Agenda 05/09/2023 Item #16A18 (Economic Development Agreement w/PFPI OZ, LLC for Proposed "Centro" Project)SEE REVERSE SIDE
Proposed Agenda Changes
Board of County Commissioners Meeting
May 9, 2023
Move Item 16A18 to 11C: Recommendation to approve an Economic Development Agreement with PFPI OZ,
LLC, (Pikus) for the proposed project “CENTRO” for reimbursement of up to $788,878.56 in actual expenditures
for sanitary sewer, drainage, impact fees, and building permits for constructing a mixed‐use development
headquarters in the Golden Gate City Economic Development Zone (GGEDZ) finding that this applicant is a target
business qualifying for the incentives set forth in the GGEDZ Ordinance. (Commissioner Saunders’ Requests)
Move Item 16A13 to 11D to be heard no sooner than 1:00 PM: Recommendation to approve the payment of
$1,650 to the River Oaks Homeowners’ Association (“HOA”) for five years of unpaid assessments for Lot 44, Block
A of Palm River Estates, Unit No. 7, according to the Plat thereof recorded in Plat Book 12, pages 28 through 30,
Public Records of Collier County, Florida (Commissioner McDaniel’s Requests)
Move Item 16F2 to 11E: Recommendation to approve a Second Amendment to Vacant Land Contract between
Collier County and David Lawrence Mental Health Center, Inc., that extends the approval period one year ‐ due to
an unexpected delay in finalizing the rezoning of the underlying property ‐ the time to obtain the necessary site
development plans. (Commissioner McDaniel’s Requests)
Notes:
TIME CERTAIN ITEMS:
Item 11A to be heard immediately following 5A: Recommendation to approve the County Manager’s
implementation of one additional personal leave day for all County employees.
Item 13A to be heard at 11:00 AM: Presentation of the Annual Comprehensive Financial Report for the fiscal
year ended September 30, 2022.
Item 11B to be heard no sooner than 1:00 PM: Recommendation to accept the after-action report for the 2023
Florida legislative session and provide guidance as preliminary planning begins for the next legislative cycle.
Item 11D formerly 16A13 to be heard no sooner than 1:00 PM: Recommendation to approve the payment of
$1,650 to the River Oaks Homeowners’ Association.
5/10/2023 8:34 AM
05/09/2023
EXECUTIVE SUMMARY
Recommendation to approve an Economic Development Agreement with PFPI OZ, LLC, (Pikus) for the
proposed project "CENTRO" for reimbursement of up to $788,878.56 in actual expenditures for sanitary
sewer, drainage, impact fees, and building permit fees for constructing a mixed -use development
headquarters in the Golden Gate City Economic Development Zone (GGEDZ) finding that this applicant is a
target business qualifying for the incentives set forth in the GGEDZ Ordinance.
OBJECTIVE: To support the proposed project "CENTRO" to construct a mixed -use development corporate
headquarters facility within the Golden Gate City Economic Development Zone (GGEDZ) to meet the needs of
Pikus and complement the County's Economic Development job creation priorities.
CONSIDERATIONS: On November 13, 2018, The Collier County Board of County Commissioners (Board)
established the GGEDZ through Ordinance 2018-56. The primary purpose of the zone is to "attract and retain
Qualified Targeted Industry (QTI) businesses as defined by Florida Statute 288.106. Priority of funding will be for
the redevelopment and renewal of the commercial district along Golden Gate Parkway".
Golden Gate Palmetto Lot 2 (PID 45999300067) was purchased by Pikus to construct its corporate headquarters in
the GGEDZ. Pikus has already had a pre -application meeting with County staff for their initial design from which
they began to explore the innovation zone funding to enhance the design of their corporate headquarters. Pikus'
proposed project for their mixed -use development Headquarters facility, CENTRO, would be Golden Gate City's
first Class -A, 2-story commercial, office headquarters, and restaurant project to utilize the Qualified Opportunity
Fund in Golden Gate City, and is anticipated to generate 175 jobs.
