Agenda 12/13/2016 Item #17C 17.0
12/13/2016
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to approve an
Ordinance amending Ordinance Number 2004-41, as amended, the Collier County Land
Development Code,which established the comprehensive zoning regulations for the unincorporated
area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by
changing the zoning classification of the herein described real property from a Community Facility
Planned Unit Development known as New Hope Ministries CFPUD zoning district to a Mixed Use
Planned Unit Development (MPUD) zoning district for the project to be known as the New Hope
MPUD, to allow an 800 seat church and construction of a maximum of 319 multi-family dwelling
units on 39.89 +1- acres, by providing for repeal of Ordinance Number 08-07, the New Hope
Ministries CFPUD; and by providing an effective date. The subject property is located on the north
side of Davis Boulevard east of Santa Barbara Boulevard in Section 4, Township 50 South, Range
26 East,Collier County,Florida. [PUDR-PL20150002519]
OBJECTIVE: To have the Board of County Commissioners (Board) review staff's findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above referenced petition and render a decision regarding this Planned Unit Development
Rezone (PUDZ) petition; and ensure the project is in harmony with all the applicable codes and
regulations in order to ensure that the community's interests are maintained.
CONSIDERATIONS: The petitioner is requesting to rezone the ±39.89 acre site from the New Hope
Ministries Community Facility Planned Unit Development (CFPUD, Ordinance No. 08-07) to the New
Hope Mixed Use PUD (MPUD). This rezone will allow Community Facility (CF) uses to continue on
the eastern portion of the property (±19.96 acres), while providing multi-family residential uses on
the remaining ±19.93 acres at a density of up to 16 dwelling units per acre (DU/A) on Tract R
(Residential),permitting a maximum of 319 DUs to be developed. The maximum number of seats for a
church will be reduced from 4,200 to 800, since CF uses will only be permitted on a portion of the entire
property.
FISCAL IMPACT: The County collects impact fees prior to the issuance of building permits to help
offset the impacts of each new development on public facilities. These impact fees are used to fund
projects identified in the Capital Improvement Element (CIE) of the Growth Management Plan (GMP) as
needed to maintain adopted Level of Service (LOS) for public facilities. Additionally, in order to meet
the requirements of concurrency management, the developer of every local development order approved
by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with
the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees
collected prior to issuance of a building permit include building permit review fees. Finally, additional
revenue is generated by application of ad valorem tax rates, and that revenue is directly related to the
value of the improvements. Please note that impact fees and taxes collected were not included in the
criteria used by staff and the CCPC to analyze this petition.
GROWTH MANAGEMENT IMPACT: The GMP is the prevailing document to support land use
decisions such as this proposed PUD Amendment application. Staff is required to make a
recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the
recommendation for approval, approval with conditions, or denial of any rezoning petition. A finding of
consistency with the FLUE and the FLUM designation is a portion of the overall finding that is required,
and staff believes the petition is consistent with the Collier County GMP as discussed in the attached
CCPC Staff Report. Staff believes that the proposed Amendment may also be found consistent with the
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12/13/2016
FLUE, GMP Transportation Element and the Conservation and Coastal Management Element.
Therefore, staff recommends that the petition be found consistent with the goals, objective and policies of
the overall GMP.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard this petition on November 3, 2016.
The CCPC heard testimony from the Applicant's agent and County staff. A motion was made by
Commissioner Homiak and seconded by Commissioner Schmitt to recommend approval, with the
following conditions be added:
1. Remove internal buffer labels on the Master Plan.
2. Add a note referencing an Exhibit for Deviation #2 on the Master Plan. Provide an Exhibit to the
proposed PUD showing the buffer location/extent and buffer types.
3. Revise the Development Table to reflect Building A, referenced on the Master Plans, as having a
maximum of three(3) stories.
4. Revise Exhibit F - Planning C: by removing a gated access and instead add pedestrian
interconnection.
The motion passed by a vote of 5-0.
No correspondence in opposition to this petition has been received. This item will be added to the Board
Summary Agenda.
LEGAL CONSIDERATIONS: This is a site specific rezone from a Community Facility Planned Unit
Development Zoning District to a Mixed Use Planned Unit Development (MPUD) Zoning District for a
project that will continue to be known as the New Hope MPUD. The burden falls upon the applicant to
prove that the proposed rezone is consistent with all the criteria set forth below. The burden then shifts to
the Board of County Commissioners (Board), should it consider denying the rezone, to determine that
such denial would not be arbitrary, discriminatory or unreasonable. This would be accomplished by
finding that the proposal does not meet one or more of the listed criteria below.
Criteria for MPUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for
approval or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and
other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or other
instruments or for amendments in those proposed, particularly as they may relate to arrangements or
provisions to be made for the continuing operation and maintenance of such areas and facilities that are
not to be provided or maintained at public expense? Findings and recommendations of this type shall be
made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed MPUD with the goals, objectives and policies of the Growth
Management Plan.
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4. Consider: The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the
adequacy of available improvements and facilities,both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion.
8. Consider: Conformity with MPUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future land use map
and the elements of the Growth Management Plan?
10. Will the proposed MPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested MPUD Rezone result in the possible creation of an isolated district unrelated to
adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed amendment
necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of traffic
deemed incompatible with surrounding land uses, because of peak volumes or projected types of
vehicular traffic, including activity during construction phases of the development, or otherwise affect
public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent property in
accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot ("reasonably") be used in accordance with
existing zoning?(a"core"question...)
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22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which would
be required to make the property usable for any of the range of potential uses under the proposed zoning
classification.
25. Consider: The impact of development resulting from the proposed MPUD rezone on the availability
of adequate public facilities and services consistent with the levels of service adopted in the Collier
County Growth Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended.
26. Are there other factors, standards, or criteria relating to the MPUD rezone request that the Board of
County Commissioners shall deem important in the protection of the public health, safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons and the oral testimony presented at the Board hearing as these items relate
to these criteria. The proposed Ordinance was prepared by the County Attorney's Office. This item has
been approved for form and legality. An affirmative vote of four is necessary for Board approval. (HFAC)
RECOMMENDATION: Staff concurs with the recommendations of the CCPC and further recommends
that the Board approve New Hope Ministries MPUD, subject to the attached PUD Ordinance.
Prepared by: Daniel James Smith, AICP, Principal Planner, Zoning Division, Growth Management
Department
ATTACHMENT(S)
1. Staff report-PUDR-PL20150002519-New Hope Ministries MPUD (PDF)
2. GMP Consistency Review-PUDR-PL20150002519-New Hope Ministries MPUD(PDF)
3. E-Mails-PUDR-PL20150002519-New Hope Ministries MPUD (PDF)
4. [linked]New Hope-CCPC-Backup Material (PDF)
5. Ordinance- 111616 (PDF)
6. Legal ad-Agenda ID 2332 (PDF)
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12/13/2016
COLLIER COUNTY
Board of County Commissioners
Item Number: 17.0
Item Summary: This item requires that ex parte disclosure be provided by Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance Number 2004-41, as amended, the Collier County Land
Development Code, which established the comprehensive zoning regulations for the unincorporated area
of Collier County,Florida,by amending the appropriate zoning atlas map or maps by changing the zoning
classification of the herein described real property from a Community Facility Planned Unit Development
known as New Hope Ministries CFPUD zoning district to a Mixed Use Planned Unit Development
(MPUD) zoning district for the project to be known as the New Hope MPUD,to allow an 800 seat church
and construction of a maximum of 319 multi-family dwelling units on 39.89 +/- acres, by providing for
repeal of Ordinance Number 08-07, the New Hope Ministries CFPUD; and by providing an effective
date. The subject property is located on the north side of Davis Boulevard east of Santa Barbara
Boulevard in Section 4, Township 50 South, Range 26 East, Collier County, Florida [PUDR-
PL20150002519].
Meeting Date: 12/13/2016
Prepared by:
Title: Planner, Principal—Zoning
Name: Daniel Smith
11/08/2016 10:36 AM
Submitted by:
Title: Division Director-Planning and Zoning—Zoning
Name: Michael Bosi
11/08/2016 10:36 AM
Approved By:
Review:
Zoning Ray Bellows Additional Reviewer Completed 11/21/2016 4:19 PM
Growth Management Department Judy Puig Level 1 Division Reviewer Completed 11/22/2016 10:58 AM
Zoning Michael Bosi Additional Reviewer Completed 11/22/2016 2:12 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/22/2016 2:24 PM
Growth Management Department David Wilkison Level 2 Division Administrator Completed 11/25/2016 4:02 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 11/28/2016 9:09 AM
County Attorney's Office Scott Teach Level 3 County Attorney's Office Review Completed 11/28/2016 4:13 PM
Budget and Management Office Mark Isackson Additional Reviewer Completed 11/29/2016 1:11 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 12/04/2016 12:47 PM
Board of County Commissioners MaryJo Brock Meeting Pending 12/13/2016 9:00 AM
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STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: DANIEL JAMES SMITH,AICP -ZONING DIVISION
GROWTH MANAGEMENT DEPARTMENT
1
HEARING DATE: NOVEMBER 3, 2016
SUBJECT: PLANNED UNIT DEVELOPMENT REZONE(PUDR) -PL20150002519;
NEW HOPE MINISTRIES
APPLICANT/OWNER
New Hope Ministries, Inc.
7675 Davis Boulevard,Naples, FL 34104
AGENTS
Tim Hancock, AICP Richard D. Yovanovich, Esquire
Stantec Coleman, Yovanovich&Koester, P.A.
3200 Bailey Lane,Naples,FL 34105 4001 Tamiami Trail N., Suite 300,Naples,FL 34103
REQUESTED ACTION:
The applicant is asking the Collier County Planning Commission (CCPC) to make a
recommendation on the adoption of an Ordinance of the Board of County Commissioners of
Collier County, Florida, amending Ordinance Number 2004-41, as amended, the Collier County
Land Development Code, which established the comprehensive zoning regulations for the
unincorporated area of Collier County, Florida. The applicant is asking to amend the appropriate
zoning atlas map or maps by changing the zoning classification of the herein described real
property from a Community Facility Planned Unit Development (CFPUD) known as New Hope
Ministries CFPUD zoning district to a Mixed Use Planned Unit Development (MPUD) zoning
district for the project to be known as the New Hope MPUD, to allow an 800 seat church, a
multi-purpose facility, and construction of a maximum of 319 residential dwelling units on 39.89
+1- acres, by providing for repeal of Ordinance Number 08-07, the New Hope Ministries
CFPUD; and by providing an effective date.
GEOGRAPHIC LOCATION:
The subject property is located on the north side of Davis Boulevard east of Santa Barbara
Boulevard in Section 4, Township 50 South, Range 26 East, Collier County, Florida. (See
location map on page 2).
PUDR-PL20150002510; New Hope Ministries Page 1 of 19
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PUDR-PL20150002510; New Hope Ministries Page 3 of 19
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PURPOSE/DESCRIPTION OF PROJECT:
d
The petitioner is requesting to rezone the ±39.89 acre site from the New Hope Ministries
Community Facility Planned Unit Development (CFPUD, Ordinance No. 08-07) to the New
Hope Mixed Use PUD (MPUD). This rezone will allow Community Facility (CF) uses to
continue on the eastern portion of the property (±19.96 acres), while providing multi-family
residential uses on the remaining±19.93 acres at a density of up to 16 dwelling units per acre
(DU/A) on Tract R (Residential), permitting a maximum of 319 DUs to be developed. The
maximum number of seats for a church will be reduced from 4,200 to 800, since CF uses will
only be permitted on a portion of the entire property.
Prior to the CFPUD rezone in 2008, the proposed±19.93 Residential Tract was zoned for up to
150,000 square feet of office development, 38,000 square feet of miscellaneous retail and 81
ly
multi-family residential units (Up to 16 DU/A) as the Neapolitan Park PUD, and was determined
to be consistent with the Growth Management Plan due to its location within an approved Mixed
Use Activity Center.
Two (2) accesses are proposed for the PUD. One is a shared access between the two uses onto
Davis Boulevard; the other is a future shared access onto Santa Barbara, through an access
easement with the Shoppes at Santa Barbara PUD.
The agent provided the following list of changes contained in this amendment as shown below:
• Allow a mix of community facility and multi-family residential uses
• Reduce church seating from 4.200 to 800
a i
• Residential multi-family uses up to 16 DU/A with a zoned height of 50 feet and an actual F.
height of 62 feet(See Residential Development Standards Table on page 6)
• Building A not to exceed 3 stories,Buildings B,C,D, and E not to exceed 4 stories -
• Added additional Principal Uses along with Multi-family to include
-On-site sales or leasing office
-Model Units
-Other principal uses comparable in nature
• Allow permitted Accessory Uses and Structures to include
-On-site sales or leasing office
-Model Units
-Other principal uses comparable in nature
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November 3,2016 CCPC
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• Allow permitted Accessory Uses and Structures to include a
-Accessory uses and structures customarily associated with principal uses permitted in i'
this District, including neighborhood community recreational facilities and property
management and maintenance structures intended to serve the residents and guests of
the proposed development
-Garages and carports
-Guardhouses, Gates, and Gatehouses
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-Administration facilities intended to serve the residents and guests of the proposed I<
development
-Swimming pools,tennis courts, and other similar recreational facilities and buildings to
serve residents and their guests 4''.
-Any other accessory use which is comparable in nature with the foregoing list of
permitted accessory uses, as determined by the Board of Zoning Appeals (BZA) or
Hearing Examiner by the process outlined in the LDC
The table below contains the new development standards included for multi-family residential
development.
�r.
e.
RESIDENTIAL DEVELOPMENT STANDARDS TABLE
Requirements Principal Use Accessory Use
Minimum Lot Area 43,560 square feet 10,000 square feet
f
Minimum Lot Width 150 feet 50 feet
Maximum Height
Zoned 50 feet 25 feet
Actual 62 feet 32 feet
Minimum Distance
between buildings 35 feet 0 feet or 10 feet
Minimum Floor Area 750 sq. ft. NA
Minimum Building
Setbacks
Front Yard a c
Side Yard b c
Rear a c
From Davis Blvd a a
Preserve 25 feet 10 feet
Lake Maintenance or
Landscape Buffer Tract or
Easements 20 feet 0 feet
a= 50%of the building height,not less than 30 feet
b= 50% of the building height, not less than 15 feet
c= 50%of the building height, not less than 10 feet
' Lake Maintenance Easements and LBE's are to be separately platted or designated tracts.
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In addition, the applicant is also asking for the following deviations:
a )
1. Deviation 1 requests relief from Section 6.06.02.A.4.a of the Land Development Code,
which requires a five-foot sidewalk to be constructed on both sides of the internal
driveways; to allow a sidewalk to be constructed in substantial compliance with the
sidewalk locations shown on the Master Concept Plan, providing pedestrian
interconnections to the adjacent commercially zoned property as shown.
2. Deviation 2 requests relief from Section 4.06.02.0 of the Land Development Code, which
requires a 15-foot wide Type B buffer and a ten-foot wide Type A buffer between the
proposed residential use and the existing Community Facility use (Church), to allow for the
required 10' Type A buffer adjacent to the drive aisle lying west of the existing Multi-
Purpose Building to be located within an easement on the Residential Tract as shown on the
Master Concept Plan.
BECABRIDGE - -
FMS Comply _ , 1,,n,„„ D
t _<°�< r "V Bembridge EMS • a '
� 1170 . ""tea^'
z��� Complex PUD 'unu e oc ro _ Wiidwood Estates PUD
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Unit -� ESTATES '� 9
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�' I ateUnry J, = u,,t 201 `i•"vUni 7(7 �...�.: bl
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SURROUNDING LAND USE AND ZONING (Subject property highlighted in yellow below on
page 7)
North: Calusa Park Elementary with a zoning designation of Bembridge EMS Complex PUD
(Density 6 DU/A), Multi-family with a zoning designation of Wildwood Estates PUD
(Density-12.46 DU/A)
}
West: Vacant land with a zoning designation of Shoppes at Santa Barbara PUD
South: Davis Boulevard, Boys and Girls Club with a zoning designation of C-3, Collier County t'
Animal Shelter with a zoning designation of A, single family homes with a zoning
designation of The Cook Property PUD (Density—DU/A)
East: Multi-family with a zoning designation of Wildwood Estates PUD (Density-12.46
DU/A)
GROWTH MANAGEMENT PLAN CONSISTENCY:
Future Land Use Element Consistency: Approximately ±19.93 acres of the subject site t`
(westerly portion) are designated Urban, Urban Commercial District, and within the Mixed Use
Activity Center Subdistrict #6, as depicted on the Future Land Use Map (FLUM) and addressed
in the Future Land Use Element (FLUE) of the Collier County Growth Management Plan
(GMP). The remaining±19.96 acres of the subject site (easterly portion) are designated Urban,
.-� Urban Mixed Use District, Urban Residential Subdistrict and within the residential density band
for Mixed Use Activity Center #6. Together the ±39.89 acres subject site constitutes the entire
New Hope Ministries MPUD.
This rezone petition may be deemed consistent with the Future Land Use Element of the Growth
Management Plan,if the maximum density does not exceed 319 dwelling units. (See Future Land
Use Consistency Review-Attachment 3).
Conservation Consistency Coastal Management Element (CCME): Environmental Planning
staff found this project to be consistent with the Conservation & Coastal Management Element
(CCME). A minimum of 5.67 acres of native vegetation are required to be retained for the PUD.
Transportation Element: In evaluating this project, staff reviewed the applicant's Traffic
Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth
Management Plan (GMP) using the 2014 and 2015 Annual Update and Inventory Reports
(AUIR).
Policy 5.1 of the Transportation Element of the GMP states,
"The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE)
affecting the overall countywide density or intensity of permissible development, with
consideration of their impact on the overall County transportation system, and shall not approve
any petition or application that would directly access a deficient roadway segment as identified
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in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in Y
the current AUIR, or which significantly impacts a roadway segment or adjacent roadway
13-
segment
segment that is currently operating and/or is projected to operate below an adopted Level of
Service Standard within the five year AUIR planning period, unless specific mitigating
stipulations are also approved.
A petition or application has significant impacts if the traffic impact statement reveals that any of
the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2 percent of the adopted LOS standard server volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to
or exceeds 2 percent of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where it
is equal to or exceeds 3 percent of the adopted LOS standard service volume. J'
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and
submitted as part of the traffic impact statement that addresses the project's significant
impacts on all roadways."
The proposed PUD Amendment on the subject property was reviewed based on the then
applicable 2015 AUIR Inventory Report. The TIS submitted in the application indicates that the
proposed new residential development will generate approximately 142 PM peak hour trips, with
96 PM peak hour net new trips on the adjacent roadway links, as follows:
Roadway Link 2015 AUIR Current Peak 2015 Remaining
Existing LOS Hour Peak Capacity
Direction Service
Volume/Peak
Direction
Davis County Barn C 2,200/East 736
Boulevard (SR Road to Santa
84) Barbara(4 lane
divided)
Davis Santa Barbara to B 2,900/East 2,111
Boulevard (SR Radio (6 lane
84) divided)
Santa Barbara Radio Road to B 3,100/North 1,589
Boulevard Davis Boulevard
(6 lane divided)
Santa Barbara Davis Boulevard B 3,100/South 2,149
Boulevard to Rattlesnake
Hammock Road
(6 lane divided)
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Based on the 2015 AUIR, the adjacent roadway network has sufficient capacity tohe 2015 AUIRas
the proposed new trips for the amended project within the 5-year planning period. Therefore, the a f
subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the
Growth Management Plan. i
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ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition, including the criteria 4
upon which a recommendation must be based, specifically noted in Land Development Code
(LDC) Subsection 10.02.13.B.5,Planning Commission Recommendation (commonly referred to >
as the "PUD Findings"), and Subsection 10.02.08.F., Nature of Requirements of Planning Ii
Commission Report(referred to as "Rezone Findings"),which establish the legal basis to support
the CCPC's recommendation. The CCPC uses these same criteria as the basis for their
recommendation to the Board of County Commissioners (BCC), who in turn use the criteria to
support their action on the rezoning or amendment request. An evaluation relative to these
subsections is discussed below, under the heading "Zoning Services Analysis." In addition, staff
offers the following analyses:
Environmental Review: Environmental Planning staff has reviewed the petition and the PUD
document to address environmental concerns. The project does not require review by the 1
Environmental Advisory Council (EAC) since the project did not meet the EAC scope of land 1
development project reviews as identified in Chapter 2, Article VIII, Division 23, Section 2-1193 i!
of the Collier County Code of Laws and Ordinances.
