Agenda 07/28/2009 Item # 7AAgenda Item No. 7A
July 28, 2009
Page 1 of 102
EXECUTIVE SUMMARY
CU- 2009 -AR -14137 St. Monica's Episcopal Church, Inc., represented by Heidi K.
Williams, AICP, of Q. Grady Minor, Inc., is requesting two new Conditional Uses pursuant
to the Land Development Code Section 2.03.01.11A.C., in the Estates Zoning District. The
conditional uses being requested are as follows: LDC 2.03.01.B.I.C.3, to allow a child care
center; and 2.03.01.B.1.C.4, to allow a private school related to the existing religious
facility. The subject property is located on the south side of Immokalee Road (CR -846),
west of the Logan Boulevard Extension, in Section 29, Township 48 South, Range 26 East,
Collier County, Florida.
OBJECTIVE:
To have the Board of Zoning Appeals (BZA) consider an application for Conditional Use No. 3
and Conditional Use No. 4, of the Estates (E) Zoning District, as provided in Section
2.03.0l.B.1.c, of the Collier County Land Development Code (LDC), to allow for the addition of
a weekday child care center and /or a private school within the existing church facility, and
ensure the project is in harmony with all the applicable codes and regulations in order to ensure
that the community's interests are maintained.
CONSIDERATIONS:
The petitioner seeks a new Conditional Use (CU) for an expansion to the church use by adding a
private school and /or a weekday child care center within the existing facilities. The proposed
Conditional Use petition is intended to supplement the previous conditional use approval
(Resolution No. 94 -711) and the maximum total square footage to 28,700 square feet for the
entire site.
St. Monica's Episcopal Church is currently used for religious services on Saturday evenings and
on Sundays. The membership is about 500 congregants and provides seating for 275 people. The
church office is open Monday through Friday from 8:30 AM to 4:30 PM and six (6) other
Church Ministries use St. Monica's facility from 7:00 PM to 9:00 PM Monday through Thursday
for community service activities. The applicant anticipates opening the school and/or child care
center about an hour earlier than current uses, which would be 7:30 AM and after - school
programs will run until 7:00 PM. The project narrative asserts the requested Conditional Use for
the kindergarten to 12th grade school will have a maximum enrollment of 100 students and the
applicant has agreed to limit the capacity to 20 new students per year until the maximum 100
students is achieved. If the school does not come to fruition, the church would convert to a child
day care center, and reduce the enrollment to 90 children.
Originally, a Provisional Use for a 300 seat church was approved for Tract 130 and the East 165
feet of Tract 111 in 1991 (Resolution No. 91 -14). Subsequently, the petitioner applied for a
Conditional Use (CU- 94 -12) to accommodate a 500 seat church, administrative offices, and
Sunday school classrooms. To accommodate the proposed expansion, the petitioner acquired the
adjacent parcel (Tract 131) to be used for the additional parking. At that time, St. Monica's
CU- 2009 -AR -14137 Page 1 of 4
July 28, 2009
Agenda Item No. 7A
July 28, 2009
Page 2 of 102
deeded to Collier County, fifty (50) feet of right -of -way (ROW) along CR -846 from the East 165
feet of Tract 111, Tract 130 and 131, which was required by the original Provisional Use. The
applicant reserved the east 80 feet of Tract 131 in perpetuity as a natural vegetated landscape
buffer to maintain their use on 5 acres or less.
FISCAL IMPACT:
The CU by and of itself will have no fiscal impact on Collier County. There is no guarantee that
the project, at build out, will maximize its authorized level of development, however, if the CU is
approved, a portion of the land could be developed and the new development will result in an
impact on Collier County public facilities.
The County collects impact fees prior to the issuance of building permits to help offset the
impacts of each new development on public facilities. These impact fees are used to fund
projects identified in the Capital Improvement Element of the Growth Management Plan as
needed to maintain adopted Level of Service (LOS) for public facilities. Additionally, in order
to meet the requirements of concurrency management, the developer of every local development
order approved by Collier County is required to pay a portion of the estimated Transportation
Impact Fees associated with the project in accordance with Chapter 74 of the Collier County
Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include
building permit review fees. Finally, additional revenue is generated by application of ad
valorem tax rates, and that revenue is directly related to the value of the improvements. Please
note that impact fees and taxes collected were not included in the criteria used by staff and the
Planning Commission to analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT:
Future Land Use Element (FLUE): The subject property is designated on the Future Land Use
Map of the Golden Gate Area Master Plan (GGAMP) as Estates /Estates - Mixed Use
District/Residential Estates Subdistrict. Relevant to this petition, the designation allows certain
non - residential uses — including conditional uses listed in the E, Estates, zoning district — subject
to locational restrictions. The site is zoned E, Estates, which allows daycare center and private
school uses (and church), subject to conditional use approval.
Based upon Comprehensive Planning analysis contained in the staff report and as back -up
material for the Executive Summary, staff concludes that the proposed conditional use may be
deemed consistent with the Golden Gate Area Master Plan (GGAMP).
Transportation Element: Transportation Planning staff has reviewed the petitioner's Traffic
Impact Statement (TIS) and has determined that this project can be found consistent with policies
5.1 and 5.2 of the Transportation Element of the GMP.
Policy 5.1: The traffic from the proposed expansion has an impact on Immokalee Road (CR -846)
directly adjacent to the site and within the area of Immokalee Road (CR -846) and I -75. The
County has recently completed the six lane expansion directly adjacent to the site. Immokalee
Road (CR -846) at I -75 has insufficient capacity. However, this section of Immokalee Road (CR-
CU- 2009 -AR -14137 Page 2 of
July 28, 2009
Agenda Item No. 7A
July 28; 2009
Page 3 of 102
846) is part of the Florida Department of Transportation (FDOT) IROX construction project.
This section is anticipated to be completed within the next twelve months. The mitigation
proposed by the petitioner will satisfy the requirements of Policy 5.1. The petitioner has agreed
to `phase' the onset of student attendance by limiting the maximum number of new students to
20 during the first year., The 20 student's per year phasing schedule will continue until the
expanded capacity at 1 -75 and Imunokalee Road (CR -846) becomes available.
Policy 5.2: The volume /capacity (V /C) ratio is currently 1.095, and the project's phasing creates
an impact below 1 percent, which allows this project to proceed under Policy 5.2 of the
Transportation Element of the GMP. The phasing of students will provide adequate assurance
that no significant impact will occur at Immokalee Road (CR -846) at I -75 until after the
interchange and roadway expansion is complete.
ENVIRONMENTAL ISSUES:
Environmental Services staff have reviewed this application and have found that the CU is
compliant with the Conservation and Coastal Management Element (COME) and GMP. The
applicant is currently in for a site development plan amendment (SDPA), and staff will ensure
the required native vegetation to be preserved on site to be consistent with Section 3.05.07 B of
the LDC.
ENVIRONMENTAL ADVISORY COUNCIL (EAQ RECOMMENDATION:
Since the subject site has already been developed, the applicants were not required to submit an
Environmental Impact Statement (EIS) for this petition. As a result, they were not required to
have a hearing before the EAC.
COLLIER COUNTY PLANNING COMMISSION (CCPQ RECOMMENDATION•
The CCPC heard petition CU- 2009 -AR -14137 on June 18, 2009, and by a vote of 9 -0
recommended to forward this petition to the BZA with a recommendation of approval subject to
the following conditions which have been incorporated into the CU conditions of approval:
1. No pick -up, drop off or parking shall be allowed on Autumn Oaks Lane for the
kindergarten — 12'x' grade school or child day care located at St. Monica's Church.
2. The maximum building square footage shall not exceed 28,700 for the site.
3. The structures shall not exceed an actual building height of 44 feet and zoned height of
30 feet.
4. The applicant has agreed to limit the school functions to 5 days a week and agree not to
conduct school activities before 7:30 A.M. and no later than 9:00 F.M.
5. The applicant has agreed to phase the enrollment of students by limiting attendance to a
maximum number of 20 new students during the first year of the project, and subsequent
years at 20 students per year until the expanded capacity as designed in the current FDOT
IROX project at 1 -75 and Immokalee Road (CR -846) becomes available.
CU-2009-AR-14137 Page 3 of 4
July 28, 2009
Agenda Item No. 7A
July 28, 2009
Page 4 of 102
6. Maximum enrollment for the private school shall be 100 students or 90 students for the
weekday child care center.
7. After - school programs are limited to the pre - kindergarten to 12th grade school functions
for registered students only.
Although the CCPC approval recommendation was unanimous staff did receive two letters of
objection from adjacent property owners (Attachment 1), and for this reason the petition has not
been placed on the Summary Agenda.
LEGAL CONSIDERATIONS:
Before you is a recommendation by the Planning Commission for approval of a Conditional Use
authorizing a weekday child care center and /or a private school within an existing church facility
in the Estates (E) zoning district. A Conditional Use is a use that is permitted in a particular
zoning district subject to certain restrictions. Decisions regarding conditional uses are quasi -
judicial. As such, this item requires ex parte disclosure and all testimony given must be under
oath. The attached report and recommendations of the Planning Commission required are
advisory only and are not binding on you. Petitioner has the burden of demonstrating that the
necessary requirements have been met, and you may question Petitioner, or staff, to satisfy
yourself that the necessary criteria has been satisfied. In addition to meeting the necessary
criteria, you may place such conditions and safeguards as you deem appropriate to allow the use,
provided that there is competent, substantial evidence that these additional conditions and
safeguards are necessary to promote the public health, safety, welfare, morals, order, comfort,
convenience, appearance, or the general welfare of the neighborhood. As a further condition of
approval of the Conditional Use, you may require that suitable areas for streets, public rights -of-
way, schools, parks, and other public facilities be set. aside, improved, and/or dedicated for
public use, subject to appropriate impact fee credits. Approval or denial of the Petition is by
Resolution, with approval of the Conditional Use requiring four affirmative votes of the Board
(supermajority vote). The proposed Resolution was prepared by the County Attorney's Office
and is legally sufficient for Board action. (STW)
RECOMMENDATION:
Staff recommends that the Board of Zoning Appeals approve the request for CU- 2009 -AR -14137
St. Monica's Episcopal Church, Inc., subject to staff and the CCPC conditions of approval, as
listed in the attached resolution.
PREPARED BY:
Melissa Zone, Principal Planner
Department of Zoning & Land Development Review
CU- 2009 -AR -14137 Page 4 of 4
July 28, 2009
Page 1 of 2
Agenda Item No. 7A
July 28, 2009
Page 5 of 102
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COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Item Number:
7A
Item Summary:
This item requires that all participants be sworn in and ex parte disclosure be provided by
Commission members. CU- 2009 -AR -14137 St. Monica's Episcopal Church, Inc., represented
by Heidi K. Williams, AICP, of Q. Grady Minor, Inc., is requesting two new Conditional Uses
pursuant to the Land Development Code Section 2.03.01.13A.C., in the Estates Zoning
District. The conditional uses being requested are as follows: LDC 2.03.01.B.1.C.3, to allow a
child care center; and 2.03.01.B.1.C.4, to allow a private school related to the existing
religious facility. The subject property is located at 7070 immokalee Road, on the south side
of Immokalee Road, west of the Logan Boulevard Extension, in Section 29, Township 48
South, Range 26 East, Collier County, Florida. (CTS)
Meeting Date:
7/2812009 9:00:00 AM
Prepared By
Melissa Zone
Principal Planner Date
Community Development &
Environmental Services
Zoning &Land Development Review 716!2009 4:26:26 PM
Approved By
Judy Puig
Operations Analyst Date
Community Development &
Community Development &
Environmental Services
716/2009 5:00 PM
Environmental Services Admin.
Approved By
Nick Casalanguida
MPO Director Date
Transportation Services
Transportation Planning 7/7/2009 8:01 AM
Approved By
Steven Williams
Assistant County Attorney Date
Attorney's Office
Attorney's Office 717/2009 11:13 AM
Approved By
Jeff Klatzkow
County Attorney Date
County Attorney
County Attorney Office 717!2009 11:40 AM
Approved By
Najeh Ahmad
Director Date
Transportation Services
p
Transportation Engineering &
7!912009 10:29 AM
Construction Management
Approved By
Susan Istenes, AICP
Zoning & Land Development Director Date
Community Development &
Environmental Services
Zoning &Land Development Review 711312009 9:37 AM
Approved By
Ray Bellows
Chief Planner Date
Community Development &
Environmental Services
Zoning & Land Development Review 7/13/2009 9:50 AM
Approved By
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Page 2 of 2
Agenda Item No. 7,A
July 28, 2009
Page 6 of 102
Joseph K. Schmitt
Community Development &
Date
Environmental Services Adminstrator
Community Development &
Community Development &
Environmental Services
Environmental Services Admin.
7/14!2009 3:39 PM
Approved By
OMB Coordinator
OMB Coordinator
Date
County Manager's Office
Office of Management & Budget
7/15/2009 9:02 AM
Approved By
Mark Isackson
Budget Analyst
Date
County Manager's Office
Office of Management & Budget
7115/2009 11:41 AM
Approved By
Leo E. Ochs, Jr.
Deputy County Manager
Date
Board of County
Commissioners
County Manager's Office
711612009 4:48 PM
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Agenda Item No. 7A
July 28, 2009
Page 7 of 102
Alison Anderson
5720 Autumn Oaks Lane
Naples, FL 34119
Melissa Zone, Principal Planner
Collier County Development & Environmental Services Division
Zoning and land Development Review
June 2, 2009
Dear Melissa,
1 am a property owner within 500 ft of St. Monica's Church, which is scheduled or a hearing on June 18,
2009, which may allow a child care center and a private school related to the existing religious facility.
I have been a resident of Collier County since 1991.
_. I will not be able to attend the meeting on June 18, since I will be returning from Germany with my
daughter. Please accept this letter in my absence as comments for consideration in approval and
developemnet of the proposed project.
My concerns are as follows;
1. According to the Golden Gate Master Plan, there is a limit for churches and schools to 5 acres.
If the proposed plan is approved to 6 acres with preserves off -site, we are now setting a new
precedent for future development which changes the master plan.
2. The proposed construction site holds water to the point of flooding during the rainy season. I
believe the current vegetation and trees absorbs some of this water. if trees are removed, there
will be additional standing water, or water that will have to drain to another location with
possible flooding of the existing residential areas.
3. There is already a school /daycare at Eagles Nest Church, located North of St Monica's between
lmmokalee Rd and Autumn Oaks Lane. Presently, at drop off and pick up from this school, there
are several cars that access using Autumn Oaks lane, which increases our neighborhood traffic.
My concern is the same will hold true for St. Monica's. Is there adequate drop off and pick up
access at Immokalee Road? Is that a potential danger to children since the traffic has increased
significantly and speed is allowed up to 55 mph? Will the additional traffic in and out of the
proposed facility impair emergency service vehicles trying to exit the nearby fire station? These
are safety issues that should concern the county and its residents as well as parents of potential
students.
Agenda Item No. 7A
July 28, 2009
Page 8 of 102
4. Since my property would be directly affected by additional exposure to Immokalee Road and
the activity of a proposed day care /school, I would like to request that a barrier in the way of a
solid fence, of at least 8', be constructed at the rear of the property and maintained accordingly.
Thank you for hearing my concerns.
Sincerely,
Alison Anderson
Agenda Item No. 7A
July 28, 2009
Page 9 of 102
ZoneMelissa
From: debbiel2355@aol.com
Sent: Thursday, June 04, 2009 3:26 PM
To: ZoneMelissa
Subject: Re: St. Monica's request for school
Melissa,
I am very concerned about having an additional school on Immokalee Road along Autumn Oaks Lane. My
preference would be to not have the school approved.
If approved, please have the school follow the rules to have everything on a 5 acre parcel, including water
management and vegetation buffer, and not be allowed to put anything on additional acreage.
I'm also concerned about the drop -off and pick- up plan. It does not seem safe for the children, and I think it
will cause traffic problems on Immokalee, and possibly on Autumn Oaks Lane, as parents may need to park on
Autumn Oaks Lane, waiting for school to get out.
We live in an estate area, and should not feel like we are in a commercial area, by having to look at parking lots,
large buildings, and Immokalee Road. It is extremely important to me that if the school is approved, it needs to
have everything on the 5 acres, so that we can maintain a landscaping buffer, I think it would be an unwise
precedent to make an exception.
Thank you for your consideration to my views.
Sincerely,
David and Debra Myers
5710 Autumn Oaks Lane
Naples, FL
Agenda Item No. 7A
AGEND Jul 28 2009
�'14A 9-& 102
Coiti-er County
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION
HEARING DATE: JUNE 4, 2009
SUBJECT: CU- 2009 -AR- 14137, ST. MONICA'S EPISCOPAL CHURCH
PROPERTY OWNER/AGENT:
Owner: St. Monica's Episcopal Church, Inc.
7070 Immokalee Road
Naples, FL 34119
Agent: Heidi K. Williams, AICP, Senior Plattner
Q. Grady Minor, Inc
3800 Via Del Rey
Bonita Springs, FL 34134
REOUESTED ACTION:
To have the Collier County Planning Commission (CCPC) consider an application for
Conditional Use No. 3 and Conditional Use No. 4, of the Estates (E) Zoning District, as provided
in Section 2.03 ).0 Lc, of the Collier County Land Development Code (LDC), to allow for the
addition of a weekday child care center and /or a private school within the existing church
facility.
