Agenda 12/10/2019 Item #17B (Ordinance - Longview Center PUD)12/10/2019
EXECUTIVE SUMMARY
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. Recommendation to approve an
Ordinance amending Ordinance Number 2003-41, the Longview Center Planned Unit Development
(PUD), as amended, and by 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 5.16 acres of land presently zoned Rural Agricultural to incorporate the parcel into
the Longview Center PUD for a total PUD size of 19.9± acres; to allow church and institutional uses
on the 5.16 acre Church Tract; to allow, on the 4.52 acre North Tract, 30,000 square feet of uses
ancillary to a church, including but not limited to classrooms for religious instruction and
continuing education, offices, a multi-purpose building with kitchen, meeting rooms, indoor
recreation facilities for church members and community gardens; or to allow on the 4.52 acre
North Tract 10,000 square feet of retail uses and 15,000 square feet of office uses; to add a new
Exhibit A-1 Master Plan detail for the North Tract and Church Tract; to amend development
standards applicable to the North Tract and establish development standards applicable to the
Church Tract; to update code citations and nomenclature; and to repeal Ordinance No. 92-27, a
conditional use for a church. The subject property is located on the northeast corner and southeast
corner of the intersection of Airport-Pulling Road and Orange Blossom Drive in Section 1,
Township 49 South, Range 25 East, Collier County, Florida, consisting of 19.9+/- acres; and by
providing an effective date. (This is a companion to Agenda Item 17.A.) [PL20180002107]
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above referenced petition and render a decision regarding the petition; and ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The 14.73 acre Longview Center PUD was originally approved by the Board in
Ordinance Number 03-41 on September 9, 2003. (See Attachment B-Ordinance Number 03-41.) The
PUD Boundary included a 10.21−acre parcel of land to the south (the South Tract) of Orange Blossom
Drive and a 4.52−acre parcel of land to the north (the North Tract) of Orange Blossom Drive. A mixed-
use development consisting of a maximum of 73,500 s.f of mixed retail and service uses, and a maximum
of 70,000 square feet of medical and/or general office space along with a minimum of 15 residential
dwelling units was approved.
The proposed changes affect the property located north of Orange Blossom Drive only. There are no
changes proposed to the property located south of Orange Blossom Drive. The petitioner proposes to add
a 5.16−acre parcel of land where St. Katherine’s Greek Orthodox Church is located (the Church Tract)
into the Longview Center PUD. The Church is located on A-Agriculture zoned land and was approved by
Conditional Use Ordinance Number 92-27 on April 28, 1992. (See Attachment C-Ordinance number 92-
27.) Ordinance Number 92-27 will be repealed if the subject PUD Rezone is approved.
The current Longview Center PUD Ordinance specifically prohibits “churches and other places of
worship.” The petitioner proposes to remove this prohibition to incorporate the existing St. Katherine’s
Greek Orthodox Church into the PUD. This will allow for the expansion of uses accessory to the existing
church, as well as allow for the retention of the mixed-use development option originally approved in the
Longview Center PUD.
Modifications to the PUD Document include:
General :
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- Increasing the PUD acreage from 14.74± acres to 19.9± acres;
- The creation of a North Tract and a Church Tract on the parcels located on the north side of
Orange Blossom Drive;
- The addition of the Church Tract into the PUD; and
- The creation of “Exhibit A-1 Master Plan” depicting that portion of the site located on the north
side of Orange Blossom Drive.
North Tract:
- A maximum of 10,000 s.f. of retail uses and 15,000 s.f. of office uses; or
- The allowance of a maximum of 30,000 s.f. of institutional uses ancillary to the Church
constructed on the Church Tract such as a stand-alone chapel, classrooms for religious
instruction and continuing education, childcare centers limited to a maximum of 100 students,
offices, a multi-purpose building with a kitchen, meeting rooms, indoor recreation facilities for
church members, a cafe’ up to 2,500 s.f. /40 seats, and community gardens.
Church Tract:
- The allowance of a maximum 28,000 s.f., which includes the 420-seat church and accessory
uses such as a stand-alone chapel, classrooms for religious instruction and continuing
education, offices, a multi-purpose building with a kitchen and meeting rooms.
Development Standards related to the North and Church Tracts have been added to the PUD Document.
The Master Plan has also been updated to reflect the proposed changes. See attached Attachment A -
PUD Ordinance.
FISCAL IMPACT: The PUD Rezone (PUDR) by and of itself will have no fiscal impact on Collier
County. There is no guarantee that the project, at build-out, will maximize its authorized level of
development. However, if the PUD Rezone is approved, a portion of the land could be developed, and
the new development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the
impacts of each new development on public facilities. These impact fees are used to fund projects
identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the
adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of
concurrency management, the developer of every local development order approved by Collier County is
required to pay a portion of the estimated Transportation Impact Fees associated with the project in
accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected
prior to issuance of a building permit include building permit review fees. Please note that impact fees
and taxes collected were not included in the criteria used by staff and the Planning Commission to
analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Comprehensive Planning staff has reviewed
the proposed PUDA and has found it consistent with the Future Land Use Element (FLUE) of the GMP.
See attachment: FLUE Consistency Review.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC,
heard Petition PUDR-PL20180002107, Longview Center PUD on October 31, 2019, and voted 6-0 to
forward this petition to the Board with a recommendation of approval subject to the following revisions to
the PUD Document:
- Increase the institutional square footage from 57,000 square feet to 58,000 square feet.
- Increase the Church Tract from 27,000 square feet to 28,000 square feet.
- Clarify that there will be no residential units on the north side of Orange Blossom Drive.
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The requested revisions have been made. See Attachment A-PUD Ordinance.
No letters of objection have been received. Therefore, this petition has been placed on the Summary
Agenda.
LEGAL CONSIDERATIONS: This is a rezone and amendment to the existing Longview Center PUD
(Ordinance No. 2003-41, as amended). The burden falls upon the applicant for the amendment to prove
that the proposal is consistent with all of the criteria set forth below. The burden then shifts to the Board
of County Commissioners, should it consider denial, that such denial is not arbitrary, discriminatory or
unreasonable. This would be accomplished by finding that the amendment does not meet one or more of
the listed criteria.
Criteria for PUD Amendments:
Ask yourself the following questions. The answers assist you in making a determination for approval
or not.
1. Consider: 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.
2. Is there an adequacy of evidence of unified control and suitability of 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.
3. Consider: Conformity of the proposed PUD with the goals, objectives and policies of the
Growth Management Plan.
4. Consider: 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.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring
the adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: 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.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested PUD Rezone result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of
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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?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance
with existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: 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.
25. Consider: The impact of development resulting from the proposed PUD rezone 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.
26. Are there other factors, standards, or criteria relating to the PUD rezone request that the
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons and the oral testimony presented at the Board hearing as these items relate
to these criteria. This item has been approved as to form and legality, and requires an affirmative vote of
four for Board approval. (HFAC)
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends
that the Board of County Commissioners approve the request for Petition PUDR-PL20180002107,
Longview Center PUD.
Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Staff Report -Longview w signature 10-7-19 (PDF)
2. Attachment A-PUD Ordinance - 110509 (PDF)
3. Attachment B-Ordinance Number 03-41 (PDF)
4. Attachment C-Ordinance Number 92-27 (PDF)
5. Attachment D-FLUE Consistency Review .docx 7-17-19 (PDF)
6. Attachment E-NIM Summary (3-21-2019)_PM (PDF)
7. [Linked] Attachment F-Application 10-7-19 (PDF)
8. Legal Ad - Agenda ID 10766 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.B
Doc ID: 10766
Item Summary: 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. Recommendation to
approve an Ordinance amending Ordinance Number 2003-41, the Longview Center Planned Unit
Development (PUD), as amended, and by 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 5.16 acres of land presently zoned Rural Agricultural to incorporate the parcel into the
Longview Center PUD for a total PUD size of 19.9± acres; to allow church and institutional uses on the
5.16 acre Church Tract; to allow, on the 4.52 acre North Tract, 30,000 square feet of uses ancillary to a
church, including but not limited to classrooms for religious instruction and continuing education,
offices, a multi-purpose building with kitchen, meeting rooms, indoor recreation facilities for church
members and community gardens; or to allow on the 4.52 acre North Tract 10,000 square feet of retail
uses and 15,000 square feet of office uses; to add a new Exhibit A-1 Master Plan detail for the North
Tract and Church Tract; to amend development standards applicable to the North Tract and establish
development standards applicable to the Church Tract; to update code citations and nomenclature; and to
repeal Ordinance No. 92-27, a conditional use for a church. The subject property is located on the
northeast corner and southeast corner of the intersection of Airport-Pulling Road and Orange Blossom
Drive in Section 1, Township 49 South, Range 25 East, Collier County, Florida, consisting of 19.9+/-
acres; and by providing an effective date. (This is a companion to Agenda Item 17.A.) [PL20180002107]
Meeting Date: 12/10/2019
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
11/05/2019 2:45 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
11/05/2019 2:45 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 11/07/2019 11:47 AM
Zoning Ray Bellows Additional Reviewer Completed 11/13/2019 10:20 AM
Growth Management Department James C French Deputy Department Head Review Completed 11/14/2019 2:13 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 11/15/2019 3:37 PM
County Attorney's Office Heidi Ashton-Cicko Additional Reviewer Completed 11/22/2019 3:25 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 11/22/2019 4:47 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/25/2019 8:22 AM
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Office of Management and Budget Laura Zautcke Additional Reviewer Completed 11/25/2019 9:14 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 11/25/2019 10:12 AM
Board of County Commissioners MaryJo Brock Meeting Pending 12/10/2019 9:00 AM
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PUDR-PL20180002107,LONGVIEW CENTER PUD October 7, 2019
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STAFF REPORT
TO:
FROM:
HEARING DATE:
SUBJECT:
PROPERTY OWNER/APPLICANT AND AGENTS:
REQUESTED ACTION:
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GEOGRAPHIC LOCATION:
PURPOSE/DESCRIPTION OF PROJECT:
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SURROUNDING LAND USE AND ZONING:
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AERIAL PHOTO
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Transportation Element
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Conservation and Coastal Management Element (CCME):
GMP Conclusion:
STAFF ANALYSIS:
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REZONE FINDINGS:
1.
2.
3.
4.
5.
6.
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7.
8.
9.
10.
11.
12.
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13.
14.
15.
16.
17.
PUD FINDINGS:
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Deviation Discussion:
Deviation #1
recommends
APPROVAL
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NEIGHBORHOOD INFORMATION MEETING (NIM):
COUNTY ATTORNEY OFFICE REVIEW
RECOMMENDATION:
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LONGVIEW CENTER
A
PLANNED UNIT DEVELOPMENT
REGULATIONS AND SUPPORTING MASTER PLAN GOVERNING THE LONGVIEW
CENTER, A PLANNED UNIT DEVELOPMENT PURSUANT TO PROVISIONS OF THE
COLLIER COUNTY LAND DEVELOPMENT CODE
PREPARED FOR:
St. Katherine’s Greek Orthodox Church
7100 Airport Road North
Naples, FL 34109
Alec Pulling
c/o Karen Bishop
PMS, Inc. of Naples
2335 N. Tamami Trail, Suite 408
Naples, FL 34103
PREPARED BY:
Hole Montes, Inc.
950 Encore Way
Naples, FL 34110
Coleman, Yovanovich & Koester, P.A.
The Northern Trust Building
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
VanasseDaylor
12730 New Brittany Blvd., Suite 600
Fort Myers, FL 33908
DATE REVIEWED BY CCPC _____
DATE APPROVED BY BCC 9-9-03
ORDINANCE NUMBER 03-41
AMENDMENTS AND REPEAL _____
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EXHIBIT “A”
TABLE OF CONTENTS
Page #
List of Exhibits
Exhibit “A” PUD Master Plan
Exhibit “A-1” Master Plan for North & Church Tracts
Statement of Compliance
Section 1 Legal Description, Property Ownership, 1 5
General Description and Short Title
Section 2 Project Development Requirements 4 8
Section 3 Mixed Land Permitted Uses District and
Development Standards 7 11
Section 4 Common Areas and Amenities 11 17
Section 5 Development Commitment 13 18
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STATEMENT OF COMPLIANCE
The development of approximately 14.74 19.9 acres, more or less, of property in Collier County,
as a mixed use Planned Unit Development (PUD) to be hereinafter referred to as the Longview
Center PUD will be in compliance with the goals, objectives and policies of Collier County as
set forth in the Growth Management Plan (GMP). All of the land uses and special application of
development standards and design guidelines enumerated in the Future Land Use Element
(FLUE) relative to the Orange Blossom Mixed-Use Subdistrict shall be in compliance with those
stated provisions and in compliance with other applicable elements of the GMP. Compliance
with goals, objectives and policies is achieved in the following manner:
Mixed-Use Project
1. The subject property is located both north and south of Orange Blossom Drive on the east
side of Airport Pulling Road. The portion of the PUD south of Orange Blossom Drive
shall be referred to as the South Tract. The portion of the site north of Orange Blossom
Drive has been designated as two separate tracts, the 4.52-acre parcel north of Orange
Blossom Drive within the Orange Blossom Mixed-Use Subdistrict on the Future Land
Use Map (the “North Tract”), and the 5.16-acre parcel developed with the St. Katherine’s
Greek Orthodox Church and designated Urban Residential on the Future Land Use Map
(the “Church Tract”). These Tracts are depicted on the Master Plan, Exhibit A-1.
1. 2. The subject property is located within the Orange Blossom Mixed-Use Subdistrict. This
Subdistrict provides for a specific distribution of land uses and requires a percentage of
the allowable base density residential component to be in place prior to non-residential
commercial development reaching a certain threshold. The PUD has been crafted to
include these provisions for mixed-use development and is therefore in compliance with
Objective 1, Policy 5.1 and 5.3 specifically of the FLUE.
2. 3. The subject property’s location in relation to existing or proposed community facilities
and services permits the development’s intensity and density as required by Objective 2,
and Policy 5.5 of the FLUE.
3. 4. The project’s mixed-use composition is compatible and complimentary complementary
to existing and future surrounding land uses as required by Policy 5.4 of the FLUE.
4. 5. Proposed improvements utilizing best land use planning practices are planned to be in
compliance with Objective 3 of the FLUE.
5. 6. The project will be connected to the County’s utility system (i.e., sewer and water) and is
therefore consistent with Objective 1.5 2, Policies Policy 1.5.1 and 1.5.2 2.0.1 of the
Sanitary Sewer Wastewater Treatment Sub-Element and Objective 3 of the Potable Water
Sub-Elements of the GMP.
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6. 7. The project development is planned to incorporate natural systems for water management
in accordance with their natural functions and capabilities as required by Objective 1.5 6
of the Drainage Sub Stormwater Management Sub-Element.
7. 8. At the time of development, the project will be consistent with Policy 1.3 5.1 of the
Transportation Element. Airport Road is a six-lane facility and is not expected to
function below the adopted level of service required to meet concurrency requirements,
nevertheless development of the subject land remains subject to concurrency
requirements throughout its construction phases.
8. 9. In all other aspects, the project development as regulated by provisions of the PUD
document shall be in compliance with applicable elements of the GMP.
9. 10. The projected intensity and density of the mixed-use project is in compliance with the
FLUE based on the following relationships to required criteria:
Criteria Max. Intensity/Density Proposed Intensity/Density
Base density (4DU/A) 59 80 dwelling units *15 dwelling units
Retail 5,000 square feet/acre 73,500 square feet 73,500 square feet
Office 7,000 square feet/acre 101,000 square feet 70,000 square feet
Institutional N/A 58,000 square feet
All other required design elements and criteria of the Orange Blossom Mixed-Use
Subdistrict have been included in Section 3 of the PUD Document or otherwise
illustrated on the Master Plans, Exhibits A and A-1.