The entire property, except for preserves, has been previously cleared and filled with the Phase 2
Site Development Plan Amendment approved in 2008 (SDP-91-65-AR-8668). No impacts or r
changes in location to previously approved preserves are proposed with the amendment to the
PUD. A conservation easement in favor of the County over the preserves on site was previously
recorded in the official records of Collier County(OR: 4342 PG: 3311).
Landscape Review: Staff has reviewed the PUD Document and Master Plan and recommends
approval subject to removing all references pertaining to internal buffers. The area for the
deviation regarding the internal buffer should be noted on the Master Plan and an Exhibit shall
be attached showing the buffer area layout/extent. All other internal buffers meet the
requirements of the LDC.
Transportation Review: Staff has reviewed the PUD Document and Master Plan and
recommends approval subject to the Transportation Commitments contained in the CPUD
Ordinance, which includes provisions to address public safety. Additionally staff has included
developer commitments to specifically address additional operational concerns related to impacts
resulting from the proposed development.
Zoning Services Review: FLUE Policy 5.4 requires new land uses to be compatible with, and
complementary to, the surrounding land uses. In reviewing the appropriateness of the requested
uses and intensity on the subject site, the compatibility analysis included a review of the subject
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proposal comparing it to surrounding or nearby properties as to allow use intensities and
co
densities, development standards (building heights, setbacks, landscape buffers, etc.), building Q-
mass, building location and orientation, architectural features, amount and type of open space,
and location.
Staff is of the opinion that the design standards and uses are compatible with surrounding uses. The
residential densities for this proposed PUD were once approved for 16 D/UA in the Neapolitan Park
PUD,along with Adult Congregated Living Facilities and Hotels at 26 D/UA.
The existing preserves(which are under a conservation easement)are proposed along the northern end
of the proposed project, providing compatibility with the existing residential uses abutting the
project's northern boundary. The applicant has also proposed only three stories to Building A, which
is located closest to the northern boundary. The other three sides abutting this proposed Multi-family
residential use are a Commercial PUD to the west, Davis Boulevard, Commercial (C-3), Collier
County Animal Shelter to the south,and Community Facility uses(Church uses)to the east.
Staff has reviewed the PUD Document and Master Plan and recommends approval on the condition
that the Residential Development Standards Table indicates Building A, having a maximum of three
stories. At the Neighborhood Information Meeting(NIM), concerns were raised regarding the number
or stories of the building closest to the northern property line. The applicant,during the NIM, made a
commitment to having only three stories.
Deviation Discussion:
The petitioner is seeking two deviations. The petitioner has provided justification in support of
the deviations. Deviations are a normal derivative of the PUD zoning process following the
purpose and intent of the PUD zoning district as set forth in LDC Section 2.03.06 which says in
part:
It is further the purpose and intent of these PUD regulations to encourage
ingenuity, innovation and imagination in the planning, design, and development or
redevelopment of relatively large tracts of land under unified ownership or
control. PUDs . . . . may depart from the strict application of setback height, and
minimum lot requirements of conventional zoning districts while maintaining
minimum standards by which flexibility may be accomplished, and while
protecting the public interest. . .
Staff has analyzed the deviation requests and has provided the analyses and recommendations
below.
Deviation #1: Requests relief from Section 6.06.02.A.4.a of the Land Development Code,
which requires a five-foot sidewalk to be constructed on both sides of the internal
driveways; to allow a sidewalk to be constructed in substantial compliance with the
sidewalk locations shown on the Master Concept Plan, providing pedestrian
interconnections to the adjacent commercially zoned property as shown.
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Justification: The intent of this deviation is to provide for sidewalks around the perimeter of theco
building areas, but not to require sidewalks around the outside of the parking area where they
would serve no beneficial purpose. Rather than placing an additional five-foot sidewalk around
the perimeter of the site which may not provide much functionality, the applicant has included a
sidewalk around the proposed lake with connections provided to the amenity center as well as
the sidewalks that are in front of each building. This approach would seem to provide greater
functionality versus a perimeter sidewalk or a ten-foot wide sidewalk on one side of the internal
driveway and parking areas. Additionally, connection points are provided directly to the
adjacent commercial parcel in two locations, one at the southwest corner and one along the
driveway that will ultimately connect with the shopping center driveway at the time of further
development of the commercial project.
Staff Analysis and Recommendation: Staff concurs with the applicant's justification and
is
recommends approval.
Deviation#2: Requests relief from Section 4.06.02.0 of the Land Development Code which
requires a 15-foot wide Type B buffer and a ten-foot wide Type A buffer between the
proposed residential use and the existing Community Facility use (Church), to allow for the
required ten foot Type A buffer adjacent to the drive aisle lying west of the existing Multi-
Purpose Building to be located within an easement on the Residential Tract as shown on the
Master Concept Plan.
Justification: The intent of Deviation #2 is to allow for the 10' Type A buffer that would
typically be located on the CF tract to be located within a buffer tract or easement on the R
designated parcel. This is required due to the proximity of the existing internal drive aisle
that is immediately adjacent to the common property line between the two land uses but will
not result in a reduction in the required buffers.
Staff Analysis and Recommendation: Staff concurs with the applicant's justification and
recommends approval. Staff recommends adding a note to the Master Plan, indicating a p`
deviation and adding an exhibit to the proposed PUD, showing the location/extent of the buffer
deviation.
FINDINGS OF FACT:
LDC Subsection 10.02.08.F states, "When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners...shall
show that the planning commission has studied and considered proposed change in relation to the
following when applicable." Additionally, Section 10.02.13 of the Collier County LDC requires
the PIanning Commission to make findings as to the PUD Master Plan's compliance with the
additional criteria as also noted below.
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PUD FINDINGS: LDC Subsection 10.02.13.B.5 states that, "In support of its recommendation,
the CCPC shall make findings as to the PUD Master Plan's compliance with the following a ) IG
criteria."
1. The suitability of the area for the type and pattern of development proposed in relation
to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer,water, and other utilities.
Staff has reviewed the proposed amendment and believes the uses are compatible with the
development approved in the area. The commitments made by the applicant and staff's
recommendation with stipulations and conditions should provide adequate assurances that the
proposed change should not adversely affect living conditions in the area.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly as they
may relate to arrangements or provisions to be made for the continuing operation and
maintenance of such
areas and facilities that are not to be provided or maintained at public expense.
Documents submitted with thea application, which were reviewed bythe CountyAttorney's
pP �
Office, demonstrate unified control of the property. Additionally, the development will be
required to gain platting and/or site development approval. Both processes will ensure that
appropriate stipulations for the provision of and continuing operation and maintenance of
infrastructure will be provided by the developer.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
Staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and
policies
of the GMP within the GMP discussion and the zoning analysis of this staff report. Based on
those staff analyses, Planning and Zoning staff is of the opinion that this petition may be found
consistent with the Future Land Use Element.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
Staff concurs that the proposed uses and associated deviations, with conditions of staff, will
provide compatibility, both internal and external of the PUD.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The amount of usable open space meets code and serves the development.
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6. The timing or sequence of development for the purpose of assuring the adequacy of
a t
available improvements and facilities,both public and private.
s
6
The roadway infrastructure is sufficient to serve the proposed project, as noted in the
Transportation Element consistency review. Operational impacts will be addressed at time of
first development order (SDP or Plat), at which time new TIS will be required to demonstrate
turningmovements for all site access points. Finally, the project's development must comply
with all other applicable concurrency management regulations when development approvals, 4
including but not limited to any plats and or site development plans, are sought.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
i
The roadway infrastructure has sufficient capacity to serve the proposed project at this time. The
project is subject to the Transportation Commitments contained in the MPUD Ordinance, which I
includes provisions to address public safety. Additionally, staff has included developer
commitments to specifically address additional operational concerns related to impacts resultingil
from the proposed development. 4
4.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications are justified as meeting
Public purposes to a degree at least equivalent to literal application of such regulations. r
li
�, The petitioner is seeking approval of two deviations to allow design flexibility in compliance
with the purpose and intent of the Planned Unit Development Districts. This criterion requires
an evaluation of the extent to which development standards and deviations proposed for this
PUD depart from
development standards that would be required for the most similar conventional zoning district.
4
Staff has provided an analysis of the deviations in the Deviation Discussion portion of this staff
report, and is recommending approval with conditions of all deviations proposed.
)
REZONE FINDINGS: LDC Subsection 10.02.08 F. states, "When pertaining to the rezoning of
land, the report and recommendations to the planning commission to the Board of County
Commissioners...shall show that the planning commission has studied and considered proposed
change in relation to the following when applicable."
1. Whether the proposed change will be consistent with the goals, objectives, and policies of
the Future Land Use Map and the elements of the Growth Management Plan. }
The zoning analysis provides an in-depth review of the proposed amendment. Staff is of the
opinion that the project as proposed is consistent with GMP FLUE Policy 5.4 requiring the
project to be compatible with adjacent neighborhood development. Comprehensive Planning
staff finds the proposed PUD application consistent with the Future Land Use Element. The
petition can be deemed consistent with the CCME and the Transportation Element. Therefore,
staff recommends that this petition be deemed consistent with the GMP.
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2. The existing land use pattern.
Staff has described the existing land use pattern in the "Surrounding Land Use and Zoning" k.
portion of this report and discussed it in the zoning review analysis. Staff believes the proposed
PUD is appropriate given the development restrictions included in the PUD Ordinance and the
conditions and stipulations proposed by staff.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The proposed PUD with conditions and stipulations would not create an isolated zoning district.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
Staff is of the opinion that the district boundaries are logically drawn given the current property
ownership boundaries.
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed amendment is not necessary,per se; but it is being requested in compliance with
the LDC provisions to seek such an amendment to allow the owner the opportunity to develop
the land with uses other than what the existing zoning district would allow.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The project includes numerous restrictions and standards that are designed to address
compatibility of the project. Development in compliance with the proposed PUD should not
adversely impact living conditions in the area.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of peak
volumes or projected types of vehicular traffic, including activity during construction
phases of the development, or otherwise affect public safety.
The roadway infrastructure has sufficient capacity to serve the proposed project at this time.
The project is subject to the Transportation Commitments contained in the MPUD Ordinance,
which includes provisions to address public safety. Additionally staff has included developer
commitments to specifically address additional operational concerns related to impacts resulting
from the proposed development.
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8. Whether the proposed change will create a drainage problem.
o. 6
The proposed amendment should not create drainage or surface water problems. The developer
of the project will be required to adhere to a surface water management permit from the
SFWMD in conjunction with any local site development plan approvals and ultimate
construction on site.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
If this PUD petition is approved, any subsequent development would need to comply with the
applicable LDC standards for development or as outlined in the PUD Document. The setbacks
and project buffers will help insure that light and air to adjacent areas will not be substantially
reduced. 1'
10. Whether the proposed change will adversely affect property values in the adjacent
area.
This is a subjective determination based upon anticipated results, which may be internal or
external to the subject property. Property valuation is affected by a host of factors including
zoning; however, zoning by itself may or may not affect values, since value determination is
driven by market conditions.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
The proposed zoning change should not be a deterrent to the improvement of adjacent
properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the public welfare.
If the proposed development complies with the Growth Management Plan through the proposed
PUD, then that constitutes a public policy statement supporting zoning actions when they are
consistent with
said Comprehensive Plan. In light of this fact, the proposed PUD does not constitute a grant of
special privilege. Consistency with the FLUE is further determined to be a public welfare
relationship because actions consistent with plans are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The subject property could be developed within the parameters of the existing zoning
designations;however,the petitioner is seeking this amendment in compliance with LDC
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provisions for such action. The petition can be evaluated and action taken as deemed appropriate
through the public hearing process. EL<'I
14. Whether the change suggested is out of scale with the needs of the neighborhood or the <<
County.
1
The GMP is a policy statement which has evaluated the scale, density, and intensity of land uses r;
deemed to be acceptable throughout the urban-designated areas of the Collier County. Staff is of
the opinion that the PUD development standards and commitments with conditions and
stipulations will ensure that the project is not out of scale with the needs of the neighborhood and
County.
15. Whether it's impossible to find other adequate sites in the County for the proposed use
in districts already permitting such use.
The petition was reviewed on its own merit for compliance with the proposed GMPA and the
LDC, and staff does not review other sites in conjunction with a specific petition. The proposed
amendment is consistent with the GMP as it is proposed to be amended as discussed in other
portions of the staff report.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usable for any of the range of potential uses under
the proposed zoning classification.
Any development anticipated by the PUD Document would require considerable site alteration.
This
project will undergo extensive evaluation relative to all federal, state, and local development
regulations during the site development plan or platting approval process and again later as part
of the building permit process.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County Adequate
Public Facilities Ordinance, as amended.
This petition has been reviewed by County staff that is responsible for jurisdictional elements
of the GMP as part of the amendment process and County Staff has concluded that no Level of
Service will be adversely impacted with the commitments contained in the PUD Document.
18. Such other factors, standards, or criteria that the Board of County Commissioners
(BCC) shall deem important in the protection of the public health,safety,and welfare.
To be determined by the BCC during its advertised public hearing.
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NEIGHBORHOOD INFORMATION MEETING: co it
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The applicant's agents conducted a duly noticed NIM on August 2, 2016, at the New Hope
Ministries Event Center. Please see the attached NIM summary provided by the agent.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney Office reviewed the staff report for this petition on October 27,2016. i
RECOMMENDATION:
Zoning Services staff recommends that the Collier County Planning Commission forward
PETITION (PUDR) PL20150002519 to the Board of County Commissioners with a
recommendation of approval with the following conditions:
1. Remove internal buffer labels on the Master Plan.
2. Add a note referencing an Exhibit for Deviation#2 on the Master Plan. Provide an Exhibit to
the proposed PUD showing the buffer location/extent and buffer types.
3. Revise the Development Table to reflect Building A , referenced on the Master Plans, as
having a maximum of three(3) stories.
Attachments:
Attachment 1: PUD Ordinance
Attachment 2: Applicant's Backup Material
Attachment 3: GMP Consistency Review
Attachment 4: E-Mails
.'UDR-PL20150002510; New Hope Ministries Page 18 of 19
November 3,2016 CCPC
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DANIEL JAMES SMITH,AICP DATE I
PRINCIPAL PLANNER
ZONING DIVISION 1
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REVIEWED BY:
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RAYM D V.BELLOWS, ZONING MANAGER ` DATE
ZONIN DIVISION
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MIKE BOSI,AICP,DIRECTOR DATE
ZONING DIVISION
APPROVED BY:
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" JAMES `• NCH, DEPUTY DEPARTMENT HEAD DATE
GROWTH MANAGEMENT DEPARTMENT
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DAVID S. WILKISON, P.E. DEPARTMENT HEAD DATE
GROWTH MANAGEMENT DEPARTMENT
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Growth Management Department
Zoning Division
Comprehensive Planning Section
MEMORANDUM
To: Daniel Smith,AICP, Principal Planner
Zoning Division,Zoning Services Section
From: Sue Faulkner, Principal Planner
Zoning Division, Comprehensive Planning Section
Date: October 27, 2016
Subject: Future Land Use Element Consistency Review
PETITION NUMBER: PUDR-PL20150002519 -REV 4
.-. PETITION NAME: New Hope MPUD
REQUEST: The petitioner is requesting to rezone the ±39.89 acre site from the New Hope Ministries
Community Facility Planned Unit Development (CFPUD, Ordinance No. 08-07) to the New Hope
Mixed Use PUD (MPUD). This rezone will allow Community Facility (CF) uses to continue on the
eastern portion of the property (±19.96 acres), while providing multi-family residential uses on the
remaining ±19.93 acres at a density of up to 16 dwelling units per acre (DU/A) on Tract R (Residential),
permitting a maximum of 319 DUs to be developed. The maximum number of seats for a church will be
reduced with this PUD rezone (PUDR) from 4200 to 800, since CF uses will only be permitted on a
portion of the entire property with this rezone.
LOCATION: The subject site is located on the north side of Davis Boulevard, approximately 600 feet
east of the intersection of Santa Barbara Blvd. and Davis Blvd., in Section 4, Township 50 South, Range
26 East.
COMPREHENSIVE PLANNING COMMENTS: Approximately ±19.93 acres of the subject site
(westerly portion) are designated Urban, Urban Commercial District, and within the Mixed Use Activity
Center Subdistrict #6, as depicted on the Future Land Use Map (FLUM) and addressed in the Future
Land Use Element (FLUE) of the Collier County Growth Management Plan (GMP). The remaining
±19.96 acres of the subject site (easterly portion) are designated Urban, Urban Mixed Use District,
Urban Residential Subdistrict and within the residential density band for Mixed Use Activity Center#6.
Together the±39.89 acres subject site constitutes the entire New Hope Ministries MPUD.
Zoning Division a 2800 North Horseshoe Drive o Naples,FL 34104 a 239-252-2400 Page 1 of 5
Attachment 3
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In evaluating this petition's newly proposed residential uses (western portion of the subject site) for g
consistency with the Growth Management Plan, staff reviewed uses allowed in the Urban Designation, a
Urban Commercial District, and the Mixed Use Activity Center Subdistrict as depicted in the FLUE.
The text excerpts shown below are followed by [Staff comments in Bold].
"I. URBAN DESIGNATION
*******
Urban designated areas will accommodate the following uses:
a. Residential uses including single family, multi-family, duplex, and mobile home. The maximum
densities allowed are identified in the Districts, Subdistricts and Overlays that follow, except as allowed
by certain policies under Objective 5."
[This petition proposes to construct multi-family residential uses, which is consistent with uses
allowed in the Urban Designation.]
"C. Urban Commercial District
This District is intended to accommodate almost all new commercial zoning; a variety of residential
uses, including higher densities for properties not located within the Urban Coastal Fringe or Urban
Residential Fringe Subdistricts; and a variety of non-residential uses." [This petition proposes
providing multi-family residential use, which is consistent with uses allowed in the Urban
Commercial District.]
"1. Mixed Use Activity Center Subdistrict
*******
Allowable land uses in Mixed Use Activity Centers include the full array of commercial uses, residential
uses, institutional uses, hotel/motel uses at a maximum density of 26 units per acre, community
facilities, and other land uses as generally allowed in the Urban designation. The actual mix of the
various land uses shall be determined during the rezoning process based on consideration of the factors
listed below. Except as restricted below, under the provision for Master Planned Activity Centers, all
Mixed Use Activity Centers may be developed with any of the land uses allowed within this Subdistrict.
For residential-only development, if a project is located within the boundaries of a Mixed Use Activity
Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal Fringe Subdistrict,
up to 16 residential units per gross acre may be permitted. If such a project is located within the
boundaries of a Mixed Use Activity Center which is within the Urban Coastal Fringe Subdistrict, the
eligible density shall be limited to four dwelling units per acre, except as allowed by the density rating
system and the Bayshore/Gateway Triangle Redevelopment Overlay. If such a project is located within
the boundaries of a Mixed Use Activity Center which is within the Urban Residential Fringe Subdistrict,
eligible density shall be as allowed by that Subdistrict. For a residential-only project located partially
Zoning Division•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400 Page 2 of 5
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�` within and partially outside of an Activity Center, the density accumulated from the Activity Center
portion of the project may be distributed throughout the project. °'
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Mixed-use developments —whether consisting of residential units located above commercial uses, in an
attached building, or in a freestanding building—are allowed and encouraged within Mixed Use Activity
Centers. Density for such a project is calculated based upon the gross project acreage within the Activity
Center. If such a project is located within the boundaries of a Mixed Use Activity Center which is not
within the Urban Residential Fringe Subdistrict and is not within the Coastal High Hazard Area, the
eligible density is sixteen dwelling units per acre."
