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Agenda 01/09/2024 Item #11E (Riviers Gold Estates Straw Poll Survey Results)01/09/2024 EXECUTIVE SUMMARY Recommendation to accept an update regarding the results of the Riviera Golf Estates straw poll survey distributed and tabulated by the Collier County Supervisor of Elections and provide direction on how to proceed. _____________________________________________________________________________________ OBJECTIVE: To provide the Board with the results of the straw poll and receive direction on how to proceed. CONSIDERATIONS: A Mediated Settlement Agreement was approved by the Board at its April 25, 2023 meeting, related to a Bert Harris Claim against the County filed by La Minnesota Riviera, LLC. The Mediated Settlement Agreement provided that the County will pay to La Minnesota the sum of $5,800,000 and will create a Special District to both own and ultimately finance the acquisition of the Property. The Property would ultimately be owned by the Special District and Riviera property owners would be assessed to fund the acquisition. Two studies were completed to determine 1) the potential benefit to any offsite land in the Lely Basin as well as the use of the golf course area being converted to an interconnected wet detention system to provide improvements in water quality and quantity; and 2) To determine the allocation of the purchase price of the Riviera Golf Estates between the 692 parcels. To gauge the Riviera property owners' support for the proposed Special District, the Board directed staff to proceed with a straw poll on October 24, 2023. The Collier County Supervisor of Elections office conducted a mail Straw Poll Survey on behalf of the County. Surveys were mailed to property owners, excluding those owned by the County, with the response deadline of December 15, 2023. The straw poll survey asked if Riviera property owners wished to create a Special District and subject themselves to assessments, and contained a detailed description of what the assessment for each property owner would be. The results of the straw poll were tabulated and conveyed to the County on December 18, 2023. Of the 690 mailed surveys, 415 (87.37%) responded “No” and 60 (12.63%) responded “Yes.” While the results of the Straw Poll are not legally binding, it provides valuable input on the community's perspective. Now that the results of the Straw Poll Survey are in, the following options are now available to the Board: 1. Should the Board elect not to proceed with the purchase, the Settlement Agreement would become null and void and La Minnesota could proceed with a formal Bert Harris lawsuit in Circuit Court against the County. If a Bert Harris lawsuit is filed against the County, the parties will be required to participate in a mandatory settlement mediation. The Bert Harris Act grants the parties great latitude in settling and allows for many settlement options, including, but not limited to, rezoning, density increases, and adjustment to land development standards. Should the mediation not result in a mutually agreed upon settlement, the County Attorney will request that La Minnesota make a settlement offer to the Board. Among other possibilities, La Minnesota could request what their initial Bert Harris claim alleges, which is that they be allowed to develop 346 residential units on the Property. 2. The Board could elect to enter into negotiations with La Minnesota to purchase the Property. • The Board could choose to proceed with the creation of a Special District and purchase the property. • The Board could also consider exploring purchase of the Property in partnership with Riviera Homeowners Association. FISCAL IMPACT: The straw poll survey was conducted by the Supervisor of Elections at an estimated cost of $1,000 supported by the SOE’s existing budget. GROWTH MANAGEMENT IMPACT: None. 11.E Packet Pg. 214 01/09/2024 LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires a majority vote for approval. -SAA RECOMMENDATION: To accept an update regarding the results of the Riviera Golf Estates straw poll survey distributed and tabulated by the Collier County Supervisor of Elections and provide direction on how to proceed. PREPARED BY: Ed Finn, Deputy County Manager ATTACHMENT(S) 1. Exhibit - Riviera Golf Estates Property - Parcels Aerial (PDF) 2. Riviera Golf Estates Straw Poll Survey - Results 12-18-23 (PDF) 3. [Linked] SOE Straw Poll Req 10-13-23 (PDF) 4. [Linked] Exhibit A - Sample Prelim Est Assessmt by prop (PDF) 5. [Linked] Carroll & Carroll Report 10.18.23 (PDF) 6. [Linked] ABB - Riviera Ben Use Eval 6-23-23 (PDF) 7. [Linked] Diaz Perason & Associates Prelim Rev of ABB Memo 7-31-23 (PDF) 11.E Packet Pg. 215 01/09/2024 COLLIER COUNTY Board of County Commissioners Item Number: 11.E Doc ID: 27547 Item Summary: Recommendation to accept an update regarding the results of the Riviera Golf Estates straw poll survey distributed and tabulated by the Collier County Supervisor of Elections and provide direction on how to proceed. (Ed Finn, Deputy County Manager) Meeting Date: 01/09/2024 Prepared by: Title: Management Analyst II – County Manager's Office Name: Geoffrey Willig 12/27/2023 9:26 AM Submitted by: Title: Director - Facilities Maangement – County Manager's Office Name: Ed Finn 12/27/2023 9:26 AM Approved By: Review: County Attorney's Office Sally Ashkar Level 2 Attorney Review Completed 12/27/2023 9:40 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 12/27/2023 9:57 AM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 12/27/2023 10:13 AM Office of Management and Budget Christopher Johnson Additional Reviewer Completed 12/29/2023 10:33 AM County Manager's Office Amy Patterson Level 4 County Manager Review Completed 01/02/2024 11:36 AM Board of County Commissioners Geoffrey Willig Meeting Pending 01/09/2024 9:00 AM 11.E Packet Pg. 216 Riviera Golf Estates Subject Property Acquisition 93.34 (+/-) Gross Acres Owner: La Minnesota Riviera, LLC 11.E.a Packet Pg. 217 Attachment: Exhibit - Riviera Golf Estates Property - Parcels Aerial (27547 : Riviera Golf Estates - Straw Poll update) Riviera Golf Estates Subject Parcels 393 Single Family Parcels 299 Mobile Home Parcels 11.E.a Packet Pg. 218 Attachment: Exhibit - Riviera Golf Estates Property - Parcels Aerial (27547 : Riviera Golf Estates - Straw Poll update) 11.E.bPacket Pg. 219Attachment: Riviera Golf Estates Straw Poll Survey - Results 12-18-23 (27547 : Riviera Golf Estates - Straw Poll update) 1 Ed Finn From:Melissa Blazier Sent:Thursday, October 12, 2023 5:08 PM To:Ed Finn Cc:Melissa Blazier; Kevin Turner Subject:Riviera Straw Poll Hi Ed,    In order to move forward with the Riviera Straw Poll we need to set some guidelines and will  need some items from you all for this to be successful. Because this isn’t an official election, we  need to make sure that all parties are on the same page.   We need at least 60 days to pull this all together so it’s important that we work closely  through this process   The SOE office is assisting in the facilitation of the survey, not conducting an election   Official title should be “Straw Poll Survey” – this cannot be called a ballot   We need to determine who is eligible to vote i.e. electors or property owners (once  this decision has been made we’ll have additional questions to address)  o If it’s electors then we could pull the list of voters based on the boundaries you  all provide us  o If it’s property owners/households then you all would need to work with the  Property Appraisers office to identify the property addresses we would mail the  survey to   Y’all will need to set a return date for all surveys i.e. an election date     If you want to chat, please let me know. Thanks, Melissa     Melissa Blazier, CERA, MFCEP  Supervisor of Elections     Supervisor of Elections  2 Rev Dr Martin Luther King Jr Building  3750 Enterprise Ave  Naples FL  34104  239‐252‐8333  FAX 239‐252‐8934     Florida has a very broad public records law.  Written communications to or from public officials regarding public  business constitute public records and are available to the public and media upon request unless the  information is subject to a specific statutory exemption.  Therefore, this email and any that you sent that  generated this response may be subject to public disclosure.     Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Exhibit A Riviera Preliminary Estimated Assessment by Property‐Sample USE PARCEL ID SITE ADDRESS Maint. Assessment Capital Assessment Total Assessment MOBILE HOMES                          70271400003 102 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70271360004 104 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70270040008 105 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70271320002 108 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70270080000 109 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70271280003 112 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70270120009 113 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70270160001 117 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70271440005 120 BELLE ISLE CIR                      493.97$                        1,048.80$                     1,542.77$                      MOBILE HOMES                          70270200000 121 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70270240002 125 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70271480007 126 BELLE ISLE CIR                      493.97$                        1,048.80$                     1,542.77$                      MOBILE HOMES                          70270280004 129 BELLE ISLE CIR                      543.36$                        1,153.68$                     1,697.04$                      MOBILE HOMES                          70271520006 130 BELLE ISLE CIR                      493.97$                        1,048.80$                     1,542.77$                      MOBILE HOMES                          70270320003 133 BELLE ISLE CIR                      592.76$                        1,258.56$                     1,851.32$                      MOBILE HOMES                          70271560008 134 BELLE ISLE CIR                      493.97$                        1,048.80$                     1,542.77$                      MOBILE HOMES                          70270360005 137 BELLE ISLE CIR                      592.76$                        1,258.56$                     1,851.32$                      MOBILE HOMES                          70270400004 141 BELLE ISLE CIR                      592.76$                        1,258.56$                     1,851.32$                      MOBILE HOMES                          70270440006 145 BELLE ISLE CIR                      592.76$                        1,258.56$                     1,851.32$                      * Estimate only, amounts are subject to changes. 