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Agenda 05/28/2024 Item #11A (Sale and purchase of 2,247 acres of property at Williams Reserve at Lake Trafford)
05/28/2024 EXECUTIVE SUMMARY Recommendation to approve the seller-executed Agreement for the Sale and Purchase of 2,247 +/- acres of property at Williams Reserve at Lake Trafford, located in Immokalee, at a purchase price of $20,770,000, the average of the two appraisals, incorporating all Board directed changes from the May 14, 2024, Board meeting and authorize the necessary Budget Amendments. OBJECTIVE: To purchase 2,247 +/-acres in Immokalee (“Property”) for several uses, including conservation, housing, parks, transportation, stormwater, economic development, and fire operations. CONSIDERATIONS: The Agreement for the Sale and Purchase was first presented to the Board of County Commissioners (“Board”) on May 14, 2023, as Agenda Item No. 11 C. After extensive discussion, the Board approved the terms of the agreement and directed that the following additional terms be incorporated: 1. Purchase price of $20,770,000, which is the average of the two appraisals. 2. If the County is unable to obtain the environmental and other investigation reporting within the 6- month inspection period through no fault of the County, it will receive an automatic 90-day extension. 3. The existing leases between the Seller and agricultural tenants are assignable to the County. 4. Naming rights to any conservation park established on the purchased land is to be named “JAMES E. WILLIAMS JR. PRESERVE” or similar for a minimum of 20 years, with this condition included in the deed to ensure compliance. The Agreement for Sale and Purchase presented as part of this item is identical to the one submitted to the Board on May 14, 2024, except for the previously mentioned Board-directed modifications. Sellers have signed the Agreement for Sale and Purchase with the above Board-directed modifications, and it is ready to route for the Chairman's signature to initiate the closing process. ADVISORY BOARD RECOMMENDATION: On April 3, 2024, the Conservation Collier Land Acquisition Advisory Committee (“CCLAAC”) considered the potential acquisition of approximately 1410 acres for use in the Conservation Collier Program. The CCLAAC unanimously recommended that the property be designated as the A Category of the Active Acquisition List. Furthermore, the CCLAAC recommended that the County obtain Phase I and Phase 2 environmental reports. FISCAL IMPACT: The total cost of the acquisition, based on the average of the two appraisals, is estimated at $20,830,000 ($20,770,000 for the land and $60,000 for a title commitment, title policy, closing costs, and recording of the documents). Environmental testing and remediation costs are currently uncertain, pending the review of the Phase I environmental report and results of a subsequent Phase II environmental. The following table outlines the initial financing approach. This approach is subject to adjustment before closing. Budget amendments will be required in FY24 or FY25 to appropriate funding based on this approach as adjusted. 11.A Packet Pg. 24 05/28/2024 Ultimately, acquisition costs will be distributed based on the actual utilization of the land. The table below outlines the conceptual final utilization of the land. Use (Funding Source)Acres Conservation Collier 1410 Parks 250 Affordable Housing Entitled 168.2 Affordable Housing Not Entitled 243.8 Roads 150 Fire Station 5 Stormwater 20 Total 2247 Conceptual Final Utilization In addition to the acquisition price and environmental testing, the lands dedicated to Conservation Collier will require annual maintenance for the restoration of the slough. Maintenance is expected to cost approximately $1 million per year. GROWTH MANAGEMENT IMPACT: None at this time. If the property is acquired, it would be incorporated into the inventory for Conservation Collier, Parks and Recreation, Transportation, and Stormwater. Any inconsistencies with the proposed uses, the Immokalee Area Master Plan (IAMP), and the RLSA overlay will be addressed within a future board-directed Growth Management Plan Amendment. LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires a majority vote for Board approval. -SAA RECOMMENDATION: To approve the seller-executed Agreement for the Sale and Purchase of 2,247 +/- acres of property at Williams Reserve at Lake Trafford, located in Immokalee, at a purchase price of $20,770,000, the average of the two appraisals, incorporating all Board directed changes from the May 14, 2024, Board meeting and authorize the necessary Budget Amendments. Prepared by: Jennifer A. Belpedio, Real Property, Facilities ATTACHMENT(S) 1. Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (PDF) 2. Termination and Other Terms Summary UPDATED (DOCX) 3. Williams Reserve - Offering Memorandum for 153 acres (PDF) 4. Williams Reserve - Offering Memorandum for 2247 acres (PDF) 5. Wliliams Reserve - Published Executive Summary for LOI (PDF) 6. Williams Reserve - Signed Letter of Intent (PDF) 7. Immokalee Water & Sewer District (PDF) 11.A Packet Pg. 25 05/28/2024 8. Williams Reserve - Conservation Collier Map (PDF) 9. ICSR Williams Farm_Conservation Collier (PDF) 11.A Packet Pg. 26 05/28/2024 COLLIER COUNTY Board of County Commissioners Item Number: 11.A Doc ID: 28967 Item Summary: Recommendation to approve the seller-executed Agreement for the Sale and Purchase of 2,247 +/- acres of property at Williams Reserve at Lake Trafford, located in Immokalee, at a purchase price of $20,770,000, the average of the two appraisals, incorporating all Board directed changes from the May 14, 2024, Board meeting and authorize the necessary Budget Amendments. (Ed Finn, Deputy County Manager & Jamie French Growth Management Community Development Department Head) Meeting Date: 05/28/2024 Prepared by: Title: Manager - Real Property – Facilities Management Name: Jennifer Belpedio 05/20/2024 4:15 PM Submitted by: Title: – Facilities Management Name: John McCormick 05/20/2024 4:15 PM Approved By: Review: Facilities Management Jennifer Belpedio Manager - Real Property Completed 05/20/2024 4:58 PM Unknown Jaime Cook GMCDD Reviewer Completed 05/21/2024 10:11 AM Operations & Regulatory Management Michael Stark GMCDD Reviewer Completed 05/21/2024 11:20 AM Growth Management Community Development Department Diane Lynch GMCDD Reviewer Completed 05/21/2024 11:23 AM County Attorney's Office Sally Ashkar Level 2 Attorney Review Completed 05/21/2024 11:31 AM Growth Management Community Development Department James C French Growth Management Completed 05/22/2024 11:37 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 05/22/2024 11:52 AM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 05/22/2024 11:57 AM Office of Management and Budget Laura Zautcke OMB Reviewer Completed 05/22/2024 1:07 PM County Manager's Office Ed Finn Level 4 County Manager Review Completed 05/22/2024 3:40 PM Board of County Commissioners Geoffrey Willig Meeting Pending 05/28/2024 9:00 AM 11.A Packet Pg. 27 11.A.aPacket Pg. 28Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 29Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 30Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 31Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 32Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 33Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 34Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 35Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 36Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 37Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 38Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 39Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 40Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 41Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 42Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 43Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 44Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 45Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) 11.A.aPacket Pg. 46Attachment: Purchase and Sale Agreement 5.20.24 (Signed by Sellers) (28967 : Williams Purchase Sale Agreement) Williams Reserve at Lake Trafford TERMINATION AND OTHER KEY TERMS IN THE AGREEMENT FOR SALE AND PURCHASE *******The highlighted/italicized terms have been updated according to the Board of County Commissioners' direction from May 12, 2024. No other terms have been modified. ******* Termination: There are several instances where the County may terminate the contract: • Due diligence Period (first 6 months of the contract) --- If the County is not satisfied with the inspection results for any reason whatsoever, it may terminate the contract. During this period, staff will evaluate environmental contamination and lease arrangements and determine whether to request an extension of the due diligence period or terminate it. • Title Review Period (First 90 days of the contract)—If the title contains exceptions that render it unmarketable and the Seller is timely notified and fails to cure within 30 days, the County may terminate. The County has the option to waive title defects. • Seller default at any time – If Seller fails to perform any of the covenants and agreements required to be performed and fails to cure it within 10 days' written notice the County may terminate. Other Key Terms: Section Subject Key Terms -- Purchase and Sale Agreement 2.01 Purchase Price The purchase price is $20,770,000, which is the average of the two appraisals. 3.01 Closing Date Within six months from Board approval of the Agreement, but no sooner than August 30, 2024. 3.02 Allocation of Costs between parties • Seller to pay all documentary stamp taxes; and • County to pay recording, title commitment, and title policy costs. 3.011 Requirements for clear title The title must be marketable and free of any liens, encumbrances, exceptions, or qualifications, except those listed on the title commitment. 5.01 The County’s right to inspect the property 6 months from Board approval of the Agreement. If the County is unable to obtain the appraisals within the 6-month inspection period through no fault of County, it will receive an automatic 90-day extension. The due diligence period may be mutually extended by the parties. 5.01 County’s Right to Terminate During Inspection Period County may terminate for any reason whatsoever if not satisfied with the inspection results. 9.02 Default Provision County may terminate for default and seek specific performance if Seller fails to meet any agreement requirement. The Seller may 11.A.b Packet Pg. 47 Attachment: Termination and Other Terms Summary UPDATED (28967 : Williams Purchase Sale Agreement) terminate for default if County fails to meet any agreement requirement, and County must pay $70,000 in liquidated damages as the exclusive remedy. 10.01 Warranties and Representations (General) Seller will convey property to County via Warranty Deed. 10.15 - 10.20 Representations and Warranties (Environmental) • Seller represents that there are no incinerators, septic tanks, or cesspools on the Property (except for the septic tank located at 2109 Immokalee Drive. • Standard warranties included. 10.23 Indemnification (limited not full) • Seller represents, warrants, and agrees to indemnify, reimburse, defend, and hold County harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by County, directly or indirectly, pursuant to or in connection with concerns raised in Seller’s Phase 1 and Phase 2 environmental reports. • If County discovers any additional environmental concerns County may provide to Seller and request that Seller provide the same limited indemnification. Seller shall not be obligated to provide such additional indemnity, and if Seller rejects such request, County may terminate during the inspection period. Limited indemnification survives six months after closing. 12.01 Broker’s Fees Seller is responsible for paying broker’s fees 13.12 Removal of a portion of the property from closing During due diligence, the parties may negotiate an amendment to revise the legal description of the property intended for sale. Adjustments to the purchase price shall be made based upon any change to the total acreage 13.13 Preserve Naming Provision Any preserve or conservation park established on the purchased land shall bear the name “JAMES E. WILLIAMS JR. PRESERVE” or similar for a minimum of 20 years, which condition shall be included in the Deed to ensure compliance. 