Agenda 04/27/2021 Item #16A 4 (ROW drainage/utility easeemnt - VBE Ext)16.A.4
04/27/2021
EXECUTIVE SUMMARY
Recommendation to approve an Agreement for the purchase of a road right-of-way, drainage, and
utility easement (Parcel 322RDUE) required for the Vanderbilt Beach Road Extension. [Project No.
601681
OBJECTIVE: To acquire the right-of-way needed for the construction of the Vanderbilt Beach Road
Extension Project (the Project).
CONSIDERATIONS: Collier County is seeking to purchase a road right-of-way, drainage, and utility
easement (Parcel 322RDUE) needed for construction of the Project. The improved parent tract is located
east of Wilson Boulevard and north of 12th Avenue NE and is owned by the Barbara F. Jones Trust
Agreement dated November 15, 1995. Parcel 322RDUE is 4,943 square feet in extent and is rectangular
in shape. The attached appraisal report prepared by Carroll & Carroll, dated September 29, 2020,
estimates the full compensation amount for this parcel to be $3,700. The attached agreement reflects a
negotiated compensation amount of $17,663 inclusive of statutory attorney and expert fees and costs. If
this parcel is not acquired by negotiation, it will have to be condemned. Significant risk factors accrue to
the County in condemnation actions, including exposure to exorbitant damages claims and liability for
payment of attorney and expert witness fees and costs. Staff accordingly recommends that the Board of
County Commissioners (the Board) approve the agreement as a better result is not expected if Parcel
322RDUE is condemned.
FISCAL IMPACT: Funds in the amount of $17,763 will be required, being the negotiated
compensation amount inclusive of statutory attorney fees, expert fees and costs, and miscellaneous
closing and recording fees not to exceed $100. The primary funding source for the acquisition of right-of-
way is impact fees. Should impact fees not be sufficient within a particular project, the secondary funding
source will be gas taxes.
No maintenance costs are anticipated until such time as the Project is constructed.
GROWTH MANAGEMENT IMPACT: This recommendation is consistent with the Long -Range
Transportation Plan and the Collier County Growth Management Plan.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a
majority vote for Board approval. - JAB
RECOMMENDATION:
Approve the attached agreement and authorize the Chairman to execute same on behalf of the Board;
Accept the conveyance of Parcel 322RDUE and authorize the County Manager, or his designee, to
record the conveyance instrument in the public records of Collier County, Florida;
Authorize the payment of all costs and expenses that Collier County is required to pay under the
terms of the purchase agreement to close the transaction;
Authorize the County Manager or his designee to take the necessary measures to ensure the County's
performance in accordance with the terms and conditions of the purchase agreement; and
Authorize any, and all, budget amendments that may be required to carry out the collective will of the
Board.
Prepared By: Vivian Rodriguez, Property Acquisition Specialist, Right -of -Way Acquisition,
Transportation Engineering Division.
Packet Pg. 502
16.A.4
04/27/2021
ATTACHMENT(S)
1. Location Map (PDF)
2. [Linked] Appraisal Report (PDF)
3. Easement Agreement (PDF)
Packet Pg. 503
16.A.4
04/27/2021
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.4
Doe ID: 15246
Item Summary: Recommendation to approve an Agreement for the purchase of a road right-of-
way, drainage, and utility easement (Parcel 322RDUE) required for the Vanderbilt Beach Road
Extension. [Project No. 60168]
Meeting Date: 04/27/2021
Prepared by:
Title: — Transportation Engineering
Name: Vivian Rodriguez
03/12/2021 12:53 PM
Submitted by:
Title: Division Director - Transportation Eng — Transportation Engineering
Name: Jay Ahmad
03/12/2021 12:53 PM
Approved By:
Review:
Growth Management Department
Jeanne Marcella
Level 1 Reviewer
Growth Management Department
Lisa Taylor
Additional Reviewer
Transportation Engineering
Robert Bosch
Additional Reviewer
Transportation Engineering
Jay Ahmad
Additional Reviewer
Growth Management Department
Gene Shue
Additional Reviewer
Growth Management Operations Support
Christopher Johnson
Road Maintenance
Albert English
Additional Reviewer
Transportation Engineering
Mario Puente
Additional Reviewer
Growth Management Department
Thaddeus Cohen
Department Head Review
County Attorney's Office
Jennifer Belpedio
Level 2 Attorney of Record Review
Office of Management and Budget
Debra Windsor
Level 3 OMB Gatekeeper Review
Office of Management and Budget
Laura Zautcke
Additional Reviewer
County Attorney's Office
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Office of Management and Budget
Susan Usher
Additional Reviewer
County Manager's Office
Dan Rodriguez
Level 4 County Manager Review
Board of County Commissioners
MaryJo Brock
Meeting Pending
Completed
03/12/2021 2:17 PM
Completed
03/17/2021 5:38 AM
Completed
03/17/2021 7:57 AM
Completed
03/17/2021 8:45 AM
Completed
03/19/2021 9:42 AM
Additional Reviewer
Completed
Completed
03/23/2021 12:03 PM
Completed
03/25/2021 8:46 AM
Completed
03/26/2021 1:30 PM
Completed
03/26/2021 3:28 PM
Completed
03/26/2021 3:35 PM
Completed
03/28/2021 1:21 PM
Completed
03/29/2021 8:45 AM
Completed
04/18/2021 3:29 PM
Completed
04/19/2021 8:46 AM
04/27/2021 9:00 AM
Packet Pg. 504
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16.A.4.c
PROJECT NO.: 60168 Vanderbilt Beach Road Extension
PARCEL NO.: 322RDUE
FOLIO NO.: 37490480009
EASEMENT AGREEMENT
THIS EASEMENT AGREEMENT (hereinafter referred to as the "Agreement") is made
and entered into on this _,4- day of 14141�_C & , 2021, by and between BARBARA
F. JONES, as Trustee of the BARBARA F. JONES TRUST AGREEMENT, dated
November 15, 1995, whose mailing address is 3000 County Barn Rd, Naples, FL 34112
(hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the
State of Florida, whose mailing address is 3299 Tamiami Trail East, c/o the Office of the
County Attorney, Suite 800, Naples, FL 34112 (hereinafter referred to as "Purchaser").
WHEREAS, Purchaser requires a perpetual, non-exclusive Road Right -of -Way,
Drainage and Utility Easement (hereinafter referred to as the "Easement") over, under, upon
and across the lands described in Exhibit "A" (hereinafter referred to as the "Property"),
which is attached hereto and made a part of this Agreement; and
WHEREAS, Seller desires to convey the Easement to County for the stated purposes,
on the terms and conditions set forth herein; and
WHEREAS, Purchaser has agreed to compensate Seller for conveyance of the
Easement.
NOW THEREFORE, in consideration of these premises, the sum of Ten Dollars
($10.00), and other good and valuable consideration, the receipt and sufficiency of which is
hereby mutually acknowledged, it is agreed by and between the parties as follows:
RECITALS - All of the above recitals are true and correct and are hereby expressly
incorporated herein by reference as if set forth fully below, and all Exhibits referenced
herein are made a part of this Agreement.
2. PURCHASE PRICE - Seller shall convey the Easement to Purchaser for the sum of
$13,000.00
subject to the apportionment and distribution of proceeds pursuant to Paragraph 9 of
this Agreement (said transaction hereinafter referred to as the "Closing"). Purchaser
shall also pay Statutory Attorneys' Fees in the amount of $3,069 to the Law Offices
of Joseph M. Hanratty, PLLC and Expert Witness Fees and Costs in the amount of
$1,594 to Calhoun, Collister and Parham, Inc. Said payment to Seller, payable by
County Warrant, shall be full compensation for the Easement conveyed, including (if
applicable) all landscaping, trees, shrubs, improvements, and fixtures located thereon,
and shall be in full and final settlement of any damages resulting to Seller's remaining
lands, costs to cure, including, but not limited to, the cost to relocate the existing
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16.A.4.c
Page 2
irrigation system and other improvements (if any), and the cost to cut and cap irrigation
lines (if any) extending into the Easement, and to remove all sprinkler valves and
related electrical wiring (if any), and all other damages in connection with conveyance
of said Easement to Purchaser, including all attorneys' fees, expert witness fees and
costs as provided for in Chapter 73, Florida Statutes.
3. CLOSING DOCUMENTS AND CLEAR TITLE - Seller shall obtain from the holders of
any liens, exceptions and/or qualifications encumbering the Property the execution of
such instruments which will remove, release or subordinate such encumbrances from
the Property upon their recording in the public records of Collier County, Florida. Prior
to Closing and as soon after the execution of this Agreement as is possible, Seller shall
provide Purchaser with a copy of any existing title insurance policy and the following
documents and instruments properly executed, witnessed, and notarized where
required, in a form acceptable to County (hereinafter referred to as "Closing
Documents"):
(a) Road Right -of -Way, Drainage and Utility Easement;
(b) Instruments required to remove, release or subordinate any and all liens,
exceptions and/or qualifications affecting Purchaser's enjoyment of the
Easement;
(c) Closing Statement;
(d) Grantor's Non -Foreign, Taxpayer Identification and "Gap" Affidavit;
(e) W-9 Form, and
(f) Such evidence of authority and capacity of Seller and its representatives to
execute and deliver this agreement and all other documents required to
consummate this transaction, as reasonably determined by Purchaser,
Purchaser's counsel and/or title company.
4. TIME IS OF THE ESSENCE - Both Seller and Purchaser agree that time is of the
essence. Therefore, Closing shall occur within ninety (90) days of the date of execution
of this Agreement or within thirty (30) days of Seller's receipt of all Closing Documents,
whichever is the later. This agreement shall remain in full force and effect until Closing
shall occur, until and unless it is terminated for other cause. At Closing, payment shall
be made to Seller in that amount shown on the Closing Statement as "Net Cash to the
Seller."
5. IRRIGATION SYSTEM AND MISCELLANEOUS IMPROVEMENTS - Seller agrees to
relocate any existing irrigation system located on the Property including irrigation lines,
electrical wiring, and sprinkler valves, etc. (if any), prior to the construction of the project
without any further notification from Purchaser. Purchaser assumes full responsibility
for the relocation of the irrigation system (if any) on the remainder property and its
performance after relocation. Seller holds Purchaser harmless for any and all possible
Packet Pg. 507
16.A.4.c
Page 3
damage to the irrigation system in the event owner fails to relocate the irrigation system
prior to construction of the project.
If Seller elects to retain improvements and/or landscaping ("Improvements") located on
the Property (if any), Seller is responsible for their retrieval prior to the construction of
the project without any further notification from Purchaser. Seller acknowledges that
Purchaser has compensated Seller for the value of all improvements located within the
Easement area, and yet Purchaser is willing to permit Seller to salvage said
improvements as long as their retrieval is performed before construction and without
interruption or inconvenience to the Purchaser's contractor. All improvements not
removed from the Property prior to commencement of construction of the project shall
be deemed abandoned by Seller.
This provision shall survive Closing and is not deemed satisfied by conveyance of title
6. MISCELLANEOUS REQUIREMENTS - Seller and Purchaser agree to do all things
which may be required to give effect to this Agreement immediately as such
requirement is made known to them or they are requested to do so, whichever is the
earlier.
7. REPRESENTATIONS AND WARRANTIES - Seller agrees, represents and warrants
the following:
(a) Seller has full right, power, and authority to own and operate the property
underlying the Easement, to enter into and to execute this Agreement, to
execute, deliver and perform its obligations under this Agreement and the
instruments executed in connection herewith, to undertake all actions and to
perform all tasks required of Seller hereunder and to consummate the
transaction contemplated hereby.
(b) Purchaser's acceptance of the Easement shall not be deemed to be full
performance and discharge of every agreement and obligation on the part of
Seller to be performed pursuant to the provisions of this Agreement.
(c) No party or person other than Purchaser has any right or option to acquire the
Property or any portion thereof.
(d) Until the date fixed for Closing, so long as this Agreement remains in force and
effect, Seller shall not encumber or convey any portion of the Property or any
rights therein, nor enter into any agreements granting any person or entity any
rights with respect to the Property, without first obtaining the written consent
of Purchaser to such conveyance, encumbrance, or agreement, which consent
may be withheld by Purchaser for any reason whatsoever.
(e) There are no maintenance, construction, advertising, management, leasing,
employment, service, or other contracts affecting the Property.
Packet Pg. 508
16.A.4.c
Page 4
(f) Seller has no knowledge that there are any suits, actions, or arbitration,
administrative or other proceedings or governmental investigations or
requirements, formal or informal, existing, or pending or threatened which
affect the Easement or which adversely affect Seller's ability to perform
hereunder; nor is there any other charge or expense upon or related to the
Property which has not been disclosed to Purchaser in writing prior to the
effective date of this Agreement.
(g) Purchaser is entering into this Agreement based upon Seller's representations
stated in this Agreement and on the understanding that Seller will not cause
the physical condition of the Property to change from its existing state on the
effective date of this Agreement up to and including the date of Closing.
Therefore, Seller agrees not to enter into any contracts or agreements
pertaining to or affecting the Property and not to do any act or omit to perform
any act which would adversely affect the physical condition of the Property or
its intended use by Purchaser.
(h) The Property, and all uses of the said Property, have been and presently are
in compliance with all Federal, State and Local environmental laws; that no
hazardous substances have been generated, stored, treated or transferred on
the Property except as specifically disclosed to the Purchaser; that the Seller
has no knowledge of any spill or environmental law violation on the property
contiguous to or in the vicinity of the Easement Property to be sold to the
Purchaser, that the Seller has not received notice and otherwise has no
knowledge of: a) any spill on the Property; b) any existing or threatened
environmental lien against the Property ; or c) any lawsuit, proceeding or
investigation regarding the generation, storage, treatment, spill or transfer of
hazardous substances on the Property. This provision shall survive Closing
and is not deemed satisfied by conveyance of title.
8. INDEMNIFICATION - Seller shall indemnify, defend, save and hold harmless the
Purchaser against and from, and reimburse the Purchaser with respect to, any and all
damages, claims, liabilities, laws, costs and expenses (including without limitation
reasonable paralegal and attorney fees and expenses whether in court, out of court, in
bankruptcy or administrative proceedings or on appeal), penalties or fines incurred by
or asserted against the Purchaser by reason or arising out of the breach of any of
Seller's representations under paragraph 7(h). This provision shall survive Closing and
is not deemed satisfied by conveyance of title.
9. CURATIVE INSTRUMENTS, PROCESSING FEES, TAXES - Purchaser shall pay all
fees to record any curative instruments required to clear title, and all Easement
instrument recording fees. In addition, Purchaser may elect to pay reasonable
processing fees required by lien -holders and/or easement -holders in connection with
the execution and delivery of a Release or Subordination of any mortgage, lien or other
encumbrance recorded against the Property provided, however, that any
apportionment and distribution of the full compensation amount in Paragraph 2 which
may be required by any mortgagee, lien -holder or other encumbrance -holder for the
protection of its security interest, or as consideration due to any diminution in the value
Packet Pg. 509
16.A.4.c
Page 5
of its property right, shall be the responsibility of the Seller, and shall be deducted on
the Closing Statement from the compensation payable to the Seller per Paragraph 2.
Purchaser shall have sole discretion as to what constitutes "reasonable processing
fees.
10. PRIOR YEAR AD VALOREM TAXES -There shall be deducted from the proceeds of
sale all prior year ad valorem taxes and assessments levied against the parent tract
property which remain unpaid as of the date of Closing.