GEOGRAPHIC LOCATION:
The subject 5 -acre site is located on the south side of Immokalee Road (CR -846) and «Test of the
Logan Boulevard Extension, adjacent to the east of North Naples Fire Control District Station in
Section 29, Township 48 South, Range 26 East, Collier County, Florida. (See location nral) on
the folloil,in,; page)
PURPOSE /DESCRIPTION OF PROJECT:
The petitioner seeks a new Conditional Use for an expansion to the church use by adding a
private school and /or a weekday child care center within the existing facilities. The proposed
Conditional Use petition is intended to supplement the previous conditional use approval
CU- 2009 -AR -14137 Page 1 of 12
Revised: 5120109
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Agenda Item No. 7A
July 28, 2009
SITE DATA
TOTAL SITE AREA - 6.09* ACHES
arawarn msrmr
MDIGEkX)LJS WC;ETAT*N X 0.15 . PEOUMCD pRESER%C
6.09 X 0.15 - 0.91 ACAU
2000— Z ---4ww-
Q. ..,G. I D R 'ASSOCIATES, I'.A.
QWrIER/DFVELOPEE
St. Monica's
Episcopal Church
7070lmmoko'e* Rood
No p les. FL 3.19
(239) 591 -4550
ST. MONICA'S EPISCOPAL CHURCH
CONDITIONAL USE
CONCEPTUAL SITE PLAN
0 AM aAR ,z
-Z $.k
SHEET I OF I
Attachment "B"
Agenda Item No. 7A
July 28, 2009
Page 13 of 102
(Resolution No. 94 -711) and limits the total square footage to 21,189 square feet for the entire
site which is depicted on the approved site plan (SDPA- 08 -AR- 13077). As depicted on the
conceptual site plan (see attached) for the Conditional Use, the ingress /egress is from Immokalee
Road (CR -846) and the buffering, water management and native vegetation preserve areas
depicted is consistent with the approved site plan (SDPA- 08 -AR- 13077) for the church.
The conditional use petition shall only apply to 5 acres of the 6.09 i acre site. If approved the
conditional use should not result in any greater physical development than what was approved
for this site and as depicted on SDPA- 08 -AR- 13077. This SDP indicates that the existing
structure will become the church offices and Sunday school. The project narrative in the
application states the following: "If this request is approved, the existing building will be used
for either a private pre - kindergarten to 12t" grade school or a day care." The applicant intends to
utilize the existing Sunday school area as the location for the private school.
St. Monica's Episcopal Church is currently used for religious services on Saturday evenings and
on Sundays. The membership is about 500 congregants and provides seating for 275 people. The
church office is open Monday through Friday from 8:30 AM to 4:30 PM and six (6) other
Church Ministries use St. Monica's facility from 7:00 PM to 9:00 PM Monday through Thursday
for community service activities. The applicant anticipates opening the school and /or child care
center about an hour earlier than current uses, which would be 7:30 AM and after - school
programs will run Until 7:00 PM. The project narrative asserts the requested conditional use for
the kindergarten to 12th grade school will have a maximum enrollment of 100 students and has
agreed to limit the capacity to 20 new students per year until the maximum 100 students is
achieved. If the school does not come to fruition, the church would convert to a child day care
center, and reduce the enrollment to 90 children.
Originally, a Provisional Use for a 300 seat church was approved for Tract 130 and the East 165
feet of Tract 111 in 1991 (Resolution No. 91 -14). Subsequently, the petitioner applied for a
Conditional Use (CU- 94 -12) to accommodate a 500 seat church, administrative offices, and
Sunday school classrooms. To accommodate the proposed expansion, the petitioner acquired the
adjacent parcel (Tract 131) to be used for the additional parking. At that time, St. Monica's
deeded to Collier County, fifty (50) feet of right -of -way (ROW) along CR -846 from the East 165
feet of Tract 111, Tract 130 and 131 (0.947 acres), ,vhich was required by the original
Provisional Use. The applicant reserved the east 80 feet of Tract 131 as a buffer to maintain their
use on 5 acres or less and the BZA approved it as a condition of approval — the entire east 80 feet
of Tract 131 shall remain undeveloped in perpetuity as a natural vegetated landscape buffer.
SURROUNDING LAND USE & ZONING:
SUBJECT PARCEL: The site is currently developed with a church, zoned Estates (E).
SURROUNDING:
North: Immokalee Road (CR -846) Single - Family residential; zoned
Longshore Lakes PUD.
East: Conservation property and vacant property; zoned Estates (E).
South: Autumn Oaks Lane and Single - Family residential; zoned Estates (E).
West: North Naples Fire Control District station; zoned Estates (E).
CU- 2009 -AR -14137 Page 4 of 12
Revised: 5/20/09
Agenda Item No. 7A
July 28, 2009
Page 14 of 102
AERIAL PHOTO
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GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject property is designated on the Future Land Use
Map of the Golden Gate Area Master Plan (GGAMP) as Estates /Estates - Mixed Use
District /Residential Estates Subdistrict. Relevant to this petition, the designation allows certain
non - residential uses—including conditional uses listed in the E, Estates, zoning district— subject
to locational restrictions. The site is zoned E, Estates, which allows daycare center and private
school uses (and church), subject to conditional use approval.
The "Conditional Uses Subdistrict" in the Estates – Mixed Use District contains specific
provisions for conditional uses (CUs) in Golden Gate Estates, including Transitional Conditional
Uses as follows (see below):
d) Transitional Conditional Uses:
Conditional uses may be granted in Transitional Areas. A Transitional Area is defined
as an area located befit een existing non - residential and residential areas. T170
huipose of this provision is to allow conditional uses in areas that are adjacent to
existing non- residential uses and are therefore generally not appropriate ,for
residential use. The conditional use will act cis a buffer between non - residential and
residential areas.
CU- 2009 -AR -14137 Page 5 of 12
Revised: 5/20/09
Agenda Item No. 7A
July 28, 2009
Page 15 of 102
The follorr!ing criteria shall apply.for Transitional Conditional Use requests:
• Site shall be directly adjacent to a non - residential use (zoned or developed);
• Site shall he 2.25 acres, or more, in .size or be at least 150 feet in width and
shall not' exceed S acres;
• Conditional uses shall be located oil the allowable acreage adjacent
to the non- residential use;
• Site shall not he adjacent to a church or other place ofrirorship, school,
social or fi crlernal orgcrniZation, child care center, com,alescent home,
hospice, rest home, horse.for the aged, adarh foster home, children's home,
rehabilitation centers; and
• Site shall not be adjacent to barks or opera space and recreational arses;
• Site shall not be adjacent to permitted Essential Service, as identified in
Section 2.6.9 of the Land Developrrtew Code, except,for libraries and
rrmusetans; and
• Project shall provide adequate btrfferingfi oar actjacerzl properties allowing
residential uses.
The subject property complies with all of the above criteria except the size limitation — the site
comprises 5.50 acres thus exceeds the 5 -acre maximum. This issue is discussed in more detail
below and includes the history of the previous approvals for this site.
Project History: On January 8, 1991, prior to adoption of the GGAMP, a provisional use (now
known as conditional use) for a church was approved for this site (PU- 90 -24, Resolution Number
91 -14). At that time, there was no limitation on provisional /conditional uses in Golden Gate
Estates. The site comprised 4.24 acres and was described as Tract 130 and the East %2 of Tract
111, Golden Gate Estates Unit 97. Conditions of approval included provision of the north 50
feet of the site for right -of -way to accommodate the future widening of Immokalee Road;
retention of a 55 feet wide strip of native vegetation along the south property line as a buffer;
and, retention of a 40 feet wide strip of native vegetation along the east property line as a buffer.
Subsequently, two 1 -year extensions were granted for this site, both occurring after the GGAMP
was adopted (February, 1991) and in effect.
On September 27, 1994, petition CU -94 -14 (Resolution Number 94 -711) was approved to allow
expansion of both the facilities (increase parking area to accommodate the full seating capacity
of 500 persons) and the site. At that time, the GGAMP was in effect; it included locational
criteria essentially the same as presently exists and as listed above. The site was described as
Tract 130, 131, and the East '/2 of Tract 111, Golden Gate Estates Unit 97, less the north 50 feet
of all Tracts, and less the East 80 feet of Tract 131, comprising 5.50 acres. The applicant
explained in the CU petition narrative that: (1) Tract 131 had been purchased in 1993 to allow
for the proposed expansion; (2) the north 50 feet of the site had already been deeded to the
County for Immokalee Road right -of -way; (3) the 241' Avenue NW right -of -way (the southern
30 feet of the site) comprised 0.568 acres [this erroneously includes the east 80 feet of Tract 131,
the correct figure is 0.513 acres]; and, (4) "the church is willing to reserve the east 80 feet of
Tract 131 as a buffer /open space through this conditional use process or as an additional deed
restriction to maintain their use on five acres or less" because "the County's master plan for
Golden Gate Estates allows only a maximum of five (5) acres be developed under a conditional
use." It should be noted that the legal description for the CU petition lessed -out the referenced
CU- 2009 -AR -14137 Page 6 of 12
Revised: 5/20/09
Agenda Item No. 7A
July 28, 2009
Page 16 of 102
East 80 feet offered as a buffer, thus the applicant was offering not to develop off -site property;
staff views this as an incentive ("carrot ") offered to the County, presumably to increase or assure
compatibility, to gain petition approval. The Board included this offer as a stipulation in the
approving resolution — "the entire cast 80 feet of Tract 131 shall remain undeveloped in
perpetuity as a natural vegetated landscape buffer." (Staff has found nothing in the record to
indicate this 80 feet wide strip was in lieu of any 1.DC or GMP requirements for native
vegetation retention or open space, rather was in addition to any such requirements.) Another
condition of approval was retention of a 55 feet snide strip of native vegetation along the south
property line as a buffer, with some exception for where a caretaker's residence is to be located.
As to the 5 -acre size limitation in the GGAMP, though the applicant in 1994 explained hose the
site complied, the petition legal description failed to exclude the south 30 feet which is
comprised of right-of-way for 24 °' Avenue NW, thus the actual site acreage approved was 5.50
acres. Research has revealed that the 1994 Staff Report and Executive Summary both stated the
site size Was five acres without explanation, nor was there any explanation in the minutes, all of
which suggests the Board approved that CU in belief that the site comprised five acres thus was
consistent with the GGAMP size limitation.
For the present 2009 CU petition, the applicant originally submitted the petition to include (add)
the East 80 feet of Tract 131 resulting in total site acreage of 6.09 acres. More recently, the
applicant submitted a revised boundary survey and legal description (dated May 7, 2009) that is
identical to the legal description of the 1994 CU petition — for 5.50 acres. As noted previously,
the south 30 feet of the site is road right -of -sway, comprising 0.513 acres. Components of the
project development - buildings, water management, parking, landscape buffers, required native
vegetation retention, etc. - cannot be located in the right -of =sway; the right -of -way is unusable for
the project. Therefore, exclusion of the right -of -way area would leave no adverse impacts upon
the project, and Would result in consistency with the 5 -acre size limitation in the GGAMP (5.50
acres — 0.51 acres = 4.99 acres).
FLUE Policy 5.4 states: "New developments shall be compatible with, and complementary
to, the surrounding lands uses, as set forth in the Land Development Code." Please see the
Zollin,- and Land Develol-mient ReWeii, staff anaij�sis that ii,as dole aS part of their reWew of the
pefiti07? 711 its e71th -qj).
FLUE Objective 7 and relevant policies are listed below, each policy followed by staff analysis
in bold print.
Objective 7:
"In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The
Community Character Plan for Collier County, Florida, promote smart growth policies, and
adhere to the existing development character of Collier County, the following policies shall be
implemented for new development and redevelopment projects, where applicable."
Policy 7.1: "The County shall encourage developers and property owners to connect their
properties to fronting collector and arterial roads, except where no such connection can be
made without violating intersection spacing requirements of the Land Development Code."
As depicted on the Conceptual Site Plan, this project has one existing ingressiegress direct
CU- 2009 -AR -14137 Page 7 of 12
Revised: 5120109
Agenda Item No. 7A
July 28, 2009
Page 17 of 102
access onto Irrvnokalee Road, are arterial road, which is the only vehicular access to the property
and may be found consistent with this policy.
Policy 7.2: "The County shall encourage internal accesses or loop roads in an effort to help
reduce vehicle congestion on nearby collector and arterial roads and minimize the need for
traffic signals." No internal roads are proposed as both the small size of the site and ljpe of
project make a loop road not_feasible. This project ma {y be fibund consistent with this polies.
Policy 7.3: "All new and existing developments shall be encouraged to connect their local
streets and their interconnection point with adjoining neighborhoods or other
developments regardless of land use type." The Conceptual Site Plan does not show access to
the adjoining fire station or the undeveloped tract to the east which is limited to a single family
dwelling and is separated by an on -site preserve. The application addresses this policy by stating
that the residents in the area ham expressed the desire to prevent any interconnection to Aurtitinn
Oaks Larne. The subject property has no local streets, having just internal private drivcwa)ys and
parking. Due to the small size of this project, the absence of local streets, the 17atur•e of abutting
properf),, the preserve along the east boundary and the alleged wishes of the neighborhood to
not have interconnections ti1'rlh adjoining neighborhoods or other del'eloprnents, this project may
be found consistent with this policy.
Policy 7.4: "The County shall encourage new developments to provide walkable
communities with a blend of densities, common open spaces, civic facilities and a range of
housing prices and types." The amended site development plan indicates sidewalks will be
provided as required by County regulations and the side is bordered on the north by Inmlokalee
Road which has side -,walks. As this is a non - residential use, this policy is mostly not applicable
and this project may be found consistent with this policy.
Based upon the above analysis, staff concludes that the proposed conditional use may be deemed
consistent with the Golden Gate Area Master Plan (GGAMP) — the tylitioner shall revise the
legal description to exclude the south 30 feet of the site. Alternatively, the Board of Zoning
Appeals could determine that the past Board knowingly approved the 1994 CU petition at 5.5
acres and found it consistent with the GGAMP at that time, and determine that the present
petition utilizing the same legal description as in 1994 is also consistent with the GGAMP.
Transportation Element: Transportation Planning staff has reviewed the petitioner's Traffic
Impact Statement (TIS) and has determined that this project can be found consistent with policies
5.1 and 5.2 of the Transportation element of the Grovnh Management Plan,
Policy 5.1: The mitigation proposed by the petitioner will satisfy the requirements of Policy 5.1.
The petitioner has agreed to 'phase' the onset of student attendance by limiting to a maximum
number of 20 new students during the first year of the project, and will continue until the six -lane
capacity becomes available on Immokalee Road.
Policy 5.2: The volume /capacity (fit /C) ratio is currently 1.095, and the project's phased iinpact
creates impacts below 1 percent, which allows this project to proceed under Policy 5.2 of the
Transportation Element of the GMP. The phased onset of students, limited to 20 per year until
capacity is fully available, is below I percent of the current four lane adopted volume.
CU- 2009 -AR -14137 Page & of 12
Revised: 5120109
Agenda Item No. 7A
July 28, 2009
Page 18 of 102
Immokalee Road Impacts: The first concurrency link that is impacted by this project is Link
43. 1, Immokalee Road (CR -846) between Interstate 75 (I -75) and Logan Boulevard. The project
generates 34 PM peak hour. peak direction trip on this link, which represents a 1.47 percent
impact on Immokalee Road (CR -846) upon reaching build -out condition.
This concurrency link reflects a negative capacity of a negative 221 trips in the adopted 2008
Annual Update and Inventory Report (AUIR) (adopted late 2008) and is at Level of Service "F ",
and reflects a Volume /Capacity ratio of 1.095 (109.5 percent). The roadway capacity is currently
reflective of a Foul' -lane divided facility, and upon completion of the I -75 interchange
improvements at this location in 2010 is anticipated to return to a six -lane divided capacity. At
such time that capacity becomes available, this project is anticipated to have a positive remaining
capacity of approximately 1,000 trips`.
*For this statement, the 2008 AUIR background volume was used, and then compared to the
2007 adopted six -lane volume. Variation to the number of remaining trips is possible, as the
annually recorded background traffic has shown a negative trend throughout the County and the
trip bank has been adjusted as projects are approved or completed for construction.
Conservation & Coastal Management Element (CCR7E): The Environmental Review staff
has supplied the following analysis of the petition. The subject site was reviewed based on the
application and survey that was provided by the applicant and depicted on the recently approved
site plan, SDPA- 08 -AR- 13077, This SDP supplies the minimum requirement of 15 percent
native vegetation preservation based on a 6.09 acre project boundary. As pain of the consistency
review of this CU, Enviromnental staff was inforined of the GGAAZP limitation of five (5) acres
for a conditional use application. Since the CU conceptual site plan does not depict the minimum
required 15 percent native vc(retation retention for a project of five (5) acres or more, staff does
not find the CU to be consistent with LDC 3.05.07 B ivhich requires native vegetation to be
preserved on site. Since the site does not have the required on -site preserves, staff is requesting
the applicant to amend the Church's SDI' to provide the required on -site preserves for a five (5)
acre site in order to be found consistent with the GGATOP and LDC.
evei.v <Vc-
Before an), Conditional Use recommendation can be offered to the Board of Zoning Appeals
(BZA), the Planning Commission must make findings that: 1) approval of the Conditional Use
Nvill not adversely affect the public interest: and 2) all specific requirements for the individual
Conditional Use will be met, and 3) satisfactory provisions have been made concerning the
following matters, where applicable:
1. Consistency with the Land Development Code and the Growth Management PIan.
This request is not consistent with the CCR4E or LDC. However, if the BZA approves the
conditions proposed by staff: this project will be in compliance with the applicable
provisions of the LDC and GMP.
2. Ingress and egress to the property and proposed structures thereon, with particular
reference to automotive and pedestrian safety and convenience, traffic flow and control,
and access in case of fire or catastrophe.
CU- 2009 -AR -14137 Page 9 of 12
Revised: 5/20(09
Agenda Item No. 7A
July 28, 2009
Page 19 of 102
As depicted on the conceptual site plan, the ingress and egress to the subject property is
limited to Immokalee Road. The minimum parking requirements for a child care center
contained in LDC Section 4.05.04, Table 17, Parking Space Requirements, is I space per
employee of the largest work shift plus 1 space for every 10 children; minimum parking
requirements for Church is 3 for each 7 seats in chapel or assembly area, and for an Pre-
kindergarten to 12th grade school 5 spaces per 4 staff /faculty members, and the site plan
provides 150 parking spaces. Although, the recently approved site plan, SDPA -08 -AR -13077
does not provide adequate drop off and pickup areas for the proposed school or child care
center. Staf is recommending as a condition of approval that the applicant amend the site
plan to include safe and adequate drop off and pickup area for the proposed pre- kindergarten
to 12th grade school or child care center to ensure the safety of the children.
