 4, 2022)
View to the southwest from the northeast corner of the property.
(Photo Taken March 4, 2022)
Carroll & Carroll 39
5960 Report Property Information
View to the west along the northern property boundary.
(Photo Taken March 4, 2022)
View to the southwest from the northeast corner of the property.
(Photo Taken March 4, 2022)
Carroll & Carroll 40
5960 Report Propertv Information
ENVIRONMENTAL
CONTAMINATION
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 41
5960 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 August 2021.
Their findings of the native plant communities are
presented below.
LAN DCOVER
ACRES
3100: Herbaceous (Dry Prairie)
32.78
3200: Shrub and Brushland
6.10
3300: Mixed Upland Nonforested
8.56
4110: Pine Flatwoods
22.47
6172: Mixed Shrubs
75.40
6200: Wetland Coniferous Forests
8.65
6210: Cypress
39.50
6250: Hydric Pine Flatwoods
36.53
6216: Cypress - Mixed Hardwoods
11.59
6410: Freshwater Marshes
14.15
Total acres
255.73
The Red Cockaded Woodpecker was observed on
their site visit and the Florida Panther is a GIS
mapped species on the property. The
property/habitat would also support the presence of
the Bonneted bat, Gopher Tortoise, Indigo Snake,
Big Cypress Fox Squirrel, Wading Birds, and the
American Alligator, which are all protected species.
All plant and animal communities are of interest
and concern. To a greater or lesser degree
depending on the species and the quality of habitat
they occupy, plants and animals inhabiting the
property will invoke some level of scrutiny and will
result in some cost during the permitting process.
Natural Resource Audits Available No
Impact on Value N/A
Disclaimer Specialized natural resource audits were not in the
appraiser's required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
Carroll & Carroll 42
5960 Report
Property Information
concerns, or for the knowledge and expertise
required to discover them.
Carroll 8v Carroll 43
5960
Property Information
Initial Criteria Screening Report HHHRanch
Owner Name: Hussev & Veva
Folio #: 36 parcels
Date: August 2021
Exhibit A. FLUCCs Map
0.65
Miles
geed
HHH Ranch per
3100: Herbaceous (Dry Raidet
3218: Palm.hp P eNasl�
3300: Mlxed lJpland Nonfaesled
a110: 11ne s...-
5120: Ch....11zed Nhlcwey.. Cmrel,
BtTO: Mired WZHand Hardwoods
81]2: Mlxetl Shrubs
8200: Wetlantl Gonitemus Foesb
ezta: gpress
W. Cyprasa-Mixed Wrdwdods
SM. Hod. Pln. Ffet.o
8148: Road. and Hg ..a
1.3
gend
HHH Ranch parcels
LANWSE
� 3f00: Harbac.cus (Dry Praia)
32W: Shrub and RrusNand
V10: --tto Praidea
3300: Mv.tl Upland Nprdae-
4110: Ph. Fl.twopd.
6120: Ch.... llmd WMarways, Canals
al. Mved Wetland HarUw.oda
� 61]2: Mlxetl 5nrubs
6m0_ a and Conderaa Forests
® 6210: Cypress
8218: CydreN Mlxetl Hardwoods
� dz6o: nync Plne Flmwppds
� 8410: Freahweter Mertes
8140; Roads aid Hq6.
0 0.65 1.3
Miles
Page 23 of 41
Carroll 8v Carroll 44
5960 Report Propertv Information
FUTURE LAND USE
Ordinance or Plan
Collier County Growth Management Plan
Future Land Use Designation
Rural Fringe Mixed Use District (RFMUD) — Sending
Lands and the North Belle Meade Overlay and a
portion of the property is also designated (NRPA)
Natural Resource Protection Area Overlay District
Purpose of Designation
The Rural Fringe Mixed Use District provides a
transition between the Urban and Estates
Designated lands and between the Urban and
Agricultural/Rural and Conservation designated
lands farther to the east. The Rural Fringe Mixed Use
District employs a balanced approach, including
both regulations and incentives, to protect natural
resources and private property rights, providing for
large areas of open space, and allowing, in
designated areas, appropriate types, density and
intensity of development. The Rural Fringe Mixed
Use District allows for a mixture of urban and rural
levels of service, including limited extension of
central water and sewer, schools, recreational
facilities, commercial uses and essential services
deemed necessary to serve the residents of the
District.
Sending Lands are those lands within the Rural
Fringe Mixed Use District that have the highest
degree of environmental value and sensitivity and
generally include significant wetlands, uplands, and
habitat for listed species.
Permitted uses include agricultural uses, detached
single family uses at a maximum density of one
dwelling unit per 40 acres or one dwelling unit per
lot or parcel of less than 40 acres, which existed on
or before June 22, 1999, habitat preservation and
conservation use, passive parks, sporting and
recreational camps, essential services, and oil and
gas exploration.
Development rights may also be severed from
Sending Lands at a maximum rate of 0.2 TDR
Carroll & Carroll 45
5960 Report Property Information
(Transfer of Development Rights) credits per acre (1
TDR Credit per five acres). Utilization of TDR
Credits and TDR Bonus Credits in Receiving Lands
may only occur in whole number increments
(fractions are prohibited). In the case of legal
nonconforming lots or parcels in existence as of June
22, 1999, where such lot or parcel is less than 5 acres
in size, one TDR Credit may be severed from said lot
or parcel.
North Belle Meade area is surrounded by Golden
Gate Estates to the north, east, and west and I-75 to
the south and is unique to the Rural Fringe area
because it is surrounded by areas that are vested for
development on three sides. Because this area is
largely undeveloped and includes substantial
vegetated areas, the Sending Lands can and do
provide valuable habitat for wildlife, including
endangered species. The challenge for the NBM
Overlay area is to achieve a balance of both
preservation and opportunities for future
development that takes into account resource
protection and the relationship between this area
and the Estates developing around the NBM
Overlay area.
A portion of the property is also located within the
Natural Resource Protection Area. The NBM
Natural Resource Protection Area (NRPA) includes
seven sections of lands and three partial sections or a
total of ± 6,075 acres and is located in the eastern
portion of the NBM Overlay. This area comprises
about thirty-nine percent of the NBM Overlay. The
NBM NRPA area has concentrations of wetland land
cover and listed species habitat, consistent with
other Rural Fringe NRPA's. This consideration
combined with the fragmented ownership pattern
and the state's desire to purchase significant
portions of this area warrants a different level of
protection than in other NRPA areas, particularly for
incentives for the consolidation of lots to assist in the
future preservation of lands.
Carroll & Carroll 46
5960 Report Property Information
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Carroll 8v Carroll 47
5960 Report Propertv Information
ZONING
Ordinance or Land Development
Collier County
Code
Zoning
"A" - Rural Agricultural District
RFMUO - NBMO - Sending
Rural Fringe Mixed Use District (RFMUO) - Sending
Lands and the North Belle Meade Overlay and a
portion of the property is also designated (NRPA)
Natural Resource Protection Area Overlay District
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
Carroll & Carroll 48
5960 Report
Property Information
Minimum Lot Width:
165 feet
Minimum Front Yard Setback:
50 feet minimum
Minimum Side Yard Setback:
30 feet
Minimum Rear Yard Setback:
50 feet
Maximum Building Height:
35 feet
The purpose and intent of the RFMU District is to
provide a transition between the Urban and Estates
Designated lands and between the Urban and
Agricultural/Rural and Conservation designated lands
farther to the east. The RFMU District employs a
balanced approach, including both regulations and
incentives, to protect natural resources and private
property rights, providing for large areas of open
space, and allowing, in designated areas, appropriate
types, density and intensity of development. The
RFMU District allows for a mixture of urban and rural
levels of service, including limited extension of central
water and sewer, schools, recreational facilities,
commercial uses, and essential services deemed
necessary to serve the residents of the RFMU District.
The innovative planning and development techniques
which are required and/or encouraged within the
RFMU District were developed to preserve existing
natural resources, including habitat for listed species,
to retain a rural, pastoral, or park -like appearance
from the major public rights -of -way, and to protect
private property rights.
Sending Lands are those lands that have the highest
degree of environmental value and sensitivity and
generally include significant wetlands, uplands, and
habitat for listed species. RFMU sending lands are the
principal target for preservation and conservation.
Density may be transferred from RFMU sending lands
as provided in LDC section 2.03.07 D.4.c. All NRPAs
within the RFMU district are also RFMU sending
lands. With the exception of specific provisions
applicable only to NBMO neutral lands, the following
standards shall apply within all RFMU sending lands:
Carroll & Carroll 49
5960 Report
Property Information
The purpose and intent of the Natural Resource
Protection Area Overlay District (NRPA) is to: protect
endangered or potentially endangered species by
directing incompatible land uses away from their
habitats; to identify large, connected, intact, and
relatively unfragmented habitats, which may be
important for these listed species; and to support State
and Federal agencies' efforts to protect endangered or
potentially endangered species and their habitats.
NRPAs may include major wetland systems and
regional flow -ways. These lands generally should be
the focus of any federal, state, County, or private
acquisition efforts. Accordingly, allowable land uses,
vegetation preservation standards, development
standards, and listed species protection criteria within
NRPAs set forth herein are more restrictive than
would otherwise be permitted in the underlying
zoning district and shall to be applicable in addition to
any standards that apply tin the underlying zoning
district.
Copies of pertinent sections of the Comprehensive Plan and Land Development Code are
included in the Addendum.
Carroll & Carroll 50
5960 Revort Proverty Information
0
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Carroll 8v Carroll 51
5960 Report Propertv Information
ASSESSMENT AND 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
On the following page is a complete list of all 36
Parcels.
Assessment and Tax Year
2021
Combined Land Assessment
$1,095,276
Improvement Assessment
$0
Combined Total Assessment
$1,095,276
10% CAP
$0
AG Exemption
($1,022,657)
Taxable Value
$61,695
Ad Valorem Taxes
$757.81
Non- Ad Valorem Taxes
$0
Total Taxes
$757.81
Taxing Authority/jurisdiction
Collier County
The total assessment is $4,282.94 per gross acre of land area (based on 255.73 acres). The
land assessment is within the range of other similar interior parcels. The assessment is
considerably less than my estimate of market value.
As of the appraisal effective date the 2021 taxes have been paid.
Carroll & Carroll 52
5960 Report
Property Information
PARCEL
PARCEL ID
OWNERSHIP
ACREAGE
2021 MARKET
VALUE
AG EXEMPTION
2021 ASSESSED
VALUE
2021 TAXABLE
VALUE
2021 TAXES
1
342880001
HHH LP
10.00
$42,000
($40,850)
$1,150
$1,150
$13.15
2
345160003
HHH Investments LTD Ptnrshp
5.00
$21,000
($20,425)
$575
$575
$6.55
3
344240005
Francis & Mary Hussey, Jr.
5.00
$21,000
($20,425)
$575
$575
$6.55
4
343760007
Sean Meade Hussey Trust
5.00
$21,000
($20,275)
$725
$725
$8.28
5
345280006
Sean Meade Hussey Trust
4.87
$20,454
($19,894)
$560
$560
$6.40
6
343080004
Francis & Mary Hussey, Jr.
4.87
$20,454
($19,894)
$560
$560
$6.40
7
342840009
Francis & Mary Hussey, Jr.
