HEX Final Decision #2026-28Page 1 of 8
HEX NO. 2026-28
HEARING EXAMINER DECISION
DATE OF HEARING.
April 9, 2026
PETITION.
PETITION NO. SRAA-PL20250007481 - east of DeSoto Boulevard, north and south of Oil Well
Road - Town of Big Cypress Deviations - Request for an insubstantial change to the Town of Big
Cypress Stewardship Receiving Area (SRA), Resolution No. 23-127, as amended, to request
deviations from the sign code, from the maximum wall height, to remove required landscape
buffers between single-family and multifamily residential developments, to update the Master Plan
with Deviations, and to add a commitment to provide street trees in Neighborhood General context
zone. The subject property, consisting of 1,544.46 acres, is located east of DeSoto Boulevard, north
and south of Oil Well Road, and west of the intersection of Oil Well Grade Road and Oil Well
Road, in Sections 3, 14, 22, 23, 26, 27, 34, and 35, Township 48 South, Range 28 East, Collier
County, Florida.
GENERAL PURPOSE FOR THE PETITION.
The applicant requests that the Hearing Examiner consider an insubstantial change to the Town of
Big Cypress SRA to request 1) deviations from the sign code and from the maximum wall height,
2) to remove required landscape buffers between single-family and multi-family residential
developments, 3) to update the Master Plan with Deviations, and 4) to add a commitment to
provide street trees in Neighborhood General context zone.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
1. The Hearing Examiner has jurisdiction over this Petitioner pursuant to Sec. 2-87 of the Collier
County Code 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.
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4. The Neighborhood Information Meeting (NIM) was advertised and held on Monday, March 2,
2026, at 5:30 p.m. at UF/IFAS Collier Extension Office, 14700 Immokalee Road, Naples,
Florida 34120. The meeting was also offered virtually via ZOOM. A copy of the legal notice,
affidavit of publication, a copy of the letter sent to the surrounding property owners. The
Consultant Team presented a PowerPoint Presentation. There was one attendee other than the
consultant team, applicant and staff. The attendee had no questions. The meeting concluded at
5:45 PM.
5. The public hearing was conducted in the following manner: 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. There were no objections at the
public hearing.
6. The Hearing Examiner disclosed reviewing the entire record for the petition and having no ex
parte communications.
7. The analysis for a SRA Amendment is governed per the County’s Land Development Code
(LDC) Section 4.08.07.F.4.b. As such if any of the ten criterion are triggered by being deemed
substantial per 4.08.07.F.4.b then the petition is subject to review and recommendation by the
Planning Commission and BCC; however, if none of the ten criterion are triggered and are
deemed insubstantial then the petition is subject to part c and is therefore subject to review and
recommendation by the HEX. In the case of this SRAA, none of the ten criteria were triggered
and therefore is subject to review and recommendation by the HEX. For an analysis of the
petition per LDC Section 4.08.07.F.4.b and c, the following ten criteria were considered:1
(a) A proposed change in the boundary of the SRA;
The record evidence and testimony from the public hearing reflects that there is no
proposed change in the boundary of the SRA.
(b) 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, no increase in intensity of land use, or
an increase in the height of buildings within the development.
(c) A proposed decrease in preservation, conservation, recreation, or open space areas
within the development not to exceed 5 percent of the total acreage previously
designated as such, or 5 acres in area.
The record evidence and testimony from the public hearing reflects that there is no
proposed decrease in preservation, conservation, recreation, or open space areas within
the SRA.
1 The Hearing Examiner’s findings are italicized.
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(d) A proposed increase in the size of areas used for nonresidential uses, to include
institutional, commercial, and industrial land uses (excluding preservation,
conservation, nor open spaces), or a proposed relocation of nonresidential land uses.
The record evidence and testimony from the public hearing reflects that there would be no
increase in the size of areas used for non-residential uses and no relocation of non-
residential areas.
(e) 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 there is no new
traffic generation, substantial changes in traffic circulation, or impacts to other public
facilities.
(f) A change that will 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 there are no
changes to the SRA that will 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.
(g) A change that will result in a requirement for increased stormwater retention, or will
otherwise increase stormwater discharges;
The record evidence and testimony from the public hearing reflects that the proposed
changes will not impact or increase stormwater retention or increase stormwater
discharge.
(h) A change that will 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 there will be no
incompatible relationships with abutting land uses.
(i) Any modification to the SRA master plan or SRA document that is inconsistent with
the Future Land Use Element or other element of the Growth Management Plan, or
which modification would increase the density or intensity of the permitted land uses.
The record evidence and testimony from the public hearing reflects that Comprehensive
Planning staff determined the proposed changes to the SRA Document would be consistent
with the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). Both
environmental and transportation planning staff have reviewed this petition, and no
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changes to the SRA Document are proposed that would be deemed inconsistent with the
Conservation and Coastal Management Element (CCME) or the Transportation Element
of the GMP. This petition does not propose any increase in density or intensity of the
permitted land uses.