*Note: Minimum allowable number of dwelling units is equal to 25 19% of the number
of dwelling units allowed under the density rating system which allows a total of 59 80
dwelling units.
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SECTION 1
PROPERTY OWNERSHIP AND DESCRIPTION
1.1 PURPOSE
The purpose of this section is to set forth the location and ownership of the property and
to describe the existing conditions of the property to be developed pursuant to the
regulations and other development provisions herein contained within this PUD
Document.
1.2 LEGAL DESCRIPTION
The Southwest quarter of the Northwest quarter of the Southwest quarter of Section 1,
Township 49 South, Range 25 East, Collier County, Florida, less the North 30 feet and
West 100 feet thereof, both of which are reserved for road right-of-way and also the
right-of-way easement described as follows: The North 30 feet of the Southwest quarter
of the Northwest quarter of the Southwest quarter and also the South 30 feet of the South
one-half of the Northwest quarter of the Northwest quarter of the Southwest quarter all
being in Section 1, Township 49 South, Range 25 East, and also the South one-half of the
Northwest quarter of the Northwest quarter of the Southwest quarter of Section 1,
township 49, South, Range 25 East, less the South 30 feet and the West 100 feet for road
purposes.
ALSO LESS & EXCEPT PARCEL 112 (O.R. BOOK 2510, PAGE 1528) DESCRIBED
AS FOLLOWS:COMMENCING AT THE SOUTHWEST CORNER OF SECTION 1,
TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA;
THENCE NORTH 02°57'13" WEST ALONG THE WEST LINE OF SAID SECTION 1
A DISTANCE OF 2368.63 FEET; THENCE LEAVING SAID WEST LINE OF
SECTION 1, NORTH 89°54'04" EAST A DISTANCE OF 100.07 FEET TO THE EAST
LINE OF A 100 FOOT CANAL RIGHT-OF-WAY AND THE POINT OF
BEGINNING; THENCE NORTH 2°57'13" WEST ALONG SAID CANAL RIGHT-OF-
WAY, A DISTANCE OF 45.52 FEET; THENCE LEAVING SAID CANAL RIGHT-
OF-WAY SOUTH 88°13'32" EAST, A DISTANCE OF 473.17 FEET; THENCE
NORTH 89°54'01" EAST, A DISTANCE OF 96.71 FEET; THENCE SOUTH 3°04'48"
EAST, A DISTANCE OF 30.04 FEET; THENCE SOUTH 89°54'04" WEST. A
DISTANCE OF 568.92 FEE TO THE POINT OF BEGINNING;
ALSO LESS & EXCEPT PARCEL 612 (O.R. BOOK 2510, PAGE 1528) DESCRIBED
AS FOLLOWS:
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COMMENCING AT THE SOUTHWEST CORNER OF SECTION 1, TOWNSHIP 49
SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA; THENCE NORTH
02°57'13" WEST ALONG THE WEST LINE OF SECTION 1, A DISTANCE OF
2368.63 FEET; THENCE NORTH 89°54'04" EAST, A DISTANCE OF 100.07 FEET
TO THE EAST LINE OF A 100 FOOT CANAL RIGHT-OF-WAY; THENCE NORTH
2°57'13" WEST ALONG SAID CANAL RIGHT-OF-WAY, A DISTANCE OF 45.52
FEET TO THE POINT OF BEGINNING; THENCE LEAVING SAID CANAL RIGHT-
OF-WAY SOUTH 88°13'32" EAST, A DISTANCE OF 473.17 FEET; THENCE
NORTH 89°54'04" EAST, A DISTANCE OF 96.17 FEET; THENCE NORTH 3°04'48"
WEST, A DISTANCE OF 10.01 FEET; THENCE SOUTH 89°54'04" WEST, A
DISTANCE OF 163.47 FEET; THENCE NORTH 1°46'28" EAST, A DISTANCE OF
7.20 FEET; THENCE NORTH 88°13'32" WEST. A DISTANCE OF 406.84 FEET;
THENCE SOUTH 2°57'13" EAST, A DISTANCE OF 15.05 FEET TO THE POINT OF
BEGINNING.
And the North ½ of the Northwest ¼ of the Northwest ¼ of the Southwest ¼ of Section
1, Township 49 South, Range 25 East, said lands lying, being and situated in Collier
County, Florida. Less the West 100 feet thereof.
1.3 PROPERTY OWNERSHIP
The subject property is currently under the ownership of John A. Pulling, Jr., and Lucy G.
Finch, 868 5th Avenue South, Naples, Florida, 34102 John A. Pulling Trust, Marsha Ford
Pulling Trust, and Finch First 2012 Irrevocable Trust (owners of the South Tract) and St.
Katherine’s Greek Orthodox Church, Inc. (owner of the North Tract, ± 4.52 acres, and
the Church Tract, ± 5.16 acres.).Through this common ownership of the subject land, a
unified and integrated plan of development has been designed to achieve the development
criteria set forth by the Orange Blossom Mixed-Use Subdistrict of the FLUE of the GMP.
1.4 GENERAL DESCRIPTION OF SUBJECT PROPERTY
A. The project is located in the Northeast (4.77 ac.) and Southeast (9.97 ac.) corners
of the intersection of Airport-Pulling Road and Orange Blossom Drive Roads
having some 1,125 1,490 linear feet of frontage on Airport Road, of which, 360
730 linear feet lie north of Orange Blossom Drive Airport Road and 760 linear
feet lie south of Orange Blossom Drive Airport Road. Generally, the depth is 560
linear feet.
B. The zoning classification of the subject property prior to the date of this approved
PUD Document was Longview Center PUD and Rural Agricultural.
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1.5 PHYSICAL DESCRIPTION
Elevations within the project site range from 11.4 to 12.6 feet above mean sea level.
Most of the site is more than 12 feet above mean sea level. The entire site is in Flood
Zone X according to the Firm Map panel 120067-0385D.
The vast majority of the undeveloped portions of the site is designated with FLUCCS
Codes 241 (Tree Nursery) or 243 (Ornamentals Nursery). Because of the intensive
management associated with these uses, this site is not suitable for any listed plant or
animal species. The only water body is a borrow area located in the northeast portion of
the northeast parcel.
1.6 PROJECT DESCRIPTION
The Longview Center PUD shall consist of a mixed-use development of institutional,
commercial (retail, service and offices) and residential uses with design and use
limitations required by the Orange Blossom Mixed-Use Subdistrict of the FLUE of the
GMP.
1.7 SHORT TITLE
This Ordinance shall be known and cited as the Longview Center Planned Unit
Development Ordinance.
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SECTION 2
PROJECT DEVEOPMENT REQUIREMENTS
2.1 PURPOSE
The purpose of this Section is to delineate and generally describe the project plan of
development, relationships to applicable County ordinances, the respective land uses of
the tracts included in the project, as well as other project relationships.
2.2 GENERAL
A. Regulations for development for the Longview Center PUD shall be in accordance
with the contents of this Document, PUD-Planned Unit Development District, and
other applicable sections and parts of the Collier County Land Development Code
(LDC) and GMP in effect at the time of a building permit application. Where these
regulations fail to provide developmental standards then the provisions of the most
similar district in the County LDC shall apply.
B. Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in the LDC in effect at the time of building permit application.
C. All conditions imposed and all graphic material presented depicting restrictions for
the development of the Longview Center PUD shall become part of the regulations
that govern the manner in which the PUD site may be developed.
D. Unless modified, waived or excepted by this PUD, the provisions of other portions
of the LDC, where applicable, remain in full force and effect with respect to the
development of the land which comprises this PUD.
E. Development permitted by the approval of this petition will be subject to a
concurrency review under the provisions of Division 3.15 LDC Section 6.02.00,
Adequate Public Facilities.