9.87
$41,454
($40,023)
$1,431
$1,431
$16.34
8
344040001
Sean Meade Hussey Trust
5.00
$21,000
($20,425)
$575
$575
$6.55
9
343480002
HHH Investments LTD Ptnrshp
5.00
$21,000
($20,425)
$575
$575
$6.55
10
345360007
Sean Meade Hussey Trust
1.25
$5,250
($5,106)
$144
$144
$1.65
11
345120001
HHH Investments LTD Ptnrshp
5.00
$21,000
($20,425)
$575
$575
$6.55
12
344960000
Sean Meade Hussey Trust
9.74
$40,908
($39,788)
$1,120
$1,120
$12.78
13
342080005
Sean Meade Hussey Trust
9.74
$40,908
($39,496)
$1,412
$1,412
$16.12
14
344760006
HHH Investments LP
19.47
$81,774
($79,535)
$2,239
$2,239
$25.57
15
344560002
Sean Meade Hussey Trust
4.87
$20,454
($19,894)
$560
$560
$6.40
16
345240004
John G. Vega Trust
5.00
$21,000
$0
$15,538
$15,538
$204.13
17
344600001
Sean Meade Hussey Trust
8.70
$36,540
($35,539)
$1,001
$1,001
$11.43
18
345000008
HHH Investments LTD Ptnrshp
10.00
$42,000
($40,850)
$1,150
$1,150
$13.15
19
343640004
HHH Investments LTD Ptnrshp
5.00
$21,000
($20,425)
$575
$575
$6.55
20
343560003
HHH LP
9.74
$40,908
($39,788)
$1,120
$1,120
$12.78
21
345200002
Francis D. Hussy, Jr.
8.70
$36,540
($35,539)
$1,001
$1,001
$11.43
22
345040000
Sean Meade Hussey Trust
14.60
$61,320
($59,641)
$1,679
$1,679
$19.16
23
344480001
F Desmond Hussey III Trust
5.00
$21,000
$0
$15,538
$15,538
$204.13
24
342200005
Sean Meade Hussey Trust
8.55
$35,910
($34,670)
$1,240
$1,240
$14.16
25
342920000
Francis & Mary Hussey, Jr.
9.87
$41,454
($40,023)
$1,431
$1,431
$16.34
26
344520000
Sean Meade Hussey Trust
4.87
$20,454
($19,748)
$706
$706
$8.06
27
342600003
Sean Meade Hussey Trust
5.00
$21,000
($20,275)
$725
$725
$8.28
28
343200004
Sean Meade Hussey Trust
4.87
$20,454
($19,894)
$560
$560
$6.40
29
343840008
Francis & Mary Hussey, Jr.
7.84
$58,800
($57,663)
$1,137
$1,137
$12.98
30
342760008
Sean Meade Hussey Trust
8.71
$36,582
($35,319)
$1,263
$1,263
$14.42
31
345400006
Sean Meade Hussey Trust
1.84
$1,932
($1,720)
$212
$212
$2.42
32
342120004
Sean Meade Hussey Trust
8.16
$34,272
($33,089)
$1,183
$1,183
$13.50
33
344640003
Sean Meade Hussey Trust
5.00
$21,000
($20,425)
$575
$575
$6.55
34
344360008
Sean Meade Hussey Trust
4.87
$20,454
($19,894)
$560
$560
$6.40
35
344160004
HHH Investments LTD Ptnrshp
10.00
$42,000
($40,850)
$1,150
$1,150
$13.15
36
342520002
Sean Meade Hussey Trust
5.00
$21,000
($20,425)
$575
$575
$6.55
TOTAL
256.00
$1,095,276
($1,022,657)
$61,695
$61,695
$757.81
Carroll 8v Carroll 53
5960 Report Propertv Information
FLOOD ZONE DATA
Flood Zone
AH
Flood Zone Comments
Zone AH — Areas of 1% annual -chance
shallow flooding with a constant water -
surface elevation (usually areas of ponding)
where average depths are between 1 and 3
feet. Base flood elevations determined.
Community Panel Number
12021C0440H
Revised
May 16, 2012
Source
National Flood Insurance Program
Flood Insurance Rate Maps
Carroll &, Carroll 54
5960 Report Propertv Information
TRANSACTIONAL HISTORY
Sales History
No sales or transfers of ownership have
occurred with the prior three years.
CURRENT
STATUS
Subject Listed for Sale/Under Contract
The subject property is currently listed for
sale for $10,000 per acre or $2,557,300.
I interviewed the listing agent Billy Rollins,
who said they have not received any formal
offers. He said a few neighbors inquired, but
none of the interest ever materialized. He
also immediately presented it to Collier
County since they own the adjacent 965 acres
to the west.
His listing price was based on the price the
Collier County paid for the 962 acre, HHH
Ranch parcels to the west in December 2020.
The property sold for $10,000,000 or $10,395
per acre.
Carroll & Carroll 55
5960 Report Highest and Best Use
HIGHEST AND BEST USE
DEFINITION
The Dictionary of Real Estate Appraisal, Th 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" — Rural Agricultural
District "A" — RFMUO — NBMO — Sending Rural Fringe Mixed Use District (RFMUO) —
Sending Lands and the North Belle Meade Overlay and a portion of the property is also
designated (NRPA) Natural Resource Protection Area Overlay District. Sending Lands are
those lands within the Rural Fringe Mixed Use District that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands,
and habitat for listed species.
The zoning ordinance and future land use are consistent in identifying the property for
residential uses, varying types of ancillary agricultural uses, habitat preservation and
conservation, passive recreational uses, essential services, and oil and gas exploration. The
property can be used for agricultural purposes, a maximum of one single family home per
40 acres or one dwelling unit per lot or parcel of less than 40 acres, which existed on or
before June 22, 1999.
The development rights may also be severed from Sending Lands at a maximum rate of 0.2
TDR (Transfer of Development Rights) credits per acre (1 TDR Credit per five acres). The
subject would be entitled to 51.15 TDR credits.
Carroll & Carroll 56
5960 Report Highest and Best Use
Physically Possible: Assuming there are no significant environmental issues, the subject
could be developed as one single-family home site or some type of agricultural operation.
The site is served by well and septic systems, there is no electricity, but the property does
have legal and physical access. The location, surrounding land uses, and the size of the
property suggest some type of rural agricultural use, single-family use, passive recreational
use, or transfer the TDR credits.
Financially Feasible: The financial feasibility of single-family residential development is
good. The single-family residential market continues to be strong, especially new
construction. However, due to the lack of utilities and infrastructure, this does not appear
to be a financially feasible use.
Due to the limited number of locations in Naples for agricultural uses, this is also a
financially feasible use. The majority of the current buyers are either land speculators or
owner -user who utilize the property for a weekend recreational camp.
The sale of TDR credits has been inactive for a number of years. As development continues
to move east, the developers of land in the Rural Fringe Mixed Use District will become
more reliant on TDR's to increase their density. Based on the recent sales of TDR credits,
the highest and best use is to sell to an owner -user for an agricultural or recreational uses.
Although it is not an economic use, acquisition of lands in the NRPA area by Collier County
is encouraged for habitat preservation and conservation.
Maximally Productive: The maximally productive use is that the land be held and utilized
for agricultural purposes reducing the holding costs and possibly developed with a low -
density single-family use once the infrastructure and access become more available to the
property.
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for this vacant parcel.
Carroll & Carroll 57
5960 Report Sales Comparison Approach
SALES COMPARISON APPROACH
INTRODUCTION
In the sales comparison approach, the subject property is compared with similar properties
that have sold recently or for which listing prices or offering prices are known. Data from
generally similar properties is used, and comparisons are made to demonstrate a probable
price at which the subject property would sell if offered on the market. This approach is
particularly strong when comparable sales data is plentiful and there is good conformity
among properties in the neighborhood.
Following is the procedure to be followed in developing this approach:
Research the market to gather information on sales, listings, and offers to purchase
properties similar to the subject.
2. Verify the information as to factual accuracy and arm's-length market considerations.
3. Identify relevant units of comparison and develop a comparative analysis for each
unit.
4. Compare the subject with comparable sale properties using elements of comparison
and adjust the sale price of each comparable appropriately.
5. Reconcile the various value indicators produced from the analysis of comparables into
a single value indication or a range of values.
The outline above is developed in detail on the following pages.
SALES DATA
A search was made for sales of land comparable to the subject site. The intention was to
find comparable sales in similar locations that offer similar functional utility. Due to the
location and physical characteristics, I elected to bracket the subject within the range
indicated by comparables. This is preferable to a conventional adjustment process where
the magnitude of adjustments is likely to be great, and there is little support for specific
adjustments. However, I did make size and shape adjustments due to the smaller size of
the majority of the comparable sales.
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.
Carroll & Carroll 58
5960 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 59
5960 Report Sales Comparison Approach
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES
Ifr
Carroll &, Carroll 60
5960 Report Sales Comparison Approach
VACANT LAND COMPARABLE 1
ADDRESS
No site address, Naples, FL 34117
PROPERTY ID NO.
00342800007
SALE PRICE
$120,000
UNIT AREA
9.74 acres
UNIT PRICE
$12,320 per acre
DATE OF RECORDING
February 23, 2022
O.R. BOOK -PAGE
6090/3554
CONTRACT DATE
January 20, 2022
GRANTOR
Compass One Holdings, LLC
GRANTEE
Naples Weekender, LLC
FINANCING
Cash to seller
TOPO-ELEVATION
Level
GROUND COVER
Native Vegetation
LAND USE DESIGNATION
Sending Lands
ZONING
A - Rural Agricultural — RFMUO — NBMO- Sending
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 Rachel Guertin, listing agent. She verified the sale price and the arm's-length transaction. The property was listed for $139,900
and was on the market for 6 days. She said there was considerable interest and it almost got into a multiple offer situation.
Verified with Richard Paganes, buyer. He verified the sale price and the arm's-length nature. He bought it along with his son-in-law for a
weekend retreat. He felt like the overpaid for the property. The property has legal and physical access through the gate.
Carroll & Carroll 61
5960 Report Sales Comparison Approach
VACANT LAND COMPARABLE 2
ADDRESS
No site address, Naples, FL 34117
PROPERTY ID NO.
00352640008
SALE PRICE
$70,000
UNIT AREA
10.00 acres
UNIT PRICE
$7,000 per acre
DATE OF RECORDING
October 20, 2021
O.R. BOOK -PAGE
6030/2667
CONTRACT DATE
Unknown
GRANTOR
Oron and Barbara Lester
GRANTEE
William and Martha Jean Dively
FINANCING
Cash to seller
TOPO-ELEVATION
Level
GROUND COVER
Native Vegetation
LAND USE DESIGNATION
Sending Lands
ZONING
A - Rural Agricultural — RFMUO — NBMO- Sending - NRPA
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. Attempted to contact the buyer, but my phone call was not returned. The property was listed for $70,000
and was on the market 13 days.
Carroll & Carroll 62
5960 Report Sales Comparison Approach
VACANT LAND COMPARABLE 3
ADDRESS
No site address, Naples, FL 34117
PROPERTY ID NO.
00346920006
SALE PRICE
$24,000
UNIT AREA
4.80 acres
UNIT PRICE
$5,000 per acre
DATE OF RECORDING
February 09, 2021
O.R. BOOK -PAGE
5894/823
CONTRACT DATE
December 5, 2020
GRANTOR
Warren Stamm, Solomon Stamm, and Bella Goldstein
GRANTEE
Alex and Hillary Gardella
FINANCING
Cash to seller
TOPO-ELEVATION
Level
GROUND COVER
Native Vegetation
LAND USE DESIGNATION
Sending Lands
ZONING
A - Rural Agricultural — RFMUO — NBMO- Sending - NRPA
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
The East 1/2 of the South 1/2 of the North 1/2 of the South 1/2 of the North 1/2 of the Northwest 1/4 less the East 35 feet thereof, lying and
being in Section 34, Township 49 South,
Range 27 East, Collier County, Florida.
VERIFICATION
Verified with Fred Kermani, listing agent. He verified the sale price and the arm's-length nature. The property was listed for $35,000 and
was on the market 112 days.
