CCPC Agenda 12/02/2021
Collier County Planning Commission Page 1 Printed 11/24/2021
COLLIER COUNTY
Collier County Planning Commission
AGENDA
Board of County Commission Chambers
Collier County Government Center
3299 Tamiami Trail East, 3rd Floor
Naples, FL 34112
December 2, 2021
9: 00 AM
Edwin Fryer- Chairman
Karen Homiak - Vice-Chair
Karl Fry- Secretary
Christopher Vernon
Paul Shea, Environmental
Joseph Schmitt, Environmental
Robert Klucik, Jr.
Thomas Eastman, Collier County School Board
Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak
on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on
an item if so recognized by the chairman. Persons wishing to have written or graphic materials
included in the CCPC agenda packets must submit said material a minimum of 10 days prior to
the respective public hearing. In any case, written materials intended to be considered by the
CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the
public hearing. All material used in presentations before the CCPC will become a permanent part
of the record and will be available for presentation to the Board of County Commissioners if
applicable.
Any person who decides to appeal a decision of the CCPC will need a record of the proceedings
pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is
made, which record includes the testimony and evidence upon which the appeal is to be based.
December 2021
Collier County Planning Commission Page 2 Printed 11/24/2021
1. Pledge of Allegiance
2. Roll Call by Secretary
3. Addenda to the Agenda
4. Planning Commission Absences
5. Approval of Minutes
6. BCC Report - Recaps
7. Chairman's Report
8. Consent Agenda
9. Public Hearings
A. Advertised
1. PL20210001271 - EAR Based CCME GMPA This item requires that ex-parte
disclosure be provided by Commission members. Should a hearing be held on this
item, all participants are required to be sworn in. An Ordinance amending
Ordinance 89-05, as amended, the Collier County Growth Management Plan of the
unincorporated area of Collier County, Florida, adopting a County-initiated
amendment to the Collier County Growth Management Plan to update and clarify
text, specifically amending the Conservation and Coastal Management Element to
address sea level rise, and update nomenclature, and furthermore, directing
transmittal of the adopted amendment to the Florida Department of Economic
Opportunity; providing for severability; and providing for an effective date.
(Coordinator: James Sabo, AICP Comp Planning Manager)
December 2021
Collier County Planning Commission Page 3 Printed 11/24/2021
2. PL20210000176 - St. Matthew's House CPUD - An Ordinance of the Board of
County Commissioners of Collier County, Florida relating to St. Matthew’s House,
amending Ordinance Number 2004-41, as amended, the Collier County Land
Development Code, which established the comprehensive zoning regulations for the
unincorporated area of Collier County, Florida, by amending the appropriate
zoning atlas map or maps by changing the zoning classification of the herein
described real property from the DeVoe Pontiac Planned Unit Development (PUD)
and the General Commercial District within the Mixed Use Subdistrict of the
Gateway Triangle Mixed Use Overlay District, (C-4-GTMUD-MXD) Zoning
District to the Commercial Planned Unit Development within the Mixed Use
Subdistrict of the Gateway Triangle Mixed Use Overlay (CPUD-GTMUD-MXD)
Zoning District for a project to be known as the St. Matthew’s House CPUD, to
allow a 150 bed homeless shelter and up to 130,000 square feet of commercial
development on property located at the southeast corner of Airport Road and
Glades Boulevard in Section 12, Township 50 South, Range 25 East, Collier County,
Florida consisting of 11.89+/- acres; and providing for repeal of Ordinance No. 97-
14, as amended, the DeVoe Pontiac Planned Unit Development and Resolution No.
99-87 relating to a conditional use for a homeless shelter; and by providing an
effective date. [Coordinator: Nancy Gundlach, AICP, PLA, Principal Planner]
B. Noticed
10. Old Business
A. ACUNE Model Presentation by Dr. Judy Hushon and Dr. Mike Sevarese
11. New Business
12. Public Comment
13. Adjourn
12/02/2021
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.1
Item Summary: PL20210001271 - EAR Based CCME GMPA This item requires that ex-parte
disclosure be provided by Commission members. Should a hearing be held on this item, all participant s
are required to be sworn in. An Ordinance amending Ordinance 89-05, as amended, the Collier County
Growth Management Plan of the unincorporated area of Collier County, Florida, adopting a County-
initiated amendment to the Collier County Growth Management Plan to update and clarify text,
specifically amending the Conservation and Coastal Management Element to address sea level rise, and
update nomenclature, and furthermore, directing transmittal of the adopted amendment to the Florida
Department of Economic Opportunity; providing for severability; and providing for an effective date.
(Coordinator: James Sabo, AICP Comp Planning Manager)
Meeting Date: 12/02/2021
Prepared by:
Title: – Zoning
Name: James Sabo
11/09/2021 4:00 PM
Submitted by:
Title: – Zoning
Name: Mike Bosi
11/09/2021 4:00 PM
Approved By:
Review:
Planning Commission Diane Lynch Review item Completed 11/09/2021 7:47 PM
Zoning James Sabo Additional Reviewer Completed 11/10/2021 9:15 AM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 11/15/2021 4:47 PM
Zoning Mike Bosi Zoning Director Review Completed 11/16/2021 11:36 AM
Growth Management Department James C French GMD Deputy Dept Head Completed 11/16/2021 5:15 PM
Planning Commission Edwin Fryer Meeting Pending 12/02/2021 9:00 AM
9.A.1
Packet Pg. 4
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Proposed Amendments-Conservation and Coastal Management Element
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: August 19, 2021
RE: A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA, PROPOSING EVALUATION AND APPRAISAL REVIEW (EAR) BASED AMENDMENTS TO
ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING
THE CONSERVATION AND COASTAL MANAGEMENT ELEMENT TO ADDRESS SEA LEVEL RISE,
AND UPDATE NOMENCLATURE, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE
PROPOSED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY.
[PL20210001271] [TRANSMITTAL HEARING]
INTRODUCTION
The purpose of this proposed Growth Management Plan Element is to implement the legislative
intent expressed in Senate Bill No. 1094 related to the peril of flooding. The Bill amends s. 163.3178
and specifies requirements for the Conservation and Coastal Management Element for a local
comprehensive plan.
BACKGROUND
In 2015, the Legislature approved House Bill 1094 to amend the Community Planning Act, FL Statute
163.3178 requiring Collier County to amend its Conservation and Coastal Management Element
language to “Include development and redevelopment principles, strategies, and engineering
solutions that reduce the flood risk in coastal areas which result from high-tide events, storm surge,
flash floods, stormwater runoff, and the related impacts of sea-level rise.” The bill requires additional
language related to the use of “best practices” for development and redevelopment in flood zone
areas to reduce losses due to flooding. The specific changes are enumerated in House Bill 1094 and
a copy is included as Attachment B. During the 2020 legislative session, the State required local
governments to comply with the requirements of s. 163.3178 F.S. for Coastal Management.
REQUESTED ACTION
The State Department of Economic Opportunity (DEO) provided an Evaluation and Appraisal
Notification to the Growth Management Department related to compliance with the 2015 legislative
changes for sea level rise. As a result, Collier County must adopt the proposed amendments to the
Conservation and Coastal Management Element by December 31, 2021 as required by the DEO.
Exhibit A details the proposed amendments to the CCME. It is included as Attachment A. The
amendments include:
9.A.1.a
Packet Pg. 5 Attachment: Final Staff Rpt CCPC 8-19-21 GMPA (20604 : PL20210001271 EAR Based CCME GMP Amendment)
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Proposed Amendments-Conservation and Coastal Management Element
Objective 11, which is development of an adaptation action area...
Goal Area 14, is added, which is the reduction of flood risks from high tide events...
Goal 14, is added to the element, which is to foster resiliency by coordinating with local, state, and
federal partners…
Objective 14.1, sets a December 2023 date to address issues related to sea-level rise, including
development and redevelopment strategies to reduce the risk of flooding. It will encourage the use of
best practices development principles to remove property from flood zone designations and reduce
losses due to flooding...
Policy 14.2, states that the County shall continue to monitor all credible climate change and sea-level
rise data…
Policy 14.3, states the County shall continue to support Florida Statutes for Beach and Shore
Preservation…
Policy 14.4, states the County shall consider the possible impacts from climate change…
Policy 14.5, references the development of an adaptation action area for low lying zones experiencing
coastal flooding.
Policy 10.3.6, there is a correction to the text from Setback Line to Control Line…
Policy 10.4.7, there is a correction to the text from Setback Line to Control Line. Also, there is a change
to add the provisions of the Dennis L. Jones Beach and Shore Preservation Act of 2012…
Policy 10.4.8, there is a correction to the text from Setback Line to Control Line…
Policy 10.4.13, strike the word ‘potential’…
Policy 10.5.4, there is a correction to the text from Setback Line to Control Line…
Policy 10.5.9, there is a correction to the text from Setback Line to Control Line, Also, there is a change
to add the provisions of the Dennis L. Jones Beach and Shore Preservation Act of 2012…
Policy 10.5.11, there is a correction to the text from Setback Line to Control Line…
LEGAL CONSIDERATIONS:
The County Attorney’s office reviewed the staff report on July 29, 2021.
STAFF RECOMMENDATION
That the Collier County Planning Commission, acting as the Land Planning Agency, forward the
proposed Conservation and Coastal Management Element of the Growth Management Plan to the
Board of County Commissioners with a recommendation to adopt and transmit to the Florida
Department of Economic Opportunity.
9.A.1.a
Packet Pg. 6 Attachment: Final Staff Rpt CCPC 8-19-21 GMPA (20604 : PL20210001271 EAR Based CCME GMP Amendment)
9.A.1.b
Packet Pg. 7 Attachment: Exhibit A CCME Ordinance - 100421 (20604 : PL20210001271 EAR Based CCME GMP Amendment)
9.A.1.b
Packet Pg. 8 Attachment: Exhibit A CCME Ordinance - 100421 (20604 : PL20210001271 EAR Based CCME GMP Amendment)
9.A.1.b
Packet Pg. 9 Attachment: Exhibit A CCME Ordinance - 100421 (20604 : PL20210001271 EAR Based CCME GMP Amendment)
9.A.1.b
Packet Pg. 10 Attachment: Exhibit A CCME Ordinance - 100421 (20604 : PL20210001271 EAR Based CCME GMP Amendment)
9.A.1.b
Packet Pg. 11 Attachment: Exhibit A CCME Ordinance - 100421 (20604 : PL20210001271 EAR Based CCME GMP Amendment)
9.A.1.b
Packet Pg. 12 Attachment: Exhibit A CCME Ordinance - 100421 (20604 : PL20210001271 EAR Based CCME GMP Amendment)
9.A.1.b
Packet Pg. 13 Attachment: Exhibit A CCME Ordinance - 100421 (20604 : PL20210001271 EAR Based CCME GMP Amendment)
9.A.1.b
Packet Pg. 14 Attachment: Exhibit A CCME Ordinance - 100421 (20604 : PL20210001271 EAR Based CCME GMP Amendment)
9.A.1.b
Packet Pg. 15 Attachment: Exhibit A CCME Ordinance - 100421 (20604 : PL20210001271 EAR Based CCME GMP Amendment)
CHAPTER 2015-69
Committee Substitute for Committee Substitute for
Committee Substitute for Senate Bill No. 1094
An act relating to the peril of flood; amending s. 163.3178, F.S.; specifying
requirements for the coastal management element required for a local
government comprehensive plan; creating s. 472.0366, F.S.; defining
terms; requiring a surveyor and mapper to submit a copy of each elevation
certificate that he or she completes to the Division of Emergency
Management within a specified period beginning on a specified date;
authorizing the redaction of certain personal information from the copy;
amending s. 627.715, F.S.; authorizing flexible flood insurance; specifying
coverage requirements; deleting a provision that prohibits supplemental
flood insurance from including excess coverage over any other insurance
covering the peril of flood; revising the information that must be
prominently noted on a certain page of a flood insurance policy; requiring
the Office of Insurance Regulation to require an insurer to provide an
appropriate credit or refund to affected insureds if the office determines
that a rate of the insurer is excessive or unfairly discriminatory; revising
the notice that must be provided to and acknowledged by an applicant for
flood coverage from an authorized or surplus lines insurer if the applicant’s
property is receiving flood insurance under the National Flood Insurance
Program; allowing an authorized insurer to request a certification from the
office which indicates that a policy, contract, or endorsement issued by the
insurer provides coverage for the peril of flood which equals or exceeds the
flood coverage offered by the National Flood Insurance Program; specify-
ing requirements for such certification; authorizing such insurer or its
agent to reference or include the certification in specified advertising,
communications, and documentation; providing that misrepresenting that
a flood policy, contract, or endorsement is certified is an unfair or deceptive
act; providing an effective date.
Be It Enacted by the Legislature of the State of Florida:
Section 1. Paragraph (f) of subsection (2) of section 163.3178, Florida
Statutes, is amended to read:
163.3178 Coastal management.—
(2) Each coastal management element required by s. 163.3177(6)(g) shall
be based on studies, surveys, and data; be consistent with coastal resource
plans prepared and adopted pursuant to general or special law; and contain:
(f) A redevelopment component that which outlines the principles that
must which shall be used to eliminate inappropriate and unsafe development
in the coastal areas when opportunities arise.The component must:
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9.A.1.c
Packet Pg. 16 Attachment: Attachment B House Bill 1094 GMP Amends (20604 : PL20210001271 EAR Based CCME GMP
1. Include development and redevelopment principles, strategies, and
engineering solutions that reduce the flood risk incoastal areas which results
from high-tide events, storm surge, flash floods, stormwater runoff, and the
related impacts of sea-level rise.
2. Encourage the use of best practices development and redevelopment
principles, strategies, and engineering solutions that will result in the
removal of coastal real property from flood zone designations established by
the Federal Emergency Management Agency.
3. Identify site development techniques and best practices that may
reduce losses due to flooding and claims made under flood insurance policies
issued in this state.
4. Be consistent with, or more stringent than, the flood-resistant
construction requirements in the Florida Building Code and applicable
flood plain management regulations set forth in 44 C.F.R. part 60.
5. Require that any construction activities seaward of the coastal
construction control lines established pursuant to s. 161.053 be consistent
with chapter 161.
6. Encourage local governments to participate in the National Flood
Insurance Program Community Rating System administered by the Federal
Emergency Management Agency to achieve flood insurance premium
discounts for their residents.
Section 2. Section 472.0366, Florida Statutes, is created to read:
472.0366 Elevation certificates; requirements for surveyors and map-
pers.—
(1) As used in this section, the term:
(a)“Division”means the Division of Emergency Management established
within the Executive Office of the Governor under s. 14.2016.
(b)“Elevation certificate”means the certificate used to demonstrate the
elevation of property which has been developed by the Federal Emergency
Management Agency pursuant to federal floodplain management regulation
and which is completed by a surveyor and mapper.
(2) Beginning January 1, 2017, a surveyor and mapper shall, within 30
days after completion, submit to the division a copy of each elevation
certificate that he or she completes. The copy must be unaltered, except that
the surveyor and mapper may redact the name of the property owner.
Section 3. Section 627.715, Florida Statutes, is amended to read:
627.715 Flood insurance.—An authorized insurer may issue an insur-
ance policy, contract, or endorsement providing personal lines residential
Ch. 2015-69 LAWS OF FLORIDA Ch. 2015-69
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Packet Pg. 17 Attachment: Attachment B House Bill 1094 GMP Amends (20604 : PL20210001271 EAR Based CCME GMP
coverage for the peril of flood on any structure or the contents of personal
property contained therein, subject to this section. This section does not
apply to commercial lines residential or commercial lines nonresidential
coverage for the peril of flood. This section also does not apply to coverage for
theperilof flood that isexcess coverage overany other insurancecovering the
peril of flood. An insurer may issue flood insurance policies, contracts, or
endorsements on a standard, preferred, customized, or supplemental basis.
(1)(a)1. Standard flood insurance must cover only losses from the peril of
flood, as defined in paragraph (b), equivalent to that provided under a
standard flood insurance policy under the National Flood Insurance
Program. Standard flood insurance issued under this section must provide
the same coverage, including deductibles and adjustment of losses, as that
provided under a standard flood insurance policy under the National Flood
Insurance Program.
2. Preferred flood insurance must include the same coverage as standard
flood insurance but:
a. Include, within the definition of “flood,”losses from water intrusion
originating from outside the structure that are not otherwise covered under
the definition of “flood”provided in paragraph (b).
b. Include coverage for additional living expenses.
c. Require that any loss under personal property or contents coverage
that is repaired or replaced be adjusted only on the basis of replacement costs
up to the policy limits.
3. Customized flood insurance must include coverage that is broader
than the coverage provided under standard flood insurance.
4. Flexible flood insurance must cover losses from the peril of flood, as
defined in paragraph (b), and may also include coverage for losses from water
intrusion originating from outside the structure which is not otherwise
covered by the definition of flood. Flexible flood insurance must include one
or more of the following provisions:
a. An agreement between the insurer and the insured that the flood
coverage is in a specified amount, such as coverage that is limited to the total
amount of each outstanding mortgage applicable to the covered property.
b. A requirement for a deductible in an amount authorized under s.
627.701, including a deductible in an amount authorized for hurricanes.
c. A requirement that flood loss to a dwelling be adjusted in accordance
with s. 627.7011(3) or adjusted only on the basis of the actual cash value of
the property.
d. A restriction limiting flood coverage to the principal building defined
in the policy.
Ch. 2015-69 LAWS OF FLORIDA Ch. 2015-69
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e. A provision including or excluding coverage for additional living
expenses.
f. A provision excluding coverage for personal property or contents as to
the peril of flood.
5.4.Supplemental flood insurance may provide coverage designed to
supplement a flood policy obtained from the National Flood Insurance
Program or from an insurer issuing standard or preferred flood insurance
pursuant to this section. Supplemental flood insurance may provide, but
need not be limited to, coverage for jewelry, art, deductibles, and additional
living expenses. Supplemental flood insurance does not include coverage for
theperil offlood that isexcess coverage over anyother insurance coveringthe
peril of flood.
(b)“Flood”means a general and temporary condition of partial or
complete inundation of two or more acres of normally dry land area or of
two or more properties, at least one of which is the policyholder’s property,
from:
1. Overflow of inland or tidal waters;
2. Unusual and rapid accumulation or runoff of surface waters from any
source;
3. Mudflow; or
4. Collapse or subsidence of land along the shore of a lake or similar body
of water as a result of erosion or undermining caused by waves or currents of
water exceeding anticipated cyclical levels that result in a flood as defined in
this paragraph.
(2) Any limitations on Flood coverage deductibles and or policy limits
pursuant to this section, including, but not limited to, deductibles,must be
prominently noted on the policy declarations page or face page.
(3)(a) An insurer may establish and use flood coverage rates in
accordance with the rate standards provided in s. 627.062.
(b) For flood coverage rates filed with the office before October 1, 2019,
the insurer may also establish and use such rates in accordance with the
rates, rating schedules, or rating manuals filed by the insurer with the office
which allow the insurer a reasonable rate of return on flood coverage written
in this state. Flood coverage rates established pursuant to this paragraph are
not subject to s. 627.062(2)(a) and (f). An insurer shall notify the office of any
change to such rates within 30 days after the effective date of the change. The
notice must include the name of the insurer and the average statewide
percentage change in rates. Actuarial data with regard to such rates for flood
coverage must be maintained by the insurer for 2 years after the effective
date of such rate change and is subject to examination by the office. The office
may require the insurer to incur the costs associated with an examination.
Ch. 2015-69 LAWS OF FLORIDA Ch. 2015-69
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Packet Pg. 19 Attachment: Attachment B House Bill 1094 GMP Amends (20604 : PL20210001271 EAR Based CCME GMP
Upon examination, the office, in accordance with generally accepted and
reasonable actuarial techniques, shall consider the rate factors in s.
627.062(2)(b), (c), and (d), and the standards in s. 627.062(2)(e), to determine
if the rate is excessive, inadequate, or unfairly discriminatory.If the office
determines that a rate is excessive or unfairly discriminatory, the office shall
require the insurer to provide appropriate credit to affected insureds or an
appropriate refund to affected insureds who no longer receive coverage from
the insurer.
(4) A surplus lines agent may export a contract or endorsement providing
flood coverage to an eligible surplus lines insurer without making a diligent
effort to seek such coverage from three or more authorized insurers under s.
626.916(1)(a). This subsection expires July 1, 2017.
(5) In addition to any other applicable requirements, an insurer provid-
ing flood coverage in this state must:
(a) Notify the office at least 30 days before writing flood insurance in this
state; and
(b) File a plan of operation and financial projections or revisions to such
plan, as applicable, with the office.
(6) Citizens Property Insurance Corporation may not provide insurance
for the peril of flood.
(7) The Florida Hurricane Catastrophe Fund may not provide reim-
bursement for losses proximately caused by the peril of flood, including losses
that occur during a covered event as defined in s. 215.555(2)(b).
(8) An agent must, upon receiving obtaining an application for flood
coverage from an authorized or surplus lines insurer for a property receiving
flood insurance under the National Flood Insurance Program, must obtain
an acknowledgment signed by the applicant before placing the coverage with
the authorized or surplus lines insurer. The acknowledgment must notify the
applicant that, if the applicant discontinues coverage under the National
Flood Insurance Program which is provided at a subsidized rate, the full risk
rate for flood insurance may apply to the property if the applicant such
insurance is later seeks to reinstate coverage obtained under the National
Flood Insurance program.
(9) With respect to theregulation of flood coverage written in this state by
authorized insurers, this section supersedes any other provision in the
Florida Insurance Code in the event of a conflict.
(10) If federal law or rule requires a certification by a state insurance
regulatory official as a condition of qualifying for private flood insurance or
disaster assistance, the Commissioner of Insurance Regulation may provide
the certification, and such certification is not subject to review under chapter
120.
Ch. 2015-69 LAWS OF FLORIDA Ch. 2015-69
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Packet Pg. 20 Attachment: Attachment B House Bill 1094 GMP Amends (20604 : PL20210001271 EAR Based CCME GMP
(11)(a) An authorized insurer offering flood insurance may request the
office to certify that a policy, contract, or endorsement provides coverage for
the peril of flood which equals or exceeds the flood coverage offered by the
National Flood Insurance Program. To be eligible for certification, such
policy, contract, or endorsement must contain a provision stating that it
meets the private flood insurance requirements specified in 42 U.S.C. s.
4012a(b) and may not contain any provision that is not in compliance with 42
U.S.C. s. 4012a(b).
(b) The authorized insurer or its agent may reference or include a
certification under paragraph (a) in advertising or communications with an
agent, a lending institution, an insured, or a potential insured only for a
policy, contract, or endorsement that is certified under this subsection. The
authorized insurer may include a statement that notifies an insured of the
certification on the declarations page or other policy documentation related
to flood coverage certified under this subsection.
(c) An insurer or agent who knowingly misrepresents that a flood policy,
contract, or endorsement is certified under this subsection commits an unfair
or deceptive act under s. 626.9541.
Section 4. This act shall take effect July 1, 2015.
Approved by the Governor May 21, 2015.
