Agenda 04/28/2026 Item #16B 3 (Approve an Agreement for the purchase of a pond site (Parcel 452POND) required for the Wilson Boulevard)4/28/2026
Item # 16.8.3
ID# 2026-786
Executive Summary
Recommendation to approve an Agreement for the purchase of a pond site (Parcel 452POND) required for the Wilson
Boulevard (Golden Gate Boulevard to Immokalee Road) Project (Project No. 60229). Estimated Fiscal Impact:
$330,077.
OBJECTIVE: To acquire a pond site needed for the Wilson Boulevard (Golden Gate Boulevard to Immokalee Road)
Project (the "Project"), which will expand Wilson Boulevard to four lanes; provide sidewalks; a shared use pathway;
bike lanes; drainage; and related improvements.
CONSIDERATIONS: Collier County is seeking to purchase a parcel (Parcel 452POND) for a pond site needed for the
Project. The attached Technical Memorandum, dated July 26, 2024, prepared by Bill Gramer, P.E. of Jacobs
Engineering Group, confirms the suitability and need for this parcel as a future pond site. The unimproved tract, owned
by Spee 4 Properties, LLC, is located on the North side of 18t' Avenue NE , just east of Wilson Boulevard. The parcel
is 2.73 acres in extent and rectangular in shape.
The attached appraisal report prepared by RKL Appraisal and Consulting, PLC, dated June 25, 2025, estimates the full
total compensation amount for the parcel to be $255,600. Collier County staff has negotiated a proposed purchase price
of $310,000, plus statutory attorney fees in the amount of $17,952. If this parcel is not acquired by negotiation, it will
have to be condemned. Should condemnation become necessary, the County will be required to pay additional attorney
fees and expert witness fees according to sections 73.091 and 73.092, Florida Statutes, plus other expenses related to
condemnation. Moreover, the availability of undeveloped properties is limited on the Project corridor and, as they
undergo development, their availability decreases. Staff accordingly recommends that the Board of County
Commissioners approve the Agreement, as a better result is not expected if Parcel 452POND is condemned.
This item is consistent with the Collier County strategic plan objective to design and maintain an effective transportation
system to reduce traffic congestion and improve the mobility of our residents and visitors.
FISCAL IMPACT: Funds in the amount of $330,077 will be required, being the negotiated compensation amount of
$310,000, statutory attorney fees of $17,952, and estimated miscellaneous closing and recording fees not to exceed
$2,125. Funding is available in the Wilson Boulevard (Golden Gate Boulevard to Immokalee Road) Project 60229. The
source of funding is Road Impact Fee - District 6 (3094).
GROWTH MANAGEMENT IMPACT: The recommendation is consistent with the Long -Range Transportation Plan
and Objective 1 of the Transportation Element of the Collier County Growth Management Plan to maintain the major
roadway system at an acceptable Level of Service.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a majority vote for
Board approval. - SAA
RECOMMENDATION(S):
1. Approve the attached Agreement and authorize the Chairman to execute same on behalf of the Board;
2. Accept the conveyance of Parcel 452POND and authorize the County Manager, or her designee, to record the
conveyance instrument in the public records of Collier County, Florida;
3. Authorize the payment of all costs and expenses that Collier County is required to pay under the terms of the
Agreement to close the transaction; and
4. Authorize the County Manager or her designee to take the necessary measures to ensure the County's
performance in accordance with the terms and conditions of the Agreement.
PREPARED BY: Prepared By Abigail Morales, Property Acquisition Specialist I, Right of Way Acquisition,
4/28/2026
Item # 16.8.3
ID# 2026-786
Operations and Performance Management Division.
ATTACHMENTS:
1. Aerial - Parcel 452POND
2. Technical Memorandum (abbreviated)
3. Purchase and Sale Agreement.
4. Appraisal _452POND_05.17.25
AERIAL -PARCEL 452POND
WILSON BOULEVARD (GG BLVD - IMMOK. RD.) - PROJECT NO. 60229
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Pond Siting Report
Wilson Boulevard Widening Design
Golden Gate Boulevard to Immokalee Road
April24, 2025
Collier County
Table of Contents
Introduction
Background..
3
... 3
DesignCriteria....................................................................................................................................................................4
ExistingDrainage Patterns..............................................................................................................................................5
ProposedDrainage Patterns...........................................................................................................................................6
Basin1 Pond Site Requirements....................................................................................................................................9
Basin2 Pond Site Requirements.................................................................................................................................
12
Basin3 Pond Site Requirements..................................................................................................................................15
Basin4 Pond Site Requirements..................................................................................................................................21
Basin5 Pond Site Requirements..................................................................................................................................24
Basin6 Pond Site Requirements..................................................................................................................................29
EvaluationFactors..........................................................................................................................................................33
Appendices
Appendix A: Wilson Boulevard Potential Pond Sites Exhibit
Appendix B: Basin 3A and 313 Map and Photo Package.........
Appendix C: Pond Site 4-2 Map and Photo Package ..............
Appendix D: Pond Site 5-2 (Wet) Map and Photo Package.,
41
42
43
44
Appendix E: Wilson Boulevard Corridor ROW Impacts Exhibit............................................................................45
Appendix F: Pond Siting Report — Wilson Boulevard Corridor Study(2022)................................................... 46
Pond Siting Report
Pond Siting Report
Wilson Boulevard Widening Design: (Basins 1- 6)
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Date: April 4, 2025 Jacobs
Project name: Design Services for Wilson Blvd Widening 5811 Pelican Bay Boulevard
Contract No.: 22-8006
Purchase 4500225624
Order No.:
Client: Collier County — Dennis McCoy, PE (PM)
Prepared by: Jacobs
Introduction
Suite 305
Naples, FL 34108
Contact: Bill Gramer, PE, AICP
Email: Bill.Gramer@jacobs.com
Mobile: 239.860.4922
www.jacobs.com
This Pond Siting Report has been prepared to provide the background and supplemental
information necessary for the County acquisition of parcels for the purpose of constructing and
maintaining stormwater treatment pond sites for the Wilson Boulevard Widening Project,
which will widen Wilson Boulevard from an existing 2-lane rural facility to a 4-lane urban facility
from Golden Gate Boulevard to Immokalee Road.
Background
The Collier MPO 2040 Long Range Transportation Plan identified this existing 2-lane rural
section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in the Needs Plan
(Needs Rank 51) as a 4-lane urban typical section.
The Collier MPO 2045 Long Range Transportation Plan identified this existing 2-lane rural
section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in the Existing Plus
Committed (E+C) Roadway Project network (Map ID 100) as a 4-lane urban typical section.
In 2022, Collier County initiated the Wilson Boulevard Corridor Study (Study) to evaluate future
corridor improvements to widen Wilson Boulevard North (Wilson Boulevard), from Golden Gate
Boulevard (CR 876) to Immokalee Road (CR 846) from a two-lane undivided facility to a four -
lane divided roadway with curb and gutter with a "closed" (stormwater inlets, pipes, ponds)
drainage system.
As part of the Study, a preliminary Pond Siting Report (see Appendix F) was prepared which
evaluated the stormwater recommendations and options for Collier County on the type, design,
and location of the stormwater management facilities for the proposed improvements. The
preliminary Pond Siting Report identified a minimum of 6 drainage basins required for the
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Pond Siting Report
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project, with a combination of wet and dry ponds needed. Please refer to Appendix F for all
relevant basin and pond volume requirements and calculations.
In August 2023, Collier County entered into a service agreement with Jacobs Engineering Group
(Jacobs) for the Design Services for Wilson Blvd Widening (Contract No. 22-8006, Project No.
60229). As part of the design process, a Final Pond Siting Report will be prepared and delivered
(typically after 30% submittal). However, due to continuous development along the project
corridor, multiple potential pond sites are becoming unavailable. To expedite obtaining the
required pond sites for the widening project, Jacobs had begun evaluating and identifying
potential pond sites on a basin -by -basin basis that meet the project design criteria.
Four previous technical memorandums have been provided to the County that focused on a
single basin and its necessary parcel acquisition(s):
■ Basin 1 Technical Memorandum (sent March 12, 2024) — Pond Site obtained
■ Basin 2 Technical Memorandum (sent January 29, 2024) — Pond Site obtained
■ Basin 4 Technical Memorandum (sent July 26, 2024)
■ Basin 5 Technical Memorandum (sent July 26, 2024)
This Pond Siting Report provides a pond site evaluation for Basin 3 and Basin 6, as well as
consolidates the information from the four previous memos into one document for streamlined
access and documentation.
Note: Basin 6 (from 22nd Ave NW/NE to Immokalee Road) will be included in this pond siting
report, but no recommendation will be made at this time. The Immokalee Road 8-Lane
Widening project and the planned St. John Paul II Parish (approximately 42 acres) development
at the southwest corner of Wilson Boulevard and Immokalee Road will reconfigure the existing
Immokalee Road Pond 7. It is anticipated that this pond will be reconstructed and utilized as a
joint -use pond for the Church Site, the planned 8-lane widening of Immokalee Road and the
widening improvements to Wilson Boulevard located within Basin 6.
The agreement with the County and the proposed Church for a redesigned joint -use Pond 7 has
not been finalized at this time. Therefore, if an agreement cannot be reached, an additional
parcel will be required for a pond site in the future for Basin 6. This will require an addendum
to this Pond Siting Report identifying the preferred pond site.
An overall site area map exhibit of Wilson Boulevard Potential Pond Sites is provided in
Appendix A.
Design Criteria
The existing Wilson Boulevard corridor drains to the Cypress and Corkscrew Canals within the
North Golden Gate Basin (Water Basin Identification (WBID) 3278S), which is in the Big Cypress
area of Collier County and within the jurisdiction of the South Florida Water Management
District (SFWMD). The preliminary design of stormwater management systems for this project
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is regulated by the rules and criteria set forth by SFWMD and the Florida Department of
Environmental Protection (FDEP). This section outlines the requirements to meet water quality
and quantity standards.
North Golden Gate Sub -Basin (WBID 32785) is impaired for dissolved oxygen, with total
nitrogen as the causative pollutant. Although there is not a current Total Maximum Daily Load
or Basin Management Action Plan established, additional protective measures must be
incorporated into the project improvements to provide reasonable assurance that the
proposed discharge will not cause or contribute to violations of state water quality standards.
Retention, detention, or a combination of both in the overall system have the following
volumetric requirements:
■ Wet detention volume provided for the greater of the first 1 inch of runoff over the
drainage area or 2.5 inches of runoff over the impervious area (excluding water bodies)
■ Dry detention volume provided equal to 75 percent of referenced amounts for wet
detention
■ Retention volume provided equal to 50 percent of the referenced amounts for wet
detention
Additional protective measures required by SFWMD include a site -specific pollutant loading
analysis and an additional 50 percent water quality treatment volume.
Existing Drainage Patterns
The existing Wilson Boulevard typical section is a two-lane undivided rural roadway. Runoff
from the roadway drains to roadside ditches that ultimately discharge to the nearby canals,
directly or via side streets. Approximate onsite basin divides were developed based on canal
locations, drainage structures, 12-digit hydrologic unit sub -basin maps, 2-foot LIDARI contour
elevations, and the Collier County Stormwater Management Facilities GIS database.
Basins 1 and 2 (from Golden Gate Boulevard to Cypress Canal)
Wilson Boulevard, from Golden Gate Boulevard to Cypress Canal, is within the Curry Island
Drain sub -basin and generally drains north to the Cypress Canal. Although some adjacent
properties appear to include depressional or wetland areas, the roadside ditches provide
continuous conveyance within the existing ROW to the Cypress Canal. According to LIDAR
contours, existing Wilson Boulevard elevations range between 12 and 14 feet.
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Pond Siting Report
Basins 3, 4, 5, and 6 (from Cypress Canal to Immokalee Road)
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North of the Cypress Canal to Immokalee Road, Wilson Boulevard is located along the boundary
between two sub -basins, Curry Island Drain (to Curry Canal) to the west and Horsepen Slough
(to Corkscrew Canal) to the east. Wilson Boulevard is approximately 1 mile east of Curry Canal
and 3/8 of a mile west of Corkscrew Canal. To minimize impacts to existing residential
driveways and reduce costs, the Corkscrew Canal will be proposed (to SFWMD) as the preferred
outfall canal for basins 3, 4, 5, and 6. In this segment, Wilson Boulevard is traversed by nine side
streets (10th Avenue to 24th Avenue) that extend west and east, terminating at the Curry and
Corkscrew Canals, respectively. Because there are no existing side drains at the traversing side
streets that would continue conveyance along Wilson Boulevard north -south, each side street
crossing serves as a natural drainage divide and discharge point and conveys water to the west
and east into their respective canals. For purposes of this evaluation, Wilson Boulevard from
Cypress Canal to Immokalee Road was sub -divided into four basins, with divides at 14th
Avenue, 18th Avenue, and 22nd Avenue.
Basin 3 (from Cypress Canal to 14th Avenue)
The existing Wilson Boulevard profile contains primarily flat slopes in this area and has an
elevation near 12 feet.
Basin 4 (from 14th Avenue to 18th Avenue)
The existing Wilson Boulevard profile contains primarily flat slopes in this area and has
elevations between 12 and 12.5 feet.
Basin 5 (from 18th Avenue to 22nd Avenue)
The existing Wilson Boulevard profile contains primarily flat slopes in this area and has
elevations between 12 and 13 feet.
Basin 6 (from 22nd Avenue to Immokalee Road)
North of 22nd Avenue, the existing Wilson Boulevard profile elevations increase from 13 to 14
feet near 24th Avenue, and up to 15 feet at the tie-in with Immokalee Road.
Proposed Drainage Patterns
The Wilson Boulevard proposed typical section consists of four 11-foot-wide lanes with 5-foot-
wide bike lanes, curb and gutter, a 6-foot-wide sidewalk on the west side of the road, a 10-foot-
wide pathway on the east side of the road, a 22-foot-wide grassed median, and grassed ditches
on each exterior of the road for a total 165-foot proposed ROW Easement (ROW) width. The
proposed exterior ditches would maintain existing offsite drainage patterns within the ROW by
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maintaining the hydraulic connections to the existing side street ditches. Runoff from the
proposed roadway would drain to a closed storm sewer system along the proposed curb and
gutter and conveyed to the proposed pond sites for water quality treatment and water quantity
attenuation. The ponds will also serve as floodplain mitigation.
Where feasible, two or more potential pond sites were identified within each basin based on a
variety of factors including basin -specific estimated storage volume requirements,
environmental conditions, soil conditions, site elevations (GIS contour elevations), discharge
points, tailwater conditions, and physical impacts to existing infrastructure.
Note: Sites that would impact occupied residential properties or public water supply wellheads
were removed from consideration.
Appendix A includes the proposed basin divides and potential pond site locations.
Basin 1 (from Golden Gate Boulevard to 0.55 miles north along Wilson Blvd N)
Proposed pond sites for Basin 1 would outfall north directly to the Cypress Canal. Two potential
pond sites were identified for Basin 1 in the Study to avoid impacts to numerous water supply
wells and minimize distance to the canal. Piped conveyance systems to and from the potential
Basin 1 pond sites would be located within the Wilson Boulevard ROW.
Basin 2 (from 0.55 miles south of Cypress Canal to Cypress Canal)
Proposed pond sites for Basin 2 would outfall north directly to the Cypress Canal. Four potential
pond sites were identified for Basin 2 in the Study to avoid impacts to numerous water supply
wells and minimize distance to the canal. Piped conveyance systems to the potential Basin 2
pond sites would be located within the Wilson Boulevard ROW and/or easements should the
location of the proposed ponds not be adjacent to Wilson Boulevard. The Pond 2 outfall pipes
to the Cypress Canal will be located within the Wilson Boulevard ROW.
Basin 3 (from Cypress Canal to 14th Avenue)
Depending on the pond site location, Basin 3 could outfall directly south to the Cypress Canal or
east to the Corkscrew Canal. Three potential pond sites were identified in the Study. Piped
conveyance systems to the potential Basin 3 pond sites would be located within the Wilson
Boulevard ROW, and possibly along easements within the side streets should the location of the
proposed ponds not be adjacent to Wilson Boulevard. The Pond 3 outfall conveyance pipes
could be located either within proposed Wilson Boulevard ROW or within easements along
10th Avenue NE to Cypress Canal or 12th Avenue NE to Corkscrew Canal.
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Basin 4 (from 14th Avenue to 18th Avenue)
Proposed pond sites for Basin 4 outfall directly to the Corkscrew Canal. Two potential pond
sites were identified in the Study along the Cypress Canal and side streets, away from the public
water supply wells. Depending on the pond site location, piped conveyance systems to and
from the potential Basin 4 pond sites would be located within the Wilson Boulevard ROW and
possibly along easements within either 16th Avenue NE to the Corkscrew Canal or Jung
Boulevard E to the Corkscrew Canal.
Basin 5 (from 18th Avenue to 22nd Avenue)
Proposed pond sites for Basin 5 outfall directly to the Corkscrew Canal. Five potential pond sites
(both wet and dry) were identified in the Study along Wilson Boulevard and side streets.
Depending on the pond site location, piped conveyance systems to the potential Basin 5 pond
sites would be located within the Wilson Boulevard ROW and possibly along easements within
the nearby side streets. The Pond 5 outfall pipes would be located within easements either
along 18th Avenue NE to Corkscrew Canal or 20th Avenue NE to Corkscrew Canal.
Basin 6 (from 22nd Avenue to Immokalee Road)
Proposed pond sites for Basin 6 outfall directly to the Corkscrew Canal. Four potential pond
(both wet and dry) sites were identified in the Study along Wilson Boulevard and side streets,
away from the Immokalee Road frontage. Depending on the pond site location, piped
conveyance systems to the potential Basin 6 pond sites would be located within the Wilson
Boulevard ROW and possibly along easements within the nearby side streets. The Pond 6
outfall pipes would be located within easements either along 22nd Avenue NE to Corkscrew
Canal, 24th Avenue NE to Corkscrew Canal. Note: If a joint -use Pond 7 is deemed feasible,
discharge will be to the Cocohatchee Canal through the existing outfall pipe.
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Basin 1 Pond Site Requirements
Basin 1 limits: From Golden Gate Blvd to approximately 0.55 miles north of Golden Gate Blvd
along Wilson Blvd.
Based on the Design Criteria and the amount of needed treatment and attenuation for the
proposed amount of impervious area, the need for an approximate 4 Acre Pond Site has been
identified for Basin 1.
The proposed pond sites for Basin 1 would outfall north directly to the Cypress Canal. Two
potential pond sites were identified for Basin 1 to avoid impacts to numerous water supply
wells and minimize distance to the canal. The preferred pond site from the Study is no longer
viable due to development. An additional alternative was identified during design. Piped
conveyance systems to the potential Basin 1 pond sites would be located within the Wilson
Boulevard ROW. The Pond 1 outfall pipes to the Cypress Canal may be located within the
Wilson Boulevard ROW.
Recommendation
Jacobs identified 2 viable options for Basin 1 (see Attachment 1):
Pond Site 1-1: Consisting of Parcel Numbers 246 and 247 (Total 4.52 Acres)
Pond Site 1-3: Consisting of Parcel Numbers 241 and 242 (Total 4.51 Acres)
Pond Site 1-3 was selected as the preferred alternative due to less anticipated wetland impacts.
Additionally, the two tracts comprising Pond Site 1-3 are controlled entirely by one person who
owns one of the tracts and controls the trust that owns the second tract, whereas Pond Site 1-1
consists of two owners.
The parcels identified for Pond Site 1-3 are required for a stormwater pond in Basin 1, and
Jacobs requested the County acquire these parcels to accommodate the stormwater
treatment and attenuation needed for the Wilson Boulevard Widening Project.
