Agenda 11/18/2014 Item # 9C11/18/2014 9.C.
EXECUTIVE SUMMARY
Recommendation to deny the Everglades - Randall Subdistrict small -scale amendment to the Golden
Gate Area Master Plan Element of the Collier County Growth Management Plan, Ordinance 89 -05,
as amended, for transmittal to the Florida Department of Economic Opportunity (Adoption
Hearing) (PL20110002626 /CPSS- 2012 -1) [Companion to Petition CU- PL201100026151.
OBJECTIVE: For the Board of County Commissioners (BCC) to review the proposed small -
scale Growth Management Plan amendment and consider denying this petition.
CONSIDERATIONS: The subject petition is submitted as a small -scale growth management
plan amendment. As such, per Florida Statutes, the request is heard once only by the Collier
County Planning Commission (CCPC) and the BCC. If approved for adoption by the BCC, the
amendment is transmitted to the Department of Economic Opportunity (DEO).
Per Chapter 163.3187, Florida Statutes, there are limitations for this type of amendment, as
identified below, followed by staff comments in [brackets].
1. Parcel must be 10 acres or less in size [subject site is X7.80 acres].
2. The annual cumulative acreage for all small -scale development amendments adopted by
the local government does not exceed a maximum of 120 acres in a calendar year [There
has been one small -scale amendment adopted in calendar year 2014, comprising +9.3
acres (Petition PL20130002249 1CPSS- 2013 -2)].
No text change to the goals, objectives and policies; only a site specific small -scale land
use change to the future land use map shall be permitted. However, a text change related
directly to, and adopted simultaneously with, a small -scale future land use map change
amendment shall be allowed. [The proposed text change is directly related to, and is
proposed to be adopted simultaneous with, a small -scale fixture land use map
amendment].
4. Site is not located within an Area of Critical State Concern (ACSC) [the site is not
located within the ACSC].
This petition seeks to amend the Golden Gate Area Master Plan Element of the Collier County
Growth Management Plan to establish the Everglades - Randall Subdistrict to allow a
church /place of worship and related uses — excluding day care centers, private schools, soup
kitchens and homeless shelters — at a maximum intensity of 20,000 square feet, including no
more than 230 seats. (There is a companion conditional use (CU) petition for this same site; that
CU petition can only be approved if this Plan amendment is first approved.)
FINDINGS AND CONCLUSIONS: Based on the review of this petition, including the
supporting data and analysis, staff makes the following findings and conclusions.
Packet Page -283-
11 /18/2014 9. C.
• As a result of this amendment, there are no significant impacts to public facilities, as
defined in the Capital Improvement Element, with respect to Transportation, Potable
Water, Sanitary Sewer, Drainage and Solid Waste facilities.
• The subject property is located at the intersection of two rural, 2 -lane roadways with a
flashing 4 -way stop signal — Everglades Boulevard and Randall Boulevard.
• Conditional uses, such as a church use, are generally compatible with residential
properties, provided certain conditions are imposed to mitigate impacts.
• Conditional use development on the subject site has the potential to provide a transition
from a future (refer to 2035 LRTP) busy intersection to the adjacent low- density
residential properties.
• Approval of this petition may lead to other requests for non - transitional, non - residential
uses, within the other three quadrants of the subject intersection, and other similarly
situated properties in Golden Gate Estates.
• Approval of this petition based on the fixture 6- laning of Randall Boulevard and 4- laning
of Everglades Boulevard may set an undesirable precedent for other major intersections
and /or road corridors within Golden Gate Estates.
• The data and analysis provided to establish the need for the subject Conditional Use site
(e.g. inventory of available Conditional Use sites in Golden Gate Estates and proximate
to GGE) and the appropriateness of this site (e.g. compatibility analysis, impact upon
other properties to possibly seek similar exception to locational criteria) has not been
demonstrated.
• Designation of the subject property for a Conditional Use cannot be supported by the
Goals, Objectives and Policies of the Golden Gate Area Master Plan.
• A re -study of the Golden Gate Area Master Plan is needed.
As identified within the CCPC Staff Report, the Estates designation of the Golden Gate Area
Master Plan, and areas proximate to the Estates provide for locational opportunities for non-
residential land uses, such as the proposed conditional use for a church. The applicant's
documentation provided in support of the Growth Management Plan amendment did not
demonstrate that there is a lack of sites available to accommodate the proposed church use.
Based on this finding, and others outlined above and expanded upon in the Staff Report, staff
does not support the proposed request to establish a new Subdistrict to allow the church use.
FISCAL IMPACT: The cost to process, review and advertise this petition was borne by the
petitioner via application and advertisement fees. Therefore, there are no fiscal impacts to Collier
County as a result of the adoption of this amendment.
Packet Page -284-
11/18/2014 9.C.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is
authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes,
The Community Planning Act, and by Collier County Resolution No. 12 -234, as amended. The
Board should consider the following criteria in making its decision: (1) consistency with the
Comprehensive Plan, including analysis of impact on public infrastructure; (2) consistency with
the Land Development Code, including compatibility analysis; and, (3) review of data and
analysis to support the proposed amendment. This item is approved as to form and legality. It
requires an affirmative vote of four for approval because this is an Adoption hearing for the GMP
amendment. [HFAC]
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board
for transmittal to the Florida Department of Economic Opportunity will commence the thirty -day
(30) challenge period for any affected person. Provided the small -scale development amendment
is not challenged, it shall become effective thirty -one days (31) after Board adoption.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING
COMMISSION (CCPC): That the CCPC forward Petition CPS S- 2012- 1/PL20110002626 to
the Board of County Commissioners with a recommendation to deny transmittal to the Florida
Department of Economic Opportunity.
COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC
heard this petition at their October 2, 2014 meeting. The CCPC voted 7 -0 to forward the subject
petition, with the text revisions reflected within Exhibit "A" (mostly a restructuring /rewording of
the petitioner's text; the companion CU petition contains more substantive changes received by
the CCPC), to the BCC with a recommendation to adopt and transmit to the Florida Department
of Economic Opportunity. There were five public speakers at the public hearing in support of
this proposal and its companion conditional use request.
STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS:
Deny transmittal of Petition CPS S- 2012- 1/PL20110002626 to the Florida Department of
Economic Opportunity.
Prepared by: Michele Mosca, AICP, Principal Planner, Comprehensive Planning Section,
Planning and Zoning Department, Growth Management Division/Planning and
Regulation
Attachments:
1) CCPC Adoption Staff Report
2) Ordinance and Exhibit "A"
3) Project application and documentation are available at:
htta: / /w,A,xn�.collier2ov. net /fto /AEendallov 1814 /Gro,"tliMRmt /PL20110002626 CPSS
- 2012 -1 EverLlades- Randall Subdistrict.pdf
4) Staff Correspondence
5) Community Correspondence and Second Neighborhood Information Meeting Notes
Packet Page -285-
11/18/2014 9.C.
COLLIER COUNTY
Board of County Commissioners
Item Number: 9.9.C.
Item Summary: Recommendation to deny the Everglades - Randall Subdistrict small -scale
amendment to the Golden Gate Area Master Plan Element of the Collier County Growth
Management Plan, Ordinance 89 -05, as amended, for transmittal to the Florida Department of
Economic Opportunity (Adoption Hearing) (PL20110002626/CPSS- 2012 -1) [Companion to
Petition CU- PL20110002615].
Meeting Date: 11/18/2014
Prepared By
Name: KendallMarcia
Title: Planner, Senior, Comprehensive Planning
10/22/2014 8:05:17 AM
Approved By
Name: WeeksDavid
Title: Manager - Planning, Comprehensive Planning
Date: 10/23/2014 10:46:36 AM
Name: PuigJudy
Title: Operations Analyst, Community Development & Environmental Services
Date: 10/23/2014 3:26:21 PM
Name: BosiMichael
Title: Director - Planning and Zoning, Comprehensive Planning
Date: 10/27/2014 8:33:23 AM
Narne: StoneScott
Title: Assistant County Attorney, CAO Land Use /Transportation
Date: 10/30/2014 11:14:52 AM
Name: StoneScott
Title: Assistant County Attorney, CAO Land Use/Transportation
Date: 10/30/2014 11:15:09 AM
Name: MarcellaJeanne
Packet Page -286-
11/18/2014 9.C.
Title: Executive Secretary, Transportation Planning
Date: 11/31120 14 4:56:21 PM
Name: StoneScott
Title: Assistant County Attorney, CAO Land Use /Transportation
Date: 11/5/2014 9:07:44 AM
Name: FinnEd
Title: Management/Budget Analyst, Senior, Transportation Engineering & Construction Management
Date: l 1 /5/2014 10:15:16 AM
Name: lsacksonMark
Title: Director -Corp Financial and Mngmt Svs, Office of Management & Budget
Date: 11151210 14 l :24:42 PM
Name: KlatzkowJeff
Title: County Attorney,
Date: 11/5/2014 3:56:56 PM
Name: OchsLeo
Title: County Manager, County Managers Office
Date: 1 ] /6/2014 3:55:17 PM
Packet Page -287-
CPSS-2O12-1. Everglades-Randall Subdistrict
for the LIDS Church
STAFF REPORT
COLLIER UER COUNTY PLANNING COMMISSION
11/18/2014 9.C.
Aaenda Item 9.13.
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND F<EGULAT|ON,
PLANNING AND ZONING DEPARTMENT COMPREHENSIVE PLANNING
SECTION
HEARING DATE: July 17, 2014
RE: PETITION NO. PL20110002626/CPQG-012-1` EVERGLADES-RAND4LL
SUBDISTRICT — GROWTH MANAGEMENT PLAN AMENDMENT
(ADOPTION HEARING) [COMPANION TO PETITION CU-PL201100026151
Agent: R. Bruce Anderson, Esq.
Roetze|@Andrese Law Firm
85O Park Shore Drive, Third Floor
Naples, Florida 34104
Owner: Corp. of the Presiding Bishop of
the Church of Jesus Christ ofLatter-Day Sainte
5De. North Temples St..22""Floor
Salt Lake City, UT 84150
LOCATION: GEOGRAPHIC
The subject site contains approximately 7.80 acres and is located at the northwest corner ofRandall
Boulevard and Everglades Boulevard, in Sections 19, 20. 29 and 30. Township 48 South, Range 28
East, Collier County, Florida (Refer to the aerial map on page 2 for the general project location).
'f -
CPSS-2012-1. Everglades-Randall Subdistrict
for the LDS Church
11/18/2014 9.C.
Agencia item
SEQUESTED ACTION:
This petitioner seeks to amend the Golden Gate Area Master Plan (,,7,BAMP) text. Futuna Land Use Map
and Map Series by:
1. Amending the Eotates — Mixed Use District, to add the Everglades-Randall Subdistrict, consisting
of Tract 115 and the east 150 feet of Tract 116, Golden Gate Estates, Unit 69;
2. Amending the Future Land Use Map to add the new Subdistrict,: and
3. Creating a new Future Land Use Map series map to depict the new Subdistrict to be titled.
^Evsrg|ades-Randall Subdietrict.^
The petitioner's proposed text changes, shown in athke-hrough/undedine format (words underlined are
added, xvopds are deieted ). are as follows [This text is reflected in the Resolution Exhibit
Pr,oposed Golden Gate Area. 'Miaster Plan E;ement Tex' and, M�ap Amendment
2, ESTATES DESIGNATION
A.Estatas-Mixed Use District
-2-
Packet Page -289-
CPSS- 2012 -1, Everglades - Randall Subdistrict
for the LDS Church
6. Everglades - Randall Subdistrict
11/18/2014 9.C.
Agenda Item 9.B.
[Page 30]
The Everglades - Randall Subdistrict is located on the northeast comer of Everglades Boulevard and
Randall Boulevard and consists of 7.8 acres on Tract 115 and the east 150 ft. of Tract 116 Unit 69
Golden Gate_ Estates. The purpose of this Subdistrict is to provide for churches and other places of
worship and related uses Church - related day care use shall not be allowed
The maximum total floor area allowed in this Subdistrict is 20,000 square feet The maximum height
of buildings shall be 30 feet. Architectural features such as steeples may be a maximum height of 60
feet. Development in this Subdistrict shall be designed to be compatible with the existing and
allowed future, development in the surrounding area
A 75 ft. buffer shall be provided along the northern and western boundaries of the property within
which aseptic tank drain field and water management facilities are permitted 65 feet shall consist
of native vegetation materials from the three vegetative strata to serve as a transitional area
between the church and the adjacent residential tracts The buffer shall have an opacity of 80
percent at time of planting and an opacity of 100 percent within one year.
Minimum Yard requirements are for a corner lot and measured with two front setbacks and two
side Yard setbacks. One front Yard setback will be 75 feet the other front setback may be reduced
to 37.5 feet. Side yards shall be a minimum of 75 feet
A minimum of a 10 feet wide Type B landscape buffer with native vegetation shall be provided
along the parking edges. Water management areas shall not be located in this buffer.
A minimum of 15 feet wide Type D buffers shall be provided along Everglades Boulevard and
Randall Boulevard.
The parking lot shall provide for:
W A maximum of 155 parking spaces with 15 percent in grass parking
Qb The throat depth of the access drives shall be 30 feet measured from the roadway edge of
pavement
Project Description:
The petitioner is requesting the approval of a new Subdistrict on +7.80 acres to allow a church /place of
worship and related uses, not including church related day care use.
SURROUNDING LAND USE ZONING AND FUTURE LAND USE MAP DESIGNATION:
ExistmA Conditions:
The subject request includes 2 Tracts within Unit 69, Golden Gate Estates:
• Tract 115 is approximately 5.46 acres and undeveloped; zoned E, Estates; and, designated
Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future Land Use Map.
• East 150 feet of Tract 116 is approximately 2.34 acres and undeveloped; zoned E, Estates; and,
designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future
Land Use Map.
-3-
Packet Page -290-
CPSS- 2012 -1, Everglades - Randall Subdistrict
for the LDS Church
Surrounding Land Uses:
11/18/2014 9.C.
Agenda Item 9.6.
North: Developed with a single - family home; zoned E, Estates; and, designated Estates Mixed Use
District, Residential Estates Subdistrict on the GGAMP Future Land Use Map.
South: Across Randall Boulevard, single family homes and undeveloped tracts; zoned E, Estates; and,
designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future
Land Use Map.
East: Across Everglades Boulevard, single family homes and undeveloped tracts; zoned E, Estates;
and, designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP
Future Land Use Map.
West: Developed with a single - family home; zoned E, Estates; and, designated Estates Mixed Use
District, Residential Estates Subdistrict on the GGAMP Future Land Use Map.
In summary, the existing and planned land uses in the immediate area surrounding the subject property
are limited to residential land uses.
STAFF ANALYSIS
Appropriateness of Change
If approved as submitted, this proposed Growth Management Plan amendment would allow a
church /place of worship and related uses in an area designated for low density residential development.