Carroll & Carroll 63
5960 Report Sales Comparison Approach
VACANT LAND COMPARABLE 4
ADDRESS
Kam Luck Drive, Naples, FL 34117
PROPERTY ID NO.
00345680004, 00346280005, 00346800003
SALE PRICE
$110,000
UNIT AREA
14.40 acres
UNIT PRICE
$7,639 per acre
DATE OF RECORDING
June 01, 2021
O.R. BOOK -PAGE
5960/1724
CONTRACT DATE
Unknown
GRANTOR
Roadrunner Properties, LLC
GRANTEE
Kirk Sanders
FINANCING
Cash to seller
TOPO-ELEVATION
Level
GROUND COVER
Native Vegetation
LAND USE DESIGNATION
Sending Lands
ZONING
A - Rural Agricultural — RFMUO — NBMO- Sending - NRPA
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 Fred Kerman, listing agent. He verified the sale price and the arm's-length nature. The property consists of three parcels.
The property was listed for $136,400. He said the buyer's intended use was to hold for investment. Verified with Milly Mercado, selling
agent. She verified the sale price and the arm's-length nature. The buyer plans to use the property for a weekend retreat. He is also the
adjacent owner.
Carroll & Carroll 64
5960 Report Sales Comparison Approach
VACANT LAND COMPARABLE 5
ADDRESS
Kam Luck Drive, Naples, FL 34117
PROPERTY ID NO.
00345600000, 00345560001, 00345520009
SALE PRICE
$190,000
UNIT AREA
14.40 acres
UNIT PRICE
$13,194 per acre
DATE OF RECORDING
May 14, 2021
O.R. BOOK -PAGE
5949/3713
CONTRACT DATE
April 29, 2021
GRANTOR
An Trinh and Maria Nguyen
GRANTEE
Kirk Sanders
FINANCING
Cash to seller
TOPO-ELEVATION
Level
GROUND COVER
Native Vegetation
LAND USE DESIGNATION
Sending Lands
ZONING
A - Rural Agricultural — RFMUO — NBMO- Sending - NRPA
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 Fred Kerman, listing agent. He verified the sale price and the arm's-length nature. The property consists of three parcels.
The property was listed for $210,000 and was on the market almost two years. Verified with Milly Mercado, selling agent. She verified the
sale price and the arm's-length nature. The buyer plans to use the property for a weekend retreat.
Carroll & Carroll 65
5960 Report Sales Comparison Approach
VACANT LAND COMPARABLE 6
ADDRESS
Kam Luck Drive, Naples, FL 34117
PROPERTY ID NO.
00345640002
SALE PRICE
$48,000
UNIT AREA
4.80 acres
UNIT PRICE
$10,000 per acre
DATE OF RECORDING
April 28, 2021
O.R. BOOK -PAGE
5938/3399
CONTRACT DATE
Unknown
GRANTOR
Warren Stamm, Solomon Stamm, and Bella Goldstein
GRANTEE
Jarunys Casanova
FINANCING
Cash to seller
TOPO-ELEVATION
Level
GROUND COVER
Native Vegetation
LAND USE DESIGNATION
Sending Lands
ZONING
A - Rural Agricultural — RFMUO — NBMO- Sending - NRPA
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
The East 1/2 of the South 1/2 of the North
1/2 of the North 1/2 of the South 1/2 of the Northeast 1/4 less the East 35 feet thereof, lying and
being in Section 34, Township 49 South, Range 27 East, Collier County, Florida.
VERIFICATION
Verified with Fred Kerman, listing agent. He verified the sale price and the arm's-length nature. The property was listed for $55,000.
Carroll & Carroll 66
5960 Report Sales Comparison Approach
VACANT LAND COMPARABLE 7
ADDRESS
Blackburn Road, Naples, FL 34117
00328560002,00331320006,00330480002,00328640003,00329240004,00341960003,
PROPERTY ID NO.
00342040003,00329760005
SALE PRICE
$10,000,000
UNIT AREA
962.00 acres
UNIT PRICE
$10,395 per acre
DATE OF RECORDING
December 17, 2020
O.R. BOOK -PAGE
5863/2159
CONTRACT DATE
Unknown
GRANTOR
Francis & Mary Hussey, Jr., HHH Investments, LTD., Sean Meade Hussey Trust
GRANTEE
Collier County
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native Vegetation
LAND USE DESIGNATION Sending and Receiving Lands
ZONING
A - Rural Agricultural — RFMUO — NBMO- Sending & Receiving
Perimeter fencing and minor improvements including a small hunting camp that do not
IMPROVEMENTS
contribute any value.
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 Roosevelt Leonard Sr. Review Appraiser for the Facilities Management/Real Property of Collier County. He verified the sale
and the arm's-length nature.
Collier County is acquiring a number of parcels throughout the area. The property sold in two separate
transactions, one for $9,890,000 and the other for $110,000. Collier County had multiple appraisals conducted that indicated a lower value,
Carroll & Carroll 67
5960 Report Sales Comparison Approach
but the seller was not willing to accept anything less than $10,000,000.
The property is zoned Rural Agricultural District (A) within overlays of Rural Fringe Mixed Use -Receiving Lands, Rural Fringe Mixed Use
- Sending Lands, and North Belle Meade Overlay District (NBMO). The north 578 acres is located within RFMU — Receiving Lands while
the south 384 acres is located in the RFMU — Sending Lands.
Carroll & Carroll 68
5960 Report
Sales Comparison Approach
LAND SALES ADJUSTMENT GRID
ITEM
SUBJECT
COMP #1
COMP 42
COMP #3
COMP #4
COMP #5
COMP #6
COMP #7
PROPERTY IDENTIFICATION
HHH Ranch
Naples
Dively
Gardella
Kam Luck Dr.
Kam Luck Dr.
Kam Luck Dr.
HHH Ranch
Parcels
Weekender
SALE PRICE
N/A
$120,000
$70,000
$24,000
$110,000
$190,000
$48,000
$10,000,000
REAL PROPERTY RIGHTS
N/A
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
0
0
0
0
0
0
0
CONDITIONS OF SALE
Market
Market
Market
Market
Market
Market
Market
Govt. Agency
0
0
0
0
0
0
0
BUILDING IMPROVEMENTS
Cleared
None
None
None
None
None
None
None
0
0
0
0
0
0
0
FINANCING
Cash or
Cash to seller
Cash to seller
Cash to seller
Cash to seller
Cash to seller
Cash to seller
Cash to seller
Equivalent
0
0
0
0
0
0
0
ADJUSTED SALE PRICE
N/A
$120,000
$70,000
$24,000
$110,000
$190,000
$48,000
$10,000,000
Recording Date
N/A
02/23/22
10/20/21
02/09/21
06/O1/21
05/14/21
04/28/21
12/17/20
Months Prior To Effective Date
03/04/22
0.30
4.44
12.75
9.07
9.66
10.19
14.53
MARKET CHANGE ADJUSTMENT
N/A
0.4%
6.7%
19.1%
13.6%
14.5%
15.3%
21.8%
ADJUSTED SALE PRICE
N/A
$120,533
$74,660
$28,592
$124,970
$217,544
$55,337
$12,179,487
Parcel Area in Gross Acres
255.73
9.74
10.00
4.80
14.40
14.40
4.80
962.00
PRICE PER ACRE
?
$12,375
$7,466
$5,957
$8,679
$15,107
$11,529
$12,661
LOCATION
ADDRESS
Blackburn Rd.
N/A
N/A
N/A
Kam Luck Dr.
Kam Luck Dr.
Kam Luck Dr.
Blackburn Rd.
LEGAL ACCESS
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
PHYSICAL ACCESS
Yes
Yes
No
No
Yes
Yes
Yes
Yes
OVERALL LOCATION
Fair
Similar
Inferior
Inferior
Similar
Similar
Similar
Superior
0%
0%
0%
0%
0%
0%
0%
UTILITIES
Well & Septic
Similar
Similar
Similar
Similar
Similar
Similar
Similar
No Electric
0%
0%
0%
0%
0%
0%
0%
COMP. PLAN
Sending
Sending
Sending
Sending
Sending
Sending
Sending
Receiving/Send
ZONING
A- Agricultural
A
A
A
A
A
A
A
0%
0%
0%
0%
0%
0%
0%
SIZE IN ACRES
255.73
9.74
10.00
4.80
14.40
14.40
4.80
962.00
SHAPE/CONFIGURATION
Irregular
Superior
Superior
Superior
Superior
Superior
Superior
Superior
PHYSICAL CHARACTERISTICS
Native Veg.
Similar
Similar
Similar
Similar
Similar
Similar
Similar
0%
0%
0%
0%
0%
0%
0%
GROSS ADJUSTMENT
N/A
15%
15%
15%
15%
15%
15%
5%
INDICATION OF UNIT VALUE
?
$10,519
1 $6,346
$5,063
1 $7,377
1 $12,841
1 $9,799
1 $12,028
OVERALL COMPARISON
SIMILARI
INFERIORI
INFERIORI
SIMILARI
SUPERIORI
SIMILARI
SUPERIOR
Carroll 8v Carroll 69
5960 Report Sales Comparison Approach
DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
"market" transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPROVEMENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
Carroll & Carroll 70
5960 Report Sales Comparison Approach
FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANGE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
Land values in the North Bell Meade market are appreciating due to the demand for
vacant land and record low interest rates. The buyers include a mix of individuals who
plan to use the property for a weekend retreat, investors, and land speculators. I
developed a paired sales analysis of three older sales with no physical access and
compared them to two recent sales.
I also compared a 2020 sale along Kam Luck Drive to the 2021 sales along Kam Luck Drive
and the most recent sale near the subject.
The monthly change rates range from -2.47% to 8.42% with an average of 3.38%. Since the
subject has legal and physical access, I relied heavily on the Kam Luck sales/change rates.
The average of the Kam Luck Drive sales were 1.60% per month.
Prior Sale Price Recent Sale Price
Prior Sale Parcel ID#
Recent Sale
Parcel ID#
Prior Sale
Recent Sale
Months
Per Acre
Per Acre
APnreciation MonthlChange
No Physical Address F00348000005
No Physical Address
r00352640008
03/21/19
10/20/21
31.03
$4,167
$7,000
67.99%
2.19%
No Physical Address F00348000005
No Physical Address
�00346920006
03/21/19
02/09/21
22.72
$4,167
$5,000
19.99 %
0.88%
No Physical Address F00342960002
No Physical Address
�00352640008
07/12/19
10/20/21
27.32
$2,977
$7,000
135.14%
4.95%
No Physical Address r00342960002
No Physical Address
�00346920006
07/12/19
02/09/21
19.00
$2,977
$5,000
67.95%
3.58%
No Physical Address r00347840004
No Physical Address
�00352640008
10/09/19
10/20/21
24.39
$2,292
$7,000
205.41 %
8.42%
No Physical Address r00347840004
No Physical Address
�00346920006
10/09/19
02/09/21
16.07
$2,292
$5,000
118.15%
7.35%
Kam Luck Dr. '00345840006
Kam Luck Dr.
3 Parcels
10/16/20
05/14/21
6.90
$9,375
$13,194
40.74%
5.90%
Kam Luck Dr. F00345840006
Kam Luck Dr.
3 Parcels
10/16/20
06/01/21
7.50
$9,375
$7,639
-18.52 %
-2.47 %
Kam Luck Dr. '00345840006
Kam Luck Dr.
P00345640002
10/16/20
04/28/21
6.38
$9,375
$10,000
6.67 %
1.05%
Kam Luck Dr. F00345840006
No Physical Address
F00342800007
10/16/20
02/23/22
16.27
$9,375
$12,320
31.41 %
1.93%
AVG
3.38%
The sales utilized in the report range from less than a month over 14 months old. Based on
the wide range of market change rates and age of the Comparable sales, I applied a market
change rate of 1.50% per month or 18.00% annually.
