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CCLAAC Agenda 09/11/2024AGENDA CONSERVATION COLLIER LAND ACQUISITION ADVISORY COMMITTEE September 11, 2024, 9:00 A.M. Growth Management Community Development Conference Room 609/610 All interested parties are invited to attend, and to register to speak. Individuals who would like to participate in person must complete and submit a speaker form. Members of the public who would like to participate remotely should register HERE to complete the online speaker registration form. Remote participation is provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. Individuals who register online will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. For additional information about the meeting, please call 239-252-2961 or email conservationcollier@colliercountyfl.gov 1. Roll Call A. Approval of CCLAAC members attending the meeting remotely 2. Approval of Agenda 3. Approval of July 3, 2024, Meeting Minutes 4. Old Business A. Acquisition Updates Current Acquisition Status report is updated monthly in advance of CCLAAC meeting and provided as part of the meeting packet. The report is posted online under Acquisition News at: www.conservationcollier.com B. Update from Transportation on the Exceptional Benefits Petition for Railhead Scrub Preserve petition 5. New Business A. Initial Criteria Screening Reports (ICSRs) and Rankings 1. Bacon 2. Durr – Roemer 3. North Belle Meade TPMA a. D & J Naples Investors LLC b. Golden Land Partners LLC B. 2023 Conservation Collier Annual Report 6. Subcommittee Reports A. Lands Evaluation & Management – Chair, Ron Clark – last meeting June 5, 2024 1. LEMS Meeting Minutes – 6/5/2024 B. Outreach – Chair, John Courtright - last meeting June 13, 2024 1. Outreach Meeting Minutes – 6/13/2024 C. Ordinance, Policy and Rules – Chair, Michele Lenhard -last meeting December 18, 2023 1. OPR Meeting Minutes – 12/18/2023 7. Coordinator Communications A. Miscellaneous B. BCC Items Related to Conservation Collier 28.A.b Packet Pg. 653 Attachment: 9-11-2024 CCLAAC Agenda (29934 : Land Acquisition Advisory Committee - September 11, 2024) 1. Previously Heard a. 7/9/2024 – Passed on Consent 1. Budget Amendments to align the Conservation Collier budgets to facilitate the partial transfer of funds from Acquisition Fund & Land Management Fund to the General Fund in total amount $29,619,397. b. 8/13/2024 - Passed on Consent 1. 2024 Cycle Target Protection Area Mailing Strategy 2. Pepper Ranch Preserve Final Management Plan 10-Year Update 3. Purchase Agreements: Aristizabal & Ayra Parcels 4. Purchase Agreements: Winchester Head Preserve – Arndt c. 8/27/2024 – Passed on Consent 1. Pepper Ranch Camp Host Agreement 2. Pepper Ranch Preserve Youth Hunt Agreement 3. Purchase Agreements - Winchester Head Preserve - Ebanks Trust parcel d. 9/10/2024 1. Purchase Agreements: Cassity, Dinwiddle Trust, Catania/Avidano & Erickson parcels 2. Upcoming a. 9/24/2024 1. Railhead Exceptional Benefits Request (tentative date) 2. Purchase Agreements: Panther Walk - Radel & Gore – Seepersad b. 10/8/2024 1. Purchase Agreement – Gore – Dennison 2. Purchase Agreement – Symphony Properties 3. Haven at North Naples Donation Agreement – Gore & Winchester Head 8. Chair and Committee Member Comments 9. Public Comments 10. Staff Comments 11. Next Meeting October 2, 2024 12. Adjourn Committee Members: Please notify Summer Araque at 239-252-2979 no later than noon Monday, September 9, 2024, if you cannot attend this meeting or if you have a conflict and will abstain from voting on an agenda topic. 28.A.b Packet Pg. 654 Attachment: 9-11-2024 CCLAAC Agenda (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Cycle 10, 11, 12, and 2024 Property Status Updated September 4, 2024 Total Acres Appraised or Estimate Value* Purchase Price or Estimated Value* Total number of properties 667.01 $15,302,295 $14,889,699 86 2,346.95 $26,786,300 $26,768,510 28 *Estimated Value used in calculations until Purchase Agreement is signed by Seller and scheduled for Collier County Board of County Commissioners meeting SUMMARY PAGE ACQUISITION SUMMARY OF ALL CYCLE 10, 11A, 11B, and 12A PROPERTIES ACQUIRED PROPERTIES (CYCLE 10, 11A, 11B, and 12A) PROPERTIES PENDING ACQUISITION* (CYCLE 11B, 12A, 12B, and 2024) 28.A.d Packet Pg. 662 Attachment: 4.A. AAL Status 9-4-24 (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Cycle 10, 11, 12, and 2024 Property Status Updated September 4, 2024 Property Name Preserve Cycle Size (ac)Appraised Value Closing Amount Acquisition Status A & T Kleinberger Rev Trust Dr. Robert H. Gore III Preserve 12A 5.00 $110,000 $104,500 Closed 3/15/24 Aguilar, Jorge Panther Walk Preserve 10 1.14 $40,000 $40,000 Closed 2/13/23 Annecy Marco LLC / Barfield Marco Island 11A 2.13 $3,140,000 $3,140,000 Closed 1/5/24 Arias, Eladio Dr. Robert H. Gore III Preserve 10 3.16 $63,000 $52,900 Closed 9/22/23 Arias, Eladio Dr. Robert H. Gore III Preserve 10 3.78 $66,000 $63,200 Closed 9/22/23 Arnay, Henrietta Panther Walk Preserve 10 1.14 $30,000 $30,000 Closed 6/16/23 Arnold Trust Dr. Robert H. Gore III Preserve 12A 7.16 $148,570 $141,140 Closed 8/23/24 Bailey, Charles E Dr. Robert H. Gore III Preserve 10 1.14 $25,000 $25,000 Closed 9/20/23 Bailey, Scott and Christopher Winchester Head Preserve 11B 1.59 $39,800 $38,500 Closed 1/19/24 Beckert, Marc & Elizabeth Dr. Robert H. Gore III Preserve 12A 1.14 $26,220 $24,910 Closed 8/23/24 Behnke, Lois Panther Walk Preserve 10 1.14 $57,000 $57,000 Closed 6/16/23 Berman Trust, R F Dr. Robert H. Gore III Preserve 11A 1.14 $30,000 $28,500 Closed 9/15/23 Blocker, Brian Pepper Ranch Preserve 10 24.50 $220,000 $220,000 Closed 7/7/23 Brewer, Richard N/A 11B 14.78 $451,000 $405,900 Closed 12/15/23 Burns, Sandra Panther Walk Preserve 10 1.14 $30,000 $30,000 Closed 1/30/23 Caberera, Mercedes Red Maple Swamp Preserve 10 9.16 $114,500 $114,500 Closed 3/21/22 Castillo, Jose Red Maple Swamp Preserve 10 5.41 $89,300 $84,835 Closed 7/14/23 CDL Naples Investment LLC Dr. Robert H. Gore III Preserve 12A 2.73 $62,790 $59,650 Closed 8/30/24 Charles, Paulette Dr. Robert H. Gore III Preserve 10 1.14 $25,100 $22,500 Closed 6/30/23 Craparo, Stephen Dr. Robert H. Gore III Preserve 10 1.64 $44,000 $39,600 Closed 9/15/23 D & J Investors Panther Walk Preserve 10 1.14 $40,000 $40,000 Closed 6/9/23 Dessing, Carol A.Winchester Head Preserve 10 1.14 $18,810 $18,810 Closed 3/28/22 Dibala Wood Trust Dr. Robert H. Gore III Preserve 11B 18.28 $275,000 $261,300 Closed 12/15/23 Dredge Management Assoc LLC Shell Island Preserve 11B 18.73 $1,592,500 $1,512,875 Closed 1/19/24 English Trust Pepper Ranch Preserve 11B 59.01 $515,000 $463,500 Closed 1/19/24 Fesser, Ivan Winchester Head Preserve 10 2.27 $56,800 $53,960 Closed 9/1/23 Fleming, Albert Dr. Robert H. Gore III Preserve 10 1.64 $39,000 $37,500 Closed 9/15/23 Fontela, Maricel Aleu Dr. Robert H. Gore III Preserve 11A 1.14 $25,700 $25,700 Closed 12/8/23 Geren, Jonathan North Belle Meade Preserve 11A 7.84 $129,500 $129,500 Closed 1/12/24 ACQUIRED PROPERTIES (February 2022 - Present) 2 28.A.d Packet Pg. 663 Attachment: 4.A. AAL Status 9-4-24 (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Cycle 10, 11, 12, and 2024 Property Status Updated September 4, 2024 Property Name Preserve Cycle Size (ac)Appraised Value Closing Amount Acquisition Status Gonzalez, Isabel Panther Walk Preserve 10 1.14 $50,000 $50,000 Closed 6/16/22 Gorman, Herman and Alice Winchester Head Preserve 10 1.14 $18,810 $18,810 Closed 9/26/22 Granados, Nelson Dr. Robert H. Gore III Preserve 12A 5.15 $106,860 $106,860 Closed 8/23/24 Grossman, Barry Panther Walk Preserve 10 2.73 $63,000 $63,000 Closed 6/16/23 Guerra, Sigrid Red Maple Swamp Preserve 10 1.14 $20,500 $20,500 Closed 7/7/23 Gutierrez, Michael North Belle Meade Preserve 11A 4.88 $85,400 $81,100 Closed 1/12/24 Hackmann, Charles Panther Walk Preserve 10 2.73 $70,000 $63,000 Closed 12/15/23 Hofmann, Adelaida Dr. Robert H. Gore III Preserve 10 1.59 $36,000 $36,000 Closed 2/27/23 Hussey Trust North Belle Meade Preserve 10 256.00 $2,072,500 $2,072,500 Closed 11/14/22 JA Moulton Trust Dr. Robert H. Gore III Preserve 12A 7.17 $148,780 $141,340 Closed 8/23/24 Johnson, Tim R Panther Walk Preserve 10 1.14 $30,000 $30,000 Closed 1/30/23 Joyce, David Panther Walk Preserve 10 2.27 $52,000 $52,000 Closed 6/9/23 Joyce, Martin and Elizabeth Panther Walk Preserve 10 2.27 $61,300 $55,170 Closed 8/17/23 Land Genie LLC Dr. Robert H. Gore III Preserve 12A 2.73 $62,790 $62,790 Closed 8/9/24 Martinez, Abel Chavez Red Maple Swamp Preserve 10 2.27 $40,900 $36,000 Closed 8/17/23 McGinnis, Patricia Panther Walk Preserve 11A 1.14 $45,000 $42,800 Closed 11/17/23 McLaughlin Trust, Geraldine Red Maple Swamp Preserve 10 4.61 $57,625 $57,625 Closed 3/21/22 Meyer Trust Panther Walk Preserve 10 1.59 $72,000 $72,000 Closed 1/30/23 Moody Crawford, Jim H Pepper Ranch Preserve 10 59.79 $505,000 $505,000 Closed 9/22/23 Mooney/Hankins-Colon Winchester Head Preserve 11B 1.59 $39,800 $39,800 Closed 2/16/24 Murawski Trust North Belle Meade Preserve 12A 4.87 $45,000 $42,750 Closed 7/24/24 Pena, John Panther Walk Preserve 10 2.27 $52,000 $52,000 Closed 2/13/23 Perez Castro, Pedro Dr. Robert H. Gore III Preserve 11A 1.17 $29,000 $27,600 Closed 1/5/24 Perona, Barbara Winchester Head Preserve 11A 1.59 $39,800 $39,800 Closed 12/1/23 Popp, Joe Rivers Road Preserve 10 19.40 $630,000 $630,000 Closed 9/26/22 Quevedo, Odalys Dr. Robert H. Gore III Preserve 10 1.14 $28,000 $26,600 Closed 7/14/23 Repola, Andrea Panther Walk Preserve 11A 1.14 $45,000 $42,800 Closed 9/15/23 Rodriguez (f.k.a. Lopez), Terri Panther Walk Preserve 10 1.59 $42,900 $38,610 Closed 8/17/23 Rodriguez, Mario & Gisela Panther Walk Preserve 12A 5.46 $158,400 $158,400 Closed 7/12/24 Rudnick, Carol - Donation Dr. Robert H. Gore III Preserve 10 1.59 N/A N/A Closed 6/30/22 ACQUIRED PROPERTIES (February 2022 - Present), cont'd 3 28.A.d Packet Pg. 664 Attachment: 4.A. AAL Status 9-4-24 (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Cycle 10, 11, 12, and 2024 Property Status Updated September 4, 2024 Property Name Preserve Cycle Size (ac)Appraised Value Closing Amount Acquisition Status Ruben Trust Winchester Head Preserve 10 1.59 $39,800 $39,800 Closed 7/7/23 Salgado, Julio Panther Walk Preserve 10 2.73 $73,700 $70,110 Closed 8/17/23 Sanchez, PS & NE Panther Walk Preserve 10 2.73 $63,000 $63,000 Closed 1/30/23 Scalley, William J and Martha Panther Walk Preserve 11A 1.14 $45,000 $42,800 Closed 11/17/23 Scotti, Mary North Belle Meade Preserve 11A 8.74 $135,500 $128,700 Closed 12/1/23 Selvig, Maribeth - Donation Panther Walk Preserve 10 1.14 N/A N/A Closed 9/26/22 Setser, Carrie, Larry, and Ruby Red Maple Swamp Preserve 10 5.00 $62,500 $62,500 Closed 3/21/22 South Terra Corp Marco Island 11A 0.56 $1,720,000 $1,620,000 Closed 1/5/24 Sparkman Tamara Gibson Panther Walk Preserve 10 1.14 $33,000 $33,000 Closed 7/14/23 Sponseller, Robert North Belle Meade Preserve 11A 5.00 $90,000 $90,000 Closed 12/8/23 Taylor, Ernesto & Ana Dr. Robert H. Gore III Preserve 12A 5.00 $103,750 $98,650 Closed 8/9/24 Thommen, William F Panther Walk Preserve 10 5.00 $100,000 $100,000 Closed 1/30/23 Toro, Michael Winchester Head Preserve 10 1.59 $39,800 $35,820 Closed 6/30/23 Trigoura, Delsina Dr. Robert H. Gore III Preserve 11A 1.14 $30,000 $30,000 Closed 11/17/23 Trofatter, Frederick Winchester Head Preserve 10 1.14 $28,000 $25,650 Closed 9/7/23 VanCleave, Matthew Rivers Road Preserve 11A 0.50 $52,500 $52,500 Closed 12/8/23 Varney, Gail Red Maple Swamp Preserve 10 1.14 $14,250 $14,250 Closed 2/14/22 Vaz, Maurice J Panther Walk Preserve 11A 1.59 $57,500 $57,000 Closed 9/15/23 Walsh, Nancy Red Maple Swamp Preserve 12A 1.14 $20,520 $19,494 Closed 8/21/24 Weir Trust, Celine Dr. Robert H. Gore III Preserve 11B 2.27 $39,500 $37,500 Closed 12/8/23 Whittingham Corporation Panther Walk Preserve 12A 1.59 $46,110 $45,990 Closed 8/16/24 Williams Nancy Payton Preserve 11B 0.50 $60,000 $60,000 Closed 1/19/24 Wilson Trust Winchester Head Preserve 11B 1.59 $39,800 $39,800 Closed 12/8/23 Woodworth, Richard Dr. Robert H. Gore III Preserve 12A 2.27 $52,210 $49,600 Closed 8/23/24 Wright, David Panther Walk Preserve 10 1.14 $30,000 $30,000 Closed 1/30/23 Zani, Paul Dr. Robert H. Gore III Preserve 10 2.27 $49,900 $49,900 Closed 7/7/23 Zhuang, Joseph Panther Walk Preserve 10 2.73 $63,000 $63,000 Closed 1/30/23 667.01 $15,302,295 $14,889,699 Total number of properties = 86TOTAL ACQUIRED PROPERTIES ACQUIRED PROPERTIES (February 2022 - Present), cont'd 4 28.A.d Packet Pg. 665 Attachment: 4.A. AAL Status 9-4-24 (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Cycle 10, 11, 12, and 2024 Property Status Updated September 4, 2024 Property Name Preserve Cycle Size (ac)Appraised/Estimate d Value Purchase Price/Estimated Acquisition Status Aristizabal McIlvane Marsh Preserve 12A 5.00 $20,000 $20,000 Purchase Agreement approved by BCC 8/13/24; Closing scheduled for 10/25/24 Arndt, Linda Winchester Head Preserve 12A 1.14 $31,920 $30,320 Purchase Agreement approved by BCC 8/13/24; Closing scheduled for 11/1/24 Ayra, Anacely Dr. Robert H. Gore III Preserve 12A 3.18 $69,170 $65,710 Purchase Agreement approved by BCC 8/13/24; Closing scheduled for 10/18/24 Ebanks, Marvin Winchester Head Preserve 12A 1.14 $31,920 $31,920 Purchase Agreement approved by BCC 8/27/24; Closing pending Hughes, Jeffrey & Melissa Panther Walk Preserve 12A 1.59 $46,110 $46,110 Purchase Agreement approved by BCC 7/9/24; Closing scheduled for 9/11/24 Langell Trust Dr. Robert H. Gore III Preserve 12A 2.81 $61,120 $58,060 Purchase Agreement approved by BCC 6/25/24; Closing scheduled for 9/6/25 Sardinas, Martha Dr. Robert H. Gore III Preserve 12A 2.34 $53,820 $53,820 Purchase Agreement approved by BCC 6/25/24; Closing scheduled for 9/13/24 Volpe Trust North Belle Meade Preserve 12A 8.50 $109,000 $103,550 Purchase Agreement approved by BCC 5/14/24; Closing scheduled for 9/13/24 Williams Farms N/A 2024 1,410.00 $11,980,000 $11,980,000 Purchase Agreement approved by BCC 5/28/24; Closing pending Wilson, Kyle & Lisa Mason Panther Walk Preserve 12A 1.59 $46,110 $46,110 Purchase Agreement approved by BCC 7/9/24; Closing scheduled for 9/20/24 1,437.29 $12,449,170 $12,435,600 Subtotal number of properties = 10 Cassity, Cina Lu Panther Walk Preserve 12A 1.59 $46,110 $46,110 Offer accepted; Purchase Agreement scheduled for 9/10/24 BCC Catania, James Winchester Head Preserve 12A 1.14 $31,920 $30,320 Offer accepted; Purchase Agreement scheduled for 9/10/24 BCC Cypress Cove Conservancy*Dr. Robert H. Gore III Preserve 12B 10.00 $585,000 $585,000 Appraisal Ordered Dennison, Robert Dr. Robert H. Gore III Preserve 12A 2.73 $62,790 $62,790 Offer accepted; Purchase Agreement scheduled for 10/8/2024 Descoteau, Donn & Donna*Dr. Robert H. Gore III Preserve 11B 1.14 $25,100 $25,100 Offer accepted; Purchase Agreement pending probate Erickson, Gerald Dr. Robert H. Gore III Preserve 12B 1.14 $26,220 $24,910 Offer accepted; Purchase Agreement scheduled for 9/10/24 BCC Fernandez, Erik*Winchester Head Preserve 12A 1.59 $40,450 $40,450 Offer accepted; Purchase Agreement pending Hendrix House*N/A 12B 17.66 $503,000 $503,000 Offer made; Awaiting response HK Investment*Marco Island 12B 0.37 $800,000 $800,000 Offer made; Awaiting response James F. Dinwiddie Rev Trust Panther Walk Preserve 12A 1.14 $33,060 $33,060 Offer accepted; Purchase Agreement scheduled for 9/10/24 BCC Radel, Mark Panther Walk Preserve 12A 1.14 $33,060 $33,060 Offer accepted; Purchase Agreement scheduled for 9/24/24 BCC Seepersad Dr. Robert H. Gore III Preserve 12B 1.14 $26,220 $24,910 Offer accepted; Purchase Agreement scheduled for 9/24/24 BCC Starnes, Hugh*Caracara Prairie Preserve 11A 4.54 $250,000 $250,000 Seller paying for new appraisal by County contracted appraiser per Purchasing Policy Symphony Properties N/A 12A 150.00 $4,015,000 $4,015,000 Offer accepted; Purchase Agreement scheduled for 10/8/24 BCC Van Cleef*Marco Island 12B 0.43 $950,000 $950,000 Offer accepted; Purchase Agreement pending Wildcat Acres*N/A 12B 73.60 $1,357,800 $1,357,800 Appraisal Ordered PROPERTIES PENDING ACQUISITION Subtotal - Properties with Board Approved Purchase Agreements 5 28.A.d Packet Pg. 666 Attachment: 4.A. AAL Status 9-4-24 (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Cycle 10, 11, 12, and 2024 Property Status Updated September 4, 2024 Property Name Preserve Cycle Size (ac)Appraised/Estimate d Value Purchase Price/Estimated Acquisition Status Wildflowerz Ranch*N/A 12B 639.17 $5,522,400 $5,522,400 Offer made; Awaiting response Wilson, Rebecca*Winchester Head Preserve 12A 1.14 $29,000 $29,000 Offer accepted; Purchase Agreement pending 909.66 $14,337,130 $14,332,910 Subtotal number of properties = 18 2,346.95 $26,786,300 $26,768,510 Total number of properties = 28 Subtotal - Properties with Board Approval of Purchase Agreements Pending TOTAL PROPERTIES PENDING ACQUISITION PROPERTIES PENDING ACQUISITION, cont'd 6 28.A.d Packet Pg. 667 Attachment: 4.A. AAL Status 9-4-24 (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Cycle 10, 11, 12, and 2024 Property Status Updated September 4, 2024 Property Name Preserve Cycle Size (ac)Appraised Value Final Offer Amount Acquisition Status Agua Colina Marco Island 11A 0.63 $1,120,000 $1,120,000 Purchase Agreement not approved by Board Amaranth Trust, Forrest G N/A 10 71.16 N/A N/A Property withdrawn Anderson, Charles Panther Walk Preserve 10 2.27 $64,000 $64,000 Offer not accepted Anderson, Charles Panther Walk Preserve 10 1.14 N/A N/A Sold to another Argay, Lorraine D Dr. Robert H. Gore III Preserve 10 7.05 $81,000 $81,000 Offer not accepted Arnold, Emily Pepper Ranch Preserve 10 5.00 N/A N/A Property withdrawn Arnold, Vanette Panther Walk Preserve 10 1.14 $30,000 $30,000 Offer not accepted Berman Rev Trust, R F Panther Walk Preserve 11A 1.17 $46,000 $43,700 No longer interested in selling Big Hammock - Area I (Barron Collier Partnership) Pepper Ranch Preserve 10 257.3 $900,000 $900,000 Offer not accepted Bleka, Joseph & Christina Dr. Robert H. Gore III Preserve 12A 2.34 $53,820 $53,820 On-hold until title is clear Buckley Enterprises Nancy Payton Preserve 11B 80.00 $780,000 $780,000 Offer not accepted Casasierra Realty LLC Winchester Head Preserve 10 1.14 $25,650 $25,650 Property withdrawn Cedeno, Kenneth Dr. Robert H. Gore III Preserve 10 2.81 $56,000 $56,000 Offer not accepted Chestnut, Diane Marco Island 11A 0.53 $627,500 $627,500 Offer not accepted Colon, Donna & Patricia Mack Dr. Robert H. Gore III Preserve 11A 2.27 $39,500 $39,500 Selling to another Dahche, Ahmand Panther Walk Preserve 10 5.00 $130,000 $130,000 Offer not accepted D'Angelo, Eugene Dr. Robert H. Gore III Preserve 10 5.00 $100,000 $100,000 Offer not accepted Eid Dr. Robert H. Gore III Preserve 12B 2.27 $52,210 $49,600 Offer not accepted Erjavec, Eugene Rivers Road Preserve 10 4.92 $200,000 $200,000 Offer not accepted Eschuk, Shari Rivers Road Preserve 10 4.78 $180,000 $180,000 Offer not accepted Fischer Trust, Addison Marco Island 10 0.63 N/A N/A Property withdrawn Haughton, Veronica Panther Walk Preserve 10 2.73 N/A N/A Sold to another Higdon Trust, Garey D Winchester Head Preserve 10 1.59 $39,800 $35,820 Selling to another Khoury Otter Mound Preserve 11B 0.43 N/A N/A Sold to another Lie, Run He Nancy Payton Preserve 11B 0.50 $80,000 $80,000 Offer not accepted Lynch Winchester Head Preserve 12B 1.14 $31,920 $30,320 Offer not accepted Macrina, Kathleen Panther Walk Preserve 10 1.14 N/A N/A Sold to another Moylan, Paul E Panther Walk Preserve 10 2.73 $63,000 $63,000 Offer not accepted Ortega, Berardo Panther Walk Preserve 10 1.14 $30,000 $30,000 Property withdrawn Owl Hammock N/A 11B 7,378.00 TBD TBD On-hold pending State of Florida acquisition A-LIST PROPERTIES THAT WILL NOT BE ACQUIRED AT THIS TIME 7 28.A.d Packet Pg. 668 Attachment: 4.A. AAL Status 9-4-24 (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Cycle 10, 11, 12, and 2024 Property Status Updated September 4, 2024 Property Name Preserve Cycle Size (ac)Appraised Value Final Offer Amount Acquisition Status Parraga Dr. Robert H. Gore III Preserve 12B 2.81 $61,120 $58,060 Offer not accepted Pritchard Dr. Robert H. Gore III Preserve 12B 2.27 $52,210 $49,600 Offer not accepted Relevant Radio, Inc.McIlvane Marsh Preserve 11B 10.46 $126,350 $126,350 Offer not accepted S & B Properties of Marco LLC Marco Island 11A 0.50 $570,000 $570,000 Offer not accepted Sit/Chew Nancy Payton Preserve 11B 3.00 $390,000 $390,000 Offer not accepted Smith & Montgomery Dr. Robert H. Gore III Preserve 11B 2.73 N/A N/A Property withdrawn Sunny Florida Investments, Inc Dr. Robert H. Gore III Preserve 12B 1.14 $26,220 $24,910 Offer not accepted Three Brothers Panther Walk Preserve 10 2.73 $63,000 $63,000 Offer not accepted Veneziano, Steve Panther Walk Preserve 12A 1.14 $33,060 $33,060 Offer not accepted Vikon Corporation Panther Walk Preserve 12A 1.59 $46,110 $46,110 Offer not accepted WISC Investment - Inlet Dr Marco Island 10 0.39 $429,000 $429,000 Purchase Agreement not approved by BCC 7,876.71 $6,527,470 $6,510,000 Total number of properties = 41TOTAL PROPERTIES THAT WILL NOT BE ACQUIRED AT THIS TIME A-LIST PROPERTIES THAT WILL NOT BE ACQUIRED AT THIS TIME, cont'd 8 28.A.d Packet Pg. 669 Attachment: 4.A. AAL Status 9-4-24 (29934 : Land Acquisition Advisory Committee - September 11, 2024) APPRAISAL REPORT CLIENT CLIENT REFERENCE PO# 4500231059 AC FILE NO.: 2240180.000 DATE OF REPORT: MAY 6, 2024 DATE OF VALUE: APRIL 27, 2024 A 7.32 ACRE RETENTION LAKE WITHIN A 60 ACRE TRACT OF VACANT URBAN RESIDENTIAL LAND LOCATED AT: VETERAN'S MEMORIAL BOULEVARD EXTENSION NAPLES, FLORIDA 34110 LISA BARFIELD, REVIEW APPRAISER I TRANSPORTATION ENGINEERING COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS 28.A.e Packet Pg. 670 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) May 6, 2024 Lisa Barfield Review Appraiser I Transportation Engineering Collier County Board of County Commissioners 2885 S. Horseshoe Drive Naples, FL 34104 Dear Ms. Barfield: Pursuant to your request, we have personally appraised the real property being a 7.32 acre retention lake within a larger 60 acre parcel of vacant urban residential land. The subject property is located Roughly 1,500 feet east of Old 41 Road, and 200 feet south of Business Lane. The property address is Veteran's Memorial Boulevard Extension, Naples, FL, 34110. The purpose of this narrative appraisal is to estimate the market value of the fee simple estate of the subject property as of April 27, 2024. The intended use of the report is to assist the client and intended user in establish a purchase or selling price. The intended user of this appraisal report is Collier County Transportation Engineering. This report has been prepared for no other purpose and for use by no other person or entity than for use by the client for the purpose stated herein. Any other use of this appraisal is considered a misuse and thus the appraisers will not be held responsible for any outcome associated with use by another entity or for another purpose. William H. Spengler inspected the subject property on April 13, 2024. Robert B. Banting inspected the subject property on April 27, 2024. 28.A.e Packet Pg. 671 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 Lisa Barfield Page 2 May 6, 2024 We have utilized the sales comparison approach to value, the most common method used for valuing properties such as the subject property. As a result of our analysis, we have developed an opinion that the market value of the fee simple estate (as defined in the report), subject to the definitions, certifications, and limiting conditions set forth in the attached report, as of April 27, 2024 was: CURRENT MARKET VALUE (AS-IS): $2,745,000 The client has informed us that the land area and legal for the subject property may be changing. Our market value conclusion per acre of $375,000 would apply to the new land area should the land area change for the subject property acquisition. This letter must remain attached to the report, which contains 60 pages plus related exhibits, in order for the value opinion set forth to be considered valid. Your attention is directed to the General Limiting Conditions contained within this report. Respectfully submitted, ANDERSON & CARR, INC. Robert B. Banting, MAI, SRA Cert Gen RZ4 William H. Spengler Cert Res RD8462 RBB/WHS:cmp 28.A.e Packet Pg. 672 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 TABLE OF CONTENTS Page No. Summary of Important Facts and Conclusions ......................................................................................................1 Certification ..............................................................................................................................................................3 General Limiting Conditions ...................................................................................................................................4 Extraordinary Assumptions .....................................................................................................................................6 Hypothetical Conditions ..........................................................................................................................................6 Area/Location Maps .................................................................................................................................................7 Aerial Photographs ...................................................................................................................................................8 Site Sketch ...............................................................................................................................................................10 Subject Property Photos (Taken April 13 & April 27, 2024) ..............................................................................12 Purpose and Date of Value ...................................................................................................................................18 Property Appraised ................................................................................................................................................18 Summary of Appraisal Problem ............................................................................................................................18 Legal Description ...................................................................................................................................................18 Disclosure of Competency .....................................................................................................................................18 Intended Use and User ..........................................................................................................................................19 Client........................................................................................................................................................................19 Definitions ...............................................................................................................................................................19 Property Rights Appraised ....................................................................................................................................20 Typical Buyer Profile ..............................................................................................................................................20 Scope of Assignment ..............................................................................................................................................20 Collier County Summary ........................................................................................................................................22 Neighborhood Summary ........................................................................................................................................28 Property Data ..........................................................................................................................................................29 Taxpayer of Record ............................................................................................................................................29 Collier County Property Control Number(s) ...................................................................................................29 Assessed Value and Taxes for 2023 ..................................................................................................................29 Census Tract ........................................................................................................................................................30 Flood Zone Designation ....................................................................................................................................30 Zoning and Future Land Use ............................................................................................................................31 Concurrency ........................................................................................................................................................34 Utilities ................................................................................................................................................................34 Use History ..........................................................................................................................................................34 Subject Property Sales History ..........................................................................................................................34 Site Analysis ........................................................................................................................................................35 Highest and Best Use .............................................................................................................................................37 Exposure And Marketing Time .............................................................................................................................38 Sales Comparison Approach .................................................................................................................................39 Sales Summary and Discussion ..........................................................................................................................57 Conclusion ...........................................................................................................................................................60 Qualifications for Robert B. Banting, MAI, SRA, Cert Gen RZ4 Qualifications for William H. Spengler, Cert Res RD8462 Addendum: 28.A.e Packet Pg. 673 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 1 SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS Client: Lisa Barfield, Review Appraiser I Transportation Engineering Collier County Board of County Commissioners Intended User Collier County Transportation Engineering Intended Use: Establish a purchase or selling price Taxpayer of Record: Collier County Property Rights Appraised: Fee simple estate Extraordinary Assumptions: None Hypothetical Conditions: None Unusual Market Externality: None Location: Site is located Roughly 1,500 feet east of Old 41 Road, and 200 feet south of Business Lane. Site/Land Area: The subject is part of a larger site that contains 2,613,600 square feet or 60 acres. The proposed subject retention lake of 7.32 acres is located within the larger tract of 60 acres. Zoning: A / Agricultural by Collier County Land Use Plan: UR / Urban Residential by Collier County Flood Zone & Map Reference: Zone X (unshaded), Community Panel Number 12021C0191J, effective date of February 8, 2024 Census Tract: 0101.02 Current Use: Vacant Residential Land Highest and Best Use: Residential Development 28.A.e Packet Pg. 674 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 2 Exposure Time: 6 – 12 Months Marketing Time: 6 – 12 Months Estimated Property Values: Value via Cost Approach: N/A Value via Income Capitalization Approach: N/A Value via Sales Comparison Approach: $2,745,000 CURRENT MARKET VALUE (AS-IS): $2,745,000 Market Value per Acre $375,000 Date of Inspection: April 27, 2024 Date of Report: May 6, 2024 Date of Value: April 27, 2024 Appraisers: Robert B. Banting, MAI, SRA Cert Gen RZ4 William H. Spengler Cert Res RD8462 28.A.e Packet Pg. 675 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 3 CERTIFICATION I certify that, to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. The reported analyses, opinions, and conclusions are limited only by the reported general limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, conclusions, and recommendations. I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest with respect to the parties involved. I have no bias with respect to any property that is the subject of this report or to the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. This appraisal assignment was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. The appraisal was developed and the appraisal report was prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions. The appraisal was developed and the appraisal report prepared in conformance with the Appraisal Standards Board's Uniform Standards of Professional Appraisal Practice and complies with USPAP's Jurisdictional Exception Rule when invoked by Section 1.2.7.2 of the Uniform Appraisal Standards for Federal Land Acquisitions. William H. Spengler and Robert B. Banting, MAI, SRA have made a personal inspection of the property that is the subject of this report. As of the date of this report, Robert B. Banting, MAI, SRA has completed the continuing education program of the Appraisal Institute. No one provided significant real property appraisal or appraisal consulting assistance to the person signing this certification. Robert B. Banting, MAI, SRA William H. Spengler Cert Gen RZ4 Cert Res RD8462 rbanting@andersoncarr.com bspengler@andersoncarr.com 561-833-1661 561-833-1661 28.A.e Packet Pg. 676 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 4 GENERAL LIMITING CONDITIONS 1. Unless otherwise stated, the value appearing in this appraisal represents our opinion of the market value or the value defined as of the date specified. Values of real estate are affected by national and local economic conditions and consequently will vary with future changes in such conditions. 2. Possession of this report or any copy thereof does not carry with it the right of publication nor may it be used for other than its intended use. The physical report(s) remains the property of the appraiser for the use of the client. The fee being charged is for the analytical services only. The report may not be copied or used for any purpose by any person or corporation other than the client or the party to whom it is addressed, without the written consent of an officer of the appraisal firm of Anderson & Carr, Inc. and then only in its entirety. 3. Neither all nor any part of the contents of this report shall be conveyed to the public through advertising, public relations efforts, news, sales or other media without written consent and approval of an officer of Anderson & Carr, Inc. nor may any reference be made in such public communication to the Appraisal Institute or the MAI, SRA or SRPA designations. 4. The appraiser may not divulge the material contents of the report, analytical findings or conclusions, or give a copy of the report to anyone other than the client or his designee, as specified in writing except as may be required by the Appraisal Institute, as they may request in confidence for ethics enforcement or by a court of law or body with the power of subpoena. 5. Liability of Anderson & Carr, Inc. and its employees is limited to the fee collected for the appraisal. There is no accountability or liability to any third party. 6. It is assumed that there are no hidden or unapparent conditions of the property, sub-soil, or structures which make it more or less valuable. The appraiser assumes no responsibility for such conditions or the engineering which might be required to discover these facts. 7. This appraisal is to be used only in its entirety. All conclusions and opinions concerning the analysis which are set forth in the report were prepared by the appraisers whose signatures appear on the appraisal report. No change of any item in the report shall be made by anyone other than the appraiser and the appraiser and firm shall have no responsibility if any such unauthorized change is made. 8. No responsibility is assumed for the legal description provided or other matters legal in character or nature, or matters of survey, nor of any architectural, structural, mechanical, or engineering in nature. No opinion is rendered as to the title which is presumed to be good and merchantable. The property is valued as if free and clear of any and all liens and encumbrances and under responsible ownership and competent property management unless otherwise stated in particular parts of the report. 9. No responsibility is assumed for accuracy of information furnished by or from others, the clients, their designee, or public records. We are not liable for such information or the work of subcontractors. The comparable data relied upon in this report has been confirmed with one or more parties familiar with the transaction or from affidavit when possible. All are considered appropriate for inclusion to the best of our knowledge and belief. 28.A.e Packet Pg. 677 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 5 10. The contract for appraisal, consultation or analytical service is fulfilled and the total fee payable upon completion of the report. The appraiser or those assisting the preparation of the report will not be asked or required to give testimony in court or hearing because of having made the appraisal in full or in part; nor engaged in post-appraisal consultation with client or third parties, except under separate and special arrangement and at an additional fee. 11. The sketches and maps in this report are included to assist the reader and are not necessarily to scale. Various photos, if any, are included for the same purpose and are not intended to represent the property in other than actual status as of the date of the photos. 12. Unless otherwise stated in this report, the appraisers have no reason to believe that there may be hazardous materials stored and used at the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. 13. If applicable, the distribution of the total valuation of this report between land and improvements applies only under the existing program of utilization. The separate valuations for land and building must not be used in conjunction with any other appraisal, no matter how similar and are invalid if so used. 14. No environmental or impact studies, special market studies or analysis, highest and best use analysis study or feasibility study has been requested or made unless otherwise specified in an agreement for services or in the report. Anderson & Carr, Inc. reserves the unlimited right to alter, amend, revise or rescind any of the statements, findings, opinions, values, estimates or conclusions upon any previous or subsequent study or analysis becoming known to the appraiser. 15. It is assumed that the property is in full compliance with all applicable federal, state, and local environmental regulations and laws unless the lack of compliance is stated, described, and considered in this appraisal report. 16. The value estimated in this appraisal report is gross without consideration given to any encumbrance, lien, restriction, or question of title, unless specifically defined. The estimate of value in the appraisal report is not based in whole or in part upon the race, color, or national origin of the present owners or occupants of the properties in the vicinity of the property appraised. 17. It is assumed that the property conforms to all applicable zoning, use regulations, and restrictions unless a nonconformity has been identified, described, and considered in this appraisal report. 18. It is assumed that all required licenses, certificates of occupancy, consents, and other legislative or administrative authority from any local, state, or national government or private entity or organization have been or can be obtained or renewed for any use on which the opinion of value contained in this report is based. 28.A.e Packet Pg. 678 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 6 19. It is assumed that the use of the land and improvements is confined within the boundaries or property lines of the property described and that there is no encroachment or trespass unless noted in the report. 20. This appraisal report has been prepared for the exclusive benefit of the client and intended users, Collier County Transportation Engineering. This report has been prepared for no other purpose and for use by no other person or entity than for use by the client for the purpose stated herein. Any other use of this appraisal is considered a misuse and thus the appraisers will not be held responsible for any outcome associated with use by another entity or for another purpose. ACCEPTANCE OF, AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF THE PRECEDING CONDITIONS. EXTRAORDINARY ASSUMPTIONS No Extraordinary Assumptions were utilized in the preparation of this appraisal. HYPOTHETICAL CONDITIONS No Hypothetical Conditions were utilized in the preparation of this appraisal. 28.A.e Packet Pg. 679 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 7 AREA/LOCATION MAPS 28.A.e Packet Pg. 680 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 8 AERIAL PHOTOGRAPHS 28.A.e Packet Pg. 681 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 9 The subject property (white outline approximate location) is part of a larger 60 Acre tract shown above (yellow shaded areas) which is bisected by the north-south right of way of the Seminole Gulf Railroad. 28.A.e Packet Pg. 682 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 10 SITE SKETCH Site Sketch of Proposed 7.32 acre Retention Lake (shape & size are likely to change) 28.A.e Packet Pg. 683 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 11 28.A.e Packet Pg. 684 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 12 SUBJECT PROPERTY PHOTOS (TAKEN APRIL 13 & APRIL 27, 2024) Photo 1 - Subject Property from north side fence line, looking south (4/13/24) Photo 2 – Proposed Veteran’s Memorial Boulevard from north of subject, looking west (4/13/24) 28.A.e Packet Pg. 685 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 13 Photo 3 – Proposed Veteran’s Memorial Boulevard from north of subject, looking east (4/13/24) Photo 4 - Subject Property from north side fence line, looking southwest (4/13/24) 28.A.e Packet Pg. 686 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 14 Photo 5 - Subject Property from north side fence line, looking east (4/13/24) Photo 6 - Subject Property from Proposed Veteran’s Memorial Boulevard, looking southeast (4/13/24) 28.A.e Packet Pg. 687 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 15 Photo 7 - Subject Property from Proposed Veteran’s Memorial Boulevard, looking south (4/13/24) Photo 8 – Access point north of Proposed Veteran’s Memorial Boulevard, from south end of Business Lane, looking north (4/13/24) 28.A.e Packet Pg. 688 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 16 Photo 9 – Seminole Gulf Railway right of way, subject property to right and left, looking south (4/27/24) Photo 10 – Subject property, from Seminole Gulf Railway right of way, looking west (4/27/24) 28.A.e Packet Pg. 689 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 17 Photo 11 – Railway right of way, subject property to right and left, looking south (4/27/24) Photo 12 – Gate to subject property from Seminole Gulf Railway right of way, looking west (4/27/24) 28.A.e Packet Pg. 690 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 18 PURPOSE AND DATE OF VALUE The purpose of this appraisal is to estimate the market value, fee simple estate, of the subject property as of April 27, 2024. PROPERTY APPRAISED The subject is a proposed 7.32 acre retention lake within a 60 acre parcel of vacant urban residential land. The subject property is located Roughly 1,500 feet east of Old 41 Road, and 200 feet south of Business Lane. The property address is Veteran's Memorial Boulevard Extension, Naples, Florida 34110. SUMMARY OF APPRAISAL PROBLEM There are no major issues surrounding the valuation of the subject property other than the usual appraisal problems found in the valuation of parcels such as the subject. LEGAL DESCRIPTION The lengthy legal description of the larger 60 acre property is attached in the addendum of the report. DISCLOSURE OF COMPETENCY Per the Competency Rule contained within the Uniform Standards of Professional Appraisal Practice, the appraisers hereby affirm that they are competent to complete the appraisal assignment for which they have been engaged by the client. 28.A.e Packet Pg. 691 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 19 INTENDED USE AND USER The intended use of this report is to assist the client and intended user in establishing a purchase or selling price. The intended user of the report is Collier County Transportation Engineering. This report has been prepared utilizing generally accepted appraisal guidelines, techniques, and methodologies as contained within the Uniform Standard of Professional Practice (USPAP), as promulgated by the Appraisal Foundation. Additionally, this appraisal is intended to conform to the Uniform Appraisal Standards for Federal Land Acquisitions. CLIENT Ms. Lisa Barfield Review Appraiser I Transportation Engineering Collier County Board of County Commissioners 2885 S. Horseshoe Drive Naples, FL 34104 DEFINITIONS Market Value Market value is the amount in cash, or on terms reasonably equivalent to cash, for which in all probability the property would have sold on the effective date of value, after a reasonable exposure time on the open competitive market, from a willing and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with neither acting under any compulsion to buy or sell, giving due consideration to all available economic uses of the property. (Section 1.2.4 of the Uniform Appraisal Standards for Federal Land Acquisitions, 6th Edition, 2016) 28.A.e Packet Pg. 692 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 20 PROPERTY RIGHTS APPRAISED The property rights appraised are those of the fee simple estate. Fee simple estate is defined as absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat (The Dictionary of Real Estate Appraisal, 7th ed., Chicago: Appraisal Institute, 2022). TYPICAL BUYER PROFILE The typical purchaser of the subject would be a developer who would develop the site for a residential subdivision. The comparables utilized in the sales comparison approach to value reflect these trends. SCOPE OF ASSIGNMENT The traditional appraisal approaches include the cost approach, the sales comparison approach, and the income capitalization approach. We have considered all three approaches in this assignment, and determined the sales comparison approach to be applicable in this assignment. Per discussion with the client prior to our engagement, we have utilized the sales comparison approach to value, a common method used for valuing properties such as the subject property. The cost and income capitalization approaches are not applicable in the valuation of land. In the process of gathering data for the sales comparison approach to value, we conducted a search of our appraisal files and public information sources such as the Collier County Property Appraiser’s public access system and the Collier County Clerk’s Office, as well as subscription based information services such as CoStar.com for comparable sales in the relevant market area. We searched for the most similar sales to the subject property. The sales ultimately selected for further analysis were the best comparable sales we were able to find in this market. We obtained and verified additional information on the comparable properties with a party to the transaction, or a broker or agent of the parties when possible. We inspected the exterior of the subject property and the comparables. Physical data pertaining to the subject property was obtained from an inspection of the premises and public information sources such as the Collier County Property Appraiser’s records. Other data pertaining to the subject property was obtained from the Collier County Clerk’s and Tax Collector’s offices and local planning and zoning departments. The product of our research and analysis is formulated within this report for analysis of and direct comparison with the subject property being appraised. Additionally, we have used original research performed in preparation of other appraisals by this office, which is considered appropriate for the subject property. We make no warranty as to the authenticity and reliability of representations made by those with whom we verified sales, rental, and other information. We have taken due care in attempting to verify the data utilized in this analysis. We based our analysis and conclusions on overall patterns rather than on specific representations. 28.A.e Packet Pg. 693 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 21 Per USPAP Standard Rule 2-2 this analysis is an Appraisal Report presented in written format. The analysis and conclusions of this appraisal assignment are presented in a narrative appraisal report. 28.A.e Packet Pg. 694 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 22 COLLIER COUNTY SUMMARY Collier County, also known as the Naples – Marco Island metropolitan statistical area (MSA) is located on the Southwest coast of Florida, overlooking the Gulf of Mexico. To the east are Broward and Miami-Dade Counties, to the west is the Gulf of Mexico, to the north are Hendry and Lee Counties, and to the south are Monroe County, Everglades National Park, and the Gulf of Mexico. Collier County has a total land area of 2,025.5 square miles making it one of the largest counties in the State of Florida, based on land area. Collier County 28.A.e Packet Pg. 695 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 23 Transportation Collier County is served by the Interstate 75 corridor connecting Collier County with Tampa to the north and Fort Lauderdale / Miami to the east. Southwest Florida International Airport is located approximately 30 miles north of Naples in Lee County. Airports in Collier County include Naples Municipal Airport, Marco Island Executive Airport, Immokalee Regional Airport, and Everglades Airpark. Population The graphic on the following page was prepared by the Collier County Comprehensive Planning Department and illustrates population estimates and projection for the county. 