Agenda 07/12/2022 Item #16B 1 (Letter of Intent by Catholic Charities Diocese of Venice, Inc.)07/12/2022
EXECUTIVE SUMMARY
Recommendation that the Board of County Commissioners (BCQ, acting as the Community
Redevelopment Agency Board (CRA), accept the March 23, 2022, Letter of Intent submitted by
Catholic Charities Diocese of Venice, Inc., and authorize staff to obtain an appraisal, and bring
back for Board consideration a negotiated Purchase Agreement to convey 1.96 acres of CRA owned
property in the Immokalee Community Redevelopment Area.
OBJECTIVE: To potentially dispose of a vacant lot in Immokalee Community Redevelopment Area
(ICRA) to further implement the redevelopment plan.
CONSIDERATIONS: On May 24, 2022, the CRA directed 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
comer of South 9th Street and W. Main Street in the Immokalee Community Redevelopment Area in
accordance with Section 163.380, Florida Statutes.
The notice soliciting proposals from any party/parties interested in the purchase and development of the
1.96 parcel was published on May 27, 2022. The deadline to submit proposals was June 27, 2022. No
additional proposals were received.
On March 23, 2010, Item No. 14 B, the Board of County Commissioners acting as the Collier County
Community Redevelopment Agency Board (CRA), approved the purchase of a 1.96 acre vacant lot at the
comer of South 9' Street and Boston Avenue to create the 9th Street Plaza as identified in the 2010 Public
Realm Plan. The lot does not have a site address but is identified as Folio No. 00122840009.
Total cost to purchase the lot was $232,500 plus closing cost. Funds were provided from the Immokalee
CRA reserves. Total cost to remove an existing tower and fence and maintain the property over the past
12 years is estimated at $73,640.
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 comer of Ninth and Main Street
in downtown h-nmokalee. The concept plan includes a mix of uses including an urgent care facility;
improved social services; community meeting room; administrative offices; retail space; and affordable
housing.
At the June 16, 2021, the Immokalee Local Redevelopment Advisory Board (Advisory Board) meeting,
the LOI was presented along with the concept plan. Representatives from Catholic Charities provided an
overview of the project. Topics of concern included selling price and commitment that the development
would occur. After the concerns were discussion, the Advisory Board voted unanimously (8-0) to direct
staff to continue the conversation with Catholic Charities.
On October 15, 2021, Catholic Charities provided a follow-up letter and a copy of its appraisal report. At
the October 20, 2021, Advisory Board meeting, Catholic Charities provided an overview of the proposed
project and shared the appraised amount of $420,000. After discussion, Catholic Charities volunteered to
update the conceptual plan based on comments received. The Advisory Board requested a community
meeting be held to get more input on the proposal. The Advisory Board voted unanimously (8-0) to table
the discussion for a future meeting.
On January 26, 2022, a community meeting was held to discuss the future use of the CRA property.
Catholic Charities presented the updated concept plan which includes a health clinic; community center
I Packet Pg. 1032 1
07/12/2022
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 conceptual site plan to accommodate the comments for community members and
clarified that all services will be available to the entire community. Total Project cost is estimated at $25
million. Phase I is estimated at $11.6 million. Catholic Charites noted they are already receiving
donations for this project, and they have the ability to raise the additional capital needed once they have
secured the land. Catholic Charities also noted they would agree to a reverter clause if the Phase I
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 origina
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.
The proposed Purchase Agreement will at a minimum determine final purchase price, milestones related
to development and the reverter clause. Independent appraisals were previously prepared however, they
are outdated and need to be updated.
If this item is approved, a Purchase Agreement will be presented to the Board at a future meeting.
FISCAL IMPACT: The site was purchased in 2010 for $232,500 plus closing cost. The disposition of
the site would provide additional revenue to fund other Immokalee CRA priorities and eliminate the need
for ongoing maintenance of the property. Funds to complete the appraisal, estimated at $442, are available
in Immokalee CRA Fund (186).
