Loading...
Agenda 08/22/2023 Item #16F 8 (Approve spending for appraisal and pre-contract expenses at Williams Reserve Lake Trafford for Conservation)08/22/2023 EXECUTIVE SUMMARY Recommendation to approve spending up to $50,000 for appraisal and pre-contract expenses for due diligence and authorize staff to transmit a non-binding Letter of Intent to commence negotiations for the purchase of 2,247 +/- acres of property at Williams Reserve at Lake Trafford located in Immokalee for conservation, parks and recreation, transportation, stormwater management, economic development, and co-location of fire operations with a potential partnership with Immokalee Fire and Rescue District, and authorize necessary budget amendment. OBJECTIVE: To conduct pre-contract due diligence and transmit a Letter of Intent and authorize commencement of negotiations for the purchase of 2,247 +/- acres for several local governmental uses to include co-location of fire district operations with a potential partnership with Immokalee Fire District. CONSIDERATIONS: 2,247 areas at Williams Reserve at Lake Trafford are available for sale. Staff has reviewed the Offering Memorandum and identified 2,247 +/- acres (“Property”) suitable for conservation, parks, and stormwater management uses. The Chief of the Immokalee Fire Rescue District has expressed interest in co - locating a fire station on the Property. To use Property for the desired governmental uses a rezone to Public Use District zoning category is necessary. Both parks and safety service facility are permitted uses in that District. Conservation Collier Program and Stormwater Management may be able to take advantage of the slough contained within the 2,247 areas. Any portion to be considered for Conservation Collier will be evaluated using program criteria. Notable information from the Offering Memorandum: • Page 1 and 4: 2,247 +/- acre parcel boundaries are shown along with folio numbers. Property is comprised of twelve parcels identified by separate folio numbers. There are four owners of the Property. • Page 5-6: The Property is comprised of a 153 +/- acres area (56.86 +/- acre parcel and a 96.97 +/- acre parcel. That area is zoned Williams Farm Residential Farm Residential PUD and entitled for 336 residential units. • Page 7: Nearby Rural Land Communities in relation to Property. • Page 9: Rural Stewardship Area (RLSA) Map: Property is within RLSA. • Page 11: Wetlands Map: Northern portion of Property is uplands and southern portion is wetlands • Page 13: Future Road Infrastructure: Possibility of a connection road needed though the property connecting Lake Trafford Road and Immokalee Road. During a site visit environment staff learned that there have been cattle on the property at times; therefore soil / groundwater testing is recommended on upland portions. Additionally, listed species were found on the property and it is within both Primary and Secondary Panther Habitat, so consultation with USFWS would be needed. These actions will occur during the pre-contract due diligence phase. A non-binding Letter of Intent is attached for consideration. Staff is recommending that the purchase price be negotiated based on Real Property Management’s in house appraiser’s estimated of value in the amount of $20,225,000 It is noted in the letter of intent that the price is legally required to be supported by the average of two appraisals procured by the County. If authorized, staff would transmit the Letter of Intent and commence negotiations. If acceptable to the property owners, a purchase and sale agreement would be presented to the Board at a future meeting. FISCAL IMPACT: The Williams Reserve at Lake Trafford Offering Memorandum establishes a $23 million list price for the 2,247+/- acre property. As part of pre-contract due diligence, a plan of finance will be developed that considers future planned uses. A plan of finance will be presented to the Board with the purchase and sale agreement. Expenditures for appraisals and pre-contract due diligence will be provided in County Wide Capital 16.F.8 Packet Pg. 956 08/22/2023 Project Fund (3001). A budget amendment will be required to allocate funds in the amount of $50,000 from project (50205) HHH Ranch to a newly established Williams Reserve due diligence budget. GROWTH MANAGEMENT IMPACT: None at this time. If acquired Property would be included in inventory for Conservation Collier, Parks and Recreation, Transportation and Stormwater. LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, raises no legal issues at this time and requires a majority vote for Board action. - JAK RECOMMENDATION: That the Board of County Commissioners approve spending up to $50,000 for appraisal and pre-contract expenses for due diligence and authorize staff to transmit a non -binding Letter of Intent to commence negotiations for the purchase of 2,247 +/- acres of property at Williams Reserve at Lake Trafford located in Immokalee for conservation, parks and recreation, transportation, stormwater management, economic development, and co-location of fire operations with a potential partnership with Immokalee Fire and Rescue District, and authorize necessary budget amendment. Prepared By: Jennifer A. Belpedio, Real Property Manager, Facilities Management Division ATTACHMENT(S) 1. Williams Reserve 153 - Offering Memorandum (PDF) 2. Williams Farms 2247 - Offering Memorandum (PDF) 3. Letter of Intent