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Riviera
" ES ATES 5,, HOMEOWNER'S ASSOCIATION, INC.
425 Charlemagne Blvd. Naples, FL 34112 Phone:239-775-3573 Fax:239-775-3573
Email:rivierage@gmail.com Website:www.rivieragolfestates.org
COMMENTS ON THE DRAFT RESPONSE LETTER TO MARCH 25 BERT HARRIS NOTICE
LETTER REGARDING RIVIERA GOLF CLUB PROPERTY
Hello, my name is Alan Carpenter, 205 Estelle Court in Riviera Golf Estates which is immediately
adjacent to the Riviera Golf Club. I am a Director and Secretary on the Board for Riviera Golf Estates
Homeowners Association. I want to take a few minutes to address the Commissioners and County Legal
representatives regarding the draft letter being considered as a response to the March 25th letter from
Attorney Yovanovich who represents the Riviera Golf Club owner, La Minnesota Riviera, LLC. As a
Director for our community, I and our President Patricia Campbell, as well as our other 5 Directors have
a fiduciary duty to our constituent HoA members to protect their legal rights as it relates to this golf
course development proposal;just as you as Commissioners do for your constituents,the residents of
unincorporated Collier County.
I think we would all agree that the March 25th letter from Attorney Yovanovich is (and I quote from his
letter) "a notification by the property owner that we deem the impact of the Golf Course Conversion
Ordinance on the property as clear and unequivocal in its terms and, as such, restrictive of the property
before the enactment."This claim has been submitted to the County pursuant to the requirements of Ch.
70 FL Statute, "Relief from Burdens on Real Property Rights," otherwise known as the Bert Harris Act.
As the Bert Harris Act read in 2017, at the time of the adoption of the golf course conversion Code, it
appears that the County should respond within a 150 day period during which the property owner may
not file a complaint in Circuit Court. During this time period the Act appears to require that the
government entity must"provide written notice of the claim to all parties to any administrative action
that gave rise to the claim, and to owners of real property contiguous to the owner's property at the
addresses listed on the most recent county tax rolls." (emphasis added, Ch 70.001 (4)(b)).No notices
have been received by property owners abutting the golf course in our community, including myself as an
abutter. Therefore, as a prerequisite to the County responding to the claimant, it is our understanding that
notices of this Ch 70 claim from AttorneyYovanovich should be sent by the County to abutters. In
summary on the notice issue,there is ample time for notices to be sent to the very people who have the
most at stake: the property owners who abut the property which is the subject of this claim. Lack of
notice is issue number 1 for our homeowners who abut the property. Every one of these taxpaying
citizens has the right to be made aware of this claim, by the plain language of Ch 70 and the due process
clause of the Florida Constitution.
As to the question of whether this possible Bert Harris claim could withstand judicial scrutiny, we agree
with the County's assertion that the notification letter from Attorney Yovanovich is not valid. There is no
appraisal supporting the claim of potential lost property value. Further, it is arguable that the Bert Harris
Act allows relief for an ordinance which was adopted allowing for a possible future change in zoning
from golf course to residential use for the property in question, if certain conditions are met. There is no
vested right for residential development for at least two reasons; 1)the rezoning of the property depends
on the submission of substantial and competent evidence to support each critical factual determination
outlined under the LDC, and 2)there has been a deed restriction on the property to keep it as a golf
►3CG-42
l .
course until at least May 1, 2020 and which may still be in effect today (well after the adoption of LDC
5.05.15).
At best,the golf course owner has a future, speculative or conditional interest for residential use of the
land. Therefore, we would conclude that there is no present devaluation of the property for residential
development by adoption of this Code, since that right does not exist at the present time and may not
exist in the future for several good reasons, given the characteristics of the land in question.
In addition,the claim of this March 25th notification letter is that the County's adoption of the 2017 Code
placed an inordinate burden on the owner's property, but this March 25th letter is well beyond the 1-year
period for notice of a claim to the County.
So, given all the reasons why the March 25th letter from Attorney Yovanovich is not a valid notice of a
claim under the Bert Harris Act, why does the County's draft response letter go further by suggesting that
the Commission can approve a deviation from the greenway dimensional requirements of 100' on
average and no less than 75' at any one point?County staff correctly noted in its January 12 and February
7th review letters of the ITC for this property that deviations from the dimensional requirements of LDC
5.05.15.G.2.b are prohibited. Please also reference our Counsel Attorney Berkey's letter to the
Commissioners which was sent last week. I am attaching this letter to my comments hereto for the
record. It is unnecessary for the County to include any such concession. The legislative history of the
Bert Harris Act further indicates that if a deviation to the LDC 5.05.15.G.2.b requirement were to be
endorsed by the Commission it"...must protect the public interest served by the regulation at issue..."
