Agenda 04/14/2026 Item #16B2 (Agreement for the purchase of a pond site required for the Wilson Boulevard, Project #60229)4/14/2026
Item # 16.B.2
ID# 2026-554
Executive Summary
Recommendation to approve an Agreement for the purchase of a pond site (Parcel 315POND) required for the Wilson
Boulevard (Golden Gate Boulevard to Immokalee Road) Project (Project No. 60229). (Estimated Fiscal Impact:
$238,594)
OBJECTIVE: To acquire a pond site needed for the Wilson Boulevard (Golden Gate Boulevard to Immokalee Road)
Project (the “Project”), which will expand Wilson Boulevard to four lanes; provide sidewalks; a shared use pathway;
bike lanes; drainage; and related improvements.
CONSIDERATIONS: Collier County is seeking to purchase a parcel (Parcel 315POND) for a pond site needed for the
Project. The attached Technical Memorandum (abbreviated), dated April 24, 2024, prepared by Bill Gramer, P.E. of
Jacobs Engineering Group, confirms the suitability and need for this parcel as a future pond site. The unimproved tract,
owned by Filiberto Macias, Jr. and Nancy Macias, is located on the west side of Wilson Boulevard and south of 12th
Avenue NW. The parcel is 2.34 acres in extent and rectangular in shape.
The attached appraisal report, prepared by RKL Appraisal and Consulting, PLC, dated June 25, 2025, estimates the total
compensation for the parcel at $210,700. Collier County staff has negotiated a proposed purchase price of $230,000,
plus statutory attorney fees in the amount of $6,369. If this parcel is not acquired by negotiation, it will have to be
condemned. Should condemnation become necessary, the County will be required to pay additional attorney fees and
expert witness fees according to sections 73.091 and 73.092, Florida Statutes, plus other expenses related to
condemnation. Moreover, the availability of undeveloped properties along the Project corridor is limited, and as they
undergo development, that availability decreases. Staff accordingly recommends that the Board of County
Commissioners approve the Agreement, as a better result is not expected if Parcel 315POND is condemned.
This item is consistent with the Collier County strategic plan objective to design and maintain an effective transportation
system to reduce traffic congestion and improve the mobility of our residents and visitors
FISCAL IMPACT: Funds in the amount of $238,594 will be required, being the negotiated compensation amount of
$230,000, statutory attorney fees of $6,369, and estimated miscellaneous closing and recording fees not to exceed
$2,225. The funding source for the acquisition of right of way is through Road Impact Fee District Fund (3094) in the
Wilson Blvd Project (60229). No maintenance costs are anticipated until such time as the Project is constructed.
GROWTH MANAGEMENT IMPACT: The recommendation is consistent with the Long-Range Transportation Plan
and Objective 1 of the Transportation Element of the Collier County Growth Management Plan to maintain the major
roadway system at an acceptable Level of Service.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a majority vote for
Board approval. - SAA
RECOMMENDATION(S):
1. Approve the attached Agreement and authorize the Chair to execute the same on behalf of the Board;
2. Accept the conveyance of Parcel 315POND and authorize the County Manager, or her designee, to record the
conveyance instrument in the public records of Collier County, Florida;
3. Authorize the payment of all costs and expenses that Collier County is required to pay under the terms of the
Agreement to close the transaction; and
4. Authorize the County Manager or her designee to take the necessary measures to ensure the County’s
performance in accordance with the terms and conditions of the Agreement.
PREPARED BY: Ronald Thomas, Property Acquisition Specialist II, Right of Way Acquisition, Operations and
Page 651 of 3203
4/14/2026
Item # 16.B.2
ID# 2026-554
Performance Management Division.
ATTACHMENTS:
1. Agreement 315POND
2. Appraisal - 315POND
3. Aerial - Parcel 315POND
4. Technical Memorandum (abbreviated)
Page 652 of 3203
PROJECT: 60229 - \flilson Blvd. (GG Blvd - lmmok Rd) \A/idening
PARCEL: 31SPONDFOLIO: 37549320007
PURCHASE AND SALE AGREEMENT
(vacant land)
-.^ THIS PURCHASE AND SALE AGREEMENT ("Agreement") is entered into this 10ff O"y ofTU!*AU,-, 2026, by and between FtLtBERTo MActAS, JR., ano ieNcv IuActAs, husba-rxt ano wire,
whose mailing address is 6861 Livingston Woods Lane, Naples, FL 34120 (collectively, "Selle/'), and
COLLIER COUNTY, a political subdivision of the State of Florida, whose mailing address is 3299 Tamiami
Trail East, c/o County Attorney's Offtce, Suite 800, Naptes, FL 341'12 (the "County").
Recitals:
A. Seller owns certain real property in Collier County, Florida, consisting of vacant land, legally
described as follows (the "Property"): South 150'of Tract 131, GOLDEN GATE ESTATES, Unit 19, according
to the plat thereof, recorded in Plat Book 7, Page 77 and 78, of the Public Records of Collier County, Florida.
B. The County desires to purchase the Property from Seller, and Seller desires to sell the Property
to the County.
NOW THEREFORE, the parties agree as follows:
1. AGREEIIIENT TO SELL AND PURGHASE. Seller hereby agrees to sell, and the County hereby
agrees to purchase the Propefi on the terms and conditions set forth in this Agreement.
2. COMPENSATION.
A. Amount. The compensation payable by the County for the Property shall be $230,000, subject
to prorations, apportionments, and distribution of sales proceeds provided for in this Agreement, together with
statutory attorney fees in the amount of $6,369 payable to Bass Law Office. No portion of the compensation
is attributable to personal property.
B. Full Compensation. The payment of the net sales proceeds to Seller, payable by County check
at Closing (defined below), shall be (i) fult compensation for the Propefi, including, without limitation, all
improvements located on the Proper$ as of the date of this Agreement; and (ii) full and final settlement of all
other damages and expenses suffered or incurred by Seller in connection with Seller's conveyance of the
Property to the County, whether foreseen or unforeseen, including, without limitation, and to the extent
applicable, attorneys' fees, expert witness fees and costs as provided for in Chapter 73, Florida Statutes.
3. CLOSING DATE: POSSESSION.
A. Closinq Date. Seller's conveyance of the Property to the County (the "Closing") shall occur
within 30 days of the County's receipt of all properly executed Closing Documents (defined below). TIME lS
OF THE ESSENCE. The Closing shall take place at the offices of the County's Transportation Engineering
Division, 2885 Horseshoe Drive South, Naples, Florida 341M.
B. No Adverse Chanqes: Risk of Loss. The County's obligation to close shall be contingent upon
the County having determined that, between the date that the County completes its due diligence investigations
and inspections under this Agreement and the Closing, there shall have been no adverse changes in the title,
physical condition of the Property, or other matters previously approved by the County. Between the date of
the parties' execution of this Agreement and the Closing, risk of loss shall be borne by Seller. lf the Property
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is damaged prior to Closing, excluding damage caused by the County, Seller shall repair and restore the
Property at Seller's expense.
C. Possession. Seller shall remove Seller's personal property, vacate, and surrender possession
of the Property to the County at Closing. Seller, at its sole expense, and to the extent applicable, shall pay all
utility expenses (e.9., electricity, gas, water, sewer, phone, internet, cable), maintenance and repair expenses,
cost of pest control, landscaping, security, and other routine services, and all other expenses associated with
the Property that accrue through the date of Closing. Seller shall leave the Property free of all personal property
and debris and in substantially the same condition as exists on the date of Seller's execution of this Agreement.
The County shall have the right to inspect the Property prior to Closing.
4. CLOSING DOCUMENTS. As soon after the parties' execution of this Agreement as is possible,
Seller shall (i) provide the County with a copy of Seller's property survey and title insurance policy for the
Property, if any, and (ii) deliver the following documents to the County, properly executed and in a form
approved by the Collier County Attorney's Office (the "Closing Documents"):
(a) Warranty Deed;(b) Closing Statement;(c) Affidavit of Title;(d) Form W-9 (Request for Taxpayer ldentification Number and Certification);(e) Evidence of legal authority and capacity of the individual executing this Agreement on behalf of
Seller to execute and deliver this Agreement and the Closing Documents;(0 A Satisfaction, Release, or Termination from the holder of each mortgage or other lien open of
record encumbering the Property;(g) Evidence of termination of any leases or rental agreements that encumber the Property;(h) A termination or vacation of any existing easement that encumbers the Property, if required by
the County; and(i) Such other documents as the County or title company deems necessary or appropriate to clear
title to the Property.
Following the Closing, Seller shall execute any and all additional documents as may be requested by the
County or title company to correct clerical errors, clear title, or othenrrise carry out the intent of the parties.
5 CLOSING COSTS AND DEDUCTIONS.
A. Countv's Closing Costs. At Closing, the County shall pay (i) the recording fees to record the
conveyance instrument(s) and any curative instruments required to clear title; and (ii) the cost of an owner's
policy of title insurance if the County elects to obtain one. Additionally, the County may elect to pay reasonable
costs incurred and/or processing fees required by mortgagees or other lien holders in connection with the
delivery of properly executed Satisfaction, Releases, or Terminations of any liens open of record encumbering
the Property. The County shall have sole discretion as to what constitutes "reasonable costs and/or processing
fees."
B. Seller's Closinq Costs. At Closing, Seller shall pay (i) all state documentary stamp taxes
required on the conveyance instrument(s) in accordance with Section 201.01, Florida Statutes, unless the
Property is acquired under the threat of condemnation, in which case the conveyance is exempt from state
documentary stamp taxes; (ii) the cost of discharging any outstanding mortgages and other indebtedness
secured by a lien on the Property; (iii) all taxes and assessments that are due and payable; and (iv) the full
amount of condominium/homeowner association special assessments and governmentally imposed liens or
special assessments (other than CDD/MSTU assessments) which are a lien or a special assessment that is
certain as to the identity of the lienor or assessor, the property subject to the lien or special assessment, and
the amount of the lien or special assessment. lf the Property is located within a Community Development
District ("CDD") or Municipal Service or Benefit Taxing Unit ("MSTU"), the County shall assume any
outstanding capital balance.
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C. Prorations. The followin g items shall be prorated as of the date of Closing, with the County
entitled to the date of Closing: (i) ad valorem and non-ad valorem taxes based upon the most current
assessment available, without discount, provided that if the current year's tax bill is not yet available, but a
TRIM Notice has been issued, the ad-valorem taxes shall be prorated based upon the amount set forth therein'
(ii) condominium/homeowner association assessments (other than those required to be paid in full undei
subparagraph B of this paragraph), and (iii) CDD/MSTU operating and maintenance assessments.
6. INSPECTIONS
A. lnspections. Followin g the date of the parties' execution of this Agreement, the County shall
have the right, at its sole cost and expense, to conduct whatever investigations and inspections of the Property
that it deems appropriate, including, without limitation, a title examination, property survey, appraisal,
environmental assessments, engineering studies, soil borings, determination of compliance of the Property
with applicable laws, and the like. Seller shall provide the County with reasonable access to the Property to
conduct on-site inspections. The County shall promptly repair any damage to the Property caused by such
on-site inspections.
B. Countv's Riqht to Terminate. Notwithstanding anything in this Agreement to the contrary, the
County's obligations under this Agreement to acquire the Property are contingent upon the County's
satisfaction with the Property, including, without limitation, as revealed by the County's investigations and
inspections as set forth herein. lf, prior to the Closing, the County identifies any objectionable matters and
determines that such objections cannot be resolved to the County's satisfaction through reasonable diligence,
within a reasonable period of time, and at a reasonable cost, all as determined by the County in its sole
discretion, the County shall have the right to terminate this Agreement by written notice to Seller, whereupon
neither party shall thereafter have any rights or obligations under this Agreement. The County may, but shall
not be required to, provide Seller with an opportunity to rectify such objections.
7. SELLER'S REPRESENTATIONS AND WARRANTIES. SeIIeT makes the following
representations and warranties on the date of Seller's execution of this Agreement, and shall be deemed to
have repeated same at Closing:
(a) Seller is the sole owner of fee simple title to the Property and has full right, power, and authority
to own and operate the Property, to execute this Agreement, and to fulfill Seller's obligations
under this Agreement and the Closing Documents.
(b) No tenant or other party has any right or option to acquire the Property or to occupy the Property,
or, if applicable, Seller shall disclose same to the County in the applicable Closing Documents.
(c) Seller's title to the Property is free and clear of all mortgages and other liens and encumbrances,
except as may be disclosed in the title commitment, title report, or attorney title opinion obtained
or to be obtained prior to the Closing.
(d) Between the date of Seller's execution of this Agreement and the Closing, Seller shall not do
anything to encumber the title to the Property, or convey the Property to a third party, or grant
to any third party any rights of any kind with respect to the Property, or do anything to change
or permit to be changed the physical condition of the Property, without in each instance obtaining
the County's prior written consent, which may be granted or withheld in the County's sole
discretion.
(e) No maintenance, construction, advertising, management, leasing, employment, service, or other
contracts affecting the Property shall remain in effect following the Closing.
(0 There are no governmental proceedings or investigations of any kind, formal or informal, civil or
criminal, pending or threatened, that may affect the Property or adversely affect Seller's ability
to perform Seller's obligations under this Agreement.
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(g) The Property is in compliance with all federal, state and local laws, including, without limitation,
environmental laws; no unsafe levels of radon, mold, lead, or other pollutants or hazardous
substances have been used, generated, stored, treated, or removed from the Property, nor is
there any lawsuit, proceeding, or investigation regarding same; the Property has never been
used as a landfill, and there are no underground storage tanks on the Property; there has been
no spill, contamination, or violation of environmental laws pertaining to any contiguous property;
and Seller has not received notice and othenvise has no knowledge of any existing or threatened
environmental lien against the Property.
(h) Seller has not utilized a real estate broker or agent in connection with Seller's sale of the Property
to the County and no realestate sales commission is due.
(i) None of the improvements located on the Property, if any, encroach upon adjoining properties,
and no improvements located on adjoining properties encroach upon the Property.
8. DEFAULT: REMEDIES. lf either party fails to perform any of its obligations under this Agreement
and fails to cure such failure within 15 days after receiving written notice thereof from the non-defaulting party,
the non-defaulting party shall have the right to terminate this Agreement by giving written notice of termination
to the defaulting party; without limitation of any other rights and remedies available to the non-defaulting party
at law or in equity, including, without limitation, the right to seek specific performance, and to recover damages,
including attorney fees and court costs, in connection with such default; all rights and remedies being
cumulative.
9. INDEMNIFICATION: WAIVER OF CLAIMS. Seller shall indemn ify, defend, and hold the County
harmless from and against all claims and actions asserted against the County, and all damages, losses,
liability, penalties, fines, costs and expenses, including, without limitation, attorney fees and court costs,
suffered or incurred by the County, arising from (i) Seller's representations and warranties in this Agreement
or in any of the Closing Documents if untrue; or (ii) Seller's failure to perform any of Seller's obligations under
this Agreement, irrespective of whether the County delivers a written notice of default to Seller; or (iii) injuries,
accidents or other incidents occurring on the Property prior to Closing.
10.OTICES All notices given by either party to the other under this Agreement shall be in writing
and shall be personally delivered, or delivered by a traceable courier, or mailed by U.S. certified mail, to the
parties at their respective addresses set forth in the introductory paragraph of this Agreement, or such other
address as may be specified by either party from time to time by written notice to the other party. Notices shall
be deemed given on the date of receipt if personally delivered, or delivered by courier, or 3 days after mailing.
11. GENERAL PROVISIONS
A. Successors and Assiqns. This Agreement shall inure to the benefit of and be binding upon the
parties and their respective heirs, executors, personal representatives, successors and permitted assigns.
B. Assiqnment. The parties shall not assign any rights or obligations under this Agreement to a
third party without the prior written consent of the other party.
