Agenda 05/25/2010 Item #16A13
EXECUTIVE SUMMARY
Agenda Item No. 16A13
May 25, 2010
Page 1 of 7
Recommendation to approve the issuance of the building permit prior to approval of the
requisite Site Development Plan (SDP) to allow for an approximate 20,000 square-foot
addition to the existing produce processing and packaging facility owned and operated by
Florida Specialties, Inc. (located at 601 East Main Street in Immokalee), and further to
allow the issuance of a Temporary Certificate of Occupancy (TCO) until all site
construction has been completcd. This expedited process will allow Florida Specialties, Inc.
to meet its contractual agreements and triple its current production capacity, resulting in a
projected minimum of 25 new jobs.
OBJECTIVE: To obtain the Board of County Commissioners (BOCC) approval to issue the
building permit while the simultaneous review of the SDP is ongoing and to allow the issuance
of a TCO prior to completion of the site work. The building permit would only be issued after
review and approval by staff of a conceptual site plan (attached), the purpose of which is to
ensure that there are no fatal flaws that would need to be addressed, either prior to, or as part of,
the building addition construction process. 'TIlis expedited process will allow Florida Specialties,
Inc. to triple its current production capacity, resulting in a minimum of 25 new jobs in
Irnmokalee. The additional capacity must be operational by November I, 2010, in order to meet
the needs of certain clients who would utilize Florida Specialties, Inc. services for processing and
packaging of fresh vegetables for wholesale and retail sale.
CONSIDERA nONS: On May 13, 2010, a pre-application review meeting was conducted. The
applicant presented a conceptual site plan that was reviewed by staff and determined not to
contain any fatal t1aws that would prohibit the construction of the proposed building. Staff has
determined that the conceptual site plan submitted is consistent with section 10.02.03.A.I which
states:
"The intent of this section is to ensure compliance with the appropriate land development
regulations prior to the issuance of a building permit. This section is further intended to ensure
that the proposed development complies with fundamental planning and design principles such
as: consistency with the county's growth management plan; the layout, arrangement of buildings,
architectural dcsign and open spaces; the configuration of the traffic circulation system, including
driveways, traffic calming devices, parking areas and emergency access; the availability and
capacity of drainage and utility facilities; and, overall compatibility with adjacent development
within the jurisdiction of Collier County and consideration of natural resources and proposed
impacts thereon."
Florida Specialties, Inc. processes and packages primarily locally grown fresh vegetables in
microwavable bags for retail sale, including: green beans, peppers, squash and so forth. The
system that is used to process and package the fresh vegetables was designed and installed by
another Immokalee firm, Salazar Machine and Steel, Inc. The existing facilities have no
additional capacity. Certain national clients have expressed an interest in using the processing
and packaging services of Florida Specialties for both wholesale and retail end users. In order to
meet the desires of these clients, Florida Specialties, Inc. will need to triple its current capacity.
Several options were considered, but in the end the most viable alternative was to expand the
existing facility.
Agenda Item No. 16A13
May 25. 2010
Page 2 of 7
On January 24, 2006, the Board adopted Resolution No. 2006-12, which superseded and
replaced Resolution 2005-409, establishing the procedures and regulatory process for the Fast
Track program, which is designed to expedite development review for qualified economic
development projects. The Fast Track Program has specific eligibility requirements including the
number of full-time jobs to be created and the average wage of the jobs. On April 13, 201 0 the
BOCC approved Florida Specialties, LLC for participation in the Economic Stimulus Program
for Job Creation and Broadband Infrastructure. When the initial application was filed the
recipient was not aware that a physical expansion would be necessary. On May 4, 2010, the
Economic Development Council (EDC) submitted a request to allow Florida Specialties, LLC to
participate in the Fast Track Program. The company is proposing a capital investment of over $4
million, which includes construction/renovation and the purchase of manufacturing and other
equipment.
The requirements to participate in the Fast Track Program, for projects in Immokalee are as
follows:
. Create new or expanded businesses that are "Targeted Industries"
. Provide 50% or more of the current private sector average wage
. Create a minimum of 5 new full time jobs
In addition to the ninety-six (96) current jobs being retained, Florida Specialties, LLC proposes
to create a minimum of twenty-five (25) new jobs in Collier County over a three year period, the
first ten (J 0) being created in 2010. The average wage of these positions is $19,650 which is
50% of the 2010 Collier County average wage of $39,285 and generates an increase in local
payroll of approximately $491,250 annually.
Based on the information above, Florida Specialties, LLC meets the targeted industry, job
creation criteria, and average wage criteria to participate in the Fast Track program.
Once it was determined that the best option was an addition to the existing facility,
representatives of Florida Specialties, their consultants, and the EDC met with staff to determine
if a course of action could be developed that would facilitate expedited review and actual
construction, such that the November I, 2010 target date tor bcing operational could be
achieved. Based upon this information, it was determined that the best course of action was as
follows:
I) Applicant's consultant will prepare a conceptual Site Plan which will be reviewed by
staff at a pre-application for any fatal flaws or significant issues that might need to be
addressed. This was conducted on May 13,2010 and it was dctcrmined that no fatal flaws
existed.
