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Agenda 10/13/2020 Item #16D 2 (Conversion Use Application - Caxambas Park Community Center)
10/13/2020 EXECUTIVE SUMMARY Recommendation to approve the submittal of a Conversion of Use Application to the Land and Water Conservation Fund State Assistance Program pursuant to building a Community Center at Caxambas Park. OBJECTIVE: To achieve Land and Water Conservation Fund (LWCF) compliance. CONSIDERATIONS: In 1984 the Collier County Parks and Recreation Division received an LWCF grant to build restrooms at Caxambas Park. Conditions and restrictions in the grant agreement include that the park‘s sole use be as a public recreational space. In 1998, the County executed an agreement to lease land for a building to the Friends of Marco Island Flotilla 9-5, Inc. (Flotilla) - a Coast Guard Auxiliary group that performs non-law enforcement and non-military roles in search and rescue missions, patrols, boating education, marine safety, marine environmental protection, and vessel safety examinations. The lease violated the terms of the LWCF grant. In order to achieve compliance with the LWCF grant, Collier County Parks and Recreation must remove the area at Caxambas Park leased to the Flotilla from the grant stipulations and replace the area with public parklands of equal value. A 3.2-acre replacement park site that will feature pathways and a playground has been identified in Golden Gate Estates at the northern end of 17th Street NW. Community input will be sought in developing the replacement park site. Additionally, through this application, the County is seeking LWCF approval that the existing Caxambas Park dockmaster building and proposed Community Center are deemed public facilities. FISCAL IMPACT: The initial estimate for construction of the replacement park on 17th Street NW is $500,000. Construction would not begin on the park until FY22, at which point construction costs will be budgeted. GROWTH MANAGEMENT IMPACT: This proposal supports Objectives 1.1 and 1.3 of the Recreation and Open Space Element of the County Growth Management Plan, which require the County to continue to ensure that a comprehensive system of parks and recreation facilities is available and that all public developed recreation facilities, open space, and beaches, and public water bodies are accessible to the general public. LEGAL CONSIDERATIONS: This item is approved for form and legality and requires a majority vote for Board action. -JAB RECOMMENDATION: To approve the submittal of a Conversion of Use Application to the Land and Water Conservation Fund State Assistance Program pursuant to building a Community Center at Caxambas Park. Prepared By: Melissa Hennig, Regional Manager, Parks and Recreation Division ATTACHMENT(S) 1. (linked) LWCF Conversion Application for Caxambas Park (PDF) 2. (linked) Real Estate Appraisal Report-17th Street NW (PDF) 3. (linked) Real Estate Appraisal Report-Caxambas Park Parcel (PDF) 16.D.2 Packet Pg. 1803 10/13/2020 COLLIER COUNTY Board of County Commissioners Item Number: 16.D.2 Doc ID: 13645 Item Summary: Recommendation to approve the submittal of a Conversion of Use Application to the Land and Water Conservation Fund State Assistance Program pursuant to building a Community Center at Caxambas Park. Meeting Date: 10/13/2020 Prepared by: Title: Operations Analyst – Parks & Recreation Name: Matthew Catoe 09/18/2020 12:21 PM Submitted by: Title: Division Director - Parks & Recreation – Parks & Recreation Name: Barry Williams 09/18/2020 12:21 PM Approved By: Review: Public Services Department Melissa Hennig Additional Reviewer Completed 09/18/2020 12:46 PM Parks & Recreation Ilonka Washburn Additional Reviewer Completed 09/21/2020 8:20 AM Parks & Recreation Barry Williams Additional Reviewer Completed 09/21/2020 2:47 PM Operations & Veteran Services Kimberley Grant Level 1 Reviewer Completed 09/25/2020 11:54 AM Public Services Department Todd Henry Level 1 Division Reviewer Completed 09/28/2020 8:25 AM Public Services Department Steve Carnell Level 2 Division Administrator Review Completed 09/28/2020 9:32 AM Grants Erica Robinson Level 2 Grants Review Completed 09/28/2020 4:32 PM County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 09/29/2020 8:29 AM Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 09/29/2020 8:36 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 09/29/2020 2:13 PM Budget and Management Office Ed Finn Additional Reviewer Completed 10/05/2020 5:01 PM County Manager's Office Sean Callahan Level 4 County Manager Review Completed 10/06/2020 11:50 AM Board of County Commissioners MaryJo Brock Meeting Pending 10/13/2020 9:00 AM 16.D.2 Packet Pg. 1804 Land and Water Conservation Fund Conversion Application Caxambas Park Project #12-00205001 Parks and Recreation Division NPS Form 10-903 (09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 DESCRIPTION AND NOTIFICATION FORM Land and Water Conservation Fund RECORDS RETENTION - PERMANENT. Transfer all permanent records to NARA 15 years after closure. (NPS Records Schedule, Page 1 of 4 National Assistance Programs (Item 8.A.2) (N1-79-08-7)) State Grant # Amend # Date Received Date Approved Start Date End Date 12 00205 1 Grant Name Caxambas Pass Park Sub-Grantee Agency Sub-grantee Address Email Address: Co-Sponsor Agency Collier County Board of County Commissioners Co-Sponsor Address c/o Parks and Recreation, 15000 Livingston Rd., Naples, FL 34109 Type S A = Acquisition D = New Development R – Renovation Development P = Planning C = Combination M = Administration S = Stewardship Sponsor C L = Local C = County S = State Number of Parks * 2 Acreage Acquired Donated Acres Federal Acquisition $ Share Federal Acquisition % Share Source of Match 0 0 0 0 Fed State Local PARK INFORMATION Park Name County Name City Name Zip Code +4 Zip Code Caxambas Park Collier Marco Island 34145 Park Address Congressional District Prior LWCF Assistance? 909 Collier Court 19 Yes No New 6(f) Acres at Park Existing 6(f) Acres at Park Total 6(f) Acres at Park Latitude Longitude 4 4 25-54-23 81-43-11 SPECIAL INDICES A. Leased land – non-federal G. Transferred to federal agency N. National Historic Landmarks U. Utility R.O.W. B. Leased land - federal I. Sponsored by Tribe O. National Heritage Areas V. American Heritage Rivers C. Coastal J. National Historic Register Q. Railroad R.O.W. W. Wetlands D. Leased land - expired K. National Natural Landmark R. National river X. Involved conversion E. Former federal surplus property L. Less than fee acquisition S. School park Y. Endangered Species F. Flood plain M. Mined land T. National trail Z. Contingency Reserve FACILITY CODES A. 00. CAMPGROUNDS D. 00. GOLF COURSE H. 00. TRAILS N. 00. NATURAL AREA 01. Tent Sites 01. 18 hole 01. Hiking P. 00. PASSIVE PARKS 02. RV sites 02. Par 3 02. Horse Q. 00. SUPPORT FACILITY 03. Group campground 03. Driving range 03. Bicycle 01. Walkways 04. Day camp 04. 9 hole 04. Motorized 02. Landscaping B. 00. PICNIC AREAS 05. Miniature golf 05. Nature 03. Utilities 01. Individual table sites 06. Pitch and putt 06. Fitness 04. Equipment 02. Group shelter/pavilion E. 00. SWIMMING FACILITIES J. 00. WINTER SPORTS FACILITIES 05. Roads C. 00. SPORTS PLAYFIELDS 01. Pool 01. Ski lift 06. Parking 01. General purpose playfields 02. Wading pool 02. Ski slope 07. Lighting 02. Baseball/softball 03. Spray playground/ splash pad 03. Ski jump 08. Signs 03. Football/soccer 04. Swimming beach 04. Sled/toboggan run 09. Restrooms/showers bldg. 04. Tot lot/playground 05. Bathhouse 05. Skating rink 10. Concession building 05. Tennis courts F. 00. BOATING FACILITIES 06. Ski trails 11. Maintenance building 06. Basketball/other courts 01. Launch ramp 07. Snowmobile trails R. 00. AMPHITHEATER 07. Rifle/pistol range 02. Berths 08. Warming huts 08. Trap/skeet field 03. Boat lift K. 00. ENCLOSED SHELTER S. 00. LAKE IMPOUNDMENT 09. Archery range G. 00. FISHING FACILITIES 01. Pool 10. Rodeo arena 01. Pier 02. Courts T. 00. VISITOR CENTER 11. Track facility 02. Stream improvement 03. Picnic 12. Skateboard park 03. Fishing access 04. Ice rink U. 00. INTERPRETIVE CENTER M. 00. HUNTING V. 00. OTHER: NPS Form 10-903 (09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 DESCRIPTION AND NOTIFICATION FORM Land and Water Conservation Fund (Continuation Sheet) NOTICES Paperwork Reduction Act Statement In accordance with the Paperwork Reduction Act (44 U.S.C. 3501), please note the following. This information collection is authorized by the Land and Water Conservation Fund Act of 1965 (16 U.S.C. 4601-4 et seq.). Your response is required to obtain or retain a benefit. We use this information to record and track grant projects and to analyze program trends. We may not conduct or sponsor and you are not required to respond to a collection of information unless it displays a currently valid Office of Management and Budget control number. OMB has assigned control number 1024-0031 to this collection. Estimated Burden Statement Public reporting burden for this form is estimated to average 1 hour per response including the time it takes to read, gather and maintain data, review instructions and complete the form. Direct comments regarding this burden estimate, or any aspects of this form, to the Information Collection Clearance Officer, National Park Service, 12201 Sunrise Valley Drive, Mail Stop 242, Reston, VA 20192. Please do not send your form to this address. Page 2 of 4 Site # Grant # 2 12-00205 PARK INFORMATION Park Name County Name City Name Zip Code 4-Digit Zip 17th Street NW Neighborhood Park Collier Naples 34120 Park Address Congressional District Prior LWCF Assistance? 700 Block of 17th Street NW, Naples, FL 34120 25 Yes No New 6(f) Acres at Park Existing 6(f) Acres at Park Total 6(f) Acres at Park Latitude Longitude 3.2 3.2 26-14-34 81-38-39 SPECIAL INDICES A. 00. CAMPGROUNDS D. 00. GOLF COURSE H. 00. TRAILS N. 00. NATURAL AREA 01. Tent Sites 01. 18 hole 01. Hiking P. 00. PASSIVE PARKS 02. RV sites 02. Par 3 02. Horse Q. 00. SUPPORT FACILITY 03. Group campground 03. Driving range 03. Bicycle 01. Walkways 04. Day camp 04. 9 hole 04. Motorized 02. Landscaping B. 00. PICNIC AREAS 05. Miniature golf 05. Nature 03. Utilities 01. Individual table sites 06. Pitch and putt 06. Fitness 04. Equipment 02. Group shelter/pavilion E. 00. SWIMMING FACILITIES J. 00. WINTER SPORTS FACILITIES 05. Roads C. 00. SPORTS PLAYFIELDS 01. Pool 01. Ski lift 06. Parking 01. General purpose playfields 02. Wading pool 02. Ski slope 07. Lighting 02. Baseball/softball 03. Spray playground/Splash pad 03. Ski jump 08. Signs 03. Football/soccer 04. Swimming beach 04. Sled/toboggan run 09. Restrooms/Showers bldg. 04. Tot lot/playground 05. Bathhouse 05. Skating rink 10. Concession building 05. Tennis courts F. 00. BOATING FACILITIES 06. Ski trails 11. Maintenance building 06. Basketball/other courts 01. Launch ramp 07. Snowmobile trails R. 00. AMPHITHEATER 07. Rifle/pistol range 02. Berths 08. Warming huts 08. Trap/skeet field 03. Boat lift K. 00. ENCLOSED SHELTER S. 00. LAKE IMPOUNDMENT 09. Archery range G. 00. FISHING FACILITIES 01. Pool 10. Rodeo arena 01. Pier 02. Courts T. 00. VISITOR CENTER 11. Track facility 02. Stream improvement 03. Picnic 12. Skateboard park 03. Fishing access 04. Ice rink U. 00. INTERPRETIVE CENTER M. 00. HUNTING V. 00. OTHER: NPS Form 10-903 (09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 INSTRUCTIONS FOR DESCRIPTION AND NOTIFICATION FORM Land and Water Conservation Fund Page 3 of 4 The Description and Notification Form (DNF) captures information about LWCF grants and the parks and recreation areas assisted through approval of a new grant, an amendment, to an existing grant, or a Conversion of Use provisions request. This information is used to aid in reporting the performance of the program to Members of Congress and the American people. The following directions are provided to assist you. For amendments only relevant portions are to be completed or as noted below. For amendments only relevant portions are to be completed or as noted below. GRANT INFORMATION Summary information for the entire grant or amendment regardless of number of specific park areas or parcels involved. State Enter the appropriate two-digit FIPS State Code (e.g., California = 06) Grant No. Enter the five digit number for the Grant, e.g., 00456 (to be verified by NPS) Amendment No. Enter the sequential Amendment Number (to be verified by NPS). Date Received Enter the date on which an actionable project or amendment is received in the regional office. If the information received is returned to the State as incomplete and subsequently resubmitted, the date the resubmitted project was received shall be entered (to be completed by NPS). Approval Date Enter the date the project or amendment was approved as shown on the project agreement or amendment form (to be completed by NPS). Expiration Date Enter the grant expiration date as shown on the project agreement or amendment form (to be verified by NPS). Start Date Enter the Start Date of the grant Period of Performance. If there is a previously approved Waiver of Retroactivity; the waiver approval date is the Start Date. End Date Enter the End Date of the grant Period of Performance. Grant Name Enter Project Title from the agreement document in all caps, not to exceed 50 characters. Element Name Leave blank unless a consolidated project is being amended; use all caps, not to exceed 50 characters. Sponsor Name Enter name of grantee or sub-grantee, as applicable. Address Enter address of grantee or sub-grantee, as applicable. Type Enter the appropriate letter for type of grant. Use the definition below for guidance. A = Acquisition: grants for the acquisition of land or water or interest in land in water. D = New Development: grants where the majority of the assistance is devoted to development of new recreation or eligible support facilities. R = Redevelopment: grants primarily involving renovations, rehabilitation, replacement, or retrofitting of existing recreation and support facilities. P = Planning: grants related to the development of a SCORP document. C = Combination: grants involving both acquisition and development. S = Stewardship: Any post-grant completion action such as a conversion. Sponsor Enter appropriate letter for sponsor type. L = Local: a local unit of government (including tribes) other than a county or parish C = County or Parish S = State Acreage Acquired When the project type is either A or C, enter the total numbers of acres to be acquired for the project, rounded to the nearest tenth of an acre, regardless of number of parcels or their location (purchased acres + donated acreage) Donated Acres Indicate to the nearest tenth of an acre that portion of the acreage acquired through donation, if any. Acquisition Assistance Enter the Fund assistance provided to cover actual cash outlay for real property purchased, including project administration and relocation costs. For C projects, administration costs will be prorated between development and acquisition. If all the acres acquired are donated, i.e., total acres acquired = donated acres acquired, there is no acquisition cost and this field should remain empty. If the total acres acquired are larger than the donated acres acquired, acquisition assistance is to be entered. No. of Park Sites Identify the number of separate park sites (distinct park units) being assisted under this project. Park information for each site is to be completed, using as many continuation sheets as needed. For conversions, the total number of park sites associated with the grant as a result of a conversion should be entered (e.g., enter 1 for a total conversion and replacement; enter 2 for a partial conversion with one replacement site). Total Cost Enter the estimated total cost of project as shown on the grant agreement. For amendments, enter the total cost of the amendment. Fund Amount Enter the LWCF dollar share of the total cost, not to exceed 50 percent. For amendments, enter the LWCF dollar share of the amendment. NPS Form 10-903 (09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 INSTRUCTIONS FOR DESCRIPTION AND NOTIFICATION FORM Land and Water Conservation Fund (Continued) Page 4 of 4 Source of Match Identify the source of the non-LWCF share of the project cost by selecting the appropriate box. Other federal programs authorized by law to match LWCF grants will be considered “Federal” (e.g., CDBG). Note: the application of a negotiated indirect cost rate requires a State contribution and must be so identified. PARK INFORMATION Information related to each park or recreation area impacted by the grant (or added through a conversion). For projects involving more than one park/area, attach a Continuation Sheet for each. This information does not apply to planning and program administration grants. Park Name Enter the official name of the park or recreation area (XYZ Park, Recreation Area, State Natural Area, Playground, Field, Preserve, etc.). If unknown, enter a generic name as a place holder for subsequent correction. Do not repeat descriptors often found in the Grant Name which are not designated park names such as “development”, “improvement”, “Phase II,” etc. If the funded development is a named facility within a park (e.g., ABC Tennis Courts within XYZ Park), XYZ Park is to be entered. County Name Enter the county in which the funded park or recreation area is located. If in more than one county, list all. City Name Enter name of city (township, etc.) in which funded park or recreation area is located. For projects not located within a sub-county jurisdiction, enter name of jurisdiction located nearest to actual park site. Zip & Zip +4 Codes Enter the 5-digit + 4-digit zip codes in which the funded park or recreation area is located (00000-0000). Congressional District Enter the 2-digit number for the Congressional District in which the funded park or recreation area is located. If in more than one district, list all. Prior LWCF Assistance Check appropriate box to indicate whether this park or recreation area has ever received LWCF assistance before. If XYZ Park has neither been acquired in total or in part nor previously developed through a prior LWCF grant, enter “No”. Latitude/Longitude Enter the latitude and longitude coordinates in degrees, minutes, seconds, and direction for the park or recreation area. This coordinate should refer to the approximate center point of the 6(f) area as is feasible. In all cases, the coordinates should correspond to area within the 6(f) boundary. For projects involving linear parks, such as trails, the reference point should relate to the middle section of the trail. New 6(f) Acres at Park Enter the total acreage of the 6(f) area that is newly protected under this grant through acquisition, new development, redevelopment, or a combination project. The area should be clearly shown on the 6(f) boundary map and in most cases will include the acreage of the entire park. For amendments, new acres will only be shown if there is an increase in the Federal share for the purpose of adding additional acres to the project scope. Existing 6(f) Acres at Park Enter the previously protected 6(f) acreage at the park or recreation area that is receiving assistance through a new development, renovation development or combination project. In other words, the park area is receiving further improvement in addition to what has been received through prior LWCF assistance. The acreage is not limited to the footprint of the development being funded but includes the total acreage previously protected through prior grants and identified on the pre-existing 6(f) boundary map. For amendments, existing acres will only be shown for amendments which increase the Federal share for the specific purpose of adding new scope items within the 6(f) area. Total Number of 6(f) Acres at Park Enter the total number of 6(f) acres (new + existing) now protected as a result of the current and all previous grants or amendments at the site. It is intended to capture the size of the LWCF- protected recreation estate at the facility as a result of both current and past LWCF involvement. This number should reflect changes resulting from conversions. Special Indices These indices reflect special/unusual features of a proposal. Select all that are relevant. For amendments which add or delete special indices previously entered, overwrite the special indices originally entered with all those applicable as of the latest amendment. Facility Codes Select as many facility codes (Primary plus subcodes) as necessary to describe the specific facilities being developed. For acquisition projects, select only primary codes (A00, B00, etc.) which represent the planned use of the site. For combination projects, select the primary codes plus the appropriate subcodes. For amendments that add or delete facility codes previously entered, overwrite the facility codes originally entered with all those applicable as of the latest amendment. Creation of a New Park Or Recreation Area (Reserved) Indicate whether this LWCF grant will result in the acquisition or development of a facility providing outdoor recreation opportunity that previously did not previously exist. New acres added or new development at a previously existing facility are not included under this definition (this information is currently being collected by NPS and will be added to the next revision of the DNF). NPS Form 10-902A (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 AMENDMENT TO PROJECT AGREEMENT Land and Water Conservation Fund RECORDS RETENTION - PERMANENT. Transfer all permanent records to NARA 15 years after closure. (NPS Records Schedule, National Assistance Programs (Item 8.A.2) (N1-79-08-7)) State: Florida Project Amendment No. THIS AMENDMENT to Project Agreement No. 12-00205 is hereby made and agreed upon by the United States of America, acting through the Director of the National Park Service and by the State of Florida pursuant to the Land and Water Conservation Fund Act of 1965, 78 Stat. 897 (1964). The State and the United States, in mutual consideration of the promises made herein and in the agreement of which this is an amendment, do promise as follows: That the above mentioned agreement is amended by adding the following: Converting restrictions from 1,440 square feet of Caxambas Park to apply to 3.2 acres of 17th Street Neighborhood Park, as described in Collier County's conversion package. In all other respects the agreement of which this is an amendment, and the plans and specifications relevant thereto, shall remain in full force and effect. In witness thereof the parties hereto have executed this amendment as of the date entered below. THE UNITED STATES OF AMERICA STATE By By (Signature) (State) (Title) (Signature) National Park Service United States Department of the Interior (Name) Date (Title) NPS Form 10-902A (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 NOTICES Paperwork Reduction Act Statement In accordance with the Paperwork Reduction Act (44 U.S.C. 3501), please note the following. This information collection is authorized by the Land and Water Conservation Fund Act of 1965 (16 U.S.C. 4601-4 et seq.). Your response is required to obtain or retain a benefit. We use this information to document changes made to original grant agreement. We may not conduct or sponsor and you are not required to respond to a collection of information unless it displays a currently valid Office of Management and Budget control number. OMB has assigned control number 1024-0031 to this collection. Estimated Burden Statement Public reporting burden for this form is estimated to average 3 hours per response including the time it takes to read, gather and maintain data, review instructions and complete the form. Direct comments regarding this burden estimate, or any aspects of this form, to the Information Collection Clearance Officer, National Park Service, 12201 Sunrise Valley Drive, Mail Stop 242, Reston, VA 20192. Please do not send your form to this address. NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 PROPOSAL DESCRIPTION AND ENVIRONMENTAL SCREENING FORM Land and Water Conservation Fund RECORDS RETENTION - Permanent. Transfer all permanent records to NARA 15 years after closure. (NPS Records Schedule, Page 1 of 17 National Assistance Programs (Item 8.A.2) (N1-79-08-7)) The purpose of this Proposal Description and Environmental Screening Form (PD/ESF) is to provide descriptive and environmental information about a variety of Land and Water Conservation Fund (LWCF) state assistance proposals submitted for National Park Service (NPS) review and decision. The completed PD/ESF becomes part of the “federal administrative record” in accordance with the National Environmental Policy Act (NEPA) and its implementing regulations. The PD portion of the form captures administrative and descriptive details enabling the NPS to understand the proposal. The ESF portion is designed for States and/or project sponsors to use while the LWCF proposal is under development. Upon completion, the ESF will indicate the resources that could be impacted by the proposal enabling States and/or project sponsors to more accurately follow an appropriate pathway for NEPA analysis: 1) a recommendation for a Categorical Exclusion (CE), 2) production of an Environmental Assessment (EA), or 3) production of an Environmental Impact Statement (EIS). The ESF should also be used to document any previously conducted yet still viable environmental analysis if used for this federal proposal. The completed PD/ESF must be submitted as part of the State’s LWCF proposal to NPS. Except for the proposals listed below, the PD/ESF must be completed, including the appropriate NEPA document, signed by the State, and submitted with each new federal application for LWCF assistance and amendments for: scope changes that alter or add facilities and/or acres; conversions; public facility exceptions; sheltering outdoor facilities; and changing the original intended use of an area from that which was approved in an earlier LWCF agreement. Consult the LWCF Program Manual (www.nps.gov/lwcf) for detailed guidance for your type of proposal and on how to comply with NEPA. For the following types of proposals only this Cover Page is required because these types of proposals are administrative in nature and are categorically excluded from further NEPA environmental analysis. NPS will complete the NEPA CE Form. Simply check the applicable box below, and complete and submit only this Cover Page to NPS along with the other items required for your type of proposal as instructed in the LWCF Program Manual. SCORP planning proposal Time extension with no change in project scope or with a reduction in project scope To delete work and no other work is added back into the project scope To change project cost with no change in project scope or with a reduction in project scope To make an administrative change that does not change project scope Name of LWCF Proposal: Date Submitted to NPS: Conversion Package for Caxambas Park, Collier County, Florida September 25, 2020 LWCF Project Number: Prior LWCF Project Number(s) and Park Name(s) Associated with the Assisted Site(s): 12-00205 Caxambas Park, Collier County, Florida, LWCF Project No. 12-00205 Local or State Project Sponsoring Agency (recipient, or sub-recipient in case of pass-through grants) Collier County Board of County Commissioners Name of Local or State Sponsor Contact: Title Barry Williams Director of Parks and Recreation Address City State Zip Code 15000 Livingston Road Naples FL 34109 Phone Fax Email Address 239-252-4000 Barry.Williams@colliercountyfl.gov NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 2 of 17 Using a separate sheet for narrative descriptions and explanations, address each item and question in the order it is presented, and identify each response with its item number such as Step 1-A1, A2; Step 3-B1; Step 6-A1, A29; etc. Step 1. Type of LWCF Proposal New Project Application Acquisition Development Combination (Acquisition and Development Go to Step A Go to Step 2B Go to Step 2C X New Project Application Increase in scope or change in scope from original agreement. Complete Steps 3A, and 5 through 7. 6(f) conversion proposal. Complete Steps 3B, and 5 through 7. Request for public facility in a Section 6(f) area. Complete Steps 3C, and 5 through 7. Request for temporary non-conforming use in a Section 6(f) area. Complete Steps 4A, and 5 through 7. Request for significant change in use/intent of original LWCF application. Complete Steps 4B, and 5 through 7. Request to shelter existing/new facility within a Section 6(f) area regardless of funding source. Complete Steps 4C, and 5 through 7. Step 2. New Project Application (See LWCF Manual for guidance) A. For an Acquisition Project 1. Provide a brief narrative about the proposal that provides the reasons for the acquisition, the number of acres to be acquired with LWCF assistance, and a description of the property. Describe and quantify the types of existing resources and features on the site (for example, 50 acres wetland, 2,000 feet beachfront, 200 acres forest, scenic views, 100 acres riparian, vacant lot, special habitat, any unique or special features, recreation amenities, historic/cultural resources, hazardous materials/ contamination history, restrictions, institutional controls, easements, rights-of-way, above ground/underground utilities, including wires, towers, etc.). 2. How and when will the site be made open and accessible for public outdoor recreation use (signage, entries, parking, site improvements, allowable activities, etc.)? 3. Describe development plans for the proposal for the site(s) for public outdoor recreation use within the next three (3) years. 4. SLO must complete the State Appraisal/Waiver Valuation Review form in Step 7 certifying that the appraisal(s) has been reviewed and meets the “Uniform Appraisal Standards for Federal Land Acquisitions” or a waiver valuation was approved per 49 CFR 24.102(c)(2)(ii). State should retain copies of the appraisals and make them available if needed. 5. Address each item in “D” below. B. For a Development Project 1. Describe the physical improvements and/or facilities that will be developed with federal LWCF assistance, including a site sketch depicting improvements, where and how the public will access the site, parking, etc. Indicate entrances on 6(f) map. Indicate to what extent the project involves new development, rehabilitation, and/or replacement of existing facilities. 2. When will the project be completed and open for public outdoor recreation use? 3. Address each item in “D” below. C. For a Combination Project 1. For the acquisition part of the proposal: a. Provide a brief narrative about the proposal that provides the reasons for the acquisition, number of acres to be acquired with LWCF assistance, and describes the property. Describe and quantify the types of existing resources and features on the site (for example, 50 acres wetland, 2,000 feet beachfront, 200 acres forest, scenic views, 100 acres riparian, vacant lot, special habitat, any unique or special features, recreation amenities, historic/cultural resources, hazardous materials/ contamination history, restrictions, institutional controls, easements, rights-of-way, above ground/underground utilities, including wires, towers, etc.) b. How and when will the site be made open and accessible for public outdoor recreation use (signage, entries, parking, site improvements, allowable activities, etc.)? c. Describe development plans for the proposed for the site(s) for public outdoor recreation use within the next three (3) years. d. SLO must complete the State Appraisal/Waiver Valuation Review form in Step 7 certifying that the appraisal(s) has been reviewed and meets the “Uniform Appraisal Standards for Federal Land Acquisitions” or a waiver valuation was approved per 49 CFR 24.102(c)(2)(ii). State should retain copies of the appraisals and make them available if needed. 2. For the development part of the proposal: NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 3 of 17 a. Describe the physical improvements and/or facilities that will be developed with federal LWCF assistance, including a site sketch depicting improvements, where and how the public will access the site, parking, etc. Indicate entrances on 6(f) map. Indicate to what extent the project involves new development, rehabilitation, and/or replacement of existing facilities. b. When will the project be completed and open for public outdoor recreation use? 3. Address each item in “D” below. D. For a Combination Project 1. Will this proposal create a new public park/recreation area where none previously existed and is not an addition to an existing public park/recreation area? Yes (go to #3) No (go to #2) 2. a. What is the name of the pre-existing public area that this new site will be added to? b. Is the pre-existing public park/recreation area already protected under Section 6(f)? Yes No If no, will it now be included in the 6(f) boundary? Yes No 3. What will be the name of this new public park/recreation area? 4. a. Who will hold title to the property assisted by LWCF? Who will manage and operate the site(s)? b. What is the sponsor’s type of ownership and control of the property? Fee simple ownership Less than fee simple. Explain: Lease. Describe lease terms including renewable clauses, # of years remaining on lease, etc. Who will lease area? Submit copy of lease with this PD/ESF. (See LWCF Manual for program restrictions for leases and further guidance) 5. Describe the nature of any rights-of-way, easements, reversionary interests, etc. to the Section 6(f) park area? Indicate the location on 6(f) map. Do parties understand that a Section 6(f) conversion may occur if private or non-recreation activities occur on any pre-existing right-of-way, easement, leased area? 6. Are overhead utility lines present, and if so, explain how they will be treated per LWCF Manual. 7. As a result of this project, describe new types of outdoor recreation opportunities and capacities, and short and long term public benefits. 8. Explain any existing non-recreation and non-public uses that will continue on the site(s) and/or proposed for the future within the 6(f) boundary. 9. Describe the planning process that led to the development of this proposal. Your narrative should address: a. How was the interested and affected public notified and provided opportunity to be involved in planning for and developing your LWCF proposal? Who was involved and how were they able to review the completed proposal, including any state, local, federal agency professionals, subject matter experts, members of the public and Indian Tribes. Describe any public meetings held and/or formal public comment periods, including dates and length of time provided for the public to participate in the planning process and/or to provide comments on the completed proposal. b. What information was made available to the public for review and comment? Did the sponsor provide written responses addressing the comments? If so, include responses with this PD/ESF submission. 10. How does this proposal implement statewide outdoor recreation goals as presented in the Statewide Comprehensive Outdoor Recreation Plan (SCORP) (include references), and explain why this proposal was selected using the State’s Open Project Selection Process (OPSP). 11. List all source(s) and amounts of financial match to the LWCF federal share of the project. The value of the match can consist of cash, donation, and in-kind contributions. The federal LWCF share and financial matches must result in a viable outdoor recreation area and not rely on other funding not mentioned here. Other federal resources may be used as a match if specifically authorized by law. Source Type of Match Amount 12. Is this LWCF project scope part of a larger effort not reflected on the SF-424 (Application for Federal Assistance) and grant agreement? If so, briefly describe the larger effort, funding amount(s) and source(s). This will capture information about partnerships and how LWCF plays a role in leveraging funding for projects beyond the scope of this federal grant. 13. List all required federal, state, and local permits/approvals needed for the proposal and explain their purpose and status. Proceed to Steps 5 through 7 NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 4 of 17 Step 3. Project Amendment (See LWCF Manual for guidance) A. Increase/Change in Project Scope 1. For Acquisition Projects: To acquire additional property that was not described in the original project proposal and NEPA documentation, follow Step 2A-Acquisition Project and 2D. 2. For Development Projects: To change the project scope for a development project that alters work from the original project scope by adding elements or enlarging facilities, follow Step 2B-Development Project and 2D. 3. For Combination Projects: Follow Step 2C as appropriate. B. Section 6(f)(3) Conversion Proposal Prior to developing your Section 6(f)(3) conversion proposal, you must consult the LWCF Manual and 36 CFR 59.3 for complete guidance on conversions. Local sponsors must consult early with the State LWCF manager when a conversion is under consideration or has been discovered. States must consult with their NPS-LWCF manager as early as possible in the conversion process for guidance and to sort out and discuss details of the conversion proposal to avoid mid-course corrections and unnecessary delays. A critical first step is for the State and NPS to agree on the size of the Section 6(f) park land impacted by any non- recreation, non-public use, especially prior to any appraisal activity. Any previous LWCF project agreements and actions must be identified and understood to determine the actual Section 6(f) boundary. The Section 6(f)(3) conversion proposal including the required NEPA environmental review documents (CE recommendation or an EA document) must focus on the loss of public outdoor recreation park land and recreational usefulness, and its replacement per 36 CFR 59, and not the activities precipitating the conversion or benefits thereof, such as the impacts of constructing a new school to relieve overcrowding or constructing a hotel/restaurant facility to stimulate the local economy. Rather, the environmental review must: 1) focus on “resource impacts” as indicated on the ESF (Step 6), including the loss of public park land and recreation opportunities (ESF A-15), and 2) the impacts of creating new replacement park land and replacement recreation opportunities. A separate ESF must be generated for the converted park area and each replacement site. Section 6(f)(3) conversions always have more than minor impacts to outdoor recreation (ESF A-15) as a result of loss of parkland requiring an EA, except for “small” conversions as defined in the LWCF Manual Chapter 8. For NPS review and decision, the following elements are required to be included in the State’s completed conversion proposal to be submitted to NPS: 1. A letter of transmittal from the SLO recommending the proposal. 2. A detailed explanation of the sponsor’s need to convert the Section 6(f) parkland including all efforts to consider other practical alternatives to this conversion, how they were evaluated, and the reasons they were not pursued. A Land and Water Conservation Fund grant was received for Caxambas Park in 1984 for construction of a restroom facility. In 1998 the restroom was replaced with a new 1,440 ft2 modular building, which was leased to the Friends of Marco Island Flotilla 9-5, Inc. (Flotilla) - a Coast Guard Auxiliary group that performs essential duties for the Federal Government in support roles to the United States Coast Guard and the Department of Homeland Security. The Flotilla is not an acting unit of the Federal Government, but a distinct not for profit corporation registered in the State of Florida whose duties include non-law enforcement and non-military roles in search and rescue missions, patrols, boating education, marine safety, marine environmental protection, and vessel safety examinations. A copy of the group’s 2020 Florida Not For Profit Corporation Annual Report is attached as Exhibit 1. Replacing the original restroom building with the 1,440 ft2 modular building leased by the Flotilla triggered the need for a conversion. It is this 1,440 ft2 footprint that has been identified as the Section 6(f) parkland being converted under this application. Collier County had considered alternatives to conversion, including termination of the lease agreement and relocation of the Lessee to another site. Alternatives were evaluated in terms of public benefit and expense. The Lessee provides an important service the County could not continue independently, and relocation was not within budgetary constraints. Therefore, conversion was the best option. In addition to this conversion, a Community Center is being proposed for construction within Caxambas Park, as detailed in Section 3C of this application. The Community Center is being developed to provide an indoor space to enhance outdoor recreation on Marco Island. The Center will provide a large room available to the public, space for Parks and Recreation park ranger and maintenance employees, and public restrooms – the amenity for which the original 1984 Land and Water Conservation Fund grant was received. Additionally, the Flotilla will be able to operate its invaluable services to the community primarily within the shared public space of the Community Center while occupying only 321 ft2 of leased space within the Community Center - considerably less leased space than it currently occupies within NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 5 of 17 the existing modular building. Because the Flotilla will be able to operate from within the proposed Community Center, the existing modular building will no longer be necessary and will be removed from the site once the Community Center is constructed. Although the 1,440 ft of space currently occupied by the modular building will be converted Section 6(f) parkland, once the modular building is removed, the 1,440 ft2 of space will return to open greenspace within Caxambas Park and only 321 ft2 of space within the proposed Community Center will be leased to the Flotilla. In essence Collier County will be converting 1,440 ft2 of Caxambas Park, but 1,119 ft2 of this converted space will be returned to public use once the modular building is removed. 3. An explanation of how the conversion is in accord with the State Comprehensive Outdoor Recreation Plan (SCORP). This conversion is in accordance with the Florida SCORP in that it replaces a small area of urbanized open green space with a larger area of suburban neighborhood park that will provide desired amenities such as a walking trail through native ecosystems and a playground. The proposed neighborhood park will meet several goals identified in the 2019 Florida SCORP: Goal 1-1 Increase the promotion of active and healthy lifestyles in the outdoors, Goal 2-5 Promote local parks and trails, along with neighborhood and regional connectivity, Goal 4-1 Encourage the conservation and protection of Florida’s natural, historical, and cultural resources, and Goal 4-2 Support natural, historical and cultural resource management to ensure high quality outdoor recreation experiences for Florida’s residents and visitors. The proposed park will also provide five of the top ten facilities desired by Florida residents, as reported in the 2019 Florida SCORP: hiking/walking trails, biking paths/trails, nature/interpretive trails, paved walkways, and playgrounds (p.76). 4. Completed “State Appraisal/Waiver Valuation Review form in Step 7 for each of the converted and replacement parcels certifying that the appraisals meet the “Uniform Appraisal Standards for Federal Land Acquisitions.” States must retain copies of the appraisals/waiver valuations and make them available for review upon request. 5. For the park land proposed for conversion, a detailed description including the following: a. Specific geographic location on a map, 9-digit zip code, and name of park or recreation area proposed for conversion. The park land to be converted is within Caxambas Park, located on Marco Island in Collier County. A locator map is enclosed. The zip code is 34145-6514. See Exhibit 2. b. Description of the area proposed for the conversion including the acreage to be converted and any acreage remaining. For determining the size of the conversion, consider not only the physical footprint of the activity precipitating the conversion, but how the precipitating activity will impact the entire 6(f) park area. In many cases the size of the converted area is larger than the physical footprint. Include a description of the recreation resources, facilities, and recreation opportunities that will be impacted, displaced or lost by the proposed conversion. For proposals to partially convert a Section 6(f) park area, the remaining 6(f) park land must remain recreationally viable and not be impacted by the activities that are precipitating the conversion. If it is anticipated that the precipitating activities impact the remaining Section 6(f) area, the proposed area for the conversion should be expanded to encompass all impacted park land. The area to be converted is a rectangular space currently housing a trailer-style modular building. Its footprint is 1,440 ft2 or 0.033 acres. The remaining 3.967 acres of the 4-acre park include a boat ramp, 4 docks, a dockmaster building, restrooms, asphalt parking and mowed grass area. A Community Center is also being proposed for construction within a portion of the mowed grass area of the park, as detailed in Section 3C of this application. Upon completion of the Community Center, 321ft2 of leased space within the Community Center with fulfill the same function currently provided by the 1,440 ft2 modular building that will be removed from the park. The current uses of the facility as a public boat ramp and open green space will be enhanced by the addition of a Community Center. c. Description of the community and population served by the park, including users of the park and uses. Caxambas Park is considered to have a regional draw due to its use as a saltwater access point. Users include motorized and non-motorized vessel users and some limited commercial vessel operations. The park may enjoy a small amount of walk-to or bike-to visitors from surrounding condominiums for the purposes of using the green space, enjoying the view, or patronizing the ship’s store. NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 6 of 17 d. For partial conversions, a revised 6(f) map clearly indicating both the portion that is being converted and the portion remaining intact under Section 6(f). A map showing the area to be converted and the area remaining intact are attached as Exhibit 3. 6. For each proposed replacement site: a. Specific geographic location on a map, 9-digit zip code, and geographical relationship of converted and replacement sites. If site will be added to an existing public park/outdoor recreation area, indicate on map. The replacement site, which has a zip code of 34120-1946, is located at the terminus of 17th Street NW in the Golden Gate Estates area of Collier County. Exhibit 4 is a location map of the replacement site, and Exhibit 5 is a map showing the geographical relationship between the converted and replacement sites. b. Description of the site’s physical characteristics and resource attributes with number and types of resources and features on the site, for example, 15 acres wetland, 2,000 feet beachfront, 50 acres forest, scenic views, 75 acres riparian, vacant lot, special habitat, any unique or special features, structures, recreation amenities, historic/cultural resources, hazardous materials/contamination history, restrictions, institutional controls, easements, rights-of-way, overhead/underground utilities including overhead wires, towers, etc. The replacement site consists of two adjacent parcels totaling 3.2 acres of undeveloped land with a predominant upland vegetative community of cabbage palm. Slash pine, laurel oak, some cypress and red bay make up the canopy. A large canal will run parallel to the north perimeter of the property. The site is bordered on the east by 17th Street NW and on the west by 19th Street NW. It shares its entire southern border with one property containing one single-family residence. The site does not appear to contain any wetlands. The reviewing biologist presumed that the area’s hydrology was altered with the construction of the Golden Gate canal system in the 1960s. c. Identification of the owner of the replacement site and its recent history of use/function up to the present. The County owns the entire 7.92 acre Parcel 1, and the Collier County Transportation Division is currently in negotiations with Patrick Plunkett, a private citizen, to acquire the entire 9.68 acre Parcel 2. Both parcels are undeveloped. See Exhibit 6. Originally, the Collier County Transportation Division was planning to use the eastern portion of Parcel 1 for a stormwater pond associated with the extension of Vanderbilt Beach Road, while the Collier County Parks and Recreation Division was planning to use the remaining acreage of Parcel 1 as the replacement site to satisfy the Caxambas Park conversion requirement. In May 2020, the Transportation Division informed the Parks and Recreation Division that a necessary design revision to the stormwater plan for Vanderbilt Beach Road would require a re-alignment of the canal that runs along the northern boundary of Parcels 1 and 2. As a result of the canal realignment only 1.2 acres remained within Parcel 1 for the development of a park, which would not satisfy the acreage requirement for a replacement site. For the canal re-alignment to be possible, the Transportation Division must also acquire Parcel 2. As stated above, the Transportation Division is currently in negotiations with the owner of Parcel 2 to acquire Parcel 2. Once acquired, the Transportation Division will need 7.68 acres for the canal re-alignment, which will leave 2 acres of Parcel 2 available for the replacement site. Together, the portions of Parcels 1 and 2 will total a 3.2 acre replacement site. See Exhibit 7. NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 7 of 17 d. Detailed explanation of how the proposed replacement site is of reasonably equivalent usefulness and location as the property being converted, including a description of the recreation needs that will be met by the new replacement parks, populations to be served, and new outdoor recreation resources, facilities, and opportunities to be provided. The proposed replacement site is of at least equivalent usefulness as the property being converted due in large part to its superior size. Because it contains 3.2 acres, as opposed to the 1,440 ft2 (0.033 ac) being converted, the site will be able to offer desired park amenities. It will be a walk-to and bike-to neighborhood park serving the residents of the suburban area of Golden Gate Estates. It will feature a walking/biking path, a playground, benches, and pavilions. It will offer opportunities for physical activity, unstructured play, and picnicking, as well as serve as a community gathering space. Additionally, the re-alignment of the canal will provide park visitors freshwater fishing access to the canal. See Exhibit 8. e. Identification of owner and manager of the new replacement park? The new replacement park will be owned by Collier County and managed by the Parks and Recreation Division. f. Name of the new replacement park. If the replacement park is added to an existing public park area, will the existing area be included within the 6(f) boundary? What is the name of the existing public park area? The working name for the new replacement park is “17th Street NW Neighborhood Park.” The new replacement park is not being added to an existing public park area. g. Timeframe for completing the new outdoor recreation area(s) to replace the recreation opportunity lost per the terms of conversion approval and the date replacement park(s) will be open to the public. Neighborhood Park is a permitted use within the replacement park site’s existing zoning. Upon approval of the conversion and acquisition of Parcel 2, the County will begin the design and construction process. Collier County estimates that the park can be open to the public with 18 months of acquiring Parcel 2. h. New Section 6(f) map for the new replacement park. A New Section 6(f) map for the 17th Street NW Neighborhood Park is attached as Exhibit 9. A legal sketch of the replacement park will be provided after Collier County acquires Parcel 2. 