14.04 Equipment and Machinery Seller shall remove all equipment and machinery, including semi trailers, storage sheds/buildings and fuel and other tanks from the Property, but is not required to remove concrete pads or other site improvements in connection with the equipment/machinery. 14.01- 14.05 Lease Provisions The county may terminate during the due diligence period if not satisfied with the terms of the leases. Sellers may renew the leases expiring in 2024 for one (1) additional year. The County may object if the leases are not substantially similar to the existing leases. At closing, the sellers will assign the Leases to the County, and lease rents will be prorated. 11.A.b Packet Pg. 48 Attachment: Termination and Other Terms Summary UPDATED (28967 : Williams Purchase Sale Agreement) 1www.lsicompanies.comOFFERING MEMORANDUM WILLIAMS FARMS 153 IMMOKALEE, FL Lake Trafford R d . W o l f L n . 11.A.c Packet Pg. 49 Attachment: Williams Reserve - Offering Memorandum for 153 acres (28967 : Williams Purchase Sale WILLIAMS FARMS 153 OFFERING PROCESS Offers should be sent via Contract or Letter of Intent to include, but not limited to, basic terms such as purchase price, earnest money deposit, feasibility period and closing period. PLEASE DIRECT ALL OFFERS TO: Hunter Ward - hward@lsicompanies.com William Rollins Jr. ALC, CCIM Senior Broker Hunter Ward Sales Associate Lake Trafford Road Immokalee, FL 34142 Collier 153± acres A-MHO (Agricultural Mobile Home Overlay District ) allowing 1 unit per 5 acres LR (Low Residential) allowing up to 4 units/acre Water, sewer, electric in close proximity to property 00072520000; 00057320005 $3,000,000 | $19,600 per acre Location: County: Size: Zoning: Future Land Use: Utilities: Parcel ID: Price: OFFERING SUMMARY EXECUTIVE TEAM MARKETED AND EXCLUSIVELY LISTED BY: WWW.LSICOMPANIES.COM 11.A.c Packet Pg. 50 Attachment: Williams Reserve - Offering Memorandum for 153 acres (28967 : Williams Purchase Sale 3www.lsicompanies.com EXECUTIVE SUMMARY Williams Farms 153 is a gorgeous old Florida property located adja- cent to Lake Trafford in Immokalee, FL. This site is filled with mature landscape and offers all the privacy of owning your own secluded ranch while offering the convenience of being minutes from town. The property has many unique features that make it a viable investment opportunity for near-term future residential development. The property is currently zoned Agricultural with a Mobile Home Over- lay district in place (A-MHO). Under this zoning, the property primarily functions as an agricultural operation but also has the ability to build mobile homes on the site. The density entitlements under this zoning allow for 1 mobile home on each 5 acre tract of land (1DU/5 acres). This equates to 30 homes permitted on the site under current zoning regulations. The property’s Future Land Use designation is much more favorable and is classified as LR (Low Residential). Under the LR guidelines of the land development code, density entitlements allow for up to 4 dwell- ing units per acre (4 DU/acre). Under this classification, a land owner could be permitted up to 612 homesites with a rezone of the property. The surrounding area has experienced continued success of residential development as evidenced by the adjacent Arrowhead development, a value-oriented community with homes priced $180,000-$200,000 on 60’ lots. This community had previously encountered slow absorp- tion rates in the past, but sales have increased over the past few selling seasons. With such a large supply of existing developed lots in the Arrowhead community, a developer might experience greater suc- cess with a product differentiation such as agricultural estates. Utilities are in close proximity to the site and are believed to have additional capacity for future connection. Williams Farms 153 is a premium transitional property with strong upside for future development. Lake Trafford Rd.Wolf Ln.11.A.c Packet Pg. 51 Attachment: Williams Reserve - Offering Memorandum for 153 acres (28967 : Williams Purchase Sale 4www.lsicompanies.com SITE AERIAL Lake Trafford Rd . Taylor T e r r a c e 11.A.c Packet Pg. 52 Attachment: Williams Reserve - Offering Memorandum for 153 acres (28967 : Williams Purchase Sale 5www.lsicompanies.com SITE AERIAL Lake Trafford Rd. Little Leagu e R d . 11.A.c Packet Pg. 53 Attachment: Williams Reserve - Offering Memorandum for 153 acres (28967 : Williams Purchase Sale 6www.lsicompanies.com SITE AERIAL Lake Trafford Taylor Terrace Miraham T e r r a c e 11.A.c Packet Pg. 54 Attachment: Williams Reserve - Offering Memorandum for 153 acres (28967 : Williams Purchase Sale 7www.lsicompanies.com RETAIL MAP Lake Trafford Rd. SITELake Trafford Main St. N. 15th St.Immokalee Rd.Immokalee Sports Complex and Community Park Pepper Ranch Preserve 11.A.c Packet Pg. 55 Attachment: Williams Reserve - Offering Memorandum for 153 acres (28967 : Williams Purchase Sale WILLIAMS FARMS 153 LIMITATIONS AND DISCLAIMERS The content and condition of the property provided herein is to the best knowledge of the Seller. This disclosure is not a warranty of any kind; any information contained within this proposal is limited to information to which the Seller has knowledge. Information in this presentation is gathered from reliable sources, and is deemed accurate, however any information, drawings, photos, site plans, maps or other exhibits where they are in conflict or confusion with the exhibits attached to an forthcoming purchase and sale agreement, that agreement shall prevail. It is not intended to be a substitute for any inspections or professional advice the Buyer may wish to obtain. An independent, professional inspection is encouraged and may be helpful to verify the condition of the property. The Seller and Land Solutions, Inc. disclaim any responsibility for any liability, loss or risk that may be claimed or incurred as a consequence of using this information. Buyer to hold any and all person’s involved in the proposal of the property to be held harmless and keep them exonerated from all loss, damage, liability or expense occasioned or claimed. Potential Buyer acknowledges that all property information, terms and conditions of this proposal are to be kept confidential, and concur that either the Potential Buyers, nor their agents, affiliates or attorneys will reveal this information to, or discuss with, any third parties. Buyer will be a qualified Buyer with significant experience in entitlement and development process in Collier County with finesse and wherewithal and be willing to be interviewed by the Land Solutions team. 11.A.c Packet Pg. 56 Attachment: Williams Reserve - Offering Memorandum for 153 acres (28967 : Williams Purchase Sale 9www.lsicompanies.com Lake Trafford R d . W o l f L n . WILLIAMS FARMS 153 IMMOKALEE, FL Land Solutions, a branch of LSI Companies, was founded in 2000 by Randy Thibaut to serve land owners, developers and home builders in acquiring land suitable for the development of residential and commercial properties. Today, LSI Companies is a recognized leader in Southwest Florida real estate brokerage, offering full land services, market research, asset management, and residential/commercial land marketing specialties. The LSI Companies team consists of highly skilled professionals with expertise in every aspect of the development process. The team specializes in current market and valuation issues, acquisition and disposition services, due diligence evaluation, per- mitting status and compliance, work-out projects, asset management, and land zoning and planning. 6810 International Center Blvd. • Fort Myers, FL 33912 • 239.489.4066 11.A.c Packet Pg. 57 Attachment: Williams Reserve - Offering Memorandum for 153 acres (28967 : Williams Purchase Sale 1WILLIAMS RESERVE AT LAKE TRAFFORD | WILLIAMS FARMS 153WILLIAMS FARMS 153 IMMOKALEE, FL LAKE TRAFFORD ROADLAKE TRAFFORD ROAD WILLIAMS RESERVE AT LAKE TRAFFORDWILLIAMS RESERVE AT LAKE TRAFFORD IMMOKALEE, COLLIER COUNTY OFFERING MEMORANDUM | EXCLUSIVELY LISTED BY LSI COMPANIES, INC. IMMOKALEE RD.IMMOKALEE RD.CARSON RD.CARSON RD.Lake Lake TraffordTrafford 11.A.d Packet Pg. 58 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale www.lsicompanies.com SALES TEAM OFFERING PROCESS Offers should be sent via Contract or Letter of Intent to include, but not limited to, basic terms such as purchase price, earnest money deposit, feasibility period and closing period. Hunter Ward - hward@lsicompanies.com | 239.489.4066 Lake Trafford RoadImmokalee, FL 34142 Collier 2,247± Acres Agricultural/Transitional A-MHO (Agricultural Mobile Home Overlay District ) 1 unit per 5 acres Urban Residential and Rural Mixed Use Water sewer and electricity in close proximity to the property Refer to page 4 Property Address: County: Property Size (Acres): Property Type: Zoning: Future Land Use: Utilities Available: STRAP Numbers: OFFERING SUMMARY LIST PRICE $23,000,000 | $10,200 Per Acre William Rollins Jr. ALC, CCIM Senior Broker Hunter Ward, CCIM Sales Associate 11.A.d Packet Pg. 59 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 3WILLIAMS RESERVE AT LAKE TRAFFORD | LSI Companies is pleased to present Williams Reserve at Lake Trafford, a premium property with great potential for large- scale, future residential, and commercial development. The Williams Reserve property is a gorgeous old Florida property located adjacent to Lake Trafford in Immokalee, FL. The property has two access points on Lake Trafford Road and Immokalee Drive. The property currently operates as a diversified agricultural operation with active farming, cattle, and 115 acres of Valencia Grove. The Williams Reserve property has many unique features that make it a viable investment opportunity for near-term future residential development. The property features approximately 2,247 gross acres with approximately 50% or 1,100 acres are considered wetlands and headwaters to lake Trafford. Partially situated within the City of Immokalee and within unincorporated Collier County, the property is within the Rural Lands Stewardship Overlay with a base agricultural zoning designation. This area of Collier County has been the subject of numerous studies determining the long-term development of the area. The property has long- term development potential as a master-planned residential community but must clear a number of permitting and development approvals. The property is currently zoned Agricultural with a Mobile Home Overlay district in place(A-MHO). Under this zoning, the property primarily functions as an agricultural operation. However, this property’s Future Land Use is much more favorable and is classified as Urban Residential and Rural Mixed Use. Subject to development designs from the Rural Land guidelines, a master-planned development known as a town is likely permissible. Discussions with engineers suggest that 2 units to the acre is feasible, indicating well over 4,000 units can be developed. However, the base density of the property is 1 unit per 5 acres and will need density allocated to the property from other land areas designated as sending lands. The ultimate density of the project will be in flux until numerous studies are performed, along with an analysis of needed credits from a stewardship matrix. Currently, there are roughly 153 acres entitled for 336 residential units. (See page 9 for exact location. The surrounding area has experienced continued residential growth as evidenced by the adjacent Arrowhead Community, a value-oriented community building $200,000- $400,000 homes on 60-foot lots. Reviewing development patterns and trends in the vicinity makes it easy to recognize that future development is moving toward Eastern Collier County, where it has been the subject of numerous studies determining the area’s long-term growth. The property has long-term development potential as a master- planned community, which can be shifted from agricultural to a development opportunity allowing for a master-planned community. Immokalee utilities are located on Lake Trafford Road and Immokalee Drive. In addition, the Immokalee Water and Sewer District is