The URL can be used to link to this page

Agenda 05/24/2022 Item #16B 2 (CRA 30 day notice of intent for the sell/lease of 1.96 acre property in Immokalee)05/24/2022 EXECUTIVE SUMMARY Recommendation that the Board of County Commissioners, acting as the Community Redevelopment Agency Board (CRA), direct staff to give at least 30 days public notice of its intent to sell, lease, or otherwise transfer approximately 1.96 acres of CRA-owned property at the corner of South 9th Street and W. Main Street in the Immokalee Community Redevelopment Area, and invite proposals from, and make all pertinent information available to, private redevelopers or any persons interested in undertaking to redevelop or rehabilitate this parcel. OBJECTIVE: To potentially dispose of a vacant lot in Immokalee Community Redevelopment Area (ICRA) to further implement the redevelopment plan. CONSIDERATIONS: On March 23, 2010, the Board of County Commissioners acting as the Collier County Community Redevelopment Agency Board (CRA), approved the purchase of a vacant lot at the corner of South 9th Street and Boston Avenue to create a public plaza as identified in the 2010 Public Realm Plan. The Plan identified a 1st Steet Plaza and a 9th Street Plaza. The cost to purchase the lot was $232,500 plus closing cost. Funds were provided from the Immokalee CRA reserves. The cost to remove an existing tower and fence and maintain the property over the past 12 years is estimated at $73,640. While the CRA did complete the 1st Street Plaza (Zocalo Park) in 2014, the 9th Street Plaza has not been implemented due to funding limitations and other priorities. In 2015, the CRA reviewed a request from Save-A-Lot to do a land swap for the Main Street frontage of the CRA property. However, that proposal did not materialize. No formal request for proposals to sell the property have been issued. 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 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 an appraisal of the property. 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 the changes in the 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 Charities noted they are already receivi ng donations for this 16.B.2 Packet Pg. 911 05/24/2022 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. Before the Board can consider the Letter of Intent, Florida Statutes Section 163.380(3)(a) requires the following process: 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, invi te 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. As a result of this notice, the County may receive other proposals from Developers interested in this parcel. Staff will bring all submitted proposals to the Board, along with the Letter of Intent, for the Board’s consideration. The Advisory Board will have an opportunity to review and provide recommendations to Board prior to the Board’s consideration. FISCAL IMPACT: Estimated cost to advertise is $1,200. Funds are available in Immokalee CRA Fund 186. GROWTH MANAGEMENT IMPACT: None at this time. The property may need to be rezoned based on the successful proposal. LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is approved as to 16.B.2 Packet Pg. 912 05/24/2022 form and legality, and requires majority vote for approval. -JAK RECOMMENDATION: The Board of County Commissioners, acting as the Community Redevelopment Agency Board (CRA), direct staff to give at least 30 days public notice of its intent to sell, lease, or otherwise transfer approximately 1.96 acres of CRA-owned property at the corner of South 9th Street and W. Main Street in the Immokalee Community Redevelopment Area, and invite proposals from, and make all pertinent information available to, private redevelopers or any p ersons interested in undertaking to redevelop or rehabilitate this parcel. Prepared by: Debrah Forester, CRA Director ATTACHMENT(S) 1. #1 Site Aerial (PDF) 2. #2 May 21 2021 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) 16.B.2 Packet Pg. 913 05/24/2022 COLLIER COUNTY Board of County Commissioners Item Number: 16.B.2 Doc ID: 22244 Item Summary: *** This item continued from the May 10, 2022, BCC Meeting. *** Recommendation that the Board of County Commissioners, acting as the Community Redevel opment Agency Board (CRA), direct staff to give at least 30 days public notice of its intent to sell, lease, or otherwise transfer approximately 1.96 acres of CRA-owned property at the corner of South 9th Street and W. Main Street in the Immokalee Community Redevelopment Area, and invite proposals from, and make all pertinent information available to, private redevelopers or any persons interested in undertaking to redevelop or rehabilitate this