Filed in Office Secretary of State May 21, 2015.
Ch. 2015-69 LAWS OF FLORIDA Ch. 2015-69
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Packet Pg. 21 Attachment: Attachment B House Bill 1094 GMP Amends (20604 : PL20210001271 EAR Based CCME GMP
12/02/2021
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.2
Item Summary: PL20210000176 - St. Matthew's House CPUD - An Ordinance of the Board of
County Commissioners of Collier County, Florida relating to St. Matthew’s House, amending Ordinance
Number 2004-41, as amended, the Collier County Land Development Code, which established the
comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending
the appropriate zoning atlas map or maps by changing the zoning classification of the herein described
real property from the DeVoe Pontiac Planned Unit Development (PUD) and the General Commercial
District within the Mixed Use Subdistrict of the Gateway Triangle Mixed Use Overlay District, (C -4-
GTMUD-MXD) Zoning District to the Commercial Planned Unit Development within the Mixed Use
Subdistrict of the Gateway Triangle Mixed Use Overlay (CPUD-GTMUD-MXD) Zoning District for a
project to be known as the St. Matthew’s House CPUD, to allow a 150 bed homeless shelter and up to
130,000 square feet of commercial development on property located at the southeast corner of Airport
Road and Glades Boulevard in Section 12, Township 50 South, Range 25 East, Collier County, Florida
consisting of 11.89+/- acres; and providing for repeal of Ordinance No. 97-14, as amended, the DeVoe
Pontiac Planned Unit Development and Resolution No. 99-87 relating to a conditional use for a homeless
shelter; and by providing an effective date. [Coordinator: Nancy Gundlach, AICP, PLA, Principal
Planner]
Meeting Date: 12/02/2021
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
11/09/2021 3:19 PM
Submitted by:
Title: – Zoning
Name: Mike Bosi
11/09/2021 3:19 PM
Approved By:
Review:
Planning Commission Diane Lynch Review item Completed 11/09/2021 8:19 PM
Zoning Ray Bellows Additional Reviewer Completed 11/10/2021 5:46 PM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 11/15/2021 4:46 PM
Zoning Mike Bosi Zoning Director Review Completed 11/16/2021 11:35 AM
Growth Management Department James C French GMD Deputy Dept Head Completed 11/16/2021 5:14 PM
Planning Commission Edwin Fryer Meeting Pending 12/02/2021 9:00 AM
9.A.2
Packet Pg. 22
PUDR-PL20210000176, ST. MATTHEW’S HOUSE CPUD
November 23, 2021
Page 1 of 16
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT - PLANNING &
REGULATION
HEARING DATE: DECEMBER 2, 2021
SUBJECT: PUDR-PL20210000176, ST. MATTHEW’S HOUSE COMMERCIAL
PLANNED UNIT DEVELOPMENT (CPUD)
_______________________________________________________________________________
PROPERTY OWNER/APPLICANT AND AGENTS:
Owners:
St. Matthew’s House, Inc.
2001 Airport Road
Naples, FL 34112
Agents:
D. Wayne Arnold, AICP Richard D. Yovanovich, Esquire
Q. Grady Minor and Associates, P.A. Coleman, Yovanovich and Koester, P.A.
3800 Via Del Rey 4001 Tamiami Trail North, Suite 300
Bonita Springs, FL 34134 Naples, FL 34103
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider amending Ordinance
Number 2004-41, the Collier County Land Development Code by amending the appropriate zoning atlas
map or maps by changing the zoning classification of the herein described real property from the DeVoe
Pontiac Planned Unit Development (PUD) and the General Commercial District within the Mixed-Use
Subdistrict of the Gateway Triangle Mixed-Use Overlay District, (C-4-GTMUD-MXD) Zoning District to
the Commercial Planned Unit Development within the Mixed-Use Subdistrict of the Gateway Triangle
Mixed-Use Overlay (CPUD-GTMUD-MXD) Zoning District for a project to be known as the St. Matthew’s
House CPUD to allow a 150 bed homeless shelter and up to 130,000 square feet of commercial development
on property; providing for repeal of Ordinance No. 97-14, as amended, the DeVoe Pontiac Planned Unit
Development and Resolution No. 99-87 relating to a conditional use for a homeless shelter; and by providing
an effective date.
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GEOGRAPHIC LOCATION:
The subject property, consisting of 11.89 acres, is located on the east side of Airport Road north of
East Tamiami Trail in Section 12, Township 50 South, Range 25 East, Collier County, Florida. (See
the Location Map on page 2 of this Staff Report.)
PURPOSE/DESCRIPTION OF PROJECT:
St. Matthew’s House is a homeless shelter that was originally an 84-bed facility on a 2.34 acre
property. The Board approved an expansion to 104-beds in Conditional Use Resolution 99-87 on
January 28, 1999. (See Attachment B-Resolution 99-87.) Saint Matthew’s House Inc. has since
acquired the former 9.55 acre DeVoe Pontiac property, which was a new and used automobile
dealership. The DeVoe Pontiac PUD Ordinance 97-14 was approved by the Board on March 11,
1997. (See Attachment C-Ordinance 97-14.)
The proposed CPUD seeks to unify the properties under St. Matthew’s House, Inc. ownership into
a single 11.89 acre PUD. The properties consist of the homeless shelter on Tract A which is zoned
C-4-GTMUD-MXD, and the former DeVoe Pontiac car dealership on Tract B which is zoned DeVoe
Pontiac PUD and C-4-GTMUD-MXD. Tract B, the DeVoe Pontiac PUD is also part of Activity
Center #16 and also has a 60-foot wide access easement known as Great Blue Drive which connects
The Point at Naples apartments to Airport Road. Tract A has been developed with a 104-bed men’s
and woman’s shelter and Tract B is developed with commercial uses including a restaurant, thrift
store, and ancillary uses. (See the Location Map and the Master Plan on pages 2 and 3 of this Staff
Report).
The petitioner proposes to increase the number of homeless shelter beds from 104 to 150 beds and
to specify a total of 130,000 square feet of general commercial, office, social service, and warehouse
uses within the 11.89 acre PUD.
The Master Plan has also been updated to reflect the proposed changes on pages 3 and 4. See
attached Attachment A-Proposed Ordinance.
SURROUNDING LAND USE AND ZONING:
North: Glades Boulevard, a two-lane road, and then developed commercial land, with a zoning
designation of C-4-GTMUD-MXD
East: Developed multi-family with a zoning designation of RMF-16, and The Point at Naples
Apartment complex, with a zoning designation of David A Gallman Estate PUD
South: Developed commercial land, with a zoning designation of C-4-GTMUD-MXD, and the
Collier County Government Complex with a zoning designation of Collier County Government
Complex PUD
West: Airport Road, a 6-lane divided minor arterial roadway, and then professional office parks and
restaurants with a zoning designation of C-4-GTMUD-MXD
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AERIAL PHOTO
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Comprehensive Planning staff has reviewed the proposed PUD Rezone and has found it consistent
with the Future Land Use Element (FLUE) of the GMP.
Subject Site
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Transportation Element: In evaluating this project, staff reviewed the applicant’s June 29, 2021
(revised) Transportation Impact Statement (TIS) and revised PUD Document for consistency with
Policy 5.1 of the Transportation Element of the GMP.
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE)
affecting the overall countywide density or intensity of permissible development, with
consideration of their impact on the overall County transportation system, and shall not
approve any petition or application that would directly access a deficient roadway segment
as identified in the current Annual Update and Inventory Reports (AUIR) or if it impacts an
adjacent roadway segment that is deficient as identified in the current AUIR, or which
significantly impacts a roadway segment or adjacent roadway segment that is currently
operating and/or is projected to operate below an adopted Level of Service Standard within
the five-year AUIR planning period, unless specific mitigating stipulations are also
approved. A petition or application has significant impacts if the traffic impact statement
reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where
it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project’s
significant impacts on all roadways.”
Staff finding: According to the TIS and revised PUD document the proposed change will allow an
additional 46 shelter ALF beds for this facility. The TIS provided indicates that the proposed 46
beds will result in an additional +/- 12 PM peak hour, 2-way trips on the adjacent roadway segment
of Airport Pulling Road. The trip cap developer commitment in PUD Exhibit F, A, has been modified
to include the additional +/-12 PM peak hour, 2-way trips. The additional trips generated by this
change will occur on the following roadway network using the 2021 AUIR:
Roadway/Link # Link 2021
AUIR
LOS
Current Peak
Hour Peak
Direction
Volume/Peak
Direction
Projected
P.M Peak
Hour/Peak
Direction
Project
Traffic (1)
2021
Remaining
Capacity
Airport Pulling
Road /3.0
Pine Ridge
Road to
Golden Gate
Parkway.
C 3,000/North 1/NB 986
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Airport Pulling
Road/4.0
Golden Gate
Parkway to
Radio Road
D 2,800North 2/NB 587
Airport Pulling
Road/5.0
Radio Road to
Davis
Boulevard
D 2,800/North 2/NB 670
Airport Pulling
Road/6.0
Davis
Boulevard to
US 41
C 2,700/North 5/NB 1,036
Davis
Boulevard/12.0
US 41 to
Airport Pulling
Road
C 2,700/East 1/West 1,244
Davis
Boulevard/13.0
Airport Pulling
Road to
Lakewood
Boulevard
C 2,000/East 1/West 538
1. Source for P.M. Peak Hour/Peak Direction Project Traffic is June 29, 2021; Traffic Impact Statement provided by the
petitioner.
Based on the TIS provided by the applicant and the 2021 AUIR, the subject PUD Amendment can
be found consistent with Policy 5.1 of the Transportation Element of the GMP. Transportation
Planning staff further finds this petition consistent and is recommending approval of this request.
Conservation and Coastal Management Element (CCME): Environmental Planning staff has
found this project to be consistent with the CCME. The proposed changes do not affect any of the
environmental requirements of the GMP. A total of 0.29 acres of native vegetation was required
to be retained for the PUD in accordance with Site Development Plan (SDP) 98-82. The existing
0.29 acres of native vegetation has been placed in a Conservation Easement and dedicated to Collier
County (OR 5699 Page 2572).
GMP Conclusion: The proposed PUD Rezone may be deemed consistent with the FLUE of the
GMP.
STAFF ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition, including the criteria upon
which a recommendation must be based, specifically noted in Land Development Code (LDC)
Section 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the “PUD
Findings”), and Section 10.02.08 F., Nature of Requirements of Planning Commission Report
(referred to as “Rezone Findings”), which establish the legal basis to support the Collier County
Planning Commission’s (CCPC) recommendation. The CCPC uses these same criteria as the basis
for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use
the criteria to support their action on the rezoning request. An evaluation relative to these subsections
is discussed below, under the heading “Zoning and Land Development Review.” In addition, staff
offers the following analysis:
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Environmental Review: Environmental Planning staff has reviewed the PUD petition to address
environmental concerns. The proposed PUD changes will not affect any of the environmental
requirements of the Hearing Examiner Decision No. 2020-29 (PDI PL20200000201). (See
Attachment D-HEX No. 20-29. As previously stated, 0.29 acres of native vegetation have been
placed under preservation and dedicated to Collier County (OR 5699 Page 2572). No listed animal
species were observed on the property.
This project does not require Environmental Advisory Council (EAC) review, as this project did not
meet the EAC scope of land development project reviews as identified in Section 2-1193 of the
Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval
of the proposed petition.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance with
the GMP and the LDC and recommends approval of this project.
Landscape Review: The applicant’s deviation request includes one deviation from LDC landscape
requirements. It is related to the South buffer. See Deviation Discussion section of this Staff Report.
The remaining perimeter buffers are labeled consistent with the LDC and with Ordinance 97-14.
Utilities Review: The project lies within the City of Naples potable water service area and south
wastewater service area of the Collier County Water-Sewer District (CCWSD).
Wastewater service is readily available via existing infrastructure on-site and connected to a County
sewer within a County Utility Easement along the west side of the property, and sufficient
wastewater treatment capacity is available.
Adequate downstream wastewater system capacity must be confirmed at the time of development
permit (SDP or Plans and Plat (PPL)) review through a thorough engineering analysis, which will
be discussed at a mandatory pre-submittal conference with representatives from the Public Utilities
Engineering and Project Management Division and the Growth Management Development Review
Division. Any improvements to the Collier County Water-Sewer District’s wastewater
collection/transmission system necessary to provide sufficient capacity to serve the project will be
the responsibility of the owner/developer and will be conveyed to the Collier County Water-Sewer
District at no cost to the County at the time of utilities acceptance.
In the Adequate Public Facilities Letter dated July 28, 2021, the City of Naples confirmed adequate
water treatment capacity for the proposed project and indicated any water distribution system
improvements necessary to serve this project would be the responsibility of the developer to design,
permit, and construct.
Staff notes that the applicant has reversed the values reported on the Statement of Utility Provisions
(submittal 3) for peak and average daily sewer demand. The peak and average are 22,440 and 14,960
GPD respectively.
Zoning and Land Development Review: Currently, the subject properties are developed with a 104-
bed homeless shelter on 2.34 acres (Tract A) and 64,000 s.f. of commercial land uses on 9.55 acres
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(Tract B). As previously stated, the proposed CPUD seeks to unify the properties under St.
Matthew’s House, Inc. ownership into a single 11.89 acre PUD. Tract B, the former DeVoe used
and new car dealership property, is approved for an unlimited quantity of C-1 thru C-5 and an
Industrial land use. Tract B is currently the site of a restaurant, a thrift store, and ancillary uses.
Tracts B and A are connected by a pedestrian and vehicular interconnection (See Attachment D-
HEX NO. 20-05 and 20-29. The petitioner proposes to limit the commercial land uses to 130,000
square feet of C-1 thru C-5 throughout the PUD and proposes to increase the homeless shelter on
Tract A to 150 beds.
The proposed Development Standards are similar to the previously approved DeVoe Pontiac PUD
standards. A minimum internal yard setback of 10 feet for principal structures and 5 feet for
accessory structures has been added to the proposed St. Matthew’s House PUD. The proposed
building heights are the same as the previously approved building heights of 50 feet zoned and 60
feet actual in the DeVoe Pontiac PUD. The Shelter has a proposed building height of 35 feet zoned
and 50 feet actual which is less than the prescribed building height of 75 feet in the base zoning C-
4 district and 56 feet in the GTMUD. The Master Plan depicts the 30% required open space and
required landscape buffers. Staff finds the proposed changes compatible with the neighborhood.
REZONE FINDINGS:
Staff completed a comprehensive evaluation of this land use petition including the criteria upon
which a recommendation must be based, specifically noted in LDC Subsection 10.02.13 B.5.,
Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and
Subsection 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as
“Rezone Findings”), which establish the legal bases to support the CCPC’s recommendation. The
CCPC uses these same criteria as the basis for their recommendation to the BCC, who in turn use
the criteria to support their action on the rezoning request. An evaluation relative to these subsections
is discussed below, under the heading “Zoning and Land Development Review Analysis.” In
addition, staff offers the following analysis:
1. Whether the proposed change will be consistent with the goals, objectives, and policies and
future land use map, and the elements of the GMP.
The Comprehensive Planning staff has indicated that the proposed PUD Rezone is consistent with
all applicable elements of the FLUE of the GMP.
2. The existing land use pattern.
As described in the “Surrounding Land Use and Zoning” portion of this report and discussed in the
zoning review analysis, the neighborhood’s existing land use pattern can be characterized as
developed commercial to the north, south, and west, and residential to the east.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
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At the time the subject property was rezoned to a PUD, it was deemed to be of sufficient size and did
not result in an isolated district unrelated to adjacent and nearby districts. The proposed PUD Rezone
does not change this finding.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
The district boundaries are logically drawn as discussed in Items 2 and 3.
5. Whether changed or changing conditions make the passage of the proposed rezone
necessary.
The proposed change is not necessary, but it is being requested in compliance with the LDC
provisions to seek such changes because the petitioner wishes to combine property under its’
ownership into a single zoning district with standardizes development standards that will permit a
unified development in the future.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed PUD Rezone is consistent with the County’s land use policies upon adoption that are
reflected by the Future Land Use Element (FLUE) of the GMP. Development in compliance with
the proposed PUD rezone should not adversely impact living conditions in the area.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of peak volumes
or projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety.
As noted above, Transportation Planning staff finds this petition consistent with the GMP.
Operational impacts will be addressed at the time of the first development order (SDP or Plat).
Additionally, the project’s development must comply with all other applicable concurrency
management regulations when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
The overall drainage system is in place. The proposed PUD Rezone will not create a drainage
problem. Furthermore, the project is subject to the requirements of Collier County and the South
Florida Water Management District.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The proposed PUD Rezone will not reduce light and air to adjacent areas inside or outside the PUD.
Furthermore, the PUD Document provides adequate property development regulations to ensure
light and air should not be seriously reduced to adjacent areas. The Master Plan further demonstrates
that the locations of the existing preserve and open space areas should further ensure light and air
should not be seriously reduced to adjacent areas.
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10. Whether the proposed change would adversely affect property values in the adjacent area.
Staff could find no evidence that the proposed PUD Rezone will adversely impact property values.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
The properties around the proposed St. Matthew’s House PUD are developed. The basic premise
underlying all of the development standards in the LDC is that their sound application, when
combined with the SDP approval process and PPL process, gives reasonable assurance that a change
in zoning will not result in deterrence to improvement or development of adjacent property.
Therefore, the proposed zoning change should not be a deterrent to the improvement of adjacent
properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
The development complies with the GMP, which is a public policy statement supporting zoning
actions when they are consistent with the Comprehensive Plan. In light of this fact, the proposed
Rezone does not constitute a grant of special privilege. Consistency with the FLUE is further
determined to be a public welfare relationship because actions consistent with plans are in the public
interest.
13. Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning.
The subject property could be developed within the parameters of the existing zoning designations.
However, the petitioner is seeking this PUD Rezone to add property and additional land uses into
the PUD in compliance with LDC provisions. The proposed Rezone meets the intent of the PUD
district.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
county.
Based on staff’s review of the proposed PUD Rezone, this petition has not been deemed as out of
scale with the needs of the neighborhood or County.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
There may be other sites in the County that could accommodate the uses proposed; however, this is
not the determining factor when evaluating the appropriateness of a zoning decision. The petition
was reviewed on its own merit for compliance with the GMP and the LDC, and staff does not review
other sites in conjunction with a specific petition.
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16. The physical characteristics of the property and the degree of site alteration which would be
required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
A portion of the property is developed with buildings, parking, and water management. According
to the petitioner, future development and redevelopment will require little site alteration.
Furthermore, future development will undergo evaluation relative to all federal, state, and local
development regulations during the SDP approval process and again later as part of the building
permit process.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County GMP and as defined and
implemented through the Collier County adequate public facilities ordinance.
This petition has been reviewed by County staff responsible for jurisdictional elements of the GMP
as part of the amendment process and those staff persons have concluded that no Level of Service
will be adversely impacted.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of the public health, safety, and welfare.
To be determined by the BCC during its advertised public hearing.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria:”
1. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water,
and other utilities.
The subject site is already developed with commercial land uses: a restaurant, retail store,
administrative offices and a homeless shelter.
As stated in the Transportation Review section of this staff report the proposed PUD complies with
the GMP and the LDC. The subject site receives potable water and wastewater services from the
City of Naples and the CCWSD respectively, and there are adequate water and wastewater treatment
capacities available to future development as proposed by this petition.
2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for Rezones in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense.
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Documents submitted with the application provided satisfactory evidence of unified control of the
property. Additionally, the development will be required to gain SDP approval. These processes
will ensure that appropriate stipulations for the provision of, continuing operation of, and
maintenance of infrastructure will be provided by the developer.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies
of the GMP.
County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives,
and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff
has found this petition consistent with the overall GMP.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The landscaping and buffering standards are compatible with the adjacent uses. Staff has concluded
that this Rezone will not change the project’s compatibility, both internally and externally.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The amount of open space set aside for this project meets the minimum requirement of the LDC.
6. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
As noted above, Transportation Planning staff finds this petition consistent with the LDC and GMP.
Operational impacts will be addressed at time of first development order (SDP or Plat), at which
time a new TIS will be required to demonstrate turning movements for all site access points. Finally,
the project’s development must comply with all other applicable concurrency management
regulations when development approvals, including but not limited to any plats and or site
development plans, are sought.
The City of Naples and the CCWSD have sufficient treatment capacities for water and wastewater
services to the project. Conveyance capacities must be confirmed at the time of development permit
application.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
The area has adequate supporting infrastructure, including City water and County wastewater mains,
to accommodate this project.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
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This criterion essentially requires an evaluation of the extent to which development standards and
deviations proposed for this PUD depart from development standards that would be required for the
most similar conventional zoning district. The petitioner is seeking two deviations related to
habitable floor area and landscape buffering.
DEVIATION DISCUSSION:
The petitioner is seeking two deviations from the requirements of the LDC. The deviations are found
in PUD Exhibit E “List of Deviations.” The deviation locations are depicted on the Master Plan.
The petitioner’s rationale and staff analysis/recommendation are outlined below.
Deviation #1
Deviation 1 seeks relief from LDC Section 5.05.04.C, “Group Housing - Table of site design
standards for category I and category II group care facilities,” which requires a minimum habitable
floor area (square feet) for homeless shelters as 1,500 + 150 for each person over six to allow a
minimum habitable floor area of 100 square feet per bed.
Petitioners Justification:
This proposed standard simplifies the minimum floor area per person calculation for the shelter.
Almost all administration functions for the shelter are located on Tract ‘B’ of the PUD. the shelter
floor area can be expressed only on a per person/bed. There are no state standards that regulate the
amount of square footage that is required for a homeless shelter. The proposed standard will assure
a local minimum habitable floor area per shelter resident.
Staff Analysis and Recommendation:
Zoning and Land Development Review staff recommend Approval, finding that, in compliance
with LDC section 10.02.13.A.3., the petitioner has demonstrated that “the element may be waived
without detrimental effect on the health, safety and welfare of the community” and LDC section
10.02.13.B.5.h the petitioner as demonstrated that the deviation is “justified as meeting public
purposes to a degree at least equivalent to the literal application of such regulations.”
Deviation #2
Deviation #2 seeks relief from LDC 4.06.02, “Table 2.4, Table of Buffer Requirements by Land Use
Classifications,” which requires a 10-foot Type A buffer to be provided between adjacent
commercially zoned properties, to instead provide no buffer along the southern property boundary
of the PUD. At the time of redevelopment of the portion of the PUD adjacent to the southerly
property boundary which impacts the existing paved parking area at the southern property line, a 10
foot wide Type A landscape buffer shall be provided.
Petitioners Justification:
At the time of original development of the property, the conventional zoning district required no
building setback and therefore no buffer was required. The property owner will provide the now
required 10-foot wide Type A buffer at the time of redevelopment of the southernmost development
area of the property if the existing parking and paved areas are impacted from the redevelopment.