Carroll & Carroll 71
5960 Report Sales Comparison Approach
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• All seven comparables are located in the North Belle Meade and are similar, however a
number of them differ on physical access.
The lack of recent and historical land sales in this area, it was very difficult to extract
specific locational adjustments. For this reason, the comparables were bracketed with
some being superior, similar, and inferior.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public 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
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• Comparable 7 has a future land use and zoning of both Sending and Receiving Lands.
The Receiving Lands are superior to the subject.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• The subject consists of 36 adjacent parcels, however they create an irregular shape that
is inferior to all the comparables. All seven comparables were adjusted downward 5%
for their superior shapes.
The comparables range in size from 4.80 to 962.00 gross acres. Size and price per acre
typically have an inverse relationship. Comparables 1, 2, 3, 4, 5, and 6 are all
significantly smaller than the subject and were adjusted downward 10% each.
Carroll & Carroll 72
5960 Report Sales Comparison Approach
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.
• None of the comparable sales required adjustment in this category.
RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
Comparables
Price Per Gross Acre
of Land Area
1
$10,519
2
$6,346
3
$5,063
4
$7,377
5
$12,841
6
$9,799
7
$12,028
RECONCILIATION OF DATA
To arrive at a conclusion regarding the value of the subject site, the comparable sales and
their indications of value were bracketed. I considered location, comp plan/zoning, size &
physical characteristics when bracketing the comparable sales.
Comparable 1 is located adjacent to the subject parcels with similar access along a dirt road.
I interviewed the buyer, who said that they likely overpaid for the property. The sales
along Kam Luck Drive, indicate that this is likely a high indicator of value. The subject's
unit value should be less than $10,519 per acre.
Comparables 2 and 3 are interior locations with no physical access and inferior to the
subject. The subject should be more than $6,346 per acre.
Comparable 4 is located along Kam Luck Drive and overall similar to the subject.
Comparable 4 is similar to the subject and therefore the subject should be similar to $7,377
per acre.
Carroll & Carroll 73
5960 Report Sales Comparison Approach
Comparable 5 is a recent sale, adjacent to Comparable 4. Given the superior access/shape
along Kam Luck Drive, it is superior to the subject. Comparable 5 is superior and the subject
should be less than $12,841 per acre.
Comparable 6 is a sale along Kam Luck Drive, similar to the subject. The subject's unit
value should be similar to $9,799 per acre.
Comparable 7 is the purchase of the adjacent 962 acres by Collier County. I typically don't
incorporate government purchases because they are not purchased for an economic use, but
due to the lack of sales it was included. The land was also adequately exposed to the
market and there were multiple appraisals made to determine the market value. However,
the appraisals indicated a lower value than what was paid. Overall, the access and
zoning/future land use are superior, and the subject should be less than $12,028 per acre.
The range of unit value indications is from $5,063 to $12,841 per acre with an average of
$9,139 per acre. The bracketing indicates a range from $6,346 to $12,028 per acre. The
average of the most similar Comparables (Comparables 4 and 6) is $8,588 per acre.
Based on the range of sales and the upward trend, I settled on a unit value of $8,500 per
acre.
ESTIMATE OF VALUE
$8,500 per gross acre results in an indication of value for the subject as of March 4, 2022, of
$2,173,705 (255.73 acres x $8,500 per acre), which rounds to $2,175,000.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll 74
5960 Report
Addenda
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s)
Page(s)
Assumptions and Limiting Conditions............................................................................ 2
FutureLand Use................................................................................................................... 13
Zoning.................................................................................................................................... 16
Qualificationsof Appraiser................................................................................................. 2
Carroll 8v Carroll
5960 Report
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 8v Carroll
5960
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
5960 Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
e. At the time of rezoning, access shall be restricted as deemed appropriate so as to provide
safe ingress and egress.
f. At the time of rezoning, careful consideration shall be given to maximum building heights,
maximum building floor area for each use or structure, maximum building floor area for
the total site, landscaping and buffering requirements, building setbacks, and other site
design considerations, as well as to allowable uses, so as to insure compatibility with
surrounding uses and the rural character in which the Subdistrict is located. Further, since
a private well and septic system will be utilized, allowable uses may be restricted so as to
preclude those with high water demand (e.g. car washes) and those that utilize residual
chemicals or solvents (e.g. dry cleaners).
(IX) B. Rural Fringe Mixed Use District
The Rural Fringe Mixed Use District is identified on Future Land Use Map. This District consists
of approximately 93,600 acres, or 7% of Collier County's total land area. Significant portions of
this District are adjacent to the Urban area or to the semi -rural, rapidly developing, large -lot North
Golden Gate Estates platted lands. Agricultural land uses within the Rural Fringe Mixed Use
District do not represent a significant portion of the County's active agricultural lands. As of the
date of adoption of this Plan Amendment, the Rural Fringe Mixed Use District consists of more
than 5,550 tax parcels, and includes at least 3,835 separate and distinct property owners.
Alternative land use strategies have been developed for the Rural Fringe Mixed Use District, in
part, to consider these existing conditions.
The Rural Fringe Mixed Use District provides a transition between the Urban and Estates
Designated lands and between the Urban and Agricultural/Rural and Conservation designated
lands farther to the east. The Rural Fringe Mixed Use District employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property rights,
providing for large areas of open space, and allowing, in designated areas, appropriate types,
density and intensity of development. The Rural Fringe Mixed Use District allows for a mixture of
urban and rural levels of service, including limited extension of central water and sewer, schools,
recreational facilities, commercial uses and essential services deemed necessary to serve the
residents of the District. In order to preserve existing natural resources, including habitat for listed
species, to retain a rural, pastoral, or park -like appearance from the major public rights -of -way
within this area, and to protect private property rights, the following innovative planning and
development techniques are required and/or encouraged within the District.
(IX) 1. Transfer of Development Rights (TDR), and Sending, Neutral, and Receiving
Designations: The primary purpose of the TDR process within the Rural Fringe Mixed
Use District is to establish an equitable method of protecting and conserving the most
valuable environmental lands, including large connected wetland systems and significant
areas of habitat for listed species, while allowing property owners of such lands to
recoup lost value and development potential through an economically viable process of
transferring such rights to other more suitable lands. Within the Rural Fringe Mixed Use
District, residential density may be transferred from lands designated as Sending Lands
to lands designated as Receiving Lands on the Future Land Use Map, subject to the
provisions below. Residential density may not be transferred either from or into areas
designated as Neutral Lands through the TDR process.
(XVI) = Plan Amendment by Ordinance No. 2007-78 on December 4, 2007
73
Carroll 8v Carroll
5960 Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
c) An adjustment to the Neutral Lands boundary will not adversely affect the TDR
program.
(IX) C) Sending Lands: Sending Lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands,
and habitat for listed species.
1. Sending Lands are located entirely within the Rural Fringe Mixed Use District, and are
depicted on the Future Land Use Map. Based upon their location, Sending Lands are
the principal target for preservation and conservation. Private Property owners of
lands designated as Sending Lands may transfer density to Receiving Lands within
the Rural Fringe Mixed Use District, and to lands within the Urban Designated Area
subject to limitations set forth in the Density Rating System. All privately owned lands
within the Rural Fringe Mixed Use District that have a Natural Resource Protection
Area (NRPA) Overlay are designated Sending Lands.
(XIV) 2. Base Severance Rate: Development rights may be severed from Sending Lands at a
maximum rate of 0.2 TDR credits per acre (1 TDR Credit per five acres). Utilization
of TDR Credits and TDR Bonus Credits in Receiving Lands may only occur in whole
number increments (fractions are prohibited). In the case of legal nonconforming lots
or parcels in existence as of June 22, 1999, where such lot or parcel is less than 5
acres in size, one TDR Credit may be severed from said lot or parcel.
(XIV) 3. Conditions Applicable to Base and Bonus TDR Credits:
a) Base TDR Credits may not be severed from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The severance of credits shall be recorded in public records utilizing a legal
instrument determined to be appropriate by the County Attorney's Office. Said
instrument shall clearly state the remaining allowable lands uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
c) Where development rights have been severed from Sending Lands, such lands
may be retained in private ownership or may be sold or deeded by gift to another
entity.
d) The bonus provisions set forth in subsections 4 through 6 below are applicable to
properties from which TDR Credits were severed prior to and subsequent to the
effective date of this amendment.
e) These bonus provisions set forth in subsections 4 through 6 below are also
applicable to the North Belle Meade Overlay provisions of the Future Land Use
Element.
f) Any Sending Lands from which TDR Credits have been severed may also be
utilized for mitigation programs and associated mitigation activities and uses in
conjunction with any county, state or federal permitting.
g) No Conveyance Bonus Credits shall be available without provision of a plan for
management and maintenance as authorized in subsection 4 below (the
Environmental Restoration and Maintenance TDR Bonus).
(XIV) = Plan Amendment by Ordinance No. 2005-25 on June 7, 2005
82
Carroll 8v Carroll
5960 Report
Addenda
Future Land Use Element as of Ordinance No. 2018-30 adopted June 12, 2018
(XIV) 4. Environmental Restoration and Maintenance TDR Bonus: One (1) additional TDR
Bonus Credit may be issued to the owner of each five acre parcel or legal
nonconforming lot of record. This Bonus shall be granted upon the County's
acceptance of a Restoration and Management Plan (RMP) that is consistent with a
listed species management plan that includes habitat management, the removal of
exotics and the maintenance of the land exotic free. The property owner may
contract with any of the government agencies or contractors deemed qualified by the
County for implementation of the RMP. The property owner shall provide financial
assurance, in the form of a performance surety bond or similar financial security
acceptable to the County, that the RMP shall remain in place and be performed until
the earlier of the following occurs:
a) Viable and sustainable ecological and hydrological functionality has been achieved
on the property as measured by the success criteria set forth in the RMP.
b) The property is conveyed to a county, state or federal agency, as provided for in
subsection 5 below.
(XIV) 5. Conveyance TDR Bonus: A TDR Bonus Credit shall be issued to the owner of
each five (5) acre parcel or legal nonconforming lot of record designated as
Sending Lands, at the transfer rate of one (1) additional TDR Bonus Credit for
each five acres or legal nonconforming lot of record for conveyance of fee simple
title to a federal, state, or local governmental agency by gift.
(XIV)(XXI) (XXX)(XLI V)
6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of
an additional one TDR Credit for each base TDR Credit severed from Sending Lands
from March 5, 2004, or until September 27, 2018. Early Entry TDR Bonus Credits may
be used after the termination of the bonus period.
(XIV) 7. Permitted Uses: Permitted uses are limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right
to Farm Act).
b) Detached single-family dwelling units, including mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per 40
acres or one dwelling unit per lot or parcel of less than 40 acres, which existed on
or before June 22, 1999. For the purpose of this provision, a lot or parcel which is
deemed to have been in existence on or before June 22, 1999 is 1) a lot or parcel
which is part of a subdivision recorded in the public records of Collier County,
Florida; or 2) a lot or parcel which has limited fixed boundaries, described by metes
and bounds or other specific legal description, the description of which has been
recorded in the public records of Collier County Florida on or before June 22, 1999;
or 3) a lot or parcel which has limited fixed boundaries, for which an agreement for
deed was executed prior to June 22, 1999.
c) Habitat preservation and conservation uses.
d) Passive parks and other passive recreational uses
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e) Sporting and Recreational camps, within which the lodging component shall not
exceed 1 unit per 5 gross acres.
(XXV)(XXX) f) Essential Services necessary to serve permitted uses identified in Section 7.a)
through 7.e) such as private wells and septic tanks.