1 of 1 10/24/2023 CONSULTING REPORT FOR COLLIER COUNTY SUBJECT PROPERTY: 692 PARCELS SURROUNDING RIVIERA GOLF COURSE NAPLES, COLLIER COUNTY, FL 34112 AT THE REQUEST OF: ED FINN DEPUTY COUNTY MANAGER COLLIER COUNTY ASSIGNMENT NO.: 6458-JS-3 INSPECTION DATE: AUGUST 8, 2023 DATE OF REPORT: OCTOBER 18, 2023 Carroll & Carroll 1 October 18, 2023 Ed Finn Deputy County Manager Collier County RE: Consulting Report 692 Parcels Surrounding Riviera Golf Course Naples, Collier County, FL 34112 Dear Ed: Per your request, Carroll and Carroll is pleased to submit this consulting report analyzing the 692 parcels surrounding the Riviera Golf Course. The purpose of this report is to assist with an allocation between the 692 parcels for the potential acquisition of the Riviera Golf Course by Collier County. The intended user of this report is Collier County. If you have any questions or comments, please contact the undersigned. Thank you for the opportunity to be of service. Respectfully submitted, CARROLL & CARROLL Joshua M. Sicard, MAI Cert Gen RZ3541 joshs@carrollandcarroll.com Carroll & Carroll 2 CERTIFICATION I CERTIFY THAT, TO THE BEST OF OUR KNOWLEDGE AND BELIEF: Joshua M. Sicard, MAI made a personal inspection of portion within Riviera Golf Estates. 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 anal yses, 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 assignm ent, I have not performed any services regarding the subject property as an appraiser, 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 wa s 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. As of the date of this report, Joshua M. Sicard, MAI has completed the requirements of the continuing education program of the State of Florida, and for Designated Members of the Appraisal Institute. Joshua M. Sicard, MAI Cert Gen RZ3541 Carroll & Carroll 3 SUBJECT IDENTIFICATION Carroll & Carroll 4 GOLF COURSE GOLF COURSE Overview Riviera Golf Club was an 18-hole, Par 62, executive style golf course situated on 93.34 gross acres and located within the Riviera Golf Estates residential development located north of Rattlesnake-Hammock Road in Naples, Florida. Riviera was a public golf course originally constructed in 1971 and was renovated in 2003 with new greens, tees, and bunkers. The course is currently closed. The course was configured and designed within a planned residential development as a marketing tool to sell homes. The total yards ranged from 4,249 yards from the blue/men's tees to 3,411 yards from the red/ladies’ tees. The golf course consisted of 18 greens, tee boxes, and approximately 18 small to medium sized fairway and green side sand bunkers. There was also a practice putting green and two bunkers near the 1st and 10th tee. Condition The golf course was previously purchased in March 2005 for $4,800,000. The original intention of the buyers has always been to rezone and redevelop the property and therefore the level of maintenance has been below average, especially the past few years. The course is no longer operational. Previous average green fees were around $40.00 per round, significantly below other similar courses in Naples due to the condition. As of May 1, 2022, the golf course officially closed. Carroll & Carroll 5 Carroll & Carroll 6 SUBJECT PARCELS The subject consist of 692 total parcels, split between 393 single-family parcels and 299 mobile home parcels. An aerial showing the location of these parcel types is shown below. The single family parcels are generally larger in size averaging 0.20 acres, while the mobile home parcels average 0.14 acres. A summary of the parcels included are shown below. A plat highlighting those parcels included in this analysis and a list of both the single-family and mobile home parcels are shown over the following pages. Carroll & Carroll 7 Plat Carroll & Carroll 8 Single-Family Parcels Parcel No.:Address Ownership Site Site (Acres) 1 70272500753 767 CHARLEMAGNE CT COLLIER CNTY RIVIERA COLONY GOLF ESTATES UNIT IV LOT 15 OR 1629 PG 0.36 2 70272500805 771 CHARLEMAGNE CT COLLIER CNTY RIVIERA COLONY GOLF ESTATES UNIT IV LOT 16 OR 1629 PG 0.25 3 70272500054 711 CHARLEMAGNE BLVD RING TR, JOSEPH P & BARBARA A RIVIERA COLONY GOLF ESTATES UNIT IV LOT 1 0.28 4 70272500106 715 CHARLEMAGNE BLVD NGUYEN, BRIAN BAO RIVIERA COLONY GOLF ESTATES UNIT IV LOT 2 0.28 5 70272500151 719 CHARLEMAGNE BLVD BAKER, ERIC RIVIERA COLONY GOLF ESTATES UNIT IV LOT 3 0.18 6 70272500203 723 CHARLEMAGNE BLVD OLSON, MARY P RIVIERA COLONY GOLF ESTATES UNIT IV LOT 4 0.18 7 70272500258 727 CHARLEMAGNE BLVD MARZELLA, STEPHEN VINCENT RIVIERA COLONY GOLF ESTATES UNIT IV LOT 5 0.18 8 70272500300 731 CHARLEMAGNE BLVD FAHNLEY TR, ANNA O RIVIERA COLONY GOLF ESTATES UNIT IV LOT 6 0.18 9 70272500355 735 CHARLEMAGNE BLVD JOYCE B KRAR SOUTHERN REV TR RIVIERA COLONY GOLF ESTATES UNIT IV LOT 7 0.18 10 70272500407 739 CHARLEMAGNE BLVD WHALEN, WILLIAM M & M E RIVIERA COLONY GOLF ESTATES UNIT IV LOT 8 0.18 11 70272500452 743 CHARLEMAGNE BLVD CUNNINGHAM, JANET D & HUGH RIVIERA COLONY GOLF ESTATES UNIT IV LOT 9 0.18 12 70272500504 747 CHARLEMAGNE BLVD HERNDON, LESLIE & MARIANNE RIVIERA COLONY GOLF ESTATES UNIT IV LOT 10 0.19 13 70272500559 751 CHARLEMAGNE BLVD BURTON TUCKER REVOCABLE TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 11 OR 1703 PG 0.22 14 70272500601 755 CHARLEMAGNE BLVD 755 CHARLEMAGNE BLVD REV TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 12 0.27 15 70272500656 759 CHARLEMAGNE CT MANDALOZIS, BASIL RIVIERA COLONY GOLF ESTATES UNIT IV LOT 13 OR 1975 PG 996 0.27 16 70272500708 763 CHARLEMAGNE CT FLORENCE PADULA REV TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 14 OR 1975 PG 1973 0.24 17 70272500850 775 CHARLEMAGNE BLVD BONI, CHRISTOPHER EMILIO RIVIERA COLONY GOLF ESTATES UNIT IV LOT 17 0.29 18 70272500902 779 CHARLEMAGNE BLVD PURNELL, DONA RIVIERA COLONY GOLF ESTATES UNIT IV LOT 18 0.24 19 70272500957 783 CHARLEMAGNE BLVD GREER, LARRY ALLEN RIVIERA COLONY GOLF ESTATES UNIT IV LOT 19 0.2 20 70272501008 787 CHARLEMAGNE BLVD MO, WA RIVIERA COLONY GOLF ESTATES UNIT IV LOT 20 0.19 21 70272501053 791 CHARLEMAGNE BLVD FREIRE & RODRIGUEZ REV TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 21 0.19 22 70272501105 795 CHARLEMAGNE BLVD JAMES E TAYLOR JR TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 22 0.19 23 70272501150 799 CHARLEMAGNE BLVD OLEARY, MARIE R RIVIERA COLONY GOLF ESTATES UNIT IV LOT 23 0.19 24 70272501202 801 CHARLEMAGNE BLVD HOFFMAN SR, ALBERT C RIVIERA COLONY GOLF ESTATES UNIT IV LOT 24 0.19 25 70272501257 807 CHARLEMAGNE BLVD MCNAMARA, JAMES RIVIERA COLONY GOLF ESTATES UNIT IV LOT 25 0.18 26 70272501309 813 CHARLEMAGNE BLVD DANZ, GEORGE H & SALLY I RIVIERA COLONY GOLF ESTATES UNIT IV LOT 26 0.18 27 70272501354 829 CHARLEMAGNE BLVD KOEHLER, CONRAD K & SUSAN J RIVIERA COLONY GOLF ESTATES UNIT IV LOT 27 0.18 28 70272501406 835 CHARLEMAGNE BLVD EVANS, DAVID SAMUEL RIVIERA COLONY GOLF ESTATES UNIT IV LOT 28 0.17 29 70272501451 814 CHARLEMAGNE BLVD DONALDSON, JANET A RIVIERA COLONY GOLF ESTATES UNIT IV LOT 29 0.17 30 70272501503 810 CHARLEMAGNE BLVD HENDRICKS, ARNOLD C RIVIERA COLONY GOLF ESTATES UNIT IV LOT 30 OR 1769 PG 1880 0.17 31 70272501558 806 CHARLEMAGNE BLVD ARDILA, HELIBERTO RIVIERA COLONY GOLF ESTATES UNIT IV LOT 31 OR 2000 PG 1242 0.18 32 70272501600 800 CHARLEMAGNE BLVD CARPENTER, RONALD T & GLORIA RIVIERA COLONY GOLF ESTATES UNIT IV LOT 32 OR 1824 PG 0.18 33 70272501655 796 CHARLEMAGNE BLVD EMILIO C BONI FAMILY TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 33 0.18 34 70272501707 790 CHARLEMAGNE BLVD BAUM, CRAIG R & JILL E RIVIERA COLONY GOLF ESTATES UNIT IV LOT 34 0.18 35 70272501752 786 CHARLEMAGNE BLVD VANDENBOOM JOINT TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 35 0.18 36 70272501804 780 CHARLEMAGNE BLVD LEWIS, DIANE J RIVIERA COLONY GOLF ESTATES UNIT IV LOT 36 0.18 37 70272501859 776 CHARLEMAGNE BLVD GLORIA J DETOMASO REV TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 37 0.18 38 70272501901 770 CHARLEMAGNE BLVD MCCABE, DANIEL T & CAROL RIVIERA COLONY GOLF ESTATES UNIT IV LOT 38 0.18 39 70272501956 766 CHARLEMAGNE BLVD STEVENS, JOAN A RIVIERA COLONY GOLF ESTATES UNIT IV LOT 39 0.19 40 70272502007 760 CHARLEMAGNE BLVD MITCHELL, MARY RIVIERA COLONY GOLF ESTATES UNIT IV LOT 40 0.19 41 70272502052 756 CHARLEMAGNE BLVD SOKOLOWSKI CO-TR, NANCY M RIVIERA COLONY GOLF ESTATES UNIT IV LOT 41 0.2 42 70272502104 750 CHARLEMAGNE BLVD GEORGE, JAMES & JANICE C RIVIERA COLONY GOLF ESTATES UNIT IV LOT 42 AND THAT 0.2 43 70272502159 746 CHARLEMAGNE BLVD CONNOLLY, TIMOTHY S RIVIERA COLONY GOLF ESTATES UNIT IV LOT 43 0.18 44 70272502201 740 CHARLEMAGNE BLVD CASSETTA JR, CARL M & LEA D RIVIERA COLONY GOLF ESTATES UNIT IV LOT 44 0.18 45 70272502256 736 CHARLEMAGNE BLVD RUSSELL, MAX A & SUSAN L RIVIERA COLONY GOLF ESTATES UNIT IV LOT 45 0.18 46 70272502308 730 CHARLEMAGNE BLVD CHIPLOCK, PAULINE M RIVIERA COLONY GOLF ESTATES UNIT IV LOT 46 0.18 47 70272502353 726 CHARLEMAGNE BLVD KEY, LOUIS M RIVIERA COLONY GOLF ESTATES UNIT IV LOT 47 0.18 48 70272502405 720 CHARLEMAGNE BLVD DONALD & JOANNE REBELLO TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 48 0.18 49 70272502450 716 CHARLEMAGNE BLVD MELFA REVOCABLE TRUST RIVIERA COLONY GOLF ESTATES UNIT IV LOT 49 0.2 50 70272502502 710 CHARLEMAGNE BLVD LARKIN, LAWRENCE A RIVIERA COLONY GOLF ESTATES UNIT IV LOT 50 0.19 51 70470040002 101 FLEUR DE LIS LN SIMONE, RONALD P RIVIERA GOLF EST UNIT I PHASE I LOT 257 0.19 52 70470080004 105 FLEUR DE LIS LN MICK, ROGER LEE & JACKIE JEAN RIVIERA GOLF EST UNIT I PHASE I LOT 258 0.17 53 70470120003 109 FLEUR DE LIS LN WRIGHT, DEBRA JOAN RIVIERA GOLF EST UNIT I PHASE I LOT 259 0.17 54 70470160005 113 FLEUR DE LIS LN THRASHER, MAX & SHIRLEY RIVIERA GOLF EST UNIT I PHASE I LOT 260 0.17 55 70470200004 117 FLEUR DE LIS LN FORDLEY, BRUCE J RIVIERA GOLF EST UNIT I PHASE I LOT 261 0.17 56 70470240006 121 FLEUR DE LIS LN YATES, WILLIAM H & CAMMIE E RIVIERA GOLF EST UNIT 1 PHASE I LOT 262 0.17 57 70470280008 125 FLEUR DE LIS LN GRAHAM, JEFFREY L & KATHERINE RIVIERA GOLF EST UNIT I PHASE I LOT 263 0.17 58 70520040004 129 FLEUR DE LIS LN GRABOWSKI, AXEL RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 264 0.18 59 70520080006 133 FLEUR DE LIS LN AMARA, ROBERT R RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 265 0.18 60 70520120005 137 FLEUR DE LIS LN KRAUSE, DANIEL L RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 266 0.18 61 70520160007 141 FLEUR DE LIS LN PASTORE, LISA MARIE RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 267 OR 1933 PG 563 0.18 62 70520200006 145 FLEUR DE LIS LN CUCURELLO, JOSEPH A RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 268 OR 1635 PG 1032 0.18 63 70520240008 149 FLEUR DE LIS LN LEGGE, ANDREW CLAIR & SUSAN RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 269 0.18 64 70520280000 153 FLEUR DE LIS LN HERRLE, KENNETH R RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 270 OR 1511 PG 882 0.17 65 70520320009 157 FLEUR DE LIS LN PACURA, WOJEIECH RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 271 0.18 66 70520360001 161 FLEUR DE LIS LN RIVERA REVOCABLE TRUST RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 272 0.18 67 70520400000 165 FLEUR DE LIS LN SANTANGINI, EDWARD S RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 273 0.18 68 70520440002 169 FLEUR DE LIS LN CANNON, WILLIAM M RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 274 0.18 69 70520480004 173 FLEUR DE LIS LN NAGURNY, PETER G RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 275 0.18 70 70520520003 177 FLEUR DE LIS LN REGINA M WEILEY REV TRUST RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 276 0.18 71 70520560005 181 FLEUR DE LIS LN DESTITO, DON & CHRISTINA RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 277 0.18 72 