Note: The County has acquired the parcels for Pond Site 1-3.
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Pond Siting Report
Parcel No. 37280400008 (241) Property Appraiser:
parfO 3721504NIINIS P.9 C"" FIPPLES
j&IIIIIIIIINKAd eusd /1 COWER COUNTY
QQ OFFICE OF THE CTY ATTORNEY
3299 TAMIAMI TRAIL E r84.
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Map Nw Strip No. Sactlon Township Rargt AcrN IkWmgd
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Parcel No. 37280360009 (242) Property Appraiser:
parcel 37280360009 Site Address V9 Site N1
ID Disclaim Crty
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Cto OFFICE OF THECTYATTORNEY
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City NAPLES State FL Zip 34112
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Area O M_Ilage RatesO •Calculations
Sub./fond. 330100 - GOLDEN GATE EST UNIT14 Schaal Other Total
Use C.d.0 0- VACANT RESIDENTIAL 4.3132 5.7568 10.07
Latest Sales History 2024 Certified Tax Roll
Inmansag area ue ro .......
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Date B..k-7age A..urd Land Valise S 146,250
04/29/24 6360-175 S 0 1+1 Improved Value 9 0
04/30/21 5939-38S4 S66,000 (o Market Value 250
04/11/10 5497-1212 So
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Pond Siting Report
Basin 2 Pond Site Requirements
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Basin 2 limits: Approximately 0.55 miles south of Cypress Canal to Cypress Canal.
Based on the Design Criteria and the amount of needed treatment and attenuation for the
proposed amount of impervious area, the need for an approximate 4 Acre Pond Site has been
identified for Basin 2.
The proposed pond sites for Basin 2 would outfall directly to the Cypress Canal. Four potential
pond sites were identified for Basin 2 in the Study to avoid impacts to numerous water supply
wells and minimize distance to the canal. Two of those proposed pond sites are no longer
available due to development.
Piped conveyance systems to the potential Basin 2 pond sites would be located within the
Wilson Boulevard ROW. The Pond 2 outfall pipes to the Cypress Canal may be located within
the Wilson Boulevard ROW.
Recommendation
Jacobs identified 2 viable options for Basin 2 (see Attachment 2):
Pond Site 2-1: Consisting of Parcel Numbers 290RDUE2 and 292RDUE1 (Total 4.52 Acres)
Pond Site 2-2: Consisting of Parcel Numbers 278 and 279 (Total 4.31 Acres)
Pond Site 2-2 was selected as the preferred alternative due to reduced anticipated wetland
impacts. Additionally, Pond Site 2-2 is owned entirely by a single owner, whereas Pond Site 2-1
consists of two owners (a "lot split" request has been filed for parcel 290RDUE2, Application
No. PL20230000853).
The parcels identified for Pond Site 2-2 are required for a stormwater pond in Basin 2, and
Jacobs requested the County acquire these parcels to accommodate the stormwater
treatment and attenuation needed for the Wilson Boulevard Widening Project.
Note: The County has acquired the requested parcels for Pond Site 2-2.
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Parcel No. 37118720106 (278) Property Appraiser:
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Property Summary
Parcel Site Address ry Site NAPLES Iplte .".
34129
ID 37118720106 'Disclalmer �V City
Name f C/O IEROFF COUNTY
C
Address
C/O OFFICE OF COUNTY ATTORNEY
3299 TAMIAMI TRAIL FAST N800
City NAPLES
State FL Zip 34112
Map No. Strap No. Section
Township Range Acres 'Estimated
4C04 32860013214CO4 4
49 27 2.96
Legal GOLDEN GATE ESE IINIT 11 WE OF TRACT 132
Ml�lleaaO 87
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SuhJCc,ndo 3286M-GOLDEN GATE 6TUNTT 11 School Other Total
Ilse CadeO a-VACANFRL31DUMAL
4.3132 5.7568 10.07
Latest Sales History
2024 Certified Tax Roll
(Not all Salezarc listed due U Confidentiality)
(Subjert In CM1ange}
Data Book -Page Amount
Land Value S 196,080
03/25/24 6354-1412 50
(,) Improved Value $ 0
11/26/14 5098-181 50
(-) Market Value 5196,080.
(-) 10%Non-Homestead Cap 5115,473i l
Parcel No. 37118720009 (279) Property Appraiser
Property Summary
Parc¢I Ste Address �O SNAPLES it. Site
ID 37118T20009 Disclaim -' City Zone 34120
Note
Name COWER COUNTY —
Address
C/O OFFICE OF COUNTY ATTORNEY
32H TAMUURI TRAIL EAST4800
City NAPLES
State FL Zip 34112
Map No. Strap Na. Section
Township Range Acres 'Estimated
4C04 32aGOD 132 04C04 4
49 27 2.58
Legal GOLDEN GATE EST UNIT 11 N7/2
OF TRACT 132
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Area Oa 87
Miilaa¢ RatesO 'Calculations
SuhJCondd 3286GO- GOLDEN GATE EST UNIT I I Schoot Other Total
Use Cade O 0 - VACANT RESIDENTIAL
4.3132 5.7568 10A7
Latest Sales History
2024 Certified Tax Rail
I —an sales a,eumedne to eonndene ty)
(s '_m mange)
Date Book-P.ge Amount
Land Value 519111
03125/24 1314-1412 So
(.) Improved Value f p
1112GY14 5048-193 40
(_7 Market Yalue S1%080�
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Basin 3 Pond Site Requirements
Basin 3 limits: Wilson Blvd N from Cypress Canal to 10 AVE NW/NE.
Due to the construction of Vanderbilt Beach Road Extension (VBRX) and the existing drainage
trunklines which cross Wilson Boulevard, Basin 3 has been split into two subbasins: Basin 3A
(from Cypress Canal to VBRX) and Basin 3B (from VBRX to 14th Ave NW/NE).
Basin 3A
Basin 3A limits are from Cypress Canal to VBRX.
Two potential pond sites were identified for what is now Basin 3A in the Study to avoid impacts
to numerous water supply wells and minimize distance to the canal. A third option was
explored for this Pond Siting Report: Expanding the VBRX Wet Pond 3BN to Parcel 315.
Jacobs recommends routing the water into the southern VBRX Wet Pond 3BS. VBRX Wet Pond
3BS and Wet Pond 3BN are connected with an equalizer pipe (see Figure 3-1). These wet ponds
are near their capacity; therefore, Jacobs recommends acquiring Parcel 315 just north of the
northern pond (Wet Pond 3BN) to expand the Wet Pond 3BN's treatment and attenuation
capacities. The existing discharge pipes from VBRX will be utilized for these ponds which will
result in significant cost savings for the project.
Note: A permit modification to the VBRX project will be required.
Figure 3-1
Jacobs Engineering Group Inc 16
Pond Siting Report
9
.;acobs
Based on the Design Criteria and the amount of needed wet detention and dry detention pre-
treatment and attenuation for the proposed amount of impervious area, the need for an
approximate 3 acre wet or dry pond site has been identified for Basin 3A.
Recommendation — Basin 3A
Jacobs identified 3 viable options for Basin 3A (see Attachment 3):
• Basin 3A Pond Site 3-1: (Total 4.53 Acres)
• Basin 3A Pond Site 3-2: Consisting of Parcel Number 295 (Total 4.38 Acres)
• Basin 3A VBRX Pond 3BN Expansion: Consisting of Parcel No. 37549320007 (Parcel
315) (Total 2.5 Acres)
Basin 3A VBRX Pond 3BN Expansion (Parcel 315) was selected as the alternative due to reduced
anticipated wetland impacts, the cost savings by utilizing an already constructed discharge pipe
(from VBRX), and the increased amount of stormwater storage achieved by expanding an
existing pond versus constructing a new pond with berms, slope tie -downs, etc. This parcel is
located along Wilson Boulevard and adjacent to an existing pond. Additionally, no permits have
been filed recently to construct residential homes on this parcel.
The parcel identified for Basin 3A is required for wet detention stormwater ponds in Basin 3,
and at this time Jacobs is requesting the County acquire this parcel to accommodate the
stormwater treatment and attenuation needed for the Wilson Boulevard Widening Project.
Parcel 37549320007 (315) Property Appraiser:
Jacobs Engineering Group Inc.
Parcel Site Address -� Site Site
10 37549320007 Disclaimer W+ City NAPLES Zone 34120
dote
Name / Address MACIAS JR FILIBERTO=& NANCY
_
6861 LJVINGSTON WOODS LN
City NAPLES State FL Zip 34109
Map No. Strap No. Section Township Range Acres *Estimated
3C33 3316001310303 33 48 27 2.34
Legal GOLDEN CRATE EST UNIT 19 S 1SOFT OF TR 131
Millage 290 MiilageRatesO *Calculations
Area A
Sub./Condo 331600 -GOLDEN GATE EST UNIT 19 School Other Total
Use Code 0 0 - VACANT RESIDENTIAL 4.3132 7.8438 12.157
Latest Sales History 2024 Certified Tax Roll
(Nnt all 5a1es are risted due to C—fiden5ality) (Subpa to Change]
Date Seek -Page Amount Land Value f 117.000
01/1Z/89 1409-1022 $10.0110 1,1Improved Value $01
IVA
Pond Siting Report
Basin 3B
.;acobs
Basin 3B limits are from VBRX to 14th Ave NW/NE. The proposed expanded VBRX wet ponds
system will be unable to treat and attenuate both Basin 3A and Basin 3B. Therefore, Jacobs
identified the need for an additional parcel for a stormwater treatment pond.
Based on the Design Criteria and the amount of needed wet detention and dry detention pre-
treatment and attenuation for the proposed amount of impervious area, the need for an
approximate 3-acre wet or dry pond site has been identified for Basin 3B.
The proposed pond sites for Basin 3B would outfall directly to the Corkscrew Canal. Jacobs will
explore the possibility of utilizing the existing VRBX discharge pipes to the Corkscrew Canal,
which may result in significant cost savings.
One potential pond site (Pond Site 3-3) was identified for what is now designated Basin 3B
during the Corridor Study. A permit for constructing a single-family residence was issued on
December 31, 2024 (PRFH20240937730) on one of the parcels for the proposed pond site. As a
result, Jacobs identified an alternative pond site (Pond Site 3-4) at the northeastern parcel at
the intersection of VBRX and Wilson Blvd.
Piped conveyance systems to the potential Basin 3B pond site as well as outfall pipes to the
Corkscrew Canal would be located within the Wilson Blvd ROW and VBRX ROW (existing
discharge pipe).
Recommendation — Basin 3B
Jacobs identified 1 viable option for Basin 3B (see Attachment 3):
• Basin 3B Pond Site 3-4: Consisting of Parcel Numbers 37490400102 (Parcel 313)
(Majority of which County acquired for VBRX project) and Parcel No. 37490400005
(Parcel 314) (Approx. 3 Acres)
Basin 3B Pond Site 3-4 was selected due to the elimination of the viability of Pond Site 3-3 due
to the recently issued construction permit. Additionally, this parcel site is located near a major
intersection (Wilson Blvd and VBRX), where a pond site is preferred versus the construction of a
home due to access and safety reasons. Jacobs will explore the possibility of utilizing the
existing outfall pipe from the VBRX project for Wet Pond 3BS and 3BN, potentially saving the
County money.
The parcels identified for Basins 3B are required for wet detention and/or dry detention
stormwater ponds in Basin 3, and at this time Jacobs is requesting the County acquire these
parcels to accommodate the stormwater treatment and attenuation needed for the Wilson
Boulevard Widening Project.
Jacobs Engineering Group Inc. 18
7
Pond Siting Report ' jaco s
Parcel 37490400005 (Parcel 314) Property Appraiser:
Parcel 374904GOD05 SRe Address
ID Disclaimer a
dd /
Address RNGARCIA, EESTINA
841 4TH ST 5 E
Map No. Strap No. Section Township Range Acres "Estimated
3C34 3313D0503C34 34 48 27 2.58
Legal GOLDEN GATEEST UNIT 18 N 165FT OF TRS
M_Ilage Igo
Area O MiEEage RaYesO 'Calculations
Sub./Condo 331300- GOLDEN GATE EST UNIT 18 Scheol Other Total
Use Code0 0- VACANT RESIDEN7IAL 4.3132 7.9438 1I.157
Latest Sales History 2024 Certified Tax Rail
(N.t as 5.1- are Ii..— m 1....nusarsp 4suair�[wuaaeel
Date BookPageAmount Land Value $129,000
06/15/18 5522-1901 S 120,000 Improved Value so
0611511E 5222-1903 SO
l2011�_) Market Value $129,000
114 5101-683 5 0
.�.,...,. ..... .,.. ..,, ,.,... 1-) 10%Non-Homestead Cap $53.452
Field visits were conducted on the properties for Basins 3A and 3B, and the map and photo package
is appended at the end of this report (see Appendix B).
Jacobs Jngineer- ng Group Inc
19
Pond Siting Report
.;acobs
Parcel 37490400102 (Parcel 313) Property Appraiser
Site
Parcel 37490400102 Address S MAPLES
ID 'Disclaimer C
ity
AddNameessl GARCIA. ERNESFINA
r
841 4TH ST SE
City NAPLES State FL Zip 34117
Map No. Strap Ne. Section Township Range Acres 'Estimated
3C34 331300 5 13C34 34 48 27 2.59
Legal GOLDEN GATE EST UNIT 18 S IGI 0FTR5
Aill�a O 290 M.U.ge Rates 0 'Calculations
Sub./Condo 331300- GOLDEN GATE ESTUNITIS School Other Total
U. Cade 0 0- VACANT RESIDENTIAL 4.3132 7.8438 12.157
Latest Sales History 2024 Certified Tax Roll
IN., ..: a.e in "' m ao .o ,arityl Eat w e gel
Date Book -Page Amount Land Value S44.600
06/15/16 5522-1903 So
I,I Improved Value S 0
06/15/16 5522-1991 3120,000 Io Market Value S44.60
The County acquired a road right of way, drainage & utility easement over the southerly 100' of
this property for the VBRX project. The entire property, as well as the parcel just north, are
currently owned by the same owner. See below ROW map from the VBRX project.
9R l ne/,azx zl
a7saeaz9om
x 11 ea.sa �
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uns 37g99aomox
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92 893 694 695 59.5 697 698
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qT
7n0 701 702 703 7n4 705
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VANDERBILT BEACH ROAD
275
mw[R couNR OECL is os,sa.a,
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11
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moo? TRACT 4
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�eN00'28'S0'W 225.09,
�
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ROW Map: Vanderbilt Beach Road Extension Project (May 08, 2023)
Jacobs Engineering Group Inc.
20
4WWc11 Ho sc 34
aim-y
338RD11E 351RptfE 4
33aRDUE 335RDUE 3913RIXJFr. 345RSH]E 346RDUE 349RDLJE 350ROuE,. 35'3R6t1E 355RDllL• t 357R�f}UE -• .~. {'3y5R
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- molt _--- ------ -_-- --:7 `
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JE� 337RDVE ■ 351ROL!u 363RDF1E�
3 t , - rLegmd
-Potential Pond Sfte Well HouseNatitt
Parcel Une - 100 It Well House Buffer
Basins
Writifled Parcel Count Low Point
High Point
_ ��
7
Pond Siting Report jaco s
Basin 4 Pond Site Requirements
Basin 4 limits: Wilson Blvd N from 1411 AVE NW/NE to 1811 AVE NW/NE.
Based on the above Design Criteria and the amount of needed treatment and attenuation for
the proposed amount of impervious area, the need for an approximate 4-acre wet pond site
has been identified for Basin 4.
The proposed pond site for Basin 4 would outfall directly to the Corkscrew Canal along a side
street. Two potential pond sites were identified for Basin 4 during the Corridor Study to avoid
impacts to numerous water supply wells and minimize distance to the canal; however, both of
those sites are no longer viable due to recent permits filed for construction of a new home or
lot split permit requests. As a result, potential alternative sites were evaluated, and one feasible
site (Pond Site 4-2: Parcel Number 37742200005) was identified for this pond siting report.
Piped conveyance systems to the potential Basin 4 pond site would be located within the
Wilson Boulevard ROW and either the Jung Blvd E or 181h AVE NE ROW. The Pond 4 outfall pipes
to the Corkscrew Canal may be located within either the Jung Blvd E ROW or the 18th AVE NE
ROW.
An environmental field review indicated the presence of significant gopher tortoise
burrows/activity on Pond Site 4-2. Multiple field visits were conducted on the properties, and
the Pond Site 4-2 map and photo package is appended at the end of this report (see Appendix
C). A cost analysis of the anticipated gopher tortoise mitigation was conducted.
Our gopher tortoise mitigation costs findings are summarized below:
Gopher Tortoise Mitigation ($6,000/Tortoise, assuming 50% occupancy):
o Encountered 33 Potentially Occupied Adult Burrows (round up to 34 whole
burrows)
o Pond Site 4-2 Cost Estimate = $102,000 (34*6,000*.5 = $102,000)
Recommendation
Jacobs identified 1 viable option for Basin 4 (see Attachment 4):
• Pond Site 4-2: Parcel Number 37742200005 (Total 4.65 Acres excluding Jung Blvd E and
18t' AVE NE ROW)
Pond Site 4-2 was selected as the preferred pond site due to its availability and elimination of
all previous alternatives. Additionally, no permits have been filed recently to construct
residential homes on this parcel. Gopher Tortoise mitigation is anticipated with this parcel.
Jacobs �ngreermg Group Inc 22
Pond Siting Report
9
.;acobs
The parcel identified for Pond Site 4-2 is required for a stormwater pond in Basin 4, and at
this time Jacobs is requesting the County acquire this parcel to accommodate the stormwater
treatment and attenuation needed for the Wilson Boulevard Widening Project.
Parcel 37742200005 Property Appraiser:
Jacobs Engineering Group Inc.
23
- 37 TRDUE Gib: 3 E s. •'fF: C� J91RDUC 40op a
!li 373RDUE ll 3fl2iOUE .95 _
6RQUE 2RpUE'92RAuE 35RDUE 4UiRUl.r 9i
;,355R - 37fiROVE 377RDUEr ?" y
395j
,99RDVC
ti -_--- +�_________-.... 7
Aq �I
''"fi13POND 37dR6UE y 377R:yLlE:• .._ 1 :• 397RDOE 904RPV ,`, r' - r E
E s 369RDUE 3p 375RDUE 378RDUE S93RDLPE 3641Npi1 I 388RDtfE i 3j E 94 6 C¢' RGJRWE F
• 3 jRpi1F 369RDUE 398RilUE `�
Pi
,� -
Pond Siting Report
Basin 5 Pond Site Requirements
Basin 5 limits: Wilson Blvd N from 1811 AVE NW/NE to 22n' AVE NW/NE.
.;acobs
Based on the above Design Criteria and the amount of needed wet detention and dry detention
pre-treatment and attenuation for the proposed amount of impervious area, the need for an
approximate 4-acre wet pond site and approximate 2-acre dry pond site has been identified for
Basin 5.
The proposed pond sites for Basin 5 would outfall directly to the Corkscrew Canal. Five
potential pond sites were identified for Basin 5 during the Corridor Study to avoid impacts to
numerous water supply wells and minimize distance to the canal. However, one of those sites
are no longer viable (Pond Site 5-1) due to development, and another potential pond site's
(Pond Site 5-4) size has been reduced by half due to development. The preferred alternative
from the Corridor Study (Pond Site 5-2, consisting of a 5.28-acre wet pond site and a 2.18-acre
dry pond site) was selected for this Pond Siting Report. Piped conveyance systems to the
potential Basin 5 pond sites as well as outfall pipes to the Corkscrew Canal would be located
within the Wilson Boulevard ROW and the 18th AVE NE ROW.
