Agenda 12/10/2019 Item #17A (Ordinance - St. Katherine's Greek Orthodox Church)12/10/2019
EXECUTIVE SUMMARY
Recommendation to approve by Ordinance the St. Katherine’s Greek Orthodox Church, Inc.,
Small-Scale Amendment to the Orange Blossom Mixed-Use Subdistrict of the Future Land Use
Element of the Collier County Growth Management Plan, Ordinance 89-05, as Amended, and to
Transmit to the Florida Department of Economic Opportunity. (Adoption Hearing)
(PL20170003337/ CPSS-2017-2) (This is a Companion to agenda item 17.B).
OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the proposed small-
scale Growth Management Plan (GMP) amendment for transmittal to the Florida Department of
Economic Opportunity.
CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan
amendment. As such, per Florida Statutes, the request is heard only once by the Collier County Planning
Commission (CCPC) and the Board. If approved by the Board, the petition is transmitted to the Florida
Department of Economic Opportunity (DEO).
This petition seeks to amend the Orange Blossom Mixed-Use Subdistrict in the Future Land Use Element
(FLUE) and the Future Land Use Map (FLUM) Series of the Growth Management Plan (GMP), by
amending:
1) FLUM inset map for Orange Blossom Mixed-Use Subdistrict, and
2) the Urban ‒ Mixed Use District to reflect amended Subdistrict provisions.
The map and text proposed for change by this amendment is depicted on Ordinance Exhibit A.
More specifically, the purpose of this small-scale amendment is to allow new or additional institutional
church-related uses in addition to the 10,000 square feet (sq. ft.) of retail uses and 15,000 sq. ft. of office
uses on that 4.52-acre part of the Subdistrict lying north of Orange Blossom Drive. Up to a maximum of
30,000 sq. ft. of these church-related uses are allowed only if they are ancillary to the church located
adjacently north, lying outside of the Subdistrict.
Per Chapter 163.3187, Part II, Florida Statutes, limitations are in place for this type of small-scale
amendment, as identified below, followed by staff comments [italicized in brackets].
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment
pertains to a 4.52-acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of
the local government’s comprehensive plan, but only proposes a land-use change to the future
land use map for a site-specific small scale development activity. However, text changes that
relate directly to, and are adopted simultaneously with, the small scale future land use map
amendment shall be permissible under this section. [This amendment involves text changes that
relate directly to site-specific Future Land Use Map changes.]
(c) The property that is the subject of the proposed amendment is not located within an area of
critical state concern unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004 (3), and is located
within an area of critical state concern designated by s. 380.0552 or by the Administration
Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical
State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of
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the plan pursuant to s. 163.3177. [The amendment preserves the internal consistency between and
among GMP elements.]
FINDINGS AND CONCLUSIONS: Based on the review of this petition, including the supporting data
and analysis, staff makes the following findings and conclusions. More analysis is provided in the Staff
Report to the CCPC.
• The property is presently zoned Longview Center PUD and undeveloped.
• The subject property is undeveloped, and periodically mowed and used for parking during
major church events.
• Church accessory uses would not directly facilitate population growth and would, therefore,
have no impact on potable water facility or wastewater treatment system capacities.
• The proposed development is generally compatible with existing and allowed development
on surrounding properties.
• This one-lot site is appropriate for the change, as a number of church-related uses are already
allowed on the adjacent church site, the amendment allows for church-related uses that will
be integral to the existing church on the adjacent church site, the amendment still allows
commercial uses without requiring them, and the Subdistrict does not lose its mixe d-use
characteristics.
• A companion rezone petition has been submitted concurrent with this GMPA petition that will
bring the church’s ancillary uses under the same Subdistrict provisions, and ensure a mixed-
use project on the south side of Orange Blossom Drive, as originally intended.