7. NEPA environmental review, including NHPA Section 106 review, for both the converted and replacement sites in the same document to analyze how the converted park land and recreational usefulness will be replaced. Except for “small” conversions (see LWCF Manual Chapter 8), conversions usually require an EA. Proceed to Steps 5 through 7 C. Proposal for a Public Facility in a Section 6(f) Area Prior to developing this proposal, you must consult the LWCF Manual for complete guidance. In summary, NPS must review and decide on requests to construct a public indoor and/or non-recreation facility within a Section 6(f) area. In certain cases NPS may approve the construction of public facilities within a Section 6(f) area where it can be shown that there will be a net gain in outdoor recreation benefits and enhancements for the entire park. In most cases, development of a non-recreation public facility within a Section 6(f) area constitutes a conversion. For NPS review, the State/sponsor must submit a proposal to NPS under a letter of transmittal from the SLO that: 1. Describes the purpose and all proposed uses of the public facility such as types of programming, recreation activities, and special events including intended users of the new facility and any agency, organization, or other party to occupy the facility. Describe the interior and exterior of the facility, such as office space, meeting rooms, food/beverage area, residential/lodging area, classrooms, gyms, etc. Explain how the facility will be compatible with the outdoor recreation area. Explain how the facility and associated uses will significantly support and enhance existing and planned outdoor recreation resources and uses of the site, and how outdoor recreation use will remain the primary function of the site. (The public’s outdoor recreation use must continue to be greater than that expected for any indoor use, unless the site is a single facility, such as a swimming pool, which virtually occupies the entire site.) Two public buildings will be described in this section. The first is an existing dockmaster building built in NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 8 of 17 1996. The second is a proposed Community Center. See Exhibit 10. The dockmaster building is located just east of the boat ramp and was constructed for public recreational use in 1996. Because this building has not been previously identified to NPS, it has been included with this application. The building contains restrooms and a ship store. Members of the public pay boat launch fees and purchase cold drinks, snacks, apparel, fishing supplies and bait inside the building. Free educational fishing and boating materials are also available within the building. The County currently maintains a Concessionaire agreement with Paradise Property Management, Inc. to operate the ship store and collect boat launch fees. A copy of the Agreement is attached as Exhibit 11. Prior to entering into the Concessionaire agreement in 2013, Collier County Parks and Recreation staff operated the ship store; however, it was determined that operation of the ship store through a qualified concessionaire would better serve the public utilizing the park. The dockmaster building is an integral part of the public’s enjoyment of Caxambas Park. Having the restrooms and ship store available for the public allows visitors to enjoy the park without having to leave and come back. The building also provides boaters a final chance to stock up on supplies and use restrooms before departing from the boat ramp to spend hours on the water. A Community Center is proposed for construction within a mowed grass area of the park that is occasionally used as overflow parking. The size of the center is estimated to be 2,448 ft2. This public facility will be comprised of a large room that can be designed both for classroom and active recreational activities, public bathrooms, space for park ranger and maintenance staff, and a kitchen area to prepare meals and food for those using the space. An artist’s rendering of the Community Center is provided as Exhibit 12. Additionally, a radio room, office, and storage room (approximately 321 ft2 or 13.1% of the new public facility) will be leased to the not for profit corporation Friends of Marco Island Flotilla 9-5, Inc. (Flotilla), with their primary purpose being to teach boater safety to Collier County residents and visitors within the new Community Center’s large room. Exhibit 13 includes a floor plan of the Center with the radio room, office, and storage room highlighted. Boater’s safety education is an invaluable service provided to the community by this organization and enhances boater recreation. The Flotilla will contribute a total of $70,000 to offset the estimated $1,680,000 cost of building the community center and furnishing and establishing the storage area, office and radio room. The Flotilla’s lease is attached as Exhibit 14. The Community Center will be available to the public for a variety of recreational pursuits including Zumba, aerobic activities, classes on the environment, boating, recreational games, and senior socialization. The boy scouts and 4-H will utilize the large classroom for educational classes focusing on outdoor recreation, such as knot tying and orienteering. The center will also be available for rent to local groups for a variety of educational/recreational activities as well as for social activities by local users. A copy of the Collier County Parks and Recreation fee schedule is attached. Additionally, the Community Center will provide support for the park rangers who provide education on the environment of Marco Island and serve as a location for parks maintenance staff to complete paperwork associated with their duties of maintaining the parks in the southern portion of Collier County. The public facility will enhance the park as described above. The area attracts many visitors now, and with the addition of the public facility, it will provide adequate space to host indoor activities by the visitors who come to the park. It will also serve as a respite area for those who are caught in rainstorms and other weather events and will provide much needed indoor recreational space for those who live in and around the area who don’t have an adequate space for group activities at their existing residences. Outdoor recreation use will remain the primary function of Caxambas Park. The Community Center will support and enhance the current outdoor recreational activities that occur at the boat ramp and public park. The facility is compatible with the current outdoor recreation use due to the large number of park participants who come for a variety of social, educational, and recreational activities as described above. In addition, the park rangers and maintenance staff assigned to the community center provide direct support for overseeing Caxambas park as well as the two other park locations located on Marco Island - South Marco Beach Access and Tigertail Beach Park. The rangers provide support to those NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 9 of 17 who attend the park and assist with education/communication regarding the boat ramp which is the primary purpose of the park. In addition, the facility will also support outdoor activities associated with the greenspace that surrounds the proposed Community Center. It is anticipated that picnicking activities and passive recreation will occur with the Community Center as its base of operation. Marco Island has three parks associated with Collier County Parks and Recreation. All three are regional parks that attract individuals throughout the County. Caxambas Park, with its unique greenspace associated with the boat ramp and dockmaster building, provides many opportunities for outdoor recreation while not detracting from the primary purpose of the park as a boat ramp access point for the 10,000 Islands. Ancillary uses of the park that have emerged are visitation to the park to socialize, watch the sunset, or enjoy the early morning. The creation of the Community Center in tandem with the existing dockmaster building, boat ramp, and greenspace will provide a three- dimensional aspect to the park by allowing the public access to additional recreational activities that have not been available in the past due to the lack of a Community Center. 2. Indicates the exact location of the proposed public facility and associated activities on the site’s Section 6(f) map. Explain the design and location alternatives considered for the public facility and why they were not pursued. See Exhibit 3 for exact location of existing dockmaster building and proposed Community Center. As described above, an existing modular building currently used by the Flotilla will be removed from the site. There was some discussion about relocating the Community Center in that footprint; however, after analysis it was determined that placing the Community Center in a proximity within the existing empty expanse made the best sense. It will allow for expanded parking to support the Community Center versus leaving it in the existing space. The design and location alternative chosen for the Community Center relates to several factors. As mentioned above, the County Parks and Recreation Division manages three locations on Marco Island. The South Marco Beach Access is a County-owned parking lot and 20-foot easement that leads beach goers to a public area of Marco Island beach known as South Beach. No other land is available to create a Community Center at that location. Tigertail Beach is a combination of parking, natural area, and beach, whose primary purpose is to provide access to Tigertail Lagoon, the beach south of the park, and Sand Dollar Island - a state critical area of concern that provides habitat for a variety of wintering and nesting shorebird species. With the exception of existing parking and facilities, Tigertail Beach consists of natural ecosystems; thus, it was not selected as the location of the proposed Community Center. Caxambas Park consists of a boat ramp, dockmaster building, and outdoor area where the public gathers for sunsets, social activities, and fishing. In addition, the park has two open greenspaces that complement the park and were considered as the prime location for the development of a Community Center to assist with supporting outdoor recreation that is already occurring at the park. Recreational activities at the park such as aerobic activities, classes on the environment, boating, recreational games, and senior socialization can be provided with adequate indoor space and will support the existing outdoor recreational activities currently taking place within the park. Having staff within the Community Center to support outdoor recreational activities will further the outdoor recreational components of Caxambas Park. 3. Explains who will own and/or operate and maintain the facility? Attach any 3rd party leases and operation and management agreements. The existing dockmaster building is owned by Collier County and operated by Paradise Property Management, Inc. A copy of the Concessionaire Agreement is attached as Exhibit 11. The proposed Community Center will be owned by Collier County and operated by the Collier County Parks and Recreation Division. Approximately 321 ft2 the new public facility will be leased to the not for profit corporation Friends of Marco Island Flotilla 9-5, Inc. Their lease agreement is attached as Exhibit 14. NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 10 of 17 When will the facility be open to the public? The Community Center will be open from 9AM to 9PM Monday thru Saturday and closed on Sunday. Will the facility ever be used for private functions and closed to the public? Explain any user or other fees that will be instituted, including the fee structure. Neither the dockmaster building nor the Community Center will be used for private functions nor closed to the public. The fee schedule for indoor rentals approved by the Collier County Board of County Commissioners is attached as Exhibit 15. 4. Includes required documents as a result of a completed NEPA process (Steps 5 – 7). Proceed to Steps 5 through 7 Step 4. Proposals for Temporary Non-Conforming Use, Significant Change in Use, and Sheltering Facilities (See LWCF Manual for guidance) A. Proposal for Temporary Non-Conforming Use Prior to developing this proposal, you must consult the LWCF Manual for complete guidance. NPS must review and decided on requests for temporary uses that do not meet the requirements of allowable activities within a Section 6(f) area. A temporary non- conforming use is limited to a period of six months (180 days) or less. Continued use beyond six-months will not be considered temporary, and may result in a Section 6(f)(3) conversion of use requiring the replacement of converted parkland. For NPS review, describe the temporary non-conforming use (activities other than public outdoor recreation) in detail including the following information: 1. A letter of transmittal from the SLO recommending the proposal. 2. Describe in detail the proposed temporary non-conforming use and all associated activities, why it is needed, and alternative locations that were considered and why they were not pursued. 3. Explain length of time needed for the temporary non-conforming use and why. 4. Describe the size of the Section 6(f) area affected by the temporary non-conforming use activities and expected impacts to public outdoor recreation areas, facilities and opportunities. Explain efforts to keep the size of the area impacted to a minimum. Indicate the location of the non-conforming use on the site’s 6(f) map. 5. Describe any anticipated temporary/permanent impacts to the Section 6(f) area and how the sponsor will mitigate them during and after the non-conforming use ceases. 6. Consult the LWCF Manual for additional requirements and guidelines before developing the proposal. Proceed to Steps 5 through 7 NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 11 of 17 B. Proposal for Significant Change in Use Prior to developing the proposal, you must consult the LWCF Manual for complete guidance. NPS approval must be obtained prior to any change from one eligible use to another when the proposed use would significantly contravene the original plans or intent for the area outlined in the original LWCF application for federal assistance. Consult with NPS for early determination on the need for a formal review. NPS approval is only required for proposals that will significantly change the use of a LWCF-assisted site (e.g., from passive to active recreation). The proposal must include and address the following items: 1. A letter of transmittal from the SLO recommending the proposal. 2. Description of the proposed changes and how they significantly contravene the original plans or intent of LWCF agreements. 3. Explanation of the need for change in use and how the change is consistent with local plans and the SCORP. 4. Consult the LWCF Manual for additional requirements and guidelines before developing the proposal. Proceed to Steps 5 through 7 C. Proposal for Sheltering Facilities Prior to developing this proposal, you must consult the LWCF Manual for complete guidance. NPS must review and decide on all proposals to shelter an existing outdoor recreation facility or construct a new sheltered recreation facility within a Section 6(f) area regardless of funding source. The proposal must demonstrate that there is an increased benefit to public recreation opportunity. Describe the sheltering proposal in detail, including the following: 1. A letter of transmittal from the SLO recommending the proposal. 2. Describe the proposed sheltered facility, how it would operate, how the sheltered facility will include recreation uses that could typically occur outdoors, and how the primary purpose of the sheltered facility is recreation. 3. Explain how the sheltered facility would not substantially diminish the outdoor recreation values of the site including how the sheltered facility will be compatible and significantly supportive of the outdoor recreation resources present and/or planned. 4. Explain how the sheltered facility will benefit the total park’s outdoor recreation use. 5. Describe efforts provided to the public to review the proposal to shelter the facility and has local support. 6. Document that the sheltered facility will be under the control and tenure of the public agency which sponsors and administers the original park area. 7. Consult the LWCF Manual for additional requirements and guidelines before developing the proposal. Proceed to Steps 5 through 7 Step 5. Summary of Previous Environmental Review (including E.O. 12372 - Intergovernmental Review) To avoid duplication of effort and unnecessary delays, describe any prior environmental review undertaken at any time and still viable for this proposal or related efforts that could be useful for understanding potential environmental impacts. Consider previous local, state, federal (e.g. HUD, EPA, USFWS, FHWA, DOT) and any other environmental reviews. At a minimum, address the following: 1. Date of environmental review(s), purpose for the environmental review(s) and for whom they were conducted. March 16, 2016-Environmental Review prepared for Collier County for the purpose of identifying potential environmental conditions in connection with a possible Section 6(f) conversion proposal. This Environmental Review included reference to a prior review dated June 19, 2006. 2. Description of the proposed action and alternatives. Environmental Resources analyzed, and scope of actions included: A qualitative hydrogeologic evaluation of the site and vicinity using both published topographic and geologic maps and area observations to characterize the area drainage. A review of selected available documents, maps, aerial photographs and interviews with knowledgeable persons to evaluate present and past land uses. A review of selected environmental lists published by state and federal agencies to determine if the site or nearby properties are listed as having a present or past environmental problem, are under investigation, or are regulated by state or federal environmental regulatory agencies. A site and adjacent property reconnaissance for obvious indications of present or past activities that have or could have contaminated the site. An on site limited polychlorinated biphenyl survey consisting of a visual reconnaissance for fluid containing major electrical devices (transformers and capacitor banks), excluding fluorescent light ballasts. Preparation of a report presenting findings and conclusions and completion of Sections 6 and 7 below. All alternatives were considered, however there is no other nearby property available in which to place the facility in order to enhance the outdoor recreational use of the park. NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 12 of 17 3. Who was involved in identifying resource impact issues and developing the proposal including the interested and affected public, government agencies, and Indian tribes? Parties involved in resource impact issues and developing the proposal include: For March 16, 2016 Environmental Review – Collier County Solid & Hazardous Waste Management Division-Thomas Bates, I.E., Environmental Specialist and Alister D. Burnett, P.G., Manager Environmental Compliance, with reference to June 19, 2006 Environmental Review – MACTEC Engineering and Consulting, Inc. 4. Environmental resources analyzed and determination of impacts for proposed actions and alternatives. Environmental resources analyzed: Soil Survey of Collier County Area, Florida, issued 1998, from the United States Department of Agriculture (USDA); Preliminary Assessment of the Groundwater Resources of Western Collier County, Florida, Technical Publication 86-1, by the South Florida Water Management District (SFWMD); USGS 7.5 minute topographic map of Corkscrew SW, Florida dated 1958, photorevised 1987, published by the United States Geological Survey (USGS); Soil Survey, Detailed Reconnaissance, Collier County, Florida, Series 1942, issued 1954, from the United States Department of Agriculture (USDA); Aerial photographs dated 1940, 1953, 1963, and 1985 from the United States Department of Agriculture (USDA); Aerial photographs (1”= 200 feet) from the Collier County Property Appraiser’s Office dated 1981, 1985, 1989, 1993, 1996, and 2002; Aerial photographs (variable scales) from the Collier County Property Appraiser’s Office World Wide Website dated 2003 and 2005; USGS 7.5 minute topographic map of Corkscrew SW, Florida, dated 1958, photorevised 1987, by the United States Geological Survey (USGS); Review of the FDEP Lil and Gas Permit database from October 2002. There was no determination of impacts for proposed actions and alternatives. 5. Any mitigation measures to be part of the proposed action. There are no mitigation measures to be part of the proposed action. 6. Intergovernmental Review Process (Executive Order 12372): Does the State have an Intergovernmental Review Process? Yes No . If “Yes”, has the LWCF Program been selected for review under the State Intergovernmental Review Process? Yes No . If “Yes”, was this proposal reviewed by the appropriate State, metropolitan, regional and local agencies, and if so, attach any information and comments received about this proposal. If proposal was not reviewed, explain why not. 7. Public comment periods (how long, when in the process, who was invited to comment) and agency response. The public was invited to comment during Collier County Parks and Recreation Advisory Board meetings, held monthly. No comments were noted, and no agency response made. 8. Any formal decision and supporting reasons regarding degree of potential impacts to the human environment. No potential impacts were noted. 9. Was this proposed LWCF federal action and/or any other federal actions analyzed/reviewed in any of the previous environmental reviews? If so, what was analyzed and what impacts were identified? Provide specific environmental review document references. N/A Use resource impact information generated during previous environmental reviews described above and from recently conducted site inspections to complete the Environmental Screening Form (ESF) portion of this PD/ESF under Step 6. Your ESF responses should indicate your proposal’s potential for impacting each resource as determined in the previous environmental review(s), and include a reference to where the analysis can be found in an earlier environmental review document. If the previous environmental review documents contain proposed actions to mitigate impacts, briefly summarize the mitigation for each resource as appropriate. The appropriate references for previous environmental review document(s) must be documented on the ESF, and the actual document(s) along with this PD/ESF must be included in the submission for NPS review. NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 13 of 17 Proceed to Steps 6 through 7 Step 6. Environmental Screening Form (ESF) This portion of the PD/ESF is a working tool used to identify the level of environmental documentation which must accompany the proposal submission to the NPS. By completing the ESF, the project sponsor is providing support for its recommendation in Step 7 that the proposal either: 1. meets criteria to be categorically excluded (CE) from further NEPA review and no additional environmental documentation is necessary; or 2. requires further analysis through an environmental assessment (EA) or an environmental impact statement (EIS). An ESF alone does not constitute adequate environmental documentation unless a CE is recommended. If an EA is required, the EA process and resulting documents must be included in the proposal submission to the NPS. If an EIS may be required, the State must request NPS guidance on how to proceed. The scope of the required environmental analysis will vary according to the type of LWCF proposal. For example, the scope for a new LWCF project will differ from the scope for a conversion. Consult the LWCF Manual for guidance on defining the scope or extent of environmental analysis needed for your LWCF proposal. As early as possible in your planning process, consider how your proposal/project may have direct, indirect and cumulative impacts on the human environment for your type of LWCF action so planners have an opportunity to design alternatives to lessen impacts on resources, if appropriate. When used as a planning tool in this way, the ESF responses may change as the proposal is revised until it is ready for submission for federal review. Initiating or completing environmental analysis after a decision has been made is contrary to both the spirit and letter of the law of the NEPA. The ESF should be completed with input from resource experts and in consultation with relevant local, state, tribal and federal governments, as applicable. The interested and affected public should be notified of the proposal and be invited to participate in scoping out the proposal (see LWCF Manual Chapter 4). At a minimum, a site inspection of the affected area must be conducted by individuals who are familiar with the type of affected resources, possess the ability to identify potential resource impacts, and to know when to seek additional data when needed. At the time of proposal submission to NPS for federal review, the completed ESF must justify the NEPA pathway that was followed: CE recommendation, production of an EA, or production of an EIS. The resource topics and issues identified on the ESF for this proposal must be presented and analyzed in an attached EA/EIS. Consult the LWCF Manual for further guidance on LWCF and NEPA. The ESF contains two parts that must be completed: Part A. Environmental Resources Part B. Mandatory Criteria Part A: For each environmental resource topic, choose an impact estimate level (none, negligible, minor, exceeds minor) that describes the degree of potential negative impact for each listed resource that may occur directly, indirectly and cumulatively as a result of federal approval of your proposal. For each impacted resource provide a brief explanation of how the resource might be affected, how the impact level was determined, and why the chosen impact level is appropriate. If an environmental review has already been conducted on your proposal and is still viable, include the citation including any planned mitigation for each applicable resource, and choose an impact level as mitigated. If the resource does not apply to your proposal, mark NA in the first column. Add any relevant resources (see A.24 on the ESF) if not included in the list. Use a separate sheet to briefly clarify how each resource could be adversely impacted; any direct, indirect, and cumulative impacts that may occur; and any additional data that still needs to be determined. Also explain any planned mitigation already addressed in previous environmental reviews. Part B: This is a list of mandatory impact criteria that preclude the use of categorical exclusions. If you answer “yes” or “maybe” for any of the mandatory criteria, you must develop an EA or EIS regardless of your answers in Part A. Explain all “yes” and “maybe” answers on a separate sheet. NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 14 of 17 For the converted site: CAXAMBAS PARK A. ENVIRONMENTAL RESOURCES Indicate potential for adverse impacts. Use a separate sheet to clarify responses per instructions for Part A on page 9. Not Applicable - Resource does not exist No/Negligible Impacts - Exists but no or negligible impacts Minor Impacts Impacts Exceed Minor EA/EIS required More Data Needed to Determine Degree of Impact EA/EIS required 1. Geological resources: soils, bedrock, slopes, streambeds, landforms, etc. X 2. Air quality X 3. Sound (noise impacts) X 4. Water quality/quantity X 5. Stream flow characteristics X 6. Marine/estuarine X 7. Floodplains/wetlands X 8. Land use/ownership patterns; property values; community livability X 9. Circulation, transportation X 10. Plant/animal/fish species of special concern and habitat; state/federal listed or proposed for listing X 11. Unique ecosystems, such as biosphere reserves, World Heritage sites, old growth forests, etc. X 12. Unique or important wildlife/ wildlife habitat X 13. Unique or important fish/habitat X 14. Introduce or promote invasive species (plant or animal) X 15. Recreation resources, land, parks, open space, conservation areas, rec. trails, facilities, services, opportunities, public access, etc. Most conversions exceed minor impacts. See Step 3.B X 16. Accessibility for populations with disabilities X 17. Overall aesthetics, special characteristics/ features X 18. Historical/cultural resources, including landscapes, ethnographic, archeological, structures, etc. Attach SHPO/THPO determination. X 19. Socioeconomics, including employment, occupation, income changes, tax base, infrastructure X 20. Minority and low-income populations X 21. Energy resources (geothermal, fossil fuels, etc.) X 22. Other agency or tribal land use plans or policies X 23. Land/structures with history of contamination/hazardous materials even if remediated X 24. Other important environmental resources to address. X NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 1 of 3 For the replacement site: VANDERBILIT PARCEL (17TH STREET NW) A. ENVIRONMENTAL RESOURCES Indicate potential for adverse impacts. Use a separate sheet to clarify responses per instructions for Part A on page 9. Not Applicable - Resource does not exist No/Negligible Impacts - Exists but no or negligible impacts Minor Impacts Impacts Exceed Minor EA/EIS required More Data Needed to Determine Degree of Impact EA/EIS required 1. Geological resources: soils, bedrock, slopes, streambeds, landforms, etc. X 2. Air quality X 3. Sound (noise impacts) X 4. Water quality/quantity X 5. Stream flow characteristics X 6. Marine/estuarine X 7. Floodplains/wetlands X 8. Land use/ownership patterns; property values; community livability X 9. Circulation, transportation X 10. Plant/animal/fish species of special concern and habitat; state/federal listed or proposed for listing X 11. Unique ecosystems, such as biosphere reserves, World Heritage sites, old growth forests, etc. X 12. Unique or important wildlife/ wildlife habitat X 13. Unique or important fish/habitat X 14. Introduce or promote invasive species (plant or animal) X 15. Recreation resources, land, parks, open space, conservation areas, rec. trails, facilities, services, opportunities, public access, etc. Most conversions exceed minor impacts. See Step 3.B X 16. Accessibility for populations with disabilities X 17. Overall aesthetics, special characteristics/ features X 18. Historical/cultural resources, including landscapes, ethnographic, archeological, structures, etc. Attach SHPO/THPO determination. X 19. Socioeconomics, including employment, occupation, income changes, tax base, infrastructure X 20. Minority and low-income populations X 21. Energy resources (geothermal, fossil fuels, etc.) X 22. Other agency or tribal land use plans or policies X 23. Land/structures with history of contamination/hazardous materials even if remediated X 24. Other important environmental resources to address. X NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 16 of 17 Step 7. Recommended NEPA Pathway and State Appraisal/Waiver Valuation First, consult the NPS list of Categorical Exclusions (CEs). If you find your action in the CE list and you have determined in Step 6A that impacts will be minor or less for each applicable environmental resource on the ESF and you answered “no” to all of the “Mandatory Criteria” questions in Step 6B, the proposal qualifies for a CE. Complete the following “State LWCF Environmental Recommendations” box indicating the CE recommendation. If you find your action in the CE list and you have determined in Step 6A that impacts will be greater than minor or that more data is needed for any of the resources and you answered “no” to all of the “Mandatory Criteria” questions, your environmental review team may choose to do additional analysis to determine the context, duration, and intensity of the impacts of your project or may wish to revise the proposal to minimize impacts to meet the CE criteria. If impacts remain at the greater than minor level, the State/sponsor must prepare an EA for the proposal. Complete the following “State Environmental Recommendations” box indicating the need for an EA. If you do not find your action in the CE list, regardless of your answers in Step 6, you must prepare an EA or EIS. Complete the following “State Environmental Recommendations” box indicating the need for an EA or EIS. State NEPA Pathway Recommendation I certify that a site inspection was conducted for each site involved in this proposal and to the best of my knowledge, the information provided in this LWCF Proposal Description and Environmental Screening Form (PD/ESF) is accurate based on available resource data. All resulting notes, reports and inspector signatures are stored in the state’s NEPA file for this proposal and are available upon request. On the basis of the environmental impact information for this LWCF proposal as documented in this LWCF PD/ESF with which I am familiar, I recommend the following LWCF NEPA pathway: This proposal qualifies for a Categorical Exclusion (CE). • CE Item #: C.2. Land Exchanges that fit the definition of LWCP small conversions • Explanation: This is a LWCF Conversion proposal that fits the definition of a small conversion as defined in the LWCF Federal Financial Assistance Manual, Chapter 8, Section E.9. The site to be converted is less than 10% of the protected area and the replacement site is less than 5 acres. This proposal requires an Environmental Assessment (EA) which is attached and has been produced by the State/sponsor in accordance with the LWCF Program Manual. This proposal may require an Environmental Impact Statement (EIS). NPS guidance is requested per the LWCF Program Manual. Reproduce this certificate as necessary. Complete for each LWCF appraisal or waiver valuation. State Appraisal/Waiver Valuation Review Property Address: $ Date of appraisal transmittal letter/waiver: Real property value: Effective date of value: I certify that: A State-certified Review Appraiser has reviewed the appraisal and has determined that it was prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions. OR The State has reviewed and approved a waiver valuation for this property per 49 CFR 24.102(c)(2)(ii). SLO/ASLO Original Signature: Date: Typed Name Title Agency NPS Form 10-904 (Rev. 09/2016) OMB Control No. 1024-0031 National Park Service Expiration Date 01/31/2020 Page 17 of 17 NOTICES Paperwork Reduction Act Statement In accordance with the Paperwork Reduction Act (44 U.S.C. 3501), please note the following. This information collection is authorized by the Land and Water Conservation Fund Act of 1965 (54 U.S.C. 2003 et seq.). Your response is required to obtain or retain a benefit. We use this information to obtain descriptive and environmental information about the proposal. We may not conduct or sponsor and you are not required to respond to a collection of information unless it displays a currently valid Office of Management and Budget control number. OMB has assigned control number 1024-0031 to this collection. Estimated Burden Statement Completion times vary widely depending on the use of the form, from approximately 30 minutes to complete the cover page only to 500 hours for a difficult conversion of use. We estimate that the average completion time for this form is 8 hours for an application, 2 hours for an amendment, and 112 hours for a conversion of use, including the time necessary to review instructions gather data and review the form. Send comments regarding this burden estimate or any other aspect of this collection of information, including suggestions for reducing this burden, to the Information Collection Officer, National Park Service, 12201 Sunrise Valley Drive, MS-242 Rm. 2C114, Reston, VA 20192. Please do not send your completed form to this address; but rather to the address at the top of the form. EXHIBIT 1 Friends of Marco Island Flotilla 9-5, Inc. Florida Not For Profit Corporation Annual Report 905 COLLIER COURT MARCO ISLAND, FL 34145 Current Principal Place of Business: Current Mailing Address: P. O. BOX 904 MARCO ISLAND, FL 34146 US Entity Name: FRIENDS OF MARCO ISLAND FLOTILLA 9-5, INC. DOCUMENT# N99000001884 FEI Number: 59-3588096 Certificate of Status Desired: Name and Address of Current Registered Agent: WOODWARD, CRAIG R WOODWARD, PIRES & LOMBARDO, P.A. 606 BALD EAGLE DR., SUITE 500 MARCO ISLAND, FL 34145 US The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the State of Florida. SIGNATURE: Electronic Signature of Registered Agent Date Officer/Director Detail : I hereby certify that the information indicated on this report or supplemental report is true and accurate and that my electronic signature shall have the same legal effect as if made under oath; that I am an officer or director of the corporation or the receiver or trustee empowered to execute this report as required by Chapter 617, Florida Statutes; and that my name appears above, or on an attachment with all other like empowered. SIGNATURE: Electronic Signature of Signing Officer/Director Detail Date FILED Apr 01, 2020 Secretary of State 2549422078CC LAURA SCHNEIDER TREASURER 04/01/2020 2020 FLORIDA NOT FOR PROFIT CORPORATION ANNUAL REPORT No Title VP Name WITTE, ROBERT Address 560 N. BARFIELD DR City-State-Zip:MARCO ISLAND FL 34145 Title DIRECTOR Name KELSEY, ARNE W Address 106 EVELYN LANE UNIT A City-State-Zip:LAKE GENEVA WI 53147 Title TREASURER Name SCHNEIDER, LAURA Address 638 N BARFIELD DR City-State-Zip:MARCO ISLAND FL 34145 Title DIRECTOR Name TRAVIS, NEIL Address 706 E. ELKCAM CIRCLE City-State-Zip:MARCO ISLAND FL 34145 Title DIRECTOR Name GORSKI, WILLIAM Address 160 JUNE COURT City-State-Zip:MARCO ISLAND FL 34145 Title PRESIDENT Name JOHNSON, DOUGLAS Address 379 EDGEWATER COURT City-State-Zip:MARCO ISLAND FL 34145 Title VP, SECRETARY Name HARRIS, MIKE Address 7520 BLACKBERRY DR City-State-Zip:NAPLES FL 34114 Title DIRECTOR Name RICCIO, JOE Address 428 MARQUESAS CT City-State-Zip:MARCO ISLAND FL 34145 Continues on page 2 Officer/Director Detail Continued : Title DIRECTOR Name WOHLTMAN, KEITH Address 838 W ELKCAM CIRCLE UNIT 404 City-State-Zip:MARCO ISLAND FL 34145 EXHIBIT 2 Specific Geographic Location Map of Caxambas Park – Conversion Site X Caxambas Park Location Map . ^ ^ Florida Counties Collier County Caxambas Park 0 750 1,500 Feet GulfofMexico MarcoIsland Caxambas Park Address:909 Collier CourtMarco Island, FL 34145 S. COLLIER BLVD.COLLIER CT.Legend Major Roads roads X Caxambas Park Park Entrance EXHIBIT 3 Caxambas Park Section 6(f) Map and Legal Sketch EXHIBIT 4 Specific Geographic Location Map of 17th Street NW Neighborhood Park – Replacement Site 17TH19TH17th Street NW Neighborhood Park Location Map . ^ ^ Florida Counties Collier County 17th Street NW Neighborhood Park 0 250 500 Feet Approximate Address of Proposed 17th Street NW Neighborhood Park:700 Block of 17th Street NWNaples, FL 34120 Legend Major Roads 17th Street NW Neighborhood Park Proposed Entrance to Park X X EXHIBIT 5 Map Showing Geographical Relationship Between Converted and Replacement Sites ^_ ^ Legend Collier County Major Roads Replacement site Caxambas Park Caxambas Park and Replacement Site Location Map . 0 1.5 3 Miles GulfofMexico _^ EXHIBIT 6 Map of Replacement Site Parent Parcels Legend Major Road s Other P arcels Parcel 1 - Collier Coun ty Parcel 2 - Patrick Plu nkett Replacement Site Parent Parcels . 0 125 250 Feet .19TH ST NW17TH ST NWC Y P R E S S C A N A L EXHIBIT 7 Proposed Cypress Canal Re-alignment Future Location of Cypress Canal Cypress Canal Re-Design 19th St. NW 17th St. NW EXHIBIT 8 Proposed Layout of Replacement Site Park – 17th Street NW Neighborhood Park EXHIBIT 9 17th Street NW Neighborhood Park Section 6(f) Map EXHIBIT 10 Caxambas Park Aerial Map Legend Major Roads Caxambas Park Proposed Community Center and Existing Dockmaster Building Locations . 0 60 120 Feet . Proposed CommunityCenter Location Existing DockmasterBuilding Existing ModularBuilding EXHIBIT 11 Paradise Property Management, Inc. Concessionaire Agreement with Collier County EXHIBIT 12 Caxambas Park Community Center Artist’s Rendering EXHIBIT 13 Caxambas Community Center Floor Plan EXHIBIT 14 Friends of Marco Island Flotilla 9-5, Inc. Lease with Collier County COLLIER COUNTY STANDARD FORM LONG-TERM LEASE NOT-FOR-PROFIT ENTITY This Long-Term Lease (hereinafter referred to as "Lease") is entered into this R " day of ,\LIA 2019, by and between FRIENDS OF MARCO ISLAND FLOTILLA 9-5, INC., a not for profit corporation duly organized under the laws of Florida, whose mailing address is P.O. Box 904, Marco Island, Florida 34146, hereinafter referred to as "Lessee", and Collier County, a political subdivision of the State of Florida, in care of Real Property Management whose mailing address is 3355 East Tamiami Trail, Suite 101,Naples, Florida 34112, hereinafter referred to as"Lessor," collectively stated as the "Parties." RECITALS: WHEREAS, Florida Statutes Section 125.38 provides that if a corporation or other organization not for profit which may be organized for the purposes of promoting community interest and welfare, should desire any real or personal property that may be owned by any county of this state or by its board of county commissioners, for public or community interest and welfare, then such corporation or organization may apply to the board of county commissioners for a conveyance or lease of such property, and that such board, if satisfied that such property is required for such use and is not needed for county purposes, may thereupon convey or lease the same at private sale to the applicant for such price, whether nominal or otherwise, as such board may fix, regardless of the actual value of such property; and WHEREAS, Lessee, a duly organized not-for-profit corporation,has applied to the Board of County Commissioners for a Lease of certain property which the Board has determined is not presently needed for County purposes; and WHEREAS, the Friends of Marco Island Flotilla 9-5, Inc., primary purpose is to teach boater safety to Collier County residents and visitors; and WHEREAS, the Friends of Marco Island Flotilla 9-5, Inc. have committed to $70,000 funding toward the build out of a radio room, office, and storage room for their exclusive use; and WHEREAS, the County will dedicate an area to use as a radio room, office, and storage room and authorize the Friends to use the community meeting room for training purposes; and; WHEREAS, the County will dedicate three rooms to the Friends of the Marco Island Flotilla 9-5 for their exclusive use as a radio room, office, and storage room and authorize the Friends to use the community meeting room for training purposes; and WHEREAS, the County will authorize the Friends to name the radio room, office, community meeting room, and audio visual equipment to the Lessee for the sum of$30,000 that will be used to offset the cost of building the community center and an additional $40,000 to 04-PKR-01113/1441605/1]Page 1 of 13 C,,9 offset costs associated with furnishing and establishing the storage area, office and radio room for a total contribution of the Friends of Marco Island Flotilla 9-5, Inc. of$70,000; and WHEREAS, Board's finds that it is in the public interest to lease this property, three dedicated rooms, to Lessee on the terms and conditions set forth below; and WITNESSETH: NOW, THEREFORE, in consideration of Ten Dollars ($10.00) and other good and valuable consideration exchanged amongst the Parties, and in consideration of the covenants contained herein, the Parties hereby enter into this Lease on the following terms and conditions: 1.Conveyance. On the terms and conditions set forth in this Lease, and in consideration of Lessee's performance under this Lease, the Lessor conveys to the Lessee the present possessory interest in the Leased Premises described below. This Long-Term Lease supersedes the October 25, 2016 Lease Agreement and any and all other agreements between the Parties. 2.Description of Leased Premises. The Leased Premises which is the subject of this Lease are three dedicated rooms within the community center building to be designed and built within Caxambas Park, Marco Island, FL 34145, Collier County, Florida, with a description set forth in Exhibit "A," hereinafter referred to as the "Premises" including access to shared public meeting rooms and public parking areas in Caxambas Park. 3. Conditions to Conveyance. Lessee warrants and represents to Lessor that it has examined the title and boundaries of the Premises. Accordingly,this conveyance is subject to all of the following: a. Any and all conditions, restrictions, encumbrances and limitations now recorded against the Premises; b. Any and all existing or future zoning laws or ordinances; c. Any questions of title and survey that may arise in the future; and d. Lessee's satisfactory performance of all terms and conditions of this Lease. 4. Use of Premises. The purpose of this Lease is for the operation of a Coast Guard Auxiliary Facility identified as United States Coast Guard Auxiliary Flotilla 9-5, which has a primary purpose to teach boater safety to Collier County residents and visitors, which use the Board of County Commissioners has found to be in the public's interest. Accordingly, Lessee shall utilize the Leased Premises in strict accordance with Exhibit "B." Lessor shall have the right to terminate this Lease should Lessee utilize the Premises in any manner inconsistent with the approved use. In the event Lessee shall cease to use the Premises for the purposes described in Exhibit "B," and such cessation of use shall continue for a period of sixty (60) days, this Lease, at the option of the Lessor, upon thirty (30) days written notice to the Lessee, shall be terminated and Lessee shall surrender and vacate the Premises to the Lessor within thirty (30) days after notice of such termination. Provided, however, said sixty (60) day period shall be tolled if such cessation is caused by events beyond the control of the Lessee such as acts of God 04-PKR-01113/1441605/11 Page 2 of 13 or if such cessation is due to closing for reconstruction or repairs to the building constructed by Lessee on the Leased Premises. 5. Permissible Alterations and Additions to Premises. Lessee may not make any alterations or additions to the Leased Premises including signage or other exterior features without obtaining Lessor's prior written consent, which consent may be withheld in Lessor's sole discretion. Lessee shall submit to Lessor plans and specifications for all alterations and additions at the time Lessor's consent is sought. 6. Term of Lease. The term of this Lease shall commence on the date first above written, and unless terminated earlier by the Parties, shall terminate on the 30th year anniversary date of this Lease. There is no option to renew. If Lessee holds over after the expiration of the lease term, such tenancy shall be from month to month under all of the terms, covenants and conditions of this Lease subject, however, to Lessor's right to seek legal relief to eject Lessee from the Premises as a holdover. 7.Rent. The Lessee agrees to pay the Lessor the sum of $1.00 per annum, in advance, for each year of the term. Intentionally stricken: 8. Net Lease. This is a fully net lease, with Lessee responsible for all costs, fees and 9.Lessee's Liens and Mortgages. Lessee shall not in any way encumber the 10.Lessee's Obligation to Maintain Premises and Comply with All Lawful Requirements. Lessee, throughout the term of this Lease, at its own cost, and without any expense to the Lessor, shall keep and maintain the designated Premises in good, sanitary and neat order, condition and repair, and shall abide with all lawful requirements. Such maintenance and repair shall include, but not be limited to, painting, janitorial, fixtures and appurtenances lighting, heating, plumbing, and air conditioning). Such repair may also include structural 04-PKR-01113/1441605/1]Page 3 of 13 repair, if deemed necessary by the Lessee. If the Premises are not in such compliance in the reasonable opinion of Lessor, Lessee will be so advised in writing. If corrective action is not begun within thirty (30) days of the receipt of such notice and prosecuted diligently until corrective action is completed, Lessor may cause the same to be corrected and Lessee shall promptly reimburse Lessor for the expenses incurred by Lessor, together with a 5% administrative fee. 11. Quiet Enjoyment. Lessee shall be entitled to quiet enjoyment so long as Lessee has not defaulted on any of the terms of this Lease. Accordingly, Lessee shall have the exclusive right to use the Premises (radio room, storage room, and office) during the term of this Lease. 12. Casualty and Condemnation a. Casualty. If the Premises are destroyed, rendered substantially uninhabitable, or damaged to any material extent, as reasonably determined by Lessee and Lessor, by fire or other casualty, and Lessee must use the insurance proceeds, hereinafter referred to as "Proceeds," to rebuild or restore the Premises to substantially its condition prior to such casualty event unless the Lessor provides the Lessee with a written determination that rebuilding or restoring the Premises to such a condition with the Proceeds within a reasonable period of time is impracticable or would not be in the best interests of the Lessor, in which event, Proceeds shall be promptly remitted to Lessor. If the Lessor elects not to repair or replace the improvements, then Lessee or Lessor may terminate this Lease by providing notice to the other party within ninety (90) days after the occurrence of such casualty. The termination will be effective on the ninetieth (90th) day after such fire or other casualty, unless extended by mutual written agreement of the Parties. During the period between the date of such casualty and the date of termination, Lessee will cease its operations as may be necessary or appropriate. If this Lease is not terminated as set forth herein, or if the Premises is damaged to a less than material extent, as reasonably determined by Lessee and Lessor, Lessee will proceed with reasonable diligence, at no cost or expense to Lessor, to rebuild and repair the Premises to substantially the condition as existed prior to the casualty. b. Condemnation. Lessor may terminate this Lease as part of a condemnation project. Lessor will use its best efforts to mitigate any damage caused to Lessee as a result of such termination; however, in no event will Lessor be liable to Lessee for any compensation as a result of such termination. 13. Access to Premises. Lessor, its duly authorized agents, contractors, representatives and employees, shall have the right after reasonable oral notice to Lessee, to enter into and upon the Premises during normal business hours, or such other times with the consent of Lessee, to inspect the Premises, verify compliance with the terms of this Lease, or make any required repairs not being timely completed by Lessee. 04-PKR-0I 113/1441605/1)Page 4 of 13 14. Termination and Surrender. Unless otherwise mutually agreed by the Parties, within thirty (30) days after termination of the lease term, Lessee shall redeliver possession of the Premises to Lessor in good condition and repair. Lessee shall have the right at any time during Lessee's occupancy of the Premises to remove any of its personal property, equipment, and signs provided, however, at the termination of this Lease, Lessor shall have the option of either requiring Lessee to demolish and remove all improvements made by Lessee to the Premises upon Lessee's vacation thereof, or to require Lessee to retain said improvements with fixtures on the Premises which improvements and fixtures will become the property of the Lessor upon Lessee's vacation of the Premises. 