Williams Reserve with letterhead (DOCX) 16.F.8 Packet Pg. 957 08/22/2023 COLLIER COUNTY Board of County Commissioners Item Number: 16.F.8 Doc ID: 26403 Item Summary: Recommendation to approve spending up to $50,000 for appraisal and pre-contract expenses for due diligence and authorize staff to transmit a non-binding Letter of Intent to commence negotiations for the purchase of 2,247 +/- acres of property at Williams Reserve at Lake Trafford located in Immokalee for conservation, parks and recreation, transportation, stormwater management, economic development, and co - location of fire operations with a potential partnership with Immokalee Fire and Rescue District, and authorize necessary budget amendment. Meeting Date: 08/22/2023 Prepared by: Title: Management Analyst II – County Manager's Office Name: Geoffrey Willig 08/16/2023 9:54 AM Submitted by: Title: Director - Facilities Maangement – County Manager's Office Name: Ed Finn 08/16/2023 9:54 AM Approved By: Review: Growth Management Community Development Department Geoffrey Willig Additional Reviewer Skipped 08/16/2023 1:46 PM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 08/16/2023 1:48 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 08/16/2023 2:00 PM Community & Human Services Maggie Lopez Additional Reviewer Completed 08/16/2023 2:44 PM County Manager's Office Amy Patterson Level 4 County Manager Review Completed 08/16/2023 2:51 PM Board of County Commissioners Geoffrey Willig Meeting Pending 08/22/2023 9:00 AM 16.F.8 Packet Pg. 958 1www.lsicompanies.comOFFERING MEMORANDUM WILLIAMS FARMS 153 IMMOKALEE, FL Lake Trafford R d . W o l f L n . 16.F.8.a Packet Pg. 959 Attachment: Williams Reserve 153 - Offering Memorandum (26403 : Williams Reserve Property) WILLIAMS FARMS 153 OFFERING PROCESS Offers should be sent via Contract or Letter of Intent to include, but not limited to, basic terms such as purchase price, earnest money deposit, feasibility period and closing period. PLEASE DIRECT ALL OFFERS TO: Hunter Ward - hward@lsicompanies.com William Rollins Jr. ALC, CCIM Senior Broker Hunter Ward Sales Associate Lake Trafford Road Immokalee, FL 34142 Collier 153± acres A-MHO (Agricultural Mobile Home Overlay District ) allowing 1 unit per 5 acres LR (Low Residential) allowing up to 4 units/acre Water, sewer, electric in close proximity to property 00072520000; 00057320005 $3,000,000 | $19,600 per acre Location: County: Size: Zoning: Future Land Use: Utilities: Parcel ID: Price: OFFERING SUMMARY EXECUTIVE TEAM MARKETED AND EXCLUSIVELY LISTED BY: WWW.LSICOMPANIES.COM 16.F.8.a Packet Pg. 960 Attachment: Williams Reserve 153 - Offering Memorandum (26403 : Williams Reserve Property) 3www.lsicompanies.com EXECUTIVE SUMMARY Williams Farms 153 is a gorgeous old Florida property located adja- cent to Lake Trafford in Immokalee, FL. This site is filled with mature landscape and offers all the privacy of owning your own secluded ranch while offering the convenience of being minutes from town. The property has many unique features that make it a viable investment opportunity for near-term future residential development. The property is currently zoned Agricultural with a Mobile Home Over- lay district in place (A-MHO). Under this zoning, the property primarily functions as an agricultural operation but also has the ability to build mobile homes on the site. The density entitlements under this zoning allow for 1 mobile home on each 5 acre tract of land (1DU/5 acres). This equates to 30 homes permitted on the site under current zoning regulations. The property’s Future Land Use designation is much more favorable and is classified as LR (Low Residential). Under the LR guidelines of the land development code, density entitlements allow for up to 4 dwell- ing units per acre (4 DU/acre). Under this classification, a land owner could be permitted up to 612 homesites with a rezone of the property. The surrounding area has experienced continued success of residential development as evidenced by the adjacent Arrowhead development, a value-oriented community with homes priced $180,000-$200,000 on 60’ lots. This community had previously encountered slow absorp- tion rates in the past, but sales have increased over the past few selling seasons. With such a large supply of existing developed lots in the Arrowhead community, a developer might experience greater suc- cess with a product differentiation such as agricultural estates. Utilities are in close proximity to the site and are believed to have additional capacity for future connection. Williams Farms 153 is a premium transitional property with strong upside for future development. Lake Trafford Rd.Wolf Ln.16.F.8.a Packet Pg. 961 Attachment: Williams Reserve 153 - Offering Memorandum (26403 : Williams Reserve Property) 4www.lsicompanies.com SITE AERIAL Lake Trafford Rd . Taylor T e r r a c e 16.F.8.a Packet Pg. 962 Attachment: Williams Reserve 153 - Offering Memorandum (26403 : Williams Reserve Property) 5www.lsicompanies.com SITE AERIAL Lake Trafford Rd. Little Leagu e R d . 