(j) Any modification in the SRA master plan or SRA document which impact(s) any
consideration deemed to be a substantial modification as described under this LDC
section 4.08.07.
The record evidence and testimony from the public hearing reflects that County staff has
determined that all proposed changes are insubstantial and the applicant’s professional
representative concurred.
LDC Section 4.08.07.F.4.c - Insubstantial change determination. An insubstantial change
includes any change that is not considered a substantial or minor change. An
insubstantial change to an approved SRA Development Document or master plan shall
be based upon an evaluation of LDC subsection 4.08.07F.4.b., and shall require the
review and approval of the HEX or Planning Commission.
1. The applicant shall provide the Planning and Zoning Department Director
documentation which adequately describes the proposed changes as described in the
Administrative Code.
The record evidence and testimony from the public hearing reflects that the applicant has
submitted adequate documentation of proposed changes.
Does this petition change the analysis of the findings and criteria used for the original
application?
The record evidence and testimony from the public hearing reflects that no, the proposed change
does not affect the original analysis and findings and criteria.
DEVIATION DISCUSSION.
Signs. The petitioner is seeking eight additional deviations from the requirements of the LDC. For
8.5 Sign Standards, Deviation 1 was previously approved, and Deviations 2, 3, 4, and 5 are
proposed.
Landscaping. For 8.6 Landscape Standards, Deviation 1 was previously approved, and Deviations
2, 3, and 4 are proposed. For 8.7 Other Deviations, Deviation 1, 2, 3, 4, and 5 are previously
approved and Deviation 6 is proposed. Deviations are shown in the attached Exhibit “B”.
The record evidence and testimony from the public hearing reflects that the County’s professional
planning staff has recommended approval of the requested deviations.
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ANALYSIS.
The subject property was originally established as the Town of Big Cypress Stewardship Receiving
Area (SRA), per Resolution Number 23-127. The Town of Big Cypress permits a maximum of
4,432 residential dwelling units on 1,544.46 acres of land. The residential dwelling units primarily
occur within the Neighborhood General Context Zone, and also occur within the Town Center
Context Zone, Town Core Context Zone, and Affordable Housing Context Zone.
The applicant requests that the Hearing Examiner consider an insubstantial change to the Town of
Big Cypress SRA to request deviations from the sign code, from the maximum wall height, to
remove required landscape buffers between single-family and multi-family residential
developments, and to update Exhibit(A) Master Plan with Deviations. A commitment to provide
street trees in the Neighborhood General context zone has also been added.
Comprehensive Planning: Comprehensive Planning Staff reviewed the petition and recommended
approval. The changes proposed by the Amendment are insubstantial and do not affect consistency
with the FLUE or the FLUM.
Conservation & Coastal Management Element (CCME) & Future Land Use Element (FLUE)
related to Environmental Planning: Environmental Planning staff found this project to be
consistent with the CCME & FLUE.
Transportation Review: Transportation is not impacted by the proposed changes.
Environmental Review: The proposed amendments will add deviations #2, # 3, #4, and #5 to allow
for alternative buffing requirements of Multi-family and Single-family developments within the
Neighborhood General Context Zones, a request to change the wall height along Oilwell Road
from 6 feet to 15 feet, and to modify the project entry signage of the SRA. There are no changes
to preservation or SSA credit requirements proposed with the SRA amendment request.
This project does not require Environmental Advisory Council (EAC) review, as this project did
not meet the EAC scope of land development project reviews as identified in Section 2-1193 of
the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends
approval of the proposed petition.
Stormwater Review: Approval of this petition should not adversely impact the proposed water
management system, and County Stormwater Staff recommended approval. The stormwater
system for this development will be reviewed and permitted through the Environmental Resource
Permit process with the South Florida Water Management District. That process will ensure
consistency with all applicable state standards for stormwater systems. In addition, site
development approval (SDP and/or Plat) will ultimately be required from Collier County to ensure
that local development standards are maintained and that proposed stormwater system(s) are
designed consistent with relevant LDC and County Ordinances for water quality and water
quantity, during both the interim construction phase and final implementation.
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Sign Code Review: Sign code review staff has reviewed the proposed sign deviations and
recommended approval.
Landscape Review: The proposed landscape deviations eliminate the required Type A and Type
B landscape buffers between single-family and multi-family residential development. Each
property provides a portion of the minimum required landscape buffer. For example, a 10-foot-
wide Type A landscape buffer (trees at 30’ on center) is required between two single-family
developments. When a multi-family development is adjacent to a single-family development, a
15-foot-wide Type B landscape buffer (trees at 25’ on center and a 6’ high hedge, fence, or wall)
is required. The intent of the required buffers is to minimize the incompatibility between multi-
family and single-family development.
The petitioner has added quantifiers to address lighting overflow from multi-family parking lots
and the scale of multi-family buildings next to single-family buildings. A 15’ wide Type B
landscape buffer will be provided in the following scenarios to maintain compatibility:
• A parking lot is located adjacent to a single-family development;
• A 3-story or greater multi-family dwelling is located adjacent to a 1-story single-family
dwelling; or
• A 4-story or greater multi-family dwelling is located adjacent to a 2-story single-family
dwelling.”