Pikus' projected capital investment in CENTRO is $4.8 million. They have made Innovation Zone reimbursement a
condition for developing CENTRO. Pikus is current with their property tax and business tax receipts for their
existing facility and are requesting reimbursement of up to $788,878.56 for the sanitary sewer, drainage, impact
fees, and building permits to construct their new corporate headquarters. The proposed sanitary sewer line
extension will allow 7 commercial parcels and 8 multi -family buildings in proximity to Toucan Alley to connect to
County sewer services. Reimbursement would only be distributed upon the receipt of sufficiency, as identified in
the developer agreement. The estimated cost to be incurred for sanitary sewer, drainage, impact fees, and building
permits are as follows:
a. Up to $146,412.85 for sewer installation when verified as final by the County in the online
CityView application.
b. Up to $165,710.92 for drainage when verified as final by the County in the online CityView
application.
c. Up to $476,754.79 for impact fees and building permit fees on receipt of the Certificate of
Occupancy (CO).
Pikus does not own properties in any other state or country and may not be considered a headquarters based on the
definition of headquarters business in Florida Statute 288.106. However, the Board is requested to approve a
finding that the applicant is a target business that qualifies for the incentives set forth in Ordinance 2018-56 based
on the community and health benefits from accelerating the provision of county sewer to a portion of Toucan Alley,
the 175 (>25 permanent) projected jobs, and the contribution to the redevelopment and renewal of the commercial
district along the Golden Gate Parkway as per Ord. No. 2018-56, § 5.
The project was heard by the Golden Gate City Economic Development Zone Advisory Board on April 7, 2023. It
was a unanimous recommendation that the Board approve this applicant as a target business that qualifies for the
incentives set forth in Ordinance 2018-56, and approve the Economic Development Agreement with proposed
"CENTRO" up to $788,878.56 in expenditures for sanitary sewer, drainage, impact fees, and building permits for
constructing a mixed -use development headquarters in the GGEDZ. The Committee expressed their interest to see
the applicant consider the future development of a bar or group meeting space on the rooftop. The reimbursement
of impact fees, building permits, and improving the drainage and sewer service to the site, are supported by Section
Five of Ordinance 2018-56.
FISCAL IMPACT: Pikus will receive a reimbursement of up to the sum of $788,878.56. Funding is available in
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05/09/2023
the Golden Gate Economic Development Zone Fund (782) and will be incorporated in the FY2024 budget.
Reimbursement will only be distributed upon the receipt of sufficiency, as identified in the Economic Development
Agreement.
GROWTH MANAGEMENT IMPACT: Consistent with Objective 3 of the Economic Element of the Collier
County Growth Management Plan.
LEGAL CONSIDERATIONS: This item has been reviewed by the Country Attorney. The Golden Gate City
Economic Development Zone Ordinance provides in relevant part as follows:
Sec. 49-135. Adoption of the economic development plan.
The primary purpose of the Golden Gate City Economic Development Zone is to attract and retain
qualified targeted industry businesses as defined by F.S. § 288.106 and such businesses or industries
identified by the Board of County Commissioners. Trust funds may be utilized in any lawful manner,
including infrastructure required to serve new target businesses or the expansion of an existing target
business; payment of County Impact Fees to be paid by the new target business or the expansion of an
existing target business; and payment of building permit fees or other County fees related to the
construction of structures to serve the target business. In addition to this primary purpose, trust funds may
be utilized in any lawful manner that the Board of County Commissioners determines fosters economic
development. Payment of funds is purely discretionary and must be approved in advance by the Board of
County Commissioners. All expenses must be fully documented in a manner acceptable to the County.
Priority of funding will be for the redevelopment and renewal of the commercial district along Golden Gate
Parkway, as graphically represented by Exhibit A. (Ord. No. 2018-56, § 5)
Staff advised me that the applicant is not a "Qualified target industry business" as defined by F.S. § 288.106. I am
not aware that the applicant falls within the type of "businesses or industries identified by the Board of County
Commissioners."
According to its website, "Pikus Properties is a private investment firm seeking to acquire, reposition and develop
small to medium size multi -family and commercial assets in Southwest Florida." Their listed portfolio consists of
11 properties, which are largely small apartments and office buildings. Their website can be reached at
<https://www.pikusproperties.com/>
Approval of this Item should include a finding that this applicant is a target business that qualifies for the incentives
set forth in the Golden Gate City Economic Development Zone Ordinance.