16.F.8.a Packet Pg. 963 Attachment: Williams Reserve 153 - Offering Memorandum (26403 : Williams Reserve Property) 6www.lsicompanies.com SITE AERIAL Lake Trafford Taylor Terrace Miraham T e r r a c e 16.F.8.a Packet Pg. 964 Attachment: Williams Reserve 153 - Offering Memorandum (26403 : Williams Reserve Property) 7www.lsicompanies.com RETAIL MAP Lake Trafford Rd. SITELake Trafford Main St. N. 15th St.Immokalee Rd.Immokalee Sports Complex and Community Park Pepper Ranch Preserve 16.F.8.a Packet Pg. 965 Attachment: Williams Reserve 153 - Offering Memorandum (26403 : Williams Reserve Property) WILLIAMS FARMS 153 LIMITATIONS AND DISCLAIMERS The content and condition of the property provided herein is to the best knowledge of the Seller. This disclosure is not a warranty of any kind; any information contained within this proposal is limited to information to which the Seller has knowledge. Information in this presentation is gathered from reliable sources, and is deemed accurate, however any information, drawings, photos, site plans, maps or other exhibits where they are in conflict or confusion with the exhibits attached to an forthcoming purchase and sale agreement, that agreement shall prevail. It is not intended to be a substitute for any inspections or professional advice the Buyer may wish to obtain. An independent, professional inspection is encouraged and may be helpful to verify the condition of the property. The Seller and Land Solutions, Inc. disclaim any responsibility for any liability, loss or risk that may be claimed or incurred as a consequence of using this information. Buyer to hold any and all person’s involved in the proposal of the property to be held harmless and keep them exonerated from all loss, damage, liability or expense occasioned or claimed. Potential Buyer acknowledges that all property information, terms and conditions of this proposal are to be kept confidential, and concur that either the Potential Buyers, nor their agents, affiliates or attorneys will reveal this information to, or discuss with, any third parties. Buyer will be a qualified Buyer with significant experience in entitlement and development process in Collier County with finesse and wherewithal and be willing to be interviewed by the Land Solutions team. 16.F.8.a Packet Pg. 966 Attachment: Williams Reserve 153 - Offering Memorandum (26403 : Williams Reserve Property) 9www.lsicompanies.com Lake Trafford R d . W o l f L n . WILLIAMS FARMS 153 IMMOKALEE, FL Land Solutions, a branch of LSI Companies, was founded in 2000 by Randy Thibaut to serve land owners, developers and home builders in acquiring land suitable for the development of residential and commercial properties. Today, LSI Companies is a recognized leader in Southwest Florida real estate brokerage, offering full land services, market research, asset management, and residential/commercial land marketing specialties. The LSI Companies team consists of highly skilled professionals with expertise in every aspect of the development process. The team specializes in current market and valuation issues, acquisition and disposition services, due diligence evaluation, per- mitting status and compliance, work-out projects, asset management, and land zoning and planning. 6810 International Center Blvd. • Fort Myers, FL 33912 • 239.489.4066 16.F.8.a Packet Pg. 967 Attachment: Williams Reserve 153 - Offering Memorandum (26403 : Williams Reserve Property) 1WILLIAMS RESERVE AT LAKE TRAFFORD | WILLIAMS FARMS 153WILLIAMS FARMS 153 IMMOKALEE, FL LAKE TRAFFORD ROADLAKE TRAFFORD ROAD WILLIAMS RESERVE AT LAKE TRAFFORDWILLIAMS RESERVE AT LAKE TRAFFORD IMMOKALEE, COLLIER COUNTY OFFERING MEMORANDUM | EXCLUSIVELY LISTED BY LSI COMPANIES, INC. IMMOKALEE RD.IMMOKALEE RD.CARSON RD.CARSON RD.Lake Lake TraffordTrafford 16.F.8.b Packet Pg. 968 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) www.lsicompanies.com SALES TEAM OFFERING PROCESS Offers should be sent via Contract or Letter of Intent to include, but not limited to, basic terms such as purchase price, earnest money deposit, feasibility period and closing period. Hunter Ward - hward@lsicompanies.com | 239.489.4066 Lake Trafford RoadImmokalee, FL 34142 Collier 2,247± Acres Agricultural/Transitional A-MHO (Agricultural Mobile Home Overlay District ) 1 unit per 5 acres Urban Residential and Rural Mixed Use Water sewer and electricity in close proximity to the property Refer to page 4 Property Address: County: Property Size (Acres): Property Type: Zoning: Future Land Use: Utilities Available: STRAP Numbers: OFFERING SUMMARY LIST PRICE $23,000,000 | $10,200 Per Acre William Rollins Jr. ALC, CCIM Senior Broker Hunter Ward, CCIM Sales Associate 16.F.8.b Packet Pg. 969 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 3WILLIAMS RESERVE AT LAKE TRAFFORD | LSI Companies is pleased to present Williams Reserve at Lake Trafford, a premium property with great potential for large- scale, future residential, and commercial development. The Williams Reserve property is a gorgeous old Florida property located adjacent to Lake Trafford in Immokalee, FL. The property has two access points on Lake Trafford Road and Immokalee Drive. The property currently operates as a diversified agricultural operation with active farming, cattle, and 115 acres of Valencia Grove. The Williams Reserve property has many unique features that make it a viable investment opportunity for near-term future residential development. The property features approximately 2,247 gross acres with approximately 50% or 1,100 acres are considered wetlands and headwaters to lake Trafford. Partially situated within the City of Immokalee and within unincorporated Collier County, the property is within the Rural Lands Stewardship Overlay with a base agricultural zoning designation. This