[Relative to this petition, the Mixed Use Activity Center Subdistrict, when it is not within the
Urban Residential Fringe Subdistrict or Urban Coastal Fringe Subdistrict, allows up to 16
residential units per gross acre (DU/A). The ±19.93 acres proposed for residential-only uses are
entirely located within the Mixed Use Activity Center Subdistrict#6 and are not within either the
Urban Residential Fringe Subdistrict or the Coastal High Hazard Area, and therefore are eligible
for up to a maximum of 16.0 DU/A. This petition proposes residential uses at a density of 16.0
DU/A(19.93 acres x 16 DU/A=318.88 —* 319 DUs).]
Since the Community Facility uses (church and related uses) and intensity were previously
reviewed by staff and approved by the Collier County Board of County Commissioners via
Ordinance 08-07, the CF portion (±19.96 acre site) is deemed consistent with the FLUE of the P'
Growth Management Plan (the Urban designation lists "churches" as an allowed use).
In reviewing for compliance with Policy 5.4 (shown in italics) of the Future Land Use Element (FLUE)
for the purpose of promoting sound planning, protecting environmentally sensitive lands and habitat for
listed species while protecting private property rights, ensuring compatibility of land uses staff provides
the following analysis in bold text.
FLUE Policy 5.4: New developments shall be compatible with, and complementary to, the surrounding
land uses, as set forthh in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and
effective October 18, 2004, as amended). [Comprehensive Planning staff leaves this determination
to Zoning staff as part of their review of the petition. However, staff would note that in reviewing
the appropriateness of the requested uses on the subject site, the compatibility analysis might
include a review of both the subject proposal and surrounding or nearby properties as to allowed
use intensities, development standards (building setbacks, landscape buffers, etc.), building mass,
building location, traffic generation/attraction, etc.), as well as the information provided in the
Mixed Use Activity Center Subdistrict section of this review.]
In reviewing for compliance with Objective 7 and related Policies (shown in italics) of the Future Land
Use Element (FLUE) regarding Smart Growth principles (interconnections, loop road, sidewalks/trails,
etc.), staff provides the following analysis in bold text.
FLUE Policy 7.1: The County shall encourage developers and property owners to connect their
properties to fronting collector and arterial roads, except where no such connection can be made
without violating intersection spacing requirements of the Land Development Code. [Exhibit C,
MPUD Master Concept Plan, depicts an existing access point onto Davis Blvd. (SR 84) — a
Zoning Division•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400 Page 3 of 5
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principal arterial road as identified in the Transportation Element. It is staff's understanding g
that there is a partially constructed roadway (built by New Hope Ministries) that will connect this a-
property with a future access point on Santa Barbara Blvd., with the east-west road traversing
along the northern boundary of New Hope Ministries and the future commercial site to the west of
the subject property. (Comment as provided in Consistency Review I and 2)]
FLUE Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help
reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic
signals. [There are parking lot/drive aisles depicted on Exhibit C in the MPUD Master Concept
Plan that will help vehicles to circulate safely throughout the subject site. The vehicular
connection between the residential tract and the Community Facility tract will help to reduce
congestion on the nearby arterial road (Davis Blvd.), by allowing vehicles to travel between the
two tracts without the necessity of exiting onto Davis Blvd. and then re-entering the other tract
from Davis Blvd. (Comment as provided in Consistency Review 1 and 2)]
FLUE Policy 7.3: All new and existing developments shall be encouraged to connect their local streets
and/or their interconnection points with adjoining neighborhoods or other developments regardless of
land use type. The interconnection of local streets between developments is also addressed in Policy 9.3
of the Transportation Element. [The applicant's Exhibit C, MPUD Master Concept Plan shows two
vehicular interconnections between the residential tract and the existing community facility tract.
Exhibit C also depicts an interconnection with the future commercial site abutting the western
boundary of the subject site. (Comment as provided in Consistency Review 1 and 2)]
FLUE Policy 7.4: The County shall encourage new developments to provide walkable communities with
a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [The
petitioner is asking for an LDC deviation to construct a 5-foot sidewalk on one side only of the
parking lot/drive aisles throughout the residential tract. The applicant included a response to
staff comments with this 3`d submittal stating, "Rather than placing an additional 5-foot sidewalk
around the perimeter of the site which may not provide much functionality, the applicant has
included a sidewalk around the proposed lake with connections provided to the amenity center as
well as the sidewalks that are in front of each building. This approach would seem to provide
greater functionality versus a perimeter sidewalk or a 10-foot wide sidewalk on one side of the
internal driveway and parking areas. The deviation and justification has been amended to reflect
this change."
With this submittal, the petitioner shows a 5-foot sidewalk around the water management lake.
Often this type of "recreational facility" is 10-feet or wider to accommodate multiple users
simultaneously. Transportation Planning Staff has no objection to the clarification to allow the 5-
foot sidewalk as shown on the Conceptual Master plan. Transportation Planning Staff has no
objection to the deviation to allow the 5-foot sidewalk as shown on the Conceptual Master Plan.
There are two pedestrian interconnections shown on Exhibit `C,' the Master Concept Plan. One
extends to the southwest corner of the subject site towards Davis Blvd. on the western boundary,
connecting to the adjoining commercial site. The second interconnection is a 5-foot sidewalk
labeled along the south and west sides of the road that runs along the northern boundary and
down the eastern edge of the residential portion of the site. The sidewalk along the northern
Zoning Division•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400 Page 4 of 5
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boundary will interconnect the New Hope MPUD to the commercial property to the west and a
follow the future road that will connect out to Santa Barbara Blvd.
Only one type of dwelling unit is being proposed,multi-family. No deviation was requested for the
LDC required open spaces. The New Hope Community Facility tract has an existing multi-
purpose building that can accommodate civic facilities.]
CONCLUSION
This rezone petition may be deemed consistent with the Future Land Use Element of the Growth
Management Plan.
cc: Michael Bosi,AICP, Director,Zoning Division
David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning
Section
Raymond V. Bellows,Manager,Zoning Division, Zoning Services Section
PUDR-PL2015-2519 New Hope Ministries R4.docx
Zoning Division•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400 Page 5 of 5
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0-From: Amy Gant[membership@nhgcc.com] a #
Sent: Wednesday,August 24, 2016 1:33 PM ;0
To: SmithDaniel a
Cc: Amy Gant ti
Subject: New Hope Ministries Property Proposed MPUD Rezone
Dear Dan Smith,
I am the President of Naples Heritage Golf and Country Club which is located in close
F
proximity to the subject rezone (just east on Davis Blvd). Following the Neighborhood
Information Meeting on August 2, 2016, we wish to express several concerns and offer
several recommendations:
- Very few projects have been approved in Collier County at the maximum allowable density
of 16 units per acre, and certainly none in this area. The density for existing residential
development in this area is much lower, generally not exceeding 6 units per acre. We feel
that 319 dwelling units is a very high density on the 20 acre residential tract. 11
- Additionally, the project is designed to share a single access with the church. This will
generate a substantial amount of traffic impacting this single point of ingress and egress.
A second point of ingress and egress is planned through a future adjacent commercial
development to the north, but there are no plans for development of that parcel at this I
time. We would recommend that the project be limited to no more than 160 units. Or, if it
is approved for more than 160 units, that it be limited to 160 units until such time as the
second point of ingress and egress is operational.
- The developer's consultant indicated that this would be a very upscale market rate rental
complex. However, there were very limited plans and detail available. The minimum unit
sizes allowed are efficiencies of 450 square feet, one bedroom of 650 square feet and two
bedroom of 800 square feet. We recommend that, similar to several recently approved
market rate rental projects, the minimum unit sizes be as follows:
> No efficiency units
> One Bedroom: 800 square feet
> Two Bedroom: 1,000 square feet
> Three Bedroom: 1,200 square feet
- The project should commit to the following amenities: a resort style swimming
pool, a clubhouse with fitness center, a tot lot/playground, a gated entry,
on-site property management and an architectural design concrete wall along
Santa Barbara and Davis Boulevards, with landscaping along the right-of-way
side of the wall. '.
- The consultant indicated that the building height was requested at 4 stories and
50 feet. Development in this area is limited to 3 stories. We would recommend
limiting the height to 3 stories and 40 feet, at least where the buildings will be close to
Santa Barbara and Davis Boulevards.
Attachment
file://bcc.collier 4
g ices/Current/Daniel... 10/27/2016
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- The developer is (Goldberg Companies, Inc.), website contains a disclaimer stating that
they cannot guarantee that no one with a criminal record lives in the proposed
development because they depend on the person filling out the application and another
company to check this. This does not support the representation that the property will be
upscale and operated in a first class fashion.
Thank you for the work you do on behalf of the citizens of Collier County and for considering
our concerns and recommendations. If you have any questions I can be reached at 239-417-
2555.
Sincerely,
David Beiser, President
Naples Heritage Golf& Country Club
Awad 4.0-444-
Administrative Assistant
Naples Heritage Golf&Country Club
mbrshipPnhgcc.com
(239)417-2555 Office
(239)417-1717 Fax
Ai}nu BON it
FOMIDAC.aN11.11AI ES MTk..R.STIO I.I.
OF Ix 'F;.i,LCA= t iidr +:saemcS.rma
Mission Statement
"Naples Heritage Golf& Country Club is a casually elegant golf club with a commitment to provide
friendly and sincere personal service driven by a well trained and quality oriented staff with hands on
management working as a team to meet and exceed our members and guests expectations"
file://bcc.colliergov.netldata!GMD-LDS/CDES%20Planning%20S ervices/Current/Daniel... 10/27/2016
17.C.5
ORDINANCE NO. 16-
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA
AMENDING ORDINANCE NUMBER 2004-41, AS
AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, BY AMENDING THE APPROPRIATE ZONING
ATLAS MAP OR MAPS BY CHANGING THE ZONING
CLASSIFICATION OF THE HEREIN DESCRIBED REAL
PROPERTY FROM A COMMUNITY FACILITY PLANNED y
UNIT DEVELOPMENT KNOWN AS NEW HOPE
MINISTRIES CFPUD ZONING DISTRICT TO A MIXED
USE PLANNED UNIT DEVELOPMENT (MPUD) ZONING
DISTRICT FOR THE PROJECT TO BE KNOWN AS THE c
NEW HOPE MPUD, TO ALLOW AN 800 SEAT CHURCH =
AND CONSTRUCTION OF A MAXIMUM OF 319 MULTI-
FAMILY DWELLING UNITS ON 39.89 +/- ACRES; BY Z
PROVIDING FOR REPEAL OF ORDINANCE NUMBER 08- M
07, THE NEW HOPE MINISTRIES CFPUD; AND BY N .
PROVIDING AN EFFECTIVE DATE. THE SUBJECT
PROPERTY IS LOCATED ON THE NORTH SIDE OF
DAVIS BOULEVARD EAST OF SANTA BARBARA
BOULEVARD IN SECTION 4, TOWNSHIP 50 SOUTH,
RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
(PETITION NO. PUDR-PL20150002519)
0
WHEREAS, Tim Hancock, AICP of Stantec, representing New Hope Ministries, Inc.,
petitioned the Board of County Commissioners to change the zoning classification of the herein
•described real property. B
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 4,
Township 50 South, Range 26 East, Collier County, Florida, is changed from a Community
[16-CPS-01534]92
New Hope Ministries Inc-PUDR-PL20150002519 Page 1 of 2
11/16/16
Packet Pg. 2691
17C.5
Facility Planned Unit Development Zoning District to a Mixed Use Planned Unit Development
,--� (MPUD) Zoning District for the 39.89+/- acre project to be known as the New Hope MPUD, to
allow an 800 seat church and construction of a maximum of 319 multi-family dwelling units in
accordance with Exhibits A through G attached hereto and incorporated by reference herein.
The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as
amended, the Collier County Land Development Code, is/are hereby amended accordingly.
SECTION TWO:
Ordinance No. 08-07,the New Hope Ministries CFPUD is hereby repealed in its entirety.
ci
_
SECTION THREE:
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County c
Commissioners of Collier County, Florida, this day of , 2016.
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ATTEST: BOARD OF COUNTY COMMISSIONERS Csi
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA tO
By: By:
, Deputy Clerk DONNA FIALA, Chairman c
Approved as to form and legality: 0
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E
I IEIDI ASIITON-CICKO
Managing Assistant County Attorney
Exhibit A: Permitted Uses
Exhibit B: Development Standards
Exhibit C: Master Plan
Exhibit D: Legal Description
Exhibit E: Requested Deviations from LDC
Exhibit F: Developer Commitments
Exhibit G: Buffer Exhibit
[16-CPS-01534]92
New Hope Ministries Inc-PUDR-PL.20150002519 Page 2 of 2
I1/16/I6
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17.C.5
EXHIBIT A
FOR
NEW HOPE MPUD
PERMITTED USES
The New Hope MPUD totals approximately 39.89± acres of property and is planned
as a Mixed Use Planned Unit Development (MPUD), consisting of both residential
and community facility land uses.The project is divided into two tracts. The
westerly 19.93 acres lies entirely within the Mixed Use Activity Center. The easterly
tract is comprised of approximately 19.96 acres, lies within the Urban Mixed-Use
District and is currently developed with an existing sanctuary and associated c
parking and accessory uses. Each tract will be developed in accordance with
to-
the development standards outlined below:
COMMUNITY FACILITY (CF) a
The CF tract is ±19.96 acres and permits church facilities, including a sanctuary, and a,
accessory uses typically permitted in association with a church.
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No building, structure, or part thereof, shall be erected, altered or used, or land uses in Co)
whole or part, for other than the following:
A. Permitted Principal Uses and Structures:
1 . Churches and houses of worship, not to exceed 800 seats.
2. Any other use deemed comparable in nature by the Board of Zoning
Appeals. o
B. Permitted Accessory Uses and Structures:
3. Customary accessory uses and structures including child and adult day
care facilities and administrative offices, related to the church use.
4. Recreational uses and facilities including but not limited to swimming
pools, tennis courts, volleyball courts, athletic fields, tot lots, boat docks,
walking paths, picnic areas, recreation buildings, special event areas, and
basketball/shuffle board courts.
5. In conjunction with the church, a bookstore, educational classes,
recording studio, printing shop, counseling center, and church bus/van
parking area (all such uses shall be related to and incidental to the
church).
6. Gatehouse.
7. Essential services, including interim and permanent utility and maintenance
facilities.
8. Water management facilities.
1.
November 16, 2016
Packet Pg. 2693
17C.5
II
�-. 9. Any other accessory use deemed comparable by the process outlined in
the LDC.
RESIDENTIAL (R)
The Residential tract is ±19.93 acres in size and permits a maximum of 304 residential units.
The Master Concept Plan has been designed to meet or exceed the minimum LDC
standards for building setbacks, perimeter landscape buffers and building heights typically
associated with land use categories of this density.
i
Residential development will be designed to accommodate a full range of multi-family
dwelling types, compatible recreational facilities, essential services and customary
accessory uses typical of multi-family development.
c
Residential Amenities -the following amenities shall be provided in association with any a
residential development, no later than the issuance of the certificate of occupancy for y
the 60th unit: E
1. Resort-style swimming pool e
2. Clubhouse =
3. Fitness center Z
4. Tot-lot or playground ••
5. Dog walk area M
^`, 6. Gated entry N
7. On-site property management if developed as a rental community
8. Fence, wall or hedge along Davis Blvd. in accordance with the MCP
Residential Construction shall include the following: 0
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c
1. Concrete Masonry Unit construction and stucco, or approved equivalent c
2. Cement or slate tile roof or approved equivalent o
3. Minimum 9-foot ceiling heights for all units ••
4. Concrete pavers at entrance/exit c
No building, structure, or part thereof, shall be erected, altered or land used, in whole or in
w I
part, for other than the following: I
A. Principal Uses
1. Multi-Family Dwellings
2. On-site sales or leasing office
3. Model Units
4. Any other principal use which is comparable in nature with the foregoing list
of permitted principal uses, as determined by the Board of Zoning Appeals
(BZA) or Hearing Examiner by the process outlined in the LDC.
B. Temporary Uses
2 I
November 16, 2016
Packet Pg: 2694
17.C.5
1. Construction administrative offices for the developer and authorized
contractors and consultants, including temporary access ways and parking
areas, internal to the site during construction.
C. Accessory Uses and Structures
1. Accessory uses and structures customarily associated with principal uses
permitted in this District, including neighborhood community recreational
facilities and property management and maintenance structures to serve
the residents and guests of the proposed development.
2. Garages and carports.
3. Administration facilities to serve the residents and guests of the proposed
development. c
4. Swimming Pools, Tennis courts and other similar recreational facilities and v;
buildings to serve residents and their guests.
5. Guardhouses, Gates and Gatehouses
6. Any other accessory use which is comparable in nature with the foregoing
list of permitted accessory uses, as determined by the Board of Zoning a
Appeals (BZA) or Hearing Examiner by the process outlined in the LDC. _
z
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PRESERVE (P) CV
.-�'
The purpose of this Section is to identify specific development for the Preserve
Areas as generally shown on Exhibit 'C', MPUD Master Plan. A minimum of 5.67
acres of Native Vegetation Area is required. This PUD is providing 5.73 acres of
preserve.
No building, structure or part thereof, shall be erected, altered or used, or land o`
used, in whole or part, for other than the following subject to permitting:
A. Principal Use:
1. Preserve
B. Accessory Uses and Structures
1 . Passive recreational areas, in accordance with the LDC.
2. Non-paved biking, hiking, and nature trails, and boardwalks, in
accordance with the LDC.
3. Water management structures required by permitting agencies.
4. Preserves may be supplemented with native plant materials to meet
buffer requirements. Supplemental plantings within preserves shall be
in accordance with LDC section 3.05.07.
3
November 16, 2016
Packet Pg.2695
17.C.5
EXHIBIT B
FOR
NEW HOPE MPUD
DEVELOPMENT STANDARDS
Table I sets forth the development standards for land uses within the New Hope Ministries,
Community Facilities (CF) Tract. Front yard setbacks in Table I shall be measured as
follows:
1. If the parcel is served by a public or private right-of-way, the setback
is measured from the adjacent right-of-way line.
2. If the parcel is served by an internal access way, the setback is =
measured from the back of curb or edge of pavement. If the parcel is
served by a platted private drive, the setback is measured from the
road easement or property line.
TABLE I
COMMUNITY FACILITY DEVELOPMENT STANDARDS
c)
Requirements Principal Use Accessory Use
Minimum Lot Area 1 0,000 N/A
square feet
Minimum Lot Width 80 feet N/A CD
Maximum Height 3 stories not to 35 feet
(Zoned) exceed
48 feet
Maximum Height 3 stories not to 47 feet
�a
(Actual) exceed o
60 feet »�
Minimum Building
Setbacks
Front yard 25 feet 25 feet
Side yard 15 feet 10 feet
Rear yard 15 feet 10 feet
MPUD Boundary 25 feet 10 feet2
Lake' 20 feet 20 feet
Preserve 25 feet 10 feet
Distance between 15 feet 10 feet
structures
1Lakesetbacks are measured from the control elevation established forthe lake.
225feetwhere abutting residentially developed orzoned properties
4
November 16, 2016
Packet Pg.2696
17.C.5
Landscaping and Buffering Requirements:
1 . If landscape buffers are determined to be necessary adjacent to
preserve areas, they shall be separate from those preserve areas.
Table II sets forth the development standards for land uses within the New Hope
Ministries CFPUD, Residential (R) Tract.
TABLE II
RESIDENTIAL DEVELOPMENT STANDARDS
Requirements Principal Use Accessory Use
Minimum Lot Area 43,560 sq. ft. 10,000 sq. ft.
Minimum Lot Width 150 feet 50 feet
Maximum Height ._
Zoned: 50 feet2 25 feet
Actual: 62 feet2 32 feet
Minimum Distance
between buildings 35 feet 0 feet or 10 feet
N
Minimum Floor Area �,--�
One Bedroom Unit 750 sq. ft. NA fD
Two Bedroom Unit 900 sq. ft. co
Three Bedroom Unit 1,100 sq. ft.