15. Assignment. This Lease is personal to Lessee. Accordingly, Lessee may not assign this Lease or sublet any portion of the building constructed on the Premises by Lessee without the express prior written consent of the Lessor, which consent may be withheld in Lessor's sole discretion. Any purported assignment or sublet without the express written consent of Lessor shall be considered void from its inception, and shall be grounds for the immediate termination of this Lease. Lessor may freely assign this Lease upon written notice to Lessee. 16.Insurance. a. Lessee shall provide and maintain a Commercial General Liability insurance policy, approved in writing by Lessor and the Collier County Risk Management Department, for not less than One Million and 00/100 Dollars ($1,000,000.00) combined single limits during the term of this Lease. If such amounts are less than good insurance industry practice would require, Lessor reserves the right to increase these insurance limits by providing Lessee with at least sixty(60) days' advance notice to do so. b. In addition, if applicable and required by law, Lessee shall provide and maintain Worker's Compensation Insurance covering all employees meeting the then existing Statutory Limits in compliance with the applicable state and federal laws. The coverage shall include Employer's Liability with a minimum limit of One Hundred Thousand and 00/100 Dollars ($100,000.00) per each accident. If such amounts are less than good insurance industry practice would require, Lessor reserves the right to increase these insurance limits by providing Lessee with at least sixty (60) days' advance notice to do so. c. Lessee shall also maintain standard fire and extended coverage insurance on the additions and improvements located on the Premises and all of Lessee's property located on or in the Premises including, without limitation, furniture, equipment, fittings, installations, fixtures (including removable trade fixtures), personal property and supplies, in an amount not less than the then-existing full replacement value. d. If applicable and required by law, Business Automobile Liability Insurance, and Business Boat Liability Insurance, for automobiles and boats used by Lessee in the course of its performance under this Lease, including Employer's Non-Ownership and Hired Auto Coverage, each said policy in amounts of One Million and 00/100 Dollars 1,000,000.00) combined single limit per occurrence. If such amounts are less than 04-PKR-01113/1441605/11 Page 5 of 13 good insurance practice would require, Lessor reserves the right to increase these insurance limits by providing Lessee with at least sixty (60) days' advance notice to do so. e. If applicable and required by law, Pollution Liability insurance covering the accidental discharge and clean up of pollutants shall be maintained by the Lessee in an amount of not less than Five Million and 00/100 dollars ($5,000,000) per occurrence. Such coverage shall cover third party liability and clean up coverage. f. Lessor shall be named as an additional insured on the Commercial General Liability insurance policy. Lessor shall also be added as an additional insured on the Property Insurance policy as their interest may appear. The above-described insurance policies shall list and continuously maintain Lessor as an additional insured thereon. Evidence of such insurance shall be provided to Lessor in care of Real Property Management, 3335 East Tamiami Trail, Naples, Florida, 34112, for approval prior to the commencement of this Lease; and shall include a provision requiring not less than ten 10) days prior written notice to Lessor in the event of cancellation or changes in policy(ies) coverage. If such amounts are less than good insurance practice would require, Lessor reserves the right to reasonably amend their insurance requirements by issuance of notice in writing to Lessee, whereupon receipt of such notice Lessee shall have thirty (30) days in which to obtain such additional insurance. The issuer of any policy must have a Certificate of Authority to transact insurance business in the State of Florida and must be rated "A" or better in the most current edition of Best's Insurance Reports. Each insurer must be responsible and reputable and must have financial capacity consistent with the risks covered. Each policy must contain an endorsement to the effect that the issuer waives any claim or right of subrogation to recover against Lessor, its employees, representatives and agents. g. Failure to continuously abide with all of these insurance provisions, if applicable and required by law, shall be deemed to be a material breach of this Lease and Lessor shall have the remedies set forth below. 17. Indemnification. To the maximum extent permitted by Florida law, the Lessee shall indemnify and hold harmless Collier County, its officers and employees from any and all liabilities, damages, losses and costs, including, but not limited to, reasonable attorneys' fees and paralegals' fees, to the extent caused by the negligence, recklessness, or intentionally wrongful conduct of the Lessee or anyone employed or utilized by the Lessee in the performance of this Agreement. This indemnification obligation shall not be construed to negate, abridge or reduce any other rights or remedies which otherwise may be available to an indemnified party or person described in this paragraph. This section does not pertain to any incident arising from the sole negligence of Collier County. The foregoing indemnification shall not constitute a waiver of sovereign immunity beyond the limits set forth in section 768.28, Florida Statutes. 04-PKR-01113/1441605111 Page 6 of 13 18.Defaults and Remedies. a. Defaults by Lessee. The occurrence of any of the following events and the expiration of the applicable cure period set forth below without such event being cured or remedied will constitute a "Default by Lessee" to the greatest extent then allowed by law: i.Abandonment of Premises or discontinuation of Lessee's operation. ii. Lessee's material misrepresentation of any matter related to this Lease. iii. Filing of insolvency, reorganization, plan or arrangement of bankruptcy. iv. Adjudication as bankrupt. v.Making of a general assignment for the benefit of creditors. vi. If Lessee suffers this Lease to be taken under any writ of execution and/or other process of law or equity. vii. Lessee's loss of its federal IRS tax exempt status. viii. Lessee's failure to utilize the Premises as set forth in Exhibit B. ix. Any lien is filed against the Premises or Lessee's interest therein or any part thereof in violation of this Lease, or otherwise, and the same remains unreleased for a period of sixty (60) days from the date of filing unless within such period Lessee is contesting in good faith the validity of such lien and such lien is appropriately bonded. x.Failure of Lessee to perform or comply with any material covenant or condition made under this Lease, which failure is not cured within ninety 90) days from receipt of Lessor's written notice stating the non- compliance shall constitute a default(other than those covenants for which a different cure period is provided), whereby Lessor may, at its option, terminate this Lease by giving Lessee thirty (30) days written notice unless the default is fully cured within that thirty (30) day notice period or such additional time as is agreed to in writing by Lessor as being reasonably required to correct such default). However, the occurrence of any of the events set forth above shall constitute a material breach and default by Lessee, and this Lease may be immediately terminated by Lessor except to the extent then prohibited by law. b. Remedies of Lessor. i.In the event of the occurrence of any of the foregoing defaults, Lessor, in addition to any other rights and remedies it may have, shall have the immediate right to re-enter and remove all individuals, entities and/or property from the Premises. Such property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Lessee, all without service of notice or resort to legal process and without being deemed guilty of trespass, or being liable for any loss or damage which may be occasioned thereby. If Lessee does not cure the defaults in the time frames as set forth above, and Lessor has removed and stored property, Lessor shall not be required to store for more than thirty (30) days. After such time, such property shall be deemed abandoned and 04-PKR-O1113/14416O5/I]Page 7 of 13 CA-';`)r Lessor shall dispose of such property in any manner it so chooses and shall not be liable to Lessee for such disposal. ii. If Lessee fails to promptly pay, when due, any full installment of rent or any other sum payable to Lessor under this Lease, and if said sum remains unpaid for more than five (5) days past the due date, the Lessee shall pay Lessor a late payment charge equal to five percent (5%) of each such payment not paid promptly and in full when due. Any amounts not paid promptly when due shall also accrue compounded interest of two (2%) percent per month or the highest interest rate then allowed by Florida law, whichever is higher ("Default Rate"), which interest shall be promptly paid by Lessee to Lessor. iii. Lessor may sue for direct, actual damages arising out of such default of Lessee or apply for injunctive relief as may appear necessary or desirable to enforce the performance and observance of any obligation, agreement or covenant of Lessee under this Lease, or otherwise. Lessor shall be entitled to reasonable attorneys fees and costs incurred arising out of Lessee's default under this Lease. c. Default by Lessor. Lessor shall in no event be charged with default in the performance of any of its obligations hereunder unless and until Lessor shall have failed to perform such obligations within thirty (30) days (or such additional time as is reasonably required to correct such default) after written notice to Lessor by Lessee properly and in meaningful detail specifying wherein, in Lessee's judgment or opinion, Lessor has failed to perform any such obligation(s). d. Remedies of Lessee. In partial consideration for the nominal rent charged to Lessee, Lessee hereby waives any claim it may have to direct or indirect monetary damages it incurs as a result of Lessor's breach of this Lease, and also waives any claim it might have to attorneys' fees and costs arising out of Lessor's breach of this Lease. Lessee's remedies for Lessor's default under this Lease shall be limited to the following: i. For injunctive relief as may appear necessary or desirable to enforce the performance and observance of any obligation, agreement or covenant of Lessor under this Lease. ii.Lessee may cure any default of Lessor and pay all sums or do all reasonably necessary work and incur all reasonable costs on behalf of and at the expense of Lessor. Lessor will pay Lessee on demand all reasonable costs incurred and any amounts so paid by Lessee on behalf of Lessor, with no interest. e. No Remedy Exclusive. No remedy herein conferred upon or reserved to either party is intended to be exclusive of any other available remedy or remedies, but each and every such remedy will be cumulative and in addition to every other remedy given under this Lease or hereafter existing under law or in equity. No delay or omission to exercise 04-PKR-01113/1441605/1]Page 8 of 13 any right or power accruing upon any event of default will impair any such right or power nor be construed to be waived, but any such right and power maybe exercised from time to time and as often as may be deemed expedient. f. Non-Waiver. Every provision hereof imposing an obligation upon Lessee is a material inducement and consideration for the execution of this Lease by Lessee and Lessor. No waiver by Lessee or Lessor of any breach of any provision of this Lease will be deemed for any purpose to be a waiver of any breach of any other provision hereof or of any continuing or subsequent breach of the same provision, irrespective of the length of time that the respective breach may have continued. g.Termination. Lessor reserves the right to terminate this Lease with 90 days notice of the property or premises are required for a County purpose. Miscellaneous Legal Matters 19. This Lease shall be construed by and controlled under the laws of the State of Florida. In the event of a dispute under this Lease, the Parties shall first use the County's then- current Alternative Dispute Resolution Procedure. Following the conclusion of this procedure, either party may file an action in the Circuit Court of Collier County to enforce the terms of this Lease, which Court the Parties agree to have the sole and exclusive jurisdiction. 20. This Lease contains the entire agreement of the Parties with respect to the matters covered by this Lease and no other agreement, statement or promise made to any party, or to any employee, officer or agent of any party, which is not contained in this Lease shall be binding or valid. Time is of the essence in the doing, performance and observation of each and every term, covenant and condition of this Lease by the Parties. 21. In the event state or federal laws are enacted after the execution of this Lease, which are applicable to and preclude in whole or in part the Parties' compliance with the terms of this Lease, then in such event this Lease shall be modified or revoked as is necessary to comply with such laws, in a manner which best reflects the intent of this Lease. 22. Except as otherwise provided herein, this Lease shall only be amended by mutual written consent of the Parties hereto or by their successors in interest. Notices hereunder shall be given to the Parties set forth below and shall be made by hand delivery, facsimile, overnight delivery or by regular mail. If given by regular mail, the notice shall be deemed to have been given within a required time if deposited in the U.S. Mail, postage prepaid, within the time limit. For the purpose of calculating time limits which run from the giving of a particular notice the time shall be calculated from actual receipt of the notice. Time shall run only on business days which, for purposes of this Lease shall be any day other than a Saturday, Sunday or legal public holiday. Notices shall be addressed as follows: If to Lessor: Real Property Management 3335 East Tamiami Trail, Suite 101 Naples, Florida 34112 04-PKR-01113/1441605/1]Page 9 of 13 cc: Director, Parks and Recreation Department 15000 Livingston Road Naples FL 34109 If to Lessee: Friends of Marco Island Flotilla 9-5, Inc. P.O. BOX 904 Marco Island, Florida 34146 Notice shall be deemed to have been given on the next successive business day to the date of the courier waybill if sent by nationally recognized overnight delivery service. 23. Lessee is an independent contractor and is not any agent or representative or employee of Lessor. During the term of this Lease, neither Lessee, nor anyone acting on behalf of Lessee, shall hold itself out as an employee, servant, representative or agent of Lessor. Neither party will have the right or authority to bind the other party without express written authorization of such other party to any obligation to any third party. No third party is intended by the Parties to be a beneficiary of this Lease or to have any rights to enforce this Lease against either party hereto or otherwise. Nothing contained in this Lease will constitute the Parties as partners or joint ventures for any purpose, it being the express intention of the Parties that no such partnership or joint venture exists or will exist. Lessee acknowledges that Lessor is not providing any vacation time, sick pay, or other welfare or retirement benefits normally associated with an employee-employer relationship and that Lessor excludes Lessee and its employees from participation in all health and welfare benefit plans including vacation, sick leave, severance, life, accident, health and disability insurance, deferred compensation, retirement and grievance rights or privileges. 24. Neither party to this Lease will be liable for any delay in the performance of any obligation under this Lease or of any inability to perform an obligation under this Lease if and to the extent that such delay in performance or inability to perform is caused by an event or circumstance beyond the reasonable control of and without the fault or negligence of the party claiming Force Majeure. "Force Majeure" shall include an act of God, war (declared or undeclared), sabotage, riot, insurrection, civil unrest or disturbance, military or guerrilla action, economic sanction or embargo, civil strike, work stoppage, slow-down or lock-out, explosion, fire, earthquake, abnormal weather condition, hurricane, flood, lightning, wind, drought, and the binding order of any governmental authority. 25. Lessee will not transport, use, store, maintain, generate, manufacture, handle, dispose, release or discharge any Hazardous Materials upon or about the Leased Premises, nor permit employees, representatives, agents, contractors, sub-contractors, sub-sub-contractors, material men and/or suppliers to engage in such activities upon or about the Leased Premises. 26. In compliance with Section 404.056, Florida Statutes, all Parties are hereby made aware of the following: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found 04-PKR-01113/1441605/1] Page 10 of 13 in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your County Public Health Department. 26. Lessee shall execute this Lease prior to it being submitted for approval by the Board of County Commissioners. This Lease may be recorded by the County in the Official Records of Collier County, Florida, within fourteen (14) days after the County enters into this Lease, at Lessee's sole cost and expense. IN WITNESS WHEREOF, the Lessee and Lessor have hereto executed this Lease the day and year first above written. AS TO THE LESSEE: FRIENDS MARCO ISLANDop FLOTILLA 9-5, INC. lA.,r-.u, By: c Witness (sig if're) DOUGLA`'. JOHNSON, sident 41c3,1-ie TCt-r h rd,y Print name) fitness (signature) y.d-eJcp• W e;St' QPrintname) AS TO THE LESSOR: Bilibtkp A kz 3n{ k F" ATTEST„ ` t". BOARD OF COUNTY COMMISSIONERS CRYST .. :rr Glk COLLIER C IDA aq Ce) OA.ns I ac Air By:1 e NO By: , Atter astp C ''l .1 y Clerk A .L. McDaniel, Jr., CHAIRMAN s1 n tore rod as to form and legality: olleen Ni. GreeneV12) 21/1.AiLav _5--- lot Assistant County Attorney 04-PKR-0111311441605/11 Page 11 of 13 f i F EXHIBIT •A' Insert Legal Description] Q Q v TYPE OF CONSTRUCTION mAwoodI 1 Q, vt ' O moil rrrr o) , _ I , © c*III A = ... r_._._. . s i 1n . v. i O' .11'11' '( ' . 14,...©,m ' I ' Z.'- tip.... I 91=11 m meld- '',ic i1..............................O1taw 1....,..antomosmommosoaromosemo 411190111164 NA I 0141.11M1•11.1 A A r.- s 1 7, t ,11111111 1:; h 1 i — fl 2 s ' t CDj 03/.x,1 ti n w.i c•.nsst rE r 11f4111II I I f w J " j l 2 Flow Pon s oma. i 1 1 1 A101 SHEET NUMBER 04-PKR•01113 1441605/1) Paste 12 of 13 EXHIBIT"B" - ADDENDUM 1. The existing Marco Island Flotilla, Inc. Lease Agreement dated October 25, 2016, shall terminate upon execution of this Lease by the Lessor. 2. Utilities: The Friends of the Marco Island Flotilla shall be responsible to pay for a pro rata share of the utilities, to wit: 5%of the total amount of the electric utility. 3. Paragraph 10, Lessee's Obligation, is amended as follows: 10. Lessee's Obligation to Maintain Premises and Comply with All Lawful Requirements. Lessee, throughout the term of this Lease, at its own cost, and without any expense to the Lessor, shall keep and maintain the designated Premises in good, sanitary and neat order, condition and repair, and shall abide with all lawful requirements. 0. . . Intentionally stricken: 5. The Lessee is required to maintain the VHF antenna currently located behind the building. If the relocation of the antenna is required, the Lessee agrees to pay for the cost of relocation and any additional maintenance at its sole expense. 6. Lessee shall surrender possession of and ownership of its portion of the Premises to the Lessor at the termination of this Lease. 7. Lessee shall have the right to use the Premises, including the unlimited right to access the designated Premises and Caxambas Park in which it is located, at all times. 04-PKR-01113/1441605/1] Page 13 of 13 1. EXHIBIT 15 Resolution No. 2018 – 135 Collier County Parks and Recreation Division Facilities and Outdoor Areas License and Fee Policy RESOLUTION NO. 2018 -13 5 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, SUPERSEDING RESOLUTIONS NO. 2018-44, 2016-245, NO. 2008-26, AND ALL OTHER RESOLUTIONS ESTABLISHING LICENSE AND FEE POLICIES, IN ORDER TO ESTABLISH STANDARD RATES FOR THE NEW EAGLE LAKES AQUATIC CENTER, UPDATE TEAM LEAGUE SEASONAL FEES, INCLUDE A DAILY FEE FOR CERTAIN COMMERCIAL ENTITIES MAKING DELIVERIES AT BEACH PARK FACILITIES, AND TO INCLUDE OFFSITE PRESERVATION FEES FOR CONSERVATION COLLIER. WHEREAS, the Collier County Parks and Recreation Division Facilities and Outdoor Areas License and Fee Policy ("Fee Policy") is currently set forth in Resolution No. 2018-44, adopted by the Board of County Commissioners (Board) on March 13, 2018; and WHEREAS, the Board desires to amend its Fee Policy with this Resolution to establish standard rates the new Eagle Lakes Aquatic Center consistent with other Collier County Aquatic Facilities; and WHEREAS, the Board accepts the Staff recommendation to update team league seasonal fees in Collier County including Immokalee to stay competitive with neighboring counties; and WHEREAS,the Board accepts the Staff recommendation to include a daily fee,in addition to the established annual fee, for certain commercial entities making deliveries at Collier County Beach Park Facilities; and WHEREAS, the Board accepts the Staff recommendation to amend Exhibit B to include that Offsite Preservation Fees may be satisfied by one of two off-site alternatives, either monetary payments or land donations to Conservation Collier,based on an amendment to the Collier County Land Development Code Section 3.05.07, Preservation Standards; offsite alternatives (dated July 10, 2018 (Agenda Item 17A)); and WHEREAS, the Parks and Recreation Advisory Board has reviewed and made a recommendation to approve the fees included in this Resolution; and WHEREAS,the Board approves and accepts the above recommendations. NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY THAT: I.PURPOSE The purpose of these policies is to ensure appropriate and maximum use of facilities, outdoor areas and programs in Collier County, to include Conservation Collier Preserve Lands, and provide equitable fees and charges collected from users of such facilities, outdoor areas, programs, and Preserve Lands. 04-PKR-01113/1415388/1] 1 II. LIMITATIONS The Parks and Recreation Director, or his designee, may waive enforcement or application of any of these regulations or restrictions with respect to any facility, outdoor areas, or program, or with respect to any Preserve Lands, provided such waiver does not harm the natural resources or interfere with public safety or enjoyment. No fees may be waived. The Board of County Commissioners shall set fees and charges for all facilities and programs. Fees for County- sponsored special events shall be set by the Board prior to the event. Those fees not identified in the fee policy are approved by the Board of County Commissioners through the budgeting process the division will identify those fees each year as they are created and applied to the budget). Consistent with Collier County's policy of ensuring all citizens equal opportunity to participate in programs, any resident requesting special consideration must substantiate to the Parks and Recreation Director proof of financial need for child care programs. All information provided is not confidential but will be used only for the purpose of establishing reduced or waived program fees. Rates and charges can be modified on a case-by-case basis if approved by the Parks and Recreation Director for special promotional sales, and advertisements, contractors working on park property, volunteer organizations participating in Keep Collier Beautiful, Bay Days, and related clean-up events, visiting investigators conducting research on park property, and schools, colleges and universities participating in field based education programs that provide a valid public purpose or stimulate increased utilization of programs. III. LICENSE AND FEE POLICIES. a.The County Parks and Recreation Division Facilities and Outdoor Areas License and Fee Policy is hereby re-established as set forth in Exhibit A to this Resolution. b.The Conservation Collier Preserve Lands License and Fee Policy is hereby established as set forth in Exhibit B to this Resolution. c.The Golden Gate Community Center Fees are set forth in Exhibit C to this Resolution. IV. EFFECTIVE DATE. This Resolution shall become effective upon adoption. BE IT FURTHER RESOLVED that this Resolution replaces and supersedes Resolution No. 2018-44,No. 2016-245, Resolution No. 2008-26 all in their entirety. 04-PKR-01113/1415388/1]2 r Q THISRESOLUTION ADOPTED after motion, second and majority vote favoring same, this 1e day of 2018. ATTEST:BOARD 4F C'. 'TY '. IONERS CRYSTAL K. KINZJL,Clerk COL R 4i1 , " ,X6' ".A Attest as to Chairman's , De" Clerk 'ANDY SOLIS, CHAIRMAN sign ture only roved as to form an.` .gality: olleen M. Greene Assistant County Attorney 04-PKR-01113/1415388/1]3 EXHIBIT A Collier County Parks and Recreation Division Facilities and Outdoor Areas License and Fee Policy CLASSIFICATIONS A. Facility License Definitions and Uses 1. Outdoor Areas: Open space or land owned or leased by the Parks and Recreation Division. Such outdoor areas shall include, but not limited to, sports fields, playgrounds, swimming pools and/or other park and recreation areas, excluding Golden Gate Community Center. (As to Golden Gate Community Center, refer to Section Q, herein). Outdoor areas shall be used for those purposes designated or implicit in their character. Any deviation from normal appropriate use shall require express prior permission from the Parks and Recreation Director or designee. 2.Facilities: Buildings and dwellings owned or leased by the Parks and Recreation Division. Such facilities include, but are not restricted to, community center areas and rooms, gymnasiums, pavilions, shelters, and other areas located in the Parks and Recreation structures, excluding the Golden Gate Community Center. (As to Golden Gate Community Center, refer to Section Q, herein). Facilities shall be used for those purposes designated or implicit in their character. Any deviation from these intended normal uses shall require express prior permission from the Parks and Recreation Director, or designee. 3.Programs: Recreation activities conducted on land or in facilities owned or leased by Collier County. Such activities include, but are not restricted to: athletic, clinic, instructional and interpretative seminars for preschool, youth, adult, senior and special populations. Any deviation from these intended normal uses shall require express permission from the Parks and Recreation Director, or designee. 4. Vehicle Parking Fees: Parking lots at Collier County beach parks and accesses, to include, but not limited to, the following: Tigertail Beach, Barefoot Beach Access, Barefoot Beach Preserve, Clam Pass Park, Conner Park, Vanderbilt Beach, North Gulf Shore Access, and South Marco Beach Access. 5.Boat Launch Fees: Ramp use at Collier County owned and operated boat launch facilities to include, but not limited to, Port of the Isles Marina, Goodland Boating Park, Bayview Park, Cocohatchee River Park, Caxambas Park, and Collier Boulevard Boating Park. 04-PKR-01113/1415388/1]4 6.Boat Dock Fees: Dock fees for recreational and commercial vessels at all Collier County owned and operated marinas whether operated directly by the County or through a County Concessionaire Agreement with a vendor. B. User Categories — Applicable to all indoor and outdoor areas Governmental entities are not subject to fees. All other facility users shall have fees determined by the category of the entity. Note: All parks shall remain open to the public. The two categories are: 1. Category I — Federal Income Tax Exempt Entities, Registered Charities, Not-for-Profit Groups. a.Federal Income Tax Exempt Entities Groups that are exempt from taxation under any subsection of Section 501(c) of the Internal Revenue Code. The following civic associations will not be subject to fees for their one general membership meeting per month: East Naples Civic Association, Golden Gate Estates Civic Association, Golden Gate Civic Association, Immokalee Civic Association, and Second District Association. b. Specified Sales Tax Exempt Entities Those entities that are exempt from Florida sales taxes pursuant to Subsection 212.08 (7), Florida Statutes such as a home for the aged, nursing home, hospice, or an organization whose primary purpose is to provide special educational, cultural, recreational, or social benefits to minors, or is a religious, charitable, scientific, educational, or veterans' organization. c.Local Not-for-Profit Groups or Non-Profit Groups Entities, irrespective of tax exempt status, which are not-for-profit corporations, organizations or other not-for-profit entities that are of Collier County origin, have their principal location in Collier County, and of which fifty per cent (50%) of the group's membership are residents of Collier County, with a primary purpose to provide social services to others or to protect interests outside of the group, such as the environment, endangered animals, disadvantaged persons, or some other similar external interest. The primary focus of these groups is outward looking and away from the personal interests of the group's members. d. Other Local Not-for-Profit Groups 04-PKR-01113/1415388/1]5 C40 Those entities, irrespective of tax exempt status, which are not-for-profit corporations, organizations or other not-for-profit entities that are of Collier County origin, have their principal location in Collier County, and of which fifty per cent (50%) of the group's membership are residents of Collier County, but the group's primary purpose is not to provide social services to individuals who are not bona fide members of the group or is not to protect interests outside of the group. This category includes property owners' associations, political groups, and all other special interest oriented teams or clubs such as hobbyists' clubs, chess clubs, radio clubs, hunters and fishermen clubs, stamp, coin, and other collectors' clubs; garden clubs, car clubs, and all other similar clubs, groups or organizations. The primary focus of these groups is inward toward the group's members. 2. Category I I —All Others Each individual, group, organization or entity that is not within Category I. II. FEE STRUCTURE - (All fees are exclusive of sales taxes unless otherwise noted). A. Category I User Fees Facility Rates (excluding league play and special facilities; i.e., swimming pool, etc.) Facility Type Rate Per Hour Security Unless Deposit otherwise indicated) Indoor Room under 1,500 sq ft 10.00 50.00 Indoor Room 1,501 - 3,000 sq ft 15.00 100.00 Indoor Room 3,001 sq ft & over 20.00 100.00 Gymnasium 30.00 100.00 Small Pavilion 10.00 25.00 Large Pavilion 20.00 25.00 NCRP Indoor Room under 1,500 sq ft 15.00 50.00 NCRP Indoor Room 1,501-3,000 sq ft 25.00 100.00 NCRP Indoor Room 3,001 sq ft & over 50.00 100.00 NCRP Gymnasium (per court) 30.00 100.00 Sugden Amphitheater 30.00 60.00 Open Space (100 x 100) 10.00 n/a Athletic Facilities for General Use (i.e. Special $20.00 80.00 Events, Picnics, Carnivals, etc.) Athletic Facilities for Athletic Use $15.00 n/a Football/Soccer, Soft/Baseball, Little League, Sports Pavilion, Roller Hockey) Basketball/RacquetballNolleyball/Tennis Courts $5.00 n/a 04-PKR-01113/1415388/1]6 Outdoor Lighting 10.00 n/a Per event/Daily Sugden Regional Park for a Countywide Event $800 per day $200.00 Immokalee Airport Park for a County wide Event $500.00 per $200.00 day 1.Rental fees do not include setup and break down of facility. An additional 20.00 per hour per staff person charge will apply should you require this service. 2.If a security deposit was collected; it will be refunded in full if the facility is returned in the condition in which it was received. B. Category II User Fees 1.Facility Rates (excluding special facilities; i.e., swimming pool, etc.) Facility Type Rate Security Per Hour Deposit Unless otherwise indicated) Indoor Room under 1,500 sq ft 25.00 50.00 Indoor Room 1,501 - 3,000 sq ft 45.00 100.00 Indoor Room 3,001 sq ft & over 60.00 100.00 Gymnasium 60.00 100.00 NCRP Indoor Room under 1,500 sq ft $40.00 50.00 NCRP Indoor Room 1,501-3,000 sq ft $80.00 100.00 NCRP Indoor Room 3,001 sq ft & over $125.00 100.00 NCRP Gymnasium (per court) 60.00 100.00 Small Pavilion 10.00 25.00 Large Pavilion 20.00 25.00 Sugden Amphitheater 60.00 60.00 Sugden Open Space 60.00 n/a Open Space (100 x 100) 20.00 n/a Athletic Facilities for General Use (i.e. $30.00 80.00 Special Events, Picnics, Carnivals, etc.) Athletic Facilities for Athletic Use $25.00 n/a Football/Soccer, Soft/Baseball, Little League, Sports Pavilion, Roller Hockey) Basketball/Racquetball/Volleyball/Tennis $12.00 n/a Courts Outdoor Lighting 10.00 n/a per night Sugden Regional Park fora Countywide $1,200 200.00 Event per day Immokalee Airport Park for a Countywide $1,000 200.00 event per day 04-PKR-01113/1415388/1]7 c® Beach Wedding 100.00 n/a 2.Rental fees do not include setup and break down of facility. An additional 20.00 per hour per staff person charge will apply should you require this service. 3. The security deposit will be refunded in full if the facility is returned in the condition in which it was received. C. Additional Fees: Categories I and II Service Additional Fee Per Hour Rental during non-business hours $20.00 hours that are not normal divisional operation) Additional staff members 20.00 per hour per staff member needed as determined by division Special requests or additional Per hour fee determined by clean up required division, based on cost D. Beach Parking Facilities Fees; Boat Launch Facilities Fees; Boat Dock Fees 1.Beach Parking Facilities Fees a.Beach parking facilities, including and not limited to; Barefoot Beach Preserve, Barefoot Beach Access, Clam Pass Park, Conner Park, North Gulf Shore Access, Tigertail Beach, South Marco Beach Access, Vanderbilt Beach have a parking fee, inclusive of sales tax, at a rate of $8.00 per day. Collier County residents may obtain a beach parking permit at no charge. Permits will be valid for one year. Vehicles with permits will be exempt from daily parking fees at all beach parking facilities. This permit will be permanently affixed on the bottom, inside, driver's side of the windshield. b. Commercial entities and organizations operating excursion or shuttle services, delivering equipment or off-site non-contracted (exclusive) beach amenities, may purchase commercial beach parking permits for $1500 annually, which shall be valid for one year from the date purchased. In the alternative, the same commercial entity or organization may pay a daily fee of two times the per vehicle day fee. Commercial beach parking permits may be purchased at designated Collier County Park locations. 2.Boat Launch Facilities Fees a.Boat launch facilities, including and not limited to, Caxambas Park, Cocohatchee River Park, Collier Boulevard Boating Park, Port of the 04-PKR-01113/1415388/1]8 C islands, Goodland Boat Park, Isles of Capri Paddlecraft park and Bayview Park, shall have a launch fee, inclusive of sales tax, at a rate of $8.00 per launch per day for motorized vessels and $4.00 per launch per day for non- motorized vessels. The annual fee for boat launch facilities will be $100 and $50 for non-motorized vessels. b. Overnight parking may be permitted at the following marina locations: (1) Port of the Isles Marina, and (2) Collier Boulevard Boat Ramp. The overnight parking fee is $10.00 per night. The boat launch fee is $8.00 per vessel per launch. A permit is required. Overnight permits for designated marina locations may be acquired at designated Collier Park locations. c. Annual Commercial Launch Permits are required for any commercial activity conducted at all Collier County Boat Launch Facilities. Commercial Launch Permits must be purchased at designated Collier Park locations for a cost of $100.00 per tow vehicle. Additionally, permit holders will be required to pay the applicable daily launch fee per vessel, per launch for motorized and non-motorized vessels directly involved in commercial activity. All commercial permits expire December 31st regardless of date of purchase. 3.Boat Dock Fees Recreational and commercial boat dock fees range from $10.00 to $13.00 per foot monthly. The amount is determined based on location at Marina. Each Marina maintains a map with designated parking location identified. E. Concession Fees 1.For each concession booth/location in conjunction with rental or event except for NCRP) a $20.00 fee per day or 20% of gross revenues per day, whichever is greater, for each concession booth or location. 2. Concessionaires contracted by the County to serve the general public will pay a negotiated fee in lieu of the general facility use fee schedule. 3.Organizations operating concessions for Collier County co-sponsored leagues will be charged $5.00 per hour of operation. F. Special Events (Annual) 1. Snow Fest 2.00 per person (3 and under—free) 2. Christmas Around the World 1.00 per person (3 and under—free) 3. Ski Party 400.00 (3 hours) The Division may allow for parking/gate fees associated with outdoor/indoor events. Fees may be negotiated per event based on event needs. 04-PKR-01 113/1415388/I]9 C Vendor Fees Definition: A special event vendor is defined as a vendor who sets up a 10' x 10' booth or occupies a specific 10' x 10' area at a special event, such as, but not limited to, a festival or concert for the purposes of selling goods and services at that special event. Fee Schedule Matrix Estimated Attendance Single Day Vendor Fee Under 300 20.00/hr. 301 to 500 25.00/hr. 501 to 1000 30.00/hr. 1001 to 5000 40.00/hr. Over 5000 50.00/hr. G. Instructional Fees 1.Programs Fee Assessment: per hour or per participant basis. Paddleboard Lessons Three (3) one (1) hour sessions 60.00 One (1) hour private sessions 25.00 Special Needs Sailing Spring 15.00 Winter 15.00 Ranger Guided Canoe Trips 10.00/Person 2.Non-Staff Instructor(s): The County shall pay 65% to the non-staff instructor(s) and 35% to the County for all such instructional programs conducted on Collier County facilities. 3. The pro-ration for instructional programs conducted on non-county facilities shall be 70% to the non-staff instructor(s) and 30% to the County. H. Athletics 1. General Collier County Parks and Recreation Sports Leagues: Minimum registration fee per participant/per league session Adult $30.00 Youth $30.00 2.North Collier Regional Park Adult Softball League Minimum registration fee per team/per league session 04-PKR-01113/1415388/11 10 Fall and Spring Session: $730.00/team Session include certified umpires and fourteen (14) regular season games with one (1) playoff game. Summer Session: $450/team Session includes certified umpires and eight (8) regular season games with one (1) playoff game. 3. Collier County Parks and Recreation Co-sponsored Leagues Fees are applicable to Category I users only. League Type Minimum Registration fee per participant per league play Adult 30.00 Youth 1.00 includes play-offs or per registered youth per week all-star play) 4. Clinics/Camps (Facility Rental): a.For clinics conducted on any County facility, 65% of the fees go to the group or individual(s) and 35% of the fees go to the County. b.For clinics conducted on any non-County facility, 70% of the fees to the group or individual(s) and 30% of the fees to the County. c.If the clinic is free of charge to participants, regular facility rental fees will apply. 5. Tournament Fees Fees will be determined on a tournament-by-tournament basis based on, but not limited to, the following criteria: direct operational costs, duration of tournament, staffing, merchandise sales, category status, sponsored or co- sponsored parking and food concessions. Collier County Racquet Centers: 1.Pelican Bay Community Park Tennis Facility Service Rate Court Fees 10.00 per person per 11/2 hr Single Annual Membership $377.36 Couple Annual Membership $662.00 1/ 2 Hour Private Lesson 38.00 1 Hour Private Lesson 65.00 Round Robins 5.00 members 12.00 non-members 04-PKR-01113/1415388/1] 11 The above court fees and membership rates do not include sales tax. J. Collier County Aquatic Facilities Key to abbreviations: GGAC=Golden Gate Aquatic Complex, ISC=lmmokalee Sports Complex, SNF = Sun-N-Fun Lagoon, ELAC=Eagle Lakes Aquatic Center Fee for Non-Collier County public schools and colleges and universities during regular operating hours is $35.00 per hour unless superseded by separate agreement. Collier County Public Schools are fee exempt; however, they are required to pay 15.00 per hour per lifeguard or instructor, if not during regular operating hours. This fee exemption does not apply to the Sun-N-Fun Lagoon. 1.Entrance Fees (plus applicable sales tax) 3 3-17 years Adults (18+) Senior Discount Discounted 100% years old(Under (Over 48"60+yrs) Rate for Service- and 48" for for Sun-N- Collier Connected under Sun-N-Fun only)County and/or Fun only) Veterans Permanent and Total Disability Rating ELAC Free $1.50 2.00 1.50 1.00 FREE GGAC Free $1.50 2.00 1.50 1.00 ISC Free $1.50 2.00 1.50 1.00 FREE SNF Free $6.00 13.00 9.00 Showa 8.00 Florida Driver's License with a Collier County address and receive a 2.00 discount off the over 48" admission fee 04-PKR-01113/1415388/1] 12 2.Pass Fees (inclusive of sales tax) Type Under 48"Over 48" Senior Family ELAC 3 month $40.00 60.00 40.00 100.00 GGAC 3 month $40.00 60.00 40.00 100.00 ISC 3 month $40.00 60.00 40.00 100.00 ELAC Seasonal** $55.00 80.00 55.00 135.00 GGAC Seasonal** $55.00 80.00 55.00 135.00 ISC Seasonal** $55.00 80.00 55.00 135.00 SNF Seasonal** $85.00 115.00 85.00 195.00 SNF Seasonal** 232.00 Non- Residents) No corporate discounts on pool passes. Seasonal pass rates are for Collier County residents only. The Sun-N-Fun Lagoon is the only facility with an annual pass (family only) for out-of-County residents. Please check dates and hours of operation at facility. 3. Swimming Instructional Fees GGAC ISC ELAC Children's 1/ 2 40.00 per 10.00 per 40.00 per hour classes participant participant participant Children's 3/ 4 45.00 per 15.00 per 45.00 per hour classes participant participant participant Adult 3/ 4 hour 45.00 per 15.00 per 45.00 per classes participant participant participant 15. Private Lessons hour 1/2 per '/2 n/a Z ho00 per ur 4.Pool Rentals GGAC, ISC & ELAC (exclusive of sales tax) Each pool includes one staff member. One pool 50.00 first hour Each additional hour $35.00 per hour Each additional pool 35.00 per hour per pool Additional staff 15.00 per hour per lifeguard 4.Sun-N-Fun Lagoon Fees Group/Facility Rental Fees User Rate Members of groups of 20 or more $4.25 plus tax daily fee who are less than 48 inches tall 04-PKR-01113/1415388/1] 13 Members of groups of 20 or more $7.55 plus tax daily fee who 48 inches tall or taller Entire Facility Rental 1500 per hour, 2-hour minimum $1000 each additional hour includes staff Partial Facility Rental 200 per hour, per pool excluding lazy river) 300 for lazy river No exceptions are made to Collier County Aquatic Facility rates. K. Collier County Fitness Centers Key to abbreviations: ELCP=Eagle Lakes Community Park, GGCP=Golden Gate Community Park, ISC=lmmokalee Sports Complex, NCRP=North Collier Regional Park, MHCP=Max Hasse Community Park. 1. Fitness passes are available as follows: Facility Daily Fee NCRP Fitness $7 GGCP Fitness $7 ELCP Fitness $7 MHCP Fitness $7 ISC Fitness 5 GGCP Pool Above see J ISC Pool Above see J NCRP Lap Above see J Pool ELAC Above see J 2. Fees associated with the pass types above are as follows. Daily walk-in and membership fees are subject to 6% sales tax. Fees Monthly 25 Annual 190 Spouse or Additional Family Member 100 Student (ages 13- 25, students ages 100 13 to 14 must be accompanied by an adult 3. Organization Discount on Annual Passes (corporations and not-for-profit organizations are eligible to participate in this discount) 04-PKR-01113/1415388/1] 14 Discount is based on employee/member participation, as follows: Employees Discount 5 - 9 10% 10 - 24 20% 25 and above 40% Discount does not apply to additional family members. L. Enclosed BMX, Skate and Pickleball Amenities Skate Annual Membership for Age 21 and under 10 Skate Annual Membership for Age 22 and older 25 BMX Annual Membership for Age 21 and under 10 BMX Annual Membership for Age 22 and older 25 Pickleball Annual Membership for Age 21 and under 10 Pickleball Annual Membership for Age 22 and older 2-5$50 M. Collier County Summer Programs, After School Programs, and No School Programs 1.Summer Programs 9-week session 600.00 each additional child) 540.00 1-week session 85.00 10% discount on each additional child from the same household after the first (does not include specialty camps). 2. After School Programs (each session below is equivalent to one semester) Full Session Elementary 25.00 per week Weekly Elementary 35.00 per week Full Session Middle 15.00 per week Weekly Middle 25.00 per week Transportation cost per week is additional and will be based on the current transportation contract. 3. No School Programs 1-day camp 17.00 1- week camp 85.00 04-PKR-01113/1415388/1] 15 Cdo 4. Collier County Parks and Recreation Specialty Camps Additional specialty camp fees are competitive market prices based on hours and type of instruction. 5. Scholarship/Sliding Fee Scale If applicable, scholarships are available based on a sliding fee schedule for child care programs. Sliding Fee Scale rates are based on Federal Poverty Limit (FPL) guidelines. Proof of income is verified through wage statements, W-2's, etc. The following formula will be used: of People in 60 % Scholarship 40 % Scholarship 20 % ScholarshipHousehold FPL 75% & ) FPL 100/based on Tax Return) 1 ) FPL 150% ) N. Refund Policy a.Program Registrations Satisfaction Guarantee Policy -If you are not satisfied with a class or are unable to participate for any reason, please contact us immediately. Our policy is to provide a 100% credit or refund (your choice) to anyone who makes a WRITTEN request before the start of the second class. Requests received after the second class will entitle participants to a prorated refund. Prorated refunds will be based on the number of classes remaining at the time the written application for refund is made. This offer does not include adult sports leagues or supplies purchased for the class. A 10% transaction fee may be applied to refunds. b.Facility Rentals If you are not satisfied with a facility or inclement weather prohibits usage, a written request must be submitted within 48 hours. The division Director or designee will make a determination if the refund will be granted. A 10% transaction fee may be applied to refunds. c.Point of Sale Refund If you are not satisfied with a facility or a service provided by the division, your request for a refund will be reviewed by the supervisor on duty. Current Finance Division refund policies will be followed. A 10% transaction fee may be applied to refunds. 04-PKR-01113/1415388/1] 16 S d.Balance on Account: Patrons have the option of leaving fund in the form of credit on their account to be applied to Collier County Parks and Recreation Division (CCPRD) services at a later date. i. Credit balances greater than $10 that remain inactive for longer than 12 months will be refunded to the main account holder at the address on file with the CCPRD. ii Credit balances of$10 or less that remain inactive for longer than 12 months will be donated to the CCPRD Scholarship Fund, as described in Paragraph R of this Fee Policy. Notice will be given to all patrons on their receipt of purchase that such balance of $10 or less will be deemed abandoned after 12 months of inactivity. O. Memorial Bench and Tree Donations 1. $2,000 Bench 2. $500 Tree P. Fines for Park and Beach Citations Chapter 89-440 Laws of Florida authorizes the Board of County Commissioners to designate employees of Collier County Parks and Recreation Division as Park Rangers. The Board of County Commissioners has granted Collier County Park Rangers with certain powers and duties, through Section 246-28 the Code of Laws and Ordinances. Chapter 97-347 (Special Act) as amended by Chapter 2006-337 further authorizing Park Rangers to write citations to appear before the Special Master. Code of Laws Citation Type Citation Fee 130-66 Parking Citation 30 130-67 (a) Handicap Parking Citation 250 246-28 (b)(11)Littering 100 246-28 (b)(4) Intoxicating Beverages 75 246-28 (b)(12)Glass Containers 100 246-28 (b)(8) Fires 100 246-28 (b)(13)Sea Turtles — Structure on Beach no Interaction 250 246-28 (b)(13)Sea Turtles — Interruption of Nesting 500 246-28 (b)(13)Sea Turtles — Grievous Harm Caused 1,000 246-28 (b)(13)Sea Turtles —Artificial Lighting/Non-Compliance 500 246-28 (b)(13)Gopher Tortoise Infraction up to $500 246-37 (I) Loud Music 100 246-37 (m) Nudity 100 98-58 (a)(7) Indecent Exposure 100 98-58 (a)(7) Blasphemous Language 50 246-37 (e) Chumming and Blood Baiting 75 246-28 (b)(13)Protection & Preservation of Wildlife 50 04-PKR-01113/1415388/1] 17 246-37 (d) Camping 75 246-28 (b)(14)Driving Motorized/Non-Motorized Vehicle/Beach 75 246-28 (b)(1) Deface or Disfigure County Property 250* 246-28 (b)(2) Protection of Vegetation 50 246-37 (k) Soliciting 100 246-28 (b)(13)Removal of Live, Natural Objects 100 246-28 (b)(1) Removal of Cultural Resources 100 246-28 (b)(7) Domestic Animals ((b)(2) Dogs) 50** All efforts will be made to ensure individuals who disfigure or deface County property in addition to the fines cited above pay for the property damage. In accordance with the Ordinance, the fine is to be no less than $50. Q. Golden Gate Community Center (See Exhibit C) The applicable Board is the GG Community Center Advisory Board (GGCCAB Ord. No. 08-27 and Resolution No. 08-154). 1. Golden Gate Taxing District Boundaries: West Boundary: Santa Barbara Boulevard to Logan Boulevard to First Avenue SW East Boundary: canal 1 mile east of County Road 951 North Boundary: First Avenue SW over 951 Boulevard and White Boulevard to the canal located 1 mile east of County Road 951 South Boundary: Palm Springs subdivision and Radio Road to Santa Barbara Boulevard 2.User Categories Class I: Charitable and Non-Charitable Not-for-Profit organizations Class II: Public and For-Profit organizations Class III: Civic organizations within Golden Gate MSTU District 3. Service and Sale of Alcoholic Beverages A. Serving of Alcoholic Beverages These provisions apply for any event where alcoholic beverages will be available. No alcohol may be made available without a valid Certificate of Insurance on file at the Golden Gate Community Center. User categories Class I and Class II, as previously defined in Q(2), above, the user must present a General Liability Policy for the date of use which specifically includes contractual liability and host liquor liability in an amount not less than Five Hundred Thousand Dollars ($500,000) at least four (4) weeks prior to the event. As determined by the County Risk Management Director, in the event of above average exposure Five Hundred Thousand Dollars ($500,000) liability coverage shall be required. In the event of 04-PKR-01113/1415388/1] 18 unusual or high exposure One Million Dollar ($1,000,000) liability shall be required. B. Sale of Alcoholic Beverages In the event any user intends to sell alcoholic beverages, they will be required to meet all State requirements regarding the sale of alcohol and obtain all required permits. Copies of said permits shall be filed with the Community Center Supervisor. The Center Supervisor shall contact Collier County Division of Risk Management for insurance requirements. C. Rules and Regulations for Users Serving Alcoholic Beverages 1.It is the responsibility of the user that no alcoholic beverage shall be allowed outside assigned meeting room(s) auditorium. 