located directly east of the property. The Williams Reserve at Lake Trafford is a premium transitional property with a strong upside for future development. This property has all the ingredients to become the next large-scale master planned development such as Babcock Ranch. EXECUTIVE SUMMARY 11.A.d Packet Pg. 60 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 4WILLIAMS RESERVE AT LAKE TRAFFORD | WILLIAMS FARM OVERVIEW PARCEL NUMBER OWNERSHIP ENTITY LAND AREA (ACRES) ASSESSED VALUE TAXABLE VALUE 2021 TAXES 00113600106 JAMES E WILLIAMS JR TRUST 106.4 $207,290 $7,092 $103 00057320005 JAMES E WILLIAMS JR TRUST 97.35 $378,505 $9,023 $134 00132680107 JAMES E WILLIAMS JR TRUST 136.31 $239,571 $8,676 $127 00072520000 JAMES E WILLIAMS JR TRUST 70.91 $345,316 $7,373 $108 00132720009 WILLIAMS FARMS 600.36 $4,984,911 $1,228,599 $16,793 00132640008 WILLIAMS FARMS 349.72 $1,477,279 $174,548 $2,560 00114160001 WILLIAMS FARMS 339.57 $1,977,720 $320,158 $4,325 00113600009 WILLIAMS FARMS 50.04 $96,710 $3,309 $48 00113560000 WILLIAMS FARMS 167.24 $410,279 $17,386 $235 00131760002 WILLIAMS FARMS LAND ASSETS LLC 39.55 $646,025 $51,007 $795 00131720000 WILLIAMS FARMS LAND ASSETS LLC 246.04 $898,079 $263,367 $3,863 00132680000 WILLIAMS FARMS OF IMMOKALEE 43.79 $169,275 $5,025 $74 2,247.28 $11,830,960 $2,095,563 $29,164 LAKE TRAFFORD ROADLAKE TRAFFORD ROAD PROPERTY OVERVIEW CARSON RD.CARSON RD.IMMOKALEE RD.IMMOKALEE RD. 11.A.d Packet Pg. 61 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 5WILLIAMS RESERVE AT LAKE TRAFFORD | 153 ± Acres entitled for 336 residential units. RLAKE(10.82 AC) LAKE(1.20 AC) LAKE(1.40 AC)FLU: URBAN RESIDENTIALSUBDISTRICTZONING: MPUDEXISTING USE:SINGLE FAMILYRESIDENTIAL FLU: URBAN RESIDENTIALSUBDISTRICTZONING:VREXISTING USE: 1- SINGLE-FAMILY RESIDENTIAL 99 - ACREAGE NOT ZONED AGRICULTURALHALL ROADFLU: URBAN RESIDENTIALSUBDISTRICTZONING:VR EXISTING USE: 1-SINGLE FAMILY RESIDENTIAL 2-MOBILE HOMES FLU:URBAN RESIDENTIALSUBDISTRICTZONING:A-MHOEXISTING USE:2-MOBILE HOMES99 - ACREAGE NOTZONED AGRICULTURAL FLU: URBAN RESIDENTIAL SUBDISTRICTZONING:A-MHO EXISTING USE: 60 - GRAZING LAND SOIL CAPABILITY CLASS ITAYLOR TRACEMIRAHAM TERRACEMERIHAM DR.R R R R R FUTURE DEVELOPMENTAREA FUTURE DEVELOPMENTAREA R R R R AA R LAKE TRAFFORD ROAD 80' ROW (PUBLIC) OPENSPACE / PRESERVE30.92 AC) OPENSPACE / PRESERVE (31.03 AC)ACCESS TOFUTUREDEVELOPMENT PUD ACCESSGATED ENTRY 15' TYPE "B"BUFFER 10' TYPE "D"BUFFER NO BUFFER REQUIRED 15' TYPE "B"BUFFER 15' TYPE "B"BUFFER 15' TYPE "B"BUFFER EX. LCECTRANSMISSIONSTATION PROPOSED50' ROW PRESERVE TO ACTAS BUFFER PRESERVE TO ACTAS BUFFER FLU:URBAN RESIDENTIAL SUBDISTRICT ZONING:RSF-5EXISTING USE:1- SINGLE FAMILY RESIDENTIAL FLU: URBAN RESIDENTIALSUBDISTRICT ZONING:A-MHOEXISTING USE: 1-SINGLE FAMILY RESIDENTIAL PROPOSED: WILLIAMS FARM RESIDENTIAL PUD 168.023 ACFLU:URBAN RESIDENTIAL SUBDISTRICTZONING: A-MHOEXISTING USE: 60 - GRAZING LAND SOILCAPABILITY CLASS I LAKE (0.24 AC) (4.05 AC) FLU:URBAN RESIDENTIAL SUBDISTRICTZONE:A-CU EXISTING USE:1.SINGLE FAMILY RESIDENTIAL 99 - ACREAGE NOT ZONEDAGRICULTURAL LAKE(0.81 AC) LAKE(0.74 AC) REV DATE: MASTER CONCEPT PLAN - EXHIBIT C-1 SHEET: J.R. EVANS ENGINEERING, P.A. 9351 CORKSCREW ROAD, SUITE 102ESTERO, FLORIDA 33928PHONE: (239) 405-9148FAX: (239) 288-2537WWW.JREVANSENGINEERING.COM 1 OF 2 00 600'300' SCALE: 1" = 600' REV DATE: WILLIAMS FARMS MASTER CONCEPT PLAN - EXHIBIT C-1 SHEET: J.R. EVANS ENGINEERING, P.A. 9351 CORKSCREW ROAD, SUITE 102ESTERO, FLORIDA 33928PHONE: (239) 405-9148FAX: (239) 288-2537WWW.JREVANSENGINEERING.COM 10/25/21 ENTITLEMENT IN PLACE Lake Lake TraffordTrafford LAKE TRAFFORD ROADLAKE TRAFFORD ROAD CARSON RD.CARSON RD.IMMOKALEE RD.IMMOKALEE RD. 11.A.d Packet Pg. 62 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 6WILLIAMS RESERVE AT LAKE TRAFFORD | CONCEPTUAL SITE PLAN RLAKE (10.82 AC) LAKE(1.20 AC) LAKE(1.40 AC)FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING: MPUD EXISTING USE: SINGLE FAMILY RESIDENTIAL FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:VR EXISTING USE: 1- SINGLE-FAMILY RESIDENTIAL 99 - ACREAGE NOT ZONED AGRICULTURALHALL ROADFLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:VR EXISTING USE: 1-SINGLE FAMILY RESIDENTIAL 2-MOBILE HOMES FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:A-MHO EXISTING USE: 2-MOBILE HOMES 99 - ACREAGE NOT ZONED AGRICULTURAL FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:A-MHO EXISTING USE: 60 - GRAZING LAND SOIL CAPABILITY CLASS ITAYLOR TRACEMIRAHAM TERRACEMERIHAM DR.R R R R R FUTURE DEVELOPMENT AREA FUTURE DEVELOPMENT AREA R R R R AA R LAKE TRAFFORD ROAD 80' ROW (PUBLIC) OPENSPACE / PRESERVE 30.92 AC) OPENSPACE / PRESERVE (31.03 AC)ACCESS TO FUTURE DEVELOPMENT PUD ACCESS GATED ENTRY 15' TYPE "B" BUFFER 10' TYPE "D" BUFFER NO BUFFER REQUIRED 15' TYPE "B" BUFFER 15' TYPE "B" BUFFER 15' TYPE "B" BUFFER EX. LCEC TRANSMISSION STATION PROPOSED 50' ROW PRESERVE TO ACT AS BUFFER PRESERVE TO ACT AS BUFFER FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING: RSF-5 EXISTING USE: 1- SINGLE FAMILY RESIDENTIAL FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING:A-MHO EXISTING USE: 1-SINGLE FAMILY RESIDENTIAL PROPOSED: WILLIAMS FARM RESIDENTIAL PUD 168.023 AC FLU:URBAN RESIDENTIAL SUBDISTRICT ZONING: A-MHO EXISTING USE: 60 - GRAZING LAND SOIL CAPABILITY CLASS I LAKE (0.24 AC) (4.05 AC) FLU:URBAN RESIDENTIAL SUBDISTRICT ZONE:A-CU EXISTING USE: 1.SINGLE FAMILY RESIDENTIAL 99 - ACREAGE NOT ZONED AGRICULTURAL LAKE (0.81 AC) LAKE (0.74 AC) REV DATE: MASTER CONCEPT PLAN - EXHIBIT C-1 SHEET: J.R. EVANS ENGINEERING, P.A. 9351 CORKSCREW ROAD, SUITE 102 ESTERO, FLORIDA 33928 PHONE: (239) 405-9148 FAX: (239) 288-2537 WWW.JREVANSENGINEERING.COM 1 OF 2 00 600'300' SCALE: 1" = 600' REV DATE: WILLIAMS FARMS MASTER CONCEPT PLAN - EXHIBIT C-1 SHEET: J.R. EVANS ENGINEERING, P.A. 9351 CORKSCREW ROAD, SUITE 102 ESTERO, FLORIDA 33928 PHONE: (239) 405-9148 FAX: (239) 288-2537 WWW.JREVANSENGINEERING.COM 10/25/21 11.A.d Packet Pg. 63 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 7WILLIAMS RESERVE AT LAKE TRAFFORD | RURAL LAND COMMUNITIES IMMOKALEE ROADIMMOKALEE ROAD BRIGHTSHORE RURAL VILLAGE TOWN OF BIG CYPRESS LONGWATER VILLAGE TOWN OF BIG CYPRESS BELLMAR VILLAGE RIVERGRASS VILLAGE PROJECT ACRES UNITS RURAL VILLAGE 2,787 4,042 BELLMAR 999 2,750 LONGWATER 999 2,650 RIVERGRASS 998 2,500 BRIGHTSHORE 681 2,000 TOWN OF BIG CYPRESS 515 1,400 KINGSTON 6,676 10,000 GL HOMES 4,652 5,200 TOTAL 18,307 31,507 11.A.d Packet Pg. 64 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 8WILLIAMS RESERVE AT LAKE TRAFFORD | Lake Trafford Rd.Lake Trafford Rd. Lake Lake TraffordTrafford Immokalee Rd.Immokalee Rd.Pepper Ranch Pepper Ranch PreservePreserve SITE IMMOKALEE SPORTS COMPLEX Arrowhead Arrowhead CommunityCommunity RETAIL MAP N. 15th St.N. 15th St.Main St. Main St. 11.A.d Packet Pg. 65 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 9WILLIAMS RESERVE AT LAKE TRAFFORD | GOLDEN GATE BLVD I-75 SR 29OIL WELL RD CR 846 SR 82 EVERGLADES BLVDSR 29 NCORKSCREW RDIMMOKALEE RD DESOTO BLVD S1ST ST SLAKE TRAFFORD RD MAIN ST W N E W M A R K E T R D I-75 4 0 2 41Miles GIS Mapping: Beth Yang, AICPGrowth Management Department File: Official Rural Lands Stewardship Area Overlay Map.mxdDate: 01/2022 Okaloacoochee Slough Flowway Stewardship Area (FSA) HSA HSA HSA ACSC Okaloacoochee Habitat Stewardship Area (HSA)ACSC Camp Keais Strand Flowway Stewardship Area(FSA) HSA WRA AVE MARIA SRAOILWELLGRADERD CAMPKEAISRDSSA 11 SSA 16 SSA 5 SSA 3 SSA 4 SSA 12 SSA 6 SSA 15 SSA 9 SSA 1 SSA 2 SSA 15 SSA 14 SSA 13 SSA 7 WRA WRA WRA FSA WRA WRA WRA WRA WRA ACSC ACSC Lake Trafford CR858WRA NORTH CORRIDOR GENERAL LOCATION SOUTH CORRIDOR GENERAL LOCATION R U R A L L A N D S S T E W A R D S H I P A R E A O V E R L A Y M A PRURAL L A N D S S T E W A R D S H I P A R E A O V E R L A Y M A P Note: The official designated titles of SSAs can be found within SSA Credit Agreements. SSA 5A SSA 3A RIVERGRASS VILLAGE SRA (Disclaimer: The information provided is to be used for general mapping purposes only. Ground surveying and records search must be used for absolute boundaries/acreages) FSA FSA FSA FSA FSA FSA Florida Panther National Wildlife Refuge Okaloacoochee SloughState Forest HYDE PARK VILLAGE SRA Legend Stewardship Areas RLSA Program Area Major Roads Area of Critical State Concern 500 Foot Restoration Area Flowway Stewardship Area (FSA) Habtitat Stewardship Area (HSA) Water Retention Area (WRA) Open Panther Corridor Stewardship Sending Area (SSA) Public Lands Stewardship Receiving Area (SRA) BigCypressNational Forest SSA 17 SSA 17 BELLMAR VILLAGE SRA LONGWATER VILLAGE SRA AMEN DED - J ANUARY 2 5, 20 07 (Ord . N o. 2007 -18) AMEND ED - SEPTEMBER 1 3, 2011 (O rd. No. 2 0 11-26 ) AMEN D ED - JU NE 1 3, 201 7 (O rd. No. 2 0 17-2 2 ) AMEN D ED - JU LY 13, 20 21 (O rd. No. 2 0 21-2 8 ) AMENDED - OC TO BER 14, 2008 (Ord . No. 2 008 -59) RURAL LANDS STEWARDSHIP MAP The Rural Lands Stewardship Map highlights all areas classified as sending or receiving lands. Density can be bought, traded, and assigned between these areas to help further the development of new projects. 11.A.d Packet Pg. 66 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 10WILLIAMS RESERVE AT LAKE TRAFFORD | LAKE TRAFFORD ROADLAKE TRAFFORD ROAD IMMOKALEE FUTURE LAND USE 11.A.d Packet Pg. 67 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 11WILLIAMS RESERVE AT LAKE TRAFFORD | LAKE TRAFFORD ROADLAKE TRAFFORD ROAD WETLANDS MAP 11.A.d Packet Pg. 68 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 12WILLIAMS RESERVE AT LAKE TRAFFORD | 9 Custom Soil Resource ReportSoil Map (Williams Farm)2919000291980029206002921400292220029230002923800292460029190002919800292060029214002922200292300029238002924600452800 453600 454400 455200 456000 456800 452800 453600 454400 455200 456000 456800 26° 26' 39'' N 81° 28' 37'' W26° 26' 39'' N81° 25' 44'' W26° 23' 12'' N 81° 28' 37'' W26° 23' 12'' N 81° 25' 44'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 17N WGS84 0 1500 3000 6000 9000Feet 0 450 900 1800 2700Meters Map Scale: 1:31,100 if printed on A portrait (8.5" x 11") sheet. MAP UNIT SYMBOL MAP UNIT NAME ACRES IN AOI PERCENT OF AOI 6 Riviera, limestone substratum- Copeland fine sand association, 0 to 2 percent slopes 31.1 1.4% 7 Immokalee fine sand, 0 to 2 percent slopes 432.6 19.2% 8 Myakka fine sand, 0 to 2 percent slopes 18.5 0.8% 15 Pomello fine sand, 0 to 2 percent slopes 11. 2 0.5% 16 Oldsmar fine sand, 0 to 2 percent slopes 155.4 6.9% 17 Basinger fine sand, 0 to 2 percent slopes 23.0 1.0% 18 Riviera fine sand, limestone substratum, 0 to 2 percent slopes 39.3 1.7% 21 Cypress Lake fine sand, 0 to 2 percent slopes 4.0 0.2% 22 Chobee, Winder, Gator soils, frequently ponded, 0 to 1 percent slopes 32.2 1.4% 25 Cypress Lake-Riviera-Copeland fine sands, frequently ponded, association, 0 to 1 parent slopes 221.4 9.8% 27 Holopaw fine sand, 0 to 2 percent slopes 93.6 4.2% 28 Pineda-Riviera fine sands association, 0 to 2 percent slopes 54.6 2.4% 29 Wabasso fine sand, 0 to 2 percent slopes 622.9 27.7% 31 Hilolo, Jupiter, Jenada fine sands, 0 to 2 percent slopes 2.7 0.1% 37 Tuscawilla fine sand, 0 to 2 percent slopes 143.9 6.4% 43 Winder, Riviera, limestone substratum, and Chobee soils, frequently ponded, 0 to 1 percent slopes 324.1 14.4% 113 Holopaw fine sand-Urban land complex, 0 to 2 percent slopes 2.7 0.1% 117 IMMOKALEE FINE SAND-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 30.6 1.4% 118 IMMOKALEE-OLDSMAR, LIMESTONE SUbSTRATUM-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 0.9 0.0% 122 MyAKKA FINE SAND-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 2.3 0.1% 130 pOMELLO FINE SAND-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 0.2 0.0% 131 RIvIERA FINE SAND, LIMESTONE SUbSTRATUM-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 0.3 0.0% 134 TUSCAWILLA FINE SAND-URbAN LAND COMpLEx, 0 TO 2 pERCENT SLOpES 0.6 0.0% TOTALS FOR AREA OF INTEREST 2,248.2 100.0% SOIL REPORT 11.A.d Packet Pg. 69 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 13WILLIAMS RESERVE AT LAKE TRAFFORD | GF GF GF GF GF GF GF GF GF GF GF GF GF GF GF GF GF GFGFGF GF !? !? !?!? !? !? !? !? I@29 I@82 I@29 4567846 4567846 4567858 4567850 4567890 456729A 4567830 4567830A 4567858 CR 846 Everglades Blvd Randall Blvd Oil Well RdSR 29Grove Rd Co rkscrew Rd Golden G a t e B l v d CitrusWestSR 8 2 Immokalee R d CampKeaisCounty Line Rd Serenoa C r H o r s e T r i a lGopherRidgeImmokalee ExtNewMarket R an dallE xtLittleLeagueAveMariaBlvdImmokalee Cr Anthem ParkwayCit rus E a s tSerenoaEImmokaleeLoop R d Business 8 46 W est C l o x St Lake Trafford Stockade Pop e J o hn P a ulCarson RdImmokalee RdLittleLeagueR a nd a llEx t SR82 Oil Well Rd I mmokal eeLoopRdLittleLeagueSerenoa C r SR82 Immokalee Rd Ave M a r ia B l vd Oil Well Rd Citrus EastLittleLeagueSerenoa CrGopherRidgeImmokalee C r Oil W ell R d Stockade Oil Well RdLittleLeague Immokalee Rd C R 8 4 6 SR29Oil W e l l R dCarsonRd Immokalee LoopRdCampKeaisStockadeSR 29SR 29 ImmokaleeLoop RdCitrusWestSR 29SR 29CR 8 4 6 Everglades BlvdCitrus WestOil W e l l R d SR29Oil Well Rd County Line Rd SR29S R 29 SR82 Immokalee Rd Immokalee ExtSerenoaCrSR 29SR29Immokalee Ext SR 8 2 Immokalee Cr §¨¦7559.764 36.8 5.45.32 4.73.83.6 3.53.43.33.24.63.12.62.51 2.32.2 2.42.11.9 2.8 1.81.7 1.6 1.5 1.4 1.31.2 1.1 0. 