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Agenda 09/26/2023 Item #16A 7 (Approve an agreement for dale and purchase under the Conservation Collier Land Acquistion Program)16.A.7 09/26/2023 EXECUTIVE SUMMARY Recommendation to approve an Agreement for Sale and Purchase with 1) Garey D. Higdon; 2) Matthew Van Cleave; 3) Pedro Juan Perez Castro; 4) Richard D. Brewer; and 5) John Edwin English, as Trustee of the John Edwin English Trust (English Trust), under the Conservation Collier Land Acquisition Program, at a cost not to exceed $977,220. OBJECTIVE: To purchase five properties for the Conservation Collier Program ("Program") CONSIDERATIONS: On January 25, 2022, Agenda Item #11A, the Board of County Commissioners (Board) approved a Conservation Collier Land Acquisition Advisory Committee (CCLAAC) recommended Cycle 10 Active Acquisition List (AAL) and directed staff to actively pursue acquisitions for the Program. The Higdon Trust parcel within the Winchester Head Preserve Multi -Parcel Project was approved as an A -list property on the Cycle 10 AAL. Winchester Head Preserve multi parcel project: The Winchester Head Multi -Parcel project, located north of Oil Well Road and east of Everglades Boulevard, was established in 2005. 99.0 acres (63%) of the 157.5-acre project have been acquired within the project boundary. Acquisition within Winchester Head provides floodplain storage for surrounding home sites during high rainy season. These types of depressional storage areas were included in the water management models for the Golden Gate canal system done by the Big Cypress Basin, South Florida Water Management District, and are a component of flood control for the area. Winchester Head has also been targeted for future watershed improvement projects in the County's Watershed Management Plan. Additional program criteria that would be satisfied by this acquisition include protection of surface and groundwater resources, protection of wetland -dependent species habitat, and good potential for restoration. The project consists primarily of freshwater marsh and cypress, a habitat for many endangered wading birds, including the wood stork. Telemetry points show use by Florida panthers, and panthers are observed on wildlife cameras on the existing preserve. Staff contracted with one independent, state -certified, general real estate appraisal firm to appraise all parcels within the Project. The appraisal dated August 2022 provided an average appraised value for wetland parcels within the Project at $25,000 an acre. The cost to obtain the appraisal was $2,800. Garey D. Higdon - Parcel 39956120005 - east of Everglades Blvd N. and north of 37th Ave. NE 0 1.59 acres (69,260 square feet) of vacant, unimproved freshwater wetland with occasional cypress and 100% hydric, depressional soils. o Offer was accepted on October 4, 2022. The revised offer was made on March 8, 2023, and accepted on March 28, 2023. o The purchase price of $35,820 is 90% of appraised value. The seller accepted the offer before the Board adopted the revised Conservation Collier Purchasing Policy, Resolution No. 2023-10, which allows the offer amount to be determined by staff but shall be no more than the appraised value. Staff renegotiated as indicated for the property. On December 13, 2022, Agenda Item #11A, the Board approved a CCLAAC-recommended Cycle 11A AAL and directed staff to actively pursue acquisitions for the Program. The Van Cleave parcel is adjacent to Rivers Road Preserve, and the Perez Castro parcel is within the Dr. Robert H. Gore III Preserve Multi -Parcel Project was approved as A -list properties on the Cycle I IA AAL. Matthew Van Cleave - Parcel 00218840007 - 2065 Rivers Rd., Naples, FL 34120 - Located south of Immokalee Rd, S30 T48 R27. Packet Pg. 443 16.A.7 09/26/2023 oParcel is adjacent to Rivers Road Preserve, which contains native listed bird species, Florida panther and Florida black bear. The preserve and this parcel create a forested ecological link north to Corkscrew Swamp Sanctuary and east and south to private preserve lands. o Public recreation opportunities include hiking, wildlife photography, bird watching, horseback riding, and environmental education for school -age children. o Staff contracted with one independent, state -certified, general real estate appraisal firm to appraise the Van Cleave parcel. The total cost to obtain this appraisal was $1,300. 0 0.50 acres (21,780 square feet) of vacant, unimproved land that is wooded and consists primarily of Brazilian pepper. o An offer of $49,900 was made on May 30, 2023, and rejected by the seller; however, the offer of $52,500, full appraised value, was accepted by the seller on June 6, 2023. o The purchase price of $52,500 is 100% of the appraised value. Dr. Robert H. Gore III Preserve: Potential public uses at Gore Preserve include hiking, nature photography, bird watching, and environmental education to be provided by partner Cypress Cove Conservancy. The Cypress Cove Conservancy acquired and currently maintains Dr. Gore's old home as a Nature Center and offers environmental education. Hydrologic indicators such as karst topography, cypress knees, and watermarks on buttressed cypress trees provide evidence of seasonal flooding. The mature cypress trees in the preserve project indicate that the area has historically contained wetlands. The property is within a historic wetland area connecting east with the Florida Panther National Wildlife Refuge (FPNWR) via the old Ford Test Track. The Gore Preserve and surrounding lands enhance the FPNWR by acting as a buffer and providing a reasonably large -sized wild land addition north of I-75. Wildlife underpasses at the adjacent Faka Union and nearby Miller canals create an ecological link south under I-75 to the Picayune Strand State Forest. A little over 2 miles to the west are the North Belle Meade Preserve and the North Belle Meade sending lands. The Gore project is within the Florida Fish and Wildlife Conservation Commission (FWC) Primary Panther habitat zone. The project area contains protected species of plants, including giant sword fern, several listed bromeliads in the Tillandsia genus, and five native orchid species. The project area contains Florida panthers, Florida black bears, and numerous other wildlife. The observed habitat and location would also support the presence of Everglades mink, tricolored heron, and little blue heron, all state -protected species. Staff contracted with one independent, state -certified, general real estate appraisal firm to appraise four parcels within the Dr. Robert H. Gore III Preserve Project. The appraisals were dated April 2023, and the total cost to obtain an individual appraisal for each of the four parcels was $2,700. Pedro Juan Perez Castro - Parcel 41560600006 - Located off Desoto Blvd. S 0 1.17 acres (50,965 square feet) of vacant, fully wooded, unimproved property and 100% forested/shrub wetlands. o Offer was accepted on June 7, 2023. o The purchase price of $27,600 is 95% of appraised value. o The proposed acquisition of this parcel near Desoto Blvd. and I-75 may interfere with or obstruct the alignment of a potential I-75 Interchange. Because it is not clear at this time whether an I-75 Interchange will occur at this location, Staff recommends that the Board also approves as a condition of the purchase of this property the right of the County to later purchase a portion of the property for future right-of-way for an 1-75 Interchange, if and when needed, at the per -acre original acquisition cost, to be paid directly to Conservation Collier. On February 28, 2023, Agenda Item #I IC, the Board approved a CCLAAC-recommended Cycle I I AAL and directed staff to actively pursue acquisitions for the Program. The Brewer and English Trust properties were approved as A -list properties on the Cycle I I AAL. Additionally, the Corkscrew Regional Ecosystem Watershed (CREW) Land & Water Trust committed to contributing $7,500 towards the acquisition of the Brewer property and Packet Pg. 444 16.A.7 09/26/2023 $5,000 towards the acquisition of the English Trust property. Richard D. Brewer - Parcels 38601320106, 38601280000, 38601360001, 00209681000 - Located near the southwest corner of Wilson Boulevard North and 47" Avenue NW o The property contains habitat utilized by listed wetland -dependent species and Florida panther, and it provides a direct connection to South Florida Water Management District conservation lands. o The property is a highly sensitive pre -migratory roost site for the swallow-tailed kite. o Staff contracted with one independent, state -certified, general real estate appraisal firm to appraise the Brewer parcels. The cost to obtain this appraisal was $1,900. 0 14.78 acres (643,817 square feet) of vacant unimproved property that is fully wooded and 100% forested/shrub wetlands. o Offer was accepted on June 12, 2023. o The purchase price of $405,900 is 90% of appraised value. English Trust - Parcel 00053560005 - Adjacent to Pepper Ranch Preserve and Lake Trafford at the 7700 block of Trafford Oaks Road o The property contains wooded wetlands that support listed wading bird species, including the American alligator, Florida panther, and Florida black bear. o The property buffers and provides water quality enhancement to Lake Trafford. o Staff contracted with two independent, state -certified, general real estate appraisal firms to appraise the English Trust parcel. The cost to obtain these appraisals was $4,600. 0 59.01 acres of vacant unimproved property that is fully wooded, contains 100% hydric soils and consists of Mixed -Scrub -Shrub Wetlands, Cabbage Palm Hammock, and Mixed Wetland Hardwoods. o Offer was accepted on July 7, 2023. o The purchase price of $463,500 is 90% of appraised value. These acquisitions are consistent with Conservation Collier Purchasing Policy, Resolution No. 2023-10, which allows the offer amount to be determined by staff but shall be no more than the appraised value. On September 6, 2023, the CCLAAC voted unanimously to recommend approval of these five purchase agreements. Pursuant to Ordinance 2007-65, Section 13(8), a Project Design Report ("PDR") for each property is provided herewith. FISCAL IMPACT: The funds for these five land acquisitions will be withdrawn from the Conservation Collier Trust Fund (1061). Donation funds in the amount of $12,500 will be deposited into the Conservation Collier Trust Fund (1061). The properties identified herein are comprised of a not -to -exceed acquisition cost of $997,220 as follows: Seller Name Acres Appraised Value Purchase Price Closing Costs (title commitment, title policy, closing fee, recording fees) Total Purchase Price Initial 5 Yr. Maint Costs Long-term Annual Maint Costs Higdon 1.59 $39,800 $35,820 $1,450 $37,270 $1,870 $239 Van Cleave 0.50 $52,500 $52,500 $1,550 $54,050 $8,700 $100 Perez Castro 1.17 $29,000 $27,600 $1,400 $29,000 $2,482 $234 Brewer 14.78 $451,000 $405,900 $3,600 $409,500 $16,200 $3,000 English 59.01 $515,000 $463,500 $3,900 $467,400 $44,600 $5,900 TOTAL 77.05 $1,087,300 $985,320 $11,900 $997,220 $73,852 $9,473 Packet Pg. 445 16.A.7 09/26/2023 As of September 26, 2023, estimated property acquisition costs for Conservation Collier properties, including these properties and those under contract, total $114,797,622. Estimated maintenance costs in perpetuity for this and all Cycle 11A and 11B A -list properties have been considered by the CCLAAC and incorporated into the Conservation Collier Long Term Financial Management Plan. The funds for managing these five parcels will be expended from the Conservation Collier Maintenance Fund (1062). The initial costs of maintenance are provided in the PDRs attached. The total maintenance costs for the first five years (initial maintenance costs) for these parcels are estimated at $73,852. After initial restoration, the estimated maintenance costs for these parcels will be approximately $9,473 annually. GROWTH MANAGEMENT IMPACT: Fee simple acquisition of conservation lands is consistent with and supports Policy 1.3.1(e) in the Conservation and Coastal Management Element of the Collier County Growth Management Plan. LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires a majority vote for approval. - RTT RECOMMENDATION: To approve the attached Agreements and accept the Warranty Deeds once approved by the County Attorney's Office; authorize the Chairman to execute the Agreements and any other County Attorney's Office approved documents related to these transactions; and authorize the County Manager or designee to prepare related vouchers and warrants for payments and to take all reasonable steps necessary to ensure performance under the Agreements. Prepared by: Vivian Rodriguez, Property Acquisition Specialist, Real Property Management ATTACHMENT(S) 1. Agreement - Higdon (PDF) 2. [Linked] Appraisal - Winchester market study 2022 - Higdon (PDF) 3. Project Design Report - Higdon (PDF) 4. Agreement - Van Cleave (PDF) 5. [Linked] Appraisal - Van Cleave (PDF) 6. Project Design Report - Van Cleave (PDF) 7. Agreement - Perez Castro (PDF) 8. [Linked] Appraisal - Perez Castro (PDF) 9. Project Design Report - Perez Castro (PDF) 10. Agreement -Brewer (PDF) 11. [Linked] Appraisal - Brewer (PDF) 12. Project Design Report - Brewer (PDF) 13. CREW Trust CCLAAC ranking_Brewer 11-3-22 (PDF) 14. Agreement - English Trust (PDF) 15. CREW Trust CCLAAC ranking_English Trust _11-3-22 (PDF) 16. [Linked] Appraisal - Carroll and Carroll - English Trust (PDF) 17. [Linked] Appraisal - RKL - English Trust (PDF) 18. Project Design Report _ English Trust (PDF) 19. Winchester Head Preserve Environmental Summary (PDF) 20. Van Cleave Environmental Summary & Report (PDF) 21. Dr Robert H Gore III Preserve Environmental Summary & Report (PDF) 22. Brewer Environmental Summary & Report (PDF) 23. English Trust Environmental Summary & Report (PDF) Packet Pg. 446 16.A.7 09/26/2023 COLLIER COUNTY Board of County Commissioners Item Number: 16.A.7 Doc ID: 26263 Item Summary: Recommendation to approve an Agreement for Sale and Purchase with 1) Garey D. Higdon; 2) Matthew Van Cleave; 3) Pedro Juan Perez Castro; 4) Richard D. Brewer; and 5) John Edwin English, as Trustee of the John Edwin English Trust (English Trust), under the Conservation Collier Land Acquisition Program, at a cost not to exceed $977,220. Meeting Date: 09/26/2023 Prepared by: Title: — Facilities Management Name: Vivian Rodriguez 08/03/2023 3:29 PM Submitted by: Title: Department Head - GMD — Growth Management Community Development Department Name: James C French 08/03/2023 3:29 PM Approved By: Review: Facilities Management John McCormick Director - Facilities Public Services Department Melissa Hennig Additional Reviewer Facilities Management Jennifer Belpedio Manager - Real Property Development Review Summer BrownAraque Additional Reviewer Growth Management Community Development Department Jaime Cook Planning Commission Diane Lynch Additional Reviewer Operations & Regulatory Management Michael Stark Additional Reviewer Transportation Management Operations Support Evelyn Trimino Growth Management Community Development Department Mike Bosi Additional Reviewer County Attorney's Office Ronald Tomasko Level 2 Attorney of Record Review Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Office of Management and Budget Laura Zautcke Additional Reviewer County Manager's Office Amy Patterson Level 4 County Manager Review Board of County Commissioners Geoffrey Willig Meeting Pending Completed 08/03/2023 3:31 PM Completed 08/03/2023 3:44 PM Completed 08/07/2023 9:05 AM Completed 08/07/2023 4:54 PM Additional Reviewer Completed 08/30/2023 1:59 PM Completed 08/30/2023 2:59 PM Completed 08/30/2023 5:24 PM Additional Reviewer Completed 08/31 /2023 11:01 AM Completed 09/07/2023 11:15 AM Completed 09/07/2023 11:21 AM Completed 09/07/2023 2:45 PM Completed 09/13/2023 10:21 AM Completed 09/14/2023 2:51 PM Completed 09/20/2023 11:19 AM 09/26/2023 9:00 AM Packet Pg. 447 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39956120005 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between, GAREY D. HIGDON, TRUSTEE UNDER AN IRREVOCABLE GRANTOR TRUST AGREEMENT DATED AUGUST 3, 1988, whose address is P.O. Box 221769, Louisville, KY 40252. (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112, (hereinafter referred to as "Purchaser"). W I T N E S S E T H WHEREAS, Seller is the owner of that certain parcel of real property (hereinafter referred to as "Property"), located in Collier County, State of Florida, and being more particularly described in Exhibit "A", attached hereto and made a part hereof by reference. WHEREAS, Purchaser is desirous of purchasing the Property, subject to the conditions and other agreements hereinafter set forth, and Seller is agreeable to such sale and to such conditions and agreements. NOW, THEREFORE, and for and in consideration of the premises and the respective undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the receipt and sufficiency of which is hereby acknowledged, it is agreed as follows; I. AGREEMENT 1.01 In consideration of the purchase price and upon the terms and conditions hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase from Seller the Property, described in Exhibit "A". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be Thirty Five Thousand Eight Hundred Twenty Dollars and 001100 dollars ($35,820A0), (U.S. Currency) payable at time of closing. Ill. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before one hundred and eighty days (180) days following execution of this Agreement by the Purchaser, or within thirty (30) days of Purchaser's receipt of all closing documents whichever is later, The Closing shall be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: 1 � Packet Pg. 448 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39956120005 3.011 Seller shall convey a marketable title free of any liens, encumbrances, exceptions, or qualifications. Marketable title shall be determined according to applicable title standards adopted by the Florida Bar and in accordance with law. At the Closing, the Seller shall cause to be delivered to the Purchaser the items specified herein and the following documents and instruments duly executed and acknowledged, in recordable form: 3.0111 Warranty Deed in favor of Purchaser conveying title to the Property, free and clear of all liens and encumbrances other than: (a) The lien for current taxes and assessments. (b) Such other easements, restrictions or conditions of record. 3.0112 Combined Purchaser -Seller closing statement. 3.0113 A "Gap," Tax Proration, Owner's and Non -Foreign Affidavit," as required by Section 1445 of the Internal Revenue Code and as required by the title insurance underwriter in order to insure the "gap" and issue the policy contemplated by the title insurance commitment. 3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 A negotiable instrument (County Warrant) in an amount equal to the Purchase Price. No funds shall be disbursed to Seller until the Title Company verifies that the state of the title to the Property has not changed adversely since the date of the last endorsement to the commitment, referenced in Section 4.011 thereto, and the Title Company is irrevocably committed to pay the Purchase Price to Seller and to issue the Owner's title policy to Purchaser in accordance with the commitment immediately after the recording of the deed, 3,0122 Funds payable to the Seller representing the cash payment due at Closing in accordance with Article III hereof, shall be subject to adjustment for prorations as hereinafter set forth. 3.02 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued pursuant to the Commitment provided for in Section 4.011 below, shall be paid by Purchaser. The cost of the title commitment shall also be paid by Purchaser. z Packet Pg. 449 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER; 39956120005 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. IV. REQUIREMENTS AND CONDITIONS 4.01 Upon execution of this Agreement by both parties or at such other time as specified within this Article, Purchaser and/or Seller, as the case may be, shall perform the following within the times stated, which shall be conditions precedent to the Closing; 4.011 Within fifteen (15) days after the date hereof, Purchaser shall obtain as evidence of title an ALTA Commitment for an Owner's Title Insurance Policy (ALTA Form B-1970) covering the Property, together with hard copies of all exceptions shown thereon, Purchaser shall have thirty (30) days, following receipt of the title insurance commitment, to notify Seller in writing of any objection to title other than liens evidencing monetary obligations, if any, which obligations shall be paid at closing. If the title commitment contains exceptions that make the title unmarketable, Purchaser shall deliver to the Seller written notice of its intention to waive the applicable contingencies or to terminate this Agreement. 4 012 If Purchaser shall fail to advise the Seller in writing of any such objections in Seller's title in the manner herein required by this Agreement, the title shall be deemed acceptable. Upon notification of Purchaser's objection to title, Seller shall have thirty (30) days to remedy any defects in order to convey good and marketable title, except for liens or monetary obligations which will be satisfied at Closing. Seller, at its sole expense, shall use its best efforts to make such title good and marketable. in the event Seller is unable to cure said objections within said time period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said thirty (30) day period, may accept title as it then is, waiving any objection; or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the exceptions to title as shown in the title commitment. 4.013 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within 10 (ten) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a current survey of the Property prepared by a surveyor licensed by the State of Florida. No adjustments to the Purchase Price shall be made based upon any change to the total acreage referenced in Exhibit "A," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an 3 Packet Pg. 450 16.A.7.a coNSERVA-nON COLLIER TAX IDENTIFICATION NUMBER:39956120005 improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the Property with the encroachment, or projection, or lack of legal access. V, INSPECTION PERIOD 5.01 Purchaser shall have one hundred and twenty (120) days from the date of this Agreement, ("Inspection Period"), to determine through appropriate investigation that: 1. Soil tests and engineering studies indicate that the Property can be developed without any abnormal demucking, soil stabilization or foundations. 2. There are no abnormal drainage or environmental requirements to the development of the Property. 3. The Property is in compliance with all applicable State and Federal environmental laws and the Property is free from any pollution or contamination. 4. The Property can be utilized for its intended use and purpose in the Conservation Collier program. 5,02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to the expiration of the Inspection Period, written notice of its intention to waive the applicable contingencies or to terminate this Agreement. If Purchaser fails to notify the Seller in writing of its specific objections as provided herein within the Inspection Period, it shall be deemed that the Purchaser is satisfied with the results of its investigations and the contingencies of this Article V shall be deemed waived. In the event Purchaser elects to terminate this Agreement because of the right of inspection, Purchaser shall deliver to Seller copies of all engineering reports and environmental and soil testing results commissioned by Purchaser with respect to the Property. 5.03 Purchaser and its agents, employees and servants shall, at their own risk and expense, have the right to go upon the Property for the purpose of surveying and conducting site analyses, soil borings and all other necessary investigation. 4 Packet Pg. 451 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER; 39956120005 Purchaser shall, in performing such tests, use due care. Seller shall be notified by Purchaser no less than twenty-four (24) hours prior to said inspection of the Property. VI. INSPECTION 6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have the right to inspect the Property at any time prior to the Closing. VII. POSSESSION 7.01 Purchaser shall be entitled to full possession of the Property at Closing, Vlll. PRORATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of current year taxes, and shall be paid by Seller. IX. TERMINATION AND REMEDIES 9.01 If Seller shall have failed to perform any of the covenants and/or agreements contained herein which are to be performed by Seller, within ten (10) days of written notification of such failure, Purchaser may, at its option, terminate this Agreement by giving written notice of termination to Seller. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to a contract vendee, including the right to seek specific performance of this Agreement. 9.02 The parties acknowledge that the remedies described herein and in the other provisions of this Agreement provide mutually satisfactory and sufficient remedies to each of the parties and take into account the peculiar risks and expenses of each of the parties. X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES 10.01 Seller and Purchaser represent and warrant the following: 10.011 Seller and Purchaser have full right and authority to enter into and to 0 execute this Agreement and to undertake all actions and to perform all tasks required of each hereunder. Seller is not presently the subject of a pending, _ threatened or contemplated bankruptcy proceeding. E 10.012 Seller has full right, power, and authority to own and operate the Property, and to execute, deliver, and perform its obligations under this a Agreement and the instruments executed in connection herewith, and to consummate the transaction contemplated hereby. All necessary E authorizations and approvals have been obtained authorizing Seller and U a 5 �0 Packet Pg. 452 16.A.7. a CONSERVAT20N COLLIER TAX IDENTIFICATION NUMBER: 39956120005 Purchaser to execute and consummate the transaction contemplated hereby. At Closing, certified copies of such approvals shall be delivered to Purchaser and/or Seller, if necessary. 10.013 The warranties set forth in this paragraph shall be true on the date of this Agreement and as of the date of Closing. Purchaser's acceptance of a deed to the said Property shall not be deemed to be full performance and discharge of every agreement and obligation on the part of the Seller to be performed pursuant to the provisions of this Agreement. 10.014 Seller represents to the best of his knowledge that there are no actions, suits, claims, proceedings, litigation or investigations pending or threatened against Seller, at law, equity or in arbitration before or by any federal, state, municipal or other governmental instrumentality that relate to this agreement or any other property that could, if continued, adversely affect Seller's ability to sell the Property to Purchaser according to the terms of this Agreement. 10.010 No party or person other than Purchaser has any right or option to acquire the Property or any portion thereof. 10.016 Until the date fixed for Closing, so long as this Agreement remains in force and effect, Seller shall not encumber or convey any portion of the Property or any rights therein, nor enter into any agreements granting any person or entity any rights with respect to the Property or any part thereof, without first obtaining the written consent of Purchaser to such conveyance, encumbrance, or agreement which consent may be withheld by Purchaser for any reason whatsoever. 10.017 Seller represents to the best of his knowledge that there are no 0 incinerators, septic tanks or cesspools on the Property; all waste, if any, is discharged into a public sanitary sewer system; Seller represents that they have (it has) no knowledge that any pollutants are or have been discharged from the Property, directly or indirectly into any body of water. Seller C represents the Property has not been used for the production, handling, storage, transportation, manufacture or disposal of hazardous or toxic o substances or wastes, as such terms are defined in applicable laws and N 1 regulations, or any other activity that would have toxic results, and no such hazardous or toxic substances are currently used in connection with the 0 operation of the Property, and there is no proceeding or inquiry by any T authority with respect thereto. Seller represents that they have (it has) no = knowledge that there is ground water contamination on the Property or potential of ground water contamination from neighboring properties. Seller E represents to the best of his knowledge that there are no storage tanks for L gasoline or any other substances are or were located on the Property at any a time during or prior to Seller's ownership thereof. Seller represents none of the Property has been used as a sanitary landfill. s r a w Packet Pg. 453 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39956120005 10.018 Seller represents to the best of his knowledge that the Property and Seller's operations concerning the Property are not in violation of any applicable Federal, State or local statute, law or regulation, or of any notice from any governmental body has been served upon Seller claiming any violation of any law, ordinance, code or regulation or requiring or calling attention to the need for any work, repairs, construction, alterations or installation on or in connection with the Property in order to comply with any laws, ordinances, codes or regulation with which Seller has not complied. 10.019 Seller represents to the best of his knowledge that there are no unrecorded restrictions, easements or rights of way (other than existing zoning regulations) that restrict or affect the use of the Property, and there are no maintenance, construction, advertising, management, leasing, employment, service or other contracts affecting the Property. 10.020 Seller has no knowledge that there are any suits, actions or arbitration, bond issuances or proposals therefor, proposals for public improvement assessments, pay -back agreements, paving agreements, road expansion or improvement agreements, utility moratoriums, use moratoriums, improvement moratoriums, administrative or other proceedings or governmental investigations or requirements, formal or informal, existing or pending or threatened which affects the Property or which adversely affects Seller's ability to perform hereunder, nor is there any other charge or expense upon or related to the Property which has not been disclosed to Purchaser in writing prior to the effective date of this Agreement. 10.021 Seller acknowledges and agrees that Purchaser is entering into this Agreement based upon Seller's representations stated above and on the understanding that Seller will not cause the zoning or physical condition of the Property to change from its existing state on the effective date of this Agreement up to and including the Date of Closing. Therefore, Seller agrees not to enter into any contracts or agreements pertaining to or affecting the Property and not to do any act or omit to perform any act which would change the zoning or physical condition of the Property or the governmental ordinances or laws governing same. Seller also agrees to notify Purchaser promptly of any change in the facts contained in the foregoing representations and of any notice or proposed change in the zoning, or any other action or notice, that may be proposed or promulgated by any third parties or any governmental authorities having jurisdiction of the development of the property which may restrict or change any other condition of the Property. 10.022 At the Closing, Seller shall deliver to Purchaser a statement (hereinafter called the "Closing Representative Statement") reasserting the foregoing representations as of the Date of Closing, which provisions shall survive the Closing. 7 Packet Pg. 454 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39956120005 10.023 Any loss and/or damage to the Property between the date of this Agreement and the date of Closing shall be Seller's sole risk and expense. XI. NOTICES 11.01 Any notice, request, demand, instruction or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd. Naples, Florida 34116 With a copy to: Sonja Stephenson Property Management Specialist Collier County Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Telephone number: 239-252- 7083 Fax number: 239-252-8876 If to Seller: Garey D. Higdon, Trustee P.O. Box 221769 Louisville, KY 40252-1769 Telephone number: 502-558-7845 fax Number: N/A 11.02 The addressees and numbers for the purpose of this Article may be changed by either party by giving written notice of such change to the other party in the manner provided herein. For the purpose of changing such addresses or addressees only, unless and until such written notice is received, the last addressee and respective address stated herein shall be deemed to continue in effect for all purposes. XII. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. Seller agrees to Packet Pg. 455 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER. M56120005 pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. X1111. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 13.02 This Agreement and the terms and provisions hereof shall be effective as of the date this Agreement is executed by both parties and shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, personal representatives, successors, successor trustee, and assignees whenever the context so requires or admits. 13.03 Any amendment to this Agreement shall not bind any of the parties hereof unless such amendment is in writing and executed and dated by Purchaser and Seiler, Any amendment to this Agreement shall be binding upon Purchaser and Seller as soon as it has been executed by both parties. 13.04 Captions and section headings contained in this Agreement are for convenience and reference only; in no way do they define, describe, extend or limit the scope or intent of this Agreement or any provisions hereof. 13.05 All terms and words used in this Agreement, regardless of the number and gender in which used, shall be deemed to include any other gender or number as the context or the use thereof may require. 13.06 No waiver of any provision of this Agreement shall be effective unless it is in writing signed by the party against whom it is asserted, and any waiver of any provision of this Agreement shall be applicable only to the specific instance to which it is related and shall not be deemed to be a continuing or future waiver as to such provision or a waiver as to any other provision. 13.07 If any date specified in this Agreement falls on a Saturday, Sunday or legal holiday, then the date to which such reference is made shall be extended to the next succeeding business day. 13.08 Seller is aware of and understands that the "offer" to purchase represented `o by this Agreement is subject to acceptance and approval by the Board of County a Commissioners of Collier County, Florida_ _ c 13.09 If the Seller holds the Property in the form of a partnership, limited E partnership, corporation, trust or any form of representative capacity whatsoever L for others, Seller shall make a written public disclosure, according to Chapter 286, a Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (if the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida a 9 Packet Pg. 456 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39956120006 Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. XIV. ENTIRE AGREEMENT 14.01 This Agreement and the exhibits attached hereto contain the entire agreement between the parties, and no promise, representation, warranty or covenant not included in this Agreement or any such referenced agreements has been or is being relied upon by either party. No modification or amendment of this Agreement shall be of any force or effect unless made in writing and executed and dated by both Purchaser and Seller. Time is of the essence of this Agreement. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: ATTEST: CRYSTAL K. KINZEL, Clerk of the Circuit Court and Comptroller , Deputy Clerk BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA Rick LoCastro, Chairman 10 Packet Pg. 457 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 3995612GO05 AS TO SELLER: DATED: WITNESSES: `- �- BY: (signature) F-A-t e- (Printed Name) (Sig-nature w . (Printed Name) Approved s to f rm and Jegality. ;1 L��k Ronald T. Tomasko, Assistant County Attorney 11 GAREY D. HIGDON, IRREVOCABLE GR, AGREEMENT DATE AN T 5, 1988 0--, on Packet Pg. 458 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39956120005 EXHIBIT "A" PROPERTY IDENTIFICATION NUMBER: 39956120005 LEGAL DESCRIPTION: GOLDEN GATE EST UNIT 65 W 105FT OF TR 51 OR 1415 PG 2183-84 1.59 ages 12 Packet Pg. 459 16.A.7.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER 39956120005 RIDER TO AGREEMENT FOR SALE AND PURCHASE If signed by the parties, the clauses below will be incorporated into the Agreement for Sale and Purchase between GAREY D. HIGDON, TRUSTEE and COLLIER COUNTY (the "Agreement"), as if set out in full therein. The parties here to agree the Agreement is revised to provide: 1. All provisions in the Agreement that provide the Seller making any representation or any warranty, the representation and/or warranty is to the best of the Seller's actual knowledge; but such representation or warranty shall not suggest or imply that the Seller has made any investigation or any records search. 2. Except as modified or amended in this Addendum, the Agreement is ratified and confirmed in all respects. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: ATTEST: CRYSTAL K. KINZEL, Clerk of the Circuit Court and Comptroller , Deputy Clerk BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA :'A Rick LoCastro, Chairman Packet Pg. 460 16.A.7.a AS TO SELLER: DATED: 2 �- WITNESSES: (Signature) Fvu L "'J Cr . (P*W ) (4� -� (Signature) � I (Printed ame) A i form A td legality ti- -! �4" y Assistant County Atiurney KDKa1 ] ,] G ,,YSkc BY: _ G EY D. HIGD STEE UNDER AN IRREVOCA NTOR TRUST AGREE DATED AUGUST 5,1988 W / I_ �^1 u 1� - Packet Pg. 461 16.A.7.c Conservation Collier Land Acquisition Program Project Design Report Higdon Trust Property Date: September 2023 Property Owner(s): Garey D. Higdon Trust Folio: 39956120005 Location: GOLDEN GATE EST UNIT 65 W 105FT OF TR 51 Size: 1.59 acres Purchase Price: $35,820 History of Proiect: Selected for the AAL most Original Original Date of Updated "A" category, #1 recently Purchase Offer Updated Offer priority, on the approved by Offer Made Accepted Offer Accepted Active Acquisition BCC to Owners List (AAL) by CCLAAC 12/15/04 1/25/22 9/20/22 10/04/22 3/8/23 3/28/23 Purpose of Proiect: Environmental Conservation — Conservation Collier Program Program Oualifications: The Higdon Trust parcel is within the Winchester Head multi -parcel project. Winchester Head is an undeveloped depressional cypress head and marsh wetland located in NGGE in Units 62 and 65. Using aerial photographs, elevation data, soil maps and public input, a total of 115 parcels (158.67 acres) were identified as being important for acquisition. Selected parcels include wetlands and small areas of upland buffers on parcels which are more than half wetland. The entire project site is within North Golden Gate Estates, identified within the Conservation Collier Ordinance (Ord. No. 2002-63, as amended) as a Target Protection Area. One important reason for the selection of Winchester Head as a conservation target is that this area functions to provide floodplain storage for surrounding home sites during high rainy season. These types of depressional storage areas were included in the water management models for the Golden Gate canal system done by the Big Cypress Basin, South Florida Water Management District and are a component of flood control for the area. Winchester Head has also been targeted for future watershed improvement projects (North Golden Gate Flowway Restoration Project) in the County's Watershed Management Plan. At this time, Conservation Collier owns 99.0 acres out of a total of 158.67 acres, or 62% of the project area. Packet Pg. 462 16.A.7.c Additional program criteria that would be satisfied by this acquisition include protection of surface and ground water resources, protection of wetland dependent species habitat, and good potential for restoration. This parcel is primarily cypress forest with a sparse canopy of large trees, an understory of swamp fern, royal fern, and saw grass, with a low midstory of coastal plain willow, dahoon holly, and button bush. There is a low infestation of Brazilian pepper and old-world climbing fern. A paved public road (37th Ave NE) provides access to the parcel and allows the property to be readily viewed. Zoning, Growth Management and Land Use Overlays: The Winchester Head project parcels are entirely within the Northern Golden Gate Estates. The zoning classification for all the parcels is Estates (E), a rural residential classification. There are no additional land use overlays applicable. Projected Management Activities: Active management of the entire project area is not feasible until a significant contiguous area can be acquired. While Winchester Head as a whole is relatively free of exotic plants, ongoing control is done annually or as needed. Exotic maintenance should be minimal and will be included in the management budget for the overall Winchester Head project. Most of the project area for Winchester Head is wetlands, and trails are not feasible. A raised boardwalk would be the best public access opportunity; however, this will not be considered until sometime well into the future of the project when more parcels are acquired. Nature photography and bird watching from roadways are two activities that can occur at present. Currently, the three roads (371h, 39th, and 41s' Streets NE) provide paved access to the project area but the only parking is the road right-of-way. At present, a visitor parking area is not available but could be constructed in the future. An educational kiosk can be placed along one of the roads through the project containing information on wetlands and on the preservation of the area. Signs can be placed at boundaries along the roadways. Estimated Management Costs: Management Element 2024 2025 2026 2027 2028 Exotics $477 $318 $318 $318 $239 Signage $200 Total $677 $318 $318 $318 $239 SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL. 2 Packet Pg. 463 16.A.7.c Miles Q HIGDON TR, GAREY D Property Owner Accepted Offer Winchester Head Preserve Project A -List Parcel 0 Winchester Head Preserve 0 CON ATION LLIER CAP'T C. OUHLy - %.� 4N Packet Pg. 464 16.A.7.c Miles HIGDON TR, GAREY D Property Owner Accepted Offer Winchester Head Preserve CONS-E-R ATION C LLIER Co er County -�IN . t\ Packet Pg. 465 16.A.7.d CONSERVATION COLLIER TAX ID NUMBER: 00218840007 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between Matthew Van Cleave, whose address is 9622 Springlake Circle, Estero, FL 33928-6282 (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112 (hereinafter referred to as "Purchaser"). W I T N E S S E T H WHEREAS, Seller is the owner of that certain parcel of real property (hereinafter referred to as "Property"), located in Collier County, State of Florida, and being more particularly described in Exhibit "A", attached hereto and made a part hereof by reference. WHEREAS, Purchaser is desirous of purchasing the Property, subject to the conditions and other agreements hereinafter set forth, and Seller is agreeable to such sale and to such conditions and agreements. NOW, THEREFORE, and for and in consideration of the premises and the respective undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the receipt and sufficiency of which is hereby acknowledged, it is agreed as follows: AGREEMENT 1.01 In consideration of the purchase price and upon the terms and conditions hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase from Seller the Property, described in Exhibit "A". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be Fifty -Two Thousand Five and Five Hundred 001100 Dollars ($52,500.00), (U.S. Currency) payable at time of closing. III. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before one hundred and eighty (180) days following execution of this Agreement by the Purchaser, or within thirty (30) days of Purchaser's receipt of all closing documents, whichever is later. The Closing shall Packet Pg. 466 CONSERVATION COLLIER TAX ID NUMBER: 00218840007 16.A.7.d be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: 3.011 Seller shall convey a marketable title free of any liens, encumbrances, exceptions, or qualifications. Marketable title shall be determined according to applicable title standards adopted by the Florida Bar and in accordance with law. At the Closing, the Seller shall cause to be delivered to the Purchaser the items specified herein and the following documents and instruments duly executed and acknowledged, in recordable form: 3.0111 Warranty Deed in favor of Purchaser conveying title to the Property, free and clear of all liens and encumbrances other than: (a) The lien for current taxes and assessments. (b) Such other easements, restrictions, or conditions of record. 3.0112 Combined Purchaser -Seller closing statement. 3.0113 A "Gap Tax Proration, Owner's Non -Foreign Affidavit", as required by Section 1445 of the Internal Revenue Code and as required by the title insurance underwriter to insure the "gap" and issue the policy contemplated by the title insurance commitment. 3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 A negotiable instrument (County Warrant) in an amount equal to the Purchase Price. No funds shall be disbursed to Seller until the Title Company verifies that the state of the title to the Property has not changed adversely since the date of the last endorsement to the commitment, referenced in Section 4.011 thereto, and the Title Company is irrevocably committed to pay the Purchase Price to Seller and to issue the Owner's title policy to Purchaser in accordance with the commitment immediately after the recording of the deed. 3.0122 Funds payable to the Seller representing the cash payment due at Closing in accordance with Article III hereof, shall be subject to adjustment for prorations as hereinafter set forth. 2 Packet Pg. 467 16.A.7.d CONSERVATION COLLIER TAX ID NUMBER: 00218840007 3.02 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued pursuant to the Commitment provided for in Section 4.011 below, shall be paid by Purchaser. The cost of the title commitment shall also be paid by Purchaser. 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. IV. REQUIREMENTS AND CONDITIONS 4.01 Upon execution of this Agreement by both parties or at such other time as specified within this Article, Purchaser and/or Seller, as the case may be, shall perform the following within the times stated, which shall be conditions precedent to the Closing; 4.011 Within fifteen (15) days after the date hereof, Purchaser shall obtain as evidence of title an ALTA Commitment for an Owner's Title Insurance Policy (ALTA Form B-1970) covering the Property, together with hard copies of all exceptions shown thereon. Purchaser shall have thirty (30) days, following receipt of the title insurance commitment, to notify Seller in writing of any objection to title other than liens evidencing monetary obligations, if any, which obligations shall be paid at closing. If the title commitment contains exceptions that make the title unmarketable, Purchaser shall deliver to the Seller written notice of its intention to waive the applicable contingencies or to terminate this Agreement. 4.012 If Purchaser shall fail to advise the Seller in writing of any such objections in Seller's title in the manner herein required by this Agreement, the title shall be deemed acceptable. Upon notification of Purchaser's objection to title, Seller shall have thirty (30) days to remedy any defects to convey good and marketable title at Seller's expense, except for liens or monetary obligations which will be satisfied at Closing. Seller, at its sole expense, shall use its best efforts to make such title good and marketable. In the event Seller is unable to cure said objections within said time period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said thirty (30) day period, may accept title as it then is, waiving any objection; or Purchaser may terminate the Agreement. A failure by Purchaser to give such Packet Pg. 468 16.A.7.d CONSERVATION COLLIER TAX ID NUMBER. 00218840007 written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the exceptions to title as shown in the title commitment. 4.013 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within ten (10) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a current survey of the Property prepared by a surveyor licensed by the State of Florida. No adjustments to the Purchase Price shall be made based upon any change to the total acreage referenced in Exhibit "A," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have one hundred twenty (120) days from the date of this Agreement, ("Inspection Period"), to determine through appropriate investigation that: 1. Soil tests and engineering studies indicate that the Property can be developed without any abnormal demucking, soil stabilization or foundations. 2. There are no abnormal drainage or environmental requirements to the development of the Property. 3. The Property is in compliance with all applicable State and Federal environ- mental laws and the Property is free from any pollution or contamination. 4. The Property can be utilized for its intended use and purpose in the Conservation Collier program. Packet Pg. 469 CONSERVATION COLLIER TAX ID NUMBER- 00218840007 16.A.7.d 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to the expiration of the Inspection Period, written notice of its intention to waive the applicable contingencies or to terminate this Agreement. If Purchaser fails to notify the Seller in writing of its specific objections as provided herein within the Inspection Period, it shall be deemed that the Purchaser is satisfied with the results of its investigations and the contingencies of this Article V shall be deemed waived. In the event Purchaser elects to terminate this Agreement because of the right of inspection, Purchaser shall deliver to Seller copies of all engineering reports and environmental and soil testing results commissioned by Purchaser with respect to the Property. 5.03 Purchaser and its agents, employees and servants shall, at their own risk and expense, have the right to go upon the Property for the purpose of surveying and conducting site analyses, soil borings and all other necessary investigation. Purchaser shall, in performing such tests, use due care. Seller shall be notified by Purchaser no less than twenty-four (24) hours prior to said inspection of the Property. VI. INSPECTION 6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have the right to inspect the Property at any time prior to the Closing. VII. POSSESSION 7.01 Purchaser shall be entitled to full possession of the Property at Closing. VIII. PRORATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of current year taxes, and shall be paid by Seller. IX. TERMINATION AND REMEDIES 9.01 If Seller shall have failed to perform any of the covenants and/or agreements contained herein which are to be performed by Seller, within ten (10) days of written notification of such failure, Purchaser may, at its option, terminate this Agreement by giving written notice of termination to Seller. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to a contract vendee, including the right to seek specific performance of this Agreement. 5 Packet Pg. 470 16.A.7.d CONSERVATION COLLIER TAX ID NUMBER: 00218840007 9.02 The parties acknowledge that the remedies described herein and in the other provisions of this Agreement provide mutually satisfactory and sufficient remedies to each of the parties and take into account the peculiar risks and expenses of each of the parties. X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES 10.01 Seller and Purchaser represent and warrant the following: 10.011 Seller and Purchaser have full right and authority to enter into and to execute this Agreement and to undertake all actions and to perform all tasks required of each hereunder. Seller is not presently the subject of a pending, threatened or contemplated bankruptcy proceeding. 10.012 Seller has full right, power, and authority to own and operate the Property, and to execute, deliver, and perform its obligations under this Agreement and the instruments executed in connection herewith, and to consummate the transaction contemplated hereby. All necessary authorizations and approvals have been obtained authorizing Seller and Purchaser to execute and consummate the transaction contemplated hereby. At Closing, certified copies of such approvals shall be delivered to Purchaser and/or Seller, if necessary. 10.013 The warranties set forth in this paragraph shall be true on the date of this Agreement and as of the date of Closing. Purchaser's acceptance of a deed to the said Property shall not be deemed to be full performance and discharge of every agreement and obligation on the part of the Seller to be performed pursuant to the provisions of this Agreement. 10.014 Seller represents that it has no knowledge of any actions, suits, claims, proceedings, litigation or investigations pending or threatened against Seller, at law, equity or in arbitration before or by any federal, state, municipal or other governmental instrumentality that relate to this agreement or any other property that could, if continued, adversely affect Seller's ability to sell the Property to Purchaser according to the terms of this Agreement. 10.015 No party or person other than Purchaser has any right or option to acquire the Property or any portion thereof. 10.016 Until the date fixed for Closing, so long as this Agreement remains in force and effect, Seller shall not encumber or convey any portion of the Property or any rights therein, nor enter into any agreements granting any Packet Pg. 471 CONSERVATION COLLIER TAX ID NUMBER: 00218840007 16.A.7.d person or entity any rights with respect to the Property or any part thereof, without first obtaining the written consent of Purchaser to such conveyance, encumbrance, or agreement which consent may be withheld by Purchaser for any reason whatsoever. 10.017 Seller represents that there are no incinerators, septic tanks, or cesspools on the Property; all waste, if any, is discharged into a public sanitary sewer system, Seller represents that they have (it has) no knowledge that any pollutants are or have been discharged from the Property, directly or indirectly into any body of water. Seller represents the Property has not been used for the production, handling, storage, transportation, manufacture, or disposal of hazardous or toxic substances or wastes, as such terms are defined in applicable laws and regulations, or any other activity that would have toxic results, and no such hazardous or toxic substances are currently used in connection with the operation of the Property, and there is no proceeding or inquiry by any authority with respect thereto. Seller represents that they have (it has) no knowledge that there is ground water contamination on the Property or potential of ground water contamination from neighboring properties. Seller represents no storage tanks for gasoline, or any other substances are or were located on the Property at any time during or prior to Seller's ownership thereof. Seller represents none of the Property has been used as a sanitary landfill. 10.018 Seller has no knowledge that the Property and Seller's operations concerning the Property are in violation of any applicable Federal, State or local statute, law or regulation, or of any notice from any governmental body has been served upon Seller claiming any violation of any law, ordinance, code or regulation or requiring or calling attention to the need for any work, repairs, construction, alterations or installation on or in connection with the Property in order to comply with any laws, ordinances, codes or regulation with which Seller has not complied. 10.019 There are no unrecorded restrictions, easements, or rights of way (other than existing zoning regulations) that restrict or affect the use of the Property, and there are no maintenance, construction, advertising, management, leasing, employment, service, or other contracts affecting the Property. 10.020 Seller has no knowledge that there are any suits, actions or arbitration, bond issuances or proposals therefor, proposals for public improvement assessments, pay -back agreements, paving agreements, road expansion or improvement agreements, utility moratoriums, use moratoriums, improvement moratoriums, administrative or other proceedings or governmental investigations or requirements, formal or informal, existing or pending or I Packet Pg. 472 16.A.7.d CONSERVATION COLLIER TAX ID NUMBER: 00218840007 threatened which affects the Property or which adversely affects Seller's ability to perform hereunder; nor is there any other charge or expense upon or related to the Property which has not been disclosed to Purchaser in writing prior to the effective date of this Agreement. 10.021 Seller acknowledges and agrees that Purchaser is entering into this Agreement based upon Seller's representations stated above and on the understanding that Seller will not cause the zoning or physical condition of the Property to change from its existing state on the effective date of this Agreement up to and including the Date of Closing. Therefore, Seller agrees not to enter into any contracts or agreements pertaining to or affecting the Property and not to do any act or omit to perform any act which would change the zoning or physical condition of the Property or the governmental ordinances or laws governing same. Seller also agrees to notify Purchaser promptly of any change in the facts contained in the foregoing representations and of any notice or proposed change in the zoning, or any other action or notice, that may be proposed or promulgated by any third parties or any governmental authorities having jurisdiction of the development of the property which may restrict or change any other condition of the Property. 10.022 At the Closing, Seller shall deliver to Purchaser a statement (hereinafter called the "Closing Representative Statement") reasserting the foregoing representations as of the Date of Closing, which provisions shall survive the Closing. 10.023 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. 10.024 Any loss and/or damage to the Property between the date of this Agreement and the date of Closing shall be Seller's sole risk and expense. Packet Pg. 473 CONSERVATION COLLIER TAX ID NUMBER: 00218840007 16.A.7.d XI. NOTICES 11.01 Any notice, request, demand, instruction, or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd. Naples, Florida 34116 With a copy to: Attn: Deborah K. Goodaker Collier County Real Property Management 3335 Tamiami Trail East, Suite 102 Naples, Florida 34112 Telephone number: 239-252-8922 Fax number: 239-252-8876 If to Seller: Matthew Van Cleave 9622 Springlake Circle Estero, Florida 33928-6282 Telephone number: 312-699-7777 With a copy to: 11.02 The addressees and numbers for the purpose of this Article may be changed by either party by giving written notice of such change to the other party in the manner provided herein. For the purpose of changing such addresses or addressees only, unless and until such written notice is received, the last addressee and respective address stated herein shall be deemed to continue in effect for all purposes. 9 Packet Pg. 474 16.A.7.d CONSERVATION COLLIER TAX ID NUMBER 00218840007 XII. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. Seller agrees to pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 13.02 This Agreement and the terms and provisions hereof shall be effective as of the date this Agreement is executed by both parties and shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, personal representatives, successors, successor trustee, and assignees whenever the context so requires or admits. 13.03 Any amendment to this Agreement shall not bind any of the parties hereof unless such amendment is in writing and executed and dated by Purchaser and Seller. Any amendment to this Agreement shall be binding upon Purchaser and Seller as soon as it has been executed by both parties. 13.04 Captions and section headings contained in this Agreement are for convenience and reference only; in no way do they define, describe, extend, or limit the scope or intent of this Agreement or any provisions hereof. 13.05 All terms and words used in this Agreement, regardless of the number and gender in which used, shall be deemed to include any other gender or number as the context or the use thereof may require. 13.06 No waiver of any provision of this Agreement shall be effective unless it is in writing signed by the party against whom it is asserted, and any waiver of any provision of this Agreement shall be applicable only to the specific instance to which it is related and shall not be deemed to be a continuing or future waiver as to such provision or a waiver as to any other provision. 13.07 If any date specified in this Agreement falls on a Saturday, Sunday, or legal holiday, then the date to which such reference is made shall be extended to the next succeeding business day. Packet Pg. 475 CONSERVATION COLLIER TAX ID NUMBER: 00218840007 16.A.7.d 13.08 Seiler is aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. 13.09 If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust, or any form of representative capacity whatsoever for others, Seller shall make a written public disclosure. according to Chapter 286, Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. 14.01 This Agreement and the exhibits attached hereto contain the entire agreement between the parties, and no promise, representation, warranty, or covenant not included in this Agreement, or any such referenced agreements has been or is being relied upon by either party. No modification or amendment of this Agreement shall be of any force or effect unless made in writing and executed and dated by both Purchaser and Seller. Time is of the essence of this Agreement. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: /_rfl III CRYSTAL K. KINZEL, Clerk of the BOARD OF COUNTY COMMISSIONERS Circuit Court and Comptroller COLLIER COUNTY, FLORIDA in , Deputy Clerk RICK LOCASTRO, Chairman Packet Pg. 476 16.A.7.d CONSERVATION COLLIER TAX ID NUMBER. 00218840007 AS TO SELLER: DATED:_ L WITNESSES: dness Signature) (Print Witness Name) 7;:f C'14C& (W Hess Signature) (Print WRness Name) Approved as to form and legality: Ronald T. Tomasko, Assistant County Attorney i MATTHEW VAN CLEAVE SELLER 0 n Q Packet Pg. 477 CONSERVATION COLLIER TAX ID NUMBER 00218840007 16.A.7.d t y C W EXHIBIT "A" TO VAN CLEAVE L d 3 AGREEMENT FOR SALE AND PURCHASE m 0 L W N U N d L LEGAL DESCRIPTION for Parcel No 00218840007, as set forth in OR 3316 PG 3034 a of the official records of Collier County, Florida, and restated below: a� U THE SOUTH 165 FEET OF THE EAST 132 FEET OF THE NORTH '/2 OF THE o NORTHEAST '/4 OF THE SOUTHWEST '/4 OF SECTION 30, TOWNSHIP 48 SOUTH, > RANGE 27 EAST, COLLIER COUNTY, FLORIDA. 0 z� No m 06 a N d U U L d co d U c Approved as to form and legality: 0 E m m L Assistant County Attorney Q c m E G:\Van Cleave\Legal Description v Packet Pg. 478 16.A.7.f Conservation Collier Land Acquisition Program Project Design Report Date: September 2023 VanCleave Parcel — Rivers Road Preserve Property Owner: Matthew VanCleave Folios : 00218840007 Location: 2065 Rivers Rd., Naples, FL 34120 - south of Immokalee Road, adjacent to Rivers Road Preserve, Section 30, Township 48, Range 27, Collier County Size: 0.5 acres Appraisal/Offer Amount: $52,500 History of Proiect: Selected for the Selected for the Purchase offer Offer Accepted "A" category, #1 "A" category, #1 made to owner priority, on the priority, on the Active Active Acquisition List Acquisition List b CCLAAC b BCC 8/03/2022 12/13/2022 5/30/2023 6/06/2023 Purpose of Project: Environmental Conservation — Conservation Collier Program Program Oualifications: The VanCleave parcel is a 0.5-acre addition to eleven previously acquired parcels totaling 96.14 acres now known as the Rivers Road Preserve. The acquisition of the VanCleave parcel will bring the total size of the Rivers Road Preserve to 96.64 acres. The VanCleave parcel was evaluated by the Conservation Collier Land Acquisition Advisory Committee and found to fulfill program qualifications by satisfying three of six applicable screening criteria, potential for nature -based recreational and educational opportunities, presence of significant biological/ecological values, listed species habitat, connectivity and restoration potential. The VanCleave parcel contains significant exotic plant infestation, constituting 75% of the plant cover, with Brazilian pepper being the primary concern. Successful restoration of the parcel to cabbage palm hammock is anticipated. Many native species of birds, including hawks, woodpeckers and wild turkey have been observed by staff during site visits in this area. The habitat found on the VanCleave parcel would support the presence of multiple wildlife species. There is photographic evidence of the presence of Florida black bear and Florida Fish and Wildlife Conservation Commission telemetry data documenting use of the area by Florida panthers. 1 Packet Pg. 479 16.A.7.f Currently, there exists a forested ecological link from Rivers Road Preserve, which would include the VanCleave parcel, northward under Immokalee Road via underpass, through a preserve area in the Twin Eagle development to Bird Rookery Swamp, Corkscrew Swamp Sanctuary and the Corkscrew Regional Ecosystem Watershed lands. To the east and directly adjoining the Rivers Road Preserve is a conservation corridor negotiated via private sector agreements between the Florida Wildlife Federation and Bonita Bay Properties, the landowner. Adjoining to the south are preserve lands belonging to the Olde Florida Golf Club. Acquisition of the VanCleave parcel would increase the size of existing contiguous conservation lands and expand private sector efforts to protect a forested corridor that is heavily used by wildlife. The parcel can be accessed through the existing Rivers Road Preserve via Rivers Road, a private unpaved road on the south side of Immokalee Road, across from the Twin Eagle Development. There are opportunities at this preserve for public recreation such as hiking, wildlife photography, bird watching, horseback riding, and environmental education for school age children. Zoning, Growth Management and Land Use Overlays: The current zoning designation is Agriculture with a Mobile Home Overlay (A -MHO) and this area is designated as "receiving" lands under the Rural Fringe Mixed Use District Transfer of Development Rights Program. Projected Management Activities: Projected management activities include removal of invasive, exotic plants and evaluation of the parcel for placement of trails to increase the length of the public trail system that already exists at Rivers Road Preserve. Estimated Management Costs: Management Element 2024 2025 2026 2027 2028 Exotics $5,000 $1,000 $1,000 $1,000 $500 Signage $200 Total $5,200 $1,000 $1,000 $1,000 $500 2 Packet Pg. 480 16.A.7.f 0 1 Miles VAN CLEAVE, MATTHEW Rivers Road Preserve Other Conservation Areas VanCleave Property Location Map C0NSHUII ATION COLLIER Collier County Packet Pg. 481 16.A.7.f 0 0.05 Miles VAN CLEAVE, MATTHEW [ Rivers Road Preserve VanCleave Property Aerial Map CONSE-R- ATION L LLIER Collier County Packet Pg. 482 16.A.7.g CONSERVATION COLLIER -CYCLE 11A GORE PRESERVE - PEREZ TAX ID NUMBER41560600005 THIS AGREEMENT is made and entered into by and between PEDRO JUAN PEREZ CASTRO, whose address is 4344 22,d Ave. SE, Naples, FL 34117 (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns., whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112 (hereinafter referred to as "Purchaser"). WITNESSETH WHEREAS, Seller is the owner of that certain parcel of real property (hereinafter referred to as "Property"), located in Collier County, State of Florida, and being more particularly described in Exhibit 'A" attached hereto and made a part hereof by reference. WHEREAS, Purchaser is desirous of purchasing the Property, subject to the conditions and other agreements hereinafter set forth, and Seller is agreeable to such sale and to such conditions and agreements. NOW, THEREFORE, and for and in consideration of the premises and the respective undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the receipt and sufficiency of which is hereby acknowledged, it is agreed as follows: AGREEMENT 1.01 In consideration of the purchase price and upon the terms and conditions hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase from Seller the Property, described in Exhibit "A". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be TWENTY- SEVEN THOUSAND SIX HUNDRED and 00/ 100 DOLLARS ($27,600), (U.S Currency) payable at time of closing. III. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before one hundred and eighty (180) days following execution of this Agreement by the Purchaser, or within thirty (30) days of Purchaser's receipt of all closing documents, whichever is later. The Closing shall be held at the Collier County Attorney's Office, Administration Packet Pg. 483 16.A.7.g CONSERVATION COLLIER -CYCLE 11A GORE PRESERVE - PEREZ TAX ID NUMBER. 41560600006 Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: 3.011 Seller shall convey a marketable title free of any liens, encumbrances, exceptions, or qualifications. Marketable title shall be determined according to applicable title standards adopted by the Florida Bar and in accordance with law. At the Closing, the Seller shall cause to be delivered to the Purchaser the items specified herein and the following documents and instruments duly executed and acknowledged, in recordable form: 3.0111 Warranty Deed in favor of Purchaser conveying title to the Property, free and clear of all liens and encumbrances other than: (a) The lien for current taxes and assessments. (b) Such other easements, restrictions, or conditions of record. 3.0112 Combined Purchaser -Seller closing statement 3.0113 A "Gap Tax Proration, Owner's Non -Foreign Affidavit", as required by Section 1445 of the Internal Revenue Code and as required by the title insurance underwriter to insure the "gap" and issue the policy contemplated by the title insurance commitment. 10114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 A negotiable instrument (County Warrant) in an amount equal to the Purchase Price. No funds shall be disbursed to Seller until the Title Company verifies that the state of the title to the Property has not changed adversely since the date of the last endorsement to the commitment, referenced in Section 4.011 thereto, and the Title Company is irrevocably committed to pay the Purchase Price to Seller and to issue the Owner's title policy to Purchaser in accordance with the commitment immediately after the recording of the deed. 3.0122 Funds payable to the Seller representing the cash payment due at Closing in accordance with Article III hereof, shall be subject to adjustment for prorations as hereinafter set forth. Packet Pg. 484 16.A.7.g CONSERVATION COLLIER - CYCLE 11A GORE PRESERVE -PEREZ TAX ID NUMBER 41560600006 3.02 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sale cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01. Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued pursuant to the Commitment provided for in Section 4.011 below, shall be paid by Purchaser. The cost of the title commitment shall also be paid by Purchaser. 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. IV. REQUIREMENTS AND CONDITIONS 4.01 Upon execution of this Agreement by both parties or at such other time as specified within this Article, Purchaser and/or Seller, as the case may be, shall perform the following within the times stated which shall be conditions precedent to the Closing; 4.011 Within fifteen (15) days after the date hereof, Purchaser shall obtain as evidence of title an ALTA Commitment for an Owner's Title Insurance Policy (ALTA Form B-1970) covering the Property, together with hard copies of all exceptions shown thereon. Purchaser shall have thirty (30) days, following receipt of the title insurance commitment, to notify Seller in writing of any objection to title other than liens evidencing monetary obligations, if any, which obligations shall be paid at closing. If the title commitment contains exceptions that make the title unmarketable, Purchaser shall deliver to the Seller written notice of its intention to waive the applicable contingencies or to terminate this Agreement. 4.012 If Purchaser shall fail to advise the Seller in writing of any such objections in Seller's title in the manner herein required by this Agreement, the title shall be deemed acceptable. Upon notification of Purchaser's objection to title, Seller shall have thirty (30) days to remedy any defects to convey good and marketable title at Seller's expense, except for liens or monetary obligations which will be satisfied at Closing. Seller, at its sole expense, shall use its best efforts to make such title good and marketable. In the event Seller is unable to cure said objections within said time period. Purchaser, by providing written notice to Seller within seven (7) days after expiration of said thirty (30) day period, may accept title as it then is, waiving any objection; or Purchaser may terminate the Agreement. A failure by Purchaser to give such Packet Pg. 485 16.A.7.g CONSERVATION COLLIER -CYCLE 11A GORE PRESERVE -PEREZ TAX ID NUMBER: 41560600006 written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the exceptions to title as shown in the title commitment. 4.013 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within ten (10) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a current survey of the Property prepared by a surveyor licensed by the State of Florida. No adjustments to the Purchase Price shall be made based upon any change to the total acreage referenced in Exhibit "A," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property, or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access. or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5 01 Purchaser shall have one hundred twenty (120) days from the date of this Agreement; ("Inspection Period"), to determine through appropriate investigation that: 1 Soil tests and engineering studies indicate that the Property can be developed without any abnormal demucking, soil stabilization or foundations. 2. There are no abnormal drainage or environmental requirements to the development of the Property. 3. The Property is in compliance with all applicable State and Federal environmental laws and the Property is free from any pollution or contamination. Packet Pg. 486 16.A.7.g CONSERVATION COLLIER -CYCLE 11A GORE PRESERVE -PEREZ TAX ID NUMBER: 41560600006 4. The Property can be utilized for its intended use and purpose in the Conservation Collier program. 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to the expiration of the Inspection Period, written notice of its intention to waive the applicable contingencies or to terminate this Agreement. If Purchaser fails to notify the Seller in writing of its specific objections as provided herein within the Inspection Period, it shall be deemed that the Purchaser is satisfied with the results of its investigations and the contingencies of this Article V shall be deemed waived. In the event Purchaser elects to terminate this Agreement because of the right of inspection, Purchaser shall deliver to Seiler copies of all engineering reports and environmental and soil testing results commissioned by Purchaser with respect to the Property. 5.03 Purchaser and its agents, employees and servants shall. at their own risk and expense, have the right to go upon the Property for the purpose of surveying and conducting site analyses, soil borings and all other necessary investigations. Purchaser shall, in performing such tests, use due care. Seller shall be notified by Purchaser no less than twenty-four (24) hours prior to said inspection of the Property. VI. INSPECTION 6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have the right to inspect the Property at any time prior to the Closing. VII. POSSESSION 7.01 Purchaser shall be entitled to full possession of the Property at Closing. VIII. PRORATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of the current year's taxes, and shall be paid by Seller. IX. TERMINATION AND REMEDIES 9.01 If Seller shall have failed to perform any of the covenants and/or agreements contained herein which are to be performed by Seller, within ten (10) days of written notification of such failure, Purchaser may, at its option, terminate this Agreement by giving written notice of termination to Seller. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to Packet Pg. 487 16.A.7.g CONSERVATION COLLIER - CYCLE 11A GORE PRESERVE -PEREZ TAX ID NUMBER: 41560600006 a contract vendee, including the right to seek specific performance of this Agreement. 9.02 The parties acknowledge that the remedies described herein and in the other provisions of this Agreement provide mutually satisfactory and sufficient remedies to each of the parties and take into account the peculiar risks and expenses of each of the parties. X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES 10.01 Seller and Purchaser represent and warrant the following: 10.011 Seller and Purchaser have full right and authority to enter into and to execute this Agreement and to undertake all actions and to perform all tasks required of each hereunder. Seller is not presently the subject of a pending, threatened or contemplated bankruptcy proceeding. 10.012 Seller has full right, power, and authority to own and operate the Property, and to execute, deliver, and perform its obligations under this Agreement and the instruments executed in connection herewith, and to consummate the transaction contemplated hereby. All necessary authorizations and approvals have been obtained authorizing Seller and Purchaser to execute and consummate the transaction contemplated hereby. At Closing, certified copies of such approvals shall be delivered to Purchaser and/or Seller, if necessary. 10.013 The warranties set forth in this paragraph shall be true on the date of this Agreement and as of the date of Closing. Purchaser's acceptance of a deed to the said Property shall not be deemed to be full performance and discharge of every agreement and obligation on the part of the Seller to be performed pursuant to the provisions of this Agreement. 10.014 Seller represents that it has no knowledge of any actions, suits, claims, proceedings, litigation or investigations pending or threatened against Seller, at law, equity or in arbitration before or by any federal, state, municipal or other governmental instrumentality that relate to this agreement or any other property that could, if continued, adversely affect Seller's ability to sell the Property to Purchaser according to the terms of this Agreement. 10.015 No party or person other than Purchaser has any right or option to acquire the Property or any portion thereof. 10.016 Until the date fixed for Closing, so long as this Agreement remains in force and effect, Seller shall not encumber or convey any portion of the Packet Pg. 488 16.A.7.g CONSERVATION COLLIER -CYCLE 11A GORE PRESERVE -PEREZ TAX ID NUMBER 41560500006 Property or any rights therein, nor enter into any agreements granting any person or entity any rights with respect to the Property or any part thereof, without first obtaining the written consent of Purchaser to such conveyance, encumbrance. or agreement which consent may be withheld by Purchaser for any reason whatsoever. 10.017 Seller represents that there are no incinerators, septic tanks, or cesspools on the Property; all waste, if any, is discharged into a public sanitary sewer system; Seller represents that they have (it has) no knowledge that any pollutants are or have been discharged from the Property, directly or indirectly into any body of water. Seller represents the Property has not been used for the production, handling, storage, transportation, manufacture or disposal of hazardous or toxic substances or wastes, as such terms are defined in applicable laws and regulations, or any other activity that would have toxic results, and no such hazardous or toxic substances are currently used in connection with the operation of the Property. and there is no proceeding or inquiry by any authority with respect thereto. Seiler represents that they have (it has) no knowledge that there is ground water contamination on the Property or potential of ground water contamination from neighboring properties. Seller represents no storage tanks for gasoline, or any other substances are or were located on the Property at any time during or prior to Seller's ownership thereof. Seller represents none of the Property has been used as a sanitary landfill. 10.018 Seller has no knowledge that the Property and Seller's operations concerning the Property are in violation of any applicable Federal, State or local statute, law or regulation, or of any notice from any governmental body has been served upon Seller claiming any violation of any law, ordinance, code or regulation or requiring or calling attention to the need for any work, repairs, construction, alterations or installation on or in connection with the Property in order to comply with any laws, ordinances, codes or regulation with which Seller has not complied. 10.019 Seller has no knowledge of unrecorded restrictions. easements, or rights of way (other than existing zoning regulations) that restrict or affect the use of the Property, and there are no maintenance, construction, advertising, management, leasing, employment, service or other contracts affecting the Property. 10.020 Seller has no knowledge that there are any suits, actions or arbitration, bond issuances or proposals therefor, proposals for public improvement assessments, pay -back agreements, paving agreements, road expansion or improvement agreements, utility moratoriums, use moratoriums, improvement moratoriums, administrative or other proceedings or governmental Packet Pg. 489 16.A.7.g CONSERVATION COLLIER - CYCLE 11A GORE PRESERVE - PEREZ TAX ID NUMBER. 41560600006 investigations or requirements, formal or informal, existing or pending or threatened which affects the Property or which adversely affects Seller's ability to perform hereunder; nor is there any other charge or expense upon or related to the Property which has not been disclosed to Purchaser in writing prior to the effective date of this Agreement. 10.021 Seller acknowledges and agrees that Purchaser is entering into this Agreement based upon Seller's representations stated above and on the understanding that Seller will not cause the zoning or physical condition of the Property to change from its existing state on the effective date of this Agreement up to and including the Date of Closing. Therefore, Seller agrees not to enter into any contracts or agreements pertaining to or affecting the Property and not to do any act or omit to perform any act which would change the zoning or physical condition of the Property or the governmental ordinances or laws governing same. Seller also agrees to notify Purchaser promptly of any change in the facts contained in the foregoing representations and of any notice or proposed change in the zoning, or any other action or notice, that may be proposed or promulgated by any third parties or any governmental authorities having jurisdiction of the development of the property which may restrict or change any other condition of the Property. 10.022 At the Closing. Seller shall deliver to Purchaser a statement (hereinafter called the "Closing Representative Statement") reasserting the foregoing representations as of the Date of Closing, which provisions shall survive the Closing. 10.023 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.G. Section 9601, et seq., ("CERCLA" or "Super -fund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. 10.024 Any loss and/or damage to the Property between the date of this Agreement and the date of Closing shall be Seller's sole risk and expense. Packet Pg. 490 16.A.7.g CONSERVATION COLLIER — CYCLE 11A GORE PRESERVE -PEREZ TAX ID NUMBER 41560600006 XI. NOTICES 11.01 Any notice, request, demand, instruction, or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested. postage prepaid. addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd. Naples, Florida 34116 With a copy to: Attn: Vivian Rodriguez Collier County Real Property Management 3335 Tamiami Trail East, Suite 102 Naples, Florida 34112 Telephone number: 239-252-8402 Fax number: 239-252-8876 If to Seller: Pedro Juan Perez Castro 4344 22"d Ave. SE Naples, FL 34117 Telephone number: (239) 691-5703 E-mail: Pjtrucking2017@gmail.com 11.02 The addresses and numbers for the purpose of this Article may be changed by either party by giving written notice of such change to the other party in the manner provided herein. For the purpose of changing such addresses or addressees only, unless and until such written notice is received, the last addressee and respective address stated herein shall be deemed to continue in effect for all purposes. XII. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. Seller agrees to Packet Pg. 491 16.A.7.g CONSERVATION COLLIER --CYCLE 11A GORE PRESERVE - PEREZ TAX 0 NUMBER: 41560600006 pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 13.02 This Agreement and the terms and provisions hereof shall be effective as of the date this Agreement is executed by both parties and shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, personal representatives, successors, successor trustee, and assignees whenever the context so requires or admits. 13.03 Any amendment to this Agreement shall not bind any of the parties hereof unless such amendment is in writing and executed and dated by Purchaser and Seller. Any amendment to this Agreement shall be binding upon Purchaser and Seller as soon as it has been executed by both parties. 13.04 Captions and section headings contained in this Agreement are for convenience and reference only; in no way do they define, describe, extend, or limit the scope or intent of this Agreement or any provisions hereof. 13.05 All terms and words used in this Agreement, regardless of the number and gender in which used, shall be deemed to include any other gender or number as the context or the use thereof may require. 13.06 No waiver of any provision of this Agreement shall be effective unless it is in writing signed by the party against whom it is asserted, and any waiver of any provision of this Agreement shall be applicable only to the specific instance to which it is related and shall not be deemed to be a continuing or future waiver as to such provision or a waiver as to any other provision 13.07 If any date specified in this Agreement falls on a Saturday, Sunday, or legal holiday, then the date to which such reference is made shall be extended to the next succeeding business day. 13.08 Seller is aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. 13.09 If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust, or any form of representative capacity whatsoever for others, Seller shall mane a written public disclosure, according to Chapter 286, Packet Pg. 492 16.A.7.g CONSERVATION COLLIER -CYCLE 11A GORE PRESERVE -PEREZ TAX ID NUMBER: 41560600006 Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. XIV. ENTIRE AGREEMENT 14.01 This Agreement and the exhibits attached hereto contain the entire agreement between the parties, and no promise, representation, warranty or covenant not included in this Agreement, or any such referenced agreements has been or is being relied upon by either party. No modification or amendment of this Agreement shall be of any force or effect unless made in writing and executed and dated by both Purchaser and Seller. Time is of the essence of this Agreement. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: ATTEST: CRYSTAL K. KINZEL, Clerk of the BOARD OF COUNTY COMMISSIONERS Circuit Court and Comptroller COLLIER COUNTY, FLORIDA , Deputy Clerk RICK LOCASTRO, Chairman [SIGNATURE APPEARS ON THE FOLLOWING PAGE] Packet Pg. 493 16.A.7.g CONSERVATION COLLIER —CYCLE 11A GORE PRESERVE -PEREZ TAX ID NUMBER: 41560600006 AS TO SELLER: DATED: -7— 17_ WITNESSES: �J (Signatur Le; A j �e a (Print Witnes�e) S ature) �f { itness Nam ) Appr to arm d legalit R nald T. Tomasko, Assistant County Attorney By: C _ - L J-{ PEDROJUA EREZ CASTRO q� A L� Packet Pg. 494 16.A.7.g t c w L d ML W O L Cu U N d L CL M U c c O 2 Co 06 a U L O U c O r R d N C O U c� to N N O L R U N d L d L a :.i a Packet Pg. 495 16.A.7.g CONSERVATION COLLIER - CYCLE 11A GOREPRESERVE -PEREZ TAX ID NUMBER: 41560600006 EXHIBIT "A" The South 75 feet of the North 180 feet of Tract 129, GOLDEN GATE ESTATES Unit No. 91-A, according to the plat thereof recorded in Plat Book 9, Page 9, of the Public Records of Collier County, Florida. AKA: DeSoto Blvd. S., Naples, FL 34117 1 17 acres c 0 x m r Packet Pg. 496 16.A.7.g CONSERVATION COLLIER -CYCLE 11A GORE PRESERVE -PEREZ TAX ID NUMBER', 41560600006 EXHIBIT "A" The South 75 feet of the North 180 feet of Tract 129, GOLDEN GATE ESTATES Unit No. 91-A, according to the plat thereof recorded in Plat Book 9, Page 9, of the Public Records of Collier County, Florida. AKA: DeSoto Blvd. S., Naples, FL 34117 1.17 acres c 0 m aM x m Packet Pg. 497 16.A.7. i Conservation Collier Land Acquisition Program Project Design Report Perez Castro Property Date: September 2023 Property Owner: Pedro Perez Castro Folios : 41560600006 Location: GOLDEN GATE EST UNIT 91A S 75FT OF N 18OFT OF TR 129 Size: 1.17 acres Purchase Price: $27,600 History of Proiect: Selected for the "A" category, #1 Selected for the "A" priority, on the Active category, #1 priority, Purchase offer Offer Accepted Acquisition List (AAL) by on AAL by BCC made to owner CCLAAC 8/3/2022 12/13/2022 5/30/2023 6/7/2023 Purpose of Project: Environmental Conservation — Conservation Collier Program Program Oualifications: This parcel is within the Dr. Robert H. Gore III (Gore) Preserve multi -parcel project boundary. The Perez Castro parcel was considered due to its proximity to an existing Conservation Collier preserve. The Gore Preserve project area, which includes the Perez Castro parcel, met 5 out of 6 Initial Screening Criteria identified in the Conservation Collier Ordinance, No. 2007-65, as amended, including presence of native habitat, potential for nature -based recreational and educational opportunities, protection of water resource values and wetland dependent species habitat, presence of significant biological/ecological values, listed species habitat, connectivity, and restoration potential. This parcel offers access from off Desoto Blvd — a paved public road. This property could accommodate outdoor recreation, particularly due to the proximity to the Dr. Robert H. Gore III Preserve. Potential public uses include hiking, nature photography, bird watching, and environmental education to be provided by partner Cypress Cove Conservancy. The Cypress Cove Conservancy acquired and currently maintains Dr. Gore's old home as a Nature Center and offers environmental education, while Conservation Collier maintains the surrounding preserve. The project area is approximately 75% wetlands, with the remaining 25% seasonal wetlands. Significant areas of karst have been observed in the area. Karst is limestone terrain characterized by sinkholes, caverns and underground streams, and is a wetland indicator. Plant communities found on the property are consistent with mapped soils and provide habitat for wetland dependent species. The project area is mapped by the South Florida Water Management District as Packet Pg. 498 16.A.7. i contributing 43' to 56" annually of water to the Surficial Aquifer System, and can be expected to contribute to the attenuation of area flood waters. Hydrologic indicators such as karst topography, cypress knees, and water marks on buttressed cypress trees provide evidence of seasonal flooding. The mature cypress trees found on the property indicate that the area has historically contained wetlands. Invasive exotic plant species are present in significant amounts, up to 95% along the roadside and approximately 50% interiorly. The primary invasive exotic plant is Brazilian pepper (Schinus terebinthifolius), but others are likely also present. The project area contains protected species of plants, including giant sword fern (Nephrolepis biserrata) and several listed bromeliads in the Tillandsia genus. A neighbor and environmental professional who is familiar with the property reported 5 native orchid species present within the project area. The same neighbor has seen 5 panthers in the area since 2014 (including a panther with kittens), dozens of Florida black bears (including females with cubs), and numerous other wildlife. The observed habitat and location would support the presence of Everglades mink (Neovison vison evergladensis), tricolored heron (Egretta tricolor), and little blue heron (Egretta caerulea), all state -protected species. The property is within an historic wetland area that connects on the east with the Florida Panther National Wildlife Refuge (FPNWR) via the old Ford Test Track. The Gore Preserve and surrounding lands enhance the FPNWR by acting as a buffer and providing a reasonably large sized wild land addition north of I-75. There are wildlife underpasses at the adjacent Faka Union and nearby Miller canals creating an ecological link south under I-75 to the Picayune Strand State Forest. A little over 2 miles to the west are the North Belle Meade sending lands. The Gore project is within the Florida Fish and Wildlife Conservation Commission (FWC) Primary Panther habitat zone. The Perez Castro parcel expands the Gore Preserve. This parcel, joined with many others, could permanently protect a corridor between North Belle Meade and the Florida Panther National Wildlife Refuge. Zoning, Growth Management and Land Use Overlays: The parcel is within the Northern Golden Gate Estates. The zoning classification is Estates (E), a rural residential classification. There are no additional land use overlays applicable. Projected Management Activities: Projected management activities include the removal of invasive plants, the development of a Land Management Plan, and continued development of public access to selected portions of the preserve. Estimated Management Costs: Management Element 2024 2025 2026 2027 2028 Exotics $585 $468 $468 $468 $293 Signage $200 Total $785 $468 $468 $468 $293 SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL. Packet Pg. 499 16.A.7. i Q CASTRO, PEDRO JUAN PEREZ Property Owner Accepted Offer Dr. Robert H. Gore III Preserve A -List Parcel Dr. Robert Gore III Preserve COs � colller County Packet Pg. 500 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS, 38601320106, 38601280000,38601360001,00209681000 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between RICHARD D. BREWER, a single person, whose address is 2871 41h Street NE, Naples, FL 34120 (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, Florida 34112 (hereinafter referred to as "Purchaser"). WI TNESSETH WHEREAS, Seller is the owner of four certain parcels of real property (hereinafter referred to as "Property"), located in Collier County, State of Florida, and being more particularly described in Exhibit "A", attached hereto and made a part hereof by reference. WHEREAS, Purchaser is desirous of purchasing the Property, subject to the conditions and other agreements hereinafter set forth, and Seller is agreeable to such sale and to such conditions and agreements. NOW, THEREFORE, and for and in consideration of the premises and the respective undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the receipt and sufficiency of which is hereby acknowledged, it is agreed as follows: AGREEMENT 1.01 In consideration of the purchase price and upon the terms and conditions hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase from Seller the Property, described in Exhibit "A". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be Four Hundred Five Thousand Nine Hundred Dollars and 001100 ($405,900.00) (U.S. Currency) payable at time of closing. lll. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before one hundred and eighty (180) days following execution of this Agreement by the Purchaser, or within thirty (30) days of Purchaser's receipt of all closing documents, whichever is later. The Closing shall Packet Pg. 502 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS: 38601320106, 38601280000,38601360001,00209681000 be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: 3.011 Seller shall convey a marketable title free of any liens, encumbrances, exceptions, or qualifications. Marketable title shall be determined according to applicable title standards adopted by the Florida Bar and in accordance with law. At the Closing, the Seller shall cause to be delivered to the Purchaser the items specified herein and the following documents and instruments duly executed and acknowledged, in recordable form: 3.0111 Warranty Deed in favor of Purchaser conveying title to the Property, free and clear of all liens and encumbrances other than: (a) The lien for current taxes and assessments. (b) Such other easements, restrictions, or conditions of record. 3.0112 Combined Purchaser -Seller closing statement. 3.0113 A "Gap Tax Proration, Owner's Non -Foreign Affidavit", as required by Section 1445 of the Internal Revenue Code and as required by the title insurance underwriter to insure the "gap" and issue the policy contemplated by the title insurance commitment. 3,0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 A negotiable instrument (County Warrant) in an amount equal to the Purchase Price. No funds shall be disbursed to Seller until the Title Company verifies that the state of the title to the Property has not changed adversely since the date of the last endorsement to the commitment, referenced in Section 4.011 thereto, and the Title Company is irrevocably committed to pay the Purchase Price to Seller and to issue the Owner's title policy to Purchaser in accordance with the commitment immediately after the recording of the deed. 3.0122 Funds payable to the Seller representing the cash payment due at Closing in accordance with Article III hereof, shall be subject to adjustment for prorations as hereinafter set forth. Packet Pg. 503 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS: 38601320106, 38601280000,38601360001.00209681000 3.02 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued pursuant to the Commitment provided for in Section 4.011 below, shall be paid by Purchaser. The cost of the title commitment shall also be paid by Purchaser. 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. IV. REQUIREMENTS AND CONDITIONS 4.01 Upon execution of this Agreement by both parties or at such other time as specified within this Article, Purchaser and/or Seller, as the case may be, shall perform the following within the times stated, which shall be conditions precedent to the Closing; 4.011 Within fifteen (15) days after the date hereof, Purchaser shall obtain as evidence of title an ALTA Commitment for an Owner's Title Insurance Policy (ALTA Form B-1970) covering the Property, together with hard copies of all exceptions shown thereon. Purchaser shall have thirty (30) days, following receipt of the title insurance commitment, to notify Seller in writing of any objection to title other than liens evidencing monetary obligations, if any, which obligations shall be paid at closing. If the title commitment contains exceptions that make the title unmarketable, Purchaser shall deliver to the Seller written notice of its intention to waive the applicable contingencies or to terminate this Agreement. 4.012 If Purchaser shall fail to advise the Seller in writing of any such objections in Seller's title in the manner herein required by this Agreement, the title shall be deemed acceptable. Upon notification of Purchaser's objection to title, Seller shall have thirty (30) days to remedy any defects to convey good and marketable title at Seller's expense, except for liens or monetary obligations which will be satisfied at Closing. Seller, at its sole expense, shall use its best efforts to make such title good and marketable. In the event Seller is unable to cure said objections within said time period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said thirty (30) day period, may accept title as it then is, waiving any objection; or Packet Pg. 504 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS: 38601320105, 38601280000,38601360001.00209681000 Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the exceptions to title as shown in the title commitment. 4.013 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within ten (10) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a current survey of the Property prepared by a surveyor licensed by the State of Florida. No adjustments to the Purchase Price shall be made based upon any change to the total acreage referenced in Exhibit 'A" unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have one hundred twenty (120) days from the date of this Agreement, ("Inspection Period"), to determine through appropriate investigation that: 1. Soil tests and engineering studies indicate that the Property can be developed without any abnormal demucking, soil stabilization or foundations. 2. There are no abnormal drainage or environmental requirements to the development of the Property. Packet Pg. 505 16.A.7. j CONSERVATION COLLIER TAX Id NUMBERS: 38601320106, 38601280000.38601360001,00209681000 3. The Property is in compliance with all applicable State and Federal environmental laws and the Property is free from any pollution or contamination. 4. The Property can be utilized for its intended use and purpose in the Conservation Collier program. 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to the expiration of the Inspection Period, written notice of its intention to waive the applicable contingencies or to terminate this Agreement. If Purchaser fails to notify the Seller in writing of its specific objections as provided herein within the Inspection Period, it shall be deemed that the Purchaser is satisfied with the results of its investigations and the contingencies of this Article V shall be deemed waived. In the event Purchaser elects to terminate this Agreement because of the right of inspection, Purchaser shall deliver to Seller copies of all engineering reports and environmental and soil testing results commissioned by Purchaser with respect to the Property. 5.03 Purchaser and its agents, employees and servants shall, at their own risk and expense, have the right to go upon the Property for the purpose of surveying and conducting site analyses, soil borings and all other necessary investigation. Purchaser shall, in performing such tests, use due care. Seller shall be notified by Purchaser no less than twenty-four (24) hours prior to said inspection of the Property. VI. INSPECTION 6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have the right to inspect the Property at any time prior to the Closing. VII. POSSESSION 7.01 Purchaser shall be entitled to full possession of the Property at Closing. VIII. PRORATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of current year taxes, and shall be paid by Seller. Packet Pg. 506 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS: 38601320106, 38601280000,38601360001,00209681000 IX. TERMINATION AND REMEDIES 9.01 If Seller shall have failed to perform any of the covenants and/or agreements contained herein which are to be performed by Seller, within ten (10) days of written notification of such failure, Purchaser may, at its option, terminate this Agreement by giving written notice of termination to Seller. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to a contract vendee, including the right to seek specific performance of this Agreement. 9.02 The parties acknowledge that the remedies described herein and in the other provisions of this Agreement provide mutually satisfactory and sufficient remedies to each of the parties and take into account the peculiar risks and expenses of each of the parties. X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES 10.01 Seller and Purchaser represent and warrant the following: 10.011 Seller and Purchaser have full right and authority to enter into and to execute this Agreement and to undertake all actions and to perform all tasks required of each hereunder. Seller is not presently the subject of a pending, threatened or contemplated bankruptcy proceeding. 10.012 Seller has full right, power, and authority to own and operate the Property, and to execute, deliver, and perform its obligations under this Agreement and the instruments executed in connection herewith, and to consummate the transaction contemplated hereby. All necessary authorizations and approvals have been obtained authorizing Seller and Purchaser to execute and consummate the transaction contemplated hereby. At Closing, certified copies of such approvals shall be delivered to Purchaser and/or Seller, if necessary. 10.013 The warranties set forth in this paragraph shall be true on the date of this Agreement and as of the date of Closing. Purchaser's acceptance of a deed to the said Property shall not be deemed to be full performance and discharge of every agreement and obligation on the part of the Seller to be performed pursuant to the provisions of this Agreement. 10.014 Seller represents that it has no knowledge of any actions, suits, claims, proceedings, litigation or investigations pending or threatened against Seller, at law, equity or in arbitration before or by any federal, state, municipal or other 6 Packet Pg. 507 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS: 38601320106, 38601280000,38601360001,00209681000 governmental instrumentality that relate to this agreement or any other property that could, if continued, adversely affect Seller's ability to sell the Property to Purchaser according to the terms of this Agreement. 10.015 No party or person other than Purchaser has any right or option to acquire the Property or any portion thereof. 10.016 Until the date fixed for Closing, so long as this Agreement remains in force and effect, Seller shall not encumber or convey any portion of the Property or any rights therein, nor enter into any agreements granting any person or entity any rights with respect to the Property or any part thereof, without first obtaining the written consent of Purchaser to such conveyance, encumbrance, or agreement which consent may be withheld by Purchaser for any reason whatsoever. 10.017 Seller represents that there are no incinerators, septic tanks, or cesspools on the Property; all waste, if any, is discharged into a public sanitary sewer system; Seller represents that they have (it has) no knowledge that any pollutants are or have been discharged from the Property, directly or indirectly into any body of water. Seller represents the Property has not been used for the production, handling, storage, transportation, manufacture, or disposal of hazardous or toxic substances or wastes, as such terms are defined in applicable laws and regulations, or any other activity that would have toxic results, and no such hazardous or toxic substances are currently used in connection with the operation of the Property, and there is no proceeding or inquiry by any authority with respect thereto. Seller represents that they have (it has) no knowledge that there is ground water contamination on the Property or potential of ground water contamination from neighboring properties. Seller represents no storage tanks for gasoline, or any other substances are or were located on the Property at any time during or prior to Seller's ownership thereof. Seller represents none of the Property has been used as a sanitary landfill. 10.018 Seller has no knowledge that the Property and Seller's operations concerning the Property are in violation of any applicable Federal, State or local statute, law or regulation, or of any notice from any governmental body has been served upon Seller claiming any violation of any law, ordinance, code or regulation or requiring or calling attention to the need for any work, repairs, construction, alterations or installation on or in connection with the Property in order to comply with any laws, ordinances, codes or regulation with which Seller has not complied. 10.019 There are no unrecorded restrictions, easements, or rights of way (other than existing zoning regulations) that restrict or affect the use of the Packet Pg. 508 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS: 38601320106, 38601280000,38601360001,00209681000 Property, and there management, leasing, Property. are no maintenance, construction, advertising, employment, service, or other contracts affecting the 10.020 Seller has no knowledge that there are any suits, actions or arbitration, bond issuances or proposals therefor, proposals for public improvement assessments, pay -back agreements, paving agreements, road expansion or improvement agreements, utility moratoriums, use moratoriums, improvement moratoriums, administrative or other proceedings or governmental investiga- tions or requirements, formal or informal, existing or pending or threatened which affects the Property or which adversely affects Seller's ability to perform hereunder; nor is there any other charge or expense upon or related to the Property which has not been disclosed to Purchaser in writing prior to the effective date of this Agreement. 10.021 Seller acknowledges and agrees that Purchaser is entering into this Agreement based upon Seller's representations stated above and on the understanding that Seller will not cause the zoning or physical condition of the Property to change from its existing state on the effective date of this Agreement up to and including the Date of Closing. Therefore, Seller agrees not to enter into any contracts or agreements pertaining to or affecting the Property and not to do any act or omit to perform any act which would change the zoning or physical condition of the Property or the governmental ordinances or laws governing same. Seller also agrees to notify Purchaser promptly of any change in the facts contained in the foregoing representations and of any notice or proposed change in the zoning, or any other action or notice, that may be proposed or promulgated by any third parties or any governmental authorities having jurisdiction of the development of the property which may restrict or change any other condition of the Property. 10.022 At the Closing, Seller shall deliver to Purchaser a statement (hereinafter called the "Closing Representative Statement") reasserting the foregoing representations as of the Date of Closing, which provisions shall survive the Closing. 10.023 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization 8 Packet Pg. 509 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS: 38601320106, 38601280000,38601360001,00209681000 Act of 1986 ("SARA"), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. 10.024 Any loss and/or damage to the Property between the date of this Agreement and the date of Closing shall be Seller's sole risk and expense. 10.025 Purchaser agrees to restrict public access in perpetuity, so as to preserve the Property as an undisturbed sanctuary for pre -migration roosting of Swallow -Tailed Kites. XI. NOTICES 11,01 Any notice, request, demand, instruction, or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd. Naples, Florida 34116 With a copy to: Attn: Deborah K. Goodaker Collier County Real Property Management 3335 Tamiami Trail East, Suite 102 Naples, Florida 34112 Telephone number: 239-252-8922 Fax number: 239-252-8876 If to Seller: Mr. Richard D. Brewer 2871 4th St NE Naples, FL 334120 Telephone number: 239-398-7744 11.02 The addressees and numbers for the purpose of this Article may be changed by either parry by giving written notice of such change to the other party in the manner provided herein. For the purpose of changing such addresses or addressees only, unless and until such written notice is received, the last 9 Packet Pg. 510 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS: 38601320106, 38601280000,38601360001,00209681000 addressee and respective address stated herein shall be deemed to continue in effect for all purposes. XII. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. Seller agrees to pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 13.02 This Agreement and the terms and provisions hereof shall be effective as of the date this Agreement is executed by both parties and shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, personal representatives, successors, successor trustee, and assignees whenever the context so requires or admits. 13.03 Any amendment to this Agreement shall not bind any of the parties hereof unless such amendment is in writing and executed and dated by Purchaser and Seller. Any amendment to this Agreement shall be binding upon Purchaser and Seller as soon as it has been executed by both parties. 13.04 Captions and section headings contained in this Agreement are for convenience and reference only; in no way do they define, describe, extend, or limit the scope or intent of this Agreement or any provisions hereof. 13.05 All terms and words used in this Agreement, regardless of the number and gender in which used, shall be deemed to include any other gender or number as the context or the use thereof may require. 13.06 No waiver of any provision of this Agreement shall be effective unless it is in writing signed by the party against whom it is asserted, and any waiver of any provision of this Agreement shall be applicable only to the specific instance to which it is related and shall not be deemed to be a continuing or future waiver as to such provision or a waiver as to any other provision. 10 Packet Pg. 511 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS: 38601320106, 38601280000,38601360001,00209681000 13.07 If any date specified in this Agreement falls on a Saturday, Sunday, or legal holiday, then the date to which such reference is made shall be extended to the next succeeding business day. 13.08 Seller is aware of and understands that the 'offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. 13.09 If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust, or any form of representative capacity whatsoever for others, Seller shall make a written public disclosure, according to Chapter 286, Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. XIV. ENTIRE AGREEMENT 14.01 This Agreement and the exhibits attached hereto contain the entire agreement between the parties, and no promise, representation, warranty, or covenant not included in this Agreement, or any such referenced agreements has been or is being relied upon by either party. No modification or amendment of this Agreement shall be of any force or effect unless made in writing and executed and dated by both Purchaser and Seller. Time is of the essence of this Agreement. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: ATTEST: CRYSTAL K. KINZEL, Clerk of the BOARD OF COUNTY COMMISSIONERS Circuit Court and Comptroller COLLIER COUNTY, FLORIDA , Deputy Clerk in 11 RICK LOCASTRO, Chairman Packet Pg. 512 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS 38601320106 38601280000.38601360001 00209681000 AS TO -SELLER - DATED: 3-("L-�1 WITNESSES: (11'� JL — L �, — (Witness Signature) / //�►r l Q� �C.r I7 1 � (Print Witness Name) mitness Sign ure) Y lM R m 1 (Print Witness Name) Approved as to farm and legality Ronald T Tomasko, Assistant County Attorney By. RICHARD D. BREWER .eC SELLER Packet Pg. 513 16.A.7. j CONSERVATION COLLIER TAX ID NUMBERS, 38601320106. 38601280000.38601360001,00209681000 EXHIBIT "A" TO BREWER AGREEMENT FOR SALE AND PURCHASE Parcel No. 38601320106, as set forth in OR 5902 PG 3212, and restated below: THE SOUTH '/z OF TRACT 13, GOLDEN GATE ESTATES UNIT NO 38 ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT BOOK 7, PAGES 90 AND 91, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA Parcel No. 38601280000, as set forth in OR 5543 PG 2563, and restated below: THE NORTH 180 FEET OF TRACT 12. GOLDEN GATE ESTATES UNIT NO 38, ACCORDING TO THE MAP OR PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE 90. PUBLIC RECORDS OF COLLIER COUNTY. FLORIDA. Parcel No. 38601360001, as set forth in OR 5543 PG 2561, and restated below: TRACT 14, GOLDEN GATE ESTATES UNIT NO. 38. ACCORDING TO THE MAP OR PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE 90, PUBLIC RECORDS OF COLLIER COUNTY FLORIDA. Parcel No. 00209681000, as set forth in OR 5547 PG 1919, and restated below: ALL OF THE PORTION OF SECTION 10, TOWNSHIP 48 SOUTH. RANGE 27 EAST COLLIER COUNTY, FLORIDA, LYING WEST OF GOLDEN GATE ESTATES UNIT NO 38, ACCORDING TO THE MAP OR PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE 90. PUBLIC RECORDS OF COLLIER COUNTY. FLORIDA. AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS. BEGINNING AT THE NORTHWEST CORNER OF SAID SECTION 10, RUN NORTH 86' 31' 20'' EAST, ALONG THE NORTH LINE OF SAID SECTION 10. FOR 139.21 FEET TO THE NORTHWEST CORNER OF TRACT 15 OF SAID GOLDEN GATE ESTATES UNIT NO 38: THENCE SOUTH 0° 19' 10" WEST FOR 1,319.82 FEET TO THE SOUTHWEST CORNER OF TRACT 14 OF SAID GOLDEN GATE ESTATES UNIT NO. 381 THENCE SOUTH 820 02' 00" WEST FOR 149 86 FEET TO THE SOUTHWEST CORNER OF THE NORTH HALF (N '/z) OF THE NORTH HALF (N Y�) OF SAID SECTION 10, THENCE NORTH 0° 43' 00" EAST, ALONG THE SECTION DNE, FOR 1,332.21 FEET TO THE POINT OF BEGINNING Approved as to form and legality: Assistant County Attorney 13 Packet Pg. 514 16.A.7.1 Conservation Collier Land Acquisition Program Project Design Report Berman Property Date: September 2023 Property Owners: Richard D. Brewer Folios : 00209681000, 38601280000, 38601320106, 38601360001 Location: Just south of 47th Ave NW and just west of Wilson Blvd. N., approx. 1.2 miles NE of Red Maple Swamp Preserve Size: 14.78 acres Purchase Price: $405,900 History of Proiect: Selected for the "A" category, Selected for the "A" Purchase Offer Accepted #1 priority, on the Active category, #1 priority, offer made to Acquisition List (AAL) by on AAL by BCC owner CCLAAC 12/7/22 2/28/2023 6/12/2023 6/12/2023 Purpose of Proiect: Environmental Conservation — Conservation Collier Program Program Oualifications: The Brewer parcels met the Initial Screening Criteria identified in the Conservation Collier Ordinance, No. 2007-65, as amended, including presence of native habitat, significant human social values, protection of water resource values and wetland dependent species habitat, presence of significant biological/ecological values, listed species habitat, connectivity, and restoration potential. Significant human social values and enhancement of the aesthetic setting of Collier County The property can be viewed from Wilson Blvd. N and 47th Ave NW — paved public roads. Public access will not be available within the parcels themselves, as this property is a highly sensitive pre -migratory roost site for the swallow-tailed kite. Opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, and flood control The parcels provide minimal recharge of the surficial aquifer; however, they do buffer the Corkscrew canal and provide protection of habitat utilized by wetland dependent species such as listed wading birds like the little blue heron and wood stork. Low lying areas within the property hold water during the wet season and after significant rain events. Packet Pg. 515 16.A.7.1 Property enhances and/or protect the environmental value of current conservation lands through function as a buffer, ecological link, or habitat corridor These parcels are directly adjacent to CREW Southwest Florida Water Management District conservation lands on their eastern boundary. Zoning, Growth Management and Land Use Overlays: The three parcels east of the Corkscrew Canal are zoned Estates. The one 4.09-acre parcel west of the Corkscrew Canal is zoned Agricultural. Projected Management Activities: No hydrologic changes are necessary to maintain wetland characteristics on the project site. Projected management activities include the removal of invasive plants and the development of a Land Management Plan. Estimated Management Costs: Management Element 2024 2025 2026 2027 2028 Exotics $5,800 $2,900 $2,900 $2,200 $2,200 Signage $200 Total $6,000 $2,900 $2,900 $2,200 $2,200 Swallow-tailed kites roosting on property July 25,2021 Packet Pg. 516 16.A.7.1 1� J 0 I� ^J CAL WELL R❑ m w z O yJ 7 «MNIDKALEF- RD 1 2 3 4 5 BREWER, RICHARD [] Conservation Collier Preserve Managed Conservation Areas Other Conservation Areas Brewer Property Location Map 3 COH ATIDA7 LLIER C^ c aid tv Q Packet Pg. 517 i zY CREW District Land r. � - r ;_ 16.A.7.m CREW Land & Water Trust Conservation Collier Land Acquisition Advisory Committee (CCLAAC) RE: CCLAAC - Cycle 11B Ranking Process 23998 Corkscrew Road Estero, FL 33928 N 239/657-2253 ;v crewtrust@crewtrust.org a- November 3, 2022 v c ca The CREW Land & Water Trust would like to express our support for the ranking and acquisition of Cycle 11B nominated parcels: Brewer (Folio 00209681000; 38601280000; 38601320106; 38601360001/14.78acres). Over the years, Conservation Collier has successfully acquired lands within the greater 60,000-acre Corkscrew Regional Ecosystem Watershed (CREW) Project. This investment has continued to ensure flood mitigation, resource protection, habitat preservation for many protected species, and the provision of recreational opportunities for the public. The indicated parcels would enhance the ecological benefits listed above as they are adjacent to CREW Bird Rookery Swamp and the broader CREW swamp and marsh complex. Ecologically, acquisition of this parcel would benefit biodiversity conservation by enhancing habitat availability and regional connectivity within existing wildlife corridors. It is noted that this parcel is especially important as a pre -migratory roost site for the swallow-tailed kite. Acquisition of this parcel will also help buffer and enhance the hydrologic integrity of the greater CREW project. The CREW Land & Water Trust requests that this parcel receive high prioritization during your ranking process due to its ecological and hydrological significance. We are committed to contributing $7,500 for the acquisition of this nomination to show our support. Thank you for your consideration, Executive Director CREW Land & Water Trust 23998 Corkscrew Rd, Estero FL 33928 rlucius@crewtrust.org CREW Land & Water Trust is a 501(c)(3) nonprofit organization; therefore, your generous donation is tax deductible to the extent allowed by law. www.crewtrust.org Dedicated to the preservation and stewardship of the water resources and natural communities in and around the Corkscrew Regional Ecosystem Watershed Packet Pg. 519 16.A.7. n CONSERVATION COLLIER - CYCLE 11 B PEPPER RANCH PRESERVE OWNER; ENGLISH TR. FOLIO 00053560005 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between JOHN EDWIN ENGLISH, as Trustee of the JOHN EDWIN ENGLISH TRUST dated June 5, 2019, whose address is 9481 Waterford Oaks Dr., Winter Haven, FL 33884 (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida. its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112 (hereinafter referred to as "Purchaser"). WITNESSETH WHEREAS, Seller is the owner of that certain parcel of real property (hereinafter referred to as "Property"), located in Collier County, State of Florida, and being more particularly described in Exhibit "A," attached hereto and made a part hereof by reference_ WHEREAS, Purchaser is desirous of purchasing the Property, subject to the conditions and other agreements hereinafter set forth, and Seller is agreeable to such sale and to such conditions and agreements. NOW, THEREFORE, and for and in consideration of the premises and the respective undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the receipt and sufficiency of which is hereby acknowledged, it is agreed as follows: AGREEMENT 1.01 In consideration of the purchase price and upon the terms and conditions hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase from Seller the Property, described in Exhibit "A". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be FOUR HUNDRED SIXTY-THREE THOUSAND FIVE HUNDRED and 001100 DOLLARS ($463,500), (U.S. Currency) payable at time of closing. III. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before one hundred and eighty (180) days following execution of this Agreement by the Purchaser, or within thirty (30) days of Purchaser's receipt of all closing documents, whichever is later. The Closing shall be held at the Collier County Attorney's Office, Administration Packet Pg. 520 16.A.7. n CONSERVATION COLLIER - CYCLE 11 B PEPPER RANCH PRESERVE OWNER: ENGLISH TR_ FOLIO: 00053560005 Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: 3.011 Seller shall convey a marketable title free of any liens, encumbrances, exceptions, or qualifications. Marketable title shall be determined according to applicable title standards adopted by the Florida Bar and in accordance with law. At the Closing, the Seller shall cause to be delivered to the Purchaser the items specified herein and the following documents and instruments duly executed and acknowledged, in recordable form: 3.0111 Warranty Deed in favor of Purchaser conveying title to the Property, free and clear of all liens and encumbrances other than: (a) The lien for current taxes and assessments. (b) Such other easements, restrictions, or conditions of record. 3.0112 Combined Purchaser -Seller closing statement. 3.0113 A "Gap Tax Proration, Owner's Non -Foreign Affidavit", as required by Section 1445 of the Internal Revenue Code and as required by the title insurance underwriter to insure the "gap" and issue the policy contemplated by the title insurance commitment. 3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 A negotiable instrument (County Warrant) in an amount equal to the Purchase Price. No funds shall be disbursed to Seller until the Title Company verifies that the state of the title to the Property has not changed adversely since the date of the last endorsement to the commitment, referenced in Section 4.011 thereto, and the Title Company is irrevocably committed to pay the Purchase Price to Seller and to issue the Owner's title policy to Purchaser in accordance with the commitment immediately after the recording of the deed. 3.0122 Funds payable to the Seller representing the cash payment due at Closing in accordance with Article III hereof, shall be subject to adjustment for prorations as hereinafter set forth. Packet Pg. 521 16.A.7. n CONSERVATION COLLIER - CYCLE 11 B PEPPER RANCH PRESERVE OWNER: ENGLISH TR. FOUO: 00053560005 3.02 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued pursuant to the Commitment provided for in Section 4.011 below, shall be paid by Purchaser. The cost of the title commitment shall also be paid by Purchaser. 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. IV, REQUIREMENTS AND CONDITIONS 4.01 Upon execution of this Agreement by both parties or at such other time as specified within this Article, Purchaser and/or Seller, as the case may be, shall perform the following within the times stated, which shall be conditions precedent to the Closing; 4.011 Within fifteen (15) days after the date hereof, Purchaser shall obtain as evidence of title an AI_TA Commitment for an Owner's Title Insurance Policy (ALTA Form B-1970) covering the Property, together with hard copies of all exceptions shown thereon. Purchaser shall have thirty (30) days, following receipt of the title insurance commitment, to notify Seller in writing of any objection to title other than liens evidencing monetary obligations, if any, which obligations shall be paid at closing_ If the title commitment contains exceptions that make the title unmarketable, Purchaser shall deliver to the Seller written notice of its intention to waive the applicable contingencies or to terminate this Agreement_ 4.012 If Purchaser shall fail to advise the Seller in writing of any such objections in Seller's title in the manner herein required by this Agreement, the title shall be deemed acceptable. Upon notification of Purchaser's objection to title, Seller shall have thirty (30) days to remedy any defects to convey good and marketable title at Seller's expense, except for liens or monetary obligations which will be satisfied at Closing. Seiler, at its sole expense, shall use its best efforts to make such title good and marketable. In the event Seller is unable to cure said objections within said time period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said thirty (30) day period, may accept title as it then is, waiving any objection; or Purchaser may terminate the Agreement. A failure by Purchaser to give such Packet Pg. 522 16.A.7. n CONSERVATION COLLIER -CYCLE 118 PEPPER RANCH PRESERVE OWNER: ENGLISH TR. FOLIO: 00053560005 written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the exceptions to title as shown in the title commitment. 4.013 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within ten (10) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a current survey of the Property prepared by a surveyor licensed by the State of Florida. No adjustments to the Purchase Price shall be made based upon any change to the total acreage referenced in Exhibit "A," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property, or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seiler of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have one hundred twenty (120) days from the date of this Agreement, ("Inspection Period"), to determine through appropriate investigation that: 1. Soil tests and engineering studies indicate that the Property can be developed without any abnormal demucking, soil stabilization or foundations. 2. There are no abnormal drainage or environmental requirements to the development of the Property. 3. The Property is in compliance with all applicable State and Federal environmental laws and the Property is free from any pollution or contamination. Packet Pg. 523 16.A.7. n CONSERVATION COLLIER - CYCLE 11 B PEPPER RANCH PRESERVE OWNER: ENGLISH TR. FOLIO: 00053560005 4. The Property can be utilized for its intended use and purpose in the Conservation Collier program 5,02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to the expiration of the Inspection Period, written notice of its intention to waive the applicable contingencies or to terminate this Agreement. If Purchaser fails to notify the Seller in writing of its specific objections as provided herein within the Inspection Period, it shall be deemed that the Purchaser is satisfied with the results of its investigations and the contingencies of this Article V shall be deemed waived. in the event Purchaser elects to terminate this Agreement because of the right of inspection, Purchaser shall deliver to Seller copies of all engineering reports and environmental and soil testing results commissioned by Purchaser with respect to the Property, 5.08 Purchaser and its agents, employees and servants shall, at their own risk and expense, have the right to go upon the Property for the purpose of surveying and conducting site analyses, soil borings and all other necessary investigations. Purchaser shall, in performing such tests; use due care. Seller shall be notified by Purchaser no less than twenty-four (24) hours prior to said inspection of the Property. VI. INSPECTION 6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have the right to inspect the Property at any time prior to the Closing. VII. POSSESSION 7.01 Purchaser shall be entitled to full possession of the Property at Closing, VIII. PRORATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of the current year taxes, and shall be paid by Seller. IX. TERMINATION AND REMEDIES 9.01 If Seller shall have failed to perform any of the covenants and/or agreements contained herein which are to be performed by Seller, within ten (10) days of written notification of such failure, Purchaser may, at its option, terminate this Agreement by giving written notice of termination to Seller. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to Packet Pg. 524 CONSERVATION COLLIER - CYCLE 11 B PEPPER RANCH PRESERVE OWNFR: ENGLISH TR. FOLIO: 00053560005 a contract vendee, including the right to seek specific performance of this Agreement. 9.02 The parties acknowledge that the remedies described herein and in the other provisions of this Agreement provide mutually satisfactory and sufficient remedies to each of the parties and take into account the peculiar risks and expenses of each of the parties. X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES 10.01 Seller and Purchaser represent and warrant the following: 10.011 Seller and Purchaser have full right and authority to enter into and to execute this Agreement and to undertake all actions and to perform all tasks required of each hereunder. Seller is not presently the subject of a pending, threatened or contemplated bankruptcy proceeding, 10.012 Seller has full right, power, and authority to own and operate the Property, and to execute, deliver, and perform its obligations under this Agreement and the instruments executed in connection herewith, and to consummate the transaction contemplated hereby. All necessary authorizations and approvals have been obtained authorizing Seller and Purchaser to execute and consummate the transaction contemplated hereby. At Closing, certified copies of such approvals shall be delivered to Purchaser and/or Seller, if necessary. 10.013 The warranties set forth in this paragraph shall be true on the date of this Agreement and as of the date of Closing. Purchaser's acceptance of a deed to the said Property shall not be deemed to be full performance and discharge of every agreement and obligation on the part of the Seller to be performed pursuant to the provisions of this Agreement. 10.014 Seller represents that it has no knowledge of any actions, suits, claims, proceedings, litigation or investigations pending or threatened against Seller, at law, equity or in arbitration before or by any federal, state, municipal or other governmental instrumentality that relate to this agreement or any other property that could, if continued, adversely affect Seller's ability to sell the Property to Purchaser according to the terms of this Agreement_ 10.015 No party or person other than Purchaser has any right or option to acquire the Property or any portion thereof. 10.016 Until the date fixed for Closing, so long as this Agreement remains in force and effect, Seller shall not encumber or convey any portion of the 16.A.7. n Packet Pg. 525 16.A.7. n CONSERVATION COLLIER - CYCLE 11 B PEPPER RANCH PRESERVE OWNER: ENGLISH TR. FOLIO: 00053560005 Property or any rights therein, nor enter into any agreements granting any person or entity any rights with respect to the Property or any part thereof, without first obtaining the written consent of Purchaser to such conveyance, encumbrance, or agreement which consent may be withheld by Purchaser for any reason whatsoever. 10.017 Seller represents that there are no incinerators, septic tanks, or cesspools on the Property; all waste, if any, is discharged into a public sanitary sewer system, Seller represents that they have (it has) no knowledge that any pollutants are or have been discharged from the Property, directly or indirectly into any body of water. Seller represents the Property has not been used for the production, handling, storage, transportation, manufacture or disposal of hazardous or toxic substances or wastes, as such terms are defined in applicable laws and regulations, or any other activity that would have toxic results, and no such hazardous or toxic substances are currently used in connection with the operation of the Property, and there is no proceeding or inquiry by any authority with respect thereto. Seller represents that they have (it has) no knowledge that there is ground water contamination on the Property or potential of ground water contamination from neighboring properties. Seller represents no storage tanks for gasoline, or any other substances are or were located on the Property at any time during or prior to Seller's ownership thereof. Seller represents none of the Property has been used as a sanitary landfill. 10.018 Seller has no knowledge that the Property and Seller's operations concerning the Property are in violation of any applicable Federal, State or local statute, law or regulation, or of any notice from any governmental body has been served upon Seller claiming any violation of any law, ordinance, code or regulation or requiring or calling attention to the need for any work, repairs, construction, alterations or installation on or in connection with the Property in order to comply with any laws, ordinances, codes or regulation with which Seller has not complied. 10.019 Seller has no knowledge of unrecorded restrictions, easements, or rights of way (other than existing zoning regulations) that restrict or affect the use of the Property, and there are no maintenance, construction, advertising, management, leasing, employment, service, or other contracts affecting the Property. 10.020 Seller has no knowledge that there are any suits, actions or arbitration, bond issuances or proposals therefor, proposals for public improvement assessments, pay -back agreements, paving agreements, road expansion or improvement agreements, utility moratoriums, use moratoriums, improvement moratoriums, administrative or other proceedings or governmental Packet Pg. 526 16.A.7. n CONSERVATION COLLIER - CYCLE 118 PEPPER RANCH PRESERVE OWNER: ENGLISH TR. FOLIO: 00053560005 investigations or requirements, formal or informal, existing or pending or threatened which affects the Property or which adversely affects Seller's ability to perform hereunder; nor is there any other charge or expense upon or related to the Property which has not been disclosed to Purchaser in writing prior to the effective date of this Agreement. 10.021 Seller acknowledges and agrees that Purchaser is entering into this Agreement based upon Seller's representations stated above and on the understanding that Seller will not cause the zoning or physical condition of the Property to change from its existing state on the effective date of this Agreement up to and including the Date of Closing. Therefore, Seller agrees not to enter into any contracts or agreements pertaining to or affecting the Property and not to do any act or omit to perform any act which would change the zoning or physical condition of the Property or the governmental ordinances or laws governing same. Seller also agrees to notify Purchaser promptly of any change in the facts contained in the foregoing representations and of any notice or proposed change in the zoning, or any other action or notice, that may be proposed or promulgated by any third parties or any governmental authorities having jurisdiction of the development of the property which may restrict or change any other condition of the Property_ 10.022 At the Closing, Seller shall deliver to Purchaser a statement (hereinafter called the "Closing Representative Statement") reasserting the foregoing representations as of the Date of Closing, which provisions shall survive the Closing. 10.023 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. 10.024 Any loss and/or damage to the Property between the date of this Agreement and the date of Closing shall be Seller's sole risk and expense. Packet Pg. 527 16.A.7. n CONSERVATION COLLIER - CYCLE 11 S PEPPER RANCH PRESERVE OWNER; ENGLISH Tip_ FOLIO: 00053560005 XI. NOTICES 11.01 Any notice, request; demand, instruction, or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd_ Naples, Florida 34116 With a copy to: Attn: Vivian Rodriguez Collier County Real Property Management 3335 Tamiami Trail East, Suite 102 Naples, Florida 34112 Telephone number: 239-252-8402 Fax number: 239-252-8876 If to Seller: Jennifer Myers John Edwin English Trust 9481 Watrford Oaks Dr. Winter Haven, FL 33884 Telephone number: (863) 287-8818 E-mail: imyers43@me.com 11.02 The addresses and numbers for the purpose of this Article may be changed by either party by giving written notice of such change to the other party in the manner provided herein. For the purpose of changing such addresses or addressees only, unless and until such written notice is received, the last addressee and respective address stated herein shall be deemed to continue in effect for all purposes. Packet Pg. 528 16.A.7. n CONSERVATION COLLIER - CYCLE 1 I B PEPPER RANCH PRESERVE OWNER: ENGLISH TR. FOLIO 00053560005 XII. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. Seller agrees to pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 13.02 This Agreement and the terms and provisions hereof shall be effective as of the date this Agreement is executed by both parties and shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, personal representatives, successors, successor trustee, and assignees whenever the context so requires or admits. 13.03 Any amendment to this Agreement shall not bind any of the parties hereof unless such amendment is in writing and executed and dated by Purchaser and Seller. Any amendment to this Agreement shall be binding upon Purchaser and Seller as soon as it has been executed by both parties. 13.04 Captions and section headings contained in this Agreement are for convenience and reference only; in no way do they define, describe, extend, or limit the scope or intent of this Agreement or any provisions hereof. 13.05 All terms and words used in this Agreement, regardless of the number and gender in which used, shall be deemed to include any other gender or number as the context or the use thereof may require. 13.06 No waiver of any provision of this Agreement shall be effective unless it is in writing signed by the party against whom it is asserted, and any waiver of any provision of this Agreement shall be applicable only to the specific instance to which it is related and shall not be deemed to be a continuing or future waiver as to such provision or a waiver as to any other provision. 1107 If any date specified in this Agreement fails on a Saturday, Sunday; or legal holiday, then the date to which such reference is made shall be extended to the next succeeding business day. Packet Pg. 529 16.A.7. n CONSERVATION COLLIER - CYCLE 11 B PEPPER RANCH PRESERVE OWNER: ENGLISH TR. FOLIO: 00053560005 13.08 Seller is aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. 13.09 If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust, or any form of representative capacity whatsoever for others, Seller shall make a written public disclosure, according to Chapter 286, Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. XIV. ENTIRE AGREEMENT 14.01 This Agreement and the exhibits attached hereto contain the entire agreement between the parties, and no promise, representation, warranty or covenant not included in this Agreement, or any such referenced agreements has been or is being relied upon by either party. No modification or amendment of this Agreement shall be of any force or effect unless made in writing and executed and dated by both Purchaser and Seller. Time is of the essence of this Agreement. IN WTNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: S TO PURCHASER- ATTEST. - CRYSTAL K. KINZEL, Clerk of the Circuit Court and Comptroller , Deputy Clerk BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA No RICK LOCASTRO, Chairman [SIGNATURE(S)APPEAR ON THE FOLLOWING PAGE] Packet Pg. 530 CONSERVATION COLLIER —CYCLE 11S PEPPER RANCH PRESERVE OWNER: ENGLISH TR. FOLIO: 00053560005 AS TO SELLER: DATED: WITNESSES: (Signature) Print Witness Name) �L I )t"a (Signat re) C" (Print Witness Name) Approved as to form and legality: Ronald T. Tomasko, Assistant County Attorney JOHN EDWIN ENGLISH TRUST dated June 5, 2019 I � By: �-f MI -IN EDWIN ENGLISH, T stee 16.A.7. n Q Packet Pg. 531 16.A.7. n CONSERVATION COLLIER -CYCLE 116 PEPPER RANCH PRESERVE OWNER: ENGLISH TR. FOLIO: 00053560005 EXHIBIT "A" The South 300 feet of the North 600.00 feet of the West 660.00 feet of the South 4019.00 feet of Section 34, Township 46 South, Range 28 East, Collier County, Florida. The East 30.00 feet reserved for a roadway easement. AND the South 300 feet of the North 600.00 feet of the East 2550.00 feet of the South 4019.00 feet of the West 3210.00 feet of Section 34. Township 46 South, Range 28 East, Collier County, Florida. The West 30.00 feet reserved for a roadway easement. AND the North 594 feet of the South 3419 feet of Section 34, Township 46 South, Range 28 East, Collier County Florida, lying Westerly of Lake Trafford; the Easterly 60 feet of the Westerly 690 feet reserved for road right-of-way, LESS THE FOLLOWING DESCRIBED PARCEL: The East 480.00 feet of the West 1140.00 feet of the North 544.00 feet of the South 3369.00 feet of Section 34, Township 46 South, Range 28 East, Collier County, Florida, lying Westerly of Lake Trafford; the West 30 feet and the South 60 feet reserved for road right-of-way easement. Subject to and reserving an easement for ingress, egress and utilities to J. Edwin English and Betty Jo English, Husband and Wife, across the South 60' thereof. Parcel Identification Number: 00053560005 59.01 acres Packet Pg. 532 16.A.7.o CREW Land & Water Trust Conservation Collier Land Acquisition Advisory Committee (CCLAAC) RE: CCLAAC - Cycle 11B Ranking Process 23998 Corkscrew Road Estero, FL 33928 239/657-2253 crewtrust@crewtrust.org November 3, 2022 The CREW Land & Water Trust would like to express our support for the ranking and acquisition of Cycle 11B nominated parcel: John Edwin English Trust (Folio 00053560005/59.01 acres). Over the years, Conservation Collier has successfully acquired lands within the greater 60,000-acre Corkscrew Regional Ecosystem Watershed (CREW) Project. This investment has continued to ensure flood mitigation, resource protection, habitat preservation for many protected species, and the provision of recreational opportunities for the public. The indicated parcel will enhance the ecological and hydrological benefits of CREW because of its location adjacent to Pepper Ranch Preserve and its siting within the broader Corkscrew swamp and marsh complex within the greater CREW Project. Ecologically, acquisition of this parcel would benefit biodiversity conservation by enhancing habitat availability and regional connectivity within existing wildlife corridors. It is noted that these parcels are likely important habitats for many of the same species known to utilize adjacent county and state conservation areas. Acquisition of these parcels will also help buffer and enhance the hydrologic integrity of the entire CREW Project. The CREW Land & Water Trust requests that this parcel receive high prioritization during your ranking process due to its ecological and hydrological significance. We are committed to contributing $5,000 for the acquisition of this nomination to show our support. Thank you for your consideration, Executive Director CREW Land & Water Trust 23998 Corkscrew Rd, Estero FL 33928 rlucius@crewtrust.org CREW Land & Water Trust is a 501(c)(3) nonprofit organization; therefore, your generous donation is tax deductible to the extent allowed by law. www.crewtrust.org Dedicated to the preservation and stewardship of the water resources and natural communities in and around the Corkscrew Regional Ecosystem Watershed Packet Pg. 533 16.A.7. r Conservation Collier Land Acquisition Program Project Design Report Date: July 2023 English Trust parcel Property Owner: John Edwin English, as Trustee of the John Edwin English Trust Folios : 00053560005 Location: East of and adjacent to Pepper Ranch Preserve; south and east of Trafford Oaks Road Immokalee, FL; Section 34, Township 46, Range 28, Collier County Size: 59.01 acres Purchase Price: $463,500 History of Proiect: Received Selected for the Selected for the Purchase offer Offer Accepted application "A" category, #1 "A" category, #1 made to owners priority, on the priority, on the Active Active Acquisition List Acquisition List b CCLAAC b BCC 7/31/2022 12/07/2022 2/28/2023 07/03/2023 07/07/2023 Purpose of Project: Environmental Conservation — Conservation Collier Program Program Qualifications: The English Trust parcel is a 59.01-acre addition to the Pepper Ranch Preserve. The acquisition of this parcel will bring the total size of Pepper Ranch Preserve to 2,655.2 acres. The English Trust parcel was evaluated by the Conservation Collier Land Acquisition Advisory Committee and found to fulfill program qualifications by satisfying all applicable screening criteria, including presence of native habitat, potential for nature - based recreational and educational opportunities, protection of water resource values and wetland dependent species habitat, presence of significant biological/ecological values, listed species habitat, connectivity and restoration potential. The English Trust parcel contains hydric soils, supporting numerous species of wetland dependent plants. Three types of native vegetative communities have been identified on the parcels using Geographical Information Systems (GIS) mapping and staff observation: Mixed Scrub Shrub Wetland, Cabbage Palm Hammock, Mixed Wetland Hardwoods. Two listed plant species were found on the property. The parcel also contains a low exotic plant infestation, constituting approximately 10% of the plant cover. Acquisition of the English Trust parcel will offer opportunities for protection of water resource values, including some aquifer recharge, protection of wetland dependent species habitat and flood control. 