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Staff Analysis and Recommendation:
Zoning and Land Development Review staff recommend Approval, finding that, in compliance
with LDC section 10.02.13.A.3., the petitioner has demonstrated that “the element may be waived
without detrimental effect on the health, safety and welfare of the community” and LDC section
10.02.13.B.5.h the petitioner as demonstrated that the deviation is “justified as meeting public
purposes to a degree at least equivalent to the literal application of such regulations.”
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on August 11, 2021, at Salvation Army Church, located at 3170
Estey Ave, Naples, Florida. Approximately one resident attended the meeting along with the
Agent’s team, the Applicant, and county staff. The residents and the Agent/Applicant discussed the
proposed number of beds, the total amount of commercial square footage, and the two deviations
being requested. For further information, see attached Attachment E–NIM Transcript.
Staff has received email correspondence opposing the proposed St. Matthew’s PUD from an attorney
representing The Pointe of Naples rental apartments, located to the east of the subject property and
north of the Collier County Jail. Please see Attachment F-Emails of Objection and Attachment F-1-
Letter to CCPC and Exhibits. The rental apartments were approved on March 22, 1996, for 260
dwelling units of which 243 were affordable housing units. Please see Attachment G-Ordinance 96-
9.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney Office has reviewed the Staff Report for this petition on November 15, 2021.
RECOMMENDATION:
Planning and Zoning Review staff recommends that the CCPC forward Petition PUDR-
PL20210000176, St. Matthew’s House CPUD to the BCC with a recommendation of approval.
Attachments:
Attachment A: Proposed PUD Ordinance
Attachment B: Resolution 99-87
Attachment C: Ordinance 97-14
Attachment D: HEX No. 20-05 and HEX No. 20-29
Attachment E: NIM Transcript
Attachment F: Emails of Objection
Attachment F-1: Letter to CCPC and Exhibits
Attachment G: Ordinance 96-9
Attachment H: Application
9.A.2.a
Packet Pg. 38 Attachment: Staff Report 11-23-21 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 39 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 40 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 41 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 42 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 43 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 44 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 45 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 46 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 47 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 48 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.b
Packet Pg. 49 Attachment: Attachment A-Proposed Ordinance - 102821 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
4i
RESOLUTION 99~
A RESOLUTION PROVIDING FOR THE ESTABLISHMENT OF
AN ADDITIONAL TWENTY (20) BEDS TO AN EXISTING
HOMELESS SHELTER CONDITIONAL USE "9" IN THE C-4
ZONING DISTRICT PURSUANT TO SECTION 2.2.15.3.
OF THE COLLIER COUNTY LAND DEVELOPMENT CODE FOR
PROPERTY LOCATED IN SECTION 12, TOWNSHIP 50
SOUTH, RANGE 25 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 "9" of Section 2.2.15.3. in a C-4 Zone for an
additional twenty (20) beds to an existing homeless shelter on the
property hereinafter described, and has found as a matter of fact
Exhibit "An) that satisfactory provision and arrangement have 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
APPEAL1IIItCollierCounty, Florida that:
1.._...'-...___~...._.,__...~."
9.A.2.c
Packet Pg. 50 Attachment: Attachment B-Resolution 1999-087 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
The petition fil~d by
J/I'I
Associates, P.A., re~~esenting Robert Duncan for the Task Force for
of Q. Grady Minor &
the Homeless with respect to the property hereinafter described as:
Lot 1, Block K, The Glades, Unit Two, as recorded in Plat
Book 10, Page 88, of the Public Records of Collier County,
Flor ida. .'~
l::~':';:~:.~~~':'tjl' ,;;' ~" ..'
be and the same is hereby apPt~ved:tt~;,'iConditional Use .. 9" of Section
t.,."
2.2.15.3. of the C-4 Zoning Districtt~for an additional twenty (20)
beds to an existing homeless shelter in accordance with the
conditions:
Conceptual Master Plan (Exhibit "8") and subject to the following
il_: :iJ-~'~. ;:~\' .
Exhibit "C" which is attached hereto and incorporated by
reference herein. '
S~j:~:f;.;:f:;~';i
BE IT FURTHER RESOLVED that this Resolution be recorded in the
minutes of this Board.
This Resolution adopted after motion, second and majority vote.
Done this ~(r7~ day Of~1'1l'I-l'"'1 ' 1999.
ATTF;ST t'; i'l
QWIGHT E. B~O~K, Clerk
f~"~;
I . . .
il1~C
A'p~oV'e~"h- tp Form and
Legal Sufficiency:
i.J!., . ~ ,~\~. . .
r~~~1M~t~
Assistant County Attorney
tICU-98-24 RESOLUTION
fi'ta(::~1::~~:.;t;,~.
7,': ,tBOARD OF ZONING APPEALS
COLLIER COUNTY, FLORIDA
7()/ U"(J)")LLV~8'1.1 ...0
PAMELA S. MAC'
KIE7~
HAIRWOMAN
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9.A.2.c
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FINDING OF FACT
8Y
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
FOR
CU-98-24
The following facts are found:
1. Section 2.2.15.3.9 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 ~ No
8. 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 ingr~~s & e.gress
Yes ~ No. .\.
C. Affects neighboring properties in relation to noise,
gs<re, 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 wibQjn district
Yes ~ No
Based on the above f~ndings, this conditional use should, with
stiPulatio~sfXi[o~~tta~hed) (should not) be recomm.e nded for
approval ".. I) l\ ''---. '-- ~. _~
DATE'~ CHAIRMANif .~ , .
f/FINDING OF FACT CHAIRMAN/CU-98-24
Exhibit A
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Exhibit C
Subject to the following conditions:
1. An appropriate portion of native vegetation shall be retained on site as required in
section 3.9.5.5.4. of the Collier County Land Development Code.
2. An exotic vegetation removal, monitoring, and maintenance (exotic rree) plan for the
site shall be submitted to Current Planning Environmental staff for review and approval
prior to final site plan/construction plan approval.
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Packet Pg. 54 Attachment: Attachment B-Resolution 1999-087 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 55 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 56 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 57 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 58 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 59 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 60 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 61 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 62 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 63 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 64 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 65 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 66 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 67 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 68 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 69 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 70 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 71 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.d
Packet Pg. 72 Attachment: Attachment C-Ord. 97-14 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
HEX NO. 2020-05
HEARING EXAMINER DECISION
DATE OF HEARING.
August 27, 2020
PETITION.
Petition PDIPL20200000201: DEVOE PONTIAC PDI — A request for an Insubstantial
Change to Ordinance Number 97-14, the DeVoe Pontiac Planned Unit Development, to
revise the Master Plan to add a pedestrian and vehicular interconnection with the adjacent
property to the north.The subject property,consisting of 4.55+/-acres,is located on the east
side of Airport Road, approximately 250 feet south of Glades Boulevard, in Section 12,
Township 50 South, Range 25 East,Collier County, Florida.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
1. The public hearing for this Petition was properly noticed and conducted in accordance with all
County and state requirements.
2. The public hearing was conducted electronically and in-person in accordance with
Emergency/Executive Order 2020-04.
3. The Petitioner andor Petitioner's representative executed the Hybrid Virtual Quasi-Judicial
Public Hearing Waiver related to conducting the public hearing electronically and in-person.
4. The Petitioner and'or Petitioner's representative presented the Petition, followed by County
staff and then public comment.
ANALYSIS.
Based on a review of the record including the Petition, application, exhibits, the County's staff
report, and hearing comments and testimony from the Petitioner and'or the Petitioner's
representative(s), County staff and any given by the public,the Hearing Examiner finds that there
is sufficient competent, substantial evidence as applied to the criteria set forth in Sections
10.02.13.E.1 and 10.02.13.E.2 of the Land Development Code to approve Petition.
Page 1 of 3
9.A.2.e
Packet Pg. 73 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
DECISION.
The Hearing Examiner hereby APPROVES Petition Number PDI-PL2020000020, filed by D.
Wayne Arnold, AICP of Q. Grady Minor and Associates, P.A. representing St. Matthews House,
Inc., with respect to the property as described in the DeVoe Pontiac Planned Unit Development
PUD, Ordinance No. 97-14, for the following insubstantial change:
To add a vehicular and pedestrian interconnection within property under common
ownership.
Said changes are fully described in the Site Development Plan Amendment with Interconnection
Note(PL20180002477)attached as Exhibit"A" and are subject to the condition(s)set forth below.
ATTACHMENTS.
Exhibit A Site Development Plan Amendment Sheet with Interconnection Note(PL2018002477)
LEGAL DESCRIPTION.
See Ordinance No. 97-14, the DeVoe Pontiac Planned Unit Development PUD.
CONDITIONS.
1. All other applicable state or federal permits must be obtained before commencement of the
development.
DISCLAIMER.
Pursuant to Section 125.022(5)F.S., issuance of a development permit by a county does not in any
way create any rights on the part of the applicant to obtain a permit from a state or federal agency
and does not create any liability on the part of the county for issuance of the permit if the applicant
fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or
undertakes actions that result in a violation of state or federal law.
APPEALS.
This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2013-25, as
amended, a Hearing Examiner Decision may be appealed to the Board of County Commissioners
or the Board of Zoning Appeals, as appropriate. Appeals must be filed within 30 days of the date
the Hearing Examiner Decision is rendered.
Page 2 of 3
9.A.2.e
Packet Pg. 74 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES
AND RECORDS DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR
VARIANCES, CONDITIONAL USES, AND BOAT DOCK EXTENSIONS SHALL BE
NOTED ON THE ZONING MAP FOR INFORMATIONAL PURPOSES.
A (/ W e..,.,t____-•,_-,—,. -
Date Andrew Dickman, Esq., AICP
Hearing Examiner
Page 3 of 3
9.A.2.e
Packet Pg. 75 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
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9.A.2.e
Packet Pg. 76 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD
Page 1 of 3
HEX NO. 2020-29
CORRECTIVE HEARING EXAMINER DECISION
(To Correct Scrivener’s Error in Hex No. 2020-05)
DATE OF HEARING.
This CORRECTIVE DECISION is approved on December 15, 2020, in order to correct a
scrivener’s error in HEX Decision No. 2020-05, wherein an exhibit to the decision was
inadvertently not included.
PETITION.
Petition PDIPL20200000201: DEVOE PONTIAC PDI – A request for an Insubstantial
Change to Ordinance Number 97-14, the DeVoe Pontiac Planned Unit Development, to
revise the Master Plan to add a pedestrian and vehicular interconnection with the adjacent
property to the north. The subject property, consisting of 4.55+/- acres, is located on the east
side of Airport Road, approximately 250 feet south of Glades Boulevard, in Section 12,
Township 50 South, Range 25 East, Collier County, Florida.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
1. The public hearing for this Petition was properly noticed and conducted in accordance with all
County and state requirements.
2. The public hearing was conducted electronically and in-person in accordance with
Emergency/Executive Order 2020-04.
3. The Petitioner and/or Petitioner’s representative executed the Hybrid Virtual Quasi-Judicial
Public Hearing Waiver related to conducting the public hearing electronically and in-person.
4. The Petitioner and/or Petitioner’s representative presented the Petition, followed by County
staff and then public comment.
ANALYSIS.
Based on a review of the record including the Petition, application, exhibits, the County’s staff
report, and hearing comments and testimony from the Petitioner and/or the Petitioner’s
representative(s), County staff and any given by the public, the Hearing Examiner finds that there
9.A.2.e
Packet Pg. 77 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Page 2 of 3
is sufficient competent, substantial evidence as applied to the criteria set forth in Sections
10.02.13.E.1 and 10.02.13.E.2 of the Land Development Code to approve Petition.
DECISION.
The Hearing Examiner hereby APPROVES Petition Number PDI-PL2.020000020, filed by D.
Wayne Arnold, AICP of Q. Grady Minor and Associates, P.A. representing St. Matthews House,
Inc., with respect to the property as described in the DeVoe Pontiac Planned Unit Development
PUD, Ordinance No. 97-14, for the following insubstantial change:
• To add a vehicular and pedestrian interconnection within property under common
ownership.
.
Said changes are fully described in the Site Development Plan Amendment with Interconnection
Note (PL20180002477) attached as Exhibit "A" and are subject to the condition(s) set forth below.
ATTACHMENTS.
Exhibit A – Site Development Plan Amendment Sheet with Interconnection Note (PL2018002477)
Exhibit B – DeVoe Pontiac PUD Master Plan
LEGAL DESCRIPTION.
See Ordinance No. 97-14, the DeVoe Pontiac Planned Unit Development PUD.
CONDITIONS.
1. All other applicable state or federal permits must be obtained before commencement of the
development.
DISCLAIMER.
Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any
way create any rights on the part of the applicant to obtain a permit from a state or federal agency
and does not create any liability on the part of the county for issuance of the permit if the applicant
fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or
undertakes actions that result in a violation of state or federal law.
APPEALS.
This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2013-25, as
amended, a Hearing Examiner Decision may be appealed to the Board of County Commissioners
9.A.2.e
Packet Pg. 78 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Page 3 of 3
or the Board of Zoning Appeals, as appropriate. Appeals must be filed within 30 days of the date
the Hearing Examiner Decision is rendered.
RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES
AND RECORDS DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR
VARIANCES, CONDITIONAL USES, AND BOAT DOCK EXTENSIONS SHALL BE
NOTED ON THE ZONING MAP FOR INFORMATIONAL PURPOSES.
________________________ ____________________________________
Date Andrew Dickman, Esq., AICP
Hearing Examiner
9.A.2.e
Packet Pg. 79 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
EXHIBIT “A”
9.A.2.e
Packet Pg. 80 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.ePacket Pg. 81Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD
EXHIBIT “B”
9.A.2.e
Packet Pg. 82 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
0 200'100'
SCALE: 1" = 200'
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
WHEN PLOTTED @ 8.5" X 11"
9.A.2.e
Packet Pg. 83 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
9.A.2.e
Packet Pg. 84 Attachment: Attachment D-HEX 20-05 and HEX 20-29 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
St. Matthew’s House PUD Rezone (PL20210000176)
8-11-2021 NIM Transcript
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Wayne Arnold: All right. Good evening. I’m Wayne Arnold of Grady Minor and
here representing Saint Matthew’s House Organization tonight.
This is Steve Brooder, the COO of the organization. Jill Mesner is
also with Saint Matthew’s House. Debrah Forester is here with
Collier County Gateway Triangle CRA. Nancy Gundlach is a
principal planner with the zoning department for Collier County.
Frank Feeney is one of our engineers with Grady Minor and this is
Sharon Umpenhour, who’s recording the meeting tonight and she’s
with Grady Minor and Associates.
So, we’re here representing the Saint Matthew’s House. And the
property is property that they own entirely, it’s outlined in the
aerial photograph. And it makes up what was the old Devoe
Pontiac site as well as the existing Saint Matthew’s House shelter
facility at Glades Boulevard. And we are rezoning the properties
into a consolidated, planned unit development for the organization.
Part of the properties are zoned C4 Commercial. As part of the
overlay. [00:01:00] And then, part of it’s the old Devoe Pontiac
PUD. A piece in the middle of the zone, PUD.
It allows for certain uses. So, we’re taking all of the C4 and PUD
property and recombining them into one singular PUD to allow
Saint Matthew’s House to utilize that in the future for their campus
and future development on the site. The shelter was approved back
in, I think year 1999. [00:01:30] And it allows 104 beds. We’re
asking for that number to be increased up to 150 in the future.
Steve Rigsbee: I’m hard of hearing, couldn’t hear it.
Wayne: Okay. What part didn’t you hear?
Steve R: I heard [inaudible] that’s the last I heard.
Wayne: No, I didn’t. I said that’s zoned for 104 beds, for their shelter.
Steve R: Yeah.
Wayne: That we’re proposing to increase that number to 150 beds over
time.
Steve R: Absolutely unacceptable.
Wayne: Okay, thanks. I’m gonna go ahead and finish the presentation,
okay? [00:02:00] So, we’re proposing a master plan that
establishes Tract A, which would be where the existing shelter is
located. And all the future shelter improvements would also be
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located on that Tract. It’s at the Glades Boulevard, Airport Road
Facility. And then we’ve outlined Tract B, which allows
conventional C4 Commercial type uses, and some other incidental
uses that would be related to the administration of Saint Matthew’s
House and some other of their thrift store and things of that nature.
[00:02:30]
We have a list of permanent uses in the PUD document
[inaudible] [00:02:36]. And breaks it out by Tract A, the shelter
facility. And Tract B, which would all be commercial uses. We’ve
created development standards that are required. The standards are
very comparable to what’s allowed there today. And as for the
present two deviations. [00:03:00] One related to the shelter,
which allows a different per square foot conversion than the LDC
requires. And we’ve also asked for a buffer deviation and staff has
asked us to provide for because the original Devoe Pontiac
building was constructed before buffer requirements were there.
So, if we make substantial revisions, they’ve asked us to add in
buffers for code.
So, those are the two deviations from code that we’ve currently
asked for. And just from a process standpoint, this is the required
neighborhood information meeting. [00:03:31] So, we filed the
zoning application. We’ve had a round of review comments from
staff. We’re required to hold this meeting before we can proceed to
public hearing. So, at some point in the next few months, we will
be holding a public hearing for the Collier County Planning
Commission. And then they’ll make a recommendation on our
proposal to the Board of County Commissioners. And so, in a
nutshell, it’s a pretty simplistic application.
They’re presently allowed all the commercial uses today that we’re
asking for under the comprehensive plan and the overlay.
[00:04:01] And then, we have the shelter, which really, the
significance of the increase over time would be from the 104 beds
to 150 beds as they grow that facility over time. So, in a nutshell,
that’s kinda where we are. We don’t have hearing dates established
yet. If you received a notice for this meeting, you’ll get a notice for
the upcoming planning commission hearing from staff.
And then there will be signs posted on the property. The big 4 by 8
sheets of plywood that have the advertising information on them.
[00:04:32] As we get closer to the hearing. So, with that in a
nutshell, I’ll be happy to try to answer any questions you might
have.
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St. Matthew’s House PUD Rezone (PL20210000176)
8-11-2021 NIM Transcript
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Steve R: Why do you want to keep importing people from all over the
country to a place only, that I know of after 38 years of being
sober, two people have made it out of your Matt’s House?
Speaker: What is your name, sir?
Steve R: Or the three people that were convicted of rape coming out of the
Saint Matt’s House. [00:05:00]
Wayne: I don’t think the comment deserves a response.
Steve R: I’m sorry?
Wayne: I don’t think your question deserves a comment from me.
Steve R: You don’t think you should answer the public?
Wayne: You provided an opinion and I’m happy to take it. We’re recording
the minutes and we’ll let the others decide. But I don’t think that’s
a fair question.
Steve Brooder: It’s irrelevant.
Wayne: Any other comments?
Steve R: Your people come into my neighborhood in Wilmer Heights, they
rob, and they steal. [00:05:30] And that’s acceptable? No, it’s not.
I live on Andrew Drive.
Wayne: Okay.
Steve R: Alusa is right across the street from where you put the other place.
You’d be in 1,000 feet of your present situation if you incorporated
all that, plus the other place down there where the old fire station
used to be. [00:06:00] So, you’re in violation of your own
ordinance.
Wayne: I’m not aware that we’re in violation of any ordinance.
Steve R: Well, I’m telling you, you have to be 1,000 feet away from a
halfway house. That’s the law. That’s what’s written.
Wayne: The shelter is not within 1,000 feet of any other shelter.
Steve R: I’m sorry?
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Wayne: The existing shelter is not within 1,000 feet of any other shelter.
Steve R: Okay. Well, it wouldn’t be within this expansion? [00:06:30]
Wayne: The shelter is only allowed on the existing location where it’s
located today.
Steve R: I’m sorry, sir. You’re gonna get a fight from my area.
Wayne: That’s why we hold the meetings, you’re allowed to express your
opinion and participate in the public process. Do you have any
other questions or comments for us?
Steve R: Just that, I don’t understand why you advertise all over the country
to come here and get well. [00:07:00] And nobody makes it out of
there. And then if they break the rules, you put them on the street.
I’ve been at meetings where people say, we have nothing to do.
Because we have to come back at 3:00. They don’t do anything.
They don’t go out and look for jobs, they don’t do anything. I’ve
seen it more than half a dozen times.
Wayne: I really can’t comment on those incidents. [00:07:30] I stand
behind Saint Matthew’s House, they do great work in the
community and they’re more than just the shelter, as you can
imagine.
Steve R: And a multi-million-dollar enterprise. All you do is advertise and
bring people into this community that can’t get well, that don’t
know how to get well.
Wayne: I’m not gonna debate you, sir. But I don’t think the shelter
advertises for people to come here from all over the country.
Steve B: We don’t advertise. No.
Wayne: That’s not true.
Steve R: Maybe you don’t.
Wayne: No, sir.
Steve B: No, sir. I can say, we don’t advertise for people to come to our
shelter.
Steve R: I’m sorry, I’m hard of hearing. [00:07:59]
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Packet Pg. 88 Attachment: Attachment E-NIM Transcript (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
St. Matthew’s House PUD Rezone (PL20210000176)
8-11-2021 NIM Transcript
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Steve B: I can say, we do not advertise for people to come to our recovery
programs or our shelter.
Steve R: Okay.
Steve B: Absolutely, do not.
Steve R: Then I was mistaken, and I apologize for that.
Steve B: Yeah. Okay.
Wayne: Anything else? Appreciate you coming out.
Steve R: Thank you.
Wayne: Thank you. Anything else from Nancy or Deb? Then we’re
adjourned? Thank you.
[End of Audio]
Duration: 9 minutes
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Packet Pg. 89 Attachment: Attachment E-NIM Transcript (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.gPacket Pg. 90Attachment: Attachment F-Emails of Objection 11-10-21 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
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Folio Number: 00389880006Name: WEST SHORE POINT NAPLESLLCStreet# & Name: 2155 GREAT BLUEDRBuild# / Unit#: 010 /Legal Description: 12 50 25 FROMSW COR SEC RUN N 2836.80FT,E270 FT TO POB, N 990FT, E 1120FT,S 1320FT, W 660FT, N 330FT, W460FT TO POB 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied areprovided for the data herein, its use, or its interpretation.9.A.2.hPacket Pg. 99Attachment: Attachment F-1 - Letter to CCPC and Exhibits 11-22-21 (20607 : PL20210000176, St.
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Packet Pg. 103 Attachment: Attachment F-1 - Letter to CCPC and Exhibits 11-22-21 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
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EXPERT OPINION BY CECELIA WARD, AICP
PRESIDENT
JC CONSULTING ENTERPRISES INC.
18081 SE Country Club Drive, Unit 313
Tequesta, Florida
PH: (954) 815-4298
cward@jcconsultinginc.net
DATE PREPARED: November 22, 2021
Application: St. Matthew's House Inc.