The petitioner has also added quantifiers where multi-family dwellings are located across the lake
from existing single-family dwellings. An alternative landscape buffer will be planted on the multi-
family tract as follows:
• 1 tree or palm equivalent/30 linear feet (palm species are permitted for up to 50% of the
required trees);
• The equivalent quantity of a Type “B” clustered lake edge hedge may be composed of 30”
tall shrubs, planted 3’ O.C.;
• Buffer plantings may be clustered to maintain gaps in plantings up to 60’; and
• No platted landscape buffer easement is required. The petitioner has also added a
commitment to provide street trees throughout the Village. The trees will be spaced at 40
feet on center in the Village Center Contest Zone and at 60 feet on center in the
Neighborhood General Context Zone.
Zoning Services Review: The proposed amendment changes comply with the requirements of the
SRA procedures outlined in LDC Section 4.08.07. To be in compliance with LDC Section
4.08.07.E means the proposed changes are not in conflict with any SRA suitability criteria or
RLSA District regulations.
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 per LDC section 4.08.07.F.4.b and c to
approve this Petition.
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DECISION.
The Hearing Examiner hereby APPROVES Petition No. SRAA-PL20250007481, filed by the
agent Alexis Crespo, AICP, of RVi Planning + Landscape Architecture, representing the
applicant/owner Forestar (USA) Real Estate Group/ Collier Land Holdings LTD, with respect to
the subject property, consisting of 1,544.46 acres is located east of DeSoto Boulevard, north and
south of Oil Well Road, and west of the intersection of Oil Well Grade Road and Oil Well Road,
in Sections 3, 14, 22, 23, 26, 27, 34, and 35, Township 48 South, Range 28 East, Collier County,
Florida., for the following:
•An insubstantial change to the Town of Big Cypress Stewardship Receiving Area (SRA),
Resolution No. 23-127, as amended, to request deviations from the sign code, from the
maximum wall height, to remove required landscape buffers between single-family and
multi-family residential developments, to update the Master Plan with Deviations, and to
add a commitment to provide street trees in Neighborhood General context zone.
Said changes are fully described in the Amended Town of Big Cypress SRA Document attached
as Exhibit “A” and illustrated on the updated Master Plan attached as Exhibit “B” and are subject
to the condition(s) set forth below.
ATTACHMENTS.
Exhibit A - Amended SRA Document including SRA Master Plan Map.
Exhibit B - Master Plan with Deviations updated to include the sign, wall, and landscape
deviations.
LEGAL DESCRIPTION.
The subject property, consisting of 1,544.46 acres, is located east of DeSoto Boulevard, north and
south of Oil Well Road, and west of the intersection of Oil Well Grade Road and Oil Well Road,
in Sections 3, 14, 22, 23, 26, 27, 34, and 35, Township 48 South, Range 28 East, Collier County,
Florida.
CONDITIONS.
1.All other applicable state or federal permits must be obtained before commencement of the
development.
2.The landscape “quantifiers” presented by the applicant as stated above in the Analysis shall
apply where appropriate.
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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.
April 23, 2026
Date Andrew Dickman, Esq., AICP
Hearing Examiner
EXHIBIT “A”
SRA DOCUMENT
(STRIKETHROUGH/UNDERLINE)
Town of Big Cypress SRA Words struck through are deleted
PL20250007481 Words underlined are added
Last Revised: February 12, 2026 Page 1 of 5
TOWN OF BIG CYPRESS
SRA DEVELOPMENT DOCUMENT
* * * * * * * * * * * * * *
TABLE OF CONTENTS
Page
I. OVERVIEW 4
II. TOWN OF LAND USE MINIMUMS AND MAXIMUMS 4
III. SRA STATEMENT OF COMPLIANCE/SUITABILITY CRITERIA 5
IV. REQUIRED PERIMETER BUFFERS 6
V. CONTEXT ZONES 7
5.1 Neighborhood General 7
5.2 Town Center 11
5.3 Town Core 14
5.4 Business Park – Industrial 16
5.5 Affordable Housing 19
VI. EXCAVATIONS 21
VII. PROJECT ENTRY SIGNS 21
VIII. DEVIATIONS 21
8.1 Deviations from Neighborhood General Standards 21
8.2 Town Center Standards 21
8.3 Town Core Standards 22
8.4 Transportation Standards 22
8.5 Sign Standards 22
8.6 Landscape Standards 22
8.7 Other Deviations 23
IX. OWNER/DEVELOPER COMMITMENTS 24
9.1 Planning 24
9.2 Environmental 24
9.3 Transportation 25
9.4 Parks and Recreation 26
9.5 Schools 28
9.6 Affordable Housing 28
9.7 Landscaping 29
Town of Big Cypress SRA Words struck through are deleted
PL20250007481 Words underlined are added
Last Revised: February 12, 2026 Page 2 of 5
EXHIBITS
Exhibit A – Sheet 1: SRA Master Plan (Color)
Exhibit A – Sheet 2: SRA Master Plan (Black & White)
Exhibit A – Sheet 3: SRA Mobility Plan
Exhibit A – Sheet 4: SRA Master Plan with Deviations
Exhibit A – Sheet 5: SRA Master Plan with Deviation Descriptions
Exhibit A—Sheet 6: Typical Road & ROW Cross Section (Main Blvd.)
