Agenda 04/11/2023 Item #16A19 (Resolution to acquire 5.15 acres of unimproved land necessary for the construction of roadway, drainage, and utility improvements for the Randall Blvd/Immokalee Road project)04/ 11 /2023
EXECUTIVE SUMMARY
Recommendation to adopt a resolution authorizing the purchase of 5.15 acres of unimproved land (Parcel
102FEE) necessary for the construction of roadway, drainage, and utility improvements for the Randall
Boulevard/Immokalee Road Project No. 60147, and to approve a purchase agreement in the amount of
$1,231,000.
OBJECTIVE: To acquire Parcel 102FEE, needed for the construction of the Randall Boulevard/Immokalee Road
Project No. 60147 (the Project).
CONSIDERATIONS: Collier County is seeking to purchase approximately 5.15 acres of unimproved land
(Parcel 102FEE or the Property) needed for construction of the Project. Parcel 102FEE is located on the south side
of Randall Boulevard, approximately 170 feet east of its intersection with Immokalee Road, and is owned by Jane
Elizabeth Hoster (as to an undivided 50% interest) and James Spencer and Jane A. Spencer as Co -Trustees of the
James T. Spencer, III and Jane A. Spencer Trust Agreement UTD 11/13/2013 (as to the remaining undivided 50%
interest). The Randall Blvd./Immokalee Road Project No. 60147 includes the widening of Randall Blvd. and
realignment of turn lanes. Parcel 102FEE is required in order to construct roadway, drainage and utility
improvements associated with the Project.
Aside from Project needs, the acquisition of this property will also facilitate negotiations related to the Emergent
Developer Agreement, dated July 28, 2010. The Agreement originally provided for a pond site to be given to the
County in anticipation of the Project, however, due to changing economic circumstances, the Developer was unable
to move forward with the development contemplated in the Agreement and the County did not receive a pond site.
Acquisition of Parcel 102FEE provides an ideal alternative to the pond site provided for in the Agreement and
serves the needs of the Project.
Towards the end of last year, staff responded to a representative of the owners who were interested in selling the
Property to the County. Following positive initial discussions, staff ordered an appraisal of the property from
Carlson, Norris & Associates, who estimated the market value of the property as of December 15, 2022, to be
$1,230,000 based on a highest and best use of "commercial use including retail". Their report dated December 28,
2022 is attached. The owners are willing to sell the property to the County for its appraised value plus an additional
$1,000 to cover the estimated costs of their attorney reviewing the closing documents.
The State of Florida Department of Transportation (FDOT), who conducted a Project Preliminary Engineering
Report (the study) dated October 12, 2020, have approved the advance acquisition of Parcel 102FEE provided that,
1) the acquisition complies with the requirements of the Uniform Relocation Act (the Act), and 2) the Board adopts
the attached Resolution authorizing the purchase. These requirements are triggered by the fact that Federal funds
were used for the study. In compliance with the Act, a written offer with notification of the owners' statutory rights
will be mailed to the owners pursuant to Section 73.015, Florida Statutes before the owners are requested to execute
the attached purchase agreement. Approval of this item authorizes the Chairman to then execute the purchase
agreement.
Staff recommends that the Board of County Commissioners (the Board) adopt the attached resolution and approve
the purchase agreement at County appraised value plus estimated attorney fees.
FISCAL IMPACT: Funds in the approximate amount of $1,237,350 will be required, being the purchase price of
$1,231,000 and miscellaneous title policy, closing and recording fees estimated not to exceed $6,350. The primary
funding source for the acquisition of right-of-way is impact fees. Should impact fees not be sufficient within a
particular project, the secondary funding source will be gas taxes.
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04/ 11 /2023
No maintenance costs are anticipated until such time as the Project is constructed.
GROWTH MANAGEMENT IMPACT: This recommendation is consistent with the Long -Range Transportation
Plan and the Collier County Growth Management Plan.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a majority vote
for Board approval. -SAA
RECOMMENDATION: To adopt a resolution authorizing the purchase of 5.15 acres of unimproved land (Parcel
102FEE) necessary for the construction of roadway, drainage and utility improvements for the Randall
Boulevard/Immokalee Road Project No. 60147, and to approve a purchase agreement in the amount of $1,231,000.
Prepared By: Robert Bosch, Manager, Right -of -Way Acquisition, Transportation Engineering Division.
ATTACH NT(S)
1. Aerial Map - Parcel 102FEE (PDF)
2. [Linked] Appraisal Report - Parcel 102FEE (PDF)
3. [Linked] Preliminary Engineering Report (PDF)
4. [Linked] Recorded Randall Blvd DCA - Emergent Development Group (PDF)
5. Resolution (PDF)
6. Purchase Agreement (PDF)
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16.A.19
04/11/2023
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.19
Doc ID: 25105
Item Summary: Recommendation to adopt a resolution authorizing the purchase of 5.15 acres of unimproved land
(Parcel 102FEE) necessary for the construction of roadway, drainage and utility improvements for the Randall
Boulevard/Immokalee Road Project No. 60147, and to approve a purchase agreement in the amount of $1,231,000
(Estimated Fiscal Impact: $1,237,350 and approve miscellaneous title policy, closing and recording fees estimated
not to exceed $6,350. Source of funds is impact fees and or gas taxes.).
Meeting Date: 04/11/2023
Prepared by:
Title: Manager, ROW Acquisition — Transportation Engineering
Name: Robert Bosch
03/31/2023 10:39 AM
Submitted by:
Title: Division Director - Transportation Eng — Transportation Engineering
Name: Jay Ahmad
03/31/2023 10:39 AM
Approved By:
Review:
Growth Management Department Danielle Bates Transportation Management Services Department Completed
03/31/2023 11:07 AM
Growth Management Operations Support Tara Castillo Additional Reviewer Completed
03/31/2023 11:15 AM
Transportation Engineering
Jay Ahmad
Additional Reviewer
Completed
03/31/2023 11:30 AM
Growth Management Department
Lisa Taylor
Additional Reviewer
Completed
04/03/2023 5:48 AM
Road Maintenance
Marshal Miller
Additional Reviewer
Completed
04/03/2023 1:33 PM
Transportation Engineering
Dennis McCoy
Additional Reviewer
Completed
04/04/2023 1:02 PM
Growth Management Department
Gene Shue
Additional Reviewer
Completed
04/04/2023 1:31 PM
County Attorney's Office
Sally Ashkar
Level 2 Attorney Review
Completed
04/04/2023 1:37 PM
Growth Management Department
Trinity Scott
Transportation
Completed
04/04/2023 1:40 PM
County Attorney's Office
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Completed
04/04/2023 1:46 PM
Corporate Compliance and Continuous Improvement
Megan Gaillard
Additional Reviewer
Completed
04/05/2023
10:32 AM
Office of Management and Budget
Debra Windsor
Level 3 OMB Gatekeeper Review
Completed
04/05/2023 12:01 PM
Office of Management and Budget
Susan Usher
Additional Reviewer
Completed
04/05/2023 12:42 PM
Office of Management and Budget
Christopher Johnson Additional Reviewer
Completed
04/05/2023 12:49 PM
Community & Human Services
Maggie Lopez
Additional Reviewer
Completed
04/05/2023 2:05 PM
County Manager's Office
Amy Patterson
Level 4 County Manager Review
Completed
04/05/2023 2:55 PM
Board of County Commissioners
Geoffrey Willig
Meeting Pending
04/11/2023 9:00 AM
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RESOLUTION NO. 2023-
A RESOLUTION AUTHORIZING THE PURCHASE OF 5.15 ACRES OF UNIMPROVED
LAND (PARCEL 102FEE) NECESSARY FOR THE CONSTRUCTION OF ROADWAY,
DRAINAGE AND UTILITY IMPROVEMENTS FOR THE RANDALL
BOULEVARDAMMOKALEE ROAD PROJECT NO. 60147.
WHEREAS, the construction of roadway, drainage and utility improvements as part of the
Randall Boulevard/Immokalee Road Project No. 60147 (hereinafter referred to as "the Project")
is included in Collier County's Five -Year Transportation Work Program; and
WHEREAS, conceptual plans and specifications have been prepared for construction of
the Project; and
WHEREAS, construction of the Project will require the acquisition of 5.15 acres of
unimproved land (hereinafter referred to as "Parcel 102FEE"), more fully described in Exhibit
"A" attached hereto and incorporated herein by reference, along with additional right of way and
easement parcels yet to be determined; and
WHEREAS, the construction of roadway, drainage and utility improvements as part of the
Randall Boulevard/Immokalee Road Project No. 60147, is necessary in order to protect the health,
safety and welfare of the citizens of Collier County, and will assist Collier County in meeting
certain concurrency requirements of the County's Growth Management Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
1. The Board has determined that the construction of roadway, drainage and utility
improvements as part of the Randall Boulevard/Immokalee Road Project No. 60147, is necessary
and in the public's best interest in order to protect the health, safety and welfare of the citizens of
Collier County.
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16.A.19.e
2. The acquisition of Parcel 102FEE for construction of the Project is an integral part of the
County's long-range planning effort and is included in the Capital Improvement Element of the
Collier County Growth Management Plan, as approved by the Florida Department of Economic
Opportunity.
3. It is necessary and in the best interest of Collier County for the Board to authorize the
acquisition of Parcel 102FEE for the construction of the Project and the County Manager or her
designee is hereby authorized and directed to purchase Parcel 102FEE.
4. The Board hereby directs the County Manager or her designee to make a purchase offer of
$1,231,000 to the owners of Parcel 102FEE being the aggregate of its estimated market value of
$1,230,000, developed by a licensed state -certified general real estate appraiser, and estimated
attorney fees of $1,000.
5. The Board hereby authorizes its Chairman, upon the approval of the Office of the County
Attorney as to form and legality, to execute a purchase agreement in substantially the same form
as the Purchase and Sale Agreement attached hereto and made a part hereof as Exhibit `B" and/or
other documents approved by the Office of the County Attorney to close the real estate transaction.
6. The Board hereby authorizes the Finance Department to issue warrants, and/or to make
wire transfers, payable to the property owners of record, to title companies and attorneys closing
the real estate transaction, and to others who may possess an equitable interest in Parcel 102FEE
in those amounts as shall be specified on a closing statement.
7. All title to Parcel 102FEE that has been acquired in the manner described above shall be
deemed "accepted" by the Board of County Commissioners, as the governing body of Collier
County, Florida, a political subdivision of the State of Florida, and as such, staff is hereby
authorized to record the deed in the Public Records of Collier County, Florida, as well as any other
-Page 2-
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16.A.19.e
instruments that may be required to remove, release or subordinate the lien of any encumbrance
on Parcel 102FEE, in order to effect constructive notice of the County's interest the property.
This Resolution, adopted on this day of , 2023, after motion,
second and majority vote.
ATTEST:
CRYSTAL K. KINZEL, Clerk of the
Circuit Court & Comptroller
Approved as to form and legality:
Assistant County Attorney
BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA
am
RICK LoCASTRO, CHAIRMAN
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TE-ROW 102 F E E EXHIBIT
1 of
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AGNOLI
BARBER &
BRUNDAGE., INC.
Professional Engineers, Planers & Land Surveyors
Gdlirr County: 7.400 T.imiami "1}ail N. - Naples, FL - i4108 Ph.: (239) 597,1111 - Fax: (239) 366-2203
Legal Description
ALL OF TRACT 72, GOLDEN GATE ESTATES UNIT NO. 23 AS RECORDED IN PLAT BOOK 7 PAGE 9,
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.
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EXHIBIT "B" TO PURCHASE RESOLUTION
PROJECT: 60147 Randall — Immokalee Intersection
PARCEL: 102FEE
FOLIO: 37745200002
PURCHASE AND SALE AGREEMENT
(vacant land)
THIS PURCHASE AND SALE AGREEMENT ("Agreement") is entered into this day of
, 2023, by and between JANE ELIZABETH HOSTER, a married woman, as to an undivided 50%
interest, and JAMES SPENCER a/k/a JAMES T. SPENCER, III and JANE A. SPENCER, as Co -Trustees of
the James T. Spencer, III and Jane A. Spencer Trust Agreement UTD 11/13/2013, as to an undivided 50%
interest, whose mailing address is 4912 Sunset Boulevard, Port Richey, FL 34668 (collectively, "Seller") and
COLLIER COUNTY, a political subdivision of the State of Florida, whose mailing address is 3299 Tamiami
Trail East, c/o County Attorney's Office, Suite 800, Naples, FL 34112 (the "County").
Recitals:
A. Seller owns certain real property in Collier County, Florida, consisting of vacant land, legally
described on Exhibit "A" attached hereto (the "Property").
B. The County desires to purchase the Property from Seller, and Seller desires to sell the Property
to the County.
NOW THEREFORE, the parties agree as follows:
1. AGREEMENT TO SELL AND PURCHASE. Seller hereby agrees to sell, and the County hereby
agrees to purchase the Property on the terms and conditions set forth in this Agreement.
2. COMPENSATION.
A. Amount. The compensation payable by the County for the Property shall be $1,231,000.00,
subject to prorations, apportionments, and distribution of sales proceeds provided for in this Agreement. No
portion of the compensation is attributable to personal property.
B. Full Compensation. The payment of the net sales proceeds to Seller, payable by County check
at Closing (defined below), shall be (i) full compensation for the Property, including, without limitation, all
improvements located on the Property as of the date of this Agreement; and (ii) full and final settlement of all
other damages and expenses suffered or incurred by Seller in connection with Seller's conveyance of the
Property to the County, whether foreseen or unforeseen, including, without limitation, and to the extent
applicable, attorneys' fees, expert witness fees and costs as provided for in Chapter 73, Florida Statutes.
3. PUBLIC DISCLOSURE. If Seller holds title to the Property in the form of a partnership, limited
partnership, corporation, trust, or any form of representative capacity whatsoever for others, Seller shall, before
the full execution of this Agreement, make a written public disclosure, according to Section 286.23, Florida
Statutes, under oath, subject to the penalties prescribed for perjury, of the name and address of every person
having a beneficial interest in the Property before the Property is conveyed to the County. The foregoing
notwithstanding, (i) if Seller is a corporation 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 exempt
from the provisions of Section 286.23, Florida Statutes, and (ii) the names and addresses of persons or entities
holding less than 5 percent of the beneficial interest in the disclosing entity are not required to be disclosed.
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16.A.19.e
4. CLOSING DATE; POSSESSION.
A. Closing Date. Seller's conveyance of the Property to the County (the "Closing") shall occur
within 30 days of the County's receipt of all properly executed Closing Documents (defined below). TIME IS
OF THE ESSENCE. The Closing shall take place at the offices of the County's Transportation Engineering
Division, 2885 Horseshoe Drive South, Naples, Florida 34104.
B. No Adverse Changes; Risk of Loss. The County's obligation to close shall be contingent upon
the County having determined that, between the date that the County completes its due diligence investigations
and inspections under this Agreement and the Closing, there shall have been no adverse changes in the title,
physical condition of the Property, or other matters previously approved by the County. Between the date of
the parties' execution of this Agreement and the Closing, risk of loss shall be borne by Seller. If the Property
is damaged prior to Closing, excluding damage caused by the County, Seller shall repair and restore the
Property at Seller's expense.
C. Possession. Seller shall remove Seller's personal property, vacate, and surrender possession
of the Property to the County at Closing. Seller, at its sole expense, and to the extent applicable, shall pay all
utility expenses (e.g., electricity, gas, water, sewer, phone, internet, cable), maintenance and repair expenses,
cost of pest control, landscaping, security, and other routine services, and all other expenses associated with
the Property that accrue through the date of Closing. Seller shall leave the Property free of all personal property
and debris and in substantially the same condition as exists on the date of Seller's execution of this Agreement.
The County shall have the right to inspect the Property prior to Closing.
5. CLOSING DOCUMENTS. As soon after the parties' execution of this Agreement as is possible,
Seller shall (i) provide the County with a copy of Seller's property survey and title insurance policy for the
Property, if any, and (ii) deliver the following documents to the County, properly executed and in a form
approved by the Collier County Attorney's Office (the "Closing Documents"):
(a) Warranty Deed;
(b) Closing Statement;
(c) Affidavit of Title;
(d) Form W-9 (Request for Taxpayer Identification Number and Certification);
(e) Evidence of legal authority and capacity of the individual executing this Agreement on behalf of
Seller to execute and deliver this Agreement and the Closing Documents;
(f) A Satisfaction, Release, or Termination from the holder of each mortgage or other lien open of
record encumbering the Property;
(g) Evidence of termination of any leases or rental agreements that encumber the Property;
(h) A termination or vacation of any existing easement that encumbers the Property, if required by
the County; and
(i) Such other documents as the County or title company deems necessary or appropriate to clear
title to the Property.
Following the Closing, Seller shall execute any and all additional documents as may be requested by the
County or title company to correct clerical errors, clear title, or otherwise carry out the intent of the parties.
6. CLOSING COSTS AND DEDUCTIONS.
A. County's Closing Costs. At Closing, the County shall pay (i) the recording fees to record the
conveyance instrument(s) and any curative instruments required to clear title; and (ii) the cost of an owner's
policy of title insurance if the County elects to obtain one. Additionally, the County may elect to pay reasonable
costs incurred and/or processing fees required by mortgagees or other lien holders in connection with the
delivery of properly executed Satisfaction, Releases, or Terminations of any liens open of record encumbering
the Property. The County shall have sole discretion as to what constitutes "reasonable costs and/or processing
fees."
((*---P-10)
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B. Seller's Closing Costs. At Closing, Seller shall pay (i) all state documentary stamp taxes
required on the conveyance instrument(s) in accordance with Section 201.01, Florida Statutes, unless the
Property is acquired under the threat of condemnation, in which case the conveyance is exempt from state
documentary stamp taxes; (ii) the cost of discharging any outstanding mortgages and other indebtedness
secured by a lien on the Property; (iii) all taxes and assessments that are due and payable; and (iv) the full
amount of condominium/homeowner association special assessments and governmentally imposed liens or
special assessments (other than CDD/MSTU assessments) which are a lien or a special assessment that is
certain as to the identity of the lienor or assessor, the property subject to the lien or special assessment, and
the amount of the lien or special assessment. If the Property is located within a Community Development
District ("CDD") or Municipal Service or Benefit Taxing Unit ("MSTU"), the County shall assume any
outstanding capital balance.
C. Prorations. The following items shall be prorated as of the date of Closing, with the County
entitled to the date of Closing: (i) ad valorem and non -ad valorem taxes based upon the most current
assessment available, without discount, provided that if the current year's tax bill is not yet available, but a
TRIM Notice has been issued, the ad -valorem taxes shall be prorated based upon the amount set forth therein;
(ii) condominium/homeowner association assessments (other than those required to be paid in full under
subparagraph B of this paragraph), and (iii) CDD/MSTU operating and maintenance assessments.
7. INSPECTIONS.
A. Inspections. Following the date of the parties' execution of this Agreement, the County shall
have the right, at its sole cost and expense, to conduct whatever investigations and inspections of the Property
that it deems appropriate, including, without limitation, a title examination, property survey, appraisal,
environmental assessments, engineering studies, soil borings, determination of compliance of the Property
with applicable laws, and the like. Seller shall provide the County with reasonable access to the Property to
conduct on -site inspections. The County shall promptly repair any damage to the Property caused by such
on -site inspections.
B. County's Right to Terminate. Notwithstanding anything in this Agreement to the contrary, the
County's obligations under this Agreement to acquire the Property are contingent upon the County's
satisfaction with the Property, including, without limitation, as revealed by the County's investigations and
inspections as set forth herein. If, prior to the Closing, the County identifies any objectionable matters and
determines that such objections cannot be resolved to the County's satisfaction through reasonable diligence,
within a reasonable period of time, and at a reasonable cost, all as determined by the County in its sole
discretion, the County shall have the right to terminate this Agreement by written notice to Seller, whereupon
neither party shall thereafter have any rights or obligations under this Agreement. The County may, but shall
not be required to, provide Seller with an opportunity to rectify such objections.
8. SELLER'S REPRESENTATIONS AND WARRANTIES. Seller makes the following
representations and warranties on the date of Seller's execution of this Agreement, and shall be deemed to
have repeated same at Closing:
(a) Seller is the sole owner of fee simple title to the Property and has full right, power, and authority
to own and operate the Property, to execute this Agreement, and to fulfill Seller's obligations
under this Agreement and the Closing Documents.
(b) No tenant or other party has any right or option to acquire the Property or to occupy the Property,
or, if applicable, Seller shall disclose same to the County in the applicable Closing Documents.
(c) Seller's title to the Property is free and clear of all mortgages and other liens and encumbrances,
except as may be disclosed in the title commitment, title report, or attorney title opinion obtained
or to be obtained prior to the Closing.
(d) Between the date of Seller's execution of this Agreement and the Closing, Seller shall not do
anything to encumber the title to the Property, or convey the Property to a third party, or grant
3
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16.A.19.e
to any third party any rights of any kind with respect to the Property, or do anything to change
or permit to be changed the physical condition of the Property, without in each instance obtaining
the County's prior written consent, which may be granted or withheld in the County's sole
discretion,
(e) No maintenance, construction, advertising, management, leasing, employment, service, or other
contracts affecting the Property shall remain in effect following the Closing.
(f) There are no governmental proceedings or investigations of any kind, formal or informal, civil or
criminal, pending or threatened, that may affect the Property or adversely affect Seller's ability
to perform Seller's obligations under this Agreement.
(g) The Property is in compliance with all federal, state and local laws, including, without limitation,
environmental laws; no unsafe levels of radon, mold, lead, or other pollutants or hazardous
substances have been used, generated, stored, treated, or removed from the Property, nor is
there any lawsuit, proceeding, or investigation regarding same; the Property has never been
used as a landfill, and there are no underground storage tanks on the Property; there has been
no spill, contamination, or violation of environmental laws pertaining to any contiguous property;
and Seller has not received notice and otherwise has no knowledge of any existing or threatened
environmental lien against the Property.
(h) Seller has not utilized a real estate broker or agent in connection with Seller's sale of the Property
to the County and no real estate sales commission is due.
(i) None of the improvements located on the Property, if any, encroach upon adjoining properties,
and no improvements located on adjoining properties encroach upon the Property.
9. DEFAULT; REMEDIES. If either party fails to perform any of its obligations under this Agreement
and fails to cure such failure within 15 days after receiving written notice thereof from the non -defaulting party,
the non -defaulting party shall have the right to terminate this Agreement by giving written notice of termination
to the defaulting party; without limitation of any other rights and remedies available to the non -defaulting party
at law or in equity, including, without limitation, the right to seek specific performance, and to recover damages,
including attorney fees and court costs, in connection with such default; all rights and remedies being
cumulative.
10. INDEMNIFICATION; WAIVER OF CLAIMS. Seller shall indemnify, defend, and hold the County
harmless from and against all claims and actions asserted against the County, and all damages, losses,
liability, penalties, fines, costs and expenses, including, without limitation, attorney fees and court costs,
suffered or incurred by the County, arising from (i) Seller's representations and warranties in this Agreement
or in any of the Closing Documents if untrue; or (ii) Seller's failure to perform any of Seller's obligations under
this Agreement, irrespective of whether the County delivers a written notice of default to Seller; or (iii) injuries,
accidents or other incidents occurring on the Property prior to Closing.
11. NOTICES. All notices given by either party to the other under this Agreement shall be in writing
and shall be personally delivered, or delivered by a traceable courier, or mailed by U.S. certified mail, to the
parties at their respective addresses set forth in the introductory paragraph of this Agreement, or such other
address as may be specified by either party from time to time by written notice to the other party. Notices shall
be deemed given on the date of receipt if personally delivered, or delivered by courier, or 3 days after mailing.
12. GENERAL PROVISIONS.
A. Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the
parties and their respective heirs, executors, personal representatives, successors and permitted assigns.
B. Assignment. The parties shall not assign any rights or obligations under this Agreement to a
third party without the prior written consent of the other party.
4
aO )
Packet Pg. 675
16.A.19.e
C. Entire Agreement. This Agreement constitutes the entire agreement of the parties as pertains
to the subject matter hereof, and there are no prior or contemporaneous written or oral agreements,
undertakings, promises, warranties, or covenants not contained herein.
D. Amendments. All amendments to this Agreement must be in writing and signed by both parties.
E. Time Periods. If any deadline or expiration of any time period provided for hereunder falls on a
Saturday, Sunday or legal holiday, such deadline or expiration shall be extended to the following business day.
F. Survival. All provisions of this Agreement that are not, or by their nature cannot be, performed
prior to the Closing, including, without limitation, Seller's representations, warranties, indemnity obligations,
shall survive the Closing.
G. Severability. If any provision of this Agreement is determined to be legally invalid or
unenforceable, such provision shall be severed from this Agreement, and the remaining provisions of this
Agreement shall remain in full force and effect.
H. No Waiver. No party shall be deemed to have waived its right to enforce any specific provision
of this Agreement unless such waiver is in writing. Any such written waiver shall be applicable only to the
specific instance to which it relates and shall not be construed as a continuing waiver as to future instances or
as a waiver of any other provision.
I. Governing Law: Venue. This Agreement shall be governed and construed in accordance with
the laws of the State of Florida. All disputes arising under this Agreement shall be brought solely in the courts
in Collier County, Florida, and the parties hereby agree to said venue.
IN WITNESS WHEREOF, the parties have executed this Agreement on the dates indicated below,
effective as of the date this Agreement is executed by the County.
Date: 2023 SELLER:
JANE ELIZABETH HOSTER
JAMES T. SPENCER, III, individually and as Co -
Trustee of the James T. Spencer, III and Jane A.
Spencer Trust Agreement UTD 11/13/2013
JANE A. SPENCER, individually and as Co -
Trustee of the James T. Spencer, III and Jane A.
Spencer Trust Agreement UTD 11/13/2013
OCIO
Packet Pg. 676
16.A.19.e
Date: 2023
ATTEST:
CRYSTAL K. KINZEL, Clerk of the
Circuit Court & Comptroller
By:
Deputy Clerk
Approved as to form and legality:
Assistant County Attorney
Last Revised 1/5/23
COUNTY:
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By:
RICK LoCASTRO, Chairman
A
(C.Po)
Packet Pg. 677
16.A.19.f
PROJECT: 60147 Randall — Immokalee Intersection
PARCEL: 102FEE
FOLIO: 37745200002
PURCHASE AND SALE AGREEMENT
(vacant land)
THIS PURCHASE AND SALE AGREEMENT ("Agreement") is entered into this day of
, 2023, by and between JANE ELIZABETH HOSTER, a married woman, as to an undivided 50%
interest, and JAMES SPENCER a/k/a JAMES T. SPENCER, III and JANE A. SPENCER, as Co -Trustees of
the James T. Spencer, III and Jane A. Spencer Trust Agreement UTD 11/13/2013, as to an undivided 50%
interest, whose mailing address is 4912 Sunset Boulevard, Port Richey, FL 34668 (collectively, "Seller") and
COLLIER COUNTY, a political subdivision of the State of Florida, whose mailing address is 3299 Tamiami
Trail East, c/o County Attorney's Office, Suite 800, Naples, FL 34112 (the "County").
Recitals:
A. Seller owns certain real property in Collier County, Florida, consisting of vacant land, legally
described on Exhibit "A" attached hereto (the "Property").
B. The County desires to purchase the Property from Seller, and Seller desires to sell the Property
to the County.
NOW THEREFORE, the parties agree as follows:
1. AGREEMENT TO SELL AND PURCHASE. Seller hereby agrees to sell, and the County hereby
agrees to purchase the Property on the terms and conditions set forth in this Agreement.
2. COMPENSATION.
A. Amount. The compensation payable by the County for the Property shall be $1,231,000.00,
subject to prorations, apportionments, and distribution of sales proceeds provided for in this Agreement. No
portion of the compensation is attributable to personal property.
B. Full Compensation. The payment of the net sales proceeds to Seller, payable by County check
at Closing (defined below), shall be (i) full compensation for the Property, including, without limitation, all
improvements located on the Property as of the date of this Agreement; and (ii) full and final settlement of all
other damages and expenses suffered or incurred by Seller in connection with Seller's conveyance of the
Property to the County, whether foreseen or unforeseen, including, without limitation, and to the extent
applicable, attorneys' fees, expert witness fees and costs as provided for in Chapter 73, Florida Statutes.
3. PUBLIC DISCLOSURE. If Seller holds title to the Property in the form of a partnership, limited
partnership, corporation, trust, or any form of representative capacity whatsoever for others, Seller shall, before
the full execution of this Agreement, make a written public disclosure, according to Section 286.23, Florida
Statutes, under oath, subject to the penalties prescribed for perjury, of the name and address of every person
having a beneficial interest in the Property before the Property is conveyed to the County. The foregoing
notwithstanding, (i) if Seller is a corporation 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 exempt
from the provisions of Section 286.23, Florida Statutes, and (ii) the names and addresses of persons or entities
holding less than 5 percent of the beneficial interest in the disclosing entity are not required to be disclosed.
CgO )
Packet Pg. 678
16.A.19.f
4. CLOSING DATE: POSSESSION.
A. Closing Date. Seller's conveyance of the Property to the County (the "Closing") shall occur
within 30 days of the County's receipt of all properly executed Closing Documents (defined below). TIME IS
OF THE ESSENCE. The Closing shall take place at the offices of the County's Transportation Engineering
Division, 2885 Horseshoe Drive South, Naples, Florida 34104.
B. No Adverse Changes; Risk of Loss. The County's obligation to close shall be contingent upon
the County having determined that, between the date that the County completes its due diligence investigations
and inspections under this Agreement and the Closing, there shall have been no adverse changes in the title,
physical condition of the Property, or other matters previously approved by the County. Between the date of
the parties' execution of this Agreement and the Closing, risk of loss shall be borne by Seller. If the Property
is damaged prior to Closing, excluding damage caused by the County, Seller shall repair and restore the
Property at Seller's expense.
C. Possession. Seller shall remove Seller's personal property, vacate, and surrender possession
of the Property to the County at Closing. Seller, at its sole expense, and to the extent applicable, shall pay all
utility expenses (e.g., electricity, gas, water, sewer, phone, internet, cable), maintenance and repair expenses,
cost of pest control, landscaping, security, and other routine services, and all other expenses associated with
the Property that accrue through the date of Closing. Seller shall leave the Property free of all personal property
and debris and in substantially the same condition as exists on the date of Seller's execution of this Agreement.
The County shall have the right to inspect the Property prior to Closing.
5. CLOSING DOCUMENTS. As soon after the parties' execution of this Agreement as is possible,
Seller shall (i) provide the County with a copy of Seller's property survey and title insurance policy for the
Property, if any, and (ii) deliver the following documents to the County, properly executed and in a form
approved by the Collier County Attorney's Office (the "Closing Documents"):
(a) Warranty Deed;
(b) Closing Statement;
(c) Affidavit of Title;
(d) Form W-9 (Request for Taxpayer Identification Number and Certification);
(e) Evidence of legal authority and capacity of the individual executing this Agreement on behalf of
Seller to execute and deliver this Agreement and the Closing Documents;
(f) A Satisfaction, Release, or Termination from the holder of each mortgage or other lien open of
record encumbering the Property;
(g) Evidence of termination of any leases or rental agreements that encumber the Property;
(h) A termination or vacation of any existing easement that encumbers the Property, if required by
the County; and
(i) Such other documents as the County or title company deems necessary or appropriate to clear
title to the Property.
Following the Closing, Seller shall execute any and all additional documents as may be requested by the
County or title company to correct clerical errors, clear title, or otherwise carry out the intent of the parties.
6. CLOSING COSTS AND DEDUCTIONS.
A. County's Closing Costs. At Closing, the County shall pay (i) the recording fees to record the
conveyance instrument(s) and any curative instruments required to clear title; and (ii) the cost of an owner's
policy of title insurance if the County elects to obtain one. Additionally, the County may elect to pay reasonable
costs incurred and/or processing fees required by mortgagees or other lien holders in connection with the
delivery of properly executed Satisfaction, Releases, or Terminations of any liens open of record encumbering
the Property. The County shall have sole discretion as to what constitutes "reasonable costs and/or processing
fees."
I of'),
Packet Pg. 679
16.A.19.f
B. Seller's Closing Costs. At Closing, Seller shall pay (i) all state documentary stamp taxes
required on the conveyance instrument(s) in accordance with Section 201.01, Florida Statutes, unless the
Property is acquired under the threat of condemnation, in which case the conveyance is exempt from state
documentary stamp taxes; (ii) the cost of discharging any outstanding mortgages and other indebtedness
secured by a lien on the Property; (iii) all taxes and assessments that are due and payable; and (iv) the full
amount of condominium/homeowner association special assessments and governmentally imposed liens or
special assessments (other than CDD/MSTU assessments) which are a lien or a special assessment that is
certain as to the identity of the lienor or assessor, the property subject to the lien or special assessment, and
the amount of the lien or special assessment. If the Property is located within a Community Development
District ("CDD") or Municipal Service or Benefit Taxing Unit ("MSTU"), the County shall assume any
outstanding capital balance.
C. Prorations. The following items shall be prorated as of the date of Closing, with the County
entitled to the date of Closing: (i) ad valorem and non -ad valorem taxes based upon the most current
assessment available, without discount, provided that if the current year's tax bill is not yet available, but a
TRIM Notice has been issued, the ad -valorem taxes shall be prorated based upon the amount set forth therein;
(ii) condominium/homeowner association assessments (other than those required to be paid in full under
subparagraph B of this paragraph), and (iii) CDD/MSTU operating and maintenance assessments.
7. INSPECTIONS.
A. Inspections. Following the date of the parties' execution of this Agreement, the County shall
have the right, at its sole cost and expense, to conduct whatever investigations and inspections of the Property
that it deems appropriate, including, without limitation, a title examination, property survey, appraisal,
environmental assessments, engineering studies, soil borings, determination of compliance of the Property
with applicable laws, and the like. Seller shall provide the County with reasonable access to the Property to
conduct on -site inspections. The County shall promptly repair any damage to the Property caused by such
on -site inspections.
B. County's Right to Terminate. Notwithstanding anything in this Agreement to the contrary, the
County's obligations under this Agreement to acquire the Property are contingent upon the County's
satisfaction with the Property, including, without limitation, as revealed by the County's investigations and
inspections as set forth herein. If, prior to the Closing, the County identifies any objectionable matters and
determines that such objections cannot be resolved to the County's satisfaction through reasonable diligence,
within a reasonable period of time, and at a reasonable cost, all as determined by the County in its sole
discretion, the County shall have the right to terminate this Agreement by written notice to Seller, whereupon
neither party shall thereafter have any rights or obligations under this Agreement. The County may, but shall
not be required to, provide Seller with an opportunity to rectify such objections.
8. SELLER'S REPRESENTATIONS AND WARRANTIES. Seller makes the following
representations and warranties on the date of Seller's execution of this Agreement, and shall be deemed to
have repeated same at Closing:
(a) Seller is the sole owner of fee simple title to the Property and has full right, power, and authority
to own and operate the Property, to execute this Agreement, and to fulfill Seller's obligations
under this Agreement and the Closing Documents.
(b) No tenant or other party has any right or option to acquire the Property or to occupy the Property,
or, if applicable, Seller shall disclose same to the County in the applicable Closing Documents.
(c) Seller's title to the Property is free and clear of all mortgages and other liens and encumbrances,
except as may be disclosed in the title commitment, title report, or attorney title opinion obtained
or to be obtained prior to the Closing.
(d) Between the date of Seller's execution of this Agreement and the Closing, Seller shall not do
anything to encumber the title to the Property, or convey the Property to a third party, or grant
Packet Pg. 680
16.A.19.f
to any third party any rights of any kind with respect to the Property, or do anything to change
or permit to be changed the physical condition of the Property, without in each instance obtaining
the County's prior written consent, which may be granted or withheld in the County's sole
discretion.
(e) No maintenance, construction, advertising, management, leasing, employment, service, or other
contracts affecting the Property shall remain in effect following the Closing.
(f) There are no governmental proceedings or investigations of any kind, formal or informal, civil or
criminal, pending or threatened, that may affect the Property or adversely affect Seller's ability
to perform Seller's obligations under this Agreement.
(g) The Property is in compliance with all federal, state and local laws, including, without limitation,
environmental laws; no unsafe levels of radon, mold, lead, or other pollutants or hazardous
substances have been used, generated, stored, treated, or removed from the Property, nor is
there any lawsuit, proceeding, or investigation regarding same; the Property has never been
used as a landfill, and there are no underground storage tanks on the Property; there has been
no spill, contamination, or violation of environmental laws pertaining to any contiguous property;
and Seller has not received notice and otherwise has no knowledge of any existing or threatened
environmental lien against the Property.
(h) Seller has not utilized a real estate broker or agent in connection with Seller's sale of the Property
to the County and no real estate sales commission is due.
(i) None of the improvements located on the Property, if any, encroach upon adjoining properties,
and no improvements located on adjoining properties encroach upon the Property.
9. DEFAULT; REMEDIES. If either party fails to perform any of its obligations under this Agreement
and fails to cure such failure within 15 days after receiving written notice thereof from the non -defaulting party,
the non -defaulting party shall have the right to terminate this Agreement by giving written notice of termination
to the defaulting party; without limitation of any other rights and remedies available to the non -defaulting party
at law or in equity, including, without limitation, the right to seek specific performance, and to recover damages,
including attorney fees and court costs, in connection with such default; all rights and remedies being
cumulative.
10. INDEMNIFICATION; WAIVER OF CLAIMS. Seller shall indemnify, defend, and hold the County
harmless from and against all claims and actions asserted against the County, and all damages, losses,
liability, penalties, fines, costs and expenses, including, without limitation, attorney fees and court costs,
suffered or incurred by the County, arising from (i) Seller's representations and warranties in this Agreement
or in any of the Closing Documents if untrue; or (ii) Seller's failure to perform any of Seller's obligations under
this Agreement, irrespective of whether the County delivers a written notice of default to Seller; or (iii) injuries,
accidents or other incidents occurring on the Property prior to Closing.
11. NOTICES. All notices given by either party to the other under this Agreement shall be in writing
and shall be personally delivered, or delivered by a traceable courier, or mailed by U.S. certified mail, to the
parties at their respective addresses set forth in the introductory paragraph of this Agreement, or such other
address as may be specified by either party from time to time by written notice to the other party. Notices shall
be deemed given on the date of receipt if personally delivered, or delivered by courier, or 3 days after mailing.
12. GENERAL PROVISIONS.
A. Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the
parties and their respective heirs, executors, personal representatives, successors and permitted assigns.
B. Assignment. The parties shall not assign any rights or obligations under this Agreement to a
third party without the prior written consent of the other party.
4
Packet Pg. 681
16.A.19.f
C. Entire Agreement. This Agreement constitutes the entire agreement of the parties as pertains
to the subject matter hereof, and there are no prior or contemporaneous written or oral agreements,
undertakings, promises, warranties, or covenants not contained herein.
D. Amendments. All amendments to this Agreement must be in writing and signed by both parties.
E. Time Periods. If any deadline or expiration of any time period provided for hereunder falls on a
Saturday, Sunday or legal holiday, such deadline or expiration shall be extended to the following business day.
F. Survival. All provisions of this Agreement that are not, or by their nature cannot be, performed
prior to the Closing, including, without limitation, Seller's representations, warranties, indemnity obligations,
shall survive the Closing.
G. Severability. If any provision of this Agreement is determined to be legally invalid or
unenforceable, such provision shall be severed from this Agreement, and the remaining provisions of this
Agreement shall remain in full force and effect.
H. No Waiver. No party shall be deemed to have waived its right to enforce any specific provision
of this Agreement unless such waiver is in writing. Any such written waiver shall be applicable only to the
specific instance to which it relates and shall not be construed as a continuing waiver as to future instances or
as a waiver of any other provision.
I. Governing Law; Venue. This Agreement shall be governed and construed in accordance with
the laws of the State of Florida. All disputes arising under this Agreement shall be brought solely in the courts
in Collier County, Florida, and the parties hereby agree to said venue.
IN WITNESS WHEREOF, the parties have executed this Agreement on the dates indicated below,
effective as of the date this Agreement is executed by the County.
Date: .2023 SELLER:
JANE ELIZABETH HOSTER
JAMES T. SPENCER, III, individually and as Co -
Trustee of the James T. Spencer, III and Jane A.
Spencer Trust Agreement UTD 11/13/2013
JANE A. SPENCER, individually and as Co -
Trustee of the James T. Spencer, III and Jane A.
Spencer Trust Agreement UTD 11/13/2013
Packet Pg. 682
16.A.19.f
Date: 12023
ATTEST:
CRYSTAL K. KINZEL, Clerk of the
Circuit Court & Comptroller
By:
Deputy Clerk
Approved as to form and legality:
Assistant County Attorney 3
Last Revised 1/5/23
COUNTY:
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By:
RICK LoCASTRO, Chairman
H.
ICE
Packet Pg. 683
16.A.19.f
TE-ROW 102FEE EXHIBIT "A"
2/21/23 Pagel '
AGNOLI
BARBER &
BRUNDAGE, INC.
Professional Engineers, Planners & Land Surveyors
Collier County: 7400 Tamiami '!rail N. - Naples, FL - 34108 Ph.: (239) .597-31 1 1 - Fax: (239) 566-2203
Legal Description
ALL OF TRACT 72, GOLDEN GATE ESTATES UNIT NO. 23 AS RECORDED IN PLAT BOOK 7 PAGE 9,
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
Carlson Dorris
Vacant S.15 Acre parcel
Tract 72r Unit 23 in Golden Gate Estates
Naples, Florida 34120
Prepared For:
Collier County Board of County
Commissioners
Transportation Engineering Division
Attention: Lisa Barfield, Review
Appraiser
2885 S. Horseshoe Drive
Naples, Florida 34104
Prepared By:
Carlson, Norris & Associates
1919 Courtney Drive. Suite 14
Fort Myers, FL 33901
(239) 936-1991
www. carisonnorris.com
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
Carlson Norris Real Estate Valuation Experts
Trusted Since 1985
December 28, 2022 (Revised report)
Collier County Board of County Commissioners
Growth Management Division C&M / Transportation Engineering Division
Attention: Lisa Barfield, Review Appraiser
2885 S. Horseshoe Drive
Naples, Florida 34104
Re: Vacant 5.15 Acre Parcel of Commercial Land
Tract 72, Unit 23 in Golden Gate Estates
Naples, Florida 34120
(No assigned address)
Our File No. 22-304
Purchase Order No. 4500222529
Dear Ms. Barfield:
At your request and authorization, Carlson, Norris and Associates has prepared an appraisal
presented in an Appraisal Report of the market value for the above referenced real property. Per
the request of the client, we have provided the market value for the subject on an "as is" basis.
Per the request of our client the subject property is being valued in fee simple ownership as if it
were vacant and available to be developed to its highest and best use. The interest appraised
includes the fee simple estate.
The subject property is vacant commercial land located along the south side of Randall Boulevard
and identified as Parcel No. 37745200002, Tract 72, Unit 23, Golden Gate Estates, Naples,
Florida 34120 (there is no assigned address). The subject parcel is rectangular with 224,400
square feet or 5.15 acres, wooded and unimproved. There site has frontage and access along
Randall Boulevard. The site will be more fully described within the body of the attached report.
Data, information, and calculations leading to the value conclusion are incorporated in the report
following this letter. The report, in its entirety, including all assumptions and limiting conditions, is
an integral part of, and inseparable from, this letter. Any special assumptions and limiting
considerations were especially noted in Section 7 of this report. Your attention is directed to these
General Assumptions and Limiting Conditions which are part of this report.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and
the reasoning leading to the opinion of value. The analyses, opinions and conclusions were
developed based on, and this report has been prepared in conformance with, our interpretation of
the guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal
Practice (USPAP) of the Appraisal Foundation, the requirements of the Code of Professional
Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.
1919 Courtney Drive, Suite 14 1 Fort Myers, FL 339011 Phone 239.936.1991 1 www.carlsonnorris.com
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
Lisa Barfield
December 28, 2022 (Revised report)
Page 2
Carlson, Norris and Associates does not authorize the out -of -context quoting from or partial
reprinting of this appraisal report. Further, neither all nor any part of this appraisal report shall be
disseminated to the general public by the use of media for public communication without the prior
written consent of the appraiser signing this report.
Based upon the results of the investigation and analyses, the market value of the fee simple
interest of the subject property "as is", under the extraordinary assumptions noted and market
conditions existing on December 15, 2022 is:
ONE MILLION TWO HUNDRED THIRTY THOUSAND DOLLARS ...................... ($1,230,000.00).
PLEASE NOTE: The natural disaster known as Hurricane Ian made landfall on the west coast of
Florida on September 28, 2022 with maximum sustained winds of 150 mph, causing severe levels
of damage to SWFL. Ian was the first category 4 hurricane to impact SWFL since hurricane
Charley in 2004 and became the most devastating tropical system to hit Florida in more than 84
years. During the storm, nearly 2.6 million Floridians lost power with the majority of customers in
Lee and Charlotte County experiencing the highest levels of outages between 80% and 95%
without power. The storm surge as a result of the hurricane reached record highs with preliminary
analysis suggesting areas such as Fort Myers Beach had surges up to 10-15 feet above normally
dry ground. Sanibel Island was also among the hardest areas hit. The Sanibel causeway, which is
the only connection the island has to the mainland, had areas of its structure washed away. Other
areas such as Naples, Key West and Cape Coral had extensive storm surge damage with surges
reaching above 7 feet in some areas.
Please refer to the attached appraisal report, plus exhibits, for documentation of the value estimates
contained herein. It has been a pleasure to assist you in this assignment. If you have any questions
concerning the analysis, or if Carlson, Norris and Associates can be of further service, please contact
us.
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
DocuSigned by:
�9—
B7A86D45E6184E6...AI, Al
State -Certified General Real Estate Appraiser RZ2623
DocuSigned by:
c. fiy�
E619666DB778494...
State -Certified General Real Estate Appraiser RZ3136
1919 Courtney Drive, Suite 14 1 Fort Myers, FL 339011 Phone 239.936.1991 1 www.carlsonnorris.com
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
SUBJECT AERIAL PHOTOGRAPH
VACANT 5.15 ACRE PARCEL
TRACT 72, UNIT 23 IN GOLDEN GATE ESTATES
NAPLES, FLORIDA 34120
1
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
TABLE OF CONTENTS
SUBJECT AERIAL PHOTOGRAPH...........................................................................1
SECTION 1 - SUMMARY OF SALIENT FACTS........................................................4
SECTION 2 - PREMISES OF THE APPRAISAL........................................................6
PURPOSEOF APPRAISAL.......................................................................................................................7
INTENDED USE AND USERS OF APPRAISAL............................................................................................7
INTENDEDCLIENT..................................................................................................................................7
SCOPEOF WORK...................................................................................................................................8
IDENTIFICATION OF THE PROPERTY......................................................................................................10
SALESHISTORY...................................................................................................................................10
VALUATION HISTORY...........................................................................................................................11
APPRAISAL ANALYSIS AND REPORT TYPE...........................................................................................11
EXPOSURETIME...................................................................................................................................11
MARKETINGTIME.................................................................................................................................12
SECTION 3 - DESCRIPTION OF REAL ESTATE APPRAISED...............................14
COLLIER COUNTY AREA ANALYSIS......................................................................................................14
MARKETAREA MAP.............................................................................................................................29
MARKET AREA DESCRIPTION...............................................................................................................31
LEGAL DESCRIPTION............................................................................................................................36
OWNEROF RECORD............................................................................................................................36
ASSESSED VALUE AND TAXES.............................................................................................................37
DELINQUENTTAXES.............................................................................................................................37
SITE DESCRIPTION...............................................................................................................................37
PLATMAP............................................................................................................................................38
LAND USE PLAN CLASSIFICATION........................................................................................................40
ZONING DESIGNATION..........................................................................................................................42
SUBJECT PROPERTY PHOTOGRAPHS..................................................................................................49
SECTION 4 - HIGHEST AND BEST USE ANALYSIS.............................................53
SECTION 5 - VALUATION OF THE SUBJECT......................................................55
VALUE ESTIMATE BY THE COST APPROACH.......................................................................................55
VALUE ESTIMATE BY THE INCOME APPROACH....................................................................................55
VALUE ESTIMATE BY THE SALES COMPARISON APPROACH...............................................................55
LAND SALES LOCATION MAP...............................................................................................................57
LAND SALES DATA SHEETS.................................................................................................................58
LAND SALES ADJUSTMENT ANALYSIS.................................................................................................84
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
SECTION 6 - RECONCILIATION OF VALUE.........................................................88
SECTION 7 - CERTIFICATION AND LIMITING CONDITIONS..............................90
CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS.............................................................................90
CERTIFICATION OF RICHARD C TYLER.................................................................................................92
GENERAL ASSUMPTIONS & LIMITING CONDITIONS...............................................................................94
SECTION 8 - ADDENDA.........................................................................................99
PURCHASEORDER............................................................................................................................100
ZONING/LAND USE.............................................................................................................................101
WETLANDSMAP................................................................................................................................109
SOILMAP...........................................................................................................................................110
FLOODMAP.......................................................................................................................................112
APPRAISERS LICENSES......................................................................................................................113
QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS, CCIM.............................................................114
QUALIFICATIONS OF RICHARD C. TYLER............................................................................................116
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Sec46
tion 1 -Summary of Salient Facts
Property Reference: Parcel No. 37745200002
Property Type: Vacant land (5.15 acres)
Property Addresses: All of Tract 72, Unit 23, Golden Gate Estates
Naples, Florida 34120
(no assigned address)
Report Format: Appraisal Report
Date Of Inspection: December 15, 2022
Date Of Value: December 15, 2022
Date Of Report: December 28, 2022 (revised report)
Real Estate Interest
Appraised: Fee Simple
Purpose of the Appraisal: The purpose of this appraisal is to estimate the market value of
the subject property in its "as is" condition as of the effective date
of appraisal, December 15, 2022, under the reporting
requirements of the Uniform Standards of Professional Appraisal
Practice (USPAP), as defined, by the Appraisal Foundation and
the Code of Professional Ethics and Standards of Professional
Practice of the Appraisal Institute. This report is subject to the
extraordinary assumptions noted later in this analysis.
Intended Use of the The intended use of this appraisal is to aid our client with a value
Appraisal: indication for the subject property "as is" under market conditions
existing as of the effective date of value subject to the
extraordinary assumptions noted later in this analysis. The client
intends to use this analysis for negotiations and possible
acquisition of the asset.
Intended User of the The intended user of this report is Collier County Board of
Appraisal: County Commissioners, Growth Management Division C&M /
Transportation Engineering Division.
Appraisal Client: The client for this appraisal assignment is Collier County Board
of County Commissioners, Growth Management Division C&M /
Transportation Engineering Division.
Location: The subject property is located along the south side of Randall
Boulevard, approximately 170 feet east of the Immokalee Road -
Randall Blvd. intersection in Naples, Florida 34120. The property
is also identified as being; All of Tract 72, Unit 23 in Golden Gate
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Estates, and in Section 27 Township 48 South, Range 27 East,
Collier County, Florida.
Site Description: The subject property is identified by the Collier County Property
Appraiser's office as one parcel containing 5.15 acres or
224,400 square feet. The site is rectangular with approximately
330 feet frontage along Randall Boulevard and a depth of 680
feet. The parcel is vacant and unimproved containing vegetation
and soils consistent with upland characteristics. No depressional
areas were observed. A more complete description of the
property will be provided in a later portion of the analysis.
Improvements Description: The property is vacant and unimproved.
Comprehensive Land Use Estates / Golden Gate Master Plan — Randall Boulevard
Plan Classification: Commercial Subdistrict
Zoning Classification E - Estates
Existing:
Highest And Best Use as Based on the extraordinary assumptions contained in this report,
Vacant: the land use plan classification, zoning classification and overlay
impacting the subject property and in consideration of the
surrounding land uses, the highest and best use for the subject
property is for commercial use.
Highest And Best Use as As the subject is being valued as if vacant and unimproved, an
Improved: analysis of the site as improved is not appropriate.
Market Value Indications as Cost Approach: Not Applicable
of December 15, 2022: Income Capitalization Approach: Not Applicable
Sales Comparison Approach: $1,230,000
Final Opinion of Market
Value as of December 15, $1,230,000
2022:
Extraordinary Assumptions: We invite your attention to the body of the report where all of the
extraordinary assumptions are located.
Appraisal Firm: Carlson, Norris and Associates
Appraiser's Completing Richard C. Tyler
Report: State -certified general real estate appraiser RZ3136
Michael Jonas, MAI, AI-GRS, CCIM
State -certified general real estate appraiser RZ2623
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Section 2 -Premise of the Appraisal
Purpose of Appraisal: The purpose of this appraisal is to estimate the market value of the fee
simple interest of the subject property described "as is" under market conditions existing as of the
effective date of value, under the reporting requirements of the Uniform Standards of Professional
Appraisal Practice (USPAP), as defined by the Appraisal Foundation and the Code of Professional
Ethics and Standards of Professional Practice of the Appraisal Institute subject to the extraordinary
assumptions noted later in this analysis.
Intended Use of the Appraisal: The intended use of the appraisal is to provide our client, the
Collier County Board of County Commissioners, with a value estimate for the subject property as if
it were vacant and unimproved under market conditions existing as of the effective date of value
subject to the extraordinary assumptions noted later in the analysis. The client intends to use this
analysis for possible negotiations and purchase of the asset.
Intended Users of the Appraisal: The intended user of this appraisal is the Collier County Board
of County Commissioners, Growth Management Division C&M / Transportation Engineering
Division.
Intended Client: The client for this appraisal assignment is the Collier County Board of County
Commissioners, Growth Management Division C&M / Transportation Engineering Division.
Competency of Appraiser: The appraisers' specific qualifications are included within this report.
These qualifications serve as evidence of their competence for the completion of this appraisal
assignment in compliance with the competency provision contained within the Uniform Standards
of Professional Appraisal Practice as promulgated by the Appraisal Standards Board of the
Appraisal Foundation. The appraisers' knowledge and experience, combined with their
professional qualifications, are commensurate with the complexity of this assignment based on the
following:
• Professional experience
• Educational background and training
• Business, professional, academic affiliations and activities
The appraiser has previously provided value estimates for commercial, industrial and professional
office properties as well as vacant land located throughout Southwest Florida. The analyst has
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
performed analysis of large vacant tracts, conservation easements, and partial interests. The
scope of the work performed indicates the analyst is qualified for the appraisal of the subject
property.
Scope of Work: The Uniform Standards of Professional Appraisal Practice (USPAP) define the
scope of work as: "the type and extent of research and analyses in an assignment". "The scope of
work includes, but is not limited to: the extent to which the property is identified, the extent to which
tangible property is inspected, the type and extent of market research and the type and extent of
analysis applied to arrive at opinions or conclusions."
The scope of this appraisal has been to collect, confirm, and report data. Other general market
data and conditions have been considered. Consideration has been given the property's future
land use, zoning and surrounding improvements and neighborhood. The work performed for this
assignment included but is not limited to the following:
• Extent to which the property was identified
o The property was identified by parcel number as provided by our client as well as
an aerial map showing the location, size and configuration of the subject property.
o The analyst researched the Collier County Clerk's website and found a deed
recording the last transaction affecting the subject parcel and the legal description
was obtained from this document.
o The value estimate is contingent on receipt by our office of a survey and legal
description for the property. If this information is substantially different from that as
utilized in the analysis, the appraisal value may be impacted.
• Extent to which the property was inspected
o The appraiser inspected the property on December 15, 2022. We were able to
access all of the site.
o Additional information was obtained from the Collier County Property Appraiser's
office, review of aerials and information obtained from the Natural Resources
Conservation Service Web Soil Survey and the U.S. Fish and Wildlife Services
National Wetlands Survey.
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
• Type and extent of the market researched
o Investigation of public records for the property's zoning, land use, flood hazard
area classification, property tax assessor's records, for attributes of the property.
o Collection and analysis of comparable land sales in order to form an opinion of the
value of the underlying land.
■ Sales were selected based on physical and location characteristics and on
having a similar highest and best use as the subject.
■ The data was verified with the buyer, seller or representative of the
comparable as well as the public records.
• Type and extent of analysis applied
o The value opinions presented in this report are based upon review and analysis of
the market conditions affecting real property value, including land values and sales
data for similar properties.
o Three approaches were considered to be utilized in determining value. 1) Cost
Approach — either replacement or reproduction cost is used to develop a value
indication for the subject property. 2) Income Approach — valued on the ability of a
property generating a cash stream. 3) Sales Comparison Approach — value
indication is derived by comparing sales of similar properties. It is the most
common and preferred method of land valuation when an appropriate supply of
comparable sales is available.
o In the Cost Approach either replacement or reproduction cost is used to develop a
value indication for the subject property. These costs can be estimated via a cost
estimating service technique, in this case the Marshall Valuation Service, adjusted
for local costs. The subject site is vacant and unimproved; therefore, the Cost
Approach is not considered to be applicable in the analysis of the subject property.
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
o The subject property is being valued as a vacant unimproved parcel; therefore, the
Income Approach is not typically utilized in the valuation of the property similar to
the subject.
o The analyst will utilize the Sales Comparison Approach exclusively in estimating
the market value for the subject property.
o Collection and analysis of comparable land sales in order to perform an opinion of
value for the underlying land and an estimate of the contributory value of the
primary improvements was completed.
■ An investigation of comparable land sales for similar unimproved properties
was conducted. The analyst considered sales of agricultural properties
located in the immediate vicinity of the subject as well as transactions
located in an extended area due to the size and type of property being
valued. In this analysis five sales were considered in order to make a
comparative analysis which would lead to the completion of the Sales
Comparison Approach.
■ As stated previously the analyst was asked to estimate the market value of
the subject property in its "as is" condition as of the effective date of value.
o The value opinion presented in this report is based upon review and analysis of
the market conditions affecting real property value, including land values.
o Reconciling the value indications from the appropriate approaches to value into a
final value opinion for the subject property; all as of the effective date of this report.
o Preparation of a written report.
To develop the opinion of value, Carlson, Norris and Associates performed an appraisal as defined
by the Uniform Standards of Professional Appraisal Practice (USPAP) and the Code of
Professional Ethics and Standards of Professional Practice of the Appraisal Institute. In this
appraisal, Carlson, Norris and Associates used the Sales Comparison Approach to develop a
reliable value indication.
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Furthermore, the value conclusion reflects information about the subject and market conditions.
This appraisal of the subject has been presented in the form of an Appraisal Report, which is
intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the
USPAP.
Property Rights Appraised: The property ownership rights valued in this appraisal are those
known as fee simple
Fee Simple Estate is defined as: "Absolute ownership unencumbered by any other interest or
estate, subject only to the limitations imposed by the governmental powers of taxation, eminent
domain, police power, and escheat."
Market Value Definition: As defined in the Agencies' appraisal regulations, "The most probable
price that a property should bring in a competitive and open market under all conditions requisite to
a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price
is not affected by undue stimulus. Implicit in this definition are the consummation of a sale as of a
specified date and the passing of title from seller to buyer under conditions whereby:
• 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 U.S. 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: Interagency Appraisal and Evaluation Guidelines; December 10, 2010, Federal
Register, Volume 75, Number 237, Page 77472)
Identification of the Property:
Reference: Parcel # 37745200002
Vacant Land
Street addresses: Tract 72, Unit 23, Golden Gate
Estates, Naples, Florida 34120
County: Collier
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Sales History: The Uniform Standards of Professional Appraisal Practice requires a statement of
the listings, purchase contracts and sales history of the subject property for the three years prior to
the appraisal date. Based on information obtained from the Collier County Property Appraiser's
office there have been no arm's length transactions or transactions of any kind impacting the
subject property in the last three years. The appraiser found no active listings for the subject
property
Valuation History: The Uniform Standards of Professional Appraisal Practice requires the
appraiser to divulge any services provided on the subject property during the preceding three
years. Carlson Norris and Associates, Michael Jonas, or Richard Tyler have not previously
appraised the subject property; nor have they performed any other services related to the subject
property in the past three years.
Appraisal Analysis and Report Type: The Appraisal Standards Board controls the process of
making an appraisal of a parcel of real estate. The Board issues rules and guidelines from which
all appraisals and resulting reports are made. The process of administration of those rules and
guidelines is addressed to the Real Estate Appraiser Commission of each respective state. The
Appraisal Standards Board issues the rules and guidelines in the form of a document update
published each year by The Appraisal Foundation. That document is entitled "The Uniform
Standards of Professional Appraisal Practice" (USPAP).
As of January 1, 2016, the two types of appraisal types are; Appraisal Report and Restricted
Appraisal Report. The appraisers have used the Appraisal Report option. The following
definitions have been adopted for each type of report:
• An Appraisal Report: A written report prepared under Standards Rule 2-2(a).
• Restricted Appraisal Report: A written report prepared under Standards Rule 2-
2(b).
The appraisal format utilized for the subject's value will be prepared and presented in an appraisal
report prepared under Standards Rule 2-2(a).
Exposure Time is defined as: "The estimated length of time that the property interest being
appraised would have been offered on the market prior to the hypothetical consummation of a sale
at market value on the effective date of appraisal. Exposure time is a retrospective opinion based
on an analysis of past events assuming a competitive and open market." Exposure time is
therefore interrelated with appraisal conclusion of value.
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
An estimate of exposure time is not intended to be a prediction of a date of sale or a simple one -
line statement. Instead, it is an integral part of the appraisal analysis and is based on one or more
of the following:
• statistical information about days on the market
• information gathered through sales verification
• interviews of market participants.
The reasonable exposure period is a function of price, time, and use. It is not an isolated estimate
of time alone. Exposure time is different for various types of real estate and under various market
conditions.
In consideration of these factors, we may have analyzed the following:
• Exposure periods of comparable sales revealed during the course of this appraisal;
• Knowledgeable real estate professionals.
An exposure time of nine to twelve months appears to be reasonable and appropriate based on
conversations with real estate professionals familiar with this market as well as information
obtained in the confirmation of the land sales utilized in a later portion of this analysis. This
exposure time assumes the subject property would have been competitively priced and
aggressively promoted.
Marketing Time is defined as: "An opinion of the amount of time it might take to sell a real or
personal property interest at the concluded market value level during the period immediately after
the effective date of an appraisal. Marketing time differs from exposure time, which is always
presumed to precede the effective date of an appraisal."
Based on the premise that present market conditions are the best indicators of future performance,
a prudent investor will forecast that, under the conditions described above, the subject will require
a marketing time of twelve to eighteen months.
Interview with market participants: The appraiser had discussions with owners, leasing agents
and real estate brokers who are knowledgeable of the market area. They have indicated that there
is an increase in demand for renting and buying commercial and industrial property in the Collier
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
County market area. This has caused an increase in pricing in the last couple of years. An
increase in rental rates for commercial and industrial property was also reported. This can be
noted in the steady reduction of vacancy rates as reported later in the report. Specific names and
phone numbers of the individuals contacted were found by using the services of CoStar and
internet search engines. For the benefit of the reader, we have listed the names, contact
information on the rental and sales exhibits found later in this report.
Strengths and Weaknesses: For the most part, listing agents and brokers contacted considered
the market overall in Collier County to be improving. The property is located in an area that is
projected to experience growth across residential and commercial areas. It offers proximity to
major thoroughfares and provides convenient access to all areas of Southwest Florida.
Commercial developments are primarily located along the major thoroughfares and there are
adequate supporting uses in the area creating continuing demand. The area is in the growth stage
as the outlying areas of Naples are seeing interest from residents and investors due to the
convenient location and relative affordability compared to the areas of Naples west of Interstate
75. All of these factors bode well for the subject's prospective development as a commercial
project.
Summary of the Appraisal Problem: The analyst has been asked to estimate the market value
of the fee simple interest of the subject property as if vacant and unimproved as of the effective
date of appraisal which was the last date of a physical inspection of the property.
In order to estimate the value of the subject property the analyst first considered sales of properties
located within close proximity to the subject. Due to the relatively limited sales of similar properties
in the immediate area the analyst enlarged the market research area to include portions of Lee
and Collier County as well as sales located in surrounding counties. The sales utilized in this
report are considered to be the best and most appropriate in estimating the value for the subject
property.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Section 3 -Description of Real Estate Appraised
COLLIER COUNTY AREA ANALYSIS
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Collier County is located on the extreme southwestern portion of the state of Florida. Collier
County was created in 1923 and was separated out from what was a larger Lee County. Collier
County is named for Barron Collier, a New York City advertising mogul and real estate developer
who had moved to southwest Florida and established himself as prominent business man and
land owner. By the end of the decade railroads and Tamiami Trail were in -place which opened the
area to agricultural and resort development. Florida's first commercial oil well was drilled in 1943,
and the county's pine and cypress logging industry flourished into the 1950s. The county's
economy boomed along with its population shortly after World War 11. In a short span of 30 years
the population increased from 6,500 to 86,000 by 1980. The economy was sustained from
agribusiness, tourism and real estate. This turned the county into one of the fastest growing areas
in the country.
PHYSICAL FACTORS
It is the largest county in the state in terms of land area with 1,998 square miles which includes
821,600 acres of preserves, parks, and refuges. Along with the land area Collier County also has
307 square miles of water to give Collier County a total size of 2,305 square miles. The most
highly developed areas within the county are west of Interstate 75 and along the coastline of the
Gulf of Mexico. Development becomes increasingly sparse the more easterly the location in the
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
county; and these easterly areas of the county contain a considerable amount of preserved land.
There are three incorporated cities within the county; namely City of Naples, City of Marco Island,
and Everglades City. The county is famous for its subtropical climate with average high
temperatures ranging from 780 Fahrenheit in January to 920 Fahrenheit in August. The average
annual precipitation for the county is 56 inches. This area is also subject to tropical storms and
hurricanes. The hurricane season runs from June through November.
ECONOMIC -FINANCIAL FACTORS
There are numerous economic factors that impact the supply and demand for all types of real
estate and housing in any given area. These factors will be considered and discussed in the
following paragraphs. Although these factors are considered individually, they do not act as
independent agents in the marketplace. They interact and effect, one another. Therefore, the
economic -financial factors considered, should be considered in totality, as a part of the economic
framework.
Population: Collier County has 375,752 people living there according to recent 2020 Census
data, making Collier County Florida's 171h most populous county. Collier County had a population
of 321,520 in 2010 and they have experienced a 54,232 person increase over 10 years or 16.9%
growth. Additional population estimates reflect population projections from 2020 to the year 2045
and compare the three coastal counties in the southwest Florida area. The counties include;
Charlotte, Collier and Lee. The population estimate for the year 2020 for Collier County was
387,000, coming in higher than the actual number. However, Collier County's population is
predicted to increase to around 517,000 in year 2045. This would represent a 1.064% per year or
26.6% increase in population over the entire period.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
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Demographics within Collier County are predominately White at 89.3%, followed by Black or
African American at 7.3%, Asian at 1.6%, American Indian and Alaska Native at 0.5%, Native
Hawaiian and Other Pacific Islander at 0.1 % and then two or more races filling out the remaining
1.2%.
Race and Hispanic Origin
white alone, percent 80.2%
Black orAfrican American alone, percent ;a:: 87.3%
American Indian and Alaska Native alone, percent (a) 80.5%
Asian alone, percent (a) 81.6%
Native Hawaiian and Other Pacific Islander alone; percent (a) 80.1%
Two or More Races, percent 81.3%
Hispanic or Latina, percent (b) it 29.0%
Owhite alone, not Hispanic or Latina, percent 8 61.7%
Tourism: Tourism is important business for Naples, Marco Island and the Everglades. As the
leading employer and the primary economic engine for the region, the tourism industry is
responsible for over 34,400 jobs in Collier County in 2020. Just under 1.5 million visitors in 2020
spent over $1 billion dollars, resulting in a total economic impact of over $1.5 billion dollars to
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Collier County. Collier County enacts a 5% tax on all hotel, campground and vacation rental stays
of less than six months.
The distribution of tourist development tax dollars is set according to Collier County ordinance.
The funds are dispersed as follows; beach related projects with 42.56% of the total Tourist Tax,
tourism promotion with 47.85%, and museums with 9.59. Of the 42.56% for beach related
projects, 3.58% is allocated for beach park facilities and the remaining 39.98% is used for
nourishment, pass & inlet management. Of the 47.85% for tourism promotion, 33.57% is used for
destination promotion and administration and the remaining 14.28% is used for amateur sports
complex/debt. Lastly, of the 9.59% allocated for museums, 7.68% is used for county museum
operations, and the remaining 1.91 % is used for non -county museum grants.
New Development: A relatively new town is developing in the eastern part of Collier County
known as Ave Maria. The town is located on what was once largely agricultural land is centered
around Ave Maria University, the country's newest Catholic University. The university opened its
doors in 2007 and currently has about 1,120 students, including 35 in graduate programs. The
school has plans to keep growing and ultimately incorporate around 5,500 more undergraduate
and graduate students. The town is designed to be a compact, walk -able, self-sustaining town
that reflects the community's rural roots while offering a full range of residential options and
commercial services to its residents. The Ave Maria community totals about 5,000 acres, of which
nearly 20% has designated as the University Campus. A Town Core anchored by the landmark
oratory that also incorporates retail, commercial, and residential living space, provides a central
connection between the town and the university. Business is expanding in Collier County as
evidenced by a surgical device company that recently opened its doors on a site near Ave Maria
University in the form of a $25 million manufacturing plant. This construction brought 500
construction jobs to the area and currently employs around 350 workers, with more being added
all the time. Ave Maria has experienced a sever mosquito problem and as a result they have been
sprayed more than 30 times by very safe pesticides in 2015 making it the most sprayed area in
southwest Florida.
A new town has also been proposed in Eastern Collier County. Collier Enterprises got the
Rivergrass project through the Collier County Commission on January 28th, allowing them to begin
planning to develop a 1,000-acre township in Eastern Collier County. The plans were stalled as
the project's impact on approximately 700 acres of primary panther habitat is being heavily
opposed by wildlife organizations such as the Conservancy of Southwest Florida, among many
17
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
others. However, a recent 2021 court ruling rejected the Conservancy groups' challenge to the
development of Rivergrass. Furthermore, Collier County commissioners voted to approve Collier
Enterprises project plans for two additional villages and a town hub in Eastern Collier County
called Longwater, Bellmar, and Town of Big Cypress. These two additional villages along with
Rivergrass will encompass over 12,000 acres with the neighboring Town of Big Cypress, most of
which will be for environmental preservation. Each of the villages will be 1,000 acres, with the
Town of big Cypress acting as an anchor for all three. See site plan below for reference.
Employment & Income: The most recently reported median household income for Collier County
is at $69,653. Collier County's unemployment rate rose from 3.1 percent in December 2019 to 5.2
percent in November 2020 and to 5.1 percent in December 2020. The overall trend of
unemployment has been trending downward. From January 2010 until March 2020, Collier County
had experienced downward trends in unemployment getting as low as almost 3%. Then in April
2020, the effects of COVID-19 caused unemployment jumped to 13.4% from 4% the month prior.
Unemployment continued to hang around 10% for the following months.
The most recent data from 2022 shows Southwest Florida's labor force increased by 18,732 over
the last year, according to November figures from the Florida Department of Economic
Opportunity. The Fort Myers area labor force in November 2022 grew by 13,140, a 3.6% increase
from November 2021, and the Naples area labor force increased by 3%, growing by 5,572. The
Fort Myers area industry gaining the most jobs over the year was education and health services
with 2,700 jobs, while construction and education and health services led the way for the Naples
area with 1,400 jobs added. The unemployment rate in Fort Myers was 3.5% in November and
2.7% in Naples. Florida's statewide unemployment was 2.6% in November 2022.
Collier County's largest employment concentrations continue to be in industries that are fueled by
population growth. The Real Estate and Rental and Leasing Industry leads the pack with 25,516
industry jobs. Retail trade is in second with 24,064. Healthcare and Social Assistance is just
behind with 23,491. The rest of the top ten, in descending order are as follows: 21,926 / 20,269 /
16,708 / 15,776 / 14,328 / 13,752 / 13,734. See chart below
18
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Below is a bre-akdown of the larger industries In Collier County_
Real Estate and Rental and
Leasing
Retail Tradc
Heanh Care and Social
Assi�lanpc}
Gonstruclion
Accommodation and Food
Swvinas
Othwr Sarvirx s (ONpl Pi Ihlir_
Administration}
Administrative arm Support an_.,
Flnence and Insurance
Couernment
Prt iicassionnl, Scipr firer:, si id
Icchnlcal Services
riranra Ana ins,..ranra
Ir idusbfy JOGS=14.328
Major employers in Collier County include NCH Healthcare System with 7,017 employees, Collier
County School District with 5,604 employees, and Collier County Local Government with 5,119
employees. As the Collier County population matures, employment in the healthcare industry will
continue to make up a larger part of overall employment. Collier's top employers are listed below.
ank Company Name
Employment
NCH Healthcare System**
7,017
Collier County Schaal District
5,604
Collier County Local Government*
5,119
Publix Super Market
3,083
Arthrex, Inc.**
2,500
wai m a rt
1,490
Ritz Carlton -Naples
1,450
City of Naples
1,169
Physicians Regional
950
0 Mooring Park
883
Taxes: Florida is one of the few remaining states without a personal income tax. The absence of
personal income taxes draws many people to Florida. Businesses enjoy additional incentive of
low corporate income taxes. The Florida's tax rate of 6% is one of the lowest in the U.S. and far
below the 12% levied by some states. The largest share of households in Collier County pay
$3,000+ in property taxes.
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
The Florida statutes provide for the annual assessment and collection of property taxes on real
and personal property. Property taxes are assessed and collected at the county level as revenue
for counties, municipalities, school districts and special taxing districts. The tax rate is set by the
taxing authority. One mill is equal to $1 per $1,000 of property value. The total just value for all
real estate property types in Collier County for 2021 was $131,681,280,421.
Prices: A price index is a tool that simplifies the measurement of price movements in a numerical
series. Movements are measured with respect to the base period, when the index is set to 100.
The current cost of living index in Collier County is 113.4 meaning that generally speaking the cost
of living is more expensive in Collier County than the average cost of living throughout the United
States. Furthermore, Groceries are at 107.7, Housing is at 143 which is high, but down from 175 in
December of 2016, and Health is at 101 and below you can see the rest of the table and how it
compares to the United States.
OF LIVING
CollierCOST
overall
113.4
102,8
100
Grocery
107.7
102,8
100
Health
101
98
10o
Housing
143
102,6
100
Median Home Cost
330 60
$237,100
$231,200
Ut i ities
98.6
1013
100
Trarsportation
88.6
1126
100
Miscellaneous
108.3
96.9
100
Banking/Interest Rates/Financing: As of November 8, 2022 the prime rate was reported at
6.25%. Approximately one year ago the prime rate was 3.25%. The federal discount rate is most
recently reported to be 3.25%; a year ago it was 0.25%. The federal funds rate is 3.25%, while a
year ago it was 0.25%. For today, Thursday, November 10, 2022, the current average rate for the
benchmark 30-year fixed mortgage is 7.32%, up 15 basis points over the last week. If you're
looking to refinance your current mortgage, today's national average rate for a 30-year fixed
refinance is 7.30%, rising 15 basis points from a week ago. In addition, today's national 15-year
refinance rate is 6.50%, rising 7 basis points from a week ago. The five-year adjustable arm rate
was at 5.62%, compared with 3.54% three months ago. Please see table below.
