north collier fire control and rescue district

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NORTH COLLIER FIRE CONTROL AND RESCUE DISTRICT

BOARD OF FIRE COMMISSIONERS’ MEETING Wednesday, January 9, 2019 9:00 A.M.

1885 Veterans Park Drive Naples, FL 34109

AGENDA (FINAL)

1. CALL TO ORDER

2. PLEDGE OF ALLEGIANCE

3. APPROVAL, ADDITIONS OR DELETIONS TO AGENDA

4. APPROVAL OF MINUTES

A. December 11, 2018 BOFC Meeting

5. CHIEF’S REPORT

6. TREASURER’S REPORT

7. LABOR REPORT

8. CONSENT AGENDA

General Fund Budgeted

1 Panasonic Toughbook (qty:3) - (CF-3188-02VM) $11,999

2 Gmail annual renewal & maintenance $26,661

3 Microsoft Dynamics GP annual maintenance $5,011

4 $0

General Fund Budgeted TOTAL $43,671

General Fund Unbudgeted

1 None $0

General Fund Unbudgeted TOTAL $0

Impact Fee Fund Budgeted

1 None $0

Impact Fee Fund Budgeted TOTAL $0

Inspection Fee Fund Budgeted

1 I None $0

of 2

Inspection Fee Fund Budgeted $0

Addition of Fixed Assets

1 None $0

Addition of Fixed Assets TOTAL $0

Deletion of Fixed Assets

1 None $0

Deletion of Fixed Assets $0

Other

1 Fire Chief Travel to Governor’s Hurricane Conference in West $1,060 Palm Beach (May 14-17, 2019): Conference Registration Fee $260; Hotel for 3 nights $600; District Gas $50; Per Diem $150

Other TOTAL $1,060

9. OLD BUSINESS

A. Request for Board Approval of Monthly Message from the Board

B. Request for Board Direction Regarding Disposition of Yarberry Lane Property

C. Request for Board Direction Regarding Sale of Station 40

D. Request for Board Direction Regarding District Consolidation with Remaining Two

Independent Special Fire Control Districts in Collier County

E. Request for Board Discussion Regarding Consolidated Collier Fire Assessment Report

10. NEW BUSINESS

A. Annual Nomination and Election of Chairman, Vice-Chairman and Secretary-

Treasurer for Board of Fire Commissioners

B. Annual Appointments of Commissioners to Serve on District Committees

C. Request for Board Approval for Letter of Support Regarding Proposed GASB

Reporting Standard Change

D. Request for Board Adoption of Resolution 19-001 to Revise District Policy 3.15-

Insurance

E. Request for Board Discussion Regarding Renewal of Contract for Associate District

Medical Director Dr. Jeffery Panozzo

11. COMMENTS BY COMMISSION AND PUBLIC

12. ADJOURNMENT

of 2


BOARD OF FIRE COMMISSIONERS’ MEETING Tuesday, December 11, 2018 9:00 A.M.

1885 Veterans Park Drive Naples, FL 34109

MINUTES (DRAFT)

1. CALL TO ORDER

Meeting called to order at 9:00 a.m. by Chairman Lombardo.

2.

3.

4.

5.

6.

PLEDGE OF ALLEGIANCE

OATH OF OFFICE FOR COMMISSIONERS BURKE, CALAMARI & LOMBARDO (1:40)

CFO Ben Van Klingeren swore in Commissioners Burke, Calamari and Lombardo. Ex-

Commissioner Chao was recognized for his service to the Board.

APPROVAL, ADDITIONS OR DELETIONS TO AGENDA (6:08)

Commissioner Feder moved to approve Agenda as presented. Commissioner Calamari

seconded. MOTION PASSED UNANIMOUSLY

APPROVAL OF MINUTES (6:38)

A. November 14, 2018 BOFC Meeting

Commissioner Crossan moved to approve minutes as presented. Commissioner Feder

seconded. MOTION PASSED UNANIMOUSLY.

CHIEF’S REPORT (7:07)

Chief Cunningham took following actions:

Recognized CERT team members with Distinguished Service Award for Hurricane

Michael deployment: Charles Ganjamie, Tessa Anthony, Amanda Reeves, Ray

Wodynski, Louie Jelloe, Peter Fleming, Scott Rushford, Lisa Rushford, Brent

Paulhus and Bryan Holmes

Recognized NCFR personnel with Distinguished Service Award for Hurricane

Michael deployment: BC Robert Smith, Lt. Mike Hoover, Eng. Chris Perry, FF Gregg

Abenanti, FF Kevin Lynch, Lt. Robert Loewel, Lt. Robert Kline, Eng. John McDaniel,

FF Mario Mendoza-Aboytes, Eng. Robert Hardy, FF Vincent Parker, BC Steven

Rodriguez, Lt. Paul Manguso, FF Jeffrey Colon, Eng. Kevin Bee, FF Nicholas

Kompinski, Eng. Michael Spicuzza and FF Chandler Craft

Page 1 of 5

Recognized NCFR personnel with Letter of Commendation: Capt. Adam DiSarro,

FF Colton Wienk, FF Manny Romero

Recognized NCFR personnel with Meritorious Award: Eng. Albert Heasley

Recognized NCFR personnel with Unit Action Citation: FF Curtis Dean and Eng.

Millard Taylor

Introduced FF Zak Jones and Eng. Brian Orsine of Brotherhood Ride who

recognized District and Board for support of program and presented framed print

Gave update on Station #10 relocation due to overpass development with

Commissioner Feder agreeing to attend with Staff next FDOT meeting regarding

Randall Blvd.; wildfire and hurricane reimbursements; CERT Ring the

Bell/Salvation Army campaign and approval of Collective Bargaining Agreement

by Local 2297

Reminded Board that EMA would be evaluating COPCN next day with BOCC vote

on January 8th

7. TREASURER’S REPORT (37:02)

Commissioner Crossan read summary of highlights of Treasurer’s Report. Board accepted report into record. Staff clarified that excess homestead exemption funding no longer lost

with the failure of legislation to pass would not affect budget until 2019/2020.

8. LABOR REPORT (39:38)

President Chris Spencer gave verbal report of various updates including annual Angela’s

Angels Christmas toy drive and introduced recently elected Local 2297 executive officers

William Szczepkowski, Justin Gibson and Brian Wertz.

9. CONSENT AGENDA (46:04)

General Fund Budgeted

1 Commission on sale of Tower 44 $10,500

3 Truck Repair (#1994 – 2008 F250) $5,876

General Fund Budgeted TOTAL $16,376

General Fund Unbudgeted

1 None $

General Fund Unbudgeted TOTAL $

Impact Fee Fund Budgeted

1 None $

Impact Fee Fund Budgeted TOTAL $

Inspection Fee Fund Budgeted

1 Annual Subscription Renewal – Mobile Eyes $33,575

Inspection Fee Fund Budgeted $33,575

Page 2 of 5

I Addition of Fixed Assets

1 None $

Addition of Fixed Assets TOTAL $

Deletion of Fixed Assets

1 I None $

Deletion of Fixed Assets $

Other

1 I None $

Other TOTAL $

Commissioner Calamari moved to approve Consent Agenda as presented. Commissioner

Crossan seconded. MOTION PASSED UNANIMOUSLY.

(Break)

10. OLD BUSINESS

A. Request for Board Approval of Monthly Message from the Board (1:01:40)

Commissioner Feder moved to approve minutes as presented. Commissioner

Calamari seconded. The Board directed Staff to move quote from Chief Cunningham

be moved to the beginning of the letter. MOTION PASSED UNANIMOUSLY

B. Request for Board Approval of District’s 2018-2023 Strategic Plan (1:03:54)

Executive Director D’Angelo noted that the changes requested at previous meeting had been made. Board directed Staff to clarify in plan that dates associated with

capital budget items such as fire stations were strictly goal dates, and that projects

had not been scheduled or funded. Commissioner Feder moved to approve Strategic

Plan 2018-2023 as presented with revision as noted. Commissioner Crossan seconded.

Public comments, including from Tyler Day of Orange Blossom Community Alliance,

reiterated opposition to station at Yarberry Lane. MOTION PASSED UNANIMOUSLY.

C. Request for Board Adoption of Corrected Resolution 18-031 Amending Pension Plan

(1:23:10)

Chief Cunningham explained need for correction in resolution. Commissioner Feder

moved to approve minutes as presented. Commissioner Calamari seconded. MOTION

PASSED UNANIMOUSLY.

D. Request for Board Direction Regarding Fire Chief Selection Process (1:23:55)

Chief Cunningham gave summary of next steps in process. Commissioner Feder

moved to proceed with posting of job internally/externally by Friday, December 15th

for 30 day recruitment session. Discussion ensued regarding scaling back search to

only internal candidates. Chairman Lombardo seconded Commissioner Feder’s

Page 3 of 5

motion from before. Public comments and discussion followed with support for both

scenarios noted. MOTION PASSED 3:2 (Commissioners Calamari and Burke dissenting)

Comments by Public for Old Business (1:39:32) District realtor Kevin Pelitera noted that Nick Stefanis of Gulf Western Roofing, who

presented proposal at November 14, 2018 meeting for barrier-free development for

disabled at Yarberry Lane, and was present at this meeting, was proposing addition of

small fire station within his proposed development, and would be submitting proposal

after meeting. The Board noted concern about accepting proposal prior to anticipated

sealed bid process for purchase of property and advised that proposal would become

public record. Chairman Lombardo directed Staff to analyze small station scenario.

Tyler Day of Orange Blossom Community Alliance noted he couldn’t comment on small station proposal until he had more information to convey to residents. Director

D’Angelo noted that market analysis for Yarberry Lane was still in process.

11. NEW BUSINESS

A. Request for Board Approval of Renewal of Property, Liability and Auto Insurance

with VFIS for the Period of January 1, 2019 through December 31, 2019 (1:58:50)

Commissioner Burke moved to approve the VFIS proposal for period of January 1,

2019 through December 31, 2019 as presented. Commissioner Calamari seconded.

MOTION PASSED UNANIMOUSLY.

B. Request for Board Approval for Fire Chief Annual Merit Increase (1:59:27)

Chief Cunningham noted performance measures were included for Board review and

that additional performance matrix were to follow within 30-60 days for effect of new

station(s) on response time percentiles and what costs would be required to meet 90

percentile. Commissioner Feder moved to approve 2% merit increase for Fire Chief as

provided for in employment contract. Commissioner Burke seconded. MOTION

PASSED UNANIMOUSLY.

C. Request for Board Approval for Tindale-Oliver to Prepare Indexing Methodology for

District’s Impact Fees (2:07:28)

Director D’Angelo gave summary background of request. Discussion followed that full

studies would still periodically be needed. Discussion continued regarding the

possibility of using impact fees for station development, including for Station 10

where future relocation is due to growth in Collier County. Chairman Lombardo

moved to approve for Tindale-Oliver to prepare indexing methodology for District’s impact fees along with provision for factoring in full study as recommended by

Tindale-Oliver, but no longer than every five years. Commissioner Calamari seconded.

Board directed Staff to obtain opinions for use of impact fees for Station 10 relocation

from MOTION PASSED UNANIMOUSLY.

Page 4 of 5

ADJOURNMENT

Commissioner Calamari moved to adjourn the meeting. Commissioner Crossan seconded.

MOTION PASSED UNANIMOUSLY Meeting adjourned at 11:35 a.m.

D. Request for Board Approval of Engagement of Attorney Laura Donaldson for

Legislative Representation Before 2019 Legislative Session (2:15:02)

Chairman Lombardo moved to approve engagement of Attorney Laura Donaldson for

legislative representation before 2019 legislative session and waiver of bidding policy.

Commissioner Calamari seconded. MOTION PASSED UNANIMOUSLY

E. Request for Board Approval of Vacating Easement for Caribbean Mobile Home Park

(2:15:57)

Chief Cunningham explained request from Johnson Engineering and noted no

objections from Staff. Chairman Lombardo moved to issue a letter of no objection for

the vacating of the easement for Caribbean Mobile Home Park. Commissioner Burke

seconded. MOTION PASSED UNANIMOUSLY

F. Request for Board Discussion Regarding Letter of Intent for Purchase of Station 40

(2:17:58)

Chief Cunningham gave background summary for item. Discussion ensued regarding

proposed re-development of shopping center behind station and possibility for co-

ownership with Collier County EMS or City of Naples of new, relocated station on

District’s nearby Kathleen Court property. Kevin Pelitera noted, in his opinion, that

property was worth more than offered in letter of intent. Discussion ensued regarding

other items of value to consider including importance of leaseback option offered by

buyer. Public comments included manager of John Deere dealership who noted

owner of their building had interest in purchase of portion of Kathleen Court property.

Commissioner Feder moved to neither accept or reject offer and for Staff to evaluate

rental rate for leaseback, purchase price, options with John Deere building owner and

possibilities of working with City of Naples and Collier County EMS for co-

habitation/co-ownership of new station. Chairman Lombardo requested motion

include Staff to begin work on preliminary site layout for Kathleen Court property.

Feder noted approval for revision to motion. Chairman Lombardo seconded. MOTION

PASSED UNANIMOUSLY

12. COMMENTS BY COMMISSION AND PUBLIC (2:31:59)

Chief Cunningham noted approval for grant approval for Stations 43 and 44.

13.

Page 5 of 5

North Collier Fire Control and Rescue District Board of Fire Commissioners

REGULAR MONTHLY MEETING

AGENDA ITEM 6

Meeting Date: January 9, 2019

Prepared By: Chief Financial Officer Ben Van Klingeren

Date Prepared: January 7, 2019

Subject: Treasurer's Report

The following is information for the Treasurer's Report for the January 9, 2019 Board Meeting:

The following information is for the entire District Accounts Payable Checks Processed 111 Accounts Payable Void Checks 1 Total Accounts Payable Check Registers 2

Payroll & Payroll Related Checks Processed 449 Payroll Void Checks 0 Total Payroll Check Registers 2

Impact Fee Checks 1 Impact Fee Void Checks 0 Impact Fee Check Registers 1

Total Check Registers 5 Total Checks Processed 561 Total Voids 1

Purchase Requests Processed 119 Purchase Orders Processed 104

GENERAL FUND

Revenue The following is the breakdown of revenue for the period ended December 31, 2018 for North Naples Service Delivery Area ("NN SDA"), the Big Corkscrew Service ("BC SDA") and North Collier Fire Control & Rescue District. Note that these financial statements reflect the Board approved cost allocation method; per that method, there is no allocation of revenue (except for grant funds) - it remains in the SDA in which it is earned/received.

NN SDA 12/31/2018

% of Budget

BC SDA 12/31/2018

% of Budget

North Collier 12/31/2018

% of Budget

Ad Valorem $ 26,457,881 85.84% $ 4,811,167 85.42% $ 31,269,048 Fees $ 239,899 36.69% $ - 0.00% $ 239,899 Other Revenue $ 214,459 23.82% $ 86,686 61.39% $ 301,145 Total Revenue $ 26,912,239 83.12% $ 4,897,853 84.50% $ 31,810,092 83.33%

Expenses The following is the breakdown of expenses for the period ended December 31, 2018 for NN SDA, BC SDA and the North Collier Fire Control & Rescue District utilizing the cost allocation method approved by the Board.

Page 1 of 3

North Collier Fire Control and Rescue District Board of Fire Commissioners


AGENDA ITEM 6





GENERAL FUND, CONT'D NN SDA % of BC SDA % of North Collier % of

Expenses 12/31/2018 Budget 12/31/2018 Budget 12/31/2018 Budget Personnel $ 9,122,088 35.42% $ 1,718,071 34.70% $ 10,840,159 35.30% Operating $ 1,253,424 27.53% $ 227,711 27.90% $ 1,481,134 27.58% Debt Service $ 250,358 60.53% $ 44,875 60.53% $ 295,233 60.53% Capital $ 8,469 1.63% $ 1,518 1.63% $ 9,987 1.63% Transfer Out to Impact Fund $ - 0.00% $ - 0.00% $ - 0.00% Total Expenses $ 10,634,338 34.04% $ 1,992,175 33.57% $ 12,626,513 33.97%

It should be noted that there are four general types of expenditures in terms of payment impact on the fiscal year:

1. Those that are paid monthly at fairly regular and predictable monthly intervals. 2. Those that are paid quarterly or annually so are not reflected in an appropriate percentage. 3. Those that are based on unpredictable need, such as building, equipment or vehicle repairs. 4. Items that were budgeted in the prior year, but were not received or invoiced until this year.

Based on these payment type exceptions, accrual or prepayment adjustments can be made to the actual expenditures, and an adjusted percent of budget determined.

When these adjustments are made, year-to-date expenditures as a percentage of budgeted expenditures, by category, are as follows:

Adj Amt. - North Adj. % Collier of Budget

Personnel $ 8,583,648 27.96% Operational $ 1,035,104 19.28% Debt Service $ 121,932 25.00% Capital $ 9,987 1.63% Transfer Out to Impact Fund $ - 0.00% Total $ 9,750,671 26.23%

As identified above, when adjustments are made to the actual expenses based on known prepaid and accrual adjustments, General Fund expenses are at 26.23%, which is appropriate for this time of year since we have completed 25% (3/12) of the fiscal year.

Page 2 of 3

• North Collier Fire Control and Rescue District

Board of Fire Commissioners REGULAR MONTHLY MEETING

AGENDA ITEM 6





General Fund Comparison with Prior Year: Included with the General Fund Financial Statement is a comparison to December 2017 of each service delivery area, noting the percentage of variance. In brief, total revenue in the NN SDA comparison reflects a variance of 6%, due to an increase in service fees and other revenue.

NN SDA Expenses reflect a variance of 20% largely due to the FY 18-19 Chapter 175 retirement payment made in early December - $3.2 million.

In the Big Corkscrew SDA, a variance in revenue of 13% is reflected due to the increase in Ad Valorem received. Expenses reflect a variance of 19% primarily due to the FY 18-19 Chp 175 retirement payment made.

IMPACT FEE FUND - Comparison with Budget

As of December 31, 2018, $114,843, or 12% of budgeted impact fees have been received. This represents impact fees paid during the montsh of Oct/Nov since the County collects the fees and distributes them the following month. Expenses are at 9% and consist of payments related to the impact fee CIP (St. 42 Emergency Signal) and debt service.

INSPECTION/PLAN REVIEW FEE FUND - Comparison with Budget

Revenue As of December 31, 2018, total revenue received is $344,997, or 17% of budgeted revenue. As with impact fees, the County is a month behind in distributing the fees, so revenue reflected is for fees collected in the months of October and November. Expenses Expenses total $455,662, or 22% of the total budget. This is appropriate for this time of year since we have completed 25% (3/12) of the fiscal year.

Page 3 of 3

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NORTH COLLIER FIRE CONTROL & RESCUE DISTRICT 001 (NNSD) & 120 (BCIFR) GENERAL FUND TRIAL BALANCE SUMMARY - 2018-2019

Amended Budget Percent ASSETS 2018-2019 December 2018 of Budget Cash $ 26,692,531 Accounts Receivable $ 173,337 Interest Receivable $ -Due from Other Funds $ (2,832,173) Due from Other Governments $ (290,498) Prepaid Expenses/Deposit $ (112,923) TOTAL ASSETS $ 23,630,274

LIABILITIES Accounts Payable $ (129,178) Other Liabilities $ (4,671) Due to Other Funds $ 4,766,674 Accrued Expenses $ 1,150,806 Vendor Deposits $ (7,500) Deferred Revenue $ -TOTAL LIABILITIES $ 5,776,131

FUND BALANCE (CASH RESERVE) $ (9,014,782)

INCOME Ad Valorem $ 36,455,796 $ (31,269,048) -85.77% Fees for Service $ 677,000 $ (239,899) -35.44% Other Income $ 1,041,708 $ (301,145) -28.91%

TOTAL INCOME $ 38,174,504 $ (31,810,092) -83.33%

EXPENSES Personnel $ 30,704,339 $ 10,840,159 35.30% Operational $ 5,369,696 $ 1,481,134 27.58% Debt Service $ 487,727 $ 295,233 60.53% Capital Purchases $ 612,600 $ 9,987 1.63% Transfer Out to Impact Fund $ - $ - 0.00%

TOTAL EXPENSES $ 37,174,362 $ 12,626,513 33.97%

1

NORTH COLLIER FIRE CONTROL & RESCUE DISTRICT 110 - IMPACT FEE FUND BUDGET - 2018-2019

North Collier Fire Control & Rescue District

INCOME Amended Budget

2018-2019 December % of Budget 1 Impact Fees $ 980,000 $ 114,843 11.72% 2 Other $ - $ - 0.00% 3 Interest $ 4,500 $ 4,534 100.76% 4 Transfer In from General Fund $ - $ - 0.00%

TOTAL INCOME $ 984,500 $ 119,377 12.13%

EXPENSES 1 Collection Fees $ 14,700 $ 3,004 20.44%

2 Interest to General Fund $ 28,650 $ - 0.00%

3 Repayment to General Fund -Transfer Out $ 418,333 $ - 0.00%

4 Debt Service Principal $ 57,500 $ 57,500 100.00% 5 Debt Service Interest $ 17,250 $ 11,166 64.73% 6 Construction in Progress $ 176,250 $ - 0.00% 7 Station Construction $ - $ -

8 Office and Station Equipment $ - $ -9 Emergency Signal - St. 42 $ 50,000 $ 4,725 9.45%

10 Temporary Station Lease $ 100,000 $ - 0.00% 11 Apparatus $ - $ -12 Fire Equipment $ - $ -13 Miscellaneous $ - $ -14 Land Purchase $ - $ -

Total Expenses $ 862,683 $ 76,395 8.86%

Fund Balance (Deferred Revenue ) at 9-30 $ 352,562 $ 1,340,728 Income $ 984,500 $ 119,377 Expenses $ (862,683) $ (76,395) Fund Balance (Deferred Revenue ) at 9-30 $ 474,379 $ 1,383,710

NORTH COLLIER FIRE CONTROL & RESCUE DISTRICT 115 - INSPECTION/PLAN REVIEW FEE FUND 2018-2019

Budget Percent of 2018-2019 November 18 Budget

INCOME 1 Inspection Fees $ 880,000 $ 163,010 18.52% 2 Plan Review Fees $ 1,150,000 $ 177,558 15.44% 3 Interest $ 2,000 $ 4,429 221.45%

Total Income $ 2,032,000 $ 344,997 16.98%

Personnel Expenses (Includes Plan Review) 4 Salaries $ 1,176,311 $ 294,144 25.01% 5 Professional Pay $ 9,600 $ 2,400 25.00% 6 Overtime $ 50,000 $ 7,407 14.81% 7 Sick Leave Pay $ 25,000 $ - 0.00% 8 Social Security $ 96,460 $ 23,329 24.19% 9 Retirement - FRS $ 86,630 $ 24,048 27.76%

10 Retirement - 175 $ 131,370 $ 34,839 26.52% 11 Disability Insurance $ 10,300 $ - 0.00% 12 Worker's Compensation $ 30,787 $ 14,790 48.04% 13 Life/Health Insurance $ 263,923 $ 54,410 20.62% 14 Employee Physicals $ 1,000 $ - 0.00%

Total Personnel Expenses $ 1,881,381 $ 455,367 24.20%

Operating Expenses 16 Telephone $ 1,000 $ - 0.00% 17 Utilities $ 2,500 $ - 0.00% 18 Office Supplies/ Equipment $ 2,000 $ - 0.00% 19 Uniforms $ 1,000 $ - 0.00% 20 Rent - Collier County Lease $ 50,000 $ - 0.00% 21 Fire Prevention Materials $ 5,000 $ - 0.00% 22 Dues & Subscription $ 7,000 $ - 0.00% 23 Computer Software/Maint/Eq $ 50,027 $ - 0.00% 24 Travel & Per Diem $ 10,000 $ - 0.00% 25 Training $ 21,000 $ 295 1.40%

Total Operating Expenses $ 149,527 $ 295 0.20%

Capital Expenses 25 Vehicles $ - $ - 0.00%

Total Capital Expenses $ - $ -

TOTAL EXPENSES $ 2,030,908 $ 455,662 22.44%

FUND BALANCE (RESERVE) AT 10-01 $ 1,390 $ 92,137 INCOME $ 2,032,000 $ 344,997 EXPENSES $ (2,030,908) $ (455,662) FUND BALANCE 9-30 $ 2,482 $ (18,528)

Check registers A/P & P/R Dec 2018

Date # checks Ck# $

General fund check disbursements

12/10/2018 62 67158-67219 $88,895.06 12/19/2018 49 67220-67268 $295,375.07 12/19/2018 -1 67220 void

TOTAL 110 TOTAL $384,270.13

General fund Purchase card disbursements

12/5/2018 W/E 12/5/18 $5,089.35 12/12/2018 W/E 12/12/18 $5,507.65 12/19/2018 W/E 12/19/18 $3,379.56 12/27/2018 W/E 12/27/18 $2,002.28

TOTAL $15,978.84

Impact fee disbursements

12/20/2018 1 2165 $1,721.14

1 $1,721.14

PAYROLL disbursements

12/15/2018 222 6135-6357 $572,018.75 12/15/2018 1 88508 $137.54 12/31/2018 225 6358-6583 $600,414.48 12/31/2018 1 88509 $137.54

$1,172,708.31

• North Collier Fire Control and Rescue District

Board of Fire Commissioners


AGENDA ITEM 8




Subject: Consent Agenda

GENERAL FUND

General Fund (Unbudgeted)

None

General Fund (Budgeted)

1 Item Description: Panasonic Toughbook (CF-3188-02VM) qty:3

Requested By: Denis Buckley

G/L Account: 001-5220-064-010

Budget Line: GF - 166

Budget Line Amount (NCFR) $75,200

Available Line $73,350

Bids: Attachment 1

Bid #1: ARC $ 11,999

Bid #2: GHA Technologies, Inc. $ 13,557

Bid #3: CDW-G $ 13,579

Waive Bidding Policy? No Reason: N/A

Recommendation: ARC $ 11,999

2 Item Description: Gmail annual renewal & maintenance

Requested By: Chantel Messina

G/L Account: 001-5220-051-100




Bids: Attachment 2

Bid #1: AppSmart $26,661

Bid #2: n/a

Bid #3: n/a

Waive Bidding Policy? Yes Reason: Renewal - existing product

Recommendation: AppSmart $ 26,661

Page 1 of 2

3 Item Description: Microsoft Dynamics GP annual maintenance

Requested By: Chantel Messina

G/L Account: 001-5220-051-100




Bids: Attachment 4

Bid #1: White Owl $5,011

Bid #2: n/a

Bid #3: n/a

Waive Bidding Policy? Yes Reason: Renewal - existing product

Recommendation: AppSmart $ 5,011

TOTAL GENERAL FUND BUDGETED $43,671

IMPACT FEE FUND None

TOTAL IMPACT FEE FUND BUDGETED $0

INSPECTION/PLAN REVIEW FEE FUND None

TOTAL INSPECTION FUND BUDGETED $0

ADDITION OF FIXED ASSETS

None

DELETION OF FIXED ASSETS

None

OTHER

Fire Chief's Travel - Governor's Hurricane Conference (See Attachment 3)

Location: Palm Beach County Convention Center & Hilton West Palm Beach

Dates: May 14th - 17th

Registration Fee: $ 260

Hotel / Lodging: $ 600 ($200/night x 3 nights)

Gas: $ 50

Per Diem: $ 150 (B,L,D x 3 days)

Airfare: $ -

TOTAL - OTHER $ 1,060

Page 2 of 2

• ' North Collier Fire Control and Rescue District


AGENDA ITEM 9A


Prepared By: Deputy Director of Communications Lori Freiburg

Date Prepared: December 28, 2019

Subject: Request for Board Approval of Monthly Message-from-the-Board

Objective: Provide the Board with a draft version of the monthly Message-from-the-Board for review, comments and approval.

Background Information: At the March 10, 2016 monthly Board Meeting, the Board requested Staff prepare a monthly Message-from-the-Board for their approval.

For this month, Staff requests the Board consider submitting a letter regarding the recently completed Strategic Plan 2018-2023 (Attachment 1).

Upon approval, this message would be emailed to all of the District’s email distribution lists. The same information would be submitted to Naples Daily News as a guest editorial from the Chairman.

Fiscal Impact: There is no fiscal impact for approval of this message and its distribution as described above.

Recommendation: Staff recommends the Board approve the proposed monthly Message-from-the-Board.

Attachments: Attachment 1: Message-from-the-Board for January, 2019.

Page 1 of 1

ATTACHMENT 1

Strategic Planning Benefits Community’s Fire Service

North Collier Fire Rescue recently completed its 2018-2023 Strategic Plan. Essential to increasing the

District’s effectiveness of delivering All Hazards Response to the community, the plan documents our

current status, our short-term and long-term goals as well as availability of resources to achieve those

goals.

Since the plan serves as a guide-map for our personnel and a promise to our community, input

from both groups was instrumental in its development. Internal and external stakeholder sessions were

conducted as a means of gathering wants and needs, with the un-edited, honest and constructive

feedback presented in the SWOT (Strengths, Weaknesses, Opportunities, Threats) analysis contained

within the plan.

Various operational elements are addressed in the community-driven plan, including capital improvement strategies. As our community grows and changes, our agency must also evolve to keep pace. The plan strives to increase dedicated reserves for specific capital projects such as new fire stations needed to meet response needs of areas experiencing rapid growth and development and repairs/renovations of existing stations - repairs that continually have been deferred in the past. Apparatus replacement is also targeted. With our fire-rescue apparatus constantly in-service, good working order is critical. When maximum life has been gained from an apparatus, the plan strives to allocate reserves for its replacement, thus reducing maintenance costs for assets that have far exceeded their life expectancy. These strategies are geared to enhance our financial planning and reduce long-term costs.

Another element targeted in the plan is improvement of our ISO (Insurance Service Organization) rating

which directly affects insurance premiums you pay for homeowner’s insurance. The District is currently

rated at an ISO 3 for all areas within five driving miles of a fire station. This rating places us in the top

3% of all fire agencies in the United States. Our strategic plan seeks to enhance training standards and

address water supply challenges in areas without hydrants, both of which will aid us in improving our

rating. We believe it is reasonable to improve to an ISO rating of 2, or possibly even a 1.

Also outlined in the plan is reliance on analytical software to facilitate data driven decisions. Most recently, analytics revealed the underutilization of apparatus and personnel. Subsequent changes included the moving of apparatus to different stations to provide better geographic coverage, the use of smaller response vehicles for medical incidents and the reallocation of personnel to peak hours. These changes resulted in reduced response times and cost avoidance to our community.

Furthermore, the plan places a priority on improving communications, not only with the public, but also

with our own personnel and our partnering agencies to ensure transparency and achieve a positive and

synergistic effect, thus accomplishing more and creating better final outcomes for all. The District’s communication plan is currently under evaluation with enhancements to follow including the

strengthening of community volunteer programs such as our Community Emergency Response Team

(CERT) utilized during times of disaster and the broader outreach of our CPR, crowd manager and other

training classes designed to make our community safer.

These are but a few of the many important elements addressed in our plan. It is our commitment to

provide high quality, rapid emergency all hazards response, improve community outreach through

ATTACHMENT 1

education and uphold the life safety fire codes and standards to proactively protect our citizens, all

while remaining fiscally responsible. Our 2018-2023 Strategic Plan plays a significant role in fulfilling this

commitment to our community. We encourage you to view our strategic plan which is available on our

website at www.northcollierfire.com.

We also encourage you to follow us on Facebook as we update our progress and provide real time safety

alerts when necessary. If you have any questions, or wish to get involved in any of our many programs

or focus groups, contact us via our website or call North Collier Fire Headquarters at 239-597-3222.

http://www.northcollierfire.com/



AGENDA ITEM 9B


Prepared By: Executive Director D’Angelo


Subject: Board Discussion Regarding Disposition of Yarberry Lane Property

Objective: To have Board discussion on the disposition of the District’s Yarberry Lane property.

Background Information: At the February 8, 2018 Board of Fire Commissioner’s meeting, the Board unanimously authorized the Chairman to negotiate a contract for the purchase of a nine (9) acre parcel located on Yarberry Lane for the purpose of constructing a fire station and emergency services facility in cooperation with Collier County Sheriff’s Office and Collier County EMS.

On April 18, 2018, the final documents for the purchase of that property were executed by the seller and the transfer of the property was made to the District.

After several months of community feedback on the use of the property, and acknowledging that the property requires rezoning, the Board, on October 10, 2018, decided to sell the property upon a completed/updated market analysis and property appraisal, and directed staff to ascertain bids/proposals for property appraisal services.

Appraisal services were ascertained from Carroll & Carroll, and the final report is attached for Board consideration (Attachment 1).

Considerations: In an effort to comply with the Boards’ decision to sell the property, staff contacted Laura Donaldson, Esq., for any legal requirements associated with selling the property. Based on the lack of a specific process articulated within the District’s Charter, Laura recommends disposing of the property through a sealed bid process with specific instructions to the potential purchasers to include, but not limited to: 1. The District reserves the right to reject all bids if they are not in the best interest of the District, and 2. Any bid that contains contingencies related to the closing should be rejected.

Attachments: Attachment 1: Appraisal Analysis from Carroll & Carroll

Page 1 of 1

Horseshoe Dr. S ., Ste 1 • Naples, Florida 34104-6161

239.775.1147 office• 239.775.2154 fax ,www.CarrollandCarroll.com

ATTACHMENT 1

APPRAISAL REPORT

FOR

NORTH COLLIER FIRE CONTROL &

RESCUE DISTRICT

SUBJECT PROPERTY: 9.03± ACRES OF LAND

YARBERRY LANE

NAPLES, COLLIER COUNTY, FL 34109

AT THE REQUEST OF: SAL D’ANGELO

EXECUTIVE DIRECTOR

NORTH COLLIER FIRE CONTROL

1885 VETERANS PARK DRIVE

NAPLES, FL 34109

ASSIGNMENT NO.: 5134-JS

APPRAISAL EFFECTIVE DATE: NOVEMBER 29, 2018

DATE OF REPORT: DECEMBER 21, 2018

5134 Report Table of Contents

Table of Contents

SUMMARY OF IMPORTANT DATA AND CONCLUSIONS ......................................................... 1

CERTIFICATION..................................................................................................................................... 3

SCOPE OF WORK ................................................................................................................................... 5

DEFINITION OF MARKET VALUE..................................................................................................... 6

ASSUMED EXPOSURE TIME................................................................................................................ 6

ESTATE APPRAISED .............................................................................................................................. 6

AREA INFORMATION .......................................................................................................................... 7

PROPERTY INFORMATION............................................................................................................... 28

SITE DESCRIPTION.......................................................................................................................... 28

ENVIRONMENTAL CONTAMINATION .................................................................................... 35

NATURAL RESOURCE CONCERNS ............................................................................................ 35

ZONING .............................................................................................................................................. 36

FUTURE LAND USE......................................................................................................................... 38

FLOOD ZONE DATA ....................................................................................................................... 39

SUBJECT PHOTOGRAPHS.............................................................................................................. 40

ASSESSMENT AND TAXES ............................................................................................................ 43

TRANSACTIONAL HISTORY / CURRENT STATUS ................................................................. 44

HIGHEST AND BEST USE................................................................................................................... 45

CONSIDERATION OF APPROACHES ............................................................................................. 47

SALES COMPARISON APPROACH ................................................................................................. 48

COMPARABLE SALES MAP........................................................................................................... 49

SALES ADJUSTMENT GRID........................................................................................................... 66

INDICATION OF VALUE................................................................................................................ 71

FINAL RECONCILIATION ................................................................................................................. 72

FINAL ESTIMATE OF VALUE............................................................................................................ 72

MARKETABILITY AND PROSPECTIVE MARKETING TIME...................................................... 73

ADDENDA ............................................................................................................................................. 74

Carroll & Carroll

5134 Report Summary of Important Data & Conclusions

SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value given is the final, rounded conclusion of the appraisal. To use this summary without first reading the appraisal report could be misleading.

PROPERTY INFORMATION Property Identification 9.03± Acres of Land

Yarberry Lane

Naples, Collier County, Florida 34109

Property Description The subject consisting of four (4) parcels encompassing 9.03

acres and located along Yarberry Lane in Naples, Collier

County, Florida. The subject is zoned RSF-1, Residential

Single Family, and is further identified as being located

within the Urban Residential Subdistrict of Collier County

Future Land Use.

Property Type Land - Residential

Owner of Record North Naples Fire Control & Rescue District

Parcel No(s).: 00237280004, 00238280003, 00237040008, & 00237080000

CLIENT INFO, CONTEXT & VALUE CONCLUSIONS Client North Collier Fire Control & Rescue District

Intended Use Asset Management Including Potential Sale Negotiation

Purposes

Intended User(s) North Collier Fire Control & Rescue District and Respective

Financial/Legal Advisors

Scope of Work All applicable approaches to value were developed.

Appraisal Effective Date November 29, 2018

Date of Report December 21, 2018

Date of Inspection November 29, 2018

Purpose of the Appraisal Estimate Fair Market Value

Estate Appraised Fee Simple

Estimated Market Value $2,900,000 GENERAL INFO

Joshua M. Sicard, MAI Appraiser(s) State-Certified General Appraiser RZ 3541

Carroll & Carroll 1

Pa rcel No.: 00237280004 002382&0003 00237040008 00237080000

Address No Sit e Address 6633 Yarberry Lane No Sit e Add ress 6635 Yarberry l a11 e

Land Area (Acres) 3.09' 1.41 1.56 2.'917

Land Area (SF} 134,600 61,420 67,954 129,373

Shape Rect angu lar Recta 11gular Rectangul.a r Red.angular

Lot Dimensions 200' x 645' 200' X 310' 200' X 340' 200' x 645'

Frontage Yarberry Lane Yarberry Lane Non e Yarberry Lane

Frontage - Lineal Feet 200' 200' Non e 2:DO'

Corner No No No No

Topography Wooded W ooded W ooded W ooded

Zoning RSF- 1 RSF-1 RSF- 1 RSF- 1

Futm,e Land Use Element Urban Residenti.a l Urban Residential Urban Resident ial Urban Reside11t i.a l

Flood Zone AH AH AH AH

5134 Report Summary of Important Data & Conclusions EXTRAORDINARY ASSUMPTIONS & HYPOTHETICAL CONDITIONS

1. We were not provided with a current survey and/or site plan detailing site areas or site dimensions. The areas reported by the Collier County Property Appraiser’s Office appear to be consistent with GIS dimensions. We have relied upon the site areas as reported by the Collier County Property Appraiser’s Office and assume to be an accurate representation of the actual. We reserve the right to alter the value conclusion contained herein should documentation differentiating the area utilized be presented.

Carroll & Carroll 2

5134 Report Certification CERTIFICATION

I CERTIFY THAT, TO THE BEST OF OUR KNOWLEDGE AND BELIEF:

Joshua M. Sicard, MAI personally inspected the subject property.

The statements of fact contained in this report are true and correct.

The reported analyses, opinions and conclusions are limited only by the reported

assumptions and limiting conditions and our personal, impartial and unbiased

professional analyses, opinions and conclusions.

I have no present or prospective interest in the property that is the subject of this report

and no personal interest with respect to the parties involved.

In the three years immediately prior to acceptance of this assignment we have not

performed any services regarding the subject property as appraisers, or in any other

capacity.

I have no bias with respect to the property that is the subject of this report or the parties

involved with this assignment.

My engagement in this assignment was not contingent upon developing or reporting

predetermined results.

My compensation for completing this assignment is not contingent upon the

development or reporting of a predetermined value or direction in value that favors the

cause of the client, the amount of the value opinion, the attainment of a stipulated result

or the occurrence of a subsequent event directly related to the intended use of this

appraisal.

My analyses, opinions and conclusions were developed, and this report was prepared,

in conformity with the Uniform Standards of Professional Appraisal Practice. I am also

subject to the Code of Ethics and Standards of Professional Practice of the Appraisal

Institute, which includes provisions for peer review.

The use of this report is subject to the requirements of the State of Florida relating to

review by the Florida Real Estate Appraisal Board and to the requirements of the

Appraisal Institute relating to review by its duly authorized representatives.

No one other than the undersigned prepared the analyses, opinions and conclusions

concerning real estate that are set forth in this report.

Carroll & Carroll 3

5134 Report Certification As of the date of this report, Joshua M. Sicard, MAI has completed the requirements of

the continuing education program of the State of Florida, and for Designated Members

of the Appraisal Institute.

CARROLL & CARROLL

Joshua M. Sicard, MAI

Cert Gen RZ3541

Carroll & Carroll 4

5134 Report Scope of Work SCOPE OF WORK

All applicable approaches to value were developed and the value conclusion reflects all

known information about the subject property, market conditions, and available data.

The scope of work was:

Personally inspected and photographed the subject property

Reviewed aerial photographs, the Collier County Property Appraiser’s property record

card, land use plans, the Land Development Code, and other documentation

Reviewed how the property relates to its neighborhood and to the broader market area

in development of an opinion of highest and best use

Researched the market area for sales of similar properties

Developed the sales comparison approach

Estimated the fair market value of the fee simple interest

Prepared an appraisal report summarizing the appraisal assignment, the property

appraised, the application of the appraisal methodology, and the logical support for the

value conclusion.

Sources of market data included local and regional MLS systems, CoStar, LoopNet, the public

records and interviews with real estate brokers.

Carroll & Carroll 5

5134 Report Scope of Work DEFINITION OF MARKET VALUE

In United States tax law, the definition of Fair Market Value is found in the United States

Supreme Court decision in the Cartwright case:

The fair market value is the price at which the property would change hands between a

willing buyer and a willing seller, neither being under any compulsion to buy or to sell

and both having reasonable knowledge of relevant facts.

United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.

Tax Case. (CCH) ¶ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal

estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).

ASSUMED EXPOSURE TIME

A reasonable exposure time that has already occurred as of the appraisal effective date is a

premise of this and most other market value definitions. The assumed reasonable exposure

time was 12 months.

ESTATE APPRAISED

The estate appraised is fee simple.

The Dictionary of Real Estate Appraisal, Sixth Edition, published 2015 by the Appraisal

Institute, defines Fee Simple Estate as:

Absolute ownership unencumbered by any other interest or estate, subject only to the limitations

imposed by the governmental powers of taxation, eminent domain, police power, and escheat.

Carroll & Carroll 6

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5134 Report Area Analysis AREA INFORMATION

COLLIER COUNTY ANALYSIS An analysis of geography, transportation, population, employment, income and education

for Collier County is performed using data provided by Site to Do Business, Florida Office

of Economic & Demographic, United States Department of Labor and Fishkind &

Associates, all recognized source(s).

GEOGRAPHY Collier County is the most southerly county on Florida's west coast offering mainland

coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With

2,025 square miles of land area, it is the largest county in Florida. 821,620 acres, or about

63% of the land area, is in public ownership, is set aside for parks and environmental

preservation, or is scheduled for public land acquisition.

The region enjoys a climate that is classified as subtropical. Summers are relatively mild

and winters are usually frost free. A hard freeze is a rarity. The climate, especially in

winter, is one that attracts and is enjoyable to most people.

The geography of the area runs generally northwest and southeast as indicated by the trend

of the coastline. Beaches extend from the northern county line south to Cape Romano and

then, as the coastline trends further to the southeast, beaches give over to mangrove islands

and swamps. Moving northeastward from the beaches, elevations increase very slowly.

Carroll & Carroll 7

5134 Report Area Analysis Most of the county is less than 15 feet above mean sea level. Although changes in elevation

are gradual, they are well defined by variations in vegetation. Much of the county is, or was

once, wetland. The once plentiful marine resources are largely depleted, but still provide

good sport fishing.

Population centers include the coastal communities of Naples, Marco Island and

Everglades/Chokoloskee. Immokalee, the single large interior community, is located in

north Collier County and is the agricultural center of the region.

POPULATION “The social forces studied by appraisers primarily relate to population characteristics. The

demographic composition of the population reveals the potential demand for real estate,

which makes the proper analysis and interpretation of demographic trends important in an

appraiser’s analysis.” The total population, it's composition by age and gender, and the rate

of household formation and dissolution strongly influence real property values. (The

Appraisal of Real Estate 14th Edition)

500,000

450,000

400,000

350,000

300,000

250,000

200,000

150,000

100,000

50,000

Collier County Population

2000 2005 2010 2016 2021 2025 2030 2035 2040

Florida Office of Economic & Demographic Research and Esri forecasts 2016

Collier County’s population has continued to increase year after year. The population has

grown at an annual rate of 1.7% from 2010 to 2016. The population forecasts through 2021

call for a continued steady growth cycle at an estimated annual rate of 2.06% or 7,286 people

per year.

Collier County for years has been one of the nations’ fastest growing counties, historically

outperforming the state. Population increases began in 2010, trending once again towards

outperforming the state.

Carroll & Carroll 8

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5134 Report Area Analysis

0%

5%

10%

15%

20%

25%

30%

2000 2005 2010 2016 2021 2025

Popu

lati

on C

hang

e (%

)

Population Change (State vs County)

Collier County

Florida

YearYearYearFlorida Office of Economic & Demographic Research and Esri forecasts 2016

Collier County is a popular retirement destination. As of 2016, 54.80% of the County’s

residents are over the age of 45. The 2021 forecasts depict an aging community with 56% of

the population 45 years of age or older.

0%

2%

4%

6%

8%

10%

12%

14%

16%

18%

0-4 5-9 10-14 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+

2010

2016

2021

Perc

enta

ge

Age

Population by Age

U.S. Census Bureau, Census 2010 Summary File 1. Ersi forecasts for 2016 and 2021

Carroll & Carroll 9

Office of Economic & Demographic Research, www.edr.state.fl.us

5134 Report Area Analysis EMPLOYMENT

Collier County is a largely service based economy with 33.9% of the employees in the

leisure, hospitality, education and health service industries and 22.50% in professional,

business, financial and other services. Trade, transportation, & utilities along with

government jobs account for 28.5% of the County’s employees. Industries such as natural

resources/mining, construction, and manufacturing make up only 15.6% of the market.