C. Entire Aqreement. This Agreement constitutes the entire agreement of the parties as pertains
to the subject matter hereof, and there are no prior or contemporaneous written or oral agreements,
undertakings, promises, warranties, or covenants not contained herein.
D. Amendments. All amendments to this Agreement must be in writing and signed by both parties
E. Time Periods. lf any deadline or expiration of any time period provided for hereunder falls on a
Saturday, Sunday or legal holiday, such deadline or expiration shall be extended to the following business day.
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F. Survival. All provisions of this Agreement that are not, or by their nature cannot be, performed
prior to the Closing, including, without limitation, Seller's representations, warranties, indemnity obligations,
shall survive the Closing.
G. Severabilitv. lf any provision of this Agreement is determined to be legally invalid or
unenforceable, such provision shall be severed from this Agreement, and the remaining provisions of this
Agreement shall remain in fullforce and effect.
H. No Waiver. No party shall be deemed to have waived its right to enforce any specific provision
of this Agreement unless such waiver is in writing, Any such written waiver shall be applicable only to the
specific instance to which it relates and shall not be construed as a continuing waiver as to future instances or
as a waiver of any other provision.
l. Governinq Law, Venue. This Agreement shall be governed and construed in accordance with
the laws of the State of Florida. All disputes arising under this Agreement shall be brought solely in the courts
in Collier County, Florida, and the parties hereby agree to said venue.
lN WTNESS WHEREOF, the parties have executed this Agreement on the dates indicated below,
effective as of the date this Agreement is executed by the County.
9219.Pbr{a o 2026 SELLER:
FILIBERTO MAGIAS, JR.
Date:_,2026 COUNTY: COLLIER
ATTEST:
CRYSTAL K. KINZEL, Clerk of the
Circuit Court & Comptroller
Deputy Clerk
to legality
KAR, ESQ
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By
DAN KOWAL, Chairperson
5
LY
County Attorney
Page 657 of 3203
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
REAL ESTATE APPRAISAL REPORT
WILSON BOULEVARD WIDENING, PROJECT NO. 60229
Residential
Parcel No. 315 POND
Wilson Boulevard N.
Naples, Collier County, Florida, 34120
PREPARED FOR:
Ms. Lisa Barfield
Review Appraiser I
Collier County Transportation Engineering Division, Right of Way Acquisition
2885 South Horseshoe Drive, Suite 103
Naples, FL 34104
EFFECTIVE DATE OF THE APPRAISAL:
May 17, 2025
DATE OF THE REPORT:
June 25, 2025
REPORT FORMAT:
Appraisal Report
PREPARED BY:
RKL Appraisal and Consulting, PLC
RKL File Number: 2025-128 (Parcel No. 315 POND)
Page 658 of 3203
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
June 25, 2025
Ms. Lisa Barfield
Collier County Transportation Engineering Division, Right of Way Acquisition
2885 South Horseshoe Drive, Suite 103
Naples, FL 34104
Re: Real Estate Appraisal
Wilson Boulevard Widening, Project No. 60229
Wilson Boulevard N., Naples,
Collier County, Florida, 34120
RKL File Number: 2025-128 (Parcel No. 315 POND)
Dear Ms. Barfield:
At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying
appraisal for the above referenced property. The purpose of the appraisal is to estimate
the market value of the fee simple interest in the subject property. The intended users for
the assignment are Collier County Transportation Engineering Division, Right of Way
Acquisition. The intended use of the appraisal is as a basis of value for determining full
compensation to the property owner. We use the appraisal report option of Standards
Rule 2-2 of USPAP to report the assignment results.
Please reference the appraisal scope section of this report for important information
regarding the scope of research and analysis for this appraisal, including property
identification, inspection, highest and best use analysis, and valuation methodology.
The accompanying appraisal conforms with the Uniform Standards of Professional
Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of
Professional Appraisal Practice of the Appraisal Institute.
The subject is a vacant parcel of land containing a total of 2.34 acres, or 102,000 square
feet. Low density residential uses with limited agricultural uses are permitted under the
present Estates (E) zoning designation.
Page 659 of 3203
Ms. Lisa Barfield
Collier County Transportation Engineering Division, Right of Way Acquisition
June 25, 2025
Page 2
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
Based on the appraisal described in the accompanying report, subject to the Limiting
Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions
(if any), I have made the following value conclusion(s):
VALUE CONCLUSIONS
Appraisal Premise Interest Appraised Date of Value Value Conclusion
Market Value, As Is Fee Simple May 17, 2025 $210,700
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Respectfully submitted,
RKL APPRAISAL AND CONSULTING, PLC
Rachel M. Zucchi, MAI, CCIM
Florida State-Certified General Real Estate Appraiser RZ2984
rzucchi@rklac.com; Phone 239-596-0801
Page 660 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 TABLE OF CONTENTS
TABLE OF CONTENTS
Summary of Important Facts and Conclusions ................................................................. 1
Introduction Information ................................................................................................. 2
Subject Identification ................................................................................................... 2
Current Ownership and Property History ..................................................................... 2
Appraisal Scope........................................................................................................... 2
Client, Intended User, and Intended Use ...................................................................... 3
Definition of Market Value .......................................................................................... 3
Definition of Just Compensation .................................................................................. 3
Definition of Property Rights Appraised ...................................................................... 3
Purpose of Appraisal, Property Rights Appraised, and Dates ....................................... 3
Scope of Work............................................................................................................. 4
Market Area Analysis .................................................................................................. 5
Property Description and Analysis ................................................................................. 10
Site Analysis ............................................................................................................. 10
Real Estate Taxes and Assessments ........................................................................... 17
Highest and Best Use ................................................................................................. 18
Valuation Methodology ................................................................................................. 20
Analyses Applied ...................................................................................................... 21
Sales Comparison Approach ...................................................................................... 22
Reconciliation ........................................................................................................... 29
Final Value Conclusion ............................................................................................. 29
Certification .................................................................................................................. 30
Assumptions and Limiting Conditions ........................................................................... 32
Addenda
Appraiser Qualifications ................................................................................ Addendum A
Property Information ..................................................................................... Addendum B
Comparable Data .......................................................................................... Addendum C
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WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
Page 1
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
GENERAL
Subject:
Wilson Boulevard Widening, Project No. 60229
Wilson Boulevard N., Naples,
Collier County, Florida, 34120
Owner: Filiberto Macias, Jr. and Nancy Macias
Legal Description: The South 150 feet of Tract 131, Golden Gate Estates, Unit No.
19, according to the plat thereof, as recorded in Plat Book 7,
Pages 77 and 78 of the Public Records of Collier County,
Florida.
Tax Identification: 37549320007
Intended Use: The intended use is as a basis of value for determining full
compensation to the property owner.
Intended User(s): Collier County Transportation Engineering Division, Right of
Way Acquisition
PROPERTY
Land Area: Total: 2.34 acres; 102,000 square feet
Flood Zone: Zone AH
Encumbrance / Easements: The subject is encumbered by a 50-foot-wide road right-of-way
easement along the eastern property line bordering the property's
frontage to Wilson Boulevard as well as a 45-foot-wide
perpetual, nonexclusive, road right-of-way, drainage, and utilities
easement along the western border of the 50-foot-wide right-of-
way. We are not aware of any other easement, restrictions, or
encumbrances that would adversely affect value. However, a
current title report was not provided for the purpose of this
appraisal.
Zoning: E - Estates
Highest and Best Use
As Vacant
Single-family residential development
Exposure Time 6-12 months
Marketing Period 6-12 months
VALUE INDICATIONS
Value Range of Comparables: $77,164 to $100,300 per acre
Reconciled Value(s): As Is
Value Conclusion(s) $210,700
Effective Date(s) May 17, 2025
Property Rights Fee Simple
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Page 662 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 INTRODUCTION INFORMATION
Page 2
INTRODUCTION INFORMATION
SUBJECT IDENTIFICATION
Subject:
Wilson Boulevard Widening, Project No. 60229
Wilson Boulevard N., Naples,
Collier County, Florida, 34120
Legal Description: The South 150 feet of Tract 131, Golden Gate Estates,
Unit No. 19, according to the plat thereof, as recorded in
Plat Book 7, Pages 77 and 78 of the Public Records of
Collier County, Florida.
Tax Identification: 37549320007
The subject is a vacant parcel of land containing a total of 2.34 acres, or 102,000 square
feet. Low density residential uses with limited agricultural uses are permitted under the
present Estates (E) zoning designation.
CURRENT OWNERSHIP AND PROPERTY HISTORY
Owner
The owner of the property is Filiberto Macias, Jr. and Nancy Macias.
Sale History
According to public records, the subject has not sold in the last three years.
Current Listing/Contract(s):
The subject is not currently listed for sale, or under contract.
To the best of our knowledge, no other sale or transfer of ownership has occurred within
the past three years, and as of the effective date of this appraisal, the property is not
subject to an agreement of sale or option to buy, nor is it listed for sale.
APPRAISAL SCOPE
According to the Uniform Standards of Professional Appraisal Practice, it is the
appraiser’s responsibility to develop and report a scope of work that r esults in credible
results that are appropriate for the appraisal problem and intended user(s). Therefore, the
appraiser must identify and consider:
● the client and any other intended users;
● the intended use of the appraiser’s opinions and conclusions;
● the type and definition of value;
● the effective date of the appraiser’s opinions and conclusions;
● subject of the assignment and its relevant characteristics
● assignment conditions
Page 663 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 INTRODUCTION INFORMATION
Page 3
● the expectations of parties who are regularly intended users for similar
assignments; and
● what an appraiser’s peer’s actions would be in performing the same or a similar
assignment.
CLIENT, INTENDED USER, AND INTENDED USE
The client and the intended user of the appraisal are Collier County Transportation
Engineering Division, Right of Way Acquisition. The intended use is as a basis of value
for determining full compensation to the property owner. The appraisal is not intended
for any other use or user.
DEFINITION OF MARKET VALUE
The following market value definition is found in Florida case law, (Florida State Road
Dept. v. Stack, 231 So.2d 859 Fla., 1st DCA 1969).
“Value, as used in eminent domain statute, ordinarily means amount which would be
paid for property on assessing date to willing seller not compelled to sell, by willing
purchaser, not compelled to purchase, taking into consideration all uses to which
property is adapted and might reasonably be applied.”
DEFINITION OF JUST COMPENSATION
Just Compensation is defined by The Dictionary of Real Estate Appraisal, 7th ed.
(Chicago: Appraisal Institute, 2022) as:
“In condemnation, the amount of loss for which a property owner is compensated
when his or her property is taken. Just compensation should put the owner in as good a
position pecuniarily as he or she would be if the property had not been taken.
DEFINITION OF PROPERTY RIGHTS APPRAISED
Fee simple estate is defined as an: “Absolute ownership unencumbered by any other
interest or estate, subject only to the limitations imposed by the governmental powers of
taxation, eminent domain, police power, and escheat.” (Source: The Dictionary of Real
Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022)
PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES
The purpose of the appraisal is to estimate the market value of the fee simple interest in
the subject property. The effective date of the subject appraisal is May 17, 2025. The date
of inspection was May 17, 2025. The date of the report is June 25, 2025.
Page 664 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 INTRODUCTION INFORMATION
Page 4
SCOPE OF WORK
The problem to be solved is to estimate the market value of the fee simple interest in the
subject property.
SCOPE OF WORK
Report Type: This is an Appraisal Report as defined by Uniform
Standards of Professional Appraisal Practice under
Standards Rule 2-2(a). This format provides a summary or
description of the appraisal process, subject and market
data and valuation analyses.
Property Identification: The subject has been identified by the legal description and
the assessors' parcel number.
Inspection: A limited on-site inspection was made by Rachel M. Zucchi
on May 17, 2025.
Market Area and Analysis of
Market Conditions:
A complete analysis of market conditions has been made.
The appraiser maintains and has access to comprehensive
databases for this market area and has reviewed the market
for sales and listings relevant to this analysis.
Highest and Best Use Analysis:
A complete as vacant highest and best use analysis for the
subject has been made. Physically possible, legally
permissible, and financially feasible uses were considered,
and the maximally productive use was concluded.
Valuation Analyses
Cost Approach:
A cost approach was not applied as the subject tract is
vacant land.
Sales Comparison Approach:
A sales approach was applied as typically this is the most
appropriate approach for the valuation of vacant land. This
approach is applicable to the subject because there is an
active market for similar properties and sufficient sales data
is available for analysis.
Income Approach:
An income approach was not applied as the subject is not
likely to generate rental income as vacant land.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Comments
The individual sections of the report detail the additional research, confirmation, and
analysis of relevant data.
Page 665 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 MARKET AREA ANALYSIS
Page 5
MARKET AREA ANALYSIS
Boundaries
The subject is located in the north central part of Collier County in the northwestern
portion of the Collier County Rural Estates Planning Community.
This surrounding area is generally delineated as follows:
North Immokalee and Oil Well Roads
South Interstate 75 (Alligator Alley)
East Desoto Blvd.
West Generally County Road 951
The subject is located in Golden Gate Estates which generally consists of single family
homes on acreage parcels.
Market Area Access and Linkages
Primary access to the area is provided by Interstate 75 (I -75), a major arterial that runs
east to Fort Lauderdale and north through Tampa, Florida; I-75 terminates to the north at
the US/Canadian Border in Sault Ste. Marie, Michigan. Further access to the area from
Interstate75 is by:
• State Road 29 (I-75 exit 80) at Miles City.
• County Highway 846 (Immokalee Road, I-75 exit 111).
• Golden Gate Boulevard
Overall, vehicular access is average.
Collier Boulevard extends from Immokalee Road to the north and Marco Island to the
south. Golden Gate Boulevard West intersects with Collier Boulevard between
Vanderbilt Beach Road and Pine Ridge Road. Golden Gate Boulevard West becomes
Golden Gate Boulevard East, east of the Wilson Boulevard N. Wilson Boulevard N and
Everglades Boulevard N provide access to Immokalee Road from the market area.
Desoto Boulevard N provides access to Randall Blvd and Oil Well Rd, both of which
connect to Immokalee Road.
The Southwest Florida International Airport (RSW) is located about 25+/- miles from the
market area; travel time is about 35 to 45 minutes, depending on traffic conditions. The
Naples Municipal Airport (APF) is approximately 15+/- miles and 30 to 40 minutes
southwest. Downtown Naples is approximately 20+/- miles from the market area and 30
to 40 minutes southwest.
Page 666 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 MARKET AREA ANALYSIS
Page 6
Major Employers
Major employers in the area include the new NCH Healthcare Northeast located at the
northeast quadrant of Immokalee Road and Collier Blvd (CR 951). The freestanding
Emergency Room opened in late 2015 and is the first free standing ER facility in Collier
County. The two-story building has 19 private patient care room with 75 full-time
employees. The complex includes a small rehabilitation center on the ground floor with a
separate entrance from the emergency room and the second floor has physician offices.
Other employers include the Heritage Bay Government Center, immediately north of
NCH Northeast, commercial development within Founders Square, a 55-acre mixed-use
development located on the southeast corner of Immokalee Road and Collier Boulevard,
and commercial development at Randall Boulevard and Immokalee Road.
Demographics / Demand Generators
The following table shows the historical, current and projected population, households,
housing, and income demographics for the immediate market area defined as a 3 mile
radius of the market area. The table was developed using data from STDBOnline.com.
Development Activity and Trends
The Davis Group, a commercial developer based in Atlanta, commenced development on
The Randall at Orangetree, mixed used planned development approved with up to 400
residential units and 150,000 square feet of commercial space at the northeastern corner
Page 667 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 MARKET AREA ANALYSIS
Page 7
of Immokalee Road and Fourth Street N.E., Randall Curve area in mid 2022. The
development will include an Aldi grocery store, Ace Hardware, NCH Healthcare, Self
Storage, McDonalds, AutoZone, Brickyard Car Wash, and 7-Eleven. McDonalds and 7-
Eleven opened in 2024.