An evaluation of the project site and surrounding area, the applicant's needs assessment, development
impacts, infrastructure demands, and other considerations, has been made to determine the
appropriateness of this proposed change.
Background and Considerations
Golden Gate Area Master Plan (GGAMP) — The Golden Gate Area Master Plan contains locational
criteria limiting conditional use development in the Estates designation as follows.
GGAMP — 1991:
Conditional use development, except essential services, was limited to Estates Neighborhood
Centers, infili development on Golden Gate Parkway and on the west side of C.R. 951, and
transitional areas — adjacent to certain non - residential uses.
GGAMP Re -study Committee (formed in year 2002) — GGAMP Policy 5.2.3 and revisions to the
Estates, Conditional Uses Subdistrict:
• The GGAMP Re -study Committee was formed, in part, to study the land use needs of the Golden
Gate Community, such as commercial, community facility and institutional uses.
County staff worked with the Committee to identify appropriate areas to locate new commercial
development and conditional uses within the Estates and Golden Gate City. Committee
recommendations to the BCC included added provisions for conditional use development,
expansion and creation of Neighborhood Centers within the Estates, and the expansion and
creation of commercial /mixed -use subdistricts within Golden Gate City.
-4-
Packet Page -291-
CPSS- 2012 -1, Everglades - Randall Subdistrict
for the LDS Church
11/18/2014 9.C.
Agenda Item 9.13.
Committee recommendations for expanded commercial and conditional use opportunities and the
restriction of these uses in certain areas governed by the Master Plan were adopted by the BCC
in 2003 and 2004, as part of the Phased Re -study Amendments to the GGAMP.
The subject property was not identified as an area appropriate for Conditional Uses or as an area
in which there was a particular need for Conditional Uses.
GGAMP — Present
• Conditional use development, except essential services and model homes, is limited to Estates
Neighborhood Centers; infill development on the west side of C.R. 951; transitional areas —
adjacent to certain non - residential uses or adjacent to Neighborhood Centers; and, five site -
specific locations — one on the west side of C.R. 951, one on the south side of Golden Gate
Parkway, one on the south side of Immokalee Road, one on the west side of Santa Barbara
Boulevard, and one on the south side of Oil Well Road (C.R. 858).
Justification, Conditional Use Analysis and Compatibility:
Justification
The petitioner's stated justification for the proposed amendment is that: (1) The proposed site meets
the church's needs criteria as follows: (a) located within Golden Gate Estates, (b) centrally located to
its membership, (c) cost acceptable to the church, and, (d) accessible; (2) Proposed church use is
compatible with the neighborhood; (3) Proposed site will be located on a future 4 -lane roadway
(Everglades Blvd.) and a 6 -lane roadway (Randall Blvd.), thereby making the site undesirable for
residential development; and, (4) Conditional Use sites [allowed by the GGAMP] for the proposed
church use are not available (not listed for sale or developed) within Golden Gate Estates.
Conditional Use Analysis:
The firm of JR Evans Engineering analyzed potential Neighborhood Center properties, Neighborhood
Center Transitional Conditional Use sites and Transitional Conditional Use sites for a church /place of
worship within the Golden Gate Estates designated area. The Conditional Use analysis included a
statement that twenty parcels within the Neighborhood Centers would allow conditional uses, but that
those properties along with potential Transitional Conditional Use sites were either not listed for sale
or developed. Staff requested detailed documentation regarding these parcels, but the applicant did
not provide them. The above analysis did not include lands outside of the Estates designation that
potentially meets the Church's other needs criteria, i.e. agricultural lands (the Rural Fringe Mixed Use
District along the Immokalee Rd. corridor) or the Rural Settlement Area (Orange Tree and Orange
Blossom Ranch PUDs), as requested by staff during the sufficiency review of the petition (refer to
Map Exhibit 4A — Membership Location Map, and Correspondence Tab — Memoranda dated
November 16, 2012 and August 22, 2013). The applicant stated in their submittal materials that, "the
need to remain in Golden Gate Estates and proximate to members was a primary factor in the
Church's continuing search for a suitable parcel in Golden Gate Estates."
Within Golden Gate Estates east of C.R. 951, areas eligible for conditional use development include:
Neighborhood Centers: These Centers are located along major roadways and are distributed
within Golden Gate Estates according to commercial demand estimates. These centers are
designed to concentrate all new commercial zoning, and conditional uses, as allowed in the
Estates Zoning District, in locations where traffic impacts can be readily accommodated and to
avoid strip and disorganized patterns of commercial and conditional use development. East of
C.R. 951, there are three Neighborhood Centers located at the intersections of Golden Gate
-5-
Packet Page -292-
CPSS- 2012 -1, Everglades - Randall Subdistrict
for the LDS Church
11/18/2014 9.C.
Agenaa item &.ts.
Boulevard and Wilson Boulevard (excluding the NW quadrant), Golden Gate Boulevard and
Everglades Boulevard, and Everglades Boulevard and Immokalee Road.
Neighborhood Center Transitional Conditional Use Sites:
Parcels immediately adjacent to commercial zoning within the Neighborhood Centers located at
the intersections of Golden Gate Boulevard and Wilson Boulevard (excluding the SW quadrant),
Golden Gate Boulevard and Everglades Boulevard, and Everglades Boulevard and Immokalee
Road are eligible for Conditional Uses under this provision of the GGAMP.
Transitional Conditional Use Sites:
Conditional uses may be granted in Transitional Areas. A Transitional Area is defined as an area
located between certain existing non - residential uses (e.g. fire station) and residential uses. The
purpose of this provision is to allow conditional uses in areas that are adjacent to certain existing
non - residential uses and are therefore generally not appropriate for residential use. The
conditional use will act as a transition (buffer) between these non - residential and residential uses.
Historically, Estates' residents have expressed concerns about lack of controls for the location of
conditional uses within the Estates. Policies to regulate the location of conditional use sites were
adopted into the Golden Gate Area Master Plan in 1991 and conditional use locational criteria were
revisited as part of the Golden Gate Area Master Plan Restudy in the early 2000s. The GGAMP
continues to control the location of these conditional uses. Based on the applicant's assertion that
there are no eligible conditional use sites available within the Estates for the proposed church
development, it would serve the interests of the Golden Gate Estates community to reevaluate the
Golden Gate Area Master Plan as part of a comprehensive study to determine the demand for
additional conditional use sites to accommodate existing and future needs of the residents within the
Estates. In addition to demand, the study should evaluate changed conditions (e.g. road network
changes) and should reflect community desires regarding conditional use sites: what, if any,
additional locations; what size (acreage) for any such sites; what use intensity (building sq. ft., uses
allowed, etc.); what development standards (building height and mass, setbacks, landscaping,
buffers, architectural standards, parking allowances, etc.). It is staff's position that the case -by -case
approval of new conditional use sites without the input of the community through a comprehensive
approach could potentially result in disorganized patterns of development, inconsistent site design,
and loss of community vision for the existing and future development of the Estates.
• Compatibility
Roads: The proposed site is located at the intersection of two rural, 2 -lane roads — Randall Boulevard
and Everglades Boulevard. The 2035 Long Range Transportation Plan indicates that Randall
Boulevard will need to be expanded to 6 lanes and Everglades Boulevard to 4 lanes.
An assertion of the petitioner's is that the site is undesirable for residential development because it
will front on a future 6 -lane road and 4 -lane road [referenced in the 2035 LRTP]. If this assertion is
accepted prior to these potential road expansions, what does this mean for the other Golden Gate
Estates parcels fronting on these two roads, and other existing and planned 4 -lane and 6 -lane road
segments, such as Immokalee Road, Golden Gate Parkway, Oil Well Road, etc.?
The proposed conditional use at the subject location may be warranted years from now with the
changed road conditions (referenced in the 2035 LRTP), but it does not presently appear to be
warranted based on existing conditions in the area.
Packet Page -293-
CPSS- 2012 -1, Everglades - Randall Subdistrict
for the LDS Church
11/18/2014 9.C.
Agenda Item 9.B.
Church /Place of Worship:
The proposed church /place of worship would require conditional use approval within all residential
and agricultural zoning districts in Collier County. However, the Estates designation in the GGAMP
further limits conditional use development to certain locations. Conditional uses are those land uses
which are generally compatible with the permitted land uses in a zoning district, but which require
site - specific review of their location, design, intensity, configuration, and operating characteristics,
and which may require the imposition of appropriate conditions in order to ensure compatibility of the
use at a particular location. Conditional uses allowed in the E, Estates zoning district — subject to
consistency with the GGAMP, are: church; social and fraternal organizations; child care center and
adult day care center; private school; and group care facility.
The Golden Gate Area Master Plan (GGAMP) has specific Goals, Objectives and Policies to guide
the development of non - residential uses in the Estates designation, such as the proposed conditional
use for a church. Throughout the GGAMP, the importance of balancing the needs of the community
while maintaining the rural characteristics of the Estates is recognized. For this reason, locational
criteria have been established to control the development of these non - residential uses.
This GMP amendment petition has two companion petitions — a conditional use and site development
plan (SDP). The submitted SDP for the proposed 20,000 square feet church, including up to 230
seats, and up to 155 parking spaces on approximately 7.80 acres appears typical of a church located
within an urban setting. The architecture, scale of the building, amount and type of landscaping
proposed along the road corridors, building setbacks, and number of parking spaces may not be
representative of the Estates residents' vision of rural design /character for the area.
To address potential incompatibility with nearby residential development and the desired character of
the Estates, changes can be made to the proposed amendment text. These might include: limit
building size and /or height; increase landscape buffer size and change plant composition; limit
parking to that allowed by the Land Development Code; impose operational limitations, e.g. days or
hours of use; limit or prohibit related uses, e.g. soup kitchen; etc.
Environmental Impacts:
In accordance with Policy 6.1.1 of the Conservation and Coastal Management Element (CCME) and
Section 3.05.07 of the Land Development Code (LDC), 15 percent of the native vegetation is required to
be retained on -site if developed as a church /place of worship. Single- family homes, as currently allowed
on the property, are exempt from the requirement for retention of native vegetation. Floodplain
compensation areas may be planted with native vegetation in accordance with the criteria in the LDC to
help meet the native vegetation retention requirement.
Surveying for listed species was conducted from November 2011 to January 2013, with approximately 15
hours devoted to the wildlife survey. No listed species or evidence of listed species was observed on the
project site. Given the location and altered hydrology of the site, the property would likely offer, at best,
limited utilization for foraging birds and transient species.
Base on these findings, the subject proposal may be deemed consistent with the applicable provisions of
the Conservation and Coastal Management Element.
Historical and Archaeological Impacts:
Historic, archaeological or other cultural resources have not been identified as being present on the
subject property, based on a review of the Florida Master Site File by the Division of Historical Resources
of the Florida Department of State. The Master Site File is the State of Florida's official inventory of
historical and cultural resources. The project will be subject to the accidental discovery of archaeological
-7-
Packet Page -294-
CPSS- 2012 -1, Everglades - Randall Subdistrict
for the LDS Church
11/18/2014 9.C.
Agenda Item 9.13.
or historical sites, as required by Policy 11.1.3. of the Conservation and Coastal Management Element
and Section 2.03.07 E of the Land Development Code.
Public Facilities Impacts:
The petitioner prepared public facilities calculations, which were submitted with this petition and are
summarized below.
• Water and Wastewater: The subject property is not located within the Collier County Water and
Sewer District boundary and is not part of any other existing utilities district. Development of the
property will require installation of a potable well and septic treatment system, permitted consistent
with the applicable provisions of the GMP, LDC and other jurisdictional agencies including FDEP and
the SFWMD.
Additionally, the proposed project site is located within a groundwater protection special treatment
overlay zone (ST/WS -4) of the East Golden Gate Wellfield for the City of Naples; compliance with all
rules and regulations to protect the wellfield will be required pursuant to LDC Section 3.06.00 —
Groundwater Protection. All well sites and pipeline easements located on and close to this project
will need to be shown on all future development plans.
Potable Water Demand: Proposed use — church /place of worship is approximately 759 gpd based on
230 seats.
Sanitary Sewer Demand: Proposed use — church /place of worship is approximately 690 gpd based
on 230 seats.
• Solid Waste: The project will be served by Collier County Solid Waste Management. According to the
applicant, the county has sufficient capacity to accommodate the project.
• Drainage: The proposed project will be required to comply with the SFWMD and County rules and
regulations that assure controlled accommodation of storm water events by both on -site and off -site
improvements.
+ Transportation: The roadway network adjacent to the subject site has sufficient capacity to
accommodate this proposed project within the 5 -year planning period, and as such can be deemed
consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan.
• Schools, Libraries, Parks and Recreational Facilities: The application does not propose an increase
in residential density; therefore, no additional demand for services is anticipated.
• EMS, Fire, and Police: The subject project is located within the Big Corkscrew Island Fire Control
and Rescue District. The nearest fire station and EMS services are located approximately 4 miles
from the site, and the sheriff substation is located approximately 3.5 miles from the site on Oil Well
Road.
Packet Page -295-
CPSS- 2012 -1, Everglades - Randall Subdistrict
for the LDS Church
11/18/2014 9.C.
Agenda Item 9.6.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
The Neighborhood Information Meeting (NIM) required by Land Development Code Section 10.03.05 F
was [duly advertised, noticed and] held at 5:30 p.m. on March 31, 2014, at the Big Corkscrew Island Fire
Control and Rescue District, located at 13250 Immokalee Road. One member of the public, the
applicant's team, and County staff attended the NIM, and heard the following information:
Bruce Anderson, the applicant's agent, provided an overview of the proposed development.
The public speaker's question is noted in italicized text, followed by the agent's [Bruce Anderson's]
response in bold text.
Question. How quick can you get this under construction because we need more services like churches in
the Estates?
Response. Construction will begin as soon as all permits are obtained; we anticipate by the end of
the year.
The agent closed the meeting at 5:50 p.m.
FINDINGS AND CONCLUSIONS:
(Synopsis prepared by Roetzel and Andress, LPAJ
The following are findings and conclusions resulting from the review and evaluation of this GMPA
request:
• As a result of this amendment, there are no significant impacts to public facilities, as defined in
the Capital Improvement Element, with respect to Transportation, Potable Water, Sanitary Sewer,
Drainage and Solid Waste facilities.
• The subject property is located at the intersection of two rural, 2 -lane roadways with a flashing 4-
way stop signal — Everglades Boulevard and Randall Boulevard.
• Conditional uses, such as a church use, are generally compatible with residential properties,
provided certain conditions are imposed to mitigate impacts.
• Conditional use development on the subject site has the potential to provide a transition from a
future (refer to 2035 LRTP) busy intersection to the adjacent low- density residential properties.
• Approval of this petition may lead to other requests for non - transitional, non - residential uses,
within the other three quadrants of the subject intersection, and other similarly situated properties
in Golden Gate Estates.
• Approval of this petition based on the future 6- laning of Randall Boulevard and 4- laning of
Everglades Boulevard may set an undesirable precedent for other major intersections and /or road
corridors within Golden Gate Estates.