11. EFFECTIVE DATE - This Agreement and the terms and provisions hereof shall be
effective as of the date this Agreement is executed by both parties and shall inure to
the benefit of and be binding upon the parties hereto and their respective heirs,
executors, personal representatives, successors, successor trustees, and/or
assignees, whenever the context so requires or admits.
12. ENTIRE AGREEMENT - Conveyance of the Easement, or any interest in the Property,
by Seller is contingent upon no other provisions, conditions, or premises other than
those so stated herein; and this written Agreement, including all exhibits attached
hereto, shall constitute the entire Agreement and understanding of the parties, and
there are no other prior or contemporaneous written or oral agreements, undertakings,
promises, warranties, or covenants not contained herein. No modification, amendment
or cancellation of this Agreement shall be of any force or effect unless made in writing
and executed and dated by both Seller and Purchaser.
13. BREACH AND TERMINATION - If either party fails to perform any of the covenants,
promises or obligations contained in this Agreement, such party will have breached this
Agreement and the other party may provide written notice of said breach to the party
in breach, whereupon the party in breach shall have 15 days from the date of said
notice to remedy said breach. If the party in breach shall have failed to remedy said
breach, the other party may, at its option, terminate this Agreement by giving written
notice of termination to the party in breach and shall have the right to seek and enforce
all rights and remedies available at law or in equity, including the right to seek specific
performance of this Agreement.
14. SEVERABILITY - Should any part of this Agreement be found to be invalid, then such
invalid part shall be severed from the Agreement, and the remaining provisions of this
Agreement shall remain in full force and effect and not be affected by such invalidity.
15. VENUE - This Agreement is governed and construed in accordance with the laws of
the State of Florida.
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16.A.4.c
Page 6
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the
date first above written.
AS TO PURCHASER:
DATED:
ATTEST:
CRYSTAL K. KINZEL, Clerk of the
Circuit Court & Comptroller
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY: By:
Deputy Clerk PENNY TAYLOR, Chairperson
AS TO SELLER:
DATED: Z BARBARA F. JONES TRUST AGREEMENT,
dated November 15, 1995
By. fir/ .Z `'�G✓
s ignature) ARBARA F. JON S, Trustee
11/1/r(/ L 'rkf
Name (qri r/Type)
Wit (Signature)
Name (Print or Type)
Approved as to form and legality:
Jennifer A. Belpedio
Assistant County Attorney
Packet Pg. 511
EXHIBIT A I 16.A.4.c
PAGE 1 of 1
12TH AVENUE N.E.
50'
NORTH 180' OF
33' 150'
TRACT 6 180'
N
PROPOSED
JONES TR, BARBARA F
PARCEL 322 RDUE
OR 2247/1881
4,943 SO. FT.
W E
PORTILLO, JOSE
S
OR 4714/519 TRACT 6
Q
GOLDEN GATE ESTATES
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UNIT 18
J
HARRER, SARALANE PLAT BOOK 7 PAGE 7
::D
OR 4963/1718
n
O
m
Z
TRACT 22
N
(0
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_J
TRACT 5
a
VANDERBILT BEACH ROAD
8
699
102 703
SO. FT. = SQUARE FEET
RDUE = ROADWAY, DRAINAGE AND UTILITY EASEMENT
OR = OFFICIAL RECORDS (BOOK/PAGE) T E- R O W
PROPOSED ROADWAY, DRAINAGE AND UTILITY EASEMENT
AUG 13 2020
EXISTING ROADWAY EASEMENT DEDICATED TO THE PERPETUAL
USE OF THE PUBLIC PER PLAT BOOK 7, PAGE 7
LEGAL DESCRIPTION FOR PARCEL 322 RDUE
A PORTION OF TRACT 6, GOLDEN GATE ESTATES UNIT 18. AS RECORDED IN PLAT BOOK 7, PAGE 7,
OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, LYING IN SECTION 34. TOWNSHIP 48
SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
THE EAST 33 FEET OF THE WEST 83 FEET OF THE SOUTH 150 FEET OF THE NORTH 180 FEET OF
SAID TRACT 6.
CONTAINING 4.943 SQUARE FEET, MORE OR LESS. , r 4 4 1 1 1 1 4 1
0T� 80 120 . __—_-- _ -_-- 240
SKETCH & DESCRIPTION ONLY
NOT A BOUNDARY SURVEY SCALE: 1'-IZO'
FOR: COLLIER COUNTY GOVERNMENT BOARD OF COUNTY COMMISSIONERS
i
VANDERBILT BEACH ROAD EXTENSION
SKETCH k DESCRIPTION OF: PROPOSED ROADWAY, DRAINAGE AND
PARCEL 322 RDUE UTILITY EASEMENT
COLLIER COUNTY, FLORIDA YENGINEERING
, f I 1111111 %•
6610 ` dow Park Drive. Sulle 200
N4-Am, Ronde 34109
ph— (239) 597-0575 FAX (239) 597-0578
LB No.6952
JOB NUMBER I REV*10N I SECTION I TOWNSHIP I RANGE SCALE DATE DRAWN BY FILE NAME SHEET
060119.06.00 6 34 48S 27E 1• = 120' 8/13/20 DAM SK322RDUE 1 1 OF 1
a
Packet Pg. 512
/40 Carroll & Carroll
Real Estate Appraisers & Consultants
APPRAISAL REPORT
FOR
COLLIER COUNTY GMD/
TRANSPORTATION ROW
SUBJECT PROPERTY:
2.81 ACRES AT THE SE CORNER OF 12TH
AVE. NE AND WILSON BLVD. N.
NAPLES, FL 34120
COLLIER COUNTY PROJECT NO: 60168
VANDERBILT BEACH ROAD/
WILSON BOULEVARD EXTENSION
COLLIER COUNTY PARCEL
No: 322 RDUE
AT THE REQUEST OF:
HARRY HENDERSON, SRA
REVIEW APPRAISER
COLLIER COUNTY GMD/
TRANSPORTATION ROW
2885 S. HORSESHOE DRIVE
NAPLES, FL 34104
ASSIGNMENT NO.:
5507A-TS
APPRAISAL EFFECTIVE DATE:
SEPTEMBER 29, 2020
DATE OF REPORT:
OCTOBER 22, 2020
5507A Report Table of Contents
Table of Contents
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1
CERTIFICATION.....................................................................................................................................
8
SCOPEOF WORK.................................................................................................................................10
DEFINITION OF MARKET VALUE...................................................................................................11
ASSUMED EXPOSURE TIME..............................................................................................................11
ESTATEAPPRAISED............................................................................................................................12
AREAINFORMATION........................................................................................................................13
MARKETAREA.....................................................................................................................................
25
PROPERTY INFORMATION...............................................................................................................
36
SUBJECTPHOTOGRAPHS..............................................................................................................
37
ENVIRONMENTAL CONTAMINATION....................................................................................
40
NATURAL RESOURCE CONCERNS............................................................................................
41
ZONING..............................................................................................................................................
44
ASSESSMENTAND TAXES............................................................................................................
46
FLOODZONE DATA.......................................................................................................................
47
TRANSACTIONAL HISTORY........................................................................................................
48
CURRENTSTATUS...........................................................................................................................
48
VALUE OF THE PARENT TRACT.....................................................................................................
49
SITE DESCRIPTION - PARENT TRACT.......................................................................................
51
HIGHESTAND BEST USE...............................................................................................................
53
CONSIDERATION OF APPROACHES.........................................................................................
54
SALES COMPARISON APPROACH.............................................................................................
55
LOCATION MAP OF SUBJECT AND LAND COMPARABLES...............................................
56
VACANT LAND COMPARABLES................................................................................................
57
LAND SALES ADJUSTMENT GRID..............................................................................................
64
ESTIMATE OF VALUE - PARENT TRACT..................................................................................
68
VALUE OF THE PROPOSED PART TAKEN AND THE REMAINDER PROPERTY ................
69
PROPOSED PARTIAL ACQUISTION AREA/EASEMENT........................................................
72
DISCUSSION OF EASEMENTS......................................................................................................
73
VALUE OF PROPERTY RIGHTS TAKEN.....................................................................................
75
VALUE OF THE REMAINDER PROPERTY AS SEVERED............................................................
76
SITE DESCRIPTION - REMAINDER PROPERTY.......................................................................
77
VALUE OF THE REMAINDER PROPERTY - LAND..................................................................
79
VALUE OF THE REMAINDER PROPERTY - IMPROVEMENTS .............................................
79
SEVERANCE DAMAGES TO THE REMAINDER PROPERTY .....................................................
80
SEVERANCEDAMAGES.................................................................................................................
81
COSTTO CURE.................................................................................................................................
81
SPECIALBENEFITS..........................................................................................................................
81
CONCLUSION AND TOTAL JUST COMPENSATION.................................................................
82
Carroll 8v Carroll
5507A Report
Table of Contents
SUMMARY AN CON LUSION OF VALUE............................................................................. 83
ADDEN.............................................................................................................................................85
Carroll 8v Carroll
5507A Report Summary of Important Data & Conclusions
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS
This information is summarized only for convenience. The value given is the final,
rounded conclusion of the appraisal. To use this summary without first reading the
appraisal report could be misleading.
GENERAL INFORMATION
Property Identification
Collier County Project No: 60168
Vanderbilt Beach Road/Wilson Boulevard Extension
Collier County Parcel No: 322 RDUE
Owner of Record
Barbara F. Jones Trust Agreement
Parcel ID#
37490480009
Client
Collier County GMD/Transportation ROW
Intended Use
The intended use of the appraisal is understood to be for
use as a basis of value for determining full compensation
to the property owner for the loss of the real estate
resulting from the property rights and improvements (if
any) which are proposed to be acquired, including all
diminution in value to the remainder land and
improvements (if any) which can be attributed to the use
of, or activity upon, the proposed perpetual, non-
exclusive, road right-of-way, drainage, and utility
easement (Parcel No. 322 RDUE).
Intended Users
Collier County GMD/Transportation ROW and the
property owner.
Appraisal Effective Date September 29, 2020
Date of Report October 22, 2020
Date of Inspection September 29, 2020
Estate Appraised Fee Simple
Appraiser Timothy W. Sunyog, MAI
State -Certified General Appraiser RZ 3288
Carroll 8s Carroll 1
5507A Report Summary of Important Data & Conclusions
PARENT TRACT BEFORE THE TAKING
Property Type
Legal Description
Parcel ID#
Land Area
Shape
Flood Zone
Zoning
Improvements
Highest and Best Use
As Though Vacant
As Improved
Vacant Land
The North 180 feet of Tract 6, Golden Gate Estates Unit 18, a
subdivision, according to the plat thereof, as recorded in Plat
Book 7, Page 7, of the Public Records of Collier County,
Florida.
37490480009
2.81 Gross Acres
Rectangular
Zone X500 & AH
E — Estates District
None
Single -Family Residential
N/A
VALUE INDICATION BEFORE THE TAKING
Land Value $92,700
Improvements
Total Market Value of Parent Tract $92,700
Carroll 8s Carroll 2
5507A Report Summary of Important Data & Conclusions
PART TAKEN
Property Identification Collier County Project No: 60168
Vanderbilt Beach Road/Wilson Boulevard Extension
Collier County Parcel No: 322 RDUE
Intended Use of Proposed A proposed perpetual, non-exclusive, road right-of-way,
Acquisition drainage, and utility easement (Parcel No. 322 RDUE) for
the Vanderbilt Beach Road and Wilson Boulevard North
intersection improvements.
Legal Description A portion of Tract 6, Golden Gate Estates Unit 18, as
recorded in Plat Book 7, Page 7, of the Public Records of
Collier County, Florida, lying in Section 34, Township 48
South, Range 27 East, Collier County, Florida, being more
particularly described as follows:
The East 33 feet of the West 83 feet of the South 150 feet of
the North 180 feet of said Tract 6.
Land Area 4,943 square feet or 0.113 acres
Shape Rectangular
Improvements Taken None
VALUE INDICATION OF PROPOSED PROPERTY RIGHTS AND IMPROVEMENTS
TAKEN
Land Taken $0
Property Rights Taken $3,700
Improvements Taken
Total $3,700
VALUE INDICATION REMAINDER PROPERTY, AS PART OF THE WHOLE
Market Value of Parent Tract, Before the Taking $92,700
Less Market Value of the Proposed Part Taken ($3,700)
Total Market Value of the Remainder Property, As
Part of the Whole $89,000
Carroll & Carroll 3
5507A Report Summary of Important Data & Conclusions
REMAINDER PROPERTY AFTER THE TAKING
Land Area The remainder property shall contain 2.81 acres of gross
land area and is still rectangular in shape and the same
size and shape as before the taking, since the proposed
property rights to be acquired involves a perpetual
easement for road right-of-way, drainage, utilities and
maintenance of these uses. However, the remainder
property will be encumbered by an additional perpetual
easement located along the easterly existing right-of-way
of Wilson Boulevard N. containing 4,943 square feet or
0.113 acres of gross land area. The remainder property's
overall access, availability to utilities, topography, land
use designation, and zoning are unchanged.
Improvements
None
Highest and Best Use
As Though Vacant
Single -Family Residential
As Improved
N/A
VALUE INDICATION OF REMAINDER PROPERTY, AFTER THE TAKING
Land Value
$89,000
Improvements
$ 0
Total Market Value of the Remainder Property $89,000
Carroll & Carroll 4
5507A Report Summary of Important Data & Conclusions
SEVERANCE DAMAGES TO THE REMAINDER PROPERTY
Severance Damages None
Value of the Whole $92,700
Less Value Part Taken 3 700
Value of the Remainder Property as Part of the $89,000
Whole
Value of the Remainder Property as Severed $89,000
Difference (Severed Damages) $0
Rounded
$0
Cost to Cure $0
Special Benefits $0
Carroll & Carroll 5
5507A Report Summary of Important Data & Conclusions
SUMMARY OF JUST COMPENSATION
Value of Property Rights Taken $3,700
Value of Improvements Taken $0
Severance Damages $0
Net Cost to Cure $0
TOTAL AMOUNT DUE TO OWNER $3,700
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITION
For purposes of this appraisal, the appraiser has utilized the hypothetical condition the
proposed acquisition and the proposed roadway improvements have been completed as
of the effective date based on the information provided by the client, Mr. Harry
Henderson, SRA.
MARKET CONDITIONS STATEMENT
COVID-19 is affecting the real estate market in ways that are sensed, but still mostly
unmeasurable. Real estate remains the preferred store of wealth in times of risk and
instability.
For almost everyone, the greatest risk associated with COVID-19 is the risk of broad
economic dislocation. This manifests as work days lost, forced business closures, supply
line shortages, and economic decline due to decreased activity. The longer extraordinary
economic conditions like those continue, the slower will be the return to normalcy.
The local residential real estate market felt the negative effects during the first few
months of the pandemic, but has since recovered with the number of closed sales,
pending sales, and median price higher in June, July, and August 2020 compared to June,
July, and August 2019. Pent up demand from the pandemic and record low interest rates
are fueling this market.
COVID-19 has had different impacts on the commercial market. The industrial market is
in a period of stability. The majority of the business owners and tenants in the Southwest
Florida industrial market are construction or service type businesses that are not being
negatively impacted by the pandemic. The office market is also in a period of stability.
We are not seeing the large downsizing as in much of the country and with more
employees able to work remotely and the corporate tax benefits in Florida, the office
market should remain stable. Most retail and hospitality properties are feeling the
negative impacts. Commercial tenant revenues are declining which could affect lease
payments. If negative conditions persist, commercial tenants could be lost, and then be
Carroll 8s Carroll 6
5507A Report Summary of Important Data & Conclusions
slow to replace. Retail tenants, especially restaurants without drive-thru facilities, are
struggling. The motel/hotel market is also being negatively impacted due to travel
restrictions. We expect marketing periods to lengthen, and the time required to close a
transaction to increase. There is resiliency in the commercial market due to high
occupancies and strong net operating income.