2.3 DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES
A. The project Master Plan, including schematic layout of automobile and pedestrian
access ways and land uses by various tracts, is illustrated graphically by Exhibit s
“A” and “A-1”, PUD Master Development Plans. Representations of building
footprints and access ways are intended to illustrate a clustering concept and one
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in keeping with the development criteria contained in the Orange Blossom Mixed-
Use Subdistrict as applicable.
2.4 DESCRIPTION OF PROJECT DENSITY AND INTENSITY OF LAND USE
A mixed-use development including a residential component and mixed commercial uses
are design components of the PUD and Master Plan as required by provisions of the
Orange Blossom Mixed-Use Subdistrict of the FLUE of the GMP.
A minimum of 15 residential dwelling units shall be constructed above the first floor of
commercial buildings or in freestanding buildings. A maximum of 73,500 square feet of
mixed retail and service uses and a maximum of 70,000 square feet of medical and/or
general office space as described in Section 3.3 will occupy the North and South Tracts.
The North Tract may alternatively be developed with uses ancillary to the church on the
Church Tract. the site generally as depicted on Exhibit “A” of the PUD Master Plan.
Design elements include: a common architectural theme and a pedestrian friendly
clustered design. Sidewalks and access drives will extend to the boundaries of the
Longview Center PUD in anticipation of said interconnections from adjacent
developments.
2.5 RELATED PROJECT APPROVAL REQUIREMENTS
A. Prior to the recording of a record plat, and/or condominium plat for all or part of
the PUD, final plans of all required improvements shall receive approval of the
appropriate Collier County governmental agency to insure compliance with the
PUD Master Plan, Division 3.2 Section 4.03.00 of the LDC and the platting laws
of the State of Florida.
B. Exhibits “A” and “A-1”, PUD Master Plans, constitutes the required PUD
Development Plan. Subsequent to, or concurrent with, PUD approval, a
preliminary subdivision plat, if applicable, shall be submitted for the entire area
covered by the PUD Master Plans. Any division of property and the development
of the land shall be in compliance with Division 3.2 Section 4.03.00 of the LDC,
and the platting laws of the State of Florida.
C. The provisions of Division 3.3 Section 10.02.03 of the LDC, when applicable,
shall apply to the development of all platted tracts, or parcels of land as provided
in said Division Section prior to the issuance of a building permit or other
development order.
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D. The development of any tract or parcel approved for residential development in
the form of fee simple ownership of land for each dwelling unit shall be required
to submit and receive approval of a preliminary subdivision plat in conformance
with requirements of Division 3.2 Section 4.03.00 of the LDC prior to the
submittal of construction plans and a final plat for any portion of the tract or
parcel.
E. Appropriate instruments will be provided at the time of infrastructural
improvements regarding any dedications and method for providing perpetual
maintenance of common facilities.
2.6 MODEL SALES FACILITIES
Model dwelling units not to exceed three and a development sales office with product
display spaces shall be permitted in conjunction with the marketing of retail and/or
service and/or office spaces and dwelling units. Model spaces used for marketing the
sale of dwelling units or commercial space shall continue until 80% of project dwelling
units or commercial space is sold but not to exceed five years from the date of issuance of
a temporary use permit. Thereafter, continuance of the model uses shall be subject to a
conditional use permit.
Portions of the site shall be permitted to obtain a temporary certificate of occupancy
while construction continues on other portions.
2.7 AMENDMENTS TO PUD DOCUMENT OR MASTER PLAN
Amendments may be made to the PUD as provided in Section 2.7.3.5 10.02.13.E of the
LDC. Deviation from illustrative footprints and access ways is not to be construed as an
amendment to the Master Plan so long as the general intent of a clustering concept is
retained and the design and development criteria of the Orange Blossom Mixed-Use
Subdistrict of the FLUE of the GMP are met.
2.8 ASSOCIATION OF PROPERTY OWNERS FOR COMMON AREA MAINTENANCE
Whenever the developer elects to create land area and/or recreation amenities whose
ownership and maintenance responsibility is a common interest to all of the subsequent
purchasers of property within said development in which the common interest is located,
that developer entity shall provide appropriate legal instruments for the establishment of a
Property Owners’ Association whose function shall include provisions for the perpetual
care and maintenance of all common facilities and open space subject further to the
provisions of Section 2.2.20.3.810.02.13.L of the LDC.
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SECTION 3
MIXED-USE LAND USE DISTRICT PERMITTED USES
AND
DEVELOPMENT STANDARDS
3.1 PUPOSE AND INTENT
The purpose and intent of this Section is to allow for limited retail, office , and residential
uses on the South Tract, all in concert and compatible with one another to bring about a
mixed unified plan of development. The development shall reflect a village-like
atmosphere. This shall be accomplished through a common architectural theme and
buildings that promote a low impact intensity project that is compatible with both on-site
and nearby residential communities. Commercial uses are generally those permitted in
the C-1 through C-3 zoning districts with exception of those C-2 and C-3 uses that clearly
require a regional market.
The North Tract may be developed with (1) up to 30,000 square feet of institutional uses
ancillary to the Church Tract, or (2) up to 10,000 square feet of retail and 15,000 square
feet of office.
The Church Tract is limited to 28,000 square feet of Sanctuary and Chapel Uses and 420
seats.
3.2 MAXIMUM DENSITY AND INTENSITY OF DEVELOPMENT
Residential component - The maximum number of dwelling units is 15 and residential is
only permitted on the South Tract. A minimum of 15 dwellings shall be constructed on or
before the issuance of certificates of occupancy or certificates of completion for 40,000
square feet of retail or office space on the North and South Tracts.
Commercial component - Up to 73,500 square feet of mixed commercial uses including
both retail and service uses, and up to 70,000 square feet of office uses, both medical and
general, shall be permitted on the North and South Tracts in accordance with the list of
permitted uses identified below.
Institutional component – Up to a 420-seat church and a maximum of 28,000 square feet
of church, chapel, and accessory uses on the Church Tract and up to 30,000 square feet of
institutional uses ancillary to the existing church campus on the North Tract, such as
classrooms for religious instruction, church offices, or multipurpose buildings.
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3.3 USES PERMITTED WITHIN THE SOUTH TRACT
No building or structure or part thereof, shall be erected or used, or land used, in whole or
in part, for other than the following.
A. Principal Uses:
(1) Multi-family dwelling units above commercial uses or in stand-alone buildings.
(2) Unless otherwise provided for in this Section, all permitted and conditional uses
of the C-1 commercial professional and general office zoning district and C-2
commercial convenience zoning district in effect as of the date of adoption of this
PUD rezone September 9, 2003, with the exception of gasoline service stations
(SIC# 5541) and C-3 commercial intermediate zoning district with the exception
of marinas (SIC# 4493), automotive services (SIC# 7549), homeless shelters,
hospitals (SIC group# 8062-8069), soup kitchens, vocational schools (sic SIC
groups# 8243-8299), group care facilities, churches and other places of worship.
(3) Amusement and recreation services, indoor (SIC# 7922), community theaters
only.
(4) Building materials, hardware and garden supplies (SIC group # 5231-5261),
subject to Section 3.4.H.4 3.7.D. of this document.
B. Accessory Uses:
(1) Parking lots and structures
(2) Project signage pursuant to Division 2.5 Section 5.06.00 of the LDC
(3) Essential services as defined in Section 2.6.9 2.01.03 of the LDC
(4) Kiosks as part of streetscape and landscape plans
(5) Temporary events on common elements subject to a temporary use permit
(6) Water management facilities
(7) Landscape and pedestrian rest areas
3.4 USES PERMITTED WITHIN THE NORTH TRACT
No building or structure or part thereof, shall be erected or used, or land used, in whole or
in part, for other than the following.
A. Principal Uses:
The North Tract may be developed with uses as allowed under either (1) or (2) below.