Exhibit A—Sheet 7: Main Spine Road Cross Section
Exhibit A – Sheet 8: Typical Road and ROW Cross Section (Local Streets)
Exhibit A – Sheet 9: Typical Round-A-Bout-Plan View
Exhibit A – Sheet 10: Star Farms of Naples Sign Deviations
Exhibit A – Sheet 11: Star Farms of Naples Sign Deviation Locations
Exhibit B – Sheets 1- 20: Sketch and Legal Descriptions of Tracts 1, 2 & 3
Exhibit C – Sheet 1: Legal Descriptions for School Sites A& B
Exhibit D – Sheet 1: Location Map
Exhibit E – Sheets 1- 19: Property Ownership/ Statement of Unified Ownership
Exhibit F – Sheet 1- 42: Natural Resource Index
* * * * * * * * * * * * * *
No changes to sections I through VI.
* * * * * * * * * * * * * *
VII. PROJECT ENTRY SIGNS
In addition to signs permitted under LDC Section 5.06.00, up to four (4) three (3) Project Entry
Signs may be permitted (One [1] at the intersection with Oil Well Road and two [2] on each side
of the spine road at the intersection with Oil Well Road and with future Big Cypress Parkway).
These project signs shall be limited to the project name and logo; shall be set back a minimum of
10 feet from any public right- of-way; and shall be limited to 91 square feet in size along Oil Well
Road and 64 square feet in size along Big Cypress Parkway and a maximum height of 15 feet.
VIII. DEVIATIONS
* * * * * * * * * * *
No changes to subsections 8.1 through 8.4
* * * * * * * * * * *
8.5 Sign Standards
1) A deviation from LDC Section 5.06.02.B.5.a, “On-premises directional signs within
residential districts,” which requires on-premise directional signs to be set back a minimum
of 10 feet from the edge of the roadway, paved surface or back of the curb, to instead allow
Town of Big Cypress SRA Words struck through are deleted
PL20250007481 Words underlined are added
Last Revised: February 12, 2026 Page 3 of 5
a minimum setback of 5 feet from the edge of the roadway, paved surface or back of the
curb, limited to signs internal to the SRA only. This excludes signage along County owned
roadways.
2) A deviation from LDC Section 5.06.02.B.6.b, “On-premises signs within residential
districts”, which allows two (2) ground or wall signs per entrance to the development with
a combined sign area of 64 square feet; to allow for a single ground or wall sign (sign
monument) with a sign area of 91 square feet along the south side of Oil Well Road, as
depicted on Exhibit A – Sheet 10, Star Farms of Naples Sign Deviations, attached hereto.
3) A deviation from LDC Section 5.06.02.B.14, “Boundary marker signs within residential
districts”, which allows boundary marker signs to be a maximum of 8 square feet in height
and 24 square feet in area; to allow for one boundary marker sign along the south side of
Oil Well Road with a maximum height of 15 square feet and up to 79.5 square feet in area,
as depicted on Exhibit A – Sheet 10, Star Farms of Naples Sign Deviations, attached hereto.
4) A deviation from LDC Section 5.06.04.F.3, “Directory signs within nonresidential
districts”, which allows one (1) directory sign at one entrance at each public street; to allow
for one (1) additional directory sign located along Oil Well Road and one (1) directory sign
at the commercial tract entrance on the main spine road, as depicted on Exhibit A – Sheet
11, Star Farms of Naples Sign Deviation Locations, attached hereto.
5) A deviation from LDC Section 5.06.02.B.5, “On-premises directional signs within
residential districts”, which allows directional signs up to 4 square feet in area and 4 feet
in height with one (1) directional sign up to 24 square feet in area and a maximum height
of 8 feet, and internal to the residential subdivision; to allow one (1) on-premises
directional sign up to 75 square feet and 15 feet in height, and located south of Oil Well
Road, as depicted on Exhibit A – Sheet 11, Star Farms of Naples Sign Deviation Locations,
attached hereto.
8.6 Landscape Standards
No changes to Deviation 1
2) A deviation from LDC Section 4.06.02.A and 4.06.02.C Table 2.4 “Types of Buffers” and
Table of Buffer Requirements”, which requires a 15-foot-wide Type “B” landscape buffer
between Multi-Family and Single-Family development, to require no Type “B” landscape
buffer between Multi-family and Single-Family development in Neighborhood General
Context Zones. This deviation shall not apply where:
• A parking lot is located adjacent to a single-family development;
• A 3-story or greater multi-family dwelling is located adjacent to a 1-story single-
family dwelling; or
• A 4-story or greater multi-family dwelling is located adjacent to a 2-story single-
family dwelling.
