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Agenda 10/24/2017 Item #11B10/24/2017 EXECUTIVE SUMMARY Recommendation to allow the developer of Oakes Farms, “Seed to Table” the ability to explore a public-private partnership with Collier County to support economic development through a joint use parking lot lease on a vacant County owned parcel, located on the northwest corner of Immokalee and Livingston Roads. OBJECTIVE: To explore the development of a public-private partnership through a long-term lease on County-owned real property that would create an offsite employee parking lot, public transit site, and park-and-ride/rideshare parking lot. The joint-use parking lot would also support the redevelopment of an adjacent parcel that was abandoned during the recession. CONSIDERATIONS: The adjacent property owner has reached out to staff to express an interest in a long-term lease agreement for employee parking, and proposes to make a portion of the parking lot available for Collier Area Transit, park-and-ride, and rideshare opportunities. The parcel being proposed is located on the northwest corner of Immokalee and Livingston Roads and has been vacant since its purchase (primarily for road right -of-way) in 1990. The easterly 275 feet of the subject property was required for the construction of Livingston Road (also known at the time as the “North Naples Roadway MSTU / Livingston Road”). However, since the property was also encumbered by a 235-foot-wide FP&L high voltage transmission easement running in a north-south direction alongside Livingston Road, it left little useable property to the west of the FP&L easement. The owner of the property at that time asked the County to purchase the entire parcel of land (nearly 19 acres total); and, due to legal and economic considerations, the Commission approved the purchase of the entire property. Following the sale, some of the purchase price was recouped by selling a small portion of the lot to FP&L for the expansion of their substation next door. In 1992, the Collier County Water-Sewer District purchased a small portion of the lot for the installation of a water repump station. Since that time, the remainder of the property has remained unused. There have been many inquiries from interested parties about the possibility of purchasing the lot over the intervening years; however, upon learning of the existence of the 235-foot-wide FP&L transmission easement the purchase and use has not been feasible for a potential buyer. If given the approval to explore the public-private partnership, any partnership agreement for this lease would be contingent on the proposer obtaining all County zoning and land use approvals. The owner of Oakes Farms "Seed to Table" has acknowledged that he would accept the full responsibility and risk for obtaining compliance with zoning codes, obtaining approvals from Florida Power and Light Company (FP&L), adhering to all building and development permit requirements, and funding all costs associated with site development. The public-private partnership would support additional employee parking for the forthcoming “Seed to Table” market. As the County continues to grow, redevelopment projects and infill projects will most likely seek creative ways to augment parking. Approval to allow the adjacent owner to explore a public -private partnership for redevelopment and economic expansion would be the first but probably not the last to propose these partnerships. Should the Board approve the exploration of this public private partnership, staff recommends developing clear standards for future consideration that will demonstrate public benefits through a fair and transparent process. FISCAL IMPACT: There is no fiscal impact associated with this recommendation. 11.B Packet Pg. 115 10/24/2017 GROWTH MANAGEMENT IMPACT: The potential public-private partnership would be contingent upon the owner of Oakes Farms "Seed to Table" obtaining a Growth Management Plan amendment to allow for the parking facility at the proposed location. LEGAL CONSIDERATIONS: THIS ITEM HAS BEEN REVIEWED BY THE COUNTY ATTORNEY, RAISES NO LEGAL ISSUE AT THIS TIME. AND REQUIRES MAJORITY VOTE FOR APPROVAL. -JAK RECOMMENDATION: To allow adjacent property owner to explore a public-private partnership with Collier County to develop a parking lot on a vacant County owned parcel, located on the northwest corner of Immokalee and Livingston Roads to support economic development by providing additional employee parking for the forthcoming “Seed to Table” market, located on the northeast corner of Immokalee and Livingston Roads, and support Collier County public transit, park-and-ride, and rideshare uses. Prepared By: James French, Deputy Department Head, Growth Management Department ATTACHMENT(S) 1. FL State Statute section 125.045 (PDF) 2. Letter from Alfie Oakes (PDF) 11.B Packet Pg. 116 10/24/2017 COLLIER COUNTY Board of County Commissioners Item Number: 11.B Doc ID: 3918 Item Summary: Recommendation to allow the developer of Oakes Farms, “Seed to Table” the ability to explore a public-private partnership with Collier County to support economic development through a joint use parking lot lease on a vacant County owned parcel, located on the northwest corner of Immokalee and Livingston Roads. (James French, Deputy Department Head, Growth Management Department) Meeting Date: 10/24/2017 Prepared by: Title: Operations Analyst – Growth Management Operations & Regulatory Management Name: Judy Puig 10/10/2017 3:22 PM Submitted by: Title: Deputy Department Head - GMD – Growth Management Department Name: James French 10/10/2017 3:22 PM Approved By: Review: Growth Management Department Judy Puig Level 1 Reviewer Completed 10/10/2017 3:24 PM Growth Management Department Thaddeus Cohen Department Head Review Completed 10/11/2017 10:19 AM Growth Management Department James French Deputy Department Head Review Completed 10/11/2017 12:41 PM Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 10/12/2017 11:01 AM Budget and Management Office Mark Isackson Additional Reviewer Completed 10/12/2017 1:54 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 10/13/2017 7:42 AM County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 10/17/2017 2:16 PM Board of County Commissioners MaryJo Brock Meeting Pending 10/24/2017 9:00 AM 11.B Packet Pg. 117 Select Year:   2017 Go The 2017 Florida Statutes Title XI COUNTY ORGANIZATION AND INTERGOVERNMENTAL RELATIONS Chapter 125 COUNTY GOVERNMENT View Entire Chapter 125.045 County economic development powers.