(XXV) g) Essential Services as follows, necessary to serve Urban areas or the Rural
Transition Water and Sewer District: utility lines, except sewer lines; sewer lines
and lift stations, only if located within non-NRPA Sending Lands, and only if
located within already cleared portions of existing rights -of -way or easements;
and, water pumping stations and raw water wells.
(XXV) h) Essential Services necessary to ensure public safety.
(XXV) i) Oil and gas exploration. Where practicable, directional -drilling techniques and/or
previously cleared or disturbed areas shall be utilized to minimize impacts to
native habitats.
8. Conditional Uses:
a) The following uses are conditionally permitted subject to approval through a public
hearing process:
(XIII)(XXX) (1) Essential services not identified above in 7.f). Within one year, Collier County
will review essential services currently allowed in the Land Development
Code and will define those uses intended to be conditionally permitted in
Sending designated lands. During this one-year period or if necessary until a
comprehensive plan amendment identifying conditionally permitted essential
services, no conditional uses for essential services within Sending designated
lands shall be approved.
(2) Public facilities, including solid waste and resource recovery facilities, and
public vehicle and equipment storage and repair facilities, shall be permitted
within Section 25, Township 49S, Range 26E, on lands adjacent to the existing
County landfill. This shall not be interpreted to allow for the expansion of the
landfill into Section 25 for the purpose of solid waste disposal.
(XIII)(XXX) (3) Commercial uses accessory to permitted uses 7.a), 7.c) and 7.d), such as
retail sales of produce accessory to farming, or a restaurant accessory to a
park or preserve, so long as restrictions or limitations are imposed to insure
the commercial use functions as an accessory, subordinate use.
(Xllq (4) Oil and gas field development and production. Where practicable,
directional -drilling techniques and/or previously cleared or disturbed areas
shall be utilized to minimize impacts to native habitats.
(MI) (5) Facilities for resource recovery and for the collection, transfer, processing
and reduction of solid waste, for a ±29 acre property located within the
southwest quarter of the southwest quarter of Section 31, Township 49S,
Range 27E, provided previously cleared or disturbed areas are utilized so as
to avoid impacts to native habitats and to protect existing conservation
easement areas from new or expanding uses. This shall not be interpreted
to allow for the establishment or expansion of facilities for landfilling,
dryfilling, incinerating, or other method of onsite solid waste disposal.
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b) In addition to the criteria set forth in the Land Development Code, Conditional Uses
shall be allowed subject to the following additional criteria:
(1) The applicant shall submit a plan for development that demonstrates that
wetlands, listed species and their habitat are adequately protected. This plan
shall be part of the required EIS as specified in Policy 6.1.7 of the Conservation
and Coastal Management Element.
(2) Conditions may be imposed, as deemed appropriate, to limit the size, location,
and access to the conditional use.
9. Where residential density is transferred from Sending Lands, allowable uses shall be
limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right
to Farm Act), including water management facilities, to the extent and intensity that
such operations exist at the date of any transfer of development rights.
b) Cattle grazing on unimproved pasture where no clearing is required;
c) Detached single-family dwelling units, including mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per 40
acres. In order to retain these development rights after any transfer, up to one
dwelling must be retained (not transferred) per 40 acres.
(XXXVII) d) One detached dwelling unit, including mobile homes where the Mobile Home
Zoning Overlay exists, per each preexisting lot or parcel of less than 40 acres. For
the purpose of this provision, a preexisting lot or parcel is one that was in existence
on or before June 22, 1999 and is: 1) a lot or parcel which is part of a subdivision
recorded in the public records of Collier County, Florida; or 2) a lot or parcel which
has limited fixed boundaries, described by metes and bounds or other specific
legal description, the description of which has been recorded in the public records
of Collier County Florida on or before June 22, 1999; or 3) a lot or parcel which
has limited fixed boundaries, for which an agreement for deed was executed prior
to June 22, 1999. In order to retain these development rights after any transfer,
up to one dwelling must be retained (not transferred) per each lot or parcel.
e) Habitat preservation and conservation uses.
f) Passive parks and passive recreational uses.
g) Essential services, as authorized in Sending Lands.
h) Oil extraction and related processing, excluding earth mining.
10. Native Vegetation shall be preserved as set forth in CCME Policy 6.1.2.
11. Adjustment to the Sending Land Boundaries. For all properties designated Sending
Lands where such property is contiguous to a Sending Land/Neutral Land boundary
or Sending Land/Receiving Land boundary, the County will provide written notice to
the property owners to advise of the opportunity to submit additional data and analysis
to the County in an attempt to demonstrate a change to the boundary is warranted.
Said written notice will be provided within three months of the effective date of these
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Rural Fringe amendments. Within one year from the date these notices are sent, the
County will initiate a Growth Management Plan amendment to consider boundary
changes, based upon the data and analysis, as may be warranted. Under the following
conditions, adjustments may be proposed to Sending Land boundaries:
a) The property is contiguous to Neutral or Receiving Lands;
b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property does not contain
characteristics warranting a Sending designation;
c) An adjustment to the Sending land boundary requires an amendment to the Future
Land Use Map.
(IX)(XV) D) Additional TDR Provisions: Collier County has amended its land development
regulations to adopt a formal process for authorizing and tracking the Transfer of
Development Rights. This process includes the following provisions:
(xIII) 1. The establishment of a simple, expeditious process whereby private property owners
may, by right, "sell" residential dwelling units from lands designated as Sending
Lands. Said units (TDR Credits) may then be transferred by right to lands
designated as Receiving Lands, or to Urban Lands where authorized. Once
established, the TDR program shall be administratively reviewed and approved,
requiring no further public hearing or Board approval if consistent with the provisions
for administrative approval.
(xIII) 2. The establishment of a process for tracking and recording all TDR Credits in the
public records of Collier County. This shall include the identification of the entity or
department responsible for on -going administration of the TDR program. In addition,
the County shall consider the feasibility of establishing a "TDR Bank," to be
administered by the County or some other not -far -profit governmental or quasi -
governmental public agency established for this purpose. A primary objective of the
TDR Bank is to make funds available to support the TDR program by offering initial
minimal purchase prices of TDR Credits.
(xIII) 3. Limitations and Procedures
a) TDR Credits shall not be generated from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The generation of TDR Credits through the severance of residential density from
Sending Lands shall be recorded in public records utilizing a legal instrument
determined to be appropriate by the County Attorney's Office.
c) Said instrument shall clearly state the remaining allowable land uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
d) Where residential density has been severed from Sending Lands, such lands may
be retained in private ownership or may be sold or deeded by gift to another entity.
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Rural Fringe amendments. Within one year from the date these notices are sent, the
County will initiate a Growth Management Plan amendment to consider boundary
changes, based upon the data and analysis, as may be warranted. Under the following
conditions, adjustments may be proposed to Sending Land boundaries:
a) The property is contiguous to Neutral or Receiving Lands;
b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property does not contain
characteristics warranting a Sending designation;
c) An adjustment to the Sending land boundary requires an amendment to the Future
Land Use Map.
(IX)(XV) D) Additional TDR Provisions: Collier County has amended its land development
regulations to adopt a formal process for authorizing and tracking the Transfer of
Development Rights. This process includes the following provisions:
(xIII) 1. The establishment of a simple, expeditious process whereby private property owners
may, by right, "sell" residential dwelling units from lands designated as Sending
Lands. Said units (TDR Credits) may then be transferred by right to lands
designated as Receiving Lands, or to Urban Lands where authorized. Once
established, the TDR program shall be administratively reviewed and approved,
requiring no further public hearing or Board approval if consistent with the provisions
for administrative approval.
(xIII) 2. The establishment of a process for tracking and recording all TDR Credits in the
public records of Collier County. This shall include the identification of the entity or
department responsible for on -going administration of the TDR program. In addition,
the County shall consider the feasibility of establishing a "TDR Bank," to be
administered by the County or some other not -far -profit governmental or quasi -
governmental public agency established for this purpose. A primary objective of the
TDR Bank is to make funds available to support the TDR program by offering initial
minimal purchase prices of TDR Credits.
(xIII) 3. Limitations and Procedures
a) TDR Credits shall not be generated from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The generation of TDR Credits through the severance of residential density from
Sending Lands shall be recorded in public records utilizing a legal instrument
determined to be appropriate by the County Attorney's Office.
c) Said instrument shall clearly state the remaining allowable land uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
d) Where residential density has been severed from Sending Lands, such lands may
be retained in private ownership or may be sold or deeded by gift to another entity.
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4. The TDR process shall be the only mechanism to achieve increased density within
Receiving Lands, excluding the Density Blending provisions of this Plan, and any
density bonuses authorized in the Rural Fringe Mixed Use District.
(XIII) 5. A 25-year prohibition on generating TDR Credits from any parcel, or portion thereof,
within Sending Lands has been cleared for agricultural purposes after June 19, 2002.
(IX) 2. Buffers Adjacent to Major Public Rights -of -way: In order to maintain and enhance
the rural character within the Rural Fringe Mixed Use District, within one year of adoption
of this amendment, Collier County will adopt land development regulations establishing
buffering standards for developments adjacent to existing or proposed arterial and
collector public roadways. These standards shall include, but are not limited to:
applicability provisions, including establishing a minimum project size below which these
requirements shall not apply; the degree to which water features, including water
management lakes and canals, may be a part of this buffer; credits for existing native
vegetation that is to be retained; and, credits toward any open space and native
vegetation preservation requirements.
(XIV) 3. Rural Villages: Rural Villages may be approved within the boundaries of the
Rural Fringe Mixed Use District in order to: maximize the preservation of natural areas
and wildlife habitat within the Rural Fringe Mixed Use District; to reduce the need for
residents of the District and surrounding lands to travel to the County's Urban area for
work, recreation, shopping, and education; and, to enhance the provision of limited
urban and rural levels of service through economies of scale. Rural Villages shall be
comprised of several neighborhoods designed in a compact nature such that a majority
of residential development is within one quarter mile of Neighborhood Centers.
Neighborhood Centers may include small scale service retail and office uses, and shall
include a public park, square, or green. Village Centers shall be designed to serve the
retail, office, civic, government uses and service needs of the residents of the village.
The Village Center shall be the primary location for commercial uses. Villages shall be
surrounded by a green belt in order to protect the character of the rural landscape and to
provide separation between villages and the low density rural development, agricultural
uses, and conservation lands that may surround the village. Villages shall be designed to
include the following: a mixture of residential housing types; institutional uses; commercial
uses; and, recreational uses, all of which shall serve the residents of the Village and the
surrounding lands. In addition, the following criteria and conditions shall apply, except for
those modifications that are identified in the North Belle Meade Overlay:
(XLJV) A) Process for Approval: The Collier County Land Development Code includes
provisions for the establishment of Rural Villages. These provisions establish specific
development regulations, standards, and land use mix requirements. Subsequent to
the creation of these provisions, applications shall be submitted in the form of a
Planned Unit Development (PUD) rezone and, where applicable, in conjunction with a
Development of Regional Impact (DRI) application as provided for in Chapter 380 of
Florida Statutes, or in conjunction with any other Florida provisions of law that may
supersede the DRI process.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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(IX)(XXIV) B. North Belle Meade Overlay
The North Belle Meade (NBM) Overlay is depicted on the FLUM. Uses shall be as provided for
in Receiving, Neutral, NRPA and non-NRPA Sending Lands, except as provided herein for Neutral
Lands in Section 24, Township 49 South, Range 26 East, and shown on the North Belle Meade
Overlay Section 24 Map. Development and preservation standards within this Overlay shall be
as provided herein.