• The data and analysis provided to establish the need for the subject Conditional Use site (e.g.
inventory of available Conditional Use sites in Golden Gate Estates and proximate to GGE) and
the appropriateness of this site (e.g. compatibility analysis, impact upon other properties to
possibly seek similar exception to locational criteria) has not been demonstrated.
Packet Page -296-
CPSS- 2012 -1, Everglades - Randall Subdistrict
for the LDS Church
11/18/2014 9.C.
Agenda Item 9.13.
Designation of the subject property for a Conditional Use cannot be supported by the Goals,
Objectives and Policies of the Golden Gate Area Master Plan.
• A re -study of the Golden Gate Area Master Plan is needed.
Staff finds that the data and analysis for the subject Growth Management Plan amendment does not
support the proposed request to establish a new Conditional Use site.
LEGAL CONSIDERATIONS:
This Staff Report has been reviewed by the County Attorney's Office on June 27, 2014. (HFACJ
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition CPSS- 2012 -1, as
submitted, to the Board of County Commissioners with a recommendation not to approve for transmittal
to the Florida Department of Economic Opportunity.
However, IF the CCPC should determine that this petition, as submitted, provides appropriate data and
analysis that warrant a recommendation to approve (adopt), staff recommends modifications to the
proposed Subdistrict language as shown below (to address compatibility; rural characteristics; and
proper format, e.g. code language and organization). (Note: single underline text is added, as proposed
by petitioner; double underline text is added, and double atFika text is deleted, as proposed by
staff.)
A. Estates — Mixed Use District
6. Everglades - Randall Subdistrict
[Page 30]
The Everqlades - Randall Subdistrict is located on the A&4heas4 northwest corner of Everglades
Boulevard and Randall Boulevard, 94d consists of 7.8 acres, and comprises Tract 115 and the
east 150 #- feet of Tract 116, Unit 69, Golden Gate Estates. The purpose of this Subdistrict is to
provide for churches and other places of worship and their related uses.
The following use is permitted within the Subdistrict through the conditional use process
La Churches and other places of worship
The following church - related uses are prohibited within the Subdistrict
U Day care centers
4W Private schools
U
cl Coup kitchens
M Homeless shelters
The maximum total floor area allowed in this Subdistrict is 20,000 square feet, including no more
than 230 seats. The maximum height of buildings shall be 30 feet. Architectural features such as
steeples may be a maximum height of 60 feet
WR
A 7=6 f6 65 feet wide buffer shall be provided along the northern and western boundaries of the
property w� a septic tank drain field and water management facilities are permitted within
this buffer area Except for a septic tank drain field area this 65 feet buffer area shall consist of
_10-
Packet Page -297-
11/18/2014 9.C.
CPSS- 2012 -1, Everglades - Randall Subdistrict Agenda Item 9.B.
for the LDS Church
native vegetation materials from the three vegetative strata:
have an opacity of 80
percent at time of planting.: and an epsa4y=4 reach 100 percent opacity within one year: and be
maintahed in perpetuity at 100 percent opacity.
' minimum of 1 feet wide Type B landscape buffer
•1 1• • - -•- • •�
shall r.
skall be
A 20-feet wide landscape buffer shall be Drovided along Everglades Boulevar be provided _ - - .d -1 • - •. • • ba - 1.11 • w- • •• -r 1-
Water .•- - - and 1- -• -1k • _ 1 - • • be located buffer.
- - -- -- - - a Ran
Boulevard, This _1' r-shall contain two staqqered rows of -- that 1. be so—aced no Il•
19111 - - 1- 1 M - - • • _ • I•
1 • - U • 1 -- -- l' •1 1 1 • - 111111111MUINUT1 '• • - 1 •• •,-
buffer requirement:
other existing
native vegetation shall be
retained
where possible
to aid in
achieving this buffer
The front yard setback
requirement,
along
Everglades Boulevard shall be
no less
than 114 feet
measured from
e existing property
line: and,
the front yard setback along Randall
Boulevard
shall
be no less than
165 feet measured
No site - related improvements
from the existing
property line.
other than driveways for ingress
/egress
shall be located
within 76 5
feet of the existing
property line
on Everalades Boulevard and
within 90
feet of the existing
property
line on Randall Boulevard
— except
that sidewalks may be located
between
66.5 feet
and 76.5 feet
from the existing
property line
along Everglades Boulevard a_
nd between
80 feet and
90 feet from
the existing property
XhQ papl�ipq lot shall
A maximum of up
line along
of
to 9a-p a r kin
Randall Boulevard.
spaces are allowed no fewer
ps
than 15
percent of the
snac^PC chair
be arass parking
k!24 For access drives
measured from the roadway edge
a throat depth o
of pavement shall be provided
be no less
than 30 feet_
-11-
Packet Page -298-
CPSS- O12'1 Everglades-Randall Subdistrict
for the LDS Church
PREPARED DATE:
,"Uh-ptl-el-e R. Mosca,,AI'CP, Principal Planner
Planning and Zoning Department
| /
REVIEWED BY:
David Weeks, A|CP, GW1P Manager
Comprehensive Planning Section
Planning and Zoning Department
DATE:
REVIEWED BY: DATE:
M_h__-_.A'—'_-__
Planning and Zoning Department
Growth Management Division
APPROVED BY:
Growth Manaciennent Division
PETITION NO. PL201100025261CP83-2012-1
11/18/2014 9.C.
Agenda Item B.B.
/ _ 7 -7-/�/
� ^
NOTE: This petition has been scheduled for the September 23, 2014 E3CC Meeting,
-12-
Packet Page -299-
11/18/2014 9.C.
ORDINANCE NO. 14-
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.
89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE
GOLDEN GATE AREA MASTER PLAN ELEMENT AND FUTURE
LAND USE MAP AND MAP SERIES BY ESTABLISHING THE
EVERGLADES - RANDALL SUBDISTRICT TO ALLOW A MAXIMUM
OF 20,000 SQUARE FEET OF CHURCH /PLACE OF WORSHIP AND
RELATED USES. THE SUBJECT PROPERTY IS LOCATED AT THE
NORTHWEST CORNER OF RANDALL BOULEVARD AND
EVERGLADES BOULEVARD IN SECTIONS 19, 20, 29 AND 30
TOWNSHIP 48 SOUTH, RANGE 28 EAST, CONSISTING OF 7.80
ACRES; AND FURTHERMORE, RECOMMENDING TRANSMITTAL
OF THE ADOPTED AMENDMENT TO THE FLORIDA
DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR
SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE.
[PL20110002626/ CPSS - 2012 -11
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Corporation of the Presiding Bishop of the Church of Jesus Christ of Latter
Day Saints requested an amendment to the Growth Management Plan to establish the
Everglades- Randall Subdistrict; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small Scale Amendment; and
WHEREAS, the Subdistrict property is not located in an area of critical state concern or
an area of critical economic concern; and
WHEREAS, the Collier County Planning Commission (CCPC) on October 2, 2014
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners, and
[14 -CMP- 00909/1129045/11 86 1 of 3
PL201 10002626/CPSS- 2011 -1 /GMP Amendment for Church of LDS
Small Scale Amendment — Rev. 10/30/14
Words are added; words s'fough have been deleted; ***indicates break-in pa,es
Packet Page -300-
11/18/2014 9.C.
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the proposed adoption of the
amendment to the Golden Gate Area Master Plan Element and Future Land Use Map and Map
Series of the Growth Management Plan on November 18, 2014; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small scale amendment to the
Golden Gate Area Master Plan and Future Land Use Map and Map Series in accordance with
Section 163.3187, Florida Statutes. The text and map amendment is attached hereto as Exhibit
"A" and incorporated herein by reference.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after adoption. If timely challenged, this amendment shall become effective on
the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commence before it has
become effective. If a final order of noncompliance is issued by the Administration
Commission, this amendment may nevertheless be made effective by adoption of a resolution
affirming its effective status, a copy of which resolution shall be sent to the state land planning
agency.
[14- CMP- 00909/1129045/1] 86
PL201 10002626/CPSS- 2011 -1 /GMP Amendment for Church of LDS
Small Scale Amendment — Rev. 10/30,! 14
Words underlined are added: words t� have been deleted:
Packet Page -301-
2 of 3
* ** indicates hreak in pages
11/18/2014 9.C.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this day of , 2014.
ATTEST:
DWIGHT E. BROCK, CLERK
WN
Deputy Clerk
Approved as to form and Legality:
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
Ok 1rr%E 3Q/, (A
Heidi Ashton -Cicko
Managing Assistant County Attorney
TOM HENNING, Chairman
Attachment: Exhibit A — Proposed Text Amendment & Map Amendment
[14- CMP- 00909/1129045/1] 86
PL20110002626 /CPSS -201 I -1 /GMP Amendment for Church of LDS
Small Scale .Amendment —Rev. 10/30/14
Words underlined are added; words struck t1ireugii have been deleted
Packet Page -302-
3 of 3
* ** indicates break in pages
11 /18/2014 9.C.
CPSS - 2012 -1
GOLDEN GATE AREA MASTER PLAN
Policy 1.1.2.:
The ESTATES Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for
A. ESTATES -MIXED USE DISTRICT
1, Residential Estates Subdistrict
sf# f ## +r *• #k# ##R 4 ## ♦sa t ## ##f f #♦ s }* ♦a#
6 Everglades- Randall Subdistrict
# #4 ##* vi# 4k4 #** * ## K ## #ai *+# 4�4 • *a a•4.
A. Estates -Mixed Use District
f #• . +# -.. •4. ##r #+* fa# .ka r4, *r4 . *# a ##
6. Everglades - Randall Subdistrict [Page 301
The Everglades- Randall Subdistrict is located on the northwest corner of Everglades
Boulevard and Randall Boulevard. consists of 7.8 acres and comprises Tract 115 and the
east 150 feet of Tract 116. Unit 69 Golden Gate Estates The purpose of this Subdistrict is
to provide for churches and other oiaces of worship and their related uses.
The following use is permitted within the Subdistrict throuah the conditional use process*
(a) Ch_,rches and other places of worship
The followinq church - related uses are Prohibited within the Subdistrict:
a� Day care centers
'b Private schools
Soup kitchens
(d) Homeless shelters
The maximum total floor area allowed in this Subdistrict is 20.000 souare feet, including no
more 'than 230 seats. The maximum height of buildings shall be 30 feet. Architectural
features such as steeples may be a maximum heicht of 60 feet.
For access drives, a throat depth of no less than 30 feet, measured from the roadway
edge of pavement, snail be provided.
FUTURE LAND USE MAP SERIES
Gclden Gate Area Master Plan Study Areas
Gclden Gate Area Future Land Use Map
*Y.# wk# 1f# tk# f #t ! ## t ## 4 #f *kk ♦w4 •1T. ♦14
Mission Subdistrict
Everulades — Randall Subdistrict
Words underlined are added; words struck through are aeleted
Row of asterisks ( "" " "' "') denotes break in text.
Exhibit A
Page I of
Packet Page -303-
QRAF
i
11/18/2014 9.C.'
EXHIBIT 11
EVERGLADES- RANDALL SUBDISTRICT
COLLIER COU9'PY, FLORIDA
PETITION CPSS- 20121
__ � VEFC;H 1F �R TNL ALL
Packet Page -304-
Exhibit A
Pegg -;.—Of
11/18/2014 9.C.-
r7TIT'IC)N 2l
LEGEND
GOLDEN GATE AREA
FUTURE LAND USE MAP
"il. WAI
SUBJE:,r
M-00, L'Yi i 't ITE
RANDALL BOULLV ARD
Of H3A 7
.1419F NYD.
tit ni
0,
1-111 111-1 1 AR Y)
Comprehensive Planning
Memorandum
November 16, 2012
Mr. Bruce Anderson
Roetzel and Andress
850 Park Shore Drive
Trianon Centre - Third Floor
Naples, FL 34103
11/18/2014 9.C.
Sent Via E -Mail
RE: Sufficiency Review of Growth Management Plan Amendment Petition CPS$- 2012 -1, a
Small Scale amendment to the Golden Gate Area Master Plan Element of the Growth
Management Plan to allow a Conditional Use for a church /place of worship at a
maximum intensity of 20,0000 square feet on +7.80 acres (Tract 115, Unit 69 and the East
150 feet of Tract 116, Unit 69 Golden Gate Estates).
Dear Mr. Anderson:
Pursuant to Paragraph B.2. of Resolution #97- -431, this letter is to inform you that the referenced
application is not sufficient. Below is the list of deficiencies that need to be
corrected /addressed.
APPLICATION AND EXHIBITS:
Each deficiency below corresponds to the application numbers and letters.
Generally Label all exhibits /maps and insert page numbers on all pages (except seciion
dividers).
I.D. Provide qualifications (or resum(.,$) for all professionals providing information
contained within the application_
i13 Provide the list of officers and stockholders within the Corporation, and provide a
copy of the Articles of Incorporation.
II. G Mark the 'acquired' space and insert reference to Exhibit i; and, delete the
reference to Exhibit I in the 'leased' space.
IILC Insert "Rural Estates."
II!.D Delete "399" and insert "393."
IILF Delete "Residential" and insert "Estates"
III.G Insert "Residential" after "Vacant."
IV.D. Delete "Estates and Estates Everglades - Randall Subdistrict" and insert "Estates -
Mixed Use District, Residential Estates Subdistrict" To "Estates - Mixed Use District,
Conditional Uses Subdistrict (Special Exceptions to Conditional Use Locational
Criteria)."
Packet Page -306-
11/18/2014 9.C.
Sufficiency /Substantive Adoption Memorandum
CPSS - 2012 -1
Page 2 of 4
V.A.I Insert "Exhibit 9" reference in the space provided.
V.A.2 Insert "Exhibit 10" reference in the space provided.
V.A.3 Insert "Exhibit 11 " reference in the space provided.
V.B.1 Insert "Exhibits 8 & 12" references in the space provided.
V.C.1 Insert "Exhibit 13" reference in the space provided.
V.C.2 Insert "Exhibit 13" reference in the space provided; provide a copy of the
County's Historical /Archaeological Probability Map with site delineated on map;
and, provide correspondence to and from the Florida Dept. of State.
V.E.2 Provide required map and insert Exhibit reference in space provided; and, delete
the `N /A' reference.
V.E.3 Provide the required information, and insert the Exhibit reference in the space
provided; and, delete the 'N /A' reference. (Narrative should address all items
listed. If a particular service provider is not applicable to the project (such as
schools) an explanation should be provided. If impact fees will be paid to cover
costs of services, etc. then an explanation should be provided.)
V. F. Insert "Exhibit 14" reference In the space provided.
V.F2 Insert "Exhibit 1 1 " reference in the space provided_
V,G.3 Insert "Exhibit 3" reference in the space provided.
V.G.4 Inset "Exhibit 3" reference in the space provided.