If workers experience permanent job loss and replacement jobs are not available, or if
personal incomes are reduced for long periods, then the residential rental market might
be affected. We don't expect panic sales as there is no safe alternative and relaxed fiscal
policy is intended to reduce pressure on the hardest hit. The local retired residential
community is resilient, and our community infection rate has been declining.
It is noted the current financial market is in a state of uncertainty, and it is not currently
known how this instability has affected the real estate market segment, or how it could
potentially affect real estate. Certain immediate events in the economy may occur that
could cause the property to perform differently than the estimates and conclusions
contained herein. It is expressed the estimates and conclusions contained herein are
subject to risk and uncertainty. We are not responsible for any negative affects the
financial market may have on the property that cannot be foreseen at this time.
Carroll & Carroll 7
5507A Report Certification
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I personally inspected the subject property and made an inspection of all comparable
sales or listings identified in the report.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and my personal, impartial and unbiased
professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
In the three years immediately prior to acceptance of this assignment I have not
performed any services regarding the subject property as appraisers, or in any other
capacity.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
The engagement in this assignment was not contingent upon developing or reporting
predetermined results.
The compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors the
cause of the client, the amount of the value opinion, the attainment of a stipulated result
or the occurrence of a subsequent event directly related to the intended use of this
appraisal.
The analyses, opinions and conclusions were developed, and this report was prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice. I am also
subject to the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute, which includes provisions for peer review.
The use of this report is subject to the requirements of the State of Florida relating to
review by the Florida Real Estate Appraisal Board and to the requirements of the
Appraisal Institute relating to review by its duly authorized representatives.
Carroll & Carroll 8
5507A Report Certification
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, Timothy W. Sunyog has completed the requirements of the
continuing education program of the State of Florida, and for Designated Members of
the Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll 9
5507A Report Scope of Work
SCOPE OF WORK
All applicable approaches to value were developed and the value conclusion reflects all
known information about the subject property, market conditions, and available data.
The scope of work was:
• Inspected and photographed the subject property
• Reviewed aerial photographs, land use plans, the Land Development Code, boundary
survey, and other documentation
• Reviewed how the property relates to its neighborhood and to the broader market area
in development of an opinion of highest and best use
• Researched the market area for sales of similar properties
• Developed the sales comparison approach following a Before -and -After methodology
• Estimated the fair market value of the parent tract before and after the proposed
acquisition
• Prepared an appraisal report summarizing the appraisal assignment, the property
appraised, the application of the appraisal methodology, and the logical support for the
value conclusion.
Sources of market data included local and regional MLS systems, Costar, LoopNet, the public
records and interviews with real estate brokers.
Carroll & Carroll 10
5507A Report Definition of Market Value
DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) 9[ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time is assumed to have already occurred as of the appraisal
effective date. The assumed reasonable exposure time was between 3 and 4 months.
Carroll & Carroll 11
5507A Report Estate Appraised
ESTATE APPRAISED
With respect to the parent tract, the estate appraised is the fee simple absolute. For
appraisal purposes fee simple absolute is synonymous with "fee simple".
The Dictionary of Real Estate Appraisal, Sixth Edition, published 2015 by the Appraisal
Institute, defines Fee Simple Estate as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations
imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
The proposed property rights to be acquired involve a perpetual easement for road right-of-
way, drainage, utilities and maintenance of these uses.
Carroll & Carroll 12
5507A Report Collier County Area Analysis
AREA INFORMATION
COLLIER CO Y ANALYSIS
An analysis of geography, transportation, population, employment, income and education
for Collier County is performed using data provided by Site to Do Business, Florida Office
of Economic & Demographic, United States Department of Labor and Fishkind &
Associates, all recognized source(s).
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GEOGRAPHY
Collier County is the most southerly county on Florida's west coast offering mainland
coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With
2,025 square miles of land area, it is the largest county in Florida. 821,620 acres, or about
63% of the land area, is in public ownership, is set aside for parks and environmental
preservation, or is scheduled for public land acquisition.
The region enjoys a climate that is classified as subtropical. Summers are relatively mild
and winters are usually frost free. A hard freeze is a rarity. The climate, especially in
winter, is one that attracts and is enjoyable to most people.
The geography of the area runs generally northwest and southeast as indicated by the trend
of the coastline. Beaches extend from the northern county line south to Cape Romano and
then, as the coastline trends further to the southeast, beaches give over to mangrove islands
Carroll & Carroll 13
5507A Report Collier County Area Analysis
and swamps. Moving northeastward from the beaches, elevations increase very slowly.
Most of the county is less than 15 feet above mean sea level. Although changes in elevation
are gradual, they are well defined by variations in vegetation. Much of the county is, or was
once, wetland. The once plentiful marine resources are largely depleted, but still provide
good sport fishing.
Population centers include the coastal communities of Naples, Marco Island and
Everglades/Chokoloskee. Immokalee, the single large interior community, is located in
north Collier County and is the agricultural center of the region.
POPULATION
"The social forces studied by appraisers primarily relate to population characteristics. The
demographic composition of the population reveals the potential demand for real estate,
which makes the proper analysis and interpretation of demographic trends important in an
appraiser's analysis." The total population, it's composition by age and gender, and the rate
of household formation and dissolution strongly influence real property values. (The
Appraisal of Real Estate 141h Edition)
500,000
450,000
400,000
350,000
300,000
250,000
200,000
150,000
100,000
50,000
Collier County Population
2000 2005 2010 2018 2023 2030 2035 2040
Florida Office of Economic & Demographic Research and Esri forecasts 2018
Collier County's population has continued to increase year after year. The population has
grown at an annual rate of 1.8% from 2010 to 2018. The population forecasts through 2023
call for a continued steady growth cycle at an estimated annual rate of 1.856% or 7,031
people per year.
Carroll & Carroll 14
5507A Report Collier County Area Analysis
Collier County for years has been one of the nations' fastest growing counties, historically
outperforming the state. Population increases began in 2010, trending once again towards
outperforming the state.
30%
25%
20%
15%
10%
5%
0%
Population Change (State vs County)
2000 2005 2010 2018 2023 2030 2035 2040
Year
Florida Office of Economic & Demographic Research and Esri forecasts 2018
Collier
County
Collier County is a popular retirement destination. As of 2018, 55.50% of the County's
residents are over the age of 45. The 2023 forecasts depict an aging community with 56.5%
of the population 45 years of age or older.
Carroll & Carroll 15
5507A Report
Collier
Area
18%
16%
14%
12%
10%
8%
6%
4%
2%
0%
Population by Age
0-4 5-9 10-14 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+
Age
U.S. Census Bureau, Census 2010 Summary File 1. Ersi forecasts for 2018 and 2023
Carroll & Carroll
16
■ 2010
❑ 2018
■ 2023
5507A Report Collier County Area Analysis
EMPLOYMENT
Collier County is a largely service based economy with 34.2% of the employees in the
leisure, hospitality, education and health service industries and 20.8% in professional,
business, financial and other services. Trade, transportation, & utilities along with
government jobs account for 28.2% of the County's employees. Industries such as natural
resources/mining, construction, and manufacturing make up only 15.9% of the market.
Finand
Govern
ConstrL
2017 EMPLOYED BY INDUSTRY - COLLIER COUNTY
Mining & Leisure &
Manufacturing Hopitality
Professional &
Business Services
Office of Economic & Demographic Research, www.edr.statefl.us
ie,
tation &
:ies
x Health
:es
Carroll & Carroll 17
5507A Report Collier County Area Analysis
Top 11 Largest Employers Collier County -2012
Rank
Company
Employees
1
Collier County Public Schools
4739
2
NCH Healthcare System
4000
3
Collier County Government
1591
4
Collier County Sheriff's Office
1371
5
Ritz Carlton, Naples
1100
6
Gargiula, Inc.
1100
7
Arthrex, Inc
1056
8
Hometown Inspection Services
900
9
Publix
800
10
Naples Grande Beach Resort
760
11
Marriott
730
Source: www.eflorida.com as reported in 2014 Clerk of Courts Annual Report
The unemployment rate in Collier County exceeded the state average by a slight margin in
2018. The unemployment rate then declined through 2018 as the economy improved and,
until recently, Collier County's unemployment rates decreased more rapidly than the state.
Unemployment Rate (County vs State)
2018
2016
2015
2014
2013
2012
2011
2010
0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%
■ Collier County ■ State of Florida
United States Department of LaborlBureau of Labor Statistics/LAU Statistics Map
Carroll & Carroll 18
5507A Report Collier County Area Analysis
BUSINESS CLIMATE
Businesses, both existing and new, can experience a high level of collaboration within the
community — private business, non -profits and government — as well as a common
purpose: maintaining the enviable lifestyle residents here enjoy. Naples and Collier
County offer deep resources for everything from start-up business loans and workforce
training to accelerators that can jump-start a business, allow it to expand or move here from
a foreign country or out of state. Collier County is the 10th fastest growing metropolitan
area in the country, according to the U.S. Census Bureau and was the top fastest growing
area in the country for 2016 in a ranking by the U.S. Conference of Mayors. Wallet Hub also
ranked Naples/Collier County as the No. 3 Best Place to Start a Business in Florida and
Forbes magazine/Moody's Analytics Forbes ranked Naples and Collier County No. 4 in the
Top 10 Best Cities for future job growth.
INCOME
Collier County's per capita income and median household income levels are higher than
state statistics. The most substantial difference between Collier County and the state is the
large percentage difference in household incomes above $100,000 where Collier County
exceeds the state by over 8%. Collier County's percentage household incomes ranging from
$25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of
household incomes under $25,000. Income levels vary greatly within different areas of
Collier County, and so, will be discussed in greater detail in the Market Area description.
TRAN PORTATION
The transportation system reflects local geography, population densities and the primary
motivators of tourism, service industry employment, the construction industry, agriculture,
and leisure activities.
ROADS:
The earliest roads were coastal, extending from north to south in the early twentieth century
with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami
Trail because it was built to connect Tampa and Miami. Where it passes through the coastal
community US-41 is a four or six lane divided highway with landscaped medians, curb and
gutter, street lights and often with concrete sidewalks. The Trail is the principal coastal
arterial and one that defines several important boundaries. Often there is a noticeable land
value difference east and west of US-41 because the affluent coastal population prefers to
shop and trade close to home. As the highway turns southeast from downtown Naples
toward Miami the Trail defines the boundary of the coastal management zone which affects
development densities and storm evacuation requirements. The eastern segment of US-41
is a designated national scenic highway popular with tourists, especially during the winter
season as they seek adventure in the Everglades.
Carroll & Carroll 19
5507A Report Collier County Area Analysis
A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood
streets extend into the urban area east and west from US-41. North -south arterials and
major collectors are established about one mile apart. From west to east, these include
Goodlette-Frank Road, Airport -Pulling Road, Livingston Road, Santa Barbara Boulevard
and Collier Boulevard. The east -west grid is spaced about two miles apart; from north to
south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road
(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),
and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4
lane divided highways.
East of Collier Boulevard the road system reflects the economies of scale of Golden Gate
Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported
by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced
major collectors. Golden Gate Boulevard, a 4 lane divided road for five of its eleven miles
east of CR-951, is the principal east -west collector. Everglades Boulevard (2 lane and
asphalt surfaced) is the north -south major collector extending south from Immokalee Road
14 miles to the grade separation at I-75 where it continues into the Picayune Strand State
Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier
County is planning to extend east -west collectors through the Estates along the alignment of
Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north -south
connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)
north to Golden Gate Boulevard.
Interstate highway 75 (I-75) was extended from north to south through Collier County in
the mid-1980s along a flood -proof route about five miles inland. Directly east of the City of
Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with
Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced
three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden
Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty
one miles east of the coastal community is an interchange at State Road 29; the last
interchange in Collier County. Collier County and the FDOT continue to study the
feasibility of an interchange at Everglades Boulevard.
The advent of I-75 signaled a change in the relationship of Collier County to the rest of
Florida and the United States. While US-41 was the only north -south arterial, Collier
County was dominated by the conservative mid -western influences of seasonal residents
and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road
access to Collier was made much more convenient to the northeast via connections with I-4
and I-95. This had the effect of broadening Collier's market exposure and it stimulated
growth. The extension of I-75 south into Dade County promoted better access for European
tourists and made Collier County transient lodging attractive for east coast weekenders.
Carroll & Carroll 20
5507A Report Collier County Area Analysis
Strategic connections exist where Collier Boulevard and CR-92 extend south and west from
US-41 providing access to the City of Marco Island from the greater Naples area and from
Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural
center of Immokalee with points north, with the Naples coastal community via CR-846,
with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which
is the western gateway to Everglades National Park and the 10,000 Islands region of
Collier's southwest coast.
The road transportation system is well planned, well maintained, and operating at
acceptable capacity. Ambitious road construction projects undertaken in anticipation of
growth projections and funded by impact fees have caught up with development. The road
system reflects Collier's position at the southerly limit of development on Florida's west
coast.
MASS TRANSIT:
Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes
Department, provides inexpensive alternative transportation throughout the county linking
major employment centers of Naples with Marco Island and Immokalee. There are several
circulation routes with stops at the County government complex, hospitals, and major
shopping establishments. The system accommodates bicycle transport and personal items.
The same County department administers the Collier Area Para Transit system which
provides subsidized transportation services for the disabled and economically
disadvantaged.
This is a successful and growing system that connects people with jobs, essential services,
and shopping while reducing transportation costs and road congestion.
AIRPORTS:
Collier County is well supported by a system of five public airports. Southwest Florida
International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45 minute
drive via I-75 from the Collier center of population. This facility serves the five county
southwest Florida regions offering domestic and international air carrier service. In 2017
the airport served more than 8.8 million passengers, making it one of the top 50 airports in
the U.S. for passenger traffic. A total of 15 airline carriers serve the airport with non-stop
service throughout North America and international service to Canada and Germany. It is
modern, convenient, and has planned expansion to keep up with regional growth.
Naples Municipal Airport (APF) owned by the City of Naples and operated by the
independently constituted Naples Airport Authority which derives its revenue principally
from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown
Naples. It serves the coastal community and is especially convenient to affluent residents
Carroll & Carroll 21
5507A Report Collier County Area Analysis
who own private aircraft, to the corporate convention business of the large beachfront
hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),
the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @
5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples
airport is tower controlled and fully certified for commercial operations and is home to
several aircraft charter services and flight training schools. In 2005, Naples Municipal
Airport accommodated 163,434 aircraft operations, a record high. Annual operations
decreased by nearly 50% from 2005 to 2011. The total operations for 2017 were 95,018. Due
to its downtown location, Naples airport has restricted operations of the most noisy jet
aircraft and is at the leading edge of noise abatement measures.
The Collier County Airport Authority owns and operates airports at Marco Island, in
Everglades City, and at Immokalee. These are primarily funded through fuel sales and
hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation
facility on the mainland four miles northeast of Marco Island. The single paved runway
(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is
available. This airport is convenient to Marco Island residents and to the corporate
convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile
east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has
two paved 5,000 foot runways (18/36 and 09/27) a third diagonal runway is now used as a
weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB
Empowerment Zone. A 60 acre zone in and around the airport is a designated Foreign
Trade Zone. To date, the economic potential of this airport is largely unrealized. However,
the field is active as a training destination for coastal -based flight schools, it hosts aerial
firefighting and crop dusting operations, and it bases numerous private aircraft. The
Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within
walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')
supports itinerant coastal traffic and half a dozen based aircraft. Fuel, a comfortable pilot
center and bicycles are available.