20
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Prime rate, federal funds rate, COR
Updated: 2022-11-OS
This Week
Month Ago
Year Ago
11 th District Cost of Funds
-.223
0_223
0225
Federal Discount Rate
4
3.25
025
Fed Funds Rate (Current target rate 3.75-4,00)
4
3.25
025
WSJ Prime Rate
?
6.25
3.25
Financing both commercial and residential properties became difficult during the downturn in the
economy. Financing for vacant land is the most difficult. Vacant land is currently being purchased
by investors with cash and expectation of longer holding periods. Generally financing of improved
properties requires loans of 60%-75% of commercial properties and 90%-95% financing available
for residential properties.
Real Estate and Housing: Collier County was spared from the national economic downturn
(2007-2009). Collier County experienced a significant increase in residential and commercial
property values from 2004 through 2006. Several news publications rated Naples as the most
over -valued area of the country with respect to residential housing values. The decline in
residential property values began in 2006. Inventory levels began to rise as investors and owners
positioned themselves to sell at a significant profit. However, buyers were reluctant to purchase
any property with a sense that the economy as a whole was headed for trouble. Many investors
were not able to meet their carrying costs and properties went into foreclosure. Southwest Florida
became the epicenter for residential property foreclosures with communities such as Golden Gate
at the forefront of the crisis in Collier County.
Residential construction projects in various stages of development were stopped as housing
inventories continued to rise and prices began to fall significantly. Southwest Florida thrived on the
residential construction industry; and with no homes to build, this industry was quickly decimated.
Contractors that supplied this industry typically ran their businesses from various industrial
locations in Collier and Lee Counties. This type of property was the first commercial property to be
adversely affected with retail and office properties following.
21
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
There are 24+/- industrial parks and parks of commerce located throughout Collier County. Each
park is proximate to Interstate-75 for connection to major air transportation and water ports. Collier
County's zoning allows the flexibility of properties of 19 acres or more to be zoned as Research
and Technology Parks, which are based on commerce parks and offer advanced infrastructure to
attract technology -based businesses.
While real estate indicators have been a bright spot for the region over the past year, they showed
signs of leveling off in the latest report. Single-family home sales slipped 14 percent in December
2021 over December 2020, while median prices for all three counties rose between 25 to 32
percent during the same period. Realtor® Active listings for the coastal counties were also down in
December 2021, falling 61 percent from December 2020. The Southwest Florida coastal counties
issued 1,511 single-family building permits in March 2022, an increase of 143 permits (10 percent)
over March 2021 and up 64 permits (4 percent) from February 2022. Steady increase in
discretionary spending associated with supply -chain disruptions have create some inflationary
pressure across the country and the region.
Single family permits identify houses under construction and therefore reflect jobs in the
construction industry. The data continues to show that, while the COVID-19 pandemic negatively
impacted the economy of Southwest Florida, there appears to be some optimism for the future
based upon the single-family building permit data of the last few months. In Collier County, 333
permits were issued in March 2022, a decrease of 53 permits (14 percent) from March 2021, but
up 116 permits (53 percent) from February 2022 (see Chart 15). Ch (see Chart 15).
Lnart 1!3�: Ntnete-ramify timintne rermics rar t,ouier
500
450
400
350
'3300
� 250
Ja
E 2W
150
100
50
0
Single Family Permits Issued - Collier County
20i2.2021 Monthly Averages; Most Recent 13 Months Data and Trend
+ Permits
— — — Linear Trend
N N N N N N N N N N N N N
n N n N ry ry ry ry ry ry ' u Q Z ❑
Sourer: Collier County Grm th Management Department, includes unincorporated Collier County pernnitsnnly
22
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
The SWFL coastal counties had a total of 2,879 single-family home sales in March 2022, a
decrease of 16 percent from March 2021 and a 36 percent increase from February 2022. All three
counties continued to see increases in median prices over the past year, with increases ranging
between 24 and 38 percent. Collier County single-family home sales registered 656 units in March
2022, a decrease of 270 units (29 percent) compared to March 2021. The median price in Collier
County rose by $160,500 from $622,679 in March 2021 to $789,500 in March 2022 (see Chart
18). The estimated total value of all properties in Collier County is now over $185 billion dollars.
That is an increase of over 40% above last year (2021).
Chart IS: Existine 5inple-Fami1y Home Sales for Collier Chun
CDIIier County Existing Single Farn1ty
Horne Sales by Reakorsg
1000
-
$800
900
$700
800
a
$600
700
600
_
$50o 0
O
= 500
�
$400
o
�
400
$300
E 300
Collier H o mes Sold
z
$200
200
--o-- Collier Median Sale Price
m
— —Homes Sold TrerigJhne
$' QO
100
— — - Sale Price Trerldline
0
S0
ry O ry O �v — — rV N N—ry N—— n N ry
O C O N G 0 4 O N N G 1 O G O G 0 4 0
GV c'1 N N IN M S`# M 4V S`# c4 111 'i �'1 M �'f IN M
rM
1L d Q N Oz O �+
Source_ FloridaRaahors" Naples-Immnkaiee-Marco Island, Florida MSA
Transportation: The infrastructure of the county continues to see improvements. Interstate 75
has been widened to six lanes from Fort Myers to Golden Gate Parkway in Naples. The County
recently widened several major corridors such as Immokalee Road, Collier Boulevard, Rattlesnake
Hammock Road and Goodlette-Frank Road. East Naples was not overlooked, with road widening
projects along Collier Boulevard, Santa Barbara Boulevard and Radio Road. Major north south
roads are: US 41, Interstate 75, Airport Pulling Road and Livingston Parkway. The Collier County
Government has worked diligently to develop an efficient road system that will accommodate
future growth; and it is likely to continue to develop the necessary road infrastructure in the years
to come.
23
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Southwest Florida International Airport (RSW) in Fort Myers, Florida satisfies the passenger traffic
needs for the fast-growing population of Southwest Florida. RSW is the eighth fastest growing
airport in the nation, servicing more than 8 million passengers a year. More than two dozen
commercial airlines currently serve Southwest Florida Regional Airport with non-stop service to
more than 27 domestic and two international destinations. The Southwest Florida International
Airport also maintains customs clearing facilities for international cargo. RSW is located off
Interstate-75 in South Lee County, an approximate 30-minute drive from most areas of Naples. In
2005 the airport was completely updated and expanded to meet the growing demand of area
businesses and visitors. The $386 million ultra -modern complex includes a two-story terminal with
28 aircraft gates along three concourses, a new taxiway, and new parking options that includes a
three-story parking structure. The facility will allow for incremental expansion up to 65 gates.
Construction was recently completed on a direct access connection between 1-75 and the airport.
Peak seasonal activity usually occurs in February, March, and April, with significantly lower activity
in the summer months. While all three airports continue to improve from the dip in passenger
activity experienced in April 2020, a complete recovery to pre -pandemic levels is not anticipated in
the short-term. After the large decrease in activity observed in March and April 2020, the charts
better reflect the historic seasonal pattern, albeit at a reduced level. Passenger traffic at RSW was
1,514,046 in March 2022, up 32% from February 2022 and 30% greater than March 2021 (see
Chart 1).
24
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
The Naples Municipal Airport is a fully certificated air carrier airport. The airport also provides FBO
services for general aviation including fueling and catering. It is the home to charter airlines,
aircraft maintenance facilities, a restaurant, fire/rescue services, mosquito control, car rental
agencies, the Collier County Sheriff's Aviation Unit, flight schools, the Humane Society, and over
40 additional aviation and non -aviation businesses. The airport encompasses approximately 732
acres of land, approximately two miles northeast of Old Naples with convenient access to major
roads and Interstate-75.
POLITICAL -GOVERNMENTAL FACTORS
The county government is headed by a Board of Commissioners. There are five commissioners,
each assigned to a specific geographical area within the county. A County Manager coordinates
most of the departments including county services, public services, community
development/environmental services, utilities and transportation. The county is currently
experiencing a decline in revenues which will result in future capital improvement plans being
significantly cut back. Additionally, operating expenses are under increasing pressures due to
legislative mandates from the state, escalating costs of property insurance and health benefits,
and the overall economic downturn.
Collier County has experienced an increase of 21.44% in budget between FY 2020 and FY 2021.
The FY 2021 total net county budget is now $1,552,34,300.
PiMNLON
Properq Taxes
G5e d SMdTak
Loew Comm Wfts icure Sales 7eu
Peen-%. Finn Aswwrienot
Wffi,Xvernmenn1
Sanrrae Charge&
Wnpoo F"I
WemsUMSC
Loan PrXaLe s
Carry Fprrrd
werrahs
Trensiem
Lem 5% %*E*d b7 L>W
Tots Gross cowry MH4M - Remanuee
Lam immfued 7ian!L%rs
Tvlel Het Carly BuuDei
Collier County FY 2624 Budget Summary
FY IW1%
FY 1W20
FY IW20
!Y 1W20
Ad*M
CMerit
Expanded
irmw
'LCBM40
X9.3u 3CQ
ads. re r. auu
tl
3819. T 1.300
5.3110
63,1759C4}
84,U[36.UdJi
0
d+I,amom
1.31%
D
86,566
6
66.5%,im
1wA
E9.%?.tC0
49,1ce-100
D
W.10L100
41.13%)
19,77se3D4
17.04ko D
0
17,mom
1AD%
254,M9C6
273,143
6
273,14AAW
S.22%
40.53dM
44,45=
0
".IZLQ 0
$14%
25,dm3.100
23,161AM
6
23,1"AD3
17.43%)
6
1,U4"
6
I.DM M
P&A
36L3E6"
526210=
547ADD
M.75L700
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13A10.8m
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{3.Ba55}
452,521-"
SfiO m-fi G
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12.54%
j40.P93 8C0}
(47,369.540)
0
; .3%.W
15.10%
1,751.M1.9Cd
205],412.idi
9,591.6m
2)M.9U,3M
CAM
669.6036M
6D3,961 3DD
9,033,BD6
912,606,100
9A59h
1.191.32a3H
1446.751.4C4
547.M
1Lw�
21,44%
25
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Education: The Collier County public school system currently contains a total of 62 schools with
48,000 students and 3,165 teachers. Collier County averages 3,200 graduates per year. The
below chart shows more detail with regards to the public -school system.
rr���/'�i'yy
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rsao-i nr�
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MINIMUM
Collier County is home to several colleges and universities. As mentioned, Ave Maria University is
a newly established Catholic University offering liberal arts -oriented baccalaureate degrees as well
as some graduate degree programs. The county is also home to branch campuses of Florida
Southwestern State College and Florida Gulf Coast University.
Collier County has a high level of education attainment compared to other counties in Florida.
Collier County has 36.4% of their people attain a bachelor's degree or higher compared to 29.9%
in Florida and 32.1 % in the United States. Only 11.1 % of those within Collier County have less
than a high school education.
26
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
1a09A
50%
0%
FSgum 9= Calllar County, FL Ed uc2tfan Atta.nmQnt by L Vol Compae:can (Aga 2a+)
_ Noschaal 1A _ Le try I Qh Pohad _ High'_.-aCW o GED
_BactmolsDog raa arhVgar
SOCIOLOGICAL FACTORS
$orrre od"m or Fssoo-Y.n Degree
Recreation: Collier County offers a vast variety of natural and historical attractions. Places to visit
include the 52-acre Naples Zoo, Collier County Museum, Big Cypress National Preserve, Museum
of the Everglades, Naples Botanical Gardens and many other reserves, museums, zoos, etc.
Healthcare: Within Collier County there is the Naples Community Hospital, North Collier Hospital,
Regional Heart Institute, NCH Wellness Centers and other various clinics. Being the largest county
in Florida with a total area of 2,305 square miles its medical facilities manage to cover it all.
Helicopter usage cuts critical minutes from transport time. 83.5% of those within Collier County
have health insurance compared to 86.5% throughout Florida and 90.6% throughout the United
States. The highest percentage of those without healthcare coverage from people making $25,000
and less at 25.6% not covered by insurance.
27
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Figure 1: Percent of People with Health Insurance
Hendry County
Glades County
Mori roe County
Collier County
Broward County
Lee County
CompareFlorida
Compare. Orlando -De ltona-
Daytona Beach
Charlotte County
Compare: United States
0% 50% 100%
Figure 8: Percent of People with No Insurance by Income Group
rVi
3C°o
2C"
10%
0%
Under $25k $50k $75k Over
525k to to to $100k
150k $75k $100k
SUMMARY
Collier County is located along the west coast of Florida along the Gulf of Mexico. The climate is
sub -tropical with mild winters that allow for year-round enjoyment of the many attractions this area
offers. Collier County is a desirable destination for residents and non-residents alike. In spite of
the many positives, portions of Collier County were greatly affected by the past housing debacle
which resulted in a significant number of residential foreclosures, trends have been positive in
most recent years though. While the current "improving" economic climate will keep commercial
and residential development at bay in the short term, the availability of commercial vacant land, the
county's numerous natural attractions, and the anticipated future population growth will bode well
for this area over the long term.
Collier County is considered a wonderful place to live. There are tremendous opportunities as far
as employment is concerned in many different industries. The diversity of job opportunities spans
a significant range from low-income persons to jobs of very high -income people as well. There are
tremendous recreational facilities with numerous golf course, beaches and recreational parks, not
to mention the significant amount of land that is federally held in conservation in the eastern
portions of the county. The public -school system is good and provides for a well-rounded public
education for the students that reside within the county.
28
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
We invite your attention to the location map, which shows the relative location of the subject
property in Naples.
LOCATION MAP
................... ....... chrlst......... .......... ........ ........
........ ......... ..................
Goodno
Lakeville
Slater 31
:Denau
a Belle
a
Alva
65
—
Ivi yers
North F Shores
■
Buckingham
_ ....
78
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_..
Sears .�..
.'.-
aterwa
_ ...
lacha Estate
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hatchee° oerPage r
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- - -
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_-
yer
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assa 0—-...
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_ r� ':: _ ... _"'::: _ ... _
Fort Myers °
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_ !. — ...
Beach
° Estero
Sanibel
Coconut
oil
- ... A Subject
X _ ... ."-
°Cc
- Track 72, Unit 23-
a Springs
_ ... - _ Golden Gate Estates
°B
Bonita ShoresR
Na les FL 34120
Haiku- -
.... .....
_... _..... .. _ _
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Gulf Harbor Palm iver
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;, _ _ .... _ ;, _ _
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- _ _ .... - !. _ _ ....
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- ....... .. — ...
- ....... ..
Manor
29
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
MARKET AREA MAP
■
■ ``
$
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87
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m
St
12
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Tract 72, Unit 23
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r
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Naples, FL 34120
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Market Area Description: "The geographic or locational delineation of the market for a specific
category of real estate, i.e., the area in which alternative, similar properties effectively compete
with the subject property in the minds of probable, potential purchasers and users." Please note
the market area map above which defines the subject market.
Boundaries: Northern County Road 82
Eastern County Road 29
Southern County Road 846
Western Collier County/Lee County Line and
Immokalee Road (CR 846)
30
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Life Stage: "Because market areas are perceived, organized, constructed, and
used by people, each has a dynamic quality. Appraisers describe this
quality as a market area's life cycle. The complimentary land uses that
make up neighborhoods and homogeneous land uses within districts
typically evolve through four stages:
1. Growth — a period during which the market area gains public
favor and acceptance
2. Stability — a period of equilibrium without marked gains or
losses
3. Decline — a period of diminishing demand
4. Revitalization — a period of renewal, redevelopment,
modernization and increasing demand'
It is our opinion the subject property is currently in its stability stage.
This is due to the fact there has been little new construction or
development in the immediate vicinity of the subject caused by the high
percentage of wetlands for sites in the immediate vicinity of the subject
and restricted access to the subject area.
Public Transportation: Collier Area Transit (CAT)
Maintenance/Condition: Varying levels of maintenance are evident throughout the subject
market area. These conditions range from average to relatively new.
Property Compatibility: This overall market area contains differing agricultural, residential,
industrial, and commercial enterprises from single and multi -family
homes, professional to general office, offices, retail buildings, and
warehouses.
Appeal/Appearance: The market area has generally a good appeal. Depending on the
specific immediate neighborhood, appearances range from average
construction to newer -good quality structures.
Development Potential: Development potential for industrial, commercial and residential
property has increased over the past several years. This has
resulted in increasing investor interest to develop commercial and
residential property. Recent indicators point to a continuation of the
improving real estate market with new construction noted.
Neighborhood Access: Subject is located approximately three miles east of Collier
Boulevard, and approximately nine miles east of Interstate Highway-
75, north of Pine Ridge Road. There are several shopping plazas a
short drive from the subject.
Financing: Most probable sources: Commercial Banks
Typical Loan to Value Rate: 60% to 80%
Interest Rate: 4.5% to 8%
Supply of Vacant Tracts: Vacant land is available throughout the market with the majority in
the eastern portion of the market area.
Demand for Vacant Tracts: The supply appears to be in balance with demand at this time.
Several recent indicators point to an improving real estate market for
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
residential, industrial and commercial property.
Traffic Pattern/Volume: AADT Vehicles per Day along Immokalee Road is 8,400 (between
Randall Blvd and Oil Well Road). Randall Blvd has AADT vehicles of
15,200. Collier Boulevard approx. 3.5-miles to the west has AADT of
35,000 (year 2021).
Allowable Uses in District:
General business, office, retail, residential and agricultural uses.
Characteristics of Land
Immediate properties are residential, commercial and agriculture.
Usage:
Vacancy rates:
Commercial/Industrial: 5% - 75%
Single Family: 3% - 8%
Neighboring Properties:
Properties in the immediate market area include Orange Grove
and Valencia Lakes residential developments to the east; residential
tracts that are part of Golden Gate Estates are directly to the north
and west. To the south is a new mixed -use development known as
Randall at Orange Tree which is in the early stages of construction.
Publix and Dunkin Donuts are one block east of the subject, and
numerous commercial strip centers are located west of the subject
along Immokalee Road, which is a major commercial corridor for
north Naples.
Market Summary: Trends in the local and immediate areas, adjacent uses and the property's
specific location features indicate an overall positive external influence for the subject, which
is concluded to have an above -average position relative to competing properties. The
property is located in an area that is projected to experience significant growth across all
analysis areas. It offers proximity to major thoroughfares and provides convenient access to
all points of Southwest Florida. Commercial developments are located along the major
thoroughfares and there are sufficient supporting uses for the area creating ongoing demand.
Overall, the condition and appeal of the area is good. At present, the area is in the growth
stage of its lifecycle as the outlying areas of Naples are seeing significant interest from
residents and investors due to the convenient location and relative affordability as compared
to the areas of Naples west of Interstate 75. Property values are expected to appreciate in the
local market area.
Naples Economic Summary (Costar Q4-2021): While the pandemic caused significant
economic disruption in Naples, the market saw employment rebound sharply beginning in
late 2020. While the pace of rehiring has slowed in 2021, the total workforce has improved to
nearly 96% of pre -pandemic levels. Prior to the coronavirus outbreak, Naples had strong
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
economic momentum and appears poised to quickly recapture that prior momentum once the
virus is contained.
Tourism drives much of the Naples metropolitan area's economy, with leisure and hospitality
composing almost 20% of the workforce. This sector, along with retail trade, has been more
exposed to impacts from the ongoing crisis. Naples has nearly 35% of its entire workforce in these
high -risk sectors, the third -highest proportion in Florida. Prior to the pandemic, the market enjoyed
accelerating tourism. In 2019, the Naples metropolitan region's visitor count was up nearly 6%
annually, while 2018 saw tourism grow by nearly 3% over the prior year. While 2020 saw tourism
ultimately downshift due to the pandemic, 2022 is expected to enjoy numbers more in line with the
prior trend.
The Naples metropolitan area includes the entirety of Collier County with significant population
nodes in Naples, Immokalee, and Marco Island. The market has experienced among the nation's
strongest population and job growth rates over the past five years. While the overall rate of jobs
added over the year prior to the pandemic had slowed to under 3%, Naples still posted growth
rates of roughly double the national average.
The employment slowdown was divided across most sectors, though the overall losses were also
weighed down by somewhat deeper job losses than the national average in information, finance
and insurance, and management. Naples has also seen significant cooling growth rates, though
still net positive job additions, in both sectors of transportation and warehousing, and construction.
These two industries were among the two strongest employment sectors for the market over the
prior year.
Office -using employment had also slowed to under 2% annual growth, though remained one of
Naples' better -performing areas. In particular, real estate hiring posted an exceptionally strong
prior year, growing over 10%. The real estate sector, by itself, was strong enough to offset the
losses in information, finance, and management.
The unemployment rate had slightly risen in the months leading up to the coronavirus pandemic.
However, unemployment was still tight from a national perspective and had remained well below
the national average, which before the crisis sat at a 50-year-low. The slightly loosening market
was likely more a reflection of the limited available jobs to meet labor force growth.
Naples is one of the older markets in the nation, reflecting its status as a premier retiree
destination. This skews demand for senior housing, assisted living, and medical office space much
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
higher than a typical U.S. market. The older demographic also drives up the region's affluence and
median incomes, both of which are among the highest in Florida.
Retail Market Area Analysis — Outlying Collier County Submarket (Costar Q3 2022)
Retail vacancies in Outlying Collier County were roughly in line with the five-year average during
the fourth quarter, but they compressed in the past year. The rate also sits above the overall
market's average. Meanwhile, rents have surged in the past 12 months, growing by 6.3% year
over year. As for the pipeline, development has been relatively steady over the past few years in
Outlying Collier County, and that trend has continued in the fourth quarter.
Retail investors are reasonably active in Outlying Collier County, but investors were busier in the
past year, as deal flow picked up above the five-year average. Compared to the overall
Naples area, market pricing sits at $339/SF, which is well above the region's average pricing.
Affordable Retail space can be found in the Outlying Collier County Submarket, if only relative to
the structurally expensive norm across the Naples metro. Asking rents in the submarket run for
about $21.00/SF triple net on average, a moderate discount to the metro average of about
$27.00/SF. Rents posted an astounding gain of 6.3% over the past 12 months, bolstering a
submarket that experienced average annualized rent growth of 3.5% over the past three years.
While firmly in positive territory, rent growth in the Outlying Collier County Submarket has trailed
the broader Naples metro over a longer timeframe. Retail rents have cumulatively increased by
21.7% over the past decade in the submarket, coming in below the 32.3% cumulative gain
observed metro wide.
Outlying Collier County has had a relatively healthy investment market over the years, and buyers
have exhibited a steady interest in the area. Annual sales volume has averaged $16.7 million over
the past five years, including a 12-month high of $47.5 million over that stretch. The recorded
transaction volume here reached $38.2 million in the past year. The general retail sector drove that
volume.
Market pricing, based on the estimated price movement of all properties in the submarket, sat at
$339/SF during the fourth quarter of 2022. That market price is up compared to the fourth
quarter from last year, and the price itself sits well ahead of the average pricing for the
Naples region. The market cap rate has shrunk since last year to 5.5%. That is the lowest cap rate
in the past five years, which is pretty similar to the metro.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
The Naples retail market demonstrates sound fundamentals. Analysis of supply and demand
factors indicate the market is currently stable with no evidence to prove this will change any time
soon. The greatest strength of the market appears to be its low vacancy rates. There are no
observed weaknesses of the market that stand out. The data is displayed in tabular form below.
Outlying Collier County Retail 5ubmarket�
Naples - FL
2.3M } 18.51K t 157K + 8.6% , $20.94 f $339 } 5.50:0
Inventory SF Under ConsEr SF 12 Mo Net Absarp SF Vacancy Rafe Market RenbSF I:I.arse' Sal: F : : = Mark;[ Ca- Rate
AVAILABILITY
Market Rent/SF
Vacancy Rate
Vacant SF
Availability Rate
Available SF
Sublet SF
Months on Market
DEMAND
12 Mo Net Absorption SF
6 Mo Leasing Probability
MARKET CAP RATE
SUBMARKET
$20.94 +
8.6:0 }
203K r
8.6:o r
204K t
0}
40.9
SUBMARKET
157K +
24.1
MARKET
$26.77 +
3.7 0 1
896K r
4.1 o r
9B3K }
2.8K }
11.1
MARKET
476K +
34. 6 %
INVENTORY
Existing Buildings
Inventory SF
Average Building SF
Under Construction SF
12 Mo Delivered SF
SALES
12 Mo Transactions
Market Sale PricelSF
Average Market Sale Pi
12 Mo Sales Volume
Market Cap Rate
SUBMARKET
MARKET
2291
1,725 4
2.3M +
23.9M 4
1 0.3K +
13.9K
1 8.5K r
105K j
141K+
211K
SUBMARKET
MARKET
171
110 j
$339 +
S308 4
$3.5M +
$4.3M 4
$40M ■
$465M
5.5 % r
5.6 % ;
7"2% Forecast
7.0%
1
1
1
6.8%
6.6% i
1
6.4 %
1
I
1
6.2 %
6.0 % i
5.89b
5.69'a
5_4%
1
5.2°!a
2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
• Mall 0 Neighborhood Center ■ General Retail ■ Other Retail 0 Naples ■ United Stales
• Power Censer StriP Center
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
VACANCY RATE
70% Forecast
60%
i
r
50% 1
i
1
40% i
1
1
I
30% 1
i
1
1
20% ,
1
10% 1
r
0°/0
2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
Mall ■ Neighborhood Center M Ceneral Retail 0 Other Retail E Naples 0 United Stales
Power Center Strip Center
The analyst utilized the preceding information to research and locate the most recent sales
transaction impacting the subject property. From the deed for this transaction, we obtained the
legal descriptions for the subject site.
Owner of Record: According to information obtained from the Collier County Property Appraiser's
office the owner of record for the subject property identified as follows;
JANE ELIZA13E,r1414O T-M a married woman
4912 Sungat Blvd-, IP=fc. ey. FL 34668
5&/a undiwidcd intcre .,
and
JAML•S SPENCER aka JANEPS T}} SPENCER, UT and JANE A-
PENCER as Co-Trustec� of the 1r�M� T. SIRENCER R] and
JAB)"' A. SPENCER TRUST A C7FLE L fD 11i1=013,
and as may be amended
1752.0 Lake Iota Road
Dade City, F1. 33523
SO%undivided interest ..<
as tenants in cnnrnori
Legal Description: The subject property is legally described as follows (obtained from most
recent Deed recorded with Collier County Public Records).
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
All *f Tract 72, J3nit•"23, GOLDEN GATE lE SI'AT)ES, according to plat thereof
rceorded in Plat Book 7, Page 9. of the public Records of Collier County, Florida.
This is NOTa HomesteAd YToperty
Parcel fdentification'Nuolber: 37745200002
Assessed Value and Taxes: According to information obtained from the Collier County Tax
Collector's office the subject property is identified by parcel identification number 37745200002.
The property has an assessed value for the 2022 tax roll year of $74,077. Over the past 3 years
we note the following; the assessed value has increased 21%, milage rate has decreased 2.5%
and total tax liability has increased 52%.
We invite your attention to the following assessed value and tax summary chart which provides the
market assessed value, cap assessed value, taxable value, millage rate, ad valorem taxes, non -ad
valorem assessments and tax liability for the subject property for the tax roll years 2020 through
2022.
Subject RE Tax Analysis
Year
Assessed
Taxable
Millage
Ad Valorem
Non -Ad
Total Tax
Value
Value
Rate
Tax
Valorem
Liability
2022
$74,077
$74,077
13.2132
$1,728
$0
$1,728
2021
$67,343
$67,343
13.6683
$1,271
$0
$1,271
2020
$61,221
$61,221
13.5584
$1,136
$0
$1,136
Change
21.0%
-2.5%
52.0%
Only the Collier County Property Appraiser's office can assess properties for taxation purposes.
The actual tax liability will be calculated utilizing the millage rate as set by the Collier County
Commission and multiplying this by the assessed value for the property. Should the millage rate
or assessment value change in the future, the tax liability will be different from that as reported
herein.
Delinquent Taxes: A review of information obtained from the Collier County Tax Collector's office
indicates the larger parcel does not have delinquent or outstanding taxes applicable.
Site Description: The subject property is a vacant unimproved site consisting of one parcel identified
by the Collier County Property Appraiser's office. The parcel is rectangular and has land area of 5.15
acres or 224,400 square feet.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Aerial Photograph
Plat Map
_
Ps c
-
g
---
---
---
---
---
�e 50
72
�
[nf
71
Q
165
330
150 18❑ 18,
150
180
180
150
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
General Site Information
Address: Tract 72, Unit 23, Golden Gate Estates
Naples, Florida 34120
(There is no assigned address)
Parcel No. 37745200002
Location: The subject property is located along the south side of Randall
Boulevard, approximately 170 feet east of the Immokalee Road -
Randall Blvd. intersection in Naples, Florida 34120. The property is
also identified as being; All of Tract 72, Unit 23 in Golden Gate
Estates, and in Section 27 Township 48 South, Range 27 East,
Collier County, Florida.
Physical Characteristics of the Site
Frontage: The site is rectangular with approximately 330 feet frontage along
Randall Boulevard and a depth of 680 feet.
Total Site Area: According to information provided by the client and calculations by
the analyst the subject property contains a total of 224,400 SF or
5.15 acres, more or less. A survey was not provided.
Shape of Tract: Rectangular
Access: Good access from Randall Boulevard, which connects with
Immokalee Road approximately 300 feet to the west. Randall
Boulevard is a two-lane bi-directional east -west roadway.
Immokalee Road is a major east -west corridor in Naples.
Corner Influence: No.
Utilities to Site: Water/Sewer: Immokalee Water Sewer District
Electric: Lee County Electric Cooperative
Phone: Multiple providers
Police/Fire: Collier County Sherriff / Fire
Easements: There appears to be typical utility and right-of-way easements. A
survey was not provided.
Flood Designation: The subject property is located in Flood Zone X500 and within 250
feet of flood zone A. The map is identified as flood zone panel
120067-0240 and dated May 16, 2012. A copy of the flood map is
included in the addenda section of this report.
Topography/Drainage: The subject site is a vacant, wooded and unimproved rectangular
parcel. We obtained additional information from the U.S. Fish
Wildlife Service National Wetlands Inventory Map Program which
provided information relative to wetlands issues concerning the
subject property. A review of the map indicates that all of the site is
in an area identified as being uplands. Based on a review of the
soil types for the subject property it appears that all of the 5.15
acres are uplands.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Soil Analysis: The analyst utilized information obtained from the National
Resources Conservation Service Websoil Survey to analyze the
soil types located on the subject site. This soil survey indicated
that approximately 3.7% or 8,303 square feet of the site consist of
Holopaw Fine Sand -Urban Land Complex; 26.3% or 59,017
square feet is Immokalee-Fine Sand Urban Land Complex and
70% or 157,080 square feet Oldsmar Fine Sand -Urban Land
Complex. Should a wetland determination study be made for the
subject property and reveal substantially different uplands and
wetlands proportions, the value may be impacted. A copy of the
soil map is included in the addenda section of this report.
Economic Factors Affecting the Site
Supply of Vacant Tracts:
There is more than adequate supply of vacant land in the
immediate vicinity of the subject as well as throughout the area of
Immokalee for future development.
Demand for Vacant Tracts:
Demand appears to be high for vacant tracts for properties of all
types due the strong economic conditions the area is currently
experiencing.
Neighboring Property
Properties located in close proximity to the subject property include
Uses:
general retail, restaurants, grocery stores, c-stores with and
without gas, auto repair facilities, educational and religious
facilities, mobile homes, single and multi -family homes,
government facilities, offices, and commercial development along
the primary traffic arterial of W Main Street (SR29).
Land Use Designation:
Estates / Golden Gate Master Plan — Randall Boulevard
Commercial Subdistrict
Zoning Classification:
E - Estates
Allowable Uses in the
Allowable uses in the district will be discussed in detail in the
District:
following comprehensive land use plan classification discussion
and zoning discussion. In addition, they will be considered in the
highest and best use analysis for the property.
Traffic Volume:
West Main Street (SR29): 19,200 AADT year 2021
Comprehensive Land Use Plan Classification: According to information obtained from the
Collier County GIS planning and zoning website, the subject is designated Estates (Estates —
Commercial District, Randall Blvd Commercial Subdistrict). It is identified on the FLU Map as being
part of the Golden Gate Area Master Plan (GGAMP) of the Collier County Growth Management
Plan (GMP).
Randall Boulevard Commercial Subdistrict
The Randall Boulevard Commercial Subdistrict, containing approximately 56.5 acres, is
located on the south side of Randall Boulevard and Immokalee Road (CR-846), extending
from 8th Street NE west to the Corkscrew Canal. This Subdistrict is comprised of the
following properties: Tracts 54, 55, 71, 72, 89, 90, 107, 108, 125, 126 and 127, Golden Gate
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Estates, Unit 23. This Subdistrict has been designated on the Golden Gate Area Future Land
Use Map and the Randall Boulevard Commercial Subdistrict Map. It is the intent of this
Subdistrict to provide commercial goods and services to the surrounding area.
All development in the Subdistrict shall comply with the following requirements and
limitations:
a. All development is encouraged to be in the form of a PUD.
b. Projects directly abutting Estates zoned property shall provide, at a minimum, a 75-
foot-wide buffer of retained native vegetation in which no parking or water
management uses are permitted; except that, when abutting conditional uses no such
buffer is required.
c. Shared parking shall be required with adjoining development whenever possible.
f. The following limitations shall apply to Tracts 72, 89, 90, 107, 108, 125, 126, 127,
and Tract 54:
1. Development intensity on Tracts 72, 89, 90, 107, 108, 125, 126, 127 and
the west one-half of Tract 54 shall be limited to 360,950 square feet of floor
area, of which no more than 285,950 square feet shall be retail development.
2. Development intensity on the east one-half of Tract 54 shall be limited to 20,000
square feet of commercial development.
3. The first phase of the project development, exclusive of the existing 20,000 sq. ft. of
development on the east one-half of Tract 54, shall include a grocery anchor, with a
minimum of 35,000 square feet of gross leasable floor area, prior to any certificates of
occupancy being issued beyond 100,000 square feet of commercial development.
4. Allowable uses shall be limited to the permitted and conditional uses of the C-4,
General Commercial District in the Collier County Land Development Code in effect
as of the effective date of the adoption of the amendment of this Subdistrict
[Ordinance No. 2010 -32, adopted July 28, 2010], except that the following uses shall
be prohibited:
• Tire Dealers, Automotive Retail (Group 5531)
• Automotive Parking (Group 7521)
• Communication Services (Group 4899)
• Drinking Places (Group 5813)
Health Services (Groups 8059 - 8069)
Specialty Outpatient Facilities (Group 8093)
Houseboat Rental, Lakes Operations, Party and Pleasure Boat rental (Group
7999)
• Large Appliance repair service (Group 7623)
• Marinas (Group 4493 and 4499)
• Miscellaneous Repair Services (Groups 7622-7641, 7699)
• Liquor Store, unless operated by a Grocery Retailer (Group 5921)
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
• Used Merchandise Store (Group 5932)
• Automatic Merchandising Machine Operators (Group 5962)
• Direct Selling Establishment (Group 5963)
• Escort Services, Massage Parlors, Tattoo Parlors, Turkish Baths, Wedding Chapels
(Group 7299)
• Betting Information Services, Bath Houses, Billiard Parlors, Bookies and
Bookmakers, Cable lifts, Carnival Operation, Circus Companies, Fortune Tellers, Go-
cart racing operation, Off-track betting, Ping Pong Parlors, Rodeo Animal Rentals,
Rodeos, Shooting Ranges, Trapshooting Facilities (Group 7999)
• Parole offices, Probation offices, Public welfare centers, refugee services, settlement
houses (Group 8322)
• Tow -in parking lots (Groups 7514, 7515, 7521)
• Animal Specialty Services (Group 0752)
5. At time of rezoning, consideration shall be given to imposing appropriate restrictions on the
amount of development allowed in this Subdistrict prior to discontinuance and relocation of
the Big Corkscrew Island Fire Station and Florida Division of Forestry fire tower uses.
6. All buildings on Tracts 72, 89, 90, 107, 108, 125, 126 and 127 shall be developed with a
unified architectural theme.
7. Excluding the commercial zoning on Tract 71 and the existing approved commercial zoning
on the east one-half of Tract 54, any additional development in the Subdistrict shall be
developed in phases. Phase I shall be limited to 100,000 square feet of gross leasable floor
area. Subsequent phases shall not receive building permits until the Randall
Boulevard/Immokalee Road intersection project, including the widening of the segment of
Randall Boulevard abutting the Subdistrict, as shown on Exhibit "A" of the Developer
Contribution Agreement adopted July 28, 2010 by the Board of County Commissioners, has
commenced. No Certificates of Occupancy shall be issued for subsequent development
phases until the Randall Boulevard/Immokalee Road intersection project is substantially
complete. Neither the building permits limitations nor the Certificates of Occupancy limitations
shall apply if satisfactory alternative mitigation is approved by the Board of County
Commissioners pursuant to Transportation Element Policy 5.1, or if traffic conditions change
in such a manner that adequate capacity is available.
(XVIII) = Plan Amendment by Ordinance No.
Zoning Classification: The subject property is currently zoned Estates District (per Collier
County) that is as follows;
Estate District (E). The purpose and intent of the estates district (E) is to provide lands for
low density residential development in a semi -rural to rural environment, with limited
agricultural activities. In addition to low density residential development with limited
agricultural activities, the E district is also designed to accommodate as conditional uses,
development that provides services for and is compatible with the low density residential,
semi -rural and rural character of the E district. The E district corresponds to and implements
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
the estates land use designation on the future land use map of the Collier County GMP,
although, in limited instances, it may occur outside of the estates land use designation. The
maximum density permissible in the E district shall be consistent with and not exceed the
density permissible or permitted under the estates district of the future land use element of
the Collier County GMP as provided under the Golden Gate Master Plan.
The following subsections identify the uses that are permissible by right and the uses that are
allowable as accessory or conditional uses in the estates district (E): Single-family dwelling.,
Family care facilities, essential services, education facilities, fruits, vegetables, and nursery
plants, farm operations shall not occupy more than 50 percent of the lot, however, no side,
rear or front setbacks are required greater than 30 feet. Conditional uses include: Churches,
Schools, child and group care facilities.
A complete description of the subject zoning and overlay districts are located in the addenda
section of this report.
Zoning and land use maps are displayed below.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
ZONING MAP - ESTATES DESIGNATION
R L
Zoning General
BASE
E
DISTRICT
Agricultural
MUNICODE
More info
ZDNENOTE1
ZONENOTE2
ZDNING
E
4 x
It W-0t,
.
FUTURE LAND USE MAP - RANDALL BLVD COMMERCIAL SUBDISTRICT
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
COLLIER COUNTY LAND USE MAP SHOWING "RANDALL BOULEVARD COMMERCIAL SUBDISTRICT"
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45
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
PLAT MAP SHOWING "RANDALL BOULEVARD COMMERCIAL SUBDISTRICT"
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46
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
/_1I]1]11111[070/_1>11111111]611011111.:+y1010w1kel01101[H_101911111101N*W_1►I11111F.94
The appraisers were provided with documentation from the Collier County Growth Management
Community Development Department that affects the subject's future development. Our summary is
based on review of these documents as well as conversations with Collier County employees familiar
the issues presented below. It is recommended that the Collier County Growth Management
Community Development Department be contacted directly for additional explanation and/or
clarification. Our summary is presented below.
The subject's current Future Land Use is "Randall Boulevard Commercial Subdistrict", Ordinance No. 10-
32 and was put in place on July 28, 2010. The Randall Boulevard Commercial Subdistrict, containing
approximately 56.5 acres, is located on the south side of Randall Boulevard and Immokalee Road (CR-
846), extending from 8thStreet NE west to the Corkscrew Canal. This Subdistrict is comprised of the
following properties: Tracts 54, 55, 71, 72, 89, 90, 107, 108, 125, 126 and 127, Golden Gate Estates, Unit
23.
The Subdistrict intensity on Tracts 72, 89, 90, 107, 108, 125, 126, 127 and the west one-half of Tract 54
shall be limited to 360,950 square feet of floor area, of which no more than 285,950 square feet shall be
retail development. The first phase of the project development, exclusive of the existing 20,000 sq. ft. of
development on the east one-half of Tract 54, shall include a grocery anchor, with a minimum of 35,000
square feet of gross leasable floor area, prior to any certificates of occupancy being issued beyond
100,000 square feet of commercial development. Allowable uses shall be limited to the permitted and
conditional uses of the C-4 General Commercial District (with prohibited uses noted) in the Collier County
Land Development Code.
In March 2018 a PUD Rezone petition was filed with the County (PUDZ-PL20180000709) to rezone from
E- Estates zoning district to Commercial Planned Unit Development that would permit a variety of uses
from C-4 General Commercial. More specifically, this PUD encompasses five Tracts; 89, 90,107,108, and
125 totaling 25.76 acres or 59% of the area described (43.83 acres); and, proposes 156,000 SF total of
which 123,000 SF may be retail — both being 43% of the amounts. The Petition does not include the
subject Tract 72. However, the petition does include limitations on development size and includes
several construction phases. The PUD petition is currently on hold.
We are including sections from a memorandum provided by the Collier County Growth Management
Community Development Department written by David Weeks as Comprehensive Planning Manager
for Collier County that help describe the issues and concerns pertaining to the Randall Blvd
Commercial Subdistrict as well as the proposed PUD. As noted, the proposed PUD does not include
the subject property - Tract 72; however, it is affected by the potential approval of the PUD. Please
see below.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
November 1, 2019: Policy Considerations/Overall view of the Subdistrict and this PUD that
comprises a portion of it. The Subdistrict and Developer Agreement both provide for
community shopping center development and in at least two phases. (Per the International
Council of Shopping Centers, a community shopping center has these characteristics:
125,000-400,000 square feet of floor area; site size is 10-40 acres; center contains 15-40
stores with two or more anchors [anchors may be supermarket, discount store, drug store,
large -specialty discount store such as sporting goods, home improvement, toys,
electronics].) However, not contemplated are multiple zoning districts to implement both.
How will the Subdistrict develop cohesively and into a community shopping center if there
are multiple zoning districts with multiple owners?
(2) There are equity concerns in the piecemeal rezoning, especially for the owner of Tract 55
which is limited to water management and preserve uses; how does that owner obtain
economic benefit from commercial development elsewhere in the Subdistrict and in a
separate zoning district?
(3) Is it appropriate to allocate the full 100,000 square feet of allowable Phase I development
to this PUD that only comprises a portion of the subdistrict to which the above restrictions
apply, thus resulting in any subsequent zoning district(s) for the remainder of the subdistrict
being prohibited from any building floor area until the Randall Blvd./Immokalee Rd.
intersection project has commenced — whether or not this PUD has developed its allocated
100,000 square feet?
(4) One of the subdistrict requirements reads: "At time of rezoning, consideration shall be
given to imposing appropriate restrictions on the amount of development allowed in this
Subdistrict prior to discontinuance and relocation of the Big Corkscrew Island Fire Station
and Florida Division of Forestry fire tower uses." At time of which rezoning is the relocation of
fire station and fire tower addressed — this rezone petition? the next rezone petition?
(5) It is unclear to what extent all Developer Agreement (D.A.) obligations and requirements
will be fulfilled/how assigned to the various ownership interests in the Subdistrict.
(6) Since the major private party to the D.A. (Emergent Development Group, Inc.) is now a
defunct corporation, is the D.A. still valid?
(7) If this PUD for a portion of the Subdistrict lists a commitment that is also in the D.A.,
which applies to the entire Subdistrict, are the other private parties to the D.A. no longer
responsible for any proportionate share of the cost of that commitment (e.g., traffic signal)?
Based on the above, the appraisers note the following. The subject is not part of the Proposed
CPUD however, if the CPUD petition is approved, it would most likely affect the subject and the size
(intensity) of future development permitted on the site. Additionally, navigating the required zoning
change needed for the subject, the proposed Immokalee-Randall CPUD that only encompasses a
portion of the total subdistrict, and possible relocation of the neighboring Fire Station, as well as the
Florida Division of Forestry towers, widening of Randall Boulevard and more recently it appears
another DCA is proposed, only increases the complexity of the situation. These circumstances apply
downward pressure to our overall value estimate and will be given consideration.
48
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
SUBJECT PROPERTY PHOTOGRAPHS
View: Looking
west along Randall
Blvd. Subject is left
of photo
Photograph date:
December 15, 2022
Taken by: Richard
C. Tyler
View: Subject as
seen along Randall
Blvd.
Photograph date:
December 15, 2022
Taken by: Richard
C. Tyler
49
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
SUBJECT PROPERTY PHOTOGRAPHS
R
View: Subject as
seen from
intersection of
Randall Blvd and
Immokalee Road
Photograph date:
December 15, 2022
Taken by: Richard
C. Tyler
View: Looking
west along the
subject's northern
boundary / subject
is left of photo
Photograph date:
December 15, 2022
Taken by: Richard
C. Tyler
50
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
SUBJECT PROPERTY PHOTOGRAPHS
View: Looking east
along Randall Blvd
from entrance to
mobile gas
station/C-store
(northern boundary)
Photograph date:
December 15, 2022
Taken by: Richard
C. Tyler
View: Interior of
subject site
Photograph date:
December 15, 2022
Taken by: Richard
C. Tyler
51
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
SUBJECT PROPERTY PHOTOGRAPHS
View: Fence line
along subject's
southern boundary
Photograph date:
December 15, 2022
Taken by: Richard
C. Tyler
View: Looking
south along ATV
trail that runs along
subject's western
boundary
Photograph date:
December 15, 2022
Taken by: Richard
C. Tyler
52
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Section 4 - Highest and Best Use Analysis
The principal of highest and best use is defined as: "The reasonably probable use of property that
results in the highest value. The four criteria that the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility, and maximum productivity."
The four criteria the highest and best use must meet are legal permissibility, physical possibility,
financial feasibility, and maximum profitability.
• Permissible Use (Legal) - what uses are permitted by zoning and deed restrictions on the site
in question?
• Possible Use- to what uses is it physically possible to put the site in question?
• Feasible Use-, which possible and permissible uses will produce any net return to the owner
of the site?
• Highest and best Use- among the feasible uses, which use will produce the highest net return
or the highest present worth?
Legally Permissible Uses: Factors that impact legally permissible uses for the subject property
include such things as the comprehensive land use plan classification, zoning classification and rural
land stewardship area overlay. In addition, physical characteristics such as uplands and wetlands
also impact the developability and usability of the site. No specific deed restrictions are known
relating to the property.
The subject parcel is part of the Golden Gate Area Maser Plan with future land use Randall
Boulevard Commercial Subdistrict and zoning classification Estates. The land use Subdistrict
classifications allow general commercial use similar to C-4 and include uses C-1 to C-3, office,
general retail, grocery and food stores, banks, child and adult care facilities, restaurants, religious
facilities, vocational schools, funeral homes, ALF's, hotels/motels and essential services. The zoning
is Estate, which provides the opportunity to request commercial zoning and provide good infill
development suitable for retail/office, assisted living facility or storage facility. It is assumed the zoning
will be changed to a commercial planned unit development (CPUD). Based on analysis of the
comprehensive land use plan classification, and zoning classification impacting the subject property,
the legally uses of the site would include commercial properties.
Physically Possible Uses: The subject property is located along Randall Boulevard, just east of
Immokalee Road in Naples. There is adequate access and somewhat visible from both roadways.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
The size of the site at 5.15 acres would not substantially impact the majority of uses which would be
appropriate for the subject property in its location.
The size and configuration of the site would include a number of potential uses. These uses would
include commercial such as retail and/or office, religious facilities and essential services. These uses
however are restricted based on the legally permissible use discussion which preceded this portion of
the analysis.
Economically and Financially Feasible Uses: Typically, the highest and best use is a process to
eliminate potential uses and provide added support for those uses described previously as legally
and physically possible. The market has been improving for commercial and residential properties in
the general area. Several new shopping and retail centers were noted. The location of the property
as well as its uplands/wetlands ratio would eliminate more intensive uses of the site. Therefore, it
would appear that the economically and financially feasibly uses would include commercial, more
specifically retail use.
Maximally Productive Use: Maximum profitability is the legally permissible, physically possible and
financially feasible use that results in the highest present value. Based on the discussion of the
subject property in the preceding portions of this analysis, it is our opinion the most maximally
productive use of the site would be for a commercial use that includes retail.
Highest and Best Use as Improved: There are no improvements to be considered in the valuation of
the subject property; therefore, the inclusion of a discussion of the site as improved is not appropriate
and will therefore not be utilized in the analysis.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Section 5 - Valuation of the Subject
VALUE ESTIMATE BY THE COST APPROACH
Cost Approach is defined as: "A set of procedures through which a value indication is derived
for the fee simple estate by estimating the current cost to construct a reproduction of (or
replacement for) the existing structure, including an entrepreneurial incentive or profit; deducting
depreciation from the total cost, and adding the estimated land value. Adjustments may then be
made to the indicated value of the fee simple estate in the subject property to reflect the value of
the property interest being appraised."
The Cost Approach was not considered applicable in estimating the subject's market value as there
are no improvements to be considered.
VALUE ESTIMATE BY THE INCOME APPROACH
The Income Approach is defined as: "Specific appraisal techniques applied to develop a value
indication for a property based on its earning capability and calculated by the capitalization of
property income." This conversion can be accomplished in two ways. One year's income expectancy
can be capitalized at a market -derived capitalization rate or at a capitalization rate that reflects a
specified income pattern, return on investment, and change in the value of the investment.
Alternatively, the annual cash flows for the holding period and the reversion can be discounted at a
specified yield rate."
The subject property is being valued as a vacant unimproved parcel and vacant unimproved sites
such as the subject are not typically purchased for their ability to generate a positive cash flow from
the rental of the real estate. Therefore, the Income Approach is not utilized.
VALUE ESTIMATE BY THE SALES COMPARISON APPROACH
Sales Comparison Approach is defined as: "The process of deriving a value indication for the subject
property by comparing sale of similar properties to the property being appraised, identifying
appropriate units of comparison, and making adjustments to the sale prices (or unit prices, as
appropriate) of the comparable properties based on relevant, market -derived elements of
comparison. The sales comparison approach may be used to value improved properties, vacant
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
land, or land being considered as though vacant when an adequate supply of comparable sales is
available."
The Sales Comparison Approach involves the direct comparison of sales of similar properties,
adjustments for variances, and correlation of the results into a property value indication. Adjustments
to the sale prices of competitive properties selected for comparison are considered as they relate to
the subject property and to the various dissimilar investment features.
The application of this approach produces an estimate of value for the property by comparing it with
similar properties which have been sold.
The analyst has been asked to estimate the market value of the subject property as if vacant and
available to be put to its highest and best use.
Site Valuation: The valuation of the subject site involves research, analysis and comparison of
sales of similar properties to the subject. There are several units of comparison applicable for
appraisal purposes. Due to the nature of the subject property and comparable sales, it is our opinion
the sales price per square foot would be the most appropriate for utilization. This unit is calculated by
dividing the sale price of the comparable sales by the area contained within each sale.
The subject site is being valued based upon highest and best use; and as such, includes sales which
have somewhat similar highest and best use. From these sales, only the most similar to the subject
in terms of physical and also locational characteristics were considered. The appraiser selected
sales from locations that would take into account the location of the subject property. The appraiser's
research uncovered sales that were considered the most appropriate and best are used in this
analysis.
In the analysis process, the appraiser will utilize a quantitative procedure. In the initial step the
appraiser will use a cumulative adjustment for each of the sale properties considering the property
rights, financing, conditions of sale, expenditures immediately after sale and market conditions. As
these adjustments are cumulative in nature, they must be performed in the order in which they occur.
Next the analyst will utilize a quantitative procedure by considering physical and legal characteristics
including location, parcel size, land use, zoning and utilities, access and miscellaneous. After
completion of the analysis process of each individual sale based upon these characteristics, the
appraiser will estimate an appropriate value per square foot and multiply this by the number of square
56
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
feet contained within the subject property in order to estimate the market value for the site. This
value will then be rounded to an appropriate figure for appraisal purposes.
We now invite your attention to a land sales location map which follows. This map shows the relative
location of each of the sales to that of the subject. Following this will be a land sales exhibit which will
contain land sales data sheets for each transaction utilized in the analysis process specifically
showing the relative size, configuration and location of the site as well as the relative information for
each individual sales transaction. Following the land sales exhibit will be a summary chart showing
the relevant information for the subject and each of the comparable sales as well as the adjustments
and ratings applied to each sale as compared to the subject
CQQmut.
4Cou
LAND SALES LOCATION MAP
Sale 3 x
10950 Bonita Beach Rd SE — — —
Bonita Springs, FL 34135
Bonita Springs.
.Bo ita Sh Sale 1
Naples, FL 34120
Palm
Gulf Harbor.
o
River
Naples Park.
Estates
f]
Vanderbilt
Vanderbiltb
Beach
Beach Estates
x
34119
Pending
Naples, FL
.North Naples 2
Sale 2 x
Naples, FL 34119
:.... 846 - _:.... - _:.... ....
Sale 5 x
2940 4th St NE
x Naples, FL 34120
— Subject x
Tract 72, Unit 23
Golden Gate Estates
- - Naples, FL 34120 !
Gate —... ..—...-4k-. ..—...4q-. ..—....4�-
_ :... _ .... _ _ :... _ .... Estates - .",•. _ _ :... _ ,,rr.
Itrt Royal Naples
Manor
Belle Meade.
Old Mari
II Island Junction
.•i•. _ 41- _ - .•i•.
Sale 4 x
14601 Tamiami Tr E
Naples, FL 34114 - !.
.. _... .. _... _ .. _... _ .. _
. ,.. . ,..
We now invite your attention to a land sales data exhibit which will contain data information sheets
relative to the comparable sales utilized in the analysis. These data sheets will contain pertinent
information relative to each of the transactions. Following each sales data sheet will be a deed for
that particular transaction. This will be followed by a land sales adjustment grid showing each
individual comparable and the adjustments and comparisons made to the individual categories
considered appropriate in the valuation process.
57
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
COMPARABLE 1
Property Reference:
Property Type: Commercial Vacant Land
Address: SWC of Immokalee Rd and Catawba St.
Naples, FL 34120
County: Collier
Location: SWC of Immokalee Rd and Catawba St.
STRAP/ID:
00214160008/00214000003
Grantor:
Immokalee Square LLC
Grantee:
HAA Capital LLC
Legal Data:
Sale Date:
May 17, 2022
Sale Price:
$8,200,000
Sale Price per Sq. Ft.:
$7.68
Sale Price per Acre:
$334,557
Recording:
Book/Pg. 6130/2672
Interest Conveyed:
Fee Simple
Deed Conveyed:
Warranty Deed
Land Use:
Mixed Use
Zoning:
MPUD
Highest and Best Use:
Commercial
58
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Site Data:
Site Dimensions:
Approx. 1,285' frontage along Immokalee Rd
Site Size:
1,067,656 square feet, 24.510 acres
Shape:
L-shaped
Topography:
Wooded
Corner/Visibility Influence:
Good/Corner
Utilities:
Full public
Access:
Good
Wetlands/Uplands:
All uplands
Soils:
N/A
Sale Analvsis:
Sale Price:
$8,200,000
Financing:
Cash to seller
Price per SF:
$7.68
Price per Acre:
$334,557
Sale Confirmation:
Verification:
Seller's representative, Personal interview
Verifying Appraiser:
Richard Tyler, December 20, 2022
Sale History:
No sales in previous 3-years
Comments:
This sale is vacant commercial land (2 contiguous parcels) along Immokalee Rd at Catawba
Street in Naples. There is good visibility and corner access to the site. The site is wooded and
unimproved. The site is zoned MPUD (Mixed -Use Planned Unit Development) and is entitled for
development of a mixed -use development known as NC Square MPUD. The property was not
listed for sale on the open market.
CNA Data #
2674
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, N O R R I S & ASSOCIATES
IN5TR 6255638 OR 61-30 PG 2672 RECDRDED 5f23f2022 1-D:18 AM PAGE5 2
CLERK OF THE CIRQJIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA
DDC9.70 $57,400.00 REC 114.50
CONS $8,200,000-00
Prepared by and return to:
Peter M. Srarling, Esq,
Starling Law, P.A.
599 9"' Street N Suito 203
Napless, £enamel #�I102
Tex fdcntif miu Qo.. OD2I4000003 & 0021416CODS
Camsideratione �2W:900.00
WARRANTY DEED
THIS WAR.R,�DEED is rnadc &e 114"' day of May. 2022. by lmmokalec Square
LLC, a Florida linutcd Gabi(it i;l��
company, a ,,r"d—aa Limited Liability Cornp=yt whoso post
office address is 2055 Trade 91mtef Way, Naples, FL 34109, hereinafter called the Grantor, to
HAA Capital LLC. a Florida lirAW liability company, a Florida Limited Liability Company,
whose post office addTcss is 20551'rade Center Way, Noplcs. FL 34109, hereinafter called tho
Grantee; J
WnWESSETH: That the CiM' W.14 and in comsideration of the corn of S 10 and other
valuable consideratian, roccipt of whieh is hereby eckrbow[cdgcd, hereby grants, barSains, sells,
aliens, remises, mleaws, somrtys and cd�nfi unto the GFantcc, all that certain land sfwawd in
Collin County, Florida, and described as;
The West V2 of the Northeast 114 of the No�f 114 and the Northeast 114 or Northeast
114 -of Northiwest 114 of Secton 29, To mihi O S`ugth, Range 27 East, less thin North 100
Feet thereof and less lands described as I*arcel 139 rn r.a" aTaking recorded in Official
Records Book 3302, page 3221 sold Parcel 139 bjftescribed its follows; COrnmence at
for Forth 1!4 Corner of sold Section 29; thence South 0E422'23" East, slung the east line of
the Nurihwest 114 of acid eelian 29, for n dlstaW o 300,1114 feet, to a polut on the
Southerly Right -of -Way line of State Road 4849 (lm kxl Rwd) and the Pomir Ol•'
BEGINNING of the hereln described paroct; t#tmee conllnsting, South ID211221231 East,
&loop. the sold East line, for at distance of 88.99 feet; I hence 4 wth 86110013" West, for A
distance of 31W fact; thence North 03¢59*37" West, for a distooe of 10.00 reel; thence
South S00013* Wtst, rer it distance of 342.35 feet; thence SAAO- 03°59'37" East, for a
distance of 19.73 feet; thence South Sfi°{10"23" West, ror a distartoe or;109.24 feet; thence
North 03"A37" West, for a distance of 20.% reel; throe Soulh_Ne9B)Pul
3"" West, for a
distance of 3 fret; thence Ner(b 02"2324'" Wcst, for a dlstaece afi`ct, ubg n the
west line of deco North cast 114 of the North+.est V4 of sold Sactiart 29#nt On sold
Southerly Right -or -Way Li;nc; thence Nash "0*23 Enst, nlong said SautGcrly Right -Of -
Way Une, for a distance of 1,286.29 rent, to the POINT OF BEGINNING, Z—
TOGETHER with all tenements, hereditaments and appurtenances thereto belamging or
in artywisc appertaining.
TO IIAVE AND TO HOLD, the same in fec simple forever.
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, N O R R I S & ASSOCIATES
*** OR 6130 m 2673 *'*
AND the Grantor hcfeby covenants with said Grantee that the Crranke is IawCully scimd
of said land in fee simplo, that tk Grantor has goad right and lawful authority to scrl and C-Onvcy
said land; that the Grantor hereby fully warrants the title to said land and will defend the same
against the Iawfpl claims of all peraans whomsmveT; and Thal said land is free of all
e=t'mbMTK Qk t taxes accruing suWrqucrit to December 31. 2021; subjaet rc eascrnents,
fcSlriCti ns Sind atiom of t%mord owrmmon to the plat, coudorn niuni, or subdivision.
IN WI �.5S HEREOF, the said Grantor has signed and scaled those prexnt5 the day
and year first aboittcn.
{
ignad, aged and delivered
in p nce: T- j lmmnkalee Square LLC
/ a FloridA limited liability Company
By: Antonia B_ Brown —
115; 1+ aTwger
Erin Noma of WF�n -�s
rf/
_..
printed pram of Wireless.
STATE OF FLORJDA
COUNTY O F COLLIER
The fcmgoing instrument was. aclmawlCdted be rr z by mumm of L--I'lyhysicai
presence or L_j online notarization on Ihis . day afNlty. 2022, by Anwfli o B. Brown,
Manager of Immokalcc Square LLC, a Florida limited liabilky, .Company, on behalf of the
company, who isfarc personally known to or w Ifasfl*e beat idcntiEad by a
i Cnrml[�1a+i GG29rUK
FwpIfC4 J.f 7,20L�'
Bo-+adlhuira?rehhsmres�24:Hip7'nn Name afNotary}
Commission Expiration-
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DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
COMPARABLE 2
Property Reference:
Property Type: Commercial Vacant Land
Address: Golden Gate Estates Unit 26
Naples, FL 34119
County: Collier
Location: NW corner of intersection of Collier Blvd and Pine
Ridge Rd.
STRAP/ID:
37930440004
Grantor:
LDJ Associates, LTD
Grantee:
NEFFS Collier Realty, LLC
Le -gal Data:
Sale Date:
June 10, 2022
Sale Price:
$900,000
Sale Price per Sq. Ft.:
$10.43
Sale Price per Acre:
$454,545
Recording:
Book/Pg. 6143/1055
Interest Conveyed:
Fee Simple
Deed Conveyed:
Warranty Deed
Land Use:
Neighborhood Center
Zoning:
E-Estates
Highest and Best Use:
Commercial
62
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Site Data:
Site Dimensions:
Approx. 150' frontage along Collier Blvd
Site Size:
86,249 square feet, 1.980 acres
Shape:
Rectangular
Topography:
Wooded
Corner/Visibility Influence:
Average
Utilities:
Full public
Access:
Good (six -lanes)
Wetlands/Uplands:
All uplands
Soils:
N/A
Sale Analvsis:
Sale Price:
$900,000
Financing:
Cash to seller
Price per SF:
$10.43
Price per Acre:
$454,545
Sale Confirmation:
Verification:
Rob Carrol, 239-261-3411 #111
Verifying Appraiser:
Richard Tyler, December 20, 2022
Sale History:
No sales in previous 3-years
Comments:
This sale is vacant commercial land along the west side of Collier Blvd, just north of Pine Ridge
Road. The property is wooded and unimproved. There is good visibility and access from SB
traffic along Collier Blvd and WB Pine Ridge Road. The site is zoned E-Estates however the
FLU is Neighborhood Center. The FLU provides the opportunity to request commercial zoning.
The property was listed for sale at $900,000 and exposed to the market approx. 500 days.
CNA Data #
2675
63
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
INSTR 6271d30 OR 6143 PG 1055 E-RECORDED 6/20/2022 11,41 Ail PAGES 3
CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA
DoC6t.70 i6,300.00 REC S27.00
CONS S900,0(0.00
This instrument preFrod by, and
ilber retabrding, return to:
Loa l_ 5alva"i, E5q-
SalYourri Law Office, PLLC
5150 Tam immi Trjtll North, 5uirt 304
Naples, FI_ 3410-2823
{43nsideratiam` SW.000.00
WARRANTY DEED
This Wtlrranty Dccd uI/ade this 101h day of June, 2022, between LIDJ ASSOCIATES,
LTD, a Florida limited partnersif{ v�hh an address of 8800 SW 116 Street, Miami, Florida
33176, GRANTOR, and NEFFS. COLLIER REALTY LLC, a Florida limited liability
caokmpany, whose post office address for taxpurposcs is 6685 Collier boulevard, Naples, Florida
39,114, GRANTEE.
itnewA that said Grantor, for arid in comidemdon of the sum of TEAL AND KVW
DOLLARS ($10.00), and other good and valuabfc 6gnsideratipn, to said Gtorttor in hand paid by
said Grantee, the receipt whmeof is kareby ackr utvledged, have gmntcd, bargained and sold to
the said Granim and Cmmbtes heirs and assigns fotpver, do land, situate. lying and bring in
Coll ier County, Florida, to wit- �
Set Exhibit "A" attached hereto {thcProperty" x }
Subject to cove>7aslts, restriction , and public utility easements of record; existing
zoning and 9cvcrnmmu l regulations, and real estate taxes for the ymr 2022 and
all subsequent bears, bearing Accrnnzt No. 37930440M-
To have aM to hold, the same iti far simple forever.
And said Grantor does hereby omenarit with Grantee and its suwesso s and assigrm it is
lawfully seiwd of the Property; it has good right and lawful authority to-sell!altd convey the
Properly; it filly warrants the title to said Property, and will defend the same.against the lawful
claims and demands of all persons whomsoever.
prolaw.769731 3
THE REMAINDER OF THIS PAGF, IS INTENrMALLY 1,eFT oLAriK
wawmty OCC4
Page r
64
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
OR 6143 Pa 1056
IN WaTNM WHEREOF, the Grantor has hereunto set Grantor's hand and seal the
day and year first above written.
Sgpxd, sydlc jr�W-delivered GRANTOR,
LDJ ASSOCIATES, LTD., a Florida
limited pwtwahip
Name Larry E. Brooks, as General Partner
Witness No. 2 Signature
Witness No- 2 PrinW Nmm �
STATE Or p'LORIDA
COUNTY OF COLLIER
The foregoing inzwun:>fnt was ackno+vladgod hefbm me, by means of d ysical presence
Or o online notarization, this day of htiie, 022, by LARRY E- BROOKS, as Gdural
Partner of LDJ ASSQCIATES, LTT)-, a Florida Rtnitad partswnhip, o personally known to
N �u
PRI4111) OR STAMPED KWE Or NO-rARY
my commission Kxpites:
r ° PodrtaFL9w-0�iYl='aa
W WFAF tyDeed
Slgr1 mre Page
65
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
*** OR fild3 PG 1057 "t
EXHIBIT *ATM
LEGAL JOE$CRIPTTON
T-KE SOUTH 150 FEET OF TRACT 109, GOLDEN GATE MATES, UNIT NO. 26,
ACCORDING TO THE FLAT THEREOF RFZORDED IN PLAIT BOOK 7, PAGES 1$ AND
16, PUBLIC RECgRDS OF COLLIER COLThTTY, FLORIDA, LESS THE FOLLOWING
PARCEL; BEGMM AT THE SOUTHEAST CORNER OF SAID TRACT 109; THEKU
W 31' 4I"W. AL !jG SAID SOUTH f,KNE OF SAID TRACT 109 FOR 74.47 FEET TO A
POINT ON A CURM THENCE NORTHERLY 60.22 FEET ALONCI THE ARC OF A NON -
TANGENTIAL CURYE'TO THE LEFT, HAVING A RADIUS OF 383 IEET, THROUGH A
CENTRAL ANGLE OF, -r .00' 30", AND BEING SUBTENDED BY A CHORD WHICH
BEARS N06° 2T 4rW FOR. 60.15 FEET: THENCE NIT 5T 59" 44_63 FEET; T 4ENCE
N12° 44' 33" W 47.39 FEET- TO A POINT ON THE NORTH LINE OF THE SOUTH 150
FEET OF SA ID TRACT 109; WHENCE N89" 3 V 31 "1: ALONG SAID NORTH LINE FOR
99,91 FEET; THENCE SM. q' 0$"F FOR 150.02 FEET TO TRIP POINT OF BEGMNINGi,
AS TAKEN f3Y COLLIER COUNtYPURSUANT )�) STIPULATED ORDER OF TArING
RECORDED IN OFFICIAL RE ORW BOOK 4963, PAGE 2748, PUBLIC RECORDS OF
COLLIER COUNTY, FLORIDA. � }
:tom
Weak Deed
PIP11
66
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
COMPARABLE 3
Property Reference:
Property Type: Commercial Vacant Land
Address: 10950 Bonita Beach Rd
Bonita Springs, FL 34135
County: Lee
Location: N side of Bonita Beach Rd SE, E of Harold St.
STRAP/ID: 35-47-25-133-00124.0060
Grantor: Alfred L Baca
Grantee: D Pizzuti, LLC
Legal Data:
Sale Date:
February 25, 2021
Sale Price:
$585,000
Sale Price per Sq. Ft.:
$9.37
Sale Price per Acre:
$407,950
Recording:
Instr 2022021000063938
Interest Conveyed:
Fee Simple
Deed Conveyed:
Warranty Deed
Land Use:
General Commercial
Zoning:
C-1A
Highest and Best Use:
Commercial
67
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Site Data:
Site Dimensions:
Site Size:
Shape:
Topography:
Corner/Visibility Influence:
Utilities:
Access:
Wetlands/Uplands:
Soils:
Sale Analysis:
Sale Price:
Financing:
Price per SF:
Price per Acre:
Sale Confirmation:
Verification:
Verifying Appraiser:
Sale History:
Approx. 200' x 312'
62,465 square feet, 1.434 acres
Rectangular
Wooded
No
Full public
Good (6-lane highway)
All upland
N/A
$585,000
Cash to seller
$9.37
$407,950
Scott True - Realtor, 239-325-8871
Richard Tyler, November 10, 2021
No sales in previous 3-years
Comments:
The sale is vacant land zoned commercial and located along the north side of Bonita Beach
Road SE, near Harold Street in Bonita Springs. The property is one block east of Race Track
Road, a desirable location. The property was listed for sale at $695,000 and exposed to the
market for 3-months. This is a 1035 exchange; buyer's realtor indicates the sale price is at
market.
CNA Data #
2179
68
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Linda Doggal. L4r Counl3 Clerk of Circuit Court
1NSTR. b 2021Ut11111111163938, Dix Type D, Pages 3. Recorded 3n1Z02I al 1:119 PM, Deputy Clerk LFAHRNER ERECORD
Rec Fcvst 517.INI Deed Due: 54.025.00
Jlkr�Lltj Jr.- mik] +� rirn 1�ti
Inc 113. l.,'t,I..
I.)x w I'iils k Trr x
27911 Croup Lulu 11nmievi rd
AIiLr 205
114knha Springs_ 11.14 I.. {
(2i9144:-5rjai
1 :1L 146 26-1`47d-I
1'arccl ItkuLi rioll km Nil i5-17,25,111414113aJMM
... >.Nrz M,•: Iht lar I'v, Mawnr,+rr.i.1 .
WARRANTY DEED
tk t:lll �l>IJRY F+llthl- �It' 1117?ti �I IL, f S F
ThI6 111<Ic t1urr mode Lhe day of F[blmerp,2(k21 bdwcen Alfred L_ BnW m64 hlArggrO A, Cts"y-Baciii,
h umIjaad Arid wife, whose pusL ufCiac aaE m-4 is IN) Boa 932, Bernah.110, NNI 87iltkl, pf the C'uuuly o kandoval, $late o mt:w
Mexico. Grankots_ to 1) Pixxuti LLC, a Florida [,invited 11abilitg t" olnpskLv, x w,& pose A1rtc iialdmss is 308 Spider Lily Lane,
N iplea. FL 34114, 01 I1le Count} DfC D]licL Slake of Florida, Grantee!
Witnessetk_ Ihar said Grystnrs_ For and in consideratioa of the Sum oP'i'LN l}LN Lr11 51U,` ,51U,94) and othlx �trud and
w11 ua61e considrratirms to said Grantors in hand ptaid ]W Said GranLex, the receipl whereof is 1leroby ack+kowiedged. Ik s grafited.
Mrgainsd, mnd sold to the said Crantcc. and Grantee's heirs and assigns Focewer, the foilpwing described Ia11d, siltlate, lying $ntl bci+sg
ir1 LftCoUnLy, Florida. to-wil-
The wrih 330 feel ofthe Solkill 's6{1 feet 01 I et 24. HON11 h FAKN15- Section 3i, township 47 South, Range 25 Resl,
XWVdirlg t011ke mnp 4plaL Lh,!mof as recorded in Plat owk 3_ Page 27. Public RUUUrdsOF LCe Cuuoly. I--Foriida, less die Last
125 feet lheiieo'.
LESS Ai1JDI.XCE.N Lltc prolntxly CiMYe�CLI Ilk WBrwwu ❑ct:d Ix xi- J i110kl W. 300704D32460and ccscrbedns
folk s;
A RARC'F.I.OFLANDLYING IN SECTION 15.'IY)WNSi-IIf 47 SOUTH_PANGE 25 FAST. LEECOUNTY. FLORIDA.
ALSO 131:1NO A l"010% OI' 1,01 2-1 110NITA FARM& Oki -AT BOOK ,+, PACE 17. OF THE PU3LIC RECORDS OF
LFE COk NAY. FLORIO.i_ AS DLSCRIBED IN ❑FF1471AL RECORDS BOOL 3608. PAGE 33711' AN❑ M-R415 MORE
P.AR'1'1('UI.ARIA DI -'- {'RIBI=.D A.5 F01J.OWS:
C'OMNILN('INCr AT 113F. 501: 1-1 IE AS'l CORNER OF SECTION '15. BLIN6 A FOL N D ALU MJ N UXI RISE STAXIPED
"1v CKEF. I,R %93m, 13L-"ING P.I. STATI(.}N 392-' (M}.91. BONITA 13L'AC'H ItOAI)--'I I II'NCE S 80' 33` 16" W ALONG
SA D BASE LI NF, A DISTAM('E OF .i30_00 FEEr'ro STA'rIC7N AS 1791)1. E10N ITA BEACH IZOA 1) , C. R. 961;
THENCE I,EAV1NC SAID BASE LINE F401° 22' 16" M' A DFST? NC L' 01= 34l.00 FEET TO TH17'vORTH RIGHT OF
WAY L1NL OF BONITA BEACH ROAD AND THE; POINI OF 13FGINNIN6: 111Cl%.0 E CONTINUE N 0L" 22' 16" W
ALONG T}IE W EST LINE 01' LOT 24 BONITA FARMS A DIST11N(T OF 2537 FEI-_ F TO THE RE.0INNING OF A
NON-TANGINTCURVECONCAVL TO THE WUTH HAVING A ItADOIJSOF 7172.00 FEED_ A DELTA OF01°77
32n A CHORD OF 205_93 IFEIi1' AND A CHORD REARING OF 5 VV 49 33~ E, THENCE ALONG SAID CURVE AN
ARC DISTANCE OF ?0544 FCEI" THENCE SUL" 22 16" E A DISTANCE OF 23A5 I;L:rT TO'1'HE NORTH RIGHT
OF WAY LINF OF BONITA BEACH RDA - C.R. 965_ THENCE S 69° 13' 16" W A DISTANCE OF 204.92 FEET TO
rHE POINT Or BEGINNING.
Toptber with all 1Ix Lcrkwkrm!_ IwTcdhamenls ML[I appurteapnces rheretp bele"ing or in anywisaapportaining.
Subject do W.Cs. Cur 2021 and itut"iiera r cars, +1+1i Yet due and payable' cavrnarlts, rmtrictirnts. las4nkmis. reseraslionA and
Iinlilalions o-fnaxd_ WAlly,
TO IIAVE .0sD TO HOLD the aolnr in fee sinlpk Forever,
Ard Granaw-, helrby cLnvolarlt Whh Lhe iirsntpr 149r the Ciruluxs are Imvl'kl]Ly swijvd of sAid land in fte silnple, that Grantors
have Eoch3 right 41itd hk14rt11 RwiJ Kwits iq -11 and i;unvey said land and 111111 t114' Cir1nt14rS 11r:reby rally w2rra11t the Ii1Ir Lo said Iand and
will dercad Lhe sank ag:Lins1 Lht: lass CUI claims 0f all prrs0nS 1eh0maucv%!r,
WmulLLv OLA
File NLk-, 20. W.0 I
69
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
1N5TR, 4 2021141INI63938 Page Number. 2 4Pf3
n Witness whetwut Grin7nrs hove IrcrtulltU sc[ L irunton' hand n-rd Seal the da) a led year Iirst alxlxc tieri ucn.