Minimum Building c
Setbacks
1
Front Yard a c 0
Side Yard b c
Rear a c E
From Davis Blvd a a
Preserve 25 feet 10 feet
Lake Maintenance or
Landscape Buffer Tract
or Easement' 20 feet 0 feet
a = 50% of the building height, not less than 30 feet
b = 50% of the building height, not less than 15 feet
c = 50% of the building height, not less than 10 feet
' Lake Maintenance Easements and LBE's are to be separately platted or
designated tracts.
2 Building A as shown on the MCP is limited to 3 stories.
5
November 16, 2016
Packet Pg.2697
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17.C.5
EXHIBIT D
FOR
NEW HOPE MPUD
LEGAL DESCRIPTION
THE EAST 1/2 OF THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 4, TOWNSHIP 50
SOUTH, RANGE 26 EAST, AND THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE SOUTHWEST
1/4 OF SECTION 4, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA,
LESS THE SOUTH 75', CONTAINING APPROXIMATELY 39.89 ACRES, MORE OR LESS.
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November 16, 2016
Packet Pg. 2700
17.C.5
EXHIBIT E
FOR
NEW HOPE MPUD
LIST OF DEVIATIONS
1 . Deviation 1 requests relief from Section 6.06.02.A.4.a of the Land Development
Code, which requires a 5 foot sidewalk to be constructed on both sides of the
internal Drives; to allow a sidewalk to be constructed in substantial compliance
with the sidewalk locations shown on the Master Concept Plan, providing
pedestrian interconnections to the adjacent commercially zoned property as
shown.
2. Deviation 2 requests relief from Section 4.06.02.0 of the Land Development
Code which requires a 15 foot wide Type B buffer and a 10 foot wide Type A
buffer between the proposed residential use and the existing Community
Facility use (Church), to allow for the required 10' Type A buffer adjacent to the
drive aisle lying west of the existing Multi-Purpose Building to be located within
an easement on the Residential Tract as shown on Exhibit G.
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November 16, 2016
Packet Pg.2701
17.C.5
EXHIBIT F
FOR
NEW HOPE MPUD
LIST OF DEVELOPER COMMITMENTS
All facilities shall be constructed in strict accordance with approved SDPs, and all
applicable State and local laws, codes, and regulations applicable to this MPUD, in
effect at the time of plat, SDP approval or building permit application as the case
may be. Except where specifically noted or stated otherwise, the standards and
specifications of the official County LDC shall apply to this project even if the land
within the MPUD is not to be platted.
PUD MASTER PLAN
A. Exhibit "C", MPUD Master Plan illustrates the proposed development and is
conceptual in nature. Proposed area, lot or land use boundaries shall not be
construed to be final and may be varied at any subsequent approval phase such
as final platting or SOP approval.
N
SCHEDULE OF DEVELOPMENT/MONITORING REPORT M
N
A. An SDP shall be submitted per County regulations in effect at time of site plan
submittal. The project may be constructed in several additional phases.
WATER MANAGEMENT a)
c
ca
A. The Stormwater Management System shall show full water quality pre-treatment
volume before the stormwater reaches an elevation that would have the lake p`
overflow its banks and then backflow into the natural ground areas (preserve).
a)
B. The Preserve Management Plan shall include provisions for annual monitoring to
determine potential impacts of stormwater on the preserve's vegetation. The
property owner will be required to replace vegetation adversely impacted by the
stormwater with vegetation that will be suitable to the future conditions.
TRAFFIC
A. Access points shown on the CFPUD Master Plan shall be considered to be
conceptual. The number of access points constructed may be less than the
number depicted on the Master Plan; however, no additional access points shall
be considered unless a PUD amendment is approved.
B. During periods of church worship or special events generating attendance that
would equal the church worship attendance, the church must secure traffic
control assistance from either the Florida Highway Patrol or the Collier County
9
November 16, 2016
Packet Pg. 2702
17.C.5
Sheriff's Office subject to the availability of a Sheriff Deputy or Highway Patrol
Officer for that purpose.
PLANNING
A. If during the course of site clearing, excavation or other construction activity an
historical or archaeological artifact is found, all development within the minimum
area necessary to protect the discovery shall be immediately stopped and the
Collier County Code Enforcement Department contacted.
B. Non-compatible uses. It is recognized that there are uses and accessory uses
which, because of their very nature, have characteristics that do not meet the
compatibility criteria of this ordinance and thus adversely impact adjacent areas.
Special regulation of these uses is necessary to ensure that these adverse impacts
will not contribute to the blighting and downgrading of the surrounding tic
neighborhood.
N
Within 15 days from submittal of any SDP for church or church related uses, it shall
be within the discretion of the County Manager or designee to refuse approval of a
such SDP if it includes a use that, in the professional judgment of the County =
Manager or designee, is not compatible with and has a potential to cause a
deleterious effect upon an adjacent neighborhood.
N
Notice of such refusal shall be promptly mailed to the applicant for the SDP. N
Applicant and staff will meet at their earliest convenience to discuss and attempt
to amicably resolve the compatibility issues, which can include, but is not limit to,
moving the questioned use to another location within the development.
Should the parties be unable to reach an amicable solution, the matter will be c
promptly referred to the Collier County Planning Commission. At a publicly
noticed hearing, the Planning Commission will review the proposed use, make a -172
finding as to (1) whether the proposed use was intended for this site, as set forth in o
the zoning ordinance, and (2) whether such use can be made compatible with
eh adjoining neighborhood through the imposition of certain conditions or E
restrictions, including but not limited to locating the use to another location within
the development, buffering, limiting hours of operation, requiring a vestibule,
walls, and relocating dumpsters.
Should either the County or the applicant be unwilling to abide with the findings
and recommendations of the Planning Commission, the matter will then be
forwarded to the Board of County Commissioners for a public hearing, to be
conducted in the same manner as LDC section 10.08.00 except that notice
purposes 10 days prior notice by publication will be sufficient.
C. At the time of Site Development Plan Application for the Residential portion of
the site, the developer will make all reasonable efforts to coordinate with Collier
County Public Schools to provide a pedestrian interconnection to Calusa Park
Elementary School from the project site.
10
November 16, 2016
Packet Pg.2703
17.C.5
ENVIRONMENTAL
A. The Preserve Management Plan shall include provisions for annual monitoring to
determine potential impacts of stormwater on the preserve's vegetation. The
property owner will be required to replace vegetation adversely impacted by
the stormwater with vegetation that will be suitable to the future conditions.
B. The minimum preserve area required by the Land Development Code is 5.67
Acres. A minimum preserve area 5.73 Acres will be provided.
MONITORING REPORT
New Hope Ministries, Inc. (hereinafter the Managing Entity) shall be responsible for PUD
monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying
all PUD commitments until close-out of the PUD. At the time of this PUD approval, the
Managing Entity is New Hope Ministries, Inc.
Should the Managing Entity desire to transfer the monitoring and commitments to a a
successor entity, then it must provide a copy of a legally binding document that needs to °
be approved for legal sufficiency by the County Attorney. After such approval, the
Managing Entity will be released of its obligations upon written approval of the transfer by z
County staff, and the successor entity shall become the Managing Entity. M
^` M
As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to
County that includes an acknowledgement of the commitments required by the PUD by
the new owner and the new owner's agreement to comply with the Commitments
through the Managing Entity, but the Managing Entity shall not be relieved of its
responsibility under this Section. When the PUD is closed-out, then the Managing Entity is
no longer responsible for the monitoring and fulfillment of PUD commitments.
L
0
MISCELANEOUS
as
A. Issuance of a development permit by a county does not in any way create any "
rights on the part of the applicant to obtain a permit from a state or federal
agency and does not create any liability on the part of the county for issuance of
the permit if the applicant fails to obtain requisite approvals or fulfill the obligations
imposed by a state or federal agency or undertakes actions that result in a
violation of state or federal law.
B. All other applicable state or federal permits must be obtained before
commencement of the development.
11
November 16, 2016
Packet Pg.2704
17.C.5
EXHIBIT G � 4°"
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17.C.6
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NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER AN ORDINANCE
Notice is hereby given that on Tuesday, December 13,2016, in
the Board of County Commissioners Meeting Room,Third Floor,
Collier Government Center,3299 Tamiami Trail East,Naples FL.,
the Board of County Commissioners (BCC) will consider the
enactment of a County Ordinance. The meeting will commence
at 9:00 A.M.The title of the proposed Ordinance is as follows:
The purpose of the hearing is to consider:
ANORDINANCEOFTHEBOARDOFCOUNTYCOMMISSIONERS
OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE ,ci
.--
NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY C
LAND DEVELOPMENT CODE, WHICH ESTABLISHED
THE COMPREHENSIVE ZONING REGULATIONS FOR THE ui
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, d
BY AMENDING THE APPROPRIATE ZONING ATLAS MAP 'C
OR MAPS BY CHANGING THE ZONING CLASSIFICATION ;
OF THE HEREIN DESCRIBED REAL PROPERTY FROM A ._
COMMUNITY FACILITY PLANNED UNIT DEVELOPMENT n,
KNOWN AS NEW HOPE MINISTRIES CFPUD ZONING a
DISTRICT TO A MIXED USE PLANNED UNIT DEVELOPMENT C.
(MPUD) ZONING DISTRICT FOR THE PROJECT TO BE p
KNOWN AS THE NEW HOPE MPUD,TO ALLOW AN 800 SEAT ri,a 2
CHURCH, AND CONSTRUCTION OF A MAXIMUM OF 319
MULIT-FAMILY DWELLING UNITS ON 39.89 +/-ACRES; BY `,° y
PROVIDING FOR REPEAL OF ORDINANCE NUMBER 08-07, d Z
THE NEW HOPE MINISTRIES CFPUD;AND BY PROVIDING _ ..
AN EFFECTIVE DATE.THE SUBJECT PROPERTY IS LOCATED z N
ON THE NORTH SIDE OF DAVIS BOULEVARD EAST OF O re,
SANTA BARBARA BOULEVARD IN SECTION 4,TOWNSHIP m v
50 SOUTH, RANGE 26 EAST,COLLIER COUNTY, FLORIDA. 3
/....4k [PDDR-PL20150002519) M
A copy of the proposed Ordinance is on file with the Clerk to the w c
Board and is available for inspection. All interested parties are
invited to attend and be heard. o C
NOTE: All persons wishing to speak on any agenda item must Z as
register with the County manager prior to presentation of su C
the agenda item to be addressed. Individual speakers will beea cac
limited to 3 minutes on any item. The selection of any individual m Q
to speak on behalf of an organization or group is encouraged. a ,
If recognized by the Chairman, a spokesperson for a group or a
organization may be allotted 10 minutes to speak on an item. ,' co
Persons wishing to have written or graphic materials included in m
the Board agenda packets must submit said material a minimumirn
of 3 weeks prior to the respective public hearing. to any case. d
written materials intended to be considered by the Board shall
be submitted to the appropriate County staff a minimum of '"'
seven days prior to the public hearing. All materials used in 0
presentations before the Board will become a permanent part
of the record. t
0
Any person who decides to appeal any decision of the Board ea
will need a record of the proceedings pertaining thereto and Q
therefore, may need to ensure that a verbatim record of the
proceedings is made,which record includes the testimony and
evidence upon which the appeal is based.
If you area person witha disability who needs any accommodation
in order to participate in this proceeding, you are entitled, at
no cost to you,to the provision of certain assistance. Please
contact the Collier County Facilities Management Division,
located at 3335 Tamiami Trail East.Suite 101,Naples,FL 34112.-
5356.
4112-5356. (239) 252-8380,at least two days prior to the meeting.
Assisted listening devices for the hearinc impaired are available
in the Board of County Commissioners Offfice,
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY,FLORIDA
CHAIRMAN DONNA FIALA
"—es, DWIGHT E.BROCK,CLERK
By: Martha Vergara,Deputy Clerk
(SEAL)
November 23,2016 No.1365162
Packet Pg. 2706
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Application for a Public Hearing for PUD Rezone, Amendment to PUD or
PUD to PUD Rezone
PETITION NO
PROJECT NAME
DATE PROCESSED
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative
Code
PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
Name of Applicant(s): ___________________________________________________________
Address: _____________________________ City: ___________ State: ________ ZIP: _______
Telephone: ___________________ Cell: ____________________ Fax: ____________________
E-Mail Address: ________________________________________________________________
Name of Agent: ________________________________________________________________
Firm: _________________________________________________________________________
Address: _____________________________ City: ___________ State: ________ ZIP: _______
Telephone: __________________ Cell: _____________________ Fax: ____________________
E-Mail Address: ________________________________________________________________
Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that
you are in compliance with these regulations.
To be completed by staff
4/15/2015 Page 1 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
DISCLOSURE OF INTEREST INFORMATION
Please complete the following information, if space is inadequate use additional sheets and attach
to the completed application packet.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the percentage
of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
4/15/2015 Page 2 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract:
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: _________________
h. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the responsibility
of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
4/15/2015 Page 3 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
REZONE REQUEST
This application is requesting a rezone from: _________________________ Zoning district(s) to
the ________________________________ zoning district(s).
Present Use of the Property: _________________________________________________________
Proposed Use (or range of uses) of the property: _________________________________________
Original PUD Name: ________________________________________________________________
Ordinance No.: ____________________________________________________________________
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the
property covered by the application:
• If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
• The applicant shall submit 4 copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale), if required to do so at the pre-application meeting; and
• The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be
required.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________
Address/ General Location of Subject Property: __________________________________________
__________________________________________________________________________________
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Residential Community Facilities Industrial
Mixed Use Other: ________________
4/15/2015 Page 4 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Metes & Bounds Description: _________________________________________________________
ASSOCIATIONS
Complete the following for all registered Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
4/15/2015 Page 5 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate
to arrangements or provisions to be made for the continuing operation and maintenance of
such areas and facilities that are not to be provided or maintained at public expense. Findings
and recommendations of this type shall be made only after consultation with the county
attorney.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that Sub-district, policy or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the
request is affected by existing deed restrictions.
4/15/2015 Page 6 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
__________________________________________________________________________________
__________________________________________________________________________________
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Yes No if so please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E.
of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a
written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B.
of the Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments
or Notice of Developer Commitments that contains the legal description of the property that is the subject of
the land use petition and contains each and every commitment of the owner or developer specified in the
Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the
recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided
to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said
Memorandum or Notice.
LDC subsection 10.02.08 D
This application will be considered “open” when the determination of “sufficiency” has been
made and the application is assigned a petition processing number. The application will be
considered “closed” when the petitioner withdraws the application through written notice or
ceases to supply necessary information to continue processing or otherwise actively pursue the
rezoning, amendment or change, for a period of 6 months. An application deemed “closed” will
not receive further processing and an application “closed” through inactivity shall be deemed
withdrawn. An application deemed “closed” may be re-opened by submission of a new
application, repayment of all application fees and the grant of a determination of “sufficiency”.
Further review of the request will be subject to the then current code.
4/15/2015 Page 7 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Pre-Application Meeting and Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G. 1 of the Administrative Code
Amendment to PUD- Ch. 3 G. 2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code
The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with the
application packet. Please provide the submittal items in the exact order listed below, with cover sheets
attached to each section. Incomplete submittals will not be accepted.
REQUIREMENTS # OF
COPIES REQUIRED NOT
REQUIRED
Cover Letter with Narrative Statement including a detailed description of
why amendment is necessary
Completed Application with required attachments
Pre-application meeting notes
Affidavit of Authorization, signed and notarized 2
Notarized and completed Covenant of Unified Control 2
Completed Addressing Checklist 2
Warranty Deed(s) 3
List Identifying Owner and all parties of corporation 2
Signed and sealed Boundary Survey 4
Architectural Rendering of proposed structures 4
Current Aerial Photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend included
on aerial.
5
Statement of Utility Provisions 4
Environmental Data Requirements pursuant to LDC section 3.08.00 4
Environmental Data Requirements collated into a single Environmental
Impact Statement (EIS) packet at time of public hearings. Coordinate with
project planner at time of public hearings.
Listed or Protected Species survey, less than 12 months old. Include
copies of previous surveys. 4
Traffic Impact Study 7
Historical Survey 4
School Impact Analysis Application, if applicable 2
Electronic copy of all required documents 2
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy
Original PUD document/ordinance, and Master Plan 24” x 36” – Only if
Amending the PUD
Checklist continued onto next page…
4/15/2015 Page 11 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised PUD document with changes crossed thru & underlined
Copy of Official Interpretation and/or Zoning Verification 1
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement
+The following exhibits are to be completed on a separate document and attached to the application packet:
Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code
Exhibit D: Legal Description
Exhibit E: List of Requested LDC Deviations and justification for each
Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at
239-690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.”
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components): Amy
Lockheart Conservancy of SWFL: Nichole Ryan
Utilities Engineering: Kris VanLengen Parks and Recreation: Vicky Ahmad
Emergency Management: Dan Summers Immokalee Water/Sewer District:
City of Naples: Robin Singer, Planning Director Other:
FEE REQUIREMENTS
Pre-Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre
Comprehensive Planning Consistency Review: $2,250.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
Transportation Review Fees:
o Methodology Review: $500.00, to be paid directly to Transportation at the
Methodology Meeting*
*Additional fees to be determined at Methodology Meeting.
o Minor Study Review: $750.00
o Major Study Review $1,500.00
Legal Advertising Fees:
o CCPC: $925.00
o BCC: $500.00
School Concurrency Fee, if applicable:
4/15/2015 Page 12 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
o Mitigation Fees, if application, to be determined by the School District in
coordination with the County
*Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
All checks may be made payable to: Board of County Commissioners
4/15/2015 Page 13 of 16
REQUEST NARRATIVE AND GMP CONSISTENCY
This rezone petition proposes to rezone an existing ± 39.89 acre property (herein after referred to
as the “Property”) from Community Facility PUD (CFPUD, Ordinance 08-07) to Mixed Use PUD to
allow for the continuation of CF uses on the eastern portion of the property while provided for
multi-family residential uses at a density of up to 16 units per acre on the westerly portion of the
property. Tract R (Residential) will consist of ±19.93 acres, permitting a maximum of 319
residential units to be developed. The remaining ±19.96 acres will remain as Community Facility
(CF) with no change in the permitted uses.
Prior to the CFPUD rezone in 2008, the proposed ±19.93 Residential Tract was zoned for up to
150,000 square feet of office development, 38,000 square feet of miscellaneous retail and 81
multi-family residential units as the Neapolitan Park PUD and was determined to be consistent
with the Growth Management Plan due to its location within an approved Mixed Use Activity
Center.
Since the previous CFPUD was intended to allow for CF uses over the entire parcel, the maximum
number of seats for a church has been reduced from 4200 to 900 in light of the new proposed
residential use. This will allow for a future modest expansion of the church sanctuary should it
wish to do so.
The Property is located on Davis Boulevard, approximately 660 feet east of the intersection of
Santa Barbara Boulevard and Davis Boulevard, on the north side of Davis, and is currently
developed with New Hope Church on predominantly the eastern portion of the property.
Access to the Property will be via a shared access point on Davis Boulevard with includes right-in
and right-out movements as well as a direction left in. Additionally, the project has previously
constructed a driveway that connects to the northeast corner of the adjacent commercially
zoned parcel. The future development of this commercial parcel will result in a connection from
the subject property to Santa Barbara Boulevard, providing for access points to two collector or
arterial roadways.
Neighboring land uses and zoning in the surrounding area consists of commercial zoning and a
convenience store with gas to the west, an EMS station to the northwest, Calusa Park Elementary
School and multi-family residential development to the north and multifamily development and
retail commercial to the east. To the South is Davis Boulevard, a 6-lane arterial road.
County water and sewer services are available and will service the Property. The project, as
proposed, will not adversely affect the current Level of Service (LOS) for any public utilities. The
proposed project will meet or exceed all buffer requirements set forth in the Collier County Land
Development Code. Further, the proposed project drainage will be designed to meet all
requirements set forth in the Collier County land Development Code, as well as all other
jurisdictional agencies.
While this MPUD represents the potential to increase the number of developable units on the
subject property, the development standards and site design serve to mitigate these impacts,
providing for increased compatibility with the neighboring properties.