9 0.8 0. 7 0.60. 5 0.4 0.3 0.2 0 .1 0.9 1.4 11.20.50.41.81.1 1.1 0.5 22.3 1.8 21 3.1 2.62.21 2.1 1.23.8 0.8 0.5 11.9 5.4 1.82.421.7 1.81.713.2 1.9 1.6 1.71 11.6 2.31.9 1 0.90.5 012 Miles EASTERN COLLIER COUNTY CONCEPTUAL BUILD-OUT ROADWAY NETWORK GENERAL NOTES © Prepared By: GIS@WilsonMiller.com The Geographic Information System Business Unit of: WilsonMiller, Inc. Planners, Engineers, Ecologists, Surveyors, GIS Consultants,Landscape Architects, Transportation Consultants 3200 Bailey Lane Suite 200Naples, Florida 34105TEL: (239) 649-4040 FAX: (239) 643-5716www.wilsonmiller.comOffices strategically located to serve our clients Ave Maria Immokalee Hendry Collier Lee Collier T 46 S R29ER28E R30E T 47 S T 48 S T 50 S kj New Interchange This exhibit was prepared using GIS data provided by various sources that may includebut are not limited to federal, state, district and local agencies. WilsonMiller, Inc. does notwarrant data provided by other sources for accuracy or for any particular use that mayrequire accurate information. This map is for informational purposes only and should notbe substituted for a true title search, property appraisal, survey, or for zoning verification. Copyright 2008 WilsonMiller, Inc. Unauthorized Reproduction is Prohibited.T:\Projects\00075-ECPO\00075-CollierRLS5YReview\MXD\00075_EasternCollierLongRangeTransportationNoCentroid_20081212_v02_2208.mxd LEGEND Proposed Panther Corridors Corridor Options !?Potential Panther Crossing GF Existing Panther Crossing GF Pending Panther Crossing Rural Land Stewardship Area Boundary Sending Areas Receiving Areas County Boundary Area of Critical State Concern Future Corridors Number of Lanes Future 2 Lanes (New Roadway) Future 2 Lanes (Existing Roadway) Future 4 Lanes (New Roadway) Future 4 Lanes (Existing Roadway) Future 6 Lanes (New Roadway) Future 6 Lanes (Existing Roadway) Runway Extension The illustrated road network which supports 45,000 acres of potential development in the RLSA is for modeling purposes only.Actual road segments and alignments may differ than as shown on the map. FUTURE ROAD INFRASTRUCTURE The map depicts the long-range transportation plan of Collier County, illustrating the future roadway needs of the area. However, the plans do not guarantee that future infrastructure will be extended. Collier County has also identified the potential need for a connection road extending through the property connecting Lake Trafford Road to Immokalee Road. 11.A.d Packet Pg. 70 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 14WILLIAMS RESERVE AT LAKE TRAFFORD | FPL TRANSMISSION MAP FPL TRANSMISSION MAP 11.A.d Packet Pg. 71 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 15WILLIAMS RESERVE AT LAKE TRAFFORD | RLSA 2050 TOWN LOCATION MAPRLSA 2050 TOWN LOCATION MAP 11.A.d Packet Pg. 72 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 16WILLIAMS RESERVE AT LAKE TRAFFORD | SR 29 from North of New Market Road North to SR 82 417540-6 Project Details Work Type ConstructionWork Phase Design Limits from NewMarketRoad/WestcloxRoad to SR 82 Length 3 miles City Immokalee County Collier Road SR 29SR 82 ConstructionCost $30 million Letting 05/16/2022 Contact Information Design Project ManagerChristopher Speese239-225-1973 Communications TeamCommunications Office About This project consists of widening an approximately 3-mile-longsegment of SR 29 from North of New Market Road North to SR 82. SR 29 from North of New Market Road North to SR 82 417540-6 Project Details Work Type ConstructionWork Phase Design Limits from NewMarketRoad/WestcloxRoad to SR 82 Length 3 miles City Immokalee County Collier Road SR 29SR 82 ConstructionCost $30 million Letting 05/16/2022 Contact Information Design Project ManagerChristopher Speese239-225-1973 Communications TeamCommunications Office About This project consists of widening an approximately 3-mile-longsegment of SR 29 from North of New Market Road North to SR 82. This project consists of widening an approximately 3-mile-long segment of SR 29 from North of New Market Road North to SR 82. SR 29 from North of New Market Road North to SR 82 417540-6 SR 29 WIDENING 11.A.d Packet Pg. 73 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 17WILLIAMS RESERVE AT LAKE TRAFFORD | CONCEPTUAL SITE LAYOUT 11.A.d Packet Pg. 74 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale LOCATION MAP Big Cypress National PreserveBig Cypress National Preserve SITE PINE PINE ISLANDISLAND FORT MYERS FORT MYERS BEACHBEACH SANIBELSANIBEL CAPTIVACAPTIVA PUNTA GORDAPUNTA GORDA NAPLESNAPLES ESTEROESTERO FORT MYERSFORT MYERS LOCATION HIGHLIGHTS • 0.3± miles to Lake Trafford • 1± mile to the Seminole Casino • 4.2± miles to Immokalee Airport • 4.6± miles to Ave Maria • 23± miles to SW Florida Intl. Airport (RSW) BONITA SPRINGSBONITA SPRINGS River HallRiver HallCommunityCommunity Ave MariaAve Maria Babcock RanchBabcock Ranch 18WILLIAMS RESERVE AT LAKE TRAFFORD | 11.A.d Packet Pg. 75 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 19WILLIAMS RESERVE AT LAKE TRAFFORD | 6810 International Center Blvd. • Fort Myers, FL 33912 • 239.489.4066 LIMITATIONS AND DISCLAIMERS The content and condition of the property provided herein is to the best knowledge of the Seller. This disclosure is not a warranty of any kind; any information contained within this proposal is limited to information to which the Seller has knowledge. Information in this presentation is gathered from reliable sources, and is deemed accurate, however any information, drawings, photos, site plans, maps or other exhibits where they are in conflict or confusion with the exhibits attached to an forthcoming purchase and sale agreement, that agreement shall prevail. It is not intended to be a substitute for any inspections or professional advice the Buyer may wish to obtain. An independent, professional inspection is encouraged and may be helpful to verify the condition of the property. The Seller and LSI Companies disclaim any responsibility for any liability, loss or risk that may be claimed or incurred as a consequence of using this information. Buyer to hold any and all person’s involved in the proposal of the property to be held harmless and keep them exonerated from all loss, damage, liability or expense occasioned or claimed. Potential Buyer acknowledges that all property information, terms and conditions of this proposal are to be kept confidential, and concur that either the Potential Buyers, nor their agents, affiliates or attorneys will reveal this information to, or discuss with, any third parties. Buyer will be a qualified Buyer with significant experience in entitlement and development process in Lee County with finesse and wherewithal and be willing to be interviewed by the LSI Companies team. WILLIAMS FARMS 153WILLIAMS FARMS 153 IMMOKALEE, FL LAKE TRAFFORD ROADLAKE TRAFFORD ROAD 11.A.d Packet Pg. 76 Attachment: Williams Reserve - Offering Memorandum for 2247 acres (28967 : Williams Purchase Sale 11.A.e Packet Pg. 77 Attachment: Wliliams Reserve - Published Executive Summary for LOI (28967 : Williams Purchase Sale Agreement) 11.A.e Packet Pg. 78 Attachment: Wliliams Reserve - Published Executive Summary for LOI (28967 : Williams Purchase Sale Agreement) 11.A.e Packet Pg. 79 Attachment: Wliliams Reserve - Published Executive Summary for LOI (28967 : Williams Purchase Sale Agreement) 11.A.f Packet Pg. 80 Attachment: Williams Reserve - Signed Letter of Intent (28967 : Williams Purchase Sale Agreement) 11.A.f Packet Pg. 81 Attachment: Williams Reserve - Signed Letter of Intent (28967 : Williams Purchase Sale Agreement) 11.A.f Packet Pg. 82 Attachment: Williams Reserve - Signed Letter of Intent (28967 : Williams Purchase Sale Agreement) COMMUNICATION FROM IMMOKALEE WATER & SEWER DISTRICT 11.A.g Packet Pg. 83 Attachment: Immokalee Water & Sewer District (28967 : Williams Purchase Sale Agreement) 11.A.h Packet Pg. 84 Attachment: Williams Reserve - Conservation Collier Map (28967 : Williams Conservation Collier Initial Criteria Screening Report Williams Farms Owner Name: James E Williams Jr. Trust, Williams Farms, Williams Farms Land Assets LLC, Williams Farms of Immokalee Size: Approximately 1,167 acres Folio Number(s): 00113560000, 00113600009, 00113600106, 00131760002, 00132680000, & 00132680107 and portions of 00114160001, 00131720000, 00132640008, & 00132720009 Staff Report Date: April 3, 2024 133 66 37 56 160 80 80 80 0 50 100 150 200 1 - Ecological Value 2 - Human Value 3 - Restoration and Management 4 - Vulnerability Total Score: 291/400 Awarded Points Possible Points 11.A.i Packet Pg. 85 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 2 Table of Contents Table of Contents ......................................................................................................................................... 2 1. Introduction ........................................................................................................................................... 4 2. Summary of Property ............................................................................................................................ 5 Figure 1 - Parcels Location Overview .......................................................................................................5 Figure 2 – Complete Williams Farms property .........................................................................................6 Figure 3 – Parcels Close-up – Williams Farms Proposed for Conservation Collier ...................................7 2.1 Summary of Property Information ....................................................................................................8 Table 1 – Summary of Property Information .....................................................................................8 Figure 4 - Secondary Criteria Score ................................................................................................. 10 Table 2 - Secondary Criteria Score Summary .................................................................................. 10 2.2 Summary of Assessed Value and Property Cost Estimates ........................................................... 11 Table 3. Assessed & Estimated Value ............................................................................................. 11 2.2.1 Zoning, Growth Management and Conservation Overlays ................................................. 12 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 12) ...................................................... 12 3. Initial Screening Criteria ...................................................................................................................... 14 3.1 Ecological Values ............................................................................................................................. 14 3.1.1 Vegetative Communities ....................................................................................................... 14 Table 4. Listed Plant Species.................................................................................................... 15 Figure 5 - CLIP4 Priority Natural Communities ........................................................................ 16 Figure 6 - Florida Cooperative Land Cover Classification System ............................................ 17 Figure 7 - Cypress .................................................................................................................... 