Leisure & Hopitality

Trade, Transportation &

Utilties

Education & Health Services

Professional & Business Services

Construction

Government

Financial Activties

Other Services

Mining & Manufacturing

2015 EMPLOYED BY INDUSTRY - COLLIER COUNTY

Top 11 Largest Employers Collier County -2012

Rank Company Employees

1 Collier County Public Schools 4739

2 NCH Healthcare System 4000

3 Collier County Government 1591

4 Collier County Sheriff's Office 1371

5 Ritz Carlton, Naples 1100

6 Gargiula, Inc. 1100

7 Arthrex, Inc. 1056

8 Hometown Inspection Services 900

9 Publix 800

10 Naples Grande Beach Resort 760

11 Marriott 730

Source: www.eflorida.com as reported in 2014 Clerk of Courts Annual Report

Carroll & Carroll 10

www.eflorida.com

■ ■ United States Department of Labor/Bureau of Labor Statistics/LAU Statistics Map

5134 Report Area Analysis The unemployment rate in Collier County exceeded the state average by a slight margin in

the years 2009 and 2010. The unemployment rate then declined through 2016 as the

economy improved and, until recently, Collier County’s unemployment rates decreased

more rapidly the state.

0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%

2009

2010

2011

2012

2013

2014

2015

2016

Unemployment Rate (County vs State)

Collier County State of Florida

INCOME Collier County’s per capita income and median household income levels are higher than

state statistics. The most substantial difference between Collier County and the state is the

large percentage difference in household incomes above $100,000 where Collier County

exceeds the state by over 8%. Collier County's percentage household incomes ranging from

$25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of

household incomes under $25,000. Income levels vary greatly within different areas of

Collier County, and so, will be discussed in greater detail in the Market Area description.

TRANSPORTATION The transportation system reflects local geography, population densities and the primary

motivators of tourism, service industry employment, the construction industry, agriculture,

and leisure activities.


5134 Report Area Analysis ROADS: The earliest roads were coastal, extending from north to south in the early twentieth century

with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami

Trail because it was built to connect Tampa and Miami. Where it passes through the coastal

community US-41 is a four or six lane divided highway with landscaped medians, curb and

gutter, street lights and often with concrete sidewalks. The Trail is the principal coastal

arterial and one that defines several important boundaries. Often there is a noticeable land

value difference east and west of US-41 because the affluent coastal population prefers to

shop and trade close to home. As the highway turns southeast from downtown Naples

toward Miami the Trail defines the boundary of the coastal management zone which affects

development densities and storm evacuation requirements. The eastern segment of US-41

is a designated national scenic highway popular with tourists, especially during the winter

season as they seek adventure in the Everglades.

A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood

streets extend into the urban area east and west from US-41. North-south arterials and

major collectors are established about one mile apart. From west to east, these include

Goodlette-Frank Road, Airport-Pulling Road, Livingston Road, Santa Barbara Boulevard

and Collier Boulevard. The east-west grid is spaced about two miles apart; from north to

south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road

(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),

and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4

lane divided highways.

East of Collier Boulevard the road system reflects the economies of scale of Golden Gate

Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported

by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced

major collectors. Golden Gate Boulevard, a 4 lane divided road for five of its eleven miles

east of CR-951, is the principal east-west collector. Everglades Boulevard (2 lane and

asphalt surfaced) is the north-south major collector extending south from Immokalee Road

14 miles to the grade separation at I-75 where it continues into the Picayune Strand State

Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier

County is planning to extend east-west collectors through the Estates along the alignment of

Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north-south

connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)

north to Golden Gate Boulevard.


5134 Report Area Analysis Interstate highway 75 (I-75) was extended from north to south through Collier County in

the mid-1980s along a flood-proof route about five miles inland. Directly east of the City of

Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with

Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced

three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden

Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty

one miles east of the coastal community is an interchange at State Road 29; the last

interchange in Collier County. Collier County and the FDOT continue to study the

feasibility of an interchange at Everglades Boulevard.

The advent of I-75 signaled a change in the relationship of Collier County to the rest of

Florida and the United States. While US-41 was the only north-south arterial, Collier

County was dominated by the conservative mid-western influences of seasonal residents

and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road

access to Collier was made much more convenient to the northeast via connections with I-4

and I-95. This had the effect of broadening Collier's market exposure and it stimulated

growth. The extension of I-75 south into Dade County promoted better access for European

tourists and made Collier County transient lodging attractive for east coast weekenders.

Strategic connections exist where Collier Boulevard and CR-92 extend south and west from

US-41 providing access to the City of Marco Island from the greater Naples area and from

Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural

center of Immokalee with points north, with the Naples coastal community via CR-846,

with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which

is the western gateway to Everglades National Park and the 10,000 Islands region of

Collier's southwest coast.

The road transportation system is well planned, well maintained, and operating at

acceptable capacity. Ambitious road construction projects undertaken in anticipation of

growth projections and funded by impact fees have caught up with development. The road

system reflects Collier's position at the southerly limit of development on Florida's west

coast.


5134 Report Area Analysis MASS TRANSIT: Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes

Department, provides inexpensive alternative transportation throughout the county linking

major employment centers of Naples with Marco Island and Immokalee. There are several

circulation routes with stops at the County government complex, hospitals, and major

shopping establishments. The system accommodates bicycle transport and personal items.

The same County department administers the Collier Area Para Transit system which

provides subsidized transportation services for the disabled and economically

disadvantaged.

This is a successful and growing system that connects people with jobs, essential services,

and shopping while reducing transportation costs and road congestion.

AIRPORTS: Collier County is well supported by a system of five public airports. Southwest Florida

International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45 minute

drive via I-75 from the Collier center of population. This facility serves the five county

southwest Florida regions offering domestic and international air carrier service. In 2015

the airport served more than 8.4 million passengers, reflecting an average of 23,000 daily

passengers, making it one of the top 50 airports in the U.S. for passenger traffic. A total of

18 airline carriers serve the airport with non-stop service throughout North America and

international service to Canada and Germany. It is modern, convenient, and has planned

expansion to keep up with regional growth.

Naples Municipal Airport (APF) owned by the City of Naples and operated by the

independently constituted Naples Airport Authority which derives its revenue principally

from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown

Naples. It serves the coastal community and is especially convenient to affluent residents

who own private aircraft, to the corporate convention business of the large beachfront

hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),

the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @

5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples

airport is tower controlled and fully certified for commercial operations and is home to

several aircraft charter services and flight training schools. In 2005, Naples Municipal

Airport accommodated 163,434 aircraft operations, a record high. Annual operations

decreased by nearly 50% from 2005 to 2011. The total operations for 2015 were 99,569,

which is a 4.68% increase from the previous year. Due to its downtown location, Naples

airport has restricted operations of the most noisy jet aircraft and is at the leading edge of

noise abatement measures.


5134 Report Area Analysis The Collier County Airport Authority owns and operates airports at Marco Island, in

Everglades City, and at Immokalee. These are primarily funded through fuel sales and

hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation

facility on the mainland four miles northeast of Marco Island. The single paved runway

(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is

available. This airport is convenient to Marco Island residents and to the corporate

convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile

east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has

two paved 5,000 foot runways (18/36 and 09/27) a third diagonal runway is now used as a

weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB

Empowerment Zone. A 60 acre zone in and around the airport is a designated Foreign

Trade Zone. To date, the economic potential of this airport is largely unrealized. However,

the field is active as a training destination for coastal-based flight schools, it hosts aerial

firefighting and crop dusting operations, and it bases numerous private aircraft. The

Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within

walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')

supports itinerant coastal traffic and half a dozen based aircraft. Fuel, a comfortable pilot

center and bicycles are available.

MARINE TRANSPORTATION: There is no deep water port and no commercial marine activity other than that associated

with commercial fishing, charter sport fishing, and the marine towing services that support

the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six

feet at mean low water. The US Coast Guard maintains a dredged and well-marked

intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.

Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of

Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to

the Florida Fish and Wildlife Conservation Commission, as of 2015 there were 22,536

registered vessels in Collier. Seasonally, excursions from Marco Island to Key West and

from Ft. Myers Beach to Key West are scheduled daily.

EDUCATION Collier County Public School District is a high performing school district which has earned

either an “A” or “B” accountability grade from the State of Florida Department of Education

over the past ten years. The District operates 56 schools, including five charter schools, one

alternative center, and two technical colleges, each with a high school component. There

are twenty-nine elementary schools, ten middle schools, eight high schools, and a Pre-K

through 12 schools (Everglades City School). Collier County Public Schools serves 45,900

students. The student body is 48% Hispanic, 36% white, 12% black, and 4% other. More

than 60% of the public school population is categorized “economically needy.” Nearly 50%

of public school students live in non-English speaking homes.


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Collier County Public Schools Enrollment

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2004 2006

44,600

43,800 43,400

42,800 42,500 42,40042, 400

42,10042, 000

2008 2010 2012 2014 2016

http://collierschools.com

5134 Report Area Analysis Between 2013 and 2016, the school district had an overall population growth of 2,300

students.

Collier County is also served by several colleges and accredited universities. Three colleges

have campuses in Collier County: Ave Maria University, Hodges University and Florida

Southwestern State College (formerly Edison Community College). Ave Maria University is

a private catholic university that offers both undergraduate and graduate programs

including a law school. Hodges University is a private four-year college that offers

bachelors and master’s degrees in 20 disciplines. Florida Southwestern State College, with

campuses in Naples, Punta Gorda and Ft. Myers, offers both two-year and four-year degree

programs.

Additional universities serving the region are Florida Gulf Coast University a part of

Florida’s state university system; Barry University; and Nova Southeastern University.

University of Florida Extension Services is a land-grant with research based information

through an Extension Office in Immokalee.

CONCLUSION At the southerly limit of urban development on Florida's west coast, Collier County offers

the climate, natural resources, and sporting opportunities to support a superb retirement

community. The quality of infrastructure, schools, and social services is what one would

expect of such an area. We are experiencing a surge in new development projected to take

us through the next several years. In the long term, the attractions of the climate and

location, and the stability of fixed-account affluence promise continuing prosperity

although probably without the strong emphasis on new development.



N

N

5134 Report Area Analysis MARKET AREA

Market Area is defined as:

“The geographic region from which a majority of demand comes, and in which the

majority of competition is located.” (The Dictionary of Real Estate Appraisal 6th Edition)

“A combination of factors – e.g., physical features, the demographic and socioeconomic

characteristics of the residents or tenants, the condition of the improvements (age,

upkeep, ownership, and vacancy rates), and land use trends.” (The Appraisal of Real

Estate, Fourteenth Edition)

A market area includes those surrounding land uses which impact the value of a property

and it can encompass one or more neighborhoods or districts. An appraiser focuses on the

market area in analyzing subject property value influences.

BOUNDARIES The subject is located in the Greater Naples area of Collier County. For appraisal purposes,

the Greater Naples or the subject's neighborhood boundaries are as follows:


5134 Report Area Analysis Environmental Influences

This area is desired because of mild winter weather and easy access to miles of beaches.

The Naples area is one of the very few in Florida that offers adequate public access to a

mainland beach. The subtropical weather allows for year-round recreational opportunities.

Boating and swimming are popular activities and boating is supported for seasonal

residents and tourists by local marinas and charter boats. Bicycling, walking and jogging

are supported by an extensive network of connected biking and walking paths. Multiple

tennis and pickle ball courts are available, as well as fitness centers. Collier County has

more golf courses per capita than most areas in the United States and the majority of the

courses in Collier County fall within this market area.

Greater Naples is known for its clean environment and healthy lifestyle. Development has

occurred in such a way that the open-space and lush landscaping give the appearance of a

well-manicured, tropical paradise.

Governmental Influences This market area is governed by Collier County Board of County Commissioners which

serves as chief legislative body and five constitutional officers; sheriff, clerk of courts, tax

collector, supervisor of elections, and property appraiser. County government is managed

by a strong county manager structure. Collier County provides services which range from

average to high quality. However, Collier County is known for being a difficult county for

building and development. The tax burden in Collier County is lower than the national

average.

County government has zoning and comprehensive plan ordinances designed to protect

the character and values of property; to protect and enhance economic development; and to

maintain and enhance the attractive nature of the area.

Public services include fire protection, solid waste disposal, potable water, sanitary sewer

service and storm water drainage. Public/private companies proved adequate services for

electricity, cable, and internet. Community support facilities such as schools, parks,

churches, shopping, and places of employment are all located within this market area.

Collier County Sheriff Department provides full range of services for Collier County.

According to the statistics listed by Florida Department of Law Enforcement, Collier

County crime index falls in the lowest 16% of all counties in Florida and crime rate has

decreased nine out of the past ten years. About 78% of all crime is either burglary or

larceny. The county averages are representative of conditions in Greater Naples.


5134 Report Area Analysis This market area is served by several arterial roadways. All are six-lane divided highways

with beautifully landscaped medians. Improvements include street lighting and concrete

curb and gutter. North-south arterial roadways include Tamiami Trail (US-41) which

serves the coastal communities. It is almost entirely developed with good quality office and

retail uses. Goodlette-Frank Road parallels US-41 offering a less congested alternative for

coastal north/south bound traffic. Development along Goodlette-Frank Road is primarily

residential with commercial at major intersections. Airport-Pulling Road is located between

Interstate I-75 and Tamiami Trail. Development along this arterial is a mixture of

single/multi-family residential, office, industrial and retail uses. Livingston Road is a

limited access arterial which connects Collier County to Lee County. Collier Boulevard (SR-

951) connects Immokalee Road to Marco Island.

East-west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.

Each one provides direct access to Interstate I-75. Development along Golden Gate Parkway

is mainly developed with gated communities, single family homes, and institutional uses.

Pine Ridge and Immokalee Roads have a mixture of single/multi-family residential, office,

industrial, institutional, and retail uses.

Interstate I-75, which connects Collier County to both North Florida and Florida’s east coast,

serves this entire market area and access is provided by four interchanges.

The arterial road system is laid out in a grid pattern that provides adequate traffic flow to

all areas of the county. Commercial development exists at every major intersection; but, the

intersections are designed with proper turns lanes and signaling to provide for adequate

traffic movement. The road network easily handles traffic demand in the off-season, May

through December. Traffic more than doubles in January, February, March and April

because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road

network usually handles peak traffic demand without major delays.

Public transportation is provided by a county transit bus services.

Naples Municipal Airport is located at the western boundary of this market area, minutes

from wealthy neighborhoods. Greater Naples is the beneficiary of seasonal influx of

corporate executives and affluent individuals who can afford luxury private jet travel.

Social Influences Greater Naples is primarily built out with scattered parcels of undeveloped land. Vacant

lots in residential developments vary based on the age of the development. The majority of

construction has occurred in the past 30 years. US Census Bureau, Esri forecasts, 2016

population is 128,859 with a projected growth to 141,656 (10% growth) by 2021. This area is

seasonal increasing about 20% during the winter months, according to Collier Business &

Economic Development.



Greater Naples has two sub market areas divided by Tamiami Trail (US-41). West of

Tamiami Trail retirees are the most dominant group. The median age is 66.7, with 69.2% of

the population being 55 and older. Only 9% is younger than 25. The median household

income is $67,326. East of Tamiami Trail has a younger population. The median age is 52.1,

with 46.3% being over 55. 22.7% is younger than 25. The median household income is

$64,586.

The Naples cost of living is 2% higher than the average cost of living in the United States.

Conversely, Florida has a cost of living that is lower than the US average. Of the 25 locations

included in the Economic Policy Institute's dataset for Florida, Naples-Marco Island is the

21st most expensive. In Naples, housing is the category with the highest index (21% above

national average), while taxes are the category with the lowest index (15% below national

average). (Ref. Careertrends.com; cost of living analysis)

The dominant population is well educated. 42.5% have a bachelor’s or professional degree

and 9.8% have some college education. There is a high degree of community involvement

through civic organizations, neighborhood groups, social service organizations and political

committees.

One of the main driving forces impacting growth in this area is the quality of schools. This

market area has 12 public schools; two high schools, three middle schools, and seven

elementary schools. All school received an A rating in the last grading period, except two

elementary schools which received B ratings. This is considered the premier school district

in the county. In addition, there are four, high quality, private schools.

As reflected in the data, Naples is primarily populated by active, affluent, and highly

educated people attracted by the environmental influences stated earlier. Other deciding

factors include the availability of several cultural, fine arts, and educational opportunities

and a multitude of fine dining restaurants. Also, the professional services that they require,

such as financial, medical, retail, and recreational, are conveniently available.


https://Careertrends.com

• esrr Demographic and Income Profile Greater Naples Pre pa red by Esri

Area : 92.8 square m iles

Summary Census 2010 2016 2021 Population 114,709 128,859 141,656 Households 53,363 59,609 65,482 Families 34,300 38,110 41,678 Average Household Size 2.14 2.15 2.15 Owner Occupied Housing Units 38,743 40,951 44,789 Renter Occupied Housing Units 14,620 18,657 20,693 Median Age 52.3 54.6 56.6

Trends: 2016 - 2021 Annual Rate Area State National Population 1.91% 1.29% 0.84% Households 1.90% 1.21% 0 .79% Families 1.81% 1.13% 0 .72% Owner HHs 1.81% 1.09% 0.73% Median Household Income 3.20% 2.52% 1.89%

2016 2021 Households by Income Number Percent Number Percent

<$15,000 4,982 8.4% 5,149 7.9% $15,000 - $24,999 4,410 7.4% 5,315 8.1% $25,000 - $34,999 5,926 9 .9% 4,210 6.4% $35,000 - $49,999 7,676 12 .9% 5,682 8.7% $50,000 - $74,999 9,890 16.6% 11,787 18.0% $75,000 - $99,999 7,226 12 .1% 8,885 13.6% $100,000 - $149,999 9,192 15.4% 11,451 17.5% $150,000 - $199,999 3,426 5.7% 4,539 6.9% $200,000+ 6,880 11.5% 8,465 12.9%

Median Household Income $65,171 $76,272 Average Household Income $103,467 $115,441 Per Capita Income $47,907 $53,348

Census 2010 2016 2021 Population by Age Number Percent Number Percent Number Percent

0-4 4,522 3.9% 4,718 3.7% 5,044 3.6% 5 - 9 5,235 4.6% 5,351 4 .2% 5,560 3.9% 10 - 14 5,538 4.8% 5,875 4.6% 6,105 4.3% 15 - 19 5,379 4.7% 5,679 4.4% 5,874 4 .1% 20 - 24 4,399 3.8% 5,300 4 .1% 5,283 3.7% 25 - 34 9,865 8.6% 11,101 8 .6% 12,212 8.6% 35 - 44 11,731 10.2% 12,158 9.4% 13,459 9.5% 45 - 54 14,596 12.7% 14,843 11.5% 14,322 10.1% 55 - 64 16,842 14.7% 19,006 14.7% 20,903 14.8%

65 - 74 19,348 16.9% 23,597 18.3% 27,498 19.4% 75 - 84 12,722 11.1% 15,240 11.8% 18,323 12.9%

85+ 4,530 3.9% 5,992 4.7% 7,075 5.0% Census 2010 2016 2021

Race and Ethnicity Number Percent Number Percent Number Percent White Alone 105,766 92.2% 116,987 90.8% 126,757 89.5% Black Alone 2,962 2.6% 3,917 3.0% 4,979 3.5% American Indian Alone 155 0.1% 196 0.2% 236 0.2% Asian Alone 1,699 1.5% 2,386 1.9% 3,192 2.3% Pacific Islander Alone 32 0.0% 49 0 .0% 66 0.0% Some Other Race Alone 2,556 2.2% 3,255 2 .5% 3,917 2.8% Two or More Races 1,539 1.3% 2,068 1.6% 2,508 1.8%

Hispanic Origin (Any Race) 16,045 14.0% 20,985 16.3% 26,102 18.4% Data Note: Income is expressed in current dollars.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021.

September 21, 2016

©2016 Esri Page 1 of 2



• esrr Graphic Profile Greater Naples

Area : 92 .8 square m iles

2016 Population by Race

140,000 - 90.8%

80,000

70,000

60,000

50,000

40,000 -

30,000

20,000

10,000

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1

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11.5%

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2016 Percent Hispanic Origin:16.3%

Households

census 2010 2016 2021

2016-2021 Annual Growth Rate

1.90

2016 Population by Age

8.6% 4.1%

3.7%

2016 Home Value

15.0%

6 .4%

Pre pa red by Esr i

■ < 5

■ 5-19

■ 20-24

■ 25-34

■ 35-44 4 5-54

■ 55-64

■ 65+

■ <$ 100K ■ $100-199K ■ $200-299K ■ $300-399K ■ $400-499K

$SOOK+

Population Households Med ian Household Income Owner Occupied Housing Units

18 16 14

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$2 SK-$3SK $3SK-$S0K $S0K-$7SK $75K-$ 100K $ 100K-$1S0K $1 S0K-$200K


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Septem ber 21, 20 16

Page 1 of 1



5134 Report Area Analysis Economic Influences

This area’s income levels are above the County’s average. The average household income in

2016 was $103,467 which is 17% higher than the county average $88,733. In the subject

market area 32.6% of the households have annual incomes greater than $100,000, compared

to the county figure of only 26.5%. Median home value is $406,544 which is higher the than

the County’s median home value of $343,181. Some 26.6% of homes are valued between

$500,000 and $1,000,000 and 13.4% are valued over $1,000,000. Total number of households

in the market area is 84,756, of which, 48.3% are owner occupied, 22% renter occupied and

29.7% vacant. Vacancy include seasonal rentals.

Development trends:

Residential Residential development density varies from less than 1 unit per acre in estates districts, to

as high as 12 units per acre in the multi-family projects clustered near the major

intersections. The typical density is 3 to 4 units per gross acre. Greater Naples has a full

range of housing product from affordable housing rental complexes to multimillion-dollar

single family homes. The large packaged golf communities are marketed towards retired

persons with financial resources adequate to own more than one home, to join a country

club and to live comfortably. Such individuals expect commercial and professional services

to be convenient and they are willing to pay for convenience and good quality. These

communities include Pelican Bay, Pelican Marsh, Tiburon, The Strand, Mediterra, Talis

Park, The Vineyards, Grey Oaks, and Collier's Reserve. A secondary retirement or seasonal

market is served by non-golfing communities which offer smaller homes and

condominiums and several developments are marketed to young professional with families.

The last remaining large parcels of land along Livingston Road and Immokalee Road are

being developed with single and multi-family residential product. Rental apartments have

also been developed due to the shortage of affordable housing.

Given the burgeoning demand for senior care and the population growth projections there

has been a recent flurry of development of Assisted Care Living Facilities (ACLF) or

Continuing Care Retirement Community (CCRC). There are approximately 900 units either

existing, under construction, or proposed within the market area.

Commercial Commercial development in this market area includes banks, office buildings, industrial,

professional offices/medical, retail centers, restaurants, hotels and anchored shopping

centers. Reflecting the overall characteristics of the surrounding residential the existing

commercial development represents some of the newer, modern, and highest quality within

the county. Somewhat unique is the number of large planned commercial developments

with that attract large numbers of both tourists and local residents making this market area

the main destination-oriented commercial center in the county.


5134 Report Area Analysis Naples Boulevard is located near the northwest corner of the intersection of Airport Road

and Pine Ridge Road. This development is home to a Regal Hollywood-20 movie theater,

Lowe's, Home Depot, Costco, Best Buy, Kohl's, Dick’s Sporting Goods, franchise

restaurants, and the Promenade at Naples Centre. This is a 165,000 square foot shopping

center located along Airport-Pulling Road and is anchored by JoAnn's Fabrics and Petco.

Vacant land is becoming scarce along Naples Boulevard and the last remaining pieces are

proposed to be developed with additional retail space due to the strong demand and high

rental rates in the area.

Waterside Shops is located along the west side of Tamiami Trail at the northwest corner of

Seagate Drive and Tamiami Trail North. Waterside Shops is 370,000 square foot outdoor

luxury shopping mall anchored by Saks Fifth Avenue. The center includes numerous

restaurants and 60 luxury retailers including Nordstrom, Cartier, and Gucci, just to name a

few. Commercial development in this area caters exclusively to the driving public.

Mercato, one of the newer developments within the market area, is a 53-acre mixed-use

development located at the northeast corner of Vanderbilt Beach Road and Tamiami Trail.

The Mercato consists of 350,000 square feet of retail commercial, 100,000 square feet of office

space, a 10 screen movie theater, restaurants and 92 residences. The development is

anchored by a 50,000 square foot Whole Foods and has become a focus for evening

entertainment.

The commercial developments are supported by strong commercial along Pine Ridge Road,

Airport-Pulling Road and Immokalee Road.

Industrial This market area is home to the three, primary industrial parks in Collier County. J & C

Industrial Park is located generally north of Pine Ridge Road and west of Airport-Pulling

Road. Naples Production Park is located east of Airport-Pulling Road across form the

Naples Airport. Both industrial areas support a variety of uses oriented to the local

construction industry and the small service businesses that cater to the community.

Development is a mixture of good quality industrial-flex space (office/showroom and

warehouse); industrial condominiums; single-tenant buildings; and manufacturing

warehouses. Both industrial parks are essentially 100% built up. Rail Head Industrial Park

is a newer development located off of Old 41 Road in the northwest portion of the market

area. This park primarily consists of single-tenant, industrial flex buildings.

Creekside Commerce Park is an office/technology park allowing for light industrial. Naples

Daily News and Arthrex headquarters are also located here.


5134 Report Area Analysis Medical Medical services include the North Naples Hospital operated by the not-for-profit NCH

Healthcare System. This hospital is a 261 bed facility and is one of the area’s largest

employers. The hospital offers a 24-hour emergency department that provides a full range

of traditional emergency services and the county’s main birthing center. Because of strong

demand for medical services, several health parks or medical centers have been built or are

proposed within a two-mile radius of the hospital.

Physicians Regional Medical Center located northeast of the interchange at Pine Ridge Road

and Interstate I-75 was constructed in 1999. With 183 beds this is one of the county's four

major medical centers.

Total Employees 81,759

Total Population 128,859

Employee/Pop. Ratio 0.63:1

MARKET AREA BUSINESS SUMMARYTotal Businesses 7,854

Industry Businesses Employees Agriculture/Mining 169 2,597

Construction 920 7,520

Manufacturing 207 4,126

Transportation 182 1176

Communication 41 411

Utility 19 230

Wholesale Trade 265 1,851

Retail Trade 1,419 19,081

Finance/Insurance/Real Estate 1,199 6,577

Services 3,040 36,908

Government 55 1,207Carroll & Carroll 25

Unclassified Establishments 339 75


5134 Report Area Analysis According to 2016 consumer spending data, financial investments, which include both

retirement plans and other investments, is the strongest spending segment with an

estimated $ 3 billion spent. Maintaining housing units is next with over $ 1.2 billion being

spent on mortgages, utilities and remodeling. Next strongest is $ 600 million paid for food

purchases, both at home and away from home. The retail market place is dominated by

motor vehicle, food and beverage and general merchandise industries. The business sector

is dominated by the service industry. The large number of employees in the service sector

is impacted by Ritz-Carlton which has two resorts in this market area and is one of the

largest employers in Collier County.

MARKET AREA LIFE CYCLE Market areas often pass through a four-stage life cycle of growth, stability, decline, and

revitalization.

Growth – A period during which the market area gains public favor and acceptance. Stability – A period of equilibrium without marked gains or losses Decline – A period of diminishing demand Revitalization – A period of renewal, redevelopment, modernization and increasing

demand.

The Greater Naples real estate market is in a period of Growth characterized by population

increase and economic growth in both the residential and commercial markets. This area

remains one of the most desirable in Collier County.

CONCLUSION This continues to be a strong market area because it occupies a strategic north Naples

location that cannot be duplicated by new development. With a healthy mixture of land

uses, high traffic counts, ample employment opportunities and attractive residential and

commercial development this area will continue to grow and should remain one of the

healthiest areas of the county.


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Data use subject to license .

©Del orme . Delorme Street Atlas USA® 2011

www.delorme .com r

MN (59. W)

Delorme Street Atlas USA® 2011

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Data Zoom 11-0

5134 Report Area Analysis SURROUNDING AREA MAP


5134 Report Property Information PROPERTY INFORMATION

SITE DESCRIPTION Legal Description

Parcel No.: 00237280004 The South 1/2 of the Sout h 1/2 of the Northwest 1/4 of the Southwest 1/4 of the Southeast 1/4 of Section 2, Township 49 South, Range 25 East, Co llier County, Florida, LESS and excepting the East 30 feet thereof for road right -of-way purposes.

Parcel No.: 00238280003 The East 1/2 of the North 1/2 of the North 1/2 of the Southwest 1/4 of t he Southwest 1/4 of the Southeast 1/4 of Section 2, Township 49 South, Range 25 East, Co ll ier County, Florida, LESS t he East 30 feet thereof.

Parcel No.: 00237040008 The West 1/2 of the North 1/2 of t he North 1/2 of the Southwest 1/4 of the Southwest 1/4 of the Southeast 1/4 of Section 2, Township 49 ~tJ ff)g ~t.,..,_Collier County, Florida .

Parcel No.: 00237080000 st 1 4 of the Southeast 1/4 of

Section 2, Townsh ip 49 South, ES the East 30 feet thereof fo r road right-of-way purposes.

Easements We are not aware of any other easements that would adversely affect the

overall value or marketability of the property.

Size (Source)

Total 9.03 Acres or approximately 393,347 Square Feet (Collier County Property Appraiser)

Parcel No.: 00237280004 3.09 Acres or approximately 134,600 Square Feet


Parcel No.: 00237040008 1.56 Acres of approximately 67,954 Square Feet


We were not provided with a current survey and/or site plan detailing site

areas or site dimensions. The areas reported by the Collier County

Property Appraiser’s Office appear to be consistent with GIS dimensions.

We have relied upon the site areas as reported by the Collier County

Property Appraiser’s Office and assume to be an accurate representation

of the actual. We reserve the right to alter the value conclusion contained

herein should documentation differentiating the area utilized be presented.


5134 Report Property Information Shape / Parcel No.: 00237280004 Dimensions Rectangular / Approx. 200’ Wide x 645’ Deep

Parcel No.: 00238280003 Rectangular / Approx. 200’ Wide x 310’ Deep



Frontage / Access

The site is located along the west side of Yarberry Lane, south of Orange

Blossom Drive. The site is also situated along the north side of Arbour

Walk Circle. Both Yarberry Lane and Arbour Walk Circle are two-lane

undivided residential streets. The site features approximately 600± lineal

feet along Yarberry Lane and approximately 645’ lineal feet along Arbour

Walk Circle. Access and exposure are average and sufficient to support

future development.

Surrounding The subject is directly bound by single family residential development and

Land Uses vacant land to the north and east, by single family residential development

(Mill Run) to the west, and by multi-family development to the south.

Based on the surrounding land uses, it appears the subject would be well

suited for a residential use.

Topography The site appears to be relatively level, and at an elevation similar to or

slightly below that of road grade. The site also remains in a natural

condition, covered with a variety of trees and shrubbery. Development on

the subject must conform with clearing, filling, and any mitigation

requirements. However, the overall topography does not appear to limit

the development potential of the site.

Utilities It is not known if water and sewer lines with adequate capacity to support

full utilization of the site are located in front of the subject along Yarberry

Lane. However, it appears the full range of public utilities including

water, sewer, and fire are located along Yarberry Lane north of the subject

at the entrance of Il Regalo. While at a cost, it is assumed these can be

extended to the subject for connection. Electricity, telephone, and TV cable

are available in front of the subject along Yarberry Lane.


5134 Report Property Information Aerial – All Parcels


5134 Report Property Information Aerial –Parcel 00237280004


5134 Report Property Information

ENVIRONMENTAL CONTAMINATION Observed Contamination None

Noted Concerns None

Environmental Assessment This is a factor of unknown risk. No obvious

Available evidence of contamination was noticed during our

inspection.

Impact on Value None

Disclaimer Unless otherwise stated in this report, the existence

of hazardous substances or environmental

conditions including but not limited to asbestos,

polychlorinated biphenyls, petroleum leakage,

agricultural chemicals, urea formaldehyde

insulation, lead paint, toxic mold, et cetera, which

might or might not be present in or on the property

were not called to the attention of the appraiser.

Such tests were not in the appraiser's required

scope of work, the appraiser is not qualified to test

for such substances and conditions and the

appraiser is not qualified to render professional

opinions in this specialty area. No responsibility is

assumed for any such conditions that might exist,

or for the knowledge and expertise required to

discover them.

NATURAL RESOURCE CONCERNS Noted Concerns None

Natural Resource Audits Available No


Disclaimer Specialized natural resource audits were not in the

appraiser’s required scope of work, the appraiser is

not qualified to conduct such audits and the



assumed for any extraordinary natural resource

concerns, or for the knowledge and expertise

required to discover them.



ZONING Ordinance or Land Collier County

Development Code

Zoning RSF-1 – Residential Single Family

Purpose or Intent of The purpose and intent of the residential single-family districts

Zoning (RSF) is to provide lands primarily for single-family residences.

These districts are intended to be single-family residential areas

of low density. The nature of the use of property is the same in

all of these districts. Variation among the RSF-1, RSF-2, RSF-3,

RSF-4, RSF-5 and RSF-6 districts is in requirements for density,

lot area, lot width, yards, height, floor area, lot coverage,

parking, landscaping and signs. Certain structures and uses

designed to serve the immediate needs of the single-family

residential development in the RSF districts such as

governmental, educational, religious, and noncommercial

recreational uses are permitted as conditional uses as long as

they preserve, and are compatible with the single-family

residential character of the RSF district[s]. The RSF districts

correspond to and implement the urban mixed use land use

designation on the future land use map of the Collier County

GMP. The maximum density permissible in the residential

single-family (RSF) districts and the urban mixed use land use

designation shall be guided, in part, by the density rating system

contained in the future land use element of the Collier County

GMP. The maximum density permissible or permitted in the

RSF district shall not exceed the density permissible under the

density rating system, except as permitted by policies contained

in the future land use element.


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5134 Report Property Information Zoning Map


DELNORWIGGINS

STATE RECREATION

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FUTURE LAND USE Ordinance or Plan Collier County Comprehensive Plan

Future Land Use Urban Residential Subdistrict

Designation

Purpose of The purpose of the Urban Residential Subdistrict is to provide for

Designation higher densities in an area with fewer natural resource constraints

and where existing and planned public facilities are concentrated.

This Subdistrict comprises approximately 80% of the Urban Mixed

Use District. Within the applicable Urban Designated Areas, a base

density of 4 residential dwelling units per gross acre may be

allowed, though not an entitlement. Maximum eligible residential

density shall not exceed 16 dwelling units per acre except in

accordance with the Transfer of Development Rights Section of the

Land Development Code.

Future Land Use Map


National Flood Hazard Layer FIRMette ~ ·FEMA

250 500 1,000 1,500

Legend

SP<CIAL Ft.0001 HAZARD AREAS

RDOOHAZARD

OTHER AREAS

GENERAL

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FLOOD ZONE DATA Flood Zone AH

Flood Zone Comments Flood Zone AH – This zone is used for areas

of 1% annual chance of shallow flooding

from rainfall with a constant water-surface

elevation where average depths are less

than 3 feet. Mandatory flood insurance

purchase requirements apply.

Community Panel Number 12021C0382H

Revised May 16, 2012

Source National Flood Insurance Program

Flood Insurance Rate Maps

Flood Map


5134 Report Property Information SUBJECT PHOTOGRAPHS

View of Subject

View of Subject



View of Subject

View of Subject



View of Subject

Yarberry Lane – Looking North



ASSESSMENT AND TAXES By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st of

the tax year. Since annual tax assessments are based on sales from previous years,

depending upon market trends, assessed values can fall on either side of the current market

value estimate. The tax assessment is usually not a reliable indicator of market value.

Assessing Jurisdiction Collier County

Tax Year 2018

Parcel No.: 00237280004 00238280003

Address No Site Address 6633 Yarberry Lane

Land Value $695,250 $317,250

Improved Value $0.00 $0.00

Market Value $695,250 $317,250

Exemptions ($446,426) ($203,708)

Taxable Value $248,824 $113,542

Millage Rate 10.8712 10.8712

Ad Valorem Taxes $0.00 $0.00

Direct Assessments $0.00 $0.00

Total Taxes $0.00 $0.00

Parcel No.: 00237040008 00237080000

Address No Site Address 6635 Yarberry Lane

Land Value $351,000 $688,250

Improved Value $0.00 $0.00

Market Value $351,000 $688,250

Exemptions ($256,785) ($429,089)

Taxable Value $94,215 $259,161

Millage Rate 10.8712 10.8712

Ad Valorem Taxes $0.00 $0.00

Direct Assessments $0.00 $0.00

Total Taxes $0.00 $0.00

For the 2018 Tax Year, the subject has an assessed market value of $2,051,750. Exemptions

are currently reported from previous ownership, but these have since been abolished and

will be removed due to the ownership change that occurred in 2018. The millage rate is set

at 10.8712; however, the subject is wholly exempt from property taxes as current ownership

is a government entity. According to the Collier County Tax Collector’s Website, there are

no outstanding tax balances from previous tax years.



TRANSACTIONAL HISTORY / CURRENT STATUS Sales History The owner of record is North Collier Fire Control & Rescue District.

This party acquired the property from Orange Blossom Naples, LLC on

April 13, 2018 for a price of $2,850,000. This transaction is recorded as

Book 5499, Page 3391 of the Collier County Public Records.

Joshua Sicard, MAI confirmed this sale as arm’s length with Kevin

Pelitera with Berkshire Hathaway, who represented the buyer in the

transaction. Mr. Pelitera indicated the buyer was attracted to the

property for the possible construction of a new fire station, with hopes

of reducing response times in the immediate area. It was indicated

there is some current backlash from adjacent property owners

discouraging a new fire station on this property. This was a cash deal

with no extended or unusual closing periods indicated.

This sale represents a purchase price of $315,615 per acre. The opinion

of market value contained herein is $2,900,000 or $321,152 per acre.

Please reference the comparables and analysis supporting this

conclusion in the valuation section that follows.

Current Status As of the appraisal effective date, the property is not subject to a

contract or purchase nor is it listed for sale or lease.


5134 Report Highest and Best Use HIGHEST AND BEST USE

DEFINITION For typical appraisal practice in the United States, The Dictionary of Real Estate Appraisal,

Sixth Edition, published 2015 by the Appraisal Institute, defines Highest and Best Use as:

The reasonably probable use of property that results in the highest value. The four criteria that the

highest and best use must meet are legal permissibility, physical possibility, financial feasibility,

and maximum productivity.

METHOD There are four criteria that must be met in order for a use to be the highest and best use for a

given property. The highest and best use must be:

Legally permissible.

Physically Possible.

Financially feasible.

Maximally productive.

Ordinarily these criteria are considered sequentially, each step narrowing the range of

alternative uses being considered.

ANALYSIS Legally Permissible – The subject is zoned RSF-1, Residential Single Family by Collier

County and further identified as being located within the Urban Residential Subdistrict of

Collier County’s Future Land Use Plan.

The purpose and intent of the residential single-family districts (RSF) is to provide lands

primarily for single-family residences. These districts are intended to be single-family

residential areas of low density. The nature of the use of property is the same in all of these

districts. Variation among the RSF-1, RSF-2, RSF-3, RSF-4, RSF-5 and RSF-6 districts is in

requirements for density, lot area, lot width, yards, height, floor area, lot coverage,

parking, landscaping and signs. Certain structures and uses designed to serve the

immediate needs of the single-family residential development in the RSF districts such as

governmental, educational, religious, and noncommercial recreational uses are permitted

as conditional uses as long as they preserve, and are compatible with the single-family

residential character of the RSF district[s]. The RSF districts correspond to and implement

the urban mixed use land use designation on the future land use map of the Collier

County GMP. The maximum density permissible or permitted in the RSF district shall not

exceed the density permissible under the density rating system, except as permitted by

policies contained in the future land use element.


5134 Report Highest and Best Use Permitted uses within the RSF Districts include the following:

1. Single-family dwellings.

2. Family care facilities.

3. Educational plants and public schools with an agreement with Collier County.

The following uses are permissible as conditional uses in the RSF Districts:

1. Noncommercial boat launch and multiple dock facilities.

2. Churches.

3. Schools, private.

4. Child care centers and adult day care centers.

5. Cluster development to include one- and two-family structures.

6. Golf courses.

7. Group care facilities (category I); care units; nursing homes; assisted living

facilities; and continuing care retirement communities (all subject to certain

criteria).

8. Category II group care facilities and care units subject to section 5.05.04

(subject to certain criteria).

9. Recreational facilities intended to serve an existing and/or developing

residential community as represented by all of the properties/ lots/parcels

included in an approved preliminary subdivision plat, or site development plan.

The use of said recreational facilities shall be limited to the owners of property or

occupants of residential dwellings units and their guests within the area of

approved preliminary subdivision plat, or site development plan .

10. Model homes and model sales centers.

11. Public schools without an agreement with Collier County.

The purpose of the Urban Residential Subdistrict is to provide for higher densities in an

area with fewer natural resource constraints and where existing and planned public

facilities are concentrated. This Subdistrict comprises approximately 80% of the Urban

Mixed Use District. Within the applicable Urban Designated Areas, a base density of 4

residential dwelling units per gross acre may be allowed, though not an entitlement.

Maximum eligible residential density shall not exceed 16 dwelling units per acre except in

accordance with the Transfer of Development Rights Section of the Land Development

Code.

Overall, the current zoning and future land use allows for limited residential uses.


https://library.municode.com/fl/collier_county/codes/land_development_code?nodeId=CH5SUST_5.05.00SUSTSPUS_5.05.04GRHO

5134 Report Highest and Best Use Physically Possible – A variety of uses are physically possible and infrastructure

necessary for development appears to be nearby in the area for possible connectivity. The

subject’s area of 9.03 acres and rectangular shape is conducive for a development of a

variety of permissible uses. The site remains in a natural condition, slightly wooded with

a variety of trees and shrubbery. The site appears to be relatively level, and at an elevation

similar to or slightly below that of road grade. Development on the subject must conform

with clearing, filling, and any mitigation requirements.

The overall topography does not appear to limit the development potential of the site.

Financially Feasible: Over the past four (4) years, the residential market has experienced

an increase in value. The current limited supply of inventory as well as a market demand

for new inventory has accelerated speculative development for both single family and

multifamily uses. In addition, the redevelopment of existing sites for residential uses are

being noticed throughout the area. While the current price trends may not be sustainable

over the long term, it is projected the market will support current price levels for the

foreseeable future.

Based on our analysis of the current market, it appears certain newly constructed

residential use on the subject has a value commensurate with its cost. Therefore,

residential development is concluded to be financially feasible.

Maximally Productive – The highest and best use of the site as though vacant, is to be

developed with a residential use.

PROPERTY AS IMPROVED The subject is a parcel of land that remains in a natural condition with no significant

improvements. As such, a highest and best use as improved is not applicable.

CONSIDERATION OF APPROACHES The sales comparison is the applicable method to value the subject’s underlying land.


5134 Report Sales Comparison Approach SALES COMPARISON APPROACH

INTRODUCTION In the sales comparison approach, the subject property is compared with similar properties

that have sold recently or for which listing prices or offering prices are known. Data from

generally similar properties is used, and comparisons are made to demonstrate a probable

price at which the subject property would sell if offered on the market. This approach is

particularly strong when comparable sales data is plentiful and there is good conformity

among properties in the neighborhood.

Following is the procedure to be followed in developing this approach:

1. Research to gather information on sales, listings, and offers to purchase properties

similar to the subject.

2. Verify the information as to factual accuracy and arm's-length market considerations.

3. Identify relevant units of comparison and develop a comparative analysis for each

unit.

4. Compare the subject with comparable sale properties using elements of comparison

and adjust the sale price of each comparable appropriately.

5. Reconcile the various value indicators produced from the analysis of comparables into

a single value indication or a range of values.

The outline above is developed in detail on the following pages.

SALES DATA The sales are analyzed on the basis of dollars per acre of land area. Data for the comparable

sales is presented on the following pages. Each comparable sale is identified by number

and the location of each comparable can be determined from the map on the page that

follows.


Data use subject to license

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5134 Report Sales Comparison Approach COMPARABLE SALES MAP


5134 Report Sales Comparison Approach

VACANT LAND COMPARABLE 01 ADDRESS Santa Barbara Boulevard, Naples, FL 34112

PROPERTY ID NO. Multiple-See Deed

SALE PRICE $7,550,000

UNIT AREA 32.190 acres

DEVELOPABLE UNITS 230 units

DEVELOPABLE DENSITY 7.15 per acre

UNIT PRICE $32,826 per unit

$234,545 per acre

DATE OF RECORDING October 30, 2018

O.R. BOOK-PAGE 5567/1637-1651

CONTRACT DATE Unknown

GRANTOR Three (3) Separate Sellers

GRANTEE Neal Communities on the Braden River, LLC

FINANCING Cash or Equiv.


5134 Report Sales Comparison Approach TOPO-ELEVATION Level

GROUND COVER Native Vegetation

LAND USE DESIGNATION Urban Residential

ZONING RPUD - Residential Planned Unit Development

IMPROVEMENTS To Be Razed

UTILITIES Available

LEGAL DESCRIPTION

Multiple Parcels - See Deed

VERIFICATION

Neal Communities purchased 32.19 acres near the corner of Santa Barbara Boulevard and Davis Boulevard in three (3) separate transactions

from three (3) separate owners in October of 2018 for a combined purchase price of $7,550,000.

Five (5) parcels totaling approximately 22.19 were purchased from Cross and Thompson, LLC for $6,000,000 (Deed Book 5567, Page 1651).

One (1) parcel of 5 acres was purchased from John D. Bruce for $750,000 (Deed Book 5567, Page 1642) and another parcel of 5 acres was

purchased from Robert & Kathleen Tetrault for $800,000 (Deed Book 5567, Page 1637).