Commercial Planned Unit Development
Number: Collier County, FL - PL20210000176
Outline of Expert Opinion Report
Part I – Introduction and Application Background .................................................... 2
Part II - Cecelia Ward – Summary of Expert Opinion ................................................. 4
A. Summary of Findings and Conclusions ...................................................................... 4
Part III– Not in Compliance with Collier County PUD Evaluation Criteria .................. 6
A. Section 10.02.13. A. Inconsistent with the Collier County Community Character Plan 6
B. Not in Compliance with Subsection 10.02.13.B. of the LDC - Procedures for PUD
Zoning .............................................................................................................................. 6
C. Not in Compliance with LDC Section 10.02.08 F – Rezoning Criteria .......................... 7
EXHIBITS ................................................................................................................. 11
EXHIBIT 1 ....................................................................................................................... 12
Timeline of Prior Rezonings and Recordation of Approvals ............................................................. 12
EXHIBIT 2 ....................................................................................................................... 13
Findings of Inconsistency with the Collier County Community Character Plan ............................... 13
EXHIBIT 3 ....................................................................................................................... 15
Not in Compliance with Subsection 10.02.13.B. of the LDC - Procedures for PUD Zoning .............. 15
EXHIBIT 4 ....................................................................................................................... 21
Findings of Inconsistency with Collier County Growth Management Plan ...................................... 21
EXHIBIT 5 ....................................................................................................................... 27
Not in Compliance with LDC Section 10.02.08 F – Rezoning Criteria ............................................... 27
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Part I – Introduction and Application Background
I, Cecelia Ward, AICP, President of JC Consulting Enterprises Inc., have been retained by West
Shore Point of Naples LLCP to provide my expert planning opinions regarding the St. Matthew’s
House Inc. [“the applicant”] application for rezoning and Planned Unit Development (PUD)
amendments for property located in Collier County, just west of and adjacent to The Point at
Naples multifamily residential apartments owned by West Shore Point of Naples LLP.
The subject property is comprised of two tracts of land owned by St. Matthews House Inc., with
a total of 11.89 acres, located on the southeast corner of Airport Pulling Road South and Glades
Boulevard.
The Point at Naples Apartments
West Shore Point of Naples LLP
Property
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In January 2021, the applicant initially submitted a Conditional Use application requesting an
increase in the number of existing homeless beds located on the 2.55 acres (Tract A) of the St.
Matthews House property.
In March 2021, the applicant requested a change from the Conditional Use application to
expand its request to include Tract B, which encompasses 9.55 acres, to unify the St. Matthew’s
House properties, and to provide for a rezoning from C-4 Commercial (Gateway Triangle Mixed
Use) and an amendment to the existing DeVoe Pontiac Commercial Planned Unit Development
(CPUD) and expanding the PUD designation to encompass the total development site of 11.89
acres.
The Collier County staff administratively approved the change in application and did not require
a new application to be submitted.
The applicant proposes to combine the subject property into a single Commercial Planned Unit
Development (CPUD) by a) rezoning those portions of the site presently zoned C-4 Commercial/
Gateway Triangle Mixed Use District, and b) amending the existing DeVoe Pontiac Commercial
Planned Unit Development (CPUD). The entire property would be known as the St. Matthew’s
House CPUD, as reflected in Collier County Case No. PL20210000176.
Tract “A” of the subject property was developed as a 104-bed men’s and women’s homeless
shelter via approval of a Conditional Use by Resolution 99-87) that included a restaurant, thrift
store and additional ancillary uses.
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The proposed rezoning would further concentrate and convert the entire site into a social
service campus that increases the number of homeless beds located on Tract A from 104 to
150 and increases the total permitted square footage of commercial use from 64,000 s.f. to
130,000 s.f. to include additional refrigerated warehouse and distribution space, additional to
administrative social service offices, and ancillary restaurant, thrift store, and used vehicle
sales spaces.
The application further requests deviation from the Collier County Land Development Code
(LDC) to allow for less square feet of habitable space than what is required by the LDC to
accommodate the increase in the number of beds and relief from certain landscape buffer
requirements, as follows:
o Relief from LDC Section 5.05.04.C. Group Housing to reduce the required
minimum habitable floor area for homeless shelters from 1,500 s.f. plus 150
s.f. for each person over six, to allow a minimum habitable floor area of 100
s.f. per bed.
o Relief from LDC Section 4.06.02. Table 2.4 Buffer Requirements by Land Use
Classification, which requires a 10 ft. Type A Buffer to be provided between
adjacent commercially zoned properties to instead provide no buffer along the
southern property boundary of the proposed PUD. The applicant proposes to
include a 10 ft. wide Type A landscape buffer at the time of redevelopment of
that portion of the PUD that is adjacent to the southern property boundary
that impacts the existing paved parking area at the southern property line.
A timeline of prior rezonings and recordation of approvals relative to the subject property has
been provided in Exhibit 1.
Part II - Cecelia Ward – Summary of Expert Opinion
A. Summary of Findings and Conclusions
Based on my review of the information related to the St. Matthew’s House CPUD Application
PL L20210000176, the Collier County Growth Management Plan, the Collier County Community
Character Plan and Collier County Land Development Code, it is my professional opinion that
the application is:
1) Inconsistent with the Collier County Growth Management Plan.
2) Not in compliance with the Collier County Land Development Code Regulations
Section 10.02.13 (PUD) and Section 10.02.08 (Rezonings).
3) Incompatible with the adjacent multifamily residential use.
4) Not complementary to the adjacent multifamily residential use.
5) Inconsistent with the Collier County Community Character Plan.
Part III of this report provides my findings of each of the evaluation criteria, with supporting
documentation provided in Exhibits 2-5.
Additionally, it is my professional opinion that the following issues have not been considered,
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but are required to be considered by Collier County in its review of this application:
1) The failure to review the elimination of prohibition of homeless shelter use: The
proposed list of Permitted and Accessory Uses (Appendix A of the Application) would
eliminate the current prohibition of homeless shelters on all of Tract “B”, namely the 9.55-
acre southerly portion of the subject property. This includes the DeVoe Pontiac CPUD site
(Ordinance 97-14).
As to current permitted uses, the DeVoe Pontiac CPUD provides in part: “Group care
facilities (Category I and II, except for homeless shelters); care units, except for homeless
shelters; and nursing homes, subject to section 2.6.26.”
This “change in permitted/prohibited use” by now permitting a homeless shelter on Tract
“B” has not been clearly identified in the application and neither has it been addressed
by the applicant nor addressed by the staff in its review of application.
2) The failure to review the potential future expansion of homeless beds: Approval of the
rezoning in combination with increasing the total approved square footage on the entire
site to 130,000 sf of commercial use could result in the development of additional
homeless shelter beds across the entire 11.89 acre site. As such, it is unclear whether or
not the requested additional commercial square footage could be converted to
accommodate additional future homeless shelter beds.
3) The failure to review the potential impact resulting from requested deviation in required
habitable space for homeless shelter beds: The applicant is seeking a deviation in the
minimum square foot required per bed, i.e. from 150 sq. ft/bed to 100 sq. ft/bed, which
would result in a much denser concentration of homeless beds on the subject property.
a) We are not aware of any review by the County staff as to whether or not the request
complies with the occupancy requirements of the Florida Building Code.
b) We are not aware of any review regarding whether the direct increase in beds and
potential conversion of additional square footage [without a standard for calculation
of square footages] could have the effect of concentrating these uses and services to a
single site, causing a saturation of such social service uses, that could adversely affect
adjoining residential properties (people, vehicles, noise, litter, outdoor activities).
c) We are not aware of any review of the potential impact on the welfare of the homeless
residents caused by a significant reduction in the minimum required square foot area
for each bed as proposed by the applicant:
4) The failure to review the traffic impacts and parking Impacts that have not adequately
been addressed: There has been no independent review of the applicant’s traffic analysis
and the potential traffic, parking and loading impacts that may result from:
a) Significant increase in commercial square feet and uses; and,
b) Increase in the number of residents, adding more personnel and administrative staff;
and,
c) Parking, loading and trips generated from proposed restaurant, soup kitchen, used
vehicle donations and sales.
d) Traffic impacts on the Tract “B” 60-foot-wide access easement as recorded and shared
with the adjoining Point at Naples residential development.
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5) The failure to review the Health, Safety and Welfare Issues:
a) Various code violations have been asserted in relation to vagrancy associated with the
existing homeless shelter. These violations have impacted the adjacent multifamily
residential development.
1. There has been no review of the potential for increased vagrancy
impacts as a result of the proposed increase in the number of beds
of the existing facility.
2. There has been no operation and maintenance information
provided by the applicant that addresses current and potential
future vagrancy and property management impacts.
b) The applicant should provide similar information in relation to the operation and
maintenance of the existing thrift store and used vehicle sales lot at the south end of
the proposed CPUD, which would require additional monitoring and maintenance.
Part III– Not in Compliance with Collier County PUD Evaluation Criteria
Pursuant to LDC subsections 10.02.13 (PUD Criteria), 10.02.08 (Rezoning Criteria) and Chapter
3 G. of the Administrative Code (Process), staff’s analysis and recommendation to the Planning
Commission, and the Planning Commission’s recommendation to the Board of County
Commissioners shall be based upon consideration of the applicable criteria.
The following provides a review of these evaluation criteria, which illustrates that the
application does not comply with the review and evaluation criteria contained in said LDC
Sections 10.02.13 and 10.02.08, as further addressed herein.
A. Section 10.02.13. A. Inconsistent with the Collier County Community Character Plan
According to Subsection A. Generally.1. PUD master plan. “The Community Character Plan For
Collier County, Florida (April 2001) should be referenced as a guide for development and
redevelopment in the PUD district. The Administrative Code shall establish the information to
graphically illustrate the development strategy.”
Findings: While this is a guide that should be referenced for development and
redevelopment of a PUD, the application does not include any review of compliance with the
Community Character Plan for Collier County, which would otherwise demonstrate that the
application is not in compliance with this Plan as further illustrated in Exhibit 2 of this report.
B. Not in Compliance with Subsection 10.02.13.B. of the LDC - Procedures for PUD Zoning
Subsection 10.02.13 B requires petitions for rezoning to PUD to comply with the rezoning
criteria contained in LDC Section 10.02.08, addressed later in this report, and to be processed
in accordance with the following PUD criteria for review, including amendments to PUDs.
Findings Generally: The application is not in compliance with the PUD rezoning criteria as
required under LDC Section 10.02.13.B, as discussed below. Additional supporting
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documentation for these findings is provided in Exhibit 3.
• Findings criteria (a): The physical characteristics of the property are not well suited for
expansion of the homeless shelter use and creation of a campus for social service, retail
and office uses in relation to the surrounding area, traffic and access and infrastructure.
• Findings criteria (b): No comments.
• Findings (c): The application is Inconsistent with the Future Land Use Element and the
Conservation Element of the Collier County Growth Management Plan 1 as illustrated in
Exhibit 4.
• Findings criteria (d): The proposed social service campus uses are incompatible with the
adjacent multifamily residential development.
• Findings: criteria (e) The application does not address compliance with the open space
commitments made under the DeVoe Pontiac CPUD.
• Findings criteria (f): There is no phasing of development provided in relation to the
proposed PUD to be able to assure the adequacy of available public and private
improvements based on the timing or sequence of development.
• Findings criteria (g): The application contains no analysis to demonstrate the ability of the
subject property and the area to accommodate expansion of the homeless shelter use and
resultant concentration of homeless shelter and ancillary social services uses without
analysis of the impact of such expansion on the surrounding area.
• Findings criteria (h): The application does not provide justification for the deviations
requested.
C. Not in Compliance with LDC Section 10.02.08 F – Rezoning Criteria
The LDC requires that the “When pertaining to the rezoning of land, the report and
recommendations of the Planning Commission to the Board of County Commissioners
required in LDC section 10.02.08 E shall show that the Planning Commission has studied and
considered the proposed change in relation to the following findings, when applicable: “
Findings Generally : The application is not in compliance with the criteria set forth in LDC
Section 10,02.08 for rezoning of the subject property as further addressed herein. Further
documentation in support of these findings is provided in Exhibit 5.
1 Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021, Collier County Growth
Management Plan - Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021
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• Findings criteria (1): The proposed change is inconsistent with the goals, objectives and
policies of the Collier County Growth Management Plan, as outlined in this report.
• Findings criteria (2): The existing land use pattern is not supportive of the rezoning of the
properties from C-4 GTMUD-MXD and PUD to CPUD, as outlined in this report.
• Findings criteria (3) The uses proposed in the application do not lend themselves to fully
integrate with the residential neighborhood.
• Findings criteria (4): No evidence has been presented that demonstrates that the existing
zoning district boundaries are illogically drawn in relation to existing conditions on the
property.
• Findings criteria (5): Change in ownership in and of itself does not automatically warrant
the proposed amendment as being necessary. The rezoning will in fact result in the ability
to change the conditions of development of the subject property by expansion of homeless
shelter use into an area where such use is currently prohibited.
• Findings criteria (6): The proposed change will adversely influence living conditions for
both the existing homeless group home on Tract A and adjacent residential uses to the
east.
• Findings criteria (7): The applicant’s traffic analysis does not address the impacts from
traffic resulting from a “doubling” of the commercial sf (from 64,000 sf to 130,000 sf), nor
does it address the potential traffic conflicts via the shared access to the newly constructed
Lulu’s Kitchen restaurant and drive-through facility and The Point at Naples apartment
community.
• Findings criteria (8): While it is understood that the proposed improvements will be
reviewed by the SFWMD, according to Section 6.02.04 Drainage Facility Level of Service
Requirements of the County’s LDC. There is no indication in the application that such plan
has been submitted to the County for this “determination of public facility adequacy for
drainage facilities” or “if the proposed development has a drainage and water
management plan that has been approved by the County Manager or designee as meeting
the LOS for capital drainage facilities.”2
• Findings criteria (9): There is insufficient information provided in the application to reach
a determination that the proposed change will not seriously reduce light and air to adjacent
areas, as otherwise stated by the applicant. That being said there are some site constraints
that lend themselves toward development that could reduce light and air to adjacent areas.
2 See Collier County LDC – Section 6.02.04 Drainage Facility Level of Service Requirements.
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• Findings criteria (10): While the applicant claims that the proposed change “should” have
no impact on property values in the adjacent area, no such analysis has been provided with
the application to support this statement.
• Findings criteria (11): The applicant attempts to concentrate an increased number of
homeless center beds, coupled with social service uses that result in a saturation of such
uses in this one urban area of the County and expand its ancillary components to provide
for restaurant/soup kitchens, used vehicle sales, and thrift store, which would discourage
the private sector to invest in improvements to the adjacent residential property.
• Findings criteria (12): The proposed change grants special privileges to the applicant by
seeking to significantly reduce the amount of sf required by the County’s LDC for each
occupant of a homeless shelter. There is no justification provided to support this deviation.
• Findings criteria (13): The C-4 zoning and the DeVoe Pontiac CPUD both allow
nonresidential commercial uses without the need to rezone the subject property.
The application for rezoning removes the current zoning and DeVoe Pontiac PUD
restrictions that do not permit homeless shelter and soup kitchen uses on Tract B. This
change would allow the use of Tract B.
• Findings criteria (14): The proposed change is out of scale with the needs of both the
neighborhood and the County.
• Findings criteria (15): While it is true that the applicant “currently” owns all the property
included in the application, ownership in and of itself does not warrant the rezoning
request.
• Findings criteria (16): The applicant did not address the physical constraints of the site,
and the degree of site alteration that would be required to make the property usable based
on its physical characteristics, as previously addressed in this report.
• Findings criteria (17): The applicant did not provide any evidence to support the statement
that the statement that there are no “anticipated” public faculties deficiencies that impact
the site as a result of the proposed change.
This is in violation of Section 10.02.07- Requirements for Certificates of Public Facility
Adequacy of the County’s LDC, which requires a review of potential impacts or demands
on public facilities as may be necessary to serve the proposed development prior to
approval of any development order that is subject to concurrency regulations, including in
this case potable water, sanitary sewer, solid waste disposal, and drainage.
• Findings criteria (18): The proposed change includes the intensification and aggregation of
homeless shelter related social service uses that have the potential to exacerbate impacts
on the adjacent residential use as a result of vagrancy, traffic, noise, litter and the like,
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which does not otherwise protect the public health, safety and welfare of the adjacent
residential development.
Additionally, the requested change represents a significant deviation from meeting the
existing minimum standards for homeless shelter beds for Tract A that results in “compact
space” accommodations for the homeless individuals. This has the potential to discourage
the use of the facility by homeless Individuals, thus having the potential to lead to more
vagrancy in the area. Approval would not protect the health, safety and welfare of either
the homeless individuals or the adjacent residential community.
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EXHIBITS
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EXHIBIT 1
Timeline of Prior Rezonings and Recordation of Approvals
The following provides a summary of prior rezoning and recordation relative to the subject
property:
Tract “A” Total: 2.34 acres
Parcel No 390000008.
• Glades Unit Two Plat, Lot 1, Block K, Lot 1, DeVoe Pontiac CPUD No. 97-2, Ordinance
97-14 dated 3.11.1997
• Change of Use, CU 98-24, Resolution 99-87 dated 1.26.1999
• Rezoning to C4 - Gateway Triangle Mixed Use District
GTMUD MXT, LDC Ordinance 06-08, dated 02.28.2006
Tract “B” Total: 9.55 acres
Parcel No 34840520004.
• DeVoe Pontiac CPUD No. 97-2, Ordinance 97-14 dated 3.11.1997
• Permitted and Accessory Uses excludes Homeless Shelter
• Requires 10% Open Space – 3 Strata
Tract “B” (North 5.00 acres – includes LuLu’s Diner)
• DeVoe PUD No. 97-2, Ordinance 97-14 dated 3.11.1997
Tract “B” (South 4.55 acres aka Dealership Parcel)
• DeVoe Pontiac CPUD No. 97-2, Ordinance 97-14 dated 3.11.1997
• PDI - PL 20-201, HEX 20-05, dated 9.11.2020
• PDI - PL 20-201, HEX 20-29 (Scrivener’s Error) dated 9.15.2020
Great Blue Drive (60-ft Private Access, Signage and Landscape Easement
• Access, Signage and Landscape Easement Agreement, OR2267, Page 0006
o Non-Exclusive ingress, egress, regress, and access easement
o Dated 16 DEC 1996
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EXHIBIT 2
Findings of Inconsistency with the Collier County Community Character Plan
The application is inconsistent with the Collier County Community Character Plan:3
1. Design… The spaces between buildings are as important as the private realms inside
them. Development should be designed so that the architecture and neighborly
arrangement impart an enduring image of beauty, confidence and societal continuity
while making daily life more practical.
Findings: The uses proposed for the subject property include heavy commercial uses
that do not make daily living more practical.
Neither will thrift store uses, restaurant/soup kitchens, thrift store and used
vehicular sales, when adjacent to neighborhood residential uses, provide an enduring
image of beauty, confidence and societal continuity.
2. Choice… Provide more housing choices in Collier County by reintroducing walkable
traditional neighborhood development as a counterbalance to the multitude of gated
subdivisions that have been built over the past 20 years.
Findings: The application does not provide housing choices that support walkable
traditional neighborhoods. It instead could have an isolating effect on the location of
the renovated and expanded shelter at a busy traffic intersection.
3. Balance… Create a balanced road network by improving Collier's principal arterial
roads while simultaneously creating a secondary network of smaller roads that link
neighborhoods.
Findings: The application does not add any improvements that balances the roadway
network. Rather the doubling of heavy commercial uses and 30% increase in
homeless beds only serves to impact the existing roadway network and shared access
with adjacent residential uses.
4. Connections… Make frequent connections between new neighborhoods and the land
around them, and fully integrate them with the secondary street network and with
parks and other urban open spaces. Improve existing neighborhoods in the same way.
Findings: The uses proposed in the application do not lend themselves to fully
integrate with the residential neighborhoods that surround them. Rather they
propose a social service campus that accommodates a homeless shelter that includes
homeless beds and heavy commercial uses, and light industrial warehousing.
3 https://www.colliercountyfl.gov/Home/ShowDocument?id=63126
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5. Growing smart… All new development approvals should be based on a resilient
pattern of streets and lots, because the initial street and lot pattern will long outlast
the first generation of buildings and land uses that are placed on them.
Findings: The uses proposed in the application do not support a resilient pattern of
streets and lots to support a 30% increase of homeless beds and a doubling of high
intensity commercial uses.
6. Hold the line… Make much better use of the remaining vacant acreage within the
existing urban boundary before allowing new development to creep further into the
countryside.
Findings: While the proposed development is located in the urban service area, the
compatibility of the use cannot be merely supported by its location.
7. Respect environmentally sensitive places… Enhance the character of Collier's more
rural and environmentally sensitive places through rural design techniques and further
protection of the County's vital natural resources.
Findings: The application does not add elements that further enhance Collier’s more
environmentally sensitive places, but rather merely maintains a surface
management area that was required under the DeVoe Pontiac CPUD.
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EXHIBIT 3
Not in Compliance with Subsection 10.02.13.B. of the LDC - Procedures for PUD Zoning
Subsection 10.02.13 B requires petitions for rezoning to PUD to comply with the rezoning
criteria contained in LDC Section 10.02.08, addressed later in this report, and to be
processed in accordance with the following PUD criteria for review, including amendments
to PUDs.
Findings: The application is not in compliance with the PUD and rezoning criteria as
required under LDC Section 10.02.13.B, as discussed below.
a. The suitability of the area for the type and pattern of development proposed in relation
to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
Findings criteria (a): The physical characteristics of the property are not well suited for
expansion of the homeless shelter use and creation of a campus for social service, retail
and office uses in relation to the surrounding area, traffic and access and infrastructure.
1. The North 990-feet of Tract B is shallow in depth (200-feet) and not amenable
to future development that includes a neighborly arrangement of space.
Considering required front and rear setbacks, access and drive lanes,
accessible pedestrian routes, and required handicap - standard parking
spaces will all likely result in limited useable space available for
development. This would also likely result in a more typical “strip center”
configuration than a neighborly arrangement. Actual buildable area would
reduce the ability to design improvements so that they do not impact the
light or air to adjacent properties.
2. This PUD-amendment also includes a request to increase homeless shelter
related principal and accessory uses supported by an increase in the
underlying approved square footage from the existing 64,000sf to a total of
130,000sf. Future development would likely be concentrated to the
southernmost portion of the parcel, i.e., the former dealership facilities
location where the depth widens to a more useful 330x660-feet
configuration, resulting in a concentration of heavy commercial and light
industrial uses, both of which could lend themselves to increasing negative
impacts on light and air of adjacent properties.
3. Additionally, the proposed social service uses do not lend themselves
to interconnect with the adjacent residential property in that that the
intense social service activates that will result from the proposed uses
have no interconnectivity or compatibility with the adjacent
residential uses, but rather serves to isolate and increase the
incompatibility of the proposed uses as a result of vagrancy, traffic,
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noise, litter and the like, with negative results on the quality of life for
adjoining residents.
4. The social service-oriented uses as proposed do not provide an
opportunity for nearby residents to utilize such commercial uses, as
would otherwise be provided from a shopping center or similar retail
type of development. Nor does the application support pedestrian
connections, as a result of the health, safety and welfare issues
associated with the homeless shelter and its ancillary uses and
activities.