18 Figure 8 – Mixed Wetland Hardwoods .................................................................................... 18 3.1.2 Wildlife Communities ............................................................................................................ 19 Table 5 – Listed Wildlife Detected ........................................................................................... 19 Table 6 – Potential Listed Wildlife Species .............................................................................. 19 Figure 9 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................... 20 Figure 10 - CLIP4 Potential Habitat Richness ........................................................................... 21 3.1.3 Water Resources ................................................................................................................... 22 Figure 11 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ............................ 23 Figure 12 - Collier County Soil Survey ...................................................................................... 24 Figure 13 LIDAR Elevation Map ............................................................................................... 25 3.1.4 Ecosystem Connectivity ........................................................................................................ 26 11.A.i Packet Pg. 86 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 3 Figure 14 – FL Wildlife Corridor and Williams Farms ............................................................... 26 Figure 15 - Conservation Lands ............................................................................................... 27 3.2 Human Values ................................................................................................................................. 28 3.2.1 Recreation ............................................................................................................................. 28 3.2.2 Accessibility ........................................................................................................................... 28 3.2.3 Aesthetic/Cultural Enhancement ......................................................................................... 28 3.3 Restoration and Management ....................................................................................................... 28 3.3.1 Vegetation Management ...................................................................................................... 28 3.3.1.1 Invasive Vegetation ..................................................................................................... 28 3.3.1.2 Prescribed Fire ............................................................................................................ 28 3.3.2 Remediation and Site Security .............................................................................................. 28 3.3.3 Assistance .............................................................................................................................. 29 3.4 Vulnerability .................................................................................................................................... 29 3.4.1 Zoning and Land Use ............................................................................................................. 29 Figure 16 – Zoning ................................................................................................................... 30 Figure 17 – RLSA Overlay ......................................................................................................... 31 Figure 18 –Future Land Use .................................................................................................... 32 3.4.2 Development Plans ............................................................................................................... 33 4. Acquisition Considerations .................................................................................................................. 33 5. Management Needs and Costs .............................................................................................................. 34 Table 7 - Estimated Costs of Site Remediation, Improvements, and Management ................ 34 6. Potential for Matching Funds ............................................................................................................... 35 7. Secondary Criteria Scoring Form ......................................................................................................... 36 8. Additional Site Photos ......................................................................................................................... 42 APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions ...................................... 46 11.A.i Packet Pg. 87 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 4 1. Introduction The Conservation Collier Program (Program) is an environmentally sensitive land acquisition and management program approved by the Collier County Board of County Commissioners (Board) in 2002 and by Collier County Voters in 2002 and 2006. The Program was active in acquisition between 2003 and 2011, under the terms of the referendum. Between 2011 and 2016, the Program was in management mode. In 2017, the Collier County Board reauthorized Conservation Collier to seek additional lands (2/14/17, Agenda Item 11B). On November 3, 2020, the Collier County electors approved the Conservation Collier Re-establishment referendum with a 76.5% majority. This Initial Criteria Screening Report (ICSR) has been prepared for the Conservation Collier to meet requirements specified in the Conservation Collier Implementation Ordinance, 2002-63, as amended, and for purposes of the Conservation Collier Program. The sole purpose of this report is to provide objective data to demonstrate how properties meet the criteria defined by the ordinance. The following sections characterize the property location and assessed value, elaborate on the initial and secondary screening criteria scoring, and describe potential funding sources, appropriate use, site improvements, and estimated management costs. 11.A.i Packet Pg. 88 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 5 2. Summary of Property Figure 1 - Parcels Location Overview 11.A.i Packet Pg. 89 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 6 Figure 2 – Complete Williams Farms property 11.A.i Packet Pg. 90 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 7 Figure 3 – Parcels Close-up – Williams Farms Proposed for Conservation Collier 11.A.i Packet Pg. 91 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 8 2.1 Summary of Property Information Table 1 – Summary of Property Information Characteristic Value Comments Name Williams Farms James E Williams Jr. Trust, Williams Farms, Williams Farms Land Assets LLC, Williams Farms of Immokalee Folio Number Multiple 00113560000, 00113600009, 00113600106, 00131760002, 00132680000, & 00132680107 and portions of 00114160001, 00131720000, 00132640008, & 00132720009 Target Protection Area (Ord. 2002-63, Section 10.3) RLSA – FSA, HSA Although the property is not within a Target Protection Mailing Area, it does contain some areas designated as Rural Land Stewardship Area (RLSA) Flowway Stewardship Area (FSA) and Habitat Stewardship Area (HSA) Size Approx. 1,167 acres Entire 2,247-acre Williams Farms property is being offered to the Collier County Board of County Commissioners; Conservation Collier would acquire approximately 1,167 acres Section, Township, and Range S19, T46S, R28E Zoning Category/TDRs/ Overlays A-MHO and RLSA - FSA, HSA, Open lands, and 500ft Buffer designations 834.9 ac. zoned Agricultural with Mobile Home Overlay (1 unit / 5 ac.) - Urban Residential Subdistrict FLU; 332.1 ac zoned RLSA with 176.1 ac FSA, 78.6 ac. HSA, 63.9 Open lands, and 13.5 ac. 500ft Buffer – Agricultural/Rural Mixed Use District/RLSA FLU FEMA Flood Map Category Primarily AH and AE with some small areas of X and X500 AH - Area close to water hazard that has a 1% chance of experiencing shallow flooding between 1 and 3 feet each year; AE – Area presenting a 1% annual chance of flooding and a 26% chance over the life of a 30-year mortgage; X - Area determined to be outside the 500-year flood; X500 - Area inundated by 1% annual flooding with average depths of less than 1 foot Existing structures Pole barn, cattle pens, power lines A large pole barn exists within the area of the property of interest to Conservation Collier. Cattle pens and cattle infrastructure also exist on the property. Electrical lines run along the internal roads to the farming operation. Adjoining properties and their Uses Conservation, row crops and orange groves; Residential single family, PUD, and Utility (Immokalee Water and Sewer District settling ponds and spray fields); roadway SSA 13 and undeveloped natural land adjacent along the shoreline of Lake Trafford to the west; Row crops and orange groves along the western side of the south boundary; Immokalee Water and Sewer District offices, wells, and spray fields along the eastern side of 11.A.i Packet Pg. 92 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 9 the southern boundary; undeveloped and developed PUD, single family homes and Lake Trafford Rd. to the north; single family homes and undeveloped land to the east Development Plans Submitted None None on portions of property of interest to Conservation Collier Known Property Irregularities Ditching Historic ditching within slough and wetlands leading to Lake Trafford Other County Dept Interest Multiple Acquisition of the entire property would be of interest to multiple Collier County Divisions. Some of the property of interest to Conservation Collier could ultimately be acquired by different County Divisions 11.A.i Packet Pg. 93 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 10 Figure 4 - Secondary Criteria Score Table 2 - Secondary Criteria Score Summary Criteria Awarded Weighted Points Possible Weighted Points Awarded/Possible Points 1 - Ecological Value 133 160 83% 1.1 - Vegetative Communities 32 53 60% 1.2 - Wildlife Communities 27 27 100% 1.3 - Water Resources 21 27 80% 1.4 - Ecosystem Connectivity 53 53 100% 2 - Human Values 66 80 82% 2.1 - Recreation 29 34 83% 2.2 - Accessibility 31 34 92% 2.3 - Aesthetics/Cultural Enhancement 6 11 50% 3 - Restoration and Management 37 80 46% 3.1 - Vegetation Management 34 55 63% 3.2 - Remediation and Site Security 2 23 10% 3.3 - Assistance 0 2 0% 4 - Vulnerability 56 80 69% 4.1 - Zoning and Land Use 47 58 81% 4.2 - Development Plans 9 22 40% Total 291 400 73% 133 66 37 56 160 80 80 80 0 20 40 60 80 100 120 140 160 180 1 - Ecological Value 2 - Human Value 3 - Restoration and Management 4 - Vulnerability Total Score: 291/400 Awarded Points Possible Points 11.A.i Packet Pg. 94 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 11 2.2 Summary of Assessed Value and Property Cost Estimates The interest being appraised is fee simple “as is” for the purchase of the site. A value of the parcel will estimated using only one of the three traditional approaches to value, the sales comparison approach. It is based on the principal of substitution that an informed purchaser would pay no more for the rights in acquiring a particular real property than the cost of acquiring, without undue delay, an equally desirable one. Three properties were selected for comparison, each with similar site characteristics, utility availability, zoning classification and road access. No inspection was made of the property or comparables used in this report and the Real Estate Services Department staff relies upon information solely provided by program staff. The valuation conclusion is limited only by the reported assumptions and conditions that no other known or unknown adverse conditions exist. If the Board of County Commissioners choose to acquire this property, appraisals by two independent Real Estate Appraisers will be obtained at that time. Pursuant to the Conservation Collier Purchase Policy, two appraisals are required for the Williams Farms property, which has an initial valuation over $500,000; 2 independent Real Estate Appraiser will value the subject property and the average of those 2 appraisal reports will determine the actual value of the subject property and will be used to determine the offer made on the subject property. Table 3. Assessed & Estimated Value Property owner Folio Number Approx. Acreage Assessed Value* Estimated Value** Williams Farms 00113560000 160.0 $437,538 $1,141,760.00 Williams Farms 00113600009 50.9 $101,800 $363,222.40 James E Williams Jr. Trust 00113600106 109.1 $218,200 $778,537.60 Williams Farms Land Assets LLC 00131760002 39.0 $643,505 $278,304.00 Williams Farms of Immokalee 00132680000 39.0 $196,350 $278,304.00 James E Williams Jr. Trust 00132680107 126.1 $252,180 $899,849.60 Williams Farms Portion of 00114160001 127.8 $836,198 $911,980.80 Williams Farms Land Assets LLC Portion of 00131720000 216.1 $893,144 $1,542,089.60 Williams Farms Portion of 00132640008 259.9 $1,128,954 $1,854,646.40 Williams Farms Portion of 00132720009 39.1 $325,141 $279,017.60 TOTAL 1,167.0 $5,033,010 $8,327,712.00 * Assessed Value is obtained from the Property Appraiser’s Website. The Assessed Value is based off the current use of the property. **The Estimated Market Value for the Williams Farms property was obtained from the Collier County Real Estate Services Department in March 2024. 