HEX Final Decision 2015-30 (See 2015-36) HEX NO. 2015—30
HEARING EXAMINER DECISION
PETITION NO. PDI-PL20150000736 — Naples RV Resort, LLC requests an insubstantial
change to Ordinance No. 07-85, as amended, the Naples Motorcoach Resort Commercial
Planned Unit Development, to increase the maximum floor area of small motorcoach utility
buildings from 100 square feet to 308 square feet; to decrease the minimum setbacks for
personal utility buildings; to replace the Typical Motorcoach Lot detail exhibit; and to
increase the maximum length of residency from 6 months to 9 months per year. The
subject property consists of 23.2± acres located on the south side of Tamiami Trail East
(U.S. 41), approximately 3/4 mile east of Collier Boulevard (S.R. 951) in Section 3, Township
51 South, Range 26 East, Collier County, Florida.
DATE OF HEARING: July 23, 2015
STAFF RECOMMENDATION: Approval.
FINDINGS:
Based on the applicant's written petition, testimony at the hearing of the applicant 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 is
approved.
ANALYSIS:
No objections were received for this application. A neighborhood information meeting (NIM)
was held and no objections noted. Approximately 30 lot owners within the PUD have expressed
either support or no opposition to this application as provided by the applicant. This property is
developed with 184 motor coach pads. Approximately 37 of those have been sold; the remainder
are owned by the developer. The requested insubstantial changes would provide all property
owners with additional flexibility in placement and size of an accessory utility/storage unit. The
standards incorporate language that is similar to that found in other motor coach developments.
DECISION:
The Hearing Examiner hereby approves Petition Number PDI-PL20150000736, filed by D.
Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A., representing Naples RV Resort,
LLC, with respect to the property as described in the Naples Motorcoach Resort CPUD,
Ordinance No. 07-85, for the following insubstantial changes:
• to increase the maximum floor area of motorcoach utility/storage buildings from 100
square feet to 308 square feet;
• to define the characteristics of a utility/storage building;
• to decrease the minimum setbacks for personal utility/storage buildings;
[15-CPS-01437/1197398/1123 1 of2
• to replace the Typical Motorcoach Lot detail exhibit; and
• to increase the maximum length of residency from 6 months to 9 months per year.
Said changes are fully described in the Naples Motorcoach Resort CPUD amendment attached as
Exhibit"A".
ATTACHMENTS: Exhibit A— CPUD Amendment
LEGAL DESCRIPTION: See Ordinance No. 07-85, the Naples Motorcoach Resort CPUD.
APPEALS:
This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2013-25, as
amended, a Hearing Examiner Decision may be appealed to the Board of County Commissioners
or the Board of Zoning Appeals, as appropriate. Appeals must be filed within 30 days of the date
the Hearing Examiner Decision is rendered.
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.
oc
Date Mar Strain, Hearing Examiner
Ap loved as to form and legality:
Scott • . Stto
Assistant County Attorney
[15-CPS-01437/1197398/1123 2 of2
Naples Motorcoach Resort CPUD
Amend Ordinance Number 2007-85
EXHIBIT A, PERMITTED USES ATTACHED TO ORDINANCE NUMBER 2007-85, THE NAPLES
MOTORCOACH RESORT CPUD, IS HEREBY AMENDED AS FOLLOWS:
EXHIBIT A
NAPLES MOTORCOACH RESORT CPUD
ALLOWABLE USES
PERMITTED USES:
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole
or in part,for other than the following:
A. Principal Uses:
1. Class A motorcoach vehicles, as described herein. One (1) Class A motorcoach vehicle per"lot"
(assigned parking space).
Definition: Motorcoach vehicles shall be defined as those vehicles which have been categorized by
the Recreational Vehicle Industry Association of America (RVIA), and the Family Motorcoach
Association (FMA), as Class "A" or "Motorcoaches" and/or factory customized bus conversions,
that: (a) are mobil, in accordance with the code of standards of the RVIA and FMA; (b) are self-
propelled, and completely self-contained vehicles, which include all the conveniences of a home
including, but not limited to cooking, sleeping, shower and bathroom facilities; (c) are structured
so that the driver's seat is accessible from the living area in a walking position; (d) contain a
minimum interior height of 6 feet in the living areas; (e) have a minimum length of 35 feet, a
maximum length of 45 feet and a maximum width of 102 inches plus slide outs; and (f) have a fixed
roof,as opposed to the "pop-up"variety.
2. any other use or service which is comparable in nature with the uses set forth herein and is
found to be compatible in the district by the Board of Zoning Appeals or Hearing Examiner.
B. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal uses and
structures, including, but not limited to:
1. Amenities customarily associated with recreational vehicle parks, such as recreation and social
facilities (both indoor and outdoor) administration buildings, service/maintenance buildings,
bathrooms, laundries and similar services for occupants of the park. Recreation facilities may
include but are not limited to swimming pools, tennis courts, boating facilities, playground and
clubhouse for indoor recreation.
2. Utility buildings as may be required for the operation or maintenance of the park not to exceed
1000 s.f.
Words underlined are additions;words struck through are deletions
Naples Motorcoach Resort CPUD, PD/ Last Revised 07/28/2015 Page 1 of 7
Exhibit A to HEX Decision 2015-30 Page 1 of 7
3. Twenty-seven (27) proposed docs.
4. The existing boat ramp.
5. A boat storage facility in the approximate location shown on the CPUD Master Plan, with up to
32 spaces. The actual maximum height of the building shall be 15 feet.
- •• - • • __ ' ' .Enclosed utility/storage area up to three hundred
eight (308) square feet inclusive of all roofs over entries, except typical roof overhangs. Any
utility/storage area may be located adiacent to its associated recreational vehicle in compliance
with the setbacks provided in Exhibit B, Development Standards Principal and Accessory
Structures,of the CPUD document.The utility/storage area may be part of an attached screened-in
porch where such a porch is attached to the recreational vehicle as herein provided. However, the
combined square footage of the enclosed utility/storage area and screened porch shall not exceed
308 square feet. Notwithstanding the foregoing, the following conditions shall apply to any
enclosed utility/storage area installed, constructed or expanded after the effective date of HEX
Decision No. 2015-30: i) it shall not be used as a place of business; ii) if trees or vegetation are
removed during installation or construction of the enclosed utility/storage area,then they shall be
replaced with like kind; iii) an enclosed utility/storage structure may not be used as a dwelling unit
or a guest house. It shall not contain a bed or bedroom. Sleeping is prohibited in the enclosed
utility/storage structure and the enclosed utility/storage structure shall not be occupied unless an
occupied recreational vehicle as described in Exhibit A, Permitted Uses, of the PUD is present on
the lot; iv) the entrance to the enclosed utility/storage structure shall face the recreational vehicle
as described in Exhibit A, Permitted Uses, of the PUD and the doorway to the enclosed
utility/storage structure or screen enclosure shall be no greater than a 45 degree angle when a
corner mounted doorway is utilized; v) the height of any enclosed utility/storage structure is
limited to one story not to exceed feet in actual height; and vi) any expansion of an
existing enclosed utility/storage structure shall include the footprint of the existing enclosed
utility/storage structure, except where the existing structure may encroach into the side yard
setback.
Words underlined are additions;words struck gh are deletions
Naples Motorcoach Resort CPUD, PDI Last Revised 07/28/2015 Page 2 of 7
Exhibit A to HEX Decision 2015-30 Page 2 of 7
EXHIBIT"B", ENTITLED "DEVELOPMENT STANDARDS PRINCIPAL AND ACCESSORY STRUCTURES",ATTACHED
TO ORDINANCE NUMBER 2007-85, THE NAPLES MOTORCOACH RESORT CPUD, IS HEREBY AMENDED AS
FOLLOWS:
EXHIBIT B
NAPLES MOTORCOACH RESORT CPUD
DEVELOPMENT STANDARDS PRINCIPAL AND ACCESSORY STRUCTURES
Minimum Lot Area 2200 SF
Minimum Tract Area NIA
Minimum Lot Width 30 Feet
Minimum Tract Width NIA
TABLE 1
MINIMUM SETBACKS(IN FEET)
HENDERSON HENDERSON MAX
U.S.41 DRIVE CREEK FRONT SIDE REAR BLDG
(from D.E.) HEIGHT*
Office 25' 25' 25' 10' 10' 10' 25'/32'
Clubhouse 25' 25' 25' 15'** 15' 20' 25'/40'
Bathhouse 50' 25' 25' 20' 5' 25' 20'/27'
Maintenance 25' 15' 25' 20' 5' 15' 25'/32'
Bldg
Boat Storage 25' 15' 25' 10' 5' 15' 13'/15'
Bldg
Personal Utility 2-5120' 15' X5=10'/15'**** 15' 0 5'**** 10'/17'
Bldgs.
Pool Deck 20' 15' 15' 15' 5' 15' NA
Tennis Courts 20' 20' 25' 20' 10' 10' N/A
Guard House N/A N/A N/A N/A N/A N/A 20'/25'
Motorcoach 25' 20' 20' N/A 0/9*** 10' NA
Slabs
Other Accessory 25' 25' 25' 10' 10' 10' 25'/32'
Bldg
* Maximum zoned building height per LDC definition/Maximum actual building height per definition
** The porte cochere for the clubhouse shall be located 3 feet from the right-of-way.
*** 0'setback on one side of lot and 9'minimum on other side;side setback for motorcoach slabs only shall be
measured 20 feet from back of curb
**** Personal Utility Buildings may be permitted to be constructed up to but may not encroach into any
easement.