MARINE TRANSPORTATION:
There is no deep water port and no commercial marine activity other than that associated
with commercial fishing, charter sport fishing, and the marine towing services that support
the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six
feet at mean low water. The US Coast Guard maintains a dredged and well -marked
intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.
Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of
Mexico before returning to the sheltered intracoastal system at Sanibel Island. Seasonally,
excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are
scheduled daily.
Carroll & Carroll 22
5507A Report Collier County Area Analysis
EDUCATION
Collier County Public School District is a high performing school district which has earned
either an "A" or "B" accountability grade from the State of Florida Department of Education
over the past ten years. The District operates 61 schools; twenty-nine elementary schools,
ten middle schools, eight high schools, a Pre-K through 12 school (Everglades City School)
and 13 Alternative School Programs. The Alternative School Programs include charter
schools and two technical colleges, each with a high school component. Collier County
Public Schools serves 48,000 students. The student body is 51.43% Hispanic, 32.92% white,
11.58% black, and 4.07% other. More than 60% of the public school population is
categorized "economically needy." Over 50% of public school students live in non-English
speaking homes.
Between 2016 and 2018, the school district had an overall population growth of 2,100
students.
Collier County Public Schools Enrollment
49,000
48,000
47,000
v
46,000
0 45,000
v
44,000
Z 43,000 42
42,000
41,000
48,000
2004 2006 2008 2010 2012 2014 2016 2018 2020
http://collierschools.com
Collier County is also served by several colleges and accredited universities. Three colleges
have campuses in Collier County: Ave Maria University, Hodges University and Florida
Southwestern State College (formerly Edison Community College). Ave Maria University is
a private catholic university that offers both undergraduate and graduate programs
including a law school. Hodges University is a private four-year college that offers
bachelors and master's degrees in 20 disciplines. Florida Southwestern State College, with
campuses in Naples, Punta Gorda and Ft. Myers, offers both two-year and four-year degree
programs.
Carroll & Carroll 23
5507A Report Collier County Area Analysis
Additional universities serving the region are Florida Gulf Coast University a part of
Florida's state university system; Barry University; and Nova Southeastern University.
University of Florida Extension Services is a land-grant with research based information
through an Extension Office in Immokalee.
CONCLUSION
At the southerly limit of urban development on Florida's west coast, Collier County offers
the climate, natural resources, and sporting opportunities to support a superb retirement
community. The quality of infrastructure, schools, and social services is what one would
expect of such an area. We are experiencing a surge in new development projected to take
us through the next several years. In the long term, the attractions of the climate and
location, and the stability of fixed -account affluence promise continuing prosperity
although probably without the strong emphasis on new development.
Carroll & Carroll 24
5507A Report Market Area
MARKET AREA
Market Area is defined as:
"The geographic region from which a majority of demand comes, and in which the
majority of competition is located." (The Dictionary of Real Estate Appraisal 61h Edition)
"A combination of factors — e.g., physical features, the demographic and socioeconomic
characteristics of the residents or tenants, the condition of the improvements (age,
upkeep, ownership, and vacancy rates), and land use trends." (The Appraisal of Real
Estate, Fourteenth Edition)
A market area includes those surrounding land uses which impact the value of a property
and it can encompass one or more neighborhoods or districts. An appraiser focuses on the
market area in analyzing subject property value influences.
BOUNDARIES
The subject property is located within the Golden Gate area of Collier County. For
appraisal purposes, the Golden Gate or market area boundaries are shown below:
Carroll & Carroll 25
5507A Report Market Area
Introduction
The portion of Golden Gate within this market area is approximately 126 square miles in
size. Three separate land uses are worth noting. Golden Gate City, which is not
incorporated, is a 4-square mile development of high residential density consisting of both
single-family and multifamily units. Commercial services for this market area are
centralized here. The rural estates consist of approximately 116 square miles and is zoned
for estate living. This low -density development serves a rural lifestyle desired by many in
the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile
residential subdivision without commercial support. It is approximately 50% developed
with primarily single family units. Collier County Fairgrounds, a high school and
elementary school are located here.
Demographics for Golden Gate City and rural estates will be discussed separately, where
appropriate, Data for Orange Blossom PUD will be included in the rural estates
demographics.
Environmental Influences
This area is desired because of mild winter weather and rural life style. Even though it is
inland from the coast there is still easy access to miles of beaches. The Naples area is one
of the very few in Florida that offers adequate public access to a mainland beach. The
subtropical weather allows for year-round recreational opportunities. Boating, swimming,
riding ATVs, and camping are popular activities. Bicycling, walking and jogging are
supported by an extensive network of connected biking and walking paths. Multiple tennis
and pickle ball courts are available, as well as fitness centers.
Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn
to the rural estates because of wooded lots, native vegetation and abundance of wildlife.
Agriculture uses are permitted; therefore, equestrian activities are common throughout the
estates. Golden Gate City is an urban area served by county parks and a biking/walking
path network.
Governmental Influences
This market area, including Golden Gate City, is governed by Collier County Board of
County Commissioners which serves as chief legislative body and five constitutional
officers; sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser.
County government is managed by a strong county manager structure. Collier County
provides services which range from average to high quality. However, Collier County is
known for being a difficult county for building and development. The tax burden in
Collier County is lower than the national average.
Carroll & Carroll 26
5507A Report Market Area
County government has zoning and comprehensive plan ordinances designed to protect the
character and values of property; to protect and enhance economic development; and to
maintain and enhance the attractive nature of the area.
Public services include fire protection, solid waste disposal, potable water, sanitary sewer
service and storm water drainage. In some areas of Golden Gate Estates where sanitary
sewer is not available, septic systems are permitted. Public/private companies proved
adequate services for electricity, cable, and internet. Community support facilities such as
schools, parks, churches, shopping, and places of employment are all located within this
market area.
Collier County Sheriff Department provides full range of services for Collier County.
According to the statistics listed by Florida Department of Law Enforcement, Collier
County crime index falls in the lowest 16% of all counties in Florida and crime rate has
decreased nine out of the past ten years. About 78% of all crime is either burglary or
larceny. The county averages are representative of conditions in the Golden Gate area.
This market area is served by several arterial roadways. All are six -lane divided highways
with beautifully landscaped medians. Improvements include street lighting and concrete
curb and gutter. North -south arterial roadways include Santa Barbara Boulevard which
connects Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951)
which is a major arterial linking Marco Island in south Collier County with Immokalee
Road near the north county line. Development along Collier Boulevard is a mixture of
single/multi-family residential, office, light industrial, institutional, and retail.
The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles
apart, that serve the greater Naples coastal community which lies to the west and has direct
access to I-75.
East -west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.
Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is
mainly developed with single family homes and institutional uses. Golden Gate Parkway
and Immokalee Roads have a mixture of single/multi-family residential, office, industrial,
institutional, and retail uses. Another east -west arterial is Vanderbilt Beach Road which is a
direct connection between the Golden Gate area and the Naples beaches.
Interstate I-75, which connects Collier County to both North Florida and Florida's east coast,
serves this entire market area and access is provided by three interchanges.
The arterial road system is laid out in a grid pattern that provides adequate traffic flow to
all areas of the county. Commercial development exists at every major intersection; but, the
intersections are designed with proper turns lanes and signaling to provide for adequate
Carroll & Carroll 27
5507A Report Market Area
traffic movement. The road network easily handles traffic demand in the off-season, May
through December. Traffic more than doubles in January, February, March and April
because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road
network usually handles peak traffic demand without major delays.
The rural estates are served by a grid of residential streets and collector roads. The
residential streets, which are two-lane roads with open swales, are located every quarter
mile. Most these roads are paved; however, some residential streets located along the
eastern edge of this market area have yet to be improved. The residential streets feed into
collector roads, which connect to the major arterial highway system. The collector roads
include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades
Boulevard, Randall Boulevard and Oil Well Road. They are four -lane in the more
populated areas, transitioning to two -lanes in the eastern section of this market area.
Public transportation is provided by a county transit bus services.
Naples Municipal Airport is located outside the market area, but is easily accessed by any
resident of the area. The airport is City owned, but operated by the independent Naples
Airport Authority. It serves private and commercial aviation, as well as aviation related
activities. It supports government services, such as, Mosquito Control District and Collier
County Sheriff's aviation unit.
Social Influences
Golden Gates City is a diverse community of entry level housing. Residents like the small
town feel and consider it a safe place to raise a family. Residential is approximately 95%
built out. Rural estates are attractive for it's quiet country living while being in close
proximity to all that the coastal community has to offer. Build out varies in the rural estates
from 95% in the western portion of the market area to 40% or less in the southeastern
location. Per US Census Bureau forecasts, the 2019 population is 70,636 with a projected
growth to 75,824 (7.34% growth) by 2024. This area experiences a lower seasonal
population increase during the winter months than other areas of Collier County.
The median age is 36.3 with 81.2% of the population being 54 and younger. The median
household income is $62,446. 24.6% have a bachelor's or professional degree and 25.4%
have some college education. There is an average degree of community involvement
through civic organizations, neighborhood groups, social service organizations and political
committees.
The Naples cost of living is 2% higher than the average cost of living in the United States.
Conversely, Florida has a cost of living that is lower than the US average. Of the 25 locations
included in the Economic Policy Institute's dataset for Florida, Naples -Marco Island is the
Carroll 8v Carroll 28
5507A Report Market Area
21st most expensive. In Naples, housing is the category with the highest index (21% above
national average), while taxes are the category with the lowest index (15% below national
average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has some of the
highest density of affordable housing units in Collier County, but because of the high cost of
living, home values can still be out of reach for many moving into Collier County.
One of the main driving forces impacting growth in this area is the quality of schools. This
market area has 15 public schools; two high schools, four middle schools, and nine
elementary schools. Three of these schools received an A, five received a B and seven
received a C rating in the last Florida state grading period. All schools in Golden Gate City
are C schools with at least 86% minority and economically disadvantaged student
enrollment. The majority of schools located in the rural estates area are either A or B
schools with minority enrollment between 40% and 65%. In addition to the public school
system, there are three, faith -based private schools.
Economic Influences
Population increased 52% over the last 19 years or 1,272 people per year. Population is
forecasted to increase an additional 7.34% over the next five years for an average of 1,038
people per year. This trend is consistent with the past sixteen years and should continue
into the near future as buildout continues along the eastern edge of this market area. The
residential population is dominated by working class and young professional residents.
Comparatively, incomes within this market area are less than the county average.
Development trends:
Residential
This market area provides a large range in home values from entry level housing to million
dollar estates and is the greatest source of vacant residential lots in the county. Values in
Golden Gate City should remain consistent subject only to general market trends. Values in
the eastern rural estates will increase as buildout in the units closest to the coast continues
Median home value in the market area is $274,006 which is lower the than the County's
median home value. Total number of households in the market area is 26,116, of which,
59.4% are owner occupied, 25.4% renter occupied and 15.2% vacant. Vacancy include
seasonal rentals.
Carroll & Carroll 29
5507A Report
Market Area
esri® Demographic .. Income
Golden Gate/Golden Gate Estates
Area: 156.97 square miles
Profile
Prepared by Esri
Summary Census 2010
2019
2024
Population
65,917
70,636
75,824
Households
20,774
22,146
23,791
Families
16,467
17,447
18,713
Average Household Size
3.16
3.18
3.18
Owner Occupied Housing Units
14,625
15,517
17,055
Renter Occupied Housing Units
6,149
6,629
6,735
Median Age
34.8
36.3
37.2
Trends: 2019 - 2024 Annual Rate
Area
State
National
Population
1.43%
1.37%
0.770%
Households
1.44%
1.31%
0.750/c
Families
1.41%
1.26%
0.689%
Owner HHs
1.91%
1.60%
0.920%
Median Household Income
2.76%
2.37%
2.70%
2019
2024
Households by Income
Number
Percent
Number
Percent
<$15,000
1,367
6.2%
1,149
4.8%
$15,000 - $24,999
1,709
7.7%
1,459
6.1%
$25,000 - $34,999
1,877
8.5%
1,680
7.1%
$35,000 - $49,999
3,173
14.3%
3,101
13.00k
$50,000 - $74,999
4,904
22.1%
4,998
21.0%
$75,000-$99,999
3,497
15.6%
3,918
16.50%
$100,000 - $149,999
3,371
15.2%
4,288
18.0%
$150,000 - $199,999
1,211
5.5%
1,699
7.19%
$200,000+
1,037
4.7%
1,499
6.30%
Median Household Income
$62,446
$71,551
Average Household Income
$81,516
$94,905
Per Capita Income
$26,166
$30,582
Census 2010
2019
2024
Population by Age
Number
Percent
Number
Percent
Number
Percent
0-4
4,888
7.4%
4,649
6.6%
4,986
6.6%
5-9
4,904
7.4%
4,851
6.9%
5,088
6.7%
10 - 14
5,233
7.9%
5,216
7.4%
5,550
7.3%
15 - 19
5,176
7.9%
4,731
6.7%
5,073
6.79k
20 - 24
4,342
6.6%
4,459
6.3%
4,263
5.60/h
25 - 34
8,568
13.0%
10,216
14.5%
10,449
13.8%
35 - 44
10,114
15.3%
9,138
12.9%
10,691
14.1%
45 - 54
10,346
15.7%
9,611
13.6%
9,089
12.0%
55 - 64
6,496
9.9%
9,112
12.9%
9,551
12.60%
65 - 74
3,787
5.7%
5,573
7.9%
7,054
930%
75 - 84
1,694
2.6%
2,460
3.5%
3,232
4.3%
85+
370
0.6%
621
0.9%
795
1.0%
Census 2010
2019
2024
Race and Ethnicity
Number
Percent
Number
Percent
Number
Percent
White Alone
52,319
79.4%
54,527
77.2%
57,743
76.2%
Black Alone
6,013
9.1%
7,041
10.0%
7,993
10.5%
American Indian Alone
326
0.5%
334
0.5%
362
0.5%
Asian Alone
737
1.1%
1,046
1.5%
1,311
1.7%
Pacific Islander Alone
10
0.0%
13
0.0%
16
0.0%
Some Other Race Alone
4,650
7.1%
5,478
7.B%
6,004
7.9%
Two or More Races
1,862
2.89/o
2,197
3.1%
2,395
3.2%
Hispanic Origin (Any Race)
27,064
41A%
31,580
44.7%
35,784
47.20%
Data Note: income is expressed in current dollars.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Fsri forecasts For 2019 and 2024.
August C5, 2019
Carroll 8v Carroll 30
5507A Report
*esri-
Golden Gate/Golden Gate Estates
Area: 156.97 square miles
2019 Population by Race
60,000
50,000
40,nn0
20,000
20,nn0
10,000
13
white Black A. Jnd. Asn7Pac Other Two+
2019 Percent Hispanic Origin:44.7°%
Households
25,000
2o,oaa
15,000
10,000
5,000
0
Census 2010
3.5
3
2.5
2
`m 1.5
a
1
0.5
a
Population
20
15
yC
U
, 10
Q.