GROWTH MANAGEMENT IMPACT: The property may need to be rezoned to a Planned Unit
Development to accommodate the proposed development.
ADVISORY COMMITTEE RECOMMENDATIONS: At the March 23, 2022, Advisory Board
meeting, the Advisory Board voted 8-0 to recommend acceptance of the Letter of Intent. The Advisory
Board met on June 30, 2022, to review the outcome of the notice and voted 8-0 to recommend to accept
the proposal and negotiate the purchase agreement. The Advisory Board would also like to review the
final Purchase Agreement before the CRA would proceed to final consideration.
LEGAL CONSIDERATIONS: This item is approved as to form and legality, and requires majority
vote for approval. - (HFAC)
RECOMMENDATION: Recommendation that the Board of County Commissioners, acting as the
Community Redevelopment Agency Board (CRA), accept the Letter of Intent submitted by Catholic
Charities Diocese of Venice, Inc., and authorize staff to obtain an appraisal, negotiate a Purchase
Agreement and bring back for Board consideration the proposed Purchase Agreement to convey 1.96
acres of CRA owned property in the Immokalee Community Redevelopment Area.
Prepared by: Debrah Forester, CRA Director
I Packet Pg. 1033 1
07/12/2022
ATTACHMENT(S)
1. Published 30 day notice disposition of property (PDF)
2. March 23 2022 Catholic Charities Letter of Intent (PDF)
3. Catholic Charities Concept Plan (PDF)
4. Item 16.13.2 May 24 2022 Executive Summary Item (PDF)
I Packet Pg. 1034
07/12/2022
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.13.1
Doc ID: 22642
Item Summary: Recommendation that the Board of County Commissioners (BCC), acting as the
Community Redevelopment Agency Board (CRA), accept the March 23, 2022, Letter of Intent submitted
by Catholic Charities Diocese of Venice, Inc., and authorize staff to obtain an appraisal, and bring back
for Board consideration a negotiated Purchase Agreement to convey 1.96 acres of CRA owned property
in the Immokalee Community Redevelopment Area.
Meeting Date: 07/12/2022
Prepared by:
Title: — County Manager's Office
Name: Debrah Forester
06/27/2022 11:39 AM
Submitted by:
Title: — County Manager's Office
Name: Debrah Forester
06/27/2022 11:39 AM
Approved By:
Review:
Corporate Business Operations
Tourism
County Managers Office
County Attorney's Office
Office of Management and Budget
County Attorney's Office
Office of Management and Budget
County Managers Office
Board of County Commissioners
Jennifer Reynolds Stage 1 Review
Kelly Green Stage 1 Review
Debrah Forester Director - CRAs
Heidi Ashton-Cicko Level 2 Attorney of Record Review
Debra Windsor Level 3 OMB Gatekeeper Review
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Christopher Johnson Additional Reviewer
Dan Rodriguez Level 4 County Manager Review
Geoffrey Willig Meeting Pending
Completed 06/27/2022 11:54 AM
Completed 06/27/2022 11:57 AM
Completed 06/2812022 8:41 AM
Completed 06/30/2022 4:27 PM
Completed 07/01/2022 8:21 AM
Completed 07/01/2022 8:54 AM
Completed 07/06/2022 8:39 AM
Completed 07/06/2022 12:42 PM
07112/2022 9:00 AM
I Packet Pg. 1035 1
NAPLESNEWS,CoM I FRIDAY, MAY 27,2022 1 19D
Publ,ic Ncit,ice,!.. Public Ncit_ices Pub I ic Notices
1117D
NOTICE CONCERNING DISPOSITION OF PROPERTY
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IN THE IMMOKALFE COMMUNITY, REDEVELOPMENT AREA
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Notice of an Invitation for Proposals is hereby given and'responses will be received until 5:00pm
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EST on Monday, June 27, 2022 by the Immokalee Community Redevelopment Area (ICRA) Office,
750 South 5th Street, Suite C., Immokalee, FL 34142 for the purpose of facilitating the disposition
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of certain real property located in Collier County, Florida.