Barron Collier Companies and Metro Development Group developed Founders Square, a
55-acre mixed-use development located on the southeast corner of Immokalee Road and
Collier Boulevard 2021. The development is anchored by The Pointe, a collection of 10
separate restaurants and other retail tenants. It also includes a 400-unit Class A apartment
community, known as The Haldeman; Physicians Regional Medical Group; and
StorQuest Self Storage.
A new Collier County government center located along the east side of Collier Blvd
within the northeast corner of Immokalee Road and Collier Blvd opened in early 2022.
The first phase of the Heritage Bay Government Center includes a 22,750 square foot
government services building on 7.7 acres the county owns immediately north of NCH
Northeast. The county tax collector’s office has the largest space in the one-story
building, but satellite offices also will be provided for the property appraiser, supervisor
of elections and select services of the clerk of courts.
As discussed, the new NCH Healthcare Northeast located at the northeast quadrant of
Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the first free
standing ER facility in Collier County. The two-story building consists of approximately
41,500± square feet.
Watercrest Naples Assisted Living and Memory Care, a new 128-unit luxury senior
living community opened in 2019 on the north side of Immokalee Road east of Collier
Boulevard.
A 46,000 square foot Publix opened in March 2017 at the corner of Immokalee Road and
Randall Boulevard. The Neighborhood Shoppes at Orangetree development includes a
CVS pharmacy, Publix Liquors store, China Palace restaurant, and Diamond Nails salon.
Florida-based WMG Development broke ground in 2024 on The Shoppes at Orange
Blossom, a mixed-use development on Oil Well Road just east of Palmetto Ridge High
School. The center will be anchored by a 52,000± square foot Publix supermarket and is
projected to open in late 2025. Adjacent to Publix, is the Emblem at Orange Blossom, a
384-unit apartment development by Quarterra Multifamily, a spinoff of Lennar Corp. The
apartments are projected to be completed by mid 2026.
Residential growth continues to shift east with Ave Maria the top-selling single-family
residential community in Collier County. The Immokalee Road corridor between Naples
and Ave Maria is projected to see thousands of new homes developed in the next few
years.
Page 668 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 MARKET AREA ANALYSIS
Page 8
Outlook and Conclusions
As with the overall Collier County market, the long term economic outlook for Rural
Estates is positive. Total population is projected to increase slightly over the next five
years and begin a more normalized pattern thereafter.
Prior to the coronavirus pandemic, the residential market had stabilized after several
years of an expansion period, with sustained growth in demand and increasing
construction. Since the coronavirus pandemic, residential demand increased significantly
with record sales in 2020 and continued high demand but limited inventory in 2021 and
2022. Inventory increased in 2023 and 2024 as demand declined due to continued
increases in interest rates. Pricing has generally stabilized and is projected to remain
fairly stable through 2025.
Page 669 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229
Page 9
Market Area Map
Page 670 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
Page 10
PROPERTY DESCRIPTION AND ANALYSIS
SITE ANALYSIS
The following description is based on our property inspection and public records.
SITE
Location: The subject is located on the west side of Wilson Boulevard N.
approximately 230 feet north of the proposed signalized intersection
of Vanderbilt Beach Road Extension and Wilson Boulevard N. in
Golden Gate Estates.
Current Use of the Property: Vacant Estates (E) zoned land.
Shape: The site is roughly rectangular.
Road Frontage/Access:
The subject property has average access with frontage as follows:
• Wilson Boulevard: 150 feet
The site has an average depth of 680 feet. It is not a corner lot.
Visibility: Average
Topography: According to a Wilson Boulevard Widening Habitat Classification
Survey dated April 16, 2025, while at least a portion of the habitat
was historically a wetland, there were no apparent signs of
hydrology or hydric soil indicators at time of field review that are
needed for the area to be considered a jurisdictional wetland in
accordance with Chapter 62-340, F.A.C. The site is dominated by
cabbage palm and slash pine, which along with the lack of hydrology
and hydric soil indicators, should result in the area being designated
as a transitional upland community.
Soil Conditions: According to the Wilson Boulevard Widening Corridor Study Soils
Map dated December 2021, the subject has Boca fine sand-Urban
land complex and Riviera fine sand, limestone substratum.
Utilities:
Electricity: FP&L
Sewer: Septic required
Water: Well required
Underground Utilities: The site is not serviced by underground
utilities
Adequacy: The subject's utilities are typical and adequate for the
market area.
Site Improvements: • Street Lighting: There will be street lighting along Wilson
Boulevard.
• Sidewalks: There will be a concrete sidewalk along Wilson
Boulevard.
• Curbs and Gutters: There will be curbs and gutters along Wilson
Land Summary
Parcel ID Gross Land Area
(Acres)
Gross Land Area
(Sq Ft)
37549320007 2.3416 102,000
Page 671 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
Page 11
Boulevard.
• Curb Cuts: The subject currently has no driveway.
• Landscaping: The portion of the parcel encumbered by the
RDUE easement is improved with road, drainage, and utility
improvements. The unencumbered portion of the subject is
heavily treed.
Flood Zone: The subject is located in an area mapped by the Federal Emergency
Management Agency (FEMA). The subject is located in FEMA
flood zone AH, which is classified as a flood hazard area.
FEMA Map Number: 12021C 0240H
FEMA Map Date: May 16, 2012
The subject is in a flood zone. The appraiser is not an expert in this
matter and is reporting data from FEMA maps.
Environmental Issues: We were not provided with an environmental assessment report for
the purpose of this appraisal. Environmental issues are beyond our
scope of expertise; therefore, we assume the property is not
adversely affected by environmental hazards.
Encumbrance / Easements: The subject is encumbered by a 50-foot-wide road right-of-way
easement along the eastern property line bordering the property's
frontage to Wilson Boulevard as well as a 45-foot-wide perpetual,
nonexclusive, road right-of-way, drainage, and utilities easement
along the western border of the 50-foot-wide right-of-way. We are
not aware of any other easement, restrictions, or encumbrances that
would adversely affect value. However, a current title report was not
provided for the purpose of this appraisal.
Site Comments: The subject parcel is encumbered by a 7,500 square foot perpetual,
nonexclusive, right-of-way easement and a 6,752 square foot
perpetual, nonexclusive, road right-of-way, drainage, and utilities
easement. The total easement area consists of 95 feet by 150 feet or
14,252 square feet.
ZONING
Zoning Code E
Zoning Authority Collier County
Zoning Description Estates; The purpose and intent of the estates district (E) is
to provide lands for low density residential development in
a semi-rural to rural environment, with limited agricultural
activities. In addition to low density residential
development with limited agricultural activities, the E
district is also designed to accommodate as conditional
uses, development that provides services for and is
compatible with the low density residential, semi-rural and
rural character of the E district.
Permitted Uses Includes single-family dwellings, family care facilities
(subject to section 5.05.04), essential services (as set forth
in section 2.01.03), and schools, public, including
educational plants.
Current Use Legally Conforming The subject is legal and conforming use.
Page 672 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
Page 12
Minimum Lot Area (SF) 2.25 acres
Minimum Floor Area (SF) 1,000
Minimum Street Frontage (Feet) 150
Front Set Back Distance (Feet) 75
Rear Set Back Distance (Feet) 75
Side Yard Distance (Feet) 30 feet; 37.5 feet for corner lots along longest side
Maximum Density/FAR One dwelling units per 2.25 acres
Maximum Building Height (Feet) 30
Future Land Use Designation Estates Designation - Residential Estates Subdistrict
Aerial
Page 673 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
Page 13
Plat Map
Approximate boundary lines of the subject parcel are shown in blue. It is noted that the
roadway, drainage and utility easement, Parcel 279 RDUE, Stipulated Final Judgment
recorded in Collier County Official Records, Book 6198, Page 3365 (included in the
addenda of this report) is not shown on the following plat.
Page 674 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
Page 14
Site Photographs
Wilson Boulevard – Southerly
(Photo Taken on May 17, 2025)
Wilson Boulevard – Northerly
(Photo Taken on May 17, 2025)
Page 675 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
Page 15
Site Photographs
Site view within Wilson Boulevard ROW – Southerly
(Photo Taken on May 17, 2025)
Site view within Wilson Boulevard ROW – Northerly
(Photo Taken on May 17, 2025)
Page 676 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SITE ANALYSIS
Page 16
Site Photographs
Site view – Westerly
(Photo Taken on May 17, 2025)
Site view – Westerly
(Photo Taken on May 17, 2025)
Page 677 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 REAL ESTATE TAXES AND ASSESSMENTS
Page 17
REAL ESTATE TAXES AND ASSESSMENTS
The real estate tax assessment of the subject is administered by Collier County. In 2008,
Florida voters amended the Constitution to give non-homestead property owners some
protection against increases in their annual property tax assessments. As amended, the
Florida Constitution now prohibits the assessment of certain non-homestead property
from increasing by more than 10% per year. The 10% cap applies to most types of
commercial property, including non-homestead residential property (i.e. apartments and
other rental property) and nonresidential property (i.e. commercial property and vacant
land). The cap was set to expire on January 1, 2019; however, in November 2018 Florida
voters amended the Constitution to make the cap permanent. The protection of the 10%
cap is lost when there is a change of ownership or control.
The property tax identification number and assessed value of the property for tax year
2024 are as follows:
ASSESSED VALUES
Tax Identification Number 37549320007
Land Assessed Value $117,000
Building Assessed Value $0
10% Assessment Cap -$74,273
Total Assessed Value $42,727
Rates, Taxes, More
Tax Rate 1.97%
Ad Valorem Tax Amount $840
Special Assessment Amount $0
Special Assessment Comments None
Total Tax Liability $840
Property Tax Comments The 2023 and 2024 taxes have been paid. The
School Board millage is applied to the uncapped
assessed value.
The tax assessment for subject property is currently $18,247 per acre, or $49,966 per
acre excluding the assessment cap. Based on our valuation analysis, the subject’s
assessment appears low, but reasonable.
Page 678 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 HIGHEST AND BEST USE
Page 18
HIGHEST AND BEST USE
Highest and best use may be defined as:
The reasonably probable use of property that results in the highest value. The four
criteria the highest and best use must meet are legal permissibility, physical
possibility, financial feasibility, and maximum productivity. 1
▪ Physically possible for the land to accommodate the size and shape of the
ideal improvement.
▪ Legally permissible under the zoning regulations, building codes,
environmental regulations, and other restrictions that apply to the site. A
property use that is either currently allowed or most probably allowable.
▪ Financially feasible to generate sufficient income to support the use.
▪ Maximally productive, or capable of producing the highest value from
among the permissible, possible, and financially feasible uses.
Highest and Best Use As Vacant
Physically Possible
The subject site is 2.3416 acres or 102,000 square feet with 150 feet of frontage along
Wilson Boulevard. The subject is encumbered by a 50-foot-wide road right-of-way
easement along the eastern property line bordering the property's frontage to Wilson
Boulevard as well as a 45-foot-wide perpetual, nonexclusive, road right-of-way, drainage,
and utilities easement along the western border of the 50-foot-wide right-of-way. We are
not aware of any other easement, restrictions, or encumbrances that would adversely
affect value. However, a current title report was not provided for the purpose of this
appraisal.
According to a Wilson Boulevard Widening Habitat Classification Survey dated April 16,
2025, while at least a portion of the habitat was historically a wetland, there were no
apparent signs of hydrology or hydric soil indicators at time of field review that are
needed for the area to be considered a jurisdictional wetland in accordance with Chapter
62-340, F.A.C. The site is dominated by cabbage palm and slash pine, which along with
the lack of hydrology and hydric soil indicators, should result in the area being
designated as a transitional upland community.
The physical characteristics of the subject tract should reasonably accommodate any use
that is not restricted by its size.
There are no known physical reasons that would unusually restrict development. The site
is considered to have a functional utility suitable for a variety of uses.
1 The Dictionary of Real Estate Appraisal 7th ed. (Chicago: Appraisal Institute, 2022)
Page 679 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 HIGHEST AND BEST USE
Page 19
Legally Permissible
The subject site is zoned Estates (E), which permits uses that include single-family
dwellings, family care facilities (subject to section 5.05.04), essential services (as set
forth in section 2.01.03), and schools, public, including educational plants. Recognizing
the principle of conformity, we consider the prevailing land use patterns in the area.
Therefore, only single-family uses are given further consideration in determining the
highest and best use of the site, as if vacant.
Financially Feasible
Financial feasibility is an analysis of the ability of a property to generate sufficient
income to support the use, or a reasonable probability of producing a positive income
stream net of operating expenses, financial costs, and capital amortization.
The projected growth in population and employment provide an economic base that
supports demand for real estate in the subject neighborhood and for the subject proper ty.
These conditions have resulted in increasing property values and should stimulate
continued increases within the foreseeable future. Prior to the coronavirus pandemic, the
residential market had stabilized after several years of an expansion period, with
sustained growth in demand and increasing construction. Since the coronavirus
pandemic, residential demand increased significantly with record sales in 2020 and
continued high demand but limited inventory in 2021 and 2022. Inventory increased in
2023 and 2024 as demand declined due to continued increases in interest rates. Pricing
has generally stabilized and is projected to remain fairly stable through 2025.
On this basis, barring unforeseen changes in the market, if developed with a well -
designed residential product that is appropriately marketed and priced, should be received
favorably by the market.
Maximally Productive
The maximally productive land use yields the highest value of the possible uses. Single-
family residential development is the only use that meets the tests of physically possible,
legally permissible, and financially feasible. Therefore, single-family residential
development is concluded to be the maximally productive and highest and best use of the
site.
Highest and Best Use as Improved
No improvements are situated on the site. Therefore, a highest and best analysis as
improved is not applicable.
Most Probable Buyer
Considering the size, class, and location of the property, the most probable buyer is an
owner-user.
Page 680 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 VALUATION METHODOLOGY
Page 20
VALUATION METHODOLOGY
Three basic approaches may be used to arrive at an estimate of market value. They are:
1. The Cost Approach
2. The Sales Comparison Approach
3. The Income Approach
Cost Approach
The Cost Approach estimates the current cost to construct the existing structure including
an entrepreneurial incentive, depreciation, and the estimated land value. This approach is
particularly applicable when the improvements represent the highest and best use of the
land and are relatively new. It is also applicable when the property has unique or
specialized improvements for which there is little or no sales data from comparable
properties.
Sales Comparison Approach
The Sales Comparison Approach compares sales of similar properties with the subject
property. Each comparable sale is adjusted for its inferior or superior characteristics. The
values derived from the adjusted comparable sales form a range of value for the subject.
By process of correlation and analysis, a final indicated value is derived. This approach is
most reliable in an active market, and is least reliable when valuing a property for which
no direct comparable sales data is available.
Income Approach
The Income Approach converts the anticipated flow of future benefits (cash flows and
reversion) to a present value estimate through a capitalization and or a discounting
process. This approach generally reflects a typical investor’s perception of the
relationship between the potential income of a property and its market value.
Final Reconciliation
The appraisal process concludes with the Final Reconciliation of the values derived from
the approaches applied for a single estimate of market value. The reconciliation of the
approaches is based on an evaluation of the quant ity and quality of the available data in
each approach. Furthermore, different properties require different means of analysis and
lend themselves to one approach over the others.
Page 681 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 VALUATION METHODOLOGY
Page 21
ANALYSES APPLIED
A cost analysis was considered and was not developed because the subject tract is vacant
land.
A sales comparison analysis was considered and was developed because typically this is
the most appropriate approach for the valuation of vacant land. This approach is
applicable to the subject because there is an active market for similar properties and
sufficient sales data is available for analysis.
An income analysis was considered and was not developed because the subject is not
likely to generate rental income as vacant land.
Page 682 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Page 22
SALES COMPARISON APPROACH
The Sales Comparison Approach is based on the premise that a buyer would pay no more
for a specific property than the cost of obtaining a property with the same quality, utility,
and perceived benefits of ownership. It is based on the principles of supply and demand,
balance, substitution and externalities. The following steps describe the applied process
of the Sales Comparison Approach.