An environmental field review indicated the presence of significant gopher tortoise
burrows/activity on Pond Site 5-2 (Wet, Parcel Numbers: 37742280009 & 37743480002).
Multiple field visits were conducted on the properties, and the Pond Site 5-2 (Wet) map and
photo package is appended at the end of this report (see Appendix D). A cost analysis of the
anticipated gopher tortoise mitigation was conducted.
Our anticipated gopher tortoise mitigation costs findings are summarized below:
• Gopher Tortoise Mitigation ($6,000/Tortoise, assuming 50% occupancy):
o Encountered 41 Potentially Occupied Adult Burrows (round up to 42 whole
burrows)
o Pond Site 5-2 (Wet) Cost Estimate = $126,000 (42*6,000*.5 = $126,000)
Recommendation
Jacobs identified 2 dry pond options and 2 wet pond options to accommodate both wet
detention and dry detention pre-treatment for Basin 5 (see Attachment 1):
• Pond Site 5-2 (Dry): Consisting of Parcel Number: 37740280001 (Parcel 368) (Total 2.18
Acres excluding Wilson Blvd and 18th AVE NE ROW)
• Pond Site 5-2 (Wet): Consisting of Parcel Numbers: 37742280009 (Total 2.64 Acres
excluding 18' AVE NE ROW), and 37743480002 (Total 2.64 Acres excluding 18th AVE
NE ROW)
• Pond Site 5-3 (Wet): Consisting of Parcel Numbers 376 and 377
• Pond Site 5-4 (Dry): Consisting of Parcel Number 397
Jacobs Engineering Group Inc. 25
Pond Siting Report
Note: Pond Site 5-3 (Wet) would have substantial impacts to
forested freshwater wetlands, Class III Waters, and require
additional floodplain compensation based on field visits and a
review of adjacent single-family construction permits filed for
the northern (parcel 380) and southern (parcel 373)
neighboring parcels (County permit no. PRFH2O220418388 and
PRFH2O230836105).
Jacobs did not recommend the alternative Pond Site 5-3 (Wet),
due to the significant costs of anticipated wetland mitigation,
anticipated floodplain compensation, and additional costs
associated with additional outfall pipes.
Note: Pond Site 5-2 (Dry) is needed to achieve the needed dry
detention treatment and attenuation requirements. Pond Site
5-2 (Dry) was selected over Pond Site 5-4 (Dry) due to the
proximity of Pond Site 5-2 (Wet) pond site, thus saving money
on discharge pipes. Both Pond Sites 5-2 (Dry) and Pond Site 5-4
(Dry) would require some wetland mitigation.
9
.;acobs
Pond Site 5-3: Forested
freshwater wetlands, Class III
Waters
We anticipate Pond Sites 5-2 (Wet) will share a drainage outfall pipe down 18th AVE NE with
Pond Site 5-2 (Dry) as well as with Pond Site 4-2, and all three ponds will share 1 single outfall
pipe to the Canal, minimizing impacts to residential driveways and existing infrastructure, thus
saving the County money on construction.
The parcels identified for Pond Site 5-2 (Wet) and Pond Site 5-2 (Dry) are required for both a
wet detention and dry detention stormwater pond in Basin 5, and at this time Jacobs is
requesting the County acquire these parcels to accommodate the stormwater treatment and
attenuation needed for the Wilson Boulevard Widening Project.
Jacobs Engineering Group Inc. 26
Pond Siting Report
9
.;acobs
Parcel 37740280001 (368) Property Appraiser (Pond 5-2 (Dry)):
Parcel Site Site
3T740280001 Address NAPLES
ID 'Disclaimer-�' Clty
Name/
Address LESTER II, CLARENCE SHELBY
4412 E FAIRFIELD ST
City MESA State A2 zip 52501
1
Map No. Strap No. Section Township Range Acres 'Estimated
3C27 332800313C27 27 48 27 2.81
Legal GOLDEN GATE EST UNIT 23 5160FT OF TR 3 OR 663 PG 791
Millage 290 Millage Ra�hs0
AreaO Ca cut laiions
Sub./Condo 23 2800 - GOLDEN GATE EST UNIT School Other Total
Use Code O 0 - VACANT REMDENTIAL 4.3132 7.8438 12.157
Latest Sales History 2024 Certified Tax Roll
lNota115a are Fs tlueb ISubjxt to CM1ange]
cnnrailyl Land Value $175,625
Date Book -Page Amount
09101/71 663-761 S D C+f Improved Value $0
(_) Market Value $175,625
Parcel 37742280009 Property Appraiser (Pond 5-2 (Wet)):
Site
Parcel 37742290009 Address Site NAPLES
ID 'Disclaimer
Name/ Address VANDER KLOOSTER MATTHEW
DAWN KATHLEEN VANDER KLOOSTER
11 ZEBULON PLACE
Site
Zen e 34120 I
'Note
City PALM COAST State FL Trp 32164
Map No. Strap No. Section Township Range Acres •Estimated
3C27 3328002813C27 27 48 27 2.73
Legal GOLDEN GATE EST UNIT 23 E 180FT OF TR 28
Mollage 290 Milla a Rates O
Area O 'Ca cuI latians
Sub./Cando 23 2900 - GOLDEN GATE EST UNIT School Other Total
Use Cade O 0 -VACANT RESIDENTIAL 4.3132 7.8438 12.157
Latest Sales History 2024 Certified Tax Roll
(Nol all Sales aye lishW Eue to (Su6jeR to CM1ange]
Date Book
[nlnyl Land Value S 170,625
- Page Amount
06/01/22 6163-777 $120,000 C.) lmpr—ed Yalu. So
01126M 2505-3242 $0 C=1 Market Value $170.625
Jacobs Engineering Group Inc. 27
Pond Siting Report
.;acobs
Parcel 37743480002 Property Appraiser (Pond 5-2 (Wet)):
Property Summary - —
18T I
Parcel � 221 � Site
ID 37743480002 AddrSess AVE Ci NAPLES Zane 34120
•Discla'mer NE h "Note
Name I SPEE4 PRDPFJMES LLC
Address
2430 STH ST HE
5ectian Township Range Acres "Eatimaead'
27 48 27 2.73
29D
Sub./Cando 3328P0- GOLDEN GATE EST UNIT
23
Use Cade O 0 - VACANT RESIDENTIAL
Latest Sales History
INot all5ales arc lislea tlue le
on � entiallly)
Date Book -Page Amours
01/08/24 6323-3962 10
2024 Certified Tax Roll
(—j. to —.a.)
Land Value 5170.625 j
(.) Improved Value f D�,
Jacobs Engineering Group Inc. 28
Lomond
-Potential Pond Ske well How
I- HIgh Pow
401RN) 4i1lRflllr-URDLIE4121i3L 4;IPD E 116MUI
ti qT
flu
4
_-�;..:.A
r '7TI. ? 11
c+RnuE�f -41 424ROUE
1DIlE
4RRDVF 4loRC4 jd*UE ,' 4IB i'IE #.!E421POUE i4.2ROM'j LL�4L'�$'
%L'! �l smay. 4 - 4JE �
f
�3ftj)JE PBRi]lJE ._ 'rt • a11R011E i" `--�� --
ao9ROOF
4r
i -77
Pond Siting Report
Basin 6 Pond Site Requirements
Basin 6 limits: Wilson Blvd N from 22ndAVE NW/NE to Immokalee Road.
.;acobs
Based on the above Design Criteria and the amount of needed treatment and attenuation for
the proposed amount of impervious area, the need for an approximate 3 to 4-acre wet pond
site has been identified for Basin 6, with the potential for dry detention treatment.
The intent of this Pond Siting Report is to identify the alternative pond sites in Basin 6;
however, Jacobs is not recommending to the County to acquire any pond site at this time due
to the planned Immokalee Road 8-Lane Widening project and the planned St. John Paul II Parish
(approximately 42 acres) development at the southwest corner of Wilson Boulevard and
Immokalee Road. These projects are evaluating the feasibility of reconfiguring the existing
Immokalee Road Pond 7 as a joint -use pond for the Church Site, the planned 8-lane widening of
Immokalee Road and the improvements to Wilson Boulevard in Basin 6. If a joint -use Pond 7 is
deemed feasible, discharge will be to the Cocohatchee Canal through the existing 48" outfall
pipe.
Note: The agreement with the County and the proposed Church for a redesigned joint -use Pond
7 has not been finalized at this time. Therefore, if an agreement cannot be reached, an
additional parcel(s) will be required for a pond site in the future for Basin 6. This will require
an addendum to this Pond Siting Report identifying the preferred pond site.
If needed for the Widening Project, the recommended pond site for Basin 6 would outfall
directly to the Corkscrew Canal along a side street. Three potential pond sites (one dual pond
site) were identified for Basin 6 during the Corridor Study to avoid impacts to numerous water
supply wells and minimize distance to the canal.
At this time, all parcels for the three alternatives remain undeveloped and available for
potential pond sites and no permits have been filed on the four parcel sites for construction of
a single-family home.
Piped conveyance systems to the potential Basin 6 pond site would be located within the
Wilson Boulevard ROW and either 22nd AVE NE ROW or 24th AVE NE ROW. The Pond 6 outfall
pipes to the Corkscrew Canal may be located within either 22nd AVE NE ROW or 24tb AVE NE
ROW.
Recommendation
At this time, Jacobs does not recommend acquiring any potential pond site(s) in Basin 6 until
further exploration of the feasibility of utilizing the future redesigned Pond 7 from the
Immokalee Road 8-Lane Widening Project and St. John Paul II Parish Church Development.
When/if a pond site must be recommended for Basin 6, an addendum to this Pond Siting
Report will be provided to the County which recommends the preferred alternative.
Jacobs Engineering Group Inc. 30
Pond Siting Report
9
.;acobs
Parcel 37740880003 (Parcel 404) Property Appraiser:
SRe
Pa 1p 37740880003 Ada = F � NAPLES
'Disci i
Name/ HUYNH H NGUYEN& LIEN THI PHAM
Address
REVOCABLE LIVING TRUST
530 1(12ND AVE N
Site
34120
N
•ote
City NAPLES State FL Zip 34108-3209
Map No. Strap No. Section Township Range Acres •Estimated
3C27 BMW 1003C27 27 48 27 2.01
Legal GOLDEN GATE EST UNIT 23 N 18OF F OF TR 10 OR 1393 PG 1609
A=11�a O 290 M"-" RatesO 'Calculations
Sub./Condo 332800- GOLDEN GATE Err UNIT 23 Schaal Other Todl
Use Code O 0 - VACAFIr RESIDENTIAL 4.3132 7.8430 12.157
na . Lasvtest Sales History 2024 Certified Tax Roll
IH..
Date Book -Page AmouM Land Value S T7S.625
12/06/22 6198-1119 S0 t.) Improved Value So
1109188 1393-1609 112.n (_)Mae o Value $17S.625 e
Parcel 37741760009 Property Appraiser:
Property Summary -
Parcel Site 5ib¢ 51—j
ID 377417600W 0.ddress C. NAPLES Z— one 34720 J
•Disdaim dY •Nine
Nam¢/ Address SEGURP, ARCADli NIDIA
45H NW 192NDST
City MIAMI GARDENS Star¢ FL Zip 3305S-2124
Map No. Strap No. Section Township Range Acres 'Estimated
3C27 332800 21 93C27 27 48 27 2.73
L gal GOLDEN GATE EST UNIT 23 W 180FT OF TR 21 OR 1312 PG 2002
AIII.a 0 29D Millage Rates D •Calculations
Sub./Cando 3328W GOLDEN GATEEST UNIT23 School Oth¢r Total
Us¢Code 0 0- VACANT RESIDENTIAL 4.3132 7.9438 12.157
latest Sales History 2024 Certified Tax Rail
iho.ms.��.,�a,��a��ram�fia.�t�.rrrt Is�q�.tmrwoa�l
Date Boot -Page Amount Land Valve $ 170,625
12/01/87 1312-2002 5 7,200 t,) Improved Value $ 0
t_) Marko Value $170.625
Jacobs Engineering Group Inc. 31
Pond Siting Report
.;acobs
Parcel 37741440002 (Parcel 424) Property Appraiser:
Parcel — Site
ID 37741440D02 Address - N
D adaim
Name/ JOSE& MONICA DIAZ REV TRUST
Address
2230 18TH AVE NE
Section Tawnship Range Acres 'Estimated
27 48 27 5.15
Legal GOLDEN GATEEIT UNIT23 TR1S
MIIIage 290
Ar_ea0
Sub./Cando 332800-GOLDEN GATE EST UNN23
U. CodaO 0-VACANT RESIDENTIAL
M10age RaEesO •Calcu[atlons
School Other Total
a.3132 7.8438 12.157
Latest Sales History 2024 Certified Tax Roll
Dave Book -Page Amaurst Land Value S321.87S
06/28/24 6377-1240 S0 (,1 Improved Value So
06J28/24 6377-1237 SO (=I Market Value $321.87S
Parcel 37743920009 Property Appraiser:
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ROW Acquisition: Evaluation Factors
Project Purpose and Need
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The primary purpose of the Wilson Boulevard widening project is to address population growth,
traffic congestion and lack of system connectivity in the Golden Gate Estates and eastern Collier
County areas. The project is needed to increase capacity along Wilson Boulevard and to
improve overall traffic circulation and connectivity in the Golden Gate Estates and eastern
Collier County areas.
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Project Location Map
9
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The following factors were considered prior to recommending the proposed project
improvements and determining the preferred typical section and needed ROW easements for
the roadway widening as well as the stormwater management:
1. Alternative Alignments
Capacity Need
The project is needed to relieve existing and future traffic congestion along Wilson Boulevard,
particularly between Immokalee Road, the Vanderbilt Beach Road Extension (VBRX) (under
construction), and Golden Gate Boulevard. Wilson Boulevard will function as an arterial north -
south collector in Golden Gate Estates area. While Wilson Boulevard currently operates at an
acceptable level of service (LOS), the 2021 AUIR notes that Wilson Boulevard has experienced a
10% to 20% increase in peak hour directional traffic volume since 2020. Furthermore,
preliminary traffic modeling indicates that, without the proposed improvements, Wilson
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Boulevard will be failing by 2045 in the segment between the future VBRX and Immokalee
Road.
The VBRX project extends Vanderbilt Beach Road from Collier Boulevard (CR 951) to 16th Street
Northeast and includes a new intersection at Wilson Boulevard (construction of VBRX is
estimated to be completed by 2026). The VBRX project provides additional east -west
connectivity and capacity in eastern Collier County and Golden Gate Estates area. VBRX is
expected to help relieve traffic congestion in the area, particularly along Golden Gate Boulevard
and the already congested Immokalee Road, which is a regional east -west facility that carries
traffic from eastern Collier County to 1-75 and Naples. When the VBRX project is complete,
traffic along Wilson Boulevard is expected to increase as travelers use the facility to access
VBRX as an alternative east -west route in the area.
System Connectivity Need
The project is needed to improve the overall traffic network and system connectivity in the
Golden Gate Estates and eastern Collier County area. Mobility in eastern Collier County is
constrained by conservation lands in the northeastern and southeastern parts of the County.
The area also is constrained by a canal system (South Florida Water Management District
[SFWMD] Golden Gate Canal Basin) created in Collier County during the 1960s to drain the
lands for residential development. The development resulted in residential lots that are 1 to 5
acres in size and are connected by a coarse grid of roads with few connecting cross streets, and
a canal system that traverses the residential grid. Most of the roadways in eastern Collier
County and Golden Gate Estates dead end at the canals, reducing overall mobility in the area.
North -South Roadway Alternatives
Currently, there are no north -south roadways east of Collier Boulevard that are wider than two
lanes in eastern Collier County today. Wilson Boulevard would be the first four -lane roadway
east of Collier Boulevard (approximately 5 miles to the east) and will provide additional north -
south capacity and connectivity in the area. The recent shoulder improvements and bridge
addition on 8t" St NE provided connectivity improvements in the area from Randall Boulevard
to Golden Gate Boulevard, but did not increase overall capacity. The planned shoulder
improvements and bridge addition on 16th St NE will provide connectivity improvements in the
area from Randall Boulevard to Golden Gate Boulevard but will not increase overall capacity.
The planned 4-lane widening of Everglades Boulevard from Oil Well Road to future VBRX (Phase
II) will increase capacity and improve connectivity in the area. All of these roadway
improvements have been considered during the preparation of the Wilson Boulevard Corridor
Study. The proposed roadway improvements are identified in the 2045 LRTP.
Wilson Boulevard Corridor Study
A corridor study was performed in 2022 (Wilson Boulevard Corridor Study) to evaluate
alternatives to widen Wilson Boulevard North (Wilson Boulevard), from Golden Gate Boulevard
(CR 876) to Immokalee Road (CR 846) from a two-lane undivided, rural facility to a four -lane
divided, urban roadway with curb and gutter with a "closed" (stormwater inlets, pipes, ponds)
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drainage system. The full version of the original study is available for review under the Collier
County Transportation Planning Section's past studies at:
https://www.colIiercountyfl.gov/government/transportation-management-services/caPita l-
proiect-planning-impact-fees-and-program-management/transportation-planning-
section/planning-studies
Wilson Boulevard is located within a roadway easement that is 100 feet wide (50 feet on either
side of the plat centerline). Wilson Boulevard is approximately 27 feet wide, and was
constructed east of the center plat line, leaving approximately 18 feet of existing roadway
easement available to the east of the roadway and approximately 55 feet available to the west
of the roadway.
A typical section analysis was performed to identify a typical section that addresses the
project's purpose and need and meets design criteria, but minimizes impacts to resources in
the project area, including numerous residential properties and driveways, non-residential
properties, environmentally sensitive areas, and the Collier County Public Utilities Department
water supply production wells and associated infrastructure. Various typical section widths
(between 160 feet to 200 feet wide) were evaluated. The analysis revealed that a typical
section width of 165 feet met the project needs with the least amount of impacts along the
project corridor, with 80 feet required to the west of the center plat line, and 85 feet east of
the center plat line (typical).
Excerpt from the Wilson Boulevard Corridor ROW Impacts Exhibit (Appendix E)
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The above excerpt from the Wilson Boulevard Corridor ROW Impacts Exhibit illustrates the
various corridor widths that were evaluated. The impacts to neighboring homes and well
houses/vaults were evaluated at varying ROW widths (in five-foot intervals). The intent for
establishing the alignment was to provide a "line of best fit" and minimize/equalize impacts to
both the western and eastern parcels, whenever possible. Please refer to Appendix E to view
the entire Wilson Boulevard Corridor ROW Impacts Exhibit.
Note: An additional 5 feet is required on the eastern side to accommodate the 10-foot-wide
pathway and to avoid impacts to the existing public utility wells located on the west side of the
corridor.
I
Skft_411, l j t t PAh—Y
32'-3" . 6' r r S' . 11' 11' . 22" 11' . 11' . S' �2', 3', 10' . =I...