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Notice is hereby given that the Collier County Community Redevelopment Agency (the "Agency")
is calling for proposals and wi I conduct a subsequent public meeting to consider proposals con-
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cerning the means and methods for disposition of certain property and use rights -to -wit:
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1. Disposition of approximately 1.96 acres now owned by the Agency (The "Subject Property")
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within the area known as the Immokalee Community Redevelopment Area (the "Redevelopment
Area"). The Subject Property is located within the 17,092 acres Redevelopment Area in Section 4,
Township 47'South, Range 29 East in Collier County. The is
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parcel more commonly described as
107 South 9th Street Immokalee, Florida (Folio #00122840009),
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As soon as feasible, the Agency desires to embark upon a substantial redevelopment of the sub-
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ject property located in unincorporated areas of Collier County pursuant to the Collier County
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Community Redevelopment Plan approved and adopted by the County on May 10, 2022. Pur-
suant to Section 163.380, Florida Statutes, the Agency desires to sell, lease, dispose of, or other-
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wise transfer real property or any interest therein acquired by it for community redevelopment in
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a community redevelopment area to any private person or persons, or may retain such property
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for public use. Such disposition must be consistent with a communit y redevelopment plan for the
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area, subject to such obligations, covenants, conditions, and restric .
tions running with the land as
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County deems is desirable to remedy blighted area condition and carry out the redevelopment of
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the Redevelopment Area.
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2. The Community Redevelopment Plan represents the guiding principles for the redevelopment
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initiative. The Agency has negotiated with Catholic Charities since May 21, 2021 for an interest in
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the Subject Property, but has no commitnient or obligation to accept such proposal. Copies of the
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Collier County Community Redevelopment Plan, the draft proposal from Catholic Charities, and
2
accompanying explanatory materials are available on the Immokalee Community Redevelopment
Area's .bsite at Www.immokaleecra.com or may be obtained from the Immokalee Community
Redevelopment Area Office it 750 South 5th Street, Suite C., Immokalee, FL 34142,
The. Agency desires as a matter of good public policy, and is required by law to consider alterna-
tive proposals concerning 'the disposition of the Subject Property,
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and redevelopment proposals
involving'lands owned b and controlled by the Agency. The Agency encourages proposals from
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any interested and capab(le persons.
3. Responsible proposers must be able to demonstrate that they have the skill set, financial and le-
gal ability to' car out any proposal made. Any proposal received will be subject to the determi-
nation made by tTeAgency that it is in the public interest and in the furtherance of the
purposes
of Part III of Chapter 163, Florida Statutes, relating to community redevelopment. All proposers
are encouraged to
carefully review Part III or Chapter 163,, Florida Statutes, and particularly Sec-
tion 163.380 thereof relating to disposition of property in a community redevelopment area. A
responsible proposer must provide a written proposal to the Collier County Community Redevel-
opment Agency - ICRA, on or before Monday, June 27, 2022 on or before 5:00 m. All proposals
received by the Agency
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will be evaluated in accordance with Section 163.380, Fforida Statutes, as
well as, the criteria and objective in this Notice.
It is anticipated that one proposer will be selected to negotiated and enter into an agreement
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which will achieve the Agency's objective of (a) accomplishing the Agency's community redevelop-
ment vision, (b) best recovering the costs incurred by the Agency in acquiring the lands involved,
and W initiate redevelopment as soon as feasible. The Agency will consider all feasible alterna- F
tives which achieve the foregoing objectives.
4. The Agency unequivocally reserves the right to reject any and all responses. This notice is addi-
tionally in
provided order to comply with the requirements of Part 111, Chapter 163, Florida Stat-
utes. Questions or further inquiries may be directed to Debrah Forester, Director at (239) 252-
8846.
MAK27 -2022 #5275380
I Packet Pg. 1036 1
C Me'- W L I C
CHIARITIES
Diocese of Venice, Inc.