• The market in which the subject property competes is investigated; comparable
sales, contracts for sale and current offerings are reviewed.
• The most pertinent data is further analyzed and the quality of the transaction is
determined.
• The most meaningful unit of value for the subject property is determined.
• Each comparable sale is analyzed and where appropriate, adjusted to equate with
the subject property.
• The value indication of each comparable sale is analyzed and the data reconciled
for a final indication of value via the Sales Comparison Approach.
Land Comparables
I have researched five comparables for this analysis; these are documented on the
following pages followed by a location map and analysis grid. All sales have been
researched through numerous sources, inspected and verified by a party to the
transaction. For this analysis, we use the price per acre as the appropriate unit of
comparison because market participants typically compare sale prices and property
values on this basis.
Page 683 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Page 23
Comp Address Date Price
Comp City Acres Price Per Acre
Subject Wilson Boulevard N.5/17/2025
Subject Naples 2.34
1 Golden Gate Blvd E 3/12/2025 $210,000
1 Naples 2.58 $81,529
2 600 Everglades Blvd S 4/16/2025 $206,500
2 Naples 2.81 $73,490
3 Golden Gate Blvd W & 9th St SW 1/24/2025 $270,000
3 Naples 2.81 $96,088
4 1163 18th AVE NE 4/24/2025 $237,500
4 Naples 2.27 $104,500
5 2nd ST SE 3/18/2025 $295,000
5 Naples 2.50 $118,000
Heavily treed parcel located along the east side of 2nd St SE. The site is uplands
according to Collier County Wetland Determination on October 9, 2006. Parcel was listed
in March 2025 for $300,000.
Heavily treed parcel located along the east side of 2nd St SE. According to Informal
Wetland Determination dated August 19, 2020 prepared by Tropical Environmental
Consultants (TEC) the site is entirely uplands. TEC noted that a gopher tortoise was
observed within its burrow on the site. Parcel was purchased as a 5-acre tract in March
2024 for $400,000. Split into two parcels and listed in January 2025 for $299,000.
Sale Comments
Heavily treed parcel located along the east side of Everglades Blvd S approximately 0.83
miles south of the signalized intersection with Golden Gate Blvd. According to Informal
Wetland Determination dated May 2018 prepared by Tropical Environmental Consultants
the site is entirely uplands. Parcel was listed for $229,000 in January 2025 and reduced to
$219,999 in March 2025.
Heavily treed parcel located along the north side of Golden Gate Blvd approximately 800
feet west of the signalized intersection with Everglades Blvd S. No informal wetland
determination on file. FDEP map shows the site is 100% uplands. Listing agent reported
the site was all pine trees and the home next door was entirely uplands. Parcel was listed
for $210,000 in October 2021.
Heavily treed parcel located at the southwest corner of Golden Gate Boulevard W and 9th
St SW approximately 0.45 miles east of the signalized intersection with 13th St NW and
0.49 miles west of the signalized intersection with 5th St NW. Listing agent reported the
site was almost entirely uplands and no mitigation is required. Parcel was purchased in
July 2024 for $190,000. At the time it was thought to be wetlands. A Collier County
wetland determination dated April 12, 2006, noted that a site plan was needed to
determine wetland impacts. The parcel was immediately relisted in August 2024 for
$275,000 and reported as almost entirely uplands. FDEP Map shows the site is entirely
uplands.
Page 684 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Page 24
Comparables Map
Page 685 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Page 25
Analysis Grid
The above sales have been analyzed and compared with the subject property. I have
considered adjustments in the areas of:
Effective Sale Price
This takes into consideration unusual conditions involved in the
sale that could affect the sales price, such as excess land, non-
realty components, commissions, or other similar factors.
Usually the sale price is adjusted for this prior to comparison to
the subject.
Real Property Rights Property rights dissimilar to the subject which affect value.
Financing Terms
Favorable or unfavorable seller financing, or assumption of
existing financing.
Conditions of Sale
Circumstances that atypically motivate the buyer or seller, such
as 1031 exchange transaction, assemblage, or forced sale.
Market Conditions Inflation or deflation since sale date due to economic influences
Location Market or submarket area influences on sale price; surrounding
land use influences.
Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc.
On the following page is a sales comparison grid displaying the subject property, the
comparables and the adjustments applied.
Page 686 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Page 26
Name
Address
City
Date
Price
Acres
Acre Unit Price
Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%
Financing Conventional 0.0%Cash 0.0%Cash 0.0%Cash 0.0%Conventional 0.0%
Conditions of Sale Arm's length 0.0%Arm's length 0.0%Arm's length 0.0%Arm's length 0.0%Arm's length 0.0%
Market Trends Through 5/17/2025 0.0%
Location
% Adjustment
$ Adjustment
Acres
Frontage / Depth
% Adjustment
$ Adjustment
Topography / Wetlands
% Adjustment
$ Adjustment
Zoning
% Adjustment
$ Adjustment
Net Adjustments
Gross Adjustments 15.0%
4/16/20255/17/2025 3/12/2025
$206,500
5.0%
0%
$104,500
0%
$0
0%
$118,000
$118,000
$104,500
2.50
-15%
$118,000
Superior
0%
-$17,700
2.50
0.0%
3/18/2025
2nd St SE Tract 40
2.27
Vegetation / Uplands
E - Estates
1163 18th AVE NE
$104,500
0.0%
$295,000
2nd ST SE
$237,500
Naples
4/24/2025
Vegetation / Mainly
Uplands
$0
0%
Naples
2.27
Superior
$0
0%
$0
Vegetation / Uplands
$0
$0 $0
0%0%0%
Comp 3
Superior
0%
Vegetation / Uplands
$0
E - Estates E - Estates
-$4,804
E - Estates
$96,088
2.81
$73,490
Wilson Boulevard Widening,
Project No. 60229
Land Analysis Grid Comp 1 Comp 4
1163 18th AVE NE
Comp 5
Golden Gate Blvd W &
9th St SW
Naples
Golden Gate Blvd Tract
126
600 Everglades Blvd S
Golden Gate Blvd E
Comp 2
Naples
Wilson Boulevard N.600 Everglades Blvd S
NaplesNaples
$96,088
2.81
Golden Gate Blvd W &
9th St SW
2.58
1/24/2025
$270,000$210,000
2.34
$81,529
2.81
$73,490
Fee Simple
Transaction Adjustments
Adjusted Acre Unit Price $81,529 $96,088
2.34
$3,674
0%
0.0%
$4,076
2.58
0%
Inferior
0.0%
$73,490
5%
Adjusted Acre Unit Price $81,529
Wilson Blvd N.Inferior
Vegetation / Uplands
2.81
$0
0%
$0
E - Estates
$0
0%
$0
Adjusted Acre Unit Price
-5.0%
5.0%5.0%
5.0%
$0
E - Estates
0%
$0 $0
Vegetation / Uplands
0.0%
-15%
-$15,675
$85,606 $88,825$91,284
5%-5%
5.0%
$77,164
-15.0%
15.0%
-15.0%
$100,300
150' x 680'165' x 680'180' x 680'180' x 680'150' x 660'165' x 660'
Page 687 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Page 27
Comparable Land Sale Adjustments
Property Rights
All of the comparables transferred in fee simple interest; therefore, no adjustments for
property rights are required.
Financing
All of the comparable sales had market orientated financing or were cash transactions;
therefore, no adjustments for financing are required.
Conditions of Sale
All of the comparable sales were arm’s length transactions; therefore, no adj ustments for
conditions of sale are required.
Market Trends
According to the December 2024 year-end report released by the Naples Area Board of
Realtors (NABOR), the number of Single-Family closed sales decreased by 10.0% in
2024 as compared with 2023. The median closed price increased 1.7% and the average
closed price increased 5.8%. According to the April 2025 NABOR report, the number of
total residential closed sales in the subject zip code (34120) decreased by 15.6% in April
2025 as compared with April 2024. The median closed price decreased by 16.2% in April
2025 as compared with April 2024. Inventory increased by 30.1% over the same time
period.
Underlying land typically has a similar trend as single-family homes. Considering the
declining number of transactions for both single-family homes and vacant land, as well as
the fact the comparable sales all closed within the last approximately four months, an
adjustment for market trends is not applied.
Location
The subject and the comparables are located in Golden Gate Estates. The subject is
located along the west side of Wilson Boulevard N. approximately 230 feet north of the
proposed signalized intersection of Vanderbilt Beach Road Extension and Wilson
Boulevard N., both busy roads.
Comparables 1, 2, and 3 are also located on busy roads. Comparable 1 is located
approximately 800 feet west of the signalized intersection with Everglades Boulevard N.
Comparables 2 is located approximately 0.83 miles south of the signalized intersection
with Golden Gate Blvd. Comparable 3 is located approximately 0.45 miles east of the
signalized intersection with 13th St NW and 0.49 miles west of the signalized intersection
with 5th St NW. All three are superior to the subject’s location, approximately 230 feet
north of the proposed signalized intersection. However, I also consider Comparables 1
and 2 are inferior for their location east of 16th Street SE, which more than offsets the
superior location further from a signalized intersection. Overall, Comparables 1 and 2 are
adjusted upward for their inferior location accordingly.
Page 688 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 SALES COMPARISON APPROACH
Page 28
Comparables 4 and 5 are both located on rural roads, superior to the subject’s busy road
frontage, and are adjusted downward accordingly.
Size / Configuration
For this analysis, the comparables range in size from 2.27 to 2.81 acres in size. They
range from 150' x 660' to 180' x 680'. No adjustments for size could be supported;
therefore, none are made.
Topography / Wetlands
The subject and the comparables all have heavy vegetation. The subject and Comparables
2, 4, and 5 have Informal Wetland Determinations showing entire uplands.
An Informal Wetland Determination was not available for Comparable 1. The FDEP GIS
map for Comparable 1 shows the site is entirely uplands. The listing agent reported the
site was all pine trees and the home next door was entirely uplands. It is assumed to be
upland and no adjustment is applied.
The FDEP GIS map for Comparable 3 shows the site is entirely uplands. The listing
agent reported the site was almost entirely uplands and no mitigation is required. A
previous listing of the parcel noted the site had wetlands. A Collier County wetland
determination dated April 12, 2006, noted that a site plan was needed to determine
wetland impacts. No adjustments could be supported; therefore, none are made.
Zoning
All of the comparables are similar in terms of zoning; therefore, no adjustments are
required.
Sales Comparison Approach Conclusion
All of the value indications have been considered. Based on the preceding analysis I
arrive at my final reconciled per acre value of $90,000.
5 % Δ
5.00%
-15.00%
-6.42%
Reconciled Final Value:
Reconciled Value/Unit Value:
Indicated Value:
$90,000
2.34160
$210,744
$210,700
Land Value Ranges & Reconciled Values
Subject Size:
High:
Average:
Number of Comparables:Unadjusted Adjusted
$77,164
$100,300
$88,636
$118,000
$94,721
$73,490Low:
Page 689 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 RECONCILIATION
Page 29
RECONCILIATION
The process of reconciliation involves the analysis of each approach to value. The
quantity and quality of data applied the significance of each approach as it relates to
market behavior and defensibility of each approach are considered and weighed. Finall y,
each is considered separately and comparatively with each other. As discussed
previously, we use only the sales comparison approach in developing an opinion of value
for the subject. The cost and income approaches are not applicable, and are not used.
FINAL VALUE CONCLUSION
Based on the data and analyses developed in this appraisal, I have reconciled to the
following value conclusion(s), as of May 17, 2025, subject to the Limiting Conditions
and Assumptions of this appraisal.
VALUE CONCLUSIONS
Appraisal Premise Interest Appraised Date of Value Value Conclusion
Market Value, As Is Fee Simple May 17, 2025 $210,700
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Exposure and Marketing Times
Exposure time is always presumed to precede the effective date of the appraisal and is the
length of time the subject property would have been exposed for sale in the market had it
sold on the effective valuation date at the concluded market value. Marketing time is an
estimate of the amount of time it might take to sell a property at the estimated market
value immediately following the effective date of value.
Based on our review of recent sales transactions for similar properties and our analysis of
supply and demand in the local market it is our opinion that the probable marketing and
exposure time for the property is 6-12 months.
Page 690 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 CERTIFICATION
Page 30
CERTIFICATION
I certify that, to the best of my knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions, and are my personal, unbiased professional
analyses, opinions and conclusions.
3. I have no present or prospective interest in the property that is the subject of this
report, and have no personal interest with respect to the parties involved.
4. I have no bias with respect to the property that is the subject of this report or to the
parties involved with this assignment.
5. Our engagement in this assignment was not contingent upon developing or
reporting predetermined results.
6. Our compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors
the cause of the client, the amount of the value opinion, the attainment of a
stipulated result, or the occurrence of a subsequent event directly related to the
intended use of this appraisal.
7. The reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the requirements of the Code of Professional
Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute.
8. My reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the Uniform Standards of Professional
Appraisal Practice
9. The use of this report is subject to the requirements of the Appraisal Institute
relating to review by its duly authorized representatives.
10. Rachel M. Zucchi, MAI, CCIM has made an inspection of the subject property.
11. No one provided significant real property appraisal assistance to the person signing
this certification.
12. We have experience in appraising properties similar to the subject and are in
compliance with the Competency Rule of USPAP.
Page 691 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229
Page 31
13. This appraisal is not based on a requested minimum valuation, a specific valuation,
or the approval of a loan.
14. We have not relied on unsupported conclusions relating to characteristics such as
race, color, religion, national origin, gender, marital status, familial status, age,
receipt of public assistance income, handicap, or an unsupported conclusion that
homogeneity of such characteristics is necessary to maximize value.
15. Rachel M. Zucchi, MAI, CCIM has not performed any services, as an appraiser or
in any other capacity, regarding the property that is the subject of this report within
the three-year period immediately preceding the agreement to perform this
assignment
16. As of the date of this report, Rachel M. Zucchi, MAI, CCIM has completed the
continuing education program for Designated Members of the Appraisal Institute.
Rachel M. Zucchi, MAI, CCIM
Florida State-Certified General Real Estate Appraiser RZ2984
rzucchi@rklac.com; Phone 239-596-0801
Page 692 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ASSUMPTIONS AND LIMITING CONDITIONS
Page 32
ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal is based on the following assumptions, except as otherwise noted in the
report.
1. The title is marketable and free and clear of all liens, encumbrances,
encroachments, easements and restrictions. The property is under responsible
ownership and competent management and is available for its highest and best
use.
2. There are no existing judgments or pending or threatened litigation that could
affect the value of the property.
3. There are no hidden or undisclosed conditions of the land or of the improvements
that would render the property more or less valuable. Furthermore, there is no
asbestos in the property.
4. The revenue stamps placed on any deed referenced herein to indicate the sale
price are in correct relation to the actual dollar amount of the transaction.
5. The property is in compliance with all applicable building, environmental, zoning,
and other federal, state and local laws, regulations and codes.
6. The information furnished by others is believed to be reliable, but no warranty is
given for its accuracy.
This appraisal is subject to the following limiting conditions, except as otherwise
noted in the report.
1. An appraisal is inherently subjective and represents our opinion as to the value of
the property appraised.
2. The conclusions stated in our appraisal apply only as of the effective date of the
appraisal, and no representation is made as to the effect of subsequent events.
3. No changes in any federal, state or local laws, regulations or codes (including,
without limitation, the Internal Revenue Code) are anticipated.
4. No environmental impact studies were either requested or made in conjunction
with this appraisal, and we reserve the right to revise or rescind any of the value
opinions based upon any subsequent environmental impact studies. If any
environmental impact statement is required by law, the appraisal assumes that
such statement will be favorable and will be approved by the appropriate
regulatory bodies.
5. Unless otherwise agreed to in writing, we are not required to give testimony,
respond to any subpoena or attend any court, governmental or other hearing with
reference to the property without compensation relative to such additional
employment.