parcel. Meeting Date: 05/24/2022 Prepared by: Title: Sr. Operations Analyst – County Manager's Office Name: Geoffrey Willig 05/12/2022 2:45 PM Submitted by: Title: – County Manager's Office Name: Debrah Forester 05/12/2022 2:45 PM Approved By: Review: Tourism Kelly Green Stage 1 Review Completed 05/12/2022 2:51 PM Corporate Business Operations Jennifer Reynolds Stage 1 Review Completed 05/12/2022 2:55 PM County Manager's Office Debrah Forester Director - CRAs Completed 05/12/2022 5:18 PM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 05/13/2022 8:26 AM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 05/13/2022 8:34 AM Growth Management Operations Support Christopher Johnson Additional Reviewer Completed 05/13/2022 9:00 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 05/13/2022 4:35 PM County Manager's Office Dan Rodriguez Level 4 County Manager Review Completed 05/17/2022 3:04 PM Board of County Commissioners Geoffrey Willig Meeting Pending 05/24/2022 9:00 AM 16.B.2 Packet Pg. 914 16.B.2.a Packet Pg. 915 Attachment: #1 Site Aerial (22244 : Immokalee CRA Property) CATHOLICICHARITIES,DioceseofVenice,Inc.MostReverendFrankJ.Dewane,BishopofVeniceinFl.oridaRichardM.Rogan,ChairRev.MonsignorStephenE.McNamara,V.G.RitaCavuoto,Vice-ChairVoodymyrSmeryk,M.A.,J.C.D.,i.D.,ChancellorPhil.omenaA.Pereira,ChiefExecutiveOfficerMay21,2021DebrahForesterDirector,ImmokaleeCRA750South5thStreetImmokalee,FL34142RE:LetterofIntentfor1079thStreet,Immokalee,FLproperty—ParcelNo.00122840009DearDebrah,CatholicCharitiesDioceseofVenice,Inc.(CCDOV)respectfullysubmitsthisletterofintentfortheabovereferencedpropertycurrentlyownedbytheImmokaleeCommunityRedevelopmentAgency(CRA).Asyouknow,CatholicCharitiesseekstoacquireandimprovethesgthstreetparcelaspartofacommunity-focuseddevelopmentthatwillhaveapositive,longtermimpactfortheImmokaleecommunity.Overthelastsixmonths,CCDOVmadetwosuccessivepurchasesof5.5acresadjacenttothewestsideoftheCRAparcel.Thesuccessfulacquisitionof107SgthStreet(2acres)wouldallowCatholicCharitiestorealizeacomprehensive7.5acredevelopmentthatwillincludeanadvancedurgentcarefacility;improvedCatholicCharitiesGuadalupeSocialServicesprogramming;communitymeetingroomwithfreeWi-Fi;administrativeofficespace;retailspacealongtheWMainStreetfrontage;andat-marketaffordablehousingthatcanserveacross-sectionofthecommunity.Ourvisionforthissiteisinformedlargelybycommunityneedsassessments,localhousingandmarketstudies,andinputfromcommunitystakeholders.WeunderstandandappreciatetheneedforurgentcareinImmokalee.WearecognizantoftheCRA’sintenttopromotetaxgeneratingdevelopments.Wearealsoawareoftheneedforgreenspacethatisvitaltobuildingcommunity.OurprojectwilladdresstheseissuesandmoreasitalignswiththeCRA’smissionofrevitalizingImmokalee.Ihaveattachedaninitialconceptrenderingofourproposeddevelopmentforyourreview.Wewouldappreciateanopportunitytomeetanddiscusshowwecanpartnertogetherasoutlinedhere.Pleasereachmeat941.445.0062oreduardo.gIoriacathOliCCharitieSdOVQigatyourconvenience.Thankyouforyourtimeandconsideration.Sincerely,EduardoGloriaChiefOperatingOfficerCREDIBILITY.INTEGRITYACHIEVEMENTP.O.Box2116,Venice,FL34284-2116I941-488-5581or941-484-9543Ifax941-441-1150Iwww.cathoUccharitiesdov.orgEnclosure 516.B.2.bPacket Pg. 916Attachment: #2 May 21 2021 Catholic Charities Letter of Intent (22244 : Immokalee CRA Property) DRAFT16.B.2.bPacket Pg. 917Attachment: #2 May 21 2021 Catholic Charities Letter of Intent (22244 : Immokalee CRA Property) 1sCATHOLICIIICHARITIESDioceseofVenice,Inc.MostReverendFrankJ.Dewane,BishopofVeniceinFloridaRichardM.Rogan,ChairRev.Msgr.StephenE.McNamara,V.F.-VicarGeneralRitaCavuoto,Vice-ChairDr.VolodymyrSmeryk,M.A.,J.C.D.,J.D.-ChancellorEduardoGloria,InterimChiefExecutiveOfficerOctober15,2021DebrahForesterDirector,ImmokaleeCRA750South5thStreetImmokalee,FL34142RE:LetterofJiitenttopurchase10759thStreet,Immokalee,FLpropertyParcelNo.00122840009DearDebrah,ThankyouforinvitingustoattendtheJune16,2021,ImmokaleeCRAmeetingwhereCatholicCharitiespresenteditsproposaltoacquireanddeveloptheabovereferencedparcelownedbytheCRA.Attachedhereisarecent(professional)appraisalofthe107S9thStreetpropertyestimatingthemarketvalueoftheCRApropertytobe$420,000.Asdiscussed,CatholicCharitiesDioceseofVeniceinc.,wishestopurchasethe10759thpropertyfortheappraisedmarketvalueof$420,000.AspresentedduringtheJune16thmeeting,ourproposeddevelopmentwillprovidefacilitiesandservicesalignedwiththeCRA’smissionofrevitalizingImmokalee.AcquiringthisparcelfromtheCRAwillallowustoproceedwithourprojectthatwillmaximizetheuseofthislandforbenefitofImmokalee.Pleasedonothesitatetocontactmeat941.323.2639oratEduardo.gloria@catholiccharitiesdov.orgifyouhaveanyquestions.Sincerely,EduardoGloriaInterimCEO/ChiefOperatingOfficer1000PinebrookRoad,Venice,FL34285I941-486-4700Ifax941-441-1150Iwww.catholiccharitiesdov.org16.B.2.cPacket Pg. 918Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 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 16.B.2.c Packet Pg. 919 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Table of Contents Carroll & Carroll Table of Contents SUMMARY OF IMPORTANT DATA AND CONCLUSIONS ......................................................... 