With that noted, this item is approved as to form and legality and requires a majority vote for approval. -JAK
RECOMMENDATION: To approve an Economic Development Agreement with PFPI OZ, LLC, (Pikus) for the
proposed project "CENTRO" for reimbursement of up to $788,878.56 in actual expenditures for sanitary sewer,
drainage, impact fees, and building permit fees for constructing a mixed -use development headquarters in the
GGEDZ finding that this applicant is a target business qualifying for the incentives set forth in the GGEDZ
Ordinance.
Prepared by: Cormac Giblin, Interim Director, Economic Development and Housing.
ATTACHMENT(S)
1. Pikus Development - Preliminary Site Plan (1) (PDF)
2. Economic Development Agreement for CENTRO executed by Matt pikus (PDF)
3. Golden gate Innovation zone trust fund application jan 27 2023 (PDF)
4. CENTRO Golden Gate City slidedeck (PDF)
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16.A.18
05/09/2023
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.18
Doc ID: 25261
Item Summary: Recommendation to approve an Economic Development Agreement with PFPI OZ, LLC, (Pikus)
for the proposed project "CENTRO" for reimbursement of up to $788,878.56 in actual expenditures for sanitary
sewer, drainage, impact fees, and building permits for constructing a mixed -use development headquarters in the
Golden Gate City Economic Development Zone (GGEDZ) Ending that this applicant is a target business qualifying
for the incentives set forth in the GGEDZ Ordinance.
Meeting Date: 05/09/2023
Prepared by:
Title: Operations Analyst — Planning Commission
Name: Diane Lynch
04/17/2023 10:48 AM
Submitted by:
Title: Department Head - GMD — Growth Management and Community Development Department
Name: James C French
04/17/2023 10:48 AM
Approved By:
Review:
Growth Management and Community Development Department Diane Lynch
Development Review Cormac Giblin Additional Reviewer
Operations & Regulatory Management Michael Stark Additional Reviewer
Zoning Mike Bosi Additional Reviewer
Development Review Sarah Harrington Additional Reviewer
Transportation Management Operations Support Evelyn Trimino
Growth Management and Community Development Department James C French
Capital Project Planning, Impact Fees, and Program Management Ian Barnwell
Office of Management and Budget
Office of Management and Budget
Office of Management and Budget
County Attorney's Office
County Manager's Office
County Manager's Office
Board of County Commissioners
Debra Windsor Level 3 OMB Gatekeeper Review
Laura Zautcke Additional Reviewer
Christopher Johnson Additional Reviewer
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Ed Finn Additional Reviewer
Amy Patterson Level 4 County Manager Review
Geoffrey Willig Meeting Pending
Growth Management DepartmentCompleted
04/17/2023 10:48 AM
Completed 04/19/2023 2:32 PM
Completed 04/19/2023 3:32 PM
Completed 04/19/2023 3:37 PM
Completed 04/20/2023 3:42 PM
Additional Reviewer Completed
04/21/2023 5:01 PM
Growth Management Completed
05/02/2023 1:52 PM
Additional Reviewer Completed
05/03/2023 11:44 AM
Completed 05/03/2023 11:50 AM
Completed 05/03/2023 1:02 PM
Completed 05/03/2023 1:26 PM
Completed 05/03/2023 2:20 PM
Completed 05/03/2023 3:38 PM
Completed 05/03/2023 3:41 PM
05/09/2023 9:00 AM
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16.A.18.b
ECONOMIC DEVELOPMENT AGREEMENT
PFPI OZ, LLC,
This Economic Development Agreement (hereinafter referred to as "Agreement") is
entered into this day of , 2023, by and between Collier County, a political
subdivision of the State of Florida, through its Board of County Commissioners (hereinafter
referred to as the "County"), and PFPI OZ, LLC, (hereinafter referred to as "Pikus"), whose
address is 5290 Golden Gate Parkway, Suite 3, Naples FL, 34116 .