Exi ibif 2 -,5' and 2nd paragraphs are identical - delete 1 of the 2 paragraphs; provide
explanation /detail /characteristics of 'limited uses' noted in paragraph 3 (e.g.
hours of operation, days of operation, etc.); paragraph 7, delete reference to
`arterial roads' and replace with 'rural minor collectors' and delete 'Estates' from
'Golden Gate Area Master Plan' reference; and, last paragraph, delete
reference to new subdistrict and replace with reference to 'Conditional Lises
Subdistrict, Special Exceptions io Conditional Use Locationai Criteria.'
Exhibit 4 Maps of Church and Church Member Locations
• Provide legible maps with the following: 1) legend; 2) data source, 3) north
arrow; 4) scale; 5) geographical boundaries for each church /Corarega' ion;
and, 6) streets (with street names) clearly marked.
Lxhibit 5 Item e) 5. - Delete the phrase, "Everglades - Randall Subdistrict
Exhibit 6 Data and analysis to support the suitability of land for the proposed use:
The Conditional lases Subdistrict of the Golden Gate Area Master Plan prohibits
new Estates zoning conditional uses for churches /places of worship, except when
located within a Neighborhood Center Transitional Conditional use area or within
a Transitional Conditional Use area.
• The subject Growth Management Plan amendment proposes to allow
conditional use development within a prohibition area. Explain the proposed
allowance for a conditional use within this area (why was the subject site
2
G: \CDES Planning Services \Comprer:ensi,,e \COr AP PLANNING GMP DATA \Comp Plan Amendments \2012 Small Scale
Amendments \CPSS - 2012 -1 church in GGE \Sufficiency Reviews \CP - 2012 -1, Sufficiency Letter.docx
Packet Page -307-
11/18/2014 9.C.
Sufficiency /Substantive Adoption Memorandum
CPSS -2012- l
Page 3 of 4
chosen - are other sites of similar size, location, accessibility to subject
congregation available with or without the need for a Plan amendment ?).
• Provide an analysis of all GGAMP Neighborhood /Transitional Conditional Use
sites proximate to the proposed site - all sites east of Collier Blvd. (i.e. provide
acreage calculations for each site; expansion opportunities; and, narrative
regarding the suitability of each site for the proposed land use.)
• Provide an assessment of all commercial nodes /Subdistricts in the Estates
designation (east of Collier Blvd.), and the Orange Tree PUD /Orange Blossom
Ranch PUD to determine the availability /suitability of sites for the proposed
land use.
• Provide an assessment of all agricultural lands proximate to the Estates
designation and subject congregation to determine the availability /suitability
of sites for the proposed land use (provide parcel listing and acreages).
• Exhibit 2 contains a reference to the 'geographic boundaries' for each
church /congregation; provide all existing church locations (and proposed
church location) - modify Exhibit 4 maps, delineate the geographic
boundaries for each church; note capacity of each church - state if church is
at capacity, over or has available capacity; and, provide optimum distances
that may be traveled by members of each church to meet worship /religious
objectives.
Exhibit 7 Public Facilities
• Potable Water: provide calculations for existing conditions (residential - gpd)
and proposed change (church/ place of worship - gpd).
• Sanitary Sewer: provide calculations for existing conditions (residential - gpd)
and proposed change (church /place of worship - gpd).
• Arterial and Collector Roads (Refer to additional staff comments below).
• Solid Waste: provide calculations for existing conditions (residential - cy /yr)
and proposed change (church /place of worship - cy /yr).
Additional Staff Comments
Stephen Lenberaer, Senior Environmental Specialist, Surface Water and Environmental Planning:
In accordance with Conservation and Coastal Management Element (CCME)
Policy 6.1.1 and Section 3.05.07 of the Land Development Code (LDC), 15
percent of the native vegetation is required retained on -site if the property is
developed as a church. Single- family home sites, as currently allowed in the
Estate Zoning District, are exempt from this requirement. Construction of the
septic tank drain field and stormwoter retention within the 75 foot wide
landscape buffed would have to occur outside the preserve.
The subject property is located partially within Wellfield Risk Management Special
Treatment Overlay Zone ST /WS -4 (3.06.00 LDC). Uses for a church would not be
expected to be regulated by this Overlay.
John Podczerwinsk, , Dev. Review Project Manager, Transportation Planning Section:
3
G \CDES Planning Services \Comprehensive \COMP PLANNING GMP DATA \Comp Pion Amendments \2012 Small Scale
Amendments \CPSS - 2012 -1 church in GGE \Sufficiency Reviews \CP - 2012 -1, Sufficiency Letter.docx
Packet Page -308-
11/18/2014 9.C.
Sufficiency /Substantive Adoption Memorandum
CPSS- 2012 -1
Page 4 of 4
Although the applicant addresses the impacts to the Arterial and Collector
Roadway network on Exhibit 7, the paragraph they have provided is insufficient
to accomplish the intended purpose.
To demonstrate that the LOS is not degraded, a Traffic Impact Study, consistent
with Ord. 09 -19 (TIS Guidelines) will be required for review purposes.
Additionally, there is no access exhibit that has been submitted with the
application. Although amendments of this type do not establish access righfs, it is
reasonable to request an access management plan demonstrating all
proposed /planned access locations in order to determine if A) The forthcoming
TIS is reasonable, and B) If the project can function as intended with
consideration for the adjacent intersection. Certain access management
requirements exist that could impact the functional design of the intended use.
Therefore, Transportation Review Staff recommends that this pro iect be found
"Insufficient" for review purposes until an Access Exhibit and a Traffic Impact
Statement are both included. The TIS will also require staff- approved
methodology notes.
Aaron Cromer, Principal Project Manager, Public Utilities Engineering:
At this time, Public Utilities has no issues with the application. The request is
outside of our existing district boundaries.
Solid and Hazardous Waste will require the standard operations to be followed to
meet compliance.
The original application is available for pick -up. Once the petition has been
modified /enhanced to address the above items, please re- submit the original plus two copies,
all properly assembled, for a second sufficiency /substantive review. Paragraph 6.3. of Resolution
#97-431 provides 30 days (December 17, 2012) for you to respond to this letter with supplemental
data.
Should you have any questions, please contact me at 239.252.2456 or vla email at
michelemcsca,a)collieraov.net.
R egards,
�°� ✓L •_
fv ",ichele R. M ca, Ali —
Principal fbnner
cc:
Nick Casalanguida, Administrator, Growth N onagement Division
Michael Bosi, AICP, Interim Planning and Zoning Director
David Weeks, AICP, Growth Management Plan Manager, Comprehensive Planning Section
CPSS- 2012-1 File
G: \CUES Planning Services \Comprehensive \COMP PLANNING GMP DATA \Comp Plan Amendments\2012 Small scale
Amendn-,ents \CPSS - 2012 -1 church in GGE\Suificiency Reviews \CP - 2012 -1, Sufficiency Letter.docx
Packet Page -309-
Comprehensive Planning
Memorandum
February 22, 2013
Ms. Anita Jenkins, AICP
J.R. Evans Engineering
23150 Fashion Drive, Ste. 242
Estero, FL 33928
11/18/2014 9.C.
Sent Via E -Mail
RE: Staff summary notes from the February 14, 2013 landscape /buffer meeting relative to
Growth Management Plan Amendment Petition CPSS- 2012 -1, a small -scale amendment to the
Golden Gate Area Master Plan Element of the Growth Management Plan to allow a Conditional
Use for a church /place of worship at a maximum intensity of 20,0000 square feet on ±7.80 acres
(Tract 115, Unit 69 and the East 150 feet of Tract 116, Unit 69 Golden Gate Estates)
Dear Ms. Jenkins:
Below is the list of the landscape /buffer discussion items addressed by staff at a recent meeting.
• The proposed project shall include a 75 feet wide buffer adjacent to the northern and
western residential tracts. A minimum of a 10 feet wide, Type B landscape buffer, without
water management areas, shall be provided along the developed areas (adjacent to
the parking area depicted on the site plan). The remaining 65 feet shall consist of native
vegetation to serve as a transitional area between the proposed development and the
adjacent residential tracts.
• Staff encourages the developer to use plant materials from the three strata -
groundcover, mid -story and canopy - within the 65 feet wide buffer area.
• Depending on the hydro - periods anticipated on site, staff encourages the developer to
use varying plant materials, not solely Cypress.
The sanitary drain field shall not be located within the 10 feet wide landscape areas
adjacent to parking /development areas.
• An opacity percentage should be established for two periods - at planting and within 1
year after planting -for the 65 feet wide transitional buffer area.
Applicant is encouraged to provide -enhanced buffering, using native vegetation,
adjacent to the rights -of way, to screen parking and development areas, as well as
maintain the rural character of the area.
• Native Florida plantings are encouraged to be used throughout the site; however, staff
recommends that Cypress and Fines not be used exclusiveiy.
® Within the native vegetation preserve, the applicant is encouraged to enhance the
preserve area with mid -story plans materials (e.g. Wax N, yrtle, Coco Plum, Myrsine, etc.).
Please call me at 239.252.2466 should you have any questions.
Regards,
e a AICF
Principal Planner
cc: CPSS -20 i 3 -1 File
Packet Page -310-
11/18/2014 9.C.
J.R. EVANS ENGINEERING
July 15, 2013
Ms. Michele R. Mosca, AICP
Principal Planner
Comprehensive Planning
2800 N. Horseshoe Dr.
Naples, FL 34104
RE: Response to Sufficiency Review of Growth Management Plan AmeJ dment Petition
CPSS - 2012 -1, a Small Scale amendment to the Golden Gate Mea Master Plan
Element of the Growth Management Plan to allow a Conditional Use for a
church /place of worship at a maximum intensity of 20,0 00 quare feet on +M-0,.
acres (Tract 115, Unit 69 and the East 150 feet of Tract , Unit 69 Golden Ga e
Estates).
Dear Ms. Mosca:
Thank you for your review of The Church of Jesus Christ of Latter -day Saints (Church) Growth
Management Plan application as reference above. We have provided herein an updated
application and additional information to respond to the review questions and suggestions. In
doing so, we further demonstrate the Church's need for a location within Golden Gate Estates,
and provide additional supportive data and analysis to warrant the change to the Growth
Management Plan to allow a Conditional Use in the proposed location of Randall Boulevard and
Everglades Boulevard.
Currently, the Church's members within the Golden Gate Estates boundary are meeting in a
temporary location with inadequate facilities. Limited seating, commotion and other symptoms
of overcrowding all combine to substantially impair both the ability to worship and the quality of
services. Their other churches in the Golden Gate area have reached membership capacity.
Finding a suitable location to meet the need of a permenant church proved to be a challenge.
Parcels within Golden Gate Estates that allow a church, designated as a Conditional Use within
the Estates District, is limited to a few Neighborhood Centers and Transitional Areas where
property is not currently for sale.
Foregoing the opportunity to locate within a Neighborhood Center or Transition Area the Church
sought other property within Golden Gate Estates area suitable and proximate to the
membership. The subject property was one considered and ultimately found to meet the needs
of the church. In order for the church to be able to build on the property, a land use change is
necessary. The subject property is designated Estates, however, due to a change in conditions,
particularly the County's transportation plan for a 6 -lane Randall Boulevard and a 4 -lane
Everglades Boulevard, this corner lot is no longer suitable for residential use and a_change to
the Growth Management Plan is warranted to allow a church.
L ' 5C "osh;c) i f}�ive Sie. 4-2, Estero, FL 3 3Q28
C 234.825.4322 I E
Arch, ,r vcnsenainee -' .com Packet Page -311 -
;h'Vvti ^J.j'�'r'C'l� °:
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Response to Sufficiency Review of Growth tJanagement Plan Amendment Petition CPSS- 2012 -1
Page 2
In response to other comments, questions and suggestions in the review fetter dated November
16, 2012, following we have copied herein the specific review comments and provided a
response in bold.
APPLICATION AND EXHIBITS:
Each deficiency below corresponds to the application numbers and letters.
Generally Label all exhibits /maps and insert page numbers on all pages (except section
dividers).
Response: This request has been addressed in the resubmittal.
1. D. Provide qualifications (or resumes) for all professionals providing information
contained within the application.
Response: Professional qualifications have been provided as Exhibit 1.
II.B Provide the list of officers and stockholders within the Corporation, and provide a
copy of the articles of Incorporation.
Response: The requested Articles of Incorporation have been provided as
Exhibit 2. There are no stockholders to list.
11. G Mark the `acquired' space and insert reference to Exhibit 1; and, delete the
reference to Exhibit I in the `leased' space.
Response: The application has been revised.
11I.0 Insert `Rural Estates."
Response: The application has been revised.
III.D Delete "399" and insert "393."
Response: The application has been revised.
III.F Delete "Residential" and insert "Estates"
Response: The application has been revised.
III.G Insert "Residential" after "Vacant."
Response: The application has been revised.
IV.D. Delete "Estates and Estates Everglades- Randall Subdistrict" and insert "Estates
— Mixed Use District, Residential Estates Subdistrict' To "Estates — Mixed Use
District, Conditional Uses Subdistrict (Special Exceptions to Conditional Use
Locational Criteria)."
Response: Following further consideration and direction by
Comprehensive Planning staff, the application remains as first submitted,
requesting a small scale amendment to provide for a subdistrict with
specific development standards.
Packet Page -312-
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Response to Sufficiency Review of Growth Management Plan Amendment Petition CPSS- 2012 -1
Page 3
V.A.1 Insert "Exhibit 9" reference in the space provided.
Response: The application has been revised.
V.A.2 Insert "Exhibit 10" reference in the space provided.
Response: The application has been revised.
V.A.3 Insert "Exhibit 11" reference in the space provided.
Response: The application has been revised.
V.B.1 Insert "Exhibits 8 & 12" references in the space provided.
Response: The application has been revised
V.C.1 Insert "Exhibit 13" reference in the space provided.
Response: The application has been revised.
v.C.2 4Insert "Exhibit 13" reference in the space provided; provide a copy of the
County's Historical /Archaeological Probability Map with site delineated on map;
and, provide correspondence to and from the Florida Dept. of State.
-Response: The application has been revised.
V.E.2 Provide required map and insert Exhibit reference in space provided; and, delete
the 'N /A' reference.
Response: The requested map has been included.
V.E.3 Provide the required information, and insert the Exhibit reference in the space
provided; and, delete the 'N /A' reference. (Narrative should address all items
listed. If a particular service provider is not applicable to the project (such as
schools) an explanation should be provided. If impact fees will be paid to cover
costs of services, etc. then an explanation should be provided.)
Response: The requested information has been included in Exhibit 5.1-11.
V.F.1 Insert "Exhibit 14" reference in the space provided.
Response: The application has been revised.
V.F.2 Insert "Exhibit 11" reference in the space provided.
Response: The application has been revised.
V.G.3 Insert "Exhibit 3" reference in the space provided.
Response: The application has been revised.
V.G.4 Insert `Exhibit 3" reference in the space provided.
Response: The application has been revised.'