28.A.e Packet Pg. 696 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 24 24 Collier County Population Estimates & Projections 28.A.e Packet Pg. 697 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, PO# 4500231059 A&C Job No.: 2240180.000 25 The following charts list major industries and related employment and income figures in Collier County as of 2021. 28.A.e Packet Pg. 698 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 26 Retail Market Retail vacancies are hovering around historic lows, decreasing just under 50 basis points year over year and is now just 3.6% as of the third quarter of 2023, the lowest vacancy level since late 2017. Limited new construction has been a key factor in keeping the vacancy rate low, as only 42,000SF was delivered in the past 12 months. Preleasing has been robust on the current pipeline of 70,000SF, which will have minimal impact on the overall market vacancy rate in the near term. CoStar is forecasting Naples' vacancy to remain around 4% for the foreseeable future, in large part due to the limited construction pipeline and consistent demand. The Naples market has one of the highest retail asking rates in Southwest Florida at $28.00/SF. Asking rate gains have been consistent over the past several years, hovering around the 4% to 5% range and are up 5.1% year over year. Looking ahead, asking rent growth is forecast to decelerate here over the coming quarters eventually flatten by mid-2024. Office Market The office market is one of the smallest in Southwest Florida, with approximately 10.1 million SF of office product. Demand for office space has remained elevated, and as of the third quarter of 2023, vacancies dropped -1.8% percentage points year over year to 4.5%, a near-decade low. The market has absorbed 210,000SF over the past 12 months, down from the levels recorded in 2021, but well above the 10-year average absorption rate of 130,000SF. New office construction has been limited in the market, with only 32,000SF delivering in the past 12 months. In addition, all of the 120,000SF under construction is medical office related. The limited construction pipeline and consistent office demand are key reasons CoStar is forecasting vacancy to remain below 6% for the foreseeable future. Average asking rents for office space in Naples are among the highest on the western coast of Florida, averaging $33.00/SF. In comparison, Tampa's market average is $28.00/SF. Asking rate gains continue to beat the national average, up 3.6% year over year in Naples, while the rest of the U.S. is averaging just 0.7%. 28.A.e Packet Pg. 699 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 27 Industrial Market The Naples industrial market is also one of the smallest in Southwest Florida, with approximately 13.5 million SF of industrial product. It boasts one of the lowest vacancies in the region, at just 1.2%, unchanged from this time last year. CoStar is forecasting Naple's vacancy rate to remain low over the coming years in large part due to limited speculative construction. Construction deliveries are elevated this year, as 950,000SF has delivered in the past 12 months. However, essentially all of that is from the completion of shipping wholesaler Uline's 937,000-SF build-to-suit facility. The current pipeline is a fraction of the past year's completions with just 32,000SF under construction. Naples is easily the most expensive industrial market in Florida, with an average asking rate of $15.50/SF. Asking rents continue to rise and are up 9.0% year over year as of the third quarter of 2023. Investors have taken particular interest in Naples, with $82.5 million in total sales volume in the past 12 months. Activity has picked up so far in 2023, with roughly $60 million trading. The bulk of properties that trade in Naples sell for less than $5 million, and the average price per SF is $200. Conclusion Collier County had been one of the fastest growing counties in the US during the 2020 to 2023 period during and following the Covid Pandemic. There was great demand for residential units, and supporting commercial and industrial developments with prices appreciating at rapid rates. The outlook for Collier County as compared to many other areas of the country is considered positive due to the broad employment base and desirability as a winter tourist destination. As population grows, more supporting commercial, industrial, and service development will be required. The most recent data on Southwest Florida real estate markets indicates a possibility of residential sales and price trends reaching a plateau in the short term. Continued inflation and high interest rates tend to put downward pressure on potential for high levels of growth in the residential markets. Similarly, due to high interest rates and continued high vacancy rates for office building sector, some downward pricing pressure is expected to continue in commercial markets. These factors, combined with a finite quantity of developable land create an expectation for cautious optimism in real estate market outlook for the future. 28.A.e Packet Pg. 700 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 28 NEIGHBORHOOD SUMMARY The subject property is located west of Interstate 75, east of the Tamiami Trail intersection with Old 41 Road, in the northwest portion of Collier County, and just south of the Lee County south boundary. Interstate 75 provides access to Lee County and destinations including Fort Meyers, Sarasota and Tampa Bay/St. Petersburg to the north, and, Fort Lauderdale, West Palm Beach, Miami and coastal destinations in Southeast Florida to the east. The subject property does not have an address, but is located in North Naples, Florida. The subject property is not currently improved with vehicular ingress and egress. However, access to the immediate market area is provided by the existing portion of Veteran’s Memorial Boulevard on the east, and Tamiami Trail N and Old 41 Road on the west. The property is located in an area with commercial and industrial properties to the north, and residential developments to the south and west, and east. The Naples downtown core is located roughly 10 miles to the south. Delnor-Wiggins State Park and Barefoot Beach Preserve beaches are located roughly 5 miles to the west by road. The location of the subject, being surrounded by existing developments, particularly with the proposed extension of Veteran’s Memorial Boulevard, has a high likelihood of development. In our highest and best use, we concluded the best use for the subject is for urban residential development. 28.A.e Packet Pg. 701 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 29 PROPERTY DATA Taxpayer of Record Collier County Collier County Property Control Number(s) 00152600002 Assessed Value and Taxes for 2023 The following information was taken from the Collier County Property Appraiser's and Tax Collector's web sites and is for the larger 60 acre parcel containing the subject site.. Appraisals Improvements $0 Land $6,000,000 Total Market Value $6,000,000 Assessed and Taxable Values Assessed Value $6,000,000 Exemption $0 Taxable Value $6,000,000 Taxes Ad Valorem $0 Non Ad Valorem $0 Total Tax $0 A typical informed buyer would recognize the possibility of a reassessment following a sale of the property and the possibility that taxes could change as a result, if the assessed value is substantially different than the true market value. That said, considering the market value conclusion contained herein, the subject appears to be fairly assessed. Our value conclusion does not discount for any taxes owed on the property, current or delinquent. The value assumes the property is free and clear and not subject to any prior year’s delinquencies or outstanding tax certificates. The appraisers strongly suggest any potential buyer, mortgagee, or other investor in the property fully investigate the tax status of the subject property with the County’s Tax Collectors office. 28.A.e Packet Pg. 702 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 30 Census Tract The subject property is located in census tract 0101.02. Census Tract Map 28.A.e Packet Pg. 703 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 31 Flood Zone Designation The subject property is located on the National Flood Insurance Program Map on Community Panel Number 12021C0191J, effective date of February 8, 2024. The subject appears to lie mainly in an area designated as Zone X (unshaded). Flood Zone X (unshaded) is determined to be outside the 0.2% annual chance floodplain. Flood Map 28.A.e Packet Pg. 704 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 32 Zoning and Future Land Use The subject property’s use is dictated by the Collier County Zoning Code and Comprehensive Plan. The Collier County zoning and future land use maps indicate the subject property has a zoning designation of A / Agricultural with an underlying land use designation of UR / Urban Residential. Permitted uses under this zoning category generally include, but are not limited to; residential developments of single family detached homes with a density of 4 units per acre, and at greater densities with plans including affordable housing. The subject’s current use as vacant residential land is in line with the current zoning as a permitted use and the current zoning is in harmony with the future land use designation. The appraisers have not independently verified that the subject complies with current site development regulations (setbacks, site coverage, etc.). It has been assumed that by virtue of the subject’s on -going use, should there be any areas of non-compliance, a variance has been issued or some other form of special exception has been made. Zoning Map Future Land Use Map (Urban Residential – Yellow) 28.A.e Packet Pg. 705 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 33 28.A.e Packet Pg. 706 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 34 Concurrency The strongest growth control measure ever imposed was passed by the Florida Legislature and became effective on February 1, 1990. This was mandated by Chapter 163, Florida Statutes, otherwise known as the Growth Management Law. One provision of this law is referred to as Concurrency which dramatically limits the ability to develop real property. It is basically the requirement that adequate infrastructure be available to serve new development. Eight types of infrastructure are affected including traffic, potable water, sewer, drainage, solid waste, recreation and open space, mass transit, and fire rescue. In May of 2011, House Bill 7172 amended the Growth Management act in an effort to spur economic growth through streamlining and lessening growth management controls. Transportation concurrency requirements were exempted in dense urban land areas with populations of at least 1,000 people per square mile. Also, within dense urban land areas, the DRI process has been exempted. State review of local comprehensive plans was streamlined and zoning changes are now allowed to be considered concurrently with land use plan amendments. It is the appraisers’ understanding that the subject is not subject to any concurrency restrictions. Should the property be altered or redeveloped, the matter of concurrency would need to be revisited at that time. Utilities The following utilities are available to the subject property: municipal water and sewer, electricity, and telephone. Use History To the appraisers' knowledge, the subject property has been left in its natural state. Subject Property Sales History The appraisers have not been provided with a title abstract on the property appraised nor have they conducted a title search of their own. The Collier County Property Appraiser’s records indicate that the subject property larger 60 acre parcel last sold on 5/29/2007 for a price of $10,650,000. This sale was recorded in Collier County OR Book and Page 4248/1732. To the appraisers' knowledge the subject property is not currently listed for sale or subject to a current purchase agreement. 28.A.e Packet Pg. 707 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 35 Site Analysis The following analysis is based upon a personal inspection of the site and Collier County Public Records. Location The subject property is located Roughly 1,500 feet east of Old 41 Road, and 200 feet south of Business Lane. The property address is Veteran's Memorial Boulevard Extension, Naples, Florida 34110. Size and Shape We have relied on the site size for the property from the Collier County Property Appraiser's records. The site is an irregular shaped parcel of land having roughly 1,275 feet along the south side of the planned extension of Veteran's Memorial Boulevard. The subject site area is approximately 2,613,600 square feet or 60 acres. Topography and Drainage The site is level and near road grade. Drainage appears to be adequate for its current use. Access Access is via Veteran's Memorial Boulevard on the east, and Business Lane on the north. Easements or Encroachments A north – south right of way of the Seminole Gulf Railway bisects the subject property. The rail line is currently not in use. Typical utility easements are believed to exist. The Conservation Collier Initial Criteria Screening Report for the RR Land Trust provided by the client indicates a Florida Power and Light easement and a drainage easement running north – south at the west side of the subject property. The survey that was provided did not delineate the boundaries of any potentially detrimental easements or encroachments. The appraisers did not note any such conditions during our research and property inspection, nor did the property owner disclose any. We have no reason to believe that there are any easements or encroachments on the property that would affect its use in such a way as to have a negative impact on value. 28.A.e Packet Pg. 708 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 36 Soil/Environmental Conditions We have not been provided with nor have we commissioned a soil or sub-soil condition report. The subject’s land appears to be composed of typical loose South Florida sand. The appraisers have no reason to believe that there may be hazardous materials stored and used at the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. 28.A.e Packet Pg. 709 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 37 HIGHEST AND BEST USE The Appraisal Institute defines highest and best use as follows: The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. (Source: The Dictionary of Real Estate Appraisal, 7th ed., Appraisal Institute, 2022) The analysis of highest and best use normally applies these considerations in a three step process, involving the analysis of the highest and best use of the site as if vacant, determination of the ideal improvement, and a comparison of the existing improvement with the ideal improvement, in order to estimate the highest and best use as improved. The subject is vacant land, therefore only the first two steps apply. The subject larger site contains roughly 60. acres and could physically support a number of uses. These physically possible uses must be legal, reasonable, probable, and a logical continuation of surrounding uses within the subject property's neighborhood. The subject is currently zoned A / Agricultural and has a future land use of UR / Urban Residential use. The surrounding area has been developed mainly with residential uses in the past. In consideration of the site's location, land use classification, zoning and surrounding uses, the highest and best use for the subject, as if vacant, would be development with single family homes in keeping with the zoning, land use, and neighborhood uses. 28.A.e Packet Pg. 710 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 38 EXPOSURE AND MARKETING TIME Exposure time is: 1) The time a property remains on the market; 2) The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; 3) A retrospective estimate based on an analysis of past events assuming a competitive and open market. Marketing time is an opinion of the amount of time it might take to sell a real or personal property interest at the concluded market value level during the period immediately after the effective date of an appraisal. Marketing time differs from exposure time, which is always presumed to precede the effective date of an appraisal. Advisory Opinion 7 of the Appraisal Standards Board of The Appraisal Foundation and Statement on Appraisal Standards No. 6, Reasonable Exposure Time in Real Property and Personal Property Market Value Opinions address the determination of reasonable exposure and marketing time. (Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed., Chicago: Appraisal Institute, 2022). Financing for residential development properties appears to be readily available at this time. Most properties offered for sale have been exposed on the market for six to twelve months or longer. The CoStar Group reported the historical marketing times (exposure time) for 15 residential vacant land properties in Collier County from 5/3/2022 through 5/3/2024. The marketing time ranged from 3.7 to 28 months, with an average of 13.6 months. We note that the Costar data can be skewed by many properties that were significantly overpriced by unmotivated sellers and/or were not properly marketed and languished on the market for several years. We believe if appropriately priced and marketed, the subject wou ld sell in the lower portion of the time frame range exhibited by the CoStar data. Many of the properties in the CoStar research were overpriced and only sold after the asking prices were significantly reduced. Properly priced properties sell more quickly. Considering the preceding, as well as sales that have taken place in the local market, and assuming a prudent pricing strategy, we estimate an exposure time of 6 to 12 months. Looking forward, we feel this would be a reasonable estimate for marketing time as well. 28.A.e Packet Pg. 711 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 39 SALES COMPARISON APPROACH The sales comparison approach is the process of deriving a value indication for the subject property by comparing market information for similar properties with the property being appraised, identifying appropriate units of comparison, and making qualitative comparisons with or quantitative adjustments to the sale prices (or unit prices, as appropriate) of the comparable properties based on relevant, market -derived elements of comparison. (Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed., Chicago: Appraisal Institute, 2022.) The sales comparison approach requires that the appraiser locate recent sales of similar properties and through an adjustment process arrive at an indication of what these properties would have sold for if they possessed all of the salient characteristics of the subject property. These adjusted sales prices are then correlated into an estimate of the market value of the property via the sales comparison approach to value. A search of the Collier County official records, local multiple listing service records, discussions with local brokers and appraisers and a personal inspection of the subject area produced several sales of similar type properties. The sales used in the analysis were the best comparables that we were able to verify with public records and/or a party to the transaction. The following pages feature a detailed write up of each comparable used in the analysis, a location map and summary of the selected comparable sales data, which is followed by a discussion of the pertinent adjustments and conclusion of value. 28.A.e Packet Pg. 712 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 40 SALE NO. 1 - 16223 Livingston Road, Naples, FL 34110 AC File No.: 2240180.000 ID: 913789 OR Book/Page: 5813/1104 Type: Land Sale Status: Sale Sub-Type: Multi-Family (> 1 Unit) Date: September 8, 2020 Grantor: Argo Livingston, LP Grantee: Pulte Home Company LLC Legal: Lengthy, 10 parcels, metes and bounds, refer to deed Folio No.: 00148520002, 00148560004, 00150040004, 00150760009, 00151320008, 00151360000, 00151440001, 00151440616, 00151440700, 00151440807 Location: West side of Livingston Road, roughly 1,400 feet south of Veterans Memorial Boulevard Zoning: A - Agricultural by Collier County Land Use: Residential Utilities: Municipal water and sewer, electricity, and telephone 28.A.e Packet Pg. 713 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 41 Site Size: Square Feet: 1,766,358 Acres: 40.550 Shape: Irregular Street Frontage (Ft.): 1,450 Topography/Elevation: Level, near road grade Density: Total No. of Units: 77 (Planned) Units/Acre: 1.90 Use: Use at Time of Sale: Agricultural Intended Use: Residential Highest and Best Use: Residential Verification: Source: Collier County Records, Deed, CoStar Prop.ID 7553048, Relationship: N/A Conditions of Sale: Arm's-length Verified By: W. Spengler Date: May 1, 2024 Sales History: No transactions in the previous five years Sales Price: $13,000,000 Price/SF Land: $7.36 Price/Acre: $320,592 Price/Unit: $168,831 Financing: Cash to seller Comments: Agricultural Land purchase with intended development as a residential planned unit development Ardena, consisting of 77 single family homes built by Pulte Homes. Some homes back to a 6 acre retention lake in the center of the development. The development plat is recorded at Collier County Plat Book 64, Page 82. A conversation easement of roughly 14 acres of irregular shape overlays the development at the south side of the site, recorded at Collier County Official Record Book 5089, Page 71. 28.A.e Packet Pg. 714 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 42 SALE NO. 2 - 4397 Sonoma Oaks Circle, Naples, FL 34119 AC File No.: 2240180.000 ID: 913790 OR Book/Page: 6060/2174 Type: Land Sale Status: Sale Sub-Type: Multi-Family (> 1 Unit) Date: December 20, 2021 Grantor: We Have Arrived LLC Grantee: Pulte Home Company LLC Legal: Lengthy metes and bounds, refer to deed Folio No.: 00203280009 Location: 500 feet east of Collier Boulevard on Mission Hills Drive Zoning: MPUD - Mixed Use Planned Unit Development by Collier County Land Use: Residential Utilities: Municipal water and sewer, electricity, and telephone 28.A.e Packet Pg. 715 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 43 Site Size: Square Feet: 1,021,046 Acres: 23.440 Shape: Irregular Street Frontage (Ft.): 1,475 Topography/Elevation: Level, near road grade Density: Total No. of Units: 114 (Planned) Units/Acre: 4.86 Use: Use at Time of Sale: Residential Intended Use: Residential Highest and Best Use: Residential Verification: Source: Collier County Records, Deed, Nelson; LSI Company Relationship: Broker Representative Conditions of Sale: Arm's-length Verified By: W. Spengler Date: May 1, 2024 Sales History: This comparable sale was part of a larger 34 acre tract which sold for $5,532,000 on 5/17/2018 recorded in OR Book 5511, Page 2775 Sales Price: $7,250,000 Price/SF Land: $7.10 Price/Acre: $309,300 Price/Unit: $63,596 Financing: Cash to seller Comments: 114 townhomes have been built by Pulte Homes on the site, surrounding a retention lake. The property has 525 front feet on Wolfe Road and 950 front feet on Sanoma Oaks Drive. Treed preserve areas are located at the west and south of the site. A representative of the listing brokerage stated that the MPUD - mixed use planned unit development zoning was established prior to the sale date. 28.A.e Packet Pg. 716 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 44 SALE NO. 3 - 5117 Cherry Wood Drive, Naples, FL 34119 AC File No.: 2240180.000 ID: 913791 OR Book/Page: 6130/1308 Type: Land Sale Status: Sale Sub-Type: Multi-Family (> 1 Unit) Date: May 13, 2022 Grantor: GG Cherry Wood Tr 92 Trust Grantee: Vanderbilt Living LLC Legal: 4 parcels, lengthy metes and bounds, refer to deed Folio No.: 41827320003, 41829320001, 41829361002, 41829400002 Location: North side of Cherry Wood Drive, roughly 2,460 feet east of Logan Boulevard N Zoning: RPUD - Residential Planned Unit Development by Collier County Land Use: Residential Utilities: Municipal water and sewer, electricity, and telephone 28.A.e Packet Pg. 717 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 45 Site Size: Square Feet: 762,300 Acres: 17.500 Shape: Rectangular Street Frontage (Ft.): 1,860 Topography/Elevation: Level, near road grade Density: Total No. of Units: 70 (Per Zoning) Units/Acre: 4.00 Use: Use at Time of Sale: Residential Intended Use: Residential Highest and Best Use: Residential Verification: Source: Collier County Records, Deed, CoStar Prop ID 11007754, Jennifer Moore of Dean, Mead Esq. Relationship: Closing Company Conditions of Sale: Arm's-length Verified By: W. Spengler Date: May 1, 2024 Sales History: No transactions in the previous five years Sales Price: $5,200,000 Price/SF Land: $6.82 Price/Acre: $297,143 Price/Unit: $74,286 Financing: $4,485,000 purchase financing provided by First Guaranty Bank Comments: The site is comprised of 4 contiguous parcels of 3.39 acres, 2.93 acres, 3.27 acres, and 7.91 acres. There are 930 front feet on Vanderbilt Beach Road and 930 front feet on Cherry Wood Drive. The predominant residential housing on Cherry Wood Road in the area is single family residential estate properties. 28.A.e Packet Pg. 718 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 46 SALE NO. 4 - 950 Massey Street, Naples, FL 34112 AC File No.: 2240180.000 ID: 913793 OR Book/Page: 6255/1347 Type: Land Sale Status: Sale Sub-Type: Multi-Family (> 1 Unit) Date: January 25, 2023 Grantor: Gerald Wayne McCollum & The Estate of Syble W. McCollum Grantee: Seagage North Naples LLC Legal: 5 parcels, lengthy metes and bounds, refer to deed Folio No.: 00208000006, 00207920006, 00208360102, 00208280004, 00208520007 Location: Northeast corner of Vanderbuilt Beach Road and Massey Street Zoning: RFMUO - Rural Fringe Multi Use Overlay by Collier County Land Use: Residential Utilities: Municipal water and sewer, electricity, and telephone 28.A.e Packet Pg. 719 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 47 Site Size: Square Feet: 2,204,136 Acres: 50.600 Shape: Irregular Street Frontage (Ft.): 1,855 Topography/Elevation: Level, near road grade Density: Total No. of Units: 51 (Planned) Units/Acre: 1.01 Use: Use at Time of Sale: Agricultural Intended Use: Residential Highest and Best Use: Residential Verification: Source: Collier County Records, Deed, CoStar Prop ID 15842299 Relationship: N/A Conditions of Sale: Arm's-length Verified By: W. Spengler Date: May 1, 2024 Sales History: No transactions in the previous five years Sales Price: $15,635,618 Price/SF Land: $7.09 Price/Acre: $309,004 Price/Unit: $306,581 Financing: $16,000,000 financing provided by Lake Michigan Credit Union Comments: The site is comprised of 5 contiguous parcels of 19.46 acres, 12.93 acres, 13.21 acres, 2.5 acres, and 2.5 acres. There are 900 front feet on Massey Street and 955 front feet on Vanderbilt Beach Road. A reported proposal for 51 estate home properties priced in the $3 to 4 Million price range is anticipated for the development. 28.A.e Packet Pg. 720 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 48 SALE NO. 5 - 6019 Whitaker Drive, Naples, FL 34112 AC File No.: 2240180.000 ID: 913792 OR Book/Page: 6210/1560 Type: Land Sale Status: Sale Sub-Type: Multi-Family (> 1 Unit) Date: January 25, 2023 Grantor: SB Terra LLC Grantee: GS Naples Owner LLC Legal: 4 parcels, lengthy metes and bounds, refer to deed Folio No.: 00419720007, 00409400007, 00422200006, 00420400002 Location: East Side of Santa Barbara Boulevard, North and South of Whitaker Road Zoning: RPUD - Residential Planned Unit Development by Collier County Land Use: Residential Utilities: Municipal water and sewer, electricity, and telephone 28.A.e Packet Pg. 721 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 49 Site Size: Square Feet: 1,285,020 Acres: 29.500 Shape: Irregular Street Frontage (Ft.): 3,935 Topography/Elevation: Level, near road grade Density: Total No. of Units: 216 (Approved) Units/Acre: 7.32 Use: Use at Time of Sale: Residential Intended Use: Residential Highest and Best Use: Residential Verification: Source: Collier County Records, Deed, CoStar Prop ID 15403991, Grey Street Title Relationship: Closing Company Conditions of Sale: Arm's-length Verified By: W. Spengler Date: May 1, 2024 Sales History: Previously sold for $4,400,000 on 11/30/2021 recorded in Collier County OR Book 6049 Page 1942 Sales Price: $12,960,000 Price/SF Land: $10.09 Price/Acre: $439,322 Price/Unit: $60,000 Financing: $54,269,673 construction financing provided by Centennial Bank Comments: The site is comprised of 4 contiguous parcels of 4.99 acres, 7.92 acres, 4.33 acres, and 7.92 acres. There are 1680 front feet on Santa Barbara Boulevard, 1680 front feet on Sunset Boulevard, and 5250 front feet on Whitaker Road. Developed by Greystar Real Estate Partners, Marlowe Naples is a 216 unit complex of Class A apartments in 3-story buildings; 59 x 1 bedroom/1 bath, 157 x 2 bedroom/2 bath units, average unit size is 1,138 square feet, 43 units of which are designated as affordable housing. Estimated completion in 2024. 28.A.e Packet Pg. 722 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 50 Comparable Sales Locations Maps 28.A.e Packet Pg. 723 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 51 28.A.e Packet Pg. 724 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 52 28.A.e Packet Pg. 725 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 53 28.A.e Packet Pg. 726 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 54 28.A.e Packet Pg. 727 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 55 28.A.e Packet Pg. 728 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 56 Sale No. Date OR Bk Page Property Address Land Area SF Acres Density Total Units Units/Acre Sale Price Price/Acre of Land 1 5813 16223 Livingston Road 1,766,358 77 Sep-20 1104 Naples 40.55 2 2 6060 4397 Sonoma Oaks Circle 1,021,046 114 Dec-21 2174 Naples 23.44 5 3 6130 5117 Cherry Wood Drive 762,300 70 May-22 1308 Naples 17.50 4 4 6255 950 Massey Sstreet 2,204,136 51 Jan-23 1347 Naples 50.60 1 5 6210 6019 Whitaker Drive 1,285,020 216 Jan-23 1560 Naples 29.50 7 Subj.Veteran's Memorial Boulevard Extension 2,613,600 240 Apr-24 Naples 60.00 4 SALES SUMMARY TABLE N/A $15,635,618 $13,000,000 $7,250,000 $320,592 $309,300 $5,200,000 $297,143 $309,004 $12,960,000 $439,322 N/A N/A 28.A.e Packet Pg. 729 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 57 Sales Summary and Discussion In this analysis, we considered differences between the sales and the subject in terms of property rights sold, conditions of sale, financing, market conditions (trend or time adjustment), location, land size, and quality and condition of any existing improvements. The appraisers based the comparisons on a standardized unit of measure, the sale price per acre of land. The sale price per acre of land correlates well among the comparable sales and is commonly used by buyers in this type of analysis. Conditions of Sale All sales were reportedly market oriented. No adjustment consideration for conditions of sale was necessary. Financing We considered any indication of favorable financing. All sales were either on a cash basis or had market oriented financing, therefore, no differences were noted nor were adjustments made. Market Conditions The sales occurred over the period from September 8, 2020 to January 25, 2023. The subject property date of value is April 27, 2024. The market has shown improving market conditions over part of this time period. Prior to the beginning of the pandemic in early 2020, property values in the South Florida area were on the rise and this trend continued until end-2022 when rising interest rates stabilized the market. While there was a pull-back in transaction volume in mid-2020, pricing trends were not significantly affected by the pandemic. Based on national trends and what we have seen in the subject's local market, we believe an appropriate time adjustment would be 1% per month through the end of 2022, which we have rounded down to the nearest whole month. Location The subject property is located at Veteran's Memorial Boulevard Extension in Naples, approximately five miles by road to beach access. Land values in the area tend to increase with proximity and access to beaches. Sale 1 is in a similar location requiring no adjustment. Sale 5 is also in similar proximity to beaches as well as the Naples downtown area requiring no adjustment. Sales 2, 3, 4 are significantly further west and at greater distances to the coast requiring upward adjustments. Size Generally, larger properties will sell for a somewhat lower price per acre of land than smaller ones, and vice versa, when all else is equal. The sales in this data set do not appear to follow this pattern and no adjustment is warranted. 28.A.e Packet Pg. 730 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 58 Site Conditions Properties of all different shapes can typically be developed. Some properties, however, allow for a more efficient development of the site providing for the maximum development intensity. Neither the subject nor the comparables appear be impacted by their shape in such a manner as to limit their development. Another factor considered here is the existence of any physically detrimental site conditions such as contamination or muck. Neither the subject nor any of the comparables were known to suffer from any detrimental site conditions. Zoning/Land Use The subject property has a zoning designation of A / Agricultural by Collier County with an underlying future land use of UR / Urban Residential by Collier County. Though they may vary by municipality, sales 1, 2, 3 and 4 have similar residential oriented designations that allow for similar single-family residential development uses as the subject, and do not require adjustments. Sale 5 has a significantly greater allowable density with multi-family development land use requiring a downward adjustment. 28.A.e Packet Pg. 731 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) PO# 4500231059 A&C Job No.: 2240180.000 59 Sale Date Property Address Land Area Acres Price/Acre Financing/ Adj. Price/ Acre Conditions of Sale/ Adj. Price/ Acre Market Conditions/ Adj. Price/ Acre Location Land Size Site Conditions Zoning/ Land Use Final Combined Adjustment Overall Indication 1 16223 Livingston Road 0%0%27% Sep-20 Naples $320,592 $320,592 $407,152 2 4397 Sonoma Oaks Circle 0%0%12% Dec-21 Naples $309,300 $309,300 $346,417 3 5117 Cherry Wood Drive 0%0%7% May-22 Naples $297,143 $297,143 $317,943 4 950 Massey Sstreet 0%0%0% Jan-23 Naples $309,004 $309,004 $309,004 5 6019 Whitaker Drive 0%0%0% Jan-23 Naples $439,322 $439,322 $439,322 Subj.Veteran's Memorial Boulevard Extension Apr-24 Naples 29.50 23.44 40.55 $320,592 $309,300 17.50 50.60 $297,143 $439,322 $309,004 10% 0% 10% 10%0% -10% 60.00 N/A N/A N/A N/A N/A N/A N/A N/A N/A 10%0% 0%0%0%-10% 0% 0% 10%0%0% 0% 10%0%0% 0%0% 0% 0%$407,152 $381,058 $349,737 N/A $339,905 $395,390 QUANTITATIVE SALES ADJUSTMENT CHART - PRICE/LAND ACRES 28.A.e Packet Pg. 732 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, PO# 4500231059 A&C Job No.: 2240180.000 60 Conclusion Considering all of these differences, we developed the preceding quantitative comparison table listing the sales as they compare to the subject property, based on a price per acre of land. Not all categories considered are depicted. Those omitted reflect no differences between the sales and the subject property. The unadjusted range of value indicated by the sales is roughly $297,142 to $439,322 per acre of land. The preceding quantitative comparison chart shows the value range for the subject property after adjustment based on a price per acre of land to be from $339,905 to $407,152 with a mean of $374,648. Considering all of the salient factors discussed previously and prevailing market conditions, the appraisers feel a conclusion in the middle portion of the indicated range is most appropriate. Given the preceding data and discussions, it is concluded that the market reflects a value per acre of land for the subject property of $375,000 as of April 27, 2024. The value of the land for the proposed retention lake is calculated as follows: 7.32 Acres @ $375,000 per Acre = $2,745,000 Rounded To: MARKET VALUE VIA SALES COMPARISON APPROACH: $2,745,000 While the client has indicated that the eventual area of the land for the proposed retention lake may change and the total value may change as a result, the opinion of value $375,000 per acre remains constant as of the effective date of the report, April 27, 2024. 28.A.e Packet Pg. 733 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) QUALIFICATIONS OF APPRAISER ROBERT B. BANTING, MAI, SRA PROFESSIONAL DESIGNATIONS - YEAR RECEIVED MAI - Member Appraisal Institute - 1984 SRA - Senior Residential Appraiser, Appraisal Institute - 1977 SRPA - Senior Real Property Appraiser, Appraisal Institute - 1980 State-Certified General Real Estate Appraiser, State of Florida, License No. RZ4 - 1991 EDUCATION AND SPECIAL TRAINING Licensed Real Estate Broker - #3748 - State of Florida Graduate, University of Florida, College of Business Administration, BSBA (Major - Real Estate & Urban Land Studies) 1973 Successfully completed and passed the following Society of Real Estate Appraisers (SREA) and American Institute of Real Estate Appraisers (AIREA) courses and/or exams: Note: the SREA & AIREA merged in 1991 to form the Appraisal Institute. SREA R2: Case Study of Single Family Residence SREA 201: Principles of Income Property Appraising SREA: Single Family Residence Demonstration Report SREA: Income Property Demonstration Report AIREA 1B: Capitalization Theory and Techniques SREA 101: Introduction to Appraising Real Property AIREA: Case Studies in Real Estate Valuation AIREA: Standards of Professional Practice AIREA: Introduction to Real Estate Investment Analysis AIREA 2-2: Valuation Analysis and Report Writing AIREA: Comprehensive Examination AIREA: Litigation Valuation AIREA: Standards of Professional Practice Part C ATTENDED VARIOUS APPRAISAL SEMINARS AND COURSES, INCLUDING: The Internet and Appraising Golf Course Valuation Discounting Condominiums & Subdivisions Narrative Report Writing Appraising for Condemnation Condemnation: Legal Rules & Appraisal Practices Condominium Appraisal Reviewing Appraisals Analyzing Commercial Lease Clauses Eminent Domain Trials Tax Considerations in Real Estate Testing Reasonableness/Discounted Cash Flow Mortgage Equity Analysis Partnerships & Syndications Hotel and Motel Valuation Advanced Appraisal Techniques Federal Appraisal Requirements Analytic Uses of Computer in the Appraisal Shop Valuation of Leases and Leaseholds Valuation Litigation Mock Trial Residential Construction From The Inside Out Rates, Ratios, and Reasonableness Analyzing Income Producing Properties Development of Major/Large Residential Projects Standards of Professional Practice Regression Analysis In Appraisal Practice Federal Appraisal Requirements Engaged in appraising and consulting assignments including market research, rental studies, feasibility analysis, expert witn ess testimony, cash flow analysis, settlement conferences, and brokerage covering all types of real estate since 1972. President of Anderson & Carr, Inc., Realtors and Appraisers, established 1947 Past President Palm Beach County Chapter, Society of Real Estate Appraisers (SREA) Realtor Member of Central Palm Beach County Association of Realtors Special Master for Palm Beach County Property Appraisal Adjustment Board Qualified as an Expert Witness providing testimony in matters of condemnation, property disputes, bankruptcy court, foreclosures, and other issues of real property valuation. Member of Admissions Committee, Appraisal Institute - South Florida Chapter Member of Review and Counseling Committee, Appraisal Institute - South Florida Chapter Approved appraiser for State of Florida, Department of Transportation and Department Natural Resources. Instructor of seminars, sponsored by the West Palm Beach Board of Realtors. Authored articles for The Palm Beach Post and Realtor newsletter. Real Estate Advisory Board Member, University of Florida. TYPES OF PROPERTY APPRAISED - PARTIAL LISTING Air Rights Medical Buildings Apartment Buildings Churches Amusement Parks Department Stores Hotels - Motels Marinas Condominiums Industrial Buildings Office Buildings Residences - All Types Mobile Home Parks Service Stations Special Purpose Buildings Restaurants Auto Dealerships Vacant Lots - Acreage Residential Projects Golf Courses Shopping Centers Leasehold Interests Financial Institutions Easements "I am currently certified under the continuing education progr am of the Appraisal Institute." 28.A.e Packet Pg. 734 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) QUALIFICATIONS OF APPRAISER WILLIAM H. SPENGLER REAL ESTATE APPRAISAL LICENSE FL Certified Residential Real Estate Appraiser RD8462 ACADEMIC EDUCATION BA, Economics - University of Colorado, Boulder, CO REAL ESTATE DESIGNATIONS CRS - Certified Residential Specialist GRI - Graduate Realtor Institute REAL ESTATE APPRAISAL EDUCATION TYPES OF PROPERTIES APPRAISED General Appraiser Income Approach Commercial Office Buildings General Appraiser Site Value & Cost Approach Commercial Retail Buildings General Appraiser Market Analysis Highest & Best Use Commercial Flex Office/Warehouses General Appraiser Sales Comparison Approach Commercial Industrial Buildings Nuances of Valuation-Cornerstone of Market Value Commercial Industrial Land Florida Law & Rules Update 2020 Special Use Properties National Uniform Standards Professional Appraisal Practice Civic Use Buildings Florida Appraisal Law Civic Use Land Specialized Residential Appraisal Topics Historical/Landmark Buildings Statistics, Modeling & Finance Equestrian Estates; Stables, Arenas, Rings Residential Report Writing & Case Studies Agricultural Land Advanced Residential Appraisal Applications & Case Studies Residential Development Land Residential Market Analysis Highest & Best Use Residential Oceanfront Properties Residential Sales Comparison Approach Residential New Construction Residential Site Value & Cost Approach Residential Condominiums Residential Income Approach Residential Income Properties Basic Appraisal Principles / Appraisal Procedures Residential Land / Subdivision Land Supervisor/Trainee Residential Ground Leases Parking & Its Impact on Florida Properties Residential Navigable Waterfront Properties Litigation Property Valuation REAL ESTATE APPRAISAL EXPERIENCE REAL ESTATE BROKERAGE/SALES EXPERIENCE Anderson & Carr, Inc., West Palm Beach, FL FL Real Estate Broker 2018-2019 July 2022 to present CO Real Estate Broker 2003-2018 CO Real Estate Agent 1995-2003 Appraisal & Acquisition Consultants, Inc., Lantana, FL May 2019 - June 2022 TYPES OF PROPERTIES APPRAISED REAL ESTATE DESIGNATIONS CRS - Certified Residential Specialist GRI - Graduate Realtor Institute l Land / Subdivision Land Residential Ground Leases Litigation Property Valuation Residential Navigable Waterfront Properties 28.A.e Packet Pg. 735 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) Appraiser Licenses 28.A.e Packet Pg. 736 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) 28.A.e Packet Pg. 737 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) ADDENDUM 28.A.e Packet Pg. 738 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) Legal Description from Deed (4 Pages) 28.A.e Packet Pg. 739 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) 28.A.e Packet Pg. 740 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) 28.A.e Packet Pg. 741 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) 28.A.e Packet Pg. 742 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) Purchase Order number must appear on all related correspondence, shipping papers and invoices: Printed 04/16/2024 @ 10:51:04 Page 1 of 13090000000-163650-631600-60198.5.4 Collier County Board of County Commissioners Procurement Services Division Phone: 239-252-8407 Fax: 239-732-0844 Tax Exempt: 85-8015966531C-1 Collier County Board of County Commissioners Attn: Accounts Payable 3299 Tamiami Trl E Ste 700 Naples FL 34112-5749 OR email to: bccapclerk@collierclerk.com Send all Invoices to: VENDOR Terms and Conditions The VENDOR agrees to comply with all Purchase Order Terms and Conditions as outlined on the Collier County Procurement Services Division site: https://www.colliercountyfl.gov/home/showdocument?id=104405, including delivery and payment terms. Further, the VENDOR agrees to: 1. Provide goods and services outlined in this Purchase Order with the prices, terms, delivery method and specifications listed above. 2. Notify department immediately if order fulfillment cannot occur as specified. 3. Send all invoices to:Collier County Board of County Commissioners Attn: Accounts Payable 3299 Tamiami Trl E Ste 700 Naples FL 34112-5749 OR email to: bccapclerk@collierclerk.com The Purchase Order is authorized under direction of Collier County Board of County Commissioners by: Sandra Srnka, Director, Procurement Services Division 104481Vendor # ANDERSON & CARR INC 521 S OLIVE AVE WEST PALM BEACH FL 33401-5907 Purchase order 4500231059PO Number 04/16/2024Date TECM AdminContact Person TRANSPORTATION MGMT SVC DEPT TRANSPORTATION ENGINEERING 2885 S HORSESHOE DR NAPLES FL 34104 Please deliver to: Delivery Date: 09/30/2024 Net 30 DaysTerms of Payment Item Material Description Order Qty Unit Price Per Unit Net Value 00010 CON APPRAISAL 3,500 EA 1.00 3,500.00 18-7482; BCC APPVR4/23/19; ITEM#16A1 3,500.00USDTotal net value excl. tax 28.A.e Packet Pg. 743 Attachment: 4.B. Railhead Appraisal Carr (29934 : Land Acquisition Advisory Committee - September 11, 2024) APPRAISAL REPORT FOR COLLIER COUNTY ROW ACQUISITION SUBJECT PROPERTY: A 7.32 ACRE LAKE PARCEL LOCATED ALONG VETERANS MEMORIAL BLVD. EXTENSION NAPLES, FL 34110 COLLIER COUNTY PROJECT NO: 60198 VETERANS MEMORIAL BLVD. EXTENSION COLLIER COUNTY PARCEL NO: 113 FEE AT THE REQUEST OF: LISA BARFIELD REVIEW APPRAISER COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION 2885 S. HORSESHOE DRIVE NAPLES, FL 34104 ASSIGNMENT NO.: 6719-TS APPRAISAL EFFECTIVE DATE: APRIL 28, 2024 DATE OF REPORT: MAY 6, 2024 28.A.f Packet Pg. 744 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Table of Contents Carroll & Carroll Table of Contents SUMMARY OF IMPORTANT DATA AND CONCLUSIONS ......................................................... 1 CERTIFICATION ..................................................................................................................................... 3 SCOPE OF WORK ................................................................................................................................... 5 ESTATE APPRAISED .............................................................................................................................. 6 DEFINITION OF MARKET VALUE ..................................................................................................... 7 ASSUMED EXPOSURE TIME ................................................................................................................ 7 AREA INFORMATION .......................................................................................................................... 8 MARKET AREA ..................................................................................................................................... 18 PROPERTY INFORMATION ............................................................................................................... 29 SITE DESCRIPTION – LARGER PARCEL ..................................................................................... 30 SUBJECT PHOTOGRAPHS .............................................................................................................. 33 ENVIRONMENTAL CONTAMINATION .................................................................................... 38 NATURAL RESOURCE CONCERNS ............................................................................................ 39 FUTURE LAND USE ......................................................................................................................... 42 ZONING .............................................................................................................................................. 45 ASSESSMENT AND TAXES ............................................................................................................ 48 FLOOD ZONE DATA ....................................................................................................................... 49 TRANSACTIONAL HISTORY ........................................................................................................ 51 CURRENT STATUS ........................................................................................................................... 51 HIGHEST AND BEST USE ................................................................................................................... 52 CONSIDERATION OF APPROACHES ............................................................................................. 53 SALES COMPARISON APPROACH ................................................................................................. 54 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 55 VACANT LAND COMPARABLES ................................................................................................ 56 LAND SALES ADJUSTMENT GRID .............................................................................................. 68 ESTIMATE OF VALUE - LARGER PARCEL .................................................................................... 73 ESTIMATE OF VALUE - SMALLER PARCEL .................................................................................. 74 ADDENDA ............................................................................................................................................. 78 28.A.f Packet Pg. 745 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Summary of Important Data & Conclusions Carroll & Carroll 1 SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value given is the final, rounded conclusion of the appraisal. To use this summary without first reading the appraisal report could be misleading. PROPERTY INFORMATION Property Identification 7.32 acres located along the south side of Veterans Memorial Boulevard extension being part of a larger parcel containing a total of 60.00 gross acres, Naples, FL 34110. Parcel No. 113 FEE Property Description An irregular shaped lake parcel consisting of 7.32 acres or 318,708 square feet located along the south side of Veterans Memorial Boulevard extension in Naples, Florida. Property Type Vacant Land Owner of Record Collier County Property ID # 00152600002 CLIENT INFO & VALUE CONCLUSIONS Client Collier County Right of Way Acquisition, Transportation Engineering Division, and GMD. Intended Use To assist in Collier County land acquisition for internal decision making. Intended Users Collier County GMD/Transportation Engineering and the Conservation Collier Program. Appraisal Effective Date April 28, 2024 Date of Report May 6, 2024 Date of Inspection April 28, 2024 Purpose of Appraisal Estimate market value “As Is” Estate Appraised Fee Simple Interest Appraised 100% Estimated Market Values Larger Parcel (60.00 Acres x $400,000/Acre) $24,000,000 Concluded Unit Value for Smaller Parcel $400,000 Per Gross Acre Smaller Parcel (7.32 Acres x $400,000/Acre) $2,930,000 GENERAL INFO Appraiser Timothy W. Sunyog, MAI State-Certified General Appraiser RZ 3288 Scope of Work All applicable approaches to value were developed. 