70520600004 164 FLEUR DE LIS LN BARRETT, THOMAS L RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 278 0.17 73 70520640006 160 FLEUR DE LIS LN CIARCIA, RICHARD W & BEVERLY A RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 279 0.17 74 70520680008 156 FLEUR DE LIS LN VELASCO, LISA RIVIERA GOLF EST UNIT 1 PHASE 2 LOT 280 OR 1092 PG 190 0.17 75 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151 0.12 195 70126080002 502 CHARLEMAGNE BLVD BAUMAN, GINA M RIVIERA COLONY GOLF EST UNIT 1 LOT 152 OR 970 PG 281-282 0.13 196 70220040003 535 CHARLEMAGNE BLVD MAZZELLA, RALPH & STELLA RIVIERA COLONY GOLF EST UNIT 2 LOT 153 OR 1146 PG 1746 0.16 197 70220080005 537 CHARLEMAGNE BLVD SBROCCO, RONALD A & ANGELA M RIVIERA COLONY GOLF EST UNIT 2 LOT 154 0.14 198 70220120004 539 CHARLEMAGNE BLVD JAMES J TOMCHECK TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 155 0.14 199 70220160006 541 CHARLEMAGNE BLVD BALDWIN, RENEE J RIVIERA COLONY GOLF EST UNIT 2 LOT 156 0.14 200 70220200005 543 CHARLEMAGNE BLVD OSINSKI, PETER L & ILENE R RIVIERA COLONY GOLF EST UNIT 2 LOT 157 0.14 201 70220240007 545 CHARLEMAGNE BLVD DAVID R LUSSON REVOCABLE TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 158 0.14 202 70220280009 547 CHARLEMAGNE BLVD GIONET, MARY RIVIERA COLONY GOLF EST UNIT 2 LOT 159 0.14 203 70220320008 549 CHARLEMAGNE BLVD DONOFRIO, DOMINIC J RIVIERA COLONY GOLF EST UNIT 2 LOT 160 0.14 204 70220360000 551 CHARLEMAGNE BLVD CONNOR, SCOTT RIVIERA COLONY GOLF EST UNIT 2 LOT 161 0.13 205 70220400009 553 CHARLEMAGNE BLVD DOWNS, GARY J & VIRGINIA H RIVIERA COLONY GOLF EST UNIT 2 LOT 162 0.13 206 70220440001 555 CHARLEMAGNE BLVD FORSYTHE LIVING TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 163 0.13 207 70220480003 557 CHARLEMAGNE BLVD NEBBIA, VINCE RIVIERA COLONY GOLF EST UNIT 2 LOT 164 0.13 208 70220520002 559 CHARLEMAGNE BLVD HUEY, DAN M RIVIERA COLONY GOLF EST UNIT 2 LOT 165 0.13 209 70220560004 561 CHARLEMAGNE BLVD DERTINGER, GEORGE L RIVIERA COLONY GOLF EST UNIT 2 LOT 166 0.13 210 70220600003 563 CHARLEMAGNE BLVD MAGNUSON, MARK A & SARA A RIVIERA COLONY GOLF EST UNIT 2 LOT 167 & A PORTION OF 0.13 211 70220640005 565 CHARLEMAGNE BLVD ZIMINSKI, BARBARA RIVIERA COLONY GOLF EST UNIT 2 LOT 168 LESS OR 1818 PG 0.13 212 70220680007 567 CHARLEMAGNE BLVD AUCLAIR JR, FERNAND C RIVIERA COLONY GOLF EST UNIT 2 LOT 169 0.13 213 70220720006 601 CHARLEMAGNE BLVD PAIRITZ, LAWRENCE A & LENORE M RIVIERA COLONY GOLF EST UNIT 2 LOT 170 OR 2079 PG 1559 0.13 214 70220760008 603 CHARLEMAGNE BLVD TOBIN, VESTA BEATRICE RIVIERA COLONY GOLF EST UNIT 2 LOT 171 0.13 215 70220800007 605 CHARLEMAGNE BLVD BAER, WILLIAM M RIVIERA COLONY GOLF EST UNIT 2 LOT 172 0.13 216 70220840009 607 CHARLEMAGNE BLVD ERICKSON, ROGER L & CAROLE J RIVIERA COLONY GOLF EST UNIT 2 LOT 173 0.13 217 70220880001 609 CHARLEMAGNE BLVD CHARLEMAGNE 609 LAND TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 174 0.13 218 70220920000 611 CHARLEMAGNE BLVD SCHAFER, JAMES P & RITA H RIVIERA COLONY GOLF EST UNIT 2 LOT 175 0.13 219 70220960002 613 CHARLEMAGNE BLVD IFFLAND, JANET RIVIERA COLONY GOLF EST UNIT 2 LOT 176 0.13 220 70221000000 615 CHARLEMAGNE BLVD GUILD, BRENDA C RIVIERA COLONY GOLF EST UNIT 2 LOT 177 0.13 221 70221040002 617 CHARLEMAGNE BLVD COLASANTI, ROBERT & KATE M RIVIERA COLONY GOLF EST UNIT 2 LOT 178 0.13 222 70221080004 619 CHARLEMAGNE BLVD DEVEREAUX, JIMMY W & MARY L RIVIERA COLONY GOLF EST UNIT 2 LOT 179 0.14 223 70221120003 621 CHARLEMAGNE BLVD DIAZ, RAMON RIVIERA COLONY GOLF EST UNIT 2 LOT 180 0.13 224 70221160005 623 CHARLEMAGNE BLVD WUNSCH, JOSEPH & ANNA T RIVIERA COLONY GOLF EST UNIT 2 LOT 181 0.15 225 70221200004 96 LE MANS DR EDONICK THORNE, LOIS J RIVIERA COLONY GOLF EST UNIT 2 LOT 182 0.15 Carroll & Carroll 17 Mobile Home Parcels (Cont.) 225 70221200004 96 LE MANS DR EDONICK THORNE, LOIS J RIVIERA COLONY GOLF EST UNIT 2 LOT 182 0.15 226 70221240006 701 CHARLEMAGNE BLVD RING TR, JOSEPH P & BARBARA A RIVIERA COLONY GOLF EST UNIT 2 LOT 183 0.2 227 70221280008 706 CHARLEMAGNE BLVD CAROL A BROWER REV TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 184 0.14 228 70221320007 704 CHARLEMAGNE BLVD SMITH, MARTIN SCOTT RIVIERA COLONY GOLF EST UNIT 2 LOT 185 0.13 229 70221360009 702 CHARLEMAGNE BLVD OTT, DAVID M & JODI L RIVIERA COLONY GOLF EST UNIT 2 LOT 186 0.15 230 70221400008 700 CHARLEMAGNE BLVD EISENSCHENK, FRANK & MARY JO RIVIERA COLONY GOLF EST UNIT 2 LOT 187 0.16 231 70221440000 620 CHARLEMAGNE BLVD PEYTON, ERIC J RIVIERA COLONY GOLF EST UNIT 2 LOT 188 0.14 232 70221480002 618 CHARLEMAGNE BLVD LAJOIE, LAURENT RIVIERA COLONY GOLF EST UNIT 2 LOT 189 OR 2054 PG 1198 0.14 233 70221520001 616 CHARLEMAGNE BLVD THOMPSON, LARRY L RIVIERA COLONY GOLF EST UNIT 2 LOT 190 0.14 234 70221560003 614 CHARLEMAGNE BLVD MCDONALD, LAURA M RIVIERA COLONY GOLF EST UNIT 2 LOT 191 0.14 235 70221600002 612 CHARLEMAGNE BLVD VOLPE FAMILY REV TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 192 0.14 236 70221640004 610 CHARLEMAGNE BLVD DUBOIS, STEPHEN J & SHARON E RIVIERA COLONY GOLF EST UNIT 2 LOT 193 OR 1292 PG 2212 0.14 237 70221680006 608 CHARLEMAGNE BLVD MCNEESE, BILLY RIVIERA COLONY GOLF EST UNIT 2 LOT 194 0.14 238 70221720005 606 CHARLEMAGNE BLVD HANKS, MICHAEL B RIVIERA COLONY GOLF EST UNIT 2 LOT 195 OR 2018 PG 926 0.14 239 70221760007 604 CHARLEMAGNE BLVD LORELEI C LONG LIV TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 196 0.14 240 70221800006 602 CHARLEMAGNE BLVD WELSHER, DOUGLAS B & JOAN RIVIERA COLONY GOLF EST UNIT 2 LOT 197 0.14 241 70221840008 600 CHARLEMAGNE BLVD HOBSON, BEVERLY RIVIERA COLONY GOLF EST UNIT 2 LOT 198 0.15 242 70221880000 101 NANCY CT NANCY BALDWIN ROWE TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 199 0.23 243 70221920009 103 NANCY CT DEAN, CLAUDIA BARTON RIVIERA COLONY GOLF EST UNIT 2 LOT 200 OR 1925 PG 76 0.17 244 70221960001 105 NANCY CT BROOKS II, RUSSELL W RIVIERA COLONY GOLF EST UNIT 2 LOT 201 OR 1561 PG 758 0.19 245 70222000009 107 NANCY CT LEUTLOFF, GREGORY I RIVIERA COLONY GOLF EST UNIT 2 LOT 202 0.19 246 70222040001 109 NANCY CT MCNEIL, DANIEL & NANCY RIVIERA COLONY GOLF EST UNIT 2 LOT 203 0.19 247 70222080003 111 NANCY CT SPRINGER, ANNETTE A & PAUL RIVIERA COLONY GOLF EST UNIT 2 LOT 204 OR 1655 PG 1215 0.17 248 70222120002 113 NANCY CT RILEY, LAUREL R RIVIERA COLONY GOLF EST UNIT 2 LOT 205 0.18 249 70222160004 115 ESTELLE DR MAGLIOZZI, MARSHA RIVIERA COLONY GOLF EST UNIT 2 LOT 206 0.14 250 70222200003 117 ESTELLE DR RORIE, AARON L RIVIERA COLONY GOLF EST UNIT 2 LOT 207 0.14 251 70222240005 100 CALAIS CT KUDLA, GEORGE J & DEBORAH A RIVIERA COLONY GOLF EST UNIT 2 LOT 208 0.16 252 70222280007 102 CALAIS CT HOUSOS, GEORGE N RIVIERA COLONY GOLF EST UNIT 2 LOT 209 0.13 253 70222320006 104 CALAIS CT FEOLE, PATRICIA M RIVIERA COLONY GOLF EST UNIT 2 LOT 210 0.13 254 70222360008 106 CALAIS CT THORNBER, BARBARA JUNE RIVIERA COLONY GOLF EST UNIT 2 LOT 211 0.13 255 70222400007 108 CALAIS CT DUROCHER JR, LEE A RIVIERA COLONY GOLF EST UNIT 2 LOT 212 0.13 256 70222440009 110 CALAIS CT MACKENZIE, DEBERA SUE RIVIERA COLONY GOLF EST UNIT 2 LOT 213 0.13 257 70222480001 112 CALAIS CT BRYANT, RANDALL E & BILLIE S RIVIERA COLONY GOLF EST UNIT 2 LOT 214 OR 1522 PG 1716 0.13 258 70222520000 114 CALAIS CT RATLIFF REVOCABLE TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 215 0.13 259 70222560002 116 CALAIS CT PETTIJOHN, ALAN & BARBARA RIVIERA COLONY GOLF EST UNIT 2 LOT 216 0.13 260 70222600001 118 CALAIS CT LARAYA L JOYCE REV LIV TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 217 0.13 261 70222640003 120 CALAIS CT DUPON, JEAN ALAIN RIVIERA COLONY GOLF EST UNIT 2 LOT 218 0.14 262 70222680005 122 CALAIS CT MCKEAN, JAMES R & JUDITH A RIVIERA COLONY GOLF EST UNIT 2 LOT 219 0.14 263 70222720004 124 CALAIS CT VENET, PAMELA RIVIERA COLONY GOLF EST UNIT 2 LOT 220 OR 2016 PG 964 0.19 264 70222760006 126 CALAIS CT GODDARD, MARY K RIVIERA COLONY GOLF EST UNIT 2 LOT 221 0.2 265 70222800005 128 CALAIS CT THOMAS, MICHAEL D & KIMBERLY S RIVIERA COLONY GOLF EST UNIT 2 LOT 222 0.18 266 70222840007 131 CALAIS CT ALLEN, CHARLES A RIVIERA COLONY GOLF EST UNIT 2 LOT 223 0.18 267 70222880009 129 CALAIS CT OLSON, DAVID R & PEGGY L RIVIERA COLONY GOLF EST UNIT 2 LOT 224 0.18 268 70222920008 127 CALAIS CT GERARDI, SHARON RIVIERA COLONY GOLF EST UNIT 2 LOT 225 0.14 269 70222960000 125 CALAIS CT BEAULIEU, ROBERT J & MURIEL I RIVIERA COLONY GOLF EST UNIT 2 LOT 226 OR 1179 PG 1313 0.13 270 70223000008 123 CALAIS CT RYAN JR, JAMES R & LISA ANN RIVIERA COLONY GOLF EST UNIT 2 LOT 227 0.15 271 70223040000 121 CALAIS CT DOSSANTOS JR, ANTHONY & MARY S RIVIERA COLONY GOLF EST UNIT 2 LOT 228 0.14 272 70223080002 119 CALAIS CT LACEFIELD, SANDRA J RIVIERA COLONY GOLF EST UNIT 2 LOT 229 0.15 273 70223120001 117 CALAIS CT WERNER FAMILY TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 230 0.14 274 70223160003 115 CALAIS CT STRICKLAND, ANDREW G RIVIERA COLONY GOLF EST UNIT 2 LOT 231 0.14 275 70223200002 113 CALAIS CT ZERKEL, DAVID RIVIERA COLONY GOLF EST UNIT 2 LOT 232 OR 2031 PG 412 0.14 276 70223240004 111 CALAIS CT CURRAN, BEVERLY C RIVIERA COLONY GOLF EST UNIT 2 LOT 233 0.13 277 70223280006 109 CALAIS CT LARAYA L JOYCE REV LIV TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 234 0.13 278 70223320005 107 CALAIS CT WEITEN, LAWRENCE L & TAMARA J RIVIERA COLONY GOLF EST UNIT 2 LOT 235 0.13 279 70223360007 105 CALAIS CT RONALD J LEU REV TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 236 0.13 280 70223400006 103 CALAIS CT TILLY, BONEITA E RIVIERA COLONY GOLF EST UNIT 2 LOT 237 0.14 281 70223440008 106 ESTELLE DR DIVINCENZO, JIMMY & LINDA J RIVIERA COLONY GOLF EST UNIT 2 LOT 238 0.16 282 70223480000 104 ESTELLE DR DICKSON, GARY A RIVIERA COLONY GOLF EST UNIT 2 LOT 239 0.13 283 70223520009 102 ESTELLE DR FOSTER, GORDON R & TERESA L RIVIERA COLONY GOLF EST UNIT 2 LOT 240 0.13 284 70223560001 100 ESTELLE DR OLSON, DARWIN L & MARY ANN RIVIERA COLONY GOLF EST UNIT 2 LOT 241 0.15 285 70223600000 562 CHARLEMAGNE BLVD 562 CHARLEMAGNE BLVD LLC RIVIERA COLONY GOLF EST UNIT 2 LOT 242 0.17 286 70223640002 560 CHARLEMAGNE BLVD WOOTEN, JOHN RIVIERA COLONY GOLF EST UNIT 2 LOT 243 OR 1194 PG 474 0.14 287 70223680004 558 CHARLEMAGNE BLVD CHARLEMAGNE 558 LAND TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 244 OR 927 PG 724 0.13 288 70223720003 556 CHARLEMAGNE BLVD 556 CHARLEMAGNE TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 245 0.13 289 70223760005 554 CHARLEMAGNE BLVD 554 CHARLEMAGNE TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 246 OR 886 PG 1581 0.13 290 70223800004 552 CHARLEMAGNE BLVD JANIS LOCKWOOD FAMILY TRUST RIVIERA COLONY GOLF EST UNIT 2 LOT 247 0.14 291 70223840006 550 CHARLEMAGNE BLVD SPRING JR, FRANK C & DOROTHY V RIVIERA COLONY GOLF EST UNIT 2 LOT 248 0.13 292 70223880008 548 CHARLEMAGNE BLVD HURST, SHANNON LYNN RIVIERA COLONY GOLF EST UNIT 2 LOT 249 OR 1373 PG 34 0.13 293 70223920007 546 CHARLEMAGNE BLVD DOUCETTE, MARGARET M RIVIERA COLONY GOLF EST UNIT 2 LOT 250 0.13 294 70223960009 544 CHARLEMAGNE BLVD LAWRENCE, ROBERT C & LORNA S RIVIERA COLONY GOLF EST UNIT 2 LOT 251 0.13 295 70224000007 542 CHARLEMAGNE BLVD HAWKINS, TAMARA ANGELA RIVIERA COLONY GOLF EST UNIT 2 LOT 252 0.14 296 70224040009 540 CHARLEMAGNE BLVD INGALSBE TRUST NO 2007 RIVIERA COLONY GOLF EST UNIT 2 LOT 253 0.13 297 70224080001 538 CHARLEMAGNE BLVD ANTES, SANDRA J RIVIERA COLONY GOLF EST UNIT 2 