1 CERTIFICATION ..................................................................................................................................... 2 SCOPE OF WORK ................................................................................................................................... 4 ESTATE APPRAISED .............................................................................................................................. 5 DEFINITION OF MARKET VALUE ..................................................................................................... 6 ASSUMED EXPOSURE TIME ................................................................................................................ 6 AREA INFORMATION .......................................................................................................................... 7 MARKET AREA ..................................................................................................................................... 17 PROPERTY INFORMATION ............................................................................................................... 28 SITE DESCRIPTION .......................................................................................................................... 29 SUBJECT PHOTOGRAPHS .............................................................................................................. 32 ENVIRONMENTAL CONTAMINATION .................................................................................... 36 NATURAL RESOURCE CONCERNS ............................................................................................ 37 ZONING .............................................................................................................................................. 39 ASSESSMENT AND TAXES ............................................................................................................ 42 FLOOD ZONE DATA ....................................................................................................................... 43 TRANSACTIONAL HISTORY ........................................................................................................ 44 CURRENT STATUS ........................................................................................................................... 44 HIGHEST AND BEST USE ................................................................................................................... 45 CONSIDERATION OF APPROACHES ............................................................................................. 46 SALES COMPARISON APPROACH ................................................................................................. 47 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 48 VACANT LAND COMPARABLES ................................................................................................ 49 LAND SALES ADJUSTMENT GRID .............................................................................................. 56 ESTIMATE OF VALUE ......................................................................................................................... 60 ADDENDA ............................................................................................................................................. 62 16.B.2.c Packet Pg. 920 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Summary of Important Data & Conclusions Carroll & Carroll 1 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. 9th 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 16.B.2.c Packet Pg. 921 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Certification Carroll & Carroll 2 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. 16.B.2.c Packet Pg. 922 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Certification Carroll & Carroll 3 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 16.B.2.c Packet Pg. 923 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Scope of Work Carroll & Carroll 4 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. 16.B.2.c Packet Pg. 924 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Estate Appraised Carroll & Carroll 5 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. 