28.A.f Packet Pg. 746 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Summary of Important Data & Conclusions Carroll & Carroll 2 EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS My conclusion of value for the Smaller Parcel is based on the legal description and boundary survey for the 7.32-acres provided by the client. I have been informed by my client that the land area and legal description for the Smaller Parcel may be changing. For the purposes of this appraisal, I have assumed that my concluded unit value of $400,000 per acre would apply to the new land area should the land area change. HYPOTHETICAL CONDITIONS None 28.A.f Packet Pg. 747 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Certification Carroll & Carroll 3 CERTIFICATION I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF: I personally inspected the subject property and made an inspection of all comparable sales or listings identified in the report. The statements of fact contained in this report are true and correct. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions and our personal, impartial and unbiased professional analyses, opinions and conclusions. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. In the three years immediately prior to acceptance of this assignment I have not performed any services regarding the subject property as appraisers, or in any other capacity. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions and conclusions were developed, and this report was prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. I am also subject to the Code of Ethics and Standards of Professional Practice of the Appraisal Institute, which includes provisions for peer review. The use of this report is subject to the requirements of the State of Florida relating to review by the Florida Real Estate Appraisal Board and to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 28.A.f Packet Pg. 748 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Certification Carroll & Carroll 4 No one other than the undersigned prepared the analyses, opinions and conclusions concerning real estate that are set forth in this report. As of the date of this report, I have completed the requirements of the continuing education program of the State of Florida, and for Designated Members of the Appraisal Institute. CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 28.A.f Packet Pg. 749 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Scope of Work Carroll & Carroll 5 SCOPE OF WORK All applicable approaches to value were developed and the value conclusion reflects all known information about the subject property, market conditions, and available data. The scope of work was: • Inspected the subject property and the comparable sales. • Reviewed aerial photographs, land use plans, the Land Development Code, boundary surveys, Conservation Collier Initial Criteria Screening Report, and other documentation. • Reviewed how the property relates to its neighborhood and to the broader market area in development of an opinion of highest and best use. • Researched vacant land comparable sales, listings, and pending sales. • Developed the sales comparison approach. • Estimated the market value of the Larger Parcel, the unit value of the Smaller Parcel, and market value of the Smaller Parcel. • Prepared an appraisal report summarizing the appraisal assignment, the property appraised, the application of the appraisal methodology, and the logical support for the value conclusion. Sources of market data included local and regional MLS systems, CoStar, LoopNet, public records, and interviews with real estate brokers. 28.A.f Packet Pg. 750 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Estate Appraised Carroll & Carroll 6 ESTATE APPRAISED The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple Absolute is synonymous with Fee Simple. The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal Institute, defines Fee Simple Estate as: Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. We consider easements, but only to the extent that they are known to us. Appraisal of the fee simple means that an improved property is vacant and available to be put to its highest and best use. 28.A.f Packet Pg. 751 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Definition of Market Value Carroll & Carroll 7 DEFINITION OF MARKET VALUE In United States tax law, the definition of Fair Market Value is found in the United States Supreme Court decision in the Cartwright case: The fair market value is the price at which the property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or to sell and both having reasonable knowledge of relevant facts. United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S. Tax Case. (CCH) ¶ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal estate taxes, at 26 C.F.R. sec. 20.2031-1(b)). ASSUMED EXPOSURE TIME The reasonable exposure time is assumed to have already occurred as of the appraisal effective date. The assumed reasonable exposure time was between 6 and 9 months. 28.A.f Packet Pg. 752 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 8 AREA INFORMATION COLLIER COUNTY ANALYSIS An analysis of geography, transportation, population, employment, income, and education for Collier County is performed using data provided by Site to Do Business, Florida Office of Economic & Demographic, United States Department of Labor, all recognized source(s). GEOGRAPHY Collier County is the most southerly county on Florida's west coast offering mainland coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With 2,025 square miles of land area, it is the largest county in Florida. About 63% of the land area is in public ownership, is set aside for environmental preservation, or is scheduled for public land acquisition. The region enjoys a climate that is classified as subtropical. Summers are relatively mild, and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter, is one that attracts and is enjoyable to most people. The geography of the area runs generally northwest and southeast as indicated by the trend of the coastline. Beaches extend from the northern county line south to Cape Romano and then, as the coastline trends further to the southeast, beaches give over to mangrove islands and swamps. Moving northeastward from the beaches, elevations increase very slowly. Most of the county is less than 15 feet above mean sea level. Although changes in elevation 28.A.f Packet Pg. 753 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 9 are gradual, they are well defined by variations in vegetation. Much of the county is, or was once, wetland. The once plentiful marine resources are largely depleted, but still provide good sport fishing. Population centers include the coastal communities of Naples, Marco Island and Everglades/Chokoloskee. Immokalee, the single large interior community, is in north Collier County and is the agricultural center of the region. POPULATION “The social forces studied by appraisers primarily relate to population characteristics. The demographic composition of the population reveals the potential demand for real estate, which makes the proper analysis and interpretation of demographic trends important in an appraiser’s analysis.” The total population, it's composition by age and gender, and the rate of household formation and dissolution strongly influence real property values. (The Appraisal of Real Estate 14th Edition) Collier County’s population has continued to increase year after year. The population has increased 9.24% as of 2020 from 2016. The population forecasts through 2025 calls for a continued steady growth cycle with an estimated 8.93% population growth from 2020 to 2025. 28.A.f Packet Pg. 754 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 10 Collier County for years has been one of the nations’ fastest growing counties, historically outperforming the state. Population increases began in 2010, trending once again towards outperforming the state. Strong growth is expected at 5 to 10% annually through 2025. Collier County is a popular retirement destination. As of 2020, 55.6% of the County’s residents are over the age of 45. The 2025 forecasts depict an aging community with 56.2% of the population 45 years of age or older. 28.A.f Packet Pg. 755 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 11 EMPLOYMENT Collier County is a largely service based economy with 37.6% of the employees in the leisure, hospitality, education, and health service industries and 21.4% in professional, business, financial and other services. Trade, transportation, & utilities along with government jobs account for 27.9% of the County’s employees. Industries such as natural resources/mining, construction, and manufacturing make up only 5.4% of the market. Top 11 Largest Employers Collier County -2019 Rank Company Employees 1 Publix Super Market 8,728 2 NCH Healthcare System 7,017 3 Collier County School District 5,604 4 Collier County Local Government 5,119 5 Arthrex, Inc 2,500 6 Ritz Carlton- Naples 1,450 7 City of Naples 1,169 8 Moorings Park 888 9 News-Press/Naples Daily News 840 10 Physicians Regional 950 11 Seminole Casino 800 Source: www.swfleda.com/top-100-employers/ as reported in 2019 The unemployment rate in Collier County exceeded the state average by a slight margin in the years 2009 and 2010. The unemployment rate then declined through 2016 as the economy improved and, until recently, Collier County’s unemployment rates decreased more rapidly the state. 28.A.f Packet Pg. 756 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 12 INCOME Collier County’s per capita income and median household income levels are higher than state statistics. The most substantial difference between Collier County and the state is the large percentage difference in household incomes above $100,000 where Collier County exceeds the state by over 9%. Collier County's percentage household incomes ranging from $25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of household incomes under $25,000. Income levels vary greatly within different areas of Collier County, and so, will be discussed in greater detail in the Market Area descriptions. TRANSPORTATION The transportation system reflects local geography, population densities and the primary motivators of tourism, service industry employment, the construction industry, agriculture, and leisure activities. ROADS The earliest roads were coastal, extending from north to south in the early twentieth century with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami Trail because it was built to connect Tampa and Miami. Where it passes through the coastal community US-41 is a four or six lane divided highway with landscaped medians, curb and gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal arterial and one that defines several important boundaries. Often there is a noticeable land value difference east and west of US-41 because the affluent coastal population prefers to shop and trade close to home. As the highway turns southeast from downtown Naples toward Miami the Trail defines the boundary of the coastal management zone which affects 28.A.f Packet Pg. 757 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 13 development densities and storm evacuation requirements. The eastern segment of US -41 is a designated national scenic highway popular with tourists, especially during the winter season as they seek adventure in the Everglades. A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood streets extend into the urban area east and west from US-41. North-south arterials and major collectors are established about one mile apart. From west to east, these include Goodlette-Frank Road, Airport-Pulling Road, Livingston Road, Santa Barbara Boulevard and Collier Boulevard. The east-west grid is spaced about two miles apart; from north to south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84), and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4 lane divided highways. East of Collier Boulevard the road system reflects the economies of scale of Golden Gate Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles east of CR-951, is the principal east-west collector. Everglades Boulevard (2 lane and asphalt surfaced) is the north-south major collector extending south from Immokalee Road 14 miles to the grade separation at I-75 where it continues into the Picayune Strand State Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier County is planning to extend east-west collectors through the Estates along the alignment of Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north-south connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road) north to Golden Gate Boulevard. Interstate highway 75 (I-75) was extended from north to south through Collier County in the mid-1980s along a flood-proof route about five miles inland. Directly east of the City of Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty- one miles east of the coastal community is an interchange at State Road 29; the last interchange in Collier County. Collier County and the FDOT continue to study the feasibility of an interchange at Everglades Boulevard. The advent of I-75 signaled a change in the relationship of Collier County to the rest of Florida and the United States. While US-41 was the only north-south arterial, Collier County was dominated by the conservative mid-western influences of seasonal residents and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road access to Collier was made much more convenient to the northeast via connections with I -4 28.A.f Packet Pg. 758 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 14 and I-95. This had the effect of broadening Collier's market exposure and it stimulated growth. The extension of I-75 south into Dade County promoted better access for European tourists and made Collier County transient lodging attractive for east coast weekenders. Strategic connections exist where Collier Boulevard and CR-92 extend south and west from US-41 providing access to the City of Marco Island from the greater Naples area and from Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural center of Immokalee with points north, with the Naples coastal community via CR-846, with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which is the western gateway to Everglades National Park and the 10,000 Islands region of Collier's southwest coast. The road transportation system is well planned, well maintained, and operating at acceptable capacity. Ambitious road construction projects undertaken in anticipation of growth projections and funded by impact fees have caught up with development. The road system reflects Collier's position at the southerly limit of development on Florida's west coast. MASS TRANSIT Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes Department, provides inexpensive alternative transportation throughout the county linking major employment centers of Naples with Marco Island and Immokalee. There are several circulation routes with stops at the County government complex, hospitals, and major shopping establishments. The system accommodates bicycle transport and personal items. The same County department administers the Collier Area Para Transit system which provides subsidized transportation services for the disabled and economically disadvantaged. This is a successful and growing system that connects people with jobs, essential services, and shopping while reducing transportation costs and road congestion. AIRPORTS Collier County is supported by a system of five public airports. Southwest Florida International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute drive via I-75 from the Collier center of population. This facility serves the five county southwest Florida regions offering domestic and international air carrier service. It is modern, convenient, and has planned expansion to keep up with regional growth. Naples Municipal Airport (APF) owned by the City of Naples and operated by the independently constituted Naples Airport Authority which derives its revenue principally from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown Naples. It serves the coastal community and is especially convenient to affluent residents 28.A.f Packet Pg. 759 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 15 who own private aircraft, to the corporate convention business of the large beachfront hotels, and to essential services like mosquito control, Emergency Medical Services (EMS), the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @ 5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples airport is tower controlled and fully certified for commercial operations and is home to several aircraft charter services and flight training schools. In 2005, Naples Municipal Airport accommodated 163,434 aircraft operations, a record high. Annual operations decreased by nearly 50% from 2005 to 2011. The total operations for 2020 were 104,479, which is a 5.2% increase from the previous year. Due to its downtown location, Naples airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise abatement measures. The Collier County Airport Authority owns and operates airports at Marco Island, in Everglades City, and at Immokalee. These are primarily funded through fuel sales and hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation facility on the mainland four miles northeast of Marco Island. The single paved runway (17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is available. This airport is convenient to Marco Island residents and to the corporate convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign Trade Zone. To date, the economic potential of this airport is largely unrealized. However, the field is active as a training destination for coastal-based flight schools, it hosts aerial firefighting and crop-dusting operations, and it bases numerous private aircraft. The Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400') supports itinerant coastal traffic and half a dozen-based aircraft. Fuel, a comfortable pilot center and bicycles are available. The aviation community is well supported. The greater Naples area is the beneficiary the winter season influx of corporate executives and affluent individuals who can afford luxury private jet travel. 28.A.f Packet Pg. 760 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 16 MARINE TRANSPORTATION There is no deep-water port and no commercial marine activity other than that associated with commercial fishing, charter sport fishing, and the marine towing services that support the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six feet at mean low water. The US Coast Guard maintains a dredged and well-marked intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island. Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to the Marine Industries Association of Collier County, as of early 2019 there were 22,749 registered vessels in Collier County. Seasonally, excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are scheduled daily. EDUCATION The Collier County School District provides public education to about 51,905 students encompassing grades K-12. There are a total of 48 public schools consisting of 29 elementary, 10 middle, 8 high schools and one K-12 (Everglades City School). There are also 12 alternative school programs. In addition to the public school system there are numerous private schools scattered throughout the county. The Collier County School District continues to receive a “B” grade by the State of Florida Department of Education. By definition, an “A” or “B” grade delineates high performance. Between 2015 and 2020 the school district had an overall population growth of more than 6,000 students. Collier County is also home to several colleges and accredited universities. Three colleges have campuses in Collier County: Ave Maria University, Hodges University and Florida Southwestern State College (formerly Edison Community College). Ave Maria University is 28.A.f Packet Pg. 761 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Area Analysis Carroll & Carroll 17 a private catholic university that offers both undergraduate and graduate programs including a law school has around 1,129 students. Florida Southwestern State College with campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year degree programs for 15,389 students, and Hodges University is a private four-year college that offers bachelors and master’s degrees in 20 disciplines for around 1,676 students. Nearby Florida Gulf Coast University (located in southern Lee County) is one of the state's fastest growing institutions and home to over 15,373 students. CONCLUSION At the southerly limit of urban development on Florida's west coast, Collier County offers the climate, natural resources, and sporting opportunities to support a superb retirement community. The quality of infrastructure, schools, and social services is what one would expect of such an area. We are experiencing a surge in new development projected to take us through the next several years. In the long term, the attractions of the climate and location, and the stability of fixed-account affluence promise continuing prosperity although probably without the strong emphasis on new development. 28.A.f Packet Pg. 762 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 18 MARKET AREA Market Area is defined as: “The geographic region from which a majority of demand comes and in which the majority of competition is located.” (The Dictionary of Real Estate Appraisal 7th Edition) “A market area is defined in terms of the market for a specific category of real estate and thus is the area in which alternative, similar properties effectively compete with the subject property in the minds of probable, potential purchasers and users.” (The Appraisal of Real Estate 15th Edition) A market area includes those surrounding land uses which impact the value of a property and it can encompass one or more neighborhoods or districts. An appraiser focuses on the market area in analyzing subject property value influences. BOUNDARIES The subject property is located within the Greater Naples area. For appraisal purposes the market area boundaries are shown below: ➢ North Bonita Beach Road ➢ South City of Naples/ East Naples ➢ East Golden Gate and Immokalee ➢ West Gulf of Mexico 28.A.f Packet Pg. 763 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 19 Environmental Influences This area is desired because of mild winter weather and easy access to miles of beaches. The Naples area is one of the very few in Florida that offers adequate public access to a mainland beach. The subtropical weather allows for year-round recreational opportunities. Boating and swimming are popular activities and boating is supported for seasonal residents and tourists by local marinas and charter boats. Bicycling, walking, and jogging are supported by an extensive network of connected biking and walking paths. Multiple tennis and pickle ball courts are available, as well as fitness centers. Collier County has more golf courses per capita than most areas in the United States and the majority of the courses in Collier County fall within this market area. Greater Naples is known for its clean environment and healthy lifestyle. Development has occurred in such a way that the open space and lush landscaping give the appearance of a well-manicured, tropical paradise. Governmental Influences This market area is governed by Collier County Board of County Commissioners which serves as chief legislative body and five constitutional officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser. County government is managed by a strong county manager structure. Collier County provides services which range from average to high quality. However, Collier County is known for being a difficult county for building and development. The tax burden in Collier County is lower than the national average. County government has zoning, and comprehensive plan ordinances designed to protect the character and values of property; to protect and enhance economic development; and to maintain and enhance the attractive nature of the area. Public services include fire protection, solid waste disposal, potable water, sanitary sewer service and storm water drainage. Public/private companies proved adequate services for electricity, cable, and internet. Community support facilities such as schools, parks, churches, shopping, and places of employment are all located within this market area. Collier County Sheriff Department provides a full range of services for Collier County. According to the 2022 statistics listed by the Collier County Sheriff’s Office, Collier County has one of the lowest crime rates in Florida. This market area is served by several arterial roadways. All are six-lane divided highways with beautifully landscaped medians. Improvements include street lighting and concrete curbs and gutter. North-south arterial roadways include Tamiami Trail (US-41) which serves the coastal communities. It is almost entirely developed with good quality office and retail uses. Goodlette-Frank Road parallels US-41 offering a less congested alternative for 28.A.f Packet Pg. 764 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 20 coastal north/south bound traffic. Development along Goodlette-Frank Road is primarily residential with commercial at major intersections. Airport-Pulling Road is located between Interstate I-75 and Tamiami Trail. Development along this arterial is a mixture of single/multi-family residential, office, industrial and retail uses. Livingston Road is a limited access arterial which connects Collier County to Lee County. Collier Boulevard (SR-951) connects Immokalee Road to Marco Island. East-west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road. Each one provides direct access to Interstate I-75. Development along Golden Gate Parkway is mainly developed with gated communities, single family homes, and institutional uses. Pine Ridge and Immokalee Roads have a mixture of single/multi-family residential, office, industrial, institutional, and retail uses. Interstate I-75, which connects Collier County to both North Florida and Florida’s east coast, serves this entire market area and access is provided by four interchanges. The arterial road system is laid out in a grid pattern that provides adequate traffic flow to all areas of the county. Commercial development exists at every major intersection; but the intersections are designed with proper turns lanes and signaling to provide for adequate traffic movement. The road network easily handles traffic demand in the off-season, May through December. Traffic more than doubles in January, February, March and April because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road network usually handles peak traffic demand without major delays. Public transportation is provided by a county transit bus service. Naples Municipal Airport is located at the western boundary of this market area, minutes from wealthy neighborhoods. Greater Naples is the beneficiary of the seasonal influx of corporate executives and affluent individuals who can afford luxury private jet travel. Social Influences US Census Bureau, Esri forecasts, 2022 population is 144,961 with a projected growth to 148,889 (3% growth) by 2027. This area is seasonal increasing about 20% during the winter months, according to Collier Business & Economic Development. The median age is 57.7, with 53.6% of the population being 55 and older. Only 18.8% is younger than 25. The median household income is $97,559. The Naples cost of living is 2% higher than the average cost of living in the United States. Conversely, Florida has a cost of living that is lower than the US average. Of the 25 locations included in the Economic Policy Institute's dataset for Florida, Naples-Marco Island is the 21st most expensive. In Naples, housing is the category with the highest index (21% above 28.A.f Packet Pg. 765 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 21 national average), while taxes are the category with the lowest index (15% below national average). (Ref. Careertrends.com; cost of living analysis) The dominant population is well educated. 50.9% have a bachelor’s or professional degree and 24% have some college education. There is a high degree of community involvement through civic organizations, neighborhood groups, social service organizations and political committees. One of the main driving forces impacting growth in this area is the quality of schools. This market area has 13 public schools: three high schools, three middle schools, and seven elementary schools. The Aubrey Rogers High School is opening along Veteran’s Memorial Boulevard for Fall of 2023. All schools received an “A” rating in the last grading period for the first time since before the pandemic. Collier County is one of only 5 districts (3%0 in the state who have been “A” rated since 2017. This is considered the premier school district in the county. In addition, there are four high quality, private schools. As reflected in the data, Naples is primarily populated by active, affluent, and highly educated people attracted by the environmental influences stated earlier. Other deciding factors include the availability of several cultural, fine arts, and educational opportunities and a multitude of fine dining restaurants. Also, the professional services that they require, such as financial, medical, retail, and recreational, are conveniently available. Economic Influences This area’s income levels are above the County’s average. The average household income in 2022 was $146,028 which is 12.5% higher than the county average of $127,724. In the subject market area, 48.9% of the households have annual incomes greater than $100,000, compared to the county figure of only 35.1%. The median home value in this area is $457,651. 30.5% of the homes are valued between $500,000 and $1,000,000 and 12.2% are valued over $1,000,000. The total number of households in the market area is 92,875, of which 52.6% are owner occupied, 18.2% renter occupied and 29.1% vacant (vacancy includes seasonal rentals). 28.A.f Packet Pg. 766 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 22 28.A.f Packet Pg. 767 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 23 28.A.f Packet Pg. 768 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 24 Development Trends Residential Residential development density varies from less than 1 unit per acre in estates districts, to as high as 12 units per acre in the multi-family projects clustered near the major intersections. The typical density is 3 to 4 units per gross acre. Greater Naples has a full range of housing product from affordable housing rental complexes to multimillion-dollar single family homes. The large, packaged golf communities are marketed towards retired persons with financial resources adequate to own more than one home, to join a country club and to live comfortably. Such individuals expect commercial and professional services to be convenient and they are willing to pay for convenience and good quality. These communities include Pelican Bay, Pelican Marsh, Tiburon, The Strand, Mediterra, Talis Park, The Vineyards, Grey Oaks, and Collier's Reserve. A secondary retirement or seasonal market is served by non-golfing communities which offer smaller homes and condominiums, and several developments are marketed to young professional with families. The last remaining large parcels of land along Livingston Road and Immokalee Road are being developed with single and multi-family residential product. Rental apartments have also been developed due to the shortage of affordable housing. Given the burgeoning demand for senior care and the population growth projections there has been a recent flurry of development of Assisted Care Living Facilities (ACLF) or Continuing Care Retirement Community (CCRC). There are approximately 900 units either existing, under construction, or proposed within the market area. Commercial Commercial development in this market area includes banks, office buildings, industrial, professional offices/medical, retail centers, restaurants, hotels, and anchored shopping centers. Reflecting the overall characteristics of the surrounding residential the existing commercial development represents some of the newer, modern, and highest quality within the county. Somewhat unique is the number of large planned commercial developments with that attract large numbers of both tourists and residents making this market area the main destination-oriented commercial center in the county. Naples Boulevard is located near the northwest corner of the intersection of Airport Road and Pine Ridge Road. This development is home to a Regal Hollywood-20 movie theater, Lowe's, Home Depot, Costco, Best Buy, Kohl's, Dick’s Sporting Goods, franchise restaurants, and the Promenade at Naples Centre. This is a 165,000 square foot shopping center located along Airport-Pulling Road and is anchored by JoAnn's Fabrics and Petco. Vacant land is becoming scarce along Naples Boulevard and the last remaining pieces are being developed with additional retail space and storage space due to the strong demand and high rental rates in the area. 28.A.f Packet Pg. 769 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 25 Waterside Shops is located along the west side of Tamiami Trail at the northwest corner of Seagate Drive and Tamiami Trail North. Waterside Shops is 370,000 square foot outdoor luxury shopping mall anchored by Saks Fifth Avenue. The center includes numerous restaurants and 60 luxury retailers including Cartier, Tesla, Apple, and Gucci, just to name a few. Commercial development in this area caters exclusively to the driving public. Mercato, is a 53-acre mixed-use development located at the northeast corner of Vanderbilt Beach Road and Tamiami Trail. The Mercato consists of 350,000 square feet of retail commercial, 100,000 square feet of office space, a 10-screen movie theater, restaurants and 92 residences. The development is anchored by a 50,000 square foot Whole Foods and has become a focus for evening entertainment. Seed to Table, which opened in 2019, continues to be a local go-to. Owned and operated by Oakes Farm, Seed to Table is the newest hub for grocery shopping and socializing. You can find fresh produce from their farms, a butcher shop, fish market, 2-story wine section, a full- service bakery, several restaurants and food kiosks, ice cream shop, a café, juice and smoothie bar, wine bar, large deli, cheese section, sushi bar, and fresh garden center with plants/herbs/and flowers. Founders Square is one of the newest attractions to Naples. Founder’s Square is a 55-acre mixed-use development located on the southeast corner of Collier Boulevard and Immokalee Road. Founder’s Square consists of The Pearl, a 400-unit luxury apartment complex; The Point, a 40,000 square-foot commercial plaza; Physicians Regional Hospital, The Plaza at Founders Square, a multi-tenant retail strip anchored by Sunshine Ace Hardware; and 7 other outparcels along the south side of Immokalee Road, including 7- Eleven and several restaurants are currently under construction. Industrial This market area is home to the three, primary industrial parks in Collier County. J & C Industrial Park is located generally north of Pine Ridge Road and west of Airport-Pulling Road. Naples Production Park is located east of Airport-Pulling Road across form the Naples Airport. Both industrial areas support a variety of uses oriented to the local construction industry and the small service businesses that cater to the community. Development is a mixture of good quality industrial-flex space (office/showroom and warehouse); industrial condominiums; single-tenant buildings; and manufacturing warehouses. Both industrial parks are essentially 100% built up. Rail Head Industrial Park is a newer development located off Old 41 Road in the northwest portion of the market area. This park primarily consists of single-tenant, industrial flex buildings. Creekside Commerce Park is an office/technology park allowing for light industrial. The Arthrex headquarters is located within the Creekside Commerce Park and they just completed a $100+ million expansion of the facility. Included in the expansion were three new buildings. The Arthrex Event and Administration Building is a six-story, 300,000- 28.A.f Packet Pg. 770 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 26 square-foot office building with meeting space and will include a 15,000-square-foot cafeteria, and a six-story parking garage designed for 1,400 vehicles. The INNovation Hotel is a four-story, 170,000-square-foot full-service hotel with 160 rooms. The hotel will accommodate Arthrex guests and business travelers. The Arthrex Wellness and Medical Center is a 38,000-square-foot building fitness center and medical facility for Arthrex employees. The newest addition to Greater Naples Industrial market is the Amazon Distribution Center on the corner of Davis and Collier Blvd. This warehouse is used to sort and deliver packages while also providing over 100 jobs to the community. Medical Medical services include the North Naples Hospital operated by the not-for-profit NCH Healthcare System. This hospital is a 261-bed facility and is one of the area’s largest employers. The hospital offers a 24-hour emergency department that provides a full range of traditional emergency services and the county’s main birthing center. Because of strong demand for medical services, several health parks or medical centers have been built or are proposed within a two-mile radius of the hospital. Physicians Regional Medical Center located northeast of the interchange at Pine Ridge Road and Interstate I-75 was constructed in 1999. With 183 beds this is one of the county's four major medical centers. Physicians Regional and NCH will both have urgent care/hospitals at the corner of Immokalee Road and Collier Boulevard. 28.A.f Packet Pg. 771 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 27 According to 2016 consumer spending data, financial investments, which include both retirement plans and other investments, is the strongest spending segment with an estimated $ 3 billion spent. Maintaining housing units is next with over $ 1.2 billion being spent on mortgages, utilities, and remodeling. Next strongest is $600 million paid for food purchases, both at home and away from home. The retail marketplace is dominated by motor vehicle, food and beverage and general merchandise industries. The business sector is dominated by the service industry. The large number of employees in the service sector is impacted by Ritz- Carlton which has two resorts in this market area and is one of the largest employers in Collier County. 28.A.f Packet Pg. 772 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Market Area Carroll & Carroll 28 MARKET AREA LIFE CYCLE Market areas often pass through a four-stage life cycle of growth, stability, decline, and revitalization. • Growth – A period during which the market area gains public favor and acceptance. • Stability – A period of equilibrium without marked gains or losses • Decline – A period of diminishing demand • Revitalization – A period of renewal, redevelopment, modernization and increasing demand. The Greater Naples real estate market is in a period of growth characterized by population increase and economic growth in both the residential and commercial markets. This area remains one of the most desirable in Collier County. CONCLUSION This continues to be a strong market area because it occupies a strategic north Naples location that cannot be duplicated by new development. With a healthy mixture of land uses, high traffic counts, ample employment opportunities and attractive residential and commercial development this area will continue to grow and should remain one of the healthiest areas of the county. 28.A.f Packet Pg. 773 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 29 PROPERTY INFORMATION 28.A.f Packet Pg. 774 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 30 LARGER PARCEL SITE DESCRIPTION – LARGER PARCEL Legal Description Lengthy legal description obtained from the most recent warranty deed and copied into the addendum of the report. Property ID# 00152600002 Address 14510 Old 41 Road, Naples, FL 34110 Owner of Record Collier County Size I was not provided with a boundary survey and therefore relied on the area from the Collier County Property Appraiser. 60.00 gross acres or 2,613,600 gross square feet Easements The subject is encumbered by a 50-foot-wide transmission line easement for FPL extending north/south along the western boundary of the property. These easements are for the installation, construction and maintenance of a high voltage power transmission line. The easement limits the fee owner’s right to occupy and use the property in that no permanent above-ground structure can be placed within the easement area without permission. 28.A.f Packet Pg. 775 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 31 Just to the east of the FPL easement is a 30’ stormwater drainage easement maintained by Collier County that also extends north/south. These are perpetual, non-exclusive, drainage, and utility easements which preclude most all practical uses by the owner, but the areas within the easements can be utilized for density calculations. Such easements are typical of the area. Shape Irregular The subject property is also bisected into two separate parcels by a 130’ wide railroad line located in the center of the property. The railroad line is owned by the Seminole Gulf Railway LP and is currently inactive. The railroad line begins at the concrete plant south of the subject and extends north into Lee County. There is currently no easement in place to cross the tracks. Frontage The subject fronts along the south side of the proposed Veterans Memorial Boulevard right-of-way for 1,150 feet. Boulevard for 350 feet and along the east side of 8th Street NE for 680 feet. Access The subject is located along the proposed Veterans Memorial Boulevard extension. Veterans Memorial Boulevard currently ends approximately 0.40 miles east of the subject property or just beyond Aubrey Rodgers High School. The subject is located approximately 1,500 feet east of Old 41 Road, which would likely be the closest access point. Veterans Memorial Boulevard will be extended to Old 41 Road. Topography Based on my physical inspection, the property is generally level and at road grade. Ground Cover The property is covered in native vegetation. I was provided with a Conservation Collier Initial Criteria Screening Report dated November 13, 2006. The report indicated that the property contains mostly uplands with small patches of wetlands. Utilities The full range of public utilities including sewer, water, electricity, telephone and TV cable are available. Adequate capacity exists to support full utilization of the site. 28.A.f Packet Pg. 776 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 32 Surrounding Land Uses Located to the north across the proposed Veterans Memorial Boulevard extension is the North Collier Industrial Center which is improved with industrial properties and vacant industrial zoned land owned by Conservation Collier (Railhead Scrub Preserve). To the east of the subject is 78.20 acres of vacant land approved for 430 multi-family units (Imperial Lakes PUD), to the south is a CEMEX concrete plant, and located to the west is Caribbean Naples, a manufactured home community. Demographics (2023) 2 mile 5 10 Population 18,282 113,113 261,233 Households 9,057 52,473 116,969 Median HH Income $84,508 $90,088 $91,765 Median Home Value $407,464 $450,592 $442,629 Site Improvements None 28.A.f Packet Pg. 777 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 33 SUBJECT PHOTOGRAPHS View to the north along Business Lane. (Photo Taken April 28, 2024) View to the south from Business Lane. (Photo Taken April 28, 2024) 28.A.f Packet Pg. 778 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 34 View to the southwest towards the northwest corner of the property. (Photo Taken April 28, 2024) View to the southeast from the northwest corner of the property. (Photo Taken April 28, 2024) 28.A.f Packet Pg. 779 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 35 View to the south from the central portion of the property. (Photo Taken April 28, 2024) View to the east along the northern boundary. (Photo Taken April 28, 2024) 28.A.f Packet Pg. 780 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 36 View to the southwest from the central portion of the property. (Photo Taken April 28, 2024) View to the southeast across the property. (Photo Taken April 28, 2024) 28.A.f Packet Pg. 781 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 37 View to the west along the northern boundary (Photo Taken April 28, 2024) View to the west along Wiggins Pass Road. (Photo Taken April 28, 2024) 28.A.f Packet Pg. 782 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 38 ENVIRONMENTAL CONTAMINATION Observed Contamination None Noted Concerns None Environmental Assessment Available No Impact on Value None Disclaimer Unless otherwise stated in this report, the existence of hazardous substances or environmental conditions including but not limited to asbestos, polychlorinated biphenyls, petroleum leakage, agricultural chemicals, urea formaldehyde insulation, lead paint, toxic mold, et cetera, which might or might not be present in or on the property were not called to the attention of the appraiser. Such tests were not in the appraiser's required scope of work, the appraiser is not qualified to test for such substances and conditions and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any such conditions that might exist, or for the knowledge and expertise required to discover them. 28.A.f Packet Pg. 783 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 39 NATURAL RESOURCE CONCERNS Condition of Subject The property is in its native state and has never been cleared. I was provided with a Conservation Collier Initial Criteria Screening Report dated November 13, 2006. The staff used two methods to determine native plant communities present: review of South Florida Water Management District (SFWMD) electronic databases for Department of Transportation’s Florida Land Use, Cover and Forms (FLUCCS) 1994/1995 and field studies. The following native plant communities were observed including Cypress, freshwater marsh, sand live oak, scrubby pine flatwoods, and pine flatwoods. All exotic vegetation on the property has been removed by Collier County. As of 2006, the report indicated that the property contains mostly uplands with small patches of wetlands. The only listed endangered wildlife on the property were Gopher Tortoises. According to Molly DuVall, Environmental Specialist II with Collier County Conservation Collier Program, there are a couple of gopher tortoise burrows located on the northeast and southwest corners of the western parcel. All plant and animal communities are of interest and concern. To a greater or lesser degree depending on the species and the quality of habitat they occupy, plants and animals inhabiting the property will invoke some level of scrutiny and will result in some cost during the permitting process. Natural Resource Audits Available No Impact on Value N/A Disclaimer Specialized natural resource audits were not in the appraiser’s required scope of work, the appraiser is 28.A.f Packet Pg. 784 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 40 not qualified to conduct such audits and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any extraordinary natural resource concerns, or for the knowledge and expertise required to discover them. 28.A.f Packet Pg. 785 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 41 28.A.f Packet Pg. 786 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 42 FUTURE LAND USE Ordinance or Plan Collier County Growth Management Plan Future Land Use Designation Urban Residential Subdistrict Purpose of Designation The purpose of the Urban Residential Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. This Subdistrict comprises approximately 80% of the Urban Mixed-Use District. Maximum eligible residential density shall be determined through the Density Rating System but shall not exceed 16 dwelling units per acre except in accordance with the Transfer of Development Rights Section of the Land Development Code. Within the applicable Urban Designated Areas, a base density of 4 residential dwelling units per gross acre may be allowed, though not an entitlement. This base level of density may be adjusted depending upon the location and characteristics of the project. For purposes of calculating the eligible number of dwelling units for a project (gross acreage multiplied by eligible number of dwelling units per acre), the total number of dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of a unit .5 or greater. 28.A.f Packet Pg. 787 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 43 28.A.f Packet Pg. 788 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 44 28.A.f Packet Pg. 789 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 6719 Report Property Information Carroll & Carroll 45 ZONING Ordinance or Land Development Code Collier County Zoning “A” – Rural Agricultural District Purpose or Intent of Zoning The purpose and intent of the Rural Agricultural District is to provide land for agricultural, pastoral, and rural land uses. In addition, several conditional uses including churches, schools, child care centers, social and fraternal organizations, and group care facilities are available under conditional use provisions. It is also a “holding” classification applied to land the future development of which is uncertain. The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County. In addition, several conditional uses including churches, schools, child care centers, social and fraternal organizations, group care facilities, and earth mining are available under conditional use provisions. It is also a “holding” classification applied to land the future development of which is uncertain. The maximum shall not exceed the density permissible under the density rating system. Below are the development requirements as set forth in the Agricultural Zoning District: Minimum Lot Area: 217,800 square feet or 5.00 acres Minimum Lot Width: 165 feet Minimum Front Yard Setback: 50 feet minimum Minimum Side Yard Setback: 30 feet Minimum Rear Yard Setback: 50 feet Maximum Building Height: 35 feet 28.A.f Packet Pg. 790 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 46 The property has the potential to be rezoned to various uses. An assisted living facility or group home could be approved through a conditional use approval and would not require a rezone. A church is also a conditional use in the Agricultural district. If the property were to be developed with higher density residential, it would require a rezone. The current base density is 4.00 units per acre or a maximum of 240 units. Copies of pertinent sections of the Comprehensive Plan and Land Development Code are included in the Addendum. 