Agenda 05/10/2022 Item #14B 2 (CRA to Obtain Agreement with Catholic Chairities Diocese of Venice )
Proposed Agenda Changes
Board of County Commissioners Meeting
May 10, 2022
Continue item 14B2 to the May 24, 2022, BCC Meeting: Recommendation that the Board of County
Commissioners, acting as the Community Redevelopment Agency Board (CRA), authorize staff to obtain an
appraisal, negotiate a Purchase Agreement with Catholic Charities Diocese of Venice, Inc. and take all
actions required by Section 163.380(3)(a), Florida Statutes to convey 1.96 acres of CRA owned property in
the Immokalee Community Redevelopment Area based on an unsolicited proposal. (District 5)
(Commissioner McDaniel’s request)
Continue item 16C6 to the May 24, 2022, BCC Meeting: Recommendation to authorize the County
Manager, or his designee take whatever action is necessary to convey the 6.38 acre “lake expansion parcel”
(Tract RL-2) located abutting the County’s Sports Complex and Special Events Center (n/k/a as the
“Paradise Coast Sports Complex”) to the City Gate Community Development District, as allowed by the
Board approved Contribution Agreement. (District 1) (Commissioner Taylor’s request)
Move item 16D1 to 11B: Recommendation to approve and authorize the Chairman to sign two (2)
Subrecipient Agreements between Collier County and NAMI Collier County, Inc., in the amount of $500,000
each to assist in obtaining suitable housing and funding under Emergency Rental Assistance Programs 1 and
2. (Grant Fund 705) (All Districts) (Commissioner McDaniel’s request)
Withdraw item 16F2: Recommendation that the Board of County Commissioners approve the County
Manager’s early departure from full-time service to the Board and agency as well as the Manager’s desire to
remain on the payroll utilizing contractual leave to his planned July 1 retirement. (All Districts) (Staff’s
Request)
Move item 17A to 9C: An Ordinance of the Board of County Commissioners of Collier County, Florida,
proposing Evaluation and Appraisal Review (EAR) based amendments to Ordinance 89-05, as amended, the
Collier County Growth Management Plan of the unincorporated area of Collier County, Florida, specifically
amending the Conservation and Coastal Management Element to address sea level rise, and update
nomenclature, and furthermore, directing transmittal of the adopted amendment to the Florida Department
of Economic Opportunity; providing for severability; and providing for an effective date. [PL20210001271].
(All Districts) (Commissioner Taylor’s request)
Note:
Time Certain Items:
Item 10D to be heard immediately following item 5A: Appointment of an acting County Manager
6/6/2022 11:47 AM
14.B.2
05/10/2022
EXECUTIVE SUMMARY
Recommendation that the Board of County Commissioners, acting as the Community
Redevelopment Agency Board (CRA), authorize staff to obtain an appraisal, negotiate a Purchase
Agreement with Catholic Charities Diocese of Venice, Inc. and take all actions required by Section
163.380(3)(a), Florida Statutes to convey 1.96 acres of CRA owned property in the Immokalee
Community Redevelopment Area based on an unsolicited proposal.
OBJECTIVE: To convey property no longer needed for CRA purposes using the procedures set forth in
Section 163.380, Florida Statutes.
CONSIDERATIONS: On March 23, 2010, Item No. 14 B, the Board of County Commissioners acting
as the Collier County Community Redevelopment Agency Board (CRA), approved the purchase of a 1.96
acre vacant lot at the corner of South 9' Street and Boston Avenue to create the 9t1i Street Plaza as
identified in the 2010 Public Realm Plan. The lot does not have a site address but is identified as Folio
No. 00122840009.
Total cost to purchase the lot was $232,500 plus closing cost. Funds were provided from the Immokalee
CRA reserves. Total cost to remove an existing tower and fence and maintain the property over the past
12 years is estimated at $73,640.
The Plan also identified a 1st Steet Plaza (Zocalo Park) and that plaza was completed. The 9t' Street Plaza
has not been implemented due to funding limitations and other priorities. Over the years, there has been
some interest from the private sector to purchase the lot for commercial development. However, no offers
materialized. One of the challenges in developing the single parcel, may be the configuration of the
property. The CRA has never marketed the property for sale.
In May 2021, Catholic Charities submitted a Letter of Intent (LOI) and draft concept plan to purchase the
CRA property to complete the assembly of approximately 7 acres at the corner of Ninth and Main Street
in downtown Immokalee. The concept plan includes a mix of uses including an urgent care facility;
improved social services; community meeting room; administrative offices; retail space; and affordable
housing.
At the June 16, 2021, the Immokalee Local Redevelopment Advisory Board (Advisory Board) meeting,
the LOI was presented along with the concept plan. Representatives from Catholic Charities provided an
overview of the project. Topics of concern included selling price and commitment that the development
would occur. After the concerns were discussion, the Advisory Board voted unanimously (8-0) to direct
staff to continue the conversation with Catholic Charities.
On October 15, 2021, Catholic Charities provided a follow-up letter and a copy of its appraisal report. At
the October 20, 2021, Advisory Board meeting, Catholic Charities provided an overview of the proposed
project and shared the appraised amount of $420,000. After discussion, Catholic Charities volunteered to
update the conceptual plan based on comments received. The Advisory Board requested a community
meeting be held to get more input on the proposal. The Advisory Board voted unanimously (8-0) to table
the discussion for a future meeting.
On January 26, 2022, a community meeting was held to discuss the future use of the CRA property.
Catholic Charities presented the updated concept plan which includes a health clinic; community center
which will include soup kitchen, thrift store, office space, community meeting rooms, and classroom
space; retail space for startup businesses; and an affordable market rate housing component. They noted
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the changes in the conceptual site plan to accommodate the comments for community members and
clarified that all services will be available to the entire community. Total Project cost is estimated at $25
million. Phase 1 is estimated at $11.6 million. Catholic Charites noted they are already receiving
donations for this project, and they have the ability to raise the additional capital needed once they have
secured the land. Catholic Charities also noted they would agree to a reverter clause if the Phase 1
development wasn't completed within an agreed upon time frame and would update their appraisal.
Based on input received from the public meeting and the Advisory Board, Catholic Charities provided an
updated LOI on March 22, 2022. The LOI was reviewed by the Advisory Board on March 23, 2022.
Concerns were raised regarding the CRA's right of first refusal to purchase the property back at market
value. A motion was made to recommend acceptance of the LOI. The motion passed 6 to 3. After
discussion, Catholic Charities clarified that if the development did not occur within five -years the CRA
would have the first right of refusal to purchase back the property from Catholic Charities at the original
purchase price as would be determined in the Purchase Agreement_ A revised letter was provided with
the updated language dated March 23, 2022. The Advisory Board voted unanimously (8-0) to recommend
acceptance of the Letter of Intent.
As required by Florida law, specifically Subsection Section 163.380(3)(a), Prior to disposition of any real
property or interest therein in a community redevelopment area, any county, municipality, or community
redevelopment agency shall give public notice of such disposition by publication in a newspaper having a
general circulation in the community, at least 30 days prior to the execution of any contract to sell, lease,
or otherwise transfer real property and, prior to the delivery of any instrument of conveyance with
respect thereto under the provisions of this section, invite proposals from, and make all pertinent
information available to, private redevelopers or any persons interested in undertaking to redevelop or
rehabilitate a community redevelopment area or any part thereof. Such notice shall identify the area or
portion thereof and shall state that proposals must be made by those interested within 30 days after the
date of publication of the notice and that such further information as is available may be obtained at such
office as is designated in the notice. The county, municipality, or community redevelopment agency shall
consider all such redevelopment or rehabilitation proposals and the financial and legal ability of the
persons making such proposals to carry them out; and the county, municipality, or community
redevelopment agency may negotiate with any persons for proposals for the purchase, lease, or other
transfer of any real property acquired by it in the community redevelopment area. The county,
municipality, or community redevelopment agency may accept such proposal as it deems to be in the
public interest and in furtherance of the purposes of this part. Except in the case of a governing body
acting as the agency, as provided in s. 163.357, a notification of intention to accept such proposal must
be filed with the governing body not less than 30 days prior to any such acceptance. Thereafter, the
county, municipality, or community redevelopment agency may execute such contract in accordance with
the provisions of subsection (1) and deliver deeds, leases, and other instruments and take all steps
necessary to effectuate such contract.
The proposed Purchase Agreement will at a minimum determine final purchase price, definition and
milestones related to development and the reverter clause. Independent appraisals were previously
prepared however, they are outdated and need to be updated.
If this item is approved a Purchase Sale Agreement will be presented to the Board at a future meeting
with the required notice as set forth in Section 163.380(3)(a), Florida Statutes.
FISCAL IMPACT: The site was purchased in 2010 for $232,500 plus closing cost. Demolition and
maintenance costs for the property since acquisition have totaled approximately $76,340. The disposition
of the site would provide additional revenue to the Immokalee CRA Fund (186) to fund other priorities
and eliminate the need for ongoing maintenance of the property. Funds for the appraisal, estimated at
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05/10/2022
$450, are available in Immokalee CRA Fund (186).
GROWTH MANAGEMENT IMPACT: The property may need to be rezoned to a Planned Unit
Development to accommodate the proposed development.
ADVISORY COMMITTEE RECOMMENDATIONS: At the March 23, 2022, Advisory Board
meeting, the Advisory Board voted 8-0 to recommend acceptance of the Letter of Intent. The Advisory
Board would also like to review the final Purchase Agreement before the CRA would proceed to the 30-
day notice.
LEGAL CONSIDERATIONS: This item is approved as to form and legality, and requires majority
vote for approval. - HFAC
RECOMMENDATION: Recommendation that the Board of County Commissioners, acting as the
Community Redevelopment Agency Board (CRA), authorize staff to obtain an appraisal, negotiate a
Purchase Agreement with Catholic Charities Diocese of Venice, Inc. and take all actions required by
Section 163.380(3)(a), Florida Statutes to convey 1.96 acres of CRA owned property in the Immokalee
Community Redevelopment Area based on an unsolicited proposal.
Prepared by: Debrah Forester, CRA Director
ATTACHMENT(S)
1. #1 Site Aerial (PDF)
2. #2 May 212021 Catholic Charities Letter of Intent (PDF)
3. #3 October 15 2021 Catholic Charities Letter and Appraisal (PDF)
4. #4 January 26 Public Meeting Notice (PDF)
5. #5 January 26 Community Meeting Presentation (PDF)
6. #6 January 26 Site Plan (PDF)
7. #7 March 22 2022 Catholic Charities Letter. of Intent (PDF)
8. #8 March 23 2022 Catholic Charities Letter of Intent (PDF)
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05/10/2022
COLLIER COUNTY
Board of County Commissioners
Item Number: 14.13.2
Doe ID: 21973
Item Summary: Recommendation that the Board of County Commissioners, acting as the
Community Redevelopment Agency Board (CRA), authorize staff to obtain an appraisal, negotiate a
Purchase Agreement with Catholic Charities Diocese of Venice, Inc. and take all actions required by
Section 163.380(3)(a), Florida Statutes to convey 1.96 acres of CRA owned property in the Immokalee
Community Redevelopment Area based on an unsolicited proposal.
Meeting Date: 05/10/2022
Prepared by:
Title: — County Manager's Office
Name: Debrah Forester
04/15/2022 11:53 AM
Submitted by:
Title: — County Manager's Office
Name: Debrah Forester
04/15/2022 11:53 AM
Approved By:
Review:
Tourism
Michael Cox
Stage 1 Review
Corporate Business Operations
Michael Cox
Stage 1 Review
County Manager's Office
Debrah Forester
Director - CRAs
County Attorney's Office
Heidi Ashton-Cicko Level 2 Attorney of Record Review
Office of Management and Budget
Debra Windsor
Level 3 OMB Gatekeeper Review
County Attorney's Office
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Growth Management Operations Support
Christopher Johnson
County Manager's Office
Dan Rodriguez
Level 4 County Manager Review
Board of County Commissioners
Geoffrey Willig
Meeting Pending
Skipped
04/20/2022 3:18 PM
Skipped
04/20/2022 3:18 PM
Completed
04/15/2022 11:54 AM
Completed
04/18/2022 4:46 PM
Completed
04/19/2022 11:20 AM
Completed
04/19/2022 1:11 PM
Additional Reviewer
Completed
Completed
05/02/2022 11:20 AM
05/10/2022 9:00 AM
Packet Pg. 181
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CATHOLIC
CHARITIES
Diocese of Venice, Inc.
Most Reverend Frank J. Dewane, Bishop of Venice in Florida
Rev. Monsignor Stephen E. McNamara,V.G.
Volodymyr Smeryk, M.A.,1.C.D.,J.D., Chancellor
May 21, 2021
Debrah Forester
Director, Immokalee CRA
750 South 51h Street
Immokalee, FL 34142
Richard M. Rogan, Chair
Rita Cavuoto,Vice-Chair
Philomena A. Pereira, Chief Executive Officer
RE: Letter of Intent for 107 S 91h Street, Immokalee, FL property — Parcel No. 00122840009
Dear Debrah,
Catholic Charities Diocese of Venice, Inc. (CCDOV) respectfully submits this letter of intent for the above
referenced property currently owned by the Immokalee Community Redevelopment Agency (CRA). As
you know, Catholic Charities seeks to acquire and improve the S 9th street parcel as part of a community -
focused development that will have a positive, long term impact for the Immokalee community.