This property was rezoned from A-Agricultural to RPUD providing an effective date of October 23, 2018. This sale was most likely under

contract until entitlements were approved; however, the exact contract date is unknown.

Known as the Russell Square Residential Planned Unit Development, this RPUD is approved for up to 230 multi-family units. Neal

Communities has completed another similar project in the area and has another project of a similar size planned.



VACANT LAND COMPARABLE 02 ADDRESS Radio Lane, Naples, FL 34104

PROPERTY ID NO. 65720040000 & 65720320005






$180,149 per acre


O.R. BOOK-PAGE 5439/3692

CONTRACT DATE September 2016

GRANTOR Radio Land Development, LLC and Sarecino, LLC

GRANTEE D.R. Horton, Inc.

FINANCING Cash to seller






IMPROVEMENTS None

UTILITIES Available

PRIOR SALES No sales in the previous three years.

LEGAL DESCRIPTION

Lengthy legal description retained in appraiser's file.

VERIFICATION

Verified with Andrew Saluan, listing agent. He verified the sale price and the arm's-length nature. The buyer DR Horton, reduce the

density from 172 units down to 88 units and they plan to develop 82 units. The property was under contract since September 2016 and was

contingent on the buyer obtaining the entitlements for single-family residential.



VACANT LAND COMPARABLE 03 ADDRESS 7805 Radio Road, Naples, FL 34104

PROPERTY ID NO. 00296440704






$344,444 per acre

DATE OF RECORDING July 25, 2017



GRANTOR Radio Road Development, LLC

GRANTEE 8001 Radio Road ALF, LLC






ZONING PUD - Planned Unit Development

IMPROVEMENTS None

UTILITIES Available

PRIOR SALES No sales in previous three years

LEGAL DESCRIPTION


VERIFICATION

The Pineapple House at Sapphire Lakes is a proposed health-and-wellness institution which will have 127 dwelling units in a two-story

structure or a total of 107,000 square feet. A sales center for units will open next spring, and The Pineapple House is targeted for

completion in fall 2019, said Michael Kerner, who is co-developing the project with Andy Baldo as Senior Care Residences Sapphire Lakes

at Naples LLC.



VACANT LAND COMPARABLE 04 ADDRESS 7501 Airport-Pulling Road, Naples, FL 34109

PROPERTY ID NO. 00238120008 & 00238360004






$438,004 per acre

DATE OF RECORDING May 20, 2016


CONTRACT DATE 1 Year Prior

GRANTOR Airport Pulling Orange Blossom, LLC

GRANTEE Pulte Home Corporation

FINANCING Cash to Seller



GROUND COVER Cleared


ZONING MPUD - Mixed Use Planned Unit Development

IMPROVEMENTS None

UTILITIES Available


LEGAL DESCRIPTION


VERIFICATION

Verified with Clint Sherwood, listing agent. He verified the sale price and the arm's-length nature. The buyer is Pulte Homes who plans to

develop the site with an 82 unit single-family development. The property was under contract for approximately one year while the buyer

obtained their entitlements. The sale was also a phased takedown with the first payment of $4,880,000 made on May 20, 2016 and the

remainder to be paid May 2017.



VACANT LAND COMPARABLE 05 ADDRESS Johnny Cake Drive, Naples, FL 34110


SALE PRICE $985,000





$197,000 per acre

DATE OF RECORDING March 10, 2016


CONTRACT DATE December 30, 2015

GRANTOR Johnny Cake Development, LLC

GRANTEE Chatham Woods Development, LLC

FINANCING Conventional Financing





ZONING RSF-3 - Residential Single Family

IMPROVEMENTS None

UTILITIES Available


LEGAL DESCRIPTION

Lengthy legal description.

VERIFICATION

Verified with Dave Bartley, representative of buyer. He verified the sale price and the arm's-length nature. The buyer is Gulfstream Homes

who plans to develop the property with 12 single-family homes ranging from 2,200 square feet to 3,200 square feet with prices from

$550,000 to $750,000. The typical lot size is 80x125. The total site work cost is estimated to be $450,000. The property was listed for $999,993

and had a development order in place for a 12 unit single-family development known as Chatham Woods.



VACANT LAND COMPARABLE 06 ADDRESS 2010 Orange Blossom Drive, Naples, FL 34109







$362,903 per acre




GRANTOR SJL Realty Trust II

GRANTEE LB Orange Blossom, LLC

FINANCING Cash to Seller






The property was improved with a 4,500 square foot office building, 5,300 square foot

IMPROVEMENTS metal building, and various other accessory structures all built in 1997. The improvements

contributed no value.

UTILITIES Available


LEGAL DESCRIPTION


VERIFICATION

Verified with David Stevens, listing agent. He verified the sale price and the arm's-length nature. The buyer plans to develop the property

with single-family homes.



VACANT LAND COMPARABLE 07 ADDRESS 10096 Florence Circle, Naples, FL 34119







$344,828 per acre

DATE OF RECORDING April 17, 2014



GRANTOR Westbury Quail Gardens, LLC

GRANTEE Toll FL III Ltd. Partnership






ZONING PUD - Planned Unit Development

IMPROVEMENTS None

UTILITIES Available


LEGAL DESCRIPTION

Tract A, Palazzo Village, according to the plat thereof, as recorded in Plat Book 46, Page 75, of the Public Records of Collier County, Florida.

VERIFICATION

Verified with Dave Stevens, representative of seller. He verified the sale price and stated that the sale was an arm's-length transaction. The

property was originally purchased from Toll Brothers in August 2008 for $5,850,000. The sale included a right of first refusal in favor of

Toll Brothers. A national home builder had the property under contract for $7,500,000 but Toll Brothers exercised the right of first refusal

and purchased the property. Toll Brothers plans to develop the site with 85 single-family homes. A total of 152 units (townhomes/coach

homes) were allowed to be developed under the original PUD, but only 85 single-family units are planned.



VACANT LAND COMPARABLE 08 ADDRESS 6900 Airport Road N, Naples, FL 34109







$172,597 per acre




GRANTOR Naples View, LLC

GRANTEE 699 Airport Pulling, LLC




GROUND COVER Old plant nursery site


ZONING A - Rural Agricultural

IMPROVEMENTS None

UTILITIES Available

PRIOR SALES Sold May 19, 2010 for $1,101,000

LEGAL DESCRIPTION

The North 1/2, of the North 1/2, of the Southwest 1/4, of the Southwest 1/4, of Section 01, Township 49 South, Range 25 East, Collier County,

Florida, excepting therefrom the West 100 feet thereof for State right-of-way.

VERIFICATION

The new McGarvey community, named Windward Isle, will include 28 single-family residences ranging from 3,000 to 4,000 square feet

nestled around a 506-foot-long lake. Designed by Weber Design Group, the Colonial Coastal Caribbean style residences will be built by

McGarvey Custom Homes, one of Southwest Florida's leading luxury homebuilders. McGarvey is developing Windward Isle in

partnership with Capital Group Properties, a real estate development, property management, finance, and leasing firm based in

Southborough, Massachusetts.


5134 Report Sales Comparison Approach SALES ADJUSTMENT GRID

ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6 COMP #7 COMP #8

Yarberry LaneTBD - Neal

Communities

Hadley Place -

DR Horton

Pineapple House

ALF

Avery Square -

Pulte

Chatham Woods

- Gulfstream

Homes

TBD - London

Bay Homes

Palazzo - Toll

Brothers

Windward Isle -

Seagate

Development

Yarberry LaneSanta Barbara

BoulevardRadio Lane 7805 Radio Road

7501 Airport-

Pulling Road

Johnny Cake

Drive

2010 Orange

Blossom Drive

10096 Florence

Circle

6900 Airport

Road North

SALE PRICE $7,550,000 $3,875,000 $1,829,000 $10,004,000 $985,000 $2,475,000 $7,500,000 $1,950,000

REAL PROPERTY RIGHTS Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple

CONDITIONS OF SALE Market Market Market Market Market Market Market Market

FINANCING Cash or Equiv. Cash or Equiv. Cash or Equiv. Cash or Equiv. Conventional Cash or Equiv. Cash or Equiv. Cash or Equiv.

ADJUSTED SALE PRICE $7,550,000 $3,875,000 $1,829,000 $10,004,000 $985,000 $2,475,000 $7,500,000 $1,950,000

Recording Date 10/30/18 10/12/17 07/25/17 05/20/16 03/10/16 10/30/15 04/17/14 03/21/14Months Prior To Effective Date 11/29/18 1.0 13.6 16.2 30.3 32.7 37.0 55.5 56.3MARKET CHANGE ADJUSTMENT 0.5% 6.8% 8.1% 15.2% 16.3% 18.5% 27.7% 28.2%

ADJUSTED SALE PRICE $7,587,229 $4,138,047 $1,976,907 $11,521,701 $1,145,929 $2,933,062 $9,579,635 $2,499,359

Parcel Area in Acres 9.03 32.19 21.51 5.31 22.84 5.00 6.82 21.75 11.30Planned Units 36 230 82 127 82 12 20 85 28

PRICE PER ACRE $235,701 $192,378 $372,299 $504,453 $229,186 $430,068 $440,443 $221,221PRICE PER UNIT $32,988 $50,464 $15,566 $140,509 $95,494 $146,653 $112,702 $89,263

LOCATION Greater Naples Inferior Inferior Inferior Similar Inferior Similar Similar Similar20% 20% 20% 0% 0% 0% 0% 0%

SUBTOTAL $282,842 $230,853 $446,759 $504,453 $229,186 $430,068 $440,443 $221,221

UTILITIES Part. Available Similar Similar Similar Similar Similar Similar Similar Similar0% 0% 0% 0% 0% 0% 0% 0%

COMP. PLAN Urban Res. Urban Res. Urban Res. Urban Res. Urban Res. Urban Res. Urban Res. Urban Res. Urban Res.ZONING RSF-1 RPUD RPUD PUD MPUD RSF-3 RPUD PUD A

0% 0% 0% 0% 0% 0% 0% 20%

# UNITS 36 230 82 127 82 12 20 85 28DENSITY 4.0/Acre (Base) 7.1 3.8 23.9 3.6 2.4 2.9 3.9 2.5

0% -5% 0% -5% 5% 0% -5% 0%

SIZE IN ACRES 9.03 32.19 21.51 5.31 22.84 5.00 6.82 21.75 11.30SHAPE/CONFIGURATION Rectangular Flag Rectangular Irregular Rectangular Rectangular Flag Irregular Rectangular

0% 0% 0% 0% 0% 0% 0% 0%

PHYSICAL CHARACTERISTICS Wooded Wooded Wooded Wooded Cleared Wooded Wooded Cleared Wooded0% 0% 0% -10% 0% 0% -10% 0%

GROSS ADJUSTMENT 20% 25% 20% 15% 5% 0% 15% 20%INDICATION OF UNIT VALUE $282,842 $219,311 $446,759 $428,785 $240,645 $430,068 $374,377 $265,466

PROPERTY IDENTIFICATION


5134 Report Sales Comparison Approach DISCUSSION OF ADJUSTMENTS

Usually, comparable sale properties are not exactly like the subject property. If a typical

buyer would perceive the difference to be significant, then adjustment(s) must be made to

the comparable sales so that in the end each offers a realistic indication of value for the

subject. Adjusting comparable sales is a two-step process.

First, adjustments are made so that all of the comparable sales meet the standard of a

“market” transaction as outlined in the definition of market value. Customarily, the first

group of adjustments is made before the comparables are reduced to a common unit of

comparison.

The second group of adjustments is made after an appropriate unit of comparison is chosen.

When the adjustment process is complete, the unit value indications are reconciled and

converted into an estimate of value for the subject.

REAL PROPERTY RIGHTS CONVEYED This adjustment category is intended to account for the interest, benefits, and rights

inherent in the ownership of real estate. This category reflects the impact on value caused

by the fee simple versus the leased fee interest or the contract rent as opposed to market

rent.

None of the comparable sales required adjustment in this category.

CONDITIONS OF SALE This adjustment category is intended to account for a variety of factors that might affect

the purchase price.

All the comparables were considered market transactions with no special sale

conditions reported; therefore, no adjustments were applied.

FINANCING Adjustments in this category are intended to account for unusual terms of financing that

are not considered equivalent to cash or conventional financing.



5134 Report Sales Comparison Approach MARKET CHANGE

This adjustment is intended to account for changes in value due to the ebb and flow of

market forces over time.

The comparables occurred between March 2014 and October 2018, which market

conditions have generally been improving over this period through the effective date

of value. There are indirect indicators that reflect an upward trend in increasing sale

prices, increasing listing prices, and lack of available product. This has resulted in an

increase of underlying land values.

According to the local MLS, there were a total of 4,669 improved single family homes

that sold in 2014 throughout the entire Naples area. These sales produced an average

sale price of $644,045 and a median sale price of $340,000. As of the end of November

2018, there were a total of 4,214 improved single family home sales throughout the

Naples area in 2018. These sales produced an average sale price of $814,548 and a

median sale price of $435,000, representing an increase of 26.5% and 27.9% respectively

between 2014 and 2018.

A change rate of 0.50% per month has been applied.

LOCATION/ACCESS/EXPOSURE This category of adjustment reflects the impact on value caused by the advantages or

disadvantages of a given location. It also accounts for access and exposure of a property.

The overall location and immediate surrounding areas of Comparables 1, 2, and 3 are

considered inferior to the subject’s location and immediate surrounding area. A

positive adjustment is applied to these comparables.

UTILITIES/INFRASTRUCTURE This category of adjustment references the availability and adequacy of the road system,

the public was distribution system and the public waste water collection system of each

comparable property as that compares with the same services available to the subject

property.

While utility connections for the subject are most likely located north of the subject at a

nearby property, all comparables would most likely require some sort of utility

extension and/or similar levels of site development with regards to running utilities.

No adjustments were considered appropriate.


5134 Report Sales Comparison Approach COMPREHENSIVE PLAN/ZONING

This category of adjustment accounts for differences in the potential land uses

(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be

developed. Differences in value between the subject property and comparable sales might

exist because their highest and best uses are different as a result of government regulation

through zoning and land use controls.

Comparable 8 was zoned A-Agricultural at the time of sale and required a rezoned for

development. A positive adjustment was applied to this comparable for this inferior

zoning characteristic.

UNITS/DENSITY This category accounts for the number of units a project is planned for, and the density

associated with such.

Typically size and unit value are inversely related; however, horizontal and site

development costs get spread over the number of units. That is, with a decreasing

number of units, a typical buyer would pay less per unit to lessen the burden of per

unit development costs. A negative adjustment was applied to Comparables 1, 2, 3, 4,

and 7. A positive adjustment was applied to Comparable 5.

The subject has a base density of 4.0 units per acre. Comparables 1 and 3 feature a

higher density which is inferior to the subject. A positive adjustment was applied to

these comparables. Please note this adjustment results in a net adjustment of 0% for

this category (+5 for # Units -5% for Density) for both comparables.

SIZE/SHAPE This category of adjustment addresses the effect on the marketability of a given property,

because its physical size/shape might limit the physical utility, or because the size and

term of the financial investment required of an investor/speculator is such that the unit

price is reduced.

No adjustments for size and/or shape are considered appropriate for the comparables.


5134 Report Sales Comparison Approach PHYSICAL CHARACTERISTICS

This category of adjustment reflects the physical aspects of a property that impact its use

for development. Physical characteristics included land elevation, soil conditions,

drainage characteristics, threatened or endangered plant and animal species on the

property and the extent and density of covering vegetation.

Comparables 4 and 7 were cleared at the time of sale and appears to require less site

development. A negative adjustment was applied to these comparables for this

superior characteristic.

RECONCILIATION OF DATA After making the adjustments discussed, the comparables indicated the following unit

values:

Comparable Price Per Acre1 $282,842

2 $219,311

3 $446,759

4 $428,785

5 $240,645

6 $430,068

7 $374,377

8 $265,466

Unadjusted, the comparables produce a range between $172,597 and $438,004 per acre with

an average of $284,309 per acre. After adjustments, the range is narrowed between $219,311

and $446,759 per acre, with an average of $336,031 per acre.


5134 Report Sales Comparison Approach INDICATION OF VALUE

Comparables 5, 6, and 8 are considered most similar and the greatest amount of emphasis is

placed on these comparables. These comparables produce an adjusted range between

$240,645 and $430,068 per acre with an average of $312,060 per acre. A total of 60% weight

is placed on these three (3) sales or a weight of 20% each.

Comparables 1, 2, 3, 4, and 7 consist of sales either in different submarkets and/or are larger

tracts with higher development potentials. These sales were given the least amount of

weight or the remaining 40% was divided among these sales.

The table below summarized the weighted process discussed above. The resulting

indication of value is $325,963 per acre.

Comparable Price Per Acre Weight Extension1 $282,842 5.0% $14,142

2 $219,311 10.0% $21,931

3 $446,759 5.0% $22,338

4 $428,785 10.0% $42,878

5 $240,645 20.0% $48,129

6 $430,068 20.0% $86,014

7 $374,377 10.0% $37,438

8 $265,466 20.0% $53,093

100% $325,963

In concluding to a unit value, emphasis is placed on the above weighting process at

$325,963 per acre, the adjusted average of all comparables at $336,031 per acre, the adjusted

indications of the comparables considered most similar (Comparables 5, 6, and 8) at

$312,060 per acre, and the subject’s recent purchase at $315,615 per acre. These indications

produce a range between $315,615 and $336,031 per acre, with an average of $322,417 per

acre. A value within this range is considered most appropriate.

After analysis, a unit value of $322,500 per acre is concluded. This indicates a value of

$2,912,175 (9.03 Acres x $322,500/Acre), which is rounded to $2,900,000.

A value conclusion of $2,900,000 represents a price per unit of $80,556 (based on 36 units).

This is further supported by the unadjusted indications of Comparables 5, 6, and 8 at

$82,083/unit, $123,750/unit, and $69,643/unit, respectively.


5134 Report Reconciliation FINAL RECONCILIATION

The approaches resulted in the following indications of value:

APPROACH VALUE

Cost Depreciation N/A

Sales Comparison $2,900,000

Income Capitalization N/A

FINAL ESTIMATE OF VALUE

The concluded fair market value of the fee simple interest is $2,900,000.

CARROLL & CARROLL


Cert Gen RZ3541


5134 Report Marketability MARKETABILITY AND PROSPECTIVE MARKETING TIME

The reported market value is the estimated price at which the property would sell as of the

appraisal effective date assuming that the property had already been exposed and

adequately marketed for the period of time referenced in the definition of market value.

Clients intending to price a property based on appraised value and others seeking to

classify the liquidity of an asset ought to look forward from the appraisal effective date

projecting future trends and market conditions. It is the purpose of this section to assist in

that process.

Currently, the commercial real estate market is improving, and these conditions are

expected to continue. It is our opinion that priced at the reported market value the

prospective marketing period is 12 months.

Carroll & Carroll

5134 Report Addenda ADDENDA (In Order of Appearance)

Page Topic Count Page(s) Page(s)

Assumptions and Limiting Conditions............................................................................ 2

Property Cards……………………………………………………………………………..4

Deed………………………………....................................................................................... 4

Tax Cards…………………………………………………………………………………… 4

Qualifications of Appraiser(s)............................................................................................ 2

Carroll & Carroll

5134 Report Addenda ASSUMPTIONS AND LIMITING CONDITIONS

The certification of the appraiser appearing in this report is subject to the following

assumptions and limiting conditions.

ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS.

EXTRAORDINARY ASSUMPTIONS AND HYPOTHETICAL CONDITIONS

1. We were not provided with a current survey and/or site plan detailing site areas or site dimensions. The areas reported by the Collier County Property Appraiser’s Office appear to be consistent with GIS dimensions. We have relied upon the site areas as reported by the Collier County Property Appraiser’s Office and assume to be an accurate representation of the actual. We reserve the right to alter the value conclusion contained herein should documentation differentiating the area utilized be presented.

GENERAL ASSUMPTIONS AND LIMITING CONDITIONS

1. No responsibility is assumed for the legal description or for matters including legal or

title considerations. Title to the property is assumed to be good and marketable.

2. The property is appraised free and clear of liens and encumbrances.

3. Responsible ownership and competent property management are assumed.

4. The information furnished by others is assumed to be true, correct and reliable. A

reasonable effort was made to verify such information, but the appraiser bears no

responsibility for its accuracy.

5. All engineering is assumed to be correct. The plot plans and illustrative material is

included only to assist the reader in visualizing the property.

6. It is assumed that there are no hidden or unapparent conditions of the property,

subsoil, or structures that render it more or less valuable. No responsibility is assumed

for such conditions or for arranging for engineering studies that might be required to

discover them.

Carroll & Carroll

5134 Report Addenda 7. It is assumed that there is full compliance with all applicable federal, state, and local

environmental regulations and laws.

8. It is assumed that the property is either in compliance with, or is "grandfathered" or

"vested" under, all applicable zoning, use regulations and restrictions.

9. It is assumed that all required licenses, certificates of occupancy, consents, or other

legislative or administrative authority from any local, state, or national government or

private entity or organization have been, or can be, obtained or renewed for any use on

which the value estimate is based.

10. It is assumed that the utilization of the land is within the boundaries or property lines of

the property described, and that there is no encroachment or trespass.

11. It is assumed that the subject site and improvements are not contaminated by any

hazardous material or toxic substance. During the property inspection I was sensitive

to obvious signs of contamination and I reported anything unusual. However, this

appraiser is not qualified to render a professional opinion regarding the existence or the

nature of hazardous materials in or on the subject property. If a definitive opinion is

desired, then the client is urged to retain an expert in the field.

12. Possession of this report, or a copy thereof, does not carry with it the right of

publication.

13. Unless previous arrangements were made, the appraiser, by reason of this appraisal, is

not required to give further consultation, testimony, or to be in attendance in court.

14. Neither all nor any part of the contents of this report (especially any opinions as to

value, the identity of the appraiser, or the firm with which the appraiser is connected)

shall be disseminated to the public through advertising, public relations, news, sales, or

other media without the prior written consent and approval of the appraiser.

Carroll & Carroll

Tax Yr 1972

200S

#

10

Parcel No 00237280004

Name / Address NORTH COLLIER ARE CONTROL AND

RESCUE DISTRICT

Map No.

4A02

188S VETERANS PARK DRIVE

City NAPLES

Strap No.

000100 022 04A02

Site Address

Section

Legal 2 49 25 Sl/2 OF Sl/ 2 OF NWl/4 OF SWl/4 OF SEl/4. LESS E 30FT ROW

Millage Area O 133

State FL

Township

49

Site City

Range

2S

Site Zone •Note

Zip 34109

Acres •Estimated

3.09

Millage Rates O *Calculations

Sub✓Condo 100 - ACREAGE HEADER School

S.049

Other Total

Date 04/ 13/ 18

04/ 13/ 18

04/ 21/06

06/ 09/ 04

10/ 08/03

04/ 21/82

Issuer COUNTY

COUNTY

Use Code O 99 - ACREAGE NOT ZONED AGRICULTURAL

Latest Sales History (Nol a ll 5al6 are listed due lo Confidentia lity)

Book-Page S499-3391

S499-3386

4022-2788

3S83-1887

3417-490

967-1913

Amount Land Value

S 2,8S0,000 (+) Improved Value so

$ 2.300.000

S 650.000

S 430.000

so

(=) Market Value

1-) 10% Cap

(=) Assessed Value

(=) School Taxable Value

(=) Taxable Value

5.8222 10.8712

2018 Certified Tax Roll (Subjed toChange)

S 69S.2S0

so $ 69S.2S0

S 446.426

S 248.824

so so

If all Values shown above equal O this parcel wu created aftff the Finil l Tilx Roll

Parcel No 00237280004

Name I Address NORTH COLLIER ARE CONTROL AND

RESCUE DISTRICT

188S VETERANS PARK DRIVE

City NAPLES

Site Address

Permit #

70-199S

0403-0636

CO Date Ol/06n2

04/ 30/ 04

TmpCO Final Bldg

Land Cale Code ACREAGE

Units

3.09

State FL

Permits

# Year Buitt

Site City Site Zone •Note

Zip 34109

Type

DEMOLITION

Building/Extra Features Description Area Adj Area

5134 Report Addenda

Carroll & Carroll

Tax Yr

1982

2010

• 10

Parcel No 00238280003

Name / Address NORTH COWER FIRE CONTROL AND

RESCUE DISTRICT

Map No.

4A02


City NAPLES

Strap No.

000100 047 4A02

Site Address 6633 YARBERRY LN

State FL

Section Township

49

Site City NAPLES

Range

2S

Zip 34109

Site Zone ""Note 34109

Acres ""Estimated

1.41

Lega l 2 49 25 El/ 2 OF Nl/2 OF Nl/ 2 OF SWl/4 OF SWl/ 4 OF SEl/4 LESS E30FT R/W 1.41 AC OR 1250 PG 1512

Date

04/ 13/ 18

04/ 13/ 18

04/ 21/ 06

01/ 10/ 06

09/2 2/04

09/ 22/ 04

05/ 28/ 04

02/ 07/02

02/ 01/87

03/ 01/81

Issuer

COUNTY

COUNTY

Millage Area O 133

SubJ Condo 100 - ACREAGE HEADER

Use Code O O - VACANT RESIDENTIAL

Latest Sales History (Not i ll Siles ,;ue list ed due to Confidentiality)

Book-Page

5499-3391

5499-3386

4022-2786

3963-1579

3647-1933

3647-1930

3575-3367

2977-2956

1250-1512

910-612

Amount

$2,850,000

so S 800,000

so so so so

S 262,000

so so

Land Value

(+) Improved Value

(=) Market Value

1-) 10% Cap

(=) Assessed Value


(=) Taxable Value

School

5.049


Other

5.8222

2018 Certified Tax Roll (SubjecttoChinge)

If ill Values shown above equil O this parcel wu neated aft er the Fina l Tax Ro ll

Total

10_8712

S 317,250

so S 317,250

S 203,708

S 113,542

so so

Parcel No 00238280003 Site Address 6633 YARBERRY LN Site City NAPLES Site Zone ""Note 34109

Name I Address NORTH COLLIER FIRE CONTROL AND

RESCUE DISTRICT


City NAPLES

Permjt #

82-674

2009080765

CO Date

11/ 05/ 82

09/23/ 09

TmpCO Final Bldg

Land Cale Code

ACREAGE

Units

1.41

State FL

Permits

# Year Built

Zip 34 109

Type

ADDmON

OTHER


5134 Report Addenda

Carroll & Carroll

Tax Yr

1969

1974

1980

• 10

Parcel No 00237040008

Name / Address NORTH COLLIER ARE CONTROL AND

RESCUE DISTRICT

Map No.

4A02


City NAPLES

Strap No.

000100 018 4A02

Site Address

Section

State FL

Township

49

Legal 2 49 25 Wl/2 OF Nl/2 OF Nl/2 OF SWl/4 OF SWl/4 OF SEl/41.56 AC OR 735 PG 1382

Millage Area O 133

Sub✓Condo 100 - ACREAGE HEADER

Use Code O 99 - ACREAGE NOT ZONED AGRICULTURAL

Latest Sales History (Not a ll Sales are listed due to Confident iality)

Date Book-Page Amount Land Value 04/ 13/18 5499-3391

t S 2,850,000 (+) Improved Value

04/ 13/ 18 t-

5499-3386 t-

so Market Value (-)

04/ 21/06 t-

4022-2786 t S 800,000 (-) 10% Cap 01/10/ 06 3963-1579

t so 09/ 22/04 3647-1933 so (-) Assessed Value

t 09/ 22/04 3647-1930

t so (-) School Taxable Value

02/ 07/ 02 2977-2956 t

S 262,000 (-) Taxable Value

Site City

Range

25

School

5.049

Site Zone "" Note

Zip 34109

Acres ""Estimated

1.56

Millage Rates O 11-calculations

Other Total

5.8222 10.8712

2018 Certified Tax Roll (Subject to Change)

S 351,000

so S 351,000

S 256,785

$94,215

so so

02/ 21/78 735-1382 so If all Values shown above equal O t his parcel was c reat ed after the Final Tax Roll

Issuer

COUNTY

COUNTY

COUNTY

Parcel No 00237040008

Name I Address NORTH COLLIER ARE CONTROL AND

RESCUE DISTRICT


City NAPLES

Site Address

Permit #

68-553

73-1842

78-4596

CO Date

03/ 05/69

03/ 19/74

12/ 08/ 80

TmpCO Final Bldg

Land Cale Code

ACREAGE

r Units

1.56

State FL

Permits

# Year Built

Site City Site Zone "" Note

Zip 34109

Type


5134 Report Addenda

Carroll & Carroll

Tax Yr

1972

1980

1992

2010

#

10

Parcel No 00237080000

Name/ Address NORTH COLLIER FIRE CONTROL AND

RESCUE DISTRICT



City NAPLES State FL

Map No.

4A02

Strap No.

000100 018 14A02

Section

Legal 2 49 25 51/2 OF Nl/ 2 OF SWl/4 OF SWl/ 4 OF SEl/4, LESS E 30FT R/W

Millage Area O 133

SubJCondo 100 · ACREAGE HEADER

Use Code O O - VACANT RESIDENTIAL

Latest Sales History (Not il ll Si!IK are li'iled due t o Confidenliillity)

Book-Page

5599-3391

5599-3386

5499-3391

4022-2792

3629-1327

2706-1962

2670-2422

Amount Land Value

S 2,850,000 (+) Improved Value so

S 2,850,000

$800,000

$194,700

$152,000

(=) Maricet Value

(-J 10% Cap

(=) Assessed Value


(=) Taxable Value

Township

49

Site City NAPLES Site Zone *Note 34109

Zip 34109

Range

25

Acres *Estimated

2.97


Other Total School

5.049 5.8222 10.8712

2018 Certified Tax Roll (SubjecltoChilnge)

S 668,250

so S 668,250

S 429,089

S 239,161

so so

Date

04/ 13/18

04/ 13/ 18

04/ 13/ 18

04/ 21/06

08/20/ 04

08/ 04/00

05/ 05/ 00

11/ 19/ 96 2252-276

$5,100

so If all Value§ ihOwn above equ•I O thii pilrCel WilS crHted after the Final TilX Roll

Issuer

COUNTY

COUNTY

COUNTY

COUNTY

Parcel No 00237080000

Name I Address NORTH COLLIER FIRE CONTROL AND

RESCUE DISTRICT


City NAPLES


State FL

Permits Permn # CO Date TmpCO Final Bldg

72-1032 09/ 22/72

80-2882

92-306 05/ 29/ 92 +

2009080763 09/ 23/ 09

Land Cale Code Units # Year Built

ACREAGE 2.97

Site City NAPLES Site Zone *Note 34109

Zip 34109

Type

POOL

OTHER


5134 Report Addenda

Carroll & Carroll

INSTR 5542839 OR 5499 PG 3391 E-RECORDED 4/19/2018 12:25 PM PAGES 4 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA [email protected] $19,950.00 REC $35.50 CONS $2,850,000.00

;l~~>\ j'"':i ij•i \

Preifai~!by and return to: _,,..R&~ell,llrie Bacallao, Esq. ~•· Fr'9)11berg, Perlow & Kornik, P.A. ~-·20295 N.E. 29 Place Suite 200

Aventura, FL 33180 305-933-2000 File Number: 18992.001 Will Call No.:

_ _ _____ _______ _.Space Above This Linc For Recording Data',__ _____________ _

This Warranty Deed made this 13th d,,a~_ ~1_ .,_,~ ...... --:

liability company whose post office addre s-; s and North Collier Fire Control and seu.e address is 1885 Veterans Park Drive, apl ,

Parcel Identification Number:

Subject to: (a) ad valorem real property taxes for the year 2018 and subsequent years; (b) zoning, building code and other use restrictions imposed by governmental authority; (c) outstanding oil, gas and mineral interests of record, if any; and (d) restrictions, reservations, and easements common to the subdivision, if any.

Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining.

To Have and to Hold, the same in fee simple forever.

And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 2017.

Double Time®

5134 Report Addenda

Carroll & Carroll

OR 5499 PG 3392

,, ,'\

;.\ ' \

:'\Jp Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written, ; \.-: :.

"/s-igi:ied, sealed and delivered in our presence: ,,. , j ,.:•./ . , p'

Witness Name: :fti·· flt T

Witness Name: M .fc:aeG-pre <;;i-E (_,

State ofF+orida { 5jlt16L County ofMialiu-IYade Tlfl. l+t11V ·

He/she LJ is personally

[Notary Seal]

_. . ...... .. ;.:

Warranty Deed ~ Page 2 Double Time~

5134 Report Addenda

Carroll & Carroll

OR 5499 PG 3393

543/2018 'tir.l Wtl'N

09- 1:,t, ,,N;w, ,2140 .1 . .n ,n1.ll'!l n,,~nn ,22 .ll''.)\!.IY.l 1n;r.i ,1''"'-''l ,n:i'll )ilN ,Y.l11nn 'lN

13.4.2018 01,:1 ''.) ,nn il!.INY.l ,[email protected] , '"Y.l'N ,09-9545033 1op!l ,9543895 ,:.i N.::11i1\!.I ,10940283 117Y.l ''Nil!J) )1'.)i1 .llW.::IY.lN'.l ))!)j nn'.)1i11mmw ,,t,l .,l)l/ iY.l ))!)j 1:i.::P) 'l!l:i. nn'.),n nmmw ,,l,i:,1/.1 ,:,,I) 1:1) ,4.3.2010 □ l''.l N:i~ ,i:,:,:i □'l1'.)i1n :,)J m1Y.lr.in ,,, O));J. n)).ll);J. 0')!li1 i7\!.IY.l ,,, :,)J ill.ll')W ,034165381 7!l17Y.l .ll''N71!.1' mm .lli))J.ll mY.::tY.lN'.l i!ltiY.l .n>:,1-<7w, mm .n,w.n mY.::tY.lN:i. 'l!l:i. nn'.),n nmmw ,n:al/.l :n<, n,l,'N 1:i.) 1 26.9.2004 ,:,, 'l!.l!l1nn m1.:.1Y.l mnm 22 .6.1998 01,:i. n,mn □'l!ln ,1wr.i ,,, ,:,, mn,)11,1 ,024390593 .llN 711,!NY.l l))n il'Ni;11 ~1:, 7'.l)JY.l\1,1 (0'i1Y.l)J >)11,1) "W' mN:i. )Y.l117Y.li11 ~71.::IY.lil ,:,,)J:,l!.I 1Y.ll7Y.li1

13.4.2018 □l'n ,mmn:11 ,,, nY.lmn:i. , ,,m mY.l,nnn

Form no. 543/2018

t" I, the undersigned belo ~ - 22 Maskit St. Herzliya Pituach, P.O.B 2140, . s -a tffe : 09-9545033, E-mail: [email protected], ISRAui.,,., 11""'-"lzy certify that . · 13 2018 appeared before Mr. GLAZER OFER, whose . njf Pf @'-t - e by an Israeli Passport No.

issued by the in charge o , · KFAR-SABA on March 4, 2010, Mrs. MICHAL SPIEGEL, whose identity was proved to me by an Israeli ID card No.■■■■, issued by the Ministry of Interior, in the town Netanya on September 26, 2004 and Mrs. ILANIT LEA SHABAT, whose identity was proved to me by an Israeli ID card No. issued by the Ministry of Interior, in the town Netanya on June 22, 1998 and signed of their own free will, the attached document marked "A" (two pages). In witness thereof, I hereby authenticate the signatures of the above named, by my own signature and seal, this April 13, 2018

Notary's signature & seal:

Notary fee: 344 NIS (VAT included)

5134 Report Addenda

Carroll & Carroll

*** OR 5499 PG 3394 ***

EXHIBIT "A" LEGAL DESCRIPTION

The South 1/2 of the South 1/2 of the Northwest 1/4 of the Southwest 1/4 of the Southeast 1/4 of Section 2, Township 49 South, Range 25 East, Collier County, Florida, LESS and excepting the East 30 feet thereof for road right-of-way purposes.

AND

The East 1/2 of the North 1/2 of the North 1/2 of the Southwest 1/4 of the Southwest 1/4 of the Southeast 1/4 of Section 2, Township 49 South, Range 25 East, Collier County, Florida, LESS the East 30 feet thereof.

AND

AND

Section 2, Township 49 South, road right-of-way purposes.

5134 Report Addenda

Carroll & Carroll

Account number

~ 00237280004

Alternate key

00237280004

I MHihdli Pay your current taxes online at: http://Www.co ll iertax.com/

Owner

NORTH COLLIER FIRE CONTROL AND

RESCUE DISTRICT


NAPLES, FL 34109

Situ s address

(unknown)

Legal description

2 49 25 S l/ 2 OF Sl / 2 OF NWl / 4 OF SWl / 4 OF SEl / 4, LESS E 30.-r ROW

Ad Valorem Taxes

Taxing authority

GENERAL FUND

C.C. WATER POLLUTION CTRL PGM

SCHOOL BOARD - STATE LAW

SCHOOL BOARD- LOCAL BOARD

UNINCORP GEN - MSTD

WATER MANAGEMENT FUND-SOUTH FL

BIG CYPRESS BASIN

COLLI ER MOSQUITO CONTROL

NNFINORTH COLLIER FIRE CONTROL

Total

Non-Ad Valorem Assessments

Levying authority

No non-ad valorem assessments.

Millage

3.5645

0.0293

2.8210

2.2280

0.8069

0.1209

0.1231

0.1775

1.0000

10.8712

Escrow code

Assessed Exemption

248,824 248,824

248,824 248,824

695,250 695,250

695,250 695,250

248,824 248,824

248,824 248,824

248,824 248,824

248,824 248,824

248,824 248,824

Millage code

133

Taxable

0

0

0

0

0

0

0

0

0

Rate

No taxes due

Tax

SOOD

$0.00

$0.00

SO.DO

SO.DO

SO.OD

SO.OD

$000

SO.OD

$0.00

Amount

5134 Report Addenda

Carroll & Carroll

Account number

IQ 00238280003

Alternate key

00238280003

isf@hiiiii Pay your current taxes online at: http://WWW.colliertax.com/

Owner


RESCUE DISTRICT


NAPLES, FL 34109

Situ s addre ss

6633 YARBERRY LN

NAPLES 341 09

l egal description

Escrow code

2 49 25 El / 2 OF Nl / 2 OF Nl / 2 OF SWl / 4 OF SWl/ 4 OF SEl / 4 LESS E30FT R/ W 1. 41 AC OR 1250 PG 1512

Ad Valorem Taxes

Taxing authority

GENERAL FUND



SCHOOLBOARD -LOCAL BOARD

UNINCORP GEN - MSTD


BIG CYPRESS BASIN

COLLIER MOSQUITO CONTROL

NNF/NORTH COLLIER FIRE CONTROL

Total


Levying authority


Millage Assessed Exemption

3.5645 113,542 113,542

0.0293 113,542 113,542

2.8210 317,250 317,250

2.2280 317,250 317,250

0.8069 113,542 113,542

0.1209 11 3,542 113,542

0.1231 11 3,542 113,542

0.1775 113,542 113,542

1.0000 113,542 113,542

10.8712

Millage code

133

Taxable

0

0

0

0

0

0

0

0

0

Rate

No taxes due

Tax

$0.00

$0.00

$0.00

$000

$000

$0.00

$000

$0.00

$0.00

$0.00

Amount

5134 Report Addenda

Carroll & Carroll

Account number

~ 00237040008

Alternate key

00237040008

lsf&Hiidil Pay your current taxes online at: hUp:/twww.coll iertax.com/

Owner


RESCUE DISTRICT


NAPLES, FL 34109

Situ s address

(unknown)

Legal description

Escrow code

2 4 9 25 ill / 2 OF Nl / 2 OF Nl / 2 OF Sill/ 4 OF Sill / 4 OF SEl/ 4 1. 56 AC OR 735 PG 1 382

Ad Valorem Taxes

Taxing authority

GENERAL FUND



SCHOOL BOARD-LOCAL BOARD

UNINCORP GEN - MSTD

WATE R MANAGEMENT FUND-SOUTH FL

BIG CYPRESS BASIN



Total


Levying authority


Millage Assessed

3.5645 94,215

0.0293 94,215

2.8210 351,000

2.2280 351,000

0.8069 94,215

0.1209 94,215

0.1231 94,215

0.1775 94,215

1.0000 94,215

10.8712

Exemption

94,215

94,215

351,000

351,000

94,215

94,21 5

94,215

94 ,215

94,215

Millage code

133

Taxable

0

0

0

0

0

0

0

0

0

Rate

No taxes due

Tax

SO.DO

SO.DO

SO.OD

S000

S000

$0 .00

SO.OD

SO.DO

SOOD

S000

Amount

5134 Report Addenda

Carroll & Carroll

Account number

IQ 00237080000

Alternate key

00237080000

IJBM/6619 Pay your current taxes online at: http:ttwww.co lliertax.com/

Owner


RESCUE DISTRICT


NAPLES, FL 34109

Situ s address

6635 YARBERRY LN

NAPLES 34109

l egal description

2 49 25 S1/ 2 OF Nl / 2 OF S111 / 4 OF S111/4 OF SEl/4, LESS E 30FT R/ W

Ad Valorem Taxes

Taxing authority

GENERAL FUND



SCHOOL BOARD - LOCAL BOARD

UNINCORP GEN - MSTD


BIG CYPRESS BASIN



Total


Levying authority


Millage

3.5645

0.0293

2.8210

2.2280

0.8069

0.1209

0.1231

0.1775

1.0000

10.8712

Escrow code

Assessed Exemption

239,161 239,161

239,161 239,161

668,250 668,250

668,250 668,250

239,161 239,161

239,161 239,161

239,161 239,161

239,161 239,161

239,161 239,161

Millage code

133

Taxable

0

0

0

0

0

0

0

0

0

Rate

No taxes due

Tax

$000

$0.00

$000

$0.00

SO.DO

$0.00

$0.00

$0.00

$000

$0.00

Amount

5134 Report Addenda

Carroll & Carroll

5134 Report Addenda QUALIFICATIONS

JOSHUA M. SICARD, MAI

State-Certified General Real Estate Appraiser RZ3541

PROFESSIONAL RECOGNITION

State-Certified General Real Estate Appraiser RZ3541, Expires 11/30/2020

Earned 12/26/12

Certified Building Contractor CBC1259195, Expires 8/31/2020

Earned 10/25/12

PROFESSIONAL EXPERIENCE

Carroll & Carroll, Inc., Naples, FL – Full time commercial real estate appraiser, 2015 - Present

Integra Realty Resources, Naples, FL – Full time commercial real estate appraiser, 2009-2014

Empire Builders, Naples, FL – Project Manager, 2007-2009

EDUCATION

University of Florida, Gainesville, Florida

Bachelor of Science in Building Construction, cum laude, with a minor in Business Administration,

December 2006

Successfully completed and passed the following Appraisal Institute Courses:

Advanced Concepts and Case Studies; Advanced Market Analysis and Highest & Best Use; Advanced

Income Capitalization; General Appraiser Sales Comparison Approach; Real Estate Finance, Statistics, and

Valuation Modeling; General Appraiser Market Analysis and Highest and Best Use; General Appraiser

Report Writing and Case Studies; General Appraiser Income Approach–Parts I and II; and 7 Hour USPAP

Update.

Continuing Education – Joshua has met the continuing education requirements of the State of Florida and

the Appraisal institute

PROFESSIONAL ASSOCIATIONS

Appraisal Institute – MAI Designated

CIVIC INVOLVEMENT

University of Florida – Gator Club of Naples

PRACTICE INCLUDES ASSIGNMENTS INVOLVING

Retail centers Apartment communities Vacant land

Office buildings Multifamily Agricultural

Industrial properties Restaurants Subdivisions

Marinas Churches Car washes

Buy/sell decisions Estate settlement Litigation

Ad Valorem tax analysis

Carroll & Carroll

RICK SCOTT, GOVERNOR

STATE OF FLORIDA

DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION

FLORIDA REAL ESTATE APPRAISAL BO

THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTlFIED UNDER THE

PROVISIONS OF CHAPTER 475, FLORIDA STATUTES

SICARD, JOSHUA MATTHEW 2805 HORSESHOE DRIVES SUITE 1

NAPLES FL: 34104

LICENSE NUMBER: RZ3541

EXPIRATION DATE: NO'lEMBER 30, 2020 Always verify licenses online at MyFloridalicense.com

Do not alter this document in any form.

This is your license. It is unlawful for anyone other than the licensee to use this document.

5134 Report Addenda

Carroll & Carroll



AGENDA ITEM 9C



Date: January 2, 2018

Subject: Request for Board Discussion Regarding Possibility of Sale and Leaseback of Station 40 and Joint Construction of New Fire Station with City of Naples and Collier County EMS

Objective: For Board discussion about the possibility of a sale and leaseback of Station 40 and the possibility of joint construction of a new fire station with City of Naples and Collier County EMS.

Background Information: On November 28, 2018, Chairman Lombardo received an email from Tom Conroy, a real estate attorney representing South Real Estate Group. The email included a letter of intent for the acquisition of Station 40 located at 1441 Pine Ridge Road (Attachment 1). Staff received additional direction to assess how many mutual/auto aid calls (annually) were given and received by the City of Naples, an approximate cost to build a fire station, average commercial lease rates, and an appraisal on the value of Station 40.

Considerations: The buyer is offering $1.2M with a two-year leaseback, and extension options for another 18 months, to the District. The buyer notes flexibility with the time periods. The land for the station was purchased in 1983 for $161,500. Additionally,

The District responded with mutual/auto aid with the City of Naples a total of 1,586 instances in a recent twelve-month period (which consisted of giving 1,003 mutual/auto aid units and receiving 583 mutual/auto aid units).

The appraisal on the Station 40 property lists the value at $1,270,000 (Attachment 1).

Costs to build a basic 2-3 bay fire station is estimated at $3.0 million dollars.

