HEX Final Decision 2017-34 HEX NO. 2017—34
HEARING EXAMINER DECISION
PETITION NO. PDI-PL20170001859 — Cameron Partners II, LLC and 2017 Goodland
Naples, LLC, request an insubstantial change to Ordinance No. 03-40, as amended, the
Heritage Bay Planned Unit Development, to add a deviation from LDC Section
4.06.02.C.7.a to remove the requirement for a landscape buffer along an internal side
shared property line between Lot 1A, Lot 2A, and Lot 3A of the Heritage Bay Commons —
Tract D Second Replat subdivision. The PUD consists of 2,562± acres located on the
northeast corner of Immokalee Road and Collier Boulevard (CR 951) in Sections 13, 14, 23
and 24, Township 48 South, Range 26 East, Collier County, Florida.
DATE OF HEARING: November 30, 2017
STAFF RECOMMENDATION: Approval.
FINDINGS:
Based on the applicant's written petition, testimony at the hearing and the recommendation of
staff, the Hearing Examiner finds that the criteria set forth in Sections 10.02.13 E.1 and 10.02.13
E.2 of the Land Development Code has been met and the petition should be approved.
ANALYSIS:
The Applicant confirmed that the new owner of record for this application is 2017 Goodland
LLC.
No objections have been received for this application and no members of the public, other than
those associated with the Applicant, attended the hearing.
The area of this request is within the Heritage Bay commercial activity center at Immokalee
Road and Collier Boulevard. A previous plat subdivided a parcel within the activity center into 4
commercial lots in an east-west configuration. The two end lots have been sold and the applicant
is developing the two center lots. This request is for deviations to Section 4.06.02.C.7 of the
Land Development Code (LDC) to allow the relocation of interior landscape buffers between
lots.
The staff report included the previous plat (see Exhibit "B") which created lots one through four.
Under this plat, the common buffer between the adjoining interior lots would be relocated (each
lot provided an equal 7.5-foot width of buffer). During testimony, it was disclosed that the
applicant has amended this previous plat and subdivided the center two lots into three lots on a
newly recorded replat. The new lots are labeled Lot 1A, Lot 2A and Lot 3A as shown on
attached Exhibit "C". The replat doubles the quantity of buffer area that needs relocation on-site.
The replat should have been included within the staff report.
[17-CPS-01683/1380190/11108
Heritage Bay PDI-PL20170001859 1 of 3
Section 4.06.02.C.7 allows interior buffers to be relocated when concurrent development orders
are submitted for adjoining parcels. This deviation requested that the concurrent submission
process not be required to relocate interior buffers.
Applicant's testimony provided information that the site development plans (SDP) for two of the
sites, and a layout for the third, were already in process. The layout and buffer relocation
information provided in these SDPs and that there have been some staff reviews of those SDPs,
should have been acknowledged within the staff report.
The LDC section involved is for Joint Project Planning. To qualify for using this planning
process, the relocation of interior buffers is contingent upon the need for shared parking and
other infrastructure facilities. Staff testimony indicated this criterion has been met with the
submitted site plans. Additionally, the section requires no net loss of landscape material or
square footage from the relocation of the buffers. The applicant will disburse the materials to
other locations within the site and may supplement with vertical trellises as noted in the
deviation language (see Exhibit "A").
DECISION:
The Hearing Examiner hereby approves Petition Number PDI-PL20170001859, filed by Daniel
Moyer, P.E. of CPH, Inc., representing Cameron Partners II, LLC and 2017 Goodland Naples,
LLC, with respect to the property as described herein, for the insubstantial changes described in
the Heritage Bay PUD amendment attached as Exhibit "A", and which are subject to the
condition(s) set forth below.
ATTACHMENTS: Exhibit A—PUD Amendment
Exhibit B —Heritage Bay Commons Tract D Replat
Exhibit C —Heritage Bay Commons Tract D Second Re-plat
Exhibit D—Affected Buffers, first re-plat
Exhibit E—Affected Buffers, second re-plat
LEGAL DESCRIPTION: Lots 1A, 2A, and 3A, Heritage Bay Commons — Tract D Second
Replat, according to the Plat thereof as recorded in Plat Book 63, Pages 29 through 30, of the
Public Records of Collier County, Florida.