Srgrref,scerlerJu A'lrretxkJrhirrfurarrrcl:
Witness: _ _
Prhn NgFm Al IYe Mea
Witness:
PrintNakile; t r 1¢ tr ass }•-k3.j,
STATE Of
COUNTY OF JAL, it..
'Che furagomg inurvinam was acknowle feed tlatore luc b4 n4am of "ysical fvemcc m4 y arllinc f moea.Micm chis elxy of
Fchnmry. 2021. by AMod L. hw a and \4a7prc1 A. Cassidy•I1aca.
Si ulc UCMot,rr}• I�lrhlic
Jrlt. TtiI10''rJt�i� hilln4 Of I44iliif..
Pclypngll F; now n_ OR Produced Id€ntificatirm: T "^+ U1rK:�liwtil
Type of l4emifle ion f „' . N:r.r
Pr4duccd:
.r hlY fcx�nri. �rli�ry/�f�
warrnrllr ,>~tia
FAN, No 2fl-1673.1 Pu 2nf2
70
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
INSTR, 4 202100W63938 Pale Number: 3 of3
State of Florida
Department of State
1 corti fy From the records of this office that D FIZZUTI LLC is a limited liability
company organized under the laws of the SWe of Flarida, filed on January 13,
2016, effective January 13, 201 fi.
The docurn4-nl nurnbcr of this 1iraIWd liability company is L16000()9425.
I furthercertify that said limited liability company has paid all fees due this
office through December 31, 2021, Thai its most recent annual Deport was filed
on January S, 2021, and that its status is active.
Give" Trader my head and rlre
CrearSeal of the Stare of Flurtdo
et Tarlahassre, the ca'Piral, Phis
the Mfleenfh day of Fehnr&%
2071
&W)&-
Secretary, fl_ f stale
Tracking NumWr= 11946728WU
Tu nathentirutr chic rertltiMe,V11ft Iht f011MWing site,rncer this aumbcT, and IN'5
Mow the Instructions dimploycd,
htipxetlNta1uslCerlifieateAutheniiLxdrm
71
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Property Reference:
Property Type:
Address:
County:
Location:
STRAP/ID:
Grantor:
Grantee:
Legal Data:
Sale Date:
Sale Price:
Sale Price per Sq. Ft.:
Sale Price per Acre:
Recording:
Interest Conveyed:
Deed Conveyed:
Land Use:
Zoning:
Highest and Best Use
COMPARABLE 4
Commercial Vacant Land
14601 Tamiami Trail E
Naples, FL 34114
Collier
NEC of Tamiami Trail, & Joseph LN.
00738160005
14601 East Trail, LLC
Venture Church Naples, Inc.
May 07, 2021
$2,476,000
$7.84
$341,517
OR 5965-1199
Fee Simple
Warranty Deed
Urban Residential Subdistrict
C-2/M H
Commercial
72
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Site Data:
Site Dimensions:
Site Size:
Shape:
Topography:
Corner/Visibility Influence:
Utilities:
Access:
Wetlands/Uplands:
Soils:
Sale Analysis:
Sale Price:
Financing:
Price per SF:
Price per Acre:
Sale Confirmation:
Verification:
Verifying Appraiser:
Sale History:
N/A
315,810 square feet, 7.250 acres
Rectangular
Mostly cleared
Yes/Good
Full public
Corner -good
All uplands
N/A
$2,476,000
Cash to seller
$7.84
$341,517
David Stevens - Realtor, (239) 261-3400
Richard Tyler, April 11, 2022
No sales in previous 3-years
Comments:
This sale is a partially cleared commercial site at the NE corner of Tamiami Trail and Joseph
Lane in Naples. The location is approx. half -a -mile south of Collier Blvd. There is good corner
access for north and southbound traffic with a median cut entrance at the intersection. Zoning is
C-2 and MH (4.95+/- acres zoned C-2 and 2.22+/- acres zoned MH Mobile Home.) The property
was listed for sale at $2,595,000 and exposed to the market approx. 260-days.
CNA Data #
2359
73
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, N O R R I S & ASSOCIATES
+ISTR 6053324 OR 5942 PG 3821 RECORDED 5/6/7021 3:52 PM PAGES 3
rIFRK OF THE CIRCUIT COURT
ANS COMPTROLLER, COLLIER COUNTY FLORIDA
Doct'.70 $17,332.00 REC S27.00
(GNS $2,476,000.00
Prepared by anj [cum to:
Michael D. Centxle, Esq.
Coleman, Yovannvieh & Koester, P.A.
4001 Tam iatni Trail North Suite 300
Naples, FL 34101
file Number- 1059.42R
Consideration: S2,47rti 00.
Parcel Identification No.0433ti1 (15
SpaCe Above This Line for Reaordigg Dahl __...
Warranty Deed
7ATUTORY FORM - SECTION G69.m, r.&)
This Indenture made this 7th day afaisl�aa2 between 14601 East Trail, LLC, a Florida limited liability company
whose post office address is Cfe Coleman, Ywomi6 ch et al, 4001 Tamiami 'Grail K, Ste 304, [Maples, Fl, 34103 of the
County ofCollier, State of Florida, grantor*, and Venture Chureh Kaple$, lne., a Florida not for profit corporation whose
post office address is 12336 Tamiarni 'frail P., gulte 3ff1, Naples, FL 34113 of the County of Collier, State of Florida,
gmtce*,
r
Witnesseth that said grantor, for and in consideration ed� ' sum o1 TEN AND N01100 DOLLARS (S10.00) and other good
and valuable [onsIcitntiorLs to said grantor in hand paid by adid•gratwe, Ih[ tueipt whereof is hereby acknowledged, has
gi'a WL bdrgained, and sold to the said grantee, and graruc 's hciyvand assigns forever, the fallowing described land, situate,
lying and being in Collier County, Florida, to -wit; /`
SEE ATTACHED EXHIBIT "A" i
I
Snbjeet to. (a) real prop" ad valorem taxes accruit(g stilm'equent tP December 31, 2020; (h)
covenants, restrktians and public utility egsements of,. ".4r atld (c) existing Inning and
governmental regulations. J
Together with all the tenements, hereditaments and appurtenance$ thereto belonging or in anywlge
$pp4YlAirxing, � 4,�
and said "tor does hereby fully tit -arrant the title to said Iona, and will defend`th'b ca Lust [awful claims Of all persons
whornsoever.
f
• "Grantod' and "Grantee" are used fnr singular nr piorel, ay c4nl'at! �._.� {7
t
74
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, N O R R I S & ASSOCIATES
OR 5941 PG 3823
In Witness Wherwf, grantor has hereunto set grantor's hand and seal the day and year first above written.
Signed, scaled and delivered in our presence:
14601 East Trail, LLC, a Florida rime wd liability compan3
1
+ By: _
nmss ],. _ Kevin G_ CO] n _ anager
Witness Name bOrtnAmrosG
Ea
State of Florida
County of Collier
The foregoing instrument was acknowledged befrnetne`by means of [X] physical txt3cncc or �] online notarization, this
day of klay, 2021 b7 Kevin G. Coleman. JVTana$er a# 1A60I t Trail LLC, a Florida limited liability company, nn
behalf of the eotapMr He [X] is personally knaiwYror as pr tt d a driver's license as 'dentificatinn.
[Notary Seal1 b" Public
„„,.Y,,,.ti OIY.l1�L'JICIWIAN r .
;�4 naunk••ic dFkr.da I)[ red at1tC' C1gdS+L,MGMllldri
tamrRssiaYYL�GY1j11
3 hff{tmm. Fxp�res Jun i.20Q1 .
Corrfmhsiou Expires: June 5, 2021
1
l
}
75
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
xry OR 5941 PG 3824 rxe
EXHIBIT "A"
[Legal Description]
Beginning at the Southeast corner of Section 12, Township 51 South, Range 26 East, Collier County,
Florida; thence 5 0* 00' p0" 335.26 feet to a paint in the North right-Df-way Irne of Highway 41; thenoe N
54" 36' 00" W 1672.10 feet alpng the North right-of-way line of Highway 41 to a concrete monument and
the true place of beginning cf the parcel herein described; thence continuing N 5411 36' 00" W along the
North right-of-yvay [Me of Highway 41 to a paint In the East right-of-way of Joseph Lane a distance of
8D2.80 feet, thencsdd D° 34' E along the East right-of-way of Joseph Lane a distance of 456,85 feet;
thence S 54° 36' E a.distance of 163.54 feet; thence S 890 56' W E a dlsWrlce of 43.22 feet; thence S
540 36' E a distance of 5a3.Q5 feet; thence S 0° 13' 30" W a distance of 489.36 feet to the true place of
beginning of the parve�lSereln described,
r
LESS AND EXCEPT all &6e lands described above which Ile East of the West Ilse of the East yx of the
Southeast 14 of Sec#ion 12, Township 51 South, Range 26 East, Collier County, Florida.
}
r �
r} }
,
t
76
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
LAND COMPARABLE 5
Property Reference:
Property Type:
Residential Vacant Land
Address:
2940 NE 4th St.
Naples, FL 34120
County:
Collier
Location:
NEC Immokalee Road and NE 4th Street
STRAP/ID:
37690040016,37690040207
Grantor:
Randall Curve Holdings LLC
Grantee:
RCDG Partners, LLC
Legal Data:
Sale Date:
December 09, 2021
Sale Price:
$13,500,000
Sale Price per Sq. Ft.:
$6.30
Sale Price per Acre:
$274,502
Recording:
6059/1871
Interest Conveyed:
Fee Simple
Deed Conveyed:
Special Warranty
Land Use:
Residential/Commercial
Zoning:
MPUD
Highest and Best Use:
Residential Development
77
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Site Data:
Site Dimensions:
N/A
Site Size:
2,142,281 square feet, 49.180 acres
Shape:
Irregular
Topography:
Appears Level and Mostly Wooded
Corner/Visibility Influence:
Yes/Average
Utilities:
All Available
Access:
Good
Wetlands/Uplands:
49% Wetlands
Soils:
N/A
Sale Analvsis:
Sale Price:
$13,500,000
Financing:
$17,500,000-Piedmont Bank
Price per SF:
$6.30
Price per Acre:
$274,502
Sale Confirmation:
Verification:
Grey Reed — The Davis Group 214-725-4886
Verifying Appraiser:
Richard Tyler, December 21, 2022
Sale History:
No qualified sales in prior 3 years.
Comments:
This is the sale of two vacant land parcels adjacent to each other as part of the Randall Curve
MPUD. The parcels total 49.18 acres with a small almost 1-acre section being owned by Collier
County. About 3,000+/- linear feet of the parcels combined fronts Immokalee Rd. The site was
previously zoned E-Estates but has since been changed to MPUD in order to support the project
that includes residential, public and commercial development. The seller contact confirmed the
sale information. This sale was verified through the Davis Group (developer).
CNA Data #
2394
78
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, N O R R I S & ASSOCIATES
INSTR 6177713 OR 6059 K 1871 RECORDED 1212012021 11:23 AM PACIES 4
CLERtf OF THE CIBCUrr COURT AND C"PTt!bLLr1k, COLLIER COUNTY FLOFaCOL
GOCR.70 $94 500.00 REC 335.50
0014S i13, 517 ,000.ao
]}arc d ty wLd return tv,
Michad D. Centzle, Eeq.
CWemajn, Toymmovirb & Koester, P.A.
Oft I l-■ariami TraiL ftiordr Smite 306
N,406 t, m 34103
23943&3S3S
Ho Number_ 8 069
.. l Alm" nil Lim For Reaorpw,grra*I
Special Warranty Deed
This Special Warranty Dodd Ins& this 16th day of Deem her, 2Ad.1 helween Itandsll Curve Hmldlegs, LLC. a
Flurlda limited ilaWlity Company whops past office Adncss is 207 Llwrnr 1I111 Drive, Facto, PA 15142, gnror, end
RCDG Parimm, LLC, a Geov& limited iiabl ity t&mpmny whose post of ke address Is 6121 dnmeslown Drl4-e5
Aalpharetta,GA 31003, grantt=e_
(Wimnrvv teed herein The terms Framer and peaces include ell me pwbm to dkm insuvnenL end the heux. k;!W repm LmKiws end wiSm of m&rAwiry
and the asrcmeara anJis�x orr+xporaL�a,z htuls and inxtersF
Witnesseth. IhRtuid gmntor, forand in conaRkwice Df the sum TEN AND NIX100 DOLLARS (510.00) aced odterp"
and valueble considerations to slid graetaT in hand paid by said granrce,the receipt whereof Is hereby acknawledged, has
Jlrmetod, blrrgained, and sold le the said glantee, and grame5 heirs and usigm forever, the fcAywbig drscribcd land, situate,
lying wxI being in Collier Comfy, Florida, to -wit:
See Vtaefled EmIsibit'A,r
Parcel fdentlfic"" Numbers; 3769001IMF and 3'764004ltad3
Subject to: (e} ail } Niam 1r and rrotl-ad 4alorem real props rlr luxe% For lice Year M22 ■nd saIA"Uent
y;ars, (4) caning, building code and other uee restritliaus mlposed Iry gov*rrueotd aolhvrittir; (j
outstanding oil, gar and mineral Interests of rruTd, if any; and {dj restlrieliors, resenMtLen9, and
easeraebtt or remnreL if mmy-
G mntor releases, for itself mod its soccmuore, any ■nd ■It interest re$Crvpd to Grantelr in the
phaephate, minerals, metals and petrakwm U4 on or under the ahav"eacrihed properly, and the
Tights of aotry and prllwilege to mine and develop the same, under the proxisia■a of Section 2 V-I1(11,
Florid& Statutes.
Together with aLl the tenements, hered'uamenis and appurtenanres lhereuo- helnngingnrin anywjgG apNrtniniryg,
To Rave and to Hold. Iho same in fee simple foreycr.
And she glablDr hen?+y u)v nU with said Mritso that ore grantor is lawfully spud Df said Iced in £cc simpLa, the the
gramar has gu i right end lawfril authmity to adL and uanvey raid laudi that the grantor hereby f lly warralrts the title to said
land and will dcfelsd the same agalrrsr Iho lawful tWinn ofiall perxena mLpimin¢ by, through or under grantors
rn witnras v lmrODf. grantor ISas hcrewkw set gr&nbnes hand Bred seal the da*' and year drat ahowe t~Tittrn.
colEmv. Yovar ukh & Koesler, P.A.
4001 Tamlaraf Troll Nash, Suns 300
. . Napft FL 34103
DOL"Trlw
79
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, N O R R I S & ASSOCIATES
4R 6059 PG 1A172
Signed, sealed And drlw—d i nee:
WitMtt Nam.:
WitnessName, Maureen gulllvan
SixRe of Florida
C�au.ry of Collie r
Ftandall Curve FWaings. LLC, a Flarida limited liability
cornpanr
�y-
'ruw , Manag
Tit f0HW1rr2 irtsL-1 was nckTKm CdZed befoar me by means of [XI pltiyaicsl pr o. - L� o me nOtnTl 1 4n. shin
day of Deumber, 2021 by Ppip-1 down, Manager�€IGndall L rue Ho ngs LLC, a �I lin,rred liability
company, am behalf of the oornpmry. 1k is personally k to me r pn7dured a
driver's license as Ident;Gexica. ,
{Nohery Scnll Npraw•y Public
- '- '` Mit-1Oa GENTS 2
eNN
NY COVAkiwGYJN*6C32.�aWa
I TrAU Nazr1 Aux Urm%. mn
4WMJ W-ry LMed - Pap 2
M.1ed Nam --
V�V COMM iasiom Expire:
GauhiuTlmwt
80
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E18OA1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, N O R R I S & ASSOCIATES
6059 FyG 1873
Exhibit "A'
PARRCEL 1
A PORTION OF TRACT "A- GOLDEN GATE E5TATES, UNIT 22, ACODRDIRRf TO THE PLAT THEREOF AS
RECORDED IN PLAT BOOK 7, PIAGE 83 AND 94, OF THE PUBLIC RECORDS OF COLLIER COUNT', FLOPL11DA,
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS;
BEG I IJ AT THE HORTKWESTCORNER 0 F TRACT'A " GOLDEN GATE ESTATES, UNIT 22, ACCORDING TO TI if
FLAT THEREOF AS RECORDED 1N PLAT BOOK 7r PAGES $8 AND 84, OF THE PUBLIC RECORDS OF COLLIER
COUNTY, FLORIDA4 THENCE ALONG THE NORTH UNE OF SAID TRACT -A", NORTH $9'80102' EA''-. -,
DISTANCE OF 1,366,01 FEET TO A POINT ON THE WESTERLY BOUNDARY Ox rHE LANDS DESCRIBED IN
OFFICIAL RECORDS BOOK 41179, PIAGE 1361, PL1 BLIC RECORDS OF COLLIER COUNTY, FLORIDA, THE SAME
REM A POINT ON A NOR TANGENTIAL CURVE TO THE RIGHT; THENCE ALONG SAID BOUNDARY,
SO UTHWESTERLY 2,258,82 FEETALONG THE ARC OFSAID CURVE RAVING A RADIUS OF 2,75419 FEI=r, A
CENTRAL ANGLE OF 46'56'44',;CHORD BEARING SOUTH 24`49'44" WEST, A DISTANCE OF2,196j07 FEET)
TO APOI NTON THE BOUN13ARYOF THE LANDS MCRIBED IN OFFICMI. RECORDS B0OK4079, PAGE 1358,
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG SAID BOUNDARY FOR THE FOLKYWING
TWO (2) COURSES AND DISTANCES, 1} NORTH 00-29.58" WEST, A DISTANCE OF 361.77 FEET, 2) THENCE
NORM 89'59'48" WEST, A DISTANCE OF 42-6,54 FEET TO A POINT ON THE WEST BOI,INWY OF THE:
APOREM1E14TIONED TRACT "A"; THENCE ALONG SAID BOUNDARY, NORTH 00'29'58' WEST, A DISTANCE
OF 1 519,45 FEET TO THE FOINTOF BEGINNING.
CONTAIN ING 45.02 ACRES, MORE OR LESS.
LESS AND EXCEPT
A PARCEL OF LAND LOCATED WITMIN TRACT "A", GOLDEN GATE ESTATES, UNIT-4, PLAT BOOK 7, PAGE
83, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA SEINE MORE PARTICULARLY DESCRIBED AS
FOilO WS:
COMMENCE AT THE NORTHWEST CORNER OF TRACT "A"r GOLDEN GATE ESTATES, UNIT 2�, PLAT BOOK
7, PAGE 93, PUBLIC RECORD$ CP COLLIER COUNTY, FLORIDrti THENCE ALONG THE NORTH ONE OF SAID
TRACT 'A', NORTH 89'3O`Q2" EAST, A DISTANCE OF $3Z,75 FEET; THENCE SOUTH DW29'58' EAST, A
DISTANCE OF 18450 FEET TOTHE POINTOF BEGINNING OF THE PARCEL OF LAND "EREIN DESCRIBED;
THENCE NORTH 90°DWW EA5T, A DISTANCE OF 219.56 FEET TO APOINTON A NON TANGENTIALCURVE
TO THE LEFT; THENCE SOUTHERLY 25.63 FEET ALONG THE ARC OF SAID CUIRYE, HAVING A RADIUS OF
2,013.01) FEET, A CENTRAL ANGLE OF W43'Af', {CHORD BEARING SOUTH O6'53122" WEST, A DISTANCE
OF25.GS FEET; TO A POINTON A REVERSE CURVETCITHE RIGHT, THENCE 5DUTHERLY 190.60 FEETALONG
THE ARC OF SAID CURVE, HAVING A RADIUS OF Z,454.79 FEET, A CENTRALANGLE OF 04'26156111 {CHORD
BEARING SOUTH 00'44'57" WEST, A DISTANCE OF 19005$ FEET; THENCE NORTH 90TO'00" WESTr A
DISTANCE OF 135.64 FEET; THENCE NORTH 00r'29'5R" WEST, A DISTANCE OF 21a.79 FEET TO THE POINT
OF BEGINNING.
CONTAI NI NGi 1,00 ACRE, MORE OR LESS_
81
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, N O R R I S & ASSOCIATES
"µ" 01i E6059 PG 1874 :r*
PARCEL2
BFINO A POFMON PARCEL 179 A5 DESCRIBED IN OFFICIAL IkECORDS BODK 4079, PAG E 2358 AND LYING
WITHIN TRACT "A", GOLDEN CATE ESTATES, UNIT 22, ACCORDING TO THE PLAT THEREOF AS REIrO(LDED
IN PLAT BOOK 7, PAGES 83 AND $A, BOTH OF THE PLJ BLIC RECORDS Of COLLIER COUNTY, FLORIDA BEING
MORF PARTICLILMLY VMRI BED AS FOLLOWS:
CDMMENCE AT THE NORTHWEST COIRNER OF TRACT "A", -GOLDEN GATE ESTAI-E5, UNIT 22, ACCORDING
TO THE PLAT TH EREOF AS R50DRDED IN PLAT BOOK T, PACES 83 AND 84, PUBLIC RECORDS OF COLLIER
COUNTY, FLOFLIDk THENCE ALONG THE WEST LINE OF SAID TRACT "A", SOUTH OW29'58" FAST, A
DISTANOE OF 1,619A5 FEET TID A POINT ON THE BOUNDARY OF PARCEL 179 AS DES,CRISED IN OFFICIAL
RECOPEPS BOOK 4979, PAGE 135$, OF SAID PUBLIC RECORDS AND THE POJNT Or BEGINNING OF THE
PARCEL OF LAND HEREIN DESCRIBED;
THENCE ALONG SAND BOUNDARY FOR THE FOLLOWING TWO (2) COURSES AND XYFA ACES, 11 SOUTH
$9°59'4.9" EAST, A DISTANCE OF 426-54 FEET, 2] THENCE SOUTH 00-29'58" EAST, A DISTANCE OF 361.77
FEET TO A POINT ON A NON TANGENMAL CURVE TO THE RIGHT; THENCE SOUINHWESTERLY 526,09 FEET
ALONG THE AFDC OF SA 0 CU RVC HAVING A RADI U5 OF 2r754-79 FE ET, A CENTRAL ANG LE OF 10'56'31*,
(CHORD REARING 50l)TH 53-47'24" WEST, A DISTANCE OF 525.29 FEET) TO A POINT ON '-if
AFOREMENTIONED BOUNDARY OF SAID PARCEL 179, THE SAME PJEING THE WEST LINE OF SAID I I(AC1
'A"; THENCE ALONG SAID BOUNDARY AND SAID WEST UNE;, NORTH 00r'24'Sgr WEST, A DID IAN'1:l UI-
677.12 FEET TO THE POINT OF 6EOINNING.
CONTAINING $_1.6 ACRES, MORE OR LESS -
TOTAL CONTAINING 49.18 ACRES, MORE OR LESS.
82
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
PENDING SALE
This is a vacant parcel of land located along Immokalee Road, east of Logan, and contiguous with
residential development Saturnina Grande in Naples (Parcel # 00195120002). The zoning is
Agriculture, which provides the opportunity to request commercial zoning and provide good infill
development suitable for office, assisted living facility or storage facility. The property has
approximately 325 feet frontage and direct access along Immokalee Road. The parcel contains 3.87
acres or 168,577 square feet in wooded condition with no improvements. Exposure is good along
Immokalee Road, a major arterial roadway in Collier County and North Naples. The location is
approximately 1.6 miles from Interstate Highway-75. The property has been on the market for several
years and most recently placed under contract. Asking price is $1,264,194 or $7.50 per square foot.
The pending sale is considered overall superior to the subject, due mainly to its location and frontage
along the heavily traveled Immokalee Road. Under current market conditions listings typically sell for
less than their asking prices.
83
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Land Sales Adjustment Analysis - Quantitative
Criteria
Subject
Sale 1
Sale 2
Sale 3
Sale 4
Sale 5
Location
Golden Gate Estates Tract
72 Unit23
Naples
SWC of Immokalee Rd and
Catawba St.
Naples
Collier Blvd & Pine
Ridge Rd
Naples
10950 Bonita Beach Rd
Bonita Springs
14601 Tamiami Trail E
Naples
2940 NE 4th St.
Naples
Recording
Book/Pg.:5694/0093
Book/Pg.6130/2672
Book/Pg.6143/1055
Instr
2022021000063938
Book/Pg.5965/1199
Book/Pg.6059/1871
Sale/Appraisal Date
December 15, 2022
May 17, 2022
June 10, 2022
February25, 2021
May7, 2021
December 9, 2021
Parcel Size (sf)
224,400
1,067,656
86,249
62,465
315,810
2,142,281
Parcel Size (Acres)
5.15
24.51
1.98
1.43
7.25
49.18
Sale Price
N/A
$8,200,000
$900,000
$585,000
$2,476,000
$13,500,000
Sale Price per Square Foot
N/A
$7.68
$10.43
$9.37
$7.84
$6.30
Transactional Adjustments
Property Rights
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Financing
N/A
Cash to seller
Cash to seller
Cash to seller
Cash to seller
$17,500,000-Piedmont
Bank
Conditions of Sale
N/A
None noted
None noted
None noted
None noted
None noted
Expenditures Immediately after Sale
N/A
$0
$0
$0
$0
$0
Market Conditions
N/A
$0
$0
$53,625
$196,017
$0
Adjusted Sale Price
N/A
$8,200,000
$900,000
$638,625
$2,672,017
$13,500,000
Adjusted Sale Price per sq. ft.
N/A
$7.68
$10.43
$10.22
$8.46
$6.30
Physical Properties
Location
Naples
Naples
Naples
Bonita Springs
Naples
Naples
Parcel Size (sf)
224,400
1,067,656
86,249
62,465
315,810
2,142,281
Land Use
Randall Blvd. Commercial
Urban Residential Subdistrict
Neighborhood Center
General Commercial
Urban Residential Subdistrict
Residential/Commercial
Zoning
E - Estates
MPUD
E - Estates
C-1A
C-2/MH
MPUD
Utilities
Full Public
Full public
Full public
Full public
Full public
All Available
Access
Average
Good
Good
Good
Good
Good
Miscellaneous (Future Zoning &
Development Issues)
Yes, zoning and future
development issues
None noted
None noted
None noted
None noted
None Noted
Physical Property Adjustments
Location
Naples
-5%
-5%
-5%
-5%
-5%
Parcel Size (sf)
224,400
0%
0%
0%
0%
5%
Land Use
Randall Blvd. Commercial
0%
0%
0%
0%
0%
Zoning
E - Estates
0%
0%
0%
0%
0%
Utilities
Full Public
0%
0%
0%
0%
0%
Access
Average
-10%
-10%
-10%
-10%
-10%
Miscellaneous (Future Zoning &
Development Issues)
Yes, zoning and future
development issues
-20%
-20%
-20%
-20%
-20%
Overall Percentage of Adjustments
-35%
-35%
-35%
-35%
-30%
Final Adjusted Sale Price per Sq. Ft.
$4.99
1 $6.78
$6.65
1 $5.50
$4.41
84
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Land Sales Discussion "As -Is": This summary presents all of the adjustments applied to the
comparables and quantitative comparisons between the subject and each of the comparables.
Real Property Rights Conveyed: "An element of comparison in the sales comparison approach;
comparable sales can be adjusted for the effect of differences in the real property rights (fee
simple, leased fee, leasehold, easements, or other encumbrances, etc.)." In this analysis all
property rights conveyed are fee simple, no adjustments were necessary.
Financing Terms: ""The manner in which a transaction was financed, an element of comparison
in the sales comparison approach whereby comparable properties can be adjusted for the
influence of differences between a transaction's financing terms and those assumed in the
valuation of a subject property." In this analysis all the transactions were either market financed or
cash to the seller, no adjustments were necessary.
Conditions of Sale: "An element of comparison in the sales comparison approach; comparable
properties can be adjusted for differences in the motivations of either the buyer or a seller in a
transaction." In this analysis the transactions were all at "arms -length", no adjustments were
necessary.
Expenditures Immediately after Sale: "An element of comparison in the sales comparison
approach; comparable properties can be adjusted for any additional investment (e.g., curing
deferred maintenance) that the buyer needed to make immediately after purchase for the
properties to have similar utility to the subject property being valued." No adjustments were
warranted for this category.
Market Conditions: "An element of comparison in the sales comparison approach; comparable
properties can be adjusted for differences in the points in the real estate cycle at which the
transactions occur. Sometimes called a time adjustment because the differences in dates of sale
are often compared, although the usage can be misleading because property values do not
change merely as the result of the passage of time."
The sale dates of the comparables occurred from February 2021 (Sale Three) to June 2022 (Sale
Two). While we know values have fluctuated in the past three to four years, we have evidence of
improving markets and increasing values during 2021 through most of 2022. Realtors familiar with
this market confirmed that property values have been increasing over the past 2-3 years. Based
85
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
on market information previously discussed in the market trends section of this report (see page
31-36), we have estimated a 5% annual increase (0.42% monthly) and this is applied to the sales
occurring more than one-year ago (Sales 3 and 4)
Quantitative Analysis: Next the sales were considered and compared with one another and the
subject for physical characteristics. These include location, parcel size, land use classification,
zoning classification, utilities, access and miscellaneous. The analyst will utilize a quantitative
procedure by considering percentage adjustments for physical differences in the sales properties
when compared to the subject. These adjustments will be made on a percentage basis with a net
adjustment being calculated and this being multiplied by the value per square foot to arrive at an
adjusted value per square foot.
Location: The subject property is located along the south side of Randall Boulevard,
approximately 170 feet east of the Immokalee Road and Randall Boulevard intersection in the
Golden Gate Estates submarket of Naples. All of the sales are located along major roadways with
good traffic exposure, slightly superior to the subject and therefore adjusted downward 5%.
Size: The subject site contains 5.15 acres or 224,400 square feet. The comparable sales range in
area from 62,465 square feet (Sale Three) to 2,142,281 square feet (Sale Five). Typically, smaller
parcels command a degree of higher unit value (price per SF/acre) than do larger ones all other
factors being equal. Relatively speaking, all of the sales are considered similar in size with the
exception of Sale Five which is significantly larger and adjusted upward 5%. No adjustments were
made to the remaining sales.
Land Use Designation and Zoning Classification: The subject has land use designation
Randall Boulevard Commercial Subdistrict and Estates zoning designation. All of the sales have
similar land use and zoning classifications. The comparables were all rated relatively similar to the
subject with respect to land use and zoning designations
Utilities: The subject and the comparables have full public utilities available nearby and all were
rated as similar.
Access: The subject currently has physical access available via Randall Boulevard, approximately
170 feet south of the Immokalee Road & Randall Boulevard intersection, a signalized intersection.
The access is not direct, in that an immediate right turn is needed after clearing the intersection,
86
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
followed by an immediate left turn. The subject's access is considered average. All of the sales
have good -superior accessibility and received 10% downward adjustments.
Miscellaneous (Zoning and Future Land Use Issues): As noted earlier, there are several
zoning and FLU development issues concerning the subject. The size of future development,
specifically building size could have restrictions / limitations based on the FLU and pending CPUD
zoning for the contiguous tracts to the east of the subject, along Randall Boulevard. Additionally,
the subject's zoning will need to be amended to allow future development (see pages 47-48 for
more detailed explanation). Accordingly, all five sales received downward 20% adjustments.
Please note the following statistical data for the final adjusted sale prices.
Summary of Adjusted Sale Prices per SF
Maximum
$6.78
Minimum
$4.41
Mean
$5.67
Median
$5.50
Price per SF
$5.50
Estimated Value
As -Is Value Rounded
$1,234,200
$1,230,000
Please note the following statistical data for the final adjusted sale prices. Although the pending
sale was beneficial in understanding current asking levels, it was not included in the final analysis
because it has not met market acceptance. The pending sale has an asking price of $7.50 per
square foot. The listing was considered overall superior to the subject, due mainly to its superior
accessibility.
Final Analysis: Overall, the comparables range in adjusted prices per square foot from $4.41
(Sale Six) to $6.78 (Sale Two) with mean and median values of $5.67 and $5.50 per square foot,
respectively. Although no one sale received greater overall consideration, we note the following;
Sales One and Five are the closest in proximity, however their locations are superior because of
frontage along Immokalee Road. Sale Three is located in Bonita Springs, a superior location
because of the high -volume traffic counts. Sale Three is the smallest and Sale Five is the largest.
Sale Two is the most recent sale and Sale Three is the oldest. Although Sale Five is significantly
larger, it is within walking distance of the subject, and indicative of commercial land values in the
immediate market area.
87
DocuSign Envelope ID: D87ED5D3-137F-4067-AD30-5217E180A1A8
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
All five sales are rated overall superior and received downward adjustments of 35% with the
exception of Sale Five which was adjusted downward 30%. No one sale is given greater overall
consideration. We feel the overall per square foot unit value would be towards the mean and
median values noted, that being a value of $5.50 per square foot.
It is our opinion that the appropriate unit value for the subject of $5.50 per square foot will be
utilized. Multiplying the value of $5.50 by the subject's overall site area of 224,400 square feet
equals $1,230,000 rounded.
When utilizing the Sale Comparison Approach to value the vacant land, it is our opinion that the
subject property "As Is" under the extraordinary assumptions in fee -simple ownership as of the
effective date of December 15, 2022 has an estimated value of $1,230,000.
Section 6 - Reconciliation of Value
Summary of Value Conclusions
Cost Approach
Income Approach
Sales Comparison Approach
Not Applied
Not Applied
$1,230,000
The Cost Approach is based upon the principle of substitution, which states that a prudent
purchaser would not pay more for a property than the amount required to purchase a similar site
and construct similar improvements without undue delay, producing a property of equal desirability
and utility. Since there are no improvements to consider, the cost approach was not used in this
appraisal.
The Income Approach compares rentals of similar properties to the subject. The derived market
rental rates are capitalized at a rate which considers available market financing and investor equity
return requirements. Vacant land is typically not purchased for its ability to generate a positive
cash stream. Therefore, the income approach was not used in this appraisal.
The Sales Comparison Approach was used exclusively in estimating the market value of the
subject property as there are no improvements to be considered and vacant sites such as the
subject are not typically leased for their ability to produce an income stream.
The Sales Comparison Approach references sales of similar properties located in competitive
areas in the market area as researched. Since properties of identical characteristics are
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
uncommon, any reliance placed upon the Sales Comparison Approach could be lessened due to
the required adjustments to the comparable sales. The five sales and one pending sale analyzed
provide a range of value indications which supports the final value conclusion. The sales utilized in
this analysis provide a range of actual and pending purchase prices for properties considered to
be similar to the subject. The appraiser properly considered each of the comparable sales studied
and analyzed each of these properties in relationship to the subject in order to arrive at a value
estimate for the subject property.
Based on the data analyzed and considered by the appraiser and in consideration of the sales
presented, it is our opinion the value estimate as reported herein is well supported.
Based upon the results of the investigation and analyses, the market value of the fee simple
interest of the subject property "as is", under the extraordinary assumptions noted and market
conditions existing as of December 15, 2022 is:
ONE MILLION TWO HUNDRED THIRTY THOUSAND DOLLARS ...................... ($1,230,000.00).
CARLSON, NORRIS & ASSOCIATES
�[ DocuSigned by:
B7A85045E6184E6._.]AI, AI-GRS, CCIM
State -Certified General Real Estate Appraiser RZ2623
DocuSigned by:
c. fiy�
F`., E619666DB778494...
.., u ., . y,..,
State -Certified General Real Estate Appraiser RZ3136
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Section 7 -Certification and Limiting Conditions
Certification of Michael Jonas, MAI, AI-GRS, CCIM
I certify to the best of my knowledge and belief:
• The statements of fact contained in this report are true and correct.
• The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions and is our personal, impartial and unbiased
professional analyses, opinions, and conclusions.
• 1 have no present or prospective interest in or bias with respect to the property that is the
subject of this report and have no personal interest in or bias with respect to the parties
involved with this assignment.
• 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.
• This appraisal assignment was not based upon a requested minimum valuation, a specific
valuation, or the approval of a loan.
• My analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice of
The Appraisal Foundation and the requirements of the Code of Professional Ethics and the
Standards of Professional Appraisal Practice of the Appraisal Institute, as well as the
requirements of the State of Florida relating to review by its duly authorized
representatives. This report also conforms to the requirements of the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989 (FIRREA).
• The use of this report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representatives.
• Michael Jonas has completed the requirements of the continuing education program of the
Appraisal Institute.
• Michael Jonas has made an inspection of the property that is the subject of this report.
• No additional persons contributed significant real property appraisal assistance to the
signors of this report.
• Michael Jonas has extensive experience in the appraisal/review of similar property types.
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• Michael Jonas is currently certified in the state where the subject is located and has
completed the continuing education requirements set forth with the State of Florida.
Certification is current until November 30, 2024.
• Although other appraisers may be contacted as a part of our routine market research
investigations, absolute client confidentiality and privacy are maintained at all times with
regard to this assignment without conflict of interest.
• Michael Jonas is in compliance with the Competency Provision in the USPAP as adopted
in FIRREA 1989 and has sufficient education and experience to perform the appraisal of
the subject property.
• Michael Jonas has not previously appraised the subject property; nor has he performed
any other services related to the subject property in the past three years.
Based on market conditions existing as of the effective date of appraisal, and in consideration of
the property as it existed on this date, it is our opinion the subject property, under the extraordinary
assumptions as discussed in this report, warranted a market value in its "as is" condition in fee
simple ownership on December 15, 2022 of:
ONE MILLION TWO HUNDRED THIRTY THOUSAND DOLLARS ...................... ($1,230,000.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
EDocuSigned by:
� �
B7A85045E6184E6...
Mlcrlael Jonas, MAI, AI-GRS, CCIM
State -certified general real estate appraiser RZ2623
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Certification of Richard C. Tyler
I certify to the best of my knowledge and belief:
• The statements of fact contained in this report are true and correct.
• The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions and is our personal, impartial and unbiased
professional analyses, opinions, and conclusions.
• 1 have no present or prospective interest in or bias with respect to the property that is the
subject of this report and have no personal interest in or bias with respect to the parties
involved with this assignment.
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.
• This appraisal assignment was not based upon a requested minimum valuation, a specific
valuation, or the approval of a loan.
• My analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice of
The Appraisal Foundation and the requirements of the Code of Professional Ethics and the
Standards of Professional Appraisal Practice of the Appraisal Institute, as well as the
requirements of the State of Florida relating to review by its duly authorized
representatives. This report also conforms to the requirements of the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989 (FIRREA).
• The use of this report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representatives.
• Richard C. Tyler has completed the requirements of education for registration through the
State of Florida is current until November 30, 2024.
• Richard C. Tyler has made a personal inspection of the property that is the subject of this
report.
• No one provided significant real property appraisal assistance to the persons signing this
report.
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C A R L S O N, NORRIS & ASSOCIATES
• Although other appraisers may be contacted as a part of our routine market research
investigations, absolute client confidentiality and privacy are maintained at all times with
regard to this assignment without conflict of interest.
• Richard C. Tyler is in compliance with the Competency Provision in the USPAP as
adopted in FIRREA 1989 and has sufficient education and experience to perform the
appraisal of the subject property.
• Richard C. Tyler has not previously appraised the subject property; nor has he performed
any other services related to the subject property in the past three years.
Based on market conditions existing as of the effective date of appraisal, and in consideration of
the property as it existed on this date, it is our opinion the subject property, under the extraordinary
assumptions as discussed in this report, warranted a market value in its "as is" condition in fee
simple ownership on December 15, 2022 of:
ONE MILLION TWO HUNDRED THIRTY THOUSAND DOLLARS ..................... ($1,230,000.00).
Respectfully submitted,
CARLSON, NORRIS AND ASSOCIATES, INC
DocuSigned by:
c.1
E619666DK78494...
kicnara U. 1 per
State -certified general real estate appraiser RZ3136
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General Assumptions & Limiting Conditions
Information Used: No responsibility is assumed for accuracy of information furnished by others
or from others, including the client, its officers and employees, or public records. We are not liable
for such information or for the work of contractors, subcontractors and engineers. The comparable
data relied upon in this appraisal has been confirmed with one or more parties familiar with the
transaction unless otherwise noted; all are considered appropriate for inclusion to the best of my
factual judgment and knowledge.
Certain information upon which the opinions and values are based may have been gathered by
research staff working with the appraiser. Names, professional qualifications and extent of their
participation can be furnished to the client upon request.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil:
No responsibility is assumed for matters legal in character or nature nor matters of survey, nor of
any architectural, structural, mechanical or engineering nature. No opinion is rendered as to the
legal nature or condition of the title to the property, which is presumed to be good and marketable.
The property is appraised assuming it is free and clear of all mortgages, liens or encumbrances,
unless otherwise stated in particular parts of this report.
The legal description is presumed to be correct, but I have not confirmed it by survey or otherwise.
I assume no responsibility for the survey, any encroachments or overlapping or other
discrepancies that might be revealed thereby.
I have inspected, as far as possible by observation, the land thereon; however, it was not possible
to personally observe conditions beneath the soil or hidden; as a result, no representation is made
herein as to such matters unless otherwise specifically stated. The estimated market value
assumes that no such conditions exist that would cause a loss of value. I do not warrant against
the occurrence of problems arising from any of these conditions. It is assumed that there are no
hidden or unapparent conditions to the property, soil, subsoil or structures, which would render
them more or less valuable. No responsibility is assumed for any such conditions or for any
expense or engineering to discover them.
Information relating to the location or existence of public utilities has been obtained through inquiry
to the appropriate utility authority, or has been ascertained from visual evidence. No warranty has
been made regarding the exact location or capacities of public utility systems. Subsurface oil, gas
or mineral rights were not considered in this report unless otherwise stated.
Legality of Use: The appraisal is based on the premise that there is or will be full compliance with
all applicable Federal, State and local environmental regulations and laws, unless otherwise stated
in the report; and that all appropriate zoning, building and use regulations and restrictions of all
types have been or will be complied with and required licenses, consent, permits or other authority,
whether local, State, Federal and/or private, have been or can be obtained or renewed for the use
intended and considered in the value estimate.
Component Values: The distribution of the total valuation of this report between land and
improvements applies only under the proposed program of utilization. The separate valuations of
land and buildings must not be used in conjunction with any other appraisal, and are invalid if so
used.
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A report related to an estate that is less than the whole fee simple estate applies only to the
fractional interest involved. The value of this fractional interest, plus the value of all other fractional
interests, may or may not equal the value of the entire fee simple estate considered as a whole.
A report relating to the geographic portion of a larger property applies only to such geographic
portion and should not be considered as applying with equal validity to other portions of the larger
property or tract. The value for such geographic portions, plus the value of all other geographic
portions, may or may not equal the value of the entire property or tract considered as a single
entity.
All valuations in the report are applicable only under the estimated program of the highest and best
use and are not necessarily appropriate under other programs of use.
Auxiliary and Related Studies: No environmental or impact studies, special market study or
analysis, highest and best use analysis study or feasibility study has been requested or made by
us unless otherwise specified in this report or in my agreement for services. I reserve the unlimited
right to alter, amend, revise or rescind any of these statements, findings, opinions, values,
estimates or conclusions upon any subsequent study or analysis or previous study or analysis that
subsequently becomes available to us.
Dollar Values, Purchasing Power: The value estimates and the costs used herein are as of the
date of the estimate of value. All dollar amounts are based on the purchasing power and price of
the United States dollar as of the date of value estimate
Inclusions: Furnishings and equipment or business operations, except as otherwise specifically
indicated, have been disregarded, with only the real estate being considered.
Proposed Improvements Conditioned Value: For the purpose of this appraisal, on- or off -site
improvements proposed, if any, as well as any repairs required, are considered to be completed in
a good and workmanlike manner according to information submitted and/or considered by us. In
cases of proposed construction, the report is subject to change upon inspection of the property
after construction is complete. The estimate of value, as proposed, is as of the date shown, as if
completed and operating at levels shown and projected.
Value Change, Dynamic Market Influences: The estimated value is subject to change with
market changes over time. Value is highly related to interest rates, exposure, time, promotional
effort, supply and demand, terms of sale, motivation and conditions surrounding the offering. The
value estimate considers the productivity and relative attractiveness of the property both physically
and economically in the marketplace.
The estimate of value in this report is not based in whole or in part upon race, color or national
origin of the present owners or occupants of the properties in the vicinity of the property appraised.
In the event this appraisal includes the capitalization of income, the estimate of value is a reflection
of such benefits and my interpretation of income and yields and other factors which were derived
from general and specific market information. Such estimates are made as of the date of the
estimate of value. As a result, they are subject to change, as the market is dynamic and may
naturally change over time. The date upon which the value estimate applies is only as of the date
of valuation, as stated in the letter of transmittal. The appraisal assumes no responsibility for
economic or physical factors occurring at some later date which may affect the opinion stated
herein.
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An appraisal is the product of a professionally trained person, but nevertheless is an opinion only,
and not a provable fact. As a personal opinion, a valuation may vary between appraisers based
upon the same facts. Thus, the appraiser warrants only that the value conclusions are his best
estimate as of the date of valuation. There are no guaranties, either written or implied, that the
property would sell for the expressed estimate of value.
Title Review: Unless otherwise stated, the appraiser has not reviewed an abstract of title relating
to the subject property. No title search has been made, and the reader should consult an attorney
or title company for information and data relative to the property ownership and legal description.
It is assumed that the subject title is marketable, but the title should be reviewed by legal counsel.
Any information given by the appraiser as to a sales history is information that the appraiser has
researched; to the best of my knowledge, this information is accurate, but not warranted.
Management of the Property: It is assumed that the property which is the subject of this report
will be under prudent and competent ownership and management over the entire life of the
property. If prudent and competent management and ownership are not provided, this would have
an adverse effect upon the value of the property appraised.
Confidentiality: We are not entitled to divulge the material (evaluation or valuation) content of this
report and analytical findings or conclusions, or give a copy of this report to anyone other than the
client or his designee, as specified in writing, except as may be required by the Appraisal Institute,
as they may request in confidence for ethic enforcement, or by a court of law with the power of
subpoena.
All conclusions and opinions concerning the analyses as set forth herein are prepared by the
appraisers whose signatures appear. No change of any item in the report shall be made by
anyone other than the appraiser, and the firm shall have no responsibility if any such unauthorized
change is made.
Whenever our opinion herein with respect to the existence or absence of fact is qualified by the
phrase or phrases "to the best of our knowledge", "it appears" or "indicated", it is intended to
indicate that, during the course of our review and investigation of the property, no information has
come to our attention which would give us actual knowledge of the existence or absence of such
facts.
The client shall notify the appraiser of any error, omission or invalid data herein within 10 days of
receipt and return of the report, along with all copies, to the appraiser for corrections prior to any
use whatsoever. Neither our name nor this report may be used in connection with any financing
plans which would be classified as a public offering under State or Federal Security Laws.
Copies, Publication, Distribution, Use of Report: Possession of this report, or any copy
thereof, does not carry with it the right of publication, nor may it be used for other than its intended
use. The physical report remains the property of the firm for the use of the client, with the fee
being for the analytical services only. This report may not be used for any purpose by any person
or corporation other than the client or the party to whom the report is addressed. Additional copies
may not be made without the written consent of an officer of the firm, and then only in its entirety.
Neither all nor any part of the contents of this report shall be conveyed to the public through
advertising, public relations effort, news, sales or other media without my prior written consent and
approval of the client.
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
It has been assumed that the client or representative thereof, if soliciting funds for his project, has
furnished to the user of this report complete plans, specifications, surveys and photographs of land
and improvements, along with all other information which might be deemed necessary to correctly
analyze and appraise the subject property.
Authentic Copies: Any copy that does not have original signatures of the appraiser is
unauthorized and may have been altered and, therefore, is considered invalid.
Testimony, Consultation, Completion of Contract for Appraisal Services: A contract for
appraisal, consultation or analytical services is fulfilled and the total fee payable upon completion
of the report. The appraisers or those assisting in the preparation of the report will not be asked or
required to give testimony in court or hearing because of having made the appraisal in full or in
part, nor will they be asked or required to engage in post appraisal consultation with client or third
parties except under separate and special arrangement and at an additional fee.
Any subsequent copies of this appraisal report will be furnished on a cost plus expenses basis, to
be negotiated at the time of request.
Limit of Liability: Liability of the firm and the associates is limited to the fee collected for
preparation of the appraisal. There is no accountability or liability to any third party.
Fee: The fee for this appraisal or study is for the service rendered, and not for time spent on the
physical report. The acceptance of the report by the client takes with it the agreement and
acknowledgement that the client will pay the negotiated fee, whether said agreement was verbal
or written. The fee is in no way contingent on the value estimated.
Special Limiting Conditions: The Americans with Disabilities Act became effective January 26,
1992. Not withstanding any discussion of possible readily achievable barrier removable
construction items in this report, Carlson, Norris and Associates, has not made a specific
compliance survey and analysis of this property to determine whether it is in conformance with the
various detailed requirements of the A.D.A. It is possible that a compliance survey of the property
together with a detailed analysis of the requirements of the A.D.A. could reveal that the property is
not in compliance with one or more of the requirements of the A.D.A. If so, this fact could have a
negative effect on the value estimated herein. Since Carlson, Norris and Associates has no
specific information relating to this issue, nor is Carlson, Norris and Associates qualified to make
such an assessment, the effect of any possible non compliance with the requirements of the
A.D.A. was not considered in estimating the value of the subject property.
This analysis is made in conformity with the requirements with the Uniform Standards of
Professional Appraisal Practice and the Standards of Professional Conduct of the Appraisal
Institute.
Extraordinary Assumption is defined as: "An assumption, directly related to a specific
assignment, as of the effective date of the assignment results, which, if found to be false, could
alter the appraiser's opinions or conclusions. Extraordinary assumptions presume as fact
otherwise uncertain information about physical, legal, or economic characteristics of the subject
property, or about conditions external to the property, such as market conditions or trends; or
about the integrity of data used in an analysis." An extraordinary assumption may be used in an
assignment only if:
• It is required to properly develop credible opinions and conclusions;
• The appraiser has a reasonable basis for the extraordinary assumption;
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C A R L S O N, NORRIS & ASSOCIATES
• Use of the extraordinary assumption results in a credible analysis; and
• The appraiser complies with the disclosure requirements set forth in USPAP for
extraordinary assumptions.
Please note the following extraordinary assumptions:
A soil analysis for the site has not been provided. In the absence of a soil report, it is
assumed that the site has adequate soils to support the highest and best use. The analyst
is not an expert in the area of soils and recommends that an expert be consulted. This
assumption is based on receipt of our firm a copy of a cleared environmental audit of the
subject property. If the property is in fact found to have hazardous materials located on the
site the value estimate may be negatively impacted.
• It is assumed that there are no hidden or unapparent conditions to the property, soil, or
subsoil, which would render it more or less valuable. Subsurface oil, gas or mineral rights
were not considered unless otherwise stated. The analyst is not an expert with respect to
subsurface conditions, and recommends that an expert be consulted.
• It is assumed that there are no hazardous materials either at ground level or subsurface.
It is assumed the subject legal description and land size are accurate.
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C A R L S O N, NORRIS & ASSOCIATES
Section 8 - Addenda
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
PURCHASE ORDER
Send all Invoices to:
Collier County Board of%untyComnissiGners CollierCaunty Board GFCourrty Commissioners
I'mouremem Ser;r s Dirision Attn: Accounts Payable
Phone: 23D-252-8407 2220Tamiami Td E Ste AM
Fax: 23P-732-0844 Naples FL 34112-5749
Tax Exempt: 135-13015D66531 G1 OR emai to: 6a�pderka� erderk.aom
Purehase Order number must appearon all related
correspondence, shipping papers and invoices:
Vendor# 129351 Purchase order
KOVA APPRAISAL R CONSULTING SERVICES LLC Po Nu-tc 4500222529 oar 72 OMD22
❑BA CARLSON MORRIS & ASSOCIATES
PO Sox 110876 r_-mc Pe -,on TECM Admin
MAPLES FL 34108
Please deliver to:
GROWTH MAMAGEMENT DIVISION C&M Delivery Date: 09MI2023
TRANSPORTATION ENGINEERING
2385 S HORSESHOE DR
NAPLES FL 34104
Temps of Payrrent Payable immediately Due net
{ m Marerial Descryotian OnkwQti UrN7 PfleePerorw %lettralue
DD1311) CONAPPRAIaALS 1.91M EA .DD 1,9D0.__
18-7482: BCC APPVR4,22VlQ: ITEMV16M
Total net Value exd. tax USD 1,90.00
VENDOR Terms and Conditions
The VENDOR agrees tG complywith all PurdhaseOrder Term and Conc tions as outinwl on the Collier County Proamement Services MVision site:
hitpj.%vww.DDWwomnV.g(wfhome+showdoeun*W.id=74077, including delivery and payrrem terms. Further the VENDOR awes tG:
= wide goods and seruices outlined in this Purchase Order with the prices, terms, delivery method and speoitcations listed above.
� department rnmediabNy if order fulfillment t cannot occur as specified.
-cokes tG- Collier County Board of County Commissioners
Amp: Accounts Payable
3229 Tamiami TH E Ste 700
Naples FL 34112-5749
OR email to: bceapderk*oAierclerk.carn
The Purchase Order is authorized u►lerdiredw of Collier County Board of County Commissioners by.
c A� SaFKbra Hewera. Director. Prnturement Servces D vision
R"M 1244=Q 1ILM20 3351-163036318U-50147}
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
FUTURE LANE USE - COLLIER COUNTY
Golden 0,3wArea Master Plan as of Orman= No. 2017-2aadopted June 19, 2017
portion of this property, which includes a portion of Tract 28 and a portion of Tract 13_ A
maximum of 80,000 square feet of gross leasable retail or office area, as allowed in the
Commercial Intermediate District (C-3) of the Collier County Land Development Code in effect
as of the effective date of the adoption of this Subdistrict [Ordinance No. 03-01, adopted
January 16, 20031, are permitted within the western 10.52 acres of this property- The G-3
uses are not an entitlement_ Such uses will he further evaluated at the time of rezoning
application to insure appropriateness in relationship to surrounding properties -
A rezoning of the western 10.52 acres is encouraged to be in the farm of a Planned Unit
Development. Regulations for water management, uniform landscaping, signage, screening
and buffering will be included in the rezoning ordinance to ensure compatibility with nearby
residential areas, and shall be subject to the following additional criteria:
■ There shall be no access onto Livingston Woods Lane_
■ Shared access shall be encouraged.
■ Building heights shall not exceed 35 feet.
■ There shall be a minimum setback. area of 75 feet along the northern property line.
■ Driveway access, parking, and water management facilities may be allowed within the
75 foot setback area along the northern property line, but none of these uses shall be
located closer than 30 feet to this line_
■ No freestanding automobile parking lots, homeless shelters or soup kitchens shall be
Permitted-
■ Within the eastern portion of Tract 28, 2-2 acres, more or less, shall be preserved as
wetlands and no development shall occur within that area.
■ Within the western 10.52 acres, a loop road shall be constructed through the property
to provide access from Pine Ridge Road to Livingston Road and to reduce traffic at
the intersection -
See Activity Center and Pine Ridge Road Mixed Use Subdistrict Map for a detailed map of
this Subdistrict
M)(IXMxllljRlilf
3, Randall Boulevard Commercial Subdistrict
The Randall Boulevard Commercial Subdistrict, containing approximately 56.5 acres, is
located on the south side of Randall Boulevard and Immokalee Road {CR-846), extending
from 81h Street IN west to the Corkscrew Gan al. This Subdistrict is comprised of the following
properties, Tracts 54, 55, 71, 72, 99, 90. 107, 108, 125, 126 and 127, Golden Gate Estates,
Unit23. This 8 u bdistri ct In as been designated on the Golden Gate Area Future Land Use Map
and the Randall Boulevard Commercial Subdistrict Map- It is the intent of this Subdistrict to
provide commercial goods and services to the surrounding area.
All development in the Subdistrict shall comply with the fallowing requirements and limita#ions
a_ All development is encouraged to be in the farm of a PUD.
b- Projects directly abutting Estates zoned property shall provide, at a minimum, a 75-
footwide bufferof retained native vegetation in which no parking orwater management
uses are permitted-, except that, when abutting conditional uses no such buffer is
req u ifed.
c- Shared parking shall be required with adjoining development whenever possible-
{XVlll} =Plan Amendment by Ordinance No. 21)10 32 on July 28, 2D10
31
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Golden 036eArea Master Plan as of Ocaance No. 2017-23 adapted June 13, 2017
d- Tract 55 shall only be utilized for native preservation and water management areas.
The eastern boundary of Tract 55 shall contain, at a minimum, a 58-foot wide retained
native vegetation buffer.
e- The following limitation shall apply to Tract T1 only:
(xx] 1- Limitation of Uses — Uses shall be limited to the following:
* Automobile Service Station;
= Barber & Beauty Shops;
= Convenience Stores,
* Drug Stares-,
* Food Markets;
= Hardware Stares;
* Laundries — Self Service Only-,
* Parks, Public or Private;
• Past Offices and Professional Offices;
* Repair Shops— Radio, TV, Small Appliances and Shoes,
* Restaurants, including fast food restaurants but not drive in restaurants;
• All Permitted Uses of the G-2_ Convenience Commercial, zoning district in the
Collier County Land Development Cade, Ordinance 04-41, as amended, as a`
April 14, 2009; and,
Veterinary Clinic with no outside kenneling;
(Xvill) f. Thefollowing limitations shall apply to Tracts 72, 89, 90, 107, 108, 125, 126, 127-
and Tract 54:
1. Development intensity on Tracts 72, 899 90, 107, 108, 125, 1269 127 and the west
one-half of Tract 54 shall be limited to 360,950 square fleet of floor area, of which
no more than 285,950 square feet shall be retail development-
2- Development intensity on the east one-half of Tract 54 shall be limited to 20,000
square feet of commercial development.
3. The first phase of the project development, exclusive of the existing 20,400 sq. ft.
of development on the east one-half of Tract 54, shall include a grocery anchor,
with a minimum of 35,000 square feet of grass leasable floor area, prior to any
certificates of occupancy being issued beyond 100,000 square feet of commercial
development.
4. Allowable uses shall be limited to the permitted and canditional uses of the C-4,
General Gommercial District in the Collier County Land Development Code in
effect as of the effective date of the adoption of the amendment of this Subdistrict
[Ordinance Igo- 2010 -32, adopted July 28, 2010], except that the following uses
shall be prohibited:
* Tire Dealers, Automotive Retail (Group 5531)
* Automotive Parking (Group 7521}
= Communication Services (Group 4899)
* Drinking Places (Group 5813)
{xVI Ill =Plan Amendment by Ordinance No. 2D10-32 on July 28. 2010
32
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Gdden Gate Area Masier Plan as ❑f Ordsrance ND. 2017-23 adopted Jere 13. 2017
• Fishing Piers (Group 7999)
• Glass and Glazing work {Group 1793)
• Health Services (Groups 8059 - 8059)
• Specialty 0utpatierd Facilities (Group 8093)
• Houseboat Rental, Fakes Operations, Party and Pleasure Boat rental (Group
7999)
• Large Appliance repairservice (Group 7623)
• Marinas (Group 4493 and 4499)
* Miscellaneous Repair Services (Groups 7622-7641, 7699)
= LiquorStore, unless operated by a Grocery Retailer (Group 5921)
• Used Merchandise Store (Group 5932)
• Automatic Merchandising Machine Operators (Group 5962)
• Direct Selling Establishment (Group 5963)
• Escort Services, Massage Parlors, Tattoo Parlors, Turkish Baths, Wedding
Chapels (Group 7299)
• Betting Information Services, Bath Houses, Billiard Parlors, Bookies and
Bookmakers, Gable lifts, Carnival Operation, Circus Companies, Fortune
Tellers, Go-cart racing operation, Off-track betting, Ping Pong Parlors, Rodeo
Animal Rentals, Rodeos, Shooting Ranges, Trapshooting Facilities (Group
7999)
= Parole offices, Probation offices, Public welfare centers, refugee services,
settlement houses (Group 8322)
= Tow -in parking lots (Groups 7514, 7515, 7521)
= Animal Specialty Services (Group 0752)
5. At time Gf rezoning, consideration shall be given to imposing appropriate
restrictions on the amount of development allowed in this Subdistrict prior to
discontinuance and relocation of the Big Corkscrew Island Fire Station and Florida
Division of Forestry fire tower uses_
fi_ All buildings an Tracts 72, 89, 90. 107, 109, 125, 126 and 127 shall be developed
with a unified architectural theme.
7_ Excluding the commercial zoning on Tract 71 and the existing approved
commercial zoning on the east one-half of Tract 54_ any additional development in
the Subdistrict shall be developed in phases. Phase I shall be limited to 10I},000
square feet of gross leasable floor area_ Subsequent phases shall not receive
building permits until the Randall Boulevardl'lmmokalee Road intersection project,
including the widening of the segment of Randall Boulevard abutting the
Subdistrict, as shown on Exhibit "A" of the Developer Contribution Agreement
adopted July 28, 2010 by the Board of County Commissioners, has commenced.
No Certificates of Occupancy shall be issued forsubsequent development phases
until the Randall Baulevardllrnmokalee Road intersection project is substantially
complete_ Neither the building permits limitations nor the Certificates of
Occupancy limitations shall apply if satisfactory alternative mitigation is approved
by the Board of County Commissioners pursuant to Transportation Element Policy
5.1, or if traffic conditions change in such a manner that adequate capacity is
available.
{xlllll} =Plan Amendment by Ordinance No. M 10 32 on July 28, 2010
33
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
ZONING — ESTATES — COLLIER COUNTY
25_The commercial production, raising or breeding of exotic animals, other than animals typically
used for agricultura I purposes or production, subject to the following standards:
i. Minimum 20acre parcel sae.
ii. Any roofed structure used for the shelter and/or feed ingofsuch animalsshall
be located a minimum of 100 feet from any lot line.
26.Essential services, asset forth in subsection 2.01.03 G.
27_Model homes and model sales centers, subject to compliance with all other LDC
requirements, to include but not limited to section 5.04.04.
28_Ancillary plants_
d. Prohibited uses.
1_ Owning, maintaining croperating any faci 14 or part thereof for the following purposes is
prohibited -
a) Fighting or baiting arty animal by the owner of such facility or any other person
or entity.
bj Raising any animal oraninu3ls intendedto be ultimately used orused for
fighting or baiting purposes.
c} For purposes of this subsection, the term haiting is defined as set forth in §
828.122(2((a), F_5_, as it may be amended from time to time-
B. Estate District (E�. The purpose and intent of the estates district (E) is to provide lands for law density
residential development in a semi -rural to rural environment, with limited agricultural activities. In addition
to low density residential development with limited agricultural activities, the E district is also designed to
accommodate as conditional uses, development that provides services for and is compatible with the low
density residential, semi -rural and rural character of the E district. The E district corresponds to and
implements the estates land use designation on the future land use map of the Collier County GAP,
although, in limited instances, it may occur outside of the estates land use designation. The maximum
density permissible in the Edistrict shall he consistent with and not exceed the density permissible or
permitted under the estates district of th a future land use element of the Collier County GMP as provided
underthe Golden Gate Master Plan.
1. The following subsections identity the uses that are permissible by right and the uses that are
allowable as accessory or conditional uses in the estates district (E}.
a_ Permitted uses_
1.Single-family dwelling.
2. Fami ly care fac i I ities, subject to section 5.05.04.
IEssential services, as set forth in section 2.01.03_
4. Education al plants, as an essential service.
b. Accessory Uses.
1_Uses and structures that are accessory and incidental to uses permitted as of right in the (E)
district.
2.Fruits, vegetables, and nursery plants grown for both personal consumption and off -site retail
sale, -such as farmer's markets_ Farm operations th at grow fruits, vegetab les, and nursery
cn :t d: uaz-ss-xs is:az:ax [or]
(Supp. No. 26j
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
plants for off -site retail sale shall be subject to LDC section 5.02.00 Home Occupations, as
amended, and the following standards:
i. Farm operations shall not occupy more than 50 percent of the lot_
ii. Farm operations shall conform to minimum setbacks established in LDC
sections 2.03.01 3.2 and 4.02.01 A. Table 2.1, however, no side, rear or front
setbacks are required greater than 30 feet.
iii. Vegetation removal for farm operations shall be subject to LDC section 3.05.05
F, as amended_
3_ Keeping of fowl or po u Itry, not to exceed 2 5 in tota I nu mber, provi ded s uch fowl or po ultry a re
kept in an enclosure located a minimum of 30 feet from any lot line, and a minimum of 100
feet from any residence on an adjacent parcel of land.
4.Kee ping of horses and livestock (except for hogs), not to exceed two such animals for each
acre, and with no open feedlots. Any roofed structure for the shelter and feeding of such
animals shall be a minimum of 30 feet from any lot line and a minimum of 100 feet from
any residence on an adjacent parcel of land_
i. Notwithstanding the above, hog(s) may be kept for a 16 week period in
preparation for showing and sale at the annual GollierCounty Fair andJorthe
Immokalee Livestock show. The following standards shall apply:
aj 0ne 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.
bj 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 30feet 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_
5.One guesthouse, subject to section 5.06.03.
CLRecreational facilities that serve as an integral part of a residential development and have been
designated, reviewed and approved on a site development plan or preliminary subdivision
plat 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.
7 Excavation and related processing and production subjectto the following criteria:
i. These activitiesare madentaltothe permitted used onsite.
i]. The amount of excavated material to be removed from the site cannot exceed
4,DO0 cu b is ya rds total. Amounts in excess of 4,000 cubic yards shall require
conditional use approval for earth mining, pursuanttathe proceduresand
conditions set forth in LDC section 10.08.00_
C. Conditionaf uses. Fbr Estates zoning within the Golden Gate Estates subdivision, the Golden Gate
Area Master Plan in the GMP restricts the location of conditional uses. The following uses are
(Supp. Nu. 26�
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
permissible as conditional uses in the estates district (E), subjectto the standards and
procedures established in LDC section 10.08.00:
1_ Ch urches_
2. Social and fraternal organ izati o ns.
3.Child care centers and adult day care centers.
4_Schools, private_
5.Group care facilities (category I); care units, subjectto the provisions of LDC subsection 2.03.01
B.3.t nursing homes; assisted living facilities pursuant to § 429.402 F.S. and ch. 59A-36
F.A-C.; and continuing care retirement oommunities pursuant to ch. 651 F.S. and ch. 590-
193 FAC.; all subject to LDC section 5.05.04.
CLGroup care facilities (categoryll) care units subject to section 5.05.04 only when tenancy of
the person or persons under care would not:
i_ Constitute adiredthreattothe health orsafety ofother individuals,
ii. Result insubstantial physical damage to the property of others; or
ill. Result in the housing of individuals who are engaged in the current;, illegal use
of or addiction to a controlled substance, as defined in section 802 oftide 21,
U-S_ Cade_
7.Extraction orearthmining, and related processingand production not incidental to the
development of the propertysubject to the following criterion and subsection 4.02.02 C_
i. The site area shall not exceed 20 acres.
&Essential services, asset forth in LDC section 2.01.03 G_
9.Model homes and modelsales centers, subject to compliance with all other LDC requirements,
to include butnot limited to section 5.04.04.
10_Ancillary plants_
1-1_Public schools without an agreement with Collier County, as described in LDC section 5.05.14_
Additional standards in LDC section 5.05.14 shall also apply.
12_Communication towers up to specified heights, subject to LDC section 5.05.09_
d_ Prohibited uses.
1.Owning, maintaining or o pe rating any facility or partthe reoffor the fell owl rig purposes is
prohibited:
i_ Fighting or baiting arty animal by the owner of such facility or any other person
or entity_
ii. Raising any animal or animals inbended to be ultimately used or used for
fighting or baiting purposes.
ill. For purposes of this subsection, the term baiting is defined asset forth in F_S_ §
828.122(2)(a), as it may be amended from time to time.
2. Mrnimum yard Requirements. Seesubsection 4.02.01A_Table 2.1 for the general requirements. The
following are exceptionsto those requirements-
(Supp. No. 26}
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
a_ Conforming Comer lots_ Conforming corner lots, in which only one full depth setback shall he
required along the shorter lot line along the street The setback along the longer lot line maybe
reduced to 37.5 feet, so long as no right-of-way or right-of-way easement is induded within the
reduced front yard_ (See Exhibit a)
A
IA
14'
LOT
WIDTH
.k
V
75'
FULL FRONT
SETBACK
ESTATES: CCWFORMING CORNER LOT
RUvv
P+i
FRONT SETI)A X
3T.5' REDUCED BY
WS
&OE
SE'MACK 90
V MIL
PI&
a
7
-OK r
* ERenlplr-leI �YIAR
mep vary. but never
Ins Ih— 1 E8'
R.O.W - SETEAC ;5 MEASURED FROM R.O.W. UNE
R o W -WIDTH MEASURED BETWEEN PROPERTY LINES
R.D W. LINE PROPERTY LINE
h_ Nonconforming Comer lots_ Nonconforming corner lots of record, in which only one full depth
setback shall be required along the shorter lot line along the street_ The setback along the ionger
lot line maybe reduced to 15 feet, so long as no right-of-way or right-of-way easement is
included within the reduced front yard. {See Exhibit B)
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
ESTATES: NON -CONFORM I NO CORNER LOT
R.4.W
- - - ROM REDUCED
15 FFIONr SETEAm
I i
F4r.L Fpljryi IGw LOT 'O
SETBACK WIDTH
1O%LDr
I WIDTH p
h0.5 -
R.4-W
RO.w
-SETBACKS MEASMEO FADM RD.W. LINE
-WIDTH HEMIRED BET'l+EEN PMPEATY LINES
R.O.W.LINE PAOMMYL]NE — - - —
C. Nonconforming through lots, i.e. double frontage lots, nonconforming lots of record with
double road frontage, which are nonconforming due to inadequate lot depth, in which case, the
front yard along the local road portion shall be computed at the rate of 15 percent of the depth
of the lot, as measured from edge of the right-of-way-
s- The nonconforming through lot utilizing the reduced frontage shall establish the Ilot
frontage along the local road only. Reduced frontage along collector or arterial roadway
to serve such lots is prohibited. Front yards along the local road shall be developed with
structures havrng an average front yard with a variatron of not more than six feet; no
buildingthereafter erected shall project beyond the average line so established-
d. Nonconforming lots of record, which are nonconforming due to inadequate lot width, in which
case the required side yard shall be computed at the rate often (10) percent ofthe width oftee
lot.
(Ord. No. 06-63, § 3.C, Ord. No. 07-67, § 3.C, Ord. No. 08-11, 4 3.0, Ord. No. 08-63, 4 3.C, Ord. No. 10-23, § 3.E;
Ord. No. 12-38, § 3.15; Ord. No. 13-56, § 3.13; Ord. No.14-40, § 2A, Ord. No. 16-27, § 3.13, Ord. No. 21-05 , § 3.13)
(Supp. No. 261
108
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
WETLANDS MAP
�UWS..tFilsohand
nal �Servlce
ands Invents Tract 72 Golden Gate Estates
December 20, 21722 This map is for general reference only. The US Fish and Wildlife
Service is not mspons lble for the accu raq or c,—mness of the
Wetlands base data hown on Nis map. All—dan ds n ated data should
❑ Freshwater Emergent Wetland Lake be used in a=rdan cewi h the lave r metadata fou nd on the
❑Estuarine and Marine Dee water Wetlands Mapper web site.
Deepwater Freshwater ForestedlShnib Wetland ❑ other
❑ Estuarine and Marine Wetland ❑ Freshwater Pond . Riverine
Nkonal Wetlands l—n" MWI)
Ths page was proddced by fie "I mapper
109
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
SOIL MAP
! Sea Map —Collier County Area, Florida
16 �UmR23.Trad72, Golden Gaim Estates
p¢
44M MM 44= 44M 4412M 44M
! !
Mpp� 1:42M rph w- Ap�tr�{E.4
�. 9q
N p 15 m 9
Ao sa ••m � �
t+bp w�tbMb3 Lbr—Jrxa:rC&w E*h=tmH2hFWZM'A ayt
� x3 Natural Resources Web &A Survey 12r20=2
+7 Canservatio-n Service National Cwperatiue &A Skw ey Page I of 3
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Soil Map —Collier Countykea, Florida
Map Unit Legend
Lk 123. Traci 72. Golden Gat
Es' --.es
Map Unit Symbol
flap Unit Name
Acres it A01
Perrent of PLOT
1c
Holapawfneswc-Urbana
0.3
3T%
complex, 0 to 2 perwn
SI6peS
17
:mmokalee fine sweo-Urban
2.2
20.3%
land complex, 0to 2 percent
SI6per,
r25
Oldsmar fine sanPUrban Lana
8.a
70.(M
can•.p1ex, 0 to 2 percent
Slopes
Totals For Area of Interest
9.2
19(1A'!
i ua3 Natural Resources Web Sol Survey 1212[L=
Conservation Service National Cmperat.ve So= Surrey Page 3 of 3
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COLLIER COUNTY BOARD OF C O U O N T Y COMMISSIONERS
C A R L S O N, NORRIS AND ASSOCIATES
FLOOD MAP
REALIST
3T745200002, Naples, FL, Collier County
Special Flood Hazard Area (SFHA} Out
Community Participation Status R - Regular
Within 250 feet of multiple flood zone Yes
Flood Zane Panel 124667-0240
Flood Zone Code X500
APN 37745200002 1 CLIP 8917704 34 9
Panel Date May, 16, 2012
County Collier
Original Panel Firm Date September, 14, 1979
FIPS Cade 12021
Coastal Ramer Resource Area (CBRA) Out
Community Name Collier County
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
APPRAISERS' LICENSES
License of Michael P. Jonas, MAI, AI-GRS, CCIM
Ron De5a—. Gorernor Melanie S. Griffin, Secretary dbqr
STATE OF FLORIDA rj
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN 1S CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
rS
JONAS, MICHAEL PAUL
1919 COURTNEY DRIVE STE 14!,
FORT MYERS FL 34109 .
Alp --
LI
EXPIRATION DATE:'NOVEMSER 30,2024
Always verify licenses online at MyFlr idal-icense.com
a. o
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.
License of Richard C. Tyler
Ran DeSantis, Governor Melanie S. Griffin, Secretary
_- dbpr
a
STATE OF FLORIDA
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTAT RAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS F C TER 475_FL A�T TUTES
TYLER, RICHARD CARTER
�+ 20355 WLDCAT RUN DRIVE
ESTERO FL 33928
uc� lUl��it: s
EXPIRATION DATE: NOVEMBER30,2024
Always verify licenses online at MyFlorida Li cnse.ccm
Do not alter this document in any form.
