HEX Final Decision 2023-02 HEX NO. 2023-02
HEARING EXAMINER DECISION
DATE OF HEARING.
INSTR 6349630 OR 6205 PG 2734
December 22, 2022 RECORDED 1/11/2023 9:39 AM PAGES 15
CLERK OF THE CIRCUIT COURT AND COMPTROLLER
COLLIER COUNTY FLORIDA
PETITION. REC$129.00
PETITION NO. PDI-PL20210003207 — Request for an insubstantial change to the Master
Plan of Ordinance No. 01-61, as amended, the Mediterra Planned Unit Development(PUD),
to re-establish the access point to Veterans Memorial Boulevard from the roundabout
intersection of Giardino Lane, Celebrita Court, and Buonasera Court,also known as Tracts
R and Q, Mediterra Phase Three East, Unit One subdivision, in Section 12, Township 48
South,Range 25 East, Collier County, Florida.
GENERAL PURPOSE FOR THE PETITION.
The applicant is requesting to re-establish the access point to Veterans Memorial Boulevard from
the roundabout intersection of Giardino Lane,Celebrita Court,and Buonasera Court located within
the Mediterra Planned Unit Development(PUD) community.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
1. The Hearing Examiner has jurisdiction over this Petitioner pursuant to Sec. 2-87 of the Collier
County of Ordinances, Sec. 8.10.00 of the Land Development Code, and Chapter 9 of the
County Administrative Code.
2. The public hearing for this Petition was properly noticed and conducted in accordance with all
County and state requirements.
3. The public hearing was conducted electronically and in-person in accordance with
Emergency/Executive Order 2020-04.
4. The Petitioner and/or Petitioner's representative executed the Hybrid Virtual Quasi-Judicial
Public Hearing Waiver related to conducting the public hearing electronically and in-person.
5. The NIM was advertised and held on July 13, 2022 at 5:30pm at the club ballroom, 15755
Corso Mediterra Circle,Naples,Florida.There were twenty(20)members of the public present
and eight (8) who participated remotely on Zoom. A copy of the transcript has been made
available.
Page 1 of 6
6. There is a concurrent application: PL20210002178, Site Development Plan Amendment for
the Club at Barefoot Beach.
The County Staff presented the Petition followed by the Petitioner and/or Petitioner's
representative, public comment and then rebuttal by the Petitioner and/or Petitioner's
representative. Clay Booker, Esq. with Cheffy Passidomo was present at the public hearing
and represents the Petitioner. Mr. Booker submitted letters into the record from a few of the
residents of Mediterra Community Association who were in support of the Petition because of
their concern for safety and emergency response times. Mr. Booker read one of the resident
letters into the record from Lori Cerisano at 16515 Buonasera Court who is located directly
east of where the proposed access point is located. She expressed her concerns for all of the
residents' safety if this Petition was not approved. Also, appearing at the public hearing was
Stephen Thompson, Esq. of the Thompson Lewis Law Firm. He was in attendance on behalf
of residents, Scott Thompson, Michael Beland and Leon Asadoorian residing respectively, at
16477 Celebrita Court, 16469 Celebrita Court and 16473 Celebrita Court. Mr. Thompson, on
behalf of his clients voiced objections to the Petition on both procedural and substantive
grounds. Mr.Thomspon argued procedurally the homeowners' association does not have legal
authority to file and no standing to file the subject PDI request for an insubstantial change
pursuant to the association's governing documents. As for the substantive objections, Mr.
Thompson argued the PDI is the incorrect process for the Petitioner to pursue and the
Petitioner's request is for a"substantial"change and requires a new PUD application that must
be approved as a PUD amendment.
7. The County's Land Development Code Section 10.02.13.E.1.and 10.02.13.E.2 lists the criteria
for an insubstantial change to an approved PUD ordinance. The Hearing Examiner acting in
the capacity of the Planning Commission shall make findings as to the original application
with the criteria in Land Development Code Sections 10.02.13.E.1 and 10.02.13.E.2.1
LDC Section 10.02.13.E.1 Criteria:
1. Is there a proposed change in the boundary of the Planned Unit Development(PUD)?
The record evidence and testimony from the public hearing reflects that there is no
proposed change in the boundary of the PUD.
2. Is there a proposed increase in the total number of dwelling units or intensity of land use
or height of buildings within the development?
The record evidence and testimony from the public hearing reflects that there is no
proposed increase in the number of dwelling units, the intensity of land use, or the height
of the buildings within the development.
3. Is there a proposed decrease in preservation, conservation, recreation, or open space areas
within the development in excess of five (5) percent of the total acreage previously
designated as such, or five (5)acres in area?
1 The Hearing Examiner's findings are italicized.
Page 2 of 6
The record evidence and testimony from the public hearing reflects that there is no
proposed decrease in excess of five percent in preservation, conservation, recreation, or
open space areas within the development as designated on the approved Master Plan. The
Master Concept Plan provides for 386 acres of recreation, open space, golf, park,
easement, and buffers. This proposed vehicular access point will convert the area in the
right-of-way which comprises of 0.10 acres, equating to 0.03%of the entire area.