5
0
.515K 515K-525K 525K-535K ;35K-S50K S50K-575K 575K-5L00K $190K-$150K $LSOK-$200K $200K+
Market Area
Prepared by Esri
2019 Population by Age
ti.34o 20.946
14, 546 C5
5-19
� 20-24
25-34
1z.s% 1z.3% 35-44
45-54
' 55-64
13.6% 012A% . 65+
2019 Home Value
vA%
39.4%
c$100K
$100-199K
$200-299K
9.4% $300-399K
$400-499K
aa% $SOOK+
26.49E
2019 2024
2019-2024 Annual Growth Rate
Households Median Household Income Owner Occupied Housing Units
Household Income
Source: U.S. Census bureau, Census 2010 Summary File 1. Esn forecasts for 2019 and 2024.
2019
■ 2024
August C5, 2019
Carroll 8v Carroll 31
5507A Report Market Area
Commercial
Commercial development can be categorized in four different groups. Primary commercial
is in Golden Gate City. Second group is newer construction at the arterial road
intersections. Third is neighborhood commercial within the rural estates. Fourth is the
industrial commerce park near Collier Boulevard and the I-75 interchange.
Golden Gate City is the commercial center serving this market area. Santa Barbara
Boulevard, north of Golden Gate Parkway, has a mixture of multi -family residential and
commercial along the east side of the road. Commercial consists of older single story, single
user buildings and 4 to 8 unit strip centers. Businesses include daycare/ preschools,
neighborhood food mart and gas stations, construction company offices, barber shops and
beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi -family
and commercial development along both sides of the roadway. Newer commercial consists
of CVS and Walgreens Pharmacies, bank branches and national fast food restaurants. There
are three older shopping centers, anchored by Winn Dixie, K Mart and by Ace Hardware.
Single story commercial structures and strip centers house neighborhood businesses such as
barber shops and beauty salons, florists and jewelers; veterinary services and family
medical clinics; and small locally -run restaurants and food marts. Several businesses
consist of automotive support such as gas stations, oil chance and car washes. Professional
services are primarily located in executive suites located near Santa Barbara Boulevard.
There is a Quality Inn Hotel located at the southwest corner of Golden Gate Parkway and
Collier Boulevard. Commercial frontage along the west side of Collier Boulevard south of
Green Boulevard is very similar to commercial along Golden Gate Parkway in building size,
age and use. The exception is that there is a greater density of national food chains. The
second -tier commercial properties, without major road frontage, are developed with single
story warehouse -type structures housing service -oriented businesses.
Newer commercial development is located along Collier Boulevard where it intersects Pine
Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored
by either a Publix or Winn -Dixie super market. Out parcel development includes bank
branches and gas station/convenience stores and national pharmacies.
Commercial development in the rural estates is limited because residents have orchestrated
an ongoing effort to prohibit commercial development in the residential areas. The only
two neighborhood commercial locations are at the intersection of Wilson Boulevard and
Golden Gate Boulevard and at Randall Boulevard and Immokalee Road. Both areas have
minor commercial development and it is not expected that additional commercial zoning
would be approved any time soon.
Carroll & Carroll 32
5507A Report Market Area
Industrial
Industrial/commercial developments are in the northeast quadrant of I-75 and Collier
Boulevard interchange. White Lake Industrial Corp Park is one of Collier County's three
primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is
approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of
newer, good quality flex and warehouse properties and it is home to some of the largest
manufacturing facilities within the county. It is approximately 50% built -out. City Gate
Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light industry,
office, warehouse and distribution. The site has over 3,000 feet of frontage on Collier
Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100 room
Fairfield Inn Marriott have been constructed. Approximately 90% of the interior lots are
vacant.
Medical
None of Collier County's major medical facilities are located within this market area. The
only major medical center/hospital servicing this area is the Physicians Regional Medical
Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility
and is one of the county's four major medical centers. The hospital offers a 24-hour
emergency department that provides a full range of traditional emergency services. An
additional emergency room facility was recently completed at the northeast corner of
Collier Boulevard and Immokalee Road. This is a two-story 19 room, state of the art
emergency room with additional medical space for practicing physicians. The facility was
built to help service the rural estates and all the new residential units being constructed
along Collier Boulevard and Immokalee Road.
Carroll & Carroll 33
5507A Report
Market Area
MARKET AREA BUSINESS SUMMARY
Total Businesses
Total Employees
Total Population
Employee/Pop. Ratio
Industry
Agriculture/Mining
Construction
Manufacturing
Transportation
Communication
Utility
Wholesale Trade
Retail Trade
Finance/Insurance/Real Estate
Services
Government
Unclassified Establishments
1,597
10,194
70,636
0.14:1
Businesses Employees
102
904
300
1,319
13
279
69
210
6
34
7
33
33
300
243
1,873
114
507
558
4,398
19
325
132
13
U.S. Census Bureau, Ersi forecasts for2018 and 2023
Health care, construction, education, retail, and management positions dominate the market
area business sector.
MARKET AREA LIFE CYCLE
Market areas often pass through a four -stage life cycle of growth, stability, decline, and
revitalization.
• Growth — A period during which the market area gains public favor and acceptance.
• Stability — A period of equilibrium without marked gains or losses
• Decline — A period of diminishing demand
• Revitalization — A period of renewal, redevelopment, modernization and increasing
demand.
Most the real estate activity in Golden Gate reflects the growth cycle. The residential and
commercial markets continue to be strong. The growth cycle is expected to continue into the
near future. Because of the age of the structures, the western portion and the city center are
just beginning to experience some revitalization.
Carroll & Carroll 34
5507A Report Market Area
CONCLUSION
This continues to be one of the most affordable market areas in Collier County. The houses
within the city center provide entry level housing and the rural area satisfies the desire for
larger lot sizes and rural lifestyle. A well -designed road network provides easy access to
jobs serving the coastal community; coastal beaches and water activities; entertainment
endeavors; and commercial and medical services. This area appeals to a cross section of the
population but primarily to working class families. Development continues to push north
and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy
growth while maintaining its affordability.
Carroll 8v Carroll 35
5507A Revort Proverty Information
PROPERTY INFORMATION
Drangetree 4}d Wed Rd ORANGE
BLOSSOM RANG
Randall Blvd
Snlmoka"e u
M
m
c
0
SUBJECT
ci Gate Blvd W Golden GaLeBlvd W �—'aldcii Gate Blvd f G:rl
Carroll & Carroll 36
5507A Report Property Information
SUBJECT PHOTOGRAPHS
View to the south along Wilson Boulevard N.
(Photo Taken September 29, 2020)
View to the north along Wilson Boulevard N.
(Photo Taken September 29, 2020)
Carroll &, Carroll 37
5507A Report Property Information
View to the west along 121h Avenue NE.
(Photo Taken September 29, 2020)
View to the northeast from the southwest corner.
(Photo Taken September 29, 2020)
Carroll 8v Carroll 38
5507A Report Property Information
View to the southeast from the northwest corner.
(Photo Taken September 29, 2020)
View to the southwest from the northeast corner.
(Photo Taken September 29, 2020)
Carroll &, Carroll 39
5507A Report Propertv Information
ENVIRONM NTAL CONTAM NATION
Observed Contamination
None
Noted Concerns
None
Environmental Assessment
No
Available
Impact on Value
None
Disclaimer
Unless otherwise stated in this report, the existence
of hazardous substances or environmental
conditions including but not limited to asbestos,
polychlorinated biphenyls, petroleum leakage,
agricultural chemicals, urea formaldehyde
insulation, lead paint, toxic mold, et cetera, which
might or might not be present in or on the property
were not called to the attention of the appraiser.
Such tests were not in the appraiser's required
scope of work, the appraiser is not qualified to test
for such substances and conditions and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any such conditions that might exist,
or for the knowledge and expertise required to
discover them.
Carroll & Carroll 40
5507A Report Propertv Information
NATURAL RESOURCE CONCERNS
Condition of subject
The site is covered in native and exotic vegetation.
All plant and animal communities are of interest
and concern. To a greater or lesser degree
depending on the species and the quality of habitat
they occupy, plants and animals inhabiting the
property will invoke some level of scrutiny and will
result in some cost during the permitting process. .
Noted Concerns
None
Natural Resource Audits Available
No
Impact on Value
None
Disclaimer
Specialized natural resource audits were not in the
appraiser's required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
concerns, or for the knowledge and expertise
required to discover them.
Carroll & Carroll 41
5507A Report Propertv Information
FUTURE LAND USE
Ordinance or Plan
Collier County Growth Management Plan (GMP)
Golden Gate Area Master Plan (GGAMP)
Future Land Use Designation
Residential Estates Subdistrict
Purpose of Designation
The property has a future land use designation of
Estates. The Estates designation is characterized by
low density semi -rural residential lots with limited
opportunities for other land uses. Residential
density is limited to a maximum density of one unit
per 2.25 gross acres.
Under the Estates future land use designation there
is no provision for a conditional use and therefore a
conditional use approval requires an amendment to
the GGAMP.
Carroll 8v Carroll 42
5507A Report
Property Information
i
I
ESTAIE30ESICNATIOk AGRILIIWIGLI RUMLGlEIf.NATgN
o
pNE R 'GE RD
2
WINS EILYI] p
S RBJ
m
0 0.5 1 v 2 3
Milan
R�RC
Carroll 8v Carroll
1NMRSTAi i
wNLLeann� eare
rvruRE uNo use Iuw
RURAL GOLDEN GATE ESTATES
FUTURE LAND USE MAP
WJFR ATE 75
43
5507A Report Propertv Information
ZONING
Ordinance or Land Development
Collier County
Code
Zoning
E - Estates
Purpose or Intent of Zoning
The subject is zoned "E" - Estates District. The
purpose and intent of the Estates district is to
provide lands for low density residential
development in a semi -rural to rural environment.
In addition, several conditional uses including
churches, social and fraternal organizations, child
care centers, private schools, and group care
facilities are available under conditional use
provisions. Permitted uses include single-family
dwellings and Family Care Facilities, and public
schools. Conditional uses permissible in the Estates
district include churches and other places of
worship, social and fraternal organizations, child
and adult care centers, schools and group care
facilities. These conditional uses are strictly
regulated. The subject site satisfies all the
minimum zoning requirements.
Below are the development requirements as set
forth in the Estate Zoning District:
Minimum Lot Area: 98,010 square feet
or 2.25acres
Minimum Lot Width: 150 feet
Minimum Front Yard Setback: 75 feet minimum
Minimum Side Yard Setback: 30 feet
Minimum Rear Yard Setback: 75 feet
Maximum Building Height: 30 feet
The parent tract is a legal conforming lot.
Copies of pertinent sections of the Comprehensive Plan and Land Development Code are
included in the Addendum.
Carroll & Carroll 44
5507A Report Property Information
IMM
e
Carroll & Carroll 45
5507A Report Propertv Information
ASSESSMENT AND TAXES
By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st
of the tax year. Since annual tax assessments are based on sales from previous years,
depending upon market trends, assessed values can fall on either side of the current
market value estimate. The tax assessment is usually not a reliable indicator of market
value.
Parcel Tax ID
37490480009
Assessment and Tax Year
2020 (Preliminary)
Land Assessment
$56,200
Improvement Assessment
$0
Combined Total Assessment
$56,200
10% CAP
($22,795)
AG Exemption
$0
Taxable Value
$33,405
Ad Valorem Taxes
$567.25 (If proposed budget change is adopted)
Non- Ad Valorem Taxes
$0
Total Taxes
$567.25
Taxing Authority/Jurisdiction
I Collier County
The total assessment is $20,000 per gross acre of land area. The land assessment is
consistent with other similar parcels along Wilson Boulevard. The assessment is
considerably less than my estimate of market value.
The 2020 preliminary assessment reflects a 21.57% decrease from 2019, but the taxable
value increased 10% from 2019. The large decrease is due to the 2019 assessment which
was increased 159.55% from 2018. The 2018 assessment increased 10% from 2017.
If no budget change is adopted, the preliminary 2020 taxes are proposed to decrease
11.03%. If a budget change is adopted, the 2020 taxes are proposed to decrease 9.11%.
The 2019 taxes increased 17.24% from 2018 and the 2018 taxes increased 19.44% from
2017.
As of the appraisal effective date the 2019 taxes have been paid.
Carroll & Carroll 46
5507A Report Propertv Information
FLOOD ZONE DATA
Flood Zone
X500 and AH
Flood Zone Comments
Zone X500 - Areas subject to inundation by
the 0.2% annual chance flood with average
flood depths of less than 1 foot or with
drainage areas less than 1 square mile.
Zone AH - Areas of 1% annual -chance
shallow flooding with a constant water -
surface elevation (usually areas of
ponding) where average depths are
between 1 and 3 feet. Base flood elevations
determined.
Community Panel Number
12021CO240H
Revised
May 16, 2012
Source
National Flood Insurance Program
Flood Insurance Rate Maps
Carroll 8v Carroll 47
5507A Report Propertv Information
TRANSACTIO MIEORY
Sales History
No sale or transfer of ownership has
occurred in the previous three years.
CURRENTSTATUS
Subject Listed for Sale No
Subject Under Contract No
Carroll 8v Carroll 48
5507A Report
Parent Tract
VALUE OF THE PARENT TRACT
Carroll & Carroll 49
5507A Report
Parent Tract
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Carroll 8v Carroll 50
5507A Report Parent Tract
SITE DESCRIPTION - PARENT TRACT
Location
The parent tract is located at the southeast corner of Wilson
Boulevard North and 121h Avenue NE in Naples, Collier
County, Florida.
Legal Description
The North 180 feet of Tract 6, Golden Gate Estates Unit 18,
a subdivision, according to the plat thereof, as recorded in
Plat Book 7, Page 7, of the Public Records of Collier County,
Florida.
Property ID#
37930440004
Owner of Record
Barbara F. Jones Trust Agreement
Size/Easements
The size of the parcel is based on the legal description
obtained for the most recent warranty deed and plat maps.
2.81 gross acres or 122,400 square feet
The parcel is encumbered by a 50-foot wide road right-of-
way easement along the western boundary for Wilson
Boulevard North. The parcel is also encumbered by 30-foot
wide road right-of-way easement along the northern
boundary for 121h Avenue NE. These are perpetual, non-
exclusive, road right -of way, drainage, and utility
easements which preclude most all practical uses by the
owner, but the areas within the easements can be utilized
for density calculations. Such easements are typical of the
area.
Shape
Rectangular
Frontage
The parcel fronts for 180 feet along the east side of Wilson
Boulevard North and for 680 feet along the south side of
121h Avenue NE.
Access
The subject is provided full service access from Wilson
Boulevard North and 121h Avenue NE. Wilson Boulevard is
a 2-lane, undivided, arterial road. It is one of the main
north/south roads in Golden Gate Estates. 121h Avenue NE
is a 2-lane, east/west residential street. Overall, access is
good.
Topography
The parcel is level and at or slightly above road grade.
Vegetation
The vegetation consists of both native and exotic vegetation
including, slash pines, cypress, cabbage palms, palmettos,
and Brazilian pepper.
Carroll & Carroll 51
5507A Report
Parent Tract
Utilities
Electricity, telephone, and TV cable are available. The
property is currently serviced by well and septic.
Adequate capacity exists to support full utilization of the
site.
Concurrency
The service levels along the adjacent road system are
within acceptable limits as defined by Collier County.
There are no concurrence issues adversely affecting this
property.
Surrounding Land Uses
The subject is surrounded by single-family residences.
Demographics (2020)
1 mile 3 5
Population 997 11,777 41,180
Households 382 3,858 13,890
Median HH Income $66,562 $84,032 $83,907
Median Home Value $349,382 $326,344 $332,787
Traffic Counts (ADT)
The average daily traffic counts for Wilson Boulevard,
2019
north of Golden Gate Boulevard.