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(1) Up to a maximum of 10,000 square feet of retail and 15,000 square feet of office
of the following allowed uses:
(a) All permitted and conditional uses of the C-1 commercial professional and
general office zoning district and C-2 commercial convenience zoning district
in effect as of September 9, 2003, with the exception of gasoline service
stations (SIC# 5541), and C-3 commercial intermediate zoning district, with
the exception of marinas (SIC# 4493), automotive services (SIC# 7549),
homeless shelters, hospitals (SIC group# 8062-8069), soup kitchens,
vocational schools (SIC groups# 8243-8299), and group care facilities.
(b) Amusement and recreation services, indoor (SIC# 7922), community theaters
only.
(c) Building materials, hardware and garden supplies (SIC group # 5231-5261),
subject to Section 3.7.D of this document.
(2) Up to a maximum of 30,000 square feet of uses typically ancillary to a church and
affiliated with the church constructed on the Church Tract, including but not
limited to:
(a) A stand-alone chapel,
(b) Classrooms for religious instruction and continuing education,
(c) Child care centers limited to a maximum of 100 students,
(d) Offices,
(e) A multi-purpose building with kitchen, meeting rooms, indoor recreation
facilities for church members,
(f) Café up to 2,500 square feet/40 seats, and
(g) Community gardens.
B. Accessory Uses:
(1) Parking lots and structures
(2) Project signage pursuant to Section 5.06.00 of the LDC
(3) Essential services as defined in Section 2.01.03 of the LDC
(4) Kiosks as part of streetscape and landscape plans
(5) Temporary events on common elements subject to a temporary use permit
(6) Water management facilities
(7) Landscape and pedestrian rest areas
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3.5 USES PERMITTED WITHIN THE CHURCH TRACT
The Church Tract is limited to 28,000 square feet. No building or structure or part
thereof, shall be erected or used, or land used, in whole or in part, for other than the
following.
A. Principal Uses
(1) Churches and places of worship, limited to 420 seats.
B. Accessory Uses
(1) Uses typically ancillary to a church, including but not limited to: a stand-alone
chapel, classrooms for religious instruction and continuing education, offices,
a multi-purpose building with kitchen, meeting rooms.
(2) Passive recreational facilities such as gazebos and walking trails.
3.4 3.6 DEVELOPMENT STANDARDS FOR THE SOUTH TRACT
All interior spaces will be private spaces intended to maximize a cluster development,
accordingly no specific setback or orientation of buildings to one another, or relationship
to access drives by a dimensional standard shall be required. Spatial relationships to
access drives and between buildings shall be determined at the time of site development
plan approval subject to the provisions of Division 3.3 Section 10.02.03 of the LDC.
A. PUD Perimeter Boundary and Internal Road Set Back Requirements
(1) From Airport-Pulling Road Canal Easement: Twenty (20) feet.
(2) From Orange Blossom Drive: Twenty-five (25) feet.
(3) All other boundaries: Twenty (20) feet, except adjacent to the Lone Oak PUD:
Twenty-five (25) feet for one and two story structures and eighty (80) feet for
three story structures.
(4) Minimum distance between structures----0.5 times the sum of the building heights
with a minimum of 15 feet.
(5) From internal roads: Zero (0) feet.
B. Building Height
(1) Maximum building height shall be three floors with a maximum of 40 feet.
Understory parking, if utilized, shall count as one floor.
C. Lot Coverage
(1) The maximum lot coverage by all buildings shall not exceed 17.5%.
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D. Off-Street Parking and Loading - As required by Division 2.3 Section 4.05.00 of the
LDC. Cross-access easements or shared parking commitments will be required if
separately owned tracts are established, so that all parking facilities serve as a
common facility.
E. Required Landscapeing Buffers
(1) Along Airport-Pulling Road and Orange Blossom Drive, a twenty (20) foot Type
D buffer shall be required.
(2) A twenty-five (25) foot buffer shall be required adjacent to the Lone Oak PUD in
the manner illustrated by the Master Plan Buffer Detail on Exhibit A. A twenty
(20) foot Type C buffer is required along all other boundary lines. Landscaping
along the common boundary line with the Lone Oak PUD shall provide a
vegetative screen as depicted on the PUD Master Plan Exhibit A. Landscape
buffer requirements shall otherwise be consistent with applicable provisions of the
LDC.
F. Signs - As required by Division 2.5 Section 5.06.00 of the LDC.
G. Garbage Dumpsters - No garbage dumpster or compactor shall be located within 80
feet of the common boundary line with the Lone Oaks PUD.
H. Design Features
(1) Primary pedestrian access to building spaces shall be from interior access roads or
drives. Secondary pedestrian accesses may be allowed for buildings facing
Airport-Pulling Road.
(2) All buildings shall be connected with pedestrian features.
(3) All building facades shall be representative of a common architectural theme
consistent with the requirements of Section 2.8 of the LDC in effect at the time of
site development plan approval. These requirements shall apply to all four sides
of each building.
(4) The maximum area of a building footprint is 5,000 square feet. Common stairs,
breezeways or elevators may join individual buildings.
(5) Off-street parking areas shall be screened from Airport-Pulling and Orange
Blossom Roads with a vegetative screen, wall, or combination of both, at a
minimum height four (4) feet.
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(6) A maximum of 25 percent of the build-out square footage shall be devoted to
single story buildings.
(6)(7) Residential units may be located on both the north and south side of Orange
Blossom Drive.
(7)(8) Integration of residential and office or retail uses in the same building is
encouraged.
(8)(9) Drive-through establishments shall be limited to banks with no more than 3 lanes.
The drive-through portion of the structure shall be architecturally integrated into
the main building.
(9)(10) Pedestrian interconnections with adjoining properties shall be provided at the time
of site development plan approval upon agreement with said adjoining property
owners that the pedestrian interconnection will be extended to allow pedestrian
travel in both directions.
3.7 DEVELOPMENT STANDARDS FOR THE NORTH AND CHURCH TRACTS
A. PUD Perimeter Boundary Set Back Requirements and Internal Road Set Back
Requirements
(1) Twenty-five feet from external PUD boundaries
(2) Zero feet from internal private roads
B. Building Height
(1) Three stories, not to exceed 55 feet zoned height and 62 feet actual height.
C. Lot Coverage
(1) The maximum lot coverage by all buildings shall not exceed 17.5 percent.
D. Minimum Distance Between Structures
(1) 15 feet
E. Required Landscape Buffers
(1) Ten-foot wide Type D landscape buffer along Orange Blossom Drive.
(2) Twenty-foot wide Type D landscape buffer along Airport Pulling Road.
(3) Ten-foot wide Type A landscape buffer along the eastern property line.
(4) No landscape buffer is required between the North and Church Tracts if
developed as part of a unified Site Development Plan.
(5) The 10-foot, Type A landscape buffer along the north property line, located
between the Church Tract and the multifamily development to the north, was
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approved per SDP 92-114. The existing landscape buffer and 5-foot tall wall
within the 10’ landscape buffer will be retained. Additional plantings will be
added within the existing 10’ landscape buffer to the greatest extent practical
as determined by County Staff.
F. Design Standards
(1) All primary building facades shall establish a common architectural theme
consistent with the existing church.
(2) All buildings shall be connected with pedestrian features.
(3) No building footprint shall exceed 25,000 square feet.
(4) No residential units are required to be constructed prior to construction on the
Church Tract or North Tract.
(5) In the case of an interconnection between the North Tract and the Orange
Blossom Gardens PUD to the east, the interconnection may also be designed
to accommodate golf carts, and may be roofed.
G. Deviations
(1) Deviation from LDC Section 4.06.02, which requires a 20-foot wide Type D
landscape buffer along Orange Blossom Drive, to allow for a 10-foot wide
landscape buffer with an equivalent amount of buffer plantings. This deviation
applies if the owner does not place the landscape buffer in any of the County’s
existing easements associated with Orange Blossom Drive.
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SECTION 4
COMMON AREAS AND AMENITIES
4.1 PURPOSE
The purpose of this Section is to identify land areas that will be set aside as common
space to serve both project residents, employees, and the general public and further
prescribe the allowable uses and development standards. The primary purpose and
function of these areas is to provide aesthetically pleasing areas that will provide
opportunities for community events, encourage a sense of community between project
residents, employees and public users, and provide spaces for entertainment and
relaxation.