4. Is there a proposed increase in the size of areas used for non-residential uses, to include
institutional, commercial, and industrial land uses (excluding preservation, conservation,
or open space), or a proposed relocation of nonresidential land uses?
The record evidence and testimony from the public hearing reflects that the requests do
not impact the size of non-residential areas, such as institutional, commercial, or
industrial, or proposed to relocate such areas within the PUD boundary.
5. Is there a substantial increase in the impacts of the development which may include, but
are not limited to increases in traffic generation; changes in traffic circulation; or impacts
on other public facilities?
The record evidence and testimony from the public hearing reflects that no changes, such
as an increase in dwelling units, nonresidential square footage, or in amount of uses, are
proposed that would increase traffic generation. Mediterra East is platted/approved for
176 single family residential dwelling units. The development has existing access on
Livingston Road and this amendment proposes to add an access point on Veterans
Memorial Boulevard.A traffic analysis prepared by TR Transportation has been submitted
with the associated PPLA application which indicates that the resulting changes in traffic
circulation will not be substantial. The projected left turn volume at the proposed Veterans
Memorial Boulevard access point is only 16 vehicles during the PM peak hour. It is
important to note that these turning movements will only occur if the community decides
to allow this access point to be used for ingress other than for emergency vehicles. The
Transportation Impact Study (TIS) determined that the projected left turn volume,
eastbound on Veterans Memorial Boulevard turning into Mediterra, is not enough to
warrant an eastbound turn lane. The TIS also determined that the projected right turn
volume, westbound on Veterans Memorial Boulevard turning into Mediterra, is also not
enough to warrant a westbound turn lane.
6. Will the change result in land use activities that generate a higher level of vehicular traffic
based upon the Trip Generation Manual published by the Institute of Transportation
Engineers?
The record evidence and testimony from the public hearing reflects that the proposed
amendment would not result in land-use activities that generate higher levels of vehicular
traffic based upon the Trip Generation Manual published by the Institute of Transportation
Engineers.
Page 3 of 6
7. Will the change result in a requirement for increased stormwater retention, or otherwise
increase stormwater discharge?
The record evidence and testimony from the public hearing reflects that the Veterans
Memorial Boulevard right-of-way exists within Mediterra's stormwater management
system. The existing stormwater was designed to accommodate the impervious area of the
access point project as future pavement. The proposed changes will not impact or increase
stormwater retention or increase stormwater discharge.
8. Will the proposed change bring about a relationship to an abutting land use that would be
incompatible with an adjacent land use?
The record evidence and testimony from the public hearing reflects that the access point
has been designed to align with the opposing access point on the south side of Veterans
Memorial Boulevard. There will be no incompatible relationships with adjacent land uses.
9. Are there any modifications to the PUD Master Plan or PUD document or amendment to a
PUD ordinance which is inconsistent with the Future Land Use Element or other elements
of the Growth Management Plan or which modification would increase the density of
intensity of the permitted land uses?
The record evidence and testimony from the public hearing reflects that there are no
changes proposed which decrease the consistency of the PUD with the County's
Comprehensive Plan. There is no proposed increase in density or intensity or any changes
in the permitted land uses.
10. The proposed change is to a PUD District designated as a Development of Regional Impact
(DRI) and approved pursuant to Chapter 380.06, Florida Statues, where such change
requires a determination and public hearing by Collier County pursuant to Sec. 380.06(19),
F.S. Any change that meets the criterion of Sec. 380.06 (19)(e)2., F.S., and any changes to
a DRI/PUD Master Plan that clearly do not create a substantial deviation shall be reviewed
and approved by Collier County under Section 10.02.13 of the LDC.
The record evidence and testimony from the public hearing reflects that this criterion is
not applicable. Both the subject property and the PUD are not designated as a DRI
11. Are there any modifications to the PUD Master Plan or PUD document or amendment to a
PUD ordinance which impact(s)any consideration deemed to be a substantial modification
as described under Section(s) 10.02.13 E.
The record evidence and testimony from the public hearing reflects that based on the
analysis provided above, the proposed change is not deemed to be a substantial amendment
to the PUD.
Page 4 of 6
ANALYSIS.
Based on a review of the record including the Petition, application, exhibits, the County's staff
report, and hearing comments and testimony from the Petitioner and/or the Petitioner's
representative(s), County staff and any given by the public,the Hearing Examiner finds that there
is enough competent, substantial evidence as applied to the criteria set forth in Section
10.02.13.E.1 of the Land Development Code to approve Petition.
DECISION.
The Hearing Examiner hereby APPROVES Petition Number PDI-PL20210003207, filed by Ben
Smith, AICP of Morris-Depew Associates representing Mediterra Community Association with
respect to the property as described in the Mediterra Planned Unit Development(PUD),Ordinance
No. 01-61, for the following:
• An insubstantial change to the Master Plan of Ordinance No. 01-61, as amended, the
Mediterra Planned Unit Development (PUD), to re-establish the access point to Veterans
Memorial Boulevard from the roundabout intersection of Giardino Lane, Celebrita Court,
and Buonasera Court.