1 Packet Pg. 534 16.A.7. r Many native species of birds, including hawks, wading birds, woodpeckers and wild turkey have been observed by staff during site visits in this area. The habitat found on the English Trust parcel would support the presence of listed bird species including snowy egret, little blue heron, white ibis, tri-colored heron and wood stork. There is photographic evidence of the presence of Florida black bear and Florida Fish and Wildlife Conservation Commission telemetry data documenting use of the area by Florida panthers. The parcel can be accessed via Trafford Oaks Road, a private road on the south side of Pepper Ranch Preserve, and directly from Pepper Ranch Preserve to the west. Public parking will not be created on this parcel. There is a visitor center with public parking on the Pepper Ranch Preserve and several public parking areas throughout the preserve. The public will not be accessing this property via Trafford Oaks Road. Trails will not be created on this property. The adjacent Pepper Ranch Preserve has over 10 miles of trails nearby that are representative of the same types of habitat. The current zoning designation is Agriculture with a Mobile Home Overlay (A -MHO) and the parcel is within the Rural Lands Stewardship Area with a majority of the parcel on the north side designated as Flowway Stewardship and a small portion on the south side designated as 500 Foot Buffer. Projected Management Activities: Projected management activities include the removal of invasive exotic plants, the development of an Interim Land Management Plan within 90 days, and development of a Final Management Plan within 2 years. The following assessment addresses the initial costs of management. These are very preliminary estimates. No hydrologic changes are necessary to sustain wetland characteristics. No site improvements are recommended. The property is in good condition and will only need exotic plant removal and treatment. 2024 2025 2026 2027 2028 Exotics $11,800 $8,900 $8,900 $8,900 $5,900 Signage $200 Total $12,000 $8,900 $8,900 $8,900 $5,900 SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL. 2 Packet Pg. 535 16.A.7.r T0 1 2 JOHN EDWIN ENGLISH TRUST Pepper Ranch Preserve CONS-E-RVATION CIOLLIER Co lte cCouvity � ,L 1 Packet Pg. 536 16.A.7.r T I I I 0 0.5 JOHN EDWIN ENGLISH TRUST Conservation Collier Preserve Cik Co ev County .I Packet Pg. 537 I 16.A.7.s I BCC Conservation Collier Property Summary Winchester Head Preserve Multi -Parcel Project Currently on Board Approved A -list; CCLACC Recommendation: Remain on A -list Property Name: Winchester Head Preserve Owner(s): 39 parcels - See Map Target Protection Area: North Golden Gate Estates Acreage: 52.4 acres remaining to be acquired Total Estimated Market Value: $1,441,000 Cycle 12A Staff estimates that 4 parcels (10 acres) within the Winchester Head Preserve Multi -Parcel Project Area will be acquired during Cycle 12A. For budgeting purposes the estimated cost of 4 parcels has been allocated to the Active Acquisition List A -List Total - Cycle 12A, while the estimated cost of the remaining 35 project parcels (42.4 acres) is provided within the Active Acquisition List Multi -Parcel Projects total. Highlights: • Location: Between 35th Ave. NE and 4111 Ave. NE, east of Everglades Blvd. N. • Habitat: Primarily freshwater marsh and cypress • Listed Plants: Common wild pine (Tillandsia fasciulata) fern (Osmunda regalis) • Listed Wildlife: FWC telemetry shows use by panthers and observed on wildlife cameras on existing preserve. Habitat for wood stork. • Water Resource Values: hydric soils exist; wetland indicators noted and numerous wetland dependent plants species noted; very minimal mapped aquifer recharge. • Connectivity: The parcels are immediately contiguous to Winchester Head Preserve and serve as an important water storage area for this part of NGGE • Access: 371h Ave. NE, 39th Ave. NE, and 41st Ave. NE are accessible via Everglades Blvd. • Management Issues / Estimated Costs: Initial Exotic Removal estimated at $300/acre and ongoing annual estimated at $150/acre. These parcels would be managed along with the existing preserve parcels • Partnership Opportunities: None • Zoning/Overlays: Single-family Estates zoning. No Overlays • Surrounding land uses: Undeveloped and developed Estates residential on all sides • Other Division Interest: Stormwater Management may be interested in partnering on flood management projects within Winchester Head to relieve flooding in surrounding areas. Total Score: 241/400 200 160 150 100 89 80 64 80 80 50 30 58 0 1- Ecological 2 - Human 3 - 4- Value Value Restoration Vulnerability and Management ■ Awarded Points ❑ Possible Points History: Parcels within the Winchester Head Preserve boundary totaling 158.67 acres have been targeted and pursued by Conservation Collier since the target area was approved for the A -list by the Board of County Commissioners on January 25, 2005. Since then, the Program has acquired 63% of the project area or 71 parcels for a total of 99 acres (as of August 2023). Acquisition in the project area are ongoing. I Packet Pg. 538 1 I 16.A.7.s I CCLAAC Conservation Collier Property Summary Cycle 12A Winchester Head Preserve Multi -Parcel Project — Currently on Board Approved A -list *Map is current as of July 2023. Narrative reflects current status of acquisition as acquisitions are ongoing in this project area. i 0 0.25 0.5 Miles Packet Pg. 539 I 16.A.7.t I BCC Property Name: Van Cleave Target Protection Area: RFMUD Estimated Market Value: $35,000 Conservation Collier Property Summary Van Cleave - Rivers Road Preserve Owner: Matthew Van Cleave Acreage: 0.50 Highlights: • Location: Rivers Rd., adjacent to Rivers Road Preserve • Met 3 the 6 Initial Screening Criteria: Human social values; biological values; connectivity; not within another Agency project boundary. • Habitat: Brazilian pepper with scattered cabbage palm and cypress • Listed Plants: None observed • Listed Wildlife: Florida panther (Puma concolor corgi) frequently detected in adjacent preserve. • Water Resource Values: This parcel adds minimally to aquifer recharge and is composed nearly entirely of uplands, except for its eastern edge • Connectivity: This parcel connects to the Rivers Road Preserve and is part of a larger wildlife corridor • Other Division Interest: None • Access: Accessible via Rivers Road with preserve parking less than 750 feet to the south. • Management Issues / Estimated Costs: Initial invasive plant treatment - $5,000, and ongoing annual maintenance estimated at $1,000; $500 for signage • Partnership Opportunities: None • Zoning/Overlays: Agriculture with a Mobile Home Overlay — allows for no greater than one unit per 5 acres currently, but these are "receiving lands" within the Rural Fringe Mixed Use District and TDRs could be used to increase density. • Surrounding land uses: low density single-family homes, unpaved road, and preserve. • All Criteria Score: 173 out of 400; very low ecological value and management scores • Acquisition Considerations: Parcel would expand Rivers Road Preserve; staff recommends that old septic tank is remediated by seller Cycle 11A Total Score: 173/400 200 160 150 80 80 80 100 64 50 41 36 32 0 1 - Ecological 2 - Human 3 - 4- Value Value Restoration Vulnerability and Management ■ Awarded Points ❑ Possible Points Packet Pg. 540 1 I 16.A.7.t I BCC Conservation Collier Property Summary Van Cleave - Rivers Road Preserve VanGeave Offer Accepted Riveis Road Prewrre Managed Ccnaervavon Areas Other Conservation Areas t- n 2 SUN DANCE St GATINON BLVV p Cycle 11A LMM01ALEERn RAMSEY ST fl 0.5 Miles CANNCN BLVR KERL ISLAN4 R4 — m Q V `m 0 V c 0 d N C 0 ci M N W N Packet Pg. 541 1 16.A.7.t Conservation Collier Initial Criteria Screening Report Van Cleave Parcel o. 1 E 1.1iles Owner Name: Matthew VanCleave Folio Number: 00218840007 Size: 0.5 acre Staff Report Date: August 3, 2022 Total Score: 173/400 200 150 160 100 80 80 64 80 50 41 36 32 0 1 - Ecological 2 - Human Value 3 - Restoration 4 - Vulnerability Value and Management ■ Awarded Points ❑ Possible Points Packet Pg. 542 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 0 L Y Table of Contents U Tableof Contents......................................................................................................................................... 2 N 0) L 1. Introduction........................................................................................................................................... 4 a- 2. Summary of Property............................................................................................................................ 5 m > a� Figure 1 - Parcel Location Overview.........................................................................................................5 U Figure 2 - Parcel Close-up 6 c f° 2.1 Summary of Property Information....................................................................................................7 c -°a a� Table 1— Summary of Property Information.....................................................................................7 Figure 3 - Secondary Criteria Score....................................................................................................8 m Table 2 - Secondary Criteria Score Summary.....................................................................................8 08 Q 2.2 Summary of Assessed Value and Property Cost Estimates..............................................................9 Table 3. Assessed & Estimated Value................................................................................................9 N N U 2.2.1 Zoning, Growth Management and Conservation Overlays....................................................9 U L 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10)...................................................... 10 0 U 3. Initial Screening Criteria......................................................................................................................12 c 0 3.1 Ecological Values............................................................................................................................. 12 it 3.1.1 Vegetative Communities....................................................................................................... 12 v0i Figure 4 - CLIP4 Priority Natural Communities........................................................................ 13 c v Figure 5 - Florida Cooperative Land Cover Classification System ............................................ 14 Figure 6 — Swamp fern and cabbage palm under Brazilian pepper ......................................... 15 N v Figure 7 —Wild coffee, cabbage palm, and java plum.............................................................. 15 0 3.1.2 Wildlife Communities............................................................................................................ 16 a m 06 Table 4— Listed Wildlife Detected........................................................................................... 16 Figure 8 — Typical view of understory...................................................................................... 16 E E Figure 9 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................... 17 in Figure 10 - CLIP4 Potential Habitat Richness........................................................................... 18 c 3.1.3 Water Resources ................................................................................................................... 19 m E 0 Figure 11 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ............................ 20 Figure 12 - Collier Count Soil Survey21 c w Figure 13 LIDAR Elevation Map............................................................................................... 22 U 3.1.4 Ecosystem Connectivity........................................................................................................ 23 r_ Figure14-Conservation Lands............................................................................................... 23 3.2 Human Values................................................................................................................................. 24 c 2 Packet Pg. 543 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Folio Number: 00218840007 Date: August 3, 2022 3.2.1 Recreation............................................................................................................................. 24 3.2.2 Accessibility........................................................................................................................... 24 3.2.3 Aesthetic/Cultural Enhancement......................................................................................... 24 Figure 15 — Large laurel oak on eastern edge of parcel........................................................... 24 3.3 Restoration and Management....................................................................................................... 25 3.3.1 Vegetation Management...................................................................................................... 25 3.3.1.1 Invasive Vegetation..................................................................................................... 25 3.3.1.2 Prescribed Fire............................................................................................................ 25 3.3.2 Remediation and Site Security.............................................................................................. 25 3.3.3 Assistance.............................................................................................................................. 25 3.4 Vulnerability.................................................................................................................................... 25 3.4.1 Zoning and Land Use............................................................................................................. 25 Figure16—Zoning................................................................................................................... 26 Figure17—Zoning Overlay...................................................................................................... 27 Figure18 — Future Land Use................................................................................................... 28 3.4.2 Development Plans............................................................................................................... 29 4. Acquisition Considerations................................................................................................................... 29 Figure 19 - Debris including bucket, flower pots, glass and plastic bottles, empty quart oil containers andChristmas lights.............................................................................................................................. 30 Figure20 - Old Septic Tank.................................................................................................................... 30 5. Management Needs and Costs..............................................................................................................31 Table 5 - Estimated Costs of Site Remediation, Improvements, and Management ................ 31 6. Potential for Matching Funds..............................................................................................................31 7. Secondary Criteria Scoring Form......................................................................................................... 32 8. Additional Site Photos.........................................................................................................................38 APPENDIX 1— Critical Lands and Water Identification Maps (CLIP) Definitions......................................41 3 Packet Pg. 544 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave 1. Introduction Folio Number: 00218840007 Date: August 3, 2022 The Conservation Collier Program (Program) is an environmentally sensitive land acquisition and management program approved by the Collier County Board of County Commissioners (Board) in 2002 and by Collier County Voters in 2002 and 2006. The Program was active in acquisition between 2003 and 2011, under the terms of the referendum. Between 2011 and 2016, the Program was in management mode. In 2017, the Collier County Board reauthorized Conservation Collier to seek additional lands (2/14/17, Agenda Item 11B). On November 3, 2020, the Collier County electors approved the Conservation Collier Re-establishment referendum with a 76.5% majority. This Initial Criteria Screening Report (ICSR) has been prepared for the Conservation Collier Program in its 11th acquisition cycle to meet requirements specified in the Conservation Collier Implementation Ordinance, 2002-63, as amended, and for purposes of the Conservation Collier Program. The sole purpose of this report is to provide objective data to demonstrate how properties meet the criteria defined by the ordinance. The following sections characterize the property location and assessed value, elaborate on the initial and secondary screening criteria scoring, and describe potential funding sources, appropriate use, site improvements, and estimated management costs. 4 Packet Pg. 545 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave 2. Summary of Property U) U) O G S L) W SUNDANCE ST CANNONS BLVD DRAGONS Lei VanCleave Offer Accepted Rivers Road Preserve Managed Conservation Areas Other Conservation Areas Figure 1 - Parcel Location Overview IMMOKALEE RD WC O C RAMSEY ST o m ,o C 0.5 Miles Folio Number: 00218840007 Date: August 3, 2022 CANNON BLVD KEPI ISLAND RD 1 CONWWATION LLIER CAT County 5 Packet Pg. 546 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 Miles VanCleave Rivers Road Preserve Managed Conservation Areas Other Conservation Areas CONSEr 'AT10N COLLIER Cofer Gamity Figure 2 - Porcel Close-up Packet Pg. 547 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave 2.1 Summary of Property Information Table 1 — Summary of Property Information Folio Number: 00218840007 Date: August 3, 2022 Characteristic Value Comments Name Van Cleave Matthew Van Cleave Folio Number 00218840007 Address: 2065 Rivers Rd., Naples Target Protection RFMUD Rural Fringe Mixed Use District — Receiving Area Size 0.50 acres Section, Township, and Range 530, Twn 48, R27 Zoning AMHO-RFMUD- 1 unit per acre with TDR credits and 0.2 units per acre (1 Category/TDRs Receiving unit per 5 acres) without TDR credits. 1% annual chance of shallow flooding, usually in the form FEMA Flood Map of a pond, with an average depth ranging from 1 to 3 feet. Category AH These areas have a 26% chance of flooding over the life of a 30-year mortgage. Existing structures None Adjoining Residential, Single family residences to the south and west, properties Undeveloped, undeveloped parcel to the north, unpaved road (Rivers Rd.) and their Uses roadway, preserve to the east — with Rivers Road Preserve east of Rivers Rd. Development Plans Submitted None Known Property Septic tank and Old septic tank and well associated with trailer that had Irregularities well present been removed; some debris Other County Dept Interest None Packet Pg. 548 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave 180 160 140 120 100 80 60 40 20 0 160 1 - Ecological Value Total Score: 173/400 80 36 2 - Human Value ■ Awarded Points Figure 3 - Secondary Criteria Score Table 2 - Secondary Criteria Score Summary 80 32 0 3 - Restoration and Management ❑ Possible Points Folio Number: 00218840007 Date: August 3, 2022 80 f 4 - Vulnerability Criteria Awarded Weighted Points Possible Weighted Points Awarded/Possible Points 1 - Ecological Value 41 160 26% 1.1 - Vegetative Communities 3 53 5% 1.2 - Wildlife Communities 19 27 70% 1.3 - Water Resources 7 27 25% 1.4 - Ecosystem Connectivity 13 53 25% 2 - Human Values 36 80 45% 2.1 - Recreation 11 34 33% 2.2 - Accessibility 20 34 58% 2.3 - Aesthetics/Cultural Enhancement 4 11 38% 3 - Restoration and Management 32 80 40% 3.1 - Vegetation Management 23 55 42% 3.2 - Remediation and Site Security 9 23 40% 3.4 - Assistance 0 2 0% 4 - Vulnerability 64 80 81% 4.1 - Zoning and Land Use 58 58 100% 4.2 - Development Plans 7 22 30% Total 173 400 43 E•1 Packet Pg. 549 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 2.2 Summary of Assessed Value and Property Cost Estimates The interest being appraised is fee simple "as is" for the purchase of the site. A value of the parcel was estimated using only one of the three traditional approaches to value, the sales comparison approach. It is based on the principal of substitution that an informed purchaser would pay no more for the rights in acquiring a particular real property than the cost of acquiring, without undue delay, an equally desirable one. Three properties were selected for comparison, each with similar site characteristics, utility availability, zoning classification and road access. No inspection was made of the property or comparables used in this report and the Real Estate Services Department staff relied upon information solely provided by program staff. The valuation conclusion is limited only by the reported assumptions and conditions that no other known or unknown adverse conditions exist. If the Board of County Commissioners choose to acquire the property, an appraisal by an independent Real Estate Appraiser will be obtained at that time. Pursuant to the Conservation Collier Purchase Policy, one appraisal is required for the Van Cleave parcel, which has an initial valuation less than $500,000; 1 independent Real Estate Appraiser will value the subject property and that appraisal report will determine the actual value of the subject property. Table 3. Assessed & Estimated Value Property owner Address Acreage Assessed EstimatedValue* Value** Matthew Van Cleave 2065 Rivers Rd. 0.50 $25,000 $35,000 * Assessed Value is obtained from the Property Appraiser's Website. The Assessed Value is based off the current use of the property. **The Estimated Market Value for the Van Cleave parcel was obtained from the Collier County Real Estate Services Department in July 2022. 2.2.1 Zoning, Growth Management and Conservation Overlays Zoning, growth management and conservation overlays will affect the value of a parcel. The parcel is zoned Agricultural with Mobile Home Overlay (A -MHO) but is Receiving Land within the Rural Fringe Mixed Use District (RFMUD). The maximum building density is 1 dwelling unit per acre with redemption of Transfer of Development Rights (TDR) credits and 0.2 units per acre (1 unit per 5 acres) without redemption of TDR credits. E Packet Pg. 550 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10) Criteria 1: Native Habitats Are any of the following unique and endangered plant communities found on the property? Order of preference as follows: NO i. Hardwood hammocks No ii. Xeric oak scrub No iii. Coastal strand No iv. Native beach No V. Xeric pine No vi. Riverine Oak No vii. High marsh (saline) No viii. Tidal freshwater marsh No ix. Other native habitats No Statement for Satisfaction of Criteria 1: The parcel consists primarily of Brazilian pepper with some scattered native and other exotic species Criteria 2: Human Social Values Does land offer significant human social values, such as equitable geographic distribution, appropriate access for nature -based recreation, and enhancement of the aesthetic setting of Collier County? YES Statement for Satisfaction of Criteria 2: This parcel has access from and can be viewed from a public road, with a large laurel oak adjacent to road. Trails on the parcel could be incorporated into existing Rivers Road Preserve trails. Criteria 3: Water Resources Does the property offer opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, and flood control? NO Statement for Satisfaction of Criteria 3: Although the eastern edge of the property does hold some water after rain events, the parcel does not significantly protect water resources. Criteria 4: Biological and Ecological Value Does the property offer significant biological values, including biodiversity, listed species habitat, connectivity, restoration potential and ecological quality? YES Statement for Satisfaction of Criteria 4: The parcel is adjacent to Rivers Road Preserve and is most likely utilized by the Florida panther. 10 Packet Pg. 551 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Criteria 5: Enhancement of Current Conservation Lands Folio Number: 00218840007 Date: August 3, 2022 Does the property enhance and/or protect the environmental value of current conservation lands through function as a buffer, ecological link or habitat corridor? YES Is this property within the boundary of another agency's acquisition project? No Statement for Satisfaction of Criteria 5: There are no known conservation lands adjacent to this parcel. It abuts homes on the west and north, a road to the east, and undeveloped land to the south. 11 Packet Pg. 552 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave 3. Initial Screening Criteria 3.1 Ecological Values Folio Number: 00218840007 Date: August 3, 2022 3.1.1 Vegetative Communities Although the southeastern half of the parcel is mapped as hydric pine flatwoods, it consists primarily of mature Brazilian pepper (Schinus terebinthifolia), containing scattered native plants and other exotics. The canopy contains some scattered cabbage palm (Saba) palmetto) and cypress (Taxodium distichum), with one red maple (Acer rubrum), one pop ash (Fraxinus caroliniana), and one large laurel oak (Quercus laurifolia) along the eastern edge. Other plants observed in the midstory and groundcover include cabbage palm, wild coffee (Psychotria nervosa), myrsine (Myrsine cubana), swamp fern (Telmatoblechnum serrulatum), shoestring fern (Vittoria lineata), golden polypody (Phlebodium aureum), St. Johns wort (Hypericum sp.), and St. Augustingrass (Stenotaphrum secundatum). Brazilian pepper covers over 75% of the parcel. Other non-native plant species present include java plum (Syzygium cumini), caesarweed (Urena lobata), bamboo and grapefruit (Citrus x aurantium). No listed plant species were observed. 12 Packet Pg. 553 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 Miles Van Cleave CLIP4 Priority Natural Communities Priority 1 (highest) Priority 2 Priority 3 Priority 4 Figure 4 - CLIP4 Priority Noturol Communities CON ATION �yy LLIER Cotlier C.-ty 13 Packet Pg. 554 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 Miles Van Cleave Land Cover Hydric Pine Fiatwoods Other Hardwood Wetlands Residential, Low Density Transportation Figure 5 - Florida Cooperative Land Cover Classification System CON - ATION �yy LLIER Goilier C`rouxty 14 Packet Pg. 555 ` ♦1 i lWa,�I vivo oil son y I nil .� k , - r` `fir L 1233, too . 1 , oil _,_1 11N.; w ggi tt { tom. r 9 X l Ot woo 1 OFT,�t I A 1 r AW -off �,- r ' r ✓ 1 snx� 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Folio Number: 00218840007 Date: August 3, 2022 3.1.2 Wildlife Communities No wildlife was observed within the parcel; however, a swallowtail kite (Elanoides forficatus) was present above the parcel. Florida panther and Florida black bear (Ursus americanus floridanus) are commonly observed in the properties surrounding the parcel. Table 4 — Listed Wildlife Detected Common Name Scientific Name State Status Federal Status Mode of Detection Puma concolor Game camera on Florida panther Endangered Endangered coryi adjacent parcels Figure 8 — Typical view of understory 16 Packet Pg. 557 Initial Criteria Screening Report Owner Names: Matthew Van Cleave SIESTA BAY D R EN� IAVE Uj 16.A.7.t Folio Number: 00218840007 Date: August 3, 2022 0 L V N oam G OC O cIL W CtC�z m U) A Y Of LU Q o 3N N� 0 d.i -1 o - 1MMOKALEE RD U W 2 O NO NAME LN m c v �tf L o m o N r:YPRESS DR CANNON BLVD CALUSq PINES DR . KEF v a a.a 1 2 Miles Van Cleave (� Bald Eagle Nests Florida Panther Mortality Q Florida Panther Telemetry Figure 9 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) I CON ATION LLIER C:o er Cou-ty 17 Q Packet Pg. 558 Initial Criteria Screening Report Folio Number: 00218840007 16.A.7.t Owner Names: Matthew Van Cleave Date: August 3, 2022 Miles Van Cleave VALUE 1 species 2-4 species 5-6 species 7 species 8-13 species Figure 10 - CLIP4 Potential Habitat Richness CON R ATION LLIER Co en Co..ty ,4 18 Packet Pg. 559 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 0 L 3.1.3 Water Resources Y The parcel does not significantly protect water resources, beyond adding very minimally to the surficial N aquifer. The parcel and adjacent properties are comprised nearly entirely of uplands. Wetlands exist on the very eastern edge, where water occasionally accumulates during the rainy season. a Soils data is based on the Soil Survey of Collier County Area, Florida (USDA/NRCS, 1990). Mapped soils v on this parcel show the entire site to be non-hydric Boca Fine Sand fine sand —a poorly drained soil found on flatwoods. 19 Packet Pg. 560 Initial Criteria Screening Report Folio Number: 00218840007 16.A.7.t Owner Names: Matthew Van Cleave Date: August 3, 2022 Van Cleave Wellfield Protection Zones 1-YEAR 2-YEAR 5-YEAR 20-YEAR CLIP4 Aquifer Recharge Priority 1- HIGHEST Priority 2 Priority 3 [ Priority 4 [ Priority 5 [ Priority 6 Figure 11 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones CON R ATION LLIER ,4 20 Packet Pg. 561 Initial Criteria Screening Report Folio Number: 00218840007 16.A.7.t Owner Names: Matthew Van Cleave Date: August 3, 2022 Van Cleave Soil Type BOCA FINE SAND Figure 12 - Collier County Soil Survey 0 L V N 5D L d a ai m v c CON Rr' ATION LLIER Co en Co..ty 21 Packet Pg. 562 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave 0 Van Cleave LIDAR Value High : 104.644 Low: -4.11745 Figure 13 LIDAR Elevation Mop Folio Number: 00218840007 Date: August 3, 2022 0.0175 0.035 CONSE-R% ATION C LLIER Go e-r County _r t. 22 Packet Pg. 563 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 3.1.4 Ecosystem Connectivity This parcel expands the Rivers Road Preserve which protects a wildlife corridor that connects the Golden Gate Estates to the Corkscrew Regional Ecosystem Watershed. This corridor is utilized by a variety of animals including umbrella species such Florida panther and black bear. a p o z SIESTA DAY DR m Z o O (n tiQ Z (n Cl) U) 73 m = 1�IJ tp 4 Y O Q m Q LU in IMMOKALEE RD r= 24TH AVE NW Uj w p S 10 p U) O U) n U) CALL+SA PINES pq O � D I� Il N } to 4 � LU SANBORNAVE C7 4 W Z W O VANDERBILT BEACH RD F 0 Van Cleave Rattlesnake Hammock Preserve . Conservation Areas Figure 14 - Conservation Lands T O C NO NAME LN LD M 22ND AVE NW C CYPRESS DR 20THAVE NW EDr0 18THAVE NW MINGO DR JUNG BLVD W KERI ISLAND RD 16THAVE NW SHADYLN 14THAVE NW 12THAVE NW 10TH AVE NW 0.5 1 Rel CONUMATION LLIER CA.,Currnty 23 Q Packet Pg. 564 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 3.2 Human Values 3.2.1 Recreation This parcel is bordered by a road along its entire eastern edge. Birdwatching and photography would be encouraged from the road right of way and a short trail for hikers and horseback riders through the parcel that connects to existing Rivers Road Preserve trails could be possible. 3.2.2 Accessibility The parcel would be visible from a public road. Year-round access would be available. Creating parking within the parcel would not be necessary because a Rivers Road Preserve parking area already exists less than 750 feet to the south. 3.2.3 Aesthetic/Cultural Enhancement This parcel has access and is visible from an unpaved road and has a large laurel oak visible from the road. The parcel would expand Rivers Road Preserve in an area of the County that is rapidly developing. Figure 15 — Large laurel oak on eastern edge of parcel 24 Packet Pg. 565 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 0 L 3.3 Restoration and Management U 3.3.1 Vegetation Management L 3.3.1.1 Invasive Vegetation a Over 75% of the parcel is covered with invasive vegetation — primarily Brazilian pepper. Other non- native, invasive plants are scattered throughout the parcel including java plum and caesarweed. Non- af°, native bamboo and a grapefruit tree were also observed in the northeast and southwest corners of the parcel, respectively. > c 3.3.1.2 Prescribed Fire -°a LM Once the Brazilian pepper is removed from the parcel, prescribed fire would be beneficial but unlikely due to its small size and proximity to homes. m 3.3.2 Remediation and Site Security No site security issues appear to exist within the parcel. A septic tank associated with a trailer no longer on the parcel would need to be removed/crushed and the well associated with the trailer located and capped (if not capped already). Scattered debris piles will also need to be removed. Historically, dumping occurred within the parcels along Rivers Road. The scattered debris does not appear recent but appears to be associated with this historic dumping. 3.3.3 Assistance Assistance from other agencies or organizations is not anticipated. 3.4 Vulnerability 3.4.1 Zoning and Land Use The parcel is zoned A -MHO but is Receiving Land within the RFMUD. The maximum building density is 1 dwelling unit per acre with redemption of TDR credits and 0.2 units per acre (1 unit per 5 acres) without redemption of TDR credits. The area around this parcel is rapidly developing, as the urban area expands eastward. Although many species of plants and wildlife can thrive in low -density residential environments, undeveloped patches of habitat serve as crucial refugia 25 Packet Pg. 566 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 Miles Van Cleave Zoning General A -MHO Figure 16 —Zoning CON ATION LLIER Co i C_County 26 Packet Pg. 567 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 Miles Van Cleave Zoning Overlay RFMUO-RECEIVING Figure 17—Zoning Overlay 0 L V N 5D L d a ai m v c CON ATION � LLIER Co i G-County 27 Packet Pg. 568 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave 0.0225 Van Cleave Future Land Use Agricultural 1 Rural Designation RF-Receiving Figure 18 — Future Land Use Folio Number: 00218840007 Date: August 3, 2022 0.045 CONSERVATION CI LLIER Co ier County 28 Packet Pg. 569 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 0 L 3.4.2 Development Plans The parcel is not currently planned for development; however, its location within receiving lands and N near developed residential lots along a roadway makes it vulnerable to development. a a� 4. Acquisition Considerations Staff would like to bring the following items to the attention of the Advisory Committee during the c review of this property. The following items may not have significantly affected the scoring but are > worth noting. A septic tank associated with a trailer no longer on the parcel would need to be removed/crushed and the well associated with the trailer located and capped (if not capped already). Minor dumping was also uncovered during the site visit to the property. This scattered debris will also need to be removed Historically, dumping occurred within the parcels along Rivers Road. The scattered debris does not appear recent but appears to be associated with this historic dumping. A Phase 1 Environmental Assessment would be recommended as part of the due diligence associated with acquiring this parcel, and staff recommends that the old septic tank be remediated by the seller. Staff does not believe the septic tank and debris should preclude this parcel from acquisition as these issues can be remediated. The area around this parcel is rapidly developing, as the urban area expands eastward, and acquiring this parcel would increase the size of Rivers Road Preserve. 29 Packet Pg. 570 f ti' 711 W'911c� ��`-r�� Ffi fa! f�A •.r,"•'11'=1:. T. ; }'� y!��' !4 �) n1.•'� -r•S �',. _ "-'�/�fe �ij V �.. J rl/� L 6 ti i [ + i. �• 1 � 1 � •+!;- s � 1ii.• $� �3, `` z i,''. ` L. !� .,tip f p^. �tA F_ ! C' �'}� . Z�r� � -� � 4. l Y �,•yn-q1„ � .• 1 'p \ �` y�, IV 1 �,. �, ,y1 ►�£ 1 '�y � ,pit' ��_-�\' ` . 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Folio Number: 00218840007 Date: August 3, 2022 5. Management Needs and Costs Table 5 - Estimated Costs of Site Remediation, Improvements, and Management Management Initial Annual Comments Element Cost Recurring Cost Invasive Vegetation $5,000 $1,000 Initial assumes cut and remove based on previous costs Removal Septic Tank $1,000 n/a Would be difficult to remediate prior to exotic plant removal Remediation Signage $500 $100 Educational signage and signage denoting the property as Conservation Collier preserve TOTAL $6,500 $1,100 6. Potential for Matching Funds The primary partnering agencies for conservation acquisitions, and those identified in the ordinance are the Florida Communities Trust (FCT) and The Florida Forever Program. The following highlights potential for partnering funds, as communicated by agency staff. Florida Communities Trust - Parks and Open Space Florida Forever grant program: The FCT Parks and Open Space Florida Forever grant program provides grant funds to local governments and nonprofit organizations to acquire conservation lands, urban open spaces, parks and greenways. Application for this program is typically made for pre -acquired sites up to two years from the time of acquisition. The Parks and Open Space Florida Forever grant program assists the Department of Environmental Protection in helping communities meet the challenges of growth, supporting viable community development and protecting natural resources and open space. The program receives 21 percent Florida Forever appropriation. Florida Forever Program: Staff has been advised that the Florida Forever Program is concentrating on funding parcels already included on its ranked priority list. This parcel is not inside a Florida Forever priority project boundary. Additionally, the Conservation Collier Program has not been successful in partnering with the Florida Forever Program due to conflicting acquisition policies and issues regarding joint title between the programs. Additional Funding Sources: There are no additional funding sources known at this time. 31 Packet Pg. 572 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave 7. Secondary Criteria Scoring Form Folio Number: 00218840007 Date: August 3, 2022 Property Name: Van Cleave Target Protection Mailing Area: Rivers Road Preserve Folio(s): 00218840007 Secondary Criteria Scoring Possible Points AwardedPercentage Points 1 - Ecological Value 160 41 26 2 - Human Value 80 36 45 3 - Restoration and Management 80 32 40 4 - Vulnerability 80 64 81 TOTAL SCORE 400 173 43 1 -ECOLOGICAL VALUES (40% of total) Possible AwardedComments Points Points 1.1 VEGETATIVE COMMUNITIES 200 10 1.1.1- Priority natural communities (Select highest score) a. Parcel contains CLIP4 Priority 1 communities (1130 - Rockland Hammock, 1210 - Scrub, 1213 - Sand Pine Scrub, 1214 - Coastal Scrub, 1312 - Scrubby Flatwoods, 1610 - Beach Dune, 1620 - Coastal 100 Berm, 1630 - Coastal Grasslands, 1640 - Coastal Strand, or 1650 - Maritime Hammock) Brazilian b. Parcel contains CLIP4 Priority 2 communities (22211 - Hydric Pine pepper with Flatwoods, 2221 - Wet Flatwoods, or 1311 - Mesic Flatwoods) 60 remnant Cabbage Palm community c. Parcel contains CLIP4 Priority 3 communities (5250 - Mangrove Swamp, or 5240 - Salt Marsh) 50 d. Parcel contains CLIP4 Priority 4 communities (5250 - Mangrove Swamp) 25 1.1.2 - Plant community diversity (Select the highest score) a. Parcel has >_ 3 CLC native plant communities (Florida Cooperative Land Cover Classification System native plant communities) 20 b. Parcel has S 2 CLC native plant communities 10 c. Parcel has 0 CLC native plant communities 0 0 Brazilian pepper 1.1.3 - Listed plant species (excluding commercially exploited species) (Select the highest score) a. Parcel has >_5 CLC listed plant species 30 b. Parcel has 3-4 CLC listed plant species 20 c. Parcel has <_ 2 CLC listed plant species 10 32 Packet Pg. 573 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Folio Number: 00218840007 Date: August 3, 2022 No listed d. Parcel has 0 CLC listed plant species 0 0 plants observed 1.1.4 - Invasive Plant Infestation (Select highest score) a. 0 - 10% infestation 50 b. 10 - 25% infestation 40 c. 25 - 50% infestation 30 d. 50 - 75% infestation 20 Primarily BP, e. >_75% infestation 10 10 some java plum, and bamboo 1.2 - WILDLIFE COMMUNITIES 100 70 1.2.1- Listed wildlife species (Select the highest score) a. Listed wildlife species documented on the parcel 80 Florida b. Listed wildlife species documented on adjacent property 60 60 panther in area c CLIP Potential Habitat Richness >_5 species 40 d. No listed wildlife documented near parcel 0 1.2.2 - Significant wildlife habitat (Rookeries, roosts, denning sites, nesting grounds, high population densities, etc) (Select highest score) a. Parcel protects significant wildlife habitat (Please describe) 20 b. Parcel enhances adjacent to significant wildlife habitat (Please adjacent to describe) 10 10 Rivers Road Preserve c. Parcel does not enhance significant wildlife habitat 0 1.3 - WATER RESOURCES 100 25 1.3.1- Aquifer recharge (Select the highest score) a. Parcel is located within a wellfield protection zone or within a CLIP4 Aquifer Recharge Priority 1 area 40 b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2 or 3 area 30 c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4 or 5 area 20 d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6 area 0 0 1.3.2 - Surface Water Protection (Select the highest score) a. Parcel is contiguous with and provides buffering for an Outstanding Florida Waterbody 30 b. Parcel is contiguous with and provides buffering for a creek, river, lake, canal or other surface water body 20 c. Parcel is contiguous with and provides buffering for an identified flowway 15 33 Packet Pg. 574 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Folio Number: 00218840007 Date: August 3, 2022 d. Wetlands exist on site 10 15 eastern edge of parcel e. Parcel does not provide opportunities for surface water quality enhancement 0 0 1.3.3 - Floodplain Management (Select all that apply) a. Parcel has depressional or slough soils 10 b. Parcel has known history of flooding and is likely to provide onsite water attenuation 10 10 eastern edge of parcel holds water c. Parcel provides storm surge buffering 10 d. Parcel does not provide floodplain management benefits 0 0 1.4 - ECOSYSTEM CONNECTIVITY 200 50 1.4.1 - Acreage (Select Highest Score) a. Parcel is >_ 300 acres 150 b. Parcel is >_ 100 acres 100 b. Parcel is >_ 50 acres 75 c. Parcel is >_ 25 acres 25 d. Parcel is >_ 10 acres 15 e. Parcel is < 10 acres 0 0 0.5 acres 1.4.2 - Connectivity (Select highest score) a. Parcel is immediately contiguous with conservation lands 50 50 Rivers Road Preserve b. Parcel is not immediately contiguous, but parcels between it and nearby conservation lands are undeveloped 25 c. Parcel is isolated from conservation land 0 0 ECOLOGICAL VALUES TOTAL POINTS 600 155 ECOLOGICAL VALUES WEIGHTED SCORE (Awarded Points/Possible Points*160) 160 41 2 - HUMAN VALUES (20%) Possible Points Awarded Points Comments 2.1 - RECREATION 120 40 2.1.1- Compatible recreation activities (Select all that apply) a. Hunting 20 b. Fishing 20 c. Water -based recreation (paddling, swimming, etc) 20 d. Biking 20 e. Equestrian 20 20 f. Passive natural -resource based recreation (Hiking, photography, wildlife watching, environmental education, etc) 20 20 g. Parcel is incompatible with nature -based recreation 0 2.2 - ACCESSIBILITY 120 70 34 Packet Pg. 575 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Folio Number: 00218840007 Date: August 3, 2022 2.2.1- Seasonality (Select the highest score) a. Parcel accessible for land -based recreation year round 20 20 b. Parcel accessible for land -based recreation seasonally 10 c. Parcel is inaccessible for land -based recreation 0 2.2.2 - Vehicle access (Select the highest score) a. Public access via paved road 50 b. Public access via unpaved road 30 30 c. Public access via private road 20 d. No public access 0 2.2.3 - Parking Availability (Select the highest score) a. Minor improvements necessary to provide on -site parking 40 b. Major improvements necessary to provide on -site parking (Requires site development plan) 25 b. Public parking available nearby or on adjacent preserve 20 20 c. Street parking available 10 d. No public parking available 0 2.2.4 - Pedestrian access (Select the highest score) a. Parcel is easily accessible to pedestrians (within walking distance of housing development) 10 b. Parcel is not easily accessible to pedestrians 0 0 2.3 - AESTHETICS/CULTURAL ENHANCEMENT 40 15 2.3.1- Aesthetic/cultural value (Choose all that apply) a. Mature/outstanding native vegetation 5 5 Large laurel oak near road b. Scenic vistas 5 c. Frontage enhances aesthetics of public thoroughfare 10 10 adjacent to Rivers Road d. Archaeological/historical structures present 15 e. Other (Please describe) 5 f. None 0 HUMAN VALUES TOTAL SCORE 280 125 HUMAN VALUES WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 36 3 - RESTORATION AND MANAGEMENT (20%) Possible Awarded Comments Points Points 3.1 - VEGETATION MANAGEMENT 120 50 3.1.1- Invasive plant management needs (Select the highest score) a. Minimal invasive/nuisance plant management necessary to restore and maintain native plant communities (<30%) 100 b. Moderate invasive/nuisance plant management necessary to restore and maintain native plant communities (30-65%) 75 35 Packet Pg. 576 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Folio Number: 00218840007 Date: August 3, 2022 Native seed source prevalent and c. Major invasive/nuisance plant management necessary to restore adjacent, so50 and maintain native plant communities (>65%) 50 re -planting not anticipated after exotic treatment d. Major invasive/nuisance plant management and replanting necessary to restore and maintain native plant communities (>65%) 25 e. Restoration of native plant community not feasible 0 3.1.2 - Prescribed fire necessity and compatibility (Select the highest score) a. Parcel contains fire dependent plant communities and is compatible with prescribed fire or parcel does not contain fire 20 dependent plant communities b. Parcel contains fire dependent plant communities and is Single family incompatible with prescribed fire 0 0 homes to N and W 3.2 - REMEDIATION AND SITE SECURITY 50 20 3.2.1- Site remediation and human conflict potential (Dumping, contamination, trespassing, vandalism, other) (Select the highest score) a. Minimal site remediation or human conflict issues predicted 50 Septic tank will need to b. Moderate site remediation or human conflict issues predicted be removed (Please describe) 20 20 or crushed. Some garbage piles need to be removed c. Major site remediation or human conflict issues predicted (Please describe) 5 d. Resolving site remediation or human conflict issues not feasible 0 3.3 - ASSISTANCE 5 0 3.4.1 - Management assistance by other entity a. Management assistance by other entity likely 5 b. Management assistance by other entity unlikely 0 0 RESTORATION AND MANAGEMENT TOTAL SCORE 175 70 RESTORATION AND MANAGEMENT WEIGHTED SCORE (Awarded 80 32 Points/Possible Points*80) 36 Packet Pg. 577 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Folio Number: 00218840007 Date: August 3, 2022 4 - VULNERABILITY (20%) Possible Awarded Comments Points Points 4.1 - ZONING AND LAND USE 130 130 4.1.1- Zoning and land use designation (Select the highest score) a. Zoning allows for Single Family, Multifamily, industrial or RFMUD- commercial 100 100 Receiving b. Zoning allows for density of no greater than 1 unit per 5 acres 75 c. Zoning allows for agricultural use /density of no greater than 1 unit per 40 acres 50 d. Zoning favors stewardship or conservation 0 4.1.2 - Future Land Use Type (Select the highest score) a. Parcel designated Urban 30 30 b. Parcel designated Estates, Rural Fringe Receiving and Neutral, Agriculture 25 c. Parcel designated Rural Fringe Sending, Rural Lands Stewardship Area 5 d. Parcel is designated Conservation 0 4.2 - DEVELOPMENT PLANS 50 15 4.2.1- Development plans (Select the highest score) a. Parcel has been approved for development 20 b. SFWMD and/or USACOE permit has been applied for or SDP application has been submitted 15 c. Parcel has no current development plans 0 0 4.2.2 - Site characteristics amenable to development (Select all that apply) a. Parcel is primarily upland 10 10 b. Parcel is along a major roadway 10 c. Parcel is >10 acres 5 Many multi- d. Parcel is within 1 mile of a current or planned commercial or residential multi -unit residential development 5 5 developments within 1 mile VULNERABILITY TOTAL SCORE 180 145 VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 64 37 Packet Pg. 578 E ^-. Amwl&a--4"l.T'" ir ,tip''•• � � + ,�- -... - �� J � �s`Fk�!' ,;f �� ti .� \1M L F r. 5 "..y G i, ► air, 8� � � � { � -�-ti � fir. - - � -+•..- -� _. .. 16.A.7.t Initial Criteria Screening Report Folio Number: 00218840007 Owner Names: Matthew Van Cleave Date: August 3, 2022 0 L Y APPENDIX 1— Critical Lands and Water Identification Maps (CLIP) Definitions This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida a L Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify a statewide priorities for a broad range of natural resources in Florida. It was developed through a collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida a GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for > acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3 categories have also been combined into the Aggregated layer, which identifies 5 priority levels for natural resource conservation. Below is a description of each of the three CLIP4 data layers used in this report. Fieure 4 - CLIP4 Prioritv Natural Communities Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub, sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie, upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities are prioritized by a combination of their heritage global status rank (G-rank) and landscape context, based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context. Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very High/High. Priority 5 is G5 Medium. This data layer was created by FNAI originally to inform the Florida Forever environmental land acquisition program. The natural communities were mapped primarily based on the FNAI/FWC Cooperative Land Cover (CLC) data layer, which is a compilation of best -available land cover data for the entire state. The CLC is based on both remote -sensed (from aerial photography, primarily from water management district FLUCCS data) and ground-truthed (from field surveys on many conservation lands) data. Fieure 9. Potential Habitat Richness CLIP4 Ma This CLIP version 4.0 data layer is unchanged from CLIP v3.0. FWC Potential Habitat Richness. Because SHCAs do not address species richness, FWC also developed the potential habitat richness layer to identify areas of overlapping vertebrate species habitat. FWC created a statewide potential habitat model for each species included in their analysis. In some cases, only a portion of the potential habitat was ultimately designated as SHCA for each species. The Potential Habitat Richness layer includes the entire potential habitat model for each species and provides a count of the number of species habitat models occurring at each location. The highest number of focal species co-occurring at any location in the model is 13. 41 Packet Pg. 582 16.A.7.t Initial Criteria Screening Report Owner Names: Matthew Van Cleave Folio Number: 00218840007 Date: August 3, 2022 Figure 17: CLIP4 Aquifer Recharge Priority and Wellfield Protection Zones High priorities indicate high potential for recharge to an underlying aquifer system (typically the Floridan aquifer but could be intermediate or surficial aquifers in some portions of the state). The highest priorities indicate high potential for recharge to springs or public water supplies. This figure also includes Wellfield Protection Zones. Collier County Wellfield Protection Zones are referenced in the Land Development Code and updated in 2010 by Pollution Control and Prevention Department Staff. The public water supply wellfields, identified in section 3.06.06 and permitted by the SFWMD for potable water to withdraw a minimum of 100,000 average gallons per day (GPD), are identified as protected wellfields, around which specific land use and activity (regulated development) shall be regulated under this section. 42 Packet Pg. 583 I 16.A.7.0 I BCC Conservation Collier Property Summary Dr. Robert H. Gore III Preserve Multi -Parcel Project Currently on Board Approved A -list; CCLACC Recommendation: Remain on A -list Property Name: Dr. Robert H. Gore III Preserve Multi -Parcel Project Owner(s): 152 parcels - See Map Target Protection Area: North Golden Gate Estates Acreage: 400.5 acres remaining to be acquired Total Estimated Market Value: $9,068,121 Staff estimates that 10 parcels (20.5 acres) within the Dr. Robert H. Gore III Preserve Multi -Parcel Project Area will be acquired during Cycle 12A. For budgeting purposes the estimated cost of 10 parcels has been allocated to the Active Acquisition List A -List Total - Cycle 12A, while the estimated cost of the remaining 142 project parcels (380 acres) is provided within the Active Acquisition List Multi -Parcel Projects total. Highlights: • Location: Between 36t' Ave SE and I-75, east and west of Desoto Blvd. • Met 5 out of 6 Initial Screening Criteria: Native habitat; human social values; water resource values-; biodiversity; conservation land enhancement; not within another Agency project boundary. • Habitat: Cypress, Cypress- Mixed Hardwoods, Mixed Wetland Hardwoods, Mixed Scrub -Shrub Wetland, Pine Flatwood • Listed Plants: Twisted airplant (Tillandsia flexuos); common wild pine (Tillandsia fasciculata); reflexed wild pine (Tillandsia balbisiana); giant wild pine (Tillandsia utriculata) • Listed Wildlife: FWC telemetry shows use by panthers and observed on wildlife cameras on existing preserve. Habitat for Florida bonneted bats and Snail Kites. • Water Resource Values: hydric soils exist; wetland indicators noted and numerous wetland dependent plants species noted; very minimal mapped aquifer recharge • Connectivity: The parcels are not immediately contiguous with the existing Conservation Collier Dr. Robert H. Gore III Preserve but are within the Gore Target Protection Mailing Area. The Preserve is within a historic wetland that connects with the Florida Panther National Wildlife Refuge (FPNWR) to the east, however it is separated by Desoto and the Test Track. Picayune Strand State Forest (PSSF) is located across I-75 to the south and Fakahatchee Strand State Preserve Cycle 12A c 0 r 0 a� c 0 U c� N to Packet Pg. 584 I 16.A.7.0 I BCC Conservation Collier Property Summary Dr. Robert H. Gore III Preserve Multi -Parcel Project to the SE across I-75. Ledges under Miller and FakaUnion canals connect to PSSF. Everglades Blvd. and developable lots separate connectivity to the North Belle Meade sending lands. • Access: 401h Ave. is paved (main access road for existing preserve trailhead and planned parking lot). 381h and 42°d Avenues SE are unpaved. 42nd is FDOT ROW — County does not maintain. • Management Issues / Estimated Costs: Initial Exotic Removal estimated at $500/acre and ongoing annual estimated at $250/acre. These parcels would be managed along with the existing preserve parcels • Partnership Opportunities: The Cypress Cove Landkeepers (501 c3) purchased the 10-acre homesite and plans to run environmental programs. Conservation Collier has an MOU with the Landkeepers. Staff is coordinating to connect trails where feasible and coordinate on environmental education. • Zoning/Overlays: Single-family Estates zoning No Overlays Cycle 12A Total Score: 287/400 180 160 160 140 12 120 100 80 80 80 80 54 64 60 48 20 0 1 - Ecological 2 - Human 3 - Restoration 4- Value Value and Vulnerability Management ■ Awarded Points ❑ Possible Points • Surrounding land uses: Mostly undeveloped Estates residential; some lots developed with single-family homes; roadway • All Criteria Score: 287 out of 400; high ecological value and human social value scores • Other Division Interest: Transportation may need ROW/pond sites in this area for a potential I-75 off ramp. • Acquisition Considerations: No additional considerations noted History: The original 65 parcels (168.9 acres) that created Dr. Robert H. Gore III Preserve were acquired in 2018. Sixty-seven parcels (157.1 acres) adjacent to the original Dr. Robert H. Gore III Preserve were approved for the A -list by the Board of County Commissioners on December 13, 2022. The entire Dr. Robert H. Gore Preserve project boundary, totaling 600.5 acres, was approved for the A -list by the Board of County Commissioners on February 28, 2023. To date, the Program has acquired 29% of the project area or 68 parcels for a total of 174.4 acres. I Packet Pg. 585 I 16.A.7.0 I BCC Conservation Collier Property Summary Cycle 12A Dr. Robert H. Gore III Preserve Multi -Parcel Project Conservation Collier Dr. Robert H. Gore III Preserve Status July 2023 1' ALLIER 0 0.5 1 Co av County Miles I Packet Pg. 586 I 16.A.7. u Conservation Collier Initial Criteria Screening Report Gore TPMA Dr. Robert H. Gore Preserve TPMA Conservation Collier Preserve Donation Offer Pending Appraisal Pending Application Received 1 - Berman Trust (1,14 so) 2 - Trigoura (1.14 ac) 3: Perez (1.17 ac) 4 - Mack (2,27 ac) C Uri LKval IUH C (IL LII R Target Protection Area Parcels and Acreage: 167 parcels (424.18 ac) Application Parcel Owner: Berman Trust (41508680004), Trigoura (41507440009), Perez (415606000006), Mack (415057560002) Staff Report: August 3, 2022 (Revised August 26, 2022) Total Score: 262/400 200 12J60 5480 48 80 40 80 0 100 M[7]f] 1 - Ecological 2 - Human Value 3 - Restoration 4 - Vulnerability Value and Management ■ Awarded Points ❑ Possible Points c c� Packet Pg. 587 16.A.7. u Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022) r_ Table of Contents CU > Tableof Contents2 0 ......................................................................................................................................... a 1. Introduction........................................................................................................................................... 4 x 2. Summary of Property 5 m Figure 1 - Parcel Location Overview.........................................................................................................5 06 Q Figure2 - Parcel Close-up.........................................................................................................................6 r 2.1 Summary of Property Information....................................................................................................7 Table 1— Summary of Property Information.....................................................................................7 U L 2 Figure 3 - Secondary Criteria Score....................................................................................................8 0 U Table 2 - Secondary Criteria Score Summary.....................................................................................8 0 2.2 Summary of Assessed Value and Property Cost Estimates..............................................................9 L Table 3. Assessed & Estimated Value................................................................................................9 N c 0 2.2.1 Zoning, Growth Management and Conservation Overlays....................................................9 U 2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10)................................. 10 N W 3. Initial Screening Criteria......................................................................................................................11 3.1 Ecological Values............................................................................................................................. 11 0 m 3.1.1 Vegetative Communities....................................................................................................... 11 06 Table 4. Listed Plant Species.................................................................................................... 12 > Figure 4 - CLIP4 Priority Natural Communities........................................................................ 13 E E Figure 5 - Florida Cooperative Land Cover Classification System ............................................ 14 Figure6 — Cypress/Tupelo....................................................................................................... 15 Figure 7 — Mixed Wetland Hardwoods.................................................................................... 15 c 0 L Figure 8 — Mixed Shrub/Scrub Wetlands................................................................................. 16 c w Figure 9 —Transportation ........................................................................................................16 m L 3.1.2 Wildlife Communities............................................................................................................ 17 y m Table 5 — Listed Wildlife Species............................................................................................. L 17 a Figure 10 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................. 18 L 0 Figure 11 - CLIP4 Potential Habitat Richness........................................................................... 19 U x 3.1.3 Water Resources................................................................................................................... 20 L a� Figure 12 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ............................ 21 �° Figure 13 - Collier County Soil Survey...................................................................................... L 22 Figure 14 LIDAR Elevation Map............................................................................................... w 23 3.1.4 Ecosystem Connectivity........................................................................................................ 24 Packet Pg. 588 16.A.7. u Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022) r_ Figure 15 - Conservation Lands............................................................................................... CU 25 > 3.2 Human Values................................................................................................................................. c 26 0 a 3.2.1 Recreation ............................................................................................................................. 26 3.2.2 Accessibility........................................................................................................................... 26 m 3.2.3 Aesthetic/Cultural Enhancement......................................................................................... 27 06 Q Figure 16 — Dr. Robert H. Gore III Preserve Hiking Trail........................................................... 27 r 3.3 Restoration and Management....................................................................................................... 27 3.3.1 Vegetation Management...................................................................................................... 27 U L 2 3.3.1.1 Invasive Vegetation..................................................................................................... 27 0 U 3.3.1.2 Prescribed Fire............................................................................................................ 27 r_ 0 3.3.2 Remediation and Site Security.............................................................................................. 27 L 3.3.3 Assistance.............................................................................................................................. 28 c°'n c 3.4Vulnerability....................................................................................................................................28 ci 3.4.1 Zoning and Land Use............................................................................................................. 28 N W Figure17—Zoning................................................................................................................... 29 N Figure18—Future Land Use.................................................................................................... 30 0 n 3.4.2 Development Plans............................................................................................................... 31 m 06 4. Acquisition Considerations..................................................................................................................31 > 5. Management Needs and Costs..............................................................................................................31 E E Table 6 - Estimated Costs of Site Remediation, Improvements, and Management ................ 31 c i 6. Potential for Matching Funds..............................................................................................................31 m 7. Secondary Criteria Scoring Form......................................................................................................... 32 c 0 8. Additional Site Photos.........................................................................................................................38 > c APPENDIX 1— Critical Lands and Water Identification Maps (CLIP) Definitions......................................40 w m Packet Pg. 589 16.A.7.0 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 1. Introduction Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) The Conservation Collier Program (Program) is an environmentally sensitive land acquisition and management program approved by the Collier County Board of County Commissioners (Board) in 2002 and by Collier County Voters in 2002 and 2006. The Program was active in acquisition between 2003 and 2011, under the terms of the referendum. Between 2011 and 2016, the Program was in management mode. In 2017, the Collier County Board re -authorized Conservation Collier to seek additional lands (2/14/17, Agenda Item 11B). On November 3, 2020, the Collier County electors approved the Conservation Collier Re-establishment referendum with a 76.5% majority. This Initial Criteria Screening Report (ICSR) has been prepared for the Conservation Collier Program in its 11th acquisition cycle to meet requirements specified in the Conservation Collier Implementation Ordinance, 2002-63, as amended, and for purposes of the Conservation Collier Program. The sole purpose of this report is to provide objective data to demonstrate how properties meet the criteria defined by the ordinance. The following sections characterize the property location and assessed value, elaborate on the initial and secondary screening criteria scoring, and describe potential funding sources, appropriate use, site improvements, and estimated management costs. c c� Packet Pg. 590 16.A.7.0 Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022) 2. Summary of Property 0 0.5 1 Miles Dr. Robert H. Gore Preserve TPMA Conservation Collier Preserve Donation Offer Pending Appraisal Pending Application Received 1 -Berman Trust (1.14 ac) 2 - Trigoura (1.14 ac) 3 - Perez (1.17 ac) 4 - Mack (2.27 ac) Figure 1 - Porcel Location Overview CON S-E-R-Vi ATI ON �� C'l LLIER Ca ., County Packet Pg. 591 16.A.7. u Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 0 0.5 1 Miles Dr. Robert N. Gore Preserve TPA Conservation Collier Preserve Donation Offer Pending Appraisal Pending Q Application Received 1 - Berman Trust 2 - Trigoura 3 - Perez 4 - Mack Figure 2 - Parcel Close-up CON ATION LLIER Co er CaKnty Packet Pg. 592 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 2.1 Summary of Property Information Toble 1 — Summary of Property Information 16.A.7. u Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) CU Characteristic Value Comments Name Multiple Berman Trust, Trigoura, Perez, Mack Folio Number 167 Parcels Target Protection Gore Area Size 424.18 total acres Section, Township, 533, T49S, R28E Section 33, Township 495, Range 28E and Range Zoning Category/TDRs E Estates AH, with some AH and AE- Area close to water hazard that has a one FEMA Flood Map small areas AE and percent chance of experiencing shallow flooding between Category X500 one and three feet each year. X500 — low flood risk Existing structures none TPA parcels are adjacent to existing Dr. Robert H. Gore III Conservation, Preserve parcels, Cypress Cove Landkeepers parcel, limited Adjoining properties Residential, residential inholdings, Desoto Blvd and i-75, and bordered and their Uses Easement and on the east by conservation easement and the Florida roadway Panther National Wildlife Refuge and south by Picayune Strand State Forest. Development Plans Submitted None Known Property None known Irregularities Other County Dept Desoto Blvd. may be widened, and an 1-75 interchange may Interest Transportation be developed in this area in the future Packet Pg. 593 16.A.7.0 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 180 160 140 120 100 EY9: 60 40 20 0 160 1 - Ecological Value Figure 3 - Secondary Criteria Score Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) Total Score: 262/400 80 80 54 48 2 - Human Value 3 - Restoration and Management ■ Awarded Points ❑ Possible Points Toble 2 - Secondary Criteria Score Summary 80 40 4 - Vulnerability Criteria Awarded Weighted Points Possible Weighted Points Awarded/Possible Points 1- Ecological Value 120 160 75% 1.1-Vegetative Communities 32 53 60% 1.2- Wildlife Communities 24 27 90% 1.3 - Water Resources 11 27 40% 1.4- Ecosystem Connectivity 53 53 100% 2 - Human Values 54 80 689,o' 2.1- Recreation 23 34 67% 2.2 - Acce ss i b i I i ty 27 34 79% 2.3-Aesthetics/Cultural Enhancement 4 11 38% 3 - Restoration and Management 48 80 60% 3.1-Vegetation Management 23 55 42% 3.2- Remediation and Site Security 23 23 100% 3.4 - Assistance 2 2 100% 4- Vulnerability 40 80 50% 4.1-Zoning and Land Use 33 58 58% 4.2- Development Plans 7 22 30% Total 2621 4001 665eo c c� Packet Pg. 594 16.A.7.0 Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022) 2.2 Summary of Assessed Value and Property Cost Estimates > The interest being appraised is fee simple "as is" for the purchase of the site. A value of the parcel was estimated using only one of the three traditional approaches to value, the sales comparison approach. It is based on the principal of substitution that an informed purchaser would pay no more for the rights in acquiring a particular real property than the cost of acquiring, without undue delay, an equally desirable one. Three properties were selected for comparison, each with similar site characteristics, utility availability, zoning classification and road access. No inspection was made of the property or comparable used in this report and the Real Estate Services Department staff relied upon information solely provided by program staff. The valuation conclusion is limited only by the reported assumptions and conditions that no other known or unknown adverse conditions exist. If the Board of County Commissioners choose to acquire this property, an appraisal by an independent Real Estate Appraiser will be obtained at that time. Pursuant to the Conservation Collier Purchase Policy, one appraisal is required for each of the Gore parcels, which have an initial valuation less than $500,000; 1 independent Real Estate Appraiser will value the subject properties and that appraisal report will determine the actual value of the subject properties. Table 3. Assessed & Estimated Value Property owner Address Acreage Assessed Value Estimated Value Berman Trust No address 1.14 $10,545 $24,000 Trigoura No address 1.14 $10,545 $24,000 Perez No address 1.17 $7,254 $25,000 Mack No address 2.27 $20,998 $53,000 TOTAL 5.72 $49,342 $126,000 * Assessed Value is obtained from the Property Appraiser's Website. The Assessed Value is based off the current use of the property. **The Estimated Market Value for the Gore parcels were obtained from the Collier County Real Estate Services Department in July 2022. 2.2.1 Zoning, Growth Management and Conservation Overlays Zoning, growth management and conservation overlays will affect the value of a parcel. The parcels arezoned Estates which allows 1 unit per 2.25 acres. Packet Pg. 595 16.A.7.0 Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022) 2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10) > Criteria 1: Native Habitats o Are any of the following unique and endangered plant communities found on the property? Order of preference as follows: i. Hardwood hammocks No ii. Xeric oak scrub No iii. Coastal strand No iv. Native beach No V. Xeric pine No vi. Riverine Oak No vii. High marsh (saline) No viii. Tidal freshwater marsh No ix. Other native habitats Yes Statement for Satisfaction of Criteria 1: Other native habitats include Cypress, Cypress- Mixed Hardwoods, Mixed Wetland Hardwoods, Mixed Scrub -Shrub Wetland, Pine Flatwood. Criteria 2: Human Social Values Does land offer significant human social values, such as equitable geographic distribution, appropriate access for nature -based recreation, and enhancement of the aesthetic setting of Collier County? YES Statement for Satisfaction of Criteria 2: These parcels are in North Golden Gate Estates. They have access from four public roads: Desoto Blvd., 38th Ave. SE, 40th Ave. SE and 42nd Ave. SE. Desoto is paved road, both 38th Ave. SE and 40th Ave. SE are unpaved but passable by vehicle. Forty-second Ave. SE, which runs north of 1-75, is not passable by vehicle. The southern -most parcels abut the 1-75 canal and are within the Florida Department of Transportation (FDOT) 1-75 right of way but are not visible from 1-75. Properties could accommodate seasonal outdoor recreation with some clearing for trails. Criteria 3: Water Resources Does the property offer opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, and flood control? YES Statement for Satisfaction of Criteria 3: Hydric soils exist on just over 81% of the parcels; wetland indicators noted and numerous wetland dependent plants species noted. Criteria 4: Biological and Ecological Value Does the property offer significant biological values, including biodiversity, listed species habitat, connectivity, restoration potential and ecological quality? YES Statement for Satisfaction of Criteria 4: FWC telemetry shows use by panthers. Habitat for Florida bonneted bats and Everglades snail kites. Packet Pg. 596 16.A.7.0 Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022) Criteria 5: Enhancement of Current Conservation Lands > Does the property enhance and/or protect the environmental value of current conservation lands through function as a buffer, ecological link or habitat corridor? Yes Is this property within the boundary of another agency's acquisition project? No Statement for Satisfaction of Criteria 5: Parcels will enhance the Dr. Robert Gore III Preserve. Parcels are within a historic wetland that connects with the Florida Panther National Wildlife Refuge (FPNWR) to the east; however, they are separated by Desoto and the old Harley Davidson Test Track. Picayune Strand State Forest (PSSF) is located across 1-75 to the south and Fakahatchee Strand State Preserve to the SE across I-75. Wildlife edges under Miller and FakaUnion canals connect to PSSF. MEETS INITIAL SCREENING CRITERIA ❑Yes ❑No The property satisfies 5 initial screening criteria 3. Initial Screening Criteria 3.1 Ecological Values 3.1.1 Vegetative Communities Characterization of Plant Communities present: Native plant communities that make up the TPA parcels as indicated through the Cooperative Land Cover Classification System and ground and aerial observations include: Cypress, Cypress- Mixed Hardwoods, Mixed Wetland Hardwoods, Mixed Scrub -Shrub Wetland, Pine Flatwood. Ground Cover: Ground cover species observed bidens (Bidens alba), winged sumac (Rhus copallinum L.), morning- glory (Ipomoea sagittata Poir), sweet acacia (Vachellia farnesiana) and various epiphytic ferns Midstory: Midstory species included beautyberry (Callicarpa americano), marlberry (Ardesia escallonioides), wild coffee (Psychotria nervosa and P. sulzneri), myrsine (Myrsine floridana), Carolina willow (Salix caroliniana), pond apple (Annona glabra), and buttonbush (Cephalanthus occidentalis). Canopy: The canopy for most of the parcels consists of, in order of abundance, a mix of cypress (Taxodium distichum) cabbage palm (Saba) palmetto), red maple (Acer rubrum), bay (Persea sp.), and slash pine (Pinus elliottii). Laurel oak (Quercus Iaurifolia) were also observed in various areas. In depressional areas, pop ash (Fraxinus caroliniana) was observed. As a result of historic efforts to develop the Golden Gate Estates and habitat alterations that reduced the hydroperiod, some parcels within the TPA have transitioned to pine flatwoods with upland vegetation in the understory. In general, the condition of the on -site native plant communities varied from moderate to poor as a result of the consistent infestation level throughout each community type by invasive, exotic plant species. The native plant communities found throughout the TPA, while heavily impacted by exotics feature mature native trees and a diverse midstory and understory where native plants species occur. Because of this persistence of a rich diversity Packet Pg. 597 16.A.7.0 Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022) of native plant species throughout the impacted communities found within the preserve, restoration forecasts > are optimistic following intensive efforts to kill and remove the exotic plant species dominating the landscape. Table 4. Listed Plant Species Common Name Scientific Name State Status Federal Status Butterfly orchid Encyclia tempensis CE n/a Twisted airplant Tillandsia flexuosa T n/a common wild pine Tillandsia fasciculata T n/a reflexed wild pine Tillandsia balbisiana T n/a giant air plant Tillandsia utriculata E n/a Packet Pg. 598 16.A.7.0 Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Jwner Names: Berman I rust, I rigoura, Perez, Mack Date: August 3, ZUZZ (Kevised August Z6, ZUZZ) LM 24THAVE SE 24TH�FS 26TH AVE SE 26TH AVE�SE 28TH AVE SE 28TH AVE SE 30TH AVE SE 30TH AVE SE O � fn J 32ND AVE SE 32ND AVE SE m iLi- LU O a o Lo 34TH AVE SE 34TH AVE SE o w w 36TH AVEEfE 36TH AVE SE 38THAVE SE 34AVE SEA 1 40TH AUE SE ' ;40THAU, ,E,S.E 4 42ND AVE SE 3 75 48TH AVE SE �48TH AVE SE r1 0 0.5 1 2 Miles Dr. Robert H. Gore Preserve TPA Conservation Collier Preserve Donation Offer Pending Appraisal Pending Q Application Received CLIP4 Priority Natural 1 - Berman Trust Communities 2-Trigoura 3 - Perez Priority 1 (highest) 4 - Mack Priority 2 Priority 3 Priority 4 Figure 4 - CLIP4 Priority Natural Communities 175 1-75 CON � ATION G LLIER Co e7 Couxty mow_. y c c� Packet Pg. 599 16.A.7.0 Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 0 0.5 1 Miles Dr. Robert H. Gore Preserve TPA Mixed Scrub -Shrub Wetland Q Conservation Collier Preserve Mixed Wetland Hardwoods Donation Rural Open -_ Offer Pending Rural Structures Appraisal Pending Strand Swamp Q Application Received Transportation Land Cover i Wet Flatwoods Basin Marsh Wet Prairie Canal Cypress Cypress/Tupelo(incl Cy/Tu mixed) CONS -EA ATION Dome Swamp 1 - Berman Trust C rrlrrt Low Intensity Urban 2 - Trigoura Goer County , Mesic Hammock 3 -Perez Mixed Hardwood Coniferous Swamis Mack Figure 5 - Florida Cooperative Land Cover Classification System Packet Pg. 600 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack Figure 6 — Cypress/Tupelo Figure 7 — Mixed Wetland Hardwoods 16.A.7. u Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� Packet Pg. 601 16.A.7. u Initial Criteria Screening Report- Gore TPA Owner Names: Berman Tr Figure 8 — Mixed Shrub/Scrub Wetlands Figure 9 — Transportation Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c c� Packet Pg. 602 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 16.A.7.0 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� 3.1.2 Wildlife Communities As a result of this regional connectivity, Florida panther, Florida black bear, wild turkey, white-tailed deer, spotted skunk, bobcat, grey fox, red-headed woodpeckers, and coyote are commonly sighted on the wildlife cameras located throughout the existing Gore Preserve lands. As the parcels within the Gore TPA are adjacent or in close proximity to the acquired lands, it is reasonable that the TPA parcels would provide similar habitat for species observed on preserve lands. Table 5 details imperiled species that are likely found or have been observed utilizing the parcels within the Gore TPA. Figure 10 provides a reference to the intensive utilization of the TPA by the Federally Endangered Florida panther. Table 5 — Listed Wildlife Species Common Name Scientific Name Status Observation Documented American Alligator Alligator mississippiensis FT (S/A) Yes Audobon's crested caracara Polyborus plancus audubonii FT Within 2 miles Big Cypress fox squirrel Sciurus niger avicennia ST No Cassius blue butterfly Leptotes cassius theonus FT (S/A) No Ceraunus blue butterfly Hemiargus ceraunus antibubastus FT (S/A) No Eastern indigo snake Dymarchon corais couperi FT No Everglade snail kite Rostrhamus sociabilis plumbeus FE Within 3 miles Everglades mink Neovison vison evergladensis ST Within 10 miles Florida bonneted bat Eumops floridanus FE Within 5 miles Florida panther Puma Felis concolor coryi SE Yes Florida sandhill crane Antigone canadensis pratensis ST Yes Gopher tortoise Gopherus polyphemus ST Within 2 miles Little blue heron Egretta caerulea ST Yes Red -cockaded woodpecker Picoides borealis FE Within 5 miles Roseate spoonbill Platalea ajaja ST Yes Sherman's short -tailed shrew Blarina shermani ST No Tricolored heron Egretta tricolor ST Yes Wood stork Mycteria americana FT Yes FE= Federally Endangered, FT= Federally Threatened, FT (S/A) = Federally Threatened for Similar Appearance, SE= State Endangered, ST = State Threatened, Packet Pg. 603 16.A.7.0 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) Q A A p Q'7� Z,\L Z)A Q Q Q QQ� �00 A Q Q 36H AVE SE QQ Q Q Q QQO 0 0 "� L Q Q� Q �Q4L 'L Q IL�o Q Q 0 38THAUE SE cn Q 7 Q 0 ® O H Q Cn k� o Q FA E SE QA A Q 4 QQ Q Q QQ Q QQ 3 Q Q Q Q� 0 42ND AVE SE 175 1-7 5 175 Q Al A Q QQQ°Q Q 0 0.5 1 Miles r+ Dr. Robert H. Gore Preserve TPA - Conservation Collier Preserve Florida Panther Telemetry Florida Panther Mortality Donation Offer Pending Appraisal Pending Q Application Received 1 - Berman Trust 2 - Trigoura 3 - Perez 4 - Mack Figure 10 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) CON ATION LLIER Ca er County c c� Packet Pg. 604 16.A.7.0 Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Jwner Names: Berman I rust, I rigoura, Perez, Mack Date: August 3, ZUZZ (Kevised August Z6, ZUZZ; ■ ■ ■ low■% 36171HAVE SE ■ W. hm M ■ uUu ■ i 42ND AVEFSE r HAVE SE + I� L■ � 4 ■ ■i 175 I-75 0 0.5 Miles Dr. Robert H. Gore Preserve TPA Conservation Collier Preserve Donation Offer Pending 1 - Berman Trust Appraisal Pending 2 - Trigoura Q Application Received 3 - Perez 4 - Mack VALUE 1 species 2-4 species 5-6 species 7 species 8-13 species Figure 11 - CLIP4 Potential Habitat Richness ■ CON ATION �� LLIER Cott' Y County a c� Packet Pg. 605 16.A.7.0 Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022) 3.1.3 Water Resources > This parcel provides moderate recharge of the surficial aquifer. Surface water pooling and storage throughout the c wet season are observed in the depressional cypress sloughs, roadside swales, and seasonal ponds that make up a the wetlands throughout the TPA. Changes to the regional hydrology through the installation of roadways, swales, x and the Faka-Union canal have facilitated a significant infestation of the native plant communities by exotic, m invasive plant species. As a result of these hydrologic manipulations, areas noted on the map as freshwater 06 forested wetlands have been observed to remain dry throughout the wet season. Wetland dependent wildlife Q species such as wood stork, little blue heron, and roseate spoonbill have been observed utilizing the seasonally flooded wetlands throughout the TPA. °? Soils data is based on the Soil Survey of Collier County Area, Florida (USDA/NRCS, 1990). Mapped soils on this parcel show the TPA to be comprised of 67% Boca and Hallandale Fine Sand. These soils are hydric, very poorly drained and found in depressions, swamps, and marshes. Typical vegetation includes wax myrtle and maidencane. 33% of the area is comprised of Boca, Riviera depressional soils. These soils are hydric, very poorly drained and found in depressions, swamps, and marshes. Typical vegetation includes cypress, pickerel weed, and alligator flag. Packet Pg. 606 16.A.7.0 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack T 1 0 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) 36TH AVE SE 175 175! Dr. Robert H. Gore Preserve TPA Priority 3 QConservation Collier Preserve I Priority 4 Donation 0 Priority 5 Offer Pending 0 Priority 6 Appraisal Pending Application Received Wellfield Protection Zones 1 - Berman Trust 2 _ Trigoura 1-YEAR 3 - Perez 2-YEAR 4 - Mack 5-YEAR _ = 20-Y EAR CLIP4 Aquifer Recharge Priority 1- HIGHEST Priority 2 0.5 Miles Figure 12 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones CON ATION LLIER caY c�*ry. Packet Pg. 607 16.A.7. u Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 I 0 0.5 1 Miles Dr. Robert H. Gore Preserve TPA _- -- 20-YEAR t Conservation Collier Preserve Soil Type Donation BOCA, RIVIERA, LIMESTONE Offer Pending SUBSTRATUM AND COPELAND FS, Appraisal Pending DEPRESSIONAL Q Application Received CHOBEE, WINDER AND GATOR Wellfield Protection Zones SOILS, DEPRESSIONAL 1-YEAR HALLANDALE AND BOCA FINE 2-YEAR SANDS 5-YEAR HALLANDALE FINE SAND rman Trust 2 - Trigoura 3 - Perez 4 - Mack Figure 13 - Collier County Soil Survey CON EIS ATION ( C LLIER Packet Pg. 608 16.A.7.0 Initial Criteria Screening Report- Gore TPA Jwner Names: Berman I rust, I rigoura, Perez, Mack 38TH AVE SE 42ND AVE SE 175 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 36TH AVE SE 175 Date: August 3, 2022 (Kevised August Z6, 2022) 1 U) o m O O a 2 AVE SE 4 0 0.5 Miles Dr. Robert H. Gore Preserve TPA Q Conservation Collier Preserve Donation Offer Pending 1 - Berman Trust Appraisal Pending 2 - Trigoura Application Received 3 - Perez pp LIDAR 4 - Mack Value High : 104.644 Low :-4.11745 Figure 14 LIDAR Elevation Map 1-75 CONSEf{ ATION C LUER Cott 7 Crou"ty Packet Pg. 609 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 3.1.4 Ecosystem Connectivity 16.A.7.0 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� The parcels within the Gore TPA provide habitat and dispersal corridors for a significant number of imperiled and common wildlife species. The TPA parcels are located within 1 mile of the Florida Panther National Wildlife Refuge, Picyaune Strand State Forest and Fakahatchee Strand State Preserve, as well as the low -density development of the Northern Golden Gate Estates residential area. A wildlife crossing exists beneath i-75 which provides connectivity between the Gore TPA and Picayune Strand State Forest. Packet Pg. 610 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 16.A.7.0 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� 32ND AVE SE 32ND AVE SE 34TH AVE SE 34TH AVE SE 36THAVE SE 36TH AVE SE J. 38TH AVE SE 38TH AVE SE li 1 a 40THAVE SE 40THAVE SE m O H O 42ND AVE SE 175 175 1-75 48TH AVE SE 48TH AVE SE N 50TH AVE SE 50TH AVE SE C] N U m � Z Q 52ND AVE SE BERSON BLVD LU 53RD AVE SE I 0 0.5 1 2 Miles 0 Wild life_Crossing_Locations_in_Florida Dr. Robert H. Gore Preserve TPA - conservation Collier Preserve 1 Donation Offer Pending Appraisal Pending - Application Received Conservation Lands Florida Panther National Wildlife Refuge Picayune Strand State Forest CONRATION C LLIER co city Figure 15 - Conservation Lands Packet Pg. 611 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 3.2 Human Values 16.A.7.0 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� 3.2.1 Recreation Acquisition of the parcels within the Gore TPA would be an expansion of the existing Conservation Collier Dr. Robert H. Gore III preserve. The Dr. Robert H. Gore III Preserve currently provides 1.5 miles of hiking trails with conceptual plans for expansion in the coming years dependent on acquisitions. Overall, it is important to note that adding onto the preserve will provide additional acreage that will not be developed and in turn will be available for wildlife utilization. The addition of trails and site improvements to these parcels will be evaluated and reviewed. Potential public use opportunities for the parcels within the TPA include: Hiking: Some of the parcels could be incorporated into the preserve trail system. Nature Photography: These properties provide opportunities for nature photography. Birdwatching: Parcels will provide opportunities for birdwatching and are included in an annual Christmas Bird Count Route. Kayaking/Canoeing: The parcels do not provide opportunities for kayaking or canoeing. However, the preserve as a whole may have such opportunities in the future along the canal as budgeting and permitting consideration allow. Swimming: This property does not provide opportunities for swimming. Hunting: Hunting opportunities will be assessed with each management plan update to the preserve. The limited acreage and existing private inholdings indicate that hunting would not be a compatible land use at this time. Fishing: Acquisition of TPA parcels may provide opportunities for fishing in the future along the canal as budgeting and permitting consideration allow. 3.2.2 Accessibility Additional passive recreational hiking trails may be considered for incorporation on the parcels within the Gore TPA. Parcels within the TPA are accessible via Desoto Blvd, 401h Ave SE, 381h Ave SE, and 361h Ave SE. Packet Pg. 612 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 3.2.3 Aesthetic/Cultural Enhancement 16.A.7. u Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� The TPA parcels are visible along Desoto Blvd and would contribute to preserving the natural aesthetics of the Golden Gate Estates. Figure 16 — Dr. Robert H. Gore III Preserve Hiking Troil 3.3 Restoration and Management 3.3.1 Vegetation Management 3.3.1.1 Invasive Vegetation Approximately 50-65% of the plant communities within the TPA parcels are infested with invasive vegetation — primarily Brazilian pepper. Other species of concern include lantana, mission grass, cogon grass, and Boston fern. 3.3.1.2 Prescribed Fire The TPA parcels contain fire dependent communities that have experienced decades of fire suppression and hydrologic changes that have resulted in a significant dry down of wetland habitats. The TPA parcels and surrounding areas have significant wildfire risk and would be unlikely candidates for maintenance through controlled burning until significant fuel reduction took place within the parcels and surrounding private lands. 3.3.2 Remediation and Site Security Parcels within the Gore TPA experience occasional ATV trespass issues and some illegal dumping in the road right of ways. Consideration must be made to preventing ATV trespass if incorporating public use opportunities onto acquisition parcels. Packet Pg. 613 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 3.3.3 Assistance 16.A.7.0 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� The FWC Invasive Plant Management Section (IPMS) has provided funding assistance for exotic vegetation removal within the Gore TPMA in the past. Opportunities exist for additional funding assistance to offset initial exotic removal costs. 3.4 Vulnerability 3.4.1 Zoning and Land Use The parcel is Zoned as Estates. Estates zoning provides lands for low density residential development in a semi - rural to rural environment, with limited agricultural activities. In addition to low density residential density 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. Packet Pg. 614 16.A.7. u Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 0 42Nb AVE a Dr. Robert H. Gore Preserve TPA 0 Conservation Collier Preserve Donation Offer Pending Appraisal Pending Application Received Zoning General A-MHO-RLSAO E PUD-RLSAO Figure 17—Zoning 0.5 Miles Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) 1 1 C O N S-E-R VAT I O N C LLIER co cco,..ty c c� Packet Pg. 615 16.A.7. u Initial Criteria Screening Report- Gore TPA Jwner Names: Berman I rust, I rigoura, Perez, Mack 38T H AV E pro 0 0.5 Miles Dr. Robert H. Gore Preserve TPA Q Conservation Collier Preserve Donation Offer Pending Appraisal Pending Q Application Received Future Land Use Agricultural /Rural Mixed Use District/RLSA Estates Desingation - Rural Industrial District Figure 18 —Future Land Use Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Kevised August Z6, 202 1-75 CON l LLIER Packet Pg. 616 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 3.4.2 Development Plans 16.A.7.0 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� The parcels within the Gore TPA are within an area being rapidly targeted for development for clearing and new home construction. 4. Acquisition Considerations Staff would like to bring the following items to the attention of the Advisory Committee during the review of this property. The following does not affect the scoring. The following are items that will be addressed in the Executive Summary to the Board of County Commissioners if this property moves forward for ranking. Trash and dumping concerns will be reviewed and highlighted on a parcel -by -parcel basis as applications are received. There is potential for an 1-75 Interchange in this area, and the Perez parcel property is in an area where a roadway expansion may be needed in the near future. If these properties are approved for the A -List, staff will take this information into consideration when planning amenities and public access on the site. Additionally, when applicable, language will be memorialized in the Purchase Agreements and related closing documents to ensure Collier County Transportation will be able to purchase a portion of the properties from Conservation Collier for future right-of-way, if and when needed, at the original per -acre acquisition cost. 5. Management Needs and Costs Table 6 - Estimated Costs of Site Remediation, Improvements, and Management Annual Management Initial Recurring Comments Element Cost Cost Acquired lands within the Gore TPA would be treated on an Invasive $500 per annual basis and acreage incorporated into the existing Vegetation $250 per acre preserve maintenance to reduce acreage cost. Initial per Removal acre acre cost will be higher for newly acquired parcels and should reduce over time with continued maintenance Trail Construction $5000 $100 If public access trails are incorporated into acquisition and Signage parcels TOTAL $217,090 $106,145 6. Potential for Matching Funds The primary partnering agencies for conservation acquisitions, and those identified in the ordinance are the Florida Communities Trust (FCT) and The Florida Forever Program. The following highlights potential for partnering funds, as communicated by agency staff. Florida Communities Trust - Parks and Open Space Florida Forever grant program: The FCT Parks and Open Space Florida Forever grant program provides grant funds to local governments and nonprofit organizations to acquire conservation lands, urban open spaces, parks and greenways. Application for this program is typically made for pre -acquired sites up to two years from the time of acquisition. The Parks and Open Space Florida Forever grant program assists the Department of Environmental Protection in helping communities meet the challenges of growth, supporting viable community development and protecting natural resources and open space. The program receives 21 percent Florida Forever appropriation. Packet Pg. 617 16.A.7. u Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022) c� Florida Forever Program: Staff has been advised that the Florida Forever Program is concentrating on > funding parcels already included on its ranked priority list. This parcel is not inside a Florida Forever priority c project boundary. Additionally, the Conservation Collier Program has not been successful in partnering with the a� Florida Forever Program due to conflicting acquisition policies and issues regarding joint title between the = programs. °r 7. Secondary Criteria Scoring Form Property Name: Gore TPA Target Protection Mailing Area: Gore Folio(s): 41508680004, 41507440009, 415606000006, 415057560002 Secondary Criteria Scoring Possible Points Awarded Points percentage 1- Ecological Value 160 120 75 2 - Human Value 80 54 68 3 - Restoration and Management 80 48 60 4 - Vulnerability 80 40 50 TOTAL SCORE 400 262 66 1 - ECOLOGICAL VALUES (40% of total) Possible Awarded Comments Points Points 1.1 VEGETATIVE COMMUNITIES 200 120 1.1.1 - Priority natural communities (Select highest score) a. Parcel contains CLIP4 Priority 1 communities (1130 - Rockland Hammock, 1210 - Scrub, 1213 - Sand Pine Scrub, 1214 - Coastal Scrub, 1312 - Scrubby Flatwoods, 1610 - Beach Dune, 1620 - Coastal Berm, 100 1630 - Coastal Grasslands, 1640 - Coastal Strand, or 1650 - Maritime Hammock) Mesic flatwoods in areas where Wetland b. Parcel contains CLIP4 Priority 2 communities (22211 - Hydric Pine Hardwoods Flatwoods, 2221 - Wet Flatwoods, or 1311- Mesic Flatwoods) 60 60 have transitioned from hydrologic changes c. Parcel contains CLIP4 Priority 3 communities (5250 - Mangrove Swamp, or 5240 - Salt Marsh) 50 d. Parcel contains CLIP4 Priority 4 communities (5250 - Mangrove Swamp) 25 1.1.2 - Plant community diversity (Select the highest score) Packet Pg. 618 16.A.7.0 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) a. Parcel has >_ 3 CLC native plant communities (Florida Cooperative Land Cover Classification System native plant communities) 20 20 b. Parcel has <_ 2 CLC native plant communities 10 c. Parcel has 0 CLC native plant communities 0 0 1.1.3 - Listed plant species (excluding commercially exploited species) (Select the highest score) a. Parcel has >_5 CLC listed plant species 30 b. Parcel has 3-4 CLC listed plant species 20 20 c. Parcel has 5 2 CLC listed plant species 10 d. Parcel has 0 CLC listed plant species 0 0 1.1.4 - Invasive Plant Infestation (Select highest score) a. 0 - 10% infestation 50 b. 10 - 25% infestation 40 c. 25 - 50% infestation 30 d. 50 - 75% infestation 20 20 e. >_75% infestation 10 1.2 - WILDLIFE COMMUNITIES 100 90 1.2.1- Listed wildlife species (Select the highest score) a. Listed wildlife species documented on the parcel 80 80 b. Listed wildlife species documented on adjacent property 60 c CLIP Potential Habitat Richness >_5 species 40 d. No listed wildlife documented near parcel 0 1.2.2 - Significant wildlife habitat (Rookeries, roosts, denning sites, nesting grounds, high population densities, etc) (Select highest score) a. Parcel protects significant wildlife habitat (Please describe) 20 b. Parcel enhances adjacent to significant wildlife habitat (Please describe) 10 10 adjacent to Gore Preserve c. Parcel does not enhance significant wildlife habitat 0 1.3 - WATER RESOURCES 100 40 1.3.1- Aquifer recharge (Select the highest score) a. Parcel is located within a wellfield protection zone or within a CLIP4 Aquifer Recharge Priority 1 area 40 b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2 or 3 area 30 c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4 or 5 area 20 d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6 area 0 0 1.3.2 - Surface Water Protection (Select the highest score) a. Parcel is contiguous with and provides buffering for an Outstanding Florida Waterbody 30 b. Parcel is contiguous with and provides buffering for a creek, river, lake, canal or other surface water body 20 20 Faka Union Canal Packet Pg. 619 16.A.7.0 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c. Parcel is contiguous with and provides buffering for an identified flowway 15 d. Wetlands exist on site 10 e. Parcel does not provide opportunities for surface water quality enhancement 0 1.3.3 - Floodplain Management (Select all that apply) a. Parcel has depressional or slough soils 10 10 b. Parcel has known history of flooding and is likely to provide onsite water attenuation 10 10 c. Parcel provides storm surge buffering 10 d. Parcel does not provide floodplain management benefits 0 0 1.4 - ECOSYSTEM CONNECTIVITY 200 200 1.4.1 - Acreage (Select Highest Score) a. Parcel is >_ 300 acres 150 150 424.18 b. Parcel is >_ 100 acres 100 b. Parcel is >_ 50 acres 75 c. Parcel is >_ 25 acres 25 d. Parcel is >_ 10 acres 15 e. Parcel is < 10 acres 0 0 1.4.2 - Connectivity (Select highest score) a. Parcel is immediately contiguous with conservation lands 50 50 Dr. Robert H. Gore III Preserve b. Parcel is not immediately contiguous, but parcels between it and nearby conservation lands are undeveloped 25 c. Parcel is isolated from conservation land 0 0 ECOLOGICAL VALUES TOTAL POINTS 600 450 ECOLOGICAL VALUES WEIGHTED SCORE (Awarded Points/Possible Points*160) 160 120 2 - HUMAN VALUES (20%) Possible Points Awarded Points Comments 2.1 - RECREATION 120 80 2.1.1- Compatible recreation activities (Select all that apply) a. Hunting 20 b. Fishing 20 20 c. Water -based recreation (paddling, swimming, etc) 20 d. Biking 20 20 e. Equestrian 20 20 f. Passive natural -resource based recreation (Hiking, photography, wildlife watching, environmental education, etc) 20 20 g. Parcel is incompatible with nature -based recreation 0 2.2 - ACCESSIBILITY 120 95 Packet Pg. 620 16.A.7. u Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) 2.2.1- Seasonality (Select the highest score) a. Parcel accessible for land -based recreation year round 20 20 b. Parcel accessible for land -based recreation seasonally 10 c. Parcel is inaccessible for land -based recreation 0 2.2.2 - Vehicle access (Select the highest score) a. Public access via paved road 50 50 b. Public access via unpaved road 30 c. Public access via private road 20 d. No public access 0 2.2.3 - Parking Availability (Select the highest score) a. Minor improvements necessary to provide on -site parking 40 b. Major improvements necessary to provide on -site parking (Requires site development plan) 25 25 b. Public parking available nearby or on adjacent preserve 20 c. Street parking available 10 d. No public parking available 0 2.2.4 - Pedestrian access (Select the highest score) a. Parcel is easily accessible to pedestrians (within walking distance of housing development) 10 b. Parcel is not easily accessible to pedestrians 0 0 2.3 - AESTHETICS/CULTURAL ENHANCEMENT 40 15 2.3.1- Aesthetic/cultural value (Choose all that apply) a. Mature/outstanding native vegetation 5 5 Mature cypress and pine b. Scenic vistas 5 C. Frontage enhances aesthetics of public thoroughfare 10 10 adjacent to Desoto Blvd d. Archaeological/historical structures present 15 e. Other (Please describe) 5 f. None 0 HUMAN VALUES TOTAL SCORE 280 190 HUMAN VALUES WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 54 Possible Awarded 3 - RESTORATION AND MANAGEMENT (20%) Comments Points Points 3.1 -VEGETATION MANAGEMENT 120 50 3.1.1- Invasive plant management needs (Select the highest score) a. Minimal invasive/nuisance plant management necessary to restore 100 and maintain native plant communities (<30%) Packet Pg. 621 16.A.7.0 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) b. Moderate invasive/nuisance plant management necessary to restore and maintain native plant communities (30-65%) 75 High invasive density but C. Major invasive/nuisance plant management necessary to restore 50 equally high50 native seed and maintain native plant communities (>65%) source and diversity intermixed. d. Major invasive/nuisance plant management and replanting necessary to restore and maintain native plant communities (>65%) 25 e. Restoration of native plant community not feasible 0 3.1.2 - Prescribed fire necessity and compatibility (Select the highest score) a. Parcel contains fire dependent plant communities and is compatible with prescribed fire or parcel does not contain fire dependent plant 20 communities b. Parcel contains fire dependent plant communities and is Fire unlikely incompatible with prescribed fire 0 0 to be safely contained 3.2 - REMEDIATION AND SITE SECURITY 50 50 3.2.1- Site remediation and human conflict potential (Dumping, contamination, trespassing, vandalism, other) (Select the highest score) ATV trespass a. Minimal site remediation or human conflict issues predicted 50 50 and minimal potential dumping b. Moderate site remediation or human conflict issues predicted 20 (Please describe) c. Major site remediation or human conflict issues predicted (Please describe) 5 d. Resolving site remediation or human conflict issues not feasible 0 3.3 - ASSISTANCE 5 5 3.4.1 - Management assistance by other entity Cypress Cove a. Management assistance by other entity likely 5 5 Landkeeper assistance possible b. Management assistance by other entity unlikely 0 0 RESTORATION AND MANAGEMENT TOTAL SCORE 175 105 RESTORATION AND MANAGEMENT WEIGHTED SCORE (Awarded 80 48 Points/Possible Points*80) Packet Pg. 622 16.A.7. u Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) 4 - VULNERABILITY (20%) Possible Awarded Comments Points Points 4.1 - ZONING AND LAND USE 130 75 4.1.1- Zoning and land use designation (Select the highest score) a. Zoning allows for Single Family, Multifamily, industrial or commercial 100 b. Zoning allows for density of no greater than 1 unit per 5 acres 75 c. Zoning allows for agricultural use /density of no greater than 1 unit per 40 acres 50 50 Estates d. Zoning favors stewardship or conservation 0 4.1.2 - Future Land Use Type (Select the highest score) a. Parcel designated Urban 30 b. Parcel designated Estates, Rural Fringe Receiving and Neutral, Agriculture 25 25 c. Parcel designated Rural Fringe Sending, Rural Lands Stewardship Area 5 d. Parcel is designated Conservation 0 4.2 - DEVELOPMENT PLANS 50 15 4.2.1- Development plans (Select the highest score) a. Parcel has been approved for development 20 b. SFWMD and/or USACOE permit has been applied for or SDP application has been submitted 15 c. Parcel has no current development plans 0 0 4.2.2 - Site characteristics amenable to development (Select all that apply) a. Parcel is primarily upland 10 b. Parcel is along a major roadway 10 10 c. Parcel is >10 acres 5 5 d. Parcel is within 1 mile of a current or planned commercial or multi- unit residential development 5 VULNERABILITY TOTAL SCORE 180 90 VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 40 Packet Pg. 623 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 8. Additional Site Photos Mature Cypress within Gore TPA 16.A.7.0 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� Faka-Union canal with opportunities for enhance public access amenities Packet Pg. 624 16.A.7. u Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009, 415606000006,415057560002 )22 (Revised August 26, 2022) c� Typical site conditions of wetland hardwood communities that have transitioned to mesic flatwood. Packet Pg. 625 16.A.7.0 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) APPENDIX 1— Critical Lands and Water Identification Maps (CLIP) Definitions This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify statewide priorities for a broad range of natural resources in Florida. It was developed through a collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3 categories have also been combined into the Aggregated layer, which identifies 5 priority levels for natural resource conservation. Below is a description of each of the three CLIP4 data layers used in this report. Figure 4 - CLIP4 Priority Natural Communities Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub, sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie, upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities are prioritized by a combination of their heritage global status rank (G-rank) and landscape context, based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context. Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very High/High. Priority 5 is G5 Medium. This data layer was created by FNAI originally to inform the Florida Forever environmental land acquisition program. The natural communities were mapped primarily based on the FNAI/FWC Cooperative Land Cover (CLC) data layer, which is a compilation of best -available land cover data for the entire state. The CLC is based on both remote -sensed (from aerial photography, primarily from water management district FLUCCS data) and ground-truthed (from field surveys on many conservation lands) data. Figure 11. Potential Habitat Richness CLIP4 Map This CLIP version 4.0 data layer is unchanged from CLIP v3.0. FWC Potential Habitat Richness. Because SHCAs do not address species richness, FWC also developed the potential habitat richness layer to identify areas of overlapping vertebrate species habitat. FWC created a statewide potential habitat model for each species included in their analysis. In some cases, only a portion of the potential habitat was ultimately designated as SHCA for each species. The Potential Habitat Richness layer includes the entire potential habitat model for each species and provides a count of the number of species habitat models occurring at each location. The highest number of focal species co-occurring at any location in the model is 13. Packet Pg. 626 Initial Criteria Screening Report- Gore TPA Owner Names: Berman Trust, Trigoura, Perez, Mack 16.A.7.0 Folio Number: 41508680004, 41507440009, 415606000006,415057560002 Date: August 3, 2022 (Revised August 26, 2022) c� Figure 12: CLIP4 Aquifer Recharge Priority and Wellfield Protection Zones High priorities indicate high potential for recharge to an underlying aquifer system (typically the Floridan aquifer but could be intermediate or surficial aquifers in some portions of the state). The highest priorities indicate high potential for recharge to springs or public water supplies. This figure also includes Wellfield Protection Zones. Collier County Wellfield Protection Zones are referenced in the Land Development Code and updated in 2010 by Pollution Control and Prevention Department Staff. The public water supply wellfields, identified in section 3.06.06 and permitted by the SFWMD for potable water to withdraw a minimum of 100,000 average gallons per day (GPD), are identified as protected wellfields, around which specific land use and activity (regulated development) shall be regulated under this section. Packet Pg. 627 I 16.A.7.v I BCC Conservation Collier Property Summary Brewer CCLACC Recommendation: A -category Property Name: Brewer Owner: Richard D. Brewer Target Protection Area: North Golden Gate Estates Acreage: 14.78 acres Total Estimated Market Value: $457,000 Highlights: • Location: South of 47th Ave NW and west of Wilson Blvd. N., approx. 1.2 miles NE of Red Maple Swamp Preserve • 5 of the 6 Initial Screening Criteria were met: Native plant communities; human social values; water resources; biological and ecological values; conservation land enhancement • Habitat: Cypress; Mixed Hardwood Coniferous Swamp; Freshwater Marsh • Listed Plants: Northern needlefeaf (Tillandsia balbisiana); Cardinal airplant (Tillandsia fasciculata) • Listed Wildlife: Wood stork (Mycteria americana), Little blue heron (Egretta caerulea) • Water Resource Values: Provides minimal aquifer recharge; hydric soils; low areas hold water after rain event; buffers Corkscrew Canal • Connectivity: Directly adjacent to CREW District lands which provides a continuous connection between CREW Bird Rookery Swamp, Red Maple Swamp Preserve, CREW Marsh, CREW Cypress Dome Trails, Corkscrew Swamp Sanctuary, Pepper Ranch Preserve, Camp Keais Strand Project Area, and Florida Panther National Wildlife Refuge • Access: Visible from Wilson Blvd. North and 47th Ave. NW; no public access a condition of sale • Management Issues / Estimated Costs: 25% exotic plant coverage; Initial exotic removal estimated at $5,800 and ongoing annual estimated at $2,200; signage estimated at $200 • Partnership Opportunities: Avian Research and Conservation Institute assistance with swallow-tailed kite roost monitoring; CREW Land & Water Trust with acquisition • Zoning/Overlays: Zoned Estates east of the Corkscrew Canal (1 unit/2.25 acres); Zoned Agricultural west of the Corkscrew Canal (1 unit/5 acres) Cycle I I B Total Score: 238/400 200 160 150 100 71 80 66 80 67 80 50 34 f f 0 1 - Ecological 2 - Human 3 - Restoration 4- Value Value and Vulnerability Management ■ Awarded Points ❑ Possible Points I Packet Pg. 628 I 16.A.7.v I BCC Conservation Collier Property Summary Brewer Cycle I I B m • Surrounding land uses: Conservation; roadway; single family • All Criteria Score: 238 out of 400; restoration/management and vulnerability scores are high • Other Division Interest: Although not currently planned, Wilson Blvd. may be widened in the future Q T • Acquisition Considerations: Established swallow-tailed kite pre -migratory roost site within parcels; Owner has requested restricted public access as a condition of sale; The Avian Research and Conservation Institute and Audubon Florida and its Corkscrew Swamp Sanctuary support the purchase of this site for swallow-tailed kite roost protection; CREW Land & Water Trust has committed to contributing $7,500 towards cL acquisition of the parcel Swallow-tailed kite �'A pre -migration roost ,t July 19, 2019 r r 0 t� c M to O U M to N N O CL O d' to E E N M C N E C O L f 0 1 2 3 4 5 6 7 8 9 10 11 12 C Miles W • ee - BREWER, RICHARD D I y - Conservation aPreserve f Managed Conservation Area �• - i �l E Other Conservation Area "'M I 'I I 1 11 1 I on Packet Pg. 629 16.A.7.v Conservation Collier Initial Criteria Screening Report Brewer Parcels Owner Name: Richard D. Brewer Size: 14.78 acres Folio Number: 00209681000; 38601280000; 38601320106; 38601360001 Staff Report Date: November 2, 2022 - updated December 19, 2022 Total Score: 238/400 200 160 150 100 71 80 66 80 67 80 50 34 0 1 - Ecological 2 - Human Value 3-Restoration 4-Vulnerability Value and Management ■Awarded Points ❑Possible Points Packet Pg. 630 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 - updated December 19, 2022 Table of Contents Tableof Contents......................................................................................................................................... 2 1. Introduction........................................................................................................................................... 4 2. Summary of Property............................................................................................................................ 5 Figure 1 - Parcels Location Overview.......................................................................................................5 Figure2 - Parcels Close-up.......................................................................................................................6 2.1 Summary of Property Information....................................................................................................7 Table 1— Summary of Property Information.....................................................................................7 Figure 3 - Secondary Criteria Score....................................................................................................8 Table 2 - Secondary Criteria Score Summary.....................................................................................8 2.2 Summary of Assessed Value and Property Cost Estimates..............................................................9 Table 3. Assessed & Estimated Value................................................................................................9 2.2.1 Zoning, Growth Management and Conservation Overlays....................................................9 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10)...................................................... 10 3. Initial Screening Criteria......................................................................................................................12 3.1 Ecological Values............................................................................................................................. 12 3.1.1 Vegetative Communities....................................................................................................... 12 Table 4. Listed Plant Species.................................................................................................... 12 Figure 4 - CLIP4 Priority Natural Communities........................................................................ 13 Figure 5 - Florida Cooperative Land Cover Classification System ............................................ 14 Figure 6 Mixed Hardwood Coniferous Swamp — Red Maple and Cypress ............................... 15 Figure 7 — Western parcel — Cypress and Mixed Hardwood Coniferous Swamp ..................... 15 3.1.2 Wildlife Communities............................................................................................................ 16 Table 5 — Listed Wildlife Detected........................................................................................... 16 Table 6 — High Kite Counts Across Collier / Lee roost sites 2005-2022................................... 18 Table 7 — Use of SWFL Roost Sites by GPS's Tracked Swallow-tailed Kites .............................. 19 Figure 8 — Swallow-tailed Kite Pre -migration Roost on Brewer Property 2018 — 2022........... 20 Figure 9 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................... 22 Figure 10 - CLIP4 Potential Habitat Richness........................................................................... 23 3.1.3 Water Resources................................................................................................................... 24 Figure 11 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ............................ 25 Figure 12 - Collier County Soil Survey...................................................................................... 26 Figure 13 LIDAR Elevation Map............................................................................................... 27 2 Packet Pg. 631 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 - updated December 19, 2022 3.1.4 Ecosystem Connectivity Figure 14 - Conservation Lands...................................................................................... 3.2 Human Values........................................................................................................................ 3.2.1 Recreation.................................................................................................................... 3.2.2 Accessibility.................................................................................................................. 3.2.3 Aesthetic/Cultural Enhancement................................................................................ Figure 15 — Swallow-tailed kites roosting in mature cypress prior to 2019 migration ... 3.3 Restoration and Management.............................................................................................. 3.3.1 Vegetation Management............................................................................................. 3.3.1.1 Invasive Vegetation............................................................................................ 3.3.1.2 Prescribed Fire................................................................................................... 3.3.2 Remediation and Site Security..................................................................................... 3.3.3 Assistance..................................................................................................................... 3.4 Vulnerability........................................................................................................................... 3.4.1 Zoning and Land Use.................................................................................................... Figure16—Zoning.......................................................................................................... Figure 17 —Future Land Use........................................................................................... 3.4.2 Development Plans...................................................................................................... 4. Acquisition Considerations................................................................................................................ S. Management Needs and Costs........................................................................................................... Table 8 - Estimated Costs of Site Remediation, Improvements, and Management ....... ... 28 0.0 ...... 29 ...... 29 ...... 29 ...... 29 ...... 29 ...... 30 ...... 30 ...... 30 ...... 30 ...... 30 ...... 30 ...... 30 ...... 30 ...... 31 ...... 32 ...... 33 33 33 ...... 33 6. Potential for Matching Funds.............................................................................................................. 33 7. Secondary Criteria Scoring Form......................................................................................................... 34 8. Additional Site Photos.........................................................................................................................40 APPENDIX 1— Critical Lands and Water Identification Maps (CLIP) Definitions......................................43 3 Packet Pg. 632 Initial Criteria Screening Report Owner Names: Richard D. Brewer 1. Introduction 16.A.7.v Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Date: November 2, 2022 - updated December 19, 2022 The Conservation Collier Program (Program) is an environmentally sensitive land acquisition and management program approved by the Collier County Board of County Commissioners (Board) in 2002 and by Collier County Voters in 2002 and 2006. The Program was active in acquisition between 2003 and 2011, under the terms of the referendum. Between 2011 and 2016, the Program was in management mode. In 2017, the Collier County Board reauthorized Conservation Collier to seek additional lands (2/14/17, Agenda Item 11B). On November 3, 2020, the Collier County electors approved the Conservation Collier Re-establishment referendum with a 76.5% majority. This Initial Criteria Screening Report (ICSR) has been prepared for the Conservation Collier Program in its 11th acquisition cycle (Quarter B) to meet requirements specified in the Conservation Collier Implementation Ordinance, 2002-63, as amended, and for purposes of the Conservation Collier Program. The sole purpose of this report is to provide objective data to demonstrate how properties meet the criteria defined by the ordinance. The following sections characterize the property location and assessed value, elaborate on the initial and secondary screening criteria scoring, and describe potential funding sources, appropriate use, site improvements, and estimated management costs. 4 Packet Pg. 633 Initial Criteria Screening Report Owner Names: Richard D. Brewer 2. Summary of Property 16.A.7.v Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Date: November 2, 2022 - updated December 19, 2022 ❑ J m U) LU of 1 w m OIL WELL RD uU z O U, J_ IMMOKALEE RD 0 1 2 3 4 5 BREWER, RICHARD D Conservation Collier Preserve Managed Conservation Areas Other Conservation Areas Figure 1 - Parcels Location Overview CON E-RVATION LLIER C.olL'ier County 5 Packet Pg. 634 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 1 0 0.25 I►►nr_. Figure 2 - Parcels Close-up Packet Pg. 635 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 2.1 Summary of Property Information Toble 1 — Summary of Property Information Characteristic Value Comments Name Brewer Richard Brewer 38601320106, Folio Number 38601360001, 38601280000, 00209681000 Target Protection Area (Ord. 2002-63, NGGE Section 10.3) Size 14.78 acres Section, Township, 510, T 48, R27 Section 10, Township 48, Range 27 and Range Zoning 10.69 acres east of Corkscrew Canal are zoned Estates (1 Category/TDRs/ E and A unit / 2.25 ac.); 4.09 acres west of Corkscrew Canal zoned Overlays Agricultural (1 unit / 5 ac.) FEMA Flood Map AH - Area close to water hazard that has a one percent AH chance of experiencing shallow flooding between one and Category three feet each year. SFWMD gate on SFWMD easement exists along west side of eastern parcels Existing structures north side of for access to Corkscrew Canal. Gate blocks vehicular access northeast parcels to easement Adjoining properties Conservation, SFWMD CREW Lands to the west; roadway and single - and their Uses roadway, single family residence to the north; roadway and undeveloped family land to the east; single-family residence to the south Development Plans Submitted None Known Property SFWMD easement SFWMD easement along east Corkscrew Canal Bank; LCEC Irregularities and LCEC easement easement and lines on north border adjacent to 471h Ave. Other County Dept None known Interest Packet Pg. 636 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 Total Score: 238/400 200 160 150 100 71 80 66 80 67 80 50 34 0 1 - Ecological 2 - Human Value 3 - Restoration 4 - Vulnerability Value and Management ■ Awarded Points ❑ Possible Points Figure 3 - Secondary Criteria Score Table 2 - Secondary Criteria Score Summary Criteria Awarded Weighted Points Possible Weighted Points Awarded/Possible Points 1- Ecological Value 71 160 44% 1.1 - Vegetative Communities 16 53 30% 1.2 - Wildlife Communities 27 27 100% 1.3 - Water Resources 11 27 40% 1.4 - Ecosystem Connectivity 17 53 33% 2 - Human Values 34 80 43% 2.1 - Recreation 11 34 33% 2.2 - Accessibility 17 34 50% 2.3 - Aesthetics/Cultural Enhancement 6 11 50% 3 - Restoration and Management 66 80 83% 3.1 - Vegetation Management 43 55 79% 3.2 - Remediation and Site Security 23 23 100% 3.3 - Assistance 0 2 0% 4 - Vulnerability 67 80 83% 4.1 - Zoning and Land Use 56 58 96% 4.2 - Development Plans 11 22 50% Total 238 400 59% n. Packet Pg. 637 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 2.2 Summary of Assessed Value and Property Cost Estimates The interest being appraised is fee simple "as is" for the purchase of the site. A value of the parcels was v estimated using only one of the three traditional approaches to value, the sales comparison approach. L It is based on the principal of substitution that an informed purchaser would pay no more for the rights a in acquiring a particular real property than the cost of acquiring, without undue delay, an equally desirable one. Three properties were selected for comparison, each with similar site characteristics, v utility availability, zoning classification and road access. No inspection was made of the property or comparables used in this report and the Real Estate Services Department staff relies upon information > solely provided by program staff. The valuation conclusion is limited only by the reported assumptions -0°a and conditions that no other known or unknown adverse conditions exist. a) If the Board of County Commissioners choose to acquire this property, an appraisal by an independent Real Estate Appraiser will be obtained at that time. Pursuant to the Conservation Collier Purchase Policy, one appraisal is required for the Brewer parcels, which has an initial valuation less than $500,000; 1 independent Real Estate Appraiser will value the subject property and that appraisal report will determine the actual value of the subject property. Table 3. Assessed & Estimated Value Property owner Address Acreage Assessed EstimatedValue* Value** Richard Brewer No address 14.78 $269,838 $457,000 * Assessed Value is obtained from the Property Appraiser's Website. The Assessed Value is based off the current use of the property. **The Estimated Market Value for the Brewer parcels was obtained from the Collier County Real Estate Services Department in November 2022 prior to CCLAAC ranking. 2.2.1 Zoning, Growth Management and Conservation Overlays Zoning, growth management and conservation overlays will affect the value of a parcel. The three parcels east of the Corkscrew Canal are zoned Estates, which allows for 1 unit per 2.25 acres. The one 4.09-acre parcel west of the Corkscrew Canal is zoned Agricultural, which allows for 1 unit per 5 acres. 0 Packet Pg. 638 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10) ° Criteria 1: Native Habitats U N d Are any of the following unique and endangered plant communities found on the propertyr a, Order of preference as follows: a i. Hardwood hammocks No v ii. Xeric oak scrub No iii. Coastal strand No iv. Native beach No c 2 V. Xeric pine No vi. Riverine Oak No vii. High marsh (saline) No viii. Tidal freshwater marsh No ix. Other native habitats YES Statement for Satisfaction of Criteria 1: Parcels contain Cypress, Mixed Hardwood Coniferous Swamp (Red Maple), and freshwater marsh. Criteria 2: Human Social Values Does land offer significant human social values, such as equitable geographic distribution, appropriate access for nature -based recreation, and enhancement of the aesthetic setting of Collier County? YES Statement for Satisfaction of Criteria 2: These parcels can be viewed from a public road and roosting swallow-tailed kites are visible from the road even though a condition of sale for the property is that there be no public access on property to protect roosting swallow-tailed kites. Criteria 3: Water Resources Does the property offer opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, and flood control? YES Statement for Satisfaction of Criteria 3: These parcels contain hydric soils and wetland vegetation communities. Although the hydrology of the parcels has been affected by their proximity to the Corkscrew Canal, they do hold some water in portions during the wet season The parcels also buffer the Corkscrew canal within their boundaries. 10 Packet Pg. 639 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 Criteria 4: Biological and Ecological Value Does the property offer significant biological values, including biodiversity, listed species habitat, N connectivity, restoration potential and ecological quality? YES a as Statement for Satisfaction of Criteria 4: The parcels are adjacent to SFWMD Bird Rookery Swamp and are most likely utilized by the Florida panther. The parcels are an annual swallow- v c tailed kite pre -migration roost site. c Criteria 5: Enhancement of Current Conservation Lands 0 a Does the property enhance and/or protect the environmental value of current conservation lands through function as a buffer, ecological link or habitat corridor? Yes Is this property within the boundary of another agency's acquisition project? Yes Statement for Satisfaction of Criteria 5: The parcels enhance the environmental value of current conservation lands by providing a buffer and ecological link to the adjacent CREW conservation lands managed by the South Florida Water Management District. The western- most parcel (00209681000) is within the Corkscrew Regional Ecosystem Watershed Florida Forever Project Area; however, Conservation Collier funds will not significantly increase the rank or funding priority of the parcel for Florida Forever, and the small size of the parcel makes it undesirable for the state to pursue it for acquisition. 11 Packet Pg. 640 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 3. Initial Screening Criteria 3.1 Ecological Values N 3.1.1 Vegetative Communities a The property is primarily Mixed Hardwood Coniferous Swamp and Cypress. The dominant canopy trees are red maple (Acer rubrum) and cypress (Taxodium distichum). The midstory is comprised of cabbage palm (Saba) palmetto), groundsel tree (Baccharis halimifolia), myrsine (Myrsine cubana), and wild c coffee (Psychotria nervosa). The understory is dominated by swamp fen (Telmatoblechnum > serrulatum). Other species observed include: pickerelweed (Pontederia cordata), alligator flag (Thalia o geniculata), strangler fig (Ficus aurea), and red bay (Persea borbonia). 0 The overall condition of the plant communities within the property is good with an estimated exotic plant coverage of 25%. Exotic plants were treated in place within the 5-acre parcel east of the canal. The dominant exotics noted were Brazilian pepper (Schinus terebinthifolia) and old-world climbing fern (Lygodium microphyllum); however, scattered Caesarweed (Urena lobata) and creeping signalgrass (Urochloa humidicola) were also present Table 4. Listed Plant Species Common Name Scientific Name State Status Federal Status Northern needleleaf Tillandsia balbisiana State Threatened n/a Cardinal airplant Tillandsia fasciculata State Endangered n/a 12 Packet Pg. 641 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 47THAVE NW 47THAVE NE z a J Z J 45THAVE NW 45THAVE NE 111 T 0 0.65 Q BREWER, RICHARD D CLIP4 Priority Natural Communities Priority 1 (highest) Priority 2 Priority 3 Priority 4 1 Coen Couxty Figure 4 - CLIP4 Priority Natural Communities 13 Packet Pg. 642 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 1' 0 0.25 BREWER, RICHARD D Land Cover Canal Cultural - Lacustrine Cypress _ Mixed Hardwood Coniferous Swamps Residential, Low Density Transportation Figure 5 - Florida Cooperative Land Cover Classification System CON ATION �yyWIEWLLIER Collier Couxty 14 Packet Pg. 643 � s `� u � i '�`�+wc ,' 'fin✓ �p� .... s y s A a t 4 C i •f- •�a y � � g, ,f. 7 ,�, r• ��,.A a _a r � _ �' �a Z .s r Ls sr -fK,, Ilk i � N � s.._.�,rM � ��r,�+i fir° k>f� S j ... i -+ ✓ - .,��:;L„"� Y P 7.4 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 3.1.2 Wildlife Communities The listed wood stork (Mycteria americana) and little blue heron (Egretta caerulea) as well as other species of wading birds have been observed on the parcels. Florida Panther (Puma concolor coryi) Telemetry data provides an historic observation point within 250ft of the property boundary. These parcels also contain habitat for the Florida black bear, American alligator, river otter, , bobcat, white- tailed deer and more. Table 5 — Listed Wildlife Detected Common Name Scientific Name State Status Federal Status Mode of Detection Mycteria Wood stork Threatened Threatened Observation americana Little blue heron Egretta caerulea Threatened n/a Observation Swallow-tailed Kite (Elanoidesforficatus) The swallow-tailed kite (Elanoidesforficatus) is an eye-catching raptor with a deeply forked tail that feeds on a variety of prey including insects, frogs, lizards, and hatchling birds. Swallow-tailed kites complete an annual 10,000-mile migration, flying from South America to reach winter nesting sites beginning in early February throughout mostly Florida, as well as limited portions of Louisiana, Mississippi, Alabama, and the Carolinas. Upon arrival to natural areas and nesting habitat within Collier County, swallow tailed kites select a mate, build a nest, lay 1-3 eggs and raise their young through to fledging. Swallow-tailed kites in Collier County primarily select nesting sites comprised of Florida slash pine or bald cypress adjacent to a mosaic of habitat types such as freshwater marshes and prairies that offer ample opportunities to forage and provide food for their young. Anecdotal observations of nest monitoring on Conservation Collier preserves indicates that swallow-tailed kites will select for the same nest tree or a nest tree in close proximity to a previous nesting site year after year. Following nesting and chick rearing, swallow tailed kites and their recently fledged young spend several weeks foraging and building up fat reserves in anticipation of the return migration flight to South America. Kites that are carrying out pre -migration fueling and foraging often travel to pre -migration communal roost sites where they congregate in large numbers and perch and rest throughout the evening before resuming their foraging activities. Once environmental and seasonal cues trigger migration, swallow- tailed kites throughout their range in the Southeastern US will begin the dangerous flight south, stopping at known roost sites along the way before crossing the Gulf of Mexico. Significance of a Roost Site The habitat within the Brewer parcels is used as a known pre -migratory roost site by the swallow-tailed kite. Communal roost sites are known locations where a few to a few thousand birds congregate and perch and rest each year prior to migration. Swallow-tailed kites are social in all aspects of their lives, unlike other raptors. Roost sites provide many things: safety in numbers, resting places and places of communication on where to find food the next day. During the pre -migratory prep time, kites use 16 Packet Pg. 645 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 each other to navigate to ephemeral food sources to bulk up on insects and put on the fat reserves they need to make the migration across the dangerous water crossing ahead. Migration is risky and difficult and having a known location to sleep, and rest is vital for their preparation. The known communally used roosting locations within FL are the network of safe places for kites in their most important time of their lives. Ongoing Research The Avian Research and Conservation Institute (ARCI) in Gainesville, FL in a non-profit research -based organization founded in 1997 which focuses on applied ecological studies of rare and imperiled birds in the United States and Latin America. ARCI maintains a swallow-tailed kite sighting database and monitors populations annually at large, pre -migration roosts numbering in the thousands in Florida before the birds fly south to Brazil and Bolivia for the winter. Conservation Collier staff contacted ARCI researchers in September of 2021 for information related to the known swallow-tailed kite roost located within the Brewer application parcels as well as historical data of an additional roost site known as the Corkscrew site that may include numbers from the Brewer roost. The Corkscrew site has been monitored by ARCI as a swallow-tailed kite roost site since 1989, and the Brewer roost specifically has been monitored since 2005. ARCI researchers conduct aerial roost counts each year via a small - fixed wing plane and include the Brewer roost in their annual flight counts. ARCI staff also deploy GPS- equipped satellite transmitters on selected swallow-tailed kites throughout their range in the Southeastern United states. Swallow-tailed kites equipped with GPS transmitters provide researchers with up to eight location points per day and provide a map of utilization of nesting sites, foraging areas, roost sites, and migration tracks between the United States and South America. Ground counts, aerial monitoring, and gps transmitter observations of kite roost utilization provide researchers with opportunities to understand habitat needs and ranges, critical breeding areas, annual survival, and migration and wintering threats. Many of the kites tracked by ARCI to the Brewer roost are there for one night and the next day they often fly across the Gulf on their way to Mexico — the last resting night before a big, dangerous over water trip that is vital to their well-being before this risky part of their migration. Although it is quite possible that the Brewer roost site is also used by the local nesting kites (especially early in the post breeding/pre-migration time), ARCI GPS tracking data shows that birds throughout Florida and to the farthest stretches of the breeding population in northern South Carolina and even Louisiana have used the Brewer roost site before embarking on their flight to South America. According to Gina Kent (ARCI Senior Conservation Scientist), the Brewer roost site could be considered important on a kite range -wide scale. As the other larger kite roost sites in Florida are at their peak in late July, it is quite possible that there are mostly new, northern kites spending the night in the Brewer roost each night. It is also possible that some local, nearby breeding kites that 17 Packet Pg. 646 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 have not left yet could be the core of information (the "guides" to the roost location) each night for the "new" kites coming each day. Table 6 — High Kite Counts Across Collier/ Lee roost sites 2005-2022 High counts across all roosts Shady Hollow/ total kite Year Corkscrew CREW D.Brewer N. Marsh high number Dates notes 2005 0 161 r 151 2-5-Jul 2006 128 533 r 551 7/22-9/7 2007 199 677 r 976 7/18-7129 2008 149 341 r 490 7/19-7131 2009 0 476 188 r 664 7/19-7125 2010 118 129 194 r 431 7/19-7129 2011 46 221 273 r 540 7/19-7129 2012 not counted 2013 not counted 2014 2 258 r 260 26-Jul 2015 216 220 r 436 24-Jul 2016 240 143 r 383 2-5-Jul 2017 0 0 229 r 229 7/18-7125 2019 0 184 129 r 312 7/20-7/30 2019 0 188 188 7/19-7/30 2020 137 137 6/13-9/21 a.Brewer from the ground 2021 126 126 6/2-9/11 a.Brewer from the ground 2022 143 143 6/11-9/20 a.Brewer from the ground r Avg 158.66567 312.6667 210.7272727 195 377.3125 min 128 45 126 128 126 max 199 677 476 273 6&4 Table 6 notes: Some of the "Corkscrew" roost numbers could be from the Brewer roost in 2006-2008. Average readings did NOT include 0 counts. Table contains raw data received via e-mail from Gina Kent, ARCI Senior Conservation Scientist Table 6 represents counts from both the ground and a fixed wing plane of the number of kites utilizing the Brewer and Corkscrew roost during the pre -migration survey period. In addition to visual counts, ARCI has records of GPS-kite use of known roosts in FL since 2011. Many of the kites they track to the Brewer roost are there for one night and then move south. Thirteen GPS-kites have used the Brewer roost since 2011. Of kites that have used the roost they are from GA (n=1), SC (n=3), FL (n=8), and even LA (n=1). Many kites have spent time (1 to 30 nights) in other known (sometimes multiple) FL roosts before coming to the Brewer roost. A tagged kite from TM Carlton Reserve (70 miles away) went to the Brewer roost every year for 4 years (from 2017 to 2020), spending 1 to 4 nights. 18 Packet Pg. 647 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 Table 7— Use of SWFL Roost Sites by GPS's Tracked Swallow-tailed Kites Year Kite name State/location #nights in roost notes 2011 Clarks Bluff Georgia 1 Corkscrew 2011 Winya South Carolina 1 CREW 2012 Brooksville FL 1 CREW 2012 St Marks FL, NWR 1 Corkscrew 2012 Day FL, South Daytona 1 Corkscrew 2015 Palmetto Bluff South Carolina 1 Corkscrew 2016 Bullfrog FL, Hillsbourough 1 D.Brewer 2017 Sarasota FL 4 D.Brewer 201E Sarasota FL 1 D.Brewer 2019 Sarasota FL 3 D.Brewer 2019 Ponchitolawa Louisiana 1 D.Brewer 2020 Sarasota FL 2 D.Brewer 2021 Carvers Bay South Carolina 1 D.Brewer Table 7 notes: "Corkscrew" is most likely the same as D.Brewer roost. Table contains raw data received via e-mail from Gina Kent, ARCI Senior Conservation Scientist Table 7 details the swallow-tailed kites that have been named and fitted with a GPS transmitter by ARCI researchers and indicated through GPS data the use of the Brewer site for pre -migration roosting. Development Implications In email correspondence with Senior Conservation Scientist with ARCI, Gina Kent, it was noted that, "ARCI supports the purchase of this site for swallow-tailed kite roost protection." It was further elaborated that if the Brewer site were to be developed, this historic stopover resting location would be gone. If there were nesting kites on the property, there may not be habitat for them to nest in. Also, on the larger, broader scale, for many of the kites from the US population passing through this area, they no longer would have this known refuge to rest before they cross the ocean. They would have to find a new spot, perhaps one that is also unprotected, one prone to disturbance, or even predators like owls. 19 Packet Pg. 648 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 June 14, 2018 August 1, 2020 July 19, 2019 Figure 8 — Swallow-tailed Kite Pre -migration Roost on Brewer Property 2018 — 2022 20 Packet Pg. 649 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 July 25, 2021 M June 20, 2022 Figure 8 cont'd — Swallow-tailed Kite Pre -migration Roost on Brewer Property 2018 — 2022 21 Packet Pg. 650 Initial Criteria Screening Report Owner Names: Richard D. Brewer 16.A.7.v Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Date: November 2, 2022 0 0 A LU W W J Q Y O 47TH AVE NW 47TH AVE NE 47TH AVE NE z 45TH AVE NE W z J CO F �% z O = � J SHADY HOLLOW BLVD W • SHADY HOLLOW BLVD E 0 Q 41STAVE NW 41STAVENE T0 1 BREWER, RICHARD D 0 Florida Panther Mortality Q Florida Panther Telemetry Black Bear Telemetry Figure 9 - Wildlife Spotiol Data (i.e., telemetry, roosts, etc) co' ER COuxR.,rw. 22 Packet Pg. 651 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 I OF 1' 0 0.25 BREWER, RICHARD D VALUE 1 species 2-4 species 5-6 species 7 species 8-13 species C ;&..-, C ..ty Figure 10 - CLIP4 Potential Habitat Richness CON ATION LLIER 23 Packet Pg. 652 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 3.1.3 Water Resources These parcels provide minimal recharge of the surficial aquifer; however, they do buffer the Corkscrew canal, which bisects the parcels north to south. The parcels provide protection of habitat utilized by wetland dependent species such as listed wading birds like the little blue heron and wood stork. Low lying areas within the property hold water during the wet season and after significant rain events. The parcels are not within a wellfield protection zone. Soils data is based on the Soil Survey of Collier County Area, Florida (USDA/NRCS, 1990). Mapped soils include "Boca, Riviera, Limestone Substratum and Copeland Fine Sand, Depressional" — a hydric, very poorly drained soil that is associated with depressions, cypress swamps, and marshes - and "Holopaw Fine Sand"- a hydric, poorly drained soil that is associated with sloughs and poorly defined drainageways. 24 Packet Pg. 653 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 47TH AVE NW 47TH AVE NE z 0 J CO z O 7J_ 7 45TH AVE NW 45TH AVE NE 1' 0 0.5 BREWER, RICHARD D Wellfield Protection Zones 1-YEAR 2-YEAR 5-YEAR 20-YEAR CLIP4 Aquifer Recharge I Priority 1- HIGHEST ti Priority 2 Priority 3 LJ Priority 4 Priority 5 Priority 6 Coev Couxty Figure 11 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones 2S Packet Pg. 654 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 1' 0 0.25 BREWER, RICHARD D Soil Type BOCA, RIVIERA, LIMESTONE - SUBSTRATUM AND COPELAND FS, DEPRESSIONAL HOLOPAW FINE SAND '\ E Figure 12 - Collier County Soil Survey CON ATION LLIER ram-. 26 Packet Pg. 655 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 47TH AVE NW 47TH AVE NE z 0 J m Z 0 7J_ 7 1' 0 0.25 BREWER, RICHARD D LIDAR Value High : 104.644 Low: -4.11745 Figure 13 LIDAR Elevation Mop CONION ER u Cer County *AIT 27 Packet Pg. 656 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 3.1.4 Ecosystem Connectivity These parcels are directly adjacent to CREW District lands. They enhance the environmental value of current conservation lands by providing a buffer and ecological link to the adjacent lands within the region including: CREW Bird Rookery Swamp, Red Maple Swamp Preserve, CREW Marsh, CREW Cypress Dome Trails, Corkscrew Swamp Sanctuary, Pepper Ranch Preserve, Camp Keais Strand Project Area, Florida Panther National Wildlife Refuge and more. rrL I BONITABEACH R r! t� LU r' o r J m co OIL WELL RD �l r o i. w IMMOKALEE RD w o z m o 0 j VANDERBILT BEACH RD w ' w J GOLDEN GATE BLVD 0 1 2 3 4 5 6 7 8 9 10 11 12 Miles BREWER, RICHARD D Conservation Collier Preserve Managed Conservation Area Other Conservation Area CONSLR`/ATION C'PLLIER Ca erg um l Figure 14 - Conservation Lands 28 Packet Pg. 657 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 3.2 Human Values 3.2.1 Recreation U These parcels are directly adjacent to the CREW Bird Rookery Lands, which contain a multi -mile trail L system that provides access to approximately 25,000 visitors per year and environmental education a program participation by over 250 visitors. The parking area and trailhead are about 1.5 miles from the Brewer parcels, and the CREW Bird Rookery trails provide public access to natural communities that v are representative of the same communities within the Brewer parcels. Visitors can also view the roosting swallow-tailed kites from Wilson Blvd. North and 47t" Ave. NW and fish in the Corkscrew Canal. c 0° 3.2.2 Accessibility The sale of these parcels is contingent upon approval of a restrictive covenant that would prohibit public access to preserve the property as an undisturbed sanctuary for roosting swallow-tailed kites; however, as stated in Section 3.2.1 above, parking and public access trails through representative habitat are available less than 2 miles away. 3.2.3 Aesthetic/Cultural Enhancement The parcels are visible from Wilson Blvd. North and 47th Ave. NW and would provide protection of the green -space aesthetic views along these roadways. Mature cypress and roosting swallow-tailed kites provide aesthetic/cultural enhancement to Collier County. Figure 15 — Swallow-tailed kites roosting in mature cypress prior to 2019 migration 29 Packet Pg. 658 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 3.3 Restoration and Management ° 3.3.1 Vegetation Management U N 3.3.1.1 Invasive Vegetation ;v as Approximately 25% of the property is covered with invasive vegetation — primarily Brazilian pepper and a old-world climbing fern, with some scattered Caesarweed and creeping signal grass. In an effort to restore the native plant communities on -site for the benefit of local wildlife, the property owner v applied for and received a U.S. Fish and Wildlife Partners for Fish and Wildlife grant. The 5-acre parcel east of the canal received an initial and follow-up maintenance treatment for exotics. Vegetative structure and midstory density has been shown to be a component of swallow-tailed kite nesting site selection however limited research has been carried out to understand the site selection preferences for migratory roost sites. A portion of the parcel was targeted for exotics removal in gradual phases in order to monitor for and prevent possible impacts to the annual site selection and preference of roosting swallow-tailed kites and the 5-acre parcel selected for initial treatment testing represents the area with the lowest utilization by roosting kites and the lowest potential disturbance to the site. This parcel will require maintenance treatments, while the remaining parcels will require initial treatment, to be continued in a closely monitored phased approach to ensure no impacts are caused to the existing swallow-tailed kite roost. Few exotic plants appear to be present within the 4.09-acre parcel west of the Corkscrew canal. 