(lx)(XIII) 1. IN GENERAL
The North Belle Meade area is surrounded by Golden Gate Estates to the north, east, and
west and I-75 to the south. This area, designated as the North Belle Meade Overlay,
comprises ± 24 sections of land (± 15,552 acres, depending on the size of individual
sections) and is depicted on the Future Land Use Map and North Belle Meade Overlay
Map. The NBM Overlay area is unique to the Rural Fringe area because it is surrounded
by areas that are vested for development on three sides. Because this area is largely
undeveloped and includes substantial vegetated areas, the Sending Lands can and do
provide valuable habitat for wildlife, including endangered species. Within the NBM
Overlay area are also areas that have been previously impacted by canal construction
and past clearing and agricultural practices which have altered the natural hydroperiod.
The challenge for the NBM Overlay area is to achieve a balance of both preservation and
opportunities for future development that takes into account resource protection and the
relationship between this area and the Estates developing around the NBM Overlay area.
Accordingly, a more detailed and specific plan for the NBM Overlay is set forth herein.
Unless otherwise specifically stated, no other Goals, Objectives and Policies of the Future
Land Use Element, other than those relating to density and allowable uses, Conservation
and Coastal Management Element, or Public Facilities Element in the Growth
Management Plan or implementing LDRs, including specifically but not limited to wetlands
and wildlife protection, shall be applicable to the NBM Overlay Receiving Lands other than
this NBM Overlay Plan and its implementing LDRs. On Receiving Lands any development
shall comply with the non -environmental administrative review procedures of Collier
County for site development plans and platting.
Within the NBM Overlay there are four distinct areas, as depicted on the Future Land Use
Map and Map series, that require separate treatment based on existing conditions within
this area. These areas include the Natural Resource Protection Area (NRPA), the
Receiving and the Sending Areas for the transfer of development rights, and a Neutral
area, which is neither a Sending nor a Receiving Area comprising two sections of land. It
is the intent to perform the physical planning of the NBM Sending Lands within twelve (12)
months after the effective date for Red Cockaded Woodpeckers, Greenways and Wildlife
Crossings.
(IX) Planning Considerations
(XIII) a. Wildlife Crossing and Wildlife Corridor
The County should support construction of a wildlife crossing under 1-75 connecting
the NBM and South Belle Meade (SBM), and the creation of a wildlife corridor
connecting the NBM with the Florida Panther National Wildlife Refuge to the east.
(IX)(XIII) b. Transportation
An existing access road (presently providing access to County water wells) along the
northern section lines of Sections 22, 23 and 24 of Range 27 East may be maintained
and improved, and an extension of Wilson Boulevard should be provided through
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Section 33, Range 27 East comprising a collector or arterial road extending to the
south to Interstate 75 via an interchange or service road for residential development
should it commence in Sections 21, 28 and 27, or in the alternate a haul road along
an extension of Wilson Boulevard to service earth mining activities with a connection
through Sections 32 and 31 to Landfill Road.
Lands required for the extension of Wilson Boulevard will be dedicated to Collier
County at the time of rezoning. The right-of-way shall be a sufficient size to
accommodate collector road requirements should there be a demonstrated need.
Within one year of June 19, 2002, the alternative alignments for east -west roadway,
connecting County Road 951 to an extension of Wilson Boulevard, shall be evaluated
and assessed for the Board's consideration. The roadway's alignment shall be
determined with public input and taking into consideration the following, at a minimum:
1. Usefulness as a route for truck traffic generated from any earth mining
operations in NBM;
2. Usefulness as a link in the County's major roadway network;
3. Avoidance of residential neighborhoods, to the extent feasible and prudent;
4. Avoidance of environmentally sensitive wildlife habitat, wildlife corridors, or
greenways, to the extent feasible and prudent;
5. The costs of construction, including any related design, permitting, and
mitigation casts; and
6. The costs of acquiring necessary right-of-way.
Alignments considered for such east -west roadway shall include extension of the
existing Landfill Road, extension of the existing Keane and Brantley Roads, extension
of the existing Green Boulevard, and any other alignment deemed feasible and
prudent. In consideration of the recommended alignment, the Board shall consider
the level of public benefit as provided in subparagraph 2 above in determining the
proportionate publiclprivate funding in subparagraphs 5 and 6 above and the method
and timing of any public resource allocation to the project.
The western 114 of Sections 22 and 27 will be buffered from the NBM NRPA to the
east by a buffer preservation that includes all of the eastern % of the western 114 of
Sections 22 and 27, which would consist of lake excavation areas between the Wilson
Boulevard extension road right-of-way and the NRPA.
Other than the new and improved Wilson Boulevard extension and service haul road
as described above, all new roads and improvements in the Sending Area shall be
routed so as to avoid traversing publicly owned natural preserves, parks and recreation
areas, areas identified as environmentally sensitive wildlife habitat, wildlife corridors,
or greenways, unless there is no feasible and prudent alternative. Other than the
referenced Wilson Boulevard extension and service haul road, any new roads and
improvements to existing roads within sending areas shall be designed with aquatic
species crossings, small terrestrial animal crossings, and large terrestrial animal
crossings pursuant to Florida Fish and Wildlife Conservation Commission criteria. The
portion of Wilson Boulevard that traverses through the Sending Area shall be designed
with aquatic species crossings and small terrestrial animal crossings. The
implementing Land Development Regulations for the NBM Overlay shall address bike
lanes and pedestrian pathways.
(IX) = Plan Amendment by Ordinance No. 2002-32 on June 19, 2002
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(IX)(XIII) c. Greenway
A NBM Greenway shall be created within the NRPA or sending lands following natural
flowways, as contemplated in the Community Character Plan prepared by Dover Kohl.
(IX)(XIII)(XV) d. Red Cockaded Woodpeckers (RCW)
RCW nesting and foraging habitat has been mapped and used to delineate areas that
are appropriately designated as Sending Lands.
(IX)(Xlll)(XX)(Vil)
2. Natural Resource Protection Area
The NBM Natural Resource Protection Area (NRPA) includes seven sections of lands and
three partial sections or a total of ± 6,075 acres and is located in the eastern portion of the
NBM Overlay. This area comprises about thirty-nine percent of the NBM Overlay. The
NBM NRPA area has concentrations of wetland land cover and listed species habitat,
consistent with other Rural Fringe NRPA's. This consideration combined with the
fragmented ownership pattern and the state's desire to purchase significant portions of
this area warrants a different level of protection than in other NRPA areas, particularly for
incentives for the consolidation of lots to assist in the future preservation of lands.
(IX)(XIII) Planning Considerations
a. Consolidation
The County should amend the Land Development Code to encourage further
consolidation of small parcels.
b. Public Acquisition
The County and the property owners should support acquisition of privately awned
land in the NBM NRPA area as a mechanism for protection.
(XIII) c. Sending Area
The NBM NRPA shall be designated as Sending Lands for purposes of the Transfer of
Development Rights (TDR) program.
(XIII) d. TDRs
TDR Credits generated from the NBM NRPA may be transferred to Sections 21 and
28 and the west 114 of Sections 22 and 27, to other suitable locations within the Rural
Fringe Mixed Use District, or to the Urban Area at a ratio of 1 unit per 5 acres from
Sending Lands, or one unit per individual deeded parcel or lot that existed as of June
22, 1999, whichever is greater.
(IX)(XI I I)(XV)(XL IV)
3. RECEIVING AREAS
Within the NBM Overlay, Receiving Areas are identified for clustering of residential
dwelling units, central water and sewer service, and for the transfer of development rights
and comprise ± 3,368 acres in the northern and northwestern portions of the NBM Overlay.
The Receiving Areas are generally located in the northern portion of NBM Overlay and are
generally contiguous to Golden Gate Estates. Two sections are directly to the south of
the APAC Earth Mining Operation. The Receiving Area exhibits areas of less
environmental sensitivity than other portions of the NBM Overlay, because of their
proximity to Golden Gate Estates and prior clearing and disturbance to the land. Within
the Receiving Area of the NBM Overlay, are located Sections 21, 28 and the western
quarter of Sections 22 and 27, which have been largely assembled under one property
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ownership. These lands are located south of the existing APAC earth mining operation
and have been largely impacted by agricultural operations. The location of Sections 21
and 28 is just to the south and west of Wilson Boulevard located in the southern portion
of north Golden Gate Estates. Because an earth mining operation and asphalt plant uses
have existed for many years in the area, and the surrounding lands in Sections 21, 28 and
the western quarters of Sections 22 and 27 are reported to contain Florida Department of
Transportation grade rock for road construction, these uses are encouraged to remain and
expand. However, until June 19, 2005, mining operations and an asphalt plant may be
expanded only to the western half of Section 21 and shall not generate truck traffic beyond
average historic levels. If by June 19, 2005, an alignment has been selected, funding has
been determined, and an accelerated construction schedule established by the Board and
the mining operator for an east -west connection roadway from County Road 951 to the
extension of Wilson Boulevard, mining operations and an asphalt plant may expand on
Sections 21 and 28 and the western quarters of Sections 22 and 27 as a permitted use.
If no such designation has been made by June 19, 2005, any mining operations or asphalt
plant in these areas, other than continued operations on the western half of Section 21 at
historic levels, shall be permitted only as a conditional use, unless the mine operator upon
failure to attain Board selection of an alignment commits by June 19, 2005 to construct a
private haul road by June 19, 2010 without the allocation of any public funds. The County's
existing excavation and explosive regulations shall apply to all mining operations in these
areas.
The extension of Wilson Boulevard to the south with an ultimate connection to the vicinity
of Interstate 75, will serve to alleviate traffic congestion on Golden Gate Boulevard and
serve as an alternate evacuation route for Golden Gate Estates. Sufficient area for right-
of-way is available at the present time for the extension of this roadway. Additional right-
of-way area may be required outside of Sections 21 and 28.
Because of the proximity of Sections 21 and 28 and west quarters of Sections 22 and 27
to Golden Gate Estates, as well as other locations in the NBM Overlay Receiving Area,
they are at logical locations for the development of a Rural Village or Neighborhood Village
Center with a mix of uses which may include clustering of residential uses and civic and
institutional uses, including limited retail uses at an intersection to be established with
Wilson Boulevard.
(IX)(XIII) Planning Considerations
a. Density Bonuses
Once the maximum density of one (1) unit per acre is achieved outside of the NBM
Rural Village, through the combination of base density and density obtained with TDR
Credits, additional density may be achieved as follows:
1) Vegetation Retention. A density bonus of no more than 10% of the maximum
density per acre shall be allowed for the retention of at least 10% of the native
vegetation on site.
2) Wetlands Mitigation and Habitat Protection. A density bonus of no more than 10%
of the maximum density per acre shall be allowed as provided in Policy 6.2.5(6)b
of the COME.
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b. North Belle Meade Rural Village
The standards for the Rural Village in the NBM Overlay Receiving Area shall be
generally the same as provided for in the Rural Fringe Mixed Use District. However,
because of the NBM Receiving Area's location adjacent to Estates, the NBM NRPA,
and other Sending Lands, it does not have access to existing commercial uses, which
should be encouraged on NBM Receiving Lands. The following exceptions shall
apply:
1) The minimum gross density shall be 1.5 dwelling units per gross acre and a
maximum of 3 units per gross acre.
(Xii 2) A minimum of 0.5 dwelling units per acre shall be acquired through TDR Credits
and TDR Bonus Credits.
3) Sidewalks shall be required on both sides of the streets in the NBM Rural Village.
4) Greenbelts shall not be required for any NBM Receiving Lands including any Rural
Village. However, any Greenbelt that is provided shall be included in the
calculation of open space for purposes of determining compliance with the 40%
Open Space requirement.
5) Schools should be located with the NBM Rural Village whenever possible in order
to minimize busing of students and to co -locate schools with public facilities and
civic structures such as parks, libraries, community centers, public squares,
greens, and civic areas.
6) Elementary schools shall be accessed by local streets, pedestrian and bicycle
facilities, and shall be allowed in and adjacent to the Rural Village Center, provided
such local streets provide adequate access as needed by the School Board.