3. The effect the Conditional Use would have on neighboring properties in relation to
noise, glare, economic or odor effects.
As previously mentioned, the subject site was recently approved for a larger sanctuary and
supporting facilities to an existing church and the private school or weekday child care
facility will be located in the existing church offices. The total square footage of the facility
will be approximately 21, 189 square feet and a maximum zoned height of 30 feet and the
actual shall not exceed 44 feet. The establishment of the height limit at 30 feet accommodates
Section 4.02.01 Table 2, of the LDC for dimensional standards for principle uses in the E
zoning district. The subject site has to adhere to all the applicable regulations of the LDC
regarding, preserves, height restrictions, setbacks, and buffer requirements by ensuring the
surrounding area has a certain degree of access to light and air.
4. Compatibility with adjacent properties and other property in the district.
The proposed project complies with all applicable provisions of the LDC except for Section
3.05.07 B which requires on -site preserves. Although., the approval of this request will result
in a greater physical development than what was approved for the original CU, the
development being proposed is compatible with the surrounding area.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
The EAC did not review this petition because the site is under the size threshold (10 acres) to
require and Environmental Impact Statement.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The meeting was duly noticed by the applicant and held on May 4, 2009 at 5:30 p.m. at the St.
Monica's Church. Three people from the public attended, as well as the applicant's team (Heidi
Williams of Q. Grady Minor) and county staff.
Ms. Williams presented an overview of the two requested Condition Uses to the LDC; 1) to
-- allow a child care center; or 2) to allow a private school, which would be housed in the existing
Sunday School rooms. St. Monica's has a lease agreement with The Classical Academy of
Naples who will be managing the private school and will be starting classes August 10, 2009 for
pre- kindergarten to 12th grade students. The applicant informed those in attendance that the
CU- 2009 -AR -14137 Page 10 of 12
Revised: 5120/09
Agenda Item No. 7A
July 28, 2009
Page 20 of 102
approved conditional use for the church and the proposed expansion development intensity will
remain. There was no opposition from those in attendance; however the following comments
were expressed:
1. Would there be a connection road onto Autumn Oaks Lane, which the applicant answered
no; the church doesn't want to see a connector road so there is no plan to build one. The
representative of the Oakes Association stated they support the project as long as there is no
connection to Autumn Oaks Lane.
2. What would the traffic impact be with school buses dropping off children; the applicant
replied that there are no impacts based on the Traffic Impact Statement (TIS) that was
submitted with the application. There will also be a turn lane added off of Immokalee
Boulevard onto the church parcel. It was also mentioned at this time, that the Classical
Academy of Naples will open August 10, 2009 for the 2009 -2010 Academic Year and will be
limited the first year to 20 students and the maximum 100 students.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney Office has reviewed the staff report for CU- 2009 -AR -14137 revised on
5/20/09.
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC) forward Petition CU-
2009-AR- 14137, to the Board of Zoning Appeals (BZA) with a recommendation of approval,
subject to the following conditions:
1. The Conditional Use shall apply only the portion of the site that excludes the 0.91 acres
conservation easement to the east (less 80 feet of Tract 131).
2. The petitioner shall revise the legal description to exclude the south 30 feet of the site to
reflect a 5 acre site or, the Board of Zoning Appeals could determine that the past Board
knowingly approved the 1994 CU petition at 5.5 acres and found it consistent with the
GGAMP at that time, and determine that the present petition utilizing the same legal
description as in 1994 is also consistent with the GGAMP.
3. The applicant has agreed to phase the enrollment of students by limiting attendance to a
maximum number of 20 new students during the first year of the project, and subsequent
years at 20 students until the six -lane capacity becomes available on Immokalee Road.
4. Maximum enrollment for the small private school shall be 100 students or 90 students for
the weekday child center.
5. The owner shall amend the Church's SDP to provide the required on -site preserves for a
5 acre site in order to be found consistent with the GMP and LDC or, the BZA could
determine that the past Board knowingly approved the 1994 CU petition with the 0.91
acres to the cast (less 80 feet of "bract 13 1) as an off -site preserve, and determine that the
present conditional use is also consistent with the GGAMP.
6. The applicant shall amend the site plan prior to the commencement of school to include
safe and adequate drop off and pickup area for the pre - kindergarten to 12th grade school
or child care center to ensure the safety of the children.
7. After - school programs are limited to the pre- kindergarten to 12th grade school functions
and register students only.
CU- 2009 -AR -14137 Page 11 of 12
Revised: 5/20109
Agenda Item No. 7A
July 28, 2009
Page 21 of 102
PREPARED BY:
MELISSA ZO 1E, PR CI ALP ANNER DATE
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
REVIEWED BY:
l.. n
RAYMO � Pb V. BELLOWS, ZONING MANAGER DATE
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
SUSA1,f M. ISTENES, AICP, DIRECTOR f DATE
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
APPROVED BY:
JO�EPH K. SCH.MITT, ADMINISTRATOR DATE'
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION
Collier County Planning Commission:
MARK STRAIN, CHAIRMAN DATE
Staff report for the June 4, 2009 Collier County Planning Commission Meeting
Tentatively scheduled for the July 28, 2009 Board of County Commissioners Meeting
Attachments: A. CU Findings of Fact (Exhibit "A ")
B. Conceptual Master Plan
C. Resolution (Exhibit "B ")
D. Res No 94 -711
E. SDPA -08 -AR -13077 site plan
CU- 2009 -AR -14137 Page 12 of 12
Revised: 5120/09
Agenda Item No. 7A
July 28, 2009
Page 22 of 102
EXECUTIVE SUMMARY
PETITION NO. CU- 94 -12, TERRANCE C. KEPPLE, OF BRUCE GREEN AND
ASSOCIATES, INC., REPRESENTING ST. MONICA'S EPISCOPAL CHURCH,
REQUESTING CONDITIONAL USE "1" OF THE ESTATES (E) ZONING DISTRICT FOR
CHURCHES AND OTHER PLACES OF WORSHIP, FOR THE PROPERTY LOCATED ON THE
SOUTH SIDE OF IMMOKALEE ROAD, APPROXIMATELY ; MILE EAST OF OAKS
BOULEVARD, IN SECTION 29, TOWNSHIP 48 SOUTH, RANGE 26 EAST, CONSISTING
OF 5 ACRES.
OBJECTIVE:
This proposed conditional use is to allow for an expansion of 200 seats
to the already approved 300 seat church with the first phase almost
completely built out.
CONSIDERATIONS:
A conditional use was granted for this site in 1991. The church is
under construction and the first phase will be completed this fall.
St. Monica's long range plan is for a 500 seat church as opposed to the
300 seat church approved in 1991. Therefore, this proposed conditional
use is to allow for an expansion of 200 seats, additional parking,
maintenance building, cookout pavillion and a caretaker's residence in
addition to the already approved accessory uses (day school,
administration/ education building and columbarium) which will be
constructed in future phases as shown on the Master Plan.
It is estimated that the proposed facility will generate approximately
300 trips on a Sunday. Based on the Traffic Circulation Element, the
site generated trips will not exceed the significance test standard (5
percent of the Level of Service LOS "C" design capacity) on Immokalee
Road. The current traffic count for this segment of Immokalee Road is
11,078 and is currently operating at LOS "A ".
Ingress /egress to the proposed petition is via Immokalee Road with the
exception of the caretakers residence which will have its access from
24th Avenue Northwest.
Surrounding properties include developed Estates zoning to the south
and across 24th Avenue N.W. and to the west (fire station).
Undeveloped Estates zoning to the east, and to the north and across
Immokalee Road, partially developed residential PUD (Longshore Lake
PUD).
The Collier County Planning Commission reviewed this petition on
September 1, 1994 and by a vote of 8 -0 recommended approval subject to
the stipulations
spoke in favor
hearing.
incorporated into the Resolution of Adoption. No one
or opposition to the proposed petition at the public
-1-
AGEN
No. q-
SEP 2 7 1994
Pg. i
Agenda Item No. 7A
July 28, 2009
Page 23 of 102
FISCAL IMPACT:
This amendment by and of itself will have no fiscal impact on the
County. However, if this amendment achieves its objective, the land
will be developed. The mere fact that new development has been
approved will result in a future fiscal impact on County public
facilities. The County collects impact fees prior to the issuance of
building permits to help off -set the impact of each new development on
public facilities. These impact fees are used to fund projects in the
Capital Improvement Element needed to maintain adopted levels of
service for public facilities. In the event that impact fee
collections are inadequate to maintain adopted levels of service, the
County must provide supplemental funds from other revenue sources in
order to build needed facilities.
GROWTH MANAGEMENT IMPACT:
The subject property is designated "Estates" on the Golden Gate Master
Plan Future Land Use Map. The Estates designation permits conditional
uses in transitional areas. This proposed conditional use is a
expansion to an already approved conditional use that is considered
consistent with the Golden Gate Area Master Plan (GGAMP) because it
meets all the transitional conditional use provisions and its approval
will not have a negative impact on the GMP.
Development permitted by the approval of this petition will be subject
to a concurrency review under the provisions of the Adequate Public
Facilities Ordinance No. 90 -24 at the earliest or next to occur of
either final SDP approval, final plat approval, or building permit
issuance applicable to this development.
HISTORIC /ARCHAEOLOGICAL IMPACT:
Staff's analysis indicates that the petitioner's property is located
outside an area of historical and archaeological probability as
referenced on the official Collier County Probability Map. Therefore,
no Historical /Archaeological Survey and Assessment is required.
PLANNING COMMISSION RECOMMENDATION:
That the Board of Zoning Appeals approve conditional use Petition
CU -94 -12 subject to the stipulations incorporated into the Resolution
of Adoption.
AGEI�W
No.
_2 I SEP 2 7 1994
pg. z
PREPARED BY:
Co-
SAM
SAADEH DATE'
PROJECT PLANNER
REVIEWED BY:
RO ERT J. MULHERE, AICP DATE
ACTING CURRENT PLANNING MANAGER
DONALD W. ARNOLD, A P DAT
ACTING SITE DEVELOPMENT REVIEW DIRECTOR
RICHARD R. C DATE
COMMUNITY DEVELOPMENT SERVICES ADMINISTRATOR
CU -94 -12 EX SUMMARY /md
Agenda Item No. 7A
July 28, 2009
Page 24 of 102
AGE D T `
No.
/}
SEP 2 7 1994
—3— p
075)
September 27, 1994
Agenda Item
July 2E
Page 25
;� i13Ai
iSOLUTIOII 94 -711 RE PETITION CU- 94 -12, TERRANCE XEPPLE OF BRUCE GREEN
.S AggOCZA94 -, INC., REPRESENTING ST. MOIQICA'SEEPZONING DISTRICT FOR
gQUESTING CONDITIONAL USE "1" OF THE ESTATES ( }
g A= ROAD, OTHER PLACES OF WORSHIP, FOR THE
PROPERTY LOCATED ON THE
0t7TE SIDE OF Mpl1SA1'EdFROAD, (5) ACRES PTED HALF MILE EAST OF OARS ADO
OULIVARD, CONSISTING
Legal notice having been published in the Naples Daily News on
videnced by Affidavit of Publication filed
,eptember 21. 1994, as e
with the Clerk, public hearing was opened.
Sam Saadeh, Planner, stated that the proposed conditional use is
to allow for an expansion of 200 seats to the already approved 300
seat church with the first phase almost completely built Out.
commissioner Constantine closed the public hearing.
Commissioner Volpe questioned whether sufficient parking is
available to accommodate the additional 200 seats?
Mr. Saadeh informed the Board that part of the expansion is to
add additional parking to accommodate 500 parishioners. He explained
that this conditional use is adding the 200 seats to the existing con-
ditional use, a maintenance building, cookout facility and caretakers
residence. He indicated that accessory facilities were allowed
in the first conditional use granted in 1991•
commissioner Saunders moved, seconded by Commissioner Norris and
that Petition CU -94 -12 be approved, thereby
carriedisly•
adopting Resolution 94-711.
SOCK 1 Ji j'O fi''•t
Page 54
AGEN��eo ��yK2�$ 2009
Page 26 of 102
MEMORANDUM
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT SERVICES DIVISION
DATE: AUGUST 11, 1994
RE: PETITION NO: CU- 94 -12; ST. MONICA'S EPISCOPAL CHURCH
OWNER /AGENT:
Agent: Terrance C. Kepple
Bruce Green & Associates, Inc.
3806 Exchange Avenue
Naples, Florida 33942
Owner: St. Monica's Episcopal Church
4500 Executive Drive
Naples, Florida 33999
REQUESTED ACTION:
The petitioner is requesting conditional use 111" of the Estates (E)
zoning district for churches and other places of worship.
GEOGRAPHIC LOCATION:
The subject property is located on the south side of - Immokalee Road,
approximately k mile east of Oaks Boulevard, in Section 29, Township 48
South, Range 26 East consisting of 5 acres (see attached location map).
PURPOSE /DESCRIPTION OF PROJECT:
A conditional use was granted for this site in 1991. The church is
under construction and the first phase will be completed this fall.
St. Monica's long range plan is for a 500 seat church as opposed to the
300 approved in 1991. Therefore, this proposed conditional use is to
allow for an expansion of 200 seats, additional parking, maintenance
building, cookout pavillion and a care takers residence in addition to
the already approved accessory uses (day school, administration/
education building and columbarium) which will be future phases as
shown on the Master Plan.
ASE DA T l
No.
J\
SEP 2 7 1994
-1_ pg.
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Agenda Item No. 7A
July 28, 2009
Page 29 of 102
.— SURROUNDING LAND USE AND ZONING:
Existing: Estates zoning with a church under
construction (St. Monica's First Phase).
Surrounding: North - And across Immokalee Road, partially
developed residential PUD (Longshore
Lake PUD).
East - Undeveloped Estates zoning.
South - And across 24th Avenue N.W., Estates
zoning with 3 existing single family
homes.
West - Developed Estates zoning with an
existing fire station.
GROWTH MANAGEMENT PLAN CONSISTENCY:
This petition has been reviewed by the appropriate staff for compliance
with the applicable elements of the Growth Management Plan, as noted
below:
Future Land Use Element - This proposed conditional use is for an
expansion to an existing church, in the Estates land use district, of
the Golden Gate Area Future Land Use Sub-Element, of the Growth
Management Plan. The Estates designation allows for limited
opportunities of other land uses than the low density semi-rural
residential, it also allows for various types of conditional uses.
However, the locations of those uses are limited through certain
criteria. This proposed conditional use is an expansion to an already
approved conditional use that met all the transitional conditional use
criteria. Therefore, the proposed church expansion is consistent with
the Golden Gate Area Master Plan.
Traffic Circulation Element - Staff has reviewed the applicant's
traffic impact statement (TIS) and has determined that the project's
generated trips are approximately 300 trips on a Sunday. The site
generated trips does not exceed the significance test standard (5
percent of the Level of Service LOS IICII design capacity) on Immokalee
Road, In addition, the site generated trips will not lower the Los
below the adopted LOS I'D" Standard, for any segment within the
project's Radius of Development Influence (RDI). Therefore, this
project is consistent with Policy 5.1 and 5.2 of the Traffic
Circulation Element (TCE).
The TCE classifies Immokalee Road as a 2 lane arterial road. This
segment fronting the project has a traffic count of 11,078 and is
currently operating at LOS "A". Therefore, this petition is consistent
with Policy 1.3 of the TCE.
The on-site traffic circulation
reduces the possible vehicle
proposed changes. Therefore,
7.3 of the TCE.
appears to be designed in a manner that
and pedestrian conflicts including the
this petition is consistent with Policy
AGENDAlT
No.
SEP 2 7 1994
1 -1 Pg. __7__
Agenda Item No. 7A
July 28. 2009
Page 30 of 102
HISTORICIARCHAEOLOGICAL IMPACT:
Staff's analysis indicates that the petitioner's property is located
outside an area of historical and archaeological probability as
referenced on the official Collier County Probability Map. Therefore,
no Historical /Archaeological Survey and Assessment is required.
EVALUATION FOR ENVIRONMENTAL, TRANSPORTATION AND INFRASTRUCTURE•
The subject petition has been reviewed by the appropriate staff
responsible for oversight related to the above referenced areas of
critical concern. This includes a review by the Transportation
Services Division staff and administrative review and approval on
behalf of the EAB by the Community Development Environmental and
Engineering staff. These reviews assisted staff in preparing and
recommending appropriate stipulations /conditions for approval.
CRITERIA EVALUATION:
The Current Planning Staff has coordinated a comprehensive evaluation
of this land use petition. This evaluation is intended to provide an
objective, comprehensive overview of the impacts of the proposed land
use change, be they positive or negative, culminating in a staff
recommendation based on that comprehensive overview. The below listed
criteria are specifically noted in Section 2.7.4 of the Land
Development Code thus requiring staff evaluation and comment, and shall
be used as the basis for a recommendation of approval or denial by the
Planning Commission to the Board of County Commissioners.
a. consistency with this code and Growth Management Plan.
Pro: 1. This proposed conditional use for an expansion for a
church in the Estates zoning district is consistent with
the Golden Gate Area Master Plan.
2. The approval of this conditional use will provide an 80
foot of natural vegetated landscape buffer on the entire
east side of the subject property to remain undeveloped
in perpetuity.
Con: None.
Summary Conclusion (Fi.ndingss )-: This petition is deemed consistent
with the Golden Gate Area Master Plan. Staff with jurisdictional
responsibility to evaluate consistency with the Growth Management
Plan, advise that this conditional use for a church expansion, in
the Estates zoning district, at this location, is consistent with
the Golden Gate Area Master Plan. Other consistency elements, and
code requirements are addressed by the design of the conditional
use master plan, and by conditions to be imposed.
-3-
AGENDA
No.
SEP 2 7 1994
. pg. P__
Agenda Item No. 7A
July 28, 2009
Page 31 of 102
b. Ingress and egress to property and proposed structures thereon
with particular reference to automotive and pedestrian safety and
convenience, traffic flow and control, and access in case of fire
or catastrophe.
Pro: 1. Ingress/egress to the proposed petition is via Immokalee
Road with the exception of the caretakers residence
which will have its access from 24th Avenue Northwest.