3.3.1.2 Prescribed Fire The parcels do not contain fire dependent communities, therefore prescribed fire would not be recommended. 3.3.2 Remediation and Site Security No site security issues appear to exist within the parcels beyond consideration for limiting trespass or other disturbance activity during the most sensitive months of the swallow-tailed kite roosting activity 3.3.3 Assistance Staff does not anticipate management assistance from other agencies but would continue to collaborate with the Avian Research Conservation Institute to collect count data on the regional significance of this roosting site and explore further monitoring opportunities. 3.4 Vulnerability 3.4.1 Zoning and Land Use The three parcels east of the Corkscrew Canal are zoned Estates, which allows for 1 unit per 2.25 acres. The one 4.09-acre parcel west of the Corkscrew Canal is zoned Agricultural, which allows for 1 unit per 5 acres. The parcels directly north and south of the property as well as several parcels in the surrounding area are developed with single-family residences. 30 Packet Pg. 659 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 1 0 0.25 Q BREWER, RICHARD D Zoning General A A -MHO E Figure 16 —Zoning CON ATION LLIER co w COU14ty 31 Packet Pg. 660 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 1 0 0.25 Q BREWER, RICHARD D Future Land Use Conservation Designation Estates Desingation Figure 17—Future Land Use CONS l R ATION CLLIER 32 Packet Pg. 661 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 3.4.2 Development Plans The property is not currently planned for development. 4. Acquisition Considerations Staff would like to bring the following items to the attention of the Advisory Committee during the review of this property. The following items may not have significantly affected the scoring but are worth noting. Audubon Florida and its Corkscrew Swamp Sanctuary support acquisition and prohibition of onsite public access to protect the swallow-tailed kite pre -migration roost site. Additionally, the Avian Research and Conservation Institute supports the purchase of this site for swallow-tailed kite roost protection. 5. Management Needs and Costs Table 8 - Estimated Costs of Site Remediation, Improvements, and Management Annual Management Initial Recurring Comments Element Cost Cost Initial cost estimated at $392/acre and recurring cost estimated Invasive at $150/acre. Per acre costs based on similar treatments at Red Vegetation $5,800 $2,200 Maple Swamp and initial treatment considers treatment that has Removal already occurred on a portion of the property. Signage $200 n/a TOTAL $6000 $2,200 6. Potential for Matching Funds The primary partnering agencies for conservation acquisitions, and those identified in the ordinance are the Florida Communities Trust (FCT) and The Florida Forever Program. The following highlights potential for partnering funds, as communicated by agency staff. Florida Communities Trust - Parks and Open Space Florida Forever grant program: The FCT Parks and Open Space Florida Forever grant program provides grant funds to local governments and nonprofit organizations to acquire conservation lands, urban open spaces, parks and greenways. Application for this program is typically made for pre -acquired sites up to two years from the time of acquisition. The Parks and Open Space Florida Forever grant program assists the Department of Environmental Protection in helping communities meet the challenges of growth, supporting viable community development and protecting natural resources and open space. The program receives 21 percent Florida Forever appropriation. This property would not be a good candidate for FCT funding. Florida Forever Program: Although these parcels are within a Florida Forever Program boundary, because of their size, the State will not pursue their acquisition. 33 Packet Pg. 662 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 Additional Funding Sources: There is potential for partnership with the CREW Land and Water Trust to facilitate acquisition. 7. Secondary Criteria Scoring Form Property Name: Brewer Target Protection Mailing Area: NGGE Folio(s): 00209681000; 38601280000; 38601320106; 38601360001 Secondary Criteria Scoring Possible Points Awarded Points percentage 1 - Ecological Value 160 71 44 2 - Human Value 80 34 43 3 - Restoration and Management 80 66 83 4 - Vulnerability 80 67 83 TOTAL SCORE 400 238 59 1 - ECOLOGICAL VALUES (40% of total) Possible Awarded Comments Points Points 1.1 VEGETATIVE COMMUNITIES 200 60 1.1.1- Priority natural communities (Select highest score) a. Parcel contains CLIP4 Priority 1 communities (1130 - Rockland Hammock, 1210 - Scrub, 1213 - Sand Pine Scrub, 1214 - Coastal Scrub, 1312 - Scrubby Flatwoods, 1610 - Beach Dune, 1620 - Coastal Berm, 100 1630 - Coastal Grasslands, 1640 - Coastal Strand, or 1650 - Maritime Hammock) b. Parcel contains CLIP4 Priority 2 communities (22211 - Hydric Pine Flatwoods, 2221 - Wet Flatwoods, or 1311 - Mesic Flatwoods) 60 c. Parcel contains CLIP4 Priority 3 communities (5250 - Mangrove Swamp, or 5240 - Salt Marsh) 50 Cypress; Mixed d. Parcel contains CLIP4 Priority 4 communities (5250 - Mangrove Hardwood Swamp) 25 0 Coniferous Swamp; and marsh 1.1.2 - Plant community diversity (Select the highest score) Cypress; Mixed a. Parcel has >_ 3 CLC native plant communities (Florida Cooperative Hardwood Land Cover Classification System native plant communities) 20 20 Coniferous Swamp; and marsh b. Parcel has <_ 2 CLC native plant communities 10 c. Parcel has 0 CLC native plant communities 0 34 Packet Pg. 663 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 1.1.3 - Listed plant species (excluding commercially exploited species) (Select the highest score) a. Parcel has >_5 CLC listed plant species 30 b. Parcel has 3-4 CLC listed plant species 20 c. Parcel has <_ 2 CLC listed plant species 10 10 Tillandsia balbisiana; Tillandsia fasciculata d. Parcel has 0 CLC listed plant species 0 1.1.4 - Invasive Plant Infestation (Select highest score) a. 0 - 10% infestation 50 b. 10 - 25% infestation 40 c. 25 - 50% infestation 30 30 Brazilian pepper; lygodium d. 50 - 75% infestation 20 e. >_75% infestation 10 1.2 - WILDLIFE COMMUNITIES 100 100 1.2.1- Listed wildlife species (Select the highest score) a. Listed wildlife species documented on the parcel 80 80 Wood stork; little blue heron b. Listed wildlife species documented on adjacent property 60 c CLIP Potential Habitat Richness >_5 species 40 d. No listed wildlife documented near parcel 0 1.2.2 - Significant wildlife habitat (Rookeries, roosts, denning sites, nesting grounds, high population densities, etc) (Select highest score) a. Parcel protects significant wildlife habitat (Please describe) 20 20 Swallow- tailed kite pre - migratory roost site b. Parcel enhances adjacent to significant wildlife habitat (Please describe) 10 c. Parcel does not enhance significant wildlife habitat 0 0 1.3 - WATER RESOURCES 100 40 1.3.1- Aquifer recharge (Select the highest score) a. Parcel is located within a wellfield protection zone or within a CLIP4 Aquifer Recharge Priority 1 area 40 b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2 or 3 area 30 c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4 or 5 area 20 d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6 area 0 0 1.3.2 - Surface Water Protection (Select the highest score) 35 Packet Pg. 664 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 a. Parcel is contiguous with and provides buffering for an Outstanding Florida Waterbody 30 b. Parcel is contiguous with and provides buffering for a creek, river, lake, canal or other surface water body 20 20 Buffers Corkscrew Canal c. Parcel is contiguous with and provides buffering for an identified flowway 15 d. Wetlands exist on site 10 e. Parcel does not provide opportunities for surface water quality enhancement 0 1.3.3 - Floodplain Management (Select all that apply) a. Parcel has depressional or slough soils 10 10 b. Parcel has known history of flooding and is likely to provide onsite water attenuation 10 10 c. Parcel provides storm surge buffering 10 d. Parcel does not provide floodplain management benefits 0 1.4 - ECOSYSTEM CONNECTIVITY 200 65 1.4.1 - Acreage (Select Highest Score) a. Parcel is >_ 300 acres 150 b. Parcel is >_ 100 acres 100 b. Parcel is >_ 50 acres 75 c. Parcel is >_ 25 acres 25 d. Parcel is >_ 10 acres 15 15 14.78 acres e. Parcel is < 10 acres 0 1.4.2 - Connectivity (Select highest score) a. Parcel is immediately contiguous with conservation lands 50 50 CREW to west b. Parcel is not immediately contiguous, but parcels between it and nearby conservation lands are undeveloped 25 c. Parcel is isolated from conservation land 0 ECOLOGICAL VALUES TOTAL POINTS 600 265 ECOLOGICAL VALUES WEIGHTED SCORE (Awarded Points/Possible Points*160) 160 71 2 - HUMAN VALUES (20%) Possible Points Awarded Points Comments 2.1 - RECREATION 120 40 2.1.1- Compatible recreation activities (Select all that apply) a. Hunting 20 b. Fishing 20 20 Corkscrew Canal c. Water -based recreation (paddling, swimming, etc) 20 d. Biking 20 36 Packet Pg. 665 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 e. Equestrian 20 f. Passive natural -resource based recreation (Hiking, photography, wildlife watching, environmental education, etc) 20 20 Birding from road g. Parcel is incompatible with nature -based recreation 0 2.2 - ACCESSIBILITY 120 60 2.2.1- Seasonality (Select the highest score) a. Parcel accessible for land -based recreation year round 20 b. Parcel accessible for land -based recreation seasonally 10 c. Parcel is inaccessible for land -based recreation 0 0 condition of sale 2.2.2 - Vehicle access (Select the highest score) a. Public access via paved road 50 50 Wilson Blvd N. b. Public access via unpaved road 30 c. Public access via private road 20 d. No public access 0 2.2.3 - Parking Availability (Select the highest score) a. Minor improvements necessary to provide on -site parking 40 b. Major improvements necessary to provide on -site parking (Requires site development plan) 25 b. Public parking available nearby or on adjacent preserve 20 c. Street parking available 10 10 d. No public parking available 0 0 2.2.4 - Pedestrian access (Select the highest score) a. Parcel is easily accessible to pedestrians (within walking distance of housing development) 10 b. Parcel is not easily accessible to pedestrians 0 0 0 2.3 - AESTHETICS/CULTURAL ENHANCEMENT 40 20 2.3.1- Aesthetic/cultural value (Choose all that apply) a. Mature/outstanding native vegetation 5 5 Mature cypress b. Scenic vistas 5 c. Frontage enhances aesthetics of public thoroughfare 10 10 d. Archaeological/historical structures present 15 e. Other (Please describe) 5 5 Swallow tailed kite roost site f. None 0 0 HUMAN VALUES TOTAL SCORE 280 120 HUMAN VALUES WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 34 37 Packet Pg. 666 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 3 - RESTORATION AND MANAGEMENT (20%) Possible Awarded Comments Points Points 3.1 - VEGETATION MANAGEMENT 120 95 3.1.1- Invasive plant management needs (Select the highest score) a. Minimal invasive/nuisance plant management necessary to restore and maintain native plant communities (<30%) 100 Primarily b. Moderate invasive/nuisance plant management necessary to restore Brazilian and maintain native plant communities (30-65%) 75 75 pepper and lygodium c. Major invasive/nuisance plant management necessary to restore and maintain native plant communities (>65%) 50 d. Major invasive/nuisance plant management and replanting necessary to restore and maintain native plant communities (>65%) 25 e. Restoration of native plant community not feasible 0 3.1.2 - Prescribed fire necessity and compatibility (Select the highest score) Fire not a. Parcel contains fire dependent plant communities and is compatible likely to with prescribed fire or parcel does not contain fire dependent plant 20 20 carry in communities these parcels b. Parcel contains fire dependent plant communities and is incompatible with prescribed fire 0 3.2 - REMEDIATION AND SITE SECURITY 50 50 3.2.1- Site remediation and human conflict potential (Dumping, contamination, trespassing, vandalism, other) (Select the highest score) a. Minimal site remediation or human conflict issues predicted 50 50 b. Moderate site remediation or human conflict issues predicted (Please describe) 20 c. Major site remediation or human conflict issues predicted (Please describe) 5 d. Resolving site remediation or human conflict issues not feasible 0 3.3 - ASSISTANCE 5 0 3.4.1 - Management assistance by other entity a. Management assistance by other entity likely 5 b. Management assistance by other entity unlikely 0 0 RESTORATION AND MANAGEMENT TOTAL SCORE 175 145 RESTORATION AND MANAGEMENT WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 66 Possible Awarded 4 - VULNERABILITY (20%) Comments Points Points 38 Packet Pg. 667 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 4.1 - ZONING AND LAND USE 130 125 4.1.1- Zoning and land use designation (Select the highest score) a. Zoning allows for Single Family, Multifamily, industrial or commercial 100 100 1 unit per 2.25 on 3 of 4 parcels b. Zoning allows for density of no greater than 1 unit per 5 acres 75 c. Zoning allows for agricultural use /density of no greater than 1 unit per 40 acres 50 d. Zoning favors stewardship or conservation 0 4.1.2 - Future Land Use Type (Select the highest score) a. Parcel designated Urban 30 b. Parcel designated Estates, Rural Fringe Receiving and Neutral, Agriculture 25 25 E and A c. Parcel designated Rural Fringe Sending, Rural Lands Stewardship Area 5 d. Parcel is designated Conservation 0 4.2 - DEVELOPMENT PLANS 50 25 4.2.1- Development plans (Select the highest score) a. Parcel has been approved for development 20 b. SFWMD and/or USACOE permit has been applied for or SDP application has been submitted 15 c. Parcel has no current development plans 0 0 4.2.2 - Site characteristics amenable to development (Select all that apply) a. Parcel is primarily upland 10 10 b. Parcel is along a major roadway 10 10 c. Parcel is >10 acres 5 5 d. Parcel is within 1 mile of a current or planned commercial or multi- unit residential development 5 VULNERABILITY TOTAL SCORE 180 150 VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 67 39 Packet Pg. 668 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 8. Additional Site Photos View looking SE off 47t" Ave. NW View looking NW off Wilson Blvd. N View looking E from canal easement Small area of freshwater marsh 40 Packet Pg. 669 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 View looking N from S boundary Corkscrew canal and SFWMD easement gate Interior view off Wilson Blvd N. Climbing fern and Brazilian pepper 41 Packet Pg. 670 a N 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 APPENDIX 1— Critical Lands and Water Identification Maps (CLIP) Definitions This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida v N Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify statewide priorities for a broad range of natural resources in Florida. It was developed through a a collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative c of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3 categories have also been combined into the Aggregated layer, which identifies 5 priority levels for x natural resource conservation. m Below is a description of each of the three CLIP4 data layers used in this report. Fieure 4 - CLIP4 Prioritv Natural Communities Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub, sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie, upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities are prioritized by a combination of their heritage global status rank (G-rank) and landscape context, based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context. Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very High/High. Priority 5 is G5 Medium. This data layer was created by FNAI originally to inform the Florida Forever environmental land acquisition program. The natural communities were mapped primarily based on the FNAI/FWC Cooperative Land Cover (CLC) data layer, which is a compilation of best -available land cover data for the entire state. The CLC is based on both remote -sensed (from aerial photography, primarily from water management district FLUCCS data) and ground-truthed (from field surveys on many conservation lands) data. Fieure 10. Potential Habitat Richness CLIP4 Ma This CLIP version 4.0 data layer is unchanged from CLIP v3.0. FWC Potential Habitat Richness. Because SHCAs do not address species richness, FWC also developed the potential habitat richness layer to identify areas of overlapping vertebrate species habitat. FWC created a statewide potential habitat model for each species included in their analysis. In some cases, only a portion of the potential habitat was ultimately designated as SHCA for each species. The Potential Habitat Richness layer includes the entire potential habitat model for each species and provides a count of the number of species habitat models occurring at each location. The highest number of focal species co-occurring at any location in the model is 13. 43 Packet Pg. 672 16.A.7.v Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 Figure 11: CLIP4 Aquifer Recharge Priority and Wellfield Protection Zones High priorities indicate high potential for recharge to an underlying aquifer system (typically the Floridan aquifer but could be intermediate or surficial aquifers in some portions of the state). The highest priorities indicate high potential for recharge to springs or public water supplies. This figure also includes Wellfield Protection Zones. Collier County Wellfield Protection Zones are referenced in the Land Development Code and updated in 2010 by Pollution Control and Prevention Department Staff. The public water supply wellfields, identified in section 3.06.06 and permitted by the SFWMD for potable water to withdraw a minimum of 100,000 average gallons per day (GPD), are identified as protected wellfields, around which specific land use and activity (regulated development) shall be regulated under this section. 44 Packet Pg. 673 116.A.7.w I BCC CCLACC Recommendation: A -category Conservation Collier Property Summary English Trust Property Name: English Trust Target Protection Area: RLSA — FSA and 500 Ft. Buffer Total Estimated Market Value: $531,000 Owner(s): John Edwin English Trust Acreage: 59.01 acres Highlights: • Location: off Trafford Oaks Rd.; adjacent to Pepper Ranch Preserve and Lake Trafford • Met 5 out of 6 Initial Screening Criteria: Native plant communities; human social values; water resources; biological and ecological values; conservation land enhancement • Habitat: Mixed Scrub Shrub Wetland; Cabbage Palm Hammock; Mixed Wetland Hardwoods • Listed Plants: Northern needlefeaf (Tillandsia balbisiana); Cardinal airplant (Tillandsia fasciculata) • Listed Wildlife: Florida panther; American alligator; listed wading birds and Everglades snail kite probable • Water Resource Values: adds minimally to aquifer recharge; holds water during rainy season; hydric soils; buffers Lake Trafford • Connectivity: Directly adjacent to Pepper Ranch Preserve which provides a continuous connection between CREW Marsh, CREW Cypress Dome Trails, Corkscrew Swamp Sanctuary, CREW Bird Rookery Swamp, Camp Keais Strand Project Area, and Florida Panther National Wildlife Refuge • Access: Access is along Trafford Oaks Rd., a private road, or directly through the Pepper Ranch Preserve; public will not have access via Trafford Oaks Rd. • Management Issues / Estimated Costs: Initial Exotic Removal estimated at $11,800 and ongoing annual estimated at $5,900; Signage estimated at $200 • Partnership Opportunities: None • Zoning/Overlays: A-MHO-RLSA (FSA and 500 ft Buffer) — 1 unit/5 acres • Surrounding land uses: Conservation; lake; single-family; undeveloped • All Criteria Score: 220 out of 400; high ecological value and restoration/management scores • Other Division Interest: None Cycle I I B Total Score: 220/400 200 160 150 100 95 80 7880 80 50 21 27 0 1 - Ecological 2 - Human 3 - 4- Value Value Restoration Vulnerability and Management ■ Awarded Points ❑ Possible Points Packet Pg. 674 1 16.A.7.w BCC Conservation Collier Property Summary Cycle 11B English Trust • Acquisition Considerations: Airboats traverse western edge of parcel within sovereign submerged lands and do not appear to encroach significantly into the parcel; CREW Land & Water Trust has committed to contributing $5,000 towards acquisition of the parcel. s� CORKSCREW FD __: IMM OKALEE RD .. 0 m � N — w O _ 4 _ m - w z w OIL WELL R6 0 N 0 1 2 3 4 5 6 7 S 9 10 11 Miles JOHN EOV61N ENGLISH TRUST } Conservation CoNeE Preserve Managed Conservation Areas — Other Conservation Areas C4'+ An4u LLI E A View of English Trust parcel looking east Q a� L) U L d O U c O CU e m rn a O U M co N O Q d 06 tv E E U) fC C d E t= O L LU r rn 3 L H t rn C w r c m E M ci a Packet Pg. 675 1 16.A.7.w Conservation Collier Initial Criteria Screening Report English Trust 1 a 0.5 Ulan Owner Name: John Edwin English Trust Size: 59.01 acres Folio Number: 00053560005 Staff Report Date: November 2, 2022 - updated December 19, 2022 Total Score: 220/400 200 160 150 100 95 80 78 80 80 50 0 1 - Ecological 2 - Human Value 3 - Restoration 4 - Vulnerability Value and Management ■ Awarded Points ❑ Possible Points Packet Pg. 676 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 Table of Contents Tableof Contents......................................................................................................................................... 2 a- 1. Introduction........................................................................................................................................... 4 ai 2. Summaryof Property 5 v Figure 1 - Parcels Location Overview.......................................................................................................5 > Figure 2 - Parcels Close-up6 c 0 2.1 Summary of Property Information....................................................................................................7 .21 = Table 1— Summary of Property Information.....................................................................................7 m r Figure 3 - Secondary Criteria Score....................................................................................................8 06 Q Table 2 - Secondary Criteria Score Summary.....................................................................................8 m 2.2 Summary of Assessed Value and Property Cost Estimates..............................................................9 cL Table 3. Assessed & Estimated Value................................................................................................9 m 2.2.1 Zoning, Growth Management and Conservation Overlays....................................................9 0 v 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10)...................................................... 10 0 3. Initial Screening Criteria......................................................................................................................12 r 3.1 Ecological Values............................................................................................................................. 12 m 3.1.1 Vegetative Communities....................................................................................................... 12 0 v Table 4. Listed Plant Species.................................................................................................... 12 r� N Figure 4 - CLIP4 Priority Natural Communities........................................................................ 13 to N -- Figure 5 - Florida Cooperative Land Cover Classification System ............................................ 14 0 Figure 6 - Mixed Wetland Hardwoods..................................................................................... 15 a� 06 Figure 7 — Cabbage Palm Hammock........................................................................................ 15 E 3.1.2 Wildlife Communities............................................................................................................ 16 E Table 5 — Listed Wildlife Detected........................................................................................... 16 U) Table 6—Potential Listed Wildlife Species.............................................................................. 16 E Figure 8 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................... 17 r_ 0 L Figure 9 - CLIP4 Potential Habitat Richness............................................................................. 18 c w 3.1.3 Water Resources................................................................................................................... 19 N Figure 10 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ............................ 20 L F Figure 11 - Collier County Soil Survey 21 t A c Figure 12 LIDAR Elevation Map............................................................................................... 22 w 3.1.4 Ecosystem Connectivity........................................................................................................ 23 a0i E Figure 13 - Conservation Lands............................................................................................... 23 2 Packet Pg. 677 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Folio Numbers: 000S3S6000S Date: November 2, 2022 3.2 Human Values ................................................................................................................................. 24 (D L 3.2.1 Recreation ............................................................................................................................. 24 d a 3.2.2 Accessibility........................................................................................................................... 24 ai 3.2.3 Aesthetic/Cultural Enhancement......................................................................................... 24 U c 3.3 Restoration and Management....................................................................................................... 24 > 3.3.1 Vegetation Management...................................................................................................... 24 c -00 2 3.3.1.1 Invasive Vegetation..................................................................................................... 24 = 3.3.1.2 Prescribed Fire............................................................................................................ 24 m 3.3.2 Remediation and Site Security.............................................................................................. 24 06 a 3.3.3 Assistance.............................................................................................................................. 24 3.4 Vulnerability 24 3.4.1 Zoning and Land Use............................................................................................................. 24 ci m Figure14 —Zoning ................................................................................................................... 25 0 U Figure15 — RLSA Overlay......................................................................................................... 26 r_ 0 Figure 16—Future Land Use.................................................................................................... 27 r f° 3.4.2 Development Plans............................................................................................................... 28 m N c 0 4. Acquisition Considerations..................................................................................................................28 U Figure 17—Airboat trails along the western edge of parcel (approx. boundary in white) ...... 28 c� N to 5. Management Needs and Costs.............................................................................................................. 29 L Table 7 - Estimated Costs of Site Remediation, Improvements, and Management ................ 29 6. Potential for Matching Funds.............................................................................................................. 29 7. Secondary Criteria Scoring Form......................................................................................................... 30 8. Additional Site Photos.........................................................................................................................36 APPENDIX 1— Critical Lands and Water Identification Maps (CLIP) Definitions ...................................... 39 3 Packet Pg. 678 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust 1. Introduction Folio Numbers: 00053560005 Date: November 2, 2022 The Conservation Collier Program (Program) is an environmentally sensitive land acquisition and management program approved by the Collier County Board of County Commissioners (Board) in 2002 and by Collier County Voters in 2002 and 2006. The Program was active in acquisition between 2003 and 2011, under the terms of the referendum. Between 2011 and 2016, the Program was in management mode. In 2017, the Collier County Board reauthorized Conservation Collier to seek additional lands (2/14/17, Agenda Item 11B). On November 3, 2020, the Collier County electors approved the Conservation Collier Re-establishment referendum with a 76.5% majority. This Initial Criteria Screening Report (ICSR) has been prepared for the Conservation Collier Program in its 11th acquisition cycle (Quarter B) to meet requirements specified in the Conservation Collier Implementation Ordinance, 2002-63, as amended, and for purposes of the Conservation Collier Program. The sole purpose of this report is to provide objective data to demonstrate how properties meet the criteria defined by the ordinance. The following sections characterize the property location and assessed value, elaborate on the initial and secondary screening criteria scoring, and describe potential funding sources, appropriate use, site improvements, and estimated management costs. 4 Packet Pg. 679 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 2. Summary of Property a 1 2 3 Miles _ English Trust Cycle 10 Parcels ® Cycle 11AParcels - Conservation Collier Preserve Managed Conservation Areas Other Conservation Areas CON E ATION 4EL1E CR oftr Coxmty "' ti Figure 1 - Parcels Location Overview Packet Pg. 680 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 1' 0 0.5 JOHN EDWIN ENGLISH TRUST L� BLOCKER, BRIAN - Cycle 10 parcel MOODY, JIM H - Cycle 10 parcel Conservation Collier Preserve Figure 2 - Parcels Close-up CON ATION y LLIER Collier CU nt:y Packet Pg. 681 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust 2.1 Summary of Property Information Table 1 — Summary of Property Information Folio Numbers: 00053560005 Date: November 2, 2022 Characteristic Value Comments Name English Trust John Edwin English Trust Folio Number 00053560005 Target Protection Area (Ord. 2002-63, RLSA — FSA Pepper Ranch Preserve Mailing area Cycle 11 Section 10.3) Size 59.01 acres Section, Township, 534, T46, R28 Section 34, Township 46, Range 28 and Range Zoning A-MHO-RLSA (FSA Zoned Agricultural with Mobile Home Overlay (1 unit / 5 Category/TDRs/ and 500 ft Buffer) ac.); Rural Lands Stewardship Area Overly with Flowway Overlays Stewardship Area and 500 ft Buffer Designations AE - Special Flood Hazard Area with a 1% annual flood risk, FEMA Flood Map Mostly AE with or a 26% chance of flooding during a 30-year mortgage AH - Area close to water hazard that has a one percent Category some AH chance of experiencing shallow flooding between one and three feet each year Existing structures None None observed Pepper Ranch Preserve to the west, Lake Trafford to the Adjoining properties Conservation, lake, east, undeveloped land to the north, and paved driveway and their Uses single-family, and single-family residential to the south; Trafford Oaks undeveloped Road bisects the property north to south on the western side Development Plans Submitted None Trafford Oaks Road bisects the property north to south on Known Property Trafford Oaks Road the western side; airboats cross submerged lands on Irregularities eastern edge of property Other County Dept None known Interest Packet Pg. 682 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust 180 160 140 120 100 80 60 40 20 0 160 95 1 - Ecological Value Total Score: 220/400 80 21 2 - Human Value 78 80 3 - Restoration and Management ■ Awarded Points ❑ Possible Points Figure 3 - Secondary Criteria Score Table 2 - Secondary Criteria Score Summary Folio Numbers: 00053560005 Date: November 2, 2022 80 27 4 - Vulnerability Criteria Awarded Weighted Points Possible Weighted Points Awarded/Possible Points 1- Ecological Value 95 160 59% 1.1 - Vegetative Communities 21 53 40% 1.2 - Wildlife Communities 24 27 90% 1.3 - Water Resources 16 27 60% 1.4 - Ecosystem Connectivity 33 53 63% 2 - Human Values 21 80 27% 2.1 - Recreation 11 34 33% 2.2 - Accessibility 9 34 25% 2.3 - Aesthetics/Cultural Enhancement 1 11 13% 3 - Restoration and Management 78 80 97% 3.1 - Vegetation Management 55 55 100% 3.2 - Remediation and Site Security 23 23 100% 3.3 - Assistance 0 2 0% 4 - Vulnerability 27 80 33% 4.1 - Zoning and Land Use 24 58 42% 4.2 - Development Plans 2 22 10% Total 220 400 55% n. Packet Pg. 683 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 2.2 Summary of Assessed Value and Property Cost Estimates L The interest being appraised is fee simple "as is" for the purchase of the site. A value of the parcel was a estimated using only one of the three traditional approaches to value, the sales comparison approach. It is based on the principal of substitution that an informed purchaser would pay no more for the rights v in acquiring a particular real property than the cost of acquiring, without undue delay, an equally desirable one. Three properties were selected for comparison, each with similar site characteristics, > c utility availability, zoning classification and road access. No inspection was made of the property or -°a comparables used in this report and the Real Estate Services Department staff relies upon information solely provided by program staff. The valuation conclusion is limited only by the reported assumptions m and conditions that no other known or unknown adverse conditions exist. r If the Board of County Commissioners choose to acquire this property, an appraisal by an independent Real Estate Appraiser will be obtained at that time. Pursuant to the Conservation Collier Purchase Policy, one appraisal is required for the English parcel, which has an initial valuation less than $500,000; 1 independent Real Estate Appraiser will value the subject property and that appraisal report will determine the actual value of the subject property. Table 3. Assessed & Estimated Value Property owner Address Acreage Assessed EstimatedValue* Value** John Edwin English Trust No address 59.01 $101,304 $531,000 * Assessed Value is obtained from the Property Appraiser's Website. The Assessed Value is based off the current use of the property. **The Estimated Market Value for the English parcel was obtained from the Collier County Real Estate Services Department in November 2022 prior to CCLAAC ranking. 2.2.1 Zoning, Growth Management and Conservation Overlays Zoning, growth management and conservation overlays will affect the value of a parcel. The parcel has a baseline zoning of A -MHO (Agricultural — Mobile Home Overlay), which allows for 1 unit per 5 acres. The parcel is also within the Rural Lands Stewardship Area (RLSA) with approximately 48 acres within a Flowway Stewardship Area (FSA) and the remainder in a 500 ft Buffer area. E Packet Pg. 684 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10) Criteria 1: Native Habitats Are any of the following unique and endangered plant communities found on the property? Order of preference as follows: i. Hardwood hammocks No ii. Xeric oak scrub No iii. Coastal strand No iv. Native beach No V. Xeric pine No vi. Riverine Oak No vii. High marsh (saline) No viii. Tidal freshwater marsh No ix. Other native habitats YES Statement for Satisfaction of Criteria 1: Parcel contains Mixed Scrub Shrub Wetland, Mixed Wetland Hardwoods, and Cabbage Palm Hammock. Criteria 2: Human Social Values Does land offer significant human social values, such as equitable geographic distribution, appropriate access for nature -based recreation, and enhancement of the aesthetic setting of Collier County? YES Statement for Satisfaction of Criteria 2: This parcel is directly adjacent to the 2,512-acre Pepper Ranch Preserve and can be directly accessed from both Trafford Oaks Road and directly from the preserve along the southeastern boundary; however, Trafford Oaks Road is a private road with a security gate that would prohibit public access from that direction. Criteria 3: Water Resources Does the property offer opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, and flood control? YES Statement for Satisfaction of Criteria 3: The parcel contains hydric soils and wetland vegetation communities. It holds water during the wet season. Acquisition of the parcel would protect the Corkscrew swamp and marsh complex and wetlands associated with Lake Trafford. The Corkscrew swamp and marsh complex provide recharge for the Lower Tamiami aquifer, a source of drinking water for many County and private wells east of County Road 951. 10 Packet Pg. 685 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Criteria 4: Biological and Ecological Value Folio Numbers: 00053560005 Date: November 2, 2022 Does the property offer significant biological values, including biodiversity, listed species habitat, connectivity, restoration potential and ecological quality? YES Statement for Satisfaction of Criteria 4: The parcel is adjacent to Pepper Ranch Preserve. It can be assumed that the same important wildlife species documented on the preserve also utilize this property including the endangered Florida Panther, snail kite, wood stork, and black bear and multiple bird species. There is significant restoration potential for forested areas impacted by invasive exotic plants. Criteria 5: Enhancement of Current Conservation Lands Does the property enhance and/or protect the environmental value of current conservation lands through function as a buffer, ecological link or habitat corridor? Yes Is this property within the boundary of another agency's acquisition project? Yes Statement for Satisfaction of Criteria 5: The parcel is adjacent to and would contribute to an important wildlife corridor through the adjacent Pepper Ranch Preserve and other state-owned conservation land. Preservation and restoration of this parcel would add to the conservation land buffer protecting the Corkscrew Regional Ecosystem Watershed (CREW). This consists of over 60,000 acres of South Florida Water Management District lands. The CREW Marsh wetlands are also an ecological link and corridor into the Camp Keais Strand and other conservation lands to the south. The parcel is within the Corkscrew Regional Ecosystem Watershed Florida Forever Project Area; however, Conservation Collier funds will not significantly increase the rank or funding priority of the parcel for Florida Forever, and the small size of the parcel makes it undesirable for the state to pursue it for acquisition. 11 Packet Pg. 686 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 3. Initial Screening Criteria 3.1 Ecological Values 3.1.1 Vegetative Communities The property is primarily Mixed Scrub Shrub Wetland, consisting of Carolina willow (Salix caroliniana) with scattered red maple (Acer rubrum) and pop ash (Fraxinus caroliniana), and little understory. It is mapped as marsh. Cabbage Palm Hammock is present in the middle of the property on the south side. The canopy in this area is primarily cabbage palm (Saba) palmetto) with some laurel oak (Quercus laurifolia). Midstory consists of myrsine (Myrsine cubana), shiny -leaf wild coffee (Psychotria nervosa), and red bay (Persea borbonia) with an occasional coral bean (Erythrina herbacea), wild lime (Zanthoxylum fagara), and dull -leaf wild coffee (Psychotria tenuifolia). Groundcover is primarily swamp fern (Telmatoblechnum serrulatum). Two distinct pockets of Mixed Wetland Hardwoods exist along the southeastern side of the parcel (mapped as Cypress/Tupelo and Cypress), as well as along the edges of the Mixed Scrub Shrub Wetland. The dominant canopy trees in the Mixed Wetland Hardwoods are red maple, pop ash, and an occasional cypress (Taxodium distichum). The midstory is relatively open with swamp fern and alligator flag (Thalia geniculata) in the groundcover. Other species observed include strangler fig (Ficus aurea), long strap fern (Campyloneurum phyllitidi), shoestring fern (Vittoria lineata), southern needleleaf (Tillandsia setacea), and Citrus sp. The overall condition of the plant communities within the property is good with an estimated exotic plant coverage of 10%. The dominant exotic noted is Brazilian pepper (Schinus terebinthifolia) along the edges of Trafford Oaks Rd and Rosbough Way. Once inside the perimeter, Brazilian pepper is more scattered, and native plants dominate. Some Caesarweed (Urena lobata) and Peruvian primrosewillow (Ludwigia peruviana) are present, but not in large amounts. Table 4. Listed Plant Species Common Name Scientific Name State Status Federal Status Northern needleleaf Tillandsia balbisiana State Threatened n/a Cardinal airplant Tillandsia fasciculata State Endangered n/a 12 Packet Pg. 687 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 f PEPPER RD 'V F O (If LL LL Q F 0 1 ® JOHN EDWIN ENGLISH TRUST CLIP4 Priority Natural Communities Priority 1 (highest) Priority 2 Priority 3 Priority 4 Figure 4 - CLIP4 Priority Noturol Communities C 1 CONSER ATION C LLIER Co�E:v Couxty `' 13 Packet Pg. 688 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 1' 0 0.5 JOHN EDWIN ENGLISH TRUST Land Cover Cabbage Palm Cypress Cypress/Tupelo(incl Cy1Tu mixed) Lacustrine Marshes Mixed Scrub -Shrub Wetland Mixed Wetland Hardwoods Natural Lakes and Ponds Residential, Low Density Transportation Figure 5 - Florida Cooperative Land Cover Classification System ON Cotlier C ..ty 14 Packet Pg. 689 I t r5� Aw IF r 16.A.7.w Initial Criteria Screening Report Folio Numbers: OOOS3S6000S Owner Names: John Edwin English Trust Date: November 2, 2022 3.1.2 Wildlife Communities a L This parcel would provide significant wildlife habitat enhancement to adjacent lands. It can be assumed a that the same important wildlife species documented on the adjacent Pepper Ranch also utilize these > properties including the Everglades snail kite, wood stork, black bear and multiple bird species. Additionally, an American alligator was heard by County staff during the site visit, and a collared Florida panther (Puma concolor coryi) was tracked on the property in 2019. > Toble 5 — Listed Wildlife Detected Common Name Scientific Name StateStatus Federal Status Mode of Detection Florida Panther Puma concolor coryi Endangered Telemetry points American Alligator mississippiensis Threatened (Similarity Auditory alligator of appearance) Toble 6— Potential Listed Wildlife Species Common Name Scientific Name State Status FederalStatus Little blue heron Egretta caerulea Threatened Everglade snail kite Rostrhomus sociabilis plumbeus Endangered Tricolored heron Egretta tricolor Threatened Wood stork Mycteria americana Threatened Roseate spoonbill Platalea ajaja Threatened 16 Packet Pg. 691 Initial Criteria Screening Report Owner Names: John Edwin English Trust 0 0 A A A 0 Z�L 0 A A 0 0 0 0 A G A Al 0 A 0 Y A O oA O tL 0 60 O�Q AA AAA 16.A.7.w Folio Numbers: 00053560005 Date: November 2, 2022 A PEPPER RD 1' 0 1 Miles JOHN EDWIN ENGLISH TRUST Bald Eagle Nests Li 0 Florida Panther Telemetry Figure 8 - Wildlife Spotiol Data (i.e., telemetry, roosts, etc) CONff4WATION L EEIER 17 Packet Pg. 692 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 ■ 0 ' Y ■ a ■ 0 o 0 a a ROSBOUGH WAY HUNTERS POINT RD 1' 0 0.5 Miles JOHN EDWIN ENGLISH TRUST VALUE 1 species 2-4 species 5-6 species 7 species 8-13 species Figure 9 - CLIP4 Potential Habitat Richness CON ATION ��yy C R C ;&..-, C ..ty 18 Packet Pg. 693 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust 3.1.3 Water Resources Folio Numbers: 00053560005 Date: November 2, 2022 Acquisition of this property would offer increased opportunity for protection of water resource values, including some recharge of the aquifer and protection of wetland dependent species habitat. The parcel contains 100% wetlands, and it would provide habitat for wetland dependent species most of the year. A primary benefit to preserving the parcel in an undeveloped state would be additional protection of the Corkscrew swamp and marsh complex, and wetlands associated with Lake Trafford. The Corkscrew swamp and marsh complex provide recharge for the Lower Tamiami aquifer, a source of drinking water for many County and private wells east of County Road 951. Acquisition of this parcel would add to the protection of the quality of this water source by increasing the buffering of the Corkscrew slough from development and non -point source pollution. The property also provides natural flood protection. Soils data is based on the Soil Survey of Collier County Area, Florida (USDA/NRCS, 1990). Mapped soils include "Winder, Riviera, Limestone Substratum, and Chobee Soils, Depressional — a hydric, poorly drained soil that is associated with sloughs and cypress swamps - and "Riviera, Limestone Substratum — Copeland Fine Sand" - a hydric, very poorly drained soil that is associated with marshes. 19 Packet Pg. 694 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 1' 0 0.5 Q JOHN EDVV N ENGLISH TRUST Wellfield Protection Zones 1-YEAR 2-YEAR 5-YEAR 20-YEAR CLIP4 Aquifer Recharge Priority 1- HIGHEST Priority 2 Priority 3 Priority 4 Priority 5 Priority 6 Figure 10 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ON CON%kWATION ��yy C.", R C ;&..-, C ..ty 20 Packet Pg. 695 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 1' 0 0.5 JOHN EDWIN ENGLISH TRUST Soil Type l FT. DRUM AND MALABAR, HIGH, FINE SANDS RIVIERA, LIMESTONE SUBSTRATUM - COPELAND FINE SAND - WATER WINDER, RIVIERA, LIMESTONE SUBSTRATUM, AND CHOBEE SOILS DEPRESSIONAL Figure 11 - Collier County Soil Survey '\ E CON ATION ��yy LLIER Cotlier C.-ty 21 Packet Pg. 696 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00OS3S6000S Owner Names: John Edwin English Trust Date: November 2, 2022 Y Q O O LI IL ROSBOUGH WAY HUNTERS POINT RD 0 0.5 Q JOHN EDWIN ENGLISH TRUST LIDAR Value - - High: 104.644 - Low :-4.11745 Figure 12 LIDAR Elevation Mop CDNHWATION LL1ER CoeCounty 22 Packet Pg. 697 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 3.1.4 Ecosystem Connectivity L This parcel is adjacent to and would contribute to an important wildlife corridor through the adjacent a Pepper Ranch Preserve and other state-owned conservation land. Preservation and restoration of these > parcels would add to the conservation land buffer protecting the Corkscrew Regional Ecosystem v Watershed (CREW). This consists of over 60,000 acres of South Florida Water Management District lands. r_ The CREW Marsh wetlands are also an ecological link and corridor into the Camp Keais Strand and other > c conservation lands to the south. 0 Sa-e2 CORKSCREW RD IMMOKAL`EE RD �p =m LU --w C1 � m Q N ENV J x LU Z — w OIL WELL RD 5 =t 11 1 0 1 2 3 4 5 6 7 8 9 10 11 - JOHN EDWIN ENGLISH TRUST - Conservation Collier Preserve Managed Conservation Areas Other Conservation Areas CON ATION LLIER Co er Co..ty Figure 13 - Conservation Lands 23 Packet Pg. 698 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 3.2 Human Values L a� 3.2.1 Recreation a This parcel is adjacent to the 2,512-acre Pepper Ranch Preserve which provides multiple opportunities for passive public recreation. This parcel would increase the size of the Preserve. Fishing and passive v recreation such as photography and wildlife viewing could be possible along the western boundary of the preserve if trails were installed within Pepper Ranch Preserve for access. 3.2.2 Accessibility The parcel can be accessed via Trafford Oaks Road, a private paved road. This road has a security gate that would limit public access but would allow access to the properties for management. The parcel can also be accessed directly from the Pepper Ranch Preserve along the southeastern boundary; however, an agricultural fence along the eastern boundary of Pepper Ranch Preserve would restrict public access. 3.2.3 Aesthetic/Cultural Enhancement The parcels are visible from Lake Trafford and provide views of mature red maple and pop ash. 3.3 Restoration and Management 3.3.1 Vegetation Management 3.3.1.1 Invasive Vegetation It appears that only approximately 10% of the property is covered with invasive vegetation — primarily Brazilian pepper with some scattered Caesarweed and Peruvian primrosewillow. 3.3.1.2 Prescribed Fire The parcels do not contain fire dependent communities, therefore prescribed fire would not be recommended. 3.3.2 Remediation and Site Security No site security issues appear to exist within the parcels. 3.3.3 Assistance Staff does not anticipate management assistance from other agencies. 3.4 Vulnerability 3.4.1 Zoning and Land Use The parcel has a baseline zoning of A -MHO (Agricultural — Mobile Home Overlay), which allows for 1 unit per 5 acres. The parcel is also within the Rural Lands Stewardship Area (RLSA) with approximately 48 acres within a Flowway Stewardship Area (FSA) and the remainder in a 500 ft Buffer area. 24 Packet Pg. 699 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 0 0.55 JOHN EDWIN ENGLISH TRUST Zoning General A-MHO-RLSAO A-M HO-RLSAO-LTR-SSA-7 Figure 14 —Zoning CON ATION LL1Eh C-Q& County 25 Packet Pg. 700 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust f ROSBOUGH WAY HUNTERS POINT RD [I] ® JOHN EDWIN ENGLISH TRUST RLSA Overlay 500 FT BUFFER FSA Figure 15 — RLSA Overlay Folio Numbers: 00053560005 Date: November 2, 2022 111*7 CON ATION ��yy LLIER Co[[ er C"--ty 26 Packet Pg. 701 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 1 0 0.55 Q JOHN EDWIN ENGLISH TRUST Future Land Use Agricultural /Rural Mixed Use District/RLSA Figure 16 —Future Land Use CON ATION � LLIER CO 1, C.."Ly 27 Packet Pg. 702 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust 3.4.2 Development Plans The property is not currently planned for development. Folio Numbers: 00053560005 Date: November 2, 2022 4. Acquisition Considerations Staff would like to bring the following items to the attention of the Advisory Committee during the review of this property. The following items may not have significantly affected the scoring but are worth noting. Although airboats do traverse the western edge of the parcel, they remain within sovereign submerged lands and do not appear to encroach significantly into the parcel. Figure 17—Airboat trails along the western edge of parcel (approx. boundary in white) 28 Packet Pg. 703 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Folio Numbers: 00053560005 Date: November 2, 2022 5. Management Needs and Costs Table 7 - Estimated Costs of Site Remediation, Improvements, and Management Annual Management Initial Recurring Comments Element Cost Cost Invasive Initial cost estimated at $200/acre with recurring estimated Vegetation $11,800 $5,900 at $100/acre based on minimal exotics. Removal Signage $200 n/a TOTAL $12,000 $5,900 6. Potential for Matching Funds The primary partnering agencies for conservation acquisitions, and those identified in the ordinance are the Florida Communities Trust (FCT) and The Florida Forever Program. The following highlights potential for partnering funds, as communicated by agency staff. Florida Communities Trust - Parks and Open Space Florida Forever grant program: The FCT Parks and Open Space Florida Forever grant program provides grant funds to local governments and nonprofit organizations to acquire conservation lands, urban open spaces, parks and greenways. Application for this program is typically made for pre -acquired sites up to two years from the time of acquisition. The Parks and Open Space Florida Forever grant program assists the Department of Environmental Protection in helping communities meet the challenges of growth, supporting viable community development and protecting natural resources and open space. The program receives 21 percent Florida Forever appropriation. This property would not be a good candidate for FCT funding. Florida Forever Program: Although this parcel is within a Florida Forever Program boundary, because of its size, the State will not pursue its acquisition. Additional Funding Sources: There is potential for partnership with the CREW Land and Water Trust to facilitate acquisition. 29 Packet Pg. 704 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust 7. Secondary Criteria Scoring Form Folio Numbers: 00053560005 Date: November 2, 2022 Property Name: English Trust Target Protection Mailing Area: Pepper Ranch Preserve Folio(s): 00053560005 Secondary Criteria Scoring Possible Points Awarded Points Percentage 1- Ecological Value 160 95 59 2 - Human Value 80 21 27 3 - Restoration and Management 80 78 97 4 - Vulnerability 80 27 33 TOTAL SCORE 400 220 55 1 - ECOLOGICAL VALUES (40% of total) Possible Awarded Comments Points Points 1.1 VEGETATIVE COMMUNITIES 200 80 1.1.1- Priority natural communities (Select highest score) a. Parcel contains CLIP4 Priority 1 communities (1130 - Rockland Hammock, 1210 - Scrub, 1213 - Sand Pine Scrub, 1214 - Coastal Scrub, 1312 - Scrubby Flatwoods, 1610 - Beach Dune, 1620 - Coastal 100 Berm, 1630 - Coastal Grasslands, 1640 - Coastal Strand, or 1650 - Maritime Hammock) b. Parcel contains CLIP4 Priority 2 communities (22211 - Hydric Pine Flatwoods, 2221 - Wet Flatwoods, or 1311- Mesic Flatwoods) 60 c. Parcel contains CLIP4 Priority 3 communities (5250 - Mangrove Swamp, or 5240 - Salt Marsh) 50 d. Parcel contains CLIP4 Priority 4 communities (5250 - Mangrove Swamp) 25 0 1.1.2 - Plant community diversity (Select the highest score) Mixed Scrub Shrub Wetland; a. Parcel has >_ 3 CLC native plant communities (Florida Cooperative Mixed Wetland Land Cover Classification System native plant communities) 20 20 Hardwoods; Mesic Hammock b. Parcel has <_ 2 CLC native plant communities 10 c. Parcel has 0 CLC native plant communities 0 1.1.3 - Listed plant species (excluding commercially exploited species) (Select the highest score) a. Parcel has >_5 CLC listed plant species 30 b. Parcel has 3-4 CLC listed plant species 20 Tillandsia C. Parcel has S 2 CLC listed plant species 10 10 fasciculata; Tillandsia balbisiana 30 Packet Pg. 705 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Folio Numbers: 00053560005 Date: November 2, 2022 d. Parcel has 0 CLC listed plant species 0 1.1.4 - Invasive Plant Infestation (Select highest score) a. 0 - 10% infestation 50 50 low, scattered Brazilian pepper b. 10 - 25% infestation 40 c. 25 - 50% infestation 30 d. 50 - 75% infestation 20 e. >_75% infestation 10 1.2 - WILDLIFE COMMUNITIES 100 90 1.2.1- Listed wildlife species (Select the highest score) a. Listed wildlife species documented on the parcel 80 80 Panther telemetry points b. Listed wildlife species documented on adjacent property 60 c CLIP Potential Habitat Richness >_5 species 40 d. No listed wildlife documented near parcel 0 1.2.2 - Significant wildlife habitat (Rookeries, roosts, denning sites, nesting grounds, high population densities, etc) (Select highest score) a. Parcel protects significant wildlife habitat (Please describe) 20 b. Parcel enhances adjacent to significant wildlife habitat (Please describe) 10 10 Pepper Ranch and Lake Trafford c. Parcel does not enhance significant wildlife habitat 0 1.3 - WATER RESOURCES 100 60 1.3.1- Aquifer recharge (Select the highest score) a. Parcel is located within a wellfield protection zone or within a CLIP4 Aquifer Recharge Priority 1 area 40 b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2 or 3 area 30 c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4 or 5 area 20 20 d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6 area 0 1.3.2 - Surface Water Protection (Select the highest score) a. Parcel is contiguous with and provides buffering for an Outstanding Florida Waterbody 30 b. Parcel is contiguous with and provides buffering for a creek, river, lake, canal or other surface water body 20 20 Lake Trafford c. Parcel is contiguous with and provides buffering for an identified flowway 15 d. Wetlands exist on site 10 31 Packet Pg. 706 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Folio Numbers: 00053560005 Date: November 2, 2022 e. Parcel does not provide opportunities for surface water quality enhancement 0 1.3.3 - Floodplain Management (Select all that apply) a. Parcel has depressional or slough soils 10 10 100% b. Parcel has known history of flooding and is likely to provide onsite water attenuation 10 10 c. Parcel provides storm surge buffering 10 d. Parcel does not provide floodplain management benefits 0 1.4 - ECOSYSTEM CONNECTIVITY 200 125 1.4.1 - Acreage (Select Highest Score) a. Parcel is >_ 300 acres 150 b. Parcel is >_ 100 acres 100 b. Parcel is >_ 50 acres 75 75 59.01 ac c. Parcel is >_ 25 acres 25 d. Parcel is >_ 10 acres 15 e. Parcel is < 10 acres 0 1.4.2 - Connectivity (Select highest score) a. Parcel is immediately contiguous with conservation lands 50 50 Pepper Ranch b. Parcel is not immediately contiguous, but parcels between it and nearby conservation lands are undeveloped 25 c. Parcel is isolated from conservation land 0 ECOLOGICAL VALUES TOTAL POINTS 600 355 ECOLOGICAL VALUES WEIGHTED SCORE (Awarded Points/Possible Points*160) 160 95 2 - HUMAN VALUES (20%) Possible Points Awarded Points Comments 2.1- RECREATION 120 40 2.1.1- Compatible recreation activities (Select all that apply) a. Hunting 20 b. Fishing 20 20 Could fish from Pepper Ranch side c. Water -based recreation (paddling, swimming, etc) 20 d. Biking 20 e. Equestrian 20 f. Passive natural -resource based recreation (Hiking, photography, wildlife watching, environmental education, etc) 20 20 Only on west side g. Parcel is incompatible with nature -based recreation 0 2.2 - ACCESSIBILITY 120 30 2.2.1- Seasonality (Select the highest score) 32 Packet Pg. 707 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Folio Numbers: 00053560005 Date: November 2, 2022 a. Parcel accessible for land -based recreation year round 20 b. Parcel accessible for land -based recreation seasonally 10 10 c. Parcel is inaccessible for land -based recreation 0 2.2.2 - Vehicle access (Select the highest score) a. Public access via paved road 50 b. Public access via unpaved road 30 c. Public access via private road 20 d. No public access 0 0 2.2.3 - Parking Availability (Select the highest score) a. Minor improvements necessary to provide on -site parking 40 b. Major improvements necessary to provide on -site parking (Requires site development plan) 25 b. Public parking available nearby or on adjacent preserve 20 20 c. Street parking available 10 d. No public parking available 0 2.2.4 - Pedestrian access (Select the highest score) a. Parcel is easily accessible to pedestrians (within walking distance of housing development) 10 b. Parcel is not easily accessible to pedestrians 0 0 2.3 - AESTHETICS/CULTURAL ENHANCEMENT 40 5 2.3.1- Aesthetic/cultural value (Choose all that apply) a. Mature/outstanding native vegetation 5 5 mature oaks, red maple, pop ash b. Scenic vistas 5 c. Frontage enhances aesthetics of public thoroughfare 10 d. Archaeological/historical structures present 15 e. Other (Please describe) 5 f. None 0 HUMAN VALUES TOTAL SCORE 280 75 HUMAN VALUES WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 21 Possible Awarded 3 - RESTORATION AND MANAGEMENT (20%) Comments Points Points 3.1 - VEGETATION MANAGEMENT 120 120 3.1.1- Invasive plant management needs (Select the highest score) Scattered Brazilian a. Minimal invasive/nuisance plant management necessary to restore and maintain native plant communities (<30%) 100 100 pepper; some primrose willow 33 Packet Pg. 708 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Folio Numbers: 00053560005 Date: November 2, 2022 b. Moderate invasive/nuisance plant management necessary to 75 restore and maintain native plant communities (30-65%) c. Major invasive/nuisance plant management necessary to restore 50 and maintain native plant communities (>65%) d. Major invasive/nuisance plant management and replanting 25 necessary to restore and maintain native plant communities (>65%) e. Restoration of native plant community not feasible 0 3.1.2 - Prescribed fire necessity and compatibility (Select the highest score) a. Parcel contains fire dependent plant communities and is not compatible compatible with prescribed fire or parcel does not contain fire 20 20 with fire dependent plant communities b. Parcel contains fire dependent plant communities and is 0 incompatible with prescribed fire 3.2 - REMEDIATION AND SITE SECURITY 50 50 3.2.1- Site remediation and human conflict potential (Dumping, contamination, trespassing, vandalism, other) (Select the highest score) a. Minimal site remediation or human conflict issues predicted 50 50 b. Moderate site remediation or human conflict issues predicted 20 (Please describe) c. Major site remediation or human conflict issues predicted (Please 5 describe) d. Resolving site remediation or human conflict issues not feasible 0 3.3 - ASSISTANCE 5 0 3.4.1- Management assistance by other entity a. Management assistance by other entity likely 5 b. Management assistance by other entity unlikely 0 0 RESTORATION AND MANAGEMENT TOTAL SCORE 175 170 RESTORATION AND MANAGEMENT WEIGHTED SCORE (Awarded 80 78 Points/Possible Points*80) Possible Awarded 4 - VULNERABILITY (20%) Comments Points Points 4.1 - ZONING AND LAND USE 130 55 4.1.1- Zoning and land use designation (Select the highest score) a. Zoning allows for Single Family, Multifamily, industrial or commercial 100 b. Zoning allows for density of no greater than 1 unit per 5 acres 75 Ag-MHO/FSA C. Zoning allows for agricultural use /density of no greater than 1 50 50 and 500 ft unit per 40 acres buffer d. Zoning favors stewardship or conservation 0 34 Packet Pg. 709 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Folio Numbers: 00053560005 Date: November 2, 2022 4.1.2 - Future Land Use Type (Select the highest score) a. Parcel designated Urban 30 b. Parcel designated Estates, Rural Fringe Receiving and Neutral, Agriculture 25 c. Parcel designated Rural Fringe Sending, Rural Lands Stewardship Area 5 5 d. Parcel is designated Conservation 0 4.2 - DEVELOPMENT PLANS 50 5 4.2.1- Development plans (Select the highest score) a. Parcel has been approved for development 20 b. SFWMD and/or USACOE permit has been applied for or SDP application has been submitted 15 c. Parcel has no current development plans 0 0 4.2.2 - Site characteristics amenable to development (Select all that apply) a. Parcel is primarily upland 10 b. Parcel is along a major roadway 10 c. Parcel is >10 acres 5 5 d. Parcel is within 1 mile of a current or planned commercial or multi -unit residential development 5 VULNERABILITY TOTAL SCORE 180 60 VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 27 35 Packet Pg. 710 i tellPS% r IS y'$ 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Cabbage Palm Hammock View of parcel looking east — boundary is approximate Folio Numbers: 00053560005 Date: November 2, 2022 Groundcover in Hammock Long strap fern 37 Packet Pg. 712 , W —1T, -f�� e d 4+' 734 �-7w L { :` 7s:; "Fr I 1 AM Al w - kv Izw A . ,M t,+ p, i - ` t7, /...�Af -- �Y ll y� �.. 16.A.7.w Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 APPENDIX 1— Critical Lands and Water Identification Maps (CLIP) Definitions This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida a as Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify > m statewide priorities for a broad range of natural resources in Florida. It was developed through a v collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife 1� Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3 categories have also been combined into the Aggregated layer, which identifies 5 priority levels for natural resource conservation. Below is a description of each of the three CLIP4 data layers used in this report. Fieure 4 - CLIP4 Prioritv Natural Communities Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub, sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie, upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities are prioritized by a combination of their heritage global status rank (G-rank) and landscape context, based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context. Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very High/High. Priority 5 is G5 Medium. This data layer was created by FNAI originally to inform the Florida Forever environmental land acquisition program. The natural communities were mapped primarily based on the FNAI/FWC Cooperative Land Cover (CLC) data layer, which is a compilation of best -available land cover data for the entire state. The CLC is based on both remote -sensed (from aerial photography, primarily from water management district FLUCCS data) and ground-truthed (from field surveys on many conservation lands) data. Fieure 9 - Potential Habitat Richness CLIP4 Ma This CLIP version 4.0 data layer is unchanged from CLIP v3.0. FWC Potential Habitat Richness. Because SHCAs do not address species richness, FWC also developed the potential habitat richness layer to identify areas of overlapping vertebrate species habitat. FWC created a statewide potential habitat model for each species included in their analysis. In some cases, only a portion of the potential habitat was ultimately designated as SHCA for each species. The Potential Habitat Richness layer includes the entire potential habitat model for each species and provides a count of the number of species habitat models occurring at each location. The highest number of focal species co-occurring at any location in the model is 13. 39 Packet Pg. 714 16.A.7.w Initial Criteria Screening Report Owner Names: John Edwin English Trust Folio Numbers: 00053560005 Date: November 2, 2022 Figure 10 - CLIP4 Aquifer Recharge Priority and Wellfield Protection Zones High priorities indicate high potential for recharge to an underlying aquifer system (typically the Floridan aquifer but could be intermediate or surficial aquifers in some portions of the state). The highest priorities indicate high potential for recharge to springs or public water supplies. This figure also includes Wellfield Protection Zones. Collier County Wellfield Protection Zones are referenced in the Land Development Code and updated in 2010 by Pollution Control and Prevention Department Staff. The public water supply wellfields, identified in section 3.06.06 and permitted by the SFWMD for potable water to withdraw a minimum of 100,000 average gallons per day (GPD), are identified as protected wellfields, around which specific land use and activity (regulated development) shall be regulated under this section. 40 Packet Pg. 715 RKL APPRAISAL AND CON SUITING REAL ESTATE APPRAISAL REPORT WINCHESTER HEAD Residential Land Generally within Golden Gate Estates Unit 65 Naples, Collier County, Florida, 34120 ACHI L M. ZUCCHI, MAI, CCIM C. LOWRY, MAI, CPA 0UIS C. BOSBITT, MAI PREPARED FOR: Mr. Roosevelt Leonard, RAV-AC Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO Number 4500216604 EFFECTIVE DATE OF THE APPRAISAL: August 13, 2022 DATE OF THE REPORT: August 20, 2022 REPORT FORMAT: Appraisal Report PREPARED BY: RKL Appraisal and Consulting, PLC RKL File Number: 2022-196 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com 0.5 Miles Subject Parcels Winchester Head Generally within Golden Gate Estates Unit 65 Naples, Florida *RKL A1 SAL AND CON Sit LT1N G August 20, 2022 Mr. Roosevelt Leonard, R/W-AC Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Winchester Head Generally within Golden Gate Estates Unit 65, Naples, Collier County, Florida, 34120 Client File: PO Number 4500216604 RKL File Number: 2022-196 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as Winchester Head. Tier values are developed consisting of. up to 25% wetlands; 26-50% wetlands; 51-75% wetlands; and 76-100% wetlands. The intended users for the assignment are Collier County Real Property Management (Conservation Collier Program), and the intended use of the appraisal is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. Please reference the appraisal scope section of this report for important information regarding the scope of research and analysis for this appraisal, including property identification, inspection, highest and best use analysis, and valuation methodology. The accompanying appraisal conforms with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The appraisal also conforms with the appraisal regulations issued in connection with the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA). The subject market area is identified by Conservation Collier as Winchester Head. The Winchester Head targeted area contains 45 parcels totaling 62.14 acres within Golden Gate Estates Unit 65. The per acre values reported in this market study will be offered to property owners with 1.0 to 3.0 acre parcels. The market area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited aericultural uses. A H.fL M. ZUCCHI, MAI, CCIM 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 cLowRY, MAI, CPA Phone: 239-596-0800 OUIS C. BOBBITT, MAI www.rklac.com Mr. Roosevelt Leonard, R/W-AC Collier County August 20, 2022 Page 2 Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have made the following value conclusion(s): Appraisal Premise Market Value, As Is VALUE CONCLUSIONS Interest Appraised Fee Simple Date of Value August 13, 2022 Area Winchester Head Typical Parcel Size Indicated Value per Acre 0 - 25% wetlands 1.0-3.0acres $55,000 26 - 50% wetlands $42,500 51 - 75% wetlands $30,000 76 - 100% wetlands $25,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Ass um tions: None. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC Rachel M. Zucchi, MAI, CCIM Florida State -Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 ACHI L M. ZUCCHI, MAI. CCIM 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 c. LOwRY, MAI, CPA Phone: 239-596-0800 0UIS C. BOBBITT, MAI www.rklac.com WINCHESTER HEAD TABLE OF CONTENTS TABLE OF CONTENTS Summary of Important Facts and Conclusions................................................................... 1 Introduction Information..................................................................................................... 2 SubjectIdentification...................................................................................................... 2 Current Ownership and Property History....................................................................... 2 AppraisalScope.............................................................................................................. 2 Client, Intended User, and Intended Use........................................................................ 3 Definition of Market Value............................................................................................. 3 Definition of Property Rights Appraised........................................................................ 3 Purpose of Appraisal, Property Rights Appraised, and Dates ........................................ 3 Scopeof Work................................................................................................................ 4 EconomicAnalysis............................................................................................................. 5 National Economic Analysis........................................................................................... 5 Florida Economic Analysis............................................................................................. 8 Collier County Area Analysis......................................................................................... 9 Property Description and Analysis................................................................................... 25 SiteAnalysis................................................................................................................. 25 Highestand Best Use.................................................................................................... 36 ValuationMethodology.................................................................................................... 38 AnalysesApplied.......................................................................................................... 39 Sales Comparison Approach — Winchester Head Wetlands ......................................... 40 Sales Comparison Approach — Winchester Head Uplands ........................................... 47 Reconciliation............................................................................................................... 52 FinalValue Conclusion................................................................................................. 52 Certification...................................................................................................................... 53 Assumptions and Limiting Conditions............................................................................. 55 Addenda Appraiser Qualifications Property Information ..... Comparable Data ........... Addendum A Addendum B Addendum C WINCHESTER HEAD SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS GENERAL Subject: Winchester Head Generally within Golden Gate Estates Unit 65, Naples, Collier County, Florida, 34120 Owner: Multiple Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 65 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 65 Intended Use: The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. Intended User(s): Collier County Real Property Management (Conservation Collier Program) PROPERTY Market Areas Parcel ID Gross Land Area Typical Parcel Size Zoning FDEP Informal Wetland (Acres) (Acres) Determination Winchester Head 62.14 1.14 - 2.73 E - Estates 0% to 100% Wetlands Highest and Best Use As Vacant Conservation and/or single-family development Exposure Time 12 months Marketing Period 12 months VALUE INDICATIONS Effective Date(s) August 13, 2022 Property Rights Fee Simple Area Winchester Head Typical Parcel Size 1.0 - 3.0 acres Indicated Value per Acre 0 - 25% wetlands $55,000 26 - 50% wetlands $42,500 51 - 75% wetlands $30,000 76 - 100% wetlands $25,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Ass um tions: None. Page 1 WINCHESTER HEAD INTRODUCTION INFORMATION INTRODUCTION INFORMATION SUBJECT IDENTIFICATION Subject: Winchester Head Generally within Golden Gate Estates Unit 65, Naples, Collier County, Florida, 34120 Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 65 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 65 The subject market area is identified by Conservation Collier as Winchester Head. The Winchester Head targeted area contains 45 parcels totaling 62.14 acres within Golden Gate Estates Unit 65. The per acre values reported in this market study will be offered to property owners with 1.0 to 3.0 acre parcels. The market area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited agricultural uses. CURRENT OWNERSHIP AND PROPERTY HISTORY Owner There are multiple owners. APPRAISAL SCOPE According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser's responsibility to develop and report a scope of work that results in credible results that are appropriate for the appraisal problem and intended user(s). Therefore, the appraiser must identify and consider: • the client and any other intended users; • the intended use of the appraiser's opinions and conclusions; • the type and definition of value; • the effective date of the appraiser's opinions and conclusions; • subject of the assignment and its relevant characteristics • assignment conditions • the expectations of parties who are regularly intended users for similar assignments; and • what an appraiser's peer's actions would be in performing the same or a similar assignment. Page 2 WINCHESTER HEAD INTRODUCTION INFORMATION CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Collier County Real Property Management (Conservation Collier Program). The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. The appraisal is not intended for any other use or user. DEFINITION OF MARKET VALUE Market value definition used by agencies that regulate federally insured financial institutions in the United States is defined by The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) as: The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: ■ Buyer and seller are typically motivated; ■ Both parties are well informed or well advised, and acting in what they consider their best interests; ■ A reasonable time is allowed for exposure in the open market; ■ Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and ■ The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale." (Source: 12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994) DEFINITION OF PROPERTY RIGHTS APPRAISED Fee simple estate is defined as an: "Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat." (Source: The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as Winchester Head. Tier values are developed consisting of: up to 25% wetlands; 26-50% wetlands; 51-75% wetlands; and 76-100% wetlands. The effective date of the subject appraisal is August 13, 2022. The date of inspection was August 13, 2022. The date of the report is August 20, 2022. Page 3 WINCHESTER HEAD INTRODUCTION INFORMATION SCOPE OF WORK The problem to be solved is to estimate the market value on a price per acre basis within the area identified as Winchester Head. Tier values are developed consisting of. up to 25% wetlands; 26-50% wetlands; 51-75% wetlands; and 76-100% wetlands. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject area is identified generally as the wetland parcels within Winchester Head. An aerial shows the approximate border of Winchester Head. Inspection: A limited on site inspection was made and photographs were taken. Market Area and Analysis of A complete analysis of market conditions has been made. Market Conditions: The appraiser maintains and has access to comprehensive databases for this market area and has reviewed the market for sales and listings relevant to this analysis. Highest and Best Use Analysis: A complete as vacant highest and best use analysis has been made. Physically possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. Valuation Anal Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. Income Approach: An income approach was not applied as the subject is not likely to generate rental income as vacant land. Hypothetical Conditions: None. Extraordinary Assumptions: None. Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. Page 4 WINCHESTER HEAD NATIONAL ECONOMIC ANALYSIS ECONOMIC ANALYSIS NATIONAL ECONOMIC ANALYSIS The Federal Reserve Open Market Committee (FOMC) released the following statement on July 27, 2022. Recent indicators of spending and production have softened. Nonetheless, job gains have been robust in recent months, and the unemployment rate has remained low. Inflation remains elevated, reflecting supply and demand imbalances related to the pandemic, higher food and energy prices, and broader price pressures. Russia's war against Ukraine is causing tremendous human and economic hardship. The war and related events are creating additional upward pressure on inflation and are weighing on global economic activity. The Committee is highly attentive to inflation risks. The Committee seeks to achieve maximum employment and inflation at the rate of 2 percent over the longer run. In support of these goals, the Committee decided to raise the target range for the federal funds rate to 2-1/4 to 2-1/2 percent and anticipates that ongoing increases in the target range will be appropriate. In addition, the Committee will continue reducing its holdings of Treasury securities and agency debt and agency mortgage -backed securities, as described in the Plans for Reducing the Size of the Federal Reserve's Balance Sheet that were issued in May. The Committee is strongly committed to returning inflation to its 2 percent objective. In assessing the appropriate stance of monetary policy, the Committee will continue to monitor the implications of incoming information for the economic outlook. The Committee would be prepared to adjust the stance of monetary policy as appropriate if risks emerge that could impede the attainment of the Committee's goals. The Committee's assessments will take into account a wide range of information, including readings on public health, labor market conditions, inflation pressures and inflation expectations, and financial and international developments. The following table details the economic forecasts of Federal Reserve Board members and Federal Reserve Bank presidents as of June 2022. Real GDP is projected to grow at a rate of 1.7% in 2022, a decline from the previous March projection of 2.8%. The unemployment projection for 2022 increased from 3.5% to 3.7%. The Core PCE inflation projection was increased to 4.3% in 2022. Page 5 WINCHESTER HEAD NATIONAL ECONOMIC ANALYSIS Table 1. Economic projections of Federal Reserve Board members and Federal Reserve Bank presidents, under their individual assumptions of projected appropriate monetary policy, June 2022 P-t. Median' Central Tendency= Rx ,6 3 Variable 2022 202:3 2024 Longer 21Yd2 1 2023 2024 Longer 2022 2023 2024 Lori r run nm Mn Change. in mal GDP 1.7 1-7 1-9 1-8 15-1.9 1-3-2.0 1-5-2-0 1&-2-0 10-2.0 0-8-2-5 10-22 1-6-22 March projection 2.8 2.2 2.0 1.8 2.5-3.0 2.1-2.5 1.8-2.0 ' 1.8-2.0 2.13.3 2.0-2.9 1.5-2.5 1.6-2.2 unewpluyr-A rate 3.7 3.9 4.1 4.0 3.6 3.8 3.8 4.1 3.9 4.1 3.5 4.2 3.2 4.0 3.2 4.5 3.2 4.3 3.5 4.3 March projrction 3-5 3-5 3-6 4.0 3-4-3-6 3-" 6 3 2-3-7 3-5-42 3-" 0 3-1-4 0 3-1-4 0 3-54 3 PCP, inti ti- 5.2 2.6 2.2 2.0 5.05.3 2-4-3-0 2.0-2.5 2.0 4-"-2 23-4.0 2.0-3.0 2.0 March projection 4.3 2.7 3.3 2.0 4.1-4.7 2.3-3.0 2.1-2.4 3.0 3.7 5.5 2.".5 2A"A 2.0 Core PCE lullatia 4 4.3 2.7 2.3 4.2 4.5 2.5 12 2.1 2.5 4.1 5.0 2.5 3.5 2.0 2.8 March prnjrloon 4.1 2.6 2.3 3_9--4.4 2.43.0 2.12.4 3.6-4-5 2.1-3.5 2.0-3.0 Menu: P iecied appropriate policy path R,icral funds rate 34 3-8 34 2.5 3-13_B 3-B-41 29-3-6 � 2-3-2.5 3-1-3-9 2.9-4-4 2.1-41 2.0-3-0 March projection 1.9 2.8 2.8 2.4 1.12.4 2.4-3.1 2.4-3.4 P 2.3-2.5 1.4 3.1 2.13.6 2.13.6 2.0-3.0 According to Freddie Mac Chief Economist Sam Khater, despite some obvious headwinds, the housing market remains strong as the economy grows. "Even as mortgage rates are expected to increase and home prices continue to rise, homebuyer demand remains steady as inventory issues have slightly improved. According to a January Washington Post article, the story of 2021 was how quickly home prices accelerated. The national median home price hit $362,800 in June, an all-time high, according to the National Association of Realtors. The Case-Shiller home price index peaked in August, when prices rose 19.8 percent year -over -year that month. The housing market was doing well at the turn of the year and may normalize, said Lawrence Yun, chief economist at the National Association of Realtors, a trade association for real estate agents. "All markets are seeing strong conditions, and home sales are the best they have been in 15 years," Yun said. "The housing sector's success will continue, but I don't expect 2022's performance to exceed 2021's." He said sales may decline this year but predicts that they will exceed pre -pandemic levels. His forecast is based on an expectation of more inventory in the coming months. The increased supply will be generated, in part, from new housing construction as well as from the end of forbearance for struggling mortgage payers, a situation that will cause some homeowners to sell. According to the National Association of Real Estate Investment Trusts' (NAREIT) 2022 Outlook, 2022 is likely to see significant further improvement in overall economic conditions, with rising GDP, job growth, and higher incomes, in a supportive financial market environment where inflation pressures gradually subside and long-term interest rates remain well below their historical norms. The emergence of the new Omicron variant of COVID-19 in late November 2021 serves as a reminder that the threat of new waves of infection looms over all aspects of the global economy. Increasing vaccination rates and natural immunity due to prior infection may help contain these risks. Some sectors remain below pre -pandemic levels, including lodging/resorts, office, diversified, and health care REITs. Other sectors, however, have had double-digit returns. Some sectors have delivered exceptional returns, including industrial REITs, with total returns of 57% through November 2021, and self -storage REITs-which have had a surge of demand due to strong housing markets and home sales, plus additional need for space during the pandemic -with investment returns exceeding 70%. Macroeconomic fundamentals are sound, and except for a few significant obstacles in the near term, Page 6 WINCHESTER HEAD NATIONAL ECONOMIC ANALYSIS growth is likely to continue at above -trend pace in 2022. Job growth has been impressive, averaging 555,000 per month in 2021 through November, reducing the unemployment rate to 4.2%. With total payroll employment still 7 million below the pre -pandemic trend, the job market and the overall economy have considerable running room ahead. The 2022 CBRE U.S. Real Estate Market Outlook projects a positive outlook for the economy and commercial real estate in 2022, despite uncertainty over potential impacts of the COVID omicron variant and other risks. There may be other bumps along the way, notably from the ripple effects of an economic slowdown in China and rising oil prices, but the factors that held back growth in 2021—labor shortages, supply disruptions, inflation and other COVID variants —will ease. Monetary policy will tighten to keep longer -term inflation pressures in check, which may trigger some short -run volatility in the stock market, but it will not be enough to dampen investor demand for real estate. CBRE projects a record year for commercial real estate investment, enabled by high levels of low-cost debt availability and new players drawn to real estate debt's attractive risk -adjusted returns. Commercial real estate values will rise, particularly for sought-after industrial and multifamily assets. Investors will sharpen their focus on emerging opportunities in the office and retail sectors in search of better returns. According to the Deloitte Center for Financial Services annual Commercial Real Estate Outlook for 2022, Eighty percent of respondents expect their institution's revenues in 2022 to be slightly or significantly better than 2021 levels. In 2022, many real estate companies are not expected to be out of the woods yet, but the solid fundamentals that buoyed the sector pre -pandemic could help in the short term. The tight labor market is bringing workforce issues to the forefront, such as well-being, ESG, and adopting a more individualized approach to where work gets done (remote/office/hybrid). Our survey indicates CRE employees want their firms to be more purpose -driven. According to the PwC Emerging Trends in Real Estate 2022, confounding initial expectations of a protracted recession and then recovery spanning several years, the economy began to bounce back almost as quickly as it shut down. The recession ended up lasting only two months —the shortest on record —according to the official arbiters of business cycles. Economic output is already back above pre-COVID levels, and jobs may recover to previous levels by early 2022. The economic outlook certainly looked much better in mid-2021 than could reasonably have been hoped for a year earlier. Not only has economic output already recovered to pre-COVID levels, but growth is forecast to be at its highest rate in decades during 2021 and 2022. According to J.P. Morgan Chase 2022 commercial real estate outlook, the commercial real estate industry has a positive outlook heading into 2022. Although there were some surprises and overly negative forecasts surrounding retail and office commercial real estate markets, industrial continues to perform well. Overall, the future of multifamily looks bright, with a couple notable exceptions. The year ahead looks positive, with retail and multifamily asset classes rebounding and industrial continuing to thrive. Commercial real estate has also found innovative ways to increase the affordable and workforce Page 7 WINCHESTER HEAD FLORIDA ECONOMIC ANALYSIS housing supply. The public and private sectors must work together to prioritize infrastructure to help the economy grow. FLORIDA ECONOMIC ANALYSIS According to the U.S. Census Bureau, Florida trailed only Texas in population increases from 2020 to 2021, while the nation had the slowest growth rate in its history. Florida's grew by 211,196 residents from July 1, 2020, to July 1, 2021, to a population of 21,781,128, the census estimates show. Texas grew by an estimated 310,288 residents to a population of 29,527,941. The Bureau of Economic and Business Research at the University of Florida projects the state's population, which surpassed 20 million in mid 2015, to rise to 24.42 million by 2030 and 26.36 million by 2040. According to the Fall 2021 Florida Forecast prepared by the Institute for Economic Competitiveness at the University of Central Florida, Florida's economy, as measured by real Gross State Product, will expand at an average annual rate of 2.4% from 2021 to 2024. After contracting by 2.8% in 2020, real Gross State Product will rise by 5.1 % in 2021. Payroll job growth in Florida will continue to outpace national job growth as the labor market climbs out of a deep hole. Average job growth over the 2021-2024 period will be 0.1 percentage points faster than the national economy. Housing starts will pick up going forward, but not nearly fast enough to offset the large shortage of single-family housing in the short run. House price appreciation will decelerate over this period as supply catches up with strong demand and as affordability gets further out of reach for many. Page 8 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS Labor force growth in Florida is projected to average 2.2% from 2021-2024. After a sharp contraction of 2.1% in 2020, strong payroll job creation will boost Florida's labor market recovery. The prospects of finding a job and higher wages will bring more Floridians back to the hunt for employment, particularly those who dropped out of the labor market as a result of the lockdowns and recession. 7able 1. Annual Summary of the University of Central Florida's Forecast for Florida 2016 2017 2018 2019 2020 2021 2022 2023 2024 Personal Income and GSP Personal Income (Bil. S) 954.1 1023.1 1087.2 1139.8 1210.0 1297.3 1297.0 1349.1 1410.1 Florida.(%Ch Year ago) 3.7 7.2 6.3 4.8 6.2 7.2 0.0 4.0 4.5 U.S.(%Ch Year ago) 2.6 4.7 5.1 4.1 6.5 6.5 1.0 5.0 5.3 Personal Income (Bil. 2012$) 919.1 966.1 1001.0 1031.5 1082.6 1121.0 10B9.8 1113.2 1140.6 Florida.(%Ch Year ago) 2.3 5.1 3.6 3.0 5.0 3.5 -2.8 2.1 2.5 U.S.(%Ch Year ago) 1.6 2.8 2.9 2.5 5.3 2.8 -2.0 3.0 3.1 Disp. Income (1311. 2012$) 825.7 852.0 896.2 922.3 976.1 1006.4 975.5 996.0 1020.7 Florida.(%ChYear ago) 3.5 3.2 5.2 3.0 5.8 3.1 -3.1 2.1 2.5 U.S.(%Ch Year ago) 1.8 2.8 3.4 2.3 6.2 1.7 -3.0 2.9 3.1 GSP (Bil. $) 953.4 1002.6 1057.9 1116.4 1106.0 1204.5 1265.5 1313.3 1372.1 (%Ch Year ago) 4.9 5.2 5.5 5.5 -0.9 8.9 5.1 3.8 4.5 GSP (1311. 2012$) 881.5 913.0 943.5 971.6 944.0 992.5 1006.6 1020.5 1039.2 (%Ch Year ago) 3.4 3.6 3.3 3.0 -2.8 5.1 1.4 1.4 1.8 Employment and Labor Force (Household Survey % Change Year Ago) Employment 3.4 2.2 2.5 2.1 -5.2 2.5 4.3 2.1 1.2 Labor Force 2.1 1.9 1.3 1.6 -2.1 3.0 4.1 1.1 0.7 FL Unemployment Rate (%) 4.9 4.3 3.6 3.3 7.9 5.0 4.6 4.1 4.0 U.S. Unemployment Rate (%) 4.9 4.4 3.9 3.7 9.1 5.4 3.8 3.5 3.6 COVID-19 Governor Ron DeSantis issued a "safer -at-home" order on April 3, 2020 in an effort to limit the spread of coronavirus. Governor DeSantis announced on April 29, 2020 that he would lift the "safer -at-home" order on May 4, 2020. Retailers and restaurants are allowed to reopen in limited capacities while movie theaters, gyms, bars, and face-to-face personal service providers (such as barbers and nail salons) will remain closed. Phase One of the three-phase "Safe. Smart. Step -by -Step" plan excludes Miami -Dade, Broward, and Palm Beach counties. As of September 25, 2020 Governor DeSantis announced Florida would be entering Phase 3 in reopening the state, meaning restaurants, bars, salons and other businesses will be allowed to reopen under full capacity. On May 3, 2021, Governor DeSantis signed an executive order that immediately suspended the state's remaining COVID-19 public health restrictions. As of November 29, 2021, Governor DeSantis again announced the state will not be issuing any lockdowns or restrictions. COLLIER COUNTY AREA ANALYSIS Collier County has long been an attractive place to retire and it continues to be an area that experiences a great deal of seasonal population increases. According to the Collier County Comprehensive Planning Department, Collier County's population increases up to 25% between November and April due to seasonal residents and short-term Page 9 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS agricultural workers in the Immokalee area. The population increase creates a high degree of seasonality within the retail, service, and hospitality sectors of Collier County's economy. Collier County is located less than 150 miles from Fort Myers, Fort Lauderdale, Miami, Sarasota, and West Palm Beach as shown in the following table. Metro Area Distance to Other Major Markets Miles Fort Myers 44 Jacksonville 378 Fort Lauderdale 107 Tallahassee 435 Miami 128 Atlanta 616 Sarasota 120 New York 1,311 West Palm Beach 150 Dallas 1,315 Tampa 169 Chicago 1,335 Orlando 238 Population The Bureau of Economic and Business Research, University of Florida released the following population statistics for Southwest Florida. As shown, total population increased in five of the six Southwest Florida counties with the greatest growth (2010- 2020) in Lee County and the second highest in Collier County. Lee County maintained the highest growth rate of the six counties from 2020 to 2021. Table 3. Population and Population Change for Counties in Florida, 2000 to 2021 Percent Change State and Population 2020 2010 2000 County 2021 2020 2010 2000 to 2021 to 2020 to 2010 FLORIDA 21,898,945 21,538,187 18,801,332 15,982,824 1.7 14.6 17.6 Charlotte 190,570 186,847 159,978 141,627 2.0 16.8 13.0 Collier 382,680 375,752 321,520 251,377 1.8 16.9 27.9 Glades 12,130 12,126 12,884 10,576 0.0 -5.9 21.8 Hendry 40,540 39,619 39,140 36,210 2.3 1.2 8.1 Lee 782,579 760,822 618,754 440,888 2.9 23.0 40.3 Sarasota 441,508 434,006 379,448 325,961 1.7 14.4 16.4 Sources: US Census Bureau (2020, 2010, and 2000 Census) and Universityof Florida, Bureau of Economic and Business Research (2021 Estimates). Page 10 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS The following table shows the projected population through 2045. As shown, Lee County also has the highest projected growth rates with Collier County as a close second. Projections of Florida Population by County, 2020-2045, with Estimates for 2020 Percent Change Population 2020 2025 2030 2035 2040 2020 2025 2030 2035 2040 2045 to 2025 to 2030 to 2035 to 2040 to 2045 Southwest Florida 1,819,225 1,985,168 2,120,232 2,233,319 2,332,233 2,420,791 9.12% 6.80% 5.33% 4.43% 3.80% Charlotte 187,904 203,016 215,478 225,562 234,391 242,460 8.04% 6.149/o 4.68% 3.91% 3.44% Collier 387,450 423,564 452,806 477,771 499,729 518,956 9.32% 6.900% 5.51% 4.60% 3.85% Glades 13,609 14,272 14,811 15,222 15,560 15,851 4.87% 3.78510 2.77% 2.22% 1.87% Hendry 40,953 42,898 44,380 45,554 46,570 47,468 4.75% 3.45% 2.65% 2.23% 1.93% Lee 750,493 829,303 894,597 948,834 996,0861,038,511 10.50% 7.875of 6.06% 4.985fo 4.26% Sarasota 438,816 472,115 498,160 520,376 539,897 557,545 7.59% 5.52% 4.46% 3.75% 3.27% Source: University of Florida, Bureau of Economic and Business Research, Florida Population Studies, Bulletin 190,June 2021 U.S. News & World Report, the global authority in rankings and consumer advice evaluated the country's 150 most populous metropolitan areas based on affordability, job prospects and desirability. The 2020-2021 25 Best Places to Retire is dominated by Florida metro areas, largely due to affordable homes, low taxes and high ratings for happiness and desirability. Increases in Desirability and Job Market scores lifted Sarasota from No. 2 last year to overtake Fort Myers for the No. 1 spot for 2020-2021. Naples was No. 4 on the list behind Port St. Lucie. However, Naples dropped to 12th overall in the 2022-2023 Best Places to Live report released by U.S. News & World Report in May 2022. Cape Coral -Fort Myers fell from No. 43 to No. 100 while Sarasota -Bradenton maintained its No. 9 ranking. Collier County has become the most expensive place to buy a home in the eastern U.S. according to data released by the National Association of Realtors in May 2022. Employment The local economy is largely dependent on the real estate market. Covid-19 negatively impacted overall employment and the service and leisure and hospitality sectors in particular; however, jobs continue to return as the market improves. Tourism drives much of the Collier County area's economy, with leisure and hospitality composing almost 20% of the workforce. When lumped in with retail trade, Collier County has nearly 35% of its entire workforce in these sectors, the third -highest proportion in Florida. Collier County 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%, Collier County still posted growth rates of roughly double the national average. Page 11 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS NAPLES EMPLOYMENT BY INDUSTRY IN THOUSANDS 2Q 2022 CURRENTJOBS CURRENT GRCWTH I YR HISTORICAL 5YR FORECAST Industry Jabs LQ Market us Market us Market us Manufacturing 5 0.4 I 6.37% 3.97% 7.32% 0.69% 0.68% 0.19% Trade, Transportation and Utilities 30 1.0 2.17% 3.81% 2.B2% 1.23% 0.92% 0.14% Retail Trade 22 1.3 2.67% 2.72% 2.09% 0.63% 1.11% 0.11% Financial Activities 10 1.0 1.83% 224% 1 3.68% 1.41% 0.69% 024% Government 13 1 0.6 0.15% 1.21% ' -0.04% 0.15% 1.96% 055% Natural Resources, Mining and Construction 19 2.2 7.49% 424% 7-U% 2.50% 1 1.42% 0.40% Education and Health Services 24 0.9 1.10% 2.70% 2.95% 1.5B% 122% 0.72% Professional and Business Services 20 0.8 6.91% 3.95% 2.15% 1.40% 0.45%_ Information 1 _5.42% OA 9.17% 5.41% -0.67% 1.03% 0.07% 0.51% Leisure and Hospitality 30 1.8 7.12% 112.56% 2.46% 1.37% 1.62% L 1.71 % Other Services 9 1.5 -0.66% 5.25% 1.87% 0.52°2, 0.76% I 0.77% Total Employment ��14.34% 3.16% 1.26% 1.26% 0.569E Source: Oxford Economics LQ = Location Quotient JOB GROWTH [YOY] Forecast -15°Io I 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 ■ Naples t United States Source- Oxford Economics Page 12 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS The following table shows employment projections through 2029 by the Florida Department of Economic Opportunity. As shown, agricultural employment is projected to decline while the leisure and hospitality industry has the largest projected growth rate of 19.1% followed by Professional and Business Services (16.4%). JOBS BY INDUSTRY CHARLOTTE, COLLIER, GLADES, HENDRY, AND LEE COUNTIES Employment Percent NAICS Title 2021 2029 Growth Growth Total, All Industries 538,465 611,699 73,234 13.6 Agriculture, Forestry, Fishing & Hunting 8,270 7,193 -1,077 -13.0 Mining 399 434 35 8.8 Construction 56,144 63,917 7,773 13.8 Manufacturing 12,859 13,736 877 6.8 Trade, Transportation and Utilities 95,808 106,868 11,060 11.5 Information 4,357 4,641 284 6.5 Financial Activities 25,107 28,402 3,295 13.1 Professional and Business Services 62,254 72,464 10,210 16.4 Education and Health Services 107,269 123,960 16,691 15.6 Leisure and Hospitality 78,490 93,510 15,020 19.1 Other Services, Ex. Public Admin 20,192 22,669 2,477 12.3 Government 65,398 72,624 7,226 11.0 Self Employed and Unpaid Family Workers, All Jobs 40,799 44,548 3,749 9.2 Florida Department of Economic Opportunity Collier County unemployment peaked in August 2010 at 13.0% and had generally been declining until the Covid-19 pandemic with unemployment peaking again at 13.5% in April 2020. The preliminary reported unemployment rate in February 2022 was only 2.6%. The annual Collier County rate peaked in 2010 at 11.6% and had declined steadily since until the spike from the Covid-19 pandemic in April 2020. However, unemployment numbers have steadily decreased as the economy continues to improve. The 2020 annual rate was 7.5% and the 2021 annual rate declined to 3.7%. Page 13 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS Series Id: LAUCN120210000000003 Not Seasonally Adjusted Area: Collier County, FL Area Type: Countiesand equivalents State/Region/Division: Florida Measure: u nemployment rate 12. 2. 41I12 01/13 01114 01/15 01/16 01117 01/18 01/19 01/20 01121 01/22 M0 nt 1) As of February 2022, the unemployment rate for the State of Florida was 3.1 %, down from the peak in May 2020 of 13.9%. On a national level, the unemployment rate in February 2022 was 3.8%, a decrease from the peak in April 2020 of 14.7%. Collier County currently has a lower February rate, at 2.6%, than state and national levels. The local economy is largely dependent on the real estate market. The following table from the U.S. Department of Labor shows Naples/Immokalee/Marco Island employment from 2012 through March 2022. As shown, unemployment from the Covid-19 pandemic affected the service and leisure and hospitality sectors the most. Both the leisure and hospitality and service sectors have regained all lost jobs and have exceeded 2019 levels. Naples - Immokalee - Marco Island service- % Goods % Mining, Logging, & % Leisure and % All Employees, % Year Providing Change Producing Change Const. Change Hospitality Change Total Nonfarm Change 2012 106,600 3.1% 12,100 5.2% 9,400 4.49/o 23,600 4.4% 118,700 3.3% 2013 109,700 2.9% 13,500 11.6% 10,500 11.7% 24,400 3.49/o 123,300 3.9% 2014 114,500 4.49/o 15,400 14.1% 12,100 15.2% 25,500 4.5% 129,900 5.49/o 2015 119,100 4.0% 17,000 10.4% 13,600 12.49/o 26,500 3.9% 136,100 4.8% 2016 124,000 4.1% 18,700 10.0% 14,900 9.6% 27,500 3.8% 142,600 4.8% 2017 126,300 1.9% 19,400 3.7% 15,400 3.49/o 28,300 2.9% 145,600 2.1% 2018 129,600 2.69,o 21,500 10.8% 17,200 11.7% 29,100 2.8% 151,000 3.7% 2019 133,200 2.8% 22,400 4.2% 17,700 2.9% 30,000 3.1% 155,600 3.0% 2020 126,300 -5.2% 22,100 -1.3% 17,200 -2.8% 25,600 -14.7% 148,400 -4.69/o 2021 132,400 4.8% 23,100 4.5% 18,000 4.7% 28,000 9.4% 155,500 4.8% 2022* 138,200 4.5% 24,000 6.49/o 18,700 6.9% 31,300 11.0% 162,200 4.8% "Through March 2022; percentage increase in comparison to March 2021 YTD Source: U.S. Department of Labor Page 14 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS Collier County and the entire Southwest Florida Region is substantially dependent on the real estate and construction sectors. Therefore, the area has been and should be more susceptible to cyclical fluctuations that have occurred in other areas dominated by a single industry. The Southwest Florida Economic Development Alliance reports key employers in Southwest Florida (Collier, Lee and Charlotte County) from Biofuels, healthcare, technology, apparel design, to sugar production are a driving force behind the region's success. The table below provides a few examples of some key employers in Southwest Florida. • Industrial Biotechnology, Algenol Biofuels — Global Headquarters ■ Medical Devices, Arthrex Inc. — Global Headquarters • Women's Specialty Apparel Retailer, Chicds FAS — Global Headquarters • Specialty Electronics Manufacturer, Fox Electronics — Global Corporate Headquarters • Global IT Research and Advising, Gartner, Inc. • Vehicle Rentals and Sales, Hertz Inc. — Global Headquarters • Subsidiary Pittsburgh Glass Works, Lynx Services LLC — Customers Service Center • Manufacturing Fluid Management, Shaw Development — Global Headquarters • Agricultural and Food Manufacturer, U.S. Sugar Ccrporation — Headquarters • Healthcare, 21stCentury Oncology— Global Headquarters The following table shows the Top 25 Employers as reported by the Florida Gulf Coast University Regional Economic Research Institute on July 27, 2021. Rank Company SWFL Employees Industry County 1 Lee Health 14,028 Healthcare and Social Assistance Lee 2 Lee County School District 11,003 Educational Services Lee 3 Publix Super Market 9,768 Retail Trade Charlotte, Collier, Lee 4 Lee County Local Government 9,142 Public Administration Lee 5 NCH Healthcare System 8,159 Healthcare and Social Assistance Collier 6 Walmart 7,286 Retail Trade Charlotte, Collier, Hendry, Lee 7 Collier County School District 5,756 Educational Services Collier 8 Collier County Local Government 5,173 Public Administration Collier 9 Arthrex 4,087 Manufacturing Collier 10 Marriott International, Inc. 3,620 Accommodation and Food Services Collier, Lee 11 Bayfront Health 2,801 Healthcare and Social Assistance Charlotte 12 Charlotte County Local Government 2,614 Public Administration Charlotte 13 McDonald's 2,613 Accommodation and Food Services Charlotte, Collier, Hendry, Lee 14 Home Depot 2,497 Retail Trade Charlotte, Collier, Lee 15 Charlotte County School District 2,152 Educational Services Charlotte 16 Winn -Dixie 1,899 Retail Trade Charlotte, Collier, Hendry, Lee 17 Hope Hospice 1,838 Healthcare and Social Assistance Collier, Lee 18 Chico's Fas Inc. 1,552 Retail Trade Collier, Lee 19 Florida Gulf Coast University 1,519 Educational Services Lee 20 Bloomin' Brands, Inc. 1,395 Accommodation and Food Services Charlotte, Collier, Lee 21 Realogy Holdings Corp. 1,381 Real Estate and Rental and Leasing Charlotte, Collier, Lee 22 Darden Restaurants 1,380 Accommodation and Food Services Charlotte, Collier, Lee 23 Target 1,300 Retail Trade Charlotte, Collier, Lee 24 Walgreens 1,170 Retail Trade Charlotte, Collier, Hendry, Lee 25 Yum! Brands, Inc. 1,141 Accommodation and Food Services Charlotte, Collier, Hendry, Lee Source: Florida Gulf Coast University Regional Economic Research Institute; July 27, 2021 Page 15 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS Tourist Tax Revenues The following graph from the Southwest Florida Regional Economic Indicators March 2022 report prepared by Florida Gulf Coast University shows Collier County's tourist tax revenues. As shown, after an 123% increase in July 2021 compared to July 2020, seasonally adjusted tourist tax revenues continued to drop for the fourth consecutive month. Despite the month -to -month decline, revenues remained 75% above November 2020. Chart 5: Coastal County Tourist Tax Revenues County Tourist Tax Revenue - 2016 to present 7.0 - ----------------------- 6.5 N 0 6.0 5.5 60- 5.0 4.5 C a 4.0 m 3.5 M F- 3.0 N 2.5 H 2.0 a 1.5 C 1.0 0.5 --- All Data Seasonally Adjusted V) --- -r-- ---- i --------------------------,---- --- Lee - T - - - - - - - - - -' , - - - - - - - - - - r - - - - - - ` Collier----T--- ------ ---- Charlotte 0.0 Jan-16 Jan-17 Jan-18 Jan-19 Jan-20 Jan-21 Source: Local County Tourism, Tax, and Economic Development Reports and seasonal adjustment by RERI Development Growth continues to shift east with Ave Maria becoming the top -selling single-family residential community in Collier County and was recently ranked as one of the Top 25 Selling Master -Planned Communities in the United States. It has maintained the top ranking in the Naples -Fort Myers market for the past seven years and reported a record breaking 646 new home sales in 2021, a 28% increase from 2020. There are currently four residential builders in Ave Maria, CC Homes, Del Webb Naples, Lennar and Pulte Homes. The grand opening of The National Golf and Country Club at Ave Maria, a bundled golf community by Lennar, was held on January 7, 2021. The Immokalee Road corridor between Naples and Ave Maria is projected to see thousands of new homes developed in the next few years. In January 2020, in what has been described as one of the most important votes for the future of growth in Collier County, commissioners approved Rivergrass Village. The Page 16 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS village is the first of three planned 1,000-acre villages stretching from just north of Oil Well Road to east of Golden Gate Boulevard East. Rivergrass Village will allow for up to 2,500 homes; 100,000 square feet of retail and office uses and a minium of 25,000 square feet for civic government, and institutional buildings. Longwater Village will allow for up to 2,600 homes; 65,000 square feet of retail and office space and 25,000 square feet for civic government, and institutional buildings and Bellmar Village will allow for up to 2,750 homes; 85,000 square feet of retail and office space and 27,500 square feet for civic government, and institutional buildings. In a near unanimous decision, the Collier County Planning Commission agreed to recommend approval of Longwater in March 2021. The project has sparked controversy because the property sits in the environmentally sensitive Rural Lands Stewardship Area, or RLSA. Commissioners voted to approve the Longwater and Bellmar Villages on June 8, 2021. There are more than $1 billion in new luxury high-rise developments near the coast including One Naples at the northeast corner of Vanderbilt Beach Road and Gulf Shore Drive as well as Pelican Bay (Mystique completed in 2019) and Kalea Bay (Towers 100 and 200 are complete, Tower 300 is expected to be open in October 2022) in North Naples. New commercial development is very active at the intersections of Collier Boulevard and US 41 East as well as Collier Boulevard and Immokalee Road. In its 1st Quarter 2022 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 34.19% increase in home prices (all -transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 29.78% over the past year (1Q 2021 - 1 Q 2022) which was 1 st in the nation. The continuing care retirement community, Moorings Park, teamed with London Bay Homes to develop an independent living development with 275 residences in 17 buildings. All of the buildings are six stories over parking. Grande Lake, will be built on 55 acres off Golden Gate Parkway, between Airport -Pulling and Livingston Roads. Entrance fees start at $1.5 million and are 70% refundable. Construction on the first 47 units in three buildings commenced in December 2018 with completion in May 2020. Arthrex, a medical device manufacturer and one of the county's largest employers, completed construction of its latest expansion plan at its headquarters along Goodlette- Frank Road in early 2020. The development includes a 300,000 square -foot, six -story office complex with an auditorium, a four-story Innovation Hotel with approximately 160 rooms, a two-story wellness center, and a 3-acre park. The hotel hosts orthopedic surgeons from the U.S. and around the world for medical education on the company's devices and instruments. Arthrex has contracted with a Tampa -based company, Mainsail, to manage all elements of the hotel operation, including employees. The first regional store for Phoenix -based Sprouts Farmers Market anchors The Landings at Logan, a new 18-acre retail center at the southeast corner of Immokalee Road and Logan Boulevard in North Naples. NCH Healthcare Northeast located at the northeast quadrant of Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the first free standing ER facility in Collier County. The two-story building consists of approximately 41,500± square feet. Page 17 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS Barron Collier Companies and Metro Development Group broke ground on Founders Square, a 55-acre mixed -use development located on the southeast corner of Immokalee Road and Collier Boulevard in January 2020. The development is anchored by The Pointe, a collection of 10 separate restaurants and other retail tenants. It also includes a 400-unit Class A apartment community, known as The Haldeman; a 35,000 square foot medical office building leased by Physicians Regional Medical Healthcare; and StorQuest a 110,000 square foot self -storage facility. Seed to Table, a new Oakes Farm grocery store at the northeast corner of Livingston and Immokalee Roads in North Naples opened in December 2019. The former Albertson's was completely gutted and consists of 77,000+ square foot store with sit-down dining, a full -service bar, three bars for beer and wine, wine room with samples on tap, a wood - fired brick oven for pizza, a raw bar, sushi bar, grilling area, coffee bar and stations preparing fresh pasta, guacamole, cheese, cut vegetables, sandwiches, smoothies and even homemade ice cream with indoor -outdoor seating. Paradise Coast Sports Complex, is Collier County's partially completed $100 million Amateur Sports Complex. The county hopes to become a destination for traveling youth sports teams and amateur athletes. While the focus of the complex is athletics, there will be 20 fields between soccer, baseball and softball, plus a 10,000-person championship stadium, the goal is to get people to stay after the game is over with The Cove and The Factory. The Cove is a bar and food truck area for patrons to relax, listed to live music and play a variety of yard games (bag toss, oversized Connect Four and Jenga, plus ping pong). The Factory is an outdoor workout facility focusing on functional fitness (similar to CrossFit) which is available on a monthly membership basis. Additionally, the man- made lake next to The Cove includes a 2/3 mile jogging loop with three workout stations. There is a climbing wall for public use and a beach volleyball court. Collier County Commissioners approved a $15 million economic development agreement on June 22, 2021 for The Great Wolf Lodge. The land was purchased for $9,100,000 in July 2021 and construction commenced in July 2022. The Lodge will be built on 20 acres of land along City Gate Boulevard North and will feature a 100,000 square foot indoor water park, 500-room hotel, and 62,000 square feet of amenities and attractions. The resort is expected to open in the summer of 2024. It will bring in more than 200 construction jobs, plus an additional 600 full-time and part-time jobs once open. Investment Trends The following CoStar data shows Collier County trends in the Multi -Family, Retail, Office, and Industrial sectors as of second quarter 2022. Collier County may not see many trades, but investor sentiment remains evident in price appreciation that continues well into 2022. Confirmed cap rates average 4.5% over the past 12 months. The market cap rate has fallen over the past year, and the rate in the metro is structurally lower than those across the country. Annual sales volume has averaged $198 million over the past five years, and the 12-month high in investment Page 18 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS volume hit $359 million over that stretch. In the past 12 months specifically, $356 million worth of multifamily assets sold. Capital Markets Overview Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale PricelUnit Chg (YOY) $4.9B $359.3M 4.1% 17.4% EL Multi -Family 7_10 ■ ■ Market Sale Price/Unit Market Cap Rate $350,000 $300,000 $250,000 $200,000 /0,00 $150,000 $100,000 $50, 000 $0 12 13 14 15 16 17 18 19 20 21 22 Sales Volume $400 M $350 M $300 M $250 M $200 M $150M $100M $50M $0M 12 13 14 15 16 17 18 19 20 21 22 8.0% 7.0% 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% 0.0% 1 12 13 14 15 16 17 18 19 20 21 22 12 Mo Sales Vol Growth 600% 500% 400% 300% 200% 100% t 0% -100% -200% 12 13 14 15 16 17 18 19 20 21 22 Retail demand surged in Collier County over the past 12 months. Annual sales volume has averaged $254 million over the past five years, and the 12-month high in investment volume hit $532 million over that stretch. In the past 12 months specifically, $514 million worth of retail assets sold. The market cap rate has fallen over the past year to 5.7%, and the rate in the metro is structurally lower than those across the country. Page 19 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS Capital Markets Overview Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale Prlce)SF Chg (YOY) $7.2B $527.7M 5.7% Retail IL Market Sale Price/SF $350 $300 $250 $200 $150 $100 $50 $0 12 13 14 15 16 17 18 19 20 21 22 8.3% 7.0% Market Cap Rate 6.8% 6.6% 6.4% 6.2% 6.0% 5.8% 5.6% 5.4% 5.2% 5.0% 1--ii 12 13 14 15 16 17 18 19 20 21 22 Sales Volume 12 Mo Sales Vol Growth $600M 200% $500 M 150% $400 M ■ 100% $300 M I $200 M 50% J $10o M 0% $OM -50% 12 13 14 15 16 17 18 19 20 21 22 12 13 14 15 16 17 18 19 20 21 22 Annual office sales volume averaged $116 million over the past five years in Collier County, and the 12-month high in investment volume hit $237 million over that stretch. In the past 12 months specifically, $203 million worth of office assets sold. The market cap rate has fallen over the past year to 6.9% and is close to the country's average. The current rate is the lowest cap rate seen in Collier County during the past five years. Page 20 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS Asset Value 12 Mo Sales Volume $2.6B $201 M Market Sale Price/SF $300 $250 $200 $150 $100 $50 $0 , 12 13 14 15 16 17 18 19 20 21 22 $250 M $200 M $150M $100M $50M $0M Sales Volume 12 13 14 15 16 17 18 19 20 21 22 Market Cap Rate Mkt Sale Price1SF Chg IYOY] 6.9% 8.0% Market Cap Rate 7.8% 7.6% 7.4% 7.2% 7.0% 6.8% 6.6% 6.4% 6.2% 8.9% 12 13 14 15 16 17 18 19 20 21 22 12 Mo Sales Vol Growth 600% 500% 400% 300% 200% -100% 12 13 14 15 16 17 18 19 20 21 22 Collier County had an unusually large number of deals close over the past 12 months, which was among the best of its peers, with 110 transactions. That was comfortably above average transaction volume here over the past five years. Annual sales volume has averaged $80.2 million over the past five years, and the 12-month high in investment volume hit $164 million over that stretch. In the past 12 months specifically, $115 million worth of industrial assets sold. Logistics facilities drove recent sales volume, accounting for $68.7 million in confirmed transactions Market prices rose by more than 10% and is above the country's average. The market cap rate has dropped since last year. It is the lowest cap rate, at 6.5%, that has been seen in Naples during the past five years, but it's still higher than the country's average yield. Page 21 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale Price/SF Chg (YOY) $2.3B $113.8M 6.5% 17.0% I� I ■ Market Sale PricerSF Market Cap Rate $100 9.0% $160 3.0% $140 7.0% 3120 6.0% $100 5.0% $86 4.0% $ 60 3.0% $ 40 2.0% $ 20 1.0% $0 0.0% 12 13 14 15 16 17 18 19 20 21 22 12 13 14 15 16 17 18 19 20 21 22 Sales Volume s 160M S140M S120M S100M $80M $60M $40M $20 M $OM 12 13 14 15 16 17 18 19 20 21 22 Income 12 Mo Sales Vol Growth 200% 150% 100% 50% 0% ■� -50% 12 13 14 15 16 17 18 19 20 21 22 Personal income is a significant factor in determining the real estate demand in a given market. The following table shows Collier County households by income from the CCIM Site to do Business. Overall, Collier County has an average household income of $127,724 and a per capita income of $53,839. 2022 2027 Households by Income Number Percent Number Percent <$15,000 11,127 6.8 % 7,976 4.7 % $15,000 - $24,999 7,648 4.7 % 5,439 3.2 % $25,000 - $34,999 12,047 7.4 % 9,389 5.5 % $35,000 - $49,999 15,640 9.6 % 13,416 7.8 9% $50,000 - $74,999 24,586 15.1 % 23,755 13.9 % $75,000 - $99,999 22,121 13. 6% 23,445 13.7 % $100,000 - $149,999 31,277 19.2 % 37,671 22.0 $150,000 - $199,999 14,206 8.7 % 19,735 11.5 % $200,000+ 24,489 15.0 % 30,079 17.6 % Median Household Income $85,162 $101,707 Average Household Income $127,724 $148,920 Per Capita Income $53,839 $63,006 Page 22 WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS Conclusion The long term economic outlook for Collier County is positive. The area lures people from all over the country for tourism as well as retirement, with the beaches and weather considered major demand drivers. The projected growth in population and employment provide an economic base that supports demand for real estate in the subject neighborhood and for the subject property. These conditions have resulted in increasing property values and should stimulate continued increases within the foreseeable future. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. According to Porch.com, a home services platform, Naples -Marco Island had the most home sales per 10,000 residents in the nation in 2021. According to the Naples Area Board of Realtors (NABOR), there was a record $18.2 billion in sales in Collier County during 2020. Demand eclipsed all expectations in 2021 with a 25.8% increase in overall sales in 2021 and a 20.3% increase in median closed price (year over year). The February 2022 Market Report released by NABOR shows overall closed sales have declined by 33.8% in February 2022 YTD. Overall median closed price for single family and condominium units increased 37.6% in 2022 Year-to-date as compared to 2021 Year-to- date. According to Inspection Support Network, an organization that provides industry software and other resources, Collier County was fourth in the nation in rising home prices for midsized counties (population of 350,000-749,999) with a 31% increase in median prices. Lee County was third in the nation for large counties (750,000+) with an increase of 32%. Generally, the commercial market lags the residential market. Aside from some signs of an upcoming decline, characterized by positive but falling demand with increasing vacancy, the overall commercial market was projected to continue to increase at a stabilized rate prior to the coronavirus outbreak. The significant residential demand since the pandemic has generally stabilized the commercial market overall with an increased demand for the industrial sector and select retail and office properties. Page 23 WINCHESTER HEAD Collier County Area Map -,- ---.. dl I I San Ca•los fart I Estero . _ - - - - Winchester CGE W N n[ Pen Strand Corkscrew Head tro Ray dl i Bonita Springs I 5r, North Naples - - - Pelican Bey Vineyards Rural Estates Florida Plan[herNalklnaJ r �Y L1 Wifdfife Refuge 41 Golden Gate I Naples C-) {s; Picayune Strand i Soul hNaples Slate Forest �Hr ti 4� dl Fakaha [thee Strand Preserve State Park w �'�itao�ryirg8yti��''r t # i Nat_ioiial Estuarim; i? t14 Big Cypress - GaffivanBey t, r National Preserve 41 - f t , 4�1 dl Page 24 WINCHESTER HEAD SITE ANALYSIS PROPERTY DESCRIPTION AND ANALYSIS SITE ANALYSIS The following description is based on our property inspection and public records. Market Areas Parcel ID Gross Land Area Typical Parcel Size Zoning FDEP Informal Wetland (Acres) (Acres) Determination Wmchester Head 62.14 1.14 - 2.73 E - Estates 0% to 100% Wetlands The Winchester Head targeted area contains 45 parcels totaling 62.14 acres within Golden Gate Estates Unit 65. According to Collier County, the typical parcel sizes to be acquired range from 1.14 to 2.73 acres in size. MARKET AREA Location: Winchester Head is located east of Everglades Boulevard North between 35th Avenue NE and 41st Avenue NE. It is surrounded by single-family residential sites and homes. Current Use of the Property: Vacant wetlands with some single-family development. Road Frontage/Access: Access to parcels within the Winchester Head is provided by: • 37th Avenue NE (paved road): runs east/west along northern border. • 39th Avenue NE (paved road): runs north/south along eastern border. • 41 st Avenue NE (paved road): runs east/west through market area. Topography: According to the Initial Criteria Screening Report prepared in March 2018 by Collier County's Conservation Collier Program, the area is wetlands with a mix of Wetland Hardwoods, Cypress, Pine, Cabbage Palm, and Freshwater Marsh. Brazilian pepper, melaleuca, and old world climbing fern were also observed. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: FP&L Sewer: None; Private septic systems service surrounding homes Water: None; Private wells service surrounding homes Environmental Issues: According to the Initial Criteria Screening Report prepared in March 2018 by Collier County's Conservation Collier Program Winchester Head is comprised entirely of depressional cypress and marsh wetlands and therefore, provides habitat for wetland dependent species. It is designated on the FDEP Informal Wetland Determinations March 2016 map as Wetlands. Permits from FDEP are required prior to development. Encumbrance / Easements: There are sixty -foot (60') platted right-of-way and utility easements along 37th Ave NE, 39th Ave NE, and 41st Ave NE. A current title Page 25 WINCHESTER HEAD SITE ANALYSIS report was not provided for the purpose of this appraisal. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. ZONING Zoning Code E Zoning Authority Collier County Zoning Description Estates Permitted Uses Includes single-family dwellings, family care facilities (subject to section 5.05.04), essential services (as set forth in section 2.01.03), and schools, public, including educational plants. Minimum Lot Area (SF) 2.25 acres Minimum Floor Area (SF) 1,000 Minimum Street Frontage (Feet) 150 Front Set Back Distance (Feet) 75 Rear Set Back Distance (Feet) 75 Side Yard Distance (Feet) 30 feet; 37.5 feet for corner lots along longest side Maximum Density/FAR One dwelling units per 2.25 acres Maximum Building Height (Feet) 30 Page 26 WINCHESTER HEAD SITE ANALYSIS Winchester Head Market Study Parcels Aerial os Miles Page 27 WINCHESTER HEAD SITE ANALYSIS Winchester Head Market Study Parcels — FDEP Informal Wetland Determinations FCEP Inlormal Wetland pebrin IMtlons • '�!� � dfi„�i—• �� Cad and for Fleltl Cpnditlans Ind ublipdanda � • 1 Cad andf,, Field CodW..alndicab Sid Plan la Neadetlb Wlermine lmpacb jt t 1 ° Cad antll•r Fleb conditions Indicate WetlendS and Pernik Hecesaery - • ' t 1 • _ gad anElof FHlld Candllbne Indicate Oilehea and Permit Necessary 1 r 1 Th. D-MIM I0ne" on thld figure FHB Item l M-1 preapplMadon — Id deb rminxtlana pudeant to section STSA41(6), FS., ana .• '3 1' 2 3. d2412Deg(i),FAC.Itdeea natbindthe CdparlMbM,ibegen% 1 r or empl%'ess, net tlem i[ cemey any legal rigM1d, axpraeaetl w Impldd. - � NRCS Hyddc Solla Model a • - I •� f cbuen ®�_a rirvm ` 7 73 F. k, L ., 5 6 7 8 9 10 11 12 13 14 15 F E 3 r :j E. Avr- f 26 27 '28 LJB,rr 3 T8 8[ 4 nLX Q Market Study Parcels 0 0.075 0.15 Co eY Couxxy Miles Page 28 WINCHESTER HEAD SITE ANALYSIS Flood Map National Flood Hazard Layer FIRMette `FIRMA 0 250 5O(i ],QQO 1,500 2,0QQ l :6,UUU 8aremap.-115G5 Naopnal Map.-Orthoimagefy 13am reheshetl Dcmber, 2020 Legend w�rhmL Eaee Fmntl Ekaaam BFE1 SPEC WL FLODD WIIfi OF£or DePrb 3:a.ws.ao, ax.reur HAZARD AREAb Reguletwy Flmtlaey dl%annvalLCM1ance flootl whh rarereges coinage areas of less than one sgwre mile Y..>ar Fmure Condniom 1%Annual Cbance FlmtlHaueN YweY Y� / Area whh Retluretl Food RaN due m OTHER —OF A Leree. See No[es.z�i FLOOD HAZARD e,p Area with Flmd RnN tlueta LeweLm.O XTFFA Aread Minimal Flmtl Hezartl Lwx EHecnre LOMAs OTHEN AREAS Area dOndekrminedFlmtl Record Lwrcd GENERAL ---- Channel. CukeR or Smrm Sewer sERunuRFs � � � � � � � Lwee. Dixe. nr Fbntlwan . e:s tkn: whn ax,u�nnal eaan� water snrr.ne lx.ewn -- casual rreaun — —ease F�nod Eieaaoa LmelDFEI m o slag lari:dimbnldaanaary Gansml rmneeat ea:eime OIHEH _ profne ReseNne FFAlH RES HydmgraPhic Feecure Di�td Dnw Aeaaade xo Digital nece Areilehle MAP PoANE Onmappetl T The pin tlkplayetlonthemaPkanappmtimace ran mt sekded bytbe user and does nu[ repress n[ . --- P.wP I. — This map mm plks — FI d —tbnd maps it h is n euHwdmtire NFHL weh servixs pmained by FE- This map sespvrted on 8;-19/]422 et 1f1:1F 4M end does not reflect changes or amentlmenrszvbsequent m thk date entl e. The NFHL aM elkc[ive inbrma[bn meycM1ange or hemme supersetlM by new dam m'ertime. This mapimage is if Meoneor more u[Ne(vlbrving map ekmme. tlo not appea..r. Laumap'unagery, fkotl cone kbek, legend, swk bar. map credbn date. mmmvniq itledrtiers. FFl M panel number, aM FlRM exxtire tlace. Map imegesfm me peed entl unmotlemittd areas cannmhe used br regulawry purposes Page 30 WINCHESTER HEAD SITE ANALYSIS Site Photographs 37th Avenue NE (paved road) - Easterly 37th Avenue NE (paved road) — Westerly (Photo Taken on August 13, 2022) Page 31 WINCHESTER HEAD SITE ANALYSIS Site Photographs w 39th Avenue NE (paved road) — Easterly ,r 39th Avenue NE (paved road) — Westerly (Photo Taken on August 13, 2022) Page 32 WINCHESTER HEAD SITE ANALYSIS Site Photographs Typical Parcel view from 37th Avenue NE (paved road) — Northerly Typical Parcel view from 37th Avenue NE (paved road) — Northwesterly (Photo Taken on August 13, 2022) Page 33 WINCHESTER HEAD SITE ANALYSIS Site Photographs Typical Parcel view from 39th Avenue NE (paved road) — Southerly Typical Parcel view from 39th Avenue NE (paved road) — Southeasterly (Photo Taken on August 13, 2022) Page 34 WINCHESTER HEAD SITE ANALYSIS Site Photographs Typical Parcel view from 39th Avenue NE (paved road) — Northerly Typical Parcel view from 39th Avenue NE (paved road) — Northwesterly (Photo Taken on August 13, 2022) Page 35 WINCHESTER HEAD HIGHEST AND BEST USE HIGHEST AND BEST USE Highest and best use may be defined as: The reasonably probable use of property that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. 1 ■ Physically possible for the land to accommodate the size and shape of the ideal improvement. ■ Legally permissible under the zoning regulations, building codes, environmental regulations, and other restrictions that apply to the site. A property use that is either currently allowed or most probably allowable. ■ Financially feasible to generate sufficient income to support the use. ■ Maximally productive, or capable of producing the highest value from among the permissible, possible, and financially feasible uses. Highest and Best Use As Vacant Physically Possible The subject consists of parcels ranging in size from 1.14 to 2.73 acres located within the previously defined Winchester Head areas. Access through Winchester Head is provided by paved roads. The physical characteristics of the parcels should reasonably accommodate any use that is not restricted by its size. However, development on the parcels may be limited due to wetland coverage. Legally Permissible The subject sites are zoned Estates (E), which permits uses including low density residential with limited agricultural uses. The FDEP Informal Wetland Determinations March 2016 map designates the parcels as Wetlands. Permits from FDEP are required prior to development. Financially Feasible Financial feasibility is an analysis of the ability of a property to generate sufficient income to support the use, or a reasonable probability of producing a positive income stream net of operating expenses, financial costs, and capital amortization. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a 1 The Dictionary of Real Estate Appraisal 7t' ed. (Chicago: Appraisal Institute, 2022) Page 36 WINCHESTER HEAD HIGHEST AND BEST USE backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. A well -designed single-family home that is appropriately marketed and priced, should be received favorably by the market. The substantial costs associated with permitting and fill typically results in a lower price per acre than upland parcels in order to make development financially feasible. If the costs make development financially unfeasible or permitting is not achievable; conservation use becomes the only financially feasible use. Maximally Productive The maximally productive land use yields the highest value of the possible uses. Conservation and/or single-family development is the only use that meets the tests of physically possible, legally permissible, and financially feasible. The permitting process for parcels with significant coverage of active wetlands will likely be very difficult, if not impossible. Therefore, conservation and/or single-family development is concluded to be the maximally productive and highest and best use of the site. Highest and Best Use as Improved No improvements are situated on the site. Therefore, a highest and best analysis as improved is not applicable. Most Probable Buyer Considering the size and location of the property, the most probable buyer of an individual parcel is an owner -user or builder for single-family development or wetland mitigation. Conservation Collier is also a probable buyer as a multi -parcel conservation project. Page 37 WINCHESTER HEAD VALUATION METHODOLOGY VALUATION METHODOLOGY Three basic approaches may be used to arrive at an estimate of market value. They are: 1. The Cost Approach 2. The Sales Comparison Approach 3. The Income Approach Cost Approach The Cost Approach estimates the current cost to construct the existing structure including an entrepreneurial incentive, depreciation, and the estimated land value. This approach is particularly applicable when the improvements represent the highest and best use of the land and are relatively new. It is also applicable when the property has unique or specialized improvements for which there is little or no sales data from comparable properties. Sales Comparison Approach The Sales Comparison Approach compares sales of similar properties with the subject property. Each comparable sale is adjusted for its inferior or superior characteristics. The values derived from the adjusted comparable sales form a range of value for the subject. By process of correlation and analysis, a final indicated value is derived. This approach is most reliable in an active market, and is least reliable when valuing a property for which no direct comparable sales data is available. Income Approach The Income Approach converts the anticipated flow of future benefits (cash flows and reversion) to a present value estimate through a capitalization and or a discounting process. This approach generally reflects a typical investor's perception of the relationship between the potential income of a property and its market value. Final Reconciliation The appraisal process concludes with the Final Reconciliation of the values derived from the approaches applied for a single estimate of market value. The reconciliation of the approaches is based on an evaluation of the quantity and quality of the available data in each approach. Furthermore, different properties require different means of analysis and lend themselves to one approach over the others. Page 38 WINCHESTER HEAD VALUATION METHODOLOGY ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. An income analysis was considered and was not developed because the subject is not likely to generate rental income as vacant land. Page 3 , WINCHESTER HEAD SALES COMPARISON APPROACH - WINCHESTER HEAD WETLANDS SALES COMPARISON APPROACH — WINCHESTER HEAD WETLANDS The Sales Comparison Approach is based on the premise that a buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the Sales Comparison Approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject property. • The value indication of each comparable sale is analyzed and the data reconciled for a final indication of value via the Sales Comparison Approach. Land Comparables I have researched five comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre as the appropriate unit of comparison because market participants typically compare sale prices and property values on this basis. Comp Address Date Price City Acres Price Per Acre Comments Subject Generally within Golden Gate Estates 8/13/2022 Winchester Head Wetlands Unit 65 Naples 1.0 - 3.0 acres ] 37th Ave NE 7/14/2022 $35,000 75' x660' heavily treed lot located along north side of 37th Avenue NE Informal wetland determination dated November 2021 shows 1.12 acres ofwetlands with a small Naples 1.14 $30,702 portion ofuplands along 37th Ave NE Listed in May 2022 for $35,000. Z 3320 66th Ave NE 7/14/2022 $52,000 189 x660' heavily treed lot located along south side of 66th Avenue NE Informal wetland determination dated November 2021 shows 2.65 acres ofwetlands with a small Naples 2.73 $19,067 portion ofuplands along 66th Ave NE Listed in May 2022 for $52,000. 3 50th Ave NE 6/16/2022 $37,000 75' x660' heavily treed lot located along north side of 50th Avenue NE. Wetland detemtination dated 3/17/22 shows 0.73 acres ofjurisdictional wetlands located in the Naples 1.14 $32,456 center ofthe site. Listed in April 2022 for $75,000 and decreased to $40,000 in May 2022. Lot was purchased in April 2022 with 5 other lots. 4 54th Ave NE 5/31/2022 $74,000 159 x660'treed lot located along south side of 54th Avenue NE Informal wetland determination dated 4/18/2022 shows 1.93 acres ofwetlands with uplands located in Naples 2.27 $32,560 the front ofthe site near 54th Ave NE Listed in April 2022 for $79,900. g 70th Ave NE 6/28/2022 $147,900 330' x660' heavily treed lot located along south side of 70th Avenue NE Informal wetland determination dated 11/2021 shows 2.95 acres ofwetlands with uplands Naples 5.00 $29,580 located in the rear southwest portion ofthe site. listed 6/7/2022 for $149,900. Page 40 WINCHESTER HEAD SALES COMPARISON APPROACH — WINCHESTER HEAD WETLANDS Comparables Map Audubon Corkscrew Swamp Sarrciuiry-ON LINE TICKETS.- Subject Big Corkscrew Island Regional Park m Dranget #eea 5 2 Page 41 ff, r Map data C= GoWle WINCHESTER HEAD SALES COMPARISON APPROACH - WINCHESTER HEAD WETLANDS Analysis Grid The above sales have been analyzed and compared with the subject property. I have considered adjustments in the areas of: Effective Sale Price This takes into consideration unusual conditions involved in the sale that could affect the sales price, such as excess land, non - realty components, commissions, or other similar factors. Usually the sale price is adjusted for this prior to comparison to the subject. Real Property Rights Property rights dissimilar to the subject which affect value. Financing Terms Favorable or unfavorable seller financing, or assumption of existing financing. Conditions of Sale Circumstances that atypically motivate the buyer or seller, such as 1031 exchange transaction, assemblage, or forced sale. Market Conditions Inflation or deflation since sale date due to economic influences Location Market or submarket area influences on sale price; surrounding land use influences. Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc. On the following page is a sales comparison grid displaying the subject property, the comparables and the adjustments applied. Page 42 WINCHESTER HEAD SALES COMPARISON APPROACH - WINCHESTER HEAD WETLANDS Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Name Winchester Head Wetlands NS 37th Ave NE 3320 66th Ave NE NS 50th Ave NE 3230 54th Ave NE SS 70th Ave NE Address Generally within Golden Cate 37th Ave NE 332066th Ave NE 50th Ave NE 54th Ave NE 70th Ave NE Estates Unit 65 City Naples Naples Naples Naples Naples Naples Date 8/13/2022 7/14/2022 7/14/2022 6/16/2022 5/31/2022 6/28/2022 Price $35,000 $52,000 $37,000 $74,000 $147,900 Acres 1.0-3.0 acres 1.14 2.73 1.14 2.27 5.00 Acre Unit Price $30,702 $19,067 $32,456 $32,560 $29,580 Transaction Adjustments Property Rights Fee Simuple Fee Simple 0.0% Fee Simple 0.0% Fee Simple 0.00/6 Fee Simple 0.00/. Fee Simple 0.01/. Financing Cash to seller 0.00/o Cash to seller 0.0% Cash to seller 0.0% Cash to seller 0.0% Cash to seller 0.0% Conditions of Sale Amis Length 0.00/ Armes Length 0.0% Amr's Length 0.00/ Amm's Length 0.00/ Ann's Length 0.00% Adjusted Acre Unit Price $30,702 $19,067 $32,456 $32,560 $29,580 Market Trends Through 8/13/2022 20.01/. 1.5% 1.5% 2.90/ 3.81/. 2.3% Adjusted Acre Unit Price $31,165 $19,355 $33,410 $33,786 $30,268 Location Average Similar Similar Similar Similar Similar %Adjustment 00/ 00/ 00/ 00/ 00/ $Adjustment 1.0 - 3.0 acres $0 1.14 $0 2.73 $0 1.14 $0 2.27 $0 5.00 Acres %Adjustment 0% 5% 0% 5% 5% $Adjustment 51%-1000% Wetlands $0 98%wetlands $968 970/.wetlands $0 640/.wetlands (Center) $1,689 85%wetlands (Rear) $1,513 59°/ wetlands (Front) Environmental Issues %Adjustment 0% 01/. -100/ -200/ -10% $Adjustment Rectangular $0 Rectangular $0 Rectangular -$3,341 Rectangular -$6,757 Rectangular -$3,027 Rectangular Shape Adjustment 0% 0% 01/. 01/. 0% $Adjustment Residential $0 Residential $0 Residential $0 Residential $0 Residential $0 Residential Zoning Adjustment 00/ 00/ 0% 0% 01/. $Adjustment $0 $0 $0 $0 $0 Adjusted Acre Unit Price $31,165 $20,323 $30,069 $28,718 $28,754 Net Adjustments 0.0% 5.0"/0 -10.0% -15.001. -5.001. Grass Adjustments 0.00/ 5.00/ 10.0% 25.00/ 15.0% Page 43 WINCHESTER HEAD SALES COMPARISON APPROACH — WINCHESTER HEAD WETLANDS Comparable Land Sale Adjustments Property Rights All of the comparables transferred in fee simple interest; therefore, no adjustments for property rights are required. Financing All of the comparable sales had market orientated financing or were cash transactions; therefore, no adjustments for financing are required. Conditions of Sale All the comparable sales were arm's length transactions; therefore, no adjustment for conditions of sale is required. Economic Trends The following graph shows comparable residential land sales within the surrounding market area over the past year. $120,000 $1o0,000 $80,000 s6o,000 I W,000 $20,000 1 Residential Land Sales Trend Analysis • • • • • ....................AI.A� •• • • • • • • • • • % • • •• $0 7/23/2021 9/11/2021 10/31/2021 12/20/2021 2/8/2022 3/30/2022 5/19/2022 7/8/2022 8/27/2022 10/16/2022 The graph indicates an upward trend in sales prices from mid 2021 through the current date. However, it is noted this is unadjusted raw data and does not relate directly to the subject. Page 44 WINCHESTER HEAD SALES COMPARISON APPROACH - WINCHESTER HEAD WETLANDS The analyses and value opinion in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. Based on the previous analysis and considering the increased demand for residential property in Southwest Florida, as well as the recent interest rate increases by the federal reserve, we have applied a 20.0% annual adjustment. Location The comparable sales are located within the immediate vicinity of Winchester Head and Horsepen Strand. No adjustments for location could be supported; therefore, none are applied. Size For this analysis, Comparables 1 and 3 are smaller parcels. No adjustments could be supported; therefore, none are made. Comparables 2, 4 and 5 are larger parcels and are adjusted upward accordingly as size and price per acre are typically inversely related. Environmental Issues The subject parcels are located within Winchester Head which is comprised entirely of depressional cypress and marsh wetlands and therefore, provides habitat for wetland dependent species. It is designated on the FDEP Informal Wetland Determinations March 2016 as Wetlands. Permits from FDEP are required prior to development. The comparable properties are all impacted by wetlands. Comparables 1 and 2 are effectively 100% wetlands with the only upland areas located near the road right of way. Therefore, no adjustments are required for Comparables 1 and 2. An Informal Wetland Determination of Comparable 3 indicates 64% wetlands generally located in the middle of the site. An Informal Wetland Determination of Comparable 4 indicates 85% wetlands generally located in the rear of the site. An Informal Wetland Determination of Comparable 5 indicates 59% wetlands generally located in the front of the site. All three comparables are adjusted downward accordingly. Configuration All of the comparables are relatively similar in terms of configuration; therefore, no adjustments are required. Zoning All of the comparables are similar in terms of zoning; therefore, no adjustments are required. Page 45 WINCHESTER HEAD SALES COMPARISON APPROACH — WINCHESTER HEAD WETLANDS Sales Comparison Approach Conclusion All of the value indications have been considered. Based on the preceding analysis, and considering the significant wetland coverage in Winchester Head, I conclude toward the low end of the range and arrive at my final reconciled per acre values as follows. Area Winchester Head Typical Parcel Size 1.0 - 3.0 acres Indicated Value per Acre 51 - 75% wetlands $30,000 76 - 100% wetlands. $25,000 Page 46 WINCHESTER HEAD SALES COMPARISON APPROACH - WINCHESTER HEAD UPLANDS SALES COMPARISON APPROACH — WINCHESTER HEAD UPLANDS Land Comparables I have researched five comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre as the appropriate unit of comparison because market participants typically compare sale prices and property values on this basis. Comp Address Date Price City Acres Price Per Acre Comments Subject Generally within Golden Cate 8/13/2022 Winchester Head Uplands Estates Unit 65 Naples 1.0 - 3.0 acres 1 3361 45th Ave NE 8/16/2022 $56,000 75' x 660' heavily treed lot located along north side of 45th Avenue NE. Informal wetland detemilnation dated 7/2022 shows 0.46 acres ofwetlands generally in the Naples 1.14 $49,123 rmddle to rear ofthe site with some wetlands in the front. Listed in 7/2022 for $60,000. 2 45th Ave NE 8/12/2022 $75,000 105' x 660' heavily treed lot located along north side of 45th Avenue NE Informal wetland detemdnation dated 4/2022 shows 0.3 acres ofwetlands located in the front of Naples 1.59 $47,170 the site along 45th Ave NE. Lot was purchased in April 2022 for $20,000 and listed in May 2022 for $115,000. Price was reduced to $99,900 and then $79,000 on 7/30/22. 3 3515 47th Ave NE 6/22/2022 $95,000 105' x 66U heavily treed lot located along north side of 47th Avenue NE listing agent reported as 1000/,uplands. Property was originally purchased in 4/2022 for $24,200. Naples 1.59 $59,748 Listed in 5/2022 for $125,000 and decreased to $115,000 on 5/22/22. 4 54th Ave NE 6/9/2022 $110,000 105' x 680' partially treed lot located along south side of 54th Avenue NE Wetlands determination reports the site has no jurisdictional wetlands. Property was originally Naples 1.64 $67,073 purchased in 5/2022 for $60,000. Listed in 5/2022 for $114,900. 5 3487 66th Ave NE 7/7/2022 $150,000 18Y x 66Y heavily treed lot located along north side of 66th Avenue NE. Wetlands determination reports the site has no jurisdictional wetlands. Listed in 4/2022 for Naples 2.73 $55,006 $165,500. Page 47 WINCHESTER HEAD SALES COMPARISON APPROACH — WINCHESTER HEAD UPLANDS Comparables Map Audubon Corkscrew Swarnp anciuiiy-0 N LINE TICKETS.- Ii i Big Corkscrew S Island Regional Parklq F-=1 � 0 Orangetree ... jaram, rc =I Page 48 Efl Map data @2022 GoWle WINCHESTER HEAD SALES COMPARISON APPROACH - WINCHESTER HEAD UPLANDS Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Name Winchester Head Uplands 336145th Ave NE NS 45th Ave NE 3515 45th Ave NE 54th Ave NE 3487 66th Ave NE Address Generally within Golden Cate 336145th Ave NE 45th Ave NE 3515 47th Ave NE 54th Ave NE 3487 66th Ave NE Estates Unit 65 City Naples Naples Naples Naples Naples Naples Date 8/13/2022 8/16/2022 9/12/2022 6/22/2022 6/9/2022 7/7/2022 Price $56,000 $75,000 $95,000 $110,000 $150,000 Acres 1.0 - 3.0 acres 1.14 1.59 1.59 1.64 2.73 Acre Unit Price $49,123 $47,170 $59,748 $67,073 $55,006 Transaction Adjustments Property Rights Fee Simple Fee Simple 0.0% Fee Simple 0.0% Fee Simple 0.00/6 Fee Simple 0.00/. Fee Simple 0.0"/0 Financing Cash to seller 0.0"/o Cash to seller 0.0% Cash to seller 0.0% Cash to seller 0.0% Cash to seller 0.0% Conditions of Sale Arm's Length 0.0% Arms Length 0.0% Amis Length 0.0% Arms Length 0.00/. Amts Length 0.00% Adjusted Acre Unit Price $49,123 $47,170 $59,748 $67,073 $55,006 Market Trends Through 8/13/2022 20.01/. 0.0% 0.0% 2.61/. 3.3% 1.9% Adjusted Acre Unit Price $49,123 $47,193 $61,321 $69,287 $56,032 Location Average Similar Similar Similar Similar Similar %Adjustment 0% 01/ 01/. 01/. 01/ $Adjustment 1.0 - 3.0 acres $0 1.14 $0 1.59 $0 1.59 $0 1.64 $0 2.73 Acres %Adjustment 0% 0% 0"/0 01/. 