28.A.f Packet Pg. 791 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 47 28.A.f Packet Pg. 792 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 48 ASSESSMENT AND TAXES By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st of the tax year. Since annual tax assessments are based on sales from previous years, depending upon market trends, assessed values can fall on either side of the current market value estimate. The tax assessment is usually not a reliable indicator of market value. Parcel Tax ID 00152600002 Assessment and Tax Year 2023 Land Assessment $6,000,000 Improvement Assessment $0 Combined Total Assessment $6,000,000 10% CAP ($0) AG Exemption ($0) Taxable Value $0 (The property is owned by Collier County and not taxable.) Ad Valorem Taxes $0 Non- Ad Valorem Taxes $0 Total Taxes $0 Taxing Authority/Jurisdiction Collier County The land is assessed at $100,000 per acre and is within the range of other similar parcels in the surrounding area. The assessment is considerably less than my estimate of market value. The subject property is owned by Collier County and therefore tax exempt. 28.A.f Packet Pg. 793 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 49 FLOOD ZONE DATA Flood Zone X, X500, and AE Flood Zone Comments Zone X – Areas subject to inundation by the 0.2% annual chance flood with average flood depths of less than 1 foot or with drainage areas less than 1 square mile. Zone X500 – This is a moderate flood hazard area and is an area between the limits of the base flood and the 0.2- percent- annual-chance (or 500-year) flood. Mandatory flood insurance is not required. Zone AE – Areas of inundation by the 1% annual-chance flood, including areas with the 2% wave run-up, elevation less than 3 feet above the ground, and areas with wave heights less than 3 feet. Community Panel Number 12021C0191J Revised February 8, 2024 Source National Flood Insurance Program Flood Insurance Rate Maps 28.A.f Packet Pg. 794 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 50 28.A.f Packet Pg. 795 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Property Information Carroll & Carroll 51 TRANSACTIONAL HISTORY Sales History There have been no transactions or transfers of ownership in the previous three years. CURRENT STATUS Subject Listed for Sale/Under Contract The subject is not currently listed for sale or under contract. 28.A.f Packet Pg. 796 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Highest and Best Use Carroll & Carroll 52 HIGHEST AND BEST USE DEFINITION The Dictionary of Real Estate Appraisal, 7th Edition, published 2022 by the Appraisal Institute, defines Highest and Best Use as: The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. METHOD There are four criteria that must be met in order for a use to be the highest and best use for a given property. The highest and best use must be: • Legally permissible. • Physically Possible. • Financially feasible. • Maximally productive. Ordinarily these criteria are considered sequentially, each step narrowing the range of alternative uses being considered. ANALYSIS SITE AS THOUGH VACANT Legally Permissible: The subject is zoned “A” – Rural Agricultural District and has a future land use of Urban Residential. The zoning ordinance and future land use are consistent in identifying the property for residential uses, community facilities, private schools, or varying types of ancillary agricultural uses. Under the current zoning, the subject could be developed with a maximum of 12 single-family residences. Given the Urban Residential future land use, a maximum of four units per acre could be achieved through a rezone to a Planned Unit Development (PUD) or a total of 240 residential units. However, given the drainage easement and the FPL easement the maximum number of units likely could not be developed, unless designed as an attached residential product or multi-family. The rezone to a higher density residential use (greater than 4.00 units per acre) will require a Growth Management Plan amendment. Physically Possible: The physical location, shape/size, and access characteristics suggest some type of low-density residential development or agricultural use. The size is large enough to support a variety of development plans and potentials, especially once the Veterans Memorial Boulevard extension is completed. The irregular shape does not hinder the development potential. The two separate parcels could be developed together as one project with access points along Veterans Memorial Boulevard or independently. 28.A.f Packet Pg. 797 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Highest and Best Use Carroll & Carroll 53 Financially Feasible: The financial feasibility of residential development continues to be good especially the new construction market. Over the past five (5) + years, the residential market has experienced an increase in value, especially new construction. The success of new development throughout Collier County, argues that development is financially feasible. Given the quality of the surrounding residential developments and the location just west of Old 41 Road, the subject property should be well received. Based on recent closed sales and pending sales, the price per unit developers are willing to pay for single- family residential represents the highest and best use. While the current price trends may not be sustainable in the long term, pricing may remain at current levels due to the limited supply of inventory, especially in this location. Maximally Productive: The maximally productive use is that the site be rezoned to a PUD approved for a single-family residential use in conjunction with the Veterans Memorial Boulevard extension. The most probable density is likely to be in the 3.00 units per acre range or a total of 180 units. CONSIDERATION OF APPROACHES Only the sales comparison approach is appropriate for this vacant parcel. 28.A.f Packet Pg. 798 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 54 SALES COMPARISON APPROACH INTRODUCTION In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally similar properties is used, and comparisons are made to demonstrate a probable price at which the subject property would sell if offered on the market. This approach is particularly strong when comparable sales data is plentiful and there is good conformity among properties in the neighborhood. Following is the procedure to be followed in developing this approach: 1. Research the market to gather information on sales, listings, and offers to purchase properties similar to the subject. 2. Verify the information as to factual accuracy and arm's-length market considerations. 3. Identify relevant units of comparison and develop a comparative analysis for each unit. 4. Compare the subject with comparable sale properties using elements of comparison and adjust the sale price of each comparable appropriately. 5. Reconcile the various value indicators produced from the analysis of comparables into a single value indication or a range of values. The outline above is developed in detail on the following pages. SALES DATA A search was made for sales of land comparable to the Larger Parcel. Six closed sales were identified as the best available for analysis. The comparables were analyzed on both a price per developable unit and price per gross acre. Due to the wide range of densities, proposed developable units and retail product pricing, price per gross acre was concluded to be the best unit of comparison. It is also one most often utilized by local buyers, sellers, and brokers of parcels similar to the subject. Comparable land sales data is given on the following pages. Each comparable is identified by a number which will be used for reference throughout the report. Each comparable is identified on the location map immediately following this page. 28.A.f Packet Pg. 799 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 55 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES 28.A.f Packet Pg. 800 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 56 VACANT LAND COMPARABLE 1 ADDRESS Massey Street & Vanderbilt Beach Road, Naples, FL 34120 PROPERTY ID NO. 00207920006, 00208000006, 00208520007, 00208280004, 00208360005 SALE PRICE $16,515,618 UNIT AREA 50.33 acres DEVELOPABLE UNITS 51 units DEVELOPABLE DENSITY 1.01 per acre UNIT PRICE $323,836 per unit $328,147 per acre DATE OF RECORDING June 2, 2023 O.R. BOOK-PAGE 6255/1347 CONTRACT DATE Unknown GRANTOR Gerald, Wayne, and Syble McCollum GRANTEE Seagate North Naples, LLC FINANCING Conventional Financing TOPO-ELEVATION Level and at road grade GROUND COVER Mostly cleared LAND USE DESIGNATION Receiving Lands ZONING A - Rural Agricultural IMPROVEMENTS The property is improved with a few older structures that contribute no value. UTILITIES All available PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. 28.A.f Packet Pg. 801 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 57 VERIFICATION Verified with Tim Byal, Vice President of Development for Seagate Development. He verified the sale price and the arm’s-length nature. There were two other offers from national home builders, but the seller did not want to wait for the property to be rezoned and therefore accepted Seagate’s offer which was a relatively quick closing. The buyer (Seagate Development) plans to develop the site with 51 single- family residences. The buyer indicated a total of 40 TDR units were purchased for $880,000 ($22,000/Unit), such that maximum density is achieved on the site which is 51 units. Therefore, the total purchase price is reported to be $15,635,618 + $880,000 = $16,515,618. Opus Stone will include 51 homes, with floor plans ranging from 3,200 to 5,500 square feet. 28.A.f Packet Pg. 802 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 58 VACANT LAND COMPARABLE 2 ADDRESS 3022-3071 Ravenna Avenue, Naples, FL 34120 PROPERTY ID NO. 00209161504, 00209040007, 00209160107, 00209161407, 00207240003, 00209161009 SALE PRICE $2,850,000 UNIT AREA 7.50 acres DEVELOPABLE UNITS 6 units DEVELOPABLE DENSITY 0.80 per acre UNIT PRICE $475,000 per unit $380,000 per acre DATE OF RECORDING April 19, 2022 O.R. BOOK-PAGE 6117/3912-3918 CONTRACT DATE February 2, 2022 GRANTOR David Wade Cannon and Adrienne Renee Cannon and Adren Quest Hance, II GRANTEE PPN Investors, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Cleared LAND USE DESIGNATION Receiving Lands ZONING A - Rural Agricultural IMPROVEMENTS The lots were improved with older single-family residences that did not represent the highest and best use and will be razed. UTILITIES Well & Septic PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. 28.A.f Packet Pg. 803 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 59 VERIFICATION Verified with Tim Byal, representative of the buyer. He verified the sale price and the arm’s-length nature. The six lots were listed for $2,900,000 and were on the market 6 days. 28.A.f Packet Pg. 804 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 60 VACANT LAND COMPARABLE 3 ADDRESS Yarberry Lane, Naples, FL 34109 PROPERTY ID NO. 00237280004, 00238280003, 00237040008, & 00237080000 SALE PRICE $3,505,000 UNIT AREA 9.03 acres DEVELOPABLE UNITS 17 units DEVELOPABLE DENSITY 1.88 per acre UNIT PRICE $206,176 per unit $388,151 per acre DATE OF RECORDING July 12, 2021 O.R. BOOK-PAGE 5982/1032 CONTRACT DATE Unknown GRANTOR North Collier Fire Control & Rescue District GRANTEE Yarberry Partners, LLC FINANCING Cash to seller TOPO-ELEVATION Level and at road grade GROUND COVER Cleared/Native Vegetation LAND USE DESIGNATION Urban Residential ZONING RSF-1 - Residential Single Family IMPROVEMENTS None UTILITIES All available PRIOR SALES Sold April 13, 2018 for $2,850,000. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. 28.A.f Packet Pg. 805 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 61 VERIFICATION Verified with Lori Freiburg, seller. She verified the sale price and the arm's-length nature. The buyer is Seagate Development who plans to develop the property with a 17-unit single-family development. She said they received three offers immediately and accepted the highest and best. The intention of the buyer is to rezone the property to an RPUD. The RPUD allows for a maximum of 25 single-family residential units. 28.A.f Packet Pg. 806 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 62 VACANT LAND COMPARABLE 4 ADDRESS 16223 Livingston Road, Naples, FL 34110 PROPERTY ID NO. 00148520002, 00148560004, 00150040004, 00150760009, 00151320008, 00151360000, 00151440001, 00151440616, 00151440700, 00151440807 SALE PRICE $13,000,000 UNIT AREA 40.55 acres DEVELOPABLE UNITS 162 units DEVELOPABLE DENSITY 4.00 per acre UNIT PRICE $80,247 per unit $320,592 per acre DATE OF RECORDING September 08, 2020 O.R. BOOK-PAGE 5813/1104 CONTRACT DATE Unknown GRANTOR Argo Livingston, LP GRANTEE Pulte Home Company, LLC FINANCING Cash or Equiv. TOPO-ELEVATION Level and slightly below road grade GROUND COVER Native Vegetation LAND USE DESIGNATION Urban Residential ZONING RPUD - Residential Planned Unit Development IMPROVEMENTS None UTILITIES All Available PRIOR SALES $10,050,000 in January 2020 LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. 28.A.f Packet Pg. 807 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 63 VERIFICATION Pulte Homes closed on this 40+ acre site along Livingston Road in North Naples in September of 2020 for $13,000,000. The sel ler was Argo Land Development Group who previously acquired the property in January 2020 for $10,050,000; however, this sale price was set two-years prior. During the two-year time the property was under contract, Argo entitled the site for 162 units. Pulte plans on building a new community known as Ardena featuring 77 estate homes. 28.A.f Packet Pg. 808 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 64 VACANT LAND COMPARABLE 5 ADDRESS 14295-14335 Collier Boulevard, Naples, FL 34119 PROPERTY ID NO. 00203280009 SALE PRICE $7,250,000 UNIT AREA 23.44 acres DEVELOPABLE UNITS 114 units DEVELOPABLE DENSITY 4.86 per acre UNIT PRICE $63,596 per unit $309,300 per acre DATE OF RECORDING December 20, 2021 O.R. BOOK-PAGE 6060/2174 CONTRACT DATE Unknown GRANTOR We Have Arrived, LLC GRANTEE Pulte Home Company, LLC FINANCING Cash to seller TOPO-ELEVATION Level and slightly below road grade GROUND COVER Mostly Cleared LAND USE DESIGNATION Urban Residential ZONING MPUD - Mixed Use Planned Unit Development IMPROVEMENTS None UTILITIES All available PRIOR SALES No sales in the previous three years. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. 28.A.f Packet Pg. 809 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 65 VERIFICATION Pulte Homes has announced plans for a new luxury townhome community in North Naples called Sonoma Oaks, featuring an enclave, gated community of 114 new construction townhomes. The townhomes at Sonoma Oaks will offer 1,879 to 1,994 square feet of livi ng space, three bedrooms, two-and-a-half bathrooms, and two-car garages. The floor plans live like a single-family home and feature open-concept living areas, kitchens with large center islands and lanai space with options for lake and preserve views. The community will feature an amenity area with a neighborhood pool and pool cabana. Pulte Homes expects to break ground on model homes in Sonoma Oaks in the first half of 2022, with sales commencing late 2022. 28.A.f Packet Pg. 810 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 66 VACANT LAND COMPARABLE 6 DEVELOPMENT Marlowe Naples ADDRESS Santa Barbara Boulevard, Naples, FL 34112 PROPERTY ID NO. 00420400002 & 00409400007 SALE PRICE $12,960,000 UNIT AREA 21.57 acres DEVELOPABLE UNITS 216 units DEVELOPABLE DENSITY 10.01 per acre UNIT PRICE $60,000 per unit $600,834 per acre DATE OF RECORDING January 25, 2023 O.R. BOOK-PAGE 6210/1560 CONTRACT DATE Unknown GRANTOR SB Terra, LLC GRANTEE GS Naples Owner, LLC FINANCING Conventional Financing TOPO-ELEVATION Level and slightly below road grade GROUND COVER Wooded LAND USE DESIGNATION Urban Residential ZONING PUD - Planned Unit Development IMPROVEMENTS None UTILITIES Available PRIOR SALES $4,400,000 in November 2021. LEGAL DESCRIPTION Lengthy legal description retained in appraiser's file. 28.A.f Packet Pg. 811 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 67 VERIFICATION Verified through Public Records. The property was purchased by Charleston, South Carolina-based developer Greystar. They plan to develop the property with a 216-unit apartment complex. The developer plans to set aside 43 units for affordable housing for individuals who earn 50% to 80% of the area median income. 28.A.f Packet Pg. 812 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 68 LAND SALES ADJUSTMENT GRID ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6 LARGER PARCEL Naples Naples Naples Naples Naples Naples PROPERTY IDENTIFICATION Veterans Memorial Vanderbilt Bch Rd/3022-3071 Yarberry Lane 16223 Livingston 14295-14335 Santa Barbara Blvd.Massey St.Ravenna Ave.Road Collier Blvd.Blvd. SALE PRICE N/A $16,515,618 $2,850,000 $3,505,000 $13,000,000 $7,250,000 $12,960,000 REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple 0 0 0 0 0 0 CONDITIONS OF SALE Market Market Market Market Market Market Market 0 0 0 0 0 0 BUILDING IMPROVEMENTS None No Contribution No Contribution None None None None 0 0 0 0 0 0 FINANCING Cash or Conventional Cash to seller Cash to seller Cash to seller Cash to seller Conventional Equivalent 0 0 0 0 0 0 ADJUSTED SALE PRICE N/A $16,515,618 $2,850,000 $3,505,000 $13,000,000 $7,250,000 $12,960,000 Recording Date N/A 06/02/23 04/19/22 07/12/21 09/08/20 12/20/21 01/25/23 Months Prior To Effective Date 04/28/24 10.88 24.33 33.56 43.66 28.27 15.09 MARKET CHANGE ADJUSTMENT N/A 5.44%12.16%16.78%21.83%14.14%7.54% ADJUSTED SALE PRICE N/A $17,414,150 $3,196,647 $4,093,199 $15,837,607 $8,274,819 $13,937,751 Parcel Area in Acres 60.00 50.33 7.50 9.03 40.55 23.44 21.57 Developable Units 180 51 6 25 162 114 216 PRICE PER ACRE ?$345,999 $426,220 $453,289 $390,570 $353,021 $646,164 PRICE PER DEVELOPABLE UNIT ?$341,454 $532,774 $163,728 $97,763 $72,586 $64,527 LOCATION Good Inferior Inferior Similar Similar Inferior Inferior ACCESS Fair Superior Superior Superior Superior Superior Superior 0%0%-10%-10%0%10% UTILITIES All Available Similar Similar Similar Similar Similar Similar 0%0%0%0%0%0% COMP. PLAN Urban Res.Receiving Receiving Urban Res.Urban Res.Urban Res.Urban Res. ZONING A A A RSF-1 RPUD MPUD PUD 0%0%0%0%0%0% DEVELOPABLE DENSITY 3.00 Per Acre 1.01 0.80 2.77 4.00 4.86 10.01 10%10%0%0%0%-15% DEVELOPABLE UNITS 180 51 6 25 162 114 216 0%0%0%0%0%0% SIZE IN ACRES 60.00 50.33 7.50 9.03 40.55 23.44 21.57 SHAPE/CONFIGURATION Irregular Similar Similar Similar Similar Similar Similar 0%0%0%0%0%0% PHYSICAL CHARACTERISTICS Native Veg.Cleared Cleared Native Veg.Native Veg.Mostly Cleared Native Veg. -5%-5%0%0%-5%0% GROSS ADJUSTMENT N/A 15%15%10%10%5%25% INDICATION OF UNIT VALUE/ACRE ?$363,299 $447,531 $407,960 $351,513 $335,370 $613,856 28.A.f Packet Pg. 813 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 6719 Report Sales Comparison Approach Carroll & Carroll 69 DISCUSSION OF ADJUSTMENTS Usually, comparable sale properties are not exactly like the subject property. If a typical buyer would perceive the difference to be significant, then adjustment(s) must be made to the comparable sales so that in the end each offers a realistic indication of value for the subject. Adjusting comparable sales is a two-step process. First, adjustments are made so that all of the comparable sales meet the standard of a “market” transaction as outlined in the definition of market value. Customarily, the first group of adjustments is made before the comparables are reduced to a common unit of comparison. The second group of adjustments is made after an appropriate unit of comparison is chosen. When the adjustment process is complete, the unit value indications are reconciled and converted into an estimate of value for the subject. REAL PROPERTY RIGHTS CONVEYED This adjustment category is intended to account for the interest, benefits, and rights inherent in the ownership of real estate. This category reflects the impact on value caused by the fee simple versus the leased fee interest or the contract rent as opposed to market rent. • None of the comparable sales required adjustment in this category. CONDITIONS OF SALE This adjustment category is intended to account for a variety of factors that might affect the purchase price. • None of the comparable sales required adjustment in this category. BUILDING IMPROVEMENTS This category of adjustment is intended to account for the positive or negative contribution to value of building improvements included with the sale of the land. Buildings that made a positive contribution to the sale price require a negative adjustment. Buildings that were demolished and removed require a positive adjustment to account for demolition costs which are treated as part of the purchase price. • None of the comparable sales required adjustment in this category. 28.A.f Packet Pg. 814 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 70 FINANCING Adjustments in this category are intended to account for unusual terms of financing that are not considered equivalent to cash or conventional financing. • None of the comparable sales required adjustment in this category. MARKET CHANGE This adjustment is intended to account for changes in value due to the ebb and flow of market forces over time. Market conditions make accurate measurement of this adjustment difficult. The land market is composed of end users, so we are not seeing the pattern of investor/speculator sale and resale that lends itself to good matched paired analysis. However, a trend of increasing value is inferred. Although the supply of homes in the Collier County market has increased considerably over the past year, there is still demand for new residential product, especially in the subject location due to the lack of competition. • The residential land market continues to improve due to the demand for well-located new product and it continues to increase given the lack of well-located entitled sites, especially in the subject location. An upward trend is projected to continue. A market change rate of 0.50% per month (6.00% annually) was applied through the effective date. LOCATION/ACCESS/EXPOSURE This category of adjustment reflects the impact on value caused by the advantages or disadvantages of a given location. • Comparables 1 and 2 are located along Massey Street, east of Collier Boulevard. This is a developing area with residential product commanding prices less than the subject’s location. However, both have superior access and therefore no adjustment was warranted. • The locations of Comparables 3 and 4 are considered to be similar to the subject, however access is superior. Overall, Comparables 3 and 4 are superior locations and were adjusted downward 10%. • Comparable 5 is located along the west side of Collier Boulevard, just north of Vanderbilt Beach Road. This is an inferior location east of the subject, but the access is superior. Comparable 5 required no adjustment for location. • Comparable 6 is located along Santa Barbara Boulevard, south of Davis Boulevard. The overall location is inferior and was adjusted upward 10%. 28.A.f Packet Pg. 815 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 71 UTILITES/INFRASTRUCTURE This category of adjustment references the availability and adequacy of the road system, the public was distribution system and the public wastewater collection system of each comparable property as that compares with the same services available to the subject property. • None of the comparable sales required adjustment in this category. COMPREHENSIVE PLAN/ZONING This category of adjustment accounts for differences in the potential land uses (Comprehensive Plan) or in the specific uses (Zoning) to which a property could be developed. Differences in value between the subject property and comparable sales might exist because their highest and best uses are different as a result of government regulation through zoning and land use controls. • None of the comparable sales required adjustment in this category. DEVELOPABLE DENSITY This category of adjustment accounts for the difference in value associated with the developable residential density to which a property is entitled. Properties with a higher density tend to sell at a higher price per acre unit value because high density residential development means more developable units per acre. • Comparables 1 and 2 have lower densities compared to the subject. The lower density on a per acre basis is inferior to the subject, and both were adjusted upward 10% each. Comparable 6 has a significantly higher density and was adjusted downward 15% for its superior characteristic. DEVELOPABLE UNITS This category of adjustment addresses the effect that the total number of developable units has on a given property. The total number of developable units and their direct correlation to the length of the sellout has become increasingly important. Projects with more developable units have longer sellout periods and therefore increased exposure risk and holding costs. • None of the comparable sales required adjustment in this category. 28.A.f Packet Pg. 816 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 72 SIZE/SHAPE This category of adjustment addresses the effect on the marketability of a given property, because its physical size/shape might limit the physical utility, or because the size and term of the financial investment required of an investor/speculator is such that the unit price is reduced. • None of the comparable sales required adjustment in this category. PHYSICAL CHARACTERISTICS This category of adjustment reflects the physical aspects of a property that impact its use for development. Physical characteristics included land elevation, soil conditions, drainage characteristics, threatened or endangered plant and animal species on the property and the extent and density of covering vegetation. • Comparables 1, 2, and 5 were cleared and adjusted downward 5% for their superior physical characteristics. 28.A.f Packet Pg. 817 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Sales Comparison Approach Carroll & Carroll 73 RECAPITULATION OF DATA After making the adjustments discussed above, the comparable sales indicated the following unit values: Comparables Price Per Gross Acre (Indicated for Subject) 1 $363,299 2 $447,531 3 $407,960 4 $351,513 5 $335,370 6 $613,856 RECONCILIATION OF DATA To arrive at a conclusion regarding the value of the subject, the comparable sales and their indications of value should be weighted according to the quality of each as a value indicator. Comparable 1 is the most recent sale and very similar to the subject. Comparable 1 is the strongest indicator of value and was weighted 30%. Comparables 2, 3, 4, and 5 are all good indicators of value, but all are older sales. Comparables 2, 3, 4, and 5 were all weighted 15%. Comparable 6 is a recent sale, but it has a considerably higher density compared to the subject and was weighted 10%. The range of unit value indications is from $335,370 to $613,856 per gross acre. The arithmetic mean of the six sales is $419,921 per acre and the median is $385,630 per acre. The weighting process discussed above indicates a unit value of $401,731 per acre. I concluded to a unit value of $400,000 per acre. ESTIMATE OF VALUE - LARGER PARCEL $400,000 per acre results in an indication of value of the Larger Parcel as of April 28, 2024 of $24,000,000 (60.00 gross acres x $400,000 per acre). 28.A.f Packet Pg. 818 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Smaller Parcel Carroll & Carroll 74 SMALLER PARCEL The Smaller Parcel is a 7.32-acre, or 318,708 square foot irregular shaped parcel located at the northwest corner of the Larger Parcel. The parcel is located along the south side of the Veterans Memorial Boulevard extension. A boundary survey and legal descripion are presented on the following pages. All aspects of the Smaller Parcel are identical to the Larger Parcel. The Smaller Parcel has the same highest and best use, the same valuation methodology was utlitzed, and the same unit value was concluded. ESTIMATE OF VALUE - SMALLER PARCEL $400,000 per acre results in an indication of value of the Smaller Parcel as of April 28, 2024 of $2,928,000 (7.32 gross acres x $400,000 per acre) which rounds to $2,930,000. My conclusion of value for the Smaller Parcel is based on the legal description and boundary survey for the 7.32-acres provided by the client. I have been informed by my client that the land area and legal description for the Smaller Parcel may be changing. For the purposes of this appraisal, I have assumed that my concluded unit value of $400,000 per acre would apply to the new land area should the land area change. 28.A.f Packet Pg. 819 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Smaller Parcel Carroll & Carroll 75 28.A.f Packet Pg. 820 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Smaller Parcel Carroll & Carroll 76 28.A.f Packet Pg. 821 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Smaller Parcel Carroll & Carroll 77 CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 28.A.f Packet Pg. 822 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll ADDENDA (In Order of Appearance) Page Topic Count Page(s) Page(s) Assumptions and Limiting Conditions............................................................................ 2 Future Land Use/Zoning..................................................................................................... 7 Legal Description – Larger Parcel...................................................................................... 6 Qualifications of Appraiser................................................................................................. 2 28.A.f Packet Pg. 823 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser appearing in this report is subject to the following assumptions and limiting conditions. ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS. EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS My conclusion of value for the Smaller Parcel is based on the legal description and boundary survey for the 7.32-acres provided by the client. I have been informed by my client that the land area and legal description for the Smaller Parcel may be changing. For the purposes of this appraisal, I have assumed that my concluded unit value of $400,000 per acre would apply to the new land area should the land area change. HYPOTHETICAL CONDITIONS None GENERAL ASSUMPTIONS AND LIMITING CONDITIONS 1. No responsibility is assumed for the legal description or for matters including legal or title considerations. Title to the property is assumed to be good and marketable. 2. The property is appraised free and clear of liens and encumbrances. 3. Responsible ownership and competent property management are assumed. 4. The information furnished by others is assumed to be true, correct and reliable. A reasonable effort was made to verify such information, but the appraiser bears no responsibility for its accuracy. 5. All engineering is assumed to be correct. The plot plans and illustrative material is included only to assist the reader in visualizing the property. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that might be required to discover them. 28.A.f Packet Pg. 824 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 7. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws. 8. It is assumed that the property is either in compliance with, or is "grandfathered" or "vested" under, all applicable zoning, use regulations and restrictions. 9. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been, or can be, obtained or renewed for any use on which the value estimate is based. 10. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described, and that there is no encroachment or trespass. 11. It is assumed that the subject site and improvements are not contaminated by any hazardous material or toxic substance. During the property inspection we were sensitive to obvious signs of contamination, and we reported anything unusual. However, we are not qualified to render professional opinions regarding the existence or the nature of hazardous materials in or on the subject property. If a definitive opinion is desired, then the client is urged to retain an expert in the field. 12. The distribution of the total value in this report, between land and improvements, applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 13. Possession of this report, or a copy thereof, does not carry with it the right of publication. 14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are not required to give further consultation, testimony, or to be in attendance in court. 28.A.f Packet Pg. 825 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 28.A.f Packet Pg. 826 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll A. Rural Agricultural District (A). The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County, are permissible as conditional uses in the A district. The A district corresponds to and implements the Agricultural/Rural land use designation on the future land use map of the Collier County GMP, and in some instances, may occur in the designated urban area. The maximum density permissible in the rural agricultural district within the urban mixed use district shall be guided, in part, by the density rating system contained in the future land use element of the GMP. The maximum density permissible or permitted in A district shall not exceed the density permissible under the density rating system. The maximum density permissible in the A district within the agricultural/rural district of the future land use element of the Collier County GMP shall be consistent with and not exceed the density permissible or permitted under the agricultural/rural district of the future land use element. 1. The following subsections identify the uses that are permissible by right and the uses that are allowable as accessory or conditional uses in the rural agricultural district (A). a. Permitted uses. 1. Single-family dwelling. 2. Agricultural activities, including, but not limited to: Crop raising; horticulture; fruit and nut production; forestry; groves; nurseries; ranching; beekeeping; poultry and egg production; milk production; livestock raising, and aquaculture for native species subject to Florida Fish and Wildlife Conservation Commission permits. i. The following permitted uses shall only be allowed on parcels 20 acres in size or greater: a) dairying; b) ranching; c) poultry and egg production; d) milk production; e) livestock raising; and f) animal breeding, raising, training, stabling or kenneling. ii. On parcels less than 20 acres in size, individual property owners are not precluded from the keeping of the following for personal use and not in association with a commercial agricultural activity provided there are no open feed lots: a) Fowl or poultry, not to exceed 25 in total number; and b) Horses and livestock (except for hogs) not to exceed two such animals for each acre. i. Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for showing and sale at the annual Collier County Fair and/or the Immokalee Livestock show. The following standards shall apply: a) One hog per child enrolled in a 4-H Youth Development Program, Collier County Fair Program or similar program is permitted. In no case shall there be more than 2 hogs per acre. b) Premises shall be fenced and maintained in a clean, healthful, and sanitary condition. c) Premises or roofed structure used for the sheltering, feeding, or confinement of such animals shall be setback a minimum of 30 feet from lot lines and a minimum of 100 feet from any dwelling unit on an adjacent parcel of land. d) Hog(s) shall not be returned to the property once removed for showing and/or sale. 3. Wholesale reptile breeding and raising (non-venomous), subject to the following standards: 28.A.f Packet Pg. 827 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll i. Minimum 20 acre parcel size; ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located a minimum of 100 feet from any lot line. 4. Wildlife management, plant and wildlife conservancies, wildlife refuges and sanctuaries. 5. Conservation uses. 6. Oil and gas exploration subject to state drilling permits and Collier County site development plan review procedures. 7. Family care facilities, subject to section 5.05.04 8. Communications towers up to specified height, subject to section 5.05.09 9. Essential services, as set forth in section 2.01.03 10. Schools, public, including "Educational plants." b. Accessory uses. 1. Uses and structures that are accessory and incidental to the uses permitted as of right in the A district. 2. Farm labor housing, subject to section 5.05.03 3. Retail sale of fresh, unprocessed agricultural products, grown primarily on the property and subject to a review of traffic circulation, parking, and safety concerns pursuant to the submission of a site improvement plan as provided for in section 10.02.03 4. Packinghouse or similar agricultural processing of farm products produced on the property subject to the following restrictions: i. Agricultural packing, processing or similar facilities shall be located on a major or minor arterial street, or shall have access to an arterial street by a public street that does not abut properties zoned RSF-1 thru RSF-6, RMF-6, RMF-12, RMF-16, RT, VR, MH, TTRVC and PUD or are residentially used. ii. A buffer yard of not less than 150 feet in width shall be provided along each boundary of the site which abuts any residentially zoned or used property, and shall contain an Alternative B type buffer as defined within section 4.06.00. Such buffer and buffer yard shall be in lieu of front, side, or rear yards on that portion of the lot which abuts those districts and uses identified in subsection 2.03.01 A.1.b. 4 i. above. iii. The facility shall emit no noxious, toxic, or corrosive dust, dirt, fumes, vapors, or gases which can cause damage to human health, to animals or vegetation, or to other forms of property beyond the lot line of the use creating the emission. iv. A site development plan shall be provided in accordance with section 10.02.03 5. Excavation and related processing and production subject to the following criteria: i. The activity is clearly incidental to the agricultural development of the property. ii. The affected area is within a surface water management system for agricultural use as permitted by the South Florida Water Management District (SFWMD). iii. The amount of excavated material removed from the site cannot exceed 4,000 cubic yards. Amounts in excess of 4,000 cubic yards shall require conditional use approval for earthmining, pursuant to the procedures and conditions set forth in LDC section 10.08.00 and the Administrative Code. 6. Guesthouses, subject to section 5.03.03 7. Private boathouses and docks on lake, canal or waterway lots, subject to section 5.03.06 8. Use of a mobile home as a temporary residence while a permanent single-family dwelling is being constructed, subject to the following: 28.A.f Packet Pg. 828 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll i. Receipt of a temporary use permit from the Development Services Director, pursuant to section 5.04.04, that allows for use of a mobile home while a permanent single-family dwelling is being built; ii. Assurance that the temporary use permit for the mobile home will expire at the same time of the building permit for the single-family dwelling, or upon the completion of the single-family dwelling, whichever comes first; iii. Proof that prior to the issuance of a final certificate of occupancy for the single-family dwelling, the mobile home is removed from the premises; and iv. The mobile home must be removed at the termination of the permitted period. 9. Use of a mobile home as a residence in conjunction with bona fide agricultural activities subject to the following: i. The applicant shall submit a completed application to the site development review director, or his designee, for approval of a temporary use permit to utilize a mobile home as a residence in conjunction with a bona fide commercial agricultural activity as described in subsection 2.03.01 A.1.2. Included with this application shall be a conceptual plot plan of the subject property depicting the location of the proposed mobile home; the distance of the proposed mobile home to all property lines and existing or proposed structures; and, the location, acreage breakdown, type and any intended phasing plan for the bona fide agricultural activity. ii. The receipt of any and all local, state, and federal permits required for the agricultural use and/or to place the mobile home on the subject site including, but not limited to, an agricultural clearing permit, building permit(s), ST permits, and the like. iii. The use of the mobile home shall be permitted on a temporary basis only, not to exceed the duration of the bona fide commercial agricultural activity for which the mobile home is an accessory use. The initial temporary use permit may be issued for a maximum of three years, and may, upon submission of a written request accompanied by the applicable fee, be renewed annually thereafter provided that there is continuing operation of the bona fide commercial agricultural activities. iv. The applicant utilizing, for the bona fide commercial agricultural activity, a tract of land a minimum of five acres in size. Any property lying within public road rights-of-way shall not be included in the minimum acreage calculations. v. A mobile home, for which a temporary use permit in conjunction with a bona fide commercial agricultural activity is requested, shall not be located closer than 100 feet from any county highway right-of-way line, 200 feet from any state highway right-of- way, or 500 feet from any federal highway right-of-way line. 10. Recreational facilities that serve as an integral part of a residential development and have been designated, reviewed and approved on a site development plan or subdivision master plan for that development. Recreational facilities may include but are not limited to golf course, clubhouse, community center building and tennis facilities, parks, playgrounds and playfields. c. Conditional uses. The following uses are permitted as conditional uses in the rural agricultural district (A), subject to the standards and procedures established in LDC section 10.08.00 and the Administrative Code. 1. Extraction or earthmining, and related processing and production not incidental to the agricultural development of the property. NOTE: "Extraction related processing and production" is not related to "Oil extraction and related processing" as defined in this Code. 2. Sawmills. 3. Zoo, aquarium, aviary, botanical garden, or other similar uses. 4. Hunting cabins. 5. Aquaculture for nonnative or exotic species, subject to Florida Fish and Wildlife Conservation Commission permits. 28.A.f Packet Pg. 829 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 6. Wholesale reptile breeding or raising (venomous) subject to the following standards; i. Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located at a minimum of 100 feet away from any lot line. 7. Churches. 8. Private landing strips for general aviation, subject to any relevant state and federal regulations. 9. Cemeteries. 10. Schools, private. 11. Child care centers and adult day care centers. 12. Collection and transfer sites for resource recovery. 13. Communication towers above specified height, subject to section 5.05.09 14. Social and fraternal organizations. 15. Veterinary clinic. 16. Group care facilities (category I and II); care units; nursing homes; assisted living facilities pursuant to § 400.402 F.S. and ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to § 651 F.S. and ch. 4-193 F.A.C., all subject to section 5.05.04 when located within the Urban Designated Area on the Future Land Use Map to the Collier County Growth Management Plan. 17. Golf courses and/or golf driving ranges. 18. Oil and gas field development and production subject to state field development permits. 19. Sports instructional schools and camps. 20. Sporting and recreational camps. 21. Retail plant nurseries subject to the following conditions: i. Retail sales shall be limited primarily to the sale of plants, decorative products such as mulch or stone, fertilizers, pesticides, and other products and tools accessory to or required for the planting or maintenance of said plants. ii. Additionally, the sale of fresh produce is permissible at retail plant nurseries as an incidental use of the property as a retail plant nursery. iii. The sale of large power equipment such as lawn mowers, tractors, and the like shall not be permitted in association with a retail plant nursery in the rural agricultural district. 22. Asphaltic and concrete batch making plants subject to the following conditions: i. Asphaltic or concrete batch making plants may be permitted within the area designated agricultural on the future land use map of the future land use element of the growth management plan. ii. The minimum site area shall not be less than ten acres. iii. Principal access shall be from a street designated collector or higher classification. iv. Raw materials storage, plant location and general operations around the plant shall not be located or conducted within 100 feet of any exterior boundary. v. The height of raw material storage facilities shall not exceed a height of fifty (50) feet. vi. Hours of operation shall be limited to two (2) hours before sunrise to sunset. vii. The minimum setback from the principal road frontage shall be 150 feet for operational facilities and seventy-five (75) feet for supporting administrative offices and associated parking. 28.A.f Packet Pg. 830 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll viii. An earthen berm achieving a vertical height of eight feet or equivalent vegetative screen with eighty (80) percent opacity one (1) year after issuance of certificate of occupancy shall be constructed or created around the entire perimeter of the property. ix. The plant should not be located within the Greenline Area of Concern for the Florida State Park System as established by the Department of Environmental Protection (DEP): within the Area of Critical State Concern as depicted on the Future Land Use Map GMP; within 1,000 feet of a natural reservation; or within any County, State or federal jurisdictional wetland area. 23. Cultural, ecological, or recreational facilities that provide opportunities for educational experience, eco-tourism or agri-tourism and their related modes of transporting participants, viewers or patrons where applicable, subject to all applicable federal, state and local permits. Tour operations, such as, but not limited to airboats, swamp buggies, horses and similar modes of transportation, shall be subject to the following criteria: i. Permits or letters of exemption from the U.S. Army Corps of Engineers, the Florida Department of Environmental Protection, and the South Florida Water Management District shall be presented to the planning services director prior to site development plan approval. ii. The petitioner shall post the property along the entire property line with no trespassing signs approximately every 300 yards. iii. The petitioner shall utilize only trails identified and approved on the site development plan. Any existing trails shall be utilized before the establishment of new trails. iv. Motor vehicles shall be equipped with engines which include spark arrestors and mufflers designed to reduce noise. v. The maximum size of any vehicle, the number of vehicles, and the passenger capacity of any vehicle shall be determined by the board of zoning appeals during the conditional use process. vi. Motor vehicles shall be permitted to operate during daylight hours which means, one hour after sunrise to one hour before sunset. vii. Molestation of wildlife, including feeding, shall be prohibited. viii. Vehicles shall comply with state and United States Coast Guard regulations, if applicable. ix. The board of zoning appeals shall review such a conditional use for tour operations, annually. If during the review, at an advertised public hearing, it is determined by the board of zoning appeals that the tour operation is detrimental to the environment, and no adequate corrective action has been taken by the petitioner, the board of zoning appeals may rescind the conditional use. 24. Agricultural activities on parcels less than 20 acres in size: i. animal breeding, raising, training, stabling, or kenneling. ii. dairying; iii. livestock raising; iv. milk production; v. poultry and egg production; and vi. ranching. 25. The commercial production, raising or breeding of exotic animals, other than animals typically used for agricultural purposes or production, subject to the following standards: i. Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such animals shall be located a minimum of 100 feet from any lot line. 26. Essential services, as set forth in subsection 2.01.03 G. 28.A.f Packet Pg. 831 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 27. Model homes and model sales centers, subject to compliance with all other LDC requirements, to include but not limited to section 5.04.04 28. Ancillary plants. d. Prohibited uses. 1. Owning, maintaining or operating any facility or part thereof for the following purposes is prohibited: a) Fighting or baiting any animal by the owner of such facility or any other person or entity. b) Raising any animal or animals intended to be ultimately used or used for fighting or baiting purposes. c) For purposes of this subsection, the term baiting is defined as set forth in § 828.122(2)(a), F.S., as it may be amended from time to time. 28.A.f Packet Pg. 832 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 28.A.f Packet Pg. 833 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 28.A.f Packet Pg. 834 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 28.A.f Packet Pg. 835 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 28.A.f Packet Pg. 836 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 28.A.f Packet Pg. 837 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 28.A.f Packet Pg. 838 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 28.A.f Packet Pg. 839 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6719 Report Addenda Carroll & Carroll 28.A.f Packet Pg. 840 Attachment: 4.B. Railhead Appraisal Carroll (29934 : Land Acquisition Advisory Committee - September 11, 2024) Exceptional Benefits Petition Veterans Memorial Blvd. Extension Railhead Scrub Preserve Parcel Conservation Collier Land Acquisition Advisory Council – April 3, 2024 Board of County Commissioners – July 9, 2024 28.A.g Packet Pg. 841 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) Table of Contents Exceptional Benefits Petition Veterans Memorial Blvd. Extension 1. Exceptional Benefits Petition 2. General Location Map (Property Appraiser – Aerial 2023) 3. Evaluated Pond Location Map (October 23, 2019) 4. Project Site Map and Pond Locations (Property Appraiser – Aerial) 5. Overall Listed Species Map (February 27, 2024) 28.A.g Packet Pg. 842 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) Page 1 of 6 Introduction The Capital Project Planning, Impact Fees, and Program Management Division of Transportation Management Services Department (TMSD) is submitting this written petition to the County Manager requesting an Interest in Program Lands, specifically 7.51 acres of conservation lands within the Railhead Scrub Preserve. In 2004, the Board of County Commissioners (BCC) approved the acquisition of 80.33 acres in North Naples through the Conservation Collier Land Acquisition Program to form the Railhead Scrub Preserve. An additional 55.35 acres was acquired in 2007, expanding the preserve to its current acreage of 135.68. In accordance with Ordinance 2006-58 known as the Conservation Collier Exceptional Benefits Ordinance, TMSD is requesting the interested Program Lands be used as part of the Veterans Memorial Boulevard Extension Project for a stormwater drainage pond. PETITION A. State the public purpose for which the Other-use Dedication is being required. TMSD is responsible for planning transportation facilities such as roadways, pathways, and bicycle facilities to address the transportation needs of the community. This petition is requesting an Other-Use Determination of 7.51 acres of Conservation Collier Lands within the Railhead Scrub Preserve to construct a stormwater pond necessary to construct Veterans Memorial Boulevard Extension (VMB Ext.). The objective of this petition is to explain the need for the Program Lands and seek a determination that it is a Public Interest to allow the Program Lands to be acquired by and transferred to the TMSD for the pond site. A portion of the Conservation Collier parcel located in the Railhead Scrub preserve is required for a drainage pond necessary for the construction of the Veterans Memorial Boulevard extension to connect US 41 to Livingston Rd. The extension of Veteran’s Memorial Blvd. (historically referred to as Livingston Rd. E/W) has been an established need in the Long-Range Transportation Plan (LRTP) since the 2025 LRTP, adopted in January 2001. Since the adoption of the 2025 LRTP, there have been numerous studies and planning documents all confirming the need for Veteran’s Memorial Blvd. as well as the need for sidewalks and shared use pathways along this corridor. With the completion of the Aubrey Rogers High School, the need has increased. The proposed project will improve the multimodal connection inside the County’s urbanized area, will relieve traffic congestion, and provide for the safe and efficient movement of people, goods, and services. The additional capacity will provide for a more efficient connection between many community assets including existing neighborhoods, schools, and commercial businesses. The project will also reduce road maintenance needs, reduce delays by the added capacity and improve overall traffic operations. Documentation of VMB Ext.’s public purpose is available upon request. The VMB Ext. project has established overwhelming instances of a valid public purpose. To construct the project, Collier County must build a pond site for stormwater management. The pond site infrastructure is as vital to the project as the roadway lanes and cannot be considered a separate or independent effort. Therefore, all statements related to future right-of-way are intended to include all infrastructure improvements for the road, including the pond site. It is noted that this reasoning is memorialized in recent Conservation Collier Purchase Agreements which ensure 28.A.g Packet Pg. 843 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) Page 2 of 6 Collier County Transportation can purchase a portion of the properties from Conservation Collier for future right- of-way, if and when needed, at the original per-acre acquisition cost, thereby creating an exception to the Exceptional Benefits Ordinance. B. Provide a history and discussion of alternatives to requesting the specific interest in Program Lands and demonstrate with supporting documentation as to why other alternatives are not acceptable. The VMB Ext. is a documented need and planned transportation improvement. The project appears in Collier County’s Long-Range Transportation Plan and is documented in the Capital Budget as part of the Annual Update and Inventory Report (AUIR) as a planned improvement. The VMB Ext. Project was divided into two segments to allow the portion serving the Aubrey Rogers High School to be completed when the school opened in 2023. Phase I extended the roadway from Livingston Road to Aubrey Rogers High School and Phase II extends the roadway from Aubrey Rogers High School to Old 41 Road and US 41. Collier County hired RWA Engineering (RWA) to evaluate and perform a pond siting analysis. The Veterans Memorial Boulevard Improvements Preliminary Drainage & Alternative Pond Siting Analysis (Report) was finalized in February 2020 and is part of the documentation for this petition. The Report was used for identifying the location and pond sizes for Phase I and Phase II. The Report recommended Pond Site 1 as the 1st choice and concluded that Pond Site 1 was the most logical choice based on the proximity to the drainage basin and the Pond Siting Matrix scores. Pond Site 1 is the Program Land Site. The construction of Phase I is complete and the roadway is open to the public. The excess stormwater availability from the pond site used for Phase I has been calculated and accounted for in the pond acreage needed for Phase II. An additional pond site for Phase II is required. In May 2023, Collier County acquired Pond Site 5 for the VMB Ext. Project as right-of-way and will be used for roadway and a stormwater management pond site. This location was evaluated in the Report, and ranked 3rd. The excess land has been accounted for in the pond acreage need for Phase II. The existing County owned right-of-way in this corridor cannot accommodate the attenuation and water quality treatment requirements for VMB Ext. improvements, and an additional acquisition process is required for Phase II of the project. Phase II requires an additional pond site, west of the railroad, totaling approximately 7.51 acres. After coordination and site visits with Conservation Collier staff, members of the RWA consulting team developed a conceptual pond site on Pond Site 1 (Parcel ID 00152600002) to demonstrate the willingness to work together to reduce environmental impacts to wildlife species and scrub habitat located within the targeted pond site area. See attached Proposed Pond Site Exhibit. The pond site concept was refined and designed to demonstrate the continued coordination and the intent to minimize impacts to the area. The following Pond Sites were evaluated in the Report and are briefly summarized below. Pond Site 1 is located on the south side of the proposed roadway west of the existing railroad 28.A.g Packet Pg. 844 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) Page 3 of 6 right-of-way. The pond would be on the north side of Parcel 00152600002 owned by Collier County and dedicated preserve land of Conservation Collier. The area is known as Railhead Scrub Preserve and was acquired as a separate 55.35 acres of the preserve area. As stated in the Report, Pond Site 1 was determined to be the most desirable based on the proximity to the drainage basin and the matrix scores. It is noted that, this specific parcel was purchased by the County with Conservation Collier land acquisition funds in full transparency that the future VMB Ext. would be located adjacent to the acquired parcels. As noted in recent purchase agreements utilizing Conservation Collier program funds, acquisitions in a future planned county road project corridor would have an exception to the Exceptional Benefits Ordinance. Pond Site 2 is located on the north side of Parcel 00153160004 which is the south side of the proposed roadway east of the existing railroad right-of-way. It is currently owned by N A Realty Trust, Inc. This site has two existing pond systems situated within 500ft and 1500 ft of the road footprint spanning approximately 7 acres and 11 acres, respectively of the parcel footprint. This site is an existing PUD Ordinance 1982-81 for 430 multi-family dwellings and is currently going through a PUD Amendment under application PL20150001695. As stated in the Report, this site is not located within the existing natural drainage basin (and proposed project drainage basins) that have been established by the existing railroad crossing. This pond site was determined to be less desirable from an engineering and environmental perspective and was ranked 5th by the Report. Pond Site 3 is located on the west side of Old US 41 south of the future roadway alignment and is a portion of Parcel 00152240006 owned by Tri I Assoc, LLC. The only available land on this parcel is currently under a wetland conservation easement that would need to be vacated and mitigated in another location. This pond site was determined to be less desirable from an environmental perspective and ranked 4th by the Report. Pond Site 4 is located on the west side of Old US 41 north of the future roadway alignment and is a portion of Parcel 00145280002 owned by Meadow Brook Preserve, LLC. The only available land on this parcel is currently under a South Florida Water Management District (SFWMD) conservation easement that would need to be vacated and mitigated in another location. The Report determined that this site was less suitable for the project and ranked this site as 2nd. In order to pursue this site, the County would need to demonstrate no other options were available, including the #1 ranked Conservation Collier property. Pond Site 5 is located directly adjacent to Tamiami Trail North (US 41). The County purchased Parcel 00154600000 in May 2023 for this project. The parcel will be used for the road and the remainder will be used for a small portion of stormwater pond. The site is too small to be the only offsite pond location but has been included in the stormwater capacity calculations. This site was ranked 3rd by the Report. The development of this project requires approximately 7.51 acres off-site ponds for drainage. The Report noted that the use of one single pond site is preferable to the use of two disconnected sites when maintenance, operation and monitoring are considered. The additional costs associated with acquisition and permitting with two sites adds additional costs with no additional benefit. 28.A.g Packet Pg. 845 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) Page 4 of 6 As discussed in the Report, the other alternative locations are less desirable, and the Report recommended siting the stormwater management pond within the Railhead Scrub Preserve. In addition, other pond sites have been acquired to decrease the required acreage necessary from the Program Lands. C. Demonstrate with supporting documentation that the requested Other-use Dedications of portion of Program Lands takes the minimum acreage and, to the maximum extent possible, minimizes deleterious intrusion, preserves higher quality or acreage of lands than those sought if a land exchange is being offered, impact the lowest quality habitat, and avoids habitat fragmentation, noise and light pollution that would adversely affect the adjacent remaining Program Lands. Pond Site 1 was deemed to be the most favorable based on the Report evaluation and analysis. To minimize the area needed from the Conservation Collier land, the County has done an advanced acquisition of Pond Site 5. In addition, the County is expanding the pond area associated with the Phase 1 improvements for the benefit of the Phase II project improvements. Therefore, the least amount of Conservation Collier land has been used in the pond site need calculation. At the time of acquisition of the lands by Conservation Collier, it was acknowledged a roadway would traverse the parcel. The alternatives developed and documented in the Report include evaluation of alternatives and consideration of environmental impacts. Staff carefully considered the recommendations of the Report, which included limiting, to the greatest extent possible, the acreage needed for the VMB Ext. Coordination with Conservation Collier staff indicated that the methodology to follow when evaluating habitats was to give the highest priority to tortoises, then scrub habitat then wetlands. This guidance was used in evaluating and identifying the general pond site location on the Program Lands. The pond site concept was refined after coordination with Conservation Collier Staff and the preliminary design takes into consideration the minimum acreage needed and demonstrates the intent to minimize impacts to the area. D. Demonstrate with supporting documentation a substantial public need for the particular interest in the Program Lands requested, why there are no acceptable alternatives to meet the need, why the competing public use must occur at that location, and how the Other-use Dedications of portion of Program Lands will be offset to ensure an Exceptional Benefit to the Program. The adopted LRTP’s, the AUIR, studies and analysis, the existing and expected deficiencies in the transportation roadway network demonstrate a substantial public need for the VMB Ext. project. The pond site within the Program Preserve Lands is necessary for the road project and an Exceptional Benefit to the community. Alternatives to siting the pond on Conservation Collier land have been discussed above and in the Report. In addition, acquisition of the Program Lands within the preserve was completed with knowledge of a future roadway. Sidewalk access provided by the future roadway was incorporated into the long-range public access plan for Conservation Collier. The road is being built for the betterment of the community and will provide improved access to the Conservation Collier lands by allowing residents and visitors roadside access to enjoy and appreciate the natural beauty and wildlife it has to offer. This will encourage outdoor activities such as hiking, birdwatching, and nature exploration, and foster a deeper connection between individuals and the environment. 28.A.g Packet Pg. 846 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) Page 5 of 6 The Exceptional Benefit of public access to Conservation Collier lands is an essential element of the Conservation Collier Program and the management plan. The VMB Ext. project will provide public access to Conservation Collier lands which they currently do not have. The Railhead Scrub Preserve Land Management Plan indicates a need for improved access and notes considerable constraints with current access via private roads and a railroad crossing. The construction of Veterans Memorial Phase I and Aubrey Rogers High School near a portion of the Railhead Scrub Preserve offers a unique opportunity to educate Collier County high schoolers and the public about the rarity and imperiled nature of this rosemary scrub ecosystem. The Conservation Collier staff has documented the trespassing concern. This project and the access created by it will restrict unauthorized and detrimental access. Creating a safe, necessary, and legal managed public access for education on the southern property while creating a boundary with the road to protect the northern lands is an exceptional benefit to the program. There is currently no legal physical access to the property. The use of the Program Lands for the road and pond would create public access. The Conservation area was intended for compatible nature-based public access and passive opportunities such as for hiking trails, education programs and research. The construction of VMB Ext. and the pond provides the exceptional benefit of public access not currently available on the Program Lands but included in the goals of the program. E. Demonstrate how the Other-use Dedications of portions of Program Lands will not adversely affect any State or Federally listed species. All work within this area will be permitted and in compliance with all Federal, State and Local permitting agencies, as appropriate. Those agencies may include the US Army Corp. of Engineers, Florida Department of Environmental Protection and SFWMD. The Environmental Resource Permitting process has begun as part of this project. All laws, ordinances, regulations and required compliance activities will be adhered to during all phases of the Project. F. Demonstrate that the proposed compensation meets the goals and purposes of the Program and provides an Exceptional Benefit to the Program. Safe, managed, and legal public access is a goal of Conservation Collier that is not currently available on the Railhead Preserve. As mentioned above, improved access to the Conservation Collier lands is an exceptional benefit to the program. This project will help encourage and manage outdoor activities such as hiking, birdwatching, and nature exploration, and foster a deeper connection between individuals and the environment. Beyond providing a public roadway necessary for access to the property, to ensure the conveyance of the interest in program lands results in an exceptional benefit to the program, this petition proposes to offset the acquisition and transfer of land through financial compensation. The financial compensation for the acquisition has the potential to help Conservation Collier preserve, restore and manage protected land. 28.A.g Packet Pg. 847 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) Page 6 of 6 In addition to the financial compensation for the 7.51 acres, TMSD recommends contributing the following exceptional benefits to the program: • Providing a public roadway to be used for public access to the Program Lands. • Providing a connection (minimum 18 inches in diameter) set at-grade. • A financial contribution of $35,000 to Conservation Collier for use at the preserve. • Coordination meetings at key project milestones. G. Include the current value of the land to be acquired as provided for in Section 4.02 [of the Ordinance]. Based on the Ordinance, the value is based on the current land value. Two appraisals were completed in May 2024. The average of the two appraisals is $2,910,000 for the 7.51 acres. The value is based on the current market for developable land not encumbered by any conservation easement. The Program Lands, while owned by Collier County and managed by the Conservation Collier Program are intended to be preserved but are not restricted if the property is sold or developed. The appraisals completed reflect a value on the open market zoned for residential development and do not reflect the intent to conserve the property. For consideration, if the Railhead Preserve Property was acquired today, it would have been exempt from the Exceptional Benefits clause and Collier County’s TMSD would reimburse Conservation Collier for the acreage in the Program Land at the original per-acre acquisition cost. Calculated at $10,650,000 divided by 55.35 acres and total $192,412+/- per acre 7.51 acres would total $1,445,014. Additionally, the Exceptional Benefits Ordinance includes an exemption clause when the Program Lands benefits by providing public access where there was previously no reasonable public access. The VMB Ext. project will provide public access to Conservation Collier lands which they currently do not have. 28.A.g Packet Pg. 848 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) Veterans Memorial Blvd. Extension ProjectLocation Map of Phase 1 and Phase 2 28.A.g Packet Pg. 849 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) HORIZ. SCALE (FULL):DATECHECKEDDRAWNRGE:TWP:SEC:DATE:TITLE:CLIENT:PROJECT:OFPROJECT NO.:SHEET NUMBER:REVISIONREV #HORIZ. SCALE (HALF):DESIGNED:DRAWN:VERT. SCALE (FULL):VERT. SCALE (HALF):FILE NAME:FLORIDA LICENSE NO.ROADWAY IMPROVEMENTSVETERANS MEMORIAL BLVD.COLLIER COUNT<%2$5'2)&200,66,21(5611190062.00.00SEPTEMBER 20191" = 500'1" = 1000'.. .. ..KMWSCBN/AN/A190062.00.00 EX0265023KEISHA M. WESTBROOK, P.E.EXHIBIT 2 - AERIAL PROJECT LIMITS AND POND SITE LOCATIONS6610 Willow Park Drive, Suite 200Naples, Florida 34109(239) 597-0575 FAX: (239) 597-0578www.consult-rwa.comFlorida Certificates of AuthorizationEB 7663 LB6952Evaluated Pond Locations28.A.g Packet Pg. 850 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) 28.A.gPacket Pg. 851Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) 411/321E1621LD US 41UOLD US 41830112150625E12322222302302302302302292292292292292222222622622622622622422422422422422322322322322321721721721721721621621621621621521521521521521421421421421421321321321321321221221221221220920920920920920520520520520518518518518518518418418418418418118118118118117517517517517517417417417417416516516516516515615615615615614914914914914914614614614614614514514514514514314314314314314214214214214214014014014014013913913913913913813813813813813713713713713713513513513513513413413413413413213213213213213113113113113112912912912912912812812812812812712712712712712612612612612612412412412412412312312312312311911911911911911811811811811811611611611611611111111111111195959595957777777777624E3624E1411OSW625E421502382382382382382372372372372372362362362362362352352352352352342342342342342332332332332332322322322322322312312312312312302302302302302292292292292292282282282282282262262262262262242242242242242232232232232232212212212212212202202202202202192192192192192182182182182187676767676757575757574747474747373737373727272727271717171717070707070686868686867676767676666666666656565656564646464646363636363626262626260606060605959595959585858585856565656565353535353515151515149494949494848484848474747474746464646464545454545434343434342424242424141414141393939393938383838383232323232252525252516161616161313131313121212121211111111118888877777666665555544444333332222211111REV#:CREATED:DRAWN BY:JOB NO.:DESIGNED:THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875MNRMJ02-27-2419094.02-OVERALL LISTED SPECIES MAP-------------------05 OF 13NESW0 200 400 800SCALE IN FEETUS 41 TORTOISE LOCATIONS -WEST PROPERTY AREASCALE: 1" = 400'TORTOISE LOCATIONS -EAST PROPERTY AREASCALE: 1" = 400'TORTOISE BURROWS AND CAVITY TREESSYMBOL DESCRIPTION QUANTITYPOTENTIALLY OCCUPIED ONSITE193POTENTIALLY OCCUPIED w/in 25 FT OF SITE12ABANDONED19TOTAL BURROWS WITHIN PROJECT FOOTPRINT224CAVITY TREE228.A.g Packet Pg. 852 Attachment: 4.B. Railhead Exceptional Benefits Petition revised (29934 : Land Acquisition Advisory Committee - September 11, 2024) Page 1 of 2 Transportation Management Services Department Capital Projects, Planning & Program Management Division Date: August 29, 2024 From: Lorraine M. Lantz, AICP Transportation Planning Manager Subject: Veterans Memorial Blvd. Extension Project and Exceptional Benefits Petition Update The Transportation Management Services Department (TMSD) presented the Exceptional Benefits Petition (Petition) to the Conservation Collier Land Acquisition Advisory Committee (CCLAAC) during the April 3, 2024, meeting. The CCLAAC acknowledged that the Veterans Memorial Blvd. Ext. project was a documented and needed transportation improvement and that the acquisition of the northern parcel in September 2004 and the southern parcel in June 2007 were done with knowledge that the road would be constructed in this location and an exclusion for the right-of-way was included. TMSD emphasized that the road cannot be built without the necessary infrastructure, including stormwater management, thus the request to purchase a portion of the Railhead Scrub Preserve for use as a stormwater pond through the Exceptional Benefits process was prepared and presented at the CCLAAC. In their motion, the CCLAAC voted unanimously (7-0) to “recommend the Board of County Commissioners approve the Petition for an Exceptional Benefit for conservation lands in Railhead Scrub Preserve be approved as presented by Staff subject to Conservation Collier Staff continuing to work with the Transportation Management Services Department on the connectivity options for the north and south portions of the Preserve bisected by the proposed roadway extension.” It has been several months since the CCLAAC made their motion. During this time TMSD has received two independent appraisals for the land value and has finalized the parcel size. This memo is provided to as an update to the CCLAAC on those two items. 1. Value of the Property The Petition documented the original per-acre acquisition cost, the current land value based on the Collier County Property Appraiser website and that an appraisal of the property would be done to determine the current value of the property. Since that time, TMSD has received two independent appraisals of the property. The rounded average of the two appraisals is $2,910,000 for the 7.51 acres. The value is based on the current market for developable land not encumbered by any conservation easement. The Program Lands, while owned by Collier County and managed by the Conservation Collier Program are intended to be preserved but are not restricted if the property is sold or developed. There are no easements or encroachments on the property that would affect its use or impact value even though it was purchased by Conservation Collier to be held and maintained as conservation land. The appraisers are required to look at the highest and best use of the vacant property which includes what is legally permissible, physically possible, financially feasible and maximally productive for the property. The appraisals therefore reflect a value on the open market for a parcel zoned for urban residential development and do not reflect the intent to conserve the property. The language in the petition at the time, was for the compensation to be approved and accepted by the Board of County Commissioners (BCC) in accordance with the Ordinance and the BCC direction. 28.A.h Packet Pg. 853 Attachment: 4.B. Railhead Memo from Transportation (29934 : Land Acquisition Advisory Committee - September 11, 2024) Page 2 of 2 The Petition has been amended to include the average of the two appraisals and the consideration that the parcel would be exempt from the Exceptional Benefits clause if it were acquired today. The rounded average of the two appraisals is $2,910,000. The value of the site at the time of the acquisition was $1,445,014. The additional financial contribution of $35,000 to Conservation Collier for use in the Railhead Scrub Preserve and the discussion that the Project provides the additional benefit and value of public access to Conservation Collier lands which currently have no reasonable access were previously included in the petition and discussed with the CCLAAC. It is also noted that Section 5.01 of the Ordinance provides an exemption from the process and compensation in the following circumstance, when a “Conveyance of an interest in Program Lands where the affected Program Lands will benefit by providing access where there was previously no reasonable public access.” The process requires that the BCC review the Petition based on Ordinance 2006-58, Exceptional Benefits, and determine the best interest of the public regarding this transaction. Compensation for the property is proposed and agreed to, however, TDMS intends to emphasize the difficulty in the valuation of the site based on the value of developable land when it is maintained as preserved land without public access. 2. Parcel Acreage At the time the Petition was presented to the CCLAAC, it was anticipated that the pond would be 6.9 acres and the limits of the construction area would be 7.2 acres. This was based on engineering needs, but the approved legal description was not complete. The legal description dated 4/29/2024 included 7.32 acres for pond construction and maintenance area. Conservation Collier staff was provided the legal description and upon review, expressed concern over the width of the area on the eastern side of the pond parcel for access and maintenance of the remaining preserve area to the south. Conservation Collier staff requested a larger access area along the eastern boundary line. This necessitated a revision to the pond configuration which was elongated to maintain the needed volume for stormwater management. Conservation Collier staff was consulted with prior to revision of the legal description and was aware that the acreage may increase based on the request. The proposed revision was agreed to by Conservation Collier staff and the final legal description was reviewed and approved by staff. The request ultimately resulted in the 7.51-acre legal description included to the Petition which allows for a 45’ access pathway between the pond and the eastern boundary line. In conclusion, TMSD has revised the Petition to include the average of the two appraisals received after the CCLAAC presentation and the clarification of the parcel size. The intent is to present these two items to the CCLAAC as an update and then bring the Petition to the BCC for approval, tentatively scheduled for September 24, 2024. The BCC will then consider the recommendation of the CCLAAC and determine if the Petition meets the requirements of the Exceptional Benefit Ordinance. Ultimately, the BCC will determine what is in the best interest of the public on this issue. 28.A.h Packet Pg. 854 Attachment: 4.B. Railhead Memo from Transportation (29934 : Land Acquisition Advisory Committee - September 11, 2024) 28.A.i Packet Pg. 855 Attachment: 4.B. Railhead Statutory Deed 051324 (29934 : Land Acquisition Advisory Committee - September 11, 2024) 28.A.i Packet Pg. 856 Attachment: 4.B. Railhead Statutory Deed 051324 (29934 : Land Acquisition Advisory Committee - September 11, 2024) 28.A.i Packet Pg. 857 Attachment: 4.B. Railhead Statutory Deed 051324 (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Initial Criteria Screening Report Bacon Parcel Owner Name: Robert G. and Barbara R. Bacon Folio Number: 57801240009 Staff Report Date: September 11, 2024 89 37 78 64 160 80 80 80 0 50 100 150 200 1 - Ecological Value 2 - Human Value 3 - Restoration and Management 4 - Vulnerability Total Score: 269/400 Awarded Points Possible Points 28.A.j Packet Pg. 858 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 2 Table of Contents Table of Contents ......................................................................................................................................... 2 1. Introduction ........................................................................................................................................... 4 2. Summary of Property ............................................................................................................................ 5 Figure 1 - Parcel Location Overview .........................................................................................................5 Figure 2 - Parcel Close-up .........................................................................................................................6 2.1 Summary of Property Information ....................................................................................................7 Table 1 – Summary of Property Information .....................................................................................7 Figure 3 - Secondary Criteria Score ....................................................................................................8 Table 2 - Secondary Criteria Score Summary .....................................................................................8 2.2 Summary of Assessed Value and Property Cost Estimates ..............................................................9 Table 3. Assessed & Estimated Value ................................................................................................9 2.2.1 Zoning, Growth Management and Conservation Overlays ....................................................9 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, as amended, Sec. 12) ................................ 10 3. Initial Screening Criteria ...................................................................................................................... 12 3.1 Ecological Values ............................................................................................................................. 12 3.1.1 Vegetative Communities ....................................................................................................... 12 Table 4. Listed Plant Species.................................................................................................... 12 Figure 4 - CLIP4 Priority Natural Communities ........................................................................ 13 Figure 5 - Florida Cooperative Land Cover Classification System ............................................ 14 Figure 6 –Maritime hammock ................................................................................................. 15 Figure 7 – Maritime hammock and mangrove transition zone ............................................... 15 3.1.2 Wildlife Communities ............................................................................................................ 16 Table 5 – Listed Wildlife Detected ........................................................................................... 16 Figure 8 – Active gopher tortoise burrow on western side of property .................................. 16 Figure 9 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................... 17 Figure 10 - CLIP4 Potential Habitat Richness ........................................................................... 18 3.1.3 Water Resources ................................................................................................................... 19 Figure 11 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ............................ 20 Figure 12 - Collier County Soil Survey ...................................................................................... 21 Figure 13 LIDAR Elevation Map ............................................................................................... 22 3.1.4 Ecosystem Connectivity ........................................................................................................ 23 Figure 14 - Conservation Lands ............................................................................................... 23 28.A.j Packet Pg. 859 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 3 3.2 Human Values ................................................................................................................................. 24 3.2.1 Recreation ............................................................................................................................. 24 3.2.2 Accessibility ........................................................................................................................... 24 3.2.3 Aesthetic/Cultural Enhancement ......................................................................................... 24 Figure 15 - Cultural/ Aesthetic Attribute Photo 1 .................................................................... 24 3.3 Restoration and Management ....................................................................................................... 25 3.3.1 Vegetation Management ...................................................................................................... 25 3.3.1.1 Invasive Vegetation ..................................................................................................... 25 3.3.1.2 Prescribed Fire ............................................................................................................ 25 3.3.2 Remediation and Site Security .............................................................................................. 25 3.3.3 Assistance .............................................................................................................................. 25 3.4 Vulnerability .................................................................................................................................... 25 3.4.1 Zoning and Land Use ............................................................................................................. 25 Figure 16 – Zoning ................................................................................................................... 26 Figure 17 –Future Land Use .................................................................................................... 26 3.4.2 Development Plans ............................................................................................................... 27 4. Acquisition Considerations .................................................................................................................. 27 5. Management Needs and Costs .............................................................................................................. 27 Table 6 - Estimated Costs of Site Remediation, Improvements, and Management ................ 27 6. Potential for Matching Funds .............................................................................................................. 27 7. Secondary Criteria Scoring Form ......................................................................................................... 29 8. Additional Site Photos ......................................................................................................................... 35 APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions ...................................... 37 28.A.j Packet Pg. 860 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 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 Program 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. 28.A.j Packet Pg. 861 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 5 2. Summary of Property Figure 1 - Parcel Location Overview 28.A.j Packet Pg. 862 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 6 Figure 2 - Parcel Close-up 28.A.j Packet Pg. 863 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 7 2.1 Summary of Property Information Table 1 – Summary of Property Information Characteristic Value Comments Name Bacon Robert G. and Barbara R. Bacon Folio Number 57801240009 Address: 611 Inlet Drive, Marco Island Target Protection Area Urban Not within a Target Protection Mailing Area Size 0.86 acres Section, Township, and Range S16, Twn 52, R26 Zoning Category/TDRs RSF-3, Residential Single Family; ST overlay RSF-3 maximum density is 3 units per gross acre; the eastern third of the parcel is within a Special Treatment Area FEMA Flood Map Category X, X-500, and VE The western half of the parcel is in Flood zone X, low flood risk; the middle, steep slope portion of the marcel is in Flood zone X-500, also low flood risk; the eastern half of the parcel is in Flood zone VE, which is in coastal areas with a 1% or greater chance of flooding and an additional hazard associated with storm waves. These areas have a 26% chance of flooding over the life of a 30-year mortgage. Existing structures None Adjoining properties and their Uses Residential, Undeveloped, Roadway, Water Single family residence to the north, undeveloped parcel to the south, roadway (Inlet Dr.) to the west, Barfield Bay to the east Development Plans Submitted None Known Property Irregularities None known Very steep decline and starting at middle of property moving east to the bay Other County Dept Interest None Parcel is within unincorporated Collier 28.A.j Packet Pg. 864 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 8 Figure 3 - Secondary Criteria Score Table 2 - Secondary Criteria Score Summary Criteria Awarded Weighted Points Possible Weighted Points Awarded/Possible Points 1 - Ecological Value 89 160 56% 1.1 - Vegetative Communities 45 53 85% 1.2 - Wildlife Communities 21 27 80% 1.3 - Water Resources 16 27 60% 1.4 - Ecosystem Connectivity 7 53 13% 2 - Human Values 37 80 46% 2.1 - Recreation 6 34 17% 2.2 - Accessibility 26 34 75% 2.3 - Aesthetics/Cultural Enhancement 6 11 50% 3 - Restoration and Management 78 80 97% 3.1 - Vegetation Management 55 55 100% 3.2 - Remediation and Site Security 23 23 100% 3.3 - Assistance 0 2 0% 4 - Vulnerability 64 80 81% 4.1 - Zoning and Land Use 58 58 100% 4.2 - Development Plans 7 22 30% Total 269 400 67% 89 37 78 64 160 80 80 80 0 50 100 150 200 1 - Ecological Value 2 - Human Value 3 - Restoration and Management 4 - Vulnerability Total Score: 269/400 Awarded Points Possible Points 28.A.j Packet Pg. 865 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 9 2.2 Summary of Assessed Value and Property Cost Estimates The interest being appraised is fee simple “as is” for the purchase of the site. A value of the parcel was estimated using only one of the three traditional approaches to value, the sales comparison approach. It is based on the principal of substitution that an informed purchaser would pay no more for the rights in acquiring a particular real property than the cost of acquiring, without undue delay, an equally desirable one. Three properties were selected for comparison, each with similar site characteristics, utility availability, zoning classification and road access. No inspection was made of the property or comparables used in this report and the Real Estate Services Department staff relied upon information solely provided by program staff. The valuation conclusion is limited only by the reported assumptions and conditions that no other known or unknown adverse conditions exist. If the Board of County Commissioners choose to acquire the property, 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 Bacon parcel, which has an initial valuation over $500,000; the average of the two appraisal reports will determine the actual value of the subject property. Table 3. Assessed & Estimated Value Property owner Address Acreage Assessed Value* Estimated Value** Robert G. and Barbara R. Bacon 611 Inlet Dr. 0.86 $ 2,297,272 $ * 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 Bacon parcel will be obtained from the Collier County Real Estate Services Department prior to presentation to the Board of County Commissioners. 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 Residential Single-Family-3. The maximum building density is 3 units per gross acre. The eastern third of the parcel is within a Special Treatment Area. 28.A.j Packet Pg. 866 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 10 2.3 Initial Screening Criteria Satisfaction (Ord. 2002-63, as amended, Sec. 12) Criteria 1: CLIP Priority 1 Natural Community Does the property contain Upland Hardwood Forest, Scrub, Coastal Upland, Dry Prairie, or Upland Pine? YES It contains Maritime Hammock. Criteria 2: CLIP Priority 2 Natural Community Does the property contain Pine Flatwoods or Coastal Wetlands? N/A Parcel does contains Mangrove Swamp, but already contains Maritime Hammock. Criteria 3: Other Native, Natural Communities Does the property contain other native, natural communities? NO The parcel does not contain any Other Native, Natural Communities. Criteria 4: Human Social Values Does the property offer cultural values, appropriate access for natural resource-based recreation, and the enhancement of the aesthetic setting of Collier County? YES This parcel is in the Urban Target Protection Area on Marco Island and has access from a public road. The parcel provides wildlife viewing and greenspace in a developed area. The parcel is too small to accommodate extensive trails but can be enjoyed from the sidewalk/road. 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 The eastern side of the parcel is within an Outstanding Florida Water, holds water tidally, and provides protection from storm surge. Criteria 6: Biological and Ecological Value Does the property offer significant biological values, including biodiversity and listed species habitat? YES The parcel contains active gopher tortoise burrows and habitat for migratory birds and listed wading birds. 28.A.j Packet Pg. 867 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 11 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? NO Criteria 8: Target Area Is the property within a Board-approved target protection mailing area? NO The B & G Landholdings parcels met 4 out of the 8 Initial Screening Criteria. 28.A.j Packet Pg. 868 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 12 3. Initial Screening Criteria 3.1 Ecological Values 3.1.1 Vegetative Communities The parcel consists primarily of maritime hammock, with mangrove swamp on the eastern edge. Maritime hammock is a predominantly evergreen hardwood forest growing on stabilized coastal dunes. Some of the components of this category that were observed on the parcel include: gumbo limbo (Bursera simaruba), seagrape (Coccoloba uvifera), wild coffee (Psychotria nervosa), cocoplum (Chrysobalanus icaco), marlberry (Ardisia escallonioides), snowberry (Chiococca alba), hoopvine (Trichostigma octandrum), Jamaican dogwood (Piscidia piscipula), satinleaf (Chrysophyllum oliviforme), oak (Quercus sp.), strangler fig (Ficus aurea), white indigoberry (Randia aculeata), varnish leaf (Dodonaea viscosa), white stopper (Eugenia axillaris), and coralbean (Erythrina herbacea). The mangrove swamp along the eastern, bay side of the parcel consists primarily of white mangrove with shoreline seapurslane (Sesuvium portulacastrum) and sandbur (Cenchrus sp.) in the groundcover. Very little invasive, exotic vegetation exists within the parcel. One Brazilian pepper exists along the western edge, and a few carrotwood saplings and rosary pea plants were noted. Table 4. Listed Plant Species Common Name Scientific Name State Status Federal Status Satinleaf Chrysophyllum oliviforme State Threatened n/a Hoopvine Trichostigma octandrum State Endangered n/a 28.A.j Packet Pg. 869 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 13 Figure 4 - CLIP4 Priority Natural Communities 28.A.j Packet Pg. 870 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 14 Figure 5 - Florida Cooperative Land Cover Classification System 28.A.j Packet Pg. 871 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 15 Figure 6 –Maritime hammock Figure 7 – Maritime hammock and mangrove transition zone 28.A.j Packet Pg. 872 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 16 3.1.2 Wildlife Communities Active gopher tortoise burrows were observed on the parcel itself. Ten potentially occupied burrows were identified on the parcel during a November 2021 burrow survey conducted by Audubon Western Everglades. Potentially occupied burrows were also observed on the adjacent parcel to the south. The maritime hammock community within the Bacon parcel provides habitat for migratory bird species. Fiddler crabs were observed within the mangroves. Table 5 – Listed Wildlife Detected Common Name Scientific Name State Status Federal Status Mode of Detection Gopher tortoise Gopherus polyphemus Threatened n/A Active burrow observed during site visit Figure 8 – Active gopher tortoise burrow on western side of property 28.A.j Packet Pg. 873 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 17 Figure 9 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) 28.A.j Packet Pg. 874 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 18 Figure 10 - CLIP4 Potential Habitat Richness 28.A.j Packet Pg. 875 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 19 3.1.3 Water Resources The parcel does protect water resources. Although it adds very minimally to the surficial aquifer, it does contain wetland soils, is tidally inundated on the eastern edge, and protects against storm surge. Soils data is based on the Soil Survey of Collier County Area, Florida (USDA/NRCS, 1990). Mapped soils on this parcel indicate the site consists primarily of Durbin and Wulfert mucks, frequently flooded - level, very poorly drained soils found in tidal mangrove swamps; however, after field inspection, staff estimates that the western half of the parcel contains paola fine sand, 1 to 8 pct slopes – an excessively drained soil found on coastal dunes on Marco Island. 28.A.j Packet Pg. 876 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 20 Figure 11 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones 28.A.j Packet Pg. 877 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 21 Figure 12 - Collier County Soil Survey 28.A.j Packet Pg. 878 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 22 Figure 13 LIDAR Elevation Map 28.A.j Packet Pg. 879 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 23 3.1.4 Ecosystem Connectivity This parcel does not provide direct connectivity to other conservation lands; however, there are undeveloped lands between this parcel and the Rookery Bay National Estuarine Research Reserve approximately 200 feet to the south. The parcel is within an urban, residential area with a road (Inlet Dr.) adjacent to the west, single family residences to the north, an undeveloped parcel to the south, and Barfield Bay to the east. Figure 14 - Conservation Lands 28.A.j Packet Pg. 880 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 24 3.2 Human Values 3.2.1 Recreation This parcel is bordered by a road along its entire western edge. Birdwatching and photography would be encouraged from the road right of way. Providing access to the parcel with a short trail would not be recommended due to the small size of the parcel and the sensitivity and density of the vegetation. 3.2.2 Accessibility The parcel would be visible from a public road. No pedestrian or vehicular access onto the parcel would be recommended. The parcel is within walking/biking distance of many residences and commercial parking lots. Creating parking within the parcel would also not be recommended because of its small size, native vegetation, and wildlife utilization. If this parcel is acquired along with other parcels in the area, Conservation Collier will coordinate with the City of Marco Island regarding parking. Depending on location, the City of Marco Island has offered to assist in providing off-street parking on pervious material and the installation of signage consistent with the City’s Land Development Codes. 