0 This is your license. It is unlawful for anyone other than the licensee to use this document.
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
QUALIFICATIONS OF MICHAEL P. JONAS, MAI, AI-GRS. CCIM
STATE -CERTIFIED GENERAL REAL ESTATE APPRAISER RZ2623
EDUCATION:
University of Central Florida - 1999 B IBA- Finance
PROFESSIONAL EDUCATION:
Appraisal Institute: National U PAP Update Course, 2812, 2014, 2016, 2028, 2022
Appraisal Institute: 2018 Legislative VALU Event , 2918
Appraisal Institute: Advanced Income CapKalizat on, 203
Appraisal Institute: Advancing the Appraisal Profession, 2019
Appraisal Institute: Analyzing Distressed Real Estate, 2007
Appraisal Institute: Appraisal Laws and Rules, 200D, 2002, 2Q04, 2020, 2022
Appraisal Institute: Appraisal Report Writing, 2005
Appraisal Institute: Arkiflcial Intelligence, AVM , 2019
Appraisal Institute: Business Practice and Ethics, 2012, 2016, 2819, 2024
Appraisal Institute: Capital Reserve Studies 2022
Appraisal Institute: Central Florida Real Estate Forum, 2022
Appraisal Institute: Desktop Appraisals 2020
Appraisal Institute: Evaluations far Commercial and Residential Appraisers, 2022
Appraisal Institute: FL State Law for Real Estate Appraisers, 2004
Appraisal Institute: Florida Appraisal Laws and Rules, 2012, 2014, 2016
Appraisal Institute. Florida Real Estate Valuation, 2411
Appraisal Institute: Florida State Law for Real Estate Appraisers, 2006
Appraisal Institute: Fund 3mentals of Separating Real Estate, 2412
Appraisal Institute: Insurance Appraisal, 2011
Appraisal Institute: National USPAP Update Course, 280€l, 2002, 2004, 2006, 2008, 2014, 2012
Appraisal Institute. Real Estate Damages, 2011
Appraisal Institute: Reappraising, Readdressing, Reassigning, 2007
Appraisal Institute: Review Involving Appraisals by Multiple Appraisers, 2822
Appraisal Institute: Review Theory - General, 2014
Appraisal Institute: RoleslResponsibilities SupeirvisorfFrainee, 2006, 2008
Appraisal Institute: Specialty Appraisal Continued Education. 2000, 2002, 2804, 2046, 2008,
2012, 2014, 2016 2020, 2022
Appraisal Institute: State Law for Real Estate Appraisers, 20I78, 2010, 2012
Appraisal Institute: The Appraiser as an Expert VVitness, 2016
Appraisal Institute: The Paperless Real Estate Appraisal Office, 2022
Appraisal Institute: Trial Components, 2016
Appraisal Institute: Uniform Appraisal Standards for Federal Land Acquisitions, 2007
Bert Rodgers: Gontinuing Real Estate Education, 2004, 2006, 2821
Bob Hogue: GE for Florida Real Estate Professionals, 2916
GGIM Institute: Financial Analysis Commercial Investment, 2008
GGIM Institute: Financial Analysis for Commercial, 2008
GGIM Institute: Investment Analysis Commercial Investment, 2009
GGIM Institute: Investment Analysis Commercial, 2009
GGIM Institute: Market Analysis Commercial Investment, 2008
GGIM Institute: User Decision Analysis Commercial Industrial, 2999
GLE International: Eminent Domain, 2006
Cooke: GE for Real Eskate Professionals, 2015
DPBR: FREAB Board Meeting, 2007
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
Larson Educational Services: Core Law, 2010
Mc Kissock: Supefvisor—Trainee Course for Florida, 2019
NABOR Ethics Training:2004, 2008, 2012, 2016
EXPERIENCE:
1999 — 2000 Clayton, Roper & Marshall Orlando, FL
20Ug — 2001 Chapman & Associates Sarasota, FL
2001 — 2008 Coast Engineering Consultants, Inc Maples, FL
2008 — 2009 Orion Bank_ Naples, FL
20U9 — 2011 Iberia Bank Naples, FL
2011 — 2014 Integra Realty Resources Naples, FL
2414 — 2016 Capstone Valuation Advisors, LLC Naples, FL
2416 — 2019 MPJ Real Estate Services, Inc. Naples, FL
2019 — Present Carlson, Norris & Associates Fort Myers & Naples, FL
PROFESSIONAL MEMBERSHIP:
Appraisal Institute, Member (MAI l AI-GRS) No. 12480
Certified Commercial Investment Member, CCIM No_ 18275 Certification,
State Ceftified General Appraiser RZ2623 Member, Naples Area Board of Realtors
State of Florida, Registered Real Estate Broker BK700992
Properties appraised include: subdivisions, retail centers, motels, commercial buildings,
industrial buildings, warehouses, mobile home parks, professional offices, medical offices,
oFficelwarehouse condominiums, single family homes, duplexes, apartment projects, individual
condominium projects, residential lots, acreage, wetlands, special use properties, ranches,
conservation easements hotels, marinas, mixed -use subdivisions, regional malls, gas stations,
self -storage facilities and emin ent dom ain cases.
Appraisal clients include: banks, savings and loan associations, attomeys, corporations,
builders, developers, mortgage companies, insurance companies, home transfer companies,
private individuals, and local, state and federal government agencies.
Qualified as an expert witness in Monroe and Collier County Circuit Court
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
C A R L S O N, NORRIS & ASSOCIATES
QUALIFICATIONS OF RICHARD C. TYLER
STATE -CERTIFIED GENERAL REAL ESTATE APPRAISER RZ3136
EDUCATION:
Florida International University, Miami, Florida
Bachelor of Science Degree in Hospitality Management - 1982
PROFESSIONAL EDUCATION:
McKissock: Ways to Minimize Liability - September 2010
McKissock: FHA Appraising - September 2010
McKissock: National USPAP Update - September 2010
McKissock: Florida Laws and Regulations - September 2010
Appraisal Institute: Uniform Appraisal Dataset- August 2011
Appraisal Institute: 7-Hour USPAP Update - May 2012
Appraisal Institute: Florida Appraisal Law - May 2012
McKissock: 11 Requirements of USPAP - August 2012
McKissock: Residential Green - November 2012
McKissock: Deriving and Supporting Adjustments - November 2012
Appraisal Institute: The Art of Appraisal Review - August 2013
Appraisal Institute: &-hour Florida Law Update — December 2013
Appraisal Institute: Critical Thinking in Appraisals — February 2014
Appraisal Institute: 7-Hour USPAP Update —April 2014
McKissock: Risky Business —Ways to Minimize your Liability - June 2014
McKissock: The New FHA Handbook —August 2015
McKissock: Supervisor Trainee — September 2016
McKissock: 7-Hour USPAP Update — May 2016
McKissock: 3-hour Florida Law Update — May 2016
McKissock: E Voring AppraiserLiabilny— March April 2016
McKissock: The Nuts and Bolts of Green — March 2016
McKissock: 7-Hour USPAP Update — March 2020
McKissock: 34iour Florida Law Update — March 2020
McKissock: Limited Scope Appraisals — March 2020
McKissock: Estate and Divorce Litigation Appraisals — July 2020
McKissock: 7-Hour USPAP Update —July 2022
McKissock: 3-hour Florida Law Update — July 2022
McKissock: Measuring 14 Unit Residential —July 2092
McKissock: REO Appraisal Guidelines — August 2022
McKissock: Expert Witrless Testimony — August 2022
CERTIFICATIONSIPROFESSIONAL MEMBERSHIPS:
State -Certified General Appraiser ##RZ3136 - November 2007
State -Certified Residential Appraiser#1RD6054 - September 2006
Florida Registered Trainee Appraiser #R 110541 —March 2D03
Appraisal Institute — Associate Member - 2012
EMPLOYMENT:
Carlson, Norris and Associates, Inc_, Fort Myers, Florida
(Appraiser/Associate) August 2013
Owner of RCT Appraisal Services, Inc. a residential and commercial appraisal company
Since 2007
Associated with Brittex Appraisal Services, Inc. appraising properties in
Miami -Dade, Broward and Palm Beach Counties, Florida since March 2003
Ohrmer of Just For Tech, I nc_ a computer hardware company specializing in Dell computers
and servers [licensed Dell reseller). Annual sales exceeded $2.5 million from 1999 to 2003
Properties appraised include corrrnerdal buildings and sites, heavy and light industrial buildings, warehouse condominiums,
office buildings, apartment complexes, auto dealerships, repair shops, factories, shopping centers, retail buildings, acreage,
single family and multi -family residences and commercial land. Appraisal clients include; banks, savings and loan
associations, attorneys, builders, developers, mortgage companies, home transfer companies and private individuals_
116
STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION
TECHNICAL REPORT COVERSHEET
FINAL
PRELIMINARY ENGINEERING REPORT
Florida Department of Transportation
District One
CR 846/IMMOKALEE RD AT RANDALL BLVD
Collier County, Florida
Financial Management Number: 435368-1-22-01
ETDM Number: 14125
Date: December 9, 2020
650-050-38
ENVIRONMENTAL
MANAGEMENT
06/17
The environmental review, consultation, and other actions required by applicable federal environmental
laws for this project are being, or have been, carried out by FDOT pursuant to 23 U.S.C. § 327 and a
Memorandum of Understanding dated December 14, 2016 and executed by FHWA and FDOT.
TAMARA
JONES
Digitally signed by
TAMARA JONES
Date: 2020.12.10
12:47:04-05'00'
t%J 1111111//''
.!........
CE1VS�.S
No 54680
'. STATE OF
FLORIDP
ONA.L` ECG `��
Tamara Jones, State of Florida, Professional
Engineer, License No. 54680.
This item has been digitally signed and sealed by
TAMARA JONES on the date adjacent to the seal.
Printed copies of this document are not considered
signed and sealed and the signature must be verified
on any electronic copies.
Address:
Jacobs Engineering Group, Inc.
200 South Orange Avenue, Suite 900
Orlando, FL 32801
Certificate of Authorization 2822
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Contents
Acronyms and Abbreviations............................................................................................................. iv
1 Project Summary................................................................................................................1-1
1.1 Project Description..........................................................................................................1-1
1.2 Purpose and Need............................................................................................................1-2
1.3 Commitments..................................................................................................................1-4
1.4 Alternatives Analysis Summary........................................................................................1-5
1.5 Description of Preferred Alternative...............................................................................1-5
1.6 List of Technical Materials...............................................................................................1-5
2 Existing Conditions..............................................................................................................2-1
2.1
Typical Section.................................................................................................................2-1
2.2
Right of Way.....................................................................................................................
2-2
2.3
Horizontal and Vertical Alignment...................................................................................2-2
2.4
Intersections....................................................................................................................
2-1
2.5
Pavement Conditions.......................................................................................................
2-3
2.6
Crash History....................................................................................................................2-4
2.7
Traffic...............................................................................................................................2-6
2.8
Transit............................................................................................................................2-11
2.9
Pedestrian and Bicycle Facilities....................................................................................2-12
2.10
Lighting...........................................................................................................................2-12
2.11
Utilities and Railroad......................................................................................................2-12
2.12
Drainage.........................................................................................................................2-15
2.13
Structures.......................................................................................................................2-17
2.14
Geotechnical Data..........................................................................................................2-17
2.15
Aesthetic Features.........................................................................................................2-18
2.16
Existing Intelligent Transportation Systems / Transportation Systems Management and
Operations.....................................................................................................................
2-18
2.17
Existing Environmental Features...................................................................................2-18
2.17.1 Land Use............................................................................................................2-18
2.17.2 Cultural Features and Community Services......................................................2-20
2.17.3 Physical Environment........................................................................................2-20
2.17.4 Natural Environment........................................................................................2-22
2.17.5 Farmlands.........................................................................................................2-24
3 Future Conditions...............................................................................................................3-1
3.1 Future Land Use...............................................................................................................3-1
3.2 Project Traffic................................................................................................................... 3-2
4 Design Controls and Criteria................................................................................................4-1
5 Alternatives Analysis...........................................................................................................5-1
5.1 No -Build Alternative........................................................................................................5-1
5.2 Initial Alternatives............................................................................................................5-2
5.3 Build Alternatives.............................................................................................................5-3
5.3.1 Interim Build Alternative....................................................................................5-3
5.3.2 Ultimate Build Alternative..................................................................................5-4
5.4 Evaluation of Alternatives................................................................................................5-5
5.5 Preferred Alternative.......................................................................................................5-6
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
6 Public Involvement/Project Coordination............................................................................6-1
6.1 Alternatives Public Information Meeting........................................................................6-1
6.2 Public Hearing..................................................................................................................6-1
6.3 Project Coordination........................................................................................................6-1
7 Design Features of the Preferred Alternative.......................................................................7-1
7.1 Typical Sections................................................................................................................7-1
7.1.1 Interim Improvement.........................................................................................7-1
7.1.2 Ultimate Improvement.......................................................................................7-1
7.2 Horizontal and Vertical Geometry...................................................................................7-2
7.3 Intersection Concepts......................................................................................................7-2
7.4 Bridge Analysis.................................................................................................................7-3
7.5 Access Management........................................................................................................7-3
7.6 Variations and Exceptions................................................................................................
7-5
7.7 Right of Way.....................................................................................................................7-5
7.8 Utilities.............................................................................................................................7-5
7.9 Transportation Management Plan...................................................................................7-6
7.10 Multimodal Accommodations.........................................................................................7-6
7.11 Preliminary Drainage Analysis.........................................................................................7-7
7.12 Floodplain Analysis..........................................................................................................7-7
7.13 Special Features...............................................................................................................7-7
7.14 Cost Estimates..................................................................................................................7-7
7.15 Summary of Environmental Impacts of the Preferred Alternative..................................7-8
7.15.1 Future Land Use..................................................................................................7-8
7.15.2 Farmlands...........................................................................................................7-8
7.15.3 Section 4(f)..........................................................................................................
7-9
7.15.4 Cultural Resources..............................................................................................7-9
7.15.5 Wetlands.............................................................................................................7-9
7.15.6 Protected Species and Habitat..........................................................................7-10
7.15.7 Essential Fish Habitat........................................................................................7-12
7.15.8 Highway Traffic Noise.......................................................................................7-12
7.15.9 Air Quality.........................................................................................................7-13
7.15.10 Contamination..................................................................................................7-13
Tables
Table 1. Existing Horizontal Alignment Data..............................................................................................2-2
Table 2. Collier County Overall Condition Index Definitions......................................................................2-3
Table 3. Collier County Overall Condition Index........................................................................................2-3
Table4. Manner of Collision......................................................................................................................2-5
Table5. Collision Type...............................................................................................................................2-6
Table 6. Existing (2018) Traffic Characteristics..........................................................................................2-7
Table7. Utility Contacts...........................................................................................................................2-12
Table8. Design Criteria..............................................................................................................................4-2
Table 9. Initial Alternatives........................................................................................................................5-2
Table10. Evaluation Matrix.......................................................................................................................5-6
Table 11. Project Coordination..................................................................................................................6-2
Table 12. Project Cost Summary................................................................................................................7-8
Table 13. Summary of Listed Species Effect Determinations..................................................................7-11
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Figures
Figure1. Regional Location Map................................................................................................................1-1
Figure2. Project Study Limits....................................................................................................................1-2
Figure 3. Photograph: Immokalee Road - Looking East.............................................................................2-1
Figure 4. Photograph: Randall Boulevard - Looking West.........................................................................2-2
Figure 5. Existing Immokalee Road (CR 846) Typical Section....................................................................
2-3
Figure 6. Existing Randall Boulevard Typical Section.................................................................................2-3
Figure 7. Existing Intersection of Immokalee Road (CR 846) at Randall Boulevard..................................2-1
Figure 8. Photograph: Randall Boulevard at Immokalee Road (CR 846) - Looking Northwest................2-1
Figure 9. Photograph. Immokalee Road (CR 846) at Fire Station 10 Entrance - Looking East...................2-2
Figure 10. Photograph. Immokalee Road (CR 846) at Wilson Boulevard - Looking West .........................2-2
Figure11. Crash History.............................................................................................................................2-4
Figure12. Crash Map.................................................................................................................................2-5
Figure13. Crash Locations.........................................................................................................................2-5
Figure 14. Existing Year (2018) Average Annual Daily Traffic....................................................................2-8
Figure 15. Existing Year (2018) AM Average Annual Peak Hour Traffic.....................................................2-9
Figure 16. Existing Year (2018) PM Average Annual Peak Hour Traffic...................................................2-10
Figure 17. Covered Bus Stop on Immokalee Road...................................................................................2-11
Figure 19. CAT Route 28: Golden Gate Estates/Everglades Blvd - Immokalee........................................2-11
Figure 18. CAT Route 19: Golden Gate Estates - Immokalee..................................................................2-11
Figure 20. Photograph: Existing Water Main along Immokalee Road - Looking West ...........................2-13
Figure 21. Photograph: Aerial View of the Study Intersection - Looking West.......................................2-14
Figure 22. Photograph: Ground view of Overhead Utilities - Looking North from Gas Station ..............2-14
Figure 23. Photograph: Cocohatchee Canal along Immokalee Road - Looking West..............................2-15
Figure 24. Photograph: Corkscrew Canal Culvert under Immokalee Road -Looking North .....................2-16
Figure 25. Photograph: Corkscrew Canal Culvert with Control Device - Looking East............................2-16
Figure 26. Photograph: Bridge Culvert Traffic Railing - Looking South....................................................2-17
Figure27. Existing Land Use....................................................................................................................2-19
Figure28. Sociocultural Map...................................................................................................................2-21
Figure 29. Study Area Wetlands and Surface Waters..............................................................................2-23
Figure 30. Golden Gate Area Future Land Use Map..................................................................................3-1
Figure 31. Randall Boulevard Commercial Subdistrict Project Area..........................................................3-1
Figure 32. Average Annual Daily Traffic (No -Build and Build)...................................................................3-3
Figure 33. Design Year (2045) AM Average Annual Peak Hour Traffic (No -Build and Build).....................3-4
Figure 34. Design Year (2045) PM Average Annual Peak Hour Traffic (No -Build and Build) .....................3-5
Figure 35. Existing and Proposed Intersection Level of Service.................................................................3-6
Figure 36. No -Build Alternative..................................................................................................................5-1
Figure 37. Proposed Randall Boulevard 4-Lane Typical Section................................................................5-3
Figure 38. Future Randall Boulevard 6-Lane Typical Section.....................................................................5-3
Figure 39. Interim Build Alternative...........................................................................................................5-4
Figure 40. Ulitmate Build Alternative........................................................................................................5-5
Figure 41. Potential Exit Sign on Immokalee Road....................................................................................7-3
Figure 42. Concrete Pier Cap Connected Integrally to Steel I-Girder........................................................7-3
Figure 43. Proposed Access Management.................................................................................................7-4
Figure 44. Driveway Throat Length............................................................................................................7-5
Figure 45. Rectangular Rapid Flashing Beacon..........................................................................................7-6
Appendices
A Preliminary Concept Plans and Typical Section Package
B Agency Correspondence
C Long Range Estimates
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
Acronyms and Abbreviations
APE
Area of Potential Effect
AUIR
Annual Update and Inventory Report
CAC
Citizens Advisory Committee
CAT
Collier Area Transit
CCULDC
Collier County Urban Land Development Code
CFR
Code of Federal Regulation
CR
County Road
CRAS
Cultural Resource Assessment Survey
CSER
Contamination Screening Evaluation Report
DCA
Developer Contribution Agreement
DOE
Degree of Effect
EFH
Essential Fish Habitat
ERP
Environmental Resource Permit
ESA
Endangered Species Act
ETDM
Efficient Transportation Decision Making
FAC
Florida Administrative Code
FDACS
Florida Department of Agriculture and Consumer Services
FDEP
Florida Department of Environmental Protection
FDM
FDOT Design Manual
FDOT
Florida Department of Transportation
FGB
Florida Greenbook
FHWA
Federal Highway Administration
FIRES
Florida's Integrated Report Exchange System
FLUCCS
Florida Land Use, Cover and Forms Classification System
FNAI
Florida Natural Areas Inventory
FPL
Florida Power & Light
FS
Florida Statutes
FWC
Florida Fish and Wildlife Conservation Commission
ITS
Intelligent Transportation System
LOS
level of service
LRE
Long Range Estimate
LRTP
Long Range Transportation Plan
mph
miles per hour
MPO
Metropolitan Planning Organization
NAC
Noise Abatement Criteria
NACTO
National Association of City Transportation Officials
NAAQS
National Ambient Air Quality Standards
NCRHP
National Cooperative Highway Research Program
NGVD
National Geodetic Vertical Datum
Iv
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
NMFS
National Marine Fisheries Service
NRCS
National Resources Soil Conservation
NRE
Natural Resources Evaluation
NRHP
National Register of Historic Places
NSR
Noise Study Report
PIP
Public Involvement Program
PHU
Panther Habitat Unit
PTR
Project Traffic Report
ROW
right of way
RRFB
Rectangular Rapid Flashing Beacon
SFWMD
South Florida Water Management District
SHPO
State Historic Preservation Officer
TAC
Technical Advisory Committee
TNM
Traffic Noise Model
TSM&O
Transportation Systems Management and Operations
UAO
Utility Agency/Owner
UMAM
Uniform Mitigation Assessment Method
USACE
US Army Corps of Engineers
USDA
US Department of Agriculture
USEPA
US Environmental Protection Agency
USDOT
US Department of Transportation
USFWS
US Fish and Wildlife Service
WBID
Water Body Identification
v
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
1 Project Summary
1.1 Project Description
The Florida Department of Transportation (FDOT) District One, in conjunction with the FDOT Office of
Environmental Management, has initiated a PD&E study to evaluate potential improvements for the
intersection of Immokalee Road (CR 846), at Randall Boulevard in unincorporated Collier County, Florida
(Figure 1). The project study limits extend along Immokalee Road from just west of Wilson Boulevard to
south of Oil Well Road, approximately one mile in length; and extends along Randall Boulevard to east
of 8th Street NE, approximately 0.75 miles in length. Figure 2 presents the Project Study Limits. The
primary goal of the proposed project is to improve intersection operations to serve future travel
demand through 2045. The study also includes intersection concepts to enhance mobility, safety
conditions, and access for emergency responders in the area. The project is anticipated to have minimal
social, cultural, or environmental effects and will be documented as a Type 2 Categorical Exclusion.
Corkscrew
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Figure 1. Regional Location Map
1-1
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
SHADY HOLLOW ELVO
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ILWELL RD
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Figure 2. Project Study Limits
1.2 Purpose and Need
The purpose of this project is to improve overall traffic operations at the existing at -grade intersection of
CR 846 (Immokalee Road) and Randall Boulevard to meet future travel demand. Without the proposed
improvement, the intersection will experience high levels of delay and operate below acceptable level of
service (LOS) standards by year 20451. The intersection enhancement is also intended to:
• Improve turning movements and overall traffic operations at the intersection;
• Enhance regional mobility and access between 1-75 and eastern Collier County
• Improve freight mobility and access;
• Enhance safety conditions by increasing the number of residents from a fairly isolated area of Collier
County that can be evacuated and improving access for emergency responders; and
• Reduce motorist, pedestrian, bicyclist, and transit user conflicts..
The need for the project is based on the following criteria:
CAPACITY/TRANSPORTATION DEMAND: Improve operational capacity and level of service
The need for additional operational capacity at the existing at -grade intersection of CR 846 (Immokalee
Road) and Randall Boulevard is based upon increased congestion and travel demand expected from
population and employment growth within the project area and Collier County.
1 Based on traffic study performed for this study
1-2
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Based on socioeconomic data derived from the Collier Metropolitan Planning Organization (MPO) 2040
Long Range Transportation Plan (LRTP) for Traffic Analysis Zones encompassing the intersection/project
area:
• Dwelling Units: over 2,000 dwelling units are expected to be added between 2010 and 2040.
• Employment Growth: over 1,000 jobs are expected to be added between 2010 and 2040.
This growth may be attributed to the number of active and proposed Developments of Regional Impact
and Planned Unit Developments present in eastern Collier County.
Likewise, according to 2010 Florida's Bureau of Business and Economic Research (BEBR) data and
projections developed for Collier County as part of the Collier MPO 2040 Long Range Transportation
Plan (LRTP):
• Population is projected to grow from 316,739 in 2010 to 497,700 in 2040 (1.9% annual growth
rate)2.
• Employment is projected to grow to 241,000 in 2040 (1.4% annual growth rate).
The existing and future traffic conditions for the CR 846 (Immokalee Road) and Randall Boulevard at -
grade intersection are as follows:
Existing Conditions
Roadway / 2018 AADT3 / Level of Service (LOS) / Percent Trucks
CR 846 (Immokalee Road) at Randall Boulevard [6 Lanes Divided] / 27,200 / C / 7.70%
Randall Boulevard at CR 846 (Immokalee Road) [2 Lanes Undivided] / 12,900 / E (expected to be
deficient by 2021) / not available
Future Conditions (No -Build)
Roadway / 2045 AADT / 2045 LOS4
• CR 846 (Immokalee Road) at Randall Boulevard [6 Lanes Divided] / 71,800 / F
• Randall Boulevard at CR 846 (Immokalee Road) [2 Lanes Undivided] / 21,600 / F
Traffic volumes are expected to increase by 164% on CR 846 (Immokalee Road) and by 67% on Randall
Boulevard by year 2045; in addition, turning movements at the intersection will continue to contribute
to delays. Without the proposed intersection improvement, the volume -to -capacity ratio will range
between 1.1 and 1.5 for the segment of CR 846 (Immokalee Road) from slightly west of Wilson
Boulevard to Oil Well Road and for the segments of Randall Boulevard from CR 846 (Immokalee Road) to
west of 8th Street NE. It is important to note that a roadway is deemed deficient if the volume -to -
capacity ratio exceeds 0.9 as it has surpassed its designated service volume and LOS standard. As such,
conditions at the intersection will continue to deteriorate resulting in LOS F by year 2045.
2 An annual growth rate of 1.68% was used for this study based on growth between 2010 and 2017 (Sources include: Collier Metropolitan
Planning Organization, 2018. Bureau of Economic and Business Research, 2013. U.S. Census Bureau Quick Facts, 2018.)
3 Based on the 2018 Collier County Annual Update and Inventory Report on Public Facilities
4 Based on traffic study performed for this study
1-3
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
AREA WIDE NETWORK/SYSTEM LINKAGE: Improve traffic mobility including freight truck traffic and
transportation network access
CR 846 (Immokalee Road) is categorized as a second order facility of the Collier -Lee Bi-County Regional
Transportation Network. This roadway is critical in facilitating the movement of local and regional traffic
(including truck traffic) in northern Collier County as it connects to 1-75, Oil Well Road, and SR 29 (other
designated regional transportation network facilities). This corridor also provides parallel east -west
service to 1-75 in the northern portion of Collier County. Both CR 846 (Immokalee Road) and Randall
Boulevard currently provide access to growing areas of eastern Collier County. The intersection
improvement is anticipated to:
• Enhance east -west access and regional mobility between 1-75 and areas slated for development
in eastern Collier County;
• Improve the viability of CR 846 (Immokalee Road) as an alternative to 1-75 by reducing travel
delay; and
• Enhance freight mobility and access as CR 846 (Immokalee Road) is classified as a regional
freight connector in the Collier MPO's 2035 LRTP, linking to other recognized freight corridors (I-
75, Oil Well Road, and SR 29).
SAFETY: Enhance Safety Conditions
CR 846 (Immokalee Road) is designated as an emergency evacuation route by both the Florida Division
of Emergency Management and Collier County. CR 846 (Immokalee Road) also connects to 1-75 (a major
regional evacuation route of the area) as well as Oil Well Road and SR 29 (other designated state and
county routes). Since CR 846 (Immokalee Road) connects these facilities to areas slated for
development, the intersection improvement will be critical in:
• Facilitating the number of residents that can be evacuated during an emergency event by
eliminating a point of delay at the intersection;
• Improving access for emergency responders; and
• Enhancing access to facilities of the state evacuation route network.
MODAL INTERRELATIONSHIPS: Enhance Mobility Options and Multi -Modal Access
Heavy pedestrian and bicycle traffic was observed in the field as facilities accommodating pedestrians,
bicyclists, and transit users exist in the area. Sidewalks are present on the south and west sides of CR
846 (Immokalee Road) and on the north side of Randall Boulevard; designated bicycle lanes additionally
occur on CR 846 (Immokalee Road). Collier Area Transit Route 5 operates along CR 846 (Immokalee
Road) through the Randall Boulevard intersection connecting East Naples to Immokalee. The
intersection enhancement is anticipated to:
• Improve pedestrian/bicycle/transit access and circulation by modifying/limiting opportunities
for conflicts between motorists, pedestrians, bicyclists, and transit users.
• Enhance the performance and reliability of transit service operating along CR 846 (Immokalee
Road) by reducing delays at the intersection.
This Purpose and Need Statement is consistent with the Efficient Transportation Decision Making
(ETDM) prepared for this project, with the exception of minor edits to update time related data (such as
2018 traffic vs 2007, 2010 Census data versus 2007 estimates, etc.).
1.3 Commitments
There are no engineering related commitments, but the following commitments were identified during
the Natural Resource Evaluation:
1. The most recent version of USFWS Standard Protection Measures for the Eastern Indigo Snake will
be adhered to during construction of the proposed project.
1-4
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2. Collier County will purchase any necessary Panther Habitat Unit (PHU) credits following formal
consultation and prior to construction.
3. Collier County will follow the FDOT Special Provision 0070104-1. Additional requirements for the
Florida Black Bear to minimize human -bear interactions associated with construction sites during
project construction.
4. A gopher tortoise burrow survey within suitable tortoise habitat will be conducted prior to
construction.
1.4 Alternatives Analysis Summary
The alternatives analysis included the development of initial alternatives to improve the study
intersection. The initial alternatives were screened for potential fatal flaws to develop the viable
alternatives. The evaluation matrix then compared the viable alternatives benefits to the project
purpose and need against impacts to the environment.
Based on the results of the alternatives analysis that compared the No -Build Alternative with the viable
Build Alternative, the Build Alternative is the Preferred Alternative.
1.5 Description of Preferred Alternative
The Preferred Alternative is proposed to improve the intersection in two phases, Interim (At -Grade) and
Ultimate (Flyover). Section 5 includes further details on the alternatives including illustrations.
The Interim (At -Grade) improvement includes widening Randall Boulevard from two lanes undivided to
four lanes divided (expandable to six), an at -grade intersection with three left turn only lanes from
westbound Randall Boulevard to westbound Immokalee Road (CR 846), and a continuous flow right turn
from eastbound Immokalee Road (CR 846) to eastbound Randall Boulevard. The Interim (At -Grade)
concept serves as an interim improvement until additional mobility and capacity is needed.
The Ultimate (Flyover) improvement proposes a grade -separated flyover bridge to allow the westbound
Randall Boulevard left turns to bypass the signalized intersection at Immokalee Road (CR 846). The
proposed reconfigured signalized intersection at Immokalee Road and Randall Boulevard will allow for
one exclusive right turn -only lane for westbound Randall Boulevard movements to northbound
Immokalee Road (CR 846); a shared left turn -through lane to allow for movements to westbound
Immokalee Road (CR 846) and 4th Street NE; and a U-turn to eastbound Randall Boulevard. The Ultimate
(Flyover) concept serves as the ultimate intersection improvement. The future widening of Randall
Boulevard to six lanes, as shown in the Collier Metropolitan Planning Organization (MPO) 2040 Long
Range Transportation Plan (LRTP) Needs Plan, can be accomplished within the proposed right of way
(ROW) footprint by widening into the median.
1.6 List of Technical Materials
The following technical materials were prepared under separate cover to support the Type 2 Categorical
Exclusion (CE) prepared for the Immokalee Road (CR 846) and Randall Boulevard Intersection PD&EStudy:
• Advance Notification Package —April 15, 2014
• Air Quality Technical Memorandum — April 15, 2019
• Cultural Resource Assessment Survey — March 6, 2019
• Farmlands Conversion Impact Rating Form —April 16, 2019
• Level I Contamination Screening Evaluation Report — May 2, 2019
• Location Hydraulics Report— February 19, 2020
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
• Natural Resource Evaluation —July 12, 2019
• Natural Resource Evaluation Addendum — March 3, 2020
• Noise Study Report — May 1, 2019
• Pond Siting Report — February 19, 2020
• Project Traffic Report — February 8, 2019
• Public Involvement Plan — February 5, 2015
• Utility Assessment Package — October 11, 2019
• Typical Section Package — May 30, 2019
• Water Quality Impact Evaluation —August 5, 2019
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2 Existing Conditions
This section describes the existing conditions from data collected for the PD&E study.
2.1 Typical Section
Immokalee Road (CR 846) is a six -lane minor arterial highway with a raised median, bike lanes, and a
wide sidewalk on the south side. The official Collier County Access Management Classification is Class 4
(Collier County Resolution 13-257). Adjacent land use, as defined by the FDOT Context Classification, is
Suburban Residential. Immokalee Road (CR 846) was widened from two lanes to six lanes in 2005.
According to the Immokalee Road (CR 846) Supplement 03: 6-Lane Improvements (CR 951 to 43rd Avenue
NE) As -Built Plans (March 2009), the design speed is 50 miles per hour (mph) and the posted speed is 45
mph. Immokalee Road (CR 846) is designated as an emergency evacuation route by both the Florida
Division of Emergency Management and Collier County. A photograph of Immokalee Road (CR 846) is
shown in Figure 3.
Figure 3. Photograph: Immokalee Road - Looking East
Randall Boulevard is a local two-way, undivided two-lane minor collector street with drainage ditches
and a sidewalk on the north side. Collier County does not have an official access management
classification for Randall Boulevard. Adjacent land use, as defined by the FDOT Context Classification, is
Suburban Residential. The posted speed is 45 mph and the alignment is straight except for a minimal
speed curve near the Immokalee Road (CR 846) intersection. A photograph of Randall Boulevard is
shown in Figure 4.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
2.2 Right of Way
Figure 4. Photograph: Randall Boulevard - Looking West
The existing Immokalee Road (CR 846) ROW width varies between 179 and 213 feet and is adjacent to a
100-foot canal ROW. The existing typical section, as shown in the as -built plans, is presented as Figure 5.
Randall Boulevard has an existing 100-foot ROW, as shown in Plat Book 7, Page 9 of the Golden Gate
Estates subdivision. Due to the unknown of the roadway easement associated with the properties
located on the south side of Randall Boulevard, this study considered the existing condition as having a
50-foot ROW and 50-foot roadway easement, as a worst case. Figure 6 presents the existing typical
section for Randall Boulevard. The disposition of property rights will be determined during the design
phase.
2.3 Horizontal and Vertical Alignment
There are no deficiencies in the existing horizontal or vertical geometry within the study limits. There
are no vertical curves present in the study area. Table 1 shows the existing curve data along Immokalee
Road (CR 846). As noted above, the existing design speed on Immokalee Road (CR 846) is 50 mph and
the posted speed is 45 mph. Randall Boulevard existing curve data, for the curve near the intersection,
is not available.
Table 1. Existing Horizontal Alignment Data
Existing
Horizontal Curve
Existing
Length Criteria
Superelevation
Variation
Design
Desirable Min.
Criteria
or
PI Station Speed
R (ft.) Superelevation L (ft.)
(ft.) (ft.)
Exception
491+86.23 50 mph
4,297.18 Normal Crown 1,650
675 400
Normal Crown
None
518+74.43 50 mph
2,864.79 Normal Crown 3,318
675 400
Normal Crown
None
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
100' EXISTING CANAL ROW (SFWMD) EXISTING ROW VARIES (80' MIN.) EXISTING ROW VARIES (69' MIN.)
� CONST
VARIES (29' MIN.) 40' 22 40' ARIES (18' M/N.
Natural Ground \ /
10' 3l! 4' . 12' 12' 12'
32' EXIST. ROW
I
�
I
— 0_03
0.02
_0.02
Exist. Curb & Gutter,
Type F
72' 12' 12' 4' '2' 6' 8'
BIKE
LANE
t t t
_ 0.04 0.02 0.02 _
0.03 _ 0.02
Exist. Curb & Gutter, Type F
Exist. Conc. S/W
Natural Ground
Figure 5. Existing Immokalee Road (CR 846) Typical Section
1-- fL RANDALL BLVD
18' EXIST. ROW 1 50' EXIST, ROADWAY EASEMENT
5' 12' 12'
6.02 0.02 0.02 I �—
----�_�—� -------------------
Natural Ground
Existing Conc. S/W
Figure 6. Existing Randall Boulevard Typical Section
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2.4 Intersections
The intersection of Immokalee Road (CR 846) and Randall Boulevard forms a four -leg intersection with
all movements controlled by a traffic signal. The traffic signal heads are positioned horizontally on green
painted steel mast arms
and utilize video vehicle _
detection. There are
marked crosswalks
across the southern and Me rt
eastern legs of the - r
`r
intersection, and the
northbound approach
from Randall Boulevard
is signed and marked for
two left -turn only lanes
and one left-thru-right
lane, as shown in Figure -
7 and Figure 8.""
Figure 7. Existing Intersection of Immokalee Road (CR 846) at Randall Boulevard
Figure 8. Photograph: Randall Boulevard at Immokalee Road (CR 846) - Looking Northwest
The intersection of Immokalee Road (CR 846) and the North Collier Fire Station 10 entrance has an
emergency signal, as shown in Figure 9. The traffic signal heads are positioned horizontally on green
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
painted steel mast arms and operate in flashing yellow mode when there is not a request from the fire
station.
The intersection of Immokalee Road (CR 846) and Wilson Boulevard forms a four -leg intersection with all
movements controlled by a traffic signal. The traffic signal heads are positioned vertically on a span wire
supported by two strain poles, as shown in Figure 10. The traffic signal utilizes video vehicle detection,
although some loops are present. There are marked crosswalks across all legs of the intersection.
Figure 9. Photograph. Immokalee Road (CR 846) at Fire Station 10 Entrance - Looking East
Figure 10. Photograph. Immokalee Road (CR 846) at Wilson Boulevard - Looking West
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2.5 Pavement Conditions
The Collier County Overall Condition Index (OCI) data provided on March 10, 2015 indicates that the
pavement condition for Immokalee Road within the study area is 83.33, representing a condition of
"Satisfactory." Pavement conditions for Wilson Boulevard, Randall Boulevard, 4th Street NE, 8th Street
NE, and Oil Well Road in the study area are all in the "Fair" to "Good" range. Table 2 describes the
Collier County OCI for pavement and Table 3 provides the ratings for intersecting roadways reported
in
the OCI.
Table 2. Collier County Overall Condition Index Definitions
Value Definition
0.0 - 10 Failed
10 - 25 Serious
26 - 40 Very Poor
41-55 Poor
56-70 Fair
71-85 Satisfactory
86-100 Good
Table 3. Collier County Overall Condition Index
Immokalee Road from west of Wilson Boulevard to north of Randall Boulevard
Roadway ID Route Ahead Route Back OCI* in OCI When
Date Inspected
March 2015 Expected
CG2720 Randall Blvd Wilson Blvd 83.33 88
11/21/2012
Immokalee Rd CG2007 Orange Tree Blvd Randall Blvd 83.33 88
11/21/2012
CG2558 Oil Well Rd Orange Tree Blvd 83.33 88
11/21/2012
CG690 8th St NE Immokalee Rd 70.81 75
12/12/2012
Randall Blvd
CG4754 16th St NE 8th St NE 70.81 75
12/12/2012
CG2721 25th Ave NE Immokalee Rd 91.77 97
12/01/2011
Wilson Blvd
CG4566 Immokalee Rd 24th Ave NE N/A N/A
41h St NE CG2008 25th Ave NE Immokalee Rd 82.06 84
04/07/2013
8th St NE CG2592 Randall Blvd 24th Ave NE 82.07 84
04/10/2013
Oil Well Rd CG1373 Everglades Blvd Immokalee Rd 91.69 96
11/01/2012
*Calculated based on the Distress Performance Curve contained in Cartographic.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
2.6 Crash History
Immokalee Road (CR 846) is categorized as a Freight Distribution Route and a High Crash Corridor in the
Collier MPO 2040 LRTP.5 The roadway is critical in facilitating movement of local and regional traffic
(including truck traffic) in northern Collier County.
Crash data was collected from Florida's Integrated Report Exchange System (FIRES) portal for the study
area along Immokalee Road (CR 846) west of Wilson Boulevard to Randall Boulevard east of 81h Street
NE. The analysis includes 6 years of crash data from January 1, 2013 to December 31, 2018. The crash
history as well as the linear trends in injuries and crash totals are shown in Figure 11.
40
35
30
25
20
15
10
5
0
28
2013 2014
Crash History
37
30
...... .. .. .........
16 16 17
13
11
9 ..... .......St
7
0 0 ' 0 0
2015 2016 2017 2018
20
Fatal Injury Crash PDO � Total • • • • • • Linear (Injury) • • • • • • Linear (Total)
Figure 11. Crash History
Although there were no fatal crashes during the analysis period, 72 crashes resulted in injuries and trend
lines show little to no reduction in total crashes. The location of the crashes are concentrated at the
intersections of Immokalee Road (CR 846) with Wilson Boulevard and Immokalee Road (CR 846) with
Randall Boulevard, as shown in Figure 12 and Figure 13. In October 2018, Collier County restriped the
westbound Randall Boulevard intersection approach to two left turn -only lanes and a left-thru-right lane
(see Figure 7). Prior to the restriping, the intersection allowed for one left turn -only lane and one left-
thru lane for the westbound Randall Boulevard to westbound Immokalee Road (CR 846) movement. Due
to the reconfiguration of the intersection, crash rates could not be calculated.
5 Collier Metropolitan Planning Organization. 2015. Collier 2040 Long Range Transportation Plan Final Report. Figure 4-5 and 4-6. Accessed on
December 13, 2018 from http://www.colliermpo.org/modules/showdocument.aspx?documentid=7725
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
N
A
0.25
O Miles
NF
ae
Bare
aes`
Legend
FIRES6Rract_gd1b
. Dense
Sparse
County of Collier, Esri, HERE, G—in, INCREMENT P, USGS, EPA, USDA
CRASH LOCATIONS
so
40
30
20
10
W ILSON RANDALL STH
BLVD BLVD STREET m Crashes
Figure 13. Crash Locations
Most crashes were front to rear or angle crashes that would be anticipated at busy intersections
(Table 4).
Table 4. Manner of Collision
Figure 12. Crash Map
Crash Type
Number
Percent
Front to Rear
61
41%
Other
31
21%
Angle
28
19%
Not Reported
11
7%
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
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Table 4. Manner of Collision
Crash Type
Number
Percent
Sideswipe, Same Direction
9
6%
Sideswipe, Opposite Direction
5
3%
Front to Front
5
3%
Table 5 presents the types of collisions
of the 6-year period in the study area. Most crashes (89%) were
between moving vehicles.
Table 5. Collision Type
Collision with:
Number
Percent
Motor Vehicle in Transport
133
89%
Curb
5
3%
Utility Pole/Light Support
2
1%
Guardrail Face
2
1%
Overturn/Rollover
2
1%
Pedestrian
1
<1%
Traffic Sign Support
1
<1%
Pedalcycle
1
<1%
Tree (Standing)
1
<1%
Other Non -Collision
1
<1%
Culvert
1
<1%
Higher traffic volumes along Immokalee Road (CR 846) will likely contribute to more intersection crashes
in the future. Access management to reduce vehicle conflicts is recommended to improve safety
conditions at the study intersection.
2.7 Traffic
This section provides a summary of the existing traffic conditions. A detailed discussion of traffic
conditions is included in the Project Traffic Report (PTR), including traffic counts, traffic modeling, traffic
characteristics, and LOS analysis.
The Collier County Annual Update and Inventory Report (AUIR) on Public Facilities reports existing and
projected deficiencies for Collier County roadways.6 The 2018 AUIR reported Immokalee Road (CR 846)
was operating at a LOS "C" with a LOS target of "E." The same report noted that Randall Boulevard was
operating at LOS "E" with a LOS target of "D." This was a slight improvement in LOS as shown in the
previous 2017 AUIR which showed Randall Boulevard operating at a LOS "F," however, the 2018 AUIR
noted that Randall Boulevard is expected to be deficient by 2021.
6 Collier County. 2018. Accessed on January 31, 2019 from https://www.colliercountyfl.Bov/home/showdocument?id=83380
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Long queues have been observed in the left turn lanes from westbound Randall Boulevard to westbound
Immokalee Road (CR 846). It is possible that traffic delays have suppressed demand and caused a
reduction in peak hour traffic. The intersection was restriped by Collier County (as explained in Section
2.5) just before the traffic counts for this project. The restriped configuration could induce peak hour
traffic closer to the eastbound volume and return the roadway segment to LOS "F." Thus, the additional
intersection improvements combined with additional capacity on Randall Boulevard from Immokalee
Road (CR 846) to 8t" Street NE, proposed in this study are supported.
FDOT began construction of a new bridge just south of the project study area, on 8t" Street NE over the
Golden Glades Canal (as part of the Collier County Golden Gate Estates Mobility Catalyst Project) on
November 17, 2017. Therefore, the intersection of Randall Boulevard and 8t" Street NE is supported as
the logical termini for this project.
The existing traffic characteristics are shown in Table 6, existing year 2018 Average Annual Daily Traffic
(AADT) volumes are shown in Figure 14, and existing year 2018 AM and PM Average Annual Peak Hour
Traffic turning movement counts are shown in Figure 5 and Figure 16, respectively.
Table 6. Existing (2018) Traffic Characteristics
Traffic Characteristics Immokalee Road (CR 846) Randall Boulevard
Daily Count 35,744 12,769
Adjusted AADT 42,000 15,000
K 9% 9%
D 55% 55%
T daily 7.5% 7.5%
T peak 4% 4%
Roadway LOS by County C E
Intersection L05 in PTR B B
Note: AADT—Annual Average Daily Traffic
Bicycle and pedestrian data were not available in the study area. Field observations show that the
existing bicycle and pedestrian facilities are scarcely used. Two bicyclists were observed using the
sidewalk along Randall Boulevard. The existing sidewalks and bike lanes lack continuity and have poor
network connectivity resulting in circuitous routes that make walking or cycling undesirable.
Improvements to bicycle and pedestrian facilities should be included in the proposed project to provide
a quality experience that increases walking, bicycling, and transit use.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Figure 14. Existing Year (2018) Average Annual Daily Traffic
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Figure 15. Existing Year (2018) AM Average Annual Peak Hour Traffic
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Figure 16. Existing Year (2018) PM Average Annual Peak Hour Traffic
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
2.8 Transit
Collier Area Transit (CAT) has bus stops along
Immokalee Road (CR 846) adjacent to Fire Station
10 and the Neighborhood Shoppes at Orangetree
shopping center, near the Randall Boulevard
intersection, as well as a stop (westbound) just east
of 41" Street NE. The only covered bus stop (pad and
shelter) as shown in Figure 17, is adjacent to the
shopping Center; the other bus stops only have
signs. The existing CAT Route 19 serves the study
area with five buses per day between Immokalee
City and the Collier County Government Center as
shown in Figure 18. Route 19 had 67,502 boardings in fiscal year 2016.
CAT Route 28 serves the study area with three buses
per day between Immokalee City and the Collier County
Government Center as shown in Figure 19. Route 28
had 22,683 boardings in fiscal year 2016. The Collier
Area Transit Development Plan (2017) does not propose
any changes to the routes or schedules within the study
area.
cat,on-al-L
Enlarged View
Immokalee
_
� t
O O
z
Study Area
Main St 1 •
�,�aii �.,
�sao
4 t
0 E-h Ave
vanmrGn eea�nfloan
3
r
-
O
1
Collier County
•
t
Government Center
E
�
®
16tli`a�e
oPwd S
E
•
�akn��,.i
Figure 18. CAT Route 19: Golden Gate Estates - Immokalee
Immokalee
0 O
0
Main St
0 E rsAe
E
gE
� O �g
Collier County
O
O
Government Center
� O
:. ,...,,� .�:•
.
o.,,E
Figure 17. Covered Bus Stop on Immokalee Road
Enlarged View y
e t �6 •
.4
Figure 19. CAT Route 28: Golden Gate Estates/Everglades Blvd -
Immokalee
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2.9 Pedestrian and Bicycle Facilities
Multimodal facilities within the study area include 4-foot bike lanes along both sides of Immokalee Road
(CR 846), an 8-foot sidewalk along the south side of Immokalee Road (CR 846), and a 5-foot sidewalk
along the north side of Randall Boulevard. There are no existing sidewalks for pedestrian access to the
bus stop (westbound bus) on the north side of Immokalee Road (CR 846), just east of 4t" Street NE.
2.10 Lighting
Lighting was constructed along Immokalee Road (CR 846) as part of the roadway widening in 2005. The
as -built plans show that light poles were spaced approximately every 280 feet on both sides of the
street and connected via a 480-Volt underground conduit to a power service point one-half mile north
of the study intersection. Collier County is the maintaining agency. There is no lighting along Randall
Boulevard but there are some intersection lights near the Neighborhood Shoppes of Orangetree
shopping center entrances and exits.
2.11 Utilities and Railroad
Utility Agency/Owners (UAOs) were identified from a Sunshine 811 design ticket and are shown in Table
7.
Table 7. Utility Contacts
Utility Agency/Owner
Contact
Phone Numbers
Utility Type
CenturyLink — Naples
Jigs Shang
Day: (239) 263 - 6234
Fiber, Telephone
CenturyLink (Formerly Qwest
George Mcelvain
Day: (303) 992 - 9931
Fiber Optic
Communication)
Collier County Information
Joe Oliver
Day: (239) 252 - 6205
Fiber
Technology
Alt: (239) 280 - 6914
Emergency: (239) 774 - 8978
Collier County BCC Road
Pamela Lulich
Day: (239) 252 - 8924
Irrigation
Maintenance Division
Collier County Stake & Locates
Jennifer Rainey
Day: (239) 252 - 8836
Electric, Sewer
Collier County Traffic Operations
Pam Wilson
Day: (239) 252 - 8260
Electric & Fiber
Section
Comcast
Leonard Maxwell-
Day: (954) 447 - 8405
CATV
Newbold
Alt: (954) 444 - 5113
Crown Castle Fiber
Danny Haskett
Day: (786) 610 - 7073
Fiber
Alt: (786) 246 - 7827
FDOT District One
David Burnside
Day: (239) 961 - 3310
Fiber, Electric
Emergency: (239) 561 - 1853
Florida Power & Light — Collier
Joel Bray
Day: (386) 586 - 6403
Electric
Florida Power & Light —
Joel Bray
Day: (386) 586 - 6403
Electric
Subaqueous
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Table 7. Utility Contacts
Utility Agency/Owner Contact Phone Numbers Utility Type
Hotwire Communications Walter Davila Day: (954) 699 - 0900 Fiber, Phone, CATV,
COAX
Lee County Electric Cooperative Tom Bailey Day: (239) 656 - 2414 Electric, Street Lights
Litestream Holdings, LLC Jeff Guimont Day: (877) 212 - 4744 CATV & Fiber
Emerg: (239) 362 - 5256
Resource Conservation Systems Ryan Willoughby Day: (239) 495 - 5805 Irrigation
Summit Broadband Mike Reber Day: (239) 325 - 4105 x261 Fiber
Alt: (239) 631- 9251
TECO Peoples Gas Joan Domning Day: (813) 275 - 3783 Gas
Additional information and utility correspondence is included in the project's Utility Assessment
Package. Existing utility locations within the study area include a 36-inch water main and a 16-inch force
main along the north side of Immokalee Road (CR 846), overhead electric transmission/distribution,
buried fiber optic along the south side of Immokalee Road (CR 846), and overhead electric and
communication along the south side of Randall Boulevard. Utilities that may conflict with the proposed
improvements are the existing 16-inch force main, 36-inch water main, and the overhead electricity
lines. The water main deflects upward out of the ground to avoid existing drainage culverts, as shown in
Figure 20. The widening of Immokalee Road (CR 846) at these locations will likely require the water main
to be relocated. Similarly, the existing overhead electrical line supports, located near the study
intersection as shown in Figure 21 and Figure 22, would likely need to be relocated for the Interim
improvements.
There are no railroads within the study area. The utility adjustment sheet is included in the Concept
Plans (Appendix A) and shows the location of the existing utilities.
Figure 20. Photograph: Existing Water Main along Immokalee Road — Looking West
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Figure 21. Photograph: Aerial View of the Study Intersection - Looking West
Potential conflict
Potential conflict
J
G _ _
{
Figure 22. Photograph: Ground view of Overhead Utilities - Looking North from Gas Station
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2.12 Drainage
The project study area is located within the jurisdiction of the South Florida Water Management District
(SFWMD) Big Cypress Basin. The surface hydrology within the Big Cypress Basin is shaped by a system of
drainage canals and structures and is separated into eight major basins. The project study area is within
the Golden Gate Canal Basin, located in west -central Collier County. In the 1960s, the Basin was created
to drain the lands for residential development. The Florida Department of Environmental Protection
(FDEP) identifies the Golden Gate Canal Basin as Water Body Identification (WBID) number 3278S, which
is impaired for dissolved oxygen (nutrients). The basin is separated into nine drainage sub -basins. The
study area is mostly located within the Corkscrew Canal sub -basin. The Corkscrew Canal flows south into
the Cypress Canal system.
The closed drainage system along Immokalee Road (CR 846) conveys runoff to existing ponds which
ultimately outfall into the Cocohatchee Canal (see Figure 23) located on the north side Immokalee Road
(CR 846). Along Randall Boulevard, stormwater is conveyed via open roadside ditches/swales and side
drains, which outfall into the Corkscrew Canal (Error! Reference source not found.Figure 24). The Collier
County Floodplain Management Plan (2008) identified Randall Boulevard as an area of localized
flooding, most likely caused by the shallow swales inability to convey or store stormwater runoff.
Figure 23. Photograph: Cocohatchee Canal along Immokalee Road - Looking West
The Corkscrew Canal is weir controlled (Figure 25), but flow is generally in a southward direction.
Between 2013 and 2018, the lowest water level recorded was approximately 7 feet National Geodetic
Vertical Datum (NGVD29) and the highest was 12.5 feet (NGVD29). While Immokalee Road (CR 846) is
above the floodplain, some of Randall Boulevard lies within the 100-year floodplain.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Figure 24. Photograph: Corkscrew Canal Culvert under Immokalee Road -Looking North
Figure 25. Photograph: Corkscrew Canal Culvert with Control Device - Looking East
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2.13 Structures
The existing double 9-foot by 9-foot concrete box culvert, Bridge Number 034063, over the Corkscrew
Canal was extended in 2005 and according to the FDOT Bridge Inspection Report dated April 3, 2018,
has a sufficiency
rating of 70. A
concrete traffic railing
with special height
(48-inch) bicycle
bullet railing, shields
traffic from the south
endwall as shown in
Figure 26. Along the
north side, the
endwall is shielded by
guardrail located at
the back of curb and
a 48-inch pedestrian
pipe guiderail on top
(Figure 25). The canal
and multi -span bridge
culvert are not
navigable, per the
Figure 26. Photograph: Bridge Culvert Traffic Railing - Looking South
bridge inspection report. Collier County maintains the culvert.
2.14 Geotechnical Data
The soils surveys of Collier County, Florida, published by the U.S. Department of Agriculture - Natural
Resource Conservation Service were reviewed for the project study area. The soils encountered are
mostly sandy with good infiltration potential (Hydrologic Soil Group A/D or B/D).
Previous geotechnical investigations estimated seasonal high groundwater levels ranging from 3 feet to
4 feet below the existing grade7. The dry drainage ponds constructed for the Immokalee Road (CR 846)
widening (2005) and the Publix shopping center (2016) utilized a pond bottom of elevation 14.0
(NGVD29) above an estimated seasonal high groundwater elevation of 13.0 (NGVD29). Field review and
historic aerial imagery show that the ponds do function as dry ponds which supports the use of 13.0
(NGVD29) as the seasonal high groundwater elevation in the study area. However, additional
geotechnical investigations are recommended during the design phase to establish localized
groundwater elevations, the presence/ absence of organics (muck) or rock, and bearing capacity for
roadway and structure design. The Immokalee Road (CR 846) widening (2005) utilized a minimum
pavement elevation of 16.75 (NGVD29) for base clearance (as shown Immokalee Road (CR 846)
Supplement 03: 6-Lane Improvements (CR 951 to 43rd Avenue NE) As -Built Plans (March 2009), Sheet No.
124, provided under separate cover).
7 Report of a Geotechnical Exploration, Proposed Publix Super Market (Orangetree) on Immokalee Road, Universal Engineering Sciences, Inc.,
April 24, 2015.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2.15 Aesthetic Features
There are very few existing aesthetic features within the study area. As noted earlier, the Cocohatchee
Canal runs along the north side of Immokalee Road. Commercial buildings are primarily along the south
side of Immokalee Road. The roadway medians and areas adjacent to the sidewalks along Immokalee
Road are covered in grass with no plant material. Along the north side of Randall Boulevard is a brick
wall that borders a neighborhood and a meandering sidewalk path lined with trees and plants. Along the
south side of Randall Boulevard is mostly undeveloped land. The Florida Forest Service Collier Forestry
Station fire tower is located near the southwestern corner of the intersection of Randall Boulevard and
8t" Street NE.
2.16 Existing Intelligent Transportation Systems /
Transportation Systems Management and Operations
Collier County Traffic Operations and Information Technology maintains a buried fiber optic Intelligent
Transportation System (ITS) facility along the south side of Immokalee Road (CR 846), which crosses the
intersection just east of 4t" Street NE. Within the intersection is a closed circuit television (CCTV) camera
on the mast arm facing Randall Boulevard. The mast arm facing eastbound Immokalee Road (CR 846)
includes a vehicle detection camera for the signal, while loop detection is used at 4t" Street NE and
westbound Immokalee Road (CR 846).
As noted earlier, Collier County restriped the westbound Randall Boulevard intersection approach to
two left turn -only lanes and a left-thru-right lane in October 2018 to improve traffic operations. In
addition, multiple "no left turn" signs were added along Randall Boulevard near the driveways for the
shopping center at the southeast corner of the intersection.
2.17 Existing Environmental Features
Environmental features include social, cultural, physical, and natural features within the study area that
could affect the development of project alternatives.
2.17.1 Land Use
Existing parcel data, in the form of Geographic Information System (GIS) shapefiles and associated
databases, were collected from Collier County. Land use codes were identified according to FDOT's
Florida Land Use Cover and Forms Classification System (FLUCCS). The major land use/land cover
classifications within 350 feet of the existing ROW, in order of frequency, include Pine Flatwoods
(FLUCCS 4110), Roads and Highways (FLUCCS 81400), Herbaceous Dry Prairie (FLUCCS 3100) and,
Residential, Low Density (FLUCCS 1100). The proposed project is consistent with the surrounding land
use patterns, both current and future, and support the corridors existing mobility function. Figure 27
presents the existing land use map.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
Figure 87. Existing Land Use
PRELIMINARY ENGINEERING REPORT
2-19
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2.17.2 Cultural Features and Community Services
Figure 28 presents the sociocultural map. Considering the proposed project involves improvements to
an existing intersection, no splitting or isolation of neighborhoods is expected to occur. The proposed
improvements will not isolate a portion of an ethnic group or neighborhood, separate residences from
community facilities, or substantially change local traffic travel patterns. The project is not expected tc
harm elderly persons, handicapped individuals or minorities.
The proposed action is expected to enhance the quality of life due to improved overall community
mobility and proposed safety improvements within the study area.
Community Facilities
Community services located within the immediate study area are mostly within the shopping center
located south of the intersection and separated by the Randall Boulevard frontage road. The services in
the shopping center includes a small supermarket, restaurant, auto shop, and other services. To the
west of the shopping center is the Collier County Fire Station No. 10 which includes an administrative
building in the rear section of the facility. To the east of the shopping center is a gas station and
convenience store. Approximately 0.5 miles to the east on Randall Boulevard is the Collier Forestry
Division of the Florida Department of Agricultural & Consumer Services facility.
2.17.3 Physical Environment
Air Quality
The study area is in Collier County, which is designated an attainment area for the following criteria air
pollutants: ozone, nitrogen dioxide, particulate matter (2.5 microns in size and 10 microns in size), sulfur
dioxide, carbon monoxide (CO), and lead. There have been no areas within the state of Florida
designated non -attainment for either CO or the current particulate matter standards (for PM10 or less
in size, or PM2.5 or less in size). Therefore, the Clean Air Act conformity requirements do not apply to
the project. The project's Air Quality Technical Memorandum, documents the air quality screening
analysis to evaluate the proposed improvements in the study area against National Ambient Air Quality
Standards (NAAQS) for CO. The project -level air quality analysis identifies project -related impacts.
Screening test results for CO are also summarized in Section 7 of this PER.
Noise
The noise sensitive sites within the study area are summarized in Section 7.15.8 and detailed in the
project's Noise Study Report.
Contamination
A contamination screening evaluation was conducted and documented in accordance with the FDOT
PD&E Manual. The purpose of this survey was to identify, review, and provide risk ratings for properties
or facilities that have potential contamination sites that may be impacted by the proposed
improvements. The evaluation included an identification of potential contamination sites within the
study area, as documented in the project's Level Contamination Screening Evaluation Report (CSER).
Section 7.15.10 presents the contamination screening results.
2-20
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
Figure 98. Sociocultural Map
PRELIMINARY ENGINEERING REPORT
2-21
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2.17.4 Natural Environment
The project's Natural Resources Evaluation Report (NRE) was prepared as part of the consultation
required under Section 7 of the Endangered Species Act of 1973. Further details on the natural
environment are presented in Sections 7.15.5 and 7.15.6.
Wetlands and Surface Waters
Using the U.S. Fish and Wildlife Service (USFWS) National Wetlands Inventory (NWI) and the SFWMD
FLUCFCS database, wetland and surface water areas were identified and then field verified (February 10,
11 and 25, 2015) to document the presence and approximate jurisdictional boundaries of these systems.
A subsequent field review was conducted on October 4, 2018. Six (6) wetlands and five (5) surface
waters were identified and characterized within 350 feet of the existing ROW through field verification.
The six wetlands onsite were classified as palustrine forested with needle leaved deciduous
vegetation/cypress-pine-cabbage palm systems. The surface waters consist of streams and waterways
and reservoirs less than ten acres. Specifically, Cocohatchee Canal is located on the north side of
Immokalee Road and traverses the study area. It has steep side slopes which contain grasses and forbs.
The berms are maintained as evidenced by recent mowing activity. Figure 29 presents the existing
wetlands and surface waters map.
Threatened and Endangered Species
Literature reviews, agency database searches, and field reviews of potential habitat areas were
conducted to identify state and federally protected species occurring or potentially occurring within the
project area. The Collier County Soil Survey recent aerial imagery (2018), and SFWMD Land Use and
Land Cover mapping was reviewed to determine habitat types occurring within and adjacent to the
project corridor. Land use and land cover mapping was updated to reflect the current field conditions.
Based on the results of database searches, preliminary field reviews, and review of aerial photographs
and soil surveys, field survey methods for specific habitat types and tables of potentially occurring
protected fauna and flora were developed. The purpose of this evaluation was to document protected
species and habitat, wetlands, and Essential Fish Habitat (EFH); evaluate the project area's current
potential to support species listed as endangered, threatened or of special concern; determine the
effects of the Preferred Alternative's effects on any listed species in the project area; identify current
permitting and regulatory agency coordination requirements for the project; and for
coordination/consultation with federal and state agencies. A total of 24 state and/or federally -listed
protected species were identified as having the potential to occur within the project study area.
Information sources and databases reviewed for the NRE include USFWS databases, Florida Natural
Areas Inventory (FNAI) protected plant and animal species lists, Collier County soil survey, FWC - Bald
Eagle (Haliaeetus leucocephalus) Nest Locator for Collier County (2017-2018 nesting season data), FWC -
Waterbird colony locator (1999), and USFWS - CH for threatened and endangered species. The project
area does not fall within USFWS-designated Critical Habitat for any species. The project falls entirely
within the USFWS Consultation Areas for the Florida scrub -jay (Aphelocoma coerulescens), Florida
bonneted bat (Eumops floridanus), red -cockaded woodpecker (Picoides borealis), and Everglade snail
kite (Rostrhamus sociabilis plumbeus). The project falls within the Core Foraging Areas of two wood
stork colonies: Barron Collier and Corkscrew. The project is also within the Florida panther secondary
zone.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
Figure 109. Study Area Wetlands and Surface Waters
PRELIMINARY ENGINEERING REPORT
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
2.17.5 Farmlands
Field observations indicated that the area surrounding the intersection has been converted to an urban
environment and is intended to continue to support residential, commercial and mixed uses according
to the Collier County Future Land Use Map. The ETDM Programming Summary Screen performed GIs
analysis using the USDA-NRCS data, the 2011 SFWMD data and the 2010 Soil Survey Geographic
Database (SSURGO) data. A 4-30 separate GIS analysis was performed using data from the 2014
University of Florida GeoPlan Center, which is a multidisciplinary GIS laboratory that works to support
land use, transportation and environmental planning in the State of Florida. According to the GIS
analysis from this data, there is no prime farmland at the project intersection of Immokalee Road and
Randall Blvd.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
3 Future Conditions
3.1 Future Land Use
Figure 27 presents the Golden Gate Area Future Land Use Map. While most of the study area is within
the Residential
Estates Subdistrict
or Rural Settlement
Area District, the
Randall Boulevard
Commercial
Subdistrict (Figure
30) is directly south
of the existing ROW
and will likely
benefit from the
proposed widening
of Randall Boulevard
and access
management
changes.
Residential Estates SutAistdcl
Rural Settlement Area District
- Randall Boulevard Commercial Subdistrict
Mission SuNistricl
I - OIL YfELL R'6
i SILvID
x
B
Figure 30. Golden Gate Area Future Land Use Map
wwoxu BOULEVARD f.
COMMERCIAL _■p
Sl19DISTRTTI
{47,0UX}SFE}CISnNGj � r
PROPOSEp -
DEVELOPMENT B'---
��_.
�_ arwa.v� uvawa n�
I � � � �• � fir' . I I
//7 r f
_- -
ING
fm
iol [360.9WIf
Figure 31. Randall Boulevard Commercial Subdistrict Project Area
3-1
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
3.2 Project Traffic
The PTR contains detailed traffic modeling and forecasting information. The following is a summary of
the key findings. Traffic results for the Build and No -Build traffic volumes (traffic demand) are show in
Figure 32 through Figure 35. The project traffic modeling considered the Collier MPO 2040 LRTP Cost
Feasible Plan roadway network through the 2045 design year.
The Collier MPO 2040 LRTP Cost Feasible Plan amendment (approved May 25, 2018) included more
growth in the eastern part of the County as a result of large planned developments, which changed the
traffic model results to show more travel through the project study area. The cost feasible plan
amendment included construction costs to widen Randall Boulevard from two lanes to four lanes from
Immokalee Road (CR 846) to Bch Street NE, but only included funding for ROW (not construction) for a
six -lane Randall Boulevard from Bch Street NE to Oil Well Road. Since the six -lane Randall Boulevard
construction was not included in the Collier MPO 2040 LRTP Cost Feasible Plan, it was not included in
the traffic model and the resulting traffic demand along Randall Boulevard was suppressed to a two-lane
road.
The traffic modeling results show higher westbound traffic volumes during the AM Average Peak Hour
Traffic and higher eastbound traffic volumes during the PM Average Peak Hour Traffic. The critical
turning movement at the Immokalee Road (CR 846) at Randall Boulevard intersection is the westbound
left -turn, which is projected to have over one thousand vehicles during the peak hour. Based on the
traffic analysis, the Interim improvement intersection will be at capacity in 2045 and the flyover will be
needed at that time to meet the project's purpose and need. Changes to traffic along Randall Boulevard
resulting from the Collier County Randall Boulevard and Oil Well Road Corridor Study, Collier MPO LRTP
updates, or updates to the county's signal timings standards, could hasten the need for a flyover. It is
recommended that the traffic be reevaluated as these studies are completed.
Due to the length between the merge of flyover bridge ramp merge with Immokalee Road (CR 846) and
the next intersection left turn signal at Wilson Boulevard, weaving movements for southbound Wilson
Boulevard traffic could reduce the LOS between the two intersections. To improve the LOS, a potential
option is to sign westbound Randall Boulevard traffic destined for Wilson Boulevard to use the at -grade
signal at Immokalee Road (CR 846) instead of the flyover. It is recommended that potential traffic issues
be further analyzed in the design phase using traffic microsimulation models.
The widening of Wilson Boulevard (as presented in the Collier MPO 2040 LRTP as cost feasible before
2040) will likely contribute to the traffic issues along this segment of Immokalee Road (CR 846). It is
recommended that the Wilson Boulevard widening project include analysis of innovative intersection
designs that are compatible with the proposed flyover ramp from westbound Randall Boulevard. The
recommended timing of improvements is:
1) Interim improvements
2) Wilson Boulevard widening and intersection improvement (separate project)
3) Ultimate improvements
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
A — 2018 Average Annual Daily Traffic C —2035 Average Annual Dai ly Traffic
LEGEND: (Existing)
B-2025Average AnnuaI Daily Traffic D-2045Average Ann uaI Dal IV Traffic
A- 940C
A - 20800
B -14200
B - 27600
C - 2100C
C - 30204
D - 27600
D- 31800 Oil Wel I Rd
A - 30000
B-35200 A-4400
C - 42540 B - 5000
D - 5 0000
C-5200
D-5400 Ora ngeTree Blvd_
A — 34200
B — 394DO
C-468M
D — 54000
A-400
B-400
C — 5D0
D — 500
A — 2200
B — 2400
C-26D0
❑-2800
A— 42000
B — 49800
C-6Dg00
D-71900
15000 A — 1.2600
18900 B —148D0
23000 C-192M
27800 D-216DO Randall Blvd.
LB
A —35ODD
A— 42000
B — 41200
B — 499M
C— 50200
C— 50800
D — 59200
A — 9200
D— 71800
A — 4400
o
A-50
m B-6200
m
B —14200
B— 50
—
C-21400
p
C-50
i C-6800
D-7200
D — 28800
D — 50
Figure 32. Average Annual Daily Traffic (No -Build and Build)
3-3
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
LIM 233 J� 233
l� L337 Oil Well Rd
7 1U94
932
2A45 30 l�
30
W
353 Orange Tree 61vd_
2001 190
25
92 Puhlix
55
Publix/m
2A26 y,
i5 f� 8-0 F 2S3
I� I 2480
10 L101 21 73
C i�r 7 � Immokalee Rd. 0 � 1114 51 g 13
26 [� �}{I ! ��1I $ Randall Blyd_
2o2s I I I
366 411 990 0 Q 4, 4P 271 4.3
20
C }
r p
m
_ G R
lL S
Figure 33. Design Year (2045) AM Average Annual Peak Hour Traffic (No -Build and Build)
3-4
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
a
i
�a
a
E
932 190 I� 194
1094 Oil WelI Rd
18 1337
1139
ZU41 24 1
24
k 190 Orange Tree Blvd_
5 Z33
U0
517 Publix
F
IN
7i6 203
794 92 271
I+ 915 6i
fl14 Immokafee Rd.
114
0 �4 332 11ti6 39 Randall Bl4d_
ZA60
All 336 810 0 Cl 2¢f�j9 332 58
16
>
m re
iZ
Figure 34. Design Year (2045) PM Average Annual Peak Hour Traffic (No -Build and Build)
3-5
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
With Oil Well Rd to Randall Blvd Connector
Immokalee Rd.
At Grade - Interim
1
Randall Blvd_
Existing Geometry
AM
2018 LOS B/17.7
2025 LOS C/24.3
2035 LOS D/44.3
NIB T 1.05 v/c LDS F
2045 LOS F/134.8
NIB T 1.5 v/c LOS F
SBT1.2v/cLOS F
PM
B/17.4
C/20.9
D/37.7
NB T 1.04 v/c LDS F
F/113.2
NBT1.4v/c LOS F
NBR1.1v/cLOS F
AM
PM
2025 LOS C/20.8
B/17.8
2035 LOS C/26.0
C/22.0
2045 LOS D/39.4
D/33.9
J
Immokalee Rd.
Randall Blvd.
I
Free Flaw Right
Flyover/Ultimate
Intersection LOS
AM
PM
2045 LOS C/26.3
C/26.5
-IJ �L>
Immokalee Rd. 2-lane flyover ramp
� � �
Shared Thru Left-tumi/U-turn Randall Blvd_
dual Free Flow Rights
Figure 35. Existing and Proposed Intersection Level of Service
W.
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
4 Design Controls and Criteria
The project followed the 2016 Edition of the FDOT Manual of Uniform Minimum Standards for Design,
Construction and Maintenance for Streets and Highways, commonly known as the Florida Green book
(FGB), because the roadways are under Collier County ownership. Additional criteria from the
Construction Standards Handbook for Work Within the Public Right-of-way Collier County, Florida, and
the Collier County Urban Land Development Code (CCULDC) were also utilized. The 2018 FDM criteria as
well as the National Association of City Transportation Officials (NACTO) Urban Bikeway Design Guide
were considered for best practice. The project specific design criteria are summarized in Table 8.
The governing access management criteria for Collier County roadways are the Collier County Access
Management Standards (Collier County Access Management Resolution 13-257). The criteria require
that the Collier County Development Review Section review and maintain the access management
classification of arterial streets. The access management classification table included in the criteria
defines the present and future classification of Immokalee Road (CR 846) as a Class 4 undivided roadway
like it was before the roadway was widened to six lanes.8 Note that the access management
classifications shown on Table are proposed and should be adopted before the design phase of the
project.
Buffered bicycle lanes are recommended on streets with high travel speeds, high traffic volumes, and/or
high percentage of truck traffic.9 Consequentially, the FDOT has adopted a 7-foot buffered bicycle lane
as the standard on roadways with a design speed of less than or equal to 45 mph per FDM.10 Although
Immokalee Road (CR 846) and Randall Boulevard are not on the state highway system, 7-foot buffered
bicycle lanes are consistent with best practice, and recommended to lower bicyclist's level of stress and
increase bicycle use and safety.
The Immokalee Road (CR 846) widening project in 2005, constructed an 8-foot sidewalk on the south
side of the road instead of a sidewalk on the north side next to the Cocohatchee Canal. Therefore, the
proposed design criteria are 8-foot sidewalks (desirable) along one side of Immokalee Road (CR 846) and
6-foot sidewalks (desirable) along both sides of Randall Boulevard.
8 Collier County. 2013. Resolution 13-257. Table 3. Accessed on September 28, 2018 from
https://www.colliercountyfl.gov/home/showdocument?id=52034
9 NACTO. 2013. Urban Bikeway Design Guide. Accessed on October 1, 2018 from https://nacto.org/publication/urban-bikeway-design-
guide/bike-lanes/buffered-bike-lanes/
10 FDOT. 2018. FDOT Design Manual, 223.2.1.1. Accessed on October 1, 2018 from
http://www.fdot.gov/roadway/FDM/current/2018FDM223 Bikes. pdf
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Table 8. Design Criteria
Immokalee
Ramps
Road
Randall
(Flyover and
Frontage
Design Element
(CR 846)
Boulevard
At -grade)
Road
Source
Functional
Minor
Minor
Map B3 - Federal Functional
Classification
Arterial
Collector
Ramp
Local
Classification - Collier County
Access Management
5*
7*
N/A
N/A
Resolution 13-257 Table 3
v
Design Speed
45 mph
45 mph
35 mph
25 mph
FGB Table 3-1
Posted Speed
45 mph
45 mph
35 mph
25 mph
No. Lanes (Ultimate)
6
4 (6)
1 (2)
2
Lane Width
11'
11'
11'
11'
FGB Table 3-8
7'
7'
NACTO Urban Bikeway Design
Bike Lane Width
-
-
(4' min.)