FISCAL IMPACT: Petition fees account for staff review time and materials, and the cost of associated
legal advertising/public notice for the public hearings. There are no fiscal impacts to the County resulting
from approval of this petition.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its
transmittal to the Florida Department of Economic Opportunity will commence the Department’s thirty-
(30)-day challenge period for any affected person. Provided the small-scale development amendment is
not challenged; it becomes effective thirty-one (31) days after Board adoption.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized, by
and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, the Community
Planning Act, and by County Resolution No. 12-234, as amended. The Board should consider the
following criteria in making its decision: “plan amendments shall be based on relevant and appropriat e
data and an analysis by the local government that may include but not be limited to, surveys, studies,
community goals and vision, and other data available at the time of adoption of the plan amendment. To
be based on data means to react to it in an appropriate way and to the extent necessary indicated by the
data available on that particular subject at the time of adoption of the plan or plan amendment at issue.”
163.3177(1)(f), FS In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be
based on surveys, studies and data regarding the area, as applicable including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-
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conforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and
diversify the community’s economy.
And FLUE map amendments shall also be based upon the following analysis per Section
163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources on
site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.
This item is approved as to form and legality. It requires an affirmative vote of four for approval because
this is an Adoption hearing of the GMP amendment. (HFAC)
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That
the CCPC forward petition PL20170003337/ CPSS-2017-2 to the Board with a recommendation to adopt
and transmit this small-scale amendment to the Florida Department of Economic Opportunity.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard this petition at their October 31, 2019 meeting and voted 6-0 to forward petition PL20170003337/
CPSS-2017-2 to the Board with a recommendation to approve for adoption and transmittal to the Florida
Department of Economic Opportunity. One public speaker expressed concerns about how stormwater
outfall will be handled into Henderson Creek, but that is more appropriate matter for consideration with
the companion PUD amendment.
RECOMMENDATION: Same as to the CCPC ‒ to adopt and transmit petition PL20170003337/ CPSS-
2017-2 to the Florida Department of Economic Opportunity.
Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth Management
Manager, Comprehensive Planning Section, Zoning Division
ATTACHMENT(S)
1. Adoption Staff Report_CPSS-17-2_FNL_hfac (PDF)
2. [Linked] Adopton Application-Petition Orange Blossom MU Subd (PDF)
3. Adoption Ordinance - 110619 (PDF)
4. Legal Ad - Agenda ID 10760 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.A
Doc ID: 10760
Item Summary: Recommendation to approve by Ordinance the St. Katherine’s Greek Orthodox
Church, Inc., Small-Scale Amendment to the Orange Blossom Mixed-Use Subdistrict of the Future Land
Use Element of the Collier County Growth Management Plan, Ordinance 89-05, as Amended, and to
Transmit to the Florida Department of Economic Opportunity. (Adoption Hearing) (PL20170003337/
CPSS-2017-2) (This is a Companion to agenda item 17.B).
Meeting Date: 12/10/2019
Prepared by:
Title: Planner, Senior – Zoning
Name: Marcia R Kendall
11/05/2019 9:53 AM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
11/05/2019 9:53 AM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 11/05/2019 4:17 PM
Growth Management Department David Weeks Additional Reviewer Completed 11/05/2019 5:28 PM
Growth Management Department James C French Deputy Department Head Review Completed 11/07/2019 5:01 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 11/22/2019 3:08 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/22/2019 4:32 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 11/22/2019 4:48 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/25/2019 8:22 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 11/25/2019 9:02 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 11/25/2019 9:46 AM
Board of County Commissioners MaryJo Brock Meeting Pending 12/10/2019 9:00 AM
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Agenda Item 9.
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PL20170003337 / CPSS-2017-2
Amending the Orange Blossom Mixed Use Subdistrict
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION
COMPREHENSIVE PLANNING SECTION
HEARING DATE: October 17, 2019
SUBJECT: PETITION PL20170003337/ CPSS-2017-2, SMALL SCALE GROWTH
MANAGEMENT PLAN AMENDMENT [ADOPTION HEARING]
(Companion to PL20170002107, Longview Center PUDR)
ELEMENT: FUTURE LAND USE ELEMENT (FLUE)
PETITIONER/OWNER/AGENTS
Petitioner/Owner: St. Katherine’s Greek Orthodox Church, Inc.
7100 Airport Road North
Naples, Florida 34109
Agents: Robert J. Mulhere, FAICP Richard D. Yovanovich, Esq.