LOT 254 0.14 298 70224120000 536 CHARLEMAGNE BLVD VERRINGTON, THOMAS M RIVIERA COLONY GOLF EST UNIT 2 LOT 255 OR 1257 PG 2379 0.13 299 70224160002 534 CHARLEMAGNE BLVD MIRANDA, LUIS RIVIERA COLONY GOLF EST UNIT 2 LOT 256 0.14 Carroll & Carroll 18 SUBJECT PHOTOGRAPHS Carroll & Carroll 19 Carroll & Carroll 20 ANALYSIS OF DATA Collier County is interested in acquiring the entire Riviera Golf Course, and the purpose of this report is to assist with a potential allocation of the purchase price between the 692 parcels. I have performed a variety of analyses to assist with a potential allocation. Specifically, the following focuses on an allocation between the single-family and mobile home parcels, and whether or not the course-fronting parcels warrant a higher allocation. For the 2022 Tax Year, the subject’s 692 parcels had a total land assessment of $87,959,827. This is split between $56,606,038 for the single-family parcels and $31,353,789 for the mobile home parcels, or as shown in the table below. The average land assessment for the single-family parcels is $144,036 and the average land assessment for the mobile home parcels is $104,862. The average land assessment for the single-family parcels is 37.4% higher than the average land assessment for the mobile home parcels. Aside for a select couple parcels, it appears all parcels are assessed at $16.80 per square foot of land/lot area. Based on the above land assessments from the Collier County Property Appraiser’s Office, 64% should be allocated to the single-family parcels with the remaining 36% being allocated to the mobile home parcels. I have then analyzed those lots located at the end of cul-de-sacs which produce larger lots areas and provide for wider rear views. These lots are typically demanded for their quieter location at the end of the cul-de-sac with less traffic and for their superior shapes providing larger lots and superior views. I have selected and analyzed 25 larger single-family lots and 30 larger mobile home lots that are located at the end of cul-de-sacs. The average assessment of these selected lots is analyzed against the average assessment of all lots in their respective categories. This is summarized in the table on the page that follows. Carroll & Carroll 21 The average land assessment for all single-family parcels is $144,036. The average land assessment for the 25 larger single-family parcels located at the end of cul-de-sacs is $157,192, or 9.1% higher. The average land assessment for all mobile home parcels is $104,862. The average land assessment for the 30 larger mobile home parcels located at the end of cul-de-sacs is $112,698, or 7.5% higher. Based on the above land assessments from the Collier County Property Appraiser’s Office, a premium of 9.1% could be expected for those larger single-family parcels located at the end of cul-de-sacs, and a premium of 7.5% could be expected for those larger mobile home parcels located at the end of cul-de-sacs. The next step is to determine whether or not the course-fronting parcels warrant a higher allocation. I have analyzed sales from the local MLS to determine if there is a premium for golf course fronting parcels. All single-family sales within Riviera, or the subject boundary, and reported in the local MLS 2023 to the present are summarized in the table below. Single-family properties on the golf course generally obtain higher sale prices. The minimum sale price of a non-golf course fronting single-family property was $312,500 in 2023. This compares to a minimum sale price of a golf course fronting single-family property in 2023 at $380,000, or 21.6% higher. Furthermore, the average sale price of golf course fronting properties in 2023 was 5.4% higher, and the median sale price of golf course fronting properties in 2023 was 2.8% higher. The single-family homes within Riviera Golf Estates were constructed in the 1980’s to 1990’s, and currently vary in interior finish and condition. From the 19 single-family sale reported in the local MLS in 2023, I have selected four (4) sales to complete two (2) paired sales analysis to determine what premium, if any exists. I have selected those sales that closely match each other in interior finish and condition. These sales and analyses are shown in the table on the page that follows. Carroll & Carroll 22 Overall, market conditions have remained relatively stable over 2023; therefore, no adjustment for difference in sale date is appropriate. After reviewing the sales, only a size adjustment was applied. After applying a size adjustment, the adjusted sale prices indicate a premium of 8.8% and 15.6%. Based on the above sales, a premium between 8.8% and 15.6% could be expected for those single-family parcels located directly on the golf course which includes those cul-de-sac lots. I have completed a similar analysis for the mobile homes located within Riviera Golf Estates. All mobile home sales within the subject boundary of Riviera and reported in the local MLS 2023 to the present are summarized in the table below. There is no clear indication of a premium for golf course fronting mobile homes. This could be the result of the sample size being relatively small for the non-golf course sales at only four (4). The maximum sale price indicates a premium of 4.8%, but the minimum sale price, average sale price, and median sale price are all lower for the golf course fronting parcels. I have taken this further and completed two (2) paired sales analysis to determine if a premium exists. This is shown in the table on the page that follows. Carroll & Carroll 23 Overall, market conditions have remained relatively stable over 2023; therefore, no adjustment for difference in sale date is appropriate. After reviewing the sales, only a size adjustment was applied. After applying a size adjustment, the adjusted sale prices indicate a premium of 0.3% and 11.8%. Based on the above sales, a premium between 0.3% and 11.8% could be expected for those mobile home parcels located directly on the golf course including any cul-de-sac lots. I found original marketing material for some of the subject mobile homes lots with base lot pricing. This is from when the community was originally being sold out. This lot pricing has an effective date of March 16, 1973. This price list is shown on the page that follows. Golf course fronting mobile home lots were being sold for either $8,500 or $10,000, depending on the lot and specific location. The original pricing for these superior lots indicate premiums between 30.8% and 53.9%. While these indicate higher premiums than recent sale analysis, the original marketing material confirms some sort of premium is warranted for the golf course fronting lots. Carroll & Carroll 24 Carroll & Carroll 25 I have also analyzed multiple lot sales and completed more paired sale analyses to determine if premium exist for lot views. My initial search was focused on lots sales within similar golf course communities; however, there was not adequate data and sales to complete an analysis of golf course fronting lots. Therefore, I have selected sales that feature superior view and compared those to standard lots with inferior views. This analysis is shown in the table below. The above data indicate a premium of between 8% and 27% for superior lot views. This also supports some sort of premium is warranted for the golf course fronting lots. Carroll & Carroll 26 CONCLUSION Based on the land assessments from the Collier County Property Appraiser’s Office, 64% should be allocated to the single-family parcels with the remaining 36% being allocated to the mobile home parcels. A premium between 8.8% and 15.6% could be expected for those single-family parcels located directly on the golf course, and a premium between 0.3% and 11.8% could be expected for those mobile home parcels located directly on the golf course. A premium of 9.1% could be expected for those larger single-family parcels located at the end of cul-de-sacs, and a premium of 7.5% could be expected for those larger mobile home parcels located at the end of cul-de-sacs. Based on all of these indications, a premium of 10% is concluded for all lots located along the golf course. A premium of 20% is concluded for those golf course fronting lots located on a cul-de-sac (10% Additional). CARROLL & CARROLL Joshua M. Sicard, MAI Cert Gen RZ3541 Carroll & Carroll 27 ADDENDA Carroll & Carroll 28 Carroll & Carroll 29 \\syno-fs01\Projects\2023\23-0070 Riviera Golf Course\Engineering\Memo\2023_06-22_Memo_Draft.docx DRAFT MEMORANDUM Riviera Golf Course SUBJECT: Riviera Golf Course Beneficial Use Evaluation DATE: 06/23/2023 TO: Collier County: Beth Johnssen FROM: Agnoli, Barber & Brundage: Dom Amico Project No. 23-0070 This memorandum details the findings of the modeling analyses. Furthermore, it determines the potential benefit to any offsite land in the Lely Basin as well as the use of the golf course area being converted to an interconnected wet detention system to provide improvements in water quality and quantity. The deliverables are described below: 1. Provide Concept Plan a. Proposed Lake A, B, & C 2. Revise LASIP Storm Water Model with Conceptual Plan 3. Provide Preliminary Water Quality Analysis of Conceptual Plan Preliminary LASIP Storm Water Model All LASIP model scenarios are in the NGVD datum. The model revisions based on the Conceptual Plan is provided below and depicted in the Riviera Lake Exhibit: Conceptual Plan Model Information Proposed Lake A 10.98-ac Proposed Lake B 4.50-ac Proposed Lake C 7.28-ac Proposed Link 1 72-in RCP, 443-LF Proposed Link 2 72-in RCP, 663-LF Proposed Link 3 72-in RCP, 609-LF Proposed Link 4 72-in RCP, 531-LF Proposed Link 5 72-in RCP, 857-LF Proposed Weir Crest: 4-ft NGVD Length: 36-ft Page 2 Existing conditions model results were compared to the results of the proposed interconnected three lake scenario (see attached storm modeling analysis). Node results were color-coded into three categories: node in subject property (purple), nodes downstream of proposed changes (blue), and nodes upstream of proposed changes (red). The max water surface elevation was provided for all nodes as well as the change in max water elevation (pre vs. post). The modeling results show that the proposed improvements do not have a negative (net) hydraulic impact on the basin. Predominantly all nodes remain unchanged or provide a stage reduction due to the proposed project. This analysis indicates that the upstream water can be passed through the proposed interconnected three-lake system in the Riviera community and is a viable solution that provides a more flexible storm water system. Preliminary Water Quality Analysis The water quality analysis included two different models to quantify the existing nutrient loadings and removal of nitrogen (N) and phosphorous (P) of the golf course areas to the LASIP basin and its receiving waters. The first analysis included only the existing golf course areas (36.80 ac) that are proposed to be converted to lakes. Please see Water Quality Analysis Sub-Basins 1-3 Golf Course Only section for all relevant exhibits and calculations. The goal of this approach is to quantify the loading reduction due to converting the existing golf course area to lakes. The existing land use for the golf course was classified as single family