(4' min.)
Guide, FGB Figure 9-1
Sidewalk Width
8
6'
-
5,
CCULDC 6.06.02,
(6' min.)
FGB 3.C.7.d
Full
o
_I_ -Inside
(Paved)
-
6'
-
FGB Table 3-11
a
Outside Full
"'
-
-
10'
FGB Table 3-11
7
(Paved)
F
0
Inside Bridge
6'
FGB Table 3-11
V'
Outside Bridge
-
-
10'
FGB Table 3-11
22
22
Median Width
-
FGB Table 3-14
(15.5' min.)
(15.5' min.)
Border Width
12'
12'
33'
12'
FDM Table 210.7.1
Clear Zone
4'
4'
4'
1.5'
FGB Table 3-15
Record plans,
ROW Width
149'
139'
-
60'
CCULDC 6.06.01.N
Min. Stopping Sight
360'
360'
250'
155'
FGB Table 3-3
Distance
Max. Deflection w/o
1100,
1° 00'
2° 00'
2° 00'
FDM 210.8.1
Curve
Y
0
^—
Min. Length of Curve
675'
675'
525'
N/A
FDM Table 210.8.1,
o
(400' min.)
(400' min.)
(400' min.)
FGB 3.C.4.a
x
Max. Curvature (Min.
28*45'
8.15' (680')
8°15' (680')
16°00' (360')
FGB Table 3-5
Radius)
(200')
Max. Superelevation
0.05
0.05
0.05
-0.02
FGB 3.C.4.b
Max. Grade
6%
8%
9%
7%
FGB Table 3-7
Max. Change in
Grade w/o VC
0.70
0.70
0.90
1.10
FGB Table 3 8
Base Clearance above
3'
3'
2'
2'
FDM 210.10.3.(2)
v
BCWE
Min. Crest Curve K
61
61
29
12
FGB Table 3-9
Min. Sag Curve K
79
79
49
26
FGB Table 3-9
Vertical Clearance
16.5'
16.5'
16.5'
16.5'
FGB 3.C.7.j.4.(b)
Notes: *proposed
4-2
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
5 Alternatives Analysis
This section describes the alternatives developed to meet the project purpose and need. The No -Build
Alternative was part of the alternative analysis. The project was identified in the Collier MPO 2035 LRTP
and again in the 2040 LRTP. No other planning studies were conducted that could be used to guide the
alternatives development. This section describes the alternatives, the evaluation of alternatives, and the
Preferred Alternative.
5.1 No -Build Alternative
The No -Build Alternative presents no changes to the transportation facilities within the study area
besides already planned and programmed projects. In October 2018, the westbound Randall Boulevard
approach to the intersection was restriped to include two left turn -only lanes and one left-thru-right
lane as shown in Figure 36. There would be no improvement to the existing Randall Boulevard Access
Road (also labeled as Frontage Road on concept plans in Appendix A) for the businesses south of the
intersection, and Randall Boulevard would remain two lanes from Immokalee Road (CR 846) to 8th Street
NE.
4t" St N E
f. 4 rir
ee
1 _
nda
a'4h
Figure 36. No -Build Alternative
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
5.2 Initial Alternatives
The initial alternative development included intersection configurations summarized in Table 9. The
Initial Alternatives included widening Randall Boulevard to four lanes from Immokalee Road (CR 846) to
8th Street NE.
Table 9. Initial Alternatives
Initial Alternative
Remarks
Triple Lefts
This alternative would include a wider at -grade intersection with three left turn only lanes
from westbound Randall Boulevard to westbound Immokalee Road, and a free flow right
(At -Grade)
turn lane from eastbound Immokalee Road to eastbound Randall Boulevard.
This alternative is similar to the Triple Lefts above, but 41h Street NE would be closed to
3-Leg
create a T-Intersection with improved traffic operations. A new bridge on 25th Avenue NE
(At -Grade)
would provide access to 4th Street NE. This alternative is not viable due to County concerns
over access to 4th Street NE.
This alternative would construct a 3-lane roundabout to reduce intersection conflicts and
Roundabout
improve operations. This alternative is not viable because 3-lane roundabouts are not
(At -Grade)
advised in FDM 213.1 and the additional ROW required would impact adjacent
development.
This alternative includes a grade -separated 2-lane flyover bridge from westbound Randall
Flyover
Boulevard to westbound Immokalee Road and a 2-lane free flow right turn from eastbound
(Grade -Separated)
Immokalee Road to Randall Boulevard. Three lanes would be maintained on Immokalee
Road.
This alternative is similar to the flyover above, but the 2-lane flyover bridge would loop
Flyover Loop
around clockwise from westbound Randall Boulevard to westbound Immokalee Road. This
(Grade -Separated)
alternative is not viable because it would operate at lower speeds (25 mph) and have
greater ROW needs than the other flyover alternative.
This alternative would consist of a grade -separated diamond interchange with Immokalee
Interchange
Road on a new bridge over Randall Boulevard. While this alternative provides the best
(Grade -Separated)
access and traffic operations, it is not viable due to large ROW needs,
constructability/detour challenges, and high cost.
In October 2018, the County made several TSM&O improvements to the intersection
Transportation Systems
during the study, including restriping from one left turn -only lane and one left-thru lane for
Management and Operations
the westbound Randall Boulevard to westbound Immokalee Road (CR 846) movement to
(TSM&O)
two left turn -only lanes and a left-thru-right lane in October 2018. In addition, multiple "no
left turn" signs were added to Randall Boulevard near the driveways for the shopping
center. These TSM&O changes are functionally the same as the No -Build Alternative.
The existing Collier Area Transit route 19 serves the study area with five buses per day and
Multimodal
route 28 with three buses per day. Multimodal alternatives are unlikely to meet the
purpose and need on their own due to poor urban form but will be incorporated into the
Build Alternatives.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
5.3 Build Alternatives
After coordination and initial evaluation, the viable alternatives were organized into one Build
Alternative that would improve the intersection in two phases, Interim and Ultimate. The Interim
improvements includes an at -grade intersection with three left turn -only lanes from westbound Randall
Boulevard to westbound Immokalee Road (CR 846). When additional mobility and capacity is needed,
the Ultimate improvement proposes the construction of a grade -separated flyover bridge to allow left
turning traffic to bypass the traffic signal. Both phases of the Build Alternative include widening Randall
Boulevard to a four -lane divided roadway expandable to six lanes by widening into the median (Figure
37 and Figure 38).
5' Existing 7'
Sidewalk BIKE
i (To Remain) LANE,
5' Existing T
Sidewalk BIKE
(To Remain) LANE
22'
5.3.1 Interim Build Alternative
44'
MEDIAN
139' RIGHT OF WAY
' '
22' BIKE7SI8DE
LANE WALK
Figure 37. Proposed Randall Boulevard 4-Lane Typical Section
22'
MEDIAN
139' RIGHT OF WAY
7'
BIKE
LANE
6'
SIDE
WALK
Figure 38. Future Randall Boulevard 6-Lane Typical Section
The Interim Build Alternative with triple left turns includes an at -grade intersection with three left turn -
only lanes from westbound Randall Boulevard to westbound Immokalee Road (CR 846), and an at -grade
ramp (or continuous flow right turn -only lane) from eastbound Immokalee Road (CR 846) to eastbound
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Randall Boulevard. This alternative also includes widening Randall Boulevard from two lanes undivided
to four lanes divided. The Interim Build Alternative serves as short-term improvement until additional
mobility and capacity is needed. Figure 339 presents a plan view of the proposed improvements for the
Interim Alternative. Other improvements include a realignment of the Randall Boulevard Access Road
(or frontage road), enhanced bicycle facilities, curb ramps, bicycle lanes, and pedestrian crossings. The
widening of Randall Boulevard, will utilize curb and gutter with a closed drainage system and
stormwater ponds. The drainage connection from the roadway (Randall Boulevard) to the proposed
pond will require additional ROW or a drainage easement, as well as a new environmental resource
permit (ERP) from SFWMD. See the Concept Plans (Appendix A) for a full image of the concept.
Figure 39. Interim Build Alternative
5.3.2 Ultimate Build Alternative
The Ultimate Build Alternative proposes a grade -separated flyover bridge to allow the westbound
Randall Boulevard left turns to bypass the signalized intersection at Immokalee Road (CR 846). The
flyover bridge includes two lanes. The signalized intersection at Randall Boulevard will allow for one
free -flow right turn -only lane for westbound Randall Boulevard movements to eastbound Immokalee
Road (CR 846); and a left turn-thru lane to allow for movements thru 4t" Street NE, to westbound
Immokalee Road (CR 846), or a U-turn to eastbound Randall Boulevard. The Ultimate Build Alternative
also includes expansion of the Interim improvement ramp (continuous flow right turn) from one lane to
two lanes, for eastbound Immokalee Road (CR 846) to eastbound Randall Boulevard. The future
widening of Randall Boulevard to six lanes, as shown in the Collier MPO 2040 LRTP Needs Plan, can be
accomplished within the proposed ROW footprint by widening into the median. Figure 40 presents a
plan view of the proposed improvements for Ultimate Build Alternative. The ultimate improvements
along Immokalee Road (CR 846) will require modification of the existing SFWMD permit (Permit Number
11-01737-P) to modify the existing stormwater drainage system including Collier County ponds (Pond 8
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
and Pond 9), and partial relocation of the Cocochatchee Canal. See the Concept Plans (Appendix A) for a
full image of the concept.
�j
{ ! 0a
I �
5.4 Evaluation of Alternatives
Figure 40. Ulitmate Build Alternative
The evaluation of alternatives considered the study area's social, cultural, natural, and physical
characteristics and associated impacts, as well as alternative costs to determine the Preferred
Alternative. The No -Build Alternative is included in the study and served as a baseline for comparison
with the Build Alternative. The Evaluation Matrix is shown in Error! Reference source not found.10. The
impacts of the Ultimate improvement are inclusive of all improvements to the No -Build Alternative, not
the difference from Interim to Ultimate. Total project costs include engineering, ROW, and construction,
but do not include costs associated with utility relocations, Florida panther mitigation, environmental
permitting fees, dump fees, or disposal of potentially contaminated soils.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Evaluation Matrix
No -Build
Preferred Build Alternative
Evaluation Factors
Alternative
Interim
Ultimate
Reduce Congestion
Randall Boulevard
Randall Boulevard (2045)
Randall Boulevard (2045)
(2045) LOS F
LOS D
LOS C
Improve Traffic Operations
Intersection (2045)
Intersection (2045)
Intersection (2045)
LOS F
LOS D
LOS C
Adds turn -lanes and
vEnhance
Mobility and Access
No improvement
widening Randall
Adds flyover bridge
v
Boulevard to 4-lanes
m
Adds bike lanes and
Further reduces conflict
Improve Safety
No improvement
sidewalks, reduces
conflict points
points at intersection
Moderately improves
Further improves
Enhance Emergency Response
No improvement
response
response
Additional Right of Way
0
15 acres
17 acres
Total Parcels Affected:
None
23
28
Residential
None
4
4
o
V)
Non -Residential
None
4
5
Vacant/Unimproved
None
15
19
Potential Relocations
None
None
None
Farmland Impacts
None
3.7 acres
5.2 acres
Potential Community Uses Affected
None
1
1
Y
Potential Impacts to Archaeological Sites
None
None
None
Potential Wetland Impacts (acres)
None
None
None
Potential Surface Water Impacts (acres)
None
None
0.3
76
Potential Floodplain Encroachment (acre-
M
ft)
None
3.26
3.26
Potential Threatened and Endangered
None
Minimal
Minimal
Species Involvement
Number of Potential Contamination Risk
U
None
1 site (medium risk)
1 site (medium risk)
Sites
t
Potential Utility Conflicts
None
3
5
o
Preliminary Total Project Costs
$0
$10.48 M
$29.55 M
u
(in 2018 $ Millions)
5.5 Preferred Alternative
Based on the engineering and environmental comparative evaluation documented during this PD&E
Study, the Preferred Alternative is the Build Alternative with the Interim for near -term implementation
to fulfill the project's purpose and need of a LOS C for 2035, and the Ultimate for when additional
capacity when it is needed. The improvements are consistent with the Collier MPO 2040 LRTP Cost
Feasible Plan where Interim improvement has funding for construction by 2025, and the Ultimate
improvement has funding for construction by 2040. The impacts associated with the Preferred
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Alternative are minor compared to the benefits to local traffic operation, safety, emergency response,
and evacuation time. The Preferred Alternative was presented at the public hearing for comment.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
6 Public Involvement/Project Coordination
On February 2, 2015, a comprehensive Public Involvement Program (PIP) was prepared for the project.
The PIP set a strategy for continuous public and stakeholder involvement throughout the project. The
project coordination activities are detailed in the project Comments and Coordination Report but are
briefly summarized below.
6.1 Alternatives Public Information Meeting
The FDOT District One held a Public Information Meeting for the Immokalee Road (CR 846) at Randall
Boulevard Intersection PD&E Study on December 6, 2018, from 5:30 p.m. to 7:30 p.m. The meeting was
held at the North Collier Regional Park Exhibit Hall, 15000 Livingston Road Naples, FI 34109. A total of 21
people signed in. The informal open house was an opportunity for both public and interagency input on
the purpose and need of the project and the study area's social, economic, and environmental
constraints.
Of the five written and other verbal comments received from the public, there was a general of support
for the proposed improvements, however some expressed concerns with access changes along Randall
Boulevard.
6.2 Public Hearing
The Preferred Alternative was presented at a public hearing on June 20, 2019. The hearing was held at
the University of Florida Institute of Food and Agricultural Sciences Extension Office at 14700 Immokalee
Road, Naples, FL 34120. An open house was held from 5 p.m. until 6 p.m. to allow the public to review
displays and converse with the project team. At 6 p.m. a presentation video was played that was
followed by a formal comment period. Twenty (20) members of the public signed in at the hearing. The
Public Hearing Transcript and Public Hearing Certification are included in the Type 2 Categorical
Exclusion.
There were no verbal comments made during the public hearing or directly to the court reporter. The
two written comments received were regarding information and future notifications. No comments
were made in opposition or support of the project. Discussions with some of the public included
concerns over the absence of a traffic signal at 8th Street NE and Randall Boulevard, access changes on
Randall Boulevard, and future development as a result of the project. As a result of the coordination
with Collier County during the study, it is agreed that additional coordination and study is required to
harmonize the Wilson Boulevard and Ultimate improvement intersections.
The results of the public hearing demonstrate a low controversy potential and moderate public support
for the Preferred Alternative.
6.3 Project Coordination
The project was evaluated through the ETDM process and no major issues or disputes were noted by the
regulatory agencies. The project was screened through the ETDM Environmental Screening Tool
resulting in the ETDM Programming Screen Summary Report Number 14125, published on December 8,
2014 and republished on February 21, 2019. No substantial effects or disputes were noted in the ETDM
Summary Report.
Project coordination meetings with the stakeholder agencies were held throughout the project. These
meetings are summarized in Table 11. Relevant correspondence is included in Appendix B.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Table 11. Project
Coordination
Date
Stakeholder
Remarks
Aug. 17, 2018
Collier County— Planning
FDOT discussed the traffic modeling and future developments with Collier
County's Transportation Planning Manager.
Collier County— Public
FDOT discussed the project design criteria, typical sections, and concepts
Oct. 16, 2018
Works
with County staff. Materials were emailed Oct. 10, 2018 ahead of the
meeting. Comments received Oct. 25, 2018.
Dec. 3, 2018
Collier MPO - TAC
The project update was presented to the Collier MPO Technical Advisory
Committee (TAC) and staff.
Dec. 3, 2018
Collier MPO - CAC
The project update was presented to the Collier MPO Citizens Advisory
Committee (CAC) and staff.
Dec. 6, 2018
Public
The project alternatives were presented at a Public Information Meeting.
Dec. 14, 2018
Collier MPO - Board
The project update was presented to the Collier MPO Board.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
7 Design Features of the Preferred Alternative
This section summarizes the results of the preliminary design analysis of the Preferred Alternative
including a detailed discussion of the preliminary design features. The Preliminary Concept Plans that
illustrate the Preferred Alternative and the Typical Section Package are included in Appendix A. Detailed
discussion of the social, cultural, natural, and physical environmental impacts associated with the
proposed improvements are documented in the Immokalee Road (CR 846) at Randall Boulevard
Intersection PD&E Study Type 2 Categorical Exclusion.
7.1 Typical Sections
7.1.1 Interim Improvement
Immokalee Road (CR 846) has an existing six -lane divided typical section that is proposed to remain in
Interim improvement.
Randall Boulevard has an existing two-lane undivided typical section that is proposed to be
reconstructed to a four -lane divided expandable to six lanes typical section in the Interim improvement.
The existing 5-foot sidewalk along the north side of Randall Boulevard will remain and a 6-foot sidewalk
is proposed along the south side. The 44-foot median is proposed to allow for the future widening of
Randall Boulevard to six lanes, where one additional lane will be added in each direction to the inside of
the typical section, thereby reducing the median width to 22 feet. The 11-foot travel lanes along Randall
Boulevard and 7-foot bike lanes are proposed, which is in line with the criteria outlined in Section 4, for
a 45 mph design speed.
The proposed at -grade ramp (or continuous flow right turn lane) from eastbound Immokalee Road (CR
846) to eastbound Randall Boulevard is proposed to be one lane with a bike lane in the Interim
improvement expandable to a two-lane ramp in the Ultimate improvement. The 11-foot at -grade ramp
travel lane is proposed with a 7-foot bike lane, which is in line with the criteria outline in Section 4, for a
35 mph design speed.
The Randall Boulevard Access Road (or frontage road) includes an existing two-lane, two-way undivided
typical section with drainage ditches and no pedestrian facilities. This access road is proposed to be
reconstructed and realigned to intersect Randall Boulevard further east. The proposed access road will
remain a two-way, two-lane undivided typical section, but will include curb and gutter for drainage and
a 5-foot sidewalk along the south side.
7.1.2 Ultimate Improvement
Immokalee Road (CR 846) will be widened with auxiliary lanes to allow for traffic to/from Randall
Boulevard to merge/diverge in the safest and most efficient manner possible. For Immokalee Road (CR
846) the proposed typical section will include two 11-foot lanes, and 7-foot bike lanes which is in line
with criteria outlined in Section 4, for a 45 mph design speed.
The flyover ramp from westbound Randall Boulevard to westbound Immokalee Road (CR 846) is
proposed to be a two-lane ramp. The flyover ramp is proposed with a 10-foot shoulder on the outside
and an 8-foot shoulder on the inside to allow for adequate stopping sight distance around the concrete
traffic railings. The 11-foot travel lanes are proposed, which is in line with the criteria outlined in Section
4, for a 35 mph design speed. A 7-foot separated bike lane is proposed to allow for westbound Randall
Boulevard to westbound Immokalee Road (CR 846) bicyclists to avoid the traffic merge between the
flyover ramp and at -grade Immokalee Road (CR 846). The Preferred Build Alternative (Flyover) figure in
Appendix A presents the separated bike lane in the Ultimate concept. Bicyclists traveling from
7-1
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
westbound Randall Boulevard to westbound Immokalee Road (CR 846) will use the proposed bike lane
at the signalized Randall Boulevard intersection approach to access the at -grade separated bike path
along the north side of the flyover ramp where it ties into Immokalee Road (CR 846).
The proposed at -grade ramp (continuous flow right turn lanes) from eastbound Immokalee Road (CR
846) to eastbound Randall Boulevard is proposed to be two lanes with a bike lane in the Ultimate
improvement. Similar to the Interim improvement, the 11-foot at -grade ramp travel lanes are proposed
and 7-foot bike lane will remain.
The Randall Boulevard Access Road (or frontage road) typical section is the same as described in the
Ultimate improvement and will remain the same for the Ultimate improvement.
7.2 Horizontal and Vertical Geometry
The Immokalee Road (CR 846) horizontal and vertical geometry is to remain. The as -built plans show
horizontal curves in the study area with a V 20' to 2° of curvature and normal crown superelevation.
The median width of Immokalee Road (CR 846) near Randall Boulevard will need to be evaluated during
the design phase for compatibility with a median pier and shielding associated with Ultimate
improvement. The vertical profile is a sawtooth pattern with a maximum high point at Wilson Boulevard
of 19.33 (NGVD29) and a minimum low point near Randall Boulevard of 18.07 (NGVD29). The low point
in the vertical profile is near the location of the Ultimate improvement ramp bridge, which will reduce
the overall height of the structure.
The Randall Boulevard horizontal geometry has no curvature except for the approach to the Immokalee
Road (CR 846) intersection. The vertical geometry is proposed as a sawtooth pattern per the preliminary
design plans initiated by Collier County in 2008. The Collier County Randall Boulevard widening design
was placed on hold in 2008/2009; the drainage design which is a critical component to determine
vertical geometry, was not completed. Although the Collier County Randall Boulevard design profile
includes approximately five feet of fill, the Ultimate improvement ramp profile assumes tying to the
existing grade of Randall Boulevard as a worst case scenario. Limiting the amount of fill will not only
reduce construction costs, but will also help connect to the existing driveways along Randall Boulevard
serving the Neighborhood Shoppes of Orangetree shopping center. Since the concepts generated for
this study use the existing Randall Boulevard north edge of pavement as a control to set the horizontal
alignment, it may be possible to reuse existing pavement if the stormwater drainage design allows.
The proposed Ultimate improvement ramp profile utilizes a 5 percent vertical grade and the sharpest
horizontal curve has a 546-foot radius, which requires reverse crown superelevation. The at -grade ramp
(or continuous flow right turn lane from eastbound Immokalee Road (CR 846) to Randall Boulevard)
horizontal geometry will utilize several curves, but the sharpest curve will have a 535-foot radius, which
requires 2.3 percent superelevation. The vertical geometry of the Ultimate improvement ramp will tie to
existing Immokalee Road (CR 846) on the west and the proposed Randall Boulevard on the east (see the
Flyover Plan & Profile Concept in Appendix A).
7.3 Intersection Concepts
The Interim intersection improvements for Immokalee Road (CR 846) at Randall Boulevard will likely
require signal replacement. During the design phase, use of a supplemental signal instead of a full
replacement should be investigated. The Ultimate improvement intersection concept will allow the
westbound Randall Boulevard left turn traffic to bypass the signal by taking the flyover, thus reducing
the number of left -turn lanes needed at the Randall Boulevard intersection approach. The Ultimate
improvement intersection is compatible with the future Interim improvement traffic signal. Additional
signing for the Ultimate improvement intersection includes a guide sign to direct westbound Randall
7-2
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Boulevard vehicles to "Exit here for Southbound Wilson Blvd," and
an overhead sign for the eastbound Immokalee Road (CR 846) - ' - •
vehicles to exit to Randall Boulevard (see Figure 41) using the at- EXIT ONLY
grade ramp (or continuous flow right turn lanes).
Figure 41. Potential Exit Sign
The Immokalee Road (CR 846) intersection at Wilson Boulevard is on Immokalee Road
not proposed to be modified as part of the Preferred Alternative.
However, additional study at this intersection is recommended to determine how best to accommodate
additional traffic demand that will result when Wilson Boulevard is widened to four lanes.
Randall Boulevard at 8t" Street NE is proposed to remain in the existing condition, as a stop -controlled
intersection in the Preferred Alternative. A separate study for a signal warrant at this intersection is
recommended because the traffic analysis data suggests that the signal could potentially be needed
before the Preferred Alternative is constructed (by 2022).
7.4 Bridge Analysis
The Ultimate improvement flyover bridge will most likely be a curved steel girder superstructure due to
the roadway curvature and span lengths of more than 150 feet. For setting preliminary line and grade,
an 8-foot structure depth and a four -span
arrangement was assumed. The bridge approaches are
anticipated to utilize mechanically stabilized earth
walls, consistent with best practice. A bridge
development report during the design phase is
recommended to further refine the bridge concepts.
The pier in the median of Immokalee Road (CR 846)
could utilize an integral pier cap to prevent vertical
clearance issues and reduce the height of the bridge.
An integral pier cap is congruent with the bridge
girders so that the bottom of the cap and the bottom
Source: Transportation Research Board
Figure 42. Concrete Pier Cap Connected Integrally to
of the girders are approximately the same. Figure 42 Steel I -Girder
shows an example from National Cooperative Highway
Research Program (NCHRP) Report 527 on Integral Steel Box -Beam Pier Caps (2004).
7.5 Access Management
As noted earlier the project is required to follow Collier County Access Management Standards (Collier
County Resolution 13-257). Section 4 of Collier County Resolution 13-257 defines the access class
descriptions and standards for Collier County. Immokalee Road (CR 846) is proposed as Access Class 5
(arterials, divided) and Randall Boulevard is proposed as Access Class 7 (arterials, divided and
undivided). Existing access points and median openings along Immokalee Road (CR 846) are to remain.
The fire station entrance and median opening along Immokalee Road (CR 846) are only 630 feet from
the Randall Boulevard intersection. The Collier County Access Management Resolution (Table 1) requires
a minimum of 1,320 feet for a full median opening in Access Class 5. There have been discussions
between Collier County and the some of the property owners of the Randall Commercial Subdistrict to
use the fire station property for a drainage pond (associated with the Randall Boulevard widening) in
exchange for a parcel in a better suited location for the fire station. If the fire station were to relocate in
the future, it is recommended to remove the emergency signal and close or modify the median opening
to a directional, for compliance with Collier County access management policies.
While left turns from Randall Boulevard into the Neighborhood Shoppes of Orangetree shopping center
are restricted by existing signage, the proposed Randall Boulevard median will restrict access to and
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
from all existing driveways along the roadway. Access to the shopping center, Collier Forestry Station,
and the proposed Randall Boulevard Access Road (frontage road) are proposed to be accessed by
U-turns at the next available median openings at the Immokalee Road (CR 846) intersection approach
and 81h Street NE (Figure 43). Local business owners along Randall Boulevard have requested that the
concept include additional median openings to allow less circuitous access to the Randall Boulevard
Access Road (frontage road) and their property. It is recommended that Randall Boulevard median
opening locations be developed in the design phase to allow more coordination between existing and
future development needs.
500' _%W, 400'
I
�I
Z
tl1i�
Existing
'
Traffic
=
NEIGHBORHOOD
SHOPPESAT
Signal
ORANGETREE
_.._.._
Emergencq
Fire Stati-O
F
Emergency �0�;
Signal o
CVS '
PUBLIX _...
-- --
- - - _
d FLORIDA
BIG ' MOBIL FORESTRY SERVICE
CbRKSCREW GAS ! - �; )COLLIER COJUNTY)
��l5LAND STATION'.
FIR; STATION-t....PROPOSED ACCESS ROAD '., ., '.� Z:
Figure 43. Proposed Access Management
The existing Randall Boulevard Access Road (frontage road) near the study intersection is proposed to
be extended and realigned to address existing operation and safety issues. The new connection spacing
will be increase from 150 feet to 450 feet, measured from the gore of the at -grade ramp (or continuous
flow right turn lanes), which meets Collier County's minimum spacing standard for first connections
from an interchange (Collier County Resolution 13-257, Section 3.10.1).11 Although this is not a
requirement, it is a best practice because the intersection's free -flow movements will operate like an
interchange. The proposed Randall Boulevard Access Road (frontage road) will serve as the access point
for at least the four parcels closest to the intersection but coordination with future development is
encouraged to limit the number of driveways along Randall Boulevard. The alignment could be adjusted
to suit the future development, however a driveway throat length of 100-foot minimum is required per
the County standard (Figure 44).12
Discussions with Collier County have been held regarding changing the access points, moving the
proposed Randall Boulevard Access Road (frontage road) to the back of the parcels within the Randall
Boulevard Commercial Subdistrict, and the potential to add or extend the access road connection to 81h
Street NE. It is recommended that Collier County coordinate these access changes in conjunction with
the future development approval process.
11 Collier County, 2013. Resolution 13-257. Policy 3.10.1. Accessed on September 28, 2018 from
https://www.colliercountyfl.gov/home/showdocument?id=52034
12 Collier County, 2012. Construction Standards Handbook for Work within the Public Right of Way. III.C.6.a.(1)(a). Page 16. Accessed on
February 7, 2019 from https://www.colliercountyfl.gov/home/showdocument?id=46480 and Collier County Transportation Planning
Development Guidebook. Accessed on February 7, 2019 from https://www.colliercountyfl.gov/home/showdocument?id=82936
7-4
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
THROAT LENGTH VARES
(SEE COLLER COUNTY
CONSTRUCTION
STANDARDS HANDBOOK)
® DRIVEWAY PARKING
LOT
Source: Collier County Transportation Planning Development Guidebook
Figure 44. Driveway Throat Length
7.6 Variations and Exceptions
Variations are not needed for a county road and design exceptions, for the controlling elements, are not
anticipated for this project.
7.7 Right of Way
For the Interim improvements, 15 acres of additional ROW is required for the Randall Boulevard
widening, access/frontage road realignment, and stormwater management. Twenty-three parcels will
be impacted. The proposed concept requires 139 feet of ROW (typical) along Randall Boulevard. The
proposed width meets all the roadway design criteria plus five feet for utilities and harmonization.
For the Ultimate improvements, two acres of additional ROW will be required along both sides of
Immokalee Road (CR 846) for the widening, flyover ramp, and canal modifications. Five additional
parcels will be impacted. No additional ROW is needed along Randall Boulevard, besides what is needed
for Interim improvements. No relocations are required for either phase.
7.8 Utilities
The Interim at -grade ramp (continuous flow right turn lane) will conflict with the Florida Power & Light
(FPL) transmission poles highlighted in Figure . Avoiding the transmission poles would require a sharper,
superelevated curve that aligns the at -grade ramp between the two poles but is not recommended due
to safety concerns related to potential vehicle collisions. The 23-kVolt FPL distribution lines within the
Randall Boulevard ROW, along with the overhead communication lines that share the poles, will conflict
with the Randall Boulevard widening.
The Ultimate improvement flyover ramp will conflict with the Collier County water main and force main
along Immokalee Road (CR 846). The existing water main, which is exposed above the culverts as shown
in Figure , could be relocated underneath the culvert or horizontally to avoid the ramp. The location and
disposition of the force main will need to be verified during the design phase to determine if relocation
is required. The Collier County ITS buried fiber optic is to remain.
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IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
Utility relocation costs were requested from the respective UAOs and are documented in the Utility
Assessment Package. Utilities in the ROW are typically in the ROW by permit and relocate at the UAO's
expense. See the Utility Adjustment Sheet (Appendix A) for more information on the location of utility
conflicts and Error! Reference source not found.(in Section 2.10) for utility contact information.
7.9 Transportation Management Plan
The Interim improvement temporary traffic control will be accomplished by constructing the proposed
eastbound Randall Boulevard lanes first, then shifting both traffic directions to the new pavement, and
completing the westbound Randall Boulevard roadway. A temporary signal may be needed at the
Immokalee Road (CR 846) intersection. The temporary traffic control for Randall Boulevard will be
simplified if the existing pavement can be reused. Immokalee Road (CR 846) traffic will have minimal
disruption. The proposed Randall Boulevard Access Road (or frontage road) will be built using single lane
closure and two-way operation of the remaining lane so as to maintain access to businesses during
construction. Temporary Construction Easements are not anticipated.
The Ultimate improvement temporary traffic control is more complex due to the flyover construction.
The embankment for the bridge approaches will require intermittent and temporary lane closures on
Immokalee Road (CR 846) and a temporary diversion (traffic shift within the right of way) of westbound
Randall Boulevard. During construction of the flyover bridge, temporary detours will be required to
avoid construction above active travel lanes. A detour option for eastbound Immokalee Road (CR 846)
traffic is to take Randall Boulevard east to Everglades Boulevard north to Oil Well Road west
(approximately 6-mile detour length). The flyover bridge construction will also require westbound
Immokalee Road (CR 846) traffic to detour temporarily via Oil Well Road east to Everglades Boulevard
south, to Randall Boulevard west (reverse of the eastbound detour). Construction of the flyover bridge
during nighttime hours would reduce the traffic impact but increase the schedule and cost. It is
recommended to construct the bridge during the off-peak visitor season (June to Octoberl and keep the
detour in place throughout bridge erection. This approach would have the disadvantage of circuitous
detours, but would improve driver expectancy, construction safety, and reduce construction time.
7.10 Multimodal Accommodations
There are no impacts to bus routes, bus stops, or truck routes with the
Preferred Alternative.
•
The Interim improvement will construct new 7-foot buffered bike lanes
on both sides of Randall Boulevard, a 6-foot sidewalk on the south side of
Randall Boulevard, and a 5-foot sidewalk on the south side of the
proposed Randall Boulevard Access Road. A crosswalk is proposed at the
at -grade ramp (continuous flow right turn lane) from westbound Ae
Immokalee Road (CR 846), and includes a pedestrian activated
Rectangular Rapid Flashing Beacons (RRFB), as shown in Figure 45. The Figure 45. Rectangular
crosswalk is located to allow for 250 feet of stopping sight distance from Rapid Flashing Beacon
the at -grade ramp gore on Immokalee Road (CR 846), to the crossing stop
bar. The crosswalk will be modified during the Ultimate improvement to accommodate the additional
lane of the at -grade ramp (continuous flow right turn lanes).
The Ultimate improvement will reconstruct Immokalee Road (CR 846) to include 7-foot buffered bicycle
lanes. As state previously, a 7-foot separated bike lane is proposed to allow for westbound Randall
Boulevard to westbound Immokalee Road (CR 846) bicyclists to mitigate the conflict between the bike
lane and the two-lane flyover ramp merge. The pedestrian crossing located at the at -grade ramp
(continuous right turn lanes) can be used by bicyclists to avoid weaving across the two lanes on the at-
7-6
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
grade ramp. A traffic study should be conducted during the Ultimate improvement design to determine
if the RRFB should be replaced by a more robust traffic signal.
7.11 Preliminary Drainage Analysis
The Interim improvement of Randall Boulevard widening will utilize curb and gutter with a closed
drainage system. The drainage connection from the roadway (Randall Boulevard) to the proposed pond
will require additional ROW or a drainage easement (see the Proposed Drainage Map in Appendix A).
The pond location was determined by an earlier Developer Contribution Agreement (DCA) and is located
in the parcel directly south of Fire Station 10. The parcel is owned by the North Collier Fire and Rescue
District. The pond was sized to accommodate the runoff from the future widening of Randall Boulevard
to six lanes. A SFWMD permit will be required.
The Ultimate improvements along Immokalee Road (CR 846) will require modification of the SFWMD
permit (Permit Number 11-01737-P) to modify the existing stormwater drainage system including the
Collier County ponds (Pond 8 and Pond 9), and to relocate part of the Cocochatchee Canal. Collier
County Pond 8 can accommodate the new impervious area without any expansion but raising the
existing weir by 0.1 foot is required. Collier County Pond 9 can accommodate the additional impervious
area without any modifications. See the Pond Siting Report for more information. A Section 404 permit
from the U.S. Army Corps of Engineers (USACE) for surface water impacts is anticipated, as well as a
National Pollutant Discharge Elimination System General Permit from the Florida Department of
Environmental Protection (FDEP). As stated earlier a new Environmental Resource Permit (ERP) from
SFWMD for the expansion of Randall Boulevard will be required as well as a modification of the existing
SFWMD ERP for the modifications associated with the Ultimate improvements including a partial
relocation of the Cocohatchee Canal.
7.12 Floodplain Analysis
The Interim improvement of Randall Boulevard widening will impact the existing floodplain near the 8tn
Street NE intersection. Floodplain compensation for this impact will utilize the property between Randall
Boulevard and the Randall Boulevard Access Road (frontage road). The project does not affect any
regulated floodways.
The Ultimate improvements will have no additional impact on the existing floodplain beyond the Interim
improvement impacts.
See the Location Hydraulic Report for more information.
7.13 Specia I Features
As noted earlier, the Cocohatchee Canal and Corkscrew Canal are in the Big Cypress Basin and are
maintained by the SFWMD. The Cocohatchee Canal will need to be adjusted to the north to
accommodate the Ultimate improvement flyover ramp. Coordination with SFWMD is recommended
during the design phase. The canal is shielded by guardrail at the back of curb (Figure 24). The existing
Corkscrew Canal water control weir (Figure 25) will need to be replaced as part of the Ultimate
improvement culvert extension. Other weirs along the canal network will remain available for
maintenance of drainage. See the Location Hydraulic Report for more information.
7.14 Cost Estimates
Cost estimates for the Interim and Ultimate concepts are summarized in Table 12. The cost of the
Ultimate improvement is inclusive of all improvements to the No -Build, not the difference from Interim
to the Ultimate improvements.
7-7
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
Table 12. Project Cost Summary
Item
Preferred Alternative
Interim — At -Grade
(in $Millions)
Preferred Alternative
Ultimate — Flyover
(in $Millions)
Total Construction Costs:
$4.60
$16.45
MOT (10% of Construction Costs)
$0.46
$1.64
Subtotal 1:
$5.06
$18.09
Mobilization (8% of Subtotal 1)
$0.41
$1.45
Subtotal 2:
$5.47
$19.54
Project Unknowns (5% of Subtotal 2)
$0.27
$0.98
Initial Contingency
$0.15
$0.15
Total Preliminary Construction Costs:
$5.89
$20.67
Survey, Engineering, Legal, and CEI (27% of Preliminary
Construction Cost)
$1.59
$5.58
ROW
$3.00
$3.30
Total Project Cost (2018 $)
$10.48
$29.55
Total project costs were based on FDOT's Long Range Estimate (LRE) and include engineering, ROW, and
construction, but do not include utility relocations, Florida panther mitigation habitat credit,
environmental permit fees, dump fees, or disposal of contaminated soils. These additional costs are to
be determined during design. The ROW estimates were provided by FDOT (November 2018) based on
the December 6, 2018 Preliminary Conceptual Plans for the Build Alternative. Appendix C presents the
LRE.
7.15 Summary of Environmental Impacts of the Preferred
Alternative
This section describes the study area's social, cultural, natural, and physical environments and the
associated issues and features that could potentially affect the development of the detail design of the
Preferred Alternative.
7.15.1 Future Land Use
The existing land use within the study area is a mix of low density residential, higher density residential,
and commercial. The proposed project is expected to support the planned development near the study
area and is consistent with Collier County's Growth Management Plan. There are no future land use
changes anticipated because of the project.
7.15.2 Farmlands
The project was evaluated for farmlands impacts pursuant to the Farmland Protection Policy Act of 1981
(7 CFR Part 658).
The project study area does contain Prime and Unique Farmland. A National Resources Soil Conservation
(NRCS) Farmland Conversion Impact Rating Form (NRCS-CPA-106, Rev. 1-91), was prepared and sent to
7-8
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
the State Soil Scientist for a Farmland Evaluation on March 19, 2019. Approximately 5.2 acres of Prime
and Unique Farmland is estimated to be impacted by the proposed project. However, there is no
agricultural land use in the study area.
The State Soil Scientist returned a completed NRCS Farmland Conversion Impact Rating Form on April 8,
2019. NRCS measured the relative value of the site's farmland as 52.1 (scale of 0 to 100) and scored the
total corridor as 0 (scale of 0 to 160), for a total of 52.1 points out of 260. The U.S. Department of
Agriculture (USDA) recommends that sites receiving a total score of less than 160 points be given no
further consideration for protection and no additional sites need to be evaluated.
Considering the USDA recommendations, and the lack of agricultural land use in the area, impacts to
farmlands are anticipated to be minimal. Correspondence from the NRCS is provided Appendix B.
7.15.3 Section 4(fi
There are no properties in the project area that are protected pursuant to Section 4(f) of the U.S.
Department of Transportation (USDOT) Act of 1966.
7.15.4 Cultural Resources
A Cultural Resource Assessment Survey (CRAS), was conducted in accordance with 36 CFR Part 800, and
the resources listed below were identified within the project Area of Potential Effect (APE). FDOT found
that these resources do not meet the eligibility criteria for inclusion in the National Register of Historic
Places (NRHP), and the State Historic Preservation Officer (SHPO) concurred with this determination on
April 4, 2018. Therefore, FDOT, in consultation with SHPO, has determined that the proposed project
will result in No Historic Properties Affected.
All work was performed in accordance with the standards outlined in the PD&E Manual, Part 2, Chapter
8 (Archaeological and Historical Resources), and the standards and guidelines contained in the Cultural
Resource Management Standards and Operational Manual: Module 3 (Florida Division of Historical
Resources 2003). The concurrence documentation received from SHPO is included Appendix B. The
following sections summarize the results of the evaluation of cultural resources.
Historic Sites/Districts
Two resources [Lee Tidewater Cypress Logging Tram Tress bridge (8CR00823) and Lee Tidewater Main
Tram (8CR01398, a linear resource)] were identified within the project APE. FDOT found that these
resources do not meet the eligibility criteria for inclusion in the NRHP, and the SHPO has concurred with
this finding. Therefore, the proposed project will have no effect on any NRHP listed, determined eligible,
or potentially eligible resources within the APE.
Archaeological Sites
Based on the results of background research and field survey, no archaeological sites are located within
the project APE. Therefore, the project will have no effect on any archaeological sites that are listed,
determined eligible, or considered potentially eligible for listing in the NRHP.
7.15.5 Wetlands
The extent and types of wetlands in the project study limits were documented in accordance with
Presidential Executive Order 11990 of 1977 as amended, Protection of Wetlands, the USDOT Order
5660.1A, Preservation of the Nation's Wetlands, and the FDOT PD&E Manual, Part 2 Chapter 9;
consideration was given to avoiding and/or minimizing wetland impacts.
The project area contains no natural wetlands but is proposed to impact one surface water, the
Cocohatchee Canal, as shown in the Concept Plans located Appendix A. Per Chapter 62.600(D) F.A.C.,
7-9
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
boundaries of surface waters with slopes of 4 to 1 (horizontal to vertical) or steeper are estimated using
the top of bank. The Cocohatchee Canal was delineated using the top of bank due its steepness. This
surface water is Florida Land Use, Cover and Forms Classification System (FLUCCS) code 512
(Channelized Waterways, Canals) and is a manmade canal/ditch which drains the surrounding
residential communities and existing Immokalee Road (CR 846) roadway.
The footprint of the Preferred Alternative extends into the existing Cocohatchee Canal. It is possible that
the flyover will not require permanent fill impacts to this area, but rather will cause shading impacts.
The worst case scenario of permanent fill impacts was assumed due to the construction of this
alternative. For the Preferred Alternative, 0.30 acres of permanent fill impacts to USACE and SFWMD-
jurisdictional surface waters will occur. The canal scores a 0.47 using the Uniform Mitigation Assessment
Method (UMAM); this score indicates that the surface water is of low to moderate quality. Functional
loss is anticipated to be 0.14 units.
Indirect and secondary effects are those impacts that are reasonably certain to occur later in time as a
result of the proposed project. They may occur outside of the area directly affected by the proposed
project. Cumulative effects include the effects of future state, local, or private actions that are
reasonably certain to occur in the project area. No indirect impacts are anticipated to occur as a result of
the Preferred Alternative. Due to the minor direct surface water impacts, no secondary impacts are
anticipated. Due to the developed nature of the surrounding area and the project's minor surface water
impacts, no cumulative impacts are anticipated to occur.
The proposed impacts are to a surface water excavated in hydric soils. It is anticipated that mitigation
would be required by both the SFWMD and USACE. Mitigation credits would be purchased from one of
the service areas within the project study area, such as: Panther Island Mitigation Bank, Panther Island
Expansion Mitigation Bank, Big Cypress Mitigation Bank, or Corkscrew Regional Mitigation Bank. All
UMAM scores, UMAM calculations, preliminary surface water boundaries, and determinations discussed
are subject to revisions and approval by regulatory agencies during the permitting process. The exact
type of mitigation to offset impacts will be coordinated with the USACE and the SFWMD during the
permitting phase(s) of this project.
7.15.6 Protected Species and Habitat
This project was evaluated for impacts to wildlife and habitat resources, including protected species, in
accordance with Section 7 of the Endangered Species Act (ESA) of 1973, as amended, as well as other
applicable federal and state laws protecting wildlife and habitat. The evaluation was also conducted in
accordance with the FDOT PD&E Manual, Part 2, Chapter 16 (Protected Species and Habitat).
As noted earlier, a total of 24 state and/or federally -listed protected species were identified as having
the potential to occur within the project study area, and falls entirely within the USFWS Consultation
Areas for the Florida scrub -jay (Aphelocoma coerulescens), Florida bonneted bat (Eumops floridanus),
red -cockaded woodpecker (Picoides borealis), and Everglade snail kite (Rostrhamus sociabilis plumbeus).
The project falls within the Core Foraging Areas of two wood stork colonies: Barron Collier and
Corkscrew.
The project is also within the Florida panther secondary zone. The value of impacted habitats to the
Florida panther was preliminarily calculated using the USFWS Panther Tool. Using this tool, 118 Panther
Habitat Units (PHU) credits would be expected to be sufficient mitigation for the Preferred Alternative.
Table 13 summarizes the effect determination for each of these species resulting from the proposed
project based on the FDOT findings and commitments to offset potential impacts. Potential impacts to
listed species and their habitats are described in more detail in the NRE.
The nearest documented Florida bonneted bat observation is 5.8 miles to the northwest. This was an
acoustic observation that occurred in March 2016. Relatively little is known regarding the habitat
7-10
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
requirements and range of the Florida bonneted bat. Most documented roosts occur in manmade
structures such as bat houses and residential homes. Acoustic surveys for the Florida bonneted bat were
performed from April 24 to 25, and May 6 to 8, 2019. Analysis of the data showed that there was no
Florida bonneted bat activity in the project area. Therefore, it is anticipated that the proposed project
will have no effect on the Florida bonneted bat.
On July 19, 2019, FDOT submitted the NRE to the USFWS, USACE, U.S. Environmental Protection Agency
(USEPA), National Marine Fisheries Service (NMFS), FWC, FDEP, Florida Department of Agriculture and
Consumer Services (FDACS), and SFWMD for review and comment. USFWS provided concurrence with
the NRE on July 25, 2019, EPA provided concurrence on August 19, 2019, NMFS provided concurrence
on July 23, 2019, and FWC provided concurrence on August 9, 2019. No correspondence has been
received from USACE, FDEP, FDACS, or SFWMD. Documentation of concurrence from these agencies is
presented in Appendix B.
Since the transmittal of the NRE in July 2019, it has been determined that Collier County will fund the
design and construction of the Interim intersection improvements as well as the additional ROW needed
for the Ultimate improvements. Due to the changes in funding, an NRE Addendum was submitted to the
above agencies on to change to the wording of the commitments by updating Section 4.3.1 Wildlife and
Section 6.4 Commitments of the NRE.
Based on adherence to the Project Commitments (listed in Section 1.3) that address listed and protected
species, this project is expected to have no significant impacts to protected species or habitat.
Table 13. Summary of Listed Species Effect Determinations
State Listing
Federal Listing
Scientific Name
Common Name
Determination of Effect
(FWC)
(USFWS)
Drymarchon corais
May Affect, Not Likely to
couperi
Eastern indigo snake
FT
T
Adversely Affect
Gopherus polyphemus
Gopher tortoise
T
C
No adverse effect
anticipated
Antigone canadensis
Florida sandhill crane
T
No adverse effect
pratensis
anticipated
Aphelocoma coerulescens
Florida scrub -jay
FT
T
No Effect
Athene cunicularia
Florida burrowing owl
T
No adverse effect
floridana
anticipated
Calidris canutus rufa
Red knot
FT
T
No Effect
Charadrius melodus
Piping plover
FT
T
No Effect
Charadrius nivosus
Snowy plover
T
No effect anticipated
No adverse effect
Egretta caerulea
Little blue heron
T
anticipated
Egretta rufescens
Reddish egret
T
No adverse effect
anticipated
Egretta tricolor
Tricolored heron
T
No adverse effect
anticipated
Southeastern American
No adverse effect
Falco sparverius paulus
kestrel
T
anticipated
Haliaeetus leucocephalus
Bald eagle
*
No effect
May Affect, Not Likely to
Mycteria americana
Wood stork
FT
T
Adversely Affect
Picoides borealis
Red -cockaded woodpecker
FIE
E
No Effect
No adverse effect
Platalea ojaja
Roseate spoonbill
T
anticipated
Rostrhamus sociabilis
Everglades snail kite
FIE
E
No Effect
plumbeus
7-11
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E
PRELIMINARY ENGINEERING REPORT
State Listing
Federal Listing
Scientific Name
Common Name
Determination of Effect
(FWC)
(USFWS)
Rynchops niger
Black skimmer
T
No effect anticipated
Sterna dougallii
Roseate tern
FT
T
No Effect
Sternula antillarum
Least tern
T
No effect anticipated
Eumops floridanus
Florida bonneted bat
FIE
E
May Affect, Not Likely to
Adversely Affect
Puma concolorcoryi
Florida panther
FIE
E
May Affect, Not Likely to
Adversely Affect
Trichechus manatus
West Indian Manatee
FT
T
No Effect
Ursus americanus
Florida black bear
**
May Affect, Not Likely to
floridanus
Adversely Affect
7.15.7 Essential Fish Habitat
There is no Essential Fish Habitat in the project area.
7.15.8 Highway Traffic Noise
A noise evaluation was conducted pursuant to 23 CFR 772 and Section 335.17 F.S., Procedures for
Abatement of Highway Traffic Noise. The noise evaluation was performed using the methodologies
established by the FDOT and documented in the PD&E Manual, Part 2, Chapter 18 (Highway Traffic
Noise). The prediction of traffic noise levels with and without the roadway improvements was
performed using the FHWA's Traffic Noise Model (TNM-Version 2.5). A Noise Study Report (NSR) was
prepared to document the noise evaluation findings.
The results of the analysis indicate that the Preferred Alternative is predicted to result in exterior traffic
noise levels at the residences ranging from 53.1 to 61.4 decibels on the "A" weighted scale [dB(A)], the
interior level at the fire station is predicted to be 49.6 dB(A), and the exterior level of the restaurant is
predicted to be 67.5 dB(A). The FHWA and FDOT Noise Abatement Criteria (NAC) for these categories is
as follows (FHWA / FDOT):
• Residential - 67 dB(A) Exterior / 66 dB(A) Exterior
• Fire Station (Public Institutional Structures) - 52 dB(A) Interior / 51 dB(A) Interior
• Restaurant - 72 dB(A) Exterior / 71 dB(A) Exterior
Based on the results, highway traffic noise levels do not exceed the NAC for the existing year of analysis
or in the future with or without the proposed project. The results of the analysis also indicate that when
compared to existing conditions, traffic noise levels with the proposed improvements would not
increase more than 4.0 dB(A) at any of the evaluated receptors. As such, the project would not
substantially increase highway traffic noise (FDOT criteria states that a substantial increase is considered
15 dB(A) or more above existing conditions).
A land use review will be performed during the design phase to identify all noise sensitive sites that may
have received a building permit subsequent to the noise study but prior to the project's Date of Public
Knowledge. The date that the Type II Categorical Exclusion is approved will be the Date of Public
Knowledge. If the review identifies noise sensitive sites that have been permitted prior to the Date of
Public Knowledge, then those sensitive sites will be evaluated for traffic noise and abatement
considerations. There was no ongoing construction observed during various field reviews performed to
establish existing land use; however, this is subject to change at any time.
During the construction phase of the proposed project, short-term noise may be generated by
construction equipment and activities. The construction noise will be temporary at any location and will
be controlled by adherence to provisions documented in the most recent edition of the FDOT Standard
7-12
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
Specifications for Road and Bridge Construction. However, should unanticipated noise or vibration issues
arise during the construction process, the Project Manager and the Contractor will investigate additional
methods of controlling these impacts.
Based on the noise evaluation results, there are no highway traffic noise impacted land uses within the
project that require abatement consideration.
7.15.9 Air Quality
This project is not expected to create adverse impacts on air quality because the project area is in
attainment for all National Ambient Air Quality Standards (NAAQS) and because the project is expected
to improve the LOS and reduce delay and congestion on all facilities within the study area.
Air quality is anticipated to be temporarily impacted during the construction due to diesel -powered
construction equipment and dust particulate matter associated with fill materials and road construction.
Temporary noise and vibration impacts are also anticipated during construction from heavy equipment
movement and other construction activities. Standards for mitigating the temporary impacts associated
with air quality, erosion, noise, and vibration are presented in the FDOT Standard Specifications for Road
and Bridge Construction. Following these guidelines during construction significantly reduces the
temporary impacts during construction.
7.15.10 Contamination
A contamination screening evaluation was conducted and documented in accordance with the FDOT
PD&E Manual, Part 2, Chapter 20. The purpose of this survey was to identify, review, and provide risk
ratings for properties or facilities that have potential contamination sites that may be impacted by the
proposed improvements. The evaluation included an identification of potential contamination sites
within the study area, as documented in the Level Contamination Screening Evaluation Report (CSER).
Based on this Level I contamination screening evaluation, a total of eight potential contamination sites
were identified within the project limits. The following risk ratings assigned for each potential
contamination site/facility are:
• Risk Rating No: 3 Sites
• Risk Rating Low: 4 Sites
• Risk Rating Medium: 1 Site
• Risk Rating High: 0 Sites
The potential pond and canal relocation sites were all assigned a risk rating of Low. The site with the
medium risk rating is the gas station located at the southwest corner of the intersection of Randall
Boulevard and Immokalee Road (CR 846). This site, and any newly identified sites will be evaluated
further during the project design phase(s), including Level 11 testing as necessary. Any necessary
remediation will be performed by qualified professionals prior to or concurrent with construction.
If dewatering will be necessary during construction, a SFWMD Water Use Permit will be required. The
Contractor will be responsible for obtaining and ensuring compliance with any necessary dewatering
permit(s). Any dewatering operations in the vicinity of potentially contaminated areas shall be limited to
low -flow, short-term operations. A dewatering plan may be necessary to avoid potential contamination
plume exacerbation.
Additionally, Section 120, Excavation and Embankment - Sub article 120.1.2, Unidentified Areas of
Contamination of the FDOT Standard Specifications for Road and Bridge Construction will be provided in
the project construction documents. This specification requires that in the event that any hazardous
material or suspected contamination is encountered during construction, or if any spills caused by
7-13
IMMOKALEE RD (CR 846) AT RANDALL BLVD INTERSECTION PD&E PRELIMINARY ENGINEERING REPORT
construction- related activities should occur, the Contractor shall be instructed to stop work
immediately and notify Collier County, as well as the appropriate regulatory agencies for assistance.
Based on 1) the future completion of Level II field screening for the Medium risk -ranked site identified,
2) the completion of contamination remediation activities as determined necessary (following future
testing activities), and 3) the inclusion of the appropriate contamination demarcation in the construction
plans, the Preferred Alternative is expected to have no significant impact on contamination.
7-14
Appendix A
Preliminary Concept Plans
INTERSECTION DETAILS
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BE Project Development and Environment (FD&E) Study Federal hid Project ID No.! 1545-003-5 Preliminary Concepts and subject to change
Collier County, Florida ! • Efficient Transportation Decision Making No. 14125
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Prcject Development and Environment IPD&E} Study federal Aid Project ID No.: 1545-003-5 Preliminary concepts and subject to change
Collier County, Florida Efficient Transportation Cwisian Making No.! 14125
OV ' CURVE DATA BL FLYOVER2 0
PI STA. = 185+57.73 PI STA. = 190+24.37 PI STA. = 199+33.12 Pf STA. = 204+91.35
0 = 5° 33' 23" (LT) 0 = 17° 38' ]5" (LT)4 = 46° 04' 04" (RT)4 = 26. 57, 0]" (LT)
y,y CURVE; C3-R
D = 1° 20' 50"
T = 206. 39
L = 412. 45
R = 4,253. ]8
D = 2° 14 27"
T = 260.58
L = 519.36
R 2,557.00
D = 9° 59' 57" D
T = 243.62 T
L = 460.71 L
R = 573,00 R
= ]0° 29' 37"
= ]30. 83 ,-
= 256. 82 �'r.'
= 546.00 �i
• g Ate' `� ¢ n F• �-
�� ' F
_� �II///���
•��,
PC STA. = 183+51.34
=
PC STA. 187+63.79
PC STA. _ ]96+89.50 PC
STA. = 203+60. 51
�.
��
e.�
,.
PT STA. = 187+63.79
=
PT STA. = 792+83.15
PT STA. = 201+50.2] PT
STA. = 206+17. 34
��'p qi' ~
e = Reverse Crownlgr
*�
•to
a
,..
^
:.
.,
w ftANDALL BLt�.P
- - - -
a
s 1
IMMOKALEE RD�f.
CURVE C2-R
�•
CURB RETURN
CU -
CURVE DATA C3-R
CURVE DATA CL FRONTI
CURVE CURVE
D TA CLCURVE
DAT
PI STA. = 491+86.63
PI STA. = 518+74.43 PI STA. = 1+0%O0
PI STA. = 4+79.57 PI STA.
= 9+13. 15 PI STA. = 297+17.36 PI STA. = 300+31.24
Pi STA. = 304+16.70
A = 22° 00' 00"
(LT)A 66° 21'
21" (LT) 4 16° 30' S]"
(RT)A = 64° 10' 20" (RT)A
= 39° 41' 27" (LT) A = 3° 40' 09" (RT) A 43° 25' 52"
(RT)A = 26° 10' 33" (LT)
D = 7° 20' 00"
D = 2° 00' 00" D = 703' 40' 08"
D = 9° 52' 43" 0
= 74° 00' 31" D = 7° 59' 32" D = 10° 17' ]7"
D = 10° 42' 34"
T = 835.29
T = 7, 873.09 T = 8.02
T = 363. 64 T
= ]47.61 T = 92. 12 T = 221.83
T = 124. 38
L = ], 650. 00
L = 3,317.79 L = 15. 93
L = 649.61 L
= 283.33 L = 184.I7 L = 422. 22
L = 244. 42
R = 4,297. 18
R = 2,864.79 R = 55.27
R = 580. 00 R
= 409. 00 R = 2,876.00
R = 557.00
R = 535. 00
PC STA. = 483+51.34
PC STA. 500+01.34 PC STA. = 1+00.00
PC STA. = 1+15. 93 PC STA.
= 7+65.54 PC STA. = 296+25. 24 PC STA. 298+09. 41
PC STA. = 302+92. 32
PT STA. = 500+01.34
PT STA. = 533+19.13
PT STA. = 1+15.93
PT STA. = 7+65.54 PT STA.
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S TYPICAL SFCrfON No. 5
PROJECT CONTROLS
CONTEXT CLASSIFICATION
f y Cl : NATURAL (y C3C : SUBURBAN COMM.
I y C2 : RURAL f 1 4C4 : URBAN GENERA[
(y C2T - RURAL TOWN I) CS : URBAN CENTER
I? C3R SUBURBAN RES. I) C6 URBAN CORE
f y NIA: L,A. FACILITY
FUNCTIONAL CLASSIFICATION
rl INTERSTATE rl MAJaR COLLECTOA
1 FRfEWAY1FXPWY. r 1 MINOR COLLECTOR
() PRINCIPAL ARTERIAL (I LOCAL
(X) MINOR ARTERIAL
HIGHWAY SYSTEM
f) NATIONAL HfGNWAY 5r5rEM
r) STRATEGfC INrERMODAt SYSTEM
y STATE mmHWAY SYSTEM
W OFF -STATE HIGHWAY SYSTEM
ACCESS CLASSIFICATION
() I - FREEWAY
! (1 2 - RESTRICTIVE w/Servf[e Roads
f 1 3 - RESTRICTIVE w1660 It. Connection SFaPng
r 1 4 - NaN-RESTRICTIVE w12640 I[. Signal Sparing
(X) S - RESTRICTIVE w1440 ff. Connection SpAY,ng
f 1 6 - NON-RESTRICTIVE w11320 fi. Signal Spacing
() 7 - 60TH MEDIAN IYPES
CRITERIA
(X7
NEW CONSTRUCTION / RECONSTRUCTfON
fI
RESURFACING ILA FACILITIES?
fI
RRR IARTERfALS & COLLECTORS)
POTENTIAL EXCEPTIONS AND VARIATIONS
RELATED TO TYPICAL SECTION'
TYPICAL SECTION No. I
ADDITFORAL PROPOSED ROW VARIES (0'-50)
IOW EXISTING CANAL ROW (SFWNDI I EXISTING ROW VARIES (89 MIN.)
20' NfN. I6' 2S' I9 !7
-I H
7!.
CURB AND GLITTER
TYPE F
ADDITIONAL PROPOSED ROW VARIES {O-IT')
EXISTING ROW VARIES fag' MIM-1
g IMMOKALEE RD
0.p3
■
0.03
■
0,03
0,02
T
0.02
t
0 d 4 0,02
t
O,OZ
t
0,03
t
0.03
1 0.0.3
~
f
CURB AND GUTTER
y ~
rYpf F
TYPICAL SECTION I
CR 846 (IMMOKALEE RD)
STA, 474+00 TO STA, 502+00
TRAFFIC DATA
ESTrMATED OPENING TEAR . 2025 AADT . 49.900
ESTIRATED DESIGN TEAR = 2045 AADT = 7 i,8O0
X = 9% 0 = 55% T = 7,5% (24 HOUR)
DESIGN HOUR T = 496
DESIGN SPEED — 45 MPH
POSTED SPEED - 45 MPH
\Y —�—
CONC. S/w
re" THICK)
CURL) AND GUTTER
TYPE F
FINANCIAL PROJECT ID SHEET
NO.
435JES-1.22.01 2
PROJECT CONTROLS
CONTEXT CLASSIFICATION
f I
Cl :
NATURAL f ) C3C : SUBURBAN CONK,
1
C2 :
RURAL f ) C4 : URBAN GENERAL
f 2
C2T
: RURA! TOWN f I C5 = VAOAN CENTER
f 1
C311
: SUBURBAN RES. f ) C6 : URBAN CORE
f 7
NIA
: L,.& FACILITY
FUNCTIONAL CLASSIFICATION
II INTERSTATE f 7 MAJOR COLLECTOR
II FRFEWAY/EXPWY. (XI MINOR COLLECTOR
f 1 PRINCIPAL ARTERIAL f7 LOCAL
f) MANOR ARTERIAL
fI NATIONAL HIGHWAY SYSTEM
17 STRATEGIC iNTERMODAL SYSTEM
I1 STATE HIGHWAY SYSTEM
fX) OFF-5TATE HIGHWAY SrSTEM
ACCESS CLASSIFICATION
( ) I - FREEWAY
f 1 2 - RESTRICTIVE -/Service Roads
f l 3 - RESTRICTIVE w1660 fr. Connection sparing
f) 4 - RON-RESTRICTIVE -12640 It. Signal Spacing
f 1 5 - RESTRICTIVE W1440 ff. Connection Spacing
f) 6 - NON-RESTRICTIVE -/1320 fL. Sfgnaf Spacing
fX) 7 - BOTH NEDIAN TYPES
CRITERIA
fX) NEW CONSTRUCTION I RECONSTRUCTION
f ] RE50FACIN6 f[A FACI[ITIESI
f) RRR fARTERIALS 6, COLLECTORS)
POTENTIAL EXCEPTIONS AND VARIATIONS
RELATED TO TYPICAL SECTION.
Pl J
t Aevmip Conc. S/W fso Remaw)-
CURB AND 60TTER
TYPE F
TYPICAL SECTION NO. 2
:X1sr. ROW
T 1 Y
11'
59 EXIST. FASEMEMTIPROPOSED ROW
rg RANDALL RLVD
11,11' I�f 11' i T
39ADDITFONAL PROPOSED ROW
17•
71 I P 7' 2-3- 6' 7
IfFUTURE
I FUTURE
y
fil f
A
0.03
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0.62
0.02 a
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MATCH EXIST.
fop
CURB AND GUTTER
COMC. S/W
TYPE F
f6' THfC10
CURB AND GUTTER
TYPE F
TYPICAL SECTION 2
RANDALL BLVD
STA. 80+00 TO STA, 107+50
TRAFFIC DATA
CURRENT YEAR - 2018 AADT . 15,000
ESTIMATED OPENING YEAR = 2025 AADT = 18,900
ESTIMATED DESIGN YEAR = 2045 MOT = 27,800
K x 9% 0 - 55% T . 7.5% (24 HOUR)
DESIGN HOUR T = 4%
DESIGN SPEED = 45 MPH
P05TLD SPEED = 45 MPH
SHEET
FINANCIAL PROJECT ID
NO.
435368.1.22.01 3
PROJECT CONTROLS
CONTEXT CLASSIFICATION
(] CI : NATURAL f J C3C : SUBURBAN COMM.
r , C2 : RURAL f 1 C4 : URBAN GENERAL
f 1 C2T RURAL rOW1Y f 1 CS : URBAN CENTER
! 1 C3R SUBURBAN RES- f 1 C8 = URBAN CORE
! 1 NIA : L.A. FACfffTY
FUNCTIONAL CLASSIFICATION
!1 1WTER5TATE (X) MAJOR COLLECTOR
!! FREEWAYIEXPWY. (I MINOR COLLECTOR
fl PRINCIPAL ARTERIAL {1 LOCAL,
f 1 MINOR ARTERIAL
ulrHWAY eYS'TFAf
f l NATIONAL HIGffWAY SYSTEM
fl STRATEGIC INTERMODAL SYSTEM
rI STATE HfOHWAY SYSTEM
fX1 OFF -STATE HIGHWAY SYSTEM
ACCESS CLASSIFICATION
f 1
I - FREEWAY
{ J
2 - RESTRICTIVE w15errire Roads
l ]
3 - RESTRICTIVE w166O It. Connection Spacing
! J
4 - NON-RESTRICTIVE w12640 ft. Signal Sparing
f J
5 - RESTRICTIVE w1440 It- Connection Spacing
{ J
6 - NON-RESTRICTIVE W/1320 li. Srgpai SpaNpg
AkJ
7 - 807H MEDIAN TrPE5
CRITERIA
fXl
NEW CONSTRUCTf4H / RECONSTRUCTIOH
t]
RESURFACING fLA FACILITIFSJ
f 1
RAR IAATEAIALS & COLLECTORSJ
POTENTIAL EXCEPTIONS AND VARIATIONS
RELATED TO TYPICAL SECTION:
TYPICAL SECTION No. 3 & 4
ADDITIONAL ROW VARIES (0-50')
EKISTIN6 ROW VARIES
r @ FLYOVER RANP
33' BORDER WIDTHhy
I I{f
41' 51ng1e-Slope SHLDR }1; fI SHLbR
I 42• Sfnple-Slope T141h, Renting
Traffic Fa-42
(index 571 -428]
fladek 52)-A28J
D
a.❑
o.a
D
r
TYPICAL SECTION 3
FLYOVER RAMP
STA.
I87+63.79 TO STA. 207+00
I
7'
I r r
z
I
•8 SHOULDER REOLfRED
lot
FOR STOPPING 116111' DISTANCE
COHC. SIW (6" THICK)
EXISTING ROW VARIES
C[ AT -GRADE RAMP
?I- 1)' 7' ARFE 5' r
.02 D.0 0-02 0-02
--- e'41 [/141 L1.ZZ1.1
LURE AND GUTTER lJ
CONC. SIW f6' THICK}
TYPE F TYPICAL SECTION 4 CURB AND GUTTER
TYPE T
AT —GRADE RAMP
STA. 298+09.41 TO STA. 305+36,74
TRAFFIC DATA
CURRENT YEAR . 2078 AAOT . J5,000
ESTIMATED OPENING YEAR = 2025 AADT = is,400
ESTIMATED RESIGN YEAR = 2045 AAOT = 27,800
if . 9% D . 55% T . 7.S1S [24 HOUR]
DE516H HOUR T = 4%
DESIGN SPEED — 35 MPH
POSTED SPEED = 35 MPH
SHEET
FINANCIAL PROJECT IDN0.
435368.1.22.OJ 4
PROJECT CONTROLS TYPICAL SECTION No. 5
CONTEXT CLASSIFICATION
r 1 Cl : NATVRAL r I CSC : SUBURBAN COMM.
f 1 C2 : RURAL f 1 C4 : URBAN GENERAL
f 1 C2T RURAL TOWN f ] CS : URBAN CENTER
f 1 C3R : SUBURBAN RES. f J C6 : URBAN CORE
1 NIA : LA. FACILITY
FUNCTIONAL CLASSIFICATION
(J FNTER57ATE !i MAJOR COLLECTOR
{J FRFEWAYIENPWY. {J MINOR COLLECTOR
() PRINCIPAL ARTERIAL (X) LOCAL
(I MINOR ARTERIAL
HIGHWAY SYSTEM
I I
NATION& POG"INAY SYSTEM
f )
STRATE61C FAMERNOVAL SYSTEM
( I
STATE HIGHWAY SYSTEM
450'PROPOSED ROW
fX)
OFF -STATE NfGMWRY SYSTEM
317
¢ FRONTAGE RD
ACCESS CLASSIFICATION
r 1
I . FRFEWAr
22 lr Tr r r s r
r 1
2 - RESTRICTIVE WlSetrice Roads
f ]
3 - RESTRICTIVE W1660 f1- Connection Spdcmq
! 1
4 - NON-RESTRICTIVE .12640 It. Sig—] 5pacing
r 1
5 - RESTRICTIVE .1440 f1. connech— spa—y
O,p ,p .02
I I
6 - NOR -RESTRICTIVE W11310 ft. Signal Spatrrtg
- --- J z Ll1 LJ1 L.11U1 V
00
7 - BOTH MEDIAN TYPES
CONC. S/W r4' TNIM
CURB AND GUTTER CURB AND GUTTER
TYPE F TYPE F
CRITERIA
TYPICAL SECTION 5
rx1
NEW CONSTRUCTION 1 RECONSTRIOCT1O1V
FRONTAGE ROAD
f ]
RESURFACING ILA FAClIIT1E51
STA. 1+00 TO STA. 13+07
f ]
PAR (ARTERIALS & COLLECTORS)
POTENTIAL EXCEPTIONS AND VARIATIONS
RELATED TO TYPICAL SECTION:
TRAFFIC DATA
CURRENT YEAR - 207B AADT - 4,400
ESTIMATED OPENING YEAR = 2025 AAOT = 6,260
ESTIMATED DESIGN YEAR = 2045 AAOT = 7.200
K = g% 0 . 55% T . 7-5% f24 HOUR)
0ESI6N HOUR 7 = 4%
DESIGN SPEED = 25 MPH
POSTED SPEED - 25 MPH
FINANCIAL PROTECT !D SFfEET
N0.
435360-1-72-01 5
Appendix B
Agency Correspondence
Tori Kuba
From: White, Roshanna <White.Roshanna@epa.gov>
Sent: Monday, August 19, 2019 9:12 AM
To: Gwen.Pipkin@dot.state.fl.us
Cc: Tara.Jones@jacobs.com; Tori Kuba; vivianne.cross@dot.state.fl.us; Militscher, Chris;
Buskey, Traci P.
Subject: RE: 435368-1 - Immokalee Rd at Randall Blvd - NRE
Dear Ms. Pipkin:
The Environmental Protection Agency (EPA) reviewed the Natural Resource Evaluation (NRE) for a CATEX II
that evaluated two alternatives (No Build and Build Alternatives) for the potential improvements at the
intersection of Immokalee Road (CR-846) and Randall Boulevard in Collier County, FL. The Build Alternative
has two phases that include the widening of Randall Boulevard from two lanes undivided to four lanes divided
with the capacity to expand to six lanes in the future. Phase I of the Build Alternative includes an at -grade
intersection with three left turn only lanes from Westbound Randall Boulevard to Westbound Immokalee Road
(CR-846) and a continuous flow right turn from Eastbound Immokalee Road (CR-846) to Eastbound Randall
Boulevard. Phase 2 of the Build Alternative proposes a grade -separated flyover bridge to allow the Westbound
Randall Boulevard left turns to bypass the signalized intersection at Immokalee Road (CR-846). Phase 1 serves
as an interim improvement until additional mobility and capacity is needed and Phase 2 is the ultimate
intersection improvement.
The EPA's previous technical comments during the ETDM #14125 Programming Screen indicated that the
degree of effect for Wetlands and Surface Water was Minimal. For the Build Alternative in Phase 2 (larger
footprint of both phases) FDOT District 1 anticipates 0.30 acres of permanent fill impacts to surface waters and
that the surface water is of low to moderate quality. FDOT District 1 anticipates minimal effects and its
implementation measures to address wetlands impacts include the following:
Address in the final design for the project practicable measures to avoid or minimize impacts;
Use best management practices (BMPs) to control erosion during construction to minimize impacts to
any wetlands and surface waters that are affected by the proposed project; and
Mitigate unavoidable impacts to surface waters pursuant to S. 373.4137 FS to satisfy all mitigation
requirements of Part IV, Chapter 373 FS and 33 U.S.C. 1344 (should state and/or federal regulations
require it).
The EPA supports it previous technical comments and does not expect significant environmental impacts to
wetlands and water surface for the proposed project. If you have any questions, please contact at the
information below.
Sincerely,
Roshanna White I Life Scientist
National Environmental Policy Act (NEPA) Section I Strategic Programs Office
U.S. Environmental Protection Agency I Region IV
Voice: 404-562-9035 1 Email: white.roshanna@epa.gov
From: vivianne.cross@dot.state.fl.us<Vivianne.Cross@dot.state.fl.us>
Sent: Friday, July 19, 2019 2:09 PM
To: White, Roshanna <White.Roshanna@epa.gov>
Cc: Gwen. Pipkin@dot.state.fl.us; Tara.Jones@jacobs.com; tkuba@esassoc.com
Subject: 435368-1 - Immokalee Rd at Randall Blvd - NRE
You have received 1 secure file from Vivian ne.Cross(abdot.state.fl.US.
Use the secure link below to download.
Dear Ms. White:
The Florida Department of Transportation (FDOT) District One, in conjunction with the FDOT Office of
Environmental Management (OEM), has initiated a Project Development and Environment (PD&E) study to
evaluate proposed improvements for the intersection of Immokalee Road (CR 846) at Randall Boulevard in Collier
County, Florida. The study extends along Immokalee Road (CR 846) from just west of Wilson Boulevard to south of
Oil Well Road and along Randall Boulevard to east of 8th Street NE. The primary goal of the proposed project is to
improve intersection operations to serve future travel demand through 2045. The project is located in Sections 22,
26, and 27, of Township 48 South, and Range 27 East, Collier County, Florida.
As part of the PD&E Study, a Natural Resource Evaluation (NRE) was prepared to document potential impacts to
protected species, habitat, and wetlands associated with this project. The NRE provides the documentation and
rationale to support effect determinations for protected resources within the project limits. The Build Alternative is
proposed to improve the intersection in two phases. Phase 1 includes at -grade intersection improvements and
Phase 2 proposes a grade -separated flyover bridge and serves as the ultimate intersection improvement. The Build
Alternative Phase 2 was evaluated since it is the ultimate improvement and larger footprint.