Hole Montes, Inc. Coleman Yovanovich & Koester, PA
950 Encore Way 4001 Tamiami Trail North, Suite 300
Naples, Florida 34110 Naples, Florida 34103
GEOGRAPHIC LOCATION
The subject property comprises approximately 4.52 acres and is located at the northeast corner of
Orange Blossom Drive and Airport-Pulling Road, in Section 1, Township 49 South, Range 25 East.
REQUESTED ACTION
This petitioner seeks to amend the Orange Blossom Mixed Use Subdistrict in the Future Land Use
Element (FLUE) and the Future Land Use Map (FLUM) Series of the Growth Management Plan
(GMP), by amending:
1) FLUM inset map for Orange Blossom Mixed Use Subdistrict, and
2) the Urban ‒ Mixed Use District to reflect amended Subdistrict provisions.
The Subdistrict language and map change proposed by this amendment is found in Ordinance
Exhibit “A”.
PURPOSE AND DESCRIPTION OF PROJECT
The purpose of this small-scale amendment is to allow new or additional institutional church-related
uses in addition to the 10,000 square feet (sq. ft.) of retail uses and 15,000 sq. ft. of office uses on
that 4.52-acre part of the Subdistrict lying north of Orange Blossom Drive. Up to a maximum of
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Agenda Item 9.
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Amending the Orange Blossom Mixed Use Subdistrict
30,000 sq. ft. of these church-related uses are allowed only if they are ancillary to the church located
adjacently north, lying outside of the Subdistrict.
A companion petition [PL20180002107] will rezone this property to the Longview Center Mixed Use
PUD to allow the previously-prohibited churches or other places of worship within the PUD and allow
uses typically ancillary to a church, including educational classrooms and offices, a multi -purpose
building for meeting rooms, recreation and kitchen facilities, and community gardens ‒ all onto a
“North Tract” [which is geographically positioned on the north side of Orange Blossom Drive,
adjacently south of the existing (Petitioner’s) place of worship].
The companion petition also requests a rezone to the northernmost portion of their property (lying
outside of the Subdistrict) presently zoned A, Rural Agricultural with a Conditional Use for the existing
place of worship, to expand the size of the Longview Center Mixed Use PUD to include the existing
place of worship portion of subject property as the “Church Tract”.
STAFF ANALYSIS
FUTURE LAND USE DESIGNATIONS, ZONING AND LAND USES:
Existing Conditions:
Subject Property: The subject property, which comprises approximately 4.52 acres, is currently
designated Urban Mixed Use District, Orange Blossom Mixed Use Subdistrict (via Ord 2005-25),
allows limited small-scale retail, office, and residential uses in a true mixed use development. This
Subdistrict promotes small-scale mixed use development with a pedestrian orientation to serve
homes in the immediate area, and is intended to be a prototype for future mixed use nodes, providing
residents with pedestrian scale development while also reducing existing trip lengths for small-scale
commercial services. It is zoned Longview Center Mixed Use PUD and undeveloped.
Surrounding Lands:
North: The Future Land Use Map designates land located north of the subject property, Urban Mixed
Use District, Urban Residential Subdistrict. This area is zoned A, Rural Agricultural with a
Conditional Use for the St. Katherine’s Greek Orthodox Church and the site is developed with
this place of worship.
East: The Future Land Use Map designates land immediately east of the subject property as Urban
Mixed Use District, Urban Residential Subdistrict. It is zoned Orange Blossom Gardens PUD,
and developing with independent living units, assisted living units, skilled nursing units, and
memory care units.
South: The Future Land Use Map designates land lying south, across Orange Blossom Drive, Urban
Mixed Use District, Orange Blossom Mixed Use Subdistrict. This area is zoned [that portion of]
Longview Center Mixed Use PUD [lying outside the area affected by this petition, but part of the
companion petition] and is developed with a commercial nursery.
West: The Future Land Use Map designates land west of the subject property, across Airport-Pulling
Road, as Urban Mixed Use District, Urban Residential Subdistrict. This area is zoned A, Rural
Agricultural and is the site of North Collier Library, while land lying further west is the site of North
Collier Regional Government Services Center.