Exhibit 2 15' and 2 "d paragraphs are identical — delete 1 of the 2 paragraphs; provide
explanation /detail /characteristics of `limited uses' noted in paragraph 3 (e.g.
hours of operation, days of operation, etc.); paragraph 7, delete reference to
Packet Page -313-
i
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Response to Sufficiency Review of Growth N'ionagement Plan Amendment Petition CPSS - 2012 -1
Page 4
'arterial roads' and replace with 'rural minor collectors' and delete 'Estates' from
'Golden Gate Area Master Plan' reference; and, last paragraph, delete reference
to new subdistrict and replace with reference to 'Conditional Uses Subdistrict,
Special Exceptions to Conditional Use Locational Criteria.'
Response: The application has been revised.
Exhibit 4 Maps of Church and Church Member Locations
Provide legible maps with the following: 1) legend; 2) data source; 3) north
arrow; 4) scale; 5) geographical boundaries for each church /congregation;
and, 6) streets (with street names) clearly marked.
Response: The maps have been revised. See Map 4.A and 4.B
Exhibit 5 Item e) 5. — Delete the phrase, "Everglades - Randall Subdistrict."
Response: The application has been revised.
Exhibit 6 Data and analysis to support the suitability of land for the proposed use:
The Conditional Uses Subdistrict of the Golden Gate Area Master Plan prohibits
new Estates zoning conditional uses for churches /places of worship, except
when located within a Neighborhood Center Transitional Conditional use area or
within a Transitional Conditional Use area.
• The subject Growth Management Plan amendment proposes to allow
conditional use development within a prohibition area. Explain the proposed
allowance for a conditional use within this area (why was the subject site
chosen — are other sites of similar size, location, accessibility to subject
congregation available with or without the need for a Plan amendment ?).
• Provide an analysis of all GGAMP Neighborhood/Transitional Conditional
Use sites proximate to the proposed site — all sites east of Collier Blvd. (i.e.
provide acreage calculations for each site; expansion opportunities; and,
narrative regarding the suitability of each site for the proposed land use.)
• Provide an assessment of all commercial nodes /Subdistricts in the Estates
designation (east of Collier Blvd.), and the Orange Tree PUD /Orange
Blossom Ranch PUD to determine the availability /suitability of sites for the
proposed land use.
• Provide an assessment of all agricultural lands proximate to the Estates
designation and subject congregation to determine the availability /suitability
of sites for the proposed land use (provide parcel listing and acreages).
• Exhibit 2 contains a reference to the 'geographic boundaries' for each
church /congregation; provide all existing church locations (and proposed
church location) — modify Exhibit 4 maps, delineate the geographic
boundaries for each church; note capacity of each church — state if church is
at capacity, over or has available capacity; and, provide optimum distances
that may be traveled by members of each church to meet worshiplreligious
obJ ti Ps--�` -
/hesupporflve data and analysis is included in the exhibits under Tab 47
Packet Page -314-
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Response to Sufficiency Review of Growth Management Plan Amendment Petition CPSS - 2012 -1
Page 5
Exhibit 7 Public Facilities
• Potable Water: provide calculations for existing conditions (residential - gpd)
and proposed change (church /place of worship - gpd).
Response:
o Existing Conditions (Residential):
Potable water flows are assumed to be 10% over the estimated sewage
flows. Per F.A.C. Chapter 64E -6.008 for Residences with "4 Bedrooms
with 2251 -3300 sq. ft. of building area" a sewage flow of 400 gpd is
estimated. With the subject project encompassing two (2) residential
single - family lots, the total estimated average sewage flow is 800 gpd.
Therefore, with an additional 10% to account for potable water flows,
the total estimated average potable water flow for existing conditions
(residential single - family) is 880 gpd.
o Proposed Change (Church/Place of Worship):
Potable water flows are assumed to be 10% over the estimated sewage
flows. Per F.A.C. Chapter 64E -6.008 for "Churches per seat" a sewage
flow of 3 gpd /seat is estimated. With the subject project proposing
approximately 230 seats, the total estimated average sewage flow is 690
gpd. Therefore, with an additional 10% to account for potable water
flows, the total estimated average potable water flow for proposed
conditions (churchlplace of worship) is 759 gpd.
• Sanitary Sewer: provide calculations for existing conditions (residential -
gpd) and proposed change (church /place of worship - gpd).
Response:
o Existing Conditions (Residential):
Per F.A.C. Chapter 64E -6.008 for Residences with "4 Bedrooms with
2251 -3300 sq. ft. of building area" a sewage flow of 400 gpd is
estimated. With the subject project encompassing two (2) residential
single - family lots, the total estimated average sewage flow for existing
conditions (residential single - family) is 800 gpd.
o Proposed Change (Church/Place of Worship):
Per F.A.C. Chapter 64E -6.008 for "Churches per seat" a sewage flow of
3 gpolseat is estimated. With the subject project proposing
approximately 230 seats, the total estimated average sewage flow is 690
gpd.
• Arterial and Collector Roads (Refer to additional staff comments below).
Response: See the Transportation Impact Statement under Exhibit 6.A
Packet Page -315-
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Response to Sufficiency Review of Growth Management Plan Amendment Petition CPSS- 2012 -1
Page 6
• Solid Waste: provide calculations for existing conditions (residential — cy /yr)
and proposed change (church /place of worship — cy /yr).
Response: Per the Solid Waste Sub - Element of the Public Facilities
Element of the Growth Management Plan, solid waste LOS standards are
based on a per capita tonnage. Since the proposed project will not
generate a population increase, the proposed project will have no impact
on the solid waste disposal capability of Collier County.
Additional Staff Comments
Stephen Lenberger, Senior Environmental Specialist, Surface Water and Environmental
Planning: In accordance with Conservation and Coastal Management Element
(CCME) Policy 6.1.1 and Section 3.05.07 of the Land Development Code (LDC),
15 percent of the native vegetation is required retained on -site if the property is
developed as a church. Single- family home sites, as currently allowed in the
Estate Zoning District, are exempt from this requirement. Construction of the
septic tank drain field and stormwater retention within the 75 foot wide landscape
buffed would have to occur outside the preserve.
The subject property is located partially within Welffield Risk Management
Special Treatment Overlay Zone ST/WS -4 (3.06.00 LDC). Uses for a church
would not be expected to be regulated by this Overlay.
Response: The companion Conditional Use application, CU-
PL20120002615, includes a Conceptual Master Plan, included herein for
information as Exhibit 6.13. The Master Plan addresses the requirements
noted above.
John Podczerwinsky, Dev. Review Project Manager, Transportation Planning Section:
Although the applicant addresses the impacts to the Arterial and Collector
Roadway network on Exhibit 7, the paragraph they have provided is insufficient
to accomplish the intended purpose.
To demonstrate that the LOS is not degraded, a Traffic Impact Study, consistent
with Ord. 09 -19 (TIS Guidelines) will be required for review purposes.
Additionally, there is no access exhibit that has been submitted with the
application. Although amendments of this type do not establish access rights, it
is reasonable to request an access management plan demonstrating all
proposed /planned access locations in order to determine if A) The forthcoming
TIS is reasonable, and B) If the project can function as intended with
consideration for the adjacent intersection. Certain access management
requirements exist that could impact the functional design of the intended use.
Therefore, Transportation Review Staff recommends that this project be found
"Insufficient" for review purposes until an Access Exhibit and a Traffic Impact
Packet Page -316-
11/18/2014 9.C.
Ms, lJlichele Mosca, AICP
Response to Sufficiency Review of Growth Management Plan Amendment Petition CPSS- 2012 -1
Page 7
Statement are both included. The TIS will also require staff - approved
methodology notes.
Response: A TIS was provided with the companion Conditional Use
application CU- PL20120002615 and has also been included with this
response and resubmittal as Exhibit 6.A. The Conditional Use Conceptual
Master Plan shows the proposed church access and has been included
herein to address the request for an access exhibit. See Exhibit 6.13.
Aaron Cromer, Principal Project Manager, Public Utilities Engineering:
At this time, Public Utilities has no issues with the application. The request is
outside of our existing district boundaries.
Solid and Hazardous Waste will require the standard operations to be followed to
meet compliance.
Since_raly,
Anita L. Jenkins, �tCP
Director of Plandg
J.R. Evans Engineering, P.A.
Cc: Rick Piacente, The Church of Jesus Christ of Latter -day Saints
Bruce Anderson, Roetzel & Andress
Jim Banks, Banks Transportation Engineering
Michael Herrera, J.R. Evans Engineering, P.A.
Tim Hall, Turrell & Associates
Enclosures
Packet Page -317-
11/18/2014 9.C.
This page y y!'
Packet Page -318-
Comprehensive Planning
Memorandum
August 22, 2013
Mr. Bruce Anderson
Roetzel and Andress
850 Park Shore Drive
Trianon Centre - Third Floor
Naples, FL 34103
and
Ms. Anita Jenkins, AICP
J-R. Evans Engineering
23150 Fashion Drive, Ste. 242
Estero, FL 33928
11 /18/2014 9.C.
Sent Via E -Mail
RE: 2nd Sufficiency Review of Growth Management Plan Amendment Petition
PL20110002626 /CPSS- 2012 -1, a Small Scale amendment to the Golden Gate Area Master
Plan Element of the Growth Management Plan to allow a Conditional Use for a
church /place of worship at a maximum intensity of 20,000 square feet on ±7.80 acres
(Tract 115, Unit 69 and the East 150 feet of Tract 116, Unit 69 Golden Gate Estates).
Dear Mr. Anderson and Ms. Jenkins:
Pursuant to Paragraph B.2. of Resolution #12 -234, Phis letter is to inform you that the referenced
application is not sufficient. Below is the list of deficiencies that need to be
corrected /addressed.
APPLICATION AND EXHIBITS:
Each deficiency below corresponds to the application numbers and letters, Exhibits, and Mcps.
Cover Letter Page 1, paragraph 3, refers to
Generally Remove all tabs from submittal (section dividers should remain), as the document
will be inserted into tabbed binders for CCPC and BCC hearings; and,
sequentially number all pages within each section(except section dividers) - refer
to E.S.G numbering, ES -11 numbering duplication, and, inconsistent and limited
page numbering following Exhibit S.K.
LA. Delete, "Corp_ Presiding Bishop LDS Church" and replace with, "Richard
Piacente" as the authorized applicant for the petition
II.G. Delete reference to "Exhibit 5K" and replace with reference to "Exhibit 5J or
Exhibit 3"
IV.B. Provide the referenced °Exhibit 4.1"
V.C2 Provide the listed species survey
Packet Page -319-
11/18/2014 9.C.
Sufficiency Adoption Memorc,ndum
CPSS - 2012 -1
Page 2 of 5
V.C.2 Provide a copy of the County's Historical /Archaeological Probability Map With
site delineated on map; and, provide correspondence to and from the Florida
Dept. of State - Florida Master Site File
V.D.4 Insert a reference to Exhibit 4
Application Remove pages 7 (letter of authorization with Exhibit 5k reference) and 8 (blank
page)
Exhibit 4 Data and analysis to support the suitability of land for the proposed use:
The Conditional Uses Subdistrict of the Golden Gate Area Master Plan prohibits
new Estates zoning conditional uses for churches /places of worship, except when
located within a Neighborhood Center Transitional Conditional use area or within
a Transitional Conditional Use area.
Insert legible maps (or remove from Exhibit)
Everglades - Randall Boulevard Subdistrict text:
Paragraph 1 - the term related church uses is too broad - these uses
should be specified and Iimited within the Subdistrict text
: Paragraph 2 - provide the maximum height for all proposed
aoourtenances, such as a steeple (if proposed appurtenances
exceed maximum building heights (30 feet) allowed in the Estates
zoning, provide justification for allowance, including how this preserves
the rural character of the area.)
Paragraph 3 - provide opacity percentages at plan Ming and within 1-
year to ensure rural character is maintained (refer to previously
provided memorandum dated, 2/22,113)
P orographs 4 and 5 - the proposed "urban" buffers should be
enhanced to ensure the rural character of the area is maintained
(refer to previously provided memorandum dated, 2/22/131;
accordingly, provide provisions for enhanced buffers within the
Subdistrict text
Staff may recommend further text changes subsequent to a
sufficiency finding
Page E4 -4 (text ref. to Exhibit G -B) and Conditional Use Conceptual Master
Plan (Exhibit 6 -13):
The conceptual plan provided within the GMPA differs from that
provided wif,in the CU submittal; please revise to be consistent
So as to maintain the rural character of the area, insert par'ring
standards yWithin the Subdistrict text to limit the number of parking
spaces to no greater than that required by the Land Development
Code
Establish building setbacks within the Subdistrict text (given the
proposed size of the building, these setbacks should be sufficient to
i,eip maintain rural character)
As previously requested, provide an analysis of all GGAMP
Neighborhood /Transitional Conditional Use sites proximate to the proposed
site - all sites east of Collier Blvd., i.e. provide acreage calculations for each
site; expansion opportunities; and, narrative regarding the suitability of each
2
GACDES Planning Services \Comprehensive \COI \AP PLANNING GNiP DATA \Comp Plan Amendments \2012 Small Scale
Amendments \CPSS - 2012 -1 church in GGE \Sufficiency P.evievvACP- 2012 -1, 2nd Sufficiency Letter.docx
Packet Page -320-
11/18/2014 9.C.
Sufficiency Adoption Memorandum
CPSS - 2012 -1
Page 3 of 5
site for the proposed land use. (A table may be appropriate for representing
these data.)
As previously requested, provide an assessment of all commercial
nodes /Subdistricts in the Estates designation (east of Collier Blvd.); and, an
analysis of lands within the Orange Tree PUD /Orange Blossom Ranch PUD to
determine the availability and /or suitability of sites for the proposed land use.
(A table may be appropriate for representing these data.) [Based on the
data provided in the re- submittal, dated July 15, 2103, it appears that the
Orange Tree Settlement Area is centrally located to the membership and
accessible by major roadways.]
As previously requested, provide an assessment of all agricultural lands (The
Rural Fringe Mixed Use District along the Immokalee Road corridor) proximate
to the Estates designation and subject congregation to determine the
availability and /or suitability of sites for the proposed land use (provide parcel
listing and acreages). (A table may be appropriate for representing these
data.) [Based on the data provided in the re- submittal, dated July 15, 2103, it
appears that agricultural lands within the Rural Fringe Mixed Use District along
the Immokalee Road corridor are centrally located to the membership and
accessible by major roadways.]
Maps 4A -4C/ Exhibit 4 text (page E4 -1) refers to "three distinct boundary areas "; however,
Exhibit 4 maps 43 and 4.C. appear to have a combined immokoiee and Golden Gate
Branch; provide clarification
Map 2A Membership Location Map
• Identify maJor roadways within the "Golden Gate Estates Branch" boundary,
e.g. Immokalee Rd., Everglades Blvd., Oil Well Rd., Randall Blvd., etc.