4.2 USES PERMITTED
No building or structure, or part thereof, shall be erected, altered or used, or land used, in
whole or in part, for other than the following:
Principal Uses:
1) Lakes or other sculpted water bodies.
2) Kiosks.
3) Water fountain, street sculpture, street furniture.
4) Band shell/stage.
5) Clock tower.
6) Bocce, shuffleboard, lawn bowling courts and other types of similar
recreational amenities.
4.3 DEVELOPMENT REGULATIONS
A. All common area improvements shall be complimentary to the common architectural
theme of the buildings, including landscaping, enclosures for recreational or amenity
structures, location of access streets, open spaces or other common activity areas to
residential and commercial land uses.
B. Recreational or activity areas (i.e. kiosk, bocce court) shall not be located within fifty
feet (50’) of the east boundary.
C. Lighting facilities in connection with open and/or recreation areas shall be arranged in
a manner that shall not cause a glare or other interference to adjoining residential
areas or any public street.
D. All improvements to common open space areas shall be subject to the requirements of
Section 3.310.02.03, Site Development Plans, of the LDC.
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SECTION 5
DEVELOPMENT COMMITMENTS
5.1 PURPOSE
The purpose of this Section is to set forth the development commitments for the
development of the project.
5.2 GENERAL
All facilities shall be constructed in strict accordance with final site development plans,
final subdivision plats and all applicable State and local laws, codes, and regulations
applicable to this PUD. Except where specifically noted or stated otherwise, the standards
and specifications of Division 3.2 Section 4.03.00 of the LDC shall apply to this project
even if the land within the PUD is not to be platted. The developer, its successors and
assigns, shall be responsible for the commitments outlined in this Document.
The developer, its successor or assignee, shall follow the applicable Master Plan and the
regulations of the PUD, as adopted, and any other conditions or modifications as may be
agreed to in the rezoning of the property. The developer, its successors or assignee in
title, are bound by the commitments within this Document.
5.3 PUD MASTER PLAN
A. Exhibits A and A-1, PUD Master Plans, illustrates the proposed development and is
are conceptual in nature. Proposed internal tract, lot or land use boundaries or special
land use boundaries shall not be construed to be final and may be varied at any
subsequent approval phase such as final platting or site development plan application.
Subject to the provisions of Section 2.7.3.510.02.13.E of the LDC, amendments may
be made from time to time.
B. All necessary easements, dedications, or other instruments shall be granted to insure
the continued operation and maintenance of all service utilities and all common areas
in the project.
5.4 SCHEDULE OF DEVELOPMENT/MONITORING REPORT AND SUNSET
PROVISIONS
There is no time frame for initiating project improvement except that development of a
portion of the approved project is expected to begin within one year of the rezoning
approval.
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The PUD shall be subject to the Sunset Provisions of Section 2.7.3.4 of the Collier
County LDC.
An annual monitoring report shall be submitted pursuant to Section 2.7.3.6 10.02.13 of
the Collier County LDC. The monitoring report shall be accompanied by an affidavit
stating that representations contained therein are true and correct.
5.5 SUBSTITUTION TO DESIGN STANDARDS FOR SUBDIVISION PRACTICE
REGULATIONS
The Longview Center PUD shall incorporate a village-like design in which associated
automobile parking areas shall be located external to the building clusters. Access to the
building clusters shall be limited to pedestrian walkways and a pedestrian common open
space corridor of irregular linear function and design. No portion of the property is to be
platted, therefore, Division 3.2 Section 4.03.00 of the LDC does not apply, except as
otherwise provided by Division 3.3 Section 10.02.04 of the LDC. All requirements
relative to design and infrastructure improvements remain applicable, as provided by the
LDC, specifically that surfaces of vehicular access ways may be constructed of brick
pavers or other decorative material, and access way cross sections may differ from those
indicated in Appendix “B” of the LDC, Typical Street Sections and Right of Way Design
Standards, so long as construction standards and materials employed are consistent with
Subsection 3.2.8.4 Section 4.03.01 of the LDC, Design Requirements.
5.6 TRANSPORTATION
The development of the land within this PUD shall be subject to and governed by the
following conditions:
1. Sidewalks, a minimum of five (5) feet in width, shall be constructed along the
western property line. If an easement is obtained from the South Florida Water
Management District (SFWMD) Big Cypress Basin Board, the sidewalk shall be
provided on the east side of the Airport-Pulling Road Canal right-of-way. Sidewalks,
a minimum of five (5) feet in width, shall be constructed along both sides of Orange
Blossom Drive. Internal sidewalks shall extend to all interconnection points with
adjacent developments, subject to the requirements of Section 3.4.H. of this
Document.
2. The maximum total daily trip generation for the North and Church Tracts shall not
exceed 99 two-way PM peak hour net 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.
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3. For church services and other periods and events of significant traffic generation on
the Church Tract and North Tract, 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
location(s) directed by the Collier County Transportation Administrator or designee.
5.7 ENVIRONMENTAL
The development of the land within this PUD shall be subject to and governed by the
following conditions:
A. All provisions of the GMP, Conservation and Coastal Management Element, and the
LDC in effect at the time of final development order approval shall apply.
B. An exotic vegetation removal, monitoring, and maintenance (exotic-free) plan for the
site, with emphasis on the conservation/preservation areas shall be submitted prior to
final plan/construction plan approval. A schedule for exotic removal within all
preservation areas shall be submitted with the above plan.
C. Environmental permitting shall be in accordance with the State of Florida
Environmental Resource Permit Rules and be subject to review and approval by
Environmental Services Staff.
D. Removal of exotic vegetation shall not be counted towards mitigation for impacts to
Collier County jurisdictional wetlands.
E. All approved agency (SFWMD, ACOE, FFWCC) permits shall be submitted to the
Environmental Services Director prior to final plat/construction plan approval.
F. A minimum of 15 percent preservation/mitigation of existing vegetation on-site shall
be required
5.8 WATER MANAGEMENT
The development of the land within this PUD shall be subject to and governed by the
following conditions:
A. Detailed paving, grading and site drainage plans shall be submitted to Engineering
Review Services for review and approval. No construction permits shall be issued
unless and until the Planning Services Staff grants approval of the proposed
construction in accordance with the approved plans.
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B. If stormwater management is shared between the North and Church Tracts and the
Orange Blossom Gardens PUD to the east, a shared stormwater management
agreement shall be recorded prior to final construction plan approval.
5.9 UTILITIES
The development of the land within this PUD shall be subject to and governed by the
following conditions:
A. Water distribution and sewage collection and transmission facilities to serve the
project shall be designed, constructed, conveyed, owned, and maintained in
accordance with Collier County Ordinance Number 01-57, as amended, and other
applicable County rules and regulations.
B. All customers connecting to the water distribution and sewage collection facilities
will be considered to be customers of the County, and will be billed by the County in
accordance with the County’s established rates.
5.10 9 COMMUNITY FACILITIES
The development of the land within this PUD shall be subject to community facility
improvements under the following conditions:
A. Recreational and/or leisure space improvements will be constructed in the common
areas for the use of project residents and the commercial patrons of the project.
5.11 10 POLLING PLACES
Pursuant to Section 2.6.30 4.07.06 of the LDC, provision shall be made for the future use
of common area building space to accommodate an electoral polling place.
An Agreement shall be recorded in the Official Records of the Clerk of the Circuit Court
of Collier County, which shall be binding upon any and all future owners of the building
in which the polling place is to be located including, but not limited to, condominium
associations, homeowners’ associations, or tenants’ associations. The Agreement shall
provide for said community recreation/public building/public room or similar common
facility to be used for a polling place, if determined to be necessary by the Supervisor of
Elections.
5.11 MISCELLANEOUS
A. 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
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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.
B. All other applicable state or federal permits must be obtained before commencement
of the development.
