HEX Final Decision #2025-24HEX NO. 2025-24
HEARING EXAMINER DECISION
DATE OF HEARING.
June 12, 2025
PETITION.
Petition No. CU-PL20230006785 —intersection of Santa Barbara Boulevard and Crews Road
- One Life Church Naples, Inc., pursuant to Sections 2.03.Ol.B.l.c.l and 2.03.OZ.B.l.c.1. of
the Collier County Land Development Code, requests a Conditional Use to allow a �25,000
square foot, 400 seat church on lands zoned Estates (E) and Residential Multi-Family-6
(RMF-6(3)). The subject 14.88� acre property is in the northwest quadrant of the
intersection of Santa Barbara Boulevard and Crews Road in Sections 8 and 17, Township 50
South, Range 26 East, Collier County, Florida.
GENERAL PURPOSE FOR THE PETITION.
The petitioner requests approval of a Conditional Use for One Life Church, Inc., pursuant to
Sections 2.03.O1.B.l.c.1 and 2.03.02.B.1.c.1. of the Collier County Land Development Code
requesting a Conditional Use to allow a 25,000� square foot, 400 seat church on lands zoned
Estates (E) and Residential Multi -Family (RMF-6(3)). The property is in two zoning districts: E
and RMF-6(3), where churches are permitted as conditional uses.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
1. The Hearing Examiner has jurisdiction over this Petitioner pursuant to Sec. 2-87(3) of the
Collier County Code of Ordinances, Sec. 8.10.00 of the Land Development Code, and Chapter
9 of the County Administrative Code.
2. The public hearing for this Petition was properly noticed and conducted in accordance with all
County and state requirements.
3. The public hearing was conducted electronically and in -person in accordance with
Emergency/Executive Order 2020-04.
4. The applicant conducted the NIM on March 3, 2025, at Christ the King Presbyterian Church
located at 5510 Santa Barbara Blvd, Naples, FL, which began at 5:30 p.m. Thirty-eight public
members attended. The applicant made a brief PowerPoint presentation of the project. One
question was asked about when the church will break ground, to which the applicant responded
that the church is hopeful to begin construction in the 3rd quarter of this year. Another question
was asked about whether anything could occur beyond the outlined development and site plan,
to which the applicant responded that the construction would appear as shown on the site plan.
The applicant would need to file a new conditional use permit to expand the church's use
beyond what was initially described. No commitments were made.
5. The public hearing was conducted in the following manner: the County Staff presented the
Petition followed by the Petitioner, and/or Petitioner's representative, public comment and then
rebuttal by the Petitioner and/or Petitioner's representative. There were no speakers in
objection at the public hearing.
6. The County Code of Ordinance Sec. 2-87(3)(a) directs the Hearing Examiner to make a finding
as outlined in LDC Section 10.08.00 that: 1) approval of the Conditional Use will not adversely
affect the public interest and 2) will not adversely affect the uses of neighboring properties in
the same district; 3) all specific requirements for the individual Conditional Use will be met;
and 4) satisfactory provisions have been made concerning the following matters, where
applicable:l
1. Consistency with the Land Development Code (LDC) and the Growth Management
Plan (GMP). Include information on how the request is consistent with the applicable
section or portions of the Future Land Use Element.
TI2e �°ecor°d evidence and testimony from the public hearing reflects that this �°equest is
consistent 1��ith the GMP and 1e�ith the conditions pr°oposed by staff,• this project hill be in
compliance 1a�ith the applicable provisions of the LDC.
2. Ingress and egress to the property and proposed structures, particularly toward
automotive and pedestrian safety and convenience, traffic flow and control, and
access in case of fire or catastrophe.