2. The user is responsible to ascertain that no alcoholic beverage shall be served to any person under the age of 21. 3. The user shall be responsible for the behavior of any parties with the user's group. 4. The user shall be responsible to assure that no alcoholic beverages are served during the last thirty (30) minutes of user's scheduled event. 5. The user will be responsible for supplying a Certificate of Insurance at least four (4) weeks prior to scheduled event (see insurance provisions). 6. The user will be responsible to comply with Chapter 562, Florida Statutes. 7. The user must abide by all other operational policies and procedures of the Golden Gate Community Center. Any violation of any of these rules can result in termination of the event. 8. The user must pay the cost of security provided by the Collier County Sheriff's Office. The fee is payable to Collier County Parks and Recreation at the time of payment for facility use. END OF EXHIBIT A 04-PKR-01113/1415388/1] 19 EXHIBIT B Conservation Collier Preserve Lands License and Fee Policy CLASSIFICATIONS A. Facility License Definitions and Uses 1.Outdoor Areas: Open space or land owned or leased by Collier County. Such outdoor areas shall include, but not be limited to, hiking trails, biking trails, equestrian trails, boardwalks, pastures, campgrounds, and/or other county Preserve Land areas. Outdoor areas shall be used for those purposes designated or implicit in their character. Any deviation from normal appropriate use shall require express prior permission from the County Manager, or his designee. 2.Facilities: Buildings and dwellings owned or leased by Collier County. Such facilities include, but are not restricted to, pavilions, shelters, the Pepper Ranch pole barn, the Pepper Ranch lodge, and other areas located in Collier County structures. Facilities shall be used for those purposes designated or implicit in their character. Any deviation from these intended, normal uses shall require express prior permission from the County Manager, or his designee. 3.Programs: Recreation activities conducted on land or in facilities owned or leased by Collier County. Such activities include, but are not restricted to: athletic, clinic, instructional and interpretive seminars for preschool, youth, adult, senior, and special populations. Any deviation from these intended normal uses shall require express permission from the County Manager, or his designee. B. User Categories — Applicable to all indoor and outdoor areas Governmental entities are not subject to fees. All other users shall have their fees determined by the category of the entity. Note: All Preserve Lands, unless reserved, shall remain open to the public during normal Preserve Land hours. The two categories are: 1.Category I - Federal Income Tax Exempt Entities, Registered Charities, Not- for-profit Groups. a. Federal Income Tax Exempt Entities Groups that are exempt from taxation under any subsection of Section 501(c) of the Internal Revenue Code. 04-PKR-01113/1415388/1] 20 b. Specified Sales Tax Exempt Entities Those entities that are exempt from Florida Sales Tax pursuant to Subsection 212.08 (7), Florida Statutes such as a home for the aged, nursing home, hospice, or an organization whose primary purpose is to provide special educational, cultural, recreational or social benefits to minors, or is a religious, charitable, scientific, educational, or veterans' organization. c. Local Not-for Profit Groups or Non-Profit Groups Entities, irrespective of tax exempt status, which are not-for-profit corporations, organizations or other not-for-profit entities that are of Collier County origin, have their principal location in Collier County, and of which fifty per cent (50%) of the group's membership are residents of Collier County, with a primary purpose to provide social services to others or to protect interests outside of the groups, such as the environment, endangered animals, disadvantaged persons, or some other similar external interest. The primary focus of these groups is outward looking and away from the personal interests of the group's members. d. Other Local Not-for-Profit Groups Those entities, irrespective of tax exempt status, which are not-for-profit corporations, organizations, or other not-for-profit entities that are of Collier County origin, have their principal location in Collier County, and of which fifty per cent (50%) of the group's membership are residents of Collier County, but the group's primary purpose is not to provide social services to individuals who are not bona fide members of the group or to protect interests outside of the group. This category includes property owners' associations, political groups, and all other special interest oriented teams or clubs, such as hobbyists' clubs; chess clubs; radio clubs; hunters and fishermen clubs; stamp, coin, and other collectors' clubs; garden clubs; car clubs; and all other similar clubs, groups or organizations. The primary focus of these groups is inward toward the groups' members. 2. Category I I —All others Each individual, group organization or entity that is not within Category I. II. FEE STRUCTURE. All fees are exclusive of sales tax unless otherwise noted. A. Category I User Fees 04-PKR-01113/1415388/1] 21 t d Facility Type Rate Per Hour Security Deposit Open Space 100 x 100 10.00 25.00 Pepper Ranch Preserve Visitor 10.00 300.00 Center Pepper Ranch Preserve Pole Barn 10.00 100.00 Pepper Ranch Preserve Visitor 15.00 300.00 Centerand Pole Barn Pepper Ranch Preserve Visitor 25.00 300.00 Center, Pole Barn, and Lawn for private event Rental fees to not include setup and break down of facility or area. These services must be provided by the user. B. Category II User Fees Facility Type Rate Per Hour Security Deposit Open Space 100 x 100 10.00 25.00 Pepper Ranch Preserve Visitor 25.00 300.00 Center Pepper Ranch Preserve Pole Barn 25.00 100.00 Pepper Ranch Preserve Visitor 45.00 300.00 Center and Pole Barn Pepper Ranch Preserve Visitor 65.00 300.00 Center, Pole Barn, and lawn for private event Rental fees to not include setup and break down of facility or area. These services must be provided by the user. C. Additional Fees: Categories I and II Service Additional Fee Per Hour Special requests or additional clean- Per hour fee determined by division, up required based on cost D. Hunt Fees Permit Fee — non-refundable. Permit fee is paid per hunt. HOG 55.00 DEER 80.00 TURKEY 105.00 FWC Youth Hunt* 75.00 04-PKR-01113/1415388/1] 22 c4O Youth Hunt Fee includes all meals and campsite accommodations for 1 child and 1 guardian during youth hunt weekend. E. Camping Fees 1. Primitive/Family-Eighteen ($18) dollars per night per campsite (sites limited to two tents and six people). 2. Primitive/Group-For Profit one hundred ($100) dollars per night per site (50 people maximum). 3. Primitive/Group-Non Profit fifty ($50) dollars per night per site (50 people maximum). F. Recognition Plaques 1.Bench - $2,000.00 with the ability to upgrade type of bench with the approval of the Board of County Commissioners. 2.Large scale interpretive signage - $2,000.00 G. Fines for Conservation Collier Citations Ordinance 2011-38 authorizes all authorized law enforcement officers, and all authorized County personnel to enforce the provisions of this Ordinance. Ordinance Citation Type Citation Fee 2011-38 Parking Citation 30 2011-38 Handicap Parking Citation 250 2011-38 Littering 100 2011-38 Intoxicating Beverages 75 2011-38 Glass Containers 100 2011-38 Fires 100 2011-38 Gopher Tortoise Infraction up to $500 2011-38 Loud Music 100 2011-38 Nudity 100 2011-38 Indecent Exposure 100 2011-38 Blasphemous Language 50 2011-38 Protection & Preservation of Wildlife 50 2011-38 Deface or Disfigure County Property 250* 2011-38 Protection of Vegetation 50 2011-38 Soliciting 100 2011-38 Removal of Live, Natural Objects 100 2011-38 Removal of Cultural Resources 100 2011-38 Domestic Animals ((b)(2) Dogs) 50** All efforts will be made to ensure individuals who disfigure or deface County property in addition to the fines cited above pay for the property damage. In accordance with the Ordinance, the fine is to be no less than $50. 04-PKR-01113/1415388/1] 23 H. Offsite Preservation Fees pursuant to Land Development Code Section 3.05.07 H.1.f. vi.a.and b. 1. Monetary payment alternative. Applicants shall make monetary payment to Collier County. Such funds shall be used by the County for the purchase and management of off-site conservation lands within the County. The monetary payment amount shall be based on the post development appraisal value per acre multiplied by the preserve requirement, then multiplied by 1.25 to establish the endowment amount. 2. Land donation alternative. In lieu of monetary payment, applicants may choose to donate land for conservation purposes at a ratio of 4:1 to Collier County or another government agency. Lands donated to Collier County must include a cash endowment for management of the land at a ratio of 4:1 of the acreage of the lands donated, and at a cost of $130,000 per acre or portions thereof, 3. Fee for initial exotic vegetation removal for lands donated to Conservation Collier - $16,000 per acre or portions thereof. III. CONCESSION FEES. A. For each Category II concession booth/location a $20.00 fee per event or 20% of gross revenues per day will be charged, whichever is greater, for each concession booth/location. B. Concessionaires contracted by the County to serve the general public will pay a negotiated fee in lieu of the general fee schedule. C. Category I users may conduct fundraising activities and/or sell merchandise without fees at Collier County co-sponsored events for the express purpose of fundraising for their organization. IV. SALE/SERVICE OF ALCOHOLIC BEVERAGES. The sale/service of alcoholic beverages is prohibited at all Collier County Preserve Lands. V. REQUIREMENTS CONCERNING USE OF GROUNDS AND FACILITIES. A. The user shall be responsible for submitting plans for security, crowd control, traffic, refuse, garbage, debris, and sewage disposal before, during and after operation of the event. Such plans should be submitted to the County Manager or his designee, for review and approval. B. The user shall clean up all debris, extinguish all fires when such fires are permitted, and leave the premises in good order, and the facilities in a neat and sanitary condition. No person shall dump, deposit, or leave any bottles, broken glass, ashes, paper or other trash anywhere on the ground of the preserves other than in proper receptacles provided therefore, and no such refuse or trash shall be 04-PKR-01113/1415388/1] 24 placed in any waters in or contiguous to the park. While receptacles are provided, all rubbish or waste generated by the event shall be carried away from Collier County Preserve Lands by the person responsible for its presence, and properly disposed of elsewhere. C. If sanitary service is not available at Preserve Lands, the user will be responsible for hiring a licensed sewage disposal business. D. The user shall be responsible for hiring necessary personnel to handle security, crowd control and traffic. E. Estimated attendance with groups of 30 or more must have $300,000 liability insurance and Board of Collier County Commissioners must be named as co-insured. F. If the facility and/or grounds are not returned in the condition they were found, the security deposit will be retained up to the amount necessary to return the facility to the condition found. END OF EXHIBIT B 04-PKR-01113/1415388/1] 25 EXHIBIT C GOLDEN GATE COMMUNITY CENTER Class I: Charitable and Non-Charitable Not-for-Profit Organizations Class II: Public and For-Profit organizations Class III: Civic organizations within Golden Gate MSTU District GOLDEN GATE COMMUNITY CENTER FEE PROPOSAL—2017 USER GROUPS All rates are hourly unless otherwise noted Class I - Federal Income Tax Exempt Entities, Registered Charities, Not For Profit Groups not covered in Class II Class II - All individuals and organizations not covered In Class I and Class III Class III - Civic organizations with home operations in the Golden Gate MSTU district, in which the rental is for the organization. RENTAL USER APPROVED DEPOSITS Auditorium all 200 Rooms all 50 Outdoor spaces all 200 RENTALS ROOMS< 1500 Sq Ft I 10 1/2 A)(1/2 B)C or D II 25 III 0 Wheels 1,2,or Gameroom I 10 I I 25 III 0 ROOMS AB 1500-3000 Sq Ft I 15 I I 45 III 0 ROOMS 3000+Sq Ft I 20 AUDITORIUM II 60 III 0 after 10 pm (change to after hours) all 20 20 per hour add'I for the space+$20 per hour per staff person GYMNASUIM I 30 I I 60 add sales tax) III 0 GYMNASIUM Fundraising(For Profit) 20 04-PKR-01113/1415388/1] 26 WHEELS/AMPHITHERTER and OPEN SPACE-no staff-DAILY RATE I 800 II 1200 III 0 AMPHITHERTER and OPEN SPACE I 50 II 100 III 0 WHEELS BMX TRACK+ 1 staff-HOURLY I 50 II 100 III 0 PAVILION SMALL I 10 II 10 III 0 PAVILION LARGE I 20 II 20 III 0 VENDOR SPACE Add'I 10'x 10' Vendor-under 300 attendees I, II 20 Vendor-301-500 attendees 1, 11 25 Vendor-501-1000 attendees I, II 30 Vendor- 1001-5000 attendees I, II 40 Vendor-over 5000 attendees 1, 11 50 Vendor-Any size event III 0 SKATE PARK(facility+1 staff) I 50 II 100 III 0 OPEN SPACE(100'x 100') I 10 II 20 III 0 KITCHEN I, II 25 III 0 04-PKR-01113/1415388/1] 27 C40 ENVIRONMENTAL ASSESSMENT / SITE AUDIT Conversion Site Caxambas Park Parcel ENVIRONMENTAL ASSESSMENT / SITE AUDIT Replacement Site 19th Street and 17th Street NW NATURAL COMMUNITIES SURVEYS Conversion Site and Replacement Site _____________________________________________________________ Parks and Recreation Department Public Services Division 1 Memorandum To: Amanda Townsend, Director, Public Services Department Operations Support Division Copy: Barry Williams, Director, Parks and Recreation Division; Jeanine McPherson, Assistant Director, Parks and Recreation Division; Alexandra Sulecki, Principal Environmental Specialist, Conservation Collier, Parks and Recreation Division; Toni Mott, Manager, Real Property Management, Facilities Management Division; Perry Peeples, Property Acquisition Specialist, Real Property Management, Facilities Management Division From: Melissa Hennig, Senior Environmental Specialist, Conservation Collier, Parks and Recreation Division Date: June 28, 2016 Subject: Land and Water Conservation Fund Caxambas Park Conversion Site Visits ________________________________________________________________________ On June 27, 2016, I conducted site visits to Caxambas Park and a proposed replacement park parcel off of 19th Ave. NW. No sensitive environmental conditions were observed at either site. Below is a brief summary of the environmental conditions at each location. Caxambas Park Caxambas Park is a 4.0 acre urban park built on top of urban fill soil. The park contains a boat ramp, 4 docks and 2 structures. No intact native vegetative communities are present. The eastern half of the park is primarily asphalt parking with some crushed shell public use and parking areas. The western half of the park is primarily open green space comprised of mowed St. Augustine grass (Stenotaphrum secundatum). Native trees and shrubs including gumbo llimbo (Bursera simaruba), cabbage palm (Sabal palmetto), seagrape (Coccoloba uvifera), buttonwood (Conocarpus erectus), coco plum (Chrysobalanus icaco), royal palm (Roystonea regia), and West Indian mahogany (Swietenia mahagoni) are present along the perimeter of the park and in 2 islands within the parking lot. One mahoe tree (Talipariti tiliaceum) - Florida Exotic Pest Plant Council (FLEPPC) Category 2 - is growing along the eastern boundary of the property. No other FLEPPC listed invasive exotic plants were present at the park. _____________________________________________________________ Parks and Recreation Department Public Services Division 2 Proposed Replacement Park Parcel The predominant vegetative community observed within the 9.1 acre proposed replacement park parcel is Cabbage Palm. Slash pine (Pinus elliottii), laurel oak (Quercus laurifolia) and some scattered cypress (Taxodium distichum) and red bay (Persea borbonia) exist within the canopy of the parcel, but the primary canopy species is cabbage palm. Understory includes: Brazilian pepper (Schinus terebinthifolia), common persimmon (Diospyros virginiana), wild coffee (Psychotria nervosa), winged sumac (Rhus copallinum), American beauty berry (Callicarpa Americana), myrsine (Myrsine cubana), and Florida bully (Sideroxylon reclinatum). Groundcover consists primarily of a mix of grasses and muscadine (Vitis rotundifolia). FLEPPC listed invasive exotic species observed within the groundcover include: Caesarweed (Urena lobata), natal grass (Melinis repens) and lantana (Lantana camara). This property does not appear to contain any wetlands. Although some cypress are present within the canopy and the underlying soil is mapped as hydric (Riviera Fine Sand, Limestone Substratum), no obligative or facultative wetland species were observed within the mid-story or groundcover. As is common throughout the Golden Gate Estates area of Collier County, a large canal along the northern portion of the parcel has most-likely drained the site, altering its hydrology. The northern portion of the parcel appears to have been partially cleared and may contain some fill. This section of the parcel is far less vegetated and contains an East-West ATV trail. Some small debris piles were observed along the trail. A large tire was also observed on the western portion of the property. Although no evidence of gopher tortoise (Gopherus polyphemus) – listed as Threatened in the State of Florida - was observed during the site visit and the habitat present is not preferred gopher tortoise habitat, it is recommended that a more comprehensive gopher tortoise burrow survey be conducted prior to development to confirm that no population is present. 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com REAL ESTATE APPRAISAL REPORT CAXAMBAS PARK CONVERSION 19th Street NW and 17th St NW Naples, Collier County, Florida, 34120 PREPARED FOR: Mr. Roosevelt Leonard, R/W-AC Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO# 4500203928 EFFECTIVE DATE OF THE APPRAISAL: July 27, 2020 DATE OF THE REPORT: August 11, 2020 REPORT FORMAT: Appraisal Report PREPARED BY: Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ #2984 RKL APPRAISAL AND CONSULTING, PLC 4500 Executive Drive, Suite 300 Naples, Florida 34119 RKL File Number: 2020-161 Approximate Boundary Lines of: Parent Tract: Highlighted in Blue Subject Parcel: Highlighted in Yellow Caxambas Park Conversion 19th Street NW and 17th St NW Naples, Florida 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com August 11, 2020 Mr. Roosevelt Leonard, R/W-AC Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Caxambas Park Conversion 19th Street NW and 17th St NW, Naples, Collier County, Florida, 34120 Client File: PO# 4500203928 RKL File Number: 2020-161 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the as is market value of the fee simple interest in the subject property. The intended users for the assignment are Collier County, Real Property Management and the Florida Department of Environmental Protection. The intended use of the appraisal is to assist Collier County in its determination of market value for a Federal Grant reallocation. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. The effective date of the subject appraisal is July 27, 2020. 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 Appraisal Standards for Federal Land Acquisitions, the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The subject parcel consists of 3.20 acres, or 139,392 square feet of vacant residential land. The parent tract consists of two adjacent parcels containing a total of 18.82 gross acres, or 819,799 square feet of vacant residential land. The usable area, net of the 80 foot drainage easement, is 16.39 acres or 714,034 square feet. The parent tract and subject parcel are zoned Estates (E) within the Estates Future Land Use Designation. Mr. Roosevelt Leonard, R/W-AC Collier County August 11, 2020 Page 2 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com 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 July 27, 2020 $170,000 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). 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. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ #2984 rzucchi@rklac.com; Phone 239-596-0800 Ext. 203 CAXAMBAS PARK CONVERSION TABLE OF CONTENTS TABLE OF CONTENTS Appraiser's Certification ..................................................................................................... 1 Executive Summary ............................................................................................................ 5 Photographs of Subject Property ........................................................................................ 7 Statement of Assumptions and Limiting Conditions ........................................................ 16 Scope of Appraisal ............................................................................................................ 18 Purpose of Appraisal, Property Rights Appraised, and Dates ...................................... 19 Client, Intended User, and Intended Use ...................................................................... 19 Definition of Market Value ........................................................................................... 20 Definition of Property Rights Appraised ...................................................................... 20 Summary of Appraisal Problems ...................................................................................... 20 Factual Data ...................................................................................................................... 21 Legal Description .......................................................................................................... 21 Area, City and Neighborhood Data .............................................................................. 23 Property Data .................................................................................................................... 25 Site Analysis ................................................................................................................. 25 Improvements ............................................................................................................... 28 Fixtures ......................................................................................................................... 28 Use History ................................................................................................................... 28 Sales History ................................................................................................................. 28 Rental History ............................................................................................................... 29 Assessed Value and Annual Tax Load ......................................................................... 30 Zoning and Other Land Use Regulations ...................................................................... 31 Data Analysis and Conclusions ........................................................................................ 36 Analysis of Highest and Best Use ................................................................................. 36 Valuation Methodology ................................................................................................ 41 Analyses Applied .......................................................................................................... 42 Sales Comparison Approach ......................................................................................... 43 Reconciliation and Final Value Estimate ...................................................................... 49 Exhibits and Addenda Location Map ........................................................................................................ Addendum A Comparable Data Maps ........................................................................................ Addendum B Detail of Comparative Data .................................................................................. Addendum C Plot Plan ................................................................................................................ Addendum D Other Pertinent Exhibits ....................................................................................... Addendum E Qualifications of Appraiser .................................................................................. Addendum F CAXAMBAS PARK CONVERSION APPRAISER'S CERTIFICATION Page 1 APPRAISER'S CERTIFICATION I have reconciled to the following value conclusion(s), as of July 27, 2020, 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 July 27, 2020 $170,000 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). 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. According to Section 1.2.4 of the Uniform Appraisal Standards for Federal Land Acquisitions: Appraisers should not link opinions of value under these Standards to a specific opinion of exposure time, unlike appraisal assignments for other purposes under USPAP Standards Rule 1-2(c). This requires a jurisdictional exception to USPAP because, as discussed in Section 4.2.1.2, the federal definition of market value already presumes that the property was exposed on the open market for a reasonable length of time, given the character of the property and its market. Similarly, estimates of marketing time are not appropriate for just compensation purposes, and must not be included in appraisal reports prepared under these Standards.1 While estimates of marketing time may be appropriate in other contexts and are often required by relocation companies, mortgage lenders, and other users, “provid[ing] a reasonable marketing time opinion exceeds the 1 Marketing Time refers to the period of time it would take to sell the appraised property, after the effective date of value, at its appraised value. CAXAMBAS PARK CONVERSION APPRAISER'S CERTIFICATION Page 2 normal information required for the conduct of the appraisal process”2 and is beyond the scope of the appraisal assignment under these Standards. The legal basis for this jurisdictional exception is found in Section 4.2.1 of the Uniform Appraisal Standards for Federal Land Acquisitions: The federal definition of market value is based on Supreme Court cases that establish and explain the market value standard as the measure of just compensation.3 It applies to all types of federal acquisitions that involve payment of just compensation, whether or not condemnation may be involved.4 In most situations, the market value measure “achieves a fair ‘balance between the public’s need and the claimant’s loss.’”5 Thus, while the “Court has never attempted to prescribe a rigid rule for determining what is ‘just compensation’ under all circumstances and in all cases[,] market value has normally been accepted as a just standard.”6 These Standards follow the practical, objective, clear, and administrable rule of market value as the measure of just compensation, established by the Supreme Court nearly 140 years ago.7 2 USPAP, Advisory Opinion 7, Marketing Time Opinions. 3 E.g., Kirby Forest Indus., Inc., 467 U.S. at 10; Almota Farmers Elevator & Warehouse Co. v. United States, 409 U.S. 470, 471-72, 474 (1973); United States v. Reynolds, 397 U.S. 14, 17 (1970); United States v. Miller, 317 U.S. 369, 374 (1943); McCoy v. Union Elevated R.R. Co., 247 U.S. 354, 359 (1918); Kerr v. S. Park Comm’rs, 117 U.S. 379, 386-87 (1886). 4 As discussed in Section 0.2.4, only the Supreme Court can define just compensation. See Miller, 317 U.S. at 380; United States v. New River Collieries Co., 262 U.S. 341, 343-44 (1923); Marbury v. Madison, 5 U.S. 137 (1803). 5 Duncanville, 469 U.S. at 33. Other measures of just compensation “are employed only ‘when market value [is] too difficult to find, or when its application would result in manifest injustice to owner or public.’” Kirby Forest Indus., Inc., 467 U.S. at 10 n.14 (quoting United States v. Commodities Trading Corp., 339 U.S. 121, 123 (1950)). 6 Commodities Trading, 339 U.S. at 123; see Kimball Laundry Co. v. United States, 338 U.S. 1, 5 (1949) (“The value of property springs from subjective needs and attitudes, its value to the owner may therefore differ widely from its value to the taker. Most things, however, have a general demand which gives them a value transferable from one owner to another. As opposed to such personal and variant standards as value to the particular owner whose property has been taken, this transferable value has an external validity which makes it a fair measure of public obligation to compensate the loss incurred by an owner as a res ult of the taking of his property for public use.”). 7 Horne v. Dep’t of Agric., 135 S. Ct. 2419, 2432 (2015) (“clear and administrable rule for just compensation”); United States v. 564.54 Acres of Land (Lutheran Synod), 441 U.S. 506, 511 (1979) (“relatively objective working rule . . . a useful . . . tool”); Kimball Laundry, 338 U.S. at 5 (“a fair measure of public obligation to compensate the loss incurred by an owner as a result of the taking of his property for public use”); Miller, 317 U.S. at 374 (“p ractical standard”); Bauman v. Ross, 167 U.S. 548, 574 (1897) (“The just compensation required by the constitution to be made to the owner is to be measured by the loss caused to him by the appropriation. He is entitled to receive the value of what he has been deprived of, and no more.”); Miss. & Rum River Boom Co. v. Patterson, 98 U.S. 403, 408 (1878) (“The inquiry in such cases must be what is the property worth in the market . . . from its availability for valuable uses.”). CAXAMBAS PARK CONVERSION APPRAISER'S CERTIFICATION Page 3 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 legal instructions, and are the personal, unbiased professional analysis, opinions and conclusions of the appraiser. 3. The appraiser has no present or prospective interest in the property appraised and no personal interest or bias with respect to the parties involved. 4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. The compensation received by the appraiser for the appraisal is not contingent on the analyses, opinions, or conclusions reached or reported. 6. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 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. 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 & Uniform Standards of Professional Appraisal Practice. 9. The appraisal was developed and the appraisal report prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions. 10. The appraisal was developed and the appraisal report prepared in conformance with the Appraisal Standards Board’s Uniform Standards of Professional Appraisal Practice and complies with USPAP’s Jurisdictional Exception Rule when invoked by Section 4.2.1 of the Uniform Appraisal Standards for Federal Land Acquisitions. 11. Rachel M. Zucchi, MAI, CCIM has made a physical inspection of the property appraised and that the property owner, or [his][her] designated representative, was given the opportunity to accompany the appraiser on the property inspection. 12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. CAXAMBAS PARK CONVERSION APPRAISER'S CERTIFICATION Page 4 13. No one provided significant real property appraisal assistance or professional assistance to the appraiser. 14. The appraiser has experience in appraising properties similar to the subject and is in compliance with the Competency Rule of USPAP. 15. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 16. The appraiser has 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. 17. Rachel M. Zucchi, MAI, CCIM has appraised this property on February 23, 2016 for Collier County. 18. 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 RZ #2984 rzucchi@rklac.com; Phone 239-596-0800 Ext. 203 CAXAMBAS PARK CONVERSION EXECUTIVE SUMMARY Page 5 EXECUTIVE SUMMARY GENERAL Subject: Caxambas Park Conversion 19th Street NW and 17th St NW, Naples, Collier County, Florida, 34120 Owner: Collier County (36915200008) and F. Norman Sullivan (36917160007) Intended Use: The intended use is to assist Collier County in its determination of market value for a Federal Grant reallocation. Intended User(s): Collier County, Real Property Management and the Florida Department of Environmental Protection. PROPERTY - PARENT TRACT Legal Description: Parcel #36915200008: Tract 81, Golden Gate Estates, Unit No. 7, Plat Book 4, Page 95 Parcel #36917160007: Tract 112, Golden Gate Estates, Unit No. 7, Plat Book 4, Pages 95 Tax Identification: 36915200008 and 36917160007 Land Area: Total: 18.82 acres; 819,799 square feet Parcel 36915200008: 7.92 Usable Acres or 345,038 Square Feet Parcel 36917160007: 8.47 Usable Acres or 368,996 Square Feet Total Usable: 16.39 acres; 714,034 square feet Flood Zone: Zone AE and AH Zoning: E - Estates Highest and Best Use As if Vacant Single-family residential development PROPERTY - SUBJECT PARCEL Legal Description: A legal description was not provided for the purpose of this appraisal. A sketch of the subject property is shown in Factual Data Section of Report and contained within the addenda of this report. Tax Identification: None; Identified as part of the Parent Tract ID 36915200008 and 36917160007 Land Area: Total/Usable: 3.20 acres; 139,392 square feet Flood Zone: Zone AE Zoning: E - Estates Highest and Best Use As if Vacant Single-family residential development VALUE INDICATIONS As Is Cost Approach: Not Developed Sales Comparison Approach: $170,000 Income Approach: Not Developed Reconciled Value(s): As Is Value Conclusion(s) $170,000 Effective Date(s) July 27, 2020 Property Rights Fee Simple CAXAMBAS PARK CONVERSION EXECUTIVE SUMMARY Page 6 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). 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. CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 7 PHOTOGRAPHS OF SUBJECT PROPERTY Subject Parcel - Easterly (Photo #1 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Subject Parcel - Westerly (Photo #2 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 8 Subject Photographs Subject Parcel - Northerly (Photo #3 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Subject Parcel - Southerly (Photo #4 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 9 Subject Photographs Parent Tract - Easterly (Photo #5 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Parent Tract, Dirt Trail - Westerly (Photo #6 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 10 Subject Photographs Parent Tract - Northerly (Photo #7 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Parent Tract - Southerly (Photo #8 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 11 Subject Photographs 19th Street Northwest - Northerly (Photo #9 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) 19th Street Northwest - Southerly (Photo #10 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 12 Subject Photographs Cypress Canal - Easterly (Photo #11 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Cypress Canal - Westerly (Photo #12 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 13 Subject Photographs 17th Street Northwest - Northerly (Photo #13 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) 17th Street Northwest - Southerly (Photo #14 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 14 Subject Photographs Olde Florida Golf Course, Abutting Property to North - Northerly (Photo #15 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Vacant Land, Abutting Property to West - Northwesterly (Photo #16 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 15 Subject Photographs Single-Family Home, Abutting Property to South - Westerly (Photo #17 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Single-Family Home, Abutting Property to South - Easterly (Photo #18 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 16 STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. 2. 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. 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. 2. 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 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. 3. 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. 4. 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. 5. 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. 6. 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 CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 17 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. CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 18 SCOPE OF APPRAISAL The problem to be solved is to estimate the as is market value of the fee simple interest in the subject property. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject has been identified by the legal description and the assessors' parcel number. Inspection: A complete on site inspection was made and photographs were taken. Market Area and Analysis of Market Conditions: A complete analysis of market conditions has been made. 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. Market Data Analyzed Geographical Area Golden Gate Estates Time Span January 2020 - August 2020 References Heidi Carlisle; Sun Realty Michael J. Ambrose; Ambrose Commercial Realty Gary Butler; Downing Frye Realty Inc Traci Noteboom; Downing Frye Realty Inc Denny Bowers; Compass Florida Naples Bill Gramer, P.E. AICP; Jacobs Asha Greenidge; Collier County Zoning Department Mariam Ocheltree; Collier County Zoning Department Toni A. Mott; Manager Collier County Real Property Management Robert M. Bosch; Manager, Right-of-Way Acquisition Collier County Transportation Engineering Division Data Sources Collier County Property Appraiser; Collier County Clerk of Courts; Southwest Florida MLS; Collier County Land Development Code; Collier County Future Land Use Element Highest and Best Use Analysis: A complete as vacant highest and best use analysis for the parent tract and subject parcel has been made. Physically possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 19 Valuation Analyses Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of 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, that is consistent with the highest and best use, as vacant land. Hypothetical Conditions: None. Extraordinary Assumptions: None. Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES The purpose of the appraisal is to estimate the as is market value of the fee simple interest in the subject property. The effective date of the subject appraisal is July 27, 2020. The date of inspection was July 27, 2020. The date of the report is August 11, 2020. CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Collier County, Real Property Management and the Florida Department of Environmental Protection. The intended use is to assist Collier County in its determination of market value for a Federal Grant reallocation. The appraisal is not intended for any other use or user. CAXAMBAS PARK CONVERSION DEFINITION OF MARKET VALUE Page 20 DEFINITION OF MARKET VALUE Market value is defined in Section 4.2.1 Uniform Appraisal Standards for Federal Land Acquisitions: Market value is the amount in cash, or on terms reasonably equivalent to cash, for which in all probability the property would have sold on the effective date of value, after a reasonable exposure time on the open competitive market, from a willing and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with neither compelled to buy or sell, giving due consideration to all available economic uses of the property. 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, 6th ed. (Chicago: Appraisal Institute, 2015) SUMMARY OF APPRAISAL PROBLEMS There were no abnormal appraisal problems in the valuation of the parent parcel or the subject parcel. CAXAMBAS PARK CONVERSION LEGAL DESCRIPTION Page 21 FACTUAL DATA Subject Identification The subject parcel consists of 3.20 acres, or 139,392 square feet of vacant residential land. The parent tract consists of two adjacent parcels containing a total of 18.82 gross acres, or 819,799 square feet of vacant residential land. The usable area, net of the 80 foot drainage easement, is 16.39 acres or 714,034 square feet. The parent tract and subject parcel are zoned Estates (E) within the Estates Future Land Use Designation. Subject: Caxambas Park Conversion 19th Street NW and 17th St NW (Parent Tract) Naples, Collier County, Florida, 34120 19th Street NW and 17th St NW (Subject Parcel) Naples, Collier County, Florida, 34120 Tax Identification: Parent Tract: 36915200008 and 36917160007 The subject parcel is not identified with a separate Tax Identification number. LEGAL DESCRIPTION The complete legal descriptions for the parent tract and the subject parcel are shown on the following page. CAXAMBAS PARK CONVERSION LEGAL DESCRIPTION Page 22 Legal Description of Parent Tract: Parcel #36915200008: and Parcel #36917160007: Legal Description of Subject Parcel: A legal description was not provided for the purpose of this appraisal. The following sketch (also included within the addenda of this report) was provided to define the subject parcel. CAXAMBAS PARK CONVERSION AREA, CITY AND NEIGHBORHOOD DATA Page 23 AREA, CITY AND NEIGHBORHOOD DATA 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 Two miles east of Everglades Blvd. West Generally County Road 951 The subject is located in Golden Gate Estates which 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 (I-75 exit 105) Overall, vehicular access is average. The subject property is accessed from Collier Boulevard which extends from Immokalee Road to the north to 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. provides access to Immokalee Road from the market area. 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. Demand Generators We have utilized STDB Online, an industry respected site analysis and demographic data provider, to analyze the subject’s market area demand generators. For the purposes of defining the market area, we utilize the boundaries of Collier Boulevard, Immokalee Road, Everglades Boulevard, and Interstate 75. As shown, population and households are CAXAMBAS PARK CONVERSION AREA, CITY AND NEIGHBORHOOD DATA Page 24 projected to grow by an average annual rate of approximately 1.6% per year through 2025. The average household income in the market area of $92,642 is less than the overall Collier County average of $108,633. 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. The residential, agricultural and commercial markets have been improving and prior to the coronavirus outbreak the overall real estate market was projected to continue to increase at a stabilized rate through 2020. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. CAXAMBAS PARK CONVERSION SITE ANALYSIS Page 25 PROPERTY DATA SITE ANALYSIS The larger parcel, or parent tract, is defined as two adjacent parcels containing a total of the 18.82 acres or 819,799 square feet parcel under the ownership of Collier County and F. Norman Sullivan (to be acquired by Collier County). According to the Collier County Property Appraiser the usable area, net of the 80 foot drainage easement, is 16.39 acres or 714,034 square feet. The subject parcel is located within the larger parcel, has the same ownerships, zoning, and the same highest and best use. The following description is based on our property inspection and public records. Identification Gross Land Area (Acres) Gross Land Area (Sq Ft) Usable Land Area (Acres) Usable Land Area (Sq Ft) Parcel No. 36915200008 9.13 397,703 7.92 345,038 Parcel No. 36917160007 9.69 422,096 8.47 368,996 Parent Parcel Total 18.82 819,799 16.39 714,034 Subject Parcel 3.20 139,392 3.20 139,392 Land Summary SITE - PARENT TRACT Location: The subject parent tract is bordered by 19th Street Northwest to the west, Cypress canal to the north, and 17th Street Northwest to the east. The Olde Florida Golf Club is located north of the Cypress canal. Current Use of the Property: Vacant residential. Shape: The site is roughly rectangular in shape. Road Frontage/Access: The subject property has average access with frontage as follows: 19th Street Northwest: 584 feet total; 504 feet (excluding the 80 foot drainage easement.) 17th Street Northwest: 657 feet total; 577 feet (excluding the 80 foot drainage easement.) The site has an average depth of 1,320 feet. It is located at the end of 19th Street Northwest and 17th Street Northwest bounded by Cypress canal to the north. Visibility: Average View: Cypress canal, Olde Florida Golf Course, and native vegetation. Topography: The subject parent tract is a heavily wooded parcel with level topography slightly below grade and no known areas of wetlands. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil CAXAMBAS PARK CONVERSION SITE ANALYSIS Page 26 conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: FP&L Sewer: None, private septic required for single-family home Water: None, private well required for single-family home 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 along 19th Street NW or 17th Street NW. Sidewalks: There are no sidewalks along 19th Street NW or 17th Street NW. Curbs and Gutters: There are no curbs or gutters along 19th Street NW or 17th Street NW. Curb Cuts: The subject is vacant with a couple dirt trails running through the site. Landscaping: Native and exotic vegetation Paving: 19th Street NW and 17th Street NW are paved roads. The subject has no site improvements. There is a narrow dirt trail running through the northern portion of the site. Irrigation Systems: The parent tract has no irrigation system. Mineral Deposits There are is no known existence of commercially valuable mineral deposits. Flood Zone: The subject appears to be partially located in an area mapped by the Federal Emergency Management Agency (FEMA). The subject appears to be partially located in FEMA flood Zone AE and Zone AH, which is classified as a flood hazard area. FEMA Map Number: 12021C 0410H FEMA Map Date: May 16, 2012 The subject appears to be partially located in a flood zone. The appraiser is not an expert in this matter and is reporting data from FEMA maps. Environmental Issues: We were not provided with an environmental assessment report for the purpose of this appraisal. Environmental issues are beyond our scope of expertise; therefore, we assume the property is not adversely affected by environmental hazards. Encumbrance / Easements: A current title report was not provided for the purpose of this appraisal. The parent tract is encumbered by a 30-foot wide road right-of-way easement along the western property line bordering the property's existing frontage to 19th Street Northwest, a 30-foot wide road right-of-way easement along the eastern property line bordering the property's existing frontage to 17th Street Northwest, and an 80- foot drainage easement (improved with Cypress Canal) along the northern property line. We are not aware of any additional easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or CAXAMBAS PARK CONVERSION SITE ANALYSIS Page 27 encumbrances. Site Comments: The site has average and typical utility overall. As discussed, the parent tract is encumbered by a ROW easement along the western/eastern property line bordering the property's existing frontage to 19th Street Northwest and 17th Street Northwest, and drainage easement (improved with Cypress Canal) along the northern property line. The ROW easements are typical in the Golden Gate Estates market area. The drainage easement is atypical; therefore, the usable area is valued, net of the drainage easement. SITE - SUBJECT PARCEL Location: The subject parcel is identified as the southerly 139,392 square feet or 3.20 acres of the parent tract. Current Use of the Property: Vacant residential. Shape: The site is elongated u-shaped. Road Frontage/Access: Average It is not a corner lot. Dimensions: Approximately 150 feet wide and 1,320 feet deep Visibility: Average View: Native vegetation Topography: The subject parcel is an uncleared heavily wooded parcel with level topography slightly below grade and no known areas of wetlands. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: FP&L Sewer: None, private septic required for single-family home Water: None, private well required for single-family home 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 along 19th Street NW or 17th Street NW. Sidewalks: There are no sidewalks along 19th Street NW or 17th Street NW. Curbs and Gutters: There are no curbs or gutters along 19th Street NW or 17th Street NW. Curb Cuts: The subject is vacant. Landscaping: Native and exotic vegetation Paving: 17th Street NW and 19th Street NW are paved roads. The subject has no site improvements. There is a narrow dirt trail running through the northwestern corner of the site. Irrigation Systems: The parent tract has no irrigation system Mineral Deposits There are is no known existence of commercially valuable mineral deposits. Flood Zone: The subject is located in an area mapped by the Federal Emergency Management Agency (FEMA). The subject appears to be partially located in FEMA flood zone AE and flood zone AH, which is CAXAMBAS PARK CONVERSION IMPROVEMENTS Page 28 classified as a flood hazard area. FEMA Map Number: 12021C 0410H FEMA Map Date: May 16, 2012 The subject appears to be partially located in a flood zone. The appraiser is not an expert in this matter and is reporting data from FEMA maps. Environmental Issues: We were not provided with an environmental assessment report for the purpose of this appraisal. Environmental issues are beyond our scope of expertise; therefore, we assume the property is not adversely affected by environmental hazards. Encumbrance / Easements: A current title report was not provided for the purpose of this appraisal. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. Site Comments: The site has average and typical utility overall. IMPROVEMENTS The parent tract and subject parcel are both uncleared heavily wooded parcels with no improvements. FIXTURES There are no fixtures that are significant to the overall valuation or are consistent with the highest and best use of the property. USE HISTORY To the best of our knowledge the parent tract and subject parcel have always been heavily wooded parcels with no improvements. SALES HISTORY Title to the parent tract and the subject parcel is held by Collier County (36915200008) and F. Norman Sullivan (36917160007). According to public records, the subject has not sold in an arm's length transaction in the last ten years. The subject Parcel #36915200008 last sold for $10 on March 15, 1984. The seller was Avatar Properties Inc. f/k/a GAC Properties Inc. and City National Bank of Miami and the buyer was Collier County. The transaction is recorded in Collier County Official Records Deed Book 1257, Page 794. This was not a market oriented transaction and did not represent market value. The subject Parcel #36917160007 last sold for $10 on August 6, 2018. The seller was F. Norman Sullivan, a single person, and the buyer was F. Norman Sullivan, for a life estate. The transaction is recorded in Collier County Official Records Deed Book 5544, Page 322. This was not a market oriented transaction and did not represent market value. CAXAMBAS PARK CONVERSION RENTAL HISTORY Page 29 The Collier County Transportation Right-Of-Way Group plans to acquire subject Parcel #36917160007 for the widening and extension of Vanderbilt Beach Road. 