2) The item would be brought before the BOCC, as soon as possible, for approval to
proceed with the proposed expedited process. A copy of the conceptual site plan would
be provided to the BOCC. The EDC and the applicant would be available to answer
questions about the project if so desired by the BOCC.
3) The Growth Management Division would assign a liaison from Client Services to oversee
the project to make sure it complies with all applicable codes and that health, safety and
welfare concerns are not neglected during the development of the project.
4) WitWlOld issuance of a final CO until all site plan and permitting issues have been
addressed, but a temporary CO could bc issued upon substantial completion so that
operations may commence, assuming there are no health, safety and welfare concerns, as
detennined by the Growth Management Division Administrator or Deputy Administrator.
Agenda Item No. 16A 13
May 25,2010
Page 3 of 7
The EDC has also requested that the BOCC approve the simultaneous review of the site
development plan and building permit, and the issuance of a building permit prior to final
approval of SDP, based on the overall benefit and merits of the project. Florida Specialties, LLC
will be the first to do the final value-added processing in Immokalee. The processing requires
year-round supply and labor, so the jobs being created are more stable. If the new facility is
operational by November I, 2010 the potential for immediate and long-term job creation
increases dramatically. In addition to creating a minimum 25 new jobs in Immokalee, this
expansion will provide substantial new work for Salazar Machine and Steel, Inc., keeping its
staff gainfully employed and potentially creating the need for some additional jobs there as well.
FISCAL IMPACT: There is no negative fiscal impact to the County associated with this
approval as the County would collect all the appropriate fees associated with permitting this
project.
GROWTH MANAGEMENT IMPACT: There is no growth management impact associated
with this Executive Summary.
LEGAL CONSIDERATIONS: This proposal is not presently authorized by the Land
Development Code. Section 10.02.03 of the LDC requires, with few exceptions (none here
applicable), that Site Development Plan approval be obtained prior to the issuance of a building
permit. That said, if the Board wishes this project to proceed in the manner requested by staff,
then the County Attorney recommends that the Board authorize staffs request, on the condition
that staff comes back to the Board with a proposed LDC amendment to Section 10.02.03, which
would add an additional exception to this LDC requirement based on a Fast Track Economic
Development Project, with defined criteria and economic goals, so that others similarly situated
can also take advantage of this process. -JAK
RECOMMENDATION: That the BOCC directs to the County Manager, or his designee, to
approve the issuance of the building permit plior to approval of the requisite SDP to allow for an
approximate 20,000 square-foot addition to the existing produce processing and packaging
facility owned and operatcd by Florida Specialties, Inc., and further to allow the issuance of a
TCO until all site construction has been completed subject to the condition that all health, safety
and welfare concerns are addressed prior to the issuance of the TCO. Further, that the Board
direct that staff comes back to the Board with a proposed LDC amendment to Section 10.02.03,
which would add an additional exception to this LDC requirement based on a Fast Track
Economic Development Project, with defined criteria and economic goals, so that others
similarly situated can also take advantage of this process.
PREPARED BY: Nick Casalanguida, Deputy Administrator, Growth Management
Attachments: I) Proposed Site Plan; 2) Proposed Site Plan Aerial Version; 3) Locus Map
Item Number:
Item Summary:
Meeting Date:
Agenda Item No. 16A13
May 25. 2010
Page 4 of 7
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
16A13
Recommendation to approve the issuance of the building permit prior to approval of the
requisite Site Development Plan (SDP) to allow for an approximate 20,000 square-foot
addition to the existing produce processing and packaging faCility owned and operated by
Florida Specialties, Inc. (located at 601 East Main Street in Immokalee), and further to allow
the issuance of a Temporary Certificate of Occupancy (TCO) until all site construction has
been completed. This expedited process will allow Florida Specialties, Inc. to meet its
contractual agreements and triple its current production capacity. resulting in a projected
minimum of 25 new jobs.
5/25/2010900:00 AM
Director - Transportation Planning
Date
Prepared By
Nick Casalanguida
Transportation Division
Transportation Planning
Administrative Assistant
Date
Approved By
Jeanne A. Marcella
Transportation Division
Transportation Planning
5118120108:12 AM
County Attorney
Date
Approved By
Jeff Klatzkow
5118/2010 11:35AM
Nick Casalanguida
Director. Transportation Planning
Date
Approved By
Transportation Division
Transportation Planning
5/18/2010 12:54 PM
Approved By
Leo E. Ochs, Jr.
County Managers Office
County Manager
Date
County Managers Office
5118/20101:39 PM
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Agenda Item No. 16A 3
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LOCATION MAP
Agenda Item No. 16A13
May 25, 2010
Page 7 of 7
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