11.A.i Packet Pg. 95 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 12 2.2.1 Zoning, Growth Management and Conservation Overlays Zoning, growth management and conservation overlays will affect the value of a parcel. The parcel is zoned A-MHO (Agricultural – Mobile Home Overlay), which allows for 1 unit per 5 acres. It is designated as Conservation on the Future Land Use map. Approximately 332.1 ac are within the RLSA with 176.1 ac. FSA, 78.6 ac. HSA, 63.9 ac. Open lands, and 13.5 ac. 500ft Buffer. 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 12) Criteria 1: CLIP Priority 1 Natural Communities Are Upland Hardwood Forest, Scrub, Coastal Upland, Dry Prairie, or Upland Pine present on the property? YES Statement for Satisfaction of Criteria 1: Property contains Cabbage Palm Hammock, which is a Coastal Upland plant community. Criteria 2: CLIP Priority 2-4 Natural Communities If CLIP 1 Natural Communities are not present on the property, are Pine Flatwoods or Coastal Wetlands present on the property? N/A Statement for Satisfaction of Criteria 2: Property already contains a CLIP Priority 1 plant community, but also contains Mesic Pine Flatwoods. Criteria 3: Other Native, Natural Communities If CLIP 1-4 Natural Communities are not present on the property, are other native, natural communities present on the property? N/A Statement for Satisfaction of Criteria 3: Property also contains Cypress, Mixed Wetland Hardwoods, Freshwater Marsh, Mixed Scrub-Shrub Wetland, and Mixed Hardwoods - Coniferous, but already contains CLIP Priority 1-4 Natural Communities. Criteria 4: Human Social Values Does land offer cultural values, appropriate access for natural resource-based recreation, and the enhancement of the aesthetic setting of Collier County? YES Statement for Satisfaction of Criteria 4: This property is accessible from Carson Rd. and Immokalee Dr. Limerock roads and trails currently exist for access to many areas of the property. Criteria 5: Water Resources Does the property offer opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, wildfire risk reduction, storm surge protection, and flood control? YES 11.A.i Packet Pg. 96 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 13 Statement for Satisfaction of Criteria 5: The parcel contains hydric soils and wetland vegetation communities. It holds water during the wet season. Acquisition of the parcel would buffer wetlands adjacent to Lake Trafford. Criteria 6: Biological and Ecological Value Does the property offer significant biological values, including biodiversity and listed species habitat? YES Statement for Satisfaction of Criteria 6: A telemetry point from the endangered Florida Panther has been documented on the property. The property is utilized by listed wading birds, deer, and FL black bear. Criteria 7: Enhancement of Current Conservation Lands Does the property enhance and/or protect the environmental value of current conservation lands through function as a buffer, ecological link or habitat corridor? YES Statement for Satisfaction of Criteria 7: The property is adjacent to SSA 13 and the conservation area associated with the Arrowhead Reserve development. Criteria 8: Target Protection Mailing Area Is the property within a Board-approved target protection mailing area? NO Statement for Satisfaction of Criteria 8: The property is not within a Board approved TPMA. 11.A.i Packet Pg. 97 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 14 3. Initial Screening Criteria 3.1 Ecological Values 3.1.1 Vegetative Communities The property consists of Improved Pasture, Cabbage Palm Hammock, Mixed Wetland Hardwoods, Cypress, Mixed Hardwood-Coniferous, Freshwater Marsh, Mesic Flatwoods, and Mixed Scrub-Shrub Wetland. Characterization of Plant Communities Present Improved pastures: This community is the most common on the portion of the property proposed for acquisition by Conservation Collier found on about 20% of the property in areas where canopy and midstory were removed historically and dominant grasses maintained through cattle grazing. This community, while not native, is crucial to protect in order to continue to provide habitat for animals requiring open areas for grazing and young rearing including turkey, deer, sandhill crane, and crested caracara. Groundcover consists of primarily Bahiagrass (Paspalum notatum), native forbs, and species like broomsedge (Andropogon sp.), smutgrass (Sporobolus indicus), caesarweed (Urena lobata), tall elephantsfoot (Elephantopus elatus), muscadine (Vitis rotundifolia), frostweed (Verbesina virginica), Beggarticks (Bidens alba). Scattered cabbage palm (Sabal palmetto), live oak (Quercus virginiana), laurel oak (Quercus laurifolia), and slash pine (Pinus elliottii) are present throughout the pastures. Cabbage Palm Hammock: This community is found along the pasture edges. Density of invasive, exotic woody species (predominantly Brazilian pepper (Schinus terebinthifolia)) is high throughout. Groundcover consists of Beggarticks, cabbage palm, dogfennel (Eupatorium capillifolium), and Southern shield fern (Thelypteris kunthii). Midstory consists of Brazilian pepper, myrsine (Myrsine cubana), wild coffee (Psychotria nervosa), American beautyberry (Callicarpa americana), greenbriar (smilax spp.), shoestring fern (Vittaria lineata), and resurrection fern (Pleopeltis michauxiana). Canopy consists of primarily cabbage palm with some scattered live oak, Laurel oak, and strangler fig (Ficus aurea). Mixed Wetland Hardwoods: This plant community is found primarily between the pasture and Cypress/Mixed Hardwood-Coniferous plant communities. Fire suppression over the years has played a role in this community having an abundance of Brazilian pepper, cabbage palm, woody growth, vines, and dense midstory fuels. Climbing fern (Lygodium sp.) is also present in varying densities throughout this community. Groundcover consists of swamp fern, sawgrass (Cladium jamaicense), and sand cordgrass (Spartina bakeri). Midstory consists cabbage palm, myrsine, wild coffee, Carolina willow (Salix caroliniana), and wax myrtle (Morella cerifera). Canopy consists of Cabbage palm, slash pine, red maple (Acer rubrum), and pop ash (Fraxinus caroliniana). Cypress: This community runs through the middle of the property. Canopy consists almost entirely of cypress (Taxodium sp.) with a sparse mid-story of Carolina willow, wax myrtle, and buttonbush (Cephalanthus occidentalis). Ground cover includes sawgrass, alligator flag (Thalia geniculata), pickerelweed (Pontederia cordata), and arrowhead (Sagittaria sp.) 11.A.i Packet Pg. 98 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 15 Mixed Hardwood-Coniferous: This community is similar to the Cypress; however, it contains a mixture of Cypress, red maple, and pop ash in the canopy. Freshwater Marsh: This community is primarily on the western side of the property and groundcover consists of pickerelweed, sawgrass, arrowhead, sand cordgrass, maidencane (Hymenachne hemitomon), cattail (Typha domingensis), gulf coast spikerush (Eleocharis cellulosa), water lily (Nymphaea odorata). Scattered Carolina willow, buttonbush (Cephalanthus occidentalis), saltbush (Baccharis halimifolia), Peruvian primrose willow (Ludwigia peruviana), and pond apple (Annona glabra) exist within the midstory. No canopy is present. Mesic Flatwoods: A small 9-acre pocket of this community exists within the southwestern portion of the property. Ground cover includes shiny blueberry (Vaccinium myrsinites) and predominantly grasses, including wiregrass (Aristida stricta), dropseeds (Sporobolus sp), panicgrass (Dichanthelium spp.), and broomsedge (Andropogon spp.). Midstory includes saw palmetto (Serenoa repens), gallberry (Ilex glabra), coastalplain staggerbush (Lyonia fruticosa), and scattered cabbage palm. Canopy consists of slash pine. Mixed Scrub-Shrub Wetland: This community is highly disturbed, with historic ditching and possibly logging in the past. It is also heavily infested with climbing fern and Brazilian pepper. Current condition is best described as Mixed Scrub-Shrub Wetland as it is dominated by a midstory of Carolina willow and saltbush. Small red maple and cypress are also scattered throughout and groundcover is consistent with what is found in the freshwater marsh. The overall condition of the plant communities within the property is poor with an estimated exotic plant coverage of 75%. The dominant exotics noted are climbing fern and Brazilian pepper. Extensive treatment will be required to restore the natural communities on site and access will be difficult due to the deep-water levels and density of the vegetation. Table 4. Listed Plant Species Common Name Scientific Name State Status Federal Status Northern needleleaf Tillandsia balbisiana State Threatened n/a Cardinal airplant Tillandsia fasciculata State Endangered n/a Butterfly orchid Encyclia tampensis Comm. Exploited n/a 11.A.i Packet Pg. 99 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 16 Figure 5 - CLIP4 Priority Natural Communities 11.A.i Packet Pg. 100 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 17 Figure 6 - Florida Cooperative Land Cover Classification System 11.A.i Packet Pg. 101 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 18 Figure 7 - Cypress Figure 8 – Mixed Wetland Hardwoods 11.A.i Packet Pg. 102 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 19 3.1.2 Wildlife Communities This parcel provides habitat to a variety of wildlife. It is crucial to protect the upland pasture and cabbage palm hammock adjacent to the wetlands on site to continue to provide habitat for animals requiring open areas for grazing and young rearing including turkey, deer, sandhill crane, and crested caracara. It can be assumed that the same important wildlife species documented on the nearby Pepper Ranch also utilize this property including the Everglades snail kite, wood stork, black bear and multiple bird species. Additionally, a collared Florida panther (Puma concolor coryi) was tracked on the property in 2001. Table 5 – Listed Wildlife Detected Common Name Scientific Name State Status Federal Status Mode of Detection Florida Panther Puma concolor coryi Endangered Telemetry point Table 6 – Potential Listed Wildlife Species Common Name Scientific Name State Status Federal Status Little blue heron Egretta caerulea Threatened Not listed Everglade snail kite Rostrhamus sociabilis plumbeus Endangered Endangered Tricolored heron Egretta tricolor Threatened Not listed Wood stork Mycteria americana Threatened Threatened Roseate spoonbill Platalea ajaja Threatened Not listed Sandhill crane Antigone canadensis Threatened Not listed Crested caracara Caracara cheriway Threatened Threatened 11.A.i Packet Pg. 103 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 20 Figure 9 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) 11.A.i Packet Pg. 104 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 21 Figure 10 - CLIP4 Potential Habitat Richness 11.A.i Packet Pg. 105 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 22 3.1.3 Water Resources Acquisition of this property would offer protection of water resource values, including protection of wetland dependent species habitat and some recharge of the aquifer. Over half of the property consists of wetlands and is mapped as containing hydric soils. The property provides habitat for wetland dependent species year-round. A primary benefit to preserving the parcel in an undeveloped state would be for protection of the wetlands associated with Lake Trafford. The property also provides natural flood protection. Soils data is based on the Soil Survey of Collier County Area, Florida (USDA/NRCS, 1990). Mapped hydric soils include those that are nearly level, poorly drained and found in sloughs and poorly defined drainageways ( “BASINGER FINE SAND”, “RIVIERA FINE SAND, LIMESTONE SUBSTRATUM”, “HOLOPAW FINE SAND”, and “PINEDA AND RIVIERA FINE SANDS”); those that are nearly level, poorly drained and found in sloughs and cypress swamps (“RIVIERA, LIMESTONE SUBSTRATUM - COPELAND FINE SAND” and “WINDER, RIVIERA, LIMESTONE SUBSTRATUM, AND CHOBEE SOILS DEPRESSIONAL”); – those that are level, very poorly drained soils found in depressions, cypress swamps, and marshes (“CHOBEE, WINDER AND GATOR SOILS, DEPRESSIONAL” and “BOCA, RIVIERA, LIMESTONE SUBSTRATUM AND COPELAND FS, DEPRESSIONAL”); and those that are nearly level, poorly drained and found in hammocks and flatwoods (“HILOLO LIMESTONE SUBSTRATUM, JUPITER AND MARGATE SOILS”). 