The Future Land Use Map designates land lying southwest Urban Mixed Use District, Orange
Blossom/Airport Crossroads Commercial Subdistrict. The northerly portion of the Subdistrict is
zoned PUD for, and is the site of, the Naples Italian-American Club – while the southerly portion
is zoned A, Rural Agricultural and is undeveloped.
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Agenda Item 9.
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Amending the Orange Blossom Mixed Use Subdistrict
In summary, the existing and planned land uses, and current zoning, in the area immediately
surrounding the subject property are primarily residences or residential lots, and governmental and
institutional uses.
Criteria for GMP Amendments in Florida Statutes
The data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically as listed below.
Identification and Analysis of the Pertinent Criteria in Florida Statutes, Chapter 163.3187, to Qualify
as a Small-Scale Comprehensive Plan (GMP) Amendment:
The process for adoption of small-scale comprehensive plan amendment requires (in part) the
following statutory standards be met, [followed by staff analysis in bracketed text].
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer. [The proposed
amendment pertains to a ±4.52 -acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government’s comprehensive plan, but only proposes a land use
change to the future land use map for a site-specific small scale development activity.
However, text changes that relate directly to, and are adopted simultaneously with, the
small-scale future land use map amendment shall be permissible under this section.
[This amendment is for a site-specific Future Land Use Map change and directly-related
text changes.]
(c) The property that is the subject of the proposed amendment is not located within an area
of critical state concern, unless the project subject to the proposed amendment involves
the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is
located within an area of critical state concern designated by s. 380.0552 or by the
Administration Commission pursuant to s. 380.05(1). [The subject property is not within
an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained
between and among elements if the amendment is approved.]
Section 163.3177(1)(f), Florida Statutes:
The process for adoption of a comprehensive plan amendment requires (in part) that plan
amendments shall be based upon relevant and appropriate data and an analysis by the local
government,
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall
be based upon relevant and appropriate data and an analysis by the local government that
may include, but not be limited to, surveys, studies, community goals and vision, and other
data available at the time of adoption of the comprehensive plan or plan amendment. To be
based on data means to react to it in an appropriate way and to the extent necessary
indicated by the data available on that particular subject at the time of adoption of the plan or
plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not
be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of
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Agenda Item 9.
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PL20170003337 / CPSS-2017-2
Amending the Orange Blossom Mixed Use Subdistrict
such studies, surveys, data, and supporting documents for proposed plans and plan
amendments shall be made available for public inspection, and copies of such plans shall
be made available to the public upon payment of reasonable charges for reproduction.
Support data or summaries are not subject to the compliance review process, but the
comprehensive plan must be clearly based on appropriate data. Support data or
summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a
methodology utilized in data collection or whether a particular methodology is
professionally accepted may be evaluated. However, the evaluation may not include
whether one accepted methodology is better than another. Original data collection by
local governments is not required. However, local governments may use original data so
long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population
estimates and projections, which shall either be those published by the Office of
Economic and Demographic Research or generated by the local government based upon
a professionally acceptable methodology. The plan must be based on at least the
minimum amount of land required to accommodate the medium projections as published
by the Office of Economic and Demographic Research for at least a 10-year planning
period unless otherwise limited under s. 380.05, including related rules of the
Administration Commission. Absent physical limitations on population growth, population
projections for each municipality, and the unincorporated area within a county must, at a
minimum, be reflective of each area’s proportional share of the total county population
and the total county population growth.
Section 163.3177(6)(a)2. Florida Statutes:
The process for adoption of a comprehensive plan amendment requires (in part) that plan
amendments shall be based upon surveys, studies and data regarding the area,
2. The future land use plan and plan amendments shall be based upon surveys, studies, and
data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination
of nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
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Agenda Item 9.
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PL20170003337 / CPSS-2017-2
Amending the Orange Blossom Mixed Use Subdistrict
Section 163.3177(6)(a)8., Florida Statutes:
The process for adoption of a comprehensive plan map amendment [which this is] requires (in part)
that plan amendments shall be based analyses of the availability of facilities and services, the
suitability of the plan amendment for its proposed uses, and of the minimum amount of land needed
to achieve the goals and requirements of the existing subdistricts, overlays and special designations,
within which land use programs and activities are ultimately directed.
