Planning Advisory Board

City of Naples City Council Chamber 735 Eighth Street South Naples, Florida 34102 Planning Advisory Board Regular Meeting – February 12, 2025 – 8:37 a.m. It is noted for the record that all: 1) documentation electronically appended hereto is also contained in the file for this meeting with the City Clerk’s Office; 2) experts who testified during quasi-judicial hearings were accepted as qualified to do so in their respective fields of expertise; and 3) added attachments are referenced in red as “Added Attachment”. 1) Call to Order Chair Cross called the meeting to order. 2) Roll Call Board Members Present: John Cross, Chair Jennifer Fiore, Vice Chair John Crees Patrick Coughlan Slate Dabney Andrew Mair Board Members Absent: Amy Lockhart, Non-Voting School Board Rep. William Kapler Daniel Barone, Alternate Member Staff Present: Andrew Dickman, Asst. City Attorney Erica Martin, Planning Director Robert Middleton, Public Works Dir. Chad Merritt, Parks, Recreation and Facilities Dir. Alison Bickett, Deputy City Engineer Eddie Bliss, Project Manager Jeffrey Brammer, Planner II Ali Duran, Executive Assistant Petitioners and/or Agents: Clay Brooker David Corbin Norman Trebilcock James Carr Laura Patterson Kurt Anderson Others Present: Joe Migliara 3) Pledge of Allegiance Chair Cross led the Pledge of Allegiance. 4) Changes to the Agenda None. 5) Public Comment Joe Migliara noted his prior involvement with the Comprehensive Plan and the Vision Survey and encouraged the Board to utilize the Vision Survey results to assist with the Comprehensive Plan amendments. He also asked the Board to weigh the advantages and disadvantages of reincorporating the Neighborhood Plans back into the Comprehensive Plan. Regarding the Traffic Study, Mr. Migliara asked that the study focus on solutions to traffic concerns such as appropriate wayfinding and diverting through traffic away from the City. 6) Approval of Minutes MOTION by Mair to APPROVE the January 8, 2025 meeting minutes; seconded by Crees and carried 6-0 (Coughlan-yes, Crees-yes, Dabney-yes, Fiore-yes, Kapler-absent, Mair-yes, Cross-yes).

Planning Advisory Board Regular Meeting – February 12, 2025 – 8:37 a.m. 2 2025-0108 pabr minutes 7) Public Hearing(s) 7.A) 25-CU2 - A Resolution for the Purpose of Determining Conditional Use Petition 25- CU2 Pursuant to Section 46-34 and Section 58-593 of the Code of Ordinances, City of Naples, amending Resolution 2010-12626 which Granted a Conditional Use Approval Allowing a Church to Operate in the C2 General Commercial Zoning District on Property Located at 849 7th Avenue South, More Fully Described Herein; and Providing an Effective Date; and Pursuant to Section 50-107 and Section 50-102(b) of the Code of Ordinances, City of Naples, to Approve an Associated Parking Needs Analysis and an Arrangement for Off-Site Parking on Property Located at 950 6th Avenue South, More Fully Described Herein; and Providing an Effective Date. Chair Cross read the title of the Resolution. This being a quasi-judicial proceeding Notary Public Ali Duran administered an oath to those intending to testify; all responded in the affirmative. Members then made the following ex parte disclosures: Mair and Crees / familiar with the site; and Fiore, Cross, Coughlan, and Dabney / had no information to disclose. Clay Brooker, Attorney at Cheffy Passidomo, P.A., introduced the development team: David Corbin, Architect at David Corbin Design; James Carr, Civil Engineer at LJA Engineering; Norman Trebilcock, Traffic and Parking Engineer at Trebilcock Consulting Services; Laura Patterson, Landscape Architect at DWY Landscape Architects; and Kurt Anderson, Pastor at Naples Community Church. Attorney Brooker and the team then utilized an electronic presentation to provide an overview of Conditional Use Permit 25-CU2, amending Resolution 2010-12626, permitting a church to operate in the C2 – General Commercial Zoning District located at 849 7th Avenue South, approving a Parking Needs Analysis, and approving an arrangement for off-site parking located at 950 6th Avenue South. Attorney Brooker informed the Board that the petitioner desired to increase the number of seats in the church, therefore triggering a review of the number of parking spaces. Pastor Kurt Anderson explained that the church is a welcoming place for all people and thanked the Board for its hard work. Responding to Board requests, Engineer Carr agreed to a regular inspection program of