5. The application does not include any improvements that balances the
roadway network. Rather the substantial increase in heavy commercial uses
(from 64,000 sf t0 130,000 s.f.) and proposed 30% increase in homeless beds
only serves to impact the existing roadway network. Potential traffic
conflicts via the shared access to the newly constructed Lulu’s Kitchen
restaurant and drive-through facility and The Point at Naples apartment
community.
6. With respect to the suitability of development in relation to
infrastructure, there has been no data provided by the applicant to
demonstrate adequacy of services and facilities. This is especially
disconcerting in light of the fact that the application would essentially
double the approved amount of existing heavy commercial and light
industrial uses on the unified site.
b. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing operation
and maintenance of such areas and facilities that are not to be provided or maintained
at public expense. Findings and recommendations of this type shall be made only after
consultation with the county attorney.
Findings (b): No comments.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions
of that Sub-district, policy or other provision.)
Findings criteria (c): The application is Inconsistent with the Future Land Use Element
of the Collier County Growth Management Plan 4 as illustrated in Exhibit 3.
4 Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021, Collier County Growth
Management Plan - Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021
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d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
Findings criteria (d): The proposed social service campus uses are incompatible with the
adjacent multifamily residential development.
1. Tract “B” of the property has largely been developed under the existing PUD and C-4
development standards, both of which currently prohibit homeless shelter uses.
While buffers have been installed, and mature vegetation exists between the CPUD
and The Point at Naples residential apartment complex located immediately to the
east of the PUD, the increased concentration of homeless shelter beds, doubling of
ancillary social service commercial uses and deviation from buffer landscaping
requirements serve to increase the incapability of the proposed development as a
result of the increased opportunity for vagrancy, traffic, noise, litter and the like, with
negative results on the quality of life of the nearby residents.
2. Additionally, the application does not support pedestrian connections, as a result of
the health, safety and welfare issues associated with the homeless shelter and its
ancillary uses and activities.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
Findings: criteria (e) The application does not address compliance with the open space
commitments made under the DeVoe Pontiac CPUD.
1. The application does not include an assessment of consistency with the minimum
native vegetation preservation requirements as required by Policy 6.1.1. of the
Conservation Element of the GMP.
f. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
Findings criteria (f): There is no phasing of development provided in relation to the
proposed PUD to be able to assure the adequacy of available public and private
improvements based on the timing or sequence of development.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
Findings criteria (g): The application contains no analysis to demonstrate the ability of
the subject property and the area to accommodate expansion of the homeless shelter
use and result in a concentration of homeless shelter and ancillary social services uses
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without analysis of the impact of such expansion on the surrounding area.
1. The application proposes intensification of homeless beds and further expansion
of the social service campus principal and accessory uses that expands the
existing homeless shelter to 150-beds and brings the most intense forms of heavy
commercial uses including warehousing-distribution, and the reintroduction of
the storage, display and sale of used automobile and boat sales activities more
appropriate to light industrial zoning.
2. Such concentration of social service uses, and activities have the potential to add
to the current noise, litter, vagrancy and traffic issues associated already with the
existing homeless shelter on Tract A and the existing thrift store uses.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting
public purposes to a degree at least equivalent to literal application of such regulations.
Findings criteria (h): The applicant does not provide justification for the deviations
requested.
1. The applicant proposes a significant deviation from meeting the minimum
standards for homeless shelter beds for Tract A and is providing 15,000 sf versus
the 24,000 sf that would otherwise be required for the proposed 150 beds
(homeless persons), which is only 63 % of the required minimum. This results in
“compact space” accommodations, which has the potential to discourage the use
of the facility by homeless Indi duals, thus potentially leading to more vagrancy
in the area. It also poses a question as to why this specific facility should not be
required to adhere to the minimum standards that other similar facilities are
required to meet in the County.
2. There has been no parking analysis that demonstrates that the amount of parking
proposed is sufficient to meet the increase parking demand created by the
increase in homeless shelter beds. Rather, the applicant points to the use of
administrative parking that is located on Tract B of the Conceptual PUD Master
Plan. As such, the applicant attempts to satisfy ancillary parking for the homeless
shelter use on Tract B, which currently does not permit homeless shelters either
as a primary or accessory use.
a) Restaurant and soup kitchen uses, as well as the used vehicle sales have not
been evaluated in terms of demand in parking and loading impacts, thus
potentially leading to overflow parking and off-site loading impacting the
adjacent residential properties.
b) Addition of new training facilities and the increase in the number of homeless
beds has also not been properly analyzed for parking impacts resulting from
an increase in administrative and staff to support the 30% increase in
homeless residents.
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3. The applicant is also seeking deviation from the County’s buffering requirements.
a) The property has largely been developed under the existing PUD and C-4
development standards, both of which currently prohibit homeless shelter
uses. While buffers have been installed, and mature vegetation exists
between the CPUD and The Point at Naples apartment complex located
immediately to the east of the PUD, the increased concentration of homeless
shelter beds, doubling of ancillary social service commercial uses and
deviation from buffer landscaping requirements serve to increase the
incompatibility of the proposed development as a result of the increased
opportunity for vagrancy, traffic, noise, litter and the like, with negative
results on the quality of life of the nearby residents.
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EXHIBIT 4
Findings of Inconsistency with Collier County Growth Management Plan
Findings: The application is inconsistent with the Future Land Use Element of the Collier
County Growth Management Plan:
Policy 5.4:
All applications and petitions for proposed development shall be consistent with this
Growth Management Plan, as determined by the Board of County Commissioners.
Policy 5.4 Findings: The application is inconsistent with Policy 5.4 of the Future
Land Use Element of the Collier County Growth Management Plan in that the
application is inconsistent with Policy 5.6, 5.8, 5.10 and provisions for Mixed Use
and Bayshore Gateway Triangle Redevelopment Overlay.
Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land
uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004,
and effective October 18, 2004, as amended).
Policy 5.6 Findings: The application is not compatible with and does not
complement The Point at Naples residential apartments located just east of and
abutting the subject property:
1. The uses proposed in the application do not lend themselves to be
compatible with and complement the adjacent residential
neighborhood. Rather the PUD-amendment proposes intensification of
homeless beds and further expansion of the social service campus
principal and accessory uses that expands the existing homeless shelter
to 150-beds and brings the most intense forms of heavy commercial uses
including warehousing-distribution, and the reintroduction of the
storage, display and sale of used automobile and boat sales activities
more appropriate to light industrial zoning. Such concentration of social
service uses, and activities have the potential to add to the current noise,
litter, vagrancy and traffic issues associated already with the existing
homeless shelter on Tract A and the existing thrift store uses.
2. The applicant has requested a significant deviation from meeting the
minimum standards for homeless shelter beds for Tract A and is
providing 15,000 sf versus the 24,000 sf that would otherwise be required
for the proposed 150 beds (homeless persons), which is only 63 % of the
required minimum. This results in “compact space” accommodations,
which has the potential to discourage the use of the facility by homeless
individuals, thus potentially leading to more vagrancy in the area. It also
poses a question as to why this specific facility should not be required to
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adhere to the minimum standards that other similar facilities are
required to meet throughout the County.
3. Restaurant and soup kitchen uses, and particularly the used vehicle sales
area have not been evaluated in terms of increased demand for parking
and loading impacts, thus potentially leading to overflow parking and off-
site loading impacting the adjacent residential properties. Further, the
applicant does not assess or address increased demand for policing to
maintain parking, accessible routes and emergency access within this
portion of the property.
4. Addition of new training facilities and the increase in the number of
homeless beds has also not been properly analyzed for parking impacts
resulting from an increase in administrative and staff to support the 30%
increase in homeless residents.
Policy 5.8: Permit the use of clustered residential development, Planned Unit Development
techniques, mixed-use development, rural villages, new towns, satellite communities,
transfer of development rights, agricultural and conservation easements, and other
innovative approaches, in order to conserve open space and environmentally sensitive
areas. Continue to review and amend the zoning and subdivision regulations as necessary
to allow and encourage such innovative land development techniques.
Policy 5.8 Findings: The application does not propose an “innovative approach”
that would otherwise conserve open space. Additionally, the application
proposes to deviate from the buffer requirements of the County’s LDC.
1. The application does not include an assessment of consistency with the
Future Land Use Element’s requirement for implementation of
regulations such as minimum open space requirements and native
vegetation preservation requirements.
2. The application does not include an assessment as to whether potential
mitigation or remediation are required, nor does it address whether
preservation strategies are required if the previously identified 10% was
not maintained or that further enhance Collier’s more environmentally
sensitive places. The plan as proposed instead maintains a minor surface
water retention area required by the DeVoe Pontiac CPUD.
Policy 5.10
Group Housing, which may include the following: Family Care Facility, Group Care Facility,
Care Units, Assisted Living Facility, and Nursing Home, shall be allowed within the Urban
designated area, and may be allowed in other future land use designations, subject to the
definitions and regulations as outlined in the Collier County Land Development Code
(Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004) and consistent
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with the locational requirements in Florida Statutes (Chapter 419.001 F.S.). Family Care
Facilities, which are residential facilities occupied by not more than six (6) persons, shall be
permitted in residential areas.
Policy 5.10 Findings: The application proposes a campus for social services on the
“unified properties”, that provides for the expansion of homeless beds on Tract
A and its support uses onto Tract B, which does not comply with the regulations
of the County’s LDC for group housing, as follows:
1. The homeless shelter use is not a permitted or conditional use allowed in the
DeVoe Pontiac CPUD.
2. Additionally, the homeless shelter use and soup kitchens are not uses
permitted as of right in the existing C-4 zoning.
3. The homeless shelter use being proposed is a “campus for social service,
retail and office uses”. It should be noted that the application proposes light
industrial warehouse and storage uses, as well.
While the applicant goes through great lengths to distinguish Tract A as a
homeless shelter where the beds will be located, the fact is that the thrift
store, restaurant warehouse, legal and educational/training uses proposed
for Tract B are ancillary to the function of the unified site as part of the
homeless shelter campus, which encompasses the following homeless
shelter uses:
i. Transitional and supportive housing on Tract A.
ii. Programs that help support the housing on Tract A through food
support, resale of goods on Tract B. (warehouse, restaurant,
thrift store, used vehicle sales).
iii. Programs that help support individuals housed on Tract A
through legal and administrative case management, training and
self-help groups.
Policy 5.13:
Properties whose zoning has been determined to comply with the former Commercial
under Criteria provision of the Future Land Use Element shall be deemed consistent with
the Future Land Use Element. These properties are identified on the Future Land Use Map
Series as Properties Consistent by Policy. These properties are not subject to the building
floor area or traffic impact limitations contained in this former provision.
Policy 5.13 Findings: This policy does not permit circumvention or oviscapte the
need to demonstrate consistency with all other policies of the County’s Future
Land Use Element and other elements of the Plan.
Further, there is no direct indication that this policy applies to the subject
property which has Mixed Use and Bayshore Gateway Triangle Overlay land use
designations.
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OBJECTIVE 7:
Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the
existing development character of the Collier County, where applicable, and as follows:
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.
Objective 7 and Policy 7.1 Findings: The applicant claims that the application
complies with Objective 7 and Policy 7. 1 because it includes internal
interconnections and connection to Airport-Pulling Road. However, the context
of Objective 7, frames the objective as being supportive of connections that
promote smart growth policies, reduce greenhouse gas emissions and adhere to
existing development character. The application is inconsistent with all three
objectives.
It does not promote smart growth planning which otherwise promotes streets
that are safe for people walking and bicycling and by protecting open green
spaces. The expansion of the homeless shelter and doubling of heavy commercial
uses on the land violates these smart growth planning principles.
Additionally, the doubling of high intensity commercial uses does not
substantiate compliance with reducing greenhouse gas emissions.
…
F. Bayshore/Gateway Triangle Redevelopment Overlay
The Bayshore/Gateway Triangle Redevelopment Overlay, depicted on the Future Land Use
Map, is within the boundaries of the Bayshore/Gateway Triangle Redevelopment Plan
adopted by the Board of County Commissioners on June 13, 2000. The intent of the
redevelopment program is to encourage the revitalization of the Bayshore/Gateway
Triangle Redevelopment Area by providing incentives that will encourage the private sector
to invest in this urban area. This Overlay allows for additional neighborhood commercial
uses and increased intensity and higher residential densities that will promote the
assembly of property, or joint ventures between property owners, while providing
interconnections between properties and neighborhoods. The intent of this Overlay is to
allow for more intense development in an urban area where urban services are available.
Two zoning overlays have been adopted into the Collier County Land Development Code
to aid in the implementation of this Overlay. The following provisions and restrictions apply
to this Overlay:
Bayshore /Gateway Triangle Redevelopment Overlay Findings: The application
attempts to concentrate an increased number of homeless center beds, coupled
with social service uses that result in a saturation of such uses in this one urban
area of the County and expand its ancillary components to provide for
restaurant/soup kitchens, used vehicle sales, and thrift store, none of which lend
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themselves to uses that would otherwise incentivize the private sector to invest
in this urban area, inconsistent with the intent and purpose of the Overlay.
Additionally, the proposed social service uses do not lend themselves to
interconnect with the adjacent residential property in that that the intense social
service activates that will result from the proposed uses have no
interconnectivity with the adjacent residential use, rather serves the increase the
incompatibility of the uses as a result of vagrancy, traffic, noise, litter and the
like, with negative results on the quality of life of the nearby residents.
…
1. Mixed-Use Development: A mix of residential and commercial uses is permitted. For
such development, commercial uses are limited to C-1 through C-3 zoning district uses,
except as otherwise provided for in the Mini Triangle Subdistrict; hotel/motel use;
theatrical producers (except motion picture), bands, orchestras, and entertainers; and
uses as may be allowed by applicable FLUE Policies. Mixed-use projects will be
pedestrian oriented and are encouraged to provide access (vehicular, pedestrian,
bicycle) to nearby residential areas. The intent is to encourage pedestrian use of the
commercial area and to provide opportunity for nearby residents to access these
commercial uses without traveling onto major roadways. Parking facilities are
encouraged to be located in the rear of the buildings or in parking structures that may
be below, at, or above grade, with the buildings oriented closer to the major roadway
to promote traditional urban development.
Mixed Use Development Findings: The social service-oriented uses as proposed
do not provide an opportunity for nearby residents to utilize such commercial
uses or services, as would otherwise be provided from a shopping center or
similar retail type of development. Nor does the application support pedestrian
connections, as a result of the health, safety and welfare issues associated with
the homeless shelter and its ancillary uses and activities.
Findings The application is also inconsistent with the Collier County Conservation and Coastal
Management Element 5
Policy 6.1.1:
For the County’s Urban Designated Area, as designated on the FLUM, native vegetation
shall be preserved through the application of the following preservation and vegetation
retention standards and criteria, unless the development occurs within the Area of
Critical State Concern (ACSC)
Coastal High Hazard Area Non-Coastal High Hazard Area
Residential and Mixed Use Development
Less than 2.5 acres 10%
Equal to or greater
than 2.5 acres 25%
Less than 5 acres. 10%
Equal to or greater than 5 acres
and less than 20 acres. 15%
Equal to or
greater than 20 ac. 25%
5 https://www.colliercountyfl.gov/home/showpublisheddocument/40905/635883137282070000
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Policy 6.1.1 Findings: The applicant claims compliance with this policy and these
standards; however, the application does not include an assessment of
consistency with the minimum native vegetation preservation requirements as
required by this policy.
Nor does it assess the existing DeVoe Pontiac CPUD’s compliance with
environmental commitments made part of Ord 97-14. Specifically, Section 4.9
Environmental conditioned approval upon…”shall be subject to all
environmental sections of the Collier County Land Development Code and
retaining 10% of the existing native vegetation on site, by area, in all three
strata”…
The application does not include an assessment as to whether the potential
mitigation and preservation strategies are required if the identified 10% was not
maintained or that further enhance Collier’s more environmentally sensitive
places. It instead maintains a minor surface water retention area required by the
DeVoe Pontiac CPUD of 0.29 acres.
Nor does the application consider the increase in requirement for native
vegetation preservation resulting from an increase in the total site area to 11.89
acres, which requires a 15% minimum per the above objective and policy.
9.A.2.h
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EXHIBIT 5
Not in Compliance with LDC Section 10.02.08 F – Rezoning Criteria
Findings: The application is not in compliance with the criteria set forth in LDC Section
10,02.08 for rezoning of the subject property as further addressed herein:
1. Whether the proposed change will be consistent with the goals, objectives, and
policies and future land use map and the elements of the Growth Management Plan.
Findings criteria (1): The proposed change is inconsistent with the goals, objectives
and policies of the Collier County Growth Management Plan, as outlined in this
report.
2. The existing land use pattern.
Findings criteria (2): The existing land use pattern is not supportive of the rezoning
of the properties from C-4 GTMUD-MXD and PUD to CPUD for the following
reasons:
a. Although the property has been developed under the existing zoning, the
DeVoe Pontiac CPUD and the C-4 zoning do not permit the homeless shelter
use as proposed under the rezoning.
i. The homeless shelter use is not a permitted or conditional use
allowed in the DeVoe Pontiac CPUD.
ii. Additionally, the homeless shelter use and soup kitchens are
uses permitted as of right in the existing C-4 zoning.
b. The homeless shelter use being proposed is a “campus for social service,
retail and office uses”. It should be noted that the application proposes light
industrial warehouse and storage uses, as well.
c. While the applicant goes through great lengths to distinguish Tract A as a
homeless shelter where the beds will be located, the fact is that the thrift
store, restaurant warehouse, legal and educational/training uses proposed
for Tract B are ancillary to the function of the unified site as part of the
homeless shelter campus, which encompasses the following homeless
shelter uses:
i. Transitional and supportive housing on Tract A.
ii. Programs that help support the housing on Tract A through
food support, resale of goods on Tract B. (warehouse,
restaurant, thrift store, used vehicle sales).
iii. Programs that help support individuals housed on Tract A
through legal and administrative case management, training
and self-help groups.
9.A.2.h
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d. Additionally, the uses proposed in the application do not lend themselves to
be compatible with and complement the adjacent residential neighborhood.
Rather the application proposes intensification of homeless beds and further
expansion of the social service campus principal and accessory uses that
expands the existing homeless shelter to 150-beds and brings the most
intense forms of heavy commercial uses including warehousing-distribution,
and the reintroduction of the storage, display and sale of used automobile
and boat sales activities more appropriate to light industrial zoning. Such
concentration of social service uses, and activities have the potential to add
to the current noise, litter, vagrancy and traffic issues associated already with
the existing homeless shelter on Tract A and the existing thrift store uses.
3.The possible creation of an isolated district unrelated to adjacent and nearby districts.
Findings criteria (3) As previously noted, the uses proposed in the application do
not lend themselves to fully integrate with the residential neighborhood. Rather
the application proposes intensification of homeless beds and further expansion
of the social service campus principal and accessory uses that expands the
existing homeless shelter to 150-beds and brings the most intense forms of heavy
commercial uses including warehousing-distribution, and the reintroduction of
the storage, display and sale of used automobile and boat sales activities more
appropriate to light industrial zoning.
Additionally, the social service-oriented uses as proposed do not provide an
opportunity for nearby residents to utilize such commercial uses, as would
otherwise be provided from a shopping center or similar retail type of
development. Nor does the application support pedestrian connections, as a
result of the health, safety and welfare issues associated with the homeless
shelter and its ancillary uses and activities.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
Findings criteria (4): No evidence has been presented that demonstrates that the
existing zoning district boundaries are illogically drawn in relation to existing
conditions on the property. To the contrary, the current zoning is C-4 Commercial/
Gateway Triangle Mixed Use Overlay and DeVoe Pontiac CPUD contain existing
uses that have been approved under the current zoning, as either conditional uses,
or as part of the PUD Resolution.
5. Whether changed or changing conditions make the passage of the proposed
amendment necessary.
Findings criteria (5): Change in ownership in and of itself does not automatically
warrant the proposed amendment as being necessary. The rezoning will in fact
result in the ability to change the conditions of development of the subject
9.A.2.h
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property by expansion of homeless shelter use into an area where such use is
currently prohibited.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
Findings criteria (6): The proposed change will adversely influence living
conditions for both the existing homeless group home on Tract A and adjacent
residential uses to the east.
a) The applicant has requested a significant deviation from meeting the
minimum standards for homeless shelter beds for Tract A and is providing
15,000 sf versus the 24,000 sf that would otherwise be required for the
proposed 150 beds (homeless persons), which is only 63 % of the required
minimum. This results in “compact space” accommodations, which has the
potential to discourage the use of the facility by homeless Indi duals, thus
potentially leading to more vagrancy in the area. It also poses a question as
to why this specific facility should not be required to adhere to the minimum
standards that other similar facilities are required to meet in the County.
Further, the application includes no assessment of the effects this reduced
space and increased occupancy has on living conditions at the facility.
Additionally, no documentation was provided as to best practices and
whether other communities in Florida have adopted such criteria and with
what effect.
b) The application proposes intensification of homeless beds and further
expansion of the social service campus principal and accessory uses that
expands the existing homeless shelter to 150-beds and brings the most
intense forms of heavy commercial uses including warehousing-distribution,
and the reintroduction of the storage, display and sale of used automobile
and boat sales activities more appropriate to light industrial zoning. Such
concentration of social service uses, and activities have the potential to
adversely affect the living conditions of the adjacent residential
neighborhood by increasing noise, litter, vagrancy and traffic issues
associated already with the existing homeless shelter on Tract A and the
existing thrift store uses.
7. Whether the proposed change will create or excessively increase traffic congestion
or create types of traffic deemed incompatible with surrounding land uses, because
of peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
Findings criteria (7):
The applicant’s traffic analysis does not address the impacts from traffic resulting from
a “doubling” of the commercial sf (from 64,000 sf to 130,000 sf), nor does it address the
potential traffic conflicts via the shared access to the newly constructed Lulu’s Kitchen
restaurant and drive-through facility and The Point at Naples apartment community.
9.A.2.h
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8. Whether the proposed change will create a drainage problem.
Findings criteria (8): While it is understood that the proposed improvements will
be required to be reviewed by the SFWMD, according to Section 6.02.04 Drainage
Facility Level of Service Requirements of the County’s LDC, a “determination of
public facility adequacy for drainage facilities shall be granted” or “ if the proposed
development has a drainage and water management plan that has been approved
by the County Manager or designee as meeting the LOS for capital drainage
facilities.”6
There is no indication in the application that such a drainage and water
management plan that has been approved by the County Manager or designee as
meeting the LOS for capital drainage facilities plan has been submitted to the
County for this determination. This is especially disconcerting in light of the fact
that the application would allow twice as much heavy commercial and light
industrial uses on the unified site.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
Findings criteria (9): There is insufficient information provided in the application
to reach a determination that the proposed change will not seriously reduce light
and air to adjacent areas, as otherwise stated by the applicant. That being said
there are some site constraints that lend themselves toward development that
could reduce light and air to adjacent areas:
a) As previously noted, the North 990-feet of Tract B is shallow in depth (200-
feet) and not amenable to future development that includes a neighborly
arrangement of space. Considering required front and rear setbacks, access
and drive lanes, accessible pedestrian routes, and required handicap -
standard parking spaces will result in limited useable space available for
development. This would likely result in a more typical strip center
configuration than a neighborly arrangement. Actual buildable area would
reduce the ability to design improvements so that they do not impact the
light or air to adjacent properties.
b) This application also includes a request to increase homeless shelter related
principal and accessory uses supported by an increase in the underlying
square footage by 130,000sf. Future development would likely be
concentrated to the southernmost portion of the parcel, i.e., the former
dealership facilities location where the depth widens to a more useful
330x660-feet configuration, resulting in a concentration of heavy commercial
6 See Collier County LDC – Section 6.02.04 Drainage Facility Level of Service Requirements.
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and light industrial uses, both of which could lend themselves to increasing
negative impacts on light and air of adjacent properties.