(a) A future land use plan element designating proposed future general distribution, location,
and extent of the uses of land for residential uses, commercial uses, industry, agriculture,
recreation, conservation, education, public facilities, and other categories of the public and
private uses of land. The approximate acreage and the general range of density or intensity
of use shall be provided for the gross land area included in each existing land use category.
The element shall establish the long-term end toward which land use programs and activities
are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering
the character of the undeveloped land, soils, topography, natural resources, and
historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address
the statutory requirements for a Plan amendment, then present and defend, as necessary, that data
and analysis.
BACKGROUND, CONSIDERATIONS AND ANALYSIS
This property is affected by the separate planning and zoning histories that leaves a 14.74-acre
mixed-use Subdistrict on both the north and south sides of Orange Blossom Drive, and a constrained
conditional use site for the adjacent church. This small-scale plan amendment and its companion
PUD rezone will bring the church’s ancillary uses under the same Subdistrict provisions, and ensure
a mixed-use project on the south side of Orange Blossom Drive, as originally intended.
Appropriateness of the Site and the Change:
The Urban Mixed Use District allows community facilities, including churches. This one-lot site is
appropriate for the change, as a number of church-related uses are already allowed on the adjacent
church site, the amendment allows for church-related uses that will be integral to the existing church
on the adjacent church site, the amendment still allows commercial uses without requiring them, and
the Subdistrict does not lose its mixed-use characteristics.
Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element
Consistency Determination:
Trebilcock Consulting Solutions, P.A. submitted a Traffic Impact Statement (Exhibit E-3), dated
February 23. 2018. Collier County Transportation Planning staff reviewed the Statement and provide
the following [bracketed] evaluation:
[According to the TIS provided with the proposed rezoning the applicant is requesting a maximum of
420 seat church, a 100-student daycare, a 23,400 square foot various church uses.
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Agenda Item 9.
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Amending the Orange Blossom Mixed Use Subdistrict
The proposed development will generate a projected total of +/- 97 PM peak hour, 2-way trips for the
proposed facility on the adjacent local roadways, Orange Blossom Drive and Airport Pulling Road.
This represents a net reduction of +/-2 PM peak hour, 2-way trips compared to the previously
approved development-uses. Therefore, the subject petition can be found consistent with Policy 5.1
of the Transportation Element of the Growth Management Plan, the Traffic Impact Statement (TIS)
indicates that the adjacent roadway network has sufficient capacity to accommodate this proj ect
within the 5-year planning period.]
[Michael Sawyer, Project Manager
Transportation Planning Section]
Environmental Impacts:
The subject property is ±4.52 acres and undeveloped. A majority of the property has been disturbed,
and periodically mowed and used for parking during major church events. No environmental issues
were reported by Environmental Services staff review. [No preserve is required.]
[Development Review Division]
Public Facilities Impacts:
The petitioner submitted a Public Facilities Impact Report, dated to April 4,2018 (Exhibit E-1). Staff
reviewed the Report and provide the following [bracketed] remarks:
• Potable Water and Wastewater Treatment Systems: The average daily water demand and
wastewater flow for the commercial project is estimated at 4,500 gallons per day (gpd); while
7.56 GPM is the estimated peak daily water demand and wastewater flow. [Per CIE Policy
1.5, the potable water and wastewater treatment system LOS standards are based on
population. Church accessory uses would not directly facilitate population growth and would
therefore have no impact on potable water facility or wastewater treatment system capacities.
As such, the Public Utilities Department has no objection to this petition.
The project lies within the regional potable water service area and the north wastewater
service areas of the Collier County Water-Sewer District. Water and wastewater services are
readily available via existing infrastructure at the intersection of Airport Road and Orange
Blossom Drive and at the existing driveway connection to the Church Tract. System capacity
must be confirmed at the time of development permit (SDP or PPL) review, and a
commitment to provide service will be established upon permit approval]
[Eric Fey, P.E., Senior Project Manager
Public Utilities Department]
• Solid Waste Collection & Disposal: The solid waste disposal service provider is Collier County
Solid Waste Management. The 2017 AUIR notes that the County projects more than 50 years
of remaining landfill capacity [as does the 2018 AUIR].