1Q 2019 7,959 Vehicles
2Q2019 7,802
3Q2019 7,705
4Q2019 8,229
Site Improvements
None
Carroll & Carroll 52
5507A Report Parent Tract
HIGHEST AND BEST USE
DEFINITION
For typical appraisal practice in the United States, The Dictionary of Real Estate Appraisal,
Sixth Edition, published 2015 by the Appraisal Institute, defines Highest and Best Use as:
The reasonably probable use of property that results in the highest value. The four criteria that the
highest and best use must meet are legal permissibility, physical possibility, financial feasibility,
and maximum productivity.
METHOD
There are four criteria that must be met in order for a use to be the highest and best use for a
given property. The highest and best use must be:
• Legally permissible.
• Physically Possible.
• Financially feasible.
• Maximally productive.
Ordinarily these criteria are considered sequentially, each step narrowing the range of
alternative uses being considered.
ANALYSIS
SITE AS THOUGH VACANT
Legally Permissible: The zoning ordinance and Growth Management Plan are consistent
in identifying the property for residential uses. The site meets the minimum requirements
for development.
Physically Possible: The site is level and at road grade and could be developed as a
single-family home site. The location, surrounding land uses, and the size of the property
suggest some type of single-family use.
Financially Feasible: The financial feasibility of single-family residential development is
good. The single-family residential market continues to be strong, especially new
construction. Single-family residential development is financially feasible.
Maximally Productive: The maximally productive use is that it be developed with a
single-family residence.
Carroll & Carroll 53
5507A Report Parent Tract
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for this vacant parcel.
Carroll 8v Carroll 54
5507A Report Parent Tract
SALES COMPARISON APPROACH
INTRODUCTION
In the sales comparison approach, Subject property is compared with similar properties that
have sold recently or for which listing prices or offering prices are known. Data from
generally similar properties is used, and comparisons are made to demonstrate a probable
price at which the subject property would sell if offered on the market. This approach is
particularly strong when comparable data is plentiful and there is good conformity among
properties in the neighborhood.
Following is the procedure to be followed in developing this approach:
Research the market to gather information on sales, listings, and offers to purchase
properties like Subject;
2. Verify the information as to factual accuracy and arm's-length market considerations;
3. Identify relevant units of comparison and develop a comparative analysis for each
unit;
4. Analyze comparables and adjust to make each like Subject, and;
5. Reconcile the value indicators produced from analysis of comparables into a single
value indication, or a range of values.
The outline above is developed in detail on the following pages.
61Y.1l4 *31Z:M_I.11
A search was made for sales comparable to the subject. The intention was to find
comparable sales in similar locations that offer similar functional utility. Five closed sales
were identified as the best available for analysis.
The sales were analyzed on the basis of dollars per gross acre of land area. This unit value
is commonly employed by the local real estate market and it lends itself well to the analysis.
Comparable land sales data is given on the following pages. Each comparable is identified
by a number which will be used for reference throughout the report. Each comparable is
identified on the location map immediately following this page.
Carroll & Carroll 55
Co:lier Chart
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5507A Report
Parent Tract
VACANT LAND COMPARABLE 01
ADDRESS
2179 Wilson Boulevard North, Naples, FL 34120
PROPERTY ID NO.
37598880006
SALE PRICE
$74,500
UNIT AREA
2.34 acres
UNIT PRICE
$31,838 per acre
DATE OF RECORDING
July 14, 2020
O.R. BOOK -PAGE
5790/3977
CONTRACT DATE
Unknown
GRANTOR
Gianni Hernandez
GRANTEE
Abel Jeremias Moniz De Silva and Dayan Riascos Lasprilla
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
Sold 6/26/2019 for $60,000.
LEGAL DESCRIPTION
The North 150 feet of Tract 133, Golden Gate Estates Unit No. 20, according to the map or plat thereof as recorded in Plat Book 7, Page 79,
Public Records of Collier County, Florida.
VERIFICATION
Verified through Public Records. The lot was not formally listed for sale.
Carroll & Carroll 57
5507A Report Parent Tract
Verified the prior sale with Carl Steppling, selling agent. He verified the sale price and the arm's-length nature. The buyer is an owner -
user. The property was listed for $70,000 and was on the market 84 days before it went under contract. It was reported in the listing that
there were gopher tortoise burrows on the property, but all were located at the rear of the lot. The buyer had a second study done and
there were not active burrows on the site. Carl said he felt like his buyer purchased the property for a great price.
Carroll 8v Carroll 58
5507A Report
Parent Tract
VACANT LAND COMPARABLE 02
ADDRESS
557 Wilson Boulevard North, Naples, FL 34120
PROPERTY ID NO.
37118760001
SALE PRICE
$187,000
UNIT AREA
5.15 acres
UNIT PRICE
$36,311 per acre
DATE OF RECORDING
July 31, 2020
O.R. BOOK -PAGE
5797/3378
CONTRACT DATE
July 6, 2020
GRANTOR
Ken T. Trins
GRANTEE
ARDOCH,LLC
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
Sold 4/3/14 for $75,000.
LEGAL DESCRIPTION
All of Tract 133, Golden Gate Estates Unit No. 11, according to the map or plat thereof as recorded in Plat Book 4, Pages 103 & 104, Public
Records of Collier County, Florida.
VERIFICATION
Verified with Alonzo Holguin-Bueno, selling agent. He verified the sale price and the arm s-length nature. The buyer is an owner -user who
plans to construct a single-family residence. The property was listed for $189,000 and was on the market 326 days. The listing price
originally began at $225,000.
Carroll 8v Carroll
59
5507A Report
Parent Tract
VACANT LAND COMPARABLE 03
ADDRESS
2275 Wilson Boulevard North, Naples, FL 34120
PROPERTY ID NO.
37599160000
SALE PRICE
$68,500
UNIT AREA
2.34 gross acres
UNIT PRICE
$29,274 per acre
DATE OF RECORDING
February 12, 2019
O.R. BOOK -PAGE
5598/3030
CONTRACT DATE
January 30, 2019
GRANTOR
Lawrence F. Dooling
GRANTEE
William Torres, Jr.
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
The South 150 feet of Tract 136, Golden Gate Estates Unit No. 20, according to the map or plat thereof as recorded in Plat Book 7, Page 79,
Public Records of Collier County, Florida.
VERIFICATION
Verified with Carl Steppling, selling agent.
He verified the sale price and the arm's-length nature. The buyer is an owner -user. The
property had some wetlands that were located on the west side of the property. The property was listed for $72,500 and was on the market
57 days before it went under contract.
Carroll & Carroll 60
5507A Report
Parent Tract
VACANT LAND COMPARABLE 04
ADDRESS
361 Wilson Boulevard North, Naples, FL 34120
PROPERTY ID NO.
37119080007
SALE PRICE
$63,000
UNIT AREA
2.34 gross acres
UNIT PRICE
$26,923 per acre
DATE OF RECORDING
December 18, 2018
O.R. BOOK -PAGE
5580/2889
CONTRACT DATE
Unknown
GRANTOR
Mauricio and Amelia Corleto
GRANTEE
Randy Diaz
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
The South 150 feet of Tract 137, Golden Gate Estates Unit No. 11, according to the map or plat thereof as recorded in Plat Book 4, Page 103,
Public Records of Collier County, Florida.
VERIFICATION
Verified through Public Records.
Carroll 8v Carroll 61
5507A Report
Parent Tract
VACANT LAND COMPARABLE 05
ADDRESS
1510 Wilson Boulevard North, Naples, FL 34120
PROPERTY ID NO.
37491080000
SALE PRICE
$76,000
UNIT AREA
2.81 gross acres
UNIT PRICE
$27,046 per acre
DATE OF RECORDING
July 06, 2018
O.R. BOOK -PAGE
5534/1033
CONTRACT DATE
April 27, 2018
GRANTOR
Kim Diane Grindrod
GRANTEE
Daniel and Sabrina Hamilton
FINANCING
Conventional Financing
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
The South 180 feet of Tract 13, Golden Gate Estates Unit No.18, according to the map or plat thereof as recorded in Plat Book 7, Page 7,
Public Records of Collier County, Florida.
Carroll 8v Carroll 62
5507A Report Parent Tract
VERIFICATION
Verified with Lori Ann Peters, listing agent. She verified the sale price and the arm's-length nature. The property was listed for $79,900
and was on the market 66 days before it went under contract.
Carroll & Carroll 63
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5507A Report Parent Tract
DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
"market" transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPROVEMENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
Carroll 8v Carroll 65
5507A Report Parent Tract
FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANGE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
Five recent sales are presented below that have sold and resold over the past two years in
the Golden Gate Estates sub -market. The sales utilized in the report range from two
months to 27 months old. A market change rate of 0.75% per month or 9.00% annually
was applied.
Address Parcel ID# Prior Sale Recent Sale Months Prior Sale Price Recent Sale Price Appreciation Monthly Change
2179 Wilson Blvd N
37598880006
06/26/19
07/14/20
12.62
$60,000
$74,500
24.17%
1.91%
3161 Wilson Blvd N
37693380003
05/18/18
04/28/20
23.37
$72,000
$80,000
11.11%
0.48%
Wilson Blvd N
38500800002
08/20/18
05/31/20
21.37
$45,000
$48,200
7.11%
0.33%
22nd St SE
39391680003
02/25/19
05/20/20
14.79
$62,500
$68,500
9.60%
0.65%
533 6th St SE
37227120008
04/26/18
03/19/20
22.78
$40,900
$49,900
22.00%
0.97%
AVG
0.87%
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• None of the comparable sales required adjustment in this category.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public waste water collection system of each
comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
Carroll & Carroll 66
5507A Report Parent Tract
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• None of the comparable sales required adjustment in this category.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• None of the comparable sales required adjustment in this category.
PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
• None of the comparable sales required adjustment in this category.
RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
Comparables
Price Per Gross Acre
of Land Area
1
$32,442
2
$36,848
3
$33,323
4
$31,244
5
$32,488
RECONCILIATION OF DATA
To arrive at a conclusion regarding the value of the subject site, the comparable sales and
their indications of value should be weighted according to the quality of each as a value
indicator.
Comparable 1 is the strongest indicator of value. It is a very recent sale and most similar in
size compared to the subject. Comparable 1 was weighted 30%.
Carroll & Carroll 67
5507A Report Parent Tract
Comparable 2 is a very recent sale and a good indicator of value. Comparable 2 was
weighted 25%.
Comparables3, 4, and 5 are similar to the subject, but they are older sales and required large
adjustments for market change. The three sales were weighted 15% each.
The range of unit value indications is from $31,244 to $36,848 per acre. The arithmetic mean
of the closed sales is $33,269 per acre and the median is $32,488 per acre. The weighting
process discussed above reflects a unit value of $33,503 per acre.
Presented below are the current listings along Wilson Boulevard North, in between Golden
Gate Boulevard and Immokalee Road.
ADDRESS I PARCEL NO: I GROUND COVER I LIST DATE I LIST PRICE I ACRES I Price/Gross Acre I COMPARISON
Wilson Blvd. N
37491000006
Native Veg.
11/13/19
$80,000
2.81
$28,470
Similar
Wilson Blvd. N
37549160005
Native Veg.
10/19/19
$73,000
2.34
$31,197
Similar
Wilson Blvd. N
37280560003
Native Veg.
4/16/20
$115,000
2.81
$40,925
Similar
The listings range from $28,470 to $40,925 per gross acre. I interviewed, Marie Schaible,
listing agent for the $80,000 lot. She said she has had little interest and no offers. The
environmental condition of the lot is unknown.
Based on the range of values and the strength of the residential real estate market, I settled
on a unit value of $33,000 per gross acre.
ESTIMATE OF VALUE — PARENT TRACT
$33,000 per gross acre results in an indication of value for the parent tract as of September
29, 2020 of $92,730 (2.81 gross acres x $33,000 per acre), which rounds to $92,700.
Carroll & Carroll 68
5507A Report Proposed Part Taken and Remainder Property
VALUE OF THE PROPOSED PART TAKEN AND THE
REMAINDER PROPERTY
Carroll & Carroll 69
5507A Report Proposed Part Taken and Remainder Property
„
1 TH AVENUE N.E.
50'
NORTH 180' OF
33' 150'
TRACT 6 180'
N
PROPOSED
IONE3 TR, BARBARA F
PARCEL 322 RDUE
OR 2247/1881
4,943 S0. FT.
W E
PORTILLO, JOSE
5
OR 4714/519 TRACT 6
GOLDEN GATE ESTATES
w
UNIT Id
J
HARPER, SARA-LANE PLAT BOOK 7 PAGE 7
OR 4963/1718
O
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TRACT 22
N
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TRACT 5
O
VANDERBILT BEACH ROAD
598
599
700 701 702 703 704 705
706
SO. FT.= SQUARE FEET E
RDUE = ROADWAY. DRAINAGE AND UTILITY EASEMENT
OR = OFFICIAL RECORDS (HOOK/PAGE) AUG 13 2020
® PROPOSED ROADWAY, DRAINAGE AND UTILITY EASEMENT
EXISTING ROADWAY EASEMENT DEDICATED TO THE PERPETUAL
USE OF THE PUBLIC PER PLAT BOOK 7, PAGE 7
LEGAL DESCRIPTION FOR PARCEL 322 RDUE
A PORTION OF TRACT 6, GOLDEN GATE ESTATES UNIT 18, AS RECORDED IN PLAT BOOK 7, PAGE 7,
OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, LYING IN SECTION 34, TOWNSHIP 48
SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS,
THE EAST 33 FEET OF THE WEST 83 FEET OF THE SOUTH 150 FEET OF THE NORTH 180 FEET OF
SAID TRACT 6.
CONTAINING 4.943 SQUARE FEET. MORE OR LESS.
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FOR: CDUJER COUNTY GOVERNMENT BOARD OF COUNTY COMMISSIONERS
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VANDERBILT BEACH ROAD EXTENSION
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SKETCH & DESCRIPTION OF: PROPOSED ROADWAY, DRAINAGE AND
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PARCEL 322 RDUE UTILITY EASE TENT
Phone: 091 597.0575 FAX' MR) 597� 78
LBW- 6952
COLLIER COUNTY, FLOMA
ENGINEERING
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5507A Report Proposed Part Taken and Remainder Property
PROPOSED PARTIAL ACQUISTION AREA/EASEMENT
Project Description
The proposed perpetual, non-exclusive, road right-of-
way, drainage, and utility easement will be utilized for
the Vanderbilt Beach Road extension from Collier
Boulevard east to 161h Street NE (Project No. 60168).
Vanderbilt Beach Road will be a four -lane divided urban
roadway to Wilson Boulevard and then two -lanes from
Wilson Boulevard to 16t" Street NE. New intersections
will be created at Wilson Boulevard, 81h Street NE, and 161n
Street NE, with the Wilson Boulevard intersection being
signalized. There will also be a canal relocation to the
south of the roadway from 29f Street NW to 15�11 Street
NW.
Partial Acquisition Area
Parcel No. 322 RDUE is a perpetual, nonexclusive, road
right-of-way, drainage, and utilities easement that consist
of a 33-foot wide strip taking along the easterly right-of-
way of Wilson Boulevard North.
Legal Description of Part
The legal description is based on a boundary survey
Taken
conducted by RWA Engineering and dated August 13,
2020.
A portion of Tract 6, Golden Gate Estates Unit 18, as
recorded in Plat Book 7, Page 7, of the Public Records of
Collier County, Florida, lying in Section 34, Township 48
South, Range 27 East, Collier County, Florida, being more
particularly described as follows:
The East 33 feet of the West 83 feet of the South 150 feet of
the North 180 feet of said Tract 6.