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 ten 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. RENTAL HISTORY There is no known rental history. CAXAMBAS PARK CONVERSION ASSESSED VALUE AND ANNUAL TAX LOAD Page 30 ASSESSED VALUE AND ANNUAL TAX LOAD The real estate tax assessment of the subject is administered by Collier County. The property tax identification number and assessed value of the property for tax year 2019 are as follows: ASSESSED VALUES - PARENT TRACT Tax Identification Number 36915200008 Land Assessed Value $296,725 Building Assessed Value $0 10% Assessment Cap -$202,719 Total Assessed Value $94,006 Tax Identification Number 36917160007 Land Assessed Value $318,100 Building Assessed Value $0 10% Assessment Cap -$217,446 Total Assessed Value $100,654 Totals Total Land Assessed Value $614,825 Total Building Assessed Value $0 10% Assessment Cap ($420,165) Total Assessment $194,660 Total Assessment per Land Acre $37,508 per usable area, net of assessment cap Rates, Taxes, More Tax Rate 1.71% Ad Valorem Tax Amount $3,322 Special Assessment Amount $0 Special Assessment Comments None Total Tax Liability $3,322 Property Tax Comments Parcel #36915200008 is owned by Collier County; therefore, no taxes are paid. The taxes shown are based on the 2019 millage rate. The taxes for Parcel #36917160007 are delinquent. A total of $2,594.84 is due if paid by August 31, 2020. The tax assessment for subject property is currently $37,508 per acre of usable area excluding the assessment cap. Based on our valuation analysis, the subject’s assessment appears low, but reasonable. Subject Parcel The subject parcel has the same ownerships and tax identification number as the parent tract. Therefore, it is included within the parent tract assessed value and does not have a separate assessed value. CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 31 ZONING AND OTHER LAND USE REGULATIONS The parent tract and subject parcel are zoned Estates (E) by Collier County. The purpose and intent of the estates district (E) is to provide lands for low density residential development in a semi-rural to rural environment, with limited agricultural activities. In addition to low density residential development with limited agricultural activities, the E district is also designed to accommodate as conditional uses, development that provides services for and is compatible with the low density residential, semi-rural and rural character of the E district. The E district corresponds to and implements the estates land use designation on the future land use map of the Collier County GMP, although, in limited instances, it may occur outside of the estates land use designation. The maximum density permissible in the E district shall be consistent with and not exceed the density permissible or permitted under the estates district of the future land use element of the Collier County GMP as provided under the Golden Gate Master Plan. ZONING Zoning Code E Zoning Authority Collier County Zoning Description Estates Permitted Uses 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. Current Use Legally Conforming The parent tract is legal and conforming use. The subject parcel has legally non-conforming frontage of 100 feet. Zoning Change Likely A zoning change is unlikely. Minimum Lot Area 2.25 acres or 98,010 square feet Minimum Floor Area 1,000 square feet Minimum Street Frontage 150 feet Set Back Distance Front and Rear Yards: 75 feet Side Yard Distance 30 feet, 37.5 feet for corner lots along longest side Maximum Density One dwelling unit per 2.25 acres. Maximum Building Height 30 feet CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 32 FUTURE LAND USE DESIGNATION Designation Estates Designation - Residential Estates Subdisdtrict Description The Estates Land Use Designation encompasses lands which are already subdivided into semi-rural residential parcels (2.25 acres as an average) essentially consisting of the Golden Gate Estates Subdivision. The area is identified as having potential for population growth far removed from supportive services and facilities. Expansion of the area shall be discouraged. Permitted Uses Uses permitted within the Residential Estates Subdistrict include Single-family residential development at a maximum density of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guesthouses. Conformity The subject property conforms to all requirements of the Future Land Use Element of the Comprehensive Plan. Concurrency As of the effective date of this appraisal, traffic, utilities, etc. are at concurrent levels with the future land use requirements. Moratorium As of the effective date of this appraisal, there are no building moratoriums affecting the subject property. Zoning Map Parent Tract Subject Parcel CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 33 Future Land Use Map Subject CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 34 Aerial Approximate boundary of subject parcel is highlighted in yellow and the parent tract in blue. CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 35 Sketch of Legal Description - Subject Parcel CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 36 DATA ANALYSIS AND CONCLUSIONS ANALYSIS OF 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. 8 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. Determination of the Larger Parcel According to the Uniform Appraisal Standards for Federal Land Acquisitions the appraiser must make a larger parcel determination in every appraisal developed under these Standards. According to Uniform Appraisal Standards for Federal Land Acquisitions Section 1.4.6: These Standards define the larger parcel as that tract, or those tracts, of land that possess a unity of ownership and have the same, or an integrated, highest and best use. Elements to be considered in determining the larger parcel are contiguity (or proximity) as it bears on the highest and best use of the property, unity of ownership, and unity of highest and best use. The larger parcel, or parent tract, is defined as the 18.82 acres or 819,799 square feet with 16.39 acres or 714,034 square feet of usable area (excluding the drainage easement along the northern border) under the ownership of Collier County and F. Norman Sullivan. The subject parcel is located within the larger parcel, has the same ownerships, zoning, and the same highest and best use. Highest and Best Use As If Vacant - Parent Tract Physically Possible The subject parent tract consists of two adjacent parcels containing a total of 18.82 acres or 819,799 square feet. The usable area, net of the 80 foot drainage easement, is 16.39 acres or 714,034 square feet. It has 584 feet of frontage along 19th Street Northwest or 504 feet excluding the 80 foot drainage easement, 657 feet along 17th Street Northwest or 577 feet excluding the 80 foot drainage easement, and 1,322 feet along the Cypress 8 The Dictionary of Real Estate Appraisal 6th ed. (Chicago: Appraisal Institute, 2015) CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 37 Canal. The physical characteristics of the subject tract should reasonably accommodate any use that is not restricted by its size. The subject's utilities are typical and adequate for the market area. The site is roughly rectangular in shape. The site appears to be partially located in a FEMA flood zone AE and AH area per FEMA Floor Map Number: 12021C 0410H, dated May 16, 2012, which is classified as a flood hazard area. There are no known physical reasons that would unusually restrict development. The site is considered to have a functional utility suitable for a variety of uses. Legally Permissible The subject site is zoned 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. The minimum allowable lot dimensions in the E zoning district are 2.25 acres with 150 feet of frontage. The parent parcel consists of 16.39 usable acres with 504 feet of frontage along 19th Street Northwest (excluding the 80 foot drainage easement) and 577 feet of frontage along 17th Street Northwest (excluding the 80 foot drainage easement). Therefore, the subject can be subdivided into up to seven legally conforming single- family lots. Oversized lots are desired by some market participants and any adjustments for size are partially offset by increased frontage and privacy. Larger 5.0+ acre lots are also desirable by some market participants and are in very limited supply especially within a close proximity to Collier Boulevard. 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. From 2006 through early/mid 2011 the Southwest Florida real estate market had been in those stages of the real estate cycle best described by The Appraisal of Real Estate, 14th Edition as decline and recession. The residential market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Aside from some signs of an upcoming decline, characterized by positive but falling demand, the overall real estate market was projected to continue to increase at a stabilized rate through 2020 prior to the coronavirus outbreak. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. In its 1st Quarter 2020 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.36% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 38 months. Homes prices in the state of Florida increased 7.07% over the past year (1Q 2019 - 1Q 2020) which was 12th in the nation. 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 parent tract can be subdivided into up to seven legally conforming single-family lots or it can be sold as one or two large oversized parcels. All options are viable in the marketplace. 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 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 Consider the size, class, and location of the property, the most probable buyer is an owner-user. Highest and Best Use As If Vacant - Subject Parcel Physically Possible The subject parcel is 3.20 acres or 139,392 square feet with approximately 150 feet of frontage along 19th Street Northwest and approximately 280 feet of frontage along 17th Street Northwest. The site is elongated u-shaped. The elongated u-shape reduces the width to approximately 75 feet near the center of the site. The subject's utilities are typical and adequate for the market area. The site is located in a FEMA flood zone AE area per FEMA Floor Map Number: 12021C 0410H, dated May 16, 2012, which is classified as a flood hazard area. Legally Permissible The subject site is zoned 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. Although the subject meets the minimum frontage requirements, the elongated u-shape reduces the width to approximately 75 feet near the center of the site. This is not atypical CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 39 in the marketplace as there are legally non-conforming lots with 75 feet of frontage and 660 feet of depth in existence. However, the reduced size and irregular shape will likely cause a minor narrowing of the pool of potential buyers. The subject consists of two adjacent parcels containing 1.2 and 2.0 acres of usable area. Separately, the parcels are legally non-conforming in size as the minimum size allowable under the current zoning is 2.25 acres. 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. From 2006 through early/mid 2011 the Southwest Florida real estate market had been in those stages of the real estate cycle best described by The Appraisal of Real Estate, 14th Edition as decline and recession. The residential market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Aside from some signs of an upcoming decline, characterized by positive but falling demand, the overall real estate market was projected to continue to increase at a stabilized rate through 2020 prior to the coronavirus outbreak. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positivel y in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. In its 1st Quarter 2020 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.36% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 7.07% over the past year (1Q 2019 - 1Q 2020) which was 12th in the nation. 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 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. CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 40 Most Probable Buyer Consider the size, class, and location of the property, the most probable buyer is an owner-user. The site will be divided into 13.19 usable acres (remainder) and 3.20 usable acres (subject parcel) and will both under Collier County ownership. Single-family residential development is the highest and best use of both parcels. CAXAMBAS PARK CONVERSION VALUATION METHODOLOGY Page 41 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 lease 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. CAXAMBAS PARK CONVERSION ANALYSES APPLIED Page 42 ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of 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, that is consistent with the highest and best use, as vacant land. CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 43 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. Comparables I have researched five comparables for this analysis. These are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre of usable area as the appropriate unit of comparison. Comp Address Date Price Land SF Comp City Price per Acre Acres Subject 19th Street NW and 17th St NW 7/27/2020 714,034 Subject Naples 16.39 1 15th St SW 1/31/2020 $220,000 217,800 1 Naples $44,000 5.00 2 21st St SW 4/30/2020 $210,000 217,800 2 Naples $42,000 5.00 3 29th St NW 6/12/2020 $164,000 108,900 3 Naples $65,600 2.50 4 265 29th St NW 5/26/2020 $225,875 108,900 4 Naples $90,350 2.50 5 1471 Golden Gate Blvd W 6/5/2020 $180,000 224,400 5 Naples $34,951 5.15 5.15 acre parcel located at the northeast corner of Golden Gate Blvd W and 15th St NW. Informal wetland determination shows 0.5 acres of very low quality wetlands located in the rear of the site. According to the report, if the isolated wetland is to be impacted only a FDEP general permit would be required. Listed 5/1/20 for $180,000. Heavily treed parcel located along east side of 29th St NW. Listed for $178,000 on 1/23/20. Collier County ERP Wetlands Determination letter dated 4/30/14 concludes the parcel does not compromise wetlands and will not require and ERP for development. Comments Adjacent 2.35 acre and 2.65 acre parcel located along east side of 21st St SW. Informal wetland determination shows site is uplands. Listed in July 2019 and reduced multiple times. Final reduction to $115,000 for each parcel or $230,000 for 5 acres. Parcels were combined into one parcel (36964480002) after purchase. Adjacent 2.5 acre parcels located along west side of 15th St SW. Informal wetland determination shows site is uplands. Listed in Nov. 2019 for $235,000. Single-family home (built 1982) was demolished with exception of the concrete slab and 18x40 plastic pool. Electric, septic, well, and irrigation are in place. A 1,500 SF building (1996) with steel beams and roll down garage doors and a separate storage shed. Seller had custom architectural plans available to build on the current slab. Listed for $329,900 in 7/18 and reduced multiple times. Most recent reduction to $250,000 in 12/19. Parcel No. 36915200008: 7.92 Usable Acres or 345,038 Square Feet Parcel No. 36917160007: 8.47 Usable Acres or 368,996 Square Feet CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 44 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. CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 45 Name Address City Date Price Acres Acre Unit Price Property Rights Fee Simple 0.0% Fee Simple 0.0%Fee Simple 0.0% Fee Simple 0.0% Fee Simple 0.0% Financing Cash to seller 0.0% Cash to seller 0.0% Cash to seller 0.0% Conventi onal 0.0% Cash to seller 0.0% Conditions of Sale Arm's Length 0.0% Arm's Length 0.0% Arm's Length 0.0% Arm's Length 0.0% Arm's Length 0.0% Market Trends Through 7/27/2020 3.0% Location % Adjustment $ Adjustment Acres % Adjustment $ Adjustment Topography / Wetlands % Adjustment $ Adjustment Shape % Adjustment $ Adjustment Zoning % Adjustment $ Adjustment Net Adjustments Gross Adjustments 25.0% 4/30/20207/27/2020 1/31/2020 $210,000 0.0% $90,350 2.50 $0 $34,951 $34,951 $90,805 0% 0% 5.15 25% $35,099 Golden Gate Estates -$9,080 -10% 0.5%0.4% 5.15 0% $0 $8,775 Naples 265 29th St NW $90,350 $0 0% $0 0% E None known -5%-5%0% 2.50 $0 0% Rectangular 2.50 -22% -$20,000 Rectangular $0 -$4,540 5.00 Rectangular $0 0% Rectangular Shed/Well/Septic -$3,292 0% -$6,584 Golden Gate Estates 0% $0 0% $0 Golden Gate Estates 0% 5.00 Comp 5 2.505.00 6/12/2020 1471 Golden Gate Blvd W 6/5/2020 Comp 4 Naples 265 29th St NW 5/26/2020 $225,875$220,000 29th St NW 1471 Golden Gate Blvd W $180,000$164,000 NaplesNaples 15th St SW 21st St SW 15th St SW Comp 3 Caxambas Park Conversion Land Analysis Grid Comp 1 Adjusted Acre Unit Price $44,000 $65,600 19th Street NW and 17th St NW 21st St SW NaplesNaples $65,600 29th St 5.00 Comp 2 $42,000 Transaction Adjustments 16.39 $44,000 $42,000 Fee Simple 0% Adjusted Acre Unit Price $44,639 Golden Gate Estates Golden Gate Estates 1.5% $0 Golden Gate Estates 0.7% $42,300 $0 7.92 / 8.47 E $0 None known None known 0% $0 None known $0 EE Rectangular MOL 0%0% $0 -15.0% 0.0%15.0% Rectangular 0% $0 E $0 $0 E $0 0% Negligible $65,839 0.4% 0%-10% Adjusted Acre Unit Price $55,964 $57,184 0.0% $44,639 0.0% $42,300 -37.0% 37.0% 25.0% $43,874 CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 46 Comparable Sale Adjustments Property Rights All the comparable sales transferred in fee simple; therefore, no adjustment for property rights is required. Financing All the comparable sales were cash transactions. No adjustments for financing were required. Conditions of Sale All the comparable sales were arm’s length transactions; therefore, no adjustment for conditions of sale is required. Market Conditions This appraisal was performed following public awareness that COVID-19 was affecting residents in the United States. At the time of the appraisal, COVID -19 was beginning to have widespread health and economic impacts. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. As discussed, aside from some signs of an upcoming decline, characterized by positive but falling demand, the overall real estate market was projected to continue to increase at a stabilized rate through 2020 prior to the coronavirus outbreak. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. According to the June 2020 Market Report released by the Naples Area Board of Realtors (NABOR), overall closed sales decreased 4.6% in June 2020 compared to closed sales in June 2019. Year-to-date closed sales are down 7.7% from 2019 year-to-date sales. Inventory decreased as well, June 2020 inventory decreased by 27.6% as compared to June 2019. However, the June report also confirms home values remain stable with the year-to-date median closed price of $350,000 up 3.2% from the 2019 year-to-date median price of $339,000. The June 2020 median price of $357,000 increased 8.2% from the June 2019 median price of $330,000. The following table summarizes single family metrics within the subject's East Naples market area. East Naples is defined by NABOR as Zip Codes 34114, 34117, 34120, 34137 which consists generally of properties east of Collier Boulevard. CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 47 As shown, the number of new listings is down 1.3% year-to-date while the number of closed sales up 1.2%. The median closed price increased by 3.7% year-to-date and the average sales price increased by 3.1%. However, it is noted this is unadjusted raw data and does not relate directly to the subject. The sales all occurred within the last six months. Based on the preceding analysis and considering underlying land will have a similar trend as single-family homes, a 3.0% average annual adjustment is applied. Location The comparables are all located within the Golden Gate Estates market area. Comparables 1 through 4 are located along interior streets similar to the subject. Comparable 5 is located at the corner of Golden Gate Blvd W and 15th Street NW. Parcels along Golden Gate Blvd typically sell for less than parcels along interior streets as Golden Gate Blvd is heavily traveled. Therefore, comparable 5 is adjusted upward accordingly. Comparables 3 and 4 are located along 29th Street Northwest and are closer to Collier Boulevard. They are both adjusted upward for their superior locations accordingly. The subject has frontage along Cypress Canal. The Cypress Canal buffers the lot from Vanderbilt Beach Road and prevents access from Vanderbilt Beach Road. The Olde Florida Golf Course is located just north of the Cypress Canal frontage. No adjustments could be quantified; however, this is considered within the overall conclusion of value. Size For this analysis, the sales range from 2.50 to 5.15 acres in size. As discussed, the parent tract consists of two adjacent 7.92 and 8.47 acre parcels. They can be legally subdivided into up to three and four lots respectively. Comparables 1, 2, and 5 can all be subdivided into two lots. Comparables 3 and 4 consist of single buildable lots of 2.50 acres. They are both adjusted downward as size and price per acre are typically inversely related. CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 48 Topography / Wetlands For this analysis, the subject and the comparables 1 through 4 are considered to be uplands with no wetland areas. Comparable 4 included a 1,500 square foot shed (1996), well and septic. It is adjusted downward to account for the estimated contributory value of the improvements. Comparable 5 included 0.50 acres of very low quality wetlands located near the rear of the site. According to the Informal Wetland Determination, if the isolated wetland is to be impacted only a FDEP general permit would be required. No adjustments are required. Configuration For this analysis, the sales were relatively similar in configuration; therefore, no adjustments are required. Zoning For this analysis, the sales have similar zoning and highest and best use; therefore, no adjustments are required. Sales Comparison Approach Conclusion The adjusted values of the comparable properties range from $42,300 to $57,184; the average is $48,792. All of the value indications have been considered, as well as consideration for the subject's Cypress Canal frontage, in arriving at my final reconciled per acre value of $53,000. The market value of the fee simple interest of the parent tract is estimated via the Sales Comparison Approach to have a unit value of $53,000 per acre. MARKET VALUE, PARENT TRACT Indicated Value per Acre: $53,000 Subject Size: 16.39 Indicated Value: $868,775 Rounded: $869,000 The subject parcel has the same highest and best use as the parent tract, single-family residential development. Any adjustments due to the subject parcel's smaller area are considered to be offset by the inferior configuration. Therefore, part taken, is also valued at $53,000 per acre. MARKET VALUE, SUBJECT PARCEL Indicated Value per Acre: $53,000 Subject Size: 3.20 Indicated Value: $169,600 Rounded: $170,000 CAXAMBAS PARK CONVERSION RECONCILIATION AND FINAL VALUE ESTIMATE Page 49 RECONCILIATION AND FINAL VALUE ESTIMATE 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. Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion(s), as of July 27, 2020, 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 July 27, 2020 $170,000 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). The value conclusion(s) are subject to the following hypothetical conditions and extraordin ary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. CAXAMBAS PARK CONVERSION EXHIBITS AND ADDENDA EXHIBITS AND ADDENDA CAXAMBAS PARK CONVERSION ADDENDUM A - LOCATION MAP ADDENDUM A LOCATION MAP CAXAMBAS PARK CONVERSION ADDENDUM A - LOCATION MAP Location Map CAXAMBAS PARK CONVERSION ADDENDUM B - COMPARABLE DATA MAPS ADDENDUM B COMPARABLE DATA MAPS CAXAMBAS PARK CONVERSION ADDENDUM B - COMPARABLE DATA MAPS Comparable Land Sale Map CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ADDENDUM C DETAIL OF COMPARATIVE DATA CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5398 Date 1/31/2020 Address 15th St SW Price $220,000 City Naples Price per Acre $44,000 State Florida Financing Cash to seller Tax ID 37010160107 and 37010160000 Property Rights Fee Simple Grantor Maria A. Freyre Days on Market 2 Months Grantee Lazaro Homes, LLC Verification Source Heidi Carlisle; Sun Realty Legal Description Acres 5.00 Topography Wooded Land SF 217,800 Zoning Type E - Estates Road Frontage 330 Environmental Issues None known Depth 660 Shape Rectangular Encumbrance or Easement Land Comparable 1 Transaction Site Comments Adjacent 2.5 acre parcels located along west side of 15th St SW. Informal wetland determination shows site is uplands. Listed in Nov. 2019 for $235,000. Golden Gate Estates, Unit No. 9, Tract 3 30' wide road ROW Easement along eastern property line, 15th St SW CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5397 Date 4/30/2020 Address 21st St SW Price $210,000 City Naples Price per Acre $42,000 State Florida Financing Cash to seller Tax ID 36964480002 and 36964480109 Property Rights Fee Simple Grantor Hazel Chin, Sherri-Ann Chin, and Suzanne Chin Days on Market 6-7 Months Grantee Andreas G Roth and Dina M. Roth Verification Source Michael J. Ambrose; Ambrose Commercial Realty Group Legal Description Acres 5.00 Topography Wooded Land SF 217,800 Zoning Type E - Estates Road Frontage 330 Environmental Issues None known Depth 660 Shape Rectangular Encumbrance or Easement Adjacent 2.35 acre and 2.65 acre parcel located along east side of 21st St SW. Informal wetland determination shows site is uplands. Listed in July 2019 and reduced multiple times. Final reduction to $115,000 for each parcel or $230,000 for 5 acres. Parcels were combined into one parcel (36964480002) after purchase. Comments Land Comparable 2 Golden Gate Estates, Unit No. 8, Tract 63 30' wide road ROW Easement along western property line, 21st St SW Site Transaction CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5362 Date 6/12/2020 Address 29th St NW Price $164,000 City Naples Price per Acre $65,600 State Florida Financing Cash to seller Tax ID 36863760108 Property Rights Fee Simple Grantor WS Naples, LLC Days on Market 3-4 Months Grantee Steven J. Buck and Shawna M. Buck Verification Source Gary Butler; Downing Frye Realty Inc Legal Description Acres 2.50 Topography Wooded Land SF 108,900 Zoning Type E - Estates Road Frontage 165 Environmental Issues None known Depth 660 Shape Rectangular Encumbrance or Easement Transaction Comments Land Comparable 3 Heavily treed parcel located along east side of 29th St NW. Listed for $178,000 on 1/23/20. Collier County ERP Wetlands Determination letter dated 4/30/14 concludes the parcel does not compromise wetlands and will not require and ERP for development. 30' wide road ROW Easement along western property line, 29th St NW S 1/2 of Tract 61, Golden Gate Estates, Unit No. 6 Site CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5356 Date 5/26/2020 Address 265 29th St NW Price $225,875 City Naples Price per Acre $90,350 State Florida Financing Conventional Tax ID 36862280003 Property Rights Fee Simple Grantor Timothy R. and Teresa M. Days on Market 20 Months Grantee Portal Glass Florida, LLC Verification Source Traci Noteboom; Downing Frye Realty Legal Description Acres 2.50 Topography Wooded Land SF 108,900 Zoning Type E - Estates Road Frontage 165 Environmental Issues None known Depth 660 Shape Rectangular Encumbrance or Easement Comments Single-family home (built 1982) was demolished with exception of the concrete slab and 18x40 plastic pool. Electric, septic, well, and irrigation are in place. A 1,500 SF building (1996) with steel beams and roll down garage doors and a separate storage shed. Seller had custom architectural plans available to build on the current slab. Listed for $329,900 in 7/18 and reduced multiple times. Most recent reduction to $250,000 in 12/19. Site Transaction Land Comparable 4 S 1/2 of Tract 38, Golden Gate Estates, Unit No. 6 30' wide road ROW Easement along eastern property line, 29th St NW CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5399 Date 6/5/2020 Address 1471 Golden Gate Blvd W Price $180,000 City Naples Price per Acre $34,951 State Florida Financing Cash to seller Tax ID 37062080002 Property Rights Fee Simple Grantor Gerardo A. Mederos individually and as Successor Trustee of the Dania Mederos Revocable Trust Days on Market 3 Days Grantee Windell and Cheryl L. Elliott Verification Source Denny Bowers; Compass Florida Naples Legal Description Acres 5.15 Topography Wooded Land SF 224,400 Zoning Type E - Estates Road Frontage 330 Environmental Issues None known Depth 680 Shape Rectangular Encumbrance or Easement Land Comparable 5 Transaction Site 5.15 acre parcel located at the northeast corner of Golden Gate Blvd W and 15th St NW. Informal wetland determination shows 0.5 acres of very low quality wetlands located in the rear of the site. According to the report, if the isolated wetland is to be impacted only a FDEP general permit would be required. Listed 5/1/20 for $180,000. Comments 50' wide ROW Easement along Golden Gate Blvd W and 30' wide road ROW Golden Gate Estates, Unit No. 10, Tract 33 CAXAMBAS PARK CONVERSION ADDENDUM D - SKETCH AND DESCRIPTION ADDENDUM D SKETCH AND DESCRIPTION XXXX X X XXXX XX XXXX X X X X X X X X X X X X X X X XXX XX XX X XX X X XX X X X X X X X XX XXXXX XX XX X X X X XX X XXXXXX X XX X XXX XX X X XXXXXX X XX X X X X XX X X XX X X XX X X X XXXXXX X XXXXXXXXXXXXXX XXXX X X XXXX XX XXXX X X X X X X X X X X X X X X X XXX XX XX X XX X X XX X X X X X X X XX XXXXX XX XX X X X X XX X XXXXXX X XX X XXX XX X X XXXXXX X XX X X X X XX X X XX X X XX X X X XXXXXX X XXXXXXXXXXXXXX 15.88 10.63 11.58 11.82 12.78 12.46 12.22 12.34 12.23 12.03 12.35 12.35 12.71 13.42 12.65 13.79 13.53 12.99 11.15 14.04 MB MB OBSCURED 12.9 12.7 12.1 10.2 12.1 12.1 11.1 11.1 11.1 11.0 11.1 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 12.4 MB A 11 12.48 11.9 12.7 12.4 13.8 11.8 11.7 11.8 12.5 12.6 12.4 11.8 11.7 12.1 12.3 11.8 12.4 12.5 12.5 9.9 10.0 9.8 9.8 10.1 10.2 10.2 12.8 10.1 11.8 11.6 11.7 11.7 11.5 11.8 11.8 11.7 11.6 11.5 11.7 11.6 12.4 12.1 11.6 11.9 11.7 11.711.7 11.7 11.7 11.7 11.7 11.4 11.4 11.4 11.3 11.4 11.4 11.4 11.4 11.4 11.4 11.5 11.6 11.7 11.8 11.9 11.9 12.3 11.9 11.8 11.7 11.5 11.411.4 11.6 11.4 11.5 12.2 12.2 11.6 11.6 11.5 11.5 11.4 12.4 11.9 11.8 12.2 12.3 12.3 11.6 11.8 12.2 12.4 11.6 11.4 11.7 11.8 11.5 11.5 11.6 11.6 11.8 11.6 11.5 11.6 11.6 12.5 12.9 12.6 12.2 12.3 12.4 12.4 12.5 11.6 11.7 11.8 11.6 11.6 11.7 11.8 11.7 11.6 11.2 11.6 11.7 11.7 DENSE WOODS DENSE WOODS DENSE WOODS DENSE WOODS OBSCURED OBSCURED OBSCURED OBSCURED MB MB MB A 11 12.48 SIGN (REAL ESTATE) HOGWIRE FENCE 4 O.H. WIRES METAL GATE CONC 4' CHAIN LINK FENCE #730 LIME ROCK METAL GATE #731 #794 #798 CONC LIM E ROCK2 GUY WIRES 4 O.H. WIRESGUY ANCHOR 11.0 9.3 11.3 11.3 11.0 SIGN (REAL ESTATE) HOGWIRE FENCE 4 O.H. WIRES METAL GATE CONC 4' CHAIN LINK FENCE #730 LIME ROCK METAL GATE #731 #794 #798 CONC LIM E ROCK2 GUY WIRES 4 O.H. WIRESGUY ANCHOR 566 567 568 569 570 85 86 PC STA. 86+56.5387 88PRC STA. 88+23.728990 91 PT STA. 91+29.5792 93 94 PC STA. 94+78.8295 96 97 98 PRC STA. 98+82.6199 100 101 PT STA. 101+01.22102CONST. 41 LF OF 24" PIPECONST. 56 LF OF 24" PIPECONST. 99 LF OF 18" PIPECONST. 41 LF OF 24" PIPECONST. 272 LF OF 24" PIPES-275 S-234 O-2D3 O-CS-2D CS-2D O-2D2 S-232 S-273 STREET19THVANDERBILT BEACH ROAD ( CR 862) 40'22'40'40'22'40'12'12'4'12'12'4'40'22'40'4'12'12'12'12'12'15.78 TYPE F CURB & GUTTER (TYP.) TYPE F CURB & GUTTER (TYP.) TYPE F CURB & GUTTER (TYP.) { CONST. BOTTOM OF CANAL 30'RELOCATED CYPRESS CANAL R/W R/W R/W R/W R/W 288.09' RT +09.41 452.99' RT +99.81 489.84' RT +57.40 526.85' RT +14.74 197.50' RT +33.20 RELOCATED CYPRESS CANAL POND 2D (SEE DETAIL SHEET) POND 2D (SEE DETAIL SHEET)1:31:21:21:31:31:21:21:3 472'R756'R45 6' R 2 4 7'RAPPROX. 2.0 ACAPPROX. 1.2 AC TOTAL 3.2 AC CAXAMBAS PARK CONVERSION ADDENDUM D - SKETCH AND DESCRIPTION Picture Location/Direction CAXAMBAS PARK CONVERSION ADDENDUM E - OTHER PERTINENT EXHIBITS ADDENDUM E OTHER PERTINENT EXHIBITS / $ 0 $ 0 $ 0 $ 296,725 $ 0 $ 296,725 $ 202,719 $ 94,006 $ 0 $ 0 Collier County Proper ty AppraiserProperty Summar y Parcel No 36915200008 SiteAddress*Disclaimer Site City Site Zone*Note Name / Address COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 City NAPLES State FL Zip 34112 Map No.Strap No.Section Township Range Acres *Estimated 4C06 327400 81 4C06 6 49 27 7.92 Legal GOLDEN GATE EST UNIT 7 TR 81 OR 1257 PG 794-803 Millage Area 286 Millage Rates *Calculations Sub./Condo 327400 - GOLDEN GATE EST UNIT 7 School Other Total Use Code 86 - COUNTIES INCLUDING NON-MUNICIPAL GOV.5.016 6.3741 11.3901 Latest Sales Histor y (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 03/01/87 1257-794 10/01/80 887-1448 06/17/80 881-1448 2019 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (-) 10% Cap (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after theFinal Tax Roll / Collier County Proper ty AppraiserProperty Detail Parcel No 36915200008 SiteAddress*Disclaimer Site City Site Zone*Note Name / Address COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 City NAPLES State FL Zip 34112 Permits (Provided for reference purposes only. *Full Disclaimer. ) TaxYr Issuer Permit #CO Date Tmp CO Final Bldg Type Land #Calc Code Units 10 ACREAGE 7.91 20 ACREAGE 1.21 Building/Extra Features #YearBuilt Description Area AdjArea / $ 0 $ 0 $ 0 $ 318,100 $ 0 $ 318,100 $ 217,446 $ 100,654 $ 318,100 $ 100,654 Collier County Proper ty AppraiserProperty Summar y Parcel No 36917160007 SiteAddress*Disclaimer Site City Site Zone*Note Name / Address SULLIVAN, F NORMAN 8281 LOWER EAST HILL RD City COLDEN State NY Zip 14033-9761 Map No.Strap No.Section Township Range Acres *Estimated 4C06 327400 112 04C06 6 49 27 9.68 Legal GOLDEN GATE EST UNIT 7 TR 112 OR 846 PG 382 Millage Area 286 Millage Rates *Calculations Sub./Condo 327400 - GOLDEN GATE EST UNIT 7 School Other Total Use Code 0 - VACANT RESIDENTIAL 5.016 6.3741 11.3901 Latest Sales Histor y (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 08/06/18 5544-322 12/01/79 846-382 12/01/79 846-379 2019 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (-) 10% Cap (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after theFinal Tax Roll / Collier County Proper ty AppraiserProperty Detail Parcel No 36917160007 SiteAddress*Disclaimer Site City Site Zone*Note Name / Address SULLIVAN, F NORMAN 8281 LOWER EAST HILL RD City COLDEN State NY Zip 14033-9761 Permits (Provided for reference purposes only. *Full Disclaimer. ) TaxYr Issuer Permit #CO Date Tmp CO Final Bldg Type Land #Calc Code Units 10 ACREAGE 8.47 20 ACREAGE 1.21 Building/Extra Features #YearBuilt Description Area AdjArea USGS The National Map: Orthoimagery. Data refreshed April 2020 National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250 Feet Ü SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOOD HAZARD AREAS Without Base Flood Elevation (BFE) Zone A, V, A99 With BFE or DepthZone AE, AO, AH, VE, AR Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mileZone X Future Conditions 1% Annual Chance Flood HazardZone X Area with Reduced Flood Risk due to Levee. See Notes.Zone X Area with Flood Risk due to LeveeZone D NO SCREEN Area of Minimal Flood Hazard Zone X Area of Undetermined Flood HazardZone D Channel, Culvert, or Storm Sewer Levee, Dike, or Floodwall Cross Sections with 1% Annual Chance 17.5 Water Surface Elevation Coastal Transect Coastal Transect Baseline Profile Baseline Hydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of Study Jurisdiction Boundary Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 8/6/2020 at 1:46 PM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes. Legend OTHER AREAS OF FLOOD HAZARD OTHER AREAS GENERAL STRUCTURES OTHER FEATURES MAP PANELS 8 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location. 1:6,000 81°38'55"W 26°14'52"N 81°38'17"W 26°14'19"N CAXAMBAS PARK CONVERSION ADDENDUM F - QUALIFICATIONS OF APPRAISER ADDENDUM F QUALIFICATIONS OF APPRAISER CAXAMBAS PARK CONVERSION ADDENDUM F - QUALIFICATIONS OF APPRAISER 4500 Executive Drive, Suite 300 Naples, Florida 34119 Phone: 239-596-0800; Fax: 239-596-0801 www.rklac.com 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 over 80-years of 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 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. CAXAMBAS PARK CONVERSION ADDENDUM F - QUALIFICATIONS OF APPRAISER 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 ACTIVITIES: Member: President: Vice President: Secretary / Treasurer: Region X Representative: Board of Directors: LDAC Attendee: Member: Member: Licensed: Licensed: Appraisal Institute – MAI Certificate Number 451177 Appraisal Institute Florida Gulf Coast Chapter (2020) Appraisal Institute Florida Gulf Coast Chapter (2019) Appraisal Institute Florida Gulf Coast Chapter (2017 / 2018) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2020) Appraisal Institute Florida Gulf Coast Chapter (2015 & 2016) Leadership Development & Advisory Council Appraisal Institute - Washington, D.C. (2016, 2017, 2018) CCIM Institute - CCIM Designation Pin Number 21042 Naples Area Board of REALTORS Florida State Certified General Real Estate Appraiser License No. RZ 2984 Real Estate Broker (Florida) License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County EDUCATION: Bachelor of Arts Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Honor Society, Key Club, Phi Eta Sigma 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. CAXAMBAS PARK CONVERSION ADDENDUM F - QUALIFICATIONS OF APPRAISER 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com REAL ESTATE APPRAISAL REPORT CAXAMBAS PARK CONVERSION 19th Street NW and 17th St NW Naples, Collier County, Florida, 34120 PREPARED FOR: Mr. Roosevelt Leonard, R/W-AC Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO# 4500203928 EFFECTIVE DATE OF THE APPRAISAL: July 27, 2020 DATE OF THE REPORT: August 11, 2020 REPORT FORMAT: Appraisal Report PREPARED BY: Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ #2984 RKL APPRAISAL AND CONSULTING, PLC 4500 Executive Drive, Suite 300 Naples, Florida 34119 RKL File Number: 2020-161 Approximate Boundary Lines of: Parent Tract: Highlighted in Blue Subject Parcel: Highlighted in Yellow Caxambas Park Conversion 19th Street NW and 17th St NW Naples, Florida 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com August 11, 2020 Mr. Roosevelt Leonard, R/W-AC Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Caxambas Park Conversion 19th Street NW and 17th St NW, Naples, Collier County, Florida, 34120 Client File: PO# 4500203928 RKL File Number: 2020-161 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the as is market value of the fee simple interest in the subject property. The intended users for the assignment are Collier County, Real Property Management and the Florida Department of Environmental Protection. The intended use of the appraisal is to assist Collier County in its determination of market value for a Federal Grant reallocation. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. The effective date of the subject appraisal is July 27, 2020. 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 Appraisal Standards for Federal Land Acquisitions, the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The subject parcel consists of 3.20 acres, or 139,392 square feet of vacant residential land. The parent tract consists of two adjacent parcels containing a total of 18.82 gross acres, or 819,799 square feet of vacant residential land. The usable area, net of the 80 foot drainage easement, is 16.39 acres or 714,034 square feet. The parent tract and subject parcel are zoned Estates (E) within the Estates Future Land Use Designation. Mr. Roosevelt Leonard, R/W-AC Collier County August 11, 2020 Page 2 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com 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 July 27, 2020 $170,000 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). 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. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ #2984 rzucchi@rklac.com; Phone 239-596-0800 Ext. 203 CAXAMBAS PARK CONVERSION TABLE OF CONTENTS TABLE OF CONTENTS Appraiser's Certification ..................................................................................................... 1 Executive Summary ............................................................................................................ 5 Photographs of Subject Property ........................................................................................ 7 Statement of Assumptions and Limiting Conditions ........................................................ 16 Scope of Appraisal ............................................................................................................ 18 Purpose of Appraisal, Property Rights Appraised, and Dates ...................................... 19 Client, Intended User, and Intended Use ...................................................................... 19 Definition of Market Value ........................................................................................... 20 Definition of Property Rights Appraised ...................................................................... 20 Summary of Appraisal Problems ...................................................................................... 20 Factual Data ...................................................................................................................... 21 Legal Description .......................................................................................................... 21 Area, City and Neighborhood Data .............................................................................. 23 Property Data .................................................................................................................... 25 Site Analysis ................................................................................................................. 25 Improvements ............................................................................................................... 28 Fixtures ......................................................................................................................... 28 Use History ................................................................................................................... 28 Sales History ................................................................................................................. 28 Rental History ............................................................................................................... 29 Assessed Value and Annual Tax Load ......................................................................... 30 Zoning and Other Land Use Regulations ...................................................................... 31 Data Analysis and Conclusions ........................................................................................ 36 Analysis of Highest and Best Use ................................................................................. 36 Valuation Methodology ................................................................................................ 41 Analyses Applied .......................................................................................................... 42 Sales Comparison Approach ......................................................................................... 43 Reconciliation and Final Value Estimate ...................................................................... 49 Exhibits and Addenda Location Map ........................................................................................................ Addendum A Comparable Data Maps ........................................................................................ Addendum B Detail of Comparative Data .................................................................................. Addendum C Plot Plan ................................................................................................................ Addendum D Other Pertinent Exhibits ....................................................................................... Addendum E Qualifications of Appraiser .................................................................................. Addendum F CAXAMBAS PARK CONVERSION APPRAISER'S CERTIFICATION Page 1 APPRAISER'S CERTIFICATION I have reconciled to the following value conclusion(s), as of July 27, 2020, 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 July 27, 2020 $170,000 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). 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. According to Section 1.2.4 of the Uniform Appraisal Standards for Federal Land Acquisitions: Appraisers should not link opinions of value under these Standards to a specific opinion of exposure time, unlike appraisal assignments for other purposes under USPAP Standards Rule 1-2(c). This requires a jurisdictional exception to USPAP because, as discussed in Section 4.2.1.2, the federal definition of market value already presumes that the property was exposed on the open market for a reasonable length of time, given the character of the property and its market. Similarly, estimates of marketing time are not appropriate for just compensation purposes, and must not be included in appraisal reports prepared under these Standards.1 While estimates of marketing time may be appropriate in other contexts and are often required by relocation companies, mortgage lenders, and other users, “provid[ing] a reasonable marketing time opinion exceeds the 1 Marketing Time refers to the period of time it would take to sell the appraised property, after the effective date of value, at its appraised value. CAXAMBAS PARK CONVERSION APPRAISER'S CERTIFICATION Page 2 normal information required for the conduct of the appraisal process”2 and is beyond the scope of the appraisal assignment under these Standards. The legal basis for this jurisdictional exception is found in Section 4.2.1 of the Uniform Appraisal Standards for Federal Land Acquisitions: The federal definition of market value is based on Supreme Court cases that establish and explain the market value standard as the measure of just compensation.3 It applies to all types of federal acquisitions that involve payment of just compensation, whether or not condemnation may be involved.4 In most situations, the market value measure “achieves a fair ‘balance between the public’s need and the claimant’s loss.’”5 Thus, while the “Court has never attempted to prescribe a rigid rule for determining what is ‘just compensation’ under all circumstances and in all cases[,] market value has normally been accepted as a just standard.”6 These Standards follow the practical, objective, clear, and administrable rule of market value as the measure of just compensation, established by the Supreme Court nearly 140 years ago.7 2 USPAP, Advisory Opinion 7, Marketing Time Opinions. 3 E.g., Kirby Forest Indus., Inc., 467 U.S. at 10; Almota Farmers Elevator & Warehouse Co. v. United States, 409 U.S. 470, 471-72, 474 (1973); United States v. Reynolds, 397 U.S. 14, 17 (1970); United States v. Miller, 317 U.S. 369, 374 (1943); McCoy v. Union Elevated R.R. Co., 247 U.S. 354, 359 (1918); Kerr v. S. Park Comm’rs, 117 U.S. 379, 386-87 (1886). 4 As discussed in Section 0.2.4, only the Supreme Court can define just compensation. See Miller, 317 U.S. at 380; United States v. New River Collieries Co., 262 U.S. 341, 343-44 (1923); Marbury v. Madison, 5 U.S. 137 (1803). 5 Duncanville, 469 U.S. at 33. Other measures of just compensation “are employed only ‘when market value [is] too difficult to find, or when its application would result in manifest injustice to owner or public.’” Kirby Forest Indus., Inc., 467 U.S. at 10 n.14 (quoting United States v. Commodities Trading Corp., 339 U.S. 121, 123 (1950)). 6 Commodities Trading, 339 U.S. at 123; see Kimball Laundry Co. v. United States, 338 U.S. 1, 5 (1949) (“The value of property springs from subjective needs and attitudes, its value to the owner may therefore differ widely from its value to the taker. Most things, however, have a general demand which gives them a value transferable from one owner to another. As opposed to such personal and variant standards as value to the particular owner whose property has been taken, this transferable value has an external validity which makes it a fair measure of public obligation to compensate the loss incurred by an owner as a res ult of the taking of his property for public use.”). 7 Horne v. Dep’t of Agric., 135 S. Ct. 2419, 2432 (2015) (“clear and administrable rule for just compensation”); United States v. 564.54 Acres of Land (Lutheran Synod), 441 U.S. 506, 511 (1979) (“relatively objective working rule . . . a useful . . . tool”); Kimball Laundry, 338 U.S. at 5 (“a fair measure of public obligation to compensate the loss incurred by an owner as a result of the taking of his property for public use”); Miller, 317 U.S. at 374 (“p ractical standard”); Bauman v. Ross, 167 U.S. 548, 574 (1897) (“The just compensation required by the constitution to be made to the owner is to be measured by the loss caused to him by the appropriation. He is entitled to receive the value of what he has been deprived of, and no more.”); Miss. & Rum River Boom Co. v. Patterson, 98 U.S. 403, 408 (1878) (“The inquiry in such cases must be what is the property worth in the market . . . from its availability for valuable uses.”). CAXAMBAS PARK CONVERSION APPRAISER'S CERTIFICATION Page 3 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 legal instructions, and are the personal, unbiased professional analysis, opinions and conclusions of the appraiser. 3. The appraiser has no present or prospective interest in the property appraised and no personal interest or bias with respect to the parties involved. 4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. The compensation received by the appraiser for the appraisal is not contingent on the analyses, opinions, or conclusions reached or reported. 6. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 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. 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 & Uniform Standards of Professional Appraisal Practice. 9. The appraisal was developed and the appraisal report prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions. 10. The appraisal was developed and the appraisal report prepared in conformance with the Appraisal Standards Board’s Uniform Standards of Professional Appraisal Practice and complies with USPAP’s Jurisdictional Exception Rule when invoked by Section 4.2.1 of the Uniform Appraisal Standards for Federal Land Acquisitions. 11. Rachel M. Zucchi, MAI, CCIM has made a physical inspection of the property appraised and that the property owner, or [his][her] designated representative, was given the opportunity to accompany the appraiser on the property inspection. 12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. CAXAMBAS PARK CONVERSION APPRAISER'S CERTIFICATION Page 4 13. No one provided significant real property appraisal assistance or professional assistance to the appraiser. 14. The appraiser has experience in appraising properties similar to the subject and is in compliance with the Competency Rule of USPAP. 15. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 16. The appraiser has 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. 17. Rachel M. Zucchi, MAI, CCIM has appraised this property on February 23, 2016 for Collier County. 18. 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 RZ #2984 rzucchi@rklac.com; Phone 239-596-0800 Ext. 203 CAXAMBAS PARK CONVERSION EXECUTIVE SUMMARY Page 5 EXECUTIVE SUMMARY GENERAL Subject: Caxambas Park Conversion 19th Street NW and 17th St NW, Naples, Collier County, Florida, 34120 Owner: Collier County (36915200008) and F. Norman Sullivan (36917160007) Intended Use: The intended use is to assist Collier County in its determination of market value for a Federal Grant reallocation. Intended User(s): Collier County, Real Property Management and the Florida Department of Environmental Protection. PROPERTY - PARENT TRACT Legal Description: Parcel #36915200008: Tract 81, Golden Gate Estates, Unit No. 7, Plat Book 4, Page 95 Parcel #36917160007: Tract 112, Golden Gate Estates, Unit No. 7, Plat Book 4, Pages 95 Tax Identification: 36915200008 and 36917160007 Land Area: Total: 18.82 acres; 819,799 square feet Parcel 36915200008: 7.92 Usable Acres or 345,038 Square Feet Parcel 36917160007: 8.47 Usable Acres or 368,996 Square Feet Total Usable: 16.39 acres; 714,034 square feet Flood Zone: Zone AE and AH Zoning: E - Estates Highest and Best Use As if Vacant Single-family residential development PROPERTY - SUBJECT PARCEL Legal Description: A legal description was not provided for the purpose of this appraisal. A sketch of the subject property is shown in Factual Data Section of Report and contained within the addenda of this report. Tax Identification: None; Identified as part of the Parent Tract ID 36915200008 and 36917160007 Land Area: Total/Usable: 3.20 acres; 139,392 square feet Flood Zone: Zone AE Zoning: E - Estates Highest and Best Use As if Vacant Single-family residential development VALUE INDICATIONS As Is Cost Approach: Not Developed Sales Comparison Approach: $170,000 Income Approach: Not Developed Reconciled Value(s): As Is Value Conclusion(s) $170,000 Effective Date(s) July 27, 2020 Property Rights Fee Simple CAXAMBAS PARK CONVERSION EXECUTIVE SUMMARY Page 6 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). 