C. As to the North and Church Tracts: One entity (hereinafter the Managing Entity) shall
be responsible for PUD monitoring until close-out of the PUD, and this entity shall
also be responsible for satisfying all PUD commitments until close-out of the PUD.
At the time of this PUD amendment approval, the Managing Entity is St. Katherine’s
Greek Orthodox Church, Inc. Should the Managing Entity desire to transfer the
monitoring and commitments to a successor entity, then it must provide a copy of a
legally binding document that needs to be approved for legal sufficiency by the
County Attorney. After such approval, the Managing Entity will be released of its
obligations upon written approval of the transfer by County staff, and the successor
entity shall become the Managing Entity. As Owner and Developer sell off tracts, the
Managing Entity shall provide written notice to County that includes an
acknowledgement of the commitments required by the PUD by the new owner and
the new owner’s agreement to comply with the Commitments through the Managing
Entity, but the Managing Entity shall not be relieved of its responsibility under this
Section. When the PUD is closed-out, then the Managing Entity is no longer
responsible for the monitoring and fulfillment of PUD commitments.
17.B.2
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North
Tract
South Tract
17.B.2
Packet Pg. 3385 Attachment: Attachment A-PUD Ordinance - 110509 (10766 : PL20180002107 Longview Center PUD)
AIRPORT-PULLING ROAD(100' RIGHT OF WAY)950 Encore WayNaples, FL. 34110Phone: (239) 254-2000Florida Certificate ofAuthorization No.1772ENGINEERS PLANNERS SURVEYORSLONGVIEW CENTERP.U.D.GENERAL NOTES:
1.PROJECT SUMMARY:
a.) PARCEL SIZE: 9.68(±) ACRES
b.) ROW RESERVATION: 0.38± ACRES
C.) OPEN SPACE: MINIMUM REQUIRED (30% PROVIDED = 2.79 ACRES)
9.68 AC - 0.38 AC = 9.30 ACRES
9.30 AC * 30% = 2.79 ACRES
THIS PUD MASTER PLAN APPLIES TO THE PORTION OF THE LONGVIEW CENTER
PUD NORTH OF ORANGE BLOSSOM DRIVE.
PER SDP 92-114, A 10' TYPE A LANDSCAPE BUFFER IS REQUIRED ALONG THE
NORTH PROPERTY BOUNDARY.
THE INTERNAL ROADWAY SHOWN IS CONCEPTUAL TO ILLUSTRATE
CONNECTIVITY WITHIN THE PROJECT.
THERE IS NO EXISTING NATIVE VEGETATION ON THE CHURCH TRACT
OR THE NORTH TRACT.
(60' RIGHT OF WAY)ORANGE BLOSSOM GARDENS(ZONED P.U.D.)LONGVIEW CENTER (ZONED P.U.D.)STORMWATERMANAGEMENTLAKE20' TYPE 'D'BUFFER20' TYPE 'D'BUFFER10' TYPE A BUFFER WITH WALL
10' TYPE 'A'
BUFFER
10' TYPE 'A'
BUFFER
R.O.W.RESERVATION
GATED PEDESTRIAN AND
EMERGENCY ACCESS
3.
CHURCH
TRACT
±5.16 AC
NORTH
TRACT
±4.52 AC
1.
3.
4.
2.STORMWATERMANAGEMENTLAKE10' TYPE 'D' BUFFER
ORANGE BLOSSOM DRIVE
5.
CITRUS GARDENS (ZONED P.U.D.)ORANGE BLOSSOM GARDENS(ZONED P.U.D.)PEDESTRIAN
INTERCONNECTION
SOUTH TRACT SEE EXHIBIT A
DEVIATIONS:
DEVIATION FROM LDC SEC. 4.06.02 WHICH REQUIRES A 20 FOOT WIDE
TYPE 'D' LANDSCAPE BUFFER ALONG ORANGE BLOSSOM DRIVE.
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‒ 1 ‒
Growth Management Department
Zoning Division
CONSISTENCY REVIEW MEMORANDUM
To: Nancy Gundlach, AICP, Principal Planner, Zoning Services Section
From: Corby Schmidt, AICP, Principal Planner, Comprehensive Planning Section
Date: July 16, 2019
Subject: Future Land Use Element Consistency Review of Proposed Planned Unit Development
to Planned Unit Development Rezone
PETITION NUMBER: PL20180002107 [REV: 3]
PETITION NAME: Longview Center Mixed Use Planned Unit Development (PUD)-to-PUD Rezone
(PUDR).
REQUEST: This petition requests a rezone to 1) the Longview Center Mixed Use PUD to allow the
previously-prohibited churches or other places of worship within the PUD and expansion of, or uses
typically ancillary to a church, including educational classrooms and offices, a multi-purpose building
for meeting rooms, recreation and kitchen facilities and, community gardens onto a “North Tract”
[which is geographically positioned on the north side of Orange Blossom Drive, adjacently south of
the existing (Petitioner’s) place of worship].
This petition also requests a rezone to 2) the northerly portion of subject property presently zoned
A, Agriculture, with a Conditional Use for the existing church, to expand the size of the Longview
Center Mixed Use PUD to include as the “Church Tract ”.
LOCATION: The Longview Center Mixed Use PUD subject property is located north and south of
Orange Blossom Drive, on the east side of Airport-Pulling Road, in Section 1, Township 49 South,
Range 25 East.
COMPREHENSIVE PLANNING COMMENTS: The subject property is designated Urban Mixed Use
District, Orange Blossom Mixed Use Subdistrict, as identified on the Future Land Use Map (FLUM)
and map series within the Growth Management Plan (GMP).
This petition relies, in large part, on a companion small-scale GMP amendment to FLUM Inset Map
(Orange Blossom Mixed Use Subdistrict) to achieve density consistency. That amendment [ref.
PL20170003337/CPSS-2017-2] depicts an area of ten (10) acres or less within Orange Blossom Mixed
17.B.5
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‒ 2 ‒
Use Subdistrict to coincide with the components of Longview Center Mixed Use PUD lying north of
Orange Blossom Drive
Future Land Use Element (FLUE) Policy 5.6 requires new development to be compatible with, and
complementary to, surrounding land uses, as set forth in the Land Development Code.
Comprehensive Planning leaves this determination to the Zoning Services staff as part of their
review of the petition in its entirety. However, the compatibility analysis is encouraged to be
comprehensive and include a review of both the subject property and surrounding or nearby
properties regarding allowed use intensities and densities, development standards (building
heights, setbacks, landscape buffers, etc.), building mass, building location and orientation,
architectural features, amount and type of open space and location, traffic
generation/attraction, etc.
The County recognizes Smart Growth policies and practices in its consideration of future land use
arrangements and choice-making options. FLUE Objective 7 and Policies 7.1 through 7.4 promote
Smart Growth policies for new development and redevelopment projects pertaining to access,
interconnections, open space, and walkable communities. Each Policy is followed by staff analysis
[in bold italicized text].
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. [This site fronts, and has direct
access to, Airport-Pulling Road, classified as an arterial road in the Transportation Element,
and to Orange Blossom Drive, a collector roadway. New connection(s) to both fronting
roadways will be made.]
Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals. [The site
is proposed as a redevelopment project. The introduction of new or addition al church-related
uses an internal loop road configuration to access connection points onto Airport-Pulling Road
and Orange Blossom Drive.]
Policy 7.3:
All new and existing developments shall be encouraged to connect their local streets and/or
interconnection points with adjoining neighborhoods or other developments regardless of land use
type. The interconnection of local streets between developments is also addressed in Policy 9.3 of
the Transportation Element. [The PUD Master Plan depicts only an emergency access to the
adjoining residential PUD (to the east).]
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‒ 3 ‒
Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types. [The PUD
Master Plan depicts a pedestrian interconnection and a second, gated pedestrian
interconnection (sharing the emergency access location).
No other deviations are requested pertaining to sidewalks; therefore, the project will be subject
to LDC requirements for provision of sidewalks.]