Map 413 Golden Gate Estates 3ranch - Members Location Map
• As previously requested, provide the capacity of each church; provide
Immokalee church location and state if this church is at capacity, over
capacity or has available capacity; and, provide optimum distances traveled
by members of each church to meet worship /religious objectives (data may
be best addressed in the Exhibit 4 text)
• Delineate the Immokalee Branch boundary
Map 4C Golden Gate Estates Branch - Golden Gate Area Master Plan heap
Revise map to accurately reflect the Golden Gate Area Mosier Plan
boundary; spell -out text in legend and table; correct parcel and acreage
count for the Randall Blvd. Commercial Subdistrict; and delineate the
Immokalee Branch boundary
Exhibit 5.K Provide a Notarized Letter of Authorization for J.R. Evans Engineering (required for
all Agents listed in Section i.B. of the GMPA application)
G: \CDES Planning Services \Ccmprehensive \COAAP PLANNING GMP DATA \Comp Plan Amendments \2012 Small Scole
Amendments \CPSS - 2012 -1 church in GGE \Sufficiency Reviews \CP - 2012 -1, 2nd Sufficiency Letter.docx
Packet Page -321-
11/18/2014 9.C.
Sufficiency Adcption Memorandum
CPSS -20 72 -1
Page 4 of 5
Exhibit 7 Public Facilities
Note_ If the proposed project includes cooking facilities and /or classrooms/
offices /etc. with sanitary facilities, then the public facilities impacts for water and
wastewater should be calculated at 5gpd /seat, not 3gpd /seat as provided. If
the referenced uses are not proposed to be included within the project, please
note the exclusions) within the water and wastewater analysis.
Additional Staff Comments
Stephen Lenberaer, Senior Environmental Specialist, Surface Water and Environmental Planning:
In accordance with Conservation and Coastal Management Element (CCME)
Policy 6.1.1 and Section 3.05.07 of the Land Development Code (LDC), 15
percent of the native vegetation is required to be retained on -site, if developed
as a church. Single- family homes as currently allowed on the property are exempt
from this requirement. Floodplain compensation areas may be planted with
native vegetation in accordance with the criteria in the LDC Section 3.05.07 H.1.e
to help meet the native vegetation retention requirement.
The subject property is located partially within Welifield Risk Management Special
Treatment Overlay Zone ST /WS -4 (3.06.00 LDC). Typical church uses would not be
expected to be regulated by this Overlay.
Surveying for listed species survey took place from November, 2011 to January,
2013 and approximately 15 hours were devoted to wildlife sur ,/ey. No listed
species or evidence of listed species were observed on the project site. Given the
location and altered hydrology of the site, the property would likely offer, at best,
limited potential utilization for foraging birds and transient species.
A letter from the Florida Master Site File regarding previously recorded cultural
resources lists no previously recorded cultural resources in Section 19, Township 48
South, Range 28 East. The project will be subject to the requirement for
accidental discovery of archaeological or historical sites as required by CCMr
Policy 1 1.1.3. The provision is also included in Subsection 2.03.07 E of the LDC.
The proposed GMP amendment will have no affect or,, the requirelrents of fire
Conservation and Coastal Management Element (CCMr_).
John Podczerwinsky, Dev. Review Project Manager, Trar ,.sportation Planning Section,
The proposed master plan included with the submittal is not consistent with
Objective 3 of the Transportation Element of the Growth Management Plan.
Refer to Policies 3.1 and 3.3. Show all proposed future right -of -way reservations
for a six -lane Randcl Boulevard (180' Right of Way) and a four -lone Everglades
Boulevard (200' Right of Way) to become con,sis ent with the County's 2035 Long
Range Transportation Plan.
M
: \CDES Planning .Services \Comprehensive \COMP PLANNING GMP DATA \Comp Plan Amendments \2012 Small Scale
Amendments \CPSS - 2012 -1 church in GGc\Sufficiency Reviews \CP - 2012 -1, 2nd Sufficiency Letter.docx
Packet Page -322-
11/18/2014 9.C.
Sufficiency Adoption Memorandum
CPSS -2012- I
Page 5 of 5
Aaron Cromer, Principal Project Manager, Public Utilities Engineering:
At this time, Public Utilities has no issues with the application. the request is
outside of the existing water and sewer district boundaries.
Pollution Control staff: (Drew Morris, Sabas Figueroa and Richard Orth)
Pollution control staff reviewed the proposed LDS Church in Golden Gate Estates
because the project site is located within the County Well Feld Protection Zone
(WFPZ) 4 and is not connected to any municipality for water and sewer services.
Because the project is proposing to use an On -site Sewage Disposal System the
Ground Water Protection Ordinance requires the development to adhere to all
State FDEP and /or DOH requirements for setback distances from pubiic /private
water supply wells, wastewater treatment design and effluent disposal for this
project to include any industrial wastewater discharges from the water treatment
system. However, groundwater monitoring and high level disinfection standards
may be a State FDEP /DOH regulatory requirement if this site is required to be
permitted as a new domestic wastewater treatment facility with a reverse
osmosis (RO) industrial wastewater component from the water treatment system.
Also, be aware of the language in 3.06.12.K(4) of the L.D.C. that addresses storing
hazardous products in WFPZ 4. In summary, the ordinance states that no
hazardous wastes /products are to be released or discharged into any stormwafer
systems, on -site sewage disposal system, or any soil or water bodies. It also states
that all hazardous wastes must be disposed of in accordance with appiicable
law and that all hazardous waste discharges exceeding 50 gallons be reported to
the county within 4E hours of discovery.
Once the petition hos been modified to address the above ilems, please re- submit three copies,
all properly assembled, for a final sufficiency review, Resolution #12-234 provides 30 days
(September 20, 2013) for you to respond to this letter with supplemental data.
Should you have any questions or want to schedule a meeting to discuss staff comments, please
contact me at 239.252.2466 or via email at mic'nelemoscaCcolliergov.net.
Regards,
ele R. sca, AICP
Principal Planner
cc:
Michael Bosi, AICP, Planning and Zoning Director
David Weeks, AICP, Growth Management Plan Manager, Comprehensive Planning Section
CPSS - 2012 -1 File
GACDES Planning Services \Com pre hensive \COMP PLANNING GMP DATA \Comp Plan Amendments \2012 Small Scale
Amendments \CPSS - 2012 -1 church in GGE\Sufficiency Reviews \CP - 2012 -1, 2nd Sufficiency Letter.docx
Packet Page -323-
x R E TZEL
FOCUSED ON WHAT MATTERS TO YOU ,
December 6, 2013
Ms. Michele Mosca, AICP
Principle Planner
Comprehensive Planning
2800 N, Horseshoe Drive
Naples, FL 34104
11/18/2014 9.C.
850 Park Shove Drive
Trianon Centre
3rd Floor
Naples, FL 34103
DIRECT ova. 239.649.2708
PHONE 239.649.6200 FAx 239.261.3659
banderson @ralaw.com
W W W.RA!AW.COM
Re: Response to 2nd Sufficiency Review of Growth Management Plan Amendment Petition
P120 1 1 0002626 /CPSS- 2012 -1, a Small Scale amendment to the Golden Gate Area
Master Plan Element of the Growth Management Plan to allow a Conditional Use for a
church /place of worship at a maximum intensity of 20,000 square feet on 7.80 +/- acres
(Tract 115, Unit 69 and the East 150 feet of Tract 116, Unit 69 Golden Gate Estates).
Dear Ms, Mosca:
To address the review comments provided we have copied each comment below, and follow it
with our "Response" noted in bold. We find that these responses, together with all information previously
provided with this application demonstrates this Growth Management Plan amendment is warranted to
allow for a Conditional Use for a church at the subject intersection of Everglades, Boulevard and Randall
Boulevard. The warrants include: 1) the unavailability of property within existing and designated
Conditional Use and Transitional Use areas, 2) a sib ificant change in the Golden Gate Estates roadway
conditions with the County's plan to expand Randall Boulevard and Everglades Boulevard to multiple -
lane highways, 3) intersection and roadway expansion creates undesirable conditions for residential use,
and 4) the proposed church use is compatible with Estate uses and compatible with the change in
intersection and roadway conditions.
We look forward to scheduling the neighborhood information meeting and public hearings for
this project.
County review comments and responses follow.
County Comments:
Generally. Remove all tabs from submittal (section dividers should remain), as the document will be
inserted into tabbed binders for CCPC and BCC hearings; and, sequentially number all pages within each
section( except section dividers)- refer to E.5.G numbering, E5 -1I numbering duplication, and,
inconsistent and limited page numbering following Exhibit 5.K.
Response - The application has been organized as requested.
ROETZEL 4 ANDRESS CHICAGO WASHINGTON, DC- CLEVELAND TOLEDO AKRON COLUMSJS CWGNNA71
A LEGAL PROFESSIONAL ASSOCJATION ORLANDO FORT MYERS NAPLES FORT tAU DERD.N._E TALLAHASSEC NEW YORK
Packet Page -324-
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Principle Planner
Comprehensive Planning
Page 2
December 6, 2013
I.A. Delete, "Corp. Presiding Bishop LDS Church" and replace with, "Richard Piacente" as the
authorized applicant for the petition
Response — The petitioner elects to remain as shown on the application without revision.
II.G. Delete reference to `Exhibit 5K" and replace with reference to "Exhibit 5J or Exhibit 3"
Response — The application reference has been revised to 5J.
W.B. Provide the referenced `Exhibit 4.1"
Response — The Exhibit 4.1 is attached.
V.C.2 Provide the listed species survey
Response — The Listed Species survey, included in the companion Conditional Use application, is
attached as Exhibit S.K.
V.C.2 ' Provide a copy of the County's Historiml /Archaeological Probability Map with site delineated on
map; and, provide correspondence to and from the Florida Dept. of State- Florida Master Site File
Response _. This has been previously addressed. See Steven Lenberger's comments on page 7, "A letter
from the Florida Master Site File regarding previously recorded cultural resources lists no previously
recorded cultural resources in Section 19, Township 48 South, Range 28 East. The project will be subject
to the requirement for accidental discovery of archaeological or historical sites as required by CCME
Policy 11 .1 .3. The provision is also included in Subsection 2.03.07 E of the LDC."
V.DA Insert a reference to Exhibit 4
Response — A reference has been included.
Application Remove pages 7 (letter of authorization with Exhibit 5k reference) and 8
Response — Blank pages have been removed.
Exhibit 4 Data and analysis to support the suitability of land for the proposed use:
The Conditional Uses Subdistrict of the Golden Gate Area Master Plan prohibits new Estates zoning
conditional uses for churches /places of worship, except when located within a Neighborhood Center
Transitional Conditional use area or within a Transitional Conditional Use area.
• Insert legible maps (or remove from Exhibit)
Response — Smaller reference maps were removed leaving only 11X17 maps.
Everglades- Randall Boulevard Subdistrict text:
Paragraph 1 - the term related church uses is too broad - these uses should be specified and limited within
the Subdistrict text
Response: The text has been revised replacing "related church uses" with "customary accessory
uses."
s Paragraph 2 - provide the maximum height for all proposed appurtenances, such as a steeple (if
proposed appurtenances exceed maximum building heights (30 feet) allowed in the Estates zoning,
provide justification for allowance, including how this preserves the rural character of the area.)
Response — The following has been added to paragraph 2, "Architectural features such as steeples
may be a maximum height of 60 feet."
Packet Page -325-
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Principle Planner
Comprehensive Planning
Page 3
December 6, 2013
• Paragraph 3 - provide opacity percentages at planting and within I- year to ensure rural character
.is maintained (refer to previously provided memorandum dated, 2/22/13)
Response — The GIVIPA text provides "65 feet shall consist of native vegetation materials from the
three vegetative strata to serve as a transitional area between the church and the adjacent
residential tracts." Additional detail of the three vegetative strata and plant spacing is included in
the companion Conditional Use application.
• Paragraphs 4 and 5 - the proposed "urban" buffers should be enhanced to ensure the rural
character of the area is maintained (refer to previously provided memorandum dated, 2/22/13);
accordingly, provide provisions for enhanced buffers within the Subdistrict text.
Response - The GWA text provides for "65 feet shall consist of native vegetation materials from
the three veg etative strata to serve as a transitional area between the church and the adjacent
residential tracts." Additional detail of the three vegetative strata and plant spacing is included in
the companion Conditional Use application.
A minimum of a 10 feet wide Type B landscape buffer with native vegetation shall be provided
along the narldng edges as depicted on the site than Water management areas shall not be located
in this buffer.
A minimum of 15 feet wide Tvpe D buffers shall be provided along Everglades Boulevard and
Randall Boulevard.
No further revisions are proposed.
• Page E4 -4 (text ref. to Exhibit 6 -B) and Conditional Use Conceptual Master Plan (Exhibit 6 -B):
Response — reference removed.
• The conceptual plan provided within the GNIPA differs from that provided within the CU
Submittal; please revise to be consistent
Response - The attached conceptual plan is consistent with CU suhmittal.
• So as to maintain the rural character of the area, insert parking standards within the Subdistrict
teat to limit the number of parking spaces to no greater than that required by the Land Development
Code.
Response - The following language was added to the Subdistrict text to address the parking needs
for the LDS Church, and the conditions agreed to with County staff Reed Jarvi and Hiedi Ashton -
Cicko as included in the attached Developers Contribution Agreement.
The parking lot shall provide for.
(a) A maximum of 245 parking spaces, with 15 percentage in grass parking.
(b) The throat depth of the access drives shall be 30 feet measured from the roadway edge of
pavement.
(c) The landscape required in the parking areas shall be provided at one tree diamond per 10
parking spaces or one landscape island per 2I parking spaces. The amount of reduced
Packet Page -326-
11/18/2014 9.C.
Ms. Michele Mosca, A ICP
Principle Planner
Comprehensive Planning
Page 4
December 6, 2013
landscape in the parking areas has been compensated for by increasing the perimeter
boundary landscape buffer and/or landscape adjacent to any building constructed on the
property. Terminal landscape islands shall be provided per the Land Development Code
requirements,
® Establish building setbacks within the Subdistrict text (given the proposed size of the building,
these setbacks should be sufficient to help maintain rural character)
Response - The following language was added to the Subdistrict text, "Minimum yard requirements
are for a corner lot and measured with two front setbacks and two side yard setbacks. One front
yard setback will be 75 feet, the other front setback may be reduced to 37.5 feet, Side yards shall be
a minimum of 75 feet.
• As previously requested, provide an analysis of all GGAMP Neighborhood/Transitional
Conditional Use sites proximate to the proposed site- all sites east of Collier Blvd., i.e, provide acreage
calculations for each site; expansion opportunities; and, narrative regarding the suitability of each these
data.)
Response — This has been addressed in Exhibit 4. - Opportunities within Golden Gate Estates to
meet the Church's locational needs for their new chapel are extremely constrained. Map 4 -C the
Golden Gate Master Plan overlay within the Church's Golden Gate Estates boundary shows there
are osily twenty parcels within the Neighborhood Centers that allow for conditional uses. These
parcels are either built upon or were not Iisted for sale.