Town of Big Cypress SRA Words struck through are deleted
PL20250007481 Words underlined are added
Last Revised: February 12, 2026 Page 4 of 5
3) A deviation from LDC Section 4.06.02.C Table 2.4 “Types of Buffers and Table of Buffer
Requirements”, which requires a 10-foot-wide Type “A” landscape buffer between Single-
Family and Multi-Family development, to require no Type “A” landscape buffer between
Single- Family and Multi-Family development in Neighborhood General Context Zones.
4) A Deviation # 4 seeks relief from LDC Section 4.06.02.C., “Types of Buffers”, which
requires a 15-foot-wide Type “B” landscape buffer between Multi-Family and Single-
Family residential development, subject to clustering provisions, to require no buffer where
multi-family dwellings are proposed adjacent to a lake.
Where multi-family buildings are adjacent to lakes and across from existing, constructed
single family lots, an alternative Type “B” buffer will be planted on the multi-family tract
as follows:
• 1 tree or palm equivalent/30 linear feet (palm species are permitted for up to 50% of
the required trees)
• The equivalent quantity of a Type “B” clustered lake edge hedge may be composed of
30” tall shrubs, planted 3’ O.C.
• Buffer plantings may be clustered to maintain gaps in plantings up to 60’
• No platted landscape buffer easement is required
8.7 Other Deviations
No changes to Deviations 1-5
6) A deviation from LDC Section 5.03.02.C.2, “Fences and Walls”, which permits a maximum
fence/wall height of 6 feet in residential zoning districts; to allow for a decorative wall with
maximum height of 15 feet in the location shown on Exhibit A – Sheet 10, Star Farms of
Naples Sign Deviations, attached hereto.
* * * * * * * * * * *
IX. DEVELOPER/OWNER COMMITMENTS
No changes to Commitments 9.1-9.6
* * * * * * * * * * *
9.7 Landscaping
A. Street trees will be provided throughout the Village. Within the Village Center Context Zone, street
trees shall be spaced forty feet (40’) on center and within the Neighborhood General Context Zone,
street trees shall be spaced sixty feet (60’) on center. Street trees shall have a minimum average
mature canopy spread of twenty feet (20’) or alternatively, for species with an average mature
spread less than 20’, street trees shall be spaced a distance equal to twice the average mature
spread. Within Neighborhood General Context Zone, street trees shall be placed a maximum of
Town of Big Cypress SRA Words struck through are deleted
PL20250007481 Words underlined are added
Last Revised: February 12, 2026 Page 5 of 5
fifteen feet (15’) from the edge of right-of-way for loaded roads and twenty feet (20’) for non-
loaded roads.
SRA MASTER PLAN
8.6.2 THROUGH 8.6.4 ARE APPLICABLE TO
ALL NEIGHBORHOOD GENERAL TRACTS
8.5.5
REVISED 1/16/2026
REVISED 1/16/2026
5) A deviation from LDC Section 5.06.02.B.5, “On-premises directional
signs” within residential districts, which allows directional signs up to 4
square feet in area and 4 feet in height with one (1) directional sign up to 24
square feet in area and a maximum height of 8 feet; to allow one (1)
on-premises directional sign up to 75 SF and 15 feet in height, as depicted
on Exhibit A – Sheet 11, Star Farms of Naples Sign Deviation Locations,
attached hereto.
3) A deviation from LDC section 5.06.02.B.14, which allows boundary marker
signs to be a maximum of 8 square feet to allow for one boundary marker sign
along the south side of Oil Well Road with a maximum height of 15 square feet, and
79.5 square feet in area, as deplicted on Exhibit A - Sheet 10, Star Farms of Naples
Sign Deviations, attached hereto.
2) A deviation from LDC Section 4.06.02.A and 4.06.02.C Table 2.4 “Types of
Buffers” and Table of Buffer Requirements”, which requires a 15-foot-wide Type “B”
landscape buffer between Multi-Family and Single-Family development, to require
no Type “B” landscape buffer between Multi-family and Single-family development
in Neighborhood General Context Zones. This deviation shall not apply where:
•A parking lot is located adjacent to a single-family development;
A 3-story or greater multi-family dwelling is located adjacent to a 1-story
single-family dwelling; or
•A 4-story or greater multi-family dwelling is located adjacent to a 2-story
single-family dwelling.
3) A deviation from LDC Section 4.06.02.C Table 2.4 “Types of Buffers and Table
of Buffer Requirements”, which requires a 10-foot-wide Type “A” landscape buffer
between Single-Family and Multi-Family development, to require no Type “A”
landscape buffer between Single-Family and Multi-Family development in
Neighborhood General Context Zones.