6. We have made no survey of the property and assume no responsibility in
connection with such matters. Any sketch or survey of the property included in
this report is for illustrative purposes only and should not be considered to be
Page 693 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ASSUMPTIONS AND LIMITING CONDITIONS
Page 33
scaled accurately for size. The appraisal covers the property as described in this
report, and the areas and dimensions set forth are assumed to be correct.
7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if
any, and we have assumed that the property is not subject to surface entry for the
exploration or removal of such materials, unless otherwise noted in our appraisal.
8. We accept no responsibility for considerations requiring expertise in other fields.
Such considerations include, but are not limited to, legal descriptions and other
legal matters such as legal title, geologic considerations such as soils and seismic
stability, and civil, mechanical, electrical, structural and other engineering and
environmental matters.
9. The distribution of the total valuation in the report between land and
improvements applies only under the reported highest and best use of the
property. The allocations of value for land and improvements must not be used in
conjunction with any other appraisal and are invalid if so used. The appraisal
report shall be considered only in its entirety. No part of the appraisal report shall
be utilized separately or out of context.
10. Neither all nor any part of the contents of this report (especially any conclusions
as to value, the identity of the appraisers, or any reference to the Appraisal
Institute) shall be disseminated through advertising media, public relations media,
news media or any other means of communication (including without limitation
prospectuses, private offering memoranda and other offering material provided to
prospective investors) without the prior written consent of the person signing the
report.
11. Information, estimates and opinions contained in the report, obtained from third-
party sources are assumed to be reliable and have not been independently verified.
12. Any income and expense estimates contained in the appraisal report are used only
for the purpose of estimating value and do not constitute predictions of future
operating results.
13. If the property is subject to one or more leases, any estimate of residual value
contained in the appraisal may be particularly affected by significant changes in
the condition of the economy, of the real estate industry, or of the appraised
property at the time these leases expire or otherwise terminate.
14. No consideration has been given to personal property located on the premises or
to the cost of moving or relocating such personal property; only the real property
has been considered.
15. The current purchasing power of the dollar is the basis for the value stated in our
appraisal; we have assumed that no extreme fluctuations in economic cycles will
occur.
16. The value found herein is subject to these and to any other assumptions or
conditions set forth in the body of this report but which may have been omitted
from this list of Assumptions and Limiting Conditions.
Page 694 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ASSUMPTIONS AND LIMITING CONDITIONS
Page 34
17. The analyses contained in the report necessarily incorporate numerous estimates
and assumptions regarding property performance, general and local business and
economic conditions, the absence of material changes in the competitive
environment and other matters. Some estimates or assumptions, however,
inevitably will not materialize, and unanticipated events and circumstances may
occur; therefore, actual results achieved during the period covered by our analysis
will vary from our estimates, and the variations may be material.
18. The Americans with Disabilities Act (ADA) became effective January 26, 1992.
We have not made a specific survey or analysis of any property to determine
whether the physical aspects of the improvements meet the ADA accessibility
guidelines. In as much as compliance matches each owner’s financial ability with
the cost to cure the non-conforming physical characteristics of a property, we
cannot comment on compliance to ADA. Given that compliance can change with
each owner’s financial ability to cure non-accessibility, the value of the subject
does not consider possible non -compliance. A specific study of both the owner’s
financial ability and the cost to cure any deficiencies would be needed for the
Department of Justice to determine compliance.
19. The appraisal report is prepared for the exclusive benefit of the Client, its
subsidiaries and/or affiliates. It may not be used or relied upon by any other party.
All parties who use or rely upon any information in the report without our written
consent do so at their own risk.
20. No studies have been provided to us indicating the presence or absence of
hazardous materials on the subject property or in the improvements, and our
valuation is predicated upon the assumption that the subject property is free and
clear of any environment hazards including, without limitation, hazardous wastes,
toxic substances and mold. No representations or warranties are made regarding
the environmental condition of the subject property and the person signing the
report shall not be responsible for any such environmental conditions that do exist
or for any engineering or testing that might be required to discover whether such
conditions exist. Because we are not experts in the field of environmental
conditions, the appraisal report cannot be considered as an environmental
assessment of the subject property.
21. The person signing the report may have reviewed available flood maps and may
have noted in the appraisal report whether the subject property is located in an
identified Special Flood Hazard Area. We are not qualified to detect such areas
and therefore do not guarantee such determinations. The presence of flood plain
areas and/or wetlands may affect the value of the property, and the value
conclusion is predicated on the assumption that wetlands are non-existent or
minimal.
22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector.
RKL Appraisal and Consulting, PLC does not guarantee that the subject property
is free of defects or environmental problems. Mold may be present in the subject
property and a professional inspection is recommended.
Page 695 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ASSUMPTIONS AND LIMITING CONDITIONS
Page 35
23. The appraisal report and value conclusion for an appraisal assumes the
satisfactory completion of construction, repairs or alterations in a workmanlike
manner.
24. The intended use of the appraisal is stated in the General Information section of
the report. The use of the appraisal report by anyone other than the Client is
prohibited except as otherwise provided. Accordingly, the appraisal report is
addressed to and shall be solely for the Client’s use and benefit unless we provide
our prior written consent. We expressly reserve the unrestricted right to withhold
our consent to your disclosure of the appraisal report (or any part thereof
including, without limitation, conclusions of value and our identity), to any third
parties. Stated again for clarification, unless our prior written consent is obtained,
no third party may rely on the appraisal report (even if their reliance was
foreseeable).
25. All prospective value estimates presented in this report are estimates and forecasts
which are prospective in nature and are subject to considerable risk and
uncertainty. In addition to the contingencies noted in the preceding paragraph,
several events may occur that could substantially alter the outcome of our
estimates such as, but not limited to changes in the economy, interest rates, and
capitalization rates, behavior of consumers, investors and lenders, fire and other
physical destruction, changes in title or conveyances of easements and deed
restrictions, etc. It is assumed that conditions reasonably foreseeable at the present
time are consistent or similar with the future.
Page 696 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDA - APPRAISER QUALIFICATIONS
ADDENDA
Page 697 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM A - APPRAISER QUALIFICATIONS
ADDENDUM A
APPRAISER QUALIFICATIONS
Page 698 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM A - APPRAISER QUALIFICATIONS
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
RKL Appraisal and Consulting, PLC
COMPANY PROFILE:
RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members
of the Appraisal Institute. It is our mission to maximize our combined appraisal
experience to provide our clients with the highest quality of Real Estate Appraisal and
Consulting Services.
Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI
Partner / Managing Director Partner Senior Partner (Retired)
rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com
BUSINESS FOCUS:
Practice is focused on community/neighborhood shopping centers, retail and office
buildings, industrial warehouse/distribution buildings, residential and commercial
condominium and subdivision projects, hotels and motels, vacant land and special
purpose properties. Specialized services include appraisal review, business valuations,
market feasibility studies, acquisition/disposition counseling, and litigation support in
connection with real estate transactions including bankruptcy, eminent domain, estate
valuations, and matrimonial and equitable distribution. Clients served include banks and
financial institutions, developers and investors, law firms, government, and property
owners.
Page 699 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM A - APPRAISER QUALIFICATIONS
PROFESSIONAL QUALIFICATIONS OF
Rachel M. Zucchi, MAI, CCIM
EXPERIENCE: Partner / Managing Director of RKL Appraisal and Consulting, PLC
Naples, FL (2009 – Present)
President of D&R Realty Group, Inc.
Naples, FL (2009 – Present)
Senior Real Estate Analyst, Integra Realty Resources – Southwest Florida
Naples, FL (2003 – 2009)
Research Associate, Integra Realty Resources – Southwest Florida
Naples, FL (2002-2003)
PROFESSIONAL
ACTIVITIES:
Member:
President:
VP/Secretary/Treasurer:
Region X Representative:
Board of Directors:
Government Relations:
Prof. Standards & Guidance:
LDAC Attendee:
Member:
Member:
Licensed:
Licensed:
Appraisal Institute – MAI Certificate Number 451177
Appraisal Institute Florida Gulf Coast Chapter (2020)
Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019)
Appraisal Institute Florida Gulf Coast Chapter (2017 - 2022)
Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021)
Appraisal Institute National (2022)
Appraisal Institute National (2023-2026)
Leadership Development & Advisory Council
Appraisal Institute - Washington, D.C. (2016, 2017, 2018)
CCIM Institute - CCIM Designation Pin Number 21042
Naples Area Board of REALTORS
Florida State Certified General Real Estate Appraiser
License No. RZ 2984
Real Estate Broker (Florida)
License No. BK3077672
EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County and
Lee County
EDUCATION: Bachelor of Arts, Major in Economics
Florida Gulf Coast University, 2002
Graduated Magna Cum Laude
Presented at Eastern Economic Association Conference
Successfully completed real estate and valuation courses and seminars sponsored by the
Appraisal Institute and others.
BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since 2003. Practice is focused on
community/neighborhood shopping centers, retail and office buildings, industrial
warehouse/distribution, multi-family and single-family subdivisions, condominium
developments, hotels/motels, vacant land and special purpose properties. Specialized services
include market feasibility studies and litigation support in connection with real estate
transactions. Clients served include banks and financial institutions, developers and investors,
law firms, government, and property owners. Valuations have been performed for eminent
domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due diligence
support.
Page 700 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM A - APPRAISER QUALIFICATIONS
Page 701 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM B - PROPERTY INFORMATION
ADDENDUM B
PROPERTY INFORMATION
Page 702 of 3203
$ 10,000
$ 0
$ 117,000
$ 0
$ 117,000
$ 74,273
$ 42,727
$ 117,000
$ 42,727
$ 839.78
$ 0
$ 839.78
Collier County Property AppraiserProperty Summary
Parcel ID 37549320007 Site Address*Disclaimer Site City NAPLES Site Zone*Note 34120
Name / Address MACIAS JR, FILIBERTO=& NANCY
6861 LIVINGSTON WOODS LN
City NAPLES State FL Zip 34109
Map No.Strap No.Section Township Range Acres *Estimated
3C33 331600 131 03C33 33 48 27 2.34
Legal GOLDEN GATE EST UNIT 19 S 150FT OF TR 131
Millage Area 290 Millage Rates *Calculations
Sub./Condo 331600 - GOLDEN GATE EST UNIT 19 School Other Total
Use Code 0 - VACANT RESIDENTIAL 4.3132 7.8438 12.157
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Date Book-Page Amount
01/12/89 1408-1022
05/01/76 650-103
2024 Certified Tax Roll
(Subject to Change)
Land Value
(+) Improved Value
(=) Market Value
(-) 10% Non-Homestead Cap
(=) Assessed Value
(=) School Taxable Value
(=) Taxable Value
Ad Valorem Taxes
(+) Non-Ad Valorem Taxes
(=) Total Taxes
Values are as of January 1st each year. If all values are 0, this parcel was createdafter the Final Tax Roll.
Disclaimer: The actual total property taxes may vary due to changes in millagerates set by taxing authorities, the addition of non-ad valorem assessments, andspecial assessments. For the most accurate and up-to-date tax information,please visit the Collier County Tax Collector's office to see the final Tax bills.
Page 703 of 3203
Collier County Property AppraiserProperty Detail
Parcel ID 37549320007 Site Address*Disclaimer Site City NAPLES Site Zone*Note 34120
Name / Address MACIAS JR, FILIBERTO=& NANCY
6861 LIVINGSTON WOODS LN
City NAPLES State FL Zip 34109
Permits (Provided for reference purposes only. *Disclaimer. )
Tax Yr Issuer Permit #CO Date Tmp CO Final Bldg Type
Land
#Calc Code Units
10 ACREAGE 2.34
Building/Extra Features
#Year Built Description Area Adj Area
Page 704 of 3203
Page 705 of 3203
Page 706 of 3203
Page 707 of 3203
Page 708 of 3203
Page 709 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM C - COMPARABLE DATA
ADDENDUM C
COMPARABLE DATA
Page 710 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM C - COMPARABLE DATA
ID 10199 Date 3/12/2025
Name Golden Gate Blvd Tract 126 Price $210,000
Address Golden Gate Blvd E Price per Acre $81,529
City Naples Transaction Type Closed Sale
Grantor Todd Broughton Financing Conventional
Grantee Pavel Rodriguez Property Rights Fee Simple
Tax ID
Days on Market 3+ years Sale Verification Date 5/23/2025
Book/Page or Reference
Doc
Instr #6656697 Sale Verification Source Michael J Miller w/ BHHS
Florida Realty
Conditions of Sale Arm's length Sale History None in previous 3 years
Acres 2.58 Topography Heavily Treed
Land SF 112,200 Zoning E - Estates
Primary Frontage Feet 165 Flood Zone Zone AH
Primary Frontage Street Golden Gate Blvd E Dimensions 165' x 680'
Utilities Well, Septic Shape Rectangle
Encumbrance Or
Easement
Transaction
Site
65' wide ROW easement along the southern property line (Golden Gate Blvd).
40628920001
Heavily treed parcel located along the north side of Golden Gate Blvd approximately 800 feet west of the signalized
intersection with Everglades Blvd S. No informal wetland determination on file. FDEP map shows the site is 100%
uplands. Listing agent reported the site was all pine trees and the home next door was entirely uplands. Parcel was listed
for $210,000 in October 2021.
Comments
Land Comparable 1
Page 711 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM C - COMPARABLE DATA
ID 10160 Date 4/16/2025
Name 600 Everglades Blvd S Price $206,500
Address 600 Everglades Blvd S Price per Acre $73,490
City Naples Transaction Type Closed Sale
Grantor Affinity Capital LLC Financing Cash
Grantee Dauter Investments, LLC Property Rights Fee Simple
Tax ID
Days on Market 88 days Sale Verification Date 5/2/2025
Book/Page or Reference
Doc
Instr #6671895 Sale Verification Source Nathalia Mato w/ Mato
Realty, LLC
Conditions of Sale Arm's length Sale History None in previous 3 years
Acres 2.81 Topography Heavily Treed
Land SF 122,400 Zoning E - Estates
Primary Frontage Feet 180 Flood Zone Zone AH
Primary Frontage Street Everglades Blvd S Dimensions 180' x 680'
Utilities Well, Septic Shape Rectangle
Encumbrance Or
Easement
Heavily treed parcel located along the east side of Everglades Blvd S approximately 0.83 miles south of the signalized
intersection with Golden Gate Blvd. According to Informal Wetland Determination dated May 2018 prepared by Tropical
Environmental Consultants the site is entirely uplands. Parcel was listed for $229,000 in January 2025 and reduced to
$219,999 in March 2025.
Land Comparable 2
50' wide ROW easement along the western property line (Everglades Blvd S).
40932280000
Comments
Site
Transaction
Page 712 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM C - COMPARABLE DATA
ID 10210 Date 1/24/2025
Name Golden Gate Blvd W & 9th St
SW
Price $270,000
Address Golden Gate Blvd W & 9th St
SW
Price per Acre $96,088
City Naples Transaction Type Closed Sale
Grantor JR Innovations LLC Financing Cash
Grantee Agua Zarca Home, Inc.Property Rights Fee Simple
Tax ID
Days on Market 170 days Sale Verification Date 5/23/2025
Book/Page or Reference
Doc
Instr #6638776 Sale Verification Source Raymond Piedra w/ Coldwell
Banker Realty
Conditions of Sale Arm's length Sale History 7/2024 - $190,000
Acres 2.81 Topography Heavily Treed
Land SF 122,400 Zoning E - Estates
Primary Frontage Feet 180 Flood Zone Zone AH
Primary Frontage Street Golden Gate Blvd W Dimensions 180' x 680'
Utilities Well, Septic Shape Rectangle
Encumbrance Or
Easement
37018200001
Transaction
Land Comparable 3
Heavily treed parcel located at the southwest corner of Golden Gate Boulevard W and 9th St SW approximately 0.45
miles east of the signalized intersection with 13th St NW and 0.49 miles west of the signalized intersection with 5th St
NW. Listing agent reported the site was almost entirely uplands and no mitigation is required. Parcel was purchased in
July 2024 for $190,000. At the time it was thought to be wetlands. A Collier County wetland determination dated April 12,
2006, noted that a site plan was needed to determine wetland impacts. The parcel was immediately relisted in August
2024 for $275,000 and reported as almost entirely uplands. FDEP Map shows the site is entirely uplands.