11.A.i Packet Pg. 106 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 23 Figure 11 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones 11.A.i Packet Pg. 107 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 24 Figure 12 - Collier County Soil Survey 11.A.i Packet Pg. 108 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 25 Figure 13 LIDAR Elevation Map 11.A.i Packet Pg. 109 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 26 3.1.4 Ecosystem Connectivity This parcel is adjacent to SSA 13 and undeveloped land to the west and to the Arrowhead Reserve developments preserve area to the north. These lands buffer Lake Trafford. The Florida Wildlife Corridor Foundation (a non-profit organization seeking landscape-scale conservation) identifies Williams Farms as an Opportunity Area - high priority land that connects and supports parks, preserves, and refuges. Figure 14 – FL Wildlife Corridor and Williams Farms 11.A.i Packet Pg. 110 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 27 Figure 15 - Conservation Lands 11.A.i Packet Pg. 111 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 28 3.2 Human Values 3.2.1 Recreation This parcel could potentially offer a variety of recreational opportunities such as hiking, mountain biking, horseback riding, and camping. Depending on the amount of uplands acquired by Conservation Collier, restoration activities, and adjacent lands uses, there could be potential opportunities for fishing and hunting. 3.2.2 Accessibility The parcel can be accessed via Carson Rd. and Immokalee Dr., public paved roads. Limerock roads and raised trails throughout the property make year-round access possible. 3.2.3 Aesthetic/Cultural Enhancement The provides vista views of pastures with mature oak and cypress. There is the potential for archaeological sites within the property due to its proximity to Lake Trafford. 3.3 Restoration and Management Extensive staff time, equipment, and funds will be required to restore and maintain this property through exotic plant control, fuel reduction, mowing, and potentially hydrologic restoration. Additionally, Environmental Site Assessments must be conducted to determine whether remediation is necessary prior to large scale public access amenity development. 3.3.1 Vegetation Management 3.3.1.1 Invasive Vegetation The natural communities within the property appear to be heavily infested with invasive, exotic vegetation (75% density) – primarily climbing fern and Brazilian pepper. The pastures contain non- native grass species and scattered Brazilian pepper and Caesarweed. Because of inability to access all parts of the property, reliable exotic plant treatment cost estimates cannot be determined at this time. In the event of acquisition, staff will seek partnership opportunities for exotic plant control with South Florida Water Management District’s (SFWMD) Big Cypress Basin Service Center and FWC, both of which have a vested interest in the health of Lake Trafford and the surrounding wetlands. 3.3.1.2 Prescribed Fire Cabbage palms and other fuels would need to be reduced and fire breaks installed prior to any prescribed fire within the Mesic Pine Flatwoods or drier portions of the Cabbage Palm Hammock and Mixed Wetland Hardwoods that could carry fire. Prescribed fire would also be recommended as a management tool for the pasturelands. The use of prescribed fire anywhere on the property will depend upon its compatibility with adjacent land uses. 3.3.2 Remediation and Site Security No site security issues appear to exist within the property. Entrance gates exist at all access points. Environmental Site Assessments will need to be conducted to determine whether contamination exists within the property that will require environmental remediation. 11.A.i Packet Pg. 112 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 29 3.3.3 Assistance Staff will seek partnership opportunities for hydrological restoration and exotic plant control with SFWMD’s Big Cypress Basin Service Center and FWC, both of which have a vested interest in the health of Lake Trafford and the surrounding wetlands. 3.4 Vulnerability 3.4.1 Zoning and Land Use The entire property has a baseline zoning of A-MHO (Agricultural – Mobile Home Overlay), which allows for 1 unit per 5 acres. Approximately 332.1 acres are also within the Collier County RLSA with 176.1 acres designated as FSA, 78.6 acres designated as HSA, 63.9 acres designated as Open lands, and 13.5 acres designated as 500ft Buffer. The approximately 332.1 acres within the RLSA have a Future Land Use designation of Agricultural/Rural Mixed-Use District/RLSA FLU. The remaining 834.9 acres have an Urban Residential Subdistrict Future Land Use designation. 11.A.i Packet Pg. 113 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 30 Figure 16 – Zoning 11.A.i Packet Pg. 114 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 31 Figure 17 – RLSA Overlay 11.A.i Packet Pg. 115 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 32 Figure 18 –Future Land Use 11.A.i Packet Pg. 116 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 33 3.4.2 Development Plans The portion of the property under consideration by Conservation Collier is not currently planned for development. 4. Acquisition Considerations Staff would like to bring the following items to the attention of the Advisory Committee during the review of this property. The following items may not have significantly affected the scoring but are worth noting. Extensive staff time, equipment, and funds will be required to restore and maintain this property through exotic plant control, fuel reduction, mowing, and potential hydrologic restoration. It is recommended that at least one additional FTE Environmental Specialist II, one Equipment Operator II, a swamp buggy, a compact track loader, a 120-horsepower tractor, 2 trailers, and a truck be authorized for the Conservation Collier Program should this property be acquired. Phase 1 and Phase 2 Environmental Site Assessments are recommended due to historic uses on the property and surrounding lands. 11.A.i Packet Pg. 117 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 34 5. Management Needs and Costs Table 7 - Estimated Costs of Site Remediation, Improvements, and Management Management Element Initial Cost Annual Recurring Cost Comments Invasive Vegetation Removal TBD TBD Cost to be determined upon closer inspection of the property Fuel reduction $168,000 N/A Estimate 140 ac. @ $1,200/ac. initial; Assumes no annual recurring once in burn rotation Firebreak installation N/A N/A Assumes firebreak creation within pastures created by staff with Program equipment FTE Environmental Specialist II $87,500 $87,500 Includes base salary and benefits FTE Equipment Operator II $73,600 $73,600 Includes base salary and benefits for employee able to operate heavy equipment Truck $100,000 Includes Ford F-550 truck with ability to haul heavy equipment Compact track loader $190,000 Can be used at other preserves with ability to trailer Swamp buggy $100,000 Can be used at other preserves with ability to trailer 120 hp Tractor $150,000 Can be used at other preserves with ability to trailer Trailers $45,000 Includes flatbed trailer for compact track loader and trailer for swamp buggy Vehicle and machinery maintenance and fuel $10,000 $10,000 Signage $10,000 $200 Interpretive and directional signage TOTAL $934,100 $171,300 11.A.i Packet Pg. 118 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 35 6. Potential for Matching Funds The primary partnering agencies for conservation acquisitions, and those identified in the ordinance are the Florida Communities Trust (FCT) and The Florida Forever Program. The following highlights potential for partnering funds, as communicated by agency staff. Florida Communities Trust - Parks and Open Space Florida Forever grant program: The FCT Parks and Open Space Florida Forever grant program provides grant funds to local governments and nonprofit organizations to acquire conservation lands, urban open spaces, parks and greenways. Application for this program is typically made for pre-acquired sites up to two years from the time of acquisition. The Parks and Open Space Florida Forever grant program assists the Department of Environmental Protection in helping communities meet the challenges of growth, supporting viable community development and protecting natural resources and open space. The program receives 21 percent Florida Forever appropriation. This property would not be a good candidate for FCT funding. Florida Forever Program: Although this parcel is within a Florida Forever Program boundary, because of its size, the State will not pursue its acquisition. Additional Funding Sources: No additional funding sources have been identified. 11.A.i Packet Pg. 119 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 36 7. Secondary Criteria Scoring Form Property Name: Williams Farms Target Protection Mailing Area: RLSA - FSA and HAS Folio(s): multiple Secondary Criteria Scoring Possible Points Awarded Points Percentage 1 - Ecological Value 160 133 83 2 - Human Value 80 66 82 3 - Restoration and Management 80 37 46 4 - Vulnerability 80 56 69 TOTAL SCORE 400 291 73 1 - ECOLOGICAL VALUES (40% of total) Possible Points Awarded Points Comments 1.1 VEGETATIVE COMMUNITIES 200 120 1.1.1 - Priority natural communities (Select highest score) a. Parcel contains CLIP4 Priority 1 communities (1130 - Rockland Hammock, 1210 - Scrub, 1213 - Sand Pine Scrub, 1214 - Coastal Scrub, 1312 - Scrubby Flatwoods, 1610 - Beach Dune, 1620 - Coastal Berm, 1630 - Coastal Grasslands, 1640 - Coastal Strand, or 1650 - Maritime Hammock) 100 b. Parcel contains CLIP4 Priority 2 communities (22211 - Hydric Pine Flatwoods, 2221 - Wet Flatwoods, or 1311 - Mesic Flatwoods) 60 60 Mesic Flatwoods c. Parcel contains CLIP4 Priority 3 communities (5250 - Mangrove Swamp, or 5240 - Salt Marsh) 50 d. Parcel contains CLIP4 Priority 4 communities (5250 - Mangrove Swamp) 25 1.1.2 - Plant community diversity (Select the highest score) a. Parcel has ≥ 3 CLC native plant communities (Florida Cooperative Land Cover Classification System native plant communities) 20 20 b. Parcel has ≤ 2 CLC native plant communities 10 c. Parcel has 0 CLC native plant communities 0 1.1.3 - Listed plant species (excluding commercially exploited species) (Select the highest score) a. Parcel has ≥5 CLC listed plant species 30 b. Parcel has 3-4 CLC listed plant species 20 20 3 Tillandsia species c. Parcel has ≤ 2 CLC listed plant species 10 d. Parcel has 0 CLC listed plant species 0 1.1.4 - Invasive Plant Infestation (Select highest score) a. 0 - 10% infestation 50 11.A.i Packet Pg. 120 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 37 b. 10 - 25% infestation 40 c. 25 - 50% infestation 30 d. 50 - 75% infestation 20 20 Very heavy lygodium in disturbed marsh. Brazilian pepper along pasture edges e. ≥75% infestation 10 1.2 - WILDLIFE