area and currently contributes 97.22 kg/yr of N and 15.36 kg/yr of P. The proposed lakes would not have an associated nitrogen or phosphorus loading rate, therefore, converting these specific golf course areas to lake area(see Water Quality Exhibit 1) will eliminate the export of nutrients to the LASIP basin. The second analysis considers the total overall area of the northwest quadrant of Riviera. Please see Water Quality Analysis Sub-Basins 1-3 section for all relevant exhibits and calculations. The proposed condition scenario consists of three interconnected sub-basins with the following land use: proposed water management lakes, single family, and highway. The conversion of golf course to an interconnected three-lake wet detention system will remove 465.96 kg/yr or 61% of the N and 104.86 kg/year or 86% of the P. In total, the land use changes result in the removal of 563.18 kg/yr of N and 120.22 kg/yr of P from the LASIP basin and its receiving waters. Conclusion Storm water modeling and water quality analyses included in this memorandum indicate that the golf course area being converted to a three-lake interconnected wet detention system will provide water quality improvements and water management flexibility for the basin. The proposed improvements include adding wet detention lakes that provide additional storage for the Riviera Community, therefore, the modeling results reflect minimal change of stage throughout the basin from the pre to post condition. The Lely basin will Page 3 significantly benefit from the reduction in nutrient loading by 563 kg/yr of Nitrogen and 120 kg/yr reduction of Phosphorus. Nutrient Analysis Riviera Golf Course LAKE A 478,590 SF. 10.98 AC. LAKE C 317,210 SF. 7.28 AC. LAKE B 195,912 SF. 4.50 AC. 443LF 72in. RCP 663LF 72in. RCP 531LF 72in. RCP 609LF 72in. RCP 857LF 72in. RCP PROPOSED WEIR CREST: 4ft. NGVD 36ft. LONG A G N O L I BARBER&BRUNDAGE,INC.N KMD 0 50 24x36 SCALE: 1" = 100' 100 100 RIVIERA LAKE EXHIBIT Riviera Conceptual Plan Storm Modeling Analysis Ref No. Node Name Max Water Elevation (ft) Ref No. Node Name Max Water Elevation (ft) Change in Max Water Elevation (ft) Change in Max Water Elevation (in) 1 445 8.33 1 445 8.33 0.00 0.00 2 CS-1 DS 9.63 2 CS-1 DS 9.63 0.00 0.00 3 CS-2 DS 9.66 3 CS-2 DS 9.66 0.00 0.00 4 DphinPlza 9.61 4 DphinPlza 9.61 0.00 0.00 5 HC00125 6.20 5 HC00125 6.17 0.03 0.31 6 Ibis Cove 12.99 6 Ibis Cove 12.99 0.00 0.00 7 Ibis S1 11.16 7 Ibis S1 11.16 0.00 0.00 8 Madison 12.44 8 Madison 12.44 0.00 0.00 9 MadisonS1 12.06 9 MadisonS1 12.06 0.00 0.00 10 N-1173+40D 9.60 10 N-1173+40D 9.60 0.00 0.01 11 N-1173+40U 12.35 11 N-1173+40U 12.35 0.00 0.02 12 N07C007C 6.61 12 N07C007C 6.58 0.03 0.38 13 N09C0120 8.82 13 N09C0120 8.82 0.00 0.00 14 N09S0140 8.87 14 N09S0140 8.87 0.00 0.00 15 N0C0003A 3.65 15 N0C0003A 3.65 0.00 -0.01 16 N0C0005A 4.00 16 N0C0005A 4.00 0.00 -0.02 17 N0C0025A 4.23 17 N0C0025A 4.23 0.00 -0.04 18 N0C0025B 4.03 18 N0C0025B 4.03 0.00 -0.02 19 19 0.00 0.00 20 N0C0026 4.41 20 N0C0026 4.41 0.00 -0.05 21 N0C0027 4.42 21 N0C0027 4.42 0.00 -0.05 22 N0C0035A 5.53 22 N0C0035A 5.53 0.00 0.00 23 N0C0035B 5.49 23 N0C0035B 5.49 0.00 0.00 24 N0C0045A 5.88 24 N0C0045A 5.88 0.00 0.00 25 N0C0045B 5.78 25 N0C0045B 5.78 0.00 -0.01 26 N0C0047A 6.01 26 N0C0047A 6.01 0.00 0.00 27 N0C0047AB 5.99 27 N0C0047AB 5.99 0.00 0.00 28 N0C0047B 5.93 28 N0C0047B 5.93 0.00 0.00 29 N0C0055A 6.19 29 N0C0055A 6.19 0.00 0.00 30 N0C0055B 6.22 30 N0C0055B 6.22 0.00 0.00 31 N0C0057A 7.98 31 N0C0057A 7.98 0.00 0.00 32 N0C0057B 7.97 32 N0C0057B 7.97 0.00 0.00 33 N0C0059A 8.15 33 N0C0059A 8.15 0.00 0.00 34 N0C0059B 8.13 34 N0C0059B 8.13 0.00 0.00 35 N0C0061A 8.20 35 N0C0061A 8.20 0.00 0.00 36 N0C0061B 8.19 36 N0C0061B 8.19 0.00 0.00 Existing Proposed T3.2 Nodes in subject property Nodes Downstream of proposed change Nodes Upstream of proposed change Page 1 of 8 Ref No. Node Name Max Water Elevation (ft) Ref No. Node Name Max Water Elevation (ft) Change in Max Water Elevation (ft) Change in Max Water Elevation (in) Existing Proposed T3.2 Nodes in subject property Nodes Downstream of proposed change Nodes Upstream of proposed change 37 N0C0062B 8.30 37 N0C0062B 8.30 0.00 0.00 38 N0C0063A 8.30 38 N0C0063A 8.30 0.00 0.00 39 N0C0063B 8.30 39 N0C0063B 8.30 0.00 0.00 40 N0C0064A 8.35 40 N0C0064A 8.35 0.00 0.00 41 N0C0064B 8.35 41 N0C0064B 8.35 0.00 0.00 42 N0C0064C 8.35 42 N0C0064C 8.35 0.00 0.00 43 N0C0064D 8.34 43 N0C0064D 8.34 0.00 0.00 44 N0C0065A 8.36 44 N0C0065A 8.36 0.00 0.00 45 N0C0065B 8.36 45 N0C0065B 8.36 0.00 0.00 46 N0C0066A 8.36 46 N0C0066A 8.36 0.00 0.00 47 N0C0066B 8.36 47 N0C0066B 8.36 0.00 0.00 48 N0C0069B 8.40 48 N0C0069B 8.40 0.00 0.00 49 N0C0070A 8.40 49 N0C0070A 8.40 0.00 0.00 50 N0C0070B 8.40 50 N0C0070B 8.40 0.00 0.00 51 N0C0071A 8.48 51 N0C0071A 8.48 0.00 0.00 52 N0C0071B 8.48 52 N0C0071B 8.48 0.00 0.00 53 N0C0072A 8.50 53 N0C0072A 8.50 0.00 0.00 54 N0C0072B 8.50 54 N0C0072B 8.50 0.00 0.00 55 N0C0073A 9.03 55 N0C0073A 9.03 0.00 0.00 56 N0C0073B 9.03 56 N0C0073B 9.03 0.00 0.00 57 N0C0075A 9.03 57 N0C0075A 9.03 0.00 0.00 58 N0C0075B 9.03 58 N0C0075B 9.03 0.00 0.00 59 N0S0080 3.47 59 N0S0080 3.47 0.00 -0.01 60 N0S0110 6.21 60 N0S0110 6.21 0.00 0.00 61 N0S0120 4.50 61 N0S0120 4.50 0.00 -0.04 62 N10C0005A 6.60 62 N10C0005A 6.56 0.03 0.40 63 N10C0007A 6.63 63 N10C0007A 6.60 0.03 0.36 64 N10C0015A 6.69 64 N10C0015A 6.66 0.02 0.30 65 N10C0025A 6.69 65 N10C0025A 6.66 0.03 0.30 66 N10C0025B 6.69 66 N10C0025B 6.66 0.02 0.29 67 N10C007B 6.62 67 N10C007B 6.59 0.03 0.36 68 N11C0005A 6.19 68 N11C0005A 6.19 0.00 -0.01 69 N12C0005A 8.68 69 N12C0005A 8.68 0.00 0.00 70 N12C0015A 8.90 70 N12C0015A 8.90 0.00 0.00 71 N12C0015B 8.87 71 N12C0015B 8.87 0.00 0.00 72 N13C0005B 8.28 72 N13C0005B 8.28 0.00 0.00 Ref No. Node Name Max Water Elevation (ft) Ref No. Node Name Max Water Elevation (ft) Change in Max Water Elevation (ft) Change in Max Water Elevation (in) Existing Proposed T3.2 Nodes in subject property Nodes Downstream of proposed change Nodes Upstream of proposed change 73 N13C0010A 8.28 73 N13C0010A 8.28 0.00 0.00 74 N13S0100A 8.30 74 N13S0100A 8.30 0.00 0.00 75 N14C0005A 8.47 75 N14C0005A 8.47 0.00 0.00 76 N14C0005B 8.47 76 N14C0005B 8.47 0.00 0.00 77 N14C0007A 8.47 77 N14C0007A 8.47 0.00 0.00 78 N14C0007B 7.24 78 N14C0007B 7.22 0.02 0.28 79 N14S0080 8.44 79 N14S0080 8.44 0.00 0.00 80 N15C0005 9.03 80 N15C0005 9.03 0.00 0.00 81 N15C0005B 9.03 81 N15C0005B 9.03 0.00 0.00 82 N15C0015B 6.68 82 N15C0015B 6.66 0.03 0.30 83 N16C0005A 9.19 83 N16C0005A 9.19 0.00 0.00 84 N1C0005A 4.24 84 N1C0005A 4.25 0.00 -0.04 85 N1C0007B 5.49 85 N1C0007B 5.50 -0.01 -0.12 86 N1C0015A 6.33 86 N1C0015A 6.31 0.02 0.29 86.1 86.1 0.00 0.00 87 N1C0015B 6.21 87 N1C0015B 6.24 -0.03 -0.32 88 N1C0015C 5.85 88 N1C0015C 5.87 -0.02 -0.19 89 N1C0021A 6.34 89 N1C0021A 6.31 0.03 0.34 90 N1C0025A 6.58 90 N1C0025A 6.54 0.04 0.42 91 N1C0025B 6.54 91 N1C0025B 6.41 0.12 1.45 92 N1C0035A 6.81 92 N1C0035A 6.77 0.04 0.46 93 N1C0037A 7.07 93 N1C0037A 7.05 0.02 0.22 94 N1C0037B 7.04 94 N1C0037B 7.02 0.02 0.23 95 N1C0039A 7.09 95 N1C0039A 7.08 0.02 0.20 96 N1C0043A 7.24 96 N1C0043A 7.22 0.02 0.19 97 N1C0043B 7.22 97 N1C0043B 7.21 0.02 0.19 98 N1C0045A 7.29 98 N1C0045A 7.28 0.02 0.18 99 N1C0045B 7.29 99 N1C0045B 7.28 0.02 0.19 100 N1C0053A 8.77 100 N1C0053A 8.77 0.00 0.00 101 N1C0053B 8.66 101 N1C0053B 8.66 0.00 0.00 102 N1C0057A 8.79 102 N1C0057A 8.79 0.00 0.00 103 N1C0065A 8.89 103 N1C0065A 8.89 0.00 0.00 104 N1C0065B 8.83 104 N1C0065B 8.83 0.00 0.00 105 N1C0075A 8.96 105 N1C0075A 8.96 0.00 0.00 106 N1C0075B 8.96 106 N1C0075B 8.95 0.00 0.01 107 N1C0085A 9.01 107 N1C0085A 9.01 0.00 0.00 Page 3 of 8 Ref No. Node Name Max Water Elevation (ft) Ref No. Node Name Max Water Elevation (ft) Change in Max Water Elevation (ft) Change in Max Water Elevation (in) Existing Proposed T3.2 Nodes in subject property Nodes Downstream of proposed change Nodes Upstream of proposed change 108 N1C0085B 9.01 108 N1C0085B 9.01 0.00 0.00 109 N1C0095A 9.09 109 N1C0095A 9.09 0.00 0.00 110 N1C0095B 9.09 110 N1C0095B 9.08 0.00 0.01 111 N1C0105A 9.59 111 N1C0105A 9.59 0.00 0.00 112 N1C0105B 9.23 112 N1C0105B 9.23 0.00 0.00 113 N1C0105C 9.23 113 N1C0105C 9.23 0.00 0.00 114 N1C0105D 9.60 114 N1C0105D 9.60 0.00 0.01 115 N1C0105E 9.61 115 N1C0105E 9.61 0.00 0.00 116 N1C0107A 9.63 116 N1C0107A 9.63 0.00 0.00 117 N1C0109A 9.68 117 N1C0109A 9.67 0.00 0.01 118 N1P0107A 9.63 118 N1P0107A 9.63 0.00 0.00 119 N1P0107B 9.61 119 N1P0107B 9.61 0.00 0.00 120 N1S0146 7.33 120 N1S0146 7.32 0.02 0.18 121 N1S0149 8.71 121 N1S0149 8.71 0.00 0.00 122 N1S0149B 8.67 122 N1S0149B 8.67 0.00 0.00 123 N20C0010 11.01 123 N20C0010 11.01 0.00 0.00 124 N20C0015 10.91 124 N20C0015 10.91 0.00 0.00 125 N20C0020 10.86 125 N20C0020 10.86 0.00 0.00 126 N8C0005A 5.89 126 N8C0005A 5.89 0.00 -0.01 127 N8C0015A 5.95 127 N8C0015A 5.95 0.00 0.00 128 N8C0015B 5.93 128 N8C0015B 5.93 0.00 -0.01 129 N8S0101 6.15 129 N8S0101 6.15 0.00 0.00 130 N9C0025A 6.78 130 N9C0025A 6.78 0.00 0.00 131 N9C0025B 6.72 131 N9C0025B 6.72 0.00 0.00 132 N9C0027A 6.88 132 N9C0027A 6.88 0.00 -0.01 133 N9C0027B 6.84 133 N9C0027B 6.84 0.00 0.00 134 N9C0045A 8.73 134 N9C0045A 8.73 0.00 0.00 135 N9C0045B 7.92 135 N9C0045B 7.92 0.00 0.05 136 136 0.00 0.00 137 N9C0050A 6.53 137 N9C0050A 6.53 0.00 0.00 138 N9C0050B 6.61 138 N9C0050B 6.61 0.00 0.00 139 N9C0052 6.94 139 N9C0052 6.94 0.00 0.00 140 N9C0055 8.82 140 N9C0055 8.82 0.00 0.00 141 N9C0055A 8.86 141 N9C0055A 8.86 0.00 0.00 142 142 0.00 0.00 143 N9C0055B 8.82 143 N9C0055B 8.82 0.00 0.00 Page 4 of 8 Ref No. Node Name Max Water Elevation (ft) Ref No. Node Name Max Water Elevation (ft) Change in Max Water Elevation (ft) Change in Max Water Elevation (in) Existing Proposed T3.2 Nodes in subject property Nodes Downstream of proposed change Nodes Upstream of proposed change 144 N9C0065A 8.86 144 N9C0065A 8.86 0.00 0.00 145 N9C0075 8.87 145 N9C0075 8.87 0.00 0.00 146 N9C0075B 8.87 146 N9C0075B 8.87 0.00 0.00 147 147 0.00 0.00 148 N9C0076 8.87 148 N9C0076 8.87 0.00 0.00 149 N9C0077 8.87 149 N9C0077 8.87 0.00 0.00 150 N9C0077A 8.87 150 N9C0077A 8.87 0.00 0.00 151 N9C0085 8.87 151 N9C0085 8.87 0.00 0.00 152 N9C0095A 8.88 152 N9C0095A 8.88 0.00 0.00 153 N9C0095B 8.88 153 N9C0095B 8.88 0.00 0.00 154 N9C0110 7.39 154 N9C0110 7.38 0.01 0.08 155 N9S0010 6.05 155 N9S0010 6.05 0.00 0.00 156 N9S0020 6.06 156 N9S0020 6.06 0.00 0.00 157 N9S0030 6.10 157 N9S0030 6.10 0.00 0.00 158 N9S0040 6.14 158 N9S0040 6.14 0.00 0.00 159 N9S0100A 7.18 159 N9S0100A 7.18 0.00 0.01 160 N9S0100B 7.09 160 N9S0100B 7.08 0.01 0.07 161 N9S0110 7.50 161 N9S0110 7.49 0.01 0.12 162 N9S0110B 8.01 162 N9S0110B 8.03 -0.02 -0.25 163 N9S0111B 8.73 163 N9S0111B 8.73 0.00 0.00 164 164 0.00 0.00 165 N_EXIST_1 3.32 165 N_EXIST_1 3.32 0.00 -0.01 166 N_EXIST_2 2.91 166 N_EXIST_2 2.91 0.00 -0.01 167 N_EXIST_3 2.57 167 N_EXIST_3 2.57 0.00 0.00 168 N_EXIST_4 2.00 168 N_EXIST_4 2.00 0.00 0.00 169 N_LAKE_OUT 3.42 169 N_LAKE_OUT 3.43 0.00 -0.02 170 New Hope 1 12.04 170 New Hope 1 12.04 0.00 0.00 171 New Hope 2 11.43 171 New Hope 2 11.43 0.00 0.00 172 NH00C0115A 4.84 172 NH00C0115A 4.83 0.01 0.08 173 NH00C0115B 3.47 173 NH00C0115B 3.46 0.00 0.04 174 NLINK12A 9.03 174 NLINK12A 9.03 0.00 0.00 175 NLINK12B 8.83 175 NLINK12B 8.83 0.00 0.00 176 NLINK12D 8.50 176 NLINK12D 8.50 0.00 0.00 177 Node100 7.06 177 Node100 7.06 0.00 0.00 178 Node101 7.13 178 Node101 7.13 0.00 0.01 179 Node102 7.22 179 Node102 