Over the last six months, CCDOV made two successive purchases of 5.5 acres adjacent to the west side
of the CRA parcel. The successful acquisition of 107 S 91h Street (2 acres) would allow Catholic Charities
to realize a comprehensive 7.5 acre development that will include an advanced urgent care facility;
improved Catholic Charities Guadalupe Social Services programming; community meeting room with
free Wi-Fi; administrative office space; retail space along the W Main Street frontage; and at -market
affordable housing that can serve a cross-section of the community.
Our vision for this site is informed largely by community needs assessments, local housing and market
studies, and input from community stakeholders. We understand and appreciate the need for urgent
care in Immokalee. We are cognizant of the CRA's intent to promote tax generating developments. We
are also aware of the need for green space that is vital to building community. Our project will address
these issues and more as it aligns with the CRA's mission of revitalizing Immokalee.
I have attached an initial concept rendering of our proposed development for your review. We would
appreciate an opportunity to meet and discuss how we can partner together as outlined here. Please
reach me at 941.445.0062 or eduardo.gloria@catholiccharitiesdov.org at your convenience. Thank you
for your time and consideration.
Sincerely,
Eduardo Gloria
Chief Operating Officer
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P.O. Box 2116,Venice, FL 34284-2116 1 941-488-5581 or 941-484-95431 fax 941-441-1150 1 www.catholicc
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14.B.2.c
CATHOLIC
CHARITIES
Diocese of Venice, Inc.
Most Reverend Frank J. Dewane, Bishop of Venice in Florida
Rev. Msgr. Stephen E. McNamara, V.F. - Vicar General
Dr. Volodymyr Smeryk, M.A., J.C.D., J.D. - Chancellor
October 15, 2021
Debrah Forester
Director, Immokalee CRA
750 South 5th Street
Immokalee, FL 34142
Richard M. Rogan, Chair
Rita Cavuoto, Vice -Chair
Eduardo Gloria, Interim Chief Executive Officer
RE: Letter of Intent to purchase 107 S 9th Street, Immokalee, FL property
Parcel No. 00122840009
Dear Debrah,
Thank you for inviting us to attend the June 16, 2021, Immokalee CRA meeting where Catholic
Charities presented its proposal to acquire and develop the above referenced parcel owned by
the CRA.
Attached here is a recent (professional) appraisal of the 107 S 9th Street property estimating the
market value of the CRA property to be $420,000. As discussed, Catholic Charities Diocese of
Venice inc., wishes to purchase the 107 S 9th property for the appraised market value of
$420,000.
As presented during the June 16th meeting, our proposed development will provide facilities
and services aligned with the CRA's mission of revitalizing Immokalee. Acquiring this parcel
from the CRA will allow us to proceed with our project that will maximize the use of this land
for benefit of Immokalee.
Please do not hesitate to contact me at 941.323.2639 or at
Eduardo.gloria@catholiccharitiesdov.org if you have any questions.
Sincerely,
9-/ t /_� "_'; � & �_
Eduardo Gloria
Interim CEO/Chief Operating Officer
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1000 Pinebrook Road, Venice, FL 34285 1 941-486-47001 fax 941-441-1150 1 www.catholiccharitiesdov.o
Packet Pg. 18_9771
14.B.2.c
/40 Carroll & Carroll
Real Estate Appraisers & Consultants
APPRAISAL REPORT
FOR
CATHOLIC CHARITIES
DIOCESE OF VENICE
SUBJECT PROPERTY:
107 SOUTH 9TH STREET
IMMOKALEE, FL 34142
AT THE REQUEST OF:
EDUARDO GLORIA
CHIEF OPERATING OFFICER
CATHOLIC CHARITIES DIOCESE OF
VENICE, INC.
1000 PINEBROOK ROAD
VENICE, FL 34285
ASSIGNMENT No.:
5838-TS
APPRAISAL EFFECTIVE DATE:
OCTOBER 6, 2021
DATE OF REPORT:
OCTOBER 12, 2021
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14.B.2.c
5838 Report Table of Contents
Table of Contents
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1
CERTIFICATION..................................................................................................................................... 2
SCOPEOF WORK................................................................................................................................... 4
ESTATEAPPRAISED.............................................................................................................................. 5
DEFINITION OF MARKET VALUE..................................................................................................... 6
0.
0
ASSUMEDEXPOSURE TIME................................................................................................................
6
` a
AREA INFORMATION ..........................................................................................................................
7
MARKETAREA.....................................................................................................................................17
U
PROPERTY INFORMATION...............................................................................................................
28
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SITEDESCRIPTION..........................................................................................................................
29
E
SUBJECTPHOTOGRAPHS..............................................................................................................
32
ENVIRONMENTAL CONTAMINATION ....................................................................................
36
ti
NATURAL RESOURCE CONCERNS ............................................................................................
37
CD
N
ZONING..............................................................................................................................................39
—
ASSESSMENT AND TAXES
42
MA
L
FLOOD ZONE DATA .......................................................................................................................
43
a
TRANSACTIONAL HISTORY
44
a
CURRENTSTATUS...........................................................................................................................
44
L
HIGHEST AND BEST USE...................................................................................................................
45
d
CONSIDERATION OF APPROACHES
46
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.............................................................................................
SALES COMPARISON APPROACH.................................................................................................
47
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES .............................
48
L
VACANT LAND COMPARABLES................................................................................................
49
u
LAND SALES ADJUSTMENT GRID
J
56
ESTIMATEOF VALUE......................................................................................................................... 60
ADDENDA............................................................................................................................................. 62 N
Carroll & Carroll
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14.B.2.c
5838 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
107 S. 9th Street, Immokalee, FL 34142
Property Description
An L-shaped parcel of 84,143 square feet or 1.93 acres
located at the southwest corner of S. 91h Street and W. Main
Street in Immokalee, Florida.
Property Type
Vacant Land
Owner of Record
Immokalee Community Redevelopment Agency
Property ID #
00122840009
CLIENT INFO & VALUE CONCLUSIONS
Client
Catholic Charities Diocese of Venice
Intended Use
To assist in asset management.
Intended Users
Catholic Charities Diocese of Venice
Appraisal Effective Date
October 6, 2021
Date of Report
October 12, 2021
Date of Inspection
October 6, 2021
Purpose of Appraisal
Estimate Market Value "As Is"
Estate Appraised
Fee Simple
Interest Appraised
100%
Estimated Market Value
$420,000
GENERAL INFORMATION
Appraiser
Timothy W. Sunyog, MAI
State -Certified General Appraiser RZ 3288
Scope of Work
All applicable approaches to value were developed.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
Carroll & Carroll
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14.B.2.c
5838 Report Certification
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I personally inspected the subject property and made an inspection of all comparable
sales or listings identified in the report.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and 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 I have not
performed any services regarding the subject property as appraisers, or in any other
capacity.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
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.
Carroll & Carroll 2
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5838 Report
Certification
14.B.2.c
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, I have completed the requirements of the continuing
education program of the State of Florida, and for Designated Members of the
Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll
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14.B.2.c
5838 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 the subject property and made an inspection of all comparable
sales or listings identified in the report
• Reviewed aerial photographs, boundary survey, 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 vacant land comparable sales, listings, and pending sales
• Developed the sales comparison approach
• Estimated the market value of the fee simple estate
• 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, public
records, and interviews with real estate brokers.
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5838 Report Estate Appraised
ESTATE APPRAISED
The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple
Absolute is synonymous with Fee Simple.
The Dictionary of Real Estate Appraisal, Sixth Edition, published 2015 by the Appraisal
Institute, defines Fee Simple Estate as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations
imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
We consider easements, but only to the extent that they are known to us. Appraisal of the
fee simple means that an improved property is vacant and available to be put to its highest
and best use.
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14.B.2.c
5838 Report Definition of Market Value
DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) 9[ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time is assumed to have already occurred as of the appraisal
effective date. The assumed reasonable exposure time was between 6 and 9 months.
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5838
Area Anal
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, all recognized source(s).
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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. About 63% of the land
area is in public ownership, is set aside for 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.
Most of the county is less than 15 feet above mean sea level. Although changes in elevation
Carroll & Carroll
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5838
Area Anal
14.B.2.c
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 in north
Collier County and is the agricultural center of the region.
POPULATION
"The social forces studied by appraisers primarily relate to population characteristics. The
demographic composition of the population reveals the potential demand for real estate,
which makes the proper analysis and interpretation of demographic trends important in an
appraiser's analysis." The total population, it's composition by age and gender, and the rate
of household formation and dissolution strongly influence real property values. (The
Appraisal of Real Estate 141h Edition)
500,OD0
450,000
400,000
350,000
300,000
250,000
200,000
150,000
100,000
so,000
Collier County Population
2000 2005 2010 2016 2020 2025 2030 2035 2040
Florida Office of Economic & Demograpkic Research and Esri forecasts 2 02 0
Collier County's population has continued to increase year after year. The population has
increased 9.24% as of 2020 from 2016. The population forecasts through 2025 calls for a
continued steady growth cycle with an estimated 8.93% population growth from 2020 to
2025.
Carroll & Carroll
8
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5838 Report Area Analysis
Collier County for years has been one of the nations' fastest growing counties, historically
outperforming the state. Population increases began in 2010, trending once again towards
outperforming the state. Strong growth is expected at 5 to 10% annually through 2025.
Population Change (State vs County)
30?'0
25°l0
d°
a
� 20%
U
�+ 15%
0 10%
w
5%
0%
2000
2005 2010 2016 2021 2025
Year
Florida Glace of Economic & Demographic Research and Esri forecasts 2020
-Collier County
-Florida
Collier County is a popular retirement destination. As of 2020, 55.6% of the County's
residents are over the age of 45. The 2025 forecasts depict an aging community with 56.2%
of the population 45 years of age or older.
Population by Age
■ 2010
❑ 2020
■ 2025
Oh 5A 10-14 15-24 25-34 35-44 45.54 55-64 65-74 75-54 35+
Age
U.S. Cen=5 Bureau, Census 2010 Summary File 1. Ersi forecasts for 2020 and 2025
Carroll & Carroll 9
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Area Anal
14.B.2.c
EMPLOYMENT
Collier County is a largely service based economy with 37.6% of the employees in the
leisure, hospitality, education, and health service industries and 21.4% in professional,
business, financial and other services. Trade, transportation, & utilities along with
government jobs account for 27.9% of the County's employees. Industries such as natural
resources/mining, construction, and manufacturing make up only 5.4% of the market.
2020 EMPLOYED BY INDUSTRY- COLLIER COUNTY
Mining &
Manufacturing Leisure& Hopital ity
Frade,
Portatian &
Jtilties
Education & Hea[M
serAces
Office of Economic & Dew raphic Rmarch, www.edr.sfafe.fl.us
j4.us
Top 11 Largest Employers Collier County -2019
Rank
Company
Employees
1
Publix Super Market
8,728
2
NCH Healthcare System
7,017
3
Collier County School District
5,604
4
Collier County Local Government
5,119
5
Arthrex, Inc
2,500
6
Ritz Carlton- Naples
1,450
7
City of Naples
1,169
8
Moorings Park
888
9
News-Press/Naples Daily News
840
10
Physicians Regional
950
11
Seminole Casino
800
Source: www.swfleda.com/top-100-employers/ as reported in 2019
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14.B.2.c
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.
Unemployment Rate (County vs State)
2020
2016
2015
2014
2013
2012
2011
2010
2009
0.0% 2.0% 4.0% 6.0% S.0% 10.0% 12.0% 14.0%
■ Colier County ■ State of Florida
United Siwes £1rpartmmo ibrbvr�8umruv fsrbvr 5�a�es�icslLAif S�urisricsl4i��
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 9%. 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 descriptions.
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.
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
Carroll & Carroll 11
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5838 Report Area Anal
gutter, streetlights 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.
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.
Carroll & Carroll 12
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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.
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 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. It is
modern, convenient, and has planned expansion to keep up with regional growth.
Carroll & Carroll 13
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5838 Report Area Anal
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 2020 were 104,479,
which is a 5.2% increase from the previous year. Due to its downtown location, Naples
airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise
abatement measures.
The Collier County Airport Authority owns and operates airports at Marco Island, in
Everglades City, and at Immokalee. These are primarily funded through fuel sales and
hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation
facility on the mainland four miles northeast of Marco Island. The single paved runway
(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is
available. This airport is convenient to Marco Island residents and to the corporate
convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile
east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has
two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a
weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB
Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign
Trade Zone. To date, the economic potential of this airport is largely unrealized. However,
the field is active as a training destination for coastal -based flight schools, it hosts aerial
firefighting and crop -dusting operations, and it bases numerous private aircraft. The
Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within
walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')
supports itinerant coastal traffic and half a dozen -based aircraft. Fuel, a comfortable pilot
center and bicycles are available.
The aviation community is well supported. The greater Naples area is the beneficiary the
winter season influx of corporate executives and affluent individuals who can afford luxury
private jet travel.
Carroll & Carroll 14
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Area Anal
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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 Marine Industries Association of Collier County, as of early 2019 there were 22,749
registered vessels in Collier County. Seasonally, excursions from Marco Island to Key West
and from Ft. Myers Beach to Key West are scheduled daily.
EDUCATION
The Collier County School District provides public education to about 51,905 students
encompassing grades K-12. There are a total of 48 public schools consisting of 29
elementary, 10 middle, 8 high schools and one K-12 (Everglades City School). There are
also 12 alternative school programs. In addition to the public school system there are
numerous private schools scattered throughout the county. The Collier County School
District continues to receive a "B" grade by the State of Florida Department of Education.