5% $Adjustment 0°/-50%Wetlands $0 40% wetlands $o 19%wetlands (Front) $0 0°/ wetlands $0 0%wetlands $2,802 0% wetlands Environmental Issues (Generally middle) %Adjustment -5% -10% 0% 0% 01/. $Adjustment Rectangular -$2,456 Rectangular -54,719 Rectangular $0 Rectangular $0 Rectangular $0 Rectangular Shape Adjustment 0"/0 0"/0 0"/0 0"/0 0% $Adjustment Residential $0 Residential $0 Residential $0 Residential $0 Residential $0 Residential Zoning %Adjustment 0% 00/ 0% 0% 00/ $Adjustment $0 $o $0 $0 $0 Adjusted Acre Unit Price $46,667 $42,474 $61,321 $69,287 $58,833 Net Adjustments -5.0% -10.0% 0.0% 0.0% 5.001. Gross Adjustments 5.0°/ 10.0% 0.0% 0.0% 5.011. Page 49 WINCHESTER HEAD SALES COMPARISON APPROACH - WINCHESTER HEAD UPLANDS Comparable Land Sale Adjustments Property Rights All of the comparables transferred in fee simple interest; therefore, no adjustments for property rights are required. Financing All of the comparable sales had market orientated financing or were cash transactions; therefore, no adjustments for financing are required. Conditions of Sale All the comparable sales were arm's length transactions; therefore, no adjustment for conditions of sale is required. Economic Trends Based on the analysis in the previous section and considering the increased demand for residential property in Southwest Florida, as well as the recent interest rate increases by the federal reserve, we have applied a 20.0% annual adjustment. Location The comparable sales are located within the immediate vicinity of Winchester Head and Horsepen Strand. No adjustments for location could be supported; therefore, none are applied. Size For this analysis, Comparables 1, 2, 3, and 4 are smaller parcels. No adjustments could be supported; therefore, none are made. Comparable 5 is a larger parcel and is adjusted upward accordingly as size and price per acre are typically inversely related. Environmental Issues The subject parcels are located within Winchester Head which is comprised almost entirely of depressional cypress and marsh wetlands and therefore, provides habitat for wetland dependent species. It is designated on the FDEP Informal Wetland Determinations March 2016 as Wetlands. Permits from FDEP are required prior to development. An Informal Wetland Determination of Comparable 1 indicates 40% wetlands generally located in the middle of the site. An Informal Wetland Determination of Comparable 2 indicates 19% wetlands generally located in the front of the site. Both comparables are adjusted downward accordingly. Comparables 3, 4, and 5 are all 100% uplands with no wetlands. Overall, no adjustments are made in the grid; however, the 100% uplands is considered in the final reconciliation. Page 50 WINCHESTER HEAD SALES COMPARISON APPROACH - WINCHESTER HEAD UPLANDS Configuration All of the comparables are relatively similar in terms of configuration; therefore, no adjustments are required. Zoning All of the comparables are similar in terms of zoning; therefore, no adjustments are required. Sales Comparison Approach Conclusion All of the value indications have been considered. Based on the preceding analysis, and considering the significant wetland coverage in Winchester Head, I conclude toward the low and of the range and arrive at my final reconciled per acre values as follows. Area Winchester Head Typical Parcel Size 1.0 - 3.0 acres Indicated Value per Acre 0 - 25% wetlands $55,000 26 - 50% wetlands $42,500 Page 51 WINCHESTER HEAD RECONCILIATION RECONCILIATION The process of reconciliation involves the analysis of each approach to value. The quantity and quality of data applied the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. As discussed previously, we use only the sales comparison approach in developing an opinion of value for the subject. The cost and income approaches are not applicable, and are not used. FINAL VALUE CONCLUSION Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion(s), as of August 13, 2022, subject to the Limiting Conditions and Assumptions of this appraisal. VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 13, 2022 Area Winchester Head Typical Parcel Size 1.0 - 3.0 acres Indicated Value per Acre 0 - 25% wetlands $55,000 26 - 50% wetlands $42,500 51 - 75% wetlands $30,000 76 - 100% wetlands $25,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Exposure and Marketing Times Exposure time is always presumed to precede the effective date of the appraisal and is the length of time the subject property would have been exposed for sale in the market had it sold on the effective valuation date at the concluded market value. Marketing time is an estimate of the amount of time it might take to sell a property at the estimated market value immediately following the effective date of value. Based on our review of recent sales transactions for similar properties and our analysis of supply and demand in the local market it is our opinion that the probable marketing and exposure time for the property is 12 months. Page 52 WINCHESTER HEAD CERTIFICATION CERTIFICATION I certify that, to the best of my knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report, and have no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute. 8. My reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10. Rachel M. Zucchi, MAI, CCIM has made an inspection of the subject property. 11. No one provided significant real property appraisal assistance to the person signing this certification. 12. We have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP. Page 53 WINCHESTER HEAD 13. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 14. We have not relied on unsupported conclusions relating to characteristics such as race, color, religion, national origin, gender, marital status, familial status, age, receipt of public assistance income, handicap, or an unsupported conclusion that homogeneity of such characteristics is necessary to maximize value. 15. Rachel M. Zucchi, MAI, CCIM has appraised this property in the three years prior to accepting this assignment. I appraised the property on June 12, 2021 for Collier County. 16. As of the date of this report, Rachel M. Zucchi, MAI, CCIM has completed the continuing education program for Designated Members of the Appraisal Institute. Rachel M. Zucchi, MAI, CCIM Florida State -Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 Page 54 WINCHESTER HEAD ASSUMPTIONS AND LIMITING CONDITIONS ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy. This appraisal is subject to the following limiting conditions, except as otherwise noted in the report. 1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 5. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be Page 55 WINCHESTER HEAD ASSUMPTIONS AND LIMITING CONDITIONS scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal. 8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil, mechanical, electrical, structural and other engineering and environmental matters. 9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 10. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the person signing the report. 11. Information, estimates and opinions contained in the report, obtained from third - party sources are assumed to be reliable and have not been independently verified. 12. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. 13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 14. No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 15. The current purchasing power of the dollar is the basis for the value stated in our appraisal; we have assumed that no extreme fluctuations in economic cycles will occur. 16. The value found herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. Page 56 WINCHESTER HEAD ASSUMPTIONS AND LIMITING CONDITIONS 17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 18. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of any property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. In as much as compliance matches each owner's financial ability with the cost to cure the non -conforming physical characteristics of a property, we cannot comment on compliance to ADA. Given that compliance can change with each owner's financial ability to cure non -accessibility, the value of the subject does not consider possible non-compliance. A specific study of both the owner's financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 19. The appraisal report is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 20. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property and the person signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. 21. The person signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector. RKL Appraisal and Consulting, PLC does not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. Page 57 WINCHESTER HEAD ASSUMPTIONS AND LIMITING CONDITIONS 23. The appraisal report and value conclusion for an appraisal assumes the satisfactory completion of construction, repairs or alterations in a workmanlike manner. 24. The intended use of the appraisal is stated in the General Information section of the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client's use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). 25. All prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. Page 58 WINCHESTER HEAD ADDENDA - APPRAISER QUALIFICATIONS ADDENDA *Rn WINCHESTER HEAD ADDENDUM A - APPRAISER QUALIFICATIONS ADDENDUM A APPRAISER QUALIFICATIONS *Rn WINCHESTER HEAD ADDENDUM A - APPRAISER QUALIFICATIONS �I'PRAISAL AND CONSULTING RKL Appraisal and Consulting, PLC COMPANY PROFILE: RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members of the Appraisal Institute. It is our mission to maximize our combined appraisal experience to provide our clients with the highest quality of Real Estate Appraisal and Consulting Services. Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI Partner / Managing Director Partner Senior Partner (Retired) rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com BUSINESS FOCUS: Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution buildings, residential and commercial condominium and subdivision projects, hotels and motels, vacant land and special purpose properties. Specialized services include appraisal review, business valuations, market feasibility studies, acquisition/disposition counseling, and litigation support in connection with real estate transactions including bankruptcy, eminent domain, estate valuations, and matrimonial and equitable distribution. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. ACHI L M. ZUCCHI, MAI, CCIM 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 C. LOWRY, MAI, CPA Phone: 239-596-0800 0UIS C. BOSBITT, MAI www.rklac.com WINCHESTER HEAD ADDENDUM A - APPRAISER QUALIFICATIONS PROFESSIONAL QUALIFICATIONS OF Rachel M. Zucchi, MAI, CCIM EXPERIENCE: Partner / Managing Director of RKL Appraisal and Consulting, PLC Naples, FL (2009 — Present) President of D&R Realty Group, Inc. Naples, FL (2009 — Present) Senior Real Estate Analyst, Integra Realty Resources — Southwest Florida Naples, FL (2003 — 2009) Research Associate, Integra Realty Resources — Southwest Florida Naples, FL (2002-2003) PROFESSIONAL Member: Appraisal Institute — MAI Certificate Number 451177 ACTIVITIES: President: Appraisal Institute Florida Gulf Coast Chapter (2020) VP/Secretary/Treasurer: Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019) Region X Representative: Appraisal Institute Florida Gulf Coast Chapter (2017 - 2021) Board of Directors: Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021) Gov. Relations Committee: Appraisal Institute National (2022) LDAC Attendee: Leadership Development & Advisory Council Appraisal Institute - Washington, D.C. (2016, 2017, 2018) Member: CCIM Institute - CCIM Designation Pin Number 21042 Member: Naples Area Board of REALTORS Licensed: Florida State Certified General Real Estate Appraiser License No. RZ 2984 Licensed: Real Estate Broker (Florida) License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County and Lee County EDUCATION: Bachelor of Arts, Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Presented at Eastern Economic Association Conference Successfully completed real estate and valuation courses and seminars sponsored by the Appraisal Institute and others. BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since 2003. Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution, multi -family and single-family subdivisions, condominium developments, hotels/motels, vacant land and special purpose properties. Specialized services include market feasibility studies and litigation support in connection with real estate transactions. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. Valuations have been performed for eminent domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due diligence support. *Rn WINCHESTER HEAD ADDENDUM A - APPRAISER QUALIFICATIONS Ron DeSantis, Governor Julie I. Brown, Secretary dLLV 1 Iond� STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES 15C- �7 ~` ZUCCHI, RACHEL M 4500 EXECUTIVE DRIVE SUITE 23C �L NAPLES a� FL 34119'� LICENSE NUMBER: RZ2984 EXPIRATION DATE: NOVEMBER 30, 2022 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. WINCHESTER HEAD ADDENDUM B - PROPERTY INFORMATION ADDENDUM B PROPERTY INFORMATION *Rn Map Number Name FLN Acres Collier County Wetland Determination FDEP Informal Wetland Dererminations Map 1 ARNDT, LINDA L 39776880004 1.14 undetermined No designation, Depressional soils 2 GOMEZ, MARINA C 39776920003 1.59 undetermined No designation, Depressional soils 4 AVIDANO, STEPHANIE 39778920001 1.14 undetermined No designation, Depressional soils 3 PENA, MARCIA 39779000001 1.14 undetermined No designation, Depressional soils 17 THOMPSON, MARIA V 39951520008 1.14 undetermined MWET 16 ROJAS, RAUL A=& ELVIA 39951600009 1.14 undetermined No designation, Depressional soils 29 BRUNA, JUAN M=& BLANCA 39953160000 1.14 undetermined No designation, Depressional soils 30 GORMAN JR, HERMAN F=& ALICE M 39953240001 1.14 WTLD MWET 5 THOMPSON, MARIA V 39953480007 1.14 WTLD MWET 6 MOONEY, ISOBEL H MOONEY 39953720000 1.59 undetermined MWET 7 CASASIERRA REALTY LLC 39953760002 1.14 undetermined MWET 18 SILVAJR, RICHARD 39953880005 1.14 undetermined MWET 19 THREE BROTHERS PROPERTY LLC 39953920004 1.14 undetermined MWET 32 CALVO, JORGE A 39954000004 1.14 undetermined MWET 31 M & P TORO REV JOINT TRUST 39954080008 1.59 WTLD MWET 33 FERNANDEZ, ERIK C 39955360002 1.59 undetermined MWET 20 A J & N L RUBEN REV TRUST 39955600005 1.59 undetermined MWET 9 BERRY, CHRISTOPHER W 39955640007 1.14 undetermined MWET 10 AUST, MARGARET 39955680009 1.14 undetermined MWET 11 EDMONDS, WILLIAM=& GERTRUDE 39955720008 1.59 undetermined MWET 8 TREMBLAY, SERGE 39955760000 1.14 undetermined MWET 12 PULIDO, SARA 39955880003 1.14 undetermined MWET 21 CUMANA, DANIEL=& MARTA 39955960004 2.73 undetermined MWET 22 KRINCE LIVING TRUST 39956000002 1.14 undetermined MWET 34 HIGDON TR, GAREY D 39956120005 1.59 undetermined MWET 35 ZHUANG, JOSEPH 39956200006 1.14 WTLD MWET 40 FELIX SR, GERALD D 39956240008 1.59 WTLD MWET 41 FELIX SR, GERALD D 39956280000 1.14 WTLD MWET 42 VICTOR, NADIA JEAN 39956320009 2.27 MWET MWET 43 PIIRAK, AILEEN K 39957280009 1.14 undetermined MWET 44 PERONA, MICHAEL=& BARBARA E 39957360000 1.59 undetermined MWET 36 GARCIA, ROGERIO J 39957400009 1.59 NDSP MWET 23 FESSER, IVAN 39957520002 2.27 undetermined MWET 24 ZENAIDA GATTAMOTA REV TRUST 39957560004 2.73 undetermined MWET 13 MC DERMOTT, ROBERT L 39957640005 1.14 undetermined MWET 14 FORTILUS, CHARLES=& COLETTE 39957680007 1.59 WTLD MWET 25 TALAVERA, JOSE L 39957880001 1.14 WTLD MWET 37 J & D INVEST LLC 39958000000 1.14 undetermined MWET 38 WILSON, REBECCA A 39958080004 1.14 undetermined MWET 45 IFARINAS, VICTOR 39958160005 1.14 WTLD MWET 27 W E & M E WILSON TRUST EST 39959560002 1.59 undetermined MWET 26 KRAMER, ELWANDA H 39959600001 1.14 undetermined MWET 15 MARVIN ANDRE EBANKS & 39959800005 1.14 undetermined MWET 28 PORCO, TROY=& CHRISTINE 139960080005 1 1.14 juncletermined I MWET 39 ITROFATTER JR, FREDERICK P 139960240007 1 1.14 juncletermined MWET *Collier County Wetland Determinations are done at the request of the property owner. If there is no determination it is because the current or previous owner has not requested one. NDSP = Data and / or Field Conditions Indicate Site Plan is Needed to Determine Impacts MWET = Data and / or Field Conditions Indicate Wetlands and Permit Necessary WTLD = Parcel was determined to be wetlands by Collier County Undetermined = No wetland determination has been conducted by Collier County No designation = No color idendified on map FILM Name 5tra Number Acres Num her FLU Name St,a Number Acres Number 397769SM04 39775920003 ARNDT, LINDAL GOMEZ, MARINA[ NA"57 13D17 34480D 57 23D17 1.14 1.59 1 39956000002 12W05 KRINCE LIVING TRUST HIGDON TR GAREYD 345700 50 13D17 1.14 22 345700 51 131117 159 34 39778920001 AVIDANO, STEPHANIE 344800 72 13D17 1.14 20�106 ZHUANG,JOSEPH 3AS700 51 33D17 1.14 35 N77SWO001 PENA, MARCIA 344800 72 33D17 1.14 240W8 FELIX SR, GERALD D 345703 52 3D17 L59 40 39951520008 THOMPSON, MARIA V 34S700 LE IAD17 1.14 28W00 FELIX SR, GERALD D 34570052 13D17 L14 41 39951600009 ROTAS, RAULA=&ELVIA 345700 18 33D17 1.14 143995620MM, 320009 VICTOR. NADIA]FAN 345700 52 23D17 2.27 42 39953160000 BRl1NA, 1VAN M=& BLANGA 395700 30 3D17 1.14 280W9 PIIRAK, AILEEN K 345700 fit 13D17 L14 43 39953240001 GORMAN JR, HERMAN F=&ALICEM 3SADO 3023D17 1.14 7360W0 PERONA, MICHAEL=&BARBARAE 3457006133D17 1.59 44 399534KC07 THOMPSON, MARIA V 345700 32 03D17 1.14 74OX09 GARCIA, ROGERIOJ 345700 62 03D17 1.59 36 3995372000D MOONEY, ISOBEL H MOONEY 34570033 23D17 1.59 75;0.. TESSER. IVAN 34570063 3D17 7.77 23 39953750002 CASASIERRA REALTY LLC 345700 33 33D17 1.14 7f:919!576-A"7 0004 ZENAIDA GATFANTOTA REV TRUST 345700 63 13017 2.73 24 3MSZ880005 SILVA JR, RICHARD 345700 34 23D17 1.14 1890005 MC DERMOTF, ROBERT L 3457005413D17 1A4 13 39953920004 THREE BROTHERS PROPERTY LLC 145700 34 33017 1.14 1980007 FORTILUS, CHARLE =&COLFTTE 345700 64 23017 1.59 14 399540OW04 CALVO, JORGEA 34570039 13D17 1.14 3780001 TALAVERA, JOSEL 34570066 3D17 1.14 25 39954CM008 M& P TORO REV JOINTTRUST 24570035 33D17 1.59 3100000 1&D INVEST LLC 34570067 03D17 1.14 37 39955360002 FERNAN DEZ, ERI K C 34570046 O3D17 159 3380004 WILSON, REBECCA A 3457006723D17 1.14 38 39955EOWD5 39955640007 39955680009 39955720008 N955760000 3995588W03 AJ & N LRUBEN REV TRUST BERRY, CHRISTOPHER W AUST, MARGARET EDMON IDS, WILLIAM=& GER7RUDE TREMRLAY, SERGE PUUDO,SARA 345700 47 33D17 14570049 OID17 345700 4R 13D17 345700 48 23D17 4457W 48 33D11 34570049 23D17 1.59 114 1.14 1.59 1.14 1.14 2060W5 960➢02 1000001 11 8 12 39959803005 399E00AOW5 399E0240007 FARINAS. VICTOR WE& M E WILSON TRUST EST KRAMER. ELWANDA H MARVIN ANDRE EBANKS & PORCO,TROY=&CHRI15TI NE TROFATTER JR. FR€DERICKP 345700 68 03D17 1.14 45 34570079 03D17 1.59 27 345700 79 13D17 1.14 26 345700 80 23017 1.14 15 345700 82 23D17 1.14 28 34570083 23D17 1.14 39 39955950004 CUMANA, DANIEL=&MARIA 3457DO 50 3D17 2.23 21 0.5 Miles Legend FDEP Informal Wetland Determinations Data and / or Field Conditions Indicate Uplands Data and/or Field Conditions Indicate Site Plan is Needed to Determine Impacts _ Data and / or Field Conditions Indicate Wetlands and Permit Necessary _ Data and I or Field Conditions Indicate Ditches and Permit Necessary The "Determinations" on this figure are from informal pre -application wetland determinations pursuant to Section 373.421(6), F.S., and • + 62312.040(7), F.A.C. It does not bind the Department, its agents or employees, nor does it convey any legal rights, expressed or • implietl. ,RCS Hydric Soils Model Depressional SlougM1 Ea Tract rvumbers }' ! *as r d 1♦ql' f r 5 6 7 8 9 10 11 1 • M 39 I r -w 1 T U L-J 2 3 4 7i 1 I 88 B ill , 13 14 15 w � . A El N E`� °a 16 17 18 19 20 21 22 23 24 25 26 27 28. 1 1 0, 46 Im- t N 29 30 31 32 33 34 35 36 37 38 39 I _ L Fill A, E • °�1 ` 40 41 42 43 44 45 i•_.� dft d "� IrI.i L-JIV11914.. - 1 '.Z 0 0.15 CONS-E-R ATION C LLIER 0 Market Study Parcels 0.075 Miles Collier County ,., WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA ADDENDUM C COMPARABLE DATA *Rn WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA Land Comparable 1 - Winchester Head Wetland Comps Transaction ID 6440 Date 7/14/2022 Address 37th Ave NE Price $35,000 City Naples Price per Acre $30,702 State Florida Financing Cash to seller Tax ID 39960280009 Property Rights Fee Simple Grantor SRS05 LLC Days on Market 1-2 Months Grantee Walna Jeannot Verification Source Carol Sabatino; Keller Williams Realty Legal Description Golden Crate Estates Unit No. 65, E 75' of Tract 83 Site Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Heavily Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 98% wetlands Comments 75' x660' heavily treed lot located along north side of 37th Avenue NE. hiformal wetland determination dated November 2021 shows 1.12 acres of wetlands with a small portion of uplands along 37th Ave NE. Listed in May 2022 for $35,000. *Rn WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA Transaction ID 6439 Date 7/14/2022 Address 3320 66th Ave NE Price $52,000 City Naples Price per Acre $19,067 State Florida Financing Cash to seller Tax ID 39084360009 Property Rights Fee Simple Grantor SRS05 LLC Days on Market 1 Month Grantee Brian and Kimchi Nguyen Verification Source Carol Sabatino; Keller Williams Realtv Legal Description Golden Crate Estates Unit No. 46, W 180' ofTract 40 Site Acres 2.73 Utilities Well, Septic Land SF 118,800 Topography Heavily Treed Road Prontage 180 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 97% wetlands Comments 180' x660' heavily treed lot located along south side of 66th Avenue NE. hiformal wetland detemnination dated November 2021 shows 2.65 acres of wetlands with a small portion of uplands along 66th Ave NE. Listed in May 2022 for $52,000. *Rn WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA Transaction ID 6441 Date 6/ 16/2022 Address 50th Ave NE Price $37,000 City Naples Price per Acre $32,456 State Florida Financing Cash to seller Tax ID 38663360007 Property Rights Fee Simple Grantor B&GLandholdings, LLC Days on Market 1-2 Months Grantee William Escobar Verification Source Lisa Ann Lagergren; Caine Luxury Team Legal Description Golden Gate Estates Unit No. 39, E 75' of W 180' Tract 39 Site Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Heavily Treed Road Prontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 64% wetlands (Center) Comments 75' x660' heavily treed lot located along north side of 50th Avenue NE. Wetland determination dated 3/17/22 shows 0.73 acres of jurisdictional wetlands located in the center of the site. Listed in April 2022 for $75,000 and decreased to $40,000 in May 2022. Lot was purchased in April 2022 with 5 other lots. *Rn WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA Transaction ID 6442 Date 5/31/2022 Address 54th Ave NE Price $74,000 City Naples Price per Acre $32,560 State Florida Financing Cash to seller Tax ID 38661440000 Property Rights Fee Simple Grantor ELAH Holdings, LL.0 Days on Market 1-2 Months Grantee Sognare, LLC Verification Source Erik Mogelvang; Florida Prime Realty Legal Description Golden Crate Estates Unit No. 39, E 150' Tract 20 Site Acres 2.27 Utilities Well, Septic Land SF 99,000 Topography Treed Road Frontage 150 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 85% wetlands (Rear) Comments 150' x660' treed lot located along south side of 54th Avenue NE. Informal wetland determination dated 4/18/2022 shows 1.93 acres of wetlands with uplands located in the front of the site near 54th Ave NE. Listed in April 2022 for $79,900. *Rn WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA Transaction ID 6443 Date 6/28/2022 Address 70th Ave NE Price $147,900 City Naples Price per Acre $29,580 State Florida Financing Cash to seller Tax ID 39084840008 Property Rights Fee Simple Grantor Warach Family LP Days on Market 4 Days Grantee Maria Mijares and Maria Verification Source Richard Parlante; de los Angeles Fernandez Downing Frye Realty Cardona Legal Description Golden Crate Estates Unit No. 46, Tract 45 Site Acres 5.00 Utilities Well, Septic Land SF 217,800 Topography Heavily Treed Road Frontage 330 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 59%wetlands (Front) Comments 330' x660' heavily treed lot located along south side of 70th Avenue NE. Informal wetland deternvnation dated 11/2021 shows 2.95 acres of wetlands with uplands located in the rear southwest portion of the site. Listed 6/7/2022 for $149,900. *Rn WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA Land Comparable 1 - Winchester Head Upland Comps ID Address City State Tax ID Grantor Grantee Legal Description Trans action 6444 Date 336145th Ave NE Price Naples Price per Acre Florida Financing 39774200000 Property Rights Nancy Denise Woodward Days on Market Phony Pichardo and Verification Source Fernan Nunez Golden Crate Estates Unit No. 62, E 75' of Tract 35 8/16/2022 $56,000 $49,123 Cash to seller Fee Simple 14 Days Mike Shoaff; ReMaxBlue Skies Site Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Heavily Treed RoadFYontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular En-Aronmental Issues 40% wetlands (Generally middle) Comments 75' x 660' heavily treed lot located along north side of 45th Avenue NE. Informal wetland determination dated 7/2022 shows 0.46 acres of wetlands generally in the middle to rear of the site with some wetlands in the front. Listed in 7/2022 for $60,000. WINCHFSTPR HrAD ADDENDUM C - COMPARABLI: DATA Land Comparable 2 1 it AIM au Hull ID 6445 Date 8/12/2022 Address 45th Ave NE Price $75,000 City Naples Price per Acre $47,170 State Florida Financing Cash to seller Tax ID 39782080005 Property Rights Fee Simple Grantor Haven Real Estate Days on Market 3-4 Months Solutions, LLC Grantee Lisa Marie Schwartz and Verification Source Rebecca Jasmine Gros; Steven Robert Schwartz Jr MVP Realtv Associates Legal Description Golden Gate Estates Unit No. 62, E 105' of Tract 94 Site Acres 1.59 Utilities Well, Septic Land SF 69,300 Topography Heavily Treed Road Prontage 105 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular En-Aronmental Issues 19%wetlands (Front) Comments 105' x660' heavily treed lot located along north side of 45th Avenue NE. Informal wetland determination dated 4/2022 shows 0.3 acres of wetlands located in the front of the site along 45th Ave NE. Lot was purchased in April 2022 for $20,000 and listed in May 2022 for $115,000. Price was reduced to $99,900 and then $79,000 on 7/30/22. WINCHESTER HEAD ADDENDUM C - COMPARARLI: DADA Land Comparable 3 Transaction ID 6446 Date 6/22/2022 Addres s 3515 47th Ave NE Price $95,000 City Naples Price per Acre $59,748 State Florida Financing Cash to seller Tax ID 39777960004 Property Rights Fee Simple Grantor Sycamore Land Company, Days on Market 1 Month LLC Grantee Construction 2018 Corp Verification Source Ralph Harvey; List with Freedom Legal Description Golden Gate Estates Unit No. 62, W 105' of Tract 65 Site Acres 1.59 Utilities Well, Septic Land SF 69,300 Topography Heavily Treed RoadFYontage 105 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular FhvironmentalIssues 0%wetlands Comments 105' x660' heavily treed lot located along north side of47th Avenue NE. Listing agent reported as 100% uplands. Property was originally purchased in 4/2022 for $24,200. Listed in 5/2022 for $125,000 and decreased to $115,000 on 5/22/22. WINCHFSTPR HrAD ADDENDUM C - COMPARABLI: DATA Land Comparable 4 for ID Address City State Tax ID Grantor Grantee Legal Description 6447 54th Ave NE Naples Florida 38970040007 A&M American Investment, LLC Transaction Date Price Price per Acre Financing Property Rights Days on Market Estevez Renovation, LLC Verification Source Golden Crate Estates Unit No. 44, W 105' of Tract 101 6/9/2022 $110,000 $67,073 Cash to seller Fee Simple 1-2 Months Nicolas V llamizar; Starlink Realty Inc Site Acres 1.64 Utilities Well, Septic Land SF 71,400 Topography Partially Treed Road Frontage 105 Zoning Residential Depth 680 Zoning Type E - Estates Shape Rectangular FnvironmentalIssues 0%wetlands Comments 105' x680' partially treed lot located along south side of 54th Avenue NE. Wetlands determination reports the site has no jurisdictional wetlands. Property was originally purchased in 5/2022 for $60,000. Listed in 5/2022 for $114,900. WTNCHESTER HEAD ADDENDUM C - COMPARABLI: DATA trans action ID 6448 Date 7/7/2022 Address 3487 66th Ave NE Price $150,000 City Naples Price per Acre $55,006 State Florida Financing Cash to seller Tax ID 39086400006 Property Rights Fee Simple Grantor Y&E Realty Investment Days on Market 1-2 Months Coro Grantee Boca Holdings, LLC Verification Source Yuni Ebanks; Marzucco Real Estate Legal Description Golden Gate Estates Unit No. 46, E 180' of Tract 58 Site Acres 2.73 Utilities Well, Septic Land SF 118,800 Topography Heavily Treed Road Prontage 180 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular En-Aronmental Issues 0%wetlands Comments 180' x660' heavily treed lot located along north side of 66th Avenue NE. Wetlands deterrmnation reports the site has no jurisdictional wetlands. Listed in 4/2022 for $165,500. 40 Carroll & Carroll Real Estate Appraisers & Consultants APPRAISAL REPORT FOR THE CONSERVATION COLLIER PROGRAM AND THE COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS SUBJECT PROPERTY: 2065 RIVERS ROAD NAPLES, FL 34120 AT THE REQUEST OF: ROOSEVELT LEONARD, R/W-AC SUPERVISOR - REAL PROPERTY MANAGEMENT COLLIER COUNTY FACILITIES MANAGEMENT/REAL PROPERTY 3335 TAMIAMI TRAIL E., STE. 101 NAPLES, FL 34112 ASSIGNMENT NO.: 6347-TS APPRAISAL EFFECTIVE DATE: APRIL 18, 2023 DATE OF REPORT: APRIL 21, 2023 6347 Report Table of Contents Table of Contents SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1 CONSERVATION FEATURES SUMMARY OVERVIEW................................................................. 2 CERTIFICATION..................................................................................................................................... 3 SCOPEOF WORK................................................................................................................................... 5 ESTATEAPPRAISED.............................................................................................................................. 6 DEFINITION OF MARKET VALUE..................................................................................................... 7 ASSUMED EXPOSURE TIME................................................................................................................ 7 AREAINFORMATION.......................................................................................................................... 8 MARKETAREA.....................................................................................................................................18 PROPERTY INFORMATION............................................................................................................... 29 SITEDESCRIPTION.......................................................................................................................... 31 SUBJECTPHOTOGRAPHS.............................................................................................................. 33 ENVIRONMENTAL CONTAMINATION.................................................................................... 36 NATURAL RESOURCE CONCERNS............................................................................................ 37 ZONING.............................................................................................................................................. 41 ASSESSMENTAND TAXES............................................................................................................ 44 FLOODZONE DATA....................................................................................................................... 45 TRANSACTIONAL HISTORY........................................................................................................ 46 CURRENTSTATUS........................................................................................................................... 46 HIGHEST AND BEST USE................................................................................................................... 47 CONSIDERATION OF APPROACHES............................................................................................. 48 SALES COMPARISON APPROACH................................................................................................. 49 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 50 VACANT LAND COMPARABLES................................................................................................ 51 LAND SALES ADJUSTMENT GRID.............................................................................................. 61 ESTIMATE OF VALUE......................................................................................................................... 66 ADDENDA............................................................................................................................................. 67 Carroll 8v Carroll 6347 Report Summary of Important Data & Conclusions SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value given is the final, rounded conclusion of the appraisal. To use this summary without first reading the appraisal report could be misleading. PROPERTY INFORMATION Property Identification 2065 Rivers Road, Naples, FL 34120 Property Description A 0.50-acre vacant parcel located along the west side of Rivers Road approximately 0.50-miles south of Immokalee Road in Naples, Florida. Property Type Vacant Land Owner of Record Matthew Van Cleave Property ID # 00218840007 CLIENT INFO & VALUE CONCLUSIONS Client Collier County Facilities Management Department Intended Use To assist the Conservation Collier Program and the Collier County Board of County Commissioners. Intended Users Conservation Collier Program and the Collier County Board of County Commissioners. Appraisal Effective Date April 18, 2023 Date of Report April 21, 2023 Date of Inspection April 18, 2023 Purpose of Appraisal Estimate market value "As Is" Estate Appraised Fee Simple Interest Appraised 100% Estimated Market Value $52,500 GENERALINFO Appraiser Timothy W. Sunyog, MAI State -Certified General Appraiser RZ 3288 Scope of Work All applicable approaches to value were developed. EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS None HYPOTHETICAL CONDITIONS None Carroll &, Carroll 1 6347 Report Conservation Summary Overview CONSERVATION FEATURES SUMMARY OVERVIEW Project Name: Van Cleave Appraisal Project 2065 Rivers Road, Naples, FL 34120 Folio Number & Owner(s) of Record: 00218840007 Matthew Van Cleave Zoning/Overlays: A -MHO — RFMUO — Receiving Rural Agricultural District with a Mobile Home Overlay within the Rural Fringe Mixed Use District (RFMUO) — Receiving Lands (Collier County) Zoning Considerations for TDR's, PHU, other endangered species: N/A Was the cost to mitigate wetlands or endangered species taken into consideration? There are no wetlands or endangered species on the property. Scope of Proposed Mitigation: N/A Land Area: 0.50 gross acres Access for the Parcel Taken Into Consideration: Full -service access from Rivers Road. Highest and Best Use: Develop the site with a single-family residence. Date of Estimated Value: April 18, 2023 Estimated Value: $52,500 Carroll 8s Carroll 2 6347 Report Certification CERTIFICATION I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF: I personally inspected the subject property and the comparable sales. The statements of fact contained in this report are true and correct. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions and our personal, impartial and unbiased professional analyses, opinions and conclusions. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. In the three years immediately prior to acceptance of this assignment I have not performed any services regarding the subject property as appraisers, or in any other capacity. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions and conclusions were developed, and this report was prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. I am also subject to the Code of Ethics and Standards of Professional Practice of the Appraisal Institute, which includes provisions for peer review. The use of this report is subject to the requirements of the State of Florida relating to review by the Florida Real Estate Appraisal Board and to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. No one other than the undersigned prepared the analyses, opinions and conclusions concerning real estate that are set forth in this report. Carroll 8v Carroll 3 6347 Certification As of the date of this report, I have completed the requirements of the continuing education program of the State of Florida, and for Designated Members of the Appraisal Institute. CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 4 6347 Report Scope of Work SCOPE OF WORK All applicable approaches to value were developed and the value conclusion reflects all known information about the subject property, market conditions, and available data. The scope of work was: • Inspected the subject property and the comparable sales • Reviewed aerial photographs, land use plans, the Land Development Code, the Conservation Collier Initial Criteria Screening Report and other documentation • Reviewed how the property relates to its neighborhood and to the broader market area in development of an opinion of highest and best use • Researched vacant land comparable sales, listings, and pending sales • Developed the sales comparison approach • Estimated the market value of the fee simple estate • Prepared an appraisal report summarizing the appraisal assignment, the property appraised, the application of the appraisal methodology, and the logical support for the value conclusion Sources of market data included local and regional MLS systems, Costar, LoopNet, public records, and interviews with real estate brokers. Carroll & Carroll 5 6347 Report Estate Appraised ESTATE APPRAISED The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple Absolute is synonymous with Fee Simple. The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal Institute, defines Fee Simple Estate as: Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. We consider easements, but only to the extent that they are known to us. Appraisal of the fee simple means that an improved property is vacant and available to be put to its highest and best use. Carroll & Carroll 6 6347 Report Definition of Market Value DEFINITION OF MARKET VALUE In United States tax law, the definition of Fair Market Value is found in the United States Supreme Court decision in the Cartwright case: The fair market value is the price at which the property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or to sell and both having reasonable knowledge of relevant facts. United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S. Tax Case. (CCH) 1112,926 (1973) (quoting from U.S. Treasury regulations relating to Federal estate taxes, at 26 C.F.R. sec. 20.2031-1(b)). ASSUMED EXPOSURE TIME The reasonable exposure time is assumed to have already occurred as of the appraisal effective date. The assumed reasonable exposure time was between 3 and 6 months. Carroll & Carroll 7 6347 Area Anal AREA INFORMATION COLLIER COUNTY ANALYSIS An analysis of geography, transportation, population, employment, income, and education for Collier County is performed using data provided by Site to Do Business, Florida Office of Economic & Demographic, United States Department of Labor, all recognized source(s). 'Shell PniM Vlilas _A •FerGa -� — resc8y b a — 1 , les Cily Punta Rassa San Carl- Park Islnnd Sanl hel_ � .q R I.L.11 A i --27 snerea _p5prings - � • Ell, Cypress Indian Reservar[on Naples P - yanderhill6each Ee[e�s L Nor h Napes T h e -- E e ! g Ial a ! e - Gruarl ae-- ': u� - 1�� AUlgawr AlF�Mas cilY—� ... - AlOgylorglleY��,e. Fda State -_ riJ " u�ngr�vmr-nl l.. kee N _ Y ,ulndlan •' wol:aa ..::, .. �.... r ynl Palm .Imam." Mercn Isla - Ever l Ty marril7' •.�.: 1'hnu —1 Fakahal-nca ;a •- .. - oral I Irlo n�i�' hnM nns+.ee ['enter — - — J` 30 km _ o mI Ci!_v STDB'I. %Trail 90 Frog CilYoi o �NLIIVE.cam swear gay TOr Sirr To Da 8usrrtess 20 mi' Pond GEOGRAPHY Collier County is the most southerly county on Florida's west coast offering mainland coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With 2,025 square miles of land area, it is the largest county in Florida. About 63% of the land area is in public ownership, is set aside for environmental preservation, or is scheduled for public land acquisition. The region enjoys a climate that is classified as subtropical. Summers are relatively mild, and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter, is one that attracts and is enjoyable to most people. The geography of the area runs generally northwest and southeast as indicated by the trend of the coastline. Beaches extend from the northern county line south to Cape Romano and then, as the coastline trends further to the southeast, beaches give over to mangrove islands and swamps. Moving northeastward from the beaches, elevations increase very slowly. Most of the county is less than 15 feet above mean sea level. Although changes in elevation Carroll & Carroll 8 6347 Area Anal are gradual, they are well defined by variations in vegetation. Much of the county is, or was once, wetland. The once plentiful marine resources are largely depleted, but still provide good sport fishing. Population centers include the coastal communities of Naples, Marco Island and Everglades/Chokoloskee. Immokalee, the single large interior community, is in north Collier County and is the agricultural center of the region. POPULATION "The social forces studied by appraisers primarily relate to population characteristics. The demographic composition of the population reveals the potential demand for real estate, which makes the proper analysis and interpretation of demographic trends important in an appraiser's analysis." The total population, it's composition by age and gender, and the rate of household formation and dissolution strongly influence real property values. (The Appraisal of Real Estate 141h Edition) 500,0oo 450,000 400,000 350,000 300,000 250,000 200,000 150,000 100,000 so,000 Collier County Population 2000 2005 2010 2016 2020 2025 2030 2035 2040 Florida Office of Economic & Demograpkic Research and Esri forecasts 2 02 0 Collier County's population has continued to increase year after year. The population has increased 9.24% as of 2020 from 2016. The population forecasts through 2025 calls for a continued steady growth cycle with an estimated 8.93% population growth from 2020 to 2025. Carroll & Carroll 9 6347 Report Area Analysis Collier County for years has been one of the nations' fastest growing counties, historically outperforming the state. Population increases began in 2010, trending once again towards outperforming the state. Strong growth is expected at 5 to 10% annually through 2025. Population Change (State vs County) 30?'0 25°l0 d° a � 20910 U �+ 1596 04 N% a w 5% 0% 2000 2005 2010 2D16 2021 2025 Year Florida Glace of Economic & Demographic Research and Esri forecasts 2020 -Collier County -Florida Collier County is a popular retirement destination. As of 2020, 55.6% of the County's residents are over the age of 45. The 2025 forecasts depict an aging community with 56.2% of the population 45 years of age or older. Population by Age ■ 2010 ❑ 2020 ■ 2025 Oh 5A 10-14 15-24 25-34 35-44 45.54 55-64 65-74 75-54 35+ Age U.S. Cen=5 Bureau, Census 2010 Summary File 1. Ersi forecasts for 2020 and 2025 Carroll 8& Carroll 10 6347 Area Anal EMPLOYMENT Collier County is a largely service based economy with 37.6% of the employees in the leisure, hospitality, education, and health service industries and 21.4% in professional, business, financial and other services. Trade, transportation, & utilities along with government jobs account for 27.9% of the County's employees. Industries such as natural resources/mining, construction, and manufacturing make up only 5.4% of the market. 2020 EMPLOYED BY INDUSTRY- COLLIER COUNTY Mining & Manufacturing Leisure & Hopitality Trade, portation & Rilties Education & Hea Rlh Se"Aces Office of Econamxc & Denwgraphfc Rm4rch, www.edr.sfafe fl.us Top 11 Largest Employers Collier County -2019 Rank Company Employees 1 Publix Super Market 8,728 2 NCH Healthcare System 7,017 3 Collier County School District 5,604 4 Collier County Local Government 5,119 5 Arthrex, Inc 2,500 6 Ritz Carlton- Naples 1,450 7 City of Naples 1,169 8 Moorings Park 888 9 News-Press/Naples Daily News 840 10 Physicians Regional 950 11 Seminole Casino 800 Source: www.swfleda.com/top-100-employers/ as reported in 2019 The unemployment rate in Collier County exceeded the state average by a slight margin in the years 2009 and 2010. The unemployment rate then declined through 2016 as the economy improved and, until recently, Collier County's unemployment rates decreased more rapidly the state. Carroll & Carroll 11 6347 Area Anal Unemployntent Rate (County vs State) 2020 2015 2015 2014 2013 2012 2011 2010 2009 0.0% 2_0% 4.0% 6.0% 8.0% 14.0 12.0% 14.0% ■ Colier County ■ State of Florida United Swes E"rfmmuf L4rbnrr8errc rrg11A- yr SfafislicslLAUSwdsricsMfip INCOME Collier County's per capita income and median household income levels are higher than state statistics. The most substantial difference between Collier County and the state is the large percentage difference in household incomes above $100,000 where Collier County exceeds the state by over 9%. Collier County's percentage household incomes ranging from $25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of household incomes under $25,000. Income levels vary greatly within different areas of Collier County, and so, will be discussed in greater detail in the Market Area descriptions. TRANSPORTATION The transportation system reflects local geography, population densities and the primary motivators of tourism, service industry employment, the construction industry, agriculture, and leisure activities. ROADS The earliest roads were coastal, extending from north to south in the early twentieth century with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami Trail because it was built to connect Tampa and Miami. Where it passes through the coastal community US-41 is a four or six lane divided highway with landscaped medians, curb and gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal arterial and one that defines several important boundaries. Often there is a noticeable land value difference east and west of US-41 because the affluent coastal population prefers to shop and trade close to home. As the highway turns southeast from downtown Naples toward Miami the Trail defines the boundary of the coastal management zone which affects Carroll & Carroll 12 6347 Report Area Anal development densities and storm evacuation requirements. The eastern segment of US-41 is a designated national scenic highway popular with tourists, especially during the winter season as they seek adventure in the Everglades. A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood streets extend into the urban area east and west from US-41. North -south arterials and major collectors are established about one mile apart. From west to east, these include Goodlette-Frank Road, Airport -Pulling Road, Livingston Road, Santa Barbara Boulevard and Collier Boulevard. The east -west grid is spaced about two miles apart; from north to south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84), and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4 lane divided highways. East of Collier Boulevard the road system reflects the economies of scale of Golden Gate Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles east of CR-951, is the principal east -west collector. Everglades Boulevard (2 lane and asphalt surfaced) is the north -south major collector extending south from Immokalee Road 14 miles to the grade separation at I-75 where it continues into the Picayune Strand State Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier County is planning to extend east -west collectors through the Estates along the alignment of Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north -south connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road) north to Golden Gate Boulevard. Interstate highway 75 (I-75) was extended from north to south through Collier County in the mid-1980s along a flood -proof route about five miles inland. Directly east of the City of Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty- one miles east of the coastal community is an interchange at State Road 29; the last interchange in Collier County. Collier County and the FDOT continue to study the feasibility of an interchange at Everglades Boulevard. The advent of I-75 signaled a change in the relationship of Collier County to the rest of Florida and the United States. While US-41 was the only north -south arterial, Collier County was dominated by the conservative mid -western influences of seasonal residents and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road access to Collier was made much more convenient to the northeast via connections with I-4 Carroll & Carroll 13 6347 Report Area Anal and I-95. This had the effect of broadening Collier's market exposure and it stimulated growth. The extension of I-75 south into Dade County promoted better access for European tourists and made Collier County transient lodging attractive for east coast weekenders. Strategic connections exist where Collier Boulevard and CR-92 extend south and west from US-41 providing access to the City of Marco Island from the greater Naples area and from Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural center of Immokalee with points north, with the Naples coastal community via CR-846, with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which is the western gateway to Everglades National Park and the 10,000 Islands region of Collier's southwest coast. The road transportation system is well planned, well maintained, and operating at acceptable capacity. Ambitious road construction projects undertaken in anticipation of growth projections and funded by impact fees have caught up with development. The road system reflects Collier's position at the southerly limit of development on Florida's west coast. MASS TRANSIT Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes Department, provides inexpensive alternative transportation throughout the county linking major employment centers of Naples with Marco Island and Immokalee. There are several circulation routes with stops at the County government complex, hospitals, and major shopping establishments. The system accommodates bicycle transport and personal items. The same County department administers the Collier Area Para Transit system which provides subsidized transportation services for the disabled and economically disadvantaged. This is a successful and growing system that connects people with jobs, essential services, and shopping while reducing transportation costs and road congestion. AIRPORTS Collier County is supported by a system of five public airports. Southwest Florida International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute drive via I-75 from the Collier center of population. This facility serves the five county southwest Florida regions offering domestic and international air carrier service. It is modern, convenient, and has planned expansion to keep up with regional growth. Naples Municipal Airport (APF) owned by the City of Naples and operated by the independently constituted Naples Airport Authority which derives its revenue principally from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown Naples. It serves the coastal community and is especially convenient to affluent residents Carroll & Carroll 14 6347 Report Area Anal who own private aircraft, to the corporate convention business of the large beachfront hotels, and to essential services like mosquito control, Emergency Medical Services (EMS), the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @ 5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples airport is tower controlled and fully certified for commercial operations and is home to several aircraft charter services and flight training schools. In 2005, Naples Municipal Airport accommodated 163,434 aircraft operations, a record high. Annual operations decreased by nearly 50% from 2005 to 2011. The total operations for 2020 were 104,479, which is a 5.2% increase from the previous year. Due to its downtown location, Naples airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise abatement measures. The Collier County Airport Authority owns and operates airports at Marco Island, in Everglades City, and at Immokalee. These are primarily funded through fuel sales and hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation facility on the mainland four miles northeast of Marco Island. The single paved runway (17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is available. This airport is convenient to Marco Island residents and to the corporate convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign Trade Zone. To date, the economic potential of this airport is largely unrealized. However, the field is active as a training destination for coastal -based flight schools, it hosts aerial firefighting and crop -dusting operations, and it bases numerous private aircraft. The Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400') supports itinerant coastal traffic and half a dozen -based aircraft. Fuel, a comfortable pilot center and bicycles are available. The aviation community is well supported. The greater Naples area is the beneficiary the winter season influx of corporate executives and affluent individuals who can afford luxury private jet travel. Carroll & Carroll 15 6347 Area Anal MARINE TRANSPORTATION There is no deep -water port and no commercial marine activity other than that associated with commercial fishing, charter sport fishing, and the marine towing services that support the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six feet at mean low water. The US Coast Guard maintains a dredged and well -marked intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island. Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to the Marine Industries Association of Collier County, as of early 2019 there were 22,749 registered vessels in Collier County. Seasonally, excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are scheduled daily. EDUCATION The Collier County School District provides public education to about 51,905 students encompassing grades K-12. There are a total of 48 public schools consisting of 29 elementary, 10 middle, 8 high schools and one K-12 (Everglades City School). There are also 12 alternative school programs. In addition to the public school system there are numerous private schools scattered throughout the county. The Collier County School District continues to receive a "B" grade by the State of Florida Department of Education. By definition, an "A" or 'B" grade delineates high performance. Between 2015 and 2020 the school district had an overall population growth of more than 6,000 students. 52,000 30,000 = 48,000 r u 46,000 W 44,000 3 42,000 40,000 38,000 2020 University Enrollement 2012 Ave Maria University: 1,129 Florida SouthWestern State College: 15,389 Hodges University: 1,676 Florida Gulf Coast University: 15,373 Collier County Public Schools Enrollment 2013 2014 2015 2016 2020 Year h d ip:ll ru smn. c d f i ers cironl s. ca m Collier County is also home to several colleges and accredited universities. Three colleges have campuses in Collier County: Ave Maria University, Hodges University and Florida Southwestern State College (formerly Edison Community College). Ave Maria University is Carroll & Carroll 16 6347 Report Area Anal a private catholic university that offers both undergraduate and graduate programs including a law school has around 1,129 students. Florida Southwestern State College with campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year degree programs for 15,389 students, and Hodges University is a private four-year college that offers bachelors and master's degrees in 20 disciplines for around 1,676 students. Nearby Florida Gulf Coast University (located in southern Lee County) is one of the state's fastest growing institutions and home to over 15,373 students. CONCLUSION At the southerly limit of urban development on Florida's west coast, Collier County offers the climate, natural resources, and sporting opportunities to support a superb retirement community. The quality of infrastructure, schools, and social services is what one would expect of such an area. We are experiencing a surge in new development projected to take us through the next several years. In the long term, the attractions of the climate and location, and the stability of fixed -account affluence promise continuing prosperity although probably without the strong emphasis on new development. Carroll & Carroll 17 6347 Market Area MARKET AREA Market Area is defined as: "The geographic region from which a majority of demand comes and in which the majority of competition is located." (The Dictionary of Real Estate Appraisal Th Edition) "A market area is defined in terms of the market for a specific category of real estate and thus is the area in which alternative, similar properties effectively compete with the subject property in the minds of probable, potential purchasers and users." (The Appraisal of Real Estate 151h Edition) A market area includes those surrounding land uses which impact the value of a property and it can encompass one or more neighborhoods or districts. An appraiser focuses on the market area in analyzing subject property value influences. BOUNDARIES The subject property is located within the Greater Naples area. For appraisal purposes, the market area boundaries are shown below. ➢ North Bonita Beach Road ➢ South City of Naples/ East Naples ➢ East Golden Gate and Immokalee ➢ West Gulf of Mexico Bonita res Springs— i E 4 A Peliccn bay North Neplr- rds a e m M1 Golden Gate Carroll & Carroll 18 6347 Market Area Environmental Influences This area is desired because of mild winter weather and easy access to miles of beaches. The Naples area is one of the very few in Florida that offers adequate public access to a mainland beach. The subtropical weather allows for year-round recreational opportunities. Boating and swimming are popular activities and boating is supported for seasonal residents and tourists by local marinas and charter boats. Bicycling, walking, and jogging are supported by an extensive network of connected biking and walking paths. Multiple tennis and pickle ball courts are available, as well as fitness centers. Collier County has more golf courses per capita than most areas in the United States and the majority of the courses in Collier County fall within this market area. Greater Naples is known for its clean environment and healthy lifestyle. Development has occurred in such a way that the open -space and lush landscaping give the appearance of a well -manicured, tropical paradise. Governmental Influences This market area is governed by Collier County Board of County Commissioners which serves as chief legislative body and five constitutional officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser. County government is managed by a strong county manager structure. Collier County provides services which range from average to high quality. However, Collier County is known for being a difficult county for building and development. The tax burden in Collier County is lower than the national average. County government has zoning, and comprehensive plan ordinances designed to protect the character and values of property; to protect and enhance economic development; and to maintain and enhance the attractive nature of the area. Public services include fire protection, solid waste disposal, potable water, sanitary sewer service and storm water drainage. Public/private companies proved adequate services for electricity, cable, and internet. Community support facilities such as schools, parks, churches, shopping, and places of employment are all located within this market area. Collier County Sheriff Department provides full range of services for Collier County. According to the statistics listed by Florida Department of Law Enforcement, Collier County crime index falls in the lowest 16% of all counties in Florida and crime rate has decreased nine out of the past ten years. About 78% of all crime is either burglary or larceny. The county averages are representative of conditions in Greater Naples. This market area is served by several arterial roadways. All are six -lane divided highways with beautifully landscaped medians. Improvements include street lighting and concrete curb and gutter. North -south arterial roadways include Tamiami Trail (US-41) which Carroll & Carroll 19 6347 Report Market Area serves the coastal communities. It is almost entirely developed with good quality office and retail uses. Goodlette-Frank Road parallels US-41 offering a less congested alternative for coastal north/south bound traffic. Development along Goodlette-Frank Road is primarily residential with commercial at major intersections. Airport -Pulling Road is located between Interstate I-75 and Tamiami Trail. Development along this arterial is a mixture of single/multi-family residential, office, industrial and retail uses. Livingston Road is a limited access arterial which connects Collier County to Lee County. Collier Boulevard (SR-951) connects Immokalee Road to Marco Island. East -west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road. Each one provides direct access to Interstate I-75. Development along Golden Gate Parkway is mainly developed with gated communities, single family homes, and institutional uses. Pine Ridge and Immokalee Roads have a mixture of single/multi-family residential, office, industrial, institutional, and retail uses. Interstate I-75, which connects Collier County to both North Florida and Florida's east coast, serves this entire market area and access is provided by four interchanges. The arterial road system is laid out in a grid pattern that provides adequate traffic flow to all areas of the county. Commercial development exists at every major intersection; but the intersections are designed with proper turns lanes and signaling to provide for adequate traffic movement. The road network easily handles traffic demand in the off-season, May through December. Traffic more than doubles in January, February, March and April because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road network usually handles peak traffic demand without major delays. Public transportation is provided by a county transit bus service. Naples Municipal Airport is located at the western boundary of this market area, minutes from wealthy neighborhoods. Greater Naples is the beneficiary of seasonal influx of corporate executives and affluent individuals who can afford luxury private jet travel. Social Influences US Census Bureau, Esri forecasts, 2020 population is 144,759 with a projected growth to 157,865 (10% growth) by 2025. This area is seasonal increasing about 20% during the winter months, according to Collier Business & Economic Development. The median age is 56.2, with 52% of the population being 55 and older. Only 20% is younger than 25. The median household income is $82,539. The Naples cost of living is 2% higher than the average cost of living in the United States. Conversely, Florida has a cost of living that is lower than the US average. Of the 25 locations Carroll & Carroll 20 6347 Report Market Area included in the Economic Policy Institute's dataset for Florida, Naples -Marco Island is the 21st most expensive. In Naples, housing is the category with the highest index (21% above national average), while taxes are the category with the lowest index (15% below national average). (Ref. Careertrends.com; cost of living analysis) The dominant population is well educated. 48.9% have a bachelor's or professional degree and 24.2% have some college education. There is a high degree of community involvement through civic organizations, neighborhood groups, social service organizations and political committees. One of the main driving forces impacting growth in this area is the quality of schools. This market area has 12 public schools: two high schools, three middle schools, and seven elementary schools. A new high school is proposed to be constructed along Veteran's Memorial Boulevard and is projected to open in the Fall of 2023. All school received an A rating in the last grading period, except two elementary schools which received B ratings. This is considered the premier school district in the county. In addition, there are four, high quality, private schools. As reflected in the data, Naples is primarily populated by active, affluent, and highly educated people attracted by the environmental influences stated earlier. Other deciding factors include the availability of several cultural, fine arts, and educational opportunities and a multitude of fine dining restaurants. Also, the professional services that they require, such as financial, medical, retail, and recreational, are conveniently available. Carroll & Carroll 21 6347 Market Area ieesri- Demographic and Greater Naples Area, 89-4 square miles Income Profile Prepared by Esrl Summary Calrws 2InD 2GZ6 2625 Population 117,665 144,759 157,8£5 Hcusehulds 54,a24 67,T75 74,099 Families 35, ia2 43,1a7 47,061 Avegege Horaehnid Size 2.14 2.13 2.12 Owner Occupied Housing Units 39,a73 49,173 53,739 Renter Occur ied Housing Units 14,951 16,602 20,320 Medial) Aye 52.4 56.2 58.0 Trends: ZOZ-2M Annuel Rake Arse Eft" Nstifioml Population 1-75% 1-33% 0-72% Households 1.79% 1.27% 0.72% Families 1-73% 1-23916 0-f A% Owner MIS 1.79% 1.2296 0.72% Median Hduisehold Income 1-54% 1-51% LF311% 202d 2025 NeuseheWs by NtrrJber Pereenk At"bee Percent <$15,000 3,058 5-7% 3.659 4-91% $15,000 - $2A,999 3,937 5-151% 3,792 5-1% $25,0O0 - $34,999 4,322 5-4% 4,295 5-994 $35,000 - $119,999 a,060 11-9% a,175 11-11% $50,0O0 - $74.999 10,270 15-2% 10,748 14-5% $75,000 - $99,999 9,409 13-9% 10,136 13-7% $Ieereoo - $149,999 10,424 15A% 11,586 15-6% $150,000-$199,999 6,671 9-151% a,195 11-1% $2001000+ 10,824 15-0% 13,492 19-2% Median HousdwldIneorne $92,539 $89,072 Average Household Income 5124,427 S13a,a4O Per Capita I nearne $58,12 3 $44,962 cerka tine 2020 2=9 Population by Aye Number Peraenk Number Percefm Humber Percen! 0-4 A,594 3-9% 5,063 3-5% 5,432 3-4% 5 - 9 5.335 4I-5% 5,6a4 3-91% 6,062 3-99i 10-14 5,668 dl-s% 6,109 4-2% 6.429 411-1% 15 - 19 5.518 4I-7% 5,934 4I-11% 6,o4i 3-9% 20-24 4,510 3-151% 5,477 3-151% 5,414 3-4% 25-34 14,Q98 9-6% 12.927 9-91% 13,525 9-6% 35-44 12,035 10-2% 13,602 !3A% 15,221 9-6% 45-54 15,062 12-8% 15,152 10-5% 15.026 9-5% 55 - 64 17.360 14-151% 21,15M 15-0% 22,018 13-9% 65 - 74 19,587 15.9% 26,575 18A% 30,021 19.11% 75 - 94 13,075 11-1% ia,881 13-0% 23,454 141-9% 85+ 4,531 3.9% 7,769 5.4I9i 9,171 5.8% Cerdtai Zflid 211111=1 Z025 Rene and Ethnirlkw Number Peroenk Number Peroem Number Percent t'ihiie Alone 10a,526 92-2% 130,428 90-1% 140,238 99-8% Black Alone 3,015 2-63% 4,609 3-2% 5,713 3-63% ArrlBrican Indian None 161 0-1% 200 0-1% 224 0-194 Asian Alone 1.723 1.5% 3,459 2.1% 4.027 2.8% Paeific Islander JJone 32 o-oar. 54 o-oar. 67 n-nay Sorne Oaiher Race Alone 2.627 2.2% 4,096 2.8% 4,795 3.11% Two or More Races 1.579 1-3% 2,405 1-7% 2,900 1-8% Hispanic Origin (Any Race) 16,264 13-8a4 25,011 17-3% 30,695 19-4% Data Mutr UxDnna is cxprezwd an currant tlolam Sourer U'-5. Omsus 9urnau, Census 2Olt 5umn-wry Flla 1- Esn hramsts far 2n213 antl 1025. Jan uary 25, 2021 Carroll 8v Carroll 22 6347 Report e s • ri - mo, Gma tr Maples Area: 59.9 sgUare miles 202D Pcpulatkm"NJciiii 2oi8 tmnmr! Mbpurs [%-Win: 03% Housandift 9D,DD3 BD.DDCI iD,DDCI rcI wcl SDI. Dal 4DI,Dw 3D,DD3 2D,DD3 1D,Dw Canws 2D is 1.9 7d 14 12 7fl 5 p caHc *LsFyZse f3sN-135x 7351Asnc #saw*rHc #xswI uon F wahAJsoK }lsohA70oM #meF[+ Market Area Prepared GM Fsl 2M FIOFK, lon by J" �� ■ xS i_ 5ti ■ 5-19 Ift 2D-24 E 25-34 33-44 45-54 ■ ss�a 2DZ3 Hamc Value Idy6 Mm K$iDOI[ "DO-292K 13'01 ■ S�3DU.39if #400.49SW $�SDOK* 2D20-2D2S Armual &oyrh Date FMOLdawl Houi.QPO ai Mddl2n KnLisarpn i Jnr_Bne Omm FCicz, OM FI&LWng Un" Hanahotl lrcDFne !6=r!k U.S. {AnWrm DumY4 Canes =3D 3ure Fm 1. fm lone imr SOl4 ird Nm. ■ A24 ]an aryr 15, =1 Carroll 8v Carroll 23 6347 Market Area Economic Influences This area's income levels are above the County's average. The average household income in 2020 was $124,427 which is 185% higher than the county average $43,585. In the subject market area, 41.2% of the households have annual incomes greater than $100,000, compared to the county figure of only 34.1%. Median home value in this area is $395,584. 28.2% of the homes are valued between $500,000 and $1,000,000 and 11.8% are valued over $1,000,000. Total number of households in the market area is 92,462, of which 51.4% are owner occupied, 19.4% renter occupied and 29.2% vacant (vacancy includes seasonal rentals). Development trends: Residential Residential development density varies from less than 1 unit per acre in estates districts, to as high as 12 units per acre in the multi -family projects clustered near the major intersections. The typical density is 3 to 4 units per gross acre. Greater Naples has a full range of housing product from affordable housing rental complexes to multimillion -dollar single family homes. The large, packaged golf communities are marketed towards retired persons with financial resources adequate to own more than one home, to join a country club and to live comfortably. Such individuals expect commercial and professional services to be convenient and they are willing to pay for convenience and good quality. These communities include Pelican Bay, Pelican Marsh, Tiburon, The Strand, Mediterra, Talis Park, The Vineyards, Grey Oaks, and Collier's Reserve. A secondary retirement or seasonal market is served by non -golfing communities which offer smaller homes and condominiums, and several developments are marketed to young professional with families. The last remaining large parcels of land along Livingston Road and Immokalee Road are being developed with single and multi -family residential product. Rental apartments have also been developed due to the shortage of affordable housing. Given the burgeoning demand for senior care and the population growth projections there has been a recent flurry of development of Assisted Care Living Facilities (ACLF) or Continuing Care Retirement Community (CCRC). There are approximately 900 units either existing, under construction, or proposed within the market area. Commercial Commercial development in this market area includes banks, office buildings, industrial, professional offices/medical, retail centers, restaurants, hotels, and anchored shopping centers. Reflecting the overall characteristics of the surrounding residential the existing commercial development represents some of the newer, modern, and highest quality within the county. Somewhat unique is the number of large planned commercial developments with that attract large numbers of both tourists and residents making this market area the main destination -oriented commercial center in the county. Carroll & Carroll 24 6347 Report Market Area Naples Boulevard is located near the northwest corner of the intersection of Airport Road and Pine Ridge Road. This development is home to a Regal Hollywood-20 movie theater, Lowe's, Home Depot, Costco, Best Buy, Kohl's, Dick's Sporting Goods, franchise restaurants, and the Promenade at Naples Centre. This is a 165,000 square foot shopping center located along Airport -Pulling Road and is anchored by JoAnn's Fabrics and Petco. Vacant land is becoming scarce along Naples Boulevard and the last remaining pieces are proposed to be developed with additional retail space and storage space due to the strong demand and high rental rates in the area. Waterside Shops is located along the west side of Tamiami Trail at the northwest corner of Seagate Drive and Tamiami Trail North. Waterside Shops is 370,000 square foot outdoor luxury shopping mall anchored by Saks Fifth Avenue. The center includes numerous restaurants and 60 luxury retailers including Cartier, Tesla, Apple, and Gucci, just to name a few. Commercial development in this area caters exclusively to the driving public. Mercato, is a 53-acre mixed -use development located at the northeast corner of Vanderbilt Beach Road and Tamiami Trail. The Mercato consists of 350,000 square feet of retail commercial, 100,000 square feet of office space, a 10-screen movie theater, restaurants and 92 residences. The development is anchored by a 50,000 square foot Whole Foods and has become a focus for evening entertainment. Seed to Table one of the newest attractions to Naples. Owned and operated by Oakes Farm, Seed to Table is the newest hub for grocery shopping and socializing. You can find fresh produce from their farms, a butcher shop, fish market, 2-story wine section, a full -service bakery, several restaurants and food kiosks, ice cream shop, a cafe, juice and smoothie bar, wine bar, large deli, cheese section, sushi bar, and fresh garden center with plants/herbs/and flowers. The commercial developments are supported by strong commercial along Pine Ridge Road, Airport -Pulling Road, and Immokalee Road. Industrial This market area is home to the three, primary industrial parks in Collier County. J & C Industrial Park is located generally north of Pine Ridge Road and west of Airport -Pulling Road. Naples Production Park is located east of Airport -Pulling Road across form the Naples Airport. Both industrial areas support a variety of uses oriented to the local construction industry and the small service businesses that cater to the community. Development is a mixture of good quality industrial -flex space (office/showroom and warehouse); industrial condominiums; single -tenant buildings; and manufacturing warehouses. Both industrial parks are essentially 100% built up. Rail Head Industrial Park is a newer development located off Old 41 Road in the northwest portion of the market area. This park primarily consists of single -tenant, industrial flex buildings. Carroll & Carroll 25 6347 Report Market Area Creekside Commerce Park is an office/technology park allowing for light industrial. The Arthrex headquarters is located within the Creekside Commerce Park and they just completed a $100+ million expansion of the facility. Included in the expansion were three new buildings. The Arthrex Event and Administration Building is a six -story, 300,000- square-foot office building with meeting space and will include a 15,000-square-foot cafeteria, a six -story parking garage designed for 1,400 vehicles. The INNovation Hotel is a four-story, 170,000-square-foot full -service hotel with 160 rooms. The hotel will accommodate Arthrex guests and business travelers. The Arthrex Wellness and Medical Center is a 38,000-square-foot building fitness center and medical facility for Arthrex employees. The newest addition to Greater Naples Industrial market will be an Amazon Distribution Center coming March 2021 on the corner of Davis and Collier Blvd. This warehouse will be used to sort and deliver packages while also providing over 100 jobs to the community. Medical Medical services include the North Naples Hospital operated by the not -for -profit NCH Healthcare System. This hospital is a 261-bed facility and is one of the area's largest employers. The hospital offers a 24-hour emergency department that provides a full range of traditional emergency services and the county's main birthing center. Because of strong demand for medical services, several health parks or medical centers have been built or are proposed within a two-mile radius of the hospital. Physicians Regional Medical Center located northeast of the interchange at Pine Ridge Road and Interstate I-75 was constructed in 1999. With 183 beds this is one of the county's four major medical centers. Physicians Regional and NCH will both have urgent care/hospitals at the corner of Immokalee Road and Collier Boulevard. Carroll & Carroll 26 6347 Market Area MAROET AREA BUSINESS SUMMARY Total Basinesses 8,883 Total Employees 88,857 Total Population 144,75 EniployeejPop. Ratio 0.61:1 Industry AgricultLt [ siting Construction Manufacturing Transpoitation Con- a tudcation Utility Wholesale Trade Retail Trade Finance/Insurance/Real Estate Services Covenunent Unclassified Establislunents Businesses Employees 170 2,514 878 7,343 179 3,56 197 1048 40 228 22 254 232 1,824 1,491 19,240 1,082 6,996 3,259 44,401 4D 903 1,292 151 I.S. CemswBweam.Lusifewaxtsfe7-2020imd2025 According to 2016 consumer spending data, financial investments, which include both retirement plans and other investments, is the strongest spending segment with an estimated $ 3 billion spent. Maintaining housing units is next with over $1.2 billion being spent on mortgages, utilities, and remodeling. Next strongest is $ 600 million paid for food purchases, both at home and away from home. The retail marketplace is dominated by motor vehicle, food and beverage and general merchandise industries. The business sector is dominated by the service industry. The large number of employees in the service sector is impacted by Ritz -Carlton which has two resorts in this market area and is one of the largest employers in Collier County. Carroll & Carroll 27 6347 Report Market Area MARKET AREA LIFE CYCLE Market areas often pass through a four -stage life cycle of growth, stability, decline, and revitalization. • Growth — A period during which the market area gains public favor and acceptance. • Stability — A period of equilibrium without marked gains or losses • Decline — A period of diminishing demand • Revitalization — A period of renewal, redevelopment, modernization and increasing demand. The Greater Naples real estate market is in a period of growth characterized by population increase and economic growth in both the residential and commercial markets. This area remains one of the most desirable in Collier County. CONCLUSION This continues to be a strong market area because it occupies a strategic north Naples location that cannot be duplicated by new development. With a healthy mixture of land uses, high traffic counts, ample employment opportunities and attractive residential and commercial development this area will continue to grow and should remain one of the healthiest areas of the county. Carroll & Carroll 28 6347 Report PROPERTY INFORMATION r,A r<I(LA Po DS I�f SEPV TERAFINA Pr I ICAN OLDE CYPRESS STRAND ..L,TANQ1W2 .)AK8 Island Walk �r I 5 i a tSI=R i kRi Vineyards 11PP l❑RWIl I I AKI S t Crew Wddhfe marragemenI Area Heritage Bay SUMMIT LAKES Subject BUTTONWOOD PRESERVE PYrOEMERE Golden Gate 7 Paradise Coast Berkshire 0 SPOf#S CoFHPleX Property Information Orangetree Golden Gate C8fldj Carroll & Carroll 29 6347 Report Property Information SITE DESCRIPTION Legal Description The South 165 feet of the East 132 feet of the North 1/z of the Northeast 1/4 of the Northeast 1/4 of the Southwest 1/4 of Section 30, Township 48 South, Range 27 East, situated and lying in Collier County, Florida. Property ID# 00218840007 Owner of Record Matthew Van Cleave Size I was not provided with a boundary survey and therefore relied on the area from the Collier County Property Appraiser. 0.50 gross acres Easements None Shape Rectangular 165'x132' Frontage The subject fronts along the west side of Rivers Road for 165 feet. Access The subject is provided both physical and legal access from Rivers Road. Rivers Road is a one lane publicly maintained paved and gravel road extending south from Immokalee Road. New gravel was added to the road and is in good condition. Topography Based on my physical inspection and what I could see from Rivers Road, the property is generally level. Ground Cover The property is covered in native and exotic vegetation. The property is in its native state and has never been cleared. I was provided with a Conservation Collier Property Summary. The report indicates that the ground cover is Brazilian Pepper with scattered cabbage palms, and cypress. It also states the property is mostly uplands, except for the eastern edge. Utilities Electricity, telephone and TV cable are available. The property is currently serviced by well and septic. Surrounding Land Uses The subject is located approximately 0.50 miles south of Immokalee Road along the west side of Rivers Road. The subject is surrounded to the north, south, and west by vacant and improved single-family residential and to the Carroll & Carroll 31 6347 Report Property Information east by the Rivers Road Preserve land owned by Collier County. Demographics (2022) 2 mile 5 10 Population 5,869 58,491 233,110 Households 2,082 21,206 90,826 Median HH Income $107,242 $96,188 $81,322 Median Home Value $359,313 $377,668 $357,478 Site Improvements None Carroll 8v Carroll 32 6347 Report Propertv Information SUBJECT PHOTOGRAPHS View to the north along Rivers Road. (Photo Taken April 18, 2023) View to the south along Rivers Road. (Photo Taken April 18, 2023) Carroll 8v Carroll 33 6347 Report Propertv Information View to the southwest from the northeast corner of the property. (Photo Taken April 18, 2023) View to the northwest from the southeast corner of the property. (Photo Taken April 18, 2023) Carroll 8v Carroll 34 6347 Report Propertv Information View to the west from Rivers Road. (Photo Taken April 18, 2023) Carroll 8v Carroll 35 6347 Report Propertv Information ENVIRONMENTAL CONTAMINATION Observed Contamination None Noted Concerns None Environmental Assessment No Available Impact on Value None Disclaimer Unless otherwise stated in this report, the existence of hazardous substances or environmental conditions including but not limited to asbestos, polychlorinated biphenyls, petroleum leakage, agricultural chemicals, urea formaldehyde insulation, lead paint, toxic mold, et cetera, which might or might not be present in or on the property were not called to the attention of the appraiser. Such tests were not in the appraiser's required scope of work, the appraiser is not qualified to test for such substances and conditions and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any such conditions that might exist, or for the knowledge and expertise required to discover them. Carroll & Carroll 36 6347 Report Property Information NATURAL RESOURCE CONCERNS Condition of subject The property is in its native state and has never been cleared. I was provided with a Conservation Collier Property Summary. The report indicates that the ground cover is Brazilian Pepper with scattered cabbage palms, and cypress. It also states the property is mostly uplands, except for the eastern edge. The property/habitat would support the presence of many species including the Florida Panther. All plant and animal communities are of interest and concern. To a greater or lesser degree depending on the species and the quality of habitat they occupy, plants and animals inhabiting the property will invoke some level of scrutiny and will result in some cost during the permitting process. Natural Resource Audits Available No Impact on Value N/A Disclaimer Specialized natural resource audits were not in the appraiser's required scope of work, the appraiser is not qualified to conduct such audits and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any extraordinary natural resource concerns, or for the knowledge and expertise required to discover them. Carroll & Carroll 37 6347 Report Propertv Information FUTURE LAND USE Ordinance or Plan Collier County Growth Management Plan Future Land Use Designation Rural Fringe Mixed Use District (RFMUD) — Receiving Lands Purpose of Designation The Rural Fringe Mixed Use District provides a transition between the Urban and Estates Designated lands and between the Urban and Agricultural/Rural and Conservation designated lands farther to the east. The Rural Fringe Mixed Use District employs a balanced approach, including both regulations and incentives, to protect natural resources and private property rights, providing for large areas of open space, and allowing, in designated areas, appropriate types, density and intensity of development. The Rural Fringe Mixed Use District allows for a mixture of urban and rural levels of service, including limited extension of central water and sewer, schools, recreational facilities, commercial uses and essential services deemed necessary to serve the residents of the District. Receiving Lands have been identified as being most appropriate for development and to which residential development units may be transferred from areas designated as Sending Lands. Permitted uses include agricultural uses, single family uses at a maximum density of one dwelling unit per 5 acres (0.2 units per acre), multi -family residential structures shall be permitted under the Residential Clustering provision, group housing, farm labor housing, sporting and recreational camps, essential services, golf courses, community facilities, and private schools. The maximum density achievable in Receiving Lands through the Transfer of Development Rights (TDR) process is one dwelling unit per acre. This is achieved by transferring density from lands designated as Sending and to lands designated as Receiving Lands. Carroll & Carroll 38 6347 Report Property Information The maximum density achievable in Receiving Lands through the TDR process is one (1) dwelling unit per acre. This maximum density is exclusive of the Density Blending provisions. Dwelling Units may only be transferred into Receiving Lands in whole unit increments (fractional transfers are prohibited). Once the maximum density is achieved through the use of TDR Credits, additional density may be achieved as follows: a) A density bonus of no more than 10% of the maximum density per acre shall be allowed for each additional acre of native vegetation preserved exceeding the minimum preservation requirements set forth in Policy 6.1.2 of the CCME. b) A density bonus of no more than 10% of the maximum density per acre shall be allowed as provided in Policy 6.2.5(6)b of the CCME. The minimum project size required in order to receive transferred dwelling units is 40 contiguous acres. Carroll & Carroll 39 6347 Report Property Information R 25E I R25E R27E R28E R29E R3OE R31E R32E R33E R34E 2012-2025�,�x-•�— — FUTURE LAND USE MAP ------- Collier County Florida ti m E RLSA OVERLAY AREAARE SHOWN ONTHE FUTURE LAND USE MAP TITLED' _ ". �DETATSOIFT 'COWER COUNTY RURAL&AGRICULTURAL �M,�ousExxs�xxoox�® -x w AREA ASSESSMENT STEWARDSHIP OVERLAY MAP' -^ s•^ '^gym= - »e - — p -"tea _ � w — 7...i w 1177 � m ® exx,axa<em,"•ry � x oAw"' y to — x.A, - "°io°b xE A m m'€p w--E°uaf a°xion xnx�xexAM11111- zb - xrzrn ...... e.N _ i ; E a e x �• I d Cw - xxva—u.- -AM-1. - xA saEEE.xxxnxo mozsnz.z00 w Px P.—N. z x o w o -------"`, -�q Ex �o eo.wx v1e55z N w 4 zo ss W w w N. �s ia".°a`no ° as , : dobey 201542i J R25E R26E R27E R28E I R29E R30E R31E I R32E R33E R34E Carroll 8s Carroll 40 6347 Report Propertv Information ZONING Ordinance or Land Development Collier County Code Zoning A -MHO - RFMUO - Receiving Rural Agricultural District with a Mobile Home Overlay within the Rural Fringe Mixed Use District (RFMUO) - Receiving Lands Purpose or Intent of Zoning The purpose and intent of the Rural Agricultural District is to provide land for agricultural, pastoral, and rural land uses. In addition, several conditional uses including churches, schools, childcare centers, social and fraternal organizations, and group care facilities are available under conditional use provisions. It is also a "holding" classification applied to land the future development of which is uncertain. The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County. In addition, several conditional uses including churches, schools, childcare centers, social and fraternal organizations, group care facilities, and earth mining are available under conditional use provisions. It is also a "holding" classification applied to land the future development of which is uncertain. The maximum shall not exceed the density permissible under the density rating system. Below are the development requirements as set forth in the Agricultural Zoning District: Minimum Lot Area: 217,800 square feet or 5.00 acres Minimum Lot Width: 165 feet Minimum Front Yard Setback: 50 feet minimum Carroll & Carroll 41 6347 Report Property Information Minimum Side Yard Setback: 30 feet Minimum Rear Yard Setback: 50 feet Maximum Building Height: 35 feet The Mobile Home Overlay (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when certain requirements and procedures are met. The purpose and intent of the RFMU District is to provide a transition between the Urban and Estates Designated lands and between the Urban and Agricultural/Rural and Conservation designated lands farther to the east. The RFMU District employs a balanced approach, including both regulations and incentives, to protect natural resources and private property rights, providing for large areas of open space, and allowing, in designated areas, appropriate types, density and intensity of development. The RFMU District allows for a mixture of urban and rural levels of service, including limited extension of central water and sewer, schools, recreational facilities, commercial uses, and essential services deemed necessary to serve the residents of the RFMU District. The innovative planning and development techniques which are required and/or encouraged within the RFMU District were developed to preserve existing natural resources, including habitat for listed species, to retain a rural, pastoral, or park -like appearance from the major public rights -of -way, and to protect private property rights. Receiving Lands are those lands that RFMU district has identified as most appropriate for development. Incentives to direct development into RFMU receiving lands include but are not limited to: the TDR process; clustered development; density bonus incentives; and, provisions for central sewer and water.: ies of pertinent sections of the Comprehensive Plan and Land Development Code are Carroll & Carroll 42 6347 Report Property Information included in the Addendum. Carroll 8v Carroll 43 6347 Report Propertv Information ASSESSMENT AND TAXES By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st of the tax year. Since annual tax assessments are based on sales from previous years, depending upon market trends, assessed values can fall on either side of the current market value estimate. The tax assessment is usually not a reliable indicator of market value. Parcel Tax ID 00218840007 Assessment and Tax Year 2022 Land Assessment $28,000 Improvement Assessment $0 Total Assessment $28,000 10% CAP ($13,852) AG Exemption ($0) Taxable Value $14,148 Ad Valorem Taxes $216.87 Non- Ad Valorem Taxes $0 Total Taxes $216.87 Taxing Authority/Jurisdiction Collier County The total assessment is approximately $56,000 per gross acre of land area. The land assessment is within the range of other similar interior parcels. The assessment is considerably less than my estimate of market value. As of the appraisal effective date the 2022 taxes have been paid. Carroll & Carroll 44 6347 Report Propertv Information FLOOD ZONE DATA Flood Zone AH Flood Zone Comments Zone AH — Areas of 1% annual -chance shallow flooding with a constant water - surface elevation (usually areas of ponding) where average depths are between 1 and 3 feet. Base flood elevations determined. Community Panel Number 12021CO219H Revised May 16, 2012 Source National Flood Insurance Program Flood Insurance Rate Maps National Flood Hazard Layer FIRMette V FEM, Legend .V,VVL 0 250 500 1,000 1,500 2,000 Raelmrap: LGGS Hali—I map- aawthagery: Data re/mahod October; 2D2D aB i6 RBtlRr WROEr'IIDIPpEIOJIIpa tMAP PoR r-PAIELl Pf wpndMt ease Ffapd Eleaetldrt IBFA SPECIAL FLOOD Wttn er Gepvi zxnc.�aaaepre xe HAZARD AREAS Regulatory Roadway 02% Annual Cna n- Hood Heard, Areas of 1Ml annual chance flood wAh race depth less than one foot of wdh drainage areas of less Inen one square mlle.anr 1 FLtwe Condrt 1%Aonrmd Chance Flood! petard Area wIN Rednced Rood Risk Ooe b DTHER AREAS Of Lease. See rates._..-. FLOOD HAZARD Area prim Flood (fled due m Lewla tone o xaePa Area of NHn"et Flood Heard EHectlre Lomi s OTHER AREAS Area # IlydeterpNned Flood Hazard GENERAL ---- Chearet C.1— orSm Sewer STRUCTURES [r[rrlF Levee. Nke_ or flpodwa. xo_a en— Sections Wtu 19l Ar UW Cheme ra.p Water Surface EEevatlon - - - CoasteE rra nsect — a__ Flood Eleratlon une{fiFP — tlmd or study Owlsdlrl ton Uouod.y --- Caestet rraasect&—ir,te OTHf17 - Proule 6asepne �T+RE Hyd lgrapmcfeat_ NO-DNa AvalFahle I No dgllal Date Available MAP PAN ELS u... pped The pin displayed m the nap n an approximate point sNe-d by [M1e user and does nor repreeem an authwltaM. property toratlon. Thrsmep wmpltea wrth FEMA's—dards for Fhe use at .0.1 flood maps t rt Is not —as desttlded herpes. The basemap shown oomp[l swnh FEMA's basemap acouracy stendards The flmd hazard lnt—art— Is deelwW dHachy from tM authocdeUre NFHL web WMNS provided by FEMA This map was exported on a: 2W2n23 at 2:57 FM and does not reflect changes w dmendmeats subsequent to tills date and uma. The NFHL and elf— Mdnrmatlon may change or beano, superseded by —dew over tlme. ThKmep Image Es void if Me one w more of Me Iollowing map elements do not appear: hasemep Imagery. rood xc oe labels, legend. state We. map creation date. community Identhers. FIRM panel numoar, and FIRM affecme date. Map Images for unmapped and un000dprnmed areas —not D used for ragulamry pug — Carroll &, Carroll 45 6347 Report Propertv Information TRANSACTIONAL HISTORY Sales History There have been no transactions or transfers of ownership in the previous three years. CURRENT STATUS Subject Listed for Sale/Under Contract To my knowledge, the subject is not currently listed for sale or under contract. Carroll & Carroll 46 6347 Report Highest and Best Use HIGHEST AND BEST USE DEFINITION The Dictionary of Real Estate Appraisal, 7h Edition, published 2022 by the Appraisal Institute, defines Highest and Best Use as: The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. METHOD There are four criteria that must be met in order for a use to be the highest and best use for a given property. The highest and best use must be: • Legally permissible. • Physically Possible. • Financially feasible. • Maximally productive. Ordinarily these criteria are considered sequentially, each step narrowing the range of alternative uses being considered. ANALYSIS SITE AS THOUGH VACANT Legally Permissible: Collier County designates this property as "A -MHO — RFMUO — Receiving" Rural Agricultural District with a Mobile Home Overlay within the Rural Fringe Mixed Use District (RFMUO) — Receiving Lands. Receiving Lands have been identified as being most appropriate for development and to which residential development units may be transferred from areas designated as Sending Lands. The maximum density achievable in Receiving Lands through the Transfer of Development Rights (TDR) process is one dwelling unit per acre. The minimum project size required in order to receive transferred dwelling units is 40 contiguous acres and therefore the subject would need to be assembled. The zoning ordinance and future land use are consistent in identifying the property for residential uses, community facilities, private schools, or varying types of ancillary agricultural uses. A maximum of one residential unit could be developed under the current future land use. A rezone or conditional use approval seems likely. A more intense residential use could potentially be permitted, requiring a rezone to a PUD. Physically Possible: The interior location along Rivers Road and the size of the property suggests some type of single-family use or agricultural use. Carroll & Carroll 47 6347 Report Highest and Best Use Financially Feasible: The financial feasibility of single-family residential development is good. The single-family residential market continues to be strong, especially new construction. Based on the number of new homes in the surrounding neighborhoods, single-family residential development appears to be financially feasible. Due to the limited number of locations in Naples for agricultural uses, this is also a financially feasible use. Although it is not an economic use, acquisition of lands in the area by Collier County is encouraged for habitat preservation and conservation. Maximally Productive: The maximally productive use is that it be developed a single- family home site. CONSIDERATION OF APPROACHES Only the sales comparison approach is appropriate for this vacant parcel. Carroll & Carroll 48 6347 Report Sales Comparison Approach SALES COMPARISON APPROACH INTRODUCTION In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally similar properties is used, and comparisons are made to demonstrate a probable price at which the subject property would sell if offered on the market. This approach is particularly strong when comparable sales data is plentiful and there is good conformity among properties in the neighborhood. Following is the procedure to be followed in developing this approach: Research the market to gather information on sales, listings, and offers to purchase properties similar to the subject. 2. Verify the information as to factual accuracy and arm's-length market considerations. 3. Identify relevant units of comparison and develop a comparative analysis for each unit. 4. Compare the subject with comparable sale properties using elements of comparison and adjust the sale price of each comparable appropriately. 5. Reconcile the various value indicators produced from the analysis of comparables into a single value indication or a range of values. The outline above is developed in detail on the following pages. SALES DATA A search was made for sales of land comparable to the subject site. The intention was to find comparable sales in similar locations that offer similar functional utility. Nine closed sales were identified as the best available for analysis. Price per acre of gross land area was developed as the unit of comparison, since that is the unit best suited to the analysis, and the one most often utilized by local buyers, seller, and brokers of land similar to the subject parcel. Comparable land sales data is given on the following pages. Each comparable is identified by a number which will be used for reference throughout the report. Each comparable is identified on the location map immediately following this page. Carroll & Carroll 49 - � J 4 } r • 1 R tr 3, 4, and 7 1 , IL 4 , Subje[t [ �L7 5 i s � I ., 6347 Report Sales Comparison Approach VACANT LAND COMPARABLE 1 ADDRESS 2260 Richards Street, Naples, FL 34120 PROPERTY ID NO. 00216640005 SALE PRICE $500,000 UNIT AREA 5.00 acres UNIT PRICE $100,000 per acre DATE OF RECORDING January 18, 2022 O.R. BOOK -PAGE 6073/3554 CONTRACT DATE July 16, 2021 GRANTOR Michael & Mary McDonald and Steven & Lori Stresen-Reuter GRANTEE WSA Land Development, Inc. FINANCING Cash to seller TOPO-ELEVATION Level and at road grade. GROUND COVER Partially cleared and native vegetation. LAND USE DESIGNATION Receiving Lands ZONING A -MHO - Rural Agricultural and Mobile Home Overlay The property is improved with a 900 square foot mobile home built in 1984, a screened IMPROVEMENTS porch, and 720 square foot carport built in 1985. UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION The West 1/2 of the Northwest 1/4 of the Southwest 1/4 of the Northwest 1/4, less the West 10 feet thereof, Section 30, Township 48 South, Range 27 East, Collier County, Florida. VERIFICATION Verified with Cal Montenegro, buyer. He verified the sale price and the arm's-length nature. He is the adjacent owner and is assembling other adjacent parcels. He said the improvements contributed no additional value. The property was listed for $550,000 and was on the market 275 days. Carroll & Carroll 51 6347 Report Sales Comparison Approach His intention is to rezone approximately 24 acres from the A-MHO-RFMUO-Receiving Lands zoning district to an RPUD within the RFMUO-Receiving lands to allow for 12 dwelling units per acre for a maximum of 290 dwelling units with some affordable housing component. This is a companion item to Richards Road Residential Overlay. Carroll 8v Carroll 52 6347 Report Sales Comparison Approach VACANT LAND COMPARABLE 2 ADDRESS 2461 Cannon Boulevard, Naples, FL 34120 PROPERTY ID NO. 00216040003 SALE PRICE $500,000 UNIT AREA 4.78 acres UNIT PRICE $104,603 per acre DATE OF RECORDING April 28, 2022 O.R. BOOK -PAGE 6121/1180 CONTRACT DATE Unknown GRANTOR Patrick and Toni Ann Conran GRANTEE WSA Land Development, Inc. FINANCING Cash to seller TOPO-ELEVATION Level and at road grade. GROUND COVER Native Vegetation LAND USE DESIGNATION Receiving Lands ZONING A -MHO - Rural Agricultural and Mobile Home Overlay IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION The West 1/2 of the Southwest 1/4 of the Southwest 1/4 of the Northwest 1/4, less the West and South 10 feet thereof, Section 30, Township 48 South, Range 27 East, Collier County, Florida. VERIFICATION Verified with Cal Montenegro, buyer. He verified the sale price and the arm's-length nature. He is the adjacent owner and is assembling other adjacent parcels. The property was not formally listed for sale. Carroll & Carroll 53 6347 Report Sales Comparison Approach VACANT LAND COMPARABLE 3 ADDRESS Krape Road, Naples, FL 34120 PROPERTY ID NO. 00217480002 SALE PRICE $250,000 UNIT AREA 2.43 acres UNIT PRICE $102,881 per acre DATE OF RECORDING July 08, 2022 O.R. BOOK -PAGE 6162/1225 CONTRACT DATE Unknown GRANTOR Gail Ann Walters and Pamela Kay Hollcraft GRANTEE WSA Land Development, Inc. FINANCING Cash to seller TOPO-ELEVATION Level and at road grade. GROUND COVER Native Vegetation LAND USE DESIGNATION Receiving Lands ZONING A -MHO - Rural Agricultural and Mobile Home Overlay IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION The South 300 feet of the East 1/2 of the Northeast 1/4 of the Northwest 1/4 of the Northwest 1/4 less the east 10 feet thereof, Section 30, Township 48 South, Range 27 East, Collier County, Florida. VERIFICATION Verified through Public Records. The property was purchased by a group who is purchasing the majority of the land in the area. Carroll 8v Carroll 54 6347 Report Sales Comparison Approach VACANT LAND COMPARABLE 4 ADDRESS Krape Road, Naples, FL 34120 PROPERTY ID NO. 00217500005 SALE PRICE $250,000 UNIT AREA 2.43 acres UNIT PRICE $102,881 per acre DATE OF RECORDING July 01, 2022 O.R. BOOK -PAGE 6162/1303 CONTRACT DATE Unknown GRANTOR Michael and Kimberly Gambert GRANTEE WSA Land Development, Inc. FINANCING Cash to seller TOPO-ELEVATION Level and at road grade. GROUND COVER Native Vegetation LAND USE DESIGNATION Receiving Lands ZONING A -MHO - Rural Agricultural and Mobile Home Overlay IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION The North 1/2 of the East 1/2 of the Southeast 1/4 of the Northwest 1/4 of the Northwest 1/4, less the east 10 feet thereof, Section 30, Township 48 South, Range 27 East, Collier County, Florida. VERIFICATION Verified through Public Records. The property was purchased by a group who is purchasing the majority of the land in the area. Carroll &v Carroll 55 6347 Report Sales Comparison Approach VACANT LAND COMPARABLE 5 ADDRESS Deer Run Lane, Naples, FL 34120 PROPERTY ID NO. 00214366200 SALE PRICE $150,000 UNIT AREA 2.07 acres UNIT PRICE $72,464 per acre DATE OF RECORDING October 29, 2021 O.R. BOOK -PAGE 6036/1938 CONTRACT DATE October 15, 2021 GRANTOR Richard McClugage GRANTEE Rick and Diane Endy FINANCING Cash to seller TOPO-ELEVATION Level and at road grade. GROUND COVER Native Vegetation LAND USE DESIGNATION Receiving Lands ZONING A -MHO - Rural Agricultural and Mobile Home Overlay IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION The North 1/2 of the East 1/2 of the Northeast 1/4 of the Southeast 1/4 of the Southeast 1/4, Section 29, Township 48 South, Range 27 East, Collier County, Florida, less and excepting therefrom the East 30 feet and the North 30 feet. VERIFICATION Verified with Mike Eldredge, listing agent. He verified the sale price and the arm's-length nature. The property was listed for $149,900 and was on the market 157 days. Based on a provided Informal Wetland Determination, the property is 100% uplands. Carroll & Carroll 56 6347 Report Sales Comparison Approach VACANT LAND COMPARABLE 6 ADDRESS 2060 Moulder Drive, Naples, FL 34120 PROPERTY ID NO. 00217240006 SALE PRICE $355,000 UNIT AREA 4.78 acres UNIT PRICE $74,268 per acre DATE OF RECORDING February 24, 2022 O.R. BOOK -PAGE 6087/327 CONTRACT DATE February 2, 2022 GRANTOR Jan Kirk GRANTEE Gabor Enterprises, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade. GROUND COVER Partially Cleared and Native Vegetation LAND USE DESIGNATION Receiving Lands ZONING A -MHO - Rural Agricultural and Mobile Home Overlay IMPROVEMENTS The property is improved with a 552 square foot mobile home built in 1968. UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION The North 1/2 of the Northwest 1/4 of the Northeast 1/4 of the Southeast 1/4 less the North and West 10 feet thereof, Section 30, Township 48 South, Range 27 East, Collier County, Florida. VERIFICATION Verified through Public Records. The sale appears to be between two unrelated parties and therefore arms -length. The property was listed for $399,000 and was on the market 139 days. Carroll & Carroll 57 6347 Sales Comparison Approach VACANT LAND COMPARABLE 7 ADDRESS Krape Road, Naples, FL 34120 PROPERTY ID NO. 00217640004 SALE PRICE $175,000 UNIT AREA 2.46 acres UNIT PRICE $71,138 per acre DATE OF RECORDING May 02, 2022 O.R. BOOK -PAGE 6135/2691 CONTRACT DATE Unknown GRANTOR James Romano GRANTEE Little Shamba, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade. GROUND COVER Native Vegetation LAND USE DESIGNATION Receiving Lands ZONING A -MHO - Rural Agricultural and Mobile Home Overlay IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION The Southeast 1/4 of the Southeast 1/4 of the Northwest 1/4 of the Northwest 1/4 less the east 10 feet thereof, Section 30, Township 48 South, Range 27 East, Collier County, Florida. VERIFICATION Verified through Public Records. The property was not formally listed for sale. Carroll &v Carroll 58 6347 Report Sales Comparison Approach VACANT LAND COMPARABLE 8 ADDRESS Rock Road, Naples, FL 34120 PROPERTY ID NO. 00213080008 SALE PRICE $50,000 UNIT AREA 0.84 acres UNIT PRICE $59,524 per acre DATE OF RECORDING September 22, 2022 O.R. BOOK -PAGE 6179/1297 CONTRACT DATE Unknown GRANTOR Tracey and Mara Dewrell GRANTEE WSA Land Development, Inc. FINANCING Cash to seller TOPO-ELEVATION Level and at road grade. GROUND COVER Native Vegetation LAND USE DESIGNATION Receiving Lands ZONING A -MHO - Rural Agricultural and Mobile Home Overlay IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION The South 184 feet of the West 230 feet of the South 315 feet of the North 1/2 of the Southwest 1/4 of the Southeast 1/4 of the Northeast 1/4 of Section 29, Township 48 South, Range 27 East, Collier County, Florida, less the West 30 feet thereof for road right of way. VERIFICATION Verified through Public Records. The property was purchased by a group who is purchasing the majority of the land in the area. Carroll & Carroll 59 6347 Report Sales Comparison Approach VACANT LAND COMPARABLE 9 ADDRESS 1760 Krape Road, Naples, FL 34120 PROPERTY ID NO. 00214880003 SALE PRICE $240,000 UNIT AREA 4.92 acres UNIT PRICE $48,780 per acre DATE OF RECORDING June 06, 2022 O.R. BOOK -PAGE 6139/813 CONTRACT DATE Unknown GRANTOR Eugene V. Erjavec, Jr. and Paula J. Erjavec GRANTEE Gregory Allan Cook FINANCING Cash to seller TOPO-ELEVATION Level and at road grade. GROUND COVER Partially Cleared LAND USE DESIGNATION Receiving Lands ZONING A -MHO - Rural Agricultural and Mobile Home Overlay IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION The North'/2 of the Southwest'/4 of the Southeast 1/4 of the Southwest'/4, less the West thereof, Section 30, Township 48 South, Range 27 East, situated and lying in Collier County, Florida. VERIFICATION Verified through Public Records. The property was not formally listed for sale. Conservation Collier was interested in purchasing this property. The FLUCCS map indicates the presence of mixed wetland hardwoods, which are considered wetlands. Carroll 8v Carroll 60 6347 Report Sales Comparison Approach LAND SALES ADJUSTMENT GRID ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6 COMP #7 COMP #8 COMP #9 PROPERTY IDENTIFICATION Van Cleave 2260 Richards 2461 Cannon Krape Rd. Krape Rd. Deer Run 2060 Moulder Krape Rd. Rock Rd. 1760 Krape 2065 Rivers Rd. St. Blvd. Ln. Dr. Rd. SALE PRICE N/A $500,000 $500,000 $250,000 $250,000 $150,000 $355,000 $175,000 $50,000 $240,000 REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple 0 0 0 0 0 0 0 0 0 CONDITIONS OF SALE Market Adjacent Owner Adjacent Owner Adjacent Owner Adjacent Owner Market Market Market Adjacent Owner Market 0 0 0 0 0 0 0 0 0 BUILDING IMPROVEMENTS Cleared No Contribution None None None None No Contribution None None None 0 0 0 0 0 0 0 0 0 FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Equivalent 0 0 0 0 0 0 0 0 0 ADJUSTED SALE PRICE N/A $500,000 $500,000 $250,000 $250,000 $150,000 $355,000 $175,000 $50,000 $240,000 Recording Date N/A 01/18/22 04/28/22 07/08/22 07/01/22 10/29/21 02/24/22 05/02/22 09/22/22 06/06/22 Months Prior To Effective Date 04/18/23 14.96 11.67 9.34 9.57 17.62 13.74 11.54 6.84 10.39 MARKET CHANGE ADJUSTMENT N/A 11.2 % 8.8% 7.0% 7.2% 13.2% 10.3% 8.7 % 5.1% 7.8 % ADJUSTED SALE PRICE N/A $556,090 $543,762 $267,505 $267,936 $169,822 $391,585 $190,144 $52,564 $258,698 Parcel Area in Gross Acres 0.50 5.00 4.78 2.43 2.43 2.07 4.78 2.46 0.84 4.92 PRICE PER ACRE ? $111,218 $113,758 $110,084 $110,262 $82,040 $81,922 $77,294 $62,576 $52,581 LOCATION ADDRESS Rivers Rd. Richards St. Cannon Blvd. Krape Rd. Krape Rd. Krape Rd. Moulder Dr. Krape Rd. Rock Rd. Krape Rd. LEGAL ACCESS Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes PHYSICAL ACCESS Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes OVERALL LOCATION Average Similar Similar Similar Similar Similar Similar Similar Similar Similar 0% 0% 0% 0% 0% 0% 0% 0% 0% UTILITIES Well & Septic Similar Similar Similar Similar Similar Similar Similar Similar Similar 0% 0% 0% 0% 0% 0% 0% 0% 0% COMP. PLAN Receiving Receiving Receiving Receiving Receiving Receiving Receiving Receiving Receiving Receiving ZONING A -MHO A -MHO A -MHO A -MHO A -MHO A -MHO A -MHO A -MHO A -MHO A -MHO 0% 0% 0% 0% 0% 0% 0% 0% 0% SIZE IN ACRES 0.50 5.00 4.78 2.43 2.43 2.07 4.78 2.46 0.84 4.92 SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar Similar Similar Similar Similar 5% 5% 5% 5% 5% 5% 5% 0% 5% PHYSICAL CHARACTERISTICS Native Veg. Similar Similar Similar Similar Similar Similar Similar Similar Similar WETLANDS No No No No No No No No No Yes 0% 0% 0% 0% 0% 0% 0% 0% 100 % GROSS ADJUSTMENT N/A 5% 5% 5% 5% 5% 5% 5% 0% 105% INDICATION OF UNIT VALUE ? $116,779 $119,446 $115,589 $115,775 $86,142 $86,018 $81,159 $62,576 $107,791 OVERALL COMPARISON SIMILAR SIMILAR SIMILARI SIMILARI SIMILARI SIMILAR SIMILAR INFERIOR INFERIOR Carroll 8v Carroll 61 6347 Report Sales Comparison Approach DISCUSSION OF ADJUSTMENTS Usually, comparable sale properties are not exactly like the subject property. If a typical buyer would perceive the difference to be significant, then adjustment(s) must be made to the comparable sales so that in the end each offers a realistic indication of value for the subject. Adjusting comparable sales is a two-step process. First, adjustments are made so that all of the comparable sales meet the standard of a "market" transaction as outlined in the definition of market value. Customarily, the first group of adjustments is made before the comparables are reduced to a common unit of comparison. Included at this stage are adjustments to bring historic sales current to the appraisal effective date. The second group of adjustments is made after an appropriate unit of comparison is chosen. These adjustments account for physical differences like location, physical characteristics and size. Sometimes adjustment is required for differences in the permitted land use (zoning) or in the availability of public service (infrastructure). When the adjustment process is complete, the unit value indications are reconciled and converted into an estimate of value for the subject. REAL PROPERTY RIGHTS CONVEYED This adjustment category is intended to account for the interest, benefits, and rights inherent in the ownership of real estate. This category reflects the impact on value caused by the fee simple versus the leased fee interest or the contract rent as opposed to market rent. • None of the comparable sales required adjustment in this category. CONDITIONS OF SALE This adjustment category is intended to account for a variety of factors that might affect the purchase price. • Comparables 1, 2, 3, 4, and 8 were all purchased by the same adjacent owner. This group is assembling a number of parcels in the area to create a larger development. I did not make any adjustments, but further consideration will be given in the final reconciliation. BUILDING IMPROVEMENTS This category of adjustment is intended to account for the positive or negative contribution to value of building improvements included with the sale of the land. Buildings that made a positive contribution to the sale price require a negative adjustment. Buildings that were demolished and removed require a positive adjustment to account for demolition costs which are treated as part of the purchase price. Carroll & Carroll 62 6347 Report Sales Comparison Approach • None of the comparable sales required adjustment in this category. FINANCING Adjustments in this category are intended to account for unusual terms of financing that are not considered equivalent to cash or conventional financing. • None of the comparable sales required adjustment in this category. MARKET CHANGE This adjustment is intended to account for changes in value due to the ebb and flow of market forces over time. Land values in the market are appreciating due to the demand for vacant land. The buyers include a mix of owner -users, developers, and land speculators. The sales utilized in the report range from less than 7 months to less than 18 months old. Based on the trend of per acre sales prices in this area, I applied a market change rate of 0.75% per month or 9.00% annually. LOCATION/ACCESS/EXPOSURE This category of adjustment reflects the impact on value caused by the advantages or disadvantages of a given location. • None of the comparable sales required adjustment in this category. UTILITIES/INFRASTRUCTURE This category of adjustment references the availability and adequacy of the road system, the public was distribution system and the public wastewater collection system of each comparable property as that compares with the same services available to the subject property. • None of the comparable sales required adjustment in this category. COMPREHENSIVE PLAN/LAND USE This category of adjustment accounts for differences in the potential land uses (Comprehensive Plan) or in the specific uses (Zoning) to which a property could be developed. Differences in value between the subject property and comparable sales might exist because their highest and best uses are different as a result of government regulation through zoning and land use controls. • None of the comparable sales required adjustment in this category. Carroll & Carroll 63 6347 Report Sales Comparison Approach SIZE/SHAPE This category of adjustment addresses the effect on the marketability of a given property, because its physical size/shape might limit the physical utility, or because the size and term of the financial investment required of an investor/speculator is such that the unit price is reduced. • The comparables range in size from 0.84 to 5.00 gross acres. Size and price per acre typically have an inverse relationship. The subject is significantly smaller than Comparables 1, 2, 3, 4, 5, 6, 7, and 9 and all were adjusted upward 5%. Comparable 6 is more than double the size of the subject and was adjusted upward 5%. PHYSICAL CHARACTERISTICS This category of adjustment reflects the physical aspects of a property that impact its use for development. Physical characteristics included land elevation, soil conditions, drainage characteristics, threatened or endangered plant and animal species on the property and the extent and density of covering vegetation. I was provided with a Conservation Collier Property Summary. The report indicates that the ground cover is Brazilian Pepper with scattered cabbage palms, and cypress. It also states the property is mostly uplands, except for the eastern edge. The higher the quality of the wetlands, the higher the mitigation costs. • I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and sellers to determine the wetlands associated with the Comparable sales. Comparables 1, 2, 3, 4, 5, 6, 7, and 8 all have minimal to no wetlands. Comparable 9 is almost 100% wetlands. We have a matched pair sales indicating a 52.29% discount for a lot with wetlands vs a lot without. I also have matched pair sales of lots in San Carlos Estates with and without wetlands and varying quality levels of wetlands. Based on the analysis, the wetland lots sell for a 40 to over 50% discount. Comparable 9 was adjusted upward 100% for its inferior physical characteristics. Carroll & Carroll 64 6347 Report Sales Comparison Approach RECAPITULATION OF DATA After making the adjustments discussed above, the comparable sales indicated the following unit values: Comparables Price Per Gross Acre of Land Area 1 $116,779 2 $119,446 3 $115,589 4 $115,775 5 $86,142 6 $86,018 7 $81,159 8 $62,576 9 $107,791 RECONCILIATION OF DATA To arrive at a conclusion regarding the value of the subject site, the comparable sales and their indications of value were bracketed. Comparables 1, 2, 3, and 4 are each being purchased by the same adjacent owner who is assembling land to rezone to a multi -family type use. Although they were purchased by the adjacent owner and indicate a higher unit value, the buyer is creating the market with their number of purchases. Overall, the subject's unit value should be less than $115,775 per acre. Comparables 5, 6, and 7 are all good indicators of value that required no adjustments. The unit values range from $81,159 to $86,142 per acre. Given the subject's small size and lack of parcels listed for sale, the subject's unit value should e higher than $86,142 per acre. Comparable 8 is a recent sale along Rock Road that was purchased by the adjacent owner who is assembling the other parcels. The buyer did not pay a premium for this parcel, but actually purchased it at a discount. The subject should be higher than $62,576 per acre. Comparable 9 is a recent sale, but it was covered in wetland and required a substantial adjustment. Overall, Comparable 9 is inferior, but less consideration was given because of the large adjustment. The range of unit value indications is from $62,576 to $119,446 per acre with an average of $99,030 per acre. The bracketing indicates a range from $86,142 to $115,775 per acre. The Carroll & Carroll 65 6347 Report Sales Comparison Approach average of the most similar Comparables (Comparables 1, 2, 3, 4, 5, and 6) is $102,987 per acre. Based on the range of sales, the small size of the subject, and the upward trend, I concluded to a unit value of $105,000 per acre. ESTIMATE OF VALUE $105,000 per gross acre results in an indication of value for the subject as of April 18, 2023, of $52,500 (0.50 acres x $105,000 per acre). CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 66 6347 Report Addenda ADDENDA (In Order of Appearance) Page Topic Count Page(s) Page(s) Assumptions and Limiting Conditions............................................................................ 2 FutureLand Use................................................................................................................... 6 Zoning.................................................................................................................................... 10 Qualificationsof Appraiser................................................................................................. 2 Carroll 8v Carroll 6347 Report Addenda ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser appearing in this report is subject to the following assumptions and limiting conditions. ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS. None None EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS HYPOTHETICAL CONDITIONS GENERAL ASSUMPTIONS AND LIMITING CONDITIONS 1. No responsibility is assumed for the legal description or for matters including legal or title considerations. Title to the property is assumed to be good and marketable. 2. The property is appraised free and clear of liens and encumbrances. 3. Responsible ownership and competent property management are assumed. 4. The information furnished by others is assumed to be true, correct and reliable. A reasonable effort was made to verify such information, but the appraiser bears no responsibility for its accuracy. 5. All engineering is assumed to be correct. The plot plans and illustrative material is included only to assist the reader in visualizing the property. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that might be required to discover them. 7. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws. Carroll 8v Carroll 6347 Addenda 8. It is assumed that the property is either in compliance with, or is "grandfathered" or "bested" under, all applicable zoning, use regulations and restrictions. 9. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been, or can be, obtained or renewed for any use on which the value estimate is based. 10. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described, and that there is no encroachment or trespass. 11. It is assumed that the subject site and improvements are not contaminated by any hazardous material or toxic substance. During the property inspection we were sensitive to obvious signs of contamination and we reported anything unusual. However, we are not qualified to render professional opinions regarding the existence or the nature of hazardous materials in or on the subject property. If a definitive opinion is desired, then the client is urged to retain an expert in the field. 12. The distribution of the total value in this report, between land and improvements, applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 13. Possession of this report, or a copy thereof, does not carry with it the right of publication. 14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are not required to give further consultation, testimony, or to be in attendance in court. Carroll & Carroll 6347 Report Addenda Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021 e. At the time of rezoning, access shall be restricted as deemed appropriate so as to provide safe ingress and egress. f. At the time of rezoning, careful consideration shall be given to maximum building heights, maximum building floor area for each use or structure, maximum building floor area for the total site, landscaping and buffering requirements, building setbacks, and other site design considerations, as well as to allowable uses, so as to insure compatibility with surrounding uses and the rural character in which the Subdistrict is located. Further, since a private well and septic system will be utilized, allowable uses may be restricted so as to preclude those with high water demand (e.g. car washes) and those that utilize residual chemicals or solvents (e.g. dry cleaners). (IX) B. Rural Fringe Mixed Use District The Rural Fringe Mixed Use District is identified on Future Land Use Map. This District consists of approximately 93,600 acres, or 7% of Collier County's total land area. Significant portions of this District are adjacent to the Urban area or to the semi -rural, rapidly developing, large -lot North Golden Gate Estates platted lands. Agricultural land uses within the Rural Fringe Mixed Use District do not represent a significant portion of the County's active agricultural lands. As of the date of adoption of this Plan Amendment, the Rural Fringe Mixed Use District consists of more than 5,550 tax parcels, and includes at least 3,835 separate and distinct property owners. Alternative land use strategies have been developed for the Rural Fringe Mixed Use District, in part, to consider these existing conditions. The Rural Fringe Mixed Use District provides a transition between the Urban and Estates Designated lands and between the Urban and Agricultural/Rural and Conservation designated lands farther to the east. The Rural Fringe Mixed Use District employs a balanced approach, including both regulations and incentives, to protect natural resources and private property rights, providing for large areas of open space, and allowing, in designated areas, appropriate types, density and intensity of development. The Rural Fringe Mixed Use District allows for a mixture of urban and rural levels of service, including limited extension of central water and sewer, schools, recreational facilities, commercial uses and essential services deemed necessary to serve the residents of the District. In order to preserve existing natural resources, including habitat for listed species, to retain a rural, pastoral, or park -like appearance from the major public rights -of -way within this area, and to protect private property rights, the following innovative planning and development techniques are required and/or encouraged within the District. (IX) 1. Transfer of Development Rights (TDR), and Sending, Neutral, and Receiving Designations: The primary purpose of the TDR process within the Rural Fringe Mixed Use District is to establish an equitable method of protecting and conserving the most valuable environmental lands, including large connected wetland systems and significant areas of habitat for listed species, while allowing property owners of such lands to recoup lost value and development potential through an economically viable process of transferring such rights to other more suitable lands. Within the Rural Fringe Mixed Use District, residential density may be transferred from lands designated as Sending Lands to lands designated as Receiving Lands on the Future Land Use Map, subject to the provisions below. Residential density may not be transferred either from or into areas designated as Neutral Lands through the TDR process. (XVI) = Plan Amendment by Ordinance No. 2007-78 on December 4, 2007 M. Carroll 8v Carroll 6347 Report Addenda Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021 (IX) A) Receiving Lands: Receiving Lands are those lands within the Rural Fringe Mixed Use District that have been identified as being most appropriate for development and to which residential development units may be transferred from areas designated as Sending Lands. Based on the evaluation of available data, these lands have a lesser degree of environmental or listed species habitat value than areas designated as Sending and generally have been disturbed through development, or previous or existing agricultural operations. Various incentives are employed to direct development into Receiving Lands and away from Sending Lands, thereby maximizing native vegetation and habitat preservation and restoration. Such incentives include, but are not limited to: the TDR process; clustered development; density bonus incentives; and, provisions for central sewer and water. Within Receiving Lands, the following standards shall apply, except for those modifications that are identified in the North Belle Meade Overlay: (XIII) 1. Maximum Density: The base residential density allowable for designated Receiving Lands is one (1) unit per five (5) gross acres (0.2 dwelling units per acre). The maximum density achievable in Receiving Lands through the TDR process is one (1) dwelling unit per acre. This maximum density is exclusive of the Density Blending provisions. Dwelling Units may only be transferred into Receiving Lands in whole unit increments (fractional transfers are prohibited). Once the maximum density is achieved through the use of TDR Credits, additional density may be achieved as follows: a) A density bonus of no more than 10% of the maximum density per acre shall be allowed for each additional acre of native vegetation preserved exceeding the minimum preservation requirements set forth in Policy 6.1.2 of the CCME. b) A density bonus of no more than 10% of the maximum density per acre shall be allowed as provided in Policy 6.2.5(6)b of the CCME. 2. Clustering: Where the transfer of development rights is employed to increase residential density within Receiving Lands, such residential development shall be clustered in accordance with the following provisions: a) Consistent with the provisions of the Potable Water and Sanitary Sewer Sub - elements of this Plan, central water and sewer shall be extended to the project. Where County sewer or water services may not be available concurrent with development in Receiving Lands, interim private water and sewer facilities may be approved. b) The maximum lot size allowable for a single-family detached dwelling unit is one acre. c) The clustered development shall be located on the site so as to provide to the greatest degree practicable: protection for listed species habitat; preservation of the highest quality native vegetation; connectivity to adjacent natural reservations or preservation areas on adjacent developments; and, creation, maintenance or enhancement of wildlife corridors. 3. Minimum Project Size: The minimum project size required in order to receive transferred dwelling units is 40 contiguous acres. (XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 M. Carroll 8v Carroll 6347 Report Addenda Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021 (IX)(XLIV) 4. Emergency Preparedness: a) In order to reduce the likelihood of threat to life and property from a tropical storm or hurricane event, community facilities, schools, or other public buildings shall be designed to serve as storm shelters if located outside of areas that are likely to be inundated during storm events, as indicated on the Sea, Lake, and Overland Surge from Hurricane Map for Collier County. Impacts on evacuation routes, if any, must be considered as well. Applicants for new residential or mixed use developments proposed for Receiving Lands shall work with the Collier County Emergency Management staff to develop an Emergency Preparedness Plan to include provisions for storm shelter space, a plan for emergency evacuation, and other provisions that may be deemed appropriate and necessary to mitigate against a potential disaster. b) Applicants for new developments proposed for Receiving Lands shall work with the Florida Forest Service and the Managers of any adjacent or nearby public lands, to develop a Wildfire Prevention and Mitigation Plan that will reduce the likelihood of threat to life and property from wildfires. This plan will address, at a minimum: project structural design; the use of materials and location of structures so as to reduce wildfire threat; firebreaks and buffers; water features; and, the impacts of prescribed burning on adjacent or nearby lands. (IX)(XIII) 5. Allowable Uses: Uses within Receiving Lands are limited to the following: (XIII) a) Agricultural uses; b) Single-family residential dwelling units, including mobile homes where a Mobile Home Zoning Overlay exists. (XIII) c) Multi -family residential structures shall be permitted under the Residential Clustering provisions of this plan, subject to the development of appropriate development standards to ensure that the transitional semi -rural character of the Rural Fringe Mixed Use District is preserved. These development standards shall include, but are not limited to: building heights, design standards, buffers, and setbacks. d) Rural Villages, subject to the provisions set forth in II. B.3 of this element. e) Dormitories, duplexes and other types of staff housing, as may be incidental to, and in support of, conservation uses. f) Group housing uses subject to the following density/intensity limitations: • Family Care Facilities: 1 unit per 5 acres; • Group Care Facilities and other Care Housing Facilities: Maximum Floor Area Ratio (FAR) not to exceed 0.45. g) Staff housing as may be incidental to, and in support of, safety service facilities and essential services; h) Farm labor housing limited to 10 acres in any single location: • Single family/duplex/mobile home: 11 dwelling units per acre; • Multifamily/dormitory: 22 dwelling units/beds per acre. i) Sporting and Recreational camps within which the lodging component shall not exceed 1 unit per 5 gross acres; (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 M Carroll 8v Carroll 6347 Report Addenda Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021 j) Essential services. k) Golf courses or driving ranges, subject to the following standards: (XIII) (1) The minimum density shall be as follows: (a) For golf course projects, including both freestanding golf courses and golf courses with associated residential development: one TDR credit shall be required for every five (5) gross acres of land area utilized as part of the golf course, including the clubhouse area, rough, fairways, greens, and lakes, but excluding any area dedicated as conservation that is non -irrigated and retained in a natural state. Any residential development associated with the golf course shall have a minimum density of one (1) dwelling unit per five acres. (XIII) (2) Golf courses shall be designed, constructed, and managed in accordance with the best management practices of Audubon International's Gold Signature Program and the Florida Department of Environmental Protection. (3) In order to prevent the contamination of soil, surface water and ground water by the materials stored and handled by golf course maintenance operations, golf courses shall comply with the Best Management Practices for Golf Course Maintenance Departments, prepared by the Florida Department of Environmental Protection, May 1995. (4) To protect ground and surface water quality from fertilizer and pesticide usage, golf courses shall demonstrate the following management practices: (a) The use of slow release nitrogen sources; (b) The use of soil and plant tissue analysis to adjust timing and amount of fertilization applications; (c) The use of an integrated pest management program using both biological and chemical agents to control various pests; (d) The coordination of pesticide applications with the timing and application of irrigation water; (e) The use of the procedure contained in IFAS Circular 1011, Managing Pesticides for Golf Course Maintenance and Water Quality Protection, May 1991 (revised 1995) to select pesticides that will have a minimum adverse impact on water quality. (5) To ensure water conservation, golf courses shall incorporate the following in their design and operation: (a) Irrigation systems shall be designed to use weather station information and moisture -sensing systems to determine the optimum amount of irrigation water needed considering soil moisture and evapotranspiration rates. (b) As available, golf courses shall utilize treated effluent reuse water consistent with Sanitary Sewer Sub -Element Objective 1.4 and its policies; (XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 M. Carroll 8v Carroll 6347 Report Addenda Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021 (c) Native plants shall be used exclusively except for special purpose areas such as golf greens, fairways, and building sites. Within these excepted areas, landscaping plans shall require that at least 75% of the trees and 50% of the shrubs be freeze -tolerant native Floridian species. At least 75% of the required native trees and shrubs shall also be drought tolerant species. (6) Stormwater management ponds shall be designed to mimic the functions of natural systems: by establishing shorelines that are sinuous in configuration in order to provide increased length and diversity of the littoral zone. A Littoral shelf shall be established to provide a feeding area for water dependent avian species. The combined length of vertical and rip -rapped walls shall be limited to 25% of the shoreline. Credits to the site preservation area requirements, on an acre- to- acre basis, shall be given for littoral shelves that exceed these littoral shelf area requirements. (7) Site preservation and native vegetation retention requirements shall be the same as those set forth in CCME Policy 6.1.2. These areas are intended to provide habitat functions and shall meet minimum dimensions as set forth in the Land Development Code. These standards shall be established within one year. 1) Commercial development as permitted as part of an approved Rural Village. Within one year of adoption of these amendments, the County will develop appropriate standards for commercial development within Rural Villages, with particular focus on design, scale, and access provisions that will maintain the rural character or semi -rural character of the District. m) Research and Technology Parks, consistent with the Research and Technology Park Subdistrict provided for in the Urban designation, and within an approved Rural Village. Within one year of adoption of these amendments, the County will develop appropriate standards for Research and Technology Parks within Rural Villages, with particular focus on design, scale, and access provisions that will maintain the rural character or semi -rural character of the District. n) Zoo, aquarium, botanical garden, or other similar uses. (XIII) o) Public educational plants and ancillary plants. p) Facilities for the collection, transfer, processing and reduction of solid waste. q) Community facilities, such as, places of worship, childcare facilities, cemeteries, social and fraternal organizations. r) Sports instructional schools and camps. s) Earthmining, oil extraction and related processing. t) Asphalt and concrete batch -making plants. u) Travel trailer recreational vehicle parks, provided the following criteria are met: (XV) 1) The subject site is abutting an existing travel trailer recreational vehicle park site; and, (XV) = Plan Amendment by Ordinance No. 2007-13 on January 25, 2007 Carroll 8v Carroll 6347 Report Addenda Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021 (XV) 2) The subject site is no greater than 100% the size of the existing abutting park site. (XIII) v) Parks, open space, and recreational uses. (XIII) w) Private schools. (XIII) 6. Density Blending shall be permitted subject to the provisions set forth in the Density Rating System. 7. Open Space and Native Vegetation Preservation Requirements: (XV) a) Usable Open Space: Within Receiving Lands projects greater than 40 acres in size shall provide a minimum of 70% usable open space. Usable Open Space includes active or passive recreation areas such as parks, playgrounds, golf courses, waterways, lakes, nature trails, and other similar open spaces. Usable Open Space shall also include areas set aside for conservation or preservation of native vegetation and lawn, yard and landscape areas. Open water beyond the perimeter of the site, street right- of-way, except where dedicated or donated for public uses, driveways, off- street parking and loading areas, shall not be counted towards required Usable Open Space. b) Native Vegetation Preservation: Native vegetation shall be preserved as set forth in CCME Policy 6.1.2. (XIII) 8. Adjustment to Receiving Lands Boundaries. For all properties designated Receiving Lands where such property is contiguous to a Receiving Land/Sending Land boundary, the property owner may submit data and analysis to the County in an attempt to demonstrate that a change in the boundary is warranted. Within one year from the effective date of this provision, the County may initiate a Growth Management Plan amendment to consider such boundary changes upon a showing of the following: a) The property is contiguous to Sending Lands; b) Site specific environmental data submitted by the property owner, or other data obtained by the County, indicates that the subject property contains characteristics warranting a Sending designation; and c) An adjustment to the Receiving Lands boundary will not adversely affect the TDR program. B) Neutral Lands: Neutral Lands have been identified for limited semi -rural residential development. Available data indicates that Neutral Lands have a higher ratio of native vegetation, and thus higher habitat values, than lands designated as Receiving Lands, but these values do not approach those of Sending Lands. Therefore, these lands are appropriate for limited development, if such development is directed away from existing native vegetation and habitat. A lower maximum gross density is prescribed for Neutral Lands when compared to Receiving Lands. Additionally, certain other uses permitted within Receiving Lands are not authorized in Neutral Lands. Within Neutral Lands, the following standards shall apply: 1. Maximum Density: 1 dwelling unit per 5 gross acres (0.2 units per acre). (XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007 M, Carroll 8v Carroll 6347 Report Addenda A. Rural Agricultural District (A). The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County, are permissible as conditional uses in the A district. The A district corresponds to and implements the Agricultural/Rural land use designation on the future land use map of the Collier County GMP, and in some instances, may occur in the designated urban area. The maximum density permissible in the rural agricultural district within the urban mixed use district shall be guided, in part, by the density rating system contained in the future land use element of the GMP. The maximum density permissible or permitted in A district shall not exceed the density permissible under the density rating system. The maximum density permissible in the A district within the agricultural/rural district of the future land use element of the Collier County GMP shall be consistent with and not exceed the density permissible or permitted under the agricultural/rural district of the future land use element. 1. The following subsections identify the uses that are permissible by right and the uses that are allowable as accessory or conditional uses in the rural agricultural district (A). a. Permitted uses. 1. Single-family dwelling. 2. Agricultural activities, including, but not limited to: Crop raising; horticulture; fruit and nut production; forestry; groves; nurseries; ranching; beekeeping; poultry and egg production; milk production; livestock raising, and aquaculture for native species subject to Florida Fish and Wildlife Conservation Commission permits. i. The following permitted uses shall only be allowed on parcels 20 acres in size or greater: a) dairying; b) ranching; c) poultry and egg production; d) milk production; e) livestock raising; and f) animal breeding, raising, training, stabling or kenneling. ii. On parcels less than 20 acres in size, individual property owners are not precluded from the keeping of the following for personal use and not in association with a commercial agricultural activity provided there are no open feed lots: a) Fowl or poultry, not to exceed 25 in total number; and b) Horses and livestock (except for hogs) not to exceed two such animals for each acre. Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for showing and sale at the annual Collier County Fair and/or the Immokalee Livestock show. The following standards shall apply: a) One hog per child enrolled in a 4-H Youth Development Program, Collier County Fair Program or similar program is permitted. In no case shall there be more than 2 hogs per acre. b) Premises shall be fenced and maintained in a clean, healthful, and sanitary condition. c) Premises or roofed structure used for the sheltering, feeding, or confinement of such animals shall be setback a minimum of 30 feet from lot lines and a minimum of 100 feet from any dwelling unit on an adjacent parcel of land. d) Hog(s) shall not be returned to the property once removed for showing and/or sale. 3. Wholesale reptile breeding and raising (non -venomous), subject to the following standards: Carroll 8v Carroll 6347 Report Addenda i. Minimum 20 acre parcel size; ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located a minimum of 100 feet from any lot line. 4. Wildlife management, plant and wildlife conservancies, wildlife refuges and sanctuaries. 5. Conservation uses. 6. Oil and gas exploration subject to state drilling permits and Collier County site development plan review procedures. 7. Family care facilities, subject to section 5.05.04 8. Communications towers up to specified height, subject to section 5.05.09 9. Essential services, as set forth in section 2.01.03 10. Schools, public, including "Educational plants." Accessory uses. 1. Uses and structures that are accessory and incidental to the uses permitted as of right in the A district. 2. Farm labor housing, subject to section 5.05.03 3. Retail sale of fresh, unprocessed agricultural products, grown primarily on the property and subject to a review of traffic circulation, parking, and safety concerns pursuant to the submission of a site improvement plan as provided for in section 10.02.03 4. Packinghouse or similar agricultural processing of farm products produced on the property subject to the following restrictions: Agricultural packing, processing or similar facilities shall be located on a major or minor arterial street, or shall have access to an arterial street by a public street that does not abut properties zoned RSF-1 thru RSF-6, RMF-6, RMF-12, RMF-16, RT, VR, MH, TTRVC and PUD or are residentially used. ii. A buffer yard of not less than 150 feet in width shall be provided along each boundary of the site which abuts any residentially zoned or used property, and shall contain an Alternative B type buffer as defined within section 4.06.00. Such buffer and buffer yard shall be in lieu of front, side, or rear yards on that portion of the lot which abuts those districts and uses identified in subsection 2.03.01 A.1.b. 4 i. above. iii. The facility shall emit no noxious, toxic, or corrosive dust, dirt, fumes, vapors, or gases which can cause damage to human health, to animals or vegetation, or to other forms of property beyond the lot line of the use creating the emission. iv. A site development plan shall be provided in accordance with section 10.02.03 5. Excavation and related processing and production subject to the following criteria: i. The activity is clearly incidental to the agricultural development of the property. ii. The affected area is within a surface water management system for agricultural use as permitted by the South Florida Water Management District (SFWMD). iii. The amount of excavated material removed from the site cannot exceed 4,000 cubic yards. Amounts in excess of 4,000 cubic yards shall require conditional use approval for earthmining, pursuant to the procedures and conditions set forth in LDC section 10.08.00 and the Administrative Code. 6. Guesthouses, subject to section 5.03.03 7. Private boathouses and docks on lake, canal or waterway lots, subject to section 5.03.06 8. Use of a mobile home as a temporary residence while a permanent single-family dwelling is being constructed, subject to the following: Carroll 8v Carroll 6347 Revort Addenda i. Receipt of a temporary use permit from the Development Services Director, pursuant to section 5.04.04, that allows for use of a mobile home while a permanent single-family dwelling is being built; ii. Assurance that the temporary use permit for the mobile home will expire at the same time of the building permit for the single-family dwelling, or upon the completion of the single-family dwelling, whichever comes first; iii. Proof that prior to the issuance of a final certificate of occupancy for the single-family dwelling, the mobile home is removed from the premises; and iv. The mobile home must be removed at the termination of the permitted period. 9. Use of a mobile home as a residence in conjunction with bona fide agricultural activities subject to the following: i. The applicant shall submit a completed application to the site development review director, or his designee, for approval of a temporary use permit to utilize a mobile home as a residence in conjunction with a bona fide commercial agricultural activity as described in subsection 2.03.01 A.1.2. Included with this application shall be a conceptual plot plan of the subject property depicting the location of the proposed mobile home; the distance of the proposed mobile home to all property lines and existing or proposed structures; and, the location, acreage breakdown, type and any intended phasing plan for the bona fide agricultural activity. ii. The receipt of any and all local, state, and federal permits required for the agricultural use and/or to place the mobile home on the subject site including, but not limited to, an agricultural clearing permit, building permit(s), ST permits, and the like. iii. The use of the mobile home shall be permitted on a temporary basis only, not to exceed the duration of the bona fide commercial agricultural activity for which the mobile home is an accessory use. The initial temporary use permit may be issued for a maximum of three years, and may, upon submission of a written request accompanied by the applicable fee, be renewed annually thereafter provided that there is continuing operation of the bona fide commercial agricultural activities. iv. The applicant utilizing, for the bona fide commercial agricultural activity, a tract of land a minimum of five acres in size. Any property lying within public road rights -of -way shall not be included in the minimum acreage calculations. v. A mobile home, for which a temporary use permit in conjunction with a bona fide commercial agricultural activity is requested, shall not be located closer than 100 feet from any county highway right-of-way line, 200 feet from any state highway right-of- way, or 500 feet from any federal highway right-of-way line. 10. Recreational facilities that serve as an integral part of a residential development and have been designated, reviewed and approved on a site development plan or subdivision master plan for that development. Recreational facilities may include but are not limited to golf course, clubhouse, community center building and tennis facilities, parks, playgrounds and playfields. c. Conditional uses. The following uses are permitted as conditional uses in the rural agricultural district (A), subject to the standards and procedures established in LDC section 10.08.00 and the Administrative Code. Extraction or earthmining, and related processing and production not incidental to the agricultural development of the property. NOTE: "Extraction related processing and production" is not related to "Oil extraction and related processing" as defined in this Code. 2. Sawmills. 