Site
Comments
75' wide ROW easement along the northern property line (Golden Gate Blvd W) and a 30'
wide ROW along the eastern property line (9th St SW).
Page 713 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM C - COMPARABLE DATA
ID 10201 Date 4/24/2025
Name 1163 18th AVE NE Price $237,500
Address 1163 18th AVE NE Price per Acre $104,500
City Naples Transaction Type Closed Sale
Grantor Mario R & Rosario Diaz Financing Cash
Grantee Brant Adam Ison Property Rights Fee Simple
Tax ID 37805640007
Days on Market 46 days Sale Verification Date 5/23/2025
Book/Page or Reference
Doc
Instr #6673672 Sale Verification Source Mike Miller w/ Berkshire
Hathaway FL Realty
Conditions of Sale Arm's length Sale History None in previous 3 years
Acres 2.27 Topography Heavily Treed
Land SF 99,000 Zoning E - Estates
Primary Frontage Feet 150 Flood Zone Zone X
Primary Frontage Street 18th AVE NE Dimensions 150' x 660'
Utilities Well, Septic Shape Rectangle
Encumbrance Or
Easement
Comments
Heavily treed parcel located along the east side of 2nd St SE. The site is uplands according to Collier County Wetland
Determination on October 9, 2006. Parcel was listed in March 2025 for $300,000.
Site
30' wide ROW easement along the southern property line (18th Ave NE).
Transaction
Land Comparable 4
Page 714 of 3203
WILSON BOULEVARD WIDENING, PROJECT NO. 60229 ADDENDUM C - COMPARABLE DATA
ID 10200 Date 3/18/2025
Name 2nd St SE Tract 40 Price $295,000
Address 2nd ST SE Price per Acre $118,000
City Naples Transaction Type Closed Sale
Grantor Raymond Piedra Financing Conventional
Grantee Luis Fernando Breton Property Rights Fee Simple
Tax ID
Days on Market 57 days Sale Verification Date 5/23/2025
Book/Page or Reference
Doc
Instr #6668198 Sale Verification Source Magdevys Rodriguez, PA w/
Coldwell Banker Realty
Conditions of Sale Arm's length Sale History 3/2024 - $400,000 (5 acres)
Acres 2.50 Topography Heavily Treed
Land SF 108,900 Zoning E - Estates
Primary Frontage Feet 165 Flood Zone Zone X and AH
Primary Frontage Street 2nd ST SE Dimensions 165' x 660'
Utilities Well, Septic Shape Rectangle
Encumbrance Or
Easement
Land Comparable 5
Transaction
Site
30' wide ROW easement along the western property line (2nd St SE).
Heavily treed parcel located along the east side of 2nd St SE. According to Informal Wetland Determination dated
August 19, 2020 prepared by Tropical Environmental Consultants (TEC) the site is entirely uplands. TEC noted that a
gopher tortoise was observed within its burrow on the site. Parcel was purchased as a 5-acre tract in March 2024 for
$400,000. Split into two parcels and listed in January 2025 for $299,000.
Comments
37222960108
Page 715 of 3203
AERIAL – PARCEL 315POND
WILSON BOULEVARD (GG TO IMMOK RD) PROJECT NO. 60229
/
Page 716 of 3203
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Page 717 of 3203
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Page 718 of 3203
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This Pond Siting Report has been prepared to provide the background and supplemental
information necessary for the County acquisition of parcels for the purpose of constructing and
maintaining stormwater treatment pond sites for the Wilson Boulevard Widening Project,
which will widen Wilson Boulevard from an existing 2-lane rural facility to a 4-lane urban facility
from Golden Gate Boulevard to Immokalee Road.
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The Collier MPO 2040 Long Range Transportation Plan identified this existing 2-lane rural
section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in the Needs Plan
(Needs Rank 51) as a 4-lane urban typical section.
The Collier MPO 2045 Long Range Transportation Plan identified this existing 2-lane rural
section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in the Existing Plus
Committed (E+C) Roadway Project network (Map ID 100) as a 4-lane urban typical section.
In 2022, Collier County initiated the Wilson Boulevard Corridor Study (Study) to evaluate future
corridor improvements to widen Wilson Boulevard North (Wilson Boulevard), from Golden Gate
Boulevard (CR 876) to Immokalee Road (CR 846) from a two-lane undivided facility to a four-
lane divided roadway with curb and gutter with a “closed” (stormwater inlets, pipes, ponds)
drainage system.
As part of the Study, a preliminary Pond Siting Report (see Appendix F) was prepared which
evaluated the stormwater recommendations and options for Collier County on the type, design,
and location of the stormwater management facilities for the proposed improvements. The
preliminary Pond Siting Report identified a minimum of 6 drainage basins required for the
Pond Siting Report
Wilson Boulevard Widening Design: (Basins 1 - 6)
Date:April 4, 2025 Jacobs
5811 Pelican Bay Boulevard
Suite 305
Naples, FL 34108
Contact: Bill Gramer, PE, AICP
Email: Bill.Gramer@jacobs.com
Mobile: 239.860.4922
www.jacobs.com
Project name:Design Services for Wilson Blvd Widening
Contract No.:22-8006
Purchase
Order No.:
4500225624
Client:Collier County – Dennis McCoy, PE (PM)
Prepared by:Jacobs
Page 719 of 3203
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project, with a combination of wet and dry ponds needed. Please refer to Appendix F for all
relevant basin and pond volume requirements and calculations.
In August 2023, Collier County entered into a service agreement with Jacobs Engineering Group
(Jacobs) for the Design Services for Wilson Blvd Widening (Contract No. 22-8006, Project No.
60229). As part of the design process, a Final Pond Siting Report will be prepared and delivered
(typically after 30% submittal). However, due to continuous development along the project
corridor, multiple potential pond sites are becoming unavailable. To expedite obtaining the
required pond sites for the widening project, Jacobs had begun evaluating and identifying
potential pond sites on a basin-by-basin basis that meet the project design criteria.
Four previous technical memorandums have been provided to the County that focused on a
single basin and its necessary parcel acquisition(s):
Basin 1 Technical Memorandum (sent March 12, 2024) – Pond Site obtained
Basin 2 Technical Memorandum (sent January 29, 2024) –Pond Site obtained
Basin 4 Technical Memorandum (sent July 26, 2024)
Basin 5 Technical Memorandum (sent July 26, 2024)
This Pond Siting Report provides a pond site evaluation for Basin 3 and Basin 6, as well as
consolidates the information from the four previous memos into one document for streamlined
access and documentation.
Note: Basin 6 (from 22nd Ave NW/NE to Immokalee Road) will be included in this pond siting
report, but no recommendation will be made at this time.The Immokalee Road 8-Lane
Widening project and the planned St. John Paul II Parish (approximately 42 acres) development
at the southwest corner of Wilson Boulevard and Immokalee Road will reconfigure the existing
Immokalee Road Pond 7. It is anticipated that this pond will be reconstructed and utilized as a
joint-use pond for the Church Site, the planned 8-lane widening of Immokalee Road and the
widening improvements to Wilson Boulevard located within Basin 6.
The agreement with the County and the proposed Church for a redesigned joint-use Pond 7 has
not been finalized at this time. Therefore, if an agreement cannot be reached,an additional
parcel will be required for a pond site in the future for Basin 6. This will require an addendum
to this Pond Siting Report identifying the preferred pond site.
An overall site area map exhibit of Wilson Boulevard Potential Pond Sites is provided in
Appendix A.
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The existing Wilson Boulevard corridor drains to the Cypress and Corkscrew Canals within the
North Golden Gate Basin (Water Basin Identification (WBID) 3278S), which is in the Big Cypress
area of Collier County and within the jurisdiction of the South Florida Water Management
District (SFWMD). The preliminary design of stormwater management systems for this project
Page 720 of 3203
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is regulated by the rules and criteria set forth by SFWMD and the Florida Department of
Environmental Protection (FDEP). This section outlines the requirements to meet water quality
and quantity standards.
North Golden Gate Sub-Basin (WBID 3278S) is impaired for dissolved oxygen, with total
nitrogen as the causative pollutant. Although there is not a current Total Maximum Daily Load
or Basin Management Action Plan established, additional protective measures must be
incorporated into the project improvements to provide reasonable assurance that the
proposed discharge will not cause or contribute to violations of state water quality standards.
Retention, detention, or a combination of both in the overall system have the following
volumetric requirements:
Wet detention volume provided for the greater of the first 1 inch of runoff over the
drainage area or 2.5 inches of runoff over the impervious area (excluding water bodies)
Dry detention volume provided equal to 75 percent of referenced amounts for wet
detention
Retention volume provided equal to 50 percent of the referenced amounts for wet
detention
Additional protective measures required by SFWMD include a site-specific pollutant loading
analysis and an additional 50 percent water quality treatment volume.
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The existing Wilson Boulevard typical section is a two-lane undivided rural roadway. Runoff
from the roadway drains to roadside ditches that ultimately discharge to the nearby canals,
directly or via side streets. Approximate onsite basin divides were developed based on canal
locations, drainage structures, 12-digit hydrologic unit sub-basin maps, 2-foot LIDAR1 contour
elevations, and the Collier County Stormwater Management Facilities GIS database.
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Wilson Boulevard, from Golden Gate Boulevard to Cypress Canal, is within the Curry Island
Drain sub-basin and generally drains north to the Cypress Canal. Although some adjacent
properties appear to include depressional or wetland areas, the roadside ditches provide
continuous conveyance within the existing ROW to the Cypress Canal. According to LIDAR
contours, existing Wilson Boulevard elevations range between 12 and 14 feet.
Page 721 of 3203
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North of the Cypress Canal to Immokalee Road, Wilson Boulevard is located along the boundary
between two sub-basins, Curry Island Drain (to Curry Canal) to the west and Horsepen Slough
(to Corkscrew Canal) to the east. Wilson Boulevard is approximately 1 mile east of Curry Canal
and 3/8 of a mile west of Corkscrew Canal. To minimize impacts to existing residential
driveways and reduce costs, the Corkscrew Canal will be proposed (to SFWMD) as the preferred
outfall canal for basins 3, 4, 5, and 6. In this segment, Wilson Boulevard is traversed by nine side
streets (10th Avenue to 24th Avenue) that extend west and east, terminating at the Curry and
Corkscrew Canals, respectively. Because there are no existing side drains at the traversing side
streets that would continue conveyance along Wilson Boulevard north-south, each side street
crossing serves as a natural drainage divide and discharge point and conveys water to the west
and east into their respective canals. For purposes of this evaluation, Wilson Boulevard from
Cypress Canal to Immokalee Road was sub-divided into four basins, with divides at 14th
Avenue, 18th Avenue, and 22nd Avenue.
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The existing Wilson Boulevard profile contains primarily flat slopes in this area and has an
elevation near 12 feet.
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The existing Wilson Boulevard profile contains primarily flat slopes in this area and has
elevations between 12 and 12.5 feet.
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The existing Wilson Boulevard profile contains primarily flat slopes in this area and has
elevations between 12 and 13 feet.
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North of 22nd Avenue, the existing Wilson Boulevard profile elevations increase from 13 to 14
feet near 24th Avenue, and up to 15 feet at the tie-in with Immokalee Road.
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The Wilson Boulevard proposed typical section consists of four 11-foot-wide lanes with 5-foot-
wide bike lanes, curb and gutter, a 6-foot-wide sidewalk on the west side of the road, a 10-foot-
wide pathway on the east side of the road, a 22-foot-wide grassed median, and grassed ditches
on each exterior of the road for a total 165-foot proposed ROW Easement (ROW) width. The
proposed exterior ditches would maintain existing offsite drainage patterns within the ROW by
Page 722 of 3203
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maintaining the hydraulic connections to the existing side street ditches. Runoff from the
proposed roadway would drain to a closed storm sewer system along the proposed curb and
gutter and conveyed to the proposed pond sites for water quality treatment and water quantity
attenuation. The ponds will also serve as floodplain mitigation.
Where feasible, two or more potential pond sites were identified within each basin based on a
variety of factors including basin-specific estimated storage volume requirements,
environmental conditions, soil conditions, site elevations (GIS contour elevations), discharge
points, tailwater conditions, and physical impacts to existing infrastructure.
Note: Sites that would impact occupied residential properties or public water supply wellheads
were removed from consideration.
Appendix A includes the proposed basin divides and potential pond site locations.
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Proposed pond sites for Basin 1 would outfall north directly to the Cypress Canal. Two potential
pond sites were identified for Basin 1 in the Study to avoid impacts to numerous water supply
wells and minimize distance to the canal. Piped conveyance systems to and from the potential
Basin 1 pond sites would be located within the Wilson Boulevard ROW.
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Proposed pond sites for Basin 2 would outfall north directly to the Cypress Canal. Four potential
pond sites were identified for Basin 2 in the Study to avoid impacts to numerous water supply
wells and minimize distance to the canal. Piped conveyance systems to the potential Basin 2
pond sites would be located within the Wilson Boulevard ROW and/or easements should the
location of the proposed ponds not be adjacent to Wilson Boulevard. The Pond 2 outfall pipes
to the Cypress Canal will be located within the Wilson Boulevard ROW.
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Depending on the pond site location, Basin 3 could outfall directly south to the Cypress Canal or
east to the Corkscrew Canal. Three potential pond sites were identified in the Study. Piped
conveyance systems to the potential Basin 3 pond sites would be located within the Wilson
Boulevard ROW, and possibly along easements within the side streets should the location of the
proposed ponds not be adjacent to Wilson Boulevard. The Pond 3 outfall conveyance pipes
could be located either within proposed Wilson Boulevard ROW or within easements along
10th Avenue NE to Cypress Canal or 12th Avenue NE to Corkscrew Canal.
Page 723 of 3203
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Proposed pond sites for Basin 4 outfall directly to the Corkscrew Canal. Two potential pond
sites were identified in the Study along the Cypress Canal and side streets, away from the public
water supply wells. Depending on the pond site location, piped conveyance systems to and
from the potential Basin 4 pond sites would be located within the Wilson Boulevard ROW and
possibly along easements within either 16th Avenue NE to the Corkscrew Canal or Jung
Boulevard E to the Corkscrew Canal.
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Proposed pond sites for Basin 5 outfall directly to the Corkscrew Canal. Five potential pond sites
(both wet and dry) were identified in the Study along Wilson Boulevard and side streets.
Depending on the pond site location, piped conveyance systems to the potential Basin 5 pond
sites would be located within the Wilson Boulevard ROW and possibly along easements within
the nearby side streets. The Pond 5 outfall pipes would be located within easements either
along 18th Avenue NE to Corkscrew Canal or 20th Avenue NE to Corkscrew Canal.
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Proposed pond sites for Basin 6 outfall directly to the Corkscrew Canal. Four potential pond
(both wet and dry) sites were identified in the Study along Wilson Boulevard and side streets,
away from the Immokalee Road frontage. Depending on the pond site location, piped
conveyance systems to the potential Basin 6 pond sites would be located within the Wilson
Boulevard ROW and possibly along easements within the nearby side streets. The Pond 6
outfall pipes would be located within easements either along 22nd Avenue NE to Corkscrew
Canal, 24th Avenue NE to Corkscrew Canal. Note: If a joint-use Pond 7 is deemed feasible,
discharge will be to the Cocohatchee Canal through the existing outfall pipe.
Page 724 of 3203
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Wilson BlvdGolden GateBlvdPage 725 of 3203
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Basin 1 limits: From Golden Gate Blvd to approximately 0.55 miles north of Golden Gate Blvd
along Wilson Blvd.