By definition, an "A" or "B" grade delineates high performance. Between 2015 and 2020 the
school district had an overall population growth of more than 6,000 students.
52,000
30,000
= 48,000
r
u 46,000
W
c 44,000
r
'a
42,000
40,000
38,000
2020 University Enrollement 2012
Ave Maria University: 1,129
Florida SouthWestern State College: 15,389
Hodges University: 1,676
Florida Gulf Coast University: 15,373
Collier County Public Schools Enrollment
2013 2014 2015 2016 2020
Year
h d ip:llru smn. c d Ii ers cironl s. ca m
Collier County is also home to 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
Carroll & Carroll 15
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5838 Report Area Anal
a private catholic university that offers both undergraduate and graduate programs
including a law school has around 1,129 students. Florida Southwestern State College with
campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year degree
programs for 15,389 students, and Hodges University is a private four-year college that
offers bachelors and master's degrees in 20 disciplines for around 1,676 students. Nearby
Florida Gulf Coast University (located in southern Lee County) is one of the state's fastest
growing institutions and home to over 15,373 students.
CONCLUSION
At the southerly limit of urban development on Florida's west coast, Collier County offers
the climate, natural resources, and sporting opportunities to support a superb retirement
community. The quality of infrastructure, schools, and social services is what one would
expect of such an area. We are experiencing a surge in new development projected to take
us through the next several years. In the long term, the attractions of the climate and
location, and the stability of fixed -account affluence promise continuing prosperity
although probably without the strong emphasis on new development.
Carroll & Carroll 16
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5838
Market Area
MARKET AREA
Market Area is defined as:
"The geographic region from which a majority of demand comes, and in which the
majority of competition is located." (The Dictionary of Real Estate Appraisal 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
Subject property is located within the Immokalee area. For appraisal purposes, the market
area boundaries are shown below:
➢ North Collier/Hendry County Line
➢ South Oil Well Road
➢ East Collier/Hendry County Line
➢ West Collier/Lee County Line
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Carroll & Carroll 17
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5838
Market Area
Introduction
The property being appraised lies within the boundaries of the Immokalee Planning
Community which is a 26 square mile area centered on the unincorporated community of
Immokalee. Immokalee is in north central Collier County approximately 25 miles east of
the Gulf of Mexico, six miles south of the Collier County -Hendry County line and 18 miles
north of I-75. The Immokalee area is home to Lake Trafford, which is the largest lake in
Collier County encompassing 1,500 acres.
At the county's formation in 1923, Immokalee was the only non -coastal settlement. Today it
remains the only interior community of considerable size. Immokalee was fairly isolated
from the coastal area until the Immokalee Road (CR-846) was rebuilt and resurfaced in
1955-56. With major improvements to the transportation system, Immokalee became a
thriving center of ranching, farming, and lumbering.
Immokalee is the agricultural center of an area that includes parts of Collier, Lee, Glades
and Hendry counties. The economy is dominated by the agricultural industry which
employs over a third of the working population in ranching, truck farms and citrus. This
industry has made Immokalee the leading domestic producer of winter vegetables for the
United States. Most of the land and agricultural business is vested in a few large corporate -
owned enterprises.
Environmental Influences
This area is desired because of mild winter weather and easy access to miles of beaches.
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. Collier County has more
golf courses per capita than most areas in the United States.
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.
Carroll & Carroll 18
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14.B.2.c
5838 Report Market Area
County government has zoning and comprehensive plan ordinances (Immokalee Area
Master Plan) 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.
This market area is served by several major roadways including Immokalee Road (CR 846),
State Road 29, State Road 82, and Oil Well Road.
Immokalee Road (CR 846) is a 6-lane, divided, east -west arterial highway connecting the
north coastal community with north, interior Collier County and ultimately with the
regional agricultural center of Immokalee. East of the I-75 interchange, Immokalee Road has
been widened to six lanes as far as the Orangetree subdivision at Oil Well Road. The
remaining ±16 miles to Immokalee are a two-lane asphalt road that is heavily traveled and
dangerous due to morning and evening rushes mixing with heavy truck traffic. The
extension of four lanes on to Immokalee is not in the current 5-year plan. This is the
County's northernmost relevant east/west arterial. Development along Immokalee Road is
clustered almost exclusively west of Collier Boulevard at the major intersection of Collier
Boulevard, Interstate I-75, Airport Road and Tamiami Trail. Development consists of
single/multi-family residential, as well as office and retail uses.
State Road 82 is two/four land arterial road extending from US-41/Cleveland Avenue in
Downtown Fort Myers and extending east 29 miles until it ends at State Road 29. The road
serves the City of Fort Myers, Lehigh Acres, and the Immokalee area. Development varies
from intense commercial development in the Fort Myers area to farmlands/wetlands as it
approaches State Road 29.
Oil Well Road is a primarily 4-lane east -west asphalt paved road extending east from
Immokalee Road approximately 10 miles to the entrance of Ave Maria. Development along
this road begins with a mixture of single-family residential near Immokalee Road and
gradually changes to open farmland.
Carroll & Carroll 19
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14.B.2.c
5838 Report Market Area
State Road 29 is the principal highway through Immokalee. This two lane, asphalt
surfaced, highway runs south from Immokalee to Everglades City in the Ten Thousand
Islands and north from Immokalee to La Belle in Hendry County. State Road 82 intersects
State Road 29 north of Immokalee providing access into the City of Fort Myers. The state
road system leading into Immokalee is in good condition.
The Immokalee urban area traffic network is focused on Main Street (State Road 29) as it
passes from east to west through the center of town and then turns north toward LaBelle.
Immokalee Road (CR-846) from Naples enters south Immokalee, turns east joining Main
Street, then continues into the agricultural areas of Hendry County about 8 miles east of
Immokalee. Asphalt surfaced, 2-lane local collectors consist of New Market Road/Westclox,
a northwest -southeast neighborhood collector through the heart of the agricultural market
area and into the northwest residential neighborhoods, Immokalee Drive, an east -west
neighborhood collector serving developing residential districts west of SR-29 and Lake
Trafford Road, a medium collector connecting the northwest Immokalee commercial district
on SR-29 with residential neighborhoods and the Lake Trafford recreational area three miles
west. Local streets, sometimes asphalt paved and sometimes not, are typically laid out on a
grid pattern. Connectivity is fairly good, but the community remains segmented by the road
system.
Public transportation is provided by a county transit bus service.
Social Influences
The Immokalee market area ranges from planned developments to mostly undeveloped
land. This area remains as one of the last areas in Collier County with large tracts that are
developable. Most are still being used for agricultural purposes, but Collier County has
designated much of this land as Rural Lands Stewardship area, promoting future growth.
The purpose of this program is to encourage smart growth patterns in rural areas of the
county per the Growth Management Plan. Collier County's objective is to create an
incentive -based land use overlay system, herein referred to as the Collier County Rural
Lands Stewardship Area Overlay, based on the principles of rural land stewardship. The
Stewardship Send Area (SSA) is used to issue designated Sending Area Stewardship credits
to property owners which may be used to entitle Stewardship Receiving Area (SRA) which
can be in the form of self-contained planned urban developments in the RLSA. This area
has grown considerably in the past 10 years with the growth of Ave Maria.
US Census Bureau, Esri forecasts, 2020 population is 34,886 with a projected growth to
37,492 (9.31% growth) by 2025, which will mainly be attributable to the growth and
development of Ave Maria. The population also nearly doubles during the winter months
in Immokalee due to agricultural seasonality. This increase occurs during the winter when
the harvest season for vegetables and citrus is at its peak.
Carroll & Carroll 20
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5838
Market Area
The median age in the Immokalee market area is 28.3, significantly lower than the county
average. Only 15.7% of the population being 55 and older and 43.8% is younger than 25.
The median household income is $38,110 which is approximately 61% lower than the
county's median household income of $71,593.
Carroll & Carroll 21
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5838
Market Area
LDemographic an Income Pm
lmn-okalee
Area: 241.15 square miles
Prepared by EsH
Summary
CAffmkmik 2010
2028
2035
Papulatnn
25,853
34,294
37,402
Households
6,148
8,572
9,443
Farnd res
4,884
6,799
7,453
Avrrage FJousehold Sbm
3.99
3.83
3 83
Owner O=pied Housing Units
2, S74
3,991
4.415
Renter Occupied Mousing lhrits;
3,574
4,501
4,993
Hedian Age
26.8
28.1
29.1
Trendsr =D-2=5 Annual Rate
ArWY
Stem
MaNmd
PDpula4an
1-90%
1.33%
0.720A
Households
1.am
1.27%
0.72%
Farnil res
1.85%
1.23%
0.640A
Owner HHs
2.04%
1.22%
0.72%
Median Household Income
0-91%
1.51%
1.64%
2020
21d25
Households by Incumm
Murry
Permnt
Humber
%rmrt
,z515,0214
1,424
115-"
X,445
15.4%
$15A00 - $24.999
1,d41
16.9%
> 529
16.3%
$25A00 - $3.i1999
1,108
12.934
X,202
12.9%
$35A00 - $49.9%
1,176
13.70A
X,314
14.09a
450A00 - $74,999
1,400
16.3%
X,575
16.7%
$75A00 - $99.999
937
9.80A
978
10.40A
$1130,000 - $149.999
714
8.3%
901
9.6%
$150.000 - $199.999
289
3.4%
285
3.40A
$200,000+
183
2.1%
190
1.9%
Median household lncome
$38,110
;39,912
Average Ftuseho-ld Income
$55,432
358,415
Per Capita Income
$13,950
;14,745
Census 2010
2020
2b2S
IOPuhrkiSn blr AN&
Number
1 ement
Murry
Percent
Humber
Permit
8 - 4
2,714
14.5%
3,262
9.5%
3,579
9.50A
5 - 9
2,3%
9.3%
3,125
9.1%
3,331
8.9%
10 - 14
2,127
8.2%
2,923
8.29a
3,179
8.5%
Is- 19
2,386
9.2%
2,767
8.1%
3,041
8.1%
2h - 24
2,433
9.4%
3dU60
8.94.
3,101
8.3%
25 - 34
4,615
17.11%
5,959
17.494
d,090
1d.2%
35 - 44
3,375
13.1%
4,d43
13.04.
5,119
33.7%
45 - 54
2,633
10.2%
3,474
10.194
36772
10.1%
55 - FA
1,765
C-R%
2,797
8.2%
3,034
0.1%
65 - 74
962
3.7%
1,685
4.9%
2,038
5.4%
75 - 94
355
1.4%
719
2.1%
999
2.60A
85+
93
4.4%
175
4.5%
233
0.60A
[emus 2010
2020
2025
Race and Ethnicity
Number
Pesvent
Nurnher
Permnt
Humber
Permit
white Alone
11,679
45.9%
1iS,631
48.5%
18,499
46.30A
black Alone
4,631
17.M
5,696
M."
5,339
16.9%
Amencan Indian None
243
0.9%
270
0.9%
203
0.80A
Aaron Alone
58
0.2%
136
OA%
162
0.A%
Pacific fslenderAlone
di
0-2%
41
0.1%
40
0.1%
Some Ottrer Ram None
7.969
30 8%
10,166
39S644
1X,11fi
29.6%
Two cr Mon- Races
1,032
4.0%
1,358
4-0%
X.454
3.9%
HispmnicOrign(AnyRace) 19,039 73_&% 24,996 72-6% 27,585 73.6%
Dab Nets UKan v i& opSwiss6W in curmff 4uar4
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MBrch 24.2021
Carroll & Carroll 22
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5838 Report Market Area
sIDemographic• Income Profile
tmmokalee Prepared by EsH
area: 241-15 square miles
Tmrm!ls 2020-2025
2
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Population by Age
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■ 2025
a
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2020 Household Income
2020 Population by Race
faSK.Iaer
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March 24, 2021
Carroll & Carroll
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5838
Market Area
14.B.2.c
Economic Influences
This area's income levels are considerably lower than the County's average. The average
household income in 2020 was $55,432 which is 48.9% less than the county average
$108,633. In the subject market area only 13.8% of the households have annual incomes
greater than $100,000, compared to the county figure of 35.1%. On the other hand, 46.3% of
households have average household incomes of less than $35,000. The economy of rural
Southwest Florida has been and continues to be based primarily on agriculture, which has
not kept pace with job growth and income levels throughout the state of Florida. Rural
Florida continues to have lower earned income, higher unemployment, lower property
values and fewer opportunities for employment.
The median home value is $204,790 which is less than the County's median home value of
$369,596. Total number of housing units in the market area is 10,140, of which, 39.4% are
owner occupied, 45.2% renter occupied and 15.5% vacant. Vacancy includes seasonal
rentals.
Development trends:
Residential
Residential development density varies from less than one unit per 10 acres in agricultural
districts, to as high as eight units per acre in the high -density residential areas in
Immokalee. The Immokalee area of housing diversity ranging from large ranch style homes
to low-income housing. In the immediate Immokalee area, the density of residential
development is relatively high and there are many substandard structures. Other parts of
the market area include acreage homesites and the planned development of Ave Maria. The
Town of Ave Maria is an entire town including a University. Ave Maria is accessible from
both Oil Well Road and Camp Keais Road. The campus and town are 30 miles from Naples
and just 10 miles from Immokalee. Ave Maria totals about 5,000 acres, of which nearly 20%
has been designated as the University campus. When completed, the Town will contain
some 11,000 residential dwellings in a wide variety of price ranges and neighborhoods.