'PROPOSED WRIGHT OF WAY 'PROPOSED WRIGHT Of WAY
IPROPOSED 100'AT WELL SITES]
'RIGHT OF WAY LIMITSIDISTRIBUTION SUBJECT TO CHANGE DURING DESIGN
2. Safety Factors
A preliminary review of crash data indicates the highest crash locations within the study area
were at the two major intersections, Golden Gate Boulevard and Immokalee Road. Additionally,
no lighting exists along the project corridor. Safety enhancements proposed include lighting at
the intersections and all cross streets to improve nighttime visibility for motorists, pedestrians,
and bicyclists. Currently, there are no bicycle lanes or sidewalks along Wilson Boulevard within
the project limits, forcing bicyclists and pedestrians, along with transit users, to share the road
shoulder with motorists. The proposed improvements are anticipated to increase pedestrian
and bicyclist safety by adding a sidewalk (6-feet), a shared -use path (10-feet), and bike lanes (5-
foot) to reduce conflicts between motorists, pedestrians, bicyclists, and transit users. Further,
the improvements include the addition of a raised median (22 foot wide) and turning lanes
(right turn lanes and median left turn lanes) at cross streets along Wilson Boulevard to help
reduce conflict points associated with left turns from residential properties and businesses
along the project corridor, and to reduce conflict points at the intersections.
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Enhancing Emergency Access
An increasing number of residents in northeastern Collier County are in a relatively isolated
area of Collier County and have access to a limited roadway network for emergency
evacuations related to hurricanes and brush fires. The proposed improvements provide
additional capacity for emergency evacuations. Furthermore, the proposed improvements will
improve north -south mobility and connectivity along the project corridor, enhancing access and
reducing travel time for emergency responders.
Improving Multimodal Mobility
One Collier Area Transit (CAT) bus route runs along the project corridor (Route 19) and is served
by six bus stops. The lack of sidewalks and bike lanes along the project corridor, as well as the
lack of bus stop pads, make transit use in the area challenging. The addition of sidewalks, a
shared -use path, bicycle lanes, and bus stop pads will provide a user-friendly experience that
promotes walking, bicycling, and transit use within the project area. Additionally, within the
project limits, Immokalee Road and Golden Gate Boulevard include pedestrian and bicycle
facilities, and similar facilities are being constructed as part of the VBRX project. The addition of
pedestrian and bicycle facilities on Wilson Boulevard will improve connectivity and multimodal
mobility options from Wilson Boulevard to other major facilities in the area.
Improving Congestion and Traffic Operations
The widening of Wilson Boulevard will improve congestion, traffic operations, and safety on the
nearby existing north -south parallel roadway arterial collectors (Collier Boulevard, 81h St NE,
16th St NE (planned bridge and shoulder improvements), Everglades Boulevard (planned 4-lane
widening), and Desoto Boulevard) by redirecting traffic away from those congested roadways in
the Golden Gate Estates. Since Collier Boulevard (6-lane), Wilson Boulevard (2-lane), 81h St NE
(2-lane), Everglades Boulevard (2-lane), and Desoto Boulevard (2-lane) are currently the only 5
major north -south arterials serving the Golden Gate Estates, this roadway widening will
improve access during evacuation as well as response times for the area's Emergency Services,
especially when the Vanderbilt Beach Road Extension construction is completed.
Safety considerations and design criteria includes:
• Alignments (Horizontal and Vertical) are based on Florida Department of Transportation
(FDOT) Criteria
• Vertical profile will mitigate flooding of the roadway during storm events
• A 22-foot median will be provided
• Turn lanes will be provided at all cross -street intersections
• Sight Distance criteria will be met or exceeded throughout the corridor
• Signing and pavement markings are based on FDOT and Collier County guidelines
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• A 10-foot multi -use pathway will be provided along the east side of Wilson Boulevard,
and a 6-foot sidewalk will be provided along the west side of Wilson Boulevard to
provide for safe circulation of pedestrian and bike traffic
• 5-foot bike lanes will be provided along Wilson Boulevard
• Lighting will be provided at all intersections, the entire corridor may be lit pending
public feedback
• Collier County Public Schools bus pads are planned at every cross street
3. Long Range Planning Factors
The Collier Metropolitan Planning Organization (MPO) and Collier County Transportation
Planning division have been planning the widening of Wilson Boulevard for many years. Past
planning activities are as follows:
The Collier MPO 2035 Long Range Transportation Plan (adopted December 2010) identified this
existing 2-lane rural section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in
the Needs Plan as a 4-lane urban typical section.
The Collier MPO 2040 Long Range Transportation Plan (adopted December 2015) identified this
existing 2-lane rural section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in
the Needs Plan (Needs Rank 51) as a 4-lane urban typical section.
The Collier MPO 2045 Long Range Transportation Plan (adopted December 2020) identified this
existing 2-lane rural section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in
the Existing Plus Committed (E+C) Roadway Project network (Map ID 100) as a 4-lane urban
typical section.
The Collier MPO 2050 Long Range Transportation Plan (Draft, due December 2025) identifies
this existing 2-lane rural section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd)
in the Existing Plus Committed (E+C) Roadway Project network as a 4-lane urban typical section.
4. Environmental Factors
The alternatives analysis considered environmental factors such as wetlands, panther habitat,
gopher tortoise impacts, etc. The historic hydrology in the regional area has been impacted by
the drainage network of nearby canals, including Curry, Cypress and Corkscrew Canals. The
canals have severed historical sheet flow and severely altered the hydroperiod of wetlands in
the area due to the existing Wilson Boulevard roadway. Roads and roadside ditching have also
altered historical wetlands in the area, isolating their hydrologic connection.
Wetlands and Surface Waters
Preliminary desktop analysis indicates potential impacts to adjacent wetlands within the
proposed ROW easement footprint. These potential impacts are associated with existing hydric
soil. Mitigation would be required should field investigations indicate the presence of wetlands
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within the limits of construction. The amount of mitigation required for direct and secondary
impacts will be determined by the permitting agencies. Additional wetland and surface water
impacts from the project pond sites will be determined based on the pond sites identified and
acquired during the design phase. During the evaluation of feasible pond sites, impacts to
existing wetlands will be considered when analyzing preferred alternative pond sites in an
effort to minimize impacts to wetlands.
Other minor surface water impacts associated with the bridge replacement and widening at the
Cypress Canal are anticipated. Additionally, widening the roadway and extending the length of
the existing bridge culvert at the Cocohatchee Canal is anticipated to result in temporary
surface water impacts. A natural resources evaluation is recommended during the design phase
to assess potential impacts to wetlands and to facilitate coordination and concurrence with the
permitting agencies.
Protected Species and Habitat
Based on the review of available information from the Florida Fish and Wildlife Conservation
Commission (FWC) and USFWS in relation to the potential habitat impacts that may be
associated with the proposed project, potential federal and state-listed/protected species
(including protected non -listed wildlife species) were identified that may occur in the project
vicinity. A Florida Natural Areas Inventory (FNAI) Tracking List was obtained for the project area,
as well as an IPaC report. Wilson Boulevard, north of the Cypress Canal, is located within the
Secondary Panther Zone. Impacts are anticipated and will be mitigated for clearing of lands for
the project area (additional widening) and pond sites.
Impacts from the Cypress Canal Bridge will be negligible to the man-made canal, and the
proposed bridge will include wildlife shelves to facilitate wildlife connectivity. Best
management practices will be followed during construction, such as floating turbidity barriers
to minimize turbidity within the existing canals.
5. Costs of Competing Alternatives
Costs to construct this project have been carefully considered in the analysis during the
planning and design stages of this project. During the Alignment Alternatives Analysis, the
preferred alignment was chosen to minimize construction costs, environmental impacts, ROW
acquisition and residential and business displacement to the greatest extent practicable. The
preferred alignment was chosen based on the best combination of those factors. The design
process only considers and includes those elements essential to the purpose of the project,
thereby maintaining the costs in the Capital Improvement Program and insuring a financially
feasible construction project. The current estimate of Probable Cost is $95M (FY25). As the
project progresses through the design and permitting, the overall project costs will become
more defined and developed.
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Appendix A
Wilson Boulevard Potential Pond Sites Exhibit
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PROJECT: 60229 - Wilson Blvd. (GG Blvd - Immok Rd) Widening
PARCEL: 452POND
FOLIO: 37743480002
PURCHASE AND SALE AGREEMENT
(vacant land)
THIS PURCHASE AND SALE AGREEMENT ("Agreement") is entered into this day of
2026, by and between SPEE 4 PROPERTIES LLC, a Florida limited liability company, whose
mailing address is 2430 8th Street NE, Naples, FL 34120 ("Seller"), and COLLIER COUNTY, a political
subdivision of the State of Florida, whose mailing address is 3299 Tamiami Trail East, c/o County Attorney's
Office, Suite 800, Naples, FL 34112 (the "County"). as described in Exhibit "A" attached hereto (the "Property").
Recitals:
A. Seller owns certain real property in Collier County, Florida, consisting of vacant land, legally
described as follows (the "Property").
The West 180 feet of Tract 43, GOLDEN GATE ESTATES, UNIT NO. 23, according to the
plat thereof as recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida.
B. The County desires to purchase the Property from Seller, and Seller desires to sell the Property
to the County.
NOW THEREFORE, the parties agree as follows:
1. AGREEMENT TO SELL AND PURCHASE. Seller hereby agrees to sell, and the County hereby
agrees to purchase the Property on the terms and conditions set forth in this Agreement.
2. COMPENSATION.
A. Amount. The compensation payable by the County for the Property shall be $310,000 subject
to prorations, apportionments, and distribution of sales proceeds provided for in this Agreement, together with
statutory attorney and expert fees in the amount of $17,952 payable to Brigham Property Rights Law Firm,
PPLC. No portion of the compensation is attributable to personal property.
B. Full Compensation. The payment of the net sales proceeds to Seller, payable by County check
at Closing (defined below), shall be (i) full compensation for the Property, including, without limitation, all
improvements located on the Property as of the date of this Agreement; and (ii) full and final settlement of all
other damages and expenses suffered or incurred by Seller in connection with Seller's conveyance of the
Property to the County, whether foreseen or unforeseen, including, without limitation, and to the extent
applicable, attorneys' fees, expert witness fees and costs as provided for in Chapter 73, Florida Statutes.
3. PUBLIC DISCLOSURE. If Seller holds title to the Property in the form of a partnership, limited
partnership, corporation, trust, or any form of representative capacity whatsoever for others, Seller shall, before
the full execution of this Agreement, make a written public disclosure, according to Section 286.23, Florida
Statutes, under oath, subject to the penalties prescribed for perjury, of the name and address of every person
having a beneficial interest in the Property before the Property is conveyed to the County. The foregoing
notwithstanding, (i) if Seller is a corporation registered with the Federal Securities Exchange Commission or
notwithstanding, (i) if Seller is a corporation registered with the Federal Securities Exchange Commission or
registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is exempt
from the provisions of Section 286.23, Florida Statutes, and (ii) the names and addresses of persons or entities
holding less than 5 percent of the beneficial interest in the disclosing entity are not required to be disclosed.
4. CLOSING DATE; POSSESSION.
A. Closinq Date. Seller's conveyance of the Property to the County (the "Closing") shall occur
within 30 days of the County's receipt of all properly executed Closing Documents (defined below). TIME IS
OF THE ESSENCE. The Closing shall take place at the offices of the County's Operations and Performance
Management Division, 2685 S. Horseshoe Drive, Suite 103, Naples, Florida 34104.
B. No Adverse Changes: Risk of Loss. The County's obligation to close shall be contingent upon
the County having determined that, between the date that the County completes its due diligence investigations
and inspections under this Agreement and the Closing, there shall have been no adverse changes in the title,
physical condition of the Property, or other matters previously approved by the County. Between the date of
the parties' execution of this Agreement and the Closing, risk of loss shall be borne by Seller. If the Property
is damaged prior to Closing, excluding damage caused by the County, Seller shall repair and restore the
Property at Seller's expense.
C. Possession. Seller shall remove Seller's personal property, vacate, and surrender possession
of the Property to the County at Closing. Seller, at its sole expense, and to the extent applicable, shall pay all
utility expenses (e.g., electricity, gas, water, sewer, phone, internet, cable), maintenance and repair expenses,
cost of pest control, landscaping, security, and other routine services, and all other expenses associated with
the Property that accrue through the date of Closing. Seller shall leave the Property free of all personal property
and debris and in substantially the same condition as exists on the date of Seller's execution of this Agreement.
The County shall have the right to inspect the Property prior to Closing.
5. CLOSING DOCUMENTS. As soon after the parties' execution of this Agreement as is possible,
Seller shall (i) provide the County with a copy of Seller's property survey and title insurance policy for the
Property, if any, and (ii) deliver the following documents to the County, properly executed and in a form
approved by the Collier County Attorney's Office (the "Closing Documents"):
(a) Warranty Deed;
(b) Closing Statement;
(c) Affidavit of Title;
(d) Form W-9 (Request for Taxpayer Identification Number and Certification);
(e) Evidence of legal authority and capacity of the individual executing this Agreement on behalf of
Seller to execute and deliver this Agreement and the Closing Documents;
(f) A Satisfaction, Release, or Termination from the holder of each mortgage or other lien open of
record encumbering the Property;
(g) Evidence of termination of any leases or rental agreements that encumber the Property;
(h) A termination or vacation of any existing easement that encumbers the Property, if required by
the County; and
(i) Such other documents as the County or title company deems necessary or appropriate to clear
title to the Property.
Following the Closing, Seller shall execute any and all additional documents as may be requested by the
County or title company to correct clerical errors, clear title, or otherwise carry out the intent of the parties.
6. CLOSING COSTS AND DEDUCTIONS.
A. County's Closing Costs. At Closing, the County shall pay (i) the recording fees to record the
conveyance instrument(s) and any curative instruments required to clear title; and (ii) the cost of an owner's
policy of title insurance if the County elects to obtain one. Additionally, the County may elect to pay reasonable
costs incurred and/or processing fees required by mortgagees or other lien holders in connection with the
2
delivery of properly executed Satisfaction, Releases, or Terminations of any liens open of record encumbering
the Property. The County shall have sole discretion as to what constitutes "reasonable costs and/or processing
fees."
B. Seller's Closing Costs. At Closing, Seller shall pay (i) the cost of discharging any outstanding
mortgages and other indebtedness secured by a lien on the Property; (ii) all taxes and assessments that are
due and payable; and (iii) the full amount of condom iniumlhomeowner association special assessments and
governmentally imposed liens or special assessments (other than CDDIMSTU assessments) which are a lien
or a special assessment that is certain as to the identity of the lienor or assessor, the property subject to the
lien or special assessment, and the amount of the lien or special assessment. If the Property is located within
a Community Development District ("CDD") or Municipal Service or Benefit Taxing Unit ("MSTU"), the County
shall assume any outstanding capital balance.
C. Prorations. The following items shall be prorated as of the date of Closing, with the County
entitled to the date of Closing: (i) ad valorem and non -ad valorem taxes based upon the most current
assessment available, without discount, provided that if the current year's tax bill is not yet available, but a
TRIM Notice has been issued, the ad -valorem taxes shall be prorated based upon the amount set forth therein;
(ii) condominium/homeowner association assessments (other than those required to be paid in full under
subparagraph B of this paragraph), and (iii) CDDIMSTU operating and maintenance assessments.
7. INSPECTIONS.
A. Inspections. Fallowing the date of the parties' execution of this Agreement, the County shall
have the right, at its sole cost and expense, to conduct whatever investigations and inspections of the Property
that it deems appropriate, including, without limitation, a title examination, property survey, appraisal,
environmental assessments, engineering studies, soil borings, determination of compliance of the Property
with applicable laws, and the like. Seller shall provide the County with reasonable access to the Property to
conduct on -site inspections. The County shall promptly repair any damage to the Property caused by such
on -site inspections.
B. County's Right to Terminate. Notwithstanding anything in this Agreement to the contrary, the
County's obligations under this Agreement to acquire the Property are contingent upon the County's
satisfaction with the Property, including, without limitation, as revealed by the County's investigations and
inspections as set forth herein. If, prior to the Closing, the County identifies any objectionable matters and
determines that such objections cannot be resolved to the County's satisfaction through reasonable diligence,
within a reasonable period of time, and at a reasonable cost, all as determined by the County in its sole
discretion, the County shall have the right to terminate this Agreement by written notice to Seller, whereupon
neither party shall thereafter have any rights or obligations under this Agreement. The County may, but shall
not be required to, provide Seller with an opportunity to rectify such objections.
8. SELLER'S REPRESENTATIONS AND WARRANTIES. Seller makes the following
representations and warranties on the date of Seller's execution of this Agreement, and shall be deemed to
have repeated same at Closing:
(a) Seller is the sole owner of fee simple title to the Property and has full right, power, and authority
to own and operate the Property, to execute this Agreement, and to fulfill Seller's obligations
under this Agreement and the Closing Documents.
(b) No tenant or other party has any right or option to acquire the Property or to occupy the Property,
or, if applicable, Seller shall disclose same to the County in the applicable Closing Documents.
(c) Seller's title to the Property is free and clear of all mortgages and other liens and encumbrances,
except as may be disclosed in the title commitment, title report, or attorney title opinion obtained
or to be obtained prior to the Closing.
(d) Between the date of Seller's execution of this Agreement and the Closing, Seller shall not do
anything to encumber the title to the Property, or convey the Property to a third party, or grant
to any third party any rights of any kind with respect to the Property, or do anything to change
or permit to be changed the physical condition of the Property, without in each instance obtaining
the County's prior written consent, which may be granted or withheld in the County's sole
discretion.
(e) No maintenance, construction, advertising, management, leasing, employment, service, or other
contracts affecting the Property shall remain in effect following the Closing.
(f) There are no governmental proceedings or investigations of any kind, formal or informal, civil or
criminal, pending or threatened, that may affect the Property or adversely affect Seller's ability
to perform Seller's obligations under this Agreement.
(g) The Property is in compliance with all federal, state and local laws, including, without limitation,
environmental laws; no unsafe levels of radon, mold, lead, or other pollutants or hazardous
substances have been used, generated, stored, treated, or removed from the Property, nor is
there any lawsuit, proceeding, or investigation regarding same; the Property has never been
used as a landfill, and there are no underground storage tanks on the Property; there has been
no spill, contamination, or violation of environmental laws pertaining to any contiguous property;
and Seller has not received notice and otherwise has no knowledge of any existing or threatened
environmental lien against the Property.
(h) Seller has not utilized a real estate broker or agent in connection with Seller's sale of the Property
to the County and no real estate sales commission is due.
(i) None of the improvements located on the Property, if any, encroach upon adjoining properties,
and no improvements located on adjoining properties encroach upon the Property.
9. DEFAULT; REMEDIES. If either party fails to perform any of its obligations under this Agreement
and fails to cure such failure within 15 days after receiving written notice thereof from the non -defaulting party,
the non -defaulting party shall have the right to terminate this Agreement by giving written notice of termination
to the defaulting party; without limitation of any other rights and remedies available to the non -defaulting party
at law or in equity, including, without limitation, the right to seek specific performance, and to recover damages,
including attorney fees and court costs, in connection with such default; all rights and remedies being
cumulative.
10. INDEMNIFICATION; WAIVER OF CLAIMS. Seller shall indemnify, defend, and hold the County
harmless from and against all claims and actions asserted against the County, and all damages, losses,
liability, penalties, fines, costs and expenses, including, without limitation, attorney fees and court costs,
suffered or incurred by the County, arising from (i) Seller's representations and warranties in this Agreement
or in any of the Closing Documents if untrue; or (ii) Seller's failure to perform any of Seller's obligations under
this Agreement, irrespective of whether the County delivers a written notice of default to Seller; or (iii) injuries,
accidents or other incidents occurring on the Property prior to Closing.
11. NOTICES. All notices given by either party to the other under this Agreement shall be in writing
and shall be personally delivered, or delivered by a traceable courier, or mailed by U.S. certified mail, to the
parties at their respective addresses set forth in the introductory paragraph of this Agreement, or such other
address as may be specified by either party from time to time by written notice to the other party. Notices shall
be deemed given on the date of receipt if personally delivered, or delivered by courier, or 3 days after mailing.