Most Reverend Frank J. Dewane, Bishop of Venice in Florida
Rev. Msgr. Stephen E. McNamara, V.F. - Vicar General
Dr. Volodymyr Smeryk, M.A., J.C.D., J.D. - Chancellor
March 23, 2022
Debrah Forester
Director, 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,
Rita Cavuoto, Chair
Robert Farnham, Vice -Chair
Eduardo Gloria, Interim CEO
We respectfully submit this revised letter of intent to purchase the above referenced CRA
property as discussed during the January 26, 2022 meeting with Immokalee CRA Board and
members of the community.
As we stated during that meeting, Catholic Charities is amenable to including a reversionary
clause on the purchase giving the Immokalee CRA right of first refusal to purchase the property
back from Catholic Charities (at original purchase price) should no reasonable development
progress be achieved by a certain time. Based on feedback and the scope of work for
development, our estimate is that a 5-year timeline would be favorable for both parties.
Also, for the current purchase of the property, Catholic Charities recognizes that the market
value for the property may need updated appraisals. Catholic Charities is willing to look at the
appraised values that were obtained and come to a mutually agreed upon established value.
We look forward to meeting with you, your staff, and the CRA Board to discuss next steps.
Please call me at 941-323-2639 or write me at eduardo.gloria@catholiccharitiesdov.org if you
have any questions. Thank you.
Sincerely,
'a'� VAI-;-
Eduardo Gloria
Interim Chief Executive Officer
1000 Pinebrook Road, Venice, FL 34285
1941-486-4700 1 fax 941-441-1150
I www.catholiccharitiesdov.o-,-
I Packet Pg. 1037
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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 91h 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
comer of South 9' Street and Boston Avenue to create a public plaza as identified in the 2010 Public
Realm Plan. The Plan identified a I't Steet Plaza and a 9' 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 I't Street Plaza (Zocalo Park) in 2014, the 9' 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 comer 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 I
is estimated at $11.6 million. Catholic Charities noted they are already receiving donations for this
I Packet Pg. 1039 1
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 origina
purchase price as would be detennined 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, invite proposals
from, and make all pertinent information available to, private redevelopers or any persons interested in
undertaking to redevelop or rehabilitate a community redevelopment area or any part thereof Such
notice shall identi
,fy the area or portion thereof and shall state that proposals must be made by those
interested within 30 days after the date ofpublication of the notice and that suchfurther 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. 163.35 7, 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
Packet Pg. 1040
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 comer of South
9' 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.
Prepared by: Debrah Forester, CRA Director
ATTACHMENT(S)
1. #1 Site Aerial (PDF)
2. #2 May 212021 Catholic Charities Letter of Intent (PDF)
3. #3 October 15 2021 Catholic Charities Letter and Appraisal (PDF)
4. #4 January 26 Public Meeting Notice (PDF)
5. #5 January 26 Community Meeting Presentation (PDF)
6. #6 January 26 Site Plan (PDF)
7. #7 March 22 2022 Catholic Charities Letter. of Intent (PDF)
8. #8 March 23 2022 Catholic Charities Letter of Intent (PDF)
Packet Pg. 1041
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 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 comer 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
Corporate Business Operations
County Managers Office
County Attorney's Office
Office of Management and Budget
Office of Management and Budget
County Attorney's Office
County Manager's Office
Board of County Commissioners
Kelly Green Stage 1 Review
Jennifer Reynolds Stage 1 Review
Debrah Forester Director - CRAs
Heidi Ashton-Cicko Level 2 Attorney of Record Review
Debra Windsor Level 3 OMB Gatekeeper Review
Christopher Johnson Additional Reviewer
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Dan Rodriguez Level 4 County Manager Review
Geoffrey Willig Meeting Pending
Completed
05/12/2022 2:51 PM
Completed
05/12/2022 2:55 PM
Completed
05/12/2022 5:18 PM
Completed
05/13/2022 8:26 AM
Completed
05/13/2022 8:34 AM
Completed
05/13/2022 9:00 AM
Completed
05/13/2022 4:35 PM
Completed
05/17/2022 3:04 PM
05/24/2022 9:00
AM
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