7.22 0.00 0.00 Page 5 of 8 Ref No. Node Name Max Water Elevation (ft) Ref No. Node Name Max Water Elevation (ft) Change in Max Water Elevation (ft) Change in Max Water Elevation (in) Existing Proposed T3.2 Nodes in subject property Nodes Downstream of proposed change Nodes Upstream of proposed change 180 Node103 7.14 180 Node103 7.14 0.00 0.00 181 Node104 7.27 181 Node104 7.27 0.00 0.00 182 Node105 7.22 182 Node105 7.22 0.00 0.00 183 Node107 7.33 183 Node107 7.32 0.00 0.01 184 Node108 7.28 184 Node108 7.28 0.00 0.00 185 Node109 7.35 185 Node109 7.35 0.00 0.00 186 Node110 7.34 186 Node110 7.34 0.00 0.00 187 Node111 7.35 187 Node111 7.35 0.00 0.01 188 Node112 7.35 188 Node112 7.35 0.00 0.00 189 Node113 7.36 189 Node113 7.35 0.00 0.01 190 Node114 7.35 190 Node114 7.35 0.00 0.00 191 Node115 7.36 191 Node115 7.36 0.00 0.01 192 Node116 7.36 192 Node116 7.36 0.00 0.00 193 Node117 7.36 193 Node117 7.36 0.00 0.00 194 Node119 7.37 194 Node119 7.37 0.00 0.00 195 Node120 7.36 195 Node120 7.36 0.00 0.00 196 Node121 7.37 196 Node121 7.37 0.00 0.00 197 Node122 7.37 197 Node122 7.37 0.00 0.00 198 Node123 7.37 198 Node123 7.37 0.00 0.00 199 Node124 7.37 199 Node124 7.37 0.00 0.00 200 Node125 7.37 200 Node125 7.37 0.00 0.00 201 Node127 8.47 201 Node127 8.47 0.00 0.00 202 Node130 8.47 202 Node130 8.47 0.00 0.00 203 Node16 6.68 203 Node16 6.65 0.02 0.30 204 Node30 9.76 204 Node30 9.76 0.00 0.00 205 Node31 11.04 205 Node31 11.04 0.00 0.00 206 Node32 11.06 206 Node32 11.06 0.00 0.00 207 Node33 11.10 207 Node33 11.10 0.00 0.00 208 208 0.00 0.00 209 Node68 7.69 209 Node68 7.69 0.00 0.04 210 Node69 7.91 210 Node69 7.96 -0.05 -0.64 211 Node81 8.01 211 Node81 8.03 -0.02 -0.25 212 Node82 6.18 212 Node82 6.18 0.00 0.00 213 Node83 6.59 213 Node83 6.59 0.00 -0.01 214 Node84 6.55 214 Node84 6.55 0.00 0.00 215 Node85 6.14 215 Node85 6.14 0.00 0.00 Page 6 of 8 Ref No. Node Name Max Water Elevation (ft) Ref No. Node Name Max Water Elevation (ft) Change in Max Water Elevation (ft) Change in Max Water Elevation (in) Existing Proposed T3.2 Nodes in subject property Nodes Downstream of proposed change Nodes Upstream of proposed change 216 Node88 8.85 216 Node88 8.85 0.00 0.00 217 Node89 8.87 217 Node89 8.87 0.00 0.00 218 Node94 8.47 218 Node94 8.47 0.00 0.00 219 Node95 8.47 219 Node95 8.47 0.00 0.00 220 Node96 8.47 220 Node96 8.47 0.00 0.00 221 Node97 8.47 221 Node97 8.47 0.00 0.00 222 Node_23M 8.33 222 Node_23M 8.33 0.00 0.00 223 Node_25M 9.03 223 Node_25M 9.03 0.00 0.00 224 Node_32_L 9.03 224 Node_32_L 9.03 0.00 0.00 225 NPOLLY_AVA 6.69 225 NPOLLY_AVA 6.69 0.00 0.00 226 NPOLLY_AVB 6.36 226 NPOLLY_AVB 6.36 0.00 0.00 227 NRIV_LK1 6.25 227 NRIV_LK1 6.25 0.00 0.00 228 NRIV_LK2 6.25 228 NRIV_LK2 6.25 0.00 0.00 229 NRIV_LK3A 7.24 229 NRIV_LK3A 7.24 0.00 0.01 230 NRIV_LK3B 6.39 230 NRIV_LK3B 6.39 0.00 0.01 231 NRIV_W_OUT 5.75 231 NRIV_W_OUT 5.75 0.00 -0.05 232 NS0053B 8.73 232 NS0053B 8.73 0.00 0.00 233 NSANTABARB 11.96 233 NSANTABARB 11.96 0.00 0.00 234 NWCBRNC01 6.15 234 NWCBRNC01 6.15 0.00 0.00 235 NWCBRNC05 7.33 235 NWCBRNC05 7.33 0.00 0.00 236 NWCBRNC07 7.35 236 NWCBRNC07 7.35 0.00 0.00 237 NWCBRNC09 7.36 237 NWCBRNC09 7.36 0.00 0.00 238 NWCBRNC10 7.37 238 NWCBRNC10 7.37 0.00 0.01 239 NWCBRNC12 7.37 239 NWCBRNC12 7.37 0.00 0.00 240 NWCBRNC13 7.37 240 NWCBRNC13 7.37 0.00 0.00 241 NWCBRNS02 6.18 241 NWCBRNS02 6.18 0.00 0.00 242 NWCBRNS03 7.05 242 NWCBRNS03 7.04 0.00 0.01 243 NWCBRNS04 7.06 243 NWCBRNS04 7.06 0.00 0.00 244 NWCBRNS06 7.34 244 NWCBRNS06 7.34 0.00 0.00 245 NWCBRNS08 7.35 245 NWCBRNS08 7.35 0.00 0.00 246 NWCBRNS11 7.37 246 NWCBRNS11 7.37 0.00 0.00 247 Plantaion 12.52 247 Plantaion 12.52 0.00 0.00 248 PlantS 11.02 248 PlantS 11.02 0.00 0.00 249 S-101 6.69 249 S-101 6.69 0.00 0.00 250 S67 8.67 250 S67 8.67 0.00 0.00 251 SabalBi2 3.92 251 SabalBi2 3.92 0.00 -0.02 Page 7 of 8 Ref No. Node Name Max Water Elevation (ft) Ref No. Node Name Max Water Elevation (ft) Change in Max Water Elevation (ft) Change in Max Water Elevation (in) Existing Proposed T3.2 Nodes in subject property Nodes Downstream of proposed change Nodes Upstream of proposed change 252 SabalBri1U 3.93 252 SabalBri1U 3.93 0.00 -0.02 253 SabalLake 12.66 253 SabalLake 12.66 0.00 -0.01 254 SabalS 10.93 254 SabalS 10.93 0.00 0.00 255 SabilBri2D 3.59 255 SabilBri2D 3.59 0.00 -0.02 256 SabilBri2U 3.59 256 SabilBri2U 3.59 0.00 -0.01 257 SanBarbLdg 11.01 257 SanBarbLdg 11.01 0.00 0.00 258 SBB 2 Str 9.09 258 SBB 2 Str 9.09 0.00 0.00 259 SBB3 11.49 259 SBB3 11.49 0.00 0.00 260 SBB3Struc 9.23 260 SBB3Struc 9.23 0.00 0.00 261 Wildwood 12.00 261 Wildwood 12.00 0.00 0.00 262 Wldwd Str 9.73 262 Wldwd Str 9.73 0.00 0.00 263 N1C0015A.1 6.27 -6.27 -75.24 264 PropLakeA 6.44 -6.44 -77.30 265 PropLakeB 6.39 -6.39 -76.73 266 PropLakeC 6.42 -6.42 -77.08 267 Node140 6.52 -6.52 -78.23 Page 8 of 8 Nutrient Analysis Water Quality Analysis Sub-Basins 1-3 Golf Course Only LAKE A 478,590 SF. 10.98 AC. LAKE C 317,210 SF. 7.28 AC. LAKE B 195,912 SF. 4.50 AC. 443LF 72in. RCP 663LF 72in. RCP 531LF 72in. RCP 609LF 72in. RCP 857LF 72in. RCP PROPOSED WEIR CREST: 4ft. NGVD 36ft. LONG A G N O L I BARBER&BRUNDAGE,INC.N KMD 0 50 24x36 SCALE: 1" = 100' 100 100 RIVIERA LAKE EXHIBIT GOLF COURSE 18.36 ac GOLF COURSE 8.03 ac GOLF COURSE 10.41 ac Water Quality Exhibit 1 Complete Report (not including cost) Ver 4.3.5 Project: Riviera - Golf Course Only Date: 6/21/2023 8:20:33 AM Site and Catchment Information Analysis: BMP Analysis Catchment Name Basin 1 Rainfall Zone Florida Zone 4 Annual Mean Rainfall 52.50 Pre-Condition Landuse Information Landuse Undeveloped - Upland Hardwood: TN=1.042 TP=0.346 Area (acres)36.80 Rational Coefficient (0-1)0.16 Non DCIA Curve Number 83.00 DCIA Percent (0-100)0.00 Nitrogen EMC (mg/l)1.042 Phosphorus EMC (mg/l)0.346 Runoff Volume (ac-ft/yr)25.953 Groundwater N (kg/yr)0.000 Groundwater P (kg/yr)0.000 Nitrogen Loading (kg/yr)33.344 Phosphorus Loading (kg/yr)11.072 Post-Condition Landuse Information Landuse Single-Family: TN=2.070 TP=0.327 Area (acres)36.80 Rational Coefficient (0-1)0.24 Non DCIA Curve Number 84.00 DCIA Percent (0-100)10.00 Wet Pond Area (ac)0.00 Nitrogen EMC (mg/l)2.070 Phosphorus EMC (mg/l)0.327 Runoff Volume (ac-ft/yr)38.093 Groundwater N (kg/yr)0.000 Groundwater P (kg/yr)0.000 Nitrogen Loading (kg/yr)97.224 Phosphorus Loading (kg/yr)15.359 6/21/2023 Catchment Number: 1 Name: Basin 1 Project: Riviera - Golf Course Only Date: 6/21/2023 None Design Watershed Characteristics Surface Water Discharge Media Mix Information Groundwater Discharge (Stand-Alone) Load Diagram for None (stand-alone) Catchment Area (acres)36.80 Contributing Area (acres)36.800 Non-DCIA Curve Number 84.00 DCIA Percent 10.00 Rainfall Zone Florida Zone 4 Rainfall (in)52.50 Required TN Treatment Efficiency (%) Provided TN Treatment Efficiency (%) Required TP Treatment Efficiency (%) Provided TP Treatment Efficiency (%) Type of Media Mix Not Specified Media N Reduction (%)0.000 Media P Reduction (%)0.000 Treatment Rate (MG/yr)0.000 TN Mass Load (kg/yr)0.000 TN Concentration (mg/L)0.000 TP Mass Load (kg/yr)0.000 TP Concentration (mg/L)0.000 Load N: 97.22 kg/yr P: 15.36 kg/yr →Treatment N: % P: % →Surface Discharge N: 97.22 kg/yr P: 15.36 kg/yr Mass Reduction 6/21/2023 Load Diagram for None ( As Used In Routing) Summary Treatment Report Version: 4.3.5 Summary Report Nitrogen Phosphorus ↓N: 0.00 kg/yr P: 0.00 kg/yr Upstream Nodes None Load N: 97.22 kg/yr P: 15.36 kg/yr Q: 38.09 ac-ft →Treatment N: 0.0 % P: 0.0 % → Mass Discharged N: 97.22 kg/yr P: 15.36 kg/yr Q: 38.09 ac-ft ↓ Mass Removed N: 0.00 kg/yr P: 0.00 kg/yr Project: Riviera -Golf Course Only Analysis Type: BMP Analysis BMP Types: Catchment 1 -(Basin 1) None Based on % removal values to the nearest percent Date:6/21/2023 Routing Summary Catchment 1 Routed to Outlet Surface Water Discharge Total N post load 97.22 kg/yr Percent N load reduction % Provided N discharge load 97.22 kg/yr 214.38 lb/yr Provided N load removed kg/yr lb/yr Surface Water Discharge Total P post load 15.359 kg/yr Percent P load reduction % Provided P discharge load 15.359 kg/yr 33.87 lb/yr Provided P load removed kg/yr lb/yr 6/21/2023 Nutrient Analysis Water Quality Analysis Sub-Basins 1-3 LAKE A 478,590 SF. 10.98 AC. LAKE C 317,210 SF. 7.28 AC. LAKE B 195,912 SF. 4.50 AC. 443LF 72in. RCP 663LF 72in. RCP 531LF 72in. RCP 609LF 72in. RCP 857LF 72in. RCP PROPOSED WEIR CREST: 4ft. NGVD 36ft. LONG A G N O L I BARBER&BRUNDAGE,INC.N KMD 0 50 24x36 SCALE: 1" = 100' 100 100 RIVIERA LAKE EXHIBIT SUB-BASIN 1 64.41 ac SUB-BASIN 3 41.43 ac SUB-BASIN 2 20.51 ac Water Quality Exhibit 2 Riviera Golf Course - Water Quality Analysis Agnoli, Barber, & Brundage Inc. 21-Jun-23 I. Land Use Areas (ac) Sub-Basin Water Management Lakes - 10.98 7.28 4.50 22.76 Uplands 126.35 - - - - Highways - 3.77 0.87 2.67 7.31 Single Family 49.66 12.36 34.26 96.28 TOTAL 126.35 64.41 20.51 41.43 126.35 Totals32 Summary Page 1Exist 3.00 -10.98 7.28 4.50 -9.33 6.19 3.83 -12.00 12.00 12.00 - 12,000 12,000 12,000 - 69.42 46.03 28.45 - 163 437 97 - - 21.00 - - - 199 - 31 Annual Residence Time (days) Adjusted Perm Pool Volume (acft) * Adjusted Annual Residence Time (days) Water Management Lakes (acres) Assumed Excavation Volume (cy/acre) Perm Pool Volume (acft) 2Basin minus 15% for littoral shelf Exist II. Estimated Permanent Pool Volume Proposed Water Management Lake Depth (ft) * The permanent pool volume was adjusted for certain basins to not exceed 200 days of annual residence time. 52.5 Non-DCIA DCIA Land Use Classifications (ac)(ac) Uplands 0.0% 0.0%126.35 0.00 0.0%83 Totals 126.35 126.35 0.00 Pre-Development Lake System Permanent Pool Volume [ac-ft] = Annual Rainfall Basis [in] = 98 Impervious Coverage Total Coverage (ac) Pervious Coverage Impervious CN Calculated Non-DCIA CN Impervious Balance %Non- DCIA %DCIA %DCIA of Total Pervious CN 83.0126.35 100.0% 0.0% Sub-Basin 1 69.42 52.5 Non-DCIA DCIA Land Use Classifications (ac)(ac) Water Management Lakes 100.0% 0.0%0.00 10.98 100.0%84 Highways 60.0% 0.0%1.51 2.26 60.0%95 Single Family 70.0% 5.0%16.64 33.02 66.5% 92 Totals 64.41 18.14 46.27 Average 66.04% %DCIA of Total Pervious CN Impervious CN Calculated Non-DCIA CN(ac) Post-Development Lake System Permanent Pool Volume [ac-ft] = Annual Rainfall Basis [in] = Impervious Coverage Total Coverage Pervious Coverage Impv. Balance %Non- DCIA %DCIA 10.98 0.0% 100.0%98 98.0 3.77 40.0% 100.0%98 95.0 49.66 30.0% 95.0%98 92.6 92.79 Sub-Basin 2 46.03 52.5 Non-DCIA DCIA Land Use Classifications (ac)(ac) Water Management Lakes 100.0% 0.0%0.00 7.28 100.0%84 Highways 60.0% 0.0%0.35 0.52 60.0%95 Single Family 70.0% 5.0%4.14 8.22 66.5% 92 Totals 20.51 4.49 16.02 Average 66.07% Post-Development Impv. Balance %Non- DCIA 40.0% Lake System Permanent Pool Volume [ac-ft] = Annual Rainfall Basis [in] = Impervious Coverage %DCIA 100.0% Total Coverage (ac) 7.28 0.87 12.36 Pervious Coverage 0.0% 98 Impervious CN 98 100.0% 95.0%30.0% %DCIA of Total Pervious CN 92.78 98 Calculated Non-DCIA CN 98.0 95.0 92.6 Sub-Basin 3 28.45 52.5 Non-DCIA DCIA Land Use Classifications (ac)(ac) Water Management Lakes 100.0% 0.0%0.00 4.50 100.0%84 Highways 60.0% 0.0%1.07 1.60 60.0%95 Single Famliy 70.0% 5.0%11.48 22.78 66.5% 92 Totals 41.43 12.55 28.88 Average 66.03% 92.80 34.26 30.0% 95.0%98 92.6 2.67 40.0% 100.0%98 95.0 4.50 0.0% 100.0%98 98.0 %DCIA of Total Pervious CN Impervious CN Calculated Non-DCIA CN(ac) Post-Development