• Stormwater Management System: Development will comply with SFWMD requirements, and
State and County standards for off-site discharges will met.
• Park and Recreational Facilities: Development of ancillary church uses will not affect park
facilities.
• Schools: Development of ancillary church uses will not affect school capacity.
• Emergency Medical (EMS) and Fire Rescue Services: The subject property is located within
the North Collier Fire & Rescue service area. [Fire Station 40 and Station 46 are collocated
with EMS Medic 40 and Medic 46 services provided by Collier County ‒ both located
approximately two miles from this site. No adverse impacts to these services result from the
proposed development.]
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Agenda Item 9.
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PL20170003337 / CPSS-2017-2
Amending the Orange Blossom Mixed Use Subdistrict
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS
The application team held a Neighborhood Information Meeting (NIM) in the Sugden Theater of the
Collier County Public Library Headquarters, located at 2385 Orange Blossom Drive, Naples on
March 14, 2019, at 5:30 p.m. as required by the LDC. This NIM was advertised, noticed and held
jointly for this GMP amendment petition and companion PUD rezone petition.
Approximately ten people other than the application team including Bob Mulhere (agent representing
the petitioner) and Rich Yovanovich (attorney representing the petitioner), and County staff attended
‒ and heard the following information:
Bob Mulhere provided a description of the proposed changes to the group, including how the two
companion requests (GMPA/PUDZ) cover the community facility uses, including church offices, day
care for 100 children, chapel, classroom and café. The facilities would be limited to a 30,000 sq. ft.
building.
Mr. Mulhere distributed copies of overviews of the Longview Center PUD, showing locations of the
“church tract” and “north tract” at the northeast corner of Airport-Pulling Road and Orange Blossom
Drive – where the current project is proposed [also showing location of the “south tract” at the
southeast corner of Airport-Pulling Road and Orange Blossom Drive – where the current project does
not affect existing “Longview” property]. Also shown were road connections and adjoining property
interconnections. The “church tract” and “north tract” were also shown in more detail, including the
access points onto Airport-Pulling Road and Orange Blossom Drive.
Mr. Mulhere explained how the proposed changes do not generate more traffic than the amount
already generated by the uses currently allowed.
Attendees asked about the proposed access onto Orange Blossom, impacts upon this intersection,
and road projects in this area. The project engineer explained how County-scheduled Orange
Blossom Drive expansion projects are not triggered by the proposed project. No improvements are
expected before this project is completed.
Concerns about parking and handling special events. While arrangements are still being worked
out, the Sienna Lakes PUD (east of the subject site) allows overflow parking on their property during
major events, i.e. Greek Festival.
No one present expressed opposition, except those who found the absence of improvements to
Orange Blossom Drive east of this location, and the Sienna Lakes’ projects. Mulhere pointed out
how they too support advancing Orange Blossom improvements.
The Information Meeting was ended at approximately 6:00 p.m.
This synopsis provides the annotated NIM proceedings. An audio recording of the entire
Neighborhood Information Meeting is available on the County’s “I” drive, at I:/GMD/Comprehensive
Planning/NIM Recordings & PREAPP Notes.
[Synopsis prepared by S. Faulkner and C. Schmidt, AICP, Principal Planners]
FINDINGS AND CONCLUSIONS
The following findings and conclusions result from the reviews and analyses of this request:
• The property is presently zoned Longview Center PUD and undeveloped.
• The subject property is undeveloped, and periodically mowed and used for parking during
major church events.
17.A.1
Packet Pg. 3327 Attachment: Adoption Staff Report_CPSS-17-2_FNL_hfac (10760 : Orange Blossom Mixed Use Subdistrict)
Agenda Item 9.
‒ 8 ‒
PL20170003337 / CPSS-2017-2
Amending the Orange Blossom Mixed Use Subdistrict
• Church accessory uses would not directly facilitate population growth and would therefore have
no impact on potable water facility or wastewater treatment system capacities.
• The proposed development is generally compatible with existing and allowed development on
surrounding properties.