Commercial lease rates in Naples/Collier County averages $15-20 per SF annually. o The noted LOI had a provision to charge the District $100,000 annually to

leaseback the building. With Station 40 being 8,817 SF, the proposal averages out $11.34 per SF annually, which appears reasonable.

Impact fees would not be applicable to cover costs of a replacement station.

Recommendation: Staff defers to the Board for their direction.

Attachments: Attachment 1: Appraisal of Station 40 Property by Carroll & Carroll dated 7/31/18

Page 1 of 1

Horseshoe Dr. S ., Ste 1 • Naples, Florida 34104-6161

239.775.1147 office• 239.775.2154 fax www.CarrollandCarroll.com

ATTACHMENT 1

APPRAISAL REPORT

FOR

NORTH COLLIER FIRE RESCUE

SUBJECT PROPERTY: NORTH COLLIER FIRE STATION NO. 40

1441 PINE RIDGE ROAD

NAPLES, COLLIER COUNTY, FL 34109

AT THE REQUEST OF: LEO J. SALVATORI

SALVATORI LAW OFFICE

5150 TAMIAMI TRAIL N., #104

NAPLES, FL 34103

ASSIGNMENT NO.: 5047-JS

APPRAISAL EFFECTIVE DATE: JUNE 26, 2018

DATE OF REPORT: JULY 31, 2018

5047 Report Table of Contents

Table of Contents

SUMMARY OF IMPORTANT DATA AND CONCLUSIONS ......................................................... 1

CERTIFICATION..................................................................................................................................... 3

SCOPE OF WORK ................................................................................................................................... 5

DEFINITION OF MARKET VALUE..................................................................................................... 6

ASSUMED EXPOSURE TIME................................................................................................................ 6

ESTATE APPRAISED .............................................................................................................................. 6

AREA INFORMATION .......................................................................................................................... 7

PROPERTY INFORMATION............................................................................................................... 28

SITE DESCRIPTION.......................................................................................................................... 28

ENVIRONMENTAL CONTAMINATION .................................................................................... 31

NATURAL RESOURCE CONCERNS ............................................................................................ 31

ZONING .............................................................................................................................................. 32

FUTURE LAND USE......................................................................................................................... 34

FLOOD ZONE DATA ....................................................................................................................... 35

PRINCIPAL IMPROVEMENT......................................................................................................... 36

SUBJECT PHOTOGRAPHS.............................................................................................................. 39

ASSESSMENT AND TAXES ............................................................................................................ 47

TRANSACTIONAL HISTORY / CURRENT STATUS ................................................................. 47

HIGHEST AND BEST USE................................................................................................................... 48

CONSIDERATION OF APPROACHES ............................................................................................. 49

SALES COMPARISON APPROACH ................................................................................................. 50

COMPARABLE SALES MAP........................................................................................................... 51

SALES ADJUSTMENT GRID ........................................................................................................... 60

INDICATION OF VALUE................................................................................................................ 64

FINAL RECONCILIATION ................................................................................................................. 65

FINAL ESTIMATE OF VALUE............................................................................................................ 65

MARKETABILITY AND PROSPECTIVE MARKETING TIME...................................................... 66

ADDENDA ............................................................................................................................................. 67

Carroll & Carroll

5047 Report Summary of Important Data & Conclusions

SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value given is the final, rounded conclusion of the appraisal. To use this summary without first reading the appraisal report could be misleading.

PROPERTY INFORMATION Property Identification North Collier Fire Station No. 40

1441 Pine Ridge Road

Naples, Collier County, Florida 34109

Property Description The subject is 8,817 square foot fire station located along

Pine Ridge Road in Naples, Collier County, Florida. The

improvements were constructed in 1984 and are 100%

owner occupied as of the appraisal effective date. The

improvements are also situated on 0.96 acres of useable

land area.

Property Type Special Purpose – Fire Station

Owner of Record North Naples Fire Control & Rescue District

Parcel No(s).: 00240200000

CLIENT INFO, CONTEXT & VALUE CONCLUSIONS Client North Collier Fire Rescue

Intended Use Asset Management Including Sale Negotiation Purposes

North Collier Fire Rescue, Salvatori Law Office, PLLC, and Intended User(s) Respective Financial/Legal Advisors

Scope of Work All applicable approaches to value were developed.

Appraisal Effective Date June 26, 2018

Date of Report July 31, 2018

Date of Inspection June 26, 2018

Purpose of the Appraisal Estimate Fair Market Value

Estate Appraised Fee Simple

Estimated Market Value $1,270,000 GENERAL INFO

Joshua M. Sicard, MAI Appraiser(s) State-Certified General Appraiser RZ 3541

Carroll & Carroll 1

5047 Report Summary of Important Data & Conclusions EXTRAORDINARY ASSUMPTIONS & HYPOTHETICAL CONDITIONS

1. The subject’s overall depth includes part of the Pine Ridge Road easement spanning

the entire width of the site. We were not provided with a survey of the subject indicating the useable areas/depths nor does the Collier County Property Appraiser report the useable area of the subject. The useable depth of the site is assumed to be that of the boundaries of adjacent sites. Or in other words, the useable depth is assumed to be same intersection of the adjacent sites. Based on the aerial, we have estimated the useable depths of the subject at 215’ (West Boundary) & 225’ (East Boundary). This provides a useable area of 41,800 SF. We assume this to be an accurate representation of the useable area.

Carroll & Carroll 2

5047 Report Certification CERTIFICATION

I CERTIFY THAT, TO THE BEST OF OUR KNOWLEDGE AND BELIEF:

Joshua M. Sicard, MAI personally inspected the subject property.

The statements of fact contained in this report are true and correct.

The reported analyses, opinions and conclusions are limited only by the reported

assumptions and limiting conditions and our personal, impartial and unbiased

professional analyses, opinions and conclusions.

I have no present or prospective interest in the property that is the subject of this report

and no personal interest with respect to the parties involved.

In the three years immediately prior to acceptance of this assignment we have not

performed any services regarding the subject property as appraisers, or in any other

capacity.

I have no bias with respect to the property that is the subject of this report or the parties

involved with this assignment.

My engagement in this assignment was not contingent upon developing or reporting

predetermined results.

My compensation for completing this assignment is not contingent upon the

development or reporting of a predetermined value or direction in value that favors the

cause of the client, the amount of the value opinion, the attainment of a stipulated result

or the occurrence of a subsequent event directly related to the intended use of this

appraisal.

My analyses, opinions and conclusions were developed, and this report was prepared,

in conformity with the Uniform Standards of Professional Appraisal Practice. I am also

subject to the Code of Ethics and Standards of Professional Practice of the Appraisal

Institute, which includes provisions for peer review.

The use of this report is subject to the requirements of the State of Florida relating to

review by the Florida Real Estate Appraisal Board and to the requirements of the

Appraisal Institute relating to review by its duly authorized representatives.

No one other than the undersigned prepared the analyses, opinions and conclusions

concerning real estate that are set forth in this report.

Carroll & Carroll 3

5047 Report Certification As of the date of this report, Joshua M. Sicard has completed the requirements of the

continuing education program of the State of Florida, and for Designated Members of

the Appraisal Institute.

CARROLL & CARROLL


Cert Gen RZ3541

Carroll & Carroll 4

5047 Report Scope of Work SCOPE OF WORK

All applicable approaches to value were developed and the value conclusion reflects all

known information about the subject property, market conditions, and available data.

The scope of work was:

Personally inspected and photographed the subject property

Reviewed aerial photographs, the Collier County Property Appraiser’s property record

card, land use plans, the Land Development Code, and other documentation

Reviewed how the property relates to its neighborhood and to the broader market area

in development of an opinion of highest and best use

Researched the market area for sales of similar properties and land sales to determine

highest and best use

Developed the sales comparison approach

Estimated the fair market value of the fee simple interest

Prepared an appraisal report summarizing the appraisal assignment, the property

appraised, the application of the appraisal methodology, and the logical support for the

value conclusion.

Sources of market data included local and regional MLS systems, CoStar, LoopNet, the public

records and interviews with real estate brokers.

Carroll & Carroll 5

5047 Report Scope of Work DEFINITION OF MARKET VALUE

In United States tax law, the definition of Fair Market Value is found in the United States

Supreme Court decision in the Cartwright case:

The fair market value is the price at which the property would change hands between a

willing buyer and a willing seller, neither being under any compulsion to buy or to sell

and both having reasonable knowledge of relevant facts.

United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.

Tax Case. (CCH) ¶ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal

estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).

ASSUMED EXPOSURE TIME

A reasonable exposure time that has already occurred as of the appraisal effective date is a

premise of this and most other market value definitions. The assumed reasonable exposure

time was 12 months.

ESTATE APPRAISED

The estate appraised is fee simple.

The Dictionary of Real Estate Appraisal, Sixth Edition, published 2015 by the Appraisal

Institute, defines Fee Simple Estate as:

Absolute ownership unencumbered by any other interest or estate, subject only to the limitations

imposed by the governmental powers of taxation, eminent domain, police power, and escheat.

Carroll & Carroll 6

m,ngo Y

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City

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I hh1nd .,.sanfbel

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ln.ckillnd Punta Rassa

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5047 Report Area Analysis AREA INFORMATION

COLLIER COUNTY ANALYSIS An analysis of geography, transportation, population, employment, income and education

for Collier County is performed using data provided by Site to Do Business, Florida Office

of Economic & Demographic, United States Department of Labor and Fishkind &

Associates, all recognized source(s).

GEOGRAPHY Collier County is the most southerly county on Florida's west coast offering mainland

coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With

2,025 square miles of land area, it is the largest county in Florida. 821,620 acres, or about

63% of the land area, is in public ownership, is set aside for parks and environmental

preservation, or is scheduled for public land acquisition.

The region enjoys a climate that is classified as subtropical. Summers are relatively mild

and winters are usually frost free. A hard freeze is a rarity. The climate, especially in

winter, is one that attracts and is enjoyable to most people.

The geography of the area runs generally northwest and southeast as indicated by the trend

of the coastline. Beaches extend from the northern county line south to Cape Romano and

then, as the coastline trends further to the southeast, beaches give over to mangrove islands

and swamps. Moving northeastward from the beaches, elevations increase very slowly.

Carroll & Carroll 7

5047 Report Area Analysis Most of the county is less than 15 feet above mean sea level. Although changes in elevation

are gradual, they are well defined by variations in vegetation. Much of the county is, or was

once, wetland. The once plentiful marine resources are largely depleted, but still provide

good sport fishing.

Population centers include the coastal communities of Naples, Marco Island and

Everglades/Chokoloskee. Immokalee, the single large interior community, is located in

north Collier County and is the agricultural center of the region.

POPULATION “The social forces studied by appraisers primarily relate to population characteristics. The

demographic composition of the population reveals the potential demand for real estate,

which makes the proper analysis and interpretation of demographic trends important in an

appraiser’s analysis.” The total population, it's composition by age and gender, and the rate

of household formation and dissolution strongly influence real property values. (The

Appraisal of Real Estate 14th Edition)

Collier County’s population has continued to increase year after year. The population has

grown at an annual rate of 1.7% from 2010 to 2016. The population forecasts through 2021

call for a continued steady growth cycle at an estimated annual rate of 2.06% or 7,286 people

per year.

Collier County for years has been one of the nations’ fastest growing counties, historically

outperforming the state. Population increases began in 2010, trending once again towards

outperforming the state.

Carroll & Carroll 8

/

/

V

V

- t" V - ~

V

V .. L L

v

v

~ - - - ~ ~

---Ill

~ - -

-,.

,.

~ ~

-

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■

□

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0%

5%

10%

15%

20%

25%

30%

2000 2005 2010 2016 2021 2025

Popu

lati

on C

hang

e (%

)

Population Change (State vs County)

Collier County

Florida

YearYearYearFlorida Office of Economic & Demographic Research and Esri forecasts 2016

Collier County is a popular retirement destination. As of 2016, 54.80% of the County’s

residents are over the age of 45. The 2021 forecasts depict an aging community with 56% of

the population 45 years of age or older.

0%

2%

4%

6%

8%

10%

12%

14%

16%

18%

0-4 5-9 10-14 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+

2010

2016

2021

Perc

enta

ge

Age

Population by Age


Carroll & Carroll 9

Office of Economic & Demographic Research, www.edr.state.fl.us

5047 Report Area Analysis EMPLOYMENT

Collier County is a largely service based economy with 33.9% of the employees in the

leisure, hospitality, education and health service industries and 22.50% in professional,

business, financial and other services. Trade, transportation, & utilities along with

government jobs account for 28.5% of the County’s employees. Industries such as natural

resources/mining, construction, and manufacturing make up only 15.6% of the market.

Leisure & Hopitality

Trade, Transportation &

Utilties

Education & Health Services

Professional & Business Services

Construction

Government

Financial Activties

Other Services

Mining & Manufacturing

2015 EMPLOYED BY INDUSTRY - COLLIER COUNTY

Top 11 Largest Employers Collier County -2012

Rank Company Employees

1 Collier County Public Schools 4739

2 NCH Healthcare System 4000

3 Collier County Government 1591

4 Collier County Sheriff's Office 1371

5 Ritz Carlton, Naples 1100

6 Gargiula, Inc. 1100

7 Arthrex, Inc. 1056

8 Hometown Inspection Services 900

9 Publix 800

10 Naples Grande Beach Resort 760

11 Marriott 730

Source: www.eflorida.com as reported in 2014 Clerk of Courts Annual Report


www.eflorida.com

■ ■ United States Department of Labor/Bureau of Labor Statistics/LAU Statistics Map

5047 Report Area Analysis The unemployment rate in Collier County exceeded the state average by a slight margin in

the years 2009 and 2010. The unemployment rate then declined through 2016 as the

economy improved and, until recently, Collier County’s unemployment rates decreased

more rapidly the state.

0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%

2009

2010

2011

2012

2013

2014

2015

2016

Unemployment Rate (County vs State)

Collier County State of Florida

INCOME Collier County’s per capita income and median household income levels are higher than

state statistics. The most substantial difference between Collier County and the state is the

large percentage difference in household incomes above $100,000 where Collier County

exceeds the state by over 8%. Collier County's percentage household incomes ranging from

$25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of

household incomes under $25,000. Income levels vary greatly within different areas of

Collier County, and so, will be discussed in greater detail in the Market Area description.

TRANSPORTATION The transportation system reflects local geography, population densities and the primary

motivators of tourism, service industry employment, the construction industry, agriculture,

and leisure activities.


5047 Report Area Analysis ROADS: The earliest roads were coastal, extending from north to south in the early twentieth century

with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami

Trail because it was built to connect Tampa and Miami. Where it passes through the coastal

community US-41 is a four or six lane divided highway with landscaped medians, curb and

gutter, street lights and often with concrete sidewalks. The Trail is the principal coastal

arterial and one that defines several important boundaries. Often there is a noticeable land

value difference east and west of US-41 because the affluent coastal population prefers to

shop and trade close to home. As the highway turns southeast from downtown Naples

toward Miami the Trail defines the boundary of the coastal management zone which affects

development densities and storm evacuation requirements. The eastern segment of US-41

is a designated national scenic highway popular with tourists, especially during the winter

season as they seek adventure in the Everglades.

A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood

streets extend into the urban area east and west from US-41. North-south arterials and

major collectors are established about one mile apart. From west to east, these include

Goodlette-Frank Road, Airport-Pulling Road, Livingston Road, Santa Barbara Boulevard

and Collier Boulevard. The east-west grid is spaced about two miles apart; from north to

south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road

(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),

and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4

lane divided highways.

East of Collier Boulevard the road system reflects the economies of scale of Golden Gate

Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported

by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced

major collectors. Golden Gate Boulevard, a 4 lane divided road for five of its eleven miles

east of CR-951, is the principal east-west collector. Everglades Boulevard (2 lane and

asphalt surfaced) is the north-south major collector extending south from Immokalee Road

14 miles to the grade separation at I-75 where it continues into the Picayune Strand State

Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier

County is planning to extend east-west collectors through the Estates along the alignment of

Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north-south

connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)

north to Golden Gate Boulevard.


5047 Report Area Analysis Interstate highway 75 (I-75) was extended from north to south through Collier County in

the mid-1980s along a flood-proof route about five miles inland. Directly east of the City of

Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with

Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced

three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden

Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty

one miles east of the coastal community is an interchange at State Road 29; the last

interchange in Collier County. Collier County and the FDOT continue to study the

feasibility of an interchange at Everglades Boulevard.

The advent of I-75 signaled a change in the relationship of Collier County to the rest of

Florida and the United States. While US-41 was the only north-south arterial, Collier

County was dominated by the conservative mid-western influences of seasonal residents

and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road

access to Collier was made much more convenient to the northeast via connections with I-4

and I-95. This had the effect of broadening Collier's market exposure and it stimulated

growth. The extension of I-75 south into Dade County promoted better access for European

tourists and made Collier County transient lodging attractive for east coast weekenders.

Strategic connections exist where Collier Boulevard and CR-92 extend south and west from

US-41 providing access to the City of Marco Island from the greater Naples area and from

Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural

center of Immokalee with points north, with the Naples coastal community via CR-846,

with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which

is the western gateway to Everglades National Park and the 10,000 Islands region of

Collier's southwest coast.

The road transportation system is well planned, well maintained, and operating at

acceptable capacity. Ambitious road construction projects undertaken in anticipation of

growth projections and funded by impact fees have caught up with development. The road

system reflects Collier's position at the southerly limit of development on Florida's west

coast.


5047 Report Area Analysis MASS TRANSIT: Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes

Department, provides inexpensive alternative transportation throughout the county linking

major employment centers of Naples with Marco Island and Immokalee. There are several

circulation routes with stops at the County government complex, hospitals, and major

shopping establishments. The system accommodates bicycle transport and personal items.

The same County department administers the Collier Area Para Transit system which

provides subsidized transportation services for the disabled and economically

disadvantaged.

This is a successful and growing system that connects people with jobs, essential services,

and shopping while reducing transportation costs and road congestion.

AIRPORTS: Collier County is well supported by a system of five public airports. Southwest Florida

International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45 minute

drive via I-75 from the Collier center of population. This facility serves the five county

southwest Florida regions offering domestic and international air carrier service. In 2015

the airport served more than 8.4 million passengers, reflecting an average of 23,000 daily

passengers, making it one of the top 50 airports in the U.S. for passenger traffic. A total of

18 airline carriers serve the airport with non-stop service throughout North America and

international service to Canada and Germany. It is modern, convenient, and has planned

expansion to keep up with regional growth.

Naples Municipal Airport (APF) owned by the City of Naples and operated by the

independently constituted Naples Airport Authority which derives its revenue principally

from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown

Naples. It serves the coastal community and is especially convenient to affluent residents

who own private aircraft, to the corporate convention business of the large beachfront

hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),

the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @

5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples

airport is tower controlled and fully certified for commercial operations and is home to

several aircraft charter services and flight training schools. In 2005, Naples Municipal

Airport accommodated 163,434 aircraft operations, a record high. Annual operations

decreased by nearly 50% from 2005 to 2011. The total operations for 2015 were 99,569,

which is a 4.68% increase from the previous year. Due to its downtown location, Naples

airport has restricted operations of the most noisy jet aircraft and is at the leading edge of

noise abatement measures.


5047 Report Area Analysis The Collier County Airport Authority owns and operates airports at Marco Island, in

Everglades City, and at Immokalee. These are primarily funded through fuel sales and

hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation

facility on the mainland four miles northeast of Marco Island. The single paved runway

(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is

available. This airport is convenient to Marco Island residents and to the corporate

convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile

east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has

two paved 5,000 foot runways (18/36 and 09/27) a third diagonal runway is now used as a

weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB

Empowerment Zone. A 60 acre zone in and around the airport is a designated Foreign

Trade Zone. To date, the economic potential of this airport is largely unrealized. However,

the field is active as a training destination for coastal-based flight schools, it hosts aerial

firefighting and crop dusting operations, and it bases numerous private aircraft. The

Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within

walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')

supports itinerant coastal traffic and half a dozen based aircraft. Fuel, a comfortable pilot

center and bicycles are available.

MARINE TRANSPORTATION: There is no deep water port and no commercial marine activity other than that associated

with commercial fishing, charter sport fishing, and the marine towing services that support

the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six

feet at mean low water. The US Coast Guard maintains a dredged and well-marked

intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.

Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of

Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to

the Florida Fish and Wildlife Conservation Commission, as of 2015 there were 22,536

registered vessels in Collier. Seasonally, excursions from Marco Island to Key West and

from Ft. Myers Beach to Key West are scheduled daily.

EDUCATION Collier County Public School District is a high performing school district which has earned

either an “A” or “B” accountability grade from the State of Florida Department of Education

over the past ten years. The District operates 56 schools, including five charter schools, one

alternative center, and two technical colleges, each with a high school component. There

are twenty-nine elementary schools, ten middle schools, eight high schools, and a Pre-K

through 12 schools (Everglades City School). Collier County Public Schools serves 45,900

students. The student body is 48% Hispanic, 36% white, 12% black, and 4% other. More

than 60% of the public school population is categorized “economically needy.” Nearly 50%

of public school students live in non-English speaking homes.


5047 Report Area Analysis Between 2013 and 2016, the school district had an overall population growth of 2,300

students.

Collier County Public Schools Enrollment

46,500 T 45,900

s 46,000t

den

45,50044,600 45,000

ut 44,500

f s 43,800

o 44,000 43,400

er

43,500

b 42,800 42,500

m 43,000 42,40042, 400

u 42,100 42,500 42, 000

N 42,000 41,500

2004 2006 2008 2010 2012 2014 2016


Collier County is also served by several colleges and accredited universities. Three colleges

have campuses in Collier County: Ave Maria University, Hodges University and Florida

Southwestern State College (formerly Edison Community College). Ave Maria University is

a private catholic university that offers both undergraduate and graduate programs

including a law school. Hodges University is a private four-year college that offers

bachelors and master’s degrees in 20 disciplines. Florida Southwestern State College, with

campuses in Naples, Punta Gorda and Ft. Myers, offers both two-year and four-year degree

programs.

Additional universities serving the region are Florida Gulf Coast University a part of

Florida’s state university system; Barry University; and Nova Southeastern University.

University of Florida Extension Services is a land-grant with research based information

through an Extension Office in Immokalee.

CONCLUSION At the southerly limit of urban development on Florida's west coast, Collier County offers

the climate, natural resources, and sporting opportunities to support a superb retirement

community. The quality of infrastructure, schools, and social services is what one would

expect of such an area. We are experiencing a surge in new development projected to take

us through the next several years. In the long term, the attractions of the climate and

location, and the stability of fixed-account affluence promise continuing prosperity

although probably without the strong emphasis on new development.



N

E t N p l

5047 Report Area Analysis MARKET AREA

Market Area is defined as:

“The geographic region from which a majority of demand comes, and in which the

majority of competition is located.” (The Dictionary of Real Estate Appraisal 6th Edition)

“A combination of factors – e.g., physical features, the demographic and socioeconomic

characteristics of the residents or tenants, the condition of the improvements (age,

upkeep, ownership, and vacancy rates), and land use trends.” (The Appraisal of Real

Estate, Fourteenth Edition)

A market area includes those surrounding land uses which impact the value of a property

and it can encompass one or more neighborhoods or districts. An appraiser focuses on the

market area in analyzing subject property value influences.

BOUNDARIES The subject is located along Pine Ridge Road in the Greater Naples area of Collier County.

For appraisal purposes, the Greater Naples or the subject's neighborhood boundaries are as

follows:


5047 Report Area Analysis Environmental Influences

This area is desired because of mild winter weather and easy access to miles of beaches.

The Naples area is one of the very few in Florida that offers adequate public access to a

mainland beach. The subtropical weather allows for year-round recreational opportunities.

Boating and swimming are popular activities and boating is supported for seasonal

residents and tourists by local marinas and charter boats. Bicycling, walking and jogging

are supported by an extensive network of connected biking and walking paths. Multiple

tennis and pickle ball courts are available, as well as fitness centers. Collier County has

more golf courses per capita than most areas in the United States and the majority of the

courses in Collier County fall within this market area.

Greater Naples is known for its clean environment and healthy lifestyle. Development has

occurred in such a way that the open-space and lush landscaping give the appearance of a

well-manicured, tropical paradise.

Governmental Influences This market area is governed by Collier County Board of County Commissioners which

serves as chief legislative body and five constitutional officers; sheriff, clerk of courts, tax

collector, supervisor of elections, and property appraiser. County government is managed

by a strong county manager structure. Collier County provides services which range from

average to high quality. However, Collier County is known for being a difficult county for

building and development. The tax burden in Collier County is lower than the national

average.

County government has zoning and comprehensive plan ordinances designed to protect

the character and values of property; to protect and enhance economic development; and to

maintain and enhance the attractive nature of the area.

Public services include fire protection, solid waste disposal, potable water, sanitary sewer

service and storm water drainage. Public/private companies proved adequate services for

electricity, cable, and internet. Community support facilities such as schools, parks,

churches, shopping, and places of employment are all located within this market area.

Collier County Sheriff Department provides full range of services for Collier County.

According to the statistics listed by Florida Department of Law Enforcement, Collier

County crime index falls in the lowest 16% of all counties in Florida and crime rate has

decreased nine out of the past ten years. About 78% of all crime is either burglary or

larceny. The county averages are representative of conditions in Greater Naples.


5047 Report Area Analysis This market area is served by several arterial roadways. All are six-lane divided highways

with beautifully landscaped medians. Improvements include street lighting and concrete

curb and gutter. North-south arterial roadways include Tamiami Trail (US-41) which

serves the coastal communities. It is almost entirely developed with good quality office and

retail uses. Goodlette-Frank Road parallels US-41 offering a less congested alternative for

coastal north/south bound traffic. Development along Goodlette-Frank Road is primarily

residential with commercial at major intersections. Airport-Pulling Road is located between

Interstate I-75 and Tamiami Trail. Development along this arterial is a mixture of

single/multi-family residential, office, industrial and retail uses. Livingston Road is a

limited access arterial which connects Collier County to Lee County. Collier Boulevard (SR-

951) connects Immokalee Road to Marco Island.

East-west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.

Each one provides direct access to Interstate I-75. Development along Golden Gate Parkway

is mainly developed with gated communities, single family homes, and institutional uses.

Pine Ridge and Immokalee Roads have a mixture of single/multi-family residential, office,

industrial, institutional, and retail uses.

Interstate I-75, which connects Collier County to both North Florida and Florida’s east coast,

serves this entire market area and access is provided by four interchanges.

The arterial road system is laid out in a grid pattern that provides adequate traffic flow to

all areas of the county. Commercial development exists at every major intersection; but, the

intersections are designed with proper turns lanes and signaling to provide for adequate

traffic movement. The road network easily handles traffic demand in the off-season, May

through December. Traffic more than doubles in January, February, March and April

because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road

network usually handles peak traffic demand without major delays.

Public transportation is provided by a county transit bus services.

Naples Municipal Airport is located at the western boundary of this market area, minutes

from wealthy neighborhoods. Greater Naples is the beneficiary of seasonal influx of

corporate executives and affluent individuals who can afford luxury private jet travel.

Social Influences Greater Naples is primarily built out with scattered parcels of undeveloped land. Vacant

lots in residential developments vary based on the age of the development. The majority of

construction has occurred in the past 30 years. US Census Bureau, Esri forecasts, 2016

population is 128,859 with a projected growth to 141,656 (10% growth) by 2021. This area is

seasonal increasing about 20% during the winter months, according to Collier Business &

Economic Development.



Greater Naples has two sub market areas divided by Tamiami Trail (US-41). West of

Tamiami Trail retirees are the most dominant group. The median age is 66.7, with 69.2% of

the population being 55 and older. Only 9% is younger than 25. The median household

income is $67,326. East of Tamiami Trail has a younger population. The median age is 52.1,

with 46.3% being over 55. 22.7% is younger than 25. The median household income is

$64,586.

The Naples cost of living is 2% higher than the average cost of living in the United States.

Conversely, Florida has a cost of living that is lower than the US average. Of the 25 locations

included in the Economic Policy Institute's dataset for Florida, Naples-Marco Island is the

21st most expensive. In Naples, housing is the category with the highest index (21% above

national average), while taxes are the category with the lowest index (15% below national

average). (Ref. Careertrends.com; cost of living analysis)

The dominant population is well educated. 42.5% have a bachelor’s or professional degree

and 9.8% have some college education. There is a high degree of community involvement

through civic organizations, neighborhood groups, social service organizations and political

committees.

One of the main driving forces impacting growth in this area is the quality of schools. This

market area has 12 public schools; two high schools, three middle schools, and seven

elementary schools. All school received an A rating in the last grading period, except two

elementary schools which received B ratings. This is considered the premier school district

in the county. In addition, there are four, high quality, private schools.

As reflected in the data, Naples is primarily populated by active, affluent, and highly

educated people attracted by the environmental influences stated earlier. Other deciding

factors include the availability of several cultural, fine arts, and educational opportunities

and a multitude of fine dining restaurants. Also, the professional services that they require,

such as financial, medical, retail, and recreational, are conveniently available.


https://Careertrends.com

• esrr Demographic and Income Profile Greater Naples Pre pa red by Esri

Area : 92.8 square m iles

Summary Census 2010 2016 2021 Population 114,709 128,859 141,656 Households 53,363 59,609 65,482 Families 34,300 38,110 41,678 Average Household Size 2.14 2.15 2.15 Owner Occupied Housing Units 38,743 40,951 44,789 Renter Occupied Housing Units 14,620 18,657 20,693 Median Age 52.3 54.6 56.6

Trends: 2016 - 2021 Annual Rate Area State National Population 1.91% 1.29% 0.84% Households 1.90% 1.21% 0 .79% Families 1.81% 1.13% 0 .72% Owner HHs 1.81% 1.09% 0.73% Median Household Income 3.20% 2.52% 1.89%

2016 2021 Households by Income Number Percent Number Percent

<$15,000 4,982 8.4% 5,149 7.9% $15,000 - $24,999 4,410 7.4% 5,315 8.1% $25,000 - $34,999 5,926 9 .9% 4,210 6.4% $35,000 - $49,999 7,676 12 .9% 5,682 8.7% $50,000 - $74,999 9,890 16.6% 11,787 18.0% $75,000 - $99,999 7,226 12 .1% 8,885 13.6% $100,000 - $149,999 9,192 15.4% 11,451 17.5% $150,000 - $199,999 3,426 5.7% 4,539 6.9% $200,000+ 6,880 11.5% 8,465 12.9%

Median Household Income $65,171 $76,272 Average Household Income $103,467 $115,441 Per Capita Income $47,907 $53,348

Census 2010 2016 2021 Population by Age Number Percent Number Percent Number Percent

0-4 4,522 3.9% 4,718 3.7% 5,044 3.6% 5 - 9 5,235 4.6% 5,351 4 .2% 5,560 3.9% 10 - 14 5,538 4.8% 5,875 4.6% 6,105 4.3% 15 - 19 5,379 4.7% 5,679 4.4% 5,874 4 .1% 20 - 24 4,399 3.8% 5,300 4 .1% 5,283 3.7% 25 - 34 9,865 8.6% 11,101 8 .6% 12,212 8.6% 35 - 44 11,731 10.2% 12,158 9.4% 13,459 9.5% 45 - 54 14,596 12.7% 14,843 11.5% 14,322 10.1% 55 - 64 16,842 14.7% 19,006 14.7% 20,903 14.8%

65 - 74 19,348 16.9% 23,597 18.3% 27,498 19.4% 75 - 84 12,722 11.1% 15,240 11.8% 18,323 12.9%

85+ 4,530 3.9% 5,992 4.7% 7,075 5.0% Census 2010 2016 2021

Race and Ethnicity Number Percent Number Percent Number Percent White Alone 105,766 92.2% 116,987 90.8% 126,757 89.5% Black Alone 2,962 2.6% 3,917 3.0% 4,979 3.5% American Indian Alone 155 0.1% 196 0.2% 236 0.2% Asian Alone 1,699 1.5% 2,386 1.9% 3,192 2.3% Pacific Islander Alone 32 0.0% 49 0 .0% 66 0.0% Some Other Race Alone 2,556 2.2% 3,255 2 .5% 3,917 2.8% Two or More Races 1,539 1.3% 2,068 1.6% 2,508 1.8%

Hispanic Origin (Any Race) 16,045 14.0% 20,985 16.3% 26,102 18.4% Data Note: Income is expressed in current dollars.


September 21, 2016

©2016 Esri Page 1 of 2



• esrr Graphic Profile Greater Naples

Area : 92 .8 square m iles

2016 Population by Race

140,000 - 90.8%

80,000

70,000

60,000

50,000

40,000 -

30,000

20,000

10,000

a

3

C 2.s

~ 2 <1J a.. 1.5

1

0.5

11.5%

14.7%

2016 Percent Hispanic Origin:16.3%

Households

census 2010 2016 2021

2016-2021 Annual Growth Rate

1.90

2016 Population by Age

8.6% 4.1%

3.7%

2016 Home Value

15.0%

6 .4%

Pre pa red by Esr i

■ < 5

■ 5-19

■ 20-24

■ 25-34

■ 35-44 4 5-54

■ 55-64

■ 65+

■ <$ 100K ■ $100-199K ■ $200-299K ■ $300-399K ■ $400-499K

$SOOK+

Population Households Med ian Household Income Owner Occupied Housing Units

18 16 14

~ 12 C

~ 10 <1J 8 a.

6 4

2

0

-

/ / /

/ /

~ .. / / / /

<$ 1SK $ 1SK-$2SK

Household Income

...iii ...

~ ...

-

■ ■ I ■ ■ I -.. I

$2 SK-$3SK $3SK-$S0K $S0K-$7SK $75K-$ 100K $ 100K-$1S0K $1 S0K-$200K


©2016 Esri

~ ■ 2016 ~

■ 2021 ~

~

~

~

$200K+

Septem ber 21, 20 16

Page 1 of 1



5047 Report Area Analysis Economic Influences

This area’s income levels are above the County’s average. The average household income in

2016 was $103,467 which is 17% higher than the county average $88,733. In the subject

market area 32.6% of the households have annual incomes greater than $100,000, compared

to the county figure of only 26.5%. Median home value is $406,544 which is higher the than

the County’s median home value of $343,181. Some 26.6% of homes are valued between

$500,000 and $1,000,000 and 13.4% are valued over $1,000,000. Total number of households

in the market area is 84,756, of which, 48.3% are owner occupied, 22% renter occupied and

29.7% vacant. Vacancy include seasonal rentals.

Development trends:

Residential Residential development density varies from less than 1 unit per acre in estates districts, to

as high as 12 units per acre in the multi-family projects clustered near the major

intersections. The typical density is 3 to 4 units per gross acre. Greater Naples has a full

range of housing product from affordable housing rental complexes to multimillion-dollar

single family homes. The large packaged golf communities are marketed towards retired

persons with financial resources adequate to own more than one home, to join a country

club and to live comfortably. Such individuals expect commercial and professional services

to be convenient and they are willing to pay for convenience and good quality. These

communities include Pelican Bay, Pelican Marsh, Tiburon, The Strand, Mediterra, Talis

Park, The Vineyards, Grey Oaks, and Collier's Reserve. A secondary retirement or seasonal

market is served by non-golfing communities which offer smaller homes and

condominiums and several developments are marketed to young professional with families.

The last remaining large parcels of land along Livingston Road and Immokalee Road are

being developed with single and multi-family residential product. Rental apartments have

also been developed due to the shortage of affordable housing.

Given the burgeoning demand for senior care and the population growth projections there

has been a recent flurry of development of Assisted Care Living Facilities (ACLF) or

Continuing Care Retirement Community (CCRC). There are approximately 900 units either

existing, under construction, or proposed within the market area.

Commercial Commercial development in this market area includes banks, office buildings, industrial,

professional offices/medical, retail centers, restaurants, hotels and anchored shopping

centers. Reflecting the overall characteristics of the surrounding residential the existing

commercial development represents some of the newer, modern, and highest quality within

the county. Somewhat unique is the number of large planned commercial developments

with that attract large numbers of both tourists and local residents making this market area

the main destination-oriented commercial center in the county.


5047 Report Area Analysis Naples Boulevard is located near the northwest corner of the intersection of Airport Road

and Pine Ridge Road. This development is home to a Regal Hollywood-20 movie theater,

Lowe's, Home Depot, Costco, Best Buy, Kohl's, Dick’s Sporting Goods, franchise

restaurants, and the Promenade at Naples Centre. This is a 165,000 square foot shopping

center located along Airport-Pulling Road and is anchored by JoAnn's Fabrics and Petco.

Vacant land is becoming scarce along Naples Boulevard and the last remaining pieces are

proposed to be developed with additional retail space due to the strong demand and high

rental rates in the area.

Waterside Shops is located along the west side of Tamiami Trail at the northwest corner of

Seagate Drive and Tamiami Trail North. Waterside Shops is 370,000 square foot outdoor

luxury shopping mall anchored by Saks Fifth Avenue. The center includes numerous

restaurants and 60 luxury retailers including Nordstrom, Cartier, and Gucci, just to name a

few. Commercial development in this area caters exclusively to the driving public.

Mercato, one of the newer developments within the market area, is a 53-acre mixed-use

development located at the northeast corner of Vanderbilt Beach Road and Tamiami Trail.

The Mercato consists of 350,000 square feet of retail commercial, 100,000 square feet of office

space, a 10 screen movie theater, restaurants and 92 residences. The development is

anchored by a 50,000 square foot Whole Foods and has become a focus for evening

entertainment.

The commercial developments are supported by strong commercial along Pine Ridge Road,

Airport-Pulling Road and Immokalee Road.

Industrial This market area is home to the three, primary industrial parks in Collier County. J & C

Industrial Park is located generally north of Pine Ridge Road and west of Airport-Pulling

Road. Naples Production Park is located east of Airport-Pulling Road across form the

Naples Airport. Both industrial areas support a variety of uses oriented to the local

construction industry and the small service businesses that cater to the community.

Development is a mixture of good quality industrial-flex space (office/showroom and

warehouse); industrial condominiums; single-tenant buildings; and manufacturing

warehouses. Both industrial parks are essentially 100% built up. Rail Head Industrial Park

is a newer development located off of Old 41 Road in the northwest portion of the market

area. This park primarily consists of single-tenant, industrial flex buildings.

Creekside Commerce Park is an office/technology park allowing for light industrial. Naples

Daily News and Arthrex headquarters are also located here.


5047 Report Area Analysis Medical Medical services include the North Naples Hospital operated by the not-for-profit NCH

Healthcare System. This hospital is a 261 bed facility and is one of the area’s largest

employers. The hospital offers a 24-hour emergency department that provides a full range

of traditional emergency services and the county’s main birthing center. Because of strong

demand for medical services, several health parks or medical centers have been built or are

proposed within a two-mile radius of the hospital.

Physicians Regional Medical Center located northeast of the interchange at Pine Ridge Road

and Interstate I-75 was constructed in 1999. With 183 beds this is one of the county's four

major medical centers.

Total Businesses 7,854

Total Employees 81,759

Total Population 128,859

Employee/Pop. Ratio 0.63:1

MARKET AREA BUSINESS SUMMARY

Industry Businesses EmployeesAgriculture/Mining 169 2,597

Construction 920 7,520

Manufacturing 207 4,126

Transportation 182 1176

Communication 41 411

Utility 19 230

Wholesale Trade 265 1,851

Retail Trade 1,419 19,081

Finance/Insurance/Real Estate 1,199 6,577

Services 3,040 36,908

Government 55 1,207

Unclassified Establishments 339 75



5047 Report Area Analysis According to 2016 consumer spending data, financial investments, which include both

retirement plans and other investments, is the strongest spending segment with an

estimated $ 3 billion spent. Maintaining housing units is next with over $ 1.2 billion being

spent on mortgages, utilities and remodeling. Next strongest is $ 600 million paid for food

purchases, both at home and away from home. The retail market place is dominated by

motor vehicle, food and beverage and general merchandise industries. The business sector

is dominated by the service industry. The large number of employees in the service sector

is impacted by Ritz-Carlton which has two resorts in this market area and is one of the

largest employers in Collier County.

MARKET AREA LIFE CYCLE Market areas often pass through a four-stage life cycle of growth, stability, decline, and

revitalization.

Growth – A period during which the market area gains public favor and acceptance. Stability – A period of equilibrium without marked gains or losses Decline – A period of diminishing demand Revitalization – A period of renewal, redevelopment, modernization and increasing

demand.

The Greater Naples real estate market is in a period of Growth characterized by population

increase and economic growth in both the residential and commercial markets. This area

remains one of the most desirable in Collier County.

CONCLUSION This continues to be a strong market area because it occupies a strategic north Naples

location that cannot be duplicated by new development. With a healthy mixture of land

uses, high traffic counts, ample employment opportunities and attractive residential and

commercial development this area will continue to grow and should remain one of the

healthiest areas of the county.


a;:y Mexico

Data use subject to license.

©Del orme . Delorme Street Atlas USA® 20 11

www.delorme .com MN (5.9°W)


_._ ___ --iq .'!.)-+----, ;

~mi

0 ½ 1½ 2 2½ Data Zoom 11-0

5047 Report Area Analysis SURROUNDING AREA MAP


5047 Report Property Information PROPERTY INFORMATION

SITE DESCRIPTION Legal Description

Easements The subject’s overall depth includes part of the Pine Ridge Road easement

spanning the entire width of the site. We were not provided with a survey

of the subject indicating the useable areas/depths nor does the Collier

County Property Appraiser report the useable area of the subject. The

useable depth of the site is assumed to be that of the boundaries of adjacent

sites. Or in other words, the useable depth is assumed to be same

intersection of the adjacent sites. Please refer to the aerial below (“X”

marks the useable boundary lines). Based on the aerial, we have estimated

the useable depths of the subject at 215’ (West Boundary) & 225’ (East

Boundary). This provides a useable area of 41,800 SF. We assume this to

be an accurate representation of the useable area.

We are not aware of any other easements that would adversely affect the

overall value or marketability of the property.


5047 Report Property Information Size Gross (Source) 1.05 Acres or approximately 45,600 Square Feet

(Collier County Property Appraiser)

Useable 0.96 Acres or approximately 41,800 Square Feet

(Appraiser’s Measurements)

Shape / Dimensions

Overall – Rectangular / 190’ Wide x 245’ Deep

Useable – Trapezoidal / 190’ Wide x 215’/225’ Deep

Frontage / The subject is located along the north side of Pine Ridge Road, east of

Access Goodlette Frank Road. The subject is further identified as being located in

the Naples, Collier County, Florida.

The subject fronts for approximately 190± lineal feet along Pine Ridge

Road.

Access into the subject is provided by two (2) access points or “curb cuts”

along Pine Ridge Road. Access is average and sufficient to support the

improvements.

Surrounding The subject is directly bound by a multi-tenant retail shopping center to

Land Uses the north, an office property to the east, and a bank branch to the west.

Located south of the subject is Pine Ridge Road followed by a residential

golf community.

Topography The site is cleared, generally level, and at an elevation similar to that of

road grade. The topography does not limit the development potential of

the site.

Utilities The full range of public utilities including sewer, water, electricity,

telephone and TV cable are available. Adequate capacity exists to support

full utilization of the site.


5047 Report Property Information Aerial



ENVIRONMENTAL CONTAMINATION Observed Contamination None

Noted Concerns None

Environmental Assessment

Available

This is a factor of unknown risk. No obvious

evidence of contamination was noticed during our

inspection.


Disclaimer Unless otherwise stated in this report, the existence

of hazardous substances or environmental

conditions including but not limited to asbestos,

polychlorinated biphenyls, petroleum leakage,

agricultural chemicals, urea formaldehyde

insulation, lead paint, toxic mold, et cetera, which

might or might not be present in or on the property

were not called to the attention of the appraiser.

Such tests were not in the appraiser's required

scope of work, the appraiser is not qualified to test

for such substances and conditions and the



assumed for any such conditions that might exist,

or for the knowledge and expertise required to

discover them.

NATURAL RESOURCE CONCERNS Noted Concerns None

Natural Resource Audits Available No


Disclaimer Specialized natural resource audits were not in the

appraiser’s required scope of work, the appraiser is

not qualified to conduct such audits and the



assumed for any extraordinary natural resource

concerns, or for the knowledge and expertise

required to discover them.



ZONING Ordinance or Land

Development Code

Collier County

Zoning C-1 – Commercial Professional and General Office District

Purpose or Intent of

Zoning

The purpose and intent of the commercial professional and

general office district C-1 is to allow a concentration of office

type buildings and land uses that are most compatible with, and

located near, residential areas. Most C-1 commercial,

professional, and general office districts are contiguous to, or

when within a PUD, will be placed in close proximity to

residential areas, and, therefore, serve as a transitional zoning

district between residential areas and higher intensity

commercial zoning districts. The types of office uses permitted

are those that do not have high traffic volumes throughout the

day, which extend into the evening hours. They will have

morning and evening short-term peak conditions. The market

support for these office uses should be those with a localized

basis of market support as opposed to office functions requiring

inter-jurisdictional and regional market support. Because office

functions have significant employment characteristics, which are

compounded when aggregations occur, certain personal service

uses shall be permitted, to provide a convenience to office-based

employment. Such convenience commercial uses shall be made

an integral part of an office building as opposed to the singular

use of a building. Housing may also be a component of this

district as provided for through conditional use approval.

Legally Conforming Yes


-1 ~ ' - j ,/ ..... I i . ~" ... ... I •, 20 ... 1:,1; DI J ..J ~

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'------ .... ~ 9 .2J.

' ... .... ' i P'UD 1~ ..... ' j! 24

' ' ... ,, "' , ' PIIIIE RIDGE COMMONiS a: 25 ', ... 7

~ \ " \ ~ \ \ e -. 2,1;

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C-1 \ \

' PUD 4 I !I 2;7

I I \ , MISSION SQUARE I 4 2 ·

\ I

STIW-115 cu•o.u I I I I 3 29

V i l! I ST/W-2 1!1 I , I I

1 ....... I 30 ---

NORTH ,, ---- 1!5 2 , PUD,. s IW-3 NAPIL!::S ,, ' J,1 ,,

I FIRE .. IM $'$ION STATION, .........