RECITALS:
WHEREAS, Collier County enjoys broad Home Rule Powers, which include the
authority to enter into agreements to enhance economic development within the County; and
WHEREAS, Florida Statute Sec. 125.045 expressly provides that "The governing body
of a county may expend public funds to attract and retain business enterprises, and the use of
public funds toward the achievement of such economic development goals constitutes a public
purpose. The provisions of this chapter which confer powers and duties on the governing body of
a county, including any powers not specifically prohibited by law which can be exercised by the
governing body of a county, must be liberally construed in order to effectively carry out the
purposes of this section;" and further that "it constitutes a public purpose to expend public funds
for economic development activities, including, but not limited to, developing or improving local
infrastructure, issuing bonds to finance or refinance the cost of capital projects for industrial or
manufacturing plants, leasing or conveying real property, and making grants to private
enterprises for the expansion of businesses existing in the community or the attraction of new
businesses to the community;" and
WHEREAS, Pikus is constructing a Mixed Use Development Headquarters facility
within the Founders Plaza Planned Use Development (PUD) in the Golden Gate City Economic
Development Zone, "CENTRO"; and
WHEREAS, Pikus has requested that it be reimbursed up to the sum of $788,878.56 for
CENTRO's drainage and sanitary sewer infrastructure costs, and impact fees and building
permits; and
WHEREAS, Pikus is current on all property taxes and business tax receipt payments; and
WHEREAS, the Board expressly finds that this project will result in substantial economic
benefits to the County, including accelerating the provision of public infrastructure related to
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16.A.18.b
health and safety and solidifying the workforce in critical industries that have ongoing shortages
of skilled workforce.
NOW, THEREFORE, in consideration of the foregoing Recitals, and other good and
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valuable consideration, the receipt and sufficiency of which is hereby mutually acknowledged,
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the Parties agree as follows:
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1. The foregoing Recitals are true and correct and are incorporated by reference herein.
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2. As consideration for all of the sanitary sewer and drainage expenditures and impact
fees and building permits incurred by Pikus in constructing this Mixed -Use Development
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Headquarters facility, the County will reimburse Pikus up to the sum of $788,878.56 relating to
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its actual costs incurred for sanitary sewer and drainage and impact fees and building permits as
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follows:
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a. Up to the sum of $146,412.85 for sewer installation when verified as final by
the County in the online cityview application.
b. Up to the sum of $165,710.92 for drainage when verified as final by the
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County in the online cityview application.
c. Up to the sum of $476,754.79 for impact fees and building permit fees on
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receipt of the Certificate of Occupancy (CO).
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3. Pikus will comply with all conditions in their Site Development Plan under PL
20220007082
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4. This Agreement is personal to Pikus and cannot be assigned or transferred by Pikus
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without the prior written consent from the County. m
Legal Matters
5. Except as otherwise provided herein, this Agreement shall only be amended by
mutual written consent of the parties hereto or by their successors in interest. All notices and
other communications required or permitted hereunder shall be in writing and shall be sent by
Certified Mail, return receipt requested, or by a nationally recognized overnight delivery service,
and addressed as follows:
To County:
Ta Piknc-
Collier County PFPI OZ, LLC
Page 2
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16.A.18.b
Attn: County Manager
3299 Tamiami Trail E, Suite 200
Naples, Florida 34112
Phone: (239) 252-8383
Facsimile: (239) 252-4010
Attn: Matthew Pikus
5290 Golden Gate Parkway, Suite 3
Naples, Florida 34116
Phone: (239) 450-6324
Facsimile: n/a
Notice shall be deemed to have been given on the next successive business day to the date of
the courier waybill if sent by nationally recognized overnight delivery service.
6. This Agreement constitutes the entire agreement between the parties with respect to
the activities noted herein and supersedes and takes the place of any and all previous agreements
entered into between the parties hereto relating to the transactions contemplated herein. All prior
representations, undertakings, and agreements by or between the parties hereto with respect to
the subject matter of this Agreement are merged into, and expressed in, this Agreement, and any
and all prior representations, undertakings, and agreements by and between such parties with
respect thereto hereby are canceled.
6. Nothing contained herein shall be deemed or construed to create between or among
any of the parties any joint venture or partnership nor otherwise grant to one another the right,
authority or power to bind any other party hereto to any agreement whatsoever.