The project as proposed furthers the goals and objectives of the GMP as follows:
1. At the time of development, the project will be consistent with Policy 1.3 of the
Transportation Element. Davis Boulevard is a six-lane facility and is not expected to
function below the level of service required to meet concurrency requirements,
nevertheless development of the subject land remains subject to concurrency
requirements throughout its construction phases.
2. The project will be connected to the County's utility system (i.e., sewer and water) and is
therefore consistent with Objective 1.5, Policies 1.5.1 and 1.5.2 of the Sanitary Sewer and
Potable Water Sub Elements of the GMP
3. The project development is planned to incorporate natural systems for water
management in accordance with their natural functions and capabilities as required by
Objective 1.5 of the Drainage Sub Element.
4. The project will achieve consistency with Objective 2 through the demonstration of
facility and system capacity at each stage of the development order process as
applicable.
5. Proposed improvements utilizing best land use planning practices are planned to be in
compliance with Objective 3 of the FLUE.
6. The project development is compatible and complimentary to surrounding land uses as
required in Policy 5.4 of the Future Land Use Element. The eastern portion of the MPUD as
proposed will remain in use under the currently permitted CF uses with minimal changes
being proposed. This land use and intensity has been previously determined to be
consistent with the GMP as described in Ordinance 08-07. The Primary change being
proposed is to permit the western portion of the property which lies wholly within the
Mixed Use Activity Center for residential multi-family uses at 16 units per acre. In this
location, Tract R (the multi-family portion) represents an appropriate transitional land use
from the more intensive, commercial zoning and land use to the west which permits C-4
type uses to the existing CF uses to the east. Additionally, the properties to the North are
developed with an EMS station, Calusa Park Elementary School, and the Wildwood
Estates PUD which consists of multi-family development at 12.46 units per acre and just
under 30,000 square feet of commercial development. Through the use of setbacks,
landscape buffering and native preserve locations, the project as proposed is both
compatible and complimentary to the surrounding land uses, having minimal if any
impact on its neighbors.
7. The subject property's location in relation to existing or proposed community facilities and
services permits the development's intensity and density as required by Objective 2, and
Policy 5.5 of the FLUE.
8. In compliance with Policy 7.1, the project will share an access point between the CF and
R portions of the site, providing access directly on Davis Boulevard.
9. In furtherance of Policy 7.2 and 7.3, a connector drive has been constructed to provide
for an additional through connection to Santa Barbara Boulevard, once the adjacent
commercial parcel is developed fully to allow for multiple connections to two collector
or arterial roadways.
10. This project and its proposed density advanced Policy 7.4 which promotes walkable
communities with a blend of densities, common open spaces, civic facilities and a range
of housing prices. It is the intent that the residential portion of this project to provide
market rate rental apartments which are very much needed in this community.
11. By locating adjacent to commercially zoned land, compliance with Policy 7.5 can be
demonstrated due to the proposed residential development abutting commercial
development.
Santa Barbara BLVDRadio RD
Davis BLVD
CCPA, Stantec
Stantec Consulting Services Inc.6900 Professional Parkway EastSarasota, FL 34240tel 941.907.6900fax 941.907.6911
Location Exhibit
February 2016
0 250 500
Feet
($$¯\\US1227-F01\U:\215613133\gis\mxd\ZoomLocation_20160208_v01_106492.mxd Revised: 2016-02-09 By: esturmDisclaimer: Stantec assumes no responsibility for datasupplied in electronic format. The recipient acceptsfull responsibility for verifying the accuracy andcompleteness of the data. The recipient releasesStantec, its officers, employees, consultants andagents, from any and all claims arising in any way from the content or provision of the data.
Subject Property
L E G E N D
Prepared by:E.E.S. 02/08/161. Coordinate System: NAD 1983 StatePlane Florida East FIPS 0901 Feet2. Source data: Collier County3. Imagery: Collier County 2015 Aerials
The parties to this application are as follows:
Property Owner:
New Hope Ministries, Inc., Registered as a Florida Not For Profit Corporation
President: Grant Thigpen
Vice President: Brett Daniel
Directors: Michael Sedgeweck
Eduardo Guevara
Leslie Giles
Contract Purchasor (westerly ±19.93 acres)
GCI Acquisitions, LLC (100%)
Solely owned by Goldberg Companies, Inc.
Jordan Goldberg (48%)
Eric Bell (48%)
Larry Goldberg (2%)
Published DailyNaples, FL 34110
Affi davit of PublicationState of FloridaCounties of Collier and Lee
Before the undersigned they serve as the authority, personally appeared Daniel McDermott who on oath says that he serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier Coun-ty, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affi ant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post offi ce in Naples, in said Collier County, Florida, for a period of one year next pre-ceding the fi rst publication of the attached copy of advertisement; and affi ant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper.___________________________________________________________Customer Ad Number Copyline P.O.#_____________________________________________________________________________________
STANTEC 1180254 NIM
Pub Dates
July 18, 2016
_______________________________________
(Signature of affi ant)
Sworn to and subscribed before me
This July 22, 2016
_______________________________________
(Signature of affi ant)
_______________________________________
(Signature of affi ant)
Sworn to and subscribed before me
This July 22, 2016
_______________________________________
(Signature of affi ant)
Stantec Consulting Services Inc.
3200 Bailey Lane, Suite 200, Naples, FL 34105
July 18, 2016
Dear Property Owner:
Please be advised that the sender, on behalf of the applicant, New Hope Ministries, Inc., is
petitioning Collier County to rezone ±38.89 acres from CFPUD, Community Facility Planned Unit
Development to MPUD, Mixed Use Planned Unit Development. The purpose of this meeting is to
share with the neighborhood the proposed changes being made to the existing zoning. The
subject property is located on the north side of Davis Boulevard, approximately 500 feet east of the
intersection of Davis Boulevard and Santa Barbara Boulevard, in Section 4, Township 50 South,
Range 26 East, Collier County, Florida..
Some of the key proposed changes to the zoning include:
• Reducing the number of approved church seats from 4,200 to 800
• Add 319 Multi-family units to the list of permitted uses.
• Request a deviation with regard to sidewalks internal to the project.
• Reduce buffer requirements adjacent to an internal drive as well as between the proposed
residential portion of the project and the church.
In order to provide you an opportunity to become fully aware of this request to develop the
described property as indicated above and to give you an opportunity to influence the form of
development intended, we are holding a Neighborhood Information Meeting. The meeting will be
held on Tuesday, August 2nd, beginning at 5:30 pm at the New Hope Ministries Event Center (Lecture
Hall – Second Floor - Room 211), located at 7675 Davis Blvd., Naples, FL. 34104.
At this meeting the petitioner will make every effort to illustrate how the property will be developed
and to answer any questions. Should you have questions prior to the meeting, please contact me.
Sincerely,
Stantec Consulting services Inc.
Tim Hancock
Senior Associate
Phone: (239) 649-4040
Fax: (239) 643-5716
Tim.Hancock@stantec.com
v:\2156\active\215613133\planning\public_notices\nim\ltr_property_owners_nim_20160718.docx
NIM SUMMARY – NEW HOPE MPUD
August 2, 2016
Tim: Hancock calls the meeting to order at 5:30pm. I am Tim: Hancock I am representing the
applicant New Hope Ministries for this rezone petition. I am a senior associate with Stantec and I
have been a resident of Collier County since 1990. Spent the 26 years in the planning field, have
handled hundreds of rezones such as this one. As a matter of fact I rezoned this property for the
Church in 2008. We will be going over what the rezone request involves, what it entails.
Before that I would like to introduce Daniel Smith a Principle Planner with Collier County. We
prepare and file the application and Mr. Daniel Smith and his associates at the County review it.
There are no fewer than 14 departments that actually review different elements of the
application. Everything from Environmental to Water Management. The process takes anywhere
from 9 months to 12 months, or occasionally more.
Quick safety moment in the event we have to evacuate the building go out this door you can
either go left or right.
For this project the applicant is New Hope Ministries, they are the property owner of the entire
parcel they have been active in the community since 1982. In 1997 they moved from the South
side of Davis Blvd. which is now the Boys and Girls Club, to where we are tonight. In 2011 they
added the 40,000 sq. ft. facility we are in this evening.
This is an Aerial location map of where the project is located and what the surrounding land uses
are. The project is immediately North of… Davis Blvd is just South of the red rectangle that you
see there. About 550 ft. to the East of Santa Barbara which is the North South Rd. that you see.
The total parcel acreage consists of 2 parcels 39.89 acres. The part that the Church sits on to the
right that is 19.96 acres and the vacant parcel which is to the West on the left hand side is 19.93
acres.
Surrounding the property to the North you have EMS Station # 75 and you also have Calusa Park
Elementary. We also have existing residential immediately North of the church campus, and that
project is called the Wildwood Estates PUD. It consists of 3 different multi-family neighborhoods
the closest one to us is The Enclave project. That project and addition to the 3 residential
communities also has a strip of Commercial along the front. This is about 29,000 sq. ft. right up on
Davis Blvd.
To the South of the project across Davis you got the Firano Community which is single family.
Then Collier County Domestic Services. Then the Boys and Girls Club. The SE Corner of Santa
Barbara and Davis which is undeveloped right now is part of a larger 82 acre project which is
Terrmena Reserve it’s zoned for262,000 sq. ft. of commercial and 528 residential units so that
zoning is already in place, but the project hasn’t been developed yet.
As you go South and West of Santa Barbara and Davis you have a free stat e commercial PUD
where you have existing drugstore its permitted for up to 150000 sq. ft. of commercial. As you go
to the North and West to the project you have the Berkshire Lakes PUD a much larger project
that hard corner there is a public storage and a couple of retail centers.
2 things that are very important oh maybe 3. #1. Is the existing church campus is not going to be
affected by this rezone. All of the uses that are here today that are permitted for the Church will
remain. What is really being focused on in this rezone is that they can parcel to the West or the
Western ½ of the 39.89 acres. That property is under contract by GCI residential which is
Goldberg Companies out of Ohio. Their goal for this property just the Western portion is to
develop a high end residential community apartment homes. This is not affordable or work force
housing project. This is a Market rate project. Meaning whatever they can rent them for is what
they will rent them for. More importantly as I show you some of the Examples of some of their
other projects you will start to get the idea of the higher end quality we are looking at. And the
type of highly amenitized community that is being proposed.
The history for zoning on this piece is pretty crazy. Before the Church bought it in 2008 it was
zoned for 188000 sq. ft. of commercial. Along Davis Blvd. was 38000 sq. ft. of retail and 150000 sq.
ft. of office behind it and there was 82 residential units behind it. So when the Church bought it it
was like great not so much traffic. The Church facilities are on the right hand side the left hand
side is the vacant piece we are looking at. The access comes off of Davis Blvd. which is at the
bottom. The access goes through the project and there is a driveway that actually connects to
the NW corner of the project. When the commercial property develops that driveway will go all
the way through. So from this property you can get to Santa Barbara or Davis once that
commercial project is completed.
The 3 shaded areas are all required preserves. They will not be touched or affected by this
rezone. They are in place and being maintained, and will be retained as part of the project.
This is a cover site plan and a sight line that we prepared to give you an idea of what the project
will look like. Again on the right is the church campus and the building to the far right is the
church sanctuary the bldg. in the light grey are the building we are sitting in right now, nothing
on that side is going to change, although the church will be left the ability to expand in the
future in about 100 additional seats. As of right now they could build up to 4200 new seats, but
they have decided that type of expansion is not in the cards for them. Which is why they are
looking to sell this half of the project.
The project being proposed by GCI residential is a high end apartment style community. The
buildings will be up to 4 stories tall. They will have elevators. As you see there are 5 buildings
being proposed. The floor plans have not been designed the buildings are not finalized yet. The
difference we are proposing is 2 ft. in height.
The dark green areas are native preserves those will be retained and on the bottom is a site line.
WE looked at what the nearest residential development is and it is The E nclave project which is
the upper right exhibit. From the nearest site line the distance is bought 400 ft. Within that 400 ft.
there is about 200 ft. of preserve area. 200 ft. of pine trees and sub growth in there. Then an
internal roadway a parking area then a building. The views of those buildings are South and East
of where the building is going to be. The access will be off of Davis Blvd. the future access will go
through to Santa Barbara that will only happen when the commercial development on the
corner occurs, we have no control over that.
In the bottom right hand corner you see an outdoor area with a pool and pool deck. There will
also be a large community area, clubhouse area, dog walk area’s. The clubhouse will be
located near the project entrance which is in the bottom right hand corner. They are looking to
bring into the project things such as demonstration kitchens, conference rooms, extensive fitness
studio with a virtual training and yoga area. Pet spa, gaming room again the building design ha s
not been finalized, but the maximum height will be 4 stories and 50 ft. zoned height. The current
zoning is 48 ft. so we are not looking to do much more than the current zoning allows. Set backs
from the adjacent properties or those properties around us also included in the hand out you
got when you came in, if you didn’t get it there are copies still up front.
The set backs on the perimeter of the project are about the same as they are today. This is the
Master Concept Plan and a copy of it is also in the packet. I want to point out 3 areas of the
project what we are looking for and called deviations. Our land development code addresses a
lot of things, heights and set backs, buffer requirements, sidewalks, not how many but where
they go so there are 3 deviations we are going to discuss and one is that we are requesting relief
which requires a 5 ft. sidewalk to be constructed on both sides on an internal roadway. Because
it is oriented internally putting a sidewalk around the outside didn’t make a whole lot of sense to
us. So what we are doing instead is we will have a sidewalk around the front of the buildings, but
we are going to put one around the lake instead. So there will be a loop around the lake .
People who live in the area will be able to get to the amenities areas more easily. We think that
is a better idea than having one just around the development.
We also have 2 connections off site once commercial is built on the corner, you’ll be able to
walk from this community to that commercial without getting onto Davis Blvd or Santa Barbara.
So we have those 2 connections as well.
The 2nd deviation we are looking at deals with the property line that is between the residential
and commercial. Here we are looking at a 15 ft. buffer. When you have 2 developments next to
each other you might have to do 2 buffers. Because the church owns the property they know
what is coming in next to them we are just seeking a deviation for a single 15 ft. buffer. That
buffer will have trees and hedges and or a wall. That determination hasn’t been made but it will
be a 15 ft. buffer and fairly significant.
The 3rd deviation well actually that was the 3rd deviation and the 2nd one will be a buffer
requirement at the North end of the project above that access rd. When the church built that
access rd. they stubbed it out at the edge of the property. It was required to put a 10 foot buffer
along that roadway. With the change in use to be multi-family that buffer requirement now goes
to 15 ft. The problem is the road is already built, and the buffer is already there. To avoid having
to move the entire roadway for 5 ft. we are asking for a deviation on that.
The off set or mitigation is that as you can see there is a significant preserve up there. That buffer
doesn’t seem to do a lot for us but we think the existing preserves combined with that 10 ft.
buffer are sufficient and that is the 3rd deviation we are requesting.
The last thing I would like to do is introduce you to Goldberg Companies. This has nothing to do
with zoning. The zoning deals with heights and setbacks and land uses. They are a diversified
Real Estate Company, they been family owned since 1952. The current leadership is 3 rd
generation within the family. Like most people in FL they are from OH. From the Cleveland area
they have done quite a bit throughout the country. Mainly in the Cleveland area and then
branching out. They have built or acquired 16000 residential units both multi and single family.
They also have over 1 million sq. ft. of commercial and retail space. The great thing about GCI is
they are long term owners. They build it and they run it that’s the way they design and build that
is their mind set. If you are someone who is building a community and going to flip it you may cut
some corners. But if you are holding the check book that is going to write the maintenance
checks down the road or you’re the one that is going to get impacted by why you can’t rent
them for as much as you like because you didn’t do a good job with your landscaping those
questions get answered very easily if you’re looking long term.
GCI is a long term developer, owner and holder of Real Estate. They have currently expanded to
6 states within the US. In the State of FL they have 2 properties in Tampa that were acquired.
They currently have a development being built in Orlando Celebration area again it is an
apartment community as well. This project in Naples will be their 4th in FL and they are looking to
continue growing in the market place.
You can go to GCI Residential.com and you can see a lot of these images on their website as
well. This will give you an idea as to the kind of quality finish that they use in their communities
and developments. This is the legacy project 521 and since this building has not been designed
they are going to be pulling from the projects I am sharing with you as to design fit and finish for
this project. So you can see here the fit is pretty much upper end. I encourage you to go to their
website I think you will be happy with what you see.
This is a recent expansion project to an existing one in Beachwood OH, and again it is meant to
show you the quality of the development for GCI. The upper right slide was the existing building
the lower left was the addition that they made. This is the 521 in Charlotte NC, the demographics
in that area are similar to ours so again you start to see the type of focus we have coming into
this area. One thing I want to point out is here in the bottom right is their workout area the middle
is their pool amenities and the left that is actually the inside of one of their clubhouses. Since they
are going to be your neighbors I just want you to know the quality they put into their projects.
Those are examples to show you who GCI is.
The request that is going to be going before the Planning Commissions the Board of
Commissioners is quite as simple as this. Take an existing church owned property and to rezone it
so that the Western ½ of the project can be developed with 319 multi-family units. That really is
the crux of the request. We have 3 minor deviations that we have discussed. As I mentioned this
is not an affordable housing work force project. This is a market rate project. They want to do a
quality job do drive the highest rents they can in the community. That’s good for them and good
for the community.
Questions:
Audience: What range might the rentals be?
TIM: 2 bedroom will be upwards $1600 a month a 3 bedroom will be $2000 or more that’s the ball
park we are looking at.
Audience: Will there be a garage for each apartment? Or will there be outdoor parking.
TIM: For now what we are planning is at grade outdoor parking. But there are garages on the
perimeters and the building to the North may have a garage on the first floor for residents as
well. Not all renters typically want garages. But in the higher end communities there are folks
who demand them, but there won’t be one garage for each unit.
Audience: Question for the gentlemen from the County. Over on County Barn there is a project
that is 2 stories what is the typical height limitation in The Enclave or in the surrounding area?
DANIEL: I don’t have that information with me, that is something I would have to research. I can
get that information for you my card is up front for that kind of information.
Well that is my concern to build a 4 story building is pretty massive building.
Tim: Well the Enclave is 3 stories but their building height is about the same as ours. Because they
have a high peak roof.
Well that is more attractive with a peak roof then a flat roof.
Tim: This won’t be a flat roof. I can tell you most of the newer multifamily communities Orchid Run
is a good example I believe it is also 4 stories. Each of these buildings will be serviced by
elevators, not walk up buildings.
Audience: Is the Church just simply selling it?
TIM: Yes upon the rezone the Church will sell it to GCI.
Audience: If the Church does not own this land and the only exit is through Church property.
How is that occurring the only uses that are permitted according to the zoning is for Church use
only?
TIM: That is a land use access can however be accomplished through a cross access easement.
There will be an easement on the main entrance that serves both the church and the residential
community.
But that access is on church property.
Tim:: Yes ma’am and we have access easements all over this county that carry people from one
property to a public roadway. This is not unusual.
AUDIENCE: What’s the number of residential units a maximum number that they can have under
one roof?
TIM: That’s really not regulated it’s a fire code issue the more residential units you have the higher
fire level protection you have to have. Are you asking how many humans can be in.
Audience: How many residential units will be in one condo building?
TIM: I don’t have an answer for that.
Audience: What’s the build out projection for this property from start to finish?
TIM: You mean the time frame for development? Approximately 18 months. It might take 2 years
depending on weather conditions.
Audience: I don’t see a pool, how can it be high end without a pool?
TIM: That’s because this drawing was not updated. This is the pool and community area, which is
disguised as a garden area for some reason. And it’s actually quite large.
Q & TIM: Tim: Repeats the question and answers: So there’s going to be only one entrance and
exit for this community until the residential or the commercial is built on the corner and the
answer is yes. To give you an idea Wildwood Estates the entire project that lies to the East of this
has over 500 units with a single point of access. So this is not an excessive number based on
project history in Collier County.
Audience: But we don’t know how many units.
TIM: Yes ma’am the maximum number of residential units is 319.
Audience: Maximum renters per unit? One Family, Two Families, 10 Families.
TIM: Generally one family per unit.