Other properties that may qualify for Transitional Conditional Uses were also built upon or not listed for
sale. These constraints caused the search for a suitable location to e-tend beyond these twenty parcels
within Golden Gate Estates.
The need to remain in Golden Gate Estates and proximate to members was a primary criteria in the
Church's search for a suitable parcel in Golden Gate Estates. A suitable site was found at the intersection
of Randall Boulevard and Everglades Boulevard. This site near to their members and at the signalized
intersection of two arterial roads is an appropriate and logical location for the chapel. In order to
accomplish the Church's plan, an amendment to the Golden Gate Estates Area Master Plan and a
Conditional Use must be approved,"
As previously requested, provide an assessment of all commercial nodesSubdistricts in the
Estates designation (east of Collier Blvd.); and, an analysis of lands within the Orange Tree PUD /Orange
Blossom Ranch PUD to determine the availability and/or suitability of sites for the proposed land use. (A
table may be appropriate for representing these data.) [Based on the data provided in the re- submittal,
dated July 15, 2103, it appears that the Orange Tree Settlement Area is centrally located to the
membership and accessible by major roadways.)
Response — This is addressed in Exhibit 4, "the Church's search for suitable property for a
permanent location was based on several criteria including, first and foremost the need to remain
in Golden Gate Estates in close proximity to the current meeting house. For this reason, properties
outside the limits of Golden Gate Estates do not meet the needed central location to serve all the
members within the Church's Golden Gate Estate boundary. Other factors considered include
accessibility, ingress and egress, neighborhood compatibility, property availability and cost."
Packet Page -327-
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Principle Planner
Comprehensive Planning
Page 5
December G, 2013
• As previously requested, provide an assessment of all agricultural lands (The Rural Fringe Mixed
Use District along the Immokalee Road corridor) proximate to the Estates designation and subject
congregation to determine the availability and /or suitability of sites for the proposed land use (provide
parcel listing and acreages). (A table may be appropriate for representing these data,) [Based on the data
provided in the re- submittal, dated July 15, 2103, it appears that agricultural lands within the Rural Fringe
Mixed Use District along the Immokalee Road corridor are centrally located to the membership and
accessible by major roadways.]
Response — This is addressed in Exhibit 4 the Church's search for suitable property for a
permanent location was based on several criteria includincy, first and foremost the need to remain
in Golden Gate Estates in close proximity to the current meeting house. For this reason, properties
outside the limits of Golden Gate Estates do not meet the needed central location to serve all the
members within the Church's Golden Gate Estate boundary. Other factors considered include
accessibility, ingress and egress, neighborhood compatibility, property availability and cost.
Maps 4A -4C/ Exhibit 4 team (page E4 -1) refers to "three distinct boundary areas'; however, Exhibit 4
maps 4.B and 4.C. appear to have a combined Immokalee and Golden Gate Branch; provide clarification
Response — The Immokalee and Golden Gate branch has an overlap for language considerations.
The Immokalce branch provides primary Spanish speaking service, and all Spanish speaking
members in Golden Gate are provided for in this location. Likewise, those English speaking
members within Immokalee may attend English services in Golden Gate.
Membership Location Map
• Identify major roadways within the "Golden Gate Estates Branch" boundary, e.g. Immokalee Rd.,
Everglades Blvd., Oil Well Rd., Randall Blvd., etc.
Response — the map communicates it's purpose and no further revisions were made.
Golden Gate Estates Branch - Members Location Map
• As previously requested, provide the capacity of each church; provide Immokalee church location
and state if this church is at capacity, over capacity or has available capacity; and, provide optimum
distances traveled by members of each church to meet worship /religious objectives (data may be best
addressed in the Exhibit 4 text)
Response -- The subject of this petition is to provide a permanent location for the temporary church
that is at capacity.
• Delineate the Immokalee Branch boundary
Response — The Membership Location map shows the delineation of the Immokalee Branch
boundary with the cross hatch that is included in the map legend.
Golden Gate Estates Branch - Golden Gate Area Master Plan Map
s Revise map to accurately reflect the Golden Gate Area Master Plan boundary; spell -out text in
legend and table; correct parcel and acreage count for the Randall Blvd. Commercial Subdistrict; and
delineate the Immokalee Branch boundary.
Response. The map has been revised to show the entirety of the Golden Gate Area Master Plan
boundary and noted the source as, Collier County website. The source of the parcel information has
been noted as, Collier County Property Appraiser. The boundary of Golden Gate Master Plan
extends beyond the subject boundary of the LDS Church Golden Gate membership boundary,
however we have revised the map to show both as requested. The text in the legend has been
Packet Page -328-
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Principle Planner
Comprehensive Planning
Page 6
December 6, 2013
revised. The Immokalee branch boundary has not been added as it does not extend in to the Golden
Gate blaster Plan boundary.
Provide a Notarized Letter of Authorization for JR. Evans Engineering (required for all Agents listed in
Section I.B. of the GMPA application.
Response — All submittals will he submitted under the agent as listed on the application, R. Bruce
Anderson, Esq. of Roetzel & Andress, L.P A
Exhibit 7 Public Facilities
Note: If -the proposed project includes cooking facilities and/or classrooms/ offices /etc. with sanitary
facilities, then the public facilities impacts for water and wastewater should be calculated at 5gpd /seat, not
3gpd /seat as provided. If the referenced uses are not proposed to be included within the project, please
note the exclusion(s) within the water and wastewater analysis.
Response: The Utility Provisions Statement has been updated.
Stephen Lenberger, Senior Environmental Specialist, Surface water and Environmental Planning:
In accordance with Conservation and Coastal Management Element (CC1\1E) Policy 6.1.1 and Section
3.05.07 of the Land Development Code (LDC), 15 percent of the native vegetation is required to be
retained on -site, if developed as a church. Single - family homes as currently allowed on the property are
exempt from this requirement. Floodplain compensation areas may be planted with native vegetation in
accordance with the criteria in the LDC Section 3.05.07 H.l.e to help meet the native vegetation retention
requirement.
Response - Acknowledged.
The subject property is located partially within Weilfield Risk Management Special Treatment Overlay
Zone ST/WS -4 (3.06.00 LDC). Typical church uses would not be expected to be regulated by this
Overlay.
Response - Acknowledged.
Surveying for listed species survey took place from November, 2011 to January,
2013 and approximately 15 hours were devoted to wildlife survey. No listed species or evidence of listed
species were observed on the project site. Given the location and altered hydrology of the site, the
property would likely offer, at best, limited potential utilization for foraging birds and transient species.
Response - Acknowledged.
A letter from the Florida Master Site File regarding previously recorded cultural resources lists no
previously recorded cultural resources in Section 19, Township 48 South, Range 28 East. The project
will be subject to the requirement for accidental discovery of archaeological or historical sites as required
by CCME Policy i 1 .l .3. The provision is also included in Subsection 2.03.07 E of the LDC.
Response - Acknowledged.
The proposed GMP amendment will have no affect on the requirements of the Conservation and Coastal
Management Element (CCME).
Response - Acknowledged.
John Podczerwinsky, Dev. Review Project Manager, Transportation Planning Section:
Packet Page -329-
11/18/2014 9.C.
Ms. Michele Mosca, AICP
Principle Planner
Comprehensive Planning
Page 7
December 6,201'
The proposed master plan included with the submittal is not consistent with Objective 3 of the
Transportation Element of the Growth Management Plan. Refer to Policies 3.1 and 3.3. Show all
proposed future right -of -way reservations for a six -lane Randal Boulevard (180' Right of Way) and a
four -lane Everglades Boulevard (200' Right of Way) to become consistent with the County's 2035 Long
Range Transportation Plan.
Response — Through multiple meetings with County staff Reed 3arvi and Heidi Ashton- Cicko, the
ROSY needs agreed to are addressed in a separate Developer's Contribution Agreement and the
companion Conditional Use petition.
Aaron Cromer, Principal Project Manager, Public Utilities Engineering:
At this time, Public Utilities has no issues with the application. The request is outside of the existing
water and sewer district boundaries.
Response - Acknowledged.
Pollution Control staff: (Drew Morris, Sabas Figueroa and Richard Orth)
Pollution control staff reviewed the proposed LDS Church in Golden Gate Estates because the project site
is located within the County Well Field Protection Zone (WFPZ) 4 and is not connected to any
municipality for water and sewer services. Because the project is proposing to use an On -site Sewage
Disposal System the Ground Water Protection Ordinance requires the development to adhere to all State
FDEP and /or DOH requirements for setback distances from public /private water supply wells, wastewater
treatment design and effluent disposal for this project to include any industrial wastewater discharges
from the water treatment system. However, groundwater monitoring and high level disinfection standards
may be a State FDEP /DOH regulatory requirement if this site is required to be permitted as a new
domestic wastewater treatment facility with a reverse osmosis (RO) industrial wastewater component
from the water treatment system.
Response - Acknowledged.
Also, be aware of the language in 3.06.12.K(4) of the L.D.C. that addresses storing hazardous products in
WFPZ 4. In summary, the ordinance states that no hazardous wastes /products are to be released or
discharged into any stormwater systems, on -site sewage disposal system, or any soil or water bodies. It
also states that all hazardous wastes must be disposed of in accordance with applicable law and that all
hazardous waste discharges exceeding 50 gallons be reported to the county within 48 hours of discovery.
Response - Acknowledged.
RBA/dk
78578861 1039710008
Sincerely,
ROETZEL & ANDRESS, LPA
R. Bruce Anderson
For the Firm
Packet Page -330-
11/18/2014 9.C.
s= a r
P:
Packet Page -331-
Comprehensive Planning
Memorandum
January 29, 2014
Mr. Bruce Anderson
Roetzel and Andress
850 Park Shore Drive
Trianon Centre - Third Floor
Naples, FL 34103
11/18/2014 9.C.
Sent Via E -Mail
RE: 3rd Sufficiency Review of Growth Management Plan Amendment Petition
PL20110002626 /CPSS- 2012 -1, a Small Scale amendment to the Golden Gate Area Master
Plan Element of the Growth Management Plan to allow a Conditional Use for a
church /place of worship at a maximum intensity of 20,000 square feet on +7.80 acres
(Tract 115, Unit 69 and the East 150 feet of Tract 116, Unit 69 Golden Gate Estates).
Dear Mr. Anderson:
Several items requested vvithin the 15' and 2-1 Sufficiency Letters - dated November 16, 2012 and
August 22, 2013 respectively, addressed in the meeting held between County staff and your
consulting team on December 6, 2012, and also contained within the memorandum to J.R.
Evans Engineering firm, dated February 22, 2013, have not been addressed within this 31d
submittal. Therefore, it is presumed that these items will not be addressed within the Growth
Management Plan amendment submittal. Accordingly, staff can deem this petition sufficient,
subject to the resolution of the transportation issues noted below.
Below are Transportation Planning staff's review comments that will need to be
addressed /supplemented in the final submittal prior to establishing public hearing dates for this
petition.
(1) The proposed Developer Contribution Agreement appears to be an early draft and does
not offer terms acceptable to the County. Accordingly, submit a finalized DCA that has
been endorsed by County staff.
(2) The Traffic Impact Statement is now outdated. Accordingly, please update the
background traffic volumes with the figures contained within the 2013 Annual Update
and Inventory Report.
Once the petition has been modified to address the above items, please submit three copies, all
properly assembled, for a final sufficiency review. Resolution #12 -234 provides 30 days (February
27, 2014) for you to respond to this letter with supplemental data.
Should you have any questions or want to schedule a meeting to discuss staff comments, please
contact me at 239.252.2466 or via email at michelemoscaCcoilierrgov.net.
Regards,
R. Mp a, Al P _
Principal PI nner
cc: CPSS - 2012 -1 File
Packet Page -332-
11/18/2014 9.C.
Esfarz, -civic_ ,, ,
30 July 2014
Mr. Mark Strain, Chairman
Collier County Planning Commission
2800 Horseshoe Dr.
Naples, FL 34104
Re: GMPA- PL20110002626; CPSS- 2012 -1:
Church of Jesus Christ of Latter - Day -Sairits -Randall @Everglades Blvd. project
Mr. Strain:
Several of our Board Members have had the opportunity to review the above referenced application and have expressed
serious reservations based on the following facts and circumstances:
1. The Community in general is unaware of this project as no notice of the Neighborhood Information Meeting
was ever given to the Golden Gate - Estates Area Civic Association or to the Homeowners Association of Golden
Gate Estates. The record shows that only one person from the Community attended the Neighborhood
Information Meeting.
2. The project represents a substantial deviation from the master plan as churches are not a permitted or
conditional use in the "E" zoning district except as currently permitted by the Master Plan.
3. The current Master Plan is long overdue for revision and update. In the last few years several amendments
have been approved on a piecemeal basis, and as you are aware the Community and both Civic Associations
actively participated in the process. In the current instance there has been a complete absence of Community
participation.
4. The applicant has failed to demonstrate that there is a need for the intended use and that there is not a sufficient
supply of other parcels in the area which are already zoned for the intended use.
It is still not clear why no notice of the Neighborhood information meeting was ever sent to the affected Civic
Associations, but based on the record as it exists to date it is our recommendation that no further proceedings occur until a
Neighborhood Information Meeting be held with reasonable notice in order that Community input can be a part of the
decision mal�ing process.
Could you please forward a copy of this email to the applicant and appropriate County staff?
Michael R. Ramsey
President
Golden Gate Estates Area Civic Association
http ll ���- ��.estates- civic_ora
Under Florida Lays ;, e -mail addresses are public records. If you do not want voUr e -n oi; address released in response to a public records request, do not send
electronic mail to this entity Instead. contact this office by teiep!?one or in wdUng.
Packet Page -333-
11/18/2014 9.C.
Collier County Planning Commission July 30, 2014
Chairman Mark Strain
Planning Commission Members & Staff
GGEACA and HOAGGE Boards and membership.
RE: GMPA- PL20110002626; CPSS- 2012 -1: Church of Jesus Christ of Latter -Day Saints - Randall
@Everglades Blvd. project
Greetings all:
Given the time frame for the upcoming CCPC meeting we felt that it was important to comment on this
application and make some simple suggestions that may help the process.
After reviewing the packet documents and discussing via e -mail and phone among the key members of
HOAGGE, many of which were members of the Golden Gate Master Plan (GGAMP) and the East of 951
Horizon Study Committee, we submit to you the following:
1. The Homeowners Association of Golden Gate Estates and The Golden Gate Estates Area Civic
Association received no notification of the NIM, but HOAGGE did receive the notice from the County for
the CCPC meeting.
2. One person showed up for the NIM, because this is a material change to the Master Plan, the scope of
participants should be community based.
3. The subject property is not in a Neighborhood Center so therefore there is no entitlement, and there is no
demonstration of need.
4. There is available property for sale in already established Neighborhood Centers a short distance away
from this property in Golden Gate Estates along with property adjacent which could be Conditional Use for
this purpose.