3.2.3 Aesthetic/Cultural Enhancement This parcel is in the Urban Target Protection Area on Marco Island and has access from a public road. The parcel provides wildlife viewing and greenspace in a neighborhood where nearly every lot is developed. The parcel is too small to accommodate trails but can be enjoyed from the side of the road. Per the Florida Master Site File, there are no known archaeological sites within 1,000 feet of the parcel. Figure 15 - Cultural/ Aesthetic Attribute Photo 1 28.A.j Packet Pg. 881 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 25 3.3 Restoration and Management 3.3.1 Vegetation Management 3.3.1.1 Invasive Vegetation Very little invasive, exotic vegetation exists within the parcel. One medium sized Brazilian pepper is growing on the western boundary and several small carrotwoods were observed along the western boundary. The invasive, exotic serpent fern (Microsorum grossum) was observed growing along the northern boundary, but the interior of the property contained no non-native vegetation. 3.3.1.2 Prescribed Fire The parcel contains maritime hammock and mangrove, which are not fire dependent communities. 3.3.2 Remediation and Site Security No site security issues appear to exist within the parcel. Educational signage regarding the importance of the parcel for native wildlife could be installed to discourage trespass and littering. 3.3.3 Assistance No assistance is anticipated. 3.4 Vulnerability 3.4.1 Zoning and Land Use The parcel is zoned RSF-3, Residential Single Family. The eastern third of the parcel is within a Special Treatment Area. Residential Single Family Districts are intended to be single-family residential areas of low density. Permitted uses include single-family dwellings, family care facilities (subject to the Land Development Code), and public parks and open space. The Future Land Use of the parcel is Low Density Residential – 0-4 units per acre. The lot is vulnerable to development for a home. 28.A.j Packet Pg. 882 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 26 Figure 16 – Zoning Figure 17 –Future Land Use 28.A.j Packet Pg. 883 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 27 3.4.2 Development Plans The parcel is not currently planned for development; however, its location near developed residential lots along a roadway makes it vulnerable to development. Although the gopher tortoises present on the parcel would make development cost prohibitive, development is still possible. 4. Acquisition Considerations Staff would like to bring the following items to the attention of the Advisory Committee during the review of this property. The following does not affect the scoring. The owners of this property live in a home on the adjacent parcel to the north. An LLC that was managed by one of the owners of this property sold the vacant, 1.15-acre adjacent property to the south in March 2021 for $775,000. 5. Management Needs and Costs Table 6 - Estimated Costs of Site Remediation, Improvements, and Management Management Element Initial Cost Annual Recurring Cost Comments Invasive Vegetation Removal $1,000 N/A Invasive vegetation is minimal; maintenance could be completed in-house once initial is completed Signage $5,000 $100 Educational signage and signage denoting the property as Conservation Collier preserve TOTAL $6,000 $100 6. Potential for Matching Funds The primary partnering agencies for conservation acquisitions, and those identified in the ordinance are the Florida Communities Trust (FCT) and The Florida Forever Program. The following highlights potential for partnering funds, as communicated by agency staff. Florida Communities Trust - Parks and Open Space Florida Forever grant program: The FCT Parks and Open Space Florida Forever grant program provides grant funds to local governments and nonprofit organizations to acquire conservation lands, urban open spaces, parks and greenways. Application for this program is typically made for pre-acquired sites up to two years from the time of acquisition. The Parks and Open Space Florida Forever grant program assists the Department of Environmental Protection in helping communities meet the challenges of growth, supporting viable community development and protecting natural resources and open space. The program receives 21 percent Florida Forever appropriation. Florida Forever Program: Staff has been advised that the Florida Forever Program is concentrating on funding parcels already included on its ranked priority list. This parcel is not inside a Florida Forever priority project boundary. Additionally, the Conservation Collier Program has not been successful in 28.A.j Packet Pg. 884 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 28 partnering with the Florida Forever Program due to conflicting acquisition policies and issues regarding joint title between the programs. Additional Funding Sources: There are no additional funding sources known at this time. 28.A.j Packet Pg. 885 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 29 7. Secondary Criteria Scoring Form Property Name: Bacon Target Protection Mailing Area: N/A Folio(s): 57802400000 Secondary Criteria Scoring Possible Points Awarded Points Percentage 1 - Ecological Value 160 89 56 2 - Human Value 80 37 46 3 - Restoration and Management 80 78 97 4 - Vulnerability 80 64 81 TOTAL SCORE 400 269 67 1 - ECOLOGICAL VALUES (40% of total) Possible Points Awarded Points Comments 1.1 VEGETATIVE COMMUNITIES 200 170 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) 100 100 Maritime Hammock b. Parcel contains CLIP4 Priority 2 communities (22211 - Hydric Pine Flatwoods, 2221 - Wet Flatwoods, or 1311 - Mesic Flatwoods) 60 c. Parcel contains CLIP4 Priority 3 communities (5250 - Mangrove Swamp, or 5240 - Salt Marsh) 50 d. Parcel contains CLIP4 Priority 4 communities (5250 - Mangrove Swamp) 25 1.1.2 - Plant community diversity (Select the highest score) a. Parcel has ≥ 3 CLC native plant communities (Florida Cooperative Land Cover Classification System native plant communities) 20 b. Parcel has ≤ 2 CLC native plant communities 10 10 Maritime Hammock; Mangrove 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 c. Parcel has ≤ 2 CLC listed plant species 10 10 Satinleaf; hoopvine d. Parcel has 0 CLC listed plant species 0 1.1.4 - Invasive Plant Infestation (Select highest score) 28.A.j Packet Pg. 886 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 30 a. 0 - 10% infestation 50 50 1 Brazilian pepper; a few carrotwood; b. 10 - 25% infestation 40 c. 25 - 50% infestation 30 d. 50 - 75% infestation 20 e. ≥75% infestation 10 1.2 - WILDLIFE COMMUNITIES 100 80 1.2.1 - Listed wildlife species (Select the highest score) a. Listed wildlife species documented on the parcel 80 80 gopher tortoise b. Listed wildlife species documented on adjacent property 60 c CLIP Potential Habitat Richness ≥5 species 40 d. No listed wildlife documented near parcel 0 1.2.2 - Significant wildlife habitat (Rookeries, roosts, denning sites, nesting grounds, high population densities, etc) (Select highest score) a. Parcel protects significant wildlife habitat (Please describe) 20 b. Parcel enhances adjacent to significant wildlife habitat (Please describe) 10 c. Parcel does not enhance significant wildlife habitat 0 0 Very small 1.3 - WATER RESOURCES 100 60 1.3.1 - Aquifer recharge (Select the highest score) a. Parcel is located within a wellfield protection zone or within a CLIP4 Aquifer Recharge Priority 1 area 40 b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2 or 3 area 30 c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4 or 5 area 20 d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6 area 0 0 1.3.2 - Surface Water Protection (Select the highest score) a. Parcel is contiguous with and provides buffering for an Outstanding Florida Waterbody 30 30 b. Parcel is contiguous with and provides buffering for a creek, river, lake, canal or other surface water body 20 c. Parcel is contiguous with and provides buffering for an identified flowway 15 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 10 28.A.j Packet Pg. 887 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 31 d. Parcel does not provide floodplain management benefits 0 0 1.4 - ECOSYSTEM CONNECTIVITY 200 25 1.4.1 - Acreage (Select Highest Score) a. Parcel is ≥ 300 acres 150 b. Parcel is ≥ 100 acres 100 b. Parcel is ≥ 50 acres 75 c. Parcel is ≥ 25 acres 25 d. Parcel is ≥ 10 acres 15 e. Parcel is < 10 acres 0 0 1.4.2 - Connectivity (Select highest score) a. Parcel is immediately contiguous with conservation lands 50 b. Parcel is not immediately contiguous, but parcels between it and nearby conservation lands are undeveloped 25 25 c. Parcel is isolated from conservation land 0 0 ECOLOGICAL VALUES TOTAL POINTS 600 335 ECOLOGICAL VALUES WEIGHTED SCORE (Awarded Points/Possible Points*160) 160 89 2 - HUMAN VALUES (20%) Possible Points Awarded Points Comments 2.1 - RECREATION 120 20 2.1.1 - Compatible recreation activities (Select all that apply) a. Hunting 20 0 b. Fishing 20 0 c. Water-based recreation (paddling, swimming, etc) 20 0 d. Biking 20 0 e. Equestrian 20 0 f. Passive natural-resource based recreation (Hiking, photography, wildlife watching, environmental education, etc) 20 20 g. Parcel is incompatible with nature-based recreation 0 0 2.2 - ACCESSIBILITY 120 90 2.2.1 - Seasonality (Select the highest score) a. Parcel accessible for land-based recreation year round 20 20 b. Parcel accessible for land-based recreation seasonally 10 c. Parcel is inaccessible for land-based recreation 0 2.2.2 - Vehicle access (Select the highest score) a. Public access via paved road 50 50 b. Public access via unpaved road 30 c. Public access via private road 20 d. No public access 0 2.2.3 - Parking Availability (Select the highest score) a. Minor improvements necessary to provide on-site parking 40 28.A.j Packet Pg. 888 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 32 b. Major improvements necessary to provide on-site parking (Requires site development plan) 25 b. Public parking available nearby or on adjacent preserve 20 c. Street parking available 10 10 d. No public parking available 0 2.2.4 - Pedestrian access (Select the highest score) a. Parcel is easily accessible to pedestrians (within walking distance of housing development) 10 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 280 130 HUMAN VALUES WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 37 3 - RESTORATION AND MANAGEMENT (20%) Possible Points Awarded Points Comments 3.1 - VEGETATION MANAGEMENT 120 120 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%) 100 100 b. Moderate invasive/nuisance plant management necessary to restore and maintain native plant communities (30-65%) 75 c. Major invasive/nuisance plant management necessary to restore and maintain native plant communities (>65%) 50 d. Major invasive/nuisance plant management and replanting necessary to restore and maintain native plant communities (>65%) 25 e. Restoration of native plant community not feasible 0 3.1.2 - Prescribed fire necessity and compatibility (Select the highest score) a. Parcel contains fire dependent plant communities and is compatible with prescribed fire or parcel does not contain fire dependent plant communities 20 20 b. Parcel contains fire dependent plant communities and is incompatible with prescribed fire 0 3.2 - REMEDIATION AND SITE SECURITY 50 50 28.A.j Packet Pg. 889 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 33 3.2.1 - Site remediation and human conflict potential (Dumping, contamination, trespassing, vandalism, other) (Select the highest score) a. Minimal site remediation or human conflict issues predicted 50 50 Parcel is easily accessible from sidewalk road b. Moderate site remediation or human conflict issues predicted (Please describe) 20 c. Major site remediation or human conflict issues predicted (Please describe) 5 d. Resolving site remediation or human conflict issues not feasible 0 3.3 - ASSISTANCE 5 0 3.4.1 - Management assistance by other entity a. Management assistance by other entity likely 5 b. Management assistance by other entity unlikely 0 RESTORATION AND MANAGEMENT TOTAL SCORE 175 170 RESTORATION AND MANAGEMENT WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 78 4 - VULNERABILITY (20%) Possible Points Awarded Points Comments 4.1 - ZONING AND LAND USE 130 130 4.1.1 - Zoning and land use designation (Select the highest score) a. Zoning allows for Single Family, Multifamily, industrial or commercial 100 100 b. Zoning allows for density of no greater than 1 unit per 5 acres 75 c. Zoning allows for agricultural use /density of no greater than 1 unit per 40 acres 50 d. Zoning favors stewardship or conservation 0 4.1.2 - Future Land Use Type (Select the highest score) a. Parcel designated Urban 30 30 b. Parcel designated Estates, Rural Fringe Receiving and Neutral, Agriculture 25 c. Parcel designated Rural Fringe Sending, Rural Lands Stewardship Area 5 d. Parcel is designated Conservation 0 4.2 - DEVELOPMENT PLANS 50 15 4.2.1 - Development plans (Select the highest score) a. Parcel has been approved for development 20 b. SFWMD and/or USACOE permit has been applied for or SDP application has been submitted 15 c. Parcel has no current development plans 0 0 28.A.j Packet Pg. 890 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 34 4.2.2 - Site characteristics amenable to development (Select all that apply) a. Parcel is primarily upland 10 10 b. Parcel is along a major roadway 10 c. Parcel is >10 acres 5 d. Parcel is within 1 mile of a current or planned commercial or multi-unit residential development 5 5 VULNERABILITY TOTAL SCORE 180 145 VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 64 28.A.j Packet Pg. 891 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 35 8. Additional Site Photos Snowberry Steep incline in middle of parcel 28.A.j Packet Pg. 892 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 36 Gumbo limbo Hoopvine Maritime hammock on western side of parcel 28.A.j Packet Pg. 893 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 37 APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify statewide priorities for a broad range of natural resources in Florida. It was developed through a collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3 categories have also been combined into the Aggregated layer, which identifies 5 priority levels for natural resource conservation. Below is a description of each of the three CLIP4 data layers used in this report. Figure 4 - CLIP4 Priority Natural Communities Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub, sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie, upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities are prioritized by a combination of their heritage global status rank (G-rank) and landscape context, based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context. Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very High/High. Priority 5 is G5 Medium. This data layer was created by FNAI originally to inform the Florida Forever environmental land acquisition program. The natural communities were mapped primarily based on the FNAI/FWC Cooperative Land Cover (CLC) data layer, which is a compilation of best-available land cover data for the entire state. The CLC is based on both remote-sensed (from aerial photography, primarily from water management district FLUCCS data) and ground-truthed (from field surveys on many conservation lands) data. Figure 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. 28.A.j Packet Pg. 894 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report Folio Number: 57801240009 Owner Names: Robert G. and Barbara R. Bacon Date: September 11, 2024 38 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. 28.A.j Packet Pg. 895 Attachment: 5.A.1. Bacon - ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Initial Criteria Screening Report Durr/Roemer Owner Name: Richard G. Durr & Louise M. Roemer Size: 2.5 acres Folio Number: 36867840105 Staff Report Date: September 11, 2024 59 34 69 60 160 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: 222/400 Awarded Points Possible Points 28.A.k Packet Pg. 896 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 2 Table of Contents Table of Contents ......................................................................................................................................... 2 1. Introduction ........................................................................................................................................... 4 2. Summary of Property ............................................................................................................................ 5 Figure 1 - Parcel Location Overview ...........................................................................................5 Figure 2 - Parcel Close-up ...........................................................................................................6 2.1 Summary of Property Information ....................................................................................................7 Table 1 – Summary of Property Information ..............................................................................7 Figure 3 - Secondary Criteria Score ............................................................................................8 Table 2 - Secondary Criteria Score Summary .............................................................................8 2.2 Summary of Assessed Value and Property Cost Estimates ..............................................................9 Table 3. Assessed & Estimated Value .........................................................................................9 2.2.1 Zoning, Growth Management and Conservation Overlays ....................................................9 2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, as amended, Sec. 12) ........... 10 3. Initial Screening Criteria ...................................................................................................................... 12 3.1 Ecological Values ............................................................................................................................. 12 3.1.1 Vegetative Communities ....................................................................................................... 12 Figure 4 - CLIP4 Priority Natural Communities ........................................................................ 13 Figure 5 - Florida Cooperative Land Cover Classification System ............................................ 14 Figure 6 – Mesic Flatwoods ..................................................................................................... 15 3.1.2 Wildlife Communities ............................................................................................................ 15 Table 4 – Listed Wildlife Detected ........................................................................................... 15 Figure 7 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................... 16 Figure 8 - CLIP4 Potential Habitat Richness ............................................................................. 17 3.1.3 Water Resources ................................................................................................................... 18 Figure 9 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones .............................. 19 Figure 10 - Collier County Soil Survey ...................................................................................... 20 Figure 11 LIDAR Elevation Map ............................................................................................... 21 3.1.4 Ecosystem Connectivity ........................................................................................................ 22 Figure 12 - Conservation Lands ............................................................................................... 23 3.2 Human Values ................................................................................................................................. 24 3.2.1 Recreation ............................................................................................................................. 24 3.2.2 Accessibility ........................................................................................................................... 24 28.A.k Packet Pg. 897 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 3 3.2.3 Aesthetic/Cultural Enhancement ......................................................................................... 24 3.3 Restoration and Management ....................................................................................................... 25 3.3.1 Vegetation Management ...................................................................................................... 25 3.3.1.1 Invasive Vegetation ..................................................................................................... 25 3.3.1.2 Prescribed Fire ............................................................................................................ 25 3.3.2 Remediation and Site Security .............................................................................................. 25 3.3.3 Assistance .............................................................................................................................. 25 3.4 Vulnerability .................................................................................................................................... 25 3.4.1 Zoning and Land Use ............................................................................................................. 25 Figure 13 - Zoning .................................................................................................................... 26 Figure 14 – Future Land Use ................................................................................................... 27 3.4.2 Development Plans ............................................................................................................... 28 4. Acquisition Considerations .................................................................................................................. 28 5. Management Needs and Costs .............................................................................................................. 28 Table 5 - Estimated Costs of Site Remediation, Improvements, and Management ................ 28 6. Potential for Matching Funds .............................................................................................................. 28 7. Secondary Criteria Scoring Form ......................................................................................................... 29 8. Additional Site Photos ......................................................................................................................... 35 APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions ...................................... 39 28.A.k Packet Pg. 898 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 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 Program 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. 28.A.k Packet Pg. 899 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 5 2. Summary of Property Figure 1 - Parcel Location Overview 28.A.k Packet Pg. 900 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 6 Figure 2 - Parcel Close-up 28.A.k Packet Pg. 901 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 7 2.1 Summary of Property Information Table 1 – Summary of Property Information Characteristic Value Comments Name Durr-Roemer Richard G. Durr & Louise M. Roemer Folio Number 36867840105 Target Protection Area NGGE Not within a Target Protection Mailing Area Size 2.5 acres Section, Township, and Range S1, Twn 49, R25 Zoning Category/TDRs Estates Maximum density is 1 unit per 2.25 acres FEMA Flood Map Category Primarily AH with small area of X500 on west edge AH - area close to water hazard that has a one percent chance of experiencing shallow flooding between one and three feet each year X500 - area between the limits of the base flood and the 0.2-percent-annual-chance (or 500-year) flood Existing structures None observed Adjoining properties and their Uses Developed Estates lots Parcel is surrounded by developed Estates lots on all sides with 25th St NW bordering its west side Development Plans Submitted None Known Property Irregularities None known Other County Dept Interest None known 28.A.k Packet Pg. 902 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 8 Figure 3 - Secondary Criteria Score Table 2 - Secondary Criteria Score Summary Criteria Awarded Weighted Points Possible Weighted Points Awarded/Possible Points 1 - Ecological Value 59 160 37% 1.1 - Vegetative Communities 35 53 65% 1.2 - Wildlife Communities 21 27 80% 1.3 - Water Resources 3 27 10% 1.4 - Ecosystem Connectivity 0 53 0% 2 - Human Values 34 80 43% 2.1 - Recreation 6 34 17% 2.2 - Accessibility 26 34 75% 2.3 - Aesthetics/Cultural Enhancement 3 11 25% 3 - Restoration and Management 69 80 86% 3.1 - Vegetation Management 46 55 83% 3.2 - Remediation and Site Security 23 23 100% 3.3 - Assistance 0 2 0% 4 - Vulnerability 60 80 75% 4.1 - Zoning and Land Use 56 58 96% 4.2 - Development Plans 4 22 20% Total 222 400 55% 59 34 69 60 160 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: 222/400 Awarded Points Possible Points 28.A.k Packet Pg. 903 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 9 2.2 Summary of Assessed Value and Property Cost Estimates The interest being appraised is fee simple “as is” for the purchase of the site. A value of the parcel was estimated using only one of the three traditional approaches to value, the sales comparison approach. It is based on the principal of substitution that an informed purchaser would pay no more for the rights in acquiring a particular real property than the cost of acquiring, without undue delay, an equally desirable one. Three properties were selected for comparison, each with similar site characteristics, utility availability, zoning classification and road access. No inspection was made of the property or comparables used in this report and the Real Estate Services Department staff relied upon information solely provided by program staff. The valuation conclusion is limited only by the reported assumptions and conditions that no other known or unknown adverse conditions exist. If the Board of County Commissioners choose to acquire this property, an appraisal by an independent Real Estate Appraiser will be obtained at that time. Pursuant to the Conservation Collier Purchase Policy, one appraisal is required for the Diveley Trust parcel, which have an initial estimated valuation less than $500,000; 1 independent Real Estate Appraiser will value the subject property and that appraisal report will be used to determine the offer made to the seller. Table 3. Assessed & Estimated Value Property owner Address Acreage Assessed Value* Estimated Value** Richard G. Durr & Louise M. Roemer No address 2.5 $197,500 TBD * Assessed Value is obtained from the Property Appraiser’s Website. Because this lot was split after the final tax roll, the Assessed Value was listed as $0. The value in the table matches similar, vegetated, undeveloped lots in the immediate area. **The Estimated Value for the parcel will be obtained from the Collier County Real Estate Services Department prior to BCC ranking. 2.2.1 Zoning, Growth Management and Conservation Overlays Zoning, growth management and conservation overlays will affect the value of a parcel. This parcel is zoned Estates. Maximum density is 1 unit per 2.25 acres or per lot. The lot could be split to accommodate 2 homes. 28.A.k Packet Pg. 904 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 10 2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, as amended, Sec. 12) Criteria 1: CLIP Priority 1 Natural Community Does the property contain Upland Hardwood Forest, Scrub, Coastal Upland, Dry Prairie, or Upland Pine? NO Parcel does not contain CLIP Priority 1 Natural Community. Mapped as Residential, Low Density and Mesic Flatwoods; contains Pine Flatwoods and Mesic Flatwoods. Criteria 2: CLIP Priority 2 Natural Community Does the property contain Pine Flatwoods or Coastal Wetlands? YES Parcel contains Pine Flatwoods and Mesic Flatwoods. Criteria 3: Other Native, Natural Communities Does the property contain other native, natural communities? NO Criteria 4: Human Social Values Does the property offer cultural values, appropriate access for natural resource-based recreation, and the enhancement of the aesthetic setting of Collier County? YES The property is accessible via 25th St NW. A short hiking trail could be established on the parcel; however, parking would only be available on the side of the street. 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? NO Contains a small amount of mapped hydric soils, but no wetlands on site. Mapped as low aquifer recharge area. Criteria 6: Biological and Ecological Value Does the property offer significant biological values, including biodiversity and listed species habitat? YES The parcel provides gopher tortoise habitat. 28.A.k Packet Pg. 905 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 11 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? NO Criteria 8: Target Area Is the property within a Board-approved target protection mailing area? NO The Durr/Roemer parcel met 3 out of the 8 Initial Screening Criteria. 28.A.k Packet Pg. 906 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 12 3. Initial Screening Criteria 3.1 Ecological Values 3.1.1 Vegetative Communities The plant communities present on the Durr/Roemer parcel include Pine Flatwoods to the west and Mesic Flatwoods to the east. Some areas within the Pine Flatwoods had been cleared and mowed, but have since been allowed to grow. Florida slash pine (Pinus elliotti var. densa) dominates the canopy in both communities with occasional cabbage palm (Sabal palmetto) in both midstories. The midstory and groundcover of the Pine Flatwoods contain rusty lyonia (Lyonia ferruginea), saw palmetto (Serenoa repens), winged sumac (Rhus copallinum), bracken fern (Pteridium aquilinum), muscadine grape (Vitis rotundifolia), pineland heliotrope (Euploca polyphylla), grasses, herbaceous plants, and bare patches of sand. The midstory and groundcover of the Mesic Flatwoods contain occasional cypress (Taxodium spp.), saw palmetto, myrsine (Myrsine cubana), American beautyberry (Callicarpa americana), greenbrier (Smilax sp), poison ivy (Toxicodendron radicans), and muscadine grape. The ground is also covered with a thick layer of pine needles in the Mesic Flatwoods. Invasive plants encountered include Caesar weed (Urena lobata), guineagrass (Urochloa maxima), lantana (Lantana strigocamara), Australian pine (Casuarina sp), and java plum (Syzygium cumini). The density of these exotics is less than 10%. The state endangered cardinal air plant (Tillandsia fasciculata) was observed on the parcel during the site visit. 28.A.k Packet Pg. 907 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 13 Figure 4 - CLIP4 Priority Natural Communities 28.A.k Packet Pg. 908 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 14 Figure 5 - Florida Cooperative Land Cover Classification System 28.A.k Packet Pg. 909 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 15 Figure 6 – Mesic Flatwoods 3.1.2 Wildlife Communities CLIP4 Species Richness Maps show potential for 2-4 focal species to utilize the property. The property is in an area of rural residential homes. Large mammals such as white-tailed deer, Florida black bear, and potentially, Florida panther are likely to utilize the parcel if in the area. Gopher tortoises are present on site. Table 4 – Listed Wildlife Detected Common Name Scientific Name State Status Federal Status Mode of Detection Gopher Tortoise Gopherus polyphemus Threatened N/A Observed potentially occupied burrow during site visit 28.A.k Packet Pg. 910 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 16 Figure 7 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) 28.A.k Packet Pg. 911 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 17 Figure 8 - CLIP4 Potential Habitat Richness 28.A.k Packet Pg. 912 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 18 3.1.3 Water Resources The parcel does not hold water during the wet season and does not provide significant aquifer recharge capacity. Although approximately 10% of the soils are mapped as hydric “Riviera Fine Sand, Limestone Substratum”, no wetlands exist on site. 28.A.k Packet Pg. 913 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 19 Figure 9 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones 28.A.k Packet Pg. 914 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 20 Figure 10 - Collier County Soil Survey 28.A.k Packet Pg. 915 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 21 Figure 11 LIDAR Elevation Map 28.A.k Packet Pg. 916 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 22 3.1.4 Ecosystem Connectivity This parcel does not directly connect to existing conservation lands. 28.A.k Packet Pg. 917 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 23 Figure 12 - Conservation Lands 28.A.k Packet Pg. 918 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 24 3.2 Human Values 3.2.1 Recreation This parcel would provide year-round access for limited recreational activities including hiking and bird watching. 3.2.2 Accessibility The site is directly accessible from 25th St. NW. Street parking is available. On-site parking would impact gopher tortoise habitat and would most likely require a site plan and permitting 3.2.3 Aesthetic/Cultural Enhancement This parcel provides no outstanding Aesthetic/Cultural Enhancement. 28.A.k Packet Pg. 919 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 25 3.3 Restoration and Management 3.3.1 Vegetation Management 3.3.1.1 Invasive Vegetation Invasive vegetation infestation rates are relatively low on this parcel. Invasive plants encountered include Caesar weed (Urena lobata), guineagrass (Urochloa maxima), lantana (Lantana strigocamara), Australian pine (Casuarina sp), and java plum (Syzygium cumini). The density of these exotics is less than 10% 3.3.1.2 Prescribed Fire Although this parcel would benefit from prescribed burning, it would not be practical to burn a 2.5- acre stand-alone parcel. 3.3.2 Remediation and Site Security The parcel primarily requires exotic plant removal. Fencing could be required if UTV trespass becomes a consistent issue. 3.3.3 Assistance Assistance is not predicted. 3.4 Vulnerability 3.4.1 Zoning and Land Use This parcel is zoned Estates, which allows 1 unit per 2.25 acres. 28.A.k Packet Pg. 920 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 26 Figure 13 - Zoning 28.A.k Packet Pg. 921 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 27 Figure 14 – Future Land Use 28.A.k Packet Pg. 922 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 28 3.4.2 Development Plans Currently, no development is planned for the parcel. 4. Acquisition Considerations Staff would like to bring the following items to the attention of the Advisory Committee during the review of this property. The following does not affect the scoring. The following are items that will be addressed in the Executive Summary to the Board of County Commissioners if this property moves forward for ranking. No additional acquisition considerations exist. 5. Management Needs and Costs Table 5 - Estimated Costs of Site Remediation, Improvements, and Management Management Element Initial Cost Annual Recurring Cost Comments Invasive Vegetation Removal $2,000 $500 $800/acre initial, $200/acre recurring; 2.5 acres Signage $200 N/A Total $2,200 $500 6. Potential for Matching Funds There are no known matching funds or partnership opportunities for acquisition in this area. 28.A.k Packet Pg. 923 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 29 7. Secondary Criteria Scoring Form Property Name: Durr-Roemer Target Protection Mailing Area: N/A Folio(s): 36867840105 Secondary Criteria Scoring Possible Points Awarded Points Percentage 1 - Ecological Value 160 59 37 2 - Human Value 80 34 43 3 - Restoration and Management 80 69 86 4 - Vulnerability 80 60 75 TOTAL SCORE 400 222 55 1 - ECOLOGICAL VALUES (40% of total) Possible Points Awarded Points Comments 1.1 VEGETATIVE COMMUNITIES 200 130 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 b. Parcel has ≤ 2 CLC native plant communities 10 10 Pine flatwoods; Mesic flatwoods 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 c. Parcel has ≤ 2 CLC listed plant species 10 10 Tillandsia fasciculata d. Parcel has 0 CLC listed plant species 0 1.1.4 - Invasive Plant Infestation (Select highest score) 28.A.k Packet Pg. 924 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 30 a. 0 - 10% infestation 50 50 b. 10 - 25% infestation 40 c. 25 - 50% infestation 30 d. 50 - 75% infestation 20 e. ≥75% infestation 10 1.2 - WILDLIFE COMMUNITIES 100 80 1.2.1 - Listed wildlife species (Select the highest score) a. Listed wildlife species documented on the parcel 80 80 gopher tortoise b. Listed wildlife species documented on adjacent property 60 c CLIP Potential Habitat Richness ≥5 species 40 d. No listed wildlife documented near parcel 0 1.2.2 - Significant wildlife habitat (Rookeries, roosts, denning sites, nesting grounds, high population densities, etc) (Select highest score) a. Parcel protects significant wildlife habitat (Please describe) 20 b. Parcel enhances adjacent to significant wildlife habitat (Please describe) 10 c. Parcel does not enhance significant wildlife habitat 0 0 1.3 - WATER RESOURCES 100 10 1.3.1 - Aquifer recharge (Select the highest score) a. Parcel is located within a wellfield protection zone or within a CLIP4 Aquifer Recharge Priority 1 area 40 b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2 or 3 area 30 c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4 or 5 area 20 d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6 area 0 0 1.3.2 - Surface Water Protection (Select the highest score) a. Parcel is contiguous with and provides buffering for an Outstanding Florida Waterbody 30 b. Parcel is contiguous with and provides buffering for a creek, river, lake, canal or other surface water body 20 c. Parcel is contiguous with and provides buffering for an identified flowway 15 d. Wetlands exist on site 10 e. Parcel does not provide opportunities for surface water quality enhancement 0 0 1.3.3 - Floodplain Management (Select all that apply) a. Parcel has depressional or slough soils 10 10 small portion in the NE corner 28.A.k Packet Pg. 925 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 31 b. Parcel has known history of flooding and is likely to provide onsite water attenuation 10 c. Parcel provides storm surge buffering 10 d. Parcel does not provide floodplain management benefits 0 1.4 - ECOSYSTEM CONNECTIVITY 200 0 1.4.1 - Acreage (Select Highest Score) a. Parcel is ≥ 300 acres 150 b. Parcel is ≥ 100 acres 100 b. Parcel is ≥ 50 acres 75 c. Parcel is ≥ 25 acres 25 d. Parcel is ≥ 10 acres 15 e. Parcel is < 10 acres 0 0 1.4.2 - Connectivity (Select highest score) a. Parcel is immediately contiguous with conservation lands 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 0 ECOLOGICAL VALUES TOTAL POINTS 600 220 ECOLOGICAL VALUES WEIGHTED SCORE (Awarded Points/Possible Points*160) 160 59 2 - HUMAN VALUES (20%) Possible Points Awarded Points Comments 2.1 - RECREATION 120 20 2.1.1 - Compatible recreation activities (Select all that apply) a. Hunting 20 b. Fishing 20 c. Water-based recreation (paddling, swimming, etc) 20 d. Biking 20 e. Equestrian 20 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 90 2.2.1 - Seasonality (Select the highest score) a. Parcel accessible for land-based recreation year round 20 20 b. Parcel accessible for land-based recreation seasonally 10 c. Parcel is inaccessible for land-based recreation 0 2.2.2 - Vehicle access (Select the highest score) a. Public access via paved road 50 50 b. Public access via unpaved road 30 c. Public access via private road 20 28.A.k Packet Pg. 926 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 32 d. No public access 0 2.2.3 - Parking Availability (Select the highest score) a. Minor improvements necessary to provide on-site parking 40 b. Major improvements necessary to provide on-site parking (Requires site development plan) 25 b. Public parking available nearby or on adjacent preserve 20 c. Street parking available 10 10 d. No public parking available 0 2.2.4 - Pedestrian access (Select the highest score) a. Parcel is easily accessible to pedestrians (within walking distance of housing development) 10 10 b. Parcel is not easily accessible to pedestrians 0 2.3 - AESTHETICS/CULTURAL ENHANCEMENT 40 10 2.3.1 - Aesthetic/cultural value (Choose all that apply) a. Mature/outstanding native vegetation 5 b. Scenic vistas 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 280 120 HUMAN VALUES WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 34 3 - RESTORATION AND MANAGEMENT (20%) Possible Points Awarded Points Comments 3.1 - VEGETATION MANAGEMENT 120 100 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%) 100 100 b. Moderate invasive/nuisance plant management necessary to restore and maintain native plant communities (30-65%) 75 c. Major invasive/nuisance plant management necessary to restore and maintain native plant communities (>65%) 50 d. Major invasive/nuisance plant management and replanting necessary to restore and maintain native plant communities (>65%) 25 e. Restoration of native plant community not feasible 0 3.1.2 - Prescribed fire necessity and compatibility (Select the highest score) a. Parcel contains fire dependent plant communities and is compatible with prescribed fire or parcel does not contain fire dependent plant communities 20 28.A.k Packet Pg. 927 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 33 b. Parcel contains fire dependent plant communities and is incompatible with prescribed fire 0 0 small and surrounded by homes 3.2 - REMEDIATION AND SITE SECURITY 50 50 3.2.1 - Site remediation and human conflict potential (Dumping, contamination, trespassing, vandalism, other) (Select the highest score) a. Minimal site remediation or human conflict issues predicted 50 50 b. Moderate site remediation or human conflict issues predicted (Please describe) 20 c. Major site remediation or human conflict issues predicted (Please describe) 5 d. Resolving site remediation or human conflict issues not feasible 0 3.3 - ASSISTANCE 5 0 3.4.1 - Management assistance by other entity a. Management assistance by other entity likely 5 b. Management assistance by other entity unlikely 0 0 RESTORATION AND MANAGEMENT TOTAL SCORE 175 150 RESTORATION AND MANAGEMENT WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 69 4 - VULNERABILITY (20%) Possible Points Awarded Points Comments 4.1 - ZONING AND LAND USE 130 125 4.1.1 - Zoning and land use designation (Select the highest score) a. Zoning allows for Single Family, Multifamily, industrial or commercial 100 100 b. Zoning allows for density of no greater than 1 unit per 5 acres 75 c. Zoning allows for agricultural use /density of no greater than 1 unit per 40 acres 50 d. Zoning favors stewardship or conservation 0 4.1.2 - Future Land Use Type (Select the highest score) a. Parcel designated Urban 30 b. Parcel designated Estates, Rural Fringe Receiving and Neutral, Agriculture 25 25 c. Parcel designated Rural Fringe Sending, Rural Lands Stewardship Area 5 d. Parcel is designated Conservation 0 4.2 - DEVELOPMENT PLANS 50 10 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 28.A.k Packet Pg. 928 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 34 4.2.2 - Site characteristics amenable to development (Select all that apply) a. Parcel is primarily upland 10 10 b. Parcel is along a major roadway 10 c. Parcel is >10 acres 5 d. Parcel is within 1 mile of a current or planned commercial or multi- unit residential development 5 VULNERABILITY TOTAL SCORE 180 135 VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 60 28.A.k Packet Pg. 929 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 35 8. Additional Site Photos View of parcel looking east off 25th St. NW Rusty lyonia in pine flatwoods 28.A.k Packet Pg. 930 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 36 Previously cleared area of pine flatwoods Pine flatwoods 28.A.k Packet Pg. 931 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 37 Gopher tortoise burrow Mesic flatwoods 28.A.k Packet Pg. 932 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 38 Mesic flatwoods Cardinal air plant 28.A.k Packet Pg. 933 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 39 APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify statewide priorities for a broad range of natural resources in Florida. It was developed through a collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3 categories have also been combined into the Aggregated layer, which identifies 5 priority levels for natural resource conservation. Below is a description of each of the three CLIP4 data layers used in this report. Figure 4 - CLIP4 Priority Natural Communities Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub, sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie, upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities are prioritized by a combination of their heritage global status rank (G-rank) and landscape context, based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context. Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very High/High. Priority 5 is G5 Medium. This data layer was created by FNAI originally to inform the Florida Forever environmental land acquisition program. The natural communities were mapped primarily based on the FNAI/FWC Cooperative Land Cover (CLC) data layer, which is a compilation of best-available land cover data for the entire state. The CLC is based on both remote-sensed (from aerial photography, primarily from water management district FLUCCS data) and ground-truthed (from field surveys on many conservation lands) data. Figure 8 - CLIP4 Potential Habitat Richness This CLIP version 4.0 data layer is unchanged from CLIP v3.0. FWC Potential Habitat Richness. Because Strategic Habitat Conservation Areas (SHCA)s 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. 28.A.k Packet Pg. 934 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – Durr/Roemer Folio No: 36867840105 Owner Name(S): Richard G. Durr & Louise M. Roemer Date: September 11, 2024 40 Figure 9 - 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. 28.A.k Packet Pg. 935 Attachment: 5.A.2. Durr-Roemer ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Initial Criteria Screening Report North Belle Meade Preserve TPMA Target Protection Area Parcels and Acreage: 34 parcels (262.1 ac) Applied Parcel Owner(s), Acreage, and Folios: D & J Naples Investors LLC (5.0 ac.; 00342640005), Golden Land Partners LLC (6.25 ac.; 00343160005) Staff Report Date: August 3, 2022 (Revised August 26, 2022; March 8, 2023; and September 11, 2024) 123 60 30 9 160 80 80 80 0 50 100 150 200 1 - Ecological Value 2 - Human Value 3 - Restoration and Management 4 - Vulnerability Total Score: 221/400 Awarded Points Possible Points 28.A.l Packet Pg. 936 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 2 Table of Contents Table of Contents ......................................................................................................................................... 2 1. Introduction ........................................................................................................................................... 4 2. Summary of Property ............................................................................................................................ 5 Figure 1 - Parcel Location Overview ...........................................................................................5 Figure 2 - Parcel Close-up .........................................................................................................................6 2.1 Summary of Property Information ....................................................................................................7 Table 1 – Summary of Property Information .....................................................................................7 Figure 3 - Secondary Criteria Score ....................................................................................................8 Table 2 - Secondary Criteria Score Summary .....................................................................................8 2.2 Summary of Assessed Value and Property Cost Estimates ..............................................................9 Table 3. Assessed & Estimated Value ................................................................................................9 2.2.1 Zoning, Growth Management and Conservation Overlays ....................................................9 2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 12) ................................. 10 3. Initial Screening Criteria ...................................................................................................................... 12 3.1 Ecological Values ............................................................................................................................. 12 3.1.1 Vegetative Communities ....................................................................................................... 12 Table 4. Listed Plant Species.................................................................................................... 12 Figure 4 - CLIP4 Priority Natural Communities ........................................................................ 13 Figure 5 - Florida Cooperative Land Cover Classification System ............................................ 14 Figure 6 – Cypress and slash pine forest that has been subjected to stand replacing wildfire 15 Figure 7 – Good condition hydric pine flatwood ..................................................................... 15 3.1.2 Wildlife Communities ............................................................................................................ 16 Table 5 – Listed Wildlife Detected ........................................................................................... 16 Figure 8 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................... 17 Figure 9 - CLIP4 Potential Habitat Richness ............................................................................. 18 3.1.3 Water Resources ................................................................................................................... 19 Figure 10 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ............................ 20 Figure 11 - Collier County Soil Survey ...................................................................................... 21 Figure 12 LIDAR Elevation Map ............................................................................................... 