3. Zoo, aquarium, aviary, botanical garden, or other similar uses. 4. Hunting cabins. 5. Aquaculture for nonnative or exotic species, subject to Florida Fish and Wildlife Conservation Commission permits. Carroll 8v Carroll 6347 Report Addenda 6. Wholesale reptile breeding or raising (venomous) subject to the following standards; Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located at a minimum of 100 feet away from any lot line. 7. Churches. 8. Private landing strips for general aviation, subject to any relevant state and federal regulations. 9. Cemeteries. 10. Schools, private. 11. Child care centers and adult day care centers. 12. Collection and transfer sites for resource recovery. 13. Communication towers above specified height, subject to section 5.05.09 14. Social and fraternal organizations. 15. Veterinary clinic. 16. Group care facilities (category I and II); care units; nursing homes; assisted living facilities pursuant to § 400.402 F.S. and ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to § 651 F.S. and ch. 4-193 F.A.C., all subject to section 5.05.04 when located within the Urban Designated Area on the Future Land Use Map to the Collier County Growth Management Plan. 17. Golf courses and/or golf driving ranges. 18. Oil and gas field development and production subject to state field development permits. 19. Sports instructional schools and camps. 20. Sporting and recreational camps. 21. Retail plant nurseries subject to the following conditions: i. Retail sales shall be limited primarily to the sale of plants, decorative products such as mulch or stone, fertilizers, pesticides, and other products and tools accessory to or required for the planting or maintenance of said plants. ii. Additionally, the sale of fresh produce is permissible at retail plant nurseries as an incidental use of the property as a retail plant nursery. iii. The sale of large power equipment such as lawn mowers, tractors, and the like shall not be permitted in association with a retail plant nursery in the rural agricultural district. 22. Asphaltic and concrete batch making plants subject to the following conditions: i. Asphaltic or concrete batch making plants may be permitted within the area designated agricultural on the future land use map of the future land use element of the growth management plan. ii. The minimum site area shall not be less than ten acres. iii. Principal access shall be from a street designated collector or higher classification. iv. Raw materials storage, plant location and general operations around the plant shall not be located or conducted within 100 feet of any exterior boundary. v. The height of raw material storage facilities shall not exceed a height of fifty (50) feet. vi. Hours of operation shall be limited to two (2) hours before sunrise to sunset. vii. The minimum setback from the principal road frontage shall be 150 feet for operational facilities and seventy-five (75) feet for supporting administrative offices and associated parking. Carroll 8v Carroll 6347 Addenda viii. An earthen berm achieving a vertical height of eight feet or equivalent vegetative screen with eighty (80) percent opacity one (1) year after issuance of certificate of occupancy shall be constructed or created around the entire perimeter of the property. ix. The plant should not be located within the Greenline Area of Concern for the Florida State Park System as established by the Department of Environmental Protection (DEP): within the Area of Critical State Concern as depicted on the Future Land Use Map GMP; within 1,000 feet of a natural reservation; or within any County, State or federal jurisdictional wetland area. 23. Cultural, ecological, or recreational facilities that provide opportunities for educational experience, eco-tourism or agri-tourism and their related modes of transporting participants, viewers or patrons where applicable, subject to all applicable federal, state and local permits. Tour operations, such as, but not limited to airboats, swamp buggies, horses and similar modes of transportation, shall be subject to the following criteria: i. Permits or letters of exemption from the U.S. Army Corps of Engineers, the Florida Department of Environmental Protection, and the South Florida Water Management District shall be presented to the planning services director prior to site development plan approval. ii. The petitioner shall post the property along the entire property line with no trespassing signs approximately every 300 yards. iii. The petitioner shall utilize only trails identified and approved on the site development plan. Any existing trails shall be utilized before the establishment of new trails. iv. Motor vehicles shall be equipped with engines which include spark arrestors and mufflers designed to reduce noise. v. The maximum size of any vehicle, the number of vehicles, and the passenger capacity of any vehicle shall be determined by the board of zoning appeals during the conditional use process. vi. Motor vehicles shall be permitted to operate during daylight hours which means, one hour after sunrise to one hour before sunset. vii. Molestation of wildlife, including feeding, shall be prohibited. viii. Vehicles shall comply with state and United States Coast Guard regulations, if applicable. ix. The board of zoning appeals shall review such a conditional use for tour operations, annually. If during the review, at an advertised public hearing, it is determined by the board of zoning appeals that the tour operation is detrimental to the environment, and no adequate corrective action has been taken by the petitioner, the board of zoning appeals may rescind the conditional use. 24. Agricultural activities on parcels less than 20 acres in size: i. animal breeding, raising, training, stabling, or kenneling. ii. dairying; iii. livestock raising; iv. milk production; v. poultry and egg production; and vi. ranching. 25. The commercial production, raising or breeding of exotic animals, other than animals typically used for agricultural purposes or production, subject to the following standards: Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such animals shall be located a minimum of 100 feet from any lot line. 26. Essential services, as set forth in subsection 2.01.03 G. Carroll 8v Carroll 6347 Report Addenda 27. Model homes and model sales centers, subject to compliance with all other LDC requirements, to include but not limited to section 5.04.04 28. Ancillary plants. d. Prohibited uses. 1. Owning, maintaining or operating any facility or part thereof for the following purposes is prohibited: a) Fighting or baiting any animal by the owner of such facility or any other person or entity. b) Raising any animal or animals intended to be ultimately used or used for fighting or baiting purposes. c) For purposes of this subsection, the term baiting is defined as set forth in § 828.122(2)(a), F.S., as it may be amended from time to time. Carroll 8v Carroll 6347 Addenda Mobile home Overlay (MHO). The (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when the requirements and procedures of this section are met. Carroll 8v Carroll 6347 Addenda 2.03.08 Rural Fringe Zoning Districts A. Rural Fringe Mixed -Use District (RFMU District). Purpose and scope. The purpose and intent of the RFMU District is to provide a transition between the Urban and Estates Designated lands and between the Urban and Agricultural/Rural and Conservation designated lands farther to the east. The RFMU District employs a balanced approach, including both regulations and incentives, to protect natural resources and private property rights, providing for large areas of open space, and allowing, in designated areas, appropriate types, density and intensity of development. The RFMU District allows for a mixture of urban and rural levels of service, including limited extension of central water and sewer, schools, recreational facilities, commercial uses, and essential services deemed necessary to serve the residents of the RFMU District. The innovative planning and development techniques which are required and/or encouraged within the RFMU District were developed to preserve existing natural resources, including habitat for listed species, to retain a rural, pastoral, or park -like appearance from the major public rights -of -way, and to protect private property rights. a. Establishment of RFMU Zoning Overlay District. In order to implement the Rural Fringe Mixed Use District (RFMUD) designation in the Future Land Use Element (FLUE) of the GMP, the RFMU District shall be designated as "RFMUD" on the Official Zoning Atlas and is hereby established. The RFMU District replaces the underlying zoning district where that underlying zoning district is A, Rural Agricultural, except where development standards are omitted in the RFMU District. The County -wide Future Land Use Map is located in the Future Land Use Element of the GMP or can be obtained from the Growth Management Department, located at 2800 N. Horseshoe Drive, Naples, FL 34104. The lands included in the RFMU District and to which LDC section 2.03.08 apply are depicted by the following map: Carroll 8v Carroll 6347 Addenda LEE QOUNTY RURAL FRINGE AREAS H IMMOK EE RD a O w LEE COUNTY OILWELLRII ININ10KALEE RD o m � w O Q O O pew. GOLDEN GATE BLVD Q c,� � z G 0 � J a O RADIC RD TERSTATE-7S DAVIS B V I' �9 O 1 2 4 a Miles s ' Legend A RURAL FRINGE AREA � RURALFRINGE W MIXED USE DISTRICT .] NI O b. Exemptions. The requirements, limitations and allowances of this section shall not apply to, affect or limit the continuation of existing uses. Existing uses shall include: those uses for which all required permits were issued prior to June 19, 2002; or, projects for which a Conditional use has been approved by the County prior to June 19, 2002; or, projects for which a Rezone petition has been approved by the County prior to June 19, 2002 - inclusive of all lands not zoned A, Rural Agricultural; or, land use petitions for which a completed application has been submitted prior to June 19, 2002. The continuation of existing uses shall include on -site expansions of those uses if such expansions are consistent with or clearly ancillary to the existing uses. Hereafter, such previously approved developments shall be deemed to be consistent with the Plan's Goals, Objectives and Policies for the RFMUD, and they may be built out in accordance with their previously approved plans. Changes to these previous approvals shall also be deemed consistent with the Plan's Goals, Policies and Objectives for the RFMUD as long as they do not result in an increase in development density or intensity. C. Ordinance superceded. Ordinance Number 98-17 is hereby expressly superceded. Any development in the area formerly subject to that ordinance shall henceforth conform to the provisions of this Section and all other provisions of this Code that are applicable to development within the RFMU district. 2. RFMU receiving lands. RFMU receiving lands are those lands within the RFMU district that have been identified as being most appropriate for development and to which residential development units may be transferred from RFMU sending lands. Based on the evaluation of available data, RFMU receiving lands have a lesser degree of environmental or listed species habitat value than RFMU sending lands and generally have been disturbed through development or previous Carroll 8v Carroll 6347 Revort Addenda or existing agricultural operations. Various incentives are employed to direct development into RFMU receiving lands and away from RFMU sending lands, thereby maximizing native vegetation and habitat preservation and restoration. Such incentives include, but are not limited to: the TDR process; clustered development; density bonus incentives; and, provisions for central sewer and water. Within RFMU receiving lands, the following standards shall apply, except as noted in LDC subsection 2.03.08 A.1 above, or as more specifically provided in an applicable PUD. 3. Neutral lands. Neutral lands have been identified for limited semi -rural residential development. Available data indicates that neutral lands have a higher ratio of native vegetation, and thus higher habitat values, than lands designated as RFMU receiving lands, but these values do not approach those of RFMU sending lands. Therefore, these lands are appropriate for limited development, if such development is directed away from existing native vegetation and habitat. Within neutral lands, the following standards shall apply: 4. RFMU sending lands. RFMU sending lands are those lands that have the highest degree of environmental value and sensitivity and generally include significant wetlands, uplands, and habitat for listed species. RFMU sending lands are the principal target for preservation and conservation. Density may be transferred from RFMU sending lands as provided in LDC section 2.03.07 D.4.c. All NRPAs within the RFMU district are also RFMU sending lands. With the exception of specific provisions applicable only to NBMO neutral lands, the following standards shall apply within all RFMU sending lands: 5. Specific vegetation standards for the RFMU district. For these specific standards, please refer to section 3.05.07 C. through 3.05.07 E. of this Code. Carroll 8v Carroll 6347 Report Addenda / Carroll & Carroll Real Estate Appraisers & Consultants Timothy W. Sunyog, MAI CERT GEN RZ3288 PROFESSIONAL RECOGNITION State -Certified General Real Estate Appraiser RZ3288 Earned 12-15-08 MAI Designation Appraisal Institute Earned 06-24-15 PROFESSIONAL EXPERIENCE Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL— Principal/Full Time Commercial Real Estate Appraiser, January 2018 - Present Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser, August 2005 -August 2006 & July 2007 — December 2017 Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 - June 2007 Florida Real Estate Sales Associate - February 2014— Present Qualified Expert Witness, Circuit Court EDUCATION Rollins College, Bachelor of Arts — Economics - May 2004 Argus Valuation — DCF Training, February 2012 Continuing Education — Tim Sunyog has met the continuing education requirements of the State of Florida and the Appraisal Institute PROFESSIONAL ASSOCIATIONS Appraisal Institute — Florida Gulf Coast Chapter (President) Appraisal Institute — Leadership Development & Advisory Council (LDAC) Naples Area Board of Realtors CIVIC INVOLVEMENT Education Foundation — Connect Now Initiative Relay for Life Naples Junior Chamber PRACTICE INCLUDES ASSIGNMENTS INVOLVING Vacant Land Agricultural Properties Multifamily Properties Commercial Condos Office Buildings Retail Centers Subdivisions Buy/Sell Decisions Ad Valorem Tax Analysis Litigation Condemnation FEMA 50% Rule Appraisals Churches Industrial Buildings Restaurants Self -Storage Facilities Estate Settlement Carroll & Carroll 6347 Report Addenda •�r'OD RT• Ron DeSantis, Governor STATE OF FLORIDA Melanie S. Griffin, Secretary d b a pr DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISIONS OF CHAPTER 475, FLORI,DA STATUTES t!i--L SUNYOG, TIMOTHY WILLIAM 2805 HORSESHOE DRIVE SOUTH E V SUITE 100 AN A" NAPLES FL 34104 LICENSE NUMBER: RZ3288 EXPIRATION DATE: NOVEMBER 30, 2024 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. Carroll 8v Carroll DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 Carlson Norris 1.17 Acres of Vacant Lard Desoto Blvd S Naples, Florida 34117 Prepared For: Collier County Board of County Commissioners Attention: Roosev a It Leonard, W -AC1 Senior Review Appraiser Real Property Management 3335 Tarniami Trail East, Suite 101 Naples, Florida 34112 Prepared By: 1919 Courtney Drive. Suite 14 Fort Myers, FL 33901 (239) 936-1991 www. ca rl so n n orri 5 . COO DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 L' Carlson Norris Real Estate Valuation Experts Trusted since 1985 April 24, 2023 Collier County Board of Commissioners Attention: Roosevelt Leonard, R/W-AC, Senior Review Appraiser Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Re: 1.17 Acres of Vacant Land Desoto Blvd S Naples, Florida 34117 Our File Number: 23-165-3 PO #4500223050 Dear Mr. Leonard, At your request and authorization, Carlson, Norris and Associates, Inc. have 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 of the subject on an As -Is basis. The interest appraised includes the fee simple estate of the subject property. The subject property is vacant land located off Desoto Blvd S in Naples, Florida. The site is rectangular in shape, contains 1.17 acres or 50,965 square feet and is located along the west side of Desoto Blvd S, north of 1-75. The site is vacant, fully wooded and 100% forested/shrub wetlands. There are no structural improvements. 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, the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA) and Title XI Regulations. 1919 Courtney Drive I Fort Myers, FL 33901 1 Phone 239.936.1991 1 www.carlsonnorris.com DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES April 24, 2023 Page 2 Carlson, Norris and Associates, Inc. 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 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 April 12, 2023 of: TWENTY-NINE THOUSAND DOLLARS.....................................................................($29,000.00). 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, LDSigned b y: ; MAI, AI-GRS, CCIM State -certified general real estate appraiser RZ2623 DocuSigned by: State -registered trainee appraiser R125089 2 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES TABLE OF CONTENTS SUBJECT AERIAL PHOTOGRAPH............................................................................................................ 3 SECTION 1 - SUMMARY OF SALIENT FACTS....................................................................... 5 CONSERVATION FEATURES SUMMARY OVERVIEW........................................................................................... 7 SECTION 2 - PREMISES OF THE APPRAISAL...................................................................... 8 INTENDED USE AND USER OF APPRAISAL........................................................................................................ 8 SCOPEOF WORK.............................................................................................................................................. 8 SALESHISTORY.............................................................................................................................................11 VALUATIONHISTORY......................................................................................................................................12 APPRAISAL ANALYSIS AND REPORT TYPE......................................................................................................12 EXPOSURETIME.............................................................................................................................................12 MARKETINGTIME...........................................................................................................................................13 SECTION 3 - DESCRIPTION OF REAL ESTATE APPRAISED................................................15 COLLIER COUNTY AREA ANALYSIS................................................................................................................15 LOCATIONMAP.............................................................................................................................................. 29 MARKET AREA DESCRIPTION......................................................................................................................... 30 LEGALDESCRIPTION...................................................................................................................................... 32 OWNEROF RECORD...................................................................................................................................... 32 ASSESSEDVALUE AND TAXES....................................................................................................................... 33 SITEDESCRIPTION.......................................................................................................................................... 33 SUBJECT PROPERTY PHOTOGRAPHS............................................................................................................. 39 SECTION 4 - HIGHEST AND BEST USE ANALYSIS............................................................. 41 HIGHEST AND BEST USE AS THOUGH VACANT...............................................................................................41 SECTION 5 - VALUATION OF THE SUBJECT...................................................................... 43 VALUE ESTIMATE BY THE COST APPROACH.................................................................................................43 VALUE ESTIMATE BY THE INCOME APPROACH..............................................................................................43 VALUE ESTIMATE BY THE SALES COMPARISON APPROACH.........................................................................43 SECTION 6 - RECONCILIATION OF VALUE........................................................................ 59 SUMMARY OF VALUE CONCLUSIONS.............................................................................................................. 59 SECTION 7 - CERTIFICATION AND LIMITING CONDITIONS ................................................. 60 CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS, CCIM........................................................................... 60 CERTIFICATION OF HANNAH DWYER...............................................................................................................62 GENERAL ASSUMPTIONS & LIMITING CONDITIONS.........................................................................................64 SECTION 8 -ADDENDA .................................................................................................... 69 SUBJECT AGREEMENT FOR DEED..........................................................................................70 FDEPMAP....................................................................................................................73 WETLANDSMAP.............................................................................................................................................74 SOILMAP....................................................................................................................................................... 75 FLOODMAP....................................................................................................................................................76 APPRAISERSLICENSES................................................................................................................................. 77 QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS, CCIM......................................................................... 78 QUALIFICATIONS OF HANNAH DWYER............................................................................................................ 80 4 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Section 1 -Summary of Salient Facts Property Reference: Property Type: Property Address Report Format: Date Of Inspection: Date Of Value: Date Of Report: Real Estate Interest Appraised: 41560600006 Vacant Land Desoto Blvd S Naples, Florida 34117 Appraisal Report April 12, 2023 April 12, 2022 April 24, 2023 Fee Simple Purpose Of Appraisal: The purpose of this appraisal is to provide our estimate of the "as is" market value of the fee simple interest of the subject property for our client according to the reporting standards of the Uniform Standards of Professional Appraisal Practice (USPAP), and subject to the extraordinary assumptions stated herein. Use of the Appraisal: The intended use of the appraisal is to assist the user, the Collier County Board of County Commissioners, in the potential acquisition of the subject property. Intended Users: The intended user of this appraisal is the Collier County Board of County Commissioners. Appraisal Client: The client for this appraisal assignment is the Collier County Board of County Commissioners. Location: The property is located along the west side of Desoto Blvd S, north of 1-75 in Naples, Florida. The subject property can be found in Section 33, Township 49, Range 28, in Collier County, Florida. Site Description: The site is rectangular in shape, contains 50,965 square feet or 1.17 acres and is located along the west side of Desoto Blvd S. The site is fully wooded and is made up of 100% Freshwater Forested/Shrub Wetlands according to the National Wetlands Inventory map. In addition, the USDA Web Soil Survey Map indicates the subject is 100% Cypress Lake Riviera -Copeland find sand. The property is currently vacant and unimproved. The site will be more fully described within the body of the attached report. 5 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Comprehensive Land Use Plan Designation: Estates Designation Zoning Classification: E-Estates Highest And Best Use As The highest and best use for the site would be for low density Vacant: residential development consistent with the comprehensive land use plan classification and zoning classification affecting the property. Highest And Best Use As The subject property is a vacant unimproved parcel and as such Improved: an analysis of the site as improved is not appropriate in this analysis. Market Value Indications Cost Approach: Not Applicable "As Is": Income Capitalization Approach: Not Applicable Sales Comparison Approach: $29,000 Market Value Estimate as of April 12, 2023: $29,000 Appraisal Firm: Carlson, Norris and Associates, Inc. Appraisers Completing Michael Jonas, MAI, AI-GRS, CCIM Report: State -certified general real estate appraiser RZ2623 Hannah Dwyer State -registered trainee appraiser R125089 6 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Conservation Features Summary Overview Project Name: Robert H Gore HI Preserve Appraisal Project Folio numbers with owner(s) of record: 41560600006 Castro, Pedro Juan Perez 4344 22nd Ave SE Naples, FL 34117 Zoning and overlay E-Estates Zoning Considerations for TDR's, PHU, other endangered species: No Was the cost to mitigate wetlands or endangered species taken into consideration? If Yes, provide details. No Scope of proposed mitigation: None Land Area: 1.17 acres or 50,965 square feet Access for the parcel taken into consideration: Yes -Access is from public road Desoto Blvd S Highest and Best Use: Single -Family Residential Date of estimated value: April 12, 2023 Estimated value: $29,000 7 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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 on an "as is" basis, under the reporting requirements of the Uniform Standards of Professional Appraisal Practice (USPAP), as defined by the Appraisal Foundation. Use of the Appraisal: The intended use of this appraisal is the user, the Collier County Board of County Commissioners, in the potential acquisition of the subject property. Intended User of Appraisal: The intended user of the appraisal is the Collier County Board of County Commissioners. Client: The client for this report is the Collier County Board of County Commissioners. Competency of Appraiser: The appraisers' specific qualifications are included within this report. These qualifications serve as evidence of their competence for the completion of this appraisal assignment in compliance with the competency provision contained within the Uniform Standards of Professional Appraisal Practice as promulgated by the Appraisal Standards Board of the Appraisal Foundation. The appraisers' knowledge and experience, combined with their professional qualifications, are commensurate with the complexity of this assignment based on the following: • Professional experience • Educational background and training • Business, professional, academic affiliations and activities The appraiser has previously provided consultation and value estimates for vacant parcels located throughout Southwest Florida. 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 8 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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 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 its STRAP Number, address and legal description. • Extent to which the property was inspected o An inspection of the property being appraised as well as the neighborhood in which it is located was done on April 12, 2023. During the inspection, an inventory of the property attributes was collected based on visual observation. Please note, the appraiser was not able to gain full access to the interior portions of the site and therefore also relied on aerial visuals from the Collier County Property Appraisers website. • 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 As the subject property contains no improvements, the Cost Approach is not considered to be an applicable appraisal tool. 9 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES o Vacant land is not generally purchased for its ability to generate a cash stream; therefore, the Income Approach is not utilized. 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. ■ An investigation of comparable land sales and active listings of similar unimproved properties were utilized. The sales were considered in order to make a comparative analysis which would lead to the completion of the Sales Comparison Approach. 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, the attributes of competitive properties, and sales data for similar properties. 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, Inc. performed an appraisal as defined by the Uniform Standards of Professional Appraisal Practice (USPAP). In this appraisal, Carlson, Norris and Associates, Inc. used the Sales Comparison Approach to develop a reliable value indication. Furthermore, the value conclusion reflects information about the subject and market conditions. The appraisal of the subject parcel 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 appraised in this appraisal are those known as fee simple. 10 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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 is defined in the Agencies' appraisal regulations as: "The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition 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 own 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) Date of Property Inspection: April 12, 2023 Date of Value Estimate "As Is": April 12, 2023 Date of the Report: April 24, 2023 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. There are no sales of the subject property within the past five years. The most recent transfer for the subject occurred on May 26, 2015 and is recorded in an Agreement for Deed in OR Book 5159, Page 3127 for the sum of $12,000; the purchaser is shown as Pedro Juan Perez Castro. A copy of the deed is included in the addenda section of this report. ' Unless otherwise noted, all definitions in italics are taken from The Dictionary of Real Estate Appraisal, Seventh Edition, the Appraisal Institute, Chicago, Illinois (U.S., 2015) 11 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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 has not previously appraised the subject in the past three years, nor have we provided additional services related to the subject property during this time period. 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 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) This appraisal is reported in an Appraisal Report format. Exposure Time: Exposure time is the estimated length of time the property would have been offered prior to a hypothetical market value sale on the effective date of appraisal. It is a retrospective estimate based on an analysis of recent past events, assuming a competitive and open market. It assumes not only adequate, sufficient, and reasonable time but also adequate, sufficient, and reasonable marketing effort. Exposure time is therefore interrelated with appraisal conclusion of value. An estimate of exposure time is not intended to be a prediction of a date of sale or a simple one -line statement. Instead, it is an integral part of the appraisal analysis and is based on one or more of the following: • statistical information about days on the market • information gathered through sales verification • interviews of market participants. 12 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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; • Macroeconomic exposure times for the subject property type across the Subject MSA and the entire United States as published in multiple articles and websites. • Knowledgeable real estate professionals. We have also had numerous discussions with brokers active in the Collier County - Southwest Florida area. All of these persons have indicated the land market has had varying degrees of activity dependent on type and location. We have also had discussions with multiple persons having active listings within the market area. These properties have been on the market from a few months to a few years. The realtors indicated that they have received mixed levels of interest in the properties at the list prices. Based on this information it is our opinion an exposure time of twelve months or less appears to be reasonable and appropriate. This exposure time assumes the subject parcel would have been competitively priced and aggressively promoted within the market area. 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." Marketing time is the period a prospective investor would forecast to sell the subject property immediately after the date of value, at the value estimated. The marketing time is an estimate of the number of months it will require to sell the subject from the date of value, into the future. The anticipated marketing time is essentially a measure of the perceived level of risk associated with the marketability, or liquidity, of the subject property. The marketing time estimate is based on the data used in estimating the reasonable exposure time, in addition to an analysis of the anticipated 13 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES changes in market conditions following the date of appraisal. The future price for the subject (at the end of the marketing time) may or may not equal the appraisal estimate. The future price depends on unpredictable changes in the physical real estate, demographic and economic trends, real estate markets in general, supply/demand characteristics for the property type, and many other factors. 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 months or less. 14 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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 K ,WZ t ak Placid .� och Sl IhCd CG � 0 hc5ound Martin ucsla Gr ovC U. iLa Garda S tl7wcsl Liarlo C Moor �a �7 [idea a s - -adS i r Hes¢b . Ch liigf m a�[ana Sarbe dC5 uii V Ni i 'i.:; •:, H Kin �oini mm�icakc Bemlt r 0 TV F£aes Brow rd r f N•. Cva yiddes tr7,r Mar and' ..,.,..... Marc ......,..., Eves ek L—F dl's --- �� [.ales. I he Ba} dc7 // oridkff iI hlandia Miami liameslc Collier County is located in southwest Florida and was established in 1923 when it was separated from Lee County. Collier County is named for Barron Collier, a New York City advertising mogul and real estate developer who moved to southwest Florida and established himself as a prominent business man and land owner. By the end of the 1920s, 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 II. 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 Collier County 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 includes 307 square miles of water, giving 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 when traveling east in the county. These eastern areas of the county contain a considerable amount of preserved land. There are three 15 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES incorporated cities within the county; namely the City of Naples, the City of Marco Island, and Everglades City. The county is famous for its subtropical climate with average high temperatures ranging from 740 Fahrenheit in January to 900 Fahrenheit in August. The average annual precipitation for the county is 54 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 385,980 people living within according to recent July 2021 Census population estimates, making Collier County Florida's 17th most populous county. Collier County had a population of 321,520 in 2010 and experienced 16.9% growth from 2010 to 2020. 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. Collier County's population is predicted to increase to around 517,000 in year 2045. Chart Al: Coastal Counties Population, 1990 to 2945 Historic and Projected Population 1200 Charlotte, Collier, and Lee Counties 1000 N Nisteric projected Source, Office of Economicand OemographicResearch 16 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Tourism: Tourism is an important industry 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 over 1.5 million visitors in 2021 spent over $1.6 billion dollars, resulting in a total economic impact of over $2.4 billion dollars to Collier County. Collier County enacts a 5% tax on all hotel, campground and vacation rental stays of less than six months. The distribution of tourist development tax dollars is set according to Collier County ordinance. The funds are dispersed as follows; beach related projects with 42.56% of the total Tourist Tax, tourism promotion with 47.85%, and museums with 9.59%. Of the 42.56% for beach related projects, 3.58% is allocated for beach park facilities and the remaining 39.98% is used for nourishment, pass & inlet management. Of the 47.85% for tourism promotion, 33.57% is 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 approximately 1,303 students, and offers 31 major and minor degree programs. The school expects to continue growing in size. The town of Ave Maria is designed to be a compact, walk -able, and self-sustaining, reflecting 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 6,656 acres, of which 113 acres is 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 brought approximately 500 construction jobs to the area and currently employs around 350 workers. Ave Maria has experienced a severe mosquito problem, resulting in the region being sprayed more than 30 times via airplane with pesticides by the Collier Mosquito Control District in 2015, making it the most sprayed area in southwest Florida. A new town has also been proposed in Eastern Collier County. Collier Enterprises received the Rivergrass project through the Collier County Commission on January 28t" 2020, allowing them to begin planning to develop a 1,000-acre township in Eastern Collier County. The plans were stalled as 17 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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 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 the 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 $70,217. Collier County's unemployment rate has continued to decrease since 2020 and was at 2.2 percent as of December 2022, which was slightly lower than in December 2021. 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 resulted in unemployment peaking to 13.5% from only 2.5% in February two months prior. Unemployment remained elevated in the following months. The most recent data from 18 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 2022 shows that the unemployment rate has leveled back out to around 3% and has stayed consistent month to month, though recently the unemployment rate has continued to decrease to around 2.2%. See the table below. 12.5 10.0 7.5 a 5.0 2.5 0.0 Air 2020 Ju12020 Dot 2020 Jan 2021 A.pr2021 Jul 2021 Oa 2021 is^2022 -pr 2022 Jul 2022 Oc 2022 Largest Industries Below is a breakdown of the largest industries In Collier County. Retail Trade Health Care and Social Ass! sta n ce Real Estate and Rental and Leasing Construction Accommodation and Food Services Other Services (except Pubflc Administration) Administrative and Support an Government • Professional, Scientific, and Technical Services Finance and Insurance Collier County's largest employment concentrations continue to be in industries that are fueled by population growth. The Retail Trade industry is the largest with 23,534 industry jobs. Health Care and Social Assistance is second with 23,378, and Real Estate and Rental Leasing is third with 22,378. The Construction industry and Accommodation and Food Services Industry round out the top five largest employers by industry in Collier County. 19 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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 as of 2019 are listed below. lank Company Name Employment NCH Healthcare System** 7,017 Collier County School District 5,604 Collier County Local Government* 5,119 Publix Super Market 3,083 Arthrex, Inc.** 2,500 Walmart 1,480 Ritz Carlton -Naples 1,450 City of Naples 1,169 Physicians Regional 950 0 Mooring Park 888 Taxes: Florida is one of the few remaining states without a personal income tax. The absence of personal income taxes draws many people to Florida. Businesses enjoy additional incentive of low corporate income taxes. The Florida's tax rate of 6% is one of the lowest in the U.S. and far below the 12% levied by some states. The largest share of households in Collier County pay $3,000+ in property taxes. 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 2022 was $185,310,543,961. 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 meaning that generally speaking the cost of living is more expensive in Collier County than the average cost of living throughout the United States. 20 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Specifically, Groceries are at 107.7, Housing is at 140.9, and Health is at 106.7. Below you can see the rest of the table and how it compares to the United States. COST OF LIVING Collier Florida USA Overal 113 103.1 100 Gru" 107.7 102.8 100 Health 106.7 102.3 100 Housing 140.9 101.1 100 Median Home Cast $411,100 $294,900 $291,700 Utilities 98.6 101.3 100 Transportation 88.6 112.6 100 Miscellaneous 109.5 87.6 100 Banking/Interest Rates/Financing: As of February 2023, the prime rate was reported at 7.75%. Approximately one year ago the prime rate was 3.25%. The federal discount rate is most recently reported to be 4.75%; a year ago was also .25%. The federal funds rate is 4.75%, while a year ago was also .25% Currently the benchmark rate for a 30 year fixed loan is 6.36%, a 15 year fixed loan is 5.66%, and a five-year/one-year adjustable arm rate at 5.43%. Prime rate, federal funds rate, COR updated: 2023-02-07 This Week Month Ago Year Ago l lth District Cost of Funds 0.223 0.223 0.223 Federal Discount Rate 4.75 4.5 _ Fed Funds Rate(Current targetrate� 4.75 4.5 0.z� WSJ Prime Rate 7.75 1 _ ...�� 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 21 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES properties requires loans of 60%-75% of commercial properties and 90%-95% financing available for residential properties. Real Estate and Housing: Collier County experienced a significant increase in residential and commercial property values from 2004 through 2006. Several news publications rated Naples as the most over -valued area of the country with respect to residential housing values. The decline in residential property values began in 2006. Inventory levels began to rise as investors and owners positioned themselves to sell at a significant profit. However, buyers were reluctant to purchase any property with a sense that the economy as a whole was headed for trouble. Many investors were not able to meet their carrying costs and properties went into foreclosure. Southwest Florida became the epicenter for residential property foreclosures with communities such as Golden Gate at the forefront of the crisis in Collier County. Residential construction projects in various stages of development were stopped as housing inventories continued to rise and prices began to fall significantly. Southwest Florida thrived on the residential construction industry; and with no homes to build, this industry was quickly decimated. Contractors that supplied this industry typically ran their businesses from various industrial locations in Collier and Lee Counties. This type of property was the first commercial property to be adversely affected with retail and office properties following. There are 24+/- industrial parks and parks of commerce located throughout Collier County. Each park is proximate to Interstate-75 for connection to major air transportation and water ports. Collier County's zoning allows the flexibility of properties of 19 acres or more to be zoned as Research and Technology Parks, which are based on commerce parks and offer advanced infrastructure to attract technology based businesses. New construction building permits are an indicator of health in an economy of a given area. Below is a chart showing single family permits monthly averages from January 2021 to January 2023. In the bottom of the recession in 2009, Collier County fell below 50 permits per month. In Collier County, 206 permits were issued in January 2023, a decrease of 155 permits (43 percent) from January 2022 (see chart below). New construction building permits include houses under construction and therefore reflect jobs in the construction industry. DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES sm 450 Ono sso sm 290 200 150 Ion so 0 New Construction Building Permits Issued by Month - r r r r r r r — r r — N N N N N N N N N N " N " 2 'V N -V N N N '+ N tw N H H H N N 'V ty N n CV M H L 7+ G m 0. — } tS G D - >s C cm t1 7 U G Q z 2 4CCL g� q a 2 lan- 21 Fetr 21 Mar- Apr- 21 21 May- Jun- 21 21 Jul- Aug- 21 21 Sep- Bet- 21 21 Nw- 1 21 Dec- 21 Jan- 22 Feb- Z2 Mar- 22 Apr- Maw 22 22 Jun- 22 lul- 22 Aug- 22 Sep- 22 Cu- 22 Nov- 22 Derr Jan- 22 23 Oiammerrial 7 5 11 8 9t3744(03)3 13 3 4 8 5 7 4 4 4 7 4 4 4 6 S 2 8 ■ Mult}familq 11 19 11 6 J4�445 17 5 6 12 9 10 12 15 3 1 8 Z 2 3 19 29 7 3 ■ 1&3 Family 357 195 386 Al2 2i8 330 2lbfi 295 346 217 333 255 284 316 2a8 Z8d 234 Z79 212 Z19 195 The median closed price of single-family Collier County home sales was $725,000 in January 2023, an increase of $49,001 (7 percent) compared to January 2022. The median price in Collier County has been rising steadily since 2012, with a recent peak in May 2022. See the chart below. $800,000 $750,000 $700,000 $650,000 $600,000 $550,000 $500,000 Median Sales Price 1W or Show Filters: - January 2023 $725,000 Q 0.5% $721,035 change from _ rior Period 7.2% $675,999 carige huin Sarre Period Friar Year $450,000 sales Price is the mid -point (median) $400,000 V value where the price for half of the closed sales is higher and half is lower. $350,000 ^6. N6. 6 1R 1 � Pam. P 10 � � , ti . � . . .LO .IO .y0A.10 ZO .10 ,10 .10 .10 ,10 .10cl. ,10,Cl .t0 .10ti� ,p 10 .y0;,10 �O .,10 � Zo titi ,10 3 23 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Transportation: The infrastructure of the county continues to see improvements. Interstate 75 has been widened to six lanes from Fort Myers to Golden Gate Parkway in Naples. The County recently widened several major corridors such as Immokalee Road, Collier Boulevard, Rattlesnake Hammock Road and Goodlette-Frank Road. East Naples was not overlooked, with road widening projects along Collier Boulevard, Santa Barbara Boulevard and Radio Road. Major north south roads are: US 41, Interstate 75, Airport Pulling Road and Livingston Parkway. The Collier County Government has worked diligently to develop an efficient road system that will accommodate future growth; and it is likely to continue to develop the necessary road infrastructure in the years to come. Southwest Florida International Airport (RSW) in Fort Myers, Florida satisfies the passenger traffic needs for the fast growing population of Southwest Florida. RSW is one of the fastest growing airports in the nation, servicing more than 10 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. Total passenger activity for the Southwest Florida International Airport exceeded 1,100,000 in January 2020, before a historical decrease in traffic in April 2020, when total passengers fell to 53,379 for the month. As we have noted earlier, the COVID-19 pandemic was keeping both Floridians and non -Floridians at home. However, recent statistics show that passenger activity has generally returned to pre-COVID-19 conditions. Total passenger traffic at RSW was 10,343,802 in 2022, up 1.1 percent from the total passenger traffic in 2019. These numbers indicated that the region continues to improve from the dip in passenger activity experienced in April 2020. 24 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES SOUTHWEST FLORIDA INTERNATIONAL AIRPORT (RSW) TOTAL PASSENGERS Source_ Lcc County Port Authority Dcparhncnt oCCommunications and Markcting JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC TOTAL 1983 49,549 73,462 72,491 67,966 52,045 69,837 92,880 115,955 594,185 1984 119,003 145,264 194,287 162,774 95,239 74,839 69,056 75,638 59,129 78,312 110,087 128,309 1,311,937 1985 141,374 178,502 252,168 209,759 132,641 105,550 105,729 104,585 76,252 99,949 121,252 174,208 1,701,969 1986 190,848 217,399 291,152 233,442 153,850 129,823 139,460 146,677 109,977 138,004 172,869 206,047 2,129,548 1987 227,394 283,523 367,799 311,189 117,286 166,567 171,679 166,045 131,943 171,499 222,977 249,162 2,687,053 1988 277,516 344,296 423,866 355A50 129,545 192,604 194,775 185,683 150,424 214,449 269,574 297,942 3,115,124 1989 321,471 366,349 424,953 346.- 1 216,827 196,417 194,298 194,431 160,363 223,199 273,635 302,398 3,231,092 1990 352,907 404,012 501,920 431 1� � 291,345 234,406 226,405 237,382 176,062 240,400 310,104 325,271 3,734,067 1"1 385,045 407,2245 469,963 381,791 242,127 199,281 191,704 193,292 153,405 214,520 269,347 328,819 3,436,520 1992 340,320 335,415 452,125 353,761 241,220 221,217 233,395 223,537 191,768 221,033 284,867 333,503 3,472,661 1993 358,666 409,624 490,243 440,155 275,765 216,392 213,790 216,174 173,005 252,570 313,200 353,174 3,717,753 1994 386,371 432,144 563,626 455.235 291,419 232,057 232,079 234,627 201,421 260,543 338,805 376,741 4,005,067 1995 422,443 447,864 564,559 478355 292,074 242,179 235,412 230,176 187,256 263,465 343,441 391,040 4,098,264 1996 424,429 503,291 600,771 497,808 321,816 262,799 252,172 246,512 193,200 272,850 336,544 405,157 4,317,347 1997 434,199 489,485 615,298 497,060 343,538 276,806 290,098 270,287 214,043 296,371 356,838 413,863 4,477,965 ]99s 4M,928 512,930 615,067 536,563 338,403 287,839 299,991 273,395 212,505 319,621 387,319 433,656 4,667,267 1999 483,370 529,469 660,327 542,397 362,220 309,563 311,150 290,900 242,774 340,743 392,063 432,277 4,897,253 21101) 06,453 551,168 670,815 572,411 392,469 337,616 339,233 315,998 261,012 374,093 449,628 476,816 5,207,212 21101 536,399 539,055 731,399 609,040 421,257 356,206 370,961 350,746 197,561 301,597 389,004 424,483 5,277,708 21102 478,012 559,180 705,181 553,196 399,791 332,341 327,934 309,889 246,369 349,719 430,742 502,789 5,185,043 21103 539,964 600,437 785,510 656,647 443,185 367,535 387,974 357,919 283,411 416,949 504,833 547,299 5,391.068 21104 591,333 7L0,426 861,842 726,340 502,700 443,125 462,743 407,670 319,237 481,945 585,828 643,441 6,736,630 21105 674,915 775,010 1,017,790 816,158 591,146 509,431 509,659 446,244 368,015 479,131 656,638 674,032 7,518,169 21106 725,195 774,929 997,869 847,758 574,963 505,252 502,598 446,415 368,245 513,426 660,658 725,909 7,643,217 24107 783,207 841,727 1,091,425 924,919 603,870 525,25s 535,264 488,539 387,452 537,606 651,495 688,914 8,049,676 24108 7452,316 845,741 1,030,151 934,689 576,143 439,266 502,932 448,667 323,278 492,258 603,3456 691,038 7,603,845 24109 732,851 809,990 985,267 849,915 524,520 461,295 492,063 454,927 359,743 470,931 598,479 676,078 7,415,953 21110 731,739 755,095 996,685 813,329 552,105 476,625 490,227 444,714 374,590 532,025 652,783 694,399 7,514,316 21111 726,322 790,124 1,073,913 907,832 587,633 473,332 457,194 420,105 351,381 469,145 612,470 667,789 7,537,745 21112 704,427 731,849 1,024,221 790,322 531,946 454,044 464,896 421,211 354,640 484,768 658,629 679,672 7,350,625 2013 755,232 827,147 1,115,937 815,978 576,713 473,20s 467,946 414,303 338,175 479,376 639,047 735,739 7,637,801 2014 778,163 962,899 1,147,059 865,554 591,116 479,692 496,472 446,402 366,038 503,243 669,567 765,288 7,970,493 2015 854,953 906,039 1,181,3s2 902,669 602,891 481,512 492,114 454,360 404,045 535,921 720,556 835,359 8,371,SO1 2016 918,929 989,945 1,269,961 900,594 606,833 492,413 484,074 431,729 391,844 550,316 727,634 840,501 9,604,673 2017 892,905 946,079 1,252,124 1,032,783 629,321 528,383 530,428 481,185 327,466 581,317 767,06.4 873,494 9,942,549 21118 965,981 1,053,317 1,379,723 939,957 668,665 546,159 561,039 501,023 413,256 569,553 810,283 959,717 9,373,178 21119 L050,093 1,117,409 1,482,234 1,111,558 725,754 536,319 570,977 526,519 460,369 638,922 376,703 1,077,818 10,225,180 21120 1.132,103 1,241,590 361,221 53,379 143,004 237,706 256,418 231,283 255,926 417,305 5170,468 648,O11 5,478,414 21121 686,563 725,735 1,162,342 1,107,004 946,366 839,377 314,471 647,534 55L,041 769,524 986,908 1,085,569 L0,322,434 2022 L044,816 1,149,618 1,514,046 1,221,628 936,379 663,141 671,225 620,532 515,077 432,667 812,305 962,368 10,343,802 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. 25 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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. Collier County has experienced an increase of 11.73% in budget between FY 2022 and FY 2023. The FY 2023 total net county budget is now $1,959,954,000. Collier County, Florida Fiscal Year 2 02 212 02 3 Summary of Budget by Fund FY 21122 FY 22123 % Fund Adopted AdoWed Budget Total Bud gat by Fund 2,447.796,500 2,706,195,800 10.56% Less: Internal Services 109,198,500 112,206.900 2.75% Interfund Transfers 534,347,200 6345034.900 8.50% Net County Budget 1.754,250,500 1,959,954.004 11.73% Education: The Collier County public school system currently contains a total of 63 schools with 48,000 students and 3,200 teachers. Collier County averages 3,200 graduates per year. The below chart shows more detail with regards to the public -school system. 26 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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 35.9% of the population Age 25+ with a bachelor's degree or higher compared to 30.5% in Florida and 32.9% in the United States. Only 10.1 % of those within Collier County have less than a high school education. Figure 9: Collier County, FL Education Attainment by Level Comparison (Age 25+) ';a No schooling = Less than High School = High School or GED Some college crAssociales Degree Bachelors Degree or higher 100% 0 M ■ ■ 0 . N 50% 0% Go"M Goy"tip Co�KM Go10 Go�r��1 Co�1� GoaKM as`aNes 00\\ wee 1011121 11121 G\ade5 000)�e odapa! 0 0160O SOCIOLOGICAL FACTORS Recreation: Collier County offers a vast array of natural and historical attractions. Places to visit include the 52-acre Naples Zoo, the Collier County Museum, the Big Cypress National Preserve, the Museum of the Everglades, and the Naples Botanical Gardens. In addition to these listed, there are numerous other reserves, museums, zoos, etc that are available for tourists to visit. Healthcare: Within Collier County, there are the Naples Community Hospital, the North Collier Hospital, Regional Heart Institute, NCH Wellness Centers and various other clinics. As the largest county in Florida with a total area of 2,305 square miles, these medical facilities must provide services effectively to the entire county. Helicopter usage cuts critical minutes from transport time. 83.564% of those living within Collier County have health insurance compared to 86.53% throughout Florida and 90.63% throughout the United States. The highest percentage of those without healthcare coverage is from people making $25,000 at 20.3%. 27 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Figure 8: Percent of People with No Insurance by Income Group Figure 1: Percent of People with Health Insurance Ui (f 1i Hendry County Glades County Monroe County Broward County Collier County Lee County Florida Orlando-Deltona-Daytona Beach Charlotte County United States 0% 50% 100% SUMMARY 25°/ 20% 15% 10% 5°/a 0% Collier County Under$25k 1/5 li 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. Despite these many positives, portions of Collier County were greatly affected by the past housing debacle which resulted in a significant number of residential foreclosures. However, trends have been positive in most recent years. The availability of commercial vacant land, the county's numerous natural attractions, and the anticipated future population growth are all positive factors that bode well for this area over the long term. Collier County is considered to be a great place to live. The presence of a wide variety of industries in the area offers residents and potential residents diverse opportunities for employment. A significant amount of land is federally held in conservation in eastern portions of the county. There are also excellent recreational facilities throughout the county, with numerous golf courses, beaches, and parks. 28 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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 4 rxorn rcn Indsantown { Por' Charlotte — Cr.glewood Lakeport Port Mayaca C' — `. Ponta Gorda Palmdale Jb~J Cor6elt Jupiter Babcock Ranch _ WrldVe = Canal Point ManagelTeil Palm Seach Preserve % Moore Haven Pahokee AYsa Gardens Boca Grande O LaBelle Clewiston Vilest Palm (. l Belle Glade Beach Fort Myers Lehigh Acres Montura Cape Coral +0 Captiva Ey ( � Felda �as BBeachn Fort Myers Delray Beach Beach Estero Imnnokaiee Li Boca Raton— Bonita Springs Ave Maria J North Naples C) Pompano Beach Naples Everglades Fort and Francis LV Lauderdale Bi.9 Cypress yP S. Taylor National Wildlife... Hollywoodzs Preserve Marco Island — Everglades '--' City Hialeah 4, F' Miami I@74 ` m 0 Biscayne Homestead Naliorlal Park C111F 29 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Market Area Map 'S4•' h!1 ]I ICI �r �f Y it IflPYNd9 iialden alp WQ5 c y — SllBJfCT [ 1 t- Lely Lely Re r Jed 171E Copeland IV1.1fCL Is 111d ' Goo'_ ar f — t Carneswon Orhap=;, Dismal Key .. T— a Market Area Description: Market area is defined as "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." 30 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Market Area: Boundaries: Northern Immokalee Road Southern US 41 Eastern SR 29 Western Interstate Highway 75 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: • Growth — a period during which the market area gains public favor and acceptance • Stability — a period of equilibrium without marked gains or losses • Decline — a period of diminishing demand • Revitalization — a period of renewal, redevelopment, modernization and increasing demand" 2 It is our opinion that the subject market area is currently in the growth cycle. Recently the market has shown increased activity. Sales and permit activity for commercial and residential construction have been increasing. Public Transportation: Public transportation is provided by Collier Transit Maintenance/Condition: The majority of improvements are well maintained and in good condition. Property Compatibility: There is an established retail, commercial, retail and office area along Airport Pulling Road, Immokalee Road, Pine Ridge Road, Vanderbilt Beach Road, and Tamiami Trail (US-41). Due to the high traffic counts in this area, retail uses include shopping centers, restaurants, and various other single - tenant retailers. Supporting residential abounds along secondary roadways and land uses are primarily single-family residential or multifamily. Generally speaking, agricultural and rural residential use is located east of Interstate Highway 75. Appeal/Appearance: This area has strong appeal. Appearance ranges from mostly newer construction and some older structures with generally good to average appearance. Neighborhood Access: Good access exists from major north -south corridors including Collier Boulevard, Goodlette Frank Road, Livingstone Road, Airport Pulling Road, US-41 (Tamiami Trail), and 1-75. The major east -west corridors include Golden Gate Boulevard, Vanderbilt Beach Road, Pine Ridge Road, and Immokalee Road. Police/Fire: Police: Collier County Sheriff / Fire -rescue: Collier County 2 The Appraisal of Real Estate, Fourteenth Edition, , The Appraisal Institute, Chicago, Illinois (U.S., 2014) 31 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Development Potential: There is residential, agricultural, and commercial zoned vacant land available in the market area. Most exists is to the east portion of the market area. Future commercial development will be seen mainly along US-41, Airport -Pulling Road, Vanderbilt Beach Road, Immokalee Road and Collier Boulevard. Agricultural properties being subdivided into smaller rural residential parcels. Development Trend: Residential and commercial properties have had decreasing vacancies and increasing lease rates. Brokers estimate continued improvement in this area that could lead to new development in the near future. Characteristics of Land Immediate properties in the subject market are mostly agricultural and Usage: residential uses. Supply of Vacant Tracts: Vacant land is available in the market. Demand for Vacant Tracts: The supply appears to be in balance with demand at this time. Neighboring Property Uses: Residential, both single and multi -family, general business, office, retail and agricultural uses. Allowable Uses in the Residential both single and multi -family, general business, office, retail, District: agricultural and governmental uses. Vacancy rates: Commercial/Agricultural: 2% - 5% Single Family: 3% - 8% Interview with market participants: The appraiser was able to speak via phone conversations with real estate brokers who are knowledgeable of the market area. These individuals were contacted to verify sales prices and asking prices of surrounding properties similar to the subject. Specific names and phone numbers of the individuals contacted were found by using the services of LoopNet and CoStar and MILS. For the benefit of the reader, we have listed the names, contact information on the sales exhibits found later in this report. Legal Description: The legal description of the subject was obtained from the most recent deed on file with Collier County Property Appraiser's Office (OR 5159-3127) and displayed as follows: Thr.south $ reel of the N011AL.ISdrT a#Tmet 129. GOLDEN GATE ESTATES flail No. 91-A, aceordleg to the plii Oemr recarded is Plai Rwk 9, Page 9, or the Publk Reco"b or Collier Cou¢ty, Fl"dr. AXA! MSoto Blvd S, N>aphi, FL34117 , .) Owner of Record: According to information obtained from the Collier County Property Appraiser's office and the Collier County Tax Collector's office, the current owner of record for the subject property is listed as follows: 32 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Castro, Pedro Juan Perez 4344 22ns Ave SE Naples, Florida 34117 Assessed Value and Taxes: According to the Collier County Tax Collector's Office the subject property is identified by its Parcel Number 41560600006. For the tax year of 2022 the subject property had combined assessed values of $7,195 at a millage rate of 10.9632 resulting in an annual tax burden of $109.40. Please note the 2020-2022 tax analysis in tabular form that follows. The tax summary chart represents resents a summary of the assessed values, taxable values, ad valorem taxes, non -ad valorem taxes and millage rates. 41560600006 Tax Analysis Year Assessed Value Taxable Value County Millage Rate Ad Valoreum Non -Ad - Valorem Tax Liability 2022 $7,195 $7,195 10.9632 $109.40 $0.00 $109.40 2021 $6,541 $6,541 11.4183 $78.18 $0.00 $78.18 2020 $5,946 $5,946 11.3084 $73.80 $0.00 $73.80 Delinquent Taxes: According to information obtained from the Collier County Tax Collector's office there are no delinquent or outstanding taxes on the subject property. Site Description: We invite your attention to the following aerial and plat maps which shows the relative size, configuration and location of the subject property. This will be followed by general site information and data as well as information on the physical characteristics and economic factors that affect the property. 33 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Subject Aerial Map Plat Map m 80 330 129 � , I i ti 129 zs 1 130 LO 1292 I 4 , I I 126 I ti , O I UT 91A°- ti 128 DD F-H (G TF R'S`T N 34 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES General Site Information Address: Desoto Blvd S, Naples, Florida 34117 Parcel Number: 41560600006 Physical Characteristics of the Site Frontage: Approximately 75 feet along Desoto Blvd S Total Site Area: 1.17 acres or 50,965 square feet per the Collier County Property Appraiser records. We were not provided with a site survey. Shape of Tract: Rectangular Access: The subject has access from Desoto Blvd S, a two-way paved road that leads to Oil Well Rd to the north. Corner Influence: This property is not located on a corner. Utilities to Site: No utilities were observed at the time of inspection. Flood Designation: Flood Zone Code AH, Flood Zone Panel 120067-12021 C0445H, Dated May 16, 2012. See Flood Map in addenda. Easements: Typical utility easements are assumed to exist. Road easement along Desoto Blvd S frontage. Site Improvements: The site has no improvements. Topography: The subject parcel is fully wooded with brush ground covering. According to the National Wetlands Inventory Map the site is 100% Forested/Shrub Wetlands. Additionally, an FDEP informal wetland determination map indicates wetlands as well as depressional soils present on site. The USDA Web Soil Survey indicates the subject is 100% Cypress Lake Riviera -Copeland find sand. Due to the wetlands indicated on the subject property, an Environmental Resource Permit from the Florida Department of Environmental Protection would be required for any activities involving the altercation of surface water flows. Economic Factors Affecting the Site Supply of Vacant Tracts: There is an adequate number of vacant residential/agricultural zoned and residential/agricultural permissible sites located within the immediate and general vicinity of the subject property. Demand for Vacant Tracts: Supply and demand appear to be in -line with each other, although demand has been improving recently. Neighboring Property Uses: Properties located along Desoto Blvd S generally consist of limited semi- rural residential uses. Zoning allows for a maximum of one development unit per 2.25 gross acres Land Use Designation: Estates 35 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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. National Wetlands Inventory: The subject is located in a Freshwater Forested/Shrub Wetland habitat classified as PF01 Cd. Map is displayed below. System Palustrine (P): The Palustrine System includes all nontidal wetlands dominated by trees, shrubs, persistent emergents, emergent mosses or lichens, and all such wetlands that occur in tidal areas where salinity due to ocean -derived salts is below 0.5 ppt. It also includes wetlands lacking such vegetation, but with all of the following four characteristics: (1) area less than 8 ha (20 acres); (2) active wave -formed or bedrock shoreline features lacking; (3) water depth in the deepest part of basin less than 2.5 m (8.2 ft) at low water; and (4) salinity due to ocean -derived salts less than 0.5 ppt. Class Forested (FO): Characterized by woody vegetation that is 6 m tall or taller. Split Subclass Broad -Leaved Deciduous (1) : Woody angiosperms (trees or shrubs) with relatively wide, flat leaves that are shed during the cold or dry season; e.g., black ash (Fraxinus nigra). Water Regime Seasonally Flooded (C) : Surface water is present for extended periods especially early in the growing season, but is absent by the end of the growing season in 36 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES most years. The water table after flooding ceases is variable, extending from saturated to the surface to a water table well below the ground surface. Special Modifier Partially Drained/Ditched (d) : A partly drained wetland has been altered hydrologically, but soil moisture is still sufficient to support hydrophytes. Drained areas that can no longer support hydrophytes are not considered wetland. This Modifier is also used to identify wetlands containing, or connected to, ditches. The Partly Drained/Ditched Modifier can be applied even if the ditches are too small to delineate. The Excavated Modifier should be used to identify ditches that are large enough to delineate as separate features; however, the Partly Drained/Ditched Modifier also should be applied to the wetland area affected by the ditching. Comprehensive Land Use Plan Classification: According to information obtained from the Collier County Planning Development department, the subject site has a comprehensive land use plan classification known as Estates ESTATES DESIGNATION The Estates Land Use Designation is characterized by low density semi -rural residential lots with limited opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some legal non -conforming lots as small as 1.14 acres. Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive of guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation. Generally, the Estates Designation also accommodates future non-residential uses, including: • Conditional uses and essential services as defined in the Land Development Code, except as prohibited in the Neighborhood Center Subdistrict. Also, refer to the Conditional Uses Subdistrict. • Parks, open space and recreational uses. • Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22, 2004, effective October 18, 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.). • Schools and school facilities in the Estates Designation north of 1-75, and where feasible and mutually acceptable, co -locate schools with other public facilities, such as parks, libraries and community centers to the extent possible. Group Housing includes the following type facilities: 37 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES • Family Care Facility if occupied by not more than six (6) persons shall be permitted in residential areas. • Group Care Facility, • Care Units, • Adult Congregate Living Facilities, and • Nursing Homes. All of the above uses shall be consistent with all of the Goals, Objectives and Policies of the Golden Gate Area Master Plan. Zoning Classification: Estates District (E). The purpose and intent of the Estates Zoning 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 density 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 estate 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 or as provided under the Golden Gate Master Plan. Permitted uses include: 1.Single-family dwelling. 2.Family care facilities, subject to section 5.05.04. 3.Essential services, as set forth in section 2.01.03. 4.Educational plants, as an essential service. 38 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Subject Property Photographs View: Looking north along Desoto Blvd S. Subject to the left. Photograph date: April 12, 2023 Taken by: Hannah Dwyer View: Looking south along Desoto Blvd S. Subject to the right. Photograph date: April 12, 2023 Taken by: Hannah Dwyer 39 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Subject Property Photographs View: Looking west at the subject property frontage from Desoto Blvd S. Photograph date: August 1, 2022 Taken by: Hannah Dwyer 40 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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 Use: Factors that impact the legally permissible uses for the subject property include such things as the comprehensive land use plan classification, zoning classification, deed restrictions and government regulations. No specific deed restrictions are known relating to the property. The subject has a comprehensive land use plan classification of Estates and is zoned (E) Estates. Some of the uses permitted include; Low -density residential with limited agriculture, including, but not limited to: single-family dwelling; fruit and vegetable growth for personal consumption ; keeping fowl or poultry (max 25); educational plants as an essential service; keeping horses and livestock (2/acre); recreational facilities that are an integral part of residential development. Residential use is not to exceed 1-DU per/2.25-acres. Due to the wetlands indicated on the subject property, an Environmental Resource Permit from the Florida Department of Environmental Protection would be required for any activities involving the altercation of surface water flows. Physically Possible Uses: The physical aspects of the subject impact legally permissible development. The site has a rectangular configuration containing a total of 50,965 square feet or 1.17 acres of site area, more or less. The property has good frontage of 75 feet on Desoto Blvd S. There are wetlands present on site and the property is fully wooded with brush covering. This 41 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES impacts developability and value for properties of this nature. Currently, no utilities were present on site. The size of the parcel is sufficient to support low density residential use. Economically and Financially Feasible Uses: Typically, the highest and best use analysis is a process to eliminate potential uses. In other words, once the uses that are legally permissible have been determined, consideration of uses which are physically possible will tend to reduce the legally permissible uses or reinforce them. Likewise, consideration of the economic and financial aspects of a given property will tend to further refine the uses which have been previously described as legally permissible and physically possible. The physical characteristics of this property include vacant low density residential along Desoto Blvd S. There is an abundance of Estate zoned vacant land in the immediate area. The most economic and financially feasible uses of the property would be for development of the site as limited agriculture under the permitted uses or for low -density residential development. Maximally Productive Uses: At this point in the highest and best use analysis, the analyst has considered which uses are reasonably considered to be legal, physically possible as well as economically and financially supported. The zoning and land use allow for a range of uses including agricultural such as fruit and vegetable growth for personal consumption and low -density horse and livestock as well as low density residential. Considering the near -by low density residential properties, it is our opinion that low density residential use has the most development potential given the location of the property. 42 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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." Since there are no improvements to consider, the cost approach will not be used in this appraisal. VALUE ESTIMATE BY THE INCOME APPROACH The Income Approach is defined as "A set of procedures through which an appraiser derives a value indication for an income -producing property by converting its anticipated benefits (cash flows and reversion) into property value. 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 Income Approach is widely applied in appraising income -producing properties. Anticipated future income and/or reversions are discounted to a present worth figure through the capitalization process. Since vacant agricultural zoned land is typically not purchased for its ability to generate a positive cash stream, the income approach is not used in this appraisal. VALUE ESTIMATE BY THE SALES COMPARISON APPROACH Sales Comparison Approach is defined as: 'A set of procedures in which a value indication is derived by comparing the property being appraised to similar properties that have been sold recently, then applying appropriate units of comparison and making adjustments to the sale prices of the comparables based on the elements of comparison. The sales comparison approach may be used to value improved properties, vacant land, or land being considered as though vacant, it is the most 43 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES common and preferred method of land valuation when an adequate supply of comparable sales are 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 a property by comparing it with similar properties which have been sold or are currently offered for sale in the same or competing areas. 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 number of the square feet contained within the sale. The subject site is being valued based on highest and best use; and as such, data selection begins by limiting the sales considered to include only those sites with a highest and best use similar to that of the subject. From these sales, only the most similar to the subject in terms of physical and locational characteristics were selected. The appraiser's research uncovered multiple sales of sites considered appropriate for comparison purposes. These transactions were included in the analysis process. The appraiser also considered two active listings. In the analysis process, the analyst will utilize a quantitative procedure. In the initial step the appraiser will utilize a cumulative adjustment for each of the sale properties considering property rights, financing, conditions of sale, expenditures immediately after the sale and market conditions (commonly known as time). As the adjustments are cumulative in nature, they must be performed in the order in which they occur. Next the analyst will utilize a qualitative procedure by considering physical characteristics including location, site size, land use/zoning classification, utilities, access and site condition/topography. After completion of the analysis and adjustment process, the appraiser will estimate an appropriate value per square foot and multiply this by the number of square feet contained within the property in order 44 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES to estimate the market value for the site. This value estimate 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 comparables to that of the subject property. Following this will be a land sales exhibit which will contain land sales data sheets for each transaction utilized in the analysis process showing the relative size, configuration and location of the site as well as the relative information for each individual sales transaction. Following the land sales exhibit will be a pending sale and active listing similar to the subject property followed by a summary chart showing the relevant information for the subject and each of the comparable sales as well as the adjustments and factors which were considered in providing an overall rating for each of the comparable properties. The comparable sales map is displayed below. COMPARABLE SALES MAP 45 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES COMPARABLE1 Property Reference: Property Type: Residential Acreage Vacant Land Address: 1945 Desoto Blvd S Naples, FL 34117 County: Collier Location: West side of Desoto Blvd S STRAP/ID: 41165680007 Grantor: Albert and Lizbhet Checo Grantee: Julia Rodriguez Flores Legal Data: Sale Date: February 03, 2023 Sale Price: $35,000 Sale Price per Sq. Ft.: $0.69 Sale Price per Acre: $29,915 Recording: 6215-90 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: Estates Designation Zoning: E Highest and Best Use: Low -density residential/agricultural CNA Data # 2824 46 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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: 680' x 75' 50,965 square feet, 1.170 acres Rectangular Appears level and wooded No None From Desoto Blvd S Wetlands 100% Depressional $35,000 Cash to Seller $0.69 $29,915 Michelle Thomas -Agent, 239-860-7176 Hannah Dwyer, April 15, 2023 Sold on 10/6/22 for $32,000 Comments: This is a vacant wooded parcel located off the west side of Desoto Blvd S in Naples. The site is unimproved and consists of 100% wetlands according to an informal FDEP wetlands report and DEP report on the property (excludes road ROW). A wetland permit is required in order to develop this land. Zoning allows for low density residential/agricultural uses. The property was previously sold in October of 2022 for $32,000. The property was on the market for 24 days and sold for the asking price. CNA Data # 2824 47 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES COMPARABLE 2 Pronerty Reference: Property Type: Residential Acreage Vacant Land Address: Desoto Blvd S Naples, FL 34117 County: Collier Location: East side of Desoto Blvd S STRAP/ID: 41167400007 Grantor: Jerry Webster Grantee: Blaine and Teresa Aponte Legal Data: Sale Date: October 13, 2022 Sale Price: $20,000 Sale Price per Sq. Ft.: $0.39 Sale Price per Acre: $17,094 Recording: 6181-2739 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: Estates Designation Zoning: E Highest and Best Use: Low -density residential/agricultural CNA Data # 2823 48 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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: 680' x 75' 50,965 square feet, 1.170 acres Rectangular Appears level and wooded No None From Desoto Blvd S Wetlands 100% Depressional $20,000 Cash to Seller $0.39 $17,094 Jerry Webster-Agent/Owner, 239-537-5377 Hannah Dwyer, April 16, 2023 Non-Arm's Length Transaction on 6/1/2022 for $2,000 Comments: This is a vacant wooded parcel located off the east side of Desoto Blvd S in Naples. The site is unimproved and consists of 100% wetlands according to an informal FDEP wetlands report. There is a right of way easement portion of the parcel across Desoto Blvd s. Zoning allows for low density residential/agricultural uses. The property was previously sold in May of 2022 in a non-arm's length transaction for a sum of $2,000. The property was on the market for 24 days. CNA Data # 2823 49 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES COMPARABLE 3 Property Reference: Property Type: Residential Acreage Vacant Land Address: 32nd AVE SE Naples, FL 34117 County: Collier Location: South side of 32nd Ave SE STRAP/ID: 41397520003 Grantor: B & G Landholdings LLC Grantee: Donna Petit -Fort Le -gal Data: Sale Date: October 10, 2022 Sale Price: $29,000 Sale Price per Sq. Ft.: $0.58 Sale Price per Acre: $25,439 Recording: 6181-3039 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: Estates Designation Zoning: E Highest and Best Use: Low -density residential/agricultural CNA Data # 2820 50 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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: 659' x 75' 49,658 square feet, 1.140 acres Rectangular Appears level and wooded No None From 32nd Ave SE Wetlands 96% None Adverse Apparent $29,000 Cash to Seller $0.58 $25,439 Lisa Ann Lagergren-Agent, 609-432-1382 Hannah Dwyer, April 16, 2023 $155,000 on 4/25/22. Part of six parcel sale Comments: This is a vacant wooded parcel located off 32nd Ave SE in Naples. The site is unimproved with 96% wetlands or 1.09 acres according to a DEP report for the property. The uplands portion consists of a small roadside berm area. Zoning allows for low density residential/agricultural uses. The property was previously sold in April of 2022 as part of six parcel sale for $150,000. The property was on the market for 151 days, with a list price starting at $50,000 and decreasing several times before selling at $29,000. The parcel has been listed for sale since December of 2022 for an asking price of $45,000. CNA Data # 2820 51 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES COMPARABLE 4 Property Reference: Property Type: Residential Acreage Vacant Land Address: Everglades Blvd S Naples, FL 34117 County: Collier Location: East side of Everglades Blvd S STRAP/ID: 41287680008 Grantor: Hector Linares-Indv. and Trustee Grantee: Luis Salceiro and Cheila Flores Legal Data: Sale Date: July 18, 2022 Sale Price: $30,000 Sale Price per Sq. Ft.: $0.59 Sale Price per Acre: $25,641 Recording: 6155-55 Interest Conveyed: Fee Simple Deed Conveyed: Warranty Deed Land Use: Estates Designation Zoning: E Highest and Best Use: Low -density residential/agricultural CNA Data # 2825 52 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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: 680' x 75' 50,965 square feet, 1.170 acres Rectangular Appears level and wooded No None From Everglades Blvd S Wetlands 90% 100% Hydric Slough $30,000 Cash to Seller $0.59 $25,641 Kelly Capolino-Agent, 239-877-6700 Hannah Dwyer, April 15, 2023 No sales in prior 5 years Comments: This is a vacant wooded parcel located off the east side of Everglades Blvd S in Naples. The site is unimproved and consists of 90% wetlands according to a DEP report on the property. A wetland permit is required in order to develop this land. Soils are 100% hydric slough. Zoning allows for low density residential/agricultural uses. The two adjacent properties are both developed with single-family residences. The property was on the market for 182 days with an original asking price of $75,000 with little interest before selling at $30,000. CNA Data # 2825 53 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Land Sales Adjustment Analysis - Qualitative Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4 Location Desoto Blvd S Naples 1945 Desoto Blvd S Naples Desoto Blvd S Naples 32nd AVE SE Naples Everglades Blvd S Naples Recording 6215-90 6181-2739 6181-3039 6155-55 Sales Price - $35,000 $20,000 $29,000 $30,000 Sale/Appraisal Date April 12, 2023 February 3, 2023 October 13, 2022 October 10, 2022 July 18, 2022 Parcel Size (sq 50,965 50,965 50,965 49,658 50,965 Parcel Size (Acres) 1.17 1.17 1.17 1.14 1.17 Sale Price - 35000 20000 29000 30000 Sale Price per Square Foot $0.69 $0.39 $0.58 $0.59 Transactional Adjustments Property Rights Fee Simple Fee Simple Fee Simple Fee Simple Financing Cash to Seller Cash to Seller Cash to Seller Cash to Seller Conditions of Sale Arms Length Arms Length Arms Length Arms Length Expenditures Immediately after Sale $0 $0 $0 $0 Market Conditions $0 $0 $0 $0 Adjusted Sale Price $35,000 $20,000 $29,000 $30,000 Adjusted Sale Price per sq. ft. $0.69 $0.39 1 $0.58 1 $0.59 Physical Properties Location Naples Naples Naples Naples Naples Parcel Size (sq 50,965 50,965 50,965 49,658 50,965 Land Use Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Zoning E E E E E Utilities None None None None None Topography/Site Condition Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Access From Desoto Blvd S From Desoto Blvd S From Desoto Blvd S From 32nd Ave SE From Everglades Blvd S Wetlands 100% 100% 100% 96% 90% Permit Required Yes Yes Yes Yes Yes Physical Property Ratings Location Similar Similar Similar Similar Parcel Size Similar Similar Slightly Superior Similar Land Use Similar Similar Similar Similar Zoning Similar Similar Similar Similar Utilities Similar Similar Similar Similar Access Similar Similar Similar Similar Wetlands Similar Similar Similar Similar Permit Required Similar Similar Similar Similar Overall Rating Similar Similar Similar Similar 54 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Adjustment Analysis: The sales were compared to each other individually and collectively as well as being compared to the subject property in order to assist in the adjustment process. Property Rights: "An element of comparison in the sales comparison approach; comparable sales can be adjusted for the effect of differences in the real property rights (fee simple, leased fee, leasehold, easements, or other encumbrances, etc.) involved in the transactions being compared." In this analysis all property rights conveyed were fee simple, no adjustments were necessary. Financing: "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 of the transactions were cash to the seller, no adjustments were necessary. Conditions of Sales: '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 comparable sales are all "arm's length" transactions including no conditions of sale. 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." The appraiser is not aware of any expenditures after sale for the comparables; no adjustment for this factor was required. Market Conditions: "An element of comparison in the sales comparison approach; comparable properties can be adjusted for differences in the points in the real estate cycle at which the transactions occur. Sometimes called a time adjustment because the differences in dates of sale are often compared, although the usage can be misleading because property values do not change merely as the result of the passage of time. " The sales transactions occurred between July 2022 (Sale 4) and February 2023 (Sale 1). Realtors familiar with this market area confirmed that both land and improved property values had been increasing, especially in the subjects immediate neighborhood towards the end of 2021 and early 2022, but have leveled off in recent months. No adjustments were warranted for this category. 55 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Physical Characteristics: 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 site condition. The analyst will utilize a qualitative procedure by considering physical differences in the sales properties when compared to the subject and applying an overall rating of similar, superior or inferior. Location Adjustment: The subject property is located along the west side of Desoto Blvd S in Naples. All of the sales are located within the same immediate neighborhood as the subject and in close proximity. The sales were considered similar in this category. Size: The subject property contains 1.17 acres or 50,965 square feet. Sale 3 was considered slightly superior for its smaller size at 1.14 acres. The remaining sales are all the same size as the subject and considered similar. Land Use Classification: The subject property has a land use classification of Estates Designation. All of the comparable sales have the same land use designation as the subject. Zoning Classification: The subject property is zoned (E) Estates District. All of the comparable sales have the same zoning as the subject. Utilities: The subject site currently has no utilities. This is the same for all of the comparables. Access: The subject property is accessible from frontage along Desoto Blvd S. All of the sales are considered similar to the subject with access through frontage along nearby roadways. Topography/Site Condition: The subject is vacant, fully wooded with ground brush covering. All of the sales are considered similar to the subject in this category. Wetlands: The subject is 100% freshwater forested wetlands with an FDEP wetlands determination map also indicating the entire site as wetlands. The sales have wetland determinations ranging from 90% to 100%. The sales were considered overall similar. Permit Required: Due to the subjects wetlands determination, an ERP (environmental Resource Permit) would be required in order to develop the land. All of the sales are considered similar in this category. 56 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Land Sales Discussion: Following will be a brief discussion of each of the sales utilized in this analysis to estimate the market value for the subject property. Land Sale One is the February 3, 2023 purchase of the vacant site located off Desoto Blvd S, Naples, Florida. The site contains 1.17 acres and was acquired for $35,000 or $0.69 per square foot. Overall, this sale is rated similar to the subject. Land Sale Two is the October 13, 2022 purchase of the vacant site located off Desoto Blvd S in Naples, Florida. The site contains 1.17 acres and was acquired for $20,000 or $0.39 per square foot. Overall, this sale is rated similar to the subject in all categories. Land Sale Three is the October 10, 2022 purchase of the vacant site located off 32nd Ave SE in Naples, Florida. The site contains 1.14 acres and was acquired for $29,000 or $0.58 per square foot. This sale was considered slightly superior for its smaller size but overall, this sale is rated as similar to the subject. Land Sale Four is the July 18, 2022 purchase of the vacant site located off Everglades Blvd S in Naples, Florida. The site contains 1.17 acres and was acquired for $30,000 or $0.59 per square foot. Overall, this sale is rated similar to the subject in all categories. Please note the statistical data from the final adjusted closed sale prices presented below. Reconciliation of Sales Comparison Approach Range of Values Adj. Sales Price Per SF Maximum $0.69 Minimum $0.39 Mean $0.56 Median $0.59 Final PerSq. Ft. Estimate $0.57 Final Analysis: Four sales were utilized in the analysis process. The value indicators show an adjusted range from a low of $0.39 per square foot (Sale 2) to a high of $0.69 per square foot (Sale 1). The mean and median value indications are $0.56 per square foot and $0.59 per square foot, respectively. 57 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES No one sale was considered the most similar to the subject and overall these sales are believed to be the best representations of vacant land in the subject market. Sale One is the most recent sale with Sale 3 having a slightly superior size. All four sales are of the same topography, zoning and land use classification with Sales 1, 2 and 3 being the same size. All of the comparable sales are in close proximity to the subject. The four sales utilized in this report were considered the best available for comparison purposes. Based on all the preceding information it is our opinion the subject property warrants a value of $0.57 per square foot which is near the mean and median values as well as being within the range of sales. Multiplying $0.57 by the 50,965 square feet contained within the subject site provides a value indication of $29,050 or $29,000 rounded. 58 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Section 6 -Reconciliation of Value Summary of Value Conclusions "As -Is" Cost Approach Income Approach Sales Comparison Approach Not Applied Not Applied $29,000 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 references sales of similar properties located in competitive areas in the market area as researched. The sales analyzed provide a range of value indications which supports the final value conclusion. The sales utilized in this analysis provide a range of actual purchase prices for properties considered to be similar to the subject. The appraiser properly considered each of the sales studied as well as the listing 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 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 April 12, 2023 of: TWENTY-NINE THOUSAND DOLLARS Respectfully submitted, ($29,000.00). DocuSigned by: DocuSigned by: (�oUn I� A �t, PW I�w 67A85045E6184E6... SSFDE7990ADA466... Michael Jonas, MAI, AI-GRS, CCIM Hannah Dwyer State -certified general real estate appraiser RZ2623 State -registered trainee appraiser R125089 59 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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.7 • 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 reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute. • The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. • As of the date of this report, Michael Jonas has completed the Standards and Ethics Education Requirements for Candidates of the Appraisal Institute. 60 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES • As of the date of this report, Michael Jonas has completed the continuing education program for Designated Members of the Appraisal Institute. • Michael Jonas has completed the requirements of education for registration through the State of Florida is current until November 30, 2024. • Michael Jonas has not made a personal inspection of the property that is the subject of this report. • 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 appraised the subject in the last three years. He has not provided any other services related to the property in the last three years. • Hannah Dwyer, Registered Appraiser Trainee License: R125089, contributed five hours relating to development, research, inspection, and writing of this report. • I, the supervisory appraiser of a registered appraiser trainee who contributed to the development or communication of this appraisal, hereby accepts full and complete responsibility for any work performed by the registered appraisal trainee named in this report as if it were my own work. Based upon the analysis presented in this appraisal report, it is my opinion the subject property warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its "as is" condition of: TWENTY-NINE THOUSAND DOLLARS.....................................................................($29,000.00). Respectfully submitted, CARLSON, NORRIS & ASSOCIATES DocuSigned by: 67A85045E6184E6... Michael Jonas, MAI, AI-GRS, CCIM State -certified general real estate appraiser RZ2623 61 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Certification of Hannah Dwyer 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 reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute. • The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. • Hannah Dwyer has completed the requirements of education for registration through the State of Florida is current until November 30, 2024. • Hannah Dwyer has made a personal inspection of the property that is the subject of this report. 62 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES • No one has provided significant real property appraisal assistance to the persons signing this report. • 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. • Hannah Dwyer 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. • Hannah Dwyer has not appraised the subject in the last three years. She has not provided any other services related to the property in the last three years. Based upon the analysis presented in this appraisal report, it is my opinion the subject property warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its "as is" condition of: TWENTY-NINE THOUSAND DOLLARS Respectfully submitted, CARLSON, NORRIS & ASSOCIATES DocuSigned by: vW �w 85FDE7990ADA466... Hannah Dwyer State -registered trainee appraiser R125089 ($29,000.00). 63 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES General Assumptions & Limiting Conditions Information Used: No responsibility is assumed for accuracy of information furnished by others or from others, including the client, its officers and employees, or public records. We are not liable for such information or for the work of contractors, subcontractors and engineers. The comparable data relied upon in this appraisal has been confirmed with one or more parties familiar with the transaction unless otherwise noted; all are considered appropriate for inclusion to the best of my factual judgment and knowledge. Certain information upon which the opinions and values are based may have been gathered by research staff working with the appraiser. Names, professional qualifications and extent of their participation can be furnished to the client upon request. Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil: No responsibility is assumed for matters legal in character or nature nor matters of survey, nor of any architectural, structural, mechanical or engineering nature. No opinion is rendered as to the legal nature or condition of the title to the property, which is presumed to be good and marketable. The property is appraised assuming it is free and clear of all mortgages, liens or encumbrances, unless otherwise stated in particular parts of this report. The legal description is presumed to be correct, but I have not confirmed it by survey or otherwise. I assume no responsibility for the survey, any encroachments or overlapping or other discrepancies that might be revealed thereby. I have inspected, as far as possible by observation, the land thereon; however, it was not possible to personally observe conditions beneath the soil or hidden; as a result, no representation is made herein as to such matters unless otherwise specifically stated. The estimated market value assumes that no such conditions exist that would cause a loss of value. I do not warrant against the occurrence of problems arising from any of these conditions. It is assumed that there are no hidden or unapparent conditions to the property, soil, subsoil or structures, which would render them more or less valuable. No responsibility is assumed for any such conditions or for any expense or engineering to discover them. Information relating to the location or existence of public utilities has been obtained through inquiry to the appropriate utility authority, or has been ascertained from visual evidence. No warranty has been made regarding the exact location or capacities of public utility systems. Subsurface oil, gas or mineral rights were not considered in this report unless otherwise stated. Legality of Use: The appraisal is based on the premise that there is or will be full compliance with all applicable Federal, State and local environmental regulations and laws, unless otherwise stated in the report; and that all appropriate zoning, building and use regulations and restrictions of all types have been or will be complied with and required licenses, consent, permits or other authority, whether local, State, Federal and/or private, have been or can be obtained or renewed for the use intended and considered in the value estimate. Component Values: The distribution of the total valuation of this report between land and improvements applies only under the proposed program of utilization. The separate valuations of land and buildings must not be used in conjunction with any other appraisal, and are invalid if so used. 64 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES A report related to an estate that is less than the whole fee simple estate applies only to the fractional interest involved. The value of this fractional interest, plus the value of all other fractional interests, may or may not equal the value of the entire fee simple estate considered as a whole. A report relating to the geographic portion of a larger property applies only to such geographic portion and should not be considered as applying with equal validity to other portions of the larger property or tract. The value for such geographic portions, plus the value of all other geographic portions, may or may not equal the value of the entire property or tract considered as a single entity. All valuations in the report are applicable only under the estimated program of the highest and best use and are not necessarily appropriate under other programs of use. Auxiliary and Related Studies: No environmental or impact studies, special market study or analysis, highest and best use analysis study or feasibility study has been requested or made by us unless otherwise specified in this report or in my agreement for services. I reserve the unlimited right to alter, amend, revise or rescind any of these statements, findings, opinions, values, estimates or conclusions upon any subsequent study or analysis or previous study or analysis that subsequently becomes available to us. Dollar Values, Purchasing Power: The value estimates and the costs used herein are as of the date of the estimate of value. All dollar amounts are based on the purchasing power and price of the United States dollar as of the date of value estimate. Inclusions: Furnishings and equipment or business operations, except as otherwise specifically indicated, have been disregarded, with only the real estate being considered. Proposed Improvements Conditioned Value: For the purpose of this appraisal, on- or off -site improvements proposed, if any, as well as any repairs required, are considered to be completed in a good and workmanlike manner according to information submitted and/or considered by us. In cases of proposed construction, the report is subject to change upon inspection of the property after construction is complete. The estimate of value, as proposed, is as of the date shown, as if completed and operating at levels shown and projected. Value Change, Dynamic Market Influences: The estimated value is subject to change with market changes over time. Value is highly related to interest rates, exposure, time, promotional effort, supply and demand, terms of sale, motivation and conditions surrounding the offering. The value estimate considers the productivity and relative attractiveness of the property both physically and economically in the marketplace. The estimate of value in this report is not based in whole or in part upon race, color or national origin of the present owners or occupants of the properties in the vicinity of the property appraised. In the event this appraisal includes the capitalization of income, the estimate of value is a reflection of such benefits and my interpretation of income and yields and other factors which were derived from general and specific market information. Such estimates are made as of the date of the estimate of value. As a result, they are subject to change, as the market is dynamic and may naturally change over time. The date upon which the value estimate applies is only as of the date of valuation, as stated in the letter of transmittal. The appraisal assumes no responsibility for economic or physical factors occurring at some later date which may affect the opinion stated herein. 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 65 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES estimate as of the date of valuation. There are no guaranties, either written or implied, that the property would sell for the expressed estimate of value. Title Review: Unless otherwise stated, the appraiser has not reviewed an abstract of title relating to the subject property. No title search has been made, and the reader should consult an attorney or title company for information and data relative to the property ownership and legal description. It is assumed that the subject title is marketable, but the title should be reviewed by legal counsel. Any information given by the appraiser as to a sales history is information that the appraiser has researched; to the best of my knowledge, this information is accurate, but not warranted. Management of the Property: It is assumed that the property which is the subject of this report will be under prudent and competent ownership and management over the entire life of the property. If prudent and competent management and ownership are not provided, this would have an adverse effect upon the value of the property appraised. Confidentiality: We are not entitled to divulge the material (evaluation or valuation) content of this report and analytical findings or conclusions, or give a copy of this report to anyone other than the client or his designee, as specified in writing, except as may be required by the Appraisal Institute, as they may request in confidence for ethic enforcement, or by a court of law with the power of subpoena. All conclusions and opinions concerning the analyses as set forth herein are prepared by the appraisers whose signatures appear. No change of any item in the report shall be made by anyone other than the appraiser, and the firm shall have no responsibility if any such unauthorized change is made. Whenever our opinion herein with respect to the existence or absence of fact is qualified by the phrase or phrases "to the best of our knowledge", "it appears" or "indicated", it is intended to indicate that, during the course of our review and investigation of the property, no information has come to our attention which would give us actual knowledge of the existence or absence of such facts. The client shall notify the appraiser of any error, omission or invalid data herein within 10 days of receipt and return of the report, along with all copies, to the appraiser for corrections prior to any use whatsoever. Neither our name nor this report may be used in connection with any financing plans which would be classified as a public offering under State or Federal Security Laws. Copies, Publication, Distribution, Use of Report: Possession of this report, or any copy thereof, does not carry with it the right of publication, nor may it be used for other than its intended use. The physical report remains the property of the firm for the use of the client, with the fee being for the analytical services only. This report may not be used for any purpose by any person or corporation other than the client or the party to whom the report is addressed. Additional copies may not be made without the written consent of an officer of the firm, and then only in its entirety. Neither all nor any part of the contents of this report shall be conveyed to the public through advertising, public relations effort, news, sales or other media without my prior written consent and approval of the client. It has been assumed that the client or representative thereof, if soliciting funds for his project, has furnished to the user of this report complete plans, specifications, surveys and photographs of land and improvements, along with all other information which might be deemed necessary to correctly analyze and appraise the subject property. 66 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES 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. Notwithstanding 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 noncompliance with the requirements of the A.D.A. was not considered in estimating the value of the subject property. This analysis is made in conformity with the requirements with the Uniform Standards of Professional Appraisal Practice and the Standards of Professional Conduct of the Appraisal Institute. Extraordinary Assumption is defined as: "An assumption, directly related to a specific assignment, as of the effective date of the assignment results, which, if found to be false, could alter the appraiser's opinions or conclusions. Extraordinary assumptions presume as fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property, or about conditions external to the property, such as market conditions or trends, or about the integrity of data used in an analysis." An extraordinary assumption may be used in an assignment only if: • It is required to properly develop credible opinions and conclusions. • The appraiser has a reasonable basis for the extraordinary assumption. • Use of the extraordinary assumption results in a credible analysis; and • The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary assumptions. 67 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Please note the following extraordinary assumptions: • A soil analysis for the site has not been provided for the preparation of this appraisal. In the absence of a soil report, it is a specific assumption that the site has adequate soils to support the highest and best use. The analyst is not an expert in area of soils, and would recommend that an expert be consulted. It is assumed that there are no hidden or unapparent conditions to the property, soil, or subsoil, which would render them more or less valuable. Subsurface oil, gas or mineral rights were not considered in this report unless otherwise stated. The analyst is not an expert with respect to subsurface conditions, and would recommend that an expert be consulted. • It is assumed that there are no hazardous materials either at ground level or subsurface. None were noted during the property inspection. The analyst is not an expert in the evaluation of site contamination, and would recommend that an expert be consulted. 68 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Section 8 - Addenda 69 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES SUBJECT AGREEMENT FOR DEED 1"STR 5131146 OR 5159 PG 31ZI RECORDED b/4/Z015 1.44 PH PAGES 1 DIYIGIIT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIUA oocd-35 S29.00 ooc@.70 $84.00 INT0.002 S16.00 REC $27.00 CONS .512.900.00 OBLD 50,000.00 ORA S8.000.00 ?.V=d by and etturlr 10. Michel J. Rich. Esq. ("9907) 7G45 hae rimV x Blyd. fti. My-t, f Wdli 3#90l PAKMF-r17: AIS6060M AGREEMEWrTOR UIEED 4e• �* �4`Y �7 77� ,iGR.E6MFlh rib e1'Ftl.$•err,Florida, ihint�day eiirlay, 201fi byandM—r Terrvtroer. IIJC, a Fkrtida LimlLedi:lahRi mopemy. Etrdna[Itr r�ltd'Stdt1' �hast matting addreu is 1'L) Dux 77151M. Minitd, Phlrida 33127, and Ptdm Jumm Ptrcx Calfrd, wh-=i[ing ad&-, i, PO N. 9963 L3, Nepk% Ffoida 3af16.JerirLiryaLer callod'Qo}xr_ In cnnsideralion of Lhe P 1— bed The mutual P—Li herein cmrmirne4 Lhe Seller whn claim 101F4 re at btfainaller &K imd by Ef Lhrough a deed mcurdcd v Lndre nEwL Number 550WAD I in Lht Puhtk > EM& Of Whitt Cowuy. rhW;dbr dxs butby agree 1n1e11 and mnveylo Buyer, Ibeirheirs, admir-istrotorsand essigma the fol[avrioge)e d raf atate irkmodanee with the U mm cad eandtiew orthls Agrcemrnt and described m] fallows: The Semth 73 fen of I60 Ndrab IND ker: na T-1 129, GOLDEN GATE ESTATFS Ueit Nv_ 91,A.attordlapt0 the p[at !hereof —riled is Plat noolr % P.Le 9, of1&I Publle Records f-Collie Ceoely.31d6da AKA L 6aSma Rlyd & NoPL!I TL 34137 1. PRICF, AND PAYMENT: Buytff St MO pay StBef soh Oic peepaly [be taohart Prim of Teelse Thmnsand 17e1Lea Bred No Carts(#12,OQf1Abj, jo bgX+id 2s fpllm x- A. Tf-B-y -S trati pay the se13era rrmrgdiin IpjU &-T- pyrunl or Flvc&rtdrtd Dollars Pnd NP Cmi3 {SMOAO} at the L4ndes dnf t1k Avnlre uooeipl A which Ls lrrreby IL Buya shall pay an rddirioml 7hrte Thousand Fire Doll— end Vg Cans (Wr 00-4pj at elmirg. C- Ruyef shall rosy all ubsinE cam, Ir*k Act fcollaacs and rideulnent pmvaratim Res eL Cll siOg. 13uyerdal[ Pry Sit addllloml rites, taus, bdteeey Ifa8 and Idle insyfarlee elpan r-d tranrfer of acid poppiy'r, d_ The Boyer shall are Le peyseprptr IQ 5a9tt 21 Ibr rfflf oY Two'liundrd D"Il rs snd Va Cents (52N.N) far Perty F40 iulrateugvt months EM nmcdrg lnly I. 1013. Beyer shill pmrchsse the praprny for Lhe W —e maAnkng trader the Icnw cribm eppeemcrrt- E, 39ynrsM11 M a lmt rer UrTirtY DOWN -d NO Cerris{Si0.Wlf iho mcroshly Po}meM ib rtrrired aflef Ore 5° 4hy afwcb morM. . 2, P'OBSESS!ON:Boyerahe0cvmluruero�.•rpos�ionarthePmnistxmdlnf70tht.temd'eianar eondiliolrs aftho Ag o mvg in braked. 3. TAXFS ANDASSESSMEPrTSi VPWt as mthervlve proriddl Within Lhis Afcemenr, Ompff s ill paps alb Renand atd sptc®1 tams Gars, mmd ckrM including m.-t Im or defy narLm. Lwkd.r of secruim m.Apnrpartyeber Closing Nte. Eerrycr Inter dhel theta w71 be prrwwinn of t-es fe 2015. 77e blsdetl IrnLVW bandit of 310111-Went elregfs in the mount Of -I tg�as pW e. ft shell qe ow of Buyer. BuyrslolIp.ylheiaxesiurdsmamnwmnmth"beGpxdue, IfBrMfgjslapay "ptyfimft for W)n gad s*essmaMS a required htrciq same aha3E be desm it to be an nx of ddbull heraerdQ.?n lheevemr Burrfaili of refinebte pay said lam m Pssmmunrs whendar, SeLlusmay npan fiflem(15) dm nolkc to Byycr pay die mrnf &walr and soid pz3m=t Stull he drxnroi a default_ S, UTILITIE : T1x B.rytr ball pay tl� rxsl of+ll ulilllcs seltile= the phiniees a(1cr tie flu}c _ { rtaxire Pu-mian. Dew rlQcaa io bmfif all udkirs—ins The leerrises 7o ihrlr rm7ic holdinS Solesa harml— Lhereoo. 5. PAYMENTS BY SELILR: Should HwM failia Pay4my ampum ro bepoid by diem Puri! nL 1. this Ageeaneal for, Uns, Lvmmftu or .Mlilie wI,- due, Sellos Shell notify Buyer of this Cis — and should p.ymrcea not be made whh[m f— (5).da}s after pNif6C:Mrerl lhtn Scllrn may Pey —m h --art and 13-yfr 3oill nvw to Saner on dm-4 arc —t sa yid by 5clkr rngtdrv-M imlem_v the rn Frmn the &W of 1rQ• UM by StIRYi tip the dahe m mpormnl by Bwy f at the rate of led r—enl (141%)pertnnna, d- TfU'F ET173r1F.h!€` . $CllefiTBJyM'] erpnmae xill fiuoeleli P" W1dl a Lille guarmlea in Lhc full ahldanl of the Prechmc trice dwvimc Redd and onauteotile tide w IM propclq• on iba Bone VL4 AgKSfTim ii eodrplctfd by the parties_ 7. DIEM: Sben Lhe Puccluaeprimbubrfn paid in full.- yet foreh bbovt, idthcmannaurdattk Limo as rvquimd by tae terms arnd eogdlriom of Lhi, Agre—ere, Ind if Lhe BuW pFsforms ell pUser eoreeams and age —aims requsimd cf said Nrtr by the terers w49vmdisiomoF t Agmr-qt. Scirm, Pr BL"M cM 5h1[ ewnxy ID Buyer deed aed enarirsYbk Ir3le is fee alrolde m the pr nnkps by irmdemhle.nd Lewrdable 6rnerel1raranLy deed, tree and elcvef V I1ioC arrd alownbraax5. a. AWGN ENT @aytr chill nor [s-e the Fkhg to transltrer asaip the-n riphu unary Lhit 70 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Agmemerninany mawrr,dirPL*misrd may,irsdrrdingbum notIimk dtouamsferbydeed,aesignmenr. kw, Ovkrt, 4nd contram W the I11X- 4_ f1FFAL1I.T, Per, muinfallnwrtitsberomi,Igduebtru rderbyBumand01- Cprfonmuwcof all cg*eeanft and coodidafd of tbls AgrCarntnt to hC kept dryly performed by Buyer we cmditipm; prteodont to the poTm mice by sdlrrs artht eorenants and serndiLinm orthls Atittmmt to bt kept and ptrfwmed by Seller. If Buyer 0011 fill roe a PcrW or tlxtx ifA] daw d4* Orey beware dtrs, Ip oar any oflhe sums al` this Conuw sip"" Ia be paid by Beyer tither as installments-0r m acoponl of intern. Lax m%,%wmcrsi, cc insimcc, ar if*: huger fills to prrforin my of th cv4-FmgV and o oeots of 01is Agreenxat — milpalated. ort ifs rani+er.is m*ii31Lel fm 13uyvs.ur Buyers becomca buLkittp6 a4jusls his debts order Mapes 13 of Lute Beetroplcy Apk makes an aaigemnd far me b feflt of eaditms, or almald eapr=15an qr ptgppp" he flirt m amy coral 10 CTAFW ■ray lien an, or claim gpian tbo 4.Min properry aeokLflg to reach (k ieWW a$ $ujTF. that 1)W Sutlers al Chair op[iom m*; declae by notice Io Buyer, the erelEm dWid balaaesr Of (he Purchase Prier+spfificd L7 dill 0an4nct (o bd due end Mallem and tray hY 0Fpaapriett adiae W kw+a: eg�i�y p,{�ed Io enCorte payment 16rseof. l U. MI Ar In cast of failo aF the 116}xr.Io make any of Ibc paymsn[s hcroim cictiRmedh tx any pml Murat ar r1dwe to perfeam aey of ilk cost Ls an &q erx' pert btrcby fordo and "Wed into form pHieil of $rxq� (60} dsrs aflrr due, Oro rvutrecL shell he rurefC ttd and lermlueaied, and (Ira Bui+er >due6 forfeit all payments mm&c, Ind such payments s1 zll 6E reuihtd by 11c Surer, as portiel liquidated da,rx�Ecs, whumi shall halt ibr right to sentry mud lake irm of rbc pjrmh&& aferesaldL wllhout Iteooming liable to an 8c[ion tk-mfam. NoAite Idguiie and of fodei[uas tart tLth hrttby w1h ed_ I I. M1SG A Quit Claim Deed will k trauvted by Buyer In fasnr orseller in he held in co'uxw 1rj the INIC iru> at this onnsaction. if tkme is fafcl7ure W twminarlm of this cmuset for faltum to Woes as noted ebeve the QA Clalm Deal will lit FccodW after malice io Diner, by —6fiC13 mail, reitun R=ipl Iggmmee, hY sdrtt Io Buyers at Buyrft addm3s Thad hcm io. Upon psyraalt in full of Oafs tom and and suhsequenl vesforg of fet smrple Idl* frireh Wrn to Buyer. the aftmewauRitmed Quit Claim Dttd,ill btsancelltdandreu red eotlur,�. 1 $FrNDrNi`,ON F1frRSANi] %JQCESSORS TTsil Apemcu OWL be Lied lig am and %ball inure m the bmerh of the helyd, Mora, edminisixatcas, #uar�aSam Z4 nm4pus of due Panics hcrtlo but emthing om�laured in this PanpWit [hall Fie emnstrvod o a cumurt by Bodes io any ass g=eot or this Rlmtemrni orarsy interestlhese�r bX tlugKrs oxtt}x esprovidtdin.lhihs Jhp�eaheni, Eseh par4y hcrsro shall be bound iacspectim cf priux wpNigio3 cCmurmplsting b1n6rig oilw peso its ra0t si paiarg h"o wJ IFtq m1cme of m Petry bam shall nnl feluam lk cl5tr partitt ke tmL 13. Trm E OF THE F.q;:FIWC: Time is espsesly declared Ip -bc or the e m of [his Agreement. 14. NO PRF PAYMFNT PENALTY: J[ isagreed Oral Ile Ouyershall have Urcpirilcpc at uu,J IimC of p<tyinJF in ad W=$la umPeid baLence urile Otis oonhaet, IDEMPlr WAN iffle lC W%n and other a]5es5.-ncrt31hV "my he eroo, and Procrsing L deed from the m lrrcaapL lW mY psepagd5oot prnahies alattd abvy<, SfJ-Lr.R � � t Wd.Mcm Prin1W144ms� 0�radA 1,,, J4y y saiess J lmfflarxM printed t;asnc ` STATE[Wr•1_rrl DA } .J COUN" CIF 5� ) Btfart me, a N'atary NMic In end fcv tnkl County and Staab pcmpmlly appr,.tr.ed Ike Ib wn ' named Jole t-thtvmrih es r iaeogin Member or Tcrratrm ELC.. 5sho is ptrranally known too- me or Frrpducad a dt'iver't license end who etkeowledged thH he did tign the finepimg ImMLcu rot red (brat tba clone Is his bee art smd deed end Ihm of the t w"m lien. In W i[ness wlrtrcof, ! bava herr■rnte ad my cffie al seal aL�� tbA &V afhuy. �415. M11�tA bldt-1HhA �SotosyJ!'uWic �! f.OUh1susde M FAJ+4^-57 �tPjFtE$ !.'wars tlb- #pt 9 71 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES StaLk— whmm Priioed N Witr�eia !f � � PrinledNrme t p•�C w STATE OFFLORM 1 } COUNTY W Bt ym. ckd:�L Ptdm Jinn PC= dun 69 Befum me, p Notary PAtie 63 C4 %sacra CMCdY end Sack, PkM"'Y a P=wd tho 0-�64t awned Pedro 7aao prm CLum who- is per»m ny kna m to me ar pm&cW a driww s iiaems ead wpa�A&wwledgWdmthedidatomhhefGmgok*insertandthatthbceRffine hkfire actand dxd. ^iu Wltne3e Whereof, t heae hercimta sal rnr o(ric seal at i �' i . Chi€ cP dpr QF Mar, snl s. W .Wm P�mmpe* r 72 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES FDEP Informal Wetland Determination Map/NRCS Hydric Slough Model t - i 67 f 1 - . IDS i19 0 1.07 59 I i I68.. 57 SS .9 101 iug 117 io2 i0$ 5 12 21 37 72 101 ii0 4 13 20 29 f E. 73- 84. 93 100 109 .116 j 45 I 1' 55 14 75 y 3 IIV1 f 3$I 4 53 76 83 i4 BB 11-1 115 DR: tit 2 i5 is 431 , ; 47; 52 77. 82 ff5 98 .111 114 I 4 78 - I 50 > 79 $ 142 143. 49 J suelEcr 96. 97 1i3 112 1 .i6 117 32 33 49 m 14�4 121 122 i23 124 1.25 126 't[v ' i34 133 t34 136 W 137 128 U 131 42ND Aye S 127 W 132 .L.. _ _ [a Legend FDEP Informal Wetland Determinations Data and 1 or Field Conditions Indicate Uplands Data and f or Field Conditions Indicate Site Plan is Needed to Determine Impacts Data and 1 or Field Conditions Indicate Wetlands and Permit Necessary Data and 1 or Field Conditions Indicate Ditches and Permit Necessary The "Determinations" on this figure are from informal pre -application wetland determinations pursuant to Section 373.421(6), F.S., and 62-312.040(7), F.A.C. It does not bind the Department, its agents or employees, nor does it convey any legal rights, expressed or implied. NRCS Hydric Soils Model Depressional oeta Snmrer Sale D"19kOm NRCSIM SOIIGrougngpmpo Slough M Hvxard vamarakI NRCS. v tland daterminatlo Parcel Labels are tram inrwmel pre dppngti0n evaluatlone by FOCP Gi5 data eplay prepared * Coav Coanry are NGGE GMD GIS Section Tract Numbe,5 73 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES NATIONAL WETLANDS MAP U.S. Fishand Wildlife Service National Wetlands Inventory wetlands April 23, 2023 SGM s r7pMaLathe —Y. eq a S— M.:hd hd W@hands base daG ah_ on tris map -All wel>a. A..d data ahoWide Freshwater Emergent Wetland fake be �d n a m wEn me layer metadam ramid � the Wetlands Alepper web acre. Estuarine and Marine �eepwater . Freshwater ForestedlShruh Wetland ❑ Other ❑ Estuarine and Marine Wetland Freshwater Pond I® Riverine NtNW1 pr Vhrlan»InviHWIl Tnis peWw. as pretLad by Ere NWI marper 74 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES USDA SOIL MAP Map Unit Legend Map Unit Symtrol Map Unit Name Acres in A01 Percent of AOI in Cypress Lake -Riviera- 1.8 100-0% Copeland fine sands_ frequently ponded-Urban land association. 0 to 1 percent slopes Totals for Area of IrMrost 1.15 llfto to 75 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES FLOOD MAP 76 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES APPRAISERS' LICENSES LICENSE FOR MICHAEL JONAS, MAI, All Ran DeSantis, Governor Melanie S. Griffin, Sersepry db p' STATE OF FLORIDA DEPARTMENT OF BUSINE55 AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BO THE CERTIFIED GEN ERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISIONS OF CHAPTER 475. FLORII�D;;AA� STATUTES JONAS, MICHAEL PAUL 1929 COURTNEY ORWE STE 14 FORT MYERS FL 34109 L! 1{iMt EXPIRATION DATE:+h10VEMBIER 30, 2024 Always verify licenses online at MyFloridaticense.com Do not alter this document in any form. nvo 1, This Ts your license. It is unlawful for anyone other than the licensee to use this document. ■ tr L� LICENSE FOR HANNAH DWYER Ron DeSantis, Governor Melanie 5. Griffin, Secretary d��on�r STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD THE REGISTERED TRAINEE APPRAISER HEREIN HAS REGISTERED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES kDWYER, HANNAH' 3414 SE 19TH PL V' CAPE CORAL FFLL33339,r04 � l'�1'A17�71it7's". �.:1y LICENSE NUMBER: R125089 EXPIRATION DATE: NOVEMBER 30, 2024 Always verify licenses online at MymridaLicense.com Do not alter this document in any form. �Tt This is your license. It is unlawful for anyone other than the licensee to use this document. ❑■ WZ 77 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 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 BSBA - Finance PROFESSIONAL EDUCATION: Appraisal Institute: National USPAP Update Course, 2012, 2014, 2016, 2020, 2022 Appraisal Institute: 2018 Legislative VALUEvent , 2018 Appraisal Institute: Advanced Income Capitalization, 2003 Appraisal Institute: Advancing the Appraisal Profession, 2019 Appraisal Institute: Analyzing Distressed Real Estate, 2007 Appraisal Institute: Appraisal Laws and Rules, 2000, 2002, 2004, 2020, 2022 Appraisal Institute: Appraisal Report Writing, 2005 Appraisal Institute: Artificial Intelligence, AVMS, 2019 Appraisal Institute: Business Practice and Ethics, 2012, 2016, 2019, 2020 Appraisal Institute: Capital Reserve Studies 2022 Appraisal Institute: Central Florida Real Estate Forum, 2022 Appraisal Institute: Desktop Appraisals 2020 Appraisal Institute: Evaluations for 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, 2011 Appraisal Institute: Florida State Law for Real Estate Appraisers, 2006 Appraisal Institute: Fundamentals of Separating Real Estate, 2012 Appraisal Institute: Insurance Appraisal, 2011 Appraisal Institute: National USPAP Update Course, 2000, 2002, 2004, 2006, 2008, 2010, 2012 Appraisal Institute: Real Estate Damages, 2011 Appraisal Institute: Reappraising, Readdressing, Reassigning, 2007 Appraisal Institute: Review Involving Appraisals by Multiple Appraisers, 2022 Appraisal Institute: Review Theory - General, 2014 Appraisal Institute: Roles/Responsibilities Supervisor/Trainee, 2006, 2008 Appraisal Institute: Specialty Appraisal Continued Education, 2000, 2002, 2004, 2006, 2008, 2012, 2014, 2016 2020, 2022 Appraisal Institute: State Law for Real Estate Appraisers, 2008, 2010, 2012 Appraisal Institute: The Appraiser as an Expert Witness, 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: Continuing Real Estate Education, 2004, 2006, 2021 Bob Hogue: CE for Florida Real Estate Professionals, 2016 CCIM Institute: Financial Analysis Commercial Investment, 2008 CCIM Institute: Financial Analysis for Commercial, 2008 CCIM Institute: Investment Analysis Commercial Investment, 2009 CCIM Institute: Investment Analysis Commercial, 2009 CCIM Institute: Market Analysis Commercial Investment, 2008 CCIM Institute: User Decision Analysis Commercial Industrial, 2009 CLE International: Eminent Domain, 2006 Cooke: CE for Real Estate Professionals, 2015 DPBR: FREAB Board Meeting, 2007 Florida Dept. Revenue: Real Property Appraiser Special Magistrates VAB Training, 2022 78 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES Larson Educational Services: Core Law, 2010 McKissock: Supervisor — Trainee Course for Florida, 2019 NABOR Ethics Training: 2004, 2008, 2012, 2016 EXPERIENCE: 1999 — 2000 Clayton, Roper & Marshall Orlando, FL 2000 — 2001 Chapman & Associates Sarasota, FL 2001 — 2008 Coast Engineering Consultants, Inc Naples, FL 2008 — 2009 Orion Bank. Naples, FL 2009 — 2011 Iberia Bank Naples, FL 2011 — 2014 Integra Realty Resources Naples, FL 2014 — 2016 Capstone Valuation Advisors, LLC Naples, FL 2016 — 2019 MPJ Real Estate Services, Inc. Naples, FL 2019 — Present Carlson, Norris & Associates Fort Myers & Naples, FL 2022 — Special Magistrate, Collier County Value Adjustment Board PROFESSIONAL MEMBERSHIP: Appraisal Institute, Member (MAI / AI-GRS) No. 12480 Certified Commercial Investment Member, CCIM No. 18275 Certification, State Certified General Appraiser RZ2623 Member, Naples Area Board of Realtors State of Florida, Registered Real Estate Broker BK700992 Properties appraised include: subdivisions, retail centers, motels, commercial buildings, industrial buildings, warehouses, mobile home parks, professional offices, medical offices, office/warehouse condominiums, single family homes, duplexes, apartment projects, individual condominium projects, residential lots, acreage, wetlands, special use properties, ranches, conservation easements hotels, marinas, mixed -use subdivisions, regional malls, gas stations, self -storage facilities and eminent domain cases. Appraisal clients include: banks, savings and loan associations, attorneys, corporations, builders, developers, mortgage companies, insurance companies, home transfer companies, private individuals, and local, state and federal government agencies. Qualified as an expert witness in Monroe and Collier County Circuit Court 79 DocuSign Envelope ID: A09D965E-49CE-47CA-992E-A2C940BECC74 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS C A R L S O N, NORRIS & ASSOCIATES QUALIFICATIONS OF HANNAH V. DWYER STATE -REGISTERED TRAINEE APPRAISER R125089 EDUCATION: Western Governors University- Bachelor of Science — Business Administration, Management Expected Graduation- May 2023 PROFESSIONAL EDUCATION: National 15-Hour USPAP Course — September 2020 National Appraising for Supervisors and Trainees- October 2020 Florida Appraisal Law- October 2020 Basic Appraisal Principles — January 2021 Basic Appraisal Procedures — March 2021 Marshall & Swift Commercial Cost Approach Certification- March 2022 National 15-Hour USPAP Course- September 2022 Florida Appraisal Law- October 2022 The Income Approach: An Overview- October 2022 EXPERIENCE: 2021-Present: Carlson, Norris and Associates, Inc. Fort Myers, Florida PROFESSIONAL MEMBERSHIP: Certification - State -Registered Trainee Appraiser R125089 Properties appraised/assisted include: commercial buildings, industrial buildings, warehouses, professional offices, medical offices, office/warehouse condominiums, acreage, multi -family, special use properties, and other miscellaneous properties. 80 40 Carroll & Carroll Real Estate Appraisers & Consultants APPRAISAL REPORT FOR THE CONSERVATION COLLIER PROGRAM AND THE COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS SUBJECT PROPERTY: RICHARD D. BREWER 14.78-ACRES ALONG WILSON BLVD. N. NAPLES, FL 34120 AT THE REQUEST OF: ROOSEVELT LEONARD, R/W-AC SUPERVISOR - REAL PROPERTY MANAGEMENT COLLIER COUNTY FACILITIES MANAGEMENT/REAL PROPERTY 3335 TAMIAMI TRAIL E., STE.101 NAPLES, FL 34112 ASSIGNMENT NO.: 6375-TS APPRAISAL EFFECTIVE DATE: MAY 8, 2023 DATE OF REPORT: MAY 31, 2023 6375 Report Table of Contents Table of Contents SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1 CONSERVATION FEATURES SUMMARY OVERVIEW................................................................. 2 CERTIFICATION..................................................................................................................................... 4 SCOPEOF WORK................................................................................................................................... 6 ESTATEAPPRAISED.............................................................................................................................. 7 DEFINITION OF MARKET VALUE..................................................................................................... 8 ASSUMED EXPOSURE TIME................................................................................................................ 8 AREAINFORMATION.......................................................................................................................... 9 MARKETAREA.....................................................................................................................................19 PROPERTY INFORMATION............................................................................................................... 31 COMBINED SITE DESCRIPTION................................................................................................... 34 SUBJECTPHOTOGRAPHS.............................................................................................................. 37 ENVIRONMENTAL CONTAMINATION.................................................................................... 43 NATURAL RESOURCE CONCERNS............................................................................................ 44 ZONING.............................................................................................................................................. 49 ASSESSMENTAND TAXES............................................................................................................ 53 FLOODZONE DATA....................................................................................................................... 54 TRANSACTIONAL HISTORY........................................................................................................ 55 CURRENTSTATUS........................................................................................................................... 56 HIGHESTAND BEST USE................................................................................................................... 57 CONSIDERATION OF APPROACHES............................................................................................. 58 SALES COMPARISON APPROACH................................................................................................. 59 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 61 VACANT LAND COMPARABLES................................................................................................ 62 LAND SALES ADJUSTMENT GRID.............................................................................................. 70 ESTIMATEOF VALUE......................................................................................................................... 76 ADDENDA............................................................................................................................................. 77 Carroll 8v Carroll 6375 Report Summary of Important Data & Conclusions SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value given is the final, rounded conclusion of the appraisal. To use this summary without first reading the appraisal report could be misleading. PROPERTY INFORMATION Property Identification Richard D. Brewer 14.78 gross acres located along the west side of Wilson Boulevard North, Naples, FL 34120 Property Description A total of 14.78 gross acres located near the southwest corner of Wilson Boulevard North and 47th Avenue NW in Naples, Florida. Property Type Vacant Land Owner of Record Richard D. Brewer Property ID # 38601320106, 38601360001, 38601280000, and 00209681000 CLIENT INFO & VALUE CONCLUSIONS Client Collier County Facilities Management Department Intended Use To assist the Conservation Collier Program and the Collier County Board of County Commissioners. Intended Users Conservation Collier Program and the Collier County Board of County Commissioners. Appraisal Effective Date May 8, 2023 Date of Report May 31, 2023 Date of Inspection May 8, 2023 Purpose of Appraisal Estimate market value "As Is" Estate Appraised Fee Simple Interest Appraised 100% Estimated Market Value $451,000 GENERALINFO Appraiser Timothy W. Sunyog, MAI State -Certified General Appraiser RZ 3288 Scope of Work All applicable approaches to value were developed. EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS None HYPOTHETICAL CONDITIONS None Carroll &, Carroll 1 6375 Report Conservation Summary Overview CONSERVATION FEATURES SUMMARY OVERVIEW Project Name: Brewer Appraisal Project 14.78 gross acres located along the west side of Wilson Boulevard North, Naples, FL 34120 Folio Number & Owner(s) of Record: 38601320106,38601360001,38601280000,and 00209681000 Richard D. Brewer Zoning/Overlays: Parcel #38601320106, 38601360001, 38601280000 E — Estates Parcel #00209681000 "A" — Rural Agricultural District - (NRPA) Natural Resource Protection Area Overlay District Zoning Considerations for TDR's, PHU, other endangered species: N/A Was the cost to mitigate wetlands or endangered species taken into consideration? The majority of the property and the land use covers are various types of wetlands. Portions of the property could be mitigated in order to construct single-family residences. Scope of Proposed Mitigation: N/A Land Area: 14.78 gross acres Access for the Parcel Taken Into Consideration: Full -service access for the 10.69 acres is from Wilson Boulevard North and 47th Avenue NW. The 4.09-acre parcel on the west side of the Corkscrew Canal does not have physical access. Highest and Best Use: The highest and best use of the 10.69 acres is to develop with three or four single-family residences which will require mitigation. The highest and best use of the 4.09 acres on the west side of the Corkscrew Canal be purchased for preservation, conservation, and restoration. Date of Estimated Value: May 8, 2023 Carroll 8v Carroll 2 6375 Report Conservation Summary Overview Estimated Value: $451,000 Carroll 8s Carroll 6375 Report Certification CERTIFICATION I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF: I personally inspected the subject property and the comparable sales. The statements of fact contained in this report are true and correct. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions and our personal, impartial and unbiased professional analyses, opinions and conclusions. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. In the three years immediately prior to acceptance of this assignment I have not performed any services regarding the subject property as appraisers, or in any other capacity. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions and conclusions were developed, and this report was prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. I am also subject to the Code of Ethics and Standards of Professional Practice of the Appraisal Institute, which includes provisions for peer review. The use of this report is subject to the requirements of the State of Florida relating to review by the Florida Real Estate Appraisal Board and to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. No one other than the undersigned prepared the analyses, opinions and conclusions concerning real estate that are set forth in this report. Carroll 8v Carroll 4 6375 Certification As of the date of this report, I have completed the requirements of the continuing education program of the State of Florida, and for Designated Members of the Appraisal Institute. CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 5 6375 Report Scope of Work SCOPE OF WORK All applicable approaches to value were developed and the value conclusion reflects all known information about the subject property, market conditions, and available data. The scope of work was: • Inspected the subject property and the comparable sales • Reviewed aerial photographs, land use plans, the Land Development Code, the Conservation Collier Initial Criteria Screening Report and other documentation • Reviewed how the property relates to its neighborhood and to the broader market area in development of an opinion of highest and best use • Researched vacant land comparable sales, listings, and pending sales • Developed the sales comparison approach • Estimated the market value of the fee simple estate • Prepared an appraisal report summarizing the appraisal assignment, the property appraised, the application of the appraisal methodology, and the logical support for the value conclusion Sources of market data included local and regional MLS systems, Costar, LoopNet, public records, and interviews with real estate brokers. Carroll & Carroll 6 6375 Report Estate Appraised ESTATE APPRAISED The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple Absolute is synonymous with Fee Simple. The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal Institute, defines Fee Simple Estate as: Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. We consider easements, but only to the extent that they are known to us. Appraisal of the fee simple means that an improved property is vacant and available to be put to its highest and best use. Carroll & Carroll 7 6375 Report Definition of Market Value DEFINITION OF MARKET VALUE In United States tax law, the definition of Fair Market Value is found in the United States Supreme Court decision in the Cartwright case: The fair market value is the price at which the property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or to sell and both having reasonable knowledge of relevant facts. United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S. Tax Case. (CCH) 9[ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal estate taxes, at 26 C.F.R. sec. 20.2031-1(b)). ASSUMED EXPOSURE TIME The reasonable exposure time is assumed to have already occurred as of the appraisal effective date. The assumed reasonable exposure time was between 4 and 6 months. Carroll & Carroll 8 6375 Area Anal AREA INFORMATION COLLIER COUNTY ANALYSIS An analysis of geography, transportation, population, employment, income, and education for Collier County is performed using data provided by Site to Do Business, Florida Office of Economic & Demographic, United States Department of Labor, all recognized source(s). .s: ter+ ;firmernn-'AFnrl Mym �61 Shell Paint UIle9 0 Anna n� la_s C.lyo �Bi9gar �' aTr�c'r�arA le& Cdy °Ponta Fiassa . '•��,' San Carins Palk . lhlnnI xnl hel x'-.nFor[ Myer Beads Este1lilo �' VhN a G rcon u[ �qql Sonia ol3onl[al snores SPrings Naples P yanderhill beach Ee[e1Es Vanoe�ti:l 6 . - o nuar Ga!e 5 !I Isles of Cs �ynl I'al�n Hfl�i nn r J- Matcn Isla nee I 30 km 20 mi' nEelales - - �Aa AHlgamr Al49 _sue Alllga[oI AIMas CilY—� -.. — All � Bd FI. lda State r i J " u�•ngr.� vha-n.I _ Mica cukae �,ulndlan Aasnrualian ❑aar nrm - .. — � Jessie .- - ._ .. wills Marl Lnw - ot� I v T&malnl7' I rlendr' o reI c-`. STMB:�NLINE.iamTraal ea_I Prn�cilyo; Swly TOr Sirr To Da 8dsrrtess — GEOGRAPHY Collier County is the most southerly county on Florida's west coast offering mainland coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With 2,025 square miles of land area, it is the largest county in Florida. About 63% of the land area is in public ownership, is set aside for environmental preservation, or is scheduled for public land acquisition. The region enjoys a climate that is classified as subtropical. Summers are relatively mild, and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter, is one that attracts and is enjoyable to most people. The geography of the area runs generally northwest and southeast as indicated by the trend of the coastline. Beaches extend from the northern county line south to Cape Romano and then, as the coastline trends further to the southeast, beaches give over to mangrove islands and swamps. Moving northeastward from the beaches, elevations increase very slowly. Most of the county is less than 15 feet above mean sea level. Although changes in elevation Carroll & Carroll 9 6375 Area Anal are gradual, they are well defined by variations in vegetation. Much of the county is, or was once, wetland. The once plentiful marine resources are largely depleted, but still provide good sport fishing. Population centers include the coastal communities of Naples, Marco Island and Everglades/Chokoloskee. Immokalee, the single large interior community, is in north Collier County and is the agricultural center of the region. POPULATION "The social forces studied by appraisers primarily relate to population characteristics. The demographic composition of the population reveals the potential demand for real estate, which makes the proper analysis and interpretation of demographic trends important in an appraiser's analysis." The total population, it's composition by age and gender, and the rate of household formation and dissolution strongly influence real property values. (The Appraisal of Real Estate 141h Edition) 500,0oo 450,000 400,000 350,000 300,000 250,000 200,000 150,000 100,000 so,000 Collier County Population 2000 2005 2010 2016 2020 2025 2030 2035 2040 Florida Office of Economic & Demograpkic Research and Esri forecasts 2 02 0 Collier County's population has continued to increase year after year. The population has increased 9.24% as of 2020 from 2016. The population forecasts through 2025 calls for a continued steady growth cycle with an estimated 8.93% population growth from 2020 to 2025. Carroll & Carroll 10 6375 Report Area Analysis Collier County for years has been one of the nations' fastest growing counties, historically outperforming the state. Population increases began in 2010, trending once again towards outperforming the state. Strong growth is expected at 5 to 10% annually through 2025. Population Change (State vs County) 30?'0 25°l0 d° a � 20910 U �+ 1596 04 N% a w 5% 0% 2000 2005 2010 2D16 2021 2025 Year Florida Glace of Economic & Demographic Research and Esri forecasts 2020 -Collier County -Florida Collier County is a popular retirement destination. As of 2020, 55.6% of the County's residents are over the age of 45. The 2025 forecasts depict an aging community with 56.2% of the population 45 years of age or older. Population by Age ■ 2010 ❑ 2020 ■ 2025 Oh 5A 10-14 15-24 25-34 35-44 45.54 55-64 65-74 75-54 35+ Age U.S. Cen=5 Bureau, Census 2010 Summary File 1. Ersi forecasts for 2020 and 2025 Carroll 8& Carroll 11 6375 Area Anal EMPLOYMENT Collier County is a largely service based economy with 37.6% of the employees in the leisure, hospitality, education, and health service industries and 21.4% in professional, business, financial and other services. Trade, transportation, & utilities along with government jobs account for 27.9% of the County's employees. Industries such as natural resources/mining, construction, and manufacturing make up only 5.4% of the market. 