CONDITIONS:
1. All other applicable state or federal permits must be obtained before commencement of
the development.
2. Requirements of LDC Section 4.06.02.C.7 not specifically modified by this deviation
request will remain as required by this LDC Section.
3. Should a trellis be used to supplement the buffer relocation, the trellis shall have 50%
vine coverage at time of planting.
4. The buffers that are relevant to this decision are limited to those shown on Exhibit "E" as
the "affected buffer".
[17-CPS-01683/1380190/11108
Heritage Bay PDI-PL20170001859 2 of 3
DISCLAIMER:
Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in
any way create any rights on the part of the applicant to obtain a permit from a state or federal
agency and does not create any liability on the part of the county for issuance of the permit if the
applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal
agency or undertakes actions that result in a violation of state or federal law.
RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES AND RECORDS
DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR VARIANCES, CONDITIONAL
USES, AND BOAT DOCK EXTENSIONS SHALL BE NOTED ON THE ZONING MAP FOR
INFORMATIONAL PURPOSES.
Date ar Strain, Hearing Examiner
Approved as to form and legality:
H t
di Ashton-Cicko
Managing Assistant County Attorney
[17-CPS-01683/1380190/1]108
Heritage Bay PDI-PL20170001859 3 of 3
Exhibit A
SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP, AND GENERAL DESCRIPTION
* * * * * * * *
1. 12 THE FOLLOWING DEVIATIONS FROM THE LAND DEVELOPMENT CODE ARE APPROVED
FOR THE PARCEL IN THE AC DISTRICT DESCRIBED AS LOTS 1A, 2A, AND 3A, HERITAGE
BAY COMMONS TRACT D SECOND REPLAT ONLY
A. From Section 4.06.02.C.7.a which allows abutting platted parcels to submit a joint
project plan to remove one side or rear landscape buffer along a shared property line
as long as the joint project plan is submitted either as a single SDP or SIP consisting
of both parcels or separate SDPs or SIPs for each parcel submitted concurrently, to
instead allow the owner of Lots 1A, 2A, and 3A, of the Heritage Bay Commons -
Tract D Second Replat subdivision to eliminate the required internal landscape
buffers for Lots 1A and 2A, and Lots 2A and 3A, subject to the following conditions:
1. Per section 4.06.02.C.7.c, there shall be no net loss of landscape material or
area of the buffer as a result of the eliminated buffer on the shared property line.
2. Per section 4.06.02.C.7.c, the eliminated buffer area shall be provided elsewhere
on Lots 1A, 2A, and 3A, in areas not used to meet other landscape requirements.
3. Relocated buffer plantings and area shall be labeled as such and delineated on
the landscape plan at time of SDP.
4. The owner shall relocate as much landscaping and square footage as they can
on-site. However, in the event that there is not adequate pervious area to fully
relocate the landscape material and square footage on site, a planted trellis may
be provided to make up for the deficient area. If a trellis is used, it shall apply on
a one-to-one ratio to the deficient horizontal square footage needed to make up
for the relocated buffer areas. The trellis shall be a minimum of 1/3 the
structure's zoned height and have a length of no less than 5 feet. The trellis shall
not be used to satisfy Facade Standards and the trellis shall be shown on the
architecture elevations at time of SDP.
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Exhibit E
Designed by: K.Lipp Scale: AS Noted Plena Prepared By.
v
/^� O Inc. INTERNAL LANDSCAPE BUFFERS Sheet N0.
Drawn by: K.Opp Dale: 11-11 ( l^ 3277A Frultville Rd.,
Suke 2 Sarasota.FL 34237
Ph:9cense.4331 E 3
Checked by: o.mover Job No:F1 23 u=ses«: HERITAGE BAY COMMONS TRACT D
Eng.C.O.A.No.3113 Arch.Lie.Li No.A42900926
Approved by:� o.mover 0 201 www.cphcorp.com Survey L.B.No.7143 Landxp.Lia.No.LC0000298 IMMOKALEE BLVD.AND GOODLAND BAY DR.
J:\P1730_Goodantl\CiNI\DWG\Design\EdsDlla\f1130—Er.E-3 Int LSP Buff dip.11/30/2017 12:56:30 PN.Upp.Kristin, spit—Civil And Landscape.alb