The record evidence crud testimony fi�•om the public hearing reflects that ingress and egress
to the subject proper°ty �a�ill utilize primcrr y access on Cr°ews Road and Whitaker Road, as
sh�ola�n on the master• plan. Additional operational impacts for the facility 1-vill be r•eviel•ned
at the time of the Plat or Sr.'te Development Plan (SDP). The TIS submitted by the applicant
indicates that the adjacent roadway netvvor•k has sufficient capacit�� to accommodate this
project within the S year planning period, as noted above, and will not adversely impact
the surrounding road~ -nay nets-nor•k. Crews Road �-vill be constr°acted and repaired along the
development's fr°outage to the access connection on Santa Bar°tiara pavement, meeting
Collier County's minimum r°ur•al cross-section standards. Moreover, according to LDC
Section 4.05.04, Tcrble 17, Parking Space Requirements, the minimum parking
r•equir•ements for a church ar•e three parking spaces for eves y seven seats in the chapel or
assembly area. The church 1��ill have 400 seats; therefore, 172 parking spaces 1a�ill be
regarired. b� addition to this requirement, the associated offr.ce use will require four spaces,
the r°ecrecrtior� use will require 31 spaces, and ADA parking will require seven spaces. The
combined total parking r°egrrirernent of all these uses for this church is 207 spaces. The
1 The Hearing Examiner's findings are italicized.
Page 2 of 8
conditional use site plan shows that 252 spaces will be pr°ovided; therefor°e, this petition
shows compliance ti��ith the parking LDC requirerrzent.
3. The effect the Conditional Use would have on neighboring properties in relation to
noise, glare, economic or odor effects.
The record evidence and testimony from the public hearing reflects that the subject site is
currently zoned Estates (E) cmd Residential Multi-Family-6 (3) zoning districts. It is
szrrrounded to the north and west by vacant land. To the east, it is developed with a church,
cmd to the south, it is developed ���ith a multifamily residential. The only proposed outdoor
activity 1a�ill be a small outdoor playground for children. The other proposed uses crud
activities ���ill be conducted inside the building. Furthermore, outdoor lighting for the
parking areas will be designed to reduce light spillage beyond the propert�� lines.
Traditionally, churches do not reduce property values, rzor• will the church emit any noxious
odor°s. Any outdoor event hill require a tempor°ary zrse permit. Noise complaints received
by the Code Enforcement Office will be investigated and mcry result in further Temporary
Use Permits being der��ied As such, the proposed use should have minimal impact on
neighboring properties in terms of noise, glare, economic, or odor effects.
4. Compatibility with adjacent properties and other properties in the district.
The record evidence and testimony from the public hearing reflects that a church is
permitted as a conditional use in the Estates (E) zoning district (LDC 2.03.OLB.l.c.1) and
per°rnitted as a conditional use in the Residential Multi-Family-6 (RMF6(3) zoning district
(LDC 2.03.02.B.1.c.1) provided that the procedures and requirements of LDC 10.08.00
are satisfactorily completed. As described above, the proposed project satisfies the
requirements of 1 D. 08.00. In the RMF-6(3) Zoning District, the maximum density is three
(3) zrnits per acr°e. With setbacks that meet LDC r°equir•ernents and regzrired landscape
bz ffering that meets or exceeds code requirements, neighbor°ing properties will have an
aesthetically appealing vies->> of the pr°oper•t��. If the proposed Conditions of Approval are
adopted, the proposed church can be compatible with adjacent properties and other
properties in the immediate area.
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY.
Future Land Use Element (FLUE):
The subject property is designated Urban, Urban Mixed Use, Urban Residential Subdistrict on the
Future Land Use Map (FLUM) and Future Land Use Element (FLUE) of the Growth Management
Plan (GMP). The current zoning is Estates (E) and Residential Multi -Family (RMF-6). The intent
is to develop the property for church use, featuring a 25,000- square -foot worship facility with 400
seats. Lands within urban -designated areas allow for specific non-residential uses, including
community facilities such as churches, as listed in the Urban Designation description within the
FLUE in section Lb.4.
�.;-
Transportation Element:
In evaluating this project, staff reviewed the applicants' April 25, 2024, Traffic Impact Statement
for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan
(GMP) using the 2024 Annual Update and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states.
"The County Commission shall review cell rezone petitions, SRA designation applications,
conditional arse petitions, a��d p�•oposed amei�dmei�ts to the Future Land Use Element
(FLUE) affecting the overall count}na�ide densit�� or in�tensit�� 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 czrr•��•ent A UIR or if it impacts an. adjacent roadway segment
that is defi.cien�t as iden�tifi.ed in the cu�•refzt A UIR, or which sign f candy i»zpacts a roadu�cay
segment or adjacent roadway segment that is currently operating ctnd/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 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."
County staff finds that according to the TIS provided with this petition, the proposed development
is projected to generate a total of 40+/- PM peak hour, two-way trips on the adjacent roadway
segments of Santa Barbara Parkway.