22 3.1.4 Ecosystem Connectivity ........................................................................................................ 23 Figure 13 - Conservation Lands ............................................................................................... 24 3.2 Human Values ................................................................................................................................. 25 28.A.l Packet Pg. 937 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 3 3.2.1 Recreation ............................................................................................................................. 25 3.2.2 Accessibility ........................................................................................................................... 25 3.2.3 Aesthetic/Cultural Enhancement ......................................................................................... 25 Figure 14 – Flooded hydric pine flatwoods ............................................................................. 25 3.3 Restoration and Management ....................................................................................................... 25 3.3.1 Vegetation Management ...................................................................................................... 25 3.3.1.1 Invasive Vegetation ..................................................................................................... 25 3.3.1.2 Prescribed Fire ............................................................................................................ 26 3.3.2 Remediation and Site Security .............................................................................................. 26 3.3.3 Assistance .............................................................................................................................. 26 3.4 Vulnerability .................................................................................................................................... 26 3.4.1 Zoning and Land Use ............................................................................................................. 26 Figure 15 - Zoning .................................................................................................................... 28 Figure 16 - Zoning Overlays ..................................................................................................... 29 Figure 17 – Future Land Use ................................................................................................... 30 3.4.2 Development Plans ............................................................................................................... 31 4. Acquisition Considerations .................................................................................................................. 31 5. Management Needs and Costs .............................................................................................................. 31 Table 6 - Estimated Costs of Site Remediation, Improvements, and Management ................ 31 6. Potential for Matching Funds .............................................................................................................. 31 7. Secondary Criteria Scoring Form ......................................................................................................... 32 8. Additional Site Photos ......................................................................................................................... 38 APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions ...................................... 39 28.A.l Packet Pg. 938 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 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 Program 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. 28.A.l Packet Pg. 939 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 5 2. Summary of Property Figure 1 - Parcel Location Overview 28.A.l Packet Pg. 940 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 6 Figure 2 - Parcel Close-up 28.A.l Packet Pg. 941 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 7 2.1 Summary of Property Information Table 1 – Summary of Property Information Characteristic Value Comments Name Multiple Current applicants – D & J Naples Investors LLC and Golden Land Partners LLC Folio Number Multiple Current applications – 00343160005 and 00342640005 Target Protection Area North Belle Meade Preserve RFMUD Sending Size 262.1-acres total 34 parcels ranging from 2.08-40.04-acres Section, Township, and Range S33, Twn 49, R27 Zoning Category/TDRs A-RFMUD-Sending- NBMO with east side NRPA Agricultural base zoning in Rural Fringe Mixed Use District. All parcels are Sending with a North Belle Meade Overlay – Eastern parcels also have a Natural Resource Protection Area Overly Existing structures None Adjoining properties and their Uses Agriculture, Conservation Parcels to the north are agricultural but will be mined in future. Parcels to west are owned by county and may be developed for a variety of uses. Many parcels to east are private conservation land Development Plans Submitted None Known Property Irregularities None known Other County Dept Interest Transportation Potential for Wilson corridor extension to go through this area 28.A.l Packet Pg. 942 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 8 Figure 3 - Secondary Criteria Score Table 2 - Secondary Criteria Score Summary Criteria Awarded Weighted Points Possible Weighted Points Awarded/Possible Points 1 - Ecological Value 123 160 77% 1.1 - Vegetative Communities 32 53 60% 1.2 - Wildlife Communities 27 27 100% 1.3 - Water Resources 11 27 40% 1.4 - Ecosystem Connectivity 53 53 100% 2 - Human Values 60 80 75% 2.1 - Recreation 34 34 100% 2.2 - Accessibility 23 34 67% 2.3 - Aesthetics/Cultural Enhancement 3 11 25% 3 - Restoration and Management 30 80 37% 3.1 - Vegetation Management 21 55 38% 3.2 - Remediation and Site Security 9 23 40% 3.3 - Assistance 0 2 0% 4 - Vulnerability 9 80 11% 4.1 - Zoning and Land Use 2 58 4% 4.2 - Development Plans 7 22 30% Total 221 400 55% 123 60 30 9 160 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: 221/400 Awarded Points Possible Points 28.A.l Packet Pg. 943 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 9 2.2 Summary of Assessed Value and Property Cost Estimates The interest being appraised is fee simple “as is” for the purchase of the site. A value of the parcel was estimated using only one of the three traditional approaches to value, the sales comparison approach. It is based on the principal of substitution that an informed purchaser would pay no more for the rights in acquiring a particular real property than the cost of acquiring, without undue delay, an equally desirable one. Three properties were selected for comparison, each with similar site characteristics, utility availability, zoning classification and road access. No inspection was made of the property or comparables used in this report and the Real Estate Services Department staff relied upon information solely provided by program staff. The valuation conclusion is limited only by the reported assumptions and conditions that no other known or unknown adverse conditions exist. If the Board of County Commissioners choose to acquire these properties, an appraisal by an independent Real Estate Appraiser will be obtained for each parcel at that time. Pursuant to the Conservation Collier Purchase Policy, one appraisal is required for each of the parcels, which have an initial estimated valuation less than $500,000; 1 independent Real Estate Appraiser will value the subject properties and those appraisal reports will be used to determine the offers made to the sellers. Table 3. Assessed & Estimated Value Property owner Address Acreage Assessed Value* Estimated Value** Golden Land Partners LLC No address 6.25 $7,500 TBD D & J Naples Investors LLC No address 5.0 $63,250 TBD * Assessed Value is obtained from the Property Appraiser’s Website. The Assessed Value is based off the current use of the property. **The Estimated Value for the parcels will be obtained from the Collier County Real Estate Services Department prior to BCC ranking. 2.2.1 Zoning, Growth Management and Conservation Overlays Zoning, growth management and conservation overlays will affect the value of a parcel. These parcels are within the Rural Fringe Mixed Use Overlay (RFMUO) – Sending with a North Belle Meade Overlay (NBM)), and approximately half of the eastern parcels are covered with a Natural Resource Protection Area Overlay. The Golden Land Partners LLC parcel has had its initial TDRs stripped, which reduces the allowable development on the parcel. 28.A.l Packet Pg. 944 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 10 2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 12) Criteria 1: CLIP Priority 1 Natural Community Does the property contain Upland Hardwood Forest, Scrub, Coastal Upland, Dry Prairie, or Upland Pine? NO TPMA does not contain CLIP Priority 1 Natural Community. Parcels contain Hydric pine flatwoods, Mixed shrub wetland, Cypress, Mesic pine flatwoods. Criteria 2: CLIP Priority 2 Natural Community Does the property contain Pine Flatwoods or Coastal Wetlands? YES Parcels contain Hydric pine flatwoods and Mesic pine flatwoods. Criteria 3: Other Native, Natural Communities Does the property contain other native, natural communities? N/A The parcels also contain Mixed shrub wetland and Cypress, but already contain CLIP Priority 2 Natural Communities. Criteria 4: Human Social Values Does the property offer cultural values, appropriate access for natural resource-based recreation, and the enhancement of the aesthetic setting of Collier County? NO The parcels are not visible or readily accessible from a public roadway. There is potential access in the future but there is currently no public right of way to access the property. The County Manager’s agency recently acquired the 960 acres to the west and Conservation Collier recently acquired the adjacent 256 acres. 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 Hydric soils exist on just over 87% of the parcels and wetland plant communities are found throughout the parcels. 28.A.l Packet Pg. 945 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 11 Criteria 6: Biological and Ecological Value Does the property offer significant biological values, including biodiversity and listed species habitat? YES FWC Species Richness Maps show potential for 4-7 species to utilize the properties including federally endangered Florida panther, red-cockaded woodpecker, Florida bonneted bat, and state-threatened Florida gopher tortoise and Big Cypress fox squirrel. Panther telemetry (from 1986-2020) shows consistent utilization of the site by radio-collared individuals. The property is included within known historic nesting/foraging habitat for endangered red-cockaded woodpeckers and a red-cockaded woodpecker was observed by Conservation Collier staff on the adjacent A-list parcels. 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 These parcels are adjacent to the 287-acre Conservation Collier North Belle Meade Preserve. These parcels also contribute to an important wildlife corridor connecting species from the Florida Panther Refuge, Golden Gate Rural Estates, Dr. Robert H. Gore III Preserve, as well as the Picayune Strand State Forest and Fakahatchee Strand State Preserve to the south through wildlife underpasses under I-75. Currently there is habitat connectivity between this site and the Conservation Collier Nancy Payton Preserve. This property provides an ecological link to the northern range expansion goals of the Red-Cockaded Woodpecker Recovery Plan. Criteria 8: Target Area Is the property within a Board-approved target protection mailing area? YES The North Belle Meade Preserve TPMA met 5 out of the 8 Initial Screening Criteria. 28.A.l Packet Pg. 946 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 12 3. Initial Screening Criteria 3.1 Ecological Values 3.1.1 Vegetative Communities North Belle Meade Preserve parcels contain a variety of vegetative communities displaying varied successional states and overlap of species. The early successional state is primarily the result of a wildfire that recently passed through the area, causing severe canopy and mid-story mortality. The overlap of species between plant communities can be partly contributed to an altered hydroperiod caused by the I-75 canal drainage. The major plant communities present are hydric flatwoods (CLIP Priority II Natural Community), mesic flatwoods (CLIP Priority II Natural Community), and cypress/cabbage. Due to wildfire, the seasonally drier mesic flatwoods had a significant thermal thinning of the slash pine (Pinus elliotti var. densa) canopy. Areas where the Florida slash pine canopy was removed by fire are dominated by a cabbage palm (Sabal palmetto) midstory, now acting as the overstory; this cabbage palm midstory already existed before the wildfire. The mesic flatwoods groundcover is dominated by saw palmetto (Serenoa repens), muscadine grape (Vitis rotundifolia), grasses and herbaceous plants, and bare patches of sand. Hydric flatwoods seemed to be less severely impacted by wildfire, as mature Florida slash pine still form a scattered canopy in the lower, wetter areas. The hydric flatwood midstory is dominated by cabbage palm and wax myrtle (Myrica cerifera). Ground cover in the hydric flatwoods is composed of scattered saw palmetto and small wax myrtle, along with grasses, sedges, and herbaceous plants. The cypress/cabbage plant community had a mix of cypress (Taxodium spp.) and Florida slash pine overstory before the wildfire occurred. Most of the slash pine trees were lost in the fire. Most cypress trees were top killed; they are resprouting from the base but are only a few feet tall. The midstory in this plant community is dominated by cabbage palms, now acting as the canopy. The cypress/cabbage groundcover is dominated by saw palmetto, grasses, sedges, and herbaceous plants. Invasive plants encountered include cogon grass (Imperata cylindrica), Caesar weed (Urena lobata), melaleuca (Melaleuca quinquenervia), rattlebox (Crotalaria spp.), Brazilian pepper (Schinus terebinthifolia), and shrubby false buttonwood (Spermacoce verticillata). Cogon grass, Caesar weed, Brazilian pepper, and rattlebox are restricted to the drier upland sites, while melaleuca is present in wet and dry areas. There are large stands of top-killed melaleuca saplings that are resprouting from the base. The shrubby false buttonwood appears in disturbed, cleared areas and has begun to spread into the drier mesic flatwoods. Table 4. Listed Plant Species Common Name Scientific Name State Status Federal Status Giant air plant Tillandsia utriculata State Endangered Not Listed 28.A.l Packet Pg. 947 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 13 Figure 4 - CLIP4 Priority Natural Communities 28.A.l Packet Pg. 948 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 14 Figure 5 - Florida Cooperative Land Cover Classification System 28.A.l Packet Pg. 949 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 15 Figure 6 – Cypress and slash pine forest that has been subjected to stand replacing wildfire Figure 7 – Good condition hydric pine flatwood 28.A.l Packet Pg. 950 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 16 3.1.2 Wildlife Communities CLIP4 Species Richness Maps show potential for 5-10 focal species to utilize the properties including federally endangered Florida panther, red-cockaded woodpecker, Florida bonneted bat, and state- threatened Florida gopher tortoise and Big Cypress fox squirrel. Panther telemetry (from 1986-2020) shows consistent utilization of the site by radio-collared individuals, most recently a breeding female with kittens. FWC panther road mortality data along Interstate 75 indicates there is movement of Florida panther between the property and the Picayune Strand State Forest, with the most recent road mortalities between the site and the state forest occurring in March 2020. The property is included within known historic nesting/foraging habitat for endangered red-cockaded woodpeckers. There has been agricultural clearing including logging of cypress and pine within the property. Site inspection indicates recruitment of young pines is occurring within the logged area. The presence of six-lined racer runners (Cnemidophorus sexlineatus) indicates a scrubby component to some of the mesic flatwoods. Table 5 – Listed Wildlife Detected Common Name Scientific Name State Status Federal Status Mode of Detection Red-cockaded Woodpecker Picoides borealis Endangered Endangered Observed on site visit Florida Panther Puma concolar coryi Endangered Endangered FWC Telemetry 28.A.l Packet Pg. 951 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 17 Figure 8 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) 28.A.l Packet Pg. 952 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 18 Figure 9 - CLIP4 Potential Habitat Richness 28.A.l Packet Pg. 953 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 19 3.1.3 Water Resources The mixed scrub/shrub wetlands, cypress, and hydric pine flatwoods hold shallow surface water during the wet season. These wet areas provide seasonal habitat for wetland dependent species, especially wading birds. These areas contain depressional soils, primarily Riviera fine sand with limestone substratum. These parcels do not provide significant aquifer recharge capacity, but the northern areas protect the 20-year wellfield protection zone. 28.A.l Packet Pg. 954 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 20 Figure 10 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones 28.A.l Packet Pg. 955 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 21 Figure 11 - Collier County Soil Survey 28.A.l Packet Pg. 956 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 22 Figure 12 LIDAR Elevation Map 28.A.l Packet Pg. 957 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 23 3.1.4 Ecosystem Connectivity These parcels directly connect to North Belle Meade Preserve, a large block of conservation easements to the east, the Picayune Strand State Forest via wildlife underpasses to the south, and to the remaining undeveloped portions of the Golden Gate Estates to the north and west. Telemetry data show Florida panther use this area to cross between the Nancy Payton Preserve in the Golden Gate Estates and larger conservation areas to the south and the east. These parcels also provide an ecological link to the northern range expansion goals of the Red-Cockaded Woodpecker Recovery Plan. Protecting habitat on both sides of I-75 may provide opportunities to install additional wildlife crossings. 28.A.l Packet Pg. 958 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 24 Figure 13 - Conservation Lands 28.A.l Packet Pg. 959 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 25 3.2 Human Values 3.2.1 Recreation These parcels provide year-round access for a wide variety of recreational activities including but not limited to hunting, fishing, equestrian, cycling, hiking. The open landscape provides excellent opportunities for wildlife watching. There is an established trail network on site with minimal alteration could provide miles of hiking trails. 3.2.2 Accessibility Currently the site is accessed through a gate on Blackburn Rd which is closed to the public. Future development on the adjoining counting owned parcel on the western border as well as the proposed Wilson corridor extension may provide easy paved access. 3.2.3 Aesthetic/Cultural Enhancement These parcels currently provide green space along I-75. Figure 14 – Flooded hydric pine flatwoods 3.3 Restoration and Management 3.3.1 Vegetation Management 3.3.1.1 Invasive Vegetation Invasive plants encountered include cogon grass (Imperata cylindrica), Caesar weed (Urena lobata), melaleuca (Melaleuca quinquenervia), rattlebox (Crotalaria spp.), Brazilian pepper (Schinus terebinthifolia), and shrubby false buttonwood (Spermacoce verticillata). Melaleuca seedlings infest 28.A.l Packet Pg. 960 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 26 large swaths of wetland habitat. The disturbed nature of the site makes it vulnerable to additional infestations, especially cogon grass. 3.3.1.2 Prescribed Fire Despite a recent history of stand replacing wildfire, these parcels would still benefit from regular prescribed burning. The proximity to I-75 limits, but not bar, the application of prescribed fire. Although native, the high density of cabbage palms creates an obstacle to restoration by overcrowding more desirable species and creating fuel loads that other species cannot tolerate when burned. When occurring at sufficient density, cabbage palms burn at high temperatures that kill the overstory trees. This reduction in canopy cover creates desirable conditions for cabbage palm recruitment which in turn increases intensity of subsequent fires. Cabbage palms will have to be chemically or mechanically thinned and then burned on a short return interval in order the restore the slash pine and cypress canopy. Existing trails, right of ways, and bulldozer lines may be utilized as fire breaks. 3.3.2 Remediation and Site Security This site requires major canopy rehabilitation in the form of replanting due to past wildfires, logging, grazing, clearing, and off-roading. Invasive species and cabbage palms will need to be controlled before planting occurs. There are numerous off-road vehicle trails crossing the parcels primarily around the perimeter and leading to private inholdings. One individual is currently residing on the Cycle 10 parcels but is scheduled to leave with his belongings before closing. The remoteness of the parcels and existing perimeter barbwire fencing limits trespass. Most off-road traffic within the parcels is suspected to be done by those accessing private inholdings within the TPMA. There have been reports of poaching on the parcels in the recent past. 3.3.3 Assistance Assistance is not predicted. 3.4 Vulnerability 3.4.1 Zoning and Land Use These parcels are Sending Lands within the Rural Fringe Mixed Use Overlay (RFMUO) with a Natural Resource Protection Area (NRPA), and approximately half are covered with a North Belle Meade Overlay. LDC section 2.03.08.A provide the description of Sending Lands: RFMU sending lands are those lands that have the highest degree of environmental value and sensitivity and generally include significant wetlands, uplands, and habitat for listed species. RFMU sending lands are the principal target for preservation and conservation. Density may be transferred from RFMU sending lands as provided in section 2.03.07 D.4.c. All NRPAs within the RFMU district are also RFMU sending lands. LDC section 2.03.08.B provide the description of NRPAs: The purpose and intent of the Natural Resource Protection Area Overlay District (NRPA) is to: protect endangered or potentially endangered species by directing incompatible land uses away 28.A.l Packet Pg. 961 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 27 from their habitats; to identify large, connected, intact, and relatively unfragmented habitats, which may be important for these listed species; and to support State and Federal agencies' efforts to protect endangered or potentially endangered species and their habitats. NRPAs may include major wetland systems and regional flow-ways. These lands generally should be the focus of any federal, state, County, or private acquisition efforts. Accordingly, allowable land uses, vegetation preservation standards, development standards, and listed species protection criteria within NRPAs set forth herein are more restrictive than would otherwise be permitted in the underlying zoning district and shall be applicable in addition to any standards that apply in the underlying zoning district. 28.A.l Packet Pg. 962 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 28 Figure 15 - Zoning 28.A.l Packet Pg. 963 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 29 Figure 16 - Zoning Overlays 28.A.l Packet Pg. 964 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 30 Figure 17 – Future Land Use 28.A.l Packet Pg. 965 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 31 3.4.2 Development Plans Zoning favors conservation within the TPMA, however the Wilson Corridor Extension may be aligned through the property. Once the corridor is constructed surrounding lands may transition from agricultural to more intensive forms of use. 4. Acquisition Considerations Staff would like to bring the following items to the attention of the Advisory Committee during the review of this property. The following does not affect the scoring. The following are items that will be addressed in the Executive Summary to the Board of County Commissioners if this property moves forward for ranking. These properties could be within the alignment of the future Wilson Benfield Road Extension. If these properties are approved for the A-List, staff will take this information into consideration when planning amenities and public access on the site. Additionally, when applicable, language will be memorialized in the Purchase Agreements and related closing documents to ensure Collier County Transportation will be able to purchase a portion of the properties from Conservation Collier for future right-of-way, if and when needed, at the original per-acre acquisition cost. 5. Management Needs and Costs Table 6 - Estimated Costs of Site Remediation, Improvements, and Management Management Element Initial Cost Annual Recurring Cost Comments Invasive Vegetation Removal $104,800 $49,200 $400/acre initial, $150/acre recurring. 262-acres Cabbage Palm Treatment $104,800 N/A $400/acre Native Plant Installation $22,175 N/A $70/1,000 slash pine seedlings, $225/1,000 cypress seedlings. $1/tree installation. 15,000 pines, 5,000 cypress Trail/Firebreak Installation and Maintenance $5,000 $1,000.00 Connecting established trails and installing firebreaks along property boundaries Interpretive Signage $1,000 N/A Total $237,775 $50,200 6. Potential for Matching Funds There are no known matching funds or partnership opportunities for acquisition in this area. 28.A.l Packet Pg. 966 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 32 7. Secondary Criteria Scoring Form Property Name: North Belle Meade Preserve TPMA Target Protection Mailing Area: North Belle Meade Preserve Folio(s): Secondary Criteria Scoring Possible Points Awarded Points Percentage 1 - Ecological Value 160 123 77 2 - Human Value 80 60 75 3 - Restoration and Management 80 30 37 4 - Vulnerability 80 9 11 TOTAL SCORE 400 221 55 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 Hydric and Mesic Pine 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 Hydric Pine Flatwoods, Mesic Flatwoods, Cypress, Cypress/Pine/Cabbage Palm, Glades Marsh, Mixed Scrub-Shrub Wetlands, b. Parcel has ≤ 2 CLC native plant communities 10 c. Parcel has 0 CLC native plant communities 0 28.A.l Packet Pg. 967 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 33 1.1.3 - Listed plant species (excluding commercially exploited species) (Select the highest score) a. Parcel has ≥5 CLC listed plant species 30 b. Parcel has 3-4 CLC listed plant species 20 c. Parcel has ≤ 2 CLC listed plant species 10 10 Tillandsia utriculata d. Parcel has 0 CLC listed plant species 0 1.1.4 - Invasive Plant Infestation (Select highest score) a. 0 - 10% infestation 50 b. 10 - 25% infestation 40 c. 25 - 50% infestation 30 30 d. 50 - 75% infestation 20 e. ≥75% infestation 10 1.2 - WILDLIFE COMMUNITIES 100 100 1.2.1 - Listed wildlife species (Select the highest score) a. Listed wildlife species documented on the parcel 80 80 Red-cockaded Woodpecker, Florida Panther 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 Protects foraging habitat for RCW 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 40 1.3.1 - Aquifer recharge (Select the highest score) a. Parcel is located within a wellfield protection zone or within a CLIP4 Aquifer Recharge Priority 1 area 40 b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2 or 3 area 30 c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4 or 5 area 20 d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6 area 0 0 1.3.2 - Surface Water Protection (Select the highest score) 28.A.l Packet Pg. 968 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 34 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 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 Riviera fine sand, limestone substratum 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 Conservation easements to the east, PSSF to the south 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 600 460 ECOLOGICAL VALUES WEIGHTED SCORE (Awarded Points/Possible Points*160) 160 123 2 - HUMAN VALUES (20%) Possible Points Awarded Points Comments 2.1 - RECREATION 120 120 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 20 d. Biking 20 20 28.A.l Packet Pg. 969 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 35 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 80 2.2.1 - Seasonality (Select the highest score) a. Parcel accessible for land-based recreation year round 20 20 b. Parcel accessible for land-based recreation seasonally 10 c. Parcel is inaccessible for land-based recreation 0 2.2.2 - Vehicle access (Select the highest score) a. Public access via paved road 50 b. Public access via unpaved road 30 c. Public access via private road 20 20 Paved access may become available once Wilson Corridor extension is completed 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 0 2.3 - AESTHETICS/CULTURAL ENHANCEMENT 40 10 2.3.1 - Aesthetic/cultural value (Choose all that apply) a. Mature/outstanding native vegetation 5 b. Scenic vistas 5 c. Frontage enhances aesthetics of public thoroughfare 10 10 Improves aesthetics from I-75 d. Archaeological/historical structures present 15 28.A.l Packet Pg. 970 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 36 e. Other (Please describe) 5 f. None 0 HUMAN VALUES TOTAL SCORE 280 210 HUMAN VALUES WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 60 3 - RESTORATION AND MANAGEMENT (20%) Possible Points Awarded Points Comments 3.1 - VEGETATION MANAGEMENT 120 45 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 c. Major invasive/nuisance plant management necessary to restore and maintain native plant communities (>65%) 50 d. Major invasive/nuisance plant management and replanting necessary to restore and maintain native plant communities (>65%) 25 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 20 b. Parcel contains fire dependent plant communities and is incompatible with prescribed fire 0 3.2 - REMEDIATION AND SITE SECURITY 50 20 3.2.1 - Site remediation and human conflict potential (Dumping, contamination, trespassing, vandalism, other) (Select the highest score) a. Minimal site remediation or human conflict issues predicted 50 b. Moderate site remediation or human conflict issues predicted (Please describe) 20 20 ATV trespass issues predicted c. Major site remediation or human conflict issues predicted (Please describe) 5 d. Resolving site remediation or human conflict issues not feasible 0 3.3 - ASSISTANCE 5 0 3.4.1 - Management assistance by other entity a. Management assistance by other entity likely 5 28.A.l Packet Pg. 971 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 37 b. Management assistance by other entity unlikely 0 0 RESTORATION AND MANAGEMENT TOTAL SCORE 175 65 RESTORATION AND MANAGEMENT WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 30 4 - VULNERABILITY (20%) Possible Points Awarded Points Comments 4.1 - ZONING AND LAND USE 130 5 4.1.1 - Zoning and land use designation (Select the highest score) a. Zoning allows for Single Family, Multifamily, industrial or commercial 100 b. Zoning allows for density of no greater than 1 unit per 5 acres 75 c. Zoning allows for agricultural use /density of no greater than 1 unit per 40 acres 50 d. Zoning favors stewardship or conservation 0 0 4.1.2 - Future Land Use Type (Select the highest score) a. Parcel designated Urban 30 b. Parcel designated Estates, Rural Fringe Receiving and Neutral, Agriculture 25 c. Parcel designated Rural Fringe Sending, Rural Lands Stewardship Area 5 5 d. Parcel is designated Conservation 0 4.2 - DEVELOPMENT PLANS 50 15 4.2.1 - Development plans (Select the highest score) a. Parcel has been approved for development 20 b. SFWMD and/or USACOE permit has been applied for or SDP application has been submitted 15 c. Parcel has no current development plans 0 4.2.2 - Site characteristics amenable to development (Select all that apply) a. Parcel is primarily upland 10 10 b. Parcel is along a major roadway 10 c. Parcel is >10 acres 5 5 d. Parcel is within 1 mile of a current or planned commercial or multi-unit residential development 5 VULNERABILITY TOTAL SCORE 180 20 VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible Points*80) 80 9 28.A.l Packet Pg. 972 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 38 8. Additional Site Photos Representative habitat photos taken on Cycle 10 parcels 28.A.l Packet Pg. 973 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 39 APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify statewide priorities for a broad range of natural resources in Florida. It was developed through a collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3 categories have also been combined into the Aggregated layer, which identifies 5 priority levels for natural resource conservation. Below is a description of each of the three CLIP4 data layers used in this report. Figure 4 - CLIP4 Priority Natural Communities Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub, sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie, upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities are prioritized by a combination of their heritage global status rank (G-rank) and landscape context, based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context. Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very High/High. Priority 5 is G5 Medium. This data layer was created by FNAI originally to inform the Florida Forever environmental land acquisition program. The natural communities were mapped primarily based on the FNAI/FWC Cooperative Land Cover (CLC) data layer, which is a compilation of best-available land cover data for the entire state. The CLC is based on both remote-sensed (from aerial photography, primarily from water management district FLUCCS data) and ground-truthed (from field surveys on many conservation lands) data. Figure 9 - 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. 28.A.l Packet Pg. 974 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) Initial Criteria Screening Report – North Belle Meade Preserve TPMA Owner Name(s): D & J Naples Invest. and Golden Land Ptnrs. Date: 8/3/2022 (Rev. 8/26/22, 3/8/23, & 9/11/24) 40 Figure 10 - CLIP4 Aquifer Recharge Priority and Wellfield Protection Zones High priorities indicate high potential for recharge to an underlying aquifer system (typically the Floridan aquifer but could be intermediate or surficial aquifers in some portions of the state). The highest priorities indicate high potential for recharge to springs or public water supplies. This figure also includes Wellfield Protection Zones. Collier County Wellfield Protection Zones are referenced in the Land Development Code and updated in 2010 by Pollution Control and Prevention Department Staff. The public water supply wellfields, identified in section 3.06.06 and permitted by the SFWMD for potable water to withdraw a minimum of 100,000 average gallons per day (GPD), are identified as protected wellfields, around which specific land use and activity (regulated development) shall be regulated under this section. 28.A.l Packet Pg. 975 Attachment: 5.A.3. North Belle Meade Preserve TPMA ICSR (29934 : Land Acquisition Advisory Committee - September 11, 2024) CONSERVATION COLLIER 2023 ANNUAL REPORT 28.A.m Packet Pg. 976 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 2 TABLE OF CONTENTS INTRODUCTION ________________________________________________ 4 Responsibilities __________________________________________________________ 4 History of Acquisition & Lands Inventory _______________________________________ 4 Program Costs FY23 ______________________________________________________ 4 Public Activities __________________________________________________________ 5 Looking Ahead ___________________________________________________________ 5 Committee members _____________________________________________ 6 Program Lands Acquisition Status __________________________________ 9 Program Land Management Status _________________________________ 11 Table 1. Preserve Status __________________________________________________ 12 Program Financial Status ________________________________________ 14 Table 2. Land Maintenance Expenses 5-year Average _________________________ 16 Table 3. – Summary of Conservation Collier Financial Activity for FY23 ____________ 17 Conservation Collier Programs ____________________________________ 18 Pepper Ranch Hunt Program _______________________________________________ 18 2022-2023 Hunt Season __________________________________________________ 18 Caracara Prairie Preserve Hunt Program _____________________________________ 18 Mitigation Programs _____________________________________________ 19 Caracara Prairie Preserve _______________________________________________ 19 Pepper Ranch Preserve _________________________________________________ 19 28.A.m Packet Pg. 977 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 3 Grants and Funding Assistance ___________________________________ 20 Volunteers ____________________________________________________ 21 2024 Objectives ________________________________________________ 23 Exhibits ______________________________________________________ 24 Exhibit A. 2023 Map of Conservation Collier Program Lands ______________________ 24 Exhibit B. Conservation Collier Preserves by Commission District _________________ 25 28.A.m Packet Pg. 978 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 4 INTRODUCTION Responsibilities The Conservation Collier Program (Program) is responsible for implementing the mandate of the electorate of Collier County as provided by public referendum vote in November 2002, and again in November 2006 confirming that mandate, to levy a 0.25 mill ad valorem property tax for a period not to exceed 10 years for acquisition. Once acquired, protection, restoration, and management of environmentally sensitive lands in Collier County continues in perpetuity for the benefit of present and future generations. Most recently, on November 3, 2020, the electorate voted to implement another 10-year ad valorem tax not-to-exceed 0.25 mill. The implementation of this ad valorem tax started in FY22 (October 2021). History of Acquisition & Lands Inventory After the passing of the referendum in 2002, the initial acquisition phase occurred from 2004 to 2011. During that time, 4,055 acres were acquired. In 2011 available funds were appropriated into the maintenance trust fund as the program moved into a preserve management phase, including opening the preserves for public access and managing and hosting visitors. Therefore, between 2011 and 2020 there was not a regular funding source for acquisition of conservation land. The Program remained in a management phase until 2017 when the Board authorized the use of management funds for the acquisition of more land. In 2018 and 2019, three (3) properties totaling 237 acres were purchased for $3.1 million. These funds were subsequently paid back to the management fund in FY22 after the initial funds from the 2020 referendum were received. Since the re-establishment of the funding source for acquisition after the referendum in 2020, an additional 520 acres have been acquired for a total of 4,870 acres (as of December 2023). Thirteen (13) Conservation Collier preserves are currently open for public use with various amenities for public passive recreational use. Program Costs FY23 Program expenses for FY23 totaled $6,326,320 including land management costs for all preserves of $1,177,351, program administration and acquisition operations costs of $226,775 and $4,922,195 for land acquisition. In addition, FY23 funding assistance, in the amount of 28.A.m Packet Pg. 979 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 5 $106,645, was received for land management. The increase in budget was due to the acquisition of new preserves and the initial costs for exotic vegetation removal. Public Activities Public activities at preserves during FY23 included adult and youth hunts, hiking, camping, biking, horseback riding, volunteering, guided hikes, and presentations. Looking Ahead Staff is working on initial removal of exotic vegetation removal, restoration, and installation of amenities for recently acquired properties. Staff have also been working with an engineering consultant to obtain permits to build a parking lot for the Rattlesnake Hammock Preserve acquired in August 2020. Opening of this preserve is dependent on initial removal of exotic vegetation, permitting, and trail and parking lot installation. The FY23 budget included a Conservation Collier Program tax levy of .25 mil that generated approximately $30,577,600 for acquisition and management. Please accept this report on the activities of Conservation Collier calendar year 2023. 28.A.m Packet Pg. 980 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 6 COMMITTEE MEMBERS The primary purpose of the CCLAAC, as defined by the Conservation Collier Ordinance, has been to assist the Board in establishing an Active Properties Acquisition List with qualified purchase recommendations consistent with the goals of Conservation Collier. This is a 9- member committee. Membership of the CCLAAC is intended to be comprised of broad and balanced representation of the interests of Collier County citizens, including: • Environmental, land management, and conservation interests • Agricultural and business interests • Educational interests • General civic and citizen interests throughout the county. Members serving as of during 2023, and their backgrounds and areas of expertise are: Michele Lenhard – Vice Chair now Chair as of January 2023 (Educational/General Civic/Ecology/Conservation) Ms. Lenhard was reappointed on February 23, 2022, for a 3-year term. Ms. Lenhard relocated to Collier County 9 years ago from Ridgewood, NJ. She currently serves as the Naturalist Program Chair for the Friends of Barefoot Beach having completed the Florida Master Naturalist Program training. While living in New Jersey she served on the local Board of Education for many years. During her tenure on the Board, she was the liaison to several State educational initiatives and achieved certification as a Master Board Member from New Jersey School Boards. She and her husband owned and operated a records and information management company as well as several commercial real estate entities in New Jersey. Michele’s educational background is in environmental science. Early in her career she worked in the scientific instrument industry. William Poteet, Jr. – Chairman through January 2023 (Business Interest) Re-appointed for a sixth term in February 2020, Mr. Poteet is a local realtor and business owner who has been a member of the CCLAAC since its inception in March 2003. He has served as Chairman of the CCLAAC since August 2005 with unanimous re-election as Chair each year. He also served as a member of the Outreach Subcommittee and as Chairman of the Ordinance, Policy, and Rules Subcommittee during active acquisition phases. He currently serves as the Chair of the Lands Evaluation and Management Subcommittee. Mr. Poteet is an outstanding leader, assisting with the development of many program policies. Bill concluded his 20 years of service with his last meeting on February 1, 2023. We thank Bill for his contributions! 28.A.m Packet Pg. 981 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 7 Gary Bromley – (General Civic/Citizen) Mr. Bromley was reappointed on January 23, 2024, for a 3-year term. Mr. Bromley has lived in Collier County for 5 years, originally from Westchester, NY, where he served as an environmental educator. He has a Bachelor of Science degree in social science work and is currently retired. This is Mr. Bromley’s first time serving on a county board, but he is a member of the League of Women voters where he participates on the Environmental and Government Committees. He has also participated in efforts to place constitutional amendments on voter ballots and has participated with the Stone crab Alliance on environmental issues. Brittany Patterson-Weber – (Environmental/Conservation/Education) Ms. Patterson-Weber was reappointed on February 11, 2021, for a 3-year term. She is currently the Vice President of Education & Interpretation at Naples Botanical Garden, and a member of the Garden’s executive team. She has spent the last 21 years in Florida and the Caribbean working in environmental education as both an educator and program/center Director at the Calusa Nature Center and Planetarium (Ft. Myers), Pigeon Key Marine Science Foundation (Marathon), South Seas Island Resort (Captiva), and Ambassadors of the Environment by Jean-Michel Cousteau at the Ritz-Carlton Grand Cayman. She also has done graduate work in Agricultural Extension Education. She has collaborated closely with professional partners like Collier County Public Schools, Collier County Pollution Control, and Rookery Bay's Coastal Training Program to educate both adults and children about living in Southwest Florida's environment. Karyn Allman – (Environmental & Conservation/Ecology/Land Management) Ms. Allman was reappointed on January 23, 2024, for a 3- year term. Karyn is a Biologist/Ecologist who has lived in Collier County for over 16 years. She has a master’s degree in Conservation Biology from the University of Kent Durrell Institute of Conservation and Ecology. Karyn grew up in Maine and spent her life exploring the outdoors as a part of her professional and personal life. She is a Professional Wetland Scientist (PWS), and recently worked as a Land Manager for Lee County Parks and Recreation Conservation 2020 program for almost 5 years. Currently, Karyn is a lead Scientist for the South Florida Water Management District, helping to restore over 6,000 acres of citrus groves in Hendry County into wetlands. 28.A.m Packet Pg. 982 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 8 Rhys Watkins - (Conservation/Real Estate) Mr. Watkins was appointed on June 14, 2023, for a 3-year term. Rhys was born and raised in Collier County where he spent time learning about the natural beauty of Collier County through exploring the Big Cypress Preserve and the Ten Thousand Islands. His first involvement with Conservation Collier came as a volunteer while in middle school for the original campaign to pass the referendum in 2002. Rhys currently works in real estate and investments in Naples and has prior experience in the hospitality industry in Naples and the defense industry in Washington, D.C. Rhys has a master’s degree in business administration and a bachelor’s degree in mathematics. Ron Clark - (Environmental/Conservation/Ecology/Land Management) Mr. Clark was appointed on February 23, 2022, for a 3-year term. Ron has a Bachelor of Science in Resource Management and is a retired Chief of Natural and Cultural Resources for Big Cypress National Preserve following a 44-year career with the National Park Service that included assignments in ten national park units throughout the country. Ron arrived in south Florida in 1989 as an Environmental Specialist and in 1995 assumed the role as Principal Advisor and Supervisor of the team of scientists and technicians of the Preserve's Natural and Cultural Resource Management programs. Ron has also served on the U.S. Fish and Wildlife Service Florida Panther Recovery Team, is a past Chair of the National Park Service Southeast Regional Natural Resource Advisory Committee and volunteered in a six- year program as a Senior Technical Advisor for the U.S. Agency for International Development to protect orangutans and hawksbill sea turtles on the island of Borneo, Indonesia. Currently, Ron is the Lands Evaluation & Management Subcommittee Chair for the Land Acquisition Advisory Committee. John Courtright - (General Civic/Conservation/Environmental) Mr. Courtright was appointed on September 13, 2022, for a 3-year term. John retired November 2009 from Miami-Dade Fire & Rescue Department. He worked for 30 years as a Fire Fighter/Paramedic. John volunteers with Big Cypress National Preserve, CREW Trust, Paddle Florida, Conservation Collier, U.S. Fish & Wildlife, UF-IFAS and Collier County. John has been a resident of Collier County since 1986. 