Size
4,943 square feet or 0.113 acres
Shape
Rectangular
Dimensions
33'x150'
Proposed Improvement Taken
None
Carroll & Carroll 72
5507A Report Proposed Part Taken and Remainder Property
DISCUSSION OF EASEMENTS
DEFINITION
The 6t1, Edition of The Dictionary of Real Estate Appraisal, published 2015 by the Appraisal
Institute, defines an easement as:
The right to use another's land for a stated purpose
CONCEPTS
In general, easements run with the land, and are permanent. A short-term transfer of
property rights is a lease, or a license.
In property law this is the aggregate rights, visualized as a bundle of sticks, that a property
owner has. The essential rights are usually listed as the right to control, the right to exclude
others from entering the property, the right to enjoy the property, the right to sell or transfer
the property, and the right to possess the property.
Because an easement does not grant the holder possession, the right to take from, improve,
or the right to sell the underlying land, the "bundle of rights" granted by easement is
always something less than the fee interest full bundle.
EASEMENT IMPACTS
Real property rights can be classified as follows:
The right to use property
Occupy, exclude others, put into service, exploit, improve
The right to dispose of property
Sell, lease, gift, pass down to heirs
The right to choose to exercise all or none of these property rights
Freedom to act, freedom from disturbance, quiet enjoyment
The proposed easement is a perpetual, non-exclusive road right-of-way, drainage and
utility easement which allows Collier County to enter upon and to install and maintain
roadway, bike path, and sidewalk improvements, drainage structures, including but limited
to ditches, swales, earthen berms, rip -rap and retaining wall systems, underground pipes,
various types of water control structures and any and all manner of public and private
utility facilities over, under, upon and across the easement area.
The proposed easement precludes almost all practical uses by the property owner.
However, the County maintains that a taking in easement preserves a valuable property
right which is the right to count the easement area for calculation of residential density.
Carroll & Carroll 73
5507A Report Proposed Part Taken and Remainder Property
I have estimated that the easement grants 99% of the property rights to Collier County.
Carroll & Carroll 74
5507A Report Proposed Part Taken and Remainder Property
VALUE OF IMPROVEMENTS TAKEN
None
VALUE OF PROPERTY RIGHTS TAKEN
The market value of the fee simple interest of the parent tract was previously estimated via
the Sales Comparison Approach to have a unit value of $33,00 per acre. The part taken is
valued as part of the whole; therefore, this value will serve as a basis of value for the
valuation of the property rights taken.
As previously stated, Parcel No. 322 RDUE (4,943 square feet or 0.113 acres) is a perpetual,
non-exclusive road right-of-way, drainage and utility easement which will take the entire
bundle of rights and allow the owner only to use the easement area for density calculations.
The proposed easement will take 99% of the fee simple value resulting in an estimated
overall unit value of $32,670 per acre (0.99 x $33,000 per acre). The value of the property
rights taken from the parent tract is estimated to be:
Easement Area x U it Value
0.113 gross acres x $32,670 per acre = $3,692
Rounded $3,700
VALUE INDICATION OF PROPOSED PROPERTY RIGHTS AND IMPROVEMENTS
TAKEN
Land Taken $0
Improvements Taken $0
Property Rights Taken $3,700
Total $3,700
VALUE INDICATION REMAINDER PROPERTY, AS PART OF THE WHOLE
Market Value of Parent Tract, Before the Taking $92,700
Less Market Value of the Proposed Part Taken ($3,700)
Total Market Value of the Remainder Property, As
Part of the Whole $89,000
Carroll & Carroll 75
5507A Report
Remainder Provertv as Severed
VALUE OF THE REMAINDER PROPERTY AS
SEVERED
Carroll & Carroll 76
5507A Report Remainder Property as Severed
SITE DESCRIPTION - REMAIND IEPROPERTY
Legal Description
The North 180 feet of Tract 6, Golden Gate Estates Unit 18,
a subdivision, according to the plat thereof, as recorded in
Plat Book 7, Page 7, of the Public Records of Collier County,
Florida.
Less
A portion of Tract 6, Golden Gate Estates Unit 18, as
recorded in Plat Book 7, Page 7, of the Public Records of
Collier County, Florida, lying in Section 34, Township 48
South, Range 27 East, Collier County, Florida, being more
particularly described as follows:
The East 33 feet of the West 83 feet of the South 150 feet of
the North 180 feet of said Tract 6.
Property ID#
37930440004
Owner of Record
Barbara F. Jones Trust Agreement
Size
2.81 gross acres or 122,400 square feet
The parcel is encumbered by a 50-foot wide road right-of-
way easement along the western boundary for Wilson
Boulevard North. The parcel is also encumbered by 30-foot
wide road right-of-way easement along the northern
boundary for 12f Avenue NE.
The remainder property will also be encumbered by an
additional 33-foot wide by 150-foot perpetual, non-
exclusive, road right -of way, drainage, and utility easement
extending along the western boundary.
These are perpetual, non-exclusive, road right -of way,
drainage, and utility easements which preclude most all
practical uses by the owner, but the areas within the
easements can be utilized for density calculations. Such
easements are typical of the area.
Shape
Rectangular
Carroll & Carroll 77
5507A Report
Remainder Property as Severed
Frontage
The remainder parcel fronts for 180 feet along the east side
of Wilson Boulevard North and for 680 feet along the south
side of 121h Avenue NE.
Access
The subject is provided full service access from Wilson
Boulevard North and 121h Avenue NE.
Topography
The parcel is level and at or slightly above road grade.
Vegetation
The vegetation consists of both native and exotic vegetation
including, slash pines, cypress, cabbage palms, palmettos,
and Brazilian pepper.
Utilities
Electricity, telephone, and TV cable are available. The
property is currently serviced by well and septic.
Adequate capacity exists to support full utilization of the
site.
Concurrency
The service levels along the adjacent road system are
within acceptable limits as defined by Collier County.
There are no concurrence issues adversely affecting this
property.
Surrounding Land Uses
The subject is surrounded by single-family residences.
Site Improvements
None
Future Land Use & Zoning
Unchanged
Highest & Best Use
Unchanged. The highest and best use is to develop with a
single-family residence.
Carroll & Carroll 78
5507A Report Remainder Property as Severed
VALUE OF THE REMAINDER PROPERTY - LAND
After the taking, the remainder property will be encumbered by a perpetual easement
containing 0.113 acres of gross land area located along the easterly existing right-of-way of
Wilson Boulevard North.
I have determined that Parcel No. 322 RDUE will take 99% of the fee simple value.
Therefore, the residual value to proposed easement area is 1% of the fee simple value (100%
- 99%) resulting in an estimated unit value of $330 per acre (0.01 x $33,000) for this portion
of the property.
The market value of the fee simple interest in the parent tract was estimated to be $33,000
per gross acre. The remainder land area less the additional encumbered area taking contains
2.697 acres (2.81— 0.113) and is estimated to have the same unit value, as before the taking.
The calculations are presented below.
Land Area After the Encumbered Area Taken
2.697 acres x $33,000 per acre = $89,001
Encumbered Area Taken
0.113 acres x $330 per acre = $37
Total $89,038
Rounded $89,000
VALUE OF THE REMAINDER PROPERTY - IMPROVEMENTS
The entire property is vacant and there are no improvements.
VALUE INDICATION OF REMAINDER PROPERTY, AFTER THE TAKING
Land Value $89,000
Improvements $00
Total Market Value of the Remainder Property $89,000
Carroll & Carroll 79
5507A Report
Severance Damages
SEVERANCE DAMAGES TO THE REMAINDER
PROPERTY
Carroll & Carroll 80
5507A Report
Severance Damages
SEVERANCE DAMAGES
Severance damages are calculated as the negative difference between the value of the
remainder property, as part of the whole, and the value of the remainder property, as
severed. When the value of the remainder property, as severed, is less than the value of the
remainder property, as part of the whole, the difference is the actual measurement of the
damages to the remainder property. When the value of the remainder property, as severed,
is greater than the value of the remainder property, as part of the whole, the difference is
not damage but is considered a benefit. Severance damages are calculated below.
SEVERANCE DAMAGES TO THE REMAINDER PROPERTY
Value of the Whole $92,700
Less Value Part Taken $3,700
Value of the Remainder Property as Part of the $89,000
Whole
Value of the Remainder Property as Severed $89,000
Difference (Severance Damages) $0
Rounded $0
COST TO CURE
No improvements will be impacted as part of the partial acquisition of the parent tract, and
therefore there is no cost to cure.
SPECIAL BENEFITS
Based on the analysis of the remainder property, there are no special benefits.
Carroll & Carroll 81
5507A Report
Total Just Compensation
C
CON LUSION AN TOTAL JUST COMPENSATION
Carroll & Carroll 82
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CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll 84
5507A Report
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s)
Addenda
Page(s)
Assumptions and Limiting Conditions........................................................................... 2
FutureLand Use................................................................................................................ 4
Zoning.................................................................................................................................. 4
Qualifications of Appraiser............................................................................................... 2
Carroll & Carroll 85
5507A Report
Addenda
ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the appraiser appearing in this report is subject to the following
assumptions and limiting conditions.
ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES
ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND
LIMITING CONDITIONS.
None
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
HYPOTHETICAL CONDITION
For purposes of this appraisal, the appraiser has utilized the hypothetical condition the
proposed acquisition and the proposed roadway improvements have been completed as of
the effective date based on the information provided by the client, Mr. Harry Henderson,
SRA.
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
No responsibility is assumed for the legal description or for matters including legal or
title considerations. Title to the property is assumed to be good and marketable.
2. The property is appraised free and clear of liens and encumbrances.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is assumed to be true, correct and reliable. A
reasonable effort was made to verify such information, but the appraiser bears no
responsibility for its accuracy.
5. All engineering is assumed to be correct. The plot plans and illustrative material is
included only to assist the reader in visualizing the property.
6. It is assumed that there are no hidden or unapparent conditions of the property,
subsoil, or structures that render it more or less valuable. No responsibility is assumed
for such conditions or for arranging for engineering studies that might be required to
discover them.
Carroll & Carroll 86
5507A Report Addenda
7. It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws.
8. It is assumed that the property is either in compliance with, or is "grandfathered" or
"bested" under, all applicable zoning, use regulations and restrictions.
9. It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state, or national government or
private entity or organization have been, or can be, obtained or renewed for any use on
which the value estimate is based.
10. It is assumed that the utilization of the land is within the boundaries or property lines of
the property described, and that there is no encroachment or trespass.
11. It is assumed that the subject site and improvements are not contaminated by any
hazardous material or toxic substance. During the property inspection I was sensitive
to obvious signs of contamination and I reported anything unusual. However, this
appraiser is not qualified to render a professional opinion regarding the existence or the
nature of hazardous materials in or on the subject property. If a definitive opinion is
desired, then the client is urged to retain an expert in the field.
12. Possession of this report, or a copy thereof, does not carry with it the right of
publication.
13. Unless previous arrangements were made, the appraiser, by reason of this appraisal, is
not required to give further consultation, testimony, or to be in attendance in court.
Carroll & Carroll 87
5507A Report Addenda
B. Estate District (E). 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.
1. The following subsections identify the uses that are permissible by right and the uses that are allowable
as accessory or conditional uses in the estates district (E).
a. Permitted uses.
1. Single-family dwelling.
2. Family care facilities, subject to section 5.05.04
3. Essential services, as set forth in section 2.01.03
4. Schools, public, including "Educational plants."
b. Accessory Uses.
1. Uses and structures that are accessory and incidental to uses permitted as of right in the (E)
district.
2. Fruits, vegetables, and nursery plants grown for both personal consumption and off -site retail
sale, such as farmer's markets. Farm operations that grow fruits, vegetables, and nursery plants
for off -site retail sale shall be subject to LDC section 5.02.00 Home Occupations, as amended,
and the following standards:
i. Farm operations shall not occupy more than 50 percent of the lot.
ii. Farm operations shall conform to minimum setbacks established in LDC sections 2.03.01
B.2 and 4.02.01 A. Table 2.1, however, no side, rear or front setbacks are required greater
than 30 feet.
iii. Vegetation removal for farm operations shall be subject to LDC section 3.05.05 F, as
amended.
3. Keeping of fowl or poultry, not to exceed 25 in total number, provided such fowl or poultry are
kept in an enclosure located a minimum of 30 feet from any lot line, and a minimum of 100 feet
from any residence on an adjacent parcel of land.
4. Keeping of horses and livestock (except for hogs), not to exceed two such animals for each
acre, and with no open feedlots. Any roofed structure for the shelter and feeding of such animals
shall be a minimum of 30 feet from any lot line and a minimum of 100 feet from any residence
on an adjacent parcel of land.
i. Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for
showing and sale at the annual Collier County Fair and/or the Immokalee Livestock show.
The following standards shall apply:
a) One hog per child enrolled in a 4-H Youth Development Program, Collier County Fair
Program or similar program is permitted. In no case shall there be more than 2 hogs
per acre.
b) Premises shall be fenced and maintained in a clean, healthful, and sanitary condition.
c) Premises or roofed structure used for the sheltering, feeding, or confinement of such
animals shall be setback a minimum of 30 feet from lot lines and a minimum of 100
feet from any dwelling unit on an adjacent parcel of land.
d) Hog(s) shall not be returned to the property once removed for showing and/or sale.
Carroll & Carroll 88
5507A Report Addenda
5. One guesthouse, subject to section 5.03.03
6. Recreational facilities that serve as an integral part of a residential development and have been
designated, reviewed and approved on a site development plan or preliminary subdivision
plat for that development. Recreational facilities may include but are not limited to golf course,
clubhouse, community center building and tennis facilities, parks, playgrounds and playfields.
7. Excavation and related processing and production subject to the following criteria:
These activities are incidental to the permitted used onsite.
ii. The amount of excavated material to be removed from the site cannot exceed 4,000 cubic
yards total. Amounts in excess of 4,000 cubic yards shall require conditional use approval
for earth mining, pursuant to the procedures and conditions set forth in section 10.08.00
C. Conditional uses. For Estates zoning within the Golden Gate Estates subdivision, the Golden Gate
Area Master Plan in the GMP restricts the location of conditional uses. The following uses are
permissible as conditional uses in the estates district (E), subject to the standards and procedures
established in section 10.08.00
Churches.
2. Social and fraternal organizations.
3. Child care centers and adult day care centers.
4. Schools, private.
5. Group care facilities (category 1); care units, subject to the provisions of subsection 2.03.01
B.3.f; nursing homes; assisted living facilities pursuant to § 400.402 F.S. and ch. 58A-5
F.A.C.; and continuing care retirement communities pursuant to § 651 F.S. and ch. 4-193
F.A.C.; all subject to section 5.05.04.
6. Group care facilities (category 11) care units subject to section 5.05.04 only when tenancy of
the person or persons under care would not:
Constitute a direct threat to the health or safety of other individuals;
ii. Result in substantial physical damage to the property of others; or
iii. Result in the housing of individuals who are engaged in the current, illegal use of or
addiction to a controlled substance, as defined in section 802 of title 21, U.S. Code.
7. Extraction or earthmining, and related processing and production not incidental to the
development of the property subject to the following criterion and subsection 4.02.02 C.
The site area shall not exceed 20 acres
8. Essential services, as set forth in subsection 2.01.03 G.
9. Model homes and model sales centers, subject to compliance with all other LDC requirements,
to include but not limited to section 5.04.04
10. Ancillary plants.
d. Prohibited uses.