SOlJAR I

~ 1 J:l ...!.I , ..... I

-- (C.R. 800) • 10 PINE Ait>GE ROAD --,..-,, ' ,

5047 Report Property Information Zoning Map


CLAM BAY

NRPA

CLAM PASS COUNTY PAR

' ' I 41

I I

\


FUTURE LAND USE Ordinance or Plan Collier County Comprehensive Plan

Future Land Use

Designation

Goodlette / Pine Ridge Commercial Infill Subdistrict

Purpose of

Designation

Goodlette/Pine Ridge Commercial Infill Subdistrict is located at the

northeast quadrant of Pine Ridge Road and Goodlette-Frank Road.

In addition to uses generally allowed in the Urban designation, the

intent of the Goodlette/Pine Ridge Commercial Infill Subdistrict is to

provide shopping, person services and employment for the

surrounding residential areas within a convenient travel distance.

The Subdistrict is intended to be compatible with the neighboring

Pine Ridge Middle School and nearby residential development and

therefore, emphasis will be placed on common building architecture,

signage, landscape design and site accessibility for pedestrians and

bicyclists, as well as motor vehicles.

Future Land Use Map


National Flood Hazard Layer FIRMette & •FEMA

0 250 500 1,000 1,500

Legend

SPECIAI.FLDOD I HAZARD AREAS

OTHER AREAS OF FLOOOHAZAAO

OTHER AREAS

WkhOut Bale FIOod EleWUon (BFE) .,_,..,._ ... \W:I\BFEo,~ Z..AI.M:J Altl'l" NI

Re.Culato,yflOodWay

0 .2'1. Annual Chance flood Haza1d. Neas Ol 11'. annuail Chan« flood w-fttl average depth k!SS than one foot Of wUh dnalnage •ees of less Ulan one squa,e mne ~ 11.

Rrture Coftdltlons 11" Annual Ot.anc.-e Rood Hazatd r-.• Area With RedUCHI flood Risk due to t..ev-ee. See Notes. z- • Area With Rood RISkdUe to Lewez-o

OfecthoelOMRs

Alea Of Undetermined F10od Hazard z- o

GENERAL Channel, Cl.lh'ert. o, Storm 5eWet

srRUCTURES 11 1 11 1 1 LeYee.. Dike, or floodwaH i a..,Sec:...,,...., 1', Anoual Chance Water Surlace Elevation

<:oastal Transect

- Base Aood EleYaUon UM (BfE)

= umftOIStucty

-- Jwlsdlttlon Boundary

- c:oaua1 Transect Baseline OTHER -- Proflle BaWllne

FEATURES __ H)'dt0g)'apt11C Featu,e

~I Data Available

No Dlgbl Data Available

Unmapped

The pin dll,played on the map Is an approJlilmate point selected by the user and does not repie.sent an authol'ltlttve p,operty IOeM}on.

TN.s ma, compk!s With FEMA's staftdatds for OW use ot dl&lt.al rlood maps if II lS not "Oki 8S dHCf'lbed belOw. The basemap shOwn compUes With FfMA's basemap acctaaey standards

TIie nood hazard lntormatlon II detl'l'ed dliect:Jy ttom ttle aut!'lorUaUVe NFHL web setVietl p,c,rrided by FEMA... This map WM MPGl'led on 7/ 12/ 2018 at 12.:.10.57 PM and does ftOt ,ellect c:hang:es o, amendments subsequent to this date and time. The fHl and ettectl\19 lntormatiOl'I may c:ftange or become superseded~ new data OW!r ti'ne.

nu map Image ts VOid • the one o, mote or the tOlklWtnC map elemet1t1 do not appear. basemap lmage,y. flood lOl'te labelS. l9&Md, scale bw. map creation date.. communlry Identifiers, nAM panel ntfflbet, and ARM ll!flectlW date. Map Images Jo, unmapped and UM'loelemEted areas cannot be used for te.glAeto,ypurposes..


FLOOD ZONE DATA Flood Zone X

Flood Zone Comments Zone X – Areas subject to inundation by the

0.2% annual chance flood with average

flood depths of less than 1 foot or with

drainage areas less than 1 square mile.

Community Panel Number 12021C0383H

Revised May 16, 2012

Source National Flood Insurance Program

Flood Insurance Rate Maps

Flood Map



PRINCIPAL IMPROVEMENT Property Type Special Purpose – Fire Station

Rentable Area (Source)

8,817 Square Fett

(Collier County Property Appraiser’s)

FAR 0.21 (Rentable / Useable)

Buildings / Stories 1 / 1

Year Built 1984

Occupancy 100% Owner Occupied

Construction Class Class C – Masonry Frame Construction

(Marshall Valuation Service)

Foundation Monolithic concrete slab on ground.

Frame CMU Block

Exterior Walls Typical Stucco Covered CMU Block

Windows Aluminum Frame

Roof Structure and Finish Hip and Gable Roof with asphalt shingles

Heat and Air Conditioning Split System Units – Ground Mounted Condensers

Electrical Typical system and fixtures.

Plumbing The building features multiple bathrooms throughout.

Fixtures are typical for their age and use.

Fire Suppression None

Building Quality / Condition Average / Average

Business Equipment & Fixtures None Included in the Valuation Herein

Effective Age/Remaining Life The subject was constructed in 1984, resulting in an actual

age of 34 years. The improvements present an age similar

to the actual. Overall, the effective age of the improvement

is estimated at 30 years.

The total economic life is concluded to be 50 years resulting

in a remaining economic life of about 20 years.


C-1-F 16 160

1

768

1 210 97

0

16

5047 Report Property Information Building Sketch


61

G--1-F

81

FIRE HOUSE LOCATED HERE

1 + 1 4941

5047 Report Property Information Building Sketch


5047 Report Property Information SUBJECT PHOTOGRAPHS

Front Elevation

Front Elevation



Rear Elevation

Side Elevation



Side Elevation

Training Tower



Garage Space

Garage Space



Subject Interior

Subject Interior



ASSESSMENT AND TAXES By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st of

the tax year. Since annual tax assessments are based on sales from previous years,

depending upon market trends, assessed values can fall on either side of the current market

value estimate. The tax assessment is usually not a reliable indicator of market value.

Assessing Jurisdiction Collier County

Tax Year 2017

Assessment & Taxes Land: $729,600

Improvements: $442,840

Market Value: $1,172,440

Exemptions: ($97,491)

Taxable Value: $1,074,949

Millage Rate: 10.9530

Ad Valorem Taxes: $0

Direct Assessments: $0

Total Taxes: $0

For the 2017 Tax Year, the subject had an assessed value of $1,172,440. Due to the 10% year-

over-year cap, the subject features $97,491 in exemptions resulting in a taxable value of

$1,074,949 with a millage rate set at 10.9604. There are no real estate taxes due to the owner

being part of the Collier County Government.

TRANSACTIONAL HISTORY / CURRENT STATUS Sales History The owner of record is North Naples Fire Control & Rescue

District. This party acquired the property from the Board of

County Commissioners of Collier County on April 30, 1991

for a recorded consideration of $0. This transaction is

recorded in Book 1623, Page 818 of the Collier County

Public Records.

Current Status As of the appraisal effective date, the property is not subject

to a contract or purchase nor is it listed for sale or lease. We

were supplied with a Letter of Intent to purchase the

property. David J. Stevens, Trustee executed a LOI on May

11, 2018 to purchase the property from the current owners

at a price of $1,185,000. The LOI provided to us has not

been accepted or executed by the current owners. Our

concluded market value of the subject is slightly higher

than the indicated offer price.


5047 Report Highest and Best Use HIGHEST AND BEST USE

DEFINITION For typical appraisal practice in the United States, The Dictionary of Real Estate Appraisal,

Sixth Edition, published 2015 by the Appraisal Institute, defines Highest and Best Use as:

The reasonably probable use of property that results in the highest value. The four criteria that the

highest and best use must meet are legal permissibility, physical possibility, financial feasibility,

and maximum productivity.

METHOD There are four criteria that must be met in order for a use to be the highest and best use for a

given property. The highest and best use must be:

Legally permissible.

Physically Possible.

Financially feasible.

Maximally productive.

Ordinarily these criteria are considered sequentially, each step narrowing the range of

alternative uses being considered.

ANALYSIS Legally Permissible – The site is zoned C-1, Commercial Professional and General Office

by Collier County. The purpose and intent of the commercial professional and general

office district C-1 is to allow a concentration of office type buildings and land uses that are

most compatible with, and located near, residential areas. Most C-1 commercial,

professional, and general office districts are contiguous to, or when within a PUD, will be

placed in close proximity to residential areas, and, therefore, serve as a transitional zoning

district between residential areas and higher intensity commercial zoning districts. The

types of office uses permitted are those that do not have high traffic volumes throughout

the day, which extend into the evening hours. They will have morning and evening short-

term peak conditions. The market support for these office uses should be those with a

localized basis of market support as opposed to office functions requiring inter-

jurisdictional and regional market support. Because office functions have significant

employment characteristics, which are compounded when aggregations occur, certain

personal service uses shall be permitted, to provide a convenience to office-based

employment. Such convenience commercial uses shall be made an integral part of an office

building as opposed to the singular use of a building. Overall, the current zoning allows

for a variety of office and limited retail uses.


5047 Report Highest and Best Use Physically Possible – A variety of uses are physically possible and infrastructure

necessary for development is in place. The somewhat smaller land size suggests that

assemblage with adjacent parcels might be advisable to create a property with more

development potential. The physical characteristics of the site do not appear to hinder any

such development.

Financially Feasible: As of the current time, commercial (retail and office) vacancy rates

remain low with rental rates generally stable and/or increasing. Office rental rates are

considered to be slightly below the minimum level to justify development. The subject

could be developed, but the cost of construction and development fees remain somewhat

high for such a small parcel and the potential return is marginal. Certain retail rental rates

are above a minimum feasibility level to justify development. While the C-1 District

features limited permissible by right retail uses, slightly more retail uses may be attainable

through a conditional use approval or a rezone.

Based on our analysis of the current market and the site characteristics, development of

the subject for an office use is concluded to be not currently financially feasible. However,

it is likely the subject could be rezoned to a retail use that is financially feasible.

Maximally Productive: The highest and best use of the site as though vacant, is to be

rezoned and constructed with a retail use.

PROPERTY AS IMPROVED The site is developed with an operational fire station, which is a legal use of the site

consistent with both current zoning and the Comprehensive Plan. However, the existing

improvements are not consistent with the highest and best use of the site as vacant. While

the existing improvements could be extensively remodeled into a use that is consistent,

redevelopment costs appear high for the subject as the existing layout does not provide

any obvious and/or easy renovation plan. Additionally, most office and retail uses require

parking ratios of 1 space between 200 and 300 square feet. The subject’s 8,800± SF would

require between 30 and 44 parking spaces. The site does not currently feature this parking

requirement nor does it appear there are sufficient open areas to create this parking

requirement. The highest and best use as improved is to raze the existing improvements

and construct a use that is consistent with the highest and best use of the site as vacant.

CONSIDERATION OF APPROACHES The sales comparison is the applicable method to value the subject’s underlying land.


5047 Report Sales Comparison Approach SALES COMPARISON APPROACH

INTRODUCTION In the sales comparison approach, the subject property is compared with similar properties

that have sold recently or for which listing prices or offering prices are known. Data from

generally similar properties is used, and comparisons are made to demonstrate a probable

price at which the subject property would sell if offered on the market. This approach is

particularly strong when comparable sales data is plentiful and there is good conformity

among properties in the neighborhood.

Following is the procedure to be followed in developing this approach:

1. Research to gather information on sales, listings, and offers to purchase properties

similar to the subject.

2. Verify the information as to factual accuracy and arm's-length market considerations.

3. Identify relevant units of comparison and develop a comparative analysis for each

unit.

4. Compare the subject with comparable sale properties using elements of comparison

and adjust the sale price of each comparable appropriately.

5. Reconcile the various value indicators produced from the analysis of comparables into

a single value indication or a range of values.

The outline above is developed in detail on the following pages.

SALES DATA The sales are analyzed on the basis of dollars per square foot of useable land area. Data for

the comparable sales is presented on the following pages. Each comparable sale is

identified by number and the location of each comparable can be determined from the map

on the page that follows.


Data use subject to license . USA® 2011.

Delorme Street Atlas ©Del orme .

www.delorme.com r a

MN (59° W)

5047 Report Sales Comparison Approach COMPARABLE SALES MAP



VACANT LAND COMPARABLE 01 ADDRESS 2265-2299 Tamiami Trail East, Naples, FL 34112

PROPERTY ID NO. 00388760004 & 00388800003


UNIT AREA 87,944 sq. ft.

UNIT PRICE $26.72 per sq. ft.




GRANTOR DAKY, Inc. and Patricia C. Stevens Trust

GRANTEE Lock Up Naples East Trail, LLC



5047 Report Sales Comparison Approach TOPO-ELEVATION Level and at road grade


LAND USE DESIGNATION Bayshore/Gateway Triangle

ZONING C-5 - Heavy Commercial

The site is improved with a low to average quality, 18,736 square foot retail plaza. The

IMPROVEMENTS plaza was constructed in three separate phases. The building to the west was built in

1968, the next building was built in 1969, and the third building was built in 1973. The

majority of the interiors are unfinished shell space in fair to poor condition.

UTILITIES All available


LEGAL DESCRIPTION


VERIFICATION

Verified with John Kepple, selling agent. He verified the sale price and the arm's-length nature. The buyer plans to construct a self-storage

facility. The Lock Up Self Storage will consist of two buildings. One 3-story, 86,642 SF climate controlled storage building and a 1-story,

4,464 SF non-climate controlled storage building. The Lock Up Self Storage will hold a total of 736 locker units. The project is slated for

completion late summer 2018.



VACANT LAND COMPARABLE 02 ADDRESS 3480 Pine Ridge Road, Naples, FL 34105





DATE OF RECORDING February 14, 2017



GRANTOR Naples One, LLC

GRANTEE Von Doom Enterprises, LLC

FINANCING Cash or Equiv.

TOPO-ELEVATION Level

GROUND COVER Wooded



5047 Report Sales Comparison Approach ZONING A - Rural Agricultural

IMPROVEMENTS None

UTILITIES All Available

PRIOR SALES Sold in 2016 for $6,975,000 with another parcel

LEGAL DESCRIPTION

Length Description

VERIFICATION

Confirmed as an arm’s length transaction by the listing agent, Phil Fischler of Fischler Property Company. Mr. Fischler indicated the site

was 100% useable and the buyer is an end-user who will construct a two-story medical office building



VACANT LAND COMPARABLE 03 ADDRESS 894 Airport Road North, Naples, FL 34104







CONTRACT DATE November 5, 2014

GRANTOR CPOC Development Co., FKA Lund/CPOC

GRANTEE Clean Machine Holdings, LLC

FINANCING Conventional Financing

TOPO-ELEVATION Land is level at street elevation.


5047 Report Sales Comparison Approach GROUND COVER Selectively cleared.

LAND USE DESIGNATION Business Park

ZONING BP - Business Park

IMPROVEMENTS None

UTILITIES All available

PRIOR SALES There have been no transactions in the previous three years.

LEGAL DESCRIPTION

Tract 3, Collier Park of Commerce Retail Center, according to the plat thereof recorded in Plat Book 52, Page 37 and 38, of the Public

Records of Collier County, Florida.

VERIFICATION

Verified with Colin Raskin, buyer. He verified the sale price and the arm's-length nature. Intended use is for a car wash.



VACANT LAND COMPARABLE 04 ADDRESS 2511 Pine Ridge Road, Naples, FL 34109





DATE OF RECORDING February 09, 2015

O.R. BOOK-PAGE 5119-2201


GRANTOR Greater Naples Young Men’s Christian Association, Inc.

GRANTEE 2014 Naples Associates, LLC

FINANCING Conventional

TOPO-ELEVATION Level and at road grade.

GROUND COVER Partially Wooded


5047 Report Sales Comparison Approach LAND USE DESIGNATION Mixed Use Activity Center

ZONING C-4 - General Commercial

The existing improvements consisted of a 6,000 +/- structure built in 1990 that was

IMPROVEMENTS formerly utilized as the Naples Teddy Bear Museum and the Gaynor Child Development

Center

UTILITIES All Available

PRIOR SALES None within Prior 3 Years

LEGAL DESCRIPTION

Tract A, Airport Road Subdivision

VERIFICATION

The 1.93 acre site was purchased in February of 2015 for $2,500,000. The buyer plans to raze the existing improvements and construct a

14,000+/- SF Walgreens. The existing improvements consisted of a 6,000 +/- structure built in 1990 that was formerly utilized as the Naples

Teddy Bear Museum and the Gaynor Child Development Center. As of January 2016, the Walgreens is complete and open for business.


5047 Report Sales Comparison Approach SALES ADJUSTMENT GRID

ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4

PROPERTY IDENTIFICATIONNCFD Station

No. 40Lock-Up Storage

Pine Ridge

Medical Office

Clean Machine

Car WashWalgreens

1441 Pine Ridge

Road

2265-2299

Tamiami Trail

East

3480 Pine Ridge

Road

894 Airport

Road North

2511 Pine Ridge

Road

SALE PRICE $2,350,000 $2,500,000 $1,300,000 $2,500,000

REAL PROPERTY RIGHTS Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple

CONDITIONS OF SALE Market Market Market Market

BUILDING IMPROVEMENTS 18,736 SF (1973) None None 6,000 SF (1990)($112,416) ($36,000)

FINANCING Cash or Equiv. Cash or Equiv. Conventional Conventional

ADJUSTED SALE PRICE $2,237,584 $2,500,000 $1,300,000 $2,464,000

Recording Date 10/27/17 02/14/17 03/23/15 02/09/15Months Prior To Effective Date 06/26/18 8.0 16.3 39.2 40.5MARKET CHANGE ADJUSTMENT 4.0% 8.2% 19.6% 20.3%

ADJUSTED SALE PRICE $2,326,587 $2,704,224 $1,554,487 $2,963,361

Useable Area in Acres 0.96 2.02 2.50 1.37 1.93Useable Area in Square Feet 41,800 87,944 108,900 59,559 84,070

PRICE PER SQ. FT. $26.46 $24.83 $26.10 $35.25

LOCATION Greater Naples Inferior Similar Inferior Similar15% 0% 10% 0%

SUBTOTAL $30.42 $24.83 $28.71 $35.25

UTILITIES All Available Similar Similar Similar Similar0% 0% 0% 0%

ZONING C-1 C-5 A BP C-40% 10% 0% 0%

SIZE IN ACRES 0.96 2.02 2.50 1.37 1.93SIZE IN SQUARE FEET 41,800 87,944 108,900 59,559 84,070SHAPE/CONFIGURATION Trapezoidal Similar Similar Similar Similar

5% 5% 0% 5%

PHYSICAL CHARACTERISTICS Cleared Cleared Wooded Wooded Cleared0% 10% 10% 0%

GROSS ADJUSTMENT 20% 25% 20% 5%INDICATION OF UNIT VALUE $31.94 $31.04 $31.58 $37.01


5047 Report Sales Comparison Approach DISCUSSION OF ADJUSTMENTS

Usually, comparable sale properties are not exactly like the subject property. If a typical

buyer would perceive the difference to be significant, then adjustment(s) must be made to

the comparable sales so that in the end each offers a realistic indication of value for the

subject. Adjusting comparable sales is a two-step process.

First, adjustments are made so that all of the comparable sales meet the standard of a

“market” transaction as outlined in the definition of market value. Customarily, the first

group of adjustments is made before the comparables are reduced to a common unit of

comparison.

The second group of adjustments is made after an appropriate unit of comparison is chosen.

When the adjustment process is complete, the unit value indications are reconciled and

converted into an estimate of value for the subject.

REAL PROPERTY RIGHTS CONVEYED This adjustment category is intended to account for the interest, benefits, and rights

inherent in the ownership of real estate. This category reflects the impact on value caused

by the fee simple versus the leased fee interest or the contract rent as opposed to market

rent.


CONDITIONS OF SALE This adjustment category is intended to account for a variety of factors that might affect

the purchase price.

All the comparables were considered market transactions with no special sale

conditions reported; therefore, no adjustments were applied.

BUILDING IMPROVEMENTS This category of adjustment is intended to account for the positive or negative contribution

to value of building improvements included with the sale of the land. Buildings that made

a positive contribution to the sale price require a negative adjustment. Buildings that were

demolished and removed require a positive adjustment to account for demolition costs

which are treated as part of the purchase price.

Comparables 1 and 4 were improved at the time of sale; however, these improvements

were to be razed. According to Marshall Valuation Service, demolition costs range

between $4.06 and $6.05 per square foot. Demolition costs were deducted from these

sales at $6.00 per square foot.


5047 Report Sales Comparison Approach FINANCING

Adjustments in this category are intended to account for unusual terms of financing that

are not considered equivalent to cash or conventional financing.


MARKET CHANGE This adjustment is intended to account for changes in value due to the ebb and flow of

market forces over time.

The comparables occurred between February 2015 and October 2017, which market

conditions have been improving over this period through the effective date of value.

There are indirect indicators that reflect an upward trend in increasing sale prices,

increasing listing prices, and lack of available product. This has resulted in an increase

of underlying land values. A change rate of 0.50% per month has been applied.

LOCATION/ACCESS/EXPOSURE This category of adjustment reflects the impact on value caused by the advantages or

disadvantages of a given location. It also accounts for access and exposure of a property.

The overall location and immediate surrounding area of Comparable 1 along Tamiami

Trail East is considered inferior to the subject’s overall location and immediate

surrounding area. A positive adjustment was applied to this comparable.

The overall location and immediate surrounding area of Comparable 3 along Airport-

Pulling Road is considered inferior to the subject’s overall location and immediate

surrounding area. A positive adjustment was applied to this comparable.

UTILITIES/INFRASTRUCTURE This category of adjustment references the availability and adequacy of the road system,

the public was distribution system and the public waste water collection system of each

comparable property as that compares with the same services available to the subject

property.

No adjustments were applied.


5047 Report Sales Comparison Approach COMPREHENSIVE PLAN/ZONING

This category of adjustment accounts for differences in the potential land uses

(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be

developed. Differences in value between the subject property and comparable sales might

exist because their highest and best uses are different as a result of government regulation

through zoning and land use controls.

Comparable 2 was zoned A-Agricultural at the time of sale and required a rezoned for

development. A positive adjustment was applied to this comparable for this inferior

zoning characteristic.

SIZE/SHAPE This category of adjustment addresses the effect on the marketability of a given property,

because its physical size/shape might limit the physical utility, or because the size and

term of the financial investment required of an investor/speculator is such that the unit

price is reduced.

To account for the inverse relationship that often exists between size and unit value, a

positive adjustment was applied to Comparables 1, 2, and 4 which are approximately

double the size as the subject.

PHYSICAL CHARACTERISTICS This category of adjustment reflects the physical aspects of a property that impact its use

for development. Physical characteristics included land elevation, soil conditions,

drainage characteristics, threatened or endangered plant and animal species on the

property and the extent and density of covering vegetation.

Comparables 2 and 3 were wooded at the time of sale and required clearing and/or

mitigation for development. A positive adjustment was applied to these comparables

for this inferior characteristic.


5047 Report Sales Comparison Approach RECONCILIATION OF DATA

After making the adjustments discussed, the comparables indicated the following unit

values:

Comparable Price Square Foot 1 $31.94

2 $31.04

3 $31.58

4 $37.01

Unadjusted, the comparables produce a range between $22.96 and $29.74 per square foot.

After adjustments, the range is between $31.04 and $37.01 per square foot, with an average

of $32.89 per square foot.

INDICATION OF VALUE Overall, all comparables are considered similar to the subject and not one stands out as

being most similar. However, three (3) of the comparables are consistent with an indication

between $31.04 and $31.94 PSF. Comparable 4 is the oldest comparable and is an outlier

from the rest of the comparable set. The greatest amount of weight is placed on the

comparables producing a consistent indication of $31.00 PSF.

After analysis, a unit value of $31.50 per square foot is concluded. This indicates a value of

$1,316,700 (41,800 Square Feet (Useable) x $31.50/SF), which is rounded to $1,320,000.

From this we deduct demolition costs for the existing improvements. According to

Marshall Valuation Service, demolition costs range between $4.06 and $6.05 per square foot.

Demolition costs for the subject were estimated at $6.00 PSF or $52,902 for the subject’s 8,817

SF which are rounded to $53,000.

Deducting the demolition costs of $53,000 from the underlying site value of $1,320,000

results in a valuation of $1,267,000. This is rounded to $1,270,000.


5047 Report Reconciliation FINAL RECONCILIATION

The approaches resulted in the following indications of value:

APPROACH VALUE

Cost Depreciation N/A

Sales Comparison $1,270,000

Income Capitalization N/A

FINAL ESTIMATE OF VALUE

The concluded fair market value as is of the fee simple interest is $1,270,000.

CARROLL & CARROLL


Cert Gen RZ3541


5047 Report Marketability MARKETABILITY AND PROSPECTIVE MARKETING TIME

The reported market value is the estimated price at which the property would sell as of the

appraisal effective date assuming that the property had already been exposed and

adequately marketed for the period of time referenced in the definition of market value.

Clients intending to price a property based on appraised value and others seeking to

classify the liquidity of an asset ought to look forward from the appraisal effective date

projecting future trends and market conditions. It is the purpose of this section to assist in

that process.

Currently, the commercial real estate market is improving, and these conditions are

expected to continue. It is our opinion that priced at the reported market value the

prospective marketing period is 12 months.

Carroll & Carroll

5047 Report Addenda ADDENDA (In Order of Appearance)

Page Topic Count Page(s) Page(s)

Assumptions and Limiting Conditions............................................................................ 2

Property Card……………………………………………………………………………... 1

Deed………………………………....................................................................................... 1

Tax Card…………………………………………………………………………………… 1

Qualifications of Appraiser(s)............................................................................................ 2

Carroll & Carroll

5047 Report Addenda ASSUMPTIONS AND LIMITING CONDITIONS

The certification of the appraiser appearing in this report is subject to the following

assumptions and limiting conditions.

ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS.

EXTRAORDINARY ASSUMPTIONS AND HYPOTHETICAL CONDITIONS

1. The subject’s overall depth includes part of the Pine Ridge Road easement

spanning the entire width of the site. We were not provided with a survey of the subject indicating the useable areas/depths nor does the Collier County Property Appraiser report the useable area of the subject. The useable depth of the site is assumed to be that of the boundaries of adjacent sites. Or in other words, the useable depth is assumed to be same intersection of the adjacent sites. Based on the aerial, we have estimated the useable depths of the subject at 215’ (West Boundary) & 225’ (East Boundary). This provides a useable area of 41,800 SF. We assume this to be an accurate representation of the useable area.

GENERAL ASSUMPTIONS AND LIMITING CONDITIONS

1. No responsibility is assumed for the legal description or for matters including legal or

title considerations. Title to the property is assumed to be good and marketable.

2. The property is appraised free and clear of liens and encumbrances.

3. Responsible ownership and competent property management are assumed.

4. The information furnished by others is assumed to be true, correct and reliable. A

reasonable effort was made to verify such information, but the appraiser bears no

responsibility for its accuracy.

5. All engineering is assumed to be correct. The plot plans and illustrative material is

included only to assist the reader in visualizing the property.

6. It is assumed that there are no hidden or unapparent conditions of the property,

subsoil, or structures that render it more or less valuable. No responsibility is assumed

Carroll & Carroll

5047 Report Addenda for such conditions or for arranging for engineering studies that might be required to

discover them.

7. It is assumed that there is full compliance with all applicable federal, state, and local

environmental regulations and laws.

8. It is assumed that the property is either in compliance with, or is "grandfathered" or

"vested" under, all applicable zoning, use regulations and restrictions.

9. It is assumed that all required licenses, certificates of occupancy, consents, or other

legislative or administrative authority from any local, state, or national government or

private entity or organization have been, or can be, obtained or renewed for any use on

which the value estimate is based.

10. It is assumed that the utilization of the land is within the boundaries or property lines of

the property described, and that there is no encroachment or trespass.

11. It is assumed that the subject site and improvements are not contaminated by any

hazardous material or toxic substance. During the property inspection I was sensitive

to obvious signs of contamination and I reported anything unusual. However, this

appraiser is not qualified to render a professional opinion regarding the existence or the

nature of hazardous materials in or on the subject property. If a definitive opinion is

desired, then the client is urged to retain an expert in the field.

12. Possession of this report, or a copy thereof, does not carry with it the right of

publication.

13. Unless previous arrangements were made, the appraiser, by reason of this appraisal, is

not required to give further consultation, testimony, or to be in attendance in court.

14. Neither all nor any part of the contents of this report (especially any opinions as to

value, the identity of the appraiser, or the firm with which the appraiser is connected)

shall be disseminated to the public through advertising, public relations, news, sales, or

other media without the prior written consent and approval of the appraiser.

Carroll & Carroll

Parcel No 00240200000 Site Address 1441 PINE RIDGE RD

Name/ Address NNF/NORTH COLLIER FIRE RESCUE

1885 VETERANS PARK DR


Site City NAPLES Site Zone •Note 34109

Zip 34109

Map No.

4A10

Strap No.

000100 013 4A10

Section

10

Township

49

Range

25

Acres • Estimated

1.05

Date

06/11/91

08/01/83

Legal Jt?;48iflfz~~~ ilElNR SEC 10. RUN WLY 1545" TO POB. N'LY 290". WLY 190". SLY 290" TO SEC LI. ELY ALG SEC LI 190' TO POB LESS

Millage Area O 133

Sub./Condo 100 - ACREAGE HEADER

Use Code O 86 - COUNTIES INCLUDING NON -MUNICIPAL GOV.

Latest Sales History (Not all Sales are listed due to Co nfidentiality)

t Book-Page

1623-818

1037-1602

Amount

$0

S 161,500

Land Value

(+) Improved Value

( =) Market Value

( - l 10% Cap

(=) Assessed Value

( =) School Taxable Value

( =) Taxable Value

Millage Rates O •calculations

School Other Total

5.1 22 5.8384 10.9604

2017 Certified Tax Roll (Subject to Chan ge)

S 729,600

S 442,840

S 1,1 72,440

S 97,491

S 1,074,949

so so

If all Values shown above equal O this parcel was crea ted after the Final Tax Roll

Parcel No 00240200000 Site Address 1441 PINE RIDGE RD

Name/ Address NNF/NORTH COLLIER FIRE RESCUE

1885 VETERANS PARK DR


Permits

Site City NAPLES Site Zone •Note 34109

Zip 34109

Tax Yr Issuer Permit# CO Date TmpCO Final Bldg Type

#

10

Land Cale Code

COMMERCIAL SF

Units

45600

# Year Built

10 1984

20 1984

30 1984

40 1984


RESIDENTIAL 3876 3876

FACTORY BUILDING 160 160

FACTORYW/H 4941 4941

CONC P 4770 4770

5047 Report Addenda

Carroll & Carroll

,, -• ,,. .... !! ...... , .... ~ u. ,, •• i:~~

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CiCtuta - --rr PAGE

~-- UN11• ham.in ttw ~ _ ~ · an:t ~ lnc1udo an the pu:t.Uiil to ·tlilit ~ 111\!d the hain, le;ial l,tl)l..(IJ!llllnt:ati~ alll uaip -of indivk:tlal•; and the: 1HIOC e _ ....,. W wigm; of CIOl'J»t'llt:icm.)

~ that the ~. for aid m ,c:cnaidmatim ot thll - ot 1111:n .:»Uara, (bO•IM)) to t in~ paid iblf tl10 erantsa, mceipt wamot' ui hal1lby adcnclw1.al!Jid, bu ~ , 1::arg11lnld ml1 sold t.o the Grant.ea, i:m heinl Nd us.ignll fon,,,,eir, the, folladinJ ~ ]Jud lyiJYJ and tieing· in Cbll er o::unty,, Flori&u

A'l'ftBli'z ·: . : - . ..'; " -~-~ ~'7t J" • I ,l

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Prepared By: Dennis P. Cronin,, Esquire Offioa of the County Attorney 3301 East Tamia:mi1 Trail N-a:ples, Florida 33962 (813} 774-8400

llll\m• OF <DJlfl'Y ~ OXUDl ·aun'Y, fUlttM

~ 1F1:e·t u :f'l'I t ,o : Asbel , Hain , Doy l &. !i _' ,clc-,:irtn, P. A. 00 ald A. P ~ kworth 3114 E~st Ts a ia m Trail ~ape~ , Flori~~ 33962

5047 Report Addenda

Carroll & Carroll

Parcel IO (vi"o4 19 200~

ProP.ertv~P..P.raise r

Loca tion [las CENTRAL AVE NAPLES

!:!i!D

Owner Informat ion Legal Descript ion

§ 1G & FOUSE LLC ] §_?LES T 8 BLK 21 S 75FT Of

@""'35'-HA_R_B_O_U_R_D_R----------"i] § s 22, 23 + 24

~ S, FL 34103-0000

Values/ Reduct ions/Exemptions

Market Value § ,530 _]

Save Our Hom es E _] 10 Percent cap

Agricu lture

Assessed Value

48,6 15

@___ pw,915

_] _]

Rate County \ii_938 =.J School-State Ju94U

School-Local 2.228~

c ity [ii5oo =.J Dependent [R'ooo::o:==J

Water Mgmnt § s4S _] Hom estead

Senior

Widow

Blind

Disabled

Vet eran

Whole Civilian

I ndependent fo}'a3y-J

--- _] Voter Apr Dbt o.ooo~

Millage Total [i_i3035=_j

Num ber

Taxable Value 320,9 15

Assessed

[ii_o,915 1369,530 369 ,530

[ili,915

fa [ii_o,915 1320,915

Dist rict

____] I ~

_] I

=:J I ~

Date Receipt Am ount

Paid !£3[14/2018 ] § 94.15 I [ii19.99 _]

Pay Terms Current Yea r I nstallment Payments

] November ~ 13.33

] December r~"',4'-4-8-.8-8----""'i

January e,da 4.44

February ~ 19.99 ~===~

March

~ J~ o _J ~ o

~ J ~ o _J ~ o @___ J@io =:J @io lo j [o.iio lo.oo

Next year I nstallment Payments April

May 0.00

Now Due @jo

Tax I nform at ion Exempt

E lo

~

Taxable Tax Amount

E _] lfu,915 _J i_i_,i_53.3o J

C:::::==-==7==: (3w:s"3o 7 fi:ow.42 7 ~ __J§,530 ~ e31 ~ "'@___=-----=_Jcc;§,915 _] § .o5 J

C 7C =:Jro:w::: 7 ~ -- _] §!~32=0,=91=5==_]~§,68 =.] C lw 15 7 ~ 7 ~ __]~ ~~ ~

Total Ad Valorem ~ 55.55 l

J@io =:J @io J lo.co llo.oo

Mill Code 1282 Escrow Code ~ TDA Number lo Item Num ber ~ Acreage Iii

I _J

I _J

=.J

Non Ad Valorems

Status

Insta llm ent

Partial Pay

Bankrupt

Defer red

Lit igation

L

Type

Gross Tax

PA Fee

Advertising

Am ount

L [iiss".55

15.01

_] _J _]

I

_] I

5047 Report Addenda

Carroll & Carroll

5047 Report Addenda QUALIFICATIONS..

JOSHUA M. SICARD, MAI

State-Certified General Real Estate Appraiser RZ3541

PROFESSIONAL RECOGNITION

State-Certified General Real Estate Appraiser RZ3541, Expires 11/30/2018

Earned 12/26/12

Certified Building Contractor CBC1259195, Expires 8/31/2018

Earned 10/25/12

PROFESSIONAL EXPERIENCE

Carroll & Carroll, Inc., Naples, FL – Principal / Full time commercial real estate appraiser, January 2018 - Present

Carroll & Carroll, Inc., Naples, FL – Full time commercial real estate appraiser, May 2015 – December 2017

Integra Realty Resources, Naples, FL – Full time commercial real estate appraiser, 2009-2014

Empire Builders, Naples, FL – Project Manager, 2007-2009

EDUCATION

University of Florida, Gainesville, Florida

Bachelor of Science in Building Construction, cum laude, with a minor in Business Administration,

December 2006

Successfully completed and passed the following Appraisal Institute Courses:

Advanced Concepts and Case Studies; Advanced Market Analysis and Highest & Best Use; Advanced

Income Capitalization; General Appraiser Sales Comparison Approach; Real Estate Finance, Statistics, and

Valuation Modeling; General Appraiser Market Analysis and Highest and Best Use; General Appraiser

Report Writing and Case Studies; General Appraiser Income Approach–Parts I and II; and 7 Hour USPAP

Update.

Continuing Education – Joshua has met the continuing education requirements of the State of Florida and

the Appraisal institute

PROFESSIONAL ASSOCIATIONS

Appraisal Institute – MAI Designated

CIVIC INVOLVEMENT

University of Florida – Gator Club of Naples

PRACTICE INCLUDES ASSIGNMENTS INVOLVING

Retail centers Apartment communities Vacant land

Office buildings Multifamily Agricultural

Industrial properties Restaurants Subdivisions

Marinas Churches Car washes

Buy/sell decisions Estate settlement Litigation

Ad Valorem tax analysis

Carroll & Carroll

RICK SCOTT, GOVERNOR KEN LAWSON, SECRETARY

STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION

FLORIDA REAL ESTATE APPRAISAL BD

The CERTIFIED GENERAL APPRAISER Named below IS CERTIFIED Under the provisions of Chapter 475 FS. Expiration date: NOV 30, 2016

SICARD, JOSHUA MATTHEW 4795 ENTERPRISE AVENUE NAPLES FL34104

ISSUED: 10/21/2014

II [!].. . I

DISPLAY AS REQUIRED BY LAW SEQ# L 1410210003137

5047 Report Addenda

Carroll & Carroll



AGENDA ITEM 9D


Prepared By: Executive Director Sal D’Angelo


Subject: Request for Board Direction Regarding the Merger of North Collier Fire Control and Rescue District with the remaining two (2) Independent Special Fire Control Districts in Collier County

Objective: Board direction regarding the merger of North Collier Fire Control and Rescue District with the remaining two (2) Independent Special Fire Control Districts in Collier County by 2022 (implementation date could be January 2023)

Background Information: On March 15, 2016, citizens living within unincorporated Collier County voted on the following Ballot question: “Would you support a single combined Fire and Emergency Medical Response Independent Special District in unincorporated Collier County that is governed by an Independent elected body, to provide a unified emergency response?” As Greg Stanley from the Naples Daily news reported, “…voters made it clear once again Tuesday they support bringing the various fire districts under one roof.” The nonbinding straw ballot passed with 64% of the “unofficial” votes, or 44,047 to 25,120 votes respectively.

In an effort to move the nonbinding straw ballot dialogue forward, the following Board discussions have taken place (but not limited to) between 2015 and present day:

A letter Dated January 23, 2015, from former Greater Naples Fire Commissioner Steve Hemping regarding forming a committee or task force to discuss further fire service consolidation opportunities in Collier County – Outcome: Commissioner Burke and Feder stated they would attend the meetings.

In April 2016, Commissioner McGowan requested approval for the intent to initiate the Statutory Merger Process pursuant to Florida State Statute 189.074 – Outcome: Discussion ensued to invite Greater Naples and Immokalee fire to entertain a joint board meeting to discuss merger.

In February 2017, Commissioner Burke requested discussion for Board members to serve on the Emergency Services Task Force (ESTF) – Outcome: it was voted on that Commissioners Crosson, McGowan, and Feder would attend. Commissioner Burke advised he already attended the meetings.

In May 2017, further discussion ensued regarding the ESTF and its purpose – there was a Merger Policy Framework developed coupled with an ESTF mission statement – Outcome: the Board took no action concerning the ESTF and/or future participation.

Page 1 of 3

In March 2018, further discussion ensued regarding the progress and movement to merge the remaining three (3) Independent Special Fire Control Districts – Outcome: Commissioner Feder asked staff to move forward with data collection and determine what it needed for a voluntary merger in 2020. Chief Cunningham suggested leaving the motion general as to voluntary or involuntary merger method. Commissioner asked Staff to outline definitions of a successful merger, define where we are today and what are the general demand costs to bring a successful merger to fruition.

During the December 2018 ESTF meeting (Immokalee Fire was not present), it was decided (Commissioners Burke and Gerrity present) by this group to ask the respective Fire Commission Boards at their January meetings if they want to merge by 2022 (see attachment #1 for an overview of the merger process, conceptual organizational chart design, brainstorming activity, etc.). In essence, is there a genuine interest to move forward with a definitive merger end date (i.e., voted on with affirmative motions by each independent Board). If not, then terminate the ESTF and place merger discussions on hold until such time the policymakers have said interest in moving forward with the merger process (i.e., legal dissolution of two or more districts and combine to become an entirely new individual district).

Regarding answering the question, how do the remaining three (3) independent fire districts consolidate under current Florida law, while remaining under an independent governing board?

Chapter 189 Florida Statutes, Uniform Special District Accountability Act, outlines several ways to merge two or more contiguous independent special districts. First, there is the voluntary merger approach that can be initiated by joint resolution of the respective governing bodies which endorses a joint merger plan proposal, or, a qualified elector initiative. The Joint Merger Plan by Resolution was the vehicle that North Naples and Big Corkscrew Island Fire Control Districts used to become North Collier Fire Control and Rescue District. In essence, the respective governing bodies, through joint resolution, endorsed a proposed joint merger plan that outlined more than thirteen core components, some of which were: 1. Fiscal estimate, 2. Territorial boundaries, 3. Organizational design, 4. Liabilities and indebtedness, 5. Time and place of public hearings, 6. Merger effective date, and 7. Asset listing. After many public meetings, citizens voted in November 2014 to merge the districts, then, Florida’s Governor signed the newly created District’s enabling act into law in 2015.

The second method is the involuntary merger of independent special districts. This methodology was employed by the East Naples and Golden Gate Fire Districts to become the Greater Naples Fire Control and Rescue District. In essence, the State of Florida Legislature passed a local bill that was approved by the Governor on May 12, 2014, and would become law only upon its approval by a majority vote of those qualified electors in the respective aforementioned fire districts - that vote was approved by the electors in the November 4, 2014 general election. Hence, unlike the North Collier Fire Districts’ merger, this methodology goes through the State legislative approval processes first, then, back to the local voters for approval. If the voters within the respective unincorporated Collier County jurisdictions did not approve the merger ballot question, the newly created enabling legislation would become invalid.

Page 2 of 3

Consideration: Provide staff with direction in the form of a vote to merge or not with any of the remaining two (2) Independent Special Fire Control Districts by 2022 with an implementation date in 2023.

Attachments: Attachment 1: PowerPoint Presented at December 20, 2018 ESTF Meeting

Page 3 of 3

EMERGENCY SERVICES TASK

FORCE PRESENTATION

GREATER NAPLES FIRE RESCUE DISTRICT

• Merger of East Naples Fire Rescue and Golden Gate Fire Rescue Districts 2014

• Merge of District One

• Merge of Isles of Capri Fire Rescue 2016

• Management Agreement Ochopee Fire Control District

• Contract for Fire and Emergency Services I -75 Station 63

• Plan Review Agreement Collier County

• Fire Marshal Collier County

• Everglades City Fire Marshal

• MOU with Greater Naples and North Collier for ISO Compliance

• Fleet Services Agreement City of Marco Island Fire Rescue


• Merge of North Naples and Big Corkscrew Fire Districts – Commenced January 1, 2015

• Several working Inter-local Agreements with Immokalee Fire Control and Rescue District

– Fleet

– Facilities

– Fire Prevention –AHJ

– Payroll/Benefits through January 2019

– MOU with Greater Naples and NCFR for ISO Compliance

– Newly Hired Chief Financial Officer – State of Florida Certified Public Accountant

– In the Process of hiring a Deputy Director of Human Resources

' ' ' ' ' ' \.,, ' ' " " " "

\ ..

' .

' \_ Fire District Consolidation

Metropolitan Collier Fire Control and Rescue District

Fire Operations

EMS

Labor

Governance Design

Logistics LegalFleet

Life Safety

Facilities

Public Education and Community Outreach

Finance

Training

Human Resources

Ballot and Referendum Items

Financial Modeling

Ballot Questions

Legal Review

Community Education

Once this is complete, we can begin to develop our Divisions into functional areas.

Elected Officials

PIO

Fire Chief and StaffCAD

I.T.