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. CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 7 PHOTOGRAPHS OF SUBJECT PROPERTY Subject Parcel - Easterly (Photo #1 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Subject Parcel - Westerly (Photo #2 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 8 Subject Photographs Subject Parcel - Northerly (Photo #3 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Subject Parcel - Southerly (Photo #4 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 9 Subject Photographs Parent Tract - Easterly (Photo #5 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Parent Tract, Dirt Trail - Westerly (Photo #6 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 10 Subject Photographs Parent Tract - Northerly (Photo #7 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Parent Tract - Southerly (Photo #8 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 11 Subject Photographs 19th Street Northwest - Northerly (Photo #9 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) 19th Street Northwest - Southerly (Photo #10 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 12 Subject Photographs Cypress Canal - Easterly (Photo #11 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Cypress Canal - Westerly (Photo #12 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 13 Subject Photographs 17th Street Northwest - Northerly (Photo #13 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) 17th Street Northwest - Southerly (Photo #14 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 14 Subject Photographs Olde Florida Golf Course, Abutting Property to North - Northerly (Photo #15 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Vacant Land, Abutting Property to West - Northwesterly (Photo #16 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 15 Subject Photographs Single-Family Home, Abutting Property to South - Westerly (Photo #17 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Single-Family Home, Abutting Property to South - Easterly (Photo #18 Taken on July 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 16 STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. 2. 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. 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. 2. 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 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. 3. 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. 4. 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. 5. 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. 6. 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 CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 17 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. CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 18 SCOPE OF APPRAISAL The problem to be solved is to estimate the as is market value of the fee simple interest in the subject property. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject has been identified by the legal description and the assessors' parcel number. Inspection: A complete on site inspection was made and photographs were taken. Market Area and Analysis of Market Conditions: A complete analysis of market conditions has been made. 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. Market Data Analyzed Geographical Area Golden Gate Estates Time Span January 2020 - August 2020 References Heidi Carlisle; Sun Realty Michael J. Ambrose; Ambrose Commercial Realty Gary Butler; Downing Frye Realty Inc Traci Noteboom; Downing Frye Realty Inc Denny Bowers; Compass Florida Naples Bill Gramer, P.E. AICP; Jacobs Asha Greenidge; Collier County Zoning Department Mariam Ocheltree; Collier County Zoning Department Toni A. Mott; Manager Collier County Real Property Management Robert M. Bosch; Manager, Right-of-Way Acquisition Collier County Transportation Engineering Division Data Sources Collier County Property Appraiser; Collier County Clerk of Courts; Southwest Florida MLS; Collier County Land Development Code; Collier County Future Land Use Element Highest and Best Use Analysis: A complete as vacant highest and best use analysis for the parent tract and subject parcel has been made. Physically possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. CAXAMBAS PARK CONVERSION PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 19 Valuation Analyses Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of 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, that is consistent with the highest and best use, as vacant land. Hypothetical Conditions: None. Extraordinary Assumptions: None. Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES The purpose of the appraisal is to estimate the as is market value of the fee simple interest in the subject property. The effective date of the subject appraisal is July 27, 2020. The date of inspection was July 27, 2020. The date of the report is August 11, 2020. CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Collier County, Real Property Management and the Florida Department of Environmental Protection. The intended use is to assist Collier County in its determination of market value for a Federal Grant reallocation. The appraisal is not intended for any other use or user. CAXAMBAS PARK CONVERSION DEFINITION OF MARKET VALUE Page 20 DEFINITION OF MARKET VALUE Market value is defined in Section 4.2.1 Uniform Appraisal Standards for Federal Land Acquisitions: Market value is the amount in cash, or on terms reasonably equivalent to cash, for which in all probability the property would have sold on the effective date of value, after a reasonable exposure time on the open competitive market, from a willing and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with neither compelled to buy or sell, giving due consideration to all available economic uses of the property. 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, 6th ed. (Chicago: Appraisal Institute, 2015) SUMMARY OF APPRAISAL PROBLEMS There were no abnormal appraisal problems in the valuation of the parent parcel or the subject parcel. CAXAMBAS PARK CONVERSION LEGAL DESCRIPTION Page 21 FACTUAL DATA Subject Identification The subject parcel consists of 3.20 acres, or 139,392 square feet of vacant residential land. The parent tract consists of two adjacent parcels containing a total of 18.82 gross acres, or 819,799 square feet of vacant residential land. The usable area, net of the 80 foot drainage easement, is 16.39 acres or 714,034 square feet. The parent tract and subject parcel are zoned Estates (E) within the Estates Future Land Use Designation. Subject: Caxambas Park Conversion 19th Street NW and 17th St NW (Parent Tract) Naples, Collier County, Florida, 34120 19th Street NW and 17th St NW (Subject Parcel) Naples, Collier County, Florida, 34120 Tax Identification: Parent Tract: 36915200008 and 36917160007 The subject parcel is not identified with a separate Tax Identification number. LEGAL DESCRIPTION The complete legal descriptions for the parent tract and the subject parcel are shown on the following page. CAXAMBAS PARK CONVERSION LEGAL DESCRIPTION Page 22 Legal Description of Parent Tract: Parcel #36915200008: and Parcel #36917160007: Legal Description of Subject Parcel: A legal description was not provided for the purpose of this appraisal. The following sketch (also included within the addenda of this report) was provided to define the subject parcel. CAXAMBAS PARK CONVERSION AREA, CITY AND NEIGHBORHOOD DATA Page 23 AREA, CITY AND NEIGHBORHOOD DATA 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 Two miles east of Everglades Blvd. West Generally County Road 951 The subject is located in Golden Gate Estates which 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 (I-75 exit 105) Overall, vehicular access is average. The subject property is accessed from Collier Boulevard which extends from Immokalee Road to the north to 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. provides access to Immokalee Road from the market area. 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. Demand Generators We have utilized STDB Online, an industry respected site analysis and demographic data provider, to analyze the subject’s market area demand generators. For the purposes of defining the market area, we utilize the boundaries of Collier Boulevard, Immokalee Road, Everglades Boulevard, and Interstate 75. As shown, population and households are CAXAMBAS PARK CONVERSION AREA, CITY AND NEIGHBORHOOD DATA Page 24 projected to grow by an average annual rate of approximately 1.6% per year through 2025. The average household income in the market area of $92,642 is less than the overall Collier County average of $108,633. 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. The residential, agricultural and commercial markets have been improving and prior to the coronavirus outbreak the overall real estate market was projected to continue to increase at a stabilized rate through 2020. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. CAXAMBAS PARK CONVERSION SITE ANALYSIS Page 25 PROPERTY DATA SITE ANALYSIS The larger parcel, or parent tract, is defined as two adjacent parcels containing a total of the 18.82 acres or 819,799 square feet parcel under the ownership of Collier County and F. Norman Sullivan (to be acquired by Collier County). According to the Collier County Property Appraiser the usable area, net of the 80 foot drainage easement, is 16.39 acres or 714,034 square feet. The subject parcel is located within the larger parcel, has the same ownerships, zoning, and the same highest and best use. The following description is based on our property inspection and public records. Identification Gross Land Area (Acres) Gross Land Area (Sq Ft) Usable Land Area (Acres) Usable Land Area (Sq Ft) Parcel No. 36915200008 9.13 397,703 7.92 345,038 Parcel No. 36917160007 9.69 422,096 8.47 368,996 Parent Parcel Total 18.82 819,799 16.39 714,034 Subject Parcel 3.20 139,392 3.20 139,392 Land Summary SITE - PARENT TRACT Location: The subject parent tract is bordered by 19th Street Northwest to the west, Cypress canal to the north, and 17th Street Northwest to the east. The Olde Florida Golf Club is located north of the Cypress canal. Current Use of the Property: Vacant residential. Shape: The site is roughly rectangular in shape. Road Frontage/Access: The subject property has average access with frontage as follows: 19th Street Northwest: 584 feet total; 504 feet (excluding the 80 foot drainage easement.) 17th Street Northwest: 657 feet total; 577 feet (excluding the 80 foot drainage easement.) The site has an average depth of 1,320 feet. It is located at the end of 19th Street Northwest and 17th Street Northwest bounded by Cypress canal to the north. Visibility: Average View: Cypress canal, Olde Florida Golf Course, and native vegetation. Topography: The subject parent tract is a heavily wooded parcel with level topography slightly below grade and no known areas of wetlands. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil CAXAMBAS PARK CONVERSION SITE ANALYSIS Page 26 conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: FP&L Sewer: None, private septic required for single-family home Water: None, private well required for single-family home 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 along 19th Street NW or 17th Street NW. Sidewalks: There are no sidewalks along 19th Street NW or 17th Street NW. Curbs and Gutters: There are no curbs or gutters along 19th Street NW or 17th Street NW. Curb Cuts: The subject is vacant with a couple dirt trails running through the site. Landscaping: Native and exotic vegetation Paving: 19th Street NW and 17th Street NW are paved roads. The subject has no site improvements. There is a narrow dirt trail running through the northern portion of the site. Irrigation Systems: The parent tract has no irrigation system. Mineral Deposits There are is no known existence of commercially valuable mineral deposits. Flood Zone: The subject appears to be partially located in an area mapped by the Federal Emergency Management Agency (FEMA). The subject appears to be partially located in FEMA flood Zone AE and Zone AH, which is classified as a flood hazard area. FEMA Map Number: 12021C 0410H FEMA Map Date: May 16, 2012 The subject appears to be partially located in a flood zone. The appraiser is not an expert in this matter and is reporting data from FEMA maps. Environmental Issues: We were not provided with an environmental assessment report for the purpose of this appraisal. Environmental issues are beyond our scope of expertise; therefore, we assume the property is not adversely affected by environmental hazards. Encumbrance / Easements: A current title report was not provided for the purpose of this appraisal. The parent tract is encumbered by a 30-foot wide road right-of-way easement along the western property line bordering the property's existing frontage to 19th Street Northwest, a 30-foot wide road right-of-way easement along the eastern property line bordering the property's existing frontage to 17th Street Northwest, and an 80- foot drainage easement (improved with Cypress Canal) along the northern property line. We are not aware of any additional easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or CAXAMBAS PARK CONVERSION SITE ANALYSIS Page 27 encumbrances. Site Comments: The site has average and typical utility overall. As discussed, the parent tract is encumbered by a ROW easement along the western/eastern property line bordering the property's existing frontage to 19th Street Northwest and 17th Street Northwest, and drainage easement (improved with Cypress Canal) along the northern property line. The ROW easements are typical in the Golden Gate Estates market area. The drainage easement is atypical; therefore, the usable area is valued, net of the drainage easement. SITE - SUBJECT PARCEL Location: The subject parcel is identified as the southerly 139,392 square feet or 3.20 acres of the parent tract. Current Use of the Property: Vacant residential. Shape: The site is elongated u-shaped. Road Frontage/Access: Average It is not a corner lot. Dimensions: Approximately 150 feet wide and 1,320 feet deep Visibility: Average View: Native vegetation Topography: The subject parcel is an uncleared heavily wooded parcel with level topography slightly below grade and no known areas of wetlands. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: FP&L Sewer: None, private septic required for single-family home Water: None, private well required for single-family home 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 along 19th Street NW or 17th Street NW. Sidewalks: There are no sidewalks along 19th Street NW or 17th Street NW. Curbs and Gutters: There are no curbs or gutters along 19th Street NW or 17th Street NW. Curb Cuts: The subject is vacant. Landscaping: Native and exotic vegetation Paving: 17th Street NW and 19th Street NW are paved roads. The subject has no site improvements. There is a narrow dirt trail running through the northwestern corner of the site. Irrigation Systems: The parent tract has no irrigation system Mineral Deposits There are is no known existence of commercially valuable mineral deposits. Flood Zone: The subject is located in an area mapped by the Federal Emergency Management Agency (FEMA). The subject appears to be partially located in FEMA flood zone AE and flood zone AH, which is CAXAMBAS PARK CONVERSION IMPROVEMENTS Page 28 classified as a flood hazard area. FEMA Map Number: 12021C 0410H FEMA Map Date: May 16, 2012 The subject appears to be partially located in a flood zone. The appraiser is not an expert in this matter and is reporting data from FEMA maps. Environmental Issues: We were not provided with an environmental assessment report for the purpose of this appraisal. Environmental issues are beyond our scope of expertise; therefore, we assume the property is not adversely affected by environmental hazards. Encumbrance / Easements: A current title report was not provided for the purpose of this appraisal. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. Site Comments: The site has average and typical utility overall. IMPROVEMENTS The parent tract and subject parcel are both uncleared heavily wooded parcels with no improvements. FIXTURES There are no fixtures that are significant to the overall valuation or are consistent with the highest and best use of the property. USE HISTORY To the best of our knowledge the parent tract and subject parcel have always been heavily wooded parcels with no improvements. SALES HISTORY Title to the parent tract and the subject parcel is held by Collier County (36915200008) and F. Norman Sullivan (36917160007). According to public records, the subject has not sold in an arm's length transaction in the last ten years. The subject Parcel #36915200008 last sold for $10 on March 15, 1984. The seller was Avatar Properties Inc. f/k/a GAC Properties Inc. and City National Bank of Miami and the buyer was Collier County. The transaction is recorded in Collier County Official Records Deed Book 1257, Page 794. This was not a market oriented transaction and did not represent market value. The subject Parcel #36917160007 last sold for $10 on August 6, 2018. The seller was F. Norman Sullivan, a single person, and the buyer was F. Norman Sullivan, for a life estate. The transaction is recorded in Collier County Official Records Deed Book 5544, Page 322. This was not a market oriented transaction and did not represent market value. CAXAMBAS PARK CONVERSION RENTAL HISTORY Page 29 The Collier County Transportation Right-Of-Way Group plans to acquire subject Parcel #36917160007 for the widening and extension of Vanderbilt Beach Road. 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 ten 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. RENTAL HISTORY There is no known rental history. CAXAMBAS PARK CONVERSION ASSESSED VALUE AND ANNUAL TAX LOAD Page 30 ASSESSED VALUE AND ANNUAL TAX LOAD The real estate tax assessment of the subject is administered by Collier County. The property tax identification number and assessed value of the property for tax year 2019 are as follows: ASSESSED VALUES - PARENT TRACT Tax Identification Number 36915200008 Land Assessed Value $296,725 Building Assessed Value $0 10% Assessment Cap -$202,719 Total Assessed Value $94,006 Tax Identification Number 36917160007 Land Assessed Value $318,100 Building Assessed Value $0 10% Assessment Cap -$217,446 Total Assessed Value $100,654 Totals Total Land Assessed Value $614,825 Total Building Assessed Value $0 10% Assessment Cap ($420,165) Total Assessment $194,660 Total Assessment per Land Acre $37,508 per usable area, net of assessment cap Rates, Taxes, More Tax Rate 1.71% Ad Valorem Tax Amount $3,322 Special Assessment Amount $0 Special Assessment Comments None Total Tax Liability $3,322 Property Tax Comments Parcel #36915200008 is owned by Collier County; therefore, no taxes are paid. The taxes shown are based on the 2019 millage rate. The taxes for Parcel #36917160007 are delinquent. A total of $2,594.84 is due if paid by August 31, 2020. The tax assessment for subject property is currently $37,508 per acre of usable area excluding the assessment cap. Based on our valuation analysis, the subject’s assessment appears low, but reasonable. Subject Parcel The subject parcel has the same ownerships and tax identification number as the parent tract. Therefore, it is included within the parent tract assessed value and does not have a separate assessed value. CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 31 ZONING AND OTHER LAND USE REGULATIONS The parent tract and subject parcel are zoned Estates (E) by Collier County. The purpose and intent of the estates district (E) is to provide lands for low density residential development in a semi-rural to rural environment, with limited agricultural activities. In addition to low density residential development with limited agricultural activities, the E district is also designed to accommodate as conditional uses, development that provides services for and is compatible with the low density residential, semi-rural and rural character of the E district. The E district corresponds to and implements the estates land use designation on the future land use map of the Collier County GMP, although, in limited instances, it may occur outside of the estates land use designation. The maximum density permissible in the E district shall be consistent with and not exceed the density permissible or permitted under the estates district of the future land use element of the Collier County GMP as provided under the Golden Gate Master Plan. ZONING Zoning Code E Zoning Authority Collier County Zoning Description Estates Permitted Uses 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. Current Use Legally Conforming The parent tract is legal and conforming use. The subject parcel has legally non-conforming frontage of 100 feet. Zoning Change Likely A zoning change is unlikely. Minimum Lot Area 2.25 acres or 98,010 square feet Minimum Floor Area 1,000 square feet Minimum Street Frontage 150 feet Set Back Distance Front and Rear Yards: 75 feet Side Yard Distance 30 feet, 37.5 feet for corner lots along longest side Maximum Density One dwelling unit per 2.25 acres. Maximum Building Height 30 feet CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 32 FUTURE LAND USE DESIGNATION Designation Estates Designation - Residential Estates Subdisdtrict Description The Estates Land Use Designation encompasses lands which are already subdivided into semi-rural residential parcels (2.25 acres as an average) essentially consisting of the Golden Gate Estates Subdivision. The area is identified as having potential for population growth far removed from supportive services and facilities. Expansion of the area shall be discouraged. Permitted Uses Uses permitted within the Residential Estates Subdistrict include Single-family residential development at a maximum density of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guesthouses. Conformity The subject property conforms to all requirements of the Future Land Use Element of the Comprehensive Plan. Concurrency As of the effective date of this appraisal, traffic, utilities, etc. are at concurrent levels with the future land use requirements. Moratorium As of the effective date of this appraisal, there are no building moratoriums affecting the subject property. Zoning Map Parent Tract Subject Parcel CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 33 Future Land Use Map Subject CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 34 Aerial Approximate boundary of subject parcel is highlighted in yellow and the parent tract in blue. CAXAMBAS PARK CONVERSION ZONING AND OTHER LAND USE REGULATIONS Page 35 Sketch of Legal Description - Subject Parcel CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 36 DATA ANALYSIS AND CONCLUSIONS ANALYSIS OF 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. 8 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. Determination of the Larger Parcel According to the Uniform Appraisal Standards for Federal Land Acquisitions the appraiser must make a larger parcel determination in every appraisal developed under these Standards. According to Uniform Appraisal Standards for Federal Land Acquisitions Section 1.4.6: These Standards define the larger parcel as that tract, or those tracts, of land that possess a unity of ownership and have the same, or an integrated, highest and best use. Elements to be considered in determining the larger parcel are contiguity (or proximity) as it bears on the highest and best use of the property, unity of ownership, and unity of highest and best use. The larger parcel, or parent tract, is defined as the 18.82 acres or 819,799 square feet with 16.39 acres or 714,034 square feet of usable area (excluding the drainage easement along the northern border) under the ownership of Collier County and F. Norman Sullivan. The subject parcel is located within the larger parcel, has the same ownerships, zoning, and the same highest and best use. Highest and Best Use As If Vacant - Parent Tract Physically Possible The subject parent tract consists of two adjacent parcels containing a total of 18.82 acres or 819,799 square feet. The usable area, net of the 80 foot drainage easement, is 16.39 acres or 714,034 square feet. It has 584 feet of frontage along 19th Street Northwest or 504 feet excluding the 80 foot drainage easement, 657 feet along 17th Street Northwest or 577 feet excluding the 80 foot drainage easement, and 1,322 feet along the Cypress 8 The Dictionary of Real Estate Appraisal 6th ed. (Chicago: Appraisal Institute, 2015) CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 37 Canal. The physical characteristics of the subject tract should reasonably accommodate any use that is not restricted by its size. The subject's utilities are typical and adequate for the market area. The site is roughly rectangular in shape. The site appears to be partially located in a FEMA flood zone AE and AH area per FEMA Floor Map Number: 12021C 0410H, dated May 16, 2012, which is classified as a flood hazard area. There are no known physical reasons that would unusually restrict development. The site is considered to have a functional utility suitable for a variety of uses. Legally Permissible The subject site is zoned 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. The minimum allowable lot dimensions in the E zoning district are 2.25 acres with 150 feet of frontage. The parent parcel consists of 16.39 usable acres with 504 feet of frontage along 19th Street Northwest (excluding the 80 foot drainage easement) and 577 feet of frontage along 17th Street Northwest (excluding the 80 foot drainage easement). Therefore, the subject can be subdivided into up to seven legally conforming single- family lots. Oversized lots are desired by some market participants and any adjustments for size are partially offset by increased frontage and privacy. Larger 5.0+ acre lots are also desirable by some market participants and are in very limited supply especially within a close proximity to Collier Boulevard. 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. From 2006 through early/mid 2011 the Southwest Florida real estate market had been in those stages of the real estate cycle best described by The Appraisal of Real Estate, 14th Edition as decline and recession. The residential market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Aside from some signs of an upcoming decline, characterized by positive but falling demand, the overall real estate market was projected to continue to increase at a stabilized rate through 2020 prior to the coronavirus outbreak. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. In its 1st Quarter 2020 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.36% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 38 months. Homes prices in the state of Florida increased 7.07% over the past year (1Q 2019 - 1Q 2020) which was 12th in the nation. 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 parent tract can be subdivided into up to seven legally conforming single-family lots or it can be sold as one or two large oversized parcels. All options are viable in the marketplace. 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 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 Consider the size, class, and location of the property, the most probable buyer is an owner-user. Highest and Best Use As If Vacant - Subject Parcel Physically Possible The subject parcel is 3.20 acres or 139,392 square feet with approximately 150 feet of frontage along 19th Street Northwest and approximately 280 feet of frontage along 17th Street Northwest. The site is elongated u-shaped. The elongated u-shape reduces the width to approximately 75 feet near the center of the site. The subject's utilities are typical and adequate for the market area. The site is located in a FEMA flood zone AE area per FEMA Floor Map Number: 12021C 0410H, dated May 16, 2012, which is classified as a flood hazard area. Legally Permissible The subject site is zoned 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. Although the subject meets the minimum frontage requirements, the elongated u-shape reduces the width to approximately 75 feet near the center of the site. This is not atypical CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 39 in the marketplace as there are legally non-conforming lots with 75 feet of frontage and 660 feet of depth in existence. However, the reduced size and irregular shape will likely cause a minor narrowing of the pool of potential buyers. The subject consists of two adjacent parcels containing 1.2 and 2.0 acres of usable area. Separately, the parcels are legally non-conforming in size as the minimum size allowable under the current zoning is 2.25 acres. 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. From 2006 through early/mid 2011 the Southwest Florida real estate market had been in those stages of the real estate cycle best described by The Appraisal of Real Estate, 14th Edition as decline and recession. The residential market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Aside from some signs of an upcoming decline, characterized by positive but falling demand, the overall real estate market was projected to continue to increase at a stabilized rate through 2020 prior to the coronavirus outbreak. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positivel y in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. In its 1st Quarter 2020 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.36% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 7.07% over the past year (1Q 2019 - 1Q 2020) which was 12th in the nation. 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 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. CAXAMBAS PARK CONVERSION ANALYSIS OF HIGHEST AND BEST USE Page 40 Most Probable Buyer Consider the size, class, and location of the property, the most probable buyer is an owner-user. The site will be divided into 13.19 usable acres (remainder) and 3.20 usable acres (subject parcel) and will both under Collier County ownership. Single-family residential development is the highest and best use of both parcels. CAXAMBAS PARK CONVERSION VALUATION METHODOLOGY Page 41 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 lease 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. CAXAMBAS PARK CONVERSION ANALYSES APPLIED Page 42 ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of 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, that is consistent with the highest and best use, as vacant land. CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 43 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. Comparables I have researched five comparables for this analysis. These are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre of usable area as the appropriate unit of comparison. Comp Address Date Price Land SF Comp City Price per Acre Acres Subject 19th Street NW and 17th St NW 7/27/2020 714,034 Subject Naples 16.39 1 15th St SW 1/31/2020 $220,000 217,800 1 Naples $44,000 5.00 2 21st St SW 4/30/2020 $210,000 217,800 2 Naples $42,000 5.00 3 29th St NW 6/12/2020 $164,000 108,900 3 Naples $65,600 2.50 4 265 29th St NW 5/26/2020 $225,875 108,900 4 Naples $90,350 2.50 5 1471 Golden Gate Blvd W 6/5/2020 $180,000 224,400 5 Naples $34,951 5.15 5.15 acre parcel located at the northeast corner of Golden Gate Blvd W and 15th St NW. Informal wetland determination shows 0.5 acres of very low quality wetlands located in the rear of the site. According to the report, if the isolated wetland is to be impacted only a FDEP general permit would be required. Listed 5/1/20 for $180,000. Heavily treed parcel located along east side of 29th St NW. Listed for $178,000 on 1/23/20. Collier County ERP Wetlands Determination letter dated 4/30/14 concludes the parcel does not compromise wetlands and will not require and ERP for development. Comments Adjacent 2.35 acre and 2.65 acre parcel located along east side of 21st St SW. Informal wetland determination shows site is uplands. Listed in July 2019 and reduced multiple times. Final reduction to $115,000 for each parcel or $230,000 for 5 acres. Parcels were combined into one parcel (36964480002) after purchase. Adjacent 2.5 acre parcels located along west side of 15th St SW. Informal wetland determination shows site is uplands. Listed in Nov. 2019 for $235,000. Single-family home (built 1982) was demolished with exception of the concrete slab and 18x40 plastic pool. Electric, septic, well, and irrigation are in place. A 1,500 SF building (1996) with steel beams and roll down garage doors and a separate storage shed. Seller had custom architectural plans available to build on the current slab. Listed for $329,900 in 7/18 and reduced multiple times. Most recent reduction to $250,000 in 12/19. Parcel No. 36915200008: 7.92 Usable Acres or 345,038 Square Feet Parcel No. 36917160007: 8.47 Usable Acres or 368,996 Square Feet CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 44 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. CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 45 Name Address City Date Price Acres Acre Unit Price Property Rights Fee Simple 0.0% Fee Simple 0.0%Fee Simple 0.0% Fee Simple 0.0% Fee Simple 0.0% Financing Cash to seller 0.0% Cash to seller 0.0% Cash to seller 0.0% Conventi onal 0.0% Cash to seller 0.0% Conditions of Sale Arm's Length 0.0% Arm's Length 0.0% Arm's Length 0.0% Arm's Length 0.0% Arm's Length 0.0% Market Trends Through 7/27/2020 3.0% Location % Adjustment $ Adjustment Acres % Adjustment $ Adjustment Topography / Wetlands % Adjustment $ Adjustment Shape % Adjustment $ Adjustment Zoning % Adjustment $ Adjustment Net Adjustments Gross Adjustments 25.0% 4/30/20207/27/2020 1/31/2020 $210,000 0.0% $90,350 2.50 $0 $34,951 $34,951 $90,805 0% 0% 5.15 25% $35,099 Golden Gate Estates -$9,080 -10% 0.5%0.4% 5.15 0% $0 $8,775 Naples 265 29th St NW $90,350 $0 0% $0 0% E None known -5%-5%0% 2.50 $0 0% Rectangular 2.50 -22% -$20,000 Rectangular $0 -$4,540 5.00 Rectangular $0 0% Rectangular Shed/Well/Septic -$3,292 0% -$6,584 Golden Gate Estates 0% $0 0% $0 Golden Gate Estates 0% 5.00 Comp 5 2.505.00 6/12/2020 1471 Golden Gate Blvd W 6/5/2020 Comp 4 Naples 265 29th St NW 5/26/2020 $225,875$220,000 29th St NW 1471 Golden Gate Blvd W $180,000$164,000 NaplesNaples 15th St SW 21st St SW 15th St SW Comp 3 Caxambas Park Conversion Land Analysis Grid Comp 1 Adjusted Acre Unit Price $44,000 $65,600 19th Street NW and 17th St NW 21st St SW NaplesNaples $65,600 29th St 5.00 Comp 2 $42,000 Transaction Adjustments 16.39 $44,000 $42,000 Fee Simple 0% Adjusted Acre Unit Price $44,639 Golden Gate Estates Golden Gate Estates 1.5% $0 Golden Gate Estates 0.7% $42,300 $0 7.92 / 8.47 E $0 None known None known 0% $0 None known $0 EE Rectangular MOL 0%0% $0 -15.0% 0.0%15.0% Rectangular 0% $0 E $0 $0 E $0 0% Negligible $65,839 0.4% 0%-10% Adjusted Acre Unit Price $55,964 $57,184 0.0% $44,639 0.0% $42,300 -37.0% 37.0% 25.0% $43,874 CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 46 Comparable Sale Adjustments Property Rights All the comparable sales transferred in fee simple; therefore, no adjustment for property rights is required. Financing All the comparable sales were cash transactions. No adjustments for financing were required. Conditions of Sale All the comparable sales were arm’s length transactions; therefore, no adjustment for conditions of sale is required. Market Conditions This appraisal was performed following public awareness that COVID-19 was affecting residents in the United States. At the time of the appraisal, COVID -19 was beginning to have widespread health and economic impacts. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. As discussed, aside from some signs of an upcoming decline, characterized by positive but falling demand, the overall real estate market was projected to continue to increase at a stabilized rate through 2020 prior to the coronavirus outbreak. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. According to the June 2020 Market Report released by the Naples Area Board of Realtors (NABOR), overall closed sales decreased 4.6% in June 2020 compared to closed sales in June 2019. Year-to-date closed sales are down 7.7% from 2019 year-to-date sales. Inventory decreased as well, June 2020 inventory decreased by 27.6% as compared to June 2019. However, the June report also confirms home values remain stable with the year-to-date median closed price of $350,000 up 3.2% from the 2019 year-to-date median price of $339,000. The June 2020 median price of $357,000 increased 8.2% from the June 2019 median price of $330,000. The following table summarizes single family metrics within the subject's East Naples market area. East Naples is defined by NABOR as Zip Codes 34114, 34117, 34120, 34137 which consists generally of properties east of Collier Boulevard. CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 47 As shown, the number of new listings is down 1.3% year-to-date while the number of closed sales up 1.2%. The median closed price increased by 3.7% year-to-date and the average sales price increased by 3.1%. However, it is noted this is unadjusted raw data and does not relate directly to the subject. The sales all occurred within the last six months. Based on the preceding analysis and considering underlying land will have a similar trend as single-family homes, a 3.0% average annual adjustment is applied. Location The comparables are all located within the Golden Gate Estates market area. Comparables 1 through 4 are located along interior streets similar to the subject. Comparable 5 is located at the corner of Golden Gate Blvd W and 15th Street NW. Parcels along Golden Gate Blvd typically sell for less than parcels along interior streets as Golden Gate Blvd is heavily traveled. Therefore, comparable 5 is adjusted upward accordingly. Comparables 3 and 4 are located along 29th Street Northwest and are closer to Collier Boulevard. They are both adjusted upward for their superior locations accordingly. The subject has frontage along Cypress Canal. The Cypress Canal buffers the lot from Vanderbilt Beach Road and prevents access from Vanderbilt Beach Road. The Olde Florida Golf Course is located just north of the Cypress Canal frontage. No adjustments could be quantified; however, this is considered within the overall conclusion of value. Size For this analysis, the sales range from 2.50 to 5.15 acres in size. As discussed, the parent tract consists of two adjacent 7.92 and 8.47 acre parcels. They can be legally subdivided into up to three and four lots respectively. Comparables 1, 2, and 5 can all be subdivided into two lots. Comparables 3 and 4 consist of single buildable lots of 2.50 acres. They are both adjusted downward as size and price per acre are typically inversely related. CAXAMBAS PARK CONVERSION SALES COMPARISON APPROACH Page 48 Topography / Wetlands For this analysis, the subject and the comparables 1 through 4 are considered to be uplands with no wetland areas. Comparable 4 included a 1,500 square foot shed (1996), well and septic. It is adjusted downward to account for the estimated contributory value of the improvements. Comparable 5 included 0.50 acres of very low quality wetlands located near the rear of the site. According to the Informal Wetland Determination, if the isolated wetland is to be impacted only a FDEP general permit would be required. No adjustments are required. Configuration For this analysis, the sales were relatively similar in configuration; therefore, no adjustments are required. Zoning For this analysis, the sales have similar zoning and highest and best use; therefore, no adjustments are required. Sales Comparison Approach Conclusion The adjusted values of the comparable properties range from $42,300 to $57,184; the average is $48,792. All of the value indications have been considered, as well as consideration for the subject's Cypress Canal frontage, in arriving at my final reconciled per acre value of $53,000. The market value of the fee simple interest of the parent tract is estimated via the Sales Comparison Approach to have a unit value of $53,000 per acre. MARKET VALUE, PARENT TRACT Indicated Value per Acre: $53,000 Subject Size: 16.39 Indicated Value: $868,775 Rounded: $869,000 The subject parcel has the same highest and best use as the parent tract, single-family residential development. Any adjustments due to the subject parcel's smaller area are considered to be offset by the inferior configuration. Therefore, part taken, is also valued at $53,000 per acre. MARKET VALUE, SUBJECT PARCEL Indicated Value per Acre: $53,000 Subject Size: 3.20 Indicated Value: $169,600 Rounded: $170,000 CAXAMBAS PARK CONVERSION RECONCILIATION AND FINAL VALUE ESTIMATE Page 49 RECONCILIATION AND FINAL VALUE ESTIMATE 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. Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion(s), as of July 27, 2020, 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 July 27, 2020 $170,000 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). The value conclusion(s) are subject to the following hypothetical conditions and extraordin ary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. CAXAMBAS PARK CONVERSION EXHIBITS AND ADDENDA EXHIBITS AND ADDENDA CAXAMBAS PARK CONVERSION ADDENDUM A - LOCATION MAP ADDENDUM A LOCATION MAP CAXAMBAS PARK CONVERSION ADDENDUM A - LOCATION MAP Location Map CAXAMBAS PARK CONVERSION ADDENDUM B - COMPARABLE DATA MAPS ADDENDUM B COMPARABLE DATA MAPS CAXAMBAS PARK CONVERSION ADDENDUM B - COMPARABLE DATA MAPS Comparable Land Sale Map CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ADDENDUM C DETAIL OF COMPARATIVE DATA CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5398 Date 1/31/2020 Address 15th St SW Price $220,000 City Naples Price per Acre $44,000 State Florida Financing Cash to seller Tax ID 37010160107 and 37010160000 Property Rights Fee Simple Grantor Maria A. Freyre Days on Market 2 Months Grantee Lazaro Homes, LLC Verification Source Heidi Carlisle; Sun Realty Legal Description Acres 5.00 Topography Wooded Land SF 217,800 Zoning Type E - Estates Road Frontage 330 Environmental Issues None known Depth 660 Shape Rectangular Encumbrance or Easement Land Comparable 1 Transaction Site Comments Adjacent 2.5 acre parcels located along west side of 15th St SW. Informal wetland determination shows site is uplands. Listed in Nov. 2019 for $235,000. Golden Gate Estates, Unit No. 9, Tract 3 30' wide road ROW Easement along eastern property line, 15th St SW CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5397 Date 4/30/2020 Address 21st St SW Price $210,000 City Naples Price per Acre $42,000 State Florida Financing Cash to seller Tax ID 36964480002 and 36964480109 Property Rights Fee Simple Grantor Hazel Chin, Sherri-Ann Chin, and Suzanne Chin Days on Market 6-7 Months Grantee Andreas G Roth and Dina M. Roth Verification Source Michael J. Ambrose; Ambrose Commercial Realty Group Legal Description Acres 5.00 Topography Wooded Land SF 217,800 Zoning Type E - Estates Road Frontage 330 Environmental Issues None known Depth 660 Shape Rectangular Encumbrance or Easement Adjacent 2.35 acre and 2.65 acre parcel located along east side of 21st St SW. Informal wetland determination shows site is uplands. Listed in July 2019 and reduced multiple times. Final reduction to $115,000 for each parcel or $230,000 for 5 acres. Parcels were combined into one parcel (36964480002) after purchase. Comments Land Comparable 2 Golden Gate Estates, Unit No. 8, Tract 63 30' wide road ROW Easement along western property line, 21st St SW Site Transaction CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5362 Date 6/12/2020 Address 29th St NW Price $164,000 City Naples Price per Acre $65,600 State Florida Financing Cash to seller Tax ID 36863760108 Property Rights Fee Simple Grantor WS Naples, LLC Days on Market 3-4 Months Grantee Steven J. Buck and Shawna M. Buck Verification Source Gary Butler; Downing Frye Realty Inc Legal Description Acres 2.50 Topography Wooded Land SF 108,900 Zoning Type E - Estates Road Frontage 165 Environmental Issues None known Depth 660 Shape Rectangular Encumbrance or Easement Transaction Comments Land Comparable 3 Heavily treed parcel located along east side of 29th St NW. Listed for $178,000 on 1/23/20. Collier County ERP Wetlands Determination letter dated 4/30/14 concludes the parcel does not compromise wetlands and will not require and ERP for development. 30' wide road ROW Easement along western property line, 29th St NW S 1/2 of Tract 61, Golden Gate Estates, Unit No. 6 Site CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5356 Date 5/26/2020 Address 265 29th St NW Price $225,875 City Naples Price per Acre $90,350 State Florida Financing Conventional Tax ID 36862280003 Property Rights Fee Simple Grantor Timothy R. and Teresa M. Days on Market 20 Months Grantee Portal Glass Florida, LLC Verification Source Traci Noteboom; Downing Frye Realty Legal Description Acres 2.50 Topography Wooded Land SF 108,900 Zoning Type E - Estates Road Frontage 165 Environmental Issues None known Depth 660 Shape Rectangular Encumbrance or Easement Comments Single-family home (built 1982) was demolished with exception of the concrete slab and 18x40 plastic pool. Electric, septic, well, and irrigation are in place. A 1,500 SF building (1996) with steel beams and roll down garage doors and a separate storage shed. Seller had custom architectural plans available to build on the current slab. Listed for $329,900 in 7/18 and reduced multiple times. Most recent reduction to $250,000 in 12/19. Site Transaction Land Comparable 4 S 1/2 of Tract 38, Golden Gate Estates, Unit No. 6 30' wide road ROW Easement along eastern property line, 29th St NW CAXAMBAS PARK CONVERSION ADDENDUM C - DETAIL OF COMPARATIVE DATA ID 5399 Date 6/5/2020 Address 1471 Golden Gate Blvd W Price $180,000 City Naples Price per Acre $34,951 State Florida Financing Cash to seller Tax ID 37062080002 Property Rights Fee Simple Grantor Gerardo A. Mederos individually and as Successor Trustee of the Dania Mederos Revocable Trust Days on Market 3 Days Grantee Windell and Cheryl L. Elliott Verification Source Denny Bowers; Compass Florida Naples Legal Description Acres 5.15 Topography Wooded Land SF 224,400 Zoning Type E - Estates Road Frontage 330 Environmental Issues None known Depth 680 Shape Rectangular Encumbrance or Easement Land Comparable 5 Transaction Site 5.15 acre parcel located at the northeast corner of Golden Gate Blvd W and 15th St NW. Informal wetland determination shows 0.5 acres of very low quality wetlands located in the rear of the site. According to the report, if the isolated wetland is to be impacted only a FDEP general permit would be required. Listed 5/1/20 for $180,000. Comments 50' wide ROW Easement along Golden Gate Blvd W and 30' wide road ROW Golden Gate Estates, Unit No. 10, Tract 33 CAXAMBAS PARK CONVERSION ADDENDUM D - SKETCH AND DESCRIPTION ADDENDUM D SKETCH AND DESCRIPTION XXXX X X XXXX XX XXXX X X X X X X X X X X X X X X X XXX XX XX X XX X X XX X X X X X X X XX XXXXX XX XX X X X X XX X XXXXXX X XX X XXX XX X X XXXXXX X XX X X X X XX X X XX X X XX X X X XXXXXX X XXXXXXXXXXXXXX XXXX X X XXXX XX XXXX X X X X X X X X X X X X X X X XXX XX XX X XX X X XX X X X X X X X XX XXXXX XX XX X X X X XX X XXXXXX X XX X XXX XX X X XXXXXX X XX X X X X XX X X XX X X XX X X X XXXXXX X XXXXXXXXXXXXXX 15.88 10.63 11.58 11.82 12.78 12.46 12.22 12.34 12.23 12.03 12.35 12.35 12.71 13.42 12.65 13.79 13.53 12.99 11.15 14.04 MB MB OBSCURED 12.9 12.7 12.1 10.2 12.1 12.1 11.1 11.1 11.1 11.0 11.1 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 12.4 MB A 11 12.48 11.9 12.7 12.4 13.8 11.8 11.7 11.8 12.5 12.6 12.4 11.8 11.7 12.1 12.3 11.8 12.4 12.5 12.5 9.9 10.0 9.8 9.8 10.1 10.2 10.2 12.8 10.1 11.8 11.6 11.7 11.7 11.5 11.8 11.8 11.7 11.6 11.5 11.7 11.6 12.4 12.1 11.6 11.9 11.7 11.711.7 11.7 11.7 11.7 11.7 11.4 11.4 11.4 11.3 11.4 11.4 11.4 11.4 11.4 11.4 11.5 11.6 11.7 11.8 11.9 11.9 12.3 11.9 11.8 11.7 11.5 11.411.4 11.6 11.4 11.5 12.2 12.2 11.6 11.6 11.5 11.5 11.4 12.4 11.9 11.8 12.2 12.3 12.3 11.6 11.8 12.2 12.4 11.6 11.4 11.7 11.8 11.5 11.5 11.6 11.6 11.8 11.6 11.5 11.6 11.6 12.5 12.9 12.6 12.2 12.3 12.4 12.4 12.5 11.6 11.7 11.8 11.6 11.6 11.7 11.8 11.7 11.6 11.2 11.6 11.7 11.7 DENSE WOODS DENSE WOODS DENSE WOODS DENSE WOODS OBSCURED OBSCURED OBSCURED OBSCURED MB MB MB A 11 12.48 SIGN (REAL ESTATE) HOGWIRE FENCE 4 O.H. WIRES METAL GATE CONC 4' CHAIN LINK FENCE #730 LIME ROCK METAL GATE #731 #794 #798 CONC LIM E ROCK2 GUY WIRES 4 O.H. WIRESGUY ANCHOR 11.0 9.3 11.3 11.3 11.0 SIGN (REAL ESTATE) HOGWIRE FENCE 4 O.H. WIRES METAL GATE CONC 4' CHAIN LINK FENCE #730 LIME ROCK METAL GATE #731 #794 #798 CONC LIM E ROCK2 GUY WIRES 4 O.H. WIRESGUY ANCHOR 566 567 568 569 570 85 86 PC STA. 86+56.5387 88PRC STA. 88+23.728990 91 PT STA. 91+29.5792 93 94 PC STA. 94+78.8295 96 97 98 PRC STA. 98+82.6199 100 101 PT STA. 101+01.22102CONST. 41 LF OF 24" PIPECONST. 56 LF OF 24" PIPECONST. 99 LF OF 18" PIPECONST. 41 LF OF 24" PIPECONST. 272 LF OF 24" PIPES-275 S-234 O-2D3 O-CS-2D CS-2D O-2D2 S-232 S-273 STREET19THVANDERBILT BEACH ROAD ( CR 862) 40'22'40'40'22'40'12'12'4'12'12'4'40'22'40'4'12'12'12'12'12'15.78 TYPE F CURB & GUTTER (TYP.) TYPE F CURB & GUTTER (TYP.) TYPE F CURB & GUTTER (TYP.) { CONST. BOTTOM OF CANAL 30'RELOCATED CYPRESS CANAL R/W R/W R/W R/W R/W 288.09' RT +09.41 452.99' RT +99.81 489.84' RT +57.40 526.85' RT +14.74 197.50' RT +33.20 RELOCATED CYPRESS CANAL POND 2D (SEE DETAIL SHEET) POND 2D (SEE DETAIL SHEET)1:31:21:21:31:31:21:21:3 472'R756'R45 6' R 2 4 7'RAPPROX. 2.0 ACAPPROX. 1.2 AC TOTAL 3.2 AC CAXAMBAS PARK CONVERSION ADDENDUM D - SKETCH AND DESCRIPTION Picture Location/Direction CAXAMBAS PARK CONVERSION ADDENDUM E - OTHER PERTINENT EXHIBITS ADDENDUM E OTHER PERTINENT EXHIBITS / $ 0 $ 0 $ 0 $ 296,725 $ 0 $ 296,725 $ 202,719 $ 94,006 $ 0 $ 0 Collier County Proper ty AppraiserProperty Summar y Parcel No 36915200008 SiteAddress*Disclaimer Site City Site Zone*Note Name / Address COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 City NAPLES State FL Zip 34112 Map No.Strap No.Section Township Range Acres *Estimated 4C06 327400 81 4C06 6 49 27 7.92 Legal GOLDEN GATE EST UNIT 7 TR 81 OR 1257 PG 794-803 Millage Area 286 Millage Rates *Calculations Sub./Condo 327400 - GOLDEN GATE EST UNIT 7 School Other Total Use Code 86 - COUNTIES INCLUDING NON-MUNICIPAL GOV.5.016 6.3741 11.3901 Latest Sales Histor y (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 03/01/87 1257-794 10/01/80 887-1448 06/17/80 881-1448 2019 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (-) 10% Cap (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after theFinal Tax Roll / Collier County Proper ty AppraiserProperty Detail Parcel No 36915200008 SiteAddress*Disclaimer Site City Site Zone*Note Name / Address COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 City NAPLES State FL Zip 34112 Permits (Provided for reference purposes only. *Full Disclaimer. ) TaxYr Issuer Permit #CO Date Tmp CO Final Bldg Type Land #Calc Code Units 10 ACREAGE 7.91 20 ACREAGE 1.21 Building/Extra Features #YearBuilt Description Area AdjArea / $ 0 $ 0 $ 0 $ 318,100 $ 0 $ 318,100 $ 217,446 $ 100,654 $ 318,100 $ 100,654 Collier County Proper ty AppraiserProperty Summar y Parcel No 36917160007 SiteAddress*Disclaimer Site City Site Zone*Note Name / Address SULLIVAN, F NORMAN 8281 LOWER EAST HILL RD City COLDEN State NY Zip 14033-9761 Map No.Strap No.Section Township Range Acres *Estimated 4C06 327400 112 04C06 6 49 27 9.68 Legal GOLDEN GATE EST UNIT 7 TR 112 OR 846 PG 382 Millage Area 286 Millage Rates *Calculations Sub./Condo 327400 - GOLDEN GATE EST UNIT 7 School Other Total Use Code 0 - VACANT RESIDENTIAL 5.016 6.3741 11.3901 Latest Sales Histor y (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 08/06/18 5544-322 12/01/79 846-382 12/01/79 846-379 2019 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (-) 10% Cap (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after theFinal Tax Roll / Collier County Proper ty AppraiserProperty Detail Parcel No 36917160007 SiteAddress*Disclaimer Site City Site Zone*Note Name / Address SULLIVAN, F NORMAN 8281 LOWER EAST HILL RD City COLDEN State NY Zip 14033-9761 Permits (Provided for reference purposes only. *Full Disclaimer. ) TaxYr Issuer Permit #CO Date Tmp CO Final Bldg Type Land #Calc Code Units 10 ACREAGE 8.47 20 ACREAGE 1.21 Building/Extra Features #YearBuilt Description Area AdjArea USGS The National Map: Orthoimagery. Data refreshed April 2020 National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250 Feet Ü SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOOD HAZARD AREAS Without Base Flood Elevation (BFE) Zone A, V, A99 With BFE or DepthZone AE, AO, AH, VE, AR Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mileZone X Future Conditions 1% Annual Chance Flood HazardZone X Area with Reduced Flood Risk due to Levee. See Notes.Zone X Area with Flood Risk due to LeveeZone D NO SCREEN Area of Minimal Flood Hazard Zone X Area of Undetermined Flood HazardZone D Channel, Culvert, or Storm Sewer Levee, Dike, or Floodwall Cross Sections with 1% Annual Chance 17.5 Water Surface Elevation Coastal Transect Coastal Transect Baseline Profile Baseline Hydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of Study Jurisdiction Boundary Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 8/6/2020 at 1:46 PM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes. Legend OTHER AREAS OF FLOOD HAZARD OTHER AREAS GENERAL STRUCTURES OTHER FEATURES MAP PANELS 8 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location. 