• This one-lot site is appropriate for the change, as a number of church-related uses are already
allowed on the adjacent church site, the amendment allows for church-related uses that will
be integral to the existing church on the adjacent church site, the amendment still allows
commercial uses without requiring them, and the Subdistrict does not lose its mixed-use
characteristics.
• A companion rezone petition has been submitted concurrent with this GMPA petition that will
bring the church’s ancillary uses under the same Subdistrict provisions, and ensure a mixed-
use project on the south side of Orange Blossom Drive, as originally intended .
LEGAL CONSIDERATIONS
The Office of the County Attorney reviewed this report September 27, 2019. In addition to pertinent
small-scale (GMP) amendment criteria in Florida Statutes, Section 163.3187 addressed above, the
criteria for GMP amendments to the Future Land Use Element and m ap series are in Sections
163.3177(1)(f) and 163.3177(6)(a)2 and 163.3177(6)(a)8, Florida Statutes. [HFAC]
STAFF RECOMMENDATION
Staff recommends that the Collier County Planning Commission forward Petition
PL20170003337/CPSS-2017-2 to the Board of County Commissioners with a recommendation to
approve for adoption and transmittal to the Florida Department of Economic Opportunity.
[Remainder of page intentionally left blank]
17.A.1
Packet Pg. 3328 Attachment: Adoption Staff Report_CPSS-17-2_FNL_hfac (10760 : Orange Blossom Mixed Use Subdistrict)
Agenda Item 9.
‒ 9 ‒
PL20170003337 / CPSS-2017-2
Amending the Orange Blossom Mixed Use Subdistrict
17.A.1
Packet Pg. 3329 Attachment: Adoption Staff Report_CPSS-17-2_FNL_hfac (10760 : Orange Blossom Mixed Use Subdistrict)
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
APPLICATION NUMBER DATE RECEIVED
PRE -APPLICATION CONFERENCE DATE
DATE SUFFICIENT
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Department,
Suite 400, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946).
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified
in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy
the deficiencies. For additional information on the processing of the application, see Resolution 97-431
as amended by Resolution 98-18 (both attached). If you have any questions, please contact the
Comprehensive Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFORMATION
A. Name of Applicant St. Katherine's Greek Orthodox Church Inc.
Company St. Katherine's Greek Orthodox Church, Inc,
Address 7100 Airport Road North
City Naples State Florida Zip Code 34109
Phone Number 239-591-3430 Fax Number
B. Name of Agent * Robert J. Mulhere, FAICP, VP, Planning & Business Development
• THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION,
Company Hole Montes, Inc.
Address 950 Encore Wav
City Naples State Florida Zip Code 34110
Phone Number 239-254-2000 Fax Number 239-254-2099
Name of Agent * Richard D. Yovanovich Esquire
Company Coleman Yovanovich & Koester, P.A.
Address 4001 Tamiami Trail North Suite 300
City Naples State Florida Zip Code 34103
Phone Number 239-435-3535 Fax Number 239-435-1218
C. Name of Owner (s) of Record St. Katherine's Greek Orthodox Church, Inc.
Address 7100 Airport Road North
City NaplesState Florida Zip Code 34109
Phone Number 239-591-3430 Fax Number
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application.
1
H:\2015\201503 5 - LVISSGMPA1Resubmittal\SSGMPA Application (4-4-2018).doc
II. Disclosure of Interest Information:
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
B. If the property is owned by a CORPORATION,
list the officers and stockholders and the
percentage of stock owned by each.
Name and Address
Percentage of Stock
St. Katherine's Greek Orthodox Church, Inc.
100%
James Kefis, President; Romeo Terezi, VP;
Foti Frangakis, VP; Dean Kacos, Tr;
Michael Nicholas, Tr; Sero Manas, Asst, Tr;
Harry Demas, Asst. Tr; Carol Dimogoulos,
Secretary; John Pizzi Secrefary
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 Interest
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
If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or
a Partnership, list the names of the contract
purchasers below, including the officers,
stockholders, beneficiaries, or partners,
Name and Address
Percentage of Ownership
Date of Contract:
2
H;\201512015035 - LVISSGMPA1Rcsubmitta1\SSGMPA Application (4-4-2018).doc
F, If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust.