12. GENERAL PROVISIONS.
A. Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the
parties and their respective heirs, executors, personal representatives, successors and permitted assigns.
4
B. Assignment. The parties shall not assign any rights or obligations under this Agreement to a
third party without the prior written consent of the other party.
C. Entire Agreement. This Agreement constitutes the entire agreement of the parties as pertains
to the subject matter hereof, and there are no prior or contemporaneous written or oral agreements,
undertakings, promises, warranties, or covenants not contained herein.
D. Amendments. All amendments to this Agreement must be in writing and signed by both parties.
E. Time Periods. If any deadline or expiration of any time period provided for hereunder falls on a
Saturday, Sunday or legal holiday, such deadline or expiration shall be extended to the following business day.
F. Survival. All provisions of this Agreement that are not, or by their nature cannot be, performed
prior to the Closing, including, without limitation, Seller's representations, warranties, indemnity obligations,
shall survive the Closing.
G. Severability. If any provision of this Agreement is determined to be legally invalid or
unenforceable, such provision shall be severed from this Agreement, and the remaining provisions of this
Agreement shall remain in full force and effect.
H. No Waiver. No party shall be deemed to have waived its right to enforce any specific provision
of this Agreement unless such waiver is in writing. Any such written waiver shall be applicable only to the
Specific instance to which it relates and shall not be construed as a continuing waiver as to future instances or
as a waiver of any other provision.
I. Governing Law; Venue. This Agreement shall be governed and construed in accordance with
the laws of the State of Florida. All disputes arising under this Agreement shall be brought solely in the courts
in Collier County, Florida, and the parties hereby agree to said venue.
IN WITNESS WHEREOF, the parties have executed this Agreement on the dates indicated below,
effective as of the date this Agreement is executed by the County.
Date: �� �� , 2026 SELLER:
SPEE 4 PROPERTIES, LLC,
A Florida limited liability company,
EMRON CUNNINGHAM, Manager
Date: , 2026 COUNTY: COLLIER
ATTEST:
CRYSTAL K. KINZEL, Clerk of the
Circuit Court & Comptroller
By:
Deputy Clerk
Appro as to form and legality:
Assistant County Attorney
zlz�1�
Last Revised 115123
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By:
DAN KOWAL, Chairperson
11
RKL
APPRAISAL AND CONSULTING
REAL ESTATE APPRAISAL REPORT
WILSON BOULEVARD WIDENING, PROJECT No. 60229
Residential
Parcel No. 452 POND
221 18th Avenue NE
Naples, Collier County, Florida, 34120
PREPARED FOR:
Ms. Lisa Barfield
Review Appraiser I
Collier County Transportation Engineering Division, Right of Way Acquisition
2885 South Horseshoe Drive, Suite 103
Naples, FL 34104
EFFECTIVE DATE OF THE APPRAISAL:
May 17, 2025
DATE OF THE REPORT:
June 25, 2025
REPORT FORMAT:
Appraisal Report
PREPARED BY:
RKL Appraisal and Consulting, PLC
RKL File Number: 2025-128 (Parcel No. 452 POND)
ACHEL M. ZUCCH1, MAI, CCIM
C. LOWRY, MAI, CPA
OUIS C. BOBBITT, MAI
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
RKL
APPRAISAL AND CONSUMNG
June 25, 2025
Ms. Lisa Barfield
Collier County Transportation Engineering Division, Right of Way Acquisition
2885 South Horseshoe Drive, Suite 103
Naples, FL 34104
Re: Real Estate Appraisal
Wilson Boulevard Widening, Project No. 60229
221 18th Avenue NE, Naples,
Collier County, Florida, 34120
RKL File Number: 2025-128 (Parcel No. 452 POND)
Dear Ms. Barfield:
At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying
appraisal for the above referenced property. The purpose of the appraisal is to estimate
the market value of the fee simple interest in the subject property. The intended users for
the assignment are Collier County Transportation Engineering Division, Right of Way
Acquisition. The intended use of the appraisal is as a basis of value for determining full
compensation to the property owner. We use the appraisal report option of Standards
Rule 2-2 of USPAP to report the assignment results.
Please reference the appraisal scope section of this report for important information
regarding the scope of research and analysis for this appraisal, including property
identification, inspection, highest and best use analysis, and valuation methodology.
The accompanying appraisal conforms with the Uniform Standards of Professional
Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of
Professional Appraisal Practice of the Appraisal Institute.
The subject is a vacant parcel of land containing a total of 2.73 acres, or 118,800 square
feet. Low density residential uses with limited agricultural uses are permitted under the
present Estates (E) zoning designation.
ACHI L M. ZUCCHL MAI. CCIM 4500 Executive Drive, Suite 230
Naples, FL 34119-8908
c. LowRY, MAI, CPA Phone: 239-596-0800
0UIS C. BOBBITT, MAI www.rklac.com
Ms. Lisa Barfield
Collier County Transportation Engineering Division, Right of Way Acquisition
June 25, 2025
Page 2
Based on the appraisal described in the accompanying report, subject to the Limiting
Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions
(if any), I have made the following value conclusion(s):
VALUE CONCLUSIONS
Appraisal Premise Interest Appraised Date of Value Value Conclusion
Market Value, As Is Fee Simple May 17, 2025 $255,600
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
H othetical Conditions:
None.
Extraordinary Ass um tions:
None.
Respectfully submitted,
RKL APPRAISAL AND CONSULTING, PLC
Rachel M. Zucchi, MAI, CCIM
Florida State -Certified General Real Estate Appraiser RZ2984
rzucchi@rklac.com; Phone 239-596-0801
ACHI L M. ZUCCHL MAI. CCIM 4500 Executive Drive, Suite 230
Naples, FL 34119-8908
c. LowRY, MAI, CPA Phone: 239-596-0800
OUIS C. BOBBITT, MAI www.rklac.com
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 TABLE OF CONTENTS
TABLE OF CONTENTS
Summary of Important Facts and Conclusions.................................................................1
Introduction Information.................................................................................................2
SubjectIdentification...................................................................................................2
Current Ownership and Property History.....................................................................
2
AppraisalScope...........................................................................................................2
Client, Intended User, and Intended Use......................................................................
3
Definition of Market Value..........................................................................................
3
Definition of Just Compensation..................................................................................3
Definition of Property Rights Appraised......................................................................3
Purpose of Appraisal, Property Rights Appraised, and Dates .......................................
3
Scopeof Work.............................................................................................................4
MarketArea Analysis..................................................................................................
5
Property Description and Analysis.................................................................................10
SiteAnalysis.............................................................................................................10
Real Estate Taxes and Assessments...........................................................................19
Highestand Best Use.................................................................................................20
ValuationMethodology.................................................................................................23
AnalysesApplied......................................................................................................24
SalesComparison Approach......................................................................................25
Reconciliation...........................................................................................................32
FinalValue Conclusion.............................................................................................
32
Certification..................................................................................................................
33
Assumptions and Limiting Conditions...........................................................................35
Addenda
Appraiser Qualifications................................................................................ Addendum A
Property Information..................................................................................... Addendum B
ComparableData.......................................................................................... Addendum C
*Rn
WILSON BOULEVARD WIDENING, PROJECT No. 60229 SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
GENERAL
Subject:
Wilson Boulevard Widening, Project No. 60229
221 18th Avenue NE, Naples,
Collier County, Florida, 34120
Owner:
SPEE 4 Properties LLC
Legal Description:
The West 180 feet of Tract 43, Golden Gate Estates, Unit No. 23,
according to the plat thereof, as recorded in Plat Book 7, Page 9
of the Public Records of Collier County, Florida.
Tax Identification:
37743480002
Intended Use:
The intended use is as a basis of value for determining full
compensation to the property owner.
Intended User(s):
Collier County Transportation Engineering Division, Right of
Way Acquisition
PROPERTY
Land Area:
Total: 2.73 acres; 118,800 square feet
Flood Zone:
Zone X
Zoning:
E - Estates
Highest and Best Use
As Vacant
Single-family residential development
Exposure Time
6-12 months
Marketing Period
6-12 months
VALUE INDICATIONS
Value Range of Comparables: $96,250 to $118,000 per acre
Reconciled Value(s): As Is
Value Conclusion(s) $255,600
Effective Date(s) May 17, 2025
Property Rights Fee Simple
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
H othetical Conditions:
None.
Extraordinary Ass um tions:
None.
Page 1
WILsON BOULEVARD WIDENING, PROJECT NO.60229 INTRODUCTION INFORMATION
INTRODUCTION INFORMATION
SUBJECT IDENTIFICATION
Subject: Wilson Boulevard Widening, Project No. 60229
221 18th Avenue NE, Naples,
Collier County, Florida, 34120
Legal Description: The West 180 feet of Tract 43, Golden Gate Estates, Unit
No. 23, according to the plat thereof, as recorded in Plat
Book 7, Page 9 of the Public Records of Collier County,
Florida.
Tax Identification: 37743480002
The subject is a vacant parcel of land containing a total of 2.73 acres, or 118,800 square
feet. Low density residential uses with limited agricultural uses are permitted under the
present Estates (E) zoning designation.
CURRENT OWNERSHIP AND PROPERTY HISTORY
Owner
The owner of the property is SPEE 4 Properties LLC.
Sale History
A deed transferring title for a price of $0 is recorded in the Collier County public records
Deed Book 6323, Page 3962. Title was transferred from Emron Cunningham and Stacy
Cunningham to SPEE 4 Properties LLC.
Current Listing/Contract(s):
The subject is not currently listed for sale, or under contract.
To the best of our knowledge, no other sale or transfer of ownership has occurred within
the past three years, and as of the effective date of this appraisal, the property is not
subject to an agreement of sale or option to buy, nor is it listed for sale.
APPRAISAL SCOPE
According to the Uniform Standards of Professional Appraisal Practice, it is the
appraiser's responsibility to develop and report a scope of work that results in credible
results that are appropriate for the appraisal problem and intended user(s). Therefore, the
appraiser must identify and consider:
• the client and any other intended users;
• the intended use of the appraiser's opinions and conclusions;
• the type and definition of value;
• the effective date of the appraiser's opinions and conclusions;
• subject of the assignment and its relevant characteristics
Page 2
WILsON BOULEVARD WIDENING, PROJECT No. 60229 INTRODUCTION INFORMATION
• assignment conditions
• the expectations of parties who are regularly intended users for similar
assignments; and
• what an appraiser's peer's actions would be in performing the same or a similar
assignment.
CLIENT, INTENDED USER, AND INTENDED USE
The client and the intended user of the appraisal are Collier County Transportation
Engineering Division, Right of Way Acquisition. The intended use is as a basis of value
for determining full compensation to the property owner. The appraisal is not intended
for any other use or user.
DEFINITION OF MARKET VALUE
The following market value definition is found in Florida case law, (Florida State Road
Dept. v. Stack, 231 So.2d 859 Fla., 1" DCA 1969).
"Value, as used in eminent domain statute, ordinarily means amount which would be
paid for property on assessing date to willing seller not compelled to sell, by willing
purchaser, not compelled to purchase, taking into consideration all uses to which
property is adapted and might reasonably be applied."
DEFINITION OF .LUST COMPENSATION
Just Compensation is defined by The Dictionary of Real Estate Appraisal, 7th ed.
(Chicago: Appraisal Institute, 2022) as:
"In condemnation, the amount of loss for which a property owner is compensated
when his or her property is taken. Just compensation should put the owner in as good a
position pecuniarily as he or she would be if the property had not been taken.
DEFINITION OF PROPERTY RIGHTS APPRAISED
Fee simple estate is defined as an: "Absolute ownership unencumbered by any other
interest or estate, subject only to the limitations imposed by the governmental powers of
taxation, eminent domain, police power, and escheat." (Source: The Dictionary of Real
Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022)
PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES
The purpose of the appraisal is to estimate the market value of the fee simple interest in
the subject property. The effective date of the subject appraisal is May 17, 2025. The date
of inspection was May 17, 2025. The date of the report is June 25, 2025.
Page 3
WILsON BOULEVARD WIDENING, PROJECT NO.60229 INTRODUCTION INFORMATION
SCOPE OF WORK
The problem to be solved is to estimate the market value of the fee simple interest in the
subject property.
SCOPE OF WORK
Report Type: This is an Appraisal Report as defined by Uniform
Standards of Professional Appraisal Practice under
Standards Rule 2-2(a). This format provides a summary or
description of the appraisal process, subject and market
data and valuation analyses.
Property Identification: The subject has been identified by the legal description and
the assessors' parcel number.
Inspection: A limited on -site inspection was made by Rachel M. Zucchi
on May 17, 2025.
Market Area and Analysis of A complete analysis of market conditions has been made.
Market Conditions: The appraiser maintains and has access to comprehensive
databases for this market area and has reviewed the market
for sales and listings relevant to this analysis.
Highest and Best Use Analysis: A complete as vacant highest and best use analysis for the
subject has been made. Physically possible, legally
permissible, and financially feasible uses were considered,
and the maximally productive use was concluded.
Valuation Analyses
Cost Approach: A cost approach was not applied as the subject tract is
vacant land.
Sales Comparison Approach: A sales approach was applied as typically this is the most
appropriate approach for the valuation of vacant land. This
approach is applicable to the subject because there is an
active market for similar properties and sufficient sales data
is available for analysis.
Income Approach: An income approach was not applied as the subject is not
likely to generate rental income as vacant land.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Comments
The individual sections of the report detail the additional research, confirmation, and
analysis of relevant data.
Page 4
WILsON BOULEVARD WIDENING, PROJECT NO.60229 MARKET AREA ANALY$Is
MARKET AREA ANALYSIS
Boundaries
The subject is located in the north central part of Collier County in the northwestern
portion of the Collier County Rural Estates Planning Community.
This surrounding area is generally delineated as follows:
North Immokalee and Oil Well Roads
South Interstate 75 (Alligator Alley)
East Desoto Blvd.
West Generally County Road 951
The subject is located in Golden Gate Estates which generally consists of single family
homes on acreage parcels.
Market Area Access and Linkages
Primary access to the area is provided by Interstate 75 (I-75), a major arterial that runs
east to Fort Lauderdale and north through Tampa, Florida; I-75 terminates to the north at
the US/Canadian Border in Sault Ste. Marie, Michigan. Further access to the area from
Interstate75 is by:
• State Road 29 (I-75 exit 80) at Miles City.
• County Highway 846 (Immokalee Road, I-75 exit 111).
• Golden Gate Boulevard
Overall, vehicular access is average.
Collier Boulevard extends from Immokalee Road to the north and Marco Island to the
south. Golden Gate Boulevard West intersects with Collier Boulevard between
Vanderbilt Beach Road and Pine Ridge Road. Golden Gate Boulevard West becomes
Golden Gate Boulevard East, east of the Wilson Boulevard N. Wilson Boulevard N and
Everglades Boulevard N provide access to Immokalee Road from the market area.
Desoto Boulevard N provides access to Randall Blvd and Oil Well Rd, both of which
connect to Immokalee Road.
The Southwest Florida International Airport (RSW) is located about 25+/- miles from the
market area; travel time is about 35 to 45 minutes, depending on traffic conditions. The
Naples Municipal Airport (APF) is approximately 15+/- miles and 30 to 40 minutes
southwest. Downtown Naples is approximately 20+/- miles from the market area and 30
to 40 minutes southwest.
Page 5
WILsoN BOULEVARD WIDENING, PROJECT NO.60229 MARKET AREA ANALY$Is
Major Employers
Major employers in the area include the new NCH Healthcare Northeast located at the
northeast quadrant of Immokalee Road and Collier Blvd (CR 951). The freestanding
Emergency Room opened in late 2015 and is the first free standing ER facility in Collier
County. The two-story building has 19 private patient care room with 75 full-time
employees. The complex includes a small rehabilitation center on the ground floor with a
separate entrance from the emergency room and the second floor has physician offices.
Other employers include the Heritage Bay Government Center, immediately north of
NCH Northeast, commercial development within Founders Square, a 55-acre mixed -use
development located on the southeast corner of Immokalee Road and Collier Boulevard,
and commercial development at Randall Boulevard and Immokalee Road.
Demographics / Demand Generators
The following table shows the historical, current and projected population, households,
housing, and income demographics for the immediate market area defined as a 3 mile
radius of the market area. The table was developed using data from STDBOnline.com.
Demographic and Income Prc
THE SCIENCE OF WHERE' Golden Gate Estates
Naples, Florida, 34120
Ring: 3 mile radius
Prepared by Esri
Latitude: 26.25187
Longitude:-31.56079
Summary Census 2010
Census 2020
2024
2029
Population
13,626
17,567
19,460
22,025
Households
4,129
5,413
6,126
7,179
Families
3,471
4,516
5,044
5,880
Average Household Size
3.30
3.24
3.18
3.07
Owner Occupied Housing Units
3,514
4,852
5,559
6,631
Renter Occupied Housing Units
615
561
567
548
Median Age
35.8
39.4
40.4
40.5
Trends: 2024-2029 Annual Rate
Area
State
National
Population
2.51%
0.93%
0.38%
Households
3.22%
1.15%
0.64%
Families
3.14%
1.12%
0.56
Owner HHs
3.59%
1.66%
0.97%
Median Household Income
3.89%
3.25%
2.959b
2024
2029
Households by Income
Number
Percent
Number Percent
<$15,000
238
3.9%
196 2.7%
$15,DD0 - $24,999
146
2.4%
108 1.5%
$25,000 - $34,999
229
3.7%
152 2.1%
$35,000 - $49,999
411
6.7%
319 4.4%
$50,000 - $74,999
1,933
31.6%
1,877 26.1%
$75,o0D - $99,999
1,042
17.10%
1,207 16.8%
$100,000 - $149,999
1,131
18.5%
1,577 22.0%
$150,onn - $199,999
575
9.4%
1,098 15.3%
$200,000+
423
6.9%
646 9.0%
Median Household Income
$76,882
$93,027
Average Household Income
$lnn,931
$121,109
Per Capita Income
$32,611
$40,449
Development Activity and Trends
The Davis Group, a commercial developer based in Atlanta, commenced development on
The Randall at Orangetree, mixed used planned development approved with up to 400
residential units and 150,000 square feet of commercial space at the northeastern corner
Page 6
WILsON BOULEVARD WIDENING, PROJECT NO.60229 MARKET AREA ANALY$Is
of Immokalee Road and Fourth Street N.E., Randall Curve area in mid 2022. The
development will include an Aldi grocery store, Ace Hardware, NCH Healthcare, Self
Storage, McDonalds, AutoZone, Brickyard Car Wash, and 7-Eleven. McDonalds and 7-
Eleven opened in 2024.
Barron Collier Companies and Metro Development Group developed Founders Square, a
55-acre mixed -use development located on the southeast corner of Immokalee Road and
Collier Boulevard 2021. The development is anchored by The Pointe, a collection of 10
separate restaurants and other retail tenants. It also includes a 400-unit Class A apartment
community, known as The Haldeman; Physicians Regional Medical Group; and
StorQuest Self Storage.
A new Collier County government center located along the east side of Collier Blvd
within the northeast corner of Immokalee Road and Collier Blvd opened in early 2022.
The first phase of the Heritage Bay Government Center includes a 22,750 square foot
government services building on 7.7 acres the county owns immediately north of NCH
Northeast. The county tax collector's office has the largest space in the one-story
building, but satellite offices also will be provided for the property appraiser, supervisor
of elections and select services of the clerk of courts.
As discussed, the new NCH Healthcare Northeast located at the northeast quadrant of
Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the first free
standing ER facility in Collier County. The two-story building consists of approximately
41,500± square feet.