2. The petitioner shall provide left and right turn lanes
on Immokalee Road at the project entrance. The
petitioner shall also be responsible for the cost of all
intersection improvements necessary to serve the site
should a median opening be permitted upon the four
laning of Immokalee Road.
3. The petitioner shall provide fifty feet of additional
road right-of-way along the south side of Immokalee
Road.
Con: 1. The proposed expansion for the additional 200 seats will
increase the traffic generation on Immokalee Road.
Summary -Conclusion (Findings): All ingress and egress to the
proposed site is designed to utilize Immokalee Road as is
currently approved for the existing conditional use, with the
exception of the caretakers residence which access will be via
24th Avenue Northwest. The petitioner shall provide fifty feet of
additional road right -of -way along the south side of Immokalee
Road at the project entrance. Should a median opening be
permitted upon the four laving of Immokalee Road, the petitioner
shall be responsible for the coast of all intersection
improvements necessary to serve the site. However, the increase
in traffic generation may substantially be mitigated' by the
petitioner with these specific conditions of approval.
C. The effect the conditional use would have on neighboring
properties in relation to noise, glare, economic or odor effects;
Pro: 1. The effect of this conditional use expansion on
neighboring properties in relation to noise, glare,
economic or odor, will not be significantly greater than
the impacts of the originally approved Conditional Use.
The effect of the proposed future caretakers residence,
shall be no different than any other single family
residence along 24th Avenue Southwest.
Con: 1. Obviously, it can be argued that the expansion of this
previously approved conditional use, will potentially
have a greater impact on neighboring properties in
relation to noise and glare.
AGE =DAT17
141
SEP 2 7 1994
-4-
Pg. _9'
Agenda Item No. 7A
July 28, 2009
Page 32 of 102
summary Conclusion (Findings): The proposed conditional use of
the church expansion, considering the conditions of approval
contained in the Resolution of Adoption and the standard LDC
requirements, should have minimal effects on neighboring
properties in relation to noise, glare, economic or odor. As
previously stated, in 1991 a conditional use was approved and
substantial construction of the facilities has been completed.
d. Compatibility with adjacent properties and other property in the
district.
Pro: 1. The approval of this conditional use expansion will not
result in less compatibility than the orignally approved
conditional use.
Con: 1. A church will generate greater amount of traffic and
associated impacts than the usual permitted single
family home.
summary Conclusion (Findings): This conditional use request is
for an expansion to a previously approved church with related
facilities. Adjacent properties include a fire station and single
family homes. Given the size of the lot, and the conditions of
approval, including the normal restrictions on development
contained in the LDC, this expansion will not be any less
compatible than the previously approved conditional use in 1991.
This conditional use extension meets the transitional conditional use
criteria of the Golden Gate Area Master Plan. The subject site is 5
acres and is adjacent to a fire station and several estates lots with
an average size of 2.5 acres. A 515 foot landscape buffer is provided
on the south side, adjacent to 24th Avenue N.W. and an 80 foot natural
vegetated landscape buffer is provided on the east side which will
remain undeveloped in perpetuity. The fire station and the proposed
buffers provide an adequate transition between the proposed church
expansion and the adjacent residential properties thereby- making the
church more compatible. Furthermore, churches are traditionally deemed
compatible with residential uses. Therefore, this proposed expansion
to an existing church at this location is deemed compatible with
adjacent properties and consistent with the Golden Gate Area Master
Plan.
STAFF RECOMMENDATION:
Staff recommends that the CCPC forward Petition CU -94 -12 to the Board
of Zoning Appeals with a recommendation for approval subject to the
stipulations incorporated into the Resolution of Adoption.
AGE r AD M
�A
No. -U ND
SEP 2 7 1994
-5-
Pg. _.�`!
Agenda Item No. 7A
July 28, 2009
Page 33 of 102
PREPARED BY:
SAM 3 ADLH- DATE
PROJECT PLANNER
REVIEWED BY:
ton 0 / ZZ /t7C/
ROBERT J. MULHERE, AICP bj�TE
ACTING CURRENT PLANNING,MANAGER
27 z
t
DONALD W. ARNOLD, A%CP / DATE
ACTING SITE D OPE T REVIEW DIRECTOR
RICHARD R. CLARK DATE
COMMUNITY DEVELOPMENT SERVICES ADMINISTRATOR
Petition Number: CU -94 -12
Staff Report for September 1, 1994 CCPC meeting.
NOTE: This Petition has been advertised for the September 27, 1994 BCC
meeting.
COLL COUNTY PLANNI G CO ISSION:
s
MICHAEL A. DAVIS, CHAIRMAN
CU -94 -12 STAFF REPORT /md
AGE M)No.
SEP 2'1994
Pg. !7 1 '
Agenda Item No. 7A
July 28, 2009
Page 34 of 102
MEMORANDUM
TO: Sam Saadeh
FROM: Michelle Edwards Arnold alller4
DATE: June 28, 1994
SUBJECT: Golden Gate Area Master Plan Future Land Use Element Consistency
Review for St. Monica's Episcopal Church - Conditional Use Request for a
Church Expansion
PETITION NUMBER: CU -94 -12
PETITION NAME: St. Monica's Episcopal Church
REQUEST: Consistency determination for a conditional use to permit
a church expansion in the Estate Land Use District of the
Golden Gate Area Future Land Use Sub - Element of the
Growth Management Plan.
LOCATION: The subject site is located on the south side of
Immokalee Road in Section 29, Township 48 south,
Range 26 east, one mile east of Interstate -75.
LONG RANGE COMMENTS: The proposed church expansion is located within an area
designated Golden Gate Estates in the Golden Gate Area
Master Plan Sub - Element (GGAMP) of the Growth
Management Plan (GNP). The Estates Designation is
characterized by low density semi -rural residential lots
with limited opportunities for other land uses. Various
types of conditional uses are permitted in the Estates
designated area, however, the locations of those uses are
limited through certain criteria.
In the case of the proposed request, new churches are
only permitted under two circumstances: 1) in locations
of inRl between two developed conditional uses; or 2)
adjacent to developed or zoned commercial. Expansions
to churches may be permitted provided the expansion is
within the property boundaries of the original conditional
use approval for church. Expansions of churches beyond
the original conditional use property boundaries may only
1
Agenda Item No. 7A
July 28, 2009
Page 35 of 102
be permitted if the added property meets the locational
criteria for new conditional uses. The provision for
expansion of existing Conditional Uses is clarified in
interpretation GP -37 -1 found in the Long Rang Planning
Department.
In summary, the proposed church expansion to add
parking on the original conditional use site is consistent
with the Golden Gate Area Master Plan.
PREPARED BY: Michelle Edwards Arnold
cc: Barbara A. Cacchione, Chief of Long Range Planning
Robert Mulhere, Acting Current Planning Manager
N
COLLI
MOT—*
(2899)
ITEM
Agenda Item No. 7,
July 28, 200
Page 36 of 10
SEFJ'ZM0m1% ---
PLANNING COMMISSION lied
gotner, Mr. Quinnell replied
to the
In response to Mr. change
that this use will fotheepreviousause.
street in will
Mr. Mulhere stated that upgraded landscaping
be required.
jested that the petitioner not install
Ms. Layne sugg
landscaping until alter the 6'1an ng.
ill not be
Mulhere stated that the landscaping w
Mr. taken for the G- laning.
in the area to be
Chairman Davis closed the public hearing -
Made by Mr- Thomas to recommend approval
of
ct to Staff stipulations.
Petition CO -94-8 subje
Seconded by Mr. York. Carried: g
,,Vetition CU -94 -i2
Green & Associates,
FILED By/FOR•
REING-:
Terrance L. Kepple of Bruce scopa]. Church
Mots Epi
St. Monica
representing district
Conditional Use "1`� of "E" Estates zoning
expansion on property located an the
a roximately % mile
for church
south side of ImmokaineSect�ion 29, Township 48
east of Oaks Blvd., consisting of 5 acres.
South, Range 26
Terrance L. Kepple
REPRESENTED aY: Conditional Use for
planner Saadeh stated that 3.991. He said that
COMMENTS: E--NTS this property was granted
explained
the church is under s�eds�histk'alland the is to allow
phase will be comp a Conditional Use arking,
that this request for additional p
for an expansion of 200 seats, Pavilion and a care
maintenance building Cookout
takers residence' in addition to the already
approved accessory uses.
Mr. Saadeh stated tort against lhisop race i edhHe any
correspondence for that
said that it is Staff's recant a recd
CCPC forward this petition with ulationselisted in
for approval subject to the stip
page 10
COLLIER
- - -
----- _____
MOTION_
Agenda Item No. 7A
July 28, 2009
Page 37 of 102
P
the resolution. He noted that stipulation "PIi --
should be deleted because the petitioner has
already complied with the condition. He commented
that stipulation "O" should have the words
necessary" added to the end of the sentence "ag
Terrance L. Kepple, representing the petitioner,
stated that the petitioner agrees with the amended
Stipulations as indicated by Mr. Saadeh. He
Pointed out that he desired to have language added
to stipulation "b" to allow the 50' buffer area, in
front of the caretakers residence, to be maintained
as a lawn.
Ms• Layne pointed out that the Fire Department
encourages keeping underbrush away from residences.
Mr. Thomas moved to recommend approval, of
CU -94-12 with the following amendments to
pulations:
"D" - Adding language "except in front of
takers residence" to the end of the last
'IF"- Delete
"C" - Adding language "as
Petition
the sti-
the care -
sentence.
the last sentence. necessary" to the end of
Seconded by Ms. Layne. Carried: 8/0.
(3330)
ITEM: Addenda to the Agenda
COMMEIITTS
CO -E -TS . Mr. Mulhere presenters information to the CCPC In
regard to the LDC workshop meeting. He said that
this is a draft copy of the LDC amendments.
Mr. Mulhere reported that as of September 1.5,
Stan Litsinger, Growth Management Chief, 1994,
presenting Growth Management Plan amendments be
Assistant County Attorney Student indicated that
she will review the Access Management Plan with
Staff before the workshop meeting,.
In response to Mr. Davis, Mr. Mulhere clarified
that on September 15, 1994, the regular agenda will
contain three items, then a Growth Management Plan
workshop will be conducted, followed by a LDC
amendment workshop,
page 11
Agenda Item No. 7A
July 28, 2009
Page 38 of 102
RESOLUTION 94- 711
A RESOLUTION PROVIDING FOR THE ESTABLISHMENT OF
CONDITIONAL USE "1" IN THE "E" ESTATES ZONING
DISTRICT PURSUANT TO SECTION 2.2.3.3 OF THE
COLLIER COUNTY LAND DEVELOPMENT CODE FOR PROPERTY
LOCATED IN SECTION 29, TOWNSHIP 48 SOUTH, RANGE
26 EAST, COLLIER COUNTY, FLORIDA.
WHEREAS, the Legislature of the State of Florida in Chapter
67 -1246, Laws of Florida, and Chapter 125, Florida Statutes, has
conferred on Collier County the power to establish, coordinate and
enforce zoning and such-business regulations as are necessary for
the protection of the public; and
WHEREAS, the County pursuant thereto has adopted. a Land
Development Code (Ordinance No. 91 -102) which includes a
Comprehensive Zoning Ordinance establishing regulations for the
zoning of particular geographic divisions of the County, among
which is the granting of conditional Uses; and
WHEREAS, the Collier County Planning Commission, being the
duly appointed and constituted planning board for the area hereby
affected, has held a public hearing after notice as in said
regulations made and provided, and has considered the advisability
of conditional Use "1" of Section 2.2.3.3 in an "E" Estates zone
for church expansion on the property hereinafter described, and has
found as a matter of fact (Exhibit "A ") that satisfactory provision
and arrangement has been made concerning all applicable matters
required by said regulations and in accordance with Subsection
2.7.4.4 of the Land Development code for the Collier County
Planning Commission; and
WHEREAS, all interested parties have been given opportunity to
be heard by this Board in a public meeting assembled and the Board
having considered all matters presented.
NOW, THEREFORE BE IT RESOLVED, BY THE BOARD OF ZONING APPEALS
of Collier County, Florida that:
-1-
Agenda Item No. 7A
July 28, 2009
Page 39 of 102
The petition filed by Terrance L. Kepple of Bruce Green and
Associates, representing St. Monica's Episcopal Church, with
respect to the property hereinafter described as:
Exhibit "B" which is attached hereto and incorporated by
reference herein
be and the same is hereby approved for Conditional Use "1" of
Section 2.2.3.3 of the "E" Estates zoning district for church
expansion in accordance with the Conceptual Master Plan (Exhibit
"C ") and subject to the following conditions:
a. The Current Planning Manager may approve minor changes in the
location, siting, or height of buildings, structures, and
improvements authorized by the conditional use. Expansion of
the uses identified and approved within this conditional use
application, or major changes to the site plan submitted as
part of this application, shall require the submittal of a new
conditional use application, and shall comply with all
applicable County ordinances in effect at the time of
submittal, including Division 3.3, Site Development Plan
Review and approval, of the Collier County Land Development
Code (Ordinance No. 91 -102).
b. The entire east 80 feet of Tract 131 shall remain undeveloped
in perpetuity as a natural vegetated landscape buffer as shown
on the Master Plan.
C. U. S. Army Corps of Engineers General Permit SAJ -48 for this
area applies only to residential structures. An individual
permit shall be submitted for Final SDP Approval if required.
d. The petitioner shall retain at least a fifty -five (55) foot
wide naturally vegetated buffer along the southern property
line, except in front of the caretaker's residence the
developer shall be allowed to clear the underbrush starting at
the west boundary of the 80 -foot buffer and proceeding 100
feet in a westerly direction.
e. The developer shall provide left and right turn lanes on
Immokalee Road at the Project entrance. Should a median
opening be required upon the four - laning of Immokalee road,
the developer shall be responsible for the cost of all
intersection improvements necessary to serve the site.
f. Access improvements shall not be subject to impact fee credits
and shall be in place before any certificates of occupancy are
issued.
g. The road impact fee shall be as set forth in ordinance 85 -55,
as amended, and shall be paid at the time building permits are
issued unless otherwise approved by the Board of County
Commissioners.
-2-
BE IT FURTHER RESOLVED that this Resolution be recorded in the
minutes of this Board.
Commissioner Saunders
offered the foregoing
Resolution and moved for its adoption, seconded by Commissioner
Norris and upon roll call, the vote was:
AYES: Commissioner Saunders, Commissioner Norris, Commissioner volpe,
Commissioner Matthews, and Commissioner Constantine
NAYS:
ABSENT AND NOT VOTING:
ABSTENTION:
Done this 27th day of September , 1994.
BOARD OF ZO NG APPEALS
COLLIER j TY, FLORIDA
BY: /`
TI O CON TINE, CHAIRMAN
ATTEST: '
DWIGHT E. BROCK, CLERK
AP ROVED AS TO`FORM AND
LEGAL , SUFFI C I ENC��Y��:
MARJOaIE M. STUDENT
ASSISTANT COUNTY ATTORNEY
CU -94 -12 RESOLUTION /12132
-3-
Agenda Item No. 7A
July 28, 2009
Page 40 of 102
Agenda Item No. 7A
July 28, 2009
Page 41 of 102
FINDING OF FACT
BY
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
FOR
CU -94-
The following facts are found:
1. Section 2.2.3.3.1 of the Land Devlopment
Code authorized the conditional use.
2. Granting the conditional use will not adversely affect
the public interest and will not adversely affect other
property or uses in the same district or neighborhood
because of:
A. Consistency with the Land Development Code and
Growth Management Ian:
Yes No
B. Ingress and egress to property and proposed
._structures thereon with particular reference to
automotive and pedestrian safety and convenience,
traffic flow and control, and access in case of
fire or catastrophe:
Adequate ingres egress
Yes- No
C. Affects eighboring properties in relation to
noise glare, economic or odor effects:
No affect or Affect mitigated by
Affect cannot be mitigated
D. Compatibility with adjacent properties and
other property in the district:
Compatible use .ithin district
Yes _�_ No
Based on the above findings, this conditional us should,
with stipulations, (copy attached) (should not) b
recommended for approval
DATE' CHAIRMAN ,
FINDING OF FACT CHAIRMAN /md
Exhibit "A"
FINDING OF FACT
BY
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
FOR
CU -94 -12
The following facts are found:
1. Section 2.2.3.3.1 of the Land Development
Code authorized the conditional use.
2. Granting the conditional use will not adversely affect
the public interest and will not adversely affect-other
property or uses in the same district or neighborhood
because of:
A. Consistency with the Land evelopment Code and
Growth Management Plan:
Yes No
B. Ingress and egress to prcperty and proposed
structures thereon with particular reference to
automotive and pedestrian safety and convenience,
traffic flow and control, and access in case of
fire or catastrophe:
Adequate ingre& egress
Yes No
C. Affects eighboring properties in relation to
nois , glare, economic or odor effects:
No affect or Affect mitigated by
Affect cannot be mitigated
D. Compatibility with adjacent properties and
other property in the district:
Compatible use within district
Yes No
Based on the above findings, this con anal use should,
with stipulations, (copy attached) should--)not) be
recommended for approval
DATE: f y MEMBER:
FINDING OF FACT MEMBER /md
Agenda Item No. 7A
July 28, 2009
Page 42 of 102
Agenda Item No. 7A
July 28, 2009
Page 43 of 102
Tract 130, 131, and the East 165 feet of Tract 111,
Golden Gate Estates, Unit No. 97 less the North. 50
feet of Tracts 130, 131 and the East 165 feet of
Tract 111, Less the East 80 feet of Tract 131, as
recorded in Plat Hook 7, Pages 95 and 96, of the
Public Records of Collier County, Florida.
Exhibit "H"
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Agenda Item No. 7A
July 28, 2009
Page 44 of 102
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July 28, 2009
Page 44 of 102
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COLLIER COUNTY GOVERNMENT
DEPT. OF ZONING & LAND DEVELOPMENT REVIEW
WWW.COLLIERGOV.NET
6968
Agenda Item No. 7A
2800 NORTH HORSESI � 09
NAPLES, FLORIDA 341ge of
02
{239) 403 -2400 FAX {43 9j 643-
•
PETITION NO (AR)
PROJECT NAME
PROJECT NUMBER To be completed by staff
DATE PROCESSED
ASSIGNED PLANNER
A80VE TO HE COMPLETED 8Y5TAFF
gs
�._ _ _. _c_ ..._�.5 s4'so..�ct•�,..� .rte a,.z noa �'.