Residential units include rental apartments, condominiums, starter homes, and estate
homes.
Over the past 8+ years there has been a residential boom in Ave Maria ranking it as the
number one selling single-family community in the Naples -Ft Myers market. Ave Maria
has sold more than 3,000 new homes since the development first opened. As of March 2021,
Ave Maria had over 200 new home sales contracts since the first of the year which marked
the strongest year of sales since the development opened in 2007. Ave Maria currently has
four national home builders including, Del Webb, CC Homes, Pulte Homes, and Lennar.
There are a total of 75 floor plans between the builders with prices ranging from the low
$200s to over $500s.
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5838 Report Market Area
The goal of the University is to become the major Catholic University in the south, with
some 5,000 graduate and undergraduate students. Also, within Ave Maria is the Arthrex
Commerce Park. Arthrex, Inc. is a world-renowned medical company. The first phase of the
park consists of a 197,000 square foot manufacturing facility on 57 acres, opened in the
summer of 2013. The Arthrex Commerce Park will eventually encompass 200 acres to
accommodate future growth.
Commercial
The majority of the commercial development in this area is located along Main Street/SR 29
and New Market Road. The newest development is located near the intersection of Lake
Trafford Road and SR 29. This is where the majority of the franchise restaurants and
national companies are located. Small commercial businesses support the majority of
neighborhood needs. Small retail shops are about 50% owner occupied family businesses.
Commercial businesses run the gamut from ethnic restaurants, grocery, hardware, clothing,
furniture, and auto parts. Most of the commercial buildings are over 40 years old and are
legally nonconforming with current development standards. Redevelopment would
require larger setbacks; hence, gentrification and routine maintenance has allowed
buildings to exist beyond their economic and physical life expectancy. Many of the larger
businesses in the market area are agriculturally related and function as produce packing
and shipping operations that operate primarily during harvest season. These large
agricultural businesses provide most of the employment.
Immokalee also has a large industrial component that is located on the east side of town
were processing plants, packing houses and similar agri-industrial uses are located. The
Public Facilities category is composed of the Immokalee Airport, the University of Florida
Institute of Food and Agricultural Science (IFAS) experimental farm, the Seminole Indian
reservation, schools, and government facilities.
The Seminole Casino Immokalee is 24 hour/7 days a week casino located along east side of
Immokalee Road as you enter into Immokalee. Gaming at the casino includes blackjack,
high paying slots, and live -action poker. In 2009 the casino received a $22 million
renovation. The casino now contains 75,600 square feet and a 750-seat outdoor pavilion for
music performances was also added. The newest addition to The Seminole Casino
Immokalee is the Seminole Casino Hotel which offers 19 suites along with 80 deluxe rooms.
Carroll & Carroll 25
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5838
Market Area
MARKET AREA BUSINESS SUMM AR
Total Ettsirkesses
Total Employees
Total Population
Employee/Pop. Ratio
Industry
Agrirulturef —6aig
Construction
Manufacturing
Transportation
Conuntutication
Utility
Wholesale Trade
Retail Trade
Finance/hisurance/Real Estate
Services
Government
Unclassified E.stablislunents
6-)1
13,378
34,29S
39
Businesses Employees
34
1,13
35
116
10
47
19
108
7
39
5
38
30
831
138
1,548
37
192
229
8,695
23
622
55
2
I.S. Ce?ugwBureru. Cepums2010 Swra ivy File T. E?si fo?eca5& fo?-2020avrd2025
According to the business summary report, the service, retail trade, and agriculture/mining
industries lead the business sector. However, the agriculture industry does dominate this
area and the above report might not take into account the number of part time/seasonal
employees. The agriculture economy is primarily based on a combination of commodity
prices and crop yields. In other words, if the farmers are making money, so will the local
and regional businesses. Farming is always uncertain and usually has a pattern of a few
exceptional years to more years of marginal profit or worse. Over time the lean and rich
years appear to average out to a steady economy. Agricultural labor is the driving force
behind the market area. During peak harvest season (Oct -May) the immediate area is
inundated by Mexican, Guatemalan, and Haitian migrant populations requiring close
proximity to local employment or local crew bus pick-up points for field harvesting.
The Collier County School Board operates four elementary schools, one middle school and
one high school. These schools are located within walking distance of most of the urban
area and are easily assessable by those who require transportation by school bus. Also
located in the neighborhood is the Immokalee Technical Center. The Immokalee Technical
Center is a three-story, 90,000 square foot state of the art career center, with technical
Carroll & Carroll 26
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5838
Market Area
education programs for high school students and adults. The center offers programs in
industrial engineering, health services, business technology, and human services.
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.
There has been considerable recovery in the Immokalee residential real estate market,
especially in Ave Maria which continues to be the number one selling single-family
community in the Naples -Ft Myers. Well located commercial land in Immokalee has also
increased, but other segments of the commercial market including agricultural
packing/distribution facilities appear to have remained flat for at least the past five years.
Developers are also taking positions by purchasing large tracts of land throughout the
market taking advantage of the population growth and the density benefits of the Rural
Lands Stewardship Area Overlay. Overall, the market area is considered to be in a period
of growth.
CONCLUSION
In summary, the Immokalee community is primarily supported by Immokalee's agri-
business. The success of future commercial development depends on the vitality of Florida
agriculture in a global economy. The outlook for the foreseeable future is always uncertain
with the volatility of agricultural markets and legislation on international trade. Future
growth of gaming and Ave Maria will help to stabilize and diversify Immokalee's economy
On the other hand, the Rural Lands Stewardship Area of the market area, will continue to
grow. There are two large projects (Hyde Park Village and Rivergrass Village) currently in
the process of trying to obtain Stewardship Receiving Area (SRA) designation. This is one
of the last remaining areas in Collier County with tracts of land available for large scale
developments. The road network and infrastructure are sufficient to accommodate future
growth and with the success of Ave Maria, development to the east has become a proven
concept. The affordability will also be one the main drivers for future growth.
Carroll & Carroll 27
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5838 Report
PROPERTY INFORMATION
Property Information
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TIMBER RIDGE
Lake Trafford Rd r�lrramckalee -
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Carroll & Carroll 28
Packet Pg. 215
5838 Report
Information
14.B.2.c
SITE DESCRIPTIO N
Legal Description
The South 122 feet of the East half (E'/z) of the Northeast quarter
(NE'/.) of the Northeast Quarter (NE'/.) 4f the Southwest Quarter
(SW Ys) of Section 4, Township 47 South, range 29 East; and
The East half (E'!) of the East half (E %) ofthe North 538 feet of
the East half (E %) of the Northeast quarter (NE 'f.) of the
Northeast quarter (NE Y.) of the Southwest quarter (SW f) of
Section 4, Township 47 South, Range 29 East, except 50 feet of
the North end thereof for State Road No- 164, and
The Weft one-half of the East one-half of the North 535 feet of the East
me -,half of the Northeast one -quarter of the Northeast one -quarter of the
Southwest one -quarter of Section 4, Township 47 South, Range 29 East,
except'59 feet off the North end thereof for State Road No_ 164. Collier
CouI]t}I, Florlpa.
Property ID#
00122840009
Owner of Record
Immokalee Community Redevelopment Agency
Size
From prior appraisal work, I was provided with a copy of a
boundary survey conducted by Exacta Commercial Land
Surveyors, dated January 11, 2007. A copy is included on
the following page.
The property consists of 92,614 gross square feet or 2.13
gross acres. The property is encumbered by a 30' wide road
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Packet Pg. 216
5838 Report
Property Information
14.B.2.c
right-of-way easement for Boston Avenue resulting in a net
useable area of 84,143 square feet or 1.93 acres. The net
useable area will be utilized in the appraisal report.
Shape
L-Shaped
Frontage
The subject is located at the southwest corner of the
signalized intersection of 91h Street South and West Main
Street. The site fronts for 136 feet along the south side of
West Main Street, for 611 feet along the west side of 911,
Street South, and for 282 feet along the north side of Boston
Avenue. Overall, exposure is good.
Access
Full -service access is provided from West Main Street,
South 91h Street, and Boston Avenue.
Ground Cover
The entire property is cleared with a few scattered trees.
Elevation
The elevation is approximately 33 to 35 feet above mean sea
level (NGVD). The terrain is level and appears to have
average drainage. The elevation is at street grade.
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.
Concurrency
The service levels along the adjacent road system are within
acceptable limits as defined by Collier County. There are
no concurrence issues adversely affecting this property.
Surrounding Land Uses
To the north across West Main Street is vacant commercial
land proposed to be developed with a 7-Eleven
convenience store/gas station and to the east across South
9th Street is older commercial buildings and improved
residential. Located to the south across Boston Avenue is
single-family residential and to the west is vacant
commercial/residential land recently purchased by the
Catholic Charities Diocese of Venice.
Demographics (2021)
2-mile 5 10
Population 15,857 22,457 32,400
Households 3,705 5,278 8,099
Median HH Income $30,801 $29,946 $45,474
Median Home Value $133,416 $150,607 $284,474
Traffic Counts (AADT) 2021
The average daily traffic counts for Main Street, west of S.
1st Street was:
11,528 vehicles (2Q 2021)
13,356 vehicles (1Q 2021)
Site Improvements
None
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5838 Report Property Information
SUBJECT PHOTOGRAPHS
View to the east along Main Street.
View to the west along Main Street.
Carroll & Carroll 32
Packet Pg. 219
14.B.2.c
5838 Report Property Information
View to the south along S. 91h Street.
View to the southwest from the northeast corner.
Carroll & Carroll 33
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5838 Report
Property Information
14.B.2.c
x
View to the southwest from S. 91h Street.
View to the west along the southern border.
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14.B.2.c
5838 Report Property Information
View to the north from the southeast corner.
Carroll & Carroll 35
Packet Pg. 222
14.B.2.c
5838 Report Propertv Information
ENVIRONMENTAL
CONTAMINATION
Observed Contamination
None
Noted Concerns
None
Environmental Assessment
No
Available
Impact on Value
None
Disclaimer
Unless otherwise stated in this report, the existence
of hazardous substances or environmental
conditions including but not limited to asbestos,
polychlorinated biphenyls, petroleum leakage,
agricultural chemicals, urea formaldehyde
insulation, lead paint, toxic mold, et cetera, which
might or might not be present in or on the property
were not called to the attention of the appraiser.
Such tests were not in the appraiser's required
scope of work, the appraiser is not qualified to test
for such substances and conditions and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any such conditions that might exist,
or for the knowledge and expertise required to
discover them.
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Carroll & Carroll 36
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5838 Report Propertv Information
NATURAL RESOURCE CONCERNS
Condition of subject
The entire site is cleared. There is nothing to
indicate any natural resource concern.
Natural Resource Audits Available
No
Impact on Value
N/A
Disclaimer
Specialized natural resource audits were not in the
appraiser's required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
concerns, or for the knowledge and expertise
re uired to discover them.
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Carroll & Carroll 37
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5838 Report Propertv Information
FUTURE LA USE
Ordinance or Plan
Immokalee Master Plan
Future Land Use Designation
CC -MU, Commerce Center - Mixed Use
Purpose of Designation
The purpose of this designation is to create a major
activity center that services the entire Immokalee
Urban Designated Area and surrounding
agricultural area. The Mixed -Use District shall
function as an employment center and shall
encourage commercial and institutional uses. Uses
permitted within this Subdistrict shall include
shopping centers, governmental institutions, middle
or high school, community park and other
employment generating uses. Other permitted
commercial uses shall include transient lodging
facilities at 26 dwelling units per acres. The
appropriate zoning districts include C-1 through C-4
as identified in the Land Development Code.
Carroll & Carroll 38
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5838 Report Property Information
ZONING
Ordinance or Land Development
Collier County
Code
Zoning
"C-4" — General Commercial District
MSOSD — Main Street Overlay Subdistrict and
"RMF-6" Residential Multiple -Family District
The north 0.67 acres or 35% of the site fronting along
Main Street is zoned "C-4-MSOSD" and the
remainder is zoned "RMF-6".
Purpose or Intent of Zoning
General Commercial District (C-4) provides for
diverse commercial uses, including entertainment
and recreational attractions that attract large
segments of the population. This district allows all
uses permitted in the C-1 through C-3 districts.
Below are the development requirements as set forth
in the C-4 Zoning District:
Minimum Lot Area: 10,000 square feet
Minimum Lot Width: 100 feet
Minimum Front Yard Setback: 50% of building
height, not less than 25 feet
Minimum Side Yard Setback: 25 feet residential
50% of building height, not less than 15 feet non-
residential
Minimum Rear Yard Setback: 25 feet residential
50% of building height, not less than 15 feet non-
residential
Maximum Building Height: 75 feet
Main Street Overlay Subdistrict (MSOSD) is to
encourage development and redevelopment by
enhancing and beautifying the downtown Main
Street area through flexible design and development
standards.
Purpose of the Residential Multi-Family-6 District
(RMF-6) is to provide for single-family, two-family
and multi -family residences having a low -profile
silhouette, surrounded by opens ace, being so
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Carroll & Carroll 39
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14.B.2.c
5838 Report Property Information
situated that it is located in close proximity to public
and commercial services and has direct or
convenient access to collector and arterial roads on
the county major road network. Maximum density
permissible in the RMF-6 district shall be guided, in
part, by the density rating system.