7. This Agreement shall be governed by the laws of Florida. In the event state or federal
laws are enacted after the execution of this Agreement, which are applicable to and preclude in
whole or in part the parties' compliance with the terms of this Agreement, then in such event this
Agreement shall be modified or revoked as is necessary to comply with such laws, in a manner
which best reflects the intent of this Agreement.
8. This Agreement shall be recorded by the County in the Official Records of Collier
County, Florida, within fourteen (14) days after the County enters into this Agreement. The
County shall pay all costs of recording this Agreement. The County shall provide a copy of the
recorded document to Pikus upon request.
9. In the event of a dispute under this Agreement, either party may file an action for
relief in the Circuit Court of Collier County as the sole and exclusive venue for any dispute
arising under this Agreement to enforce the terms of this Agreement, said remedy being
cumulative with any and all other remedies available to the parties for the enforcement of this
Agreement, with the prevailing party entitled to all costs and expenses associated with such suit,
including reasonable attorney's fees.
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16.A.18.b
IN WITNESS WHEREOF, the Parties have executed this Agreement on the date and
year first above written.
Attest:
Crystal K. Kinzel, Clerk
M.
, Deputy Clerk
As to PMA2C
By:
S 1 giiafure
W06-w OJCVv
Printed Name
Title
STATE OF FLORIDA
COUNTY OF COLLIER
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
Rick LoCastro, Chair
Approved as to form and legality:
Jeffrey A. Klatzkow, County Attorney
The foregoing Agreement was ackgowledged before me by
presence or online notarization, this 1-' day of r r 1 , 2023
as -O a�uq for PFPI OZ, LLC (Hume)
(title) `N�\110'IX
U�iilllJl1��I'I
Personally known to me OR
Has produced
as identification
Notary name:
/ sissy► ;
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means of /physical
by PI c .tom ti kvY
Page 4
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16.A.18.c
PriceLincoln
From: postmaster@mg.coIIieredo.mmghost.net on behalf of Collier EDO
<postmaster@ mg.collieredo.mmghost.net>
Sent: Friday, January 27, 2023 11:48 AM
To: MontolioChris; PriceLincoln
Subject: Webform submission from: Innovation Zone Trust Fund Form
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Follow Up Flag: Follow up
Flag Status: Flagged Lj
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EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when a
opening attachments or clicking links. Y
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Submitted on Fri, 01/27/2023 - 11:47
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Submitted by: Anonymous
Submitted values are:
Business Name
PFPI OZ, LLC
Project Name
CENTRO Golden Gate
Contact Person
Matthew Pikus
Address
5290 Golden Gate Pkwy STE 3
Phone
239-450-6324
Email
matt@ pikusproperties.com
Website
https://www.pikusproperties.com
Select Innovation Zone
Golden Gate EDZ
Provide relevant information on the applicant's background and development experience and financial ability to
successfully complete the project. Include resumes of key individuals assigned to the project.
PFPI OZ, LLC is a family owned business and an affiliate of Pikus Properties and Pikus Property Management. The
company was formed to develop commercial and residential property in Golden Gate City. Matthew Pikus has over 10
years experience managing residential, commercial and office space in Naples and plans to retain a small office space in
the completed project.
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16.A.18.c
Identify the applicant's consultants involved or proposed to be involved in the project noting relevant experience on
similar projects (i.e., civil engineer, land use planner, applicant's legal counsel, applicant's financial advisor).
MHK Architecture & Planning. The civil engineer is Ronny De Aza of RDA Consulting Engineers.
Describe the proposed project, including the size and scope and phasing of the proposed project. Specifically outline
residential development, if any, to be included in the project.
The proposed project is a 2 story mixed use (commercial/restaurant/office) project. An SDP application has already been
submitted under PL# 20220007082. o
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There is no residential component to the project.
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Define the boundaries of the proposed project by address and/or locator/parcel number(s). Include a plat and map of 'o
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the proposed area and legal description. a
PID 45999300067
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Identify the property which is currently in the control of the applicant via ownership or option. If under option, note
the option expiration date. 04
The property is currently owed by the applicant.