NAME OF APPLICANT(S) ST. MONICA'S EPISCOPAL CHURCH INC.
ADDRESS 7070 IMMOKALEE ROAD CITY NAPLES STATE FL ZIP 34119
TELEPHONE #
E -MAIL ADDRESS:
CELL #
AX #
NAME OF AGENT HEIDI K. WILLIAMS, AICP
FIRM Q. GRADY MINOR & ASSOCIATES P.A.
ADDRESS 3800 VIA DEL REY CITY NAPLES STATE FL ZIP 34134
TELEPHONE # 239-947-1144 CELL #
E -MAIL ADDRESS: HWILLIAMSOGRADYMINOR.COM
FAX # 239 - 947 -0375
APPLICATION FOR PUBLIC HEARING FOR CONDITIONAL U5E - 4174103, rev 5/20/2005, rev 2/12108, rev. 7114.08
Agenda Item No. 7A
July 28, 2009
Page 47 of 102
x54 Pi"
Complete the following for all Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of
County Commissioner's website at http://www.colliergov.net/lndex.aspx?paqe=774
NAME OF HOMEOWNER ASSOCIATION: GOLDEN GATE ESTATES AREA CIVIC ASSOC.
MAILING ADDRESS P.O. BOX 990596 CITY NAPLES STATE FL ZIP 34116
NAME OF HOMEOWNER ASSOCIATION: OAKES ESTATES ADVISORY INC
MAILING ADDRESS P.O. BOX 111046 CITY NAPLES STATE FL ZIP 34108
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS
�- NAME OF MASTER ASSOCIATION:
MAILING ADDRESS
CITY
CITY
STATE — ZIP.
STATE T ZIP
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a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the
entirety, tenancy in common, or joint tenancy, list all parties with an
ownership interest as well as the percentage of such Interest. (Use
additional sheets if necessary).
Name and Address
Percentage of Ownership
APPLICATION FOR PUBLIC HEARING FOR CONDITIONAL USE - 4114103, rev 512012005, rev 2/12/08, rev. 7174.08
b. If the property is owned by a CORPORATION, list theApaieem WtA
stockholders and the percentage of stock owned by each. July 28, 2009
Page 48 of 102
Name and Address
Percentage of Ownership
St. Monica's Episcopal Church, Inc. 100%
7070 Immokalee Road
Naples, FL 34119
* The 2008 Not -for Profit
Corporation Annual Report is
attached with names of officers.
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the
trust
with the percentage of interest.
Name and Address Percentage of Ownership
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP,
list the
name of the general and /or limited partners.
Name and Address Percentage of Ownership
APPLICATION FOR PUBLIC HEARING FOR CONDITIONAL USE - 4/14/03, rev 512012005, rev 2/12/08, rev. 7114.08
Agenda Item No. 7A
e. If there is a CONTRACT FOR PURCHASE, with an individual or in�ii e,'102
a Corporation, Trustee, or a Partnership, list the names of the coon tact
purchasers below, including the officers, stockholders, beneficiaries, or
partners.
Name and Address
Percentage of Ownership
Date of Contract:
f. If any contingency clause or contract terms involve additional parties,
list all individuals or officers, if a corporation, partnership, or trust.
Name and Address
g. Date subject property acquired ® 10/1992, 711993 leased ❑ Term of
lease yrs. /mos.
If, Petitioner has option to buy, indicate the following:
Date of option:
Date option terminates: or
Anticipated closing date
h. Should any changes of ownership or changes in contracts for purchase
occur subsequent to the date of application, but prior to the date of the
final public hearing, it is the responsibility of the applicant, or agent on
his behalf, to submit a supplemental disclosure of interest form.
APPL ICATION FOR PUBLIC HEARING FOR CONDITIONAL USE - 4114103, rev 512012005, rev 2112108, rev. 7/14.08
Agenda Item 0
Mm_ F7.,..�.� d M112- C''C"
E_ �y;,,':' `°sez:.ti..se.� 'tt
Detailed legal description of the property covered by the application: (If space is
inadequate, attach on separate page.) If request involves change to more than one zoning
district, include separate legal description for property involved in each district. Applicant
shall submit four .(4) copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale) if required to do so at the pre - application meeting.
NOTE: The applicant is responsible for supplying the correct legal description. If
questions arise concerning the legal description, an engineer's certification or sealed
survey may be required.
Section /Township /Range 29 / 48 / 26
Lot: Block: Subdivision: Golden Gate Estates Unit 97
Plat Book 7 Page #: 95 -96 Property I.D. #: 41938000005 41939520005 41939480006
Metes & Bounds Description: See attached legal description
SIZE OF PROPERTY: ft. X ft. = Total Sq. Ft. Acres 6.09 +/-
ADDRESS /GENERAL LOCATION OF SUBJECT PROPERTY:
7070 h=okalee Road - The subject property is located on the south side of I nmokalee Road, west of the
Loran Boulevard Extension.
Zoning Land use
N ROW. PUD Immokalee Road, residential (Longshore Lakes)
S E Autumn Oaks Lane, residential (Estates)
E E Vacant
W E North Naples Fire Station
Does the owner of the subject property own property contiguous to the subject
property? NO If so, give complete legal description of entire contiguous property.
(if space is inadequate, attach on separate page).
Section/Township /Range _/_/
Lot: Block: Subdivision:
Plat Book Page #:
Metes & Bounds Description:
Property I.D. #:
APPLICATION FOR PUBLIC HEARING FOR CONDITIONAL USE- 4174103, rev 512012005, rev 2112108, rev. 7114.08
Agenda Item No. 7A
July 28, 2009
Page 51 of 102
Type of Conditional Use:
This application is requesting a conditional use allowed per LDC Section 2.04.03 of
the Estates zoning district for a private school and/or day care related to the
existing religious facility (type of use).
Present Use of the Property: The subject property is currently used as a religious
facility, which was approved by Resolution 94-711 and previous provisional uses.
Evaluation Criteria: Provide a narrative statement describing this request for
conditional use.
NOTE: Pursuant to Section 10.08.00. of the Collier County Land Development Code,
staff's recommendation to the Planning Commission and the Planning Commission's
recommendation to the Board of Zoning Appeals shall be based upon a finding that
the granting of the conditional use will not adversely affect the public interest and
that the specific requirements governing the individual conditional use, if any, have
been met, and that further, satisfactory provision and arrangement have been made
concerning the following matters, where applicable. Please provide detailed
response to each of the criterion listed below. Specify how and why the request is
consistent with each. (Attach additional pages as may be necessary).
a. Describe how the project is consistent with the Collier County Land Development
Code and Growth Management Plan (include information on how the request is
consistent with the applicable section or portions of the future land use
element):
Please see the attached narrative statement for responses to the LDC criteria.
b. Describe the existing or planned means of ingress and egress to the property and
proposed structure thereon with particular reference to automotive and
pedestrian safety and convenience, traffic flow and control, and access in case of
fire or catastrophe:
APPLICATION FOR PUBLIC HEARING FOR CONVITIONAL M- 4114103, rev 5/20/2005, rev 2/12/08, rev. 7114.08
c. Describe the effect the conditional use will have on neighboring propgvbilzislti�w No. 7A
relation to noise, glare, economic impact and odor: July 28, 2009
Page 52 of 102
d. Describe the site's and the proposed use's compatibility with adjacent properties
and other properties in the district:
e. Please provide any additional information which you may feel is relevant to this
request.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions,
however, many communities have adopted such restrictions. You may yvish to
contact the civic or property owners association in the area for which this use is
being requested in order to ascertain whether or not the request is affected by
existing deed restrictions.
Previous land use petitions on the subject property: To your knowledge, has a
public hearing been held on this property within the last year? If so, what was the
nature of that hearing? No public petitions have been heard in the last year.
Official Interpretations or Zoning_ Verifications: To your knowledge, has there been
an official interpretation or zoing verification rendered on this property within the
last year?
❑ Yes ® No If so, please provide copies.
Additional Submittal requirements: In addition to this completed application, the
following must be submitted in order for your application to be deemed sufficient,
unless otherwise waived during the preapplication meeting.
a. A copy of the pre - application meeting notes;
b. Twenty (20) copies of a 24" x 36" conceptual site plan [and one reduced 8%2" x
11" copy of site plan], drawn to a maximum scale of 1 inch equals 400 feet,
depicting the following [Additional copies of the plan may be requested upon
completion of staff evaluation for distribution to the Board and various advisory
boards such as the Environmental Advisory Board (EAB), or CCPQ
• all existing and proposed structures and the dimensions thereof,
APPLICATION FOR PUBLIC HEARING FOR CONDITIONAL USE - 4114103, rev 512012005, rev 2172108, rev. 7114.08
• provisions for existing and/or proposed ingress and egresA44rvdadwn4D. 7A
pedestrian ingress and egress to the site and the structure(s) 900 2102
of 102
• all existing and /or proposed parking and loading areas [include matrix
indicating required and provided parking and loading, including
required parking for the disabled],
locations of solid waste (refuse) containers and service function areas,
• required yards, open space and preserve areas,
• proposed locations for utilities (as well as location of existing utility
services to the site),
• proposed and /or existing landscaping and buffering as may be
required by the County,
• location of all signs and lighting including a narrative statement as to
the type, character, and dimensions (such as height, area, etc.);
c. An Environmental Impact Statement (EIS), as required by Section 3.8.-'of the Land
Development Code (LDC).
d. Whether or not an EIS is required, two copies of a recent aerial photograph,
(taken within the previous twelve months), minimum scale of one inch equals
400 feet, shall be submitted. Said aerial shall identify plant and /or wildlife
habitats and their boundaries. Such identification shall be consistent with Florida
Department of Transportation Land Use Cover and Forms Classification System.
e. Statement of utility provisions (with all required attachments and sketches);
m.
f. A Traffic Impact Statement (TIS), unless waived at the pre - application meeting;
g. A historical and archeological survey or waiver application if property is located
within an area of historical or archaeological probability (as identified at pre -
application meeting);
h. Any additional requirements as may be applicable to specific conditional uses
and identified during the pre - application meeting, including but not limited to
any required state or federal permits.
BE ADVISED THAT SECTION 1 0.03.05.6.3 OF THE LAND DEVELOPMENT CODE REQUIRES AN
APPLICANT TO REMOVE THEIR PUBLIC HEARING SIGN (S) AFTER FINAL ACTION IS TAKEN BY
THE BOARD OF COUNTY COMMISSIONERS. BASED ON THE BOARD'S FINAL ACTION ON
THIS ITEM, PLEASE REMOVE ALL PUBLIC HEARING ADVERTISING SIGN(S) IMMEDIATELY.
APPLICATION FOR PUBLIC HFARING FOR CONQITIONAL USE- 4114103, rev 512012005, rev 2112108, rev. 7114.08
,. �4... -v n.�;3%s; asi, n...w %rto.�"''s.a;x''£,�ai,. ... Eo. ;..;o,�e ,a p;.,_ ,o......�,.F <.a._. :.:±✓..: ..,..� .? _. %ii,. -.,F. .3 ti: ?. i 4; A
July 28, 2009
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at i expense 2
shall record in the Public Records of Collier County a Memorandum of Understanding of Developer
Commitments or Notice of Developer Commitments that contains the legal description of the property
that is the subject of the land use petition and contains each and every commitment of the owner or
developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the
County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the
Memorandum or Notice shall be provided to the assigned Principal Planner, Collier County Zoning
Department, within 15 days of recording of said Memorandum or Notice.
APPLIC4 TION FOR PUBLIC HEARING FOR CONDITIONAL USE -4114103, rev 512012005, rev 2112108, rev. 7 114.08
THIS COMPLETED CHECKLIST IS TO BE SUBMITTED WITH APPLICATION PACKET IN
THE EXACT ORDER LISTED BELOW W/COVER SHEETS ATTACHED TO EACH SECTION.
NOTE: INCOMPLETE SUBMITTALS WILL NOT BE ACCEPTED.
REQUIREMENTS
#OF
COPIES
REQUIRED
NOT
REQUIRED
STANDARD REQUIREMENTS
Cover letter briefly explaining the project
20
Application (completed & signed) (download from
website for current form)
20
* Additional set if located in the Bays h ore/G ateway
Triangle Re-Development Area
1
❑
Addressing Checklist signed by Addressing
I
Pre-Application meeting notes
20
❑
Conceptual Site Plan 24" X 36" plus one 8 Y2 11 copy)
20
z
❑
Copies of Warranty Deed(s)
2
Completed Owner/Agent Affidavits, Notarized
1
Environmental Impact Statement (EIS), and
digital/electronic copy of EIS or exemption justification
3
❑
Aerial Photographs (taken within the previous 12 months)
min. scaled 1"=200'), showing FLUCCS Codes, Legend,
and project boundary
5
Statement of utility provisions (with all required
attachments & sketches)
1
Impact Statement (TIS), or waiver
7
-Traffic
Historical and Archeological Survey, or waiver
4
❑
Copies of State and/or Federal Permits
❑
Architectural Rendering of Proposed Structure(s)
4
Electronic copy of all documents and plans (CDROM or
Diskette)
I
❑
Boundary Survey
2
❑
? EDC "Fast Track" must submit approved copy of
official application
? Affordable Housing "Expedited must submit copy of
signed Certificate of Agreement
2
❑
APPLICATION FOR PUBLIC HEARING FOR CONOITIONAL USE -4174103, rev 512012005, rev 2172108, rev. 7174.08
2008 NOT - FOR - PROFIT CORPORATION ANNUAL REPORT
DOCUMENT# N93000004569
Entity Name: ST. MONICA'S EPISCOPAL CHURCH, INC.
Current Principal Place of Business:
7070 IMMOKALEE RD
NAPLES, FL 341198845 US
Current Mailing Address:
7070 IMMOKALEE RD
NAPLES, FL 339998907 US
FEI Number: 65- 0295252 FEI Number Applied For ( )
Name and Address of Current Registered Agent:
SCHILLREFF, KATHRYN M REV.
7070 IMMOKALA ROAD
NAPLES, FL 34119 US
Agenda Item No. 7A
FILED July 28, 2009
Apr 30, 2008Page 56 of 102
Secretary of State
New Principal Place of Business:
New Mailing Address:
7070 IMMOKALEE RD
NAPLES, FL 341198845 US
FEI Number Not Applicable ( ) Certificate of Status Desired ( )
Name and Address of New Registered Agent:
The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both,
in the State of Florida.
SIGNATURE:
Electronic Signature of Registered Agent Date
OFFICERS AND DIRECTORS: ADDITIONS /CHANGES TO OFFICERS AND DIRECTORS:
Title:
D ( ) Delete
Title:
( ) Change ( ) Addition
Name:
BODINSKI, BONNIE
Name:
Address:
3225 5TH AVENUE NW
Address:
City -St -Zip:
NAPLES, FL 34120
City -St -Zip:
Title:
D ( ) Delete
Title:
( ) Change ( ) Addition
Name:
BAKER,SUE
Name:
Address:
5781 GOLDEN OAKS LN
Address:
City -St -Zip:
NAPLES, FL 34119
City -St -Zip:
Title:
D ( ) Delete
Title:
D (X) Change ( ) Addition
Name:
RICHARDS, WILLIAM
Name:
SMITH, BETSY
Address:
2780 12TH AVE NE
Address:
8598 IBIS COVE CIRCLE
City -St -Zip:
NAPLES, FL 3020 20
City -St -Zip:
NAPLES, FL 34119
Title:
D ( ) Delete
Title:
D (X) Change {) Addition
Name:
ROSSOMANDO, COLLEEN
Name:
MCCAMPBELL, MICHAEL
Address:
4641 FIFTH AVE NW
Address:
1880 CRESTVIEW WAY
City -St -Zip:
NAPLES, FL 34119
City -St -Zip:
NAPLES, FL 34119
Title:
D ( ) Delete
Title:
O Change ( )Addition
Name:
DEARBORN, PATRICK
Name:
Address:
141B KING SAGO CT
Address:
City -St- Zip:
NAPLES, FL 341119
City-St -Zip:
Title:
D ( ) Delete
Title:
( ) Change ( ) Addition
Name:
MiSENER, CHRISTINE
Name:
Address:
4652 RIO POCO CT
Address:
City -St -Zip:
NAPLES, FL 34109
City-St-Zip:
I hereby certify that the information supplied with this fling does not qualify for the exemption stated in Chapter 119,
Florida Statutes. I further certify that the information indicated on this report or supplemental report is true and accurate and that
my electronic signature shall have the same legal effect as if made under oath; that I am an officer or director of the corporation or
the receiver or trustee empowered to execute this report as required by Chapter 617, Florida Statutes; and that my name appears
above, or on an attachment with an address, with all other like empowered.
SIGNATURE: BONNIE BODINSKI D 04/30/2008
Electronic Signature of Signing Officer or Director Date
Agenda Item No. 7A
July 28, 2009
Page 57 of 102
St. Monica's Episcopal Church Conditional Use
Narrative Statement
The subject property is located on the south side of Immokalee Road, west of the newly
completed Logan Boulevard Extension. The site is approximately 6.09 +I- acres and has been
developed with a religious facility for many years. The site is within the Golden Gate Estates
Master Plan and is zoned Estates. Conditional Use (CU) requests are limited within the Master
Plan, but the property has already been granted a provisional use and then a CU in 1994.
Resolution 94 -711 permitted the existing church and approved the conceptual plan which guided
the development of the property. The proposed new Conditional Use would supplement the
previously approved uses by adding a private school for voluntary pre - Kindergarten through 12th
Grade, an after - school program and a day care facility. The church was recently granted an
amendment to their Site Development Plan to expand to the east according to the 1994
conceptual plan. If this new request is approved, the existing building will be used for either a
private school or a day care.