Below are the development requirements as set forth
in the RMF-6 Zoning District:
Minimum Lot Area:
S.F. 6,500 square feet
Duplex: 12,000 square feet
3+ units 5,500 square feet
per unit
Minimum Lot Width:
S.F. 60 feet
Duplex: 80 feet
3+ units 100 feet
Minimum Front Yard Setback:
S.F. 25 feet
Duplex: 25 feet
3+ units 30 feet
Minimum Side Yard Setback:
ST 7.5 feet
Duplex: 10 feet
3+ units 15 feet
Minimum Rear Yard Setback:
S.F. 20 feet
Duplex: 20 feet
3+ units 20 feet
Maximum Building Height: 35 feet
Copies of pertinent sections of the Comprehensive Plan and Land Development Code are
included in the Addendum.
Carroll & Carroll 40
Packet Pg. 227
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14.B.2.c
5838 Report Propertv Information
ASSESSMENT AND TAXES
By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st
of the tax year. Since annual tax assessments are based on sales from previous years,
depending upon market trends, assessed values can fall on either side of the current
market value estimate. The tax assessment is usually not a reliable indicator of market
value.
Parcel Tax ID
00122840009
Assessment and Tax Year
2021 (Preliminary)
Land Assessment
$127,725
Improvement Assessment
$0
Total Assessment
$127,725
10% CAP
($53,959)
Taxable Value
$73,766
Taxes (March Payment)
$0 (Tax exempt government agency)
Taxing Authority/jurisdiction
Collier County
The land is assessed at $1.52 per square foot, which is consistent with the land
assessments along Main Street. The assessed value is significantly less than my estimate
of market value.
The 2021 preliminary assessment reflects a 2.26% increase from 2020. The taxable value
was $67,060 in 2020 and increased 90.46%. The taxable value can increase a maximum of
10% annually and therefore the 10% CAP was applied.
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Carroll & Carroll 42
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14.B.2.c
5838 Report Propertv Information
FLOOD ZON DATA
Flood Zone
X, X500, and AH
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.
Zone X500 — Areas subject to inundation by
the 0.2% annual chance flood with average
flood depths of less than 1 foot or with
drainage areas less than 1 square mile.
Zone AH — Areas of 1% annual -chance
shallow flooding with a constant water -
surface elevation (usually areas of ponding)
where average depths are between 1 and 3
feet. Base flood elevations determined.
Community Panel Number
12021CO145H
Revised
May 16, 2012
Source
National Flood Insurance Program
Flood Insurance Rate Maps
' FemaFloodZones
Ffinal FEMA DFIRM
Sale Flood Elevation contours
Flood Zones
X500
AE
AH
3�
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Carroll & Carroll 43
Packet Pg. 230
14.B.2.c
5838 Report Property Information
TRANSACTIONAL HISTORY
Sales History There have been no transactions in the
previous three years.
CURRENT STATUS
Subject Listed for Sale/Under Contract No
Carroll & Carroll 44
Packet Pg. 231
14.B.2.c
5838 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
SITE AS THOUGH VACANT
Legally Permissible: The north 0.67 acres or 35% of the site is zoned "C-4-MSOSD" and the
remainder is zoned "RMF-6". The Growth Management Plan identifies the subject within
the Commerce Center — Mixed Use Subdistrict. The zoning ordinance and Growth
Management Plan are consistent in identifying the property for a commercial type use or a
mixed use (commercial and residential). The site meets the minimum requirements for
development.
Physically Possible: The L-shape reduces the number of physically possible uses due to the
long narrow shape and the required setbacks being along an arterial road. The property is
large enough to support development and the public infrastructure necessary to support
development is available. The location, access, the size of the property, and the physical
characteristics suggest some type of residential, commercial, or institutional use.
Financially Feasible: The financial feasibility of current office development is doubtful.
Market rental rates have not yet returned to a feasible level. In most cases rental rates are
still below the level necessary to support development.
Carroll & Carroll 45
Packet Pg. 232
14.B.2.c
5838 Report Highest and Best Use
Retail has rebounded and there is little available for lease along the Main Street/N. 1511,
Street corridor. We have seen some recently completed speculative retail buildings in
several places throughout the neighborhood. Most are being developed by owner -users or
for national tenants. For most retail product, rental rates are still not high enough to
support new construction.
Single-family residential development is financially feasible, but only at a minimal land
value.
There is a proposed 128-unit low-income housing tax credit (LIHTC) apartment complex
being developed on Lake Trafford Road. This would be the first new multi -family
developed in Immokalee in the past 10+ years. The newer rental complexes are heavily
subsidized. Determining whether subsidized housing is financially feasible is beyond the
scope of the assignment. Non -subsidized apartments are clearly not financially feasible.
Condominium/townhome development is an unproven residential product in Immokalee
and is not financially feasible.
New development of a school or social institution is less likely to be as affected by issues of
financial feasibility because the entrepreneurial profit incentive requirement is not the same.
Thus, a social institution is likely to be one of the few viable users of a property like the
subject site. However, the cost to develop new is significantly higher than the cost to
acquire an existing building. This argues against the financial feasibility of current
development. Ultimately, the financial success of development of a school, church, social
institution, or fraternal club is dependent on its ability to capture and keep members,
participants, and contributors. That sort of research is beyond the scope of this appraisal.
The inefficiency of the long, narrow shape argues against development of the subject parcel
alone.
Maximally Productive: The highest and best use of the site, as though vacant, is that it be
held until such time as development is financially feasible or be developed with an office,
retail, or institutional use by an owner -user that doesn't meet the test of financial feasibility
It is also would be beneficial to be assembled with adjacent parcels.
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for this vacant parcel.
Carroll & Carroll 46
Packet Pg. 233
14.B.2.c
5838 Report Sales Comparison Approach
SALES CO ARISON APPRO H
N IMERD TIO
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:
Research the market 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
A search was made for sales of land comparable to the subject site. Seven closed sales and
were identified as the best available for analysis.
Price per square foot of land area was developed as the unit of comparison, since that is the
unit best suited to our analysis, and the one most often utilized by local buyers, seller, and
brokers of land similar to the subject site.
Comparable land sales data is given on the following pages. Each comparable is identified
by a number which will be used for reference throughout the report. Each comparable is
identified on the location map immediately following this page.
Carroll & Carroll 47
Packet Pg. 234
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14.B.2.c
5838 Report Sales Comparison Approach
VACANT LAND COMPARABLE 01
ADDRESS
410 N. 15th Street, Immokalee, FL 34142
PROPERTY ID NO.
00121800008, 00121840000, 00121880002
SALE PRICE
$650,000
UNIT AREA
43,800 sq. ft.
UNIT PRICE
$14.84 per sq. ft.
DATE OF RECORDING
July 23, 2021
O.R. BOOK -PAGE
5988/2271
CONTRACT DATE
Unknown
GRANTOR
Ignacio Soto
GRANTEE
Elias Salvador Martin and Martin P Martin -Tomas
FINANCING
Conventional Financing
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Cleared
LAND USE DESIGNATION
Commercial Subdistrict - SR 29 & Je
ZONING
C-4 - General Commercial
IMPROVEMENTS
None
UTILITIES
All available
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
Lengthy legal description retained in appraiser's file.
VERIFICATION
Verified through Public Records. The sale appears to be between two unrelated parties and therefore an arms -length transaction. The
property had been listed for sale, but was taken off the market.
Carroll & Carroll 49
Packet Pg. 236
14.B.2.c
5838 Report Sales Comparison Approach
VACANT LAND COMPARABLE 02
ADDRESS
N. 15th Street, Immokalee, FL 34142
PROPERTY ID NO.
00085000106
SALE PRICE
$625,000
UNIT AREA
45,580 sq. ft.
UNIT PRICE
$13.71 per sq. ft.
DATE OF RECORDING
April 24, 2020
O.R. BOOK -PAGE
5755/3484
CONTRACT DATE
Unknown
GRANTOR
Trustees of First Baptist Church of Immokalee, Florida
GRANTEE
OAP Immokalee, LLC
FINANCING
Cash to seller
TOPO-ELEVATION
Level, at road grade
GROUND COVER
Cleared
LAND USE DESIGNATION
Commercial Subdistrict - SR 29 & Jefferson Avenue
ZONING
C-4 - General Commercial
IMPROVEMENTS
None
UTILITIES
All available
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
Lengthy legal description retained in appraiser's file.
VERIFICATION
Public records search. The sale appears to be between two unrelated parties and therefore an arm's-length transaction.
Carroll & Carroll 50
Packet Pg. 237
14.B.2.c
5838 Report Sales Comparison Approach
VACANT LAND COMPARABLE 03
ADDRESS
423 N. 15th Street, Immokalee, FL 34142
PROPERTY ID NO.
00127840004
SALE PRICE
$120,000
UNIT AREA
13,225 sq. ft.
UNIT PRICE
$9.07 per sq. ft.
DATE OF RECORDING
March 27, 2021
O.R. BOOK -PAGE
5920/3310
CONTRACT DATE
December 11, 2020
GRANTOR
Monique Saincy and Yfto Mayette
GRANTEE
Royal Green, LLC
FINANCING
Cash to seller
TOPO-ELEVATION
Level, at road grade
GROUND COVER
Cleared
LAND USE DESIGNATION
Commercial Subdistrict - SR 29 & Je
ZONING
C-4 - General Commercial
IMPROVEMENTS
None
UTILITIES
All available
PRIOR SALES
Sold December 15, 2015, for $100,000.
LEGAL DESCRIPTION
Lengthy legal description retained in appraiser's file.
VERIFICATION
Verified with Elvira Nodal, listing agent. She verified the sale price and the arms -length nature. The lot was listed for $149,900. The buyer
is an owner -user.
Carroll & Carroll 51
Packet Pg. 238
5838
14.B.2.c
Sales Comparison Approach
VACANT LAND COMPARABLE 04
ADDRESS
Lake Trafford Road, Immokalee, FL 34142
PROPERTY ID NO.
00074560107
SALE PRICE
$100,000
UNIT AREA
11,681 sq. ft.
UNIT PRICE
$8.56 per sq. ft.
DATE OF RECORDING
August 11, 2020
O.R. BOOK -PAGE
5806/2478
CONTRACT DATE
Unknown
GRANTOR
Henry Allen Fish
GRANTEE
Mr. 99 Cents II, Inc.
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Cleared
LAND USE DESIGNATION
Commerce Center - Mixed Use Subdistrict
ZONING
C-4 - General Commercial
IMPROVEMENTS
None
UTILITIES
All available
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
Lengthy legal description retained in appraiser's file.
VERIFICATION
Verified with Elvira Nodal, local broker familiar with the sale. She verified the sale price and the arm's-length nature. The buyer is the
adjacent owner who plans to use the lot for additional parking.
Carroll & Carroll 52
Packet Pg. 239
14.B.2.c
5838 Report Sales Comparison Approach
VACANT LAND COMPARABLE 05
ADDRESS
909 West Main Street, Immokalee, FL 34142
PROPERTY ID NO.
00122920000
SALE PRICE
$400,000
UNIT AREA
80,939 sq. ft.
UNIT PRICE
$4.94 per sq. ft.
DATE OF RECORDING
March 19, 2021
O.R. BOOK -PAGE
5911/3899
CONTRACT DATE
January 25, 2021
GRANTOR
Terry Brown and Kathleen Presley
GRANTEE
CCDOV Holdings, Inc.
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Mostly cleared
LAND USE DESIGNATION
Commerce Center - Mixed Use Subdistrict
ZONING
C-4 - General Commercial and RMF-6 — Residential Multiple -Family District
IMPROVEMENTS
None
UTILITIES
All available
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
The West'/2 of the North 538 feet of the
East'/2 of the Northeast 1/4 of the Northeast'/a of the Southwest'/a of Section 4, Township 47 South,
Range 29 East, except 50 feet off the north end thereof for State Road 164.
VERIFICATION
Verified with Eddie Gloria, buyer. He verified the sale price and the arm's-length nature. The buyer is an owner -user and the adjacent
owner. The property was listed for $500,000. The north 42% of the site fronting along Main Street is zoned "C-4-MSOSD" and the south
portion is zoned "RMF-6".
Carroll & Carroll 53
Packet Pg. 240
14.B.2.c
5838 Report Sales Comparison Approach
VACANT LAND COMPARABLE 06
ADDRESS
917 West Main Street, Immokalee, FL 34142
PROPERTY ID NO.
00122960002
SALE PRICE
$640,000
UNIT AREA
143,769 sq. ft.
UNIT PRICE
$4.45 per sq. ft.
DATE OF RECORDING
December 29, 2020
O.R. BOOK -PAGE
5868/3066
CONTRACT DATE
Unknown
GRANTOR
Guadalupe Center, Inc.
GRANTEE
CCDOV Holdings, Inc.
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Cleared
LAND USE DESIGNATION
Commerce Center - Mixed Use Subdistrict
ZONING
C-4 - General Commercial and RMF-6 — Residential Multiple -Family District
IMPROVEMENTS
None
UTILITIES
All available
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
Lengthy metes and bounds legal description retained in appraiser's file.
VERIFICATION
Verified with Eddie Gloria, buyer. He verified the sale price and the arm's-length nature. They are an owner -user and the property was not
formally listed. The north half of the site fronting along Main Street is zoned "C-4-MSOSD" and the south half is zoned "RMF-6".