area of Collier County has been the subject of numerous studies determining the long-term development of the area. The property has long- term development potential as a master-planned residential community but must clear a number of permitting and development approvals. The property is currently zoned Agricultural with a Mobile Home Overlay district in place(A-MHO). Under this zoning, the property primarily functions as an agricultural operation. However, this property’s Future Land Use is much more favorable and is classified as Urban Residential and Rural Mixed Use. Subject to development designs from the Rural Land guidelines, a master-planned development known as a town is likely permissible. Discussions with engineers suggest that 2 units to the acre is feasible, indicating well over 4,000 units can be developed. However, the base density of the property is 1 unit per 5 acres and will need density allocated to the property from other land areas designated as sending lands. The ultimate density of the project will be in flux until numerous studies are performed, along with an analysis of needed credits from a stewardship matrix. Currently, there are roughly 153 acres entitled for 336 residential units. (See page 9 for exact location. The surrounding area has experienced continued residential growth as evidenced by the adjacent Arrowhead Community, a value-oriented community building $200,000- $400,000 homes on 60-foot lots. Reviewing development patterns and trends in the vicinity makes it easy to recognize that future development is moving toward Eastern Collier County, where it has been the subject of numerous studies determining the area’s long-term growth. The property has long-term development potential as a master- planned community, which can be shifted from agricultural to a development opportunity allowing for a master-planned community. Immokalee utilities are located on Lake Trafford Road and Immokalee Drive. In addition, the Immokalee Water and Sewer District is located directly east of the property. The Williams Reserve at Lake Trafford is a premium transitional property with a strong upside for future development. This property has all the ingredients to become the next large-scale master planned development such as Babcock Ranch. EXECUTIVE SUMMARY 16.F.8.b Packet Pg. 970 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 4WILLIAMS RESERVE AT LAKE TRAFFORD | WILLIAMS FARM OVERVIEW PARCEL NUMBER OWNERSHIP ENTITY LAND AREA (ACRES) ASSESSED VALUE TAXABLE VALUE 2021 TAXES 00113600106 JAMES E WILLIAMS JR TRUST 106.4 $207,290 $7,092 $103 00057320005 JAMES E WILLIAMS JR TRUST 97.35 $378,505 $9,023 $134 00132680107 JAMES E WILLIAMS JR TRUST 136.31 $239,571 $8,676 $127 00072520000 JAMES E WILLIAMS JR TRUST 70.91 $345,316 $7,373 $108 00132720009 WILLIAMS FARMS 600.36 $4,984,911 $1,228,599 $16,793 00132640008 WILLIAMS FARMS 349.72 $1,477,279 $174,548 $2,560 00114160001 WILLIAMS FARMS 339.57 $1,977,720 $320,158 $4,325 00113600009 WILLIAMS FARMS 50.04 $96,710 $3,309 $48 00113560000 WILLIAMS FARMS 167.24 $410,279 $17,386 $235 00131760002 WILLIAMS FARMS LAND ASSETS LLC 39.55 $646,025 $51,007 $795 00131720000 WILLIAMS FARMS LAND ASSETS LLC 246.04 $898,079 $263,367 $3,863 00132680000 WILLIAMS FARMS OF IMMOKALEE 43.79 $169,275 $5,025 $74 2,247.28 $11,830,960 $2,095,563 $29,164 LAKE TRAFFORD ROADLAKE TRAFFORD ROAD PROPERTY OVERVIEW CARSON RD.CARSON RD.IMMOKALEE RD.IMMOKALEE RD. 16.F.8.b Packet Pg. 971 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 5WILLIAMS RESERVE AT LAKE TRAFFORD | 153 ± Acres entitled for 336 residential units. RLAKE(10.82 AC) LAKE(1.20 AC) LAKE(1.40 AC)FLU: URBAN RESIDENTIALSUBDISTRICTZONING: MPUDEXISTING USE:SINGLE FAMILYRESIDENTIAL FLU: URBAN RESIDENTIALSUBDISTRICTZONING:VREXISTING USE: 1- SINGLE-FAMILY RESIDENTIAL 99 - ACREAGE NOT ZONED AGRICULTURALHALL ROADFLU: URBAN RESIDENTIALSUBDISTRICTZONING:VR EXISTING USE: 1-SINGLE FAMILY RESIDENTIAL 2-MOBILE HOMES FLU:URBAN RESIDENTIALSUBDISTRICTZONING:A-MHOEXISTING USE:2-MOBILE HOMES99 - ACREAGE NOTZONED AGRICULTURAL FLU: URBAN RESIDENTIAL SUBDISTRICTZONING:A-MHO EXISTING USE: 60 - GRAZING LAND SOIL CAPABILITY CLASS ITAYLOR TRACEMIRAHAM TERRACEMERIHAM DR.R R R R R FUTURE DEVELOPMENTAREA FUTURE DEVELOPMENTAREA R R R R AA R LAKE TRAFFORD ROAD 80' ROW (PUBLIC) OPENSPACE / PRESERVE30.92 AC) OPENSPACE / PRESERVE (31.03 AC)ACCESS TOFUTUREDEVELOPMENT PUD ACCESSGATED ENTRY 15' TYPE "B"BUFFER 10' TYPE "D"BUFFER NO BUFFER REQUIRED 15' TYPE "B"BUFFER 15' TYPE "B"BUFFER 15' TYPE "B"BUFFER EX. LCECTRANSMISSIONSTATION PROPOSED50' ROW PRESERVE TO ACTAS BUFFER PRESERVE TO ACTAS BUFFER FLU:URBAN RESIDENTIAL SUBDISTRICT ZONING:RSF-5EXISTING USE:1- SINGLE FAMILY RESIDENTIAL FLU: URBAN RESIDENTIALSUBDISTRICT ZONING:A-MHOEXISTING USE: 1-SINGLE FAMILY RESIDENTIAL PROPOSED: WILLIAMS FARM RESIDENTIAL PUD 168.023 ACFLU:URBAN RESIDENTIAL SUBDISTRICTZONING: A-MHOEXISTING USE: 60 - GRAZING LAND SOILCAPABILITY CLASS I LAKE (0.24 AC) (4.05 AC) FLU:URBAN RESIDENTIAL SUBDISTRICTZONE:A-CU EXISTING USE:1.SINGLE FAMILY RESIDENTIAL 99 - ACREAGE NOT ZONEDAGRICULTURAL LAKE(0.81 AC) LAKE(0.74 AC) REV DATE: MASTER CONCEPT PLAN - EXHIBIT C-1 SHEET: J.R. EVANS ENGINEERING, P.A. 9351 CORKSCREW ROAD, SUITE 102ESTERO, FLORIDA 33928PHONE: (239) 405-9148FAX: (239) 288-2537WWW.JREVANSENGINEERING.COM 1 OF 2 00 600'300' SCALE: 1" = 600' REV DATE: WILLIAMS FARMS MASTER CONCEPT PLAN - EXHIBIT C-1 SHEET: J.R. EVANS