Lake System Permanent Pool Volume [ac-ft] = Annual Rainfall Basis [in] = Impervious Coverage Total Coverage Pervious Coverage Impv. Balance %Non- DCIA %DCIA Complete Report (not including cost) Ver 4.3.5 Project: Riviera Golf Course - Lakes Date: 6/21/2023 8:36:43 AM Site and Catchment Information Analysis: BMP Analysis Catchment Name Sub Basin 1 Sub Basin 2 Sub Basin 3 Rainfall Zone Florida Zone 4 Florida Zone 4 Florida Zone 4 Annual Mean Rainfall 52.50 52.50 52.50 Pre-Condition Landuse Information Landuse Undeveloped - Upland Hardwood: TN=1.042 TP=0.346 Undeveloped - Upland Hardwood: TN=1.042 TP=0.346 Undeveloped - Upland Hardwood: TN=1.042 TP=0.346 Area (acres)64.41 20.51 41.43 Rational Coefficient (0-1)0.16 0.16 0.16 Non DCIA Curve Number 83.00 83.00 83.00 DCIA Percent (0- 100)0.00 0.00 0.00 Nitrogen EMC (mg/l)1.042 1.042 1.042 Phosphorus EMC (mg/l)0.346 0.346 0.346 Runoff Volume (ac-ft/yr)45.425 14.465 29.219 Groundwater N (kg/yr)0.000 0.000 0.000 Groundwater P (kg/yr)0.000 0.000 0.000 Nitrogen Loading (kg/yr)58.362 18.584 37.540 Phosphorus Loading (kg/yr)19.379 6.171 12.465 Post-Condition Landuse Information Landuse Single-Family: TN=2.070 TP=0.327 Single-Family: TN=2.070 TP=0.327 Single-Family: TN=2.070 TP=0.327 Area (acres)64.41 20.51 41.43 6/21/2023 Catchment Number: 1 Name: Sub Basin 1 Project: Riviera Golf Course -Lakes Date: 6/21/2023 Wet Detention with Littoral Shelf Design Watershed Characteristics Surface Water Discharge Rational Coefficient (0-1)0.66 0.66 0.66 Non DCIA Curve Number 92.79 92.78 92.80 DCIA Percent (0- 100)66.04 66.07 66.03 Wet Pond Area (ac)10.98 7.28 4.50 Nitrogen EMC (mg/l)2.070 2.070 2.070 Phosphorus EMC (mg/l)0.327 0.327 0.327 Runoff Volume (ac-ft/yr)155.378 38.476 107.405 Groundwater N (kg/yr)0.000 0.000 0.000 Groundwater P (kg/yr)0.000 0.000 0.000 Nitrogen Loading (kg/yr)396.573 98.201 274.132 Phosphorus Loading (kg/yr)62.647 15.513 43.305 Permanent Pool Volume (ac-ft)69.420 Permanent Pool Volume (ac-ft) for 31 days residence 13.196 Annual Residence Time (days)163 Littoral Zone Efficiency Credit 15 Wetland Efficiency Credit Catchment Area (acres)64.41 Contributing Area (acres)53.430 Non-DCIA Curve Number 92.79 DCIA Percent 66.04 Rainfall Zone Florida Zone 4 Rainfall (in)52.50 Required TN Treatment Efficiency (%) Provided TN Treatment Efficiency (%)51 6/21/2023 Media Mix Information Groundwater Discharge (Stand-Alone) Load Diagram for Wet Detention with Littoral Shelf (stand-alone) Load Diagram for Wet Detention ( As Used In Routing) Catchment Number: 2 Name: Sub Basin 2 Required TP Treatment Efficiency (%) Provided TP Treatment Efficiency (%)81 Type of Media Mix Not Specified Media N Reduction (%) Media P Reduction (%) Treatment Rate (MG/yr)0.000 TN Mass Load (kg/yr)0.000 TN Concentration (mg/L)0.000 TP Mass Load (kg/yr)0.000 TP Concentration (mg/L)0.000 Load N: 396.57 kg/yr P: 62.65 kg/yr →Treatment N: 51 % P: 81 % →Surface Discharge N: 193.47 kg/yr P: 11.65 kg/yr ↓Mass Reduction N: 203.10 kg/yr P: 50.99 kg/yr Upstream Nodes None Load N: 396.57 kg/yr P: 62.65 kg/yr Q: 155.38 ac-ft →Treatment N: 51.2 % P: 81.4 % → Mass Discharged N: 193.47 kg/yr P: 11.65 kg/yr Q: 155.38 ac-ft ↓ Mass Removed N: 203.10 kg/yr P: 50.99 kg/yr 6/21/2023 Project: Riviera Golf Course -Lakes Date: 6/21/2023 Wet Detention with Littoral Shelf Design Watershed Characteristics Surface Water Discharge Media Mix Information Groundwater Discharge (Stand-Alone) Load Diagram for Wet Detention with Littoral Shelf (stand-alone) Permanent Pool Volume (ac-ft)21.000 Permanent Pool Volume (ac-ft) for 31 days residence 3.268 Annual Residence Time (days)199 Littoral Zone Efficiency Credit 15 Wetland Efficiency Credit Catchment Area (acres)20.51 Contributing Area (acres)13.230 Non-DCIA Curve Number 92.78 DCIA Percent 66.07 Rainfall Zone Florida Zone 4 Rainfall (in)52.50 Required TN Treatment Efficiency (%) Provided TN Treatment Efficiency (%)51 Required TP Treatment Efficiency (%) Provided TP Treatment Efficiency (%)83 Type of Media Mix Not Specified Media N Reduction (%) Media P Reduction (%) Treatment Rate (MG/yr)0.000 TN Mass Load (kg/yr)0.000 TN Concentration (mg/L)0.000 TP Mass Load (kg/yr)0.000 TP Concentration (mg/L)0.000 Load N: 98.20 kg/yr P: 15.51 kg/yr →Treatment N: 51 % P: 83 % →Surface Discharge N: 47.74 kg/yr P: 2.66 kg/yr 6/21/2023 Load Diagram for Wet Detention ( As Used In Routing) Catchment Number: 3 Name: Sub Basin 3 Project: Riviera Golf Course -Lakes Date: 6/21/2023 Wet Detention with Littoral Shelf Design Watershed Characteristics Surface Water Discharge ↓Mass Reduction N: 50.46 kg/yr P: 12.85 kg/yr Upstream Nodes None Load N: 98.20 kg/yr P: 15.51 kg/yr Q: 38.48 ac-ft →Treatment N: 51.4 % P: 82.9 % → Mass Discharged N: 47.74 kg/yr P: 2.66 kg/yr Q: 38.48 ac-ft ↓ Mass Removed N: 50.46 kg/yr P: 12.85 kg/yr Permanent Pool Volume (ac-ft)28.450 Permanent Pool Volume (ac-ft) for 31 days residence 9.122 Annual Residence Time (days)97 Littoral Zone Efficiency Credit 15 Wetland Efficiency Credit Catchment Area (acres)41.43 Contributing Area (acres)36.930 Non-DCIA Curve Number 92.80 DCIA Percent 66.03 Rainfall Zone Florida Zone 4 Rainfall (in)52.50 Required TN Treatment Efficiency (%) Provided TN Treatment Efficiency (%)51 Required TP Treatment Efficiency (%) Provided TP Treatment Efficiency (%)78 6/21/2023 Media Mix Information Groundwater Discharge (Stand-Alone) Load Diagram for Wet Detention with Littoral Shelf (stand-alone) Load Diagram for Wet Detention ( As Used In Routing) Summary Treatment Report Version: 4.3.5 Type of Media Mix Not Specified Media N Reduction (%) Media P Reduction (%) Treatment Rate (MG/yr)0.000 TN Mass Load (kg/yr)0.000 TN Concentration (mg/L)0.000 TP Mass Load (kg/yr)0.000 TP Concentration (mg/L)0.000 Load N: 274.13 kg/yr P: 43.30 kg/yr →Treatment N: 51 % P: 78 % →Surface Discharge N: 135.49 kg/yr P: 9.68 kg/yr ↓Mass Reduction N: 138.64 kg/yr P: 33.63 kg/yr Upstream Nodes Node: 1 Node: 2 Load N: 515.34 kg/yr P: 57.62 kg/yr Q: 301.26 ac-ft →Treatment N: 41.2 % P: 71.2 % → Mass Discharged N: 302.95 kg/yr P: 16.60 kg/yr Q: 301.26 ac-ft ↓ Mass Removed N: 212.39 kg/yr P: 41.01 kg/yr Project: Riviera Golf Course -Lakes Analysis Type: BMP Analysis 6/21/2023 Summary Report Nitrogen Phosphorus BMP Types: Catchment 1 -(Sub Basin 1) Wet Detention with Littoral Shelf Catchment 2 -(Sub Basin 2) Wet Detention with Littoral Shelf Catchment 3 -(Sub Basin 3) Wet Detention with Littoral Shelf Based on % removal values to the nearest percent Date:6/21/2023 Routing Summary Catchment 1 Routed to Catchment 3 Catchment 2 Routed to Catchment 3 Catchment 3 Routed to Outlet Surface Water Discharge Total N post load 768.91 kg/yr Percent N load reduction 61 % Provided N discharge load 302.95 kg/yr 668 lb/yr Provided N load removed 465.96 kg/yr 1027.44 lb/yr Surface Water Discharge Total P post load 121.465 kg/yr Percent P load reduction 86 % Provided P discharge load 16.603 kg/yr 36.61 lb/yr Provided P load removed 104.862 kg/yr 231.22 lb/yr 6/21/2023 Nutrient Analysis Field Investigation Reports 1/4 Riviera Golf Course Benefit 06-01-23 (#1134)2023-06-02 08:50:06 DAILY OBSERVATION REPORT DATE: WEATHER: PROJECT: PN: TN: PURPOSE OF TRIP: OBSVR: 06-01-23 Riviera Golf Course Benefit Evaluation Check existing storm structures and conveyances Sean Hanes #1,2 Twin 4x8 BC with BC to the east in the easterly one. #3,4,5 Adjustable weir #6 29” ADS from west parking lot #7 Twin 42” RCP’s from the west #8 Twin 42” RCP’s from the west #9 Twin 30” RCP’s from the west #10 Twin 4x8 BC under pathway #9 24” RCP from the east #11 24” RCP from the west #12 Fixed concrete weir #13 Twin 4x8 BC under pathway #14 Twin 84” RCP’s from the north 23-0070 2/4 Copy of Riviera Golf Course Benefit 06-01-23 (#1135)2023-06-02 08:50:06 DAILY OBSERVATION REPORT DATE: WEATHER: PROJECT: PN: TN: PURPOSE OF TRIP: OBSVR: #1 #2 Twin 4x8 box culverts under Rattlesnake Hammock Rd Box culvert inside of the easterly box culvert under Rattlesnake Hammock Rd that is heading east. Adjustable weir Adjustable weir Adjustable weir #3 #4 #5 #6 29” ADS coming from parking lot to the west 3/4 Copy of Copy of Riviera Golf Course Benefit 06-01-23 (#1136) 2023-06-02 08:50:06 DAILY OBSERVATION REPORT DATE: WEATHER: PROJECT: PN: TN: PURPOSE OF TRIP: OBSVR: #7 #8 Twin 42” RCP’s from the west Twin 42” RCP’s from the west #9 #9 Twin 30” RCP’s from the west 24” RCP from the east Twin 4x8 box culvert under pathway switch over 24” RCP from the west #10 #11 4/4 Copy of Copy of Copy of Riviera Golf Course Benefit 06-01-23 (#1137) 2023-06-02 08:50:06 DAILY OBSERVATION REPORT DATE: WEATHER: PROJECT: PN: TN: PURPOSE OF TRIP: OBSVR: #12 #12 #13 #14 Fixed concrete weir Fixed concrete weir Twin 4x8 box culverts under pathway Twin 84” RCP’s from lake to the north 1/2 Riviera 06-05-23 (#1138)2023-06-05 13:08:14 DAILY OBSERVATION REPORT DATE: WEATHER: PROJECT: PN: TN: PURPOSE OF TRIP: OBSVR: 06-05-23 Riviera Golf Course Benefit Evaluation 23-0070 Check existing storm structures and conveyances Sean Hanes #1,2,3 39” RCP with several junction boxes and a trench drain along the southbound turn lane 36” RCP #4 4x6 box culvert under Rattlesnake Hammock Rd 60” RCP 2/2 Copy of Riviera 06-05-23 (#1139)2023-06-05 13:08:14 DAILY OBSERVATION REPORT DATE: WEATHER: PROJECT: PN: TN: PURPOSE OF TRIP: OBSVR: #1 #2 #3 #4 01AAd9AL7VF l ZAjR 01V �% ASSOCIATES INC. �� ENGINEERING+PLANNING July 31, 2023 Mr. Ed Finn ed.finn@colliercountyfl.gov Deputy County Manager Collier County Manager's Office 3299 Tamiami Trail East, Suite 202 Naples, FL 34112-5746 Re: Preliminary Review; ABB Draft Memorandum: Riviera Golf Course Beneficial Use Evaluation, Dated 06/23/2023 Dear Mr, Finn: INTRODUCTION As requested by Riviera Golf Estates Homeowners Association, Inc., I've reviewed the stormwater modeling analysis performed by Agnoli Barber & Brundage, ABB, and Draft Memorandum describing a conceptual plan (Plan) for portions of the Riviera Golf Estates Golf Course. This review is cursory as the plan describing stormwater modeling for water level stages and water quality evaluation is conceptual. The plan claims "it determines the potential benefit to any offsite land in the Lely Basin as well as the use of the golf course area being converted to an interconnected wet detention system to provide improvements in water quality and quantity". The Plan calls for three wet detention lakes covering the front nine holes of Riviera's golf course together with a network of 72-inch diameter culverts for lake interconnection and lake outfalls to adjacent canals. The lakes are described as Lake A, B, & C. • Lake A accounts for 478,590 SF or 10.98 acres from the golf course holes 2,3,4,5 & 6 • Lake B accounts for 195,912 SF or 4.50 acres from the golf course holes 7 & 8 • Lake C accounts for 317,210 SF or 7.28 acres from the golf course hole 9 All three lakes are interconnected with an alignment of 72-inch diameter culverts providing water level equalization between Lakes A, B & C as well as an outfall from Lake A into the north boundary perimeter canal and an outfall from Lake B into the west boundary perimeter canal. The Plan presents Lely Area Stormwater Improvement Plan, LASIP, modeling that forecasts stormwater levels in the three lakes as well as water quality enhancement for management of Nitrogen and Phosphorous nutrient loadings. The Plan's Conclusion (paraphrased) indicates