10. Whether the proposed change will adversely affect property values in the adjacent
area.
Findings criteria (10): While the applicant claims that the proposed change
“should” have no impact on property values in the adjacent area, no such analysis
has been provided with the application to support this statement.
a) That being said, it should be noted that the proposed change includes the
intensification of social service uses and activates with the potential to
exacerbate impacts on the adjacent residential use as a result of vagrancy,
traffic, noise, litter and the like, which can result in adverse effect on the
property values of the adjacent residential development.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations.
Findings criteria 11: The application attempts to concentrate an increased number
of homeless center beds, coupled with social service uses that result in a saturation
of such uses in this one urban area of the County and expand its ancillary
components to provide for restaurant/soup kitchens, used vehicle sales, and thrift
store, which would discourage the private sector to invest in improvements to the
adjacent residential property.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
Findings criteria (12): The proposed change grants special privileges to the
applicant by seeking to significantly reduce the amount of sf required by the
County’s LDC for each occupant of a homeless shelters. There is no indication in
the application that such waiver of the code requirements has been granted to
other group homes in the County. Nor is there any justification provided to support
this deviation.
13. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
Findings criteria (13): The C-4 zoning and the DeVoe Pontiac CPUD both allow
nonresidential commercial uses without the need to rezone the subject property.
The application for rezoning removes the current zoning and DeVoe Pontiac PUD
restrictions that do not permit homeless shelter and soup kitchen uses on Tract B.
This change would allow the use of Tract B.
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14. Whether the change suggested is out of scale with the needs of the neighborhood
or the county.
Findings criteria (14): The proposed change is out of scale with the needs of both
the neighborhood and the County.
a) As previously noted, the North 990-feet of Tract B is shallow in depth (200-
feet) and not amenable to future development that includes a neighborly
arrangement of space. Considering required front and rear setbacks, access
and drive lanes, accessible pedestrian routes, and required handicap -
standard parking spaces will result in limited useable space available for
development. This would likely result in a more typical strip center
configuration than a neighborly arrangement. Actual buildable area would
reduce the ability to design improvements that impart beauty, confidence,
and societal continuity.
b) This application includes a request to increase homeless shelter related
principal and accessory uses supported by an increase in the underlying
square footage by 130,000sf. Future development would likely be
concentrated to the southernmost portion of the parcel, i.e., the former
dealership facilities location where the depth widens to a more useful
330x660-feet configuration.
c) This concentration of site development would not make daily living more
practical. It would in fact be contrary to the requirements of the Future Land
Use Element at Overview Paragraph “C.” Underlying Concepts, Attainment of
High-Quality Urban Design, specifically …”These Architectural and Site
development standards include building design, parking lot orientation,
pedestrian access, vehicular movement, landscaping and lighting. These
standards will provide for quality development that is responsive to the
Community’s character…”
d) Additionally, the application does not provide housing choices that support
walkable traditional neighborhoods in that its focus is upon addressing the
needs of the homeless and necessary ancillary support services.
15. Whether it is impossible to find other adequate sites in the county for the proposed
use in districts already permitting such use.
Findings criteria (15): While it is true that the applicant “currently” owns all the
property included in the application, ownership in and of itself does not warrant
the rezoning request.
a) There has been no evidence provided in the record that it is “impossible” to
find other adequate sites in the County for the proposed use, without the
need to rezone the property or amend and expand the existing PUD, as is
proposed for the subject property. Neither has there been any review of the
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potential to locate elements of the homeless shelter individually without the
need to create an aggregation of the uses at this location of the County.
16. The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
Findings criteria (16): The applicant did not address the physical constraints of the
site, and the degree of site alteration that would be required to make the property
usable based on its physical characteristics.
a) As previously noted, the North 990-feet of Tract B is shallow in depth (200-
feet) and not amenable to future development that includes a neighborly
arrangement of space. Considering required front and rear setbacks, access
and drive lanes, accessible pedestrian routes, and required handicap -
standard parking spaces will result in limited useable space available for
development. This would likely result in a more typical strip center
configuration than a neighborly arrangement.
b) This application also includes a request to increase homeless shelter related
principal and accessory uses supported by an increase in the underlying
square footage by 130,000sf. Future development would likely be
concentrated to the southernmost portion of the parcel, i.e., the former
dealership facilities location where the depth widens to a more useful
330x660-feet configuration.
c) Such physical constraints to the site would result in significant alterations to
the existing structures, parking and water management system to support
the proposed development.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance [Code Ch. 106, art. II], as amended.
Findings criteria (17): The applicant did not provide any evidence to support the
statement that there are no “anticipated” public faculties deficiencies that impact
the site as a result of the proposed change.
This is in violation of Section 10.02.07- Requirements for Certificates of Public
Facility Adequacy of the County’s LDC, which requires a review of potential
impacts or demands on public facilities as may be necessary to serve the proposed
development prior to approval of any development order that is subject to
concurrency regulations, including in this case potable water, sanitary sewer, solid
waste disposal, and drainage.
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18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of the public health, safety, and welfare.
Findings criteria (18): The proposed change includes the intensification and
aggregation of homeless shelter related social service uses that have the potential
to exacerbate impacts on the adjacent residential use as a result of vagrancy,
traffic, noise, litter and the like, which does not otherwise protect the public
health, safety and welfare of the adjacent residential development.
Additionally, the requested change represents a significant deviation from
meeting the existing minimum standards for homeless shelter beds for Tract A that
results in “compact space” accommodations for the homeless individuals. This
has the potential to discourage the use of the facility by homeless Individuals, thus
having the potential to lead to more vagrancy in the area. Approval would not
protect the health, safety and welfare of either the homeless individuals or the
adjacent residential community.
9.A.2.h
Packet Pg. 137 Attachment: Attachment F-1 - Letter to CCPC and Exhibits 11-22-21 (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Future Land Use Element as of Ordinance No. 2021-12, adopted March 9, 2021
19
(XV)(XLIV) Policy 5.4:
All applications and petitions for proposed development shall be consistent with this Growth
Management Plan, as determined by the Board of County Commissioners.
(VII)(IX)(XXX)(XLIV)
Policy 5.5:
Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by: confining urban intensity development to areas designated as Urban on the Future
Land Use Map; requiring that any additions to the Urban Designated Areas be contiguous to an
existing Urban Area boundary; and, encouraging the use of creative land use planning techniques
and innovative approaches to development in the County’s Agricultural/Rural designated area,
which will better serve to protect environmentally sensitive areas, maintain the economic viability
of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of
public facilities and services.
(XV)(XLIV) Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses,
as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and
effective October 18, 2004, as amended).
(VII)(IX)(XV)(XLIV)
Policy 5.7:
Encourage the use of land presently designated for urban intensity uses before designating other
areas for urban intensity uses. This shall occur by planning for the expansion of County owned
and operated public facilities and services to existing lands designated for urban intensity uses,
the Rural Settlement District (formerly known as North Golden Gate), and the Rural Fringe Mixed
Use District, before servicing new areas.
(VII)(IX)(XLIV)
Policy 5.8:
Permit the use of clustered residential development, Planned Unit Development techniques,
mixed-use development, rural villages, new towns, satellite communities, transfer of development
rights, agricultural and conservation easements, and other innovative approaches, in order to
conserve open space and environmentally sensitive areas. Continue to review and amend the
zoning and subdivision regulations as necessary to allow and encourage such innovative land
development techniques.
(XLIV) Policy 5.9:
Encourage recognition of identifiable communities within the urbanized area of western Collier
County. Presentation of economic and demographic data shall be based on Planning
Communities and commonly recognized neighborhoods.
(XV)(XLIV) Policy 5.10:
Group Housing, which may include the following: Family Care Facility, Group Care Facility, Care
Units, Assisted Living Facility, and Nursing Home, shall be allowed within the Urban designated
area, and may be allowed in other future land use designations, subject to the definitions and
regulations as outlined in the Collier County Land Development Code (Ordinance 04-41, adopted
June 22, 2004 and effective October 18, 2004) and consistent with the locational requirements in
Florida Statutes (Chapter 419.001 F.S.). Family Care Facilities, which are residential facilities
occupied by not more than six (6) persons, shall be permitted in residential areas.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
St. Matthew’s House CPUD
(PL20210000176)
Application and Supporting
Documents
December 2, 2021 CCPC Hearing
9.A.2.j
Packet Pg. 162 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
May 24, 2021
Ms. Laura DeJohn
Senior Planner
Collier County Growth Management Department
Zoning Division, Zoning Services Section
2800 North Horseshoe Drive
Naples, FL 34104
RE: St. Matthew’s House CPUD (PUDR) – PL20210000176, Submittal 1
Dear Ms. DeJohn:
A Collier County application for Public Hearing for PUD to PUD Rezone (PUDR) is being filed
electronically for review. The subject property is 11.89+/- acres in size and is located on the
southeast corner of Airport Pulling Road South and Glades Boulevard. The applicant is proposing
to amend the existing Devoe Pontiac CPUD to expand the PUD boundary to the north and south
and change the name of the PUD to St. Matthew’s House Commercial Planned Unit Development
(CPUD). The rezone proposes to increase the number of homeless shelter beds from 104 to 150,
and request 130,000 square feet of general commercial, office, social service, and warehouse
uses.
Documents filed with submittal 1 include the following:
1. Cover Letter
2. Application for a Public Hearing for PUD Amendment
3. Evaluation Criteria
4. Pre-app Notes
5. Affidavit of Authorization
6. Property Ownership Disclosure Form
7. Covenant of Unified Control
8. Addressing Checklist
9. Warranty Deed(s)
10. Boundary Survey
9.A.2.j
Packet Pg. 163 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Ms. Laura DeJohn
RE: Collier County Application for Public Hearing, St. Matthew’s House CPUD – PL20210000176, Submittal 1
May 24, 2021
Page 2 of 2
11. Aerial Photograph
12. Traffic Impact Study
13. Completed Exhibit A - F
14. Deviation Justification
15. Original PUD Approvals
Please feel free to contact me should you have any questions.
Sincerely,
D. Wayne Arnold, AICP
c: St. Matthew’s House, Inc.
Richard D. Yovanovich, Esq.
GradyMinor File (SMHPUD-21)
9.A.2.j
Packet Pg. 164 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.collierĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
0DUFK Page 1 of 11
Application for a Public Hearing for PUD Rezone, Amendment to PUD or
PUD to PUD Rezone
PETITION NO
PROJECT NAME
DATE PROCESSED
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative
Code
PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): _________________________________________________________
Name of Applicant if different than owner: _____________________________________________
Address: _________________________City: _______________ State: _________ ZIP: ___________
Telephone: _______________________ Cell: ______________________ Fax: __________________
E-Mail Address: ____________________________________________________________________
Name of Agent: ____________________________________________________________________
Firm: _____________________________________________________________________________
Address: ____________________________City: _______________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: _______________________
E-Mail Address: ____________________________________________________________________
Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that
you are in compliance with these regulations.
To be completed by staff
St. Matthew's House, Inc.
2001 Airport Road S. Naples FL 34112
239-774-0500
vann@stmatthewshouse.org
D. Wayne Arnold, AICP and Richard D. Yovanovich, Esq.
Q. Grady Minor & Associates, P.A. and Coleman, Yovanovich & Koester, P.A.
3800 Via Del Rey Bonita Springs FL 34134
239-947-1144 and 239-435-3535
warnold@gradyminor.com and ryovanovich@cyklaw.com
9.A.2.j
Packet Pg. 165 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
0DUFK Page 2 of 11
REZONE REQUEST
This application is requesting a rezone from: _________________________ Zoning district(s) to the
________________________________ zoning district(s).
Present Use of the Property: _________________________________________________________
Proposed Use (or range of uses) of the property: _________________________________________
Original PUD Name: ________________________________________________________________
Ordinance No.: ____________________________________________________________________
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the property
covered by the application:
x If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
x The applicant shall submit 4 copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale), if required to do so at the pre-application meeting; and
x The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________
Address/ General Location of Subject Property: __________________________________________
__________________________________________________________________________________
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Residential Community Facilities Industrial
Mixed Use Other: ________________
C-4 (GTMUD-MXD) and CPUD
St. Matthew's House CPUD
Homeless shelter and commercial
Homeless shelter and commercial
Devoe Pontiac PUD
97-14 and HEX Decision 2020-05
12 50 25
1K Glades Unit 2
See Boundary Survey and Exhibit 'D' of the PUD document
10 88 34840520004 and 00390000008
Irregular Irregular
517928+/- 11.89+/-
Airport Road south of Glades Blvd
2001 and 2601 Airport Road S.
9.A.2.j
Packet Pg. 166 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
0DUFK Page 3 of 11
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Metes & Bounds Description: _________________________________________________________
ASSOCIATIONS
Required: List all registered Home Owner Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
C-4-GTMUD-MXD Commercial
C-4-GTMUD-MXD Commercial
RMF-16, David A. Gallman Estate PUD Multi Family Residential
Airport Road ROW, C-3-GTMUD-MXD & C-4-GTMUD-MXD Commercial
N.A. N.A. N.A.
N.A. N.A.N.A.
N.A. N.A.N.A.
N.A.
Glades Golf and Country Club Inc.
174 Teryl Road Naples FL 34112
9.A.2.j
Packet Pg. 167 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
0DUFK Page 4 of 11
EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the county attorney.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that Sub-district, policy or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the
request is affected by existing deed restrictions.
9.A.2.j
Packet Pg. 168 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
0DUFK Page 5 of 11
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
__________________________________________________________________________________
__________________________________________________________________________________
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Yes No if so please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E.
of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a
written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B.
of the Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments
or Notice of Developer Commitments that contains the legal description of the property that is the subject of
the land use petition and contains each and every commitment of the owner or developer specified in the
Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the
recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided
to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said
Memorandum or Notice.
LDC subsection 10.02.08 D
This application will be considered “open” when the determination of “sufficiency” has been made
and the application is assigned a petition processing number. The application will be considered
“closed” when the petitioner withdraws the application through written notice or ceases to supply
necessary information to continue processing or otherwise actively pursue the rezoning,
amendment or change, for a period of 6 months. An application deemed “closed” will not receive
further processing and an application “closed” through inactivity shall be deemed withdrawn. An
application deemed “closed” may be re-opened by submission of a new application, repayment of
all application fees and the grant of a determination of “sufficiency”. Further review of the request
will be subject to the then current code.
Yes, August 27, 2020 (HEX No. 2020-05) PDI to add interconnection to adjacent norther property.
9.A.2.j
Packet Pg. 169 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
0DUFK Page 6 of 11
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): _______________________________________________________________
Address: _________________________________ City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: ______________________
E-Mail Address: ____________________________________________________________________
Address of Subject Property (If available): ______________________________________________
City: _________________ State: ________ ZIP: _________
PROPERTY INFORMATION
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Package Treatment Plant (GPD Capacity): _________________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Private System (Well)
Total Population to be Served: ________________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _________ Average Daily: __________
B. Sewer-Peak: _________ Average Daily: __________
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: ____________________________________________________
St. Matthew's House, Inc.
2001 Airport Road S. Naples FL 34112
239-774-0500
vann@stmatthewshouse.org
2001 and 2601 Airport Road S.
12 50 25
1K Glades Unit 2
See Boundary Survey
10 88 34840520004 and 00390000008
X
X
150 homeless shelter beds and 130,000 square feet of general commercial, office, social service, and warehouse uses
Connections are existing
9.A.2.j
Packet Pg. 170 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
0DUFK Page 7 of 11
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of affluent
and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall
be provided from tests prepared and certified by a professional engineer.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in accordance with
all applicable County ordinances in effect at that time. This statement shall also include an agreement
that the applicable system development charges and connection fees will be paid to the County
Utilities Division prior to the issuance of building permits by the County. If applicable, the statement
shall contain an agreement to dedicate the appropriate utility easements for serving the water and
sewer systems.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at
the pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to serve
the project shall be provided.
N.A.
N.A.
9.A.2.j
Packet Pg. 171 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
Page 8 of 11
COVENANT OF UNIFIED CONTROL
The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property
commonly known as ____________________________________________________
____________________________________________________
(Street address and City, State and Zip Code)
and legally described in Exhibit A attached hereto.
The property described herein is the subject of an application for ______________ planned unit development
(______________PUD) zoning. We hereby designate___________________, legal representative thereof, as the legal
representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in
the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and
authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning
approval on the site. These representatives will remain the only entity to authorize development activity on the property
until such time as a new or amended covenant of unified control is delivered to Collier County.
The undersigned recognize the following and will be guided accordingly in the pursuit of development of the
project:
1. The property will be developed and used in conformity with the approved master plan including all conditions placed
on the development and all commitments agreed to by the applicant in connection with the planned unit
development rezoning.
2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and
stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in
part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County.
3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or
safeguards provided for in the planned unit development process will constitute a violation of the Land Development
Code.
4. All terms and conditions of the planned unit development approval will be incorporated into covenants and
restrictions which run with the land so as to provide notice to subsequent owners that all development activity within
the planned unit development must be consistent with those terms and conditions.
5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms,
safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel
compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit
development and the County may stop ongoing construction activity until the project is brought into compliance with
all terms, conditions and safeguards of the planned unit development.
___________________________________
Owner
___________________________________
Printed Name
___________________________________
Owner
____________________________________
Printed Name
STATE OF FLORIDA
COUNTY OF COLLIER
dŚĞĨŽƌĞŐŽŝŶŐŝŶƐƚƌƵŵĞŶƚǁĂƐĂĐŬŶŽǁůĞŐĞĚďĞĨŽƌĞŵĞďLJŵĞĂŶƐŽĨ ƉŚLJƐŝĐĂůƉƌĞƐĞŶĐĞŽƌŽŶůŝŶĞŶŽƚĂƌŝnjĂƚŝŽŶƚŚŝƐͺͺͺͺ
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,ĂƐƉƌŽĚƵĐĞĚͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺĂƐŝĚĞŶƚŝĨŝĐĂƚŝŽŶ͘
EŽƚĂƌLJ^ŝŐŶĂƚƵƌĞ͗ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ
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Parcel ID Numbers 34840520004 and 00390000008
Airport Road
Commercial
C
9.A.2.j
Packet Pg. 172 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
0DUFK Page 9 of 11
Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G. 1 of the Administrative Code
Amendment to PUD- Ch. 3 G. 2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code
The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please provide the submittal items in the exact order listed below, with cover sheets attached to
each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at
http://www.colliercountyfl.gov/Home/ShowDocument?id=76983.
REQUIREMENTS # OF
COPIES REQUIRED NOT
REQUIRED
Cover Letter with Narrative Statement including a detailed description of
why amendment is necessary 1
Completed Application with required attachments (download latest version) 1
Pre-application meeting notes 1
Affidavit of Authorization, signed and notarized 1
Property Ownership Disclosure Form 1
Notarized and completed Covenant of Unified Control 1
Completed Addressing Checklist 1
Warranty Deed(s) 1
List Identifying Owner and all parties of corporation 1
Signed and sealed Boundary Survey 1
Architectural Rendering of proposed structures 1
Current Aerial Photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend included
on aerial.
1
Statement of Utility Provisions 1
Environmental Data Requirements pursuant to LDC section 3.08.00 1
Environmental Data Requirements collated into a single Environmental
Impact Statement (EIS) packet at time of public hearings. Coordinate with
project planner at time of public hearings.
Listed or Protected Species survey, less than 12 months old. Include
copies of previous surveys. 1
Traffic Impact Study 1
Historical Survey 1
School Impact Analysis Application, if applicable 1
Electronic copy of all required documents 1
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
Checklist continues on next page
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
9.A.2.j
Packet Pg. 173 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
0DUFK Page 10 of 11
Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy
Original PUD document/ordinance, and Master Plan 24” x 36” – Only if
Amending the PUD
Revised PUD document with changes crossed thru & underlined 1
Copy of Official Interpretation and/or Zoning Verification 1
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement
+The following exhibits are to be completed on a separate document and attached to the application packet:
Exhibit A: List of Permitted Uses
Exhibit B: Development Standards
Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code
Exhibit D: Legal Description
Exhibit E: List of Requested LDC Deviations and justification for each
Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-
690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.”
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components): Amy
Lockheart Conservancy of SWFL: Nichole Johnson
Utilities Engineering: Eric Fey Parks and Recreation: Barry Williams (Director)
Emergency Management: Dan Summers Immokalee Water/Sewer District:
City of Naples: Robin Singer, Planning Director Other:
City of Naples Utilities Other:
ASSOCIATED FEES FOR APPLICATION
Pre-Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre
Comprehensive Planning Consistency Review: $2,250.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
Transportation Review Fees:
o Methodology Review: $500.00
*Additional fees to be determined at Methodology Meeting.
o Minor Study Review: $750.00
o Major Study Review $1,500.00
Methodology Review: $500.00
X
X
X
X
9.A.2.j
Packet Pg. 174 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
0DUFK Page 11 of 11
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ
Legal Advertising Fees:
o CCPC: $1,125.00
o BCC: $500.00
School Concurrency Fee, if applicable:
o Mitigation Fees, if application, to be determined by the School District in
coordination with the County
Fire Code Plans Review Fees are not listed, but are collected at the time of application submission and
those fees are set forth by the Authority having jurisdiction. The Land Development Code requires
Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior
to hearing. All checks payable to: Board of County Commissioners.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this
checklist is included in this submittal package. I understand that failure to include all necessary
submittal information may result in the delay of processing this petition.
*Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
___________________________________ _____________
Signature of Petitioner or Agent Date
___________________________________
Printed named of signing party
ional fee for the 5 and subsequent re-submit
_____________________________________________________________
o
o
D. Wayne Arnold, AICP
May 21, 2021
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Packet Pg. 175 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358
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STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): _______________________________________________________________
Address: _________________________________ City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: ______________________
E-Mail Address: ____________________________________________________________________
Address of Subject Property (If available): ______________________________________________
City: _________________ State: ________ ZIP: _________
PROPERTY INFORMATION
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Package Treatment Plant (GPD Capacity): _________________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Private System (Well)
Total Population to be Served: ________________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _________ Average Daily: __________
B. Sewer-Peak: _________ Average Daily: __________
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: ____________________________________________________
St. Matthew's House, Inc.
2001 Airport Road S. Naples FL 34112
239-774-0500
vann@stmatthewshouse.org
2001 and 2601 Airport Road S.