Carroll & Carroll 54
Packet Pg. 241
14.B.2.c
5838 Report Sales Comparison Approach
VACANT LAND COMPARABLE 07
ADDRESS
Eustis Avenue, Immokalee, FL 34142
PROPERTY ID NO.
00136400008 & 00136440000
SALE PRICE
$250,000
UNIT AREA
80,586 sq. ft.
UNIT PRICE
$3.10 per sq. ft.
DATE OF RECORDING
February 12, 2020
O.R. BOOK -PAGE
5727/1850
CONTRACT DATE
Unknown
GRANTOR
Anthony and Deborah Previte
GRANTEE
Gospel Church of Hope, Inc.
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Selectively Cleared
LAND USE DESIGNATION
CMU - Commercial Mixed Use
ZONING
RMF- 6 Residential Multiple Family
IMPROVEMENTS
None
UTILITIES
All available
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
Lengthy legal description retained in appraiser's file.
VERIFICATION
Public records search. The sale appears to be between two unrelated parties and therefore an arm's-length transaction. The property could
be developed as 14 lots.
Carroll & Carroll 55
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14.B.2.c
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DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
"market" transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
Comparable 4 was purchased by the adjacent owner for additional parking. The long
narrow shape greatly reduces the potential uses. It appears he paid a premium since
he is likely the only viable user. Comparable 4 was adjusted downward 15% for the
premium paid by the adjacent owner.
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.
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• None of the comparable sales required adjustment in this category.
FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANGE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
Market conditions make accurate measurement of this adjustment difficult. The land
market is composed of end users, so we are not seeing the pattern of
investor/speculator sale and resale that lends itself to good matched paired analysis.
Based on conversations with brokers active in the Immokalee market, they believe that
the commercial land market is stable. Comparables 1 and 2 are similar sites along N.
15th Street. Comparable 1 sold in July 2021 for $650,000 and Comparable 2 sold in April
2020 for $625,000. Analyzing the two sales on a whole dollar amount indicates a
market change rate of 0.27% per month over the 15-month period. I applied a market
change rate of 0.25% per month or 3.00% annually through the effective date.
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
Comparables 1, 2, and 3 are located along N. 151h Street, which is a superior location.
Comparable 2 is located near the intersection of N. 15th Street and Lake Trafford Road
and was adjusted downward 40%. Comparables 1 and 3 are located south of
Immokalee Drive. Comparable 1 is adjacent to McDonalds and was adjusted
downward 40% and Comparable 3 was adjusted downward 25% for its superior
location.
• Comparable 7 is an interior location along Eustis Avenue with no exposure along a
main arterial road. Comparable 7 was adjusted upward 50% for its inferior location.
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
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comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
Comparable 7 does not have any commercial zoning on the property. The residential
zoning is an inferior feature and Comparable 7 was adjusted upward 20%.
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.
There is scarce data to prove the size adjustment, but adequate experience to support
the opinion that small parcels often sell for higher unit values. This is because small
parcels are priced on a whole dollar basis and thus tend to compete well on a unit basis
because there is nothing less expensive to buy. Comparables 3 and 4 are significantly
smaller than the subject and each was adjusted downward 10%. Comparable 6 is
considerably larger and was adjusted upward 10%.
The subject is a long, narrow, L-shaped parcel. Due to its irregular shape, Comparables
1, 2, 3, 5, 6, and 7 were adjusted downward 10% for their superior shapes.
PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
• None of the comparable sales required adjustment in this category.
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RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
Comparables
Price Per Sq. Ft.
of Land Area
1
$7.47
2
$7.15
3
$5.07
4
$6.78
5
$4.52
6
$4.55
7
$5.21
RECONCILIATION OF DATA
To arrive at a conclusion regarding the value of the subject, the comparable sales and their
indications of value should be weighted according to the quality of each as a value
indicator.
Comparables 5 and 6 are the strongest indicators of value and received the most
consideration and weight.
Comparable 3 is a recent sale and a good indicator of value. Comparable 3 received
considerable weight.
Comparables 1, 2, and 7 all required significant adjustments for location and received less
weight.
Comparable 4 was purchased by the adjacent owner and not a good indicator of value and
received minimal weight.
The range of unit value indications is from $4.52 to $7.47 per square foot. The arithmetic
mean of the seven comparables is $5.82 per square foot. The range of the three best sales
(Comparables 3, 5, and 6) is $4.52 to $5.07 per square foot and the average is $4.71 per
square foot. Based on the range of sales, I concluded to a unit value of $5.00 per square foot.
ESTIMATE OF VALUE
$5.00 per square foot results in an indication of value for the subject as of October 6, 2021 of
$420,715 (84,143 square feet x $5.00 per square foot), which rounds to $420,000.
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14.B.2.c
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
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Addenda
14.B.2.c
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s)
Page(s)
Assumptions and Limiting Conditions............................................................................ 2
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FutureLand Use................................................................................................................... 2 0
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Zoning.................................................................................................................................... 7 t�
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Qualificationsof Appraiser................................................................................................. 2 0
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ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the appraiser appearing in this report is subject to the following
assumptions and limiting conditions.
ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES
ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND
LIMITING CONDITIONS.
None
None
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
HYPOTHETICAL CONDITIONS
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.
7. It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws.
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Addenda
8. It is assumed that the property is either in compliance with, or is "grandfathered" or
"bested" under, all applicable zoning, use regulations and restrictions.
9. It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state, or national government or
private entity or organization have been, or can be, obtained or renewed for any use on
which the value estimate is based.
10. It is assumed that the utilization of the land and improvements 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 we were sensitive
to obvious signs of contamination and we reported anything unusual. However, we are
not qualified to render professional opinions 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. The distribution of the total value in this report, between land and improvements, applies
only under the stated program of utilization. The separate allocations for land and
buildings must not be used in conjunction with any other appraisal and are invalid if so
used.
13. Possession of this report, or a copy thereof, does not carry with it the right of publication.
14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are
not required to give further consultation, testimony, or to be in attendance in court.
15. 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 appraisers.
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14.B.2.c
Residential dwelling units shall be limited to multi -family structures and less
intensive units such as single-family and duplexes provided they are
compatible with the district. Mobile home developments shall be permitted
only in the form of mobile home subdivisions or parks as defined in the
Land Development Code.
Commercial development shall be permitted within a Neighborhood Center
provided all of the following criteria are met;
i. Commercial uses shall be limited to barber and beauty shops; drug
stores; deli; meat market; bicycle services; restaurant; dry cleaning;
veterinary clinics; medical offices; laundry facilities; any other
convenience commercial uses which is compatible in nature with
the foregoing uses. The Collier County School Board will be
notified of any proposed use to avoid conflict with the nearby
schools; and
2. No commercial use shall be permitted within a'/. mile of an existing
school property line within a Neighborhood Center; and
3. Access to the commercial development must in no way conflict with
the school traffic in the area; and
4. The design of any proposed commercial development must take
into consideration the safety of the school children; and
5. The projects within the Neighborhood Centers shall encourage
provisions for shared parking arrangements with adjoining
developments; and
6. Driveways and curb cuts shall be consolidated with adjoining
developments; and
7. Projects directly abutting residentially zoned property shall provide,
at a minimum, a 50 foot setback and landscape buffer; and
8. Projects shall provide a 10 foot wide landscaped strip between the
abutting right-of-way and the off-street parking area.
From time to time new Neighborhood Centers may be proposed. No two centers may
be closer than one mile from each other. New Neighborhood Centers would require
market justification and must meet size, spacing and use criteria expressed earlier.
5. Commerce Center - Mixed Use Subdistrict
The purpose of this designation is to create a major activity center that services
the entire Immokalee Urban Designated Area and surrounding agricultural area.
The Mixed -Use District shall function as an employment center and shall
encourage commercial and institutional uses. Uses permitted within this
Subdistrict shall include shopping center, governmental institutions, middle or high
school, community park and other employment generating uses. Other permitted
commercial uses shall include transient lodging facilities at 26 dwelling units per
acre. The appropriate zoning districts include C-1 through C-4 as identified in the
Land Development Code.
12
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
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In considering new commercial zoning, priority shall be given to protecting existing
residential uses. Residential development is permitted within the mixed -use
Subdistrict at a maximum density of twelve (12) units per gross acre. Residential
dwellings shall be limited to multi -family structures and less intensive units such as
single-family and duplexes provided they are compatible with the district. Mobile
home developments shall be permitted only in the form of mobile home
subdivisions or parks as defined in the Land Development Code.
The mixed -use district will be controlled via a series of performance standards that
address issues of buffering, noise, signage, lighting, architectural compatibility, lot
size, parking and landscaping.
6. Planned Unit Development Commercial Subdistrict
Commercial development shall be permitted within a Planned Unit Development
provided the following size and development criteria are met. There are three (3)
categories for PUD Commercial. The commercial component within a PUD will be
allowed to develop up to the maximum acreage specified in the table below:
CATEGORY I CATEGORY II CATEGORY III
PUD Acres 80+ 160+ 300+
Maximum Commercial Acres 5 acres 10 acres 20 acres
Permitted Zoning C-2 C-3 C-2, C-3 & C-4
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to the nearest
commerce center and no closer than one mile from the nearest PUD
commercial zoning of ten acres or greater in size;
b. The configuration of the commercial parcel shall be no more frontage than
depth unless otherwise authorized by the Board of County Commissioners;
C. Commercial zoning or development shall be no closer than a '/A mile from
the nearest existing elementary school boundary; and
d. No construction in the commercial designated area shall be allowed until
30% of the project has commenced construction unless otherwise
authorized by the Board of County Commissioners.
(IV)(VI) 5. Recreationalffourist Subdistrict
The purpose of this Subdistrict is to provide centers for recreational and tourism
activity that utilize the natural environment as the main attraction. The centers
should contain low intensity uses that attract both tourists and residents while
preserving the environmental features of the area. Uses allowed within this
Subdistrict include: passive parks; nature preserves; wildlife sanctuaries; open
space; museums; cultural facilities; marinas; transient lodging facilities (including:
hotellmotel, rental cabins, bed and breakfast establishments, and campsites);
restaurants; recreational vehicle parks; sporting and recreational camps; low -
intensity retail uses; single family homes; agriculture; and essential services as
defined in the Land Development Code.
!3
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
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D. General Commercial District (C-4). The general commercial district (C-4) is intended to provide for those
types of land uses that attract large segments of the population at the same time by virtue of scale, coupled
with the type of activity. The purpose and intent of the C-4 district is to provide the opportunity for the most
diverse types of commercial activities delivering goods and services, including entertainment and
recreational attractions, at a larger scale than the C-1 through C-3 districts. As such, all of the uses permitted
in the C-1 through C-3 districts are also permitted in the C-4 district. The outside storage of merchandise and
equipment is prohibited, except to the extent that it is associated with the commercial activity conducted on -
site such as, but not limited to, automobile sales, marine vessels, and the renting and leasing of equipment.
Activity centers are suitable locations for the uses permitted by the C-4 district because most activity centers
are located at the intersection of arterial roads. Therefore the uses in the C-4 district can most be sustained
by the transportation network of major roads. The C-4 district is permitted in accordance with the locational
criteria for uses and the goals, objectives, and policies as identified in the future land use element of the
Collier County GMP. The maximum density permissible or permitted in a district shall not exceed the
density permissible under the density rating system.
1. The following uses, as defined with a number from the Standard Industrial Classification Manual (1987),
or as otherwise provided for within this section are permissible by right, or as accessory or conditional
uses within the general commercial district (C-4).
a. Permitted uses.
1. Accounting (8721).
2. Adjustment and collection services (7322).
3. Advertising agencies (7311).
4. Advertising - miscellaneous (7319).
5. Agricultural services (0783).
6. Amusement and recreation services, indoor.
7. Amusement and recreation services, outdoor (7999 - fishing piers and lakes operation,
houseboat rental, pleasure boat rental, operation of party fishing boats, canoe rental only).
8. Ancillary plants.
9. Animal specialty services, except veterinary (0752, excluding outside kenneling).
10. Apparel and accessory stores (5611-5699).
11. Architectural services (8712).
12. Auditing (8721).
13. Auto and home supply stores (5531).
14. Automobile Parking, automobile parking garages and parking structures (7521 - shall not be
construed to permit the activity of "tow -in parking lots").
15. Automotive services (7549) except that this shall not be construed to permit the activity of
"wrecker service (towing) automobiles, road and towing service."
16. Automotive vehicle and equipment dealers (5511 and 5599, new vehicles only).
17. Banks, credit Unions and trusts (6011-6099).
18. Barber shops (7241, except for barber schools).
19. Beauty shops (7231, except for beauty schools).
20. Bookkeeping services (8721).
21. Bowling centers, indoor (7933).
22. Building cleaning and maintenance services (7349).
23. Business associations (8611).
24. Business consulting services (8748).
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25. Business credit institutions (6153-6159).
26. Business services - miscellaneous (7381, 7389 - except auctioneering service, automobile
recovery, automobile repossession, batik work, bottle exchanges, bronzing, cloth cutting,
contractors' disbursement, cosmetic kits, cotton inspection, cotton sampler, directories -
telephone, drive -away automobile, exhibits -building, filling pressure containers, field
warehousing, fire extinguisher, floats -decoration, folding and refolding, gas systems, bottle
labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol of
electric transmission or gas lines, pipeline or powerline inspection, press clipping service,
recording studios, repossession service, rug binding, salvaging of damaged merchandise,
scrap steel cutting and slitting, shrinking textiles, solvent recovery, sponging textiles,
swimming pool cleaning, tape slitting, texture designers, textile folding, tobacco sheeting, and
window trimming service).