Administration

Accreditation

Programmer

Grants

Legislative Delegation

State Legislators

Plan Review

ISO

Special Operations

Brainstorming – GNFR and NCFR

Fu-eChief/ CEO

I I I I I

Modilll/ o,mmuni:y

IRehll:iDllS

I I I I I I I I I I I I I I I I I I I I I

EMS lntem lllll A:ll'ilir'5

I I I L__

Speaol Open ,ti'ans

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P lon!SIS

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Fire Chief/CEO

Chief of Staff

Administration

Finance

Logistics

Planning

Community Risk Reduction

Operations

Investigative

Legislative Affairs

Legal Counsel

Finance

Human Resources

Benefits

Risk Management

Health/Wellness

Accounting

Payroll

Payables/Receivables

Budget

Grants Management

Capital Planning

Records Management Liaison

Logistics

Fleet Purchasing

Asset Acquisition and

Disposal

Inventory Management

Facilities Information Technology

CAD

Network Security

Data Analyst

Planning

Accreditation /ISO

Emergency Management

CERT Program

Strategic Planning/Growth

Management

Investigative

Internal Affairs Fire and Life

Safety

Plan Review and Engineering

Special Event Planning

Water/Hydrant Maintenance

Public Education

Investigations

The following four slides emanated from a meeting with Fire Chief Cunningham, Fire Chief Schuldt, Deputy Chief Martin, and Director D’Angelo:

North Collier Fire Rescue Internal Strengths

Financial Stewardship Low Debt to Operating Ratio Chief Officer Succession Planning Divisional Leadership: Training Strong Planning Mindset Staged for Future Growth Strong Operational and Special Operations Staffing Overall Work Ethic Life-Safety Inspections every 3-years Updated Fleet Organizational Customer Service

North Collier Fire Rescue Internal Weaknesses

Human Resources Division and Leadership Legislative Marketing Operations Leadership Political Astuteness Organizational Mentoring Logistics Staffing Plan Review Staffing Internal Affairs Division Poor Performance Measures Fire Prevention Leadership (Battalion level and down)

Greater Naples Fire Rescue Internal Strengths

Branding and Imaging Marketing Human Resources Structure Legislative Acumen Legal Processes Command Staff Short-term mission based planning Maintenance Agreements Marine Program Health and Safety Efforts City of Marco Relationships Strong County Relationships Street-level customer service surveys County-wide Fire Marshal Organizational Structure within Administrative

Assistants Fire and Life Safety Leadership Mentorship Program

Greater Naples Fire Rescue Internal Weaknesses

Records Management Platform Antiquated H.R. and Finance Technology Platforms Asset and Management Inventory Information Technology and Cyber Security Platforms Operational Staffing Facilities – Existing Buildings Fleet Depth Planning Depth Equipment Standardization and Maintenance Training Division Depth Special Operations Depth Lack of a Training Facility Incident Reporting/Quality Assurance EMS Depth at Leadership level Annual Fire Inspection Program External Communications Mid-Level Manager/Supervisor ratios

Opportunities (Combined)

Internal Regional Scalability Revenue and Expenditure Standardization Resource and Service Standardization Regional Resource Utilization Labor/Contractual Standardization Enhanced Legislative Relationships Unified Governance Structure Greater Citizen Input/Participation

Threats (Combined)

External System Manipulation External Political Influences Varying Labor Agendas

Varying Political Agenda

PRIMARY ELECTION TIMELINE

March, 2019

(NCFCD) Each Governing Board votes to initiate the voluntary merger process in accordance

(GNFCD) with section 189.074, Florida Statutes (This was the process North Naples and Big

Corkscrew followed…)

(IFCD)

March-April 2019 Districts develop a proposed joint merger plan

May, 2018

(GNFCD) Each Governing Board, by joint resolution, endorse a proposed joint merger plan to

(NCFCD) commence proceedings to merge the districts (must be at least 60 business days prior

(IFCD) to referendum)

May, 2019 Post proposed joint merger plan and summary of such plan in at least three public

places within each district (no later than 5 business days following adoption of proposed

joint merger plan) – used IFCD date but that assumes it’s the later approving governing

board (following approval by GNFCD and NCFCD)

May, 2019 Post proposed joint merger plan, summary of such plan and where copies may be

examined (public places) on each district’s website (no later than 5 business days

following adoption of proposed joint merger plan) (following approval by IFCD)

May, 2019 Arrange for the publication of a descriptive summary of the proposed joint merger plan

and where copies may be examined within the districts in a newspaper of general

circulation at least once each week for 4 successive weeks (no later than 5 business days

following adoption of proposed joint merger plan) (following approval by IFCD)

May, 2019 Week 1 publication providing for a descriptive summary of the proposed joint merger

plan and where copies may be examined within the districts

May, 2019 Publication of Notice of Public Hearing(s) in newspaper at least 7 business days prior to

hearing. The notice must provide time and place of meeting, summary of proposed

joint merger plan and where within each district a copy of the plan may be examined.

(separate notice)

May, 2019 Week 2 publication (same requirements as above for publication of proposed joint

merger plan)

June, 2019 Public hearing (at least one must be held and it must be on a weekday). Each district

must set the time and place of meeting and provide notice but the hearing(s) may be

held jointly or separately by the governing body of each district. If separate,

recommend that it’s on same night. Public comments must be heard. (at least 7 days

after the date of first newspaper notice of proposed joint merger plan and the notice of

the hearing)

Method used by Greater Naples for Golden Gate and East Naples (Local Bill):

189.075 Involuntary merger of independent special districts.—(1) INDEPENDENT SPECIAL DISTRICTS CREATED BY SPECIAL ACT.—In order for the Legislature to merge an active independent special district or districts created and operating pursuant to a special act, the special act merging the active independent special district or districts must be approved at separate referenda of the impacted local governments by a majority of the resident electors or, for districts in which a majority of governing body members are elected by landowners, a majority of the landowners voting in the same manner by which each independent special district’s governing body is elected. The special act merging the districts must include a plan of merger that addresses transition issues such as the effective date of the merger, governance, administration, powers, pensions, and assumption of all assets and liabilities. If a local general-purpose government passes an ordinance or resolution in support of the merger of an active independent special district, the local general-purpose government.

QUESTIONS

T H A N K YO U



AGENDA ITEM 9E


Prepared By: Fire Chief James Cunningham


Subject: Request for Board Discussion Regarding the Consolidated Independent Fire Control Districts’ Fire Assessment Report

Objective: Request for Board Discussion Regarding the Consolidated Independent Fire Control Districts’ Fire Assessment Report

Background Information: In September 2017, the North Collier Fire Control and Rescue District, Immokalee Fire District, and Greater Naples Fire District, engaged Government Services Group (GSG) to provide individual proposals for assisting with the development of special assessment programs to fund fire rescue services within the respective Districts. The individual special assessment reports were completed and provided to said Districts in early 2018.

Moreover, at the request of said Districts, GSG was tasked with providing a consolidated proposal wherein all Districts would each receive an individual study with a consolidated funding option analysis.

Attached for Board review is the GSG consolidated funding option report for North Collier, Greater Naples, and Immokalee Consolidated Fire Rescue Districts.

Consideration: No motion is required for this agenda item as this is for review and discussion purposes only.

Attachments: Attachment 1: Consolidated Collier Fire Assessment Report Prepared by Government Services Group, Inc. (September 2018)

Page 1 of 1

ATTACHMENT 1

North Collier, Greater Naples and Immokalee

Consolidated Fire Rescue District Fire Assessment Report

DECEMBER 2018

Presented by:

Government Services Group, Inc.

1500 Mahan Drive, Suite 250

Tallahassee, Florida 32308

(850) 681-3717

(850) 224-7206 - Fax

Table of Contents

INTRODUCTION................................................................................................................................................... 1

SERVICE DELIVERY DESCRIPTION .................................................................................................................... 2

ASSESSABLE COST CALCULATIONS.................................................................................................................. 5

DETERMINATION OF FIRE SERVICES DEMAND................................................................................................ 8

COMPUTATION OF FIRE ASSESSMENTS.........................................................................................................11

OUTSTANDING ISSUES ....................................................................................................................................17

Government Services Group, Inc. | i

List of Tables

Table 1—Fire Station Locations......................................................................................................................... 2

Table 2—Fire Services Fire Flow (GPM) ............................................................................................................ 3

Table 3—Consolidated Average Annual Assessable Budget ........................................................................... 7

Table 4—Fire Calls by Property Use Category (Calendar Year 2016).............................................................. 9

Table 5—Consolidated Average Annual Cost Apportionment (100% Funding) ............................................11

Table 6—Parcel Apportionment within Property Use Categories...................................................................12

Table 7—Parcel Apportionment Residential Property Use Category .............................................................12

Table 8—Parcel Apportionment Non-Residential Property Use Categories ..................................................13

Table 9—Parcel Apportionment Vacant Land Property Use Category...........................................................14

Table 10—Consolidated Average Annual Assessment Rates (100% Funding) ............................................15

Table 11—Consolidated Average Annual Estimated Exemptions (100% Funding)......................................16

Appendices

Appendix A — Situation Found Codes and Descriptions

Appendix B — Fixed Property Use Codes and Descriptions

Appendix C — Collier County Property Appraiser Building Use Codes and Descriptions

Appendix D — Collier County Property Appraiser Property Use Codes and Descriptions

Government Services Group, Inc. | ii

Introduction

The North Collier Fire Rescue District, Greater Naples Fire Rescue District and Immokalee Fire Control

District (The District) retained Government Services Group, Inc. (GSG) to develop annual recurring

special assessment programs that are capable of funding all of the assessable costs associated with

providing fire services within each of the District’s current geographical boundaries as well as assuming

they were consolidated into one District. This Assessment Report provides the information for

consolidation of the Districts based on the results of each of the District’s individual study results. Commencing with Fiscal Year 2019-20, the fire assessment could be collected annually by the property

tax bill collection process provided in section 197.3632, Florida Statutes (Uniform Method) subject to

referendum approval. Because the fire assessment will be collected using the Uniform Method, the data

available on the ad valorem tax roll was used to develop the Fiscal Year 2019-20 assessment program,

as well as the subsequent years’ programs.

Accordingly, the challenge for the Districts is to develop a non-ad valorem assessment program which

uses property information that is or will be on the ad valorem tax roll. To this end, GSG has been charged

to fully cost the services to be provided by the District, develop a fair and reasonable apportionment

methodology for such assessable costs, and determine assessment rates and parcel classifications that

are accurate, fair and reasonable.

The fire non-ad valorem assessments must meet the Florida case law requirements for a valid special

assessment. These requirements are:

• The service provided must confer a special benefit to the property being assessed; and

• The costs assessed must be fairly and reasonably apportioned among the properties that receive

the special benefit.

Government Services Group, Inc. | 1

Service Delivery Description

SERVICE DESCRIPTION

Fire services would be provided by the District throughout via the operation of 28 fire stations located

throughout the fire services area. Table 1 provides a list of the Fire Stations with the Station Number and

Address:

Table 1

Fire Station Locations

Current District Station Number Address

Greater Naples Station 20 4798 Davis Blvd

Naples, FL 34104

Greater Naples Station 21 11121 Tamiami Trail E

Naples, FL 34113

Greater Naples Station 22 4375 Bayshore Dr

Naples, FL 34112

Greater Naples Station 23 6055 Collier Blvd

Naples, FL 34114

Greater Naples Station 24 2795 Airport Pulling Rd N

Naples, FL 34105

Greater Naples Station 60 201 Buckner Ave N

Everglades City, FL 34139

Greater Naples Station 61 525 Newport Dr

Naples, FL 34114

Greater Naples Station 63 63 I-75

Ochopee, FL 34141

Greater Naples Station 70 4741 Golden Gate Pkwy

Naples, FL 34116

Greater Naples Station 71 100 13th St SW

Naples, FL 34117

Greater Naples Station 72 3820 Beck Blvd

Naples, FL 34114

Greater Naples Station 73 14565 Collier Blvd

Naples, FL 34119

Greater Naples Station 75 4590 Santa Barbara Blvd

Naples, FL 34104

Greater Naples Station 76 790 Logan Blvd N

Naples, FL 34119

Greater Naples Station 90 175 Capri Blvd

Naples, FL 34113

Immokalee Station 30 522 E New Market Rd

Immokalee, FL 34142

Government Services Group, Inc. 2

Current District Station Number Address

Immokalee Station 31 1107 Carson Rd

Immokalee, FL 34142

Immokalee Station 32 4819 Ave Maria Blvd

Immokalee, FL 34142

North Collier Station 10 13240 Immokalee Road

Naples, FL 34120


Naples, FL 34120

North Collier Station 40 1441 Pine Ridge Road

Naples, FL 34109


Naples, FL 34119

North Collier Station 43 16325 Vanderbilt Drive

Bonita Springs, FL 34134

North Collier Station 44 8070 Hammock Oak Drive

Naples, FL 34108

North Collier Station 45 1885 Veterans Park Drive

Naples, FL 34109

North Collier Station 46 3410 Pine Ridge Road

Naples, FL 34105

North Collier Station 47 2795 Airport-Pulling Road

Naples, FL 34105

North Collier Station 48 16280 Livingston Road

Naples, FL 34110

Table 2 lists the location and the fire flow/pumping capacity of the existing fire apparatus for each of the

current individual Districts as well as the combined total.

Table 2

Fire Services Fire Flow (GPM)

Current District Fire Flow (GPM)

Greater Naples 30,000

Immokalee 6,980

North Collier 26,258

Total GPM 63,238

The current pumping capacity is defined as the combined amount of water that all apparatus can pump

to a first alarm, non-residential fire. As outlined in Table 2, the pumping capacity of the District is 63,238

gallons per minute.

Accordingly, based on National Fire Protection Association firefighting standards for fire-flow, the District

has sufficient fire-flow capacity in the event of a structure fire involving unlimited square footage1.

1 Source: National Fire Protection Association, “NFPA 220 Standards on Types of Building Construction: Fire-Flow Guide.”


Assessable Costs Calculations

DEVELOPMENT OF FACTORS

FIRE RESCUE V. EMERGENCY MEDICAL SERVICES

In June 2000, litigation over the City of North Lauderdale fire rescue assessment program resulted in a

decision by the Fourth District Court of Appeals in the case of SMM Properties, Inc. v. City of North

Lauderdale, (the “North Lauderdale” case). The Fourth District Court of Appeals concluded that Emergency Medical Services (EMS) did not provide a special benefit to property. The Court, however,

reaffirmed that fire suppression, fire prevention, fire/building inspections and first response medical

services do provide a special benefit to property.

To address these concerns, GSG developed a methodology that removed the costs associated with

emergency medical services. This method of splitting the fire and EMS portions of a consolidated public

safety department’s budget was upheld by the Fourth District Court of Appeals in July 2010 in Desiderio

Corporation, et al. vs. The City of Boynton Beach, Florida, et al., 39 So.3d 487 (Fla. 4th DCA 2010).

The projected Fiscal Year 2017-18 through 2019-20 fire rescue line item assessable cost calculations

were allocated between fire rescue and emergency medical services as a result of the Florida Supreme

Court’s opinion in City of North Lauderdale v. SMM Properties that emergency medical services (above

the level of first response) do not provide a special benefit to property. Accordingly, the District’s fire

rescue costs were split from emergency medical service costs based on the following general guidelines.

DIRECT ALLOCATIONS

To the extent that certain line items could be allocated directly between fire and EMS, direct allocations

were made. For example, the line item expenditures for “Medical Equipment” were allocated entirely to

EMS and the line item expenditures for “Protective Gear” were allocated entirely to fire.

ADMINISTRATIVE FACTOR

Certain line items were allocated between fire and EMS based on an Administrative Factor. The

Administrative Factor was derived by creating a ratio between non-EMS or fire personnel and total

combat personnel across all shifts within a 24-hour period for each District. Based on the staffing

requirements of the Districts for total combat personnel per shift, an administrative factor for non-EMS

was developed.

The administrative factor was then applied to all applicable line items to allocate the costs that could not

be directly allocated as fire costs or EMS costs, and that could not be operationally allocated. For

example, the personnel expenditures for salaries and benefits were allocated based on the

Administrative Factor. Similarly, the Administrative Factor was applied to the line item expenditures for

“Communications,” “Telephone,” and “Utilities” to determine the fire service costs of these line items.


OPERATIONAL FACTOR

Other assessable cost line items may also be allocated between fire and EMS based on an Operational

Factor. The Operational Factor is derived by creating a ratio between non-EMS (i.e. fire) calls and EMS

calls, and this ratio, which is based on the Fire Department’s operations, was applied to certain budget line items such as “Vehicle Maintenance” and “Vehicle Fuel/Oil.”

To develop the Operational Factor for the District, GSG obtained fire rescue incident data identifying the

number of fire rescue calls made to property categories within the District over a one-year period

(Calendar Year 2016). The District fire rescue incident data was used to determine the demand for fire

rescue services.

The State Fire Marshal’s office uses the Florida Fire Incident Reporting System (FFIRS). This system is a tool for fire departments to report and maintain computerized records of fire rescue incidents and other

department activities in a uniform manner. Under this system, a series of basic phrases with code

numbers are used to describe fire rescue incidents. Appendix A provides a codes list for the “type of situation found” as recorded on the fire rescue incident reports used to identify EMS and non-EMS calls.

The ratio between non-EMS (i.e. fire) calls and EMS calls is then applied to all applicable line items to

allocate the costs that could not be directly allocated as fire costs or EMS costs, and that could not be

administratively allocated. For the one-year of calls used in the analysis, the District reported 39,323

total fire rescue incident calls to FFIRS, of which 14,498 were non-EMS (i.e. fire) calls and 24,825 were

EMS calls. This information results in a 36.87 percent non-EMS Operational Factor.

ASSESSABLE COST CALCULATIONS

The consolidated average annual assessable cost calculations are based on each District’s assessable costs associated with providing fire protection services within their current geographic boundaries based

on the following assumptions.

• The provided Fiscal Year 2017-18 adopted budget and three-year capital improvement costs were

utilized as the basis for the analysis.

• The appropriate factors were applied to each line item to determine the assessable expenditures.

• Unless more accurate information was available, for each fiscal year a 3 percent annual increase

was applied to all personnel expenditure line items, a 2 percent annual increase was applied to all

operating expenditure line items and revenue line items remained constant with no annual increase

• Revenues are shown as a reduction of the total projected expenditures for each fiscal year, thereby

reducing the total assessable costs for that year.

• The reimbursement to the District for the cost of conducting the assessment study and annual

maintenance of the assessment program is included under “Additional Costs”. These costs are

reimbursable through the assessment program.

• The reimbursement to the District for the cost of producing and mailing the statutorily required first

class notices to all affected property owners is included under “Additional Costs”. These costs are

reimbursable through the assessment program.

• The necessary statutory discount is budgeted at 5% of the total assessable costs and included

under the “Additional Costs”.

• Pursuant to section 197.3632, Florida Statutes, the tax collector may enter into an agreement with

the local government for reimbursement of necessary administrative costs incurred from the

Government Services Group, Inc. | 5

collection of the non-ad valorem assessment. Accordingly, if any such fee(s) is charged, the fee may

be recouped as an add-on to the total assessable costs for the year.

• Reimbursement for the collection costs associated with the non-ad valorem assessment incurred by

the Tax Collector is included under “Additional Costs”. Pursuant to section 197.3632, Florida

Statues, a municipal or county government shall only compensate the tax collector for the actual

costs of collecting the non-ad valorem assessment. Accordingly, the Tax Collector’s collection costs

are estimated at 2% of the total assessable costs. The applied collection charge is estimated to be

adequate to cover the Tax Collector’s actual collection costs.

• Reimbursement associated with the non-ad valorem assessments incurred by the Property

Appraiser is included under “Additional Costs”. Accordingly, the Property Appraiser’s costs are estimated at 2% of the total assessable costs. The applied charge is estimated to be adequate to

cover the Property Appraiser’s actual costs.

Table 3 shows the consolidated average annual assessable budget used for rate calculation purposes in

this document.

Table 3

Consolidated Average Annual Assessable Budget

North Collier

Average Annual

Assessable

Budget

Greater Naples

Average Annual

Assessable

Budget

Immokalee

Average Annual

Assessable

Budget

Consolidated Average

Annual Assessable

Budget

Personnel $20,697,240 $18,909,587 $2,691,605 $42,298,432

Operating $2,628,081 $2,005,545 $353,759 $4,987,385

Fire Inspection Fee Fund $2,022,791 $0 $0 $2,022,791

Capital $1,582,382 $2,758,736 $253,400 $4,594,518

Debt Service $478,193 $353,464 $0 $831,657

Service Enhancements $0 $1,178,212 $1,845,319 $3,023,314

Total Expenditures $27,408,687 $25,205,544 $5,144,083 $57,758,314

Total Revenues $3,339,709 $1,904,580 $77,599 $5,321,888

Total Net Expenditures $24,068,978 $23,300,964 $5,066,484 $52,436,426

Additional Costs $2,573,923 $2,561,722 $555,795 $5,691,440

Total Assessable Budget $26,642,901 $25,862,686 $5,622,279 $58,127,866


Determination of Fire Services Demand

INCIDENT DATA

GSG obtained information from the District in an electronic format, identifying the number and type of

fire rescue incident responses made within the District for a sample period (Calendar Year 2016). GSG

analyzed the incident data as described below.

During the sample period, the District used the Florida Fire Incident Reporting System (FFIRS) to record

the fire rescue incidents within the District. The FFIRS is a tool for fire departments to report and

maintain computerized records of fire rescue incidents and other department activities in a uniform

manner.

Under this system, a series of basic phrases with code numbers are used to describe fire incidents. A

data field in the FFIRS, “type of situation found,” identifies the incident as an EMS or non-EMS type of

call for each incident. Appendix A provides a codes list for the “type of situation found” as recorded on the fire rescue incident reports used to identify EMS and non-EMS calls.

Another data field in the FFIRS, “fixed property use,” identifies the type of property that fire departments respond to for each fire incident. The fixed property uses correlate to property uses determined by the

Collier County Property Appraiser on the ad valorem tax roll. Appendix B provides a codes list for the

“fixed property use” as recorded on the fire rescue incident reports.

GSG analyzed the sample period fire rescue incident data from the FFIRS files to evaluate trends and

determine if aberrations were present. GSG’s analysis identified 39,323 fire rescue incidents within the

District for the sample period.

Certain fire rescue incidents could not be assigned to a specific property use or parcel. These calls

represent non-specific type incidents, which are incidents that either could not be correlated to a specific

parcel or calls that involved auto accidents and other types of incidents along roads and highways.

GSG’s analysis identified 4,317 non-specific type incidents. Because of the inability to correlate the non-

specific type incidents to specific property categories, the call analysis does not include the 4,317 non-

specific incidents. The District’s budget is sized based upon its ability to provide service to improved property within its boundaries. Therefore, the level of services required to meet anticipated demand for

fire rescue services and the corresponding annual fire rescue budget required to fund fire rescue

services provided to non-specific property uses would be required notwithstanding the occurrence of any

incidents from such non-specific property uses.

Of the remaining 35,006 fire rescue incidents, there were 10,181 incidents classified as fire type

incidents and 24,825 incidents classified as EMS type incidents based on the type of situation found

indicated on the incident report.

Using the fixed property use codes, the 10,181 fire type incidents corresponding to specific properties

were assigned to the following property use categories: residential, commercial, industrial/warehouse,

institutional and vacant land.


Table 4 outlines the property use category assignment of fire type incidents based on the analysis

conducted.

Table 4

Fire Calls by Property Use Category (Calendar Year 2016)

Property Use Category Number

of Calls

Percentage

of Total

Residential 6,709 65.90%

Commercial 1,371 13.47%

Industrial/Warehouse 70 0.69%

Institutional 1,547 15.19%

Vacant Land 484 4.75%

Total 10,181 100.00%

ASSESSMENT ROLL DEVELOPMENT

GSG obtained information from the ad valorem tax rolls from the Collier County Property Appraiser’s (Property Appraiser) office to develop the assessment roll. Based on the millage code assigned by the

Property Appraiser, GSG determined the assessable area for the District.

Each property use within the assessable area on the ad valorem tax roll was assigned to one or more of

the property use categories based on their assignment of use by the Property Appraiser or verification of

use obtained through field research. The Property Appraiser assigns a building improvement code based

on a building’s assigned use on a parcel of property. GSG conducted an analysis regarding building improvement types based on the assignment of use by the Property Appraiser or verification obtained

through field research. A list of building improvement codes used by the Collier County Property

Appraiser is provided in Appendix C.

Further analysis was conducted of the parcels based on the Florida Department of Revenue (DOR) four-

digit property use codes reflected in the Rule 12D-8.008, Florida Administrative Code. A listing of DOR

codes and associated property description is provided as Appendix D.

For parcels assigned to the Residential Property Use Category, GSG utilized the total number of dwelling

units as determined from the building files on the ad valorem tax roll or using field research.

For parcels within the Non-Residential Property Use Categories, GSG utilized the amount of square

footage of the non-residential structures as determined from the building files on the ad valorem tax roll

or using field research.

For parcels within the vacant land category, GSG utilized the total number of parcels as determined from

the Property Appraiser’s land files or using field research. Submerged land and rights-of-way parcels

were removed where they could be identified.

VERIFICATION OF REAL PROPERTY ASSESSMENT ROLL DATA

Data utilized to assign property use categories and the number of billing units per category is based

upon information maintained on the real property assessment roll maintained by the Collier County

Property Appraiser for the levy of ad valorem taxes. A successful assessment program collected under

the Uniform Method must use the information maintained by the property appraiser on the ad valorem


tax roll. However, property appraisers are charged only with the responsibility of determining the value of

all property within each County and maintaining certain records contained therewith, specifically the

preparation of the ad valorem tax roll. The ad valorem tax roll is designed solely to provide the data

required by property appraisers to fulfill their charge of assessing the value of property. In contrast,

assessment programs focus on property use, size of improvements and other characteristics. Most of

the information used for the development of the assessment rates was provided in the ad valorem tax

roll. However, further verification of the data for some parcels of property may need to be conducted.


Computation of Fire Assessments

SPECIAL BENEFIT ASSUMPTIONS

The following assumptions support a finding that the fire services, facilities, and programs provided by

the District provide a special benefit to the assessed parcels within the fire services area.

• Fire services, facilities, and programs possess a logical relationship to the use and enjoyment of

property by: (i) protecting the value and integrity of improvements and structures through the

availability and provision of comprehensive fire services; (ii) protecting the life and safety of intended

occupants in the use and enjoyment of property; and (iii) lowering the cost of fire insurance by the

presence of a professional and comprehensive fire program.

• The availability and provision of comprehensive fire services enhance and strengthen the

relationship of such services to the use and enjoyment of the parcels of property, the market

perception of the area and, ultimately, the property and rental values within the assessable area.

APPORTIONMENT METHODOLOGY

The following describes the assessment apportionment methodology for fire services based on: (i) the

fire assessable cost calculations; (ii) the ad valorem tax roll maintained by the property appraiser; and

(iii) the fire incident data.

COST APPORTIONMENT

The consolidated average annual assessable costs calculation in the amount of $58,127,866 was

apportioned among property use categories based upon the historical demand for fire rescue services

reflected by the fire incident data. This apportionment is illustrated in Table 5.

Table 5

Consolidated Average Annual Cost Apportionment (100% Funding)

Category Number of Calls Percentage of

Total

Portion of Consolidated Average

Annual Assessable Costs

Residential 6,709 65.90% $38,304,671

Commercial 1,371 13.47% $7,827,650

Industrial/Warehouse 70 0.69% $399,661

Institutional 1,547 15.19% $8,832,512

Vacant Land 484 4.75% $2,763,372

Total 10,181 100.00% $58,127,866


PARCEL APPORTIONMENT

The share of the assessable costs apportioned to each property use category was further apportioned

among the individual buildings within each property use category on the basis shown in Table 6.

Table 6

Parcel Apportionment within Property Use Categories

Category Parcel Apportionment

Residential Per Dwelling Unit

Non-Residential

Commercial Per Square Foot

Industrial/Warehouse

Institutional

Vacant Land Per Parcel

Applying the foregoing parcel apportionment methodology, fire rescue assessment rates were computed

for each property use category. The specific methodology, underlying special benefit and fair

apportionment assumptions are included below and generally described.

RESIDENTIAL PARCEL APPORTIONMENT ASSUMPTIONS

The following assumptions support findings that the parcel apportionment applied in the Residential

Property Use Category is fair and reasonable. The Residential Property Use Category includes such

properties as single-family dwelling units, multi-family dwelling units, and mobile homes.

• The size or the value of the residential parcel does not determine the scope of the required fire

rescue services. The potential demand for fire rescue services is driven by the existence of a dwelling

unit and the anticipated average occupant population.

• Apportioning the assessed costs for fire rescue services attributable to the residential property use

category on a per dwelling unit basis is required to avoid cost inefficiency and unnecessary

administration and is a fair and reasonable method of parcel apportionment based upon historical

fire call data.

RESIDENTIAL PARCEL APPORTIONMENT CALCULATION

Based upon the historical demand for fire rescue services, the percentage of assessable costs

attributable to residential properties were calculated. The amount of the assessable costs allocable to

residential property was divided by the number of dwelling units in the Residential Property Use Category

to compute the fire assessment to be imposed against each dwelling unit. For each residential parcel,

the actual number of dwelling units located on the parcel will be multiplied by the residential dwelling

unit rate to compute the residential fire rescue assessment amount for the parcel.

Table 7 illustrates the assignment of dwelling units under this apportionment methodology to the

Residential Property Use Category.

Table 7

Parcel Apportionment Residential Property Use Category

Residential Property Use Category Number of Dwelling Units

Residential 169,282

Source: Collier County Property Appraiser (2018).


NON-RESIDENTIAL PARCEL APPORTIONMENT ASSUMPTIONS

The Non-Residential Property Use Category includes commercial, industrial/warehouse, and institutional

property uses.

The capacity to handle fires and other emergencies in the Non-Residential Property Use Category is

governed by the following:

• The current pumping capacity is defined as the combined amount of water that all apparatus in the

Fire Rescue Department can pump to a first alarm non-residential fire. The pumping capacity of the

Fire Rescue District is 63,238 gallons per minute. Accordingly, based on National Fire Protection

Association firefighting standards for fire-flow, the Fire Rescue Department currently has sufficient

fire-flow capacity to provide service coverage in the event of a structure fire involving unlimited

square footage.1

The following assumption supports findings that the parcel apportionment applied in the Non-Residential

Property Use Category is fair and reasonable.

• The separation of the non-residential buildings by actual square footage is fair and reasonable for

parcel apportionment because the demand for fire rescue services is determined and measured by

the actual square footage of structures and improvements within benefited parcels.

• In accordance with section 125.0168, Florida Statutes, which mandates that the District treat

recreational vehicle park property as commercial property for non-ad valorem special assessments

levied by the District, like the fire rescue assessment, it is fair and reasonable to treat each space

within recreational vehicle park property as a building of commercial property and assign the square

footage of 191 square feet, the average size of a recreational vehicle, according to the Florida

Association of RV Parks and Campgrounds. Each mobile home space within an RV Park was

assigned the actual square footage of the mobile home when known or a maximum of 720 square

feet, the average size of a single-wide mobile home 12’ x 60’.

NON-RESIDENTIAL PARCEL APPORTIONMENT CALCULATION

Based upon the historical demand for fire rescue services, property in the Non-Residential Property Use

Classification will be responsible for funding a percentage of assessable costs. The amount of the

assessable costs allocable to each non-residential parcel will be based upon the aggregate of all non-

residential building square footage situated on the parcel.

The non-residential assessment rate was determined by multiplying the percent of total fire calls

attributable to non-residential property by the total assessable costs. This calculated amount of

assessable costs was then divided by the number of non-residential square feet to obtain an

assessment per square foot.

Table 8 illustrates the assignment of square footage for parcels under this apportionment methodology

in the Non-Residential Property Use Category.

Table 8

Parcel Apportionment Non-Residential Property Use Categories

Non-Residential Number of

Property Use Categories Square Feet

Commercial 27,802,391

Industrial/Warehouse 14,887,517

Institutional 21,735,073

Source: Collier County Property Appraiser, (2018).

1 Source: National Fire Protection Association, “NFPA 220 Standards on Types of Building Construction: Fire-Flow Guide.”


MIXED USE PROPERTY CALCULATION AND CLASSIFICATION

For residential parcels that contain non-residential buildings, the non-residential improvements located

on the parcel were treated according to their non-residential property use category and size to compute

the parcel's non-residential fire services assessment. This assessment was then added to the parcel's

residential fire services assessment.

For non-residential parcels that contain a residence, the actual number of dwelling units located on the

parcel was multiplied by the residential charge to compute the parcel's residential fire services

assessment. This assessment was then added to the parcel's non-residential fire services assessment.

LAND PARCEL APPORTIONMENT ASSUMPTIONS

The following assumptions support findings that the parcel apportionment applied in the Land Property

Use Category is fair and reasonable.

• Fires on vacant land and agricultural parcels place a recognized and measurable demand on the fire

rescue services of the District. Accordingly, it is fair and reasonable to apportion the assessable

costs for fire rescue services attributable to the Land Property Use Category based on such

property’s demand percentage.

• Apportioning the assessed costs for fire protection services attributable to the Land Property Use

Category on a per parcel basis is a fair and reasonable method for parcel apportionment.

Accordingly, it is fair and reasonable to assess on a per parcel basis for Tax Parcels within the Vacant

Land Property Use Category.

LAND PARCEL APPORTIONMENT CALCULATION

Based upon the historical demand for fire rescue services, the percentage of assessable costs

attributable to vacant and agricultural land was calculated. For parcels within the Vacant Land Property

Use Category, the number of parcels was obtained from the Property Appraiser’s land files.

The total costs attributable to vacant land are then divided by the sum of the number of parcels in the

Vacant Land Property Use Category. This per parcel amount is then applied to each parcel to compute

the assessment amount for the parcel.

Table 9 illustrates the assignment of parcels under this apportionment methodology for the Vacant Land

Property Use category.

Table 9

Parcel Apportionment Vacant Land Property Use Category

Vacant Land Property Use Category Number of Parcels

Vacant Land 63,021

Source: Collier County Property Appraiser (2018).

COMPUTATION OF FIRE ASSESSMENT RATES

Applying the parcel apportionment methodology, fire assessment rates were computed for each

specified property use category based on the assessable costs of providing fire services, the number of

fire calls apportioned to specific property categories and the number of billing units within the specified

property categories.

Table 10 illustrates the assessment rates after application of the assessment methodology based on

100 percent funding of the consolidated average annual assessable costs.


Table 10

Consolidated Average Annual Assessment Rates (100% Funding)

Residential Property Use Category

Residential

Rate Per Dwelling Unit

$227.00

Non-Residential Property Use Categories

Commercial

Industrial/Warehouse

Institutional

Per Square Foot Rates

$0.29

$0.03

$0.41

Vacant Land Property Use Category

Vacant Land

Rate Per Parcel

$44.00

Estimated Gross Revenue: $58,127,866; Estimated Exempt Buy-down: $7,629,673; Estimated Net Revenue: $50,498,193.

EXEMPTIONS AND IMPACT OF EXEMPTIONS

Whether the District decides to exempt government parcel and/or institutional tax-exempt parcels will be

a policy decision made by the District Board of Commissioners.

If the District makes a policy decision to exempt certain groups of property from the fire assessment, the

proportional assessed costs allocated to such exemptions must be funded from other legally available

revenue sources because the financial burden of such an exemption cannot be apportioned to non-

exempt parcels. With any exemption, care should be taken to craft and ensure a non-discriminatory

exemption class based upon valid public purpose concepts.

Since the fire assessment is being developed to meet the case law standards for a valid special

assessment, any proposed exemptions require special scrutiny. The crafting of an exemption must be

founded upon a legitimate public purpose, and not tramp on state or federal constitutional concepts of

equal protection and constitutional prohibitions against establishment of religion or the use of the public

treasury directly or indirectly to aid religious institutions. Furthermore, to ensure public acceptance, any

exemption must make common sense and be fundamentally fair. Finally, the impact of any proposed

exemption should be evaluated in terms of its magnitude and fiscal consequences on the District’s general funds.

Whenever crafting an exemption, it is important to understand that the fair apportionment element

required by Florida case law prohibits the shifting of the fiscal costs of any special assessment from

exempt landowners to other non-exempt landowners. In other words, the funding for an exemption from

a special assessment must come from a legally available external revenue source, such as the District’s general fund. Funding for fire assessment exemptions cannot come from the proceeds derived directly

from the imposition of special assessments for fire services and facilities. Because any exemption must

be funded by an external funding source, the grant of any exemption will not have any impact upon the

fire assessment to be imposed upon any other non-exempt parcels.

Whether or not the District decides to fund exemptions for fire assessments on property owned by non-

governmental entities would be based upon a determination that such exemptions constituted a valid

public purpose. The importance of special assessments on non-governmental, tax-exempt parcels has

been addressed by the Florida Supreme Court in Sarasota County v. Sarasota Church of Christ, 667

So.2d 180 (Fla. 1995). (In reciting the facts of the case on appeal, the Court stated that the party

challenging the assessment consisted of religious organizations or entities owning developed real

property in Sarasota County [the Churches] that are exempt from ad valorem taxes but not from special

assessments.) The funding of exemptions for non-governmentally owned institutional property wholly

exempt from ad valorem taxes could be based on a finding that such properties provide facilities and

uses to their ownership, occupants or membership, as well as the public in general, that otherwise might

be required to be provided by the District. Such a finding would be the basis for a determination that


such properties served a legitimate public purpose or provided a public benefit that merited the District’s funding of an exemption from the fire assessment.

In identifying an appropriate exemption scheme, the District should be cautious not to confuse the

ownership of a parcel with the parcel’s use. For example, a determination to exempt properties used for

institutional purposes would have to be extended to similar institutional property owned by entities

created for profit, as well as institutional property owned by non-profit or governmental entities. However,

if the District wanted to make the policy decision to narrow the exemption to only institutional property

owned by not-for-profit entities, it might consider adding a second test to the exemption which afforded

exemptions to institutional properties which were wholly exempt from ad valorem taxes. Adding the tax-

exempt criteria further narrows the exemption on a well-tested tax-exempt premise.

Whether the District decides to charge governmental entities or fund exemptions on government–owned

property requires somewhat different considerations. First, a forced sale of government property is not

available as an enforcement mechanism. The charge to government–owned parcels would be more akin

to a service fee for each government parcel’s proportionate benefit from the availability and provision of

fire services by the District. The billing would be direct, received by government buildings and facilities.

Enforcement would be by judicial proceedings to require payment. As to each level of government,

differing concepts of immunity and other statutory provisions or case law decisions may prevent

collection or frustrate special assessment imposition.

State and federal laws contain a patchwork of provisions exempting certain governmental property

owners from the payment of special assessments. For example, section 423.02, Florida Statutes,

exempts certain housing projects from the payment of special assessments. This general law does

provide that a housing authority may agree with a local government to make payments in lieu of taxes,

but experience is that such an agreement, if in existence at all, under-funds the impact of such

properties on a District’s fire assessable cost calculations.

Accordingly, if the District chooses to exempt government-owned property from the fire assessment and

fund such costs through Interlocal agreements with the affected government or from the District’s general fund, it is important that the District take steps to set up a reasonable contingency within its

general budget to fund the cost incurred in providing fire services to these government–owned

properties.

Table 11 summarizes the estimated impact of exempting institutional, wholly tax-exempt and

governmental, wholly tax-exempt property based on 100% funding of the consolidated average annual

assessable budget.

Table 11

Consolidated Average Annual Estimated Exemptions (100% Funding)

Financial Classification

Estimated Assessable Costs $58,127,866

Estimated Buy-down for Government Tax-Exempt ($5,627,028)

Estimated Buy-down for Institutional Tax-Exempt ($2,002,645)

Estimated Revenue Generated $50,498,193


Outstanding Issues

EXEMPTION OF INSTITUTIONAL, TAX-EXEMPT PARCELS (NON-GOVERNMENTAL)

The aggregate cost for the fire services that are available to institutional, wholly tax-exempt properties

was estimated as part of the Institutional Property Use Category based on existing Institutional Tax-

Exempt property data available from the Property Appraiser. The fair apportionment concepts in the

methodology provided within this Assessment Report require an identification of the calls for service to

these properties and, therefore, their respective costs. If a policy decision is made to exempt

institutional, tax-exempt property, the proportional assessed costs allocated to such exemptions must be

funded from other legally available sources because the financial burden of such exemption cannot be

apportioned to non-exempt parcels. With any exemption, care should be taken to craft and ensure a non-

discriminatory exemption class based upon valid public purpose concepts.

EXEMPTION OF GOVERNMENTAL PARCELS

In addition to the institutional, wholly tax-exempt properties, the aggregate cost for fire services provided

to schools and governmental properties (municipalities, county, state, federal and any sovereign state or

nation) was also estimated as part of the Institutional Property Use Category based on the existing

government property data available from the Property Appraiser. The fair apportionment concepts in the

methodology provided within this Assessment Report require an identification of the calls for service to

these properties and, therefore, their respective costs. If a policy decision is made to exempt

governmental property, the proportional assessed costs allocated to such exemptions must be funded

from other legally available sources because the financial burden of such exemption cannot be

apportioned to non-exempt parcels.

NON-SPECIFIC CALLS

In the fire call analysis, certain fire related calls were classified as non-property specific, because of the

location of occurrence in the incident report. These calls represent non-specific incidents that either

could not be correlated to a specific parcel or involved auto accidents or other types of incidents along

roads and highways. These calls are excluded from the analysis that determines the percentage of calls

for service to respective property types and therefore, are not considered in the determination of the

extent of budget required to fund the department. Because the budget is established based on the

ability of the department to adequately protect structures, no adjustment has been made to the budget

due to non-property specific calls. Further, even if such calls did affect the cost of the department’s operations, there are sufficient non-assessment revenues available to offset any impact upon the

budget.