12 50 25
1K Glades Unit 2
See Boundary Survey
10 88 34840520004 and 00390000008
X
X
Additional Office Space 66,000 SF Additional Shelter Beds 46
14,960 gpd 22,440 gpd
Connections are existing
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Packet Pg. 176 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Project Name: St. Matthew's House
Commercial
Date: 7/29/2021
Additional Water and Wastewater Demand Calculations
Development Type: Commercial (Additional Office Use and Additional Shelter beds)
Additional Office Space 66,000 SF
Additional Shelter Beds 46 %HGV
Average Daily Flow (ADF)
Design Criteria per Chapter 64E-6 of the State of Florida Department of Health Florida Administrative Code,
Standards for Onsite Sewage Treatment and Disposal Systems.
Office:Additional Beds and Meals
Using 15 gpd/100 SF for 66,000 SF Using 100 GPD/Bed for 46 beds
Using 5 GPD/meal X 2 ml/bed 46 beds
Average Daily Flow = 0.15 gpd/sf x 66,000 SF =9,900.0 GPD
100 gpd/bed x 46 beds =4,600.0 GPD
5 gpd/meal x 2 46 beds =460.0 GPD
Total Average Daily Flow in GPD =14,960.0 GPD
Total Average Daily Flow in GPM =10.4 gpm
Peak Hour (PH)
Factor x Average Daily Flow
Factor =4
3 LQIRUPXODIURP7HQ6WDWHV6WDQGDUGV
=59,840.0 GPD =41.56 gpm
Max Day (MD)
Max Day = Max Day Factor x Average Daily Flow
Max Day Factor =1.5
=22,440 GPD =15.58 gpm
Peak Flow
Max
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Packet Pg. 177 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
City of Naples
UTILITIES DEPARTMENT
295RIVERSIDE CIRCLE ●NAPLES,FLORIDA 34102
TELEPHONE (239)213-5051 ●UTILITIESFORMS@NAPLESGOV.COM
Ethics above all else ... Service to others before self ... Quality in all that we do.
Page 1 of 2
July 28, 2021
Javier Martinez
GradyMinor
3800 Via Del Rey
Bonita Springs, FL 34134
jmartinez@gradyminor.com
Subject: Potable Water Service Availability for St Matthew’s House Addition,
2001 & 2601 Airport Pulling Rd. S. – Folio #34840520004 & #00390000008
Dear Mr. Martinez:
In response to the request for a Letter of Availability for potable water service (domestic and /or
irrigation use) for the proposed St. Matthew’s House Addition,received via email on July27,2021,
this office has reviewed the subject site for available potable water service. Based on the
referenced information and review, this office confirms the following:
1. The subject property is located within the City of Naples potable water service area.
2. The City of Naples has adequate treatment plant capacity for the proposed project.
3. The proposed improvements must meet current City of Naples Utilities Standards and
must be submitted to the Utilities Department for review and approval (water only).
4. Should the scope of proposed project change to impact City utility services, the project’s
engineer of record shall remain responsible to contact the City for appropriate reviews
and analysis.
This letter does not imply or guarantee thatadequate potable water distribution main facilities of
sufficient size and capacity exist at the property; such utilities as may be needed for new site
development shall remain the developer’s responsibility to design, permit and construct.
Based on the above, this office has no objections to this project subject to appropriate reviews by
all utility service providers (including the City of Naples), Collier County, and the Fire District.
Should you have any questions or require any additional information or action from this office,
please do not hesitate to call this office at (239) 213-5051 or e-mail dmking@naplesgov.com.
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Packet Pg. 178 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Ethics above all else ... Service to others before self ... Quality in all that we do.
Page 2 of 2
Sincerely,
Denise King
Utilities Permit Coordinator
Cc: Bob Middleton, Utilities Director
Michelle Baines, P.E., Deputy Utilities Director
David Banter, Utilities Inspector
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Packet Pg. 179 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
St. Matthew’s House CPUD – PL20210000176
Evaluation Criteria
July 12, 2021 Page 1 of 7
SMHPUD-21 Evaluation Criteria-r1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of
the applicable criteria.
Narrative Statement Describing Request.
The proposed CPUD rezone seeks to unify all contiguous properties under the ownership of St.
Matthew’s House, Inc. into a singular zoning District. The properties are currently zoned C-4
(GTMUD-MXD) and PUD (Devoe Pontiac PUD). The properties, with the exception of the
northernmost Tract A of the proposed PUD, are located within Mixed Use Activity Center #16
of the Future Land Use Element. The properties have been developed with a 104 bed men’s
and women’s homeless shelter, restaurant, and thrift store with ancillary uses. The existing
site is developed with approximately 64,000 square feet of commercial uses, in addition to the
homeless center use. The PUD proposes to increase the number of homeless shelter beds from
104 to 150, and request 130,000 square feet of general commercial, office, social service, and
warehouse uses on the 11.89+/- acre site. Under the current zoning, there is no limitation on
the maximum permissible commercial square footage. The proposed PUD will limit the general
commercial uses to a maximum of 130,000 square feet. The Conceptual PUD Master Plan
identifies the conceptual development proposed for the site. No new access points are
proposed to the properties.
PUD Rezone Considerations (LDC Section 10.02.13.B)
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
The properties are currently zoned as either C-4, General Commercial or PUD, which permit
a wide variety of commercial land uses. The homeless shelter was originally as an 84-bed
facility and expanded to 104 beds through the Conditional Use process in 1999. St.
Matthew’s House, Inc. has since acquired the Devoe PUD property and the former Devoe
Pontiac new and used car dealership. The majority of the 11.89± acre site is located within
the Mixed Use Activity Center which authorizes a wide variety of commercial land uses
consistent with those permitted within the Activity Center land use designation.
The properties are well suited for St. Matthew’s House Inc. to continue to develop their
campus for social service, retail and office uses. Areas of the site which are presently
underdeveloped can be repurposed to increase commercial square footage, as well
increase the number of homeless shelter beds on Tract A only. The site has water and sewer
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services and has existing access points that have been permitted by Collier County. All
necessary infrastructure is in place to serve the proposed PUD.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate
to arrangements or provisions to be made for the continuing operation and maintenance of
such areas and facilities that are not to be provided or maintained at public expense. Findings
and recommendations of this type shall be made only after consultation with the county
attorney.
The applicant controls land within the Devoe Pontiac CPUD.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions
of that Sub-district, policy or other provision.)
Future Land Use Element:
Policies 5.3 and 5.4 require that rezoning applications must be consistent with the Growth
Management Plan. Policy 5.3 also provides that properties deemed consistent by policy
may be combined with other properties as part of a rezoning application. The proposed
CPUD is partially located within Mixed Use Activity Center #16 and is located within the
Bayshore Gateway Triangle Redevelopment Overlay. Tract A of the PUD is currently zoned
C-4 and was previously determined to be consistent with the Future Land Use by
compatibility exception. The proposed non-residential uses are consistent with those
permitted in the Mixed Use Activity Center Future Land Use Designation and the Bayshore
Gateway Triangle Redevelopment Overlay.
Policy 5.5 discourages urban sprawl by supporting development of properties within the
urban area where public facilities are in place to provide necessary services to these
properties. The Subject property is within the Urban Boundary and has all necessary public
services to support the proposed non-residential uses within the PUD.
Policy 5.6 requires that rezoning applications must be determined to be compatible and
complementary to the surrounding land uses. The subject property has been developed
with a variety of non-residential uses and has existing buffers in place along the eastern
property boundary, adjacent to The Point at Naples apartments. Properties to the North,
South and West are all commercial properties having the same general intensity of uses
proposed to be developed within the St. Matthew’s House CPUD. The PUD also contains
development standards which will provide for appropriate building heights and setbacks
for future development on the property.
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Policy 5.13 establishes that any property deemed consistent by compatibility exception is
consistent with the Growth Management Plan; therefore, the proposed uses, consistent
with the C-4 zoning district are consistent with the Growth Management Plan.
Objective 7 and Policy 7.1 encourage interconnections between properties where feasible.
The St. Matthew’s House CPUD provides internal interconnections within the PUD and does
share an access to Airport-Pulling Road via Great Blue Drive with The Point at Naples
apartment complex (David A. Gallman Estate PUD). The northern property boundary is
Glades Boulevard, and a driveway connection exists to Glades Boulevard. To the south, a
vehicular interconnection is not feasible with the Court Plaza office and retail center as it is
fully developed, and an interconnection is not feasible without modifying their internal
circulation and parking. Pedestrian interconnectivity is provided via the sidewalk located
within the Airport-Pulling Road right-of-way.
Conservation and Coastal Management Element:
The properties have been previously cleared and developed, with the exception of a 0.29±
acre area which also serves as a component of the stormwater management system for the
property and native vegetation preservation area. The small upland within the existing
Devoe PUD property will be retained and has been identified as a Preserve on the St.
Matthew’s House CPUD Conceptual PUD Master Plan. The preservation of this area is
consistent with the intent of Policy 6.1.1.
Public Facilities Elements:
Water and Sewer service is provided by the City of Naples. A traffic impact analysis has
been prepared for the CPUD and concludes that there are no level of service impacts
associated with the proposed rezoning and is; therefore, consistent with Policy 1.3 of the
Transportation Element.
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The property has largely been developed under the existing PUD and C-4 development
standards. Buffers have been installed, and mature vegetation exists between the CPUD
and The Pointe apartment complex located immediately to the east of the PUD. The PUD
document does contain development standards that are appropriate for development and
redevelopment of the PUD and may be deemed compatible with the surrounding
properties.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
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The Devoe Pontiac CPUD Master Plan identifies open space, which meets or exceeds the
Land Development Code (LDC) requirements for open space for commercial development.
Additionally, the CPUD contains maximum building coverage requirements, which may
provide additional open space on each developable tract.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
The project is subject to concurrency and adequate infrastructure must be in place to
support future development on the site.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
The Devoe Pontiac CPUD is an existing PUD, which is surrounded by zoned and developed
land and there is no opportunity for expansion of the PUD.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
The CPUD does include a deviation related to the calculation of required building square
footage per person per LDC Section 5.05.04, Group Housing. This deviation will allow for
expansion of the shelter building on Tract A of the Conceptual PUD Master Plan. A
deviation has also been requested from the parking standards from Group Housing, which
will allow for fewer parking spaces serving the shelter component of the project, due to the
few, if any, persons occupying the shelter, and that administrative parking is located
proximate the administrative offices located in Tract B of the Conceptual PUD Master Plan.
The deviations and justification are provided in the PUD rezone application materials.
LDC Section 10.02.08 F - Requirements for Amendments to the Official Zoning Atlas
F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of
land, the report and recommendations of the Planning Commission to the Board of County
Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission
has studied and considered the proposed change in relation to the following findings, when
applicable:
1. Whether the proposed change will be consistent with the goals, objectives, and
policies and future land use map and the elements of the Growth Management Plan.
The proposed change is consistent with the Growth Management Plan, please refer
to the consistency description provided in item C above.
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2. The existing land use pattern.
The existing land use pattern is supportive of the rezoning of the properties from C-
4 GTMUD-MXD and PUD to CPUD. The property has been developed under the
existing zoning designation and surrounding commercial properties to the North,
South and West have also been developed. The property to the east of Tract B is an
existing 290-unit multi-family apartment complex (David A. Gallman Estate PUD)
and has a shared access via Great Blue Drive with the proposed CPUD. To the east
of Tract A are multi-family dwellings that are part of the Glades community and are
separated from the group home by an existing solid fence.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The CPUD is existing and the amendment will not create an isolated district.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The properties as they exist today are illogically drawn. The southernmost building
that formerly housed the automobile dealership was constructed across the C-4 and
Devoe Pontiac PUD boundary. The rezoning to a singular zoning district will allow
the entire property under singular ownership to be developed utilizing common
development standards.
5. Whether changed or changing conditions make the passage of the proposed
amendment necessary.
St. Matthew’s House Inc. owns all properties included in the proposed CPUD. The
two zoning districts in existence today bifurcate the property and creating a single
zoning district with standardized development standards will allow future
development and redevelopment under a unified development plan.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed CPUD will not adversely influence living conditions in the area. The
property is currently developed with group housing, restaurant and catering facility,
a retail store and administrative offices. The site can accommodate expansion of
the existing uses and will do so utilizing development standards as identified in the
PUD document.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of
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peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
A traffic impact analysis has been prepared for the proposed PUD which concludes
that the rezoning does not result in an excessive increase in traffic congestion, nor
does it result in types of traffic inappropriate for the area. The PUD has frontage on
Airport-Pulling Road which is classified as an arterial roadway and is a major
north/south corridor in Collier County, which is designed to accommodate all types
of vehicular traffic.
8. Whether the proposed change will create a drainage problem.
All proposed improvements will be required to be reviewed by the SFWMD as part
of an environmental resource permit, which includes a review of the surface water
management system to ensure compliance with approved discharge rates for this
drainage basin. The overall drainage system is in place.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The changes will have no impact to light or air to adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
area.
The proposed change should have no impact on property values on adjacent
property.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations.
The proposed rezoning of the existing commercially zoned property to a unified PUD
will not be a detriment to improvement or redevelopment of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
The applicant owns property within the CPUD and has the authority to seek
amendments to their entitlements. Any property owner within the CPUD has the
authority to propose amendments; therefore, there is no grant of special privilege
associated with the amendment.
13. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
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Yes, the two different zoning designations governing the property today have
different development standards and permitted uses. Rezoning the property to a
singular zoning district with consistent uses and standard and a unified master plan
will result from the change.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the county.
The suggested changes are not out of scale with the neighborhood. Most of the
property is within a designated mixed use activity center which provides for a wide
variety of non-residential uses.
15. Whether it is impossible to find other adequate sites in the county for the proposed
use in districts already permitting such use.
It is not impossible to find other sites within Collier County that could accommodate
the proposed uses; however, the applicant currently owns all of the property
included in the proposed rezoning application.
16. The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
The site has been improved with buildings, parking and water management system.
Future development and redevelopment will require little site alteration of the site.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended.
There are no existing or anticipated public facilities deficiencies that impact the site.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of the public health, safety, and welfare.
The CPUD contains appropriate development standards and commitments, which
will insure the protection of the public health, safety and welfare.
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COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 1 of 3
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
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.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
N.A.
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
St. Matthews House, Inc., Florida Not for Profit Corporation
2001 Airport Road S, Naples, FL 34112
100
Steve Brooder, COO
Wimberly B Smith, CFO
Joe Trachtenberg, Chairman
Sam McCullough, Vice Chair
Rich Grows, Treasurer
Mimi Scofield, Secretary
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
N.A.
PROPERTY OWNERSHIP DISCLOSURE FORM
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Packet Pg. 206 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 2 of 3
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
N.A.
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
N.A.
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
N.A.
g. Date subject property acquired 2003 and 2013
Leased: Term of lease years /months
If, Petitioner has option to buy, indicate the following:
Date of option:
Date option terminates: , or
Anticipated closing date:
9.A.2.j
Packet Pg. 207 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 3 of 3
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition’s final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
May 3, 2021
Agent/Owner Signature Date
D. Wayne Arnold, AICP
Agent/Owner Name (please print)
AFFIRM PROPERTY OWNERSHIP INFORMATION
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Rev. 6/9/2017 Page 1 of 2
■PUD to PUD Rezone
S12, T50, R25
34840520004 and 00390000008
2001 and 2601 Airport Road South
Devoe Pontiac PUD
St. Matthew's House CPUD
PL20190001689
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Packet Pg. 211 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
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IF OLDER THAN 6 MONTHS, FORM MUST BE
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Rev. 6/9/2017 Page 2 of 2
34840520004, 00390000008
03/18/2021
St. Matthew's House CPUD
■
Sharon Umpenhour
239-947-1144 sumpenhour@gradyminor.com
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Packet Pg. 218 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
N 89°41'00" E 400.00'S 0°19'00" ES 89°41'00" W 200.00'S 0°19'00" E 990.00'N 89°41'00" E 460.00'S 0°19'00" E 330.00'S 89°41'00" W 660.00'N 0°19'00" W 1575.00'255.00'BOUNDARY SURVEYDRAWN BY:CHECKED BY:JOB CODE:SCALE:DATE:FILE:SHEET:21-48-BS.DWGGradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380LEGENDPROPERTY DESCRIPTIONNOTES:3/30/20211" = 60'SMHCUA-21DLSKJG1 of 1ST. MATTHEW'S HOUSE CAMPUSA PARCEL OF LANDLYING INSECTION 12, TOWNSHIP 50 SOUTH, RANGE 25 EASTCOLLIER COUNTY, FLORIDALOT 1GLADES BLVDAIRPORT PULLING RD (C.R. 31)POB9.A.2.jPacket Pg. 219Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
DAVIS BLVD
AIRPORT PULLING RD STA
MIA
MI T
RL E
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus
DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
St. Matthew's House CPUD Amendment
Location Map .
560 0 560280 Feet
GLADES BLVD
Subject
Property
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Packet Pg. 250 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
St. Matthew’s House CPUD (PL20210000176)
Deviation Justification
July 12, 2021 Page 1 of 1
SMHPUD-21 Deviation Justification-r1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
1. Deviation 1 seeks relief from LDC Section 5.05.04.C, “Group Housing - Table of site design
standards for category I and category II group care facilities”, which requires a minimum
habitable floor area (sq. ft.) for homeless shelters as 1,500 + 150 for each person over six
to allow a minimum habitable floor area of 100 sq. ft. per bed.
Justification:
This proposed standard simplifies the minimum floor area per person calculation for the
shelter. Almost all administration functions for the shelter are located on Tract ‘B’ of the
PUD. the shelter floor area can be expressed only on a per person/bed. There are no state
standards that regulate the amount of square footage that is required for a homeless
shelter. The proposed standard will assure a local minimum habitable floor area per
shelter resident.
2. Deviation 2 seeks relief from LDC 4.06.02, “Table 2.4, Table of Buffer Requirements by Land
Use Classifications”, which requires a 10’ Type A buffer to be provided between adjacent
commercially zoned properties, to instead provide no buffer along the southern property
boundary of the PUD. At the time of redevelopment of the portion of the PUD adjacent to
the southerly property boundary which impacts the existing paved parking area at the
southern property line, a 10’ wide Type A landscape buffer shall be provided.
Justification:
At the time of original development of the property, the conventional zoning district
required no building setback and therefore no buffer was required. The property owner
will provide the now required 10’ wide Type A buffer at the time of redevelopment of the
southernmost development area of the property if the existing parking and paved areas
are impacted from the redevelopment.
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9.A.2.jPacket Pg. 252Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Page 1 of 3
HEX NO. 2020-29
CORRECTIVE HEARING EXAMINER DECISION
(To Correct Scrivener’s Error in Hex No. 2020-05)
DATE OF HEARING.
This CORRECTIVE DECISION is approved on December 15, 2020, in order to correct a
scrivener’s error in HEX Decision No. 2020-05, wherein an exhibit to the decision was
inadvertently not included.
PETITION.
Petition PDIPL20200000201: DEVOE PONTIAC PDI – A request for an Insubstantial
Change to Ordinance Number 97-14, the DeVoe Pontiac Planned Unit Development, to
revise the Master Plan to add a pedestrian and vehicular interconnection with the adjacent
property to the north. The subject property, consisting of 4.55+/- acres, is located on the east
side of Airport Road, approximately 250 feet south of Glades Boulevard, in Section 12,
Township 50 South, Range 25 East, Collier County, Florida.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
1. The public hearing for this Petition was properly noticed and conducted in accordance with all
County and state requirements.
2. The public hearing was conducted electronically and in-person in accordance with
Emergency/Executive Order 2020-04.
3. The Petitioner and/or Petitioner’s representative executed the Hybrid Virtual Quasi-Judicial
Public Hearing Waiver related to conducting the public hearing electronically and in-person.
4. The Petitioner and/or Petitioner’s representative presented the Petition, followed by County
staff and then public comment.
ANALYSIS.
Based on a review of the record including the Petition, application, exhibits, the County’s staff
report, and hearing comments and testimony from the Petitioner and/or the Petitioner’s
representative(s), County staff and any given by the public, the Hearing Examiner finds that there
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is sufficient competent, substantial evidence as applied to the criteria set forth in Sections
10.02.13.E.1 and 10.02.13.E.2 of the Land Development Code to approve Petition.
DECISION.
The Hearing Examiner hereby APPROVES Petition Number PDI-PL2.020000020, filed by D.
Wayne Arnold, AICP of Q. Grady Minor and Associates, P.A. representing St. Matthews House,
Inc., with respect to the property as described in the DeVoe Pontiac Planned Unit Development
PUD, Ordinance No. 97-14, for the following insubstantial change:
• To add a vehicular and pedestrian interconnection within property under common
ownership.
.
Said changes are fully described in the Site Development Plan Amendment with Interconnection
Note (PL20180002477) attached as Exhibit "A" and are subject to the condition(s) set forth below.
ATTACHMENTS.
Exhibit A – Site Development Plan Amendment Sheet with Interconnection Note (PL2018002477)
Exhibit B – DeVoe Pontiac PUD Master Plan
LEGAL DESCRIPTION.
See Ordinance No. 97-14, the DeVoe Pontiac Planned Unit Development PUD.
CONDITIONS.
1. All other applicable state or federal permits must be obtained before commencement of the
development.
DISCLAIMER.
Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any
way create any rights on the part of the applicant to obtain a permit from a state or federal agency
and does not create any liability on the part of the county for issuance of the permit if the applicant
fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or
undertakes actions that result in a violation of state or federal law.
APPEALS.
This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2013-25, as
amended, a Hearing Examiner Decision may be appealed to the Board of County Commissioners
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or the Board of Zoning Appeals, as appropriate. Appeals must be filed within 30 days of the date
the Hearing Examiner Decision is rendered.
RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES
AND RECORDS DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR
VARIANCES, CONDITIONAL USES, AND BOAT DOCK EXTENSIONS SHALL BE
NOTED ON THE ZONING MAP FOR INFORMATIONAL PURPOSES.
________________________ ____________________________________
Date Andrew Dickman, Esq., AICP
Hearing Examiner
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EXHIBIT “A”
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EXHIBIT “B”
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Packet Pg. 258 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
0 200'100'
SCALE: 1" = 200'
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
WHEN PLOTTED @ 8.5" X 11"
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GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
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Packet Pg. 260 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
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Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
Project Location Map
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PROJECT NAME: St. Matthew’s House CPUD Rezone (PL20210000176)
A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates,
P.A., representing St. Matthews House, Inc. (Applicant) will be held August 11, 2021, 5:30 pm at the Salvation
Army Church, 3170 Estey Ave, Naples, FL 34104. Questions or comments please contact Sharon Umpenhour,
Senior Planning Technician with Q. Grady Minor & Associates, P.A. by email: sumpenhour@gradyminor.com,
phone: 239‐947‐1144. For project information or to register to participate remotely go to, gradyminor.com,
click on the Planning tab and scroll down to the project name.