Based on the TIS and the 2024 AUIR, the subject CU is consistent with Policy 5.1 of the
Transportation Element of the Growth Management Plan. The Traffic Impact Statement (TIS)
indicates that the adjacent roadway network has sufficient capacity to accommodate this project
within the 5-year planning period.
The trips generated by this development will occur on the following adjacent roadway link:
Link/Roadway
Link
2024 AU1R
Current Peak
2024
LOS
Hour Peak
Remaining
Direction
Capacity
Volume/Peak
Direction
79.0/ Santa Barbara
Davis Blvd. to
B
3,100/South
1,E37
Boulevard
Rattlesnake
Hammock Rd
Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC
and recommends approval.
Stormwater Review:
The proposed conditional use request is not anticipated to create drainage problems or adverse
stormwater management impacts to surrounding properties in the area. The site is not currently
covered by a South Florida Water Management District (SFWMD) Environmental Resource
Permit (ERP). However, this will be required before any proposed land use or development
change. That process will ensure consistency with all applicable state standards for stormwater
systems. In addition, site development approval (SDP and/or Plat) will be required from Collier
County to ensure that local development standards are maintained and that proposed stormwater
systems) are designed to be consistent with relevant LDC and County Ordinances for water
quality and water quantity, during both the interim construction phase and final implementation.
Landscape Review:
The conceptual site plan depicts that the proposed project meets or exceeds the landscape buffering
and wall requirements.
Utility Review:
The project lies within the regional potable water service area and the South County Water
Reclamation Facility wastewater service area of the Collier County Water -Sewer District
(CCWSD). Water and wastewater services are available via existing infrastructure within the
adjacent right -of --way. Sufficient water and wastewater treatment capacities are available. Any
improvements to the CCWSD's water or wastewater systems necessary to provide sufficient
capacity to serve the proj ect will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
Environmental Element:
Enviromnental Services staff has reviewed the Conditional Use petition to address environmental
concerns. The property is devoid of native vegetation; the existing trees onsite do not meet the
native vegetation preservation requirements of LDC Section 3.05.07.A. As such, no preservation
Page 5 of 8
of native vegetation is required. Florida Fish and Wildlife Conservation Commission (FWC)
wildlife data indicates the presence of Black Bear (Ursus americanus floridanus) in the area. A
black bear management plan must be included in the PPL or SDP review. This project does not
require an Environmental Advisory Council (EAC) review, as this project did not meet the EAC
scope of land development project reviews identified in Section 2-1193 of the Collier County
Codes of Laws and Ordinances. Environmental Services staff recommend approval of the
proposed petition.
Conservation &Coastal Management Element (CCME):
Environmental review staff has found this project to be consistent with the Conservation &Coastal
Management Element (CCME). The project site is 14.8 acres. The property does not contain native
vegetation; no preservation is required.
GMP Conclusion:
Based on the above analysis, staff finds the subject petition consistent with the Future Land Use
Element of the Growth Management Plan.
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, County staff and any given by
the public, the Hearing Examiner finds that there is enough competent, substantial evidence as
applied to the criteria set forth in Section 10.08.00.D of the Land Development Code to approve
this Petition, and that approval of this petition with conditions will not adversely impact the public.
DECISION.
The Hearing Examiner hereby APPROVES Petition No. CU-PL20230006785, filed by Brooks
Witcher of Fort Construction Group of Naples, Inc. and Alexis Crespo, AICP of RVi Planning +
Landscape Architecture, representing the owner One Life Church Naples, Inc., with respect to the
property legally described as the 14.88 � acre property located in the northwest quadrant of the
intersection of Santa Barbara Boulevard and Crews Road in Section 8, Township 50 South, Range
26 East, Collier County, Florida, for the following:
• A Conditional Use for One Life Church, Inc., pursuant to Sections 2.03.O1.B.l.c.l and
2.03.02.B.1.c.1. of the Collier County Land Development Code requesting a Conditional
Use to allow a 25,000� square foot, 400 seat church on lands zoned Estates (E) and
Residential Multi -Family (RMF-6(3)). The property is in two zoning districts: E and RMF-
6(3), where churches are permitted as conditional uses.
Said changes are fully described in the Conditions of Approval attached as Exhibit "A" and the
Master Site Plan attached as Exhibit "B", and are subject to the conditions) set forth below.