ENGINEERING, P.A. 9351 CORKSCREW ROAD, SUITE 102ESTERO, FLORIDA 33928PHONE: (239) 405-9148FAX: (239) 288-2537WWW.JREVANSENGINEERING.COM 10/25/21 ENTITLEMENT IN PLACE Lake Lake TraffordTrafford LAKE TRAFFORD ROADLAKE TRAFFORD ROAD CARSON RD.CARSON RD.IMMOKALEE RD.IMMOKALEE RD. 16.F.8.b Packet Pg. 972 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 6WILLIAMS RESERVE AT LAKE TRAFFORD | CONCEPTUAL SITE PLAN RLAKE (10.82 AC) LAKE(1.20 AC) LAKE(1.40 AC)FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING: MPUD EXISTING USE: SINGLE FAMILY RESIDENTIAL FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:VR EXISTING USE: 1- SINGLE-FAMILY RESIDENTIAL 99 - ACREAGE NOT ZONED AGRICULTURALHALL ROADFLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:VR EXISTING USE: 1-SINGLE FAMILY RESIDENTIAL 2-MOBILE HOMES FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:A-MHO EXISTING USE: 2-MOBILE HOMES 99 - ACREAGE NOT ZONED AGRICULTURAL FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:A-MHO EXISTING USE: 60 - GRAZING LAND SOIL CAPABILITY CLASS ITAYLOR TRACEMIRAHAM TERRACEMERIHAM DR.R R R R R FUTURE DEVELOPMENT AREA FUTURE DEVELOPMENT AREA R R R R AA R LAKE TRAFFORD ROAD 80' ROW (PUBLIC) OPENSPACE / PRESERVE 30.92 AC) OPENSPACE / PRESERVE (31.03 AC)ACCESS TO FUTURE DEVELOPMENT PUD ACCESS GATED ENTRY 15' TYPE "B" BUFFER 10' TYPE "D" BUFFER NO BUFFER REQUIRED 15' TYPE "B" BUFFER 15' TYPE "B" BUFFER 15' TYPE "B" BUFFER EX. LCEC TRANSMISSION STATION PROPOSED 50' ROW PRESERVE TO ACT AS BUFFER PRESERVE TO ACT AS BUFFER FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING: RSF-5 EXISTING USE: 1- SINGLE FAMILY RESIDENTIAL FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:A-MHO EXISTING USE: 1-SINGLE FAMILY RESIDENTIAL PROPOSED: WILLIAMS FARM RESIDENTIAL PUD 168.023 AC FLU:URBAN RESIDENTIAL SUBDISTRICT ZONING: A-MHO EXISTING USE: 60 - GRAZING LAND SOIL CAPABILITY CLASS I LAKE (0.24 AC) (4.05 AC) FLU:URBAN RESIDENTIAL SUBDISTRICT ZONE:A-CU EXISTING USE: 1.SINGLE FAMILY RESIDENTIAL 99 - ACREAGE NOT ZONED AGRICULTURAL LAKE (0.81 AC) LAKE (0.74 AC) REV DATE: MASTER CONCEPT PLAN - EXHIBIT C-1 SHEET: J.R. EVANS ENGINEERING, P.A. 9351 CORKSCREW ROAD, SUITE 102 ESTERO, FLORIDA 33928 PHONE: (239) 405-9148 FAX: (239) 288-2537 WWW.JREVANSENGINEERING.COM 1 OF 2 00 600'300' SCALE: 1" = 600' REV DATE: WILLIAMS FARMS MASTER CONCEPT PLAN - EXHIBIT C-1 SHEET: J.R. EVANS ENGINEERING, P.A. 9351 CORKSCREW ROAD, SUITE 102 ESTERO, FLORIDA 33928 PHONE: (239) 405-9148 FAX: (239) 288-2537 WWW.JREVANSENGINEERING.COM 10/25/21 16.F.8.b Packet Pg. 973 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 7WILLIAMS RESERVE AT LAKE TRAFFORD | RURAL LAND COMMUNITIES IMMOKALEE ROADIMMOKALEE ROAD BRIGHTSHORE RURAL VILLAGE TOWN OF BIG CYPRESS LONGWATER VILLAGE TOWN OF BIG CYPRESS BELLMAR VILLAGE RIVERGRASS VILLAGE PROJECT ACRES UNITS RURAL VILLAGE 2,787 4,042 BELLMAR 999 2,750 LONGWATER 999 2,650 RIVERGRASS 998 2,500 BRIGHTSHORE 681 2,000 TOWN OF BIG CYPRESS 515 1,400 KINGSTON 6,676 10,000 GL HOMES 4,652 5,200 TOTAL 18,307 31,507 16.F.8.b Packet Pg. 974 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 8WILLIAMS RESERVE AT LAKE TRAFFORD | Lake Trafford Rd.Lake Trafford Rd. Lake Lake TraffordTrafford Immokalee Rd.Immokalee Rd.Pepper Ranch Pepper Ranch PreservePreserve SITE IMMOKALEE SPORTS COMPLEX Arrowhead Arrowhead CommunityCommunity RETAIL MAP N. 15th St.N. 15th St.Main St. Main St. 16.F.8.b Packet Pg. 975 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 9WILLIAMS RESERVE AT LAKE TRAFFORD | GOLDEN GATE BLVD I-75 SR 29OIL WELL RD CR 846 SR 82 EVERGLADES BLVDSR 29 NCORKSCREW RDIMMOKALEE RD DESOTO BLVD S1ST ST SLAKE TRAFFORD RD MAIN ST W N E W M A R K E T R D I-75 4 0 2 41Miles GIS Mapping: Beth Yang, AICPGrowth Management Department File: Official Rural Lands Stewardship Area Overlay Map.mxdDate: 01/2022 Okaloacoochee Slough Flowway Stewardship Area (FSA) HSA HSA HSA ACSC Okaloacoochee Habitat Stewardship Area (HSA)ACSC Camp Keais Strand Flowway Stewardship Area(FSA) HSA WRA AVE MARIA SRAOILWELLGRADERD CAMPKEAISRDSSA 11 SSA 16 SSA 5 SSA 3 SSA 4 SSA 12 SSA 6 SSA 15 SSA 9 SSA 1 SSA 2 SSA 15 SSA 14 SSA 13 SSA 7 WRA WRA WRA FSA WRA WRA WRA WRA WRA ACSC ACSC Lake Trafford CR858WRA NORTH CORRIDOR GENERAL LOCATION SOUTH CORRIDOR GENERAL LOCATION R U R A L L A N D S S T E W A R D S H I P A R E A O V E R L A Y M A PRURAL L A N D S S T E W A R D S H I P A R E A O V E R L A Y M A P Note: The official designated titles of SSAs can be found within SSA Credit Agreements. SSA 5A SSA 3A RIVERGRASS VILLAGE SRA (Disclaimer: The information provided is to be used for general mapping purposes only. Ground surveying and records search must be used for absolute boundaries/acreages) FSA FSA FSA FSA FSA FSA Florida Panther National Wildlife Refuge Okaloacoochee SloughState Forest HYDE PARK VILLAGE SRA Legend Stewardship Areas RLSA Program Area Major Roads Area of Critical State Concern 500 Foot Restoration Area Flowway Stewardship Area (FSA) Habtitat Stewardship Area (HSA) Water Retention Area (WRA) Open Panther Corridor Stewardship Sending Area (SSA) Public Lands Stewardship Receiving Area (SRA) BigCypressNational Forest SSA 17 SSA 17 BELLMAR VILLAGE SRA LONGWATER VILLAGE SRA AMEN DED - J ANUARY 2 5, 20 07 (Ord . N o. 2007 -18) AMEND ED - SEPTEMBER 1 3, 2011 (O rd. No. 2 0 11-26 ) AMEN D ED - JU NE 1 3, 201 7 (O rd. No. 2 0 17-2 2 ) AMEN D ED - JU LY 13, 20 21 (O rd. No. 2 0 21-2 8 ) AMENDED - OC TO BER 14, 2008 (Ord . No. 2 008 -59) RURAL LANDS STEWARDSHIP MAP The Rural Lands Stewardship Map highlights all areas classified as sending or receiving lands. Density can be bought, traded, and assigned between these areas to help further the development of new projects. 