Based on the Design Criteria and the amount of needed treatment and attenuation for the
proposed amount of impervious area, the need for an approximate 4 Acre Pond Site has been
identified for Basin 1.
The proposed pond sites for Basin 1 would outfall north directly to the Cypress Canal. Two
potential pond sites were identified for Basin 1 to avoid impacts to numerous water supply
wells and minimize distance to the canal. The preferred pond site from the Study is no longer
viable due to development. An additional alternative was identified during design. Piped
conveyance systems to the potential Basin 1 pond sites would be located within the Wilson
Boulevard ROW. The Pond 1 outfall pipes to the Cypress Canal may be located within the
Wilson Boulevard ROW.
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Jacobs identified 2 viable options for Basin 1 (see Attachment 1):
• Pond Site 1-1: Consisting of Parcel Numbers 246 and 247 (Total 4.52 Acres)
• Pond Site 1-3: Consisting of Parcel Numbers 241 and 242 (Total 4.51 Acres)
Pond Site 1-3 was selected as the preferred alternative due to less anticipated wetland impacts.
Additionally, the two tracts comprising Pond Site 1-3 are controlled entirely by one person who
owns one of the tracts and controls the trust that owns the second tract, whereas Pond Site 1-1
consists of two owners.
The parcels identified for Pond Site 1-3 are required for a stormwater pond in Basin 1, and
Jacobs requested the County acquire these parcels to accommodate the stormwater
treatment and attenuation needed for the Wilson Boulevard Widening Project.
Note: The County has acquired the parcels for Pond Site 1-3.
Page 726 of 3203
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Page 727 of 3203
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Wilson Blvd Cypress Canal1st St NW
Page 728 of 3203
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Basin 2 limits: Approximately 0.55 miles south of Cypress Canal to Cypress Canal.
Based on the Design Criteria and the amount of needed treatment and attenuation for the
proposed amount of impervious area, the need for an approximate 4 Acre Pond Site has been
identified for Basin 2.
The proposed pond sites for Basin 2 would outfall directly to the Cypress Canal. Four potential
pond sites were identified for Basin 2 in the Study to avoid impacts to numerous water supply
wells and minimize distance to the canal. Two of those proposed pond sites are no longer
available due to development.
Piped conveyance systems to the potential Basin 2 pond sites would be located within the
Wilson Boulevard ROW. The Pond 2 outfall pipes to the Cypress Canal may be located within
the Wilson Boulevard ROW.
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Jacobs identified 2 viable options for Basin 2 (see Attachment 2):
• Pond Site 2-1: Consisting of Parcel Numbers 290RDUE2 and 292RDUE1 (Total 4.52 Acres)
• Pond Site 2-2: Consisting of Parcel Numbers 278 and 279 (Total 4.31 Acres)
Pond Site 2-2 was selected as the preferred alternative due to reduced anticipated wetland
impacts. Additionally, Pond Site 2-2 is owned entirely by a single owner, whereas Pond Site 2-1
consists of two owners (a “lot split” request has been filed for parcel 290RDUE2, Application
No. PL20230000853).
The parcels identified for Pond Site 2-2 are required for a stormwater pond in Basin 2, and
Jacobs requested the County acquire these parcels to accommodate the stormwater
treatment and attenuation needed for the Wilson Boulevard Widening Project.
Note: The County has acquired the requested parcels for Pond Site 2-2.
Page 729 of 3203
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Wilson Blvd
Page 731 of 3203
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Basin 3 limits: Wilson Blvd N from Cypress Canal to 14th AVE NW/NE.
Due to the construction of Vanderbilt Beach Road Extension (VBRX) and the existing drainage
trunklines which cross Wilson Boulevard, Basin 3 has been split into two subbasins: Basin 3A
(from Cypress Canal to VBRX) and Basin 3B (from VBRX to 14th Ave NW/NE).
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Basin 3A limits are from Cypress Canal to VBRX.
Two potential pond sites were identified for what is now Basin 3A in the Study to avoid impacts
to numerous water supply wells and minimize distance to the canal. A third option was
explored for this Pond Siting Report: Expanding the VBRX Wet Pond 3BN to Parcel 315.
Jacobs recommends routing the water into the southern VBRX Wet Pond 3BS. VBRX Wet Pond
3BS and Wet Pond 3BN are connected with an equalizer pipe (see Figure 3-1). These wet ponds
are near their capacity; therefore, Jacobs recommends acquiring Parcel 315 just north of the
northern pond (Wet Pond 3BN) to expand the Wet Pond 3BN’s treatment and attenuation
capacities. The existing discharge pipes from VBRX will be utilized for these ponds which will
result in significant cost savings for the project.
Note: A permit modification to the VBRX project will be required.
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Page 732 of 3203
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Based on the Design Criteria and the amount of needed wet detention and dry detention pre-
treatment and attenuation for the proposed amount of impervious area, the need for an
approximate 3 acre wet or dry pond site has been identified for Basin 3A.
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Jacobs identified 3 viable options for Basin 3A (see Attachment 3):
x Basin 3A Pond Site 3-1: (Total 4.53 Acres)
x Basin 3A Pond Site 3-2: Consisting of Parcel Number 295 (Total 4.38 Acres)
x Basin 3A VBRX Pond 3BN Expansion: Consisting of Parcel No. 37549320007 (Parcel
315) (Total 2.5 Acres)
Basin 3A VBRX Pond 3BN Expansion (Parcel 315) was selected as the alternative due to reduced
anticipated wetland impacts, the cost savings by utilizing an already constructed discharge pipe
(from VBRX), and the increased amount of stormwater storage achieved by expanding an
existing pond versus constructing a new pond with berms, slope tie-downs, etc. This parcel is
located along Wilson Boulevard and adjacent to an existing pond. Additionally, no permits have
been filed recently to construct residential homes on this parcel.
The parcel identified for Basin 3A is required for wet detention stormwater ponds in Basin 3,
and at this time Jacobs is requesting the County acquire this parcel to accommodate the
stormwater treatment and attenuation needed for the Wilson Boulevard Widening Project.
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Page 733 of 3203
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Basin 3B limits are from VBRX to 14th Ave NW/NE. The proposed expanded VBRX wet ponds
system will be unable to treat and attenuate both Basin 3A and Basin 3B. Therefore, Jacobs
identified the need for an additional parcel for a stormwater treatment pond.
Based on the Design Criteria and the amount of needed wet detention and dry detention pre-
treatment and attenuation for the proposed amount of impervious area, the need for an
approximate 3-acre wet or dry pond site has been identified for Basin 3B.
The proposed pond sites for Basin 3B would outfall directly to the Corkscrew Canal. Jacobs will
explore the possibility of utilizing the existing VRBX discharge pipes to the Corkscrew Canal,
which may result in significant cost savings.
One potential pond site (Pond Site 3-3) was identified for what is now designated Basin 3B
during the Corridor Study. A permit for constructing a single-family residence was issued on
December 31, 2024 (PRFH20240937730) on one of the parcels for the proposed pond site. As a
result, Jacobs identified an alternative pond site (Pond Site 3-4) at the northeastern parcel at
the intersection of VBRX and Wilson Blvd.
Piped conveyance systems to the potential Basin 3B pond site as well as outfall pipes to the
Corkscrew Canal would be located within the Wilson Blvd ROW and VBRX ROW (existing
discharge pipe).
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Jacobs identified 1 viable option for Basin 3B (see Attachment 3):
x Basin 3B Pond Site 3-4: Consisting of Parcel Numbers 37490400102 (Parcel 313)
(Majority of which County acquired for VBRX project) and Parcel No. 37490400005
(Parcel 314) (Approx. 3 Acres)
Basin 3B Pond Site 3-4 was selected due to the elimination of the viability of Pond Site 3-3 due
to the recently issued construction permit. Additionally, this parcel site is located near a major
intersection (Wilson Blvd and VBRX), where a pond site is preferred versus the construction of a
home due to access and safety reasons. Jacobs will explore the possibility of utilizing the
existing outfall pipe from the VBRX project for Wet Pond 3BS and 3BN, potentially saving the
County money.
The parcels identified for Basins 3B are required for wet detention and/or dry detention
stormwater ponds in Basin 3, and at this time Jacobs is requesting the County acquire these
parcels to accommodate the stormwater treatment and attenuation needed for the Wilson
Boulevard Widening Project.
Page 734 of 3203
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Field visits were conducted on the properties for Basins 3A and 3B, and the map and photo package
is appended at the end of this report (see Appendix B).
Page 735 of 3203
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The County acquired a road right of way, drainage & utility easement over the southerly 100’ of
this property for the VBRX project. The entire property, as well as the parcel just north, are
currently owned by the same owner. See below ROW map from the VBRX project.
Page 736 of 3203
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Wilson Blvd
Page 737 of 3203
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Basin 4 limits: Wilson Blvd N from 14th AVE NW/NE to 18th AVE NW/NE.
Based on the above Design Criteria and the amount of needed treatment and attenuation for
the proposed amount of impervious area, the need for an approximate 4-acre wet pond site
has been identified for Basin 4.
The proposed pond site for Basin 4 would outfall directly to the Corkscrew Canal along a side
street. Two potential pond sites were identified for Basin 4 during the Corridor Study to avoid
impacts to numerous water supply wells and minimize distance to the canal; however, both of
those sites are no longer viable due to recent permits filed for construction of a new home or
lot split permit requests. As a result, potential alternative sites were evaluated, and one feasible
site (Pond Site 4-2: Parcel Number 37742200005) was identified for this pond siting report.
Piped conveyance systems to the potential Basin 4 pond site would be located within the
Wilson Boulevard ROW and either the Jung Blvd E or 18th AVE NE ROW. The Pond 4 outfall pipes
to the Corkscrew Canal may be located within either the Jung Blvd E ROW or the 18th AVE NE
ROW.
An environmental field review indicated the presence of significant gopher tortoise
burrows/activity on Pond Site 4-2. Multiple field visits were conducted on the properties, and
the Pond Site 4-2 map and photo package is appended at the end of this report (see Appendix
C). A cost analysis of the anticipated gopher tortoise mitigation was conducted.
Our gopher tortoise mitigation costs findings are summarized below:
x Gopher Tortoise Mitigation ($6,000/Tortoise, assuming 50% occupancy):
o Encountered 33 Potentially Occupied Adult Burrows (round up to 34 whole
burrows)
o Pond Site 4-2 Cost Estimate = $102,000 (34*6,000*.5 = $102,000)
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Jacobs identified 1 viable option for Basin 4 (see Attachment 4):
• Pond Site 4-2: Parcel Number 37742200005 (Total 4.65 Acres excluding Jung Blvd E and
18th AVE NE ROW)
Pond Site 4-2 was selected as the preferred pond site due to its availability and elimination of
all previous alternatives. Additionally, no permits have been filed recently to construct
residential homes on this parcel. Gopher Tortoise mitigation is anticipated with this parcel.
Page 738 of 3203
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The parcel identified for Pond Site 4-2 is required for a stormwater pond in Basin 4, and at
this time Jacobs is requesting the County acquire this parcel to accommodate the stormwater
treatment and attenuation needed for the Wilson Boulevard Widening Project.
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Page 739 of 3203
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Wilson Blvd
Page 740 of 3203
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Basin 5 limits: Wilson Blvd N from 18th AVE NW/NE to 22nd AVE NW/NE.
Based on the above Design Criteria and the amount of needed wet detention and dry detention
pre-treatment and attenuation for the proposed amount of impervious area, the need for an
approximate 4-acre wet pond site and approximate 2-acre dry pond site has been identified for
Basin 5.
The proposed pond sites for Basin 5 would outfall directly to the Corkscrew Canal. Five
potential pond sites were identified for Basin 5 during the Corridor Study to avoid impacts to
numerous water supply wells and minimize distance to the canal. However, one of those sites
are no longer viable (Pond Site 5-1) due to development, and another potential pond site’s
(Pond Site 5-4) size has been reduced by half due to development. The preferred alternative
from the Corridor Study (Pond Site 5-2, consisting of a 5.28-acre wet pond site and a 2.18-acre
dry pond site) was selected for this Pond Siting Report. Piped conveyance systems to the
potential Basin 5 pond sites as well as outfall pipes to the Corkscrew Canal would be located
within the Wilson Boulevard ROW and the 18th AVE NE ROW.
An environmental field review indicated the presence of significant gopher tortoise
burrows/activity on Pond Site 5-2 (Wet, Parcel Numbers: 37742280009 & 37743480002).
Multiple field visits were conducted on the properties, and the Pond Site 5-2 (Wet) map and
photo package is appended at the end of this report (see Appendix D). A cost analysis of the
anticipated gopher tortoise mitigation was conducted.
Our anticipated gopher tortoise mitigation costs findings are summarized below:
x Gopher Tortoise Mitigation ($6,000/Tortoise, assuming 50% occupancy):
o Encountered 41 Potentially Occupied Adult Burrows (round up to 42 whole
burrows)
o Pond Site 5-2 (Wet) Cost Estimate =$126,000 (42*6,000*.5 = $126,000)
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Jacobs identified 2 dry pond options and 2 wet pond options to accommodate both wet
detention and dry detention pre-treatment for Basin 5 (see Attachment 1):
x Pond Site 5-2 (Dry): Consisting of Parcel Number: 37740280001 (Parcel 368) (Total 2.18
Acres excluding Wilson Blvd and 18th AVE NE ROW)
x Pond Site 5-2 (Wet): Consisting of Parcel Numbers: 37742280009 (Total 2.64 Acres
excluding 18th AVE NE ROW), and 37743480002 (Total 2.64 Acres excluding 18th AVE
NE ROW)
x Pond Site 5-3 (Wet): Consisting of Parcel Numbers 376 and 377
x Pond Site 5-4 (Dry): Consisting of Parcel Number 397
Page 741 of 3203
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Note:Pond Site 5-3 (Wet) would have substantial impacts to
forested freshwater wetlands, Class III Waters, and require
additional floodplain compensation based on field visits and a
review of adjacent single-family construction permits filed for
the northern (parcel 380) and southern (parcel 373)
neighboring parcels (County permit no. PRFH20220418388 and
PRFH20230836105).
Jacobs did not recommend the alternative Pond Site 5-3 (Wet),
due to the significant costs of anticipated wetland mitigation,
anticipated floodplain compensation, and additional costs
associated with additional outfall pipes.
Note: Pond Site 5-2 (Dry) is needed to achieve the needed dry
detention treatment and attenuation requirements. Pond Site
5-2 (Dry) was selected over Pond Site 5-4 (Dry) due to the
proximity of Pond Site 5-2 (Wet) pond site, thus saving money
on discharge pipes. Both Pond Sites 5-2 (Dry) and Pond Site 5-4
(Dry) would require some wetland mitigation.
We anticipate Pond Sites 5-2 (Wet) will share a drainage outfall pipe down 18th AVE NE with
Pond Site 5-2 (Dry) as well as with Pond Site 4-2, and all three ponds will share 1 single outfall
pipe to the Canal, minimizing impacts to residential driveways and existing infrastructure, thus
saving the County money on construction.
The parcels identified for Pond Site 5-2 (Wet) and Pond Site 5-2 (Dry) are required for both a
wet detention and dry detention stormwater pond in Basin 5, and at this time Jacobs is
requesting the County acquire these parcels to accommodate the stormwater treatment and
attenuation needed for the Wilson Boulevard Widening Project.
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Page 743 of 3203
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Page 745 of 3203
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Basin 6 limits: Wilson Blvd N from 22nd AVE NW/NE to Immokalee Road.
Based on the above Design Criteria and the amount of needed treatment and attenuation for
the proposed amount of impervious area, the need for an approximate 3 to 4-acre wet pond
site has been identified for Basin 6, with the potential for dry detention treatment.