27. Cable and other pay television services (4841) including communications towers up to
specified height, subject to section-5.05.09.
28. Carpet and upholstery cleaning (7217).
29. Carwashes (7542) provided that carwashes abutting residential zoning districts shall be
subject to section 5.05.11 of this Code.
30. Child day care services (8351).
31. Churches.
32. Civic, social and fraternal associations (8641).
33. Coin -operated laundries and dry cleaning (7215).
34. Coin operated amusement devices, indoor (7993).
35. Commercial art and graphic design (7336).
36. Commercial photography (7335).
37. Commercial printing (2752, excluding newspapers).
38. Computer programming, data processing and other services (7371-7379).
39. Computer and computer software stores (5734).
40. Credit reporting services (7323).
41. Dance studios, schools and halls, indoor (7911).
42. Detective, guard and armored car service (7381, except armored car and dog rental).
43. Department stores (5311).
44. Direct mail advertising services (7331).
45. Disinfecting and pest control services (7342).
46. Drycleaning plants (7216, nonindustrial drycleaning only).
47. Drug stores (5912).
48. Eating and drinking establishments (5812 and 5813) excluding bottle clubs. All establishments
engaged in the retail sale of alcoholic beverages for on -premise consumption are subject to
the locational requirements of section 5.05.01
49. Educational plants.
50. Educational services (8221 and 8222).
51. Electrical and electronic repair shops (7622-7629).
52. Engineering services (8711).
53. Equipment rental and leasing (7359 - except airplane, industrial truck, portable toilet and oil
field equipment renting and leasing).
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54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
Essential services, subject to section 2.01.03
Facilities support management services (8744).
Federal and federally -sponsored credit agencies (6111).
Food stores (groups 5411-5499).
Funeral services (7261, except crematories).
Garment pressing, and agents for laundries and drycleaners (7212).
Gasoline service stations (5541), with services and repairs as described in section 5.05.05
General merchandise stores (5331-5399).
Glass stores (5231).
Golf courses, public (7992).
Group care facilities (category I and 11, except for homeless shelters); care units, except for
homeless shelters; nursing homes; assisted living facilities pursuant to F.S. § 400.402 and
ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to F.S. § 651 and ch.
4-193 F.A.C.; all subject to section 5.05.04
Hardware stores (5251).
Health services, miscellaneous (8092-8099).
Health services, offices and clinics (8011-8049).
Home furniture and furnishings stores (5712-5719).
Home health care services (8082).
Hospitals (8062-8069).
Hotels and motels (7011, 7021 and 7041) when located within an activity center.
Household appliance stores (5722).
Insurance carriers, agents and brokers (6311-6399, 6411).
Labor unions (8631).
Landscape architects, consulting and planning (0781).
Laundries and drycleaning, coin operated — self service (7215).
Laundries, family and commercial (7211).
Laundry and garment services, miscellaneous (7219).
Legal services (8111).
Libraries (8231).
Loan brokers (6163).
Management services (8741, 8742).
Marinas (4493 & 4499 - except canal operation, cargo salvaging, ship dismantling, lighterage,
marine salvaging, marine wrecking, and steamship leasing), subject to section 5.05.02
Medical and dental laboratories (8071 and 8072).
Medical equipment rental and leasing (7352).
Membership organizations, miscellaneous (8699).
Membership sports and recreation clubs, indoor (7997).
Mortgage bankers and loan correspondents (6162).
Motion picture theaters (7832).
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90. Motorcycle dealers (5571).
91. Museums and art galleries (8412).
92. Musical instrument stores (5736).
93. News syndicates (7383).
94. Nursing and professional care facilities (8051-8059).
95. Outdoor advertising services (7312).
96. Paint stores (5231).
97. Passenger car leasing (7515).
98. Passenger car rental (7514).
99. Personal credit institutions (6141).
100. Personal services, miscellaneous (7299).
101. Personnel supply services (7361 & 7363).
102. Photocopying and duplicating services (7334).
103. Photofinishing laboratories (7384).
104. Photographic studios, portrait (7221).
105. Physical fitness facilities (7991).
106. Political organizations (8651).
107. Professional membership organizations (8621).
108. Professional sports clubs and promoters, indoor (7941).
109. Public administration (groups 9111-9199, 9229, 9311, 9411-9451, 9511-9532, 9611-
9661).
110. Public or private parks and playgrounds.
111. Public relations services (8743).
112. Radio, television and consumer electronics stores (5731).
113. Radio, television and publishers advertising representatives (7313).
114. Radio and television broadcasting stations (4832 & 4833).
115. Real Estate (6512, 6531-6552).
116. Record and prerecorded tape stores (5735).
117. Religious organizations (8661).
118. Repair services - miscellaneous (7699 - except agricultural equipment repair, awning repair,
beer pump coil cleaning and repair, blacksmith shops, catch basin, septic tank and cesspool
cleaning, industrial truck repair, machinery cleaning, repair of service station equipment, boiler
cleaning, tinsmithing, tractor repair).
119. Research, development and testing services (8731-8734).
120. Retail - miscellaneous (5921-5963, 5992-5999).
121. Retail nurseries, lawn and garden supply stores (5261).
122. Reupholstery and furniture repair (7641).
123. Secretarial and court reporting services (7338).
124. Security and commodity brokers, dealer, exchanges and services (6211-6289).
125. Security systems services (7382).
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126. Shoe repair shops and shoeshine parlors (7251).
127. Social services, individual and family (8322-8399, except for homeless shelters and soup
kitchens).
128. Surveying services (8713).
129. Tax return preparation services (7291).
130. Telegraph and other message communications (4822) including communications towers up to
specified height, subject to section 5.05.09
131. Telephone communications (4812 and 4813) including communications towers up to specified
height, subject to section 5.05.09
132. Theatrical producers and miscellaneous theatrical services, indoor (7922-7929, including
bands, orchestras and entertainers; except motion picture).
133. Travel agencies (4724, no other transportation services).
134. United State Postal Service (4311, except major distribution center).
135. Veterinary services (0741 & 0742, excluding outside kenneling).
136. Videotape rental (7841).
137. Vocational schools (8243-8299).
138. Wallpaper stores (5231).
139. Watch, clock and jewelry repair (7631).
140. Any use which was permissible under the prior General Retail Commercial (GRC) zoning
district, as identified by Zoning Ordinance adopted October 8, 1974, and which was lawfully
existing prior to the adoption of this Code.
141. Any other commercial use or professional services which is comparable in nature with the
foregoing uses including those that exclusively serve the administrative as opposed to the
operational functions of a business and are purely associated with activities conducted in an
office.
142. Any other commercial or professional use which is comparable in nature with the (C-1) list of
permitted uses and consistent with the purpose and intent statement of the district as
determined by the board of zoning appeals pursuant to section 10.08.00
b. Accessory Uses.
Uses and structures that are accessory and incidental to the uses permitted as of right in the
C-4 district.
2. Caretaker's residence, subject to section 5.03.05
3. Outside storage or display of merchandise when specifically permitted for a use, otherwise
prohibited, subject to section 4.02.12
c. Conditional uses. The following uses are permitted as conditional uses in the general
commercial district (C-4), subject to the standards and procedures established in section 10.08.00
1. Animal specialty services, except veterinary (0752, with outside kenneling).
2. Amusement and recreation services, outdoor (7948, 7992, 7996, 7999).
3. Auctioneering services, auction rooms (7389, 5999).
4. Automotive dealers and gasoline service stations (5511, 5521).
5. Automotive rental and leasing, outdoor display permitted (7513, 7519).
6. Boat dealers (5551).
7. Bottle clubs. (All establishments engaged in the retail sale of alcoholic beverages for on -
premise consumption are subject to the locational requirements of section 5.05.01.).
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10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
Communication towers above specified height, subject to section 5.05.09
Dealers not elsewhere classified (5599 outdoor display permitted, excluding Aircraft dealers -
retail).
Fire protection (9224).
Fishing, hunting and trapping (0912-0919).
Fuel dealers (5983-5989).
Homeless shelters.
Hotels and motels (7011, 7021, 7041 when located outside an activity center).
Kiosks.
Legal counsel and prosecution (9222).
Local and suburban transit (groups 4111-4121, bus stop and van pool stop only).
Motion picture theaters, drive-in (7833).
Permitted use with less than 700 square feet of gross floor area in the principal structure.
Police Protection (9221).
Public order and safety (9229).
Recreational vehicle dealers (5561).
Soup kitchens.
Motor freight transportation and warehousing (4225, air conditioned and mini -and self storage
warehousing only).
Veterinary services (0741 & 0742, with outside kenneling).
Any other general commercial use which is comparable in nature with the foregoing list of
permitted uses and consistent with the permitted uses and purpose and intent statement of
the district, as determined by the board of zoning appeals pursuant to section 10.08.00
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14.B.2.c
5838 Report Addenda
B. Residential Multi-Family-6 District (RMF-6). The purpose and intent of the residential multi-family-6 district
(RMF-6) is to provide for single-family, two-family and multi -family residences having a low profile silhouette,
surrounded by open space, being so situated that it is located in close proximity to public and commercial
services and has direct or convenient access to collector and arterial roads on the county major road
network. The RMF-6 district corresponds to and implements the urban mixed use land use designation on
the future land use map of the Collier County GM . The maximum density permissible in the RMF-6 district
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 GM . The maximum density permissible or
permitted in the RMF-6 district shall not exceed the density permissible under the density rating system,
except as permitted by policies contained in the future land use element.
1. The following subsections identify the uses that are permissible by right and the uses that are allowable
as accessory or conditional uses in the RMF-6 district.
a. Permitted uses.
1. Single-family dwellings.
2. Duplexes, two-family dwellings.
3. Multi -family dwellings, townhouses as provided for in section 5.05.07
4. Family care facilities, subject to section 5.05.04
5. Educational plants; however, any high school located in this district is subject to a
compatibility review as described in section 10.02.03
b. Accessory uses.
1. Uses and structures that are accessory and incidental to uses permitted as of right in the
RMF-6 district.
2. Private docks and boathouses, subject to section 5.03.06
3. Recreational facilities that serve as an integral part of a residential development and have
been designated, reviewed and approved on a site development plan or preliminary
subdivision plat for that development. Recreational facilities may include, but are not limited
to, golf course, clubhouse, community center building and tennis facilities, playgrounds and
playfields.
C. Conditional uses. The following uses are permissible as conditional uses in the RMF-6 district,
subject to the standards and procedures established in section 10.08.00
1. Churches.
2. Schools, private. Also, "Ancillary Plants" for public schools.
3. Child care centers and adult day care centers.
4. Civic and cultural facilities.
5. Recreational facilities not accessory to principal use.
6. Group care facilities (category I and II); care units; nursing homes; assisted living
facilities pursuant to § 400.402 F.S. and ch. 58A-5 F.A.C; and continuing care retirement
communities pursuant to § 651 F.S. and ch. 4-193 F.A.C.; all subject to section 5.05.04.
7. Noncommercial boat launch facilities, subject to the applicable review criteria set forth in
section 5.03.06
8. Cluster development, subject to section 4.02.04
9. M del homes and model sales centers, subject to compliance with all other LDC
requirements, to include but not limited to, section 5.04.04
d. Prohibited animals in residential districts. The following animals are to be considered farm animals
and are not permitted to be kept in residential districts except as provided for in zoning district
regulations: turkeys, chickens, ducks, geese, pigs, horses, cows, goats, hogs, and the like.
Carroll & Carroll
Packet Pg. 260
5838 Report
Addenda
14.B.2.c
P' Carroll & Carroll
Real Estate Appraisers & Consultants
Timothy W. Sunyog, MAI
CERTGEN RZ3288
PROFESSIONAL RECOGNITION
State -Certified General Real Estate Appraiser RZ3288
Earned 12-15-08
MAI Designation Appraisal Institute
Earned 06-24-15
PROFESSIONAL EXPERIENCE
Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL — Principal/Full Time Commercial Real Estate Appraiser,
January 2018 - Present
Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser,
August 2005 -August 2006 & July 2007— December 2017
Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 - June 2007
UBS Financial Services Inc., Orlando, FL., Investments intern, Fall 2003
Florida Real Estate Sales Associate - February 2014 — Present
EDUCATION
Rollins College, Bachelor of Arts — Economics - May 2004
Argus Valuation — DCF Training, February 2012
Continuing Education —Tim Sunyog has met the continuing education requirements of the State of Florida and the
Appraisal Institute
PROFESSIONAL ASSOCIATIONS
Appraisal Institute— Florida Gulf Coast Chapter (Treasurer)
Appraisal Institute — Leadership Development & Advisory Council (LDAC)
Naples Area Board of Realtors
CIVIC INVOLVEMENT
Education Foundation — Connect Now Initiative
Relay for Life
Naples Junior Chamber
PRACTICE INCLUDES ASSIGNMENTS INVOLVING
Vacant Land
Multifamily Properties
Office Buildings
Subdivisions
Ad Valorem Tax Analysis
Agricultural Properties
Commercial Condos
Retail Centers
Buy/Sell Decisions
Litigation
Churches
Industrial Buildings
Restaurants
Self -Storage Facilities
Estate Settlement
Carroll & Carroll
Packet Pg. 261
ff.*W.*
Addenda
14.B.2.c
Ron DeSantis, Governor
STATE OF FLORIDA
Halsey Beshears, Secretary
dblom%-
aF
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
SUNYOG, TIMOTHY WILLIAM
2805 HORSESHOE DRIVE SOUTH rf
SUITE 100 �++
,, NAPLES FL 34104
LICENSE NUMBER: RZ3288
EXPIRATION DATE: NOVEMBER 30, 2022
Always verify licenses online at MyFloridaLicense.corn
Do not alter this document in any form.