•..- . •
ATTACHMENTS.
Exhibit A —Conditions of Approval
Exhibit B —Master Site Plan
LEGAL DESCRIPTION.
The subject 14.88 � acre property is in the northwest quadrant of the intersection of Santa Barbara
Boulevard and Crews Road in Section 8, Township 50 South, Range 26 East, Collier County,
Florida.
CONDITIONS.
1. The One Life Church Conditional Use shall be depicted on the Master Site Plan revised
4/4/2025, prepared by Fort Construction Group of South Florida, Inc., and is limited to a
floor area of 25,000 S.F. and a maximum of 400 seats.
2. The conditional use is limited to a 400-seat church with up to 300 members.
3. The church office's hours of operation are limited to 8:00 a.m. to 5 p.m. Monday through
Sunday. Church and related services are limited to 8:00 a.m. to 1 p.m. on Sundays and 5:00
p.m. to 9 p.m. for nightly meetings. Additional services provided on Christian Holidays
(e.g., Good Friday and Christmas Eve Service) are not limited.
4. The church functions will include two (2) congregations/Sunday services and one (1) youth
group.
5. Childcare is limited to the supervision of church members' children during Sunday
services. Schools and/or daycare centers use is expressly prohibited.
6. Development of the site is limited to one (1) principal structure, not to exceed 25,000
square feet.
7. Crews Road will be constructed and repaired by the property owner at its sole expense
along the development's frontage to provide vehicular connection to the Santa Barbara
Blvd. pavement. It will meet Collier County minimum rural cross-section standards before
issuance of the first certificate of occupancy.
8. The maximum total daily trip generation for the CU shall not exceed 40 two-way PM peak
hour net trips and 884 two-way Sunday trips, based on the use codes in the ITE Manual on
trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat
approval. Complete Trip Generation information.
9. For services and other periods and events of significant traffic generation, as determined
by Collier County staff, the property owner shall provide traffic control by law enforcement
or a law enforcement -approved service provider as directed by Collier County staff, with
staffing and at locations) as directed by the Collier County Transportation Administrator
or his designee.
10. All other applicable state or federal permits must be obtained before commencement of the
development.
Page 7 of 8
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. An appeal of this decision shall be done
in accordance with applicable ordinances, codes and law.
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.
July 10, 2025
Date
Andrew Dickman, Esq., AICP
Hearing Examiner
«A»
CONSTRUCTION GROUP
OF NAPLES INC.
ONE LIFE CHURCH — CU-PL20230006785
Conditions of Approval
REVISED APRIt 2025
1. The One Life Church Conditional Use shall be depicted on the Master Site Plan revised 4/4/2025, prepared
by Fort Construction Group of South Florida, Inc. and is limited to a floor area of 25,000 S.F. and a
maximum of 400 seats.
2. The conditional use is limited to a 400-seat church with up to 300 members.
3. Hours of operation for the church office are limited to 8:00 a.m. to 5 p.m. Monday through Sunday. Church
and related services are limited to 8:00 a.m. to 1 p.m. Sundays, and 5:00 p.m. to 9 p.m. for nightly
meetings. Additional services provided on Christian Holidays (i.e. Good Friday, Christmas Eve Service) are
not limited.
4. The church functions will include two (2) congregations/Sunday services and one (1) youth group.
5. Childcare is limited to supervision of church members' children during Sunday services. Schools and/or
day care center uses are expressly prohibited.
6. Development of the site is limited to one (1) principal structure not to exceed 25,000 SF.
7. Crews Road will be constructed and repaired by the property owner at its sole expense along the
development's frontage to provide vehicular connection to the Santa Barbara Blvd. pavement and will
meet Collier County minimum rural cross-section standards prior to issuance of the first certificate of
occupancy.
8. The maximum total daily trip generation for the CU shall not exceed 40 two-way PM peak hour net trips,
and 884 two-way Sunday trips, based on the use codes in the ITE Manual on trip generation rates in effect
at the time of application for SDP/SDPA or subdivision plat approval. Complete Trip Generation
information.
9. For services and other periods and events of significant traffic generation, as determined by Collier County
staff, the property owner shall provide traffic control by law enforcement or a law enforcement -approved
service provider as directed by Collier County staff, with staffing and at locations) as directed by the
Collier County Transportation Administrator or his designee.
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