16.F.8.b Packet Pg. 976 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 10WILLIAMS RESERVE AT LAKE TRAFFORD | LAKE TRAFFORD ROADLAKE TRAFFORD ROAD IMMOKALEE FUTURE LAND USE 16.F.8.b Packet Pg. 977 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 11WILLIAMS RESERVE AT LAKE TRAFFORD | LAKE TRAFFORD ROADLAKE TRAFFORD ROAD WETLANDS MAP 16.F.8.b Packet Pg. 978 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 12WILLIAMS RESERVE AT LAKE TRAFFORD | 9 Custom Soil Resource ReportSoil Map (Williams Farm)2919000291980029206002921400292220029230002923800292460029190002919800292060029214002922200292300029238002924600452800 453600 454400 455200 456000 456800 452800 453600 454400 455200 456000 456800 26° 26' 39'' N 81° 28' 37'' W26° 26' 39'' N81° 25' 44'' W26° 23' 12'' N 81° 28' 37'' W26° 23' 12'' N 81° 25' 44'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 17N WGS84 0 1500 3000 6000 9000Feet 0 450 900 1800 2700Meters Map Scale: 1:31,100 if printed on A portrait (8.5" x 11") sheet. MAP UNIT SYMBOL MAP UNIT NAME ACRES IN AOI PERCENT OF AOI 6 Riviera, limestone substratum- Copeland fine sand association, 0 to 2 percent slopes 31.1 1.4% 7 Immokalee fine sand, 0 to 2 percent slopes 432.6 19.2% 8 Myakka fine sand, 0 to 2 percent slopes 18.5 0.8% 15 Pomello fine sand, 0 to 2 percent slopes 11. 2 0.5% 16 Oldsmar fine sand, 0 to 2 percent slopes 155.4 6.9% 17 Basinger fine sand, 0 to 2 percent slopes 23.0 1.0% 18 Riviera fine sand, limestone substratum, 0 to 2 percent slopes 39.3 1.7% 21 Cypress Lake fine sand, 0 to 2 percent slopes 4.0 0.2% 22 Chobee, Winder, Gator soils, frequently ponded, 0 to 1 percent slopes 32.2 1.4% 25 Cypress Lake-Riviera-Copeland fine sands, frequently ponded, association, 0 to 1 parent slopes 221.4 9.8% 27 Holopaw fine sand, 0 to 2 percent slopes 93.6 4.2% 28 Pineda-Riviera fine sands association, 0 to 2 percent slopes 54.6 2.4% 29 Wabasso fine sand, 0 to 2 percent slopes 622.9 27.7% 31 Hilolo, Jupiter, Jenada fine sands, 0 to 2 percent slopes 2.7 0.1% 37 Tuscawilla fine sand, 0 to 2 percent slopes 143.9 6.4% 43 Winder, Riviera, limestone substratum, and Chobee soils, frequently ponded, 0 to 1 percent slopes 324.1 14.4% 113 Holopaw fine sand-Urban land complex, 0 to 2 percent slopes 2.7 0.1% 117 IMMOKALEE FINE SAND-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 30.6 1.4% 118 IMMOKALEE-OLDSMAR, LIMESTONE SUbSTRATUM-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 0.9 0.0% 122 MyAKKA FINE SAND-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 2.3 0.1% 130 pOMELLO FINE SAND-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 0.2 0.0% 131 RIvIERA FINE SAND, LIMESTONE SUbSTRATUM-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 0.3 0.0% 134 TUSCAWILLA FINE SAND-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 0.6 0.0% TOTALS FOR AREA OF INTEREST 2,248.2 100.0% SOIL REPORT 16.F.8.b Packet Pg. 979 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 13WILLIAMS RESERVE AT LAKE TRAFFORD | GF GF GF GF GF GF GF GF GF GF GF GF GF GF GF GF GF GFGFGF GF !? !? !?!? !? !? !? !? I@29 I@82 I@29 4567846 4567846 4567858 4567850 4567890 456729A 4567830 4567830A 4567858 CR 846 Everglades Blvd Randall Blvd Oil Well RdSR 29Grove Rd Co rkscrew Rd Golden G a t e B l v d CitrusWestSR 8 2 Immokalee R d CampKeaisCounty Line Rd Serenoa C r H o r s e T r i a lGopherRidgeImmokalee ExtNewMarket R an dallE xtLittleLeagueAveMariaBlvdImmokalee Cr Anthem ParkwayCit rus E a s tSerenoaEImmokaleeLoop R d Business 8 46 W est C l o x St Lake Trafford Stockade Pop e J o hn P a ulCarson RdImmokalee RdLittleLeagueR a nd a llEx t SR82 Oil Well Rd I mmokal eeLoopRdLittleLeagueSerenoa C r SR82 Immokalee Rd Ave M a r ia B l vd Oil Well Rd Citrus EastLittleLeagueSerenoa CrGopherRidgeImmokalee C r Oil W ell R d Stockade Oil Well RdLittleLeague Immokalee Rd C R 8 4 6 SR29Oil W e l l R dCarsonRd Immokalee LoopRdCampKeaisStockadeSR 29SR 29 ImmokaleeLoop RdCitrusWestSR 29SR 29CR 8 4 6 Everglades BlvdCitrus WestOil W e l l R d SR29Oil Well Rd County Line Rd SR29S R 29 SR82 Immokalee Rd Immokalee ExtSerenoaCrSR 29SR29Immokalee Ext SR 8 2 Immokalee Cr §¨¦7559.764 36.8 5.45.32 4.73.83.6 3.53.43.33.24.63.12.62.51 2.32.2 2.42.11.9 2.8 1.81.7 1.6 1.5 1.4 1.31.2 1.1 0. 9 0.8 0. 7 0.60. 5 0.4 0.3 0.2 0 .1 0.9 1.4 11.20.50.41.81.1 1.1 0.5 22.3 1.8 21 3.1 2.62.21 2.1 1.23.8 0.8 0.5 11.9 5.4 1.82.421.7 1.81.713.2 1.9 1.6 1.71 11.6 2.31.9 1 0.90.5 012 Miles EASTERN COLLIER COUNTY CONCEPTUAL BUILD-OUT ROADWAY NETWORK GENERAL NOTES © Prepared By: GIS@WilsonMiller.com The Geographic Information System Business Unit of: WilsonMiller, Inc. Planners, Engineers, Ecologists, Surveyors, GIS Consultants,Landscape Architects, Transportation Consultants 3200 Bailey Lane Suite 200Naples, Florida 34105TEL: (239) 649-4040 FAX: (239) 643-5716www.wilsonmiller.comOffices strategically located to serve our clients Ave Maria Immokalee Hendry Collier Lee Collier T 46 S R29ER28E R30E T 47 S T 48 S T 50 S kj New Interchange This exhibit was prepared using GIS data provided by various sources that may includebut are not limited to federal, state, district and local agencies. WilsonMiller, Inc. does