2020 EMPLOYED BY INDUSTRY- COLLIER COUNTY Mining & Manufacturing Leisure & Hopitality Trade, portation & Rilties Education & Hea Rlh Se"Aces Office of Econamxc & Denwgraphfc Research, www.edr.sfafe fl.us Top 11 Largest Employers Collier County -2019 Rank Company Employees 1 Publix Super Market 8,728 2 NCH Healthcare System 7,017 3 Collier County School District 5,604 4 Collier County Local Government 5,119 5 Arthrex, Inc 2,500 6 Ritz Carlton- Naples 1,450 7 City of Naples 1,169 8 Moorings Park 888 9 News-Press/Naples Daily News 840 10 Physicians Regional 950 11 Seminole Casino 800 Source: www.swfleda.com/top-100-employers/ as reported in 2019 The unemployment rate in Collier County exceeded the state average by a slight margin in the years 2009 and 2010. The unemployment rate then declined through 2016 as the economy improved and, until recently, Collier County's unemployment rates decreased more rapidly the state. Carroll & Carroll 12 6375 Area Anal Unemployntent Rate (County vs State) 2020 2015 2015 2014 2013 2012 2011 2010 2009 0.0% 2_0% 4.0% 6.0% 8.0% 14.0 12.0% 14.0% ■ Colier County ■ State of Florida United Swes E"rfmmuf L4rbnrr8errc rrg11A- yr SfafislicslLAUSwdsricsMfip INCOME Collier County's per capita income and median household income levels are higher than state statistics. The most substantial difference between Collier County and the state is the large percentage difference in household incomes above $100,000 where Collier County exceeds the state by over 9%. Collier County's percentage household incomes ranging from $25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of household incomes under $25,000. Income levels vary greatly within different areas of Collier County, and so, will be discussed in greater detail in the Market Area descriptions. TRANSPORTATION The transportation system reflects local geography, population densities and the primary motivators of tourism, service industry employment, the construction industry, agriculture, and leisure activities. ROADS The earliest roads were coastal, extending from north to south in the early twentieth century with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami Trail because it was built to connect Tampa and Miami. Where it passes through the coastal community US-41 is a four or six lane divided highway with landscaped medians, curb and gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal arterial and one that defines several important boundaries. Often there is a noticeable land value difference east and west of US-41 because the affluent coastal population prefers to shop and trade close to home. As the highway turns southeast from downtown Naples toward Miami the Trail defines the boundary of the coastal management zone which affects Carroll & Carroll 13 6375 Revort Area Anal development densities and storm evacuation requirements. The eastern segment of US-41 is a designated national scenic highway popular with tourists, especially during the winter season as they seek adventure in the Everglades. A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood streets extend into the urban area east and west from US-41. North -south arterials and major collectors are established about one mile apart. From west to east, these include Goodlette-Frank Road, Airport -Pulling Road, Livingston Road, Santa Barbara Boulevard and Collier Boulevard. The east -west grid is spaced about two miles apart; from north to south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84), and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4 lane divided highways. East of Collier Boulevard the road system reflects the economies of scale of Golden Gate Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles east of CR-951, is the principal east -west collector. Everglades Boulevard (2 lane and asphalt surfaced) is the north -south major collector extending south from Immokalee Road 14 miles to the grade separation at I-75 where it continues into the Picayune Strand State Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier County is planning to extend east -west collectors through the Estates along the alignment of Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north -south connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road) north to Golden Gate Boulevard. Interstate highway 75 (I-75) was extended from north to south through Collier County in the mid-1980s along a flood -proof route about five miles inland. Directly east of the City of Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty- one miles east of the coastal community is an interchange at State Road 29; the last interchange in Collier County. Collier County and the FDOT continue to study the feasibility of an interchange at Everglades Boulevard. The advent of I-75 signaled a change in the relationship of Collier County to the rest of Florida and the United States. While US-41 was the only north -south arterial, Collier County was dominated by the conservative mid -western influences of seasonal residents and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road access to Collier was made much more convenient to the northeast via connections with I-4 Carroll & Carroll 14 6375 Revort Area Anal and I-95. This had the effect of broadening Collier's market exposure and it stimulated growth. The extension of I-75 south into Dade County promoted better access for European tourists and made Collier County transient lodging attractive for east coast weekenders. Strategic connections exist where Collier Boulevard and CR-92 extend south and west from US-41 providing access to the City of Marco Island from the greater Naples area and from Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural center of Immokalee with points north, with the Naples coastal community via CR-846, with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which is the western gateway to Everglades National Park and the 10,000 Islands region of Collier's southwest coast. The road transportation system is well planned, well maintained, and operating at acceptable capacity. Ambitious road construction projects undertaken in anticipation of growth projections and funded by impact fees have caught up with development. The road system reflects Collier's position at the southerly limit of development on Florida's west coast. MASS TRANSIT Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes Department, provides inexpensive alternative transportation throughout the county linking major employment centers of Naples with Marco Island and Immokalee. There are several circulation routes with stops at the County government complex, hospitals, and major shopping establishments. The system accommodates bicycle transport and personal items. The same County department administers the Collier Area Para Transit system which provides subsidized transportation services for the disabled and economically disadvantaged. This is a successful and growing system that connects people with jobs, essential services, and shopping while reducing transportation costs and road congestion. AIRPORTS Collier County is supported by a system of five public airports. Southwest Florida International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute drive via I-75 from the Collier center of population. This facility serves the five county southwest Florida regions offering domestic and international air carrier service. It is modern, convenient, and has planned expansion to keep up with regional growth. Naples Municipal Airport (APF) owned by the City of Naples and operated by the independently constituted Naples Airport Authority which derives its revenue principally from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown Naples. It serves the coastal community and is especially convenient to affluent residents Carroll & Carroll 15 6375 Revort Area Anal who own private aircraft, to the corporate convention business of the large beachfront hotels, and to essential services like mosquito control, Emergency Medical Services (EMS), the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @ 5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples airport is tower controlled and fully certified for commercial operations and is home to several aircraft charter services and flight training schools. In 2005, Naples Municipal Airport accommodated 163,434 aircraft operations, a record high. Annual operations decreased by nearly 50% from 2005 to 2011. The total operations for 2020 were 104,479, which is a 5.2% increase from the previous year. Due to its downtown location, Naples airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise abatement measures. The Collier County Airport Authority owns and operates airports at Marco Island, in Everglades City, and at Immokalee. These are primarily funded through fuel sales and hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation facility on the mainland four miles northeast of Marco Island. The single paved runway (17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is available. This airport is convenient to Marco Island residents and to the corporate convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign Trade Zone. To date, the economic potential of this airport is largely unrealized. However, the field is active as a training destination for coastal -based flight schools, it hosts aerial firefighting and crop -dusting operations, and it bases numerous private aircraft. The Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400') supports itinerant coastal traffic and half a dozen -based aircraft. Fuel, a comfortable pilot center and bicycles are available. The aviation community is well supported. The greater Naples area is the beneficiary the winter season influx of corporate executives and affluent individuals who can afford luxury private jet travel. Carroll & Carroll 16 6375 Area Anal MARINE TRANSPORTATION There is no deep -water port and no commercial marine activity other than that associated with commercial fishing, charter sport fishing, and the marine towing services that support the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six feet at mean low water. The US Coast Guard maintains a dredged and well -marked intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island. Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to the Marine Industries Association of Collier County, as of early 2019 there were 22,749 registered vessels in Collier County. Seasonally, excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are scheduled daily. EDUCATION The Collier County School District provides public education to about 51,905 students encompassing grades K-12. There are a total of 48 public schools consisting of 29 elementary, 10 middle, 8 high schools and one K-12 (Everglades City School). There are also 12 alternative school programs. In addition to the public school system there are numerous private schools scattered throughout the county. The Collier County School District continues to receive a "B" grade by the State of Florida Department of Education. By definition, an "A" or 'B" grade delineates high performance. Between 2015 and 2020 the school district had an overall population growth of more than 6,000 students. 52,000 30,000 = 48,000 r u 46,000 W 44,000 3 42,000 40,000 38,000 2020 University Enrollement 2012 Ave Maria University: 1,129 Florida SouthWestern State College: 15,389 Hodges University: 1,676 Florida Gulf Coast University: 15,373 Collier County Public Schools Enrollment 2013 2014 2015 2016 2020 Year h d ip:ll ru smn. c d f i ers cironl s. ca m Collier County is also home to several colleges and accredited universities. Three colleges have campuses in Collier County: Ave Maria University, Hodges University and Florida Southwestern State College (formerly Edison Community College). Ave Maria University is Carroll & Carroll 17 6375 Revort Area Anal a private catholic university that offers both undergraduate and graduate programs including a law school has around 1,129 students. Florida Southwestern State College with campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year degree programs for 15,389 students, and Hodges University is a private four-year college that offers bachelors and master's degrees in 20 disciplines for around 1,676 students. Nearby Florida Gulf Coast University (located in southern Lee County) is one of the state's fastest growing institutions and home to over 15,373 students. CONCLUSION At the southerly limit of urban development on Florida's west coast, Collier County offers the climate, natural resources, and sporting opportunities to support a superb retirement community. The quality of infrastructure, schools, and social services is what one would expect of such an area. We are experiencing a surge in new development projected to take us through the next several years. In the long term, the attractions of the climate and location, and the stability of fixed -account affluence promise continuing prosperity although probably without the strong emphasis on new development. Carroll & Carroll 18 6375 Market Area MARKET AREA Market Area is defined as: "The geographic region from which a majority of demand comes and in which the majority of competition is located." (The Dictionary of Real Estate Appraisal Th Edition) "A market area is defined in terms of the market for a specific category of real estate and thus is the area in which alternative, similar properties effectively compete with the subject property in the minds of probable, potential purchasers and users." (The Appraisal of Real Estate 151h Edition) A market area includes those surrounding land uses which impact the value of a property and it can encompass one or more neighborhoods or districts. An appraiser focuses on the market area in analyzing subject property value influences. BOUNDARIES The subject property is located within the Golden Gate area of Collier County. For appraisal purposes, the Golden Gate or market area boundaries are shown below: Iri�mokal$ Larry Kikar Ereaarva CR HIM Pon roelR mmokRloo.R Boni#a Ave Marla — — I Sprin�a s Naples Park -4 North Naples Vlrts rds Gold -an Gale Florida Na!'; Wlt Na leg East NaplE-s p w Carroll & Carroll 19 6375 Market Area Introduction The portion of Golden Gate within this market area is approximately 157 square miles in size. Three separate land uses are worth noting. Golden Gate City, which is not incorporated, is a 4-square mile development of high residential density consisting of both single-family and multifamily units. Commercial services for this market area are centralized here. The rural estates consist of approximately 116 square miles and is zoned for estate living. This low -density development serves a rural lifestyle desired by many in the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile residential subdivision with commercial support near the Immokalee Road and Randall Boulevard intersection. It is approximately 80% developed with primarily single-family units. Collier County Fairgrounds, a high school, middle school, and elementary school are located here. Demographics for Golden Gate City and rural estates will be discussed separately, where appropriate, Data for Orange Blossom PUD will be included in the rural estate's demographics. Environmental Influences This area is desired because of mild winter weather and rural lifestyle. Even though it is inland from the coast there is still easy access to miles of beaches. The Naples area is one of the very few in Florida that offers adequate public access to a mainland beach. The subtropical weather allows for year-round recreational opportunities. Boating, swimming, riding ATVs, and camping are popular activities. Bicycling, walking and jogging are supported by an extensive network of connected biking and walking paths. Multiple tennis and pickle ball courts are available, as well as fitness centers. Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn to the rural estates because of wooded lots, native vegetation and abundance of wildlife. Agriculture uses are permitted; therefore, equestrian activities are common throughout the estates. Golden Gate City is an urban area served by county parks and a biking/walking path network. Governmental Influences This market area, including Golden Gate City, is governed by Collier County Board of County Commissioners which serves as chief legislative body and five constitutional officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser. County government is managed by a strong county manager structure. Collier County provides services which range from average to high quality. However, Collier County is known for being a difficult county for building and development. The tax burden in Collier County is lower than the national average. Carroll & Carroll 20 6375 Report Market Area County government has zoning, and comprehensive plan ordinances designed to protect the character and values of property; to protect and enhance economic development; and to maintain and enhance the attractive nature of the area. Public services include fire protection, solid waste disposal, potable water, sanitary sewer service and storm water drainage. In some areas of Golden Gate Estates where sanitary sewer is not available, septic systems are permitted. Public/private companies proved adequate services for electricity, cable, and internet. Community support facilities such as schools, parks, churches, shopping, and places of employment are all located within this market area. Collier County Sheriff Department provides a full range of services for Collier County. According to the 2022 statistics listed by the Collier County Sheriff's Office, Collier County has one of the lowest crime rates in Florida. The county averages are representative of conditions in the Golden Gate area. This market area is served by several arterial roadways. All are six -lane divided highways with landscaped medians. Improvements include street lighting and concrete curb and gutter. North -south arterial roadways include Santa Barbara Boulevard which connects Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951) which is a major arterial linking Marco Island in south Collier County with Immokalee Road near the north county line. Development along Collier Boulevard is a mixture of single/multi-family residential, office, light industrial, institutional, and retail. The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles apart, that serve the greater Naples coastal community which lies to the west and has direct access to I-75. East -west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road. Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is mainly developed with single family homes and institutional uses. Golden Gate Parkway and Immokalee Roads have a mixture of single/multi-family residential, office, industrial, institutional, and retail uses. Another east -west arterial is Vanderbilt Beach Road which is a direct connection between the Golden Gate area and the Naples beaches. Construction has begun on the Vanderbilt Beach Road Extension, which will be extended to Wilson Boulevard. Interstate I-75, which connects Collier County to both North Florida and Florida's east coast, serves this entire market area and access is provided by three interchanges. The arterial road system is laid out in a grid pattern that provides adequate traffic flow to all areas of the county. Commercial development exists at every major intersection; but the intersections are designed with proper turns lanes and signaling to provide for adequate Carroll & Carroll 21 6375 Report Market Area traffic movement. The road network easily handles traffic demand in the off-season, May through December. Traffic more than doubles in January, February, March and April because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road network usually handles peak traffic demand without major delays. The rural estates are served by a grid of residential streets and collector roads. The residential streets, which are two-lane roads with open swales, are located every quarter mile. Most these roads are paved; however, some residential streets located along the eastern edge of this market area have yet to be improved. The residential streets feed into collector roads, which connect to the major arterial highway system. The collector roads include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades Boulevard, Randall Boulevard and Oil Well Road. They are four to six -lanes in the more populated areas, transitioning to two -lanes in the eastern section of this market area. Public transportation is provided by a county transit bus service. Naples Municipal Airport is located outside the market area but is easily accessed by any resident of the area. The airport is City owned but operated by the independent Naples Airport Authority. It serves private and commercial aviation, as well as aviation related activities. It supports government services, such as, Mosquito Control District and Collier County Sheriff's aviation unit. Located within the market area is the Paradise Sports Complex developed by Collier County. The 60+ acre site is designed with 19 fields to accommodate football, soccer, field hockey, lacrosse, baseball, and others. There is a 13-acre lake with a beachfront, food -truck area, a market space, a large lawn, a championship stadium with seating capacity for 3,500 and an indoor fieldhouse. The total budget for the project was approximately $80 million dollars. Adjacent to the Paradise Sports Complex will be the proposed Great Wolf Lodge South Florida which is projected to be completed in the spring/summer of 2024. The hotel is situated on 20 acres and will feature 500 family -friendly suites and an expansive 100,000- square-foot indoor water park. Social Influences Golden Gate City is a diverse community of entry level housing. Residents like the small town feel and consider it a safe place to raise a family. Residential is approximately 95% built out. Rural estates are attractive for their quiet country living while being in close proximity to all that the coastal community has to offer. Build out varies in the rural estates from 95% in the western portion of the market area to 40% or less in the southeastern location. Per US Census Bureau forecasts, the 2022 population is 78,769 with a projected growth to 81,893 (0.78% annual growth) by 2027. This area experiences a lower seasonal population increase during the winter months than other areas of Collier County. Carroll & Carroll 22 6375 Report Market Area The median age is 36.7 with 73.7% of the population being 54 and younger. The median household income is $83,679.25.6% have a bachelor's or professional degree and 24.7% have some college education. There is an average degree of community involvement through civic organizations, neighborhood groups, social service organizations and political committees. The Naples cost of living is 11.9% higher than the average cost of living in the United States. Conversely, Florida has a cost of living that is 1% higher than the US average. Of the 25 locations included in the Economic Policy Institute's dataset for Florida, Naples -Marco Island is the 21st most expensive. In Naples, housing is the category with the highest index (21% above national average), while taxes are the category with the lowest index (15% below national average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has some of the highest density of affordable housing units in Collier County, but because of the high cost of living, home values can still be out of reach for many moving into Collier County. One of the main driving forces impacting growth in this area is the quality of schools. This market area has 15 public schools: two high schools, three middle schools, nine elementary schools, and three Charter schools. In addition to the public school system, there are three, faith -based private schools. Economic Influences The population increased 20.07% over the last 12 years or 1,097 people per year. The population is forecasted to increase an additional 3.97% over the next five years for an average of 625 people per year. This trend is consistent with the past twenty years and should continue into the near future as buildout continues along the eastern edge of this market area. The residential population is dominated by working class and young professional residents. Comparatively, incomes within this market area are less than the county average. Development trends: Residential This market area provides a large range in home values from entry level housing to million - dollar estates and is the greatest source of vacant residential lots in the county. Values in Golden Gate City should remain consistent subject only to general market trends. Values in the eastern rural estates will increase as buildout in the units closest to the coast continues. The average home value in the market area is $384,105 which is considerably lower than the County's average home value of $567,449. The total number of households in the market area is 27,440, of which, 69.9% are owner occupied, 22.8% renter occupied and 7.3% vacant. Vacancy includes seasonal rentals. Carroll & Carroll 23 6375 Report Market Area esri® Demographic .. Income Profile Golden Gate/Golden Gate Estates Prepared by Esri Area: 156.97 square miles Summary Census 2010 Census 2020 2022 2027 Population 65,603 76,814 78,769 81,893 Households 20,686 24,657 25,445 26,657 Families 16,441 - 20,032 20,963 Average Household Size 3.17 3.11 3.09 3.07 Owner Occupied Housing Units 14,627 - 19,181 20,466 Renter Occupied Housing Units 6,059 6,263 6,191 Median Age 34.6 36.7 37.6 Trends: 2022-2027 Annual Rate Area State National Population 0.78°% 0.61% 0.25% Households 0,93% 0.62% 0.31% Families 0.91% 0.59% 0.28% Owner HHs 1.31% 0.83% 0.530/6 Median Household Income 4.18% 3.75% 3.12% 2022 2027 Households by Income Number Percent Number Percent <$15,000 1,229 4.8% 876 3.3% $15,000 - $24,999 1,119 4.4°% 796 3.0°% $25,000 - $34,999 1,659 6.5% 1,379 5.2% $35,000 - $49,999 2,554 10.01% 2,230 8.4°% $50,000 - $74,999 4,619 18.2% 3,658 13.7°% $75,000 - $99,999 3,703 14.6% 3,584 13.4% $100,000 - $149,999 6,388 25.1% 8,322 31.2°% $150,000 - $199,999 2,305 9.1°% 3,406 12.8°% $200,000+ 1,868 7.3% 2,406 9.0% Median Household Income $83,679 $102,713 Average Household Income $105,424 $124,226 Per Capita Income $34,223 $40,693 Census 2010 2022 2027 Population by Age Number Percent Number Percent Number Percent 0-4 4,921 7.5% 5,074 6.4% 5,291 6.5% 5-9 4,949 7.5% 5,351 6.8% 5,439 6.6% 10 - 14 5,294 8.1% 5,676 7.2% 5,878 7.2% 15 - 19 5,138 7.8°% 5,111 6.5% 5,259 6.4% 20 - 24 4,232 6.5% 4,786 6.1°% 4,442 5.4% 25 - 34 8,632 13.2% 11,602 14.7% 11,344 13.9% 35 - 44 10,262 15.6% 10,244 13.0% 11,793 14.4% 45 - 54 10,417 15.9°% 10,264 13.0% 9,656 11.8% 55 - 64 6,320 9.6% 10,205 13.0% 10,092 12.3% 65 - 74 3,487 5.3% 6,659 8.5% 7,925 9.7% 75 - 84 1,597 2.4% 3,086 3.9% 3,837 4.7% 85+ 355 0.5% 714 0.9% 937 1.1°% Census 2010 Census 2020 2022 2027 Race and Ethnicity Number Percent Number Percent Number Percent Number Percent White Alone 51,980 79.2% 38,769 50.5% 38,671 49.1% 37,370 45.6% Black Alone 6,041 9.2% 6,545 8.5% 6,536 8.3°% 6,541 8.0°% American Indian Alone 327 0.50/0 601 0.8% 639 0.8% 697 0.9% Asian Alone 721 1.1°% 927 1.2% 963 1.2°% 1,019 1.2°% Pacific Islander Alone 11 0.0% 17 0.0% 17 0.0°% 17 0.0°% Some Other Race Alone 4,681 7.1°% 10,218 13.3% 10,532 13.4% 11,498 14.0°% Two or More Races 1,843 2.8°% 19,737 25.7% 21,411 27.2% 24,751 30.2°% Hispanic Origin (Any Race) 27,517 41.9% 35,803 46.6% 37,456 47.6% 40,417 49.4% Data Note: Income is expressed in current dollars. Source: Esri forecasts for 2022 and 2027. U.S. Census Bureau 2010 decennial Census data converted by Esri into 2020 geography. April 27, 2023 Page 1 of 2 Carroll 8v Carroll 24 6375 Market Area esri® Demographic and Golden Gate/Golden Gate Estates Area: 156.97 square miles Prepared by Esri Trends 2022-2027 4 3.5 m u a1 3 a 2.5- m 2 111 co O� 1.5- R � 1 ■ Area _ Q o.0 IN ' ', ■ State ■ USA ■ - 0 Population Households Families Owner HHs Median HH Income Population by Age 14 12 10 a=r 8 V a fi 4 2022 2 2027 0 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 5S-64 65-74 75-84 85+ 2022 Household Income 2022 Population by Race $35K-$49K 45 - $50K - $74K 10.0% 18.2% $25K - $34K 40 fi.5% $15K-$24K 35 4.4% c$15K y 30 u 25 a� $75K-$99K a 20 14.6% $200K+ 7.3% 15 10 $15OK-$199K 9.1% 5 $100K-$149K Q 25.1 % White Black Am. Ind. Asian Pacific Other Two+ 2022 Percent Hispanic Origin:47.60/. Source: Esri forecasts for 2022 and 2027. U.S. Census Bureau 2010 decennial Census data converted by Esri into 2020 geography. s 2023 Esri April 27, 2023 Page 2 of 2 Carroll 8v Carroll 25 6375 Report Market Area Commercial Commercial development can be categorized into four different groups. Primary commercial is in Golden Gate City. Second group is newer construction at the arterial road intersections. Third is neighborhood commercial within the rural estates. Fourth is the industrial commerce park near Collier Boulevard and the I-75 interchange. Golden Gate City is the commercial center serving this market area. Santa Barbara Boulevard, north of Golden Gate Parkway, has a mixture of multi -family residential and commercial along the east side of the road. Commercial consists of older single story, single user buildings and 4 to 8 unit retail plazas. Businesses include daycare/ preschools, neighborhood food mart and gas stations, construction company offices, barber shops and beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi -family and commercial development along both sides of the roadway. Newer commercial consists of CVS and Walgreens, carwashes, bank branches and national fast food restaurants. There are three older shopping centers, anchored by Winn Dixie and by Ace Hardware. Single story commercial structures and strip centers house neighborhood businesses such as barber shops and beauty salons, florists and jewelers; veterinary services and family medical clinics; and small locally -run restaurants and food marts. Several businesses consist of automotive support such as gas stations, oil chance and car washes. Professional services are primarily located in executive suites located near Santa Barbara Boulevard. The Quality Inn Hotel & Golf Course located at the southwest corner of Golden Gate Parkway and Collier Boulevard was purchased by Collier County in 2019. A lease agreement was signed with BigShots Golf in May 2021 who planned to redevelop the 165 acres with a 12-hole public golf course and a BigShots entertainment facility. The project has still not yet broke ground. Commercial frontage along the west side of Collier Boulevard south of Green Boulevard is very similar to commercial along Golden Gate Parkway in building size, age and use. The exception is that there is a greater density of national food chains. The second -tier commercial properties, without major road frontage, are developed with single story warehouse -type structures housing service -oriented businesses. Newer commercial development is located along Collier Boulevard where it intersects Pine Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored by either a Publix or Winn -Dixie supermarket. Out parcel development includes bank branches and gas station/convenience stores and national pharmacies. Commercial development in the rural estates is limited because residents have orchestrated an ongoing effort to prohibit commercial development in the residential areas. The only neighborhood commercial locations are at the intersection of Wilson Boulevard and Golden Carroll & Carroll 26 6375 Market Area Gate Boulevard, Everglades Boulevard and Golden Gate Boulevard, and at Randall Boulevard and Immokalee Road. The Randall Boulevard and Immokalee Road intersection is where the majority of commercial development is occurring. There is a Publix anchored shopping center on the east side of the road. Located along the western curve of Immokalee Road is approximately 50 acres that is current being developed and will be known as Randall at Orangetree. Upon completion, the development will include a 400-unit apartment complex and about 350,000 square feet of commercial space. Industrial Industrial/commercial developments are in the northeast quadrant of I-75 and Collier Boulevard interchange. White Lake Industrial Corp Park is one of Collier County's three primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of newer, good quality flex and warehouse properties and it is home to some of the largest manufacturing facilities within the county. It is approximately 85-90% built -out. City Gate Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light industry, office, warehouse and distribution. The site has over 3,000 feet of frontage on Collier Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100 room Fairfield Inn Marriott have been constructed. The Paradise Sports Complex was also recently completed. A developer (Uline) recently completed the development of a 936,950- square-foot Distribution Center on approximately 102.68 acres of land within City Gate. There is also an Amazon Distribution Center near the corner of Davis and Collier Blvd. Medical None of Collier County's major medical facilities are located within this market area. The only major medical center/hospital servicing this area is the Physicians Regional Medical Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility and is one of the county's four major medical centers. The hospital offers a 24-hour emergency department that provides a full range of traditional emergency services. An additional NCH emergency room facility was completed at the northeast corner of Collier Boulevard and Immokalee Road. This is a two-story 19 room, state of the art emergency room with additional medical space for practicing physicians. The facility was built to help service the rural estates and all the new residential units being constructed along Collier Boulevard and Immokalee Road. Physicians Regional recently completed a similar facility at the southeast corner to serve all the new residential development along Immokalee Road and the Golden Gates Estates community. Encompass Health Rehabilitation Hospital of Naples is a recently completed 50-bed rehabilitation hospital along Collier Boulevard, north of Vanderbilt Beach Road. Carroll & Carroll 27 6375 Report Market Area Golden Gate/Golden Gate Estates Prepared by Esri Area: 156.97 square miles Data for all businesses in area Total Businesses: 1,994 Total Employees: 1u,885 Total Residential Population: 78,769 Employee/Residential Population Ratio (per 100 Residents) 14 Businesses Employees by SIC Codes Number Percent Number Percent Agriculture & Mining 116 5.8 % 667 6.1% Construction 376 18.9% 1,569 14.4% Manufacturing 20 1.0% 266 2.4% Transportation 71 3.6% 273 2.5% Communication 8 0.4% 57 0.5% Utility 3 0.2% 18 0.2% Wholesale Trade 44 2.2% 165 1.5% Retail Trade Summary 287 14.4% 2,022 18.6% Home Improvement 35 1.8% 145 1.3% General Merchandise Stores 11 0.6% 49 0.5% Food Stores 38 1.9% 503 4.6% Auto Dealers, Gas Stations, Auto Aftermarket 20 1.0% 101 0.9% Apparel & Accessory Stores 15 0.8% 44 0.4% Fumiture & Home Furnishings 23 1.2% 96 0.9% Eating & Drinking Places 70 3.5% 694 6.4% Miscellaneous Retail 75 3.8% 389 3.6% Finance, Insurance, Real Estate Summary 139 7.0% 579 5.3% Banks, Savings & Lending Institutions 22 1.1% 108 1.0% Securities Brokers 18 0.9% 66 0.6% Insurance Carriers &Agents 32 1.6% 87 0.8% Real Estate, Holding, Other Investment Offices 67 3.4% 317 2.9% Services Summary 692 34.7% 5,016 46.1% Hotels & Lodging 3 0.2% 28 0.3% Automotive Services 36 1.8% 112 1.0% Motion Pictures &Amusements 46 2.3% 232 2.1% Health 5erv1ces 59 3.0% 936 8.6% Legal Services 21 1.1% 160 1.5% Education Institutions & Libraries 37 1.9% 1,709 15.7% Other Services 490 24.6% 1,839 15.9% Government 15 0.8% 223 2.0% Unclassified Establishment$ 221 11.1% 29 0.3% Totals 1,994 100.0% 10,885 100.0% source: Copyright 2D22 Data Axle, Inc. All rights reserved. Esd Total Residential Population forecasts for 2022. Date Note: Data on the Business Summary report Is calculated using Esdi Data allocation method which uses census block groups to allocate business summary data to custom areas. April 27, 2023 ,•2023 Esri Page 1 of 2 Carroll & Carroll 28 6375 Market Area Golden GatelGDlden Gate Estates Area! 156.97 square miles Prepared by Esri Businesses Employees by Ni Codes Number Percent Number Percent Agriculture, Forestry, Fishing & Hunting 7 0.4% 17 D.2% Mining 2 0.1% 11 0.1% Utilities 0 0.0% 1 0.0% Construction 398 20.0% 1,629 15.0% Manufacturing 29 1.5% 286 2.6% wholesale Trade 40 2.0% 159 1.5% Retail Trade 204 10.2% 1,271 11.7% Motor Vehicle & Parts Dealers 18 0.9% 86 0.8% Fumiture & Home Furnishings stores a 0.4% 22 0.2% Electrom- & Appliance Stores 8 0.4% 56 0.5% Bldg Material & Garden Equipment & Supplies Dealers 35 1.8 % 145 1.3% Food & Beverage Stores 34 1.7% 473 4.3% Health & Personal Care Stores 19 1.0% 280 2.6% Gasoline Stations 1 0.1% 15 0.1% Clothing & Clothing Accessories Stores 2C 1.0% 54 0.5% Sport Goods, Hobby, Book, & Music Stores 5 0.3% 13 0.1% General Merchandise Stares 11 0.6% 49 0.5% Miscellaneous Store Retailers 24 1.2% 74 0.7% Nonst- Retailers 19 1.0% 5 0.0% Transportation & Warehousing 67 3.4% 235 2.2% Information 17 0.9% 95 0.9% Finance & Insurance 73 3.7% 267 2.5% Central Bank/Credit intermediation & Related Activities 23 1.2% 113 1.C% Securities, Commodity Contracts & Other Financial 18 0.9% 66 0.6% Insurance Carriers & Related Activities; Funds, Trusts & 32 1.6% 87 0.8% Real Estate, Rental & Leasing 67 3.4% 269 2.5% Professional, SdentiRc &Tech Services 17l 8.6% 741 6.8% Legal services 23 1.2% 164 1.5% Management of Companies & Enterprises 6 0.3% 66 0.6% Administrative & Support & Waste Management & Remediation 205 10.3% 938 8.6% Educational Services 43 2.2% 1,717 15.8% Health Care & Social Assistance B4 4.2% 1,167 10.7% Arts, Entertainment & Recreation 38 1.9% 229 2.1% Accommodation & Food Services 76 3.8% 745 6.8% Acouron atlon 3 0.2% 28 0.3% Food Services & Drinking Places 72 3.6% 717 6.6% Other Services {except Public Administration} 232 11.6% 790 7.3% Automotive Repair & Maintenance 25 1.3% 70 0.6% Pubic Administration 15 0.8% 223 2.0% Unclassified Establishments 221 11.1% 29 0.3% Total 1,994 100.0% 10,885 100.0% Source: Copyright 2022 Data Axle, lnc. All rights reserved. Esri Total Residential Population forecasts for 2022. Date Note: Data on the Business Summary report Is calculated using Esri's Data allocation method which uses census block groups to allocate business summary data to custom areas. April 27, 2023 Construction, education, and retail trade dominate the market area business sector. MARKET AREA LIFE CYCLE Market areas often pass through a four -stage life cycle of growth, stability, decline, and revitalization. • Growth - A period during which the market area gains public favor and acceptance. • Stability - A period of equilibrium without marked gains or losses. • Decline - A period of diminishing demand • Revitalization - A period of renewal, redevelopment, modernization and increasing demand. Most of the real estate activity in Golden Gate reflects the growth cycle. The residential and commercial markets continue to be strong. The growth cycle is expected to continue into the near future. Because of the age of the structures, the western portion and the city center are just beginning to experience some revitalization. Carroll & Carroll 29 6375 Market Area CONCLUSION This continues to be one of the most affordable market areas in Collier County. The houses within the city center provide entry level housing and the rural area satisfies the desire for larger lot sizes and rural lifestyle. A well -designed road network provides easy access to jobs serving the coastal community; coastal beaches and water activities; entertainment endeavors; and commercial and medical services. This area appeals to a cross section of the population but primarily to working-class families. Development continues to push north and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy growth while maintaining its affordability. Carroll 8v Carroll 30 6375 Report Property Information PROPERTY INFORMATION Bird Gardens, Crew Wddfrfe Of.Naples Jl+danagemerat Area ii . P i-yd . - uln�ICl th Gk> subj Gi ";:flNY b TERAFINk Orangetree Heritage Bay 5R1]r. C%?PRESS RHJEWOOD SUMMIT LAKES STANDING OAKS Island BUTTOMWOOD PRESERVE Walk �I' r STIR RE Vineyards tiQ+rrBfF Ga fff Ir'I'GGRIA11L_ LiWE$ 1. canal Carroll & Carroll 31 RL L`l S - A-0 Alli, a i 6375 Report Property Information COMBINED SITE DESCRIPTION Legal Description The North 180 feet of Tract 12, Golden Gate Estates Unit No. 38, according to the map or plat thereof as recorded in Plat Book 7, Page 90, Public Records of Collier County, Florida. And The South 1/z of Tract 13, Golden Gate Estates Unit No. 38, according to the plat thereof recorded in Plat Book 7, Pages 90 and 91, of the Public Records of Collier County, Florida. And Tract 14, Golden Gate Estates Unit No. 38, according to the map or plat thereof as recorded in Plat Book 7, Page 90, Public Records of Collier Couty, Florida. And All of the portions of Section 10, Township 48 South, Range 27 East, Collier County, Florida, lying West of Golden Gate Estates Unit No. 38, according to the map or plat thereof as recorded in Plat Book 7, Page 90, Public Records of Collier County, Florida. Property ID# 38601320106, 38601360001, 38601280000, and 00209681000 Carroll 8v Carroll 34 6375 Report Property Information Owner of Record Richard D. Brewer Size I was not provided with a boundary survey and therefore relied on the area from the Collier County Property Appraiser. 2.81 gross acres 2.73 5.15 4.09 Total 14.78 gross acres Easements The subject is encumbered by a 50-foot-wide road right-of- way easement along the northern boundary for 47t11 Avenue NW and a 50-foot-wide road right-of-way easement along the eastern boundary for Wilson Boulevard North. These are perpetual, non-exclusive, road right -of way, drainage, and utility easements which preclude most all practical uses by the owner, but the areas within the easements can be utilized for density calculations. Such easements are typical of the area. The parcel is also encumbered by a 60-foot-wide, north/south drainage easement for the Corkscrew Canal which bisects the property. The canal bisects the property and the 4.09 acre parcel on the west side of the Corkscrew Canal does not have physical access. Shape Irregular Frontage The subject fronts along the west side of Wilson Boulevard North for 520 feet and for 330 feet along the south side of 47th Avenue NW. Access The subject is provided both physical and legal access from Wilson Boulevard North and 47th Avenue NW. Wilson Boulevard North is a two lane publicly maintained paved road extending north from Golden Gate Boulevard through Immokalee Road. 47th Avenue NW is a two lane publicly maintained non -paved road extending west from Wilson Boulevard and Immokalee Road. East of Wilson Boulevard it is an asphalt paved road. It should be noted that there is no physical access to the upland portion of the 4.09 acres located to the west of the Corkscrew Canal. Carroll & Carroll 35 6375 Report Property Information Topography Based on my physical inspection and what I could see from Wilson Boulevard North, the property is generally level and slightly below road grade. Ground Cover The property is covered in native and exotic vegetation. The property is in its native state and has never been cleared. I was provided with a Conservation Collier Initial Criteria Screening Report dated November 2, 2022 and updated December 19, 2022. The report indicates that the land is mostly mixed hardwood coniferous swamps. The ground cover is Brazilian Pepper and old-world climbing fern and scattered Caesarweed and creeping signalgrass. The parcels contain h dric soils and wetland vegetation communities. Utilities Electricity, telephone and TV cable are available. The property is currently serviced by well and septic. Surrounding Land Uses The subject is located approximately 0.79 miles west of Immokalee Road along the west side of Wilson Boulevard. The subject is surrounded to the north, south, and east by vacant and improved single-family residential and to the west by the CREW conservation lands managed by the South Florida Water Management District. Demographics (2022) 2 mile 5 10 Population 2,227 25,367 103,838 Households 769 9,328 41,614 Median HH Income $113,106 $110,465 $95,630 Median Home Value $363,987 $367,373 $399,870 Site Improvements None Carroll & Carroll 36 6375 Report Property Information SUBJECT PHOTOGRAPHS View to the north along Wilson Boulevard North. (Photo Taken May 8, 2023) View to the south along Wilson Boulevard North. (Photo Taken May 8, 2023) Carroll & Carroll 37 6375 Report Property Information View to the northwest from the southeast corner of the property. (Photo Taken May 8, 2023) View to the west from Wilson Boulevard North. (Photo Taken May 8, 2023) Carroll 8v Carroll 38 6375 Report Property Information View to the southwest from the northeast corner of the property. (Photo Taken May 8, 2023) View to the west along 47th Avenue NW. (Photo Taken May 8, 2023) Carroll 8v Carroll 39 6375 Report Property Information View to the east along 47th Avenue NW. (Photo Taken May 8, 2023) View to the southwest from 471h Avenue NW. (Photo Taken May 8, 2023) Carroll 8v Carroll 40 6375 Report Propertv Information View to the southeast from 47th Avenue NW. (Photo Taken May 8, 2023) View to the south along the Corkscrew Canal. (Photo Taken May 8, 2023) Carroll 8v Carroll 41 6375 Report Propertv Information View to the north along the Corkscrew Canal. (Photo Taken May 8, 2023) Carroll 8v Carroll 42 6375 Report Propertv Information ENVIRONMENTAL CONTAMINATION Observed Contamination None Noted Concerns None Environmental Assessment No Available Impact on Value None Disclaimer Unless otherwise stated in this report, the existence of hazardous substances or environmental conditions including but not limited to asbestos, polychlorinated biphenyls, petroleum leakage, agricultural chemicals, urea formaldehyde insulation, lead paint, toxic mold, et cetera, which might or might not be present in or on the property were not called to the attention of the appraiser. Such tests were not in the appraiser's required scope of work, the appraiser is not qualified to test for such substances and conditions and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any such conditions that might exist, or for the knowledge and expertise required to discover them. Carroll & Carroll 43 6375 Report Propertv Information NATURAL RESOURCE CONCERNS Condition of Subject The property is in its native state and has never been cleared. I was provided with a Conservation Collier Initial Criteria Screening Report dated November 2, 2022 and updated December 19, 2022. The report indicates that the land is mostly Mixed Hardwood Coniferous Swamp and Cypress. Approximately 25% of the plant coverage on the property are exotics including Brazilian Pepper, old-world climbing fern, scattered Caesarweed, and creeping signalgrass. The parcels are adjacent to SFWMD Bird Rookery Swamp and are most likely utilized by the Florida panther. The parcels are an annual swallow-tailed kite pre -migration roost site. The listed wood stork and little blue heron as well as other species of wading birds were reported to have been observed on the parcels. These parcels also contain habitat for the Florida black bear, American alligator, river otter, bobcat, white-tailed deer and more. All plant and animal communities are of interest and concern. To a greater or lesser degree depending on the species and the quality of habitat they occupy, plants and animals inhabiting the property will invoke some level of scrutiny and will result in some cost during the permitting process. Natural Resource Audits Available No Impact on Value N/A Disclaimer Specialized natural resource audits were not in the appraiser's required scope of work, the appraiser is not qualified to conduct such audits and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any extraordinary natural resource concerns, or for the knowledge and expertise re uired to discover them. Carroll & Carroll 44 6375 Report Property Information Initial Criteria Screening Report Folio Numbers: 00209681000; 38601280000; 38601320106; 38601360001 Owner Names: Richard D. Brewer Date: November 2, 2022 BREWER, RICHARD D Land Cover Canal Cultural - Lacustrine Cypress Mixed Hardwood Coniferous Swamps Residential, Low Density Transportation Figure S - Florida Cooperative Land Cover Classification System 0.25 Car+ ,irioN CpLLI EFi Co Coxnty, 14 Carroll & Carroll 45 6375 Report Propertv Information FUTURE LAND USE Ordinance or Plan Collier County Growth Management Plan (GMP) Golden Gate Area Master Plan (GGAMP) Future Land Use Designation Parcel #38601320106, 38601360001, 38601280000 Estates Designation Parcel #00209681000 Conservation Purpose of Designation The Estates Land Use Designation encompasses lands which are already subdivided into semi -rural residential parcels (2.25 acres as an average) essentially consisting of the Golden Gate Estates Subdivision. The area is identified as having potential for population growth far removed from supportive services and facilities. Expansion of the area shall be discouraged. Refer to the Golden Gate Area Master Plan for siting criteria and development standards for specific land uses. The overall purpose of the Conservation Designation is to conserve and maintain the natural resources of Collier County and their associated environmental, and recreational and economic benefits. All native habitats possess ecological and physical characteristics that justify attempts to maintain these important natural resources. Barrier Islands, coastal bays, wetlands, and habitat for listed species deserve particular attention because of their ecological value and their sensitivity to perturbation. It is because of this that all proposals for development in the Conservation Designation must be subject to rigorous review to ensure that the impacts of the development do not destroy or unacceptably degrade the inherent functional values. Carroll & Carroll 46 6375 Property Information v H V) V ESTATES OESIGNATON AGRIWLTIIRALl RURAL DESIGNATION Qnwxcaai saaiessum�mn a ni xvrerremrmwsvin �� eewun rcu � 8 � rc O Lj PINER ERD GREEN BLVD DAVIS BLVD SR.N O 0 0-5 1 2 3 Miles wcwwumnx ruEaruEvwwruvo R �R F INTERSTATE 75 RORALGOLOEN GATE FUTURE LAND USE YAP oOPTeoSevT[meER za, zots R\ RURAL GOLDEN GATE ESTATES FUTURE LAND USE MAP IMMOKALEE RD _ m s OILY BLVD Z O O GOLDEN GATE BLVD M N 5 c� rc INTERSTATE 75 R�99 p� o�OF Carroll 8v Carroll 47 6375 Report Property Information R 25E I R25E R27E R28E R29E R30E R31E R32E R33E R34E 2012-2025�,�x-•�— — FUTURE LAND USE MAP ------- Collier County Florida ti m E RLSA OVERLAY AREAARE SHOWN ONTHE FUTURE LAND USE MAP TITLED' _ ". �DETATSOIFT 'COWER COUNTY RURAL&AGRICULTURAL �M,�ousExxs�xxoox�® -x w AREA ASSESSMENT STEWARDSHIP OVERLAY MAP' -^ s•^ '^gym= - »e - — p -"tea _ � w — 7...i w 1177 � m ® exx,axa<em,"•ry � x oAw"' y to — x.A, - "°io°b xE A m m'€p w--E°uaf a°xion xnx�xexAM11111- zb - xrzrn ...... e.N _ i ; E a e x �• I d Cw - xxva—u.- -AM-1. - xA saEEE.xxxnxo mozsnz.z00 w Px P.—N. z x o w o -------"`, -�q Ex �o eo.wx v1e55z N w 4 zo ss W w w N. �s ia".°a`no ° as , : dobey 201542i J R25E R26E R27E R28E I R29E R30E R31E I R32E R33E R34E Carroll 8s Carroll 48 6375 Report Propertv Information ZONING Ordinance or Land Development Collier County Code Zoning Parcel #38601320106, 38601360001, 38601280000 E - Estates Parcel #00209681000 "A" - Rural Agricultural District - (NRPA) Natural Resource Protection Area Overlay District Purpose or Intent of Zoning Three parcels or 10.69 acres located along the east side of the Corkscrew Canal are zoned "E" - Estates District. The purpose and intent of the Estates district is to provide lands for low density residential development in a semi -rural to rural environment. In addition, several conditional uses including churches, social and fraternal organizations, childcare centers, private schools, and group care facilities are available under conditional use provisions. Permitted uses include single-family dwellings and Family Care Facilities, and public schools. Conditional uses permissible in the Estates district include churches and other places of worship, social and fraternal organizations, child and adult care centers, schools and group care facilities. These conditional uses are strictly regulated. Below are the development requirements as set forth in the Estate Zoning District: Minimum Lot Area: 98,010 square feet or 2.25 acres Minimum Lot Width: 150 feet Minimum Front Yard Setback: 75 feet minimum Minimum Side Yard Setback: 30 feet Minimum Rear Yard Setback: 75 feet Maximum Building Height: 30 feet The purpose and intent of the Rural Agricultural District is to provide land for agricultural, pastoral, and rural land uses. In addition, several conditional uses including churches, schools, childcare centers, Carroll & Carroll 49 6375 Report Property Information social and fraternal organizations, and group care facilities are available under conditional use provisions. It is also a "holding" classification applied to land the future development of which is uncertain. The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County. In addition, several conditional uses including churches, schools, childcare centers, social and fraternal organizations, group care facilities, and earth mining are available under conditional use provisions. It is also a "holding" classification applied to land the future development of which is uncertain. The maximum shall not exceed the density permissible under the density rating system. Below are the development requirements as set forth in the Agricultural Zoning District: Minimum Lot Area: 217,800 square feet or 5.00 acres Minimum Lot Width: 165 feet Minimum Front Yard Setback: 50 feet minimum Minimum Side Yard Setback: 30 feet Minimum Rear Yard Setback: 50 feet Maximum Building Height: 35 feet The purpose and intent of the Natural Resource Protection Area Overlay District (NRPA) is to: protect endangered or potentially endangered species by directing incompatible land uses away from their habitats; to identify large, connected, intact, and relatively unfragmented habitats, which may be important for these listed species; and to support State and Federal agencies' efforts to protect endangered or Carroll & Carroll 50 6375 Report Property Information potentially endangered species and their habitats. NRPAs may include major wetland systems and regional flow -ways. These lands generally should be the focus of any federal, state, County, or private acquisition efforts. Accordingly, allowable land uses, vegetation preservation standards, development standards, and listed species protection criteria within NRPAs set forth herein are more restrictive than would otherwise be permitted in the underlying zoning district and shall be applicable in addition to any standards that apply tin the underlying zoning district. NRPA overlay areas. NRPAs are located in the following areas: (1) Clam Bay Conservation Area (within Pelican Bay Planned Unit development). (2) CREW (Corkscrew Regional Ecosystem Watershed). (3) North Belle Meade. (4) South Belle Meade. (5) South Golden Gate Estates. Copies of pertinent sections of the Comprehensive Plan and Land Development Code are included in the Addendum. Carroll & Carroll 51 6375 Report Propertv Information Carroll 8v Carroll 52 6375 Report Propertv Information ASSESSMENT AND TAXES By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st of the tax year. Since annual tax assessments are based on sales from previous years, depending upon market trends, assessed values can fall on either side of the current market value estimate. The tax assessment is usually not a reliable indicator of market value. Parcel Tax ID 38601320106, 38601360001, 38601280000, and 00209681000 Assessment and Tax Year 2022 Combined Land Assessment $269,838 Improvement Assessment $0 Combined Total Assessment $269,838 10% CAP ($38,803) AG Exemption ($0) Taxable Value $231,035 Ad Valorem Taxes $3,221.95 Non- Ad Valorem Taxes $0 Total Taxes $3,221.95 Taxing Authority/jurisdiction Collier County The individual assessments ranged from $5,750 to $26,000 per gross acre with a combined total assessment of $18,257 per gross acre of land area. The land assessment is within the range of other similar interior parcels. The assessment is considerably less than my estimate of market value. As of the appraisal effective date the 2022 taxes have been paid. Carroll & Carroll 53 6375 Report Propertv Information FLOOD ZONE DATA Flood Zone AH Flood Zone Comments Zone AH — Areas of 1% annual -chance shallow flooding with a constant water - surface elevation (usually areas of ponding) where average depths are between 1 and 3 feet. Base flood elevations determined. Community Panel Number 12021CO230H Revised May 16, 2012 Source National Flood Insurance Program Flood Insurance Rate Maps National 5•' - Flood Hazard Layer FIRMette FEMA Legend FlSampm Fcn p[iniLm tEp[Hp MD Fcex Rev FUB Brsr nuu umuT Wluwaul8e" Fbon FJearlen IRFEr ' SPRI161 FL�D� WI[18FE GF DCptll:a�eAE. Aa Sul. tE AH _ _ HAZARDRREAS Hegidu"Fh n .j 1 Zone AH , D.2% Annual Chance F dHamnJ_Areas M 1%annual chance Hpotl wath —tage T485 R27E S3 oepm lessthan me coal w Wth erelnage 7485 827E 54 areas of lesstllanone sglaare mire z., . Future Cmtlrclpm 1%Aalnual 7� 71' _ - ChanceF He d"-:..... FAlf, Area wllh Redaced Flppd Rlsk Owe to Lauee. See z". C OTHER AREAS DF Notes. FLOOD HAZARD Area wile fleon Risk due m Leree t5FEFT- aH Area of MWmal Fbod HeEartl �c e! Elrechve LOMRs OTHER AREAS Area W Ilndelermlaed Rocd Haiard =•^e= GENERAL ' --' Channel. CuMnt ox Sloan Sewer _ ZDa7e AN STRUCTURES I r l i r Levee, Duce" or FloodwalV ors Cross 5eclbns-1-Ann-,Chance ayL•L, IERnC0UNTYi� va WmW SwMce Elellon _ �� _ Coastal nan:eet yG Liyyyiy CQy�� D ARFA j .--^ 6ase}lo Ele—lon UneIHFE7 _ 1.20067 Unfit ill Stud, . F fulk eUon Boanda _ - Wu Coascal nansen Basellne OTHER _ Pmelle Basallne FFATURES 1ydwgrapM1;c Fealure r tngrcar Data Aval�0le ,` T=R` P2-E S 1'.'. i!u Dlgltal Data AYBllale T48S R27E S9 w MAP PANELS unmapped _ The van dlspiayed on re map Is an appw mote pmnt selected by the mer and does nol represent an amhontanre WWky loeat Zone AE LI LL This map complies With FEMA's alandar65 ror the me ill w digital flood mam If It Is not Wd as dasc ack aalo!v. Ili _ The pasemap shown complles nith FEMA•s i map vx i accuracy standards the hood ha M Informallo is derived dihe lyi the aulhmfl ire NFHL x n services prp•ided oy FEMA. ThIs map d exported on 5 23 202� a: �: 2� �•N am does apt W0'. rellept oranges xw emendmenrs subsequent W this date and -h time. The Nl H arW aHmiJve lnrprmatlon may ehang�e n CRC I—onn. superseded by new data o.e, rime" * Tnis map Image Is rnla n the oneor moae m the Idlowtngmap adiaole. Tway f • r . legend. sca�n remsp creation coon- w ffle�rs"s FIRM panel no miler. and FIRM ettective date" Map Images for Feet 1•g'fl� 81=36•ly-Irt 25^lgum nmaiand unmodemlmd areas ranxt ee used txR 0 25[] 30[] 1,000 1.500 2,000 regulato, mry Purposes" Basarnap: USGS NaHoaal Map: OdhoOr gisry.• Data refreshed October" 2020 Carroll & Carroll 54 6375 Report Propertv Information TRANSACTIONAL HISTORY Sales History Parcel# 38601320106 was acquired by Richard D. Brewer on March 3rd1 2021, for a consideration of $90,000 or $32,967 per gross acre as recorded in Official Records Book 5902, Page 3212 of the Public Records of Collier County, Florida. It does not appear that the property was formally listed for sale, but it does appear to be an arm's length transaction. Parcel# 38601360001 was acquired by Richard D. Brewer on July 25, 2018, for a consideration of $128,750 or $25,000 per gross acre as recorded in Official Records Book 5543, Page 2561 of the Public Records of Collier County, Florida. The property was formally listed for sale and sold for the full asking price. The sale appears to be an arm's- length transaction. Parcel# 38601280000 was acquired by Richard D. Brewer on July 25, 2018, for a consideration of $70,200 or $24,982 per gross acre as recorded in Official Records Book 5543, Page 2563 of the Public Records of Collier County, Florida. The property was formally listed for sale and sold for the full asking price. The sale appears to be an arm's- length transaction. Parcel# 00209681000 was acquired by Richard D. Brewer on August 20, 2018, for a consideration of $60,000 or $14,670 per gross acre as recorded in Official Records Book 5547, Page 1919 of the Public Records of Collier County, Florida. It does not appear that the property was formally listed for sale, but it does appear to be an arm's length transaction. The land was purchased from the same sellers as Parcel# 38601280000. Carroll & Carroll 55 6375 Report Property Information The combined purchase price for all four parcels was $348,950. Due to the age of the sales, they are no longer indicators of current market value. There have been no other transactions or transfers of ownership in the previous three CURRENT STATUS Subject Listed for Sale/Under Contract To my knowledge, the subject is not currently listed for sale or under contract. Carroll & Carroll 56 6375 Report Highest and Best Use HIGHEST AND BEST USE DEFINITION The Dictionary of Real Estate Appraisal, 7h Edition, published 2022 by the Appraisal Institute, defines Highest and Best Use as: The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. METHOD There are four criteria that must be met in order for a use to be the highest and best use for a given property. The highest and best use must be: • Legally permissible. • Physically Possible. • Financially feasible. • Maximally productive. Ordinarily these criteria are considered sequentially, each step narrowing the range of alternative uses being considered. ANALYSIS SITE AS THOUGH VACANT Legally Permissible: Collier County designates the 10.69 acres along the east side of the Corkscrew Canal as E — Estates with a Future Land Use of Estates. The zoning ordinance and Growth Management Plan are consistent in identifying the property for residential uses. The site consists of two single-family parcels and one oversized parcel that could be developed with up to two single-family residences or a total of four single-family residences. The 4.09-acre parcel on the west side of the Corkscrew Canal is zoned "A" — Rural Agricultural District - (NRPA) Natural Resource Protection Area Overlay District and has a Future Land Use of Conservation. The purpose and intent of the zoning and Growth Management Plan is to protect endangered or potentially endangered species. NRPAs may include major wetland systems and regional flow -ways. These lands generally should be the focus of any federal, state, County, or private acquisition efforts. Physically Possible: The interior location along Wilson Boulevard and the size of the property suggests some type of single-family use. The 10.69-acre parcel is level and at road grade and could be developed as one, two, three, or four single-family home sites. The Carroll & Carroll 57 6375 Report Highest and Best Use majority of the property is designated wetlands and therefore portions of the site will need to be mitigated in order to be developed. The 4.09-acre parcel is designated as wetlands. The location, access, physical characteristics, and the size of the 4.09 acres suggests some type of conservation. Financially Feasible: The financial feasibility of single-family residential development is good. The single-family residential market continues to be strong, especially new construction. Based on the number of new homes in the surrounding neighborhoods, single-family residential development appears to be financially feasible, however the parcels will need to be mitigated due to the amount of wetlands on the site. Although it is not an economic use, acquisition of lands in the area by Collier County is encouraged for habitat preservation and conservation, especially for the 4.09-acre parcel. Maximally Productive: The highest and best use of the 10.69 acres is to develop with three or four single-family residences which will require mitigation. The highest and best use of the 4.09 acres on the west side of the Corkscrew Canal be purchased for preservation, conservation, and restoration. CONSIDERATION OF APPROACHES Only the sales comparison approach is appropriate for this vacant parcel. Carroll & Carroll 58 6375 Report Sales Comparison Approach SALES COMPARISON APPROACH INTRODUCTION In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally similar properties is used, and comparisons are made to demonstrate a probable price at which the subject property would sell if offered on the market. This approach is particularly strong when comparable sales data is plentiful and there is good conformity among properties in the neighborhood. Following is the procedure to be followed in developing this approach: Research the market to gather information on sales, listings, and offers to purchase properties similar to the subject. 2. Verify the information as to factual accuracy and arm's-length market considerations. 3. Identify relevant units of comparison and develop a comparative analysis for each unit. 4. Compare the subject with comparable sale properties using elements of comparison and adjust the sale price of each comparable appropriately. 5. Reconcile the various value indicators produced from the analysis of comparables into a single value indication or a range of values. The outline above is developed in detail on the following pages. SALES DATA A search was made for sales of land comparable to the subject site. The intention was to find comparable sales in similar locations that offer similar functional utility. Seven closed sales and one currently listing were identified as the best available for analysis. Comparables 1, 2, 3, 4, 5, and 6 were analyzed to determine the unit value of the three parcels or 10.69 acres located along the east side of the Corkscrew Canal zoned "E" — Estates District. Comparables 7 and 8 were analyzed to determine the unit value of the 4.09-acre parcel zoned Rural Agricultural District due to its zoning, location, and access. Price per acre of gross land area was developed as the unit of comparison, since that is the unit best suited to the analysis, and the one most often utilized by local buyers, seller, and brokers of land similar to the subject parcel. Carroll & Carroll 59 6375 Report Sales Comparison Approach Comparable land sales data is given on the following pages. Each comparable is identified by a number which will be used for reference throughout the report. Each comparable is identified on the location map immediately following this page. Carroll 8v Carroll 60 6375 Report Sales Comparison Approach VACANT LAND COMPARABLE 1 ADDRESS Shady Hollow Boulevard W, Naples, FL 34120 PROPERTY ID NO. 39442200002 SALE PRICE $190,000 UNIT AREA 5.00 acres UNIT PRICE $38,000 per acre DATE OF RECORDING April 11, 2022 O.R. BOOK -PAGE 6112/3357 CONTRACT DATE March 24, 2022 GRANTOR Margaret M. Bondurant and Martha D. Cowley GRANTEE Minh Phan Dinh and Ngoc Thi Nguyen FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Residential Estates Subdistrict ZONING E - Estates IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION All of Tract 27, Golden Gate Estates Unit No. 52, according to the map or plat thereof as recorded in Plat Book 7, Page 92, Public Records of Collier County, Florida. VERIFICATION Verified through SWFLA MLS and Public Records. The property was listed for $190,000. According to a Preliminary Environmental Assessment, the property could be designated 100% jurisdictional wetlands. Carroll 8v Carroll 62 6375 Report Sales Comparison Approach ,� •:� _ � ,ate ,� : . 9 MU VACANT LAND COMPARABLE 2 ADDRESS 171 37th Avenue NE, Naples, FL 34120 PROPERTY ID NO. 38502960005 SALE PRICE $175,000 UNIT AREA 5.00 acres UNIT PRICE $35,000 per acre DATE OF RECORDING May 18, 2022 O.R. BOOK -PAGE 6133/2205 CONTRACT DATE April 23, 2022 GRANTOR Matthew Loveall GRANTEE Interartcenter, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Residential Estates Subdistrict ZONING E - Estates IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION All of Tract 43, Golden Gate Estates Unit No. 36, according to the map or plat thereof as recorded in Plat Book 7, Page 86, Public Records of Collier County, Florida. VERIFICATION Verified through SWFLA MLS and Public Records. The property was listed for $199,000 and was on the market 247 days. Carroll 8v Carroll 63 6375 Report Sales Comparison Approach VACANT LAND COMPARABLE 3 ADDRESS 2321-2337 54th Avenue NE, Naples, FL 34120 PROPERTY ID NO. 38960240105 & 38960240008 SALE PRICE $250,000 UNIT AREA 7.55 acres UNIT PRICE $33,113 per acre DATE OF RECORDING March 22, 2023 O.R. BOOK -PAGE 6229/1956 CONTRACT DATE March 2, 2023 GRANTOR Golden Land Partners, LLC GRANTEE Sanchez Enterprise Investments, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Light Vegetation LAND USE DESIGNATION Residential Estates Subdistrict ZONING E - Estates IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified through SWFLA MLS and Public Records. The property was listed for $295,000 and was on the market 229 days. The property appears to be 100% uplands. Carroll & Carroll 64 6375 Report Sales Comparison Approach VACANT LAND COMPARABLE 4 ADDRESS 45th Avenue NE, Naples, FL 34120 PROPERTY ID NO. 38611360004 SALE PRICE $133,000 UNIT AREA 4.20 acres UNIT PRICE $31,667 per acre DATE OF RECORDING November 18, 2022 O.R. BOOK -PAGE 6192/3768 CONTRACT DATE September 10, 2022 GRANTOR Rebecca L. Birdsong GRANTEE Connard Land Company, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Residential Estates Subdistrict ZONING E - Estates IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Tract 112, Golden Gate Estates Unit No. 38, according to the map or plat thereof as recorded in Plat Book 7, Page 90 and 91, Public Records of Collier County, Florida. VERIFICATION Verified through SWFLA MLS and Public Records. The property was listed for $149,000 and was on the market 229 days. The majority of the property is designated wetlands. Carroll 8v Carroll 65 6375 Report Sales Comparison Approach VACANT LAND COMPARABLE 5 ADDRESS 47th Avenue NE, Naples, FL 34120 PROPERTY ID NO. 38603520001 SALE PRICE $79,497 UNIT AREA 2.81 acres UNIT PRICE $28,291 per acre DATE OF RECORDING January 10, 2023 O.R. BOOK -PAGE 6205/3875 CONTRACT DATE Unknown GRANTOR Freedom Land Solutions, LLC GRANTEE GMZ Holding Group, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Residential Estates Subdistrict ZONING E - Estates IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES Sold for $27,200 April 14, 2022. This does not appear to be arm's-length. LEGAL DESCRIPTION The West 180 feet of Tract No. 39, Golden Gate Estates Unit No. 38, according to the map or plat thereof as recorded in Plat Book 7, Page 90 and 91, Public Records of Collier County, Florida. VERIFICATION Verified through Public Records. The adjacent lots is 100% wetlands. Carroll 8v Carroll 66 6375 Report Sales Comparison Approach VACANT LAND COMPARABLE 6 (LISTING) ADDRESS Wilson Boulevard N., Naples, FL 34120 PROPERTY ID NO. 38500680002 SALE PRICE $189,000 UNIT AREA 5.15 acres UNIT PRICE $38,447 per acre DATE OF RECORDING N/A O.R. BOOK -PAGE N/A CONTRACT DATE N/A GRANTOR Dang Nguyen GRANTEE N/A FINANCING N/A TOPO-ELEVATION Level and at road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Residential Estates Subdistrict ZONING E — Estates IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION All of Tract 16, Golden Gate Estates Unit No. 36, according to the map or plat thereof as recorded in Plat Book 7, Page 86 and 87, Public Records of Collier County, Florida. VERIFICATION Verified through SWFLA MLS and Public Records. The property is listed for $198,000 and has been on the market at this price since April 19, 2023. The property was originally listed for $249,000 and has been on the market 173 days. Carroll 8v Carroll 67 6375 Report Sales Comparison Approach VACANT LAND COMPARABLE 7 ADDRESS 630 Wild Turkey Drive, Naples, FL 34120 PROPERTY ID NO. 00112960009 SALE PRICE $100,000 UNIT AREA 5.00 acres UNIT PRICE $20,000 per acre DATE OF RECORDING May 07, 2022 O.R. BOOK -PAGE 6130/1621 CONTRACT DATE April 8, 2022 GRANTOR Tri-Dzung K Nguyen and Denise T. Nguyen GRANTEE Alwayne and Katherine Osbourne FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Neutral Lands ZONING A - Rural Agricultural IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified through SWFLA MLS and Public Records. The property was listed for $109,000 and was on the market 203 days. According to an informal wetlands determination, the property contains 4.82 acres of wetlands or 96%. Carroll & Carroll 68 6375 Report Sales Comparison Approach VACANT LAND COMPARABLE 8 ADDRESS 747 Rabbit Run Road, Naples, FL 34120 PROPERTY ID NO. 00112120001 SALE PRICE $60,000 UNIT AREA 4.77 acres UNIT PRICE $12,579 per acre DATE OF RECORDING April 27, 2023 O.R. BOOK -PAGE 6241/3572 CONTRACT DATE Unknown GRANTOR Rotor Holdings, Inc. GRANTEE Jorge A. Flores Valle FINANCING Cash to seller TOPO-ELEVATION Level and below road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Neutral Lands ZONING A -MHO IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES Sold June 30, 2020 for $49,000. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified through SWFLA MLS and Public Records. The property was listed for $85,000 and was on the market 39 days. The property does not appear to have physical access and it appears to be 100% wetlands. Carroll 8v Carroll 69 6375 Report Sales Comparison Approach LAND SALES ADJUSTMENT GRID ITEM SUBJECT COMP 91 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6 COMP #7 COMP #8 Brewer LISTING PROPERTY IDENTIFICATION Wilson Blvd. N Shady Hollow 17137th Ave. 2321-2337 45th Ave. NE 47th Ave. NE Wilson Blvd. N. 630 Wild 747 Rabbit Blvd. W NE 54th Ave. NE Turkey Dr. Run Rd. SALE PRICE N/A $190,000 $175,000 $250,000 $133,000 $79,497 $198,000 $100,000 $60,000 REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple 0 0 0 0 0 0 0 0 CONDITIONS OF SALE Market Market Market Market Market Market Market Market Market 0 0 0 0 0 0 0 0 BUILDING IMPROVEMENTS None None None None None None None None None 0 0 0 0 0 0 0 0 FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller N/A Cash to seller Cash to seller Equivalent 0 0 0 0 0 0 0 0 ADJUSTED SALE PRICE N/A $190,000 $175,000 $250,000 $133,000 $79,497 $198,000 $100,000 $60,000 Recording Date N/A 04/11/22 05/18/22 03/22/23 11/18/22 01/10/23 05/08/23 05/07/22 04/27/23 Months Prior To Effective Date 05/08/23 12.89 11.67 1.55 5.62 3.88 0.00 12.03 0.36 MARKET CHANGE ADJUSTMENT N/A 9.7% 8.8% 1.2% 4.2% 2.9% 0.0% 9.0% 0.3% ADJUSTED SALE PRICE N/A $208,363 $190,317 $252,897 $138,607 $81,810 $198,000 $109,024 $60,163 Parcel Area in Gross Acres 14.78 5.00 5.00 7.55 4.20 2.81 5.15 5.00 4.77 PRICE PER ACRE ? 41,673 38,063 33,496 33,002 $29,114 38,447 21,805 12,613 LOCATION ADDRESS Wilson Blvd. N Shady Hollow 37th Ave. NE 54th Ave. NE 45th Ave. NE 47th Ave. NE Wilson Blvd. N. Wild Turkey Dr. Rabbit Run Rd. CORNERLOT No No No No Yes No No No No PAVED ROAD Yes Yes Yes Yes Yes Yes Yes Yes No CANAL FRONTAGE Yes No No Yes No No Yes No No OVERALL LOCATION Average Similar Similar Inferior Inferior Similar Similar Superior Similar 0% 0% 25% 15% 0% 0% -25% 0% UTILITIES Well & Septic Similar Similar Similar Similar Similar Similar Similar Similar 0% 0% 0% 0% 0% 0% 0% 0% COMP. PLAN Estates/Conserv. Estates Estates Estates Estates Estates Estates Neutral Neutral ZONING E - Estates/ E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates A -MHO A -MHO A-NRPA 0% 0% 0% 0% 0% 0% -10% -10% SIZE IN ACRES 14.78 5.00 5.00 7.55 4.20 2.81 5.15 5.00 4.77 SHAPE/CONFIGURATION Irregular Similar Similar Similar Similar Similar Similar Superior Superior 0% 0% 0% 0% 0% 0% -10% -10% PHYSICAL CHARACTERISTICS Native Veg. Similar Similar Superior Similar Similar Similar Similar Similar WETLANDS % 100% 100% ? 0% 90%+ 100% ? 96% 100% 0% 0% -25% 0% 0% 0% 0% 0% GROSS ADJUSTMENT I N/A 1 0% 0%1 50% 15% 0% 0%1 1 45% 20% INDICATION OF UNIT VALUE I ? 41,673 38,063 33,496 37,952 29,114 38,447 11,993 10,090 Carroll 8v Carroll 70 6375 Report Sales Comparison Approach DISCUSSION OF ADJUSTMENTS Usually, comparable sale properties are not exactly like the subject property. If a typical buyer would perceive the difference to be significant, then adjustment(s) must be made to the comparable sales so that in the end each offers a realistic indication of value for the subject. Adjusting comparable sales is a two-step process. First, adjustments are made so that all of the comparable sales meet the standard of a "market" transaction as outlined in the definition of market value. Customarily, the first group of adjustments is made before the comparables are reduced to a common unit of comparison. Included at this stage are adjustments to bring historic sales current to the appraisal effective date. The second group of adjustments is made after an appropriate unit of comparison is chosen. These adjustments account for physical differences like location, physical characteristics and size. Sometimes adjustment is required for differences in the permitted land use (zoning) or in the availability of public service (infrastructure). When the adjustment process is complete, the unit value indications are reconciled and converted into an estimate of value for the subject. REAL PROPERTY RIGHTS CONVEYED This adjustment category is intended to account for the interest, benefits, and rights inherent in the ownership of real estate. This category reflects the impact on value caused by the fee simple versus the leased fee interest or the contract rent as opposed to market rent. • None of the comparable sales required adjustment in this category. CONDITIONS OF SALE This adjustment category is intended to account for a variety of factors that might affect the purchase price. • None of the comparable sales required adjustment in this category. BUILDING IMPROVEMENTS This category of adjustment is intended to account for the positive or negative contribution to value of building improvements included with the sale of the land. Buildings that made a positive contribution to the sale price require a negative adjustment. Buildings that were demolished and removed require a positive adjustment to account for demolition costs which are treated as part of the purchase price. • None of the comparable sales required adjustment in this category. Carroll & Carroll 71 6375 Report Sales Comparison Approach FINANCING Adjustments in this category are intended to account for unusual terms of financing that are not considered equivalent to cash or conventional financing. • None of the comparable sales required adjustment in this category. MARKET CHANGE This adjustment is intended to account for changes in value due to the ebb and flow of market forces over time. Land values in the Golden Gate Estates market are appreciating due to the demand for affordable residential land. The buyers include a mix of individuals who plan to build a home, investors, and speculative home builders. Sales are presented below that have sold and resold in the Golden Gate Estates sub -market. The most recent sales indicate the highest change rates, but due to rising interest rates and inflation, the prices have begun to stabilize. Address Parcel ID# Prior Sale Recent Sale Months Prior Sale Price Recent Sale Price Appreciation Monthly Change 2740 Desoto Blvd S F41446480007 01/24/22 04/21/22 2.86 $100,500 $110,000 9.45% 3.31% 34th Ave SE '41718800001 02/18/21 04/11/22 13.71 $40,000 $90,000 125.00% 9.12% 2933 40th Ave SE '41715120001 09/27/21 04/08/22 6.34 $45,000 $65,000 44.44% 7.01% 3561 36th Ave SE "41613080007 06/11/21 04/07/22 9.86 $65,000 $95,000 46.15% 4.68% 4659 22nd Ave SE 411167800005 11/05/18 04/06/22 41.03 $37,000 $100,000 170.27% 4.15% 24th Ave SE '41280920008 09/25/20 03/15/22 17.62 $109,000 $145,000 33.03% 1.87% 18th Ave SE '41171260000 02/26/21 03/11/22 12.43 $73,500 $135,000 83.67% 6.73% 34th Ave SE '41711640006 04/19/21 02/14/22 9.89 $79,000 $99,000 25.32% 2.56% 3672 32nd Ave SE 413955600007 04/22/21 02/03/22 9.43 $70,000 $105,000 50.00% 5.30% Desoto Blvd S "41167280007 08/24/20 11/22/21 14.96 $52,000 $110,000 111.54% 7.46% 3230 Desoto Blvd S �41447440004 08/17/18 08/20/21 36.13 $15,000 $33,000 120.00% 3.32% 4629 10th Ave SE 411105840001 05/29/19 06/22/21 24.82 $45,000 $80,000 77.78% 3.13% 4765 28th Ave SE '41449840000 05/13/16 06/11/21 60.98 $24,900 $49,900 100.40% 1.65% 41124th Ave NE '37745280006 01/03/20 03/09/21 14.17 $93,000 $135,000 45.16% 3.19% 24th Ave SE "41168880008 06/10/20 02/05/21 7.89 $28,500 $36,000 26.32% 3.34% 4917 22nd Ave SE F41171480000 04/06/20 01/07/21 9.07 $45,000 $56,000 24.44% 2.69% AVG 4.34% MEDIAN 3.33% The sales utilized in the report range from less than a month to over 12 months old. Based on the wide range of market change rates and age of the Comparable sales, I applied a market change rate of 0.75% per month or 9.00% annually. LOCATION/ACCESS/EXPOSURE This category of adjustment reflects the impact on value caused by the advantages or disadvantages of a given location. Carroll & Carroll 72 6375 Report Sales Comparison Approach • Comparable 3 is located north and east of the subject. This is an inferior location and was adjusted upward 25%. Comparable 4 is located at the southwest corner of 45th Avenue NE and Immokalee Road. Due to the corner location and exposure along a main arterial road, this is an inferior location. Comparable 4 was adjusted upward 15%. The subject's 4.09-acre parcel along the west side of the Corkscrew Canal does not currently have physical access. Comparable 7 has both legal and physical access and is superior to the subject. I conducted research in the North Belle Meade area over the past five years to extract access adjustments. All my research is included in my workfile. The research determined that a parcel with legal access, but no physical access is 10-25% inferior to a parcel with both legal and physical access and a parcel with no legal or physical access is 26-43% inferior to a parcel with both. Comparable 7 was adjusted downward 25% for its superior access, including a paved road. UTILITIES/INFRASTRUCTURE This category of adjustment references the availability and adequacy of the road system, the public was distribution system and the public wastewater collection system of each comparable property as that compares with the same services available to the subject property. • None of the comparable sales required adjustment in this category. COMPREHENSIVE PLAN/LAND USE This category of adjustment accounts for differences in the potential land uses (Comprehensive Plan) or in the specific uses (Zoning) to which a property could be developed. Differences in value between the subject property and comparable sales might exist because their highest and best uses are different as a result of government regulation through zoning and land use controls. • The subject's 4.09-acre parcel is zoned "A" — Rural Agricultural District - (NRPA) Natural Resource Protection Area Overlay District and has a Future Land Use of Conservation, allowing limited uses. Comparables 7 and 8 have superior zoning and Future Land Uses and therefore were adjusted downward 10% each. SIZE/SHAPE This category of adjustment addresses the effect on the marketability of a given property, because its physical size/shape might limit the physical utility, or because the size and term of the financial investment required of an investor/speculator is such that the unit price is reduced. Carroll & Carroll 73 6375 Report Sales Comparison Approach • The subject's 4.09-acre parcel has a narrow rectangular shape that is also encumbered by the Corkscrew Canal drainage easement. Comparables 7 and 8 have superior shapes and were adjusted downward 10% each. PHYSICAL CHARACTERISTICS This category of adjustment reflects the physical aspects of a property that impact its use for development. Physical characteristics included land elevation, soil conditions, drainage characteristics, threatened or endangered plant and animal species on the property and the extent and density of covering vegetation. I was provided with a Conservation Collier Property Summary. The report indicates that the land is mostly Mixed Hardwood Coniferous Swamp and Cypress. The higher the quality of the wetlands, the higher the mitigation costs. I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and sellers to determine the wetlands associated with the Comparable sales. Comparables 1, 2, 4, 5, 6, 7, and 8 all have a substantial amount of wetlands. We have a matched pair sales indicating a 52.29% discount for a lot with wetlands vs a lot without. I also have matched pair sales of lots in San Carlos Estates with and without wetlands and varying quality levels of wetlands. Based on the analysis, the wetland lots sell for a 40 to over 50% discount. The percentage difference for Golden Gate Estates lots appears to be slightly less. Comparable 3 was adjusted downward 25% for its superior physical characteristics. Carroll & Carroll 74 6375 Report Sales Comparison Approach RECAPITULATION OF DATA After making the adjustments discussed above, the comparable sales indicated the following unit values: Comparables Price Per Gross Acre of Land Area 1 $41,673 2 $38,063 3 $33,496 4 $37,952 5 $29,114 6 $38,447 7 $11,993 8 $10,090 RECONCILIATION OF DATA To arrive at a conclusion regarding the value of the subject site, the comparable sales and their indications of value should be weighted according to the quality of each as a value indicator. 10.69 Acres East of the Corkscrew Canal Comparables 1, 2, and 4 are the strongest indicators of value and were given equal weight. Comparable 3 required the most adjustments and therefore received minimal weight. Comparable 5 is a low indicator of value and it was not formally listed for sale. For these reasons it received less weight. Comparable 6 is a current listing. I typically don't weight listings, but they due tend to set an upper limit of value. The subject should be less than $38,447 per acre. The range of unit value indications is from $29,114 to $41,673 per acre. The arithmetic mean of the six comparables is $36,457 per acre and the median is $38,008 per acre. Based on the range of values, I concluded to a unit value of $38,000 per gross acre for the 10.69-acres of land, east of the Corkscrew Canal. 4.09 Acres West of the Corkscrew Canal Comparables 7 and 8 range from $10,090 to $11,993 per gross acre with an average of $11,041 per acre. Comparable 8 received fewer adjustments and therefore received slightly more weight. Carroll & Carroll 75 6375 Report Sales Comparison Approach Based on the range of values, I concluded to a unit value of $11,000 per gross acre for the 4.09-acres of land, west of the Corkscrew Canal. ESTIMATE OF VALUE 10.69 Acres $38,000 per gross acre x 10.69 Acres = $406,220 4.09 Acres $11,000 per gross acre x 4.09 Acres $44,990 Total $451,210 Rounded $451,000 The final indication of value for the subject as of May 8, 2023 was $451,000. CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 76 6375 Report ADDENDA (In Order of Appearance) Page Topic Count Page(s) Addenda Page(s) Assumptions and Limiting Conditions............................................................................ 2 FutureLand Use/Zoning..................................................................................................... 22 Qualifications of Appraiser................................................................................................. 2 Carroll 8v Carroll 77 6375 Addenda ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser appearing in this report is subject to the following assumptions and limiting conditions. ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS. None None EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS HYPOTHETICAL CONDITIONS GENERAL ASSUMPTIONS AND LIMITING CONDITIONS 1. No responsibility is assumed for the legal description or for matters including legal or title considerations. Title to the property is assumed to be good and marketable. 2. The property is appraised free and clear of liens and encumbrances. 3. Responsible ownership and competent property management are assumed. 4. The information furnished by others is assumed to be true, correct and reliable. A reasonable effort was made to verify such information, but the appraiser bears no responsibility for its accuracy. 5. All engineering is assumed to be correct. The plot plans and illustrative material is included only to assist the reader in visualizing the property. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that might be required to discover them. 7. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws. Carroll & Carroll 78 6375 Addenda 8. It is assumed that the property is either in compliance with, or is "grandfathered" or "bested" under, all applicable zoning, use regulations and restrictions. 9. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been, or can be, obtained or renewed for any use on which the value estimate is based. 10. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described, and that there is no encroachment or trespass. 11. It is assumed that the subject site and improvements are not contaminated by any hazardous material or toxic substance. During the property inspection we were sensitive to obvious signs of contamination, and we reported anything unusual. However, we are not qualified to render professional opinions regarding the existence or the nature of hazardous materials in or on the subject property. If a definitive opinion is desired, then the client is urged to retain an expert in the field. 12. The distribution of the total value in this report, between land and improvements, applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 13. Possession of this report, or a copy thereof, does not carry with it the right of publication. 14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are not required to give further consultation, testimony, or to be in attendance in court. Carroll & Carroll 79 6375 Report Addenda B. 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 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. 1. The following subsections identify the uses that are permissible by right and the uses that are allowable as accessory or conditional uses in the estates district (E). a. Permitted uses. 1. Single-family dwelling. 2. Family care facilities, subject to section 5.05.04 3. Essential services, as set forth in section 2.01.03 4. Schools, public, including "Educational plants." 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 that grow fruits, vegetables, and nursery 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 B.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 poultry, not to exceed 25 in total number, provided such fowl or poultry are 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. Keeping 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. Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for showing and sale at the annual Collier County Fair and/or the Immokalee Livestock show. The following standards shall apply: a) One hog per child enrolled in a 4-H Youth Development Program, Collier County Fair Program or similar program is permitted. In no case shall there be more than 2 hogs per acre. b) Premises shall be fenced and maintained in a clean, healthful, and sanitary condition. c) Premises or roofed structure used for the sheltering, feeding, or confinement of such animals shall be setback a minimum of 30 feet from lot lines and a minimum of 100 feet from any dwelling unit on an adjacent parcel of land. d) Hog(s) shall not be returned to the property once removed for showing and/or sale. Carroll & Carroll 80 6375 Report Addenda 5. One guesthouse, subject to section 5.03.03 6. Recreational facilities that serve as an integral part of a residential development and have been designated, reviewed and approved on a site development plan or 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 subject to the following criteria: These activities are incidental to the permitted used onsite. ii. The amount of excavated material to be removed from the site cannot exceed 4,000 cubic yards total. Amounts in excess of 4,000 cubic yards shall require conditional use approval for earth mining, pursuant to the procedures and conditions set forth in section 10.08.00 C. Conditional uses. For 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 permissible as conditional uses in the estates district (E), subject to the standards and procedures established in section 10.08.00 Churches. 2. Social and fraternal organizations. 3. Child care centers and adult day care centers. 4. Schools, private. 5. Group care facilities (category 1); care units, subject to the provisions of subsection 2.03.01 B.3.f; nursing homes; assisted living facilities pursuant to § 400.402 F.S. and ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to § 651 F.S. and ch. 4-193 F.A.C.; all subject to section 5.05.04. 6. Group care facilities (category 11) care units subject to section 5.05.04 only when tenancy of the person or persons under care would not: Constitute a direct threat to the health or safety of other individuals; ii. Result in substantial physical damage to the property of others; or iii. 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 of title 21, U.S. Code. 7. Extraction or earthmining, and related processing and production not incidental to the development of the property subject to the following criterion and subsection 4.02.02 C. The site area shall not exceed 20 acres 8. Essential services, as set forth in subsection 2.01.03 G. 9. Model homes and model sales centers, subject to compliance with all other LDC requirements, to include but not limited to section 5.04.04 10. Ancillary plants. d. Prohibited uses. Owning, maintaining or operating any facility or part thereof for the following purposes is prohibited: i. Fighting or baiting any animal by the owner of such facility or any other person or entity. ii. Raising any animal or animals intended to be ultimately used or used for fighting or baiting purposes. iii. For purposes of this subsection, the term baiting is defined as set forth in F.S. § 828.122(2)(a), as it may be amended from time to time. Carroll & Carroll 81 6375 Report Addenda 2. Minimum yard Requirements. See subsection 4.02.01 A. Table 2.1 for the general requirements. The following are exceptions to those requirements: a. Conforming Corner lots. Conforming corner lots, in which only one full depth setback shall be required along the shorter lot line along the street. The setback along the longer lot line may be reduced to 37.5 feet, so long as no right-of-way or right-of-way easement is included within the reduced front yard. (See Exhibit A) ESTATES: CONFORMING CORNER LOT R.O.W A P/L R.O.W P/L 180' 75' LOT <FULL FRONT WIDTH SETBACK * R R.O. W FRONT SETBACK 37.5' REDUCED BY 50% PIL 30' Q SIDE> Z ETBACK t x w * Example -lot width may vary, but never less than 150' R.O.W SETBACKS MEASURED FROM R.O.W. LINE WIDTH MEASURED BETWEEN PROPERTY LINES R.O.W. LINE PROPERTY LINE - b. Nonconforming Corner 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 longer lot line may be 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) Carroll & Carroll 82 6375 Report Addenda ESTATES: NON -CONFORMING CORNER LOT R.O.W -R'L-- -- -- -- -- R.O.W REDUCED I 5 FRONT SETBACK I 105 LOT < > 10% LOT 10 . W IDTH FULLFRONT FRONT WIDTH P!L SETBACK I 10% LOT WIDTH P(L V 1as - n wL R.O.W R.O.W SETBACKS MEASURED FROM R.O.W. LINE WIDTH MEASURED BETWEEN PROPERTY LINES R.O.W. LINE PROPERTY LINE - - 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. i. The nonconforming through lot utilizing the reduced frontage shall establish the lot frontage along the local road only. Reduced frontage along a collector or arterial roadway to serve such lots is prohibited. Front yards along the local road shall be developed with structures having an average front yard with a variation of not more than six feet; no building thereafter 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 of ten (10) percent of the width of the lot. (Ord. No. 06-63, § 3.C; Ord. No. 07-67, § 3.C; Ord. No. 08-11, § 3.D; Ord. No. 08-63, § 3.C; Ord. No. 10-23, § 3.E; Ord. No. 12-38, § 3.13; Ord. No. 13-56, § 3.13; Ord. No. 14-40, § 2.A) Carroll & Carroll 83 6375 Report Addenda Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017 A. All development and redevelopment within this Subdistrict shall include: 1. Provisions for bicycle and pedestrian travel. 2. An emphasis on building aesthetics. 3. Emphasis on the orderly circulation of vehicular, bicycle and pedestrian traffic. 4. Provision for adequate ingress and egress, which may include local street vacation or relocation if alternative access is provided. 5. Provision for broad sidewalks or pathways. 6. Enhanced streetscaping. 7. Shared parking and/or property interconnections, where possible and feasible. 8. Quality designs for building facades, including lighting, uniform signage and landscaping. 2. ESTATES DESIGNATION (x) This designation is characterized by low density semi -rural residential lots with limited opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some legal non -conforming lots as small as 1.14 acres_ Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive of guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation. (XVI) Generally, the Estates Designation also accommodates future non-residential uses, including: • Conditional uses and essential services as defined in the Land Development Code, except as prohibited in the Neighborhood Center Subdistrict. Also, refer to the Conditional Uses Subdistrict. • Parks, open space and recreational uses. (XVI) • Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22, 2004, effective October 18, 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.). (Ij • Schools and school facilities in the Estates Designation north of 1-75, and where feasible and mutually acceptable, co -locate schools with other public facilities, such as parks, libraries and community centers to the extent possible. Group Housing includes the following type facilities: • Family Care Facility if occupied by not more than six (6) persons shall be permitted in residential areas. + Group Care Facility, + Care Units, • Adult Congregate Living Facilities, and • Nursing Homes. All of the above uses shall be consistent with all of the Goals, Objectives and Policies of the Golden Gate Area Master Plan. (XVI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008 21 Carroll & Carroll 84 6375 Report Addenda A. Estates — Mixed Use District Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017 (VIII)(x) 1. Residential Estates Subdistrict Single-family residential development is allowed within this Subdistrict at a maximum density of one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive of guesthouses. (VI)(X) 2. Neighborhood Center Subdistrict Recognizing the need to provide basic goods, services and amenities to Estates residents, Neighborhood Centers have been designated on the Golden Gate Area Future Land Use Map. The Neighborhood Center designation does not guarantee that commercial zoning will be granted. The designation only provides the opportunity to request commercial zoning. (VI) a) The Collier County Land Development Code shall be amended to provide rural design criteria to regulate all new commercial development within Neighborhood Centers. (III)(VI)(XVI) b) Locations Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates. (See Golden Gate Estates Neighborhood Centers Map). The centers are designed to concentrate all new commercial zoning, and conditional uses, as allowed in the Estates Zoning District, in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial and conditional use development. Four Neighborhood Centers are established as follows: (vi)(m)(xvipix) • Wilson Boulevard and Golden Gate Boulevard Center. This center consists of three quadrants at the intersection of Wilson and Golden Gate Boulevards (See Map 10). The NE and SE quadrants of the Center consist of Tract 1 and 2, Unit 14, Tract 17, Unit 13 and the western half of Tract 18, Unit 13 Golden Gate Estates. The NE quadrant of Wilson and Golden Gate Boulevards is approximately 8.45 acres. The parcels within the NE quadrant shall be interconnected and share access to Golden Gate Boulevard and Wilson Boulevard to minimize connections to these two major roadways. The SE quadrant of Wilson and Golden Gate Boulevards is 7.15 acres, allows 5.00 acres of commercial development, and allocates 2.15 acres to project buffering and right-of-way for Golden Gate Boulevard and Wilson Boulevard. The SW quadrant of the Center is approximately 4.86 acres in size and consists of Tract 125, Unit 12 of Golden Gate Estates. (V)(VI)MI) • Collier Boulevard and Pine Ridge Road Center. The center at Collier Boulevard and Pine Ridge Road is located on both sides of the intersection. Tracts 109-114, Unit 26, Golden Gate Estates are included in this center as eligible for commercial development. (See Collier Boulevard/Pine Ridge Road Center Map). The E112 of Tract 107, Unit 26 is also included within this center but is only to be used for buffer, water management and open space. (vlgxvl) • Everglades Boulevard and Golden Gate Boulevard Center. This Center consists of all four quadrants at the intersection of Everglades and Golden Gate Boulevards (See Golden Gate Boulevard/Everglades Boulevard Center Map)_ The NE quadrant of the Center is approximately 5.46 acres in size (XIX) = Plan Amendment by Ordinance No. 2011-29 on September 14, 2011 P4►A Carroll & Carroll 85 6375 Report Addenda Golden Gate Area Master Plan as of ordinance No. 2017-23 adapted June 13, 2017 a. Commercial uses shall be limited to the following: 1. medical offices and clinics and professional offices, except surveyors; and, 2. medical related uses, such as a wellness center. b. The ordinance rezoning this property to allow commercial uses shall include the following requirements: 1. no less than sixty percent (60%) of the gross square footage shall be designated for medical offices and clinics; and, 2. parking for the entire project shall be that required for medical office or clinic use by the Land Development Code (Ordinance No. 04-41, as amended), so as to allow 100 percent medical office use. c. Parking lot lighting shall be restricted to bollards except as may be required to comply with lighting standards in the Land Development Code (Ordinance No. 04-41, as amended) and other governing regulations. d. The Neighborhood Center boundaries of this quadrant shall not be further expanded- (VI)(x) 3. Conditional Uses Subdistrict Various types of conditional uses are permitted in the Estates zoning district within the Golden Gate Estates area. In order to control the location and spacing of new conditional uses, one of the following four sets of criteria shall be met: (VI)WO a) Essential Services Conditional Use Provisions: Those Essential Services Conditional Uses, as identified within Section 2.01.03 G. of the Collier County Land Development Code, may be allowed anywhere within the Estates Zoning District, except as prohibited in certain Neighborhood Centers, and are defined as: • electric or gas generating plants, • effluent tanks, • major re -pump stations, • sewage treatment plants, including percolation ponds, • hospitals and hospices, • water aeration or treatment plants, (XVI) . governmental facilities (except for those Permitted Uses identified in Section 2.01.03 of the Land Development Code), • public water supply acquisition, withdrawal, or extraction facilities, and • public safely service facilities, and other similar facilities. (VI)(VIII) b) Golden Gate Parkway and Collier Boulevard Special Provisions: (XVI) • Conditional uses shall not be permitted on those parcels immediately adjacent to the west side of Collier Boulevard within the Estates Designated Area except where the parcel is directly bounded by conditional uses on two (2) or more side yards with no intervening rights -of -ways or waterways; and, except as provided in subparagraph 2., below; and, except for essential services, as described in paragraph a), above. (XVI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008 Prof Carroll & Carroll 86 6375 Report Addenda Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017 (xn)(w)(mil) • Recognizing the existing residential nature of the land uses surrounding the 1-75 interchange at Golden Gate Parkway, there shall be no further conditional uses for properties abutting Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional Subdistrict; except as provided in paragraph 3.b)3_, below; and, except as provided in subparagraph 1., below; and, except for essential services, as described in paragraph a), above. (XVI) • Further, no properties abutting streets accessing Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, shall be approved for conditional uses except as permitted within the Golden Gate Parkway Institutional Subdistrict; and, except as provided in subparagraph 1., below; and, except for essential services, as described in paragraph a), above. This provision shall not be construed to affect the area described in Paragraph a), above. (VIII)(m) 1. In consideration of the improvements associated with the interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 661h Street S.W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 661 Street S.W., but the total project area shall not exceed approximately 9.22 acres (see Golden Gate Parkway Interchange Conditional Uses Area Map). 2. The parcel located immediately south of the Commercial Western Estates Infill Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be eligible for a transitional conditional use designation. (XXIII) 3. Conditional use for expansion of the existing educational and charitable social organization (Naples Bridge Center) is allowed on the east 150 feet of Tract 75 and the west 150 feet of Tract 82, Unit 30, Golden Gate Estates. The maximum building area permitted on the two parcels shall be limited to 15,000 square feet. Use of Tract 82 shall be limited to parking, water management and open space uses. See Conditional Uses Subdistrict Golden Gate Parkway Special Provisions map. (VI) c) Neighborhood Center Transitional Conditional Use Provisions: Conditional uses shall be allowed immediately adjacent to designated Neighborhood Centers subject to the following criteria: 1. Properties eligible for conditional uses shall abut the arterial or collector road serving the Neighborhood Center, 2. Such uses shall be limited to transitional conditional uses that are compatible with both residential and commercial such as churches, social or fraternal organizations, childcare centers, schools, and group care facilities, 3. All conditional uses shall make provisions for shared parking arrangements with adjoining developments whenever possible, 4. Conditional uses abutting Estates zoned property shall provide, at a minimum, a 75-foot buffer of native vegetation in which no parking or water management uses are permitted, (XXIII) = Plan Amendment by Ordinance No. 2016-12 on May 10, 2016 27 Carroll & Carroll 87 6375 Revort Addenda A. Rural Agricultural District (A). The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County, are permissible as conditional uses in the A district. The A district corresponds to and implements the Agricultural/Rural land use designation on the future land use map of the Collier County GMP, and in some instances, may occur in the designated urban area. The maximum density permissible in the rural agricultural district within the urban mixed use district shall be guided, in part, by the density rating system contained in the future land use element of the GMP. The maximum density permissible or permitted in A district shall not exceed the density permissible under the density rating system. The maximum density permissible in the A district within the agricultural/rural district of the future land use element of the Collier County GMP shall be consistent with and not exceed the density permissible or permitted under the agricultural/rural district of the future land use element. 1. The following subsections identify the uses that are permissible by right and the uses that are allowable as accessory or conditional uses in the rural agricultural district (A). a. Permitted uses. 1. Single-family dwelling. 2. Agricultural activities, including, but not limited to: Crop raising; horticulture; fruit and nut production; forestry; groves; nurseries; ranching; beekeeping; poultry and egg production; milk production; livestock raising, and aquaculture for native species subject to Florida Fish and Wildlife Conservation Commission permits. i. The following permitted uses shall only be allowed on parcels 20 acres in size or greater: a) dairying; b) ranching; c) poultry and egg production; d) milk production; e) livestock raising; and f) animal breeding, raising, training, stabling or kenneling. ii. On parcels less than 20 acres in size, individual property owners are not precluded from the keeping of the following for personal use and not in association with a commercial agricultural activity provided there are no open feed lots: a) Fowl or poultry, not to exceed 25 in total number; and b) Horses and livestock (except for hogs) not to exceed two such animals for each acre. Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for showing and sale at the annual Collier County Fair and/or the Immokalee Livestock show. The following standards shall apply: a) One hog per child enrolled in a 4-H Youth Development Program, Collier County Fair Program or similar program is permitted. In no case shall there be more than 2 hogs per acre. b) Premises shall be fenced and maintained in a clean, healthful, and sanitary condition. c) Premises or roofed structure used for the sheltering, feeding, or confinement of such animals shall be setback a minimum of 30 feet from lot lines and a minimum of 100 feet from any dwelling unit on an adjacent parcel of land. d) Hog(s) shall not be returned to the property once removed for showing and/or sale. Carroll 8v Carroll 6375 Addenda 3. Wholesale reptile breeding and raising (non -venomous), subject to the following standards: Minimum 20 acre parcel size; ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located a minimum of 100 feet from any lot line. 4. Wildlife management, plant and wildlife conservancies, wildlife refuges and sanctuaries. 5. Conservation uses. 6. Oil and gas exploration subject to state drilling permits and Collier County site development plan review procedures. 7. Family care facilities, subject to section 5.05.04 8. Communications towers up to specified height, subject to section 5.05.09 9. Essential services, as set forth in section 2.01.03 10. Schools, public, including "Educational plants." Accessory uses. Uses and structures that are accessory and incidental to the uses permitted as of right in the A district. 2. Farm labor housing, subject to section 5.05.03 3. Retail sale of fresh, unprocessed agricultural products, grown primarily on the property and subject to a review of traffic circulation, parking, and safety concerns pursuant to the submission of a site improvement plan as provided for in section 10.02.03 4. Packinghouse or similar agricultural processing of farm products produced on the property subject to the following restrictions: i. Agricultural packing, processing or similar facilities shall be located on a major or minor arterial street, or shall have access to an arterial street by a public street that does not abut properties zoned RSF-1 thru RSF-6, RMF-6, RMF-12, RMF-16, RT, VR, MH, TTRVC and PUD or are residentially used. ii. A buffer yard of not less than 150 feet in width shall be provided along each boundary of the site which abuts any residentially zoned or used property, and shall contain an Alternative B type buffer as defined within section 4.06.00. Such buffer and buffer yard shall be in lieu of front, side, or rear yards on that portion of the lot which abuts those districts and uses identified in subsection 2.03.01 A.1.b. 4 i. above. iii. The facility shall emit no noxious, toxic, or corrosive dust, dirt, fumes, vapors, or gases which can cause damage to human health, to animals or vegetation, or to other forms of property beyond the lot line of the use creating the emission. iv. A site development plan shall be provided in accordance with section 10.02.03 5. Excavation and related processing and production subject to the following criteria: The activity is clearly incidental to the agricultural development of the property. ii. The affected area is within a surface water management system for agricultural use as permitted by the South Florida Water Management District (SFWMD). iii. The amount of excavated material removed from the site cannot exceed 4,000 cubic yards. Amounts in excess of 4,000 cubic yards shall require conditional use approval for earthmining, pursuant to the procedures and conditions set forth in LDC section 10.08.00 and the Administrative Code. 6. Guesthouses, subject to section 5.03.03 7. Private boathouses and docks on lake, canal or waterway lots, subject to section 5.03.06 8. Use of a mobile home as a temporary residence while a permanent single-family dwelling is being constructed, subject to the following: Carroll 8v Carroll 6375 Revort Addenda i. Receipt of a temporary use permit from the Development Services Director, pursuant to section 5.04.04, that allows for use of a mobile home while a permanent single-family dwelling is being built; ii. Assurance that the temporary use permit for the mobile home will expire at the same time of the building permit for the single-family dwelling, or upon the completion of the single-family dwelling, whichever comes first; iii. Proof that prior to the issuance of a final certificate of occupancy for the single-family dwelling, the mobile home is removed from the premises; and iv. The mobile home must be removed at the termination of the permitted period. 9. Use of a mobile home as a residence in conjunction with bona fide agricultural activities subject to the following: i. The applicant shall submit a completed application to the site development review director, or his designee, for approval of a temporary use permit to utilize a mobile home as a residence in conjunction with a bona fide commercial agricultural activity as described in subsection 2.03.01 A.1.2. Included with this application shall be a conceptual plot plan of the subject property depicting the location of the proposed mobile home; the distance of the proposed mobile home to all property lines and existing or proposed structures; and, the location, acreage breakdown, type and any intended phasing plan for the bona fide agricultural activity. ii. The receipt of any and all local, state, and federal permits required for the agricultural use and/or to place the mobile home on the subject site including, but not limited to, an agricultural clearing permit, building permit(s), ST permits, and the like. iii. The use of the mobile home shall be permitted on a temporary basis only, not to exceed the duration of the bona fide commercial agricultural activity for which the mobile home is an accessory use. The initial temporary use permit may be issued for a maximum of three years, and may, upon submission of a written request accompanied by the applicable fee, be renewed annually thereafter provided that there is continuing operation of the bona fide commercial agricultural activities. iv. The applicant utilizing, for the bona fide commercial agricultural activity, a tract of land a minimum of five acres in size. Any property lying within public road rights -of -way shall not be included in the minimum acreage calculations. v. A mobile home, for which a temporary use permit in conjunction with a bona fide commercial agricultural activity is requested, shall not be located closer than 100 feet from any county highway right-of-way line, 200 feet from any state highway right-of- way, or 500 feet from any federal highway right-of-way line. 10. Recreational facilities that serve as an integral part of a residential development and have been designated, reviewed and approved on a site development plan or subdivision master plan for that development. Recreational facilities may include but are not limited to golf course, clubhouse, community center building and tennis facilities, parks, playgrounds and playfields. c. Conditional uses. The following uses are permitted as conditional uses in the rural agricultural district (A), subject to the standards and procedures established in LDC section 10.08.00 and the Administrative Code. Extraction or earthmining, and related processing and production not incidental to the agricultural development of the property. NOTE: "Extraction related processing and production" is not related to "Oil extraction and related processing" as defined in this Code. 2. Sawmills. 3. Zoo, aquarium, aviary, botanical garden, or other similar uses. 4. Hunting cabins. 5. Aquaculture for nonnative or exotic species, subject to Florida Fish and Wildlife Conservation Commission permits. Carroll 8v Carroll 6375 Report Addenda 6. Wholesale reptile breeding or raising (venomous) subject to the following standards; Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located at a minimum of 100 feet away from any lot line. 7. Churches. 8. Private landing strips for general aviation, subject to any relevant state and federal regulations. 9. Cemeteries. 10. Schools, private. 11. Child care centers and adult day care centers. 12. Collection and transfer sites for resource recovery. 13. Communication towers above specified height, subject to section 5.05.09 14. Social and fraternal organizations. 15. Veterinary clinic. 16. Group care facilities (category I and II); care units; nursing homes; assisted living facilities pursuant to § 400.402 F.S. and ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to § 651 F.S. and ch. 4-193 F.A.C., all subject to section 5.05.04 when located within the Urban Designated Area on the Future Land Use Map to the Collier County Growth Management Plan. 17. Golf courses and/or golf driving ranges. 18. Oil and gas field development and production subject to state field development permits. 19. Sports instructional schools and camps. 20. Sporting and recreational camps. 21. Retail plant nurseries subject to the following conditions: i. Retail sales shall be limited primarily to the sale of plants, decorative products such as mulch or stone, fertilizers, pesticides, and other products and tools accessory to or required for the planting or maintenance of said plants. ii. Additionally, the sale of fresh produce is permissible at retail plant nurseries as an incidental use of the property as a retail plant nursery. iii. The sale of large power equipment such as lawn mowers, tractors, and the like shall not be permitted in association with a retail plant nursery in the rural agricultural district. 22. Asphaltic and concrete batch making plants subject to the following conditions: i. Asphaltic or concrete batch making plants may be permitted within the area designated agricultural on the future land use map of the future land use element of the growth management plan. ii. The minimum site area shall not be less than ten acres. iii. Principal access shall be from a street designated collector or higher classification. iv. Raw materials storage, plant location and general operations around the plant shall not be located or conducted within 100 feet of any exterior boundary. v. The height of raw material storage facilities shall not exceed a height of fifty (50) feet. vi. Hours of operation shall be limited to two (2) hours before sunrise to sunset. vii. The minimum setback from the principal road frontage shall be 150 feet for operational facilities and seventy-five (75) feet for supporting administrative offices and associated parking. Carroll 8v Carroll 6375 Addenda viii. An earthen berm achieving a vertical height of eight feet or equivalent vegetative screen with eighty (80) percent opacity one (1) year after issuance of certificate of occupancy shall be constructed or created around the entire perimeter of the property. ix. The plant should not be located within the Greenline Area of Concern for the Florida State Park System as established by the Department of Environmental Protection (DEP): within the Area of Critical State Concern as depicted on the Future Land Use Map GMP; within 1,000 feet of a natural reservation; or within any County, State or federal jurisdictional wetland area. 23. Cultural, ecological, or recreational facilities that provide opportunities for educational experience, eco-tourism or agri-tourism and their related modes of transporting participants, viewers or patrons where applicable, subject to all applicable federal, state and local permits. Tour operations, such as, but not limited to airboats, swamp buggies, horses and similar modes of transportation, shall be subject to the following criteria: i. Permits or letters of exemption from the U.S. Army Corps of Engineers, the Florida Department of Environmental Protection, and the South Florida Water Management District shall be presented to the planning services director prior to site development plan approval. ii. The petitioner shall post the property along the entire property line with no trespassing signs approximately every 300 yards. iii. The petitioner shall utilize only trails identified and approved on the site development plan. Any existing trails shall be utilized before the establishment of new trails. iv. Motor vehicles shall be equipped with engines which include spark arrestors and mufflers designed to reduce noise. v. The maximum size of any vehicle, the number of vehicles, and the passenger capacity of any vehicle shall be determined by the board of zoning appeals during the conditional use process. vi. Motor vehicles shall be permitted to operate during daylight hours which means, one hour after sunrise to one hour before sunset. vii. Molestation of wildlife, including feeding, shall be prohibited. viii. Vehicles shall comply with state and United States Coast Guard regulations, if applicable. ix. The board of zoning appeals shall review such a conditional use for tour operations, annually. If during the review, at an advertised public hearing, it is determined by the board of zoning appeals that the tour operation is detrimental to the environment, and no adequate corrective action has been taken by the petitioner, the board of zoning appeals may rescind the conditional use. 24. Agricultural activities on parcels less than 20 acres in size: i. animal breeding, raising, training, stabling, or kenneling. ii. dairying; iii. livestock raising; iv. milk production; v. poultry and egg production; and vi. ranching. 25. The commercial production, raising or breeding of exotic animals, other than animals typically used for agricultural purposes or production, subject to the following standards: Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such animals shall be located a minimum of 100 feet from any lot line. 26. Essential services, as set forth in subsection 2.01.03 G. Carroll 8v Carroll 6375 Report Addenda 27. Model homes and model sales centers, subject to compliance with all other LDC requirements, to include but not limited to section 5.04.04 28. Ancillary plants. d. Prohibited uses. 1. Owning, maintaining or operating any facility or part thereof for the following purposes is prohibited: a) Fighting or baiting any animal by the owner of such facility or any other person or entity. b) Raising any animal or animals intended to be ultimately used or used for fighting or baiting purposes. c) For purposes of this subsection, the term baiting is defined as set forth in § 828.122(2)(a), F.S., as it may be amended from time to time. Carroll 8v Carroll 6375 Addenda Mobile home Overlay (MHO). The (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when the requirements and procedures of this section are met. Carroll 8v Carroll 6375 Report Addenda 2.03.08 Rural Fringe Zoning Districts B. Natural resource protection area overlay district (NRPA). Purpose and intent. The purpose and intent of the Natural Resource Protection Area Overlay District (NRPA) is to: protect endangered or potentially endangered species by directing incompatible land uses away from their habitats; to identify large, connected, intact, and relatively unfragmented habitats, which may be important for these listed species; and to support State and Federal agencies' efforts to protect endangered or potentially endangered species and their habitats. NRPAs may include major wetland systems and regional flow -ways. These lands generally should be the focus of any federal, state, County, or private acquisition efforts. Accordingly, allowable land uses, vegetation preservation standards, development standards, and listed species protection criteria within NRPAs set forth herein are more restrictive than would otherwise be permitted in the underlying zoning district and shall be applicable in addition to any standards that apply tin the underlying zoning district. a. NRPA overlay areas. NRPAs are located in the following areas: (1) Clam Bay Conservation Area (within Pelican Bay Planned Unit development); (2) CREW (Corkscrew Regional Ecosystem Watershed); (3) North Belle Meade; (4) South Belle Meade; (5) South Golden Gate Estates. Carroll 8v Carroll 6375 Report Addenda / Carroll & Carroll Real Estate Appraisers & Consultants Timothy W. Sunyog, MAI CERT GEN RZ3288 PROFESSIONAL RECOGNITION State -Certified General Real Estate Appraiser RZ3288 Earned 12-15-08 MAI Designation Appraisal Institute Earned 06-24-15 PROFESSIONAL EXPERIENCE Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL— Principal/Full Time Commercial Real Estate Appraiser, January 2018 - Present Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser, August 2005 -August 2006 & July 2007 — December 2017 Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 - June 2007 Florida Real Estate Sales Associate - February 2014— Present Qualified Expert Witness, Circuit Court EDUCATION Rollins College, Bachelor of Arts — Economics - May 2004 Argus Valuation — DCF Training, February 2012 Continuing Education — Tim Sunyog has met the continuing education requirements of the State of Florida and the Appraisal Institute PROFESSIONAL ASSOCIATIONS Appraisal Institute — Florida Gulf Coast Chapter (President) Appraisal Institute — Leadership Development & Advisory Council (LDAC) Naples Area Board of Realtors CIVIC INVOLVEMENT Education Foundation — Connect Now Initiative Relay for Life Naples Junior Chamber PRACTICE INCLUDES ASSIGNMENTS INVOLVING Vacant Land Agricultural Properties Multifamily Properties Commercial Condos Office Buildings Retail Centers Subdivisions Buy/Sell Decisions Ad Valorem Tax Analysis Litigation Condemnation FEMA 50% Rule Appraisals Churches Industrial Buildings Restaurants Self -Storage Facilities Estate Settlement Carroll & Carroll 6375 Report Addenda •�r'OD RT• Ron DeSantis, Governor STATE OF FLORIDA Melanie S. Griffin, Secretary d b a pr DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISIONS OF CHAPTER 475, FLORI,DA STATUTES t!i--L SUNYOG, TIMOTHY WILLIAM 2805 HORSESHOE DRIVE SOUTH E V SUITE 100 AN A" NAPLES FL 34104 LICENSE NUMBER: RZ3288 EXPIRATION DATE: NOVEMBER 30, 2024 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. Carroll 8v Carroll 40 Carroll & Carroll Real Estate Appraisers & Consultants APPRAISAL REPORT FOR THE CONSERVATION COLLIER PROGRAM AND THE COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS SUBJECT PROPERTY: PEPPER'S RANCH PRESERVE PROJECT- ENGLISH 59.01 ACRES LOCATED ALONG TRAFFORD OAKS ROAD IMMOKALEE, FL 34142 AT THE REQUEST OF: ROOSEVELT LEONARD, R/W-AC SUPERVISOR - REAL PROPERTY MANAGEMENT COLLIER COUNTY FACILITIES MANAGEMENT/REAL PROPERTY 3335 TAMIAMI TRAIL E., STE. 101 NAPLES, FL 34112 ASSIGNMENT NO.: 6374-TS APPRAISAL EFFECTIVE DATE: MAY 8, 2023 DATE OF REPORT: MAY 24, 2023 6374 Report Table of Contents Table of Contents SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1 CONSERVATION FEATURES SUMMARY OVERVIEW................................................................. 2 CERTIFICATION..................................................................................................................................... 4 SCOPEOF WORK................................................................................................................................... 6 ESTATEAPPRAISED.............................................................................................................................. 7 DEFINITION OF MARKET VALUE..................................................................................................... 8 ASSUMED EXPOSURE TIME................................................................................................................ 8 AREAINFORMATION.......................................................................................................................... 9 MARKETAREA.....................................................................................................................................19 PROPERTY INFORMATION............................................................................................................... 31 SITEDESCRIPTION.......................................................................................................................... 33 SUBJECTPHOTOGRAPHS.............................................................................................................. 35 ENVIRONMENTAL CONTAMINATION.................................................................................... 40 NATURAL RESOURCE CONCERNS............................................................................................ 41 ZONING.............................................................................................................................................. 47 ASSESSMENTAND TAXES............................................................................................................ 49 FLOODZONE DATA....................................................................................................................... 50 TRANSACTIONAL HISTORY........................................................................................................ 52 CURRENTSTATUS........................................................................................................................... 52 HIGHESTAND BEST USE................................................................................................................... 53 CONSIDERATION OF APPROACHES............................................................................................. 54 SALES COMPARISON APPROACH................................................................................................. 55 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 57 VACANT LAND COMPARABLES................................................................................................ 58 LAND SALES ADJUSTMENT GRID.............................................................................................. 66 ESTIMATE OF VALUE......................................................................................................................... 71 ADDENDA............................................................................................................................................. 72 Carroll & Carroll 6374 Report Summary of Important Data & Conclusions SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value given is the final, rounded conclusion of the appraisal. To use this summary without first reading the appraisal report could be misleading. PROPERTY INFORMATION Property Identification Pepper's Ranch Preserve Project -English 59.01 Acres located along Trafford Oaks Road Immokalee, FL 34142 Property Description A 59.01-acre vacant parcel located along the east and west sides of Trafford Oaks Road and with waterfrontage along the northwest side of Lake Trafford in Immokalee, Florida. Property Type Vacant Land Owner of Record John Edwin English Trust Property ID # 00053560005 CLIENT INFO & VALUE CONCLUSIONS Client Collier County Facilities Management Department Intended Use To assist the Conservation Collier Program and the Collier County Board of County Commissioners. Intended Users Conservation Collier Program and the Collier County Board of County Commissioners. Appraisal Effective Date May 8, 2023 Date of Report May 24, 2023 Date of Inspection May 8, 2023 Purpose of Appraisal Estimate market value "As Is" Estate Appraised Fee Simple Interest Appraised 100% Estimated Market Value $500,000 GENERALINFO Appraiser Timothy W. Sunyog, MAI State -Certified General Appraiser RZ 3288 Scope of Work All applicable approaches to value were developed. EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS None HYPOTHETICAL CONDITIONS None Carroll & Carroll 1 6374 Report Conservation Summary Overview CONSERVATION FEATURES SUMMARY OVERVIEW Project Name: English Trust Appraisal Project 59.01 Acres located along Trafford Oaks Road, Immokalee, FL 34142 Folio Number & Owner(s) of Record: 00053560005 John Edwin English Trust Zoning/Overlays: "A-MHO-RLSAO" Rural Agricultural District including a Mobile Home Overlay and Rural Lands Stewardship Area Overlay (Collier County) The Future Land Use is Flow way Stewardship Area (FSA) of the Rural Lands Stewardship Area Overlay District including a 500-foot Restoration Area. Approximately 48-acres are located within the FSA and the remainder is located with the 500-foot Restoration Area. Zoning Considerations for TDR's, PHU, other endangered species: N/A Was the cost to mitigate wetlands or endangered species taken into consideration? The majority of the property and the land use covers are various types of wetlands. There is no possibility of mitigation due to the amount of wetlands. Various permitted uses shall be eliminated in exchange for compensation to the property owner. Scope of Proposed Mitigation: N/A Land Area: 59.01 gross acres Access for the Parcel Taken Into Consideration: Full -service access from Trafford Oaks Road. Highest and Best Use: The highest and best use is that the property be purchased for preservation, conservation, and restoration. Carroll & Carroll 2 6374 Report Conservation Summary Overview Date of Estimated Value: May 8, 2023 Estimated Value: $500,000 Carroll & Carroll 6374 Report Certification CERTIFICATION I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF: I personally inspected the subject property and the comparable sales. The statements of fact contained in this report are true and correct. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions and our personal, impartial and unbiased professional analyses, opinions and conclusions. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. In the three years immediately prior to acceptance of this assignment I have not performed any services regarding the subject property as appraisers, or in any other capacity. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions and conclusions were developed, and this report was prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. I am also subject to the Code of Ethics and Standards of Professional Practice of the Appraisal Institute, which includes provisions for peer review. The use of this report is subject to the requirements of the State of Florida relating to review by the Florida Real Estate Appraisal Board and to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. No one other than the undersigned prepared the analyses, opinions and conclusions concerning real estate that are set forth in this report. Carroll & Carroll 4 6374 Certification As of the date of this report, I have completed the requirements of the continuing education program of the State of Florida, and for Designated Members of the Appraisal Institute. CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 5 6374 Report Scope of Work SCOPE OF WORK All applicable approaches to value were developed and the value conclusion reflects all known information about the subject property, market conditions, and available data. The scope of work was: • Inspected the subject property and the comparable sales • Reviewed aerial photographs, land use plans, the Land Development Code, the Conservation Collier Initial Criteria Screening Report and other documentation • Reviewed how the property relates to its neighborhood and to the broader market area in development of an opinion of highest and best use • Researched vacant land comparable sales, listings, and pending sales • Developed the sales comparison approach • Estimated the market value of the fee simple estate • Prepared an appraisal report summarizing the appraisal assignment, the property appraised, the application of the appraisal methodology, and the logical support for the value conclusion Sources of market data included local and regional MLS systems, Costar, LoopNet, public records, and interviews with real estate brokers. Carroll & Carroll 6 6374 Report Estate Appraised ESTATE APPRAISED The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple Absolute is synonymous with Fee Simple. The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal Institute, defines Fee Simple Estate as: Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. We consider easements, but only to the extent that they are known to us. Appraisal of the fee simple means that an improved property is vacant and available to be put to its highest and best use. Carroll & Carroll 7 6374 Report Definition of Market Value DEFINITION OF MARKET VALUE In United States tax law, the definition of Fair Market Value is found in the United States Supreme Court decision in the Cartwright case: The fair market value is the price at which the property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or to sell and both having reasonable knowledge of relevant facts. United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S. Tax Case. (CCH) 9[ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal estate taxes, at 26 C.F.R. sec. 20.2031-1(b)). ASSUMED EXPOSURE TIME The reasonable exposure time is assumed to have already occurred as of the appraisal effective date. The assumed reasonable exposure time was between 6 and 9 months. Carroll & Carroll 8 6374 Area Anal AREA INFORMATION COLLIER COUNTY ANALYSIS An analysis of geography, transportation, population, employment, income, and education for Collier County is performed using data provided by Site to Do Business, Florida Office of Economic & Demographic, United States Department of Labor, all recognized source(s). .s: ter+ ;firmeenn-'AFnrl Mym �61 Shell Paint UIle9 0 Anna n� la_s C.lyo �Bi9gar �' aTr�c'r�arA le& Cdy °Ponta F;assa . '•��,' S n Carins Palk . IlhlnnI xnl hel x'-.nFor[ Myer Beads Este1lilo �' VhN a G rcon u[ q Bonia snores Sprin�gs Naples P yanderhill beach E.- Vanoe�ti:l o nuar Ga!e 5 !I Isles of Cs �ynl I'al�n Hfl�i nn r J- Marcn Isla nee I 30 km 20 mi' nEelales - - �Aa AHlgamr Al49 _sue Alllga[oI AIMas CilY—� -.. — All � Bd ' Flmlda State r i J " u�•ngr.� vha-n.I _ Mieeocukae N Y �,ulndlan Aosnrvarian ❑aar nrm - .. — I Jessie .- - ._ .. wills - otr I v T&malfil7' I rlendr' o raI c-`. STMB:�NLINE.iamTraal ea_I Prn�cilyo; Swb++! TOr Sirr To Da 8dsrrtess — GEOGRAPHY Collier County is the most southerly county on Florida's west coast offering mainland coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With 2,025 square miles of land area, it is the largest county in Florida. About 63% of the land area is in public ownership, is set aside for environmental preservation, or is scheduled for public land acquisition. The region enjoys a climate that is classified as subtropical. Summers are relatively mild, and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter, is one that attracts and is enjoyable to most people. The geography of the area runs generally northwest and southeast as indicated by the trend of the coastline. Beaches extend from the northern county line south to Cape Romano and then, as the coastline trends further to the southeast, beaches give over to mangrove islands and swamps. Moving northeastward from the beaches, elevations increase very slowly. Most of the county is less than 15 feet above mean sea level. Although changes in elevation Carroll & Carroll 9 6374 Area Anal are gradual, they are well defined by variations in vegetation. Much of the county is, or was once, wetland. The once plentiful marine resources are largely depleted, but still provide good sport fishing. Population centers include the coastal communities of Naples, Marco Island and Everglades/Chokoloskee. Immokalee, the single large interior community, is in north Collier County and is the agricultural center of the region. POPULATION "The social forces studied by appraisers primarily relate to population characteristics. The demographic composition of the population reveals the potential demand for real estate, which makes the proper analysis and interpretation of demographic trends important in an appraiser's analysis." The total population, it's composition by age and gender, and the rate of household formation and dissolution strongly influence real property values. (The Appraisal of Real Estate 141h Edition) s00,0oo 450,000 400,000 350,000 300,000 250,000 200,000 150,000 100,000 so,000 Collier County Population 2000 2005 2010 2016 2020 2025 2030 2035 2040 Florida Office of Economic & Demograpkic Research and Esri forecasts 2 02 0 Collier County's population has continued to increase year after year. The population has increased 9.24% as of 2020 from 2016. The population forecasts through 2025 calls for a continued steady growth cycle with an estimated 8.93% population growth from 2020 to 2025. Carroll & Carroll 10 6374 Report Area Analysis Collier County for years has been one of the nations' fastest growing counties, historically outperforming the state. Population increases began in 2010, trending once again towards outperforming the state. Strong growth is expected at 5 to 10% annually through 2025. Population Change (State vs County) 30?'0 25°l0 d° a � 20910 U �+ 1596 04 N% a w 5% 0% 2000 2005 2010 2D16 2021 2025 Year Florida Glace of Economic & Demographic Research and Esri forecasts 2020 -Collier County -Florida Collier County is a popular retirement destination. As of 2020, 55.6% of the County's residents are over the age of 45. The 2025 forecasts depict an aging community with 56.2% of the population 45 years of age or older. Population by Age ■ 2010 ❑ 2020 ■ 2025 Oh 5A 10-14 15-24 25-34 35-44 45.54 55-64 65-74 75-54 35+ Age U.S. Cen=5 Bureau, Census 2010 Summary File 1. Ersi forecasts for 2020 and 2025 Carroll & Carroll 11 6374 Area Anal EMPLOYMENT Collier County is a largely service based economy with 37.6% of the employees in the leisure, hospitality, education, and health service industries and 21.4% in professional, business, financial and other services. Trade, transportation, & utilities along with government jobs account for 27.9% of the County's employees. Industries such as natural resources/mining, construction, and manufacturing make up only 5.4% of the market. 2020 EMPLOYED BY INDUSTRY- COLLIER COUNTY Mining & Manufacturing Leisure & Hopitality Trade, portation & Rilties Education & Hea Rlh Se"Aces Office of Econamxc & Denwgraphfc Research, www.edr.sfafe fl.us Top 11 Largest Employers Collier County -2019 Rank Company Employees 1 Publix Super Market 8,728 2 NCH Healthcare System 7,017 3 Collier County School District 5,604 4 Collier County Local Government 5,119 5 Arthrex, Inc 2,500 6 Ritz Carlton- Naples 1,450 7 City of Naples 1,169 8 Moorings Park 888 9 News-Press/Naples Daily News 840 10 Physicians Regional 950 11 Seminole Casino 800 Source: www.swfleda.com/top-100-employers/ as reported in 2019 The unemployment rate in Collier County exceeded the state average by a slight margin in the years 2009 and 2010. The unemployment rate then declined through 2016 as the economy improved and, until recently, Collier County's unemployment rates decreased more rapidly the state. Carroll & Carroll 12 6374 Area Anal Unemployntent Rate (County vs State) 2020 2015 2015 2014 2013 2012 2011 2010 2009 0.0% 2_0% 4.0% 6.0% 8.0% 14.0 12.0% 14.0% ■ Colier County ■ State of Florida United Swes E"rfmmuf L4rbnrr8errc rrg11A- yr SfafislicslLAUSwdsricsMfip INCOME Collier County's per capita income and median household income levels are higher than state statistics. The most substantial difference between Collier County and the state is the large percentage difference in household incomes above $100,000 where Collier County exceeds the state by over 9%. Collier County's percentage household incomes ranging from $25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of household incomes under $25,000. Income levels vary greatly within different areas of Collier County, and so, will be discussed in greater detail in the Market Area descriptions. TRANSPORTATION The transportation system reflects local geography, population densities and the primary motivators of tourism, service industry employment, the construction industry, agriculture, and leisure activities. ROADS The earliest roads were coastal, extending from north to south in the early twentieth century with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami Trail because it was built to connect Tampa and Miami. Where it passes through the coastal community US-41 is a four or six lane divided highway with landscaped medians, curb and gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal arterial and one that defines several important boundaries. Often there is a noticeable land value difference east and west of US-41 because the affluent coastal population prefers to shop and trade close to home. As the highway turns southeast from downtown Naples toward Miami the Trail defines the boundary of the coastal management zone which affects Carroll & Carroll 13 6374 Revort Area Anal development densities and storm evacuation requirements. The eastern segment of US-41 is a designated national scenic highway popular with tourists, especially during the winter season as they seek adventure in the Everglades. A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood streets extend into the urban area east and west from US-41. North -south arterials and major collectors are established about one mile apart. From west to east, these include Goodlette-Frank Road, Airport -Pulling Road, Livingston Road, Santa Barbara Boulevard and Collier Boulevard. The east -west grid is spaced about two miles apart; from north to south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84), and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4 lane divided highways. East of Collier Boulevard the road system reflects the economies of scale of Golden Gate Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles east of CR-951, is the principal east -west collector. Everglades Boulevard (2 lane and asphalt surfaced) is the north -south major collector extending south from Immokalee Road 14 miles to the grade separation at I-75 where it continues into the Picayune Strand State Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier County is planning to extend east -west collectors through the Estates along the alignment of Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north -south connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road) north to Golden Gate Boulevard. Interstate highway 75 (I-75) was extended from north to south through Collier County in the mid-1980s along a flood -proof route about five miles inland. Directly east of the City of Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty- one miles east of the coastal community is an interchange at State Road 29; the last interchange in Collier County. Collier County and the FDOT continue to study the feasibility of an interchange at Everglades Boulevard. The advent of I-75 signaled a change in the relationship of Collier County to the rest of Florida and the United States. While US-41 was the only north -south arterial, Collier County was dominated by the conservative mid -western influences of seasonal residents and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road access to Collier was made much more convenient to the northeast via connections with I-4 Carroll & Carroll 14 6374 Revort Area Anal and I-95. This had the effect of broadening Collier's market exposure and it stimulated growth. The extension of I-75 south into Dade County promoted better access for European tourists and made Collier County transient lodging attractive for east coast weekenders. Strategic connections exist where Collier Boulevard and CR-92 extend south and west from US-41 providing access to the City of Marco Island from the greater Naples area and from Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural center of Immokalee with points north, with the Naples coastal community via CR-846, with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which is the western gateway to Everglades National Park and the 10,000 Islands region of Collier's southwest coast. The road transportation system is well planned, well maintained, and operating at acceptable capacity. Ambitious road construction projects undertaken in anticipation of growth projections and funded by impact fees have caught up with development. The road system reflects Collier's position at the southerly limit of development on Florida's west coast. MASS TRANSIT Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes Department, provides inexpensive alternative transportation throughout the county linking major employment centers of Naples with Marco Island and Immokalee. There are several circulation routes with stops at the County government complex, hospitals, and major shopping establishments. The system accommodates bicycle transport and personal items. The same County department administers the Collier Area Para Transit system which provides subsidized transportation services for the disabled and economically disadvantaged. This is a successful and growing system that connects people with jobs, essential services, and shopping while reducing transportation costs and road congestion. AIRPORTS Collier County is supported by a system of five public airports. Southwest Florida International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute drive via I-75 from the Collier center of population. This facility serves the five county southwest Florida regions offering domestic and international air carrier service. It is modern, convenient, and has planned expansion to keep up with regional growth. Naples Municipal Airport (APF) owned by the City of Naples and operated by the independently constituted Naples Airport Authority which derives its revenue principally from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown Naples. It serves the coastal community and is especially convenient to affluent residents Carroll & Carroll 15 6374 Revort Area Anal who own private aircraft, to the corporate convention business of the large beachfront hotels, and to essential services like mosquito control, Emergency Medical Services (EMS), the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @ 5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples airport is tower controlled and fully certified for commercial operations and is home to several aircraft charter services and flight training schools. In 2005, Naples Municipal Airport accommodated 163,434 aircraft operations, a record high. Annual operations decreased by nearly 50% from 2005 to 2011. The total operations for 2020 were 104,479, which is a 5.2% increase from the previous year. Due to its downtown location, Naples airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise abatement measures. The Collier County Airport Authority owns and operates airports at Marco Island, in Everglades City, and at Immokalee. These are primarily funded through fuel sales and hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation facility on the mainland four miles northeast of Marco Island. The single paved runway (17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is available. This airport is convenient to Marco Island residents and to the corporate convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign Trade Zone. To date, the economic potential of this airport is largely unrealized. However, the field is active as a training destination for coastal -based flight schools, it hosts aerial firefighting and crop -dusting operations, and it bases numerous private aircraft. The Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400') supports itinerant coastal traffic and half a dozen -based aircraft. Fuel, a comfortable pilot center and bicycles are available. The aviation community is well supported. The greater Naples area is the beneficiary the winter season influx of corporate executives and affluent individuals who can afford luxury private jet travel. Carroll & Carroll 16 6374 Area Anal MARINE TRANSPORTATION There is no deep -water port and no commercial marine activity other than that associated with commercial fishing, charter sport fishing, and the marine towing services that support the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six feet at mean low water. The US Coast Guard maintains a dredged and well -marked intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island. Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to the Marine Industries Association of Collier County, as of early 2019 there were 22,749 registered vessels in Collier County. Seasonally, excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are scheduled daily. EDUCATION The Collier County School District provides public education to about 51,905 students encompassing grades K-12. There are a total of 48 public schools consisting of 29 elementary, 10 middle, 8 high schools and one K-12 (Everglades City School). There are also 12 alternative school programs. In addition to the public school system there are numerous private schools scattered throughout the county. The Collier County School District continues to receive a "B" grade by the State of Florida Department of Education. By definition, an "A" or 'B" grade delineates high performance. Between 2015 and 2020 the school district had an overall population growth of more than 6,000 students. 52,000 30,000 = 48,000 r u 46,000 W 44,000 3 42,000 40,000 38,000 2020 University Enrollement 2012 Ave Maria University: 1,129 Florida SouthWestern State College: 15,389 Hodges University: 1,676 Florida Gulf Coast University: 15,373 Collier County Public Schools Enrollment 2013 2014 2015 2016 2020 Year h d ip:ll ru smn. c d f i ers cironl s. ca m Collier County is also home to several colleges and accredited universities. Three colleges have campuses in Collier County: Ave Maria University, Hodges University and Florida Southwestern State College (formerly Edison Community College). Ave Maria University is Carroll & Carroll 17 6374 Revort Area Anal a private catholic university that offers both undergraduate and graduate programs including a law school has around 1,129 students. Florida Southwestern State College with campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year degree programs for 15,389 students, and Hodges University is a private four-year college that offers bachelors and master's degrees in 20 disciplines for around 1,676 students. Nearby Florida Gulf Coast University (located in southern Lee County) is one of the state's fastest growing institutions and home to over 15,373 students. CONCLUSION At the southerly limit of urban development on Florida's west coast, Collier County offers the climate, natural resources, and sporting opportunities to support a superb retirement community. The quality of infrastructure, schools, and social services is what one would expect of such an area. We are experiencing a surge in new development projected to take us through the next several years. In the long term, the attractions of the climate and location, and the stability of fixed -account affluence promise continuing prosperity although probably without the strong emphasis on new development. Carroll & Carroll 18 6374 Market Area MARKET AREA Market Area is defined as: "The geographic region from which a majority of demand comes and in which the majority of competition is located." (The Dictionary of Real Estate Appraisal Th Edition) "A market area is defined in terms of the market for a specific category of real estate and thus is the area in which alternative, similar properties effectively compete with the subject property in the minds of probable, potential purchasers and users." (The Appraisal of Real Estate 151h Edition) A market area includes those surrounding land uses which impact the value of a property and it can encompass one or more neighborhoods or districts. An appraiser focuses on the market area in analyzing subject property value influences. BOUNDARIES Subject property is located within the Immokalee area. For appraisal purposes, the market area boundaries are shown below: ➢ North Collier/Hendry County Line ➢ South Oil Well Road ➢ East Collier/Hendry County Line ➢ West Collier/Lee County Line a rna.,aopee amdm m i Bwtl � E Feldn inimdFal ee nn _ v f, oitlanGamShdW - F'in.. I3 i:1y:l:tl - Golden Ga m Carroll & Carroll 19 6374 Market Area Introduction The property being appraised lies within the boundaries of the Immokalee Planning Community which is a 26 square mile area centered on the unincorporated community of Immokalee. Immokalee is in north central Collier County approximately 25 miles east of the Gulf of Mexico, six miles south of the Collier County -Hendry County line and 18 miles north of I-75. The Immokalee area is home to Lake Trafford, which is the largest lake in Collier County encompassing 1,500 acres. At the county's formation in 1923, Immokalee was the only non -coastal settlement. Today it remains the only interior community of considerable size. Immokalee was fairly isolated from the coastal area until the Immokalee Road (CR-846) was rebuilt and resurfaced in 1955-56. With major improvements to the transportation system, Immokalee became a thriving center of ranching, farming, and lumbering. Immokalee is the agricultural center of an area that includes parts of Collier, Lee, Glades and Hendry counties. The economy is dominated by the agricultural industry which employs over a third of the working population in ranching, truck farms and citrus. This industry has made Immokalee the leading domestic producer of winter vegetables for the United States. Most of the land and agricultural business is vested in a few large corporate - owned enterprises. Environmental Influences This area is desired because of mild winter weather and easy access to miles of beaches. The subtropical weather allows for year-round recreational opportunities. Boating and swimming are popular activities and boating is supported for seasonal residents and tourists by local marinas and charter boats. Bicycling, walking, and jogging are supported by an extensive network of connected biking and walking paths. Collier County has more golf courses per capita than most areas in the United States. Development has occurred in such a way that the open -space and lush landscaping give the appearance of a well -manicured, tropical paradise. Governmental Influences This market area is governed by Collier County Board of County Commissioners which serves as chief legislative body and five constitutional officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser. County government is managed by a strong county manager structure. Collier County provides services which range from average to high quality. However, Collier County is known for being a difficult county for building and development. The tax burden in Collier County is lower than the national average. Carroll & Carroll 20 6374 Report Market Area County government has zoning and comprehensive plan ordinances (Immokalee Area Master Plan) designed to protect the character and values of property; to protect and enhance economic development; and to maintain and enhance the attractive nature of the area. Public services include fire protection, solid waste disposal, potable water, sanitary sewer service and storm water drainage. Public/private companies proved adequate services for electricity, cable, and internet. Community support facilities such as schools, parks, churches, shopping, and places of employment are all located within this market area. Collier County Sheriff Department provides full range of services for Collier County. According to the statistics listed by Florida Department of Law Enforcement, Collier County crime index falls in the lowest 16% of all counties in Florida and crime rate has decreased nine out of the past ten years. About 78% of all crime is either burglary or larceny. This market area is served by several major roadways including Immokalee Road (CR 846), State Road 29, State Road 82, and Oil Well Road. Immokalee Road (CR 846) is a 6-lane, divided, east -west arterial highway connecting the north coastal community with north, interior Collier County and ultimately with the regional agricultural center of Immokalee. East of the I-75 interchange, Immokalee Road has been widened to six lanes as far as the Orangetree subdivision at Oil Well Road. The remaining ±16 miles to Immokalee are a two-lane asphalt road that is heavily traveled and dangerous due to morning and evening rushes mixing with heavy truck traffic. The extension of four lanes on to Immokalee is not in the current 5-year plan. This is the County's northernmost relevant east/west arterial. Development along Immokalee Road is clustered almost exclusively west of Collier Boulevard at the major intersection of Collier Boulevard, Interstate I-75, Airport Road and Tamiami Trail. Development consists of single/multi-family residential, as well as office and retail uses. State Road 82 is two/four land arterial road extending from US-41/Cleveland Avenue in Downtown Fort Myers and extending east 29 miles until it ends at State Road 29. The road serves the City of Fort Myers, Lehigh Acres, and the Immokalee area. Development varies from intense commercial development in the Fort Myers area to farmlands/wetlands as it approaches State Road 29. Oil Well Road is a primarily 4-lane east -west asphalt paved road extending east from Immokalee Road approximately 10 miles to the entrance of Ave Maria. Development along this road begins with a mixture of single-family residential near Immokalee Road and gradually changes to open farmland. Carroll & Carroll 21 6374 Report Market Area State Road 29 is the principal highway through Immokalee. These two lanes, asphalt surfaced, highway runs south from Immokalee to Everglades City in the Ten Thousand Islands and north from Immokalee to La Belle in Hendry County. State Road 82 intersects State Road 29 north of Immokalee providing access into the City of Fort Myers. The state road system leading into Immokalee is in good condition. The Immokalee urban area traffic network is focused on Main Street (State Road 29) as it passes from east to west through the center of town and then turns north toward LaBelle. Immokalee Road (CR-846) from Naples enters south Immokalee, turns east joining Main Street, then continues into the agricultural areas of Hendry County about 8 miles east of Immokalee. Asphalt surfaced, 2-lane local collectors consist of New Market Road/Westclox, a northwest -southeast neighborhood collector through the heart of the agricultural market area and into the northwest residential neighborhoods, Immokalee Drive, an east -west neighborhood collector serving developing residential districts west of SR-29 and Lake Trafford Road, a medium collector connecting the northwest Immokalee commercial district on SR-29 with residential neighborhoods and the Lake Trafford recreational area three miles west. Local streets, sometimes asphalt paved and sometimes not, are typically laid out on a grid pattern. Connectivity is fairly good, but the community remains segmented by the road system. Public transportation is provided by a county transit bus service. Social Influences The Immokalee market area ranges from planned developments to mostly undeveloped land. This area remains as one of the last areas in Collier County with large tracts that are developable. Most are still being used for agricultural purposes, but Collier County has designated much of this land as Rural Lands Stewardship area, promoting future growth. The purpose of this program is to encourage smart growth patterns in rural areas of the county per the Growth Management Plan. Collier County's objective is to create an incentive -based land use overlay system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of rural land stewardship. The Stewardship Send Area (SSA) is used to issue designated Sending Area Stewardship credits to property owners which may be used to entitle Stewardship Receiving Area (SRA) which can be in the form of self-contained planned urban developments in the RLSA. This area has grown considerably in the past 10 years with the growth of Ave Maria. US Census Bureau, Esri forecasts, 2022 population is 37,8212 with a projected growth to 42,134 (11.43% growth) by 2027, which will mainly be attributable to the growth and development of Ave Maria and the proposed developments. The population also nearly doubles during the winter months in Immokalee due to agricultural seasonality. This Carroll & Carroll 22 6374 Market Area increase occurs during the winter when the harvest season for vegetables and citrus is at its peak. The median age in the Immokalee market area is 29.2, significantly lower than the county average of 50.9. Only 17.6% of the population is 55 and older and 42.8% is younger than 25. Carroll & Carroll 23 6374 Report Market Area esri® Demographic .. Income Profile Polygon Prepared by Esri Area: 271.99 square miles Summary Census 2010 Census 2020 2022 2027 Population 28,673 35,831 37,812 42,134 Households 6,969 9,938 10,714 12,184 Families 5,550 - 8,281 9,332 Average Household Size 3.86 3.51 3.44 3.38 Owner Occupied Housing Units 3,207 - 6,224 7,601 Renter Occupied Housing Units 3,762 4,489 4,583 Median Age 26.7 29.2 30.3 Trends: 2022-2027 Annual Rate Area State National Population 2.199/n 0.61% 0.25% Households 2.60% 0.62% 0.31% Families 2.42% 0.59% 0.28% Owner HHs 4.08% 0.83% 0.53% Median Household Income 3.22% 3.75% 3.12% 2022 2027 Households by Income Number Percent Number Percent <$15,000 1,412 13.2% 1,206 9.9% $15,000 - $24,999 953 8.9% 925 7.6% $25,000 - $34,999 1,395 13.0% 1,504 12.3% $35,000 - $49,999 1,181 11.0% 1,268 10.4% $50,000 - $74,999 1,847 17.2% 1,914 15.7% $75,000 - $99,999 1,215 11.3% 1,594 13.1% $100,000 - $149,999 1,727 16.1% 2,256 18.5% $150,000 - $199,999 512 4.8% 814 6.7% $200,000+ 471 4.4% 704 5.8% Median Household Income $54,086 $63,380 Average Household Income $76,782 $90,591 Per Capita Income $21,873 $26,317 Census 2010 2022 2027 Population by Age Number Percent Number Percent Number Percent 0-4 2,929 10.2% 3,353 8.9% 3,711 8.8% 5-9 2,622 9.1% 3,290 8.7% 3,568 8.5% 10 - 14 2,361 8.2% 3,036 8.0% 3,492 8.3% 15 - 19 2,737 9.5% 3,250 8.6% 3,553 8.4% 20 - 24 2,780 9.7% 3,247 8.6% 3,357 8.0% 25 - 34 4,944 17.2% 6,237 16.5% 6,373 15.1% 35 - 44 3,767 13.1% 4,946 13.1% 5,879 14.0% 45 - 54 2,956 10.3% 3,843 10.2% 4,382 10.4% 55 - 64 1,989 6.9% 3,272 8.7% 3,580 8.5% 65 - 74 1,088 3.8% 2,150 5.7% 2,604 6.2% 75 - 84 395 1.4% 967 2.6% 1,333 3.2% 85+ 104 0.4% 220 0.6% 304 0.7% Census 2010 Census 2020 2022 2027 Race and Ethnicity Number Percent Number Percent Number Percent Number Percent White Alone 14,268 49.8% 10,880 30.4% 11,550 30.5% 12,353 29.3% Black Alone 4,826 16.8% 6,054 16.9% 6,189 16.4% 6,540 15.5% American Indian Alone 262 0.9% 635 1.8% 668 1.8% 747 1.8% Asian Alone 92 0.3% 259 0.7% 295 0.8% 394 0.9% Pacific Islander Alone 41 0.1% 15 0.0% 15 0.0% 15 0.0% Some Other Race Alone 8,081 28.2% 9,250 25.8% 9,557 25.3% 10,626 25.2% Two or More Races 1,105 3.90% 8,739 24.4% 9,537 25.2% 11,460 27.2% Hispanic Origin (Any Race) 20,022 69.8% 22,948 64.0/a 23,906 63.2% 26,187 62.29/a Data Note: Income is expressed in current dollars. Source: Esri Forecasts for 2022 and 2027. U.S. Census Bureau 2010 decennial Census data converted by Esri into 2020 geography. May 22, 2023 if-2023 Est i �acle 1 of 2 Carroll & Carroll 24 6374 Market Area • Gesri . _ .... . Polygon Area: 271.99 square miles Prepared by Esri Trends 2022-2027 4- 3.5 - a1 3 m C 2.5 - al 2 M rr 1.5- 11 1 IN ■ Area ■ State ¢ U.OS I I ' ■USA Population Households Families Owner HHs Median HH Income Population by Age 16 14 12 10 w ca 8- 6- 4- 2022 ■ 2027 2 ' 0- 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55 64 65-74 75-84 85+ 2022 Household Income 2022 Population by Race 30 $25K-$34K 13.0% $15K-$24K 8.9% 25 535K-$49K 11.0% �$15K 13.2% 2D C U1 15 al a $200K+ $50K - $74K 4.4% 1 D 17.2 % $150K-$199K 4-8% 5 $75K-$99K $SOOK -$149K 11.3% 16.1% 0- White Black Am. Intl. Asian Pacific Other Two+ 2022 Percent Hispanic Origin:63.2% Source: Esri Forecasts for 2022 and 2027. U.S. Census Bureau 2010 decennial Census data converted by Esri into 2020 geography. 2[i2 Lori Economic Influences May 22, 2023 Page 2 of 2 Carroll & Carroll 25 6374 Report Market Area This area's income levels are considerably lower than the County's average. The average household income in 2022 was $76,782, which is approximately 39.88% lower than the county's average household income of $127,724. In the subject market area only 25.3% of the households have annual incomes greater than $100,000, compared to the county figure of 35.1%. On the other hand, 35.1% of households have average household incomes of less than $35,000. The economy of rural Southwest Florida has been and continues to be based primarily on agriculture, which has not kept pace with job growth and income levels throughout the state of Florida. Rural Florida continues to have lower earned income, higher unemployment, lower property values and fewer opportunities for employment. The average home value in the market area is $287,126 which is considerably lower than the County's average home value of $567,449. The total number of housing units in the market area is 11,944, of which, 52.1% are owner occupied, 37.6% renter occupied and 10.3% vacant. Vacancy includes seasonal rentals. Development trends: Residential Residential development density varies from less than one unit per 10 acres in agricultural districts, to as high as eight units per acre in the high -density residential areas in Immokalee. The Immokalee area of housing diversity ranging from large ranch style homes to low-income housing. In the immediate Immokalee area, the density of residential development is relatively high and there are many substandard structures. Other parts of the market area include acreage homesites and the planned development of Ave Maria. The Town of Ave Maria is an entire town including a University. Ave Maria is accessible from both Oil Well Road and Camp Keais Road. The campus and town are 30 miles from Naples and just 10 miles from Immokalee. Ave Maria totals about 5,000 acres, of which nearly 20% has been designated as the University campus. When completed, the Town will contain some 11,000 residential dwellings in a wide variety of price ranges and neighborhoods. Residential units include rental apartments, condominiums, starter homes, and estate homes. Over the past 10+ years there has been a residential boom in Ave Maria ranking it as the number one selling single-family community in the Naples -Ft Myers market and as of April 2023 it was the #18 Top Selling Master Planned Community in the United States. Ave Maria has sold more than 4,000 new homes since the development first opened. As of the first quarter 2023 Ave Maria had 187 new home sales contracts since the first of the year. Ave Maria currently has four national home builders including, Del Webb, CC Homes, Pulte Homes, and Lennar. There are a total of 75 floor plans between the builders with prices ranging from the low $200s to $800s. Carroll & Carroll 26 6374 Report Market Area The goal of the University is to become the major Catholic University in the south, with some 5,000 graduate and undergraduate students. Also, within Ave Maria is the Arthrex Commerce Park. Arthrex, Inc. is a world-renowned medical company. Their campus is currently designed with a 355,870 square foot manufacturing facility with a 55,027 square foot finishing building situated on a 35.88-acre site. The Arthrex Commerce Park will eventually encompass 200 acres to accommodate future growth. The newest residential development in the market are ais Skysail, which is being developed by Neal Communities. Skysail is a 1,500 single-family home community located on 642 acres located just east of Everglades Boulevard along Oil Well Road. Commercial The majority of the commercial development in this area is located along Main Street/SR 29 and New Market Road. The newest development is located near the intersection of Lake Trafford Road and SR 29. This is where the majority of the franchise restaurants and national companies are located. Small commercial businesses support the majority of neighborhood needs. Small retail shops are about 50% owner occupied family businesses. Commercial businesses run the gamut from ethnic restaurants, grocery, hardware, clothing, furniture, and auto parts. Most of the commercial buildings are over 40 years old and are legally nonconforming with current development standards. Redevelopment would require larger setbacks; hence, gentrification and routine maintenance has allowed buildings to exist beyond their economic and physical life expectancy. Many of the larger businesses in the market area are agriculturally related and function as produce packing and shipping operations that operate primarily during harvest season. These large agricultural businesses provide most of the employment. Immokalee also has a large industrial component that is located on the east side of town were processing plants, packing houses and similar agri-industrial uses are located. The Public Facilities category is composed of the Immokalee Airport, the University of Florida Institute of Food and Agricultural Science (IFAS) experimental farm, the Seminole Indian reservation, schools, and government facilities. The Seminole Casino Immokalee is 24 hour/7 days a week casino located along east side of Immokalee Road as you enter into Immokalee. Gaming at the casino includes blackjack, high paying slots, and live -action poker. In 2009 the casino received a $22 million renovation. The casino now contains 75,600 square feet and a 750-seat outdoor pavilion for music performances was also added. The newest addition to The Seminole Casino Immokalee is the Seminole Casino Hotel which offers 19 suites along with 80 deluxe rooms. Carroll & Carroll 27 6374 Report Market Area esri® Business Prepared by Esri Area: 271.99 square miles Data for all businesses in area Total Businesses: 733 Total Employees: 11,039 Total Residential Population: 37,812 Employee/Residentlal Population Ratio (per 100 Residents) 29 Businesses Employees by SIC Codes Number Percent Number Percent Agriculture & Mining 36 4.9% 1,221 11.1% Construction 36 4.9% 118 1.1% Manufacturing SO 1.4% 45 0.4% Transportation 22 3.0% 384 3.5% Communication 10 1.4% 43 0.4% Utility 5 0.7% 61 0.6% Wholesale Trade 36 4.9% 896 8.1% Retail 71 Summary 167 22'B% 1,439 13.0% Home Improvement 13 1.8% 97 0.9% General Merchandise Stores 14 1.9% 59 0.5% Food Stores 35 4.8% 670 6.1% Auto Dealers, Gas Stations, Auto Aftermarket 15 2.0% 90 0.8% Apparel & Accessory Stores 3 0.4% 9 0.1% Furniture & Home Furnishings 3 0.4% 4 0.1% Eating & Drinking Places 47 6.4% 401 3.6% Miscellaneous Retail 37 5.0% 104 0.9% Finance, Insurance, Real Estate Summary 52 7.1% 264 2.4% Banks, Savings & Lending Institutions 16 2.2% 74 0.7% Securities Brokers 3 O.4% 10 0.1% Insurance Carriers & Agents to 1.4°% 25 0.2% Real Estate, Holding, other Investment Offices 23 3.1% 1.55 1.4% Services Summary 267 36.4% 5,759 52.2% Hotels &Lodging 6 0.8% 39 0.4% Auromotive Services 15 2.0% 34 0.3% Motion Pictures & Amusements 19 2.6% 98a 8.9% Health Services 37 s.0% 2,a33 220% Legal Services 13 1.8% 39 0.4% Education Institutions & Libraries 22 3.0% 1,385 12.5% Other Services 155 21.1% 844 7.6% Govemment 27 3.7% 797 7.2% Unclassified Establishments 65 8.9% 12 0.1% Totals 733 100.0% 11,039 100.0% Source: Copyright 2022 Data Azle, Inc. All rights reserved. Esri Total Residential Population forecasts for 2022. oats Note: Data on the Business Summary report Is calculated using Esri's Data a119ratien method which uses census block groups to all-te business summary data to custom areas. May 22, 2023 ice_ -, '.Ye I of 2 Carroll & Carroll 28 6374 Market Area Polygon Area: 271.99 square miles Prepared by Esri Businesses Employees by NAICS Codes Number Percent Number Percent Agriculture, Forestry, Flshing & Hunting 22 3.0% 1,131 10.2% Mining 1 0.1% 11 0.1% Utilities t 0.1% 40 0.4% runstiucUan 36 4. 9% 129 1.11 Manufacturing 10 1.4% 45 0.4% Wholesale Trade 36 4.9% 896 8.1% Retail Trade 118 16.2% 1,022 9.3% Motor Vehicle & Parts Dealers 6 0.8% 32 0.3% Furniture & Home Furnishings Stores 1 0.1% 5 0.0% Electronics & Appliance Stores 2 0.3% 4 a.c% Bldg Material & Garden Equipment & Supplies Dealers 13 1.8% 97 0.9% Food & Beverage Stores 34 4.6% 656 5.9% Health & Personal Care Stores 10 1.4% 36 0.3% Gasoline Stations 9 1.2% 58 0.5% Clothing & Clothing Accessories Stores 3 0.4% 9 0.1% Sport Goods, Hohhy, Book, & Music Stores 0 0.0% 0 0.0% General Merchandise Stores 14 1.9% 59 0.5% Miscellaneous Store Retailers & 1.1% 41 0.4% Nonstore Retailers 18 2.5% 25 0.2% Transportation & Warehousing 23 3.19E 384 3.5% Information 12 1.6% 56 ri Finance&Insurance 30 4.1% 111 1.0% Central Ban kfCredit Intermediation & Related Activities 16 2.2% 75 0.7% Securities, Commodity Contracts & Other Financial 4 0.5% 11 0.1% Insurance Carriers & Related Activities; Funds, Trusts & 10 1.4% 25 0.2% Real Estate, Rental & Leasing 28 3.8% 158 1.4% Professional, Scientific & Tech Services 55 7.5% 295 1.8% Legal Services 15 2.0% 43 0.4% Management of Companies & Enterprises 1 0.2% 5 0A% Administrative & Support & Waste Management & Remediation 25 3.4% 114 lA% Educational Services 22 3.0% 1,376 12.5% Health Care & Social Assistance 59 8.0% 2,690 24.4% Arts, Entertainment & Recreation 16 2.2% 991 9.0% Accommodation & Food Services 54 7.4% 452 4.1% Accommodation 6 0.8% 39 0.4% Food Services & Drinking Places 48 6.5% 413 3.7% Other Services (except Public Administration) 92 12.6% 434 3.9% Automctive Repair & Maintenance 12 1.6% 29 0.3% Public Administration 27 3.7% 797 7.2% Unclassified Establishments 65 B.9% 12 0.1% Total 733 200.0% 21,039 100.0% Source: Copyright 2022 Data Axle, Inc. All rights reserved. Esh Total Residential Population forecasts for 2022. pate Note: Data on the Business Summary report is calculated using Eari's Data allucatrmr method which uses census block groups to allocate business summary data to custom areas. May 22, 2023 Paye 2 of 2 According to the business summary report, the services, retail trade, and agriculture/mining industries lead the business sector. The agriculture industry dominates this area and the above report might not take into account the number of part time/seasonal employees. The agriculture economy is primarily based on a combination of commodity prices and crop yields. In other words, if the farmers are making money, so will the local and regional businesses. Farming is always uncertain and usually has a pattern of a few exceptional years to more years of marginal profit or worse. Over time the lean and rich years appear to average out to a steady economy. Agricultural labor is the driving force behind the market area. During peak harvest season (Oct -May) the immediate area is inundated by Mexican, Guatemalan, and Haitian migrant populations requiring close proximity to local employment or local crew bus pick-up points for field harvesting. The Collier County School Board operates four elementary schools, one middle school and one high school. These schools are located within walking distance of most of the urban area and are easily assessable by those who require transportation by school bus. Also located in the neighborhood is the Immokalee Technical Center. The Immokalee Technical Center is a three-story, 90,000 square foot state of the art career center, with technical Carroll & Carroll 29 6374 Market Area education programs for high school students and adults. The center offers programs in industrial engineering, health services, business technology, and human services. MARKET AREA LIFE CYCLE Market areas often pass through a four -stage life cycle of growth, stability, decline, and revitalization. • Growth - A period during which the market area gains public favor and acceptance. • Stability - A period of equilibrium without marked gains or losses • Decline - A period of diminishing demand • Revitalization - A period of renewal, redevelopment, modernization and increasing demand. There has been considerable recovery in the Immokalee residential real estate market, especially in Ave Maria which continues to be the number one selling single-family community in the Naples -Ft Myers. Well located commercial land in Immokalee has also increased, but other segments of the commercial market including agricultural packing/distribution facilities appear to have remained flat for at least the past five years. Developers are also taking positions by purchasing large tracts of land throughout the market taking advantage of the population growth and the density benefits of the Rural Lands Stewardship Area Overlay. Overall, the market area is considered to be in a period of growth. CONCLUSION In summary, the Immokalee community is primarily supported by Immokalee's agri- business. The success of future commercial development depends on the vitality of Florida agriculture in a global economy. The outlook for the foreseeable future is always uncertain with the volatility of agricultural markets and legislation on international trade. Future growth of gaming and Ave Maria will help to stabilize and diversify Immokalee's economy. On the other hand, the Rural Lands Stewardship Area of the market area, will continue to grow. There are two large projects (Hyde Park Village and Rivergrass Village) currently in the process of trying to obtain Stewardship Receiving Area (SRA) designation. This is one of the last remaining areas in Collier County with tracts of land available for large scale developments. The road network and infrastructure are sufficient to accommodate future growth and with the success of Ave Maria, development to the east has become a proven concept. The affordability will also be one the main drivers for future growth. Carroll & Carroll 30 6374 Report PROPERTY INFORMATION Irk MIROMAR LAKES . I flapper Ranch Preserve subject - - - - - - - Lake Traflwt7 Bird Gardens 0f Maples ij Property Information LANULAN PINI:.i immokalee e - 9 COLLIER PILLAGE OAKS VILLAGE Ave Maria 0. Carroll & Carroll 31 �� ! _ �. s' 4 tt, o _ _ �: �. � � �{ 6374 Report Property Information SITE DESCRIPTION Legal Description Lengthy legal description copied into the addendum of the report. Property ID# 00053560005 Owner of Record John Edwin English Trust Size I was not provided with a boundary survey and therefore I relied on the total acreage on file with The Collier County Property Appraiser. 59.01 Gross Acres Easements/Restrictions The subject is encumbered by a 60' road easement for Trafford Oaks Road that extends north/south through the center of the property. The subject is also located within the Trafford Oaks development, which has deed restrictions. I asked for, but was not provided a copy of the deed restrictions. Shape Irregular Frontage The subject fronts along the east side of Trafford Oaks Road for approximately 345 feet and along the west side for 890 feet. Access The subject is provided both physical and legal access from Trafford Oaks Road. Trafford Oaks Road is a two-lane privately maintained paved road extending west from Pepper Road and running along the north and west side of Lake Trafford. The road is gated and is accessible to the property owners. Topography Based on my physical inspection, the property is generally level, but below road grade. There is a drainage canal extending along the east side of Trafford Oaks Road. Ground Cover The property is covered in native and exotic vegetation. The property is in its native state and has never been cleared. I was provided with a Conservation Collier Initial Screening Report dated November 2, 2022 and updated December 19, 2022. The map and observations indicate the presence of Cabbage Palm, mixed wetland hardwoods, Cypress/Tupelo, and mixed scrub -shrub wetland near the northern portion of the property. The majority of the property's land cover is Carroll & Carroll 33 6374 Report Property Information designated as marshes. The majority of the property and the land use covers are various types of wetlands and therefore the majority of the property could potentially be jurisdictional wetlands. There is approximately 10% of exotic vegetation located on the property with the majority being Brazilian Pepper located along the edges of Trafford Oaks Road and Rosbou h Way. Utilities Electricity, telephone and TV cable are available. The property is currently serviced by well and septic. Surrounding Land Uses The subject is located along the northwestern side of Lake Trafford. Located to the west is the 2,512-acre Pepper Ranch Preserve and other state-owned conservation land. This also connects to the Corkscrew Regional Ecosystem Watershed (CREW) which consists of over 60,000 acres of South Florida Water Management District lands. Located to the east is Lake Trafford, to the north is vacant land, and to the south is a single-family residence and vacant land. Demographics (2022) 2 mile 5 10 Population 2,472 19,921 40,041 Households 567 4,619 10,311 Median HH Income $35,613 $31,441 $47,032 Median Home Value $171,428 $143,663 $248,198 Site Improvements None Carroll & Carroll 34 6374 Report Propertv Information SUBJECT PHOTOGRAPHS View to the north along Trafford Oaks Road. (Photo Taken May 8, 2023) View to the south along Trafford Oaks Road. (Photo Taken May 8, 2023) Carroll & Carroll 35 6374 Report Propertv Information View to the northwest from Trafford Oaks Road. (Photo Taken May 8, 2023) View to the west from Trafford Oaks Road. (Photo Taken May 8, 2023) Carroll & Carroll 36 6374 Report Propertv Information View to the southwest of the west side of the property. (Photo Taken May 8, 2023) View to the west from Trafford Oaks Road. (Photo Taken May 8, 2023) Carroll & Carroll 37 6374 Report Property Information View to the northeast from Trafford Oaks Road. (Photo Taken May 8, 2023) View to the northeast of the east side of the property. (Photo Taken May 8, 2023) Carroll & Carroll 38 ','� ¢¢; _ X, - 11 f � y � 6374 Report Propertv Information ENVIRONMENTAL CONTAMINATION Observed Contamination None Noted Concerns None Environmental Assessment No Available Impact on Value None Disclaimer Unless otherwise stated in this report, the existence of hazardous substances or environmental conditions including but not limited to asbestos, polychlorinated biphenyls, petroleum leakage, agricultural chemicals, urea formaldehyde insulation, lead paint, toxic mold, et cetera, which might or might not be present in or on the property were not called to the attention of the appraiser. Such tests were not in the appraiser's required scope of work, the appraiser is not qualified to test for such substances and conditions and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any such conditions that might exist, or for the knowledge and expertise required to discover them. Carroll & Carroll 40 6374 Report Propertv Information NATURAL RESOURCE CONCERNS Condition of subject The property is in its native state and has never been cleared. I was provided with a Conservation Collier Initial Screening Report dated November 2, 2022 and updated December 19, 2022. The staff used two methods to determine native plant communities present: review of South Florida Water Management District (SFWMD) electronic databases for Department of Transportation's Florida Land Use, Cover and Forms (FLUCCS) 1994/1995 and field studies. The map presented on the following page indicates the presence of Cabbage Palm, mixed wetland hardwoods, Cypress/Tupelo, and mixed scrub - shrub wetland near the northern portion of the property. The majority of the property's land cover is designated as marshes. The majority of the property and the land use covers are various types of wetlands and therefore the majority of the property could potentially be jurisdictional wetlands. The property/habitat would support the presence of many species including the Florida Panther, which heavily use this area. Other listed species such as the Everglades snail kite, wood stork, black bear, American alligator, and multiple bird species likely forage these parcels. All plant and animal communities are of interest and concern. To a greater or lesser degree depending on the species and the quality of habitat they occupy, plants and animals inhabiting the property will invoke some level of scrutiny and will result in some cost during the permitting process. Natural Resource Audits Available No Impact on Value N/A Disclaimer Specialized natural resource audits were not in the Carroll & Carroll 41 6374 Report Property Information appraiser's required scope of work, the appraiser is not qualified to conduct such audits and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any extraordinary natural resource concerns, or for the knowledge and expertise to discover them. Carroll & Carroll 42 6374 Report Property Information Initial Criteria Screening Report Folio Numbers: 00053560005 Owner Names: John Edwin English Trust Date: November 2, 2022 AW JOHN EDWIN ENGLISH TRUST Land Cover Cabbage Palm 1 Cypress Cypress/Tupelo(incl CyITu mixed) Lacusirine Marshes Mixed Scrub -Shrub Wetland Mixed Wetland Hardwoods Natural Lakes and Ponds Residential, Low Density Transportation ca car.Lncy Figure 5 - Florida Cooperative Land Cover Classification System 14 Carroll & Carroll 43 6374 Report Propertv Information FUTURE LAND USE Ordinance or Plan Collier County Growth Management Plan Future Land Use Designation Flow way Stewardship Area (FSA) of the Rural Lands Stewardship Area Overlay District including a 500-foot Restoration Area Purpose of Designation The purpose of this program is to encourage smart growth patterns in rural areas of the county per the Growth Management Plan. Collier County's objective is to create an incentive -based land use overlay system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of rural land stewardship. The Stewardship Sending Area (SSA) is used to issue designated Sending Area Stewardship credits to property owners which may be used to entitle Stewardship Receiving Area (SRA) which can be in the form of self-contained planned urban developments in the RLSA. This future land use designation allows such uses as agriculture and related uses, conservation, restoration, and natural resources, etc. The protection of water quality and quantity, and the maintenance of the natural water regime shall occur through the establishment of Flowway Stewardship Areas (FSAs), as SSAs within the RLSA Overlay. FSAs are delineated on the Overlay Map and contain approximately 30,869 acres. FSAs are primarily privately owned wetlands that are located within the Camp Keais Strand and Okaloacoochee Slough. These lands form the primary wetland flowway systems in the RLSA. The Overlay provides an incentive to permanently protect FSAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection measures described in Group 1 Policies. Residential uses, General Conditional uses, Earth Mining and Processing Uses, and Recreational Uses layers 1- 4) as listed in the Matrix shall be eliminated Carroll & Carroll 44 6374 Report Property Information in FSAs in exchange for compensation to the property owner as described in Policy 3.8. Conditional use essential services and governmental essential services, other than those necessary to serve permitted uses or for public safety, shall only be allowed in FSAs with a Natural Resource Stewardship Index value of 1.2 or less. The subject's Index is greater than 1.2. Approximately 48-acres are located within the FSA and the remainder is located with the 500-foot Restoration Area. Carroll & Carroll 45 6374 Report Propertv Information RURAL LANDS STEWARDSHIP AREA OVERLAY MAP Note: The official designated titles of SSAs can be found within SSA Credit Agreements. Carroll & Carroll 46 6374 Report Propertv Information ZONING Ordinance or Land Development Collier County Code Zoning "A-MHO-RLSAO" — Rural Agricultural District including a Mobile Home Overlay and Rural Lands Stewardship Area Overlay Purpose or Intent of Zoning The purpose and intent of the Rural Agricultural District is to provide land for agricultural, pastoral, and rural land uses. In addition, several conditional uses including churches, schools, child care centers, social and fraternal organizations, and group care facilities are available under conditional use provisions. It is also a "holding" classification applied to land the future development of which is uncertain. The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County. In addition, several conditional uses including churches, schools, child care centers, social and fraternal organizations, group care facilities, and earth mining are available under conditional use provisions. It is also a "holding" classification applied to land the future development of which is uncertain. The maximum shall not exceed the density permissible under the density rating system. Below are the development requirements as set forth in the Agricultural Zoning District: Minimum Lot Area: 217,800 square feet or 5.00 acres Minimum Lot Width: 165 feet Minimum Front Yard Setback: 50 feet minimum Minimum Side Yard Setback: 30 feet Carroll & Carroll 47 6374 Report Property Information Minimum Rear Yard Setback: 50 feet Maximum Building Height: 35 feet The Mobile Home Overlay (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when certain requirements and procedures are met. Copies of pertinent sections of the Comprehensive Plan and Land Development Code are included in the Addendum. Carroll & Carroll 48 6374 Report Propertv Information ASSESSMENT AND TAXES By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st of the tax year. Since annual tax assessments are based on sales from previous years, depending upon market trends, assessed values can fall on either side of the current market value estimate. The tax assessment is usually not a reliable indicator of market value. Parcel Tax ID 00053560005 Assessment and Tax Year 2022 Combined Land Assessment $101,304 Improvement Assessment $0 Total Assessment $101,304 10% CAP ($0) AG Exemption ($0) Taxable Value $101,304 Ad Valorem Taxes $297.84 Non- Ad Valorem Taxes $0 Total Taxes $1,322.25 Taxing Authority/Jurisdiction Collier County The total assessment is $1,717 per gross acre of land area. The land assessment is within the range of other similar parcels. The assessment is significantly less than my estimate of market value. As of the appraisal effective date the 2022 taxes have been paid. Carroll & Carroll 49 6374 Report Propertv Information FLOOD ZONE DATA Flood Zone AE & AH Flood Zone Comments Zone AE - Areas subject to inundation by the 1-percent-annual-chance flood event determined by detailed methods. Base Flood Elevations are shown. Mandatory flood insurance purchase requirements and floodplain management standards apply. Zone AH — Areas of 1% annual -chance shallow flooding with a constant water - surface elevation (usually areas of ponding) where average depths are between 1 and 3 feet. Base flood elevations determined. Community Panel Number 12021C0120H Revised May 16, 2012 Source National Flood Insurance Program Flood Insurance Rate Maps Carroll & Carroll 50 6374 Report Property Information National Flood Hazard Layer FI RMette FEMA 1,000 1,5DO 2,0W" 1 ai,000 &a---p. USOS Naflada7 Map, OrNtoln agery: Data refreshed October, 2020 Legend SEEFISm—f UUiINDMil) INUExlaiwPon ftnwwaaEuyppr Without Base Flood Elevation f BFEI o,re0. v nss SPECIAL FLOOD YAth BFE or Depth zoneeeeo_an_ve ur HAZARD AREAS Regulatory Floodway 1 0.2% Annual Chance Road Hazard, Areas of 1%annual ehanc¢ flood with average tlep[h less than one f001 or with tlfainage areas of In. than an¢ squat¢ mil¢ zonE x Futura Condition, l%Annual Chanee FI and Hazard mnex Area with Retluced Flood Risk due to OTHER AREAS OF Levee. See Notes. zo„ry FLOOD HAZARD Area with Flood Risk due to Lawasl-0 n Area of Minimal Flood Hazard — x Effective LOMRs OTHER AREAS Ikeaof Undetermined Flood Hazard—n GENERAL ---- Channel, Culvert, or Storm Sewer STRUCTURES 1 I t I r i 1 La—, Dike, of Floodwall Crow Seetionswhhl%Annual Chance Water Su rfac¢ Elevation — — — Coastal Tfa of ..... n1^ Base Flood Elevation Llne IBFE) —.. Limit W study .1.1saletlon Boundary -- --- Coastal Tfanseet Baseline OTHER _ profile Basellne FEATURES Hydrographlc Feature Digital Bata Aval€ahle No Digital Data Available MAP PANELS Unmapped i The pin displayed on the map is an a ppmxlma. ,and selected by the user and does not represent an authodtative property locadon. This map complies with FEMA's standards for the use of digital flood maps 111, Is not raid as described below. The basemap shown compiles with FEMAs basemap accuracy stantlards lire fiord hazard Information Is delved directly ham the authoritative NFHL web services provided by FEMA. This map was exported on 5/18/2023 at 10:54 AM and does not reflect changes or amendments subsequent to this date arM time. The NFHL antl efledive information may change or become supersadetl by new data aver hma. ilris map image is Vold If the one rf more of the fmlowing map elements do not appear. besemap Imagery, flood tune labels, legend, scale bar, map creation date, community Ideri fiers, FIRM panel number. and FIRM effective date. Map images for mapped antl unnn chnized areas cannot be used for regulatory purposes. Carroll & Carroll 51 6374 Report Propertv Information TRANSACTIONAL HISTORY Sales History There have been no transactions in the previous three years. CURRENT STATUS Subject Listed for Sale/Under Contract To my knowledge, the subject is not currently listed for sale or under contract. Carroll & Carroll 52 6374 Report Highest and Best Use HIGHEST AND BEST USE DEFINITION The Dictionary of Real Estate Appraisal, 7h Edition, published 2022 by the Appraisal Institute, defines Highest and Best Use as: The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. METHOD There are four criteria that must be met in order for a use to be the highest and best use for a given property. The highest and best use must be: • Legally permissible. • Physically Possible. • Financially feasible. • Maximally productive. Ordinarily these criteria are considered sequentially, each step narrowing the range of alternative uses being considered. ANALYSIS SITE AS THOUGH VACANT Legally Permissible: Collier County designates this property as "A-MHO-RLSAO" — Rural Agricultural District including a Mobile Home Overlay and Rural Lands Stewardship Area Overlay with a Future Land Use of Flow way Stewardship Area (FSA) of the Rural Lands Stewardship Area Overlay District including a 500-foot Restoration Area. Approximately 48-acres are located within the FSA and the remainder is located with the 500-foot Restoration Area. The current zoning allows a maximum density of one residential unit per five acres, however residential uses, general conditional uses, earth mining and processing uses, and recreational uses ( layers 1- 4) as listed in the Rural Lands Stewardship Area Overlay District Matrix shall be eliminated in FSAs in exchange for compensation to the property owner. The future land use designation allows such uses as agriculture and related uses, conservation, restoration, and natural resources, etc. The subject is located within the Trafford Oaks development, which has deed restrictions. Physically Possible: The majority of the property is designated as wetlands. The location, access, physical characteristics, and the size of the property suggests some type of Agricultural Group 1 or 2 or Conservation, Restoration, or Natural Resources. Carroll & Carroll 53 6374 Report Highest and Best Use Financially Feasible: Grazing or livestock raising is potentially a financially feasible use, the physical characteristics of the property argue against this type of use. Although it is not an economic use, acquisition of lands in the area by Collier County is encouraged for habitat preservation and conservation given the physical characteristics of the property. Maximally Productive: The highest and best use is that the property be purchased for preservation, conservation, and restoration. CONSIDERATION OF APPROACHES Only the sales comparison approach is appropriate for this vacant parcel. Carroll & Carroll 54 6374 Report Sales Comparison Approach SALES COMPARISON APPROACH INTRODUCTION In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally similar properties is used, and comparisons are made to demonstrate a probable price at which the subject property would sell if offered on the market. This approach is particularly strong when comparable sales data is plentiful and there is good conformity among properties in the neighborhood. Following is the procedure to be followed in developing this approach: Research the market to gather information on sales, listings, and offers to purchase properties similar to the subject. 2. Verify the information as to factual accuracy and arm's-length market considerations. 3. Identify relevant units of comparison and develop a comparative analysis for each unit. 4. Compare the subject with comparable sale properties using elements of comparison and adjust the sale price of each comparable appropriately. 5. Reconcile the various value indicators produced from the analysis of comparables into a single value indication or a range of values. The outline above is developed in detail on the following pages. SALES DATA A search was made for sales of land comparable to the subject site. The intention was to find comparable sales in similar locations that offer similar functional utility. Three closed sales and three pending sales were identified as the best available for analysis. Price per acre of gross land area was developed as the unit of comparison, since that is the unit best suited to the analysis, and the one most often utilized by local buyers, seller, and brokers of land similar to the subject parcel. Due to the location and physical characteristics, I elected to bracket the subject within the range indicated by comparables. This is preferable to a conventional adjustment process where the magnitude of adjustments is likely to be great, and there is little support for specific adjustments. Carroll & Carroll 55 6374 Report Sales Comparison Approach Comparable land sales data is given on the following pages. Each comparable is identified by a number which will be used for reference throughout the report. Each comparable is identified on the location map immediately following this page. Carroll & Carroll 56 6374 Report Sales Comparison A LOCATION MAP OF SUBTECT AND VACANT LAND COMPARABLES 49 l J J f J t.a bellePort au ` so aenaud Labelle 2 ` 7L 5 h Y Montura Lehigh Acres • 5 29_� Okafaaeoochee Slough Wildlife Management Area -------- e2 -- Dinner Wand f Ranch Wlfdllfe Management Area SANDERS PINES Subject, 3 and 4 Immokakee Carroll & Carroll 57 W US.Highway 27 6374 Report Sales Comparison Approach VACANT LAND COMPARABLE 1 ADDRESS Sears Road, Labelle, FL 33935 PROPERTY ID NO. 1-3044-04-010-0001.0050 SALE PRICE $311,000 UNIT AREA 25.93 acres UNIT PRICE $11,994 per acre DATE OF RECORDING June 20, 2022 O.R. BOOK -PAGE 1028/579 CONTRACT DATE June 1, 2022 GRANTOR Beer Family Groves GRANTEE JSX Realty, LLC FINANCING Cash to Seller TOPO-ELEVATION Level and at road grade GROUND COVER Cleared LAND USE DESIGNATION AG - Agricultural ZONING A-2 - General Agriculture IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Tract 3, Less the West 370 feet and the South 50 feet thereof, Block 1, Gerber Groves Section One, according to the plat or map thereof, as recorded in Plat Book 3, Pages 14 through 22, of the Public Records of Hendry County, Florida. VERIFICATION Verified through Public Records and SWFLA MLS. The property was listed for $325,000 and was on the market 7 days. This is an active producing orange grove equipped with power and irrigation. Carroll & Carroll 58 6374 Report Sales Comparison Approach VACANT LAND COMPARABLE 2 (PENDING) ADDRESS 1201-1301 Al Don Farming Road, Clewiston, FL 33440 PROPERTY ID NO. 1-31-43-04-010-0000.0260 & 1-31-43-04-010-0000.0270 SALE PRICE $1,200,000 UNIT AREA 100.00 acres UNIT PRICE $12,000 per acre DATE OF RECORDING N/A O.R. BOOK -PAGE N/A CONTRACT DATE April 14, 2023 GRANTOR Restrepo Family Limited Partnership No 1 GRANTEE N/A FINANCING Cash to Seller TOPO-ELEVATION Level and at road grade GROUND COVER Native Vegetation LAND USE DESIGNATION AG - Agricultural ZONING A-2 - General Agriculture IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified through Public Records and SWFLA MLS. The property was listed for $1,200,000 and was on the market 221 days and it was on the market 326 days prior to that. Carroll & Carroll 59 6374 Report Sales Comparison Approach VACANT LAND COMPARABLE 3 (PENDING) ADDRESS Trafford Oaks Road, Immokalee, FL 34142 PROPERTY ID NO. 00053815006 SALE PRICE $220,000 UNIT AREA 24.50 acres UNIT PRICE $8,980 per acre DATE OF RECORDING N/A O.R. BOOK -PAGE N/A CONTRACT DATE Unknown GRANTOR Brian Blocker GRANTEE Collier County FINANCING Cash to seller TOPO-ELEVATION Level and below road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Rural Lands Stewardship Area ZONING A -MHO IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Roosevelt Leonard, Collier County Senior Review Appraiser. He verified the pending sale price and said the sale is likely to close in June 2023. The price was based on the average of two appraisals and the seller accepted the offer. The land is being purchased by the Conservation Collier Program. Carroll & Carroll 60 6374 Report Sales Comparison Approach The map and observations indicate the presence of mixed scrub -shrub wetland across the majority of the property, a small section of marshes in the central portion, and residential low density at the northwest corner of the property. The majority of the property and the land use covers are various types of wetlands and therefore the majority of the property could potentially be jurisdictional wetlands. Carroll & Carroll 61 6374 Report Sales Comparison Approach VACANT LAND COMPARABLE 4 (PENDING) ADDRESS Trafford Oaks Road, Immokalee, FL 34142 PROPERTY ID NO. 00053440002, 00053813008, & 00053805003 SALE PRICE $505,000 UNIT AREA 59.79 acres UNIT PRICE $8,446 per acre DATE OF RECORDING N/A O.R. BOOK -PAGE N/A CONTRACT DATE Unknown GRANTOR Jim Howard Moody and W. L. Crawford GRANTEE Collier County FINANCING Cash to seller TOPO-ELEVATION Level and below road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Rural Lands Stewardship Area ZONING A -MHO IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Roosevelt Leonard, Collier County Senior Review Appraiser. He verified the pending sale price and said the sale is likely to close soon. The property is currently in probate. The price was based on the average of two appraisals and the seller accepted the offer. The land is being purchased by the Conservation Collier Program. Carroll & Carroll 62 6374 Report Sales Comparison Approach The map and observations indicate the presence of mixed scrub -scrub wetland along the east and west sides of Trafford Oaks Road, cypress along the western boundary, and marshes covering the eastern portion of the property. All of the land use covers are various types of wetlands and therefore the majority of the property could potentially be jurisdictional wetlands. All were considered high -quality wetlands. Carroll & Carroll 63 6374 Sales Comparison Approach VACANT LAND COMPARABLE 5 ADDRESS E Road, Labelle, FL 33935 PROPERTY ID NO. 1-2944-03-A00-0002.0000,1-2943-27-010-0002.0470, 1-29-43-27-010-0002.0460 SALE PRICE $475,000 UNIT AREA 64.40 acres UNIT PRICE $7,376 per acre DATE OF RECORDING February 28, 2022 O.R. BOOK -PAGE 202226002810 CONTRACT DATE November 30, 2021 GRANTOR El Philemon, LLC and T&RS, FL. Properties, LLC GRANTEE Christina and Johnny Guerrero FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Cleared LAND USE DESIGNATION Agriculture ZONING A-2 - General Agriculture IMPROVEMENTS Perimeter fencing UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified with Larry Bailie, listing agent. He verified the sale price and the arm's-length nature. The property was listed for $500,000 and was on the market 31 days. The property is 100% uplands. Carroll & Carroll 64 6374 Report Sales Comparison Approach VACANT LAND COMPARABLE 6 ADDRESS CR 833, Clewiston, FL 33440 PROPERTY ID NO. 132 45 03 A00 0007.0000 SALE PRICE $1,341,200 UNIT AREA 292.01 acres UNIT PRICE $4,593 per acre DATE OF RECORDING May 31, 2022 O.R. BOOK -PAGE 1027/66 CONTRACT DATE Unknown GRANTOR Alico, Inc. GRANTEE Weekley Brothers Devils, LLC FINANCING Cash to seller TOPO-ELEVATION Level and below road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Agriculture ZONING A-2 - General Agriculture IMPROVEMENTS None UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. VERIFICATION Verified through Public Records. The sale appears to be between two unrelated parties and therefore arm's-length. Approximately 93.68 acres are considered wetlands or 32%. Carroll & Carroll 65 6374 Report Sales Comparison Approach LAND SALES ADJUSTMENT GRID ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6 Immokalee Labelle Clewiston Immokalee Immokalee Labelle Cleswiston PROPERTY IDENTIFICATION English Sears Road Al Don Farming Trafford Oaks Trafford Oaks E Road CR 833 Trafford Oaks Rd Rd Road Road SALE PRICE N/A $311,000 $1,200,000 $220,000 $505,000 $475,000 $1,341,200 REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple 0 0 0 0 0 0 CONDITIONS OF SALE Market Market Pending Pending Pending Market Market 0 0 0 0 0 0 BUILDING IMPROVEMENTS Cleared None None None None None None 0 0 0 0 0 0 FINANCING Cash or Cash to seller N/A Cash to seller Cash to seller Cash to seller Cash to seller Equivalent 0 0 0 0 0 0 ADJUSTED SALE PRICE N/A $311,000 $1,200,000 $220,000 $505,000 $475,000 $1,341,200 Recording Date N/A 06/20/22 05/08/23 05/08/23 05/08/23 02/28/22 05/31/22 Months Prior To Effective Date 05/08/23 10.59 0.00 0.00 0.00 14.27 11.24 MARKET CHANGE ADJUSTMENT N/A 5.3% 0.0% 0.0% 0.0% 7.1% 5.6% ADJUSTED SALE PRICE N/A $327,460 $1,200,000 $220,000 $505,000 $508,884 $1,416,593 Parcel Area in Gross Acres 59.01 25.93 100.00 24.50 59.79 64.40 292.01 PRICE PER ACRE ? $12,629 $12,000 $8,980 $8,446 $7,902 $4,851 LOCATION ADDRESS Trafford Oaks Rd Sears Rd Al Don Farming Trafford Oaks Trafford Oaks E Road CR 833 LEGAL ACCESS Yes Yes Yes Yes Yes Yes Yes PHYSICAL ACCESS Yes Yes Yes Yes Yes Yes Yes OVERALL LOCATION Average Inferior Inferior Similar Similar Inferior SL Inferior 0% 0% 0% 0% 0% 0% UTILITIES Well & Septic Similar Similar Similar Similar Similar Similar 0% 0% 0% 0% 0% 0% COMP. PLAN RSLA Agriculture Agriculture RSLA RSLA Agriculture Agriculture ZONING A- MHO A-2 AG-2 A -MHO A -MHO A-2 A-2 0% 0% 0% 0% 0% 0% SIZE IN ACRES 59.01 25.93 100.00 24.50 59.79 64.40 292.01 SHAPE/CONFIGURATION Irregular Similar Similar Similar Inferior Similar Similar 0% 0% 0% 0% 0% 0% PHYSICAL CHARACTERISTICS Native Veg. Superior Superior Similar Similar Superior Similar WETLANDS Yes None None Yes Yes None Yes 0% 0% 0% 0% 0% 0% GROSS ADJUSTMENT N/A 1 0% 0% 0% 0% 0% 0% INDICATION OF UNIT VALUE ? $12,629 1 $12,000 1 $8,980 1 $8,446 1 $7,902 1 $4,851 OVERALL COMPARISON I SUPERIORI SUPERIORI SIMILARI SIMILARI SIMILARI INFERIOR Carroll & Carroll 66 6374 Report Sales Comparison Approach DISCUSSION OF ADJUSTMENTS Usually, comparable sale properties are not exactly like the subject property. If a typical buyer would perceive the difference to be significant, then adjustment(s) must be made to the comparable sales so that in the end each offers a realistic indication of value for the subject. Adjusting comparable sales is a two-step process. First, adjustments are made so that all of the comparable sales meet the standard of a "market" transaction as outlined in the definition of market value. Customarily, the first group of adjustments is made before the comparables are reduced to a common unit of comparison. Included at this stage are adjustments to bring historic sales current to the appraisal effective date. The second group of adjustments is made after an appropriate unit of comparison is chosen. These adjustments account for physical differences like location, physical characteristics and size. Sometimes adjustment is required for differences in the permitted land use (zoning) or in the availability of public service (infrastructure). When the adjustment process is complete, the unit value indications are reconciled and converted into an estimate of value for the subject. REAL PROPERTY RIGHTS CONVEYED This adjustment category is intended to account for the interest, benefits, and rights inherent in the ownership of real estate. This category reflects the impact on value caused by the fee simple versus the leased fee interest or the contract rent as opposed to market rent. • None of the comparable sales required adjustment in this category. CONDITIONS OF SALE This adjustment category is intended to account for a variety of factors that might affect the purchase price. • None of the comparable sales required adjustment in this category. BUILDING IMPROVEMENTS This category of adjustment is intended to account for the positive or negative contribution to value of building improvements included with the sale of the land. Buildings that made a positive contribution to the sale price require a negative adjustment. Buildings that were demolished and removed require a positive adjustment to account for demolition costs which are treated as part of the purchase price. • None of the comparable sales required adjustment in this category. Carroll & Carroll 67 6374 Report Sales Comparison Approach FINANCING Adjustments in this category are intended to account for unusual terms of financing that are not considered equivalent to cash or conventional financing. • None of the comparable sales required adjustment in this category. MARKET CHANGE This adjustment is intended to account for changes in value due to the ebb and flow of market forces over time. The land market was appreciating and saw the greatest increases from 2021 to 2022. The buyers of the comparable sales include a mix of owner -users and land speculators. The land market has begun to stabilize due to increasing interest rates, the costs associated with mitigation, and the economic instability. The subject property consists of mostly wetlands, which reduces the number of buyers for this type of real estate. The sales utilized in the report range from pending sales to 14 months old. Based on the trend of per acre sales prices and the age of the sales a minimal market change adjustment of 0.50% per month or 6.00% annually was applied. LOCATION/ACCESS/EXPOSURE This category of adjustment reflects the impact on value caused by the advantages or disadvantages of a given location. • There has been a lack of recent and historical land sales in this area and therefore it was very difficult to extract specific locational adjustments. For this reason, the comparables were bracketed with some being superior, similar, and inferior. UTILITIES/INFRASTRUCTURE This category of adjustment references the availability and adequacy of the road system, the public was distribution system and the public wastewater collection system of each comparable property as that compares with the same services available to the subject property. • None of the comparable sales required adjustment in this category. COMPREHENSIVE PLAN/LAND USE This category of adjustment accounts for differences in the potential land uses (Comprehensive Plan) or in the specific uses (Zoning) to which a property could be developed. Differences in value between the subject property and comparable sales might exist because their highest and best uses are different as a result of government regulation through zoning and land use controls. Carroll & Carroll 68 6374 Report Sales Comparison Approach • None of the comparable sales required adjustment in this category. SIZE/SHAPE This category of adjustment addresses the effect on the marketability of a given property, because its physical size/shape might limit the physical utility, or because the size and term of the financial investment required of an investor/speculator is such that the unit price is reduced. • None of the comparable sales required adjustment in this category. PHYSICAL CHARACTERISTICS This category of adjustment reflects the physical aspects of a property that impact its use for development. Physical characteristics included land elevation, soil conditions, drainage characteristics, threatened or endangered plant and animal species on the property and the extent and density of covering vegetation. The Conservation Collier Initial Screening Report indicates that the property is in its native state and is mostly wetlands. The higher the quality of the wetlands, the higher the mitigation costs. It should be noted that the costs for mitigation credits are currently approximately $175,000 per credit. I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and sellers to determine the wetlands associated with the Comparable sales. Comparables 1, 2 and 5 have no wetlands. • No adjustments were made for physical characteristics and instead the comparables were bracketed with some being superior, similar, and inferior. Carroll & Carroll 69 6374 Report Sales Comparison Approach RECAPITULATION OF DATA After making the adjustments discussed above, the comparable sales indicated the following unit values: Comparables Price Per Gross Acre of Land Area 1 $12,629 2 $12,000 3 $8,980 4 $8,446 5 $7,902 6 $4,851 RECONCILIATION OF DATA To arrive at a conclusion regarding the value of the subject site, the comparable sales and their indications of value were bracketed. Comparable 1 is located in Labelle off of Sears Road. This is an inferior location with superior physical characteristics and therefore the subject should be less than $11,994 per acre. Comparable 2 is a pending sale of 100.00 acres in Clewiston. I was unable to confirm the contract price, but this is an inferior location with superior physical characteristics and the subject should be less than $12,000 per acre. Comparables 3 and 4 are both pending sales of land located within Trafford Oaks. Both are being purchased by Conservation Collier. The location and physical characteristics are very similar compared to the subject. Overall, Comparables 3 and 4 are similar and the subject's unit value should be similar to $8,446 to $8,980 per acre. Comparable 5 is an older sale of cleared agricultural land that is 100% uplands. The location is inferior, but the physical characteristics are superior. Overall, Comparable 5 is similar indicating a unit value of $7,902 per acre. Comparable 6 is located in Clewiston with direct access to CR 833 and a slightly inferior location. All of the other characteristics are very similar to the subject. However, the size is considerably larger and therefore the subject's unit value should be higher than $4,851 per acre. The range of unit value indications is from $4,851 to $12,629 per acre with an average of $8,436 per acre for the three closed and three pending sales. The bracketing indicates a Carroll & Carroll 70 6374 Report Sales Comparison Approach range from $4,851 to $12,000 per acre. The average of the most similar Comparables (Comparables 3, 4, and 5) is $8,443 per acre. Based on the range of Comparables 3, 4, and 5, I concluded to a unit value of $8,500 per acre. ESTIMATE OF VALUE $8,500 per gross acre results in an indication of value for the subject as of May 8, 2023, of $501,585 (59.01 acres x $8,500 per acre), which rounds to $500,000. CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 71 6374 Report Addenda ADDENDA (In Order of Appearance) Page Topic Count Page(s) Page(s) Assumptions and Limiting Conditions............................................................................ 2 LegalDescription................................................................................................................. 1 FutureLand Use................................................................................................................... 24 Zoning.................................................................................................................................... 10 Qualifications of Appraiser................................................................................................. 2 Carroll & Carroll 6374 Report Addenda ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser appearing in this report is subject to the following assumptions and limiting conditions. ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS. None None EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS HYPOTHETICAL CONDITIONS GENERAL ASSUMPTIONS AND LIMITING CONDITIONS 1. No responsibility is assumed for the legal description or for matters including legal or title considerations. Title to the property is assumed to be good and marketable. 2. The property is appraised free and clear of liens and encumbrances. 3. Responsible ownership and competent property management are assumed. 4. The information furnished by others is assumed to be true, correct and reliable. A reasonable effort was made to verify such information, but the appraiser bears no responsibility for its accuracy. 5. All engineering is assumed to be correct. The plot plans and illustrative material is included only to assist the reader in visualizing the property. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that might be required to discover them. 7. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws. Carroll & Carroll 6374 Addenda 8. It is assumed that the property is either in compliance with, or is "grandfathered" or "bested" under, all applicable zoning, use regulations and restrictions. 9. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been, or can be, obtained or renewed for any use on which the value estimate is based. 10. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described, and that there is no encroachment or trespass. 11. It is assumed that the subject site and improvements are not contaminated by any hazardous material or toxic substance. During the property inspection we were sensitive to obvious signs of contamination and we reported anything unusual. However, we are not qualified to render professional opinions regarding the existence or the nature of hazardous materials in or on the subject property. If a definitive opinion is desired, then the client is urged to retain an expert in the field. 12. The distribution of the total value in this report, between land and improvements, applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 13. Possession of this report, or a copy thereof, does not carry with it the right of publication. 14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are not required to give further consultation, testimony, or to be in attendance in court. Carroll & Carroll 6374 Addenda *** OR 5993 PG 1748 *** Exhibit A The South 300 feet of the North 600.00 feet of the West 660.00 feet of the South 4019.00 feet of Section 34, Township 46 South, Range 28 East, Collier County, Florida. The East 30.00 feet reserved for a roadway easement. AND the South 300 feet of the North 600.00 feet of the East 2550.00 feet of the South 4019.00 feet of the West 3210,00 feet of Section 34, Township 46 South, Range 28 East; Pollicr County, Florida. The West 30.00 feet reserved for a roadway easement. AND the North 594. f6et of the South 3419 feet of Section 34, Township 46 South, Range 28 East, Collier County, Florida, lying Westerly of Lake Trafford; the Easterly 60 feet of the Westerly 690 feet reserved for road right -of --way, LESS THE FOLLOWINU 1�SCRIBED PARCEL: 1 The East 480.00 feet of thee's 1140.00 feet of the North 544.00 feet of the South 3369,00 feet of Section 34, Township 46 So th, Range 28 East, Collier County, Florida, lying Westerly of Lake Trafford; the West 30 feet and the 60 feet reserved for road right-of-way easement. Subject to and reserving an easement for., s,,, egress and utilities to I Edwin English and Betty Jo English, Husband and Wife, across a SOui 60' thereof. f. f Carroll & Carroll 6374 Report Addenda Future Land Use Element as of ordinance No. 2017-48 adopted December 12, 2017 This portion intentionally left blank. (VII)(XLIV) D. Rural Lands Stewardship Area Overlay Goal: To address the long-term needs of residents and property owners within the Immokalee Area Study boundary of the Collier County Rural and Agricultural Area Assessment by protecting agricultural activities, preventing the premature conversion of agricultural land to non-agricultural uses, directing incompatible uses away from wetlands and upland habitat, enabling the conversion of rural land to other uses in appropriate locations, discouraging urban sprawl, and encouraging development that implements creative land use planning techniques. Objective: Create an incentive based land use overlay system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of rural land stewardship as defined in Chapter 163.3177(11), F.S. The Policies that implement this Goal and Objective are set forth below in groups relating to each aspect of the Goal. Group 1 policies describe the structure and organization of the Collier County Rural Lands Stewardship Area Overlay. Group 2 policies relate to agriculture, Group 3 policies relate to natural resource protection, and Group 4 policies relate to conversion of land to other uses and economic diversification. Group 5 are regulatory policies that ensure that land that is not voluntarily included in the Overlay by its owners shall nonetheless meet the minimum requirements of the Final Order pertaining to natural resource protection. (VII) Group 1 — General purpose and structure of the Collier County Rural Lands Stewardship Area Overlay (VII) Policy 1.1: To promote a dynamic balance of land uses in the Collier County Rural Lands Stewardship Area (RLSA) that collectively contribute to a viable agricultural industry, protect natural resources, and enhance economic prosperity and diversification, Collier County hereby establishes the Rural Lands Stewardship Area Overlay (Overlay). The Overlay was created through a collaborative community based planning process involving county residents, area property owners, and representatives of community and governmental organizations under the direction of a citizen oversight committee. (XLIV) = Plan Amendment by Ordinanre No. 2017-22 an June 13, 2017 116 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII)(XXXVII) Policy 1.2: The Overlay protects natural resources and retains viable agriculture by promoting compact rural mixed -use development as an alternative to low -density single use development, and provides a system of compensation to private property owners for the elimination of certain land uses in order to protect natural resources and viable agriculture in exchange for transferable credits that can be used to entitle such compact development. The strategies herein are based in part on the principles of Florida's Rural Lands Stewardship Act, Section 163.3248, Florida Statutes. The Overlay includes innovative and incentive based tools, techniques and strategies that are not dependent on a regulatory approach, but will complement existing local, regional, state and federal regulatory programs. (VII) Policy 1.3: This Overlay to the Future Land Use Map is depicted on the Stewardship Overlay Map (Overlay Map) and applies to rural designated lands located within the ImmokaleeArea Study boundary of the Collier County Rural and Agricultural Area Assessment referred to in the State of Florida Administration Commission Final Order No. AC-99-002. The RLSA generally includes rural lands in northeast Collier County lying north and east of Golden Gate Estates, north of the Florida Panther National Wildlife Refuge and Big Cypress National Preserve, south of the Lee County Line, and south and west of the Hendry County Line, and includes a total of approximately 195,846 acres, of which approximately 182,334 acres is privately owned. The Overlay Map is an adopted overlay to the Future Land Use Map (FLUM). (VII) Policy 1.4: Except as provided in Group 5 Policies, there shall be no change to the underlying density and intensity of permitted uses of land within the RLSA, as set forth in the Baseline Standards, as defined in Policy 1.5, unless and until a property owner elects to utilize the provisions of the Stewardship Credit System. It is the intent of the Overlay that a property owner will be compensated for the voluntary stewardship and protection of important agricultural and natural resources. Compensation to the property owner shall occur through one of the following mechanisms: creation and transfer of Stewardship Credits, acquisition of conservation easements, acquisition of less than fee interest in the land, or through other acquisition of land or interest in land through a willing seller program. (VII)N Policy 1.5: As referred to in these Overlay policies, Baseline Standards are the permitted uses, density, intensity and other land development regulations assigned to land in the RLSA by the GMP, Collier County Land Development Regulations and Collier County Zoning Regulations in effect prior to the adoption of Interim Amendments and Interim Development Provisions referenced in Final OrderAC-99-002. The Baseline Standards will remain in effect for all land not subject to the transfer or receipt of Stewardship Credits, except as provided for in Group 5 Policies. No part of the Stewardship Credit System shall be imposed upon a property owner without that owners consent_ (VII)(XLIV) Policy 1.6: Stewardship Credits (Credits) are created from any lands within the RLSA that are to be kept in permanent agriculture, open space or conservation uses. These lands will be identified as Stewardship Sending Areas or SSAs. All privately owned lands within the RLSA are a candidate for designation as a SSA. Land becomes designated as a SSA upon petition by the property owner seeking such designation and the adoption of a resolution by the Collier County Board of County Commissioners (BCC), which acknowledges the property owner's (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 117 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 request for such designation and assigns Stewardship Credits or other compensation to the owner for such designation. Collier County will update the Overlay Map to delineate the boundaries of each approved SSA. Designation as an SSA shall be administrative and shall not require an amendment to the Growth Management Plan, but shall be retroactively incorporated into the adopted Overlay Map during the EAR based amendment process when it periodically occurs, or sooner at the discretion of the Board of County Commissioners. A Stewardship Agreement shall be developed that identifies those allowable residential densities and other land uses which remain. Once land is designated as a SSA and Credits or other compensation is granted to the owner, no increase in density or additional uses unspecified in the Stewardship Agreement shall be allowed on such property. (VII) Policy 1.7: The range of Stewardship Credit Values is hereby established using the specific methodology set forth on the Stewardship Credit Worksheet (Worksheet), incorporated herein as Attachment A. This methodology and related procedures for SSA designation will also be adopted as part of the Stewardship Overlay District in the Collier County Land Development Code (LDC). Such procedures shall include but no be limited to the following: (1) All Credit transfers shall be recorded with the Collier County Clerk of Courts; (2) a covenant or perpetual restrictive easement shall also be recorded for each SSA, shall run with the land and shall be in favor of Collier County, Department of Environmental Protection, Department of Agriculture and Consumer Services, South Florida Water Management District, or a recognized statewide land trust; and (3) for each SSA, the Stewardship Agreement will identify the specific land management measures that will be undertaken and the party responsible for such measures. (VII) Policy 1.8: The natural resource value of land within the RLSA is measured by the Stewardship Natural Resource Index (Index) set forth on the Worksheet. The Index established the relative natural resource value by objectively measuring six different characteristics of land and assigning an index factor based on each characteristic. The sum of these six factors is the index value for the land. Both the characteristics used and the factors assigned thereto were established after review and analysis of detailed information about the natural resource attributes of land within the RLSA so that development could be directed away from important natural resources. The six characteristics measured are: Stewardship Overlay Designation, Sending Area Proximity, Listed Species Habitat, Soils/Surface Water, Restoration Potential, and Land Use/Land Cover. (VII) Policy 1.9: A Natural Resource Index Map Series (Index Map Series) indicates the Natural Resource Stewardship Index value for all land within the RLSA. Credits from any lands designated as SSAs, will be based upon the Natural Resource Index values in effect at the time of designation. Any change in the Characteristics of land due to alteration of the land prior to the establishment of a SSA that either increases or decreases any Index Factor will result in an adjustment of the factor values and a corresponding adjustment in the credit value_ The Index and the Index Map Series are adopted as a part of the RLSA Overlay. (VII) Policy 1.10: In SSAs, the greater the number of uses eliminated from the property, and the higher the natural resource value of the land, the higher the priority for protection, the greater the level of Credits that are generated from such lands, and therefore the greater the incentive to participate in the Stewardship Credit System and protect the natural resources of the land. (XUV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 118 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII) Policy 1.11: The Land Use Matrix, Attachment B, lists uses and activities allowed under the A, Rural Agricultural Zoning District within the Overlay. These uses are grouped together in one of eight separate layers in the Matrix. Each layer is discrete and shall be removed sequentially and cumulatively in the order presented in the Matrix, starting with the residential layer (layer one) and ending with the conservation layer (layer eight). If a layer is removed, all uses and activities in that layer are eliminated and are no longer available. Each layer is assigned a percentage of a base credit in the Worksheet. The assigned percentage for each layer to be removed is added together and then multiplied by the Index value on a per acre basis to arrive at a total Stewardship Credit Value of the land being designated as a SSA. (Vll) Policy 1.12: Credits can be transferred only to lands within the RLSA that meet the defined suitability criteria and standards set forth in Group 4 Policies. Such lands shall be known as Stewardship Receiving Areas or SRAs. (VII) Policy 1.13: The procedures for the establishment and transfer of Credits and SRA designation are set forth herein and will also be adopted as a part of a Stewardship District in the LDC (District) LDRs creating the District will be adopted within one (1) year from the effective date of this Plan amendment. (VII) Policy 1.14: Stewardship Credits will be exchanged for additional residential or non-residential entitlements in a SRA on a per acre basis, as described in Policy 4.18. Stewardship density and intensity will thereafter differ from the Baseline Standards. The assignment or use of Stewardship Credits shall not require a GMP Amendment. (VIQ(XV) Policy 1.15: Land becomes designated as an SRA upon the adoption of a resolution by the Collier County Board of County Commissioners (BCC) approving the petition by the property owner seeking such designation. Any change in the residential density or non-residential intensity of land use on a parcel of land located within a SRA shall be specified in the resolution reflecting the total number of transferable Credits assigned to the parcel of land. Density and intensity within the RLSA or within an SRA shall not be increased beyond the Baseline Standards except through the provisions of the Stewardship Credit System, the Affordable -workforce Housing Density Bonus as referenced in the Density Rating System of the FLUE, and the density and intensity blending provision of the Immokalee Area Master Plan. (VIQ(XXX) Policy 1.16: Stewardship Receiving Areas will accommodate uses that utilize creative land use planning techniques and Credits shall be used to facilitate the implementation of innovative and flexible development strategies described in Section 163.3168(2), Florida Statutes. (VII) Policy 1.17: Stewardship Credits may be transferred between different parcels or within a single parcel, subject to compliance with all applicable provisions of these policies. Residential clustering shall only occur within the RLSAthrough the use of the Stewardship Credit System, and other forms of residential clustering shall not be permitted. (XXX) = Plan Amendment by ordinance No. 2013-14 on January B, 2013 119 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII) Policy 1.18: A blend of Local, State, Federal and private revenues, such as but not limited to Florida Forever, Federal and State conservation and stewardship programs, foundation grants, private conservation organizations, local option taxes, general county revenues, and other monies can augment the Stewardship program through the acquisition of conservation easements, Credits, or land that is identified as the highest priority for natural resource protection, including, but is not limited to, areas identified on the Overlay Map as Flow way Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs), Water Retention Areas (WRAs) and land within the Big Cypress Area of Critical State Concern (ACSC). (VII) Policy 1.19: All local land or easement acquisition programs that are intended to work within the RLSA Overlay shall be based upon a willing participantiseller approach. It is not the intent of Collier County to use eminent domain acquisition within this system. (VII) Policy 1.20: The County may elect to acquire Credits through a publicly funded program, using sources identified in Policy 1.18. Should the County pursue this option, it shall establish a Stewardship Credit Trust to receive and hold Credits until such time as they are sold, transferred or otherwise used to implement uses within Stewardship Receiving Areas. (VII) Policy 1.21: The incentive based Stewardship Credit system relies on the projected demand for Credits As the primary basis for permanent protection of flowways, habitats and water retention areas. The County recognizes that there may be a lack of significant demand for Credits in the early years of implementation, and also recognizes that a public benefit would be realized by the early designation of SSAs. To address this issue and to promote the protection of natural resources, the implementation of the Overlay will include an early entry bonus to encourage the voluntary establishment of SSAs within the RLSA. The bonus shall be in the form of an additional one Stewardship Credit per acre of land designated as a HSA located outside of the ACSC and one-half Stewardship Credit per acre of land designated as HSA located inside the ACSC. The early entry bonus shall be available for five years from the effective date of the adoption of the Stewardship Credit System in the LDC. The early designation of SSAs, and resulting protection of flowways, habitats, and Water retention areas does not require the establishment of SRAs or otherwise require the early use of Credits, and Credits generated under the early entry bonus may be used after the termination of the bonus period. The maximum number of Credits that can be generated under the bonus is 27,000 Credits, and such Credits shall not be transferred into or used within the ACSC. (VII)(XLIV) Policy 1.22: The RLSA Overlay was designed to be a long-term strategic plan with a planning horizon Year of 2025. Many of the tools, techniques and strategies of the Overlay are new, Innovative, incentive based, and have yet to be tested in actual implementation. A Comprehensive review of the Overlay shall be prepared for and reviewed by Collier County and the State land planning agency (presently, the Department of Economic Opportunity) upon the five-year anniversary of the adoption of the Stewardship District in the LDC. The purpose of the review shall be to assess the participation in and effectiveness of the Overlay implementation in meeting the Goal, Objective and Policies set forth herein. The specific measures of review shall be as follows: (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 120 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 1. The amount and location of land designated as FSAs, HSAs, WRAs and other SSAs_ 2. The amount and location of land designated as SRAs. 3. The number of Stewardship Credits generated, assigned or held for future use. 4. A comparison of the amount, location and type of Agriculture that existed at the time of a Study and time of review. 5. The amount, location and type of land converted to non-agricultural use with and without participation in the Stewardship Credit System since its adoption_ 6. The extent and use of funding provided by Collier County and other sources Local, State, Federal and private revenues described in Policy 1.18. 7. The amount, location and type of restoration through participation in the Stewardship Credit System since its adoption. 8. The potential for use of Credits in urban areas. (VI1) Group 2 — Policies to protect agricultural lands from premature conversion to other uses and continue the viability of agricultural production through the Collier County Rural Lands Stewardship Area Overlay. (Vll) Policy 2.1: Agriculture lands will be protected from premature conversion to other uses by creating incentives that encourage the voluntary elimination of the property owner's right to convert agriculture land to non-agricultural uses in exchange for compensation as described in Policy 1.4 and by the establishment of SRAs as the form of compact rural development in the RLSA Overlay_ Analysis has shown that SRAs will allow the projected population of the RLSA in the Horizon year of 2025 to be accommodated on approximately 10% of the acreage otherwise required if such compact rural development were not allowed due to the flexibility afforded to such development. The combination of stewardship incentives and land efficient compact rural development will minimize two of the primary market factors that cause premature conversion of agriculture. (Vll) Policy 2.2: Agriculture lands protected through the use of Stewardship Credits shall be designated as Stewardship Sending Areas (SSAs) as described in Policy 1.6. The protection measures for SSAs are set forth in Policies 1.6, 1.7 and 1.17. (Vll) Policy 2.3: Within one (1 ) year from the effective date of these amendments, Collier County will establish an Agriculture Advisory Council comprised of not less than five nor more than nine appointed representatives of the agriculture industry, to advise the BCC on matters relating to Agriculture_ The Agriculture Advisory Council (AAC) will work to identify opportunities and prepare strategies to enhance and promote the continuance, expansion and diversification of agriculture in Collier County. The AAC will also identify barriers to the continuance, expansion and diversification of the agricultural industry and will prepare recommendations to eliminate or minimize such barriers in Collier County. The AAC will also assess whether exceptions from standards for business uses related to agriculture should be allowed under an administrative permit process and make recommendations to the BCC. (VII) =Plan Amendment by Ordinance No. 2002-54 on October22, 2002 121 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (VII) Policy 2.4: The BCC will consider the recommendations of the AAC and facilitate the implementation of strategies and recommendations identified by the ACC that are determined to be appropriate. The BCC may adopt amendments to the LDC that implement policies that support agriculture activities. (VII) Policy 2.5: Agriculture is an important aspect of Collier County's quality of life and economic well-being. Agricultural activities shall be protected from duplicative regulation as provided by the Florida Right -to -Farm Act. (VI 1) Policy 2.6: Notwithstanding the special provisions of Policies 3.9 and 3.10, nothing herein or in the implementing LDRs, shall restrict lawful agricultural activities on lands within the RLSA that have not been placed into the Stewardship program. (VII) Group 3 — Policies to protect water quality and quantity and maintain the natural water regime, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Flow way Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where lands are voluntarily included in the Rural Lands Stewardship Area program. (VII)(X) Policy 3.1: Protection of water quality and quantity, and the maintenance of the natural water regime shall occur through the establishment of Flowway Stewardship Areas (FSAs), as SSAs within the RLSA Overlay. FSAs are delineated on the Overlay Map and contain approximately 31,100 acres. FSAs are primarily privately owned wetlands that are located within the Camp Keais Strand and Okaloacoochee Slough. These lands form the primary wetland flowway systems in the RLSA. The Overlay provides an incentive to permanently protect FSAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection measures described in Group 1 Policies. Not all lands within the delineated FSAs are comparable in terms of their natural resource value; therefore the index shall be used to differentiate higher value from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that FSA lands score within a range of 0.7 to 2.4; approximately 96% score greater than 1.2 while 4% score 1.2 or less. The average Index score of FSA land is 1.8. (VII) Policy 3.2: Listed animal and plant species and their habitats shall be protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 40,000 acres. HSAs are privately owned agricultural areas, which include both areas with natural characteristics that make them suitable habitat for listed species and areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The Overlay provides an incentive to permanently protect HSAs by the creation and transfer of Credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value (X) = Plan Amendment by Ordinance No. 200343 on September 9, 2003 122 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HAS lands score within a range of 0.6 to 2.2. There are approximately 13,800 acres of cleared agricultural fields located in HSAs. The average Index score of HAS designated lands is 1.3, however, the average index score of the naturally vegetated areas within HSAs is 1.5_ (VII) Policy 3.3: Further protection for surface water quality and quantity shall be through the establishment of Water Retention Areas (WRAs), as SSAs within the RLSA Overlay_ WRAs are delineated on the Overlay Map and contain approximately 18,200 acres. WRAs are privately owned lands that have been permitted by the South Florida Water Management District to function as agricultural water retention areas. In many instances, these WRAs consist of native wetland or upland vegetation; in other cases they are excavated water bodies or may contain exotic vegetation. The Overlay provides an incentive to permanently protect WRAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection measures described in Group 1 Policies. Not all lands within the delineated WRAs are comparable in terms of their natural resource value; therefore the index shall be used to differentiate higher value from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that WRA lands score within a range of 0.6 to 2.4; approximately 74% score greater than 1.2 while 26% score 1.2 or less. The average Index score of WRA land is 1.5. (Vil) Policy 3.4: Public and private conservation areas exist in the RLSA and serve to protect natural resources. Corkscrew Marsh and Okaloacoochee Slough State Forest include approximately 13, 500 acres. Analysis shows that they score within an Index range of 0.0 to 2.2; with an average Index score of 1.5. Because these existing public areas, and any private conservation areas, are already protected, they are not delineated as SSAs and are not eligible to generate Credits, but do serve an important role in meeting the Goal of the RLSA. (VII) Policy 3.5: Residential uses, General Conditional uses, Earth Mining and Processing Uses, and Recreational Uses (layers 1-4) as listed in the Matrix shall be eliminated in FSAs in exchange for compensation to the property owner as described in Policy 3.8. Conditional use essential services and governmental essential services, other than those necessary to serve permitted uses or for public safety, shall only be allowed in FSAs with a Natural Resource Stewardship Index value of 1.2 or less_ Where practicable, directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil and gas extraction in FSAs in order to minimize impacts to native habitats. Other layers may also be eliminated at the election of the property owner in exchange for compensation. The elimination of the Earth Mining layer shall not preclude the excavation of lakes or other water bodies if such use is an integral part of a restoration or mitigation program within a FSA. (VII) Policy 3.6: Residential Land Uses listed in the Matrix shall be eliminated in Habitat Stewardship Sending Areas in exchange for compensation to the property owner as described in Policy 3.8. Other layers may also be eliminated at the election of the property owner in exchange for compensation. (VII) =Plan Amendment by Ordinance No. 2002-54 on October22, 2002 123 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (Vll) Policy 3.7: General Conditional Uses, Earth Mining and Processing Uses, and Recreational Uses shall be allowed only on HSAlands with a Natural Resource Stewardship Index value of 1.2 or less. Conditional use essential services and governmental essential services, other than those necessary to serve permitted uses or for public safety, shall only be allowed in HSAs with a Natural Resource Stewardship Index value of 1.2 or less. Asphaltic and concrete batch making plants are prohibited in all HSAs. Where practicable, directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil and gas Extraction in HSAs in order to minimize impacts to native habitats. In addition to the requirements imposed in the LDC for approval of a Conditional Use, such uses will only be approved upon submittal of an EIS which demonstrates that clearing of native vegetation has been minimized, the use will not significantly and adversely impact listed species and their habitats and the use will not significantly and adversely impact aquifers_ As an alternative to the foregoing, the applicant may demonstrate that such use is an integral part of an approved restoration or mitigation program_ Golf Course design, construction, and operation in any HSA shall comply with the best management practices of Audubon International's Gold Program and the Florida Department of Environmental Protection. Compliance with the following standards shall be considered by Collier County as meeting the requirement for minimization of impact: • Clearing of native vegetation shall not exceed 15% of the native vegetation on the parcel. • Areas previously cleared shall be used preferentially to native vegetated areas. • Buffering to Conservation Land shall comply with Policy 4.13. (VI 1) Policy 3.8: Compensation to the property owner may occur through one or more of the following mechanisms: creation and transfer of Stewardship Credits, acquisition of conservation easements, acquisition of less than fee interest in the land, orthrough other acquisition of land or interest in land through a willing seller program. (Vll)(Xlll) Policy 3.9: 1. Agriculture will continue to be a permitted use and its supporting activities will continue to be permitted as conditional uses within FSAs and HSAs, pursuant to the Agriculture Group classifications described in the Matrix. The Ag 1 group includes row crops, citrus, specialty farms, horticulture, plant nurseries, improved pastures for grazing and ranching, aquaculture and similar activities, including related agricultural support uses. In existing Ag 1 areas within FSAs and HSAs, all such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized and an owner receives compensation as previously described, no further expansion of Ag 1 will be allowed in FSAs and HSAs beyond existing or permitted limits within property subject to a credit transfer, except for incidental clearing as set forth in Paragraph 2 below. 2. In order to encourage viable Ag 1 activities, and to accommodate the ability to convert from one Ag 1 use to another, incidental clearing is allowed to join existing Ag 1 areas, square up existing farm fields, or provide access to or from other Ag 1 areas, provided that the Ag 1 Land Use Layer has been retained on the areas to be incidentally cleared, (XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 124 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 and the Natural Resource Index Value score has been adjusted to reflect the proposed change in land cover. Incidental clearing is defined as clearing that meets the above criteria and is limited to 1 % of the area of the SSA. In the event said incidental clearing impacts lands having a Natural Resource Index Value in excess of 1.2, appropriate mitigation shall be provided. (VI 1) Policy 3.10: Ag 2 includes unimproved pastures for grazing and ranching, forestry and similar activities, including related agricultural support uses_ In existing Ag 2 areas within FSAs and HSAs, such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized and an owner receives compensation as previously described, no further expansion of Ag 2 or conversion of Ag 2 to Ag 1 will be allowed in FSAs or HSAs beyond existing or permitted limits within property subject to a credit transfer. (VII)(XLIV) Policy 3.11: In certain locations there maybe the opportunity for flow -way or habitat restoration. Examples include, but are not limited to, locations where flow -ways have been constricted or otherwise impeded by past activities, or where additional land is needed to enhance wildlife corridors. Priority shall be given to restoration within the Camp Keais Strand FSA or contiguous HSAs. Should a property owner be willing to dedicate land for restoration activities within the Camp Keais Strand FSA or contiguous HSAs, four additional Stewardship Credits shall be assigned for each acre of land so dedicated. An additional two Stewardship credits shall be assigned for each acre of land dedicated for restoration activities within other FSAs and HSAs. The actual implementation of restoration improvements is not required for the owner to receive such credits and the costs of restoration shall be borne by the governmental agency or private entity undertaking the restoration. Should an owner also complete restoration improvements, this shall be rewarded with four additional Credits for each acre of restored land upon demonstration that the restoration met applicable success criteria as determined by the permit agency authorizing said restoration. This Policy does not preclude other forms of compensation for restoration which may be addressed through public -private partnership agreement such as a developer contribution agreement or stewardship agreement between the parties involved. The specific process for assignment of additional restoration credits shall be included in the Stewardship District of the LDC. (VI 1) Policy 3.12: Based on the data and analysis of the Study, FSAs, HSAs, WRAs, and existing publiclprivate conservation land include the land appropriate and necessary to accomplish the Goal pertaining to natural resource protection. To further direct other uses away from and to provide additional incentive for the protection, enhancement and restoration of the Okaloacoochee Slough and Camp Keais Strand, all land within 500 feet of the delineated FSAs that comprise the Slough or Strand that is not otherwise included in a HSA or WRA shall receive the same natural index score (0.6) that a HSA receives if such property is designated as a SSA and retains only agricultural, recreational andlor conservation layers within the matrix. (VI 1) Policy 3.13: Water Retention Areas (WRAs) as generally depicted on the Overlay Map have been permitted for this purpose and will continue to function for surface water retention, detention, treatment andlor conveyance, in accordance with the South Florida Water Management (XLIV) = Plan Amendment by ordinance No. 2017-22 on June 13, 2017 125 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 District (SFWMD) permits applicable to each WRA. WRAs can also be permitted to provide such functions for new uses of land allowed within the Overlay. WRAs may be incorporated into a SRA master plan to provide water management functions for properties within such SRA, but are not required to be designated as a SRA in such instances. WRA boundaries are understood to be approximate and are subject to refinement in accordance with SFWMD permitting. (Vll) Policy 3.14: During permitting to serve new uses, additions and modifications to WRAs may be required or desired, including but not limited to changes to control elevations, discharge rates, storm water pre-treatment, grading, excavation or fill. Such additions and modifications shall be allowed subject to review and approval by the SFWMD in accordance with best management practices. Such additions and modifications to WRAs shall be designed to ensure that there is no net loss of habitat function within the WRAs unless there is compensating mitigation or restoration in other areas of the Overlay that will provide comparable habitat function. Compensating mitigation or restoration for an impact to a WRA contiguous to the Camp Keais Strand or Okaloacoochee Slough shall be provided within or contiguous to that Strand or Slough. (VIi) Group 4 — Policies to enable conversion of rural lands to other uses in appropriate locations, while discouraging urban sprawl, and encouraging development that utilizes creative land use planning techniques by the establishment of Stewardship Receiving Areas. (Vll) Policy 4.1: Collier County will encourage and facilitate uses that enable economic prosperity and diversification of the economic base of the RLSA. Collier County will also encourage development that utilizes creative land use planning techniques and facilitates a compact form of development to accommodate population growth by the establishment of Stewardship Receiving Areas (SRAs). Incentives to encourage and support the diversification and vitality of the rural economy such as flexible development regulations, expedited permitting review, and targeted capital improvements shall be incorporated into the LDC Stewardship District. (VII)(XXXVII) Policy 4.2: All privately owned lands within the RLSA which meet the criteria set forth herein are eligible for designation as a SRA, except land delineated as a FSA, HSA, WRA or land that has been designated as a Stewardship Sending Area. Land proposed for SRA designation shall meet the suitability criteria and other standards described in Group 4 Policies. Due to the long-term vision of the RLSA Overlay, extending to a horizon year of 2025, and in accordance with the guidelines established in Section 163.3168(2), Florida Statutes, the specific location, size and composition of each SRA cannot and need not be predetermined in the GMP. In the RLSA Overlay, lands that are eligible to be designated as SRAs generally have similar physical attributes as they consist predominately of agriculture lands which have been cleared or otherwise altered for this purpose. Lands shown on the Overlay Map as eligible for SRA designation include approximately 74,500 acres outside of the ACSC and 18,300 acres within the ACSC. Approximately 2% of these lands achieve an Index score greater than 1.2. Because the Overlay requires SRAs to be compact, mixed -use and self sufficient in the provision of services, facilities and infrastructure, traditional Iocational standards normally (XXXVII) = Plan Amendment by ordinance No. 2015-08 on January 27, 2015 126 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 applied to determine development suitability are not relevant or applicable to SRAs. Therefore the process for designating a SRA follows the principles of the Rural Lands Stewardship Act as further described herein. (VII)(XLIV) Policy 4.3: Land becomes designated as a SRA upon petition by a property owner to Collier County seeking such designation and the adoption of a resolution by the BCC granting the designation. The petition shall include a SRA master plan as described in Policy 4.5. The basis for approval shall be a finding of consistency with the policies of the Overlay, including required suitability criteria set forth herein, compliance with the LDC Stewardship District, and assurance that the applicant has acquired or will acquire sufficient Stewardship Credits to implement the SRA uses. The County has adopted LDC amendments to establish the procedures and submittal requirements for designation as a SRA, providing for consideration of impacts, including environmental and public infrastructure impacts, and for public notice of and the opportunity for public participation in any consideration by the BCC of such a designation. (VII)(XLIV) Policy 4.4: Collier County will update the Overlay Map to delineate the boundaries of each approved SRA. Such updates shall be incorporated into the adopted Overlay Map during the EAR based amendment process when it periodically occurs, or sooner at the discretion of the Board of County Commissioners. (VII) Policy 4.5: To address the specifics of each SRA, a master plan of each SRA will be prepared and submitted to Collier County as a part of the petition for designation as a SRA. The master plan will demonstrate that the SRA complies with all applicable policies of the Overlay and the LDC Stewardship District and is designed so that incompatible land uses are directed away from wetlands and critical habitat identified as FSAs and HSAs on the Overlay Map. (Vll)(X)(xXx) Policy 4.6: SRA characteristics shall be based upon innovative planning and development strategies referenced in Section 163.3168(2), Florida Statutes. These planning strategies and techniques include urban villages, new towns, satellite communities, area -based allocations, clustering and open space provisions, and mixed -use development that allow the conversion of rural and agricultural lands to other uses while protecting environmentally sensitive areas, maintaining the economic viability of agricultural and other predominantly rural land uses, and providing for the cost-efficient delivery of public facilities and services. Such development strategies are recognized as methods of discouraging urban sprawl. (VII)(XV)(XXXVII) Policy 4.7: There are four specific forms of SRA permitted within the Overlay. These are Towns, Villages, Hamlets, and Compact Rural Development (CRD). The Characteristics of Towns, Villages, Hamlets, and CRD are set forth in Attachment C and are generally described in Policies 4.7.1, 4.7.2, 4.7.3 and 4.7.4. Collier County shall establish more specific regulations, guidelines and standards within the LDC Stewardship District to guide the design and development of SRAs to include innovative planning and development strategies as set forth in Section 163.3168(2), Florida Statutes. The size and base density of each form shall be consistent with the standards (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 127 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 set forth on Attachment C. The maximum base residential density as set forth in Attachment C may only be exceeded through the density blending process as set forth in density and intensity blending provision of the Immokalee Area Master Plan or through the affordable - workforce housing density bonus as referenced in the Density Rating System of the Future Land Use Element. The base residential density is calculated by dividing the total number of residential units in a SRA by the overall area therein. The base residential density does not restrict net residential density of parcels within a SRA. The location, size and density of each SRAwill be determined on an individual basis during the SRAdesignation review and approval process. (VII)(XV) Policy 4.7.1: Towns are the largest and most diverse form of SRA, with a full range of housing types and mix of uses. Towns have urban level services and infrastructure that support development that is compact, mixed use, human scale, and provides a balance of land uses to reduce automobile trips and increase livability. Towns shall be not less than 1,000 acres or more than 4,000 acres and are comprised of several villages and/or neighborhoods that have individual identity and character. Towns shall have a mixed -use town center that will serve as a focal point for community facilities and support services. Towns shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. Towns shall have at least one community park with a minimum size of 200 square feet per dwelling unit in the Town. (XV) Towns shall also have parks or public green spaces within neighborhoods. Towns shall include both community and neighborhood scaled retail and office uses, in a ratio as provided in Policy 4.15. Towns may also include those compatible corporate office and light industrial uses as those permitted in the Business Park and Research and Technology Park Subdistricts of the FLUE. Towns shall be the preferred location for the full range of schools, and to the extent possible, schools and parks shall be located abutting each other to allow for the sharing of recreational facilities. Design criteria for Towns shall be included in the LDC Stewardship District. Towns shall not be located within the ACSC. (VI) Policy 4.7.2: Villages are primarily residential communities with a diversity of housing types and mix of uses appropriate to the scale and character of the particular village. Villages shall be not less than 100 acres or more than 1,000 acres. Villages are comprised of residential neighborhoods and shall include a mixed -use village center to serve as the focal point for the community's support services and facilities. Villages shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. Villages shall have parks or public green spaces within neighborhoods. Villages shall include neighborhood scaled retail and office uses, in a ratio as provided in Policy 4.15. Villages are an appropriate location for a full range of schools. To the extent possible, schools and parks shall be located adjacent to each other to allow for the sharing of recreational facilities- Design criteria for Villages shall be included in the LDC Stewardship District. (Vll) Policy 4.7.3: Hamlets are small rural residential areas with primarily single-family housing and limited range of convenience -oriented services. Hamlets shall be not less than 40 or more than 100 acres. Hamlets will serve as a more compact alternative to traditional five -acre lot rural subdivisions currently allowed in the baseline standards. Hamlets shall have a public green space for (XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007 128 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 neighborhoods. Hamlets include convenience retail uses, in a ratio as provided in Attachment C. Hamlets may be an appropriate location for pre-K through elementary schools. Design criteria for Hamlets shall be included in the LDC Stewardship District. To maintain a proportion of Hamlets to Villages and Towns, not more than 5 Hamlets, in combination with CRDs of 100 acres or less, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than 5 additional Hamlets, in combination with CRDs of 100 acres or less, may be approved for each subsequent Village or Town. (Vll) Policy 4.7.4: Compact Rural Development (CRD) is a form of SRA that will provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a Hamlet or Village. A CRD may include, but is not required to have permanent residential housing and the services and facilities that support permanent residents. An example of a CRD is an ecotourism village that would have a unique set of uses and support services different from a traditional residential village_ It would contain transient lodging facilities and services appropriate to eco-tourists, but may not provide for the range of services that necessary to support permanent residents. Except as described above, a CRD will conform to the characteristics of a Village or Hamlet as set forth on Attachment C based on the size of the CRD. As residential units are not a required use, those goods and services that support residents such as retail, office, civic, governmental and institutional uses shall also not be required, however for any CRD that does include permanent residential housing, the proportionate support services listed above shall be provided in accordance with Attachment C. To maintain a proportion of CRDs of 100 acres or less to Villages and Towns, not more than 5 CRDs of 100 acres or less, in combination with Hamlets, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than 5 additional CRDs of 100 acres or less, in combination with Hamlets, may be approved for each subsequent Village or Town. There shall be no more than 5 CRDs of more than 100 acres in size. The appropriateness of this limitation shall be reviewed in 5 years pursuant to Policy 1.22. (VII)N Policy 4.8: An SRA may be contiguous to a FSA or HSA, but shall not encroach into such areas, and shall buffer such areas as described in Policy 4.13. A SRA may be contiguous to and served by a WRA without requiring the WRA to be designated as a SRA in accordance with Policy 3.12 and 3.13. (Vll) Policy 4.9: A SRA must contain sufficient suitable land to accommodate the planned development in an environmentally acceptable manner. The primary means of directing development away from wetlands and critical habitat is the prohibition of locating SRAs in FSAs, HSAs, and WRAs. To further direct development away from wetlands and critical habitat, residential; commercial, manufacturing/light industrial, group housing, and transient housing, institutional, civic and community service uses within a SRA shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. In addition, conditional use essential services and governmental essential services, with the exception of those necessary to serve permitted uses and for public safety, shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. The Index value of greater than 1.2 represents those areas that have a high natural resource value as measured pursuant to Policy 1.8. Less than 2% of potential SRA land achieves an Index score of greater than 1.2_ (X) = Plan Amendment by Ordinance No. 200343 on September 9, 2003 129 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (Vll) Policy 4.10: Within the RLSA Overlay, open space, which by definition shall include public and private conservation lands, underdeveloped areas of designated SSAs, agriculture, water retention and management areas and recreation uses, will continue to be the dominant land use. Therefore, open space adequate to serve the forecasted population and uses within the SRA is provided. To ensure that SRA residents have such areas proximate to their homes, open space shall also comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town, Village, or those CRDs exceeding 100 acres. Lands within a SRA greater than one acre with Index values of greater than 1.2 shall be retained as open space. As an incentive to encourage open space, such uses within a SRA, located outside of the ACSC, exceeding the required thirty-five percent shall not be required to consume Stewardship Credits. (Vll) Policy 4.11: The perimeter of each SRA shall be designed to provide a transition from higher density and intensity uses within the SRA to lower density and intensity uses on adjoining property. The edges of SRAs shall be well defined and designed to be compatible with the character of adjoining property. Techniques such as, but not limited to setbacks, landscape buffers, and recreation/open space placement may be used for this purpose. Where existing agricultural activity adjoins a SRA, the design of the SRA must take this activity into account to allow for the continuation of the agricultural activity and to minimize any conflict between agriculture and SRA uses. (Vll) Policy 4.12: Where a SRA adjoins a FSA, HSA, WRA or existing public or private conservation land delineated on the Overlay Map, best management and planning practices shall be applied to minimize adverse impacts to such lands. SRA design shall demonstrate that ground water table draw down or diversion will not adversely impact the adjacent FSA, HSA, WRA or conservation land. Detention and control elevations shall be established to protect such natural areas and be consistentwith surrounding land and project control elevations and water tables. (Vll) Policy 4.13: Open space within or contiguous to a SRA shall be used to provide a buffer between the SRA and any adjoining FSA, HSA, or existing public or private conservation land delineated on the Overlay Map. Open space contiguous to or within 300 feet of the boundary of a FSA, HSA, or existing public or private conservation land may include: natural preserves, lakes, golf courses provided no fairways or other turf areas are allowed within the first 200 feet, passive recreational areas and parks, required yard and set -back areas, and other natural or man- made open space. Along the west boundary of the FSAs and HSAs that comprise Camp Keais Strand, i.e., the area south of Immokalee Road, this open space buffer shall be 500 feet wide and shall preclude golf course fairways and other turf areas within the first 300 feet. (Vll) Policy 4.14: The SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. No SRA shall be approved unless the capacity of County collector or arterial road(s) serving the SRA is demonstrated to be adequate in accordance with the Collier County Concurrency (VII) =Plan Amendment by Ordinance No. 2002-54 on October22, 2002 130 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 Management System in effect at the time of SRA designation- A transportation impact assessment meeting the requirements of Section 2.7.3 of the LDC, or its successor regulation shall be prepared for each proposed SRA to provide the necessary data and analysis. (VIQ(XIII) Policy 4.15.1: SRAs are intended to be mixed use and shall be allowed the full range of uses permitted by the Urban Designation of the FLUE, as modified by Policies 4.7, 4.7.1, 4-7.2, 4.7.3, 4.7.4 and Attachment C. An appropriate mix of retail, office, recreational, civic, governmental, and institutional uses will be available to serve the daily needs and community wide needs of residents of the RLSA. Depending on the size, scale, and character of a SRA, such uses may be provided either within the specific SRA, within other SRAs in the RLSA or within the Immokalee Urban Area. By example, each Village or Town shall provide for neighborhood retailloffice uses to serve its population as well as appropriate civic and institutional uses, however, the combined population of several Villages and Hamlets may be required to support community scaled retail or office uses in a nearby Town. Standards for the minimum amount of non-residential uses in each category are set forth in Attachment C, and shall be also included in the Stewardship LDC District. (XIII) Policy 4.15.2: The Board of County Commissioners (BCC) may, as a condition of approval and adoption of an SRA development, require that suitable areas for parks, schools, and other public facilities be set aside, improved, and/or dedicated for public use. When the BCC requires such a set aside for one or more public facilities, the set aside shall be subject to the same provisions of the LDC as are applicable to public facility dedications required as a condition for PU❑ rezoning. (XIII) Policy 4.15.3: Applicants for SRA designation shall coordinate with Collier County School Board staff to allow planning to occur to accommodate any impacts to the public schools as a result of the SRA. As a part of the SRA application, the following information shall be provided: 1. Number of residential units by type; 2. An estimate of the number of school -aged children for each type of school impacted (elementary, middle, high school); and 3. The potential for locating a public educational facility or facilities within the SRA, and the size of any sites that may be dedicated, or otherwise made available for a public educational facility. (V I I) (XI I I)(XV) (XLI V) Policy 4.16: A SRA shall have adequate infrastructure available to serve the proposed development, or such infrastructure must be provided concurrently with the demand. The level of infrastructure provided will depend on the form of SRA development, accepted civil engineering practices, and LDC requirements. The capacity of infrastructure necessary to serve the SRA at build - out must be demonstrated during the SRA designation process. Infrastructure to be analyzed includes transportation, potable water, wastewater, irrigation water, stormwater management, and solid waste. Transportation infrastructure is discussed in Policy 4.14. Centralized or decentralized community water and wastewater utilities are required in Towns, Villages, and those CRDs exceeding one hundred (100) acres in size, and may be required in CRDs that are one hundred (100) acres or less in size, depending upon the permitted uses approved (XLIV) = Plan Amendment by Ordinanr;e No. 2017-22 an June 13, 2017 131 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 within the CRD. Centralized or decentralized community water and wastewater utilities shall be constructed, owned, operated and maintained by a private utility service, the developer, a Community Development District, the Immokalee Water Sewer Service District, Collier County, or other governmental entity. Innovative alternative water and wastewater treatment systems such as decentralized community treatment systems shall not be prohibited by this Policy provided that they meet all applicable regulatory criteria. Individual potable water supply wells and septic systems, limited to a maximum of 100 acres of any Town, Village or CRD of 100 acres are permitted on an interim basis until services from a centralizedldecentralized community system are available. Individual potable water supply wells and septic systems are permitted in Hamlets and may be permitted in CRDs of 100 acres or less in size. (XIII) Policy 4.17: The BCC will review and approve SRA designation applications in accordance with the provisions of Policy 1.1.2 of the Capital Improvement Element of the GMP for Category A public facilities. Final local development orders will be approved within a SRA designated by the BCC in accordance with the Concurrency Management System of the GMP and LDC in effect at the time of final local development order approval. (XI II)(XV)(XLIV) Policy 4.18: The SRA will be planned and designed to be fiscally neutral or positive to Collier County at the horizon year based on a public facilities impact assessment, as identified in LDC 4.08.07.K. The BCC may grant exceptions to this Policy to accommodate affordable - workforce housing, as it deems appropriate. Techniques that may promote fiscal neutrality such as Community Development Districts, and other special districts, shall be encouraged. At a minimum, the assessment shall consider the following public facilities and services: transportation, potable water, wastewater, irrigation water, stormwater management, solid waste, parks, law enforcement, and schools. Development phasing, developer contributions and mitigation, and other public/private partnerships shall address any potential adverse impacts to adopted levels of service standards. (VI I)(XII I)(XLIV) Policy 4.19: Eight (8) credits shall be required for each acre of land included in a SRA, except for open space in excess of the required thirty-five percent as described in Policy 4.10 or for land that is designated for a public benefit use described in Policy 4.19. In order to promote compact, mixed use development and provide the necessary support facilities and services to residents of rural areas, the SRA designation entitles a full range of uses, accessory uses and associated uses that provide a mix of services to and are supportive to the residential population of a SRA, as provided for in Policies 4.7, 4.15 and Attachment C. Such uses shall be identified, located and quantified in the SRA master plan. (VII)(xuq(xuV) Policy 4.20: The acreage of a public benefit use shall not count toward the maximum acreage limits described in Policy 4.7. For the purpose of this Policy, public benefit uses include: public schools (preK-12) and public or private post secondary institutions, including ancillary uses; community parks exceeding the minimum acreage requirements of Attachment C, municipal golf courses; regional parks; and governmental facilities excluding essential services as defined in the LDC. The location of public schools shall be coordinated with the Collier County School Board, based on the interlocal agreement, 163.3177 F.S. and in a manner consistent (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 132 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 with 235.193 F.S. Schools and related ancillary uses shall be encouraged to locate in or proximate to Towns, Villages, and Hamlets subject to applicable zoning and permitting requirements. (VI l)(XII l)(XLIV) Policy 4.21: Lands within the ACSC that meet all SRA criteria shall also be restricted such that credits used to entitle a SRA in the ACSC must be generated exclusively from SSAs within the ACSC. Further, the only form of SRA allowed in the ACSC east of the Okaloacoochee Slough shall be Hamlets and CRDs of 100 acres or less and the only form of SRA allowed in the ACSC west of the Okaloacoochee Slough shall be Villages and CRDs of not more than 300 acres and Hamlets. Provided, however, that two Villages or CRDs of not more than 500 acres each, exclusive of any lakes created prior to the effective date of this amendment as a result of mining operations, shall be allowed in areas that have a frontage on State Road 29 and that, as of the effective date of these amendments, had been predominantly cleared as a result of Ag Group I or Earth Mining or Processing Uses. This Policy is intended to assure that the RLSA Overlay is not used to increase the development potential within the ACSC but instead is used to promote a more compact form of development as an alternative to the Baseline Standards already allowed within the ACSC. No policy of the RLSA Overlay shall take precedence over the Big Cypress ACSC regulations and all regulations therein shall apply. (VI1) Group 5 — Policies that protect water quality and quantity and the maintaining of the natural water regime and protect listed animal and plant species and their habitats on land that is not voluntarily included in the Rural Lands Stewardship Area program. (Vll) Policy 5.1: To protect water quality and quantity and maintenance of the natural water regime in areas mapped as FSAs on the Overlay Map prior to the time that they are designated as SSAs under the Stewardship Credit Program. Residential Uses, General Conditional Uses, Earth Mining and Processing Uses, and Recreational Uses (layers 1-4) as listed in the Matrix shall be eliminated in FSAs. Conditional use essential services and governmental essential services, except those necessary to serve permitted uses or for public safety, shall only be allowed in FSAs with a Natural Resource Stewardship Index value of 1.2 or less. Where practicable, directional -drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil or gas extraction in FSAs in order to minimize impacts to native habitats. Asphaltic and concrete batch making plants shall be prohibited in areas mapped as HSAs. The opportunity to voluntarily participate in the Stewardship Credit Program, as well as the right to sell conservation easements or a free or lesser interest in the land, shall constitute compensation for the loss of these rights. (VII) Policy 5.2: To protect water quality and quantity and maintenance of the natural water regime and to protect listed animal and plant species and their habitats in areas mapped as FSAs, HSAs, and WRAs on the Overlay Map that are within the ACSC, all ACSC regulatory standards shall apply, including those that strictly limit non-agricultural clearing. (VII) Policy 5.3: To protect water quality and quantity and maintenance of the natural water regime and to protect listed animal and plant species and their habitats in areas mapped as FSAs, HSAs, and WRAs on the Overlay Map that are not within the ACSC, if a property owner proposes (XLIV) = Plan Amendment by ordinance No. 2017-22 on June 13, 2017 133 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 to utilize such land for a non-agricultural purpose under the Baseline Standards referenced in Policy 1.5 and does not elect to use the Overlay, the following regulations are applicable, shall be incorporated into the LAC, and shall supersede any comparable existing County regulations that would otherwise apply. These regulations shall only apply to non-agricultural use of land prior to its inclusion in the Overlay system: 1. Site clearing and alteration shall be limited to 20% of the property and nonpermeable surfaces shall not exceed 50% of any such area. 2. Except for roads and lakes, any nonpermeable surface greater than one acre shall provide for release of surface water runoff, collected or uncollected, in a manner approximating the natural surface water flow regime of the surrounding area. 3. Revegetation and landscaping of cleared areas shall be accomplished with predominantly native species and planting of undesirable exotic species shall be prohibited. 4. An Environmental Impact Statement shall be prepared by the applicant and reviewed by Collier County in accordance with County regulations. 5. Roads shall be designed to allow the passage of surface water flows through the use of equalizer pipes, interceptor spreader systems or performance equivalent structures. (VII) Policy 5.4: Collier County will coordinate with appropriate State and Federal agencies concerning the provision of wildlife crossings at locations determined to be appropriate. (Vll) Policy 5.5: For those lands that are not voluntarily included in the Rural Lands Stewardship program, non-agricultural development, excluding individual single family residences, shall be directed away from the listed species and their habitats by complying with the following guidelines and standards: 1. A wildlife survey shall be required for all parcels when listed species are known to inhabit biological communities similar to those existing on site or where listed species are directly observed on the site. The survey shall be conducted in accordance with the requirements of the Florida Fish and Wildlife Conservation Commission (FFWCC) and U.S. Fish and Wildlife Service (USFWS) guidelines. The County shall notify the FFWCC and USFWS of the existence of any listed species that may be discovered. (xlll)(XLIV) 2. Wildlife habitat management plans for listed species and for those protected species identified below shall be submitted for County approval. A plan shall be required for all projects where the wildlife survey indicates listed species or the protected species identified below are utilizing the site, or the site contains potential habitat for listed species. These plans shall describe how the project directs incompatible land uses away from listed species and their habitats. Management plans for new preserves shall also outline a public awareness program to educate residents about the on -site preserve and the need to maintain habitat within the preserve for listed species and those protected species identified below. a. Management plans for new preserves shall incorporate proper techniques to protect listed species, and those protected species identified below, and their habitats from the negative impacts of proposed development. Open space and vegetation preservation requirements shall be used to establish buffer areas between wildlife habitat areas and areas dominated by human activities. Provisions such as fencing, walls, or other obstructions shall be provided to (XLIV) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 134 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 minimize development impacts to the wildlife and to facilitate and encourage wildlife to use wildlife corridors. Appropriate roadway crossings, underpasses and signage shall be used where roads must cross wildlife corridors. i. Management guidelines contained in publications used by the FFWCC and U5FW5 for technical assistance shall be used for developing required management plans. (xlll) ii. The County shall consider any other techniques recommended by the U5FW5 and FFWCC, subject to the provision of paragraph 3 of this Policy. (xlll) iii. When listed species are directly observed on site or indicated by evidence, such as denning, foraging, or other indications, a minimum of 40% of native vegetation on site shall be retained, with the exception of clearing for agricultural purposes. The County shall also consider the recommendation of other agencies, subject to the provisions of paragraph 3 of this Policy. b. For parcels containing gopher tortoises (Gopherus polyphemus), habitat management plans are required and shall give priority to protecting the largest most contiguous gopher tortoise habitat with the greatest number of active burrows, and for providing a connection to off site adjacent gopher tortoise preserves. c. Habitat preservation plans for the Florida scrub jay (Aphel000ma coerulescens) are required and shall provide for a maintenance program and specify appropriate fire or mechanical protocols to maintain the natural scrub community. d. For the bald eagle (Haliaeetus leucocephalus), habitat management plans are required and shall establish protective zones around the eagle nest restricting certain activities. The plans shall also address restricting certain types of activities during the nest season. e. For the red -cockaded woodpecker (Picoides borealis), habitat protection plans are required and shall outline measures to avoid adverse impacts to active clusters and to minimize impacts to foraging habitat. Where adverse effects cannot be avoided, measures shall be taken to minimize on -site disturbance and compensate or mitigate for impacts that remain. f. In areas where the Florida black bear (Ursus americanus floridanus) may be present, management plans are required and shall require that garbage be placed in bear -resistant containers where such containers are available and accepted for use by Collier County, or containers stored in locations not easily accessible to bears. The management plan shall also identify methods to inform local residents of the concerns related to interaction between black bears and humans. g. For projects located in Priority I or Priority II Panther Habitat areas, management plans are required and shall discourage the destruction of undisturbed, native habitats that are preferred by the Florida panther (Felis concolor coryi) by directing intensive land uses to currently disturbed areas. Preferred habitats include pine flatwoods and hardwood hammocks. In turn, these areas shall be buffered from the most intense land uses of the project by using low intensity land uses (e.g., parks, passive recreational areas, golf courses). Gold courses within the Rural Lands Area shall be designed and managed using standards found within this Overlay. The management plans shall identify appropriate lighting controls for these permitted uses and shall also address the opportunity to utilize prescribed burning to maintain fire -adapted preserved vegetation communities and provide browse for white-tailed deer. (XLIV) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 135 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 h. The Management Plans shall contain a monitoring program for developments greater than ten (10) acres. 3. The County shall, consistent with applicable policies of this Overlay, consider and utilize recommendations and letters of technical assistance from the Florida Fish and Wildlife Conservation Commission and recommendations from the US Fish and Wildlife Service in issuing development orders on property containing listed species. It is recognized that these agency recommendations, on a case by case basis, may change the requirements contained within these wildlife protection policies and any such change shall be deemed consistent with the Growth Management Plan. (VII)(XLIV) Policy 5.6: For those lands that are not voluntarily included in the Rural Lands Stewardship program, Collier County shall direct non-agricultural land uses away from high functioning wetlands by limiting direct impacts within wetlands. A direct impact is hereby defined as the dredging or filling of a wetland or adversely changing the hydroperiod of a wetland. This Policy shall be implemented as follows: 1. There are two (2) major wetlands systems within the RLSA, Camp Keais Strand and the Okaloacoochee Slough. These two systems have been mapped and are designated as FSNs. Policy 5.1 prohibits certain uses within the FSXs, thus preserving and protecting the wetlands functions within those wetland systems. 2. The other significant wetlands within the RLSA are WRAs as described in Policy 3.3. These areas are protected by existing SFWMD wetlands permits for each area. 3. FSAs, HSAs and WRAs, as provided in Policy 5.3, and the ACSC have stringent site clearing and alteration limitations, nonpermeable surface limitations, and requirements addressing surface water flows which protect wetland functions within the wetlands in those areas. Other wetlands within the RLSA are isolated or seasonal wetlands. These wetlands will be protected based upon the wetland functionality assessment described below, and the final permitting requirements of the South Florida Water Management District. a. The County shall apply the vegetation retention, open space and site preservation requirements specified within this Overlay to preserve an appropriate amount of native vegetation on site. Wetlands shall be preserved as part of this vegetation requirement according to the following criteria: (Xlll)(XLIV) i. The acreage requirements specified within this Overlay shall be met by preserving wetlands with the highest wetland functionality scores. Wetland functionality assessment scores shall be those described in paragraph (b) of this Policy. The vegetative preservation requirements imposed by Policies 5.3 and 5.5 shall first be met through preservation of wetlands having a functionality assessment score of 0.65 or a Uniform Wetland Mitigation Assessment Method score of 0.7, or greater_ The County shall apply specific criteria in the LDC to be used to determine those instances in which wetlands with a WRAP functionality assessment score of 0.65 or a Uniform Wetland Mitigation Assessment Method score of 0.7, or greater must be preserved in excess of the preservation required by Policy 5.3. H. Wetlands used by listed species or serving as corridors for the movement of listed species shall be preserved on site. Wetland flowway functions through the project shall be maintained. (XLIV) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004 136 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (XLIV) iii. Proposed development shall demonstrate that ground water table drawdowns or diversions will not adversely change the hydoperiod of preserved wetlands on or offsite. Detention and control elevations shall be set to protect surrounding wetlands and be consistent with surrounding land and project control elevations and water tables. In order to meet these requirements, projects shall be designed in accordance with Sections 10.2.2.4 of the Environmental Resource Permit Applicant's Handbook Volume I, and Sections 3.11 and 3.12 of the Environmental Resource Permit Applicant's Handbook Volume 11 for use within the Geographic Limits of the South Florida Wafer Management District (2014). Upland vegetative communities may be utilized to meet the vegetative, open space and site preservation requirements of this Overlay when the wetland functional assessment score is less than 0.65. (XIII) b. In order to assess the values and functions of wetlands at the time of project review, applicants shall rate functionality of wetlands using the South Florida Water Management District's Wetland Rapid Assessment Procedure (WRAP), as described in Technical Publication Reg-001, dated September 1997, and updated August 1999, or the Uniform Wetland Mitigation Assessment Method, identified as F.A.C. Chapter 62-345. The applicant shall submit to County staff agency - accepted WRAP scores, or Uniform Wetlands Mitigation Assessment scores. County staff shall review this functionality assessment as part of the County's EIS provisions and shall use the results to direct incompatible land uses away from the highest functioning wetlands according to the requirements found in paragraph 3 a bove. (XLIV) c. All direct impacts shall be mitigated for pursuant to the requirements of paragraph (f) of this Policy. d. Single family residences shall follow the requirements contained within Policy 6.2.7 of the Conservation and Coastal Management Element. (XV) e. The County shall separate preserved wetlands from other land uses with appropriate buffering requirements. The County shall require a minimum 50-foot vegetated upland buffer abutting a natural water body, and for other wetlands a minimum 25-foot vegetated upland buffer abutting the wetland. A structural buffer may be used in conjunction with a vegetative buffer that would reduce the vegetative buffer width by 50%. A structural buffer shall be required abutting wetlands where direct impacts are allows. Wetland buffers shall conform to the following standards: The buffer shall be measured landward from the approved jurisdictional line ii. The buffer zone shall consist of preserved native vegetation. Where native vegetation does not exist, native vegetation compatible with the existing soils and expected hydrologic conditions shall be planted. iii. The buffer shall be maintained free of Category I invasive exotic plants, as defined by the Florida Exotic Pest Plant Council. iv. The following land uses are considered to be compatible with wetland functions and are allowed within the buffer: (1) Passive recreational areas, boardwalks and recreational shelters; (2) Pervious nature trails; (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 137 Carroll & Carroll 6374 Report Addenda Future Land Use Element as of Ordinance No. 2017-48 adopted December 12, 2017 (3) Water management structures; (4) Mitigation areas; (5) Any other conservation and related open space activity or use which is comparable in nature with the foregoing uses. v. A structural buffer may consist of a stem -wall, berm, or vegetative hedge with suitable fencing. f. Mitigation shall be required for direct impacts to wetland in order to result in no net loss of wetland functions. Mitigation Requirements: i. "No net loss of wetland functions" shall mean that the wetland functional score of the proposed mitigation equals or exceeds the wetland functional score of the impacted wetlands. Priority shall be given to mitigation within FSAs and HSAs. (XV) ii. Loss of storage or conveyance volume resulting from direct impacts to wetlands shall be compensated for by providing an equal amount of storage or conveyance capacity on site and within or abutting the impacted wetland. iii. Protection shall be provided for preserved or created wetland or upland vegetative communities offered as mitigation by placing a conservation easement over the lend in perpetuity, providing for initial exotic plant removal (Class I invasive exotic plants defined by the Florida Exotic Plan Council) and continuing exotic plant maintenance, or by appropriate ownership transfer to a state or federal agency along with sufficient funding for perpetual management activities. (XLIV) iv. Prior to issuance of any final development order that authorizes site alteration, the applicant shall demonstrate compliance with paragraphs (f) i, ii, and iii of this Policy. If agency permits have not provided mitigation consistent with this Policy, Collier County will require mitigation exceeding that of the jurisdictional agencies. g. Wetland preservation, buffer areas, and mitigation areas shall be identified or platted as separate tracts. In the case of a Planned Unit Development (PUD), these areas shall also be depicted on the PUD Master Plan. These areas shall be maintained free from trash and debris and from Category I invasive exotic plants, as defined by the Florida Exotic Pest Plant Council. Land uses allowed in these areas shall be limited to those listed above (3.e.iv.) and shall not include any other activities that are detrimental to drainage, flood, control, water conservation, erosion control or fish and wildlife habitat conservation and preservation. (XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017 138 Carroll & Carroll 6374 Addenda m � O a z % N a o m a a .o a a i 413 i m a U m "P a c o c 3 A w 2¢ Y Q op m Y a - 2 'v t 79 p�H Q Q C? a+ Lp 73 r, m 3 — _ 7 oa — c c O a= Q 0 0>> V L L L Q E L Q aL+ O O N 4 v t Q Q. LL O a F a c L a � U U � N m � i C � by 0 � c a L a E G oq 2 obi L Y• E E cG m t 4 a3 y a O — 7 O L V i a c� u } v cmi m m— m 3 .'2 � q L •7 .Y V N s 2 g 2 a a E a a y a Y O m L L V N Q Y Carroll & Carroll 6374 Report Addenda A. Rural Agricultural District (A). The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County, are permissible as conditional uses in the A district. The A district corresponds to and implements the Agricultural/Rural land use designation on the future land use map of the Collier County GMP, and in some instances, may occur in the designated urban area. The maximum density permissible in the rural agricultural district within the urban mixed use district shall be guided, in part, by the density rating system contained in the future land use element of the GMP. The maximum density permissible or permitted in A district shall not exceed the density permissible under the density rating system. The maximum density permissible in the A district within the agricultural/rural district of the future land use element of the Collier County GMP shall be consistent with and not exceed the density permissible or permitted under the agricultural/rural district of the future land use element. 