Watercrest Naples Assisted Living and Memory Care, a new 128-unit luxury senior
living community opened in 2019 on the north side of Immokalee Road east of Collier
Boulevard.
A 46,000 square foot Publix opened in March 2017 at the corner of Immokalee Road and
Randall Boulevard. The Neighborhood Shoppes at Orangetree development includes a
CVS pharmacy, Publix Liquors store, China Palace restaurant, and Diamond Nails salon.
Florida -based WMG Development broke ground in 2024 on The Shoppes at Orange
Blossom, a mixed -use development on Oil Well Road just east of Palmetto Ridge High
School. The center will be anchored by a 52,000± square foot Publix supermarket and is
projected to open in late 2025. Adjacent to Publix, is the Emblem at Orange Blossom, a
384-unit apartment development by Quarterra Multifamily, a spinoff of Lennar Corp. The
apartments are projected to be completed by mid 2026.
Residential growth continues to shift east with Ave Maria the top -selling single-family
residential community in Collier County. The Immokalee Road corridor between Naples
and Ave Maria is projected to see thousands of new homes developed in the next few
years.
Page 7
WILsON BOULEVARD WIDENING, PROJECT NO.60229 MARKET AREA ANALY$Is
Outlook and Conclusions
As with the overall Collier County market, the long term economic outlook for Rural
Estates is positive. Total population is projected to increase slightly over the next five
years and begin a more normalized pattern thereafter.
Prior to the coronavirus pandemic, the residential market had stabilized after several
years of an expansion period, with sustained growth in demand and increasing
construction. Since the coronavirus pandemic, residential demand increased significantly
with record sales in 2020 and continued high demand but limited inventory in 2021 and
2022. Inventory increased in 2023 and 2024 as demand declined due to continued
increases in interest rates. Pricing has generally stabilized and is projected to remain
fairly stable through 2025.
Page 8
WILSON BOULEVARD WIDENING, PROJECT No. 60229
Market Area Map
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Page 9
WILSON BOULEVARD WIDENING, PROJECT No. 60229 SITE ANALYSIS
PROPERTY DESCRIPTION AND ANALYSIS
SITE ANALYSIS
The following description is based on our property inspection and public records.
Land Summary
Gross Land Area Gross Land Area
Parcel ID
(Acres) (Sq Ft)
37743480002 2.7273 118,800
SITE
Location:
The subject is located along the north side of 18th Avenue NE, east
of Wilson Boulevard N. in Golden Gate Estates.
Current Use of the Property:
Vacant Estates (E) zoned land.
Shape:
The site is roughly rectangular.
Road Frontage/Access:
The subject property has average access with frontage as follows:
• 18th Avenue NE: 180 feet
The site has an average depth of 660 feet. It is not a corner lot.
Visibility:
Average
Topography:
According to the Informal Wetland Determination dated April 15,
2022 prepared by Wetland Consultants, the site consists entirely of
uplands.
Soil Conditions:
According to the Informal Wetland Determination dated April 15,
2022 prepared by Wetland Consultants, no hydric soil indicators
were observed on site.
Utilities:
Electricity: FP&L
Sewer: Septic required
Water: Well required
Underground Utilities: The site is not serviced by underground
utilities
Adequacy: The subject's utilities are typical and adequate for the
market area.
Site Improvements: • Street Lighting: There is no street lighting.
• Sidewalks: There are no sidewalks.
• Curbs and Gutters: There are drainage swales along each side of
18th Ave NE.
• Curb Cuts: The subject currently has no driveway.
• Landscaping: The subject is heavily treed with several dirt trails.
Flood Zone: The subject is located in an area mapped by the Federal Emergency
Management Agency (FEMA). The subject is located in FEMA
flood zone X, which is not classified as a flood hazard area.
FEMA Map Number: 12021C 0240H
FEMA Map Date: May 16, 2012
Page 10
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
The subject is not in a flood zone. The appraiser is not an expert in
this matter and is reporting data from FEMA maps.
Environmental Issues: According to the Informal Wetland Determination dated April 15,
2022 prepared by Wetland Consultants, the property contains many
potentially occupied gopher tortoise burrows. The report notes that,
if any 'earthwork' (clearing, filling, construction, heavy machinery) is
to be done within 25' of a gopher tortoise burrow, the burrow must
be permitted for and relocated prior to construction. According to a
Gopher Tortoise Survey Map dated August 27, 2024 and August 29,
2024 prepared by Felicia Kirby and Vanessa Davis of Jacobs
Engineering, there are 20 active gopher tortoise burrows on the
parcel and 2 inactive burrows. We were not provided with any other
environmental assessment reports for the purpose of this appraisal.
Environmental issues are beyond our scope of expertise; therefore,
aside from the gopher tortoises we assume the property is not
adversely affected by additional environmental hazards.
Encumbrance / Easements: The subject is encumbered by a 30-foot-wide road right-of-way
easement along the southern property line bordering the property's
frontage to 18th Ave NE. We are not aware of any other easement,
restrictions, or encumbrances that would adversely affect value.
However, a current title report was not provided for the purpose of
this appraisal.
Site Comments: According to the Informal Wetland Determination dated April 15,
2022 prepared by Wetland Consultants, the property contains many
potentially occupied gopher tortoise burrows. The report notes that,
if any 'earthwork' (clearing, filling, construction, heavy machinery) is
to be done within 25' of a gopher tortoise burrow, the burrow must
be permitted for and relocated prior to construction. According to a
Gopher Tortoise Survey Map dated August 27, 2024 and August 29,
2024 prepared by Felicia Kirby and Vanessa Davis of Jacobs
Engineering, there are 20 active gopher tortoise burrows on the
parcel and 2 inactive burrows.
Page 11
WILSON BOULEVARD WIDENING, PROJECT No. 60229 SITE ANALYSIS
Gopher Tortoise Survey Map
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Legend
^; Active Burrow Q R9ght-of-Way GOPHER TORTOISE SURVEY MAP
Basin 5 (Pond Site 5-2)
•.. Active Juvenile Burrow Limits Not Surveyed
Active (maybe juvenile) Burrow Surveyors: Felicia Kirby, Vanessa Davis
❑ inactive Burrow Survey Dates: 8J27J2024 and 8J2912U24
Q Inactive Juvenile Burrow Survey Notes: Pedestrian transects were performed east to west
approximately every 8-10 feet based on visibility. The site
experienced rain events within 24 hours of each survey.
Page 12
WILSON BOULEVARD WIDENING, PROJECT No. 60229 SITE ANALYSIS
The following information was provided by Nancy J. Richie, Consultant/Owner of Island
Environmental & Marine Services, LLC, an FWC Authorized Gopher Tortoise Agent.
Burrows considered "potentially occupied" must be avoided by 25 feet in all
directions from the burrow opening for any activity that disturbs the substrate. A
POTENTIALLY OCCUPIED burrow does NOT have to be occupied by a
tortoise. A potentially occupied burrow, by FWC definition is: "A burrow that is
Active (occupied by a tortoise) OR Inactive (not occupied by a tortoise), and
includes obvious signs of use with minimal OR no obvious signs of use. The
burrow is in good repair and has the classic half-moon shaped
entrance%pening. The burrow may have tortoise tracks or plastron scrapes
clearly visible on the burrow floor and/or on the mound OR may have subtle or
no tortoise tracks or scrapes. The lack of observable tortoise signs may be due
to weather or season. The burrow floor may contain loose soil caused by
tortoise activity, OR it may be hard packed. The burrow mound may OR may
not have vegetation growing on it and it may be partially covered by fallen
leaves. "
According to the Gopher Tortoise Survey Map prepared by Felicia Kirby and Vanessa
Davis of Jacobs Engineering, there are eight (8) potential occupied burrows located in the
southern portion of the site where a typical buyer would likely clear for development of a
single-family home and yard.
According to Ms. Richie, the Florida Fish and Wildlife Conservation Commission (FWC)
uses the number of burrows divided by two (2) for the estimated tortoise population in
occupation, rounding up for an odd number of burrows. Therefore, the eight (8) potential
occupied burrows equate to "up to" four (4) tortoises for capture/relocation.
The following estimate of fees associated with the tortoise capture and relocation was
provided by Nancy J. Richie, Consultant/Owner of Island Environmental & Marine
Services, LLC, an FWC Authorized Gopher Tortoise Agent.
FWC Permit Fee for up to 4 Gopher Tortoises Relcated $234
Gopher Tortoise Agent (GTA) Fee - Permitting,
Capture/Relocation, After Action Report* $6,500
Recipient Site - Lykes Bros. Inc. Fee ($6,000/tortoise) $24,000
Total Gopher Tortoise Relocation Fees $30,734
*The Gopher Tortoise Agent Fee is an estimate of Ms. Richie's fees. She noted that she
does not know what other Gopher Tortoise Agents would charge.
Page 13
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
ZONING
Zoning Code
E
Zoning Authority
Collier County
Zoning Description
Estates; The purpose and intent of the estates district (E) is
to provide lands for low density residential development in
a semi -rural to rural environment, with limited agricultural
activities. In addition to low density residential
development with limited agricultural activities, the E
district is also designed to accommodate as conditional
uses, development that provides services for and is
compatible with the low density residential, semi -rural and
rural character of the E district.
Permitted Uses
Includes single-family dwellings, family care facilities
(subject to section 5.05.04), essential services (as set forth
in section 2.01.03), and schools, public, including
educational plants.
Current Use Legally Conforming
The subject is legal and conforming use.
Minimum Lot Area (SF)
2.25 acres
Minimum Floor Area (SF)
1,000
Minimum Street Frontage (Feet)
150
Front Set Back Distance (Feet)
75
Rear Set Back Distance (Feet)
75
Side Yard Distance (Feet)
30 feet; 37.5 feet for corner lots along longest side
Maximum Density/FAR
One dwelling units per 2.25 acres
Maximum Building Height (Feet)
30
Future Land Use Designation
Estates Designation - Residential Estates Subdistrict
Page 14
WILSON BOULEVARD WIDENING, PROJECT No. 60229 SITE ANALYSIS
Aerial
Plat Map
Approximate boundary lines of the subject parcel are shown in blue.
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Page 15
WILSON BOULEVARD WIDENING, PROJECT No. 60229 SITE ANALYSIS
Site Photographs
18th Avenue NE — Easterly
18th Avenue NE — Westerly
(Photo Taken on May 17, 2025)
Page 16
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
Site Photographs
Site view — Northerly
Site view — Northerly
(Photo Taken on May 17, 2025)
Page 17
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
Site Photographs
Gopher Tortoise Burrow
(Photo Taken on Mav 17. 2025)
1l
Page 18
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 REAL ESTATE TAXES AND ASSESSMENTS
REAL ESTATE TAXES AND ASSESSMENTS
The real estate tax assessment of the subject is administered by Collier County. In 2008,
Florida voters amended the Constitution to give non -homestead property owners some
protection against increases in their annual property tax assessments. As amended, the
Florida Constitution now prohibits the assessment of certain non -homestead property
from increasing by more than 10% per year. The 10% cap applies to most types of
commercial property, including non -homestead residential property (i.e. apartments and
other rental property) and nonresidential property (i.e. commercial property and vacant
land). The cap was set to expire on January 1, 2019; however, in November 2018 Florida
voters amended the Constitution to make the cap permanent. The protection of the 10%
cap is lost when there is a change of ownership or control.
The property tax identification number and assessed value of the property for tax year
2024 are as follows:
ASSESSED VALUES
Tax Identification Number
37743480002
Land Assessed Value
$170,625
Building Assessed Value
$0
10% Assessment Cap
-$92,760
Total Assessed Value
$77,865
Rates, Taxes, More
Tax Rate
1.73%
Ad Valorem Tax Amount
$1,347
Special Assessment Amount
$0
Special Assessment Comments
None
Total Tax Liability
$1,347
Property Tax Comments
The 2023 and 2024 taxes have been paid. The
School Board millage is applied to the uncapped
assessed value.
The tax assessment for subject property is currently $28,551 per acre, or $62,563 per
acre excluding the assessment cap. Based on our valuation analysis, the subject's
assessment appears low, but reasonable.
Page 19
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 HIGHEST AND BEST USE
HIGHEST AND BEST USE
Highest and best use may be defined as:
The reasonably probable use of property that results in the highest value. The four
criteria the highest and best use must meet are legal permissibility, physical
possibility, financial feasibility, and maximum productivity. 1
■ Physically possible for the land to accommodate the size and shape of the
ideal improvement.
■ Legally permissible under the zoning regulations, building codes,
environmental regulations, and other restrictions that apply to the site. A
property use that is either currently allowed or most probably allowable.
■ Financially feasible to generate sufficient income to support the use.
■ Maximally productive, or capable of producing the highest value from
among the permissible, possible, and financially feasible uses.
Highest and Best Use As Vacant
Physically Possible
The subject site is 2.7273 acres or 118,800 square feet with 180 feet of frontage along
18th Avenue NE. The subject is encumbered by a 30-foot-wide road right-of-way
easement along the southern property line bordering the property's frontage to 18th Ave
NE. We are not aware of any other easement, restrictions, or encumbrances that would
adversely affect value. However, a current title report was not provided for the purpose of
this appraisal.
According to the Informal Wetland Determination dated April 15, 2022 prepared by
Wetland Consultants, the site consists entirely of uplands.
According to the Informal Wetland Determination dated April 15, 2022 prepared by
Wetland Consultants, the property contains many potentially occupied gopher tortoise
burrows. The report notes that, if any 'earthwork' (clearing, filling, construction, heavy
machinery) is to be done within 25' of a gopher tortoise burrow, the burrow must be
permitted for and relocated prior to construction. According to a Gopher Tortoise Survey
Map dated August 27, 2024 and August 29, 2024 prepared by Felicia Kirby and Vanessa
Davis of Jacobs Engineering, there are 20 active gopher tortoise burrows on the parcel
and 2 inactive burrows. We were not provided with any other environmental assessment
reports for the purpose of this appraisal. Environmental issues are beyond our scope of
expertise; therefore, aside from the gopher tortoises we assume the property is not
adversely affected by additional environmental hazards.
1 The Dictionary of Real Estate Appraisal 7' ed. (Chicago: Appraisal Institute, 2022)
Page 20
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 HIGHEST AND BEST USE
The physical characteristics of the subject tract should reasonably accommodate any use
that is not restricted by its size.
There are no known physical reasons that would unusually restrict development. The site
is considered to have a functional utility suitable for a variety of uses.
Legally Permissible
The subject site is zoned Estates (E), which permits uses that include single-family
dwellings, family care facilities (subject to section 5.05.04), essential services (as set
forth in section 2.01.03), and schools, public, including educational plants.
According to the Gopher Tortoise Survey Map prepared by Felicia Kirby and Vanessa
Davis of Jacobs Engineering, there are eight (8) potential occupied burrows in the
southern portion of the site where a typical buyer would likely clear for development of a
single-family home and yard. The total costs associated with tortoise capture and
relocation, of $30,734, was provided by Nancy J. Richie, Consultant/Owner of Island
Environmental & Marine Services, LLC, an FWC Authorized Gopher Tortoise Agent.
Recognizing the principle of conformity, we consider the prevailing land use patterns in
the area. Therefore, only single-family uses are given further consideration in
determining the highest and best use of the site, as if vacant.
Financially Feasible
Financial feasibility is an analysis of the ability of a property to generate sufficient
income to support the use, or a reasonable probability of producing a positive income
stream net of operating expenses, financial costs, and capital amortization.
The projected growth in population and employment provide an economic base that
supports demand for real estate in the subject neighborhood and for the subject property.
These conditions have resulted in increasing property values and should stimulate
continued increases within the foreseeable future. Prior to the coronavirus pandemic, the
residential market had stabilized after several years of an expansion period, with
sustained growth in demand and increasing construction. Since the coronavirus
pandemic, residential demand increased significantly with record sales in 2020 and
continued high demand but limited inventory in 2021 and 2022. Inventory increased in
2023 and 2024 as demand declined due to continued increases in interest rates. Pricing
has generally stabilized and is projected to remain fairly stable through 2025.
On this basis, barring unforeseen changes in the market, if developed with a well -
designed residential product that is appropriately marketed and priced, should be received
favorably by the market.
Maximally Productive
The maximally productive land use yields the highest value of the possible uses. Single-
family residential development is the only use that meets the tests of physically possible,
legally permissible, and financially feasible. Therefore, single-family residential
Page 21
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 HIGHEST AND BEST USE
development is concluded to be the maximally productive and highest and best use of the
site.
Highest and Best Use as Improved
No improvements are situated on the site. Therefore, a highest and best analysis as
improved is not applicable.
Most Probable Buyer
Considering the size, class, and location of the property, the most probable buyer is an
owner -user.
Page 22
WILsoN BOULEVARD WIDENING, PROJECT No. 60229 VALUATION METHODOLOGY
VALUATION METHODOLOGY
Three basic approaches may be used to arrive at an estimate of market value. They are:
1. The Cost Approach
2. The Sales Comparison Approach
3. The Income Approach
Cost Approach
The Cost Approach estimates the current cost to construct the existing structure including
an entrepreneurial incentive, depreciation, and the estimated land value. This approach is
particularly applicable when the improvements represent the highest and best use of the
land and are relatively new. It is also applicable when the property has unique or
specialized improvements for which there is little or no sales data from comparable
properties.
Sales Comparison Approach
The Sales Comparison Approach compares sales of similar properties with the subject
property. Each comparable sale is adjusted for its inferior or superior characteristics. The
values derived from the adjusted comparable sales form a range of value for the subject.
By process of correlation and analysis, a final indicated value is derived. This approach is
most reliable in an active market, and is least reliable when valuing a property for which
no direct comparable sales data is available.
Income Approach
The Income Approach converts the anticipated flow of future benefits (cash flows and
reversion) to a present value estimate through a capitalization and or a discounting
process. This approach generally reflects a typical investor's perception of the
relationship between the potential income of a property and its market value.
Final Reconciliation
The appraisal process concludes with the Final Reconciliation of the values derived from
the approaches applied for a single estimate of market value. The reconciliation of the
approaches is based on an evaluation of the quantity and quality of the available data in
each approach. Furthermore, different properties require different means of analysis and
lend themselves to one approach over the others.
Page 23
WILsON BOULEVARD WIDENING, PROJECT No. 60229 VALUATION METHODOLOGY
ANALYSES APPLIED
A cost analysis was considered and was not developed because the subject tract is vacant
land.
A sales comparison analysis was considered and was developed because typically this is
the most appropriate approach for the valuation of vacant land. This approach is
applicable to the subject because there is an active market for similar properties and
sufficient sales data is available for analysis.
An income analysis was considered and was not developed because the subject is not
likely to generate rental income as vacant land.
Page 24
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
SALES COMPARISON APPROACH
The Sales Comparison Approach is based on the premise that a buyer would pay no more
for a specific property than the cost of obtaining a property with the same quality, utility,
and perceived benefits of ownership. It is based on the principles of supply and demand,
balance, substitution and externalities. The following steps describe the applied process
of the Sales Comparison Approach.
• The market in which the subject property competes is investigated; comparable
sales, contracts for sale and current offerings are reviewed.
• The most pertinent data is further analyzed and the quality of the transaction is
determined.
• The most meaningful unit of value for the subject property is determined.
• Each comparable sale is analyzed and where appropriate, adjusted to equate with
the subject property.
• The value indication of each comparable sale is analyzed and the data reconciled
for a final indication of value via the Sales Comparison Approach.