Zoning Staff Requested Information
In addition to the LDC requirements, staff has requested additional information on the proposed
uses. Some of the uses described here are already permitted and in operation due to the
previously approved Conditional Use (Res. 94 -711), which approved "church expansion ". Since
this is not very specific, we are requesting that the current petition be granted to be inclusive of
all previously approved activities.
Hours of operation: St. Monica's Episcopal Church is a complete community service
congregation. The property is used for religious services on Saturday evening and on Sunday, but
also has a church office that is open Monday through Friday from 8:30am to 4:30pm. Various
Church ministries use the facility from 7:00pm to 9:00pm Monday through Thursday. The
proposed private school with after - school program, or daycare would not add a significant
number of additional hours to the use. The proposed uses could start about an hour earlier during
the week than current uses and after- school programs would fill the gap between church office
hours and Church ministry functions.
2. Days of operation: The church and related uses are in operation seven days per week.
3. Number of seats in the sanctuary: The church sanctuary currently seats 175 people. The church
expansion approved by SDPA - 2008 -AR -13077 will provide seating for 275 people.
4. Total number of members /users: St. Monica's Episcopal Church has a current membership of
approximately 500 congregants. The private school is anticipated to open in August 2009 with
approximately 15 -20 students and will expand each year until the capacity of 100 students is
reached. If the site is converted to day care use, the total number of students would be lower due
to the space requirements per child. .
Narrative Statement, revised 4 -27 -09 SMCU
Agenda Item No. 7A
July 28, 2009
Page 58 of 102
5. Total number of different groups using the site: The Church has one congregation that uses
the facility. Approximately six related ministry groups use the site in the evening for community
service activities. The private school or daycare would be one additional user of the property.
6. Location, square footage and proposed use for each structure on site: As shown on the
conceptual plan and the approved Site Development Plans, the property has been developed in
phases. The total anticipated square footage of existing structures and future structures is
approximately 28,700 square feet. A small chapel, caretakers' residence and connecting building
are shown on the conceptual plan and are included in the total square footage.
7. Number of meetings and days and times: The meetings and times are described in items one
and five, above.
8. Identify all principal and accessory uses to occur on site: The principal use of the property is,
and will remain, religious service. The existing church has an administrative office, community
ministries and Sunday school classes. The expanded services include a private school with after
school program or day care services.
9. Any planned special events: The church currently hosts special holiday services throughout the
year as the holidays occur. They also hold a pumpkin sale fundraiser each fall.
10. Maximum building height: The maximum height, per the Land Development Code, is 30 feet
in the Estates zoning district. The property is not subject to any variances from this requirement.
This height refers to the "zoned" height, which measures from the first finished floor to the mid -
line of the roof. The "actual" height will be approximately 44 feet. The actual height measures
from the crown of the adjacent road to the peak of the roof.
11. Complete trip generation information: A complete Traffic Impact Statement has been
included for staff's review.
Conditional Use Criteria — LDC Section 10.08.00
1. Describe how the project is consistent with the Collier County Land Development Code
and Growth Management Plan (include information on how the request is consistent with
the applicable section or portions of the future land use element);
The subject property is designated Estates on the Collier County Future Land Use Map of the
Comprehensive Plan. The Golden Gate Area Master Plan controls development within the area.
The property is within the Residential Estates Subdistrict on the Golden Gate Area Future Land
Use Map and is also within the Conditional Use Subdistrict given the approved existing church.
The applicant seeks to expand the previously approved uses on the site which requires another
Conditional Use hearing according to LDC Section 10.08.00.J. Specific compatibility issues are
discussed below.
Narrative Statement, revised 4 -27 -09 sMCU
Agenda Item No. 7A
July 28, 2009
Page 59 of 102
The Future Land Use Element contains several policies regarding the implementation of the
Community Character Plan. The proposed Conditional Use is consistent with Policy 7.1 because
the property access is located on an arterial roadway. Policy 7.2 is not applicable because of the
small scale of this project. When the church was originally approved no interconnection with the
residential Estates neighborhood to the south was planned. The residents in the area have
expressed the desire to restrict any interconnection to Autumn Oaks Lane. Although we have not
complied with Policy 7.3, it is at the request of the residents. Policy 7.4 encourages walkable
communities. The site is bordered by Immokalee Road, which has pedestrian facilities. The
amended SDP indicates sidewalks will be provided as required by County regulations.
Policy 5.1 of the Transportation Element requires the traffic impacts to be analyzed for all land
use petitions. Policy 5.2 designates any projects with less than one percent impact on a roadway
to be considered de minimus. The project has previously been permitted for most of the functions
anticipated on the site. The only new impacts are from the school or day care. The TIS was
prepared for the conditional use of a K -12 private school having 100 students and also
considered the alternate use of a day care facility having 90 children. The TIS established the
project's PM Peak Hour road impacts for the land use that will have the greatest impact (i.e. day
care with 90 children). Alternately, the private school will have a slightly less impact to the road
network. The TIS anticipates only 17 net new peak hour trips on Immokalee Road at project
build -out. Therefore, the TIS demonstrates the school or day care will be a de minimus impact
and is consistent with the Transportation Element.
The Conservation and Coastal Management Element (CCME) of the Growth Management Plan
requires the site to preserve 15 percent of the native vegetation on the property. The recently
amended SDP reflects the retention of the required vegetation. A conservation easement has been
placed over the required preserve. Therefore the proposed Conditional Use is consistent with
CCME policy 6.1.1.
2. Describe the existing or planned means of ingress and egress to the property and proposed
structure thereon with particular reference to automotive and pedestrian safety and
convenience, traffic flow and control, and access in case of fire or catastrophe;
The site is accessible to both eastbound and westbound traffic from six -laned Immokalee Road.
The existing entrance will be enhanced by a right turn lane during construction of the new
sanctuary building that was recently approved by SDPA-2008-AR- 13 077. The church has a left -
turn lane for westbound traffic to access the site in a safe manner as well. The site layout will not
be modified significantly due to the proposed school or day care, so the previously- approved
automotive and pedestrian facilities should provide adequate, safe accessibility to those who
need to gain access to the property.
3. Describe the effect the conditional use will have on neighboring properties in relation to
noise, glare, economic impact and odor;
The site was analyzed for potential impacts from noise, glare, economic impact and odor when
the original CU was approved. At that time, no negative effects were anticipated. The structures
Narrative Statement, revised 4 -27 -09 smcu
Agenda Item No. 7A
July 28, 2009
Page 60 of 102
on the property will not be different than originally proposed. The buffer requirements will be
maintained in accordance with the previous commitments. In fact, a conservation easement was
recorded with the recent site plan amendment to protect a large part of that buffer into perpetuity.
The new school uses will be contained within the existing buildings. Students may use the
playground on the site as well. Any additional noise will be limited to day time and will be
buffered by 55 feet of vegetation. Therefore, no negative impacts should be anticipated from
approval of this request.
4. Describe the site's and the proposed use's compatibility with adjacent properties and other
properties in the district;
The site was previously deemed compatible with surrounding uses when the site was analyzed
for church use. The property is bordered on the south by residential uses, but is separated by a
large vegetative buffer and by Autumn Oaks Lane. The property to the west is home to a fire
station and the property to the east is undeveloped. Immokalee Road and a large canal separate
the site from the residential properties within the Longshore Lakes development. With
appropriate development standards, such as buffering, the private school or day care can be
considered compatible with these surrounding uses.
5. Please provide any additional information which you may feel is relevant to this request.
The subject property was developed in the early 1990's for the existing church. The congregation
has grown over time and now there is interest in a private school or day care in conjunction with
the church. The school intends to open in August, 2009 with only 15 -20 students. Over time the
school may grow to up to 100- students. Each year a new class will be added until their capacity
is reached. If the school outgrows the space available they will seek to relocate and at that time
the church may seek to have a day care for up to 90 students.
Narrative Statement, revised 4 -27 -09 SMCU
Agenda Item No. 7A
July 28, 2009
Page 61 of 102
A RESOLUTION OF THE BOARD OF ZONING APPEALS OF
COLLIER COUNTY, FLORIDA, PROVIDING FOR THE
ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW A
PRIVATE SCHOOL AND /OR DAY CARE RELATING TO THE
EXISTING RELIGIOUS FACILITY WITHIN THE ESTATES (E)
ZONING DISTRICT PURSUANT TO SUBSECTION 2.03.01.B.I.0
OF TIDE COLLIER COUNTY LAND DEVELOPMENT CODE FOR
PROPERTY LOCATED IN SECTION 29, TOWNSHIP 28 SOUTH,
RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
WHEREAS, the Legislature of the State of Florida in Chapter 67- -1246, Laws of Florida, and
Chapter 125, Florida Statutes, has conferred on Collier County the power to establish, coordinate and
enforce zoning and such business regulations as are necessary for the protection of the public; and
WHEREAS, the County pursuant thereto has adopted a Land Development Code (Ordinance No.
2004 -41, ai amended) which includes a Comprehensive Zoning Ordinance establishing regulations for the
zoning of particular geographic divisions of the County, among which is the granting of Conditional
Uses; and
WHEREAS, the Board of Zoning Appeals (Board), being the duly appointed and constituted
planning board for the area hereby affected, has held a public hearing after notice as in said regulations
made and provided, and has considered the advisability of a Conditional Use of a private school and/or a
day care related to the existing religious facility within the Estates (E) Zoning District pursuant to
Subsection 2.03.01.B.l.c of the Collier County Land Development Code on the property hereinafter
described, and the Collier County Planning Commission has made findings as described in Exhibit "A"
that the granting of the Conditional Use will not adversely affect the public interest and the specific
requirements governing the Conditional Use have been met and that satisfactory provision and
arrangement have been made concerning all applicable matters required by said regulations and in
accordance with Subsection 10.08.00.D. of..the Land Development Code; and
WHEREAS, all interested parties have been given opportunity to be heard by this Board in a
public meeting assembled and the Board having considered all matters presented.
1
Agenda Item No. 7A
July 28, 2009
Page 62 of 102
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS
OF COLLIER COUNTY, FLORIDA that:
Petition Number CU- 2009 -AR. -14137 filed by Heidi K. Williams, AUCP, of Grady Minor &
Associates, P.A.., representing St. Monica's Episcopal Church, Inc, with respect to the property
hereinafter described in Exhibit "B ", be and the same is hereby approved for a Conditional Use for a
private school and/or day care related to the existing religious facility within the Estates (E) Zoning
District pursuant to Subsection 2.03.01.B. 1.c of the Collier County Land Development Code, in
accordance With the Conceptual Site Plan described in Exhibit "C" and subject to the conditions found in
Exhibit "D ". Exhibits "B ", "C" and "D" are attached hereto and incorporated herein by reference.
BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this
This Resolution adopted after motion, second, and super - majority vote, this day of
, 2009.
ATTEST: BOARD OF ZONING APPEALS
DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA
By: By:
Deputy Clerk DONNA FIALA, Chairman
Approved as to form
and legal sufficiency:
Steven T. Williams s.r,j
Assistant County Attorney
Exhibits attached: A.
B.
C.
D.
Findings of Fact
Legal Description
Conceptual Site Plan
Conditions
2
Agenda Item No. 7A
July 28, 2009
Page 63 of 102
FINDINGS OF FACT
BY
COLLIER COUNTY PLANNING COMAUSSION
FOR
A CONDITIONAL USE PETITION
FOR
CU-2009-AR-14137
The following facts are found:
L Section 10.08 of the Land Development Code authorizes the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes a/ No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
JNo affect or Affect mitigated b <text>
g y
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use "thin district
Yes No
Based on the above findings, this conditional use should, with stipulations, (copy attached)
(should not) be recommended for approval.
DATE:
Exhibit A
Agenda Item No. 7A
July 28, 2009
Page 64 of 102
FINDINGS OF FACT
BY
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL., USE PETITION
FOR
CU- 2009 -AR. -14137
The following facts are found:
1. Section 10.08 of the Land Development Code authorizes the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because of-
A. Consistency with the Land Development Code and Growth Management Plan:
Yes V No &J 1 L'tgx %U (- 603
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingresss�& egress
Yes t/ No JA)l J,1 P aV /,09
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
No affect or V Affect mitigated by <text> � Ud,..4 7'JU�
Affect cannot be mitigated e
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes V No
AJ/ .snPUa,qnoA)s
Based on the above findings, this conditional use should, with stipulations, (copy attached)
(should not) be recommended for approval.
rvr�i7�
DATE: % Q � 7Qc
Exhibit A
Agenda Item No. 7A
July 28, 2009
Page 65 of 102
FINDINGS OF FACT
BY
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
FOR
CU-2009-AR-14137
The following.facts are found:
1. Section 10.08 of the Land Development Code authorizes the conditional. use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other properly or uses in the same district or neighborhood because of
A. Consistency with the Land Development Code and Growth Management Plan:
Yes No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes -�z- No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
t!� No affect or Affect mitigated by <text>
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes P/ No
Based on the above findings, this conditional use should, with stipulations, (copy attached)
(should not) be recommended for approval.
DATE: • 4. iPy C
Exhibit A
Agenda Item No. 7A
July 28, 2009
Page 66 of 102
FINDING OF FACT
BY
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
FOR
CU- 20tA.R4Y49- -i
The following facts are found: 1 N/31
1. Section 10.08 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will
not adversely affect other property or uses in the same district or neighborhood
because of
A. Consistency with the Land Development Code and Growth Management Plan:
Yes 't_ No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
No affect or Affect mitigated by <text>
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes —k No
Based on the above findings, this conditional use should, s
(should not) be recommended for approval.
DATE: ,)WJiE 15 _7-0r)q
Exhibit A
MEMBER:
attached)
Agenda Item No. 7A
July 28, 2009
Page 67 of 102
FINDINGS OF FACT
BY
COLLIER COUNTY PLANNING COMT&SSION
FOR
A CONDITIONAL USE PETITION
FOR
CU- 2009 -AR.- 14137
The following facts are found:
1. Section 10.08 of the Land Development Code authorizes the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because of:
A. Consistency with he Land Development Code and Growth Management Plan:
Yes No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes INo
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects-,.,
7, affect or Affect mitigated by <text>
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes / No
Based on the above findings, this conditional use should, with stipulations, (copy attached)
(should not) be recommended for approval.
"71
DATE: `" T
Exhibit A
Agenda Item No. 7A
July 28, 2009
Page 68 of 102
FINDING OF FACT
BY
COLLIER COUNTY PLANNING COMMISSION
FOR
A. CONDITIONAL USE PETITION
FOR
CU - -AR-
The following facts are found: /y 1 7
I . Section 10.08 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will
not adversely affect other property or uses in the same district or neighborhood
because of:
A. Consistency with the Land 77, opment Code and Growth Management Flan:
Yes o
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes
No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
No affect or Affect mitigated by <text>
Affect cannot be mitigated
D. Compatibility with adjacent propert=ies and other property in the district:
Compatible use within dis:%No:
Yes
Based on the above findings, this conditional use should, with stipulations, (copy attached)
(should not) be recommended for approval.
DATE: � 1 Y ' 9
Exhibit A
MEMBER: IL47—
Agenda Item No. 7A
July 28, 2009
Page 69 of 102
FINDINGS OF FACT
BY
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
FOR
CU- 2009 -AR- 14137
The following facts are found:
1. Section 10.08 of the Land Development Code authorizes the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because of
A. Consistency with the Land Development Code and Growth Management Plan:
Yes V No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes / No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
No affect or V/ Affect mitigated by <text> 10J�-3
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes �/ No
Based on the above findings, this conditional use should, with stipulations, (copy attached)
(should not) be recommended for approval.
DATE :_ (0 0- o
Exhibit A
CHAIRMAN:
l
Agenda Item No. 7A
July 28, 2009
Page 70 of 102
FINDING OF FACT
BY
COLLIER COUNTY PLANNING CO ;rSION
FOR
A CONDITIONAL USE PETITION
FOR eviv —
--GU=2t DAR -9499 — /�O
The following facts are found:
1. Section 10.08 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will
not adversely affect other property or uses in the same district or neighborhood
because of-
A. Consistency with the Lan7No
elopment Code and Growth Management Plan:
Yes
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes / No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects-
7No affect or Affect mitigated b <ext>
g Y
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within distri
Yes No ct
Based on the above findings, this conditional use should, i
(should not) be recommended for approval.
DATE: is A MEMBER:
6
Exhibit A
attached)
Agenda Item No. 7A
July 28, 2009
Page 71 of 102
FINDINGS OF FACT
BY
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
FOR
CU- 2009 -AR. -14137
The following facts are found:
1. Section 10.08 of the Land Development Code authorizes the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes 4.11/ No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ing7"No egress
Yes
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
XTo affect or Affect mitigated by <text>
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes /
Based on the above findings, this conditional use should, with stipulations,
(should not) be recommended for approval.
DATE: 1 �/ C�- 0 7 C' ��
Exhibit A
Agenda Item No. 7A
July 28, 2009
Page 72 of 102
LEGAL DESCRIPTION
TRACT 130, TRACT 131 LESS THE EAST SO FEET, AND THE EAST 165 FEET OF
TRACT 111, GOLDEN GATE ESTATES, UNIT No. 97 AS RECORDED IN PLAT
BOOK 7, PAGES 95 AND 96, OF THE PUBLIC RECORDS OF COLLIER COUNTY,
FLORIDA, LESS THE NORTH 50 FEET THEREOF FOR ROAD RIGHT -OF -WAY
AND THE SOUTH 30 FEET THEREOF THE ABOVE DESCRIBED THREE
PARCELS, CONTAINING 4.996 ACRES MORE OR LESS.
Exhibit B
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Agenda Item No. 7A
July 28; 2009
Page 74 of 102
CONDITIONS of APPROVAL
CU- 2009 -AR -14137
St. Monica's Episcopal Church
1. No pick -up, drop off or parking shall be allowed on Autumn Oaks Lane for the
kindergarten — 12'h grade school or child day care located at St. Monica's Church.
2. The maximum building square footage shall not exceed 28,700 for the site.
3. The structures shall not exceed an actual building height of 44 feet and zoned
height of 30 feet.
4. The applicant has agreed to limit the school functions to 5 days a week and agree
not to conduct school activities before 7:30 A.M. and no later than 9:00 P.M.