1. The following subsections identify the uses that are permissible by right and the uses that are allowable as accessory or conditional uses in the rural agricultural district (A). a. Permitted uses. 1. Single-family dwelling. 2. Agricultural activities, including, but not limited to: Crop raising; horticulture; fruit and nut production; forestry; groves; nurseries; ranching; beekeeping; poultry and egg production; milk production; livestock raising, and aquaculture for native species subject to Florida Fish and Wildlife Conservation Commission permits. i. The following permitted uses shall only be allowed on parcels 20 acres in size or greater: a) dairying; b) ranching; c) poultry and egg production; d) milk production; e) livestock raising; and f) animal breeding, raising, training, stabling or kenneling. ii. On parcels less than 20 acres in size, individual property owners are not precluded from the keeping of the following for personal use and not in association with a commercial agricultural activity provided there are no open feed lots: a) Fowl or poultry, not to exceed 25 in total number; and b) Horses and livestock (except for hogs) not to exceed two such animals for each acre. Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for showing and sale at the annual Collier County Fair and/or the Immokalee Livestock show. The following standards shall apply: a) One hog per child enrolled in a 4-H Youth Development Program, Collier County Fair Program or similar program is permitted. In no case shall there be more than 2 hogs per acre. b) Premises shall be fenced and maintained in a clean, healthful, and sanitary condition. c) Premises or roofed structure used for the sheltering, feeding, or confinement of such animals shall be setback a minimum of 30 feet from lot lines and a minimum of 100 feet from any dwelling unit on an adjacent parcel of land. d) Hog(s) shall not be returned to the property once removed for showing and/or sale. 3. Wholesale reptile breeding and raising (non -venomous), subject to the following standards: Carroll & Carroll 6374 Report Addenda i. Minimum 20 acre parcel size; ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located a minimum of 100 feet from any lot line. 4. Wildlife management, plant and wildlife conservancies, wildlife refuges and sanctuaries. 5. Conservation uses. 6. Oil and gas exploration subject to state drilling permits and Collier County site development plan review procedures. 7. Family care facilities, subject to section 5.05.04 8. Communications towers up to specified height, subject to section 5.05.09 9. Essential services, as set forth in section 2.01.03 10. Schools, public, including "Educational plants." Accessory uses. 1. Uses and structures that are accessory and incidental to the uses permitted as of right in the A district. 2. Farm labor housing, subject to section 5.05.03 3. Retail sale of fresh, unprocessed agricultural products, grown primarily on the property and subject to a review of traffic circulation, parking, and safety concerns pursuant to the submission of a site improvement plan as provided for in section 10.02.03 4. Packinghouse or similar agricultural processing of farm products produced on the property subject to the following restrictions: Agricultural packing, processing or similar facilities shall be located on a major or minor arterial street, or shall have access to an arterial street by a public street that does not abut properties zoned RSF-1 thru RSF-6, RMF-6, RMF-12, RMF-16, RT, VR, MH, TTRVC and PUD or are residentially used. ii. A buffer yard of not less than 150 feet in width shall be provided along each boundary of the site which abuts any residentially zoned or used property, and shall contain an Alternative B type buffer as defined within section 4.06.00. Such buffer and buffer yard shall be in lieu of front, side, or rear yards on that portion of the lot which abuts those districts and uses identified in subsection 2.03.01 A.1.b. 4 i. above. iii. The facility shall emit no noxious, toxic, or corrosive dust, dirt, fumes, vapors, or gases which can cause damage to human health, to animals or vegetation, or to other forms of property beyond the lot line of the use creating the emission. iv. A site development plan shall be provided in accordance with section 10.02.03 5. Excavation and related processing and production subject to the following criteria: i. The activity is clearly incidental to the agricultural development of the property. ii. The affected area is within a surface water management system for agricultural use as permitted by the South Florida Water Management District (SFWMD). iii. The amount of excavated material removed from the site cannot exceed 4,000 cubic yards. Amounts in excess of 4,000 cubic yards shall require conditional use approval for earthmining, pursuant to the procedures and conditions set forth in LDC section 10.08.00 and the Administrative Code. 6. Guesthouses, subject to section 5.03.03 7. Private boathouses and docks on lake, canal or waterway lots, subject to section 5.03.06 8. Use of a mobile home as a temporary residence while a permanent single-family dwelling is being constructed, subject to the following: Carroll & Carroll 6374 Revort Addenda i. Receipt of a temporary use permit from the Development Services Director, pursuant to section 5.04.04, that allows for use of a mobile home while a permanent single-family dwelling is being built; ii. Assurance that the temporary use permit for the mobile home will expire at the same time of the building permit for the single-family dwelling, or upon the completion of the single-family dwelling, whichever comes first; iii. Proof that prior to the issuance of a final certificate of occupancy for the single-family dwelling, the mobile home is removed from the premises; and iv. The mobile home must be removed at the termination of the permitted period. 9. Use of a mobile home as a residence in conjunction with bona fide agricultural activities subject to the following: i. The applicant shall submit a completed application to the site development review director, or his designee, for approval of a temporary use permit to utilize a mobile home as a residence in conjunction with a bona fide commercial agricultural activity as described in subsection 2.03.01 A.1.2. Included with this application shall be a conceptual plot plan of the subject property depicting the location of the proposed mobile home; the distance of the proposed mobile home to all property lines and existing or proposed structures; and, the location, acreage breakdown, type and any intended phasing plan for the bona fide agricultural activity. ii. The receipt of any and all local, state, and federal permits required for the agricultural use and/or to place the mobile home on the subject site including, but not limited to, an agricultural clearing permit, building permit(s), ST permits, and the like. iii. The use of the mobile home shall be permitted on a temporary basis only, not to exceed the duration of the bona fide commercial agricultural activity for which the mobile home is an accessory use. The initial temporary use permit may be issued for a maximum of three years, and may, upon submission of a written request accompanied by the applicable fee, be renewed annually thereafter provided that there is continuing operation of the bona fide commercial agricultural activities. iv. The applicant utilizing, for the bona fide commercial agricultural activity, a tract of land a minimum of five acres in size. Any property lying within public road rights -of -way shall not be included in the minimum acreage calculations. v. A mobile home, for which a temporary use permit in conjunction with a bona fide commercial agricultural activity is requested, shall not be located closer than 100 feet from any county highway right-of-way line, 200 feet from any state highway right-of- way, or 500 feet from any federal highway right-of-way line. 10. Recreational facilities that serve as an integral part of a residential development and have been designated, reviewed and approved on a site development plan or subdivision master plan for that development. Recreational facilities may include but are not limited to golf course, clubhouse, community center building and tennis facilities, parks, playgrounds and playfields. c. Conditional uses. The following uses are permitted as conditional uses in the rural agricultural district (A), subject to the standards and procedures established in LDC section 10.08.00 and the Administrative Code. Extraction or earthmining, and related processing and production not incidental to the agricultural development of the property. NOTE: "Extraction related processing and production" is not related to "Oil extraction and related processing" as defined in this Code. 2. Sawmills. 3. Zoo, aquarium, aviary, botanical garden, or other similar uses. 4. Hunting cabins. 5. Aquaculture for nonnative or exotic species, subject to Florida Fish and Wildlife Conservation Commission permits. Carroll & Carroll 6374 Report Addenda 6. Wholesale reptile breeding or raising (venomous) subject to the following standards; Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located at a minimum of 100 feet away from any lot line. 7. Churches. 8. Private landing strips for general aviation, subject to any relevant state and federal regulations. 9. Cemeteries. 10. Schools, private. 11. Child care centers and adult day care centers. 12. Collection and transfer sites for resource recovery. 13. Communication towers above specified height, subject to section 5.05.09 14. Social and fraternal organizations. 15. Veterinary clinic. 16. Group care facilities (category I and II); care units; nursing homes; assisted living facilities pursuant to § 400.402 F.S. and ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to § 651 F.S. and ch. 4-193 F.A.C., all subject to section 5.05.04 when located within the Urban Designated Area on the Future Land Use Map to the Collier County Growth Management Plan. 17. Golf courses and/or golf driving ranges. 18. Oil and gas field development and production subject to state field development permits. 19. Sports instructional schools and camps. 20. Sporting and recreational camps. 21. Retail plant nurseries subject to the following conditions: i. Retail sales shall be limited primarily to the sale of plants, decorative products such as mulch or stone, fertilizers, pesticides, and other products and tools accessory to or required for the planting or maintenance of said plants. ii. Additionally, the sale of fresh produce is permissible at retail plant nurseries as an incidental use of the property as a retail plant nursery. iii. The sale of large power equipment such as lawn mowers, tractors, and the like shall not be permitted in association with a retail plant nursery in the rural agricultural district. 22. Asphaltic and concrete batch making plants subject to the following conditions: i. Asphaltic or concrete batch making plants may be permitted within the area designated agricultural on the future land use map of the future land use element of the growth management plan. ii. The minimum site area shall not be less than ten acres. iii. Principal access shall be from a street designated collector or higher classification. iv. Raw materials storage, plant location and general operations around the plant shall not be located or conducted within 100 feet of any exterior boundary. v. The height of raw material storage facilities shall not exceed a height of fifty (50) feet. vi. Hours of operation shall be limited to two (2) hours before sunrise to sunset. vii. The minimum setback from the principal road frontage shall be 150 feet for operational facilities and seventy-five (75) feet for supporting administrative offices and associated parking. Carroll & Carroll 6374 Addenda viii. An earthen berm achieving a vertical height of eight feet or equivalent vegetative screen with eighty (80) percent opacity one (1) year after issuance of certificate of occupancy shall be constructed or created around the entire perimeter of the property. ix. The plant should not be located within the Greenline Area of Concern for the Florida State Park System as established by the Department of Environmental Protection (DEP): within the Area of Critical State Concern as depicted on the Future Land Use Map GMP; within 1,000 feet of a natural reservation; or within any County, State or federal jurisdictional wetland area. 23. Cultural, ecological, or recreational facilities that provide opportunities for educational experience, eco-tourism or agri-tourism and their related modes of transporting participants, viewers or patrons where applicable, subject to all applicable federal, state and local permits. Tour operations, such as, but not limited to airboats, swamp buggies, horses and similar modes of transportation, shall be subject to the following criteria: i. Permits or letters of exemption from the U.S. Army Corps of Engineers, the Florida Department of Environmental Protection, and the South Florida Water Management District shall be presented to the planning services director prior to site development plan approval. ii. The petitioner shall post the property along the entire property line with no trespassing signs approximately every 300 yards. iii. The petitioner shall utilize only trails identified and approved on the site development plan. Any existing trails shall be utilized before the establishment of new trails. iv. Motor vehicles shall be equipped with engines which include spark arrestors and mufflers designed to reduce noise. v. The maximum size of any vehicle, the number of vehicles, and the passenger capacity of any vehicle shall be determined by the board of zoning appeals during the conditional use process. vi. Motor vehicles shall be permitted to operate during daylight hours which means, one hour after sunrise to one hour before sunset. vii. Molestation of wildlife, including feeding, shall be prohibited. viii. Vehicles shall comply with state and United States Coast Guard regulations, if applicable. ix. The board of zoning appeals shall review such a conditional use for tour operations, annually. If during the review, at an advertised public hearing, it is determined by the board of zoning appeals that the tour operation is detrimental to the environment, and no adequate corrective action has been taken by the petitioner, the board of zoning appeals may rescind the conditional use. 24. Agricultural activities on parcels less than 20 acres in size: i. animal breeding, raising, training, stabling, or kenneling. ii. dairying; iii. livestock raising; iv. milk production; v. poultry and egg production; and vi. ranching. 25. The commercial production, raising or breeding of exotic animals, other than animals typically used for agricultural purposes or production, subject to the following standards: Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such animals shall be located a minimum of 100 feet from any lot line. 26. Essential services, as set forth in subsection 2.01.03 G. Carroll & Carroll 6374 Report Addenda 27. Model homes and model sales centers, subject to compliance with all other LDC requirements, to include but not limited to section 5.04.04 28. Ancillary plants. d. Prohibited uses. 1. Owning, maintaining or operating any facility or part thereof for the following purposes is prohibited: a) Fighting or baiting any animal by the owner of such facility or any other person or entity. b) Raising any animal or animals intended to be ultimately used or used for fighting or baiting purposes. c) For purposes of this subsection, the term baiting is defined as set forth in § 828.122(2)(a), F.S., as it may be amended from time to time. Carroll & Carroll 6374 Addenda Mobile home Overlay (MHO). The (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when the requirements and procedures of this section are met. Carroll & Carroll 6374 Report Addenda / Carroll & Carroll Real Estate Appraisers & Consultants Timothy W. Sunyog, MAI CERT GEN RZ3288 PROFESSIONAL RECOGNITION State -Certified General Real Estate Appraiser RZ3288 Earned 12-15-08 MAI Designation Appraisal Institute Earned 06-24-15 PROFESSIONAL EXPERIENCE Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL— Principal/Full Time Commercial Real Estate Appraiser, January 2018 - Present Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser, August 2005 -August 2006 & July 2007 — December 2017 Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 - June 2007 Florida Real Estate Sales Associate - February 2014— Present Qualified Expert Witness, Circuit Court EDUCATION Rollins College, Bachelor of Arts — Economics - May 2004 Argus Valuation — DCF Training, February 2012 Continuing Education — Tim Sunyog has met the continuing education requirements of the State of Florida and the Appraisal Institute PROFESSIONAL ASSOCIATIONS Appraisal Institute — Florida Gulf Coast Chapter (President) Appraisal Institute — Leadership Development & Advisory Council (LDAC) Naples Area Board of Realtors CIVIC INVOLVEMENT Education Foundation — Connect Now Initiative Relay for Life Naples Junior Chamber PRACTICE INCLUDES ASSIGNMENTS INVOLVING Vacant Land Agricultural Properties Multifamily Properties Commercial Condos Office Buildings Retail Centers Subdivisions Buy/Sell Decisions Ad Valorem Tax Analysis Litigation Condemnation FEMA 50% Rule Appraisals Churches Industrial Buildings Restaurants Self -Storage Facilities Estate Settlement Carroll & Carroll 6374 Report Addenda •�r'OD RT• Ron DeSantis, Governor STATE OF FLORIDA Melanie S. Griffin, Secretary d b a pr DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISIONS OF CHAPTER 475, FLORI,DA STATUTES t!i--L SUNYOG, TIMOTHY WILLIAM 2805 HORSESHOE DRIVE SOUTH E V SUITE 100 AN A" NAPLES FL 34104 LICENSE NUMBER: RZ3288 EXPIRATION DATE: NOVEMBER 30, 2024 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. Carroll & Carroll RKL APPRAISAL AND CON SUITING REAL ESTATE APPRAISAL REPORT ENGLISH TRUST Residential Land 7700 block of Trafford Oaks Road Immokalee, Collier County, Florida, 34142 PREPARED FOR: Mr. Roosevelt Leonard Supervisor — Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO Number 4500223051 ACHI L M. ZUCCHI, MAI, CCIM C. LOWRY, MAI, CPA 0UIS C. BOSBITT, MAI EFFECTIVE DATE OF THE APPRAISAL: May 24, 2023 DATE OF THE REPORT: May 30, 2023 REPORT FORMAT: Appraisal Report PREPARED BY: RKL Appraisal and Consulting, PLC RKL File Number: 2023-113 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com English Trust 7700 block of Trafford Oaks Road Immokalee, Florida *RKL A1 SAL AND CON Sit LT1N G May 30, 2023 Mr. Roosevelt Leonard Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal English Trust 7700 block of Trafford Oaks Road, Immokalee, Collier County, Florida, 34142 Client File: PO Number 4500223051 RKL File Number: 2023-113 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the market value of the fee simple interest in the subject property. The intended users for the assignment are Conservation Collier and the Collier County Board of Commissioners, and the intended use of the appraisal is to assist with the acquisition decisions by Conservation Collier and the Collier County Board of Commissioners. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. Please reference the appraisal scope section of this report for important information regarding the scope of research and analysis for this appraisal, including property identification, inspection, highest and best use analysis, and valuation methodology. The accompanying appraisal conforms with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The appraisal also conforms with the appraisal regulations issued in connection with the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA). The subject is a vacant residential parcel of land containing an area of 59.01 acres, or 2,570,476 square feet. Single family homes, agricultural activities, family care facilities, schools, and conservation uses are permitted under the present Rural Agricultural District within the Mobile Home Overlay (MHO) zoning designation. Future land use includes Rural Land Stewardship Area (RLSA) and Flow Way Stewardship Area (FSA). The parcel is 100% wetlands. ACHI L M. ZUCCHI, MAI. CCIM 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 c. LOwRY, MAI, CPA Phone: 239-596-0800 OUIS C. BOBBITT, MAI www.rklac.com Mr. Roosevelt Leonard Collier County May 30, 2023 Page 2 Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), we have made the following value conclusion(s): VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Value Conclusion Market Value, As Is Fee Simple May 24, 2023 $530,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. H othetical Conditions: None. Extraordinary Assum tions: None. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC K. C. Lowry, MAI, CPA Florida State -Certified General Real Estate Appraiser RZ2355 klowry@rklac.com; Phone 239-596-0802 ACHI L M. ZUCCHI, MAI, CCIM C. LOWRY, MAI, CPA OUIS C. BOBBITT, MAI Rachel M. Zucchi, MAI, CCIM Florida State -Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com ENGLISH TRUST TABLE OF CONTENTS TABLE OF CONTENTS Summary of Important Facts and Conclusions.................................................................1 Conservation Features Summary Overview..................................................................... 2 Introduction Information................................................................................................. 3 SubjectIdentification...................................................................................................3 Current Ownership and Property History..................................................................... 3 AppraisalScope...........................................................................................................3 Client, Intended User, and Intended Use......................................................................4 Definition of Market Value..........................................................................................4 Definition of Property Rights Appraised......................................................................4 Purpose of Appraisal, Property Rights Appraised, and Dates ....................................... 5 Scopeof Work.............................................................................................................5 EconomicAnalysis..........................................................................................................6 National Economic Analysis........................................................................................6 Florida Economic Analysis..........................................................................................8 Collier County Area Analysis....................................................................................10 MarketArea Analysis................................................................................................ 27 Property Description and Analysis................................................................................. 32 SiteAnalysis.............................................................................................................32 Real Estate Taxes and Assessments...........................................................................48 Highestand Best Use.................................................................................................49 ValuationMethodology.................................................................................................53 AnalysesApplied...................................................................................................... 54 SalesComparison Approach......................................................................................55 Reconciliation........................................................................................................... 63 FinalValue Conclusion............................................................................................. 63 Certification.................................................................................................................. 64 Assumptions and Limiting Conditions........................................................................... 66 Addenda Appraiser Qualifications................................................................................ Addendum A Property Information..................................................................................... Addendum B ComparableData.......................................................................................... Addendum C *Rn ENGLISH TRUST SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS GENERAL Subject: English Trust 7700 block of Trafford Oaks Road, Immokalee, Collier County, Florida, 34142 Owner: John Edwin English Trust Legal Description: Lengthy legal Tax Identification: 00053560005 Intended Use: The intended use is to assist with the acquisition decisions by Conservation Collier and the Collier County Board of Commissioners. Intended User(s): Conservation Collier and the Collier County Board of Commissioners PROPERTY Land Area: Total: 59.01 acres; 2,570,476 square feet Flood Zone: Zone Mostly AE with some AH Zoning: Agricultural District within the Mobile home Overlay. Rural Land Stewardship Area (Flow way Stewardship Area and 500 ft Buffer). Highest and Best Use As Vacant Residential development and/or recreational use Exposure Time 12 months Marketing Period 12 months VALUE INDICATIONS Value Range of Comparables: $8,772 to $11,987 per acre Reconciled Value(s): As Is Value Conclusion(s) $530,000 Effective Date(s) May 24, 2023 Property Rights Fee Simple The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. H othetical Conditions: None. Extraordinary Assum tions: None. Page 1 ENGLISH TRUST CONSERVATION FEATURES SUMMARY OVERVIEW CONSERVATION FEATURES SUMMARY OVERVIEW Project Name: English Trust Folio numbers with owner(s) of record: 00053560005 Zoning and overlays: A -MHO within RSLA/FSA future land use Zoning Considerations for TDR's, PHU, other endangered species: According to a Conservation Collier Initial Criteria Screening Report dated December 19, 2022, the parcel is 100% wetlands with approximately 48 acres within a Flow Way Stewardship Area (FSA) and the remainder in a 500 ft Buffer area. The report notes that the property is adjacent to Pepper Ranch Preserve. It can be assumed that the same important wildlife species documented on the adjacent Pepper Ranch also utilize the property including the Everglades snail kite, wood stork, black bear and multiple bird species. Additionally, an American alligator was heard by County staff during the site visit, and a collared Florida panther (Puma concolor coryi) was tracked on the property in 2019. We were not provided with an environmental assessment report for the purpose of this appraisal. Environmental issues are beyond our scope of expertise; therefore, we assume the property is not adversely affected by environmental hazards. Was the cost to mitigate wetlands or endangeredpecies taken into consideration? Yes, , according to a Conservation Collier Initial Criteria Screening Report dated December 7, 2022, the estimated initial cost for Initial Exotic Removal is estimated at $11,800 and ongoing annual estimated at $5,900. Scope of proposed mitigation: The property has heavy vegetation. According to a Conservation Collier Initial Criteria Screening Report dated December 19, 2022, the overall condition of the plant communities within the property is good with an estimated exotic plant coverage of 10%. The dominant exotic noted is Brazilian pepper (Schinus terebinthifolia) along the edges of Trafford Oaks Rd and Rosbough Way. Once inside the perimeter, Brazilian pepper is more scattered, and native plants dominate. Some Caesarweed (Urena lobata) and Peruvian primrosewillow (Ludwigia peruviana) are present, but not in large amounts. Land Area: 59.01 acres or 2,570,476 square feet Access for the parcel taken into consideration: Yes, access is average. Highest and Best Use: Residential development and/or recreational use Date of estimated value: May 24, 2023 Estimated value: $530,000 Page 2 ENGLISH TRUST INTRODUCTION INFORMATION INTRODUCTION INFORMATION SUBJECT IDENTIFICATION Subject: English Trust 7700 block of Trafford Oaks Road, Immokalee, Collier County, Florida, 34142 Legal Description: Lengthy legal Tax Identification: 00053560005 The subject is a vacant residential parcel of land containing an area of 59.01 acres, or 2,570,476 square feet. Single family homes, agricultural activities, family care facilities, schools, and conservation uses are permitted under the present Rural Agricultural District within the Mobile Home Overlay (MHO) zoning designation. Future land use includes Rural Land Stewardship Area (RLSA) and Flow Way Stewardship Area (FSA). The parcel is 100% wetlands. CURRENT OWNERSHIP AND PROPERTY HISTORY Owner The owner of the property is John Edwin English Trust. Sale History According to public records, the subject has not sold in the last three years in an arm's length transaction. There was a fee simple deed transfer on July 29, 2021 from J. Edwin English to John Edwin English, as Trustee, or his successor in interest, of the John Edwin English Trust dated June 5, 2019. The transfer is recorded in Instrument No. 6108231 in the Collier County Clerk of Courts. Current Listing/Contract(s): The subject is not currently listed for sale, or under contract. To the best of our knowledge, no other sale or transfer of ownership has occurred within the past three years, and as of the effective date of this appraisal, the property is not subject to an agreement of sale or option to buy, nor is it listed for sale. APPRAISAL SCOPE According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser's responsibility to develop and report a scope of work that results in credible results that are appropriate for the appraisal problem and intended user(s). Therefore, the appraiser must identify and consider: • the client and any other intended users; • the intended use of the appraiser's opinions and conclusions; Page 3 ENGLISH TRUST INTRODUCTION INFORMATION • the type and definition of value; • the effective date of the appraiser's opinions and conclusions; • subject of the assignment and its relevant characteristics • assignment conditions • the expectations of parties who are regularly intended users for similar assignments; and • what an appraiser's peer's actions would be in performing the same or a similar assignment. CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Conservation Collier and the Collier County Board of Commissioners. The intended use is to assist with the acquisition decisions by Conservation Collier and the Collier County Board of Commissioners. The appraisal is not intended for any other use or user. DEFINITION OF MARKET VALUE Market value definition used by agencies that regulate federally insured financial institutions in the United States is defined by The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) as: The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: ■ Buyer and seller are typically motivated; ■ Both parties are well informed or well advised, and acting in what they consider their best interests; ■ A reasonable time is allowed for exposure in the open market; ■ Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and ■ The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale." (Source: 12 C.F.R. Part 34.42(h); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994; 79 Federal Register 28400, May 16, 2014; 83 Federal Register April 9, 2018; 84 Federal Register, October 8, 2019) DEFINITION OF PROPERTY RIGHTS APPRAISED Fee simple estate is defined as an: "Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat." (Source: The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) Page 4 ENGLISH TRUST INTRODUCTION INFORMATION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES The purpose of the appraisal is to estimate the market value of the fee simple interest in the subject property. The effective date of the subject appraisal is May 24, 2023. The date of inspection was May 24, 2023. The date of the report is May 30, 2023. SCOPE OF WORK The problem to be solved is to estimate the market value of the fee simple interest in the subject property. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject has been identified by the legal description and the assessors' parcel number. Inspection: A complete on site inspection was made and photographs were taken. Market Area and Analysis of A complete analysis of market conditions has been made. Market Conditions: The appraiser maintains and has access to comprehensive databases for this market area and has reviewed the market for sales and listings relevant to this analysis. Highest and Best Use Analysis: A complete as vacant highest and best use analysis for the subject has been made. Physically possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. Valuation Analyses Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. Income Approach: An income approach was not applied as the subject is not likely to generate rental income as vacant land. Hypothetical Conditions: None. Extraordinary Assumptions: None. Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. Page 5 ENGLISH TRUST NATIONAL ECONOMIC ANALYSIS ECONOMIC ANALYSIS NATIONAL ECONOMIC ANALYSIS The Federal Reserve Open Market Committee (FOMC) released the following statement on May 3, 2023. Economic activity expanded at a modest pace in the first quarter. Job gains have been robust in recent months, and the unemployment rate has remained low. Inflation remains elevated. The U.S. banking system is sound and resilient. Tighter credit conditions for households and businesses are likely to weigh on economic activity, hiring, and inflation. The extent of these effects remains uncertain. The Committee remains highly attentive to inflation risks. The Committee seeks to achieve maximum employment and inflation at the rate of 2 percent over the longer run. In support of these goals, the Committee decided to raise the target range for the federal funds rate to 5 to 5-1/4 percent. The Committee will closely monitor incoming information and assess the implications for monetary policy. In determining the extent to which additional policy firming may be appropriate to return inflation to 2 percent over time, the Committee will take into account the cumulative tightening of monetary policy, the lags with which monetary policy affects economic activity and inflation, and economic and financial developments. In addition, the Committee will continue reducing its holdings of Treasury securities and agency debt and agency mortgage -backed securities, as described in its previously announced plans. The Committee is strongly committed to returning inflation to its 2 percent objective. In assessing the appropriate stance of monetary policy, the Committee will continue to monitor the implications of incoming information for the economic outlook. The Committee would be prepared to adjust the stance of monetary policy as appropriate if risks emerge that could impede the attainment of the Committee's goals. The Committee's assessments will take into account a wide range of information, including readings on labor market conditions, inflation pressures and inflation expectations, and financial and international developments. The following table details the economic forecasts of Federal Reserve Board members and Federal Reserve Bank presidents as of March 2023. Real GDP is projected to grow at a rate of 0.4% in 2023, a decrease from the previous December projection of 0.5%. The unemployment projection for 2023 decreased from 4.6% to 4.5%. The Core PCE inflation projection also increased from 3.5% to 3.6% in 2023. Page 6 ENGLISH TRUST NATIONAL ECONOMIC ANALYSIS Table 1. Economic projections of Federal Reserve Board members and Federal Reserve Bank presidents, under their individual assumptions of projected appropriate monetary policy, March 2023 Pc nt Medi-I Central Tende yry Ranges Variable 2023 2024 Wn L ng- 2023 1 202d I 2025 Lo ,, 2023 M24 1 2025 Longer, Mn run run Chang,. in ncaJ GDP 0.4 1.2 1-9 1.6 0.0-0-8 1.0-1.5 1.7-2.1 1.7-2.0 -0-2-1.3 0.3-2.0 1.5-22 L0-2.5 D-ber pmje&km 0.5 1.6 1.8 1.8 0.4-1.0 1.3-2.0 1.6-2.0 ' 1.7-2.0 -OK-1.0 0.rr2.4 1.4-2.3 Lfr2.5 IInemyluyment rate 4.5 4.6 4.x 4.0 4.0 4.7 4.3 4.9 4.3 4.8 3.8 4.3 3.9 4.8 4.0 5.2 3.8 4.9 3.5 4.7 Donnmbrr prnj-tion 4.6 4.6 4.5 4.0 4.4-4_7 4.3-4-8 4.0-4.7 3.8-4.3 4.0-5.3 4.0-5.0 3.8-4.8 3.5-4 8 PCE inflation 3.3 2.5 2.1 2.0 3-"-8 2.2-2.8 2.0-2.2 2.0 2.8-4.1 2.0-3.5 2-0-3-0 2.0 Ih ember Pmjectiun 3.1 2.5 2.1 2.0 2.9-3.5 2.3-2.7 2.0-2.2 2.0 2.6-4.1 2.2�.5 2.0�.0 2.0 Cure PCE i &atw.4 3.6 2.6 2.1 3.5 3.9 2.3 2.8 2.0 2.2 3.5 4.1 2.1 3.1 2.0 3,0 fhr .mbrr prnjc tion 3.5 2.5 2.1 3.2-3-7 2.3-2.7 2.0-2.2 3-0-3-8 2.2-3.0 2-0-3-0 Memu: Pruj-tc d apprnpriatn pnli,y path Federal funds rate 5.1 4.3 3-1 2.5 5-15.6 3.-5-1 2.�3-9 2.4-2.6 4�5.9 3.".6 2.4-5.8 2-3-3.6 L-,-her pmj-tkm 5.1 4.1 3.1 P 2.5 1 5.1-5.4 3.".9 2.6-3.9 2.3-2.5 4.".6 3.1 5.6 2.4 5.fi P 2.3-3.3 According to Freddie Mac Chief Economist Sam Khater, if interest rates were to drop, the outlook for the mortgage market in 2023 will be bright. "Homebuyers are waiting for rates to decrease more significantly, and when they do, a strong job market and a large demographic tailwind of millennial renters will provide support to the purchase market," Sam Khater, said in a December 2022 statement. According to an December 2022 report by Lawrence Yun, chief economist at the National Association of Realtors, home sales will decline by 6.8% compared to 2022 (5.13 million) and the median home price will reach $385,800 - an increase of just 0.3% from this year ($384,500). "Half of the country may experience small price gains, while the other half may see slight price declines," Yun said. Yun expects rent prices to rise 5% in 2023, following a 7% increase in 2022. He predicts foreclosure rates will remain at historically low levels in 2023, comprising less than 1 % of all mortgages. According to the National Association of Real Estate Investment Trusts' (NAREIT) 2023 Outlook, REITs are well -positioned to navigate economic and market uncertainty in 2023 due to strong operational performance and balance sheets. "Despite economic headwinds and weakness in valuations, equity REITs have proven to be quite resilient from an operational perspective, and it is clear that REITs are well -positioned for ongoing economic uncertainty in 2023." The firm noted that data from the Nareit T-Tracker in the third quarter of 2022 highlighted solid year -over -year growth in funds from operations (FFO), net operating income (NOI), and same -store NOI. Quarterly FFO increased to $19.9 billion in the third quarter, a 14.9% increase from a year ago and an all-time high. While the pandemic took a toll on the operational performance of equity REITs, there's no question that it has recovered and surpassed pre -pandemic levels. Nareit also noted how REITs historically perform during and after a recession. For example, REITs have historically outperformed private real estate during a recession and in the four quarters after a recession. REITs have also historically outperformed their equity market counterpart before, during, and after recessions. The 2023 CBRE U.S. Real Estate Market Outlook projects high interest rates and a recession will make 2023 a challenging year for commercial real estate. "Though inflation eased in late 2022, it was still running at more than 7%. The Fed will continue raising rates until it sees a marked reduction in inflation nearer to its 2% target. Page 7 ENGLISH TRUST FLORIDA ECONOMIC ANALYSIS Weakening fundamentals and higher cost of capital will generally lower asset values." However, CBRE expects the recession will not be particularly deep as corporate finances are in good shape and employers will shun excessive layoffs to avoid losing employees in a tight market for skilled labor. While consumer confidence is highly subdued, average household debt is low compared with the onset of previous recessions. These factors suggest a moderate downturn, with unemployment unlikely to breach the 6% level. Inflation will be significantly lower by the second half of 2023, setting the stage for falling interest rates and the beginning of a new cycle that will last to the 2030s. According to the Deloitte Center for Financial Services annual Commercial Real Estate Outlook for 2023, the global real estate industry faces transformational shifts in how buildings will be used, valued, and transacted in 2023 and beyond following a pandemic - fueled course correction. "Ongoing uncertainty in the global economy could impact the industry even more. In the near term, the potential for regional or global recession or stagnation looms —and these impacts would be felt across financial services sectors." The economy is top of mind for most global real estate leaders as they prepare for the remainder of 2022 and 2023. "Revenue expectations for 2023 are mixed among those surveyed-40% say revenues should increase, 48% see revenues decreasing, and 12% expect no change. Last year's results were much more optimistic: 80% expected revenues to increase in 2022. As a result, more respondents (33%) are planning to cut costs compared to last year, when only 6% planned to make cuts." According to the PwC Emerging Trends in Real Estate 2023, the real estate industry is moving beyond what it perceives as cyclical headwinds i.e., rising interest rates, declining gross domestic product (GDP), sinking deal flows and taking a long-term approach to real estate assets. The mood among the real estate professionals we interviewed for this year's "Emerging Trends" is cautious optimism. Their plan: Ride out the current slump and reposition their firms for another period of sustained growth and strong returns. According to J.P. Morgan Chase 2023 commercial real estate outlook, there may be challenges ahead. "Retail is at a crossroads, and the future of office space is unclear. Plus, supply chain issues persist, and inflation is near 40-year highs, prompting the Fed to steadily increase interest rates. But there are a few bright spots in the commercial real estate forecast. Multifamily properties continue to perform well, and the hot streak for industrial properties remains." As we head into the new year, keep an eye on these 2023 commercial real estate trends and opportunities. FLORIDA ECONOMIC ANALYSIS According to the U.S. Census Bureau, after a historically low rate of change between 2020 and 2021, the U.S. resident population increased by 0.4%, or 1,256,003, to 333,287,557 in 2022. Florida was the fastest -growing state in 2022, with an annual population increase of 1.9%, resulting in a total resident population of 22,244,823. It was also the second largest -gaining state behind Texas, with an increase of 416,754 residents. Net migration was the largest contributing component of change to Florida's growth, adding 444,484 residents. "While Florida has often been among the largest -gaining Page 8 ENGLISH TRUST FLORIDA ECONOMIC ANALYSIS states," Kristie Wilder, a demographer in the Population Division at the Census Bureau noted, "this was the first time since 1957 that Florida has been the state with the largest percent increase in population. According to the Summer 2022 Florida Forecast prepared by the Institute for Economic Competitiveness at the University of Central Florida, Florida's economy, as measured by real Gross State Product, will expand at an average annual rate of just 1.0% from 2022 to 2025. Real Gross State Product will mildly contract during the recession as growth will slow to -0.2% in 2023, turn positive in 2024, and growth begins to accelerate in 2025 to 1.7%. Payroll job growth in Florida will begin to falter during the recession but not in every sector. After year -over -year growth of -4.9% in 2020, the labor market rebounded to 4.6% in 2021. With job growth expected to be 4.3% in 2022, payroll employment will contract by 0.6% in 2023 and again by 1.5% in 2024 before expanding by 0.6% in 2025. Housing starts will be suppressed by the Pasta Bowl Recession and higher mortgage rates. Rapid house price appreciation will vanish over this period as supply catches up with demand dampened by rising mortgage rates, decreasing affordability, and the recession. The Florida & Metro Forecast was prepared prior to the impact of Hurricane Ian. Thus, the outlook does not reflect the impacts of the storm, which at a state level may not turn out to be as significant as they will be, at least in the near term, for the metropolitan areas that bore the brunt of the storm's impact. The unemployment rate in Florida has fallen from its May 2020 peak of 14.2% and stands at 2.7% as of August 2022. When unemployment spiked to 14.2% in May of 2020, it was 2.9 percentage points higher than the peak level of unemployment from the Great Recession. This unprecedented surge in unemployment occurred over just three months, while it took two -and -a -half years for the unemployment rate to reach its peak in the Great Recession. Table 1. Annual Summary of the University of Central Florida's Forecast for Florida 2017 2018 2019 2020 2021 2022 2023 2024 2025 Personal Income and GSP Personal Income (Bil- 3) 1023.1 1087.2 1139.8 1210.0 1325.0 1382.0 1434.6 1491.0 1566.9 Florida.(%Ch Year ago) 7.2 6.3 4.6 6.2 9.6 4.2 3.8 3.9 5.1 U.S.(%Ch Year ago) 4.7 5.1 4.1 6.5 7.5 3.2 5.0 4.3 4.4 Personal Income (Bil. 2012$) 952.4 9968 1037.5 1080.3 1136.7 1115.2 1120.0 1145.3 1182.1 Florida.(%Ch Year ago) 5.5 4.7 4.1 4.1 5.2 -1.9 0.5 2.2 3.2 U.S.(%Ch Year ago) 2.8 2.9 2.5 5.3 3.6 -2.9 1.5 2.6 2.6 ❑isp. Income (Bil. 2012$) 839.9 892.4 928.1 973.9 1014.0 973.5 994.4 1032.5 1065.6 Flo rida.(%Ch Year ago) 3.6 6.2 4.0 4.9 4.2 -4.1 2.1 3.8 3.2 U.S.(%Ch Year ago) 2.8 3.4 2.3 6.2 2.3 -6.3 3.2 4.1 2.6 GSP (Bil. 5) 1002.6 1057.9 1116.4 1106.0 1226.3 1335.2 1390.4 1433.5 1408.3 (%Ch Year ago) 5.2 5.5 5.5 -0.9 10.9 8.9 4.1 3.1 3.9 GSP (Bil. 2012$) 913.0 943.5 971.6 944.0 1008.7 1028.3 1026.1 1033.6 10612 (%Ch Year ago) 3.6 3.3 3.0 -2.8 6.9 1.9 -02 0.7 1.7 Employment and Labor Force (Household Survey% Change Year Ago) Employment 2.2 2.5 2.1 -4.9 4.6 4.3 -0.6 -1.5 0.6 Labor Force 1.7 1.3 1.5 -1.7 2.2 2.7 2.0 0.8 0.7 FL Unemployment Rate (%) 4.3 3.7 3.2 8.3 4.6 32 4.7 5.8 5.6 U.S. Unemployment Rate (%) 4.4 3.9 3.7 8.1 5.4 3.6 4.2 4.7 4.8 Page 9 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS COVID-19 Governor Ron DeSantis issued a "safer -at-home" order on April 3, 2020 in an effort to limit the spread of coronavirus. Governor DeSantis announced on April 29, 2020 that he would lift the "safer -at-home" order on May 4, 2020. Retailers and restaurants are allowed to reopen in limited capacities while movie theaters, gyms, bars, and face-to-face personal service providers (such as barbers and nail salons) will remain closed. Phase One of the three-phase "Safe. Smart. Step -by -Step" plan excludes Miami -Dade, Broward, and Palm Beach counties. As of September 25, 2020 Governor DeSantis announced Florida would be entering Phase 3 in reopening the state, meaning restaurants, bars, salons and other businesses will be allowed to reopen under full capacity. On May 3, 2021, Governor DeSantis signed an executive order that immediately suspended the state's remaining COVID-19 public health restrictions. As of November 29, 2021, Governor DeSantis again announced the state will not be issuing any lockdowns or restrictions. COLLIER COUNTY AREA ANALYSIS Collier County has long been an attractive place to retire and it continues to be an area that experiences a great deal of seasonal population increases. According to the Collier County Comprehensive Planning Department, Collier County's population increases up to 25% between November and April due to seasonal residents and short-term agricultural workers in the Immokalee area. The population increase creates a high degree of seasonality within the retail, service, and hospitality sectors of Collier County's economy. Collier County is located less than 150 miles from Fort Myers, Fort Lauderdale, Miami, Sarasota, and West Palm Beach as shown in the following table. Distance to Other Major Markets Metro Area Miles Fort Myers 44 Jacksonville 378 Fort Lauderdale 107 Tallahassee 435 Miami 128 Atlanta 616 Sarasota 120 New York 1,311 West Palm Beach 150 Dallas 1,315 Tampa 169 Chicago 1,335 Orlando 238 Population The Bureau of Economic and Business Research, University of Florida released the following population statistics for Southwest Florida. As shown, total population increased in five of the six Southwest Florida counties with the greatest growth (2010- 2020) in Lee County and the second highest in Collier County. Lee County maintained the highest growth rate of the six counties from 2020 to 2022. Page 10 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS Table 3. Population and Population Change for Counties in Florida, 2000 to 2022 State and County Population 2022 2020 2010 Percent Change 2020 2010 2000 2000 to 2022 to 2020 to 2010 FLORIDA 22,276,132 21,S38,187 18,801,332 1S,982,824 3.4 14.6 17.6 Charlotte 196,742 186,847 159,978 141,627 5.3 16.8 13.0 Collier 390,912 375,752 321,520 251,377 4.0 16.9 27.9 Glades 12,273 12,126 12,884 10,576 1.2 -5.9 21.8 Hendry 40,633 39,619 39,140 36,210 2.6 1.2 8.1 Lee 802,178 760,822 618,754 440,888 5.4 23.0 40.3 Sarasota 452,378 434,006 379,448 325,961 4.2 14.4 16.4 Sources: US Census Bureau (2020, 2010, and 2000 Census) and Universityof Florida, Bureau of Economic and Business Research (2022 Estimates). Page 11 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS The following table shows the projected population through 2050. As shown, Lee County also has the highest projected growth rates with Collier County as a close second. Projections of Florida Population by County 2025-2050 County Projections, April 1 and State 2025 2030 2035 2040 2045 2050 CHARLOTTE Low 188,800 190,900 190,200 188,000 185,100 181,600 Medium 203,000 215,700 225,800 234,300 241,900 248,800 High 217,200 240,500 261,400 280,600 298,800 315,900 COLLIER Low 383,700 390,500 392,500 391,100 387,600 383,300 Medium 408,200 433,900 455,100 472,700 487,600 501,000 High 432,700 477,300 517,700 554,200 587,600 618,800 GLADES Low 11,700 11,400 11,100 10,700 10,400 10,100 Medium 12,500 12,700 12,900 13,000 13,100 13,200 High 13,200 14,000 14,600 15,200 15,800 16,200 HENDRY Low 39,900 39,700 39,200 38,600 37,900 37,300 Medium 42,000 43,400 44,500 45,300 46,000 46,600 High 44,100 47,100 49,700 52,000 54,000 55,900 LEE Low 800,500 832,000 848,400 855,500 856,800 855,300 Medium 851,600 924,500 983,700 1,033,800 1,077,800 1,118,100 High 902,700 1,016,900 1,118,900 1,212,100 1,298,700 1,380,800 SARASOTA Low 439,700 444,000 443,300 440,200 435,600 429,800 Medium 467,700 493,300 514,000 532,000 547,900 561,800 High 495,800 542,700 584,700 623,700 660,200 693,900 Source: Bureau of Economic and Business Research, Florida Population Studies, Bulletin 192 U.S. News & World Report, the global authority in rankings and consumer advice evaluated the country's 150 most populous metropolitan areas based on affordability, job prospects and desirability. The 2022-2023 25 Best Places to Retire is dominated by Pennsylvania and Florida metro areas. Pensacola is the top Florida market at No. 3 behind Lancaster and Harrisburg, PA. Naples is No. 6 overall while Sarasota is No. 11. Naples is ranked 12th overall in the 2022-2023 Best Places to Live report released by U.S. News & World Report in May 2022. Cape Coral -Fort Myers fell from No. 43 to No. 100 while Sarasota -Bradenton maintained its No. 9 ranking. According to data released by the National Association of Realtors in November 2022, half of the top 10 most expensive markets were in California. Naples I Marco Island was the 8th most expensive and only Florida market in the top ten. Page 12 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS Employment The local economy is largely dependent on the real estate market. Covid-19 negatively impacted overall employment and the service and leisure and hospitality sectors in particular; however, jobs continue to return as the market improves. Tourism drives much of the Collier County area's economy, with leisure and hospitality composing almost 20% of the workforce. The following table shows the Collier County Employment by Industry as well as historical and projected job growth. NAPLES EMPLOYMENT BY 1NDUS7RY IN THOUSANDS Year End 2022 CURRENTJOBS CURRENT GROWTH 10 YR HISTORICAL 5 YR FORECAST Industry Jobs LQ Market Ds Market us Market Ds Manufacturing 5 0.4 2.69% 2.83% 6.85% 0.75% 0.77% 0.11% Trade, Transportation and Utilities 31 1.0 4.80% 2.68% 2.89% 1.25% 0.33% 0.07% Retail Trade 23 1.4 5.93% 1.86% 2.30% 0.64% I D.32% 0.03% Financial Activities 10 1.0 0.42% 1.81% 3.52% I 1.42% _LD.59% 020%_ Government 13 0.6 1.60% 0.64% D27% 0.17% 1 1.68% 0.55% Natural Resources, Mining and Construction 20 22 7.91% 3.43% 7.42% 2.49% 0.78% 0.34% Education and Health Services 25 0.9 3.17% 3.09% 3.19% 1.65% 1.13% 0.64% Professional and Business Services 20 0.8 3.62% 3.49% 4.19% 2.15% 126% 0.44% Information 1 0.4 323% 4.83% -0.86% 131% -0.49% 0.35% Leisure and Hospitality 30 1.8 3.32% 6.13% 2.54% 1.32% 0.93% 1.18% Other Services 10 1.5 3.67% 2.68% 2.21 % D.51 % 0.52 % 0.42% Total Employment 1.0 3.84% 2.85% 3.28% 1.28% 0.87% 0.45% Source: Oxford Economics LQ = Location Quotient JOB GROWTH (YOY) 15°Io Forecast 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 ■ Naples M United States Source: Oxford Economics Page 13 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS The following table shows employment projections through 2030 by the Florida Department of Economic Opportunity. As shown, the construction industry has the largest projected growth rate of 16.6% followed by Education and Health Services (12.7%). JOBS BY INDUSTRY CHARLOTTE, COLLIER, GLADES, HENDRY, AND LEE COUNTIES Employment Percent NAICS Title 2022 2030 Growth Growth Total, All Industries 570,705 622,709 52,004 9.1 Agriculture, Forestry, Fishing and Hunting 7,834 7,200 -634 -8.1 Mining 420 466 46 11.0 Construction 61,755 72,022 10,267 16.6 Manufacturing 13,931 14,805 874 6.3 Trade, Transportation and Utilities 100,302 107,182 6,880 6.9 Information 4,973 5,029 56 1.1 Financial Activities 26,943 29,341 2,398 8.9 Professional and Business Services 70,219 76,888 6,669 9.5 Education and Health Services 108,593 122,385 13,792 12.7 Leisure and Hospitality 82,935 90,974 8,039 9.7 Other Services (except Public Administration) 21,884 24,391 2,507 11.5 Government 66,345 71,937 5,592 8.4 Self Employed and Unpaid Family Workers, All Jobs 44,152 44,487 335 0.8 Source: Florida Department of Economic Opportunity Collier County unemployment peaked in August 2010 at 13.0% and had generally been declining until the Covid-19 pandemic with unemployment peaking again at 13.1% in April 2020. The preliminary reported unemployment rate in February 2023 was only 2.5%. The annual Collier County rate peaked in 2010 at 11.6% and had declined steadily since until the spike from the Covid-19 pandemic in April 2020. However, unemployment numbers have steadily decreased as the economy continues to improve. The 2020 annual rate was 7.3%. The annual rate declined to 3.7% in 2021 and 2.8% in 2022. Page 14 ENGLISH TRUST CoLLIER COUNTY AREA ANALYSIS Local Area U n e rn p loy rne nt Statistics Series Id: Not Sea so n al ly Adju sted Area: Area Type: Stat,elRegionf Divisicn: Measure: 12. 2, LAU C N 120210000 0 0 000 3 Collier County, FL Counties and equivalents Florida unemployment rate 01/13 01/14 01/15 01/16 01/17 01/18 01/19 01/20 01/21 01/22 01/23 Month As of February 2023, the unemployment rate for the State of Florida was 2.5%, down from the peak in May 2020 of 14.2%. On a national level, the unemployment rate in February 2023 was 3.6%, a decrease from the peak in April 2020 of 14.7%. Collier County currently has a similar February rate, at 2.5% to state levels and a lower rate than national levels. The local economy is largely dependent on the real estate market. The following table from the U.S. Department of Labor shows Naples/Immokalee/Marco Island employment from 2012 through November 2022. As shown, unemployment from the Covid-19 pandemic affected the service and leisure and hospitality sectors the most. With the exception of Leisure and Hospitality, all sectors have regained all lost jobs and have exceeded 2019 levels. Page 15 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS Naples - Immokalee - Marco Island Service- % Goods % Mining, Logging, & % Leisure and % All Employees, % Year Providing Change Producing Change Const. Change Hospitality Change Total Nonfarm Change 2012 106,600 3.1% 12,100 5.2% 9,400 4.49/. 23,600 4.4% 118,700 3.3% 2013 109,700 2.9% 13,500 11.6% 10,500 11.7% 24,400 3.49/. 123,300 3.9% 2014 114,500 4.49/o 15,400 14.1% 12,100 15.2% 25,500 4.5% 129,900 5.49/o 2015 119,100 4.0% 17,000 10.4% 13,600 12.4% 26,500 3.9% 136,100 4.8% 2016 124,000 4.1% 18,700 10.00/ 14,900 9.6% 27,500 3.8% 142,600 4.8% 2017 126,300 1.9% 19,400 3.7% 15,400 3.49/o 28,300 2.9% 145,600 2.1% 2018 129,600 2.6% 21,500 10.8% 17,200 11.7% 29,100 2.8% 151,000 3.7% 2019 133,200 2.8% 22,400 4.2% 17,700 2.9% 30,000 3.1% 155,600 3.0•1/o 2020 126,300 -5.2% 22,100 -1.3% 17,200 -2.89% 25,600 -14.7% 148,400 -4.69% 2021 132,400 4.8% 23,100 4.5% 18,000 4.7% 28,000 9.49/o 155,500 4.8% 2022* 137,000 3.8% 24,900 7.8% 19,500 8.2% 29,600 7.0% 161,800 4.49/o *Through November 2022; percentage increase in comparison to November 2021 YTD Source: U.S. Department of Labor Collier County and the entire Southwest Florida Region is substantially dependent on the real estate and construction sectors. Therefore, the area has been and should be more susceptible to cyclical fluctuations that have occurred in other areas dominated by a single industry. The Southwest Florida Economic Development Alliance reports key employers in Southwest Florida (Collier, Lee and Charlotte County) from Biofuels, healthcare, technology, apparel design, to sugar production are a driving force behind the region's success. The table below provides a few examples of some key employers in Southwest Florida. • Industrial Biotechnology, Algenal Biofuels - Global Headquarters ■ Medical Devices, Arthrex, Inc. - Global Headquarters • Worrer's Specialty Apparel Retailer, Chicds FAS - Global Headquarters • Specialty Electronics Manufacturer, Fox Electronics - Global Corporate Headquarters • Global IT Research and Advising, Gartner, Inc. • Vehicle Rentals and Sales, Hertz Inc. - Global Headquarters • Subsidiary Pittsburgh Glass Works, Lynx Services LLC - Customers Service Center • Manufacturing Fluid Management, Shaw Developmerrt - Global Headquarters • Agricultural and Food Manufacturer, U.S. Sugar Corporation - Headquarters • Healthcare, 21stCentury Oncology- Global Headquarters Page 16 ENGLISH TRUST CoLLIER COUNTY AREA ANALYSIS The following table shows the Top 25 Employers as reported by the Florida Gulf Coast University Regional Economic Research Institute on July 27, 2021. Rank Company SWFLEmployees Industry County 1 Lee Health 14,028 Healthcare and Social Assistance Lee 2 Lee County School District 11,003 Educational Services Lee 3 Publix Super Market 9,768 Retail Trade Charlotte, Collier, Lee 4 Lee County Local Government 9,142 Public Administration Lee 5 NCH Healthcare System 8,159 Healthcare and Social Assistance Collier 6 Walmart 7,286 Retail Trade Charlotte, Collier, Hendry, Lee 7 Collier County School District 5,756 Educational Services Collier 8 Collier County Local Government 5,173 Public Administration Collier 9 Arthrex 4,087 Manufacturing Collier 10 Marriott International, Inc. 3,620 Accommodation and Food Services Collier, Lee 11 Bayfront Health 2,801 Healthcare and Social Assistance Charlotte 12 Charlotte County Local Government 2,614 Public Administration Charlotte 13 McDonald's 2,613 Accommodation and Food Services Charlotte, Collier, Hendry, Lee 14 Home Depot 2,497 Retail Trade Charlotte, Collier, Lee 15 Charlotte County School District 2,152 Educational Services Charlotte 16 Winn -Dixie 1,899 Retail Trade Charlotte, Collier, Hendry, Lee 17 Hope Hospice 1,838 Healthcare and Social Assistance Collier, Lee 18 Chico's Fas Inc. 1,552 Retail Trade Collier, Lee 19 Florida Gulf Coast University 1,519 Educational Services Lee 20 Bloomin' Brands, Inc. 1,395 Accommodation and Food Services Charlotte, Collier, Lee 21 Realogy Holdings Corp. 1,381 Real Estate and Rental and Leasing Charlotte, Collier, Lee 22 Darden Restaurants 1,380 Accommodation and Food Services Charlotte, Collier, Lee 23 Target 1,300 Retail Trade Charlotte, Collier, Lee 24 Walgreens 1,170 Retail Trade Charlotte, Collier, Hendry, Lee 25 Yum! Brands, Inc. 1,141 Accommodation and Food Services Charlotte, Collier, Hendry, Lee Source: Florida Gulf Coast University Regional Economic Research Institute; July 27, 2021 Tourist Tax Revenues The following graph from the Southwest Florida Regional Economic Indicators January 2023 report prepared by Florida Gulf Coast University shows Collier, Lee, and Charlotte County's tourist tax revenues. Collier County's tourist tax revenues amounted to $4.6 million in September 2022, down 6 percent compared to both September 2021 and August 2022. Page 17 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS W 6,5 C 5.0 5.5 5.0 a 4.5 > 4.0 m 3.5 12 3.0 3 2.5 H 2.0 t 1.5 a+ C 0 1.0 2 W Chart 5: Coastal County Tourist Tax Revenues County Tourist Tax Revenue - 2017 to present All Data Seasonally Adjusted ------ - - - - -- Lee --'---------- - - -- - - - - ---- - --- -- -- Charlotte ---1V-I-FA---.1- 1 Jan-17 Jan-18 Jan-19 Jan-20 Jan-21 Jan-22 Source: Local County Tourism, Tax, and Econornit deuelop rnenI Reports and seasonal adjustment by RERI Development Growth continues to shift east with Ave Maria becoming the top -selling single-family residential community in Collier County and was recently ranked as one of the Top 20 Selling Master -Planned Communities in the United States. It has maintained the top ranking in the Naples -Fort Myers market for the past eight years. Ave Maria reported a total of 586 new home sales in 2022, a decrease from the record breaking 646 new home sales in 2021, but still the highest-ranking commumity in all of Collier County. There are currently four residential builders in Ave Maria, CC Homes, Del Webb Naples, Lennar and Pulte Homes. The grand opening of The National Golf and Country Club at Ave Maria, a bundled golf community by Lennar, was held on January 7, 2021. The Immokalee Road corridor between Naples and Ave Maria is projected to see thousands of new homes developed in the next few years. In January 2020, in what has been described as one of the most important votes for the future of growth in Collier County, commissioners approved Rivergrass Village. The village is the first of three planned 1,000-acre villages stretching from just north of Oil Well Road to east of Golden Gate Boulevard East. Rivergrass Village will allow for up to 2,500 homes; 100,000 square feet of retail and office uses and a minium of 25,000 square feet for civic government, and institutional buildings. Longwater Village will allow for up to 2,600 homes; 65,000 square feet of retail and office space and 25,000 square feet for civic government, and institutional buildings and Bellmar Village will allow for up to 2,750 homes; 85,000 square feet of retail and office space and 27,500 square feet for Page 18 ENGLISH TRUST CoLLIER COUNTY AREA ANALYSIS civic government, and institutional buildings. In a near unanimous decision, the Collier County Planning Commission agreed to recommend approval of Longwater in March 2021. The project has sparked controversy because the property sits in the environmentally sensitive Rural Lands Stewardship Area, or RLSA. Commissioners voted to approve the Longwater and Bellmar Villages on June 8, 2021. The commissioners approved Brightshore, another rural village with thousands of proposed homes in December 2022. There are more than $1 billion in new luxury high-rise developments near the coast including One Naples at the northeast corner of Vanderbilt Beach Road and Gulf Shore Drive as well as Pelican Bay (Mystique completed in 2019) and Kalea Bay (Towers 100 and 200 are complete, Tower 300 was completed in December 2022, Tower 400 currently under construction) in North Naples. New commercial development is very active at the intersections of Collier Boulevard and US 41 East as well as Collier Boulevard and Immokalee Road. In its 4ffi Quarter 2022 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 18.6% increase in home prices (all -transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 15.22% over the past year (4Q 2021 - 4Q 2022) which was 1st in the nation. The continuing care retirement community, Moorings Park, teamed with London Bay Homes to develop an independent living development with 275 residences in 17 buildings. All of the buildings are six stories over parking. Grande Lake, will be built on 55 acres off Golden Gate Parkway, between Airport -Pulling and Livingston Roads. Entrance fees start at $1.5 million and are 70% refundable. Construction on the first 47 units in three buildings commenced in December 2018 with completion in May 2020. Arthrex, a medical device manufacturer and one of the county's largest employers, completed construction of its latest expansion plan at its headquarters along Goodlette- Frank Road in early 2020. The development includes a 300,000 square -foot, six -story office complex with an auditorium, a four-story Innovation Hotel with approximately 160 rooms, a two-story wellness center, and a 3-acre park. The hotel hosts orthopedic surgeons from the U.S. and around the world for medical education on the company's devices and instruments. Arthrex has contracted with a Tampa -based company, Mainsail, to manage all elements of the hotel operation, including employees. The first regional store for Phoenix -based Sprouts Farmers Market anchors The Landings at Logan, a new 18-acre retail center at the southeast corner of Immokalee Road and Logan Boulevard in North Naples. NCH Healthcare Northeast located at the northeast quadrant of Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the first free standing ER facility in Collier County. The two-story building consists of approximately 41,500± square feet. Barron Collier Companies and Metro Development Group broke ground on Founders Square, a 55-acre mixed -use development located on the southeast corner of Immokalee Road and Collier Boulevard in January 2020. The development is anchored by The Page 19 ENGLISH TRUST CoLLIER COUNTY AREA ANALYSIS Pointe, a collection of 10 separate restaurants and other retail tenants. It also includes a 400-unit Class A apartment community, known as The Haldeman; a 35,000 square foot medical office building leased by Physicians Regional Medical Healthcare; and StorQuest a 110,000 square foot self -storage facility. Seed to Table, a new Oakes Farm grocery store at the northeast corner of Livingston and Immokalee Roads in North Naples opened in December 2019. The former Albertson's was completely gutted and consists of 77,000+ square foot store with sit-down dining, a full -service bar, three bars for beer and wine, wine room with samples on tap, a wood - fired brick oven for pizza, a raw bar, sushi bar, grilling area, coffee bar and stations preparing fresh pasta, guacamole, cheese, cut vegetables, sandwiches, smoothies and even homemade ice cream with indoor -outdoor seating. Paradise Coast Sports Complex, is Collier County's new $100 million Amateur Sports Complex. The county hopes to become a destination for traveling youth sports teams and amateur athletes. While the focus of the complex is athletics, there will be 20 fields between soccer, baseball and softball, plus a 10,000-person championship stadium, the goal is to get people to stay after the game is over with The Cove and The Factory. The Cove is a bar and food truck area for patrons to relax, listed to live music and play a variety of yard games (bag toss, oversized Connect Four and Jenga, plus ping pong). The Factory is an outdoor workout facility focusing on functional fitness (similar to CrossFit) which is available on a monthly membership basis. Additionally, the man-made lake next to The Cove includes a 2/3 mile jogging loop with three workout stations. There is a climbing wall for public use and a beach volleyball court. Collier County Commissioners approved a $15 million economic development agreement on June 22, 2021 for The Great Wolf Lodge. The land was purchased for $9,100,000 in July 2021 and construction commenced in July 2022. The Lodge will be built on 20 acres of land along City Gate Boulevard North and will feature a 100,000 square foot indoor water park, 500-room hotel, and 62,000 square feet of amenities and attractions. The resort is expected to open in the summer of 2024. It will bring in more than 200 construction jobs, plus an additional 600 full-time and part-time jobs once open. Investment Trends The following CoStar data shows Collier County trends in the Multi -Family, Retail, Office, and Industrial sectors as of the first quarter 2023. According to the Costar report, multi -family investment activity picked up in recent quarters with over $425 million trading over the last two quarters. A significant improvement when compared to 2022Q3 when no transactions took place. Confirmed cap rates average 4.0% over the past 12 months. Page 20 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS Capital Markets Overview Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale Price/Unit Chg (YOY) $5B $582.8M 4.0% 6.3% 12 MO SALES VOLUME Total Lowest Highest 12 MO SALES PRICE Average Lowest Highest Market Transactions 10 - Cap Rate 6.2% 4.5% 9.4% 4.0% Sales Volume $582.8M $1.7M $138.6M Sale Price/Unit $330.6K $212.5K $450K $334.3K Properties Sold 10 - Sale Price $58.3M $1.7M $138.6M Transacted Units 1.8K 8 400 Sale vs Asking Price 22.6% 22.6% 22.6% Average Units 176 8 400 % Leased at Sale 97.7% 93.0% 100% Market Sale Price/Unit Market Cap Rate ,000 s.o°io ,000 7.0% � ,000 YOOOOO__ 6.0% ,000 5.0% ,000 4.0% ,000 t 3.0% ,000 f 2.0% 000 1.0% $0 0.0% 13 14 15 16 17 18 19 20 21 22 23 13 14 15 16 17 18 19 20 21 22 23 Sales Volume OO M OO M OO M OO M OO M 00 M OO M $OM 13 14 15 16 17 18 19 20 21 22 23 12 Mo Sales Vol Growth 600% 500% 400% 300% 200% 100% , 0% - -100% -200% 13 14 15 16 17 18 19 20 21 22 23 According to the CoStar Report, retail investment activity has been consistent in the market but recently has not met the near -historic amount of activity recorded in 22Q2. Nearly $328 million has traded in the past 12 months. The price per SF has been on the rise, averaging $330/SF, significantly higher than the national average of $250/SF. Page 21 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS Capital Markets Overview 1191"RIN M. Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale Price1SF Chg tYOY] $7.9B $379.2M 12 MO SALES VOLUME Total Lowest Highest 5.4% 10.0% 12 Ma SALES PRICE Average Lowest Highest Market Transacticns 86 - Cap Rate 5_2% 4_2% 6.7 % 5.4 % Sales Volume $379.2M $125K $31.7M Sale Pdce1SF $385 $15 $2K $327 Properties Sold 74 - - Sale Price $5.3M $125K $31.7M - Transacted SF 1 M 602 126.9K Sale vs Asking Price -2.8 % -34.3 % 20.0 % Average SF 12K 602 126.9K % Leased at Sale 96.5% 0% 100 % Market Sale PriceJSF Market Cap Rate $350 8.0% 5300 7.0% $250 6.0% 5.0% $200 4.0% $150 3.0% $100 2 0% $50 1.0% $ 0 i i i i i i i i i i i 1 0.0% 13 14 15 16 17 18 19 20 21 22 23 13 14 15 16 17 18 19 20 21 22 23 Sales Volume $450M $400M . $350M 5300M $250M $200M 5150M 5100M $50M s0M 13 14 15 16 17 18 19 20 21 22 23 12 MD Sales Vol Growth 160% 140% 120% 10096 80% 60% 40% 20% -20% -40% -60% 13 14 15 16 17 18 19 20 21 22 23 According to the CoStar Report, office investment has reached a five-year low in Collier County, with just $52.2 million trading in the past 12 months. Activity has been extremely limited so far this year with less than $5 million in total sales volume. Page 22 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS Capital Markets Overview Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale PrlceiSF Chg JYOY] $2.7B $49.5M 12 MO SALES VOLUME Total Lowest Highest Transactions 47 Sales Volume $49.5M $155.91K $7M Properties Sold 32 - Transacted SF 415.71K 378 6OK Average SF 8.81K 378 60K Market Sale Price/SF $300 $250 $200 $150 $100 $50 $0 13 14 15 16 17 18 19 20 21 22 23 Sales Volume $250 M $200 M $150M $100M $50M $OM WW& 13 14 15 16 17 18 19 20 21 22 23 7.1% 3.8% 12 MO SALES PRICE Average Lowest Highest Market Cap Rate 6.0 % 6.0 % 6.0 % 7.1 % Sale Prlce15F $160 $4 $474 $266 Sale Price $1.71M $155.9K $71A - Sale vs Asking Price -6.8% -18.6 % 2.6 % % Leased at Sale 94.4% 0% 100 % 7.8% Market Cap Rate 7.6% 7.4% 7.2% 7.0% 6.8% 6.6% 6.4% 13 14 15 16 17 18 19 20 21 22 23 12 Mo Sales Vol Growth 200% 150 100 % 50 -50% NJ -100% 13 14 15 16 17 18 19 20 21 22 23 According to the CoStar report, industrial investment activity has picked up in a meaningful way in 2023, with the 23Q1 equaling more than double the amount of volume recorded in 22Q4. 100 properties have traded for a total sales volume of $91.7 million over the past year, as such industrial sales are typically for under $1 million. Page 23 ENGLISH TRUST CoLLIER COUNTY AREA ANALYSIS Capital Markets Overview Asset Value 12 Mo Sales Volume Market Cap Rate Mkt Sale Price1SF Chg JYOYt $2.6B $83.6M 6.4% 14.9% 12 MO SALES VOLUME Total Lowest Highest 12 MO SALES PRICE Average Lowest Highest Market Transactions 102 - Cap Rate 6.5 % 4.0 % 10.1 % 6.4 % Sales Volume $851A $98K $9.81A Sale Price1SF $211 $10 $947 $180 Properties Sold 54 - - Sale Price $1.61M $98K $9.81M - Transacted SF 637.51K 293 107.61K Sale vs Asking Price -6.1 % -15.6 % 0 % Average SF 6.31K 293 107.61K Industrial % Leased at Sale 99.8% 932% 100% Market Sale Price/SF Market Cap Rate $200 9.0% $130 y 9.0% $160 7.0% � $140 6.0% $120 5.0% $100 4.0% $80 3.0 9a $ 60 $ 40 2.0% $20 1.0% $0 i i 0.0% 13 14 15 16 17 18 19 20 21 22 23 13 14 15 16 17 18 19 20 21 22 23 5160M 5140M S120M S1o0M $80M $60M $40M $20 M SOM Sales Volume 13 14 15 16 17 18 19 20 21 22 23 Income 12 MD Sales Vol Growth 200% 150% 100% 50% 0% - -- ■ lm -50% 13 14 15 16 17 18 19 20 21 22 23 Personal income is a significant factor in determining the real estate demand in a given market. The following table shows Collier County households by income from the CCIM Site to do Business. Overall, Collier County has an average household income of $127,724 and a per capita income of $53,839. Page 24 ENGLISH TRUST COLLIER COUNTY AREA ANALYSIS 2022 2027 Households by Income Number Percent Number Percent <$15,000 11,127 6.81% 7,976 4.70A $15,000 - $24,999 7,648 4.7 % 5,439 3.2 $25,000 - $34,999 12,047 7.4 % 9,389 5.5 $35,000 - $49,999 15,640 9.6 % 13,416 7.8 $50,000 - $74,999 24,586 15.1 % 23,755 13.9 $75,000 - $99,999 22,121 13.6 % 23,445 13.7 $100,000 - $149,999 31,277 19.2 % 37,671 22.0 $150,000 - $199,999 14,206 8.7 % 19,735 11.5 $200,000+ 24,489 15.0 % 30,079 17.6 Median Household Income $85,162 $101,707 Average Household Income $127,724 $148,920 Per Capita Income $53,839 $63,006 Conclusion The long term economic outlook for Collier County is positive. The area lures people from all over the country for tourism as well as retirement, with the beaches and weather considered major demand drivers. The projected growth in population and employment provide an economic base that supports demand for real estate in the subject neighborhood and for the subject property. These conditions have resulted in increasing property values and should stimulate continued increases within the foreseeable future. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021 and 2022. Inventory is increasing in 2023 as demand is declining due to continued increases in interest rates. New home builders continue to face shortages with a lack of building supplies creating a backlog of newly constructed homes. Prices continue to increase; however, the rate of increase is declining. According to the Naples Area Board of Realtors (NABOR), there was a record $18.2 billion in sales in Collier County during 2020. Demand eclipsed all expectations in 2021 with a 25.8% increase in overall sales in 2021 and a 20.3% increase in median closed price (year over year). The December 2022 Market Report released by NABOR shows overall closed sales declined by 34.8% in 2022 vs. 2021. Inventory is beginning to rebound, increasing 106.3% to 2,465 properties in December 2022 from 1,195 properties in December 2021. Overall median closed price for single family and condominium units increased 29.2% in 2022 as compared to 2021. Generally, the commercial market lags the residential market. The significant residential demand since the pandemic has generally stabilized the commercial market overall with an increased demand for the industrial sector and select retail and office properties. Finally, it is noted that Hurricane Ian, a Category 4 storm, made landfall in Southwest Florida on September 28, 2022, and caused widespread wind and storm surge damage. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). Page 25 ENGLISH TRUST Collier County Area Map Subject San Carlos`Parkfl'" i Estero �y I CREW Fhnt Pen S[rand Corkscrew =ro Ray a I 93 a1 i I I Bonita Springs North Naples Pelican Bay Vineyards RuralEsla[es Florida Pan[herNa[ionaJ r Golden ll Wildlife Refuge a, Gate {s i 93 � Naples � r�1 � Picayune 5[rand Sou[h Naples S[are Forest a, II e 5. F- ,aharcheeStrand Preserve Siate Park sl.�a Marhio�lnd r GulllvanBay .'s1 t - 5 Big Cypress j {•n r: National Preserve d1 nlnskrte,Bay t Page 26 ENGLISH TRUST MARKET AREA ANALYSIS MARKET AREA ANALYSIS Boundaries The subject is in the northeastern part of Collier County in the unincorporated area (town) of Immokalee. At the present time, the area is mostly influenced by the surrounding farming community as well as Ave Maria University and the supporting town of Ave Maria. The area has become more attractive to developers of affordable housing as home prices continue to rise in the western portions of Collier County. Lake Trafford, a 1,500 acre lake, is located directly east of the subject property. It is regarded as a premiere fishing lake. Market Area Access and Linkages Primary access to the area from Interstate75 is by: • State Road 29 (I-75 exit 80) at Miles City. • County Highway 846 (Immokalee Road, I-75 exit 111). • State Road 80 (Palm Beach Boulevard; I-75 exit 141) then south on SR 29. State Road 29 is important as it runs from Chokoloskee and Everglades City in the south through Immokalee and La Belle (Hendry County Seat) and into Glades County where it intercepts US 27. US 27 is a the major interior highway is south Florida, intersecting I-4 just west of Orlando then extending northwest through Tallahassee and eventually terminating in Mackinaw City, MI. Road access to Immokalee is average for a rural Florida city. Demographics The following table shows the historical, current and projected population, households, housing, and income demographics for the immediate market area defined as a 2 mile radius from the subject. The table was developed using data from STDBOnline.com. Page 27 ENGLISH TRUST MARKET AREA ANALYSIS gpesri Demographic_ Profile English Trust Prepared by Esri 7700 Trafford Oaks Rd, Immokalee, Florida, 34142 Latitude; 26-43312 Ring: 2 mile radius - _.._- Summary Census 2810 Cansus 2020 2022. 2027 Population 105 fib 65 65 Households 31 21 21 21 Families 28 - 19 19 Average Household Size 3.35 3.14 3.10 3.10 Owner Occupied Hausirig units 25 - is i9 Renter Occupled Housing Units 5 3 3 Median R9e 22.2 25.9 27.9 Trends: 2022-2027 Annual Rate Area State National Population 0.00% 0-61-% 0.2595 Households 0.010% 0.62% 0.31% Families 0.00% 0-59% 0.28% Owner Hills 0.1110% 0-6396 0.52% Median Household I rimme -1.64% 3.75% 3.12% 2022 2027 Households By Intorne Nurriber Percent Number Percent <s15,000 2 9,5% 2 9.5% $15,000 - $24,999 2 9.5% 2 9.5% $25,000 - $34,999 3 14.3% 4 19.0% $35,000 - $49,999 3 14.3% 4 19.0% $50,000 - $74,999 4 19.0% 4 19.0% $75,000 - $99,999 2 9,5% 2 9.5% $100,000 - $149,999 4 19.0% 4 19.0% $150,000 - $199,999 0 0.0% 0 0.0% $200,000+ 1 4.8% 1 4.8% Median lHousehold Income $52,131 $47,508 average Household Income $67,017 $72,184 Per Capita Jncome $16,910 $17,972 Employment Demand Generators Primary employers/employment centers are currently the surrounding farms. According to The Site to Do Business 2022 Civilian Labor Force Profile; Agriculture/Forestry/Fishing comprise 27.6% of total employment followed by Construction at 14.4%, and Retail Trade at 8.6%. Retail and Public Services The nearest commercial area with restaurants, convenience stores and support services is located within Immokalee, all within a few miles of the subject property. The nearest fire and police stations are within four to six miles of the property. The main public school area of Immokalee includes Immokalee High School, the Immokalee Middle School and the newer Immokalee Tech Center. The enrollment for Immokalee High School is approximately 1,940. The Immokalee Tech Center is accredited by the Commission of Council on Occupational Education (COE) and is also accredited with Cognia. The Immokalee Technical Center focuses on state of the art career and technical education programs that will challenge adults to earn a vocational certificate from iTECH and an industry certification within their program field. The center also offers ABE/GED and adult literacy programs. The Immokalee Sports Complex includes a gymnasium/indoor basketball, 2 lit football/soccer fields, game room, fitness center, aquatic facility with 25-yard by 25- meter pool (heated), 1 one -meter springboard, slide and children's activity pool (heated). Page 28 ENGLISH TRUST MARKET AREA ANALYSIS Lastly, Collier County received a $13 million grant from the U.S. Department of Transportation to build 20 miles of sidewalks; upgrade 32 intersections; add 22 shaded bus stops; add lights to most intersections and build 20 miles of drainage ditches along roads in Immokalee. The work was completed in 2021. Land Use Market area land uses at this time are primarily agricultural and residential uses. In 1999 the U.S. Department of Agriculture named Immokalee and parts of eastern Hendry County a Rural Federal Enterprise Community. The Enterprise Community designation includes all of Immokalee; Harlem, Montura, South Clewiston and Hookers Point in Hendry County; and the Seminole Tribe of Florida's Indians reservations in Big Cypress and Immokalee. The purpose of the Federal Enterprise Community program is to help the working poor become self-sufficient and to improve their quality of life. In addition to the funding received for the farm worker housing project, the Collier County Housing Authority has been awarded grants and loans from the U.S. Department of Agriculture to build units at Farm Worker Village in Immokalee. Arrowhead Reserve is a 307.3 acre development of which 274 acres are located in the Low Residential District on the Immokalee Future Land Use Map. Within this district, 15 acres are proposed for commercial use and the district permits 4 dwelling units per acre or 1,245 units on 259 acres. The 15 acres of commercial land will be consistent with C-2, C-3 and C-4 zoning and will be allowed a maximum of 130,000 square feet of improvements. The amenities include 15 lakes, a community park with clubhouse and pool, a second clubhouse and pool for the apartments, recreation trails, over 40 acres of open space and preserve which creates a wildlife corridor. The community consists of single family homes, town homes, and multi -family apartments. The decline in residential supply has continued to increase the price of homes in Arrowhead Reserve. As of late April 2021, pricing for a three -bedroom, two -bath home began at $199,900. The 150- home community sold out in early 2022. Phase One of the Boys & Girls Club of Collier County Bolch Campus in Immokalee opened in October 2016 and consists of a 27,786 square foot youth center with classrooms, game rooms, a teen center, a library, kitchen, and dance and art rooms. The facility hosts an after -school program serving over 400 children. Construction for the second and third phases consisting of a 14,000 square foot gymnasium and outdoor pavilion; a 5,000 square foot swimming pool; a weight room; and an athletic field will be completed by DeAngelis Diamond. Additionally, a new business incubator is a major part of the Immokalee Area Master Plan that will support an assembly area for tenants of a manufacturing incubator that opened at the airport in 2009. In March 2017 Collier officials celebrated the start of construction of a culinary accelerator for entrepreneurs. A vacant building at Immokalee Regional Airport was transformed into a state-of-the-art food manufacturing plant. The 5,274 square foot facility includes a commercial -grade kitchen with ovens, grills, fryers, a bakery, heat pasteurization, industrial -size mixing bowls and other cooking tools and equipment. The state -funded $1.2 million center also includes areas for packaging, Page 29 ENGLISH TRUST MARKET AREA ANALYSIS labeling and shipping. The facility, which had been delayed for several months due to unforeseen regulatory issues, opened in March 2018. Outlook and Conclusions The expected growth in Collier County should provide an economic base that supports demand for real estate in the subject neighborhood and for the subject property. These conditions should stimulate increases in general property values within the foreseeable future. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021 and 2022. Inventory is increasing in 2023 as demand is declining due to continued increases in interest rates. New home builders continue to face shortages with a lack of building supplies creating a backlog of newly constructed homes. Prices continue to increase; however, the rate of increase is declining. Generally, the commercial market lags the residential market. The significant residential demand since the pandemic has generally stabilized the commercial market overall with an increased demand for the industrial sector and select retail and office properties. Page 30 ENGLISH TRUST MARKET AREA ANALYSIS Market Area Map oogle PepperRonch Preserve Map data C2023 Googke Page 31 ENGLISH TRUST SITE ANALYSIS PROPERTY DESCRIPTION AND ANALYSIS SITE ANALYSIS The following description is based on our property inspection and public records. Land Summary Gross Land Area Gross Land Area Parcel ID (Acres) (Sq Ft) 00053560005 59.01 2,570,476 SITE Location: The subject is bisected by a private, gated road, Trafford Oaks Road, with access from Pepper Road (gate location) in an unincorporated area of Collier County known as Immokalee. Additionally, the property has frontage on Lake Trafford, 1,500 acre lake. Current Use of the Property: Vacant land zoned Agricultural. Shape: The site is irregularly shaped Road Frontage/Access: The subject property has average access with frontage as follows: • Trafford Oaks Road (Two laned, asphalt, private road): East side of Trafford Oaks Road: Approximately 345 feet. West side of Trafford Oaks Road: Approximately 890 feet The site has an average depth of 890 feet. It is not a corner lot. Visibility: Average Topography: According to a Conservation Collier Initial Criteria Screening Report dated December 19, 2022, the parcel contains 100% wetlands. The parcel is also within the Rural Lands Stewardship Area (RLSA) with approximately 48 acres within a Flow way Stewardship Area (FSA) and the remainder in a 500 ft Buffer area. Soil Conditions: According to a Conservation Collier Initial Criteria Screening Report dated December 19, 2022, mapped soils include "Winder, Riviera, Limestone Substratum, and Chobee Soils, Depressional — a hydric, poorly drained soil that is associated with sloughs and cypress swamps - and "Riviera, Limestone Substratum — Copeland Fine Sand" - a hydric, very poorly drained soil that is associated with marshes. Soils data is based on the Soil Survey of Collier County Area, Florida (USDA/NRCS, 1990). We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: LCEC Sewer: None Water: None Underground Utilities: The site is not serviced by underground utilities Adequacy: The subject's utilities are typical and adequate for the market area. Page 32 ENGLISH TRUST SITE ANALYSIS Site Improvements: • Street Lighting: There is no street lighting along Trafford Oaks Road. • Sidewalks: There are no sidewalks along Trafford Oaks Road, • Curbs and Gutters: There are no curbs and gutters along Trafford Oaks Road. • Curb Cuts: The subject has no current curb cuts along Trafford Oaks Road. • Landscaping: The property has heavy vegetation. According to a Conservation Collier Initial Criteria Screening Report dated December 19, 2022, the property is primarily Mixed Scrub Shrub Wetland, consisting of Carolina willow (Salix caroliniana) with scattered red maple (Acer rubrum) and pop ash (Fraxinus caroliniana), and little understory. It is mapped as marsh. Cabbage Palm Hammock is present in the middle of the property on the south side. The canopy in this area is primarily cabbage palm (Sabal palmetto) with some laurel oak (Quercus laurifolia). Midstory consists of myrsine (Myrsine cubana), shiny -leaf wild coffee (Psychotria nervosa), and red bay (Persea borbonia) with an occasional coral bean (Erythrina herbacea), wild lime (Zanthoxylum fagara), and dull -leaf wild coffee (Psychotria tenuifolia). Groundcover is primarily swamp fern (Telmatoblechnum serrulatum). Two distinct pockets of Mixed Wetland Hardwoods exist along the southeastern side of the parcel (mapped as Cypress/Tupelo and Cypress), as well as along the edges of the Mixed Scrub Shrub Wetland. The dominant canopy trees in the Mixed Wetland Hardwoods are red maple, pop ash, and an occasional cypress (Taxodium distichum). The midstory is relatively open with swamp fern and alligator flag (Thalia geniculata) in the groundcover. Other species observed include strangler fig (Ficus aurea), long strap fern (Campyloneurum phyllitidi), shoestring fern (Vittaria lineata), southern needleleaf (Tillandsia setacea), and Citrus sp. The overall condition of the plant communities within the property is good with an estimated exotic plant coverage of 10%. The dominant exotic noted is Brazilian pepper (Schinus terebinthifolia) along the edges of Trafford Oaks Rd and Rosbough Way. Once inside the perimeter, Brazilian pepper is more scattered, and native plants dominate. Some Caesarweed (Urena lobata) and Peruvian primrosewillow (Ludwigia peruviana) are present, but not in large amounts. Initial Exotic Removal estimated at $11,800 and ongoing annual estimated at $5,900. Flood Zone: The subject is located in an area mapped by the Federal Emergency Management Agency (FEMA). The subject is located in FEMA flood zone Mostly AE with some AH, which is classified as a flood hazard area. FEMA Map Number: 12021C 0120 H FEMA Map Date: May 16, 2012 Page 33 ENGLISH TRUST SITE ANALYSIS The subject is located mostly in an AE flood zone with some Zone AH exposure. The appraiser is not an expert in this matter and is reporting data from FEMA maps. Environmental Issues: According to a Conservation Collier Initial Criteria Screening Report dated December 19, 2022, the parcel is 100% wetlands with approximately 48 acres within a Flow Way Stewardship Area (FSA) and the remainder in a 500 ft Buffer area. The report notes that the property is adjacent to Pepper Ranch Preserve. It can be assumed that the same important wildlife species documented on the adjacent Pepper Ranch also utilize the property including the Everglades snail kite, wood stork, black bear and multiple bird species. Additionally, an American alligator was heard by County staff during the site visit, and a collared Florida panther (Puma concolor coryi) was tracked on the property in 2019. We were not provided with an environmental assessment report for the purpose of this appraisal. Environmental issues are beyond our scope of expertise; therefore, we assume the property is not adversely affected by environmental hazards. Encumbrance / Easements: A current title report was not provided for the purpose of this appraisal. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. Site Comments: The site includes 59.01 acres or 2,570,476 square feet. has average and typical utility. The subject is bisected by a private, gated road, Trafford Oaks Road, with access from Pepper Road. It has frontage on the west side of Trafford Oaks Road at 890 feet and 345 feet on the east side of the road. It is 100% wetlands with mostly siteage in an AE flood zone with some Zone AH exposure. According to a Conservation Collier Initial Criteria Screening Report dated December 19, 2022, the estimated cost for invasive vegetation removal is $11,800 and ongoing annual estimated at $5,900. Page 34 ENGLISH TRUST SITE ANALYSIS ZONING Zoning Code A -MHO Zoning Authority Collier County Zoning Description Rural Agricultural District within the Mobile Home Overlay (MHO) Permitted Uses The purpose of the rural agricultural district is to provide lands for agricultural, pastoral and rural land uses by accommodating traditional agricultural related activities and facilities and support facilities. The (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when the requirements and procedures of this section are met. Current Use Legally Conforming The subject is legal and conforming use. Zoning Change Likely A zoning change is unlikely. Minimum Lot Area (SF) 5 acres Minimum Floor Area (SF) 550 square feet Minimum Street Frontage (Feet) 165 Front Set Back Distance (Feet) 50 Rear Set Back Distance (Feet) 50 Side Yard Distance (Feet) 30 Maximum Density/FAR 1/du per 5 acres; No maximum coverage ratio. Maximum Building Height (Feet) 35 Future Land Use Designation Rural Land Stewardship Area and Flow Way Stewardship Area The Rural Lands Stewardship Area (RLSA) program was established under the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). Its objective is the creation of an incentive -based land use overlay system based on the principles of rural land stewardship found in Florida Statutes, Section 163.3177(11), including environmental preservation, agricultural preservation and smart growth development. Through the RLSA program, Stewardship Sending Areas (SSAs) can be approved for preservation purposes, creating credits to entitle Stewardship Receiving Areas (SRAs), typically towns, villages, hamlets and compact rural developments (CRDs). The credit system is designed to incentivize preservation of the most important environmental lands, including large, connected wetland systems and significant habitat for listed species, by awarding higher credit values for high value preservation areas. Qualifying properties can increase their development density and expand permitted uses through an application process as well as the transfer and receipt of Stewardship Credits. The maximum permitted density under the Agricultural (A) zoning district is 1 dwelling unit per 5 acres. Qualifying properties can apply through the RLSA application process to increase residential development up to a maximum of 4 dwelling units per acre. Page 35 ENGLISH TRUST SITE ANALYSIS The SRA designation is intended to encourage and facilitate uses that enable economic prosperity and diversification of the economic base of the RLSA District, and encourage development that utilizes creative land use planning techniques and facilitates a compact form of development to accommodate population growth by the establishment of SRAs. Stewardship Credits generated from SSAs are exchanged for additional residential or non-residential entitlements in an SRA on a per acre basis. Density and intensity within the RLSA District shall not be increased beyond the Baseline Standards except through the provisions of the Stewardship Credit System, the affordable housing density Bonus as referenced in the density Rating System of the FLUE, and the density and intensity blending provision of the Immokalee Area Master Plan. Protection of water quality and quantity, and the maintenance of the natural water regime shall occur through the establishment of Flow Way Stewardship Areas (FSAs), as SSAs within the RLSA Overlay. FSAs are delineated on the Overlay Map and contain approximately 30,869 acres. HAS are primarily privately owned wetlands that are located within the Camp Keais Strand and Okaloacoochee Slough. These lands form the primary wetland flow way systems in the RLSA. The Overlay provides an incentive to permanently protect HAS by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection measures described in Group 1 Policies. Not all lands within the delineated FSAs are comparable in terms of their natural resource value; therefore the index shall be used to differentiate higher value from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that FSA lands score within a range of 0.7 to 2.4; approximately 96% score greater than 1. 2 while 4% score 1. 2 or less. The average Index score of FSA land is 1.8. Page 36 L T46 R28 534 ENGLISH TRUST Future Land Use - RLSA Page 38 SITE ANALYSIS 5p JOHN EDW N ENGLISH TRUST Zoning General A-MHO-RLSAO A- M H 0-R LSAO-LTR-SSA-7 ENGLISH TRUST SITE ANALYSIS Future Land Use - FSA 0 rn Page 39 L CREW � = Wildlife and Environmental Area... zF • �1 ��i �4: L' � T I� ��1 — ; Lake Trafford - ,,tiimpoundment Tk F 1 t ilk:. - I-� ENGLISH TRUST Flood Map Appromate locates bored on user input anddoestrotrepresentanauthoritat e p, L proyon SPECIAL FLOOD PIN ooHAZARD AREAS r3 &electedFbWl.lapi.Dumany DtAW Data Available r>D Dtiw DataAvaffable MAP PANELS I Unmapped scR Area ofnfirimalFiwndffaxardz—x Effective LDf fRs OTHER AREAS Of Area DfUndetermined FkoodH3zard:a. D FLOOD HAZARD Otherwse Protected Area OTHER .AREAS®Coasl;AEarnerResouraeSIsGemArea SITE ANALYSIS Without Base Flood Elevation (BFE) Z— A. 4' A57 With BFE or Depth Repla" fIDOdW:3y Zane AE. AA, AN. W,, AR 0.2% An nual Chance Fiord Cam rd-Areas of 1%annual chance flood with average depth less than ane foot or with drainage areas of less than one square mile z-•e 3 Future Conditions 1% Annual RkLN Chance (rood Hazard z—x Area with Reduced Flood Risk due to Levee_ See Notes. zo.tr Area with Fkrad Risk due to Levee xunr a Page 41 e a Cross SEcflnh5wIthIL%Annual Chance 17-1 Water Surface Elevation — — — CDastal Transect Base Flood Elevation Llne4arp Limit of Study Jurmdlcllon Boundary CDar tin Tra nsect Basellne OTHER _ Profile Baseline FEATURES Hydrographic Feature GENERAL ---' Chartne1,Culvert, -Dr 5tormSewer STRUCTltRES t i i r t r Levee, bike. or FfDodtwall 1 �+a1y ' - w ..+Yr..:xXm � r i _ # S.... . ...... ...... J .x ENGLISH TRUST SITE ANALYSIS Site Photographs Gated entrance from Pepper Road to Trafford Oaks Road (Private Road) (Photo Taken on May 24, 2023) Pepper Road looking easterly from gate at Trafford Oaks Road (Photo Taken on May 24, 2023) Page 43 ENGLISH TRUST SITE ANALYSIS Site Photographs Trafford Oaks Road looking southerly (Photo Taken on May 24, 2023) Trafford Oaks Road looking northerly (Photo Taken on May 24, 2023) Page 44 ENGLISH TRUST SITE ANALYSIS Site Photographs Subject on the west side of Trafford Oaks Road (Photo Taken on May 24, 2023) Subject on the west side of Trafford Oaks Road (Photo Taken on May 24, 2023) Page 45 ENGLISH TRUST SITE ANALYSIS Site Photographs View of subject from Rossbough Way looking northerly (Photo Taken on May 24, 2023) View of subject (Heavy vegetation) from Trafford Oaks Road looking northeasterly (Photo Taken on May 24, 2023) Page 46 ENGLISH TRUST SITE ANALYSIS Site Photographs Westerly view of subject across Lake Trafford from Ann Olesky Park Zoomed westerly view of subject across Lake Trafford (Photo Taken on May 24, 2023) Page 47 ENGLISH TRUST REAL ESTATE TAXES AND ASSESSMENTS REAL ESTATE TAXES AND ASSESSMENTS The real estate tax assessment of the subject is administered by Collier County. In 2008, Florida voters amended the Constitution to give non -homestead property owners some protection against increases in their annual property tax assessments. As amended, the Florida Constitution now prohibits the assessment of certain non -homestead property from increasing by more than 10% per year. The 10% cap applies to most types of commercial property, including non -homestead residential property (i.e. apartments and other rental property) and nonresidential property (i.e. commercial property and vacant land). The cap was set to expire on January 1, 2019; however, in November 2018 Florida voters amended the Constitution to make the cap permanent. The protection of the 10% cap is lost when there is a change of ownership or control. The property tax identification number and assessed value of the property for tax year 2022 are as follows: ASSESSED VALUES Tax Identification Number 00053560005 Land Assessed Value $101,304 Building Assessed Value $0 10% Assessment Cap $0 Total Assessed Value $101,304 Totals Total Land Assessed Value $101,304 Total Building Assessed Value $0 10% Assessment Cap $0 Total Assessment $101,304 Total Assessment per Land Acre $1,717 Rates, Taxes, More Tax Rate 1.30523% Ad Valorem Tax Amount $1,322 Special Assessment Amount $0 Special Assessment Comments None Total Tax Liability $1,322 Property Tax Comments The 2021 and 2022 taxes have been paid. The School Board millage is applied to the uncapped assessed value. The tax assessment for subject property is currently $1,717 per acre. Based on our valuation analysis, the subject's assessment appears low. Page 48 ENGLISH TRUST HIGHEST AND BEST USE HIGHEST AND BEST USE Highest and best use may be defined as: The reasonably probable use of property that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. 1 ■ Physically possible for the land to accommodate the size and shape of the ideal improvement. ■ Legally permissible under the zoning regulations, building codes, environmental regulations, and other restrictions that apply to the site. A property use that is either currently allowed or most probably allowable. ■ Financially feasible to generate sufficient income to support the use. ■ Maximally productive, or capable of producing the highest value from among the permissible, possible, and financially feasible uses. Highest and Best Use As Vacant Physically Possible The subject site is 59.01 acres or 2,570,476 square feet. It is bisected by Trafford Oaks Road with 345 feet of frontage on the east side of Trafford Oaks Road and 890 feet of the west side. The subject's utilities are typical and adequate for the market area. The site is irregularly shaped. The site includes heavy vegetation. The site is located in a FEMA flood zone Mostly AE with some AH area per FEMA Flood Map Number: 12021 C 0120 H, dated May 16, 2012, which is classified as a flood hazard area. The parcel is 100% wetlands with approximately 48 acres within a Flow Way Stewardship Area (FSA) and the remainder in a 500 ft Buffer area. There are no known physical reasons that would unusually restrict development. The site is considered to have a functional utility suitable for a variety of uses. Legally Permissible The subject site is zoned Rural Agricultural District within the Mobile Home Overlay (MHO) (A -MHO), which allows single family homes, agricultural activities, family care facilities, schools, and conservation. 1 The Dictionary of Real Estate Appraisal 7' ed. (Chicago: Appraisal Institute, 2022) Page 49 ENGLISH TRUST HIGHEST AND BEST USE The purpose of the rural agricultural district is to provide lands for agricultural, pastoral and rural land uses by accommodating traditional agricultural related activities and facilities and support facilities. The (MHO) district is intended to apply to those agricultural areas where a mixture of housing types is found to be appropriate within the district. It is intended that mobile homes allowed under this section shall be erected only in the Rural Agricultural district and only when the requirements and procedures of this section are met. The Rural Lands Stewardship Area (RLSA) program was established under the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). Its objective is the creation of an incentive -based land use overlay system based on the principles of rural land stewardship found in Florida Statutes, Section 163.3177(11), including environmental preservation, agricultural preservation and smart growth development. Through the RLSA program, Stewardship Sending Areas (SSAs) can be approved for preservation purposes, creating credits to entitle Stewardship Receiving Areas (SRAs), typically towns, villages, hamlets and compact rural developments (CRDs). The credit system is designed to incentivize preservation of the most important environmental lands, including large, connected wetland systems and significant habitat for listed species, by awarding higher credit values for high value preservation areas. Qualifying properties can increase their development density and expand permitted uses through an application process as well as the transfer and receipt of Stewardship Credits. The maximum permitted density under the Agricultural (A) zoning district is 1 dwelling unit per 5 acres. Qualifying properties can apply through the RLSA application process to increase residential development up to a maximum of 4 dwelling units per acre. The SRA designation is intended to encourage and facilitate uses that enable economic prosperity and diversification of the economic base of the RLSA District, and encourage development that utilizes creative land use planning techniques and facilitates a compact form of development to accommodate population growth by the establishment of SRAs. Stewardship Credits generated from SSAs are exchanged for additional residential or non-residential entitlements in an SRA on a per acre basis. Density and intensity within the RLSA District shall not be increased beyond the Baseline Standards except through the provisions of the Stewardship Credit System, the affordable housing density Bonus as referenced in the density Rating System of the FLUE, and the density and intensity blending provision of the Immokalee Area Master Plan. Protection of water quality and quantity, and the maintenance of the natural water regime shall occur through the establishment of Flow Way Stewardship Areas (FSAs), as SSAs within the RLSA Overlay. FSAs are delineated on the Overlay Map and contain approximately 30,869 acres. FSAs are primarily privately owned wetlands that are located within the Camp Keais Strand and Okaloacoochee Slough. These lands form the primary wetland flow way systems in the RLSA. The Overlay provides an incentive to permanently protect FSAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection measures described in Group 1 Page 50 ENGLISH TRUST HIGHEST AND BEST USE Policies. Not all lands within the delineated FSAs are comparable in terms of their natural resource value; therefore the index shall be used to differentiate higher value from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that FSA lands score within a range of 0.7 to 2.4; approximately 96% score greater than 1. 2 while 4% score 1. 2 or less. The average Index score of FSA land is 1.8. Recognizing the principle of conformity, we consider the prevailing land use patterns in the area. Therefore, only residential development and/or recreational use are given further consideration in determining the highest and best use of the site, as if vacant. Financially Feasible Financial feasibility is an analysis of the ability of a property to generate sufficient income to support the use, or a reasonable probability of producing a positive income stream net of operating expenses, financial costs, and capital amortization. The projected growth in population and employment provide an economic base that supports demand for real estate in the subject neighborhood and for the subject property. These conditions have resulted in increasing property values and should stimulate continued increases within the foreseeable future. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021 and 2022. Inventory is increasing in 2023 as demand is declining due to continued increases in interest rates. New home builders continue to face shortages with a lack of building supplies creating a backlog of newly constructed homes. Prices continue to increase; however, the rate of increase is declining. Generally, the commercial market lags the residential market. The significant residential demand since the pandemic has generally stabilized the commercial market overall with an increased demand for the industrial sector and select retail and office properties. On this basis, barring unforeseen changes in the market, a well -designed residential development and/or recreational use that is appropriately marketed and priced, should be received favorably by the market. Maximally Productive The maximally productive land use yields the highest value of the possible uses. Residential development and/or recreational use is the only use that meets the tests of physically possible, legally permissible, and financially feasible. Therefore, residential development and/or recreational use is concluded to be the maximally productive and highest and best use of the site. Highest and Best Use as Improved No improvements are situated on the site. Therefore, a highest and best analysis as improved is not applicable. Page 51 ENGLISH TRUST HIGHEST AND BEST USE Most Probable Buyer Considering the size, class, and location of the property, the most probable buyer is an owner -user. Page 52 ENGLISH TRUST VALUATION METHODOLOGY VALUATION METHODOLOGY Three basic approaches may be used to arrive at an estimate of market value. They are: 1. The Cost Approach 2. The Sales Comparison Approach 3. The Income Approach Cost Approach The Cost Approach estimates the current cost to construct the existing structure including an entrepreneurial incentive, depreciation, and the estimated land value. This approach is particularly applicable when the improvements represent the highest and best use of the land and are relatively new. It is also applicable when the property has unique or specialized improvements for which there is little or no sales data from comparable properties. Sales Comparison Approach The Sales Comparison Approach compares sales of similar properties with the subject property. Each comparable sale is adjusted for its inferior or superior characteristics. The values derived from the adjusted comparable sales form a range of value for the subject. By process of correlation and analysis, a final indicated value is derived. This approach is most reliable in an active market, and is least reliable when valuing a property for which no direct comparable sales data is available. Income Approach The Income Approach converts the anticipated flow of future benefits (cash flows and reversion) to a present value estimate through a capitalization and or a discounting process. This approach generally reflects a typical investor's perception of the relationship between the potential income of a property and its market value. Final Reconciliation The appraisal process concludes with the Final Reconciliation of the values derived from the approaches applied for a single estimate of market value. The reconciliation of the approaches is based on an evaluation of the quantity and quality of the available data in each approach. Furthermore, different properties require different means of analysis and lend themselves to one approach over the others. Page 53 ENGLISH TRUST VALUATION METHODOLOGY ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. An income analysis was considered and was not developed because the subject is not likely to generate rental income as vacant land. Page 54 ENGLISH TRUST SALES COMPARISON APPROACH SALES COMPARISON APPROACH The Sales Comparison Approach is based on the premise that a buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the Sales Comparison Approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject property. • The value indication of each comparable sale is analyzed and the data reconciled for a final indication of value via the Sales Comparison Approach. Land Comparables We have researched four comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre as the appropriate unit of comparison because market participants typically compare sale prices and property values on this basis. Page 55 ENGLISH TRUST SALES COMPARISON APPROACH Comp Address Date Price City Acres Price Per Land Acre Sale Comments Subic ct 7700 block ofTrafford Oaks Road 5/24/2023 Immkslee 59.01 ] Kam Luck easement 6/ 1/2021 $300,000 Folios 00345680004, 00346280005 and 00346800003 listed at $136,400 via MIS #220048688 on 8/4/2020. Price increased to $141,000 on 1/21/2021. Pended on 5/11/2021. Seller was Naples 28.80 $10,417 Roadrunner Properties, LLC as recorded in Instrument No. 6073170. Included 14.4 acres assessed at $76,320. Closing date was June 1, 2021. Three 4.8+/- acres, Two lots are contiguous, and have dirt access road. Agricultural District mnmg and Future Land Use designation of"Rural Fringe Mixed Use District -Sending Lands", within the "Natural Resource Protection Area Overlay". Potential 12.00 TDR Credits to be severed. One dwelling unit can be built on each lot, subject to County Approval. Folios 00345520009, 00345560001 and 00345600000 listed at $220,000 via MLS #219029503 on 4/16/2019. Price reduced to $200,000 on 4/11/2020 and $190,000 on 4/1112021. Fended on 4/29/2021. Seller was An Trinh and Maria Nguyen as recorded in Instrument No. 6061876. Included 14.4 acres assessed at $108,000. Closing date was May 14, 2021. Agricultural Zoning District and Future Land Use "Rural Fringe Mixed Use District -Sending Lands" designation, within the "Natural Resource Protection Area Overlay". Potential 12.00 TDR Credits to be severed. Each lot can be purchased separately for $65,000 and one dwelling unit may be built on it subject to the County approval. 2 3550 Richardson Way 2/18/2022 $120,000 Listed at MLS No. 222002586 for$139,000 on 1/14/2022. Pended on 1/20/2022. Buyer will use for recreational use. Access via path from Blackburn Road. Prior to closing on 2/ 18/2022, the Naples 9.74 $12,320 property had a transfer fromDiscalmd Carmelite Friars of Holy Hill, Inc to Compass One for $37,589. 3 8065 Friendship lane 8/11/2022 $215,000 Listed at MIS # 222042440 on 6/21/2022 for $390,000. Price decreases on 6/21 to $350K and 6129 to $325K and 7/6 to $275K. Pended on 7/11/2022. Located on an access drive , Angela Naples 9.08 $23,678 Road, from Friendship Way. DEP report noted 7.06 acres (78%) ofwetlands. Buyer will reportedly use for eventual fanning. 4 1633 Angela Road 2/24/2022 $235,000 Listed at MLS # 221032251 on 4/30/2021 for $280,000. Price decrease to $250,000 on 6/23/21. DIP report noted 1.51 acres (18%) of wetlands. Naples 8.58 $27,389 Comparables Map r[ :,:: I :lkc r Fel� '5an Carfos prt Myers Park Beach rc Immokalee Corkscrew amp Sanctuary -ON LINE Bonita Springs TICKETS:._ Ave Maria Harker Grangetree North Naples Y Vineyards Florida Golden Gal Panther National Wildlife„ Naples • • • Lcv Map data @2023Goagle, INEGI Page 56 ENGLISH TRUST SALES COMPARISON APPROACH Analysis Grid The above sales have been analyzed and compared with the subject property. We have considered adjustments in the areas of - Effective Sale Price This takes into consideration unusual conditions involved in the sale that could affect the sales price, such as excess land, non - realty components, commissions, or other similar factors. Usually the sale price is adjusted for this prior to comparison to the subject. Real Property Rights Property rights dissimilar to the subject which affect value. Financing Terms Favorable or unfavorable seller financing, or assumption of existing financing. Conditions of Sale Circumstances that atypically motivate the buyer or seller, such as 1031 exchange transaction, assemblage, or forced sale. Market Conditions Inflation or deflation since sale date due to economic influences Location Market or submarket area influences on sale price; surrounding land use influences. Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc. On the following page is a sales comparison grid displaying the subject property, the comparables and the adjustments applied. Page 57 ENGLISH TRUST SALES COMPARISON APPROACH Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 Name English Trust Kam Luck Drive TDRs 3550 Richardson Way 8065 Friendship Lane 1633 Angela Road Address 7700block ofTrafford Kam Luck easement 3550 Richardson Way 8065 Friendship Lane 1633 Angela Road Oaks Road City Immokalec Naples Naples Naples Naples Date 5/24/2023 6/l/2021 2/18/2022 8/11/2022 2/24/2022 Price $300,000 $120,000 $215,000 $235,000 Acres 59.01 28.80 9.74 9.08 8.58 Acre Unit Price $10,417 $12,320 $23,678 $27,389 Transaction Adjustments Property Rights Fee Simple Fee Simple 0.0% Fee Simple 0.0% Fee Simple 0.0% Fee Simple 0.0% Financing Cash sale 0.0% Cash sale 0.0% Cash sale 0.0% Conventional 00% @ $188K Conditions of Sale Arm's length 0.0% Ands length 0.0% Arm's length 0.0% Arm's length 0.0% AdjustedAcre Unit Price $10,417 $12,320 $23,678 $27,389 Market Trends Through 5/24/2023 7.5% 15.4% 9.5% 5.8% 9.4% AdjustedAcre Unit Price $12,019 $13,496 $25,059 $29,967 Location 34142 34117. 34117. 34120. 34120. %Adjustment 10% 10% -25% -25% $ Adjustment 59.01 $1,202 28.80 $1,350 9.74 -$6,265 9.08 -$7,492 8.58 Acres %Adjustment -10% -30% -30% -30% $ Adjustment Heavy vegetation -$1,202 Moderate vegetation -$4,049 Moderate vegetation -$7,518 Heavy vegetation -$8,990 Heavy vegetation Topography % Adjustment 0% 0% 0% 0% $ Adjustment The site is irregularly $0 Rectangles $0 Rectangular $0 Rectangular $0 Nearly square Shape shaped % Adjustment -5% -5% -5% -5% $ Adjustment A -MHO - Flow W ay -$601 A - RFMUO - Sending -$675 A - RFMUO - NBMO - -$1,253 A - RFMUO-Neutral -$1,498 A - RFMUO-Neutral Zoning Stewardship Area Sending % Adjustment -10% -10% 0% 0% $ Adjustment Mostly AE with some -$1,202 Zone AH per FIRM -$1,350 Zone AH per FIRM 12021C $0 Zones AH & X per $0 Zone AH and X per Flood Zone AH 12021C 0440 H 0420 H FIRM 12021C 0115 H FIRM 12021C 0115 H % Adjustment 0% 0% 0% 0% $ Adjustment $0 $0 $0 $0 AdjustedAcreUnit Price $10,216 $8,772 $10,024 $11,987 Net Adjustments -15.0% -35.0% -60.0% -60.0% Gross Adjustments 35.0% 55.0% 60.0% 60.0% Page 58 ENGLISH TRUST SALES COMPARISON APPROACH Comparable Land Sale Adjustments Property Rights All of the comparables transferred in fee simple interest; therefore, no adjustments for property rights are required. Financing All of the comparable sales had market orientated financing or were cash transactions; therefore, no adjustments for financing are required. Conditions of Sale All of the comparable sales were arm's length transactions; therefore, no adjustments for conditions of sale are required. Economic Trends The following graph developed from SWFLAMLS shows generally agricultural and estates zoning sales in Collier County since January 1, 2021. Sales over $100,000 per acre were excluded. $12 D,DDD $1 DD,DDD W,DDD $ 0,DDD $40,000 $20,000 1 Jan-21 Trend Analysis • 11W --fie-- . •. 0 • • • ** •' • 4.. . Jul-21 Fels-22 Aug-22 Mar-23 Sale Date The survey included 260 transactions. Prices per square foot ranged from $3,600 to $99,000 per acre and averaged $32,980 per acre. The graph indicates an increasing trend in sales prices from January 2021 through the current date. However, it is noted this is unadjusted raw data and does not relate directly to the subject. The analyses and value opinion in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. The significant residential demand since the pandemic has generally stabilized the commercial market overall with an increased demand and significant price increases for the industrial sector and select retail and office properties. Page 59 ENGLISH TRUST SALES COMPARISON APPROACH Based on the previous analysis and considering the increased demand for residential property, we have applied a 7.5% annual adjustment. Location The following table summarizes the population growth, average household income and home prices within a two mile radius. Locational Adjustment - Site to Do Business (2 Mile Radius) Subject Comp 1 Comp 2 Comp 3 Comp 4 7700 block of Kam Luck 3550 8065 Friendship 1633 Angela Address Trafford Oaks easement Richardson Road Road WayLane City lmnokalee Naples Naples Naples Naples 2022 Population 65 299 806 336 622 2027 Population 65 293 789 389 714 % Change 0.00% -2.01% -2.11% 15.77% 14.79% Avg Household Income $67,917 $93,756 $93,666 $183,435 $183,609 Median Home Price $132,143 $312,903 $313,043 $440,000 $457,692 Average Home Price $186,842 $337,719 $339,941 $589,732 $614,456 Source: STDB Online Subject and all comparables are located in rural locations within Collier County. Subject has the lowest population density, the lowest household incomes and the lowest home prices. Subject is located on a private, gated access street. Comparables 1 and 2 have very poor road access with both located on paths with access to Black Burn road. Comparables 3 and 4 have good, quick access to Immokalee road and the greater Naples marketplace. All comparables were evaluated and adjusted for accordingly. Page 60 ENGLISH TRUST SALES COMPARISON APPROACH Size The following was developed with the data det from the Trend Analysis survey. Size Analysis $120,000 $100,000 $S0,000 • • $60,000 � $40,000 I160 0 • $20,000 • 0 0.00 10.00 20.00 30.00 40.00 Size (Acres) 50.00 Size and price per square foot are typically inversely related; therefore all of the comparables are adjusted downward for their smaller size. Topography All of the comparables are relatively similar in terms of topography; therefore, no adjustments are required. Configuration The subject is irregular in shape. The comparables are all adjusted downward for their superior configuration. Zoning All comparables were zoned Agricultural. Comparables 1 and 2 are adjusted for their superior sending area future land use overlay. Comparables 3 and 4 are considered similar overall. Flood Zone The subject and comparables are located within either AE or AH Flood Zones therefore, no adjustments are required. Page 61 ENGLISH TRUST SALES COMPARISON APPROACH Sales Comparison Approach Conclusion All of the value indications have been considered in reconciliation. We also consider that the subject has 100% wetlands exposure in a flow way in arriving at our final reconciled per acre value of $9,000. Land Value Ranges & Reconciled Values Number of Comparables: 4 Unadjusted Adjusted % a Low: $10,417 $8,772-15.78% High: $27,389 $11,987-56.23% Ave rage : $18,451 $10,250-44.45% Reconciled Value/Unit Value: $9,000 Subject Size: 59.01 Indicated Value: $531,090 Reconciled Final Value: $530,000 Page 62 ENGLISH TRUST RECONCILIATION RECONCILIATION The process of reconciliation involves the analysis of each approach to value. The quantity and quality of data applied the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. As discussed previously, we use only the sales comparison approach in developing an opinion of value for the subject. The cost and income approaches are not applicable, and are not used. FINAL VALUE CONCLUSION Based on the data and analyses developed in this appraisal, we have reconciled to the following value conclusion(s), as of May 24, 2023, subject to the Limiting Conditions and Assumptions of this appraisal. VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Value Conclusion Market Value, As Is Fee Simple May 24, 2023 $530,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Exposure and Marketing Times Exposure time is always presumed to precede the effective date of the appraisal and is the length of time the subject property would have been exposed for sale in the market had it sold on the effective valuation date at the concluded market value. Marketing time is an estimate of the amount of time it might take to sell a property at the estimated market value immediately following the effective date of value. Based on our review of recent sales transactions for similar properties and our analysis of supply and demand in the local market it is our opinion that the probable marketing and exposure time for the property is 12 months. Page 63 ENGLISH TRUST CERTIFICATION CERTIFICATION We certify that, to the best of our knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, unbiased professional analyses, opinions and conclusions. 3. We have no present or prospective interest in the property that is the subject of this report, and have no personal interest with respect to the parties involved. 4. We have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute. 8. My reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10. K. C. Lowry, MAI, CPA has made an inspection of the subject property. Rachel M. Zucchi, MAI, CCIM has not made an inspection of the subject property. 11. No one provided significant real property appraisal assistance to the person signing this certification. 12. We have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP. Page 64 ENGLISH TRUST 13. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 14. We have not relied on unsupported conclusions relating to characteristics such as race, color, religion, national origin, gender, marital status, familial status, age, receipt of public assistance income, handicap, or an unsupported conclusion that homogeneity of such characteristics is necessary to maximize value. 15. K. C. Lowry, MAI, CPA and Rachel M. Zucchi, MAI, CCIM have not performed any services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the agreement to perform this assignment. 16. As of the date of this report, K. C. Lowry, MAI, CPA and Rachel M. Zucchi, MAI, CCIM have completed the continuing education program for Designated Members of the Appraisal Institute. K. C. Lowry, MAI, CPA Florida State -Certified General Real Estate Appraiser RZ2355 klowry@rklac.com; Phone 239-596-0802 (;.V,m - 3JC� Rachel M. Zucchi, MAI, CCIM Florida State -Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 Page 65 ENGLISH TRUST ASSUMPTIONS AND LIMITING CONDITIONS ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy. This appraisal is subject to the following limiting conditions, except as otherwise noted in the report. 1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 5. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be Page 66 ENGLISH TRUST ASSUMPTIONS AND LIMITING CONDITIONS scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal. 8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil, mechanical, electrical, structural and other engineering and environmental matters. 9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 10. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the person signing the report. 11. Information, estimates and opinions contained in the report, obtained from third - party sources are assumed to be reliable and have not been independently verified. 12. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. 13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 14. No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 15. The current purchasing power of the dollar is the basis for the value stated in our appraisal; we have assumed that no extreme fluctuations in economic cycles will occur. 16. The value found herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. Page 67 ENGLISH TRUST ASSUMPTIONS AND LIMITING CONDITIONS 17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 18. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of any property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. In as much as compliance matches each owner's financial ability with the cost to cure the non -conforming physical characteristics of a property, we cannot comment on compliance to ADA. Given that compliance can change with each owner's financial ability to cure non -accessibility, the value of the subject does not consider possible non-compliance. A specific study of both the owner's financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 19. The appraisal report is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 20. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property and the person signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. 21. The person signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector. RKL Appraisal and Consulting, PLC does not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. Page 68 ENGLISH TRUST ASSUMPTIONS AND LIMITING CONDITIONS 23. The appraisal report and value conclusion for an appraisal assumes the satisfactory completion of construction, repairs or alterations in a workmanlike manner. 24. The intended use of the appraisal is stated in the General Information section of the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client's use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). 25. All prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. Page 69 ENGLISH TRUST ADDENDA - APPRAISER QUALIFICATIONS ADDENDA *Rn ENGLISH TRUST ADDENDUM A - APPRAISER QUALIFICATIONS ADDENDUM A APPRAISER QUALIFICATIONS *Rn ENGLISH TRUST ADDENDUM A - APPRAISER QUALIFICATIONS *PSI AISAL AND CONSULTING RKL Appraisal and Consulting, PLC COMPANY PROFILE: RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members of the Appraisal Institute. It is our mission to maximize our combined appraisal experience to provide our clients with the highest quality of Real Estate Appraisal and Consulting Services. Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI Partner / Managing Director Partner Senior Partner (Retired) rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com BUSINESS FOCUS: Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution buildings, residential and commercial condominium and subdivision projects, hotels and motels, vacant land and special purpose properties. Specialized services include appraisal review, business valuations, market feasibility studies, acquisition/disposition counseling, and litigation support in connection with real estate transactions including bankruptcy, eminent domain, estate valuations, and matrimonial and equitable distribution. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. ACHI L M. ZUCCHI, MAI, CCIM 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 C. LOWRY, MAI, CPA Phone: 239-596-0800 0UIS C. BOSBITT, MAI www.rklac.com ENGLISH TRUST ADDENDUM A - APPRAISER QUALIFICATIONS PROFESSIONAL QUALIFICATIONS OF KENNETH C. LOWRY, MAI, CPA REAL ESTATE RKL APPRAISAL AND CONSULTING, PLC EXPERIENCE: Naples, Florida Partner (2009 — Present) INTEGRA REALTY RESOURCES - SOUTHWEST FLORIDA - NAPLES Naples, Florida Senior Real Estate Analyst (1996 — 2009) STEVEN GRAVES ASSOCIATES Greenwood, Indiana Fee Appraiser (1994 —1996) AVL APPRAISAL SERVICES, INC. Greenwood, Indiana Appraiser/Vice President (1991 — 1996) AMERICAN COMMUNITY DEVELOPMENT CORPORATION Indianapolis, Indiana Controller (1990 —1991) MANSUR DEVELOPMENT, INC. Indianapolis, Indiana Senior Accountant (1988 —1990) PROFESSIONAL Member: Appraisal Institute — MAI Certificate No. 12501 ACTIVITIES: Licensed: Florida State Certified General Real Estate Appraiser License No. RZ 2355 Licensed: Indiana State — Certified Public Accountant #CP08800355 EXPERT WITNESS: Qualifies as an expert witness in the Twentieth Judicial Circuit Court of Collier County, Lee County, and Charlotte County EDUCATION: Bachelor of Science- 198 1; Indiana University —Bloomington; School of Business; Accounting Major. Successfully completed numerous real estate and business valuation courses and seminars sponsored by the Appraisal Institute, Institute of Business Appraisers, accredited universities and others. BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since the early 1990's. Practice is focused on community/neighborhood shopping centers, power centers, office buildings, warehouse/distribution, multi -family, condominium projects, hotels and motels, vacant land and special purpose properties. Specialized services include appraisals, business valuations, market feasibility studies, and litigation support in connection with real estate transactions. Clients served include banks and financial institutions, developers and investors, law firms, business/industry and government, and mortgage bankers. Valuations have been performed for condemnation purposes, estate, financing, and due diligence support. hL.�l ni5ONSW ENGLISH TRUST ADDENDUM A - APPRAISER QUALIFICATIONS Ron D6antis, Governor dlFbdcbrD r STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION Melanie S. Griffin, Secretary FLORIDA REAL ESTATE APPRAISAL BD THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES ;4t.LOWRY, KENNETH C 4 4500 EXECUTIVE DRIVE SUITE 234 NAPLES FL 34119 yr - a+4'lr LICENSE NUMBER: RZ2355 EXPIRATION DATE: NOVEMBER30,2024 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. I]Yr This is your license. It is unlawful for anyone other than the licensee to use this document. h�.Ny n�S�ONS�rT,N� ENGLISH TRUST ADDENDUM A - APPRAISER QUALIFICATIONS PROFESSIONAL QUALIFICATIONS OF Rachel M. Zucchi, MAI, CCIM EXPERIENCE: Partner / Managing Director of RKL Appraisal and Consulting, PLC Naples, FL (2009 — Present) President of D&R Realty Group, Inc. Naples, FL (2009 — Present) Senior Real Estate Analyst, Integra Realty Resources — Southwest Florida Naples, FL (2003 — 2009) Research Associate, Integra Realty Resources — Southwest Florida Naples, FL (2002-2003) PROFESSIONAL Member: Appraisal Institute — MAI Certificate Number 451177 ACTIVITIES: President: Appraisal Institute Florida Gulf Coast Chapter (2020) VP/Secretary/Treasurer: Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019) Region X Representative: Appraisal Institute Florida Gulf Coast Chapter (2017 - 2022) Board of Directors: Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021) Government. Relations: Appraisal Institute National (2022) Prof Standards & Appraisal Institute National (2023) Guidance: Leadership Development & Advisory Council LDAC Attendee: Appraisal Institute - Washington, D.C. (2016, 2017, 2018) CCIM Institute - CCIM Designation Pin Number 21042 Member: Naples Area Board of REALTORS Member: Florida State Certified General Real Estate Appraiser Licensed: License No. RZ 2984 Real Estate Broker (Florida) Licensed: License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County and Lee County EDUCATION: Bachelor of Arts, Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Presented at Eastern Economic Association Conference Successfully completed real estate and valuation courses and seminars sponsored by the Appraisal Institute and others. BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since 2003. Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution, multi -family and single-family subdivisions, condominium developments, hotels/motels, vacant land and special purpose properties. Specialized services include market feasibility studies and litigation support in connection with real estate transactions. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. Valuations have been performed for eminent domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due diligence support. ni5h�.�*Rn CONSULTING ENGLISH TRUST ADDENDUM A - APPRAISER QUALIFICATIONS Ron DeSantis, Governor Melanie S. Griffin, Secretary � dr)jar F 19da STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES 7�1 47 ZUCCHI, RACHEL M EXPIRATION DATE: NOVEMBER 30, 2024 Always verify licenses online at MyFloridal-icense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. <L nLSh�.Ny �ONS�rT,N� 5/26/23, 11:33 AM Details Collier County Property Appraiser Property Summary Site Address Site Zone Parcel No 00053560005 *Disclaimer Site City IMMOKALEE *Note 34142 Name / Address JOHN EDWIN ENGLISH TRUST 9481 WATERFORD OAKS DR City I WINTER HAVEN I State I FL I Zip 133884 Map No. Strap No. Section Township Range Acres *Estimated 1 D34 000100 008 1 D34 34 46 28 59.01 Legal 34 46 28 S 30OFT OF N 60OFT OF S 4019FT OF W 3210FT, N 594FT OF S 3419FT LYING W OF LAKE TRAFFORD, LESS E 480FT OF W 1140FT OF N 544FT OF S 3369 FT LYING W OF LAKE TRAFFORD, OR 1763 PG 482 Millage Area O 1 243 Sub./Condo 100 -ACREAGE HEADER Use Code 0 99 - ACREAGE NOT ZONED AGRICULTURAL Latest Sales History (Not all Sales are listed due to Confidentialitv) Date Book -Page Amount 07/29/21 5993-1745 $ 0 07/06/98 2437-1177 $ 0 10/01/92 1763-482 $ 0 10/01/92 1763-479 $ 0 10/01/86 1 1223-1263 $ 150,000 Millage Rates O *Calculations School Other Total 4.459 8.5933 13.0523 2022 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (_) Market Value $ 101,304 $ 0 $ 101,304 (_) Assessed Value $ 101,304 (_) School Taxable Value $ 101,304 (_) Taxable Value $ 101,304 If all Values shown above equal 0 this parcel was created after the Final Tax Roll https://www.collierappraiser.com/main_search/recorddetail.html?sid=&Map=No&FolioNum=00053560005 1/1 2022 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Nov 30, 2022 Please Pay $0.00 Parcel Number Legal Description Mill Code Escrow Code 00053560005 34 46 28 S 30OFT OF N 60OFT 243 OF S 4019FT OF W 321 OFT, N 594FT OF S 3419FT LYING W OF LAKE TRAFFORD, L Continued (See Tax Roll) JOHN EDWIN ENGLISH TRUST 840 PORTERFIELD RD LABELLE, FL 33935 Pay in U.S. Funds Drawn on a U.S. Bank To: Collier County Tax Collector 3291 E. Tamiami Trail Naples, FL 34112-5758 POST DATED CHECKS ARE NOT ACCEPTED AND WILL BE RETURNED Visit our website: www.colliertaxcollector.com Assessed Value District Mill Rate Assessed Value Exempt Amt Taxable Value Tax Amount GENERAL FUND 3.5645 101,304 0 101,304 361.10 101,304 WATER MANAGEMENT FUND-SOUTF 0.0948 101,304 0 101,304 9.60 BIG CYPRESS BASIN 0.0978 101,304 0 101,304 9.91 SCHOOL BOARD - STATE LAW 2.2110 101,304 0 101,304 223.98 SCHOOL BOARD - LOCAL BOARD 2.2480 101,304 0 101,304 227.73 Exemptions IMMOKALEE FIRE 3.7500 101,304 0 101,304 379.89 UNINCORP GEN - MSTD 0.8069 101,304 0 101,304 81.74 C.C. WATER POLLUTION CTRL PGM 0.0293 101,304 0 101,304 2.97 CONSERVATION COLLIER 0.2500 101,304 0 101,304 25.33 Millage Total 13.0523 Total Ad Valorem $1,322.25 Pay your current taxes online at: Non -Ad Valorem District Type of Assessment Amount http://www.coiliertaxcollector.com/ Non -Ad Valorem Total $0.00 See reverse side for important information Combined Ad Valorem and Non -Ad Valorem Total $1,322.25 (Detach and Return with your Payment) 2022 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Please Pay Nov 30, 2022 $0.00 Parcel Number Mill Code Escrow Code 00053560005 243 Legal Description 34 46 28 S 30OFT OF N 60OFT OF S 4019FT OF W 321OFT, N 594FT OF S 3419FT LYING W OF LAKE TRAFFORD, L Continued (See Tax Roll) JOHN EDWIN ENGLISH TRUST 840 PORTERFIELD RD LABELLE, FL 33935 12/02/2022 Effective Date 11/30/2022 Amount Paid to Date: 1269.36 Receipt # TAX HSP 1-23-00350829 Please Retain this portion for your records .<4* Paid By On File INSTR 6108231 OR 5993 PG 1745 E-RECORDED 8/5/2021 1:50 PM PAGES 4 CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA REC $35.50 THIS INSTRUMENT PREPARED BY: Keith C. Smith, Esq. GrayRobinson, P.A. PO Box 3 Lakeland, Florida 33 Parcel ID Jt, FEE SIMPLE DEED THIS INDENTURE, made this olay of July, 2021, J. Edwin English, a single man, whose address is 840 Porterfeld ,oad, LaBelle, Florida 33935, hereinafter referred to as "Grantor," t and John Edwin English, as T dated June 5, 2019, and any Florida 33935, hereinafter referred to Dollars ($10.00) and other good and val successor in interest, of the John Edwin English Trust Grantee, the receipt whereof is hereby acknow whose address is 840 Porterfield Road, LaBelle, " for and in consideration of the sum of Ten Grantee, the Grantee's heirs, assigns, and successors lying and being in Collier County, Florida, to -wit: See attached Exhibit A to said Grantor in hand paid by said ted, bargained, and sold to the said following described land, situate, THE PREPARER, AT THE REQUEST OF THE PARTIES, HAVE NOT YER ED THE LEGAL DESCRIPTION, EXAMINED CURRENT TITLE INFORMATION, ZQININ REGULATIONS, APPLICABLE USE RESTRICTIONS, OR DETERMINED AVAILABIL,I F Wd AL ACCESS. TO HAVE AND TO HOLD, the same in fee simple forever, and in addition to the powers granted to the Trustees in the Trust Agreements and the amendments thereto creating the said Trust, the Grantees are vested with full rights of ownership over the above -described real property, and the Grantees are specifically granted and given the following powers and authority: 1. The power and authority to protect and conserve the above -described real property. #39323542 v1 OR 5993 PG 1746 2. The power and authority to sell or to lease or to encumber the above -described real property. 3. The power to otherwise manage and dispose of the above -described real property. 4. "The, power to borrow money and to mortgage and/or pledge the above -described real property for the such loan. 5. The powto execute all instruments in writing necessary or appropriate to carry out any of the foregoing power. t 6. No purchaser, the Grantees need see to the the receipt of the Grantees shall be persons, including, but not limited to, with said Grantees need not inquire into the John Edwin English Trust, or any collateral i lessee, assignee or any other person dealing with proceeds of any sale, lease, mortgage or pledge, but and acquittance therefor. Any and all lessees, transferees and assigns dealing status of any beneficiary under the said into or ascertain the authority of the Grantees to act in and exercise the powers extended by this deed or of adequacy or disposition of any consideration paid to Grantees nor inquire into the provisions' e*Said unrecorded agreement and amendments thereto creating the said Trust. ;Yk This deed is being made in conformance with Section 689.073 oft 6FIprida Statutes. And Grantors hereby covenant with Grantees that the Grantors are law Wl seized of said land in fee simple; that the Grantors have good right and lawful authority to sell and convey said land; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 2021. 439323542 vl OR 5993 PG 1747 IN WITNESS WHEREOF, the said Grantor has hereunto set her hand and seal the day and year first above written. Signed, se, in our pres y X-_ Keith C. Smith fer Rip t STATE OF FLORIDA COUNTY OF POLK The foregoing instrument was actin or ❑ online notarization, this �'�ay of a Florida Driver's License as identification JENIFER a� P. �= M'f COMMISSION . �� EXPIRES: August 5, Ponded Thru Notary Public l #39323542 v1 J. Edwin English before me, by means of ;physical presence 1, by J. Edwin English, who has each produced N not take an oath. State *** OR 5993 PG 1748 *** Exhibit A The South 300 feet of the North 600.00 feet of the West 660.00 feet of the South 4019.00 feet of Section 34, Township 46 South, Range 28 East, Collier County, Florida. The East 30.00 feet reserved for a roadway easement. AND the South 300 feet of the North 600.00 feet of the East 2550.00 feet of the South 4019.00 feet of the West 3210.00 feet of Section 34, Township 46 South, Range 28 East, for County, Florida. The West 30.00 feet reserved for a roadway easement. AND the North 59 et of the South 3419 feet of Section 34, Township 46 South, Range 28 East, Collier County,`FTorda,,lying Westerly of Lake Trafford; the Easterly 60 feet of the Westerly 690 feet reserved for road ri�pf--way, LESS THE FOLLOWING DESCRIBED PARCEL: The East 480.00 feet of the West�1140.00 feet of the North 544.00 feet of the South 3369.00 feet of Section 34, Township 46 So th, Range 28 East, Collier County, Florida, lying Westerly of Lake Trafford; the West 30 feet and the uth 60 feet reserved for road right-of-way easement. Subject to and reserving an easement for , grerss, egress and utilities to J. Edwin English and Betty Jo English, Husband and Wife, across e,S,6ulh 60' thereof. ENGLISH TRUST ADDENDUM B - PROPERTY INFORMATION ADDENDUM B PROPERTY INFORMATION ENGLISH TRUST ADDENDUM C - COMPARABLE DATA ADDENDUM C COMPARABLE DATA ENGLISH TRUST ADDENDUM C - COMPARABLE DATA Name Kam Luck Drive TDRs Price Address Kam Luck easement Price Per Land Acre City Naples Transaction Type Grantor Two sellers - See remarks Financing Grantee Kirk Sanders Revocable Trust Property Rights Tax ID 00345680004, 00346280005, 00346800003, et al Days on Market N/A Sale Verification Date Book/Page or Reference Two deeds Sale Verification Source Doe Conditions of Sale Arms length Sale History $300,000 $10,417 Closed Sale Cash sale Fee Simple 3/17/2022 Fred Kermani, CCIM w/ CRE Consultants None in last 3 years Site Acres 28.80 Topography Moderate vegetation Land SF 1,254,528 Zoning A - RFMUO - Sending Primary Frontage Feet N/A Flood Zone Zone AH per FIRM 12021C 0440 H Primary Rontage Street Kam Luck easement Dimensions N/A Utilities None Shape Rectangles Comments Folios 00345680004, 00346280005 and 00346800003 listed at $136,400 via MLS #220048688 on 8/4/2020. Price increased to $141,000 on 1/21/2021. Fended on 5/11/2021. Seller was Roadrunner Properties, LLC as recorded in Instrument No. 6073170. Included 14.4 acres assessed at $76,320. Closing date was June 1, 2021. Three 4.8 +/- acres, Two lots are contiguous, and have dirt access road. Agricultural District zoning and Future Land Use designation of"Rural Fringe Mixed Use District -Sending Lands", within the "Natural Resource Protection Area Overlay". Potential 12.00 TDR Credits to be severed. One dwelling unit can be built on each lot, subject to County Approval. Folios 00345520009, 00345560001 and 00345600000listed at $220,000 via MLS #219029503 on 4/16/2019. Price reduced to $200,000 on 4/11/2020 and $190,000 on 4/11/2021. Pended on 4/29/2021. Seller was An Trinh and Maria Nguyen as recorded in Instrument No. 6061876. Included 14.4 acres assessed at $108,000. Closing date was May 14, 2021. Agricultural Zoning District and Future Land Use "Rural Fringe Mixed Use District -Sending Lands" designation, within the "Natural Resource Protection Area Overlay". Potential 12.00 TDR Credits to be severed. Each lot can be purchased separately for $65,000 and one dwelling unit may be built on it subject to the County approval. nLSh�.Ny CONSULTING ENGLISH TRUST ADDENDUM C - COMPARABLE DATA Transaction ID 7883 Date 2/18/2022 Name 3550 Richardson Way Price $120,000 Address 3550 Richardson Way Price Per Land Acre $12,320 City Naples Transaction Type Closed Sale Grantor Compass One Holdings, LLC Financing Cash sale Grantee Naples Weekender, LLC Property Rights Fee Simple Tax ID 342800007 Days on Market 6 Sale Verification Date 5/29/2023 Book/Page or Reference Instr. 6212380 Sale Verification Source Rachael Guertin w/ RF/MAx Doc Realty Group Conditions of Sale Arms length Sale History 2/18/2022 at $37,589. Acres 9.74 Land SF 424,274 Primary Frontage Feet 330 Primary Frontage Street Richardson Way -Path Utilities None Site Topography Moderate vegetation Zoning A - RFMUO - NBMO - Sending Flood Zone Zone AH per FIRM 12021C 0420 H Dimensions 330' x 1,287 Shape Rectangular Comments Listed at MIS No. 222002586 for $139,000 on 1/14/2022. Pended on 1/20/2022. Buyer will use for recreational use. Access via path fromBlackbum Road. Prior to closing on 2/18/2022, the property had a transfer from Discaleed Carmelite Friars of Holy Hill, hic to Compass One for $37,589. nLSh�.N1 CONSULTING ENGLISH TRUST ADDENDUM C - COMPARABLE DATA Transaction ID 7884 Name 8065 Friendship Lane Address 8065 Friendship Lane City Naples Grantor Richard and Debra Levine Grantee Miguel Garcia Tax ID 00099520009 & 00100920006 Days on Market 20 Book/Page or Reference histr. 6302787 Doc Conditions of Sale Amis length Date 8/11/2022 Price $215,000 Price Per Land Acre $23,678 Transaction Type Closed Sale Financing Cash sale Property Rights Fee Simple Sale Verification Date 5/29/2023 Sale Verification Source Sue Colgan w/ Premiere Plus Realty Sale ITistory None in last 3 years. Site Acres 9.08 Topography Heavy vegetation Land SF 395,525 Zoning A - RFMUO-Neutral Primary Frontage Feet 660 Flood Zone Zones AH & X per FIRM 12021C 0115 H Primary Frontage Street Angela Road Dimensions 660' x599' Utilities None Shape Rectangular Comments Listed at MLS # 222042440 on 6/21/2022 for $390,000. Price decreases on 6/21 to $350K and 6/29 to $325K and 7/6 to $275K. Pended on 7/11/2022. Located on an access drive , Angela Road, from Friendship Way. DEP report noted 7.06 acres (78%) of wetlands. Buyer will reportedly use for eventual farming. nLSh�.N1 CONSULTING ENGLISH TRUST ADDENDUM C - COMPARABLE DATA Transaction ID 7885 Date 2/24/2022 Name 1633 Angela Road Price $235,000 Address 1633 Angela Road Price Per Land Acre $27,389 City Naples Transaction Type Closed Sale Grantor Francisco Alberto Ortiz Financing Conventional @ $188K Grantee Johnathan Golden Property Rights Fee Simple Tax ID 102520006 Days on Market 258 Sale Verification Date 5/26/2023 Book/Page or Reference histr. 6216191 Sale Verification Source Maria F Zabala; Dream Homes Doc Realty of Naples Conditions of Sale Arm's length Sale History None in last 3 years Acres 8.58 Land SF 373,745 Primary Frontage Feet 620 Primary Frontage Street Angela Road Utilities None Site Topography Heavy vegetation Zoning A - RFMUO-Neutral Flood Zone Zone AH and X per FIRM 12021C 0115 H Dimensions 620' x602' Shape Nearly square Comments Listed at MIS # 221032251 on 4/30/2021 for $280,000. Price decrease to $250,000 on 6/23/21. DEP report noted 1.51 acres (18%) of wetlands. nLSh�.N1 CONSULTING