4) A Deviation # 4 seeks relief from LDC Section 4.06.02.C., “Types of Buffers”,
which requires a 15-foot-wide Type “B” landscape buffer between multi-family and
single-family residential development, subject to clustering provisions, to require
no buffer where multi-family dwellings are proposed adjacent to a lake.
Where multi-family buildings are adjacent to lakes and across from existing,
constructed single-family lots, an alternative Type “B” buffer will be planted on the
multi-family tract as follows:
•1 tree or palm equivalent/30 linear feet (palm species are permitted for up to 50% of
the required trees)
The equivalent quantity of a Type “B” clustered lake edge hedge may be composed of
30” tall shrubs, planted 3’ O.C.
•Buffer plantings may be clustered to maintain gaps in plantings up to 60’
•No platted landscape buffer easement is required
EXHIBIT “B”
Page 1 of 1
TOWN OF BIG CYPRESS SRA
Schedule of Deviations and Justifications
REVISED FEBRUARY 2026
8.5 Sign Standards
2) A deviation from LDC Section 5.06.02.B.6.b, “On-premises signs within residential districts”,
which allows two (2) ground or wall signs per entrance to the development with a combined
sign area of 64 square feet; to allow for a single ground or wall sign (sign monument) with a
sign area of 91 square feet along the south side of Oil Well Road, as depicted on Exhibit A –
Sheet 10, Star Farms of Naples Sign Deviations, attached hereto.
JUSTIFICATION: The Applicant is requesting additional sign area to ensure visibility
of this community in light of its location on a portion of Oil Well Road that includes a
median and turn lanes and posted speeds of 50 MPH. Increased sign area will ensure
better visibility to passing motorists and protect the health, safety, and welfare of the
community.
The proposed sign area of the main entry sign will not exceed 91 square feet as shown
on Exhibit A – Sheet 10, Star Farms Sign Deviation Exhibit, and is appropriate at the
proposed location at the project entrance on Oil Well Road, a major arterial roadway.
Further limiting the number of entry signs along Oil Well Road furthers the goal of
protecting against sign proliferation.
The main entry sign will comply with LDC standards regarding setbacks, and design,
except where a deviation is granted, and locations of the signs ensure the aesthetic
intent of the sign code as well as public health, safety and welfare is upheld.
3) A deviation from LDC Section 5.06.02.B.14, “Boundary marker signs” within residential
districts, which allows boundary marker signs to be a maximum of 8 square feet and 24
square feet in area; to allow for one boundary marker sign along the south side of Oil Well
Road with a maximum height of 15 square feet and 79.5 square feet in area, as depicted on
Exhibit A – Sheet 10, Star Farms of Naples Sign Deviations, attached hereto.
JUSTIFICATION: The Applicant is requesting additional sign height to allow for design
flexibility and enhance the visibility of the residential community. The total sign area
of each boundary marker sign will not exceed 24 square feet as allowed by LDC
section 5.06.02.B.14.b., however the added height provides for a consistent design of
all signs on the south side of Oil Well Road.
The locations of the boundary markers are identified on Exhibit A – Sheet 11, Star
Farms of Naples Deviation Locations and are appropriate at the proposed locations at
the property corners of the development and will comply with all required setbacks.
The height is necessitated by the signage location on decorative project walls that are
15 in height.
Similar to the entry signs, the boundary markers are located on Oil Well Road with
posted speeds of 50 mph and minimal street lighting. The increased sign height allows
Schedule of Deviations & Justifications
Town of Big Cypress SRA
Page 2 of 4
for improved visibility along an arterial roadway, thereby ensuring public health,
safety and welfare is protected.
4) A deviation from LDC Section 5.06.04.F.3, “Directory signs” within nonresidential districts,
which allows one (1) directory sign at one entrance at each public street; to allow for one (1)
additional directory sign located along Oil Well Road and one (1) directory sign at the
commercial tract entrance on the main spine road, as depicted on Exhibit A – Sheet 11, Star
Farms of Naples Sign Deviation Locations, attached hereto.
JUSTIFICATION: The Applicant is requesting an additional directory sign to be
allowed adjacent to Oil Well Road. The directory sign will conform to the design
standards in LDC section 5.06.04 F.3 and does not require any deviation from the
allowed height or sign area.
The tract located at the southeast quadrant of the intersection of Oil Well Road and
the main spine road allows for commercial and civic uses and would be permitted
pole or ground signs every 1,000 feet, or one directory sign at one entrance on each
public street. The proposed deviations limit signs at this parcel to one residential
entry sign and two directory signs.
This deviation increases visibility for motorists along Oil Well Road while limiting the
total signs related to the commercial/civic tract. All signs on this parcel will be
designed with a consistent design and the signs ensure the aesthetic intent of the
sign code as well as public health, safety and welfare is upheld.
5) A deviation from LDC Section 5.06.02.B.5, “On-premises directional signs within residential
districts”, which allows directional signs up to 4 square feet in area and 4 feet in height with
one (1) directional sign up to 24 square feet in area and a maximum height of 8 feet, and
internal to the residential subdivision; to allow one (1) on-premises directional sign up to 75
square feet and 15 feet in height, and located south of Oil Well Road, as depicted on Exhibit
A – Sheet 11, Star Farms of Naples Sign Deviation Locations, attached hereto.