St. Matthews House, Inc. has submitted a formal application to Collier County, seeking approval of a Planned
Unit Development (PUD) rezone. The rezone proposes to amend the existing Devoe Pontiac CPUD to expand
the PUD boundary to the north and south; to incorporate C‐4 zoned properties under their common
ownership and change the name of the PUD to St. Matthew’s House Commercial Planned Unit Development
(CPUD). The rezone proposes to increase the number of homeless shelter beds from 104 to 150, and request
130,000 square feet of general commercial, office, social service, and warehouse uses.
The subject property (St. Matthew’s House CPUD) is comprised of approximately 11.89± acres, located on
the east side of Airport‐Pulling Road approximately 1,500 feet south of Davis Boulevard in Section 12,
Township 50 South, Range 25 East, Collier County, Florida.
Please be advised that any information provided is subject to change until final approval by the governing
authority. The Neighborhood Information Meeting is for informational purposes, it is not a public hearing.
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Packet Pg. 293 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
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Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA.Petition: PL20210000176 | Buffer: 500' | Date: 6/28/2021 | Site Location: 34840520004 & 00390000008POList_500_PL20210000176.xls9.A.2.jPacket Pg. 294Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
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SHIRLEY A WARBURTON 2002 FORREST POINTE DR EAST GREENBUSH, NY 12061---0 GLADES C C APTS #7,THE (CONDO) APT 156135242440008 UWARD, JAMES J MICHAEL A DONOVAN 75 GLADES BLVD APT 2NAPLES, FL 34112---1031 GLADES C C APTS #7,THE (CONDO) APT 160235242840006 UPOList_500_PL20210000176.xls9.A.2.jPacket Pg. 297Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
5WARSHAW, STANLEY BARBARA DAWSON 2 AMBER LANEWEST HAMPTON, NY 11977---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 210763554680007 UWARWICK, ANGELE F 8716 CATALINA DRPRAIRIE VILLAGE, KS 66207---2355 N G + T C L F NO 2 11 50 25 S 200FT OF N 100OFT LOT 124 LESS R/W61842000003 UWEBER, JULIE 8601 THOMPSON DRWIND LAKE, WI 53185---1405 NAPLES WINTERPARK I A CONDOMINIUM UNIT 90363553160007 UWESOLOSKI, JERRY 916 BLUEBIRD STNAPLES, FL 34104---4481 NAPLES WINTERPARK I A CONDOMINIUM UNIT 220163555000000 UWEST SHORE POINT NAPLES LLC %DAVID J SACCO ONE INTERNATIONAL PL #3900 BOSTON, MA 02110---0 12 50 25 FROM SW COR SEC RUN N 2836.80FT, E270 FT TO POB, N 990FT, E 1120FT, S 1320FT, W 660FT, N 330FT, W 460FT TO POB 00389880006 UWIECKERT, WILLIAM 3239 CALEDONIA AVENAPLES, FL 34112---0 NAPLES GARDENS BLK A LOT 5, 6 + 761780120003 UWILKINSON, MAUREEN A RICHARD TAPPER 37 SCHOOL HOUSE RD #8 WEYMOUTH, MA 02188---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 40863552080007 UWILLIAM & LORI YOUNG TRUST 9647 BILTMORE WAYHIGHLANDS RANCH, CO 80126---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 11363550520006 UWILLIAMS, HAROLD P & SHARAN G 67 GLADES BLVD APT 3NAPLES, FL 34112---5034 GLADES C C APTS #7,THE (CONDO) APT 157335242640002 UWILLIAMS, JOSHUA LAURENCE TORI LEEANN WILLIAMS 3613 ARCTIC CIR #407NAPLES, FL 34112---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 40763552040005 UWILSON, ELESHA M 3195 FRANCIS AVENAPLES, FL 34112---0 NAPLES BETTER HOMES 1ST ADD BLK 5 LOT 8 OR 1193 PG 209461481880008 UWINSTON, SHALONI 143 OAKLAND AVEGLOVERSVILLE, NY 12078---3519 NAPLES WINTERPARK I A CONDOMINIUM UNIT 10963550360004 UWINTERMEYER, JON & BARBARA 3650 ARTIC CIR #207NAPLES, FL 34112---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 20763550920004 UWOODS, JOSEPH P & MARGARET E 504 PLYMOUTH STREETHOLBROOK, MA 02343---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 251163557320005 UWRIGHT, MINDY L 424 S. 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ND-GCI0692865-01
NOTICE OF NEIGHBORHOOD
INFORMATION MEETING
PROJECT NAME:St.Matthew’s House CPUD Rezone
(PL20210000176)
A Neighborhood Information Meeting hosted by D.Wayne Arnold,AICP,of
Q.Grady Minor and Associates,P.A.,representing St.Matthews House,Inc.
(Applicant)will be held August 11,2021,5:30 pm at the Salvation Army
Church,3170 Estey Ave,Naples,FL 34104.Questions or comments please
contact Sharon Umpenhour,Senior Planning Te chnician with Q.Grady Mi-
nor &Associates,P.A.by email:sumpenhour@gradyminor.com,phone:239-
947-1144.For project information or to register to participate remotely go
to,gradyminor.com,click on the Planning tab and scroll down to the project
name.
St.Matthews House,Inc.has submitted a formal application to Collier Coun-
ty,seeking approval of a Planned Unit Development (PUD)rezone.The re-
zone proposes to amend the existing Devoe Pontiac CPUD to expand the
PUD boundary to the north and south;to incorporate C-4 zoned properties
under their common ownership and change the name of the PUD to St.Mat-
thew’s House Commercial Planned Unit Development (CPUD).The rezone
proposes to increase the number of homeless shelter beds from 104 to 150,
and request 130,000 square feet of general commercial,office,social service,
and warehouse uses.
The subject property (St.Matthew’s House CPUD)is comprised of approxi-
mately 11.89±acres,located on the east side of Airport-Pulling Road ap-
proximately 1,500 feet south of Davis Boulevard in Section 12,To wnship 50
South,Range 25 East,Collier County,Florida.
Please be advised that any information provided is subject to change un-
til final approval by the governing authority.The Neighborhood Information
Meeting is for informational purposes,it is not a public hearing.
9.A.2.j
Packet Pg. 299 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.j
Packet Pg. 300 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
Project Location Map
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PROJECT NAME: St. Matthew’s House CPUD Rezone (PL20210000176)
A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates,
P.A., representing St. Matthews House, Inc. (Applicant) will be held August 11, 2021, 5:30 pm at the Salvation
Army Church, 3170 Estey Ave, Naples, FL 34104. Questions or comments please contact Sharon Umpenhour,
Senior Planning Technician with Q. Grady Minor & Associates, P.A. by email: sumpenhour@gradyminor.com,
phone: 239‐947‐1144. For project information or to register to participate remotely go to, gradyminor.com,
click on the Planning tab and scroll down to the project name.
St. Matthews House, Inc. has submitted a formal application to Collier County, seeking approval of a Planned
Unit Development (PUD) rezone. The rezone proposes to amend the existing Devoe Pontiac CPUD to expand
the PUD boundary to the north and south; to incorporate C‐4 zoned properties under their common
ownership and change the name of the PUD to St. Matthew’s House Commercial Planned Unit Development
(CPUD). The rezone proposes to increase the number of homeless shelter beds from 104 to 150, and request
130,000 square feet of general commercial, office, social service, and warehouse uses.
The subject property (St. Matthew’s House CPUD) is comprised of approximately 11.89± acres, located on
the east side of Airport‐Pulling Road approximately 1,500 feet south of Davis Boulevard in Section 12,
Township 50 South, Range 25 East, Collier County, Florida.
Please be advised that any information provided is subject to change until final approval by the governing
authority. The Neighborhood Information Meeting is for informational purposes, it is not a public hearing.
9.A.2.j
Packet Pg. 301 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
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Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA.Petition: PL20210000176 | Buffer: 500' | Date: 6/28/2021 | Site Location: 34840520004 & 00390000008POList_500_PL20210000176.xls9.A.2.jPacket Pg. 302Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
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SHIRLEY A WARBURTON 2002 FORREST POINTE DR EAST GREENBUSH, NY 12061---0 GLADES C C APTS #7,THE (CONDO) APT 156135242440008 UWARD, JAMES J MICHAEL A DONOVAN 75 GLADES BLVD APT 2NAPLES, FL 34112---1031 GLADES C C APTS #7,THE (CONDO) APT 160235242840006 UPOList_500_PL20210000176.xls9.A.2.jPacket Pg. 305Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
5WARSHAW, STANLEY BARBARA DAWSON 2 AMBER LANEWEST HAMPTON, NY 11977---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 210763554680007 UWARWICK, ANGELE F 8716 CATALINA DRPRAIRIE VILLAGE, KS 66207---2355 N G + T C L F NO 2 11 50 25 S 200FT OF N 100OFT LOT 124 LESS R/W61842000003 UWEBER, JULIE 8601 THOMPSON DRWIND LAKE, WI 53185---1405 NAPLES WINTERPARK I A CONDOMINIUM UNIT 90363553160007 UWESOLOSKI, JERRY 916 BLUEBIRD STNAPLES, FL 34104---4481 NAPLES WINTERPARK I A CONDOMINIUM UNIT 220163555000000 UWEST SHORE POINT NAPLES LLC %DAVID J SACCO ONE INTERNATIONAL PL #3900 BOSTON, MA 02110---0 12 50 25 FROM SW COR SEC RUN N 2836.80FT, E270 FT TO POB, N 990FT, E 1120FT, S 1320FT, W 660FT, N 330FT, W 460FT TO POB 00389880006 UWIECKERT, WILLIAM 3239 CALEDONIA AVENAPLES, FL 34112---0 NAPLES GARDENS BLK A LOT 5, 6 + 761780120003 UWILKINSON, MAUREEN A RICHARD TAPPER 37 SCHOOL HOUSE RD #8 WEYMOUTH, MA 02188---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 40863552080007 UWILLIAM & LORI YOUNG TRUST 9647 BILTMORE WAYHIGHLANDS RANCH, CO 80126---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 11363550520006 UWILLIAMS, HAROLD P & SHARAN G 67 GLADES BLVD APT 3NAPLES, FL 34112---5034 GLADES C C APTS #7,THE (CONDO) APT 157335242640002 UWILLIAMS, JOSHUA LAURENCE TORI LEEANN WILLIAMS 3613 ARCTIC CIR #407NAPLES, FL 34112---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 40763552040005 UWILSON, ELESHA M 3195 FRANCIS AVENAPLES, FL 34112---0 NAPLES BETTER HOMES 1ST ADD BLK 5 LOT 8 OR 1193 PG 209461481880008 UWINSTON, SHALONI 143 OAKLAND AVEGLOVERSVILLE, NY 12078---3519 NAPLES WINTERPARK I A CONDOMINIUM UNIT 10963550360004 UWINTERMEYER, JON & BARBARA 3650 ARTIC CIR #207NAPLES, FL 34112---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 20763550920004 UWOODS, JOSEPH P & MARGARET E 504 PLYMOUTH STREETHOLBROOK, MA 02343---0 NAPLES WINTERPARK I A CONDOMINIUM UNIT 251163557320005 UWRIGHT, MINDY L 424 S. 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Packet Pg. 308 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
St. Matthew’s House PUD Rezone (PL20210000176)
8-11-2021 NIM Transcript
Page 1 of 5
Wayne Arnold: All right. Good evening. I’m Wayne Arnold of Grady Minor and
here representing Saint Matthew’s House Organization tonight.
This is Steve Brooder, the COO of the organization. Jill Mesner is
also with Saint Matthew’s House. Debrah Forester is here with
Collier County Gateway Triangle CRA. Nancy Gundlach is a
principal planner with the zoning department for Collier County.
Frank Feeney is one of our engineers with Grady Minor and this is
Sharon Umpenhour, who’s recording the meeting tonight and she’s
with Grady Minor and Associates.
So, we’re here representing the Saint Matthew’s House. And the
property is property that they own entirely, it’s outlined in the
aerial photograph. And it makes up what was the old Devoe
Pontiac site as well as the existing Saint Matthew’s House shelter
facility at Glades Boulevard. And we are rezoning the properties
into a consolidated, planned unit development for the organization.
Part of the properties are zoned C4 Commercial. As part of the
overlay. [00:01:00] And then, part of it’s the old Devoe Pontiac
PUD. A piece in the middle of the zone, PUD.
It allows for certain uses. So, we’re taking all of the C4 and PUD
property and recombining them into one singular PUD to allow
Saint Matthew’s House to utilize that in the future for their campus
and future development on the site. The shelter was approved back
in, I think year 1999. [00:01:30] And it allows 104 beds. We’re
asking for that number to be increased up to 150 in the future.
Steve Rigsbee: I’m hard of hearing, couldn’t hear it.
Wayne: Okay. What part didn’t you hear?
Steve R: I heard [inaudible] that’s the last I heard.
Wayne: No, I didn’t. I said that’s zoned for 104 beds, for their shelter.
Steve R: Yeah.
Wayne: That we’re proposing to increase that number to 150 beds over
time.
Steve R: Absolutely unacceptable.
Wayne: Okay, thanks. I’m gonna go ahead and finish the presentation,
okay? [00:02:00] So, we’re proposing a master plan that
establishes Tract A, which would be where the existing shelter is
located. And all the future shelter improvements would also be
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St. Matthew’s House PUD Rezone (PL20210000176)
8-11-2021 NIM Transcript
Page 2 of 5
located on that Tract. It’s at the Glades Boulevard, Airport Road
Facility. And then we’ve outlined Tract B, which allows
conventional C4 Commercial type uses, and some other incidental
uses that would be related to the administration of Saint Matthew’s
House and some other of their thrift store and things of that nature.
[00:02:30]
We have a list of permanent uses in the PUD document
[inaudible] [00:02:36]. And breaks it out by Tract A, the shelter
facility. And Tract B, which would all be commercial uses. We’ve
created development standards that are required. The standards are
very comparable to what’s allowed there today. And as for the
present two deviations. [00:03:00] One related to the shelter,
which allows a different per square foot conversion than the LDC
requires. And we’ve also asked for a buffer deviation and staff has
asked us to provide for because the original Devoe Pontiac
building was constructed before buffer requirements were there.
So, if we make substantial revisions, they’ve asked us to add in
buffers for code.
So, those are the two deviations from code that we’ve currently
asked for. And just from a process standpoint, this is the required
neighborhood information meeting. [00:03:31] So, we filed the
zoning application. We’ve had a round of review comments from
staff. We’re required to hold this meeting before we can proceed to
public hearing. So, at some point in the next few months, we will
be holding a public hearing for the Collier County Planning
Commission. And then they’ll make a recommendation on our
proposal to the Board of County Commissioners. And so, in a
nutshell, it’s a pretty simplistic application.
They’re presently allowed all the commercial uses today that we’re
asking for under the comprehensive plan and the overlay.
[00:04:01] And then, we have the shelter, which really, the
significance of the increase over time would be from the 104 beds
to 150 beds as they grow that facility over time. So, in a nutshell,
that’s kinda where we are. We don’t have hearing dates established
yet. If you received a notice for this meeting, you’ll get a notice for
the upcoming planning commission hearing from staff.
And then there will be signs posted on the property. The big 4 by 8
sheets of plywood that have the advertising information on them.
[00:04:32] As we get closer to the hearing. So, with that in a
nutshell, I’ll be happy to try to answer any questions you might
have.
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St. Matthew’s House PUD Rezone (PL20210000176)
8-11-2021 NIM Transcript
Page 3 of 5
Steve R: Why do you want to keep importing people from all over the
country to a place only, that I know of after 38 years of being
sober, two people have made it out of your Matt’s House?
Speaker: What is your name, sir?
Steve R: Or the three people that were convicted of rape coming out of the
Saint Matt’s House. [00:05:00]
Wayne: I don’t think the comment deserves a response.
Steve R: I’m sorry?
Wayne: I don’t think your question deserves a comment from me.
Steve R: You don’t think you should answer the public?
Wayne: You provided an opinion and I’m happy to take it. We’re recording
the minutes and we’ll let the others decide. But I don’t think that’s
a fair question.
Steve Brooder: It’s irrelevant.
Wayne: Any other comments?
Steve R: Your people come into my neighborhood in Wilmer Heights, they
rob, and they steal. [00:05:30] And that’s acceptable? No, it’s not.
I live on Andrew Drive.
Wayne: Okay.
Steve R: Alusa is right across the street from where you put the other place.
You’d be in 1,000 feet of your present situation if you incorporated
all that, plus the other place down there where the old fire station
used to be. [00:06:00] So, you’re in violation of your own
ordinance.
Wayne: I’m not aware that we’re in violation of any ordinance.
Steve R: Well, I’m telling you, you have to be 1,000 feet away from a
halfway house. That’s the law. That’s what’s written.
Wayne: The shelter is not within 1,000 feet of any other shelter.
Steve R: I’m sorry?
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St. Matthew’s House PUD Rezone (PL20210000176)
8-11-2021 NIM Transcript
Page 4 of 5
Wayne: The existing shelter is not within 1,000 feet of any other shelter.
Steve R: Okay. Well, it wouldn’t be within this expansion? [00:06:30]
Wayne: The shelter is only allowed on the existing location where it’s
located today.
Steve R: I’m sorry, sir. You’re gonna get a fight from my area.
Wayne: That’s why we hold the meetings, you’re allowed to express your
opinion and participate in the public process. Do you have any
other questions or comments for us?
Steve R: Just that, I don’t understand why you advertise all over the country
to come here and get well. [00:07:00] And nobody makes it out of
there. And then if they break the rules, you put them on the street.
I’ve been at meetings where people say, we have nothing to do.
Because we have to come back at 3:00. They don’t do anything.
They don’t go out and look for jobs, they don’t do anything. I’ve
seen it more than half a dozen times.
Wayne: I really can’t comment on those incidents. [00:07:30] I stand
behind Saint Matthew’s House, they do great work in the
community and they’re more than just the shelter, as you can
imagine.
Steve R: And a multi-million-dollar enterprise. All you do is advertise and
bring people into this community that can’t get well, that don’t
know how to get well.
Wayne: I’m not gonna debate you, sir. But I don’t think the shelter
advertises for people to come here from all over the country.
Steve B: We don’t advertise. No.
Wayne: That’s not true.
Steve R: Maybe you don’t.
Wayne: No, sir.
Steve B: No, sir. I can say, we don’t advertise for people to come to our
shelter.
Steve R: I’m sorry, I’m hard of hearing. [00:07:59]
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St. Matthew’s House PUD Rezone (PL20210000176)
8-11-2021 NIM Transcript
Page 5 of 5
Steve B: I can say, we do not advertise for people to come to our recovery
programs or our shelter.
Steve R: Okay.
Steve B: Absolutely, do not.
Steve R: Then I was mistaken, and I apologize for that.
Steve B: Yeah. Okay.
Wayne: Anything else? Appreciate you coming out.
Steve R: Thank you.
Wayne: Thank you. Anything else from Nancy or Deb? Then we’re
adjourned? Thank you.
[End of Audio]
Duration: 9 minutes
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Packet Pg. 313 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
Petition:PL20210000176 St. Matthew’s House CPUD Rezone
August 11, 2021 Neighborhood Information Meeting (NIM)
Project information and a copy of this presentation can be found on our website: gradyminor.com/planning/
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Packet Pg. 314 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House
•St. Matthew's House, Inc. –Applicant
•D. Wayne Arnold, AICP, Professional Planner –Q. Grady Minor & Associates, P.A.
•Frank Feeney, P.E., Professional Engineer –Q. Grady Minor & Associates, P.A.
•James M. Banks, PE, Traffic Engineer –JMB Transportation Engineering, Inc.
2
Project Team 9.A.2.j
Packet Pg. 315 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House
3
Location Map 9.A.2.j
Packet Pg. 316 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House
Current Zoning:C-4 (GTMUD-MXD)and Devoe Pontiac CPUD
Proposed Zoning:St.Matthew’s House CPUD
Project Acreage:11.89+/-acres
Proposed Request:
The proposed CPUD rezone seeks to unify all contiguous properties under the ownership
of St.Matthew’s House,Inc.into a singular Zoning District.The PUD proposes to increase
the number of homeless shelter beds from 104 to 150,and request 130,000 square feet
of general commercial,office,social service,and warehouse uses on the 11.89+/-acre
site.Under the current zoning,there is no limitation on the maximum permissible
commercial square footage.The proposed PUD will limit the general commercial uses
to a maximum of 130,000 square feet.
4
Project Information 9.A.2.j
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Current Zoning Map
C-4-GTMUD-MXD (General Commercial District,
Gateway Triangle Mixed Use Overlay District)
Devoe Pontiac CPUD
Approvals
•Ordinance 97-14 –Original PUD Approval
(4.55+/-Acres)
•Resolution 1999-087 –Conditional Use for
Homeless Shelter (2.34 +/-Acres)
•HEX Decision 2020-29 –PUD Insubstantial
Change to add interconnection to St.
Matthew’s House
Conditional
Use Area
Devoe
Pontiac
CPUD
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Conditional Use Site Plan 9.A.2.j
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Existing PUD
Master Plan
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Packet Pg. 320 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House
8
Proposed PUD
Master Plan
9.A.2.j
Packet Pg. 321 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House
9
Proposed Permitted Uses 9.A.2.j
Packet Pg. 322 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House
10
Proposed Development Standards 9.A.2.j
Packet Pg. 323 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House
11
Proposed Deviations 9.A.2.j
Packet Pg. 324 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House
12
Conclusion
Documents and information can be found online:
•Gradyminor.com/Planning
•Collier County GMD Public Portal: cvportal.colliergov.net/cityviewweb
Next Steps
•Hearing sign(s) posted on property advertising Planning Commission (CCPC) and Board of
County Commissioner (BCC) hearing dates.
•CCPC –TBD
•BCC -TBD
Contact:
•Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician;
sumpenhour@gradyminor.com or 239.947.1144 extension 1249
•Collier County:
Nancy Gundlach, AICP, Principal Planner; nancy.gundlach@colliercountyfl.gov or
239.252.2484
9.A.2.j
Packet Pg. 325 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House
9.A.2.j
Packet Pg. 326 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
9.A.2.j
Packet Pg. 327 Attachment: Attachment H-Application (20607 : PL20210000176, St. Matthew's House CPUD - Zoning Petition -)
12/02/2021
COLLIER COUNTY
Collier County Planning Commission
Item Number: 10.A
Item Summary: ACUNE Model Presentation by Dr. Judy Hushon and Dr. Mike Sevarese
Meeting Date: 12/02/2021
Prepared by:
Title: Operations Analyst – Planning Commission
Name: Diane Lynch
11/19/2021 9:56 AM
Submitted by:
Title: – Zoning
Name: Mike Bosi
11/19/2021 9:56 AM
Approved By:
Review:
Planning Commission Diane Lynch Review item Skipped 11/19/2021 9:56 AM
Growth Management Operations & Regulatory Management Diane Lynch Review Item Skipped 11/19/2021 9:56 AM
Zoning Diane Lynch Zoning Director Review Skipped 11/19/2021 9:56 AM
Growth Management Department Diane Lynch GMD Deputy Dept Head Skipped 11/19/2021 9:56 AM
Planning Commission Edwin Fryer Meeting Pending 12/02/2021 9:00 AM
10.A
Packet Pg. 328