Words underlined are additions;words slruc L-through are deletions
Naples Motorcoach Resort CPUD,PDI Last Revised 07/28/2015 Page 3 of 7
Exhibit A to HEX Decision 2015-30 Page 3 of 7
EXHIBIT B-1, ENTITLED "NAPLES MOTORCOACH RESORT DEVELOPMENT STANDARDS TYPICAL
MOTORCOACH LOT", ATTACHED TO ORDINANCE NUMBER 2007-85, THE NAPLES MOTORCOACH RESORT
CPUD, IS HEREBY AMENDED:
Words underlined are additions;words struck through are deletions
Naples Motorcoach Resort CPUD, PDI Last Revised 07/28/2015 Page 4 of 7
Exhibit A to HEX Decision 2015-30 Page 4 of 7
1 .„ ,..iiiir
r
ik. i
MINIM b A. rr t.
LOT ii,
in
-w t
I
1,1 -,, i.- 00 _--1-- .., .
SLAB & ift. ,...--- ir ',,-,, iialigk it i
UMW BLDG irtY illpi 00, .. \.,
SMACKS i
•
loilliii, ‘ areikal f..i !
or n
O. �
i
VEHI« � \
i 0 \ 4011....._.....10..d.t,.......7%.t,........,..-..--; ♦ S y yam'-'�� y„\. ,
y
i I
g r Nam 960 Encore Phy I vplss Motorcoach Resor m aoi
Naples.FL.34110 auwi w,
�„ Florida
umo onNo.im +-Typical Motorcoach Lo,,°""_. . ._ s AVNICMIE
Exhibit A to HEX Decision 2015-30 Page 5 of 7
63.3'*
O
gi
MINIMUM r
z� o�o
LOT �.�
UJ
TYPICAL
iii:
iii ,st.„,,,,essr:80 .:
SLAB &
0
UTILITY BLDG w 0 it
TYPICAL ,c 001104 1
iiii: vo
005
NOTORCOACH
SLAB P
N
VEHICLE W 1,�o rte'
P
TYPICAL %
a
NAPLES MOTORCOACH RESORT CPUD ".;.5
CI -1 o.r,�.d.Nlnol and nx,u.'.Ir..r.�. +a COW S
GradyNlinor MOO Vla 11x1 Rry' YRUO. T
Nuulin Spring.;4lurlda 34I:14 EXHIBIT B-1 ma aiwn.MS
(WI a:llg11gY99 • I.111111 51111 MOO • 1%111111'1N • 1.:nnlwapr kP'iliir 1., DEVELOPMENT STANDARDS n X
Icn la toll I IIIYXI.:I-,1 I••II d WIN I.II00I,1.1 Ix��x��.li:'laxxl_xl, .,TYPICAL MOTORCOACH LOT
114m11.1!pooh. 379117.1114 u x n GraAwNinnr rnm roll%hrry 21,16111 171411 SHEET . OF 1
Exhibit A to HEX Decision 2015-30 Page 6 of 7
EXHIBIT F, DEVELOPMENT COMMITMENTS SPECIFIC TO THE PROJECT, ATTACHED TO ORDINANCE NUMBER
2007-85,THE NAPLES MOTORCOACH RESORT CPUD, IS HEREBY AMENDED AS FOLLOWS:
EXHIBIT F
NAPLES MOTORCOACH RESORT CPUD
DEVELOPMENT COMMITMENTS SPECIFIC TO THE PROJECT
5. HURRICANE PROTECTION/PERMANENT LOCATION OF MOTORCOACH VEHICLES
Motorcoach vehicles may not be permanently located on any lot and no permanent residency is
allowed. Homestead exemptions are prohibited. The maximum stay shall be s+-nine months per
year. Within 60 days of plat approval, the developer shall record a covenant running with the land
in the Public Records of Collier County referencing this restriction on permanent residency. The
owner, or user, of the unit is responsible for registering his or her arrival and departure with the
manager of the resort. Failure to register shall hold the owner or user responsible for any penalties
imposed by Collier County. No unoccupied motorcoaches shall be left on site during the hurricane
season and all motorcoaches must be removed from the subject project if a hurricane watch is
issued.
Words underlined are additions;words stru=k=- - -gh are deletions
Naples Motorcoach Resort CPUD, PDI Last Revised 07/28/2015 Page 7 of 7
Exhibit A to HEX Decision 2015-30 Page 7 of 7