16.B.2.c Packet Pg. 925 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Definition of Market Value Carroll & Carroll 6 DEFINITION OF MARKET VALUE In United States tax law, the definition of Fair Market Value is found in the United States Supreme Court decision in the Cartwright case: The fair market value is the price at which the property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or to sell and both having reasonable knowledge of relevant facts. United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S. Tax Case. (CCH) ¶ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal estate taxes, at 26 C.F.R. sec. 20.2031-1(b)). ASSUMED EXPOSURE TIME 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. 16.B.2.c Packet Pg. 926 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 7 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). GEOGRAPHY Collier County is the most southerly county on Florida's west coast offering mainland coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With 2,025 square miles of land area, it is the largest county in Florida. 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 16.B.2.c Packet Pg. 927 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 8 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 14th Edition) 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. 16.B.2.c Packet Pg. 928 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 9 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. 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. 16.B.2.c Packet Pg. 929 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 10 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. 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 16.B.2.c Packet Pg. 930 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 11 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. 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 16.B.2.c Packet Pg. 931 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 12 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. 16.B.2.c Packet Pg. 932 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 13 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. 16.B.2.c Packet Pg. 933 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 14 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. 16.B.2.c Packet Pg. 934 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 15 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. 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 16.B.2.c Packet Pg. 935 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Area Analysis Carroll & Carroll 16 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. 16.B.2.c Packet Pg. 936 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 17 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 16.B.2.c Packet Pg. 937 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 18 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. 16.B.2.c Packet Pg. 938 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 19 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. 16.B.2.c Packet Pg. 939 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 20 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. 16.B.2.c Packet Pg. 940 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 21 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. 16.B.2.c Packet Pg. 941 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 22 16.B.2.c Packet Pg. 942 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 23 16.B.2.c Packet Pg. 943 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 24 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. 16.B.2.c Packet Pg. 944 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 25 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. 16.B.2.c Packet Pg. 945 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 26 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 16.B.2.c Packet Pg. 946 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Market Area Carroll & Carroll 27 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. 16.B.2.c Packet Pg. 947 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 28 PROPERTY INFORMATION 16.B.2.c Packet Pg. 948 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 29 SITE DESCRIPTION Legal Description 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 16.B.2.c Packet Pg. 949 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 30 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 9th 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 9th 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 9th 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 16.B.2.c Packet Pg. 950 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 31 16.B.2.c Packet Pg. 951 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA 5838 Report Property Information Carroll & Carroll 32 SUBJECT PHOTOGRAPHS View to the east along Main Street. View to the west along Main Street. 