Audience: No requirements no restrictions?
TIM: Collier County has restrictions you can’t have multiple families living in a unit or code
enforcement can get involved. Daniel I am going to give that to you because it is a code
enforcement question.
Daniel with Collier County: It is it would be a code enforcement issue.
Tim: I do know that code has had times when they have had multiple families under one roof
they generally deem a unit to be a family unit with direct extended family. But not multiple
families under the same roof. Again GCI is a developer of higher end communities it’s not in their
interest to have people packing into a unit.
Audience: Did I understand that you are going to have 319 units in 5 buildings?
TIM: Yes sir
Audience: That means there is about 60 units to the building?
TIM: Approximately yes.
Audience: I came in late could you tell me where at The Enclave and the Briar landing and your
lake that you have now at the church where would that appear?
TIM: This is the building we are in right here. The lake that is on the church campus the L shaped
lake is up here. This corner right here is where the church the proposed project and where The
Enclave meet. So The Enclave is here and Briar Landing is here on the other side of the church.
So the church will lie between Briar’s Landing and this project.
Audience: So you will not be utilizing that lake or no? The lake that’s already there.
TIM: No we will have our own water management system. We both will outfall to the same
place, but the whole reason for the lake on our project is that we will treat water on site before
we discharge it. So the 2 will be independent systems but will outfall into the same right of way.
Audience: How does this compare to Orchid Run from the unit count stand point?
TIM: I don’t have that information. Most apartment complexes being built today are coming in
at 14 to 16 units an acre. At 319 we are at 16 units an acre and in all likelihood the actual
number of units being built may be below that. That’s the maximum or cap that we are seeking.
Audience: I thought you mentioned 3 bedroom units but on here it says principle use and
minimum floor area and you have 3 categories. The first one is efficiency 450 sq. ft., and the next
one is 1 bedroom 600 sq. ft. 2 bedroom is 750 sq. ft.?
TIM: Yes sir those are the minimum that are currently in the land development code. That’s an
area we need to work on because our units will larger than that. Once we get a little further in
design and before the rezone is over I think you’ll see those numbers go up.
Audience: They seem kind of small it my only question?
TIM: They are comparable the one bedroom size of 650 is comparable to The Enclave to our
North. But I think ours are going to be a little bit larger than that. So that’s an area we can put
some attention to. Bring those numbers up to something a little bit closer to what we anticipate.
They will be larger than that I do know that.
Audience: Is this strictly a rental community?
TIM: Yes sir
Audience: I guess my question goes back to $1600 for a 2 bedroom? Is that correct?
TIM: I said rents will be in that range possibly higher.
Audience: Without the size how are you coming up with the price you are going to charge? But
not coming up with the size? And will they all fit? What is the size, how many actual units will be
there?
TIM: In zoning we deal with minimums and maximums. And you don’t always have at the time of
zoning the benefit of a 100% nailed down site plan. I can tell you the unit sizes will be above
what you see in that document. We will be looking to get that a little bit closer and a little more
accurate. The maximum number of units is 319 is just that. Before you spend money on having an
architect design buildings you want to at least know you can get the land use zoning approved.
It’s not unusual in this stage of zoning to not have full detailed architectural plans it ’s more the
norm then the exception. We just aren’t to where we can answer every one of those questions.
Audience: But the maximum number of units will be 319 , no matter what you do in size?
TIM: That’s correct.
Audience: This has been off the tax roll for years and years now they are going to make huge
profit are they going to pay any of that taxes now?
TIM: I am not in any position to answer for New Hope Ministries. The property will probably go
from not paying any taxes to paying taxes. Because it will have a residential use and so it
actually gets back into the tax roll. Being a planner that is not my area of expertice so I am
going to step away from that one.
Audience: So the construction entrance is going to be the same as the church entrance is now?
Or will there be an construction entrance?
TIM: Well we would like to but that would require the cooperation of the adjacent property
owner to come in off Santa Barbara. We have no guarantee of that happening. But there are
going to be improvements made at the entrance as well. So bringing construction in through the
entrance that we share with the church and then the entrance will be modified and finished as
the project completes.
Audience: Does that mean it will not be a gated community since they have to come in through
the church?
TIM: No we are planning on this being a gated and secure community.
Audience: At what point would you do that it would have to come through the church?
TIM: As you come in the main entrance here that you share with the church and again this
entrance is going to be modified a little bit. It’s not going to stay exactly the same you will to a T
intersection here you’ll turn left and the gates will be here. Then there is another access that will
connect to on the North end and there will be a gate here to as well. That’s really an exit only.
All the entrances will come in off Davis.
Audience: Currently when you exit the church you can only turn right. Will all the people have
to turn right no matter what way they are going to go?
TIM: Yes sir they will. One of the parts of our Traffic Impact Statements is looking at the turn lane
availability and there is a very good opportunity here because as you turn right out of the
church there’s an immediate turn lane that goes into the Boys and Girls Club. You then have the
next turn lane at Santa Barbara. So you actually have 2 turn lanes at both locations U-turns are
available. Our studies indicate that the turn lane capacities are sufficient for the U-turn
movements that will occur from this project. By the way a Traffic Impact Statem ent is submitted
to the County and you can receive a copy either contact me or contact Daniel.
Audience: When does this rezoning come up for voting how is this handled?
TIM: The process from here is we are on our 3rd review with the County. You submit your
application they take 30 days to review it. You answer comments and questions of the County
review staff. Which we have done on 2 cycles now. Let’s assume that 30 days from now they say
OK you have answered all our questions lets go ahead and schedule you for hearings. The
project then is scheduled typically for the Collier County Planning Commission and once our
application is deemed complete we will schedule for the Planning Commission. You will be
noticed of the date and time. I would expect September maybe as late as October for that
hearing so you go to the Planning commission they are d volunteers appointed by The Board of
County Commissioners to review land use petitions, so that’s the first public hearing. Yo u then
have what they call a summary hearing 2 weeks later so if you make some changes you come
back 2 weeks later but that’s not one were public testimony is given.
You then get scheduled for the Board of County Commissioners and only the Board of County
Commissioners can render a final decision on zoning. We expect that to be as early as October
as late as November of this year. We don’t have dates yet, until the application is deemed
complete they don’t set your hearing date. They don’t set your board date until you are done
with the Planning Commission. Daniel correct me if ..nope you explained it very well.. I have
concurrence from Mr. Smith. That’s the process and you will be notified by mail just as you were
for this meeting, about the planning commission hearing.
Audience: You mentioned the entrance gate and you also mentioned an exit gate to the North
of the property. Is that going to be available when the project is complete or only after the
commercial property is developed?
TIM: It will be functional right away but you still won’t be able to get out to Santa Barbara until
the commercial development is complete.
Audience: So one way in and one way out?
TIM: Yes sir. Our primary point of access is initially going to be Davis Blvd.
Tim: I would like to remind everybody this property right here lies within what the County calls an
activity center, a mixed use activity center. That land use designation allows for a full range of
land uses. A full range of commercial C-1 thru C-4. It could be another 200 thousand sq. ft.
shopping center, or 319 residential units. When we talk about traffic whatever we talk about
here is going to be more than what the church puts on the roadway. This piece is slated for a
more intense level of development already. So while 319 residential units is more traffic then
what currently exists on the property, it is significantly less than you would see with the
commercial development here. So from a traffic stand point the residential is definately more
preferable.
Audience: Let’s get back to the taxes If the church has bought this to develop it at a later date
into commercial shouldn’t it be taxed all the time?
TIM: I am not going to get into that, because #1 it’s not my area of expertise and #2 I am going
to direct you to your tax collector. Larry Ray and Larry is the guy to ask that question. I am sorry I
am not trying to be coy it’s just not my area.
Audience: So when the entrance and exit on Davis Blvd. you said there was an impact study
that something you paid for to someone independently?
TIM: Our firm prepared the Traffic Impact Study. It was signed by a licensed engineer.
Audience: OK so it’s an independent thing you paid for ummm right now on Sunday I see law
enforcement sitting at that entrance and exit for that amount of people and you are going to
throw 319 more residential people in there. What’s the purpose of law enforcement on that
Sunday morning?
Tim: The purpose of law enforcement on Sunday morning is a requirement at almost all churches
of any size whatsoever in Collier County. They are required in many cases and we were by virtue
of our PUD New Hope Ministries was to have law enforcement personnel present to ensure the
safe entry and exit of church parishioners at certain times. The problem with churches is they are
kind of like sports stadiums on a smaller scale. Everybody comes within the same 20 minute
window and everybody leave in the same 20 minute window. Residential uses also have peaks
am peaks and pm peaks spread out over a larger window. Church traffic is not at the same time
that you typically get from residential development, so the two are not actually going to be
dumping traffic out at the same time.
Audience: OK so what does the Traffic Impact say about approval for a permit from a fire based
on a fire happening on a Sunday morning when church is coming in and out? The impact of fire
vehicles getting in and out?
TIM: It has no bearing on fire access, none at all. Any more than any other use.
Audience: The volume of people during the church service that’s possibly coming and going at
that time?
Tim: If you are trying to imply that there is an emergency access issue here I’ll tell you there’s not
and I’ll tell you why. #1 When people pull into this project it’s 2 lanes wide. It’s not on e lane. This
is no different than an emergency vehicle trying to get through any part of any town or through
a traffic light at times. It takes a little bit longer to get through but, that’s not really a significant
safety issue sir. Not to mention we have a police officer sitting there during church so I think
people are a little bit more mindful of what they are doing when there is a police officer there.
Audience: Considering the demographics it would be nice if you had access to the school, you
don’t have any plans for that?
Tim: That’s a conversation I need to have with the school district, unfortunately the conversations
I have had with them in a similar situation they also have security concerns. So any time you
have a gate going onto a school they then have to monitor it lock it at certain times. So they
tend not to add entrance and exit points from a security stand point. So while I agree it would
be very nice to have the best thing to happen would be if that commercial development would
to be built and that access to go through. That way students could walk without ever having to
cross a major street or anything. That would be ideal. I am going to speak with Tom Eastman with
the school district and see if that is something we could consider. I see it as a benefit to our
project and a benefit to the school. It would be a positive thing if we could get it done.
Audience: What is a 20 type D buffer is? I want to know what I am going to see from Davis?
Tim: A 20 foot type D buffer is a canopy tree every 25 ft. on center.. (Daniel: “30 ft”) double row
staggered hedge minimum 36 inches at Time of planting and 20 ft. in width.
Audience: So we will not see cars parked because it’s only 20 ft. in the existing easement and
we will not see the cars in the parking lot?
Tim: That’s correct , because the plants have to be installed at 36 inches
Daniel Smith: It’s actually 24 inches but, they are maintained at 36 inches and the whole idea for
the B buffer is for the car headlights
AUDIENCE: Will they come up with a design and for all 5 buildings it will be the same design?
TIM: All the buildings will be built with the same architectural theme, sa me building element, If
you saw some from the examples they like to use a combination on other areas of a degree of
stone, or foo stone along with other textures. All the buildings will be designed to be in harmony
with each other.
Audience: And the landscaping?
Tim: The landscaping will involve 2 things, the Collier County code minimum landscaping is what
we are talking about on the perimeter buffers. We then have building perimeter landscape
requirements. GCI tends to landscape beyond the minimum. Again b ecause they are looking to
increase rents as much they can and to have a beautiful property. If you go to
goldbergcompanies.com and look at some of their communities that have been in existence
you’ll get an idea of the type of landscaping that they like to do internal to the project not just
what the County requires.
Audience: I have seen Orchid Run and they are very cluttered together. Will it be something like
that?
TIM: The buildings are close end to end in some places but we really have with using the lake
and just separation it gives a little more sense of air and light around the buildings. I think we
could have been a lot greedier and squeeze a few more units in, but it hurt the site plan, so I
think this is a good combination that with the exception of it being 4 stories is going to look very
much like a lot of market rate ownership units not just another apartment complex.
Audience: Why wouldn’t they use half the size of the lake and put in more units if you will?
Worried about water control how deep will the lake be? It’s going to be a manmade lake is that
the idea?
Tim: Yes and the lake will be dug to a depth at the bottom of about 12 feet. The County code
minimum you have to get to 12 feet unless you get a deviation or exception from that. You ca n
go to 20 feet, but it will be a minimum of 12 feet deep. Because our water table is only a few
feet down when you get more than 3 or 4 feet your just getting fill out of it. And hopefully it’s
good fill. But here there is a lot of rock on this site. We a re going to have to dig through some of
that rock to get to it but we have to get down to 12 feet.
The reason why the lake is the size that it is, is because we are required to account for a volume
of run off of our project for the roof tops, all the parking area’s that run off has to be calculated
and has to go into a receiving body where the water is treated and then stored until at a peak
situation it discharges off the site. So that calculation drives the size of the lake. So it’s a balance.
The more parking and building you have the larger the lake has to be.
The reason this looks wet sometimes when you drive by is, when the building we are in was built
what they decided to do was, they treated the entire project like one water management
basin. In order to do that they basically built a berm all the way around the project. So this site
has not been filled to the level that this site is, so you have a little bit of a bathtub there. So when
rain falls on it, it will sit until it pecolates. When this project comes in what will be different is this is
going to be one system and this will be one system. They will still have the same requirements but
are going to be 2 systems next to each other instead of one big one. That water that is sitting
there is really being retained because of the perimeter berm. No need to dig the lake for it just
to perc down over time.
Audience: Are these big concrete block?
Tim: I don’t have an answer for that but, let me see what I can find out.
Audience:: Like a barrel type roof?
Tim: When you have a question like this that we can get an answer to , come get one of my
business cards and shoot me any questions you have and I will be happy to communicate with
you as the project goes along. This is not the end of the communicat ion it’s really the beginning
of it.
So please come see me because I want to make sure I can get you your answer as soon as I
know it.
Audience:: It concerns me apartment buildings having renters concerns me.
Tim: Well as a father of children 17 to 26 who rent not the 17 year old I just went with my
daughter to get an apartment near FGCU. I see a personal need for my family for quality rentals
out there. Young families are having a hard time buying property in Naples, FL. We hire young
engineers and young planners and we have a hard time getting someone who doesn’t already
have a toe hold here because they can’t find a place to live that they can afford. This is more
for young professionals and families and so the quality of it has to reflect that.
Audience: Just being in Real Estate for many years I know apartment buildings are not a good
thing for the area. I don’t know how else to put it.
Tim: As I mention earlier I will tell you it depends on the quality of the development as to where
you fall on that. I believe with GCI residential what you will see is a quality development that
rivals if not exceeds any other rental community we already have here.
Audience: How is this going to compare to Avalon being built right down the street? All those
apartment buildings. They are putting a wall all the way around what is this going to look like
from Davis Blvd.
Tim: I don’t know a lot about the Avalon project other than it’s a Neal Communities project and I
believe they are coach homes aren’t they.
Audience:: Carriage Homes only 2 stories and 2 bedrooms.
Tim:: 2 story that is an ownership community. An apartment community is just a different animal.
Audience: What’s it going to look like from Davis Blvd. Is there going to be a wall are we going to
see garages?
Tim: Along Davis Blvd. there is a 20 ft. buffer that we discussed earlier so you have trees and you
have hedges. We are planning to have one garage building, but the County has a building
perimeter landscape requirement so if you are building something close to a roadway you have
to put some landscape behind it. So there will be landscaping here. We have not decided since
it will be a secured community we haven’t determined whether it will be rail fence or a wall. But
the one thing to know about Avalon is whenever you put a wall up in Collier County at least 50%
of your landscaping must be on the outside of the wall. So what you see is a bare wall right now
it’s going to have landscaping on the outside of it.
For example Bear’s Paw community on Airport Rd. they have a lot of landscaping on the outside
of their wall. So they will be putting a fair amount of landscaping outside of that wall it won’t just
be a bare wall. If we do a privacy wall instead of a rail t ype fence we also will have landscaping
on the public side of that wall.
Audience: The shopping area you were speaking about that sign has been different I have been
here 9 years so I don’t know how long the sign has been here. Since I been here that sign been
available. Is there anything concrete coming up?
Tim: Not to my knowledge, but I am not working on that project. I think Jack Crifasi had it for a
long time and we met with Jack when we were doing the rezone for the church and we worked
out the shared access issue and all that kind of stuff. That shared access issue is still there
regardless of who owns it. I don’t know what is going on with that right now. I think one of the
things you have right here you have potentially a lot of commercial activity in this area there is
already a fair amount. I think if the Publix just to the North there are typical anchors may not be
showing up the way they use to.
I know about 15 years ago if you were doing a retail commercial project you had Publix,
Sweetbay, Albertsons, and Walmart fighting for the same location. Well Publix has won out and
everybody else left and there aren’t too many more anchor grocers looking for locations out
there.
So as that starts to change and what is going to help that change is goi ng to be a few more
roof tops I think we will see some more commercial pick up in this area.
Question for the County person: In the paper they talk about low cost housing on Davis Ave. can
you tell us where that is going to be?
Daniel: No I can’t. I am not here for that I am here for the rezone petition.
Tim: Just want to be clear it’s not going to be us.
Audience: I am just curious about it and what rent is in low cost housing. You are talking 500 sq.
ft. efficiency? That’s from here to here.
Tim: It will be bigger than that we need to look at those minimum numbers. Those are the
numbers that are set in the land development code and that’s why they showed up in our PUD.
We need to look at those and revise those to be a little more accurate to what we are talking
about.
Affordable housing is a tough issue we all want our kids to be able to live here and they can’t
afford 300 thousand dollar homes and higher rents but nobody really wants to live next to it. It’s a
hard issue. For us this is a market rate project. So that is not really on the table for this particular
project.
AUDIENCE: The concern is about low income housing and you say it’s not us. At the same time
you are kind of giving us general answers to about the size of the units and then you are giving
general answers for a wall maybe a wall or maybe a fence. So you are being general about
how much you are actually going to put into the project. So you’re really not sure that this could
be this could be low income or could be higher income.
Tim: Was that a question?
Audience: It is can you be a little more specific, because
Tim: I can’t stand here and tell you all the details of all the bushes that are going to be planted.
We are just too early in the process but, I have told you this is a market rate project. What that
means is we are not requesting or using affordable housing bonuses or units or kickbacks or
anything this is market rate. What that means is if you build a good product you can rent it for
what the market will allow you to rent it for.
Orchid run is a market rate product whether you like his design or not and it is renting in the
1500’s to 2000 and up range per month. You can right now rent a condominium adjacent to this
project for far less than that. So the quality of this project of what we are aiming for is not in the
square footage it’s what gets developed and zoning doesn’t tell that whole story. It can’t
because zoning is land use regulations.
I already said we are going to come back and look at the square footage, I hear that as a
concern. So we are going to look at that a little bit closer, and bring that closer to what we
anticipate the unit sizes actually being here. But beyond that I am sorry I don’t have the answer
for on a wall or a fence it’s an aesthetic decision and it’s one that the client has to make.
I just did a project in Estero and Estero didn’t want the wall they wanted the rail fence with
landscaping because the wall has a different look that they didn’t want so it’s the eye of the
beholder on some of those things.
I will tell you if you go to goldbercompanies.com and look at the most recent projects hey have
done I think you will start to see what we are talking about for this project. That’s the best I can
do. We have more pictures if you will showing the intent of the project then what is required but I
know that that is important to you if I lived next to it , it would be important to me too. So I really
encourage you to take a look at the web site and see what the company is doing and get a
really clear idea of what kind of quality they are going to bring to this site. I hope that will give
you comfort if not you have my email address and you can we can have this conversation and
will tackle any question you have as best I can.
Audience: Where might we keep an eye out to get the dates of the next meeting?
Tim: Did you receive a mailing for this meeting?
Audience: No we almost missed this
Tim: What community do you live in
Audience: Naples Heritage
Tim: The County requires all properties within 500 feet be notified but I will tell you I know you
have a representative here from Naples Heritage that I
Audience: A lot of us are here
Tim: I meant someone who is paid to be here I can make sure he is aware of the next event and
communicates with your leadership.