Natural habitats within the study area consist of herbaceous dry prairie, upland shrub and brushland, pine
flatwoods, channelized waterways, cypress/pine/cabbage palm wetlands, and freshwater marsh wetlands. No
impacts to any natural habitats are associated with the No -Build Alternative. The total impact area proposed for
Build Alternative Phase 2 is 23.04 acres. Of this amount, the majority of the impact will be to Florida Land Use,
Cover and Forms Classification System (FLUCCS) 8140 Roads and Highways, which is already developed; this
FLUCCS category comprises approximately 58 percent of the current project area. The natural habitat within the
Build Alternative Phase 2 which will have the largest area of habitat impacts is Pine Flatwoods (FLUCCS 4110); this
category totals 4.99 acres and comprises approximately 22 percent of the project area. The Build Alternative Phase
2 will result in 0.30 acres of surface water impacts (Cocohatchee Canal). Mitigation for surface water impacts will be
addressed pursuant to Chapter 373.4137, Florida Statutes (F.S.) in order to satisfy all mitigation requirements of
Part IV, Chapter 373, F.S. and 33 U.S.C. 1344. No essential fish habitat is documented within or adjacent to the
project limits; therefore, no essential fish habitat will be impacted.
Environmental scientists reviewed the project limits as it pertains to state and federally protected species and field
surveys were conducted on February 10, 11, and 25, 2015, and October 4, 2018. Additionally, acoustic surveys for
the Florida bonneted bat (Eumops floridanus) were conducted April 24, 25, and May 6-8, 2019. Based on those
surveys and literature reviews, it was determined that the Immokalee Road (CR 846) study area does not contain
suitable habitat for most of the protected species known to occur within Collier County. Based on the NRE, it is
determined that the proposed project will have no effect on five (5) of the federally protected species reviewed.
These include the Florida scrub -jay (Aphelocoma coerulescens); shorebirds including the red knot (Calidris
canutus), piping plover (Charadrius melodus) and roseate tern (Sterna dougallii); red -cockaded woodpecker
(Picoides borealis); Everglades snail kite (Rostrhamus sociabilis plumbeus); Florida bonneted bat; and West Indian
manatee (Trichechus manatus). The effect determination for the remaining three (3) federally listed species is
discussed below.
For the eastern indigo snake (Drymarchon corais couperi), it is determined that the proposed project may affect, but
is not likely to adversely affect the species. The project area contains limited habitat; however, the FDOT will
adhere to the most recent version of the U.S. Fish and Wildlife Service (USFWS) Standard Protection Measures for
the Eastern Indigo Snake.
For the wood stork (Mycteria americana), it is determined that the proposed project may affect, but is not likely to
adversely affect the species. The determination is based on a small surface water impact (0.30 acres) to potential
foraging habitat. However, it is anticipated that wetland mitigation will more than compensate foraging habitat
impacts. Wetland mitigation will be addressed pursuant to Chapter 373.4137, Florida Statutes (F.S.) in order to
satisfy all mitigation requirements of Part IV, Chapter 373, F.S. and 33 U.S.C. 1344. There will not be any
permanent impacts to wood stork nesting areas or rookeries.
Finally, for the Florida panther (Puma concolor coryi), it is determined that the proposed project may affect, but is
not likely to adversely affect the species. The value of impacted habitats to the Florida panther was calculated using
the USFWS Panther Tool. Impacts associated with the Build Alternative Phase 2 are all within the USFWS Florida
Panther Secondary Zone and within habitat types categorized as pine forest, dry prairie, and shrub swamp/brush
within the USFWS Panther Tool. Using this tool, 118 panther habitat unit (PHU) credits would be expected to be
sufficient mitigation for construction of the proposed build alternative.
For eight (8) state listed species, the gopher tortoise (Gopherus polyphemus); Florida sandhill crane (Antigone
canadensis pratensis); Florida burrowing owl (Athene cunicularia floridana); Southeastern American kestrel (Falco
sparverius paulus); and wading birds including the little blue heron (Egretta caerulea), reddish egret (Egretta
rufescens), tricolored heron (Egretta tricolor), and roseate spoonbill (Platalea ajaja) the effect determination is no
adverse effect anticipated. There is limited habitat available for these species; and no individuals or burrows/nests
were observed during preliminary field surveys of appropriate habitat. There is no effect anticipated on the following
state -protected species: Shorebirds including the black skimmer (Rynchops niger), snowy plover (Charadrius
nivosus), and least tern (Sternula antillarum).
Two species which may occur in the project vicinity are not listed as threatened, endangered, or species of special
concern (SSC), but receive other legal protection are the Florida black bear (Ursus americanus floridanus) and bald
eagle (Haliaeetus leucocephalus). Since Build Alternative Phase 2 only requires minimal additional right-of-way, no
new through -lanes will be added on Immokalee Road (CR 846), and the project is an existing paved roadway to
which bears have acclimated, there is no adverse effect anticipated on the Florida black bear. The project has no
effect on the bald eagle since there are no active nests in the vicinity of the project and bald eagles were not
observed nearby.
Project commitments may be established at any time during the PD&E; Design; Construction; and Operation and
Maintenance phases of a project. Based upon findings of the preliminary data collection, general corridor surveys,
and ongoing coordination, the FDOT is considering the following project commitments:
• The most recent version of USFWS' Standard Protection Measures for the Eastern Indigo Snake will be adhered
to during construction of the proposed project.
• FDOT will purchase any necessary PHU credits during design and prior to permitting.
• The FDOT will follow the FDOT Supplemental Standard Specification 7-1.4.1 Additional Requirements for the
Florida Black Bear to minimize human -bear interactions associated with construction sites during project
construction.
• A gopher tortoise burrow survey within suitable tortoise habitat will be conducted prior to construction.
Additionally, implementation measures are actions that the FDOT is required to take per procedure, standard
specifications, or other agency requirements. These are standard measures which will be implemented at a later
project phase. For this project, implementation measures that address protected species and wetlands -related
items include:
• Practicable measures to avoid or minimize impacts will be further addressed during final design for the project;
• Best Management Practices (BMPs) will be utilized for erosion control during construction to minimize impacts to
any wetlands and surface waters that are affected by the proposed project; and
• Unavoidable impacts to surface waters will be mitigated pursuant to S. 373.4137 FS to satisfy all mitigation
requirements of Part IV, Chapter 373 FS and 33 U.S.C. 1344 should state and/or federal regulations require it.
The FDOT will continue to coordinate with you throughout this PD&E Study and additional coordination will occur as
needed during the design and construction phases of the project. This NRE is provided for your review and
comment. If you have any questions, please do not hesitate to call me at (863) 519-2375 or via email at
awen.Diokin cni dot.state.fl.us.
Sincerely,
Florida Fish
and Wildlife
Conservation
Commission
Commissioners
Robert A. Spottswood
Chairman
Key West
Michael W. Sole
Vice Chairman
Tequesta
Rodney Barreto
Coral Gables
Steven Hudson
Fort Lauderdale
Gary Lester
Oxford
Gary Nicklaus
Jupiter
Sonya Rood
St. Augustine
Office of the
Executive Director
Eric Sutton
Executive Director
Thomas H. Eason, Ph.D.
Assistant Executive Director
Jennifer Fitzwater
Chief of Staff
850-487-3796
850-921-5786 FAX
Managing fish and wildlife
resources for their long-term
well-being and the benefit
of people.
620 South Meridian Street
Tallahassee, Florida
32399-1600
Voice: 850-488-4676
Hearing/speech-im paired:
800-955-8771(T)
800 955-8770 (V)
MyFWC.com
August 9, 2019
Ms. Gwen Pipkin
Environmental Manager
Florida Department of Transportation (FDOT) District One
801 North Broadway Avenue
Bartow, FL 33830
Gwen.Pipkin&DOT. state. fl.us
Re: Immokalee Road CR 846 at Randall Boulevard, Collier County, Natural
Resources Evaluation, File Number 435368-1, ETDM 14125
Dear Ms. Pipkin:
The Florida Fish and Wildlife Conservation Commission (FWC) staff has reviewed the
Natural Resources Evaluation Report for the above -referenced project in accordance with
Chapter 379, Florida Statutes, and Rule 68A-27, Florida Administrative Code. We agree
with the determinations of effect and support the project commitments for protected
species.
If you need further assistance, please do not hesitate to contact our office by email at
FWCConservationPlanningServices(a),MyFWC.com. If you have specific technical
questions regarding the content of this letter, contact Brian Barnett at (772) 579-9746 or
email brian.bamett(a,MyFWC.com.
Sincerely,
Fritz Wettstein
Land Use Planning Program Administrator
Office of Conservation Planning Services
fw/bb
ENV 1-13-2
lmmokalee Road CR 846 at Randall Boulevard_39952_080919
Gwen Pipkin
Environmental Manager
FDOT, District One
Cc: Tori Kuba, ESA Scheda
Tara Jones, Jacobs Engineering
Enclosure(s):
One original copy of the NRE (July 2019)
Secure File Downloads:
Available until: 02 August 2019
Click link to download:
19-07-19 - Immokalee Rd at Randall Blvd - NRE.pdf
21.50 MB
Thank you for sharing files securely.
Secured by Accellion
CF 200 0
-ZOn 9FDOT�\
Ir US. U S Fish and Wildlife Service
� +r T�
Florida Depm
FISII & WILDl.IF6
SERVICE
1339 200' Street
Vero Beach, Florida 32960
RO'1 DES 0015
772-562-3909 Fax 772-562-4288
GOB ERNOR
FWS Log No.
The U.S. Fish and Wildlife Service has reviewed the
Jul} 18, 2019
information provided and finds that the proposed action is not likely to adversely
affect any federally listed species or designated critical habitat protected by the
Endangered Species Act of 1973 (Act), as amended (16 U.S.C. 1531 et. seq.). A
record of this consultation is on file at the South Florida Ecological Service Office.
Mr. John W rublik
United States Fish and Wildlife Service
This fulfills the requirements of section 7 of the Act and further action is not
required. If modifications are made to the project, if additional information
South Flonda Evolouieal Services Off ice
involving potential effects to listed species becomes available, or if a new species is
1339 20th Street
listed, reinitiation of consultation may be necessary.
Vero Beach, FL 12960
h{,guy
1t�lut �1 ntiil�I ..cr.
Roxanna Hi'Hi' nzman�ield Supervisor Daie
Subject: Natural Resource Evaluation
Immokalee Road (CR 846) at Randall Boulevard intersection PD&E Study
Collier County, Florida
FP1D No. 435368-1-22-01
Federal .Aid Project No. 1545-003-S
ETDh1 No. 14125
Dear Mr. Wrublik;
The Florida Department of Transportation (FDOT) District One. in conjunction with the FDOT Office of
Environmental Management (OEM), has initiated a Project Development and Environment (PD&E) study to
evaluate proposed improvements for the intersection of Immokalee Road (CR 946) at Randall Boulevard in Collier
County, Florida. The study extends along Immokalee Road (CR 846) from just west of Wilson Boulevard to south
of Oil Well Road and along Randall Boulevard to east of 8th Street NE. The primary, goal of the proposed project is
to improve intersection operations to serve future travel demand through 2045. The project is located in Sections 22,
26, and 27. of 1-ownship 48 South, and Range 27 East. Collier County, Florida.
As part of the PD&1= Study, a Natural Resource Evaluation (NRE) was prepared to document potential impacts to
protected species, habitat. and wetlands associated with this project. The NRE provides the documentation and
rationale to support effect determinations for protected resources within the project limits. The Build Alternative is
proposed to improve the intersection in two phases. Phase I includes at -grade intersection improvements and Phase
2 proposes a grade -separated flyover bridge and serves as the ultimate intersection improvement. The Build
Alternative Phase 2 was evaluated since it is the ultimate improvement and larger footprint.
Natural habitats Na ithin the study area consist of herbaceous dry prairie, upland shrub and brushland, pine flatwoods.
channeli7ed waterways, cypress,pine'cabbage paten wetlands, and fresh%Aater marsh wetlands. No impacts to and
natural habitats are associated with the No -Build Alternative. The total impact area proposed for Build Alternative
Phase 2 is 23.04 acres. Of this amount, the majority of the impact will be to Florida I -and Use, Cover and Farms
Classification System (FT UCCS) 8140 Roads and Ilighways, which is already developed; this FLUCCS category
comprises approximately 58 percent of the current project area. The natural habitat within the Build Alternative
Phase 2 which will have the largest area of habitat impacts is Pine Flatwoods (FLUCCS 41 10); this category totals
"1S N .tdell.LtIN
Mr. John Wrublik
June 18, 2019
Page 12
4.99 acres and comprises approximately 22 percent of the project area. The Build Alternative Phase 2 will result in
0.30 acres of surface water impacts (Cocohatchee Canal). Mitigation for surface water impacts will be addressed
pursuant to Chapter 373.4137, Florida Statutes (F.S.) in order to satisfy all mitigation requirements of Part IV,
Chapter 373, F.S. and 33 U.S.C. 1344. No essential fish habitat is documented within or adjacent to the project
limits; therefore, no essential fish habitat will be impacted.
Environmental scientists reviewed the project limits as it pertains to state and federally protected species and field
surveys were conducted on February 10, 11, and 25, 2015, and October 4, 2018. Additionally, acoustic surveys for
the Florida bonneted bat (Eumops floridanus) were conducted April 24, 25, and May 6-8, 2019. Based on those
surveys and literature reviews, it was determined that the Immokalee Road (CR 846) study area does not contain
suitable habitat for most of the protected species known to occur within Collier County. Based on the NRE, it is
determined that the proposed project will have no effect on five (5) of the federally protected species reviewed.
These include the Florida scrub jay (Aphelocoma coerulescens); Shorebirds including the red knot (Calidris
canutus), piping plover (Charadrius melodus), roseate tern (Sterna dougallii); red -cockaded woodpecker (Picoides
borealis); Everglades snail kite (Rostrhamus sociabilis plumbeus); Florida bonneted bat; and West Indian manatee
(Trichechus manatus). The effect determination for the remaining three (3) federally listed species is discussed
below.
For the eastern indigo snake (Drymarchon corais couperi), it is determined that the proposed project may affect,
but is not likely to adversely affect the species. The project area contains limited habitat; however, the FDOT will
adhere to the most recent version of the U.S. Fish and Wildlife Service (USFWS) Standard Protection Measures for
the Eastern Indigo Snake.
For the wood stork (Mycteria americana), it is determined that the proposed project may affect, but is not likely to
adversely affect the species. The determination is based on a small surface water impact (0.30 acres) to potential
foraging habitat. However, it is anticipated that wetland mitigation will more than compensate to the foraging habitat
impacts. Wetland mitigation will be addressed pursuant to Chapter 373.4137, Florida Statutes (F.S.) in order to
satisfy all mitigation requirements of Part IV, Chapter 373, F.S. and 33 U.S.C. 1344. There will not be any permanent
impacts to wood stork nesting areas or rookeries.
Finally, for the Florida panther (Puma concolor coryi), it is determined that the proposed project may affect, but is
not likely to adversely affect the species. The value of impacted habitats to the Florida panther was calculated
using the USFWS Panther Tool. Impacts associated with the Build Alternative Phase 2 are all within the USFWS
Florida Panther Secondary Zone and within habitat types categorized as pine forest, dry prairie, and shrub
swamp/brush within the USFWS Panther Tool. Using this tool, 118 panther habitat unit (PHU) credits would be
expected to be sufficient mitigation for construction of the proposed build alternative.
For eight (8) state listed species, the gopher tortoise (Gopherus polyphemus); Florida sandhill crane (Antigone
canadensis pratensis); Florida burrowing owl (Athene cunicularia floridana); Southeastern American kestrel (Falco
sparverius paulus); and wading birds including the little blue heron (Egretta caerulea), reddish egret (Egretta
rufescens), tricolored heron (Egretta tricolor), and roseate spoonbill (Platalea ajaja) the effect determination is no
adverse effect anticipated. There is limited habitat available for these species; and no individuals or burrows/nests
were observed during preliminary field surveys of appropriate habitat.
Two species which may occur in the project vicinity are not listed as threatened, endangered, or species of special
concern (SSC), but receive other legal protection are the Florida black bear (Ursus americanus floridanus) and bald
eagle (Haliaeetus leucocephalus). Since the Build Alternative Phase 2 only requires minimal additional right-of-
way, no new through -lanes will be added on Immokalee Road (CR 846), and the project is an existing paved roadway
to which bears have acclimated, there is no adverse effect anticipated on the Florida black bear.. The project has no
www.fdot.gov
Mr. John Wrublik
June 18, 2019
Page 13
effect on the bald eagle since there are no active nests in the vicinity of the project and bald eagles were not observed
nearby.
Project commitments may be established at any time during the PD&E; Design; Construction; and Operation and
Maintenance phases of a project. Based upon findings of the preliminary data collection, general corridor surveys,
and ongoing coordination, the FDOT is considering the following project commitments:
• The most recent version of USFWS' Standard Protection Measures for the Eastern Indigo Snake will be
adhered to during construction of the proposed project.
• FDOT will purchase any necessary PHU credits following formal consultation and prior to construction.
• The FDOT will follow the FDOT Supplemental Standard Specification 7-1.4.1 Additional Requirements for
the Florida Black Bear to minimize human -bear interactions associated with construction sites during
project construction.
• A gopher tortoise burrow survey within suitable tortoise habitat will be conducted prior to construction.
Additionally, implementation measures are actions that the FDOT is required to take per procedure, standard
specifications, or other agency requirements. These are standard measures which will be implemented at a later
project phase. For this project, implementation measures that address protected species and wetlands -related items
include:
Practicable measures to avoid or minimize impacts will be further addressed during final design for the
project;
Best Management Practices (BMPs) will be utilized for erosion control during construction to minimize
impacts to any wetlands and surface waters that are affected by the proposed project; and
Unavoidable impacts to surface waters will be mitigated pursuant to S. 373.4137 FS to satisfy all mitigation
requirements of Part IV, Chapter 373 FS and 33 U.S.C. 1344 should state and/or federal regulations require
it.
The FDOT will continue to coordinate with you throughout this PD&E Study and additional coordination will occur
as needed during the design and construction phases of the project. This NRE is provided for your review and
comment. If you have any questions, please do not hesitate to call me at (863) 519-2375 or via email at
g en.pipkingdot.state.fl.us.
Sincerely,
Gwen Pipkin
Environmental Manager
FDOT, District One
Cc: Tori Kuba, ESA Scheda
Tara Jones, Jacobs Engineering
Enclosure(s):
One original copy of the NRE (July 2019)
www.fdot.gov
Tori Kuba
From:
David Rydene - NOAA Federal <david.rydene@noaa.gov>
Sent:
Tuesday, July 23, 2019 11:15 AM
To:
vivianne.cross@dot.state.fl.us
Cc:
Gwen Pipkin; Tara.Jones@jacobs.com; Tori Kuba
Subject:
Re: 435368-1 - Immokalee Rd at Randall Blvd - NRE
NMFS staff has reviewed the Natural Resources Evaluation for the proposed intersection improvements at
Immokalee Road (CR 846) and Randall Boulevard in Collier County (435368-1). The report appears to give a
thorough assessment of natural resource impacts due to the proposed project. With the construction of
upgraded stormwater treatment systems and the use of best management practices during construction, NMFS
expects that any impacts to downstream NMFS trust resources will be minimal.
On Fri, Jul 19, 2019 at 2:11 PM vivianne.cross kdot.state. fl.us <Vivianne. Cross( a�dot.state. fl.us> wrote:
You have received 1 secure file from Vivian ne.Cross(a)-dot.state.f1.us.
Use the secure link below to download.
Dear Mr. Rydene:
The Florida Department of Transportation (FDOT) District One, in conjunction with the FDOT Office of
Environmental Management (OEM), has initiated a Project Development and Environment (PD&E) study to
evaluate proposed improvements for the intersection of Immokalee Road (CR 846) at Randall Boulevard in Collier
County, Florida. The study extends along Immokalee Road (CR 846) from just west of Wilson Boulevard to south of
Oil Well Road and along Randall Boulevard to east of 8th Street NE. The primary goal of the proposed project is to
improve intersection operations to serve future travel demand through 2045. The project is located in Sections 22,
26, and 27, of Township 48 South, and Range 27 East, Collier County, Florida.
As part of the PD&E Study, a Natural Resource Evaluation (NRE) was prepared to document potential impacts to
protected species, habitat, and wetlands associated with this project. The NRE provides the documentation and
rationale to support effect determinations for protected resources within the project limits. The Build Alternative is
proposed to improve the intersection in two phases. Phase 1 includes at -grade intersection improvements and
Phase 2 proposes a grade -separated flyover bridge and serves as the ultimate intersection improvement. The Build
Alternative Phase 2 was evaluated since it is the ultimate improvement and larger footprint.
Natural habitats within the study area consist of herbaceous dry prairie, upland shrub and brushland, pine
flatwoods, channelized waterways, cypress/pine/cabbage palm wetlands, and freshwater marsh wetlands. No
impacts to any natural habitats are associated with the No -Build Alternative. The total impact area proposed for
Build Alternative Phase 2 is 23.04 acres. Of this amount, the majority of the impact will be to Florida Land Use,
Cover and Forms Classification System (FLUCCS) 8140 Roads and Highways, which is already developed; this
FLUCCS category comprises approximately 58 percent of the current project area. The natural habitat within the
Build Alternative Phase 2 which will have the largest area of habitat impacts is Pine Flatwoods (FLUCCS 4110); this
category totals 4.99 acres and comprises approximately 22 percent of the project area. The Build Alternative Phase
2 will result in 0.30 acres of surface water impacts (Cocohatchee Canal). Mitigation for surface water impacts will be
addressed pursuant to Chapter 373.4137, Florida Statutes (F.S.) in order to satisfy all mitigation requirements of
Part IV, Chapter 373, F.S. and 33 U.S.C. 1344. No essential fish habitat is documented within or adjacent to the
project limits; therefore, no essential fish habitat will be impacted.
Environmental scientists reviewed the project limits as it pertains to state and federally protected species and field
surveys were conducted on February 10, 11, and 25, 2015, and October 4, 2018. Additionally, acoustic surveys for
the Florida bonneted bat (Eumops floridanus) were conducted April 24, 25, and May 6-8, 2019. Based on those
surveys and literature reviews, it was determined that the Immokalee Road (CR 846) study area does not contain
suitable habitat for most of the protected species known to occur within Collier County. Based on the NRE, it is
determined that the proposed project will have no effect on five (5) of the federally protected species reviewed.
These include the Florida scrub -jay (Aphelocoma coerulescens); shorebirds including the red knot (Calidris
canutus), piping plover (Charadrius melodus) and roseate tern (Sterna dougallii); red -cockaded woodpecker
(Picoides borealis); Everglades snail kite (Rostrhamus sociabilis plumbeus); Florida bonneted bat; and West Indian
manatee (Trichechus manatus). The effect determination for the remaining three (3) federally listed species is
discussed below.
For the eastern indigo snake (Drymarchon corais couperi), it is determined that the proposed project may affect, but
is not likely to adversely affect the species. The project area contains limited habitat; however, the FDOT will
adhere to the most recent version of the U.S. Fish and Wildlife Service (USFWS) Standard Protection Measures for
the Eastern Indigo Snake.
For the wood stork (Mycteria americana), it is determined that the proposed project may affect, but is not likely to
adversely affect the species. The determination is based on a small surface water impact (0.30 acres) to potential
foraging habitat. However, it is anticipated that wetland mitigation will more than compensate foraging habitat
impacts. Wetland mitigation will be addressed pursuant to Chapter 373.4137, Florida Statutes (F.S.) in order to
satisfy all mitigation requirements of Part IV, Chapter 373, F.S. and 33 U.S.C. 1344. There will not be any
permanent impacts to wood stork nesting areas or rookeries.
Finally, for the Florida panther (Puma concolor coryi), it is determined that the proposed project may affect, but is
not likely to adversely affect the species. The value of impacted habitats to the Florida panther was calculated using
the USFWS Panther Tool. Impacts associated with the Build Alternative Phase 2 are all within the USFWS Florida
Panther Secondary Zone and within habitat types categorized as pine forest, dry prairie, and shrub swamp/brush
within the USFWS Panther Tool. Using this tool, 118 panther habitat unit (PHU) credits would be expected to be
sufficient mitigation for construction of the proposed build alternative.
For eight (8) state listed species, the gopher tortoise (Gopherus polyphemus); Florida sandhill crane (Antigone
canadensis pratensis); Florida burrowing owl (Athene cunicularia floridana); Southeastern American kestrel (Falco
sparverius paulus); and wading birds including the little blue heron (Egretta caerulea), reddish egret (Egretta
rufescens), tricolored heron (Egretta tricolor), and roseate spoonbill (Platalea ajaja) the effect determination is no
adverse effect anticipated. There is limited habitat available for these species; and no individuals or burrows/nests
were observed during preliminary field surveys of appropriate habitat. There is no effect anticipated on the following
state -protected species: Shorebirds including the black skimmer (Rynchops niger), snowy plover (Charadrius
nivosus), and least tern (Sternula antillarum).
Two species which may occur in the project vicinity are not listed as threatened, endangered, or species of special
concern (SSC), but receive other legal protection are the Florida black bear (Ursus americanus floridanus) and bald
eagle (Haliaeetus leucocephalus). Since Build Alternative Phase 2 only requires minimal additional right-of-way, no
new through -lanes will be added on Immokalee Road (CR 846), and the project is an existing paved roadway to
which bears have acclimated, there is no adverse effect anticipated on the Florida black bear. The project has no
effect on the bald eagle since there are no active nests in the vicinity of the project and bald eagles were not
observed nearby.
Project commitments may be established at any time during the PD&E; Design; Construction; and Operation and
Maintenance phases of a project. Based upon findings of the preliminary data collection, general corridor surveys,
and ongoing coordination, the FDOT is considering the following project commitments:
• The most recent version of USFWS' Standard Protection Measures for the Eastern Indigo Snake will be adhered
to during construction of the proposed project.
• FDOT will purchase any necessary PHU credits during design and prior to permitting.
• The FDOT will follow the FDOT Supplemental Standard Specification 7-1.4.1 Additional Requirements for the
Florida Black Bear to minimize human -bear interactions associated with construction sites during project
construction.
• A gopher tortoise burrow survey within suitable tortoise habitat will be conducted prior to construction.
Additionally, implementation measures are actions that the FDOT is required to take per procedure, standard
specifications, or other agency requirements. These are standard measures which will be implemented at a later
project phase. For this project, implementation measures that address protected species and wetlands -related
items include:
• Practicable measures to avoid or minimize impacts will be further addressed during final design for the project;
• Best Management Practices (BMPs) will be utilized for erosion control during construction to minimize impacts to
any wetlands and surface waters that are affected by the proposed project; and
• Unavoidable impacts to surface waters will be mitigated pursuant to S. 373.4137 FS to satisfy all mitigation
requirements of Part IV, Chapter 373 FS and 33 U.S.C. 1344 should state and/or federal regulations require it.
The FDOT will continue to coordinate with you throughout this PD&E Study and additional coordination will occur as
needed during the design and construction phases of the project. This NRE is provided for your review and
comment. If you have any questions, please do not hesitate to call me at (863) 519-2375 or via email at
gwen.pipkin(@dot.state.fl.us.
Sincerely,
Gwen Pipkin
Environmental Manager
FDOT, District One
Cc: Tori Kuba, ESA Scheda
Tara Jones, Jacobs Engineering
Enclosure(s):
One original copy of the NRE (July 2019)
Secure File Downloads:
Available until: 02 August 2019
Click link to download:
19-07-19 - Immokalee Rd at Randall Blvd - NRE.pdf
21.50 MB
Thank you for sharing files securely.
Secured by Accellion
David Rydene, Ph.D.
Fish Biologist
National Marine Fisheries Service
Habitat Conservation Division
263 13th Avenue South
St. Petersburg, FL 33701
Office (727) 824-5379
Cell (813) 992-5730
Fax (727) 824-5300
U.S. DEPARTMENT OF AGRICULTURE
Natural Resources Conservation Service
FARMLAND CONVERSION IMPACT RATING
FOR CORRIDOR TYPE PROJECTS
NRCS-CPA-106
(Rev. 1.91)
PART I (To be completed by Federal Agency)
3. Date of Land Evaluation Request
4.
Sheet 1 of 1
1. Name of Project Immokalee Rd/Randall Blvd PD&E, 435368-1
5. Federal Agency Involved FDOT OEM (pursuant to MOU with FHWA)
2. Type of Project Widening with intersection improvements
6. County and State Collier County, FL
PART II (To be completed by NRCS)
1. Date Request Received by NRCS
3119/19
2. Person Completing Form
LeRoy Crockett
3. Does the corridor contain prime, unique statewide or local important farmland? ❑ ❑
(If no, the FPPA does not apply - Do not complete additional parts of this form). YES NO
4. Acres Irrigated
26412
Average Farm Size
387
5. Major Crop(s)
citrus, vegetable
6. Farmable Land in Government Jurisdiction
Acres: 93360 % 7.2
7. Amount of Farmland As Defined in FPPA
Acres:51951 % .04(
8. Name Of Land Evaluation System Used
Soil Potential Rating
9. Name of Local Site Assessment System
None
10. Date Land Evaluation Returned by NRCS
4/8/19
PART III (To be completed by Federal Agency)
Alternative Corridor For Segment
Corridor A
Corridor B
Corridor C
Corridor D
A. Total Acres To Be Converted Directly
5.2
B. Total Acres To Be Converted Indirectly, Or To Receive Services
C. Total Acres In Corridor
5.2
PART IV (To be completed by NRCS) Land Evaluation Information
A. Total Acres Prime And Unique Farmland
5.2
B. Total Acres Statewide And Local Important Farmland
0
C. Percentage Of Farmland in County Or Local Govt. Unit To Be Converted
0.000056
D. Percentage Of Farmland in Govt. Jurisdiction With Same Or Higher Relative Value
33.5
PART V (To be completed by NRCS) Land Evaluation Information Criterion Relative
value of Farmland to Be Serviced or Converted Scale of 0 -100 Points
52.1
PART VI (To be completed by FederalAgency) Corridor
Assessment Criteria (These criteria are explained in 7 CFR 658.5(c))
Maximum
Points
1. Area in Nonurban Use
15
8
2. Perimeter in Nonurban Use
10
6
3. Percent Of Corridor Being Farmed
20
0
4. Protection Provided By State And Local Government
20
20
5. Size of Present Farm Unit Compared To Average
10
0
6. Creation Of Nonfarmable Farmland
25
4
7. Availablility Of Farm Support Services
5
5
8. On -Farm Investments
20
10
9. Effects Of Conversion On Farm Support Services
25
0
10. Compatibility With Existing Agricultural Use
10
0
TOTAL CORRIDOR ASSESSMENT POINTS
160
53
0
0
0
PART VII (To be completed by Federal Agency)
Relative Value Of Farmland (From Part V)
100
52.1
0
0
0
Total Corridor Assessment (From Part VI above or a local site
assessment)
160
53
0
0
0
TOTAL POINTS (Total of above 2 lines)
260
105.1
0
0
0
1. Corridor Selected:
Build Alternative Phase 2
2. Total Acres of Farmlands to be
Converted by Project:
5.2 acres
3. Date Of Selection:
4/16/19
4. Was A Local Site Assessment Used?
YES 0 NO
5. Reason For Selection:
Build Alternative Phase 2 was selected due to minimal impacts and low level of significant (less than 160 points) for
impacted farmlands within and adjacent to the proposed corridor.
o lho-In 44�_� - Z(_
NOTE: Complete a form for each segment with more than one Alternate Corridor
NRCS-CPA-106 (Reverse)
CORRIDOR - TYPE SITE ASSESSMENT CRITERIA
The following criteria are to be used for projects that have a linear or corridor - type site configuration connecting two distant
points, and crossing several different tracts of land. These include utility lines, highways, railroads, stream improvements, and flood
control systems. Federal agencies are to assess the suitability of each corridor - type site or design alternative for protection as farmland
along with the land evaluation information.
(1) How much land is in nonurban use within a radius of 1.0 mile from where the project is intended?
More than 90 percent - 15 points
90 to 20 percent - 14 to 1 point(s)
Less than 20 percent - 0 points
(2) How much of the perimeter of the site borders on land in nonurban use?
More than 90 percent - 10 points
90 to 20 percent - 9 to 1 point(s)
Less than 20 percent - 0 points
(3) How much of the site has been farmed (managed for a scheduled harvest or timber activity) more than five of the last
10 years?
More than 90 percent - 20 points
90 to 20 percent - 19 to 1 point(s)
Less than 20 percent - 0 points
(4) Is the site subject to state or unit of local government policies or programs to protect farmland or covered by private programs
to protect farmland?
Site is protected - 20 points
Site is not protected - 0 points
(5) Is the farm unit(s) containing the site (before the project) as large as the average - size farming unit in the County ?
(Average farm sizes in each county are available from the NRCS field offices in each state. Data are from the latest available Census of
Agriculture, Acreage or Farm Units in Operation with $1,000 or more in sales.)
As large or larger - 10 points
Below average - deduct 1 point for each 5 percent below the average, down to 0 points if 50 percent or more below average - 9 to 0 points
(6) If the site is chosen for the project, how much of the remaining land on the farm will become non-farmable because of
interference with land patterns?
Acreage equal to more than 25 percent of acres directly converted by the project - 25 points
Acreage equal to between 25 and 5 percent of the acres directly converted by the project - 1 to 24 point(s)
Acreage equal to less than 5 percent of the acres directly converted by the project - 0 points
(7) Does the site have available adequate supply of farm support services and markets, i.e., farm suppliers, equipment dealers,
processing and storage facilities and farmer's markets?
All required services are available - 5 points
Some required services are available - 4 to 1 point(s)
No required services are available - 0 points
(8) Does the site have substantial and well -maintained on -farm investments such as barns, other storage building, fruit trees
and vines, field terraces, drainage, irrigation, waterways, or other soil and water conservation measures?
High amount of on -farm investment - 20 points
Moderate amount of on -farm investment - 19 to 1 point(s)
No on -farm investment - 0 points
(9) Would the project at this site, by converting farmland to nonagricultural use, reduce the demand for farm support
services so as to jeopardize the continued existence of these support services and thus, the viability of the farms remaining in the area?
Substantial reduction in demand for support services if the site is converted - 25 points
Some reduction in demand for support services if the site is converted - 1 to 24 point(s)
No significant reduction in demand for support services if the site is converted - 0 points
(10) Is the kind and intensity of the proposed use of the site sufficiently incompatible with agriculture that it is likely to
contribute to the eventual conversion of surrounding farmland to nonagricultural use?
Proposed project is incompatible to existing agricultural use of surrounding farmland - 10 points
Proposed project is tolerable to existing agricultural use of surrounding farmland - 9 to 1 point(s)
Proposed project is fully compatible with existing agricultural use of surrounding farmland - 0 points
Schooley, Cris/ORL
From: Schooley, Cris/ORL
Sent: Friday, April 12, 2019 2:08 PM
To: La ntzLorra i ne
Cc: Gramer, Bill/SWF; Marlon.Bizerra@dot.state.fl.us; Lauren. Peters@dot.state.fl.us; ScottTrinity; Jones,
Tara/O RL
Subject: RE: 435368-1 Immokalee Rd at Randall Blvd PD&E
Lorraine, below are my responses to the County comments on the Typical Section Package and concepts:
Comment
Response
I should add I am OK with cross -sections 11' lanes
The proposed flyover bridge includes a 10-foot
& 7' bike lane. No bikes on the bridge?
shoulder. FDOT considers shoulders bicycle
facilities.
Dropping one of the lane on the ramp before
Improvements at the Immokalee Road
you reach Immokalee Rd. is not desirable.
intersection with Wilson Boulevard have been
Currently our counts are showing
noted and it is our recommendation that a
approximately 1000 vehicles making the left
separate intersection improvement is included
turn during the AM peak hour I am sure the
with the Wilson Boulevard widening before the
projected volume may double that #. This
Flyover Ramp is implemented. We do not want to
may force us to fly the ramp over Wilson
delay the Phase 1— At -grade improvements as
Blvd.
these other projects are developed.
It appears that the project volumes in the
Thank you for the additional traffic information.
report are on the low side. ( see attached
The recommendation to proceed with
email for counts that we have at that
improvements is still valid.
intersection).
You need to move the U-Turn on Randall
The exact location of the U-turn under the Phase
farther east so it is not part of the signal
2- Flyover bridge should be refined during the
operations.
design phase.
I know these are not design plans but why is
The stop bar show aligns with the existing
the EB stop bar for the fire station so far from
location. It looks a bit odd because the
the driveway.
emergency signal pole is on the near side of the
driveway.
Why can't the Fire Station use the access
Changing the fire station access was not a part of
road and eliminate the driveway into
this study. If the fire station relocates in the
Immokalee.
future, the County should consider whether the
redeveloped parcel should connect to the access
road as you describe.
We should provide an EB U-Turn on Randall
We recommend median openings be evaluated
Blvd.
once access needs for the future commercial
development along Randall Boulevard are better
defined.
Since these comments to don't change the proposed Typical Section Package, please advise on next steps to receive
County sign -off before the public hearing.
Regards,
Cris Schooley, PE
Jacobs
Transportation Engineer & Planner I US South Consulting & Design
407.650.2188 office
407.334.2912 mobile
Cris.Schooley@jacobs.com
225 East Robinson Street, Suite 505
Orlando, Florida 32801
www.lacobs.com
[Professional Engineer in Florida]
From: LantzLorraine <Lorraine.Lantz@colliercountvfl.gov>
Sent: Thursday, April 04, 2019 11:35 AM
To: chris.schooley@iacobs.com
Cc: Jones, Tara/ORL <Tara.Jones@iacobs.com>; Gramer, Bill/SWF <Bill.Gramer@iacobs.com>;
Marlon.Bizerra@dot.state.fl.us; Lauren. Peters@dot.state.fLus; ScottTrinity <Trinity.Scott@colliercountyfl.gov>
Subject: [EXTERNAL] FW: 435368-1 Immokalee Rd at Randall Blvd PD&E
Chris,
Please see the emails below with the comments from Tony Khawaja — Chief Engineer from Traffic Operations.
Thank you,
Lorraine
Lorraine M. Lantz, AICP
Principal Planner
Co1iYe-r County
Collier County Capital Projects, Planning, Impact Fees & Program Management
NOTE: Email Address Has Changed
2685 S. Horseshoe Drive, Suite #103
Naples, FL 34104
Phone: (239) 252-5779
Lorraine.Lantz@CollierCountyFL.aov
From: KhawajaAnthony
Sent: Tuesday, March 12, 2019 3:24 PM
To: LantzLorraine <Lorraine.Lantz@colliercountyfl.gov>; ScottTrinity <Trinity.Scott@colliercountyfl.gov>; AhmadJay
<Jay.Ahmad@colliercountyfl.gov>; MessamMarlene <Marlene.Messam@colliercountyfl.gov>; PuenteMario
<Mario.Puente@colliercountyfl.gov>; FeyEric <Eric.Fey@colIiercountyfl.gov>
Subject: RE: 435368-1 Immokalee Rd at Randall Blvd PD&E
I should add I am OK with cross -sections 11' lanes & 7' bike lane. No bikes on the bridge?
From: KhawajaAnthony
Sent: Tuesday, March 12, 2019 3:21 PM
To: LantzLorraine <Lorraine.Lantz@colliercountyfl.gov>; ScottTrinity <Trinity.Scott@colliercountyfl.gov>; AhmadJay
<Jay.Ahmad@colliercountyfl.gov>; MessamMarlene <Marlene.Messam@colliercountyfl.gov>; PuenteMario
<Mario.Puente@colliercountyfl.gov>; FeyEric <Eric.Fey@colIiercountyfl.gov>
Subject: RE: 435368-1 Immokalee Rd at Randall Blvd PD&E
The followings are my comments:
• Dropping one of the lane on the ramp before you reach Immokalee Rd. is not desirable. Currently our counts are
showing approximately 1000 vehicles making the left turn during the AM peak hour I am sure the projected
volume may double that #. This may force us to fly the ramp over Wilson Blvd.
• It appears that the project volumes in the report are on the low side. ( see attached email for counts that we
have at that intersection).
• You need to move the U-Turn on Randall farther east so it is not part of the signal operations.
• I know these are not design plans but why is the EB stop bar for the fire station so far from the driveway.
• Why can't the Fire Station use the access road and eliminate the driveway into Immokalee.
• We should provide an EB U-Turn on Randall Blvd.
From: LantzLorraine
Sent: Tuesday, March 12, 2019 10:48 AM
To: ScottTrinity <Trinity.Scott@colliercountyfl.gov>; KhawajaAnthony <Anthony.Khawala@colIiercountyfl.gov>;
AhmadJay<Jay.Ahmad @colliercountyfl.gov>; MessamMarlene <Marlene.Messam@colliercountyfl.gov>; PuenteMario
<Mario.Puente@colliercountyfl.gov>; FeyEric <Eric.Fey@colliercountyfl.gov>
Subject: FW: 435368-1 Immokalee Rd at Randall Blvd PD&E
FDOT has requested that the County approve the Typical Sections for the Immokalee Road and Randall Blvd.
intersection. Please see attached and below. I am forwarding this on to facilitate the request.
Thank you,
Lorraine
Lorraine M. Lantz, AICP
Principal Planner
Coder C014MLY
Collier County Capital Projects, Planning, Impact Fees & Program Management
NOTE: Email Address Has Changed
2685 S. Horseshoe Drive, Suite #103
Naples, FL 34104
Phone: (239) 252-5779
Lorraine.Lantz@CollierCountyFL.aov
From: Schooley, Cris/ORL <Cris.Schoolev@iacobs.com>
Sent: Friday, March 8, 2019 4:29 PM
To: ScottTrinity <Trinity.Scott@colliercountyfl.gov>
Cc: Jones, Tara/ORL <Tara.Jones@iacobs.com>; Gramer, Bill/SWF <Bill.Gramer@*acobs.com>; William A. Hartmann
(William.Hartmann@dot.state.fl.us) <William.Hartmann@dot.state.fl.us>; Bizerra, Marlon
<Marlon.Bizerra@dot.state.fl.us>; Peters, Lauren <Lauren.Peters@dot.state.fl.us>; LantzLorraine
<Lorraine.Lantz@ coIIiercountyfl.gov>
Subject: 435368-1 Immokalee Rd at Randall Blvd PD&E
Trinity,
The FDOT would like the County's approval on the attached typical section package before the public hearing. I have also
attached the plan and profile for the proposed flyover, the Project Traffic Report, and response to comments. For
reference, the displays from the last public information meeting are on the project website at
http://swfIroads.com/immokalee/randaI l/pde/43536812201 Documents and Publications.html.
We would like to resolve any comments on the typical section package and receive signatures by April 8, 2019.
Regards,
Cris Schooley, PE
Jacobs
Transportation Engineer & Planner I US South Consulting & Design
407.650.2188 office
407.334.2912 mobile
Cris. Schooley(cD_iacobs.com
225 East Robinson Street, Suite 505
Orlando, Florida 32801
www.macobs.com
[Professional Engineer in Florida]
\\orlando\pro*\FloridaDOT\654523 Immokalee\PROJECT FOLDER\1200-Correspondence\12-Collier County\2019-3-08
NOTICE - This communication may contain confidential and privileged information that is for the sole use of the intended recipient. Any
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FDOT
Florida Department of Transportation
RON DESANTIS 801 North Broadway Avenue KEVIN J. THIBAUI.T, P.E.
GOVERNOR Bartow, FL33830 SECRETARY
March 6, 2019
Dr. Timothy Parsons, Director
Florida Division of Historical Resources
Department of State, R.A. Gray Building
500 South Bronough Street
Tallahassee, FL 32399-0250
,., TEz
Attention: Transportation Compliance Review Program
RE: Cultural Resource Assessment Survey
CO
Immokalee Road (CR 846)
and Randall Boulevard Intersection PD&E Study
_
U
Collier County, Florida
w.
Financial Management Number: 435368-1-22-01;
Q
Financial Aid Project No.: 1545-003S
w
Dear Dr. Parsons:
The Florida Department of Transportation (FDOT) District One, in conjunction with the FDOT
Office of Environmental Management, has initiated a Project Development and Environment
(PD&E) Study to evaluate potential improvements for the intersection of Immokalee Road
(CR 846) at Randall Boulevard in unincorporated Collier County, Florida. A Cultural Resource
Assessment Survey (CRAS) was performed within the area of potential effect (APE) which
extends along Immokalee Road (CR 846) from just west of Wilson Boulevard to south of Oil
Well Road and along Randall Boulevard to east of 8th Street NE and also includes proposed pond
sites. The purpose of this project is to improve overall traffic operations at the existing at -grade
intersection of CR 846 (Immokalee Road) and Randall Boulevard to meet future travel demand.
The roadway is critical in facilitating movement of local and regional traffic (including truck
traffic) in northern Collier County. Immokalee Road (CR 846) is one of three east -west
connections to I-75 in Collier County and is the only east -west connection from I-75 in northern
Collier County that connects to northeastern Collier County. The Immokalee Road (CR 846) and
Randall Boulevard intersection is essential in that traffic from northeastern Collier County via SR
29, Oil Well Road (CR 858), and Randall Boulevard, must pass through the intersection to access
1-75. Immokalee Road (CR 846) is also a designated emergency evacuation route.
The archaeological APE was defined as the footprint of the improvements within the existing and
proposed right-of-way (ROW) for Immokalee Road (CR 846) and Randall Boulevard; and the
historic/architectural APE was defined as the archaeological APE and immediately adjacent
parcels. For the proposed pond sites, the archaeological APE consists of the footprint of the
proposed activities. The historic APE includes the archaeological APE and immediately adjacent
parcels to the proposed pond sites.
www.dot.state.fl.us
Dr. Timothy Parsons, Director
Immokalee Road and Randall Boulevard, Collier County
FPID No.: 435368-1-22-01; FAP 1545-003S
March 6, 2019
Page 2 of 4
This CRAS was conducted in accordance with the requirements set forth in the National Historic
Preservation Act of 1966 (as amended), which are implemented by the procedures contained in
36 CFR, Part 800, as well as the provisions contained in the revised Chapter 267, Florida
Statutes. The investigations were carried out in accordance with Part 2, Chapter 8
(Archaeological and Historical Resources) of the FDOT's PD&E Manual, FDOT's Cultural
Resources Manual, and the standards contained in the Florida Division of Historical Resources
(FDHR) Cultural Resource Management Standards and Operations Manual (FDHR 2003). In
addition, this survey meets the specifications set forth in Chapter 1A-46, Florida Administrative
Code.
Background research revealed that no archaeological sites were previously recorded within or
adjacent to the project APEs and the background research also suggested the project had a low
potential for aboriginal site occurrence. No historic period archaeological sites were expected. In
addition, the APE is highly disturbed with the addition of fill, utilities, pavement, and so forth,
thus the likelihood of finding intact cultural resources was considered low.
Historical/architectural background research indicated that two historic resources (8CR00823,
8CR01398) were previously recorded within the APE. The first resource, the Lee Tidewater
Cypress Logging Tram Tress bridge (8CR00823), is a concrete bridge culvert constructed circa
1950. It was determined ineligible by the SHPO in 2003. The second resource, the Lee
Tidewater Main Tram (8CR01398, a linear resource), was determined by the SHPO as having
insufficient information. This logging tram was constructed circa 1940-1950; the segment within
the APE no longer appears on aerial maps.
As a result of the archaeological field work, no archaeological sites were identified as a result of
the archaeological field survey which consisted of ground surface reconnaissance, systematic, and
judgmental excavation of shovel test pits.
Historical/architectural field survey resulted in the identification and evaluation of two historic
linear resources (8CR01503 and 8CR01504). The newly identified resources, Cocohatchee Canal
(8CR01503) and Corkscrew Canal (8CR01504) were constructed in the early and late 1960s.
Overall, these types of water management drainage ditches are a commonly occurring feature
found throughout Florida and Collier County that lack significant attributes and innovative
engineering features. Therefore, the historic resources do not appear eligible for listing in the
NRHP, either individually or as part of a historic district. The previously recorded historic
resource, Lee Tidewater Cypress Logging Tram Tress bridge (8CR00823) was confirmed to be
destroyed within the APE. In addition, no remains of the Lee Tidewater Main Tram (8CR01398)
were found within the APE. Because this resource has not been recorded within the APE, and
remnants of it were not found, an updated form was not prepared.
Based on the results of the background research and field survey, there are no significant historic
or prehistoric archaeological sites within the APE. Thus, it appears that the proposed undertaking
will have no effect on any NRHP listed, determined eligible, or potentially eligible resources
within the APE.
Dr. Timothy Parsons, Director
Immokalee Road and Randall Boulevard, Collier County
FPID No.: 435368-1-22-01; FAP 1545-0035
March 6, 2019
Page 3 of 4
The CRAS Report is provided for your review and comment. If you have any questions, please do
not hesitate to call me at 863.519.2515 or Lauren.Peters(cisdot.state.fl.us.
Sincerely,
Colt)-
!o� °{
J) .
Lauren Peters
Environmental Project Manager
Enclosures: One original copy of the CRAS (March2019); 2 FMSF forms; One Completed
Survey Log
CC: Colleen Ross, Jacobs
Marion Almy, ACI
Dr. Timothy Parsons, Director
Immokalee Road and Randall Boulevard, Collier County
FPID No.: 435368-1-22-01; FAP 1545-003S
March 6, 2019
Page 4 of 4
The Florida State Historic Preservation Officer knqs the attached Cultural Resource Assessment
Survey Report complete and sufficient and Vconcurs/ ❑ does not concur with the
recommendations and findings provided in this co a letter for SHPO/FDHR Project File Number
. Or, the SHPO finds the attached document contains insufficient information.
In accordance with the Programmatic Agreement among the FHWA, ACHP, FDHR, SHPO, and
FDOT Regarding Implementation of the Federal -Aid Highway Program in Florida, if providing
concurrence with a finding of No Historic Properties Affected for a project as a whole, or to No
Adverse Effect on a specific historic property, SHPO shall presume that FHWA will proceed with
a de minimis Section 4(f) finding at its discretion for the use of land from the historic property.
SHPO Comments:
Dr. imotl v Parsons, Director
State Hist uric Preservation Officer
Florida Division of Historical Resources
-b14R:� 2.0to' •12A�o
L�� -
Date
Responses to comments are shown in bold italics below.
From: LantzLorraine <Lorraine.Lantz@colliercountyfl.gov>
Sent: Thursday, October 25, 2018 8:18 AM
To: Jones, Tara/ORL <Tara.Jones@lacobs.com>
Cc: ScottTrinity <Trinity.Scott@colliercountyfl.gov>; Gramer, Bill/SWF <Bill.Gramer@lacobs.com>
Subject: [EXTERNAL] Comments on Immokalee/Randall
Ta ra,
These are the Collier County Transportation comments regarding the alternatives for intersection
improvements at Immokalee Road and Randall Boulevard.
Please, make sure all the developments generated traffic in the area (future growth) such as Rural Land
West are included in the study.
Alternate 1 Triple Left — Renamed Build Alternative (Phase 1 — Triple Lefts)
o Consider providing a U-Turn opening for Publix Traffic going westbound.
Randall Blvd U-turns provided at Immokalee Rd intersection and 8th St intersection;
Randall Blvd median openings will be developed through public input and future
coordination efforts.
o Consider providing a U —Turn opening for eastbound traffic.
Randall Blvd U-turns provided at Immokalee Rd intersection and 8th St intersection;
Randall Blvd median openings will be developed through public input and future coordination
efforts.
o Show a flasher (push button to cross) for the pedestrian crosswalk where the right turns
are.
Agree, will show an RRFB assembly at the free flow right -turn crosswalk.
• Alternate 2 - Remove that option at this time.
Alternate 3 Flyover — Renamed Build Alternative (Phase 2 — Flyover)
o Consider providing a U-Turn opening for Publix Traffic going eastbound. I remember
Nick tilling the Publix executive that we would try to provide a U-Turn under the flyover.
Agree, we've added a Randall U-turn under the flyover bridge.
o Consider providing a U —Turn opening for eastbound traffic.
Randall Blvd U-turns provided at Immokalee Rd Intersection and 8th St intersection;
Randall Blvd median openings will be developed through public input and future
coordination efforts.
o Do not reduce the # on lanes on Immokalee Rd. maintain the 3 lanes.
Agree, 3 lanes maintained on Immokalee Road as requested. We can adjust this
configuration based on the traffic analysis in the future, if needed.
o Consider taking the fly over passed Wilson Blvd before merging with Immokalee Rd
Traffic.
A separate study is recommended to analyze potential improvements to the
Immokalee Road at Wilson Boulevard intersection that will be needed in conjunction
with the Wilson Boulevard widening to 4 lanes.
o Show a flasher (push button to cross) for the pedestrian crosswalk where the right turns
are.
Agree, will show an RRFB assembly at the free flow right -turn crosswalk.
o Extend or improve the right turn treatment to benefit from the dual right lanes
provided.
The concept provided shows at least a 1,000' right -turn only lane as well as showing
the third lane as an option lane that splits traffic toward Randall and through on
Immokalee Rd. SEE MUTCD Figure 2E-12 (p.205) for example signage. The County can
adjust this configuration based on the results of a separate study of the Immokalee
Road at Wilson Boulevard intersection.
Thank you,
Lorraine
Lorraine M. Lantz, AICP
Principal Planner
COtICT CLY
Collier County Capital Projects, Planning, Impact Fees & Program Management
NOTE: Email Address Has Changed
2685 S. Horseshoe Drive, Suite #103
Naples, FL 34104
Phone: (239) 252-5779
Lorraine.Lantz@CollierCountvFL.gov
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.
From: Jones, Tara/ORL
To: Bizerra, Marlon
Cc: Hartmann, William; Schooley, Cris/ORL; Ross, Colleen/ORL
Subject: FW: Comments on Immokalee/Randall
Date: Thursday, October 25, 2018 8:47:47 AM
Attachments: image001.ipg
Marlon
FYI Comments were received from Collier County on the Immokalee/Randall Intersection concepts.
We will prepare responses.
Thanks
Ta ra
Thanks
Tara Jones, PE
Jacobs
Project Manager I Buildings, Infrastructure & Advanced Facilities
+01.407.650.2158 Office
+01.407.758.8474 Mobile
tara.jonesQ' acobs.com
225 East Robinson Street, Suite 505
Orlando, FL 32801
www.iacobs.com
From: LantzLorraine <Lorraine.Lantz@colliercountyfl.gov>
Sent: Thursday, October 25, 2018 8:18 AM
To: Jones, Tara/ORL <Tara.Jones@jacobs.com>
Cc: ScottTrinity <Trinity.Scott@colliercountyfl.gov>; Gramer, Bill/SWF <Bill.Gramer@jacobs.com>
Subject: [EXTERNAL] Comments on Immokalee/Randall
Ta ra,
These are the Collier County Transportation comments regarding the alternatives for intersection
improvements at Immokalee Road and Randall Boulevard.
Please, make sure all the developments generated traffic in the area (future growth) such as Rural
Land West are included in the study.
• Alternate 1 Triple Left
o Consider providing a U-Turn opening for Publix Traffic going westbound.
o Consider providing a U —Turn opening for eastbound traffic.
o Show a flasher (push button to cross) for the pedestrian crosswalk where the right
turns are.
• Alternate 2 - Remove that option at this time.
Alternate 3 Flyover
o Consider providing a U-Turn opening for Publix Traffic going eastbound. I remember
Nick tilling the Publix executive that we would try to provide a U-Turn under the
flyover.
o Consider providing a U —Turn opening for eastbound traffic.
• Do not reduce the # on lanes on Immokalee Rd. maintain the 3 lanes.
o Consider taking the fly over passed Wilson Blvd before merging with Immokalee Rd
Traffic.
o Show a flasher (push button to cross) for the pedestrian crosswalk where the right
turns are.
o Extend or improve the right turn treatment to benefit from the dual right lanes
provided.
Thank you,
Lorraine
Lorraine M. Lantz, AICP
Principal Planner
3 inch Collier County Logo 1200 dpi
u
Collier County Capital Projects, Planning, Impact Fees & Program Management
NOTE: Email Address Has Changed
2685 S. Horseshoe Drive, Suite #103
Naples, FL 34104
Phone: (239) 252-5779
Lorraine.Lantz@CollierCountvFL.aov
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.
From: Cris.Schooley@jacobs.com
To: Schooley, Cris/ORL
Subject: 435368-1-22-01_ImmokaleeRandall_County Coordination Meeting
Date: Wednesday, October 10, 2018 6:13:54 PM
Jacobs File Transfer System
Cris. Schooley@jacobs.com has sent you a file archive, with the following message:
Lorraine,
I have attached the meeting materials for the FDOT/Collier County coordination
meeting on Oct. 16, 2018 for the subject project. Please distribute to attendees for
review so that we may discuss comments and potential resolutions at the meeting.
Regards,
Cris Schooley, PE
Jacobs
Transportation Engineer & Planner I US South Consulting & Design
407.650.2188 office
407.334.2912 mobile
Cris. Schooley@jacobs.com
225 East Robinson Street, Suite 505
Orlando, Florida 32801
www.jacobs.com
[Professional Engineer in Florida]
If you trust Cris. Schooley@jacobs.com, use the URL below to pick up the file archive (you
may need to copy and paste it into your browser):
Download URL: httl2s://iftt.iacobs.com/download.aspx?ID=2d5c8e54-2bab-49df-a3c5-
9ba9f89c30c4&RID=6532ed 15-8982-4109-9ad4-af83576e34bd
Download size: 17,991 KB
Download contents: 2018-10-16_immokaleepde_agenda.pdf, 435368-1_immokalee-
randall-pde_designcriteria-draft. pdf, altl-triplelefts_draft_2018-10-08.pdf, alt2-
closure_draft_2018-10-08.pdf, alt3-flyover_draft_2018-10-08.pdf, dspfrd0l.pdf,
i mmran_tsp-working. pdf
Distribution:
To: Lorraine. Lantz@colliercountyfl.gov, Trinity.Scott@colliercountyfl.gov
Cc: Marlon. Bizerra@dot. state. fl.us, tara.jones@jacobs.com,
William.Hartmann@dot.state.fl.us
You have 7 days to pick up this file archive; after 7 day(s) (Midnight 10/17/2018), it will be
deleted. This is an automated e-mail. Thank you for using the Jacobs File Transfer System.
TELEPHONE CONVERSATION RECORD
Immokalee Rd (C.R. 846) at Randall Blvd Intersection PUE Study
FPID: 435368-1-22-01
Call To: Go To Meeting between Collier County, FDOT D1, and Traff-o-Data
Phone No.: 1(646) 749-3122 Access Code: 213-521-045
Date: August 17, 2108
Time: 3:30 PM EST
Call From: Setup by Christopher Simpsom (FDOT D1)
Invited: Lawerence Massy (FDOT D1), Marlon Bizerra (FDOT D1), Trinity Scott
(Collier County), Lorraine Lantz (Collier County), Jerry Grahm (Traf-o-Data)
Message
Taken By: Christopher Simpson (Email attached)
Subject: Discussion on traffic modeling, model used, and current Collier County
LRTP
CH2M was not invited to the meeting/call, however we were copied on an email with
a summary of the meeting. The summary is attached.
From: Jones, Tara/ORL
To: Ross. Colleen/ORL
Subject: FW: GoToMeeting Invitation - Immokalee (CR 846) at Randall Blvd. PD&E Study Discussion
Date: Monday, September 17, 2018 2:10:07 PM
Attachments: Recorded Randall Blvd DCA.PDF
Colleen
Please file as County record of convo and please note in progress report the FDOT / County meeting
(however Ch was not invited to participate)
Thanks
Ta ra
From: Simpron, Christopher <Christopher.Simpron@dot.state.fl.us>
Sent: Tuesday, August 21, 2018 5:23 PM
To: Bizerra, Marlon <Marlon.Bizerra@dot.state.fl.us>
Cc: Hartmann, William <William.Hartmann @dot.state.fl.us>; Jester, Joshua
<Joshua.Jester@dot.state.fl.us>; Massey, Lawrence <Lawrence.Massey@dot.state.f1. us>; Peters,
Lauren<Lauren.Peters@dot.state.fl.us>; Jones, Tara/ORL <Tara.Jones@jacobs.com>; Schooley,
Cris/ORL <Cris.Schooley@jacobs.com>; Jerry Graham <jgraham@trafodata.net>
Subject: [EXTERNAL] RE: GoToMeeting Invitation - Immokalee (CR 846) at Randall Blvd. PD&E Study
Discussion
Marlon,
Below is a summary of our conference call with Trinity Scott of Collier County last Friday, Aug. 17 @
3:30pm, for Immokalee at Randall Blvd. intersection project:
• The model roadway network geometry for this study will reflect only of those improvements
included in the recently amended Collier County LRTP
Randall will be improved to 4 lanes from Immokalee Rd to 8th St, but remains 2 lanes
from 8th to the Desoto Blvd
• 4th St may be closed to remove access to Immokalee Blvd
o Collier County will follow up to verify this as shown on her email below.
• Planned development in the vicinity will be incorporated into the D1RPM through
coordination with Collier County
o Collier County has already provided some future land use information related to a
proposed commercial development on the south side of Randall east of 8th St. (see
attached developer's agreement)
• The existing fire station on the south side of Immokalee Rd just east of Randall Rd may be
relocated to another parcel.
Thank you,
Christopher Simpron
Transportation Modeler/Planner
(District Modeling, Level of Service &
Interchange Review Coordinator)
Systems Planning Office
Intermodal Systems Development (ISD)
Florida Department of Transportation
District One- Headquarters
801 N. Broadway Avenue
Bartow, FL 33830
Office: (863) 519-2343
Fax: (863) 534-7172
Work Hours: 8:00 am-5:00 pm (M-F)
Email: Christopher.Simpron(@dot.state.fl.us
Inter -Office Mail Station # 1-36
From: Simpron, Christopher
Sent: Friday, August 17, 2018 5:01 PM
To: ScottTrinity <Trinity.Scott(@colliercountyfl.gov>
Cc: Massey, Lawrence <Lawrence. Masse)l(cDdot.state.f1.us>; LantzLorraine
<Lorraine. Lantz(@colliercountyfl.gov>; igraham(@trafodata.net; Bizerra, Marlon
<Marlon.Bizerra(d)dot.state.fl.us>
Subject: RE: GoToMeeting Invitation - Immokalee (CR 846) at Randall Blvd. PD&E Study Discussion
Trinity,
Acknowledged. Thank you for providing us the developer's agreement for the parcels on the south
side of Randall Blvd.
It was nice talking with you today.
Have a nice weekend!
Christopher Simpron
Transportation Modeler/Planner
(District Modeling, Level of Service &
Interchange Review Coordinator)
Systems Planning Office
Intermodal Systems Development (ISD)
Florida Department of Transportation
District One- Headquarters
801 N. Broadway Avenue
Bartow, FL 33830
Office: (863) 519-2343
Fax: (863) 534-7172
Work Hours: 8:00 am-5:00 pm (M-F)
Email: Christopher.SimpronPdot.state.fl.us
Inter -Office Mail Station # 1-36
From: ScottTrinity [mailto:Trinity.ScottPcolliercountyfl.gov]
Sent: Friday, August 17, 2018 4:35 PM
To: Simpron, Christopher <Christopher.Simpron(@dot.state.fl.us>; Massey, Lawrence
<Lawrence. Massey(@dot.state.fl.us>; LantzLorraine <Lorraine.Lantz(@colliercount)1fl.gov>;
igraham Ptrafodata.net
Subject: RE: GoToMeeting Invitation - Immokalee (CR 846) at Randall Blvd. PD&E Study Discussion
EXTERNAL SENDER: Use caution with links and attachments.
I spoke too soon about 4th. I need to find out if I can interconnect them to another signal
through a County owned property. I will get back with you on that.
Respectfully,
Trinity Scott
Transportation Planning Manager
Coder County
Capital Project Planning, Impact Fees & Program Management Division
NOTE: Email Address Has Changed
2685 South Horseshoe Drive, Suite 103
Naples, Florida 34104
Phone: 239.252.5832
Trinity. Scottncolliercountyfl.gov
-----Original Appointment -----
From: Simpron, Christopher <Christopher.Simpron(@dot.state.fl.us>
Sent: Friday, August 17, 2018 2:48 PM
To: Simpron, Christopher; Massey, Lawrence; ScottTrinity; LantzLorraine; igraham(@trafodata.net
Subject: GoToMeeting Invitation - Immokalee (CR 846) at Randall Blvd. PD&E Study Discussion
When: Friday, August 17, 2018 3:30 PM-4:30 PM (UTC-05:00) Eastern Time (US & Canada).
Where:
Immokalee-Randall Intersection Improvements (PD&E) Meeting
Fri, Aug 17, 2018 3:30 PM - 4:30 PM EDT
Please join my meeting from your computer, tablet or smartphone.
https://global. gotomeeting.com/-join/213521045
You can also dial in using your phone.
United States: +1 (646) 749-3122
Access Code: 213-521-045
Joining from a video-conferencing room or system?
Dial: 67.217.95.2##213 521045
Cisco devices: 213521045n,67.217.95.2
First GoToMeeting? Let's do a quick system check: htWs://Iink.gotomeeting.com/system-
check
All,
Please find attached the project brief with LRTP Amendment Summary for our discussion.
Thanks,
Chris Simpron
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.
.� CF 2ov o
-Zola -_T- D 9S
FDOT o�5"2
u U S Fish and Wildlife Service
Fr T�
lorida'Derjfjrtn
RSII & WILDLIFIE
SERVICE
1339 200' Street
Vero Beach, Florida 32960
RON DE%.A.Nl l5
$i
772-562-3909 Fax 772-562-4288
GO\ ERNOR
FWS Log No..--� = Uq S z
The U.S. Fish and Wildlife Service has reviewed the
Jul} 18, 2019
information provided and finds that the proposed action is not likely to adversely
affect any federally listed species or designated critical habitat protected by the
Endangered Species Act of 1973 (Act), as amended (16 U.S.C. 1531 et. seq.). A
record of this consultation is on file at the South Florida Ecological Service Office.
Mr. John W rublik
United States Fish and Wildlife Service
This fulfills the requirements of section 7 of the Act and further action is not
required. If modifications are made to the project, if additional information
South Flonda F.colozieal Services Off ice
involving potential effects to listed species becomes available, or if a new species is
1339 20th Street
listed, reinitiation of consultation may be necessary.
Vero Beach, FL 12960
h{,
_-7 Zs )-o
1wIut �1 ntiilih.tr. guy
Roxanna Hinman, rield Supervisor Daie
a
Subject: Natural Resource Evaluation
Immokalee Road (CR 846) at Randall Boulevard intersection PD&E Study
Collier County, Florida
FP1D No. 435368-1-22-01
Federal .Aid Project No. 1545-003-S
ETDh1 No. 14125
Dear Mr. Wrublik;
The Florida Department of Transportation (FDOT) District One. in conjunction with the FDOT Office of
Environmental Management (OEM), has initiated a Project Development and Environment (PD&E) study to
evaluate proposed improvements for the intersection of Immokalee Road (CR 946) at Randall Boulevard in Collier
County, Florida. The study extends along Immokalee Road (CR 846) from just west of Wilson Boulevard to south
of Oil Well Road and along Randall Boulevard to east of 8th Street NE. The primary goal of the proposed project is
to improve intersection operations to serve future travel demand through 2045. The project is located in Sections 22,
26, and 27. of Township 48 South, and Range 27 East. Collier County, Florida.
As part of the PD&F Study, a Natural Resource Evaluation (NRE) was prepared to document potential impacts to
protected species, habitat. and wetlands associated with this project. The NRE provides the documentation and
rationale to support effect determinations for protected resources within the project limits. The Build Alternative is
proposed to improve the intersection in two phases. Phase I includes at -grade intersection improvements and Phase
2 proposes a grade -separated flyover bridge and serves as the ultimate intersection improvement. The Build
Alternative Phase 2 was evaluated since it is the ultimate improvement and larger footprint.