16.B.2.c Packet Pg. 952 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 33 View to the south along S. 9th Street. View to the southwest from the northeast corner. 16.B.2.c Packet Pg. 953 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 34 View to the southwest from S. 9th Street. View to the west along the southern border. 16.B.2.c Packet Pg. 954 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 35 View to the north from the southeast corner. 16.B.2.c Packet Pg. 955 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 36 ENVIRONMENTAL CONTAMINATION Observed Contamination None Noted Concerns None Environmental Assessment Available No 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. 16.B.2.c Packet Pg. 956 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 37 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 required to discover them. 16.B.2.c Packet Pg. 957 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 38 FUTURE LAND 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. 16.B.2.c Packet Pg. 958 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 39 ZONING Ordinance or Land Development Code Collier County 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 open space, being so 16.B.2.c Packet Pg. 959 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 40 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: S.F 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. 16.B.2.c Packet Pg. 960 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 41 16.B.2.c Packet Pg. 961 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 42 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. 16.B.2.c Packet Pg. 962 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 43 FLOOD ZONE 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 12021C0145H Revised May 16, 2012 Source National Flood Insurance Program Flood Insurance Rate Maps 16.B.2.c Packet Pg. 963 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Property Information Carroll & Carroll 44 TRANSACTIONAL HISTORY Sales History There have been no transactions in the previous three years. CURRENT STATUS Subject Listed for Sale/Under Contract No 16.B.2.c Packet Pg. 964 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Highest and Best Use Carroll & Carroll 45 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. 16.B.2.c Packet Pg. 965 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Highest and Best Use Carroll & Carroll 46 Retail has rebounded and there is little available for lease along the Main Street/N. 15th 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. 16.B.2.c Packet Pg. 966 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 47 SALES COMPARISON APPROACH INTRODUCTION In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally similar properties is used, and comparisons are made to demonstrate a probable price at which the subject property would sell if offered on the market. This approach is particularly strong when comparable sales data is plentiful and there is good conformity among properties in the neighborhood. Following is the procedure to be followed in developing this approach: 1. Research 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. 16.B.2.c Packet Pg. 967 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 48 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES 16.B.2.c Packet Pg. 968 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA 5838 Report Sales Comparison Approach Carroll & Carroll 49 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 arm's-length transaction. The property had been listed for sale, but was taken off the market. 16.B.2.c Packet Pg. 969 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 50 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. 16.B.2.c Packet Pg. 970 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 51 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 arm's-length nature. The lot was listed for $149,900. The buyer is an owner-user. 16.B.2.c Packet Pg. 971 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 52 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. 16.B.2.c Packet Pg. 972 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 53 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 ½ of the North 538 feet of the East ½ of the Northeast ¼ of the Northeast ¼ of the Southwest ¼ of Section 4, Townshi p 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”. 