JUSTIFICATION: The Applicant is requesting additional sign height and area to allow
for design flexibility and enhance the visibility of an internal residential directional
sign. The sign height will not exceed 15 feet, which provides for a consistent height
for all signs on the south side of Oil Well Road.
The location of the residential directional sign is identified on Exhibit A – Sheet 11,
Star Farms of Naples Deviation Locations and will comply with all required setbacks.
Similar to the entry signs, the residential directional signs are located near Oil Well
Road with posted speeds of 50 mph and minimal street lighting at the overall
community entry. The signs provide valuable wayfinding for internal residential
subdivisions. The increased sign height allows for improved visibility along an
arterial roadway, thereby ensuring public health, safety and welfare is protected.
8.6 Landscape Standards
2) A deviation from LDC Section 4.06.02.A and 4.06.02.C Table 2.4 “Types of Buffers” and
Table of Buffer Requirements”, which requires a 15-foot-wide Type “B” landscape buffer
between Multi-Family and Single-Family development, to require no Type “B” landscape
Schedule of Deviations & Justifications
Town of Big Cypress SRA
Page 3 of 4
buffer between Multi-family and Single-family development in Neighborhood General Context
Zones. This deviation shall not apply where:
• A parking lot is located adjacent to a single-family development;
• A 3-story or greater multi-family dwelling is located adjacent to a 1-story single-family
dwelling; or
• A 4-story or greater multi-family dwelling is located adjacent to a 2-story single-family
dwelling.
JUSTIFICATION: The Neighborhood General context zones in the Town of Big Cypress
allows for a mix of uses and a broad mix of residential housing types including single-
family and multi-family dwellings, among others. These areas are intended to be
walkable, highly integrated and consistent/cohesive from a design perspective, as
inherent to SRA Towns and master planned communities and would not apply to
denser apartment buildings as it is limited to specific unit types allowed in the SRA.
The proposed deviation will omit the internal Type “B” buffers where lower-density
multi-family and platted townhomes abut single-family detached lots in the context of
the Neighborhood General shown on the Town Plan.
The intent of the Type “B” buffering requirements is to soften the monolithic scale of
multi-family dwelling types to ensure compatibility with lower density dwellings. The
proposed limitations in the deviation language ensure an appropriate scale and height
for the multi-family dwelling types that is compatible with single-family detached lots.
Thus, the proposed deviation provides further development standards that will ensure
dwellings coexist seamlessly throughout the Neighborhood General area portions of
the site.
Approval of this deviation request will not negatively impact the public health, safety,
or welfare as the proposed access points will improve compliance with the intent of
the RLSA to create compact, walkable, and integrated forms of development.
3) A deviation from LDC Section 4.06.02.C Table 2.4 “Types of Buffers and Table of Buffer
Requirements”, which requires a 10-foot-wide Type “A” landscape buffer between Single-
Family and Multi-Family development, to require no Type “A” landscape buffer between
Single-Family and Multi-Family development in Neighborhood General Context Zones.
JUSTIFICATION: As noted above, the Town of Ave Maria allows for a mix of uses and
housing types, intended to be highly integrated and consistent/cohesive from a design
perspective. This deviation eliminates a redundant Type “A” buffer on the single-
family parcel that is unnecessary to meet the intent of the LDC.
Approval of this deviation request will not negatively impact the public health, safety,
or welfare as the proposed access points will improve compliance with the intent of
the RLSA to create compact, walkable, and integrated forms of development.
4) A deviation seeks relief from LDC Section 4.06.02.C., “Types of Buffers”, which requires a
15-foot-wide Type “B” landscape buffer between multi-family and single-family residential
development, subject to clustering provisions, to require no buffer where multi-family
dwellings are proposed adjacent to a lake.
Schedule of Deviations & Justifications
Town of Big Cypress SRA
Page 4 of 4
Where multi-family buildings are adjacent to lakes and across from existing, constructed
single-family lots, an alternative Type “B” buffer will be planted on the multi-family tract as
follows:
• 1 tree or palm equivalent/30 linear feet (palm species are permitted for up to 50% of
the required trees)
• The equivalent quantity of a Type “B” clustered lake edge hedge may be composed
of 30” tall shrubs, planted 3’ O.C.
• Buffer plantings may be clustered to maintain gaps in plantings up to 60’
• No platted landscape buffer easement is required
JUSTIFICATION: As noted above, the development is designed for consistency to
create a neighborhood with multiple dwelling types and residential options for
different future residents. The intent of the master planned community is to integrate
and not segregate.
The above deviation will preserve lake views and achieve the intent of a diverse,
cohesive neighborhood. Littoral plantings required along lake banks help to soften
views and the lake provides substantial separation meeting the intent of the LDC to
ensure compatibility. This deviation is similar to the deviation approved in Brightshore
Village, which allowed for no buffer when single and multi-family dwelling types are
separated by lake. This deviation is limited to properties within the Neighborhood
General Context Zones.