5. The applicant has agreed to phase the enrollment of students by limiting
attendance to a maximum. number of 20 new students during the first year of the
project, and subsequent years at 20 students per year until the expanded capacity
as designed in the current FDOT IROX project at I -75 and Immokalee Road (CR-
846) becomes available.
6. Maximum enrollment for the private school shall be 100 students or 90 students
for the weekday child care center.
7. After - school programs are limited to the pre - kindergarten to 12th grade school
functions for registered students only.
Exhibit D
j mb transportation engineering, inc.
traffic /transportation engineering & planning
TRAFFIC IMPACT STATEMENT
FOR
ST. MONICA'S EPISCOPAL CHURCH
CONDITIONAL USE PERMIT
i. K thru 12 PRIVATE SCHOOL
(Project No. 0812 11)
Revised April 27, 2009
Prepared By:
JMB TRANSPORTATION ENGINEERING, INC.
761215 Street NW
Naples, Florida 34120
239 - 919 -2767
Jai M. Banks, P.E.
R. No. 43860
Agenda Item No. 7A
July 28, 2009
Page 75 of 102
4-27-07
Date
Agenda Item No. 7A
July 28, 2009
Page 76 of 102
TABLE OF CONTENTS
' PURPOSE OF REPORT 2
METHODOLOGY ME ETING 2
SCOPE OF PROJECT 2
PROJECT GENERATED TRAFFIC 3
EXISTING + COMMITTED ROAD NETWORK 4
PROJECT GENERATED TRAFFIC DISTRIBUITION 5
AREA OF SIGNIFICANT IMPACT 6
2009 thru 2014 BUILD -OUT CONDITIONS 7
APPENDIX S
1
Agenda Item No. 7A
July 28, 2009
Page 77 of 102
PURPOSE OF REPORT
The following Report has been prepared pursuant to the criteria set forth by the Traffic
Impact Statement Guidelines for Conditional Use Permit applications as adopted by the
Collier County Government. More specifically, this Report examines the potential
transportation related impacts which may occur as a result of obtaining a Conditional Use
.Permit for a K thru 12 private school or a day care facility.
The development plans for the St. Monica's Episcopal Church Conditional Use Permit
have been prepared by Q. Grady Minor & Associates, PA. This Report is a supplement to
the project's application as submitted by Q. Grady Minor.
METHODOLOGY MEETING
Prior to preparing the project's Traffic Impact Statement, a methodology meeting was
conducted at the office of Collier County's Transportation Department. Attendees of this
meeting were the Applicant's representatives (Mr. James M. Banks & Ms. Heidi
Williams) and Collier County Government's representatives (Mr. John Podczerwinsky
and Mr. Michael Greene). Copies of the agreed upon methodology have been provided in
the Report's appendix.
SCOPE OF PROJECT
The project (referred to as St. Monica's Episcopal Church Conditional Use Permit) is an
existing church use that is proposing to provide K thru 12 private school services or as an
alternate a day care facility. The school will have a maximum of 100 students or as an
alternative the day care facility will have a maximum 90 students. The church is
approved for a maximum of 28,700 square feet of building space (17,658 of the 28,700
square feet is planned to be constructed within the near future). The school or day care
will occupy approximately 11,042 square feet of the allowed building space. Maximum
student/day care attendance is expected to increase at a rate of 20 students per year
beginning in the year 2009 and reaching full capacity by the year 2014.
The subject property is located at 7070 Immokalee Road, Naples Florida, which is
contiguous to the south side of Immokalee Road and to the west of Logan Boulevard
(Refer to Figure 1- Location Map/Roadway Classification).
The property has direct access to bnmokalee Road. The access is a directional left turn
median opening on Immokalee Road.
2
Agenda Item No. 7A
July 28; 2009
Page 78 of 102
PROJECT GENERATED TRAFFIC
Traffic which can be expected to be generated by the project has been estimated based
upon the guidelines established by the Institute of Transportation Engineers, Trip
Generation Manual. That is, historical traffic data collected at similar type developments
was relied upon in estimating the project's traffic. It was concluded that (for the proposed
land use) Land Use Code "K -12 Private School" (LUC 536) and (for the existing land
use) Land Use Code "Church" (LUC 560) were most appropriate in estimating traffic
generations. Note: The school was determined to generate more trips for the AMpeak
hour and the day care use would generate more traffic on a daily and PMpeak basis as
shown in Table 1 C. Therefore, the greatest impacts associated with either land use were
analyzed as part of the Conditional Use Permit application.
It was agreed during the Methodology Meeting that the level of service standard for
Immokalee Road would be evaluated for PM peak hour conditions. Therefore, PM peak
hour trip generations were determined for the day care use.
Table I provides a detail of the expected trips generated by the proposed land use less
the existing trips generated by the existing land use (see Table 1 B). The following
summarizes the results of Table 1A.
Net New Project Generated Traffic
Daily (ADT) AM Peak (VPH1 PM Peak (VPH)
304 ADT 91 VPH 62 VPH
Based upon the results, the Report concludes that the project will generate less than 100
trip ends during the PM peak hour. As such, the Report will investigate the traffic
impacts associated with the project based upon the criteria set forth by the Collier County
Traffic Impact Statement Guidelines for developments generating "Less Than 100 Trips ".
3
Agenda Item No. 7A
July 28, 2009
Page 79 of 102
TABLE 1A
Saint Monica's K —12 Private School
Net New Trip Generation Computations
Land Use Code Land Use Code Description Build -out Schedule
LUC 536 or 565 K -12 Private School or Day Care 100 Students or 90 Students
LUC 560 Church 17,658 Square Feet
DAILY TRAFFIC (ADT)
LUC 565 Daily Traffic = T = 4.55(X) -5.64 = 4.55(90) -5.64 = 404 ADT (from Table IC)
LUC 560 Daily Traffic = T = 9.11(X) = 9.1 1(17.66) = 161 ADT
Less trips from existing land use (see Table 1B) - 261 ADT
Total Net New Daily Trips = 304 ADT
AM PEAK HOUR TRAFFIC (VPH)
LUC 536 AM = T = 0.77(X) +19.92 = 0.77(100) +19.92 =
61 %Enter /39 %Exit =
LUC 560 AM Peak Hour = T = 0.56(X) = 0.56(17.66) _
62 %Enter /38 1/oExit =
Less trips from existing land use (see Table 1B)
Total Net New AM Trips =
97 vph (from Table IQ
59/38 vph
10 vph
6/4 vph
-16 vph
-1016 vph
91 vph
55/36 vph
PM PEAK HOUR TRAFFIC (VPH)
LUC 565 PM = Ln(T)= 0.87Ln(X)+0.32= 0.87Ln(90) +0.32=
47%Enter/5 3 %Exit =
LUC 560 PM Peak Hour = T = 0.66(X) = 0.66(17.66)
52 %Enter /48 %Exit =
Less trips from existing land use (see Table 1B)
Total Net New PM Trips =
69 vph (from Table IQ
32/37 vph
12 vph
6/6 vph
-19 vph
-10/9 vph
62 vph
28/34 vph
TABLE 111
Saint Monica's K —12 Private School
Existing Trip Generation Computations
Land Use Code Land Use Code Description
LUC 560 Church
DAILY TRAFFIC (ADT)
LUC 560
Daily Traffic = T = 9.11(X) = 9.11(28.7) _
AM PEAK HOUR TRAFFIC (VPH)
LUC 560
AM Peak Hour = T = 0.56(X) = 0.56(28.7) _
62 0/oEnter /38 %Exit =
PM PEAK HOUR TRAFFIC (VPH)
LUC 560
PM Peak Hour = T = 0.66(X) = 0.66(28.7) _
52 %Enter 148 %Exit =
Agenda Item No. 7A
July 28, 2009
Page 80 of 102
Approved/Existing Schedule
28,700 Square Feet
261 ADT
16 vph
10/6 vph
19 vph
10/9 vph
Agenda Item No. 7A
July 28, 2009
t Page 81 of 102
TABLE IC
Saint Monica's K —12 Private School
Private School vs. Day Care Trip Generation Comparison
Land Use Code Land Use Code Description Build -out Schedule
LUC 536 K -12 Private School 100 Students
or
LUC 565 Day Care Center 90 Students
DAILY TRAFFIC (ADT)
LUC 536 Daily Traffic = T = 2.48(X) = 2.48(100) = 248 ADT
or
LUC 565 Daily Traffic = T = 4.55(X) -5.64 = 4.55(90) -5.64 = 404 ADT
AM PEAK HOUR TRAFFIC (VPH)
LUC 536 AM Peak Hour= T = 0.77(X) +19.92 = 0.77(100) +19.92 = 97 vph
or
LUC 565 AM Pk Hr Traffic = T= 0.73M +5.24 = 0.73(90) +5.24= 71 vph
PM PEAK HOUR TRAFFIC (VPH)
LUC 536 PM Peak Hour = T = 0.17(X) = 0.17(100) = 17 vph
or
LUC 565 PM Pk Hr = Ln(T)= 0.87Ln(X) +0.32 = 0.87Ln(90) +0.32= 69 vph
Agenda Item No. 7A
July 28, 2009
Page 82 of 102
EXISTING + COMMITTED ROAD NETWORK
Figure 1 depicts the E + C road network. There are no significant 5 -year committed
roadway improvement projects which are relative to this project. Note: The link of
Immokalee Road (Between 1-75 and Logan Boulevard) is currently six - lanes. However,
until the improvements to the Immokalee Road @ I -75 Interchange improvements are
completed, Collier County DOT considers the roadway capacity to be that of a four -lane
facility. Therefore, the Report analyzes the roadway link as a four -lane facility for the
year 2009 and then a six -lane facility beginning in 2010.
As previously discussed, access to the project will be provided via one directional left
median opening on Immokalee Road. h=okalee Road is a six lane divided arterial
having a posted speed limit of 45 MPH.
Table 2A provides a description of all the roadways within the project's area of impact
and their respective level of service performance standards. The project's impact on
h=okalee Road (between 1 -75 and Logan Boulevard) has been determined based upon
the standards of a four -lane and as a six -lane facility.
M
Agenda Item No. 7A
09
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April 27, 2009
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Agenda Item No. 7A
July 28, 2009
Page 85 of 102
PROJECT GENERATED TRAFFIC DISTRIBUTION .
The project's traffic was distributed to the surrounding roadway network based upon
logical means of ingress /egress; current and future traffic patterns in the area; competing
markets; as well as, growth trends for the surrounding areas. Figure 2A provides a detail
of the resultant traffic distributions based on a percentage basis. Figure 2B provides a
detail of the site access turning movement volumes for "net new" project traffic
conditions. Figure 2C provides a detail of the site access turning movement volumes for
net new " +" existing project traffic conditions.
Agenda Item No. 7A
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Agenda Item No. 7A
Page 87 of 112
AM 36: PM 34 Saint Monica's Site Access
TOTAL NET NEW AM PEAK ENTER /EXIT = 55 VPH /36 VPH
TOTAL NET NEW PM PEAK ENTER /EXIT = 28 VPH /34 VPH
Saint Monica's Private School
April .27, 2009
NET NEW
PROJECT— GENERATED
TRAFFIC DISTRIBUTION
FIGURE 28
Agenda Item No. 7A
Agenda Item No. 7A
July 28, 2009
Page 89 of 102
AREA OF SIGNIFICANT IMPACT
The area of significant impact was determined based upon Collier County's 2 %, 2% and
3% criteria (i.e., if the project's traffic is 2% or more of a roadway's adopted level of
service capacity, then the project has a significant impact upon that link). Table 2A
describes the project traffic distributions and the level of impact on the surrounding
roadways. The project's impact on Immokalee Road (between 1 -75 and Logan Boulevard)
has been determined based upon the standards of a four -lane and as a six -lane facility.
As shown, there were no roadways which were found to be impacted by 2% or greater
than its adopted level of service. As such, only Immokalee Road was reviewed for project
impacts.
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Agenda Item No. 7A
July 28, 2009
Page 91 of 102
2009 thru 2014 PROJECT BUILD -OUT CONDITIONS
In order to establish 2009 thru 2014 project build -out traffic conditions, traffic count data
was adjusted for peak season conditions, peak hour conditions, peak direction, and an
annual growth rate was then applied. The 2009 thru 2014 peak season/peak hour /peak
direction factor as shown on Table 2B was derived from the 2008 Collier County AUIR
Report. The annual growth rate was obtained from the growth trend established in the
Mirasol PUDA Traffic Impact Statement dated May 29, 2008, prepared by Vanasse &
Daylor LLP. After the correct adjustments were computed, the project generated traffic
was then added to the 2009 thru 2014 background traffic. Table 2C summarizes the 2009
thru 2014 project build -out traffic results.
As shown, Immokalee Road will operate at a v/c ratio of 1.10 for 2009 project traffic
conditions (i.e. 20 students). With the completion of the Immokalee Road @ I -75
Interchange improvements, it was determined that 2010 thru 2014, Immokalee Road will
function at a v/c ratio of 0.79 or less.
Based upon the criteria set forth for "small scale projects ", the proposed conditional use
will not:
Directly access a roadway that operates above 110% of the adopted service
volume capacity or will exceed 110% of the adopted service capacity with the
addition of the proposed project trips.
7
Agenda Item No. 7A
July 28, 2009
Page 92 of 102
TABLE 2B
2008 #hru 2014 ROADWAY LINK VOLUMES
2009
20 Students Analysis
2008 AUIR
2009
PM Pk Hour
Traffic Count
Growth
Trip
PM Project
PK Direction
(vph)
Rate
Bank
Traffic
(VPH)
Immokalee Road 1 -75 to Logan Blvd
1800
2.50%
741
7
2548
y Logan Blvd to C.R. 951
1399
2.50%
272
7
1678
2010
40 Students Analysis
2008 AUIR
2010
PM Pk Hour
Traffic Count
Growth
Trip
PM Project
PK Direction
(vph)
Rate
Bank
Traffic
VPH
Immokalee Road 1 -75 to Logan Blvd
1800
2.50%
741
14
2646
Logan Blvd to C.R. 951
1399
2.50%
272
14
1756
1
2011
60 Students Analysis
2008 AUIR
2011
PM Pk Hour
Traffic Count
Growth
Trip
PM Project
PK Direction
(vph)
Rate
Bank
Traffic
VPH
Immokalee Road 1 -75 to Logan Blvd
1800
2.50%
741
21
2700
Logan Blvd to C.R. 951
1399
2.50%
272
21
1800
2012
80 Students Analysis
2008 AUIR
2012
PM Pk Hour
Traffic Count
Growth
Trip
PM Project
PK Direction
(vph)
Rate
Bank
Traffic
VPH
Immokalee Road 1 -75 to Logan Blvd
1800
2.50%
741
28
2756
Logan Blvd to C.R. 951
1399
250%
272
28
1844
2013
100 Students Analysis
2008 AUIR
2013
PM Pk Hour
Traffic Count
Growth
Trip
PM Project
PK Direction
(vph)
Rate
Bank
Traffic
V( PH)
Immokalee Road 1 -75 to Logan Blvd
1800
2.50%
741
34
2812
Logan Blvd to C.R. 951
1399
2.50%
272
34
1889
2014
100 Students Analysis
2008 AUIR
2014
PM Pk Hour
Traffic Count
Growth
Trip
PM Project
PK Direction
Iv h
Rate
Bank
Traffic
V(, PH)
Immokalee Road 1 -75 to Logan Blvd
1800
2.50%
741
34
2862
Logan Blvd to C.R. 951
1399
2.50%
272
34
1928
Agenda Item No. 7A
July 28, 2009
Page 93 of 102
TABLE 2C
2009 thru 2014 ROADWAY LINK VOLUMEICAPACITY ANALYSIS
2009
Service Vol.
2009
Peak Hour
Peak Hour
Peak Hour
20 Students Analysis
PK Direction
PK Direction
PK Direction
VPH
Vf PH1
vic Ratio
LOS
Immokalee Road
1 -75 to Logan Blvd (4 Lane)
2548
2320
1.10
F (4 Lanes)
Logan Blvd to C.R. 951
1678
3629
0.46
C
2010
Service Vol.
2010
40 Students Analysis
PK Direction
PK Direction
PK Direction
(VPH)
(VPH1
vic Ratio
LOS
Immokalee Road
1 -75 to Logan Blvd (6 Lane)
2646
3629
0.73
D
(6 Lane Complete)
I
Logan Blvd to C.R. 951
1756
3629
0.48
C
2011
Service Vol.
2011
60 Students Analysis
PK Direction
PK Direction
PK Direction
Vt PH)
VPH
vlc Ratio
LOS
Immokalee Road
1 -75 to Logan Blvd (6 Lane)
2700
3629
0.74
D
(6 Lane Complete)
Logan Blvd to C.R. 951
1800
3629
0.50
C
--
2012
Service Vol.
2012
Students Analysis
PK Direction
PK Direction
PK Direction
VPH
Vt PH)
vic Ratio
LOS
Immokalee Road
1 -75 to Logan Blvd (6 Lane)
2756
3629
0.76
D
(6 Lane Complete)
Logan Blvd to C-R. 951
1644
3629
0.51
C
2013
Service Vat.
2013
100 Students Analysis
PK Direction
PK Direction
PK Direction
VPH
Vt PH)
vic Ratio
LOS
Immokalee Road
1 -75 to Logan Blvd (6 Lane)
2812
3629
0.77
D
(6 Lane Complete)
Logan Blvd to C.R. 951
1889
3629
0.52
C
2014
Service Vol.
2014
100 Students Analysis
PK Direction
PK Direction
PK Direction
V( PH)
V{ PH)
vic Ratio
LOS
Immokalee Road
1 -75 to Logan Blvd (6 Lane)
2862
3629
0.79
D
(6 Lane Complete)
Logan Blvd to C.R. 951
1928
3629
0.53
C
APPENDIX
METHODOLOGY MEETING REPORT
Agenda Item No. 7A
July 28, 2009
Page 94 of 102
Agenda Item No. 7A
July 28, 2009
Page 95 of 102
jmb transportation engineering, inc.
traffic /transportation engineering & planning
TRAFFIC STUDY - METHODOLOGY REVIEW
"011
j Saint Monica's K -12 Private School
(Project No. 081014)
December 29, 2008
Prepared By:
JMB TRANSPORTATION ENGINEERING, INC.