(ref. CS/SB 295, March 26, 1995, page 5). How can this concession to the land owner of avoiding the
clear requirements of the greenway dimensional standards of the Code for this conversion application be
considered protecting the public interest (not only for this conversion application, but also for all those
that may come in the future)?
Finally,the Bert Harris Act is not applicable to the County's adoption of the FEMA flood zone map,
which this property squarely falls into as a FEMA AE/AH zone and acts as the floodplain for the
surrounding homes (Ch.70.001 (10)(b)). The legislative purpose for this exception should be self-evident.
In conclusion, this draft letter is being pushed through at breakneck speed without direct notice to those
abutting the golf course by the County. Further,the draft letter currently includes a concession regarding
the greenway requirements which is unnecessary for determining that this claim does not meet the
requirements of FL Ch 70.001, and which also falls outside the scope of interpretation and amounts to a
re-writing of the LDC with respect to the greenway dimensional requirements. Despite favorable
comments from our Commissioners upon adoption of the golf course conversion Code, such as those of
Mr. McDaniel who said that the new rules "offer a nice balance of protections for homeowners and rights
for landowners" (Naples News March 14, 2017),the current letter suggests eliminating the dimensional
requirement for a 100' greenway and, in the case of this golf course development proposal, replacing it
with a 10-20' buffer. If the County currently believes the golf course conversion Code requirement for a
100' greenway was a mistake,then such a change to the Code should follow the normal and appropriate
process to do so, not legislated through a letter response to an invalid Bert Harris claim.
Thank you.
•
Kathleen O.Berkey,AICP
Shareholder and Certified Land Planner Becker
Board Certified Attorney,City,County,and
Local Government Law
Phone: 239.628.4919 Fax: 239.433.5933
KBerkey@beckerlawyers.com
Becker&Poliakoff
Six Mile Corporate Park
12140 Carissa Commerce Court,Suite 200
Fort Myers,Florida 33966
Northern Trust Building
4001 Tamiami Trail North,Suite 270
Naples,Florida 34103
April 22, 2022
VIA E-MAIL: michael.bosi@colliercountyfl.gov
Collier County Growth Management Department
Attn: Mike Bosi, AICP
Director, Planning&Zoning Division
Re: Riviera Golf Club — Intent to Convert ("ITC") Application (PL20200001661,
Companion to Application No. RZPL20200001555)
Board of County Commissioners Meeting, April 26,2022, Agenda Item No. 11.D
Dear Mr. Bosi:
As you are already aware, our office represents Riviera Golf Estates Homeowners Association,
Inc. (the"Association").As we understand,on April 26,2022 the Board of County Commissioners
may be authorizing County staff to respond to Attorney Yovanovich's correspondence to you dated
March 25, 2022 regarding the above referenced application and the Private Property Rights
Protection Act. We have reviewed the agenda packet, which included a draft response letter from
you dated April 26,2022. The Association very much appreciates County staffs careful review of
this matter and the thoughtful, well-researched draft response. However, we do wish to note for
the record a point made in your draft letter (Paragraph 5) with which the Association disagrees.
This Paragraph is quoted below for ease of reference:
You state that the Golf Course Conversion Ordinance inordinately burdens your client's
property due to the requirement of a greenway with a"minimum average width of 100 feet
and no less than 75 feet at any one location."However,the Ordinance provides the Board
of County Commissioners with the flexibility to approve alternative designs for
development. LDC Section 5.05.15.G.2.1, as the Zoning Director, have opined that the
alternative design allowed by Section 5.05.15.G.2 allows the Board of County
Commissioners with the discretion to vary from the development standards contained
within Section 5.05.15, including, but not limited to, the required greenway. Thus, any
alleged impacts to your client's property cannot be ascertained until the rezone petition is
heard by the Board. (Emphasis added.)
www beckerlawyers corn Florida I New Jersey I New York I Washington, D C.
Mike Bosi, AICP
April 22, 2022
Page 2
Land Development Code ("LDC") Section 5.05.15 governing golf course conversions provides in
pertinent part as follows:
C.Application process for conversion applications.
4. Conversion application procedures...
a. Zoning actions. For projects subject to 5.05.15 B.1.,the applicant shall
file a PUDA or rezone application, including the SOM report. Deviations to LDC section
5.05.15 shall be prohibited; further, deviations to other sections of the LDC shall be
shared with the stakeholders at a SOM or NIM.
G. Development standards. The following are additional minimum design standards for
zoning actions...