16.B.2.c Packet Pg. 973 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 54 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”. 16.B.2.c Packet Pg. 974 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 55 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. 16.B.2.c Packet Pg. 975 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 56 LAND SALES ADJUSTMENT GRID ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6 COMP #7 PROPERTY IDENTIFICATION 107 N. 9th 410 N 15th N 15th 423 N. 15th Lake Trafford 909 W. Main 917 W. Main Eustis Street Street Street Street Road Street Street Avenue SALE PRICE N/A $650,000 $625,000 $120,000 $100,000 $400,000 $640,000 $250,000 REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple 0 0 0 0 0 0 0 CONDITIONS OF SALE Market Market Market Market Adjacent Owner Adjacent Owner Market Market 0 0 0 (15,000)0 0 0 BUILDING IMPROVEMENTS None None None None None None None None 0 0 0 0 0 0 0 FINANCING Cash or Conventional Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Equivalent 0 0 0 0 0 0 0 ADJUSTED SALE PRICE N/A $650,000 $625,000 $120,000 $85,000 $400,000 $640,000 $250,000 Recording Date N/A 07/23/21 04/24/20 03/27/21 08/11/20 03/19/21 12/29/20 02/12/20 Months Prior To Effective Date 10/06/21 2.47 17.42 6.34 13.84 6.61 9.24 19.79 MARKET CHANGE ADJUSTMENT N/A 0.6%4.4%1.6%3.5%1.7%2.3%4.9% ADJUSTED SALE PRICE N/A $654,006 $652,223 $121,903 $87,941 $406,607 $654,780 $262,369 Parcel Area in Square Feet 84,143 43,800 45,580 13,225 11,681 80,939 143,769 80,586 PRICE PER SQ. FT.?$14.93 $14.31 $9.22 $7.53 $5.02 $4.55 $3.26 LOCATION CORNER LOCATION Yes No No No Yes No Yes Yes SIGNALIZED INTERSECTION Yes No No No No No No No ACCESS Direct Direct Direct Direct Direct Direct Direct Direct OVERALL LOCATION Good Superior Superior Superior Similar Similar Similar Inferior -40%-40%-25%0%0%0%50% UTILITIES All Available Similar Similar Similar Similar Similar Similar Similar 0%0%0%0%0%0%0% COMP. PLAN Commerce Cntr Com. Subdistrict Com. Subdistrict Com. Subdistrict Commerce Cntr Commerce Cntr Commerce Cntr CMU ZONING C-4/RMF-6 C-4 C-4 C-4 C-4 C-4/RMF-6 C-4/RMF-6 RMF-6 0%0%0%0%0%0%20% SIZE IN SQUARE FEET 84,143 43,800 45,580 13,225 11,681 80,939 143,769 80,586 SHAPE/CONFIGURATION L-Shaped Superior Superior Superior Similar Superior Superior Superior -10%-10%-20%-10%-10%0%-10% PHYSICAL CHARACTERISTICS Cleared Cleared Cleared Cleared Cleared Mostly Cleared Mostly Cleared Cleared 0%0%0%0%0%0%0% GROSS ADJUSTMENT N/A 50%50%45%10%10%0%80% INDICATION OF UNIT VALUE ?$7.47 $7.15 $5.07 $6.78 $4.52 $4.55 $5.21 16.B.2.c Packet Pg. 976 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA 5838 Report Sales Comparison Approach Carroll & Carroll 57 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. 16.B.2.c Packet Pg. 977 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 58 • 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. 15th 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 16.B.2.c Packet Pg. 978 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 59 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. 16.B.2.c Packet Pg. 979 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 60 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. 16.B.2.c Packet Pg. 980 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Sales Comparison Approach Carroll & Carroll 61 CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 16.B.2.c Packet Pg. 981 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll ADDENDA (In Order of Appearance) Page Topic Count Page(s) Page(s) Assumptions and Limiting Conditions............................................................................ 2 Future Land Use................................................................................................................... 2 Zoning.................................................................................................................................... 7 Qualifications of Appraiser................................................................................................. 2 16.B.2.c Packet Pg. 982 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser appearing in this report is subject to the following assumptions and limiting conditions. ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS. EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS None HYPOTHETICAL CONDITIONS None 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. 16.B.2.c Packet Pg. 983 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 8. It is assumed that the property is either in compliance with, or is "grandfathered" or "vested" under, all applicable zoning, use regulations and restrictions. 9. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been, or can be, obtained or renewed for any use on which the value estimate is based. 10. It is assumed that the utilization of the land 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. 16.B.2.c Packet Pg. 984 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 16.B.2.c Packet Pg. 985 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 16.B.2.c Packet Pg. 986 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 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 act ivity 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). 16.B.2.c Packet Pg. 987 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 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 district s 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). 16.B.2.c Packet Pg. 988 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 54. Essential services, subject to section 2.01.03 55. Facilities support management services (8744). 56. Federal and federally-sponsored credit agencies (6111). 57. Food stores (groups 5411—5499). 58. Funeral services (7261, except crematories). 59. Garment pressing, and agents for laundries and drycleaners (7212). 60. Gasoline service stations (5541), with services and repairs as described in section 5.05.05 61. General merchandise stores (5331—5399). 62. Glass stores (5231). 63. Golf courses, public (7992). 64. Group care facilities (category I and II, 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 65. Hardware stores (5251). 66. Health services, miscellaneous (8092—8099). 67. Health services, offices and clinics (8011—8049). 68. Home furniture and furnishings stores (5712—5719). 69. Home health care services (8082). 70. Hospitals (8062—8069). 71. Hotels and motels (7011, 7021 and 7041) when located within an activity center. 72. Household appliance stores (5722). 73. Insurance carriers, agents and brokers (6311—6399, 6411). 74. Labor unions (8631). 75. Landscape architects, consulting and planning (0781). 76. Laundries and drycleaning, coin operated — self service (7215). 77. Laundries, family and commercial (7211). 78. Laundry and garment services, miscellaneous (7219). 79. Legal services (8111). 80. Libraries (8231). 81. Loan brokers (6163). 82. Management services (8741, 8742). 83. Marinas (4493 & 4499 - except canal operation, cargo salvaging, ship dismantling, lighterage, marine salvaging, marine wrecking, and steamship leasing), subject to section 5.05.02 84. Medical and dental laboratories (8071 and 8072). 85. Medical equipment rental and leasing (7352). 86. Membership organizations, miscellaneous (8699). 87. Membership sports and recreation clubs, indoor (7997). 88. Mortgage bankers and loan correspondents (6162). 89. Motion picture theaters (7832). 16.B.2.c Packet Pg. 989 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 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 duplic ating 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). 16.B.2.c Packet Pg. 990 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 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. 1. 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.). 16.B.2.c Packet Pg. 991 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 8. Communication towers above specified height, subject to section 5.05.09 9. Dealers not elsewhere classified (5599 outdoor display permitted, excluding Aircraft dealers - retail). 10. Fire protection (9224). 11. Fishing, hunting and trapping (0912—0919). 12. Fuel dealers (5983—5989). 13. Homeless shelters. 14. Hotels and motels (7011, 7021, 7041 when located outside an activity center). 15. Kiosks. 16. Legal counsel and prosecution (9222). 17. Local and suburban transit (groups 4111—4121, bus stop and van pool stop only). 18. Motion picture theaters, drive-in (7833). 19. Permitted use with less than 700 square feet of gross floor area in the principal structure. 20. Police Protection (9221). 21. Public order and safety (9229). 22. Recreational vehicle dealers (5561). 23. Soup kitchens. 24. Motor freight transportation and warehousing (4225, air conditioned and mini -and self storage warehousing only). 25. Veterinary services (0741 & 0742, with outside kenneling). 26. 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 16.B.2.c Packet Pg. 992 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 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 GMP. The maximum density permissible in the RMF-6 district and the urban mixed use land use designation s hall be guided, in part, by the density rating system contained in the future land use element of the Collier County GMP. The maximum density permissible or permitted in the 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. Model 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. 