76121ST Street NW
Naples, Florida 34120
239 - 919 -2767
Applicant's Representative:
Collier County Representative:
Collier County Representative:
/0,z� a�
Date
/Z--Z-q
Date
�zIZ0"to
Date
Agenda Item No. 7A
July 28, 2009
Page 96 of 102
APPENDIX A
•INITIAL MEETING CHECKLIST
Suggestion. Use this Appendix as a worksheet to ensure that no important elements
are overlooked. Cross out the items that do not apply.
Date: 12-29-2008 Time: 9:00 AM
Location: Collier County Government Offices (Horseshoe Drive)
People Attending:
Name, Organization, and Telephone Numbers
1) James M. Banks, JMB Transportation Engineering, Inc., 239- 919 -2767
2) Michael Greene, Collier County Government, 239 -774 -8192
3) John Podczerwinsky, Collier County Government, 239 - 774 -8192
4) Heidi Williams, Q. Grady Minor, 239 -947 -1144
5)
Study Prepare r•
Preparer's Name and Title: James M Banks P.E. President
Organization: JMB Transportation Engineering, Inc_
Address & Telephone Number: 761 21" Street NW Naples, Florida 34120 (239) -919-
2767
Reviewer(s):
Reviewer's Name & Title: Michael Greene, Planning Manager
Collier County Transportation Planning Department
Reviewer's Name & Title: John Podezerwinsky, Project Manager
Organization & Telephone Number: Collier County Transportation Planning Department
Applicant:
Applicant's Name:
Address:
Telephone Number:
Proposed Development:
Name: Saint Monica's K -12 Private School
Location: 7070 Immokalee Road, Naples, Florida
Land Use Type: Existing Church Proposed Private School
ITE Code #: LUC 536
Proposed number of development units: 100 Student K -12 Private School
Other:
Description:
S.IOuCVn!sn nrd S ?!fuiysU'P_0: ;•nz!'l�hi pa >a,:aas ?;�crs "•i�3iT7;;ai :; Darr.? aScLCWeaG? aytar_ L" aq�edGCn }mc=_fu;u:ecr.- W- ial.;:eo_I vdh tzt lr: A 00
-y)R�
Agenda Item No. 7A
July 28, 2009
Page 97 of 102
Zoning
Existing: Church
Comprehensive plan recommendation: N/A
Requested:
Findings of the Preliminary Study:
See the attached Methodology Report
Study Type: LL S Tl>
11�iIr0 j (. i✓ S C_.4l.
Study Area: ,r - Cpµt C s 1-i V5T TA15 -Liz– 5
Boundaries: See Attached Map t
Additional intersections to be analyzed: yam- s�,ldrl�. VT—
Horizon Year(s): 20 -70►4�roN4�-
Analysis Time Period(s): AM and PM Peak
Future Off -Site Developments: None le–b
,,��, rte' ti*t� -•. is
Source of Trip Generation Rates: ITE Trip Generation Manual
Rediretions in Trin Generation Rates:
Pass -by trips:
Internal trips (PUD):
Transmit use:
Other:
Horizon Year Roadway Network Improvements:
None
Methodology & Assumptions:
Non -site traffic estimates: See Attached
Site -trip generation: See Attached
Trip distribution method: Manual
Traffic assignment method: Manual
Traffic growth rate: Per Collier County Historical Traffic Counts, but not less than 21/6
iOn';" 1;>n L' erl,3 sf!J v, 1si itf s_:.::: 2:': 1: i�(ii::'::2:75L= YCj�tlSil + °iCff Jil;nf(e?lyliC�aJ �C�i' F.: tiJv3yG8? a�?, 5:! i;; ui0fn�j ;if:,d(u ^.�1.:••; =�i_fc.iSid_1 :91Y1 CZ »iG'f :l.f ii',. ,� �/ C/ �
Agenda Itel t
�u,y Uzi zuuy
~w'� '�' age 98 of 102
D I T38990 isSEP 14 M 8: 28
''x'50 °�' COLLIER COUNTY RECORDED rcag.
DOC 560.00 . WRRRPIM DEED
1NT �g FWRRANPY DF� made thal' 3 day of , A.D• 19 �, by
IND
Dorothy M. Ramsey, Co- - Trustee under Agreement dated November 12, 1984 fl d ! T l B
IB64
tr.Y,anaftpr called the grantor, to
OR BOOK PAGE;
St. Monica Is Episcopal GlaattL, Inc., a Florida Norr -Profit Corpcxaticn
hereinafter called the grantee, whose post office address is:
4500 Execxrtive Drive, Ste. 100 Naples, FL 33999
(grovel used herein the term "grantor" and "grantee" include all the parties to this
instrument and the heirs, legal representatives and assigns of in viduals, and the
suds and assigns of corporations.)
wn"MSM.- That the grantor, for and in consideration of the sLm of $10.00 and other
valuable ansideraticns, receipt whereof is hereby acknowledged, hereby grants, ins,
miss, aliens, remises, releases, oo —ys and confirms unto the grantee, all that certain
land situate in Collier Cavity, Florida. viz: (Folio q:41934520005 )
�I1 Traot 131, Golden Gate Estates, Unit No. 97, in accordance with and subject to the plat
reoc ded in Plat Hods 7, pages 95 and 96, Public Ends of Collier County, Florida.
oc,tmcntAry Staap Tax
Received So4+�. an•7ible
Recetved
DWIWT E. r
By 1
w € ° is and thereto belonging or
TOwn= with all )
fl �a
c o ZO RAVE AND TO HD in i s le £ grantor is lawfully
E Z �' AND the ght and lawful authority
of said lard f s the title to said
° -eall and convey c1 o persona wharooever: arc]
¢ land and will defend sonsew ant ev to
1 that said land is f encumbrances, of r,eoord, and
December 31, 1992, aryl ts, restrictions i
easements and restricti. IN W Ta ss Id�7F. , grantor has signed ed these presents the day and
year first above written
sIGNED sealed and yCy/�%��
� 1 name below) 'Doiotrjy M. R
AAMi•
itness No. 2 (Print nano below)
SHARON A. ISENHOUR
STATE OF /�DiI/l1 /R-
CGtJtM OFD
The foregoing inst rL.ment was acknowledged before me this _day Of �ill W is
14 by >bmt3:y M. Ramsey as identification and
perscro ly known to we or vrho has produced
who did /did not take an oath.
}� �LCfiL -� (,,)
HERkIAH a iRUi11%
4031AUMwBIJ10- M I Notary Public (Print name below)
CAUNIY (M AU V A
�' Law. 2° Iwo HERMAN A, TRUTNl:R
RECURN TO PREPAPFER. ads xngtrwmt p by P. R. Coleman, President,
MIII=T TITLE G.1ARANPEE CCWANY OF noRICA, 3936 No. Taadani Tmil,
Naples, FL 39940, ( 813- 262 - 2163), in 03111jemction with the issuance
of title inm= —Oe- File No. 21637/SR
M UNE1:1 4,c1161'r
COLMR covxry, rLORm
DBIGHT E. H6aCX, CLrX
¢ $ Q3I E# 2? f�l $ its '��a Item . 7A
2 , July 2 009
4A P& a.*. //. o COLLIER C�4 WTY E�t1n D Page 9 102
1/OW" (M
"n WWWW =M terrte 1lre . !3 _,dot of Oct+ol,er . A.D. 199?. by
St. J&WO q&ojW Cwvtlh of MPs' tM' • a rloride *n- "�t Cotp"Uon
hWing its Vrjj&4fnal place of btaiMm at OLalplM rlorids
twMirafter called dsa grWAMC, W A Florida Son -Profit t o rra ra t i a»
$C. MSnlc:At'e 61pie l (�xCCd1, trx:• s, �
heMinaftW Called tt" g[>antee, 4w" Pt office is: CD CM
4500 Executive Dr. #100 Naplet,s}� FL 31399'9�9y _'f i� � � )
( umd Hirain the 40ow grantor* aM w`Yan�~ jWlu & aU ire
hiftsltmetlt and the hairs, legal r�psrc tatives std awiWw of Indivi&sals, and the
suCa eoxI and assigns of c tiann.)
�s That the grantor, grantor, for and in consideration of tans sum of Slants, other -
�-. valuable cosssideratiCns, seaaipt whereof is hmby adonowleclged, heresy grants,
'`Z sells, aliens, remises, zelea�ses, axwweys and confirms canto tM 9 , all tl'.:.t stn Cairn
land situatQ in Collier County, Florida, viz: (Folio 0.410380WWS
Q Tract 130 and the Fast 165 feet of Tract ill, Golden Gate Estates, �t45 and 96, publio
acoordame with and subject t o the plat recorded in Mat Book 7, pads
lieaoxris of Collier County, Florida.
as
co
4
SI sealed vexed in cKw ( z SEAL)
l4i No. name below) St. John's Episcopal Ch=ch of Naples, Inc.,
a Florida Nora- profit Corporation
John E. Ca:tau
C��2 rname below) i Treasurer ,
i✓e � � r� G.C9`
STATE OF �_
CUTAdPY Uf - — before me this /� day of UC 19 ,�
The foregoing ant was acimowledged of
by John E. Camm , as Treasurer
St. John's Episcopal Chub of Naples, inc., a Florida Non- Profit Corporation
behalf of the Corporation. ire /she is to me has pxc a
,Cr't)C �✓�' ie'e- - as iderntificati did /did take an oath.
My (fission Expires: (SEAL)
floury Pnbfs. 5t;ta o1 " — T ( name below)
Illy Conniss:cn Expkas hdV 22.1993 I n
IWTU a To pmzpM -. This instru aent prepared by P. R. Co emran, Presid -Mt,
MWAWT C7
GU RAtAi�7G aII= OF F aUM, 3936 No. Tandaldmi Trail,
Naples, FL 33940, (813- 262 - 2163), in conjunction with the issuance
of title inssnranom- •"1/' Star--V Tax
Rec2ived $ �___ C,�._DcCUrnentary Star
File No. 21088/DJ Class "C" Intang!ble
4ecew¢d b
(dead -Corp) (1/`32) n1____r� ____t'�rson it Property Tax
'OLDER COUNTY CJZRK OF cQWRTS
DG
ra
A
G7
'
M
�=
"SEE EXHIBIT
A ATTACHED"
g
Gn F
o ►�
�� coo
Z
with all the
in Mwrtain�
tannen
'
belonging or
TO HAVE JM TD WW, the
as
d
t the grantor is lawfully
AM the, grantor hereby
is
t and lawful authority
�►
seized of said land in f s
o sa
warrants the title t tsaid
warrants
1
to sell and Convey said 1
P�� w2�'i and
�!
land and will defend tl>
mAsequent to
that said land is fraa of
peed 31, 1991, and
��
restrictions
re
of reoord, and
easevents and restrictions
IN WIC i�mP, the
tri
M
Q
is o be eMx=ted in its name,
t
offioers thergmtno duly
and its corporate seal to be
finaec3
mtrMvn -Ampd the daAand Year f.
y `.
as
co
4
SI sealed vexed in cKw ( z SEAL)
l4i No. name below) St. John's Episcopal Ch=ch of Naples, Inc.,
a Florida Nora- profit Corporation
John E. Ca:tau
C��2 rname below) i Treasurer ,
i✓e � � r� G.C9`
STATE OF �_
CUTAdPY Uf - — before me this /� day of UC 19 ,�
The foregoing ant was acimowledged of
by John E. Camm , as Treasurer
St. John's Episcopal Chub of Naples, inc., a Florida Non- Profit Corporation
behalf of the Corporation. ire /she is to me has pxc a
,Cr't)C �✓�' ie'e- - as iderntificati did /did take an oath.
My (fission Expires: (SEAL)
floury Pnbfs. 5t;ta o1 " — T ( name below)
Illy Conniss:cn Expkas hdV 22.1993 I n
IWTU a To pmzpM -. This instru aent prepared by P. R. Co emran, Presid -Mt,
MWAWT C7
GU RAtAi�7G aII= OF F aUM, 3936 No. Tandaldmi Trail,
Naples, FL 33940, (813- 262 - 2163), in conjunction with the issuance
of title inssnranom- •"1/' Star--V Tax
Rec2ived $ �___ C,�._DcCUrnentary Star
File No. 21088/DJ Class "C" Intang!ble
4ecew¢d b
(dead -Corp) (1/`32) n1____r� ____t'�rson it Property Tax
'OLDER COUNTY CJZRK OF cQWRTS
DG
ra
Agenda Item
July 2f
Page 100
a owpDK*ticn Orpwdwd order, the lam of the stem of = CO
Cn
do hereby car" that the fbnowirg In a tna and corzeas copy Of the ;XC to
XeMlutlow duly A r*9 tscI by UnWiMMA Wrl tter =Mft Of the DD=d of
Direct=s of said cxxpx tion on Of- r and that
said reeclutiom have not beer remaimW or snanded but are in full floras
WA effect at the date hexeo ;
cm
CD
Mo" as
(NaM) TIZIO)
of said cm-poraticn is authorized to execute any and all domsnalts,
Ircluding but not Limited to Warrmty Deeds, which may be veaw*81Y
to effect the sale of the following described preodwst
Tract 1.30
Golden GEI
with and
7, paws
County, F
Further, 31 hereby
M, �-, c • M ' . - - I - M
- --ate of the
IN WIVOW klWLWF, I have hereunto set my hand as Secwetary, Of this
aratjm and affixed hereto its c)ffici�k.�q ,seal thi
day of Or- 4-0 Lle -V'
C,
ATTEST
FnE # 21088 /W
Signature
et)ry
(Title)
C
'I tCR
J COU11TY. FLOW:IA
C'-
AWLS C. GILF!� C1 F�P'K
7A
09
02
Agenda Item No. 7A
July 28, 2009
Page 101 of 102
lb
AFFIDAVIT
Well, Rev. Kathryn Schillreff, for St. Monica's Episcopal Church, Inc being first
duly sworn, depose and say that well am /are the owners of the property described
herein and which is the subject matter of the proposed hearing; that a# the answers
to the questions in this application, including the disclosure of interest information,
al/ sketches, data, and other supplementary matter attached to and made a part of
this application, are honest and true to the best of our knowledge and belief. Well
understand that the information requested on this application must be complete and
accurate and that the content of this form, whether computer generated or County
printed shall not be altered. Public hearings will not be advertised until this
application is deemed complete, and all required information has been submitted.
As property owner Well further authorize Q. Grady Mi nor & Associates, P.A. to
act as our /my representative in any matters regarding this Petition.
Signat re of Property Own
Rev. Kathryn Schillreff, for
St. Monica's Episcopal Church Inc
Typed or Printed Name of Owner
-
Signature of Property Owner
Typed or Printed Name of Owner
The foregoing instrument was acknowledged before me this a i _ day of , p/' .bcj'
209 by �A6nvn �f r5r�ri1 /�P��' who is pgsonall
knnow_n to me or has produced as identification.
MY COMMISSION A Op 42724{)
+�r = EXPIRES; May 8, 20Q9
9jRt�' 6WW0d7ftMgw ptb UM*W,j"
a
Eel-- �" = --e `jore ff
(Print, Type, or Stamp Commissioned
Name of Notary Public)
APPLI CATION FOR PUSUC HEARING FOR CONDI77ONAL USE - 4174103, rev SIM12005, rev2 11 Z /08, rev. 7114.08
Agenda Item No. 7A
July 28, 2009
Page 102 of 102
IF Sunday, July 12, 2009 Dxilu Vk1irs,
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Board of County
Commissioners, as the Board of. Zoning Appeals, of
Collier County will hold a public hearing on Tues-
day, July 28, 2009, in the Boardroom, -3rd Floor, Ad- i
ministration Building, ollier County Government
Center, 3301 East Tamiami Trail, Naples, Florida.
The, meeting will begin at 9:00 A.M.. The title of'the
proposed resolution Is as follows:
A RESOLUTION OF THE BOARD OF ZONING APPEALS
OF COLLIER COUNTY, FLORIDA, PROVIDING FOR THE
ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW
A PRIVATE SCHOOL AND /OR DAY CARE RELATING
TO THE EXISTING RELIGIOUS FACILITY; WITHIN THE
ESTATES (E) ZONING DISTRICT: PURSUANT TO SUB-
SECTION 2.03.0i.B.l.0 OF THE COLLIER COUNTY
LAND DEVELOPMENT CODE FOR PROPERTY LOCAT-
ED IN SECTION 29, TOWNSHIP 48 SOUTH, -RANGE 26
EAST, COLLIER COUNTY, FLORIDA.
The Board will consider Petition: CU- 2009 -AR- 14137,
St. Monica's. Episcopal Church, Inc:, represented by
Heidi K. Williams, AICP, of Q. Grady Minor, Inc., is re-
questing two new Conditional Uses ppursdant to the
Land Development Code Section . 2.03.01.B.1.C., in
the Estates Zoning District The Conditional uses
being requested are as follows: LDC 2.03.01.B.1.C.3, -
to allow a child care center; and 2.03.01.13A.C.4, to
allow a private school related to the existing Tell-
ggious facility. The subject property is located at
7070 Immokalee Road, on the south side of Immo-
kalee Road, west of the Logan Boulevard Extension,
in Section 29, Township 48 South, Range 26 East,
Collier County, Florida.
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accommodation in order to participate in this pro -
ceeding, you are entitled, at no cost to you, to the
provision of certain assistance. Please contact the
Collier County Facilities Management Department,
located at 3301 Tamiami Trail East, Building W,
Naples, Florida 34112, (239)252 -8380. Assisted,listen-
ing devices for the hearing impaired are available
in the County Commissioners' Office.
BOARD OF COUNTY COMMISSIONERS
BOARD OF ZONING APPEALS
COLLIER COUNTY, FLORIDA
DONNA FIALA, CHAIRMAN
DWIGHT E BROCK, CLERK
By: Teresa Polaski, Deputy Clerk
(SEAL)
_July 12, 2009 No18067 3