2. Greenway. The purpose of the greenway is to retain an open space view for
stakeholders, support passive recreational uses, and support existing wildlife habitat. For
the purposes of this section the greenway shall be identified as a continuous strip of land
set aside for passive recreational uses, such as: open space, nature trails, parks,
playgrounds, golf courses, beach frontage, disc golf courses, exercise equipment, and
multi-use paths. The Board may approve other passive recreational uses that were
vetted at the Stakeholder Outreach Meetings. The greenway shall not include required
yards(setbacks)of any individual lots.
a. The greenway shall be contiguous to the existing residential properties
surrounding the golf course and generally located along the perimeter of the proposed
development. The Board may approve an alternative design that was vetted at the
Stakeholder Outreach Meetings,as provided for in LDC section 5.05.15 C.3 [pertaining
to Stakeholder Outreach Meetings(SOMs)for conversion applications].
b. A minimum of 35 percent of the gross area of the conversion project
shall be dedicated to the greenway. The greenway shall have a minimum average width
of 100 feet and no less than 75 feet at any one location. (Emphasis added.)
The intentions and application of the quoted LDC language above are clear. As noted in multiple
places by the County staffs review letter dated January 14, 2022 and plainly in LDC Section
5.05.15.C.4.a, deviations from LDC Section 5.05.15 are prohibited. The greenway dimensional
requirements under LDC Section 5.05.15.G.2.b, which are mandatory (see the use of the word
"shall" in this Section), are separate and distinct from the greenway locational considerations of
LDC Section 5.05.15.G.2.a. The most liberal reading and interpretation of LDC Section
5.05.15.G.2 grants the Board discretion to only approve: (1) other passive recreational uses, that
were vetted at the Stakeholder Outreach Meetings, within the greenway beyond those expressly
listed (e.g., open space, nature trails, and parks)pursuant to LDC Section 5.05.15.G.2; and (2) an
alternative greenway design, that was vetted at the Stakeholder Outreach Meetings, with respect
to the greenway's location pursuant to LDC Section 5.05.15.G.2.a. Under LDC Section
5.05.15.2.b,there is no provision for the Board to approve an alternative dimensional standard for
Mike Bosi, AICP
April 22, 2022
Page 3
the greenway buffer. This would be synonymous with a deviation in violation of LDC Section
5.05.15.C.4.a, for all practical purposes, regarding the greenway's "minimum average width of
100 feet and no less than 75 feet at any one location" requirement.
If it was the Board's intention to grant itself discretion to grant approval of a deviation from the
greenway's dimensional requirement under 5.05.15.G.2.b of the LDC by way of an "alternative
design": (1)the general prohibition on deviations from LDC Section 5.05.15 would not have been
included in the LDC; (2)similar language to that of LDC Sections 5.05.15.G.2 and 2.a would have
been expressly included in Section 5.05.15.G.2.b (e.g., "The greenway shall have a minimum
average width of 100 feet and no less than 75 feet at any one location. The Board may approve an
alternative design that was vetted at the Stakeholder Outreach Meetings..."); and (3) "shall"
would not have preceded the greenway dimensional requirement under LDC Section
5.05.15.G.2.b. However, the LDC was not drafted and codified in this manner.
Please also note that it is the intention of the LDC to be interpreted strictly and construed to carry
out the true intent of the Board. See, e.g., LDC Section 1.03.01.D, Rules of Construction —
Generally ("In the interpretation and application of any provision of these regulations, it shall be
held to be the minimum requirement adopted for the promotion of the public health, safety,
comfort, convenience, and general welfare. Where any provision of these regulations, ...imposes
greater restrictions upon the subject matter than any other provision of these regulations...the
provision imposing the greater restriction or regulation shall be deemed to be controlling."
(Emphasis added.)).
Thank you for your time and careful consideration of this issue, among the many others related to
this application.
Very truly yours,
/ovtilliegini :eie)(A.S29,-
Kathleen O. Berkey
For the Firm
KOB/sf
cc: Nancy Gundlach, AICP (via e-mail only: nancy.gundlach@colliercountyfl.gov)
Ray Bellows (via e-mail only: ray.bellows@colliercountyfl.gov)
Richard Henderlong(via e-mail only: richard.henderlong@colliercountyfl.gov)
Amy Patterson(via e-mail only: amy.patterson@colliercountyfl.gov)
James French(via e-mail only:james.french@colliercountyfl.gov)
Trinity Scott(via e-mail only: trinity.scott@colliercountyfl.gov)
Jeffrey A. Klatzkow, Esquire(via e-mail only: JeffKlatzkow@colliergov.net)
Commissioner Taylor(via e-mail only: Penny.Taylor@CollierCountyFL.Gov)
Max Forgey, AICP (via e-mail only: max@forgeyplanning.com)
Board of Directors, Riviera Golf Estates Homeowners Association, Inc.
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