16.B.2.c Packet Pg. 993 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 16.B.2.c Packet Pg. 994 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) 5838 Report Addenda Carroll & Carroll 16.B.2.c Packet Pg. 995 Attachment: #3 October 15 2021 Catholic Charities Letter and Appraisal (22244 : Immokalee CRA Property) DĂŝŶ^ƚƌĞĞƚ EŝŶƚŚ^ƚƌĞĞƚ ZĞƉƌĞƐĞŶƚĂƟǀĞƐĨƌŽŵĂƚŚŽůŝĐŚĂƌŝƟĞƐ͕ǁŝůůƉƌĞƐĞŶƚƚŚĞŝƌŽīĞƌ ƚŽƉƵƌĐŚĂƐĞƚŚĞϭ͘ϵϲĂĐƌĞƐŝƚĞƚŽĐƌĞĂƚĞĂĐŽŵŵƵŶŝƚǇĐĂŵƉƵƐ͘/Ĩ ƉƵƌĐŚĂƐĞĚ͕ ƚŚĞ ƉƌŽƉĞƌƚǇ ǁŝůů ďĞ ĐŽŵďŝŶĞĚ ǁŝƚŚ ƚŚĞ ĂĚũĂĐĞŶƚ ƉƌŽƉĞƌƟĞƐƚŽĐƌĞĂƚĞĂϲ͘ϵϰĂĐƌĞĐŽŵŵƵŶŝƚǇŵŝǆĞĚ-ƵƐĞĐĂŵƉƵƐ͘ dŚĞ ƉƌŽƉŽƐĞĚ ĐĂŵƉƵƐ ǁŽƵůĚ ŝŶĐůƵĚĞ Ă ĐŽŵŵƵŶŝƚǇ ĐĞŶƚĞƌ͕ ŚĞĂůƚŚ ĐůŝŶŝĐ͕ ƌĞƚĂŝů͕ ĂŶĚ ŵƵůƟ-ĨĂŵŝůǇ ŚŽƵƐŝŶŐ͘ WůĞĂƐĞ ǀŝƐŝƚ ǁǁǁ͘/ŵŵŽŬĂůĞĞĐƌĂ͘ĐŽŵƚŽǀŝĞǁƉƌŽƉŽƐĂůĂŶĚƉƌŽƉŽƐĞĚƐŝƚĞ ƉůĂŶ͘ t,E͗ tĞĚŶĞƐĚĂǇ͕:ĂŶƵĂƌǇϮϲ͕ϮϬϮϮ ϲ͗ϬϬƉ͘ŵ͘ t,Z͗ ĂƌĞĞƌ^ŽƵƌĐĞ^t&> ϳϱϬ^ŽƵƚŚϱƚŚ^ƚƌĞĞƚ /ŵŵŽŬĂůĞĞ KKD͗DĞĞƟŶŐ>ŝŶŬ DKZ/E&KZDd/KE͗ sŝƐŝƚǁǁǁ͘/ŵŵŽŬĂůĞĞĐƌĂ͘ĐŽŵ ŽƌĐĂůůDĂƌŝůǇŶ'ŝũŽŶĂƚϮϯϵ-ϴϲϳ- ϬϬϮϱ͘ 16.B.2.d Packet Pg. 996 Attachment: #4 January 26 Public Meeting Notice (22244 : Immokalee CRA Property) Catholic Charities 2 Catholic Charities Diocese of Venice offers 36 programs serving persons in need at 40 sites across 10 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. ABOUT US 16.B.2.e Packet Pg. 997 Attachment: #5 January 26 Community Meeting Presentation (22244 : Immokalee CRA Property) 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. 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. 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. 3 4 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 NEEDS IDENTIFIED IN STUDIES AND CRA MEETINGS 16.B.2.e Packet Pg. 998 Attachment: #5 January 26 Community Meeting Presentation (22244 : Immokalee CRA Property) 5 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 9th 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 I 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 I $ 11,660,000 Total Estimated Cost CAPITAL STACK PHASE I Committed by Catholic Charities $ 1,300,000 Secured Private Donor $ 1,000,000 Secured Norther Trust New Market Tax Credits $ 2,332,000 In Process Capital Campaign $ 7,028,000 Initiating 2022 TOTAL CAPITAL STACK $ 11,660,000 PHASE II 50 Housing Units $ 11,000,000 Housing (type and income ranges to be determined ) Commerical Retail $ 2,200,000 Business Incubator Program Supporting Small Locally Owned Businesses Sub Total Phase II $ 13,200,000 Total Project $ 24,860,000 Total Benefit to the Immokalee Community 6 16.B.2.e Packet Pg. 999 Attachment: #5 January 26 Community Meeting Presentation (22244 : Immokalee CRA Property) 7 8 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 16.B.2.e Packet Pg. 1000 Attachment: #5 January 26 Community Meeting Presentation (22244 : Immokalee CRA Property) 9 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 2016 Other reports Meridian Appraisal Group – Market Study of Eden Park – Esperanza Neighborhood Collier County Immokalee Road / Randall Boulevard Planning Study 2020 10 Contact information: Eduardo.gloria@catholiccharitiesdov.org 941-323-2639 16.B.2.e Packet Pg. 1001 Attachment: #5 January 26 Community Meeting Presentation (22244 : Immokalee CRA Property) 7 8 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 16.B.2.f Packet Pg. 1002 Attachment: #6 January 26 Site Plan (22244 : Immokalee CRA Property) 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 Rita Cavuoto, Chair Robert Farnham, Vice-Chair Eduardo Gloria, Interim CEO March 22, 2022 Debrah Forester Director, Immokalee CRA 750 South 5th Street Immokalee, FL 34142 RE: Letter of Intent to purchase 107 S 9th Street, Immokalee, FL property Parcel No. 00122840009 Dear Debrah, 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 I 941-486-4700 I fax 941-441-1150 I www.catholiccharitiesdov.org Added Enclosure 716.B.2.g Packet Pg. 1003 Attachment: #7 March 22 2022 Catholic Charities Letter. of Intent (22244 : Immokalee CRA Property) 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 Rita Cavuoto, Chair Robert Farnham, Vice-Chair Eduardo Gloria, Interim CEO March 23, 2022 Debrah Forester Director, Immokalee CRA 750 South 5th Street Immokalee, FL 34142 RE: Letter of Intent to purchase 107 S 9th Street, Immokalee, FL property Parcel No. 00122840009 Dear Debrah, 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 I 941-486-4700 I fax 941-441-1150 I www.catholiccharitiesdov.org 16.B.2.h Packet Pg. 1004 Attachment: #8 March 23 2022 Catholic Charities Letter of Intent (22244 : Immokalee CRA Property)