Tim: If you signed in and left an email address I promise you won’t get any emails from me unless
it’s about this project. We don’t mass market our engineering services. As we make changes
and what not I try to communicate that with you. So you see from the neighborhood information
meeting anything we glean from this that we can do to improve and increase compatibility we
will work hard to do that.
Audience: You keep saying this is high end, however I can tell you from Wildwood Lakes they are
getting 1200 a month and the kind of people they get there not high end.
Tim: I understand that, but I can show you places in this community that get that much and they
are not very nice. When I say high end what we are talking about is the amenities and the
quality of the community. What you can’t guarantee if you can’t guaran tee that everyone is a
nice person. I am not sure how we can answer that question other than say not every developer
out there does back ground checks.
GCI does back ground checks because they don’t want an incorrect element as a part of their
community any more than you do. Any other questions.
Meeting closes 6:20 pm
New Hope Ministries
Rezone from CFPUD to MPUD
PL2015-0002519
August 2, 2016
New Hope Ministries has been active in this community
since 1982. In 1997 they moved from the south side of
Davis Blvd., where the Boys and Girls club now sits, to this
current location. They added their 40,000 square foot
Ministry Center in 2011.
AERIAL LOCATION MAP
•New Hope Campus - ±39.89 acres
•Existing church on east parcel –
19.96 acres
•Vacant parcel on west side – 19.93
acres
•North – EMS Station #75 and Calusa
Park Elementary School
•North and East – Wildwood Estates
PUD, approved at 12.46 upa, multi -
family and 29,000 sq ft commercial.
•South – Firano, single family, Collier
County Domestic Animal Services
and the Boys and Girls Club
•Taormina Reserve, 262,000 sq ft
commercial and 528 residential
units.
•Southwest and West, Freestate
CPUD, 150,000 sq ft commercial.
Shoppes at Santa Barbara, 150,000
sq ft commercial, and Berkshire
Lakes, commercial and residential.
EMS
Calusa Park
Elementary
Firano
Wildwood
Estates
Shoppes
at Santa
Barbara
Berkshire
Lakes
Taormna
Reserve
Freestate
CPUD
B&GC
DAS
Neapolitan Park
PUD
Ordinance 90-6
New Hope CFPUD Master Plan (current)
Proposed Development
Proposed Master Concept Plan
GOLDBERG COMPANIES
GOLDBERG COMPANIES
GOLDBERG COMPANIES
GOLDBERG COMPANIES
GOLDBERG COMPANIES
GOLDBERG COMPANIES
New Hope CFPUD to MPUD Rezone
Questions?
New Hope Ministries PUD
Transportation Impact Statement
215613133
Prepared for
GCI Acquisitions, LLC
25101 Chagrin Blvd
Beachwood, OH 44122
Prepared by
Stantec Consulting Services Incorporated
Wilson Professional Center
3200 Bailey Lane, Suite 200
Naples, Florida 34105
February 10, 2016
May 9, 2016 (Updated)
TIS Fee: $750
Design with community in mind
1 | Page
2 | Page
PURPOSE
The following traffic impact statement (TIS) is intended to satisfy the applicable requirements associated
with a Minor Study to support the rezone application for the New Hope Ministries PUD (hereafter
“PROJECT”) located on the north side of Davis Boulevard, approximately 650 feet east of the
intersection of Davis Boulevard and Santa Barbara Boulevard. The PROJECT is a +/- 37.85 acre site that
is currently zoned CFPUD. The eastern ½ of the property is currently occupied by the New Hope
Ministries sanctuary and multi-purpose buildings. The rezone application to MPUD is intended to permit
the use of the western ½ of the site to accommodate a complex of a maximum of 319 multi-family
dwelling units. The purpose of this transportation impact statement is to determine if the PROJECT as
proposed creates any additional traffic impacts, and if any additional net new trips create any adverse
impact on the adjacent arterial network.
STUDY AREA
The subject site is located east of the intersection of Davis Boulevard and Santa Barbara Boulevard
(Figure 1). The analysis will evaluate what additional impact the change in permitted uses will have in
terms of an increase in net new trips.
Figure 1
PROJECT
3 | Page
TRIP GENERATION
Prior to the New Hope Ministries PUD rezoning in 2008 the New Hope Ministries occupied the eastern
+/- 19 acres of the site with a zoning classification of A-PU to allow churches and related uses. The
western +/- 19 acres was zoned Neapolitan Park PUD which allowed for 81 residential units, 150,000
square feet of office related uses and three out parcels with up to an additional 38,115 square feet of
commercial floor area. New Hope Ministries acquired the Neapolitan Park PUD and successfully rezoned
the project to CFPUD.
The approval of New Hope Ministries PUD (CFPUD) included a mix of intended religious, educational,
and church-related multi-purpose uses. The PROJECT was forecasted to be built in phases. The trip
generation analysis prepared at the time included trip generation summaries for each phase. In order to
calculate the trips for both the existing and proposed uses of the PROJECT, this analysis incorporated the
trip generation attributable to those developed buildings and uses through Phase 2, and then added the
new trips generated by the addition of the 319 multi-family dwelling units. The original TIS trip
generation rates were used for the existing buildings and uses and the un-built portion of the PUD, and
the proposed residential portion was quantified using the Institute of Transportation Engineers (ITE) Trip
Generation Report, Ed. 9. The trips generated by the original project at build-out, trips from the existing
uses, and the trips from the remaining unbuilt portion of the CFPUD are reflected in Table 1. Also
shown are a set-aside for future church expansion and the proposed residential component, and the net
new trips resulting after subtracting the trips from the unbuilt portion of the project. Because the trips
being generated by the existing church uses are already in the travel stream, they are removed from the
net new trip calculation, revealing only the difference between what is currently entitled under the
existing PUD (based upon the original land use scenario) and the addition of the 319 dwelling units.
TABLE 1: TRIP GENERATION
Total Enter Exit
New Hope at Build-
Out (37.85 ac)
Church, Educational Bldg,
Multi-Purpose Bldg, and
Related Uses/Structures
KSqFt
and
Seats
4200
Seats
124KSqFt
A mix of ITE and Custom
rates from Original TIS 678 40%60%93 37 56
Existing to Remain
(17.92 ac)Exiting Church KSqFt or
Seats
26.8K
SqFt
700 Seats
A mix of ITE and Custom
rates from Original TIS 244 52%48%18 9 9
Existing to Remain
(17.92 ac)
Phase 2 Multi-Purpose
Bldg KSqFt 45.3KSqFt A mix of ITE and Custom
rates from Original TIS 100 40%60%22 9 13
Unused Entitlement
(19.93 ac)
New Sanctuary (Convert
existing to educational)
and New Bldgs.
51.9KSqFt
+ 3500
Seats
New Hope B/O Less
Existing (From Original
TIS)
334 53 19 34
Future Church
Expansion Setaside
Expanded Sanctuary
(5KsSqFt or 100 Seats)KSqFt 100
Rates for Number of
Seats
T = .61(x)
61 Rates per 1000 sqft (1)
T=0.34(X)+5.24 48%52%7 3 4
Proposed Land Use Mid-Rise Apartment Per Unit 319 (T) = 5.12(x) + 387.53 (2)2,021 (T) = 0.48(x) - 11.07 67%33%142 95 47
Net New 24-Hr Trips 1,687 96 79 17
Notes:
(1) P.M. Peak Hour trip rates are not given for Churches based on number of seats; Rates based upon floor area were used.
(2) Daily (24-hr) rates are not given for Mid-Rise Apartments; Default rates for Low-rise Apartments were used.
PM Peak Total Trips
Net New PK HR Trips
24-Hr Trip Rate
Equation
24-Hr
2-Way
Trips
PM Pk Hr Trip Rate
Equation
PM
Enter
Split
PM
Exit
Split
ITE Land Use Category Unit of
Measure Units
4 | Page
SITE ACCESS CONSIDERATIONS
Access to/from the site will be from the existing single right-in/right-out/left-in connection to Davis
Boulevard. The site is served by a westbound deceleration area and an eastbound left turn
deceleration/turn lane. No change in access is being proposed. The master plan also incorporates a
future interconnection in the northwest corner of the site to the Shoppes at Santa Barbara PUD.
TRIP DISTRIBUTION
The east/west distribution of trips to/from the site is estimated to be 20%/80%. The estimated weekday
p.m. peak hour trip distribution is shown in Figure 2. The peak directional trips are shown in red.
Santa Barbara Blvd96 Total
20%20%79 Enter
16 3 17 Exit
100%
50%8 16.94 20%16 Davis Blvd
50%40 80%63 80%63 20%3
20%3
67
10%10%
2 8
Existing Church
Sanctuary and
Multi-Purpose
Bldgs.
Proposed Multi-
Family Bldgs.
FIGURE 2: TRIP DISTRIBUTION
5 | Page
AREA OF INFLUENCE
The Area of Influence was determined using the 2%-2%-3% standards outlined in the TIS Guidelines. The
impacted segments are shown in Table 2, with the PROJECT peak hour trips in the peak direction
highlighted in yellow.
TABLE 2: AREA OF INFLUENCE DETERMINATION
EXISTING CONDITIONS
Existing conditions were evaluated using the 2015 AUIR. The summary results for those impacted links
are shown in Table 3.
TABLE 3: EXISTING CONDITIONS
BACKGROUND TRAFFIC
Background traffic growth was determined for each segment by using the AUIR 5-year annual growth
rate (AGR) factor, which in all cases was greater than the 2015 AUIR Trip Bank value. The growth rate
was then used to grow existing traffic volumes to 2020 traffic volumes. Table 4 compares the AGR to the
Trip Bank values, concluding that using the AGR produced the higher net growth in all cases. Table 5
summarizes the future conditions resulting from background growth using the AGR-derived values and
project traffic for each segment. Minor variations are due to rounding.
Segment From To
# of
Lanes
Each
Dir
LOS
Std
Directional
Service
Volume (1)
Criteria % of
Threshold
Trips
% of
LOS
% Project
Traffic
Assigned
Project
Trips
Exceeds
2%
Threshold
at Build
Out
Davis Blvd County Barn Rd Santa Barbara Blvd 4 D 2,200 2%44 50%8 40 No
Davis Blvd Santa Barbara Blvd Project Entrance 3 D 2,900 2%58 100%17 67 Yes
Davis Blvd Project Entrance Radio Rd 3 D 2,900 2%58 20%16 3 No
Santa Barbara Blvd Radio Rd Davis Blvd 3 E 3,100 2%62 20%3 16 No
Santa Barbara Blvd Davis Blvd Rattlesnake-Hammock 3 E 3,100 2%62 10%8 2 No
(1) 2015 AUIR
Directional Project
Trips Assigned
NB/WB SB/EB
Road Name From To LOS
Std
Peak
Dir
Directional
Service
Volume (1)
2015
Exisiting
Volumes
(1)
V/Std
Ratio LOS
Davis Blvd County Barn Rd Santa Barbara Blvd E NB 2,200 1360 0.62 C
Davis Blvd Santa Barbara Blvd Project Entrance E EB 2900 640 0.22 B
Davis Blvd Project Entrance Radio Rd E EB 2900 640 0.22 B
Santa Barbara Blvd Radio Rd Davis Blvd E EB 3100 1290 0.42 B
Santa Barbara Blvd Davis Blvd Rattlesnake-Hammock Rd D NB 3100 840 0.27 B
(1) 2015 AUIR
6 | Page
TABLE 4: COMPARISON OF AUIR ANNUAL GROWTH RATE AND TRIP BANK
TABLE 5: FUTURE CONDITIONS
OPERATIONAL ANALYSIS
The PROJECT will be served by the existing driveway connection and associated turn lanes, and during
the TIS Methodology Meeting (see Appendix) it was determined the additional p.m. directional traffic
would not be significant enough to impact the downstream signal during the peak hour, therefore no
additional operational analysis was required.
CONCLUSIONS
Access to the site will be from the existing right-in/right-out/left-in connection to Davis Boulevard, and
will also include an interconnection to the Shoppes at Santa Barbara PUD. The trip generation analysis
has demonstrated that the proposed PROJECT will generate 96 2-way weekday, p.m. peak hour trips
that will not adversely impact the adjacent roadways within the area of influence.
Road Name From To LOS
Std
Peak
Dir
2015
Directional
Volume (1)
Annual
Growth
Rate
(AGR) (1)
2020
Bkgd
Volumes
Using
AGR
Net
Growth
Using
AGR
2015 Trip
Bank
Davis Blvd County Barn Rd Santa Barbara Blvd D EB 1,360 2%1504 144 104
Davis Blvd Santa Barbara Blvd Project Entrance D EB 640 2%856 216 149
Davis Blvd Project Entrance Radio Rd D EB 640 2%793 153 150
Santa Barbara Blvd Radio Rd Davis Blvd E NB 1290 4%1514 224 221
Santa Barbara Blvd Davis Blvd Rattlesnake-Hammock Rd E SB 840 4%953 113 111
(1) 2015 AUIR
Road Name From To LOS
Std
Peak
Dir
2020
Project
Trips (Pk
Dir)
Net
Growth
Using
AGR
2020
Estimate
Net
Growth
Total
2020
Bkgd +
Project
Volumes
Total
Directional
Service
Volume
V/Std
Ratio LOS
Davis Blvd County Barn Rd Santa Barbara Blvd D EB 40 144 183 1543 2200 0.70 C
Davis Blvd Santa Barbara Blvd Project Entrance D EB 67 216 282 922 2900 0.32 B
Davis Blvd Project Entrance Radio Rd D EB 3 153 157 797 2900 0.27 B
Santa Barbara Blvd Radio Rd Davis Blvd E NB 3 224 228 1518 3100 0.49 B
Santa Barbara Blvd Davis Blvd Rattlesnake-Hammock Rd E SB 2 113 114 954 3100 0.31 B
(1) 2015 AUIR
7 | Page
APPENDIX
Memo
To: GCI Residential (GCI) From: Tom Trettis, C.S.E., P.W.S.
Stantec
File: 215612986 Date: February 29, 2016
Reference: Preliminary Environmental Assessment of the GCI Residential Site
A preliminary environmental assessment was performed on the 18.99-acre GCI Residential Site on
December 7 and 14, 2015. The property is located north of Davis Boulevard, west of New Hope
Ministries and east of Santa Barbara Boulevard in Section 4, Township 50 South, Range 26 East, Collier
County, Florida. The purpose of the site assessment was to search the property for the presence of
state and/or federal listed species. The assessment was performed by Stantec senior ecologist Tom
Trettis, CSE, PWS, who is authorized by the Florida Fish and Wildlife Conservation Commission (FWC)
as a Gopher Tortoise Agent (GTA-09-00076D) to perform gopher tortoise surveys. The pedestrian
survey was performed in support of proposed construction and utilized the meandering strip
pedestrian census survey methodology. Transects were spaced to allow almost 100% visual
coverage of the undeveloped portions of the subject property. There are two (2) conservation
areas located on the property that have been preserved and the balance of the site was previously
cleared of native vegetation. The dominant habitat type occurring within the conservation areas
consists of pine flatwoods. Exotic vegetation was observed in the conservation areas and included
Brazilian pepper (Schinus terebinthifolius), melaleuca (Melaleuca quinquenervia), and ear-leaf
acacia (Acacia auriculiformis). The previously cleared portion of the property contained standing
water, algal mats and is dominated by wetland vegetation.
No gopher tortoise (Gopherus polyphemus) individuals, burrows, feeding signs, or scat were
observed within proposed construction areas during the preliminary environmental assessment.
Special attention within conservation areas was also paid to the potential presence of Big Cypress
fox squirrel (Sciurus niger avicennia), Florida bonneted bat (Eumops floridanus) and bald eagle
(Haliaeetus leucocephalus) due to the regional presence of these species in rural Collier County.
No state or federal listed wildlife species were documented inhabiting or utilizing the property during
the preliminary environmental assessment.
A review of the FWC and U.S. Fish and Wildlife Service (FWS) listed species databases indicate the
subject property is located within the Florida Bonneted Bat Consultation Area, Red-cockaded
Woodpecker Consultation Area and Wood Stork Core Foraging Area. The FWC database also
indicated the occurrence of a least tern (Sterna antillarum) data point within one mile of the
property. Collier County Environmental Services, South Florida Water Management District, FWC,
and/or the U.S. Fish and Wildlife Service may require additional listed species surveys to be
conducted prior to development of the site. Local, state and federal agencies will indicate the
need for additional listed species surveys during the permitting process.
V:\2156\active\215612986\environmental\report
February 29, 2016
GCI Residential (GCI)
Page 2 of 2
Reference: Preliminary Environmental Assessment of the GCI Residential Site
Non-listed wildlife species observed during the survey included killdeer (Charadrius vociferous),
Northern flicker (Colaptes auratus), red-bellied woodpecker (Melanerpes carolinus), Northern
cardinal (Cardinalis cardinalis), common snipe (Gallinago gallinago), mourning dove (Zenaida
macroura), red-tailed hawk (Buteo jamaicensis), brown anole (Anolis sagrei), and raccoon (Procyon
lotor) tracks/scat.
V:\2156\active\215612986\environmental/report
December 21st, 2015
Dan Garner, P.E
Stantec
3200 Bailey Lane, Suite 200
Naples, FL 34105
VIA: E-MAIL
Subject: New Hope Community Facility West
Parcel #: 00399720004 and 00399760006
Water and Wastewater Availability
Dear Mr. Garner:
Wastewater service is available for the above referenced parcels via an existing private 8”
gravity system, which connects to a private 4” force main that extends to a public 16” force
main running along Davis Boulevard. Water Service is available from an existing private 8” stub
out at the intersection of Davis Boulevard and Santa Barbara Road.
Specific connection points for the system tie-ins to wastewater lines may be made after
submission and approval of the hydraulic calculations by the Planning and Project Management
Division, validating that the up/downstream systems are adequate to handle the increase in
flow.
This letter implies no guarantee that other developments throughout the District will not have
an impact on the quantity of sewage treatment and disposal capacity available to this property
until the project has received a commitment for service. Should sewage treatment and disposal
capacity not be available, the Developer would be required to provide an interim means to
provide these services until the District’s facilities have the adequate capacity to serve the
project.
Should you have further questions, please feel free to contact me at (239) 252-2583.
Sincerely,
Nathan Beals, PMP, Project Manager
Planning and Project Management Division
CC: Aaron Cromer, Principal Project Manager Eric Fey, Engineering Review
EXHIBIT E
DEVIATIONS AND JUSTIFICATIONS
The application seeks the following deviations:
Deviation 1
Deviation 1 requests relief from Section 6.06.06.A.4.a of the Land Development Code, which
requires a 5 foot sidewalk to be constructed on both sides of the internal Drive drives; to
allow a sidewalk to be constructed in substantial compliance with the sidewalk locations
show on the Master Concept Plan, providing pedestrian interconnections to the adjacent
commercially zoned property as shown.
The intent of this deviation is to provide for sidewalks around the perimeter of the building
areas but not to require sidewalks around the outside of the parking area where they
would serve no beneficial purpose. Rather than placing an additional 5’ sidewalk
around the perimeter of the site which may not provide much functionality, the
applicant has included a sidewalk around the proposed lake with connections provided
to the amenity center as well as the sidewalks that are in front of each building. This
approach would seem to provide greater functionality versus a perimeter sidewalk or a
10’ wide sidewalk on one side of the internal driveway and parking areas. Additionally,
connection points are provided directly to the adjacent commercial parcel in two
locations, oneat the southwest corner and one along the driveway that will ultimately
connect with the shopping center driveway at the time of further development of the
commercial project.
Deviation 2
Deviation 2 requests relief from Section 4.06.02.C of the Land Development Code which
requires a 15 foot wide Type B buffer and a 10 foot wide Type A buffer between the
proposed residential use and the existing Community Facility use (Church), to allow for the
required 10’ Type A buffer adjacent to the drive aisle lying west of the existing Multi-Purpose
Building to be located within an easement on the Residential Tract as shown on the Master
Concept Plan.