notwarrant data provided by other sources for accuracy or for any particular use that mayrequire accurate information. This map is for informational purposes only and should notbe substituted for a true title search, property appraisal, survey, or for zoning verification. Copyright 2008 WilsonMiller, Inc. Unauthorized Reproduction is Prohibited.T:\Projects\00075-ECPO\00075-CollierRLS5YReview\MXD\00075_EasternCollierLongRangeTransportationNoCentroid_20081212_v02_2208.mxd LEGEND Proposed Panther Corridors Corridor Options !?Potential Panther Crossing GF Existing Panther Crossing GF Pending Panther Crossing Rural Land Stewardship Area Boundary Sending Areas Receiving Areas County Boundary Area of Critical State Concern Future Corridors Number of Lanes Future 2 Lanes (New Roadway) Future 2 Lanes (Existing Roadway) Future 4 Lanes (New Roadway) Future 4 Lanes (Existing Roadway) Future 6 Lanes (New Roadway) Future 6 Lanes (Existing Roadway) Runway Extension The illustrated road network which supports 45,000 acres of potential development in the RLSA is for modeling purposes only.Actual road segments and alignments may differ than as shown on the map. FUTURE ROAD INFRASTRUCTURE The map depicts the long-range transportation plan of Collier County, illustrating the future roadway needs of the area. However, the plans do not guarantee that future infrastructure will be extended. Collier County has also identified the potential need for a connection road extending through the property connecting Lake Trafford Road to Immokalee Road. 16.F.8.b Packet Pg. 980 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 14WILLIAMS RESERVE AT LAKE TRAFFORD | FPL TRANSMISSION MAP FPL TRANSMISSION MAP 16.F.8.b Packet Pg. 981 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 15WILLIAMS RESERVE AT LAKE TRAFFORD | RLSA 2050 TOWN LOCATION MAPRLSA 2050 TOWN LOCATION MAP 16.F.8.b Packet Pg. 982 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 16WILLIAMS RESERVE AT LAKE TRAFFORD | SR 29 from North of New Market Road North to SR 82 417540-6 Project Details Work Type ConstructionWork Phase Design Limits from NewMarketRoad/WestcloxRoad to SR 82 Length 3 miles City Immokalee County Collier Road SR 29SR 82 ConstructionCost $30 million Letting 05/16/2022 Contact Information Design Project ManagerChristopher Speese239-225-1973 Communications TeamCommunications Office About This project consists of widening an approximately 3-mile-longsegment of SR 29 from North of New Market Road North to SR 82. SR 29 from North of New Market Road North to SR 82 417540-6 Project Details Work Type ConstructionWork Phase Design Limits from NewMarketRoad/WestcloxRoad to SR 82 Length 3 miles City Immokalee County Collier Road SR 29SR 82 ConstructionCost $30 million Letting 05/16/2022 Contact Information Design Project ManagerChristopher Speese239-225-1973 Communications TeamCommunications Office About This project consists of widening an approximately 3-mile-longsegment of SR 29 from North of New Market Road North to SR 82. This project consists of widening an approximately 3-mile-long segment of SR 29 from North of New Market Road North to SR 82. SR 29 from North of New Market Road North to SR 82 417540-6 SR 29 WIDENING 16.F.8.b Packet Pg. 983 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 17WILLIAMS RESERVE AT LAKE TRAFFORD | CONCEPTUAL SITE LAYOUT 16.F.8.b Packet Pg. 984 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) LOCATION MAP Big Cypress National PreserveBig Cypress National Preserve SITE PINE PINE ISLANDISLAND FORT MYERS FORT MYERS BEACHBEACH SANIBELSANIBEL CAPTIVACAPTIVA PUNTA GORDAPUNTA GORDA NAPLESNAPLES ESTEROESTERO FORT MYERSFORT MYERS LOCATION HIGHLIGHTS • 0.3± miles to Lake Trafford • 1± mile to the Seminole Casino • 4.2± miles to Immokalee Airport • 4.6± miles to Ave Maria • 23± miles to SW Florida Intl. Airport (RSW) BONITA SPRINGSBONITA SPRINGS River HallRiver HallCommunityCommunity Ave MariaAve Maria Babcock RanchBabcock Ranch 18WILLIAMS RESERVE AT LAKE TRAFFORD | 16.F.8.b Packet Pg. 985 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) 19WILLIAMS RESERVE AT LAKE TRAFFORD | 6810 International Center Blvd. • Fort Myers, FL 33912 • 239.489.4066 LIMITATIONS AND DISCLAIMERS The content and condition of the property provided herein is to the best knowledge of the Seller. This disclosure is not a warranty of any kind; any information contained within this proposal is limited to information to which the Seller has knowledge. Information in this presentation is gathered from reliable sources, and is deemed accurate, however any information, drawings, photos, site plans, maps or other exhibits where they are in conflict or confusion with the exhibits attached to an forthcoming purchase and sale agreement, that agreement shall prevail. It is not intended to be a substitute for any inspections or professional advice the Buyer may wish to obtain. An independent, professional inspection is encouraged and may be helpful to verify the condition of the property. The Seller and LSI Companies disclaim any responsibility for any liability, loss or risk that may be claimed or incurred as a consequence of using this information. Buyer to hold any and all person’s involved in the proposal of the property to be held harmless and keep them exonerated from all loss, damage, liability or expense occasioned or claimed. Potential Buyer acknowledges that all property information, terms