(IX)(XIII) 4. SENDING AREAS
Within the NBM Overlay are ± 4,598 acres of land that are identified as Sending Areas for
the transfer of development rights that are located in the western, eastern and southern
portion of the study area. The Sending Areas consist of the NRPA lands and ±5 and %
sections west of the Ni The sending areas are locations where residential
development is discouraged.
Endangered and threatened species are located within the Sending Areas, including
colonies of Red Cockaded Woodpeckers. Therefore, the protection of endangered and
threatened species including the protection of habitat are primary planning considerations
in this area.
(IX)(XIII) Planning Considerations
a. TDRs
Strongly encourage the transfer of development rights from the NBM Sending Areas
to other locations within the Rural Fringe or NBM Overlay outside the boundary of the
NRPA, or to the Urban Area.
b. Habitat Protection
The Goals, Objectives and Policies of the Conservation and Coastal Management
Element for wildlife habitat protection shall apply to NBM Sending Lands.
c. Public Acquisition
The County should support the public acquisition of Sending Lands in the NBM
Overlay, particularly in locations where endangered or threatened species are located.
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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:
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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:
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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.
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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.
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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.
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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.
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A. Rural Fringe Mixed -Use District (RFMU District).
Purpose and scope. The purpose and intent of the RFMU district is to provide a transition between
the Urban and Estates Designated lands and between the Urban and Agricultural/Rural and
Conservation designated lands farther to the east. The RFMU district employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property rights,
providing for large areas of open space, and allowing, in designated areas, appropriate types, density
and intensity of development. The RFMU district allows for a mixture of urban and rural levels of
service, including limited extension of central water and sewer, schools, recreational facilities,
commercial uses and essential services deemed necessary to serve the residents of the RFMU
district. The innovative planning and development techniques which are required and/or encouraged
within the RFMU district were developed to preserve existing natural resources, including habitat for
listed species, to retain a rural, pastoral, or park -like appearance from the major public rights -of -way,
and to protect private property rights.
a. Establishment of RFMU Zoning Overlay District. In order to implement the RFMU designation in the
Future Land Use Element (FLUE) of the GMP, the RFMU District shall be designated as
"RFMUO" on the Official Zoning Atlas and is hereby established. The County -wide Future Land
Use Map is located in the Future Land Use Element of the GMP or can be obtained at the
Community Development Building, located at 2800 N. Horseshoe Drive, Naples, FL 34104. The
lands included in the RFMU District and to which this section 2.03.08 apply are depicted by the
following map:
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RURAL FRINGE AREAS
LEE COUKTY
---E
MMOKALEE ROAD
W
3
O GS
umnu
couHN
IIMMOKALEE RD,
rt
RANDALL BLVD
GOLDEN GATE BOULEVARD
b. Exemptions. The requirements of this section shall not apply to, affect or limit the continuation of
existing uses. Existing uses shall include those uses for which all required permits were issued
prior to June 19, 2002, and projects for which a Conditional use or Rezone petition has been
approved by the County prior to June 19, 2002, or land use petitions for which a completed
application has been submitted prior to June 19, 2002. The continuation of existing uses shall
include expansions of those uses if such expansions are consistent with or clearly ancillary to the
existing uses. Hereafter, such previously approved development s shall be deemed to be
consistent with the Plan's Goals, Objectives and Policies and for the RFMU district, and they may
be built out in accordance with their previously approved plans. Changes to these previous
approvals shall also be deemed consistent with the Plan's Goals, Policies and Objectives for the
RFMU district as long as they do not result in an increase in development density or intensity.
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c. Ordinance superceded. Ordinance Number 98-17 is hereby expressly superceded. Any
development in the area formerly subject to that ordinance shall henceforth conform to the
provisions of this Section and all other provisions of this Code that are applicable to development
within the RFMU district.
4. RFMU sending lands. RFMU sending lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and habitat for
listed species. RFMU sending lands are the principal target for preservation and conservation. Density
may be transferred from RFMU sending lands as provided in section 2.03.07 DA.c. All NRPAs within
the RFMU district are also RFMU sending lands. With the exception of specific provisions applicable
only to NBMO neutral lands, the following standards shall apply within all RFMU sending lands:
a. Allowable uses where TDR credits have not been severed.
(1) Uses Permitted as of Right:
(a) Agricultural uses consistent with Sections 163.3162 and 823.14(6) Florida Statutes
(Florida Right to Farm Act).
(b) Detached single-family dwelling units, including mobile homes where the mobile
home Zoning Overlay exists,
(c) Habitat preservation and conservation uses.
(d) Passive parks and other passive recreational uses
(e) Sporting and Recreational camps, within which the lodging component shall not exceed 1
unit per 5 gross acres.
(f) Those essential services identified in section 2.01.03(B).
(g) Oil and gas exploration, subject to applicable state and federal drilling permits and
Collier County non -environmental site development plan review procedures. Directional -
drilling and/or previously cleared or disturbed areas shall be utilized in order to minimize
impacts to native habitats, where determined to be practicable. This requirement shall be
deemed satisfied upon issuance of a state permit in compliance with the criteria
established in Chapter 62C-25 through 62C-30, F.A.C., as such rules existed on Oct. 3,
2005 [the effective date of this provision], regardless of whether the activity occurs within
the Big Cypress Watershed, as defined in Rule 62C-30.001(2), F.A.C. All applicable
Collier County environmental permitting requirements shall be considered satisfied by
evidence of the issuance of all applicable federal and/or state oil and gas permits for
proposed oil and gas activities in Collier County, so long as the state permits comply with
the requirements of Chapter 62C-25 through 62C-30, F.A.C. For those areas of Collier
County outside the boundary of the Big Cypress Watershed, the applicant shall be
responsible for convening the Big Cypress Swamp Advisory Committee as set forth in
Section 377.42, F.S., to assure compliance with Chapter 62C-25 through 62C-30, F.A.C.,
even if outside the defined Big Cypress Watershed. All oil and gas access roads shall be
constructed and protected from unauthorized uses according to the standards
established in Rule 62C-30.005(2)(a)(1) through (12), F.A.C.
(2) Accessory uses. Accessory uses and structures that are accessory and incidental to uses
permitted as of right in section 2.03.08 (A)(2)(a)(1) above.
(3) Conditional uses.
(a) Those essential services identified in section 2.01.03 G.2.
(b) Public facilities, including solid waste and resource recovery facilities, and public vehicle
and equipment storage and repair facilities, shall be permitted within Section 25,
Township 49S, Range 26E, on lands adjacent to the existing County landfill. This shall
not be interpreted to allow for the expansion of the landfill into Section 25 for the purpose
of solid waste disposal.
(c) Oil and gas field development and production, subject to applicable state and federal
field development permits and Collier County non -environmental site development plan
review procedures. Directional -drilling and/or previously cleared or disturbed areas shall
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be utilized in order to minimize impacts to native habitats, where determined to be
practicable. This requirement shall be deemed satisfied upon issuance of a state permit
in compliance with the criteria established in Chapter 62C-25 through 62C-30, F.A.C., as
those rules existed on Oct. 3, 2005 [the effective date of this provision], regardless of
whether the activity occurs within the Big Cypress Watershed, as defined in Rule 62C-
30.001(2), F.A.C. All applicable Collier County environmental permitting requirements
shall be considered satisfied by evidence of the issuance of all applicable federal and/or
state oil and gas permits for proposed oil and gas activities in Collier County, so long as
the state permits comply with the requirements of Chapter 62C-25 through 62C-30,
F.A.C. For those areas of Collier County outside the boundary of the Big Cypress
Watershed, the applicant shall be responsible for convening the Big Cypress Swamp
Advisory Committee as set forth in Section 377.42, F.S., to assure compliance with
Chapter 62C-25 through 62C-30, F.A.C., even if outside the defined Big Cypress
Watershed. All oil and gas access roads shall be constructed and protected from
unauthorized uses according to the standards established in Rule 62C-30.005(2)(a)(1)
through (12), F.A.C.
(d) Commercial uses accessory to permitted uses 1.a, 1.c. and 1.d above, such as retail
sales of produce accessory to farming, or a restaurant accessory to a park or preserve,
so long as restrictions or limitations are imposed to insure the commercial use functions
as an accessory, subordinate use.
Uses allowed where TDR credits have been severed.
(1) Uses Permitted as of Right:
(a) Agricultural uses consistent with Sections 163.3162 and 823.14(6) Florida Statutes
(Florida Right to Farm Act), including water management facilities, to the extent and
intensity that such operations exist at the date of any transfer of development rights.
(b) Cattle grazing on unimproved pasture where no clearing is required;
(c) Detached single-family dwelling units, including mobile homes where the mobile
home Zoning Overlay exists, at a maximum density of one dwelling unit per 40 acres. In
order to retain these development rights after any transfer, up to one dwelling must be
retained (not transferred) per 40 acres.
(d) One detached dwelling unit, including mobile homes where the mobile home zoning
overlay exists, per lot or parcel in existence as of June 22, 1999, that is less than 40
acres. In order to retain these development rights after any transfer, up to one dwelling
must be retained (not transferred) per each lot or parcel. For the purposes of this
provision, a lot or parcel shall be deemed to have been in existence as of June 22, 1999,
upon a showing of any of the following:
the lot or parcel is part of a subdivision that was recorded in the public records of
the County on or before June 22, 1999;
a description of the lot or parcel, by metes and bounds or other specific legal
description, was recorded in the public records of the County on or before June 22,
1999; or
iii. an agreement for deed for the lot or parcel, which includes description of the lot or
parcel by limited fixed boundary, was executed on or before June 22, 1999.
(e) Habitat preservation and conservation uses.
(f) Passive parks and passive recreational uses.
(g) Those essential services identified in section 2.01.03 B.
(h) Oil and gas exploration, subject to applicable state and federal drilling permits and
Collier County non -environmental site development plan review procedures. Directional -
drilling and/or previously cleared or disturbed areas shall be utilized in order to minimize
impacts to native habitats, where determined to be practicable. This requirement shall be
deemed satisfied upon issuance of a state permit in compliance with the criteria
established in Chapter 62C-25 through 62C-30, F.A.C., as those rules existed on Oct. 3,
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C.
2005 [the effective date of this provision], regardless of whether the activity occurs within
the Big Cypress Watershed, as defined in Rule 62C-30.001(2), F.A.C. All applicable
Collier County environmental permitting requirements shall be considered satisfied by
evidence of the issuance of all applicable federal and/or state oil and gas permits for
proposed oil and gas activities in Collier County, so long as the state permits comply with
the requirements of Chapter 62C-25 through 62C-30, F.A.C. For those areas of Collier
County outside the boundary of the Big Cypress Watershed, the applicant shall be
responsible for convening the Big Cypress Swamp Advisory Committee as set forth in
Section 377.42, F.S., to assure compliance with Chapter 62C-25 through 62C-30, F.A.C.,
even if outside the defined Big Cypress Watershed. All oil and gas access roads shall be
constructed and protected from unauthorized uses according to the standards
established in Rule 62C-30.005(2)(a)(1) through (12), F.A.C.
(i) Mitigation in conjunction with any County, state, or federal permitting.
(2) Conditional uses:
(a) Those Essential Uses identified in section 2.01.03 G.2.