Land Comparables
I have researched four comparables for this analysis; these are documented on the
following pages followed by a location map and analysis grid. All sales have been
researched through numerous sources, inspected and verified by a parry to the
transaction. For this analysis, we use the price per acre as the appropriate unit of
comparison because market participants typically compare sale prices and property
values on this basis.
Comp
Address
Date
Price
City
Acres
Price Per Acre
Sale Comments
Subject
22118th Avenue NE
5/17/2025
Naples
2.73
1
1163 18th AVE NE
4/24/2025
$237,500
Heavily treed parcel located along the east side of 2nd St SE. The site is uplands
according to Collier County Wetland Detemrination on October 9, 2006. Parcel was listed
Naples
2.27
$104,500
in March 2025 for $300,000.
2
12th ST SE Tract 48
3/27/2025
$220,000
Heavily treed parcel located along the west side of 12th St SE According to Informal
Wetland Detemanation dated April 30, 2024 prepared by Earth Tech Fnvironmental the
Naples
2.27
$96,800
site is entirely uplands. Five -acre parcel was purchased in Dec. 2024 for $350,000. Buyer
subdivided the parcel into two lots and listed the subject parcel in February 2025 for
$250,000.
3
2nd ST SE
3/18/2025
$295,000
Heavily treed parcel located along the east side of2nd St SE. According to Informal
Wetland Determination dated August 19, 2020 prepared by Tropical Fnvironmental
Consultants (TEC) the site is entirely uplands. TEC noted that a gopher tortoise was
Naples
2.50
$118,000
observed within its burrow on the site. Parcel was purchased as a 5-acre tract in March
2024 for $400,000. Split into two parcels and listed in January 2025 for $299,000.
4
38018th ST SE
1/22/2025
$250,000
Heavily treed parcel located along the east side of 18th St SE. Parcel is entirely uplands
according to a FL Department ofFnvironmental Protection Wetland Determination. Parcel
Naples
2.73
$91,667
was listed in July 2024 for $269,000 and reduced to $268,900 in September 2024.
Page 25
WILSON BOULEVARD WIDENING, PROJECT No. 60229 SALES COMPARISON APPROACH
Comparables Map
R
O
rn
, Estates Li b ra
—ry __
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ra
m
m
C
a
Z
Golden Gate Blvd E Golden 0 ete Blvd E
9 ICowiachobee
Imal Presme _
RURAL ESTATES
Map data @2025
Page 26
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Analysis Grid
The above sales have been analyzed and compared with the subject property. I have
considered adjustments in the areas of -
Effective Sale Price This takes into consideration unusual conditions involved in the
sale that could affect the sales price, such as excess land, non -
realty components, commissions, or other similar factors.
Usually the sale price is adjusted for this prior to comparison to
the subject.
Real Property Rights Property rights dissimilar to the subject which affect value.
Financing Terms Favorable or unfavorable seller financing, or assumption of
existing financing.
Conditions of Sale Circumstances that atypically motivate the buyer or seller, such
as 1031 exchange transaction, assemblage, or forced sale.
Market Conditions Inflation or deflation since sale date due to economic influences
Location Market or submarket area influences on sale price; surrounding
land use influences.
Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc.
On the following page is a sales comparison grid displaying the subject property, the
comparables and the adjustments applied.
Page 27
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Land Analysis Grid
Comp 1
Comp 2
Comp 3
Comp 4
Name
Wilson Boulevard Widening,
1163 18th AVE NE
12th ST SE Tract 48
2nd St SE Tract 40
38018th ST SE
Project No. 60229
Address
221 18th Avenue NE
1163 18th AVE NE
12th ST SE Tract 48
2nd ST SE
380 18th ST SE
City
Naples
Naples
Naples
Naples
Naples
Date
5/17/2025
4/24/2025
3/27/2025
3/18/2025
1/22/2025
Price
$237,500
$220,000
$295,000
$250,000
Acres
2.73
2.27
2.27
2.50
2.73
Acre Unit Price
$104,500
$96,800
$118,000
$91,667
1Yansaction Adjustments
Property Rights
Fee Simple
Fee Simple 0.0%
Fee Simple 0.0%
Fee Simple 0.01/o
Fee Simple 0.0%
Financing
Cash 0.0%
Conventional 0.0%
Conventional 0.0%
Conventional 0.0%
Conditions of Sale
Arms length 0.0%
Arms length 0.0%
Arms length 0.0°/u
Arms length 0.0%
Adjusted Acre Unit Price
$104,500
$96,800
$118,000
$91,667
Market Trends Through
5/17/2025 0.0%
0.0%
0.0%
0.0%
0.0%
AdjustedAcreUnit Price
$104,500
$96,800
$118,000
$91,667
Location
18th Ave NE
Similar
Similar
Similar
Inferior
%Adjustment
0%
0%
0%
5%
$Adjustment
2.73
$0
2.27
$0
2.27
$0
2.50
$4,583
2.73
Acres
Frontage / Depth
18Y x660'
15Y x660'
159 x660'
165' x660'
180' x660'
%Adjustment
0%
0%
0
0%
$ Adjustment
Vegetation / Uplands
$0
Vegetation / Uplands
$0
Vegetation / Uplands
$0
Vegetation / Uplands
$0
Vegetation / Uplands
Topography / Wetlands
%Adjustment
0%
01/.
0%
0%
$ Adjustment
E- Estates
$0
E- Estates
$0
E- Estates
$0
E- Estates
$0
E- Estates
Zoning
%Adjustment
0%
0%
0%
01/.
$ Adjustment
$0
$0
$0
$0
Adjusted Acre Unit Price
$104,500
$96,800
$118,000
$96,250
Net Adjustments
0.0%
0.0%
0.0%
5.0%
Gross Adjustments
0.0%
0.0%
0.0%
5.0%
Page 28
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Comparable Land Sale Adjustments
Property Rights
All of the comparables transferred in fee simple interest; therefore, no adjustments for
property rights are required.
Financing
All of the comparable sales had market orientated financing or were cash transactions;
therefore, no adjustments for financing are required.
Conditions of Sale
All of the comparable sales were arm's length transactions; therefore, no adjustments for
conditions of sale are required.
Market Trends
According to the December 2024 year-end report released by the Naples Area Board of
Realtors (NABOR), the number of Single -Family closed sales decreased by 10.0% in
2024 as compared with 2023. The median closed price increased 1.7% and the average
closed price increased 5.8%. According to the April 2025 NABOR report, the number of
total residential closed sales in the subject zip code (34120) decreased by 15.6% in April
2025 as compared with April 2024. The median closed price decreased by 16.2% in April
2025 as compared with April 2024. Inventory increased by 30.1% over the same time
period.
Underlying land typically has a similar trend as single-family homes. Considering the
declining number of transactions for both single-family homes and vacant land, as well as
the fact the comparable sales all closed within the last approximately four months, an
adjustment for market trends is not applied.
Location
The subject and the comparables are located in Golden Gate Estates. Comparables 1, 2,
and 3 are similar in terms of location and no adjustments are required. Comparable 4 is
adjusted upward for its inferior location east of 10 Street SE.
Size / Configuration
For this analysis, the comparables range in size from 2.27 to 2.73 acres in size. They
range from 150' x 660' to 180' x 660'. No adjustments for size could be supported;
therefore, none are made.
Topography / Wetlands
The subject and the comparables all have heavy vegetation. The subject and the
comparables all have Informal Wetland Determinations showing entire uplands. No
adjustments are required.
Page 29
WILSON BOULEVARD WIDENING, PROJECT No. 60229 SALES COMPARISON APPROACH
The Informal Wetland Determination for Comparable 3 noted a gopher tortoise was
observed within its burrow on the site. No adjustment could be supported; therefore, none
is made.
Zoning
All of the comparables are similar in terms of zoning; therefore, no adjustments are
required.
Sales Comparison Approach Conclusion
All of the value indications have been considered. Based on the preceding analysis I
arrive at my final reconciled per acre value of $105,000.
According to the Gopher Tortoise Survey Map prepared by Felicia Kirby and Vanessa
Davis of Jacobs Engineering, there are eight (8) potential occupied burrows located in the
southern portion of the site where a typical buyer would likely clear for development of a
single-family home and yard.
According to Ms. Richie, the Florida Fish and Wildlife Conservation Commission (FWC)
uses the number of burrows divided by two (2) for the estimated tortoise population in
occupation, rounding up for an odd number of burrows. Therefore, the eight (8) potential
occupied burrows equate to "up to" four (4) tortoises for capture/relocation.
The following estimate of fees associated with the tortoise capture and relocation was
provided by Nancy J. Richie, Consultant/Owner of Island Environmental & Marine
Services, LLC, an FWC Authorized Gopher Tortoise Agent.
FWC Permit Fee for up to 4 Gopher Tortoises Relcated $234
Gopher Tortoise Agent (GTA) Fee - Permitting,
Capture/Relocation, After Action Report* $6,500
Recipient Site - Lykes Bros. Inc. Fee ($6,000/tortoise) $24,000
Total Gopher Tortoise Relocation Fees $30,734
*The Gopher Tortoise Agent Fee is an estimate of Ms. Richie's fees. She noted that she
does not know what other Gopher Tortoise Agents would charge.
Page 30
WILSON BOULEVARD WIDENING, PROJECT No. 60229 SALES COMPARISON APPROACH
Land Value Ranges & Reconciled Values
Number of Comparables: 4 Unadjusted Adjusted % A
Low: $91,667
High: $118,000
Average: $102,742
$96,250
$118,000
$103,888
5.00%
0.00%
1.12%
Reconciled Value/Unit Value:
$105,000
Subject Size:
2.72727
Indicated Value:
$286,364
Less Gopher Tortoise Relocation:
-$30,734
Indicated Value:
$255,630
Reconciled Final Value:
$255,600
Page 31
WILsON BOULEVARD WIDENING, PROJECT NO.60229 RECONCILIATION
RECONCILIATION
The process of reconciliation involves the analysis of each approach to value. The
quantity and quality of data applied the significance of each approach as it relates to
market behavior and defensibility of each approach are considered and weighed. Finally,
each is considered separately and comparatively with each other. As discussed
previously, we use only the sales comparison approach in developing an opinion of value
for the subject. The cost and income approaches are not applicable, and are not used.
FINAL VALUE CONCLUSION
Based on the data and analyses developed in this appraisal, I have reconciled to the
following value conclusion(s), as of May 17, 2025, subject to the Limiting Conditions
and Assumptions of this appraisal.
VALUE CONCLUSIONS
Appraisal Premise Interest Appraised Date of Value Value Conclusion
Market Value, As Is Fee Simple May 17, 2025 $255,600
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Exposure and Marketing Times
Exposure time is always presumed to precede the effective date of the appraisal and is the
length of time the subject property would have been exposed for sale in the market had it
sold on the effective valuation date at the concluded market value. Marketing time is an
estimate of the amount of time it might take to sell a property at the estimated market
value immediately following the effective date of value.
Based on our review of recent sales transactions for similar properties and our analysis of
supply and demand in the local market it is our opinion that the probable marketing and
exposure time for the property is 6-12 months.
Page 32
WILsoN BOULEVARD WIDENING, PROJECT NO.60229 CERTIFICATION
CERTIFICATION
I certify that, to the best of my knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions, and are my personal, unbiased professional
analyses, opinions and conclusions.
3. I have no present or prospective interest in the property that is the subject of this
report, and have no personal interest with respect to the parties involved.
4. I have no bias with respect to the property that is the subject of this report or to the
parties involved with this assignment.
5. Our engagement in this assignment was not contingent upon developing or
reporting predetermined results.
6. Our compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors
the cause of the client, the amount of the value opinion, the attainment of a
stipulated result, or the occurrence of a subsequent event directly related to the
intended use of this appraisal.
7. The reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the requirements of the Code of Professional
Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute.
8. My reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the Uniform Standards of Professional
Appraisal Practice
9. The use of this report is subject to the requirements of the Appraisal Institute
relating to review by its duly authorized representatives.
10. Rachel M. Zucchi, MAI, CCIM has made an inspection of the subject property.
11. No one provided significant real property appraisal assistance to the person signing
this certification.
12. We have experience in appraising properties similar to the subject and are in
compliance with the Competency Rule of USPAP.
Page 33
WILSON BOULEVARD WIDENING, PROJECT NO. 60229
13. This appraisal is not based on a requested minimum valuation, a specific valuation,
or the approval of a loan.
14. We have not relied on unsupported conclusions relating to characteristics such as
race, color, religion, national origin, gender, marital status, familial status, age,
receipt of public assistance income, handicap, or an unsupported conclusion that
homogeneity of such characteristics is necessary to maximize value.
15. Rachel M. Zucchi, MAI, CCIM has not performed any services, as an appraiser or
in any other capacity, regarding the property that is the subject of this report within
the three-year period immediately preceding the agreement to perform this
assignment
16. As of the date of this report, Rachel M. Zucchi, MAI, CCIM has completed the
continuing education program for Designated Members of the Appraisal Institute.
Rachel M. Zucchi, MAI, CCIM
Florida State -Certified General Real Estate Appraiser RZ2984
rzucchi@rklac.com; Phone 239-596-0801
Page 34
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ASSUMPTIONS AND LIMITING CONDITIONS
ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal is based on the following assumptions, except as otherwise noted in the
report.
1. The title is marketable and free and clear of all liens, encumbrances,
encroachments, easements and restrictions. The property is under responsible
ownership and competent management and is available for its highest and best
use.
2. There are no existing judgments or pending or threatened litigation that could
affect the value of the property.
3. There are no hidden or undisclosed conditions of the land or of the improvements
that would render the property more or less valuable. Furthermore, there is no
asbestos in the property.
4. The revenue stamps placed on any deed referenced herein to indicate the sale
price are in correct relation to the actual dollar amount of the transaction.
5. The property is in compliance with all applicable building, environmental, zoning,
and other federal, state and local laws, regulations and codes.
6. The information furnished by others is believed to be reliable, but no warranty is
given for its accuracy.
This appraisal is subject to the following limiting conditions, except as otherwise
noted in the report.
1. An appraisal is inherently subjective and represents our opinion as to the value of
the property appraised.
2. The conclusions stated in our appraisal apply only as of the effective date of the
appraisal, and no representation is made as to the effect of subsequent events.
3. No changes in any federal, state or local laws, regulations or codes (including,
without limitation, the Internal Revenue Code) are anticipated.
4. No environmental impact studies were either requested or made in conjunction
with this appraisal, and we reserve the right to revise or rescind any of the value
opinions based upon any subsequent environmental impact studies. If any
environmental impact statement is required by law, the appraisal assumes that
such statement will be favorable and will be approved by the appropriate
regulatory bodies.
5. Unless otherwise agreed to in writing, we are not required to give testimony,
respond to any subpoena or attend any court, governmental or other hearing with
reference to the property without compensation relative to such additional
employment.
6. We have made no survey of the property and assume no responsibility in
connection with such matters. Any sketch or survey of the property included in
this report is for illustrative purposes only and should not be considered to be
Page 35
WILSON BOULEVARD WIDENING, PROJECT No. 60229 ASSUMPTIONS AND LIMITING CONDITIONS
scaled accurately for size. The appraisal covers the property as described in this
report, and the areas and dimensions set forth are assumed to be correct.
7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if
any, and we have assumed that the property is not subject to surface entry for the
exploration or removal of such materials, unless otherwise noted in our appraisal.
8. We accept no responsibility for considerations requiring expertise in other fields.
Such considerations include, but are not limited to, legal descriptions and other
legal matters such as legal title, geologic considerations such as soils and seismic
stability, and civil, mechanical, electrical, structural and other engineering and
environmental matters.
9. The distribution of the total valuation in the report between land and
improvements applies only under the reported highest and best use of the
property. The allocations of value for land and improvements must not be used in
conjunction with any other appraisal and are invalid if so used. The appraisal
report shall be considered only in its entirety. No part of the appraisal report shall
be utilized separately or out of context.
10. Neither all nor any part of the contents of this report (especially any conclusions
as to value, the identity of the appraisers, or any reference to the Appraisal
Institute) shall be disseminated through advertising media, public relations media,
news media or any other means of communication (including without limitation
prospectuses, private offering memoranda and other offering material provided to
prospective investors) without the prior written consent of the person signing the
report.
11. Information, estimates and opinions contained in the report, obtained from third -
party sources are assumed to be reliable and have not been independently verified.
12. Any income and expense estimates contained in the appraisal report are used only
for the purpose of estimating value and do not constitute predictions of future
operating results.
13. If the property is subject to one or more leases, any estimate of residual value
contained in the appraisal may be particularly affected by significant changes in
the condition of the economy, of the real estate industry, or of the appraised
property at the time these leases expire or otherwise terminate.
14. No consideration has been given to personal property located on the premises or
to the cost of moving or relocating such personal property; only the real property
has been considered.
15. The current purchasing power of the dollar is the basis for the value stated in our
appraisal; we have assumed that no extreme fluctuations in economic cycles will
occur.
16. The value found herein is subject to these and to any other assumptions or
conditions set forth in the body of this report but which may have been omitted
from this list of Assumptions and Limiting Conditions.
Page 36
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ASSUMPTIONS AND LIMITING CONDITIONS
17. The analyses contained in the report necessarily incorporate numerous estimates
and assumptions regarding property performance, general and local business and
economic conditions, the absence of material changes in the competitive
environment and other matters. Some estimates or assumptions, however,
inevitably will not materialize, and unanticipated events and circumstances may
occur; therefore, actual results achieved during the period covered by our analysis
will vary from our estimates, and the variations may be material.
18. The Americans with Disabilities Act (ADA) became effective January 26, 1992.
We have not made a specific survey or analysis of any property to determine
whether the physical aspects of the improvements meet the ADA accessibility
guidelines. In as much as compliance matches each owner's financial ability with
the cost to cure the non -conforming physical characteristics of a property, we
cannot comment on compliance to ADA. Given that compliance can change with
each owner's financial ability to cure non -accessibility, the value of the subject
does not consider possible non-compliance. A specific study of both the owner's
financial ability and the cost to cure any deficiencies would be needed for the
Department of Justice to determine compliance.
19. The appraisal report is prepared for the exclusive benefit of the Client, its
subsidiaries and/or affiliates. It may not be used or relied upon by any other party.
All parties who use or rely upon any information in the report without our written
consent do so at their own risk.
20. No studies have been provided to us indicating the presence or absence of
hazardous materials on the subject property or in the improvements, and our
valuation is predicated upon the assumption that the subject property is free and
clear of any environment hazards including, without limitation, hazardous wastes,
toxic substances and mold. No representations or warranties are made regarding
the environmental condition of the subject property and the person signing the
report shall not be responsible for any such environmental conditions that do exist
or for any engineering or testing that might be required to discover whether such
conditions exist. Because we are not experts in the field of environmental
conditions, the appraisal report cannot be considered as an environmental
assessment of the subject property.
21. The person signing the report may have reviewed available flood maps and may
have noted in the appraisal report whether the subject property is located in an
identified Special Flood Hazard Area. We are not qualified to detect such areas
and therefore do not guarantee such determinations. The presence of flood plain
areas and/or wetlands may affect the value of the property, and the value
conclusion is predicated on the assumption that wetlands are non-existent or
minimal.
22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector.
RKL Appraisal and Consulting, PLC does not guarantee that the subject property
is free of defects or environmental problems. Mold may be present in the subject
property and a professional inspection is recommended.
Page 37
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ASSUMPTIONS AND LIMITING CONDITIONS
23. The appraisal report and value conclusion for an appraisal assumes the
satisfactory completion of construction, repairs or alterations in a workmanlike
manner.