This is your license. It is unlawful for anyone other than the licensee to use this document.
Carroll & Carroll
Packet Pg. 262
14.B.2.d
L
IMMOK LEE,,,
CRACollier County Community
Redevelopment Agency
Florida's 21 st century
COMMUNITY INPUT NEEDED
FUTURE USE OF CRA PROPERTY
MAIN STREET AND SOUTH NINTH ST
WHEN:
Wednesday, January 26, 2022
6:00 p.m.
WHERE:
CareerSource SWFL
750 South 5th Street
Immokalee
ZOOM: Meeting Link
MORE INFORMATION:
Visit www.immokaleecra.com
or call Marilyn Gijon at 239-867-
0025.
Representatives from Catholic Charities, will present their offer
to purchase the 1.96 acre site to create a community campus. If
purchased, the property will be combined with the adjacent
properties to create a 6.94 acre community mixed -use campus.
The proposed campus would include a community center,
health clinic, retail, and multi -family housing. Please visit
www.immokaleecra.com to view proposal and proposed site
plan.
Packet Pg. 263
14.B.2.e
ABOUT US
Catholic Charities Diocese of Venice offers 36 programs
serving persons in need at 40 sites across to Southwest
Florida counties.
■ This includes offices, housing developments, outreach
services, food pantries, and early learning facilities.
■ Historically, the Catholic Church began providing services
in Immokalee in 1957 when Our Lady of Guadalupe Parish
was established.
■ Catholic Charities started as Catholic Social services of
Collier County in 1968 - more than 54 years of service in
Collier. Catholic Charities name established in 1982.
CATHOLIC
CHARITIES
Diocese of Venice, Inc.
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Packet Pg. 264
14.B.2.e
C RREHU SELMCES OK COLLOEIR
Off] COLLUER COUHTY
GUADALUPE SOCIAL SERVICES
Provides food pantry, soup
kitchen, clothing exchange,
showers, immigration services,
adult education, and financial
assistance.
GOLDEN GATE SENIOR CENTER
Provides a variety of programs,
classes, hot lunches, food pantry,
employment assistance, and
resources to more than 1,300
seniors and caregivers in Collier.
FAMILY COUNSELING CENTER
Provides in person and tele-health therapy
for children and adults experiencing
depression, trauma, anxiety disorders,
marital problems, eating disorders and
addiction.
JUDY SULLIVAN FAMILY
RESOURCE CENTER
Provides choice food pantry,
weekend lunches for students,
mobile food pantry to seniors and
families, empowerment services,
and financial assistance in Naples.
M Z TE LI U H S 70
NEEDS IDENTIFIED IN STUDIES AND CRA MEETINGS
■ Public Facilities and Meeting Spaces
■ Green Spaces for Immokalee Community
■ New Commercial Real Estate for Local Businesses
■ Housing for all ranges of income — not just low income.
■ Improved Infrastructure — Streets, Sidewalks, Parking
E
E
CATHOLIC
CHARITIES
Diocese of Venice, Inc. N
Packet Pg. 265
14.B.2.e
H MW OP O IRCT U U TY
■ Catholic Charities has acquired the 4.5 acres of property adjacent on the West side of the Immokalee CRA
parcel on the corner of West Main Street and South gt" Street.
■ Catholic Charities seeks to acquire the CRA property (at market value) to develop a community campus that
will be built in two phases.
■ Why? Because it will meet needs and because ... as Cardinal Ferrell said:
"We help people because we are Catholic, not because they're Catholic."
PHASE FEATURES
Gudalupe Social Services
$
6,160,000
Community Meeting Room; Offices, Classrooms, Soup Kitchen, Choice Food Pantry
Urgent Care Clinic
$
5,500,000
Urgent care, Mental Health, Dental, Preventive Care
Sub Total Phase 1
$
11,660,000
Total Estimated Cost
CAPITAL STACK PHASE I
Committed by Catholic Charities
$
1,300,000
Private Donor
$
1,000,000
Norther Trust New Market Tax Credits
$
2,332,000
Capital Campaign
$
7,028,000
TOTAL CAPITAL STACK
$
11,660,000
PHASE II
50 Housing Units
$
11,000,000
Commerical Retail
$
2,200,000
Sub Total Phase II
$
13,200,000
Total Project
$
24,860,000
Secured
Secured
In Process
Initiating 2022
Housing (type and income ranges to be determined )
Business Incubator Program Supporting Small Locally Owned Businesses
Total Benefit to the Immokalee Community
5
Packet Pg. 266
14.B.2.e
LEGEND
CATHOLIC CHARITIES IMMO CRA 1- at market aHordablehousirrg
2. retail f incubator businesses one scaly
fl �� 3. camrnunity center • two storie3
choice pantry
soup kitchen
thrift store
catholic charities atfices
community rooms
I fill, adult classes
�,: 4 4. ciiric - ane story over parking c
-- - i !! i examraoms a
man -emergency
mental health
a prevention v 5 t` dental e,
stormwater management d
6. filter marsh c
7. nature preserve 0
8. publlcplaza
0SWONAYE E
- — — 9. ons#reet parallel parking
14.onstreet angle parking M
11, playground
12.off-street parking
- '°' - --- — 13. service yard
CONCEPTUAL MASTER PLAN FOR A COMMUNITY CENTER IN IMMOKALEE �
0Np0RCT&H4 p00H4s
PROPOSAL:
■ CATHOLIC CHARITIES (CCDOV) WILL PURCHASE THE CRA PARCEL AT MARKET VALUE
■ CCDOV WILL SELL PROPERTY BACK TO CRA IF NO DEVELOPMENT TAKES PLACE IN 3 YEARS.
■ CCDOV HAS EXPERIENCE DEVELOPING PROJECTS OF THIS SIZE AND SCALE
BENEFITS:
■ LOW RISK AND HIGH GAIN
• $25 MILLION DOLLAR PROJECT TO BENEFIT THE COMMUNITY — WHEN PHASE I AND II COMPLETED.
■ COMMUNITY WIDE NEEDS MET — MEETING SPACE, GREEN SPACE, URGENT CARE, CLASSROOMS
■ SAME TIMELINE OTHER DEVELOPERS WOULD NEED IF CRA PROPERTY CONVEYED FOR OTHER PURPOSES
■ PHASE II WOULD SUPPORT CRA PRIORITIES AS WELL — NEWCOMMERICAL RETAIL SPACE AND BUSINESS
INCUBATOR
Packet Pg. 267
14.B.2.e
SOURC IEZ G3EFIEMIEHUED
■ 40+ years of service in Immokalee - our experience
■ The people have spoken - feedback from clients, local partners, and community
■ 2019 Collier Community Health Assessment
■ Florida Gulf Coast - Immokalee Master Plan Study
■ Florida Housing Coalition - Building Capacity for Affordable Housing in Immokalee 2o16
■ Other reports
■ Meridian Appraisal Group - Market Study of Eden Park - Esperanza Neighborhood
■ Collier County Immokalee Road / Randall Boulevard Planning Study 2020
UCam]&H[� VOM000QHV QUIESIHOM21)
Contact information:
Eduardo.gloria@cathoIiccharitiesdoy.org
941-323-2639
.t)CATHOLIC
CHARITIES
Diocese of Venice, Inc.
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14.B.2.f
LEGEND
CATHOLIC CHARITIES IMMO CRA 1- at market aHordablehousing
2. retail f incubator businesses one scaly
fl �� 3. camrnunity center • two sforie3
choice pantry
- ; soup kitchen
thrift store
catholic charities atfices
j f community rooms
adult classes
4 4. ciiric - one story over parking
exam roams
-- 6 ' � - man -emergency
mental health
prevention
dental
4 1 5. srormwamanageent
fi. filter marsh
kwomm Allow'€ �� 7. nature preserve
8. publlcplaza
BOWONAVE - -
- = 9. onst�eet parallel parking
14.onstreei angle parking
11, playground
12. off -street parking
13. service yard
CONCEPTUAL MASTER PLAN FOR A COMMUNITY CENTER IN IMMOKALEE
0Np0RCT&H4 p00H4s
PROPOSAL:
■ CATHOLIC CHARITIES (CCDOV) WILL PURCHASE THE CRA PARCEL AT MARKET VALUE
■ CCDOV WILL SELL PROPERTY BACK TO CRA IF NO DEVELOPMENT TAKES PLACE IN 3 YEARS.
■ CCDOV HAS EXPERIENCE DEVELOPING PROJECTS OF THIS SIZE AND SCALE
BENEFITS:
■ LOW RISK AND HIGH GAIN
• $25 MILLION DOLLAR PROJECT TO BENEFIT THE COMMUNITY — WHEN PHASE I AND II COMPLETED.
■ COMMUNITY WIDE NEEDS MET — MEETING SPACE, GREEN SPACE, URGENT CARE, CLASSROOMS
■ SAME TIMELINE OTHER DEVELOPERS WOULD NEED IF CRA PROPERTY CONVEYED FOR OTHER PURPOSES
■ PHASE II WOULD SUPPORT CRA PRIORITIES AS WELL — NEWCOMMERICAL RETAIL SPACE AND BUSINESS
INCUBATOR
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(T) CAS 11-01OLIC
clHARI i I}S
Diocese of Venice, Inc.
Most Reverend Frank J. Dewane, Bishop of Venice in Florida
Rev. Msgr. Stephen E. McNamara, V.F. - Vicar General
Dr. Volodymyr Smeryk, M.A., J.C.D., J.D. - Chancellor
March 22, 2022
Debrah Forester
Director, Im m d<alee CRA
750 South 5th Street
Immokalee, FL 34142
RE: Letter of Intent to purchase 107 S 9th Street, Im m dcalee, FL property
Parcel No. 00122840009
Dear Debrah,
Added E 14.B.2.g
Rita Cavuoto, Chair
Robert Farnham, Vice -Chair
Eduardo Gloria, Interim CEO
We respectfully submit this revised letter of intent to purchase the above referenced CRA
property as discussed during the January 26, 2022 meeting with Immokalee CRA Board and
members of the community.
As we stated during that meeting, Catholic Charities is amenable to including a reversionary
clause on the purchase giving the Immokalee CRA right of first refusal to purchase the property
back from Catholic Charities (at market value) should no reasonable development progress be
achieved by a certain time. Based on feedback and the scope of work for development, our
estimate is that a 5-year timeline would be favorable for both parties.
Also, for the current purchase of the property, Catholic Charities recognizes that the market
value for the property may need updated appraisals. Catholic Charities is willing to look at the
appraised values that were obtained and come to a mutually agreed upon established value.
We look forward to meeting with you, your staff, and the CRA Board to discuss next steps.
Please call me at 941-323-2639 or write me at eduardo.gloria@catholiccharitiesdov.org if you
have any questions. Thank you.
Sincerely,
Eduardo Gloria
Interim Chief Executive Officer
1000 Pinebrook Road, Venice, FL 34285
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1 941-486-4700 1 fax 941-441-1150
I www.catholiccharitiesdov.
Packet Pg. 270
CA. OLIC
CHARI i I}S
Diocese of Venice, Inc.
Most Reverend Frank J. Dewane, Bishop of Venice in Florida
Rev. Msgr. Stephen E. McNamara, V.F. - Vicar General
Dr. Volodymyr Smeryk, M.A., J.C.D., J.D. - Chancellor
March 23, 2022
Debrah Forester
Director, Im m d<alee CRA
750 South 5th Street
Immokalee, FL 34142
RE: Letter of Intent to purchase 107 S 9th Street, Im m dcalee, FL property
Parcel No. 00122840009
Dear Debrah,
Rita Cavuoto, Chair
Robert Farnham, Vice -Chair
Eduardo Gloria, Interim CEO
We respectfully submit this revised letter of intent to purchase the above referenced CRA
property as discussed during the January 26, 2022 meeting with Immokalee CRA Board and
members of the community.
As we stated during that meeting, Catholic Charities is amenable to including a reversionary
clause on the purchase giving the Immokalee CRA right of first refusal to purchase the property
back from Catholic Charities (at original purchase price) should no reasonable development
progress be achieved by a certain time. Based on feedback and the scope of work for
development, our estimate is that a 5-year timeline would be favorable for both parties.
Also, for the current purchase of the property, Catholic Charities recognizes that the market
value for the property may need updated appraisals. Catholic Charities is willing to look at the
appraised values that were obtained and come to a mutually agreed upon established value.
We look forward to meeting with you, your staff, and the CRA Board to discuss next steps.
Please call me at 941-323-2639 or write me at eduardo.gloria@catholiccharitiesdov.org if you
have any questions. Thank you.
Sincerely,
Eduardo Gloria
Interim Chief Executive Officer
1000 Pinebrook Road, Venice, FL 34285
�;W)
c1 MWn . trrrZc . Ac�v�,
1 941-486-4700 1 fax 941-441-1150
I www.catholiccharitiesdov.
Packet Pg. 271