(b) Oil and gas field development and production, subject to applicable state and federal
field development permits and Collier County non -environmental site development plan
review procedures. Directional -drilling and/or previously cleared or disturbed areas shall
be utilized in order to minimize impacts to native habitats, where determined to be
practicable. This requirement shall be deemed satisfied upon issuance of a state permit
in compliance with the criteria established in Chapter 62C-25 through 62C-30, F.A.C., as
those rules existed on Oct. 3, 2005 [the effective date of this provision], regardless of
whether the activity occurs within the Big Cypress Watershed, as defined in Rule 62C-
30.001(2), F.A.C. All applicable Collier County environmental permitting requirements
shall be considered satisfied by evidence of the issuance of all applicable federal and/or
state oil and gas permits for proposed oil and gas activities in Collier County, so long as
the state permits comply with the requirements of Chapter 62C-25 through 62C-30,
F.A.C. For those areas of Collier County outside the boundary of the Big Cypress
Watershed, the applicant shall be responsible for convening the Big Cypress Swamp
Advisory Committee as set forth in Section 377.42, F.S., to assure compliance with
Chapter 62C-25 through 62C-30, F.A.C., even if outside the defined Big Cypress
Watershed. All oil and gas access roads shall be constructed and protected from
unauthorized uses according to the standards established in Rule 62C-30.005(2)(a)(1)
through (12), F.A.C.
(c) Conditional use approval criteria: In addition to the criteria set forth in section 10.08.00 of
this Code, the following additional criteria shall apply to the approval of conditional uses
within RFMU sending lands:
i. The applicant shall submit a plan for development that demonstrates that
wetlands, listed species and their habitat are adequately protected as specified in
Chapters 3, 4 and 10.
ii. Conditions may be imposed, as deemed appropriate, to limit the size, location, and
access to the conditional use.
Density.
(1) 1.0 dwelling units per 40 gross acres; or
(2) 1.0 dwelling unit per nonconforming lot or parcel in existence as of June 22, 1999. For the
purpose of this provision, a lot or parcel which is deemed to have been in existence on or
before June 22, 1999 is:
(a) A lot or parcel which is part of a subdivision recorded in the public records of Collier
County, Florida;
(b) A lot or parcel which has limited fixed boundaries, described by metes and bounds or
other specific legal description, the description of which has been recorded in the public
records of Collier County Florida on or before June 22, 1999; or
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(c) A lot or parcel which has limited fixed boundaries and for which an agreement for deed
was executed prior to June 22, 1999.
d. Native vegetation retention. As required in Chapter 4
e. Other dimensional design standards. Dimensional standards set forth in section 4.02.01 of this
Code shall apply to all development in Sending designated lands of the RFMU district, except as
follows:
(1) Lot Area and Width.
(a) Minimum lot Area: 40 acres.
(b) Minimum lot Width: 300 Feet.
(2) Parking. As required in Chapter 4
(3) Landscaping. As required in Chapter 4
(4) Signs. As required in section 5.06.00
5. Specific vegetation standards for the RFMU district. For these specific standards, please refer to
section 3.05.07 C. through 3.05.07 E. of this Code.
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C. North Belle Meade Overlay District (NBMO).
Purpose and intent. The North Belle Meade Overlay (NBMO) is unique to the RFMU district because
it is surrounded by areas that are vested for development on three sides. Because this area is largely
undeveloped and includes substantial vegetated areas, the NBMO can and does provide valuable
habitat for wildlife, including endangered species. The NBMO is intended to achieve a balance of both
preservation and opportunities for future development that takes into account resource protection and
the relationship between this area and the Estates developing around the NBMO.
2. General location. The NBMO District is surrounded by Golden Gate Estates to the north, east, and west
and 1-75 to the south. This NBMO comprises some 24 sections of land (approximately 15,550 acres)
located entirely within the RFMU District (section 2.03.08 A.). The boundaries of the NBMO District are
outlined in Illustration 2.03.08 D.2.A below and on the North Belle Meade Overlay Map in the Future
Land Use Element of the GMP.
NORTH BELLE MEADE OVERLAY DISTRICT
LEGEND
Illustration 2.03.08 D.2.A.
3. Applicability:
a. NBMO receiving lands. Permitted, conditional, and accessory uses within NBMO Receiving Lands
shall be as set forth in section 2.03.08 (A)(2), except as provided in section 2.03.08 (D)(5). All other
provisions of this Code that implement the Future Land Use Element, Conservation and Coastal
Management Element, or Public Facilities Element, including but not limited to Chapters 3, 4 and
10, shall only be applicable to development in NBMO Receiving Lands to the extent specifically
stated in this section. However, all development within NBMO Receiving Lands shall comply with
all non -environmental review procedures for site development plans and platting as set forth in this
Code.
b. NBMO neutral lands. Except as otherwise specifically provided in section 2.03.08 DA. and section
2.03.08 D.5.b., all development within NBMO neutral lands shall be consistent with section 2.03.08
A.3.
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c. NBMO sending lands. Except as otherwise specifically provided in section 2.03.08 DA., all
development with NBMO Sending Lands shall be consistent with section 2.03.08 A.4.
4. General planning and design considerations:
a. Transportation. As a condition for the approval of the residential component of any subdivision plat,
site development plan, PUD, or DRI within Sections 21, 28, or 27 of the NBMO, the following
transportation related improvements and planning and design elements shall be addressed and
provision made for their completion.
An extension of Wilson Boulevard shall be provided, including ROW dedication and
construction to County collector road standards, through Section 33, Range 27 East,
extending to the south to Interstate 75 via an interchange or service road for residential
development should it commence in Sections 21, 28 and 27. The portion of Wilson Boulevard
that traverses through NBMO Sending Lands shall be designed with aquatic species crossings
and small terrestrial animal crossings.
As an alternative to (1) above, a haul road along an extension of Wilson Boulevard shall be
improved to standards sufficient, in the opinion of County transportation staff, to safely serve
earth-minina activities with a connection throuah Sections 32 and 31 to Landfill Road.
(3) Lands required for the extension of Wilson Boulevard will be dedicated to Collier County at the
time of rezoning. The right-of-way shall be of a sufficient size to accommodate collector road
requirements.
(4) All new roads and road improvements, other than the Wilson Boulevard extension and the
haul road referenced in 2 above, shall:
(a) be routed so as to avoid traversing publicly owned natural preserves, publicly owned
Parks, publicly owned recreation areas, areas identified as environmentally sensitive
wildlife habitat, wildlife corridors, and greenways unless there is no feasible and prudent
alternative; and
(b) be designed with aquatic species crossings, small terrestrial animal crossings, and large
terrestrial animal crossings pursuant to Florida Fish and Wildlife Conservation
Commission criteria.
Buffering. The western '/4 of Sections 22 and 27 shall be buffered from the NBMO NRPA to the
east by a buffer preservation that includes all of the eastern '/2 of the western '/ of Sections 22 and
27. This buffer shall consist of lake excavation areas between the Wilson Boulevard extension road
right-of-way and the NRPA.
c. Greenway. A Greenwav that follows natural flowways, as contemplated in the Community
Character Plan prepared by Dover Kohl, shall be created within NBMO Sending Lands. As a
condition to the creation of TDR credits from NBMO Sending Lands that constitute natural
flowways. such lands shall be dedicated to a public or private entitv for use as part of the
Greenway.
5. Additional specific area provisions.
a. Receiving lands.
(1) Density.
a) The base density in RFMU receiving lands, outside of a rural village is one dwelling unit
per five (5) gross acres.
(b) This density may be increased, through TDR credits and TDR Bonus Credits, up to a
maximum of 1 dwelling unit per gross acre.
(c) Once a density of 1 dwelling unit per gross acre is achieved through TDR credits and
TDR Bonus Credits, additional density may be achieved as follows:
i. 0.1 dwelling unit per acre for each acre of native vegetation preserved on -site;
ii. 0.1 dwelling unit per acre for each acre of wetlands having a functionality value, as
assessed using the South Florida Water Management District's Unified Wetlands
Mitigation Assessment Method, of 0.65 or greater that are preserved on -site; and/or
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iii. 0.1 dwelling unit per acre for each acre of NBMO Sending Land that is within either
a NRPA or a buffer area adjoining a NRPA that is dedicated to a public or private
entity for conservation use.
(2) The earth mining operation and asphalt plant uses that currently exist within NBMO Receiving
Lands may continue and may expand as follows:
(a) Until June 19, 2005, or such other date as the GMP is amended to provide, such uses
may expand only into the western half of Section 21 and shall not generate truck traffic
beyond average historic levels.
(b) Such mining operations and an asphalt plant may expand on Sections 21 and 28 and the
western quarters of 22 and 27 as a permitted use if either of the following occurs by June
19, 2005, or such other date as the GMP is amended to provide:
an alignment has been selected, funding has been determined, and an accelerated
construction schedule established by the BCC and the mine operator, for an east -
west connector roadway between County Road 951 and the Wilson Boulevard
extension: or
ii. the mine operator commits to construct a private haul road by June 19, 2007, or
such other date as the GMP is amended to provide, without the use of any public
funds.
(c) If the conditions for expansion set forth in b above are not satisfied, any mining
operations or asphalt plant in these areas, other than continued operations on the
western half of Section 21 at historic levels, shall be permitted only as a conditional use.
(3) A greenbelt is not required for any development in NBMO Receiving Lands, whether inside or
outside of a rural village. However, any greenbelt that is provided in a NBMO rural village shall
be included in the calculation of open space.
(4) NBMO rural village. A NBMO rural village shall adhere to the provisions for rural village set
forth in section 2.03.08 (A)(2)(b), except as follows:
(a) Density. An NBMO rural village shall have a minimum gross density of 1.5 dwelling units
per acre and a maximum gross density of three (3) dwelling units per acre.
i. The minimum required density shall be achieved through TDR credits, TDR Bonus
Credits, and Rural Village Bonus credits, as provided in section 2.03.08 A.2.b.(3)(C).
ii. Once the minimum required density is achieved, additional density may be
achieved, up to the maximum of three (3) dwelling units per gross acre through any
one or combination of the following:
a) TDR credits;
b) TDR Bonus Credits:
c) 0.3 dwelling unit per acre for each acre of native vegetation preserved on -site:
d) 0.3 dwelling unit per acre for each acre of wetlands having a functionality value,
as assessed using the South Florida Water Management District's Unified
wetlands Mitigation Assessment Method, of 0.65 or greater that are preserved
on -site: and/or
e) 0.3 dwelling unit per acre for each acre of NBMO Sending Land that is within
either a NRPA or a buffer area adjoining a NRPA that is dedicated to a public or
Private entity for conservation use.
(b) Sidewalks shall be required on both sides of the streets.
(c) Interconnected bike lanes shall be provided on all collector and arterial roadways.
(d) Schools shall be located within a NBMO rural village whenever possible, in order to
minimize bussing of students. Furthermore, whenever possible, schools shall be co -
located with other public facilities and civic structures, such as parks, libraries, community
centers, public squares, preens, and civic areas.
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Addenda
(e) Elementary schools shall be accessible by local streets and pedestrian and bicycle
facilities and shall be located in or adjacent to the rural village center, provided that local
streets provide access adequate to meets the needs of the School Board.
b. Neutral lands. Neutral lands shall be governed by the standards set forth in section 2.03.08 (A)(3),
with the exception that, in those neutral lands located in Section 24, Township 49 South, Range 26
East, a minimum of 70% of the native vegetation present shall be preserved.
(Ord. No. 04-72, 3.F; Ord. No. 05-27, 3.E; Ord. No. 05-49, 3.B; Ord. No. 07-67, 3.E; Ord. No. 08-08,
3.C; Ord. No. 12-38, § 3.C)
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/40 Carroll & Carroll
Real Estate Appraisers & Consultants
Timothy W. Sunyog, MAI
CERT GEN 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
5960
Addenda
Ran DeSantls, Governor
STATE OF FLORIDA
Halsey Beshears. Secretary
doriza
bpr
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
SUNYOG, TIMOTHY WILLIAM
2805 HORSESHOE DRIVE SOUTH
SUITE 100 —6
0 NAPLES FL 34104 k
LICENSE NUMBER: RZ3288
EXPIRATION DATE: NOVEMBER 30, 2022
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