Name and Address
G. Date subject property acquired ( ) leased ( ): Term of lease yrs./mos.
If, Petitioner has option to buy, indicate date of option: and date
option terminates: , or anticipated closing:
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.
III. DESCRIPTION OF PROPERTY:
A. LEGAL DESCRIPTION See Attachment "A" Warranty Deed
B. GENERAL LOCATION Northeast corner of the intersection of Airport Pulling Road and
Orange Blossom Drive
C, PLANNING COMMUNITY North Naples_
E. SIZE IN ACRES 4.52
D. TAZ164
F, ZONING PUD
G, SURROUNDING LAND USE PATTERN See Exhibit "B-1" Future Land Use Ma
H. FUTURE LAND USE MAP DESIGNATION(S) Urban Mixed Use District/Orange Blossom Mixed Use
Subdistrict
IV. TYPE OF REQUEST:
A, GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
Housing Element
Traffic Circulation Sub -Element
Aviation Sub -Element
Sanitary Sewer Sub -Element
Solid Waste Sub -Element
Capital Improvement Element
X Future Land Use Element
Immokalee Master Plan
3
HA2015\2015035-LV\SSGMPA\Resubmittal\SSGMPA Application (4-4-2016).doe
Recreation/Open Space
Mass Transit Sub -Element
Potable Water Sub -Element
NGWAR Sub -Element
Drainage Sub -Element
CCME Element
Golden Gate Master Plan
B. AMEND PAGE (S) 36-37 OF THE FUTURE LAND USE ELEMENT
AS FOLLOWS: (Use Strike through -to identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary:
See Exhibit "A"
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION Not Applicable
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
Orange Blossom Mixed Use Subdistrict FLUE Inset Map Attachment XIV
E. DESCRIBE ADDITIONAL CHANGES REQUESTED: N/A
V. REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I"=400'. At least one copy reduced to 8-
1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
Exhibit A-1 Provide general location map showing surrounding developments (PUD,
DRI's, existing zoning) with subject property outlined.
Exhibit A-2 Provide most recent aerial of site showing subject boundaries, source, and
date.
Exhibit A-3 Provide a map and summary table of existing land use and zoning within
a radius of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
Exhibit B-1 Provide map of existing Future Land Use Designation(s) of subject property
and adjacent lands, with acreage totals for each land use designation on
the subject property.
C. ENVIRONMENTAL
Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED
ON SAME AERIAL AS THE LAND USE AERIAL 1N "A" ABOVE.
NIA Provide a summary table of Federal (US Fish & Wildlife Service) and State
(Florida Game & Freshwater Fish Commission) listed plant and animal
species known to occur on the site and/or known to inhabit biological
communities similar to the site (e.g, panther or black bear range, avian
rookery, bird migratory route, etc.),Identify historic and/or
archaeological sites on the subject property.
4
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17.A.3
Packet Pg. 3330 Attachment: Adoption Ordinance - 110619 (10760 : Orange Blossom Mixed Use Subdistrict)
17.A.3
Packet Pg. 3331 Attachment: Adoption Ordinance - 110619 (10760 : Orange Blossom Mixed Use Subdistrict)
17.A.3
Packet Pg. 3332 Attachment: Adoption Ordinance - 110619 (10760 : Orange Blossom Mixed Use Subdistrict)
17.A.3
Packet Pg. 3333 Attachment: Adoption Ordinance - 110619 (10760 : Orange Blossom Mixed Use Subdistrict)
17.A.3
Packet Pg. 3334 Attachment: Adoption Ordinance - 110619 (10760 : Orange Blossom Mixed Use Subdistrict)
17.A.3
Packet Pg. 3335 Attachment: Adoption Ordinance - 110619 (10760 : Orange Blossom Mixed Use Subdistrict)
17.A.3
Packet Pg. 3336 Attachment: Adoption Ordinance - 110619 (10760 : Orange Blossom Mixed Use Subdistrict)
17.A.4
Packet Pg. 3337 Attachment: Legal Ad - Agenda ID 10760 (10760 : Orange Blossom Mixed Use Subdistrict)