REVIEW OF PUD and PUD-RELATED DOCUMENTS: After revisions have been made to companion Subdistrict provisions in response to staff’s sufficiency
review of the proposed small-scale GMP amendment petition, components of the PUD document
may require related changes. Revise accordingly to ensure the specificity of the PUD document
derives from /is supported by the new Subdistrict provisions.
Bear in mind that all review remarks concerning subject PUDR application materials provided herein
are subject to change based on resubmitted materials.
CONCLUSION: Based upon the above analysis, this proposed PUDR may not be deemed consistent with the FLUE.
However, the petition may be deemed consistent if the companion Small-Scale GMP amendment
petition (PL20170003337/CPSS-2017-2) is adopted and goes into effect. The PUD Ordinance needs
to provide for the effective date to be linked to the effective date of the companion Small-Scale GMP
amendment petition.
Stipulations:
1. This petition may only be deemed consistent with the FLUE if the companion Small-Scale
GMP amendment petition (PL20170003337/CPSS-2017-2) is adopted and goes into effect.
2. The PUDR Ordinance needs to provide for the effective date to be linked to the effective date of the companion Small-Scale GMP amendment petition.
cc: Ray Bellows, Zoning Manager, Zoning Services Section
David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
Michael Bosi, AICP, Director, Zoning Division
G: Comp\Consistency Reviews\2019
\\bcc.colliergov.net\data\GMD-LDS\CDES Planning Services\Consistency Reviews\2019\PUDR\PL2018-2107 St. Katherine's R3_FNL.docx
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PUDR\Attachment E-NIM Summary (3-21-2019)_PM.docx
NIM Summary
Longview Center PUD (PUDR-PL-20180002107
and Orange Blossom Mixed Use Subdistrict SSGMPA (PL-20170003337)
March 14, 2019, 5:30 p.m.
Collier County Public Library Headquarters, Sugden Theater
2385 Orange Blossom Drive, Naples, Florida 34109
The NIM was held for the above referenced petitions. The petitions are described as follows:
1) An amendment to Ordinance No. 89-05, as amended, the Collier County Growth Management
Plan, specifically amending the Orange Blossom Mixed Use Subdistrict to allow church uses,
establish landscape buffer requirements, and revise other development criteria on the 4.52 acres
located at the northeast corner of the intersection of Orange Blossom Drive and Airport Pulling
Road. The subject property is located in Section 1, Township 49 South, Range 25 East, Collier
County, Florida. [PL2017000337/CPSS-17-2]
2) An amendment to Ordinance 2003-41, The Longview Center Planned Unit Development (PUD),
as amended, and Ordinance 2004-41, the Collier County Land Development Code, by amending
the appropriate zoning atlas map or maps by changing the zoning classification of 5.16 acres of
land presently zoned Rural Agricultural to incorporate the parcel in the Longview Center PUD for
a total PUD size of 19.9± acres; to allow church and institutional uses on the 5.16 acre Church
Tract; to allow, on the 4.52 acre North Tract, uses typically ancillary to a church, including but not
limited to classrooms for religious instruction and continuing education, offices, a multi-purpose
building with kitchen, meeting rooms, indoor recreation facilities for church members and
community gardens; to amend development standards applicable to the North Tract and establish
development standards applicable to the Church Tract; and, to update code citations and
nomenclature. The subject property is located on the northeast corner of the intersection of Airport
Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, Collier
County, Florida. [PL20180002107]
Note: This is a summary of the NIM. An audio/video recording is also provided.
Attendees:
On behalf of Applicants:
Robert Mulhere, FAICP, VP Planning, Hole Montes, Inc.
Paula McMichael, AICP, Director of Planning, Hole Montes, Inc.
Barry Jones, PE, Hole Montes
Richard Yovanovich, Esq., Coleman, Yovanovich, Koester
County Staff:
Nancy Gundlach, AICP, RLA, Principal Planner, Zoning Services Section
Sue Faulkner, Principal Planner, Comprehensive Planning Section
Approximately 15 members of the public attended.
Mr. Mulhere started the presentation by introducing himself, the other consultants, and County Staff. He
provided a brief history and overview of the project, and a summary of the request.
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Following Mr. Mulhere’s presentation, there was approximately sixteen minutes of questions from the
public in attendance. The members of the public who identified themselves were residents of Lakeside, to
the north.
The following issues were raised:
Road Improvements/Traffic
Questions were raised regarding the timing of future roadway improvements to Orange Blossom Drive.
The expansion is an existing Collier County project, and the applications do not create any significant or
adverse impacts to the roadway network that would necessitate the improvements. The applicant has
committed to conveying additional right-of-way to the County for widening of the roadway.
Parking
Questions were asked regarding the amount of parking proposed. The parking will be designed as part of
the Site Development Plan. The applicant has set up a parking agreement with neighboring Siena Lakes
CCRC to provide additional parking during festivals. Additional options are being explored.
Mr. Mulhere summarized the review process and explained there would two public hearings once the
application is found sufficient. The meeting concluded at approximately 6:00 PM.
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Colder Count
y
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliereov.net (239) 252-2400
Pre -Application Meeting Notes
Petition Type: PUDR
DateandTime: Wednesday 7/11/18 3:00 pm
Assigned Planner: Ray Bellows for Nancy Gundlach
Engineering Manager (for PPL's and FP's):
Project Information
Project Name: St . Katherine's Greek Orthodox Church (PUDR)
PL#: 20180002107
235280006, 2357600005
Property ID #: Current Zoning: A and MPUD
7100 Airport Rd N & 2405 Orange Blossom Dr.
Project Address: City: Naples State: _F Zip: 34109
Applicant: Robert J. Mulhere
Agent Name: Hole Montes, Inc Phone: 239-254-2000
Agent/Firm Address, 950 Encore Way City: Naples State• FL Zip: 34110
Property Owner: St , Katherine's Greek Orthodox Church
Please provide the following, if applicable:
Total Acreage: 9 • 6 7
Proposed # of Residential Units:
Proposed Commercial Square Footage:
For Amendments, indicate the original petition number:
If there is an Ordinance or Resolution associated with this project, please indicate the
type and number:
A. If the project is within a Plat, provide the name and AR#/PL#:
Updated 4/04//2018 Page I 1 of 5
Co er County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
+war w.collieraov.net (239) 252-2400
Meeting Notes
As of 10/16/2017 all Zoning applications have revised applications, and your associated
Application is included in your notes; additionally a *new Property Ownership Disclosure
Form is required for all applications. A copy of this new form is included in your pre -app
Note -- link is httgs://www.colliergov.net/HomeLShowDocument?id=75093.
1P.
Disclaimer: Information provided by staff to applicant during the lire -Application Meeting is
based on the best available data at the time of the meeting and may not fully inform the applicant
of issues that could arise during the process, The Administrative Code and LDC dictates the
regulations which all applications must satisfy. Any checklists provided of required data for an
application may not fully outline what is needed. It is the applicant's responsibility to provide all
required data.
Updated 4/04//2018 Page 1 2 of 5
C4 -
CA&-ir County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colllergov.net (239) 252-2400
Meeting Notes
As of 10/16:/2017 all Zoning applications have revised applications, and your associated
Application is included in your notes; additionally a 'new Property Ownership Disclosure
Form is required for all applications. A copy of this new form is included in your pre -app
Note -- link is httDs://www.colliprtrnu,ne!LHome/Sho%vDocument?id=75093.
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Disclaimer: Information provided by staff to applicant during the Pre -Application Meeting is
based on the best available data at the time of the meeting and may not fully inform the applicant
of issues that could arise during the process. The Administrative Code and LDC dictates the
regulations which all applications must satisfy. Any checklists provided of required data for an
application may not fully outline what is needed. It is the applicant's responsibility to provide all
required data.
Updated 4/04//201813
Page I /of 5
17.B.8
Packet Pg. 3421 Attachment: Legal Ad - Agenda ID 10766 (10766 : PL20180002107 Longview Center PUD)