the Stormwater Management System for both the church property and the parking lot. Pastor Anderson agreed to enter into an agreement with the City that would define the shared parking terms for both the City and church parking lots. Planner II Jeffrey Brammer testified on behalf of the City and overviewed the staff report, and the conditions contained therein. He explained that the Parking Needs Analysis provided by the Petitioner concluded that the “district scale” parking management scenario is adequate to meet the neighborhood and church needs. He explained that staff reviewed the petition against the Conditional Use standards pursuant to Section 46-34(f) of the Naples City Code and found that the standards had been met. Responding to questions, Attorney Brooker provided overviewed the history of the parking requirements for the property, noting that the commercial portion of the property required 52 parking spaces, and the church required 48 parking spaces. He then explained that if the parking for the commercial units were removed from the property, the available parking spaces would increase for the church’s use, thus offsetting the increase in church seating. Member Mair suggested including a service schedule in the agreement to ensure the church has the necessary parking when needed. Member Coughlan appreciated that the overall intensity would decrease due to the removal of the commercial units, that the project would increase green space on the property and decrease congestion in the area. Public Comment: None. Discussion ensued regarding the shared parking agreement between the City and the church. Assistant City Attorney Andrew Dickman asked that he and Attorney Brooker be granted time to draft appropriate language. Following several amendments, the following motion was proffered:

Planning Advisory Board Regular Meeting – February 12, 2025 – 8:37 a.m. 3 MOTION by Coughlan to RECOMMEND APPROVAL of Resolution 25-CU2, subject to the following added Board conditions: 1) a licensed engineer shall certify to the City every three years and after any significant hydraulic events that the stormwater management systems are operating in accordance with the City’s stormwater design criteria as enforced on this day; and 2) The Petitioner shall provide public access to the satellite parking lot pursuant to an agreement reached upon by the Petitioner’s Attorney and the City Attorney. This agreement shall be drafted and agreed upon prior to the item being presented to City Council, the objective being that the lot will be available for public parking when not otherwise needed by the Church. The motion was seconded by Dabney and carried 6-0 (Coughlan-yes, Crees-yes, Dabney-yes, Fiore-yes, Kapler-absent, Mair-yes, Cross-yes). 25-CU2 Staff Report 25-CU2 Resolution Application Disclosure of Interest - Property Owner Warranty Deed - Church Parcel Warranty Deed - Parking Lot Parcel Survey - Church Parcel Survey - Parking Lot Parcel Aerial Architectural Plans Civil Plans Landscape Plans Lighting Plans 1 Lighting Plans 2 Traffic Impact Study Engineering Report Parking Needs Analysis Resolution 2010-12626 - Existing CUP Approval Resolution 15-13643 - ROW City Lot Credentials - Petitioner Credentials - Staff Public Notice Mailing Addresses Affidavit of Sign Posting 7A - 25-CU2 Presentation (Petitioner Added Attachment) Recesses were held from 10:33 a.m. to 10:50 a.m., from 1:17 p.m. to 1:41 p.m., and from 2:36 p.m. to 3:02 p.m. It is noted for the record that the same Board Members were present when the meeting was reconvened after each recess. 7.B) An Ordinance for the Purpose of Adopting the 2024 Level of Service Report; and Providing an Effective Date. Chair Cross read the title of the item, and the Board briefly analyzed the Board’s role outlined in Chapter 48 of the Naples City Code. Assistant City Attorney Andrew Dickman summarized the procedural guidelines set forth in Section 48-7 of the Naples City Code. He then overviewed the purpose of the Level of Service (LOS) Reports and their relation to the Comprehensive Plan but identified that the regulating Code was outdated and will need to be updated to current standards. Planning Director Erica Martin introduced Parks, Recreation, and Facilities Director Chad Merritt to overview the LOS Report for the Parks, Recreation, and Open Space Element. The Board agreed to forgo this review, as the Community Services Advisory Board holds responsibility for overseeing this LOS