Owning, maintaining or operating any facility or part thereof for the following purposes is
prohibited:
i. Fighting or baiting any animal by the owner of such facility or any other person or entity.
ii. Raising any animal or animals intended to be ultimately used or used for fighting or baiting
purposes.
iii. For purposes of this subsection, the term baiting is defined as set forth in F.S. §
828.122(2)(a), as it may be amended from time to time.
2. Minimum yard Requirements. See subsection 4.02.01 A. Table 2.1 for the general requirements. The
following are exceptions to those requirements:
Carroll & Carroll 89
5507A Report Addenda
a. Conforming Corner lots. Conforming corner lots, in which only one full depth setback shall be
required along the shorter lot line along the street. The setback along the longer lot line may be
reduced to 37.5 feet, so long as no right-of-way or right-of-way easement is included within the
reduced front yard. (See Exhibit A)
ESTATES: CONFORMING CORNER LOT
I R.O.W
A PIL
R.O.W
PIL
180'
LOT
WIDTH
V
75'
FULL FRONT
SETBACK
SIDE 30'
SETBACK
FRONT SETBACK
37.5' REDUCED BY
50%
PIL
PIL
30, Q
> «
SIDE s
SETBACK t
x
W
* Example -lot width
may vary, but never
less than 150'
R.O.W SETBACKS MEASURED FROM R.O.W. LINE
WIDTH MEASURED BETWEEN PROPERTY LINES
R.O.W. LINE PROPERTY LINE
b. Nonconforming Corner lots. Nonconforming corner lots of record, in which only one full depth setback
shall be required along the shorter lot line along the street. The setback along the longer lot line may
be reduced to 15 feet, so long as no right-of-way or right-of-way easement is included within the
reduced front yard. (See Exhibit B)
Carroll & Carroll 90
5507A Report
Addenda
ESTATES: NON -CONFORMING CORNER LOT
R.O.W
-R'L-- -- -- -- --
R.O.W REDUCED
I
5 FRONT SETBACK
I
105
LOT
< > 10% LOT 10 .
W IDTH
FULLFRONT FRONT WIDTH
P!L
SETBACK
I
10% LOT
WIDTH P(L
V
1as
-
n wL
R.O.W
R.O.W
SETBACKS MEASURED FROM R.O.W. LINE
WIDTH MEASURED BETWEEN PROPERTY LINES
R.O.W. LINE PROPERTY LINE - -
c. Nonconforming through lots, i.e. double frontage lots, nonconforming lots of record with double
road frontage, which are nonconforming due to inadequate lot depth, in which case, the front yard
along the local road portion shall be computed at the rate of 15 percent of the depth of the lot, as
measured from edge of the right-of-way.
i. The nonconforming through lot utilizing the reduced frontage shall establish the lot frontage
along the local road only. Reduced frontage along a collector or arterial roadway to serve such
lots is prohibited. Front yards along the local road shall be developed with structures having
an average front yard with a variation of not more than six feet; no building thereafter erected
shall project beyond the average line so established.
d. Nonconforming lots of record, which are nonconforming due to inadequate lot width, in which
case the required side yard shall be computed at the rate of ten (10) percent of the width of the lot.
(Ord. No. 06-63, § 3.C; Ord. No. 07-67, § 3.C; Ord. No. 08-11, § 3.D; Ord. No. 08-63, § 3.C; Ord. No. 10-23,
§ 3.E; Ord. No. 12-38, § 3.13; Ord. No. 13-56, § 3.13; Ord. No. 14-40, § 2.A)
Carroll & Carroll 91
5507A Report
Addenda
Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017
A. All development and redevelopment within this Subdistrict shall include:
1. Provisions for bicycle and pedestrian travel.
2. An emphasis on building aesthetics.
3. Emphasis on the orderly circulation of vehicular, bicycle and pedestrian traffic.
4. Provision for adequate ingress and egress, which may include local street vacation
or relocation if alternative access is provided.
5. Provision for broad sidewalks or pathways.
6. Enhanced streetscaping.
7. Shared parking and/or property interconnections, where possible and feasible.
8. Quality designs for building facades, including lighting, uniform signage and
landscaping.
2. ESTATES DESIGNATION
(x) This designation is characterized by low density semi -rural residential lots with limited
opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some
legal non -conforming lots as small as 1.14 acres_ Residential density is limited to a maximum of
one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive of
guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or
more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation.
(XVI) Generally, the Estates Designation also accommodates future non-residential uses, including:
• Conditional uses and essential services as defined in the Land Development Code,
except as prohibited in the Neighborhood Center Subdistrict. Also, refer to the
Conditional Uses Subdistrict.
• Parks, open space and recreational uses.
(XVI) • Group Housing shall be permitted subject to the definitions and regulations as outlined in
the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22,
2004, effective October 18, 2004) and consistent with locational requirements in Florida
Statutes (Chapter 419.001 F.S.).
(Ij • Schools and school facilities in the Estates Designation north of 1-75, and where feasible
and mutually acceptable, co -locate schools with other public facilities, such as parks,
libraries and community centers to the extent possible.
Group Housing includes the following type facilities:
• Family Care Facility if occupied by not more than six (6) persons shall be permitted in
residential areas.
+ Group Care Facility,
+ Care Units,
• Adult Congregate Living Facilities, and
• Nursing Homes.
All of the above uses shall be consistent with all of the Goals, Objectives and Policies of the
Golden Gate Area Master Plan.
(XVI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008
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A. Estates — Mixed Use District
Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017
(VIII)(x) 1. Residential Estates Subdistrict
Single-family residential development is allowed within this Subdistrict 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.
(VI)(X) 2. Neighborhood Center Subdistrict
Recognizing the need to provide basic goods, services and amenities to Estates residents,
Neighborhood Centers have been designated on the Golden Gate Area Future Land Use Map.
The Neighborhood Center designation does not guarantee that commercial zoning will be
granted. The designation only provides the opportunity to request commercial zoning.
(VI) a) The Collier County Land Development Code shall be amended to provide rural
design criteria to regulate all new commercial development within Neighborhood
Centers.
(III)(VI)(XVI) b) Locations
Neighborhood Centers are located along major roadways and are distributed within
Golden Gate Estates according to commercial demand estimates. (See Golden Gate
Estates Neighborhood Centers Map). The centers are designed to concentrate all
new commercial zoning, and conditional uses, as allowed in the Estates Zoning
District, in locations where traffic impacts can be readily accommodated and to avoid
strip and disorganized patterns of commercial and conditional use development.
Four Neighborhood Centers are established as follows:
(vi)(m)(xvipix) • Wilson Boulevard and Golden Gate Boulevard Center.
This center consists of three quadrants at the intersection of Wilson and Golden
Gate Boulevards (See Map 10). The NE and SE quadrants of the Center consist
of Tract 1 and 2, Unit 14, Tract 17, Unit 13 and the western half of Tract 18, Unit
13 Golden Gate Estates. The NE quadrant of Wilson and Golden Gate Boulevards
is approximately 8.45 acres. The parcels within the NE quadrant shall be
interconnected and share access to Golden Gate Boulevard and Wilson Boulevard
to minimize connections to these two major roadways. The SE quadrant of Wilson
and Golden Gate Boulevards is 7.15 acres, allows 5.00 acres of commercial
development, and allocates 2.15 acres to project buffering and right-of-way for
Golden Gate Boulevard and Wilson Boulevard. The SW quadrant of the Center is
approximately 4.86 acres in size and consists of Tract 125, Unit 12 of Golden Gate
Estates.
(V)(VI)MI) • Collier Boulevard and Pine Ridge Road Center.
The center at Collier Boulevard and Pine Ridge Road is located on both sides of
the intersection. Tracts 109-114, Unit 26, Golden Gate Estates are included in this
center as eligible for commercial development. (See Collier Boulevard/Pine Ridge
Road Center Map). The E112 of Tract 107, Unit 26 is also included within this
center but is only to be used for buffer, water management and open space.
(vlgxvl) • Everglades Boulevard and Golden Gate Boulevard Center.
This Center consists of all four quadrants at the intersection of Everglades and
Golden Gate Boulevards (See Golden Gate Boulevard/Everglades Boulevard
Center Map)_ The NE quadrant of the Center is approximately 5.46 acres in size
(XIX) = Plan Amendment by Ordinance No. 2011-29 on September 14, 2011
P4►A
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Golden Gate Area Master Plan as of ordinance No. 2017-23 adapted June 13, 2017
a. Commercial uses shall be limited to the following:
1. medical offices and clinics and professional offices, except surveyors; and,
2. medical related uses, such as a wellness center.
b. The ordinance rezoning this property to allow commercial uses shall include
the following requirements:
1. no less than sixty percent (60%) of the gross square footage shall be
designated for medical offices and clinics; and,
2. parking for the entire project shall be that required for medical office or clinic
use by the Land Development Code (Ordinance No. 04-41, as amended),
so as to allow 100 percent medical office use.
c. Parking lot lighting shall be restricted to bollards except as may be required to
comply with lighting standards in the Land Development Code (Ordinance No.
04-41, as amended) and other governing regulations.
d. The Neighborhood Center boundaries of this quadrant shall not be further
expanded-
(VI)(x) 3. Conditional Uses Subdistrict
Various types of conditional uses are permitted in the Estates zoning district within the Golden
Gate Estates area. In order to control the location and spacing of new conditional uses, one
of the following four sets of criteria shall be met:
(VI)WO a) Essential Services Conditional Use Provisions:
Those Essential Services Conditional Uses, as identified within Section 2.01.03 G. of
the Collier County Land Development Code, may be allowed anywhere within the
Estates Zoning District, except as prohibited in certain Neighborhood Centers, and are
defined as:
• electric or gas generating plants,
• effluent tanks,
• major re -pump stations,
• sewage treatment plants, including percolation ponds,
• hospitals and hospices,
• water aeration or treatment plants,
(XVI) . governmental facilities (except for those Permitted Uses identified in Section
2.01.03 of the Land Development Code),
• public water supply acquisition, withdrawal, or extraction facilities, and
• public safely service facilities, and other similar facilities.
(VI)(VIII) b) Golden Gate Parkway and Collier Boulevard Special Provisions:
(XVI) • Conditional uses shall not be permitted on those parcels immediately adjacent to
the west side of Collier Boulevard within the Estates Designated Area except
where the parcel is directly bounded by conditional uses on two (2) or more side
yards with no intervening rights -of -ways or waterways; and, except as provided in
subparagraph 2., below; and, except for essential services, as described in
paragraph a), above.
(XVI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008
Prof
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Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017
(xn)(w)(mil)
• Recognizing the existing residential nature of the land uses surrounding the 1-75
interchange at Golden Gate Parkway, there shall be no further conditional uses for
properties abutting Golden Gate Parkway, between Livingston Road and Santa
Barbara Boulevard, except as permitted within the Golden Gate Parkway
Institutional Subdistrict; except as provided in paragraph 3.b)3_, below; and, except
as provided in subparagraph 1., below; and, except for essential services, as
described in paragraph a), above.
(XVI) • Further, no properties abutting streets accessing Golden Gate Parkway, between
Livingston Road and Santa Barbara Boulevard, shall be approved for conditional
uses except as permitted within the Golden Gate Parkway Institutional
Subdistrict; and, except as provided in subparagraph 1., below; and, except for
essential services, as described in paragraph a), above. This provision shall not
be construed to affect the area described in Paragraph a), above.
(VIII)(m) 1. In consideration of the improvements associated with the interchange at
Interstate 75 and Golden Gate Parkway, the existing conditional use (church
and related facilities) located at the southeast corner of Golden Gate Parkway
and 661h Street S.W. may be expanded in acreage and intensity along the
south side of Golden Gate Parkway to the east of 661 Street S.W., but the
total project area shall not exceed approximately 9.22 acres (see Golden
Gate Parkway Interchange Conditional Uses Area Map).
2. The parcel located immediately south of the Commercial Western Estates Infill
Subdistrict, on the west side of Collier Boulevard, and at the southwest
quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard,
shall be eligible for a transitional conditional use designation.
(XXIII) 3. Conditional use for expansion of the existing educational and charitable social
organization (Naples Bridge Center) is allowed on the east 150 feet of Tract 75
and the west 150 feet of Tract 82, Unit 30, Golden Gate Estates. The maximum
building area permitted on the two parcels shall be limited to 15,000 square
feet. Use of Tract 82 shall be limited to parking, water management and open
space uses. See Conditional Uses Subdistrict Golden Gate Parkway Special
Provisions map.
(VI) c) Neighborhood Center Transitional Conditional Use Provisions:
Conditional uses shall be allowed immediately adjacent to designated Neighborhood
Centers subject to the following criteria:
1. Properties eligible for conditional uses shall abut the arterial or collector road
serving the Neighborhood Center,
2. Such uses shall be limited to transitional conditional uses that are compatible with
both residential and commercial such as churches, social or fraternal
organizations, childcare centers, schools, and group care facilities,
3. All conditional uses shall make provisions for shared parking arrangements with
adjoining developments whenever possible,
4. Conditional uses abutting Estates zoned property shall provide, at a minimum, a
75-foot buffer of native vegetation in which no parking or water management uses
are permitted,
(XXIII) = Plan Amendment by Ordinance No. 2016-12 on May 10, 2016
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P' Carroll & Carroll
Real Estate Appraisers & Consultants
Timothy W. Sunyog, MAI
CERTGEN RZ3288
PROFESSIONAL RECOGNITION
State -Certified General Real Estate Appraiser RZ3288
Earned 12-15-08
MAI Designation Appraisal Institute
Earned 06-24-15
PROFESSIONAL EXPERIENCE
Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL — Principal/Full Time Commercial Real Estate Appraiser,
January 2018 - Present
Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser,
August 2005 -August 2006 & July 2007— December 2017
Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 - June 2007
UBS Financial Services Inc., Orlando, FL., Investments intern, Fall 2003
Florida Real Estate Sales Associate - February 2014 — Present
EDUCATION
RDlllns College, Bachelor of Arts — Economics - May 2004
Argus Valuation — DCF Training, February 2012
Continuing Education —Tim Sunyog has met the continuing education requirements of the State of Florida and the
Appraisal Institute
PROFESSIONAL ASSOCIATIONS
Appraisal Institute — Florida Gulf Coast Chapter (Secretary)
Appraisal Institute — Leadership Development & Advisory Council (LDAC)
Naples Area Board of Realtors
CIVIC INVOLVEMENT
Education Foundation — Connect Now Initiative
Relay for Life
Naples Junior Chamber
PRACTICE INCLUDES ASSIGNMENTS INVOLVING
Vacant Land
Multifamily Properties
Office Buildings
Subdivisions
Ad Valorem Tax Analysis
Agricultural Properties
Commercial Condos
Retail Centers
Buy/Sell Decisions
Litigation
Churches
Industrial Buildings
Restaurants
Self -Storage Facilities
Estate Settlement
Carroll 8& Carroll 96
5507A Revort Addenda
RICK SCOTT, GOVERNOR JONATHAN 7ACHFM, SECRETARY
dbplr
STATE OF FLORIDA
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
SUNYOG, TIMOTHY WILLIAM
a
2805 HORSESHOE DRIVE SOUTH
SUITE 1004a`:_i�
NAPLES FL 34104
LICENSE NUMBER: RZ3288
EXPIRATION DATE: NOVEMBER 30, 2020
Always verify licenses online at MyFloridaLicense.com
Do not alter this document in any form.
This is your license. It is unlawful for anyone other than the licensee to use this document.
Carroll & Carroll 97