Appendix A

SITUATION FOUND CODES AND DESCRIPTIONS

Situation Found Code Description EMS Type Call

100 Fire, Other No

111 Building Fire No

112 Fires in structures other than in a building No

113 Cooking fire, confined to a container No

118 Trash or rubbish fire, contained No

123 Fire in portable building, fixed location No

130 Mobile property (vehicle) fire, other No

131 Passenger vehicle fire No

132 Road freight or transport vehicle fire No

134 Water vehicle fire No

137 Camper or RV fire No

138 Off Road vehicle or heavy equipment fire No

140 Natural vegetation fire No

141 Forest, woods or wildland fire No

142 Brush, or brush and grass mixture fire No

143 Grass fire No

150 Outside rubbish fire, other No

151 Outside rubbish, trash or waste fire No

152 Garbage dump or sanitary landfill fire No

153 Construction or demolition landfill fire No

154 Dumpster or other outside trash receptacle fire No

160 Special outside fire, other No

161 Outside storage fire No

162 Outside equipment fire No

163 Outside gas or vapor combustion explosion No

200 Overpressure rupture, explosion, overheat, other No

210 Overpressure rupture from steam, other No

211 Overpressure rupture of steam pipe or pipeline No

240 Explosion (no fire), other No

251 Excessive heat, scorch burns with no ignition No

300 Rescue, EMS call, other Yes

311 Medical assist, assist EMS crew Yes

320 Allergic reaction Yes

321 EMS call, excluding vehicle accident with injury Yes

322 Vehicle accident with injuries Yes

323 Motor vehicle/pedestrian accident (MV Ped) Yes

324 Motor Vehicle Accident, No Injuries No

331 Lock-in (if lock out, use 511) No

340 Search, other No

341 Search for person on land No

350 Extrication, rescue, other No

351 Extrication of victim(s) from building/structure No

352 Extrication of victim(s) from vehicle No

353 Removal of victim(s) from stalled elevator No

355 Confined space rescue No

357 Extrication of victim(s) from machinery No

360 Water & ice related rescue, other No

361 Swimming/recreational water areas rescue No

Government Services Group, Inc. | A-1


364 Surf rescue No

365 Watercraft rescue No

370 Electrical rescue No

381 Rescue or EMS standby Yes

400 Hazardous condition, other No

410 Flammable gas or liquid condition, other No

411 Gasoline or other flammable liquid spill No

412 Gas leak No

413 Oil or other combustible liquid spill No

421 Chemical hazard ( no spill or leak ) No

422 Chemical spill or leak No

424 Carbon monoxide incident No

440 Electrical wiring/equipment problem, other No

441 Heat from short circuit (wiring), defective/worn No

442 Overheated motor No

443 Light ballast breakdown No

444 Power line down No

445 Arcing, shorted electrical equipment No

460 Accident, potential accident, other No

461 Building or structure weakened or collapsed No

463 Vehicle accident, general cleanup No

480 Attempted burning, illegal action, other No

500 Service call, other No

510 Person in distress, other No

511 Lock-out No

512 Ring or jewelry removal No

520 Water problem, other No

521 Water evacuation No

522 Water or steam leak No

531 Smoke or odor removal No

540 Animal problem, other No

541 Animal problem No

542 Animal rescue No

550 Public service assistance, other No

551 Assist police or other governmental agency No

552 Police matter No

553 Public service No

554 Assist invalid No

561 Unauthorized burning No

571 Cover assignment, standby, moveup No

600 Good intent call, other No

611 Dispatched & canceled en route No

621 Wrong location No

622 No incident found upon arrival No

631 Authorized controlled burning No

632 Prescribed fire No

641 Vicinity alarm (incident in other location) No

650 Steam, other gas mistaken for smoke, other No



651 Smoke scare, odor of smoke No

652 Steam, vapor, fog or dust thought to be smoke No

653 Barbecue, tar kettle No

661 EMS call, party transported by non-fire agency Yes

671 Hazmat release investigation w/no hazmat No

700 False alarm or false call, other No

710 Malicious, mischievous false call, other No

711 Municipal alarm system, malicious false alarm No

714 Central station, malicious false alarm No

715 Local alarm system, malicious false alarm No

721 Bomb scare - no bomb No

730 System malfunction No

731 Sprinkler activation due to malfunction No

732 Extinguishing system activation due to malfunction No

733 Smoke detector activation due to malfunction No

734 Heat detector activation due to malfunction No

735 Alarm system sounded due to malfunction No

736 CO detector activation due to malfunction No

740 Unintentional transmission of alarm, other No

741 Sprinkler activation, no fire - unintentional No

743 Smoke detector activation, no fire - unintentional No

744 Detector activation, no fire - unintentional No

745 Alarm system sounded, no fire - unintentional No

746 Carbon monoxide detector activation, no CO No

812 Flood assessment No

813 Wind storm, tornado/hurricane assessment No

814 Lightning strike (no fire) No

900 Special type of incident, other, Dumpster fire No

911 Citizen complaint No


Appendix B

FIXED PROPERTY USE CODES AND DESCRIPTIONS

Fixed Property Use Code Description Category Assigned

000 FIXED PROP USE UNDETERMINED NON-SPECIFIC

100 UNKNOWN OTHER NON-SPECIFIC

110 FIXED USE RECREATION, OTHER COMMERCIAL

111 BOWLING ESTABLISHMENT COMMERCIAL

112 BILLIARD CENTER COMMERCIAL

116 SWIMMING FACILITY COMMERCIAL

120 VARIABLE USE AMUSEMENT/RECREATION COMMERCIAL

121 BALLROOM,GYMNASIUM COMMERCIAL

122 EXHIBITION HALL COMMERCIAL

123 ARENA/STADIUM COMMERCIAL

124 PLAYGROUND COMMERCIAL

129 AMUSEMENT CENTER INDOOR/OUTDOOR COMMERCIAL

130 PLACES OF WORSHIP,CHURCH,FUNERAL PARLOR INSTITUTIONAL

131 CHURCH/CHAPEL INSTITUTIONAL

134 FUNERAL PARLOR/CHAPEL INSTITUTIONAL

140 CLUBS, OTHER COMMERCIAL

141 ATHLETIC CLUB/YMCA INSTITUTIONAL

142 CLUB HOUSE COMMERCIAL

143 YACHT CLUB COMMERCIAL

144 CASINO, GAMBLING CLUBS COMMERCIAL

150 PUBLIC, GOVT, OTHER INSTITUTIONAL

151 LIBRARY INSTITUTIONAL

152 MUSEUM, ART GALLERY INSTITUTIONAL

160 EATING/DRINKING PLACES COMMERCIAL

161 RESTAURANT COMMERCIAL

162 NIGHTCLUB COMMERCIAL

180 THEATER, STUDIO OTHER COMMERCIAL

181 PERFORMANCE THEATER COMMERCIAL

182 AUDITORIUM, CONCERT HALL COMMERCIAL

183 MOVIE THEATER COMMERCIAL

200 EDUCATIONAL PROPERTY OTHER INSTITUTIONAL

210 SCHOOLS NON-ADULT OTHER INSTITUTIONAL

213 ELEMENTARY SCHOOL INSTITUTIONAL

215 HIGH SCHOOL/JR HIGH/MIDDLE SCHOOL INSTITUTIONAL

241 COLLEGE/UNIVERSITY INSTITUTIONAL

254 DAY CARE-IN COMMERCIAL PROPERTY COMMERCIAL

300 HEALTHCARE/DETENTION OTHER INSTITUTIONAL

311 CARE OF THE AGED/NURSING STAFF INSTITUTIONAL

321 MENTAL RETARDATION/DEVELOPMENT DISABILITY FACILITY INSTITUTIONAL

322 ALCOHOL/SUBSTANCE ABUSE RECOVERY CENTER INSTITUTIONAL

331 HOSPITAL-MEDICAL/PSYCHIATRIC INSTITUTIONAL

332 HOSPICES INSTITUTIONAL

340 CLINICS, OTHER INSTITUTIONAL

341 CLINIC, CLINIC-TYPE INFIRMARY INSTITUTIONAL

342 DOCTOR/DENTIST/SURGEONS OFFICE COMMERCIAL

343 HEMODIALYSIS UNIT INSTITUTIONAL

361 JAIL/PRISON - NOT JUVENILE INSTITUTIONAL

365 POLICE STATION INSTITUTIONAL

Government Services Group, Inc. | B-1


400 RESIDENTIAL OTHER RESIDENTIAL

419 ONE- AND TWO-FAMILY DWELLING RESIDENTIAL

429 MULTI-FAMILY DWELLINGS RESIDENTIAL

439 ROOMING, BOARDING, RESIDENTIAL HOTELS COMMERCIAL

449 HOTELS, MOTELS, INNS, LODGES COMMERCIAL

459 RESIDENTIAL BOARD AND CARE INSTITUTIONAL

464 MILITARY BARRACKS/DORMITORY RESIDENTIAL

500 MERCANTILE PROPERTIES OTHER COMMERCIAL

511 CONVENIENCE STORE COMMERCIAL

519 FOOD, BEVERAGE SALES, GROCERY STORE COMMERCIAL

529 TEXTILE, WEARING APPAREL SALES COMMERCIAL

539 HOUSEHOLD GOODS SALES, REPAIRS COMMERCIAL

549 SPECIALTY SHOPS COMMERCIAL

557 BARBER, BEAUTY SHOP, PERSONAL SERVICES COMMERCIAL

559 RECREATIONAL, HOBBY,HOME SALES, PET STORE COMMERCIAL

564 SELF-SERVICE LAUNDRY/DRY CLEANING COMMERCIAL

569 PROFESSIONAL SUPPLIES COMMERCIAL

571 SERVICE STATION COMMERCIAL

579 MOTOR VEHICLE, BOAT SALES/SERVICE/REPAIRS COMMERCIAL

580 GENERAL ITEM STORES, OTHER COMMERCIAL

581 DEPARTMENT STORE COMMERCIAL

592 BANK W/FIRST STORY BANKING FACILITY COMMERCIAL

593 MEDICAL, RESEARCH, SCIENTIFIC OFFICE COMMERCIAL

596 POST OFFICE OR MAILING FORMS INSTITUTIONAL

599 BUSINESS OFFICES COMMERCIAL

600 BASIC INDUSTRY, UTILITY, DEFENSE OTHER INDUSTRIAL/WAREHOUSE

631 NATIONAL DEFENSE SITE/MILITARY SITE INSTITUTIONAL

640 UTILITY, ENERGY DISTRIBUTION CNTR OTHER INDUSTRIAL/WAREHOUSE

644 GAS DISTRIBUTION SYSTEM, PIPELINE INDUSTRIAL/WAREHOUSE

647 WATER UTILITY INDUSTRIAL/WAREHOUSE

648 SANITARY SERVICE INDUSTRIAL/WAREHOUSE

655 CROPS, ORCHARDS VACANT LAND

659 LIVESTOCK PRODUCTION VACANT LAND

669 FOREST, TIMBERLAND VACANT LAND

679 MINING, QUARRYING/NATURAL RAW MATERIALS INDUSTRIAL/WAREHOUSE

700 MANUFACTURING PROPERTY, PROCESSING INDUSTRIAL/WAREHOUSE

800 STORAGE PROPERTY OTHER INDUSTRIAL/WAREHOUSE

807 OUTSIDE MATERIAL STORAGE AREA NON-SPECIFIC

808 SHED NON-SPECIFIC

880 VEHICLE STORAGE; OTHER INDUSTRIAL/WAREHOUSE

881 RESIDENTIAL PARKING STORAGE INDUSTRIAL/WAREHOUSE

882 GENERAL VEHICLE PARKING GARAGE INDUSTRIAL/WAREHOUSE

888 FIRE STATIONS INSTITUTIONAL

891 GENERAL WAREHOUSE INDUSTRIAL/WAREHOUSE

898 WHARF, PIER INDUSTRIAL/WAREHOUSE

899 RESIDENTIAL OR SELF STORAGE UNITS INDUSTRIAL/WAREHOUSE

900 OUTSIDE, SPECIAL PROPERTIES; OTHER NON-SPECIFIC

921 BRIDGE, TRESTLE NON-SPECIFIC



926 OUTBUILDING, EXCLUDING GARAGE NON-SPECIFIC

931 OPEN LAND, FIELD VACANT LAND

936 VACANT LOT VACANT LAND

937 BEACH NON-SPECIFIC

938 GRADED AND CARED FOR PLOTS OF LAND VACANT LAND

940 WATER AREAS, OTHER NON-SPECIFIC

941 IN OPEN SEA, TIDAL WATERS NON-SPECIFIC

946 LAKE/RIVER/STREAM NON-SPECIFIC

960 STREET, OTHER NON-SPECIFIC

961 DIVIDED HIGHWAY, HIGHWAY NON-SPECIFIC

962 PAVED PUBLIC STREET, RESIDENTIAL NON-SPECIFIC

963 PAVED PRIVATE STREET, COMMERCIAL NON-SPECIFIC

965 UNCOVERED PARKING AREA NON-SPECIFIC

981 CONSTRUCTION SITE NON-SPECIFIC

983 PIPELINE, POWER LINE RIGHT OF WAY NON-SPECIFIC

984 INDUSTRIAL PLANT YARD INDUSTRIAL/WAREHOUSE

NNN NONE NON-SPECIFIC

UUU UNDETERMINED NON-SPECIFIC


Appendix C

COLLIER COUNTY PROPERTY APPRAISER’S BUILDING USE CODES AND DESCRIPTIONS

Government Services Group, Inc. | C-1

Building Use Code Category

10A4- - MULTI-FAMILY BUILDING 10 UNITS Residential

10A4+ - MULTI-FAMILY BUILDING 10 UNITS Residential


10A5+ - MULTI FAMILY BUILDING 10 UNITS Residential

10Z3+ - MULTI-FAMILY BUILDING 10 UNITS Residential


11Z2 - MULTI-FAMILY BUILDING 11 UNITS Residential







12Z5- - MULTI-FAMILY BUILDING 12 UNITS Residential



























2A1 - DUPLEX 2 UNITS Residential

2A1+ - DUPLEX 2 UNITS Residential


2A2- - DUPLEX 2 UNITS Residential













2Z1- - DUPLEX 2 UNITS Residential

2Z3+ - DUPLEX 2 UNITS Residential

2Z4 - DUPLEX 2 UNITS Residential




3A2 - TRIPLEX 3 UNITS Residential

3A2- - TRIPLEX 3 UNITS Residential

3A2+ - TRIPLEX 3 UNITS Residential














4A1 - QUAD-PLEX 4 UNITS Residential



4A3+ - QUAD-PLEX 4 UNITS Residential


4A4- - QUAD-PLEX 4 UNITS Residential



4A5- - QUAD-PLEX 4 UNITS Residential


4Z3+ - QUAD-PLEX 4 UNITS Residential

4Z4 - QUAD-PLEX 4 UNITS Residential

4Z5 - QUAD-PLEX 4 UNITS Residential










6A0 - MULTI-FAMILY BUILDING 6 UNITS Residential































9A2 - MULTI-FAMILY BUILDING 9 UNITS Residential




A-1-F - FACTORY BUILDING Non-Residential

A-1-O - OFFICE BUILDING Non-Residential

A-1-S - STORE Non-Residential

A-1-SS - SERVICE STATION Non-Residential



A-1-SX - SHOPPING CENTER Non-Residential

A-1-WH - WAREHOUSE Non-Residential

A-2-AS - APARTMENT OVER STORE Residential

A2-LSX - A2-LSX Non-Residential


A-2-OS - OFFICE OVER STORE Non-Residential

A-2-WH - WAREHOUSE Non-Residential


ABCAB - CABANA No Charge

ABH - BOAT HOUSE No Charge

AC-1-F - FACTORY BUILDING Non-Residential

AG - GARAGE Non-Residential

ALCAB - CABANA No Charge

ALCABW - CABANA No Charge

ALCP - ALUM. PORCH No Charge

ALOP - ALUM. PORCH No Charge

ALPC - CAR PORT No Charge

ALSE - SCREEN ENCLOSURE No Charge

ALSP - SCREEN PORCH No Charge

ALUM D - ALUM D No Charge

APC - CAR PORT No Charge

ASCSH - SHADE HOUSE No Charge

A-SF-M - METAL BUILDING - STEEL FRAME Non-Residential

ASPH P - PAVING - ASPHALT No Charge

AVQSH - SHADE HOUSE No Charge

AWCAB - CABANA No Charge

AWD - DOCK No Charge

B DECK - DECKING - BRICK No Charge

BLEACH - BLEACHERS No Charge

BRW - WALL No Charge

C-1-F - FACTORY BUILDING Non-Residential

C-1-O - OFFICE BUILDING Non-Residential

C-1-S - STORE Non-Residential

C-1-SS - SERVICE STATION Non-Residential

C-1-WH - WAREHOUSE Non-Residential

C-2-AS - APARTMENT OVER STORE Residential

C-2-O - OFFICE BUILDING Non-Residential

C-2-OS - OFFICE OVER STORE Non-Residential

CANOPY - CANOPY No Charge

CBCAB - CABANA No Charge

CBSE - SCREEN ENCLOSURE No Charge

CBSW - SEAWALL No Charge

CBW - WALL No Charge

CCP - PORCH No Charge

CD - DOCK No Charge



CG - GARAGE Non-Residential

CHICKE - CHICKEE No Charge

CHSCSH - SHADE HOUSE No Charge

CHVQSH - SHADE HOUSE No Charge

CLF - CHAIN LINK FENCE No Charge

CLF10 - CHAIN LINK FENCE No Charge










CONC - DECKING - CONCRETE No Charge

CONC P - PAVING - CONCRETE No Charge

CONDO - CONDO Residential

CPC - CAR PORT No Charge

CWCAB - CABANA No Charge

CWD - DOCK No Charge

C-WF-M - METAL BUILDING - WOOD FRAME Non-Residential

C-WF-W - WAREHOUSE Non-Residential

ELEVAT - ELEVATOR No Charge

EXPAND - MOBILE HOME ATTACHMENT No Charge

F-1-F - FACTORY BUILDING Non-Residential

F-1-WH - WAREHOUSE Non-Residential

FLAG P - FLAG POLE No Charge

FOUNT - FOUNTAIN No Charge

G-1-F - FACTORY BUILDING Non-Residential

G-1-O - OFFICE BUILDING Non-Residential

G-1-WH - WAREHOUSE Non-Residential




GBCAB - CABANA No Charge

GBH - BOAT HOUSE No Charge

GG - GARAGE Non-Residential

GPC - CAR PORT No Charge

GSCSH - SHADE HOUSE No Charge

GVQSH - SHADE HOUSE No Charge

GWCAB - CABANA No Charge

HOTEL - HOTEL Non-Residential

KEYS - DECKING - KEYSTONE No Charge

LD - LOADING DOCK No Charge



LIGHTS - LIGHTS No Charge

LSH - SHADE HOUSE No Charge

M-1-S - STORE Non-Residential

M-1-SX - SHOPPING CENTER Non-Residential

M-2-AS - M-2-AS Non-Residential

M-2-OS - OFFICE OVER STORE Non-Residential

M2-OSX - M2-OSX Non-Residential

MAUSOL - MAUSOLEUM Non-Residential

MH - MOBILE HOME Residential

MHPK - MOBILE HOME PARK SPACES Residential

MHRV - MOBILE HOME SPACE IN RV PARK Fieldwork

MINI G - MINI GOLF COURSE Non-Residential

MOTEL - MOTEL Non-Residential

PCDECK - DECKING - PVC No Charge

PMH - PARK MODEL MOBILE HOME Residential

POOL-1 - POOL No Charge

POOL10 - POOL No Charge









POOL20 - POOL20 No Charge













POOLV1 - POOL No Charge











PVC D - DOCK No Charge

Q-20 - QUONSET Non-Residential

Q-40 - QUONSET Non-Residential

R-0 - SINGLE FAMILY RESIDENCE Residential

R-0+ - SINGLE FAMILY RESIDENCE Residential


R-1- - SINGLE FAMILY RESIDENCE Residential














RC-1 - SINGLE FAMILY RESIDENCE Residential















































RCW-1 - SINGLE FAMILY RESIDENCE Residential





























RIVER - DECKING - RIVER ROCK No Charge

RRCARS - RAIL ROAD CARS No Charge

RVPK - RV PARK SPACES Fieldwork

SPA - SPA No Charge

SPA-1 - SPA No Charge







SPVQSH - STRIP VISQUEEN SHADEHOUSE No Charge

SW - SEA WALL No Charge

TENNIS - TENNIS COURT No Charge

TERRAZ - DECKING - TERRAZZO No Charge

TILE - DECKING - TILE No Charge

VG-3-O - OFFICE BUILDING Non-Residential






W DECK - DECKING - WOOD No Charge

WF - FENCE No Charge

WOP - PORCH No Charge

WSE - SCREEN ENCLOSURE No Charge

WSP - SCREEN PORCH No Charge

WSW - SEA WALL No Charge

WW - WALL No Charge

Z-0 - RESIDENTIAL STYLE BUILDING Non-Residential



Z-2- - RESIDENTIAL STYLE BUILDING Non-Residential

Z-2+ - RESIDENTIAL STYLE BUILDING Non-Residential












ZC-1 - RESIDENTIAL STYLE BUILDING Non-Residential













ZCW-18 - RESIDENTIAL STYLE BUILDING Non-Residential




Appendix D

COLLIER COUNTY PROPERTY APPRAISER’S PROPERTY USE CODES AND DESCRIPTIONS

0005

0010

0015

0020

0025

0030

0035

0040

0045

Property Use Category

0000 - VACANT RESIDENTIAL Single Family

0001 - SINGLE FAMILY IMPROVED Single Family

0002 - MOBILE HOME Single Family

0003 - MULTI FAMILY +10 UNITS Multi-Family

0004 - CONDOMINIUM Undetermined - requires fieldwork

- CO-OPS Single Family

0006 - RETIREMENT HOMES/NONEXPT Institutional - may require fieldwork

0007 - MISC RESIDENTIAL Undetermined - requires fieldwork

0008 - MULTI FAMILY 2-9 UNITS Multi-Family

- VACANT COMMERCIAL Commercial

0011 - STORES 1 STORY Commercial

0012 - MIXED USE STORE/OFFICE Commercial

0013 - DEPARTMENT STORES Commercial

0014 - SUPERMARKETS Commercial

- REGIONAL SHOPPING CTRS Commercial

0016 - COMMUNITY SHOPPING CTR Commercial

0017 - OFFICE NON-PROF 1 STORY Commercial

0018 - OFFICE NON-PROF 2+ STORY Commercial

0019 - PROFFESIONAL SERVICES Commercial

- AIR/MARINE/BUS TERMINALS Commercial

0021 - RESTAURANTS/CAFETERIAS Commercial

0022 - DRIVE-IN RESTAURANT Commercial

0023 - BANK/S & L/MORTGAGE/CREDIT Commercial

0024 - INSURANCE COMPANY OFFICE Commercial

- REPAIRS SVC TV/LAUNDRIES Commercial

0026 - SERVICE STATIONS Commercial

0027 - AUTO SALES/SERVICE/RENTAL Commercial

0028 - MOBILE HOME PARKS/PK LOTS Single Family

0029 - WHOLESALE/PRODUCE OUTLETS Commercial

- FLORIST/GREENHOUSE Commercial

0031 - OPEN STADIUMS Commercial

0032 - THEATER/AUDITORIUM (ENCL) Commercial

0033 - NIGHTCLUB/BAR/LOUNGE Commercial

0034 - BOWLING/SKATING/POOL HALL Commercial

- TOURIST ATTRACTION Commercial

0036 - CAMPS Commercial

0037 - RACE TRACK; HORSE/DOG/AUTO Commercial

0038 - GOLF COURSE/DRIVING RANGE Commercial

0039 - HOTELS/MOTELS Commercial

- VACANT INDUSTRIAL Industrial/Warehouse

0041 - LT MFG/SM MACH SHOP/PRINT Industrial/Warehouse

0042 - HEAVY IND/EQUIP MFG/MACH Industrial/Warehouse

0043 - LUMBER YARD/SAWMILL Industrial/Warehouse

0044 - PACK PLANT (FRUIT/MEAT) Industrial/Warehouse

- CANNERIES/DISTILLERIES Industrial/Warehouse

Government Services Group, Inc. | D-1

0046

0047

0048

0049

0050

0051

0052

0053

0054

0055

0056

0057

0058

0059

0060

0061

0062

0063

0064

0065

0066

0067

0068

0069

0070

0071

0072

0073

0074

0075

0076

0077

0078

0079

0080

0081

0082

0083

0084

0085

0086

0087

0088

0089

0090


- FOOD PROCESSING/BAKERIES Industrial/Warehouse

- CEMENT PLANTS Industrial/Warehouse

- WAREHOUSING Industrial/Warehouse

- OPEN STORAGE Industrial/Warehouse

- IMPROVED AGRICULTURAL Industrial/Warehouse

- VEGETABLE CROPS Industrial/Warehouse

- BI-ANNUAL ROW CROPS Industrial/Warehouse

- ROW CROPS Industrial/Warehouse

- TIMBERLAND SITE 90+ Industrial/Warehouse

- TIMBERLAND SITE 80-89 Industrial/Warehouse




- TIMBERLAND NOT CLASSIFIED Industrial/Warehouse

- IMPROVED PASTURE LAND Industrial/Warehouse

- SEMI-IMPROVED LAND Industrial/Warehouse

- NATIVE LAND Industrial/Warehouse

- WASTE LAND Industrial/Warehouse

- GRAZING LAND CLASS V Industrial/Warehouse

- GRAZING LAND CLASS VI Industrial/Warehouse

- CITRUS Industrial/Warehouse

- POULTRY/BEES/FISH/RABBIT Industrial/Warehouse

- DAIRY, HOG & CATTLE FEED Industrial/Warehouse

- ORNAMENTALS, MISC AG Industrial/Warehouse

- VACANT INSTITUTIONAL Institutional

- CHURCHES Churches

- PRIVATE SCHOOLS & COLLEGE Institutional

- PRIVATE OWNED HOSPITALS Institutional

- HOMES FOR THE AGED Institutional

- ORPHANAGES Institutional

- MORTUARIES/CEMETERIES Commercial

- CLUBS, LODGES, UNION HALLS Institutional

- SANITARIUMS, CONVALES, REST Institutional

- CULTURAL ORG, FACIILITIES Institutional

- UNDEFINED Undetermined - requires fieldwork

- MILITARY Institutional

- GOVT FOREST/PARKS/RECREATIONAL Institutional

- PUBLIC COUNTY SCHOOLS Institutional

- COLLEGES Institutional

- HOSPITALS Institutional

- COUNTY Institutional

- STATE Institutional

- FEDERAL Institutional

- MUNICIPAL NOT PARKS Institutional

- LEASEHOLD GOVT OWNED Institutional



0091 - UTILITIES, GAS/ELEC/TELEP Institutional

0092 - MINING, PETROLEUM, GAS Institutional

0093 - SUBSURFACE RIGHTS No Charge

0094 - RIGHT-OF-WAY No Charge

0095 - RIVERS & LAKES, SUBMERGED No Charge

0096 - SEWAGE DISP, BORROW PITS No Charge

0097 - OUTDOOR REC OR PARK Institutional

0098 - CENTRALLY ASSESSED No Charge

0099 - ACREAGE NON AGRICULTURAL Institutional

OVC - COMMERCIAL OVERRIDE Commercial

OVI - INSTITUTIONAL OVERRIDE Institutional

OVR - RESIDENTIAL OVERRIDE Single Family

OVRC - RESIDENTIAL CONDO OVERRIDE Single Family

OVRV - RV PARK OVERRIDE Commercial

OVW - INDUSTRIAL/WAREHOUSE OVERRIDE Industrial/Warehouse




AGENDA ITEM 10A




Subject: Annual Nomination and Election of Chairman, Vice-Chairman and Secretary-Treasurer of the Board of Fire Commissioners

Objective: Elect the Chairman, Vice-Chairman and Secretary-Treasurer of the Board of Fire Commissioners for 2019

Background Information: Pursuant to the Commissioners Guidelines and Rules of Procedure (Attachment 1), the annual nomination and election of the Chairman, Vice-Chairman and Secretary-Treasurer shall occur at the January regular meeting. All officers serve for a period of one year or until replaced.

Considerations: In order to remain in compliance with Article 6 of the Board adopted Commissioners’ Guidelines and Rules of Procedure, as well as Chapter 191.005, Florida Statutes, the Board must annually elect a Chairman, Vice-Chairman and Secretary-Treasurer.

Fiscal Impact: There is no fiscal impact related to the election of officers for the Board of Fire Commissioners.

Recommendation: Staff recommends the Board nominate and elect a Chairman, Vice-Chairman and Secretary-Treasurer.

Attachments: Attachment 1: Article 6 – Commissioners’ Guidelines and Rules of Procedure

Page 1 of 1

ATTACHMENT 1


BOARD OF FIRE COMMISSIONERS BY-LAWS & RULES OF PROCEDURE MANUAL

Approved by the Board of Fire Commissioners on February 9, 2017

Section 3. Duty of Loyalty: Board members have an obligation to act only on what is believed to be in the best interest of the District. Board members shall abide by decisions made by the Board. Board members must disclose any conflicts of interest to ensure that the Board’s results are fair and accomplished in good faith. No Commissioner can be hired as a paid employee of the District until one (1) year from the date of the last day of their term of office.

Section 4. Performance of Duties: Each Board member shall discharge his/her duties with the care as a prudent person, in a similar position, would exercise in similar circumstances. Board members shall manage District funds wisely and in accordance with the purposes of the District.

ARTICLE 6: OFFICERS

At the January regular meeting, the Board shall elect a Chairman, Vice-Chairman, and a Secretary/Treasurer, all of whom shall serve in that capacity for a period of one year or until replaced.

A. Chair: The Presiding Officer is the Chair of the Board. The Chair presides at all meetings of the Board. The Chair’s responsibilities shall include, but not be solely limited to:

1. Opening the meeting at the appointed time and calling the meeting to order, having ascertained that a quorum is present.

2. Announcing the business to come before the Board, in accordance with the prescribed order of business.

3. Recognizing all Commissioners, the Fire Chief, District personnel, attorneys and other consultants, and members of the public, who seek the floor under correct procedures. All questions and comments are to be directed through the Chair, and the Chair shall announce the decision of the Commissioners on all matters coming before it.

4. Limiting the duration of public comments, discussion of agenda items, and debate.

5. Preserving decorum and order, and in case of disturbance or disorderly conduct in the meeting room, may cause the same to be cleared or cause any disruptive individual, including any member of the Board or District staff, to be removed.

6. Calling to order any member of the Board who violates any of these procedures and, when presiding, deciding questions of order, subject to a majority vote on a motion to appeal.

7. Expediting business in every way compatible with the interests of Commissioners and the public.

(Approved at February 9, 2017 Board of Fire Commissioner Meeting) Page 7 of 30

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8. Retaining gavel for motions. The Chairman may make a motion and participate in debate without relinquishing the gavel.

9. Declaring the meeting adjourned when the Board so votes, or at any time in the event of an emergency affecting the safety of those present.

B. Vice Chair: In the absence of the Chair or in the event of the Chair’s inability to serve by reason of illness or accident, the Vice Chair shall perform the duties and functions of the Chair until the Chair’s return and resumption of duty.

C. Secretary/Treasurer: In the absence of the Chair and Vice Chair, or in the event of the Chair’s and Vice Chair’s inability to serve by reason of illness or accident, the Secretary/Treasurer shall perform the duties and functions of the Chair until either the Chair or Vice Chair return.

ARTICLE 7: MEETINGS

Section 1. Regular Monthly Meetings: Regular monthly meetings of the Board shall be held on the second Thursday of each month at 9:00 a.m. at District Headquarters located at 1885 Veterans Park Drive, Naples, FL 34109. Said date and time may be changed by agreement of a majority of the Commissioners. Minutes of regular monthly meetings will kept as required by the Charter and Florida Statutes.

Section 2. Special Meetings: Special meetings of the Board may be held at any time agreeable to the Board to resolve issues that must be resolved prior to the next regular meeting, provided that adequate notice is provided in accordance with 189.015, Florida Statutes, as amended. Minutes will be kept of special meetings, and all actions taken will have the same force and effect as those of regular meetings. The agenda for such meetings must be restricted solely to the item or items that were given in the notice of meeting.

Section 3. Emergency Meetings: Emergency meetings may be called to consider matters of such urgency that they must be resolved before a regular meeting may be called. When possible, a minimum of 24 hours’ notice will be given. The agenda for such meetings must be restricted solely to the item or items considered to be of an emergency nature.

Section 4. Workshops: Workshops of the Board shall be held as necessary after proper notice in accordance with 189.015, Florida Statutes, as amended, shall be provided. These are informal meetings held for the purpose of discussion only, and no official action may be taken. A quorum is not required. Minutes of workshop meetings will kept as required by the Charter and Florida Statutes.

Section 5. Open Meeting Policy: Meetings and work sessions of the Board shall be held in accordance with the provision of the Florida Open Government Laws (Sunshine Law Section 286.011 and Chapter

(Approved at February 9, 2017 Board of Fire Commissioner Meeting) Page 8 of 30



AGENDA ITEM 10B




Subject: Request for Annual Board Appointments of Commissioners to Serve on the Award Committee, the Health Insurance Committee and the Emergency Services Task Force

Objective: Obtain Board annual appointments of Commissioners to serve on the Award Committee, the Health Insurance Committee and the Emergency Services Task Force (ESTF)

Background Information: At the January 11, 2018 Board meeting, Commissioner Crossan was appointed to serve on the Award Committee through the end of 2018. Section 2 of District Policy 3.07-Award Program (Attachment 1) provides for the creation of a committee to make recommendations to the Board of Fire Commissioners for awards for individual acts of courage and bravery, outstanding company operations, outstanding efforts that saved an individual’s life, dedicated years of service, the pursuit of education and meritorious acts. This Committee is comprised of the Fire Chief, the Local 2297 President and one Fire Commissioner.

At the January 11, 2018 Board meeting, Commissioner Burke was appointed to serve on the Health Insurance Committee for 2018. Article 20(a)(4) of the Collective Bargaining Agreement between the District and Local 2297 (Attachment 2) provides for the creation of a committee to make recommendations to the Board of Fire Commissioners for the selection of a health and dental insurance plan. This Committee is comprised of one Fire Commissioner, two District representatives and two representatives of Local 2297.

At the January 11, 2018 Board meeting, Commissioner Feder was appointed to serve on the ESTF. There is no associated District policy or other document to govern appointments to the ESTF. The ESTF continues to meet on the third Thursday of each month at 9:00 a.m. at Greater Naples Station 73.

Considerations: The Commissioners currently serving on the Health Insurance Committee, the Award Committee and the ESTF may wish to end their appointments or other Commissioners may wish to have the opportunity to serve.

Page 1 of 2

Fiscal Impact: There is no fiscal impact of the appointments of Fire Commissioners to the Award Committee, the Health Insurance Committee or the ESTF.

Recommendation: Staff recommends the Board appoint Commissioners to serve on the Award Committee, the Health Insurance Committee and the ESTF.

Attachments: Attachment 1: District Policy 3.07 – Award Policy Attachment 2: Article 20(a)(4) of the Collective Bargaining Agreement

Page 2 of 2

ATTACHMENT 1

NORTH COLLIER FIRE CONTROL AND RESCUE DISTRICT DISTRICT POLICY

District Policy Section 3.07 – Award Program

Adoption Date 04/09/15

Resolution # 15-015

Effective Date 04/09/15

Revision Dates 04/20/17 Resolution 17-007; 02/08/18 Resolution 18-002; 11-14-18 Resolution 18-030;

1. PURPOSE

To establish a procedure for the recognition of individual acts of courage and bravery, outstanding company operations, outstanding efforts that saved an individual’s life, dedicated years of service by an individual, the pursuit of education, meritorious acts that have enriched the District or the People of this District, and the unselfish dedication to the Fire Service as a whole, to members of the North Collier Fire Control and Rescue District (the “District”).

2. COMMITTEE

A committee shall be formed, the “Awards Committee”, which shall have the responsibility to determine awards and shall consist of the following members:

A. The Fire Chief of the District or his or her designee;

B. The I.A.F.F. Local 2297 Union President or his or her designee; and

C. One Fire Commissioner appointed by the Board of Fire Commissioners to be appointed annually at the January Board of Fire Commissioners Monthly Meeting.

3. TYPES OF AWARDS

A. Service Recognition Awards 1) Years of Service (White with Gold Roman Numerals)

A District commendation bar acknowledging loyal service to the District will be awarded for 5, 10, 15, 20, 25 and 30 years of service.

Page 1 of 4

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District Policy Section 3.07

B. Commendation Bars for Education

1) Associate’s Degree (White and Red) This commendation bar shall be awarded to all members who successfully obtain an Associate Degree in Fire Science, Emergency Medical Technology, Environmental Science or Chemical Engineering.

2) Bachelor’s Degree (White, Green and Yellow) This commendation bar shall be awarded to all members who successfully obtain a Bachelor’s Degree in Fire Administration, Public Administration, Business Administration, Management, Executive Management, or Fire and Emergency Services Management.

3) Master’s Degree (Blue and White) This commendation bar shall be awarded to all members who successfully obtain a Master’s Degree in the above sciences and/or Executive Fire Officer.

C. Commendation Bars for Distinguished Service - Bravery

1) Bravery (Red, White and Blue) This commendation bar may be awarded to a member who, in the line of duty, distinguishes him or herself in the performance of an act of courage involving risk of imminent serious personal injury. A meritorious act involves a risk above the ordinary since a firefighter’s task is inherently fraught with danger. This award should particularly be kept in mind when multiple recommendations are forwarded for the same operation.

D. Commendation Bar for Lifesaving

1) Lifesaving (White with Red Cross) An individual or unit is entitled to this award when they successfully resuscitate a patient who is later admitted to a hospital. Criteria for the award includes: (a) The person must have been found at the scene in cardiac arrest whose vital signs are restored at the scene or in route to the hospital; and (b) the patient must be admitted to a hospital and later released.

E. Unit Action Citation

1) Unit Action (Blue with Gold Stars)

Page 2 of 4


In the opinion of the Awards Committee, when the operations of an entire unit are deserving of an award; the members of that unit shall be awarded a Unit Action Citation. To entitle a unit to this award, the act under consideration should involve an outstanding company operation dependent upon teamwork and cooperation.

F. Commendation Bar for Meritorious Service

1) Meritorious Service (Red, White & Blue with Gold Stars) The purpose of this award is to give notice and recognition to those who have given themselves to community projects, humanitarianism, unselfishness for community heroism, or any action that results in the betterment of life within the boundaries of the District.

G. 1) Letter of Commendation The purpose of this letter is to give notice and recognition to those who go above and beyond their required job responsibilities, but where their actions may not necessarily adhere to the criteria for Meritorious Service.

H. Commendation Pin for Other

1) Stork Award (Pink or Blue) The purpose of this award is to give notice and recognition to those who have successfully delivered an infant prior to arrival at a receiving facility.

2) Significant Event The purposed of this award is to give notice and recognition to all personnel, both 40-hour administrative and shift, for their cooperative efforts in responding to a significant event (hurricane, tropical storm, wildfire, flooding, etc.) A unique pin would be designed for each event.

4. AWARDS CEREMONIES

A. Five, Ten and Fifteen Year Pins will be awarded to the member by the member’s Battalion Chief in the presence of the awarded member’s company, bureau or section.

B. Twenty Year Pins will be awarded to the member by the Deputy Chief or the Assistant Fire Chief in the presence of as many members of the awarded member’s shift, bureau or section as is reasonably possible.

C. Twenty-Five and Thirty Year pins will be awarded by the Fire Chief at a Board of

Page 3 of 4


Fire Commissioners’ meeting, or in the case of a retirement, at the time of the District function recognizing the member.

D. Members will be awarded a citation and achievement pin for an Associate’s Degree by the Deputy Chief of Operations, Deputy Chief of Support Services or the Assistant Fire Chief in the presence of as many members of the awarded member’s shift, bureau or section as is reasonably possible.

E. Members will be awarded a citation and an achievement pin for a Bachelor’s Degree, Master’s Degree or graduation from an Executive Fire Office Program by the Fire Chief at a Board of Fire Commissioners’ meeting.

I. Members will be awarded a citation and performance pin for Bravery, Lifesaving, Unit Action or Meritorious Service by the Fire Chief at a Board of Fire Commissioners’ meeting.

5. PROCEDURE FOR CITATIONS AND AFFIXING PINS

A. Citations shall be given to the member and a copy of the citation placed in the member’s personnel file.

B. Pins shall be worn on the dress uniform shirt, ¼ inch above the nameplate in the following ascending order:

Years of Service (bottom) Associate’s Degree Bachelor’s Degree

Master’s Degree or Executive Fire Officer Unit Citation

Meritorious Service Lifesaving

Bravery (top)

E. Any pins received from the Big Corkscrew Island Fire Control and Rescue District or the North Naples Fire Control and Rescue District, prior to January 1, 2015, may be worn in the order as outlined above in Item C. If a pin that was received is not identified above, it should be place between the Master’s Degree and Unit Citation levels on the uniform.

Page 4 of 4

ATTACHMENT 2

COLLECTIVE BARGAINING AGREEMENT BETWEEN

THE NORTH COLLIER FIRE CONTROL AND RESCUE DISTRICT and the

INTERNATIONAL ASSOCIATION OF FIREFIGHTERS LOCAL #2297

EFFECTIVE OCTOBER 1, 2018 TO SEPTEMBER 30, 2021

RATIFIED BY LOCAL #2297 DECEMBER 5, 2018

RATIFIED BY NORTH COLLIER FIRE CONTROL AND RESCUE DISTRICT BOARD OF FIRE COMMISSIONERS

NOVEMBER 14, 2018

ARTICLE 20: INSURANCE

A.

B.

Employee Insurance Plan:

The District will provide each employee with a health insurance plan for the employee and their eligible dependents.

1. The District agrees to provide 100% percent of the premium for employee and eligible dependents for coverage.

2. The District reserves the right, at its sole discretion, to change insurance carriers and / or the scope of benefits. For fiscal year 2018-2021 the union agrees to accept Blue Cross/Blue Shield HSA plan 5192/5193. The District will pre-fund a health savings account (H.S.A.) for each employee in the amount of $3,000 for the single employee and $5,000 dollars for family and dependent; for the purposes of medical deductibles, dental coverage or vision care at the discretion of the employee on an annual basis for the duration of the contract.

For fiscal years 2018-2021 the union and the District agree that the District will fund up to a 5% increase of the cost of current premiums for the 2018-2021 Plan #s 5192/5193 Blue Cross/Blue Shield, H.S.A. Plan. In the event the cost of health and life insurance increase more than 5% per capita in years 2018-2021, Article 20 will open for negotiation.

3. An employee may buy into the group health plan for themselves and eligible dependents upon separation of employment under Cobra guidelines.

4. The parties agree to establish a committee, comprised of one Fire Commissioner, two District Representatives and two Union representatives, to make a recommendation to the Board of Fire Commissioners for the selection of a Health and Dental Insurance Plan.

5. The District agrees to provide dental insurance for the employee and dependents for the duration of the contract. The specified insurance committee will decide upon the carrier.

Life Insurance:

In addition to the AD&D insurance required for sworn employees under state law, the District will provide members with life insurance coverage in an amount approved by the Board. The District will pay the premium costs. Eligibility will be determined exclusively by the plan terms.

Collective Bargaining Agreement 10/01/18 to 09/30/21 FINAL Page 43 of 83

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C. Insurance After Retirement:

1. The District agrees to participate in a Post-Employment Health Plan (“PEHP”) pursuant to the terms and conditions of the PEHP for Collective Bargaining Public Employees attached hereto as Exhibit 1.

The District agrees to contribute to the PEHP on behalf of the following category of employees as follows:

a. Each employee who has completed at least five (5) years of service as of the date of this Agreement’s ratification will thereafter receive a one thousand five hundred ($1,500.00) contribution by the District to the PEHP on or around November 10 each year. Retroactivity will not be granted.

b. Any employee who has not completed five (5) years of service as of the date of ratification will receive the $1,500.00 contribution to the PEHP once he/she has completed five (5) years of service. The initial contribution shall be received on or around the first November 10th

following the five (5) year anniversary, and thereafter on or around November 10th each year.

c. For employees participating in the PEHP who have completed twenty (20) years of service and thereafter separate from service in good standing, the District will make a one-time lump-sum contribution to the PEHP so that the lump sum payment, combined with the District’s total contribution, total no more than the following:

i. Twenty years of service - $37,000

ii. Twenty-one years of service - $44,000

iii. Twenty-two years of service - $50,000

The lump-sum payout, combined with the District’s total contributions over the employee’s length of service, cannot exceed $50,000. In such case, the $30,000 lump sum payment shall be reduced accordingly so that the lump sum PEHP contribution combined with the District’s total contributions, total no more than $50,000.00.

d. The parties agree that the funding of the PEHP employer contribution is dependent upon the District receiving revenue in excess of the 95% of the total possible Ad Valorem assessed each year. In the event the revenue received is equal to or less than the budgetary assumption of


https://50,000.00

https://1,500.00

https://1,500.00

95%, no contribution will be made for that year. If the revenue received is in excess of the 95% but insufficiently covers all contribution, the available monies will be equally distributed to all eligible employees.

e. Upon separation, there will be no prorated payment of contribution toward the subsequent year’s contributions.

f. The District agrees that if the North Collier Fire Control or Rescue District is merged or consolidated resulting in the dissolution of the District, the district will fund the PEHP to all employees who have completed five (5) or more years with the district up to the maximum district contribution of $50,000.




AGENDA ITEM 10C


Prepared By: Chief Financial Officer Ben Van Klingeren,

Date: December 28, 2018

Subject: Request Board Approval for Letter of Non-Support Regarding Proposed GASB Reporting Standard Change

Objective: Request the Board to sign a letter of non-support to David Bean, Director of Research and Technical Activities, at GASB (Government Accounting Standards Board)

Background Information: The District received a letter from Jeff Tuscan, CPA, partner at Tuscan and Company, P.A. dated December 5, 2018. Tuscan and Company, P.A. has served as the District’s auditor for many years. The letter details preliminary views of financial reporting model improvements. As noted by Mr. Tuscan in his letter:

“I am writing this letter to you to inform you that GASB is in the process of considering major changes to the government reporting format that would affect your government, if enacted……

In my opinion, it will make your financial statement less useful to you, the Board and citizens. Additionally, it will make the budget tracking far more complicated. It will, also, make the audit process more complicated and costly.”

Mr. Tuscan included a pro-forma letter for the District’s consideration as a response to GASB, if desired by the Board.

Recommendation: Staff recommends to authorize the Chairman to sign the letter of non-support addressed to David Bean, Director of Research and Technical Activities. CFO Van Klingeren will provide updates regarding the proposed GASB standard, as applicable.

Attachments: Attachment 1: Letter package from Tuscan and Company, P.A. dated December 5, 2018. Attachment 2: Proposed Letter of Non-Support

Page 1 of 1

Affiliations

TUSCAN & Company, P A

Florida Institute of Certi fied Public Accountants

American Institu te of Certified Public Accountants

Private Companies Practice Section

Tax Division

Certified Public Accountants & C~nsultants

December 5, 2018

Re: Preliminary views of reporting Model Improvements

I am writing this letter to you to inform you that GASB is in the process of considering major

changes to the government reporting format that would affect your government, if enacted. I

have attached a summary for your review. You can view the entire document including an

example financial statement on the GASB website under the title noted above.

In my opinion, it will make your financial statement less useful to you, the Board and citizens.

Additio;nally, it will make the budget tracking far more complicated. It will, also, make the audit

process more complicated and costly.

As you are aware the GAO just adopted a revised "Government Auditing Standards" (yellow

book) which requires you to be able to understand and accept responsibility for the financial

statements. This proposed GASB change will make that task even more difficult.

I I have written and sent a response to GASB on behalf of the Firm and the FICP A is responding. if have written a pro-forma letter (see attached) for you to consider using to respond to GASB

you are so inclined.

Please call with questions.

f#,rli~ Sincerely,

Jeffrey M. Tuscan. CPA For the Firm

INTEGRITY ......... SERVICE ......... EXPERIENCE®

12621 World Plaza Lane, Building 55 • Fort Myers, FL 33907 • Phone: (239) 333-2090 • Fax: (239) 333-2097

ATTACHMENT 1

David Bean, Director of Research and Technical Activities Government Accounting Standards Board 401 Merritt 7 P.O. Box 5116 Norwalk, Connecticut 06 8 5 6-5116

Re: Financial Reporting Model Improvements

We have studied your Preliminary Views, Financial Reporting Model Improvements recently released. As a local Government we find the suggested changes to be far more confusing and complicated than helpful. Please allow me to explain. The most important user groups are the respective government's management and governing officials and the public. Recently released GAO Yellow Book continues to emphasize the need for the Auditee to understand, be able to prepare and accept responsibility for the financial statements. At the same time, GAO is heightening the requirements for the auditor to remain independent. Most US Governments are still rebounding from the recession with limited resources for administration. The financial statements serve as a vital tool for us as management, the Board and the public. It is important to you and other regulators that the audit process and resulting financial statements are expensive and time-consuming and should be a useful tool that is understandable to the users and a reflection of actual revenue and expenditures. It is not to be an academic exercise designed at the behest of financial analysts. It is first and foremost imperative the financial statements continue to be prepared on a basis consistent with the respective budget and to serve as a practical and understandable management tool.

The volume of changes recently from the various standard setting groups have overwhelmed most governments and have left the above noted user groups struggling to understand. It is essential that there be a pause in new standards while GASB #75 is implemented.

Consistency is a valuable goal and a requirement of the current standards. The current standards strive for consistency. It is in the application those standards where consistency issues result. As such, changing the standards will not change adherence or application.

We have discussed these proposed changes with the Board and management. We are unanimous in the belief that the standards governing the fund level financial statements should not be changed. Additionally, unanimous was the belief that the Government-wide financial statements are becoming less useful as a management tool and that the concept of "deferred inflows and outflows" is foreign and not easily explained to the citizenry.

We ask that you reconsider your direction in this effort and not change the reporting model. We thank for your consideration.

THOMSON REUTERS

CHECKPOINT'"

THE PPC

GOVERNMENTAL UPDATE DECEMBER 2018, VOLUME 25, NO. 12

GASB Issues Preliminary Views on Financ·al Reporting Model lmprovemen s

In September 2018, the GASB issued Preliminary Views (PV), Financial

Reporting Model Improvements. The GASB previously issued an Invitation to Comment (ITC), Financial Reporting Model Improvements-Governmental Funds, and subsequently held public hearings and user forums on the ITC. The ITC proposed three financial resources approaches for governmental funds: near-term, shortterm, and long-term. In the PV, the GASB is proposing that the short-term financial resources measurement focus replace the current financial resources measurement focus for governmental funds. The PV also weighs in on additional topics related to budgetary reporting, schedules for expenses by natural classification, major component unit reporting, and proprietary fund financial statements.