and conditions of this proposal are to be kept confidential, and concur that either the Potential Buyers, nor their agents, affiliates or attorneys will reveal this information to, or discuss with, any third parties. Buyer will be a qualified Buyer with significant experience in entitlement and development process in Lee County with finesse and wherewithal and be willing to be interviewed by the LSI Companies team. WILLIAMS FARMS 153WILLIAMS FARMS 153 IMMOKALEE, FL LAKE TRAFFORD ROADLAKE TRAFFORD ROAD 16.F.8.b Packet Pg. 986 Attachment: Williams Farms 2247 - Offering Memorandum (26403 : Williams Reserve Property) Letter of Intent – Williams Reserve at Lake Trafford ( 2,247 +/- acres), issued on behalf of the Collier County Board of County Commissioners on 8/22/23 RE: 2,247 +/- acres of property at Williams Reserve at Lake Trafford as described in Offering Memorandum At the direction and on behalf of the Board of County Commissioners of Collier County, I am writing to express the Board’s intent to purchase the above-referenced property. It is our desire to submit the following proposal outlining basis terms and conditions under which we would enter into a purchase and sale agreement for the property. 1. Buyer: Collier County, a Political Subdivision of the State of Florida 2. Seller: The following four entities are collective known as Seller herein: James E. Williams, Jr. Revocable Trust dated 08/13/93 Williams Farms Williams Farms land Assets LLC Williams Farms of Immokalee 3. Parcel Size: 2,247 +/- acres as follows: 4. Purchase Price: $______________ or the average of two appraisals engaged by the Buyer, whichever is lower. Purchase price is legally required to be supported by the average of two appraisals procured by the County. 5. Inspection: Buyer shall have 120 days (“Inspection Period”) which shall begin on the day of Board of County Commissioner approval of the agreement (“Effective Date”). 6. Reports to be supplied by Seller: Seller shall provide any reports in its possession such as appraisal, environmental assessments of the property, environmental permits, soil tests, traffic studies, zoning documents and surveys of the property. 16.F.8.c Packet Pg. 987 Attachment: Letter of Intent Williams Reserve with letterhead (26403 : Williams Reserve Property) Letter of Intent – Williams Reserve at Lake Trafford ( 2,247 +/- acres), issued on behalf of the Collier County Board of County Commissioners on 8/22/23 7. Purchase Contract: Seller and Buyer shall use best efforts to negotiate an agreement for execution by Seller and ready for consideration by the Board of County Commissioners within 60 days after acceptance of this Letter of Intent. 8. Land Use Entitlements Buyer to pursue entitlements post-closing. 9. Commissions: Seller has retained the services of a real estate broker and will be solely responsible for all brokerage fees and commissions. 10. Acceptance by Seller: Upon acceptance of this Letter of Intent, which will be evidenced by Seller’s signatures below, Seller acknowledges willingness to commence negotiations for the purchase and sale of the property. 11: Closing: Final Closing shall take place within 120 days following Effective Date or within 30 days of Buyer’s receipt of all closing documents whichever is later. This non-binding Letter of Intent is subject to the mutual approval and execution of the final purchase and sale agreement by the parties. If the foregoing terms are acceptable to the Seller, please indicate on the appropriate signature line and return the signed copy to me by September 1, 2023. Sincerely, _____________________________ Amy Patterson County Manager SELLER SIGNATURE ON FOLLOWING PAGE 16.F.8.c Packet Pg. 988 Attachment: Letter of Intent Williams Reserve with letterhead (26403 : Williams Reserve Property) Letter of Intent – Williams Reserve at Lake Trafford ( 2,247 +/- acres), issued on behalf of the Collier County Board of County Commissioners on 8/22/23 Seller: ACCEPTED AND AGREED to on _________________________,______, 2023 By:_____________________________________ James E. Williams, III By: _____________________________________ Carrie E. Williams By:_____________________________________ Susan M. Blust By:_____________________________________ John Williams By: __________________________________________________ Carrie E. Williams, as co-trustee of the James E. Williams, Jr. GST-exempt estate tax sheltered trust u/a/d 08/13/93 By:_________________________________________________ Diane R. Williams, as co-trustee of the James E. Williams, Jr. GST-exempt estate tax sheltered trust u/a/d 08/13/93 By: _________________________________________________ James E. Williams, III, as trustee of The Williams Family Asset Trust u/a dated April 25, 1997 Williams Farm Land Assets, LLC a Florida limited liability company By: _______________________________________________ Carrie E. Williams, Manager Williams Farms of Immokalee, Inc. a Florida corporation By: _________________________________________ Carrie E. Williams, Director 16.F.8.c Packet Pg. 989 Attachment: Letter of Intent Williams Reserve with letterhead (26403 : Williams Reserve Property) Letter of Intent – Williams Reserve at Lake Trafford ( 2,247 +/- acres), issued on behalf of the Collier County Board of County Commissioners on 8/22/23 16.F.8.c Packet Pg. 990 Attachment: Letter of Intent Williams Reserve with letterhead (26403 : Williams Reserve Property)