5. There are many questions regarding the site plan-
6 . We have not seen the Transportation component and the DCA for this petition_ Leadership from both
Civic Groups have recently participated in a Transportation Committee co- sponsored by HOAGGE and
GGEACA, Randall is a current area of concern. Also there are issues with using the 2035 LRTP.
Given the information above and the upcoming overdue GGAMP restudy we suggest that the petitioner
hold a Public Information Meeting, give adequate notice and have it when people are back from vacations
and summer travels, possibly in September. An additional suggestion would be to request to address a
GGEACA meeting with HOAGGE being invited to attend. We work well tomther_
It is important to note that Churches are welcome in Golden Gate Estates. Our Master Plan offers plenty of
opportunity and availability,
Sincerely,
Mark Teaters
Homeowners Association of Golden Gate Estates
CC: Doug Rankin, Kim Ellis, Pat Humphries, Karen Acquard,
Michele Mosca, Bruce Anderson, Board of County Commissioners
Packet Page -334-
11/18/2014 9.C.
GundlachNanc
From: Randolph Ross jrossforge @g mail. com]
Sent: Monday, August 11, 2014 5:50 PIVI
To: GundlachNancy
Subject: Petition # CPSS- 2012 -1 & CU- PL20110002615 The Church of Jesus Christ of Latter Day
Saints Comprehensive Plan Amendment & Conditional Use
Can we comment on this if we can't go to the meetings?
I am opposed to this project. This is a residential neighborhood and a large church will be detrimental to the
peach and quiet of the area. 'We all live here to be away from this type of noise and density of people.
Thank you.
Randolph and Joyce Ross
2640 31 st Ave. NE
Naples, FL 34120
Packet Page -335-
11/18/2014 9.C.
GundlachNanc
From: MoscaMichele
Sent: Thursday, August 07, 2014 11 :54 AM
To: ChrzanowskiStan; EbertDiane; DoyleBrian; HomiakKaren; RosenMike; RomanChariette;
StrainMiatk; Ti -ibmas Eastman
Cc: 'Anderson, Bruce'; Anita @jrevansengineering.com; GundlachNancy; WeeksDavid
Subject: Letter of Objection Re: The Church of Jesus Christ of Latter -day Saints
Commissioners:
Staff received the below correspondence in opposition to Petition PL20110002626/CPSS- 2012 -1, The Church of Jesus
Christ of Latter -day Saints. This petition was continued from today's meeting to the October 2, 2014 CCPC meeting.
Sincerely,
Michele
':Alichele R. 410sca, .tilcl>
Prilwiirtl P uittcr
i I-Ow(l! A4auagcnn•n1 Divisin3t
Piac111101 and % n�itf, Ucfrtr'U7tc.;l
t'�nrinclacoui�c Planuir�� $Crti <nr
�nrscs'lioL: Di-l\ c, Aai;i;�s. C() I.
From: nursenate08 [maiito:nursenateDBi '&live.coml
Sent: Thursday, August 07, 2014 Iti:08 AM
To: MoscaMichele
Subject: Everglades - randall Mormon church proposal
Dear Sir
Unfortunately I was unable to attend the 9 am meeting this morning regarding the proposal to allow a Mormon
church on the Everglades- randall property. I say absolutely not and unfortunately I work nights so I was
unable to express thus in person. Thank you.
C. Hill
Sent via tloe Samsun¢ Gclax�• rbtcO 3., an AT &T 4G LIFE smar rhwe
Under Florida Law, e -mail addresses are public records. If you do not want your e -mail address released n response to a public re: 's Yo net send
electronic mail to This entity. Instead, cantact this office by telepnone or in viriting.
Packet Page -336-
11/18/2014 9.C.
From: Chau Tran
909 S. Westhill Ct.
Bloomington, IN 47403
To Whom It May Concerned
I oppose this project because a church in the resident area will cause traffic problems.
- Enclosure: Your copy
Very respectfully yours,
U/
Packet Page -337-
11/18/2014 9.C.
fillf: 11 It
Packet Page -338-
The Golden Gate Estates Area Civic Association Inc.
P.O. Box 990596, Naples, FL 34116 -6002
Es(aaee -Ch ic,m
23 September 2014
11/18/2014 9.C.
Mr. Mark Strain, Chairman
Collier County Planning Commission
2800 Horseshoe Dr.
Naples, FL 34104
Re: GMPA- PL20110002626; CPSS- 2012 -1:
Church of Jesus Christ of Latter -Day Saints- Randall @Everglades Blvd. project
Mr. Strain:
This is a follow up letter to our letter of 30 July 2014 regarding this matter.
In response to that letter the Church of Jesus Christ Latter -Day Saints have taken time to schedule an informational
meet with the Golden Gate Estates Area Civic Association (GGEACA) on 17 September 2014. It was very helpful to
the group.
Second, we have been contacted by Count, Staff to correct the incorrect mailing address that was being used for
notification. It was not clear why the address listed on collier.gov website was correct but not the address being used
for notification by the Planning Department.
GGEACA has no objections at this time to this proposed project. GGEACA is not supportive or against this project.
Sincerely
Michael R. Ramsey
President GGEACA
Packet Page -339-
11/18/2014 9.C.
From: Julie Fuentes
2621 Everglades Blvd N
Naples, FL 34120
To: Collier County Growth Management Division
Nancy Gundlach
I am the owner of the property at 2621 Everglades Blvd N, Naples, FL 34120, my name is Julie Fuentes,
fAy property is within 500ft of the proposed location of the new Church of Jesus Christ of Latter Day
Saints. I approve of the use of this land for Church of Jesus Christ of Latter Day Saints, l would be very
happy to have Church of Jesus Christ of Latter Day Saints as my neighbor. I also believe it would add to
neighborhood value and be a good thing for the community. Feel free to contact me about this matter. I
will be attending the meeting on July 17, but will not speak at the hearing. Please accept this letter at my
'vote "YES'" for Church of Jesus Christ of Latter Day Saints,
Sincerely
Julie Fuentes
Packet Page -340-
k, � l
y�r
11/18/2014 9.C.
PETITION
We, the undersigned residents in the area near the intersection of Everglades Blvd. and Randall Blvd.,
support the zoning applications for the Church of Jesus Christ of Latter-day Saints to be built at the
Everglades /Randall intersection.
rr
- /4
8559300 -1 103972.0008
A DRESS
I-b-J 3740e 41�
/I Z7
_;Y41
r
�21 j-
( fit (Jrfi,
:5 D _S7
A�Q
-7-1
I fW'
lo �a
Packet Page -341-
11/18/2014 9.C.
PETITION
We, the undersigned residents in the area near the intersection of Everglades Blvd. and Randall Blvd.,
support the zoning applications for the Church of Jesus Christ of Latter-day Saints to be built at the
Everglades/Randall intersection.
NAME
_61'k
05
� c_,rj'a,\j'j Y 3 b t'ct- . C- --n I IAQ,
8559300 -1 103972.0008
ADDRESS
11.3
3,21 G c----
-9 3 41411t"' i-Z
7 ---
c"O 1 C
_r
acn V& -'VZ-_ 34.mo
C-5 L
'5Y H --Y4 `�- ^) e �7 g: &)e, t �_3,f�l 1�
2L 11131
PE tj 1-2 D
1�1�4 0 Al-d. Abp -,(p5 ,kB4IZx
q 6 fLOn
&vd 1, C,,,-)
1 � -q)5 RZIIIJ
✓ 2-
Packet Page -342-
11/18/2014 9.C.
PETITION
We, the undersigned residents in the area near the intersection of Everglades Blvd, and Randall Blvd.,
0
support the zoning applications for the Church of Jesus Christ of Latter-day Saints to be built at the
Everglades/Randall intersection.
NAME
ALI A�A4
4
'rl-e CA e �
8559300 1 103972.0008
ADDRESS
MM
12d
X330
r-
,7P 1 0- 10- 0
C,s
Packet Page -343-
U)
,7P 1 0- 10- 0
C,s
Packet Page -343-
11/18/2014 9.C.
a t n, In
�' as,
Packet Page -344-
11/18/2014 9.C.
Notes from the Second Neighborhood Information Meeting for Church of Jesus Christ of Latter -day
Saints
On August 22, 2014, Attorney Bruce Anderson opened the meeting at approximately 5:35 and
gave an explanation of the proposed project which is for an amendment of the Golden Gate Master Plan
and for a Conditional Use for a church. 25 people signed the NIM sign -in sheet (attached). He explained
about County's plans to widen Everglades Boulevard and Randall Boulevard and that the Church had set
back its building and other improvements so as not to encroach upon portions of the property which the
County would take for the road widenings. The extra setback will keep the County from having to pay to
remove church improvements when the roads are widened.
Mr. Anderson further explained;
- The Church would have maximum of 230 seats in building not to exceed 20,000 square
feet.
- The Church does not rents its facilities to others. They do allow Boy Scouts to use for
their meetings.
- The Church operates as a lay ministry - no paid staff, so no employee traffic will be
generated.
- Members are assigned to different LDS Church's based on where they live and where
the closest church is at.
- The Church does not rent its facilities to outside groups, but Boy Scouts are allowed to
meet there. A zoning restriction would be placed on property to prohibit rentals well as
prohibit day care on the property.
Audience members posed the following questions:
Q: Did the owner look at purchasing property in the areas zoned for a church?
Yes. Other properties considered were not usable because of size or configuration or were
prohibitively expensive commercial parcels or not listed for sale when the Church purchased
two years ago.
Q: What is the (long range) transportation plan?
It was explained that the County has adopted a plan for 2030 that would widen Everglades and
Randall Boulevards,
Q: What is the property zoned?
It is zoned Estates.
Q: How often is the (Golden Gate Estates) plan updated?
The last Master Plan was adopted in 2004, though there have been many amendments since
then.
Packet Page -345-
11/18/2014 9.C.
Q: Is Everglades Boulevard going to be 4 or 6 lanes?
It is planned for 6 lanes at this location.
Q: Will the project be financially beneficial to the County?
Yes. It will save the County from having to pay for improvements on the property as part of the
condemnation for the widened roads.
Q: Have other churches amended the Master Plan?
Yes, there have been several.
Q: Will the church be rented?
No.
Q: Can the owner wait until the Master Plan is updated?
No, Present temporary church meeting place has become crowded.
Q: Is the owner willing to put in a turn lane?
Turn lanes on public roadways must be at the direction of Collier County Transportation
Department consistent with the County's roadway design standards.
Q: What will the buffers look like?
Anita Jenkins showed the property plan which contains buffer details.
Q: Would you clarify the meeting times?
A meeting with Golden Gate Estates Civic Association and the Homeowners Association of
Golden Gate Estates has been scheduled for September 17`x'. The CCPC hearing is scheduled for
October 2nd. No BCC date has been set but it will probably be held in November or December.
Three people expressed opposition because they felt that the Golden Gate Master Plan needed an over-
all restudy rather than individual applications like this one. These objectors also raised concerns about
traffic impacts, however, the Church's transportation engineer, Jim Banks, stated that there is an
adequate level of service on both adjacent roads and the Church's would not impact that because
Church traffic occurs only during off -peak hours, and many of the Church trips are already accounted for
because members currently drive through this intersection to attend service at the current temporary
location at Cypress Palm Middle School.
Church member and project manager Rick Pianecente made available a color rendering (attached) of the
planned Church building.
The neighbor abutting the church property on north side distributed a petition (attached) signed by 38
of property owners surrounding the church that are in support of the project.
The meeting ended at approximately 7:00 p.m.
8614487 1 103972.0001
Packet Page -346-
4
11/18/2014 9.C.
20A )) Wednesday, October 29, 2014 )) N A F L E S D A I LY N E W S
PUBLIC NOTICE PUBLIC N OT10E Y U BL1C N UTICh
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER AN
ORDINANCE AND A RESOLUTION
Notice is hereby given that the Collier County Board of County Commissioners will hold a public
hearing on Tuesday, November 18, 2014 in the Board of County Commissioners chamber, Third Floor,
Collier County Government Center, 3299 E. Tamiami Trail, Naples, FL. To consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, SPECIFICALLY AMENDING THE GOLDEN GATE AREA MASTER PLAN ELEMENT AND
FUTURE LAND USE MAP AND MAP SERIES BY ESTABLISHING THE EVERGLADES- RANDALL
SUBDISTRICT TO ALLOW A MAXIMUM OF 20,000 SQUARE FEET OF CHURCH /PLACE OF
WORSHIP AND RELATED USES. THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST
CORNER OF RANDALL BOULEVARD AND EVERGLADES BOULEVARD IN SECTIONS 19, 20,
29 AND 30, TOWNSHIP 48 SOUTH, RANGE 28 EAST, CONSISTING OF 7.80 ACRES; AND
FURTHERMORE, RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE
FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND
PROVIDING FOR AN EFFECTIVE DATE. [PL20110002626/CPSS- 2012 -1]
AND
A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA,
PROVIDING FORTHE ESTABLISHMENT OFACONDITIONAL USETOALLOW ACHURCH WITHIN
AN ESTATES ZONING DISTRICT PURSUANT TO SECTION 2.03.01.B.1.c.1 OF THE COLLIER
COUNTY LAND DEVELOPMENT CODE FOR PROPERTY LOCATED ON THE NORTHWEST
CORNER AT THE INTERSECTION OF EVERGLADES BOULEVARD AND RANDALL BOULEVARD
IN SECTIONS 19, 20, 29 AND 30, TOWNSHIP 48 SOUTH, RANGE 28 EAST, COLLIER COUNTY,
FLORIDA. [CU- PL20110002615]
o ,z
i l
I
j� "� ,. a I a �u ❑ u
oa wH.: ROAI C R 95E l w
n
f F� hr
/
i
JJ
1
i
All interested parties are invited to appear and be heard. Copies of the proposed Ordinance and
Resoiuiion will be made available for inspection at the Pianninq & Zoning Department, Comprehensive
Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M.,
Monday through Friday. Furthermore the materials will be made available for inspection at the Collier
County Clerk's Office, Fourth Floor, Collier County Government Center, 3299 East Tamiami Trail, Suite
#401 Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents
should be directed to the Planning & Zoning Department, Comprehensive Planning Section. Written
comments filed with the Clerk to the Board's Office prior to Tuesday, November tE, 2014, will be read
and considered at the public hearing.
If a person decides to appea! any decision made by the Collier County Board of County.Commissioners
with respect to any matte- considered at such meeting or hearing, he will need a record of that
proceeding, and for such purpose he 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 to be based.
If you are a person with a 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 Department, located at 3335 Tamiami Trail East, Suite #101,
Napies, FL 34112-5356, (239) 252 -8380, at least two days prior to the meeting. Assisted listening
devices for the hearing impaired are available in the Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
TOM HENNING, CHAIRMAN
DWIGHT E. BROCK, CLERK
By: Teresa Cannon - Deputy Clerk (SEAL)
Packet Page - 347 - -- 29 2014