28.A.m Packet Pg. 983 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 9 PROGRAM LANDS ACQUISITION STATUS The FY23 budget included a Conservation Collier Program tax levy of .25 mil that generated approximately $30,577,600. Consistent with Ordinance 2002-63 as amended, twenty-five (25) percent of annual gross tax receipts were deposited into the Conservation Collier Management Trust Fund to provide for long-term management of lands managed by the Conservation Collier Program. The balance of tax receipts was deposited into the Conservation Collier Acquisition Trust Fund for use in acquiring environmentally sensitive lands. Including rollover funds $33,219,600 was allocated for Acquisition in FY23. Acquisition Cycle Process: The Active Acquisition Lists (AAL) for each Cycle were previously taken to the Board on an annual basis for ranking for Cycles one (1) through ten (10). In April 2022 the Board asked staff to accelerate acquisition which resulted in the AAL being taken to the Board two times a year. Once the Board approves an AAL, by Ordinance staff obtains appraisals and perform due diligence for the A-list properties on the AAL. Status of Acquisition Cycles Below is the status of each acquisition cycle as of January 2024 since the passing of the referendum in 2020: There was a considerable response from sellers starting with Cycle 10 as this was the first time target letters were sent county-wide (with the exception of two multi-parcel project areas) since 2010. Cycle 12A target letters were delayed in sending from February to October 2023 due to a backlog in closings from Cycle 10. This delay resulted in less applications for Cycle 12A than 28.A.m Packet Pg. 984 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 10 previous cycles. Now that Cycles have moved from once to twice a year, there are less applications in each Cycle which will help with distribution of workload on closings. Moving forward, a concept of Cycle rankings more often than twice a year is being considered and would help expedite acquisition. Multi-Parcel Project Areas: It is important to note that the concept of multi-Parcel project areas is a way to accelerate acquisition of parcels within a defined project boundary. Because properties are already on the A-list, this staff is able to send offer letters annually. Therefore, these properties are essentially “pre-approved” and can skip the Cycle process since they have already been ranked on the A- list. There are currently four (4) multi-parcel project areas. The Red Maple Swamp and Winchester Head were established in 2004 and 2005. • Red Maple Swamp – 245 acres (80%) of the project area of 305.8 acres has been acquired • Winchester Head – 109 acres (69%) of the project area of 158.4 acres has been acquired The most recent multi-parcel project areas established in February 2023 after Board approval are Panther Walk preserve and Dr. Robert H. Gore III preserve. These are both expansions of existing preserve areas. • Panther Walk - 55.74 acres (13%) of 438 acres has been acquired • Dr. Robert H. Gore III – 215.44 acres (36%) of 598 acres has been acquired The current status of all Conservation Collier acquisitions since Cycle 10 is on the Conservation Collier website here: Acquisition Status Report (colliercountyfl.gov) 28.A.m Packet Pg. 985 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 11 PROGRAM LAND MANAGEMENT STATUS Staff is working with contractors for the initial removal of exotic vegetation removal for newly acquired properties including the recently acquired properties: • Dr. Robert H. Gore – original 170 acres acquired 2018; additional 20 acres acquired through FY23 with more being added • North Belle Meade – new 256-acre preserve acquired in FY23 • Rivers Road – 20 acres added to this existing preserve in late FY22 • Pepper Ranch – 84 acres added to this existing preserve in FY23 After initial exotic vegetation removal, contractors are hired mostly on an annual basis or biannually depending on budget availability to perform maintenance exotic vegetation treatments on twenty-one (21) of the preserves. After acquisition, trails are also installed by contractors to provide public access where feasible. Access may not be feasible where a public roadway does not yet exist or listed species need to be protected. Once trails are installed, mowing occurs two to three times per month depending on the growing season. The Program currently has one (1) Landscape Technician to perform these duties. Management Funds are used to restore and maintain natural lands through activities including: • Trail Maintenance • Treatment and Removal of Exotic Plant Species • Restoration of native plant communities through plantings • Preserve Security and Resource Protection • Prescribed Burning • Vegetation Mowing Staff conducting exotic removal inspection Photo by staff, Molly DuVall Staff conducting land maintenance Photo by staff, Molly DuVall 28.A.m Packet Pg. 986 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 12 All preserves except for Camp Keais Strand are actively managed. Camp Keais is not currently accessible for management. Table 2 below (page 11) provides the status of each preserve including whether it is open to the public. Table 1. Preserve Status Preserve Name Preserve Acreage Preserve Status Alligator Flag Preserve 18.46 OPEN - Trails Camp Keais Strand Preserve 32.50 Resource Protection Caracara Prairie Preserve 367.70 OPEN - Trails Cocohatchee Creek Preserve 3.64 OPEN - Trails Dr. Robert H. Gore III Preserve 215.44 OPEN - Trails Fred W. Coyle Freedom Park 11.64 OPEN - Trails, Boardwalk, Parking, Restrooms Gordon River Greenway 51.05 OPEN - Trails, Boardwalk, Parking, Restrooms Logan Woods Preserve 6.78 OPEN - Trails McIlvane Marsh Preserve 380.89 Resource Protection Nancy Payton Preserve 71.50 OPEN - Trails, Parking North Belle Meade Preserve 282.46 Resource Protection - may provide public access in future Otter Mound Preserve 2.45 OPEN - Trails, Parking Otter Mound Preserve – S. Barfield Rd. Tract 2.13 Resource Protection Otter Mound Preserve – Caxambas Dr. Tract 0.56 Resource Protection Panther Walk Preserve 55.74 OPEN - Trails 28.A.m Packet Pg. 987 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 13 Pepper Ranch Preserve 2,655.20 OPEN - Trails, Parking, Restrooms, Visitor Center, Biking Railhead Scrub Preserve 135.36 Resource Protection - will open when road is built Rattlesnake Hammock Preserve 37.16 Resource Protection - in process of permitting parking lot for public access Red Maple Swamp Preserve 246.25 Resource Protection - may provide public access in future Red Maple Swamp Preserve – Brewer Tract 14.78 Resource Protection Redroot Preserve 9.26 OPEN - Trails Rivers Road Preserve 96.64 OPEN - Trails, Parking Shell Island Preserve 130.61 Resource Protection - adjacent to State lands with boardwalk Wet Woods Preserve 26.77 Resource Protection Winchester Head Preserve 108.79 Resource Protection - may provide public access in future when more parcels acquired TOTAL PROGRAM ACREAGE 4,963.76 For more information about the Conservation Collier preserves go to: www.ConservationCollier.com 28.A.m Packet Pg. 988 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 14 PROGRAM FINANCIAL STATUS Conservation Collier spent approximately $114,259,452 on properties between 2004 and 2023, acquiring and managing 4,866 acres in 22 locations throughout Collier County. Acquisition and management funds are generated annually for up to another 10 years (starting from FY23) from an ad valorem property tax of up to .25 mil, or $25 for each $100,000 in taxable property value for property owners in Collier County. Additional income is derived from investment and banking interest, grants, cattle leases, hunt fees, and the sale of Panther Habitat Units (PHUs). At the Board’s September 21-22, 2023 final FY 2024 Budget Hearing, the Board approved a reduction in taxes from the proposed millage neutral budget. As part of the strategy to achieve rolled back millage rates for the coming year transfers of funds within the Conservation Collier Acquisition Trust Fund and the Conservation Collier Management Trust Fund were established. The budgeted transfers will be addressed in the forthcoming 2024 Annual Report. The Conservation Collier Program utilizes five active funds to manage Program financial resources. • Fund 1061, Land Acquisition Fund: for property acquisition activity. • Fund 1062, Land Maintenance Trust Fund: the primary Conservation Collier operating and maintenance fund. This fund also contains long-term Conservation Collier Maintenance Trust reserves. • Fund 1063, Conservation Collier Capital Improvement Fund: significant infrastructure improvements. • Fund 0673, Pepper Ranch Conservation Bank: was created in October 2018 to hold funds for the Conservation Bank at this preserve. • Fund 0674, Caracara Preserve endowment funds and Caracara Preserve maintenance costs are accounted for in Caracara Preserve Trust . Sustained low interest rates and resulting low earnings on Conservation Collier Trust Funds are an ongoing financial concern. In FY14 and FY15 using conservative projections, a Ten- Year Financial Plan was developed which focused on reducing and containing expenditures, establishing a combined Conservation Collier Program minimum fund balance of $40,000,000. The Program will continue to have the $32 million as the reserve “floor” with the goal of funding the management of the preserves in perpetuity. 28.A.m Packet Pg. 989 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 15 Since FY21 the Program has a new funding source of an ad valorem property tax of up to .25 mil for 10 years. Previously, Conservation Collier Ordinance 2002-63 provided that up to seventy-five percent (75%) of all revenues collected for Conservation Collier may be used for acquisition and that management funds shall be no less than twenty-five percent (25%) of revenues collected in one year. On October 10, 2023, the Board approved an amendment to the Ordinance allowing for the use of the Conservation Collier Acquisition and Management Trust Funds for any County Purpose deemed to be in the best interest of the public. On March 26, 2024, the Board approved a subsequent amendment to the Ordinance deleting the provision added by the October 10, 2023, amendment, and adding language allowing for withdrawal of funds from the Conservation Collier Acquisition and Management trust funds in the event of an emergency as determined by the Board of County Commissioners. Section 6 of the ordinance was revised in 2024 to state that “the Board will set the millage rate for the Conservation Collier Program, which may not exceed . 25 mills and set the percentage of revenues each Fund will receive for that fiscal year.” With the goal of funding the management of the preserves in perpetuity with the ad valorem tax collected within the established 10-year period(s), the established minimum Conservation Collier Program fund balance will be reviewed and adjusted after each acquisition cycle. Annual preserve management operating expenses will be programed at or below annual revenues from interest, leases, and other revenue to ensure this minimum fund balance is maintained. 28.A.m Packet Pg. 990 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 16 Table 2. Land Maintenance Expenses 5-year Average 28.A.m Packet Pg. 991 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 17 Table 3. – Summary of Conservation Collier Financial Activity for FY23 28.A.m Packet Pg. 992 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 18 Conservation Collier Programs Events, and Community/Educational Outreach Pepper Ranch Hunt Program Two separate hunt programs exist at Pepper Ranch Preserve - a public hunt program that is open to all Collier County residents, regardless of age, and an FWC sponsored youth hunt program that is open to youth aged 12-17 (12-15 for youth turkey hunts). Although youth from Collier County are given first choice of youth hunt participation, youth hunts are open to all Florida youths if openings cannot be filled by Collier County residents. Hogs are considered a nuisance species and are hunted without limit. Staff conduct annual deer surveys to set quotas. 2022-2023 Hunt Season One hundred twenty-eight (128) applications were received for the public hunting season. So far, 12 public hunter permits have been utilized. A total of 2 deer, 12 grey squirrel and 5 hog have been harvested to date from the public deer hunt, public hog hunts, and youth squirrel/rabbit hunt that have taken place during the 2023-2024 hunting season. Harvest results for the youth turkey and public turkey hunts are pending hunt completion in February and March. A total of 7 hunts are scheduled at Pepper Ranch Preserve during the 2023-2024 hunting season, which is still ongoing including 5 public and 2 youth hunts. Three (3) of the public hunts are hog hunts, 1 for deer and 1 for turkey. Youth hunts include 1 turkey hunt and 1 squirrel/rabbit/hog hunt. Caracara Prairie Preserve Hunt Program Caracara Prairie Preserve is established as part the Corkscrew Marsh Unit of the CREW Wildlife Environmental Area (WEA). This allows for Florida Fish and Wildlife Conservation Commission regulated public hunting for hog and spring turkey to occur within Caracara Prairie Preserve as part of the CREW Corkscrew Marsh Unit. FWC manages these quota hunts. Beginning in 2022, CREW Corkscrew Marsh Unit check stations are no longer staffed and harvest results are reliant on hunters self-reporting. 28.A.m Packet Pg. 993 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 19 MITIGATION PROGRAMS Conservation Collier has followed 2007 Board direction (6/26/07, Agenda Item 10A) in pursuing both wetland and Panther Habitat Unit (PHU) mitigation credit for those properties where the opportunity exists. Wetland mitigation credit generation has not been economical for the Program to pursue. The costs associated with wetland mitigation bank establishment within Conservation Collier lands are high, because only hydrologic restoration can provide the “lift” or “functional gain” necessary to generate credits. Credits are not provided by state or federal agencies for exotic vegetation removal since this restoration activity is already required as part of the Conservation Collier Program. The Program has pursued PHU mitigation credits at Caracara Prairie and Pepper Ranch preserves. Caracara Prairie Preserve – All PHU credits have been consumed. The Conservation Collier Program received a total of $1,301,600 in revenue over FY14 and FY15 for the PHU credits. This revenue is estimated to fund 25% of routine management costs and 100% of costs associated with US Fish and Wildlife Service (USFWS) PHU mitigation requirements. Interest generated from the dedicated Caracara Prairie Preserve Management Fund is allocated annually for exotic vegetation removal and restoration of Caracara Prairie Preserve. Pepper Ranch Preserve – The Pepper Ranch Preserve Panther Habitat Conservation Bank was certified by the USFWS on January 29, 2019. The Panther Habitat Conservation Bank allows multiple County projects to be mitigated through the preservation and enhancement of Pepper Ranch Preserve. The agreement provided for 8,669 PHU credits expected to be used for development of future County projects at a cost savings of $1,077,123.25. Since 2019, 2,703.61 PHUs have been purchased from County Divisions to mitigate for four different County projects generating a total of $1,518,450 in revenue for management of Pepper Ranch Preserve. There are currently 5,965.39 PHUs remaining in the Conservation Bank. Interest generated from the dedicated Conservation Bank Trust Fund is allocated annually for exotic vegetation removal and restoration of the Conservation Bank portions of the Pepper Ranch Preserve. 28.A.m Packet Pg. 994 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 20 GRANTS AND FUNDING ASSISTANCE Conservation Collier has actively pursued grants and funding assistance for both acquisition and management purposes. Currently, there have been no awards for land acquisition, but many for management, primarily for the removal of invasive, exotic species but also for needed equipment and plant community restoration. Exotic removal grants and funding assistance have come from state and federal government agencies, including U.S. Fish and Wildlife Service (Partners Program) and the Florida Wildlife Conservation Commission (FWC) through the Invasive Plant Management Section (IPMS). The table below shows the amount of funding assistance obtained during FY23. The total value of grants awarded to the Program for land management since 2003 is $1,401,231. Preserve Agency Grant or Funding Assistance Amount Awarded Fiscal Year Funding Assistance Gore Preserve State Funding Assistance $50,000 2023 Red Maple Swamp State Funding Assistance $56,645 2023 Total 2023 $106,645 2023 Looking ahead to FY24, in addition to the funding assistance applied for annually staff has requested Board approval to apply for additional types of funding assistance with FWC for FY24 and FY25. The details of these applications will be provided with the 2024 Annual Report. 28.A.m Packet Pg. 995 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 21 VOLUNTEERS During 2023, Conservation Collier was the grateful recipient of 2,305 volunteer hours. Volunteer tasks accomplished include: • Preserve monitoring and maintenance • Trail (including mountain bike trails) creation and maintenance • FWC Youth Hunt guides • Wildlife surveys • Vegetation management • Restoration Plantings • Workdays to assist with Special Projects Conservation Collier Volunteer Workdays include restoration plantings of native shrubs and trees with community partners to enhance plant diversity and wildlife habitat. One workday completed in November 2023 at the Pepper Ranch Preserve included 33 Oracle Hospitality employees. Workday at Pepper Ranch Preserve with Oracle 28.A.m Packet Pg. 996 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 22 Conservation Collier continues to partner with local Scout troops to enhance preserve amenities on public trails. The above does not include Eagle Scout projects where total hours worked are not collected. The following are Eagle Scout projects completed for Conservation Collier during 2023: • Julio Rodriguez - Alligator District, SW Florida Council- Pepper Ranch Preserve. Removed fence damaged by Hurricane Ian and replaced with a new wooden fence in March 2023. • Preston Colo - Alligator District, SW Florida Council- Pepper Ranch Preserve. Built 12 new picnic tables for the Group Campsite in April 2023. • Owen McGourty - Alligator District, SW Florida Council- Pepper Ranch Preserve. Built 6 new benches for group fire ring, built 2 new picnic tables and one bench for Mountain Bike Trailhead, and performed maintenance on the butterfly garden in August 2023 Julio Rodriguez- new fence installation Preston Colo- group campsite picnic tables Owen McGourty- benches & butterfly garden enhancement 28.A.m Packet Pg. 997 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 23 2024 OBJECTIVES 1. Acquire newly approved lands as part of Acquisition Cycle 12 and place them under management. 2. Continue to accept donation properties under the Land Development Code Offsite Preservation Option. 3. Continue to develop public access for acquired properties as directed by the Board of County Commissioners. 4. Continue to implement land management practices at all preserves as outlined in each Board-approved Land Management Plan. 5. Continue to implement the Collier County Hunt Program at the Pepper Ranch Preserve. 6. Secure grant funding and funding assistance wherever possible. 7. Look for any and all ways to reduce expenditures without sacrificing quality of land management and public access amenities. 8. Continue to pursue mitigation opportunities on acquired lands. Freedom Park preserve by staff Molly DuVall 28.A.m Packet Pg. 998 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 24 EXHIBITS Exhibit A. 2023 Map of Conservation Collier Program Lands 28.A.m Packet Pg. 999 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) 25 Exhibit B. Conservation Collier Preserves by Commission District 28.A.m Packet Pg. 1000 Attachment: 5.B. CC Annual Report 2023_CCLAAC (29934 : Land Acquisition Advisory Committee - September 11, 2024) June 5, 2024 1 MINUTES OF THE CONSERVATION COLLIER LANDS EVALUATION AND MANAGEMENT SUBCOMMITTEE MEETING Naples, Florida, June 5, 2024 LET IT BE REMEMBERED, the Conservation Collier Lands Evaluation & Management Subcommittee in and for the County of Collier, having conducted business herein, met on this date at 10:30 AM in regular session at Growth Management Community Development 2800 N Horseshoe Dr Naples FL 34104, with the following members present: CHAIRMAN: Ron Clark Michele Lenhard Gary Bromley John Courtright Rhys Watkins Nick Pearson (absent) ALSO PRESENT: Mitch Barazowski, Environmental Specialist I Kathlene Drew, Administrative Support Specialist II Mathhew Denison, Manager-Environmental Summer Araque, Supervisor-Environmental 28.A.n Packet Pg. 1001 Attachment: 6.A. LEMS Meeting Minutes 6-5-2024_DRAFT (29934 : Land Acquisition Advisory Committee - September 11, 2024) June 5, 2024 2 The meeting was held in person in Conference Room 609/610. Ron Clark called the meeting to order at 10:35 A.M. Roll call was taken, and a quorum was established. 1. Acceptance of Agenda The Subcommittee accepted the agenda as presented. 2. Review of Minutes None -no minutes to review. 3. Old Business None 4. New Business Mitch Barazowski, Conservation Collier, presented the Brewer Parcels Interim Management Plan. Much discussion made regarding the naming of the preserve and at the conclusion of the discussion, the preserve will be known as Brewers Landing Preserve. The following were discussed during the presentation: • Purpose of Plan – to establish Conservation Collier management authority, provide short term management direction and balance flora and fauna management needs. • Wildlife Management – this preserve is used for communal as a pre-migration roost for swallow-tailed kites. Birds from across the region stop to rest and recharge before flying to Brazil. Other listed species such as wading birds and panthers are likely present on the preserve. • Vegetation Management – management of the vegetation of this preserve must be inline with the integrity and resiliency of the kite roost. Removal of the invasive vegetation that threatens the roost but will not have a such a dramatic removal that may threaten the roost. • Recreation Management – this preserve will not be open to the public and will be kept as a resource protection due to the kite’s migration. The preserve is small, wet mostly year- round and sensitive to disturbance. Bird watching may occur from public roadways but will not be encouraged. The CREW Bird Rookery Swamp is less than 2 miles away with a 12- mile hiking trail. • Preserve Safety & Security – concerns with trespassing, off-road vehicles, poaching, and disturbances related to wildlife watching. May require installation of fencing and gates. Will work with FWC to help in assisting with mitigation of any issues. No publicizing the Kite roost. • Projected Operating Costs – limited vegetation treatments costing about $6000-$500 per acre annually. No mass removal will be done on this preserve so not to disturb the kite roost. Additional discussion regarding signage for the preserve and the obtaining an address for the preserve & not posting the address on the Conservation Collier website. Concerns over local bird watching groups posting the preserve on social media platforms. 28.A.n Packet Pg. 1002 Attachment: 6.A. LEMS Meeting Minutes 6-5-2024_DRAFT (29934 : Land Acquisition Advisory Committee - September 11, 2024) June 5, 2024 3 A motion was made to approve and move forward for CCLAAC’s review of the Brewers Landing Preserve Interim Management Plan (IMP) by Gary Bromley, LEMS, John Courtright, LEMS, second the motion, vote taken, motion carried unanimously. 5. Coordinator & Staff Updates None 6. Public Comments None 7. Subcommittee Member Comments No additional comments made by the Subcommittee. 8. Next Subcommittee Meeting Next meeting TBD 9. Adjournment There being no further business for the good of the County, the meeting was adjourned by order of the Chair at 11:28 A.M. Conservation Collier Land Acquisition Advisory Committee - Lands Evaluation and Management Subcommittee ____________________________________________________ Ron Clark, Chairman These minutes approved by the Board/Committee on _________________ as presented________ or as amended ___________. 28.A.n Packet Pg. 1003 Attachment: 6.A. LEMS Meeting Minutes 6-5-2024_DRAFT (29934 : Land Acquisition Advisory Committee - September 11, 2024) June 13, 2024 1 MINUTES OF THE CONSERVATION COLLIER OUTREACH SUBCOMMITTEE MEETING Naples, Florida, June 13, 2024 LET IT BE REMEMBERED, the Conservation Collier Outreach Subcommittee in and for the County of Collier, having conducted business herein, met on this date at 1:00 P.M. in regular session at Growth Management Community Development, 2800 N Horseshoe Dr, Naples FL 34104, with the following members present: CHAIRMAN: John Courtright Michele Lenhard Gary Bromley Nick Pearson ALSO PRESENT: Summer Araque, Supervisor - Environmental Matthew Denison, Manager - Environmental Kathlene Drew, Administrative Support Specialist II Melissa Hennig, Environmental Specialist I 28.A.o Packet Pg. 1004 Attachment: 6.B. Outreach Meeting Minutes 6-13-2024 (29934 : Land Acquisition Advisory Committee - September 11, 2024) June 13, 2024 2 The meeting was held in person in Conference Room B. Michele Lenhard called the meeting to order at 1:02 P.M. Roll call was taken, and a quorum was established. 1. Acceptance of Agenda The Subcommittee accepted the agenda as presented. 2. Review of Minutes – January 20, 2023 The Subcommittee reviewed and approved the minutes of the January 20, 2023, meeting as presented. 3. Old Business None 4. New Business Nick Pearson, CCLAAC Member, officially join as part of the Outreach Subcommittee. The Subcommittee welcomed Nick to the committee. A new Outreach Committee Chair nomination motion was made by Michele Lenhard, Committee Member, for John Courtright, Nick Pearson, Committee Member, second the motion. John Courtright agreed to the nomination and the motion. A vote was taken and passed unanimously. John Courtright will be the new Outreach Committee Chair. The goal of the Conservation Collier Program is to protect and conserve the remaining greenspaces within Collier County. Several factors limit how much land can be acquired; therefore, the program must selectively target the most valuable of these remaining lands that contain the most rare, unique, and endangered habitats in Collier County. With the recent ordinance change, all applications recieved will go to the BCC for review and acquisition approval. Summer Araque, Conservation Collier, presented the Conservation Collier Proposed Cycle 2024 Target Protection Mailing Areas (TPMA): Caracara Prairie Preserve Targeting adjacent to CREW Lands and parcels currently up for sale. Committee agreed to keep the targeted areas as presented. Pepper Ranch Preserve Discussion made regarding phase 1 and phase 11 testing of the land prior to acquisition due to adjacent citrus farms and a more focused approach to targeting the area surrounding the existing preserve. Committee agreed to keep the targeted areas as presented. Immokalee Urban Parcels 6 parcels totally about 1600 acres east of the Immokalee Airport, mostly owned by same individual. No target will be made north of the airport as other county areas have interest in them for their projects such as roadways etc. Committee agreed to keep the targeted areas as presented. Railhead Scrub Preserve No letter will be sent to the railroad as the BCC approved to move forward for a grant for the Rails to Trails Project. Discussion made regarding the Exceptional Benefits going before the BCC and it is currently on hold for Transportation’s review. Committee agreed to keep the targeted areas as presented. 28.A.o Packet Pg. 1005 Attachment: 6.B. Outreach Meeting Minutes 6-13-2024 (29934 : Land Acquisition Advisory Committee - September 11, 2024) June 13, 2024 3 Rivers Road Preserve Parcels Added additional parcels tot the east side of Moulder Drive for target in addition to the past targeted areas. No additional comments made; Committee agreed to keep the targeted areas as presented. Randall Curve & Immokalee Road Parcels This area will no longer be a targeted area due to Transportation and other areas in the county having interests and the future widening of Immokalee Road. Red Maple Swamp Preserve/Brewers Landing Preserve The committee recommended separating Brewer from Red Maple and making its own identity for the target areas. There is a 2.7-acre parcel next to the Brewers Preserve that will be targeted. No further comments or suggestions made; committee agreed to keep the targeted area as presented. Redroot Preserve Targeting a 19.5-acre area as this has good potential for the field storage of the Conservation Collier Equipment and field office. A 4.5-acre parcel is listed for sale next to the existing preserve. No comments or discussion made; Committee agreed to keep the targeted areas as presented. Panther Walk Preserve Parcels Discussion made regarding the target map always evolving within this multi-parcel project. Additional area was added outside of the pre-approved target area on the outskirts. Recommendation was made not to reference this area as a wildlife corridor and to speak of this area as critical environmental. Discussion made regarding the smaller size parcels and how they are environmentally important regardless of the size. Committee agreed to keep the targeted areas as presented. Gordon River Greenway Discussion made regarding the very little amount of land that is not developed around the Preserve and the removal of the northern area to this year’s target cycle. No further additions made, and the Committee agreed to keep the targeted areas as presented. Nancey Payton Preserve Parcels Additional parcels to the south were added to the targeted area along with the re-addition of the Buckley property. Committee agreed to keep the targeted areas as presented. North Belle Meade This is not a multi-parcel project. Discussion was made as this area is a new target and the parcels are individually owned. Most are sending lands and most all parcels have no infrastructure and no roadway access. Committee agreed to keep the targeted area as presented. I-75 Everglades Blvd This is a new targeted area at the request of County Commission so there could be no commercial development in this area should the I-75 exit, and entry ramp be built and opened. This will involve a 1-mile radius as a priority 2 area and at the ½ mile radius point show as a clip priority at the intersection of Everglades Blvd and I-75 junction. Committee agreed to keep the targeted area as presented. Dr. Robert H. Gore III Preserve Parcels The targeted area will remain the same as in previous years. The Cypress Cove Landkeepers parcel will be presented for acquisition to the BCC in June or July of this year. Committee agreed to targeted area as presented. Bayshore Area The target has no changes. No comments or discussion made; Committee agreed to keep the targeted areas as presented. Rattlesnake Hammock No comments or discussion made; Committee agreed to keep the targeted areas as presented. 28.A.o Packet Pg. 1006 Attachment: 6.B. Outreach Meeting Minutes 6-13-2024 (29934 : Land Acquisition Advisory Committee - September 11, 2024) June 13, 2024 4 Shell Island Addition of 2 parcels to the north and no other changes made. No comments or discussion made; Committee agreed to keep the targeted areas as presented. McIlvane Marsh Parcels Discussion made regarding Fiddler’s Creek expansion and the requirement of setting aside land for preservation for the expansion of the community. An open parcel near the preserve is now PUD and will be developed as affordable housing. Committee agreed to keep the targeted areas as presented. Marco Island Discussion made regarding the current parcels in the various stages of acquisition and the concerns the BCC has stated in the purchasing of the properties located on Marco Island. Additional parcels were added to the target areas and a recommendation was made to focus on the parcels that contain gopher tortoise or burrowing owls. The committee supports the targeting of the lots and asked for Summer or Melissa to view them in person when the reports are being done. Contact Brittany Piersma with the Audubon of the Western Everglades to get the most current data for the tortoises and owls on the lots. Committee agreed to keep the targeted areas as presented. A motion was made to approve the Cycle 2024 Target Protection Mailing Areas as presented by John Courtright, Committee Chair, Gary Bromley, Committee Member, moved to motion, Nick Pearson, Committee Member second the motion, a vote was taken and passed unanimously. 5. Coordinator & Staff Updates (as needed) Summer Araque reminded that the CCLAAC meeting for the month of August is cancelled. 6. Subcommittee Member Comments None 7. Public Comments None 8. Next Subcommittee Meeting Next meeting – TBD 9. Adjournment There being no further business for the good of the County, the meeting was adjourned by order of the chair at 2:38 P.M. Conservation Collier Land Acquisition Advisory Committee - Public Outreach Subcommittee ____________________________________________________ John Courtright, Chairman These minutes approved by the Board/Committee on _________________ as presented________ or as amended ___________. 28.A.o Packet Pg. 1007 Attachment: 6.B. Outreach Meeting Minutes 6-13-2024 (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Land Acquisition Advisory Committee Ordinance, Policy, and Rules Subcommittee Summary Minutes Meeting Date: December 18, 2023 Meeting Time: 10:00 am Meeting was held at: Growth Management Community Development, Conference Room C, 2800 North Horseshoe Drive, Naples, FL 34104 ........................................................................................................................................................................... ATTENDEES IN PERSON Staff Present Summer Araque Melissa Hennig (Phone) Sally Ashkar, CAO Jaime Cook Committee Members Michele Lenhard Brittany Patterson-Weber Rhys Watkins Gary Bromley CCLAAC Present Nick Pearson John Courtright 1) Approve Agenda Michele Lenhard motion to approve to agenda, second by Brittany Patterson-Weber, passes unanimously. 2) Approval of meeting minutes from June 1, 2022 Michele Lenhard moved to approve the minutes as presented, Rhys Watkins second, passed unanimously. 3) Old Business - None 4) New Business Ordinance Revisions – Ordinance No. 2002-63 Discussion made on Ordinance No 2002-63 as amended by the Board of County Commissioners and further amendments discussed and recommended as follows: Section One: Name: The Ordinance shall be known as Conservation Collier Implementation Ordinance. 28.A.p Packet Pg. 1008 Attachment: 6.C. OPR Meeting Minutes 12-18-2023_DRAFT (29934 : Land Acquisition Advisory Committee - September 11, 2024) Section Two: No changes or recommendations made. Section Three: No changes or recommendations made. Section Four: No changes or recommendations made. Section Five – Definitions Paragraph 6 – add in verbiage in perpetuity to the paragraph to read: management under Conservation Collier in perpetuity, including provision of appropriate public access. Section Six: • Change section name from Creation of the Conservation Collier Acquisition Trust Fund to Funding of the Conservation Collier Program. • Remove first paragraph and replace it with: Collier County has established and will maintain (1) the Conservation Collier Acquisition Trust Fund for use in acquiring environmentally sensitive lands in Collier County, and (2) the Conservation Collier Management Trust Fund for the preservation, enhancement, restoration, conservation and maintenance of environmentally sensitive lands that either have been purchased with monies front the Land Acquisition Trust Fund, or have otherwise been approved for management. Each year through fiscal Year 2031, the Board will set the millage rate for the Conservation Collier Program, which may not exceed .25 mills, and set the percentage of revenues each Fund will receive for that fiscal year. At the direction of the Board, funds may be transferred between the two funds, or used for any other County purpose, if found to be in the best interest of the public by super majority vote of the Board of County Commissioners. • Add super majority vote to #2 in the last sentence of the paragraph. • 3.n. add super majority vote • 4. Add verbiage to sentence disbursements from the Conservation Collier Management Trust Fund shall be made by the County Manager oh his or her designee to manage Conservation Collier lands as approved by the Board of County Commissioners. 28.A.p Packet Pg. 1009 Attachment: 6.C. OPR Meeting Minutes 12-18-2023_DRAFT (29934 : Land Acquisition Advisory Committee - September 11, 2024) • 5. Add super majority vote of the Board of County Commissioners. Section Seven: No changes or recommendation made. Section Eight: • 1. Add verbiage to end of paragraph – with the exception of lands currently designated as Stewardship Sending Areas within the Rural Lands Stewardship Area Program. • 3.add verbiage to end of paragraph – Any lands with legal management obligations must be conveyed with adequate management endowment fund. • 4. Paragraph as read raised concerns of a companion policy, TDRs and management of CE, also CE doesn’t give public access. Recommendation - needs a policy, questions availability for accessibility, maintenance of property. Raises concerns with retaining development credits. • 5. How is the parcel eligible for sale – if paragraph remains in ordinance, CCLAAC would recommend that property no longer fits the purpose AND the criteria of the program. Would require a super majority vote. Section Nine: • 1. The elevation of each acquisition proposal shall be based on satisfying at least four of the initial screening criteria below a. Update to match Florida Natural Areas Inventory b. Lands comprised of native habitat. c. No change or recommendation made. d. No change or recommendation made. e. No change or recommendation made. f. No change or recommendation made. g. Lands which provide climate resilience to drought, flooding, and wildfire risks. h. Any qualified land which meets at least four of the above criteria and has matching funds available. • 2. Removed the verbiage – and ranked • 3. Remove the verbiage - and ranked and or proposed 28.A.p Packet Pg. 1010 Attachment: 6.C. OPR Meeting Minutes 12-18-2023_DRAFT (29934 : Land Acquisition Advisory Committee - September 11, 2024) Section Ten: • 2. Remove word ranking and replace with evaluation Section Eleven: No changes or recommendation made. Section Twelve: • 1. Acquisition proposals which do not satisfy four out of seven • 2. Acquisition proposals which satisfy six out of seven • 3. Proposals which satisfy four out of seven Discussion made on what would be sent directly to the BCC and what would be sent to CCLAAC for determination of review and movement forward. The committee liked having the public input on parcels before they went to ranking or to the BCC for final decision of acquisition. Section Thirteen: No changes or recommendations made. Section Fourteen: No changes or recommendations made. Section Fifteen: • 1. Add verbiage at the end of the sentence – referendum approval or by the Board of County Commissioners super majority approval • 2. No change needed • 3. Same as section 6 – where does this sentence belong – if the Management Trust Fund has inadequate funds for maintenance, then General Fund monies will be used. Section Sixteen: No changes or recommendations made. Section Seventeen: No changes or recommendations made. Section Eighteen: No changes or recommendations made. Brittany Patterson-Weber motioned to recommend the changes to CCLAAC, Gary Bromley second, vote taken passed unanimously. 28.A.p Packet Pg. 1011 Attachment: 6.C. OPR Meeting Minutes 12-18-2023_DRAFT (29934 : Land Acquisition Advisory Committee - September 11, 2024) 5) Program Coordinator & Staff Updates Discussion made on the format of Land Management Plans and changing of the format to one management plan for all preserves. Pros and cons were discussed, and Michele Lenhard, CCLAAC, thought a master management plan with addendums for each preserve could be done. Staff would have additional discussions on this, if any changes are made, they will be brought to the committee. 6) Public Comments Brad Cornell, Audubon Western Everglades, thanked everyone to have the ability to speak at today’s meeting and have input on the proposed Ordnance change. 7) Subcommittee Member Comments No further comments made. 8) Next Subcommittee Meeting – TBD 9) Adjourn 12:36 pm Conservation Collier Land Acquisition Advisory Committee Conservation Collier Ordinance, Policy & Rules Subcommittee ___________________________________________________ Michele Lenhard, Chairman These minutes approved by the Board/Committee on _______________________as presented _______or as amended_____. 28.A.p Packet Pg. 1012 Attachment: 6.C. OPR Meeting Minutes 12-18-2023_DRAFT (29934 : Land Acquisition Advisory Committee - September 11, 2024) Conservation Collier Annual Report September 11,2024 Pr esented by: Summer Araque,Environmental Supervisor 28.A.q Packet Pg. 1013 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Sections of Report 1.Executive Summary 2.CCLAAC Members 3.Program Lands Acquisition Status 4.Program Land Management Status 5.Program Financial Status 6.Conservation Collier Programs 7.Mitigation Programs 8.Grants and Funding Assistance 9.Vo lunteers 10.2024 Objectives 28.A.q Packet Pg. 1014 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Committee Members THANK YOU! 28.A.q Packet Pg. 1015 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Program Milestones 28.A.q Packet Pg. 1016 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Yo ur Logo or Name Here Pr ogram Lands Acquisition Status •4,870 acres of natural lands in 23 different locations •as of September 2024 –5,016 acres •13 preserves open to the public •FY22 acquired 45 acres •FY23 acquired 413 •FY24 acquired 212 acres to date 28.A.q Packet Pg. 1017 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee FY23 Acquired proper ties Pr ogram Lands Acquisition Status (continued) 28.A.q Packet Pg. 1018 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Cocohatchee Creek Preser ve Threatened Gopher To rtoise at Railhead Scr ub Preser ve Alligator Flag Preser ve Otter Mound Preser ve Protected Live oak scrub at Railhead Scr ub Preserve Threatened Pine Lily at We t Woods Preser ve Conservation Collier Program Land Acquisition Map Immokalee Rd. I-75 Collier Blvd.Airport Pulling Rd.28.A.q Packet Pg. 1019 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Yo ur Logo or Name Here Pr ogram Land Management Status •Tr eatment and Removal of Exotic Plant Species •Prescribed Burning •Ve getation Mowing •Re storation of native plant communities through plantings •Tr ail Maintenance •Preserve Security and Resource Protection Management Funds are used to restore and maintain natural lands through activities including: 28.A.q Packet Pg. 1020 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Wildlife Surveys •Monitoring of key wildlife species: •Florida panther, •Florida black bear, •migratory birds, •white-tailed deer •and more •Wildlife surveys help to define land management goals and activities to improve habitat for wildlife Swallow-tailed Kite monitoring 28.A.q Packet Pg. 1021 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Wildlife Cameras 10 Passive monitoring of species presence and seasonal usage of preserves. Photo from Pepper Ranch camera August 2024 Pr ogram Land Management Status (continued) 28.A.q Packet Pg. 1022 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Yo ur Logo or Name Here PUBLIC USES •Hiking, mountain-biking, equestrian trails, fishing, hunting •Bird-watching, picnicking, wildlife viewing, photography •Historical preserves with interpretive signage Pr ogram Land Management Status (continued) 28.A.q Packet Pg. 1023 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Pr ogram Financial Status Land Maintenance Expense & Funding Sources (5 Year Average FY18-FY22) 28.A.q Packet Pg. 1024 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee Yo ur Logo or Name Here Thank You to our Community Vo lunteers! •Community volunteers dedicate hundreds of hours each year to improving Conservation Collier Preserves •2023 –2,305 hours •Eagle Scouts improve visitor amenities, access and restore lands with native plantings 28.A.q Packet Pg. 1025 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee QUESTIONS? 28.A.q Packet Pg. 1026 Attachment: 4.B. Annual Report 2023 CCLAAC (Sep 2024) (29934 : Land Acquisition Advisory Committee VMB Ext Conservation Collier Exceptional Benefits Ord Pond Site: Issues and Alternatives Brad Cornell, Policy Director, Audubon Western Everglades Collier BCC: Tuesday, September 24, 2024 28.A.r Packet Pg. 1027 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Unresolved conservation issues for VMB-ext and possible resolutions Lack of exceptional benefits of the VMB extension for Railhead Scrub Preserve Loss of 7.51 acres of rare habitats in Railhead Scrub Preserve for a stormwater pond Lack of adequate large and small animal wildlife crossings to protect motorists, high school students driving pre-dawn, and wildlife Conflict between pending Rails-to-Trails project and proposed VMBext Resolutions: Several pond site alternatives that are reasonable and viable Wildlife Overpass or Underpass and use of 36” culverts for small wildlife Pedestrian Overpass to fix Rails-to-Trails/Road conflict; also southern access Access, management, restoration, and acquisition measures for exceptional benefits 28.A.r Packet Pg. 1028 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Pond Site #1 (RWA Report): Not exceptional benefit Access is needed, but VMB-extplan does not provide any but roadside sidewalk. No parking lot, no vehicle turn lane, no trailhead, no restrooms. Will require significant Conservation Collier expense to maintain fenced road frontage. Gopher Tortoise relocation permit and monitoring expenses Non-compliant with Exceptional Benefits Ordinance. Destroys 7.51 acres of rare, high quality upland pine, scrub and cypress habitats. 28.A.r Packet Pg. 1029 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Exceptional Benefits to Consider Adding Insert a picture of access, fencing or map of south parcel in TPMA Buy the parcel adjacent on south in TPMA for building RR Trail/Preserve access from Wiggins Pass Road (see map on next slide) Building access facilities on VMB from sidewalk (parking, trailhead) Funding road fence maintenance Collaborating on rails to trails, Use of excavated scrub sand for restoration of ATV-eroded areas Provision of wildlife over or underpass for large mammals and one for small animals in west.; Gordon River Greenway Trailhead Facilities 28.A.r Packet Pg. 1030 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Exceptional Benefit: Access from Wiggins Pass Road via Cemex Parcel to Serve RR Trail and Railhead Scrub Preserve. 28.A.r Packet Pg. 1031 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Alternative Pond Sites with Less Habitat Loss 28.A.r Packet Pg. 1032 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Lack of Large and Small Animal Wildlife Crossings: Needed for Motorist and Wildlife Safety Deer, Black Bears, Bobcats, Coyotes use this urban habitat corridor Also, many state-threatened Gopher Tortoises depend on the connectivity throughout the Railhead Scrub Preserve, and federally threatened Eastern indigo snakes. Motorist safety is major factor for installing wildlife crossings Black bear in ROW at sunset, June 2024. This is near the AWE-proposed crossing site 28.A.r Packet Pg. 1033 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Bear calls to FWC last 5 years within 2 miles of Railhead Scrub Preserve 28.A.r Packet Pg. 1034 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Large and Small Wildlife Crossing Sites 28.A.r Packet Pg. 1035 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Large Animal Crossing Location 28.A.r Packet Pg. 1036 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : 28.A.r Packet Pg. 1037 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Topographic Survey Missed Highest Areas for Wildlife Crossing: Erosion Looking south from crossing site 28.A.r Packet Pg. 1038 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Box Culvert Wildlife Crossing on CR846 at Camp Keais Strand (8’ x 10’) 28.A.r Packet Pg. 1039 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : More Collier County Wildlife Crossings 4 Lane CR858 8’x24’ Box Culvert at Camp Keais 2 Lane CR846 7’x24’ box culvert OK Slough 28.A.r Packet Pg. 1040 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Culverts with ledges can also be strategic when water flows seasonally 28.A.r Packet Pg. 1041 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Wildlife Overpass is most functional, but sides must be elevated naturally Florida Land Bridge over I-75 (near Ocala) 28.A.r Packet Pg. 1042 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : A possible additional wildlife crossing for the Rails-to-Trails intersection 28.A.r Packet Pg. 1043 Attachment: AWE Railhead Preserve VMBext impact reduction slides 7-23-24 (29934 : Collier County Transportation Management Services Department Veterans Memorial Blvd. Extension Exceptional Benefits Petition UPDATE Railhead Scrub Preserve Parcel Conservation Collier Land Acquisition Advisory Council 1 28.A.s Packet Pg. 1044 Attachment: TMD Presentation to CCLAAC 9-11-24 (29934 : Land Acquisition Advisory Conservation Collier Land Acquisition Advisory Council SEPTEMBER 11, 2024 2 Update: 1 – Complete land value through appraisals and report back to the CCLAAC 2 – Finalize parcel size needed after adjusting for maintenance and other needs. 28.A.s Packet Pg. 1045 Attachment: TMD Presentation to CCLAAC 9-11-24 (29934 : Land Acquisition Advisory 1. Appraisals and Land Value SEPTEMBER 11, 2024 3 -Two independent appraisals were ordered to look at the highest and best use of the parcel and to determine value. -Both appraisals determined the highest and best use is for urban residential development not encumbered by any conservation easements. -The parcel was purchased and held by Conservation Collier. At the time of purchase, the Board recognized there was no access to the parcel and the need for the future extension of Veterans Memorial Blvd. -The Petition includes compensation to Conservation Collier for the parcel, public access currently not available to the parcel and an additional $35,000. 28.A.s Packet Pg. 1046 Attachment: TMD Presentation to CCLAAC 9-11-24 (29934 : Land Acquisition Advisory 2. Parcel Size SEPTEMBER 11, 2024 4 -Parcel boundary was initially drawn to maximize the use of land closest to the northern boundary. -The parcel boundary was redrawn to allow for a more natural design. -The parcel was redrawn at the request of Conservation Collier to a more elongated shape, allowing for maintenance and access along the eastern perimeter to the preserve area south of the pond parcel. -The parcel has been revised to 7.51 acres with improved access for maintenance. 28.A.s Packet Pg. 1047 Attachment: TMD Presentation to CCLAAC 9-11-24 (29934 : Land Acquisition Advisory Next Steps SEPTEMBER 11, 2024 5 -Present the Petition to the Board of County Commissioners. -Finalize and submit the project for permitting. -Forward the project to Transportation Engineering for Design. -Continue to update Conservation Collier staff at key project milestones. 28.A.s Packet Pg. 1048 Attachment: TMD Presentation to CCLAAC 9-11-24 (29934 : Land Acquisition Advisory Thank you Lorraine Lantz Transportation Planning Manager 239-252-5779 Lorraine.Lantz@CollierCountyFL.gov SEPTEMBER 11, 2024 6 28.A.s Packet Pg. 1049 Attachment: TMD Presentation to CCLAAC 9-11-24 (29934 : Land Acquisition Advisory The current value of the land to be acquired as provided for in Section 4.02 of the Ordinance. SEPTEMBER 11, 2024 7 •The property was purchased in 2007 for $10,650,000 which equates to $192,412+/- per acre. The value of the pond site at the time of acquisition was $1,445,014. •Two independent appraisals of the property were done to determine the current value of the pond site. The rounded average is: $2,910,000. •NOTE – the Current Value is based on the current market for developable land not encumbered by any conservation easement. The land is zoned Agricultural with a future land use of Urban Residential. 2024 Value per Acre Parcel Acreage Parcel Value Appraisal 1 $ 400,000.00 7.51 $ 3,004,000.00 Appraisal 2 $ 375,000.00 7.51 $ 2,816,250.00 Average:$ 387,500.00 7.51 $ 2,910,125.00 28.A.s Packet Pg. 1050 Attachment: TMD Presentation to CCLAAC 9-11-24 (29934 : Land Acquisition Advisory