The intent of this Pond Siting Report is to identify the alternative pond sites in Basin 6;
however, Jacobs is not recommending to the County to acquire any pond site at this time due
to the planned Immokalee Road 8-Lane Widening project and the planned St. John Paul II Parish
(approximately 42 acres) development at the southwest corner of Wilson Boulevard and
Immokalee Road. These projects are evaluating the feasibility of reconfiguring the existing
Immokalee Road Pond 7 as a joint-use pond for the Church Site, the planned 8-lane widening of
Immokalee Road and the improvements to Wilson Boulevard in Basin 6. If a joint-use Pond 7 is
deemed feasible, discharge will be to the Cocohatchee Canal through the existing 48” outfall
pipe.
Note: The agreement with the County and the proposed Church for a redesigned joint-use Pond
7 has not been finalized at this time. Therefore, if an agreement cannot be reached,an
additional parcel(s) will be required for a pond site in the future for Basin 6. This will require
an addendum to this Pond Siting Report identifying the preferred pond site.
If needed for the Widening Project, the recommended pond site for Basin 6 would outfall
directly to the Corkscrew Canal along a side street. Three potential pond sites (one dual pond
site) were identified for Basin 6 during the Corridor Study to avoid impacts to numerous water
supply wells and minimize distance to the canal.
At this time, all parcels for the three alternatives remain undeveloped and available for
potential pond sites and no permits have been filed on the four parcel sites for construction of
a single-family home.
Piped conveyance systems to the potential Basin 6 pond site would be located within the
Wilson Boulevard ROW and either 22nd AVE NE ROW or 24th AVE NE ROW. The Pond 6 outfall
pipes to the Corkscrew Canal may be located within either 22nd AVE NE ROW or 24th AVE NE
ROW.
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At this time, Jacobs does not recommend acquiring any potential pond site(s) in Basin 6 until
further exploration of the feasibility of utilizing the future redesigned Pond 7 from the
Immokalee Road 8-Lane Widening Project and St. John Paul II Parish Church Development.
When/if a pond site must be recommended for Basin 6, an addendum to this Pond Siting
Report will be provided to the County which recommends the preferred alternative.
Page 746 of 3203
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Page 747 of 3203
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Page 748 of 3203
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Project Purpose and Need
The primary purpose of the Wilson Boulevard widening project is to address population growth,
traffic congestion and lack of system connectivity in the Golden Gate Estates and eastern Collier
County areas. The project is needed to increase capacity along Wilson Boulevard and to
improve overall traffic circulation and connectivity in the Golden Gate Estates and eastern
Collier County areas.
Regional Location Map
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Page 749 of 3203
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Project Location Map
The following factors were considered prior to recommending the proposed project
improvements and determining the preferred typical section and needed ROW easements for
the roadway widening as well as the stormwater management:
1. Alternative Alignments
Capacity Need
The project is needed to relieve existing and future traffic congestion along Wilson Boulevard,
particularly between Immokalee Road, the Vanderbilt Beach Road Extension (VBRX) (under
construction), and Golden Gate Boulevard. Wilson Boulevard will function as an arterial north-
south collector in Golden Gate Estates area. While Wilson Boulevard currently operates at an
acceptable level of service (LOS), the 2021 AUIR notes that Wilson Boulevard has experienced a
10% to 20% increase in peak hour directional traffic volume since 2020. Furthermore,
preliminary traffic modeling indicates that, without the proposed improvements, Wilson
Page 750 of 3203
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Boulevard will be failing by 2045 in the segment between the future VBRX and Immokalee
Road.
The VBRX project extends Vanderbilt Beach Road from Collier Boulevard (CR 951) to 16th Street
Northeast and includes a new intersection at Wilson Boulevard (construction of VBRX is
estimated to be completed by 2026). The VBRX project provides additional east-west
connectivity and capacity in eastern Collier County and Golden Gate Estates area. VBRX is
expected to help relieve traffic congestion in the area, particularly along Golden Gate Boulevard
and the already congested Immokalee Road, which is a regional east-west facility that carries
traffic from eastern Collier County to I-75 and Naples. When the VBRX project is complete,
traffic along Wilson Boulevard is expected to increase as travelers use the facility to access
VBRX as an alternative east-west route in the area.
System Connectivity Need
The project is needed to improve the overall traffic network and system connectivity in the
Golden Gate Estates and eastern Collier County area. Mobility in eastern Collier County is
constrained by conservation lands in the northeastern and southeastern parts of the County.
The area also is constrained by a canal system (South Florida Water Management District
[SFWMD] Golden Gate Canal Basin) created in Collier County during the 1960s to drain the
lands for residential development. The development resulted in residential lots that are 1 to 5
acres in size and are connected by a coarse grid of roads with few connecting cross streets, and
a canal system that traverses the residential grid. Most of the roadways in eastern Collier
County and Golden Gate Estates dead end at the canals, reducing overall mobility in the area.
North-South Roadway Alternatives
Currently, there are no north-south roadways east of Collier Boulevard that are wider than two
lanes in eastern Collier County today. Wilson Boulevard would be the first four-lane roadway
east of Collier Boulevard (approximately 5 miles to the east) and will provide additional north-
south capacity and connectivity in the area. The recent shoulder improvements and bridge
addition on 8th St NE provided connectivity improvements in the area from Randall Boulevard
to Golden Gate Boulevard, but did not increase overall capacity. The planned shoulder
improvements and bridge addition on 16 th St NE will provide connectivity improvements in the
area from Randall Boulevard to Golden Gate Boulevard but will not increase overall capacity.
The planned 4-lane widening of Everglades Boulevard from Oil Well Road to future VBRX (Phase
II) will increase capacity and improve connectivity in the area. All of these roadway
improvements have been considered during the preparation of the Wilson Boulevard Corridor
Study. The proposed roadway improvements are identified in the 2045 LRTP.
Wilson Boulevard Corridor Study
A corridor study was performed in 2022 (Wilson Boulevard Corridor Study) to evaluate
alternatives to widen Wilson Boulevard North (Wilson Boulevard), from Golden Gate Boulevard
(CR 876) to Immokalee Road (CR 846) from a two-lane undivided, rural facility to a four-lane
divided, urban roadway with curb and gutter with a “closed” (stormwater inlets, pipes, ponds)
Page 751 of 3203
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drainage system. The full version of the original study is available for review under the Collier
County Transportation Planning Section’s past studies at:
https://www.colliercountyfl.gov/government/transportation-management-services/capital-
project-planning-impact-fees-and-program-management/transportation-planning-
section/planning-studies
Wilson Boulevard is located within a roadway easement that is 100 feet wide (50 feet on either
side of the plat centerline). Wilson Boulevard is approximately 27 feet wide, and was
constructed east of the center plat line, leaving approximately 18 feet of existing roadway
easement available to the east of the roadway and approximately 55 feet available to the west
of the roadway.
A typical section analysis was performed to identify a typical section that addresses the
project’s purpose and need and meets design criteria, but minimizes impacts to resources in
the project area, including numerous residential properties and driveways, non-residential
properties, environmentally sensitive areas, and the Collier County Public Utilities Department
water supply production wells and associated infrastructure. Various typical section widths
(between 160 feet to 200 feet wide) were evaluated. The analysis revealed that a typical
section width of 165 feet met the project needs with the least amount of impacts along the
project corridor, with 80 feet required to the west of the center plat line, and 85 feet east of
the center plat line (typical).
Excerpt from the Wilson Boulevard Corridor ROW Impacts Exhibit (Appendix E)
Page 752 of 3203
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The above excerpt from the Wilson Boulevard Corridor ROW Impacts Exhibit illustrates the
various corridor widths that were evaluated. The impacts to neighboring homes and well
houses/vaults were evaluated at varying ROW widths (in five-foot intervals). The intent for
establishing the alignment was to provide a “line of best fit” and minimize/equalize impacts to
both the western and eastern parcels, whenever possible. Please refer to Appendix E to view
the entire Wilson Boulevard Corridor ROW Impacts Exhibit.
Note: An additional 5 feet is required on the eastern side to accommodate the 10-foot-wide
pathway and to avoid impacts to the existing public utility wells located on the west side of the
corridor.
2. Safety Factors
A preliminary review of crash data indicates the highest crash locations within the study area
were at the two major intersections, Golden Gate Boulevard and Immokalee Road. Additionally,
no lighting exists along the project corridor. Safety enhancements proposed include lighting at
the intersections and all cross streets to improve nighttime visibility for motorists, pedestrians,
and bicyclists. Currently, there are no bicycle lanes or sidewalks along Wilson Boulevard within
the project limits, forcing bicyclists and pedestrians, along with transit users, to share the road
shoulder with motorists. The proposed improvements are anticipated to increase pedestrian
and bicyclist safety by adding a sidewalk (6-feet), a shared-use path (10-feet), and bike lanes (5-
foot) to reduce conflicts between motorists, pedestrians, bicyclists, and transit users. Further,
the improvements include the addition of a raised median (22 foot wide) and turning lanes
(right turn lanes and median left turn lanes) at cross streets along Wilson Boulevard to help
reduce conflict points associated with left turns from residential properties and businesses
along the project corridor, and to reduce conflict points at the intersections.
Page 753 of 3203
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Enhancing Emergency Access
An increasing number of residents in northeastern Collier County are in a relatively isolated
area of Collier County and have access to a limited roadway network for emergency
evacuations related to hurricanes and brush fires. The proposed improvements provide
additional capacity for emergency evacuations. Furthermore, the proposed improvements will
improve north-south mobility and connectivity along the project corridor, enhancing access and
reducing travel time for emergency responders.
Improving Multimodal Mobility
One Collier Area Transit (CAT) bus route runs along the project corridor (Route 19) and is served
by six bus stops. The lack of sidewalks and bike lanes along the project corridor, as well as the
lack of bus stop pads, make transit use in the area challenging. The addition of sidewalks, a
shared-use path, bicycle lanes, and bus stop pads will provide a user-friendly experience that
promotes walking, bicycling, and transit use within the project area. Additionally, within the
project limits, Immokalee Road and Golden Gate Boulevard include pedestrian and bicycle
facilities, and similar facilities are being constructed as part of the VBRX project. The addition of
pedestrian and bicycle facilities on Wilson Boulevard will improve connectivity and multimodal
mobility options from Wilson Boulevard to other major facilities in the area.
Improving Congestion and Traffic Operations
The widening of Wilson Boulevard will improve congestion, traffic operations, and safety on the
nearby existing north-south parallel roadway arterial collectors (Collier Boulevard, 8th St NE,
16th St NE (planned bridge and shoulder improvements), Everglades Boulevard (planned 4-lane
widening), and Desoto Boulevard) by redirecting traffic away from those congested roadways in
the Golden Gate Estates. Since Collier Boulevard (6-lane), Wilson Boulevard (2-lane), 8th St NE
(2-lane), Everglades Boulevard (2-lane), and Desoto Boulevard (2-lane) are currently the only 5
major north-south arterials serving the Golden Gate Estates, this roadway widening will
improve access during evacuation as well as response times for the area's Emergency Services,
especially when the Vanderbilt Beach Road Extension construction is completed.
Safety considerations and design criteria includes:
x Alignments (Horizontal and Vertical) are based on Florida Department of Transportation
(FDOT) Criteria
x Vertical profile will mitigate flooding of the roadway during storm events
x A 22-foot median will be provided
x Turn lanes will be provided at all cross-street intersections
x Sight Distance criteria will be met or exceeded throughout the corridor
x Signing and pavement markings are based on FDOT and Collier County guidelines
Page 754 of 3203
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x A 10-foot multi-use pathway will be provided along the east side of Wilson Boulevard,
and a 6-foot sidewalk will be provided along the west side of Wilson Boulevard to
provide for safe circulation of pedestrian and bike traffic
x 5-foot bike lanes will be provided along Wilson Boulevard
x Lighting will be provided at all intersections, the entire corridor may be lit pending
public feedback
x Collier County Public Schools bus pads are planned at every cross street
3. Long Range Planning Factors
The Collier Metropolitan Planning Organization (MPO) and Collier County Transportation
Planning division have been planning the widening of Wilson Boulevard for many years. Past
planning activities are as follows:
The Collier MPO 2035 Long Range Transportation Plan (adopted December 2010) identified this
existing 2-lane rural section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in
the Needs Plan as a 4-lane urban typical section.
The Collier MPO 2040 Long Range Transportation Plan (adopted December 2015) identified this
existing 2-lane rural section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in
the Needs Plan (Needs Rank 51) as a 4-lane urban typical section.
The Collier MPO 2045 Long Range Transportation Plan (adopted December 2020) identified this
existing 2-lane rural section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd) in
the Existing Plus Committed (E+C) Roadway Project network (Map ID 100) as a 4-lane urban
typical section.
The Collier MPO 2050 Long Range Transportation Plan (Draft, due December 2025) identifies
this existing 2-lane rural section of Wilson Boulevard (from Golden Gate Blvd to Immokalee Rd)
in the Existing Plus Committed (E+C) Roadway Project network as a 4-lane urban typical section.
4. Environmental Factors
The alternatives analysis considered environmental factors such as wetlands, panther habitat,
gopher tortoise impacts, etc. The historic hydrology in the regional area has been impacted by
the drainage network of nearby canals, including Curry, Cypress and Corkscrew Canals. The
canals have severed historical sheet flow and severely altered the hydroperiod of wetlands in
the area due to the existing Wilson Boulevard roadway. Roads and roadside ditching have also
altered historical wetlands in the area, isolating their hydrologic connection.
Wetlands and Surface Waters
Preliminary desktop analysis indicates potential impacts to adjacent wetlands within the
proposed ROW easement footprint. These potential impacts are associated with existing hydric
soil. Mitigation would be required should field investigations indicate the presence of wetlands
Page 755 of 3203
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within the limits of construction. The amount of mitigation required for direct and secondary
impacts will be determined by the permitting agencies. Additional wetland and surface water
impacts from the project pond sites will be determined based on the pond sites identified and
acquired during the design phase. During the evaluation of feasible pond sites, impacts to
existing wetlands will be considered when analyzing preferred alternative pond sites in an
effort to minimize impacts to wetlands.
Other minor surface water impacts associated with the bridge replacement and widening at the
Cypress Canal are anticipated. Additionally, widening the roadway and extending the length of
the existing bridge culvert at the Cocohatchee Canal is anticipated to result in temporary
surface water impacts. A natural resources evaluation is recommended during the design phase
to assess potential impacts to wetlands and to facilitate coordination and concurrence with the
permitting agencies.
Protected Species and Habitat
Based on the review of available information from the Florida Fish and Wildlife Conservation
Commission (FWC) and USFWS in relation to the potential habitat impacts that may be
associated with the proposed project, potential federal and state-listed/protected species
(including protected non-listed wildlife species) were identified that may occur in the project
vicinity. A Florida Natural Areas Inventory (FNAI) Tracking List was obtained for the project area,
as well as an IPaC report. Wilson Boulevard, north of the Cypress Canal, is located within the
Secondary Panther Zone. Impacts are anticipated and will be mitigated for clearing of lands for
the project area (additional widening) and pond sites.
Impacts from the Cypress Canal Bridge will be negligible to the man-made canal, and the
proposed bridge will include wildlife shelves to facilitate wildlife connectivity. Best
management practices will be followed during construction, such as floating turbidity barriers
to minimize turbidity within the existing canals.
5. Costs of Competing Alternatives
Costs to construct this project have been carefully considered in the analysis during the
planning and design stages of this project. During the Alignment Alternatives Analysis, the
preferred alignment was chosen to minimize construction costs, environmental impacts, ROW
acquisition and residential and business displacement to the greatest extent practicable. The
preferred alignment was chosen based on the best combination of those factors. The design
process only considers and includes those elements essential to the purpose of the project,
thereby maintaining the costs in the Capital Improvement Program and insuring a financially
feasible construction project. The current estimate of Probable Cost is $95M (FY25). As the
project progresses through the design and permitting, the overall project costs will become
more defined and developed.
Page 756 of 3203
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Page 757 of 3203
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CountyAcquired
Pond
Site 2-2
CountyAcquired
Pond Site 1-3
Page 758 of 3203