Is the Redevelopment Plan consistent with the Collier County Growth Management Plan?
Yes
Is the property currently zoned for the proposed use?
Yes
Will the proposed project result in the relocation of residential, commercial, or industrial facilities?
No
State the need and justification for the application to the Trust Fund. Substantiate that other alternative methods of
financing have also been explored.
The costs associated with providing County sewer service and storm -water infrastructure to the project are prohibitive
given the other developer costs of constructing a transformative high -end mixed use building in the neighborhood.
Discuss the conditions) that would qualify the proposed project for Tax Increment Financing (TIF).
The project is located on Golden Gate Pkwy in the heart of the innovation zone as well as the new Golden Gate Parkway
Zoning Overlay.
Identify sources, amounts, and status of all debt financing and/or equity funding available to complete the project.
Does the applicant anticipate the debt to be privately financed by the construction lender or developer or publicly
sold?
The developer will fund approximately 50% of the project with their own equity and the remainder of the project with a
construction loan from bank or credit union. Mid Florida Credit Union has expressed interest in the project.
Provide an outline of the costs associated with the development of the proposed project(s) and related parcel or
parcels located within the Innovation Zone area. Identify in the outline those costs applicant would propose to fund
with Innovation Zone financing and the proposed payback time frame. Innovation Zone financing and the proposed
payback time frame.
The land cost along with architectural and engineering is expected to total around $600,000. The construction costs
estimate, not including the infrastructure improvements requested in this application, is approximately $4,000,000. We
are asking the Fund to cover the costs of extending the County sewer line to the site, installing a grinder pump, installing
underground storm -water management, and to reimburse the impact fees and building permit fees associated with the
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16.A.18.c
project. We do not have exact estimates yet but we expect these costs to be between $400,000 and $500,000.
Discuss and document information used to describe the market feasibility of each element of the proposed project. If
a formal feasibility or comparable studies have been prepared, attach such reports as an appendix to this application.
Based on the developers property management experience in Golden Gate City there is more than adequate demand for
small high -end retail and office space for local businesses. There is currently no equivalent restaurant space in Golden
Gate City and we expect this to attract a quality operator that will help create jobs and elevate the neighborhood.
On a revenue worksheet estimate the incremental property taxes and economic activity taxes to be generated by the c
project.
The project will generate significant property taxes as well as be home to numerous businesses including a full service U
restaurant with a 1,200 canal -front patio that will bring additional economic activity to the area. Additionally sewer line m
extension will make County sewer available to 7 commercial parcels on Golden Gate Parkway that are currently o
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undeveloped or using septic drain -fields. It will also allow 8 small multi -family building on 27th Place SW to connect to a
County Sewer and eliminate drain -fields. Y
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Identify any proposed tenants of the project. Have leases been negotiated or signed? What type of lease is
contemplated? 04
Pikus Properties will occupy one of the 5 office suites on the 2nd floor. A second office suite will be occupied by Golden
Gate Executive Suites (controlled by the developer) which will lease individual offices to sole proprietors and start-up N
businesses. N
Who will own the developed property? How much of the property is intended to be sold after development is
complete? Who will manage the property during the life of the Redevelopment Plan and project?
The developer will retain ownership of the property long-term, the property is not intended to be sold in part or whole.
Pikus Properties will manage the project.
Briefly describe the "economic and quality of life" benefits of the proposed project to the County.
This high -end mixed use building designed by MHK Architecture would be the first of it's kind in Golden Gate City and
would be a catalyst for further thoughtful development in the area. The small office and retail spaces would be ideally
suited to local start-up businesses and the premier restaurant space would create jobs and attract a quality restaurant
operator to and underserved area. The proposed sewer line extension would not only benefit this project, it would
benefit all of the developed and undeveloped parcels in between the existing sewer main and the CENTRO project.
Ideally this would spur further developments of it's kind in the neighborhood.
Attach a letter from a reputable financial institution indicating that the applicant has sufficient financial resources to
obtain the private financing for the project. Include a signed cover letter from the applicant's CEO.
P-PFPI-001-X01-Force Main-2022-04-07 (11.odf
I understand I may be contacted by Collier County in response to my message above.
Yes
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