Report. Public Works Director Robert Middleton provided an overview of the Potable Water System LOS Report and announced that the City’s Potable Water System met the LOS. He provided historical details on the City's expansion of the potable water system, noting the integration of potable water usage by golf courses and irrigation systems throughout the City, which reduced the demand on the City’s drinking water systems. Public Works Director Middleton provided information regarding the City’s wellfield inventory, the Southwest Florida Water Management District Water Use Permit, and the City’s usage of the Tamiami Aquifer. Public Works Director Middleton then overviewed the Solid Waste LOS Report, providing information regarding the recycling, residential, commercial, and roll-off services provided to the City. He explained that solid waste was transported to the Collier County Landfill and that the City had an interlocal agreement with Lee County to process the recycling and that the City staff will recommend renewing it in 2026. Lastly, Public Works Director Middleton overviewed the Drainage LOS Report. Streets and Stormwater Project Manager Eddie Bliss provided information regarding the LOS design criteria G::> G:>--------=- --- ~ G::>--------cs;=> -------=- ~----=----- -------=--- ~ ~ ,G:> __ ~ --- ~ =----- ~ cs;;:=> ____ cs;;:=> ~ ----- ~---- cs;=> ~ G;::) -------cs;=>- -----G::> ---- G=>

Planning Advisory Board Regular Meeting – February 12, 2025 – 8:37 a.m. 4 stating that although current stormwater management designs are built to comply with the current standards, the older designs were not in compliance. Chair Cross identified that the Comprehensive Plan design criteria regarding stormwater maintenance was out of date and expressed the view that they did not address the environmental conditions for low-lying coastal areas found in the City. Responding to Member Dabney, Public Works Director Middleton stated that it was difficult to determine whether the Drainage LOS had been met due to it being based on design standards and not on empirical data. Project Manager Bliss expressed the view that the City did meet the prescribed LOS due to the staff ensuring that all Building Permit Applications comply with the design standards. Discussion ensued regarding the Stormwater Management Requirements Code, possible Code modifications, reasons the Code was not being enforced, system maintenance requirements, lake dredging, and the Beach Outfall Project. Discussion continued regarding whether the LOS standards had been met and whether the report contained adequate information to make a recommendation. Member Dabney made a motion to have staff update the Level of Service with more detailed information, and Member Dabney withdrew his motion. Member Coughlan made a motion to recommend approval of the Solid Waste, Potable Water and Sewer Levels of Service Reports, but that a recommendation for the Drainage Level of Service could not be provided due to insufficient information. This motion failed due to lack of a second. After additional discussion, the following motions were made. Public Comment: None. MOTION by Coughlan to RECOMMEND APPROVAL of the Drainage Level of Service Report, certifying that the City met the Level of Service, but recommends the standards set forth in the Comprehensive Plan and the Naples City Code be updated; seconded by Cross and FAILED 3-3 (Fiore-no, Kapler-absent, Coughlan-yes, Dabney-yes, Crees-yes, Mair-no, Cross-no). Following additional deliberation, the following motion was made. MOTION by Dabney to ACCEPT the Solid Waste, Potable Water, Sewer Service, and Drainage Level of Service Reports; however, the Board has identified inadequacies and expressed concerns within the Stormwater/Drainage Level of Service Report. The motion was seconded by Coughlan and carried 4-2 (Dabney-yes, Mair-no, Fiore-no, Coughlan-yes, Kapler-absent, Crees-yes, Cross-yes). Assistant City Attorney Dickman explained that the City had a Public Schools Element in the Comprehensive Plan and Florida Statutes required a LOS Report. Planning Director Martin explained that Public Schools was an optional Element and it was addressed through an interlocal agreement with the Collier County Public School District. She further noted that she will follow up with the Collier County School Board for the LOS Report. MOTION by Cross to TABLE discussion regarding the Public School Level of Service Report until such a report is