1:6,000 81°38'55"W 26°14'52"N 81°38'17"W 26°14'19"N CAXAMBAS PARK CONVERSION ADDENDUM F - QUALIFICATIONS OF APPRAISER ADDENDUM F QUALIFICATIONS OF APPRAISER CAXAMBAS PARK CONVERSION ADDENDUM F - QUALIFICATIONS OF APPRAISER 4500 Executive Drive, Suite 300 Naples, Florida 34119 Phone: 239-596-0800; Fax: 239-596-0801 www.rklac.com 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 over 80-years of 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 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. CAXAMBAS PARK CONVERSION ADDENDUM F - QUALIFICATIONS OF APPRAISER 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 ACTIVITIES: Member: President: Vice President: Secretary / Treasurer: Region X Representative: Board of Directors: LDAC Attendee: Member: Member: Licensed: Licensed: Appraisal Institute – MAI Certificate Number 451177 Appraisal Institute Florida Gulf Coast Chapter (2020) Appraisal Institute Florida Gulf Coast Chapter (2019) Appraisal Institute Florida Gulf Coast Chapter (2017 / 2018) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2020) Appraisal Institute Florida Gulf Coast Chapter (2015 & 2016) Leadership Development & Advisory Council Appraisal Institute - Washington, D.C. (2016, 2017, 2018) CCIM Institute - CCIM Designation Pin Number 21042 Naples Area Board of REALTORS Florida State Certified General Real Estate Appraiser License No. RZ 2984 Real Estate Broker (Florida) License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County EDUCATION: Bachelor of Arts Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Honor Society, Key Club, Phi Eta Sigma 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. CAXAMBAS PARK CONVERSION ADDENDUM F - QUALIFICATIONS OF APPRAISER 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com REAL ESTATE APPRAISAL REPORT CAXAMBAS PARK PARCEL 905 Collier Court Marco Island, Collier County, Florida, 34145 PREPARED FOR: Mr. Roosevelt Leonard, R/W-AC Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO# 4500203928 EFFECTIVE DATE OF THE APPRAISAL: June 27, 2020 DATE OF THE REPORT: July 13, 2020 REPORT FORMAT: Appraisal Report PREPARED BY: Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ #2984 RKL APPRAISAL AND CONSULTING, PLC 4500 Executive Drive, Suite 300 Naples, Florida 34119 RKL File Number: 2020-148 Caxambas Park Parcel 905 Collier Court Marco Island, Florida Parent Tract (Highlighted in Blue) Subject Parcel (Highlighted in Red) 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com July 13, 2020 Mr. Roosevelt Leonard, R/W-AC Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Caxambas Park Parcel 905 Collier Court, Marco Island, Collier County, Florida, 34145 Client File: PO# 4500203928 RKL File Number: 2020-148 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the as is market value of the fee simple interest in the subject property. The intended users for the assignment are Collier County, Real Property Management and the Florida Department of Environmental Protection. The intended use of the appraisal is to assist Collier County in its determination of market value for a Federal Grant reallocation. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. The effective date of the subject appraisal is June 27, 2020. 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 Appraisal Standards for Federal Land Acquisitions, the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics, the Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The subject parcel consists of 0.03 acres, or 1,440 square feet of land improved with a 1,440 square foot (24' x 60') pre-fabricated building constructed in January 1999. The parent tract consists of 4.00 acres, or 174,240 square feet improved as a public park with boat docks, a boat ramp, and 1,054 SF ship store building constructed in 1996. The parent tract and subject parcel are zoned Public Use District (P) within the Community Facility Future Land Use Designation. The immediate surrounding area is zoned Residential Multiple-Family (RMF-16) within the High Density Residential Future Land Use Designation. Mr. Roosevelt Leonard, R/W-AC Collier County July 13, 2020 Page 2 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com 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 June 27, 2020 $82,000 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). The value conclusion(s) are subject to the following hypothetical conditions a nd extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ #2984 rzucchi@rklac.com; Phone 239-596-0800 Ext. 203 CAXAMBAS PARK PARCEL TABLE OF CONTENTS TABLE OF CONTENTS Appraiser's Certification ..................................................................................................... 1 Executive Summary ............................................................................................................ 5 Photographs of Subject Property ........................................................................................ 7 Statement of Assumptions and Limiting Conditions ........................................................ 15 Description of Scope of Work .......................................................................................... 17 Purpose of Appraisal, Property Rights Appraised, and Dates ...................................... 18 Client, Intended User, and Intended Use ...................................................................... 18 Definition of Market Value ........................................................................................... 19 Definition of Property Rights Appraised ...................................................................... 19 Summary of Appraisal Problems ...................................................................................... 19 Factual Data ...................................................................................................................... 21 Legal Description .......................................................................................................... 21 Area, City and Neighborhood Data .............................................................................. 23 Property Data .................................................................................................................... 26 Site Analysis ................................................................................................................. 26 Improvements ............................................................................................................... 29 Fixtures ......................................................................................................................... 29 Use History ................................................................................................................... 29 Sales History ................................................................................................................. 29 Rental History ............................................................................................................... 30 Assessed Value and Annual Tax Load ......................................................................... 31 Zoning and Other Land Use Regulations ...................................................................... 32 Data Analysis and Conclusions ........................................................................................ 39 Analysis of Highest and Best Use ................................................................................. 39 Valuation Methodology ................................................................................................ 44 Analyses Applied .......................................................................................................... 45 Sales Comparison Approach ......................................................................................... 46 Reconciliation and Final Value Estimate ...................................................................... 55 Exhibits and Addenda Location Map ........................................................................................................ Addendum A Comparable Data Maps ........................................................................................ Addendum B Detail of Comparative Data .................................................................................. Addendum C Plot Plan ................................................................................................................ Addendum D Other Pertinent Exhibits ....................................................................................... Addendum E Qualifications of Appraiser .................................................................................. Addendum F CAXAMBAS PARK PARCEL APPRAISER'S CERTIFICATION Page 1 APPRAISER'S CERTIFICATION I have reconciled to the following value conclusion(s), as of June 27, 2020, 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 June 27, 2020 $82,000 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower eco nomic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). 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. According to Section 1.2.4 of the Uniform Appraisal Standards for Federal Land Acquisitions: Appraisers should not link opinions of value under these Standards to a specific opinion of exposure time, unlike appraisal assignments for other purposes under USPAP Standards Rule 1-2(c). This requires a jurisdictional exception to USPAP because, as discussed in Section 4.2.1.2, the federal definition of market value already presumes that the property was exposed on the open market for a reasonable length of time, given the character of the property and its market. Similarly, estimates of marketing time are not appropriate for just compensation purposes, and must not be included in appraisal reports prepared under these Standards.1 While estimates of marketing time may be appropriate in other contexts and are often required by relocation companies, mortgage lenders, and other users, “provid[ing] a reasonable marketing time opinion exceeds the 1 Marketing Time refers to the period of time it would take to sell the appraised property, af ter the effective date of value, at its appraised value. CAXAMBAS PARK PARCEL APPRAISER'S CERTIFICATION Page 2 normal information required for the conduct of the appraisal process”2 and is beyond the scope of the appraisal assignment under these Standards. The legal basis for this jurisdictional exception is found in Section 4.2.1 of the Uniform Appraisal Standards for Federal Land Acquisitions: The federal definition of market value is based on Supreme Court cases that establish and explain the market value standard as the measure of just compensation.3 It applies to all types of federal acquisitions that involve payment of just compensation, whether or not condemnation may be involved.4 In most situations, the market value measure “achieves a fair ‘balance between the public’s need and the claimant’s loss.’”5 Thus, while the “Court has never attempted to prescribe a rigid rule for determining what is ‘just compensation’ under all circumstances and in all cases[,] market value has normally been accepted as a just standard.”6 These Standards follow the practical, objective, clear, and administrable rule of market value as the measure of just compensation, established by the Supreme Court nearly 140 years ago.7 2 USPAP, Advisory Opinion 7, Marketing Time Opinions. 3 E.g., Kirby Forest Indus., Inc., 467 U.S. at 10; Almota Farmers Elevator & Warehouse Co. v. United States, 409 U.S. 470, 471-72, 474 (1973); United States v. Reynolds, 397 U.S. 14, 17 (1970); United States v. Miller, 317 U.S. 369, 374 (1943); McCoy v. Union Elevated R.R. Co., 247 U.S. 354, 359 (1918); Kerr v. S. Park Comm’rs, 117 U.S. 379, 386-87 (1886). 4 As discussed in Section 0.2.4, only the Supreme Court can define just compensation. See Miller, 317 U.S. at 380; United States v. New River Collieries Co., 262 U.S. 341, 343 -44 (1923); Marbury v. Madison, 5 U.S. 137 (1803). 5 Duncanville, 469 U.S. at 33. Other measures of just compensation “are employed only ‘when market value [is] too difficult to find, or when its application would result in manifest injustice to owner or public.’” Kirby Forest Indus., Inc., 467 U.S. at 10 n.14 (quoting United States v. Commodities Trading Corp., 339 U.S. 121, 123 (1950)). 6 Commodities Trading, 339 U.S. at 123; see Kimball Laundry Co. v. United States, 338 U.S. 1, 5 (1949) (“The value of property springs from subjective needs and attitudes, its value to the owner may therefore differ widely from its value to the taker. Most things, however, have a general demand which gives them a value transferable from one owner to another. As opposed to such personal and variant standards as value to the particular owner whose property has been taken, this transferable value has an external validity which makes it a fair measure of public obligation to compensate the loss incurred by an owner as a result of the taking of his property for public use.”). 7 Horne v. Dep’t of Agric., 135 S. Ct. 2419, 2432 (2015) (“clear and admini strable rule for just compensation”); United States v. 564.54 Acres of Land (Lutheran Synod), 441 U.S. 506, 511 (1979) (“relatively objective working rule . . . a useful . . . tool”); Kimball Laundry, 338 U.S. at 5 (“a fair measure of public obligation to compensate the loss incurred by an owner as a result of the taking of his property for public use”); Miller, 317 U.S. at 374 (“practical standard”); Bauman v. Ross, 167 U.S. 548, 574 (1897) (“The just compensation required by the constitution to be made to the owner is to be measured by the loss caused to him by the appropriation. He is entitled to receive the value of what he has been deprived of, and no more.”); Miss. & Rum River Boom Co. v. Patterson, 98 U.S. 403, 408 (1878) (“The inquiry in such cases must be what is the property worth in the market . . . from its availability for valuable uses.”). CAXAMBAS PARK PARCEL APPRAISER'S CERTIFICATION Page 3 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 legal instructions, and are the personal, unbiased professional analysis, opinions and conclusions of the appraiser. 3. The appraiser has no present or prospective interest in the property appraised and no personal interest or bias with respect to the parties involved. 4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. The compensation received by the appraiser for the appraisal is not contingent on the analyses, opinions, or conclusions reached or reported. 6. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 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. 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 & Uniform Standards of Professional Appraisal Practice. 9. The appraisal was developed and the appraisal report prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions. 10. The appraisal was developed and the appraisal report prepared in conformance with the Appraisal Standards Board’s Uniform Standards of Professional Appraisal Practice and complies with USPAP’s Jurisdictional Exception Rule when invoked by Section 4.2.1 of the Uniform Appraisal Standards for Federal Land Acquisitions. 11. Rachel M. Zucchi, MAI, CCIM has made a physical inspection of the property appraised and that the property owner, or [his][her] designated representative, was given the opportunity to accompany the appraiser on the property inspection. 12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. CAXAMBAS PARK PARCEL APPRAISER'S CERTIFICATION Page 4 13. No one provided significant real property appraisal assistance or professional assistance to the appraiser. 14. The appraiser has experience in appraising properties similar to the subject and is in compliance with the Competency Rule of USPAP. 15. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 16. The appraiser has 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. 17. Rachel M. Zucchi, MAI, CCIM has appraised this property on March 10, 2016 for Collier County. 18. 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 RZ #2984 rzucchi@rklac.com; Phone 239-596-0800 Ext. 203 CAXAMBAS PARK PARCEL EXECUTIVE SUMMARY Page 5 EXECUTIVE SUMMARY GENERAL Subject: Caxambas Park Parcel 905 Collier Court, Marco Island, Collier County, Florida, 34145 Owner: Collier County Intended Use: The intended use is to assist Collier County in its determination of market value for a Federal Grant reallocation. Intended User(s): Collier County, Real Property Management and the Florida Department of Environmental Protection. PROPERTY - PARENT TRACT Legal Description: Marco Beach Unit 10, Portion of Tract B. Complete legal description shown in the addenda of this report. Tax Identification: 57850120002 Land Area: Total: 4.00 acres; 174,240 square feet Flood Zone: Zone VE and Zone AE Zoning: Public Use District (P) - Public Use District (P) Highest and Best Use As if Vacant Multi-family residential development PROPERTY - SUBJECT PARCEL Legal Description: Lengthy legal description shown in Factual Data Section of Report. Tax Identification: None; Identified as part of the Parent Tract ID 57850120002 Land Area: Total: 0.03 acres; 1,440 square feet Flood Zone: Zone VE Zoning: Public Use District (P) - Public Use District (P) Highest and Best Use As if Vacant Maintain the assemblage with the parent tract for multi-family residential development. VALUE INDICATIONS As Is Cost Approach: Not Developed Sales Comparison Approach: $82,000 Income Approach: Not Developed Reconciled Value(s): As Is Value Conclusion(s) $82,000 Effective Date(s) June 27, 2020 Property Rights Fee Simple Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data CAXAMBAS PARK PARCEL EXECUTIVE SUMMARY Page 6 available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). 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. CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 7 PHOTOGRAPHS OF SUBJECT PROPERTY Front Elevation Pre-fabricated Office Building - Northerly (Photo #1 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) West Elevation Pre-fabricated Office Building - Easterly (Photo #2 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 8 Subject Photographs Rear Elevation Pre-fabricated Office Building - Southerly (Photo #3 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) East Elevation Pre-fabricated Office Building - Westerly (Photo #4 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 9 Subject Photographs Front Elevation Ship Store on Parent Tract - Northerly (Photo #5 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Parking and Western Elevation of Ship Store on Parent Tract - Easterly (Photo #6 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 10 Subject Photographs Boat Docks on Parent Tract - Westerly (Photo #7 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Parking on Parent Tract - Westerly (Photo #8 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 11 Subject Photographs Smokehouse Creek - Northerly (Photo #9 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Caxambas Pass - Southerly (Photo #10 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 12 Subject Photographs Collier Court - Northerly (Photo #11 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Collier Court - Southerly (Photo #12 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 13 Subject Photographs Eagle Cay Condominium, Abutting Property to North - Easterly (Photo #13 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Waters Edge Condominium, Abutting Property to South - Easterly (Photo #14 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 14 Subject Photographs Le Club Caxambas Condominium, Abutting Property to West - Northwesterly (Photo #15 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) Entrance to Parent Tract from Collier Court - Easterly (Photo #16 Taken on June 27, 2020 by Rachel M. Zucchi, MAI, CCIM) CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 15 STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. 2. 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. 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. 2. 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 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. 3. 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. 4. 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. 5. 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. 6. 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 CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 16 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. CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 17 DESCRIPTION OF SCOPE OF WORK The problem to be solved is to estimate the as is market value of the fee simple interest in the subject property. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject has been identified by the legal description and the assessors' parcel number. Inspection: A complete on site inspection was made and photographs were taken. Market Area and Analysis of Market Conditions: A complete analysis of market conditions has been made. 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. Market Data Analyzed Geographical Area Southwest Florida: Collier, Lee, Charlotte, Sarasota, Manatee, Hillsborough, and Pinellas County Time Span March 2017 - July 2020 References Phil Fischler; Fischler Property Co. Matthew Rotolante, CCIM, SIOR; Lee & Associates Steve Kempton w/ Taylor Morrison of Florida, Inc Marty Wallerstein; Century21 TriPower Realty Biagio Bernardo; Lee & Associates Asha Greenidge; Collier County Zoning Department Mariam Ocheltree; Collier County Zoning Department Lora Litzen; Marco Island City Clerk Michael Dowling, SR/WA, CPM; Collier County Senior Property Management Specialist Perry Peeples; Collier County Real Property Management Data Sources Collier County, Lee County, and Sarasota County Property Appraiser; Collier County, Lee County, and Sarasota County Clerk of Courts; Southwest Florida MLS; Marco Island Land Development Code; Marco Island Future Land Use Element; Highest and Best Use Analysis: A complete as vacant highest and best use analysis for the parent tract and subject parcel has been made. Physically CAXAMBAS PARK PARCEL PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES Page 18 possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. Valuation Analyses Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of 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, that is consistent with the highest and best use, as vacant land. Hypothetical Conditions: None. Extraordinary Assumptions: None. Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES The purpose of the appraisal is to estimate the as is market value of the fee simple interest in the subject property. The effective date of the subject appraisal is June 27, 2020. The date of inspection was June 27, 2020. The date of the report is July 13, 2020. CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Collier County, Real Property Management and the Florida Department of Environmental Protection. The intended use is to assist Collier County in its determination of market value for a Federal Grant reallocation. The appraisal is not intended for any other use or user. CAXAMBAS PARK PARCEL DEFINITION OF MARKET VALUE Page 19 DEFINITION OF MARKET VALUE Market value is defined in Section 4.2.1 Uniform Appraisal Standards for Federal Land Acquisitions: Market value is the amount in cash, or on terms reasonably equivalent to cash, for which in all probability the property would have sold on the effective date of value, after a reasonable exposure time on the open competitive market, from a willing and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with neither compelled to buy or sell, giving due consideration to all available economic uses of the property. 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, 6th ed. (Chicago: Appraisal Institute, 2015) SUMMARY OF APPRAISAL PROBLEMS The parent tract and subject parcel are zoned Public Use District (P) by the City of Marco Island. Further, a Resolution and Dedication, dated April 8, 1975, states “the Dedication of the area hereinabove described be and is hereby accepted for the perpetual use of the public under the conditions hereinabove imposed without consideration, term or condition…” According to the resolution, the Department of the Army, Corps of Engineers required the Deltona Corporation to provide sites for public access to the marine area and to dedicate or convey access sites for the public's use as a condition of its dredge and fill permit in the navigable waters known as Roberts Bay and Smokehouse Creek. The subject zoning and use restrictions directly contradict the Uniform Appraisal Standards for Federal Land Acquisitions. According to Section 1.4.5.1 of the Uniform Appraisal Standards for Federal Land Acquisitions: For purposes of just compensation, opinions of market value must be based on an economic highest and best use. Therefore, appraisals in federal acquisitions cannot be based on noneconomic or nonmarket uses. To be an economic use, the use must contribute to the property’s actual market value, and there must be competitive supply and demand for that use in the private market. Whether or not a particular use is economic and therefore appropriate to consider depends on the relevant market, not the use itself. This topic is discussed in depth in Section 4.3.2.3 shown below. Section 4.3.2.3 of the Uniform Appraisal Standards for Federal Land Acquisitions: For just compensation purposes, market value must be based on a property’s highest and most profitable use—that is, an economic use. The inquiry must be CAXAMBAS PARK PARCEL DEFINITION OF PROPERTY RIGHTS APPRAISED Page 20 “what is the property worth in the market . . . from its availability for valuable uses.” And valuable uses are those which “the prospect of demand for such use affects the market value while the property is privately held.” Because “[c]onsiderations that may not reasonably be held to affect market value are excluded[,]”noneconomic uses cannot be considered in determining market value for federal acquisitions. Federal courts have also rejected valuations that improperly fail to consider an economic use. Section 1.2.7.2 of the Uniform Appraisal Standards for Federal Land Acquisitions Consideration of Land Use Regulations and Anticipated Public Projects states: Section 1.2.7.3.3 of these Standards provides that the appraiser disregard any changes in a property’s neighborhood brought about by the government’s project. Section 1.4.3 further instructs appraisers to disregard recent rezoning (or the probability of rezoning) of the subject property if such action was the result of the government’s project. Section 4.3.2.4.1 (Exceptions, under Zoning and Permits) explains the legal basis for these instructions. These instructions are contrary to USPAP Standards Rule 1-3(a), which requires appraisers to identify and analyze the effect on use and value of existing land use regulations and probable modifications thereof, and to USPAP Standards Rule 1-4(f), which requires appraisers to analyze the effect on value of anticipated public improvements located on or off site. Therefore, the instructions to appraisers in these Standards in this regard are considered jurisdictional exceptions. According to Asha Greenidge, Collier County Planner, the subject was zoned Multi - Family Residential (RM-2) until September 19, 1989 when the zoning was changed to Recreation Open Space Development (RO) due to the Resolution and Dedication. The zoning was then designated as Public Use District (P) on October 30, 1991 and to P- MIZO (Marco Island Zoning Overlay) on July 11, 1997 just prior to the incorporation of Marco Island as a city on August 28, 1997. The immediate surrounding area is zoned Residential Multiple-Family (RMF-16) within the High Density Residential Future Land Use Designation. The existing structures immediately adjacent to the property were constructed in 1978 to 1990 at densities of approximately 12 to 16 dwelling units per acre. The older structures (late 70's and early 80's) have densities of 12 to 15 dwelling units per acre and the newer structure s (late 80's and early 90's) are developed at 16 dwelling units per acre. Therefore, for the purpose of this appraisal, it is concluded that if the subject property were converted to private ownership, it is reasonable to assume an amendment to the Future Land Use Element to designate the property as High Density Residential, consistent with the immediate surrounding area, would be approved and the property could be re-zoned to Residential Multiple-family 16 District (RMF-16). CAXAMBAS PARK PARCEL LEGAL DESCRIPTION Page 21 FACTUAL DATA Subject Identification The subject parcel consists of 0.03 acres, or 1,440 square feet of land improved with a 1,440 square foot (24' x 60') pre-fabricated building constructed in January 1999. The parent tract consists of 4.00 acres, or 174,240 square feet improved as a public park with boat docks, a boat ramp, and 1,054 SF ship store building constructed in 1996. The parent tract and subject parcel are zoned Public Use District (P) within the Community Facility Future Land Use Designation. The immediate surrounding area is zoned Residential Multiple-Family (RMF-16) within the High Density Residential Future Land Use Designation. Subject: Caxambas Park Parcel 909 Collier Court (Parent Tract) Marco Island, Collier County, Florida, 34145 905 Collier Court (Subject Parcel) Marco Island, Collier County, Florida, 34145 Tax Identification: 57850120002 (Parent Tract) The subject parcel is not identified with a separate Tax Identification number. LEGAL DESCRIPTION The complete legal descriptions for the parent tract and the subject parcel are shown on the following page. CAXAMBAS PARK PARCEL LEGAL DESCRIPTION Page 22 Legal Description of Parent Tract: Legal Description of Subject Parcel: CAXAMBAS PARK PARCEL AREA, CITY AND NEIGHBORHOOD DATA Page 23 AREA, CITY AND NEIGHBORHOOD DATA The subject is located in the City of Marco Island, which became incorporated in 1997. The island features six miles of beach and over 100 miles of waterways within its 24 square miles. Market Area Access and Linkages Primary access to the area is via Collier Boulevard; however, the southern portion of the island can be accessed by State Road 92, otherwise known as San Marco Road. A $25 million improvement project for the main bridge to the island, Jolley Bridge, was completed in late 2011. A second parallel span was built with money from the American Recovery and Reinvestment Act of the federal stimulus package. The new two-lane span carries southbound traffic and the older span carries northbound traffic. Furthermore, median improvements were completed along Collier Boulevard. Irrigation, additional plants and trees have been installed to help with safety and aesthetics along the State Road 951 corridor between Marco Island and Naples. Public transportation is provided by Collier Area Transit (CAT); however, the primary mode of transportation in the market area is the automobile. Demand Generators Major employers include numerous hotels on the island including Marriott Marco and Hilton, as well as grocery stores Publix and Winn-Dixie. Marco Island became its own municipality in 1997 and created many positions for local residents. Primarily Marco Island’s economy is based on tourism, therefore restaurants and numerous local retailers and service related positions are the primary employers. Land Use The area is suburban in character and approximately 95% developed. Land uses immediately surrounding the subject are multi-family residential with typical ages of building improvements ranging from 25 to 40 years. The subject property is located along the east side of Collier Court with frontage along Smokehouse Creek and Caxambas Pass. Development Trends Renovations to The Island Plaza Center (located at the northwest corner of Bald Eagle Drive and N. Collier Boulevard) were completed in 2018. Upgrades included a covered loggia, renovated facade, clock tower, improved access and pedestrian crossing. In May 2015, Marco Island Marriott Beach Resort, Golf Club & Spa unveiled details of a $250 million expansion to add nearly 100 guest rooms, double its meeting and event space to attract more conferences and exhibits, and pave the way for its conversion to an upscale JW Marriott-branded resort. The resort will have redesigned dining rooms, larger pool decks and reconfigured guest rooms and bathrooms. The expansion project will double the Marriott's meeting and event space to a total of 100,000 square feet and provide 810 guestrooms and suites. The current property has 726 guestrooms. Completion of the renovations and rebranding will be complete in January 2017. CAXAMBAS PARK PARCEL AREA, CITY AND NEIGHBORHOOD DATA Page 24 Additionally, an $80 million project for Marriott Vacation Club at the Crystal Shores resort commenced in early 2015. The project is composed of two new residential towers housing 152 new two- and three-bedroom luxury villas over a new two-level parking deck, pools, fountains, a new sales center and other resort amenities. The work also includes conversion of other space within one of the existing towers into additional villa units. The new towers opened in early 2018. Demographic Factors A demographic profile of the surrounding area (Zip Code 34145), including population, households, and income data is presented in the following table. As shown population growth is expected to increase by approximately 1.3% annually through 2020. Compared to the Collier County area as a whole, the local area has higher income levels. Outlook and Conclusions Recent development activity has picked up, mainly consisting of the Marriott Beach Resort expansion and Marriott Vacation Club. The economic crisis directly impacted retailers as well as the housing market in Marco Island. However, the residential market has seen price appreciation since approximately mid 2012. Overall, the commercial market has been relatively stable since mid 2011 with significant improvements in 2014 and 2015 as distressed bank owned sales reduced to a generally negligible level, vacancies continued to decline, and rental rates continued to increase. In general, commercial property values returned to a more stabilized rate of increase in mid to late CAXAMBAS PARK PARCEL AREA, CITY AND NEIGHBORHOOD DATA Page 25 2016. Prior to the coronavirus outbreak the overall commercial market was projected to continue to increase at a stabilized rate through 2020. The trajectory of the Southwest Florida economy and its commercial real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is op timism the current market disruption could be short-term. CAXAMBAS PARK PARCEL SITE ANALYSIS Page 26 PROPERTY DATA SITE ANALYSIS The larger parcel, or parent tract, is defined as the 4.00 acres or 174,240 square feet parcel under the ownership of Collier County. The subject parcel is located within the larger parcel, has the same ownership, zoning, and the same highest and best use. The following description is based on our property inspection and public records. Identification Gross Land Area (Acres) Gross Land Area (Sq Ft) Shape Parent Parcel 4.00 174,240 Irregular Subject Parcel 0.03 1,440 Rectangular Land Summary SITE - PARENT TRACT Location: The subject is located on the east side of Collier Court with frontage along Smokehouse Creek and Caxambas Pass. Current Use of the Property: Improved as a public park with, boat docks, a boat ramp, and 1,054 SF ship store building constructed in 1996. Shape: The site is irregular in shape. Road Frontage/Access: The subject property has average access with frontage as follows: Collier Court: 406 feet The site has an average depth of 704 feet. It is not a corner lot. Visibility: Average View: Caxambas Pass and Smokehouse Creek Topography: The subject has level topography at grade and no known areas of wetlands. A boat ramp, sea wall, and boat slips are located along the southeastern and eastern borders of the site. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: LCEC Sewer: Marco Island Utilities Water: Marco Island Utilities 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 street lighting along Collier Court. Sidewalks: There are sidewalks along Collier Court. Curbs and Gutters: There are culverts along Collier Court. Curb Cuts: The subject has one curb cut providing access from Collier Court. Landscaping: The subject has average landscaping. CAXAMBAS PARK PARCEL SITE ANALYSIS Page 27 Paving: The parent tract is paved with automobile and boat trailer parking. Irrigation Systems: The parent tract has an irrigation system. Mineral Deposits There are is no known existence of commercially valuable mineral deposits. 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 VE and flood zone AE, which is classified as a flood hazard area. FEMA Map Number: 12021C 0837H FEMA Map Date: May 16, 2012 The subject is in a flood zone. The majority of the site is located in Flood Zone VE and approximately the western 190' is located within Flood Zone AE. The appraiser is not an expert in this matter and is reporting data from FEMA maps. Environmental Issues: ValvTect Marine Fuel is available for sale at the subject docks. We were not provided with an environmental assessment report for the purpose of this appraisal. Environmental issues are beyond our scope of expertise; therefore, we assume the property is not adversely affected by environmental hazards. Encumbrance / Easements: A current title report was not provided for the purpose of this appraisal. Aside from the deed restrictions and Resolution and Dedication summarized in the zoning section of this report. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. Site Comments: The site has average and typical utility. The site benefits from the frontage along Caxambas Pass and Smokehouse Creek which provides direct boating access to the Gulf of Mexico. The configuration is a detrimental factor as the parcel is narrow along the water which limits the view and access. SITE - SUBJECT PARCEL Location: The subject parcel is identified as a 24 foot by 60 foot rectangle located in the north-central portion of the subject parent tract. Current Use of the Property: Improved with a 24 foot by 60 foot pre-fabricated building constructed in January 1999 at a reported cost of approximately $60,000. Shape: The site is rectangular in shape. Road Frontage/Access: The site is assembled with the parent tract and therefore does not have an ingress and egress easement. It is not a corner lot. Dimensions: 24 feet wide and 60 feet deep Visibility: Limited from Collier Court. View: The subject parcel has a view of the parking lot with a limited view of Caxambas Pass. Topography: The subject has level topography at grade and no known areas of CAXAMBAS PARK PARCEL SITE ANALYSIS Page 28 wetlands. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: LCEC Sewer: Marco Island Utilities Water: Marco Island Utilities 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 street lighting along Collier Court. Sidewalks: There are sidewalks along Collier Court. Curbs and Gutters: There are culverts along Collier Court. Curb Cuts: The parent tract has one curb cut providing access from Collier Court. Landscaping: The subject is entirely improved with a pre- fabricated building; therefore, there is no landscaping. Paving: The subject parcel is located at the northern edge of the parking lot paving. Irrigation Systems: There are no known irrigation systems on the subject parcel. Mineral Deposits There are is no known existence of commercially valuable mineral deposits. 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 VE, which is classified as a flood hazard area. FEMA Map Number: 12021C 0837H FEMA Map Date: May 16, 2012 The subject is located in Flood Zone VE. The appraiser is not an expert in this matter and is reporting data from FEMA maps. Environmental Issues: We were not provided with an environmental assessment report for the purpose of this appraisal. Environmental issues are beyond our scope of expertise; therefore, we assume the property is not adversely affected by environmental hazards. Encumbrance / Easements: A current title report was not provided for the purpose of this appraisal. Aside from the deed restrictions and Resolution and Dedication summarized in the zoning section of this report. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. Site Comments: The site is assembled with the parent tract and therefore does not have an ingress and egress easement. It is only 24' by 60' in dimension. As a free standing entity, the parcel is too small legally, as it does not conform to the minimum lot size for multi-family development, and too small physically for development. As such, CAXAMBAS PARK PARCEL IMPROVEMENTS Page 29 there is no market for the parcel as a free standing entity; therefore, the highest and best use is to maintain the assemblage with the parent tract for multi-family development. IMPROVEMENTS The parent tract is improved as a public park with a 32' x 50' concrete boat ramp installed in 1997, concrete seawall, a fishing pier, two floating wood docks, two wood piers, and 1,054 SF ship store building with public restrooms constructed in 1996. The improvements located outside the subject area, are considered to be unaffected by the subject parcel. Therefore, the contributory value of those improvements is not reported in the following appraisal. The subject parcel is improved with a 1,440 square foot (60' x 24') pre-fabricated trailer constructed in January 1999 at a reported cost of approximately $60,000. The trailer is leased by the United States Coast Guard Auxiliary Station. The trailer is in average condition; however, it is not consistent with the highest and best use of the parcel; therefore, it does not contribute value to the parcel. FIXTURES There are no fixtures that are significant to the overall valuation or are consistent with the highest and best use of the property. USE HISTORY The subject parcel improvements, consisting of the pre-fabricated trailer, were designed for the United States Coast Guard Auxiliary Station. The Coast Guard currently occupies the trailer and has since 1999. There have been no major renovations, additions, and/or conversions of the improvements. SALES HISTORY Title to the parent tract and the subject parcel is held by Collier County. According to public records, the subject has not sold in the last ten years. The subject last sold for $10 on October 25, 1983. The seller was The Deltona Corporation and the buyer was Collier County. The transaction is recorded in Collier County Official Records Deed Book 1049, Page 941. The deed was executed subject to the following terms and conditions: CAXAMBAS PARK PARCEL RENTAL HISTORY Page 30 According to a Resolution and Dedication dated April 8, 1975 this transaction was a dedication of the subject parent tract to Collier County and was not a market oriented transaction. It did not represent market value. 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 ten 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. RENTAL HISTORY The subject 1,440 square foot parcel was leased to Marco Island Flotilla, Inc, a not-for- profit Florida Corporation, on June 23, 1998. The lease was assigned to The Marco Island Safe Boating Association, Inc. on October 18, 1999. According to the lease, the leased premises consists of a pre-fabricated building (24' x 60') for the use of a United States Coast Guard Auxiliary Station. The initial term of the lease was ten (10) Years, commencing upon issuance of the Certificate of Occupancy (January 27, 1999). The initial term expired January 26, 2009. The Lessee had one (1) option to renew the lease for an additional ten (10) years. According to Michael Dowling, SR/WA, CPM; Collier County Senior Property Management Specialist, a new Long-Term, 30-year lease by and between Friends of Marco Island Flotilla 9-5, Inc commenced October 25, 2016. On July 9, 2019 the Board of County Commissioners approved and authorized minor changes to the Lease Agreement and signed a revised Long-Term Lease Agreement with a commencement date of July 9, 2019 and ending date of July 9, 2049. The contracted rental rate is $1.00 per year. The Lessor is responsible for repairs and maintenance including air conditioning, plumbing, electrical, and exterior portions of the building structure and its entrance ramps. The Lessor is also responsible for paint and repair to the interior and exterior as needed. Finally, the Lessee is responsible for insurance expense and pays a per month reimbursement for utilities. CAXAMBAS PARK PARCEL ASSESSED VALUE AND ANNUAL TAX LOAD Page 31 ASSESSED VALUE AND ANNUAL TAX LOAD 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 2019 are as follows: ASSESSED VALUES - PARENT TRACT Tax Identification Number 57850120002 Land Assessed Value $7,840,800 Building Assessed Value $179,256 10% Assessment Cap -$3,597,848 Total Assessed Value $4,422,208 Totals Total Land Assessed Value $7,840,800 Total Building Assessed Value $179,256 10% Assessment Cap ($3,597,848) Total Assessment $4,422,208 Total Assessment per Land SF $25.38 Total Assessment per Land Acre $1,105,552 Rates, Taxes, More Tax Rate 1.10% Ad Valorem Tax Amount $48,491 Special Assessment Amount $0 Special Assessment Comments None Total Tax Liability $0 Property Tax Comments The parent tract is owned by Collier County; therefore, no taxes are paid. The taxes shown are based on the 2019 millage rate. The tax assessment for subject parent tract is currently $25.38 per square foot. The underlying land is assessed at $45.00 per square foot excluding the assessment cap. Based on our valuation analysis, the subject’s assessment appears reasonable. Subject Parcel The subject parcel has the same ownership and tax identification number as the parent tract. Therefore, it is included within the parent tract assessed value and does not have a separate assessed value. CAXAMBAS PARK PARCEL ZONING AND OTHER LAND USE REGULATIONS Page 32 ZONING AND OTHER LAND USE REGULATIONS The parent tract and subject parcel are zoned Public Use District (P) by the City of Marco Island. The purpose and intent of the public use district (P) is to accommodate only local, state and federally owned or leased and operated government facilities that provide essential public services. The P district is intended to facilitate the coordination of urban services and land uses while minimizing the potential disruption of the uses of nearby properties. Any public facilities that lawfully existed prior to the effective date of this code and that are not zoned for public use district (P) are determined to be conforming to these zoning regulations. Any future expansion of these public facilities on lands previously reserved for their use shall be required to meet the regulations in effect for the zoning district in which the public facility is located. PUBLIC USE DISTRICT (P) ZONING REGULATIONS Permitted Uses Include administrative service facilities, childcare (not for profit), collection and transfer sites for resource recovery, communication towers, education facilities, essential public/governmental service facilities, fairgrounds, libraries, museums, parks, parking facilities, safety service facilities, and any other public structures and uses which are comparable in nature with the foregoing uses. Current Use Legally Conforming The subject is legal and conforming use. Minimum Lot Area None Minimum Street Frontage None Parking Requirement As required in the land development code, provided, however, that the community development director may determine that the required number of spaces is excessive for a specific use based upon an analysis of factors. Maximum Density 76% maximum lot coverage Maximum Building Height 75 feet FUTURE LAND USE DESIGNATION Designation Community Facility Description The purpose of this category is to create recreational/community facility districts to serve the Marco Island community. Permitted Uses Uses permitted within this district shall include parks, open space and noncommercial recreational uses, churches, beach access/parking facilities, schools, utility sites, government facilities, day-care centers, family and group care facilities, hospitals, civic and cultural facilities, and those essential services defined in the LDC. Conditional uses permitted include archery ranges, cemeteries, community centers, golf ranges, marinas, boat ramps, private clubs, yacht clubs, public swimming pools and tennis facilities. Conformity The subject property conforms to all requirements of the Future Land Use Element of the Comprehensive Plan. Concurrency As of the effective date of this appraisal, traffic, utilities, etc. are at concurrent levels with the future land use requirements. CAXAMBAS PARK PARCEL ZONING AND OTHER LAND USE REGULATIONS Page 33 Moratorium As of the effective date of this appraisal, there are no building moratoriums affecting the subject property. Collier County acquired title to the parent tract and subject parcel in October 1983, and the deed contained the following condition. According to Perry Peeples, Property Acquisition Specialist, Real Property Management Collier County, prior to the delivery of the deed, Collier County adopted a Resolution and Dedication, dated April 8, 1975. A copy of which is contained in the addenda of this report. The document states “the Dedication of the area hereinabove described be and is hereby accepted for the perpetual use of the public under the conditions hereinabove imposed without consideration, term or condition…” According to the resolution, the Department of the Army, Corps of Engineers required the Deltona Corporation to provide sites for public access to the marine area and to dedicate or convey access sites for the public's use as a condition of its dredge and fill permit in the navigable waters known as Roberts Bay and Smokehouse Creek. This document also contains a clause stating, “[i]n the event the Board of County Commissioners uses the above described property for other than a boat launching area…the Deltona Corporation shall have the right to re-enter and possess the property…” As discussed in the Summary of Appraisal Problems, the current zoning and use restrictions contradict the Uniform Appraisal Standards for Federal Land Acquisitions. According to Section 1.4.5.1 of the Uniform Appraisal Standards for Federal Land Acquisitions: For purposes of just compensation, opinions of market value must be based on an economic highest and best use. Therefore, appraisals in federal acquisitions cannot be based on noneconomic or nonmarket uses. To be an economic use, the use must contribute to the property’s actual market value, and there must be competitive supply and demand for that use in the private market. Whether or not a particular use is economic and therefore appropriate to consider depends on the relevant market, not the use itself. This topic is discussed in depth in Section 4.3.2.3. CAXAMBAS PARK PARCEL ZONING AND OTHER LAND USE REGULATIONS Page 34 According to Asha Greenidge, Collier County Planner, the subject was zoned Multi - Family Residential (RM-2) until September 19, 1989 when the zoning was changed to Recreation Open Space Development (RO) due to the Resolution and Dedication. The zoning was then designated as Public Use District (P) on October 30, 1991 and to P- MIZO (Marco Island Zoning Overlay) on July 11, 1997 just prior to the incorporation of Marco Island as a city on August 28, 1997. The immediate surrounding area is zoned Residential Multiple-Family (RMF-16) within the High Density Residential Future Land Use Designation. The existing structures immediately adjacent to the property were constructed in 1978 to 1990 at densities of approximately 12 to 16 dwelling units per acre. The older structures (late 70's and early 80's) have densities of 12 to 15 dwelling units per acre and the newer structures (late 80's and early 90's) are developed at 16 dwelling units per acre. Therefore, for the purpose of this appraisal, it is concluded that if the subject property were converted to private ownership, it is reasonable to assume an amendment to the Future Land Use Element to designate the property as High Density Residential, consistent with the immediate surrounding area, would be approved and the property could be re-zoned to Residential Multiple-family 16 District (RMF-16). ZONING Zoning Code Residential Multiple-family 16 District (RMF-16) Zoning Authority Marco Island Zoning Description The purpose and intent of the residential multiple-family 16 district (RMF-16) is to provide lands for medium to high density multiple-family residences, generally surrounded by open space, located in close proximity to public and commercial services, with direct or convenient access to arterial and collector roads. Governmental, social, and institutional land uses that serve the immediate needs of the multiple-family residences are permitted as conditional uses as long as they preserve and are compatible with the medium to high density multiple-family character of the district. The maximum density permissible or permitted in a district shall not exceed the density permissible under the density rating system contained in the future land use element of the comprehensive plan. Permitted Uses Include multiple-family dwellings, townhouses (subject to the provisions of the land development code), and family care facilities (subject to the land development code). Minimum Lot Area One acre Minimum Floor Area 450 SF (Efficiency); 600 SF (One bedroom); 750 SF (Two+ bedrooms) Minimum Street Frontage 150 feet Set Back Distance Front and Rear: One-half of the building height as measured from each exterior wall or wing of a structure with a minimum of 30 feet. Side Yard Distance One-half of the building height as measured from each exterior wall with a minimum of 15 feet. CAXAMBAS PARK PARCEL ZONING AND OTHER LAND USE REGULATIONS Page 35 Parking Requirement All units shall have 1 per unit plus visitor parking computed at 0.5 per efficiency unit, 0.75 per 1-bedroom unit, and 1 per 2- bedroom or larger unit. Office/administrative buildings shall have parking provided at 50% of normal requirements. Maximum Density 16 dwelling units for each gross acre; 76% maximum lot coverage Maximum Building Height 75 feet The immediate surrounding area is located within the High Density Residential Future Land Use Designation. FUTURE LAND USE DESIGNATION Designation High Density Residential Permitted Uses Residential dwellings shall be limited to multifamily structures and less intensive units such as single-family and duplexes, provided they are compatible with the district. Non-residential uses contemplated include: parks, open space and recreational uses, churches, libraries, cemeteries, schools, day-care centers, family care facilities, and essential services as defined in the Land Development Code (LDC). Density A density less than or equal to sixteen (16) dwelling units per gross acre is permitted. Zoning Map Subject P Zoning District RMF-16 Zoning District CAXAMBAS PARK PARCEL ZONING AND OTHER LAND USE REGULATIONS Page 36 Future Land Use Map Subject Community Facility High Density Residential CAXAMBAS PARK PARCEL ZONING AND OTHER LAND USE REGULATIONS Page 37 Aerial Subject parcel is highlighted in red and the parent tract in blue. CAXAMBAS PARK PARCEL ZONING AND OTHER LAND USE REGULATIONS Page 38 Sketch of Legal Description - Subject Parcel CAXAMBAS PARK PARCEL ANALYSIS OF HIGHEST AND BEST USE Page 39 DATA ANALYSIS AND CONCLUSIONS ANALYSIS OF 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. 