COMMUNITIES 100 100 1.2.1 - Listed wildlife species (Select the highest score) a. Listed wildlife species documented on the parcel 80 80 b. Listed wildlife species documented on adjacent property 60 c CLIP Potential Habitat Richness ≥5 species 40 d. No listed wildlife documented near parcel 0 1.2.2 - Significant wildlife habitat (Rookeries, roosts, denning sites, nesting grounds, high population densities, etc) (Select highest score) a. Parcel protects significant wildlife habitat (Please describe) 20 20 large size; adjacent to conservation land that is adjacent to Lake Trafford b. Parcel enhances adjacent to significant wildlife habitat (Please describe) 10 c. Parcel does not enhance significant wildlife habitat 0 1.3 - WATER RESOURCES 100 80 1.3.1 - Aquifer recharge (Select the highest score) a. Parcel is located within a wellfield protection zone or within a CLIP4 Aquifer Recharge Priority 1 area 40 40 8.5 acres in the SE corner are in a wellfield protection zone b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2 or 3 area 30 c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4 or 5 area 20 d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6 area 0 1.3.2 - Surface Water Protection (Select the highest score) a. Parcel is contiguous with and provides buffering for an Outstanding Florida Waterbody 30 b. Parcel is contiguous with and provides buffering for a creek, river, lake, canal or other surface water body 20 20 contiguous to wetlands along Lake Trafford 11.A.i Packet Pg. 121 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 38 c. Parcel is contiguous with and provides buffering for an identified flowway 15 d. Wetlands exist on site 10 e. Parcel does not provide opportunities for surface water quality enhancement 0 1.3.3 - Floodplain Management (Select all that apply) a. Parcel has depressional or slough soils 10 10 b. Parcel has known history of flooding and is likely to provide onsite water attenuation 10 10 c. Parcel provides storm surge buffering 10 d. Parcel does not provide floodplain management benefits 0 1.4 - ECOSYSTEM CONNECTIVITY 200 200 1.4.1 - Acreage (Select Highest Score) a. Parcel is ≥ 300 acres 150 150 b. Parcel is ≥ 100 acres 100 b. Parcel is ≥ 50 acres 75 c. Parcel is ≥ 25 acres 25 d. Parcel is ≥ 10 acres 15 e. Parcel is < 10 acres 0 1.4.2 - Connectivity (Select highest score) a. Parcel is immediately contiguous with conservation lands 50 50 b. Parcel is not immediately contiguous, but parcels between it and nearby conservation lands are undeveloped 25 c. Parcel is isolated from conservation land 0 ECOLOGICAL VALUES TOTAL POINTS 600 500 ECOLOGICAL VALUES WEIGHTED SCORE (Awarded Points/Possible Points*160) 160 133 2 - HUMAN VALUES (20%) Possible Points Awarded Points Comments 2.1 - RECREATION 120 100 2.1.1 - Compatible recreation activities (Select all that apply) a. Hunting 20 20 b. Fishing 20 20 c. Water-based recreation (paddling, swimming, etc) 20 d. Biking 20 20 e. Equestrian 20 20 f. Passive natural-resource based recreation (Hiking, photography, wildlife watching, environmental education, etc) 20 20 g. Parcel is incompatible with nature-based recreation 0 2.2 - ACCESSIBILITY 120 110 2.2.1 - Seasonality (Select the highest score) 11.A.i Packet Pg. 122 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 39 a. Parcel accessible for land-based recreation year round 20 20 b. Parcel accessible for land-based recreation seasonally 10 c. Parcel is inaccessible for land-based recreation 0 2.2.2 - Vehicle access (Select the highest score) a. Public access via paved road 50 50 b. Public access via unpaved road 30 c. Public access via private road 20 d. No public access 0 2.2.3 - Parking Availability (Select the highest score) a. Minor improvements necessary to provide on-site parking 40 40 b. Major improvements necessary to provide on-site parking (Requires site development plan) 25 b. Public parking available nearby or on adjacent preserve 20 c. Street parking available 10 d. No public parking available 0 2.2.4 - Pedestrian access (Select the highest score) a. Parcel is easily accessible to pedestrians (within walking distance of housing development) 10 b. Parcel is not easily accessible to pedestrians 0 2.3 - AESTHETICS/CULTURAL ENHANCEMENT 40 20 2.3.1 - Aesthetic/cultural value (Choose all that apply) a. Mature/outstanding native vegetation 5 5 b. Scenic vistas 5 5 c. Frontage enhances aesthetics of public thoroughfare 10 10 d. Archaeological/historical structures present 15 e. Other (Please describe) 5 f. None 0 HUMAN VALUES TOTAL SCORE 280 230 HUMAN VALUES WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 66 3 - RESTORATION AND MANAGEMENT (20%) Possible Points Awarded Points Comments 3.1 - VEGETATION MANAGEMENT 120 75 3.1.1 - Invasive plant management needs (Select the highest score) a. Minimal invasive/nuisance plant management necessary to restore and maintain native plant communities (<30%) 100 b. Moderate invasive/nuisance plant management necessary to restore and maintain native plant communities (30-65%) 75 75 c. Major invasive/nuisance plant management necessary to restore and maintain native plant communities (>65%) 50 11.A.i Packet Pg. 123 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 40 d. Major invasive/nuisance plant management and replanting necessary to restore and maintain native plant communities (>65%) 25 e. Restoration of native plant community not feasible 0 3.1.2 - Prescribed fire necessity and compatibility (Select the highest score) a. Parcel contains fire dependent plant communities and is compatible with prescribed fire or parcel does not contain fire dependent plant communities 20 b. Parcel contains fire dependent plant communities and is incompatible with prescribed fire 0 3.2 - REMEDIATION AND SITE SECURITY 50 5 3.2.1 - Site remediation and human conflict potential (Dumping, contamination, trespassing, vandalism, other) (Select the highest score) a. Minimal site remediation or human conflict issues predicted 50 b. Moderate site remediation or human conflict issues predicted (Please describe) 20 c. Major site remediation or human conflict issues predicted (Please describe) 5 5 Potential soil/water pollution; Phase 1 and 2 recommended d. Resolving site remediation or human conflict issues not feasible 0 3.3 - ASSISTANCE 5 0 3.3.1 - Management assistance by other entity a. Management assistance by other entity likely 5 b. Management assistance by other entity unlikely 0 0 RESTORATION AND MANAGEMENT TOTAL SCORE 175 80 RESTORATION AND MANAGEMENT WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 37 4 - VULNERABILITY (20%) Possible Points Awarded Points Comments 4.1 - ZONING AND LAND USE 130 105 4.1.1 - Zoning and land use designation (Select the highest score) a. Zoning allows for Single Family, Multifamily, industrial or commercial 100 b. Zoning allows for density of no greater than 1 unit per 5 acres 75 75 11.A.i Packet Pg. 124 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 41 c. Zoning allows for agricultural use /density of no greater than 1 unit per 40 acres 50 d. Zoning favors stewardship or conservation 0 4.1.2 - Future Land Use Type (Select the highest score) a. Parcel designated Urban 30 30 b. Parcel designated Estates, Rural Fringe Receiving and Neutral, Agriculture 25 c. Parcel designated Rural Fringe Sending, Rural Lands Stewardship Area 5 d. Parcel is designated Conservation 0 4.2 - DEVELOPMENT PLANS 50 20 4.2.1 - Development plans (Select the highest score) a. Parcel has been approved for development 20 b. SFWMD and/or USACOE permit has been applied for or SDP application has been submitted 15 c. Parcel has no current development plans 0 0 4.2.2 - Site characteristics amenable to development (Select all that apply) a. Parcel is primarily upland 10 b. Parcel is along a major roadway 10 10 c. Parcel is >10 acres 5 5 d. Parcel is within 1 mile of a current or planned commercial or multi-unit residential development 5 5 VULNERABILITY TOTAL SCORE 180 125 VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 56 11.A.i Packet Pg. 125 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 42 8. Additional Site Photos Mixed Hardwood-Coniferous Mixed Wetland Hardwoods – Brazilian pepper midstory Cypress Cypress 11.A.i Packet Pg. 126 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 43 Limerock road through property Pasture with oaks and cabbage palm Large storage building Pasture with Cabbage Palm Hammock and Mixed Wetland Hardwoods in background 11.A.i Packet Pg. 127 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 44 Looking south from northwest side Looking southeast from northwest side Looking west from middle of north side Looking east from middle of north side 11.A.i Packet Pg. 128 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 45 Looking north from east side Looking south from east side Overhead view showing density of cabbage palms 11.A.i Packet Pg. 129 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 46 APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify statewide priorities for a broad range of natural resources in Florida. It was developed through a collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3 categories have also been combined into the Aggregated layer, which identifies 5 priority levels for natural resource conservation. Below is a description of each of the three CLIP4 data layers used in this report. Figure 5 - CLIP4 Priority Natural Communities Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub, sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie, upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities are prioritized by a combination of their heritage global status rank (G-rank) and landscape context, based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context. Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very High/High. Priority 5 is G5 Medium. This data layer was created by FNAI originally to inform the Florida Forever environmental land acquisition program. The natural communities were mapped primarily based on the FNAI/FWC Cooperative Land Cover (CLC) data layer, which is a compilation of best-available land cover data for the entire state. The CLC is based on both remote-sensed (from aerial photography, primarily from water management district FLUCCS data) and ground-truthed (from field surveys on many conservation lands) data. Figure 10 - Potential Habitat Richness CLIP4 Map This CLIP version 4.0 data layer is unchanged from CLIP v3.0. FWC Potential Habitat Richness. Because SHCAs do not address species richness, FWC also developed the potential habitat richness layer to identify areas of overlapping vertebrate species habitat. FWC created a statewide potential habitat model for each species included in their analysis. In some cases, only a portion of the potential habitat was ultimately designated as SHCA for each species. The Potential Habitat Richness layer includes the entire potential habitat model for each species and provides a count of the number of species habitat models occurring at each location. The highest number of focal species co-occurring at any location in the model is 13. 11.A.i Packet Pg. 130 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement) Initial Criteria Screening Report Folio Numbers: multiple Project Name: Williams Farms Date: April 3, 2024 47 Figure 11 - CLIP4 Aquifer Recharge Priority and Wellfield Protection Zones High priorities indicate high potential for recharge to an underlying aquifer system (typically the Floridan aquifer but could be intermediate or surficial aquifers in some portions of the state). The highest priorities indicate high potential for recharge to springs or public water supplies. This figure also includes Wellfield Protection Zones. Collier County Wellfield Protection Zones are referenced in the Land Development Code and updated in 2010 by Pollution Control and Prevention Department Staff. The public water supply wellfields, identified in section 3.06.06 and permitted by the SFWMD for potable water to withdraw a minimum of 100,000 average gallons per day (GPD), are identified as protected wellfields, around which specific land use and activity (regulated development) shall be regulated under this section. 11.A.i Packet Pg. 131 Attachment: ICSR Williams Farm_Conservation Collier (28967 : Williams Purchase Sale Agreement)