adding the three lakes will provide additional storage for the Riviera Community and that the modelling results reflect minimal change of storage from the pre to post condition. The conclusion goes on to claim the Lely Basin will significantly benefit from the reduction in nutrient loading. l Page 1 of 4 I, 1 4202 W. El Prado Blvd. • Tampa, FL 33629 813,258.0444 (Office) BACKGROUND The Riviera Golf Club Estates Planned Unit Residential Development, PUD, represents approximately 690 homes and some 1,000 residents. The community includes an 18-hole golf course situated as a central feature and surrounded by homes. The occupied community dates to the early 1970's with stormwater improvements incorporating outfalls, swales, and conveyance features throughout the golf course's fairways. The community's management and operation occur through the established Riviera Golf Estates Homeowner's Association, HOA. Golf course ownership and operation is separate and apart from the HOA and occurs through La Minnesota Riviera, LLC. The golf course ownership and management has failed in recent years to maintain its facilities, and particularly a variety of rear lot drainage swales and outfalls for stormwater conveyance throughout the course. This has resulted in a trail of governmental citations and communication for the lack of stormwater management according to applicable regulatory permit conditions. The golf course ownership's mismanagement and lack of appropriate operational response has caused the Riviera HOA to elevate its concerns and seek Collier County's intervention for stormwater management and flooding remedies to Riviera's residents. We understand the background for Collier County's engagement of ABB for performance of the Riviera Golf Course Beneficial Use Evaluation (Plan) suggests it is the result of communication and possibly litigation between the county and the golf course owner. Golf course owner, La Minnesota, LLC, floated a conceptual plan for conversion of the golf course with its fairways, holes, club house, open space, vegetation, stormwater management features, etc, to residential infill housing. Our cursory review of that conceptual plan suggested it was an imaginary concept totally lacking in any realistic details for its sustainability or constructability. Notwithstanding the redevelopment plan's incompleteness and defects, the golf course owner has pursued the option for its sale to Riviera, Collier County, or some combination thereof. COMMENTARY The LASIP Storm Water Model has evolved as an area wide basin management tool. We thus withhold detailed comments on any of the current ABB Plan's input characteristics, assumptions, and the variety of other input variables concluding with projected water levels in Lakes A, B, & C. However, the lack of that stormwater information does not affect our review which reveals significant concerns for the Plan's concepts and major impacts to Riviera. The following comments summarize our review: 1. The Plan's Conclusion states, "Minimal change of (water level) stage throughout the basin from pre to post condition". Given there's no lake features in the Riviera, the referenced water level stage changes must be offsite. This strongly suggests little flood hazard relief for residents either in Riviera or elsewhere throughout the larger regional Lely drainage basin. This simply calls into question any meaningful or otherwise measurable benefit of the Plan to Riviera or others in the basin. 2. The Plan's three major wet detention ponds are proposed on the front nine holes of the Riviera golf course. The Plan is silent with improvements or otherwise description of the fate of the back nine holes and remaining golf course land. 3. We understand there is greater concern for the lack of drainage maintenance of golf course swales and conveyance features on the back nine holes. Thus, it appears the front nine holes, which present the significant excavation impacts, overlook Riviera's concern and priority for stormwater improvements on the back nine holes. 4. The ABB Plan's Water Quality Exhibit 1 reveals somewhat of a buffer between the rear yard boundary of all abutting residential lots and new lake boundaries. Subdivision design documentation shows approximately half of the residential lots Page 2 of 4 4202 W. El Prado Blvd. 4 Tampa, FL 33629 813.258.0444 (Office) abutting the golf course drain in a 'Type B' fashion with half of each lot's developed runoff discharging into the adjacent golf course. This rear yard runoff is intended to Y occur within platted drainage easements allowing for stormwater runoff conveyance. While silent, the proposed Lakes A, B, & C must obviously have some sort of allowance for capture of the rear lot runoff. This assumption should be disclosed for management of 'design high' lake water levels (stages) compared to rear yard elevations. 5. The Plan's conclusion suggests the wet detention lakes will provide additional storage for the Riviera Community. While any lake constructed anywhere can provide for stormwater storage, there appears NO nexus for Riviera's stormwater concerns related to storage. Rather, the Riviera Community simply requires restoration of the original permitted stormwater management features incorporating the golf course areas' swales, and conveyance ways as originally designed and permitted. The ABB Plan appears to disregard this critical reality. 6. The Plan's stormwater modeling concludes significant nutrient removal results associated with the proposed Lakes A, B, & C benefiting the overall Lely basin. It would appear the 'significant results' would be disproportional to the Riviera residents and unclear for the overall Lely residents. While nutrient removal benefits seem applicable to the overall Lely basin, the Riviera residents need golf course drainage features restored per original permitted construction as opposed to lofty stormwater dreams benefiting others. 7. Water Quality Exhibit 2 and model information describe Sub -Basins 1, 2, & 3 accounting for 126.35 acres. This includes proposed Lakes A, B, & C which account for 22,76 acres displacing the golf course's front nine holes. Ostensibly, the lakes' purpose provides the claimed significant water quality enhancement for removal of Nitrogen and Phosphorous nutrients. The Lakes are modelled with a 12-foot depth and 15% area (3,41 acres) set aside for littoral shelf vegetation. The combination of littoral shelf vegetative planting and lake depth are the basis for nutrient reduction. 8. The Plan's modeling essentially describes 12 feet deep lakes representing approximately 273,120 cubic yards of excavation along with approximately 3,103 feet of 72-inch (6 feet) diameter storm culvert pipe. The Plan's reality suggests significant earthwork excavation and hauling associated with the dubious Lake A, B, & C creation. The excavation's magnitude easily translates to 45,000 dump truck trips driving through Riviera's community. The Plan could easily cover the span of several years of excavation and dirt hauling. Given that dirt hauling routes must occur on residential streets, obviously not designed for heavy industrial traffic, irreparable damage will result to Riviera's streets. This damage would be the physical deterioration of affected streets as well as the nuisance noise, traffic, safety implications, and daily disruption to residents. 9. In addition to the dubious Lake creation concept, the necessity of installing 72-inch diameter culverts for lake interconnections and lake outfalls would significantly impact Riviera. Installation of approximately 3,103 feet of 72-inch diameter culverts would easily require 50 feet wide easements for excavation, temporary hauling off of dug out material, delivery of pipe components, pipe installation, return and placement of pipe backfill, and restoration of disturbed areas. Several homes would be lost as required for condemnation acquisition to implement the Plan's piping infrastructure. The fate of lake interconnect and outfall piping installation will disrupt Riviera's harmony and result in long term real estate value diminution. It would appear that anyone with real estate market savvy would avoid Riviera during and after implementation of ABB's ill-fated Plan. Page 3 of 4 4202 vv. El Prado Blvd. • Tampa, FL 33629 813,258.0444 (Office) 10, The overall ABB Plan appears ill conceived as it relates to the conceptual benefits to Riviera residents compared to others in the Lely basin.... And how it could ever be effectively or reasonably created for any meaningful reality. Simply stated, digging lakes on the front nine holes of the Riviera golf course would result in significant permanent damage to those immediately adjacent residents as well as the overall Riviera community. 11. Arguably, the creation of lakes along the rear of adjacent residential housing could appear a real estate value enhancement, albeit affecting only those lots along the new lakes' perimeter. This initial concept must be tempered with the likelihood of how the conceived lakes, with vegetative planting along littoral shelfs, will not provide any aesthetic visual appeal. Additionally, any reasonable lake creation concept for real estate value enhancement MUST include maintenance costs for mowing, ground cover care, and management of deleterious emergent vegetation. These considerations appear beyond the scope of ABB's Plan. However they are significant consequences that represent significant costs whether to the local government or private HOA. 12. The immediate and obvious negative impacts of ABB's Plan will result in quantifiable monetary impacts, not only to adjacent affected Riviera residents, but to the entire community. These impacts are the diminution of real estate values occurring during the multi -year term of the Lake project and for time thereafter to deal with construction logistics to replace damaged residential streets. The collateral economic damage to Riviera could include the entire community. 13. The ABB Plan, while conceptual, totally lacks considerations for its overall economic impact and any associated benefits. The Plan's concept warrants a careful and realistic feasibility analysis factoring direct and indirect costs weighed against its perceived nutrient removal benefit. Thus, other economic studies are warranted. However, we believe any realistic engineering concept, whether fundamentally conceptual, or proposed with some other vision, must be associated with some level of reality. This appears totally absent in ABB's Lake Creation Plan. This concludes our cursory review and analysis of the ABB Draft Memorandum: Riviera Golf Course Beneficial Use Evaluation, Dated 06/23/2023I We appreciate the opportunity to be of service to you. Please don't hesitate to call with any questions or clarifications you may need. Sincerely, DIAZ PEARSON & ASSOCIATES, INC. 94 e x4JL Richard Diaz, Jr. PE President Cc: Kathleen O. Berkey, Esq., Counsel for Riviera Golf Estates Homeowners Association, Inc. kbe rkevCcD bekerlawvers. com Sally Ashkar, Esq., Assistant County Attorney (sally.ashkarna colliercountvfl.gov) Beth Johnssen, Director, Capital Project Planning, Impact Fees, and Program Management (beth.johnssen c@colliercountyfl.gov) Page 4 of 4 4202 vV. EI Prado Blvd. • Tampa, FL 3382g 813,258,0444 (Office)