Collier approves 1,299-home Greenway Fritchey project

A project to build up to 1,299 single- and multifamily homes, including affordable housing on nearly 230 acres near Fiddler’s Creek in eastern Collier County, received approval from county commissioners.

The joint Greenway Fritchey development from Naples developer David Torres and Habitat for Humanity of Collier County went through extensive review, including amendments to the county’s growth-management plan approved by the Florida Department of Commerce. It also underwent neighborhood meetings, planning and transportation staff reviews and multiple Planning Commission and Board of County Commissioners hearings.

On Dec. 9, commissioners unanimously approved rezoning the land within the rural fringe mixed-use district from agricultural to residential planned-unit development. They also amended the future land-use map and growth-management plan, vacated the county’s interest in Laredo Street and approved an agreement with Habitat for Humanity to coordinate the project with improvements to Greenway and Fritchey roads.

The project appeared on the summary agenda, which did not initially require a public hearing, but Commissioner Rick LoCastro and county planning staff requested one after receiving letters of objection from an attorney representing neighboring Fiddler’s Creek and from a Fritchey Road resident.

“This is probably one of the largest for-sale affordable housing projects in the county,” land-use attorney Rich Yovanovich told commissioners.

He said the project’s overall density will be 5.72 units per acre, though up to 12.2 homes per acre are allowed with the inclusion of affordable housing. Twenty percent of the homes — 260 units — will be sold as affordable workforce housing by Habitat to residents earning 80% or less of the area median income; Collier County’s AMI is $113,600 for a household of four.

Developer David Torres of FL Star Development will build the 1,039 market-rate homes, while Habitat will construct the affordable units on the 229-acre site at the northeast corner of Greenway and Fritchey roads. Habitat purchased its land years ago and has partnered with Torres for years. Property records show Torres, as Greenway Fritchey LLC, acquired six neighboring parcels in 2021 for $13.1 million.

Plans indicate the project will include separate neighborhoods with their own homeowner associations and that Habitat will follow its traditional model: low- and very low-income families purchase Habitat homes, help build them and sign a 30-year mortgage. If a homeowner sells, the home returns to Habitat’s inventory.

Collier County’s Housing Demand Model shows a need for 3,176 affordable homes this year and 1,791 units for cost-burdened residents who spend more than one-third of income on housing.

Sixty percent of the site will be reserved for open space, including 33 acres of native vegetation. At least 13.2 acres will be preserved and dedicated to the county. Plans also include reducing littoral shelf requirements from 30% to 10%.

Previous concerns about flooding have largely subsided, with only one resident submitting a letter of objection this time aside from Fiddler’s Creek. Yovanovich said developers have taken steps to address stormwater and flooding issues.

Attorney Tony Pires, representing Fiddler’s Creek, which is zoned for 6,000 homes, with only one-third built, was the sole speaker at the hearing. He argued that Greenway Fritchey should contribute its “fair share” to the $1.9 million cost of a traffic signal at Sandpiper Drive, U.S. 41 and Greenway Road, similar to contributions from other nearby projects.

But Yovanovich said he only learned of the request days earlier and noted that Pires represents two community development districts within Fiddler’s Creek.

“Since 1984, there was a commitment for that property that’s now known as Fiddler’s Creek to pay for and provide traffic signals at all new project entrances on [State Road] 951 and U.S. 41,” he said. “For 29 years, it’s been a CDD financial obligation to provide those traffic signals so that the original development that got approved with those commitments could go forward.”

“If we didn’t build a single unit, that traffic signal would still be there. So we’re not the cause of that traffic signal,” he said, adding that other developers volunteered their contributions.

Commission Chair Burt Saunders said the dispute placed commissioners in a “difficult situation” and asked whether they wanted to delay the vote or proceed.

LoCastro said he did not want to set a precedent when an existing agreement already outlines obligations.

“Current language mandates for no obligation for your client to cost-share anything,” LoCastro told Yovanovich. “… Your client’s got a whole bunch of expenses coming down the pipe that nobody else is sharing in.”

Commissioner Chris Hall agreed, noting that the 1984 agreement did not require future developments to contribute. Vice Chair Dan Kowal also said he did not want to set a precedent at the final vote.

Transportation Management Services Department Head Trinity Scott said staff reviewed records and found no instance where the county required cost-sharing after a traffic-signal system had already been approved.

Other members of the project team include Trebilcock Consulting Solutions; Hole Montes/Bowman; Robau & Associates engineering; FL Star Development LLC; and Passarella & Associates.