The intent of deviation 2 is to allow for the 10’ Type A buffer that would typically be
located on the CF tract to be located within a buffer tract or easement on the R
designated parcel. This is required due to the proximity of the existing internal drive
aisle that is immediately adjacent to the common property line between the two
land uses but will not result in a reduction in the required buffers.
b fOi
ff uvrJl
OC
ORDINANCENO
AN
ORDINANCEOF
THE BOARD
OF COUNTY COMMISSIONERS OF
COLLIER COUNTY FLORIDA AMENDING ORDINANCE NUMBER AS
AMENDED THE COLLIER COUNTY LAND
DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE
ZONING REGULATIONS FOR THE UNINCORPORATED
AREA OF COLLIER COUNTY FLORIDA
TO AMEND THE APPROPRIATE ZONING
ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE
SUBJECT REAL PROPERTY FROM RURAL AGRICULTURAL A ZONING
DISTRICT APPROVED WITH A PROVISIONAL USE
FOR A CHURCH BY RESOLUTION NUMBER
AND THE NEAPOLITAN PARK PLANNED UNIT DEVELOPMENT
PUD ZONING DISTRICT TO A CFPUD ZONING DISTRICT
TO BE KNOWN AS THE
NEW HOPE MINISTRIES CFPUD LOCATED ON THE
NORTH SIDE OF DAVIS BOULEVARD CR AND EAST
OF SANTA BARBARA BOULEVARD IN SECTION TOWNSHIP
SOUTH RANGE EAST COLLIER COUNTY FLORIDA CONSISTING OF ACRES
PROVIDING FOR THE REPEAL OF ORDINANCE NUMBER
AS AMENDED THE NEAPOLITAN PARK PUD AND
PROVIDING AN EFFECTIVE DATE Pot rrn r
lPorifIi x tf J
Po rn c c I J r
rn o
WHEREAS
Tim Hancock
of
Davidson
EngineeringIncorporatedrepresenting
New
Hope
Ministries
Incorporatedpetitionedthe
Board
of County
Commissioners to change
the
zoningclassification
of
the subject
real
property
as part of Petition PUDZ AR NOW THEREFORE BE
IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY FLORIDA
that SECTION ONE The zoning classification of the herein described real property located in Section
Township South Range East Collier County Florida is changed from
a Rural Agricultural A Zoning District
with an
approved provisional use for a church by Resolution Number and the Neapolitan Park
Planned Unit Development PUD Zoning District to a Community Facility Planned Unit Development CFPUD
Zoning District for a project to be known as the New Hope Ministries CFPUD
in accordance with the CFPUD Document attached hereto as Exhibit A and incorporated by reference
herein The appropriate zoning atlas map or maps as described in Ordinance Number
as amended the Collier County Land Development Code isare hereby amended accordingly SECTION
TWO Ordinance Number as amended known as the Neapolitan Park PUD adopted on January by
the Board of County Commissioners of Collier County is hereby repealed in its entirety
Page I of
SECTION THREE
This Ordinance shall become effective upon filing with the Department of State
PASSED AND DULY ADOPTED by super majority vote of the Board of County
Commissioners of Collier County Florida this qPt day of SanuJIlj ATTEST
D
iGl T E BI OCk CLERK PcCo
k Attui
J O D eputy Clerk S
QIl tllrt JoIl Approved astoFormand Legal
Sufficiency J itt
pa Ikut Marj e
Student Stirling Assistant County
Attorney BOARD OF
COUNTY COMMISSIONERS COLLIER COUNTY
FLO A This ordinance
filed with the S wtary
ofb e Offiiayofand
acknowledgement ofthet filinfGE
lt day af
k Deputy
Clerk Page
of
NEW HOPE MINISTRIES CFPUD
A COMMUNITY FACILITY PLANNED UNIT DEVELOPMENT
PREPARED FOR
NEW HOPE MINISTRIES INC
DAVIS BOULEVARD NAPLES
FLORIDA PREPARED BY
DAVIDSON ENGINEERING
INC KRAFT ROAD
SUITE NAPLES FLORIDA DATE FILED
January DATE REVISED
June DATE REVIEWED BY CCPC
December DATE APPROVED BY BCC
Janua ORDINANCE NUMBER LUU u I EXHIBIT
A
TABLE OF CONTENTS
PAGE
TABLE OF CONTENTS STATEMENT
OF COMPLIANCE SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION SECTION II PROJECT
DEVELOPMENT REQUIREMENTS SECTION IIICOMMUNITY FACILITY
AREAS PLAN SECTION IV PRESERVE AREAS PLAN
SECTION V DEVELOPMENT COMMITMENTS EXHIBIT A
LIST OF EXHIBITS CFPUD MASTER
PLAN
STATEMENT OF COMPLIANCE
The development of approximately t acresof property in Collier County as a Community Facility
Planned Unit Development to be known as New Hope Ministries CFPUD will
be in compliance with the planning goals and objectives of Collier County as set
forth in the Collier County Growth Management Plan GMP The community facilities of
the New Hope Ministries CFPUD will be consistent with the growth policies land development
regulations and applicable comprehensive planning objectives for the following
reasons The project
development is compatible and complimentary to surrounding land uses as required
in Policy of the Future LandUse Element Improvements are planned to be
in compliance with applicable sections of the Land Development Code LDC as set
forth in Objective of the Future Land Use Element The project development is planned
to protect
the functioning of natural drainage features and natural groundwater aquifer recharge areas as
described in Objective of the Drainage Sub Element of the
Public Facilities Element The project islocated within the Urban Mixed Use District
Urban Residential Subdistrict and Urban Mixed Use District Activity Center Subdistrict on the
Future Land Use Map The Urban designation allows for a variety
of community facilities including churches
SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION
PURPOSE The purpose
of this Section is to set forth the location and ownership of the property and
to describe the existing conditions of the property proposed to be developed under
the project name of New Hope Ministries CFPUD LEGAL DESCRIPTION
The subject property being
t acres is located in SectionTownship South Range East and is fully described as
The West half of the Southeast quarter ofthe
Southwest quarter of Section Township South Range East Collier County Florida less
and except the South feet for purposes of road right of
way The East half of the Southwest quarter ofthe Southwest quarter of Section
Township South Range East Collier County Florida less and except the South
feet for purposes of road right of way PROPERTY OWNERSHIP The
subject property is owned by New Hope Ministries Incorporated a Florida not for profit
corporation Davis Boulevard Naples
Florida GENERAL DESCRIPTION OF PROPERTY AREA A The subject property is located
on the north side of Davis Boulevard approximately feet east
ofSanta Barbara Boulevard Collier County Florida
B The eastern half of the subject property is zoned Agricultural with an
approved Provisional Use that allows the existing church facilities and
the
western half is zoned PUD Neapolitan Park approved by Collier County Ordinance No
PHYSICAL DESCRIPTION The project site is primarily located within the
Lely Canal Drainage Basin according to the Collier County Drainage Atlas
The proposed outfall for the
project is the Davis
Boulevard roadside ditch located along the south property line of the project
Natural ground elevation varies from NGVD within the on site wetland areas to NGVD
at the CR right of way line constituting the west property line average site elevation is NGVD
The entire site is located within FEMA Flood Zone X with no base flood
elevation specified The water management system of the project
proposes the construction of a perimeter berm with crest elevation set at
or above the year day peak flood stage Water quality pretreatment is proposed in the on
site lake native vegetation areas prior to discharge Per Collier County Soil
Legend dated January the soil
type found within the limits of the property is predominately Pineada Fine Sand
Limestone Substratum and Boca Fine Sand The site vegetation consists primarily of
slash pine cabbage palm and cypress
trees with upland areas of slash pine and saw palmetto The siteisinfestedwithmelaleucatreesSHORTTITLEThisOrdinanceshallbeknownandcitedas
the New
Hope Ministries Community Facility
Planned Unit Development Ordinance
SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
PURPOSE The purpose
of this Section is to delineate and generally describe the project plan ofdevelopmentrelationshipstoapplicableCountyordinancestherespectiveland
uses of the tracts included in the project as well as other project relationships GENERALA
Regulationsfor development
of the New Hope Ministries CFPUD shall be in accordance with the
contents ofthis Document CFPUD Community Facility Planned Unit DevelopmentDistrictandotherapplicablesectionsandpartsofthe
LDC and GMP in effect at the time of issuance of any development order to whichsaidregulationsrelatewhichauthorizestheconstructionofimprovementsWhere
these CFPUD regulations fail to provide developmental standards then
the provisions of the most similar district in the LDC
shall apply B Unless otherwise noted
the definitions of all terms shall be the same as the definitions set forth
in the LDC in effect at the time of building permit application DESCRIPTION OF PROJECTThe
New Hope Ministries CFPUD will
be developed for church facilities including but not limited to a sanctuaryandrelatedaccessoryusesRELATEDPROJECTPLANAPPROVALREQUIREMENTSAppropriate
instrumentswill be provided at the time
of infrastructural improvements regarding any dedications to Collier County and
the methodology for providing perpetual maintenance of common facilities TEMPORARYFACILITIESATemporarytrailersmaybeplaced
on the site after
site development plan SDP approval for administrative storage and caretaker uses subject toLDCrequirements
SECTION III
COMMUNITY FACILITY AREAS PLAN
GENERAL DESCRIPTION The New
Hope Ministries CFPUD will be developed for church facilities with asanctuary and
related accessory uses PERMITTED USES
Nobuilding structure or
part thereof shall be erected altered or used or land used in whole or
part for other than the following A Permitted Principal Uses
and Structures Churches and houses of
worship not to exceed seats Any other use deemed comparable in nature
by the Board of Zoning Appeals B Permitted Accessory Uses and Structures
Customary accessory
uses and structures including child and
adult day care facilities and administrative offices Recreational uses and
facilities including but not limited to
swimming pools tennis courts volleyball courts athletic fields tot lots
boat docks walking paths picnic areas recreation buildings special
event areas and basketball shuffle board courts Inconjunction
with the church a bookstore educational classes recording
studio printing shop counseling center and church bus van parking
area all such uses shall be related to
and incidental to the church Gatehouse Essential services including interim and permanent
utility and maintenance facilities
Water management
facilities Any other accessory use deemed comparable by the
process outlined
in the LDC
DEVELOPMENT STANDARDS A Table
I sets forth the development standards forland uses within the New Hope Ministries
CFPUD Front yard setbacks in Table I shall be measured as follows
If the
parcel is served by a public or private right of way the setback is measured
from the adjacent right of way line If the parcel
is served by a non platted private drive the setback is measured from the back
ofcurb or edge of pavement If the parcel is served by a
platted private drive the setback is measured from the road easement or
property line TABLE ICOMMUNITY FACILITY
DEVELOPMENT STANDARDS
Requirements Principal Use Accessory
Use Minimum Lot Area square
feet N A Minimum Lot Width feet N A
Maximum Height stories not to feet exceed
feet Minimum Building Setbacks Front yard feet feetSideyardfeet
feet Rear yard
feet feet CFPUD boundary feet feet
Lake feet feet Preserve feet feet Distance
between structures feet feet Lake setbacks are
measured from the control elevation established for
the lake feet where abutting
residentially developed or zoned properties
B Landscapina and Bufferino Reauirements
If landscape buffers are determined to be necessary adjacent to wetland
preserve areas they shall be separate from those preserve areas
All
landscape buffers shall be as required by the LDC
SECTION IV
PRESERVE AREAS PLAN
PURPOSE The purpose
of this Section is to identify specific development standards forthe Preserve Areas
as generally shown on Exhibit A CFPUD Master Plan A minimum of
acres of Native Vegetation Area shall be provided PERMITTED USES No building
structure or part thereof
shall be erected altered or used or land used in whole or part for
other than the following subject to permitting A Permitted Principal Uses and Structures
Passive recreational areas Non paved biking
hiking and nature trails
and boardwalks Water management structures required by permitting agencies Native
preserves and wildlife sanctuaries Supplemental landscape planting screening
and buffering within the Native Vegetation
Areas may be approved after Environmental Services staff
review A minimum of acres of Native Vegetation Area
shall be provided All supplemental plantings within the Preserve Areas shall
be indigenous native species and shall meet the
minimum planting criteria set forth in the LDC
SECTION V
DEVELOPMENT COMMITMENTS
PURPOSE The purpose
of this Section is to set forth the commitments for the development of thisprojectGENERALAll
facilitiesshall be
constructed in strict accordance with approved SDPs and all applicable State and local
laws codes and regulations applicable to this CFPUD in effect at
the time of plat first SDP approval or building permit application as the casemaybeExceptwherespecificallynotedorstatedotherwisethestandardsand
specifications of the official County LDC shall apply to this project evenifthelandwithintheCFPUDisnottobeplattedThedeveloperitssuccessorand
assigns shall beresponsible for the commitments outlined in this Document
The developer its successor
or assignee shall follow the CFPUD Master Plan and the regulations of
this CFPUD as adopted and any other conditions or modifications as may be
agreed to in the rezoning of the property In addition any successor in title
or assignee is subject to the commitments within this Document PUD MASTER PLAN
A
Exhibit A CFPUD Master Plan
illustrates the proposed development and is conceptual in nature Proposed area
lot or land use boundaries or special land use boundaries shall not
be construed to be final and may bevaried at any subsequent approval phase
such as final platting or SDP approval B All necessary easements dedications
or
other instruments shall be granted to insure the continued operation
and maintenance of all service utilities and all common areas in
the project SCHEDULE OF DEVELOPMENT MONITORING REPORT An
SDP shall be submitted per County regulations
in effect at time of site plan submittal The project is to be constructed inseveraladditionalphasesAThelandownersshallproceedandbegoverned
according to the time limits pursuant to LDC requirements
B Monitoring Report An annual monitoring report shall be submitted
pursuant to LDC requirements
WATER MANAGEMENT A Prior
to SDP approval the petitioner shall dedicate to the County a sixty foot drainage and
right of way easement along the property line fronting Davis Boulevard The
easement shall be improved by the developer of this property and shall
have the following dimensions a foot flat travel way on the north side continue
on a slope feet to elevation feet NGVD having a foot wide bottom and continuing up on
a slope for feet to the existing grade This will leave feet before the right of way line
of Davis Boulevard This improvement shall be completed prior to the issuance of any certificate of
occupancy CO B This site shall be designed for OO year flood
plain compensation using a
year flood elevation of feet NGVD C The CFPUD Document and Master Plan shall show full
water quality pre treatment volume before the stormwater
reaches an elevation that would have the lake overflow its banks and then
backflow into the natural ground areas preserve The Preserve Management
Plan shall include provISions for annual monitoring to determine potential impacts of stormwater
on the
preserve s vegetation The property owner will be required
to replace vegetation adversely impacted by the stormwater with vegetation that
will be suitable to the future conditions TRAFFIC A All
traffic control devices signs pavement marking and design criteria shall
bein accordance with the
Florida Department of
Transportation FDOT Manual of Uniform Minimum Standards MUMS current edition FDOT Design Standards
current edition and the Manual On Uniform Traffic Control Devices MUTCD
current edition B Access points shown on the CFPUD
Master Plan shall be considered to be conceptual The number of
access points
constructed may be less than the number depicted on the Master Plan however no
additional access points shall be considered unless a PUD amendment is approved
CSite related improvements as opposed to system related improvements necessary for
safe ingress and egress to this project as
determined by Collier County shall not be eligible for impact
fee credits All improvements necessary
to provide safe ingress and egress for construction related traffic shall be in
place and operational prior to commencement of on site construction
D Nothing in any development order shall vest a right of access in excess of a
right in right out condition at any access point Neither shall the existence of a
point of ingress a point of egress or a median opening nor the lack thereof be
the basis for any future cause of action for damages against the County by the
developer its successor in title or assignee Collier County reserves the right to
close any median opening existing at any time which is found to be adverse to
the health safety and welfare of the public Any such modifications shall be
based on but not limited to safety operational circulation and roadway
capacity
E If any required turn lane improvement requires the use of any existing County
rights of way or easement s then compensating right of way shall be provided
at no cost to Collier County as a consequence of such improvement s upon final
approval of the turn lane design during the review of the first subsequent
development order The typical cross section shall not differ from the existing
roadway unless approved in writing by the Transportation Division
Administrator or his designee The cost of installing or lengthening turn lanes to
serve the project shall be borne by the developer
F If in the sole opinion of Collier County traffic signal s other traffic control
device sign pavement marking improvement within any public right of way or
easement or site related improvements as opposed to system related
improvements necessary for safe ingress and egress to this project as
determined by Collier County is determined to be necessary the cost of such
improvement shall be the responsibility of the developer its successors or
assigns The improvements shall be paid for or installed at the County s
discretion prior to the issuance of the appropriate corresponding CO
G Land to be conveyed to the County for right of way or other public purposes
shall be so conveyed in fee simple by warranty deed or otherwise by easement
to the County within days of Board of County Commissioner sapproval of the
rezone petition or upon approval of the final plat or SDP whichever comes first
In no event shall any building permit right of way or drainage permit or other
development order be approved prior to the conveyance of the land unless
otherwise approved by the Board of County Commissioners H
During periods of church worship or special events generating attendance that would
equal the church worship attendance the church must secure traffic control
assistance from either the Florida Highway Patrol or the Collier County Sheriff
s Office subject to the availability of a Sheriff Deputy or Highway Patrol Officer
for that purpose
PLANNING A If
during the course of site clearing excavation or other construction activity an
historic or archaeological artifact isfound all development within the
minimum area necessary to protect the discovery shall be immediately stopped
and the Collier County Code Enforcement Department contacted
B A
minimum of ofthe required parking spaces shall be pervious C Non compatible
uses It isrecognized that there are uses and accessory uses which because
of their very nature have characteristics that do not meet the compatibility
criteria of this ordinance and thus adversely impact adjacent areas Special
regulation of these uses is necessary to ensure that these adverse
impacts will not contribute to the blighting and downgrading of the
surrounding neighborhood Within days from
submittal of any SDP it shall be within the discretion of the County Manager
or designee to refuse approval of such SDP if it includes a use that
in the professional judgment of the County Manager of designee isnot
compatible with and has a potential to cause a deleterious effect upon an
adjacent neighborhood Notice of such refusal
shall be promptly mailed to the applicant for the SDP Applicant and staff
will meet at their earliest convenience to discuss and attempt to amicably
resolve the compatibility issues which can include but is not
limited to moving the questioned use to another location within the development
Should the parties be
unable to reach an amicable solution the matter will be promptly referred to
the Collier County Planning Commission At a publicly noticed hearing the
Planning Commission will review the proposed use make a
finding as to whether the proposed use was intended for this site as
set forth in the zoning ordinance and whether such use can be made compatible
with the adjoining neighborhood through the imposition of certain conditions
or restrictions including but not limited to location the use
to another location within the development buffering limiting hours of operation requiring
a vestibule walls and relocating dumpsters Should either the County
or the
applicant be unwilling to abide with the findings and recommendations of the Planning
Commission the matter will then be forwarded to the
Board of County Commissioners for a public hearing to be conducted in the
same manner as LDC section except that notice purposes days prior notice by publication
will be sufficient
ENVIRONMENTAL A All
conservation areas shall be designated as conservation preservation tracts or
easements on all construction plans and shall be recorded on the plat with
protective covenants per or similar to Section of the Florida Statutes Setbacks shall
be provided in accordance with the LDC Inthe event the
project does not require platting all conservation areas shall be recorded as
conservation preservation tracts or easements dedicated to an approved
entity and to Collier County with no responsibility for maintenance and
subject to the uses and limitations similar to or as
per Florida Statutes B The Preserve Management
Plan shall include provIsions for annual monitoring to determine potential
impacts of stormwater on the preserve s vegetation The property owner
will be required to replace vegetation adversely impacted by the
stormwater with vegetation that will be suitable to the future conditions
FIRE REVIEW A No
infrastructure shall be installed
until proper permits are applied for and obtained
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STATE OF FLORIDA
COUNTY OF COLLIER
I DWIGHT E BROCK Clerk of Courts in and for the
Twentieth Judicial Circuit Collier County Florida do
hereby certify that the foregoing is a true and correct
copy of
ORDINANCE Which was
adopted by the Board of County Commissioners on the
th day of January during Regular Session WITNESS my hand
and the official seal of the Board of County Commissioners of
Collier County Florida this th day of February
DWIGHT E BROCK Clerk
of Courts and
Clerk Ex officio to Board
of County Commissioners A