— (1) The Legislature finds and declares that this state faces increasing competition from other states and other countries for the location and retention of private enterprises within its borders. Furthermore, the Legislature finds that there is a need to enhance and expand economic activity in the counties of this state by attracting and retaining manufacturing development, business enterprise management, and other activities conducive to economic promotion, in order to provide a stronger, more balanced, and stable economy in the state; to enhance and preserve purchasing power and employment opportunities for the residents of this state; and to improve the welfare and competitive position of the state. The Legislature declares that it is necessary and in the public interest to facilitate the growth and creation of business enterprises in the counties of the state. (2) 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. (3) For the purposes of this section, 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. (4) A contract between the governing body of a county or other entity engaged in economic development activities on behalf of the county and an economic development agency must require the agency or entity receiving county funds to submit a report to the governing body of the county detailing how county funds were spent and detailing the results of the economic development agency’s or entity’s efforts on behalf of the county. By January 15, 2011, and annually thereafter, the county must file a copy of the report with the Office of Economic and Demographic Research and post a copy of the report on the county’s website. (5)(a) By January 15, 2011, and annually thereafter, each county shall report to the Office of Economic and Demographic Research the economic development incentives in excess of $25,000 given to any business during the county’s previous fiscal year. The Office of Economic and Demographic Research shall compile the information from the counties into a report and provide the report to the President of Page 1 of 2Statutes & Constitution :View Statutes : Online Sunshine 10/10/2017http://www.leg.state.fl.us/statutes/index.cfm?mode=View%20Statutes&SubMenu=1&Ap... 11.B.1 Packet Pg. 118 Attachment: FL State Statute section 125.045 (3918 : Oakes Farms Joint Use Parking Lot) the Senate, the Speaker of the House of Representatives, and the Department of Economic Opportunity. Economic development incentives include: 1. Direct financial incentives of monetary assistance provided to a business from the county or through an organization authorized by the county. Such incentives include, but are not limited to, grants, loans, equity investments, loan insurance and guarantees, and training subsidies. 2. Indirect incentives in the form of grants and loans provided to businesses and community organizations that provide support to businesses or promote business investment or development. 3. Fee-based or tax-based incentives, including, but not limited to, credits, refunds, exemptions, and property tax abatement or assessment reductions. 4. Below-market rate leases or deeds for real property. (b) A county shall report its economic development incentives in the format specified by the Office of Economic and Demographic Research. (c) The Office of Economic and Demographic Research shall compile the economic development incentives provided by each county in a manner that shows the total of each class of economic development incentives provided by each county and all counties. History.—s. 1, ch. 95-309; H.C.R. 2741 (1995); s. 1, ch. 2010-147; s. 19, ch. 2011-34; s. 51, ch. 2011-142. Copyright © 1995-2017 The Florida Legislature • Privacy Statement • Contact Us Page 2 of 2Statutes & Constitution :View Statutes : Online Sunshine 10/10/2017http://www.leg.state.fl.us/statutes/index.cfm?mode=View%20Statutes&SubMenu=1&Ap... 11.B.1 Packet Pg. 119 Attachment: FL State Statute section 125.045 (3918 : Oakes Farms Joint Use Parking Lot) From: Sent: To: Cc: Subject: Attachments: Alfie Oakes <alfie@oakesfarms.com> Wednesday, Fe\uary 22,2017 6:06 Plvl OchsLeo Casa la ng u ida N ick, FrenchJamesi WilkisonDavid Oakes Farms Proposed Leased Parking Agreement STT - PRELIMINARY EMPOYEE PARKING-3.pdf OAKES FARMS - SEED TO TABLE February 16,2017 Leo E. Ochs, Jr. County Manager Collier County Government 3299 Tamiami Trail East, Suite 202 Na ples, FL 34112-5746 leoochs@colliergov.net Dear Mr. Ochs, We are writing this letter of interest in regards to a proposed leased parking agreement for the County owned property along the Livingston Road right of way, just to the North of lmmokalee Road. The new "Seed to Table" by Oakes Farms store that is under construction at the Northeast corner of lmmokalee Road and Livingston Road has expanded into such a multi-retail, culinary, and dining business that Oakes Farms will be creating (400+) new jobs in Collier County. Of the new positions being created, it is estimated that 15% of these positions will be management and top level department staff. We currently estimate that a typical daily work shift will have between 150-175 people, thus creating a parking turnover at shift changes between 300-330 people. We have received significant support and assistance from the County Staff, Chamber of Commerce, and many local businesses during our company expansion, and now we ask for your assistance in making this land lease a reality. ln light of the significant overall positive impact that the "seed to Table" operations will have to the Collier County economy in terms of employment and taxes, and the potential that it has to showcase Collier County's proud agricultural heritage in the context of an urban retail store, we are requesting that Collier County consider a ground lease of your land, which otherwise has very limited use other than for parking due to the FPL powerline easement, at a nominal lease rate. We believe that the county has entertained such incentives for businesses in the past, and that such an incentive will pay dividends to Collier County without any necessity that the County comes out of pocket with actual cash payments. We have attached a site plan that was presented to staff during our preliminary meetings for your review. Please let us know what we can do to assist from this point forward. Sincerely, 1*-Pa Francis A, Oa kes 1 11.B.2 Packet Pg. 120 Attachment: Letter from Alfie Oakes (3918 : Oakes Farms Joint Use Parking Lot) ffiffiPtr tr ?F! II/ \ ,- -l Effi rb II ---- l$" t ,- rl N 11.B.2 Packet Pg. 121 Attachment: Letter from Alfie Oakes (3918 : Oakes Farms Joint Use Parking Lot)