Said changes are fully described in the proposed PUD Language Changes and the PDI Schedule
of Deviations attached as Exhibit "A" and the Revised Master Concept Plan and Gate Wall
Landscape Details attached as Exhibit`B" and are subject to the conditions below.
ATTACHMENTS.
Exhibit A—Proposed PUD Language Changes and PDI Schedule of Deviations
Exhibit B—Revised Master Concept Plan and Gate Wall Landscape Details
LEGAL DESCRIPTION.
See Ordinance No. 01-61
CONDITIONS.
1. All other applicable state or federal permits must be obtained before commencement of the
development.
2. Ingress/egress connection to the Public ROW at the southeast location on Veterans
Memorial Blvd, east of Livingston Road, shall require a ROW permit and maintenance
agreement consistent with County standards, as well as any developer commitment
required as part of the ROW permit approval process, as applicable and/or determined by
the County Manager or designee.
Page 5 of 6
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.
APPEALS.
This decision becomes effective on the date it is rendered. An appeal of this decision shall be done
in accordance with applicable ordinances, codes and 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.
X .2...;1,,c__.....,_
January 9, 2023
Date Andrew Dickman, Esq., AICP
Hearing Examiner
Page 6 of 6
EXHIBIT " A"
2-8
2.16 GENERAL PERMITTED USES
Certain uses shall be considered general permitted uses throughout the Mediterra PUD
except in the Wetland Conservation Area. General permitted uses are those uses which
generally serve LBP and residents of Mediterra and are typically part of the common
infrastructure or are considered community facilities.
A. General Permitted Uses:
1. Essential services as set forth under LDC, Section 2.6.9.1.
2. management facilities and related structures.
3. Temporary sewage treatment facilities.
4. Septic system for remote golf shelters.
5. Lakes including lakes with bulkheads or other architectural or structural
bank treatments.
6. Guardhouses, gatehouses, and access control structures.
7. Community and neighborhood parks,trails and recreational facilities.
8. Temporary construction, sales, and administrative offices for LBP and
LBP's authorized contractors and consultants, including necessary access
ways, parking areas and related uses.
9. Landscape/hardscape features including, but not limited to, landscape
buffers, berms, fences, water features and walls subject to the standards set
forth in Section 2.11 of this PUD.
10. Fill storage, site filling and grading are subject to the standards set forth in
Section 2.12 of this PUD.
11. Any other use which is comparable in nature with the foregoing uses and
which the Community Development and Environmental Services
Administrator determines to be compatible.
B. Standards:
Unless otherwise set forth in this document,the following development standards
shall apply to structures:
1. Setback from property lines:
Mediterra PUDI PL20210003207
August 25,2022
EXHIBIT "A"
2-8
Front: ten feet(10')
Side: five feet(5')
Rear: ten feet(10')
2. Minimum distance between structures which are part of an architecturally
unified grouping -five feet(5').
3. Minimum distance between unrelated structures -ten feet(10').
4. Maximum height of structures -thirty-five feet(35').
5. Minimum floor area-None required.
6. Minimum lot or parcel area-None required.
7. Sidewalks and bike paths may occur within County required buffers.
8. Standards for parking, landscaping, signs and other land uses where such
standards are not specified herein or within Mediterra development
standards, are to be in accordance with the applicable LDC provision in
effect at the time this PUD is approved.
C. Southeastern Access Point on Veterans Memorial Boulevard, east of Livingston
Road:
Unless otherwise set forth in this subsection C, the following development
standards shall apply to the southeastern vehicular access point on Veterans
Memorial Boulevard, east of Livingston Road:
1. A vehicular access point connecting Celebrita Court to Veterans Memorial
Boulevard may be provided for Mediterra Phase Three East(for reference,
see Exhibit B).
2. Maximum wall height from the highest elevation of the landscape berm:
eight feet(8').
3. The existing eight-foot(8')wall will transition to a step-down precast wall
system atop the landscape berm slope (for reference, see Exhibit B).
4. The grade elevation of the landscape berms on either side of the southern
access point shall transition from the grade of the existing berm to the grade
of the access point gate with a maximum slope of four to one (4 to 1) such
that the toe of the slope transitions to the base of the decorative columns.
Mediterra PUDI PL20210003207
August 25,2022
2-8
5. Where grading transitions along the berm are required,the downhill side of
the fence/wall panel is limited to a maximum of twelve feet(12') in height
from the elevation of the berm.
6. Maximum height of decorative columns:twelve feet(12')as measured from
the toe of the landscape berm slope. An additional maximum height of four
feet (4') is allowable for optional architectural features, such as precast
finial caps, atop the columns (for reference, see Exhibit B).
7. Maximum height of the security gate affixed to the decorative columns:
twelve feet(12').
8. Maximum distance between each toe of the slope of the landscape berm
on either side of the access point: forty-seven feet(47').
Mediterra PUDI PL20210003207
August 25,2022
EXHIBIT " 6 "
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