8 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. Determination of the Larger Parcel According to the Uniform Appraisal Standards for Federal Land Acquisitions the appraiser must make a larger parcel determination in every appraisal developed under these Standards. According to Uniform Appraisal Standards for Federal Land Acquisitions Section 1.4.6: These Standards define the larger parcel as that tract, or those tracts, of land that possess a unity of ownership and have the same, or an integrated, highest and best use. Elements to be considered in determining the larger parcel are contiguity (or proximity) as it bears on the highest and best use of the property, unity of ownership, and unity of highest and best use. The larger parcel, or parent tract, is defined as the 4.00 acres or 174,240 square feet parcel under the ownership of Collier County. The subject parcel is located within the larger parcel, has the same ownership, zoning, and the same highest and best use. Highest and Best Use As If Vacant - Parent Tract Physically Possible The subject parent tract is 4.00 acres or 174,240 square feet with 406 feet of frontage along Collier Court and 372 feet along Caxambas Pass/Smokehouse Creek. The physical characteristics of the subject tract should reasonably accommodate any use that is not restricted by its size. The subject's utilities are typical and adequate for the market area. The site is irregular in shape. 8 The Dictionary of Real Estate Appraisal 6th ed. (Chicago: Appraisal Institute, 2015) CAXAMBAS PARK PARCEL ANALYSIS OF HIGHEST AND BEST USE Page 40 The site is located in a FEMA flood zone VE and AE area per FEMA Floor Map Number: 12021C 0837H, dated May 16, 2012, which is classified as a flood hazard area. There are no known physical reasons that would unusually restrict development. The site is considered to have a functional utility suitable for a variety of uses. Legally Permissible The subject site is zoned Public Use District (P), which permits uses that include administrative service facilities, childcare (not for profit), collection and transfer sites for resource recovery, communication towers, education facilities, essential public/governmental service facilities, fairgrounds, libraries, museums, parks, parking facilities, safety service facilities, and any other public structures and uses which are comparable in nature with the foregoing uses. As discussed, for the purpose of this appraisal, it is concluded that if the subject property were converted to private ownership, it is reasonable to assume an amendment to the Future Land Use Element to designate the property as High Density Residential, consistent with the immediate surrounding area, would be approved and the property could be re-zoned to Residential Multiple-family 16 District (RMF-16). Residential Multiple-family 16 District (RMF-16) permits uses that include multiple- family dwellings, townhouses (subject to the provisions of the land development code), and family care facilities (subject to the land development code). 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. From 2006 through early/mid 2011 the Southwest Florida real estate market had been in those stages of the real estate cycle best described by The Appraisal of Real Estate, 14th Edition as decline and recession. The residential market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Aside from some signs of an upcoming decline, characterized by positive but falling demand, the overall real estate market was projected to continue to increase at a stabilized rate through 2020 prior to the coronavirus outbreak. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. In its 1st Quarter 2020 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.36% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 7.07% over the past year (1Q 2019 - 1Q 2020) which was 12th in the nation. CAXAMBAS PARK PARCEL ANALYSIS OF HIGHEST AND BEST USE Page 41 On this basis, barring unforeseen changes in the market, a well -designed multi-family 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. Multi- family residential development is the only use that meets the tests of physically possible, legally permissible, and financially feasible. Therefore, multi-family residential development is concluded to be the maximally productive and highest and best use of the site. Highest and Best Use as Improved The parent tract is currently a public park which is not consistent with the highest and best use. However, the boat docks, boat ramp, and ship store building could be incorporated with multi-family residential development and are consistent with the highest and best use. Most Probable Buyer Considering the size, class, and location of the property, the most probable buyer is a developer. Highest and Best Use As If Vacant - Subject Parcel Physically Possible The subject parcel is 0.03 acres or 1,440 square feet with no frontage on either Collier Court or Caxambas Pass/Smokehouse Creek. The subject's utilities are typical and adequate for the market area. The site is rectangular in shape. The site is located in a FEMA flood zone VE area per FEMA Floor Map Number: 12021C 0837H, dated May 16, 2012, which is classified as a flood hazard area. However, it is only 24 feet by 60 feet in dimension. It's small size severely restricts development potential. Legally Permissible The subject site is zoned Public Use District (P), which permits uses that include administrative service facilities, childcare (not for profit), collection and transfer sites for resource recovery, communication towers, education facilities, essential public/governmental service facilities, fairgrounds, libraries, museums, parks, parking facilities, safety service facilities, and any other public structures and uses which are comparable in nature with the foregoing uses. As discussed, for the purpose of this appraisal, it is concluded that if the subject property were converted to private ownership, it is reasonable to assume an amendment to the Future Land Use Element to designate the property as High Density Residential, consistent with the immediate surrounding area, would be approved and the property could be re-zoned to Residential Multiple-family 16 District (RMF-16). CAXAMBAS PARK PARCEL ANALYSIS OF HIGHEST AND BEST USE Page 42 Residential Multiple-family 16 District (RMF-16) permits uses that include multiple- family dwellings, townhouses (subject to the provisions of the land development code), and family care facilities (subject to the land development code). However, it is only 1,440 square feet (24' by 60') and does not conform to the minimum lot size for multi-family development. Residential Multiple-family 16 District (RMF-16) has a minimum lot size of one acre with 150 feet of frontage. 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. From 2006 through early/mid 2011 the Southwest Florida real estate market had been in those stages of the real estate cycle best described by The Appraisal of Real Estate, 14th Edition as decline and recession. The residential market has stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Aside from some signs of an upcoming decline, characterized by positive but falling demand, the overall real estate market was projected to continue to increase at a stabilized rate through 2020 prior to the coronavirus outbreak. The trajectory of the Southwest Florida economy and its real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. In its 1st Quarter 2020 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.36% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 7.07% over the past year (1Q 2019 - 1Q 2020) which was 12th in the nation. On this basis, barring unforeseen changes in the market, a well -designed multi-family residential product that is appropriately marketed and priced, should be received favorably by the market. However, it is only 1,440 square feet (24' by 60') and is too small physically and legally for development to the highest and best use. Maintaining the assemblage with the parent tract for multi-family residential development is the only use that meets the test of financial feasibility. Maximally Productive The maximally productive land use yields the highest value of the possible uses. The subject site is too small physically and legally for development to the highest and best use. Maintaining the assemblage with the parent tract for multi-family residential development is the only use that meets the tests of physically possible, legally permissible, and financially feasible. Therefore, maintaining the assemblage with the CAXAMBAS PARK PARCEL ANALYSIS OF HIGHEST AND BEST USE Page 43 parent tract for multi-family residential development is concluded to be the maximally productive and highest and best use of the site. Highest and Best Use as Improved The subject site is currently improved with a 1,440 square foot pre-fabricated building constructed in January 1999 which is not consistent with the highest and best use. Most Probable Buyer Considering the size, class, and location of the property, the most probable buyer of the subject site, as assembled, is a developer. CAXAMBAS PARK PARCEL VALUATION METHODOLOGY Page 44 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 lease 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. CAXAMBAS PARK PARCEL ANALYSES APPLIED Page 45 ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of 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, that is consistent with the highest and best use, as vacant land. CAXAMBAS PARK PARCEL SALES COMPARISON APPROACH Page 46 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. Comparables I have researched five comparables for this analysis. These are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per square foot as the appropriate unit of comparison. CAXAMBAS PARK PARCEL SALES COMPARISON APPROACH Page 47 Comp Address Date Price Land SF Comp City Price per SF Density Subject 905 Collier Court 6/27/2020 174,240 Subject Marco Island 16 1 2220 W First Street & 1901 Altamont Ave 12/23/2019 $12,500,000 229,652 1 Fort Myers $54.43 72 2 2543 First Street 5/15/2020 $3,000,000 87,005 2 Fort Myers $34.48 111 3 Phillippi Shores Drive 3/25/2019 $2,025,000 97,926 3 Sarasota $20.68 13 4 2500 Estero Blvd 3/21/2017 $1,000,000 24,035 4 Fort Myers Beach $41.61 7 5 965-999 N Collier Blvd; 954 Park Ave 4/5/2017 $4,330,000 80,134 5 Marco Island $54.03 12 Site was listed for $1,350,000 in January 2016. Marketed as potential for 4 homes. Located along beach side (south) of Estero Blvd about 200 feet from the beach. Purchased by adjacent property owner (2518 Estero Blvd). Site has frontage along Estero Blvd; Chapel St; and Cottage Ave. Seller financed $500,000 with balloon mortgage. The morgage was satisfied in July 2018. Listing agent confirmed the sale as arm's length and market orientated. He did not know what the buyer planned to do with the property. Site was listed for $3.75 million. Located adjacent to 20-story Calusa Harbour Condo senior living community. Signalized intersection of First Street and Edison Bridge. Chapter 7 Bankruptcy sale with an escrow of approximately 1.5 years. Purchasers plan to develop the property with a midrise with 221 units and structured parking. Two parcels of river-front land bisected by Altamont Avenue. Listed for $13 million. Property includes submerged land lease (50-years from first marina building permit) of 4.820 acres approved for a 49 wet slip marina. Purchaser plans to develop the western 4.20 acre-site with 327 units in two (2), four-and five story apartment buildings with structured parking known as Silver Hills at Fort Myers. The City will provide TIF financing in an amount not to exceed $12.96 million through 2044. A Notice of Commencement for a 318-unit apartment complex was recorded 6/4/2020. The eastern 1.07 acre site is reportedly proposed for 60 condominium units. Comments The property includes 4 building pads in Phillippi Landings. Phillippi Landings includes 3 mid- rise residential buildings at 6 to 8 stories with 100 units built prior to 2008 and the recession. The buyer purchased 60 building units with RMF-4 zoning which allows 18 units per acre. The purchase included amenities within the condo association including interior roads, docks, clubhouse pool and gated entries from US 41 and Phillippi Shores Drive. The buyer will develop with 29 3-story townhomes from 1,825 to 1,875 square feet of living area. Property consists of site located at the southwest corner of signalized intersection of N. Collier Blvd and Bald Eagle Dr. improved with two-story retail/office, Royal Palm Professional Center, property consisting of approximately 23,580 SF of rentable area built in 1984. The 18,059 SF (954 Park Ave) vacant site improved with parking was also included. The buyers filed a Notice of Exercise of Option on 10/5/17 to purchase Unit 201 (the only condo unit not included in the sale). A Notice of Lis Pendens was recorded 10/20/17. Title for Unit 201 has not yet transferred. Buyers are leasing the space in the interim; however, plan to redevelop. CAXAMBAS PARK PARCEL SALES COMPARISON APPROACH Page 48 Analysis Grid The above sales have been analyzed and compared with the subject propert y. 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. CAXAMBAS PARK PARCEL SALES COMPARISON APPROACH Page 49 Name Address City Date Price Land SF Land SF Unit Price Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee simple 0.0%Fee Simple 0.0%Leased Fee 0.0% Financing Conventio nal 0.0%Conventional 0.0%Cash sale 0.0% Seller financing 0.0%Conventional 0.0% Conditions of Sale Arm's Length 0.0% Ch 7 Bankruptcy 20.0%Arm's length 0.0%Arm's Length 0.0%Arm's Length 0.0% Market Conditions Through 6/27/2020 3.0% Location % Adjustment $ Adjustment Land SF % Adjustment $ Adjustment Shape % Adjustment $ Adjustment Zoning % Adjustment $ Adjustment Density % Adjustment $ Adjustment Topography % Adjustment $ Adjustment Net Adjustments Gross Adjustments 0.0% $59.45 -5.0% $43.60 10.0% 20.0% $52.50 5.0% $50.41Adjusted Land SF Unit Price $30.05 3.8% 20%30% $21.46 C-4 -5% $0.00 0% 12 $0.00 $0.00 Interim Improvements 5% Level 40.0% 25.0%50.0% $0.00 0%0% -$5.53 -$4.15 -10%-10% 11116 $0.00 LevelLevel 72 0% $0.00 Public Use District (P) Irregular 87,005 $0.00 Level -$2.08 One West PUD U-CORE 174,240 $8.30 0% 1.5% $5.53 229,652 0% Fort Myers 0.3% $41.52 10% Adjusted Land SF Unit Price $55.26 Marco Island Fort Myers $41.38 Fee Simple Transaction Adjustments 174,240 $54.43 Phillippi Landings Building Pads 87,005 Comp 2 $34.48 Adjusted Land SF Unit Price $54.43 $20.68 905 Collier Court 2543 First Street Fort MyersMarco Island $20.68 Comp 3 Caxambas Park Parcel Land Analysis Grid Comp 1 965-999 N Collier Blvd; 954 Park Ave $4,330,000$2,025,000 SarasotaFort Myers Silver Hills at Fort Myers fka One West Riverfront First Street Apartments 2220 W First Street & 1901 Altamont Ave $1,000,000$12,500,000 Phillippi Shores Drive Royal Palm Professional Center 4/5/2017 Comp 4 Fort Myers Beach 2500 Estero Blvd 3/21/2017 Comp 5 97,926229,652 3/25/2019 Sarasota 2 Rectangular Parcels CB $2.15 -5% $6.44 24,035 Fort Myers Beach 97,926 -5% 0% -$2.76 $0.00 $0.00 Rectangular $0.00 -5% $0.00 4 building pads -5% -$2.29 13 RMF-4 - Residential Multi-family $0.00 0%10%0% L-shaped -$1.07 $0.00 $2.29$1.07 5% 0% Building Pads/Amenities $2.97 Marco Island Estero Plaza $41.61 7 0% $0.00 $0.00 80,134 10% 10.2%10.0% $4.58 0% 0% 2 Rectangular Parcels 80,134 5% $59.45 Marco Island 0% $45.83 0% -$2.97 $54.03 $54.03 $41.61 24,035 5/15/20206/27/2020 12/23/2019 $3,000,000 35.0%0.0% CAXAMBAS PARK PARCEL SALES COMPARISON APPROACH Page 50 Comparable Sale Adjustments Property Rights All the comparable sales transferred in fee simple interest; therefore, no adjustment for property rights is required. Financing All the comparable sales had market orientated financing or were cash transactions. Therefore, no adjustments for financing are required. Conditions of Sale All the comparable sales were arm’s length transactions. Comparable 2 was a Chapter 7 Bankruptcy sale with a reported escrow period of approximately 1.5 years. This sale is adjusted upward for the distressed conditions. Market Conditions The following chart developed from SWFL MLS shows all sales of mid- and high-rise condominium units in Marco Island built after 2000, with gulf frontage and/or access since January 2017. The trend indicates an average price increase of approximately 5% per year from January 2017 through the current date. However, it is noted this is unadjusted raw data and does not relate directly to the subject. In its 1st Quarter 2020 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 2.36% increase in home CAXAMBAS PARK PARCEL SALES COMPARISON APPROACH Page 51 prices (all-transactions including purchase and refinance mortgage) over the trailing 12 months. This appraisal was performed following public awareness that COVID-19 was affecting residents in the United States. At the time of the appraisal, COVID -19 was beginning to have widespread health and economic impacts. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. As discussed, aside from some signs of an upcoming decline, characterized by positive but falling demand with increasing vacancy, the overall commercial market was projected to continue to increase at a stabilized rate through 2020 prior to the coronavirus outbreak. The trajectory of the Southwest Florida economy and its commercial real estate sector will depend on how widely the virus spreads, and how long containment policies like social distancing need to be maintained. Based on other areas of the world that have experienced the pandemic and have since trended positively in seeing a reduced number of new cases, there is optimism the current market disruption could be short-term. Based on the preceding analysis, a 3.0% average annual adjustment is applied. Location This adjustment reflects differences in market or submarket area influences on sale price; and surrounding land use influences. The following table details the demographic data for a one mile radius around the subject and each of the comparables. The comparables are analyzed for growth potential, household income, median sales price and views/water frontage. Subject Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Location Marco Island Fort Myers Fort Myers Sarasota Fort Myers Beach Marco Island 2020 Population 3,346 4,926 6,276 6,798 2,478 5,679 2025 Population 3,553 6,147 6,972 7,388 2,652 6,106 % Change 6.19%24.79%11.09%8.68%7.02%7.52% Median Household Income $91,978 $36,936 $39,747 $71,506 $51,113 $89,171 Median Sales Price $429,000 $375,000 $230,000 $320,500 $628,000 $259,000 View/Water Frontage Caxambas Pass / Smokehouse Creek Caloosahatchee River Caloosahatchee River Phillippi Creek 200' from Gulf of Mexico None Source: STDB Online and SWFL MLS Locational Adjustment - Site to Do Business (1 Mile Radius) Comparables 1 and 2 are located in downtown Fort Myers on the Caloosahatchee River. Comparable 1 is located west of US 41 across from the Publix -anchored First Street Village and the West End at City Walk apartme nts (currently under construction). It is superior to Comparable 2 which is located at the signalized intersection of First Street and Edison Bridge adjacent to the Calusa Harbour senior living community. CAXAMBAS PARK PARCEL SALES COMPARISON APPROACH Page 52 Comparable 3 consists of four remaining land pads in Phillippi Lands, a mid-rise residential condominium development with frontage along Phillippi Creek. The development is located west of US 41 near Siesta Key. Comparable 4 is located on Fort Myers Beach within approximately 200 feet of the beach and the Gulf of Mexico. Comparable 5 is located in Marco Island Town Center at the signalized intersection of N. Collier Boulevard and Bald Eagle Drive. As shown, with exception of Comparable 4, all of the comparables have a larger surrounding population base. The subject has the highest median household income levels following by Comparable 5 which is also located on Marco Island. The median sales price shown is the median closing price of all sales closed within the past year on MLS located within a 0.25 mile radius of the subject and the comparables. As shown, comparable 4 has the highest median sales prices as it includes homes with direct frontage on the Gulf of Mexico. The subject has the second highest median home prices. Comparables 1 and 2 have similar view and boating access. Comparable 3 is inferior in both view and boating access. Comparables 4 and 5 do not have water frontage. All of the comparables are considered inferior overall in terms of location and adjusted upward appropriately. Size For this analysis, the sales were relatively similar in size; therefore, no adjustments are required. Configuration For this analysis, the subject is irregular in shape. Comparables 1 and 5 consist of two rectangular parcels bisected by roads. Comparable 1 will be developed as two separate projects. The development of Comparable 5 will likely consists of a mixed-use development on the main parcel with supporting parking on the adjacent parcel. No adjustments could be supported; therefore, none are made. Comparable 3 consists of four building pads in a partially completed condominium development. Future development is limited to the building pads. Therefore, this comparable is adjusted upward for its inferior configuration. Comparables 2 and 4 are considered relatively similar and no adjustments could be supported; therefore, none are made. CAXAMBAS PARK PARCEL SALES COMPARISON APPROACH Page 53 Zoning For this analysis, the sales have similar zoning and highest and best use. As discussed, the subject is currently zoned Public Use District (P) within the Community Facility Future Land Use Designation. An amendment to the Future Land Use Element to designate the property as High Density Residential and a zoning change to Residential Multiple-family 16 District (RMF-16) is required prior to development. All of the sales are adjusted to take into account the time, risk and cost associated with the future land use amendment and zoning change. Density This adjustment considers the maximum allowable density per acre. A higher allowable density indicates a higher price per square foot as more units can be developed with the same land area. Comparables 1 and 2 both have a higher allowable density and are adjusted downward appropriately. Comparables 3 and 4 have a slightl y lower allowable density and are adjusted upward appropriately. Comparable 5 is located within the Town Center / Mixed Use Future Land Use designation. Mixed residential and commercial uses are permitted within the Town Center Mixed Use designation. A development with retail, office and residential uses permits residential density of up to 12 units per acre. Overall, the additional allowable commercial density is considered to offset the lower residential density; therefore, no adjustments are applied. Topography The subject parent tract is cleared and level similar to C omparables 1 and 2. Comparable 3 consists of four building pads in a partially completed condominium development. Completed common area improvements include interior roads, docks, clubhouse, pool, and gated entries. Any contributory value from the common area improvements is considered to be offset by the fact that future development will be located in an older community with older amenities (2006). Sales Comparison Approach Conclusion The adjusted values of the comparable properties range from $30.05 to $59.45; the average is $47.20. All of the value indications have been considered, and in the final analysis, Comparables 1, 2, 3, and 5 have the least net adjustments with greatest weight given to Comparable 5, located on Marco Island. Based on the preceding analysis I arrive at my final reconciled per square foot value of $57.00. CAXAMBAS PARK PARCEL SALES COMPARISON APPROACH Page 54 The market value of the fee simple interest of the parent tract is estimated via the Sales Comparison Approach to have a unit value of $57.00 per square foot. MARKET VALUE, PARENT TRACT Indicated Value per Square Foot: $57.00 Subject Size: 174,240 Indicated Value: $9,931,680 Rounded: $9,930,000 As discussed, maintaining the assemblage with the parent tract for multi-family residential development is concluded to be the maximally productive and highest and best use of the subject site. Therefore, the part taken is valued as part of the whole at a unit value of $57.00 per square foot. Lastly, as discussed, the subject parcel is improved with a 1,440 square foot (60' x 24') pre-fabricated trailer constructed in January 1999. The trailer is in average condition; however, it is not consistent with the highest and best use of the parcel; therefore, it does not contribute value to the parcel. The trailer is mounted on concrete blocks and the cost to remove it from the site would be nominal. Therefore, no further adjustments for the improvements are required. MARKET VALUE, SUBJECT PARCEL Indicated Value per Square Foot: $57.00 Subject Size: 1,440 Indicated Value: $82,080 Rounded: $82,000 CAXAMBAS PARK PARCEL RECONCILIATION AND FINAL VALUE ESTIMATE Page 55 RECONCILIATION AND FINAL VALUE ESTIMATE 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. Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion(s), as of June 27, 2020, 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 June 27, 2020 $82,000 Significant Factor The world, including the United States, is in the midst of health crisis since early 2020 due to the rise of COVID 19. The global outbreak was officially declared a pandemic by the World Health Organization (WHO). Health issues have led to substantially lower economic activity and uncertainty which has greatly increased the probability of recession. The depth and length of any economic ramifications from the COVID 19 pandemic are unclear at this time. The effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinion(s) in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value(s). The value conclusion(s) are subject to the following hypothetical conditions and extraordinary 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. CAXAMBAS PARK PARCEL EXHIBITS AND ADDENDA EXHIBITS AND ADDENDA CAXAMBAS PARK PARCEL ADDENDUM A - LOCATION MAP ADDENDUM A LOCATION MAP CAXAMBAS PARK PARCEL ADDENDUM A - LOCATION MAP Location Map CAXAMBAS PARK PARCEL ADDENDUM B - COMPARABLE DATA MAPS ADDENDUM B COMPARABLE DATA MAPS CAXAMBAS PARK PARCEL ADDENDUM B - COMPARABLE DATA MAPS Comparable Land Sale Map 2 1 5 1 CAXAMBAS PARK PARCEL ADDENDUM B - COMPARABLE DATA MAPS Comparable Land Sale Map - Collier and Lee County 2 1 CAXAMBAS PARK PARCEL ADDENDUM C - DETAIL OF COMPARATIVE DATA ADDENDUM C DETAIL OF COMPARATIVE DATA Land Sale No. 1 Property Identification Record ID 1069 Property Type Multi-family, Land Pad Property Name Silver Hills at Fort Myers fka One West Address 2220 W First Street & 1901 Altamont Ave, Fort Myers, Lee County, Florida 33901 Location WS US 41 along Caloosahatchee River Tax ID 23-44-24-P2-00006.0020; 23-44-24-P2-00007.0000 Latitude N1 26°38'18.49"N Longitude N1 81°52'45.29"W MSA City of Fort Myers Market Type CBD Sale Data Grantor 2220 West First Street - Fort Myers, LLC Grantee ESH Fort Myers, LLC Sale Date December 23, 2019 Deed Book/Page 2019000297885 Property Rights Fee Simple Conditions of Sale Arm's Length Financing Conventional Sale History None in previous 3 years Verification Phil Fischler; Fischler Property Co; 239-895-1060, July 09, 2020; Other sources: Listing Brochure / PR, Confirmed by Rachel Zucchi Sale Price $12,500,000 Cash Equivalent $12,500,000 Land Sale No. 1 (Cont.) Land Data Zoning One West PUD, PUD Topography Level Utilities All Public Dimensions 525 x 352 and 278 x 170 Shape Rectangular Flood Info Zone AE Depth 525 Land Size Information Gross Land Size 5.272 Acres or 229,652 SF Planned Units 378 Front Footage 1,719 ft Total Frontage: 350 ft W First St; 805 ft Altamont Ave; 564 ft Caloosahatchee River; Indicators Sale Price/Gross Acre $2,370,980 Sale Price/Gross SF $54.43 Sale Price/Planned Unit $33,069 Sale Price/Front Foot $7,272 Remarks Two parcels of river-front land bisected by Altamont Avenue. Located across from Publix- anchored First Street Village and the West End at City Walk apartments (currently under construction). The One West PUD was approved for three (3), thirty-two (32) story, high-rise mixed use towers with a total of 420 multi-family units, 25,920 SF of commercial space, and a hotel. Listed for $13 million. Property includes submerged land lease (50-years from first marina building permit) of 4.820 acres approved for a 49 wet slip marina. Purchaser plans to develop the western 4.20 acre-site with 327 units in two (2), four-and five story apartment buildings with structured parking known as Silver Hills at Fort Myers. The City will provide TIF financing in an amount not to exceed $12.96 million through 2044. TIF was approved in 9/2019 prior to closing. According to listing agent, the contract was not contingent on the financing, but it was always part of the purchasers plans. Arm's length sale. Went under contract at $12.5 million and closed at $12.5 million. A Notice of Commencement for a 318-unit apartment complex was recorded 6/4/2020. The eastern 1.07 acre site is reportedly proposed for 60 condominium units. The PUD zoning was rescinded by the City on April 13, 2020 as the new owner does not plan to develop the property jointly. Zoning is Urban Core consistent with adjacent parcels. Land Sale No. 2 Property Identification Record ID 1067 Property Type Multi-family, Land Pad Property Name Riverfront First Street Apartments Address 2543 First Street, Fort Myers, Lee County, Florida 33901 Location First St between Edison Bridges Tax ID 13-44-24-P3-00404.0120 Latitude N1 26°38'54.75"N Longitude N1 81°51'49.26"W MSA Fort Myers Market Type CBD Sale Data Grantor Compass USA SPE, LLC and Asset Resolution, LLC Grantee Soho Sight, LLC Sale Date May 15, 2020 Deed Book/Page 2020000114417 Property Rights Fee Simple Marketing Time 3 years Conditions of Sale Ch 7 Bankruptcy Financing Conventional Sale History None in previous 3 years Verification Matthew Rotolante, CCIM, SIOR; 305-235-1500, July 09, 2020; Other sources: Listing Brochure, Confirmed by Rachel Zucchi Sale Price $3,000,000 Cash Equivalent $3,000,000 Land Sale No. 2 (Cont.) Land Data Zoning U-CORE, Urban Core Topography Level Utilities All Public Dimensions 290' x 310' Shape Rectangular Flood Info Zone AE Depth 310 Land Size Information Gross Land Size 1.997 Acres or 87,005 SF Planned Units 221 Front Footage 590 ft Total Frontage: 290 ft First St; 300 ft Caloosahatchee River; Indicators Sale Price/Gross Acre $1,501,990 Sale Price/Gross SF $34.48 Sale Price/Planned Unit $13,575 Sale Price/Front Foot $5,085 Remarks Site was listed for $3.75 million. Previously approved for Monaco Condo-Hotel Resort & Spa and marina development. Located adjacent to 20-story Calusa Harbour senior living community. Signalized intersection of First Street and Edison Bridge. Chapter 7 Bankruptcy sale with an escrow of approximately 1.5 years. Purchasers plan to develop the property with a midrise with 221 units and structured parking. According to the listing agent, "With a post COVID-19 closing, the buyers were able to successfully secure financing for their acquisition as much uncertainty continues to resonate through a rocky economy. Impacts to commercial and construction lending, as well as disruption in the multifamily sector have been seen as financial fallout from the pandemic continues to reveal itself." Land Sale No. 3 Property Identification Record ID 1029 Property Type Multi-family, Multifamily site Property Name Phillippi Landings Building Pads Address Phillippi Shores Drive, Sarasota, Sarasota County, Florida 34231 Location Four building pads in Phillippi Landings Tax ID 0084080007, 0084080011, 0084080013 and 0084080012 Latitude N1 27°16'23.88"N Longitude N1 82°31'58.01"W MSA North Port-Sarasota-Bradenton Market Type Waterfront Sale Data Grantor Pelican Plaza Associates, LLP & PL Development Grantee Taylor Morrison of Florida, Inc Sale Date March 25, 2019 Deed Book/Page Instr. 2019036698 Property Rights Fee simple Conditions of Sale Arm's length Financing Cash sale Sale History None in last 5 years Verification Steve Kempton w/ Taylor Morrison of Florida, Inc. ; (941) 554- 2854, February 12, 2020; Other sources: CoStar and public records, Confirmed by KC Lowry Sale Price $2,025,000 Cash Equivalent $2,025,000 Land Sale No. 3 (Cont.) Land Data Zoning RMF-4 - Residential Multi-family, Multi-Family Topography Level at grade Utilities All public Shape 4 building pads Flood Info Zone AE per FIRM 125144 0143 F Land Size Information Gross Land Size 2.248 Acres or 97,926 SF Planned Units 29 Front Footage Monte Carlo Drive; Cannes Circle; Indicators Sale Price/Gross Acre $900,769 Sale Price/Gross SF $20.68 Sale Price/Planned Unit $69,828 Remarks The property includes 4 building pads in Phillippi Landings. Phillippi Landings includes 3 mid- rise residential buildings at 6 to 8 stories with 100 units built prior to 2008 and the recession. The buyer purchased 60 building units with RMF-4 zoning which allows 18 units per acre. The purchase included amenities within the condo association including interior roads, docks, clubhouse pool and gated entries from US 41 and Phillippi Shores Drive. The buyer will develop with 29 3-story townhomes from 1,825 to 1,875 square feet of living area. The square footage shown is based on the parent tract and the ratio of the proposed units for Sale 2 (29 units) and the total units existing and proposed (129 units). Land Sale No. 4 Property Identification Record ID 1017 Property Type Commercial, Commercial site Property Name 2500 Estero Blvd Address 2500 Estero Blvd, Fort Myers Beach, Lee County, Florida 33931 Location SEC Estero Blvd and Chapel St Tax ID 19-46-24-W3-0120A.0100 + 01302.0000 Latitude N1 26°26'54.73"N Longitude N1 81°56'35.61"W MSA Fort Myers Beach Market Type Barrier Island Sale Data Grantor 2500 Estero Blvd, LLC Grantee Empire Holding Corp Sale Date March 21, 2017 Deed Book/Page 2017000064645 Property Rights Fee Simple Marketing Time 7-8 months Conditions of Sale Arm's Length Financing Seller financing Land Sale No. 4 (Cont.) Sale History None in previous 3 years Verification Marty Wallerstein; Century21 TriPower Realty; 239-940-5478, January 23, 2020; Other sources: MLS Listing, Confirmed by Rachel Zucchi Sale Price $1,000,000 Cash Equivalent $1,000,000 Land Data Zoning CB, Commercial Topography Level Utilities All Public Shape L-shaped Flood Info Zone VE Depth 150 Land Size Information Gross Land Size 0.552 Acres or 24,035 SF Front Footage 445 ft Total Frontage: 175 ft Estero Blvd; 150 ft Chapel St; 120 ft Cottage Ave; Indicators Sale Price/Gross Acre $1,812,357 Sale Price/Gross SF $41.61 Sale Price/Front Foot $2,247 Remarks Site was listed for $1,350,000 in January 2016. Marketed as potential for 4 homes. Located along beach side (south) of Estero Blvd about 200 feet from the beach. Purchased by adjacent property owner (2518 Estero Blvd). Site has frontage along Estero Blvd; Chapel St; and Cottage Ave. Seller financed $500,000 with balloon mortgage. The mortgage was satisfied in July 2018. Listing agent confirmed the sale as arm's length and market orientated. He did not know what the buyer planned to do with the property. Land Sale No. 5 Property Identification Record ID 1020 Property Type Commercial, Commercial site Property Name Royal Palm Professional Center Address 965-999 N Collier Blvd; 954 Park Ave, Marco Island, Collier County, Florida 34145 Location SWC N Collier Blvd and Bald Eagle Dr Tax ID 71480200006 et. al. Latitude N1 25°57'13.46"N Longitude N1 81°43'30.28"W MSA Marco Island Market Type Barrier Island Sale Data Grantor HH&L Properties, Inc.; 975 Peredon, LLC and 977 Peredon, LLC Grantee 997 Collier Properties, LLC Sale Date April 05, 2017 Deed Book/Page 5380-3135, 3132, 3114 Property Rights Leased Fee Conditions of Sale Arm's Length Financing Conventional Sale History None in previous 3 years Land Sale No. 5 (Cont.) Verification Biagio Bernardo; Lee & Associates (Formerly with CRE Consultants); 239-293-2350, February 22, 2020; Confirmed by Rachel Zucchi Sale Price $4,330,000 Cash Equivalent $4,330,000 Land Data Zoning C-4, Commercial Topography Level Utilities All Public Shape Rectangular Flood Info Zone AE Depth 325 Land Size Information Gross Land Size 1.840 Acres or 80,134 SF Front Footage 516 ft Total Frontage: 325 ft N. Collier Blvd; 191 ft Bald Eagle Dr; Indicators Sale Price/Gross Acre $2,353,742 Sale Price/Gross SF $54.03 Sale Price/Front Foot $8,391 Remarks Property consists of site located at the southwest corner of signalized intersection of N. Collier Blvd and Bald Eagle Dr. improved with two-story retail/office, Royal Palm Professional Center, property consisting of approximately 23,580 SF of rentable area built in 1984. The 18,059 SF (954 Park Ave) vacant site improved with parking was also included. Transaction was recorded in three deeds. The buyers filed a Notice of Exercise of Option on 10/5/17 to purchase Unit 201 (the only condo unit not included in the sale). A Notice of Lis Pendens was recorded 10/20/17. Title for Unit 201 has not yet transferred. Buyers are leasing the space in the interim; however, plan to redevelop. According to Biagio, the purchase was not based on a cap rate and they lost 3 tenants within the first 6 months. They are still working on plans for re-development. Property is located within the Town Center / Mixed Use Future Land Use designation. Mixed residential and commercial uses are permitted within the Town Center Mixed Use designation. CAXAMBAS PARK PARCEL ADDENDUM D - PLOT PLAN ADDENDUM D PLOT PLAN CAXAMBAS PARK PARCEL ADDENDUM D - PLOT PLAN CAXAMBAS PARK PARCEL ADDENDUM D - PLOT PLAN Picture Location/Direction CAXAMBAS PARK PARCEL ADDENDUM E - OTHER PERTINENT EXHIBITS ADDENDUM E OTHER PERTINENT EXHIBITS ?.1 %*'- - Dated Aprll 8, L97S ATTES? S ark ol T. sCO?Tclrcult cou Aprll 8, 19 75 DOARD O'' COUNT Y COt{r4IssIoNERS COLLIDN , FLORI on.16 . Archcr Chalrman 28 a I 8t ll d as to forn and le gallty: ,l-L1-1. r6on Brun e rColller County AttornBy IOARD ADOPfS RESOLUIION ACCEPTINC FROM TIIE DE LTONA CORPOR,ATION ADEDICATTON OF APPROXI!.{ATEI,Y FOUR ACRES OF IAND FOR USE ONIJY AS A,BOAT IAUNCUNG AREA IN MARCO ts PI,ANNING DBPARTMENT DIRECTED TO REVIEW RECIAND AREA POR REPORT TO BOARD REATIONAIJFACILITIES RESOLUTION AND DEDICATTON A COLLIER COT'NTY nISOLUTION ACCEPTING FROI,ITH8 DEL?ONA CORPORATION A DEDICATION OF APPROXTMATELY FOUR (4) ACRES Or LAND.,FOn USE ONIY AS iA BOAT LAUNCBING AREA TO PROVIDE PUB',,IC ACCESS TO ADJACENT NAVTGADLE WATERI' N IN SATISFACITON OP THE UNITED STATES CORP OT ENGINEERS DRBDGE AND FTLI2 PERI{TT6,\,,vx (57-762) DATED I DECE|4BER 1969 REOUIRTNC DEI,IONA ''TO PROVIDE PUB'JIC ACCESS TO TTIE IARINE AREA THROUGH DEDICATTON OPPARXS, BE:ACB AREM, E D OTIIER RECREATION A.R,EAS, TO TEE PUBLICN AND TO iCONVEY TOrllE PUB'JIC AIJJ ANE.AS 6ET ASIDE POR CONSER-VAIIION AND PUBIIC USE, INCLUDING CONSERVA-ITON AX,EAS, PARXs, RECREATION AREAS AND SITAII,OW BOTTOM AREAS. tiBEREAg, th6 D.ltona CorporatLon has obtalned Unlteat 8tat.a Arny Corp of Englneer pefiilt sA.,vx pernlts 167-762) dat€d 8 Docetnbsr 1969 to dr€dEo lndl flll ln Robertre Day and Enokehouee Cr66k Southlre8t of 6tate Road 951 accordlng io ten (10) drawlnga rnarkeat iProposclt Dr6atgln9 ln Rob€rtr6 Bay at llarco l8lana, dated Eeptembat 1967, revlsed 12 F€bru.ry 1969, anil !|BEREAS, thia parrllt rras lsaued subjoct to condltlons lncludlng condltlon x(3) andl X(5) ag fotlowe: (3) Provlde. publlc lcceaa to the marlne area through -r141- I , I }IAR{ I i-il i I I I ,tprl I 8, 19?5 the dodlcatlon of, parka, beach aroae, and other recreatlon areaE, to th€ pub llc. AND (5) Convoy to tho pubuc all areag set aElde for coDBervatlon and publtc us€, lncludlng conaervatlon aroaa, parks, recroatlon aroaa, and shallor{ botton aroaa, and llIlES.EAS, thoro lB groat need for publlc parks, beachaa, and rocrooClon arcas j.n our Marco comrnunlty. DEDICATION: fn satlsfactlon of a portlon of corps of Englneeria Daedge and Fltl permlt gA.rvr( (62_262) dat€d 8 Decenbar 1969 conditlon that tha D€ltona Corporatlon doea hereby walrant lt possess fee simpl.e tltle to and hereby cledicatEB to the Porp€tual us6 of the publlc !s "! boat launching Brea to provlde publlo accEs. to aitjac€nt navlgablo yratersn the followlng descrlbed property; TIat certaln parcel of land lylnq In andrre:.ng part of rract ,Bn of [fAiCO -BEACi thtlT TEN, accordlng to the rnap-or-piit'thereof as racord€d ln plat A6ok 6l paqea ?4through.Tg lncluetve of itr. Friifi'R;;;;;"''of Colller County, Elorlah. Bolng norg partlcularly d€lcrlbod as followa! Begln- at thE S.W. corner of Bald Tract ,B,for-the POINT Of BEGIT{INING of the-paicar-"rrand- horejnalter doso!tb.a r - iof ii-oii"i-i"ii^.,on rhr Baltarty rlEht-of-vriv iine'oi-'cofiiliL;ourt, aa ahopn on sald plat of llarco Beachgllt"lii' "ilil.jli:f i,",iji,f;: ;;,iilx"$il 325..58 feerl thence ieavtns iird ii"iilii -' rlgnrrf-?ray Itn€, 6 72c2]-t26.,8 for a dlitanceot 70-4.2L feet ro a polnt on t[u-i..I"fiJ --"' ?glndary ol aald Tract ,rBil tfrencc S ii;iS,00rw along-saj,d Eaararly uir"niiiiJ-rir-i -' o-lstance ol I02.58 f€€t to the Blg. corncrtheraof, thonce run tta iori6irii-;";;;::'alons the Eoutherlv tounaary -oi"i"ii:iliit ,r", I"9!-f9T a diatanci or ies.6o-iel;;.trr!il; " B. 6s.22.ttnw lor a distrncc-or-irilli"iIIE,thoncs N 7202tt25nw ror i-arataill'"i i66]60feet to tho polnt ot seglnnr.ng. l--.1 { 1 2 I 4 6 6 I 8 I 10 11 72 18 t4 16 16 L7 18 lt,,,tll Contalnlng {.00 acres more or losE. undor the f,ollowlng condltlonB 3 l. ,h6 Board of County ComlnlaBl.oners ahall ba rosponir,blo for the ad valor€n tax€s and all aBses6ment6. lt any, lmpoBed upon th€ above dascrlb€d plop€rty after 1974. 2. [tro Board of County Cormrigaloners takos th€ above dogcrlbed properly subroct to all oasenents, zoning and oth€r reatrlctlons and rosarvatlon6 of record. 3. !h6 Board of County Cotluilgslonera scknowledges that, ln conveying the above-descrlbed property, The Deltona Corporatlon la oatiafylng a portl.on of lta obllgatlon under 8A{rvx Psrmlts 167-7OZt, paragrapho x(3) anal X(5)r whereln the DBpartnant of tha Arrny, Colpa of Englneera, aa one condltlon of thls permlt to dredga and flU tn the navlgabte watera known a5 rnoberta Bayn and nsnok€housB Creekr', requlreat The Daltona Corporatlon to provlde 8ltes for publlc acce8s to the I marlne a!6a anA to atedllcato or convey accesa slte6 for the ,.rirfor,, uB6 . 4. In the 6vent tha Boardl of County corNntasionels, ua6a the above degcrlbed proporty for other than . boat Iaunehlng ar6a to provld6 publlc acceaa to adjacent navlgablo watera, fhe Deltona Cort oratlon shatl have the right to r6_ent€r andl poaaaas thc proparty as of lts forner eaeate. 81gned, sealted andl delivereilIn the precence olr THE DELTONA CORPORA?ION B ensenlor Vlca Prealdent ''20, '2i' a" %.. 24 OF I 'i '1t 8ea1) ATTEET 6 .., NO$, TTEnEPORE E8 rT RESOIVED By TIiE BOARD OF COUNTY cou TEEIONARS rgIS qtL day of {p1tt, l9?5 that the Dedtcatlon -{{3- Corporate Secretary t,, of tho are! hcrelnabove deacrlbed bc and ls horeby accaptod I 6l 28 n 28 n lor ths perpetual usc of tho publlo undor tho condlclong herelnabove trnposoat rrlthout othor coneldcratlon, torm or condltlon exprossed or lrnplloil. Thla Rqsolutlon ldopted aftor mot,lon, aoconded and roll 1 2 I 4 6 6 7 8 9 10 11 72 t3 14 16 .€ ca 11 as fol lowg: commlsgioner conmlsaloner coruIliss lon€r colrunlssloner cormlsaloner Dated: Apr:.l 8, 19 75 AT?ESTt I.IARGAREB T. SCOTTof Clrcul! ,notloned and ayo ' geconded and aye ' aye abeent and not votlng - absent and not vo! lng BOARD OF COUNTY COI,'MISSIONERS COLLIER ,Y, FLORI B onaB rc €f r a lnan APP roved as to forrn and Legalltyt r ..L.*e Dav merson Brunercolller county Attorney 1 1?:,: 0) c '1 I %) lollottlng tho above aotlon Connl3slon€r l'tltchell mov.d, Conmlssloner tllncr and c!rrl3d, that the Plannlng Departnent overall recr€atlonal flstlltlot in tho !{rrco Itland area 'nd tha Board htlthln thr.e (3) nonth3 rlth thelr reco'llr6ndatlong oa report that the tacltltlet ar€ sati8frctory' sccondeal by revlew the raport back to for changc Mltch!11 Ulmer Ar cher WenzeI Broun ',,, I i 1I:::)i USGS The National Map: Orthoimagery. Data refreshed April 2020 National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250 Feet Ü SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOOD HAZARD AREAS Without Base Flood Elevation (BFE) Zone A, V, A99 With BFE or DepthZone AE, AO, AH, VE, AR Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mileZone X Future Conditions 1% Annual Chance Flood HazardZone X Area with Reduced Flood Risk due to Levee. See Notes.Zone X Area with Flood Risk due to LeveeZone D NO SCREEN Area of Minimal Flood Hazard Zone X Area of Undetermined Flood HazardZone D Channel, Culvert, or Storm Sewer Levee, Dike, or Floodwall Cross Sections with 1% Annual Chance 17.5 Water Surface Elevation Coastal Transect Coastal Transect Baseline Profile Baseline Hydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of Study Jurisdiction Boundary Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 7/3/2020 at 9:53 PM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes. Legend OTHER AREAS OF FLOOD HAZARD OTHER AREAS GENERAL STRUCTURES OTHER FEATURES MAP PANELS 8 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location. 1:6,000 81°43'25"W 25°55'3"N 81°42'47"W 25°54'30"N CAXAMBAS PARK PARCEL ADDENDUM F - QUALIFICATIONS OF APPRAISER ADDENDUM F QUALIFICATIONS OF APPRAISER CAXAMBAS PARK PARCEL ADDENDUM F - QUALIFICATIONS OF APPRAISER 4500 Executive Drive, Suite 300 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com 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 over 80-years of 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 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. CAXAMBAS PARK PARCEL ADDENDUM F - QUALIFICATIONS OF APPRAISER 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 ACTIVITIES: Member: President: Vice President: Secretary / Treasurer: Region X Representative: Board of Directors: LDAC Attendee: Member: Member: Licensed: Licensed: Appraisal Institute – MAI Certificate Number 451177 Appraisal Institute Florida Gulf Coast Chapter (2020) Appraisal Institute Florida Gulf Coast Chapter (2019) Appraisal Institute Florida Gulf Coast Chapter (2017 / 2018) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2020) Appraisal Institute Florida Gulf Coast Chapter (2015 & 2016) Leadership Development & Advisory Council Appraisal Institute - Washington, D.C. (2016, 2017, 2018) CCIM Institute - CCIM Designation Pin Number 21042 Naples Area Board of REALTORS Florida State Certified General Real Estate Appraiser License No. RZ 2984 Real Estate Broker (Florida) License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County EDUCATION: Bachelor of Arts Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Honor Society, Key Club, Phi Eta Sigma 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. CAXAMBAS PARK PARCEL ADDENDUM F - QUALIFICATIONS OF APPRAISER