produced; seconded by Crees and carried 6-0 (Fiore-yes, Coughlan-yes, Crees-yes, Mair-yes, Dabney-yes, Kapler-absent, Cross-yes). Deputy Traffic Engineer Alison Bickett overviewed the Transportation LOS Report and identified that all City streets met the LOS-C standard except for the portion of 5th Avenue South between Gulf Shore Boulevard South and 9th Street South, which was identified as being “constrained”. She further explained that the City contained County Roads (Goodlette-Frank Road and Golden Gate Parkway) and State Roads (9th Street corridor/U.S. 41/Tamiami Trail) and these streets also did not exceed the Transportation LOS. Deputy City Engineer overviewed the data tables in the Report and explained that additional count stations were added since the 2014 Report, thus

Planning Advisory Board Regular Meeting – February 12, 2025 – 8:37 a.m. 5 skewing the totals slightly. Regarding bicycle lanes, sidewalks and pathways, Assistant City Attorney Andrew Dickman explained the LOS Standard and identified that the combined facilities meet the Bike Path LOS. Discussion ensued and questions were answered throughout. The Board expressed dissatisfaction with the Traffic Impact Statements provided by petitioners for construction or reconstruction of commercial properties, noting that the rush hour times in the studies do not coincide with the rush hour times specific to the City and that there was no review of the cumulative effect relating to background traffic. Members offered recommendations to modify the report for clarity and suggested staff review the LOS Code to ensure all criteria are included in the Report. MOTION by Dabney to RECOMMEND APPROVAL of the Transportation Level of Service Report; seconded by Coughlan and carried 5-1 (Kapler-absent, Dabney-yes, Crees-yes, Fiore-yes, Mair-no, Coughlan-yes, Cross-yes). Following a final brief discussion, Member Coughlan proffered a motion to recommend approval, and it was seconded by Member Crees, but the motion was withdrawn by Member Coughlan. The following motion was then proffered. MOTION by Dabney to RECOMMEND APPROVAL of the Ordinance adopting the 2024 Level of Service Report, subject to the modifications requested by the Board; seconded by Cross and carried 4-2 (Crees-yes, Mair-no, Coughlan-yes, Fiore-no, Dabney-yes, Kapler-absent, Cross-yes). Level of Service Report Ordinance Recreation Facilities and Parklands - LOS Report 2024 Solid Waste Potable Water Sewer Service and Drainage - LOS 2024 Report Transportation - LOS Report 2024 8) Comprehensive Plan Update 8.A) Update on Elective Changes to the City of Naples Comprehensive Plan. Planning Director Erica Martin informed the Board that staff issued a Request for Proposal nationwide, receiving four bids in response. The Selection Committee interviewed the top three firms, ultimately selecting Johnson Engineering as the leading candidate. She explained that the proposed contract will be presented to City Council at its Regular Meeting on February 20, 2025, and had an anticipated start date of March 1, 2025. Planning Director Martin also noted that Johnson Engineering assembled a team of national firms, each specializing in areas such as Comprehensive Plan and Land Development Code amendments, public outreach, and resiliency. PAB Memorandum - Comprehensive Plan Update 9) Traffic Study Update 9.A) Update on City of Naples Downtown Traffic Study. Deputy City Engineer Alison Bickett overviewed the Agenda Memorandum and attached information from City Engineer Daniel Ohrenstein and informed the Board that City Council approved the Professional Services Agreement with Johnson Engineering at its January 15, 2025 regular meeting. Deputy City Engineer Bickett stated that staff was currently in the process of arranging the kick-off meeting with Johnson Engineering. Responding to questions, Deputy City Engineer Bickett stated that Johnson Engineering will be utilizing the City’s data, and the data collected at the beginning of the Traffic Study by David Plummer & Associates. PAB Update - Downtown Traffic Study 2025-02-05 10) Public Comment None. 11) Correspondence and Communication None.

Planning Advisory Board Regular Meeting – February 12, 2025 – 8:37 a.m. 6 12) Adjourn 3:32 a.m. ___________________________________ John Cross, Chair ______________________________________ Patricia L. Rambosk, City Clerk Minutes prepared by: _____________________________________ Ali Duran, Executive Assistant Minutes Approved:03/12/2025.