Natural habitats within the study area consist of herbaceous dry prairie, upland shrub and brushland, pine flatwoods.
channelized waterways, cypress,pine'cabbage paten wetlands, and fresh%Aater marsh wetlands. No impacts to and
natural habitats are associated with the No -Build Alternative. The total impact area proposed for Build Alternative
Phase 2 is 23.04 acres. Of this amount, the majority of the impact will be to Florida I -and Use, Cover and Farms
Classification System (FT.UCCS) 8140 Roads and Ilighways. which is already developed; this FLUCCS category
comprises approximately 58 percent of the current project area. The natural habitat within the Build Alternative
Phase 2 which will have the largest area of habitat impacts is Pine Flatwoods (FLUCCS 41 10); this category totals
"1SN.tdol.m1%
Appendix C
Cost Estimates
LRE - R3: Project Details by Sequence Report
Page 1 of 16
Date: 5/7/2019 8:07:35 AM
FDOT Long Range Estimating System - Production
R3: Project Details by Sequence Report
Project: 435368-1-22-01
Letting Date: 01/2099
Description: CR 846/IMMOKALEE RD AT RANDALL BLVD
District: 01 County: 03 COLLIER Market Area: Units: English
10
Contract Lump Sum Project: N Design/Build: project Length: 0.200 MI
Class: 1 N
Project Manager: JMK-MJB-MJB
Version 1-P Project Grand Total $5,893,152.62
Description: Phase 1 - At -grade triple Left -turns with widening Randall Boulevard from 2
to 4 lanes - 5/2/19
Sequence: 1 NDU - New Construction, Divided, Urban Net 0.521 MI
Length: 2,750 LF
Description: Typical section 2 - Randall Blvd
EARTHWORK COMPONENT
User Input Data
Description Value
Standard Clearing and Grubbing Limits L/R 100.00 / 39.00
Incidental Clearing and Grubbing Area 0.00
Alignment Number
1
Distance
0.521
Top of Structural Course For Begin Section
105.00
Top of Structural Course For End Section
105.00
Horizontal Elevation For Begin Section
100.00
Horizontal Elevation For End Section
100.00
Front Slope L/R
6 to 1 / 6 to 1
Median Shoulder Cross Slope L/R
4.00 % / 4.00 %
Outside Shoulder Cross Slope L/R
2.00 % / 2.00 %
Roadway Cross Slope L/R
2.00 % / 2.00 %
Pay Items
Pay item Description
Quantity Unit Unit Price Extended
Amount
110-1-1 CLEARING & GRUBBING
8.78 AC $13,694.89 $120,241.13
120-6 EMBANKMENT
64,602.89 CY $6.59 $425,733.05
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
LRE - R3: Project Details by Sequence Report
Page 2 of 16
Earthwork Component Total
$545,974.18
ROADWAY COMPONENT
User Input Data
Description
Number of Lanes
Roadway Pavement Width L/R
Structural Spread Rate
Friction Course Spread Rate
Pay Items
Pay item
Description
160-4
TYPE B STABILIZATION
285-709
OPTIONAL BASE,BASE
GROUP 09
334-1-13
SUPERPAVE ASPHALTIC
CONC, TRAFFIC C
337-7-83
ASPH CONC FC,TRAFFIC
C,FC-12.5,PG 76-22
Pavement Marking Subcomponent
Description
Include Thermo/Tape/Other
Pavement Type
Solid Stripe No. of Paint Applications
Solid Stripe No. of Stripes
Skip Stripe No. of Paint Applications
Skip Stripe No. of Stripes
Pay Items
Pay item
Description
706-3
RETRO-
REFLECTIVE/RAISED
PAVEMENT MARKERS
710-11-101
PAINTED PAVT
MARK,STD,WHITE, SOLID,6"
710-11-131
PAINTED PAVT
MARK,STD,WHITE,SKIP, 6"
711-16-101
THERMOPLASTIC, STD-
OTH, WHITE, SOLID, 6"
Value
8
40.00 / 40.00
330
165
Quantity Unit Unit Price Extended
Amount
27,596.01 SY $7.29 $201,174.91
24,442.88 SY $13.75 $336,089.60
4,033.08 TN $97.64 $393,789.93
2,016.54 TN $133.60 $269,409.74
Value
Y
Asphalt
1
4
1
6
Quantity Unit Unit Price Extended
Amount
492.00 EA $4.85 $2,386.20
2.08 GM $1,069.00 $2,223.52
3.12 GM $407.37 $1,270.99
2.08 GM $3,806.09 $7,916.67
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
LRE - R3: Project Details by Sequence Report
Page 3 of 16
711-16-102 THERMOPLASTIC, STD-
OTH, WHITE, SOLID, 8"
711-16-131 THERMOPLASTIC, STD-
OTH, WHITE, SKIP, 6"
Roadway Component Total
2.08 GM $4,786.11
3.12 GM $1,013.83
SHOULDER COMPONENT
User Input Data
Description
Total Outside Shoulder Width L/R
Total Outside Shoulder Perf. Turf
Width L/R
Sidewalk Width L/R
Pay Items
Pay item
Description
520-1-10
CONCRETE CURB &
GUTTER, TYPE F
520-1-10
CONCRETE CURB &
GUTTER, TYPE F
522-2
CONCRETE SIDEWALK
AND DRIVEWAYS, 6"
570-1-2
PERFORMANCE TURF, SOD
Erosion Control
Pay Items
Pay item
Description
104-10-3
SEDIMENT BARRIER
104-11
FLOATING TURBIDITY
BARRIER
104-12
STAKED TURBIDITY
BARRIER- NYL REINF PVC
104-15
SOIL TRACKING
PREVENTION DEVICE
104-18
INLET PROTECTION
SYSTEM
107-1
LITTER REMOVAL
107-2
MOWING
Shoulder Component Total
Value
7.25 / 13.25
5.00 / 5.00
0.00 / 6.00
Quantity Unit Unit Price
2,749.82 LF
$26.67
2,749.82 LF
$26.67
1,833.22 SY
$49.88
3,055.36 SY
$2.85
Quantity Unit
Unit Price
5,499.65 LF
$1.19
130.20 LF
$10.06
130.20 LF
$5.25
1.00 EA
$1,628.17
27.00 EA
$112.38
13.25 AC
$42.01
13.25 AC
$56.54
$9,955.11
$3,163.15
$1,227,379.82
Extended
Amount
$73,337.70
$73,337.70
$91,441.01
$8,707.78
Extended
Amount
$6,544.58
$1,309.81
$683.55
$1,628.17
$3,034.26
$556.63
$749.16
$261,330.35
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
LRE - R3: Project Details by Sequence Report
Page 4 of 16
MEDIAN COMPONENT
User Input Data
Description Value
Total Median Width 22.00
Performance Turf Width 22.00
Pay Items
Pay item Description Quantity Unit Unit Price Extended
Amount
520-1-7 CONCRETE CURB & 5,499.65 LF $17.64 $97,013.83
GUTTER, TYPE E
570-1-2 PERFORMANCE TURF, SOD 6,721.79 SY $2.85 $19,157.10
Median Component Total $116,170.93
DRAINAGE COMPONENT
Pay Items
Pay item Description
400-2-2 CONC CLASS II,
ENDWALLS
425-1-351
INLETS, CURB, TYPE P-5,
<10'
425-1-451
INLETS, CURB, TYPE J-5,
<10'
425-1-521
INLETS, DT BOT, TYPE C,
<10'
425-2-41
MANHOLES, P-7, <10'
430-175-
PIPE CULV, OPT MATL,
124
ROUND, 24"S/CD
430-175-
PIPE CULV, OPT MATL,
136
ROUND, 36"S/CD
430-175-
PIPE CULV, OPT MATL,
148
ROUND, 48"S/CD
570-1-1
PERFORMANCE TURF
Drainage Component Total
Quantity Unit Unit Price Extended
Amount
9.37 CY $1,992.00 $18,665.04
19.00 EA $5,282.08 $100,359.52
6.00 EA $8,362.77 $50,176.62
3.00 EA $3,055.30 $9,165.90
3.00 EA $4,248.55 $12,745.65
1,384.00 LF $96.12 $133,030.08
128.00 LF $132.26 $16,929.28
2,608.00
LF
$196.79
$513,228.32
158.32
SY
$1.65
$261.23
SIGNING COMPONENT
$854,561.64
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
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Page 5 of 16
Pay Items
Pay item
Description
700-1-11
SINGLE POST SIGN, F&I
GM, <12 SF
700-1-12
SINGLE POST SIGN, F&I
GM, 12-20 SF
700-2-15
MULTI- POST SIGN, F&I
GM, 51-100 SF
700-2-16
MULTI- POST SIGN, F&I
GM, 101-200 SF
Signing Component Total
Quantity Unit Unit Price Extended
Amount
13.00 AS $352.93 $4,588.09
2.00 AS $1,530.72 $3,061.44
2.00 AS $6,758.66 $13,517.32
2.00 AS $8,520.69 $17,041.38
LIGHTING COMPONENT
Conventional Lighting Subcomponent
Description
Spacing
Pay Items
Pay item
Description Quantity Unit
630-2-11
CONDUIT, F& I, OPEN 2,749.82LF
TRENCH
630-2-12
CONDUIT, F& I, 545.80LF
DIRECTIONAL BORE
$38,208.23
Value
MIN
Unit Extended Amount
Price
$8.20 $22,548.52
$24.80 $13,535.84
635-2-11 PULL & SPLICE BOX,
19.00EA
$743.23
F&I, 13" x 24"
715-1-13 LIGHTING
10,043.11 LF
$2.17
CONDUCTORS, F&I,
INSUL, NO.4-2
715-4-13 LIGHT POLE
19.00EA
$6,234.22
COMPLETE, F&I- STD,
40'
715-500-1 POLE CABLE DIST SYS,
19.00EA
$508.37
CONVENTIONAL
Subcomponent Total
Lighting Component Total
Sequence 1 Total
$14,121.37
$21,793.55
$118,450.18
$9,659.03
$200,108.49
$200,108.49
$3,243,733.64
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
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Page 6 of 16
Sequence: 2 NUU - New Construction, Undivided, Urban
Description: Typical Section 4 - At -Grade Ramp
EARTHWORK COMPONENT
User Input Data
Description
Standard Clearing and Grubbing Limits L/R
Incidental Clearing and Grubbing Area
Alignment Number
Distance
Top of Structural Course For Begin Section
Top of Structural Course For End Section
Horizontal Elevation For Begin Section
Horizontal Elevation For End Section
Front Slope L/R
Outside Shoulder Cross Slope L/R
Roadway Cross Slope L/R
Pay Items
Pay item Description
110-1-1 CLEARING & GRUBBING
120-6 EMBANKMENT
Earthwork Component Total
Net 0.13 8 MI
Length: 727 LF
Value
30.00 / 30.00
0.00
1
0.138
105.00
105.00
100.00
100.00
6to 1 /6to 1
2.00 % / 2.00 %
2.00 % / 2.00 %
Quantity Unit Unit Price
1.00 AC $13,694.89
10,411.73 CY $6.59
ROADWAY COMPONENT
User Input Data
Description
Number of Lanes
Roadway Pavement Width L/R
Structural Spread Rate
Friction Course Spread Rate
Pay Items
Pay item
Description
160-4
TYPE B STABILIZATION
285-709
OPTIONAL BASE,BASE
GROUP 09
Value
3
11.00 / 18.00
275
165
Extended
Amount
$13,694.89
$68,613.30
$82,308.19
Quantity Unit Unit Price Extended
Amount
2,759.58 SY $7.29 $20,117.34
2,342.74 SY $13.75 $32,212.68
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
LRE - R3: Project Details by Sequence Report
Page 7 of 16
334-1-13 SUPERPAVE ASPHALTIC
CONC, TRAFFIC C
337-7-83 ASPH CONC FC,TRAFFIC
C,FC-12.5,PG 76-22
Pavement Marking Subcomponent
Description
Include Thermo/Tape/Other
Pavement Type
Solid Stripe No. of Paint Applications
Solid Stripe No. of Stripes
Skip Stripe No. of Paint Applications
Skip Stripe No. of Stripes
Pay Items
Pay item
Description
706-3
RETRO-
REFLECTIVE/RAISED
PAVEMENT MARKERS
710-11-101
PAINTED PAVT
MARK, S TD, WHITE, SOLID, 6"
710-11-131
PAINTED PAVT
MARK,STD,WHITE,SKIP, 6"
711-16-101
THERMOPLASTIC, STD-
OTH, WHITE, SOLID, 6"
711-16-131
THERMOPLASTIC, STD-
OTH, WHITE, SKIP, 6"
Roadway Component Total
322.13 TN $97.64 $31,452.77
193.28 TN $133.60 $25,822.21
Value
Y
Asphalt
1
4
1
2
Quantity Unit Unit Price Extended
Amount
74.00 EA $4.85 $358.90
0.55 GM $1,069.00 $587.95
0.28 GM $407.37 $114.06
0.55 GM $3,806.09 $2,093.35
0.28 GM $1,013.83 $283.87
$113,043.14
SHOULDER COMPONENT
User Input Data
Description
Total Outside Shoulder Width L/R
Total Outside Shoulder Perf. Turf
Width L/R
Sidewalk Width L/R
Pay Items
Pay item Description
520-1-10 CONCRETE CURB &
Value
7.25 / 13.25
5.00 / 5.00
0.00 / 6.00
Quantity Unit Unit Price Extended
Amount
727.06 LF $26.67 $19,390.69
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
LRE - R3: Project Details by Sequence Report
Page 8 of 16
GUTTER, TYPE F
520-1-10 CONCRETE CURB & 727.06 LF $26.67 $19,390.69
GUTTER, TYPE F
522-2 CONCRETE SIDEWALK 484.70 SY $49.88 $24,176.84
AND DRIVEWAYS, 6"
570-1-2 PERFORMANCE TURF, SOD 807.84 SY $2.85 $2,302.34
Erosion Control
Pay Items
Pay item
Description
104-10-3
SEDIMENT BARRIER
104-11
FLOATING TURBIDITY
BARRIER
104-12
STAKED TURBIDITY
BARRIER- NYL REINF PVC
104-15
SOIL TRACKING
PREVENTION DEVICE
104-18
INLET PROTECTION
SYSTEM
107-1
LITTER REMOVAL
107-2
MOWING
Shoulder Component Total
Quantity Unit Unit Price Extended
Amount
1,454.11 LF $1.19 $1,730.39
34.42 LF $10.06 $346.27
34.42 LF
$5.25
$180.70
1.00 EA
$1,628.17
$1,628.17
8.00 EA
$112.38
$899.04
1.67 AC
$42.01
$70.16
1.67 AC
$56.54
$94.42
DRAINAGE COMPONENT
Pay Items
Pay item Description
400-2-2 CONC CLASS II,
ENDWALLS
425-1-351 INLETS, CURB, TYPE P-5,
<10,
425-1-451 INLETS, CURB, TYPE J-5,
<10,
425-1-521 INLETS, DT BOT, TYPE C,
<10,
425-2-41 MANHOLES, P-7, <10'
430-175-124 PIPE CULV, OPT MATL,
ROUND, 24"S/CD
430-175-136 PIPE CULV, OPT MATL,
ROUND, 36"S/CD
430-175-148 PIPE CULV, OPT MATL,
$70,209.72
Quantity Unit Unit Price
Extended
Amount
2.48 CY
$1,992.00
$4,940.16
5.00 EA
$5,282.08
$26,410.40
2.00 EA
$8,362.77
$16,725.54
1.00 EA
$3,055.30
$3,055.30
1.00 EA
$4,248.55
$4,248.55
328.00 LF
$96.12
$31,527.36
32.00 LF
$132.26
$4,232.32
696.00 LF
$196.79
$136,965.84
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LRE - R3: Project Details by Sequence Report Page 9 of 16
ROUND, 48"S/CD
570-1-1 PERFORMANCE TURF 41.86 SY $1.65 $69.07
Drainage Component Total $228,174.54
SIGNING COMPONENT
Pay Items
Pay item
Description
700-1-11
SINGLE POST SIGN, F&I
GM, <12 SF
700-1-12
SINGLE POST SIGN, F&I
GM, 12-20 SF
700-2-15
MULTI- POST SIGN, F&I
GM, 51-100 SF
Signing Component Total
Quantity Unit Unit Price Extended
Amount
3.00 AS $352.93 $1,058.79
1.00 AS $1,530.72 $1,530.72
1.00 AS $6,758.66 $6,758.66
LIGHTING COMPONENT
Conventional Lighting Subcomponent
Description
Spacing
Pay Items
Pay item
Description Quantity Unit
630-2-11
CONDUIT, F& I, OPEN 727.06 LF
TRENCH
630-2-12
CONDUIT, F& I, 94.88LF
DIRECTIONAL BORE
$9,348.17
Value
MAX
Unit Extended Amount
Price
$8.20 $5,961.89
$24.80
635-2-11
PULL & SPLICE BOX,
3.00EA
$743.23
F&I, 13" x 24"
715-1-13
LIGHTING
2,465.79LF
$2.17
CONDUCTORS, F&I,
INSUL, NO.4-2
715-4-13
LIGHT POLE
3.00EA
$6,234.22
COMPLETE, F&I- STD,
40'
715-500-1
POLE CABLE DIST SYS,
3.00EA
$508.37
CONVENTIONAL
Subcomponent Total
Lighting Component Total
$2,353.02
$2,229.69
$5,350.76
$18,702.66
$1,525.11
$36,123.14
$36,123.13
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Sequence 2 Total
$539,206.89
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
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Page 11 of 16
Sequence: 3 NUU - New Construction, Undivided, Urban
Description: Typical Section 5 - Frontage Road
EARTHWORK COMPONENT
User Input Data
Description
Standard Clearing and Grubbing Limits L/R
Incidental Clearing and Grubbing Area
Alignment Number
Distance
Top of Structural Course For Begin Section
Top of Structural Course For End Section
Horizontal Elevation For Begin Section
Horizontal Elevation For End Section
Front Slope L/R
Outside Shoulder Cross Slope L/R
Roadway Cross Slope L/R
Pay Items
Pay item Description
110-1-1 CLEARING & GRUBBING
120-6 EMBANKMENT
Earthwork Component Total
Net 0.229 MI
Length: 1,207 LF
Value
30.00 / 30.00
0.00
1
0.229
105.00
105.00
100.00
100.00
6to 1 /6to 1
2.00 % / 2.00 %
2.00 % / 2.00 %
Quantity Unit Unit Price
1.67 AC $13,694.89
16,145.33 CY $6.59
ROADWAY COMPONENT
User Input Data
Description
Number of Lanes
Roadway Pavement Width L/R
Structural Spread Rate
Friction Course Spread Rate
Pay Items
Pay item
Description
160-4
TYPE B STABILIZATION
285-709
OPTIONAL BASE,BASE
GROUP 09
Value
2
11.00 / 11.00
275
165
Extended
Amount
$22,870.47
$106,397.72
$129,268.19
Quantity Unit Unit Price Extended
Amount
3,642.48 SY $7.29 $26,553.68
2,950.46 SY $13.75 $40,568.82
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334-1-13 SUPERPAVE ASPHALTIC
CONC, TRAFFIC C
337-7-83 ASPH CONC FC,TRAFFIC
C,FC-12.5,PG 76-22
Pavement Marking Subcomponent
Description
Include Thermo/Tape/Other
Pavement Type
Solid Stripe No. of Paint Applications
Solid Stripe No. of Stripes
Skip Stripe No. of Paint Applications
Skip Stripe No. of Stripes
Pay Items
Pay item
Description
706-3
RETRO-
REFLECTIVE/RAISED
PAVEMENT MARKERS
710-11-101
PAINTED PAVT
MARK, S TD, WHITE, SOLID, 6"
710-11-131
PAINTED PAVT
MARK,STD,WHITE,SKIP, 6"
711-16-101
THERMOPLASTIC, STD-
OTH, WHITE, SOLID, 6"
711-16-131
THERMOPLASTIC, STD-
OTH, WHITE, SKIP, 6"
Roadway Component Total
405.69 TN $97.64 $39,611.57
243.41 TN $133.60 $32,519.58
Value
Y
Asphalt
1
4
1
1
Quantity Unit Unit Price Extended
Amount
31.00 EA $4.85 $150.35
0.91 GM $1,069.00 $972.79
0.23 GM $407.37 $93.70
0.91 GM $3,806.09 $3,463.54
0.23 GM $1,013.83 $233.18
$144,167.22
SHOULDER COMPONENT
User Input Data
Description
Total Outside Shoulder Width L/R
Total Outside Shoulder Perf. Turf
Width L/R
Sidewalk Width L/R
Pay Items
Pay item Description
520-1-10 CONCRETE CURB &
Value
7.25 / 12.25
5.00 / 5.00
0.00 / 5.00
Quantity Unit Unit Price Extended
Amount
1,207.01 LF $26.67 $32,190.96
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GUTTER, TYPE F
520-1-10 CONCRETE CURB & 1,207.01 LF $26.67 $32,190.96
GUTTER, TYPE F
522-1 CONCRETE SIDEWALK 670.56 SY $35.52 $23,818.29
AND DRIVEWAYS, 4"
570-1-2 PERFORMANCE TURF, SOD 1,341.12 SY $2.85 $3,822.19
Erosion Control
Pay Items
Pay item
Description
104-10-3
SEDIMENT BARRIER
104-11
FLOATING TURBIDITY
BARRIER
104-12
STAKED TURBIDITY
BARRIER- NYL REINF PVC
104-15
SOIL TRACKING
PREVENTION DEVICE
104-18
INLET PROTECTION
SYSTEM
107-1
LITTER REMOVAL
107-2
MOWING
Shoulder Component Total
Quantity Unit Unit Price
2,414.02 LF $1.19
57.15 LF $10.06
57.15 LF $5.25
1.00 EA $1,628.17
12.00 EA $112.3 8
2.77 AC $42.01
2.77 AC $56.54
DRAINAGE COMPONENT
Pay Items
Pay item Description
400-2-2 CONC CLASS II,
ENDWALLS
425-1-351 INLETS, CURB, TYPE P-5,
<10,
425-1-451 INLETS, CURB, TYPE J-5,
<10,
425-1-521 INLETS, DT BOT, TYPE C,
<10,
425-2-41 MANHOLES, P-7, <10'
430-175-124 PIPE CULV, OPT MATL,
ROUND, 24"S/CD
430-175-136 PIPE CULV, OPT MATL,
ROUND, 36"S/CD
430-175-148 PIPE CULV, OPT MATL,
Extended
Amount
$2,872.68
$574.93
$300.04
$1,628.17
$1,348.56
$116.37
$156.62
$99,019.77
Quantity Unit Unit Price
Extended
Amount
4.11 CY
$1,992.00
$8,187.12
9.00 EA
$5,282.08
$47,538.72
3.00 EA
$8,362.77
$25,088.31
2.00 EA
$3,055.30
$6,110.60
2.00 EA
$4,248.55
$8,497.10
536.00 LF
$96.12
$51,520.32
48.00 LF
$132.26
$6,348.48
1,144.00 LF
$196.79
$225,127.76
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ROUND, 48"S/CD
570-1-1 PERFORMANCE TURF 69.49 SY $1.65 $114.66
Drainage Component Total $378,533.07
SIGNING COMPONENT
Pay Items
Pay item
Description
700-1-11
SINGLE POST SIGN, F&I
GM, <12 SF
700-1-12
SINGLE POST SIGN, F&I
GM, 12-20 SF
700-2-15
MULTI- POST SIGN, F&I
GM, 51-100 SF
Signing Component Total
Quantity Unit Unit Price Extended
Amount
5.00 AS $352.93 $1,764.65
1.00 AS $1,530.72 $1,530.72
1.00 AS $6,758.66 $6,758.66
LIGHTING COMPONENT
Conventional Lighting Subcomponent
Description
Spacing
Pay Items
Pay item
Description Quantity Unit
630-2-11
CONDUIT, F& I, OPEN 1,207.01 LF
TRENCH
630-2-12
CONDUIT, F& I, 157.51 LF
DIRECTIONAL BORE
$10,054.03
Value
MAX
Unit Extended Amount
Price
$8.20 $9,897.48
$24.80
635-2-11
PULL & SPLICE BOX,
S.00EA
$743.23
F&I, 13" x 24"
715-1-13
LIGHTING
4,093.54LF
$2.17
CONDUCTORS, F&I,
INSUL, NO.4-2
715-4-13
LIGHT POLE
S.00EA
$6,234.22
COMPLETE, F&I- STD,
40'
715-500-1
POLE CABLE DIST SYS,
S.00EA
$508.37
CONVENTIONAL
Subcomponent Total
Lighting Component Total
$3,906.25
$3,716.15
$8,882.98
$31,171.10
$2,541.85
$60,115.81
$60,115.81
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Sequence 3 Total
$821,158.09
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LRE - R3: Project Details by Sequence Report Page 16 of 16
Date: 5/7/2019 8:07:35 AM
FDOT Long Range Estimating System - Production
R3: Project Details by Sequence Report
Project: 435368-1-22-01 Letting Date: 01/2099
Description: CR 846/IMMOKALEE RD AT RANDALL BLVD
District: 01 County:03 COLLIER
Contract Lump Sum Project: N
Class: 1
Project Manager: JMK-MJB-MJB
Market Area: Units: English
10
Design/Build: project Length: 0.200 MI
N
Version 1-P Project Grand Total $5,893,152.62
Description: Phase 1 - At -grade triple Left -turns with widening Randall Boulevard from 2
to 4 lanes - 5/2/19
Project Sequences Subtotal
102-1 Maintenance of Traffic
101-1 Mobilization
Project Sequences Total
Project Unknowns
Design/Build
Non -Bid Components:
Pay item Description
999-25 INITIAL CONTINGENCY
AMOUNT (DO NOT BID)
Project Non -Bid Subtotal
Version 1-P Project Grand Total
$4,604,098.62
10.00 % $460,409.86
8.00 % $405,160.68
$5,469,669.16
5.00 % $273,483.46
0.00 % $0.00
Quantity Unit Unit Price Extended
Amount
LS $150,000.00 $150,000.00
$150,000.00
$5,893,152.62
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Page 1 of 30
Date: 5/7/2019 8:09:00 AM
FDOT Long Range Estimating System - Production
R3: Project Details by Sequence Report
Project: 435368-1-22-01
Letting Date: 01/2099
Description: CR 846/IMMOKALEE RD AT RANDALL BLVD
District: 01 County: 03 COLLIER Market Area: Units: English
10
Contract Lump Sum Project: N Design/Build: project Length: 0.200 MI
Class: 1 N
Project Manager: JMK-MJB-MJB
Version 2 Project Grand Total $20,663,837.30
Description: Phase 2 - Flyover bridge from Randall Boulevard with widening Immokalee
Rd with auxiliary lanes - 5/3/19
Sequence: 1 NDU - New Construction, Divided, Urban Net 0.530 MI
Length: 2,800 LF
Description: Typical section 1 - CR 846 (Immokalee Rd)
EARTHWORK COMPONENT
User Input Data
Description Value
Standard Clearing and Grubbing Limits L/R 80.00 / 69.00
Incidental Clearing and Grubbing Area 0.00
Alignment Number
1
Distance
0.530
Top of Structural Course For Begin Section
105.00
Top of Structural Course For End Section
105.00
Horizontal Elevation For Begin Section
100.00
Horizontal Elevation For End Section
100.00
Front Slope L/R
6 to 1 / 6 to 1
Median Shoulder Cross Slope L/R
4.00 % / 4.00 %
Outside Shoulder Cross Slope L/R
2.00 % / 2.00 %
Roadway Cross Slope L/R
2.00 % / 2.00 %
Pay Items
Pay item Description
Quantity Unit Unit Price Extended
Amount
110-1-1 CLEARING & GRUBBING
9.57 AC $13,694.89 $131,060.10
120-6 EMBANKMENT
71,873.28 CY $6.59 $473,644.92
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Earthwork Component Total $604,705.02
ROADWAY COMPONENT
User Input Data
Description
Number of Lanes
Roadway Pavement Width L/R
Structural Spread Rate
Friction Course Spread Rate
Pay Items
Pay item
Description
160-4
TYPE B STABILIZATION
285-709
OPTIONAL BASE,BASE
GROUP 09
334-1-13
SUPERPAVE ASPHALTIC
CONC, TRAFFIC C
337-7-83
ASPH CONC FC,TRAFFIC
C,FC-12.5,PG 76-22
Pavement Marking Subcomponent
Description
Include Thermo/Tape/Other
Pavement Type
Solid Stripe No. of Paint Applications
Solid Stripe No. of Stripes
Skip Stripe No. of Paint Applications
Skip Stripe No. of Stripes
Pay Items
Pay item
Description
706-3
RETRO-
REFLECTIVE/RAISED
PAVEMENT MARKERS
710-11-101
PAINTED PAVT
MARK,STD,WHITE, SOLID,6"
710-11-131
PAINTED PAVT
MARK,STD,WHITE,SKIP, 6"
711-16-101
THERMOPLASTIC, STD-
OTH, WHITE, SOLID, 6"
Value
10
51.00 / 51.00
330
165
Quantity Unit Unit Price Extended
Amount
34,943.80 SY $7.29 $254,740.30
31,733.15 SY $13.75 $436,330.81
5,235.97 TN $97.64 $511,240.11
2,617.99 TN $133.60 $349,763.46
Value
Y
Asphalt
1
4
1
8
Quantity Unit Unit Price Extended
Amount
644.00 EA $4.85 $3,123.40
2.12 GM $1,069.00 $2,266.28
4.24 GM $407.37 $1,727.25
2.12 GM $3,806.09 $8,068.91
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711-16-102 THERMOPLASTIC, STD- 2.12 GM $4,786.11 $10,146.55
OTH, WHITE, SOLID, 8"
711-16-131 THERMOPLASTIC, STD- 4.24 GM $1,013.83 $4,298.64
OTH, WHITE, SKIP, 6"
Peripherals Subcomponent
Description
Value
Off Road Bike Path(s)
0
Off Road Bike Path Width L/R
0.00/0.00
Bike Path Structural Spread Rate
0
Noise Barrier Wall Length
0.00
Noise Barrier Wall Begin Height
0.00
Noise Barrier Wall End Height
0.00
Pay Items
Pay item Description Quantity Unit Unit Price Extended
Amount
339-1 MISCELLANEOUS 93.33 TN $272.78 $25,458.56
ASPHALT PAVEMENT
536-1-1 GUARDRAIL- ROADWAY, 2,800.00 LF $21.62 $60,536.00
GEN TL-3
Roadway Component Total $1,667,700.27
SHOULDER COMPONENT
User Input Data
Description
Total Outside Shoulder Width L/R
Total Outside Shoulder Perf. Turf
Width L/R
Sidewalk Width L/R
Pay Items
Pay item
Description
520-1-10
CONCRETE CURB &
GUTTER, TYPE F
520-1-10
CONCRETE CURB &
GUTTER, TYPE F
522-2
CONCRETE SIDEWALK
AND DRIVEWAYS, 6"
570-1-2
PERFORMANCE TURF, SOD
Value
7.25 / 15.25
5.00 / 5.00
0.00 / 8.00
Quantity Unit Unit Price
2,799.98 LF $26.67
2,799.98 LF
2,488.87 SY
3,111.09 SY
Extended
Amount
$74,675.47
$26.67
$74,675.47
$49.88
$124,144.84
$2.85
$8,866.61
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Erosion Control
Pay Items
Pay item
Description
104-10-3
SEDIMENT BARRIER
104-11
FLOATING TURBIDITY
BARRIER
104-12
STAKED TURBIDITY
BARRIER- NYL REINF PVC
104-15
SOIL TRACKING
PREVENTION DEVICE
104-18
INLET PROTECTION
SYSTEM
107-1
LITTER REMOVAL
107-2
MOWING
Shoulder Component Total
Quantity Unit Unit Price
5,599.97 LF $1.19
132.57 LF $10.06
132.57 LF $5.25
1.00 EA $1,628.17
Extended
Amount
$6,663.96
$1,333.65
$695.99
$1,628.17
28.00 EA
$112.38
$3,146.64
13.50 AC
$42.01
$567.14
13.50 AC
$56.54
$763.29
MEDIAN COMPONENT
User Input Data
Description Value
Total Median Width 22.00
Performance Turf Width 22.00
$297,161.23
Pay Items
Pay item Description Quantity Unit Unit Price Extended
Amount
520-1-7 CONCRETE CURB & 5,599.97 LF $17.64 $98,783.47
GUTTER, TYPE E
570-1-2 PERFORMANCE TURF, SOD 6,844.41 SY $2.85 $19,506.57
Median Component Total $118,290.04
DRAINAGE COMPONENT
Pay Items
Pay item Description
400-2-2 CONC CLASS II,
ENDWALLS
425-1-351 INLETS, CURB, TYPE P-5,
<10,
Quantity Unit Unit Price Extended
Amount
9.55 CY $1,992.00 $19,023.60
20.00 EA $5,282.08 $105,641.60
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425-1-451
INLETS, CURB, TYPE J-5,
<10'
425-1-521
INLETS, DT BOT, TYPE C,
<10'
425-2-41
MANHOLES, P-7, <10'
430-175-
PIPE CULV, OPT MATL,
124
ROUND, 24"S/CD
430-175-
PIPE CULV, OPT MATL,
136
ROUND, 36"S/CD
430-175-
PIPE CULV, OPT MATL,
148
ROUND, 48"S/CD
570-1-1
PERFORMANCE TURF
Drainage Component Total
6.00 EA $8,362.77 $50,176.62
3.00 EA $3,055.30 $9,165.90
3.00 EA $4,248.55 $12,745.65
1,408.00 LF $96.12 $135,336.96
128.00 LF $132.26 $16,929.28
2,656.00 LF $196.79 $522,674.24
161.21 SY $1.65 $266.00
$871,959.85
SIGNING COMPONENT
Pay Items
Pay item
Description
700-1-11
SINGLE POST SIGN, F&I
GM, <12 SF
700-1-12
SINGLE POST SIGN, F&I
GM, 12-20 SF
700-2-15
MULTI- POST SIGN, F&I
GM, 51-100 SF
700-2-16
MULTI- POST SIGN, F&I
GM, 101-200 SF
Signing Component Total
Signalization 1
Description
Type
Multiplier
Description
Quantity Unit Unit Price Extended
Amount
13.00 AS $352.93 $4,588.09
2.00 AS $1,530.72 $3,061.44
2.00 AS $6,758.66 $13,517.32
2.00 AS $8,520.69 $17,041.38
SIGNALIZATIONS COMPONENT
Pay Items
Pay item Description
630-2-11 CONDUIT, F& 1, OPEN
TRENCH
Value
6 Lane Mast Arm
1
Quantity Unit Unit Price
700.00 LF $8.20
$38,208.23
Extended
Amount
$5,740.00
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630-2-12
CONDUIT, F& I,
300.00 LF
$24.80
$7,440.00
DIRECTIONAL BORE
632-7-1
SIGNAL CABLE- NEW OR
1.00 PI
$6,196.41
$6,196.41
RECO, FUR & INSTALL
635-2-11
PULL & SPLICE BOX, F&I,
22.00 EA
$743.23
$16,351.06
13" x 24"
639-1-112
ELECTRICAL POWER
1.00 AS
$2,248.83
$2,248.83
SRV,F&I,OH,M,PUR BY CON
639-2-1
ELECTRICAL SERVICE
60.00 LF
$5.11
$306.60
WIRE, F&I
641-2-11
PREST CNC POLE,F&I,TYP
1.00 EA
$1,364.39
$1,364.39
P-II,PEDESTAL
649-21-21
STEEL MAST ARM
6.00 EA
$56,808.77
$340,852.62
ASSEMBLY, F&I, 78'
650-1-14
VEH TRAF SIGNAL,F&I
20.00 AS
$935.09
$18,701.80
ALUMINUM, 3 S 1 W
653-1-11
PEDESTRIAN SIGNAL, F&I
8.00 AS
$575.18
$4,601.44
LED COUNT, 1 WAY
660-1-102
LOOP DETECTOR
20.00 EA
$315.66
$6,313.20
INDUCTIVE, F&I, TYPE 2
660-2-106
LOOP ASSEMBLY, F&I,
20.00 AS
$1,185.84
$23,716.80
TYPE F
665-1-11
PEDESTRIAN DETECTOR,
8.00 EA
$198.87
$1,590.96
F&I, STANDARD
670-5-111
TRAF CNTL ASSEM, F&I,
1.00 AS
$23,463.70
$23,463.70
NEMA, 1 PREEMPT
700-3-101
SIGN PANEL, F&I GM, UP
4.00 EA
$249.48
$997.92
TO 12 SF
700-5-21
INTERNAL ILLUM SIGN,
4.00 EA
$3,982.08
$15,928.32
F&I OM, UP TO 12 SF
Signalization 2
Description Value
Type 6 Lane Mast Arm
Multiplier 1
Description
Pay Items
Pay item
Description
Quantity Unit Unit Price
Extended
Amount
630-2-11
CONDUIT, F& I, OPEN
700.00 LF $8.20
$5,740.00
TRENCH
630-2-12
CONDUIT, F& I,
300.00 LF $24.80
$7,440.00
DIRECTIONAL BORE
632-7-1
SIGNAL CABLE- NEW OR
1.00 PI $6,196.41
$6,196.41
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RECO, FUR & INSTALL
635-2-11
PULL & SPLICE BOX, F&I,
22.00 EA
$743.23
$16,351.06
13" x 24"
639-1-112
ELECTRICAL POWER
1.00 AS
$2,248.83
$2,248.83
SRV,F&I,OH,M,PUR BY CON
639-2-1
ELECTRICAL SERVICE
60.00 LF
$5.11
$306.60
WIRE, F&I
641-2-11
PREST CNC POLE,F&I,TYP
1.00 EA
$1,364.39
$1,364.39
P-II,PEDESTAL
649-21-21
STEEL MAST ARM
6.00 EA
$56,808.77
$340,852.62
ASSEMBLY, F&I, 78'
650-1-14
VEH TRAF SIGNAL,F&I
20.00 AS
$935.09
$18,701.80
ALUMINUM, 3 S 1 W
653-1-11
PEDESTRIAN SIGNAL, F&I
8.00 AS
$575.18
$4,601.44
LED COUNT, 1 WAY
660-1-102
LOOP DETECTOR
20.00 EA
$315.66
$6,313.20
INDUCTIVE, F&I, TYPE 2
660-2-106
LOOP ASSEMBLY, F&I,
20.00 AS
$1,185.84
$23,716.80
TYPE F
665-1-11
PEDESTRIAN DETECTOR,
8.00 EA
$198.87
$1,590.96
F&I, STANDARD
670-5-111
TRAF CNTL ASSEM, F&I,
1.00 AS
$23,463.70
$23,463.70
NEMA, 1 PREEMPT
700-3-101
SIGN PANEL, F&I GM, UP
4.00 EA
$249.48
$997.92
TO 12 SF
700-5-21
INTERNAL ILLUM SIGN,
4.00 EA
$3,982.08
$15,928.32
F&I OM, UP TO 12 SF
Signalization 3
Description Value
Type 4 Lane Mast Arm
Multiplier 1
Description
Pay Items
Pay item
Description
Quantity Unit Unit Price
Extended
Amount
630-2-11
CONDUIT, F& 1, OPEN
750.00 LF $8.20
$6,150.00
TRENCH
630-2-12
CONDUIT, F& I,
250.00 LF $24.80
$6,200.00
DIRECTIONAL BORE
632-7-1
SIGNAL CABLE- NEW OR
1.00 PI $6,196.41
$6,196.41
RECO, FUR & INSTALL
635-2-11
PULL & SPLICE BOX, F&I,
16.00 EA $743.23
$11,891.68
13" x 24"
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639-1-112
ELECTRICAL POWER
SRV,F&I,OH,M,PUR BY CON
639-2-1
ELECTRICAL SERVICE
WIRE, F&I
649-21-10
STEEL MAST ARM
ASSEMBLY, F&I, 60'
650-1-14
VEH TRAF SIGNAL,F&I
ALUMINUM, 3 S 1 W
653-1-11
PEDESTRIAN SIGNAL, F&I
LED COUNT, 1 WAY
660-1-102
LOOP DETECTOR
INDUCTIVE, F&I, TYPE 2
660-2-106
LOOP ASSEMBLY, F&I,
TYPE F
665-1-11
PEDESTRIAN DETECTOR,
F&I, STANDARD
670-5-111
TRAF CNTL ASSEM, F&I,
NEMA, 1 PREEMPT
700-3-101
SIGN PANEL, F&I GM, UP
TO 12 SF
700-5-22
INTERNAL ILLUM SIGN,
F&I OM, 12-18 SF
Signalizations Component Total
1.00 AS $2,248.83 $2,248.83
60.00 LF $5.11 $306.60
4.00 EA $58,670.83
$234,683.32
12.00 AS $935.09
$11,221.08
8.00 AS $575.18
$4,601.44
12.00 EA $315.66
$3,787.92
12.00 AS $1,185.84 $14,230.08
8.00 EA $198.87 $1,590.96
1.00 AS $23,463.70 $23,463.70
4.00 EA $249.48 $997.92
4.00 EA $2,934.03 $11,736.12
$1,290,934.16
LIGHTING COMPONENT
Conventional Lighting Subcomponent
Description Value
Spacing MIN
Pay Items
Pay item
Description
Quantity Unit
Unit
Price
Extended Amount
630-2-11
CONDUIT, F& I, OPEN
2,799.98LF
$8.20
$22,959.84
TRENCH
630-2-12
CONDUIT, F& I,
555.75LF
$24.80
$13,782.60
DIRECTIONAL BORE
635-2-11
PULL & SPLICE BOX,
19.00EA
$743.23
$14,121.37
F&I, 13" x 24"
715-1-13
LIGHTING
10,226.31 LF
$2.17
$22,191.09
CONDUCTORS, F&I,
INSUL, NO.4-2
715-4-13
LIGHT POLE
19.00 EA
$6,234.22
$118,450.18
COMPLETE, F&I- STD,
40'
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715-500-1 POLE CABLE DIST SYS,
CONVENTIONAL
Subcomponent Total
Lighting Component Total
Sequence 1 Total
19.00EA $508.37
$9,659.03
$201,164.11
$201,164.11
$5,090,122.91
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Sequence: 2 NDU - New Construction, Divided, Urban
Description: Typical section 2 - Randall Blvd
EARTHWORK COMPONENT
User Input Data
Description
Standard Clearing and Grubbing Limits L/R
Incidental Clearing and Grubbing Area
Alignment Number
Distance
Top of Structural Course For Begin Section
Top of Structural Course For End Section
Horizontal Elevation For Begin Section
Horizontal Elevation For End Section
Front Slope L/R
Median Shoulder Cross Slope L/R
Outside Shoulder Cross Slope L/R
Roadway Cross Slope L/R
Pay Items
Pay item Description
110-1-1 CLEARING & GRUBBING
120-6 EMBANKMENT
Earthwork Component Total
Net 0.521 MI
Length: 2,750 LF
Value
100.00 / 39.00
0.00
1
0.521
105.00
105.00
100.00
100.00
6to 1 /6to 1
4.00 % / 4.00 %
2.00 % / 2.00 %
2.00 % / 2.00 %
Quantity Unit Unit Price
8.78 AC $13,694.89
64,602.89 CY $6.59
ROADWAY COMPONENT
User Input Data
Description
Number of Lanes
Roadway Pavement Width L/R
Structural Spread Rate
Friction Course Spread Rate
Pay Items
Pay item Description
Value
8
40.00 / 40.00
330
165
Quantity Unit Unit Price
160-4 TYPE B STABILIZATION 27,596.01 SY $7.29
285-709 OPTIONAL BASE,BASE 24,442.88 SY $13.75
Extended
Amount
$120,241.13
$425,733.05
$545,974.18
Extended
Amount
$201,174.91
$336,089.60
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GROUP 09
334-1-13 SUPERPAVE ASPHALTIC
CONC, TRAFFIC C
337-7-83 ASPH CONC FC,TRAFFIC
C,FC-12.5,PG 76-22
Pavement Marking Subcomponent
Description
Include Thermo/Tape/Other
Pavement Type
Solid Stripe No. of Paint Applications
Solid Stripe No. of Stripes
Skip Stripe No. of Paint Applications
Skip Stripe No. of Stripes
4,033.08 TN $97.64 $393,789.93
2,016.54 TN $133.60 $269,409.74
Value
Y
Asphalt
1
4
1
6
Pay Items
Pay item
Description
Quantity Unit Unit Price
Extended
Amount
706-3
RETRO-
492.00 EA $4.85
$2,386.20
REFLECTIVE/RAISED
PAVEMENT MARKERS
710-11-101
PAINTED PAVT
2.08 GM $1,069.00
$2,223.52
MARK,STD,WHITE, SOLID,6"
710-11-131
PAINTED PAVT
3.12 GM $407.37
$1,270.99
MARK,STD,WHITE,SKIP, 6"
711-16-101
THERMOPLASTIC, STD-
2.08 GM $3,806.09
$7,916.67
OTH, WHITE, SOLID, 6"
711-16-102
THERMOPLASTIC, STD-
2.08 GM $4,786.11
$9,955.11
OTH, WHITE, SOLID, 8"
711-16-131
THERMOPLASTIC, STD-
3.12 GM $1,013.83
$3,163.15
OTH, WHITE, SKIP, 6"
Roadway Component Total
$1,227,379.82
SHOULDER COMPONENT
User Input Data
Description
Value
Total Outside Shoulder Width L/R
7.25 / 13.25
Total Outside Shoulder Perf. Turf
5.00 / 5.00
Width L/R
W
Sidewalk Width
L/R
0.00 / 6.00
Pay Items
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Pay item Description Quantity Unit Unit Price
520-1-10 CONCRETE CURB & 2,749.82 LF $26.67
GUTTER, TYPE F
520-1-10 CONCRETE CURB & 2,749.82 LF
GUTTER, TYPE F
522-2 CONCRETE SIDEWALK 1,833.22 SY
AND DRIVEWAYS, 6"
570-1-2 PERFORMANCE TURF, SOD 3,055.36 SY
Extended
Amount
$73,337.70
$26.67
$73,337.70
$49.88
$91,441.01
$2.85
$8,707.78
Erosion Control
Pay Items
Pay item
Description
Quantity Unit Unit Price
Extended
Amount
104-10-3
SEDIMENT BARRIER
5,499.65 LF
$1.19
$6,544.58
104-11
FLOATING TURBIDITY
130.20 LF
$10.06
$1,309.81
BARRIER
104-12
STAKED TURBIDITY
130.20 LF
$5.25
$683.55
BARRIER- NYL REINF PVC
104-15
SOIL TRACKING
1.00 EA $1,628.17
$1,628.17
PREVENTION DEVICE
104-18
INLET PROTECTION
27.00 EA
$112.38
$3,034.26
SYSTEM
107-1
LITTER REMOVAL
13.25 AC
$42.01
$556.63
107-2
MOWING
13.25 AC
$56.54
$749.16
Shoulder Component Total
$261,330.35
MEDIAN COMPONENT
User Input Data
Description
Value
Total Median Width
22.00
Performance
Turf Width
22.00
Pay Items
Pay item Description Quantity Unit Unit Price Extended
Amount
520-1-7 CONCRETE CURB & 5,499.65 LF $17.64 $97,013.83
GUTTER, TYPE E
570-1-2 PERFORMANCE TURF, SOD 6,721.79 SY $2.85 $19,157.10
Median Component Total $116,170.93
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DRAINAGE COMPONENT
Pay Items
Pay item Description
400-2-2 CONC CLASS II,
ENDWALLS
425-1-351
INLETS, CURB, TYPE P-5,
<10'
425-1-451
INLETS, CURB, TYPE J-5,
<10'
425-1-521
INLETS, DT BOT, TYPE C,
<10'
425-2-41
MANHOLES, P-7, <10'
430-175-
PIPE CULV, OPT MATL,
124
ROUND, 24"S/CD
430-175-
PIPE CULV, OPT MATL,
136
ROUND, 36"S/CD
430-175-
PIPE CULV, OPT MATL,
148
ROUND, 48"S/CD
570-1-1
PERFORMANCE TURF
Drainage Component Total
Quantity Unit Unit Price Extended
Amount
9.37 CY $1,992.00 $18,665.04
19.00 EA $5,282.08 $100,359.52
6.00 EA $8,362.77 $50,176.62
3.00 EA $3,055.30 $9,165.90
3.00 EA $4,248.55 $12,745.65
1,384.00 LF $96.12 $133,030.08
128.00 LF $132.26 $16,929.28
2,608.00 LF $196.79 $513,228.32
158.32 SY $1.65 $261.23
SIGNING COMPONENT
Pay Items
Pay item
Description
700-1-11
SINGLE POST SIGN, F&I
GM, <12 SF
700-1-12
SINGLE POST SIGN, F&I
GM, 12-20 SF
700-2-15
MULTI- POST SIGN, F&I
GM, 51-100 SF
700-2-16
MULTI- POST SIGN, F&I
GM, 101-200 SF
Signing Component Total
$854,561.64
Quantity Unit Unit Price Extended
Amount
13.00 AS $352.93 $4,588.09
2.00 AS $1,530.72 $3,061.44
2.00 AS $6,758.66 $13,517.32
2.00 AS $8,520.69 $17,041.38
LIGHTING COMPONENT
Conventional Lighting Subcomponent
$38,208.23
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Description
Spacing
Pay Items
Pay item
Description
630-2-11
CONDUIT, F& I, OPEN
TRENCH
630-2-12
CONDUIT, F& I,
DIRECTIONAL BORE
635-2-11
PULL & SPLICE BOX,
F&I, 13" x 24"
715-1-13
LIGHTING
CONDUCTORS, F&I,
INSUL, NO.4-2
715-4-13
LIGHT POLE
COMPLETE, F&I- STD,
40'
715-500-1
POLE CABLE DIST SYS,
CONVENTIONAL
Subcomponent Total
Lighting Component Total
Sequence 2 Total
Value
MIN
Quantity Unit
Unit
Price
Extended Amount
2,749.82 LF
$8.20
$22,548.52
545.80 LF
$24.80
$13,535.84
19.00 EA
$743.23
$14,121.37
10,043.11 LF
$2.17
$21,793.55
19.00 EA $6,234.22 $118,450.18
19.00EA $508.37 $9,659.03
$200,108.49
$200,108.49
$3,243,733.64
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Sequence: 3 NUU - New Construction, Undivided, Urban
Description: Typical Section 3 - Flyover Ramp
EARTHWORK COMPONENT
User Input Data
Description
Standard Clearing and Grubbing Limits L/R
Incidental Clearing and Grubbing Area
Alignment Number
Distance
Top of Structural Course For Begin Section
Top of Structural Course For End Section
Horizontal Elevation For Begin Section
Horizontal Elevation For End Section
Front Slope L/R
Outside Shoulder Cross Slope L/R
Roadway Cross Slope L/R
Pay Items
Pay item Description
120-6 EMBANKMENT
Earthwork Component Total
Net 0.047 MI
Length: 250 LF
Quantity Unit Unit Price
4,546.66 CY $6.59
ROADWAY COMPONENT
User Input Data
Description
Number of Lanes
Roadway Pavement Width L/R
Structural Spread Rate
Friction Course Spread Rate
X-Items
Pay item Description
521-72-40 SHLDR CONC
BARRIER,38" OR 44"
HEIGHT
Value
4
34.00 / 34.00
275
165
Value
50.00 / 50.00
0.00
1
0.047
105.00
105.00
100.00
100.00
6to 1 /6to 1
2.00 % / 2.00 %
2.00 % / 2.00 %
Extended
Amount
$29,962.49
$29,962.49
Quantity Unit Unit Price Extended
Amount
2,076.00 LF $309.07 $641,629.32
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Pavement Marking Subcomponent
Description
Value
Include Thermo/Tape/Other
Y
Pavement Type
Concrete
Solid Stripe No. of Paint Applications
0
Solid Stripe No. of Stripes
4
Skip Stripe No. of Paint Applications
0
Skip Stripe No. of Stripes
3
Pay Items
Pay item
Description
Quantity Unit Unit Price
Extended
Amount
706-3
RETRO-
32.00 EA $4.85
$155.20
REFLECTIVE/RAISED
PAVEMENT MARKERS
711-16-101
THERMOPLASTIC, STD-
0.19 GM $3,806.09
$723.16
OTH, WHITE, SOLID, 6"
711-16-131
THERMOPLASTIC, STD-
0.14 GM $1,013.83
$141.94
OTH, WHITE, SKIP, 6"
Roadway Component Total
$642,649.62
SHOULDER COMPONENT
User Input Data
Description
Total Outside Shoulder Width L/R
Total Outside Shoulder Perf. Turf
Width L/R
Sidewalk Width L/R
Pay Items
Pay item Description
522-2 CONCRETE SIDEWALK
AND DRIVEWAYS, 6"
570-1-1 PERFORMANCE TURF
Erosion Control
Pay Items
Pay item Description
104-10-3 SEDIMENT BARRIER
104-11 FLOATING TURBIDITY
Value
14.25 / 7.25
5.00 / 5.00
7.00 / 0.00
Quantity Unit Unit Price Extended
Amount
194.25 SY $49.88 $9,689.19
277.49 SY $1.65 $457.86
Quantity Unit Unit Price Extended
Amount
499.49 LF $1.19 $594.39
11.82 LF $10.06 $118.91
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104-12
STAKED TURBIDITY
BARRIER- NYL REINF
PVC
104-15
SOIL TRACKING
PREVENTION DEVICE
104-18
INLET PROTECTION
SYSTEM
107-1
LITTER REMOVAL
107-2
MOWING
Shoulder Component Total
Box Culvert 1
Description
Size
Length
Multiplier
11.82 LF $5.25
1.00 EA
$1,628.17
3.00 EA
$112.38
0.57 AC
$42.01
0.57 AC
$56.54
DRAINAGE COMPONENT
Pay Items
Pay item
Description
400-4-1
CONC CLASS IV,
CULVERTS
415-1-1
REINF STEEL -
ROADWAY
Drainage Component Total
Value
Dbl. 10 x 10
90.00
1
Quantity Unit Unit Price
266.90 CY $1,576.82
37,553.00 LB $0.98
SIGNING COMPONENT
Pay Items
Pay item
Description
700-1-11
SINGLE POST SIGN, F&I
GM, <12 SF
700-1-12
SINGLE POST SIGN, F&I
GM, 12-20 SF
700-2-15
MULTI- POST SIGN, F&I
GM, 51-100 SF
X-Items
$62.06
$1,628.17
$337.14
$23.95
$32.23
$12,943.90
Extended
Amount
$420,853.26
$36,801.94
$457,655.20
Quantity Unit Unit Price Extended
Amount
1.00 AS $352.93 $352.93
1.00 AS $1,530.72 $1,530.72
1.00 AS $6,758.66 $6,758.66
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Pay item Description
700-4-114 OH STATIC SIGN STR,
F&I, C 41-50 FT
Signing Component Total
Quantity Unit Unit Price
4.00 EA $90,038.29
LIGHTING COMPONENT
Conventional Lighting Subcomponent
Description
Spacing
Pay Items
Pay item
Description
Quantity Unit
630-2-11
CONDUIT, F& I, OPEN
249.74LF
TRENCH
630-2-12
CONDUIT, F& I,
32.59LF
DIRECTIONAL BORE
635-2-11
PULL & SPLICE BOX,
1.00EA
F&I, 13" x 24"
715-1-13
LIGHTING
847.00 LF
CONDUCTORS, F&I,
INSUL, NO.4-2
Extended
Amount
$360,153.16
$368,795.47
Value
MAX
Unit Extended Amount
Price
$8.20 $2,047.87
$24.80
$743.23
$2.17
715-4-13 LIGHT POLE 1.00EA $6,234.22
COMPLETE, F&I- STD,
40'
715-500-1 POLE CABLE DIST SYS, 1.00EA $508.37
CONVENTIONAL
Subcomponent Total
Bridge A
$808.23
$743.23
$1,837.99
$6,234.22
$508.37
$12,179.91
Lighting Component Total $12,179.91
BRIDGES COMPONENT
Description
Value
Estimate Type
SF Estimate
Primary Estimate
YES
Length (LF)
630.00
Width (LF)
40.00
Type
High Level
Cost Factor
1.25
Structure No.
Removal of Existing Structures area
0.00
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Default Cost per SF
Factored Cost per SF
Final Cost per SF
Basic Bridge Cost
Description
Bridge Pay Items
Pay item Description
400-2-10 CONC CLASS II,
APPROACH SLABS
415-1-9 REINF STEEL -
APPROACH SLABS
Bridge A Total
Bridges Component Total
Quantity Unit Unit Price
88.89 CY $535.14
15,555.75 LB
RETAINING WALLS COMPONENT
$140.00
$175.00
$177.51
$4,410,000.00
Extended
Amount
$47,568.59
$1.01 $15,711.31
$4,473,279.90
$4,473,279.90
X-Items
Pay item Description Quantity Unit Unit Price Extended
Amount
548-12 RET WALL SYSTEM, 24,912.00 SF $30.25 $753,588.00
PERM, EX BARRIER
Retaining Walls Component Total $753,588.00
Sequence 3 Total $6,751,054.49
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Sequence: 4 NUU - New Construction, Undivided, Urban
Description: Typical Section 4 - At -Grade Ramp
EARTHWORK COMPONENT
User Input Data
Description
Standard Clearing and Grubbing Limits L/R
Incidental Clearing and Grubbing Area
Alignment Number
Distance
Top of Structural Course For Begin Section
Top of Structural Course For End Section
Horizontal Elevation For Begin Section
Horizontal Elevation For End Section
Front Slope L/R
Outside Shoulder Cross Slope L/R
Roadway Cross Slope L/R
Pay Items
Pay item Description
110-1-1 CLEARING & GRUBBING
120-6 EMBANKMENT
Earthwork Component Total
Net 0.13 8 MI
Length: 727 LF
Value
30.00 / 30.00
0.00
1
0.138
105.00
105.00
100.00
100.00
6to 1 /6to 1
2.00 % / 2.00 %
2.00 % / 2.00 %
Quantity Unit Unit Price
1.00 AC $13,694.89
10,411.73 CY $6.59
ROADWAY COMPONENT
User Input Data
Description
Number of Lanes
Roadway Pavement Width L/R
Structural Spread Rate
Friction Course Spread Rate
Pay Items
Pay item
Description
160-4
TYPE B STABILIZATION
285-709
OPTIONAL BASE,BASE
GROUP 09
Value
3
11.00 / 18.00
275
165
Extended
Amount
$13,694.89
$68,613.30
$82,308.19
Quantity Unit Unit Price Extended
Amount
2,759.58 SY $7.29 $20,117.34
2,342.74 SY $13.75 $32,212.68
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334-1-13 SUPERPAVE ASPHALTIC
CONC, TRAFFIC C
337-7-83 ASPH CONC FC,TRAFFIC
C,FC-12.5,PG 76-22
Pavement Marking Subcomponent
Description
Include Thermo/Tape/Other
Pavement Type
Solid Stripe No. of Paint Applications
Solid Stripe No. of Stripes
Skip Stripe No. of Paint Applications
Skip Stripe No. of Stripes
Pay Items
Pay item
Description
706-3
RETRO-
REFLECTIVE/RAISED
PAVEMENT MARKERS
710-11-101
PAINTED PAVT
MARK, S TD, WHITE, SOLID, 6"
710-11-131
PAINTED PAVT
MARK,STD,WHITE,SKIP, 6"
711-16-101
THERMOPLASTIC, STD-
OTH, WHITE, SOLID, 6"
711-16-131
THERMOPLASTIC, STD-
OTH, WHITE, SKIP, 6"
Roadway Component Total
322.13 TN $97.64 $31,452.77
193.28 TN $133.60 $25,822.21
Value
Y
Asphalt
1
4
1
2
Quantity Unit Unit Price Extended
Amount
74.00 EA $4.85 $358.90
0.55 GM $1,069.00 $587.95
0.28 GM $407.37 $114.06
0.55 GM $3,806.09 $2,093.35
0.28 GM $1,013.83 $283.87
$113,043.13
SHOULDER COMPONENT
User Input Data
Description
Total Outside Shoulder Width L/R
Total Outside Shoulder Perf. Turf
Width L/R
Sidewalk Width L/R
Pay Items
Pay item Description
520-1-10 CONCRETE CURB &
Value
7.25 / 13.25
5.00 / 5.00
0.00 / 6.00
Quantity Unit Unit Price Extended
Amount
727.06 LF $26.67 $19,390.69
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GUTTER, TYPE F
520-1-10 CONCRETE CURB & 727.06 LF $26.67 $19,390.69
GUTTER, TYPE F
522-2 CONCRETE SIDEWALK 484.70 SY $49.88 $24,176.84
AND DRIVEWAYS, 6"
570-1-2 PERFORMANCE TURF, SOD 807.84 SY $2.85 $2,302.34
Erosion Control
Pay Items
Pay item
Description
104-10-3
SEDIMENT BARRIER
104-11
FLOATING TURBIDITY
BARRIER
104-12
STAKED TURBIDITY
BARRIER- NYL REINF PVC
104-15
SOIL TRACKING
PREVENTION DEVICE
104-18
INLET PROTECTION
SYSTEM
107-1
LITTER REMOVAL
107-2
MOWING
Shoulder Component Total
Quantity Unit Unit Price Extended
Amount
1,454.11 LF $1.19 $1,730.39
34.42 LF $10.06 $346.27
34.42 LF
$5.25
$180.70
1.00 EA
$1,628.17
$1,628.17
8.00 EA
$112.38
$899.04
1.67 AC
$42.01
$70.16
1.67 AC
$56.54
$94.42
DRAINAGE COMPONENT
Pay Items
Pay item Description
400-2-2 CONC CLASS II,
ENDWALLS
425-1-351 INLETS, CURB, TYPE P-5,
<10,
425-1-451 INLETS, CURB, TYPE J-5,
<10,
425-1-521 INLETS, DT BOT, TYPE C,
<10,
425-2-41 MANHOLES, P-7, <10'
430-175-124 PIPE CULV, OPT MATL,
ROUND, 24"S/CD
430-175-136 PIPE CULV, OPT MATL,
ROUND, 36"S/CD
430-175-148 PIPE CULV, OPT MATL,
$70,209.72
Quantity Unit Unit Price
Extended
Amount
2.48 CY
$1,992.00
$4,940.16
5.00 EA
$5,282.08
$26,410.40
2.00 EA
$8,362.77
$16,725.54
1.00 EA
$3,055.30
$3,055.30
1.00 EA
$4,248.55
$4,248.55
328.00 LF
$96.12
$31,527.36
32.00 LF
$132.26
$4,232.32
696.00 LF
$196.79
$136,965.84
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LRE - R3: Project Details by Sequence Report Page 23 of 30
ROUND, 48"S/CD
570-1-1 PERFORMANCE TURF 41.86 SY $1.65 $69.07
Drainage Component Total $228,174.54
SIGNING COMPONENT
Pay Items
Pay item
Description
700-1-11
SINGLE POST SIGN, F&I
GM, <12 SF
700-1-12
SINGLE POST SIGN, F&I
GM, 12-20 SF
700-2-15
MULTI- POST SIGN, F&I
GM, 51-100 SF
Signing Component Total
Quantity Unit Unit Price Extended
Amount
3.00 AS $352.93 $1,058.79
1.00 AS $1,530.72 $1,530.72
1.00 AS $6,758.66 $6,758.66
LIGHTING COMPONENT
Conventional Lighting Subcomponent
Description
Spacing
Pay Items
Pay item
Description Quantity Unit
630-2-11
CONDUIT, F& I, OPEN 727.06 LF
TRENCH
630-2-12
CONDUIT, F& I, 94.88LF
DIRECTIONAL BORE
$9,348.17
Value
MAX
Unit Extended Amount
Price
$8.20 $5,961.89
$24.80
635-2-11
PULL & SPLICE BOX,
3.00EA
$743.23
F&I, 13" x 24"
715-1-13
LIGHTING
2,465.79LF
$2.17
CONDUCTORS, F&I,
INSUL, NO.4-2
715-4-13
LIGHT POLE
3.00EA
$6,234.22
COMPLETE, F&I- STD,
40'
715-500-1
POLE CABLE DIST SYS,
3.00EA
$508.37
CONVENTIONAL
Subcomponent Total
Lighting Component Total
$2,353.02
$2,229.69
$5,350.76
$18,702.66
$1,525.11
$36,123.14
$36,123.13
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Page 24 of 30
Sequence 4 Total
$539,206.88
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
LRE - R3: Project Details by Sequence Report
Page 25 of 30
Sequence: 5 NUU - New Construction, Undivided, Urban
Description: Typical Section 5 - Frontage Road
EARTHWORK COMPONENT
User Input Data
Description
Standard Clearing and Grubbing Limits L/R
Incidental Clearing and Grubbing Area
Alignment Number
Distance
Top of Structural Course For Begin Section
Top of Structural Course For End Section
Horizontal Elevation For Begin Section
Horizontal Elevation For End Section
Front Slope L/R
Outside Shoulder Cross Slope L/R
Roadway Cross Slope L/R
Pay Items
Pay item Description
110-1-1 CLEARING & GRUBBING
120-6 EMBANKMENT
Earthwork Component Total
Net 0.229 MI
Length: 1,207 LF
Value
30.00 / 30.00
0.00
1
0.229
105.00
105.00
100.00
100.00
6to 1 /6to 1
2.00 % / 2.00 %
2.00 % / 2.00 %
Quantity Unit Unit Price
1.67 AC $13,694.89
16,145.33 CY $6.59
ROADWAY COMPONENT
User Input Data
Description
Number of Lanes
Roadway Pavement Width L/R
Structural Spread Rate
Friction Course Spread Rate
Pay Items
Pay item
Description
160-4
TYPE B STABILIZATION
285-709
OPTIONAL BASE,BASE
GROUP 09
Value
2
11.00 / 11.00
275
165
Extended
Amount
$22,870.47
$106,397.72
$129,268.19
Quantity Unit Unit Price Extended
Amount
3,642.48 SY $7.29 $26,553.68
2,950.46 SY $13.75 $40,568.82
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Page 26 of 30
334-1-13 SUPERPAVE ASPHALTIC
CONC, TRAFFIC C
337-7-83 ASPH CONC FC,TRAFFIC
C,FC-12.5,PG 76-22
Pavement Marking Subcomponent
Description
Include Thermo/Tape/Other
Pavement Type
Solid Stripe No. of Paint Applications
Solid Stripe No. of Stripes
Skip Stripe No. of Paint Applications
Skip Stripe No. of Stripes
Pay Items
Pay item
Description
706-3
RETRO-
REFLECTIVE/RAISED
PAVEMENT MARKERS
710-11-101
PAINTED PAVT
MARK, S TD, WHITE, SOLID, 6"
710-11-131
PAINTED PAVT
MARK,STD,WHITE,SKIP, 6"
711-16-101
THERMOPLASTIC, STD-
OTH, WHITE, SOLID, 6"
711-16-131
THERMOPLASTIC, STD-
OTH, WHITE, SKIP, 6"
Roadway Component Total
405.69 TN $97.64 $39,611.57
243.41 TN $133.60 $32,519.58
Value
Y
Asphalt
1
4
1
1
Quantity Unit Unit Price Extended
Amount
31.00 EA $4.85 $150.35
0.91 GM $1,069.00 $972.79
0.23 GM $407.37 $93.70
0.91 GM $3,806.09 $3,463.54
0.23 GM $1,013.83 $233.18
$144,167.22
SHOULDER COMPONENT
User Input Data
Description
Total Outside Shoulder Width L/R
Total Outside Shoulder Perf. Turf
Width L/R
Sidewalk Width L/R
Pay Items
Pay item Description
520-1-10 CONCRETE CURB &
Value
7.25 / 12.25
5.00 / 5.00
0.00 / 5.00
Quantity Unit Unit Price Extended
Amount
1,207.01 LF $26.67 $32,190.96
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Page 27 of 30
GUTTER, TYPE F
520-1-10 CONCRETE CURB & 1,207.01 LF $26.67 $32,190.96
GUTTER, TYPE F
522-1 CONCRETE SIDEWALK 670.56 SY $35.52 $23,818.29
AND DRIVEWAYS, 4"
570-1-2 PERFORMANCE TURF, SOD 1,341.12 SY $2.85 $3,822.19
Erosion Control
Pay Items
Pay item
Description
104-10-3
SEDIMENT BARRIER
104-11
FLOATING TURBIDITY
BARRIER
104-12
STAKED TURBIDITY
BARRIER- NYL REINF PVC
104-15
SOIL TRACKING
PREVENTION DEVICE
104-18
INLET PROTECTION
SYSTEM
107-1
LITTER REMOVAL
107-2
MOWING
Shoulder Component Total
Quantity Unit Unit Price
2,414.02 LF $1.19
57.15 LF $10.06
57.15 LF $5.25
1.00 EA $1,628.17
12.00 EA $112.3 8
2.77 AC $42.01
2.77 AC $56.54
DRAINAGE COMPONENT
Pay Items
Pay item Description
400-2-2 CONC CLASS II,
ENDWALLS
425-1-351 INLETS, CURB, TYPE P-5,
<10,
425-1-451 INLETS, CURB, TYPE J-5,
<10,
425-1-521 INLETS, DT BOT, TYPE C,
<10,
425-2-41 MANHOLES, P-7, <10'
430-175-124 PIPE CULV, OPT MATL,
ROUND, 24"S/CD
430-175-136 PIPE CULV, OPT MATL,
ROUND, 36"S/CD
430-175-148 PIPE CULV, OPT MATL,
Extended
Amount
$2,872.68
$574.93
$300.04
$1,628.17
$1,348.56
$116.37
$156.62
$99,019.77
Quantity Unit Unit Price
Extended
Amount
4.11 CY
$1,992.00
$8,187.12
9.00 EA
$5,282.08
$47,538.72
3.00 EA
$8,362.77
$25,088.31
2.00 EA
$3,055.30
$6,110.60
2.00 EA
$4,248.55
$8,497.10
536.00 LF
$96.12
$51,520.32
48.00 LF
$132.26
$6,348.48
1,144.00 LF
$196.79
$225,127.76
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LRE - R3: Project Details by Sequence Report Page 28 of 30
ROUND, 48"S/CD
570-1-1 PERFORMANCE TURF 69.49 SY $1.65 $114.66
Drainage Component Total $378,533.07
SIGNING COMPONENT
Pay Items
Pay item
Description
700-1-11
SINGLE POST SIGN, F&I
GM, <12 SF
700-1-12
SINGLE POST SIGN, F&I
GM, 12-20 SF
700-2-15
MULTI- POST SIGN, F&I
GM, 51-100 SF
Signing Component Total
Quantity Unit Unit Price Extended
Amount
5.00 AS $352.93 $1,764.65
1.00 AS $1,530.72 $1,530.72
1.00 AS $6,758.66 $6,758.66
LIGHTING COMPONENT
Conventional Lighting Subcomponent
Description
Spacing
Pay Items
Pay item
Description Quantity Unit
630-2-11
CONDUIT, F& I, OPEN 1,207.01 LF
TRENCH
630-2-12
CONDUIT, F& I, 157.51 LF
DIRECTIONAL BORE
$10,054.03
Value
MAX
Unit Extended Amount
Price
$8.20 $9,897.48
$24.80
635-2-11
PULL & SPLICE BOX,
S.00EA
$743.23
F&I, 13" x 24"
715-1-13
LIGHTING
4,093.54LF
$2.17
CONDUCTORS, F&I,
INSUL, NO.4-2
715-4-13
LIGHT POLE
S.00EA
$6,234.22
COMPLETE, F&I- STD,
40'
715-500-1
POLE CABLE DIST SYS,
S.00EA
$508.37
CONVENTIONAL
Subcomponent Total
Lighting Component Total
$3,906.25
$3,716.15
$8,882.98
$31,171.10
$2,541.85
$60,115.81
$60,115.81
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LRE - R3: Project Details by Sequence Report
Page 29 of 30
Sequence 5 Total
$821,158.09
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LRE - R3: Project Details by Sequence Report Page 30 of 30
Date: 5/7/2019 8:09:02 AM
FDOT Long Range Estimating System - Production
R3: Project Details by Sequence Report
Project: 435368-1-22-01 Letting Date: 01/2099
Description: CR 846/IMMOKALEE RD AT RANDALL BLVD
District: 01 County:03 COLLIER
Contract Lump Sum Project: N
Class: 1
Project Manager: JMK-MJB-MJB
Market Area: Units: English
10
Design/Build: project Length: 0.200 MI
N
Version 2 Project Grand Total $20,663,837.30
Description: Phase 2 - Flyover bridge from Randall Boulevard with widening Immokalee
Rd with auxiliary lanes - 5/3/19
Project Sequences Subtotal
102-1 Maintenance of Traffic
101-1 Mobilization
Project Sequences Total
Project Unknowns
Design/Build
Non -Bid Components:
Pay item Description
999-25 INITIAL CONTINGENCY
AMOUNT (DO NOT BID)
Project Non -Bid Subtotal
Version 2 Project Grand Total
$16,445,276.01
10.00 % $1,644,527.60
8.00 % $1,447,184.29
$19,536,987.90
5.00 % $976,849.40
0.00 % $0.00
Quantity Unit Unit Price Extended
Amount
LS $150,000.00 $150,000.00
$150,000.00
$20,663,837.30
file: //orlando/proj/FloridaDOT/654523_Immokalee/PROJECT_FOLDER/200-Prof ect_Man... 5/7/2019
INSTR 4459406 OR 4591 PG 1762 RECORDED 8/2/2010 4:24 PM PAGES 52
DWIGHT E. BROCK, COLLIER COUNTY CLERK OF THE CIRCUIT COURT
REC $443.50
DEVELOPER AGREEMENT
EMERGENT DEVELOPMENT
THIS AGREEMENT ("Agreement") is made and entered into this a8� day of
2010, by and between Emergent Development Group, Inc., a Florida corporation
(hereinaft 6- referred to as "Developer", whose address is 3055 Terramar Drive, Naples, Florida,
34119, pursuant to the authorization set forth in the Amended and Restated Agreement &
Restrictive Covenant filed with the GMP Amendment petition, and the Board of County
Commissioners of Collier County, Florida, as the governing body of Collier County, a political
subdivision of the State of Florida (hereinafter referred to as "County") PAC of Collier, Inc., a
Florida corporation, (hereinafter referred to as "PAC"), and Big Corkscrew Island Fire Control &
Rescue District, (hereinafter referred to asw"Fq Diet,"
ij
PREFACE N''` y
This is a companion gre meat Ueve)ope sk�applicatiorimith the County (Petition CP-
2008-2) to amend the County Gw�ge� lden Gate Area Master Plan
(the "GMP Amendment") to add. the 5 Prposnt parcels - to the GMP's existing
Randall Boulevard Commereik ubt stncl, a d is c¢nt ng i 1 upon the adoption of this
amendment. Exhibit J show;q ownership parcels.s tlieµpiest y exist. Exhibit L shows the
ownership parcels once the d�r 'ations set forth in t6 A ree t have been completed. As a
precondition to fully develop' project, and as did blv, transportation improvements
are required, including the wide &h if.,Randall Boulevar t, v h is hereinafter referred to as the
"Road Project."�"
This is a multiparty transaction :"TM..hrder "for Developer to assemble the intended
Development, various land parcels will need to be exchanged among a number of parties, and
relocation of existing public facilities must be accomplished. The Fire District will exchange Fire
District Parcels A and B (which are legally described in the following recitals), in return for the
North One Half (1/2) of the "Swap Parcel" (which is legally described in the following recitals).
PAC, which will receive Fire District Parcel A, will relocate the Fire Station building from Fire
District Parcel A to the North One Half (1/2) of the Swap Parcel. PAC will then be able to utilize
the Fire District Parcel A to expand its present commercial center by 20,000 sq. feet. The County
will exchange its current property (which is legally described in the following recitals), noted on
Exhibit L as the "County Parcel," a portion of which is presently utilized by the State Forestry
Service, in return for Fire District Parcel B, which will be used as a retention pond for the Road
Project. Proceeds in this transaction will be used by the County to purchase from the Fire District
the South One Half of the Swap Parcel, and Developer will pay the costs of relocating the State
Forestry Service to the South One Half of the Swap Parcel. The Developer will then be entitled to
ultimately construct 340,950 square feet of commercial uses. No impact fee credits are granted in
this Agreement.
1 of 16
OR 4591 PG 1763
RF,MAi S:
WHEREAS, Developer has legal control over approximately 36.22 acres of property in
unincorporated Collier County, Florida (the "EDG Parcels"), on which a commercial planned unit
development is proposed in combination with other lands referenced herein; and
WHEREAS, County owns a + 5.46-acre parcel in Collier County (hereinafter referred to
as the "County Parcel" and which is legally described as Tract 126, Golden Gate Estates Unit No.
23, according to the plat thereof recorded in Plat Book 7, Page 9, of the public records of Collier
County, Florida) a portion of which is leased to the State of Florida, Division of Forestry Service;
and
WHEREAS, Fire District owns one JI-da2.3 raq,
located a firehouse, administration buitdi g�,C lic
which is legally described as The Wieaf of
according to the plat thereof recore m Plat Book 7,
County, Florida, LESS Immokalee ,Road- ight of ways
parcel ("Fire District Parcel W! which 1 ally,cdescif
No. 23, according to the plat'the*f! Q.rd
Collier County, Florida,) which alerts the Ooothrr o'
the "Fire District Parcels"); ano'
parcel in Collier County on which is
rication tower ("Fire District Parcel A"
5 Jolden Gate Estates Unit No. 23,
�g 9", ."of the public records of Collier
id ons mother ± 5-acre unimproved
as Tr ct 5, Golden Gate Estates Unit
ONaage 9, of the public records of
oie District Parcel A (collectively
, �
t
WHEREAS, Develo*, o has control ovef0 + 5 O re parcel in unincorporated
Collier Count which is current y improved (the "S�� �4i 'area',iwhich is legally described as
Tract 17, Golden Gate Estates U "lv 24, according to the platsihereof recorded in Plat Book 7,
Page 11, of the public records of Co Florida°ihich is proposed to be exchanged
g p �'.�
for the Fire District Parcel B; and s w a
WHEREAS, PAC of Collier, Inc., owns and operates a shopping center on a parcel (the
"Shopping Center Parcel" which is legally described as The East One Half of Tract 54, Golden
Gate Estates Unit No. 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the
public records of Collier County, Florida, LESS Immokalee Road right-of-way) located to the
East of Fire District Parcel A; and
WHEREAS, County will be widening and/or reconstructing and/or realigning the
intersection of Randall Boulevard and/or Immokalee Road in connection with the widening (the
"Road Project"); and
WHEREAS, the Road project will require the County to acquire lands from the EDG
Parcels, the Shopping Center Parcel, the Fire District Parcel A, and to utilize a portion of the
County Parcel in order to construct the Road Project, which may negatively impact the size,
location and types of uses which exist or which may be allowed on these parcels; and
WHEREAS, the impacts of the Road Project upon the County Parcel may require the
County to relocate the facilities of the Division of Forestry Services to other property; and
2of16
OR 4591 PG 1764
WHEREAS, the Road Project may require changes to the existing access from Immokalee
Road and Randall Boulevard to the Fire District Parcel A, the Shopping Center Parcel and the
County Parcel; and
WHEREAS, the County would otherwise incur obligations to compensate the owners of
the various parcels for lands needed for the Road Project; and
WHEREAS, Developer proposes to develop the EDG Parcels, Fire District Parcel B and
the County Parcel as a commercial planned unit development (the "Proposed Development"); and
WHEREAS, PAC of Collier, Inc., proposes to expand and develop the Shopping Center
Parcel by combining it with Fire District Parcel A, as a commercial planned unit development
(the "Proposed Development B"); and
WHEREAS, the Developer will also be filing an application with the County to rezone the
Proposed Development parcels from their current --zoning classification of Estates to Commercial
Planned Unit Development; and ,ice
WHEREAS, this Agr(
available to serve the Propo:
Development occur on said pu
WHEREAS, it is
stipulations necessary to c
Policy 5.1 to make the Pr(
GMP; and
structured to inu at adequate public facilities are
,lopment concurrent th'their impacts of the Proposed
WHEREAS, the parties h*e, greed to certain
the specific mitigation
Transportation Element
nt B consistent with the
set forth below; and
WHEREAS, after reasone c� 4eration by the B*o�ri� "of County Commissioners, the
Board finds that the terms and con f�rtl°�o in conformitywith contemplated
p
improvements and additions to the County afns,o6i}o network, and are consistent with both
the public interest and with the County's comprehensive plan, and other regulations pertaining to
development.
WITNESSETH:
NOW, THEREFORE, in consideration of Ten Dollars ($10.00) and other good and
valuable consideration exchanged amongst the parties, and in consideration of the covenants
contained herein, the parties agree as follows:
1. All of the above RECITALS are true and correct and are hereby expressly
incorporated herein by reference as if set forth fully below.
2. The Developer will convey to County, at no cost to County, ± eighty feet (80') of
right-of-way. Fifty feet (50') located within the existing road easement shall be conveyed by Quit
Claim Deed , and another +/- thirty feet (30') of additional right-of-way shall be conveyed by
Warranty Deed to County, at no cost to County, along the entire Randall Blvd frontage of the
property as depicted more accurately in the attached Exhibit "I". This right-of-way conveyance is
sufficient for the construction of the Road Project as depicted in Exhibit `B". Total acreage + 6.8
acres (estimate). These right-of-way conveyances must occur prior to the approval of the First
3 of 16
OR 4591 PG 1765
Site Development Plan for Phase I of the Proposed Development. To avoid the demolition and
reconstruction of a partial sidewalk, the sidewalk required along the Developer's frontage on the
southern edge of Randall Boulevard will be constructed as part of the Road Project. The sidewalk
will be constructed within the eighty feet (80') of dedicated right of way at the Developer's sole
cost and expense. The County and the Developer agree to provide approximately fifteen (15) ft of
temporary shared cross access, slope and construction easements on each side of the newly
dedicated right of way line in order to accommodate construction by either party as the Road
Project or the development proceeds.