Short-term Financial Resources Measurement Focus The short-term financial resources measurement focus recognizes short-term transactions and even_ts as they occur and

long-term transactions and events when receipts or payments are due. (Short-term transactions and events normally generate or convert to cash or require the use of cash in their entirety within one year from inception. Long-term transaction and events normally generate or convert to cash or require the use of cash beyond one year from inception.) Fund balances include both restricted and unrestricted balances available for spending in the next period and those legally or contractually required to be maintained intact. Deferred outflows of resources and deferred inflows of resources would be recognized when they do not meet the definition of an asset or a liability and relate to or can only be used for future spending, such as taxes levied for a subsequent reporting period.

Assets and Liabilities. The short-term financial resources measurement focus is based on the concept of assets and liabilities being symmetrical. Assets are recognized from short-term transactions and events, such as cash and other financial resources receivable at period-end

In this Issue: • GASB Issues

Prnlimlm;iry Views on Financial Reporting Model Improvements

• Ethics Q&A on Longtime Associations

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2 THE PPC GOVERNMENTAL UPDATE, DECEMBER 2078, VOLUME 25, NO. 12

as well as those normally due to convert to cash in the subsequent reporting period (e.g., year), such as inventories and prepaid items to be consumed. Liabilities are recognized from short-term transactions and events that are due at period-end. Assets and liabilities relating to long-term transactions and events are recognized when receipts or payments are due. (Norma/Iv means normal for governments in general and not a unique circumstance at a specific government.)

The following are examples of assets and liabilities that would be recorded under the short-term financial resources measurement focus:

• Cash and investments

• Accounts receivable and property taxes receivable

Inventory and prepaids

• Currently due notes and long-term receivables

• Accounts payable, accrued payroll, and accrued interest

• Tax and revenue anticipation notes

• Unpaid balances on long-term debt that became due du~ngthecurrentpe~od

The following are examples of assets and liabilities that would not be recorded under the short-term financial resources measurement focus:

• Long-term notes and receivables not yet due

• Capital assets

• Long-term obligations (e.g., bonds, notes, pension and OPEB obligations, leases, and asset retirement obligations)

Inflows and Outflows. Inflows and outflows of resources for short-term transactions and events are recognized as spending occurs and for long-term transactions and events when payments are due. Spending does not refer only to the payment of cash; it also includes the use or consumption of goods and services.

The following are examples of inflows and outflows that would be recorded under the short-term financial resources measurement focus:

• Property taxes levied during the period

• Sales, income, and other taxes relating to the period

• Grants relating to the period

• Capital outlays and proceeds from sale of capital assets

• Salarie·s and wages earned

• Use of goods, such as inventories

• Long-term financing activities, including proceeds, principle payments due during the period, and accrued interest during the period

• Pension, OPEB, and compensated absences that mature during the period

Practical Consideration:

The PV provides a comparison of the accounting for common transactions under both the current financial resources measurement focus and the short-term financial resources measurement focus in Appendix C.

Financial Statements Governmental Funds. The PV proposes changing the financial statement titles for governmental funds to Short-Term Financial Resources Balance Sheet and Statement of Short-Term Financial Resource Flows. It also proposes that each financial statement include the following wording under the title: "This financial statement presents a short-term view of governmental fund activities and reports items of a long-term nature differently from how they are reported in the government-wide financial statements." In addition, proposed terminology for the elements within the financial state

ments are as follows:

• Short-term assets and deferred outflows of short-term financial resources

• Short-term liabilities, deferred inflows of short-term financial resources, and short-term financial resources fund balances

• Inflows of short-term financial resources for current activities

• Outflows of short-term financial resources for current activities

• Net flows of short-term financial resources for noncurrent activities

Net change in short-term financial resources fund balances

New Schedules. A new schedule is proposed for presenting government-wide expenses by natural classification (e.g., salary and benefits, contractual services, depreciation). For governmental activities, the schedule would present expenses by function (e.g., education, police, fire) and natural classification. For businesstype activities, the schedule would present expenses by identifiable activities (e.g., water, sewer, airport) and natural classification. The schedule would be presented

as supplementary information.

Budgetary Comparison. The GASB proposes budgetary comparison information be presented onlv as required supplementary information (RSI) versus the current option to present it as part of the basic financial statements or as RSI. In addition, they would require that variances be presented for both (1) final budget and actual amounts and (2) original and final budget amounts.

• • •



For those that are visual learners, the illustrations in Appendix Dare useful presentations of the proposed changes. Illustrations l through 4 provide governmental fund financial statements under both the current financial resources measurement focus and the short-term financial resources measurement focus. Illustration 6 is an example of the proposed schedule of expenses by natural classification.

Other Changes Proprietary Funds. The PV discusses changes to the proprietary fund financial statements. To provide more consistency in reporting, the GASB proposes a definition of nonoperating revenues and expenses. Nonoperating revenues and expenses would include: subsidies, financing revenues and expenses, disposal of capital asset and inventory resources, and investment income and expenses. All other items would, by default, be considered operating revenues and expenses. The PV also proposes providing an additional section in the flows statement for noncapital subsidies above other nonoperating revenues and expenses. Noncapital subsidies are defined as resources (including goods and services) provided by a third party at rates lower than they would typically be provided.


Appendix D, Illustration 5, provides an example of a Statement of Revenues, Expenses, and Changes in Net Position with the proposed changes.

Major Component Unit Information. Currently, entities may present condensed major component unit information in the financial statement notes. The PV proposes this option be eliminated and that major component unit financial information be presented either on the face of the government-wide financial statements or as combining statements after the fund financial statements in the basic financial statements section.

Next Steps A PV is an early-stage document issued to seek information on the GASB's current views. Prior to any final accounting standard, the GASB is required to issue an Exposure Draft (ED) for public comment. The GASB's website currently indicates an ED is expected in the summer of 2020 with a final standard targeted for issuance in early 2022. The information discussed in the PV may change significantly before a final standard is issued. If you and your clients are unhappy with the views in the PV, this is your opportunity to weigh in .

The comment period ends on February 15, 2079, and the GASB will also hold public hearings and user forums on the PV after the comment period. As always, PPC is committed to keeping you informed on all the governmental hot topics and will provide additional information as this project progresses.

Ethics Q&A on Longt~me Associatio,ns

s your independence at risk? The AICPA recently added new items to the A/CPA Frequently Asked Questions:

General Ethics Questions on independence concerns for senior personnel of an attestation engagement team that have a long association with a client.

Background While the A/CPA Frequently Asked Questions: General Ethics Questions is not authoritative guidance, it is prepared by AICPA Professional Ethics Division staff in response to inquiries they have received. Senior personnel, as used in the Q&A, are defined as partners, partner equivalents, and other members of the engagement team who have decision-making responsibilities over significant auditing, accounting, and reporting matters, and who have regular contact with client management or those charged with governance.

Question No. 1 The first question and answer (Q&A) item presented in the AICPA publication establishes that long-time associations between a firm's senior personnel and attestation (audit) clients do indeed increase the familiarity threat to independence. It goes on to list factors to consider when evaluating this threat:

• The total length of time firm personnel and the attest client have had a relationship. This may extend beyond the tenure of the firm's engagement with the client to include work done together prior to the senior personnel joining the current firm. For example, if the individual worked with the same client when previously employed at another firm, this should be taken into account.

• The length of time senior personnel have been on the engagement team and types of roles he or she performed.

• The degree of direction, review, and supervision the senior personnel is subject to on the engagement.

• The senior personnel's ability to influence the outcome of an attest engagement. In other words, does an individual with a long-standing relationship with the

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• • •


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•• - ••--••- •••• •••-••••u•--,.- •.,. •-• •• ' ""•--••- •••- •• • .......... •-••• ••• -••..,... ,. ••• •- ••• • .,•--••-•,. •-••~ ••-•••··-••••• - •• - •., •• •• •--•••-"-• •- - ··--··•--·••~ ···-·•-·---client make key decisions and/or direct others on the engagement team?

• The degree of interaction between senior personnel and the client's management and/or those charged with governance.

It also poses several considerations for the firm to con

sider about its client, such as:

• What are the client's accounting and financial reporting issues and have ther_e been any changes?

• Has there been turnover or changes in the client's senior management or in those charged with governance 7

• Have there been structural changes in the client's organization? If so, do they affect the nature, frequency, and extent of interactions between the senior engagement team member and client management or those charged with governance?

The Q&A item states that these factors must be considered in aggregate. Two or more of these factors, when combined, may increase the threat to independence. For example, if the senior personnel has worked with the client for a protracted period, the familiarity threat may be

mpounded if there have been little or few changes in 9nt management or those charged with governance,

ue to the amount of time all parties have worked together. On the other hand, factors may be offsetting, decreasing the overall risk. In the previous example, if the firm member had worked on the engagement for many years, but there has been periodic turnover in client management and governance, the changes on the

cli ent side decrease the familiarity threat.

Question No. 2 The second Q&A item states that a firm may continue to perform attest services for a client in this situation if appropriate safeguards are applied to eliminate or suffi ciently reduce the threat. Example safeguards include:

• Changing the role of or nature and extent of the tasks performed by senior personnel.

• Getting another accountant outside of the engagement team to review the work of senior personnel.

• Obtaining an internal or external quality review of the engagement.

• Rotating senior personnel off of the engagement for a period to time (to be determined based on the severity of the independence threat.)

This list is not exhaustive, and firms may come up with other solutions appropriate to their circumstances. In any case, the threats identified and safeguards applied should be documented. However, if safeguards cannot sufficiently reduce the threat to an acceptable level, the firm's independence is impaired, and it should not continue with the engagement.

This threat may be less of an issue for some firms because of governmental client requirements to go out for bids or even change firms on a regular basis. However, other smaller governments or special purpose governments may not have such requirements, resulting in their using the same firm and engagement team for many years. In these instances, auditors need to consider any threats these relationships may pose to

their independence.


The AICPA's Frequently Asked Questions: General Ethics Questions are available at https://competency.aicpa.org/ media_resources/208436-frequentlyasked-questions-general-ethics-question/ detail.

https://competency.aicpa.org

ATTACHMENT 2


BOARD OF FIRE COMMISSIONERS M. James Burke James Calamari Christopher L. Crossan Norman E. Feder J. Christopher Lombardo

David Bean, Director of Research and Technical Activities Government Accounting Standards Board 401 Merritt 7

P.O. Box 5116

Norwalk, Connecticut 06856-5116

Re: Financial Reporting Model Improvements

We have studied your Preliminary Views, Financial Reporting Model Improvements recently released. As a local Government we find the suggested changes to be far more confusing and complicated than helpful. Please allow me to explain. The most important user groups are the respective government's management and governing officials and the public. Recently released GAO Yellow Book continues to emphasize the need for the Auditee to understand, be able to prepare and accept responsibility for the financial statements. At the same time, GAO is heightening the requirements for the auditor to remain independent. Most US Governments are still rebounding from the recession with limited resources for administration. The financial statements serve as a vital tool for us as management, the Board and the public. It is important to you and other regulators that the audit process and resulting financial statements are expensive and time-consuming and should be a useful tool that is understandable to the users and a reflection of actual revenue and expenditures. It is not to be an academic exercise designed at the behest of financial analysts. It is first and foremost imperative the financial statements continue to be prepared on a basis consistent with the respective budget and to serve as a practical and understandable management tool.

The volume of changes recently from the various standard setting groups have overwhelmed most governments and have left the above noted user groups struggling to understand. It is essential that there be a pause in new standards while GASB #75 is implemented.

Consistency is a valuable goal and a requirement of the current standards. The current standards strive for consistency. It is in the application those standards

Date Page 2 of 2

where consistency issues result. As such, changing the standards will not change adherence or application.

We as the Board have discussed these proposed changes with management and are unanimous in the belief that the standards governing the fund level financial statements should not be changed. Additionally, unanimous was the belief that the Government-wide financial statements are becoming less useful as a management tool and that the concept of "deferred inflows and outflows" is foreign and not easily explained to the citizenry.

Regards,

Chairman

North Collier Fire Control and Rescue District

1885 Veterans Park Drive Naples, FL 34109 (239) 597-3222 Fax (239) 597-7082 www.northcollierfire.com

www.northcollierfire.com



AGENDA ITEM 10D


Prepared By: Executive Director Sal D’Angelo


Subject: Request for Board Adoption of Resolution 19-001 Revising District Policy 3.15-Insurance

Objective: Request for Board adoption of Resolution 19-001 to revise District policy 3.15 - Insurance

Background Information: During the 2018 Collective Bargaining Agreement’s (CBA) negotiation sessions, Article 20 (Insurance) was re-negotiated to include changes in Section C of said article – Insurance After Retirement. The aforementioned CBA change directly correlates to the District’s Insurance Policy (Section 3.15); hence, the need for revising District policy to reflect said CBA changes. As the CBA was subsequently ratified by the Board of Fire Commissioners on November 14, 2018, and by Local 2297 on December 5, 2018, the policy needs revision in order to align with the CBA for future accounting/recordkeeping purposes.

Attachment 1 is the proposed revised District Policy Section 3.15 with the old and new language and dollar amounts indicated with strikethroughs/highlighted and underline/highlighted respectively.

Fiscal Impact: For calendar year 2019, there is a cost savings to the District of $149,000.00 in the post-employment health plan premium. Regarding the merger language and District dissolution costs, that monetary amount changes and decreases annually.

Recommendation: Staff recommends the Board adopt Resolution 19-001, thus approving revisions to District Policy 3.15 - Insurance

Attachments: Attachment 1: District Policy 3.15 – Insurance (with strikethroughs and highlights) Attachment 2: Resolution 19-001

Page 1 of 1

https://149,000.00

ATTACHMENT 1

NORTH COLLIER FIRE CONTROL AND RESCUE DISTRICT DISTRICT POLICY

District Policy Section 3.15 – Insurance

Adoption Date 12/10/15

Resolution # 15-044

Effective Date 12/10/15

Revision Dates 04/20/17 Resolution 17-007;01/09/19 Resolution 19-001

1. HEALTH (MEDICAL AND DENTAL) INSURANCE

A. Full time employees are eligible for health insurance for themselves and their eligible dependents. Information on eligibility and coverage can be obtained from the Benefits Coordinator in Human Resources. Entitlement to benefits shall be determined exclusively by the carrier in accordance with the plan terms. The District presently pays 100% of the premium costs for employees. The Board shall determine changes to the insurance or the amounts to be paid by the District or employees.

B. Two Employee Family (Effective October 1, 2017) 1. In the case when both spouses are active District employees and have

child(ren) dependents, they are categorized by the District as a “two District employee family”. One employee (the bargaining unit employee where applicable) is considered the “primary” insured and the other spouse is enrolled as a dependent of the primary spouse along with the child(ren). The District will provide 100% of the premium payment applicable to family coverage and prefund the Health Savings Account if in effect in the amount applicable to family and dependents.

2. The following are not considered a two District employee family and may enroll separately and maintain their own benefit plan coverage:

a. both spouses are employed by the District but are not insuring dependent children;

b. A parent and child dependent are both active District employees. c. An employee-spouse waives coverage and decides not to enroll as a

dependent.

Page 1 of 8


3. Changes in marital or dependent status when covered as a two District employee family will be classified as a Qualifying Event under IRS Code Section 125. Requests to make changes must be made within 30 days of the qualifying event.

2. SHORT TERM AND LONG TERM DISABILITY

The District provides short-term and long-term disability insurance for full time employees for non-job related illnesses and injuries. Entitlement to benefits shall be determined exclusively by the Plan Administrator in accordance with the plan terms. The District will maintain insurance and pension benefits while an employee is on qualifying short-term disability (STD) and receiving benefits. An employee who is released to perform light duty shall make himself or herself available for light duty if the Fire Chief has light duty available within the employee’s restrictions. Any employee who is able to return and is released to do so, but fails to return to work, will be terminated from employment in addition to a cessation of benefits under this policy. In addition, the failure of an employee to submit to an examination by the District physician when required by the District, refusal to accept light duty, or failure to comply with rehabilitation and treatment recommendations may result in a cessation of benefits under this policy.

A. Non-Sworn Employees

For non-sworn employees, the District will continue salary at 66% of base pay for absences due to STD after the first fourteen (14) calendar days, up to a maximum of six (6) months. The employee may use accrued leave to bring STD and long-term disability (LTD) compensation up to 100% at base pay. For the time period in which the employee is utilizing accrued leave to bring compensation up to 100% of base pay, the employee will continue to maintain health insurance benefits, up to a maximum of six months under STD and a maximum of six months under LTD, at the discretion of the Fire Chief.

B. Sworn Employees

For sworn employees, the District will continue salary at 100% of base pay for absences due to STD after the first fourteen (14) calendar days, up to a maximum of six (6) months. The employee may use accrued leave to bring LTD compensation up to 100% at base pay.

If the claim for STD has not been determined to be compensable within thirty (30) calendar days of the illness or injury necessitating the leave, supplementation will cease, and any money paid under this provision shall be repaid by the employee or deducted from his or her available leave banks. For compensable claims, STD

Page 2 of 8


supplementation ceases after six (6) months.

The Fire Chief shall have the authority to continue to maintain pension and insurance benefits for up to an additional six (6) months following the employee’s exhaustion of leave. However, after twelve (12) months of leave under this Section, the accrual of sick and vacation leave shall cease.

C. Long Term Disability

Following the expiration of STD, LTD as provided by the District is available to the employee pursuant to District Policy.

3. LIFE INSURANCE

In addition to the AD&D insurance required for sworn employees under state law, the District will provide the employee with life insurance coverage in an amount approved by the Board. The District will pay the premium costs. Eligibility will be determined exclusively by the plan terms and not by this policy.

4. WORKERS’ COMPENSATION

A. In General

1) All employees are covered by the Workers’ Compensation statute, Chapter 440, Florida Statutes, and will receive such benefits as they are eligible for under that law. It is expected that all employees will cooperate in the effectuation of benefits under this policy. The District will also continue the employee’s insurance, vacation, and sick leave accruals on the same basis as if he or she were in an active pay status for the period of time while an employee is on Workers’ Compensation leave of absence for a compensable illness or injury.

2) In the event an employee’s physician authorizes the employee to return in a light duty capacity, the Fire Chief shall have the ability to make such work available if there is a legitimate need by the District. There shall be no obligation to create light duty.

3) An employee returning to work in a full duty status shall be returned to the same or equivalent position as held prior to the illness or injury. If there is a determination that the employee is unable to return to work within a reasonable period of time, that the employee will be unable to return to

Page 3 of 8


work at all, or that the employee has reached Maximum Medical Improvement (MMI) and is unable to perform the essential functions of his or her position, with or without reasonable accommodation, the District will separate the employee on this basis.

4) An employee who is being considered for separation due to being unable to return to work may exhaust any accrued leave prior to separation. Any employee who is able to return to work and is released to do so, but fails to return to work, will be terminated from employment and all benefits under this policy will be terminated. In addition, the failure of an employee to submit to an examination by the District physician when required by the District, refusal to accept light duty, or failure to comply with rehabilitation and treatment recommendations may result in a cessation of benefits under this policy.

B. Supplementation

Non-sworn employees may use accrued vacation, sick and personal leave days to supplement Workers’ Compensation payments up to 100% of the employee’s base pay.

For sworn employees, the District will supplement Workers’ Compensation payments up to 100% of the employee’s base pay for up to six (6) months. Supplementation under this policy will not be granted to the employee if the Fire Chief determines the illness or injury was due to the employee’s own negligence or willful misconduct. This supplementation may be extended for an additional six (6) months if it is anticipated, based upon a written doctor’s note that the employee will be able to return within this period of time. Supplementation ceases when the employee reaches MMI as determined by the carrier. Further leave beyond twelve months shall be at the discretion of the Fire Chief, subject to the approval of the Board. However, after twelve (12) months of leave for this purpose, the accrual of sick and vacation leave shall cease.

5. INSURANCE AFTER RETIREMENT

The purpose of this section is to provide a framework for the granting of discretionary supplementation of health insurances costs for employees upon retirement, and to set forth the present supplementation to be provided for individuals who have either retired prior to the effective date of this policy, except as excluded herein, or who have elected to participate in the DROP program as of the date of adoption of this policy.

Page 4 of 8


A. Definitions and Coverage

1) Covered Positions: Full time bargaining and non-bargaining unit positions.

2) Current Employees: Individuals employed full time and benefit eligible in a covered position as defined herein who have not yet retired or made an irrevocable election of DROP participation. This definition shall also encompass employees who make an irrevocable election to participate in DROP after initial adoption of this policy.

3) DROP Participant: For purposes of this policy, an individual who has made an irrevocable election to participate in the DROP program as of the date of initial adoption of this policy.

4) Retiree: A former employee who has retired within the meaning of the District’s retirement plan from a covered position as of the effective date of initial adoption of this policy, and who is receiving benefits under the District’s retirement plan.

5) Years of Service: Time spent as a full time benefit eligible employee in the service of the District.

B. General Parameters

1) This policy shall apply to Retirees and DROP participants as defined above and to employees who have completed or will complete twenty-five (25) years of service in the Florida Retirement System as of September 30, 2010.

2) The District shall allow participation in the District’s insurance programs by any Retiree regarding whom participation opportunities are required under Section 112.0801, Florida Statutes, or any successor thereto. DROP Participants and Current Employees who retire within the meaning of the District’s retirement plan and begin receiving benefits shall also be afforded insurance participation opportunities upon retirement as required insurance plan shall be permitted except as required by law (for example, participation due to fulfillment of COBRA obligations).

3) For the purpose of bolstering recruitment and promotional efforts pertaining to the positions of Deputy Chief and Assistant Chief, the District will offer a post-employment health insurance supplementation

Page 5 of 8


inducement for retired employees who served in those non-bargaining unit positions as follows:

a. The District shall contribute 100% toward the cost of Retiree participation in the District’s health insurance program for the retiree and qualifying spouse/dependent until the employee reaches the age of 65 or is eligible for Medicare, whichever occurs first .

b. An eligible retiree must have completed fifteen (15) Years of Service, including three (3) years as a Chief Officer.

c. This benefit is provided in lieu of contributions to the Post Employment Health Plan (PEHP), the defined contribution plan administered by the District. Contributions previously deposited into the trust account of PEHP participants shall remain with the employee.

d. The District will continue to pay the premium associated with the life insurance benefit in accordance with policy.

e. Employees who have retired pursuant to the terms and conditions of a separation agreement or an early retirement incentive program are ineligible for this benefit.

f. This benefit shall be effective May 1, 2017.

4) Effective February 14, 2008, the District agrees to participate in a post-employment health plan (“PEHP”) pursuant to the terms and conditions of the PEHP for Public Employees.

The District agrees to contribute to the PEHP Universal Reimbursement Account on behalf of the following category of employees:

a. Each employee who has completed at least five (5) years of service as of November 12, 2015 will thereafter receive a two thousand give hundred ($2,500.00) one thousand five hundred ($1,500.00) contribution by the District to the PEHP Universal Reimbursement Account on or around November 10 each year, beginning with the twentieth (20th) anniversary of Retroactivity will not be granted.

Page 6 of 8

https://1,500.00

https://2,500.00


b. Any employee who has not completed five (5) years of service as of the date of ratification will receive the $2,500.00 $1,500.00 contribution to the PEHP once he/she has completed five (5) years of service. The initial contribution shall be received on or around the first November 10th following the five (5) year anniversary, and thereafter on or around November 10th each year.

c. For employees participating in the PEHP who have completed twenty (20) years of service and thereafter separate from service in good standing, the District will make a one-time lump-sum contribution to the PEHP so that the lump sum payment, combined with the District’s total contribution, total no more than the following:

i. Twenty years of service - $37,000 ii. Twenty-one years of service – $44,000

iii. Twenty-two years of service - $50,000

The lump-sum payout, combined with the District’s total contributions over the employee’s length of service, cannot exceed $50,000. In such case, the $30,000 lump sum payment shall be reduced accordingly so that the lump sum PEHP contribution combined with the District’s total contributions, total no more than $50,000.00.

d. The parties agree that the funding of the PEHP employer contribution is dependent upon the District receiving revenue in excess of the 95% of the total possible Ad Valorem assessed each year. In the event the revenue received is equal to or less than the budgetary assumption of 95%, no contribution will be made for that year. If the revenue received is in excess of the 95% but insufficiently covers all contribution, the available monies will be equally distributed to all eligible employees.

e. Upon separation, there will be no prorated payment of contribution toward the subsequent year’s contributions.

f. The District agrees that if North Collier Fire Control and Rescue District is merged or consolidated resulting in the dissolution of the District, the district will fund the PEHP to all employees who have completed five (5) or more years with the district up to the maximum district contribution of $50,000.

Page 7 of 8


5) The actual benefits provided to Retirees in conjunction with the insurance they elect to participate in shall be governed exclusively by the plan terms and not by this policy. Spouse and dependent eligibility will also be governed exclusively by the plan terms.

6) Upon the death of the Retiree, any participating eligible spouse or dependents shall be eligible to maintain coverage to the extent required by law at their own expense.

7) Participation in any of the District’s other insurance plans may be permitted to the extent required by Section 112.0801, Fla. Stat., or any successor thereto, but such participation shall be at the sole expense of the Retiree.

8) In determining rates for health and hospitalization coverage, claims experience of Retirees shall be commingled where required under Section 112.0801, Fla. Stat., or any successor thereto.

C. Responsibilities:

1. The District has overall responsibility for the administration of this policy in conjunction with any insurance providers, and for notifying Retirees of policy changes at the last known address of record with the District.

2. Retirees are responsible for keeping the District notified as to current address as well as any change of status as to themselves or spouse/dependents that potentially affects coverage.

3. The Board is responsible for administering the supplementation to be provided to Retirees, DROP Participants, and their eligible spouse/dependents up to age 65 as set forth above.

4. The Board is responsible for determining, and from time to time, re-determining, what supplementation of insurance costs will be provided to Retirees and DROP Participants after age 65, if any, as well as Current Employees retiring after initial adoption of this policy.

Page 8 of 8

ATTACHMENT 2

RESOLUTION 19-001

A RESOLUTION OF THE BOARD OF FIRE COMMISSIONERS OF THE NORTH COLLIER FIRE CONTROL AND RESCUE DISTRICT OF COLLIER COUNTY, FLORIDA, ADOPTING REVISED DISTRICT POLICY SECTION 3.15 – INSURANCE

WHEREAS, the Board of Fire Commissioners of the North Collier Fire Control and

Rescue District adopted Resolution 15-002 on January 15, 2015 confirming existing

policies of the North Naples Service Delivery Area and the Big Corkscrew Service Delivery

Area remain in effect until superseded by the North Collier Fire Control and Rescue

District Board of Fire Commissioners; and

WHEREAS, the Board of Fire Commissioners of the North Collier Fire Control and

Rescue District desires to adopt revised District Policy 3.15 – Insurance, attached hereto

as Exhibit A;

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF FIRE COMMISSIONERS OF

THE NORTH COLLIER FIRE CONTROL AND RESCUE DISTRICT that District Policy 3.15 –

Insurance, attached hereto as Exhibit A, is hereby adopted.

This resolution shall take effect immediately upon its adoption.

The foregoing Resolution was offered by Commissioner , who moved

for its adoption.

The motion was seconded by Commissioner , and

the vote was as follows:

Commissioner M. James Burke

Commissioner James A. Calamari

Resolution 19-001 January 9, 2019 Page 2 of 2

Commissioner Christopher L. Crossan

Commissioner Norman E. Feder

Commissioner J. Christopher Lombardo

9thDuly passed on this day of January, 2019 by the Board of Fire

Commissioners of the North Collier Fire Control and Rescue District.


M. James Burke

James A. Calamari

Christopher L. Crossan

Norman Feder

J. Christopher Lombardo



AGENDA ITEM 10E


Prepared By: Fire Chief James Cunningham

Date: December 28, 2018

Subject: Request for Board Discussion Regarding Renewal of Contract for Associate District Medical Director Dr. Jeffery Panozzo

Objective: Request for Board discussion regarding the renewal of contract for Associate District Medical Director Dr. Jeffery Panozzo

Background Information: On March 22, 2016, the Board entered into an Interlocal Agreement with the Collier County Board of County Commissioners as authorized by Ch. 163, Florida Statutes, Inter-governmental Programs. Subsequently, the County issued the District a Certificate of Public Convenience and Necessity (“COPCN”) to provide advanced life support (“ALS”) non-transport services throughout the boundaries of the District in turn authorizing the District to employ an Associate Medical Director subject to the following considerations:

1. The District shall retain the services of the Collier County Medical Director to serve as the District’s Medical Director to govern the provisions of advanced life support services authorized by the COPCN and licensed by the State.

2. The District may employ an Associate Medical Director to assist the District with the implementation of the protocols, standards, training, and certification/recertification standards established by the County Medical Director/District Medical Director relating to ALS services provided by the District.

3. The Associate Medical Director or any other medical professional employee/and/or volunteer of the District shall work under the supervision of the County Medical Director/District Medical Director.

4. In addition, Dr. Panozzo will be the District’s Medical Director as it relates to the EMS Florida Department of Health approved EMS Continuing Education Training Center as required by the Florida Statute 401 and F.A.C 64J-1. This certification is separate and apart from the issuance of a COPCN or State EMS provider license.

The District has had a contract for Medical Director with Dr. Panozzo since January 14, 2010, when North Naples Service Delivery Area first obtained the COPCN to provide advanced life support services.

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Most recently, that Contract was amended on May 12, 2016, to extend the term through May 12, 2019. The amended contract was, in large part, due to new requirements set forth by Collier County requiring a Memo of Understanding by which the County’s Medical Director, Dr. Robert Tober, was named as the Medical Director on record for North Collier Fire’s COPCN, and with Dr. Panozzo named as an Associate/Training Center Medical Director.

Dr. Panozzo continues to provide training to the EMT’s and Paramedics of North Collier Fire, and he oversees the credentialing process.

On December 12, 2018 at 0930 hours, our COPCN was reviewed by the County’s Emergency Medical Authority. At that meeting, Dr. Panozzo identified himself as part owner of Just Like Family ALS transport that was also seeking a COPCN renewal. Dr. Panozzo has provisions in his contract with the District to allow for other employment or operating other businesses.

Considerations The District has a few options:

renew the existing contract;

let contract expire;

provide 60-day notice that contract is not renewed;

renegotiate the terms of contract with Dr. Panozzo; and

can seek an alternate Associate Medical Director who may be interested in a contract.

Fiscal Impact: There is no fiscal impact related to this agreement as the $30,000 per annum fee has not changed and has been fully budgeted.

Recommendation: Staff recommends that that District Staff formally meet with Dr. Panozzo to determine 1) if he plans to remain part owner of Just Like Family or any subsequent transport company operating in Collier County; and 2) discuss if he would like to renew the agreement with North Collier Fire District as our Associate/Training Medical Director.

Attachments: Attachment 1: Current Contract with Dr. Panozzo (dated May 12, 2016)

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FOR MEDICAL DIRECTION BETWEEN

NORTH COLLIER FIRE CONTROL AND RESCUE DISTRICT AND JEFFERY PANOZZO, D.O.

THIS CONTRACT FOR MEDICAL DIRECTION, hereinafter referred to as the "Contract", is made this ,/;lday of ,Ma~ , 2016 ("Effective Date") by and between the North Collier Fire Control and R scue District through its Board of Fire Commissioners, hereinafter referred to as the "District", and Jeffery Panozzo, D.O, hereinafter referred to as "Associate/Training Center Medical Director."

WITNESS ETH

WHEREAS, the District is an independent fire control and rescue district created and existing under the laws of the State of Florida, particularly Chapter 2015-191, Laws of Florida, and has all powers and authorities enumerated therein an in Chapters 189 and 191, Florida Statutes; and

WHEREAS, the District is responsible for providing fire and emergency medical services ("EMS") within its boundaries: and

WHEREAS, Florida Statutes and regulations require that any licensed advanced life support ("ALS") service provider have a medical director in order to be compliant with such laws; and

WHEREAS, the District executed a Medical Direc\or Contract with the Associate/Training Center Medical Director on May 12, 2011 that provided for him to provide medical direction services to the District, which was subsequent amended on February 11, 2016 to extend the contract through May 12, 2016; and

WHEREAS, District filed a lawsuit against Collier County in the litigation titled North Collier Fire Control and Rescue District, District/Plaintiff, v. Board of County Commissioners of Collier County, Respondent/Defendant (Case No. 11-2015-CA-001871 ), related to Collier County's denial of the District's application for a certificate of public convenience and necessity ("Lawsuit"); and

WHEREAS, District and the County, settled the Lawsuit on May 22, 2016 through the execution of an interlocal agreement ("Settlement Agreement"); and

WHEREAS, the Settlement Agreement requires the District to retain the services of the Collier County Medical Director to serve as the District's Medical Director through the Settlement Agreement for medical direction services (hereinafter referred to as the "County Medical Director/District Medical Director") and to utilize the protocols and standards issued by the County Medical Director/District Medical Director to govern the provisions of advanced life support ("ALS") services authorized by the certificate of public convenience and necessity and its State of Florida license; and

ATTACHMENT 1

WHEREAS, the Settlement Agreement allows the County Medical Director/District Medical Director to delegate any or all of his responsibilities under the Settlement Agreement to the Collier County Deputy Medical Director; and

WHEREAS, the Settlement Agreement authorizes the District to employ an associate medical director to assist the District with the implementation of the protocols, standards, training, and certification/recertification standards established by the County Medical Director/District Medical Director relating to ALS services provided by the District; and

WHEREAS, the Settlement Agreement requires the District's associate medical director to work under the supervision of the County Medical Director/District Medical Director; and

WHEREAS, the Associate/Training Center Medical Director is a duly licensed physician in the State of Florida who is specially trained in the field of emergency medicine and desires to be the District's Associate/Training Center Medical Director; and

WHEREAS, in addition to needing medical direction related to the provision of ALS services by the District, the District also needs medical direction for its state licensed training center in order to retain such licensing as required by Section 401.2701, Florida Statutes.

NOW THEREFORE, in consideration of the promises and the mutual covenants hereinafter set forth, the parties hereto agree as follows:

Section 1. RECITALS. The foregoing recitals are true and correct and are incorporated herein by reference.

Section 2. PURPOSE OF CONTRACT. The purpose of this Contract is to provide for the provision of professional services by the Associate/Training Center Medical Director to serve as an associate medical director in conjunction with the County Medical Director/District Medical Director as specified in Section 5, and as a medical director for the District's training center in accordance with Section 6, all of which are in accordance with Chapter 401, Florida Statutes, and Chapter 64J-1, Florida Administrative Code, as they may be amended from time to time.

Section 3. LICENSE. The Associate/Training Center Medical Director is a duly licensed physician in the State of Florida. The Associate/Training Center Medical Director shall maintain his State of Florida medical license in full force and effect during the term of this Contract. The Associate/Training Center Medical Director shall also be American Board of Emergency Medicine certified in emergency medicine. If for any reason during the term of this Contract, the Associate/Training Center Medical Director loses his license to practice medicine in the State of Florida or his board certification, this Contract shall immediately become null and void. The Associate/Training Center Medical Director shall also demonstrate and have available for review documentation of active participation in a regional or statewide physician group involved in pre-hospital care.

Section 4. ADDITIONAL LICENSES. The Associate/Training Center Medical Director agrees to obtain and maintain throughout the period of this Contract all such licenses as are required to do business by the Associate/Training Center Medical Director in the State of Florida and in Collier County, Florida, including, but not limited to, all licenses required by any State Boards or other Governmental agencies responsible for regulating and licensing the professional services to be provided and performed by the Associate/Training Center Medical Director to this Contract.

Section 5. DUTIES AND RESPONSIBILITIES OF THE ASSOCIATE/TRAINING CENTER MEDICAL DIRECTOR RELATED TO THE DISTRICT'S PROVISION OF ALS SERVICES.

A. The Associate/Training Center Medical Director's duties related to the District's provisions of ALS services shall be as an associate medical director and shall be in support of and to further the duties of the County Medical Director/District Medical Director, including assisting the County Medical Director/District Medical Director, and if appropriate the Collier County Deputy Medical Director, with:

i. The supervision of the medical performance of the all emergency medical technicians ("EMTs") and paramedics working for the District.

ii. Participation in a quality assurance committee to provide for quality assurance review of all District EMTs and paramedics.

iii. The auditing of the performance of District personnel by use of a quality assurance program that includes, but is not limited to, a prompt review of patient care records, direct observation, and comparison of performance

iv. The training of paramedical personnel, including the determination of training criteria for certification.

v. The training in the use of the trauma scorecard methodologies as provided in Section 64J- 2 of the Florida Administrative Code, as they may be amended from time to time, for adult trauma patients and pediatric trauma patients.

vi. The training of the use by a District EMT or Paramedic of an automatic or semi-automatic defibrillator and the performance of esophageal intubation, and while assisting the Collier County's EMS provider during transport, the monitoring and maintenance of non-medicated I.Vs.

vii. The coordination and training to ensure that all District EMTs and Paramedics have all proper certifications and receive all training necessary to maintain their certification and ensure compliance with his protocols and orders.

viii. The coordination and training to ensure that all District EMTs and Paramedics are trained in the use of the trauma scorecard methodologies as provided in section 64J-2 of the Florida Administrative Code, as they may be amended from time to time, for adult trauma patients and pediatric trauma patients.

8. The Associate/Training Center Medical Director shall participate in regular quality assurance meetings with District personnel as well as any countywide quality assurance meetings.

C. Upon delegation or direction of the County Medical Director/District Medical Director, the Associate/Training Center Medical Director shall participate in the District's quality assurance programs, and train, credential and recredential District's paramedics and EMTs.

D. The Associate/Training Center Medical Director shall cooperatively work with the County Medical Director/District Medical Director, and if appropriate the Collier County Deputy Medical Director, and shall serve as a liaison between the District and the appropriate hospitals, medical societies, practicing physicians and training facilities in Collier County.

E. The Associate/Training Center Medical Director shall keep adequate records and supporting documentation that reflects his services under this Contract.

F. it is understood and agreed between the parties that all of the legal duties and responsibilities of a medical director as set forth in Chapter 401, Florida Statutes, and applicable regulations, related to the provision of ALS services by the District, shall remain with the County Medical Director/District Medical Director at all times.

Section 6. DUTIES AND RESPONSIBILITIES OF THE ASSOCIATE/TRAINING CENTER MEDICAL DIRECTOR RELATED TO THE DISTRICT'S TRAINING PROGRAM.

The Associate/Training Center Medical Director shall:

A. Serve as the licensed physician meeting the applicable requirements for EMS medical directors as outlined in Chapter 401, Florida Statutes, and associated rules, as required by Section 401.2701, Florida Statutes.

8. Have the duty and responsibility of certifying that the District's training program's graduates have successfully completed all phases of the education program and are proficient in basic or advanced life support techniques, as applicable.

C. Coordinate and participate as an instructor in the in-service education programs and quality control of the patient care by the District.

Section 7. RIDETIME. The Associate/Training Center Medical Director shall participate as a crewmember on a District Apparatus/vehicle for a minimum of ten (10) hours per year.

Section 8. PATIENT RECORDS. The District shall make available, within two (2) days of a written request, any and all medical records, reports, documents and other relevant materials, including audio and visual tapes requested by the Associate/Training Center Medical Director. This includes all run reports, medical test results, recordings on tape and any other reasonably available similar information.

Section 9. CONFIDENTIAL COMMUNICATIONS. The Associate/Training District Medical Director shall comply with the provisions of Chapter 119, Florida Statutes, the Health Insurance Portability and Accountability Act ("HIPPA"), Health Information Technology for Economic and Clinical Health requirements and any other federal or state applicable laws relating to records and/or confidentiality of records. The Associate/Training Center Medical Director shall execute a HIPPA business associate agreement with the District. Except as may be provided by general law, the District agrees to keep all medical records confidential and allow no communication of records or patient information without a written release from the patient or the Associate/Training Center Medical Director. The District agrees to comply with all applicable HIPPA requirements.

Section 10. REPORT. The District agrees to give the Associate/Training Center Medical Director full and detailed reports regarding any case which it reasonably believes has the potential for legal action against the District or its employees pertaining to the delivery of EMS within five (5) days.

Section 11. TERM OF CONTRACT. The term of this Contract shall be one (1) year from the Contract's Effective Date. The parties agree that the term of the Contract shall be automatically renewed on an annual basis for three (3) additional one year terms with the same terms, conditions and obligations as set forth herein, unless terminated pursuant to Section 12.

Section 12. TERMINATION. This Contract may be terminated be either party, with or without cause, upon sixty (60) days written notice to the other party of such party's intention to terminate the Contract or pursuant to Section 3 of this Contract.

Section 13. COMPENSATION. The District shall pay to the Associate/Training Center Medical Director the sum of thirty thousand dollars ($30,000) per annum, as full compensation for the services rendered herein. The Associate/Training Center Medical Director shall not be eligible for any employee benefits other than this compensation. This sum shall be paid to the Associate/Training Center Medical Director in twelve (12) equal monthly payments commencing with the Effective Date of the Contract, with each monthly payment being payable by the 10th of each month. Increases may be provided as approved by the District's Board of Fire Commissioners. The Fire Chief will notify the Associate/Training Center Medical Director by September 15th of each year of an increase in compensation, if any, which has been approval by the District's Board of Fire Commissioners for the upcoming term. In the event of the termination of this Contract, the Associate/Training Center Medical Director's compensation shall be prorated on the basis of the number of days elapsed from the effective date of the Contract divided by three hundred sixty-five (365).

Section 14. NON-ASSIGNMENT. This Contract is personal to the Associate/Training Center Medical Director and the duties set forth herein may not be delegated or assigned.

Section 15. INDEPENDENT CONTRACTOR. The Associate/Training Center Medical Director shall be an independent contractor of the District. The Associate/Training

Center Medical Director does not have the power or authority to bind the District in any promise, agreement, or representation other than specifically provided for in this Contract.

Section 16. LIABILITY AND REMEDIES IN BREACH OF CONTRACT. It is recognized that the District is statutorily required to employ or contract a medical director in order to provide EMS training under Chapter 401, Florida Statutes. Accordingly, the Associate/Training Center Medical Director shall not refuse to perform these services during the term of this Contract so long as he is able to so perform, and the District shall have the right to specific performance of the provisions of this Contract. In addition, the Associate/Training Center Medical Director shall be liable to the District for his unreasonable failure or refusal to perform the services required hereunder.

Section 17. INSURANCE. The District shall, pay for, and maintain, during the term of this Contract professional liability insurance for the benefit of the Associate/Training Center Medical Director similar to the professional liability insurance the District maintains for its Paramedics. The District shall be named as an additional insured on the certificate of insurance for the policy.

Section 18. LEGAL EXPENSES OF THE ASSOCIATE/TRAINING CENTER MEDICAL DIRECTOR. The District agrees to reimburse the Associate/Training Center Medical Director for any reasonable legal expenses and costs incurred by the Associate/Training Center Medical Director in the performance of his duties as set forth herein, including without limitation any expenses and costs associated with legal opinions or assistance in the interpretation, application and compliance with Florida law and associated regulations, and litigation expenses.

Section 19. APPLICABLE LAWS AND JURISDICTION. Unless otherwise specified, the laws, rules and regulations of the State of Florida shall govern this Contract. Any suit or action brought by either party to this Contract against the other party relating to or arising out of this Contract must be brought in the appropriate Florida State Court in Collier County, Florida.

Section 20. ATTORNEY FEES. In the event there is litigation arising under or related to Contract, each party shall pay its own attorney's fees and costs and expenses incurred in enforcing the Contract.

Section 21. NOTICES. All notices, demands, requests, and other communications hereunder shall be deemed sufficient and properly given, if in writing and delivered in person to the following addresses, or via facsimile, or sent by certified or registered mail, postage prepaid with return receipt requested, at such addresses; provided, if such notices, demands, requests or other communications are sent by mail, they shall be deemed as given on the third day following such mailing which is not a Saturday, Sunday, or a day on which United States mail is not delivered:

District: Fire Chief North Collier Fire Control and Rescue District 1885 Veterans Park Drive

Naples, Florida 34109

Associate/Training Center Medical Director:

Any party may, by like notice, designate any further or different address to which subsequent notices shall be sent. Any notices hereunder signed on behalf of the notifying party by a duly authorized attorney at law shall be valid and effective to the same extent as if signed on behalf of such party by a duly authorized officer or employee.

Section 22. CONFLICTING EMPLOYMENT OR CONTRACTUAL RELATIONSHIP. The Associate/Training Center Medical Director represents that he does not presently have an interest and shall acquire no interest, either direct or indirect, which would conflict in any manner with the performance of services required hereunder. Nothing in this Contract shall be interpreted as preventing the Associate/Training Center Medical Director from being employed in any other capacity, including, but not limited to the operation of a medical practice, the employment as a staff member of any hospital, or operating any other business or being similarly employed with any other EMS provider that is lawfully licensed within Collier County and the State. However, the Associate/Training Center Medical Director shall not accept any employment or enter into any contractual relationship that would create a conflict between such interest and the performance of his duties hereunder.

Section 23. AMENDMENTS. No modification or amendment in this Contract shall be valid or binding upon the parties, unless in writing, and executed by both parties.

Section 24. SUCCESSOR. The Contract shall be binding upon the successors of the District. The Contract shall not be assignable by the Associate/Training Center Medical Director.

Section 25. CONFLICT. Nothing contained herein shall be deemed to supersede with the Settlement Agreement. If there is a conflict between this Contract and the Settlement Agreement as it relates to the duties of the Associate/Training Center Medical Director serving as an associate medical director for the provision of ALS services, the Settlement Agreement shall control.

Section 26. SEVERABILITY. In the event any provision of this Contract shall, for any reason, be determined invalid, illegal or unenforceable in any respect the parties hereto shall negotiate in good faith and agree to such amendments, modifications or supplements to this Contract or such other appropriate actions as shall, to the maximum extent practicable in the light of such determination implement and give effect to the intentions of the parties as reflected herein, and the other provisions of this Contract, as amended, modified, supplemented or otherwise affected by such action, shall remain in full force and effect.

IN WITNESS WHEREOF, the parties have executed this Contract as of the date first written above.

Date

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north collier fire control and rescue district

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