Approval of this deviation request will not negatively impact the public health, safety,
or welfare as the proposed access points will improve compliance with the intent of
the RLSA to create a compact and integrated form of development.
8.7 Other Deviations
6) A deviation for LDC Section 5.03.02.C.2, which permits a maximum fence/wall height of 6
feet in residential zoning districts; to allow for a decorative wall with maximum height of 15
feet in the location shown on Exhibit A – Sheet 10, Star Farms of Naples Sign Deviations,
attached hereto.
JUSTIFICATION: The additional wall height will screen proposed development for the
public viewsheds along Oil Well Road, while ensuring privacy for future residents along
this busy, arterial thoroughfare. The wall will provide for visual interest, while screening
views and mitigating noise impacts. The walls will also include boundary marker
signage that will enhance visibility for the travelling public. Therefore, the deviation will
protect public health, safety and welfare.
EXHIBIT A – SHEET 10
SIGN DEVIATIONS
20'10' 7"
SIGN AREA
MAX 200 SQ
FT DECORATIVE
WALL
12'12'
44' 2"14'-6"
TOTAL SIGN
AREA 91 SQ
FT
S T A R F A R M S
OF NAPLES15'* 8.5.2
8'-11"
SIGN AREA
MAX 79.5 SQ FT
DECORATIVE
WALL
15'15'10' 7"
SIGN AREA MAX
75 SQ FT
DECORATIVE
WALL
COMMUNITY NAME
COMMUNITY NAME
COMMUNITY NAME
SCALE:B
NON-RESIDENTIAL DIRECTORY SIGN MONUMENT
1/4" = 1'\\flbon\Projects\2022\22002994 - Longwater SEP (FS)\07 LANDSCAPE ARCHITECTURE\SD\Design\Sign Deviation\21051112-300-01_Signage Dimensions.dwg 2/9/2026 hailey verrelleREVISIONS
1
DRAWN:
REVIEWED:
PROJECT NO :
DATE :
2
3
4
5
28100 Bonita Grande Drive
Suite 305
Bonita Springs, Florida 34135
Tel: 239.405.7777
www.rviplanning.com
STAR FARMS OF NAPLES SIGN DEVIATIONS LOCATION EXHIBITCOLLIER COUNTY, FLORIDA01_ORIGINAL ISSUE111230002
02/09/2026
HV
LW
LAURAH WALKER, P.L.A.FL LICENSE NO. LA6667582
1/16/26_COMMENTS
SCALE:A
RESIDENTIAL ENTRY SIGN
1/4" = 1'2
SCALE:C
BOUNDARY MARKER SIGN MONUMENT
1/4" = 1'
SEE DEVIATION 8.5.4
EXHIBIT A - SHEET 10SCALE:D
ON-PREMISE RESIDENTIAL DIRECTIONAL SIGN
1/4" = 1'
SEE DEVIATION 8.5.3 SEE DEVIATION 8.5.5
SEE DEVIATION 8.5.2
EXHIBIT A – SHEET 11
DEVIATION LOCATIONS
191919191919191919191919198687888990919293941089695293031323334353637484950515253545556575859606185848382818079787776757473727170696867666564636247464544434241403938119118117116115114113112111110109979899100101102103105106107104191040' 80'160'
SCALE: 1" = 80'-0"EXISTING OIL WELL ROADRESIDENTIAL ENTRY SIGN
(GROUND SIGN)
ON-PREMISE RESIDENTIAL
DIRECTIONAL SIGN
LONGWATER BLVD
PROPERTY BOUNDARY, TYP
FUTURE DEVELOPMENT
\\flbon\Projects\2022\22002994 - Longwater SEP (FS)\07 LANDSCAPE ARCHITECTURE\SD\Design\Sign Deviation\21051112-300-01_Signage Location.dwg 2/9/2026 hailey verrelleREVISIONS
1
DRAWN:
REVIEWED:
PROJECT NO :
DATE :
2
3
4
5
28100 Bonita Grande Drive
Suite 305
Bonita Springs, Florida 34135
Tel: 239.405.7777
www.rviplanning.com
STAR FARMS OF NAPLES SIGN DEVIATIONS LOCATION EXHIBITCOLLIER COUNTY, FLORIDA01_ORIGINAL ISSUE111230002
02/09/2026
HV
LW
LAURAH WALKER, P.L.A.FL LICENSE NO. LA6667582
1/16/26_COMMENTS
LAKE
LAKE
LAKE
BOUNDARY MARKER
NON-RESIDENTIAL
DIRECTORY SIGNAGE
NON-RESIDENTIAL
DIRECTORY SIGN
PROPOSED WALL
PROPOSED WALL
PROPOSED WALL EXHIBIT A - SHEET 11MIN. 150' BETWEEN DIRECTORY &
MONUMENT SIGN