3. Once the Road Project is funded and within the Five Year Capital Improvement
Element ("5 Yr CIE"), the County will provide Developer at least eighteen (18) months notice
before construction on the Road Project is to commence. No later than fifteen (15) months prior
to the scheduled commencement of construction of the Road Project, or within ninety (90) days
after the approval of the Rezone of the Proposed Development, whichever is sooner, the Fire
District shall convey Fire District Parcel t tom{ yin exchange for the North One Half
of the Swap Parcel. Then the Df,,V -and Coge the +5-acre Fire District
Parcel B with the County-owned"5 4&-acre County Parcel. oper shall also pay to County
$11,500.00 to account for the the ces. Finally, the Developer will
purchase for $125,000.00, at the same"'tim as,t4 afornentio led"ransaction, the Fire District
Parcel B, and then donate it to tl �-t�o ,o foaeT'ma agement from the widened
roadway and the Proposed D vel ent 1, VM6 i� �)' Iay r of the County provided notice
as referenced earlier in this p�ag �r �a� aef�hal nt�t the design, permitting and
construction of the water mahi` ement improvement'§; o aestimated 11.2 acre/feet of
stormwater, as determined bylaeveloper's engin* and t e bounty, to accommodate the
Proposed Development and the d�roject. The final' derrntnation of the number of acre feet
will occur at the time of rezoning. `1 b eater manageme t improvements shall also consist of a
Randall Boulevard storm sewer trunk�h�ae�
let��ents are more particularly depicted in
the attached Exhibit "G" and are to be Comoefed at the sole cost and expense of the Developer.
The Road Project storm water improvements are to be ultimately constructed compatible with the
Developer's water management system as depicted on Exhibit "H". The initial construction of
the Phase I Developer's project shall include the design, permitting and construction of drainage
improvements consistent with Exhibit "F". Should the Developer fail to commence permitting of
the water management improvements within this ninety (90) day period subsequent to notice, or
fail to construct the water management system in a commercially reasonable manner, the County
may proceed to construct the water management system, subsequent to written notice to the
Developer, consistent with Exhibit "G." The Developer shall within ninety (90) days of notice
from the County, reimburse the County for the necessary and reasonable documented costs of
construction, and shall provide to County all plans, permits and necessary easements with respect
thereto. Unless the County constructs the water management improvements on Fire District
Parcel B, all materials excavated from Fire District Parcel B are the property of the Developer for
use as fill on the Proposed Development site. All of the Core Development Parcels (EDG
Parcels), as identified in Exhibit "J," will be owned by the Developer, its affiliates or assigns, as a
condition of the Planned Unit Development Rezoning approval for the Proposed Development.
The North One Half of the Swap Parcel will be owned by Developer or conveyed to Fire District
as a condition of approval of the first site development plan approval for Phase I of the Proposed
Development. The Fire District shall convey Fire District Parcel A to PAC, its affiliates or
4of16
OR 4591 PG 1766
assigns, for incorporation into Proposed Development B. Except as to the Quit Claim Deed,
referenced in Section 2, all conveyances to be accomplished under this Agreement shall be free
and clear of all liens and encumbrances, excepting easements for access, right-of-way, utilities or
oil, gas and mineral reservations. Each party acting as a Grantor pursuant to this Agreement shall
be responsible for costs of recording title work and searches and promptly removing any liens or
encumbrances revealed in any title work for the properties that the Grantors are to convey. It is
recognized by the Developer, PAC and the County that the exhibits for water management, right-
of-way conveyance and road design are conceptual in nature and will be finalized at the time of
the rezonings for the Proposed Development and the Proposed Development B.
4. The Developer will provide for a local access route through the Proposed
Development that will assist in accommodating traffic movements through the existing Randall
Boulevard Commercial Subdistrict, as depicted by the "cross -hatch" local access road segment in
the attached Exhibit "O." The design of these--access;_points will be a joint effort between the
County Transportation Department, their' ra$incering consultant, the Developer and
the owners within the existing Rans1al%�evard Comi��aubdistrict. Developer shall grant
the owners within the existing Randl Boulevard Commerci� ubdistrict an easement for ingress
and egress, and utilities, consi$'tent,"viih'the'-finaPhgaw 11 rod design plan as depicted in the
attached Exhibit "D." Total ac ea e = re
5. The Developer', per the terms erg n,E����l �g�e �o relocate the Forestry Service
facility to the South One H 1Uof,4he„ v ,ai l` elr in tI financial obligation of the
County to facilitate this forc d T location. The De lope w�Il Y sure full liability insurance
coverage during the relocation,* 'assume full financi" s ofor the relocation.
^ `
6. The Developer anPAQ- ,,4 ree to provide g al access roadways through their
existing sites, consistent with the filn F i 7,11 ro destgt plan as depicted in the attached
Exhibit "O." Should any party to this Ag"modify Exhibit "0" at any point during
the term of this Agreement, written approval for the proposed changes must be granted by the
Developer, County and PAC prior to the changes going into effect.
7. The County shall reserve capacity within its transportation system for an additional
360,950 square feet ("SF"), 285,950 SF for new retail and the remaining 75,000 SF for new office
for the Proposed Development and Proposed Development B, as depicted in Exhibit "A". The
dedications and other improvements and contributions by the Developer satisfy all off -site
mitigation and fair share requirements for the Proposed Development and Proposed Development
B, including compensating rights -of -way easements for turn lanes. Within the fifteen (15) ft
temporary shared cross -access, slope and construction easement on the Proposed Development
and Proposed Development B lands, Developer and PAC shall provide a ten (10) ft Type D
landscape buffer with the same types and numbers of plants as would be required by the Land
Development Code in effect on the date of this agreement for a twenty foot (20') foot deep Type
D landscape buffer; as depicted in exhibit "N". Prior to award of the First Contract for the Road
Project, Developer shall be limited to and is approved to construct up to 100,000 SF of retail uses
("Phase I"), as depicted in Exhibit "C." Developer shall be required to construct interim site
related access improvements for Phase I, excluding sidewalks, as designed in Exhibit "C" and
Exhibit "F." If impact fee receipts from the Proposed Development are sufficient to fully
5of16
OR 4591 PG 1767
construct the Phase II Road Project, or if sufficient funds are prepaid to fully construct the Phase
II Road Project, as defined within Exhibit "B," the County shall proceed with construction of the
Road Project in a commercially reasonable manner, consistent with its obligations in the
Developers Agreement for Oil Well Road, and the Developer shall be able to construct above
100,000 SF. No Certificates of Occupancy would be granted in excess of 100,000 SF until the
Road Project was substantially completed, although the County Manager or his designee can
waive this Certificate of Occupancy limitation if adequate roadway capacity is available and all
health safety and welfare considerations have been addressed.
8. Attached as Exhibit "A" is the master plan for access to the Proposed
Development, and the expanded Randall Boulevard Commercial Subdistrict. The County may
require construction of turn lanes for necessity of public safety; however, the driveway locations
depicted in Exhibit "A" shall not be closed, modified, restricted or relocated unless agreed to in
writing by the County, the Developer and PAC-f-ar their respective access points. Modifications
to the median shall be at the sole dirt4o a�y,,without claim for damages by the
Developer. PAC's approval shall " t required fob°*y,.AeJ ure, modification, restriction or
relocation for any of the driveway locahons except the weste°rrriot driveway location.
9. The costs of
Randall Boulevard shall be 1
to a warrant study.
of Eighth Street NE and
fic signal shall be subject
i 4 i
10. The Developer�thrt�ugi a purchase agreement wite owner of the Swap Parcel,
has control over a + 5.46 acres b I d located on th � $E cor4dr- Of the intersection of Randall
Boulevard and 8 St NE, which lly described as Trac" J,-7 Eiden Gate Estates Unit No. 24,
according to the plat thereof reco e l i „Plat Boo1
k 7, Pa � , of the public records of Collier
County, Florida, Property Appraiser "It `6�0'016:}"" The Swap Parcel shall be added to
s
and included in the Planned Unit Developrezoning application for the Proposed
Development. The uses required to be approved for the Swap Parcel are emergency services uses
as set forth in this Agreement, including specifically a fire station, division of and a State of
Florida Forestry Service facility and administration building(s). If the GMP Amendment and
rezoning for the Proposed Development and the Swap Parcel are approved as required by Section
15, the Developer agrees to exercise this option purchase agreement consistent with the
timeframes identified in Section 3. Should the Swap Parcel not be approved for rezoning for the
emergency services uses set forth in this Agreement, all parties to this Agreement shall be held
harmless and relieved of any and all liability with respect to any and all of the rights and
obligations of this Agreement; however Developer will still be obligated to sell to the County
thirty feet (301) of additional right-of-way, the purchase price for which shall not exceed
$25,000.00 per acre.
11. In addition, the Developer agrees to provide at its sole cost and expense both
financial and professional support in the budgeted amount of $650,000.00 for the preparation,
design, entitlement and development of the Swap Parcel to receive relocation of the Forestry
Service facility.
6of16
OR 4591 PG 1768
12. In addition, PAC agrees to provide at its sole cost and expense financial support up
to a maximum of $350,000.00 dollars for the acquisition of Fire District Parcel A, and the
preparation, design, entitlement and development of the Swap Parcel to receive the relocation of
the existing Fire District facility, or an equivalent value in cash, at the Fire District's discretion.
Any cost overrun above $350,000.00 will be borne by the Developer, up to the Developer's
maximum cap of $650,000.00. Any cost overruns above the combined budgeted amount of
$1,000,000.00 for the preparation, design, entitlement and development of the Swap Parcel,
relocation of the Forestry Service facility and Fire District buildings and acquisition of Fire
District Parcel A shall be borne by the Developer.
13. PAC, per the terms herein, will agree to relocate the Fire Station facility to the
Swap Site — eliminating a potential financial obligation of the County to facilitate this relocation.
PAC will ensure full liability insurance coverage during the relocation, and assume full financial
responsibility for the relocation. - 4A
C �.
14. As part of the swap t "" n�ton as defind�ithis Agreement, the Fire District,
subsequent to their taking ownershi . fethe Swap Parcel, ag%dss tb sell to the County the southern
half (2.73 acres) of the North Ohe I iff1 -ofthe Swap, Parce intxchange for $68,250.00 cash.
The County will lease to the Fore try er e the SouthkOne if (1/2) of the Swap Parcel, per
terms to be agreed upon between tl�"ati�r��" Service. The County agrees to
utilize this parcel for the benefit d the Fretr Sevio minim of ten (10) years from the
date of this Agreement. r h
15. In the event the (o'yeloper's GMP Ar d ent mo tion CP-2008-2 fails to gain
final approval, the Agreement a bl cally terminates, l� ties to this Agreement shall be
held harmless and relieved of anand Alt liability with re�ct"s to any and all of the rights and
obligations of this Agreement. In the- er °1T1� veI r'' NP armed Unit Development rezoning
of the Proposed Development and the Swap demed or is approved without Developer's
approval to include less than all of the uses and building square feet requested in Petition CP-
2008-2, Developer may terminate this Agreement and if so terminated all parties to this
Agreement shall be held harmless and relieved of any and all liability with respect to any and all
of the rights and obligations of this Agreement; however Developer will still be obligated to
convey to the County for compensation those lands identified in this Agreement as thirty feet
(30') of additional right-of-way for the expansion of Randall Boulevard. The purchase price for
which shall not exceed $25,000.00 per acre. In the event the Developer's GMP Amendment
Petition CP-2008-2 is approved, but the Planned Unit Development rezoning of the Proposed
Development is declined for a 2°a time or more, and the Developer wishes to continue to pursue
the Proposed Development, the County or the Fire District may terminate this Agreement and if
so terminated, the County, the Fire District, the Developer and PAC shall be held harmless and
relieved of any and all liability with respect to any and all of the rights and obligations of this
Agreement with respect to the Swap Parcel, County Parcel and Fire District Parcels; however
Developer will still be obligated to convey to the County thirty feet (30') of additional right-of-
way for the expansion of Randall Boulevard. The purchase price for which shall not exceed
$25,000.00 per acre.
7of16
OR 4591 PG 1769
16. PAC agrees to acquire the existing Fire District Parcel A (the West One Half of
Tract 54, Golden Gate Estates Unit No. 23, according to the plat thereof recorded in Plat Book 7,
Page 9, of the public records of Collier County, Florida, LESS Immokalee Road right-of-way)
with an address of 13240 Immokalee Rd, Property Appraiser's Folio No. 37744080003, for the
purchase price of $57,750.00, in the timeframe consistent with that outlined in Section 3. PAC
shall lease back to the Fire District the District's existing administration building located on the
back portion of Fire District Parcel A. Said lease shall be for a period of no more than three (3)
years subsequent to the acquisition at a cost of one dollar ($1.00) per year, but with the lease to
expire no earlier than December 21, 2019, unless authorized in writing by the Fire District. The
Fire District shall at its sole cost and expense maintain and insure the administration building and
the portion of Fire District Parcel A leased to the Fire District, and pay the Property Tax for the
administration building improvements, but not the land on which the building is located during
the lease.
17. There exists on Fire
leased from the Fire District to Ar
its facilities to Collier County fb
attached as Exhibit "P." PAC, al
District Parcel A, and be bound by
18. The DevelOne ands" P
and the Forestry Service to dE
"M" is a preliminary concep
separate entities (The County
all purposes of permit appro,
A* 'r'munication tower facility which is
mert��wer in turn subleases a portion of
�gement rvi es. A copy of those leases is
i,ep,!�ases the time PAC acquires the Fire
0
plan. The Swap,,
Fire District), per
acomnliance with
Plan, Land Development Code, d oAd inist.
reviewed and approved as one parc lot,, o vi
between the Fire District and the County. Level
develop (per the terms in Sections 11, 12, 13 &
accommodate the emergency services which
developable areas for these emergency services.
th the Fire District, the County
p'Parcel. Attached as Exhibit
` be owned by two (2) legally
Mlined within Section 14. For
rY County Growth Management
Swap Parcel shall be treated,
i hst % phg `that it will have divided ownership
apex-arrd PAC shall apply for permits, design and
14) the Swap Parcel as one project so as to best
will operate on the site and to optimize the
ve
19. The Developer agrees to design and construct water/sewer lines to the eastern edge
of the Proposed Development so that utilities services are available to the Swap Parcel. It will
also be the financial responsibility of the Developer to construct the Swap Parcel site and building
improvements necessary to tap into those lines. All other financial responsibility for the design,
entitlement and construction of the Swap Parcel will be borne by the Developer and PAC, as
referenced within this Agreement. The construction of private and public infrastructure
improvements and relocation of the Forestry Service facility and the Fire Station facility shall
occur in the following sequence prior to commencement of construction of the Road Project:
A. Developer and PAC at their sole cost and expense shall obtain permits, complete site
grading, construct parking areas, build pads and on -site water management areas for the
relocation of the Forestry Service facility and the Fire District facility on the Swap Parcel, with
the site to be turn -key ready to receive the relocation of the Fire Station facility and the Forestry
8of16
OR 4591 PG 1770
Service facility no later than sixty (60) days prior to the planned commencement of any
construction on the Road Project.
B. Developer shall relocate the Forestry Service facility to the Swap Parcel, and PAC
will relocate the Fire Station facility to the Swap Parcel, with both facilities relocated and fully
operational, no later than sixty (60) days prior to the planned commencement of any construction
on the Road Project, pending the availability of water and sewer service from the OrangeTree
Utility Company ("OTUC") at the Swap Parcel. If water and sewer service is not yet available at
the time the Road Project commences, the extension of the water/sewer lines to reach to the Swap
Parcel will be embedded in the Road Project construction tasks at Developer's cost, and the
relocation of the Forestry Service facility and Fire Station facility to the Swap Parcel will be
scheduled to occur within thirty (30) days after water/sewer access is made available to the Swap
Parcel. Responsibility to accommodate vehicular access into and out of the existing Forestry
Service and Fire District sites, from the commencement of the Road Project until water/sewer
access becomes available, will fall orb-', Ton Department. These dates and
obligations can be extended by theait��anagerh� Chief for good cause shown.
C. Developer shall take o more than five (5) biries' days to relocate the Forestry
Service facility so that operation of fh61i camas e they aft&° ; however if relocation of the
Forestry Service facility takes/longer tlianv� days;\Develd er"shall provide temporarily an
operating facility acceptable to then ad'rt until the forestry building has
been relocated, and an occup ype
rmit granted. J
{
s a
D. PAC shall take usi3*,.°o relocate the Fire District
facility so that operation of th A0ility can resume th after; ,ho liver if relocation of the Fire
District facility takes longer fh�.",ten (10) days, P1 51�1 ovide temporarily a facility
acceptable to the County and Fire itt hif needed, until t1 Pied°Station has been relocated, and
an occupancy permit granted.
x
E. The Developer shall sole cost and expense for the water
management facilities to be located on the Fire District Parcel B, and Developer at its sole cost
and expense shall excavate and construct the on -site water management facilities on Fire District
Parcel B, to be completed in the timeframe consistent with that outlined in Section 3. The
Developer shall obtain permits and construct and deploy at its sole cost and expense, a drainage
pipe to accommodate water management facilities from the Development to Fire District Parcel
B. The minimum required twenty (20) ft drainage easement is to be located within the eighty (80)
foot right-of-way along the southern side of Randall Boulevard, and then thru the Fire District
Parcel A site. PAC provides explicit authorization of this drainage easement as a party to this
Agreement. The drainage easement shall be constructed in the approximate location depicted in
Exhibit "H". The water management on the EDG Parcels shall be designed and constructed to
accommodate utilities and to accept and treat water management from the access road and convey
water management from the Road Project and the improved EDG Parcels/Proposed Development
to Fire District Parcel B. The water management facility referenced herein shall be completed in
the timeframe consistent with that outlined in Section 3. The Rezone and/or development and
construction of Phase I, as contemplated in Section 7 herein, shall not trigger any of the
obligations in this Section 19.
9of16
OR 4591 PG 1771
F. PAC shall obtain permits and construct, at the PAC's sole cost and expense, a water
management facility thru Fire District Parcel A, as referenced in Section 19E herein. The water
management on the PAC Parcel, the Fire Station Parcel A and the Proposed Development B shall
be designed and constructed to accommodate utilities and to accept and treat water management
from the access road and convey water management from the Road Project and the improved
EDG Parcels/Proposed Development to Fire District Parcel B. PAC shall grant to Developer and
to County easements for ingress and egress, utilities, and water management as may be necessary
to implement these provisions. The private local access road changes referenced herein (Exhibit
"D") that impact either the PAC Parcel or the Fire District Parcel A shall be included as a
condition of the Planned Unit Development Rezoning approval of the Proposed Development B,
with constructed improvements and access to be coordinated with the planned commencement of
any construction on the Road Project.
20. Relocations of the Forestry
close proximity to their current
impact fees and no impact fees
and/or constructed on the Swap c
21. The burdens of thi 'Agreement
upon, and the benefits of thislAgi r gt li lk
this Agreement, including any Property Swaps.
facilities and the Fire District facilities within
I' ll
xt4tozbe revenue neutral for purposes of all
or `ei for the facilities to be relocated
22. Developer ackno tes that the failure
condition, term or restriction shal relieve either the
assigns, of the necessity of complyi �vitli;a
permitting requirements, conditions, terms••c% reitticilx
ion to purchase), shall be binding
'sore in interest to the parties to
.-IN, eement to address any permit,
i° or owner, or their successors or
rule or regulation governing said
23. In the event state or federal laws are enacted after the execution of this Agreement,
which are applicable to and preclude in whole or in part the parties' compliance with the terms of
this Agreement, then in such event this Agreement shall be modified or revoked as is necessary to
comply with such laws, in a manner which best reflects the intent of this Agreement. This
Agreement shall not be construed or characterized as a development agreement under the Florida
Local Government Development Agreement Act.
24. All parties shall execute this Agreement prior to it being submitted for approval by
the Board of County Commissioners. This Agreement shall be recorded by the County in the
Official Records of Collier County, Florida, within fourteen (14) days after the County enters into
this Agreement. County shall pay all costs of recording this Agreement. A copy of the recorded
document will be provided to all parties upon request.
25. The parties hereto shall do all things which may be required to give effect to this
Agreement immediately as such requirement is made known to them or they are requested to do
so, whichever is the earlier.
10 of 16
OR 4591 PG 1772
26. This Agreement shg!b governed by and construed under the laws ofteState of
Florida. The parties shall attempt ingood faith mresolve any dispute concerning this Agreement
through negotiation between authorized rpeellaive.Ithese efforts are not successful, and
there remains adispute under this Agreement, the parties shall first use the Count%then current
Alternative Dispute Resolution Procedure. Following the conclusion of this procedure, either
party may then file an action in the Circuit Cow of Collier County, which shall be teexclusive
venue with respect may disputes arising out oft is Agreement.
REMAINDER OF #AO£ INTENTIONALLY LEFT BLANK
SIGNATURE PAGES TO FOLLOW
\/
( ;
� \�\
a\
/ \\
�! �y
ate.
11 of 16
OR 4591 PG 1773
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed
by their appropriate officials, as of the date first above written.
DWI
�J
Appr
and
Jeffn
+ >r
HT ��'BIZOCK�n�I�'
11�rt' 'ai a.rtjt6ilec
✓ed ko form
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
`;.By: C,4k -
FRED W. COYLE, Chairman
DER OF' A REMA� ,EFTBLANK
FOLLOW� SICA�a REMAINIGNV
12 of 16
OR 4591 PG 1774
AS TO DEVELOPER AND PARTICIPANTS:
Signed, sealed and
delivered in the presence of:
1
nes ssica Fish
Witness Name: Ar ene F. Austin
State of Florida
County of Collier
The foregoing insti
P. Sullivan, President of 1
personally known to me or
NOTARY SEAL
EMERGENT DEVELOPMENT
GROUP, INC. Flo 1 a orporation
By:
P. Sullivan, President
(Attorney -in -Fact)
me this �3rd day of July, 2010, by John
; = Honda corporation. He ( ) is
` as identification.
tic
Arlene F. Austin
s ass !R -S - k\
Commission No. Expiration Date
13 of 16
ARLENE F. AUSTIN
Commission DD 655255
F
Expires August 8, 2011
�;; X Qtonded Thm Troy Fein lnnurance 800=308-T019
OR 4591 PG 1775
. W-i e e O�?
Witness Name:- .. - a
29Z��
Witness Name: �,�/c ,�, T
STATE OF FLORIDA )
)SS:
COUNTY OF COLLIER )
The foregoing insti
2010, by pa ;A PVCy
Rescue District, Collier
NOTARYSEAL
�° ; • P:;°�� MICHEUE N, HUDDLESTUN
* * MY COMMISSION 4 DD 986559
EXPIRES: August 28, 2014
90o�- '*,d Thu Budget N*l Services
3
Comr
Big Corkscrew Island Fire and Rescue
District
By: P
was ekri ,�l e4b�w
epe this .Z2 day of ...� ,
® $ orkscrew Island Fire Control &
t ' „ "', who is person ' own to me or has produced
9' Z4. 4-
Expiration Date
14 of 16
OR 4591 PG 1776
PAC OF COLLIER, INC.
By: —)4 a ,
Maria L. Cabrera, President
State of Florida )
)ss
County of Collier
The foregoing instrument was a -kn wledged•` bfore me\this', 23rd day of July, 2010, by
Maria L. Cabrera, as Preside t o � o€ -a i �F da Corporation. She ( > is
personally known tome or had (' podec entification.
V No
NOTARY SEAL Printed Na� .Arlene F. Austin
�aosion No. Expiration Date
ARLENE F. AUSTIN
Commission DD 695255
Expires August 8, 2011
Bonded Than Troy Fain Insurance 800-335-7019
15 of 16
OR 4591 PG 1777
SCHEDULE OF ENMBITS
1. Exhibit A
— GMPA Project Area;
2. Exhibit B
— Roadway Project Limits (w/ Phase 2 Randall Blvd. Improvements);
3. Exhibit C — Phase 1 Development (w/ initial Randall Blvd. Improvements);
4. Exhibit D
— Phase 2 Development (w/ phase 2 Randall Blvd. Improvements);
5. Exhibit E
— Phase 3 Development (w/ flyover buildout Randall Blvd. Improvements);
6. Exhibit F
— Phase 1 Conceptual Drainage Plan (w/ Private and Public Improvements);
7. Exhibit G
— Phase 2 Conceptual Drainage Plan (w/ Public Improvements);
8. Exhibit H
— Full Conceptual Drainage Plan (w/ Private and Public Improvements);
9. Exhibit I —
Existing & Proposed ROW and Easement Areas;
10. Exhibit J —
DCA Areas Prior to Swap;
11. Exhibit K — DCA Summary of Swap T,ransaetion; and
12. Exhibit L — DCA Areas Post
13. Exhibit M — Swap Parcel
14. Exhibit N — Typical Cros' Sion `
15. Exhibit O — Roadwagyv/GMP I)ectLrit��a
16. Exhibit P — Fire Distric(lArrierican 1'we"Leases
624184 v_09 \ 000000.0784
air
16 of 16
RANDALL BOULEVARD
COMMERCIAL
SUBDISTRICT
(41,000 SF EXISTING)
PROPOSED
DEVELOPMENT "B"
RANDALL BOULEVARD— - — - - - -
oIf ' VYPROPOSEDADDITIOWLLRON I'
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�IeMERCIAL^;"" "z COMMERCIAL COMMERCIAL 1 ! I+
•� /��/ '/EXlsilN3// �� '(EVELOPMENTAREA� "`�DEVELOPMENT AREA DEVELOPMENTAREAcoMMERcwL 1
WATER
/DEVELOPME / MANAGEMENT
i AREA 3 co
'b"1 - - - - --h- - - --- - -- - - i
7 PRESEFOT 1
='''ARA BEING A6ED TO T► � ,R{%
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MANAGEMENT
AREA I 1
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EMERGENT DEVELOPMENT GROUP, INC.
� 933 HONEYSUCNLE
1T" GRAPEVINE, TX 7MI
V
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0
(360,950
�� �'', ARDG
D"IDSON ENGINEERING INC. CP200&2: A.-GMLBOOJE TAREA
t�! EXHRiR A: GNPA PROJECT AREA
3530 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105
DAVIDSONPHONE (239) 434-6060 FAX (239) 434MU
E a� ENGINEERINGCONPANY 10. NO. 00009496 „wxovsomn. nn n.n oou
d 90' l00 ]00'
HJIE 1' - IW'
SHEET
1
OF
1
EMERGENT DEVELOPMENT GROUP, INC.
933 HONEYSUCKLE
GRAPEVINE, TX 76051
11 "(2DAVIDSON ENGINEERING, INC.
3530 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105
R&IDSONPHONE (239)434-6060 FAX (239)434.6084
EN ,N E E R, N G COMPANY ID. NO.00IO09496
R2008-2. RANDALL BOULEVARD CMPA
EXHIBIT B: ROADWAY PROJECT LIMITS
0014
SHEET
1
OF
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----------- L ..............
j
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-A
LOCATIONS AND SIZES OF ALL IMPROVEMENTS OUTSIDE
DESIGNATED RIGHT-OF-WAYS SHOWN ON THE MASTER
CONCEPT PLAN ARE ILLUSTRATIVE EXAMPLES ONLY AND FINAL
LOCATIONS AND SIZES OF SUCH IMPROVEMENTS MAY BE
DIFFERENT FROM THAT SHOWN HEREIN.
PROPOSED RIGHT TURN LANE
(INGRESSIEGRESSACCESS TO
1V BEREMOVED1PIASE 10
RANDALL BOULEVARD —
PROPOSED RIGHT
TURN LANE
)SED LEFT PROPOSED RIGHT
__
LANE TURN LANE
-------------- ---------
U
U---Lr- U Ll 3(Y PROPOSED ADDITIONAL ROW
RCWEASB4g
W EXIs'nw.
o
N
J
III, �Q � �—
UE
-----------------------------------
ARE -A -------------------
-- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --
LNn�i 6�2
U
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O CLIENT: REV. DATE: DESCRIPTION BY: CP-2008-2. RANDALL BOULEVARD GMPA
NEMERGENT DEVELOPMENT GROUP, INC. IDAVIDSON ENGINEERING, INC. EXHIBIT C: PHASE I SHEET
933 HONEYSUCKLE 3630 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105 1
GRAPEWNE, TX 76051 FN/K—� D OF
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CLIENT: REV. DATE: DESCRIPTIDN BY: CP-1008-1: RANDALL BOULEVARD CMPA
EMERGENT DEVELOPMENT GROUP, INC. `j DAVIDSON ENGINEERING, INC. EXHIBIT E: PHASE 3 (BUILDOUT) SHEET
933 HONEYSUCKLE �.,_7 3530 KRAFT ROAD, SURE 301, NAPLES, FLORIDA 34105 1
OF
GRAPEVINE, TX 76051 PHONE (239) 43"060 FAX (239) 434-6i084 att FEHMI W Ol-0Ol� AS NOTED
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EMERGENT DEVELOPMENT GROUP, INC.
933 HONEYSUCKLE
GRAPEVINE, TX 76051
'WIDEN EXISTING DRAINAGE SWALES AS
NECESSARY TO ACCOMMODATE TREATMENT
FOR ADDITIONAL IMPERVIOUS AREAS
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�D"IDSON ENGINEERING INC. CPIBITF:P-2008 : ASEIC LLBOULDRARDCMPA SNEET
I� ! E1016R F: PNASEI CONCEPTUAL D'RAQ1M.EPLAN .I
11 11 3530 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105
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CLIENT: REV. DATE DESOUPTION BY: DAVIDSON ENGINEERING P-2008-2: RANDALL BOULEVARDGMPA
EMERGENT DEVELOPMENT GROUP, INC. �` ! INC.. EXHB:TG:ROW CONCEPTUAL DRANAGEPLAN SHEEP
saa HONEYSUCKLE
3530 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105
GRAPEVINE, Tx 76061 - S PHONE (239) 43"060 FAX (239) 434-6084 tl� rp ^ " 0B 001a �� AS Bo ED of
L {G,I kSON `Aly
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SWALE AND OBI
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STORM SEWER
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EMERGENT DEVELOPMENT GROUP, INC.
933 HONEYSUCKLE
GRAPEVINE, TX 76051
RANDALL BLVD. _-__--
( STORM SEWER - --
RANDALLBOULEVARD
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THE I£kK.,.3.,RT NTION AREA 1<AR `SUFFICIENTLY *ALL ON -SITE DRAINAGE WILL BE DIRECTED TO THE
D T ACCO ODAT& A U FF FROM THE MULTIPLE DETENTION/RETENTION AREAS AND ROUTED
ULTIFXAT ,°11)UT O �J BOULEVARD AND
TO THE LAKE FOR ATTENUATION. THE SYSTEM WILL
IMMOKALEE ROA , fNCL 1 E EASTBOUND LANES DISCHARGE TO THE PIPELINEISWALE THAT ACCEPTS
OR7HE PROPOS,F Eff AND RANDALL BLVD EXIT THE RANDALL RUNOFF AND CONVEYS IT TO THE LAKE
RAMPS`FOR-•PLLU'TAAT REMOVALS, WATER QUALITY SHOWN ON THE CONCEPTUAL DRAINAGE PLAN AND ATTENUATION AS REQUIRED BY THE SOUTH RIGHT-OF-WAY ATTACHED. ADDITIONAL ATTENUATION
FLORIDA WATER MANAGEMENT DISTRICT. EXCESS FOR PRIVATE RUNOFF WILL BE PROVIDED IN THIS LAKE
VOLUME WITHIN THIS LAKE WILL BE USED TO IF AVAILABLE BASED ON FINAL DESIGN CALCULATIONS
ACCOMMODATE EXCESS RUNOFF FROM THE RANDALL FOR THE RANDALL BOULEVARD RIGHT-OF-WAY
BLVD. COMMERCIAL DEVELOPMENT. THE SYSTEM WILL IMPROVEMENTS.
ULTIMATELY DISCHARGE THROUGH A CONTROL
STRUCTURE TO THE CANAL WEST OF THE SUBJECT
SITE. "LOCATIONS AND SIZES OF ALL IMPROVEMENTS
SHOWN ON CONCEPTUAL DRAINAGE PLAN - PRIVATE N
ARE ILLUSTRATIVE EXAMPLES ONLY AND FINAL
LOCATIONS AND SIZES OF SUCH IMPROVEMENTS MAY
BE DIFFERENT FROM THAT SHOWN HEREIN.
a W IW my
BY. CP-2008-2: RA.LL BOULEVARD GMPA
� D"IDSON ENGINEERING 4 INC. SHEET
{ EXHIBIT H:ULn1pATE CONCEPTUAL DR/1IUIGE PLAN '
,^F 3530 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105 ,
R]]/XMW ° ';084014 �`ASN D OF
Di�VID50NPHONE(239)434-6060 FAX(239)434.6084 .:� As,q� a
E N I N E E R I N c COMPANY ID. NO, 00009496 ANmovNos..n]. ]u1 e. mm ool{
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EMERGENT DEVELOPMENT GROUP, INC.
933 HONEYSUCKLE
GRAPEVINE, TX 76051
R--ANDALLBOULEV
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50 EXISTING s
ROW
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++ DAVIDSON ENGINEERING, INC.
I 3630 KRAFT ROAD, SURE 301, NAPLES, FLORIDA 34105
D/�VINDSONPHONE(239)434-6060 FAX (239) 434-6094
E N 1 E E R I N G COMPANY ID. NO.OD009496
I EXHIBR I: EXIST. & PROP. EASEMENTS I
0014
SHEET
1
OF
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EXHIBIT J
Developer Contribution Agreement
Fire District 6 "Before" DCA Swaps are Executed
Parcel ACA let Cove En
—�_
2 #_
2
Fire District
Parcel B
2
Legend
1. Core Development Parcels
2. Parcels involved in DCA / Swap
3. Randall Blvd Commercial Subdistrict
1
q R ia NAMA
County Parcel
2
9
Emergency Services
or "Sw!!ap" Parcel
00
00
a
EXHIBIT K
DEVELOPER CONTRIBUTION AGREEMENT
Summary of Swap Transaction
➢ Developer gets pond site parcel, Fire gets emergency services parcel
➢ County gets pond ss
➢ Developer buys po
gets county parcel
to County
➢ Portion of funds used y Y2 of emergency services
parcel on which relocated Forestry service building will reside
➢ PAC buys current Fire Station parcel, relocates Fire Station building
to northern half of the emergency services parcel
V)
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Ln
8TH ST NE
l
50' EXISTING
ROW EASEMENT
—tart. tttt- —tart.
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FIRE STATION
w13 BAYS
cn
LOCATIONS AND SIZES OF ALL IMPROVEMENTS OUTSIDE
DESIGNATED RIGHT-OF-WAYS SHOWN ON THE MASTER
CONCEPT PLAN ARE ILLUSTRATIVE EXAMPLES ONLY AND FINAL
LOCATIONS AND SIZES OF SUCH IMPROVEMENTS MAY BE
DIFFERENT FROM THAT SHOWN HEREIN.
O R
� CLIENT:
f� EMERGENT DEVELOPMENT GROUP, INC.
933 HONEYSUCKLE
GRAPEVINE, TX 76051
a
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B(�EDAVIDSON ENGINEERING, INC.
3530 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105
P{�VIDSONPHONE (239)434-6060 FAX (239)434.6084
N t N E E R t H o COMPANY ID. NO.00009496
08-2: RANDALL BOULEVAF
EXHIBIT M: SWAP PARCEL
0014
SHEET
1
OF
1
EMERGENT DEVELOPMENT GROUP, INC.
933 HONEYSUCKLE
GRAPEVINE, TX 76051
effIDSON ENGINEERING INC. EXHIBIT
0:RANDAYIGMPALL BVABOCMPA SHEET
! EXHIBIT O:ROADWAY/GMPA PROJECTLMTS .(
3530 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105
D{�VIDSQN
PHONE (239) 434-6060 FAX (239) 434-6084 v eHamv 'oe oo�a �"R* As ratio of
e N i H E e a ry a COMPANY ID. NO.00009496 .amo�o n. � ,2,®o oola
OR 4591 PG 1793
` EXHIBIT A
Legal Description
The Property is legally described as follows:
Thye West one/half (1/2) of Tract 54, Golden Gate Estates, Unit No. 23, according to the plat thereof, as recorded in
plat book 9, pages 9 and 10, of the public records of Collier County, Florida
Site Number: NC1030 Rev. 3/00
Site Name: Corkscrew Fire Station Florida
Market: Naples, Fl. A-1
I
OR 4591 PG 1794
t
EXHIBIT B
The location of the Premises within the Property (together with access and utilities) .
is more particularly described and depicted as follows:
To be attached hereto and incorporated herein
Site Number: NC1030 Rev.3/00
Site Name: Corkscrew Fire Station Florida les Fl. B-I
OR 4591 PG 1795
After Recordin¢ Return to:
Omnipoint Holdings, Inc.
600 Ansin Boulevard
Hallandale, FL 33009
Attn: Lease Administrator
Parcel No.3774408003
EXHIBIT C
Memorandum of Lease and Option
Between Big Corkscrew Island Fire District ("Landlord")
and Omnipoint Holdings, Inc., a Delaware Corporation ("Tenant")
A Site Lease with Option ("Lease") by and between Big Corkscrew Island Fire District ("Landlord") and Omnipoint
Holdings, Inc. ("Tenant") was made regarding a portion of following the property:
See Attached Exhibit "A" incorporated herein for all purposes
The Option is for a term of six (6) month after date of Lease, with up to one additional six (6) month renewal
("Optional Perio(r").
The Lease is for a term of five (5) years and will commence on the date as set forth in the Lease (the
"Commencement Date") and shall terminate at midnight on the last day of the month in which the fifth anniversary of the
Commencement Date shall have occurred. Tenant shall have the right to extend this Lease for five (5) additional five-year
terms. -�
Either party may file of public re, a�f� ( �oieiicement Date which sets forth the specific
Commencement Date and the Initial and Renelyi of the Lease.
IN WITNESS WHEREOF, the parties)t_rgttt.tgve respectively executed ris memorandum effective as of the date of
the last party to sign.
I t
LANDLORD: Big Corkscrew Islarl FirIseplq,�e 'N"� 5 , .
By. Gtr.Yll t'`r"
Printed Name: Thu t- P,-A M o M b
� A
Its: 14 Ac A�,�k M ,•��� � '�-
Date:
WITNESS:
By:�
Printed Name: l= n i�o,cAe_I K-
WITNESS:
r
r - 4 �..r1.+3�,
Site Number: CN 1030 Rev. 3/00
Site Name: Corkscrew Fire Station C-1 Florida
Market: Naples. Fl.
OR 4591 PG 1796
[Notary block jor Landlord]
/Notary blockfor Corporation, Partnership, Limited Liability Company)
STATE OF FLORIDA
COUNTY OF C oL-L-i E-rZ
--� The foregoing instrument was acknowledged before me on 5 - 17. - 00 by
i,-�LAL- M Pt-Attjo4i>ON , [title] (' H 4j2wgAm of P,GI F}g'
a .1=, E , re--r [type of entity], on behalf of said Gam +7isrvlcr [name of entity]. He/she i ersona y
-povvft to me or has produced as identification.
�i
(Signature of Notary Public)
Print Name `VZ1rn M. 2+=raracYLC�
•' RRA M. GREENBERG Notary Public, State of Florida
':= MY COMMISSION # CC 769921 Commtsston..N4
�-
o EXPIRES: December 22,2002 My comm�isct'pitsLk'm.v�R, -Oa,
7yfk�` Bonded ThruNotary PublicUrMenvdten
(Use this space for notary
[Notary blockfor Individual]
STATE OF FLORIDA
COUNTY OF
The foregoing
i
�
�ate°x
rumenfvs"acknowledd fbte me on
(Signature of Notary Public)
I
(Use this space for notary stamn/seal)
Site Number: NC1030
Site Name: Corkscrew Fire Station
Market: Naples. Fl.
Print Name
Notary Public, State of Florida
Commission No.
My commission expires
C-3
by
Rev. 3/00
Florida
OR 4591 PG 1797
After Recording Return to:
Omnipoint Holdings, Inc.
600 Ansin Boulevard
HAllandale, FL 33009
Attn: Lease Administrator
Parcel No.3774408003
Memorandum of Lease and Option
Between Big Corkscrew Island Fire District ("Landlord")
and Omnipoint Holdings, Inc., a Delaware Corporation ("Tenant")
A Site Lease with Option ("Lease") by and between Big Corkscrew Island Fire District ("Landlord") and Omnipoint
Holdings, Inc. ("Tenant") was made regarding a portion of the following property:
See Attached Exhibit "A" incorporated herein for all purposes
The Option is for a term of six (6) month after date of Lease, with up to one additional six (months) month renewal
("Optional Period").
The Lease is for a term of five (5) years and will commence on the date as set forth in the Lease (the
"Commencement Date") and shall terminate at midnight on the last day of the month in which the fifth anniversary of the
Commencement Date shall have occurred. Tenant shall have the right to extend this Lease for five (5) additional five-year
terms.
Either party may file of public record a Memorandum, of Commencement Date which sets forth the specific
Commencement Date and the Initial and Renewal Tartgfthkeae
IN WITNESS WHEREOF, the partte fiave respectively'6xi.c t� �"his memorandum effective as of the date of
the last party to sign.
r
LANDLORD: Big Corkscrew IslandaFire str��t
By: e-1 1
Printed Name: PAU t_ t
a *`
,HI
Its: E I -FA' A n1'-
Date:
WITNESS:
By:
Printed Name: r-A"m V- t7 eO VA, P-I r
WITNESS:
By: v114Z--
Printed Name: t�q^� _ kU r.�c
Site Number: NCI030
Site Name: Corkscrew Fire Station -
Market: Naples, Fl.
Rev. 3/00
Florida
S
OR 4591 PG 1798
(
]Notaryfor Landlord]
]Notary block for Corporation, Partnership, Limited Liability Company]
STATE OF FLORIDA
COUNTY OF On [-u t5a
The foregoing instrument was acknowledged before me on co by
�au+~ M I�i�r+toy�aN , [title] (' A-l(ZMnnM of
a r tic 7,sn2it.- [type of entity], on behalf of said (=t tzcn: 0 i s-,2tc-:-r [name of entity]. He/she is ersonally
known o me or has produced as identification. �`
(Signature of Notary Public 2
Print Name t r� (`� • �r2.t`r�t�2t�
n RITA M. GREENBERG Notary Public, State of Florida
A MYCOMMISSIONYCC76992t ^ �(CIG
EXPIRES: December22,2002
Commissloli.NoAPO? SmdedTtuu Notary Public Underw Mers My Com ! 8kp i I
(Use this space for notary stamp/seat)
(Notary block for Individual]
STATE OF FLORIDA
COUNTY OF
The foregoing instrument
(Signature of Notary Public)
(Use this space for notary stamp/seal)
Site Number: NC1030
Site Name: Corkscrew Fire Station -
Market: Naples, Fl.
Print Name
Notary Public, State of Florida
Commission No.
My commission expires
3
S,w
me on
by
Rev. 3/00
Florida
e
OR 4591 PG 1799
SITE LEASE WITH OPTION
THIS SITE LEASE WITH OPTION ("Lease") is by and between Big Corkscrew Island Fire District ("Landlord")
and Omnipoint Holdings, Inc., a Delaware Corporation ("Tenant").
1. Option to Lease
(a) In consideration of the payment of Five Hundred Dollars and No/100 Dollars ($500.00) (the "Option Fee") by
Tenant to Landlord, Landlord hereby grants to Tenant an option to lease the use of a portion of the real property described in
the attached Exhibit A (the "Property"), on the terms and conditions set forth herein (the "Option"). The Option shall be for an
initial term of six months (6) months, commencing on the Effective Date (as defined below) (the "Option Period"). The
Option Period may be extended by Tenant for an additional six months (6) months upon written notice to Landlord and
payment of the sum of Five Hundred Dollars and No/100 Dollars ($500.00)'("Additional Option Fee") at any time prior to the
end of the Option Period.
(b) During the Option Period and any extension thereof, and during the term of this Lease, Landlord agrees to
cooperate with Tenant in obtaining, at Tenant's expense, all licenses and permits or authorizations required for Tenant's use of
the Premises from all applicable government and/or regulatory entities (including, without limitation, zoning and land use
authorities, and the Federal Communication Commission ("FCC") (the "Governmental Approvals"), including appointing
Tenant as agent for all land use and zoning permit app. cati"gn an� d t� agrees to cooperate with and to allow Tenant, at
no cost to Landlord, to obtain a title report, zoning ap off. s d r lalid�use permits, and Landlord expressly grants to
Tenant a right of access to the Property to,engineering procedures or environmental
investigations on the Property, necessary tot ne that Tenant's use of�, P ' 'ses will be compatible with Tenant's
engineering specifications, system design, 0, ions and Governmental ApprbaralS uring the Option Period and any
extension thereof, Tenant may exercise t ie Option by scf h6t11ying Landlor�ciin writin at Lan address in accordance with
Section 12 hereof i __ ,
(c) If Tenant exercises the
Tenant the use of that portion of the
all necessary space and easements
(collectively referred to hereinafter t
Collier County, comprise approximat
2. Term. The initial tern of
(the "Commencement Date"), and ternrii
square feet.
shall be five (5) years
ydnight on the last day
3. Permitted Use. The Premises may,;Cus
radio communication signals and for the construc)im
related facilities, tower and base, antennas, microwave
is, Landlord hereby leases to
defined below), together with
ed in the attached Exhibit B
.alee Road, Naples, Fl. 34120
to date of the exercise of the Option
(the "Initial Term").
her things, the transmission and reception of
intenance, repair, removal or replacement of
and/or cabinets and related activities.
4. Rent. Tenant shall pay Landlord, as rent, One Thousand Dollars and No/100 Dollars ($1,000.00) per month
("Rent") plus applicable sales tax. Rent plus applicable sales tax shall be payable in advance beginning on the Commencement
Date prorated for the remainder of the month in which the Commencement Date falls and thereafter Rent will be payable
monthly in advance by the fifth day of each month to Big Corkscrew Island Fire District at Landlord's address specified in
Section 12 below. If this Lease is terminated at a time other than on the last day of a month, Rent shall be prorated as of the
date of termination for any reason other than a default by Tenant, and all prepaid Rent shall be immediately refunded to
Tenant.
5. Renewal. Tenant shall have the right to extend this Lease for five (5) additional, five-year terms ("Renewal
Term"). Each Renewal Term shall be on the same terns and conditions as set forth herein, except that Rent shall be increased
by twenty percent (20%) of the Rent paid over the preceding term. This Lease shall automatically renew for each successive
Renewal Term unless Tenant notifies Landlord, in writing, of Tenant's intention not to renew this Lease, at least
sixty (60) days prior to the expiration of the Initial Term or any Renewal Term. If Tenant shall remain in possession of the
Premises at the expiration of this Lease or any Renewal Term without a written agreement, such tenancy shall be deemed a
month -to -month tenancy under the same terms and conditions of this Lease.
6. Interference. Tenant shall not use the Premises in any way which interferes with the use of the Property by
Landlord, or lessees or licensees of Landlord, with rights in the Property prior in time to Tenant's (subject to Tenant's rights
under this Lease, including without limitation, non-interference). Similarly, Landlord shall not use, nor shall Landlord permit
Site Number: NC1030 Rev. 3/00
Site Name: Corkscrew Fire Station Florida
Market: Nantes, Fl. 1
OR 4591 PG 1800
its lessees, licensees, employees, invitees or agents to use, any portion of the Property in any way which interferes with the
operations of Tenant. Such interference shall be deemed a material breach by the interfering party, who shall. upon written
notice from the other, be responsible for terminating said interference. In the event any such interference does not cease
promptly, the parties acknowledge that continuing interference may cause irreparable injury and, therefore, the injured party
shall have the right, in addition to any other rights that it may have at law or in equity, to bring a court action to enjoin such
interference or to terminate this Lease immediately upon written notice.
7. Improvements: Utilities: Access.
(a) Tenant shall have the right, at its expense, to erect and maintain on the Premises improvements, personal property
and facilities necessary to operate its communications system, including, without limitation, radio transmitting and receiving
antennas, microwave dishes, tower and base, equipment shelters and/or cabinets and related cables and utility lines
(collectively the "Antenna Facilities"). Tenant shall have the right to replace or upgrade the Antenna Facilities at any time
during the term of this Lease. Tenant shall cause all construction to occur lien -free and in compliance with all applicable laws
and ordinances. The Antenna Facilities shall remain the exclusive property of Tenant. Tenant shall have the right to remove
the Antenna Facilities at any time during and upon termination of this Lease.
(b) Tenant, at its expense, may use any and all appropriate means of restricting access to the Antenna Facilities,
including, without limitation, the construction of a fence.
(c). Tenant shall, at Tenant's expense,
Property in commercially reasonable condition t
excepted. Upon termination or expiration of tltia
normal wear and tear and casualty excepted `,,, ,°
(d) Tenant shall have the right to
Property (including, but not limited td, the
efforts in assisting Tenant to acquire 4eces$
utilities used on the Property. In thb even
utilities attributable to Tenant's use. lena4i
point of connection within the Buildirg,,,j
(e) As partial consideration i
across the Property for ingress, egres:
Premises adequate to install and ma
telephone service cable, and to service
or any Renewal Term (collectively, "D
Tenant's
paid under this Lease Lai)
es and -access (including a
rtilities, which include bi
iisgs and the Antenna Fad
".Y:`7,a*Easement provided
(0 Tenant shall have 24-hours-a-day,
Lease and any Renewal Term.
Antenna Facilities now or hereafter located on the
o"this Lease, normal wear and tear and casualty
bfte)rted to Landlord in good, usable condition,
,q,N se, d to Improve the present utilities on the
war generat ). Landlord agrees to use reasonable
hal whereveik,practcable, install separate meters for
lta'ii, ernt'shall spay the periodic charges for all
Il r(eC 4, 40 1duit and sleeving from the roof to the
any v iation iiiteerruption or failure of utility service.
c lord hegreby tenant enant an easement in, under and
fob the ppq§es described in Section 1) to the
i r e ¢ot_ iI- to to, the installation of power and
litres a . l Q' during the Initial Term of this Lease
hereu' sha[(I have the same term as this Lease.
at all times during the Initial Term of this
8. Termination. Except as otherwise provided herein, this Lease may be terminated, without any penalty or further
liability as follows:
(a) upon thirty (30) days written notice by Landlord if Tenant fails to cure a default for payment of amounts due
under this Lease within that thirty (30) day period;
(b) upon thirty (30) days written notice by either party if the other party commits a non -monetary default and fails to
cure or commence curing such default within that thirty (30)-day period, or such longer period as may be required to diligently
complete a cure commenced within that thirty (30)-day period;
(c) immediately if Tenant notifies Landlord of unacceptable results of any title report, environmental or soil tests
prior to Tenant's installation of the Antenna Facilities on the Premises, or if Tenant is unable to obtain, maintain, or otherwise
forfeits or cancels any license (including, without limitation, an FCC license), permit or Governmental Approval necessary to
the installation and/or operation of the Antenna Facilities or Tenant's business;
(d) upon ninety (90) days written notice by Tenant if the Property, or the Antenna Facilities are or become
unacceptable under Tenant's design or engineering specifications for its Antenna Facilities or the Communications system to
which the Antenna Facilities belong;
Site Number. NC1030 Rev.3/00
Site Name: Corkscrew Fire Station Florida
Market: Naples, Fl. 2
OR 4591 PG 1801
. (e) immediately upon written notice by Tenant if the Premises or the Antenna Facilities are destroyed or damaged so
as in Tenant's reasonable judgment to substantially and adversely affect the effective use of the Antenna Facilities. In such
event, all rights and obligations of the parties shall cease as of the date of the damage or destruction. and Tenant shall be
entitled to the reimbursement of any Rent prepaid by Tenant. If Tenant elects to continue this Lease, then all Rent shall abate
until the Premises and/or Antenna Facilities are restored to the condition existing immediately prior to such damage or
destruction; or
(f) at the time title to the Property transfers to a condemning authority, pursuant to a taking of all or a portion of the
Property sufficient in Tenant's determination to render the Premises unsuitable for Tenant's use. Landlord and Tenant shall
each be entitled to pursue their own separate awards with respect to such taking. Sale of all or part of the Property to a
purchaser with the power of eminent domain in the face of the exercise of the power shall be treated as a taking by
condemnation.
9. Taxes. Tenant shall pay any personal property taxes assessed on, or any portion of such taxes directly attributable
to, the Antenna Facilities. Landlord shall pay any real property taxes or other fees and assessments attributable to the Property.
In the event that Landlord fails to pay any such real property taxes or other fees and assessments, Tenant shall have the right,
but not the obligation, to pay such owed amounts and deduct them from Rent amounts due under this Lease.
10. Insurance and Subrogation.
(a) Tenant shall provide Commercial General Liabilrtlnsuranc Ain an aggregate amount of One Million and No/l00
Dollars ($1,000,000.00). Tenant may satisfy this regtt .. o tai ti ,tl ropriate endorsement to any master policy of
liability insurance Tenant may maintain. t A
(b) Landlord and Tenant herebyentutut(1y release each other (and their 6cess8;s or assigns) from liability and waive
all right of recovery against the other for'any Ids�,or•damage covered by their resp the first party property insurance policies
for all perils insured thereunder. In the event of O, 1 psured" t s;"neith`ergpartys insurance company shall have a subrogated
claim against the other. t
11. Hold Harmless Tenant a ee to He d Lan 111ot4lhai le o� at s arising from the installation, use,
maintenance, repair or removal of the Ant nn Fac( tie4 ex epf fir aims arising di the negligence or intentional acts of
Landlord, its employees, a ents or in e c��'
g deF ?t om � .
12. Notices. All notices, it demands and other comnittcattons hgregtidar shall be in writing and shall be
deemed given if personally delivered or�ailed, certified mail, return",, tp req s¢; or sent by for next -business -day
delivery by a nationally recognized overnight,g
r'er to the following addresses
If to Tenant. to: 1i L b Landlord. to:
Omnipoint Holdings, Inc. Omnipoiitt le tngs; Ine 13240 Immokalee Road
3650 —131" Avenue SE, Suite 200 Attn: Lease Administrator
Bellevue, WA 98006 600 Ansin Boulevard
Attn: PCS Leasing Administrator Hallandale, FL 33009 Naples, Fl. 34120
With a copy to: Attn: Legal Department
13. Ouiet Enjovment. Title and Authority. Landlord covenants and warrants to Tenant that (i) Landlord has full
right, power and authority to execute this Lease; (ii) it has good and unencumbered title to the Property free and clear of any
liens or mortgages, except those disclosed to Tenant and which will not interfere with Tenant's rights to or use of the Premises;
and (iii) execution and performance of this Lease will not violate any laws, ordinances, covenants, or the provisions of any
mortgage, lease, or other agreement binding on Landlord. Landlord covenants that at all times during the term of this Lease,
Tenant's quiet enjoyment of the Premises or any part thereof shall not be disturbed as long as Tenant is not in default beyond
any applicable grace or cure period.
14. Environmental Laws. Landlord represents that it has no knowledge of any substance, chemical or waste
(collectively "Hazardous Substance") on the Property that is identified as hazardous, toxic or dangerous in any applicable
federal, state or local law or regulation. Landlord and Tenant shall not introduce or use any Hazardous Substance on the
Property in violation of any applicable law. Landlord shall be responsible for, and shall promptly conduct any investigation and
remediation as required by any applicable environmental laws, all spills or other releases of any Hazardous Substance not
caused solely by Tenant, that have occurred or which may occur on the Property. Each party agrees to defend, indemnify and
hold harmless the other from and against any and all administrative and judicial actions and rulings, claims, causes of action,
Site Number: NC1030 Rev. 3/00
Site Name: Corkscrew Fire Station Florida
Market: Naples. Fl. 3
OR 4591 PG 1802
demands and liability (collectively, "Claims") including, but not limited to, damages, costs, expenses, assessments, penalties.
fines, losses, judgments and reasonable attorney fees that the indemnitee may suffer or incur due to the existence or discovery
of any Hazardous Substances on the Property or the migration of any Hazardous Substance to other properties or the release of
any Hazardous Substance into the environment (collectively, "Actions"), that relate to or arise from the indemnitor's activities
on the Property. Landlord agrees to defend, indemnify and hold Tenant harmless from Claims resulting from Actions on the
Property not by Landlord or Tenant prior to and during the Term and any Renewal Term of this Lease. The indemnifications in
this section specifically include, without limitation, costs incurred in connection with any investigation of site conditions or any
cleanup, remedial, removal or restoration work required by any governmental authority. This Section 14 shall survive the
termination or expiration of this Lease.
15. Assignment and Subleasing. Tenant may assign this Lease and any Easement granted herein upon written notice
to Landlord. Upon such assignment, Tenant shall be relieved of all liabilities and obligations hereunder and Landlord shall
look solely to the assignee for performance under this Lease and all obligations hereunder. Tenant may sublease the Premises,
upon written notice to Landlord. Tenant may otherwise assign this Lease upon written approval of Landlord, which approval
shall not be unreasonably delayed, withheld, conditioned or denied.
Additionally, Tenant may, upon notice to Landlord, mortgage or grant a security interest in this Lease and the
Antenna Facilities, and may assign this Lease and the Antenna Facilities to any mortgagees or holders of security interests,
including their successors or assigns (collectively "Mortgagees"), provided such Mortgagees agree to be bound by the terms and
provisions of this Lease. In such event, Landlord shall execute such consent to leasehold financing as may reasonably be
required by Mortgagees. Landlord agrees to notify Tenant art( Tettarrtt Mortgagees simultaneously of any default by Tenant
and to give Mortgagees the same right to cure any de ui a"rtiveany property of Tenant or Mortgagees located
on the Premises, except that the cure period %c ggrees sha11 not, 'l*,,than thirty (30) days after receipt of the
�:.e
default notice, as provided in Section 8 of this"" s All such notices to Mortg gee l be sent to Mortgagees at the address
specified by Tenant. Failure by Landlord to ve mortgagees such notice shall diminish Landlord's rights against Tenant,
but shall preserve all rights of Mortgagg s to gur -any-default and to remove any pI pertytaof Tenant or Mortgagees located on
the Premises as provided in Section 17 ' f thi, ea
16. Successors an
binding upon and inure to the
17. Waiver of Landlord's Dien:! ' djura"heireb vei ar
concerning the Antenna Facilities or'41# rtion thereof which shah
Lease, whether or not the same is deerridd nFal or personal property
Mortgagees the right to remove all or anj *ftion of the same from ti
Lease, in Tenant's and/or Mortgagee's sol dOcr on and without Lan
18. Miscellaneous.
(a) The substantially prevailing party in any litigat.6ajs 1
fees and court costs, including appeals, if any.
with the land, and shall be
tives and assigns.
lay have, statutory or otherwise
roperty for the purposes of this
and Landlord gives Tenant and
ore or after a default under this
ef6 rider shall be entitled to its reasonable attorneys'
(b) Each party agrees to furnish to the other, within twenty (20) days after request, such truthful estoppel information
as the other may reasonably request.
(c) This Lease constitutes the entire agreement and understanding of the parties, and supersedes all offers,
negotiations and other agreements. There are no representations or understandings of any kind not set forth herein. Any
amendments to this Lease must be in writing and executed by both parties.
(d) Each party agrees to cooperate with the other in executing any documents (including a Memorandum of Lease in
substantially the form attached as Exhibit C necessary to protect its rights or use of the Premises. The Memorandum of Lease
may be recorded in place of this Lease by either party. In the event the Property is encumbered by a mortgage or deed of trust,
Landlord agrees, upon request of Tenant, to obtain and furnish to Tenant a non -disturbance and attornment agreement for each
such mortgage or deed of trust, in a form reasonably acceptable to Tenant. Tenant may obtain title insurance on its interest in
the Premises. Landlord agrees to execute such documents as the title company may require in connection therewith.
(e) This Lease shall be construed in accordance with the laws of the state in which the Property is located.
(f) If any term of this Lease is found to be void or invalid, such finding shall not affect the remaining terms of this
Lease, which shall continue in full force and effect. The parties agree that if any provisions are deemed not enforceable, they
Site Number: NC1030 Rev. 3/00
Site Name: Corkscrew Fire Station Florida
Market: Naples, Fl. 4
OR 4591 PG 1803
shall be deemed modified to the extent necessary to make them enforceable. Any questions of particular interpretation shall
not be interpreted against the draftsman, but rather in accordance with the fair meaning thereof.
(g) The persons who have executed this Lease represent and warrant that they are duly authorized to execute this
Lease in their individual or representative capacity as indicated.
(h) This lease may be executed in any number of counterpart copies, each of which shall be deemed an original, but
all of which together shall constitute a single instrument.
(i) All Exhibits referred herein and any Addenda are incorporated herein for all purposes. The parties understand and
acknowledge that Exhibit A (the legal description of the Property) and Exhibit B (the Premises location within the Property),
may be attached to this Lease and the Memorandum of Lease, in preliminary form. Accordingly, the parties agree that upon the
preparation of final, more complete exhibits, Exhibits A, and/or B, as the case may be, which may have been attached hereto in
preliminary form, may be replaced by Tenant with such final, more complete exhibit(s). The terms of all Exhibits are
incorporated herein for all purposes.
0) If Landlord is represented by any broker or any other leasing agent, Landlord is responsible for all commission fee
or other payment to such agent, and agrees to indemnify and hold Tenant harmless from all claims by such broker or anyone
claiming through such broker. If Tenant is represented by any broker or any other leasing agent, Tenant is responsible for all
commission fee or other payment to such agent, and agrees to indemnify and hold Landlord harmless from all claims by such
broker or anyone claiming through such broker. 4.A
The effective date of this Lease is
("Effective Date").
LANDLORD: Big Corkscrew Island FireBy:
V V1 .+ l t w�'
Printed Name: �� u t... I I I L-A",(.t m i, 0{
�l
Its: tl-��ay�-i�i�;�1 �� CJ
-12 Date:
WITNESS: "
�A�
By -
Printed Name: rl K
WITNESS: �% )
By: d�
Printed Name: flC':�YZT i_. �LLi to 5
Site Number: CN 1030
Site Name: Corkscrew Fire Station
Market: Naples, Fl.
Rev. 3/00
Florida
OR 4591 PG 1804
t
ADDENDUM TO SITE LEASE WITH OPTION
[Additional Terms]
In the event of conflict or inconsistency between the terms of this Addendum and the Lease, the terns of the Addendum
shall govern and control. All capitalized terms shall have the same meaning as in the Lease.
IT IS AMM = aVIME i', AT TIC 1ME W. L RrSE A FFEM]E FaUM 55M
HOMM Cam, TO EE DSM= CN THE TC WM SrM, FCR THE MUM UZ C>F U E
IWMPI and TILE 'WHIM". CMVIFODT WELL DWM THE C TO TIE FIRE DISIRICP
AAID ME FIRE DZSIl7ICT SEAIL NIAIIVIII N TIC GEMS= SYSHM.
AIL UNITY HXK TTS WIZL EE LIMUUM UIaSTIES.
LANDLORD: Big Corkscrew Island Fife DtnC
F
By:
Printed Name:
Its:
WITNESS: .
By:
/
"/�Z
Printed Name: D Voy69-1 ►�
WITNESS:
By.�--
Printed Name: �Ry6El2T L kLL,3E'
Site Number: NC1030
Site Name: Corkscrew Fire Station
Market: Naples. Fl.
7
; ,
Rev. 3/00
Florida
OR 4591 PG 1805
16
LANDLORD: <Lnd Landlord Name>
By:
Printed Name:
Its:
By:
Printed Name:
WITNESS:
By:
Printed Name:
TENANT:
By:
Printed Name:
Its:
Date:
WITNESS:
By: /
Printed Name:e 2
WITNESS:
By:
Printed Name:����a�
Site Number: NC1030 Rev. 3/00
Site Name: Corkscrew Fire Station Florida
Market: Naples. Fl. 8
OR 4591 PG 1806
Jun 24 05 12:21p James U. Stewart, .rr.
o0/23/2005 15:24 FA.i 781 926c 5 &MERICAP TOWER
FIRST AMENDMENT TO
SITE LEASE
@ 002
IMS FIRST AMENDMENT TO Olt' MUNICATIONS- TOWER GROUND LEASE
("First Amendment''') is entered into on the ` I _ day of ;1'y n f , 2005, by and between Big
Corkscrew Island Fire District (hereinafter referred to as "Landlord') and American Tower, L.P., a
Delaware limited partnership, its successors and/or (hereinafter referred to as "Tenant7).
WITNESSETH:
WHEREAS, Landlord and Omnipoint Holdings, Inc., predecessor -hi -interest to Tenattt, executed
and entered into that certain Site Lease with' Option dated May 12. 2000 (the "Lease"] for the purpose: of
installing, operating and maintaining a communications facility and other improvements on the Site (as
described in Exhibit A attached hereto and incorporated by reference herein); and
WITEREAS, Landlord and Tenant desire to amlend certain provisions in the Lease
NOW, THEREFORE, in col uie taa �i rn rehapts and promises contained in this
Agreement, and other good and va'I r eratiou, the rarer strffcieney of which are hereby
acknowledged by the parties, Lando artit Tenant hereby agree artd �tacas follows:
1. Landlord givas and,°grant3 to 7`Cnan u rrrovocablc opt'.•lon to lcaie an additional Two Hundred
and Fifty -Five (25$) squ arr €&ettv� p Aq*t forth in Exhibit B attached
hereto and mac clad by efer re ho rn et t tea �ti sole cost and expense, have a �p�r t
survey prepared o� the rea ("Opton Arc�s'�s aletd c' that; the legal description of the
area as shown on ffie1,' ,$)i l ten bbcgm'the leol tescf of the Option Area.
Consideration for �rsi rtitr"ti be d tars 5 ;00�, ilr spefeaPt and sufftciencY of
which are hereby edged. As an inducement ,,Tenant to ante i to and be bound by the
terns of this First A i`eJ� nt, Landlord represents arwarranq, hat: ) Landlord has good and
marketable title to the a Landlord and the (") "" g04 this First Amendment on
behalf o4` I andIord ha e� aawthority to enter into and lm , d by the terms of this First
Amendment; (iir) There h }3ersgmg or three#enecl$ a o s'`ineiudiag, without limitation,
bankruptcy or insolveucsm �� I ir, suits, claims or causes of action
against Landlord or which ntay trs a��,perty;(iv) Landlord bas obtained any
consents from thud parties, if any, necessary foie execution of this First Amendment; and (v)
There are no options, leases or other contracts which may adversely affect the property, the site,
or Landlord's ability to fulfill its obligations under this First Amendment Landlord grants to
Tenant and its designees the right to enter upon the property to perform test borings of the soil,
environmental studies, engineering studies, and such other tests, inspections and investigations as
Tennant deems necessary and to survey the property.. Landlord shall provide Tenant with any
necessary keys or access codes to the property. Landlord grants the right to clear trees and other
obstructions which may interfere, in Tenant's sole discretion, with Tenant's ability to conduct
such activities.
2. Tenant hereby agrees to allow Landlord the use of American Tower's well and power source at
the tower site as additional consideration for the option to lease and any subsequent exercise of
said option,
First Amendment to Site Lease Corkscrew Firestatim FL Six #22910
ri.c
OR 4591 PG 1807
Jun 24 U!a le: eip James U. acewarm, or. GJI7-.JQG-0�700
06/23/2005 15:25 FAX 781 9261 5 AMERICAN TOWER CtijOd3
3. The Notice language contained in Paragraph 12 is deleted in its entirety;md replaced with:
tice . All notices must be in writing and shall be valid upon receipt wherl delivered by hand,
by nationally recognized courier service, signed receipt requested, or by First Class United States
mail, certified, return receipt requested, addressed as follows:
Landlord: Big Corkscrew Island Fire District
13241) Immokalce Road
Naples, FL 34124
Tenant: American Tower
I D Presidebtial Way
Woburn, MA 01 SDI
Attn: Land Management
With a copy to: American Tower
116 Huntington Ave.
Boston, MA 02116
Attn: Legal
The parties may substitute r t Y arisIOtli res -by giving at least thirty (30) days
notice. Rejection or refusal ddltvery of any hci, inability to deliver any notice
because of a changed a which nn notice was giveldec
such noticemnd to be receipt of any
." �
.,. # .
4. Paragraph 15 is hcteby deietted iii-16reptirety,and replaced m `Asaiir�ament and Subiettine.
Landlord may assign thus lam tt1 it4 .etytl z ottjutrcctiort with a sale of the
Property. Tenant =may si n thij s to } rd provided t ,at the third party has
sufficient financial cap ctty to petforht�e qb tgril cxr o L,e4se. Tenant may assign this
Lease to any of I eta tt of ill ,h 1�aant'a Dario carsz�ny or tc y third party, provided
Tenant gives noticef arr titiid paYtty assittrtldttt and" y �e� � that the assignee has
sufficient capacity rlonn the obligations of Test under this Lxare. Except as provided
above, neither Lantor Tenant will• asstgr tlreas with`�" ',he other's prior written
consent Upon assignmii the assigning party will be°reisased n 8ny liability occurring after
the date of assigtmenC ihr�assignee will be responpb a ail future lease obligations.
Tenant may sublet or licci all of the Site TenAnei us'°tgatiers shall be entitled to use the
Easements granted herein and tlpr'vssicrff t#nsegtstr} benefit Tenant's Customers."
5. rnsta1111and maintain dtmiEg the Termofthis Leas. Landlord grants to Tenant the right to
The g Paragraph
e identifying signs er other types of signs
required by any governmental authority on or along any access road to the Site, including, if
necessary, signs visible from the nearest public street, at locations where an access road diverges;
or if an obstruction obscures visibility of the Site and Improvements. Tenant agrees to minimize
the size of such signs as reasonably required for readability and compliance with regulations or
directives of any governmental authority."
6. Landlord represents and -Warrants that as of the date of this exmution, there are no uncured
defaults under the terms of the Lease and that the Lease is in full force and ellect,
7. All other terms of the Lease except as may be amended herein, or as may be in conflict with the
provisions of this First Amendment, shall be deemed incorporated into this First Amendment.
First Amendment to Site Lease Corkscrew Firestation, FL Site 022910
OR 4591 PG 1808
jun C-t UO L<; CLP L.. a4.e!44d%r'4q OV.
I
08123/2003 15:20 FAX 781 926 AMICANTOWER Q004
8, Except as amended herej6, all terms, conditions, provisions, covenants and agreements contained
in the Lease are hereby ratified and confirmed in their entirely. The terms used herein and not
otherwise defined in this First Amendment shah have the same meaning as set-&Tth in the Lease.
[SIGNATURES NEXT PAGE]
I
. ...... il-IT
First Amendment to Site Lme Corkscrew Firestation, FL Site ff22910
OR 4591 PG 1809
IN WITNESS WHEREOF, the parties hereto have set their hands and seals on the day
first above written.
LESSOR: WITNESSES:
Big Corkscrew Island Fire District
Aud P/���
Its: �: >// ' 4 l l S ya..c.b, r
LESSEE:
American Tower, L.P., a Delaware limited partnership
By: ATC GP, Inc., its s le general partner- w a
Fe
ws.
Ja
pdn D. Hi sch ignat
Director, Land Management
First Amendment to Site Lease Corkscrew Firestation, FL Site #22910
i
OR 4591 PG 1810
4
LESSOR:
STATE OF FLORIDA
COUNTY OF Collier
ACKNOWLEDGEMENT
The foregoing instrument was acknowledged before me this 6728-05 (date) by
Paul M Plamondon Chairman (name and title of officer) of
Big Corkscrew Island Fir,et Control & Rescue Disctric�state)
corporation, on behalf of the corporation. &she is personally knowno me or has produced
(type o entification) as identification.
Notary Public z
,
MARFONGEUA
„; h4 COlul ION # DD 246350
Printed Name: Dawn A Marolgila� EKES: ember13,2007
imcw'Nw Notm k Undern *s
My Commission Expires:
9-13-07
Commission # DD 2 4
LESSEE:
COMMONWEALTH OF MASSS;CJ)
COUNTY OF MIDDLESEX )
Then personally appeared the said, Jason D. Hirsch of American Tower, L.P. as
aforesaid, signer and sealer of the foregoing instrument, and acknowledged the same to
be his/her free act and deed as Director, Land Management of American Tower, L.P. and
the free act and deed of said limited partnership, before me.
P FEAN
°�o��N otary Public
�1 /10
My Commission Expires:3
p�''�s�tiCMM�'G
'qRY P�
First Amendment to Site Lease Corkscrew Firestation, FL Site #22910
OR 4591 PG 1811
Jun 24 05 12:23p James C. Stewart, jr.
08/21/2005 15:28 FAX 78I 920 AMERMAN TQRER
a
PMljpred by and Return To.,
American Tower Corporation
10 Presidential Way
Woburn, M A 01801
Attn: Land Management
ATC Site 022910
ATC Site Name: corkscrew Firestttion, FL
c:ya-a��-baaa
MEMORANDUM OF LEASE
(�1DD9.
i
This MEMORANDUM OF LEASE ('Memorandum") is entered into on the 01-L
day of To Q 16 2W5, by and between Big Corkscrew Island Fire District (hereinafter referred
to as "Landlord") and Amrican Tower, L.P., a Delaware limited partnership, its successors
and/or (hereinafter referred to as "Tenant-).
WHEREAS, Landlord
executed and entered into titers`
for the purpose of instaiJag,
improvements on the Sitc'18t
reference herein); and / ° ,
the Lease.
NOW, M
consideration, the A
Tenant hereby agree
1. The
by r
WITNESSETH:
Feting and maintaininj
described in Fahibit A
conditions of said
to
ecessor-in-interest to Tenant,
May 12, 20W (the "Lease" },
Initiations facility and other
Leto and incorporated by
certain provisions in
and valuable
Landlord and
this Memorandum
2. Premises ttTMhe of the Lse )rtsrtdlord has leased to Tenant a
portion of the 'rear deIql
r art Exhibit A attached hereto and
incorporated herein by rei�-errdlord hereby grants an option to Tenant to
lease an additional Two Hundred and Fifty -Five (255) square 'fect contiguous to
the leased am as set forth in Bxhbit B attached hereto and incorporated by
reference herein.
3. Tom: The Lease was for an Initial Term of five (5) years commencing on or
about May 27, 2001 and expiring on May 26, 2006. Tenant shall have the
irrevocable right and option to renew this term for each of five (5) additional five
(5)-year renewal- terms (each, a "Renewal Term"). Each Renewal Term shall be
automatically exercised by Tenant unless Tenant provides Landlord with written
notice of its inttnt not to renew die Lease.
4. This Memorandum is not a complete summary ofthe terms and conditions
contained In the Lease. Provisions in the Memorandum shall not be used in
OR 4591 PG 1812
interpreting the Lease provisions. In the event of a conflict between this
Memorandum and the Lease, the Lease shall control.
IN WITNESS WHEREOF, the parties hereto have set their hands and seals on the day
first above written.
LESSOR: WITNESSES:
Big Corkscrew Island Fire District
po'tj K P hwa-f6l—
By:
Its:
LESSEE: i
American Tower, L.P., a Del vreelimited partnership
By: ATC GP, Inc., its sole genr1\
JaV D. Hirsch `-1—I Y
Director, Land Manageien# 4 h„
ate°
,i. ,
*** OR 4591 PG 1813 ***
interpreting the Lease provisions. In the event of a conflict between this
Memorandum and the Lease, the Lease shall control.
IN WITNESS WHEREOF, the parties hereto have set their hands and seals on the day
first above written.
LESSOR: WITNESSES:
Big Corkscrew Island Fire District
BY Si I361
Its:
LESSEE:ON
t
American Tower, L.P., a D61imited partnership`
By: ATC GP, Inc., its sole"genefaJrartner
Jas D. Hirsch i Y
Director, Land Managetent h