24. The intended use of the appraisal is stated in the General Information section of
the report. The use of the appraisal report by anyone other than the Client is
prohibited except as otherwise provided. Accordingly, the appraisal report is
addressed to and shall be solely for the Client's use and benefit unless we provide
our prior written consent. We expressly reserve the unrestricted right to withhold
our consent to your disclosure of the appraisal report (or any part thereof
including, without limitation, conclusions of value and our identity), to any third
parties. Stated again for clarification, unless our prior written consent is obtained,
no third party may rely on the appraisal report (even if their reliance was
foreseeable).
25. All prospective value estimates presented in this report are estimates and forecasts
which are prospective in nature and are subject to considerable risk and
uncertainty. In addition to the contingencies noted in the preceding paragraph,
several events may occur that could substantially alter the outcome of our
estimates such as, but not limited to changes in the economy, interest rates, and
capitalization rates, behavior of consumers, investors and lenders, fire and other
physical destruction, changes in title or conveyances of easements and deed
restrictions, etc. It is assumed that conditions reasonably foreseeable at the present
time are consistent or similar with the future.
Page 38
WILSON BOULEVARD WIDENING, PROJECT No. 60229 ADDENDA - APPRAISER QUALIFICATIONS
ADDENDA
*Rn
AlSnl — CONSUL rING
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM A - APPRAISER QUALIFICATIONS
ADDENDUM A
APPRAISER QUALIFICATIONS
*Rn
CONSUL rING
WILSON BOULEVARD WIDENING, PROJECT No. 60229 ADDENDUM A - APPRAISER QUALIFICATIONS
APPRAISAL AND CONSULTING
RKL Appraisal and Consulting, PLC
COMPANY PROFILE:
RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members
of the Appraisal Institute. It is our mission to maximize our combined appraisal
experience to provide our clients with the highest quality of Real Estate Appraisal and
Consulting Services.
Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI
Partner / Managing Director Partner Senior Partner (Retired)
rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com
BUSINESS FOCUS:
Practice is focused on community/neighborhood shopping centers, retail and office
buildings, industrial warehouse/distribution buildings, residential and commercial
condominium and subdivision projects, hotels and motels, vacant land and special
purpose properties. Specialized services include appraisal review, business valuations,
market feasibility studies, acquisition/disposition counseling, and litigation support in
connection with real estate transactions including bankruptcy, eminent domain, estate
valuations, and matrimonial and equitable distribution. Clients served include banks and
financial institutions, developers and investors, law firms, government, and property
owners.
%ACHCIL M.ZUCCH1, MAI, CCIM 4500 Executive Drive, Suite 230
Naples, FL 34119-8908
LOWRY, MAI, CPA Phone: 239-596-0800
UIS C. BOBBITT, MAI www.rklac.com
WILSON BOULEVARD WIDENING, PROJECT No. 60229 ADDENDUM A - APPRAISER QUALIFICATIONS
PROFESSIONAL QUALIFICATIONS OF
Rachel M. Zucchi, MAI, CCIM
EXPERIENCE:
Partner / Managing Director of RKL Appraisal and Consulting, PLC
Naples, FL (2009 — Present)
President of D&R Realty Group, Inc.
Naples, FL (2009 — Present)
Senior Real Estate Analyst, Integra Realty Resources — Southwest Florida
Naples, FL (2003 — 2009)
Research Associate, Integra Realty Resources — Southwest Florida
Naples, FL (2002-2003)
PROFESSIONAL
Member: Appraisal Institute — MAI Certificate Number 451177
ACTIVITIES:
President: Appraisal Institute Florida Gulf Coast Chapter (2020)
VP/Secretary/Treasurer: Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019)
Region X Representative: Appraisal Institute Florida Gulf Coast Chapter (2017 - 2022)
Board of Directors: Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021)
Government Relations: Appraisal Institute National (2022)
Prof Standards & Guidance: Appraisal Institute National (2023-2026)
LDAC Attendee: Leadership Development & Advisory Council
Appraisal Institute - Washington, D.C. (2016, 2017, 2018)
Member: CCIM Institute - CCIM Designation Pin Number 21042
Member: Naples Area Board of REALTORS
Licensed: Florida State Certified General Real Estate Appraiser
License No. RZ 2984
Licensed: Real Estate Broker (Florida)
License No. BK3077672
EXPERT WITNESS:
Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County and
Lee County
EDUCATION:
Bachelor of Arts, Major in Economics
Florida Gulf Coast University, 2002
Graduated Magna Cum Laude
Presented at Eastern Economic Association Conference
Successfully completed real estate and valuation courses and seminars sponsored by the
Appraisal Institute and others.
BUSINESS FOCUS:
Actively engaged in real estate valuation and consulting since 2003. Practice is focused on
community/neighborhood shopping centers, retail and office buildings, industrial
warehouse/distribution, multi -family and single-family subdivisions, condominium
developments, hotels/motels, vacant land and special purpose properties. Specialized services
include market feasibility studies and litigation support in connection with real estate
transactions. Clients served include banks and financial institutions, developers and investors,
law firms, government, and property owners. Valuations have been performed for eminent
domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due diligence
support.
ni5h�.�l CONSUL
WILSON BOULEVARD WIDENING, PROJECT No. 60229 ADDENDUM A - APPRAISER QUALIFICATIONS
Ran DeSantis, Gavernor Melanie S. Griffin, Secretary
dbpr
a
STATE OF FLORIDA
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
EXPIRATION DATE: NOVEMBER 30, 2026
Always verify licenses online at MyFloriclaLicense.com
ISSUED: 11/28/2024
Do not alter this document in any form.
This is your license. It is unlawful for anyone other than the licensee to use this document.
<L
nLSh�.Ny �aNs���,N�
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM B - PROPERTY INFORMATION
ADDENDUM B
PROPERTY INFORMATION
*Rn
CONSUL rING
Collier County Property Appraiser
Property Summary
Site Address_jPAkSite Zone 34120
Parcel ID 37743480002 *Disclaimer 221 18TH AVE NE Site City NAPLES *Note
Name / Address SPEE 4 PROPERTIES LLC
2430 8TH ST NE
City NAPLES
State IFL
Zip 134120
Map No.
Strap No.
Section
Township
Range
Acres *Estimated
3C27
332800 43 13C27
27
48
27
2.73
Legal GOLDEN GATE EST UNIT 23 W 18OFT OF TR 43 OR
Millage Area 9
290
Millage Rates 9 *Calculations
Sub./Condo
332800 - GOLDEN GATE EST UNIT 23
School
Other
Total
Use Code 9
0 - VACANT RESIDENTIAL
4.3132
7.8438
12AS7
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Date
Book -Page
Amount
01/08/24
6323-3962
$ 0
10/14/14
5086-2710
$ 48,000
04/04/02
3012-749
$ 42,000
05/16/97
2313-3222
$ 15,000
01/26/93
1791-935
$ 14,000
03/01/88
1338-1836
$ 9,000
2024 Certified Tax Roll
(Subject to Change)
Land Value
$ 170,625
(+) Improved Value
$ 0
(_) Market Value
(-) 10% Non -Homestead Cap
$ 170,625
$ 92,760
(_) Assessed Value
$ 77,865
(_) School Taxable Value
$ 170,625
(_) Taxable Value
$ 77,865
Ad Valorem Taxes
(+� Non -Ad Valorem Taxes
(_) Total Taxes
$ 1,346.70
$ 0
$ 1,346.70
Values are as of January 1st each year. If all values are 0, this parcel was created
after the Final Tax Roll.
Disclaimer: The actual total property taxes may vary due to changes in millage
rates set by taxing authorities, the addition of non -ad valorem assessments, and
special assessments. For the most accurate and up-to-date tax information,
please visit the Collier County Tax Collector's office to see the final Tax bills.
Collier County Property Appraiser
Property Detail
Site Address Site Zone 34120
Parcel ID 37743480002 *Disclaimer 221 18TH AVE NE "AkSite City NAPLES *Note
Name / Address SPEE 4 PROPERTIES LLC
2430 8TH ST NE
City NAPLES
State I FL I Zip 134120
Permits (Provided for reference purposes only, *Disclaimer. )
Tax Yr Issuer I Permit # I CO Date I Tmp CO I Final BIdc1 I Type
Land
#
Calc Code
units
10
ACREAGE
2.73
Building/Extra Features
# I Year Built I Description I Area Adj Area
INSTR 6500490 OR 6323 PG 3962 E-RECORDED 1/24/2024 4:19 PM PAGES 2
CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA
Doc@.70 $0.70 REC $18.50
Prepared by:
Amber R. Mondock, Esq.
Mondock Law PLLC
4760 Tamiami Trail N. #23
Naples, FL 34103
(239)673-2211
File Number: 23.457(1)
Parcel
This deed has been
THIS INDENTURE, is made eff
Cunningham, husband and wife,
and, SPEE 4 Properties LLC, a I
8th Street NE, Naples, FL 34120.
benefit of title search and/or examination.
Above This Line For Recording Ds
Warranty Deed
U , 2024, by and between Emron Cunningham and Stacey
whose mailing address is 2430 8" Street NE, Naples, FL 34120,
liability company, (the "Grantee"), whose mailing address 2430
THAT:
Grantor, for and -in consideration of the sum
consideration to it in hand paid by Grantee, the
sold to Grantee, its successors and assigns, fc
particularly described as follows:
The West 180 feet of Tract 43, Golden Gate Esta
as recorded in Plat Book 7, page 9, of the Public
Together with all tenements, hereditaments and appurtenances
To Have and to Hold the same in fee simple forever.
100 Dollars ($10.00) and other good and valuable
is hereby acknowledged, has granted, bargained and
)roperty located in Collier County, Florida, more
And Grantor does hereby fully warrant the title to the land and will
persons whomsoever.
Warranty Deed - Page 1
o. 23, according to the plat thereof
r Collier County, Florida.
[This Space Intentionally Left Blank]
or in anywise appertaining.
against the lawful claims of all
*** OR 6323 PG 3963 ***
IN WITNESS WHEREOF, Grantor has caused this instrument to be executed as of the day and year first above
written.
Signed, sealed and delivered in the presence of (witnessed as to both Grantors):
Name: Emron Cunningham
Address: '4 4 zl
f`
Name: _ * ��! Stacey tunningham
Address:
STATE OF FLORID �.
COUNTY OF
The fore omg instrument was acknowledged
this day f January, 2024 b 'mron
to me or [ have produced t
m,au&$tacey
ea}►s of [X] physical presence or [_] online notarization,
Cunningham who [_] are personally known
[Notary Seal] MA�,�O��'RY pUBy ,,'''� Notary,
Notary
i WCOMMISSION
EXPIRES 6-26.2026 i
yyG, /.rim••: �� ��.� •tt,����p
Warranty Deed — Page 2
Legend
Q
Active Burrow
Q
Active Juvenile Burrow
O
Active (maybe juvenile) Burrow
Q
Inactive Burrow
O
Inactive Juvenile Burrow
GOPHER TORTOISE SURVEY MAP
Right -of -Way Basin 5 (Pond Site 5-2)
Limits Not Surveyed
Surveyors: Felicia Kirby, Vanessa Davis
Survey Dates: 8/27/2024 and 8/29/2024
Survey Notes: Pedestrian transects were performed east to west
approximately every 8-10 feet based on visibility. The site
experienced rain events within 24 hours of each survey.
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 16
Notes: Active gopher tortoise burrow
Photo Date: 8/27/2024
qm
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Wilson Blvd Widening
Gopher Tortoise Survey
3
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 26
Notes: Active gopher tortoise burrow, large
Photo Date: 8/29/2024
•tee � �� �s � �, � � �+• -�i
r� .` j, 't �y a� •t�•f � � _ may,
Ilk ..t-Qp, • � tf \ !► ^
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 28
Notes: Active gopher tortoise burrow, large
Photo Date: 8/29/2024
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 29
Notes: Active gopher tortoise burrow, large
Photo Date: 8/29/2024
rt
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 31
Notes: Active gopher tortoise burrow, large
Photo Date: 8/29/2024
�1 fir. T. T
� 1f- - _.11�r.• Y1- � �` q. 'fit
! i
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 32
Notes: Occupied burrow
Photo Date: 8/29/2024
A
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 33
Notes: Occupied burrow
Photo Date: 8/29/2024
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 34
Notes: Occupied burrow
Photo Date: 8/29/2024
MIN
Wilson Blvd Widening
Gopher Tortoise Survey
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 35
Notes: Unoccupied burrow, looks inactive
Photo Date: 8/29/2024
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 36
Notes: Large occupied burrow
Photo Date: 8/29/2024
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 37
Notes: Occupied, not sure if this is another entrance to the same burrow
Photo Date: 8/29/2024
1 1
Fm
T X�
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 38
Notes: Large burrow
Photo Date: 8/29/2024
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 39
Notes: Occupied burrow
Photo Date: 8/29/2024
- -`
M�y�r
Wilson Blvd Widening
Gopher Tortoise Survey
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 40
Notes: Pine needles indicate no gopher tortoise was out today, possibly inactive burrow
Photo Date: 8/29/2024
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 41
Notes: Occupied burrow, may be juvenile or just above juvenile
Photo Date: 8/29/2024
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 42
Notes: Large occupied burrow
Photo Date: 8/29/2024
,1
i
_ s -
Wilson Blvd Widening
Gopher Tortoise Survey
I. Smil
f I Y IMF
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"all
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 44
Notes: Large active burrow
Photo Date: 8/29/2024
6t%
Wilson Blvd Widening
Gopher Tortoise Survey
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 45
Notes: Occupied burrow
Photo Date: 8/29/2024
Parcel No. 37742280009
Basin 5: Pond Site 5-2
LOCATION ID: 46
Notes: Occupied burrow
Photo Date: 8/29/2024
e
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30
_ •ti
Wilson Blvd Widening
Gopher Tortoise Survey
WILSON BOULEVARD WIDENING, PROJECT No. 60229 ADDENDUM C - COMPARABLE DATA
ADDENDUM C
COMPARABLE DATA
*Rn
AlSnl — CONSUL rING
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM C - COMPARABLE DATA
Transaction
ID
10201
Date
4/24/2025
Name
1163 18th AVE NE
Price
$237,500
Address
1163 18th AVE NE
Price per Acre
$104,500
City
Naples
Transaction Type
Closed Sale
Grantor
Mario R & Rosario Diaz
Financing
Cash
Grantee
Brant Adam Ison
Property Rights
Fee Simple
Tax ID
37805640007
Days on Market
46 days
Sale Verification Date
5/23/2025
Book/Page or Reference
Instr #6673672
Sale Verification Source
Mike Miller w/ Berkshire
Doc
Hathaway FL Realty
Conditions of Sale
Arm's length
Sale History
None in previous 3 years
Site
Acres
2.27 Topography
Heavily Treed
Land SF
99,000 Zoning
E - Estates
Primary Frontage Feet
150 Flood Zone
Zone X
Primary Frontage Street
18thAVE NE Dimensions
150'x660'
Utilities
Well, Septic Shape
Rectangle
Encumbrance Or
30' wide ROW easement along the southern property line
(18th Ave NE).
Easement
Comments
Heavily treed parcel located along the east side of 2nd St SE. The site is uplands according to Collier County Wetland
Determination on October
9, 2006. Parcel was listed in March 2025 for $300,000.
nLSh�.Ny CONSUL ING
WILSON BOULEVARD WIDENING, PROJECT No. 60229 ADDENDUM C - COMPARABLE DATA
Transaction
ID
10092
Date
3/27/2025
Name
12th ST SE Tract 48
Price
$220,000
Address
12th ST SE Tract 48
Price per Acre
$96,800
City
Naples
Transaction Type
Closed Sale
Grantor
Osiel and Desiree Perez
Financing
Conventional
Grantee Sandrel Eduardo Viera
Tax ID
39203240104
Days on Market
19 days
Book/Page or Reference
histr #6660277
Doc
Conditions of Sale
Arm's length
Property Rights
Sale Verification Date
Sale Verification Source
Sale History
Fee Simple
3/31/2025
Jackie Floy w/ Premiere Plus
Realty Company
5-acre parcel: 12/7/2024 -
$300,000 and 12/ 10/2024
$350,000
Site
Acres
2.27
Topography
Partially cleared
Land SF
99,000
Zoning
E - Estates
Primary Frontage Feet
150
Flood Zone
Zone AH and X
Primary Frontage Street
12th ST SE
Dimensions
150' x660'
Utilities
Well, Septic
Shape
Rectangle
Encumbrance Or
30' wide ROW easement along the eastern property line
(12th St SE).
Easement
Comments
Heavily treed parcel located along the west side of 12th St SE. According to Informal Wetland Determination dated April
30, 2024 prepared by Earth Tech Environmental the site is entirely uplands. Five -acre parcel was purchased in Dec. 2024
for $350,000. Buyer subdivided the parcel into two lots and listed the subject parcel in February 2025 for $250,000.
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WILSON BOULEVARD WIDENING, PROJECT No. 60229 ADDENDUM C - COMPARABLE DATA
Transaction
ID
10200
Date
3/ 18/2025
Name
2nd St SE Tract 40
Price
$295,000
Address
2nd ST SE
Price per Acre
$118,000
City
Naples
Transaction Type
Closed Sale
Grantor
Raymond Piedra
Financing
Conventional
Grantee
Luis Fernando Breton
Property Rights
Fee Simple
Tax ID
37222960108
Days on Market
57 days
Sale Verification Date
5/23/2025
Book/Page or Reference
Instr #6668198
Sale Verification Source
Magdevys Rodriguez, PA w/
Doc
Coldwell Banker Realty
Conditions of Sale
Ands length
Sale History
3/2024 - $400,000 (5 acres)
Site
Acres
2.50
Topography
Heavily Treed
Land SF
108,900
Zoning
E - Estates
Primary Frontage Feet
165
Flood Zone
Zone X and AH
Primary Frontage Street
2nd ST SE
Dimensions
165'x669
Utilities
Well, Septic
Shape
Rectangle
Encumbrance Or
30' wide ROW easement along the western property line (2nd St SE).
Easement
Comments
Heavily treed parcel located along the east side of 2nd St SE. According to Informal Wetland Determination dated
August 19, 2020 prepared by Tropical Environmental Consultants (TEC) the site is entirely uplands. TEC noted that a
gopher tortoise was observed within its burrow on the site. Parcel was purchased as a 5-acre tract in March 2024 for
$400,000. Split into two parcels and listed in January 2025 for $299,000.
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WILSON BOULEVARD WIDENING, PROJECT No. 60229 ADDENDUM C - COMPARABLE DATA
Transaction
ID
10095
Date
1/22/2025
Name
38018th ST SE
Price
$250,000
Address
38018th ST SE
Price per Acre
$91,667
City
Naples
Transaction Type
Closed Sale
Grantor
Elsy Romero & Ana Plata
Financing
Conventional
Grantee Leticia Mendez Rojas Property Rights Fee Simple
Tax ID 39386000009
Days on Market 167 days Sale Verification Date 3/31/2025
Book/Page or Reference histr#6637967 Sale Verification Source William McGreevy, Jr. w/
Doc Premiere Plus Realty Company
Conditions of Sale Arm's length Sale History None in previous 3 years
Site
Acres
2.73 Topography Heavily Treed
Land SF
118,800 Zoning E - Estates
Primary Frontage Feet
180 Flood Zone Zone AH and X
Primary Frontage Street
380 18th ST SE Dimensions 180' x660'
Utilities
Well, Septic Shape Rectangle
Encumbrance Or
30' wide ROW easement along the eastern property line (18th St SE).
Easement
Comments
Heavily treed parcel located along the east side of 18th St SE. Parcel is entirely uplands according to a FL Department of
Environmental Protection Wetland Determination. Parcel was listed in July 2024 for $269,000 and reduced to $268,900 in
September 2024.
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